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CITY OF VERONA 111 Lincoln Street Verona, WI 53593 (608) 845-6495 veronawi.gov PLAN COMMISSION DATE: MONDAY, AUGUST 3, 2026 TIME: 6:30 PM LOCATION: COUNCIL CHAMBERS CITY HALL 111 LINCOLN STREET VERONA, WI 53593 Call To Order Roll Call Public Comment Minutes Approval of minutes from July 6, 2026 Plan Commission meeting. 2026-07- 06 PLAN COMMISSION MINUTES.PDF 1162 Laser Street, Suites 104 - 108 Public Hearing– Conditional use permit review for a fitness and entertainment facility greater than 10,000 square feet and less than 49,999 square feet located at 1162 Laser Street. a. Discussion & Possible Action – Conditional use permit for a fitness and entertainment facility greater than 10,000 square feet and less than 49,999 square feet located at 1162 Laser Street. 5. 1162 LASER STREET - CUP.PDF Zoning Text Amendment Public Hearing – Zoning text amendment to amend Section 13 -1-105(d): Institutional Uses to allow place of worship in additional zoning districts. a. Discussion & Possible Action – Zoning text amendment to amend Section 13 -1-105(d): Institutional Uses to allow place of worship in additional zoning districts. 6. PI ZONING DISTRICT.PDF Ardent Glen Subdivision Discussion & Possible Action – Final plat review to create 80 lots and 5 outlots located in the Ardent Glen Subdivision west of Shady Oak Lane. 7. ARDENT GLEN - FINAL PLAT.PDF 2000 Range Trail Discussion & Possible Action – Certified survey map review to create two (2) lots located at 2000 Range Trail in the Town of Verona. 8. 2000 RANGE TRAIL - CSM.PDF 201 South Main Street Discussion & Possible Action – Initial review for approximately 5,000 square foot addition located at 201 South Main Street. 9. 201 S MAIN ST - INITIAL.PDF Reports And Comments From The Planning Department Reports and comments from the Planning Department a. Update on development projects. b. Next meeting: i. Tuesday, September 8, 2026 at 6:30 p.m. Adjournment Luke Diaz - Chairperson POSTED: July 29, 2026 POSTED: Verona City Hall Verona Public Library Miller ’s Market All agendas are posted on the City website at: veronawi.gov WRITTEN COMMENTS: You can send comments to the Plan Commission on any matter, either on or not on the agenda, by emailing lsivertsen@veronawi.gov or in writing to Plan Commission, 111 Lincoln Street, Verona, WI, 53593. Notice: If you need an interpreter, materials in alternative formats, or other accommodation to access the meeting, please contact the City Clerk at (608) 845 -6495 at least 48 -hours preceding the meeting. Every reasonable effort will be made to accommodate your request. Notice is hereby given that a majority of the City Council may be present at the meeting of the Plan Commission to gather information about a subject over which they have decision - making responsibility. This constitutes a meeting of the City Council pursuant to the State ex rel. Badke v. Greendale Village Board, 173Wis. 2d 553, 494 N.W. 2d 408 (1993) and must be noticed as such, although the City Council will not take any formal action at this meeting. 1. 2. 3. 4. Documents: 5. Documents: 6. Documents: 7. Documents: 8. Documents: 9. Documents: 10. 11. CITY OF VERONA PLAN COMMISSION MINUTES July 6, 2026 Council Chambers 1. Call to Order: Mayor Diaz called the meeting to order at 6:30 p.m. 2. Roll Call: Tyler Wood, William Taylor, Luke Diaz, Lachlann Swanson, and Mike Hankard were present. Tyler Powers and Linnea Matulat were absent and excused. Also present: Director of Planning and Development Lucas Sivertsen, Community Development Specialist Katherine Holt, and City Engineer Carla Fischer. 3. Public Comment • Dale Beske, 6422 Shady Bend Rd., spoke regarding the proposed Subzero development. He would like screening from the development to the neighborhood. He also had concerns about back-up beepers, diesel fumes, operating twenty-four (24) hours a day, and trucks choosing to use Shady Bend Road instead of Liberty Business Park or the proposed north-south roadway. 4. Approval of minutes from June 1, 2026 Plan Commission meeting. Motion by Swanson, seconded by Wood to approve the minutes from the June 1, 2026 Plan Commission meeting. Motion carried 5-0. 5. Public Hearing – Review the City of Verona Comprehensive Plan as an amendment to the City of Verona 2009 – 2039 Comprehensive Plan. The proposed amendment will repeal and re-enact the City’s Comprehensive Plan by providing details for planned future land uses, utilities, parks, street networks, community facilities, and other details for lands generally bounded by north of County Highway PD, Epic Systems Corporation property to the west, Sunset Drive to the south, and Fitchrona Road to the east. Nick Kalogeresis, MKSK, and Kyle Terry, 1861 Group, gave a presentation of the draft Comprehensive Plan. The public engagement and participation were very successful. The Downtown Subarea is a major focus with more commercial, residential, and mixed-use buildings. The housing strategy focuses on a wide range of housing types: single-family, multi-family, townhomes, senior housing, etc. Motion by Diaz, seconded by Swanson to open the public hearing at 7:04 p.m. Motion carried 5-0. Erik Olsen, attorney representing the Endres family, stated they are concerned that County Highway M is considered as an arterial and not a neighborhood. They would like to develop that land into a vibrant community similar to Hilldale in Madison. Bob Cravens, 312 Monte Cristo, stated that the Comprehensive Plan needed measurable goals and accountability. He suggested a public dashboard to track the accomplishments of the plan. He asked if the City could force certain rental level or a percent of affordable housing in a development. Beth Foss, 384 Breckenridge Rd., spoke in support of walkability and bikeability of the City and referenced the 2016 Bike Study. She explained the difficulties of a fourteen-year-old riding a bike to Miller’s as it is illegal to ride of the sidewalk. She suggested housing to incentivize condos similar to the ones on Railroad Street. Foss asked if the City needs to keep growing. Kelly Gilboy, representing the Fisher family, stated they are excited about the plan and look forward to working with the City. David Lonsdorf, 1717 Beach Rd., stated that the Ice Age Trail is not depicted on the maps associated with the Comprehensive Plan. There are also inaccuracies in areas of the Town of Verona. He supports a new boundary agreement and would like to be involved in the negotiations. Beth Tucker Long, Chair of Comprehensive Plan Task Force, thanked the Task Force, MKSK, and staff for their work. Donna Spencer, 405 Lincoln St., stated her biggest concern is safety for bikers and pedestrians due to lack of sidewalks and higher roadway speeds on roads with no sidewalks. Diane Mandell, 664 Grace St., spoke about the importance of keeping Verona a small-town feel. She asked about the intent of the Comprehensive Plan and if the plan is for long-term residents or stakeholders. She is supportive of small businesses. Jen Finta, 408 Lone Pine Way, spoke regarding the importance of affordable housing and the importance of bike traffic safety. Justin Borella, 406 Church Ave., stated that the City should focus more on bike lanes and bus improvements rather than car traffic on Verona Ave. He stated he prefers more dense vertical developments to help with walkability. Phil Nawrocki, 501 Mark Dr., was concerned about future development in the Downtown Subarea. He wants to make sure there is proper phasing of apartment buildings and single-family homes as well as stepping back buildings from the single-family homes to take into consideration noise and lighting. Shasha Spak-Greenfield, 559 East View Rd., spoke regarding affordable housing and housing availability. She also echoed the comments about bicycle traffic safety and protections of the Ice Age Trail. Christal Martinez, 205 N Jefferson St., appreciates the diversity of housing types in the Comprehensive Plan. She is concerned about senior housing, pedestrian accessibility and community resources. She explained that the City needs to support all ages and multiple ages in the same family home. Matt Mueller, 7226 Pine Row, stated that this area is the only one designated as residential and retail across from the new SSM clinic. A company purchased this area recently to put in a gravel pit. He requests the City work with the Town of Verona to plan for this area and has concerns about the amount of truck traffic and hours of operation if the gravel pit is approved. Adam Greenfield, 559 E View Rd., stated that it is important to differentiate Verona on the map. Keith Dickinson, owner of land near SSM, is no longer in a contract with a buyer of his land because of the proposed gravel pit. He was surprised to find out that there is currently no boundary agreement between the City and the Town. Brandi Mueller, 7226 Pine Row, spoke in support of affordable housing. She also spoke against the proposed gravel pit and explained that she feels as though her property is caught between two parents (City and Town) arguing. She is seeking advice on how to find more information about the gravel pit. Motion by Diaz, seconded by Swanson to close the public hearing at 7:58 p.m. Motion carried 5-0. a. Discussion & Possible Action – Draft Comprehensive Plan review Diaz stated that the City sent an offer to the Town for a new boundary agreement and the offer was rejected. He stated that the Town Chair Mark Geller has declined to meet with him regarding the boundary agreement. He is supportive of the Ice Age Trail and agrees that the information needs to be corrected in the Comprehensive Plan. Diaz supports condo units, but projects have not been brought to the City as sometimes these are not financially feasible. The City has approve 700 single-family homes in recent years. Wood asked if there are plans for an updated bike study. Holt stated that the majority of the improvements that were recommended in the previous bike study have been completed or are in progress. After that is finished, they can begin looking at recommendations in the Comprehensive Plan to create a priority list to implement or include in an updated bicycle study. Swanson stated that the end goal is to keep Verona small-town feel, and to make it affordable for people that work here to live here. Taylor supports the emphasis on mixed-use development in the Comprehensive Plan which will make the City more walkable. He discussed that people need a destination to walk to, which is why mixed-use developments make sense. Diaz addressed the proposed gravel pit. He explained that the review of the gravel pit is in the hands of the Town Board and Dane County, which residents can contact to find out more information. The Plan Commission recessed at 8:24 p.m. The Plan Commission reconvened at 8:33 p.m. 6. Public Hearing – A conditional use permit for an apartment/condominium complex land use, and a conditional use permit to exceed the maximum height requirement of thirty-five (35)-feet in the Urban Residential zoning district, for a 200-unit apartment and clubhouse complex located south of Morningside Boulevard and west of proposed Grassland Terrace known as the Midthun property. Motion by Diaz, seconded by Swanson to open the public hearing at 8:34 p.m. Motion carried 5-0. Bob Cravens, 312 Monte Cristo, stated the City needs to apply the Comprehensive Plan to this project. He suggested requiring some of the units to be affordable. Motion by Diaz, seconded by Wood to close the public hearing at 8:36 p.m. Motion carried 5-0. a. Discussion & Possible Action – Site plan review to construct a 200-unit apartment and clubhouse complex located south of