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February 13, 1995 Page 4 residential building site would not only undermine the purpose of A-1 Exclusive Agriculture zoning, but it would also conflict with the Town' s needs and preferences without being assured an agricultural use. Using this parcel for residential purposes, located as it is across from a 57-acre C-2 Commercial parcel would be a poor land use decision. This parcel doesn' t represent the first intrusion of commercial potential into the area; 57-acres in close proximity to this parcel are already zoned commercial and could be developed into commercial uses immediately. (4) Surrounding Uses Stage Coach Road runs generally east and west and forms the southern boundary of this parcel . Approximately 350 feet east of this parcel, Stage Coach Road turns abruptly to the north toward Highway 14 . Stage Coach Road continues north, intersects Highway 14, and runs generally north and south through Oak Valley Estates. The Chicago, Milwaukee, St . Paul and Pacific Railroad corridor runs generally east and west along Highway 14 and forms the northern boundary of this parcel . The railroad corridor is 100 feet wide and lies south of Highway 14 . Serving as a natural buffer between this parcel and Oak Valley Estates are the railroad corridor (100 feet wide) , sixty-six feet of Highway 14 right-of-way, and an outlot lying north of U.S. Highway 14 (90 to 96 feet wide) . The area south of Highway 14 and north of Stage Coach Road, including this parcel, serves as a buffer between two parcels to the south of Stage Coach Road zoned C-2 Commercial and Oak Valley Estates. Slightly west of the parcel and on the south side of Stage Coach Road is a huge 57-acre parcel zoned C-2 Commercial which is presently being used for mineral extraction operations. Slightly farther west on the south side of Stage Coach Road is a 1-acre parcel zoned C-2 Commercial . The neighboring 57-acre parcel zoned C-2 Commercial (the quarry) dominates and determines the character of the surrounding area. The quarry, not Oak Valley Estates (which is located more than 300 feet from the parcel and is separated from the parcel by both a major railroad corridor and a highway) , is the proverbial "800 pound neighborhood gorilla" and should influence the development of this parcel. To suggest that this area is essentially rural in character, or that it is predominantly residential is to ignore the true nature of land use near this parcel. Highway 14 runs generally west and east between the City of Middleton and Village of Cross Plains. Lying between the City of Middleton and the Village of Cross Plains and along Highway 14 are lands in the Town of Middleton and Town of Cross Plains. There is presently commercial development along Highway 14 between the City of Middleton and the Village of Cross Plains. Two of the