Plan Commission Meeting Agenda

MEETING OF TOWN OF VERONA PLAN COMMISSION Thursday June 18, 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 May 21st, 2026 4. Discussion and Possible Action: Land Use Application 2026-06 submitted by Rick North for a CSM a located at 6359 Pheasant Lane i. Staff report ii. Public Comment iii. Applicant Comment iv. Commission Discussion 5. Discussion and Possible Action: Land Use Application 2025-01 Concept Plan for a Conservation Subdivision to be located on Sunset Drive (parcels 062/0608-362-8000-9, 062/0608-362-8500-4, 062/0608-362-8570-0, 062/0608-351-8000-2, 062/0608-362-9070- 3, 062/0608-351-9500-5) i. Staff report ii. Public Comment iii. Applicant Comment iv. Commission Discussion 6. Discussion: Revisions to the Town of Verona Land Division and Development Ordinance 7. Next Meeting: July 16, 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: 06/12/2026, Mark Geller, Chair, Town of Verona Plan Commission Town of Verona Plan Commission Meeting Minutes May 21, 2026 6:30pm Town Hall Community Room 7559 County Highway PD, Verona WI Members Present: Mark Geller, Tom Mathies, Lori Lukens, Sarah Slack, Haley Saalsaa-Miller Staff: Sarah Gaskell, Administrator 1. Call to Order/Approval of Meeting Agenda – Geller called the meeting to order at 6:31 pm. Motion to approve the agenda by Mathies, second by Lukens. Motion carried by voice vote. 2. Public Comment – none 3. Approval of Minutes from April 16th, 2026 Motion by Lukens, second by Mathies. Motion carried by voice vote. 4. Discussion and Possible Action: Land Use Application 2026-05 submitted by Robert and Sandra Rego for a CSM and rezone located at 1828 CTH PB • Applicant Comment • Commissioner Comments • Mathies asked about the use of the barn and compatibility with RR-2 zoning, applicant response was it is used for storage purposes Motion by Lukens to recommend approval of Land Use Application 2026-03 with the conditions listed in the packet, second by Mathies. Motion carried by voice vote. 5. Discussion and Possible Action: Land Use Application 2026-06 submitted by Joseph Poast 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 • Email submitted for the record by Bob and Shari Blasdel, 7607 Riverside Road • Andrea Rodrigues-Pavao, 1839 Flint Lane; concerned about road safety, traffic, stormwater management, wildlife, air quality, agricultural heritage • Dusty Poast, 1928 Hidden River Road; concerned about safety of Flint Lane, traffic on Riverside Road, tile line removal and effect on surrounding lands • Mike Duerst, 2838 Cross Country Circle; would like to see access from the cul- de-sac of proposed Lot 5 for realignment of Flint Lane • Applicant Comment • Kurt Wedig: applicant understands farming, member of a large farming family and currently farming land of 400+ acres; plans to plant more trees that the number needed to be removed for road improvements; vision triangles are required at intersections so Flint Lane intersection will be improved over current condition; density was approved 8 years ago with the Future Land Use Map category of 4-8 acres for the property; development will be phased; county regulates stormwater requirements; will likely see an improvement via prescribed flow calculations • Ron Klass: stormwater handled by Dane County and DNR; release rate after development is often less; Dark Sky Ordinance will inform lighting design; Steep slopes incorporated into the Open space; restoration of open space will be to prairie grasses and plants; infiltration rate not yet determined but assuming at least 90%; DNR determined that there was not an intermittent stream on the property • Commissioner Comments • Mathies: presence of bedrock been determined yet; origin of tree lot; would rather that screening of the homes be accomplished via lot planting and not a berm along Riverside Road; would like to see a map of the drain tiles in the area; Lot 2 has an irregular shape – would like to see that rectified • Saalsaa-Miller: connection to adjacent properties is sufficient; the design seems disconnected – like two separate neighborhoods; would like to see the site; Flint Lane is a concern, support the idea of realignment of the road further north of the current proposed design • Slack: will there be phases of development? What drove the design? Proximity to manure spreading and potential effect of speeding