Dane County zoning panel postpones rezoning for South Central Landscapes amid floodplain and zoning questions

The Dane County Zoning and Land Regulation Committee on Feb. 25 postponed a proposed rezoning that would have allowed South Central Landscapes LLC to build a warehouse, office and outdoor materials storage facility on rural property in the Town of Christiana.

Committee chair Supervisor Michelle Doolin and staff said outstanding technical information — including a county-required floodplain study, a finalized photometric lighting plan and more detailed stormwater plans — must be provided before the committee can decide whether the heavy commercial (HC) zoning requested is appropriate for the site.

The matter involved a roughly 20-acre parcel owned by Michael and Nancy Barth and a planned sale to Kayla and Tyler Sippel, co-owners of South Central Landscapes. The applicants say the business employs six people and specializes in hardscaping and landscape installation. Their proposal would build an office/indoor storage building, provide outdoor storage for pavers, rock salt, aggregate and soils, and store one quad-axle truck and four company trailers.

Rachel Holloway, assistant zoning administrator, said the site contains mapped floodplain that covers most of the parcel and leaves only about five acres outside the floodplain. Holloway said the driveway and portions of proposed development are within mapped floodplain and that a base flood elevation has not yet been established for the site. “We have advised the applicants that a flood study is needed to determine the base flood elevation so the site plan can be evaluated to meet floodplain development standards,” Holloway said.

Hans Hilbert, assistant zoning administrator, explained to the committee that the site’s buildable area sits between two regulatory zones — mapped wetlands to the south and mapped floodplain to the north — and that Dane County applies a 75-foot wetland setback to structures. “Depending on where that boundary ends up, there’ll be some limitations of development,” Hilbert said, adding that the county ordinance does permit development in floodplain if the proposal meets standards such as elevating finished floor elevation and providing dry-land access.

Attorney Michael Rumpf, representing the applicants, and the applicants described the site as a visible highway corner that they argue is well suited for their small landscaping operation. Kayla Sippel told the committee the firm has grown from a small startup and wants a visible, permanent base. “We are a small company with six employees,” Sippel said. “It’s been our dream to have our own facility.”

Town of Christiana supervisor Keri (Carrie) Marin and several supporters told the committee the applicants are active community members and that the site has existing screening. Marin said South Central Landscapes has “dedicated…ethical work” and contributes to the community.

County staff raised other technical issues: a preliminary stormwater review has been completed but final stormwater plans are needed; a photometric lighting plan was provided only recently and remains under review; and staff discussed whether a different zoning district — general commercial (GC) with a conditional use permit for outdoor storage, or limited commercial (LC) — might provide a better long-term fit than the requested HC district. Senior planner Majeed Allen told the committee that HC is the county’s more intensive commercial district and could be broader than needed for a modest landscaping business.

Because the Town of Christiana had recommended approval with no conditions but several county-level technical questions remained unresolved, staff recommended postponement to allow submission of the floodplain study, finalized stormwater plans and for staff to review the lighting details. Supervisor Jeffrey Kronig moved to postpone; Supervisor Jerry Bollig seconded. The motion to postpone passed on a voice vote.

Next steps: the applicants will complete the floodplain study and provide final stormwater and lighting plans for county review. The committee did not set a firm date for return; the item will be scheduled when staff has the requested materials.

Clarifying details: the applicants reported six employees; proposed on-site outdoor materials include pavers, aggregate, soils and rock salt; one quad-axle truck and four trailers are listed on the site plan. Staff said the nearest home across the highway is roughly 600 feet from the proposed building site and that existing tree lines provide some screening. The Town of Christiana had recommended approval with no conditions; county staff recommended postponement pending site studies and plan refinements.

Why it matters: the committee’s decision underscores tension between supporting small local businesses that seek permanent facilities and the county’s responsibility to ensure developments comply with wetland, floodplain and stormwater regulations and that chosen zoning districts align with long-term land-use expectations.

Sources: remarks and filings presented at the Feb. 25, 2025 meeting of the Dane County Zoning and Land Regulation Committee.