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• COMPOSITE REPORT Page 2 Application 6675 DANE COUNTY PLANNING DIVISION STAFF COMMENTS I.BACKGROUND (Town has Denied) A. The applicant is requesting a rezoning from R-1 A Residential to the B-1 Local Business district to develop the property for Business uses. These exact uses are not clear but have been suggested to be office uses, perhaps with some other types of out buildings. B. The property is located just under a 1/2 mile west of CTH Non the south side of CTH TT. The location is not in an urban service area and is not served by sewer. The area is 8.6 acres and was laid out for 4 residential lots. The area is adjacent to a residential subdivision on the West. Access to this area as it was laid out for a residential subdivision was also from the residential subdivision street that is adjacent to the area on the West. There are also 4 single family homes on the north side of CTH TT across from the subject property. These lots across the road are Zoned C-1 and have been for a long time as is some of the adjacent area east of those houses that has not been developed. Only the longer narrow property across the street is developed with commercial as an office and storage building. To the East closer to CTH N are several other businesses with a used car lot being closest to the subject property and business on both west corners of CTH N and TT. The project has some drop off as it moves north and east from the center point on Helgeland Dr.producing a lower spot near CTH TT. The lot is generally wooded and housing would not be visible from most directions looking into the property. II ANALYSIS A. As also indicated in the RPC report this area of CTH'IT has a mix of residential and commercial uses. Except for the C-1 narrow lot across the road most of the commercial appears to be somewhat older. The residential development in the area on average seems to be more recent development and appears to be beginning to dominate the area with new subdivisions nearby to the northwest. This property is close enough to CTH N to make an argument for commercial but such a pattern would set a far stronger commercial pattern with approval of this rezoning than has been set in the past. The southern portion of this rezoning is within the Well Head Protection area for the Village of Cottage Grove according to the Ordinance that the village adopted. This should not present a problem for normal septic operations but any unusual commercial operation increases the potential unknown factor in ground water contamination. B. The property was zoned from Agricultural Exclusive to Residential past as rezoning 5978 which became effective 10/20/94. Since the Town of Sun Prairie portion of the Farmland Preservation Plan does not indicate that this area should be developed commercially it is hard to make a case for simply changing the classification to commercial without a more thorough review of the plan. C. There is no Dane County Environmental Health objection to this project. County Highway comments are as expected concerning the need to obtain permits for a commercial access if this proposal is approved. From a traffic point of view,continued access through the adjacent residential street would be ideal. From a neighborhood point of view,access at a separate location on the County Highway would be preferable. The property now has had a CSM approved which created a street to service the 4 residential lots and it only accesses to Helgeland Dr. In a commercial setting long term access points would be better coordinated with adjacent ground to the East that will no doubt be developed more intensely in the future particularly if this proposal is approved. D. The Town of Sun Prairie took up this item at a public hearing on 12 August and denied the application. It appears that the access arrangements were a major factor in the Town review of the matter. III CONCLUSIONS A. The main issue is reaching a conclusion as to the plan intent for this area and overall good planning for the area. The principle applicant case appears to be that the marketing of the property has not been successful thus far and therefore a B-1 district should be considered. Staff has had no contact with the applicant concerning the matter and is not aware that any further consideration by the Town is contemplated.