Plan Commission Meeting Agenda

MEETING OF TOWN OF VERONA PLAN COMMISSION Thursday October 15, 2026, 6:30 p.m. Town Hall Community Room 7669 County Highway PD, Verona WI 1. Call to Order/Approval of Meeting Agenda 2. Public Comment - Opportunity for comment from persons in attendance on items not listed below over which this governing body has jurisdiction. Comments on matters not listed on this agenda could be placed on a future Plan Commission meeting agenda. If the Chair or staff have received written comments for items not on the agenda, these may be read. 3. Approval of Minutes from September 17th, 2026 4. Discussion and Possible Action: Land Use Application 2026-09 submitted by Gary Ishmael for a CSM and rezone for parcel number 062/0608-344-9501-3 located at 1694 Range Trail i. Staff report ii. Public Comment iii. Applicant Comment iv. Commission Discussion 5. Discussion and Possible Action: Land Use Application 2026-10 submitted by Nathan Lockwood for a CSM and rezone of parcel numbers 062/0608-183-9001-3 and 062/0608- 183-9211-9 located at 2506 Spring Rose Road i. Staff report ii. Public Comment iii. Applicant Comment iv. Commission Discussion 6. Other 7. Next Meeting: November 19, 2026 8. Adjourn Per Resolution 2016-2 agendas are posted at the Town Hall and online at www.town.verona.wi.us. Go to www.town.verona.wi.us and sign up for the Town List Serve to receive notices via email. If anyone having a qualifying disability as defined by the American With Disabilities Act, needs an interpreter, materials in alternate formats or other accommodations to access these meetings, please contact the Town of Verona office @ 608-807-4466. Please do so at least 24 hours prior to the meeting so that proper arrangements can be made. Notice is also given that a possible quorum could occur at this meeting for the purposes of information gathering only, of the Town Board, Natural and Recreational Areas Committee, and/or Public Works Committee Posted: 10/9/2026, Mark Geller, Chair, Town of Verona Plan Commission Town of Verona Plan Commission Meeting Minutes September 17, 2026 6:30pm Town Hall Community Room 7559 County Highway PD, Verona WI M embers Present: Mark Geller, Tom Mathies, Lori Lukens, Haley Saalsaa-Miller, Sarah Slack Staff: Sarah Gaskell, Administrator 1. C all to Order/Approval of Meeting Agenda – Geller called the meeting to order at 6:30 pm. Motion to approve the agenda by Mathies, second by Slack. Motion carried by voice vote. 2. P ublic Comment - none 3. A pproval of Minutes from June 18th, 2026 Motion by Lukens, second by Mathies. Motion carried by voice vote. 4. D iscussion and Possible Action: Land Use Application 2026-01 submitted by Michael Jensen for a CSM and rezone for parcel number 062/0608-263-8821-0 located at 2000 Range Trail Mo tion by Mathies to approve LUA 2026-01, second by Slack. Motion carried by voice vote. 5. D iscussion and Possible Action: Land Use Application 2026-07 submitted by Doug Wipperfurth for a rezone of parcel number 062/0608-252-9686-0 located near 2165 Davis Hills Drive • Ap plicant Comment • Doug Wipperfurth, 2165 Davis Hills Drive; original neighborhood plan required reservation of this parcel for a future road connection; adjacent farmland is now City of Verona Industrial Parkland; wants to preserve the cul-de-sac; rezone would allow for split of parcel between neighbors • C ommissioner Comments • Mathies: usually rezone and CSM are considered together in one application; rezone without a CSM could result in a buildable lot less than 2 acres in size; suggests conditional approval Mo tion by Mathies to approve LUA 2026-07 for a rezone condition upon recordation of CSM, second by Slack. Motion carried by voice vote. 6. D iscussion and Possible Action: 2026-08 submitted by Carrisa Waldo for a CSM for parcel number 062/0608-252-9775-4 located near 2157 Davis Hills Drive • Ap plicant Comment • Carrisa Waldo-Aldun, W6832 Farmers Grove Road, Monticello; was able to purchase lot adjacent to her parents and would like to split it • C ommissioner