Morningside Boulevard and west of proposed Grassland Terrace. Swanson stated that the City is not able to require that some units be affordable as stated in public comment. Diaz asked about the landscaping plan. Sivertsen stated that the applicant exceeds the landscaping requirements in the zoning ordinance, especially along the western edge. Diaz is skeptical that this project will happen because of the delays with the Whispering Coves development as the force main needs to be installed. Hankard is in support of zero-entry units similar to the Lincoln Street apartments. He also suggested a path or connection to the property to the south. Sivertsen explained the connection was discussed but the applicant did not include it because of the differences in grade to the properties. Wood liked the solar panels and is not a fan of the design of project. Motion by Swanson, seconded by Wood to approve the site plan to allow for the construction of 200-unit apartment complex located south of Morningside Boulevard and west of proposed grassland Terrace with the following conditions: the approval shall become effective upon the applicant acquiring the property; the approval shall become effective upon execution of a development agreement to include design, construction, and operation of a force main as required by the Whispering Coves stormwater management plan approve by the City; solar panels as shown on the site plan shall be installed to meet the lot coverage requirement; within 365 days of the date in which the Plan Commission votes to approve the Site Plan, the Applicant will either start construction or request an extension from the Plan Commission as described in section 13-1-220 of the Zoning Ordinance. Failure to satisfy this condition will result in revocation of the Site Plan approval. Motion carried 5-0. b. Discussion & Possible Action – Conditional use permit for an apartment/condominium complex land use located south of Morningside Boulevard and west of proposed Grassland Terrace. Motion by Swanson, seconded by Wood to recommend that the Common Council approve a conditional use permit for an apartment/condominium complex located south of Morningside Boulevard and west of proposed Grassland Terrace with the following conditions: the approval shall become effective upon the execution of a development agreement; within 365 days of the date in which the Common Council votes to approve the conditional use permit, the Applicant with either start construction or request an extension as described in section 13-1-217 of the zoning ordinance (failure to satisfy this condition will result in revocation of the conditional use permit). Motion carried 5-0. c. Discussion & Possible Action – Conditional use permit to exceed the maximum height requirement of thirty-five (35)-feet in the Urban Residential zoning district located south of Morningside Boulevard and west of proposed Grassland Terrace. Motion by Swanson, seconded by Wood to recommend the Common Council approve a conditional use permit to exceed the maximum height requirement of 35 feet to approximately 47 feet in the Urban Residential zoning district located south of Morningside Boulevard and west of proposed Grassland Terrace with the following conditions: the approval shall become effective upon execution of a development agreement and Within 365 days of the date in which the Common Council votes to approve the conditional use permit, the Applicant will either start construction or request an extension as described in section 13-1-217 of the zoning ordinance (failure to satisfy this condition will result in revocation of the conditional use approval). Motion carried 5-0. 7. Discussion & Possible Action – Initial review for an 800,000 square foot distribution facility located south of Whalen Road and east of Ambition Street, Clarity Street, and Laser Street in Liberty Business Park. Sivertsen stated there will be 200 parking stalls and three shifts. The land will be divided to accommodate future development to the north and south. Taylor is abstaining from this discussion. Wood prefers design option 4. He doesn’t like the parking lots being completely uncovered. Wood has concerns regarding the distribution trucks driving in the existing neighborhood as well as truck noise at night. Diaz suggested the parking lots are covered in solar panels. There was a discussion regarding the proposed north-south roadway and environmental corridors. He likes options 3 and 4 as the lighter colors may be more energy efficient. Hankard is supportive of the development. He would like the building to be screened and break up some of the larger lengths of the building. Hankard asked the applicant if the materials coming to the property are from their own facilities or are materials from others that come to the facility. The applicant replied that the deliveries will be a mix of their trucks and others. Hankard explained that the non- beeping back-up options for trucks can be done on their trucks but would be difficult to require trucks that bring materials and owned by others. Swanson suggested moving the building further to the east. He prefers darker design patterns and façades, which is design option 4. 8. Reports and comments from the Planning Department a. Update on development projects. 9. Adjournment: Motion by Wood, seconded by Hankard to adjourn at 9:26 p.m. Motion carried 5-0. Respectfully Submitted, Holly Licht, City Clerk 1162 Laser St., Suites 104-108 Planning Report City of Verona Plan Commission 8-3-2026 Conditional Use Permit Property Location: 1162 Laser Street, Suites 104 - 108 Property Owner: Verona Flex Properties, LLC 807 Liberty Drive Verona, WI 53593 Applicant: Madtown Pickleball Club, LLC 3509 Strawberry Loop Middleton, WI 53562 Existing Zoning: Suburban Industrial (SI) Existing Land Use: Multi-tenant building as a flexible industrial building Proposed Land Use: Flexible industrial building with indoor pickleball Figure 1 – Location Map Summary: The Applicant is requesting a conditional use permit to allow for an indoor fitness facility over 10,000 square feet in a portion of the existing building at 1162 Laser Street in Liberty Business Park CTH M CTH PB Liberty Dr. Whalen Rd. USH 18/151 1162 Laser Street, Suites 104 – 108 Conditional Use Permit 2 Site and Operations: Applicant has submitted a request to utilize approximately 11,922 square feet of a 26,400 square foot flexible industrial building for five (5) pickleball courts (“Application”) located at 1162 Laser Street in the Liberty Business Park (“Property”) as depicted in Figure 1. The Property is zoned Suburban Industrial (SI). The Applicant is expecting to operate daily from 5:30 a.m. to 11:30 p.m., which may be adjusted over time. There will be two (2) to four (4) employees that will visit the Property for cleaning, management, and operational oversight. Per the Applicant’s narrative, “During typical operations, occupancy is expected to range between 10 and 20 patrons. During periods of peak activity, occupancy is anticipated to be approximately 30 to 40 patrons, including players and individuals waiting between reservations. The waiting area primarily supports normal facility operations by providing seating for players before and after scheduled reservations”. The Property currently contains two (2) businesses. Suite 102 consists of Play Zone/Play Café and uses approximately 3,360 square feet. The second occupant is located in Suites 110 – 112 by Perlisten Audio and uses approximately 11,280 square feet. Background: In April of 2024, the Plan Commission reviewed and approved a site plan for a 26,400 square foot flexible industrial building with the following conditions that were met: a. Prior to the issuance of building permits, the Applicant shall enter into a development agreement with the City for the future public improvements for Laser Street. b. The Applicant shall replace the proposed EIFS with concrete stucco. c. The Applicant shall replace the proposed metal on the rear of the building with a material used on the other three elevations. Southeast Neighborhood Plan: The Property is located in the Southeast Neighborhood Plan (“Plan”), which was adopted in 2010. The Property is shown on the land use map as non-residential and is discussed on page 15 of the Plan. “Non-Residential Land Uses: Non-residential land-uses within the ‘Southeast Neighborhood’ will be located closest to the intersection of two county trunk highways with access to a limited-access U.S. highway. As explained within the City’s comprehensive plan—the City plans to take logical advantage of the locational benefits provided by the interchange between County Highway’s ‘M’ and ‘PB’ and U.S. Highway 18-151 for non-residential land-uses in this area. The City has already created a tax increment finance district in this area (Tax Increment District No. 6) as part of the community’s effort to promote non-residential development in this area. 1162 Laser Street, Suites 104 – 108 Conditional Use Permit 3 Planned non-residential land-uses in this area include a mix of commercial uses closest to the intersection of ‘M’ and ‘PB’ and office, business-park, research, educational, light-industrial, and corporate campus uses further from this intersection. The City has taken great efforts to limit the amount of land that will be utilized for retail development in this area and has allowed only about 80 acres (closest to the intersection of CTH ‘M’ and ‘PB’…) to be zoned for retail development. The City has taken great efforts to limit the amount of retail zoning in this area to reinforce the City’s goal to continue to concentrate the bulk of retail land-uses within our downtown area and along Verona Avenue—as explained in greater detail within Chapter 8— Land Use—of our comprehensive plan. The City of Verona plans to keep the downtown area the retail and service center of the community. While the downtown is the priority area for future retail development—the City also plans to take logical advantage of the intersection of two County Trunk Highways—‘M’ and ‘PB’—within the Southeast Neighborhood to accommodate some retail development outside of the downtown. This limited amount of retail development will also enhance the City’s effort to promote employment and job-creation opportunities within the Southeast Neighborhood by creating the amenities and services that are necessary in close proximity to a major employment center. See the ‘Southeast Commercial’ and the ‘Southeast Business Park’ Sub- Area Plans below for additional information about planned non-residential development within the ‘Southeast Neighborhood’.” The Applicant is proposing an indoor pickleball court, which is located inside a flexible industrial building. The land use matches the Plan’s desire for non-residential land use in this area. The Zoning Ordinance supports the Plan’s need to maintain commercial development in the center of the City as retail and restaurants are not allowed in the industrial zoning districts. Tax Incremental District (TID) 6 is no longer active and was able to promote development in this area as intended by the Plan. “Southeast Business Park Sub-Area (North and South of CTH ‘M’) • The City plans to utilize this area for creating jobs and employment opportunities for Verona residents with office, corporate headquarter, light manufacturing, warehousing, educational, and similar business park-type developments;” (Plan, p. 20). The proposed use is generally consistent with the Southeast Neighborhood Plan as it is non-residential land use. Draft Comprehensive Plan: The Comprehensive Plan is underway and is being finalized. The Comprehensive Plan designated this Property as mix – industrial or commercial