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COMPOSITE REPORT-Page 3 Application No. 6963/1440 DANE COUNTY PLANNING DIVISION STAFF COMMENTS I. BACKGROUND A. The applicant is requesting the rezoning of 1.7 acres from B-1 to C-2 and a conditional use permit to allow a convenience store including the sale of motor vehicle fuels. Commercial uses with`drive-in"facilities are conditional uses in the C-2 district only. B. The subject property is in the Town of Bristol, approximately 1/4 mile east of the hamlet of East Bristol, at the southeast corner of the CTH V/CTH VV intersection. The property is in a rural area where public sewer and water services are unavailable. C. This request is a carry forward from the July 22 ZNR Committee public hearing. In 1983, the County rezoned the subject property to B-1 in 1983 to allow construction of a branch bank. That bank closed about two or three years ago. II. ANALYSIS A. The applicant proposes to reuse the former bank property and building for a convenience store with gasoline pumps. The applicant has yet to finalize a specific site plan for the property. However, he intends to use the existing approximately 1,000 sq. ft. brick building and construct a roughly 600 sq. ft. addition to the rear of that building. That addition would involve walling off the existing canopy over the former bank automatic teller stations (see attached plot plan). In front of the existing building, the applicant intends to construct gasoline pumps (perhaps two) with an overhead canopy. Two existing driveways openings to CTH V and CTH VV would continue to be used. The applicant envisions only minor alterations to the existing paved area for parking and circulation. The applicant has not yet proposed any hours of operation, but suggests that hours would be no later than 11 p.m. B. The surrounding area is characterized by significant rural development, mainly in `hamlet" form with a newer residential subdivision to the southeast. The property directly east of the subject property is developed with a single family home. Other adjacent properties are mainly in agricultural use. A tributary to the Maunesha River runs northeast to southwest within about 100 feet from the subject property, across the CTH V/CTH VV intersection. The subject property is not in an officially mapped wetland or floodplain area. C. Staff believe that the range of possible commercial and industrial uses which would be permitted on the subject site under C-2 zoning are too intensive for this neighborhood area. The County and Town may wish to consider conditional zoning to narrow the range of permitted uses. The proposed convenience store use plus any permitted C-1 uses would probably be acceptable. (A better long-term solution to this problem common to many other petitions may be to amend the permitted use list in the C-2 district through an ordinance amendment.) D. Dane County Highway and Transportation staff intend to inspect the site before consideration of the CUP to determine if improvements to access points are desirable. Highway staff also wish to assure that adequate land remains available for the improvement of the CTH V/CTH