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The zoning code indicates that the county r ' board may not rezone land to MI that is located wholly or partially within a zone of contribution of a municipal well.The reason • for this requirement is due to concerns with the potential for pollutants associated with _ , l I permitted and conditional uses to enter keY groundwater and contaminate drinking A `�� water supplies. - �. pp �� ".lunlc pat�elineao prc?ec.ion \ ,�"P ' zone co^tnbut..n While the property is not wholly or partially within a zone of contribution, it is located -h within 1,000 feet of one. / % R` q- STAFF UPDATE:At meeting on May 10`h,the town board of Christiana voted 2-0 to approve the petition with one abstention (the listing agent for the property).The approval included a condition shrinking the size of the MI (Manufacturing and Industrial)zoning from 5 acres to 2 acres with the other^'3 acres to remain HC(Heavy Commercial) with a limit on allowable uses to, "indoor sales, indoor storage/repair, office uses,and vehicle repair or maintenance service".The town action did not address the apparent continued residential use of the home on the property.As proposed,the existing residence would become a nonconforming use. It appears that the 2 acres the town approved for MI zoning is based on the revised site plan submitted by the applicant (see site plan image on page 2,above). However, it is unclear if the town intended to limit the range of allowable uses across both the HC and MI zoned areas,or just the HC zoned area.The town approval would result in split MI/HC zoning on the 5 acre lot.At a minimum,a metes and bounds legal description would need to be submitted to effectuate the town's conditional approval. As indicated above, if the MI zoning is approved,the applicant would need to apply for a Conditional Use Permit for the planned auto salvage recycling operation. Split zoning on a 5 acre property is rarely advisable, particularly if each area is subject to different limitations on allowable land uses. Unlike property boundaries, zoning boundaries can and often do get blurred over time, leading to difficulty in zoning enforcement.The salvage yard across US 12/18 is a case in point regarding this difficulty. The village of Cambridge has submitted a letter opposing the zoning change.They note that, "...There has been much discussion at the Village level of what the entrance to the Village will look like in the future. There were concerns that salvage yards would be flanking both sides of the highway, as well as the potential solar project. There were also discussions regarding property values of neighboring properties and future growth and development..." There are numerous concerns with the proposal as noted in this report.These include the proposal's inconsistency with comprehensive plan policies, hydric soil characteristics of the property, incompatibility of neighboring land uses, and village of Cambridge opposition. Staff believes that the proposed rezoning to MI is inconsistent with the adopted town plan policies.Staff recommends that the petition be denied based on the following finding: 1. The proposed MI zoning is inconsistent with adopted comprehensive plan policies which do not allow for the types of intensive commercial uses allowed within the MI district or in areas where soil characteristics are incompatible with the proposed development. If you have any questions about this staff report, please contact Senior Planner Majid Allan at (608) 267-2536 or allan@countvofdane.com TOWN: The town of Christiana approved the petition with the following amendment and condition: Rezone 2 acres from HC to M1 for auto salvage recycling yard.The remainder 3.1 acres to remain HC with the permitted uses of indoor sales, indoor storage/repair,office uses, and vehicle repair or maintenance service.