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1 CITY OF VERONA PLAN COMMISSION MINUTES June 1, 2026 Council Chambers 1. Call to Order: Mayor Diaz called the meeting to order at 6:30 p.m. 2. Roll Call: Linnea Matulat, Tyler Wood, Tyler Powers, William Taylor, Luke Diaz, Lachlann Swanson and Mike Hankard were present. Also present: Director of Planning and Development Lucas Sivertsen and City Engineer Carla Fischer. 3. Public Comment: • Chris McGuire, representing Culvers, introduced himself. 4. Approval of minutes from May 4, 2026 Plan Commission meeting. Motion by Hankard, seconded by Wood to approve the minutes from the May 4, 2026 Plan Commission meeting. Motion carried 7-0. 5. Public Hearing – Review and approval of the proposed amendment of the project plan for Tax Incremental District (TID) No. 8. Motion by Diaz, seconded by Swanson to open the public hearing at 6:33 p.m. Motion carried 7-0. There were no comments from the public. Motion by Diaz, seconded by Hankard to close the public hearing at 6:34 p.m. Motion carried 7-0. a. Discussion & Possible Action – Resolution approving an amendment to the project plan for Tax Incremental District No. 8. Todd Taves, Ehlers, presented the project plan amendment. In January of 2025 the TID incremental value was $160.7 million. With the amendment, the City anticipates $90 million in additional incremental value. The boundaries will not change. Proposed additions include water tower and pump station, roadway extensions, and utility extensions. Motion by Powers, seconded Swanson to approve Resolution PC-26-04 approving an amendment to the project plan for Tax Incremental District No. 8. Motion carried 7-0. 6. Public Hearing – Conditional use permit for a second drive-through lane located at 430 East Verona Avenue. 2 Motion by Diaz, seconded by Hankard to opent he public hearing at 6:43 p.m. Motion carried 7-0. Chris McGuire, representing Culvers, introduced himself. Motion by Diaz, seconded by Powers to close the public hearing at 6:44 p.m. Motion carried 7-0. a. Discussion & Possible Action – Conditional use permit for a second drive-through lane located at 430 East Verona Avenue. Sivertsen stated that the proposal would increase vehicle stacking, increase parking from 39 to 45 stalls, and improve circulation and landscaping. Wood asked if the outdoor dining space would be eliminated. McGuire stated that it will be shifted to where the accessible parking currently is located. Motion by Diaz, seconded by Powers to recommend that the Common Council approve a conditional use permit for a second drive-through lane located at 430 East Verona Avenue. Motion carried 7-0. b. Discussion & Possible Action – Site Plan amendment for additional drive-through lane and modifications to parking lot, patio, and landscaping. Motion by Powers, seconded by Swanson to approve the site plan amendment for additional drive-through lane and modifications to parking lot, patio, and landscaping. Motion carried 7-0. 7. Public Hearing – Comprehensive Plan amendment to designate approximately 15 acres of land as multi-family, a zoning map amendment to rezone property to Urban Residential, 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 257-unit apartment and townhome complex located east of Blue Ice Pass and west of CTH M known as the Backus property. Motion by Diaz, seconded by Swanson to open the public hearing at 6:52 p.m. Motion carried 8-0. Tony DeRosa, Fiduciary Real Estate Development, stated that the project will need infrastructure such as roads, utilities, intersection improvements and other infrastructure, which does not support a smaller development due to costs. Robert Krembs, 210 Monte Cristo Cir., spoke against the Backus property development because of the light pollution, noise, and property values. 3 Kelli Seid, 308 Monte Cristo Cir., spoke in opposition of the Backus property development. Scott Seid represented Bob Cravens, 312 Monte Cristo Cir., who could not be at the meeting. Bon is against the Backus property development. Scott Seid represented Dana Barre, 312 Monte Cristo Cir., who could not be at the meeting. Dana is against the Backus property development. Scott Seid, 308 Monte Cristo Cir., spoke in opposition to the proposed Backus property development. Kelly Lyke, Zingg Dr., spoke in opposition to the Backus property development. Motion by Diaz, seconded by Swanson to close the public hearing at 7:27 p.m. Motion carried 7-0. a. Discussion & Possible Action – Annexation of approximately 15 acres of land to the City of Verona located east of Blue Ice Pass and west of CTH M. Diaz stated that the boundary agreement will expire in June and annexation may be more difficult after its expiration. He did call the developer after they withdrew their original application, but he was not guaranteeing a