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• a letter from Ayres and Associates discussing the effect on leachable nitrogen into the water table; • a letter from Mead&Hunt discussing potential traffic impacts; • an affidavit from John Van Dinter regarding emergency vehicle response time; • a letter from the Saint Benedict Center regarding Middleton emergency services. For the sake of clarity and to avoid possible legal challenge,the committee should make a finding as to whether the changes to the application and/or the new materials presented satisfy Section 10.255(2)(k) before taking up any other issues in this case. Zoning Districts Under the county zoning ordinance,private schools are conditional uses in either the A-1(ex)Exclusive Agriculture or the A-2 Agriculture district. However,A-1(ex)zoning requires conditional uses to meet several additional standards that the A-2 district does not. These standards relate to the potential for conflict with agricultural use,the availability of alternative locations and minimizing the disturbance of productive farmland. Given that A-1(ex) is generally considered the most appropriate zoning for agricultural preservation areas,there seems to be no compelling reason to prefer A-2 in this case. Although the RE-1 zoning is appropriate for the proposed athletic fields and CO-1 zoning is appropriate for the proposed nature preserve, rezoning seems unnecessary. In the opinion of Zoning Administrator Jim Gregorius, a simple conditional use permit for a private school could accommodate both of these uses. The applicant has not provided a rationale as to why rezoning,either for the school itself or for its associated grounds,is preferred. Conditional Use Permit Although the committee,the county board and the county executive must all deal with the rezoning petition before the ZNR takes up the requested conditional use permit, some of the general issues may relate to the rezoning request as well. If the rezoning is approved,the Department of Planning and Development will provide a more detailed analysis of the conditional use request at that time. Section 10.255 (2)(h)of the Dane County Code requires that all the following conditions be met before approving a conditional use permit: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger the public health, safety, comfort or general welfare; 2. That the uses, values and enjoyment of other property in the neighborhood for purposes already permitted shall be in no forseeable manner substantially impaired or diminished by establishment, maintenance or operation of the conditional use; 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. 4. That adequate utilities, access roads, drainage and other necessary site improvements have been or are being made; S. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets, and; 6. That the conditional use shall conform to all applicable regulations of the district in which it is located. Without more detailed information about the operation of the proposed school, many of the questions concerning conditional use will be difficult to answer. In general,the location of a school in a predominately farming area could raise a number of issues, including: • the potential for conflict between school buses, school-related auto traffic and slow-moving farm vehicles; 3