Envision Verona
Know Your City. Plan Its Future.
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General Facts
2015 North Neighborhood Plan
Comprehensive Plan
Zoned "Suburban Residential" (yellow) for 15+ years.
Multi-Family zones are further out towards PD (brown).
Current home / property owners invested based on long-standing Comprehensive Plan.
Community Concerns
Single Family Homes
Strategy: Promote ‘move-up’ housing by building mid-size homes, enabling current owners to upgrade and free smaller homes for new buyers.
Envision Verona
Multi Family Homes
MFU Growth != Cheaper Rents
Rents are rising (19%) even though Verona is in the top 1% nationally in MFU growth.
Unit mix matters: 1BR/studios are cheaper but don’t meet the needs of families needing 2–3+ bedrooms.
National research
finds that new market-rate construction slightly lowers city-wide rents, but effects are small and depend on unit type and location. Supply helps but doesn’t guarantee affordability.
Rapid MFU growth can create secondary issues.
Population Model
Epic Systems Growth Reaches "Maturity"
- Fewer hires as company matures
- AI & automation impact
- High turnover persists (20-30%)
- Campus expansion completes (2030)
Housing & Infrastructure Reach Capacity
- Landlocked, limited annexation (190 acres)
- School capacity constraints
- Cost of living may push out younger employees
Demographics & Economic Feedback Loops
- Aging population
- Early employees in 40s-50s, fewer children
- Job saturation in high-skilled roles, similar to Silicon Valley
Pricing Model
Epic, Exact Sciences, Rayovac, Insurance Companies, Med Tech create a lot of high-paying jobs for this area.
Supply & Demand set the equilibrium price.
Demand is bounded by regional income levels.
Income explains most of elevated costs.
Actual Vacancy Rates
A good apartment vacancy rate typically falls between 5% to 10%, indicating a balance between available rental units and demand.
Rates below 5% may suggest a shortage of rental options, while rates above 10% could indicate potential issues with the property or market.
Backus Property Project
Surrounding Land Use
- Adjacent properties are all single-family homes
- West & South-West of project consists of mostly single-family homes
- There are a few multi-family units east of Hwy-M
- North-East of project is slated for mixed / commercial development
- North & North-West of project planned for multi-family units
Expectations & Alignment
- Expected single-family homes based on long-standing future zoning in Comprehensive Plan
- Multi-family units are expected closer to Hwy-M and Hwy-PD corridors
Development does not align with: Comprehensive Plan or Envision Verona Data!
Expected View
Distance: ~160 feet
Two images from same distance with alignment at expected spot based on site plan provided.
Two images from same distance with alignment at expected spot based on site plan provided.
Traffic Patterns
Original Plans Showing Single Family
Reasons to Reject Project
- 👉 Reject because it does not align with long-standing Comprehensive Plan
- 👉 Reject because it does not align with data from Envision Verona Project
- 👉 Reject because it negatively impacts surrounding neighbors
- 👉 Reject because of "too many apartments" concerns
- 👉 Reject because community wants to develop more mid-size starter homes
- 👉 Reject because you want to create starter home vacancies by providing "move up" opportunities
- 👉 Reject to prevent adjacent property values from declining 10-15%
- 👉 Reject to prevent flooding of properties in low area
- 👉 Reject because land owner's report already indicates it is suited for single-family homes
- 👉 Reject because the site plan doesn't integrate well into the neighborhood
- 👉 Reject because it is the right thing to do based on data-driven analysis
- 👉 Reject because the site plan will impact the natural habitat for cranes