on wells; what is the demand for lots currently in the Town; can Lot 1 be incorporated in the Open Space to preserve the woodlot • Mathies: would like applicant to explore the idea of realigning Flint Lane further north; wants to examine traffic on Riverside • Lukens: deed restrictions needed on Lot 1 to prevent access to Riverside; wants more Flint Lane improvements as mentioned by other commissioners; wants to visit the site before making any recommendations • Geller: would like to explore more improvements to Flint Lane; more information needed on potential infiltration rates; more adherence to the intent of conservation subdivision design; screening for the Blasdel residence is missing from the design; seconds the request for a drain tile map No action. 6. Other 7. Next Meeting: June 18, 2026 8. Adjourn – Motion by Mathies, second by Slack. Motion carried by voice vote. Meeting adjourned at 7:50 pm Submitted by Sarah Gaskell, Town Planner/Administrator From: shariblasdel@tds.net To: Mark Geller; Sarah Gaskell Subject: Robert Blasdel Concerns Regarding Proposed Wedig Property Development Date: Tuesday, May 19, 2026 8:06:33 PM CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. 1. Proposed stormwater pond - I have concerns regarding design and specifications of proposed stormwater pond. Taking into account the method and means that currently address drainage in this area and the amount of stormwater that has been evident at times from existing topography running through this area. How will the neighboring properties to the east be affected and protected by this storm-water pond? 2. Exterior lighting - want to see some kind of restriction on night lighting as to not take away any dark sky more than there already is. 3. Traffic study - concerns of increased traffic due to construction process and new residents' vehicles that will be added. 4. The conceptual plan on the proposed Wedig development shows a proposed tree screen along Riverside Road to reduce the sight of the new homes that will be built, taking away the scenic view per the Town of Verona Comprehensive Plan. What is being proposed for our property that will be surrounded on three sides by this proposed development? 5. Is there going to be an inventory of existing trees that will be saved from this proposed development? Isn't this required in the Town of Verona Comprehensive Plan? TOWN OF VERONA APPLICATION FOR LAND USE CHANGE Please review the Town of Verona Comprehensive Land Use Plan and Subdivision and Development Ordinance 05-04 (found on the Town website: (www. town. verona.wms) and Dane County Ordinances Chapter 10 -Zoning, Chapter 11 - Shoreland, Shoreland-Wetland and Inland-Wetland Regulations, and Chapter 75 - Land Division and Subdivision Regulations prior to application. A pre-application meeting or initial review should be scheduled with Town Staff and/or Plan Commission Chair if you have any questions or concerns and to determine the fees associated with the application. Proposed land use change for (property address/legaf description): (l^&^& ^. /^~/ ^% '^..'/)^-h-/ ^'. h^ji 'h^'/a^e/) ^5C7 t ^^€1 ^^c\<^^^lj^^ ^ Please check all that apply: a comprehensive plan amendment- please see specific submittal requirement D rezone petition current zoning category new zoning category a conditional use permit conditional use requested certified survey map c preliminary plat a final certified survey map a concept plan a site plan a request for Town road access Property Owner Phone 6<^S -ZZ^' cjS Address (o ?>^_°l s?h ^O^C^ 't LOA^^ Applicant, if different from the property owner Applicant's Phone. E-Mailii ^i^&no^^-.a^^v} E-mail If the applicant is different from property owner, please sign below to allow the agent to act on behalf of property owner. 1 hereby authorize to act as my agent in the application process for the above indicated land use change. Signature Date Description of Land Use Change requested: (use reverse side if additional space is needed) (^hMi^ ^ f)^f/L^^ /'^w^ ^-pM</^^ <^3 55 ^^SSC/ P^J^^/^^i-- 92^7 /y^^-z^^ 1 certify that all information is true and correct. I understand that failure to provide afl required information and any related fees will be groun^for denial of myj-equest. /^z ~y/^^ 4-^-'^ Aj:)plicint Signature l^i nl<- A/G/ii-h Date Print Name RETURN COMPLETED APPLICATION TO MAP/PLAN AND ANY OTHER INFORMATION VIA EMAIL TO: Sarah Gaskell, Administrator, Town ofVerona 7669 County Highway PD, Verona, Wl53593 sgaske!]