July 14, 2026 AHCPC Meeting Agenda and Packet

AGENDA Ad Hoc Comprehensive Plan Committee Monona City Hall – Conference Room 5211 Schluter Road, Monona, WI Hybrid Meeting via ZOOM & In-Person Tuesday, July 14, 2026 5:00 p.m. NOTICE OF ELECTRONIC MEETING This meeting will be conducted as a hybrid meeting via electronic videoconferencing/ teleconferencing and in-person. As such, it is likely that some or all members of, and a possible quorum, may be in attendance via electronic means and not physically present. In accordance with Wisconsin law, the meeting will remain open to the public. The public may still attend in person at the location stated in this agenda. Upon reasonable notice, the needs of disabled individuals will be accommodated through auxiliary aids or services. For additional information or to request this service, contact Christina Kahl at 608-222-2525. 1. Call to Order 2. Roll Call 3. Approval of Minutes of February 11, 2026 4. Appearances 5. Review and Discuss Summary of Feedback Received (SWAT) A. See Appendix B for all feedback received (thus far) B. See Page 2 of meeting packet 6. Review and Discuss Draft Comp Plan Issues and Opportunities A. See Page 3 of meeting packet 7. Provide Direction on Corridor Segment Recommendations and Corridor Focus Areas A. See Pages 4-8 of meeting packet 8. Review and Discuss Established Neighborhood Housing Policy Opportunities 9. Conclusion and Next Steps 10. Adjournment DIRECTIONS TO ATTEND MEETING ELECTRONICALLY You may attend via videoconference by downloading the free Zoom program to your computer at https://zoom.us/download. At the date and time of the meeting log on through the Zoom program and enter Meeting ID: 836 8820 7536. You may attend via telephone conference by calling the following phone number: PHONE NUMBER: 1-301-715-8592 / MEETING ID: 836 8820 7536, FOLLOWED BY # Please Mute Your Phone When Not Speaking To Ensure Best Possible Audio Quality. PUBLIC APPEARANCE BY ZOOM Persons interested in publicly appearing before the Ad Hoc Comprehensive Plan Committee via computer or phone on the Zoom application are asked to submit an Appearance Before a City Committee form so that we can accommodate all online and phone requests to speak. Please submit your form as soon as possible. Requests will be accepted before and during the meeting until the Appearances section is closed. Requests submitted after the Appearances section is closed will not be able to speak. Link to form: http://www.mymonona.com/formcenter/committee-application- 11/appearance-before-a-committee-citizen-co-82 WRITTEN COMMENTS You may send written comments on agenda items by emailing Douglas Plowman, City Planner at dplowman@ci.monona.wi.us. NOTE: Upon reasonable notice, the City of Monona will accommodate the needs of disabled individuals through auxiliary aids or services. For additional information or to request this service, contact Christina Kahl at (608) 222- 2525, FAX: (608) 222-9225, or through the City Police Department TDD telephone number 441-0399. The public is notified that any final action taken at a previous meeting may be reconsidered pursuant to the City of Monona ordinances. A suspension of the rules may allow for final action to be taken on an item of New Business. It is possible that members of a possible quorum of members of other governmental bodies of the municipality may be in attendance at the above state meeting to gather information or speak about a subject, over which they have decision-making responsibility. Any governmental body at the above state meeting will take no action other than the governmental body specifically referred to above in this notice. Agenda posted 7/10/2026 on the City Hall, Library, and Community Center bulletin boards and on the City of Monona’s website, www.mymonona.com. AHCPC Minutes Draft minutes subject to Approval 1 Minutes City of Monona Ad Hoc Comprehensive Plan Committee Wednesday, February 11, 2026 The meeting of the City of Monona Ad Hoc Comprehensive Plan Committee was called to order (4:30 pm). Present: Mayor Nancy Moore (Chair, via Zoom), Mr. John Chapman, Ms. Tonya Hamilton- Nisbet, Mr. Bill Graf, Mr. Dan Brinkman, Ms. Elizabeth Cook, Mr. Robert Proctor (via Zoom), and Ms. Melissa Badini Excused: Alder Patrick DePula Also Present: Doug Plowman, Planning Director, Ben Rohr and Rob Gottschalk (Vandewalle & Associates) and Philip Haven (Monona Grove School District – School Board) Approval of Minutes A motion by Ms. Cook, seconded