TOWN OF VERONA
LAND USE PLAN

May 1987

INTRODUCTION

For most of the 138 years since the establishment of the Town of Verona land was considered a plentiful, nearly inexhaustible resource. Public policy and individual action reflected this belief and property owners were generally free to use the land as they pleased. In recent decades, however, in the wake of the development boom, population explosion, suburban sprawl, the degradation of natural resources, and the loss of productive farmland, there has been a new regard for land. This new regard is reflected in the peoples desire to direct new growth as well as to preserve valuable natural resources. One way to accomplish this is to plan for the long term use of land. Land use planning is an attempt to establish and maintain a balance between the use of the land and the preservation of the resource base for present and future generations. 

Background

Recognizing the need to preserve productive agricultural land; to conserve the natural resource base of the town; and to direct new urban growth to appropriate areas, the town initiated a land use planning program in 1978. With assistance from the Dane County Regional Planning Commission staff, a town plan was completed and adopted in 1979. The plan laid out a series of objectives and policies for the physical growth and development of the town. Following adoption of the town plan, the county zoning ordinance was amended for the entire town area. The comprehensive amendment reflected the town plan policies and introduced exclusive agricultural zoning. 

A number of factors have emerged that point to the need to reexamine and update the town land use plan: 

Continued expansion of the City of Madison in the northeast sector of the Town and of the City of Verona in the central area. 

The newly developed or proposed recreational facilities such as the Military Ridge State Park Trail; Badger Prairie County Park; City of Verona Park complex; the Ice Age National Scenic Trail and the UW golf course. 

A possible bypass of USH 18-151 around the City of Verona. 

This document represents an update of the 1979 plan and is consistent with the planning process described below. 

Planning Process 

The process by which a plan is prepared and put into effect and updated generally follows a systematic series of steps: 

1. A thorough inventory of the existing situation including current use of land, natural resources, population growth, and developmental trends -- with emphasis on the problems facing the town.
2. Develop a set of objectives and policies the town wishes to adopt as guides for directing growth. 
3. Examine alternatives and seek citizen reaction and input. 
4. Adopt a plan and begin implementation through zoning changes, subdivision regulations and official mapping. 
5. Periodic review and update the plan based upon new growth trends or other developments with an impact on the town. 

GROWTH AND DEVELOPMENT TRENDS 

Population 

In planning for the future development of the town, a knowledge of past growth trends and anticipated future growth is essential for determining land needs and probable public service requirements. 

As shown in Table 1 below, population has remained virtually unchanged since 1970. The major influence on the town's population growth trends has been the decreasing numbers of residents at the Badger Prairie Health Care Center (formerly the Dane County Hospital and Home). For example:  the number of people listed as living in group quarters dropped by 330 persons between 1970 and 1985. Not counting persons living in group quarters, the population growth between 1970 and 1980 was 17% rather than 1% and a 3% increase rather than a 1% loss in the past five years. See Appendix A for detailed characteristics of the town. 

Projections 

Development Trends 

Other indicators of growth in an area are residential construction and new lot creations (by either platting or certified survey map). This type of  information is published annually by the DCRPC. The following table indicates that new parcel creation has remained low (an average of 10 lots annually) for the past 12 years. There have been no subdivision plats created in the town since 1976. 

The number of housing units added annually has dropped significantly. This is due partly to the economic slowdown during the 1980's and partly to the adoption by the town of exclusive agricultural zoning in 1980 which limited new residential development in rural areas. The town continues to be predominately rural with 90% of its 21,000 acres in agriculture or other open space. Additional census and other information relative to the Town of Verona may be seen in Appendix A. 

URBAN SERVICE AREAS 

Urban service areas are areas designated in land use plans as being most suitable for expanded urban development and capable of being provided with urban services (such services include, but are not limited to public sanitary and storm sewer, water supply and distribution and streets and highways and higher levels of police and fire protection). The basis for determining the areas was a series of factors: existing development, existing sewers and other services, and the location of natural features that limit urban development such as watershed boundaries, steep slopes and wetlands. Two of these such areas have been delineated in the town land use plan: the central urban service area; and the Verona urban service area. 