@1own,yerona.w^ u^ (608)845-7187 OFFICE USE ONLY Application # Fee \ ^o .o~& Paid by \} enr-\J^ S^c. ; <^-&u^/AA Date S'S'^>^ Check # oL-?o<S- Receipt # ^9-3 CERTIFIED SURVEY MAP WALKER SURVEYING INC. 5964 LINDA CT MAZOMANIE, WL 55560 LOT 5 AND LOT 4> PLAT OF WENDELLWOOD, LOCATED IN THE NE 1/4 OF THE NE 1/4, SECTION 13, T06N, R08E, TOWN OF VERONA, DANE COUNTY, WISCONSIN. 24030 3 30 160 0Xl GRAPHIC SCALE - FEET LEGEND SCALE 1" - 80 Ft 0 = 3/4" * 24' SOUD IRON ROD SET 1.50 LBS./FT. MINIMUM WEIGHT UNLESS OTHERWISE STATED ( ) = RECORDED INFORMATION LP. ° IRON PIPE I.S. - IRON STAKE P.P. - PINCHED PIPE NE CORNER SEC. 13-06-08 FND DN5 ASPHALT NAIL W1SCOR-DANE N 456090,080 E 794376.700 WENDELLWOOD NORTON'S WENDELLWOOD ADDITION PHEASANT PLACE ^Wlllft^ ^caz^ ( EAST ) S 88-41'03"E 271.00' 135.00' /' D^CATEO TO ^^UBUC • 1^00' •^' ~^ -/ANTHONY J.\.A^ :n s 50,552 Sq Ft 1.16 ACRES /////Yml^ ^ 35,257 Sq Ft 0.76 ACRES LOT 1 C.S.M. #5041 60.^9' [^ 196.28' 136.00' ./_,,... I %^ ~ _ _.N 89'4)'35"W ' /^// 271.00' ( S 8^58'00"W \) ^^ LOT J C.S.M. ^6981 141.04' LOT 7 LOT PLEASANT ACRES E 1/4 CORNER SEC. 13-06-08 FND ALUM. MON. ^ NOTES: THIS SURVEY IS SUBJECT TO ANY AND ALL EASEMENTS AND AGREEMENTS, RECORDED AND UNRECORDED, REFER TO BUILDING SITE INFORMATION CONTAINED IN THE DANE COUNTY SOIL SURVEY. SURVEYED FOR: DISTANCES MEASURED TO THE NEAREST HUNDRETH OF A FOOT BRAD NORTH BEARINGS MEASURED TO THE NEAREST 5" MAR1SSA MARICONDA 6555 PHEASANT LN ALL PLSS WITNESS MONUMENTS WERE FOUND AND VERIFIED VERONA, Wl 55595 SURVEYED FOR: RICK NORTH MARIE NORTH 6559 PHEASANT LN VERONA, Wl 53593 PAGE 1 OF 5 WW04RN DOCUMENT NO. CERTIFIED SURVEY MAP NO. VOLUME _ PAGE CERTIFIED SURVEY MAP WALKER SURVEYING INC. 5964 LINDA CT. MAZOMANIE, WL 53560 LOT 5 AND LOT 4, PLAT OF WENDELLWOOD, LOCATED IN THE NE 1/4 OF THE NE 1/4, SECTION 15, T06N, ROSE, TOWN OF VERONA, DANE COUNTY, WISCONSIN. SURVEYOR'S CERTIFICATE 1, Anthony J. Walker, hereby certify that this survey is in compliance with Chapter 256.54 of Wisconsin Statutes. I also certify that I have surveyed and mapped the lands described hereon and that the map is a correct representation of all exterior boundaries of the land surveyed and the division of that [and in accordance with the information provided. I also certify ^tlf|at this survey was done under the direction of Brade North Marissa Mariconda Marie North JN/W ^m 2^2^ Anthony t). Walker, Registered Land Surveyor No. S-1957 ^\u"»///// ^coti^ ^A\.-' ANTHONY WALKEE S-195< \ MAZC^ LEGAL DESCRIPTION Lot 5 and Lot 4, Plat of Wendellwood, Recorded in Vol.14, Page 58, of Plats, Dane County Register of Deeds, located In the NE 1/4 of the NE 1/4, Section 15, T06N, R08E, Town of Verona, Dane County, Wisconsin. PAGE 2 OF 3 DOCUMENT NO. CERTIFIED SURVEY MAP NO. VOLUME _ PAGE CERTIFIED SURVEY MAP WALKER SURVEYING INC. 5964 LINDA CT. MAZOMANIE, Wl. 55560 LOT 5 AND LOT 4, PLAT OF WENDELLWOOD, LOCATED IN THE NE 1/4 OF THE NE 1/4, SECTION 15, T06N, ROSE, TOWN OF VERONA, DANE COUNTY, WISCONSIN. OWNER'S CERTIFICATE As owner, I hereby certify that we have caused the lands described on this Certified Survey Map to be surveyed, divided, dedicated and mapped as shown on this./CertJfted Survey Map, 1 also certify that this Certified Survey Map is required by^S_J5-4-^ (1) (a) of Dane County Code of 9rdinances to be submitted to tJne,/p^rT§^^6un^-^or^ng and Ljy^i^egulatiori^j^oj^i^ttee for approval. ^' ^^^^^'^ tS A?^ -.-* • ,7 Rick L North Marie H. North /' )n3a STATE OF WISCONSIN ) DANE COUNTY )SS ^w- -.-•ANTHONY WALKER S-1957 \ MAZOMA^ ^.....v'.. •^•w^s'^^yPersonally came before me this ^Q^.^ day CC\Ci^p_ of ^0^ ^ ______ Liill^'- 20J^z., the above named i^jcSia/^. -CY&JC^^- ^^JT^. I?^-^N_ ^ ^^A^T^^^\ui^vSjt^5=^ 1^^¥^'f2j to me known to be the person who executed the foregoing instrumen^flipri^^^nowkledge the same. '<V^P^1 x\\v Notary Public. My Commission expires C^£A^5&^<^^rt\^> j^^ ^?.H^'^ ^4cc&^>-^^y T-, l-Q'S-^O^G _____ ^'^ ^%\/^OT^;\^^ \ ^ s en ; ; ^ = ^ ''. ^,. - / ^ ^ ^''•.."'^l-lO,/,;?.DANE COUNTY ^>^^/^ Approved for recording per Dane County Zoning and Land RegulatF^ (&i)cn(^i|t(^r^cj^^.^^^^.y.. „... „...., ^^^^. ..^..