by Ms. Hamilton-Nisbet to approve the meeting minutes from January 5, 2026 carried with no corrections. Appearances None. Project Status Update Mr. Rohr and Mr. Gottschalk of Vandewalle & Associates provided an update of their progress and explained the exercises they prepared for the Committee today. The Vandewalle team is currently input-gathering and will move onto plan development next. They shared a high-level summary of the feedback they have received so far. Data/ Trends Overview The Vandewalle team gave an overview of national and regional data trends with some comparisons to Monona. They shared some general market opportunities they saw for specific Monona corridors, and how Monona compares to the surrounding area, and corridors. They listed what they saw as challenges and opportunities for each corridor. Corridor Alternatives Activity The Vandewalle team introduced an activity, allowing for the Committee to review the team’s proposed alternatives for each corridor segment, and give their feedback. The Committee worked on the activity worksheets for the next 25 minutes. Afterwards, the group discussed their high-level thoughts while doing the activity. They discussed overall opportunities and challenges, as well as what they felt were the best options for the Monona Drive and Broadway corridors. The Vandewalle team thanked the Committee for its time and valuable feedback, and gave them a rough timeline of next steps. Adjournment A motion made by Ms. Cook, seconded by Ms. Hamilton-Nisbet, to adjourn carried. (6:20 pm) Respectfully submitted by: Henry Barbee, City Planner 2 Draft Strengths, Weaknesses, Assets, and Threats/Challenges The following is a summary of the key themes expressed during the various input opportunities conducted thus far. This includes Ad Hoc Committee meetings, Plan Commission and Council meetings, stakeholder interviews, and the public workshop and survey. Strengths Weaknesses • Strong small-town feel and sense of community. • Extensive parks, green spaces, mature trees, and lake access. • High-quality community amenities including the library, pool, civic campus, schools, and recreation programs. • Walkability, bikeability, and proximity to Madison and regional destinations. • Strong schools, public safety services, and responsive local government. • Active, engaged residents and strong civic participation. • Unique mix of neighborhoods, local businesses, restaurants, and natural resources. • Lack of a defined downtown, city center, or recognizable identity. • Limited housing diversity and affordability, particularly ownership options. • Transportation challenges including gaps in sidewalks, bike connectivity, and pedestrian safety. • High property taxes and concerns about long-term fiscal capacity. • Aging infrastructure and public facilities requiring ongoing investment. • Perceived lack of demographic diversity and inclusiveness challenges. • Landlocked geography limits growth opportunities and expansion of the tax base. Assets Threats/Challenges • Lake Monona, Yahara River, waterfronts, and public lake access. • Civic Campus (City Hall, Library, Pool, Winnequah Park, Community Center area). • San Damiano, parks, trails, and regional recreation connections. • Monona Drive and Broadway corridors, both with redevelopment potential. • Established neighborhoods with mature tree canopy and diverse housing character. • Home-grown businesses, restaurants, ethnic food clusters, and community events. • Strong parks and recreation system, schools, community organizations, and volunteer base. • Proximity to Madison while maintaining an independent identity. • Redevelopment pressures that could erode Monona's small-town character and community identity. • Housing affordability challenges affecting young families, seniors, and workforce households. • Rising service costs, levy limits, and fiscal constraints on maintaining community services. • Flooding, stormwater management issues, lake water quality concerns, and climate resilience needs. • Traffic congestion, speeds, cut-through traffic, and multimodal safety concerns on major corridors. • Loss of small/local businesses and increasing development homogeneity. • Aging population, declining birth rates, and difficulty attracting/retaining young families. • Balancing redevelopment, housing growth, affordability, and preservation of neighborhood character. 