Resolution of Clarification of The 1997 Vermont Land Use Plan

Land Use Intent Form (PDF)

Addendum to Land Use Intent Form

Approvals:

Town of Vermont Plan Commission -- Revised in the fall-winter of 1996-97; recommended for adoption on March 31, 1997. Warren Gaskill, chair; Mike Albert, John Coffin, Dave Dybdahl, Harriet Irwin, Becky Kopras, Don Parrell, Gordon Stevenson, Jon Urness, members; citizen input from Connie Janousek, Jim Elleson, Linda Derrickson, Wayne Tlusty of UW-Extension, Tom Smiley, Dane County Regional Plan Commission.

Town of Vermont public hearing -- Sept. 14, 1997.

Town of Vermont Board -- Approved, 4 to 1, Oct. 13, 1997. Steve Frame, chair; John Bird, John Coffin, Mark Kessenich, Gordon Stevenson, supervisors.

__ By Dane County

__ By State of Wisconsin

This is a guide for decision-making concerning changes in the use of land in the Town of Vermont. It provides a framework to guide development in a manner that respects the rights of landowners while preserving or enhancing those qualities that make the township a special place to live and work.

As such, it reflects the values and the shared intentions of the Town Plan Commission, the Town Board and the citizens of the township at the time of its revision and adoption in 1997.

The plan is to be used in conjunction with applicable ordinances in the Town of Vermont, Dane County, the State of Wisconsin and the federal laws as they relate to land use, environmental protection and building issues.

The policies of this plan have been established and modified assuming major factors that are expected to influence the township’s future. These assumptions include:

• There will be mounting residential development pressure in Vermont Township as the population of Dane County continues to grow. Specific pressure will come from expansion in the nearby villages of Black Earth, Mt. Horeb, and Blue Mounds along with mushrooming residential and commercial growth to the east in the towns of Cross Plains and Middleton along with the cities of Middleton and Madison.
• In Vermont Township, there will be continued strong support for preserving and protecting the scenic beauty, the quality of the environment and a diversity of agricultural opportunities.
• Major transportation corridors will continue to be Highway 18-151 to the south through Mt. Horeb; Highway 14 (and a potential commuter rail line) to the north through Black Earth; Highway 78 between Black Earth and Mt. Horeb, and Mineral Point Road and County J into the center of the township from the east.
• Rapid technological changes may continue to support more work at home.

This plan must be reviewed and revised as necessary by town officials at least every five years. But since the following goals and policies are based on the above assumptions, the plan could be updated if these assumptions prove wrong as the future unfolds or if the policies are failing to achieve the intended future.

Our Geography: The Town of Vermont lies on the western border of Dane County between the villages of Black Earth and Mount Horeb. It is in the driftless area in which the hills have not been rounded off by glacial action and there is no overlying cover of glacial deposits. The nearly level layers of sandstone and limestone are cut by rather deep narrow valleys. The thin soils covering this bedrock are very easily eroded unless kept covered with vegetation. The hilltops are mostly 1,100 to 1,200 feet in elevation while the valley bottoms are mostly 800 feet or lower.

At present about 30 percent of the land in the town is woodland. In these woods, along the edges, and in the wetlands, meadows and open pastures there is a considerable population of wildlife. For some of these animals long stretches of connected woods are important to provide them with food and cover. Since most of the woods are on the steep slopes, they do double duty by protecting the slopes from erosion while also supporting the wildlife population. The streams in the town also provide good habitat for aquatic life, including game fish, as well as critical corridors for all types of wildlife.

The north-south orientation of the valleys has produced a road system that follows these valleys and provides easy travel to Black Earth and Mount Horeb, but is cut off from direct routes to Madison. It is therefore less desirable for commuting to Madison than other nearby areas. There is no village or high density residential area in the town.

The goals of this plan are to:

These are detailed below.

There is a relatively low density of buildings, in terms of the number of buildings visible from any one vantage point, as well as the total number of buildings, visible or not. The buildings that are visible are predominantly farm buildings. To maintain this character, we want to encourage new homes and other structures to be designed and located so they are compatible with their surroundings.

Another important part of the rural character of our township is the sense of community that exists among the residents. People know each other, many are long-time residents, many work in the area. We want to encourage residents to become active participants of this community. We want to encourage opportunities to make a living within the township, through agriculture, cottage industries, and other low-impact home-based businesses.