^^^ CITY OF FITCHBURG THIS CERTIFIED SURVEY MAP, INCLUDING ANY DEDICATIONS SHOWN HEREON, HAS BEEN DULY FILED WITH AND APPROVED BY THE COMMON COUNCIL OF THE CITY OF FITCHBURG, DANE COUNTY, WISCONSIN ON THIS _____ DAY OF _________ 20_ CITY OF FITCHBURG DATE TOWN BOARD APPROVAL This CSM, including public highway right—of—way dedication designated herein is herby acknowledged and accepted by the ____ Town of Verona this _ day of ___, 20__. REPRESENTATIVE RECEIVED FOR RECORDING THIS AT _ O'CLOCK _ M IN VOLUME PAGES DAY OF 20. OF CERTIFIED SURVEY MAPS ON KRISTI CHLEBOWSKI. DANE COUNTY REGISTER OF DEEDS PAGE 5 OF 5 DOCUMENT NO. CERTIFIED SURVEY MAP NO. VOLUME _ PAGE Sarah Gaskell From: Sent: To: Subject: Brad North <brad@northdb.com> Monday, May 4, 2026 3:07 PM Sarah Gaskell 6355 Pheasant Ln - Property Line CAUTION: This email originated from outside the organization.1 Do not click links or open attachments unless you recognize the sender and know the content is safe. HiSarah- Nice meetingyou this morning. Im writing to - Approve the Lot Line Change between 6355 Pheasant Ln and 6359 Pheasant Ln 1m also working on getting everything put together for Zoning in regards to the Garage Addition, and I will send it your way once I hear back from them. Thanks Brad North Owner | Builder/ Designer North Design Build | northdb.com 0: 608.230.6941 I C: 608.405.2297 Planning Report Town of Verona June 18, 2026 6355 Pheasant Lane Property Owner: Rick North Property Addresses: 6359 Pheasant Lane, Verona WI 53593 Applicant: same Location Map Summary: The applicant is seeking a CSM for parcels 062/0608-131-1040-4 and 062/0608-131-1060-0 to move a lot line between the parcels to allow for a pool addition. Currently the parcels are both 0.97 acres in size. 6355 Pheasant Lane will be 1.16 acres and 6359 Pheasant Lane will be 0.76 acres as a result of a CSM approval. Comprehensive Plan Guidance: The Future Land Use Map category for these parcels is Urban Residential, SRF Neighborhoods, Private Septic. Zoning will not change. Current and Proposed Zoning: The current zoning of the parcels is SFR-08 and will remain unchanged. Extra-territorial Review/Boundary Agreement Authority: This parcel is in Area C of the Boundary Agreement with the City of Verona therefore no further approvals are needed from the City. The City of Fitchburg has indicated they will approve the CSM. Surrounding Land Use and Zoning: The parcels are located in the northeast part of the Town, adjacent to the City of Fitchburg. They are located in the Town of Verona neighborhood comprised of Goose Lake Drive, Pheasant Lane and Tonto Trail. Site Features: None of significance. Driveway Access: The current driveways that serve the existing lots will remain unchanged. Other: The CSM is requested to allow for 6355 Pheasant Lane to add a pool to the lot. The owners of both lots are family members. The City of Fitchburg will be approving the CSM via an administrative process. TOWN OF VERONA APPLICATION FOR LAND USE CHANGE Please review the Town of Verona Comprehensive Land Use Plan and Subdivision and Development Ordinance 05-04 (found on the Town website: (www.town.verona.wi.us) and Dane County Ordinances Chapter 10 - Zoning, Chapter 11 - Shoreland, Shoreland-Wetland and Inland-Wetland Regulations, and Chapter 75 - Land Division and Subdivision Regulations prior to application. A pre-application meeting or initial review should be scheduled with Town Staff and/or Plan Commission Chair if you have any questions or concerns and to determine the fees associated with the application. Proposed land use change for (property address/legal description): Tony Heinreichs land at 6622 Sunset Drive Please check all that apply: □ comprehensive plan amendment - please see specific submittal requirement □ rezone petition current zoning category new zoning category □ conditional use permit conditional use requested ____________________________ _ □ certified survey map □ preliminary plat □ final certified survey map * concept plan □ site plan □ request for Town road access □ variance 608-235-9920 Property Owner Phone ______________ _ Address 702 N High Point Road, Madison, WI 53717 E-Mail tonyheinrichs1 O@gmail.com Justin Zampardi - Vierbicher Applicant, if different from the property owner ______________________ _ A I. t' Ph 608-821-3970 E .1 jzam@vierbicher.com pp 1can s one _______________ -ma1 ________________ _ If the applicant is different from property owner, please sign below to allow the agent to act on behalf of property owner . I hereby authorize Justin Zampardi - Vierbicher to act as my agent in the application process for the above indicated land use change. 