Town of Verona Portion; Central Urban Service Area 

The central urban service area is comprised of the City of Madison, the adjacent cities of Middleton, Monona and Fitchburg (part), the villages of McFarland, Maple Bluff and Shorewood Hills, the Town of Madison and parts of the towns of Westport, Burke, Blooming Grove, Dunn, Verona and Middleton. The town of Verona portion of the central urban service area includes the Goose Lake-Nesbitt Road areas which are generally fully developed. Also included are the undeveloped areas north of Hillside Heights (Wingra Stone) and undeveloped lands north of CTH PD adjacent to the city of Madison -- all about 255 acres in the Town. Services to the Goose Lake/Nesbitt Road area are provided by the Town through the sanitary utility district. 

City of Verona Urban Service Area 

Located in the geographical center of the Town, the Verona urban service area which includes the City and parts of the Town of Verona contains 1,345 acres of which 694 are developed. Roughly 150 acres of the service area are outside the City limits in the Town and undeveloped. 

Potential Growth and Development 

The Town Land Use Plan adopted in 1979 limited non-farm development in the rural areas of the Town. However, the policies in the plan do provide for some development as indicated by the following: 

1. In the agricultural preservation areas, residential parcels may be created by certified survey if not on soils classified as prime, at a density of one lot per 40 acres with a minimum lot size of 2 acres. Staff analysis indicated that roughly 133 lots could potentially be created in the Town. 

2. In rural non-farm areas, residential parcels may be created by certified survey if:  the soils will support a septic tank absorption field; the parcel is at least 2 acres in area; and the location is not in an area where public sanitary sewer is available or planned. Analysis showed that about 164 lots could potentially be created in those areas.

3. In urban service areas where public sanitary sewer is available, parcels may be created by certified survey or by a subdivision plat at a density designated by the Dane County zoning ordinance. As noted in the urban service area discussion, about 405 acres of vacant land lie within the central and Verona urban service areas in the Town of Verona. Land adjacent to the Cities of Madison and Verona would probably be annexed and developed as a part of those communities. 

There is little vacant developable land in the Nesbitt Road-Goose Lake area within the current urban service area.

4. Throughout the Town there are about 60 vacant parcels five acres or less in area. 

This amounts to a total of 357 potential new building sites as noted in a previous discussion, records show an average of 7 housing units have been added annually since 1979. 

Natural Features 

In the course of preparing the first land use plan for the Town, a series of maps depicting the physical characteristics of the area were prepared. The most significant of the series are reproduced at the end of this section.

1. Prime Farmland and Farmland of Statewide Significance 

Soils capable of high agricultural productivity are among the most valuable resources in Dane County. By mapping them, we identify lands that deserve special attention in developing land use policies. 

The soils of the Town have been mapped according to their agricultural capability as defined by the U.S. Soil Conservation Service, USDA. Two categories are identified: Prime Farmland is land with the soil quality, growing season and moisture supply needed to produce sustained high yields of crops economically when managed and worked according to modern farming methods. Farmland of Statewide Importance is land which is not identified as prime farmland on a nationwide basis but which is important in Wisconsin for the production of various food, feed fiber and forage crops. 

The map reveals that a majority of the Town's land is classified as Prime Farmland, and a large portion in the southwest is neither Prime nor Statewide Significant land. 

2. Soils Limited for Septic Tank Absorption Fields 

In areas where public sewers are not provided and are not likely to be available in the near future, residential and commercial development can usually occur wherever it is possible to install septic systems. To determine potential development areas, therefore, it is essential to distinguish between the soils which are suitable for septic systems and those for which there are limitations. 

