June 22, 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 Monday, June 22, 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 of May 26, 2026 4. Order of Business 5. Appearances 6. Unfinished Business A. None 7. New 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) C. Public Hearing on Request by Elliot Zander for Consideration of a Zoning Permit for a New Addition to the Existing Home in the Community Design Zoning District at 4804 Gordon Avenue. (Case No. 2-012-2026) D. Prehearing Conference on Request by Elliot Zander for Consideration of a Zoning Permit for a New Addition to the Existing Home in the Community Design Zoning District at 4804 Gordon Avenue. (Case No. 2-012-2026) 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, 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: 823 0254 1362. You may attend via telephone conference by calling the following phone number: PHONE NUMBER: 1-301-715-8592 / MEETING ID: 823 0254 1362, 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 6/15/2026 on the City Hall, Library, and Community Center bulletin boards and on the City of Monona’s website, www.mymonona.com. Plan Commission Minutes Draft minutes subject to Approval 1 Minutes City of Monona Plan Commission Tuesday May 26, 2026 The meeting of the City of Monona Plan Commission was called to order (6:00 pm). Present: Alder Brian Holmquist (Chair), Mr. John Chapman, Mr. Chris Homburg, Ms. Coreen Fallat, Mr. Robert Stein, and Ms. Susan Fox (via Zoom) Excused: Alder Patrick DePula, Mr. Brandon Gries Also Present: Doug Plowman, Planning Director Approval of Minutes A motion by Mr. Stein, seconded by Ms. Fallat, to approve the minutes of May 11, 2026 carried with no corrections. Order of Business None. Appearances None. Unfinished Business A. Public Hearing for Galway Companies on Request for Approval of a Precise Implementation Plan (PIP) for Phase I for the site located between 5600 Gisholt Dr. and 1709 W. Broadway, for a Mixed-Use Development. (Case No. 2-006-2026) Mr. Steve Doran shared the Precise Implementation Plan (PIP) for the development. The team addressed building color, landscaping, sidewalks and the other changes made since the last hearing. Mr. Peter Harmatuck further went into depth regarding the color, and architectural changes made based on Commission feedback. Mr. Randy Kolinske discussed sidewalk width changes, asphalt, and water service location changes. There were no further appearances and the public hearing was declared closed. B. Consideration of Action for Galway Companies on Request for Approval of a Precise Implementation Plan (PIP) for Phase I for the site located between 5600 Gisholt Dr. and 1709 W. Broadway, for a Mixed-Use Development. (Case No. 2-006-2026) Planning Director Plowman presented the staff report for a 357-unit mixed-use development, which is Phase I of a 2-phase development. The Plan Commission reviewed the General Development Plan (GDP) at their April 27, 2026 meeting, and the City Council unanimously approved the GDP at their May 18, 2026 meeting. The commercial square footage of the development appeared to decrease from the previous proposal, but that was due to an error on the GDP materials. The parcel is zoned Community Design District (CDD). Based on the amount of parking stalls planned, over 9,000 points of landscaping would be required, while there are only 3,356 points included. Staff recommendation is approval with Findings of Fact and Conditions of Approval as listed in the staff report. Plan Commission Minutes Draft minutes subject to Approval 2 Ms. Fox joined the meeting at 6:29 pm. Mr. Stein approved of the building color changes made, and stressed that the chain link fence around the pickleball courts should be black vinyl coated. He discussed the dumpster enclosure, pickleball court grading, and parking lot lighting. He praised the landscaping, but discussed changes he would like to see made. Ms. Fallat liked the colors, and discussed sidewalk width. She asked for further detail regarding the dumpster enclosure. She asked for clarifications regarding where dogs are allowed on the site, bike rack locations, the patio area, and loading areas. Mr. Chapman had no additional comments at this time. Mr. Homburg asked if the project team had any concerns they wanted to share. The team had nothing major but mentioned details about how the private infrastructure intertwines with public infrastructure could be clarified, as well as some site geometry, and stormwater clarifications needed. Mr. Homburg asked for clarifications about whether the team is using storm trap devices or ADS underground storage chambers. He discussed the pavement grade and stormwater management with the team. He wished for more tree canopy near the pickleball courts. He asked for more