While the number of full-time, larger farms in the township has been decreasing, we still consider ourselves an agriculture-based community. Also, the state, through A-1 Ag Exclusive zoning designation, provides tax support to owners of these lands located in townships, such as Vermont, where policies are in place to protect ag land. We recognize that farming is not just an economic pursuit but a lifestyle, and that many town residents are farming part-time.

The continued viability of some of our farms depends on an adequate availability of cropland to rent. And so we support policies concerning residential development that maximize the agricultural land that could be available for rental to farmers.

We also recognize the significant potential of a broad spectrum of agriculture activities. For example, the township is ideally located for production and direct marketing of agricultural products to urban and suburban residents.

The natural environment in Vermont Township is an irreplaceable resource. Some of its important features are surface waters and groundwater, wetlands and floodplains, woodlands and prairies. The steep slopes are susceptible to erosion when disturbed. Protection of these natural features is an important consideration for development in the township.

We recognize that diversity of plant and animal species is an important environmental value. We appreciate the value, and scarceness, of native plant communities. We understand the value to wildlife of large tracts of undeveloped land. We will encourage development proposals that will enhance or sustain and protect ecologically significant native plant communities and wildlife habitat.

The natural beauty of the township is dependent on many of the same qualities that contribute to its rural character. The visual richness of the terrain stems from a diverse natural environment, with wetlands, woodlands, prairies, and meadows. This natural beauty also depends on large areas of open space, with beautiful views of the surrounding countryside, uninterrupted as much as possible by buildings or other structures. We will consider preservation of this natural beauty when evaluating development proposals.

Buildable Site -- meets physical site requirements.

Driveway -- "driveway" is defined to mean private driveway, road, field road or other means of travel through any part of a private parcel of land which connects or will connect with any public highway.

Density -- the amount of non-farm residential development allowed, in relation to the total area owned. The density limit of the plan is expressed as one "potential development right" per 35 acres.

Effective Date -- for purposes of establishing the density in the plan is Jan. 1, 1985. The details of this determination are discussed in Policy 1a, Page 5.

Floodplain -- is the land adjacent to a body of water which has been or may be hereafter covered by flood water (as delineated on official floodplain maps).

Land of Agricultural Significance -- is that which is of sufficient quality to be preserved for agricultural use as determined by a town planning committee evaluation of: size, productivity, slope, crop history, shape and accessibility. (See Rating Sheet, Appendix)

Lot -- is a parcel of land occupied or intended to be occupied by a building and its accessory buildings and uses. A lot may be a parcel designated in a plat, a certified survey map, or described in a conveyance recorded in the office of register of deeds.

Zoning Parcel -- a contiguous and discrete tract of land, all under the same ownership and on public record.

Potential Development Right -- an allowance for possible construction of a home on a parcel of land based on density requirements. (Note that all other requirements of this plan must also be met for residential development on the parcel to be approved.)

Pre-existing Parcels -- refers to parcels of land in existence on public records as of Jan. 1, 1985.

Slope -- is the slant or inclination of the ground expressed as a percentage of the vertical rise divided by the horizontal length. Thus, a slope which rises 13 feet over a distance of 100 horizontal feet is a 13 percent slope

Wetlands -- are land areas characterized by high water table, the presence of surface water at any time during the year, predominantly organic soils and aquatic vegetation. Determination of wetland areas will be based on maps prepared by the state Department of Natural Resources or by observation of the characteristics listed above.

Shall & Should -- "shall" means the provision is mandatory for compliance; "should" means desirable as a good practice.

The following policies are intended to achieve the above-stated goals. While grouped separately, these policies are interrelated and must be viewed as all contributing to the goals of this plan. There may be some situations where unique circumstances on specific sites are not specifically addressed by these policies. In such cases, the Plan Commission and the Town Board will use their best judgment to arrive at a resolution that is consistent with the goals of the plan. The intent is to work closely with the individuals involved to try to meet the goals of the property owner as well as those of the township.

The objectives of the Town of Vermont with respect to maintaining and encouraging rural character are:

1. To limit the density of new residential development;
2. To encourage design and location of structures that are compatible with their natural surroundings;
3. To encourage opportunities for residents to make a living within the township.

