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February 13, 1995 Page 9 (b) the proposed uses will not limit the surrounding lands' potential for agricultural or other uses; (c) the proposed uses will not conflict with agricultural operations on other properties; and (d) agriculture is not just farming. The proposed rezoning will not interfere with adjacent commercial development and would be a good land use across from a huge C-2 Commercial zone parcel . The proposed rural development is part agricultural business and part very limited commercial use and would be a good buffer between the huge 57-acre C-2 Commercial zone parcel lying to the south of Stage Coach Road and Oak Valley Estates. The proposed rural development should be realistically viewed as part of the overview of the area. The huge 57-acre C-2 Commercial zone parcel across Stage Coach Road has virtually limitless potential commercial uses and is a very significant potential source of traffic, noise, lights, dust, run-off and other annoying elements in the area. Put in perspective, Jake Niesen's proposed rural development is an insignificant potential source of traffic, noise, lights, dust or run-off. (4) The Proposed Rural Development Will Benefit The Town Public. This proposed rural development will allow the town to keep a local business and increase the Town's tax base. The community, including the residents of Oak Valley Estates, will benefit substantially from having a convenient local source of gardening and landscaping materials and supplies and a local business owner familiar with the community' s needs and preferences. (5) The Proposed Rural Development Does Not Set A Dangerous Precedent For Commercial Development. Concerns may be expressed that approval of this petition will establish a dangerous precedent for further commercial development along U.S. Highway 14 between the City of Middleton and the Village of Cross Plains. We believe that any such concerns may be alleviated for the following reasons. This rezoning involves a very distinct parcel . This parcel is distinct in that it is a pre- existing, substandard lot not suitable for farming. This parcel is distinct in that it not only failed to meet the criteria for eligibility and suitability for A-1 Exclusive Agricultural zoning prior to the effective date of A-1 Exclusive Agricultural zoning coverage, it meets the criteria for limited rural development under the Town' s present land use plan. For these reasons, this parcel is easily distinguishable from other parcels that lie along U.S. Highway 14 between the City of Middleton and the Village of Cross