June 30, 2026 Plan Commission Meeting Agenda and Staff Packet

AGENDA City of Monona Plan Commission Monona Public Library – Municipal Room 1000 Nichols Road, Monona, WI Hybrid Meeting via ZOOM & In-Person Tuesday, June 30, 2026 6:00 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 A. None 4. Order of Business 5. Appearances 6. Unfinished Business A. Public Hearing for Northpointe Development Corp represented by Vierbicher on Request for Consideration of a new 2-Lot Certified Survey Map (CSM) for the Purpose of Constructing an Age Restricted Residential Building with Freestanding Commercial on the sites located between 1208 and 1212 E. Broadway. (Case No. 2- 011-2026) B. Consideration of Action for Northpointe Development Corp represented by Vierbicher on Request for Consideration of a new 2-Lot Certified Survey Map (CSM) for the Purpose of Constructing an Age Restricted Residential Building with Freestanding Commercial on the sites located between 1208 and 1212 E. Broadway. (Case No. 2- 011-2026) 7. New Business A. None 8. Reports of Staff and Commission Members A. Staff Report Regarding Status of Development Project Proposals. 1. Economic Development Update 2. Potential Upcoming Plan Commission Items 3. Updates/Discussion on Diversity, Equity, and Inclusion (DEI) Efforts 4. Updates/Discussion on Sustainability Efforts 5. Upcoming Meetings: July 13, 2026 (Cancelled), July 27, 2026 B. Plan Commission Requests for Information from City Staff 9. 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: 810 0894 0724. You may attend via telephone conference by calling the following phone number: PHONE NUMBER: 1-301-715-8592 / MEETING ID: 810 0894 0724, FOLLOWED BY # Please Mute Your Phone When Not Speaking To Ensure Best Possible Audio Quality. Plan Commission Functions (Wis. Stats 62.23(2): It shall be the function and duty of the commission to make and adopt a master plan for the physical development of the city, including any areas outside of its boundaries that in the commission's judgment bear relation to the development of the city provided, however, that in any county where a regional planning department has been established, areas outside the boundaries of a city may not be included in the master plan without the consent of the county board of supervisors. The master plan, with the accompanying maps, plats, charts, and descriptive and explanatory matter, shall show the commission's recommendations for such physical development, and shall, as described in sub. (3) (b), contain at least the elements described in s. 66.1001 (2). The commission may from time to time amend, extend, or add to the master plan or carry any part or subject matter into greater detail. The commission may adopt rules for the transaction of business and shall keep a record of its resolutions, transactions, findings, and determinations, which record shall be a public record. PUBLIC APPEARANCE BY ZOOM Persons interested in publicly appearing before the Plan Commission 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 6/26/2026 on the City Hall, Library, and Community Center bulletin boards and on the City of Monona’s website, www.mymonona.com. 1 PLAN COMMISSION STAFF REPORT MEETING DATE: JUNE 30, 2026 CITY OF MONONA AGENDA ITEM 6A & 6B CASE NO. 2-011-2026 Project: Public Hearing and Consideration of Action on Request by Northpointe Development Corp for Consideration of a new 2-Lot Certified Survey Map (CSM) for the Purpose of Constructing an Age Restricted Residential Building with Freestanding Commercial Project Address: 1208 and 1212 E. Broadway Applicants: Sean O’Brien, Northpointe Development Corp (Applicant) David Gullickson, Vierbicher (Applicant’s Surveyor) Proposal Summary: Mr. O’Brien, of Northpointe Development Corp has submitted a proposed CSM for the properties at 1208 and 1212 E. Broadway. The proposal would reconfigure the existing lots and facilitate the proposed future development on the site. The proposed CSM would modify the boundary line between Lots 3 and 4 of CSM 15061. The move would shift the northern lot line of existing Lot 3 approximately 40’ to the north. This shift would allow all the parking associated with the future age restricted residential building to be located on the lot, making for clearer lot delineation. This was conditioned in both the GDP and PIP approvals for the project (included in the meeting packet for reference). Please review the attached application from Mr. Zampardi and Mr. Gullickson for more detail on the request. Applicable Regulations, Policy, or Practice: According to Chapter 473-4(b) of the Monona Code of Ordinances, “Land Divisions,” any