3 Draft Comp Plan Issues and Opportunities The following list includes big picture issues and opportunities that aims to summarize the feedback received from the various input opportunities and the data analysis completed at the forefront of this project. Most topic areas listed are both an existing issue and a potential future opportunity. These ideas are important because they help frame where the plan’s goals, policies, recommendations, and action items will focus. Building upon the City’s existing assets Adapting to population and demographic trends • Parks/green space, water accessibility, location in metro/proximity, local businesses, small town feel, tight-nit community, amenities, safety, highly educated community, low poverty rates • Population growth, aging population, declining household size, desire for increased diversity, declining birth rates, desire to attract more young families Addressing housing affordability, availability, and diversity Fostering strategic redevelopment and infill development • New housing growth predominantly rental-occupied units, rapidly increasing housing costs, decreased housing turnover, housing shortage, need for diverse new housing types • Corridor revitalization/transformation, creating a sense of place/community gathering location, urban-orientation vs. suburban- orientation, large-scale infrastructure projects upcoming Advancing sustainability and climate adaptability Creating fiscal sustainability • Protecting existing resources, lake cleanup, tree canopy and heat island effects, stormwater management, enhancing recreational opportunities, carbon neutrality, climate migration, climate action planning • Growing the local tax base by leveraging underutilized lands, strategic use of TIF, service partnerships, civic campus redevelopment, infrastructure upgrades, leveraging alternative funding sources Enabling multi-modal transportation options Fostering collaboration and partnerships • Expanding existing walking and biking infrastructure, potential ROW reconfigurations, sidewalk infill, reducing surface parking, improving traffic safety, transit-oriented development, implementing bike and ped plan • School district, neighboring municipalities, local and regional businesses and employers, nonprofits, state agencies, Dane County 4 Broadway Corridor – Ad Hoc Committee Feedback West Broadway Segment Yahara River Segment Middle Broadway Segment East Broadway Segment Land Use Mix Mixed-use with high density housing, retail, lodging, and entertainment uses Mixed-use commercial with higher density housing Mixed-use commercial with integrated higher density housing Higher density mixed-use commercial and residential Market Role Lifestyle mall/retail focus with residential adjacent (ex. Hilldale) Mixed-use commercial and residential focus Retail focus with high density housing (ex. Hilldale/The Yards) Secondary community gateway Building Height Up to 14 stories Up to 8 stories Up to 14 stories Up to 14 stories Character, Design, Streetscape Street-oriented Water and street-oriented Street-oriented Street-oriented Architecture Contemporary, modern style Mixed on having unique feature/style Mixed on having unique feature/style Contemporary, modern style Open Space Some level of green space (flexible) Some level of green space (flexible) Some level of green space (flexible) Some level of green space (flexible) Tax Base Maximize tax base Maximize tax base Maximize tax base Medium tax base increase 5 Broadway Corridor – Public Feedback West Broadway Segment Yahara River Segment Middle Broadway Segment East Broadway Segment Land Use Mix/Market Role Lifestyle mall/retail focus with high density residential adjacent (ex. Hilldale) Mixed-use commercial with higher density housing Urban downtown Monona and primary community gateway experience Secondary community gateway with higher density mixed-use commercial and res. Building Height Mixed between 1-5, up to 8, or 14 stories 1-5 stories Mixed between 1-5 or up to 8 stories Mixed between 1-5, up to 8, or 14 stories Character, Design, Streetscape Street-oriented Water and street-oriented Street-oriented Street-oriented Comment Summary • Need walking and biking • Split opinions on density • Desire for “Hilldale-like” destination • Desire for retail and amenities • Preserve and expand green space opportunities • Traffic concerns • Support for mixed-use • Interest in employment and corporate uses • Parking remains important • Affordable and senior housing • Riverfront access and waterfront amenities • Need walking and biking