land use. “Mix – Industrial or Commercial 1162 Laser Street, Suites 104 – 108 Conditional Use Permit 4 The Industrial and Commercial district supports a mix of employment- oriented land uses, including light industrial, office, and commercial activities. This district seeks to promote uses that can coexist with flexible development framework, designed to accommodate both standalone enterprises and multi-tenant developments that support Verona’s economic base” (p. 66). “Businesses to Attract Residents & Visitors. Creating a designation where people want to live, shop, and spend time relies on a local economy that attracts both residents and visitors. Supporting a vibrant mix of business throughout the city – including retail, dining, services, and entertainment – will help position Verona as a top destination. Targeting efforts into key areas that will attract new businesses and support existing businesses will help connect residents, visitors, and the local economy” (p. 100). The Applicant proposes an entertainment facility to be used for members only pickleball. The proposal supports the Comprehensive Plan as it is commercial activity in a multi- tenant building. Planning Review: The existing building continues to meet all of the setback requirements for the SI zoning district as well as the height requirements. The building design and landscaping will not change. Parking: Access to the site will continue from Laser Street. Table 1 contains the minimum required parking spaces per the amended parking ordinance as well as for each tenant. The parking standards for an indoor fitness facility were recently amended to require 1/3 People at Maximum Capacity; or 1/each player + 1/employee; + 1/3 people per class; +1/3 people per tournament for a minimum parking requirement. The pickleball facility will have five (5) indoor courts allowing twenty (20) players to play. To support the business, there will be four (4) employees. On a daily basis, there would be approximately twenty-four (24) people in the building with others arriving or leaving. Peak periods are anticipated to have approximately thirty (30) to forty (40) people waiting between reservations. The existing parking lot has seventy-four (74) parking stalls, which include two (2) electric vehicle charging stalls and handicapped stalls. Bicycle parking is also provided along the front of the building. Business Minimum Required Parking Spaces Play Zone/Play Café (Suite 102) 23 spaces Vacant (Suites 104 - 108) 24 spaces (normal operation) 40 spaces (peak operation) 60 spaces (tournaments) Perilisten Audio (Suites 110 - 114) 8 spaces 1162 Laser Street, Suites 104 – 108 Conditional Use Permit 5 Business Minimum Required Parking Spaces Total Required Parking Spaces 55 spaces (normal operations) 71 spaces (peak operation) 91 spaces (tournaments) Total Provided Parking Spaces 74 spaces There are enough parking spaces for the normal operations of a pickleball facility to meet the recently amended parking ordinance with some additional parking stalls to help with overflow from these businesses. During peak operations, there will not be any additional parking stalls for each business to use as all will be taken if the peak demand is during business hours for the other businesses. If the facility has a pickleball tournament, the business would be short of approximately seventeen (17) parking stalls. When the site plan was before the Plan Commission in April of 2024, the Plan Commission had concerns about parking and the tenant mix; however, this building was part of a phased development with this being the first phase and the second phase was for an office building. If the second phase is built as an office building, Staff recommends a shared parking agreement for people to utilize their parking lot solely for tournaments as this is the best option to reduce on-street parking. If the development is not an office building, Staff is supportive of people using on-street parking solely for infrequent tournaments as these would be special cases instead of the norm. Staff anticipate more traffic (trucks) on Laser Street in the future due to potential industrial development occurring to the east, which could hinder on-street parking due to truck turning radius. Conditional Use Permit Findings: The Applicant is requesting a conditional use permit approval for indoor commercial entertainment land use, which is a conditional use in the Suburban Industrial district. The Zoning Ordinance requires all conditional uses to fulfill general standards and specific standards for all conditional use permit requests (Sec. 13-1-363). a. How is the proposed conditional use (in its spec ific location) in harmony with the purposes, goals, objectives, policies and standards of the City of Verona Comprehensive Plan, this Chapter, and any other plan, program, or Chapter adopted, or under consideration pursuant to official notice by the City? The location of the proposed use is in harmony with the goals and policies of the City in the specific location proposed. b. Does the proposed conditional use, in its proposed location and as depicted on the required site plan [see Subsection (c)(4), above], result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights -of-way, or other matters affecting the public health, safety, or general welfare, either as they now exist or as they may in the future be developed as a result of the implementation of the provisions of this Chapter, the Comprehensive Plan, or any other plan, program, map, or Chapter adopted or under consideration pursuant to official 1162 Laser Street, Suites 104 – 108 Conditional Use Permit 6 notice by the City or other governmental agency having jurisdiction to guide development? The proposed use has sufficient parking available on the Property for daily operation; however, there is insufficient parking if there is a tournament based on the amended Zoning Ordinance. The Applicant would be short by seventeen (17) parking stalls, which could be accommodated through a shared parking agreement with the neighboring properties or on- street parking as this is not the norm. Another creative way to have a couple of additional parking stalls is to create additional parking spaces for employees in the loading dock area for this business and potentially the other businesses if they are supportive of this idea for tournaments only. There are no adverse impacts on adjoining properties or the environment for normal business operations. c. Does the proposed conditional use maintain the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property? The proposed conditional use maintains the desired consistency of land uses, land use intensities, and land use as the area is designated as industrial land uses. d. Is the proposed conditional use located in an area that will be adequately served by, and will not impose an undue burden on, any of the improvements, facilities, utilities or services provided by public agencies serving the subject property? The Applicant will utilize an existing building and existing utilities. This use will not impose an undue burden on these facilities or services. e. Do the potential public benefits of the proposed conditional use outweigh any and all potential adverse impacts of the proposed conditional use (as identified in Subsections (d)(2)a—e above), after taking into consideration the Applicant's proposal and any requirements recommended by the Applicant to ameliorate such impacts? The benefits of the proposed use outweigh any adverse impacts in the neighborhood. Specific Fitness Facility and Entertainment Use Standards: The Plan Commission as part of their review shall take into account the following per Section 13-1-127 in the Zoning Ordinance: (b): Fitness Facility/Entertainment Facility Indoor, 10,000 – 49,999 square feet (1) Façades greater than one hundred (100) feet in length, measured horizontally, shall incorporate surface articulation every twenty-five (25) feet. (2) Ground floor facades that face public streets shall have arcades, clear glass display windows, entry areas, awnings, or other such features along no less than sixty (60) percent of their horizontal length. 1162 Laser Street, Suites 104 – 108 Conditional Use Permit 7 (3) Curb cuts and site vehicular access shall be minimized in frequency and width and shall not dominate the site plan or property and street frontage. (4) Service areas, dumpsters, utilities, and the required screening thereof shall be designed and located to minimize visibility from public rights-of-way. (5) Pedestrian access shall be provided to the building entries and parking areas connecting to the sidewalk at the street frontage. (6) Exterior building materials shall be time- and weather-tested materials and techniques such as but not limited to masonry, stone veneer systems, stucco, precast panels with inlaid or stamped brick texture. (7) If a facility has courts or fields, the parking requirements will be based on the total number of players on each court or field plus employees and additional parking for classes if offered as well as for spectators. (8) A drop-off area must be designed on the site. (9) A joint parking agreement for all tenants must be provided to the City and recorded with Dane County Register of Deeds. Typically, the Plan Commission reviews the specific use standards to drive the overall design of the building for a particular land use. In this instance, the building was already built without any known tenants at that time. The builder has met items 3 through 6 as part of the site plan review. Items 1 and 8 are not met for fitness land use as the building was reviewed and designed for industrial land use, which does not have this building design standard. The Applicant does not need to redesign the exterior of the existing building to meet these requirements. The Applicant should consider a drop-off area if there will be classes offered to large amounts of children. Item 2 is met as the Applicant is using three (3) tenant spaces for their business, which has windows and awning. Staff reminds the Applicant to maintain item 2 as clear glass display windows for the building. Item 7 is met for the peak occupancy without tournaments. If additional parking is provided or a joint parking agreement is executed which provides additional parking the Applicant would be allowed a tournament with twenty (20) spectators. Recommendation: Staff recommends the Plan Commission recommend that the Common Council approve the conditional use permit to allow an indoor fitness facility greater than 10,000 square feet and less than 49,999 square feet for pickleball located at 1162 Laser Street, Suites 104 – 108 with the following conditions: 1. The tenants of 1162 Laser Street shall enter into a shared parking agreement. Prepared by: Katherine Holt Community Development Specialist Submitted by: Lucas Sivertsen, AICP Director of Planning and Development MADTOWN PICKLEBALL CLUB Sketchworks Architecture, LLC | 2501 Parmenter St., Suite 300A, Middleton, WI 53562 | 608.836.7570 | www.sketchworksarch.com July 2, 2026 City of Verona Planning & Development Department 111 Lincoln Street Verona, WI 53593 RE: 1162 Laser Street #104-108 Conditional Use Permit Madtown Pickleball Club, LLC. City staff and Commission members, On behalf of Madtown Pickleball Club, we are requesting a Conditional Use Permit be granted for an 11,922 square foot pickleball facility to be located within the existing multi-tenant building located at 1162 Laser Street. The existing 26,400 square foot building is within the Suburban Industrial (SI) Zoning district. The proposed pickleball facility is classified as a Fitness Facility and Entertainment use, greater