detailed drawings about how the dumpster enclosure will look. He highlighted delivery areas and signage with the applicant. He discussed landscaping points, brick façade notes, clarifications about a green roof, and the west patio and dog run lighting. He clarified with Mr. Doran: since the larger amount of commercial square footage listed in the approved GDP was a calculation error, the team will need to make up that square footage in Phase II of the project, or come back to Commission for a GDP modification. Mr. Doran understood and agreed. Ms. Fox liked the amenities and improved design, and did not have any additional comments. The Commission further discussed landscaping, canopy trees, and parking requirements. Mr. Chapman discussed the project falling short of the landscaping and green space requirements, and that some parking space should be given to green space instead. The Commission discussed modifications to the Findings of Fact. A motion was made by Mr. Homburg, seconded by Ms. Fallat, to recommend City Council approval of a Precise Implementation Plan for Phase I of the West Broadway General Development Plan, for two mixed-use buildings including a total of 357 market rate apartments and ground-floor commercial space, as proposed, and according to Chapter 480 of the Monona Municipal Code of Ordinances with the following findings of fact and conditions of approval: Findings of Fact: 1. The Phase I Precise Implementation Plan submitted for approval, for a 357-Unit Mixed-Use Apartment Building, is deemed to conform substantially to the General Development Plan for the West Broadway GDP as recommended for approval by the Plan Commission on April 27, 2026. Plan Commission Minutes Draft minutes subject to Approval 3 2. While this phase is below the 30% open green space, the applicant has committed to full park improvement in lieu of fees and is dedicating a 1.44-acre park to the City as part of the project. This additional space will provide a highly programed outdoor area for residents and visitors to the development and is accounted for as part of the developments green space. High quality landscaping throughout the site can further support the goals and intent of the Ordinance and assist in overcoming the landscaping point deficiency per Ordinance on-site. Conditions of Approval: 1. All required state and local building permits shall be obtained. 2. 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. 3. The building will require a full wet standpipe system to comply with code. Pressure testing is required to set inlet pressure at the FDC with final approval by the City’s Fire Chief. 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. 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 05.21.2026 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. 10. A preconstruction meeting between site contractors and the City of Monona shall be held prior to beginning construction. 11. The Certified Survey Map and associated road dedication and design shall be approved by the Public Works Committee and City Council before this Precise Implementation Plan takes effect. 12. Phase II Precise Implementation Plan review and approval is not included with these approvals. Plan Commission Minutes Draft minutes subject to Approval 4 13. The swimming pool shall be completely enclosed by a fence at least four feet in height or have an appropriate cover in order to comply with City Ordinances. 14. Parkland dedication fees in lieu of land shall be required for all units in this development. 15. Additional landscaping in the streets shall be required to make up for a portion of the landscaping shortfall on this site. 16. Should parking become an issue, the Commission may require adjustments during the approvals for phase II. 17. Snow removal (including crosswalk ramps) for the sidewalks around the site shall be the responsibility of the property owner. 18. The applicant shall use their best efforts to recycle as much of the materials from the building demolition as possible. 19. Exact parking requirements for the commercial spaces will be finalized during zoning permit review for each proposed tenant. 20. Final design of the public park must return for review as a separate Precise Implementation Plan after feedback from the City’s Park and Recreation Board. 21. This approval is conditioned on approval of the final Traffic Impact Analysis recommendations (including those of Dane County) with final approval by City Staff. 22. This approval is conditioned on One City Schools approving the dedication of the public street from this site to the proposed traffic circle. 23. This approval does not include the design of streets and sidewalks in the right-of-way and shall be approved separately. 