infrastructure • Environmental protection • Desire for walkable mixed-use • Concerns about higher- density • Parking concerns • Preserve and expand green space opportunities • Traffic safety, reduce speed • Desire for true Monona “downtown” • Need walking and biking infrastructure • Mixed-use development • Desire for “Hilldale-like” destination • Concerns about higher- density • Traffic is biggest issue • Mixed opinions on parking • Support for beautification • Desire for retail/restaurants • Senior housing and condos • Commercial and employment • Need walking and biking infrastructure • Concerns about higher- density • Interest in large retail anchors • Desire for beautification • Traffic is biggest issue • Farmer’s Market accessibility concerns • Mixed opinions on big box • Create an identity in this area 6 7 Monona Drive Corridor – Ad Hoc Committee Feedback Middle Monona Segment School Segment North Monona Segment Land Use Mix Residential mid-block with mixed-use intersections/nodes Neighborhood mixed-use commercial with residential above Predominantly residential with small commercial nodes Market Role Housing focus with retail serving nodes Mixed-use neighborhood Housing focus with retail serving nodes Building Height 1-4 stories 1-3 stories Up to 8 stories Character, Design, Streetscape Street-oriented Street-oriented Street-oriented Architecture Contemporary, modern style with unique feature/style Contemporary, modern style Contemporary, modern style Open Space Mixed on no min. green space or some level (flexible) 30% min. green space (existing policy) 30% min. green space (existing policy) Tax Base Maximize tax base Medium tax base increase Medium tax base increase 8 Monona Drive Corridor – Public Feedback Middle Monona Segment School Segment North Monona Segment Land Use Mix/Market Role Standalone residential buildings mid- block with mixed-use commercial/res. at key intersections/nodes Neighborhood mixed-use commercial with integrated housing Predominantly residential with small standalone commercial nodes Building Height 1-5 stories 1-3 stories 1-5 stories Character, Design, Streetscape Street-oriented Varying setbacks, lot coverages, and parking Varying setbacks, lot coverages, and parking Comment Summary • Support for a “downtown” Monona or “Main Street” • Need for walking and biking • Redevelopment of aging properties • Concerns about higher-density • Preference towards human-scale development • Desire for more businesses and amenities • Concerns for viability of existing businesses • Traffic and speed concerns • Parking remains important • Opportunities for connections to civic and community uses • Student safety priority • Need for walking and biking infrastructure • Potential pedestrian bridge • Preference toward smaller-scale • Opposition to higher-density • Support for small-town main street character • Traffic and speed concerns • School parking concerns • Maintain neighborhood character with community-oriented amenities • Preserve neighborhood character • Connections and highlighting San Damiano • Need for walking and biking infrastructure • Geater public access to the lake • Mixed opinions on housing densities • Traffic and speed concerns • Small-scale, selective mixed-use development • Lake views are highly valued • Senior housing and ownership • Potential for a few key redevelopment sites in this area 9 120 East Lakeside Street • Madison, Wisconsin 53715 • 608.255.3988 • 608.255.0814 Fax 247 Freshwater Way, Suite 530 • Milwaukee, Wisconsin 5320 4 • 414. 988 .8631 www.vandewalle.com Shaping places, shaping change To: City of Monona Plan Commission and City Council From: Ben Rohr and Rob Gottschalk Date: February 1, 2026 Re: December/January Progress Report: Comprehensive Plan Update The City of Monona 2026 Comprehensive Plan Update is officially underway. The project kicked off in December and January. The majority of our time over these first two months was devoted to working internally and with City staff to get the project up and running. It also included kickoff meetings with both the Ad Hoc Committee and Plan Commission/City Council. Task Completed in December/January: • Developing an overarching project schedule with roles, responsibilities, timing, and activities • Facilitating a kickoff meeting with City staff and City Department Heads to discuss project logistics, key issues/opportunities, and roles/responsibilities • Facilitating a kickoff meeting with the Ad Hoc Committee to overview