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COMPOSITE REPORT-Page 13 Application No. CUP 1484 Verona Bypass and users make the selected site attractive. The applicant has also submitted letters from sand and gravel users and a UW geology professor regarding the shortage of sand and gravel operations in Dane County relative to demand, and the declining supply of potential sites due to urban development. Other considerations aside, extraction operations are generally considered acceptable, temporary uses in agricultural areas. 4. The availability of alternative locations. See comments in(3) above. There are likely other appropriate sites in the immediate vicinity, but the extent of the resource on those sites compared to the subject property is unknown. There have been other companies interested in exploring the availability of the resource in the area.. Clearly,there are other sites with sand and gravel in Dane County, but the quality of those resources compared to the quality of the resource on the CUP area and the relative availability of these sites is not known to staff. 5. Compatibility with existing or permitted use on adjacent lands. See Sections II(F)2 & 3 above. 6. The productivity of lands involved. According to the Dane County Soil Survey,the subject property is productive farmland. It is in active corn production. The soils are a mix of Plano silt loam(majority), Kegonsa Silt loam, and Radford silt loam. These soils are all Class I or II, and have a predicted corn yield of 110 to 150 bushels per acre. After operations commence, they may never again be used for crop production. 7. The location of the proposed use so as to reduce to a minimum the amount of productive agricultural lands converted. The proposed plans would convert productive agricultural lands. The ultimate use would be fish farming. 8. The need for public services created by the proposed use. The use has minimal need for public services, with the obvious exception of transportation access. 9. The availability of adequate public services and the ability of affected local units of government to provide them without an unreasonable burden. See (8) above. 10. The effect of the proposed use on water or air pollution, soil erosion and rare or irreplaceable natural resources. See Section II(F)1 above. III. CONCLUSIONS A. The proposal is a comprehensive request for approval of a CUP for a mineral extraction site. The main issues surrounding this proposed CUP relate to its potential impacts on surrounding residential properties, ground and surface water quality in this sensitive environmental area, and compatibility with the Town Land Use Plan. B. The applicant has attempted to address all of the technical issues raised in regard to this proposal. However, this has resulted in very many potential conditions which will present challenges regarding on-going enforcement given the 24 year operation time. Further, fundamental issues of whether the site is appropriate for the operations given inherent impacts on surrounding residential properties, the environmental sensitivity of