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COMPOSITE REPORT- CUP No. 1483 Public Hearing 03/24/98 Town of Westport floodplains,and other environmentally significant areas,the first policy of the Conservancy District is: • "To prohibit residential,commercial,and industrial development in areas designated conservancy on the Land Use Plan Map." On the Town Plan Map of Park and Open Space Plan,the property is marked Natural Resource Land(Conservancy)and the building is labeled as"Bavarian Inn (Specialized)". It is defined on page 54,under Chapter 2: Specialized Park and Recreation Facilities as: • "Bavarian Inn Sand Volleyball, Horseshoes" On the Park&Open Space Plan,the property is delineated as part of the Cherokee Marsh(page 31)and defined as Natural Resource Land. On page 60, of the Town Plan,under Chapter F states: • "The Town should encourage the protection and preservation of lands designated as Natural Resource Lands(Conservancy)on the Park& Open Space Plan map." D. Specific Design Issues • Close Proximity to the Highway The proposed buildings occupy the entire parcel. The minimum required setbacks from the property lines are followed except in the case of the building of the "Bavarian Inn"which is proposed to be converted into a two unit apartment. Highway 113 is a class A highway. The setback line for a class A highway is 100 feet from the centerline of the highway right-of-way or 42 feet from the right-of-way line,whichever is greater.If the"Bavarian Inn"was reconverted to a multi-family dwelling unit, its close proximity to the highway- 13.7' versus a minimum of 42 feet-would present a problem. A setback variance would be required to allow the building to be at least 28 feet closer to the highway than the required distance. • General layout The site plan does not show surface parking stalls. By adding the surface parking required for ten dwelling units(20 stalls), no green space would be available other than the minimum setbacks from the perimeter of the property. • Viewshed from the Yahara River A popular canoe trip is to row from the Marina West of Highway 113, cross under the bridge and then take the Yahara River towards the east. There are no houses in view east of the bridge and it is a unique wilderness experience. If buildings were built so close to the marsh,the visual feeling of openness and wildlife would be lost. The viewshed from the Yahara River would be negatively altered by the proposal. E. Dane County Ordinance Conditions for granting a CUP The Proposal does not follow the six conditions for granting a CUP in S. 10.255(2)(h), specifically requirement f) of following all applicable regulations when applying it to the town plan.