person desiring to accomplish land division (or consolidation) by certified survey map shall file with the Plan Commission a certified survey map as defined in Sec. 236.34, Wis. Stats. A recommendation by the Public Works Committee is also required. The Public Works Committee reviewed this at their June 3 meeting and unanimously approved the plans. Formal consideration by the City Council is scheduled for June 15, 2026 and will request conditional approval pending Plan Commission action given meeting sequencing and construction timelines. The CSM process may be used for 4 or less lots. If there are more lots being created, the proposal would need to follow the more intensive preliminary and final plat process. Only 4 lots can be created by CSM over a period of five years. The number of parcels is not changing, with just the boundaries adjusting meaning that the CSM may proceed as proposed. • Access to streets is required. No proposed land division shall be approved unless the resulting lots adjoin a dedicated street at least 32 feet in width (face to face) located within a public right-of-way at least 60 feet in width (§ 473-4(e)). Access for proposed Lot 2 is off E. Broadway with an overall width varying from 120’ to 135’ (with two drive lanes in each direction). Proposed Lot 1 is accessed from the 50’ wide private drive identified as Outlot 1 in CSM 15061 (Whitehorse Pass) that connects to E. Broadway. The Applicant intends to record an access easement across the two lots to allow for travel between the two and the site is designed in such a way to allow for this. This easement would be in addition to the required shared parking agreement with the Phase I building and the commercial site. Note that the existing 24’ wide joint driveway easement benefiting part of Lot 1 of CSM 8819 is to remain unchanged. • Minimum lot size. There is no minimum lot size listed in the CDD zoning district. However, the lots must be able to accommodate future development to minimum standards including stormwater management, greenspace, parking and all other requirements per code. The 2 proposed Lot 1 (age restricted residential building) would be 1.393 acres and proposed Lot 2 (future commercial building) would be 0.325 acres. • State Statute requires that the CSM if approved by the governing body, be recorded within 12 months from the date of the last approval of the map. (Section 236.34 - 2(b)(1)) Staff Comment: The plans were shared with City Department Heads for review and comment. Public Works: No feedback received. Police Department: No feedback received. Fire Department: No feedback received. Other Departments: No feedback received. Recommendation: Plan Commission recommend that the Monona City Council approve a 2-Lot Certified Survey Map (CSM) to adjust the lot lines between Lot 3 and Lot 4 of CSM 15061 at 1208-1212 E. Broadway, as proposed, according to Section 473-4(b) of the Monona Municipal Code of Ordinances and Section 236.34 of the Wisconsin Statutes with the following finding of fact and conditions of approval: Finding of Fact: 1. While the proposed Lot 1 does not abut East Broadway it was approved through a General Development Plan which included access to a City street via the adjacent private drive which was deemed appropriate during the approvals process. Conditions of Approval: 1. City Council review and approval is required prior to the recording of the CSM. 2. Final staff approval of the CSM is required, including the edits in the review letter dated May 27, 2026 from Strand, the City’s engineering consultant as well as any additional edits needed to the updated CSM. 3. An access easement for travel between the commercial lot and the residential lot shall be reviewed by the City Attorney and approved by City Staff prior to recording. JPS:nb2\\\strand.com\projects\MAD\1000--1099\1093\026\Wrd\Site Reviews\Broadway Senior\Phase 2 Submittal\Review #3 Submittals_032626\Site Reivew 5\2026-05-21 Revised set to City\CSM Review_052626.docx May 27, 2026 Mr. Doug Plowman, City Planner and Economic Development Director City of Monona 5211 Schluter Road Monona, WI 53716 Re: Broadway Senior 1212 East Broadway City of Monona, Wisconsin (City) Dear Mr. Plowman: The purpose of this letter is to provide recommendations and comments for the Certified Survey Map (CSM) for the Broadway Senior development. The review package information was provided by Vierbicher Associates, Inc. (Vierbicher) on behalf of Northpointe Development II Corporation (Developer). The City authorized Strand to begin review of this submittal on May 21, 2026. Documents authorized for review include: 1. 