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Ms. Shary Bisgard Page 2 not yet been requested to approve this change. Staff_ is concerned that this action, coupled with the proposed relocation of the town hall (and presumably any attendant garages, equipment storage, community facilities, etc. ) might indicate a willingness to support further urban development in this space between Madison and Sun Prairie. Because access to Highway 151 is limited, commercial development would occur along Hoepker, and could be expected to eventually encompass additional lands to the north and west. Although the City would not support urban development of this area without advance planning and full urban services in any case, the immediate concern is that urban development here, regardless of service levels and municipal jurisdiction, would essentially eliminate the possibility of maintaining a visual separation between the Madison and Sun Prairie urbanized areas. Neither is it certain that encouraging development here would be the most effective strategy for maintaining a separate identity for the Town of Burke or retaining Town jurisdiction in the territory involved. Maintaining visual separation between the region's urban communities has always been an objective of the Dane County Regional Development Guide. This objective is also included in the land use plans of the cities of Madison and Sun Prairie. Discussions held during preparation of Madison's Peripheral Development Study, the work of the Regional Planning Commission's Southwest Sector Intergovernmental Forum, and testimony given during the recent review process for including the American Family headquarters site within the Central Urban Service Area, all indicate an increased interest and concern to actually implement the open space separation concept. The City of Madison supports this objective, and is very interested in working with the Town of Burke and City of Sun Prairie on this issue. A town hall facility at the location being proposed is not necessarily incompatible with the concept of an open space corridor between Sun Prairie and Madison. However, before taking any action that might make this objective more difficult to achieve, and in the absence of any clear Town Plan for the surrounding lands, the Madison Planning staff requests that the Town and the two Cities be given time to work together to seriously explore the interest and possibilities for preserving a sense of visual separation between the urban areas. Thank you for your consideration. Si if ely, 1 A e.rge . Austin, Director Depar `ent of Planning & Development GEA:jlj/47.2