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r Mr. Lyman Anderson Page 2 The subject lands are also covered by the Policy Framework for Burke Area Land Use and Development which was approved on April 21, 1992 by representatives from the Dane County Regional Planning Commission, the County Executive's Office, the Cities of Sun Prairie and Madison, and the Town of Windsor, and was endorsed by the Regional Planning Commission on June 25, 1992. This policy framework includes these lands within Planning Area 1, recommended as a long term agricultural and permanent open space preservation area. The policy framework states that "the agricultural lands within the planning area are designated to remain in long-term agricultural use and are specifically not designated for urban service area expansions or for further subdivision". (See Attachment B) Although the Town of Burke chose not to participate in approving the policy framework, the framework's recommendations for this area are consistent with the 1985 Town of Burke Land Use Plan. On the Burke Land Use Plan, the lands proposed for rezoning are recommended for continued agricultural use. The proposed rezoning and commercial development would also be inconsistent with the Dane County Regional Development Guide's policies for control of development of highway service centers and freeway interchange areas. While recognizing that limited commercial development at some freeway interchanges may sometimes be appropriate, the Regional Development Guide states that such centers are intended to accommodate the travel-related service needs of highway motorists. It is specifically recommended that development criteria should discourage neighborhood and community- oriented businesses at freeway interchanges. The general retailing, fast food, and strip center uses proposed in the zoning application are exactly the types of uses which are not appropriate. There is also no need to create an additional commercial area at this location in order to serve the highway traveler. The Windsor Urban Service Area (including 19.5 acres in the Town of Burke) already exists east of Interstate Highway 90- 94, and the Burke Limited Service Area is located at the USH 51 interchange one mile south. More than one-half of the land in both areas is vacant. In addition, there is currently a proposal being considered to expand the Windsor Urban Service Area southward to include an additional 20 developable acres in the Town of Burke. The Regional Planning Commission staff report on this proposal states that this 20-acre expansion at the Interstate 90-94/STH 19 interchange "fulfills the need for interchange oriented development and precludes the need to expand urban service area boundaries to the west side of I-90 for similar land uses". To conclude, the City of Madison Department of Planning and Development is strongly opposed to the proposed rezoning. The lands are within or adjacent to the Cherokee Marsh and should remain in agricultural and open space uses as recommended in the Peripheral Area Development Plan, The Cherokee Marsh Long Range Open Space Plan, the Policy Framework for Burke Area Land Use and Development and the Burke Land Use Plan. The entire parcel