In support of these objectives, the Town has adopted the following policies:

In accordance with state and county A-1 Exclusive Ag zoning requirements,

• Residential development shall be limited to one "potential development right" per 35 acres, based on land ownership as of Jan. 1, 1985.
• One house per zoning parcel, existing as of Jan. 1, 1985, will not be counted as reducing the number of "potential development rights."
• Parcels existing as of Jan. 1, 1985, with at least 20 acres but less than 53 acres, will be allowed one "potential development right." Parcels with an existing house will be allowed one additional "potential development right," subject to the other policies of this plan.
• In situations where there has been no formal recording of the transfer of "potential development rights" when land has been divided, it is up to the past and current owners of the land to reach agreement in writing before bringing the request before the Town Board.
• No multi-family, multi-unit dwellings will be allowed.
• Other restrictions may be imposed by pertinent state and county zoning regulations.

• Non-farm residential development will be limited to areas which are not deemed essential to agricultural pursuits or the rural environment of the town.
• The site and the buildings should be located so they are compatible with the character of their surroundings.
• Minimum zoning lot size is one acre.
• Building location must minimize loss of trees and grading of land.
• Each zoning parcel must front on a public road for at least 66 feet or to comply with county ordinances.

• Driveways must meet the requirements of the Town Driveway Ordinance, including safe passage for emergency vehicles and a driveway grade no steeper than 13 percent.
• The Town Board may permit a shared driveway for environmental or safety reasons. One driveway may serve no more than three residences, and there should be consideration of an alternate driveway that meets the requirements of a conventional driveway with road frontage.
• Roads or driveways may be permitted to cross agricultural land to reach proposed non-farm development if minimal farmland is removed from production.
• Any construction on slopes over 20 percent or within 1,000 feet of surface waters must meet an erosion protection requirements of Policy 3b, Page 7. All cuts, fills and potential erosion problems must be noted in a plan submitted by an engineer or other qualified individual before a driveway permit will be issued.
• A driveway must be approved by the town’s Driveway Committee before construction of the associated residence or building may begin.

1d: Commercial practices

Small commercial enterprises that are consistent with the requirements of county Agricultural and Residential zoning districts may be allowable. Commercial uses requiring rezoning will be limited to small contractors, vehicle storage, cottage industries, and limited outside storage of materials such as provided in the "Limited Commercial Zoning District." Specific criteria for rezoning are:

• Minimal conflict with neighbors.
• Uses minimal or no productive ag land and minimum land area to accommodate the use.

Commercial recreation proposals will be limited to those uses having minimal impact on the natural environment. Access to a state or county highway is preferred. However, if a town road is involved, the applicant must demonstrate minimal impact to neighbors. If the town road requires improvement, the applicant will be required to pay their share of such improvement.

Heavy industrial uses are incompatible with the goals and objectives of this plan.

• To continue to provide only limited services required for a rural area, including provision of public road maintenance, snowplowing on public roads and emergency services (fire and ambulance). (Comment: This policy recognizes that these services are often provided in cooperation with neighboring local governments as well as Dane County.)
• To avoid any substantial expenditure of public funds and incurrence of municipal debt for construction or provision of municipal improvements and services usually associated with urban development. (Comment: Since a major goal of the town is to remain rural, urban services will not be needed. Also, it is well established that development leads to higher demand for urban services and, thus, higher taxes.)
• To consider the goals, objectives and policies of this plan, as well as the general welfare of all residents, when evaluating any new town services in the future. (Comment: It is difficult to anticipate future service needs; however, this policy allows some flexibility as long as the general welfare and plan impacts are considered in the deliberation.)

* * *

The objectives of the Town of Vermont with respect to agriculture are:

1. To preserve productive farmlands for continued agricultural use.
2. To protect farm operations from incompatible land uses and activities which may adversely affect the capital investment in agricultural operations, such as locating a new house near a barnyard.
3. To support agriculture as a major economic activity within the town.
4. To support the preservation of the family farm as a viable economic unit as well as a desirable way of life.

The polices are:

To preserve land of agricultural significance (as defined Page 4 and through the worksheet in the Appendix) for continued use as farmland and regulate use for non-farm development. While land in the town may not be as productive as other areas of the county for commodity farming, it is important to local agricultural operations and should be preserved. In some cases, the town may allow new residential construction on land where the loss of agricultural opportunities is kept to a minimum. No more than 3 acres total for driveway, septic, dwelling and any outbuildings may be removed from availability for agricultural use. This policy recognizes that -- in some cases -- a homesite on the edge or corner of a field may be allowed.