Soils with severe and very severe limitations for absorption fields have been obtained from the Dane County Soil Survey. Severe limitations mean that soil characteristics (permeability, depth to bedrock, slope, etc.) are unfavorable and difficult to overcome. Very severe limitations mean that one or more soil properties are so unfavorable that overcoming the limitations is not practical. 

The map shows that areas with limitations for septic systems are concentrated in the southwest sector of the Town, with others in the Badger Mill Creek floodplain. 

Other alternative methods of on-site sewage disposal such as the mound system may be used. Use of this system is very limited because of the expense and many special site requirements.

3. Water Resources 

This map features wetlands and floodplains, both of which present significant limitations for development. The two substantial floodplains and wetland areas border the Sugar River and Badger Mill Creek. Under the County Zoning Ordinance, filling and building on mapped floodplain and wetland is possible only with a special exception permit. In addition, the map also shows all water bodies and drainage divides. 

4. Topography 

An important tool for planning purposes is the topographic map. This map, originally prepared by the U.S. Geological Survey depicts the elevation of the land in the form of contour lines. In addition, the map shows most manmade features such as buildings, towers, quarries, cemeteries, etc. Because of its significance in the Town of Verona, the terminal moraine has been added to the map. The moraine, varying in width from 100 feet to a mile, is a broad ridge that marks the end of a glacier. 

Other Maps 

Besides the maps showing various natural features, several other resource maps were prepared. The most important is the existing land use which depicts for each parcel how the land is currently used, e.g., commercial, residential, industrial, etc. (See Appendix A for a table that summarizes the land use changes between 1970 and 1980.) 

AGRICULTURE

Farming continues to be a major economic activity and the predominate land use in the Town. Because of differing definitions and changing methods of recording statistics, precise assessments on the shifts occurring in agriculture are difficult. Nevertheless, U.S. Census figures (see Appendix A) indicate that employment in agriculture (includes mining, forestry, and fishing) dropped from the leading 20% of all employment to about 11% - third place between 1970 and 1980. 

From land use inventories taken in 1970 and 1980 by the RPC, agricultural land (includes woodlands, vacant, etc.) loss amounted to 1,268 acres. 

The Wisconsin Agricultural Reporting Service reported a total of 110 farms in the Town in 1972 and 74 in 1980 - a loss of 36 farm units. This may not represent a total loss of agricultural land since farms could have consolidated or land might be sold and leased for farming. Nevertheless, several large annexations have taken place adjacent to the Cities of Madison and Verona. About 700 acres of land has been annexed from the Town in the past 10 years. 

OBJECTIVES AND POLICIES

The objectives and policies that have been developed by the town are meant to provide guidelines for citizens and officials in making decisions about where future development should and should not occur. In most cases, the statements are general in nature with the intent of providing some flexibility in their application. The objectives and policies have been coordinated with the policies adopted by the Cities of Madison and Verona, adjacent towns, and Dane County. They will be used in combination with other policies, ordinances and regulatory powers as appropriate. 

Urban Service Areas 

These are the areas in the town designated as areas where urban growth at urban densities would be encouraged. As previously discussed there are two such areas in the town: a portion of the Central Urban Service and the City of Verona Service Area. 

Objectives - 

To direct the future sewered urban growth of the Town of Verona to those areas identified as economically, aesthetically and environmentally most suitable. 

To promote an orderly development pattern that will be economical and efficient for the provision of public services. 

Policies -

High density urban development shall be limited to urban service areas where the full range of services including sewer and water are available or planned to be available. 

Mixed housing types and densities in new neighborhoods shall be encouraged.

Natural features and conditions in the location of sewered development shall be respected and the disturbance to those resources in new development shall be minimized. 

Development of new residential subdivisions shall be contiguous to areas already platted.

The location of existing development, sewer lines, sanitary district boundaries and other public commitments shall be considered in determining areas suitable for urban growth.

Major non-agriculturally oriented commercial and industrial uses shall be located in urban service areas where the full range of public services (sewer, water, fire protection, police protection) can be economically provided and where major road access is available. 