Comments • Mathies – Language needs to be added to the CSM to restrict access to Davis Hills Drive other than that as provided by the easement; Driveway access agreement language should be updated to reflect this change as well Motion by Mathies to approve LUA 2026-08 for a CSM condition upon requested changes to the CSM and draft driveway access easement agreement, second by Slack. Motion carried by voice vote. 7. Discussion and Possible Action: Land Use Application 2026-06 submitted by Kurt Wedig for a Concept Plan review for parcels 062/0608-322-8000-7 and 062/0608-322-8550-0, located on Riverside Road between Flint Lane and Sugar River Road • Public Comment • Andrea Rodrigues-Pavao, 1839 Flint Lane; Flint Lane is not safe and cannot handle additional traffic; repackaging the road as a private road does not address previous concerns; private roads not built to Town standards could become an eventual Town problem • Robert Blasdel, 7607 Riverside Road; Concept plan doesn’t show where the proposed trails will be; trees are currently being removed from the property for a road which doesn’t follow the town ordinance; screening of his property is not depicted on the concept plan; condo concept shows multiple buildings on one parcel – how is this allowed? • Shari Blasdel, 7607 Riverside Road; application states no access to Flint Road but access is shown; condo plat allows multiple buildings on one parcel – how is this possible? Private vs public interests in one development; loss of farmland is alarming • Dusty Poast, 1990 Hidden River Road; concept plan violates Town mandate and creates a permanent safety issue; private roads abandon public standards; impact to Flint Lane will break the road; • Applicant Comment • Kurt Wedig; first concept plan based on staff recommendation to create a cul- de-sac off of Flint Lane; who is expected to pay for the recommendation of the Public Works Committee to extend the cul de sac further to the south; the town has approved condominium developments in the past; currently it’s farmed and tree removal and property management is at the discretion of the owner; • Nathan Lockwood; the anticipated traffic count of 190 vehicle trips a day generated by this number of lots will not change the Level of Service at any intersection • Commissioner Comments • Slack: concerns about grade and Flint Lane access – was the vacation of Flint Lane discussed? Has the applicant discussed Flint Lane with the neighbors regarding replacing Flint Lane? • Geller: concerns that the recommendation by the Public Works Committee was ignored • Salsaa-Miller: what is the plan for the connection to the parcel to the south other than via Sugar River Road and proposed stub from the development? • Mathies: what are the engineering standards for the proposed intersection of the private road and Flint Lane? Can Riverside Road be used for access to the lots in the western portion of the property? Would the stormwater facilities be split between two HOA’s - one for the private portion and one for the public? Would there be one HOA or two? • Applicant responses: recommendation from Public Works not considered due to issue of who would pay for it; there will be only one HOA for the entire development; No action taken. 8. Other 9. Next Meeting: October 15, 2026 10. Adjourn – Motion by Mathies, second by Slack. Motion carried by voice vote. Meeting adjourned at 8:09 pm Submitted by Sarah Gaskell, Town Planner/Administrator Planning Report Town of Verona September 2026 1694 Range Trail Property Owner: Gary Ishmael Property Address: 1694 Range Trail, Verona WI 53593 Applicant: Robert Talarczyk Talarczyk Land Surveys 517 2 nd Avenue New Glarus WI 53574 Location Map Summary: The applicant seeks a CSM and rezone for parcel 062/0608-344-9501-3. Currently the parcel is a 9.15-acre RR-8 lot. The new lots would be a 4.01-acre RR-4 lot and a 4.82-acre RR-4 lot. Comprehensive Plan Guidance: The Future Land Use Map category for this parcel is Rural Residential 4-8 acres, due to the recently adopted Town of Verona