To cooperate with other units of government in any program that encourages the continued use of land for agricultural opportunities. (Comment: The town is participating through this plan and Exclusive Agriculture Zoning to make farmers eligible for tax credits under the State Farmland Preservation Program.)

To protect existing farm operations from restrictions on noise, odor and the keeping of animals associated with farm operations To require review by the Town Board of any heavy concentration of livestock, such as a large feedlot, to prevent environmental damage. (Comment: Only those ordinances and restrictions that are required for health and safety shall be applicable in farmland preservation areas. This policy recognizes that often new non-farm residents who are unfamiliar with farm operations desire unrealistic controls or conditions on farm activities.)

To consider an additional residence for parents or children of the farm operator if the conditional use standards of the A-1 Agricultural (Exclusive) District are met, as well as the town policy criteria for non-farm houses. These residences will count in the one development right per 35 acres density of Policy A1. (Comment: This policy acknowledges that the A-1 Agricultural (Exclusive) District allows residences for parents or children of a farm operator on a conditional use basis. Since such houses are essentially non-farm, this policy provides the same treatment as a matter of fairness and consistent policy.)

The objectives of the Town of Vermont with respect to resource protection are:

1. To recognize and respect the natural environment as an irreplaceable resource.
2. To protect and improve the quality of surface and groundwater within the town, including protection of floodplains and wetlands.
3. To encourage the use of soil conservation practices in farming operations and any development of the town.
4. To encourage the management and preservation of woodlands, wetlands and prairies as an economic land use, an environmental protection area, and a means of preserving the natural beauty of the town.
5. To encourage sensitivity to native plant communities.

The policies are:

To preserve floodplains and wetlands in order to avoid expensive future drainage and flooding problems; retain them as essential components of the hydrologic system; maintain their value as wildlife habitat; and maintain them as focal points of natural beauty. (Comment: Current zoning and sanitary requirements preclude such areas from development.)

To require evaluation of soil loss according to the Universal Soil Loss Equation for all construction in areas sensitive to erosion. Specifically:

• No land with slope in excess of 20% shall be disturbed unless effective construction site erosion control measures are installed to limit soil loss from the construction site to 15 tons per acre or less.
• No land within 1,000 feet of any stream, wetland or other surface water resource shall be disturbed unless the soil loss from the construction site is limited to 7.5 tons per acre or less.

An erosion control plan by an engineer or other qualified individual must be submitted before a driveway permit or rezoning will be approved. If the Town Board or the Building Inspector determines that the erosion control plan is not being followed, a stop work order by the Town of Vermont will be issued.

The town encourages:

• Management practices that promote diverse, sustainable plant and wildlife resources.
• The use of woodlands and prairie grass habitats as erosion control measures on the hillsides or in waterways.
• Protection of native trees and grasslands in any development proposal.
• Responsible use of pesticides, including proper application and disposal procedures.

The town opposes open dumping and littering which detract from the appearance of the town and constitute violations of state and county laws. The town encourages proper disposal and recycling at the Transfer Site east of Mazomanie or through a private hauler.

* * *

The objectives are:

1. To carefully review every development proposal to ensure that the resources which make the town attractive are not destroyed in the process.

2. To ensure that any public land acquisition and use conform to the goals, objectives, and policies of this plan.

3. To establish procedures with public agencies seeking to acquire land within the town which assure prior input from both town officials and citizens. To maintain contact with public agencies owning land in the town, keeping each other informed on current and proposed plans for acquisition, as well as ultimate use of such land.

4. To balance the need for adequate roadways, with the desire for maintaining the natural beauty along roadways with these policies:

The policies are:

• Widening or other alteration of roadways shall be avoided unless absolutely necessary for safe passage of traffic.
• Roads will be maintained in accordance with the town’s road maintenance guidelines (available from the Town Clerk).
• The town will make only minimum use of de-icing agents on the roads and herbicides along the roadsides.
• New roads are generally discouraged. If a new road is approved, it must be constructed and paved to meet state and county requirements before the town will accept it as a public road.

* * *

A flow chart illustrating the approval process for development proposals is provided in the Appendix, as is a site evaluation form.

To allow evaluation of the proposal’s compliance with town land use policies, the applicant must submit a site plan showing the locations of the following:

• Property lines;
• Surface waters;
• Existing or proposed driveway;
• Proposed construction;
• Contour lines.

