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COMPOSITE REPORT-Page 5 Application No. CUP 1476 impacts. Many of these impacts will occur regardless of whether this operation is approved because of the highway project. Careful attention to minimizing impacts will be required, such as through berming, spraying of the site and equipment, muffler systems,strategic location of equipment, reduced hours of operation when residents are expected to be at home, and noise suppression measures on trucks and equipment. Blasting and drilling will not occur on the site. There will be crushing and screening equipment, which could have noise and dust impacts if not properly mitigated. Visual impacts are nearly impossible to reasonably address given topography differences in the area. The site will be highly visible from adjacent CTH N and USH 12-18, as well as many of the surrounding residential properties. Visual impacts can best be addressed by minimizing the total time the site is active. It is therefore staff's recommendation that extraction activities cease when the highway project is complete, and reclamation be completed by the end of the year following completion of the highway project. The operator does not agree with this recommendation, instead suggesting its investment and volume of the sand and gravel resource warrants a longer operation time. 3. That the conditional use will not impede orderly development of the surrounding property. Further development is not envisioned in the area, which is designated as an Agricultural Preservation Area in the Town of Cottage Grove Land Use Plan. 4. That adequate utilities, access roads, drainage, and other necessary site improvements. Pending further approvals and decisions on access to the highway project, it appears this standard can be met. Proper erosion control techniques will have to be approved and maintained to ensure that construction site drainage does not impact Little Door Creek. The operator's preliminary erosion control plan (Exhibit B) describes a system of diversion berms, ditches, and sedimentation basins to manage stormwater. Circulation would occur along graveled or paved access drives. Access to the USH 12-18 project would only be possible when that project is active in this area. Other site improvements previously recommended by staff have been largely addressed. 5. That adequate measures are being taken to provide ingress and egress to minimize traffic congestion. The operator has relocated the access according to Highway staff comments, and has agreed to improve that intersection if required. The applicant has also included driveway improvements to minimize tracking of mud onto CTH N, and is willing to minimize the use of the CTH N access when the highway project is open.. 6. That the conditional use shall comply with all applicable regulations. According to S. 10.123(3)(a),the Committee must also consider the following relevant factors when approving conditional use permits in the A-1 Exclusive District: A. The statement of purposes of the zoning ordinance and the A-1 District. B. The potential for conflict with agricultural use. C. The need of the proposed use for a location in an agricultural area. D. The availability of alternative locations. E. Compatibility with existing or permitted use on adjacent lands.