vote. He thinks that this is a good project and will bring necessary housing to Verona. Diaz asked Fischer about potential flooding on neighboring properties. Fischer explained that the City has a stormwater ordinance, which restricts run-off rates to pre-settlement conditions, which is different than Dane County’s requirements. The land has a natural low point and the developer would need to create an outlet that is at or below the current water surface elevation. Swanson supports annexation, but not the overall project. The project will negatively affect the neighbors, specifically the flooding concerns, and has concerns around the overall process. Powers supports the annexation and the development project. He stated that Verona needs more housing. The additional setback distances seem reasonable compared to other established residences abutting multi-family. Wood and Taylor agreed with Powers. Hankard supports the annexation, but not the development project if they cannot work with the neighbors for a more agreeable project. This project is not consistent 4 with the comprehensive plan and the project would need to be scaled back for him to support it. Motion by Wood, seconded by Swanson to recommend that the Common Council approve an annexation of approximately 15 acres of land to the City of Verona located east of Blue Ice Pass and west of CTH M with the condition that the annexation shall become effective upon execution of an annexation agreement. Motion carried 7-0. b. Discussion & Possible Action – Resolution recommending a Comprehensive Plan amendment to designate approximately 15 acres of land as multi-family housing located east of Blue Ice Pass and west of CTH M. Hankard asked if the proposed comprehensive plan amendment meets the facts and findings similar to a conditional use permit. Sivertsen explained that there are no facts and findings for a comprehensive plan amendment only statutory requirements that focus on process. Sivertsen pointed out that Blue Ice Pass and Grassland Terrace must connect no matter who develops the property. Fischer stated that someone would have to address stormwater management no matter what is built as the impervious areas would increase. Wood asked what is in the proposed comprehensive plan, which Sivertsen replied medium residential that would allow this proposed development. Motion by Diaz, seconded by Powers to recommend that the Common Council approve a Comprehensive Plan amendment to designate approximately 15 acres of land as multi-family housing located east of Blue Ice Pass and west of CTH M. Motion carried 5-0 with Swanson and Hankard voting no. c. Discussion & Possible Action – Zoning map amendment to rezone approximately 15 acres to Urban Residential (UR) located east of Blue Ice Pass and west of CTH M. Hankard asked what the UR zoning district allows compared to the Neighborhood Residential zoning district. Sivertsen replied that the UR zoning district allows apartments and condos, but not single-family. Motion by Diaz, seconded by Wood to recommend that the Common Council approve a zoning map amendment to rezone approximately 15 acres to Urban Residential located east of Blue Ice Pass and west of CTH M with the following conditions: the approval shall become effective upon annexation of the property, the approval shall become effective upon the execution of a development agreement, and for the property zoned UR, the property owner shall install and 5 maintain a multi-family notification sign. Motion carried 7-0. d. Discussion & Possible Action – Certified survey map to create three (3) lots and one (1) private outlot located east of Blue Ice Pass and west of CTH M. Swanson explained that he does not support splitting the larger property into smaller properties as he is opposed to the site plan. Motion by Diaz, seconded by Powers to recommend that the Common Council approve the certified survey map to create three (3) lots and one (1) private outlot located east of Blue Ice Pass and west of CTH M with the following conditions: the certified survey map shall become effective upon annexation of the property and the approval shall become effective upon execution of a development agreement. Motion carried 5-2 with Hankard and Swanson voting no. e. Discussion & Possible Action – Site plan review to construct a 257-unit apartment and townhome complex located east of Blue Ice Pass and west of CTH M. Motion by Diaz, seconded by Powers to approve the site plan review to construct a 257-unit apartment and townhome complex located east of Blue Ice Pass and west of CTH M with the following conditions: the approval shall become effective upon execution of a development agreement, a revised photometric plan shall be administratively approved, and final road cross sections to be determined by City staff once