When land is rezoned to permit certain types of development, only that portion of land necessary for the requested use shall be rezoned. 

Strip development along identified collector and arterial roads should be discouraged. Lots having proposed driveways with less than 600 feet between access points along arterial roads and less than 300 feet along collector roads, should be required to use shared driveways or reverse frontage roads. 

Multi-family housing shall be limited to areas served by public sewer. 

New town sanitary or utility districts shall be created only in areas where urban growth is desirable. 

Limited sewer service areas may be created in special situations. 

These situations usually involve areas of existing development experiencing sewage disposal problems, or special or unique sites (public facilities, park shelters, etc.) requiring sanitary sewer service but not intended that a full range of urban services be provided, nor that additional urban development be encouraged. 

Rural Non-Farm Areas 

These are areas that the town has designated for low density, unsewered rural residential development. Generally, the areas are either already developed, are in the process of being developed, or are suitable for new development. 

Objectives - 

To preserve and enhance the rural character and visual beauty of the town. 

To promote, where appropriate, an orderly low density pattern of development that will not require urban-type services. 

To provide to healthy, safe. attractive and environmentally sound housing. 

The designation of rural non-farm areas does not mean that all lands are developable or should be developed.  That determination should be made in relation to all the adopted policies.

Policies - 

Unsewered residential subdivisions on soils identified as having severe or very sever limitations for septic tank absorption fields and dwellings with basements shall be prevented. 

Unsewered residential subdivisions in areas where public sewer is available or planned shall be discouraged. 

New unsewered residential lots shall be two acres or more in size.

Strip residential development along roadways shall be discouraged in order to protect the use of the roadway for moving traffic and to ensure a more visually attractive town.

Land divisions, site design, and construction plans shall be related to the natural topography of the site. Significant natural features existing on a site should be preserved wherever practicable. 

Where land development is undertaken, commonly accepted erosion control practices shall he followed in site preparation and construction. The guidelines, standards, and specifications to be followed are contained in the publication Minimizing Erosion in Urbanizing Areas; U.S.D.A., Soil Conservation Service.

A buffer strip shall be required, set aside and maintained for types of development which may conflict visually or otherwise with an adjacent use, existing or proposed. 

The town will encourage energy conservation techniques in the site planning and construction of new uses within the town. 

Commercial Development 

Objective - 

To encourage the location of new commercial uses which will provide goods and services to the area in a convenient, safe and attractive manner.

Policies - 

Major commercial development shall be encouraged to locate in or adjacent to existing urbanized areas.

Strip commercial development along roadways shall be prevented.

Commercial development shall be compatible with adjacent land uses and shall not be environmentally degrading. 

Commercial development shall be served by public sewer except for highway service centers or low employment storage-type uses. 

Commercial devilment at any proposed highway interchange shall be controlled to promote safe, compact, convenient highway-oriented facilities. 

When rezoning is requested, only that portion of land necessary for the contemplated use shall be rezoned.

Industrial Development 

Objective - 

To ensure that proposed industrial uses contribute to the economy of the town without diversely affecting either the rural character of town or the natural environment. 

Policies - 

Except for industries that are agriculturally oriented or that must be located near raw materials, industry, in general, shall be served by public utilities. Industries that produce toxic or hazardous wastes shall conform to DNR regulations spelled out in N.R. 181. 

Isolated industrial development in agricultural areas where it may result in environmental degradation or conflicts with farming operations shall be prevented. 

Agricultural Land Preservation Areas 

Objectives 

To preserve the productive agricultural lands for long-term farm use. 

To maintain open space provided by agriculture to guide urban development.

To protect farm operations from conflict with incompatible uses.

Policies - 

Those lands which exhibit the greatest long-term commitment to agriculture based upon type, ownership patterns, investment and other criteria previously identified and mapped shall continue to be recognized. 

Sewered residential subdivisions, commercial, and industrial developments that are not  agriculturally related shall be required to locate in urban service areas where the fullest range of public services are or can be provided. 