than 10,000 square feet as a conditional use. Madtown Pickleball is a privately operated indoor pickleball facility offering year-round court rentals, memberships, recurring group reservations, open play, clinics, and instructional programming. The facility is designed to accommodate players of all skill levels and primarily serves residents of Verona, Madison, and the surrounding Dane County area. Operations follow a hybrid participation model in which customers may reserve courts either as members or as pay-as-you-go guests. Membership is not required to use the facility. Walk-in participation is limited, as court use is primarily reservation-based. Reservations are scheduled in advance, resulting in predictable customer arrivals and departures throughout the day rather than large event-based gatherings. The business is intended to provide a convenient, safe, and professionally managed recreational facility for individuals, families, and organized groups. Hours of Operation The facility is expected to operate daily from 5:30 a.m. to 11:30 p.m. Hours may be adjusted modestly over time based on customer demand and operational experience. Security and Facility Access Customer access is managed through a technology-enabled, primarily self-service operating model. Building access is managed through secure electronic access that is integrated with the facility’s reservation system. Building access is limited to customers with active reservations during designated operating hours. Each reservation requires customer identification and acceptance of an electronic liability waiver prior to facility access. The building will utilize controlled electronic access, security cameras throughout the facility, and remote monitoring of building systems, including security, lighting, and HVAC controls. Emergency contact information will be prominently displayed within the facility, and ownership will remain available by telephone during operating hours. Emergency responders will retain appropriate building access in accordance with applicable codes and local regulations. MADTOWN PICKLEBALL CLUB Sketchworks Architecture, LLC | 2501 Parmenter St., Suite 300A, Middleton, WI 53562 | 608.836.7570 | www.sketchworksarch.com Employees The business is expected to operate with approximately 2–4 employees , primarily in management, customer service, facility maintenance, and programming roles. Employees will not be continuously present during operating hours; however, staff will routinely visit the facility for customer support, maintenance, cleaning, programming, and general operational oversight. Occupancy The building includes five indoor pickleball courts along with a small lobby and waiting area. During typical operations, occupancy is expected to range between 10 and 20 patrons . During periods of peak activity, occupancy is anticipated to be approximately 30 to 40 patrons , including players and individuals waiting between reservations. The waiting area primarily supports normal facility operations by providing seating for players before and after scheduled reservations. We have reviewed the floor plan with Building Inspection and agree that a reduced occupancy is justified. Parking There are currently 74 off-street parking stalls on the property, including two accessible stalls. Per the zoning ordinance, parking needs per event type are: General Play: 20 players + 4 employees = 24 stalls Class/instruction: 16 players + 1 employee = 17 st alls Tournament: 40 players + 20 spectators = 60 stalls The result is an average need of 24 stalls. If a larger event were to take place such as a tournament, parking would need 60 stalls. Overall, Madtown Pickleball is intended to provide a safe, professionally managed indoor recreational facility that meets the growing demand for year-round pickleball. This operating model promotes predictable customer activity through scheduled reservations, controlled building access, and modern facility management practices. Respectfully, Anthony Suy Lee Schwartz Madtown Pickleball Club, LLC. Attachments: 1162 Laser Street_PCApplication.pdf 1162 Laser Street_CUPDrawings.pdf AA A3.0 AA A3.0 BB A3.0 BB A3.0 1 2 A 3 C 4 85 6 7 27' - 11" 32' - 10" 32' - 10" 32' - 10" 32' - 10" 32' - 10" 27' - 11" FIRE RISER & PLUMBING 220' - 0" 5M 5R BELOW MIDDLE 5E ABOVE 5R 5N BELOW ABOVE 5R 5R 5R 5R 5R 5R 5R 5R5S BELOW MIDDLE 5E ABOVE 5M5R BELOW MIDDLE 5E ABOVE 5R 5S BELOW MIDDLE 5E ABOVE 5S 5E 5M 5S 5E 5R 5S 5S 5E 5R 5R 5R 5S 5E 5S 5E 5S 5E 5M 5M 5M 120' - 0" 4' - 10" 3' - 4" 6' - 8" 12' - 0" 2' - 4" 12' - 0" 9' - 4" 3' - 4" 8' - 8" 3' - 4" 14' - 8" 12' - 0" 2' - 4" 12' - 0" 6' - 8" 3' - 4" 12' - 8" 3' - 4" 13' - 4" 12' - 0" 2' - 4" 12' - 0" 4' - 0" 3' - 4" 25' - 4" 2' - 0" 3' - 4" 9' - 6" 6" 28' - 10" 9' - 4" 10' - 8" 9' - 4" 10' - 8" 9' - 4" 10' - 8" 9' - 4" 21' - 10" 6" 7' - 6" 12' - 0" 2' - 0" 6' - 0" 5' - 4" 12' - 0" 2' - 0" 6' - 0" 9' - 4" 9' - 4" 5' - 4" 12' - 0" 12' - 8" 17' - 0" 24' - 8" 5' - 4" 9' - 4" 9' - 4" 6' - 0" 2' - 0" 12' - 0" 5' - 4" 6' - 0" 2' - 0" 12' - 0" 7' - 6" 6" 28' - 10" 9' - 4" 11' - 4" 9' - 4" 22' - 0" 9' - 4" 12' - 0" 9' - 4" 8' - 6" 6" BELOW MIDDLE ABOVE BELOW MIDDLE BELOW MIDDLE ABOVE BELOW MIDDLE ABOVE BELOW MIDDLE ABOVE BELOW MIDDLE ABOVE BELOW MIDDLE ABOVE BELOW MIDDLE BELOW MIDDLE BELOW MIDDLE BELOW MIDDLE 5S 5R BELOW MIDDLE 5E ABOVE 5M5R BELOW MIDDLE 5E ABOVE BELOW MIDDLE ABOVE BELOW MIDDLE ABOVE 5R 5S 5E 5R 5S 5S S1 S3 S1 S2 S3 S4 S3 S2 S1 S3 S0 S0 S0 9C S 9C S S3S1S3 A2.01 A2.0 2 A2.0 3 A2.0 4 D A3.0 C A3.0 A A3.0 101A 108 101B 101C 102B 103B102C 103C 104C 104B 105B 105C 106C 106B 107B107C 107A106A105A104A103A102A 5E5E ABOVE ABOVE 5EABOVE 5E ABOVE 5E ABOVE B FUTURE TLT FUTURE TLT FUTURE TLT FUTURE OFFICE FUTURE OFFICE FUTURE OFFICE FUTURE TLT FUTURE TLT FUTURE OFFICE FUTURE OFFICE FUTURE TLT DASHED WALLS INDICATE POTENTIAL FUTURE TENANT DIVIDING WALLS AND BUILDOUTS FOR PLANNING PURPOSES ONLY. TYP E A3.0 F A3.0 B A3.0 EV CHARGING STATION LOCATION; SEE CIVIL A6.1 120' - 0" 1 1 1 1 S0 S0 1' - 2" 10" 1' - 10"1' - 10"1' - 10"1' - 10" S0 S0 1 1 1 1 1 S0 FLOOR PLAN GENERAL NOTES A. B. C. D. E. F. G. H. I. PROVIDE VERTICAL CONTROL JOINTS (CJ'S) WHERE STRUCTURAL SYSTEMS CHANGE, LOCATIONS THAT ARE PRONE TO CRACKING AND AS REQUIRED BY MANUFACTURES INSTALLATION RECOMMENDATIONS. VERIFY SIZE AND LOCATIONS OF ALL MECHANICAL OPENINGS. GENERAL CONTRACTOR TO PAINT AND SEAL LOUVER PERIMETER, TYPICAL. GENERAL CONTRACTOR TO PROVIDE CONCRETE EQUIPMENT PADS/CURBS AS REQUIRED FOR MECHANICAL/ELECTRICAL EQUIPMENT. VERIFY SIZE/PROFILE/LOCATION WITH PLUMBING/MECHANICAL/ELECTRICAL. GENERAL CONTRACTOR TO INSTALL FOAM FILLER AT ALL MASONRY WALL CONTROL/EXPANSION JOINTS AND SEAL BOTH SIDES (WALL REINFORCING TO DISCONTINUE AT JOINTS). GENERAL CONTRACTOR TO PROVIDE WOOD BLOCKING BETWEEN WOOD/METAL STUDS AS REQUIRED FOR CASEWORK/HANDRAIL/TOILET ACCESSORIES ETC. MOUNTING. REFER TO EXTERIOR ELEVATIONS FOR EXTERIOR WALL CONTROL JOINTS. VERIFY ALL ACTUAL CHASE DIMENSIONS WITH HVAC CONTRACTOR. ADA CLEARANCE CIRCLES AND BOXES SHOWN ON PLAN ARE FOR INFORMATION PURPOSES ONLY. DIMENSIONS ARE FROM FACE OF STUD TO FACE OF STUD UNLESS NOTED OTHERWISE.     Autodesk Docs://Dimension IV Internal Projects 2023/24015 - Coris - Flex Building.rvt1/9/2025 12:22:13 AM            N 0' 2' 4' 8' 1/8" = 1'-0"1 FIRST FLOOR PLAN ROOF PLAN GENERAL NOTES A. B. C. ROOFING TO BE STANDING SEAM METAL ROOF BY PEMB SUPPLIER - REFER TO ROOF TYPE R50. ROOF PLUMBING VENT PIPE PENETRATIONS NOT SHOWN. COORDINATE QUANTITY AND LOCATIONS WITH PLUMBING CONTRACTOR. COORDINATE DOWNSPOUT CONNECTIONS TO SEWER W/ CIVIL PLANS. PROVIDE SPLASH BLOCKS @ DOWNSPOUTS THAT SPILL ONTO GRADE. AA A3.0 AA A3.0 BB A3.0 BB A3.0 1 2 A 3 C 4 85 6 7 1/2" / 12" COMPRESSION FITTING SNOW SLIDE GUARDS COMPRESSION FITTING SNOW SLIDE GUARDS COMPRESSION FITTING SNOW SLIDE GUARDS COMPRESSION FITTING SNOW SLIDE GUARDS 22' - 0"14' - 0" 17' - 2" 14' - 0"14' - 0" 220' - 0" 120' - 0" FUTURE RTU N.I.C FUTURE RTU N.I.C FUTURE RTU N.I.C FUTURE RTU N.I.C FUTURE RTU N.I.C FUTURE RTU N.I.C FUTURE RTU N.I.C 14' - 0" 14' - 0" 14' - 0" 27' - 11" 32' - 10" 32' - 10" 32' - 10" 32' - 10" 32' - 10" 27' - 11" D A3.0 C A3.0 A A3.0 B 17' - 2" E A3.0 4' - 0" 4' - 6" 4' - 0" 4' - 6" 4' - 6" 4' - 6" 4' - 6" 4' - 5 3/4" 4' - 5 3/4" F A3.0 B A3.0 3 A6.0 3 A6.0 3 A6.0 3 A6.0 3 A6.0 1 A6.0 1 A6.0 3 A6.0 3 A6.0     Autodesk Docs://Dimension IV Internal Projects 2023/24015 - Coris - Flex Building.rvt9/4/2024 11:06:53 AM            1/8" = 1'-0"1 ROOF PLAN N 0' 2' 4' 8' ALUM STOREFRONT MA MAS BRICK REVEAL BRK-1 EIFS CPG CST SFC-1 CPG EIFS MP-1 CST SFC-1 C A3.0 6' - 8" 4" 12' - 8" 4" 6' - 0" 6' - 0"4"16' - 0"4"6' - 8" 3' - 4"3' - 4"3' - 4"3' - 4"2' - 8"7' - 2" CJ CJ CJ CJ CST CST CST BRK-1 CST SFC-1 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" ALUM STOREFRONT CJ CST ALUM STOREFRONT CJ CST ALUM STOREFRONT CJ CST FIRST FLOOR 100' - 0" MAS MA BRK-1 BRICK REVEAL CPG EIFS EIFS AT BACKSIDE OF PARAPET GTR ROOFING BEYOND DS CST SFC-1 INSULATED METAL DOOR INSULATED METAL OVERHEAD DOOR INSULATED METAL OVERHEAD DOOR DS SFC-1 DS CST INSULATED METAL DOOR INSULATED METAL DOOR INSULATED METAL OVERHEAD DOOR INSULATED METAL OVERHEAD DOOR DS SFC-1 DS CST INSULATED METAL DOOR INSULATED METAL DOOR INSULATED METAL OVERHEAD DOOR INSULATED METAL OVERHEAD DOOR DS SFC-1 DS CST INSULATED METAL DOOR INSULATED METAL DOOR INSULATED METAL OVERHEAD DOOR MP-2 EIFS AT BACKSIDE OF PARAPET GTR ROOFING BEYOND MP-2 EIFS AT BACKSIDE OF PARAPET GTR ROOFING BEYOND MP-2 BRK-1 BRICK REVEAL CPG EIFS DS CST SFC-1 E A3.0 B A3.0 SNOW SLIDE GUARDS, TYP FIRST FLOOR 100' - 0" CPG EIFS BRICK REVEAL BRK-1 CST SFC-1 MA-1 MAS MAS ALUM STOREFRONT ALUM STOREFRONT MAS MA-1 MAS MAS ALUM STOREFRONT ALUM STOREFRONT MAS CPG MP-1 BRK-1 EIFS CPG SFC-1 CST BRK-1 EIFS CPG SFC-1 CST MAS MP-1 MA-2 MAS SFC-1 ALUM STOREFRONT ALUM STOREFRONT MP-1 CPG BRICK REVEAL BRK-1 EIFS CPG MA-1CPG MA-2 MP-1 BRK-1 EIFS CPG BRICK REVEAL MP-1 CPG CPG EIFS BRICK REVEAL BRK-1 CST SFC-1 SFC-1 CST SFC-1 CST MAS CJ SFC-1 ALUM STOREFRONT ALUM STOREFRONT ALUM STOREFRONT MA-1 D A3.0 EIFS EIFS EIFS EIFS EIFS 3' - 8"3' - 4"3' - 4"3' - 4"2' - 8"7' - 0" 7' - 3"16' - 4"7' - 0" 6' - 0"16' - 4"7' - 0" 6' - 4"16' - 0"7' - 0" 6' - 10"12' - 8"7' - 0" E A3.0 CJ CJ CJ CJ CJ CJ CJ CJ CJ CJ CJ CJ CJ CST CST CST CST CST CST 6' - 10"12' - 8"7' - 0" FIRST FLOOR 100' - 0" CPG EIFS BRK-1 BRICK REVEAL MA MAS CST SFC-1 EIFS MP-1 CPG CST SFC-1 ALUM STOREFRONT ALUM STOREFRONT MASMAS MAMA MAS MAS TINT AT WEST WINDOWS ONLY (GLT-12F) TINT AT WEST WINDOWS ONLY (GLT-12F) F A3.0 CJ CJCJ CJCJ CJCJ CJ CSTCST CST ALUM STOREFRONT TINT AT WEST WINDOWS ONLY (GLT-12F) ALUM STOREFRONT TINT AT WEST WINDOWS ONLY (GLT-12F) ELEVATION LEGEND & NOTES MASONRY COLOR MORTAR BRK-1 BRICK VENEER RED LIGHT BUFF SFC-1 8X16 SPLIT FACE CMU NATURAL / TAN LIGHT BUFF CST CAST STONE IMITATION LIMESTONE CJ CONTROL JOINT METAL SIDING COLOR MP-1 METAL PANEL HORIZONTAL TEXAS SILVER METALLIC MP-2 METAL PANEL VERTICAL TEXAS SILVER METALLIC EXTERIOR INSULATION FINISH SYSTEM COLOR EIFS - SAND TEXTURE BEIGE - SWISS MOCHA PRE-FINISHED METAL COLOR DS DOWNSPOUT TEXAS SILVER METALLIC GTR GUTTER TEXAS SILVER METALLIC FSA FASCIA TERRA COTTA CPG COPING TERRA COTTA CANOPY ACCESSORIES COLOR MA-1 METAL AWNING TERRA COTTA MA-2 SUNSHADE METAL AWNING SILVER METALLIC MAS METAL AWNING STRUCTURAL POST SILVER METALLIC STOREFRONT COLOR ANODIZED ALUMINUM CLEAR ANODIZED     Autodesk Docs://Dimension IV Internal Projects 2023/24015 - Coris - Flex Building.rvt1/9/2025 12:22:16 AM             1/8" = 1'-0"1 EAST ELEVATION 1/8" = 1'-0"2 NORTH ELEVATION 1/8" = 1'-0"3 SOUTH ELEVATION 1/8" = 1'-0"4 WEST ELEVATION 1 1 FIRST FLOOR 100' - 0" BB A3.0 BB A3.0 12348 567 A3.0 C A3.0 C r50 f30 5S 5E 5R 5R 5S 5E FUTURE TENANT 7 FUTURE TENANT 6 FUTURE