6/12/2026 Signature Date Description of Land Use Change requested: (use reverse side if additional space is needed) Develop Ag lands to single family residential subdivision I certify that all information is true and correct. I understand that failure to prov ide all requ ired information and any related fees will be grounds for deni~f--r ny reques 7 /) J .,. ~ "- tJ ( 6/12/2026 Applicant ignatu re Date Print Name _~-~..,.,__,6=-_,__,,,--,1-- -t---=--'--+---_;___----"'---h ,,______..,_ ____ _ RETURN COMPLETED APPLICATION TO MAP/PLAN AND ANY OTHER INFORMATION VIA EMAIL TO: Sarah Gaskell, Administrator, Town of Verona 7669 County Highway PD, Verona, WI 53593 sgaskell@town. verona. wi .us (608) 845-7187 OFFICE USE ONLY Application# _________ _ Fee -------------Paid by ___________ _ Date _____ Check# ____ _ Receipt# ___________ _ 525 Junction Rd | Suite 7000 | Madison, Wisconsin 53717 Phone: 608-826-0532 | Fax: 608-826-0530 | vierbicher.com June 2, 2026 Sarah Gaskell Administrator/Planner 7669 County Highway PD Verona, WI 53593 Re: Heinrichs Development Group (HDG) – Sunset Drive Narrative Ms. Gaskell, This letter serves as the Narrative for the Sunset Drive project, fulfilling the Town of Verona’s Land Division and Development Ordinance, SS3.1(2) requirements for Concept Plan submission. The following information speaks to the critical code components required in the narrative and explains, where needed or appropriate, certain site features. Area Overview The Project Site is located along Sunset Drive, with CTH PB and rural residential to the west, Deer Haven Trail to the east, and rural residential lots to the south. Prairie Moraine County Park is north of the Project Site, and hosts a segment of the Ice Age Trail. The Project Site contains 172.9 acres, and follows Chapter VIII Conservation Subdivision Design in the Land Division and Development Ordinance. As a result, sixty-eight (68) residential lots ranging from 1.2 acres to 5.6 acres will be clustered to effectively leverage transportation infrastructure, minimize land impacts, and provide thirty-five (35) percent open space, including sloped woodland in the project’s northeastern extents. The residences will be served by individual wells and septic (POWTS) systems. Project Fit With Comprehensive Plan Map 9.6 Future Land Use portrays the Project Site as future rural residential, 2-4 acres. The concept reflects this vision. While some lot sizes are smaller than two acres due to the conservation subdivision design, the net density across the 172.9 acre Project Site with sixty eight (68) homes is equivalent to 2.54 acres per home. This fulfills the maximum density of one (1) dwelling unit per two (2.0) acres of land in Chapter 9 Land Use. Regarding housing need, the Dane County Regional Housing Strategy, Strategic Action Plan 2024-2028 estimates that 7,000 new housing units per year (3,300 owner, 3,700 renter) will be needed in Dane County by 2040. The report estimates City of Verona needs 200 new housing units annually, while all Dane County Towns need 393 units annually. The Sunset Drive project’s sixty-eight (68) homes act as a piece of the puzzle to address the broader Dane County housing crisis in townships and City of Verona. Surrounding Land Uses The Project Site contains agricultural, woodland, limited residential along Sunset Drive, and open land. Adjacent land uses include rural residential, woodlands, agriculture, and recreation to the north (reflecting Prairie Moraine County Park). June 2, 2026 Page 2 of 3 Expected Impacts on the Environment and Transportation The site design strives to lessen negative impacts post-development environmental conditions. While developing the sixty-eight homes will increase impervious area, the homes are clustered in four (4) groupings to efficiently provide transportation resources. There are no “flagpole” lot designs, lessening the need for long driveways (impervious area). The open space runs primarily through the center of the site. In addition to open space contained in outlots, many of the residential lots touching the open space outlots contain backyard open space easements. It is planned for the neighborhood covenants to require homeowners to have