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c. COMPOSITE REPORT-Page 2 Application No. CUP 1420 DANE COUNTY PLANNING DIVISION STAFF COMMENTS I. BACKGROUND A. The applicant is requesting a conditional use permit to allow establishment of a day care center in the RH-4 Rural Homes District. The applicant intends to convert an existing building on the 69 acre subject site to a day care center for approximately 40 children. B. The subject property is in the Town of Verona, between the cities of Madison and Verona. The property is not within an urban service area. II. ANALYSIS A. The subject property is located on a ridge. A majority of the large property remains in open space. The north edge of the property is wooded and contains significant slope down to Raymond Road. A west to east intermittent tributary to the Badger Mill Creek runs across the northeasterly corner of the property. B. In 1986, Madison General Hospital(Meriter) received county and town approval of rezoning to RH-4 and a CUP for a community living arrangement on the subject property. Rezoning approval was granted subject to the recording of deed restrictions, including one stating that"said property shall not be divided." Those restrictions will run with the land indefinitely unless amended or removed by the County Board. In 1987, Meriter built a single story, 9,500 sq. ft. building to house the New Start community based rehabilitation facility consistent with rezoning/CUP approval. Forty-nine parking spaces were also constructed. C. The applicant intends to convert the existing building into a day care center. The only exterior modification planned to the building or site would be the addition of a fenced playground. The center would serve approximately 40 children aged six weeks to six years. The center would serve employees of Meriter exclusively. The applicant proposes that the center be open from 6:00 a.m. to 6:30 p.m., Monday through Friday. D. The surrounding area is characterized by rural residential, agricultural, and open space uses. Large lot residential uses are located to the north and west. Lands to the east and south are primarily agricultural and open space. Due primarily to the large subject site, the proposed use will have little impact on uses on surrounding property provided that the intensity is limited as proposed (approximately 40 children). The larger area around the property is quickly urbanizing from both the northeast(Madison) and southwest (City of Verona) sides. E. The day care center will use the existing access onto Raymond Road for vehicle access. The applicant projects that the proposed use will generate 40 to 50 vehicles per day. This number of vehicles would result in 160 to 200 vehicle trips per day on Raymond Road (two at drop-off and two at pick-up for each car/child). The applicant indicates that trips will be spread throughout the day because of Meriter's staggered work shifts. Much of this traffic would originate from the Mt. Horeb and Verona areas, and travel through the "Five Points" intersection of Raymond, CTH M, and CTH PD to access the property. Two potential plans to improve this hazardous intersection are under consideration, both of which would affect access to the subject property from the southwest. First, the City of Madison and Dane County are discussing the realignment of Raymond Road so it