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. <br /> Dane County Agriculture, Environment and Land Records Committee <br /> Dane County Regional Planning Commission Staff Comments 1-13-87 <br /> *3860 This site Is partially In the Urban Service Area and partially in <br /> the Transition Area of the Dane County Farmland Preservation Plan <br /> for the Town of Middleton. (Policies cited below. ) The proposal to <br /> construct a 50,000 sq. ft . home improvement center , and a 40,000 sq. <br /> ft. storage building with employment of approximately 50 people <br /> raises many development concerns. <br /> The urban service area is generally where urban development is <br /> encouraged; however, one plan policy states: "Higher density <br /> urban development shall be limited to urban service areas where <br /> the full range of services Including sewer and water are <br /> available or planned to be available. " Another related policy <br /> Is: "All new development must be served by sewer and water, <br /> which will be extended at the same time. " <br /> Comment: There is no local plan for actual provision of urban <br /> services to this area. The application indicates a private <br /> sewage disposal and well system are proposed. Development of <br /> this magnitude should have urban services. <br /> Commercial development policies state: "Commercial development <br /> shall be served by public sewer except for highway service <br /> centers or low employment storage type uses. " "Commercial <br /> development shall be compatible with adjacent uses and shall be <br /> environmentally sound. " "Commercial development at any highway <br /> interchange shall be controlled to promote safe, compact , <br /> convenient highway oriented facilities. " <br /> Comment: While this Is near a highway Interchange, the use and <br /> Intensity are not highway oriented, nor low employment . It is <br /> difficult to assess compatibility of land uses, since the <br /> immediate area Is generally undeveloped. There are several <br /> commercial uses in the area, however the real need from a land <br /> use standpoint is to determine a future land use direction for <br /> the area with more detailed plans. These plans should Include <br /> provision foe and timing of urban services. This may be a more <br /> desirable use than highway service in the long range; however, <br /> the land use direction and timing should be carefully <br /> considered and planned for prior to making a zoning decision. <br />