2026-05-08 Broadway Senior CSM CSM Review 1. On Sheet 1 of 7, there is a deflection point along the boundary line between CSM #8819 and proposed lot 1. There is no monument identified at this deflection location. This monument should be located and included or indicated to be set if missing. 2. On Sheet 2 of 7, for easements that do not parallel adjacent boundary lines, provide one of either of the following approaches. A. The easement boundary lengths and bearings and a “tie” to an adjacent lot corner monument. B. The easement centerline lengths and bearings with the centerline “tied” to an adjacent lot corner. In conclusion, Strand recommends the following items to facilitate the next review: 1. The developer reviews this letter and revises the CSM documents accordingly. 2. The developer does not need to submit another iteration of review if all items are addressed. Please call 608-251-4843 if there are any questions. Sincerely, STRAND ASSOCIATES, INC.® Jonathan P. Solan Reference Materials Reference Materials ZONING PERMIT NEW STRUCTURE ENLARGEMENT/ADDITION/ALTERATION X NEW CONSTRUCTION X NEW USE PERMIT NO.: 2-0 03-2025 PROPERTY OWNER: Northpointe Development Corporation DEVELOPER: Northpointe Development Corporation PROJECT/BUSINESS: Precise Implementation Plan (Ph. I) – Northpointe GDP LOCATION: 1 208-1212 E. Broadway DESCRIPTION OF USE: 55 units of age restricted residential APPROVAL OF THIS ZONING PERMIT IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. In accordance with Chapter 480-55 of the Monona Municipal Code, all permits are subject to review and appeal within thirty (30) days after issuance. 2. This approval does not preclude the applicant from obtaining any and all other permits not under the purview of this Permit. 3. The conditions of approval shall also be met as attached but are subject to approval of the minutes of the Plan Commission meeting of August 11, 2025. 4. In accordance with Chapter 480-55(e) of the Monona Municipal Code, this Approval may be revoked if the Conditions of Approval of the permit have not been satisfied, or the holder of the Permit cited under Chapter 480-51 of the Monona Municipal Code. 5. In accordance with Chapter 480-53(b) of the Monona Municipal Code a performance bond or irrevocable letter of credit for any of the improvements shown on the approved site plan which have not been completed at the time of request for an occupancy permit, with the amount to be determined by the Plan Commission, may be required before an occupancy permit is granted. This Zoning Permit is issued for the use, construction, or structure described above, at the above location, and as depicted in plans and statements on file with the City of Monona according to Chapter 480-55 of the Monona Municipal Code. Having determined that the proposal complies with the standards, procedures, and applicable provisions of the Municipal Code of the City of Monona, I hereby issue this Zoning Permit, effective August 11, 2025. 08/11/2025 Zoning Administrator Date DATE OF APPROVAL BY PLAN COMMISSION: August 11, 2025. The applicant should notify the Zoning Administrator upon beginning construction. If construction or occupancy has not commenced by February 11, 2026 this zoning permit is void. The Zoning Administrator may extend this date for just cause. Reference Materials ZONING PERMIT CONDITIONS OF APPROVAL Precise Implementation Plan Northpointe GDP 1208-1212 E. Broadway Approved by Plan Commission August 11, 2025 Plan Commission recommend that the Monona City Council approve a Precise Implementation Plan (PIP) for Phase I of the Northpointe General Development Plan, for a 55-unit age restricted multi-family development, as proposed and according to Chapter 480-37 of the Monona Municipal Code of Ordinances with the following findings of fact and conditions of approval: Findings of Fact: 1. T he Phase I Precise Implementation Plan submitted for approval, for a 55-Unit Age Restricted Apartment Building, is deemed to conform substantially to the General Development Plan for the Northpointe East Broadway GDP as recommended for approval by the Plan Commission on February 10, 2025. 2. An exception to parking requirements has been granted due to the age restricted nature of the residential use and the demonstrated decrease in parking demand, shared stalls with the commercial use and share stalls with phase I. Conditions of Approval: 1. Approvals of this Precise Implementation Plan are contingent upon City Attorney approval of the shared access with the commercial lot to the north. 2. All required state and local building permits shall be obtained. 