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A strict interpretation of the wording of the town land use plan would suggest that nonfarm residential development by any means other than by certified survey map is prohibited. Since Mishpacha LLC proposes development by means of a rezoned legal description only,this would appear to conflict with the town plan. The pending CSM on this property would not qualify as nonfarm development, since all four proposed lots are larger than 35 acres and would remain in A-1 (exclusive)zoning. Note,too,that unless appropriate deed restrictions are imposed,the lack of a CSM for the proposed residential lots could make tracking lot splits difficult,potentially allowing higher future densities than the plan would otherwise allow. The town plan also includes language that discourages"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." Although the immediate area is not on prime farm soils, most of the land in the area, including the northern portion of the proposed CSM, is currently in production. County Parks& Open Space Plan The property is 1/3 of a mile to the southwest of both the proposed Sugar River Wetland Resource Area and a priority grassland management area with identified native prairie or oak savanna remnants. The Military Ridge State Trail runs along the Sugar River valley approximately three quarters of a mile to the northeast. B. Environmental features An unnamed navigable tributary of the Sugar River flows from southwest to northeast across Lot 1 on the preliminary CSM. A small portion of the stream's floodplain crosses the northwestern portion of the northern proposed RH-1 parcel. There would appear to be ample room on the parcel to comply with county floodplain requirements. The terrain is rolling,with slopes ranging from 5%to 12%. The southern RH-1 parcel, and all of Lots 2 and 3 in the proposed CSM,are within designated managed forest lands,part of a large area of contiguous woodlands that extends along the slopes of the ridge. C. Site and Neighborhood Planning Issues The two residential parcels would be served by a private drive nearly a mile long. The preliminary CSM shows the drive extending approximately a quarter-mile past the southern proposed RH-1 lot and ending in a cul-de-sac. If the remaining two CSM lots are developed in a similar way to this petition, at least four homes would be served by this driveway. Long private roads serving multiple residences raises concerns about long-term road maintenance, emergency vehicle access and other services. D. Public, Local Government,And Agency Input As of the date of this report,the position of the Town of Verona was not known, and no other county or state agency had commented on this petition. III. CONCLUSIONS A. Summary of main issues/fmdings The proposal would appear to conflict with policies in the Town of Verona plan regarding conflicts with agricultural use,nonfarm development and minimum residential lot size in an 2