Commission gives preliminary support to 240-apartment, 20-townhome concept on Backus property; raises stormwater and transition concerns

At an initial review of a proposed residential development on the Backus property west of County Highway M, the Verona Planning Commission signaled broad, preliminary support for a concept that would include 240 apartment units and 20 townhome units, while identifying several important constraints that will shape future applications: stormwater management in a closed basin, steep grades adjacent to single-family homes, road-connection requirements and building design and landscaping to soften transitions.

Mr. Severson explained the concept plan and the regulatory steps required: annexation from the Town of Verona, a comprehensive plan amendment (the current plan calls for a lower-density residential use), land division, zoning map amendment, conditional use permit for the apartment complex, and site plan approval. He called out several site constraints that informed the applicant’s concept: the need to extend Blue Ice Pass to align with County Highway M, wetlands on the east side of the site, limited suitable soils for stormwater management located in the northwest corner of the parcel, and steep grades near existing single-family neighborhoods.

Commissioners and the mayor (participating in the meeting) gave substantive feedback. The mayor and multiple commissioners said they would support both apartments and townhomes and were comfortable with “under-building” (covered/first-floor) parking rather than underground parking given the site’s elevation changes. Commissioners urged enhanced street-facing facades, additional landscaping and screening—especially to the south where the site abuts single-family homes—and suggested trail connections to link the project to nearby neighborhoods.

Staff cautioned that because the site lies in a closed basin, stormwater will be held to a higher standard (management of the back-to-back 100-year event rather than the typical standard) and that the proposed arrangement concentrates suitable stormwater soils in one corner of the site. Commissioners asked about whether the project’s stormwater would be tied into Whispering Coves infrastructure; staff said it would need to meet a similar, high standard but is not part of a regional system. Commissioners also encouraged applicant-led neighborhood outreach before formal applications proceed.

No formal votes were taken because this was an initial review. Staff and the applicant will use the commission’s feedback as they prepare formal submittals that will include annexation materials, comp-plan amendments, zoning requests and a conditional-use/site-plan package.