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COMPOSITE REPORT -Page 2 Application No. CUP 1493 DANE COUNTY PLANNING DIVISION STAFF COMMENTS (REVISED 6/4/98) I. BACKGROUND A. The applicant is requesting a conditional use permit to allow a mineral extraction operation in the M-1 Industrial District. The operator intends to excavate sand from the 14.6 acre site, most of which will be removed for off-site fill projects. The remainder will be used in grading and filling the adjacent East Metro Business Park. B. The subject property is in the Town of Burke, northeast of the I-90/94 and USH 51 interchange. The east half of the subject property is in the Burke Limited Service Area, where public sewer and water are available. C. In 1996, the subject property was included in a larger rezoning of 41 acres from A-1 to M-1 for the proposed 15-lot East Metro Business Park. That approval was subject to one condition: "That item 10.15(1)(k) shall not be a permitted use in the M-1 district (slaughterhouses, meat processing plants) and that there shall be no structural development in the area not included in the Limited Service Area and that this area is to be limited to only parking, landscaping, and signs." II. ANALYSIS A. The subject property has been in cropland use, but is now intended for industrial development. The site is the top of a hill in this area(see Exhibit A). The property is surrounded on three sides by C-2 zoning and highway-oriented commercial and warehouse development. Token Creek runs generally east-west approximately 1,400 feet south of the subject property. The property is in the Lake Mendota Priority Watershed, which has strict standards for erosion control and stormwater run off. Due to changes in elevation,the southeasterly portion of the subject site is highly visible from surrounding properties, USH 51, and I-90/94. There is a line of deciduous trees along the southeast property line which partially buffers this view. B. The operator intends to remove sand fill material from the subject site, in a manner which allows that site to be more usable for commercial or industrial development. The applicant intends to complete the operation in stages over 7 to 10 years. Approximately 40,000 to 50,000 cubic yards will be removed annually. While most of the materials will be used off-site, some will be used to grade and fill other parts of the East Metro Business Park. Trucks will access the property via the north branch of Hoffman House Lane. The operator proposes hours of operation from 6 a.m. to 6 p.m., Monday through Friday, and 7 a.m. to 5 p.m. on Saturday. No blasting, drilling, crushing, washing, or screening is proposed. Materials will be removed with a dozer, backhoe and/or four wheel loader. The applicant proposes that bulk fuel would be stored on the subject property during some peak operational times, but not on a year-round basis. C. At staff's request, the operator has submitted a revised site/operational plan (see Exhibit B). The applicant intends to extract materials from the entire 14.6 acre site, with the exception of a driveway area in the "flagpole"portion of the lot and within 30-50 feet of the north and westerly property lines. Access will be from the north branch of Hoffman House lane directly to USH 51. The driveway accessing the site is proposed to be