The Town Plan Commission will visit the site to evaluate the proposal for recommendation to the Town Board. The applicant should expect to appear before the Plan Commission and the Town Board to answer questions regarding the proposal.

A driveway permit or rezoning may be conditionally approved, if deemed necessary to require compliance with the town land use policies. The approval may be revoked if its conditions are not fulfilled.

In addition to the policies set out in this Land Use Plan, there are a variety of township ordinances along with county, state and federal laws that may also be applicable to development proposals.

For example:

• State and county laws that have established A-1 Exclusive Ag Zoning districts, which the Town of Vermont adopted effective Oct. 12, 1979. Under these laws, preservation of ag land is encouraged by rewarding working farmers in such districts with tax breaks. These laws set a density limitation of one potential development right per 35 acres, among other standards.
• Town ordinances that govern the location of building sites and driveways, particularly in relation to the quality of the land and the slope.
• County zoning laws that govern the types of zoning that can be applied to a parcel and the subsequent use of that land according to the particular zoning definition.
• County and state laws that govern wells, septic systems and building practices.
• And certain state and federal laws that govern the use of land near streams as well as protection of the environment.

These laws are often complex or in the process of being updated or reinterpreted. It is the responsibility of town Plan Commission and Town Board members to be familiar with them, particularly the town ordinances, and their application in a way that is helpful for citizens in making decisions about land use.

More detail on this issues is in the Appendix to this report and/or the respective town, county, state or federal laws that are applicable.

Because of the relatively rough terrain and thin soils, there are few locations where septic tank soil absorption systems may be installed. Disposal of sewage wastes on sloping land with rock formations close to the surface provides a threat to local water quality.

The continued viability of farming operations in the town requires the availability of tillable land. For these reasons the Town of Vermont is suitable only for limited development and a low density of population.

Please call the town hall at 767-2457 for this information

Will use current form, updated with comment on erosion compliance

"Calculated soil loss: _______ tons /acre"

Date____Petition #___

Applicant:________________________Potential Buyer:_______________________

Address:                                                         Address:

Meets density requirements? yes no

Proposed driveway meets town specifications? yes no

Driveway and building site have proper erosion control measures? yes no

Meets approval of other appropriate town, county or state ordinances? yes no

For site recommendation, must get "yes" on all site criteria at the top. Plan Commission average rating of at least 14 out of 20 potential points among the goal consideration areas is preferred. Read full plan for more detail of each goal.

Use this form only when zoning proposal includes land that may be of agricultural significance as a discussion guide to help arrive at a committee determination. Examine only that portion of the parcel that may contain potential ag land. The Land Use Plan mandates that minimal land of agricultural significance may be included in a residential rezone. This form will serve as documentation justifying the decisions. Discuss each consideration and insert notes as each applies to the proposal at hand. Mark the relative significance of each criteria. Then make a committee determination.

Applicant_________Petition #________Acres__________Zoning District___________

1. The Town of Vermont adopted the A-1 Agricultural district (Exclusive) of the Dane County Zoning Ordinance effective Oct. 12, 1979, which now applies to all lands previously zoned A-1 Agricultural. Since nearly all land use changes will require rezoning, it is the intent of the town to apply all applicable town plan objectives and policies in making any land use decision.

2. The primary agricultural policies refer to preservation and protection of farmland, with limited non-farm development allowed if all policy criteria are met. The density limitation of "a ratio of one building site per 35 acres owned as of Jan. 1, 1985" means that someone who ones 140 acres would be allowed up to 4 building sites if all the policy criteria are met. The building sites must be at least one acre in size and may be in a cluster or scattered based on the individual considerations, plan policies, and the judgment of town officials. The owner of a parcel or parcels of land of more than 35 acres may create that number of building sites determined in the following manner (each parcel which is not contiguous to the balance of the farm shall be treated separately in this computation): the total number of acres will be divided by thirty-five. If the resulting quotient is a whole number, the owner may create that number of building sites. If it is a whole number plus a fraction, the owner may create that number of building sites equal to the whole number plus one additional building site if the remaining fraction equals or exceeds 18/35. The assessor’s records and maps as of Jan. 1, 1985 will be the basis of the density determination and record of building sites created.

In order to prevent the occurrence of multiple divisions by successive landowners, this limitation shall run with the land; shall be cumulative; and shall apply to those persons or entities owning land within the town on adoption of this provision, and to their grantees, heirs, successors and assigns. The limitation established by this policy will be applied until further study indicates a need to amend the plan.