This policy recognizes that prohibiting all development in agricultural areas is not realistic; certain ag-related uses such as grain storage facilities or implement sales and service requiring a rural location may be permitted.

Those land uses and activities that could conflict with the agricultural use or adversely affect the long-term investment in the land and improvements in areas designated for farmland preservation shall be discouraged. 

Non-farm residential development by certified survey in those areas with soils not classified as prime farmland at a density of one lot per 35 contiguous acres owned, with a minimum lot size of two acres will be considered for rezoning. 

This policy provides for a minimum amount of residential development in agricultural areas.  It is assumed that rezoning would be required for residential construction.  

Farmers within the town are encouraged to follow soil conservation plans and to utilize soil conservation practices. 

The town shall cooperate with other agencies and units of government to establish eligibility for farmers who wish to receive tax credits for participation in farmland preservation programs. 

Agencies and bodies responsible for the preparation of plans for public improvements, such as roadway corridors, power lines, pipelines, or sanitary landfills shall be requested to recognize the agricultural land preservation goals of the town. 

Transition Areas (deleted from Plan) 

Resource Protection and Other Recreation Areas 

Objectives-

To preserve the important natural landscape features and resources such as woodlands, wetlands, floodplains, streams, lakes and steep slopes and glacial features. 

To protect and upgrade the quality of both ground and surface waters in the town. 

Policies - 

Important wetlands and the undeveloped floodplains of the Sugar River and Badger Mill Creek should continue to be protected. 

All plans for development in or adjacent to important natural features will be carefully reviewed by the town plan commission and town board to ensure that existing natural features are preserved wherever possible. 

Soil erosion control measures will be encouraged in all uses of land. 

The preservation and maintenance of areas needed to support wildlife shall be encouraged. 

The town will support the county's policy of retaining the Badger Prairie Health Care Center lands designated for park, conservancy, agricultural or other open space use. 

Retention of county owned lands in park and open space uses will help to maintain a separation between the Cities of Verona and Madison.

The town will cooperate with state and federal officials in the planning  and implementation of the Ice Age National Scenic Trail. 

First proposed in the 1950's the proposed Ice Age  Scenic Trail will be an all season, off road foot path for hikers and skiers.  Its route generally follows the Terminal Moraine of the Wisconsin Stage Glacier.  In concert with other open space preservation activities, the Ice Age Trail will help toward maintaining community separation between the Cities of Madison and Verona.

All plans for the development of the proposed UW Golf Course and the county Badger Prairie Park will be reviewed by the town plan commission and town board to ensure that existing natural features are preserved where possible. 

Both of these proposed large recreational developments as well as the existing Military Ridge State park Trail will have significant impacts on the town:  addition traffic, natural resource impacts, agricultural land loss, and potential urban development pressure.

Transportation

The continued outward growth of the Cities of Madison and Verona as well as the continued development of the town and adjacent areas will result in changes in travel patterns in the town. In addition, the long-range proposal for improvements to Highway 18/151, including a possible bypass around the City of Verona, will be a major issue confronting the citizens. The location of a new corridor could have significant impacts on land uses as well as travel patterns throughout the town.

Objectives - 

To cooperate with all levels of government in the provision of a safe, economical and efficient transportation system that meets the needs of all residents of the town. 

To assure that the transportation system in the town produces positive impacts on the social, economic, and physical environment and will conserve energy resources to the extent possible. 

Policies - 

In the design and location of transportation facilities, natural features and conditions shall be respected and all practicable steps shall be taken to minimize disturbances to natural resources. 

The town will continue to participate in regional efforts to develop transportation facilities and services, including efforts to improve highways, bikeways and areawide public transportation services which may serve the town.

Local and regional transportation plans shall be recognized and used when reviewing subdivision plats and certified survey maps. 

The town will continue to participate in the Verona Bypass Corridor Alternatives Group study activities.  

