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COMPOSITE REPORT-Page 5 Application No. CUP 1479 and Transportation Department has indicated that the applicant should be responsible for improvement of Type A or B intersections with passing lanes at the two intersections of Willow Road and CTH M(see attached comments). The existing intersections are inadequate to serve this area and traffic along CTH M. The applicant does not wish to bear the entire cost of these improvements. He suggests that other uses in the area, including Westshire Village, should share the costs. The Highway Commissioner indicates that, if the Westshire Village project was brought to that department's attention, such intersection improvements may have been required then. However, that property was zoned for development(R-4) in 1969, and because it is a condominium development, county plat review and approval was not required before development began there in 1996. 6. That the conditional use shall conform to all applicable zoning regulations. The proposed residential use complies with the regulations in the B-1 district. Gas pumps and car washes are not allowable uses in the B-1 district, and the number of parking spaces for the convenience store is below county parking standards. G. Based on a discussion with the Westport Town Clerk, the Town Board has recommended approval of the CUP with a number of conditions. These conditions relate primarily to transportation access and utilities, but also address other issues such as building design, phasing, and number and type of units. At the time of writing, staff did not have an opportunity to review these conditions. III. CONCLUSIONS A. The applicant requires a CUP in order to incorporate 44 residential units in two mixed commercial/residential buildings. The proposed uses are generally compatible with existing zoning and development in the area. B. From County staff's perspective, the key issue with this request is the projected traffic impact given the current quality of the CTH M/Willow Road intersections. Improvements to these intersections are recommended. Other County issues to resolve include(a)technical improvements to the site plan and submittal of other plan documents as suggested in Exhibit B (should be made before CUP approval); (b) a requirement for a special exception permit for filling and grading in shoreland area and an erosion control plan for the entire site; (c)the incompatibility of the gas pumps and car wash with the property's B-1 zoning. C. Staff recommends postponing action on this request until additional requested materials are submitted and town conditions can be incorporated in the CUP approval.