TENANT 5 FUTURE TENANT 4 FUTURE TENANT 3 FUTURE TENANT 2 FUTURE TENANT 1 FIRE RISER & PLUMBING 9C S 29' - 4" 29' - 4" FIRST FLOOR 100' - 0" AA A3.0 AA A3.0 AC 1/2" 12" B 22' - 10" 25' - 4" A3.0 AA3.0 D FUTURE TENANT 2 29' - 4" f30 r50 5M 5E 5N 6' - 6" C 10' - 8" 12' - 8" 6' - 0" 5M 5E 29' - 4" r50 1/2" 12" f30 A8.0 6 A8.0 3 A6.0 3 A8.0 1 4' - 6" A8.0 10 SIM. 8 6' - 0"16' - 4"7' - 0" 5S 5E 5R 29' - 4" f30 r50 A8.0 2 A8.0 1 A8.0 3 A8.0 23 A8.0 20 4"3' - 4"3' - 4"3' - 4"3' - 4"2' - 8"4" 1' - 3" 3/4" CORBEL TYP. FIRST FLOOR 100' - 0" A 7' - 0" 15' - 10" 5N 5R 22' - 10" 1/2" 12" A8.0 1 A8.0 5 r50 1' - 0" 1' - 0" C 5M 5E r50 6' - 10"9' - 0"10' - 8" 26' - 6" A8.0 4 1/2" 12" A6.0 1 11' - 0" 1 5M 5E 5R 7' - 0" 13' - 0" 6' - 0" 26' - 0" r50 A8.0 20 A8.0 17 A8.0 2 A8.0 1 A8.0 4 A 5R 5N A8.0 2 A8.0 1 A8.0 19 15' - 10"7' - 0" 22' - 10" r50 1/2" 12"     Autodesk Docs://Dimension IV Internal Projects 2023/24015 - Coris - Flex Building.rvt9/4/2024 11:07:00 AM             1/8" = 1'-0"AA BUILDING SECTION 1/8" = 1'-0"BB BUILDING SECTION 0' 2' 4' 8' 0' 2' 4' 8' 3/8" = 1'-0"D WALL SECTION D 3/8" = 1'-0"C WALL SECTION C 3/8" = 1'-0"A SECTION A 3/8" = 1'-0"E WALL SECTION E 3/8" = 1'-0"F WALL SECTION F - TYPICAL 3/8" = 1'-0"B SECTION B 1A S 1 WALL TYPE DESIGNATION WALL FIRE RATING (IF INDICATED) THIS WALL WOULD HAVE A 1 HOUR RATING SOUND INSULATION (IF INDICATED) WALL DETAIL NOTES 1. TO ACHIEVE STC RATING, ADD FIBERGLASS BATT INSULATION TO THE ENTIRE WIDTH OF STUD CAVITY, TYP. 1A WALL TYPE DESIGNATION WALL HAS NO FIRE RATINGWALL IS NOT A SOUND WALL WALL TYPE GENERAL NOTES A. B. C. D. E. F. G. H. I. ASSEMBLY FIRE RATING REPRESENTS MAXIMUM ALLOWABLE RATING PER UL CLASSIFICATION. REFER TO CODE COMPLIANCE AND FLOOR PLANS FOR REQUIRED FIRE RATING AT SPECIFIC LOCATIONS. CONTINUE ALL PARTITION FRAMING AND GYPSUM BOARD TO UNDERSIDE OF RATED ROOF ASSEMBLY OR FLOOR DECK ABOVE, UNLESS INDICATED OTHERWISE. SOUND WALLS (INDICATED BY "STC" - SOUND TRANSFER COEFFICIENT): CAULK ALL UNFINISHED JOINTS BETWEEN GYPSUM BOARD PANELS AND BETWEEN GYPSUM BOARD PANELS AND FLOOR AND SIDE WALL MATERIALS WITH ONE BEAD OF SEALANT PER LAYER OF GYPSUM BOARD. ACOUSTICALLY SEAL ALL PENETRATIONS INCLUDING ELECTRICAL, MECHANICAL AND PIPING. LIMIT NECESSARY WALL PENETRATIONS TO ONE PER STUD CAVITY. AT RESILIENT CHANNELS, USE RECOMMENDED SCREW LENGTH IN ORDER TO MEET PRESCRIBED SOUND RATING. PENETRATIONS IN SOUND WALLS AND SMOKE AND FIRE RATED WALLS AND CONNECTIONS AT WALLS TO OTHER WORK SHALL MAINTAIN STC AND/OR FIRE RATING, SHALL BE IN ACCORDANCE WITH MANUFACTURERS RECOMMENDED DETAILS, AND SHALL COMPLY WITH APPLICABLE TESTING AGENCY REQUIREMENTS. WHERE WALLS AND/OR FURRING MEET, MAINTAIN A FLUSH SURFACE ON THE SIDE WHERE WALL SURFACE IS STRAIGHT OR CONTINUOUS, UNLESS INDICATED OTHERWISE. FIRE RATINGS SHOWN ARE THE RATINGS AVAILABLE PER NOTED TESTING AGENCY AND/OR IBC REQUIREMENTS. REFER TO FLOOR PLANS AND WALL TYPE SUBSCRIPTS FOR LOCATIONS OF FIRE RATED WALLS. REFER TO ROOM SCHEDULE FOR ADDITIONAL WALL FINISHES. PROVIDE FIRE RATED WOOD BLOCKING IN PARTITION TYPES AS REQUIRED BY SPECIFICATIONS AND ACCESSORIES INDICATED ON DRAWINGS. REFER TO EXTERIOR ELEVATIONS FOR LOCATIONS OR VARIATIONS TO EXTERIOR VENEER MATERIALS. WALL HEIGHTS LEGEND UNDERSIDE OF FLOOR OR ROOF DECKING CEILING HEIGHT FLOOR GRADE 1A S 1 NO SUBSCRIPT EXTEND TOTAL PARTITION TO STRUCTURE 1A S 1 6" SUBSCRIPT (6") EXTEND TOTAL PARTITION TO 6" ABOVE CEILING 6" 1A S 1 SUBSCRIPT (C) EXTEND TOTAL PARTITION TO CEILING C 1A S 1 SUBSCRIPT (X'-X") PARTIAL HEIGHT PARTITION HEIGHT AS NOTED, SEE ABOVE DETAIL FOR OTHER REQUIREMENTS 3'-6" X AX/XX REFER TO SUBSCRIPT FOR HEIGHT SUB GRADE DRAINAGE FILL F30 VAPOR BARRIER CONCRETE FLOOR SLAB SEE STRUCTURAL FLOOR ASSEMBLY SLAB-ON-GRADE * CONCRETE WALL SEE STRUCTURAL FOR REINFORCING (R-10) RIGID INSULATION 3 HOUR FIRE RATING PER IBC TABLE 721.1(2) EXTERIOR 3D * 3A = 6" 3B = 8" 3C = 10" 3D = 12" * 3C3B 3A 4 HOUR FIRE RATING PER IBC TABLE 721.1(2) 8" 5/8" 1 3/4" 3 5/8" 5R SPLIT FACE CMU VENEER MASONRY ANCHOR AT 24" O.C. VERTICALLY AND 32" O.C. HORIZONTALLY, TYP. 8" METAL STUD @ 16" O.C. STEEL COLUMN/BENT BEYOND; BY PEMB SUPPLIER SIMPLE SAVER INSULATION SYSTEM AND LINER OR EQUAL 0.052 U-VALUE CMU VENEER AT METAL STUD WALL SIMPLE SAVER LINER 5N STEEL COLUMN/BENT BEYOND; BY PEMB SUPPLIER VERTICAL METAL SIDING AT PEMB WALL (GIRTS) EXTERIOR VERTICAL METAL PANEL; BY PEMB SUPPLIER SIMPLE SAVER INSULATION SYSTEM OR EQUAL 0.052 U-VALUE 8" GIRT WITH THERMAL BREAK TAPE INSULATION HANGER SIMPLE SAVER LINER WEATHER RESISTANT BARRIER 8" 5/8" 1 3/4" 3 5/8" 5S BRICK VENEER MASONRY ANCHOR AT 24" O.C. VERTICALLY AND 32" O.C. HORIZONTALLY, TYP. 8" METAL STUD @ 16" O.C. STEEL COLUMN/BENT BEYOND; BY PEMB SUPPLIER SIMPLE SAVER INSULATION SYSTEM AND LINER OR EQUAL 0.052 U-VALUE BRICK VENEER AT METAL STUD WALL SIMPLE SAVER LINER WEATHER RESISTANT BARRIER 5E 5/8" EXTERIOR GYPSUM SHEATHING 8" METAL STUD @ 16" O.C. STEEL COLUMN/BENT BEYOND; BY PEMB SUPPLIER SIMPLE SAVER INSULATION SYSTEM AND LINER OR EQUAL 0.052 U-VALUE EIFS; 2" TYP. EIFS AT METAL STUD WALL SIMPLE SAVER LINER WEATHER RESISTANT BARRIER 5M STEEL COLUMN/BENT BEYOND; BY PEMB SUPPLIER HORIZONTAL METAL SIDING AT METAL STUD WALL EXTERIOR HORIZONTAL METAL PANEL SIMPLE SAVER INSULATION SYSTEM OR EQUAL 0.052 U-VALUE SIMPLE SAVER LINERAIR CAVITY 5/8" EXTERIOR GYPSUM SHEATHING 8" 5/8" 2"8" 5/8"1' - 2" WEATHER RESISTANT BARRIER 5/8" EXTERIOR GYPSUM SHEATHING 8" METAL STUD @ 16" O.C. 5/8" EXTERIOR GYPSUM SHEATHING 8" 1' - 2" AIR CAVITY (2) LAYER 5/8" GYPSUM BOARD 5/8" 5/8" 6" 5/8" 5/8" 8 1/2" NOT USED - PLANNED FOR FUTURE TENANT DEMISING WALLS UL# U419 1 HOUR STC: 54-56 9D 6" SOUND ATTEN. BLANKET IF INDICATED (2) LAYER 5/8" GYPSUM BOARD 6" LIGHT GAUGE METAL STUDS AT 16" O.C. 5/8" GYPSUM BOARD 5/8" 6" 5/8" UL# U419 STC: 50 9C 6" SOUND ATTEN. BLANKET IF INDICATED (1) LAYER 5/8" GYPSUM BOARD 6" LIGHT GAUGE METAL STUDS AT 16" O.C. 7 1/4" RATING: N/A U-VALUE: 0.029r50 METAL ROOF PANELS; PROFILE TO MATCH EXISTING 3" FIBER GLASS INSULATION THERMAL BLOCKING METAL PURLIN, SEE STRUCTURAL 8" FIBER GLASS INSULATION STRAPPING SIMPLE SAVER SYSTEM U-0.029 METAL FRAMING, SEE STRUCTURAL VAPOR BARRIER (SIMPLE SAVER LINER) PEMB ROOF -SEE PLAN FOR WALL TYPE 54" DOUBLE 2X BLOCKING COORDINATE W/ SUNSHADE MANUFACTURER ATTACHMENT BRACKET BY SUNSHADE MANUFACTURER FASTENER W/ CRUSH TUBE DOUBLE 2X BLOCKING COORDINATE W/ SUNSHADE MANUFACTURER FASTENER W/ CRUSH TUBE ATTACHMENT BRACKET BY SUNSHADE MANUFACTURER TYP. 3/16 40.00° FINISHED DECK TS 2 1/2x2 1/2x3/16 TUBE TO TUBE STUDS TO TUBE3/16 TYP. 3/16 TS 6x4x5/16" PROVIDE AT EACH VERTICAL SUPPORT OF AWNING TS 4x 4 x 3/16 @ ENDS TS 4x 2 1/2 x 3/16 @ 16" O.C. 1/2" GUSSET PLATE CENTERED ON TS 6x4 W/ 2-1/2" THRU BOLTS TYP. 3/16 3/8" GUSSET PLATE 3/8" CAP PLATE ON ENDS OF TS 2 1/2X2 1/2 3/8" CAP PLATE ON ENDS OF TS 2 1/2x2 1/2 BENT PLATE 7x4" LLV BETWEEN TS 6x4 MASONRY BEYOND 3" 2 1/2" 8" 3 1/8" PROVIDE FLASHING BEHIND METAL SIDING 2' - 0" 127.77° 40.00° 3" 2" 7' - 0" 2' - 0" 17' - 1 5/16" 4' - 4 1/4"10' - 9 1/8" 3' - 1 1/2" 6" FACE OF MASONRY A6.0 2     Autodesk Docs://Dimension IV Internal Projects 2023/24015 - Coris - Flex Building.rvt9/4/2024 11:07:02 AM            1 1/2" = 1'-0"3H TYPE 3 HORIZONTAL ASSEMBLIES - CONCRETE 1 1/2" = 1'-0"3V TYPE 3 VERTICAL ASSEMBLIES - CONCRETE 1 1/2" = 1'-0"5V TYPE 5 VERTICAL ASSEMBLIES - COLD FORMED STEEL 1 1/2" = 1'-0"9V TYPE 9 VERTICAL ASSEMBLIES - LIGHT GAUGE STEEL 1 1/2" = 1'-0"5H TYPE 5 HORIZONTAL ASSEMBLIES - METAL 3/4" = 1'-0"1 SUNSHADE METAL AWNING DETAIL 4" 8"2"0' 4" 8"2"0' 4" 8"2"0' 4" 8"2"0'4" 8"2"0'6"3"0' 1' 3/4" = 1'-0"2 AWNING DETAIL 6"3"0' 1' 1/2" = 1'-0"3 AWNING DIAGRAM 6"0' 1' 2' Memorandum To: Plan Commission From: Katherine Holt, Community Development Specialist Date: August 3, 2026 Re: Public Institutional Zoning Text Amendment As Staff has reviewed various types of land uses discussed in the draft Comprehensive Plan, City Staff found that existing places of worship are not allowed in the zoning district where they are currently located. For example, the downtown is zoned Central Commercial (CC) and currently prohibits places of worship. This means that the existing places of worship cannot make improvements to the building outside of their existing building footprint. Staff propose to add places of worship to four (4) zoning districts noted in red text that currently have places of worship in those zoning districts. Sec. 13-1-105 – Use Matrix. Table 13-1-105(d): Institutional Uses Use Additional Regulation RA NR MR UR SC CC NO SO SI UI PI Cemetery P College / University P P P P P Government Uses, Indoor P P P P P P P P P P P Government Uses, Outdoor C C C C C C C C C C C Outdoor Public Recreation, Active 13-1-123(a) P P P P P P P P P P Outdoor Public Recreation, Passive P P P P P P P P P P P Place of Worship P P P P P P P P P Public Service and Utilities 13-1-123(b) P P P P P P P P P P P School, Elementary and Middle P P P P P School, High P P P P P Vocational / Employment Training P P P Zoning Text Amendment Findings 2 A determination is required to ensure that a Zoning Text Amendment is in harmony with the recommendations of the City of Verona’s Comprehensive Master Plan by answering the following questions posed in Section 13-1-215 of the Zoning Ordinance. a. How does the proposed text amendment further the purposes of this title and the general article in which the amendment is proposed to be located as outlined in section 13-1-5? The proposed text amendment allows places of worship in the Suburban Commercial (SC), Central Commercial (CC), Neighborhood Office (NO), and Suburban Office (SO) zoning districts, which are already built in some of these zoning districts. b. How does the proposed text amendment further the purposes of the specific section in which the amendment is proposed to be located? The proposed text amendment allows places of worship in the SC, CC, NO, and SO zoning districts, which are already built in some of these zoning districts. This will allow places of worship to construct additions or have modifications made to the buildings by right. c. Which of the following factors has arisen that are not properly addressed in the current zoning text: 1. The provisions of this chapter should be brought into conformity with the Comprehensive Plan (if a factor related to the proposed amendment, note pertinent portions of the Comprehensive Plan); 2. A change has occurred in the land market, or other factors have arisen which require a new form of development, a new type of land use, or a new procedure to meet said change(s); 3. New methods of development or providing infrastructure make it necessary to alter this chapter to meet these new factors; 4. If the proposed text amendment is concerned with the provisions of articles C and/or D: How does the proposed amendment maintain the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts? Allowing this type of land use in the SC, CC, NO, and SO zoning districts may allow places of worship on a piece of property in these zoning districts to make improvements to the structure on the property. In 2021, the Zoning Ordinance was overhauled, and the revision did not include places of worship in the proposed zoning districts causing the existing places of worship to be grandfathered, which 3 means that these uses could not have any work done outside of the existing footprint. Recommendation: Staff recommends the Plan Commission recommend the Common Council approve the zoning text amendment for Section 13-1-105(d) – Use Matrix to allow places of worship. Ardent Glen – Second Addition Planning Report City of Verona Plan Commission 8-3-2026 Final Plat Property Location: 3040 Shady Oak Lane Property Owner: VH Ardent Glen, LLC 6801 South Towne Drive Madison, WI 53713 Applicant: D’Onofrio, Kottke, & Associates, Inc. 7530 Westward Way Madison, WI 53717 Existing Land Use: Vacant Proposed Land Use: Single-family and mixed residential development Existing Zoning: Mixed Residential (MR), Public Institutional (PI), and Planned Development Overlay Proposed Zoning: Same Figure 1 – Location Map Summary: The Applicant is proposing to create 80 single-family and twin home lots and five (5) outlots north of CTH PD and west of Shady Oak Lane. CTH PD Northern Lights Rd. Final Plat Ardent Glen – Second Addition 2 Site Description: VH Ardent Glen LLC (“Applicant”) is requesting a final plat to develop approximately 80 lots and five (5) outlots to be located north of Paradise Way and west of Shady Oak Lane (“Property”). This is another plat for Ardent Glen Subdivision called Ardent Glen Second Addition. Additional plats for Ardent Glen subdivision would go before the Plan Commission and Common Council at a later date. Background: • May 2021 – An initial plan to develop approximately 142-acres of land with seventy-four (74) carriage lane accessed single-family homes, 218 street accessed single-family homes, sixteen (16) twin homes, and ninety-two (92) twin homes. • November 2021 - Annexed 147.988-acres of land into the City of Verona. • September 29, 2022 - WDNR approved the proposed urban service area amendment for the Ardent Glen development, and other lands. • December of 2022 – Approved the following plans with conditions to be effective upon the execution of a development agreement. o Preliminary and final planned development for the Ardent Glen subdivision with the following exemptions and condition:  The minimum lot area is 2,550 square feet;  The minimum lot width is thirty-one (31) feet for alleys;  The minimum corner setback is ten (10) feet instead of twenty (20) feet for all products;  The minimum rear setback is two (2) feet instead of twenty (20) feet for alley accessed products;  The minimum pavement setback is two (2) feet instead of five (5) feet for all products;  The maximum lot coverage is eighty (80) percent for alley accessed homes and seventy (70) percent for alley accessed single family and street accessed haven homes; and o Zoning map amendment to rezone lots 1-406 to Mixed Residential (MR) and outlots 1-25 to Public Institutional (PI). o Preliminary plat to create 406-lots and 25-outlots with the following conditions:  The final plat shall have private alleys labeled as fire lanes. While not explicitly called out in the staff report for exemptions, the following exemptions were also understood to be allowed and were included in their Application packet. o Garage setback:  Street facing garages are twenty-two (22) feet (minimum front yard setback); Final Plat Ardent Glen – Second Addition 3  Side entry garages are twenty (20) feet (minimum front yard setback);  Ten (10) foot minimum side yard setback (non-garage door side yard);  Street facing garages must be setback a minimum of two (2) feet from the front façade of the house. o Garage setback:  Terraces, steps, uncovered and covered front porches, decks, stoops, or similar appurtenances to residential buildings which do not extend above the flood level of the adjacent building entrance may encroach a maximum of six (6) feet into the front yard setback.  At grade patios may encroach up to the paved side yard setback allowance.  Decks may encroach up to ten (10) feet into rear yard setback.  Corner lot porches, and bay windows may not encroach the vision triangle.  Garden walls or fences shall be no more than four (4) feet in height and will require approval by the Architectural Control Committee. Walls and fences located within the vision triangles shall not exceed thirty (30) inches in height. • May 2023 - Phase 1 final plat created 102 single-family and twin home parcels and 12 outlots with the following conditions: o The final plat shall have private alleys labeled as fire lanes. o The final plat shall become effective upon approval of the floodplain modifications by the State and federal agencies. • November 2023 - Administratively created two (2) new outlots owned by the Homeowners Association. • November 2023 – Final plat was recorded and included the two (2) administratively approved outlots. • April 2025 – First Addition to Ardent Glen final plat created fifty-four (54) single- family and twin home lots and six (6) outlots. • February 2026 – Preliminary and final planned development amendment and a preliminary plat modified 406 lots to create 425-lots and 25-oulots with the following conditions: o Minimum lot area for the MR zone of 6,000 square feet to 2,550 square feet. o Minimum lot width from fifty (50)-feet to thirty-one (31)-feet for lots where garages are accessed from an alley. o Minimum corner side yard setback from twenty (20)-feet to ten (10)-feet. o Minimum rear yard setback twenty (20)-feet to two (2)-feet for lots where garages are accessed from an alley. o Minimum paved surface setback from five (5) feet to two (2) feet. Final Plat Ardent Glen – Second Addition 4 o Maximum lot coverage from fifty (50%) percent to eighty (80%) percent. o Minimum street right-of-way garage setback from twenty-five (25) feet to twenty (20) feet. o Minimum street right-of-way garage setback from twenty-five (25) feet to ten (10) feet for garages accessed from alley. o Minimum front yard patio, steps, uncovered and covered porches, decks, stoops, or similar appurtenances which do not extend above the floor level of the adjacent building entrance from twenty (20) feet to fourteen (14) feet. o Minimum side yard patio setback from five (5) feet to two (2) feet. o Minimum rear yard deck setback from twenty (20) feet to ten (10) feet for lots without alley access. o The preliminary and final planned development shall become effective upon the execution of a development agreement. o The preliminary and final planned development shall be subject to the City’s adopted stormwater management requirements. Planning Review: Lots: The Applicant is proposing eighty (80) single-family and twin home parcels with a Mixed Residential (MR) zoning district designation and five (5) outlots with a Public Institutional (PI) zoning district designation. The smallest lot will be 3,084 square feet while the largest lot will be 7,834 square feet. Connectivity: The Applicant is proposing to extend Eagle Eye Street. The Applicant will begin construction of Spring Garden Street that will create an east-west connection towards Shady Oak Lane in the future. Other roadways and alleys will be constructed as part of this plat. Staff have no concerns with the road configuration. Outlots: The Applicant is proposing one (1) outlot for parkland and one (1) outlot to be used for future development as part of a future phased final plat. Any park design would require approval from the Park Board as well as park fees. The remaining three (3) outlots contain private alleys and private open space. The private alleys will allow Figure 2 - Outline of Second Addition plat for the Ardent Glen Subdivision Final Plat Ardent Glen – Second Addition 5 access to garages from the rear of the home. These private alleys are labeled as fire lanes as this allows the City to tow vehicles if the vehicles are parked in the alley. Recommendation: Staff recommend the Plan Commission recommend that the Common Council approve the Final Plat for the Second Addition to Ardent Glen to create eighty (80) single-family and twin home parcels and five (5) outlots. Prepared by: Katherine Holt Community Development Specialist Submitted by: Lucas Sivertsen, AICP Director of Planning and Development OL25190191192204196193203195210202194209201208200207199206198205197211 232231230229235236234233 166 161 164163162 159160 158157 179180178 187188181189182183184185186 169167168171170172173174175176177 165 237228227226224223222220219218217216215214213212221225 OL23 OL 22OL 21 OL 24EAGLE EYE STREETWINNERS WAY SPRING GARDEN STREET SHEET 1 OF 3 FORWARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2),Wis. Stats. as provided by s. 236.12, Wis. Stats.Certified __________________, 20_____Department of AdministrationSECOND ADDITION TO ARDENT GLENOUTLOT 3, CERTIFIED SURVEY MAP NO. 17063 AND OUTLOT 17 AND LOTS 147-152, FIRST ADDITION TO ARDENT GLEN,LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 AND THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 5,TOWNSHIP 6 NORTH , RANGE 8 EAST, CITY OF VERONA, DANE COUNTY, WISCONSIN OL25236237 OL25 OL25 SHEET 2 OF 3 FORWARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2),Wis. Stats. as provided by s. 236.12, Wis. Stats.Certified __________________, 20_____Department of AdministrationSECOND ADDITION TO ARDENT GLENOUTLOT 3, CERTIFIED SURVEY MAP NO. 17063 AND OUTLOT 17 AND LOTS 147-152, FIRST ADDITION TO ARDENT GLEN,LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 AND THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 5,TOWNSHIP 6 NORTH , RANGE 8 EAST, CITY OF VERONA, DANE COUNTY, WISCONSIN SHEET 3 OF 3 FORWARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2),Wis. Stats. as provided by s. 236.12, Wis. Stats.Certified __________________, 20_____Department of Administration SECOND ADDITION TO ARDENT GLENOUTLOT 3, CERTIFIED SURVEY MAP NO. 17063 AND OUTLOT 17 AND LOTS 147-152, FIRST ADDITION TO ARDENT GLEN,LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 AND THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 5,TOWNSHIP 6 NORTH , RANGE 8 EAST, CITY OF VERONA, DANE COUNTY, WISCONSIN 2000 Range Trail Planning Report City of Verona Plan Commission 8-3-2026 Certified Survey Map Property Location: 2000 Range Trail, Town of Verona Property Owner: Margaret Jacobs Trust 2000 Range Trail Verona, WI 53593 Applicant: Michael Jensen 1288 Enterprise Drive Verona, WI 53593 Existing Zoning: Rural Residential (RR-16) – Town of Verona Existing Land Use: Single-family home Proposed Land Use: Same Figure 1 – Location Map Summary: The Applicant has submitted a certified survey map (CSM) to split one (1) lot into two (2) lots located at 2000 Range Trail. Locust Dr. Range Trl. CTH PB Certified Survey Map 2000 Range Trail 2 CSM Review: The Applicant is proposing a certified survey map (CSM) to split one (1) lot into two (2) lots located at 2000 Range Trail (“Property”) in the Town of Verona. The lot division was recently reviewed by the Joint Planning Committee, which was a committee created by the City and Town Boundary Agreement. The request was denied, in part because it was inconsistent with the standards of review outlined in the Boundary Agreement. Since that review, the Boundary Agreement has expired and now the City will review it as part of the extraterritorial jurisdictional review. Extraterritorial platting authority is a state statute that provides Cities and Village’s the authority to review land divisions that are within a mile and a half (1 ½ mile) radius around those municipalities. While the land is within the Town of Verona, the Property is within the City’s extraterritorial platting jurisdiction. The Property is a total of 23.2 acres and zoned Rural Residential (RR-16) in the Town of Verona, which allows one (1) single family home per sixteen (16) acres. The Property is subject to Dane County Zoning regulations. While the City has extraterritorial plat authority it does not have extraterritorial zoning authority. The Applicant is requesting a zoning map amendment through Dane County to change the zoning from RR-16 to RR- 8, which would allow one (1) single family home per eight (8) acres. Lot 1 will consist of approximately 9.54 acres with a new driveway accessing Range Trail. The access is required from Range Trail per a deed restriction. Lot 2 will consist of approximately 13.65 acres