24. Overall commercial space between phases I and II shall meet the minimum amount approved in the General Development Plan (25,432 sq. ft.). 25. The pickleball and dog run areas shall have black vinyl coated fences with final approval by City Staff. 26. The applicant shall add more brick to the building exterior as discussed during the May 26, 2026 Plan Commission meeting with final approval by Plan Commission. 27. Adjustments to the lighting plan as discussed at the May 26, 2026 Plan Commission meeting shall be made to the dog run and western patio area with final approval by City Staff. 28. The architectural details for the dumpster enclosure shall be reviewed and approved by the Plan Commission. 29. Four additional tree islands with canopy trees shall be added to the eastern parking lot closest to the pickleball courts with final approval by City Staff. Plan Commission Minutes Draft minutes subject to Approval 5 30. A site signage package shall be submitted for review and approval by the Plan Commission. The motion passed 4-1 (Mr. Chapman voted Nay) C. Public Hearing for TG Monona, LLC represented by Vierbicher on Request for Consideration of a Certified Survey Map (CSM) and Dedication of Right-Of-Way and Outlots for the Purpose of Constructing a Mixed-Use Development on the site located between 5600 Gisholt Dr. and 1709 W. Broadway. (Case No. 2-007-2026) Mr. Kolinske presented the request to reconfigure the existing lots in order to facilitate the planned 669-unit mixed-use development on proposed Lots 1 and 2. The request also includes dedication of two outlots and right-of-way for City streets as outlined in the approved GDP. There were no other appearances and the public hearing section was declared closed. D. Consideration of Action for TG Monona, LLC represented by Vierbicher on Request for Consideration of a Certified Survey Map (CSM) and Dedication of Right-Of-Way and Outlots for the Purpose of Constructing a Mixed-Use Development on the site located between 5600 Gisholt Dr. and 1709 W. Broadway. (Case No. 2-007-2026) Planning Director Plowman presented the staff report for the request. The request had been reviewed by the Strand team as well. The request must receive final approval from City Council. Staff recommends approval with conditions of approval as listed in the staff report. Mr. Homburg reminded the applicants of Condition 22 of the development’s PIP, related to the One City School public ROW dedication. A motion was made by Mr. Homburg, seconded by Mr. Chapman, to recommend City Council approval of a Certified Survey Map (CSM) and Dedication of Right-Of-Way and Outlots for the Purpose of Constructing a Mixed-Use Development on the site located between 5600 Gisholt Dr. and 1709 W. Broadway with the following 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 21, 2026 from Strand, the City’s engineering consultant as well as any additional edits needed to the updated CSM. 3. The proposed layout of the CSM is contingent upon final approval for the relocation of WPS Drive as discussed during the GDP and PIP for the development. 4. Final design of the streets within the dedicated right-of-way, the stormwater outlot and the public park are all subject to further City review and approval. 5. The updated easements, easement releases and proposed public sidewalk easement shall be reviewed by the City Attorney and approved by City Staff prior to recording the CSM. The motion passed unanimously. New Business A. None Plan Commission Minutes Draft minutes subject to Approval 6 Reports of Staff and Commission Members A. Staff Report Regarding Status of Development Project Proposals. 1. Economic Development Update Planning Director Plowman informed the Commission that the Comprehensive Plan updates and corridor study are moving along well. There was a public input meeting that was very well attended, with over 75 participants. He encouraged the Commission to share the public survey with their networks. He let the Commission know that they may ask for paper copies of development applications if needed in the future and asked that they let him know their preference. 