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D. Other federal, state or county approvals required A Certified Survey Map will be required,and a delayed effective date would be appropriate. Zoning and sanitary permits will be necessary before building construction can take place. Driveway permits may be required by the town. II. ANALYSIS A. Compliance with Adopted Plans Town Land Use Plan According to the Town of Verona Land Use Plan(dated May, 1987),the property is within a designated Agricultural Preservation Area. Within such areas,nonfarm residential development is limited to a maximum density of one lot per 35 acres. The plan makes no mention of exceptions for legal,nonconforming parcels, so the presumption is that existing A-1(ex) land smaller than 35 acres cannot be divided. The plan shows the residential lots immediately to the north(including Mr. Craine's property), the Shady Bend Subdivision and the residential lots to the south along County Highway M as within a Rural Non-Farm Area. Within Rural Non-Farm Areas,unsewered development is permitted as long as lots are at least two acres,buffer strips are provided between potentially conflicting uses, and development is not on soils posing severe or very severe limitations on septic system installation. Maximum density standards do not apply. Ideally,if the town wishes to promote development on this site, it should consider either adopting standards for the treatment of substandard agricultural parcels, or amending the plan map to reclassify the area to something other than Agricultural Preservation. This would allow this and future landowners to fully understand the policies by which their application will be judged. B. Public,Local Government,And Agency Input Town of Verona On October 1, 1998,the Town of Verona Planning Commission voted 5-1 to recommend approval of the petition as amended. On October 8, 1998,the Town Board concurred with the Planning Commission's recommendation,by a vote of 4-1. The Town did not provide comments on the town action report. Conversations with the Town Clerk indicate that the Town Board's and Planning Commission's discussion focused on the number of lots allowed without a subdivision plat, and that potential conflicts with the town's density policy were not discussed. The Town Clerk has indicated that the Town of Verona's long-standing interpretation of its density policy is that such limitations do not apply to existing A-1(ex)parcels of less than 35 acres. As evidence of this policy,the town cites Petition 6206, approved by the County Board and signed by the County Executive on April 24, 1995. Like the current petition, Petition 6206 involved development on a substandard parcel of A-1(ex) land near designated Rural Non-Farm 2