with an existing single-family home and existing driveway. This lot also contains steep, wooded slopes due to the terminal moraine. The northern property line of Lot 1 abuts the Woods at Cathedral Point. The 2009 City of Verona Comprehensive Plan was silent regarding land use for this area of the City and Town of Verona. The draft City of Verona Comprehensive Plan shows this area as Housing A (low density), which could consist of single-households, duplexes, triplexes, and townhomes. The Woods at Cathedral Point was developed to allow water, sewer, and roadways to be extended to the south to this Property if, or when, it develops. However, the Property is not annexing into the City and would continue to follow the Town of Verona development requirements including well and septic. Since a CSM is being reviewed, the City can request land be dedicated towards right-of- way. The City recommends the Applicant, as part of this CSM, dedicate additional right- of-way than what is currently shown on the CSM to match the City’s right-of-way on Range Trail for a total cross-section of seventy-two (72) feet or thirty-six (36) feet on one (1) side of the road instead of the shown thirty-three (33) feet. This will allow Range Trail to have the option of future roadway improvements to include roadway width, sidewalk, or bicycle lanes if these are ever needed or if the land across from this Property annexes to the City. Certified Survey Map 2000 Range Trail 3 Recommendation: Staff recommend the Plan Commission recommend that the Common Council approve the certified survey map to create two (2) lots from the existing one (1) lot located at 2000 Range Trail with the following condition: 1. The certified survey map shall be modified for additional right-of-way dedication for roadway improvements to Range Trail if ever needed. Prepared by: Katherine Holt Community Development Specialist Submitted by: Lucas Sivertsen, AICP Director of Planning and Development Appendix A 2000 Range Trail – Town of Verona, Dane County, Wisconsin Supporting Documentation for City of Verona CSM Application Land Resources Question C • Does the CSM contain an area of soil instability—greater than 20% slope and/or organic soils, peats, or mucks at or near the surface? Yes. Portions of the subject property contain slopes greater than 20%, primarily within the approximately 13.65-acre wooded terminal moraine area located in the southern and central portions of the property. The attached Elevation Map – 2000 Range Trail identifies multiple areas categorized as “20 and greater” slope. The attached USDA NRCS Soil Map further confirms the presence of steep slope conditions associated with Elkmound sandy loam soils ranging from 12% to 30% slopes. The steep slope areas correspond closely with the wooded terminal moraine terrain and are associated with constrained topographic conditions that limit both development intensity and agricultural productivity. These areas are largely separate from the proposed 9.54-acre parcel intended for limited residential use. The proposed residential parcel is located primarily within the flatter agricultural field area adjacent to Range Trail and avoids the majority of the steep slope terrain. The presence of steep slopes further supports the appropriateness of low-intensity development and preservation of environmentally constrained areas consistent with the City of Verona planning framework. No mapped organic soils, peats, or mucks at or near the surface were identified within the reviewed soil mapping documentation. Question D • Does the CSM contain prime agricultural land (Class 1, 2, or 3 soils)? Portions of the subject property, particularly within the flatter agricultural field area, contain productive agricultural soils commonly associated with Class 1–3 capability soils. The attached USDA NRCS Soil Map identifies several silt loam soil types within the agricultural portion of the property, including Gale silt loam, Basco silt loam, and Troxel silt loam. However, a substantial portion of the property consists of steep wooded terminal moraine terrain containing Elkmound sandy loam soils with slopes ranging from 12% to 30%, which significantly limit agricultural productivity and development potential. The soil mapping confirms that the property is not uniformly prime agricultural land and instead contains a combination of flatter agricultural soils in the northern/western field area and steep, environmentally constrained moraine terrain in the southern and central portions of the property. The proposed land division reflects these existing physical conditions by locating the proposed residential parcel within the historically agricultural portion of the property while preserving the constrained moraine area. Question F • Does the CSM contain unique physical features or wildlife habitat? Yes. The subject property contains several unique physical and environmental features, including wooded terminal moraine terrain, steep slopes, mature tree cover, natural drainage features, and undeveloped open space areas that provide existing wildlife habitat and environmental value. The approximately 13.65-acre southern and central portion of the property consists largely of wooded terminal moraine landscape characterized by steep topography and environmentally sensitive terrain. Importantly, the proposed CSM is designed to minimize impacts to these environmental features by locating the proposed residential parcel primarily within the flatter agricultural portion of the property, avoiding the majority of steep slope and wooded moraine areas, preserving substantial open space and existing tree cover, and maintaining the existing low- intensity land use pattern. Human and Scientific Interest Question A • Does the CSM contain an area or buildings of archaeological, geological, or historical interest? Yes. The subject property contains geological features of significance associated with the terminal moraine landscape present within this portion of Dane County and the greater Verona area. The approximately 13.65-acre southern and central portion of the property consists of steep wooded moraine terrain characterized by rolling topography, elevation changes, and environmentally sensitive landforms that are representative of glacial geological features. At this time, no formally identified archaeological sites, historically designated structures, or documented historic landmarks are known to exist within the proposed CSM area based upon currently reviewed materials. Question D • Does the CSM contain old growth trees or significant woodland features? Yes. The approximately 13.65-acre parcel contains numerous mature and old growth trees within the wooded terminal moraine portion of the property. The proposed 9.54-acre parcel, which is intended for limited residential use, is located primarily within the existing agricultural field area and does not contain old growth trees or significant woodland disturbance areas. Importantly, the proposed CSM itself will not result in the removal of old growth trees. City Planning Question A • Is the development consistent with the City Master Plan and other adopted planning documents? Yes. The proposed CSM is consistent with the City of Verona Comprehensive Plan and related adopted planning documents because it represents a low-intensity form of urban development that responds appropriately to the physical characteristics, environmental constraints, and existing infrastructure conditions present on the property. The proposed CSM is also consistent with the Town of Verona Comprehensive Plan and related adopted Town planning policies. The Town of Verona formally reviewed and approved the proposed Certified Survey Map, confirming that the land division complies with applicable Town land use policies, zoning objectives, and rural residential development standards. The proposed CSM therefore represents a site-responsive, environmentally sensitive, and low-intensity development pattern that is consistent with both the City of Verona Comprehensive Plan and other adopted planning documents while preserving long-term planning flexibility for future urban growth patterns. Yes. The approximately 13.65-acre parcel contains numerous mature woodland including red oak, white oak, and black oak trees. E Whispering Pines Way Range Trl Early Tw ilightW ay Range Trl E Whispering Pines Way M erry Blossom Ln ArcGIS Web Map Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Parcels 2 foot Intervals 10 foot Intervals 2 foot Intervals Steep Slopes Greater than 6 to less than 12 12 to less than 20 20 and greater 5/14/2026, 10:32:31 AM 0 340 680170 ft 0 100 20050 m 1:3,674 Soil Map—Dane County, Wisconsin Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/14/2026 Page 1 of 3 4759640 4759720 4759800 4759880 4759960 4760040 4760120 4759640 4759720 4759800 4759880 4759960 4760040 294070 294150 294230 294310 294390 294470 294550 294630 294710 294790 294070 294150 294230 294310 294390 294470 294550 294630 294710 294790 42° 57' 57'' N 89° 31' 30'' W 42° 57' 57'' N 89° 30' 57'' W 42° 57' 41'' N 89° 31' 30'' W 42° 57' 41'' N 89° 30' 57'' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 150 300 600 900 Feet 0 50 100 200 300 Meters Map Scale: 1:3,400 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:15,800. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Dane County, Wisconsin Survey Area Data: Version 24, Sep 10, 2025 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 13, 2020—Jul 31, 2020 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Dane County, Wisconsin Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/14/2026 Page 2 of 3 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 214B2 Gale silt loam, 2 to 6 percent slopes, moderately eroded 4.1 13.4% 214C2 Gale silt loam, 6 to 12 percent slopes, moderately eroded 7.4 24.0% 234B2 Basco silt loam, 2 to 6 percent slopes, eroded 1.0 3.3% 246C2 Elkmound sandy loam, 6 to 12 percent slopes, eroded 3.9 12.6% 246D2 Elkmound sandy loam, 12 to 20 percent slopes, eroded 7.4 24.0% 246E2 Elkmound sandy loam, 20 to 30 percent slopes, eroded 4.5 14.6% 7197A Troxel silt loam, 0 to 3 percent slopes 2.5 8.2% Totals for Area of Interest 31.1 100.0% Soil Map—Dane County, Wisconsin Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/14/2026 Page 3 of 3 201 South Main Street Initial Review Planning Report City of Verona Plan Commission 8-3-2026 Property Location: 201 South Main Street Property Owner: Memorial Baptist Church 201 South Main Street Verona, WI 53593 Applicant: Same Existing Zoning: Central Commercial (CC) Existing Land Use: Place of Worship Proposed Land Use: Place of Worship Figure 1 – Location Map Summary: The Applicant is requesting an initial review to construct approximately 4,700 square foot addition located at 201 South Main Street. The project requires site plan approval. South Franklin Street South Shuman Street South Main Street East Park Lane 2 201 South Main Street Initial Review Background: The Applicant is requesting an initial review (“Application”) to construct an approximately 4,700 square foot addition to the existing building located at 201 South Main Street (“Property”), which is depicted in Figure 1 in yellow. The proposed building addition would allow for additional classrooms, a new entry, and support space. The parking lot will be reconfigured to allow for a drop-off/pick-up area. The Property is zoned Central Commercial (CC) and is currently a place of worship. Land uses surrounding the Property include residences and businesses. The proposed addition requires a site plan review. Downtown Mobility and Design: The Property is located in the Downtown Mobility and Design Plan (“Plan”), which was