In the fall of 1986, a special committee was formed of representatives of all the affected units of government in order to prepare and analyze alternatives for the improvement of U.S.H. 18-151 from Madison to Mount Horeb including a possible bypass around the City of Verona.  It is anticipated that a recommendation to the appropriate bodies will be made early in 1986.  

Mineral Extraction 

Objective - 

To recognize that mineral extraction sites are needed as a source of construction material as well as agricultural lime. 

Policies - 

To delineate mineral extraction sites on the town land use plan and to allow for expansion of the sites or the establishment of new sites without a plan amendment providing the following criteria are met: 

The establishment, maintenance or operation of the site shall not impair the uses, values, and enjoyment of other property in the neighborhood. 

Establishment, maintenance or operation of the site will not be detrimental to or endanger the public health, safety, comfort or general welfare. 

Establishment or expansion of the site will not impede the normal and orderly development of the surrounding property for uses permitted in the area. 

Adequate access roads, drainage noise and dust controls and other site improvements will be provided. 

The town intends to participate in any rezoning and conditional use deliberation in coordination with the county Agriculture, Environmental, and Land Records Committee. 

A reclamation plan shall be prepared for the site. 

The adopted goals and policies will be used as guides in making recommendations and decisions on requests for zoning changes as well as in the review of land divisions or subdivisions. Decisions on transportation and other public facility proposals will also be based on consistency with the goals and policies. 

LAND USE PLAN

The Land Use Plan for the town indicates the general pattern of development and open space for the next 25 years. It is based on the previously adopted (1979) plan. 

The plan update has been coordinated with the surrounding units of government including the Cities of Madison, Verona and Fitchburg.  The plan is also consistent with the adopted Regional Development Guide, the Dane County Water Quality, Transportation and Farmland Preservation Plans. 

The Land Use Plan is divided into several basic parts that generally reflect the subject areas identified in the Objectives and Policies. The major new elements are the addition of mineral extraction areas, major recreational areas and a detailed plan for the Nesbitt Road - Goose Lake areas. 

Agricultural Land Preservation Areas 

The areas designated for preservation for agriculture were based upon a series of mapped analysis factors: (1) Productive Soils; (2) Parcel Size and Ownership; (3) High Investment Lands; (4) Lands with Previous non-farm Commitment; (5) Farm-Type (see Appendix 1 for a detailed description of the analysis factors). 

After several meetings with landowners, the areas determined to be most suitable for long-term productive agricultural use were delineated in the previous plan. The plan was subsequently approved by the State of Wisconsin Department of Agriculture, Trade and Consumer Protection, and it was incorporated into the adopted Dane County Farmland Preservation Plan. 

Resource Protection Areas 

These areas are based mainly on floodplains, wetland and shoreland areas together with existing or proposed publicly owned or controlled lands previously identified in the Town Land Use Plan. 

It is expected that the resource protection areas will remain in private ownership except where public access or use is anticipated. In those instances, some form of public acquisition is expected. 

Urban Service Areas 

The Dane County Land Use Plan (1973) tentatively identified certain areas where future urban growth at urban densities would be encouraged. Basically, the areas termed urban service areas, were contiguous to existing communities with the intent that all urban services such as sanitary sewers, water, and storm sewers would be provided. The delineations were suggested only until the affected local governmental units could study in detail and revise them as part of their own planning programs. Both the Cities of Madison and Verona have completed land use plans and have adopted urban service areas as a part of those plans. In addition, the Town of Verona approved of the Goose Lake - Nesbitt Road area as part of the Central Urban Service Area. All these areas as depicted on the plan map have been adopted as part of the Dane County Regional Development Guide and the Water Quality and Farmland Preservation Plans. 

Rural Non-Farm Areas 

These areas are identified on the Land Use Plan as those where new low density non-farm residences will be directed to locate. Generally, they represent the less productive soil types and include areas already beginning to develop, or areas where smaller (less than 35 acres) parcels have been created in the past. 