3. A monitored alarm system and Knox Box’s are required and plans shall be submitted to the City’s Fire Chief for approval prior to granting of occupancy permits. 4. Determination of the minimum water service size required to provide adequate flow and pressure to building’s fire suppression system is the responsibility of the applicant’s engineer. 5. The Police and Fire Departments will require Bi-Directional Amplifiers for the covered parking garage to address concerns with signal strength unless testing proves that coverage is adequate. 6. Erosion control and stormwater management permit applications shall be submitted to the city’s consulting engineer for review and approval prior to the granting of building permits. 7. A City of Monona standard stormwater facilities maintenance agreement (“Declaration of Conditions, Covenants and Restrictions for Maintenance of Stormwater Management Measures”) modified specifically for this site shall be submitted for approval by the city’s consulting engineer prior to approval of stormwater and erosion control permits. 8. The applicant shall respond to the comments from the review letter dated 08.01.2025 prior to building permits being issued. These revisions shall be reviewed by the city’s consulting engineer, with final approval by City Staff. 9. The applicant is required to stage all their construction equipment and materials for operations within their own site and not on any city streets. Reference Materials 10. A preconstruction meeting between site contractors and the City of Monona shall be held prior to beginning construction. 11. Phase II Precise Implementation Plan review and approval for the commercial building must be requested separately. 12. Parkland dedication fees in lieu of land shall be required for this development. 13. The applicant shall record a shared parking agreement for residents to park at the adjacent residential building and the commercial project prior to granting of occupancy permits. 14. Revisions to the landscaping plan should be submitted to City Staff for review and approval. 15. Maintenance of the sidewalks along the western side of the private drive and along the commercial frontage on E. Broadway shall be the responsibility of the applicant. 16. The applicant shall use their best efforts to recycle as much of the materials from the building demolition as possible. 17. The applicant shall rough out for EV charging both in the covered parking and at grade with final approval by City Staff. 18. City authorization of the plans for consistency with Redevelopment Area No. 6 is required. 19. The property shall maintain an on-site manager for 30 years from initial occupancy. 20. The property shall also maintain a Service Coordinator to facilitate connection between residents and various support services as needed and desired for 30 years from initial occupancy. 21. Revised lighting plans shall be resubmitted with final approval by City Staff. 22. A resolution of the CSM requirement as stipulated in the GDP is required, with final approval by City Staff. 23. Security cameras as requested by the City’s Police Chief shall be installed at the south end of the building. 24. Parking lot revisions as discussed at the August 11, 2025 Plan Commission meeting shall be incorporated into final plans with final approval by City Staff. The motion carried 6 – 0. Reference Materials Reference Materials $%
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04/24/2026 525 Junction Rd | Suite 7000 | Madison, Wisconsin 53717 Phone: 608-826-0532 | Fax: 608-826-0530 | vierbicher.com May 8, 2026 City of Monona Attn: Mr. Douglas Plowman, AICP Director of Planning & Development City Hall, City of Monona 5211 Schluter Road Monona, WI 53716 Re: Broadway Senior Certified Survey Map Mr. Plowman: On behalf of Northpointe Development Corp, we are submitting the enclosed materials for Land Division approval of One 2-Lot Certified Survey Map (CSM) for the property located on Parcel Numbers 258/0710-281- 2230-2 and 258/0710-281-2240-2. The southern lot, Lot 3 of CSM 15061, is currently undeveloped and the northern lot, Lot 4 of CSM 15061, currently has an existing building and parking. This CSM is intended to accompany the proposed Planned Development for the project known as Broadway Senior, a senior apartment building on Lot 3 and future commercial building on Lot 4. This CSM will adjust the adjoining property line for this development so the drive entrance and parking are on Lot 3. Should you require any additional information to complete your review, please contact me. Thank you for your time reviewing our materials. Sincerely, Justin Zampardi, PE