2. Potential Upcoming Plan Commission Items None. 3. Updates/Discussion on Diversity, Equity, and Inclusion (DEI) Efforts None. 4. Updates/Discussion on Sustainability Efforts None. 5. Upcoming Meetings: June 8, 2026 (CANCELLED) and June 22, 2026 B. Plan Commission Requests for Information from City Staff. None. Adjournment A motion by Mr. Stein, seconded by Ms. Fallat, to adjourn carried. (7:34 pm) Respectfully submitted by: Henry Barbee, City Planner 1 PLAN COMMISSION STAFF REPORT MEETING DATE: JUNE 22, 2026 CITY OF MONONA AGENDA ITEM 7A & 7B 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 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 1 PLAN COMMISSION STAFF REPORT MEETING DATE: JUNE 22, 2026 CITY OF MONONA AGENDA ITEM 7C & 7D CASE NO. 2-012-2026 Project: Prehearing Conference on Request by Owner Elliot Zander for Consideration of a Zoning Permit for a New Addition to the Existing Home in the Community Design Zoning District Project Address: 4804 Gordon Avenue Applicants: Elliot Zander, Property Owner Proposal Summary: Mr. Elliot Zander, the owner of 4804 Gordon Avenue, is proposing a 34’ x 12’ addition to the eastern side of his single-family home. The addition is to provide additional living space to accommodate his growing family. The parcel is zoned Community Design District (CDD) but, due to its use as a single- family residence, staff have included the Single-Family District (SF) standards for reference and to inform the review. The proposed addition would extend the main structure further into the rear yard but would not encroach into any minimum SF district setback standards. Based on a zoning review done without the use of a plat of survey, the existing single-family structure would abide by required SF district setbacks, except on the south lot line, where it appears to be within the side yard setback. The proposed addition does not add any additional height to the structure. A cover letter, renderings, and site plans are included in the meeting packet for reference. Applicable Regulations, Policy or Practice: 4804 Gordon Avenue is part of the Community Design District (CDD). The CDD is characterized by large, predominately undeveloped tracts. It is expected that the district's development will include a compatible mix of residential, commercial, industrial or open space uses which realize the goals of the Comprehensive Plan. A use within the CDD should: 1. Occur only after coordinated advance site planning to retain the unique character of these tracts and to strike an acceptable balance between natural preservation, growth and development. 2. Whenever possible, development shall occur according to a large-scale plan rather than on a piecemeal basis 3. Development shall preserve the maximum possible amount of open space and environmental amenities. 4. All uses and their intensity, appearance and arrangement shall be of a visual and operational character, which: a. Is compatible with the physical nature of the site. b. Would produce an attractive environment of sustained aesthetic and ecological desirability, economic stability and functional practicality. c. Would not create traffic or parking demand incompatible with the existing or proposed facilities. d. Would not seriously affect the anticipated provision of school or municipal services. e. Serve regional and community needs for employment, open space, moderate-cost housing, lake access and/or recreational facilities. A zoning permit is required due to the proposed construction. For the CDD zoning district, Plan Commission approval of zoning permits is required. Plans submitted are reviewed according to the following ordinance sections: 1. Use, Operational, Site, and District Performance Standards - CDD Zoning District 2. Attachment 2 of the Zoning Code (Site Design Standards for Parking, Landscaping and Lighting) 3. Erosion Control and Stormwater Runoff Control - Chapter 216 2 4. Comprehensive Plan 5. All other applicable sections of the Monona Municipal Code of Ordinances There are no direct dimensional guidelines for the CDD as there are for the Single-Family (SF) and Two-Family (TF) districts. Instead, proposals in the CDD are reviewed in accordance with the relevant district performance standards and by considering surrounding uses. In the past, the Commission has used relevant SF district standards to review requests, which are included below: § 480-24D Single-Family District Dimensional Guidelines: (4) Minimum setbacks. (a) Street yard: 40 feet (b) Side yard: Seven feet. (c) Rear yard: 40 feet. (5) Maximum height: 35 feet. (6) Maximum lot coverage: 40%. Recommendation: No formal action is needed at this prehearing conference. The Plan Commission should discuss the proposed construction and evaluate its compatibility with the zoning, neighboring properties, the requirements of the Zoning Ordinance, and the Comprehensive Plan. STAFF REVIEW Process Plan Commission Public Hearing and Prehearing Conference Scheduled 6/22/26 A Public Hearing notice was mailed to property owners within 200’ feet of the property per code requirements. Zoning and Land Use The property is located within the Community Design Zoning District (CDD). The parcel was re- zoned via Ordinance from Single-Family to CDD in 1984. A zoning permit is required due to the new construction that is planned. The Plan Commission reviews zoning permit applications within this district. In the 2016 Comprehensive Plan, the current land use map identifies the