adopted in 2016. The following are excerpts from the Plan and the proposed additional conforms to the recommendations of the Plan. “Architectural & Historical Character The architectural character of downtown Verona is eclectic, comprised of structures and styles from the past 100+ years. While there are no registered historic structures in the study area, there are several (pictured below) that were noted in the statewide Architectural and Historic Inventory (AHI) compiled in the 1970s. None of these buildings are recognized as architecturally or historically significant, but they are part of the eclectic character of the downtown area. The planning process revealed limited interest to ensure protection of these structures. Buildings noted most frequently as desirable were 101 N. Main St. and 102 W. Railroad St.” (Chapter 3, PDF p. 9). The Plan also discusses façade improvements along South Main Street. It is understood in the Plan that this Property would not redevelop in the long-term. The Plan recommended a minimum building setback of five (5) feet and a maximum of fifteen (15) feet from the front property line. Staff discussed moving the addition to the front of the Property and closer to the property line on South Main Street, which would not work for the function of the proposed addition. If future improvements are made to the building, Staff recommend bringing the building or improvements closer to South Main Street creating a more defined Downtown corridor. The Plan also shows this Property as part of the Downtown Mixed Use district. It is described as “Suitable for a variety of uses in a traditional downtown format, including high percentage lot coverage and limited off-street parking. To be rezoned to Central Commercial” (Chapter 4, PDF p. 2). The Plan recommended this Property be rezoned to CC, which was done. A place of worship is typically found in downtown areas throughout the country. The Zoning Ordinance supports a high percentage of lot coverage by Figure 2 - Photo from the Architecture & Historic Character 3 201 South Main Street Initial Review allowing the entire lot to be built out. Proposed Comprehensive Plan: The City has published a public hearing draft Comprehensive Plan for review. As part of that document, this Property is shown as downtown mixed use land use as depicted in Figure 3. The following are excerpts from the draft Plan. “Downtown Verona Mixed- Use Core encourages a mix of commercial and residential uses in both existing buildings and in new development, promoting Verona’s traditional Downtown Verona as a mixed-use center of activity. Existing buildings and storefronts along Verona Ave. and Main St. should be maintained and rehabilitated to support retail and small business activity. Over the long term, new commercial and mixed- use development may occur on select opportunity sites, designed to reinforce Downtown Verona’s traditional pedestrian- oriented design character and scale” (p. 47). The Property fronts South Main Street. The Applicant is proposing an addition in the rear of the building, which would be an expansion of the existing building. This addition is supported by the above text by maintaining and in this case expanding the existing building. • “Connected Street Grid and Sidewalk Network. A lack of through-streets in the Downtown Verona limits walkability and development potential. As parcels transition and develop, it is essential to establish roadway links and an expanded sidewalk network to create a well-connected and accessible Downtown Verona for both car travelers and pedestrians” (p. 70). Staff is in discussions with the Applicant regarding adding a sidewalk along East Railroad Figure 3 - draft Comprehensive Plan 4 201 South Main Street Initial Review Street in an effort to provide sidewalk access from South Franklin Street to South Main Street. There will be a sidewalk gap between this Property and South Main Street, but this connection is the first step to creating an overall sidewalk connection between these two (2) roads. Planning Review: Bulk Requirements: The proposed building addition will be located in the rear of the existing building away from South Main Street. The CC zoning district has a maximum building setback of fifteen (15) feet from South Main Street, East Park Lane, and East Railroad Street. The rear yard setback is ten (10) feet from South Franklin Street. The proposed addition will conform to the setback requirements and Staff does not have any concerns at this time. Access, Parking, and Connectivity: Access to the Property will continue from South Main Street, East Railroad Street, and East Park Lane. The access from East Railroad Street will be shifted from the current location towards South Franklin Street. The parking lot will be reconfigured for a one (1)-way movement from South Main Street towards East Railroad Street. Access from East Railroad Street into the parking lot will only allow access to the addition area, which will be two (2) way traffic in this portion of the parking lot. As this Property is zoned CC, there are no minimum or maximum parking requirements for non- residential land uses, and the lot coverage allows for the entire lot to be covered. Staff is working with the Applicant to squeeze in a sidewalk along the frontage of their Property on East Railroad Street. While Staff understands the sidewalk will not connect to South Main Street, Staff is hopeful this is the first incremental step towards better connectivity. Zoning Text Amendment Staff is proposing a zoning text amendment at the August 2026 Plan Commission meeting to allow places of worship to occur in the CC, Suburban Commercial (SC), Neighborhood Office (NO), and Suburban Office (SO) zoning districts. Currently, the existing places of worship are grandfathered in these areas and cannot make any exterior improvements outside of the existing footprint. If the zoning text amendment is approved, the Applicant has the opportunity to add 4,700 square feet to the existing building. Recommendation: Staff recommends the Plan Commission review the submitted materials and provide feedback to the Applicant. Prepared by: Katherine Holt Community Development Specialist Submitted by: Lucas Sivertsen, AICP Director of Planning and Development P:\20260200 - Memorial Baptist Church Addition\Desi gn\Agency\Verona\Plan Commission Concept Review\Wor king\Memorial Baptist Church Addition - Letter of Intent.docx 901 Deming Way 608.664.3500 Ph Suite 102 608.664.3535 Fx Madison, WI 53717 iconicacreates.com 07-02-26 City of Verona – Plan Commission Via: Email 111 Lincoln Street Verona, WI 53593-1520 Re: Memorial Baptist Church Addition – Concept Review Dear Zoning Administrator: Memorial Baptist Church, located at 201 S. Main Street in Verona, is planning a building addition to their existing facility. The addition will be approximately 4,700 SF and will accommodate a new entry/drop-off area, 3 new classrooms, along with support spaces. The exterior will be designed to be a cohesive continuation of the existing facility by matching existing materials and details. The site will also be reconfigured to allow for additional parking along with a drop of lane for visitors. The existing facility is used as a place of worship, which includes the main sanctuary, fellowship / gym area, kitchen, classroom, along with support spaces. The new addition will include 3 additional classrooms, 2 single use accessible restrooms, and a unfinished second floor space set aside for future needs. The classrooms will be used during weekends and Wednesday night youth groups. At this time, we are requesting conceptual review from Plan Commission at the August 3 rd meeting. Sincerely, Jeremy Frommelt Director of Design 7-2-26 Planning and Development 111 Lincoln Street Verona, WI 53593-1520 Phone: (608) 845-848-9941 Fax: (608) 845-8613 www.veronawi.gov Official Plan Commission submittal includes: To begin review process: 1. 1 digital file of the completed application form with property owner’s signature; 2. Submittal fee, check payable to the City of Verona. Additional charges may be billed to the applicant as the City Engineer’s review time is charged back to the applicant. An initial review is free; and 3. Email, link, or flash drive with below plans in digital format; and 4. 1 digital copy of the stormwater management plans. After Staff’s review and comments are sent to the applicant, the following items need to be submitted by the requested Staff deadline. 1. 1 digital file at 8 ½” x 11” of a written description describing details of your project submitted after Staff’s review and comments sent to applicant. 2. 1 digital file at 11” x 17” of the following plans, which are submitted after Staff’s review and comments to applicant: • Site Plan – Showing existing and proposed buildings & parking. • Landscaping Plan – Showing existing and proposed plantings noting natives to Wisconsin. Any trees that are planted due to removal of other trees must be marked on the plans as replacement trees. • Lighting Plan – Showing light locations, light levels and fixture details. • Grading, Drainage, Erosion Control Plans – With contours & flow arrows. • Utility Plans – Showing the location of existing and proposed utility lines. • Floor Plans – Showing the size and use of the existing & proposed buildings. • Elevation drawings – Scaled drawings identifying materials and heights. • Stormwater calculations – Engineering calculations. • Project detail sheets – Any details may be included in separate sheets such as dumpster enclosures, fencing, charging stations, bicycle racks, or signage. 3. See Development Checklist for more information. EXISTING BUILDING 7 S. MAIN ST. S. FRANKLIN ST. RAILROAD ST. E. PARK LN. 2 7 5 4 6 6 4 COVERED DROP-OFF 5 EXISTING ELECTRICAL TRANSFORMER **46 TOTAL PARKING STALLS 4,716 SF BUILDING ADDITION PHASE II PHASE I DUMPSTER ENCLOSURE BIKE PARKING NEW 5'-0" WIDE SIDEWALK 901 DEMING WAY // MADISON, WI 53717 Ph: 608.664.3500 Copyright © 2024 by Iconica (All Rights Reserved) https://iconicacreates.com/ 7/1/2026 12:28:09 PM 07/02/26 PRELIMINARY SITE PLAN MEMORIAL BAPTIST CHURCH ADDITION 201 S. MAIN ST. VERONA, WI 53593 Z100 N TRUE NORTH 15' 30' 60' 0 2" 0 1" = 30'-0" DN KITCHEN STORAGE JANITOR MEN WOMEN VESTIBULE RAMP STAIR NARTHEX SECRETARY CLASSROOM PASTOR HALL CHANCEL CHOIR SANCTUARY ENTRY COATS NARTHEX CORRIDOR STAIR RESTROOM VESTIBULE CLASSROOM CLASSROOM CLASSROOM RECEPTION FELLOWSHIP / GYM STORAGE 96' - 6" 100' - 0" 96' - 6" LULA 100' - 0" DN UP DN DN DN Z301 2 Z301 1 Z302 1 Z302 2 FUTURE SPACE DN Z301 2 Z301 1 Z302 1 32'-6" 42'-6" EXTENT OF 2ND FLOOR SPACE ALLOWED PER MAX TRAVEL DISTANCE WITH ONE EXIT 901 DEMING WAY // MADISON, WI 53717 Ph: 608.664.3500 Copyright © 2024 by Iconica (All Rights Reserved) https://iconicacreates.com/ 6/29/2026 1:30:53 PM 07/02/26 PRELIMINARY FLOOR PLAN MEMORIAL BAPTIST CHURCH ADDITION 201 S. MAIN ST. VERONA, WI 53593 Z201 N TRUE NORTH 5.3' 10.7' 21.3' 0 2" 0 3/32" = 1'-0" 901 DEMING WAY // MADISON, WI 53717 Ph: 608.664.3500 Copyright © 2024 by Iconica (All Rights Reserved) https://iconicacreates.com/ 6/26/2026 3:29:47 PM 07/02/26 PRELIMINARY EXTERIOR ELEVATIONSMEMORIAL BAPTIST CHURCH ADDITION 201 S. MAIN ST. VERONA, WI 53593 Z301 4' 8' 16'0 2"0 1/8" = 1'-0" SCALE: 1/8" = 1'-0"Z301 EAST ELEVATION2 SCALE: 1/8" = 1'-0"Z301 SOUTH ELEVATION1 901 DEMING WAY // MADISON, WI 53717 Ph: 608.664.3500 Copyright © 2024 by Iconica (All Rights Reserved) https://iconicacreates.com/ 6/26/2026 3:29:56 PM 07/02/26 PRELIMINARY EXTERIOR ELEVATIONSMEMORIAL BAPTIST CHURCH ADDITION 201 S. MAIN ST. VERONA, WI 53593 Z302 4' 8' 16'0 2"0 1/8" = 1'-0" SCALE: 1/8" = 1'-0"Z302 NORTH ELEVATION2 SCALE: 1/8" = 1'-0"Z302 NORTHEAST ELEVATION1