Comprehensive Plan Amendments. The parcel is currently zoned RR-8 and a rezone to RR-4 is consistent with the plan. Current and Proposed Zoning: The current zoning of the parcel is RR-8. The proposed zoning for both lots would be RR-4. Extra-territorial Review: This parcel is within the ETJ of the City of Verona. The applicant has submitted an application for a CSM to the City of Verona for review. Due to the parcel being in an established Town neighborhood, City approval of the CSM is anticipated, based on previous decisions. Surrounding Land Use and Zoning: The parcel is located in the southeast portion of the Town and has frontage on both Range Trail and Black Cherry Court. Surrounding parcels are all RR parcels ranging in 4 acres to 12 acres in size. Site Features: The longitudinal lot is located between Range Trail and Black Cherry Court. The proposed Lot 1 contains an existing residence and detached garage. Proposed Lot 2 is wooded due to pine plantings established by the owner several years ago. Driveway Access: The current driveway that serves the existing residence will remain unchanged for access to proposed Lot 1. Proposed Lot 2 will utilize the existing field access located on Black Cherry Court. The Public Works Director reviewed this access as part of the Comprehensive Plan Amendment approval process and has no issues with the location. Other: This parcel was not part of the Black Cherry Court subdivision plan created in 2001. See attached. LETTER OF INTENT / PROJECT NARRATIVE Date: September 17, 2026 To: Town of Verona Plan Commission & Board; Dane County Zoning & Land Regulation Committee; City of Verona Plan Commission Subject: Application for a Certified Survey Map (CSM) and Reclassification of Zoning Applicants/Landowners: Thomas and Kari Gust Authorized Agent: Nathan Lockwood, D'Onofrio Kottke & Associates, Inc. Property Location: 2506 Spring Rose Rd, Verona, WI 53593 Parcel PINs: 060818390013 and 060818392119 1. Project Overview & Objective On behalf of the landowners, Thomas and Kari Gust, Nathan Lockwood of D'Onofrio Kottke & Associates is submitting a concurrent Certified Survey Map (CSM) application and Rezone application for the property located at 2506 Spring Rose Rd. The primary objective of this request is to consolidate the existing residential homestead and associated outbuildings into a single lot designated as Lot 1. 2. Purpose of the Application This application is initiated solely for long-term estate planning and family asset management. Creating a distinct, independent parcel for the residential portion of the property ensures the homestead can be cleanly managed or transferred in the future without disrupting the surrounding acreage. 3. Proposed Changes & Consistency • No Change in Land Use: The existing single-family residential use and surrounding agricultural land uses will remain entirely unchanged. No new development, structures, or use intensifications are proposed. • Certified Survey Map (CSM): The proposed CSM will officially establish the boundaries of the newly configured Lot 1, encompassing 15.566 acres. • Rezone Request: The rezone is a technical requirement to bring the newly configured lot into exact compliance with Dane County Zoning Code acreage thresholds. The zoning classification for the 15.566-acre Lot 1 will be changed from Farmland Preservation (FP-35) to Rural Mixed-Use (RM-8) to properly accommodate the new parcel size while preserving the existing residential and accessory uses. Remainder of lands to the east will remain FP-35 4. Jurisdictional Coordination Because the property sits within the Extraterritorial Jurisdiction (ETJ) of the City of Verona, this application is being routed simultaneously to all three reviewing bodies to ensure comprehensive compliance: • Town of Verona: For local land use, site plan, and community consistency review. • Dane County: For final zoning reclassification approval and land division recording. • City of Verona: For ETJ review of the CSM to ensure alignment with long-range municipal growth and planning boundaries. 