property as “Single family” and the future land use map identifies the property as “Commercial use”. Adjacent uses include single-family residential to the north, east, south and west. The former BMO bank branch is two parcels to the north of this property. The Commission should discuss the future land use and how the proposal aligns with their vision for the site as well as what the current Comprehensive Plan update may bring. Proposal Background The property owner proposes the construction of a new 34’ x 12’ addition to the single-family home at 4804 Gordon Avenue. The applicant would like feedback on the addition, with the intention to return with updated materials shortly, including a plat of survey to verify dimensions. The Commission may choose to clarify if they need a survey as part of their review. Building Materials and Design The proposal calls for a 408 sq. ft. addition to expand the primary residence. Setbacks The proposed addition would be located within the rear yard area on the eastern side of the lot. Per the submitted materials, the proposed addition would not encroach into the rear yard setbacks (40’), if held to the Single-Family district standards. 3 Building Height Plans for the addition did not specify exact height, but it would not rise above the current single-story building height and would not exceed the 35’ Ordinance maximum for single-family structures. Building Size The applicant proposes a 34’ x 12’ addition totaling 408 sq. ft. 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. Last Revised 05/2026 CITY OF MONONA: ZONING AND CONDITIONAL USE PERMIT APPLICATION FORM It is the responsibility of the applicant to contact the City Planner at (608) 222-2525 or dplowman@ci.monona.wi.us prior to application submittal to discuss the process. Please note that your application will not be put on the agenda until all materials are received by the City Planning office. APPLICANT INFORMATION: Name: Company: Phone Number: Email: Mailing Address: APPLICANT WILL BE REPRESENTED BY: ☐ N/A Name: Company: Phone Number: Email: Mailing Address: APPLICATION PROCEDURES: ☐ Create a letter or memo stating your request and reasons why the request should be reviewed and considered for approval. Include a description of items including: the current and proposed business, hours of operation, number of employees, number of anticipated visitors per day, number of parking stalls, how and where deliveries are made, the modifications or additions to be made to the property, etc. ☐ List the name, address, and phone number of the Owner, Developer, Firm and Individual at that firm who prepared the plans. Owner authorization must be provided for tenants or lessees. ☐ Provide project plans labeled with scale, north arrow, adjacent street names, and dates on which plans were prepared or revised. Text must be readable (min. size 10 font). It is recommended plans be prepared by a professional engineer, architect, etc. ☐ Printed and PDF copies of all materials must be received by the City Planning office before the item is scheduled for a meeting. ☐ Please submit 4 copies of all plans with any changes suggested by department heads on 11” x 17” size paper or larger two weeks prior to the meeting (date of meeting requested ____________). Note: For applications with noticing requirements, copies are due 4 weeks prior to the meeting. ☐ The applicant or representative of the applicant shall be present at the Plan Commission meeting or the application may not be considered. ☐ The applicable permit fee of $___________ is due at the time of plan submittal. Below Space for Office Use Date Approved: Permit Number: Approved By: PROPERTY INFORMATION: Property Address: Landmark Property:  Yes  No Owner Name: Owner’s Address: Current Zoning: Existing Property Use: CITY OF MONONA: PLAN COMMISSION ZONING PERMIT CHECKLIST Not all checklist items may be required for all permit applications. To determine what checklist items are necessary for your application, please speak to the City Planner at (608) 222-2525 or dplowman@ci.monona.wi.us. Site Plan: (include 4 copies at a scale of 1”=20’ or 1”=40’, with all text being readable) Indicate property boundaries, existing/new structures, parking, building location with front yard, side yard & rear yard setbacks. Location of neighboring buildings. Total area of the site, square footage of buildings, square footage or % of paved surface, square footage or % of green space. Location of existing & proposed driveways, curb-cuts, sidewalks, loading & delivery areas, fire hydrants, etc. Locations of existing and proposed sanity sewer, storm sewer, water mains, proposed or existing easements. Parking lot layout indicating size and quantity of spaces, dimensions of drive aisles, handicapped stall locations. Location, type, height