Mineral Extraction Areas 

These areas represent existing sites for mineral extraction. Sites currently on record with the County Zoning Administrator are the basis for the delineation of these areas. 

Nesbitt Road - Goose Lake Area 

These two areas have been singled out for special attention because they are the two areas within the urban service area where the town currently provides public sanitary sewer service. 

The Goose Lake Area is entirely residential. Comprised of about 50 houses on large lots, the area is bounded by the City of Fitchburg on the east, Goose Lake on the north and open, partially wooded land on the south and west. There is space for about 10 to 15 more residences in the service area as currently delineated. 

The Nesbitt Road developed area in Verona is nearly all commercial or industrial between Nesbitt Road and USH 18-151. Much of the land west of the Commercial- Industrial development is in the floodplain however, it is outside the utility district boundary. The residential development north of Nesbitt Road contains about 59 housing units in a variety of types: single family (21), duplex (22), multi-family (7) and mobile homes (8). With a steep hill rising to the north, expansion of the area would be difficult. 

Trails 

The existing Military Ridge State Forest Trail is shown on the Plan Map. The trail is complete and open through the Town except for the portion east of Badger Prairie Health Facility. Plans are currently underway to connect the Military Ridge Trail, the City of Madison Bikeway and the E Way in Fitchburg. 

The proposed Ice Age National Scenic Trail is also shown on the Plan Map. As described previously, the Ice Age Trail generally follows the terminal moraine of the Wisconsin Stage Glacier. The Ice Age Trail as depicted on the Plan Map is a generalized location. The precise location of the trail will be determined in negotiations with the landowners and at the time specific land division proposals are reviewed. Implementation of the Ice Age Trail generally, is the responsibility of Ice Age Trail Council in cooperation with the State and local units of government.  

AMENDMENT PROCEDURE 

The text or map of the Land Use Plan may be amended at any time by the town board. The procedure for amending either the text or map is as follows: 

1. Any person owning land in the Town of Verona may propose an amendment to the Land Use Plan. 
2. The town planning commission shall notify all town residents through a newspaper notice and shall conduct a public hearing to gather and present information on the proposed amendment. 
3. Following the public hearing, the town planning commission shall make a recommendation to the town board. The town planning commission's recommendation is only advisory and is not binding on the town board. 
4. The town board, at a regular meeting, shall act on the town planning commission's recommendation and shall approve, deny or amend the proposed amendment. Approved amendments will be transmitted to the county board for adoption as part of the Farmland Preservation Plan. Amendments to the urban service area boundary also require approval of the DNR and the Regional Planning Commission. 
5. The Land Use Plan shall be reviewed annually by the town planning commission. If any amendments are proposed, the procedures described in steps 2, 3 and 4 above will be followed. 

IMPLEMENTATION 

Plan Implementation

1. The Town of Verona has adopted the A-1 Agricultural District (Exclusive) of the Dane County Zoning Ordinance, effective October 1980, which applies to all lands previously zoned A-1 Agricultural. Therefore, nearly all land use changes will require rezoning. It is the intent of the town to apply the town plan policies and objectives in the evaluation and decision of each proposed zoning change. 
2. Environmental protection is an objective of the plan, which is partially implemented through the Floodplain, Shoreland and Wetland Zoning Districts, however, there is provision in the ordinance for some filling and development. The intent of the town is protection of these areas from filling and development. There are, in addition, areas beyond the floodplain which need protection and conservancy zoning will be considered for those areas. The town will continue to monitor and take positions on legislation proposed to protect such lands and provide some benefit to landowners of such lands. 
3. Residential development policies will be implemented through zoning and subdivision regulation. The intent is to keep those areas in agricultural use until development is eminent and ensure eligibility of landowners for Farmland Preservation Act benefits until the time of zoning change. For lands to develop, rezoning to an appropriate residential district will be required. 
4. Commercial and industrial development policies will be implemented primarily through zoning changes.