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COMPOSITE REPORT - Page 3 Application No. 6685 or industrial use. The plan does not include recommendations for expansions to service areas to accommodate additional development on public sewer and water. C. Staff believe that a comprehensive update to the Town of Burke Land Use Plan should be adopted by the RPC and County Board before this rezoning becomes effective. A comprehensive update is appropriate, rather than a minor plan amendment affecting only the subject property, because this significant development proposal should be considered within the context of the entire plan (priority development areas, service areas, agricultural preservation areas). As it affects the subject property, an approved update should at a minimum: • Designate the subject property as appropriate for commercial development; • Provide an urban service area expansion and phasing plan; and • Include policies consistent with the proposed development. D. Most of the property is located in a rural area(outside the LSA boundary), so sewer and water services cannot currently be extended. To allow the extension, two actions will be required: (1)the Burke LSA would have to be redesignated as an Urban Service Area(USA) and (2)the newly-designated USA boundaries would have to be expanded to include all of the subject property. According to the Regional Development Guide, for LSAs, "it is not intended that a full range of urban services will be provided, nor that additional urban development will be encouraged." LSAs are set up for special situations (e.g., private sewage disposal problems) and large expansions are not permitted. USAs, in contrast, are designed to accommodate additional urban growth, and can be expanded to respond to development opportunities consistent with community plans and growth projections. Within USAs, the city, village, or town provides a full range of urban services (sewer, water, curb and gutter, police and fire protection, hydrants, etc.). E. The area including the subject property is an extremely important provider of base flows to the Yahara chain of lakes. Urban development may reduce groundwater levels, which supply this base flow, because of pumping for public water systems and more impervious surfaces. RPC staff are in the process of studying the impact on base flows of urban development planned for the Burke area. F. The subject property is located in the Dane County Airport Height Limitation Area, as regulated by county ordinance, and"airport affected area," as designated in the Dane County Regional Airport Master Plan. In response to the earlier Petition#6576, Airport staff requested that that rezoning be conditioned upon execution of an avigation easement over the property. Such a condition would also be appropriate if the current rezoning request is approved. G. The Town Board is scheduled to consider action on this petition at its August 21 meeting, after Town Planning Commission recommendation on August 19. III. SUMMARY A. The main issues surrounding the proposed rezoning request are that (1)the proposed development of the subject property is inconsistent with the County Board adopted Town Land Use Plan and (2) development on public sewer and