a certain number of native trees, in these open space easement areas. The reasoning for this is threefold:  Provide habitat for native species  Beautify homeowners’ properties  Act as a transition between the private realm (house) and public spaces Regarding transportation, the ITE Trip General Manual10 th Edition estimates that single-family detached homes generate ten (10) trips per day. For sixty-eight (68) homes, this represents an estimated 680 trips per day. The Project Site’s three road connections – two on Sunset Drive, one connecting to Darby Fields Drive – are anticipated to filter vehicles in two paths:  Sunset Drive to CTH PB, then USH 18 or USH 151  Darby Fields Drive to Deer Haven Trail and Sunset Drive, then to Borchert Road and USH 18/CTHM WisDOT’s TCMap reports a July 28, 2025 traffic count of 9,200 AADT on CTH PB 0.5 miles south of CTH M. If all 68 households drove to CTH PB, this would represent adding 7.4 percent to the existing 9,200 AADT roadway volume, which is within the capacity of the roadway. Project Site Information - Natural, Archeological, and Historical Features The Project Site contains agricultural and woodlands. The woodlands, especially in the northeastern property extents, will be contained in outlots.. Open space areas with lower elevations will be utilized for stormwater management facilities, including ponds. A wetland delineation will be completed for the property and these areas will be protected. There are no historical structures on the property, and searching Township 6N, Range 8E Sections 35 and 36 in the Wisconsin Historical Society’s Wisconsin Archaeological Site Inventory tool yielded no results for archaeological finds or remains on the Project Site. Project Impact on the Town’s Rural Character The Sunset Drive project intentionally sites homes amidst the Town’s rural landscape. Meandering roads with rural cross sections and open space separating homes into smaller groupings leads to a sense of neighborliness and spaciousness: you have neighbors, but they are not right on top of you as seen in an urban development context. Plans to Reduce Visual Impact of Development from Town Roads and Neighbors Existing trees and foliage, especially along Sunset Drive, will be preserved to maximum extent practical. Additional plantings along property lines or Sunset Drive and in the open space easements referenced earlier will screen the private homes from adjacent neighbors or public open space. June 2, 2026 Page 3 of 3 Project Need for Town Services The Sunset Drive project will utilize private wells and septic (POWTS) systems. It is anticipated that the development would use Town of Verona’s relationship with Pellitteri for refuse and recycling collection. In Closing The Sunset Drive development is context-sensitive to nature and neighbors. It provides needed housing, while preserving open space with intelligent use of conservation subdivision design lessening needed infrastructure and disruptions to land. The project meets future land use expectations. The Heinrichs Development Group and Vierbicher teams look forward to collaborating with Town and its leadership to bring this project to fruition. Please reach out to our team if there are any questions. Respectfully, Matthew G. Miller, AICP, CNU-A Municipal Services Planner Vierbicher Cc: Town of Verona Plan Commission Tony Heinrichs, Owner Matthew W. Schreiner, PE, Principal Gary Blazek, PE, Principal Justin Zampardi, PE, LEED-AP Joe Goldsworthy, PE M:\Heinrichs Development Group\250872 - Sunset Drive Verona\Issued Plans\2026-06-02_ConceptPlanToTown\2026-06-02_Sunset Drive Narrative.docx May 28th, 2026 Town of Verona, Dane County Sunset Drive Concept Plan N Single Family Lot Legend CONCEPT PLAN FOR ILLSTRATIVE PURPOSES ONLY Open Space - Outlot Open Space - Easement Stormwater Facility Future Ice Age TrailLOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 48 LOT 47 LOT 46 LOT 45 LOT 44 LOT 43 LOT 42 LOT 41 LOT 40 LOT 39 LOT 38 LOT 37 LOT 36 LOT 35 LOT 34 LOT 33 LOT 20 LOT 21 LOT 22 LOT 23LOT 32 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 13 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 49 LOT 50 LOT 51 LOT 52 LOT 53 LOT 54 LOT 55 LOT 56 LOT 57 LOT 58 LOT 59 LOT 60 LOT 61 LOT 62 LOT 63 LOT 64 LOT 65 LOT 66 LOT 67 LOT 68 LOT 6 234C2 7310B 214B2 234C2 194B2 246C2 246D2 7724D2 214B2 234B2 118C2 