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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