and materials of existing and proposed fences or walls. Building Plans: (include 4 copies at a scale of 1/8”= 1’, with all text being readable) Building floor plan with dimensions. Detailed building elevations of all sides of the proposed building(s). Elevations must indicate the type & location of the exterior materials to be used & the proposed color scheme. Locate exterior lighting, locations for wall signage, awnings, or other exterior features. Indicate location of all HVAC units or other mechanicals and your proposal for screening. Present actual samples of materials and colors proposed for all exterior materials to the Plan Commission. Landscaping Plan: (include 4 copies at a scale of 1”=20’ or 1”=40’, with all text being readable) Indicate size, quantity, type and common name of all existing and proposed trees, shrubbery, perennials, and other landscaping. Indicate the use of large scale planters, solutions for foundation plantings, and landscaping for parking islands. Describe the screening proposed for outdoor storage areas, parking, etc. Include the vision triangle area on plans to show the required lines of sight where driveways meet streets. Location of berms, fences with details and materials used, and any non-plant features proposed. Indicate exterior seating areas, bicycle racks, etc. along with manufacturer photos, materials and colors used. Signage Plan & Completed Permit Form: (include 4 copies with all text being readable) Indicate location of proposed and existing site and landscape signage on an overall site plan (at 1” = 20’ scale) including drive locations. Show proposed size & height of signs and signage elements, specific typestyle and all graphic elements to be used. Illustrate materials and colors used to fabricate signs. Shopping centers/buildings with leased space shall develop a comprehensive signage plan. The applicant agrees to reimburse the City of Monona for professional site plan review fees associated with this application. This includes (but is not limited to) review of submitted stormwater (including stormwater management plans), erosion control and traffic circulation documents. The City may either ask for payment in form of escrow, or invoice upon project completion. Information on billing rates for the City’s Consulting Engineer are available on request. Please note that additional permits may be required . These include, but are not limited to, stormwater utility, erosion control and stormwater management, and right of way permits. Property Accessibility for Site Review: By signing below, the applicant hereby grants the Plan Commission members and City Staff access to the property in question, in the event that a site visit is deemed necessary for the zoning permit review process. Applicant Signature _______________________________________ Last Revised 05/2026 Date ___________________ Elliot Zander 4804 Gordon Ave Monona, WI May 28, 2026 To: Monona Planning Commission Subject: Letter of Intent for Residential Addition and Setback review Dear Members of the Committee, I am writing to request approval for a residential addition to my home located at 4804 Gordon Ave, Monona, Wisconsin. As part of this project, I am also requesting consideration for a set beck review to the required side-yard setback requirement. The home currently is below the 7 foot requirement but is located in a unique zoning area of Monona. The purpose of the proposed addition is to provide additional living space for my growing family and improve the long-term functionality of our home. The added space will help better accommodate our family’s current and future needs while allowing us to remain in our home and community for years to come. Every effort has been made to minimize the impact of this encroachment while still allowing a practical and structurally sound addition. The requested variance is minimal in nature and will not negatively impact neighboring properties, drainage, utilities, or access to adjacent lots. The addition is being designed to remain consistent with the appearance and scale of nearby homes and will comply with all other applicable building codes and permitting requirements. Strict compliance with the setback requirement would create practical limitations for a reasonable improvement to the property. Attached to this request are the proposed site plans, drawings, and any additional documents required for review. Thank you for your time and consideration. I respectfully request approval of this addition and setback variance request. Sincerely, Elliot Zander Scale Project number Date Drawn by Checked by 1/8" = 1'-0" 103 Unnamed Project Number Owner Project Name Issue Date Author Checker 1/8" = 1'-0" 1 Level 1 Copy 1 120 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