246D2 234B2 7961E2 246C2 7243C2 214C2 164E 7310D2 7361D2 7374A 246D2 234B2 7197A 234C2 246C2 7243B 7105B 214B2 246D2 7310B 312B2 312B2 7124C2 212B2 7105B 234B2 214C2 214C2 7325C2 7197A 246E2 246C2 236D2 7361C2 7197A 1180C2 212B2 194C2 194C2 246C2 7961E2 7310D2 194B2 246C2 246E2 246E2 7361D2 214B2 7197A 7361C2 246D2 7105B 1180C2 7961E2 246D2 7243C2 312B2 234B2 246D2 246D2 312B2 246D2 214C2 7197A 234B2 194B2 194C2 7310D2 234C2 1180B2 7124C2 7124B 214C2 214C2 7124B 234B2 7124C2 246C2 246C2 7124C2 7310D27243C2 246C2 214C2 246D2 246D2 212B2 246E2 236C2 246C2 7961E2 234C2 312B2 7361D2 246D2 1180C2 246E2 246D2 234C2 194B2 7310C2 7243C27124C2 7361D2 ArcGIS Web Map Dane County Land Information Office (LIO), Fly Dane Partnership, Ayres Associates, Wisconsin Regional Orthoimagery Consortium (WROC) Parcels Road Names Unnamed Private Roads Road Centerlines County Highway Local Road Soils ColorOrtho3Inch2024Web Red: Red Green: Green Blue: Blue 6/2/2026, 9:08:50 AM 0 1,000 2,000500 ft 0 310 620155 m 1:8,333 525 Junction Rd | Suite 7000 | Madison, Wisconsin 53717 Phone: 608-826-0532 | Fax: 608-826-0530 | vierbicher.com MEETING MINUTES To: Town of Verona From: Justin Zampardi Subject: Sunset Drive Neighborhood Meeting Date: June 8, 2026 Traffic & Access • Will all access points be connected to Sunset Drive? The development team explained that all the access points will connect to Sunset Drive. Two will be direction connections to Sunset Drive and the third will connect to existing Darby Fields Drive and Deer Haven Trail which connects to Sunset Drive. • Residents expressed concerns with exiting traffic on Sunset Drive and the Hwy PB intersection. • Residents expressed concerns with the increased speed limit on Sunset Drive and asked if we were going to lower it. We do not have the authority to reduce the speed limit. This is up to the Town or County to make that determination. • Will there be a connection to the Fisher property to the north? There is no connection to the Fisher property to the north because of the steep topography and planning to preserve the existing trees in the northeast corner of the property. • Will there be a connection to Olson CSM to the south? There is no connection to the Olson CSM property. • Residents expressed concern with construction traffic on Deer Haven Rail. During construction we will work with the contractors to limit construction traffic on Deer Haven Trail. Development • Will this be a condo plat and if the roads will be public or private? The subdivision will be a condo plat and the roads will be private. • Will the zoning be similar to Deer Haven Estates? The development will follow the Conservation Subdivision design in the Land Division and Development ordinance. • Resident expressed concern with Deer Valley Trail connection and the potential for additional traffic on the private drive. The developer has been in contact with Dear Haven Board to discuss the private drives and maintenance. Most of the traffic in the development will be on the west end of the property and use the access point on Sunset Drive. The two eastern cul- de-sacs could potentially use Deer Haven Trail. June 8, 2026 Page 2 of 2 • Will there be landscape requirements in the deed restrictions. There will be landscape requirements in the deed restrictions. The site will meet the open space requirements as shown on the concept plan while preserving the existing trees in the northeast and southeast corners of the project. • Residents expressed concern will the lack of landscape buffer along the west property line . The development team will review the landscape buffer along the west property line. • Where is the Ice Age Trail connection going to be located? The Ice Age Trails connection will start at Dary Fields Drive and extend to the northern property line and connect to a future trail connection. • Resident asked about the cul-de-sac connection with Sunset Drive and the proximity to her driveway. Utilities and Stormwater Management • Will the lots be well and septic and what effect will that have on their systems? The proposed development will be on well and septic systems. It is not anticipated that the proposed well systems will have an impact on the aquifer because of the low demand. • Residents mentioned that their water is very acidic in the area. • Will gas and electricity be provided to the lots? Yes • What is going to happen with the runoff and what happens to the basins when they get full ? The stormwater runoff will be directed to proposed stormwater facilities which will be designed to the 200-year storm event. In larger events the stormwater will overtop the basin through the overflow spillway. Project Timeline • Has this gone to the Town Plan Commission yet? The development team explained that a neighborhood meeting is one of the first steps in the process. We just submitted our concept plan to the Town. • Can you provide a timeline for the project? We will be going through the Town and County’s approval process and anticipate approvals by the end of the year. • What are the thoughts on phasing? We are looking at potentially three phases of development. The complete build-out of the neighborhood will depend on the market and how quickly lots sell. M:\Heinrichs Development Group\250872 - Sunset Drive Verona\Correspondence\2026-06-08 Neighborhood Meeting\Sunset Drive Meeting Minutes.docx Planning Report Town of Verona June 18th, 2026 Sunset Drive Lands (parcels 062/0608-362-8000-9, 062/0608- 362-8500-4, 062/0608-362-8570-0, 062/0608-351-8000-2, 062/0608-362-9070-3, 062/0608-351-9500-5) Property Owners: Tony Heinrichs Parcels: 062/0608-362-8000-9, 062/0608-362-8500-4, 062/0608-362-8570- 0, 062/0608-351-8000-2, 062/0608-362-9070-3, 062/0608-351- 9500-5 Applicant/Agent: Justin Zampardi Vierbicher 525 Junction Road, Suite 7000 Madison, WI 53717 Location Map Summary: The applicant is seeking approval of a Concept Plan for a new Conservation Subdivision Plat. The properties to be platted total approximately 174 acres located in the southeast portion of the town, adjacent to Prairie Moraine Park. Comprehensive Plan Guidance: These lands were identified in the 2023 Town of Verona Comprehensive Plan Amendment Update as an area for future development. The proposed parcels are in the RR 2-4 acre Future Land Use Category on Map 9.6: Future Land Use. The Land Division and Development Ordinance requires a Conservation Subdivision for this property, which allows for lot sizes smaller than 2 acres. Rezones will be required as a condition of final plat approval. Current and Proposed Zoning: Current zoning for all of the parcels is AT-35. The proposed rezones could be either SFR-1, SFR-2 or RR-2. Zoning is yet to be determined. Extra-territorial Review/Boundary Agreement Authority: Joint Committee provisions for review apply to only “land remaining in the Town and located in Areas A, B, and D.” These parcels are in Area B and are therefore subject to review/approval by the JPC, if necessary. Surrounding Land Use and Zoning: The proposed development parcels are surrounded by RE, AT-35, RR-2, RM-16 and MRF-08 zoning land use categories. The majority of the surrounding parcels are larger residential parcels and the parcel directly north of the property is Dane County owned parkland. Site Features: Features include rolling topography and a steep wooded area that has been identified as a potential for the Ice Age Corridor connection. The existing home and related outbuildings located at 6622 Sunset Drive will be incorporated into the plat. Driveway Access: Access to the proposed development would be provided via Sunset Drive and Darby Fields Road. Staff has concerns about the pavement integrity of Sunset Drive during construction of the development and suggests pavement cores be conducted. A Traffic Impact Analysis will be completed as part of the plat approval process. Other: Concept Plan Highlights: • The plan utilizes the conservation design option for an infiltration rate of 90+% per the Town of Verona Land Division and Development Ordinance • A trail system has been designed to connect the open spaces, which will consist of the stormwater system, woodlands and restored prairie areas. • The smallest proposed lot size is 1.31 acres, largest is 2.16 acres • The existing structures in the Proposed Plat Area will be included in the plat per county requirements but may not be subject to inclusion in the HOA Covenants for the development (TBD) • Access to the development has been designed in cooperation with the landowner to the west of the properties. There is an opportunity to involve the landowner to the east of the parcels as well. Staff requests the Plan Commission provide feedback on the Concept Plan to the applicant.