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COMPOSITE REPORT - Page 2 Application No. 6688 DANE COUNTY PLANNING DIVISION STAFF COMMENTS BACKGROUND A. The applicant requests rezoning from A-1 to M-1 to allow the 42.3 acre subject property to be developed as a business/industrial park. The site is being marketed for office/warehouse and light manufacturing uses. The applicant plans to subdivide the area as necessary to accommodate users, and to develop the area with public sewer and water services. B. The subject property is located in the Town of Burke northwest of the USH 51 and I-90/94 interchange. It is presently in cropland use. The eastern roughly 3/4 of the subject property is in the Burke Limited Service Area where public sewer and water services are available, while the western 1/4 is in a Rural Area where sewer and water lines cannot be extended. The parcel is in the City of Madison extraterritorial plat review jurisdiction, roughly two miles from the City limits. II. ANALYSIS A. The subject property is within an area characterized by highway commercial uses. Lands to the south, east, and west are currently zoned C-2. Marathon truck stop is located directly east within the Hoffman House Lane"loop." The Shell Plaza-is further east across USH 51. Two office/warehouse businesses are located directly south of the subject property. The C-2 property northwest of the subject property is at the southern edge of the Windsor Urban Service Area. B. The applicant has not secured specific users, but the site is being marketed towards office/warehouse and light manufacturing users. M-1 zoning has been requested because some targeted users have assembly operations not allowed under commercial zoning. The applicant has submitted a preliminary development plan for both the subject property and the 4.5 acre vacant C-2 site north of Marathon. That plan includes 17 lots of approximately one acre each plus larger sites (5+ acres) on the west side of the subject property. Potential users would be encouraged to combine sites as needed to accommodate their operations. The applicant is promoting uses of that portion of the subject property outside the Limited Service Area which would not require public utility services (e.g., parking, greenspace, signs). C. The town/county adopted Town of Burke Land Use Plan identifies the portion of the subject property within the Limited Service Area as appropriate for commercial use. The applicant's development plans are generally consistent with this designation, but several of the uses which would be allowed under M-1 zoning are inconsistent. One typical solution in such cases is to require a deed restriction prohibiting some of the more noxious M-1 uses (see F below). The M-1 district is a heavy industrial district allowing"smokestack" industries like unlimited manufacturing, slaughterhouses, bulk fuel storage, and foundries. The zoning ordinance lacks a light industrial district which accommodates "clean" industries