the process, past plans, initial data collection, and facilitating a discussion on key issues/opportunities • Facilitating a kickoff meeting with Plan Commission/City Council to overview the process, past plans, initial data collection, adopting the Comprehensive Plan Public Participation Plan, and facilitating a discussion on key issues/opportunities • Facilitating the regularly scheduled monthly City staff/V&A check-in meeting, in addition to multiple one-off check-in meetings on project status items • Coordinating, scheduling, and facilitating stakeholder meetings • Collecting geographic and statistical data • Developing base maps and corridor segment maps • Developing draft corridor segment alternatives • Creating and launching the project website • Begin preparing for the Ad Hoc Committee Meeting #2 Expected Work in February: • Complete draft corridor segment alternatives and facilitate Ad Hoc Committee Meeting #2 to review drafts • Facilitate additional stakeholder meetings • Complete data collection and base mapping and begin creating the draft appendix of the plan document • Begin preparing materials for and coordinating the Public Visioning Workshop and Online Survey • Update project website with new materials produced • Prepare a public engagement toolkit for City staff use in City staff-led public engagement efforts • Coordinate with staff on plan maps and staff-led plan chapter development 02/06/26 Page 2 of 2 Project Schedule 120 East Lakeside Street • Madison, Wisconsin 53715 • 608.255.3988 • 608.255.0814 Fax 247 Freshwater Way, Suite 530 • Milwaukee, Wisconsin 5320 4 • 414. 988 .8631 www.vandewalle.com Shaping places, shaping change To: City of Monona Plan Commission and City Council From: Ben Rohr and Rob Gottschalk Date: March 1, 2026 Re: March Progress Report: Comprehensive Plan Update The City of Monona 2026 Comprehensive Plan Update continues to move forward. The majority of our time over the past month was devoted to the continuation of data and information gathering. It also included the second Ad Hoc Committee meeting. Task Completed in February: • Facilitated four stakeholder focus group meetings • Completed data gathering and analysis on existing conditions along the Broadway and Monona Drive corridors • Facilitated Ad Hoc Committee Meeting #2 to gather input on draft corridor segment alternatives • Began creating the draft appendix of the plan document with data collection and feedback summaries • Continued to collect Comprehensive Plan data and develop maps • Completed and launched the project website • Coordinated with staff on plan maps and staff-led plan chapter development • Facilitated regularly scheduled monthly City staff/V&A check-in meeting, in addition to one-off check-in meetings on project status items Expected Work in March: • Continue coordinating, scheduling, and facilitating additional stakeholder meetings • Continue collecting geographic and statistical data • Prepare a public engagement toolkit for City staff use in City staff-led public engagement efforts • Coordinate with staff on plan maps and staff-led plan chapter development • Prepare materials for, facilitate, and process all feedback associated with the Public Visioning Workshop and Online Survey • Continue to update the project website with new materials as they are produced • Continue to draft the appendix of the plan document • Begin preparing for Ad Hoc Committee Meeting #3 • Facilitate regularly scheduled monthly City staff/V&A check-in meetings and status updates 02/24/26 Page 2 of 2 Project Schedule 120 East Lakeside Street • Madison, Wisconsin 53715 • 608.255.3988 • 608.255.0814 Fax 247 Freshwater Way, Suite 530 • Milwaukee, Wisconsin 5320 4 • 414. 988 .8631 www.vandewalle.com Shaping places, shaping change To: City of Monona Plan Commission and City Council From: Ben Rohr and Rob Gottschalk Date: April 1, 2026 Re: April Progress Report: Comprehensive Plan Update The City of Monona 2026 Comprehensive Plan Update continues to move forward. The majority of our time over the past month was devoted to preparation for the upcoming public input opportunities and beginning to develop draft plan materials. Task Completed in March: • Facilitated three stakeholder focus group meetings • Prepared all materials for the upcoming Public Visioning Workshop and Online Survey • Updated the project website with new information and documents produced • Created the draft appendix of the plan document with data collection