transitions into adjacent developments are confirmed and coordinated. Motion carried 5-2 with Swanson and Hankard voting no. f. Discussion & Possible Action – Conditional use permit for an apartment/condominium complex land use located east of Blue Ice Pass and west of CTH M. Motion by Diaz, seconded by Powers to recommend that the Common Council approve the conditional use permit to allow an apartment/condominium, complex land use located east of Blue Ice Pass and west of CTH M with the following condition: the approval shall become effective upon approval of the site plan. Motion carried 5-2 with Hankard and Swanson voting no. g. Discussion & Possible Action – Conditional use permit to exceed the maximum height requirement of thirty-five (35)-feet in the Urban Residential zoning district located east of Blue Ice Pass and west of CTH M. Swanson stated that the Klassik property is three (3)-stories tall and had existing single-family residents in the rear of the building. Sugar Creek Commons is four (4)- stories tall and is surrounded by businesses. Motion by Powers, seconded by Wood to recommend that the Common Council approve the conditional use permit to exceed the maximum height requirement of 6 thirty-five (35)-feet to 46.25 feet for the UR zoning district located east of Blue Ice Pass and west of CTH M with the following condition: the approval shall become effective upon approval of the site plan. Motion carried 5-2 with Swanson and Hankard voting no. 8. Public Hearing – Zoning text amendments to modify sections of the Zoning Ordinance relating to specific accessory use standards, off-street vehicle parking requirements, and definitions. Motion by Diaz, seconded by Swanson to open the public hearing at 8:30 p.m. Motion carried 7-0. There were no comments from the public. Motion by Diaz, seconded by Wood to close the public hearing at 8:30 p.m. Motion carried 7-0. The Plan Commission recessed at 8:30 p.m. The Plan Commission reconvened at 8:38 p.m. a. Discussion & Possible Action – Zoning text amendment to amend Title 13, Chapter 1, Article B for definitions and Section 13-1-105 and 13-1-132 for specific accessory use standards to include outdoor dining, with canopy. Motion by Swanson, seconded by Wood to recommend that the Common Council approve the zoning text amendment for Section 13-1-43 to amend the definition for accessory structure to include sheds. Motion carried 7-0. Motion by Swanson, seconded by Wood to recommend that the Common Council approve the zoning text amendment for Section 13-1-57 to add a definition for outdoor dining, with canopy and re-alphabetize the remaining items. Motion carried 7-0. Motion by Swanson, seconded by Harnkard to recommend that the Common Council approve the zoning text amendment for Section 13-1-105(m) – Accessory Use Matrix to add outdoor dining, with canopy to the table and re-alphabetize the items in the table. Motion carried 7-0. Motion by Swanson, seconded by Wood to recommend that the Common Council approve the zoning text amendment for Section 13-1-132 – Specific Accessory Use Standards to add use standards for outdoor dining, with canopy and re-alphabetize the remaining items. Motion carried 7-0. 7 b. Discussion & Possible Action – Zoning text amendment to amend Section 13-1- 151(e)(1) for off-street vehicle parking requirements for apartments/condominium uses. Motion by Swanson, seconded by Hankard to recommend that the Common Council approve the zoning text amendment to amend Section 13-1-151(e)(1) for off- street vehicle parking requirements for apartments/condominium uses. Motion carried 7-0. c. Discussion & Possible Action – Zoning text amendment to amend Title 13, Chapter 1, Article B for definitions, Section 13-1-127 for Fitness Facility/Entertainment Facility Indoor use standards and Section 13-1-151(e)(1) for off-street vehicle parking requirements for fitness facility/entertainment facility for indoor and outdoor facilities. Motion by Wood, seconded by Swanson to recommend that the Common Council approve the zoning text amendment for Section 13-1-127 to language for specific fitness facility and entertainment use standards. Motion carried 7-0 Motion by Powers, seconded by Wood to recommend that the Common Council approve the zoning text amendment for Section 13-1-151(e)(1) – Off-street vehicle parking requirements for fitness facility and entertainment uses. Motion carried 7-0. 9. Reports and comments from the Planning Department a. Update on development projects. b. Update on the Comprehensive Plan i. Release of Public Hearing Draft Document: Sivertsen said it would be available in the next few weeks. It will be before the Plan Commission in July. 10. Adjournment: Motion by Wood, seconded by Powers to adjourn at 9:02 p.m. Motion carried 7-0. Respectfully Submitted, Holly Licht, City Clerk