5. Conclusion This request represents a standard, non-invasive land division designed purely for estate planning purposes. It preserves the rural character of the Town of Verona, maintains existing land uses, complies with Dane County zoning parameters, and respects the City of Verona’s ETJ oversight. We respectfully request your approval of this CSM and matching rezone. SPRING ROSE ROAD Lot 1 CERTIFIED SURVEY MAPA PARCEL OF LAND, LOCATED IN THE SW1/4 OF THE SW1/4SECTION 18, T6N, R8E, TOWN OF VERONA, DANE COUNTY, WISCONSIN CERTIFIED SURVEY MAPA PARCEL OF LAND, LOCATED IN THE SW1/4 OF THE SW1/4SECTION 18, T6N, R8E, TOWN OF VERONA, DANE COUNTY, WISCONSIN CERTIFIED SURVEY MAPA PARCEL OF LAND, LOCATED IN THE SW1/4 OF THE SW1/4SECTION 18, T6N, R8E, TOWN OF VERONA, DANE COUNTY, WISCONSIN PARCEL TO BE REZONEDFROM FP-35 TO RM-8 THOMAS & KARI GUST - REZONING MAP TOM & KARI GUST – ZONING LEGAL DESCRIPTIONS LANDS TO BE ZONED RM-8 A parcel of land located in the SW1/4 of the SW1/4 of Section 18, T6N, R8E, Town of Verona, Dane County, Wisconsin, to-wit: Commencing at Southwest Corner of said Section 18; thence S88°06’17”E, 503.28 feet along the South line of said SW1/4; thence N23°39’51”E, 213.34 feet to a point on the North right-of-way line of United States Highway 18 & 151, also being the point of beginning; thence N87°25'54"W, 335.00 feet along said North right-of-way; thence N45°41'13"W, 192.60 feet along said North right-of-way to a point on the East right-of-way line of Spring Rose Road; thence N6°30'30"W, 453.98 feet along said East right-of-way; thence N88°54'06"W, 17.00 feet along said East right-of-way; thence N0°24'30"W, 543.10 feet along said East right-of-way to a point on the North line of said SW1/4, also being the Southwest corner of Lot 1 Dairy Ridge Heights; thence S88°04'59"E, 650.17 feet along the North line of said SW1/4, also along the South line of Lot 1 and Outlot 1 Dairy Ridge Heights; thence S0°26'30"E, 500.00 feet; thence S3°29'10"W, 150.00 feet; thence S3°08'35"E, 218.00 feet; thence S23°39'51"W, 278.29 feet to the point of beginning. Containing 678,070 square feet (15.5663 acres). Page 1 of 2 210 Martin Luther King Jr. Blvd. v Room 116, City-County Bldg. v Madison, WI 53703-3342 v Phone: 608.266.4266 v Fax: 608.267.1540 www.countyofdane.com/zoning Dane County Planning & Development Division of Zoning Joe Parisi Dane County Executive July 3, 2020 Twin Rock, LLC Bret Saalsaa 7935 Almor Dr Verona WI 53593 RE: Navigability Determination – 2528 Spring Rose Rd, Section 18, Town of Verona The Dane County Zoning Division has processed your request for a navigability and wetland determination for two intermittent streams and NRCS low spots that are located east of Spring Rose Road, south of Dairy Ridge Road, and north of US Highway 151 in the Town of Verona. Before conducting the site inspection, the County G.I.S., aerial photography, and the Wisconsin Surface Water Data Viewer were used to dete rmine the categorization of these intermittent streams. The map shows a waterway flowing southeast through parcels 060818386804, 060818381809, 060818395018, and 060818491100, and converging with a waterway flowing east through parcels 060818390013 and 060818395018. An intermittent stream is one that has a periodic or recurrent flow. A site inspection was conducted on July 2, 2020. The entirety of both waterways was inspected within the area of interest. It was observed that through the entire course of both wate rways any water flow can be described as sheet flow over land due to topography with no defined bed or bank, and no presence of water. In addition there was no evidence of wetland characteristics at any of the NRCS defined low spots and soil mapping do not suggest the presence of wetlands. There were isolated upland areas containing puddles of standing water but these appeared to be the result of human manipulation and soil compaction. After further review of the waterway s, it has been determined that t hese intermittent streams are NOT navigable to