and feedback summaries • Continued to collect Comprehensive Plan data and develop maps • Coordinated with staff on plan maps and staff-led plan chapter development • Created the Comprehensive Plan document outline and provided to staff for review • Facilitated regularly scheduled monthly City staff/V&A check-in meeting, in addition to one-off check-in meetings on project status items Expected Work in April: • Facilitate one additional stakeholder focus group meeting • Facilitate and process all feedback associated with the Public Visioning Workshop and Online Survey • Continue to update the project website with new materials as they are produced • Begin drafting the Comprehensive Plan main document • Prepare for Ad Hoc Committee Meeting #3 • Facilitate regularly scheduled monthly City staff/V&A check-in meetings and status updates April 1, 2026 Page 2 of 2 Project Schedule 120 East Lakeside Street • Madison, Wisconsin 53715 • 608.255.3988 • 608.255.0814 Fax 247 Freshwater Way, Suite 530 • Milwaukee, Wisconsin 5320 4 • 414. 988 .8631 www.vandewalle.com Shaping places, shaping change To: City of Monona Plan Commission and City Council From: Ben Rohr and Rob Gottschalk Date: May 1, 2026 Re: May Progress Report: Comprehensive Plan Update The City of Monona 2026 Comprehensive Plan Update continues to move forward. The majority of our time over the past month was devoted to preparation for the upcoming public input opportunities and the development of draft plan materials. Task Completed in April: • Facilitated one additional stakeholder focus group meeting • Prepared all materials for the upcoming Public Visioning Workshop and Online Survey • Updated the project website with new information and documents produced • Created the draft appendix of the plan document with data collection and feedback summaries • Continued to collect Comprehensive Plan data and develop maps • Coordinated with staff on plan maps and staff-led plan chapter development • Created the Comprehensive Plan document outline and provided to staff for review • Facilitated regularly scheduled monthly City staff/V&A check-in meeting, in addition to one-off check-in meetings on project status items Expected Work in May: • Facilitate one additional stakeholder focus group meeting • Facilitate and process all feedback associated with the Public Visioning Workshop and Online Survey • Continue to update the project website with new materials as they are produced • Begin drafting the Comprehensive Plan main document • Prepare for Ad Hoc Committee Meeting #3 • Facilitate regularly scheduled monthly City staff/V&A check-in meetings and status updates May 1, 2026 Page 2 of 2 Project Schedule 120 East Lakeside Street • Madison, Wisconsin 53715 • 608.255.3988 • 608.255.0814 Fax 247 Freshwater Way, Suite 530 • Milwaukee, Wisconsin 5320 4 • 414. 988 .8631 www.vandewalle.com Shaping places, shaping change To: City of Monona Plan Commission and City Council From: Ben Rohr and Rob Gottschalk Date: June 1, 2026 Re: June Progress Report: Comprehensive Plan Update The City of Monona 2026 Comprehensive Plan Update continues to move forward. This past month, we facilitated a public workshop with nearly 70 attendees and gathered a wide variety of input to help inform the development of the plan. We also launched an online survey that currently has 142 responses thus far. The survey is planned to close later this month. Task Completed in May: • Prepared all materials for the Public Visioning Workshop and Online Survey • Facilitated and processed all feedback from the Public Visioning Workshop • Updated the project website with new information and documents produced • Provided the draft appendix of the plan document to staff for review, edit, and completion • Coordinated with staff on staff-led engagement opportunities and materials needed • Facilitated regularly scheduled monthly City staff/V&A check-in meeting, in addition to one-off check-in meetings on project status items Expected Work in June: • Facilitate one additional stakeholder focus group meeting • Close the Online Survey and process all feedback • Provide staff with any staff-led engagement materials requested • Continue to update the project website with new materials as they are produced • Begin drafting the Comprehensive Plan main document • Prepare for Ad Hoc Committee Meeting #3 • Facilitate regularly scheduled monthly City staff/V&A check-in meetings and status updates June 1, 2026 Page 2 of 2 Project Schedule