3. It is also recognized that there are a number of substandard zoning parcels in the delineated agricultural areas of the plan map. There is provision in the zoning ordinance which allows one house per such parcel, where it was vacant at the time of Exclusive Ag Zone adoption. Agricultural Policy 1a, Page 5 allows for splitting such parcels if they are 20 acres or larger and site criteria of Policy 1b, Page 5 are met.

4. Homesite review will be based upon the criteria stated in Policy #1b, Page 5.

"Land of Agricultural Significance" is defined in the definitions, Page 4.

Suitability for septic tank systems must be shown by test results of a state certified soil tester.

The density will be determined as stated above. As a practical means of administration, the tax roll will be used as the basis for number of lots allowed.

Since speculation is discouraged and density limited, rezoning for homesites may be conditioned upon completion of first on-site inspection for building location and approval in ss. 10.255(3)(a)1 of the current Dane County Zoning Ordinances, or upon recording of restrictive covenants within not more than 60 days of County Board approval, binding the property to conditions specified by the amendment, including location of buildings, driveways and septic systems, as provided in ss. 10.255(3)(a)2 of the current Dane County Zoning Ordinances.

5. Site plan review will be based on the criteria of Policy #1, pages 4-6.

Driveway ordinances as adopted. Copies are available from the town clerk.

The slope of the land involved will be determined by on-site measurement of existing grade. (When using soil symbols, the first capital letter is the name of the soil, and the second capitol letter indicates the slope as follows:

A - 0 to 2 percent slopes

B - 2 to 6 percent slopes

C - 6 to 12 percent slopes

D - 12 to 20 percent slopes

E - 20 to 30 percent slopes

F - 30 to 60 percent slopes

Example: EmE2 is a common soil in the town. "Em" means it is Elk Mound sandy loam; "E" means the slopes are from 20 to 30 percent; and "2" means the soil is eroded. Thus, the policy indicates that any soil with an "E" or "F"slope should not be disturbed, although this must be corroborated with on site measurement.)

Cuts and fills will probably be required, particularly on the 20 to 25 percent slopes where grading for driveways will be required. The concern is that effective erosion control measures as recognized by the Dane County Land Conservation Department are used to minimize further erosion. It is the applicant’s responsibility to demonstrate to the committee that adequate erosion control will be provided. These controls must be in place before a building permit is issued.

6. Resource protection policies will be implemented through deliberations on the various proposals presented. While preservation of agricultural land is a priority, the interrelationship with other resources is recognized.

Since wetlands and floodplain are virtually undevelopable in unsewered areas, and they are important to the town, every effort will be made to protect them. Also, woodlands are becoming increasingly important to soil conservation, a supply for fuel, aesthetic and many other purposes. Therefore, in deciding land use changes, every effort will be made to protect quality woodlands and prairies from unnecessary destruction for development.

7. The public lands policies are aimed at coordinating with the Department of Natural Resources on any future acquisition and subsequent use of lands in the town.

8. Mapping Disputes

The town planning committee and the Dane County Regional Planning Commission staff have prepared and reviewed all maps used as the basis for the Land Use Plan. The committee feels these maps are reasonably accurate for planning purposes and will use them as provided in plan policies for making planning and zoning decisions.

Due to scale limitations or potential date error, it is recognized that disputes may arise concerning areas delineated on maps. When a landowner or applicant for change alleges error or misinterpretation of map delineations, he or she must submit proof from recognized professionals that such is the case.

a. Floodplain district boundaries are subject to the county zoning ordinance which has provision for such disputes in section 10.56(c).

b. Soil maps were prepared using the Soil Survey of Dane County, Wisconsin, along with definitions and interpretations from the Natural Resources Conservation Service. When maps or interpretations are disputed, the applicant must obtain professional assistance and submit data to prove allegations:

1) A report of findings must be submitted to the committee by a registered professional engineer with recognized expertise in soil testing and engineering, or by another individual with the same recognized expertise.

2) The town committee will submit that data to the county Land Conservation Department (LCD) for review and comment or opinion concerning the findings.

3) The town committee on receiving a response from the county LCD will use the more detailed data as agreed to by the applicant’s consultant and the LCD staff in making the final decision on the proposal.

4) If errors are found in this process, affected parties will be notified and maps corrected.

In developing the land use plan, the following maps were prepared to show various natural resources, soil conditions and limitations, land usage and other patterns.