a point downstream at least to the south side of the US Highway 151 right -of- way, and the area of interest does not contain wetlands. This letter serves as notice that the future development that will occur on the above-described lots is NOT within the Shoreland Zoning District as defined under Chapter 11, Dane County Code of Ordinances. I hope you find this information helpful. If you have any questions regarding this matter, or if I may be of further assistance, please feel free to contact me directly. Page 2 of 2 210 Martin Luther King Jr. Blvd. v Room 116, City-County Bldg. v Madison, WI 53703-3342 v Phone: 608.266.4266 v Fax: 608.267.1540 www.countyofdane.com/zoning Sincerely, Hans Hilbert Assistant Zoning Administrator Cc: Land & Water Resources Adam Carrico Non-Navigable Waterways in Red ")G Dairy Ridge Rd Spring Rose Rd Seven Springs Rd White Crossing Rd Gust Rd MarshviewRd Brandancee Ln Bigler Cir Bobcat Ln Zone X Zone X Zone A Zone A Zone A WWI Planning Report Town of Verona October 2026 2506 Spring Rose Road Property Owner: Kari and Thomas Gust Property Address: 2506 Spring Rose Road, Verona WI 53593 Applicant: Nathan Lockwood D’Onofrio Kottke and Associates 7530 Westward Way Madison WI 53711 Location Map Summary: The applicant seeks a CSM and rezone for parcel 062/0608-183-9001-3 and 062/0608-183-9211-9. Currently the properties comprise a 26.14-acre FP-35 parcel and a 4.54 FP-35 parcel, both in metes and bounds. The new proposed Lot 1 would be a 15.56-acre RM-9 lot with the remaining acreage in FP-35. Comprehensive Plan Guidance: The Future Land Use Map category for these parcels are Farmland Preservation. The parcels are currently zoned FP-35 and the CSM would rezone 15.56 acres to RM-8. A rezone to RM-8 is consistent with the Town’s Comprehensive Plan. The remaining acreage to the east of the proposed lot will remain FP-35. Town of Verona Comprehensive Plan Ch 9: Land Use pg. 70 he Town will allow the separation of farm dwellings and related structures that existed prior to October 17, 1980 or which remain after farm consolidation. These separated land divisions will count against one split per 35 acres density policy. a. Assignment of Splits to Land, Not Owner - In order to prevent the occurrence of multiple divisions by successive landowners, splits shall be associated with the land, shall be cumulative, and shall apply to those persons or entities owning land on October 17, 1980, and to their grantees, heirs, successors, or assignees. b. The minimum size parcel to qualify for Agricultural Preservation can be as low as one acre, but lot splits must be associated with parcels 35 acres or greater. c. Non-farm residential lots shall be a minimum of two (2) acres per unit, except as otherwise provided below for conservation subdivisions or condominium development. Current and Proposed Zoning: The current zoning of the parcels is FP-35. The proposed zoning for Lot 1 would be RM-8, with the remaining acreage staying in FP-35. Extra-territorial Review: This parcel is within the ETJ of the City of Verona. The applicant has submitted an application for a CSM to the City of Verona which will be considered for approval at the City of Verona Common Council meeting on October 12th, 2026. City Staff is recommending approval due to the parcels being outside of the City of Verona Comprehensive Plan study area. Surrounding Land Use and Zoning: The parcels are located in the northwest portion of the Town and have frontage on both Spring Rose Road and Hwy 18/151. Spring Rose Road is a border road between the Towns of Verona and Springdale. The properties abut the Dairy Ridge Heights subdivision to the north and Epic owned lands in the City of Verona to the east. Site Features: The proposed Lot 1 would contain the existing residence and related farm buildings including silos, sheds and a barn. The remaining acreage would continue to be farmed and remain unchanged. Driveway Access: The current driveway that serves the existing residence will remain unchanged for access to proposed Lot 1.