Fitchburg Plan Commission Summary – October 21, 2025

The Fitchburg Plan Commission met on October 21, 2025, to consider a wide range of land use and development proposals. The meeting began with the approval of the previous meeting's minutes. No one from the public spoke during the non-agenda public comment period. The Commission debated a new medium-high density residential category, approved several rezonings and development plans, and addressed stormwater, parking, and traffic concerns. All votes were unanimous except one (5J).

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the minutes of the previous meeting.

Public Comments & Testimony

• Chris Wolpat (resident): Opposed the high-density rezoning (5B) for Jamestown Quarry, stating that high density was not clearly communicated in neighborhood meetings and that it directly abuts low-density residential.
• David Haight (resident): Spoke multiple times throughout the meeting. On 5B, he raised procedural and legal concerns about comprehensive plan amendments. On 5C and 5D, he emphasized the need for compliance with the city's MS4 stormwater discharge permit and water quality requirements. On 5M, he noted that he is filing contested cases with the DNR regarding stormwater discharges into wetlands.
• Deb Nye (resident on Conservancy Way): Expressed dismay over tree loss from a proposed fill operation (5J) and requested assurance that after two to three years of dumping, the site would be restored and trees replanted; she also appreciated the developer's adjustment to revised hours (8 a.m.–5 p.m.).

Discussion Items

• 5A – Medium-High Density Residential Land Use Category: Staff proposed adding a category at 9–20 dwelling units per acre, but after debate the Commission voted to amend the range to 9–15 units/acre to preserve the "missing middle" character (townhomes, patio homes) and align with the T4 Smart Code zone. The amendment carried; the ordinance and resolution were approved as amended.
• 5B – High Density Residential for Jamestown Quarry: The Commission considered changing the future land use to high density for a second multifamily building. The developer argued that this alternative (versus a big-box retail) allowed a 120-foot buffer and a substantial berm to protect neighboring single-family homes. Staff recommended approval with conditions. The Commission approved the resolution and recommended the ordinance to Common Council.
• 5C & 5D – Orchard Point Comprehensive Development Plan Amendment & Rezone: The applicant presented plans for an 80-unit affordable senior building (with 9% tax credits and an $8 million county grant) and a 100-unit market-rate building. Parking ratios generated discussion; the senior building would provide 0.75 underground stalls per unit, the market-rate building 1.0 stall per unit. The Commission approved the CDP amendment (5 conditions) and the rezone (8 conditions).
• 5E & 5F – Jamestown Quarry CDP Amendment & Rezone (Signage): The staff recommended approval of a CDP amendment correcting ownership and timeline, plus a rezone to permit drive-through menu signs and monument signage for McDonald's and Chick-fil-A. The Commission approved the CDP (6 conditions after removing condition 6) and the rezone (11 conditions).
• 5G, 5H, 5I – Certified Survey Map, Rezone, & Conditional Use for 2160 Fitchburg Road: These items subdivided a farm parcel to create a separate lot for an existing home. The Commission approved the survey map (14 conditions), the rezone from exclusive agriculture to rural residential (3 conditions), and the conditional use for farm consolidation (4 conditions).
• 5J – Erosion Control & Stormwater Management Permit (Thermo Fisher Fill Operation): The applicant presented a revised plan with a 100-foot tree buffer and proposed hours of 8 a.m. to 5 p.m. (changed from 7 a.m. start). One neighbor (Deb Nye) expressed concerns about tree loss and requested restoration assurances. The Commission approved the permit with the revised hours and a condition to maintain the 100-foot buffer; one commissioner voted in opposition.
• 5K – Architectural Design Review (ADR) for Storage Building at 701 Rolfsmeyer Drive: The Commission approved the ADR with seven conditions, including maintaining the existing vegetative buffer on the south property line.
• 5L – ADR for Thermo Fisher Loading Dock Expansion: The Commission approved the ADR with two conditions.
• 5M – Early Issuance of Building Permits for Leto Apartments: The Commission approved early start permits for a 114-unit apartment building on Lacey Road that includes 12 workforce housing units. The building's design uses Smart Code and features townhomes fronting the street.
• 5N – Preliminary Plat for No Oaks Ranch: Staff requested a postponement to finalize parkland dedication and wetlands details. The Commission postponed the item to the November 2025 meeting.
• 5O – Farmland Preservation Plan Map Amendments: Resolution R-187-25 updated the city's farmland preservation map to align with Dane County's plan and prepare for exclusive agriculture district recertification. Approved.
• 5P – Subdivision Improvement Agreement for Gusto Development: Resolution R-190-25 approving the agreement for public improvements such as water lines, streets, and turn lanes. Approved.
• 5Q – Traffic Signal Easement for Jamestown Quarry: Resolution R-192-25 accepting an easement for traffic signal equipment on private property. Approved.
• Item 6 – Reports from Departments: The Transportation and Transit department reported completion of phases of Syene Road, progress on Fitchrona Road, and receipt of a $300,000 Safe Streets for All grant for a comprehensive safety action plan. Planning staff reported finalizing appendices for neighborhood plans and moving toward an RFP for the comprehensive plan and zoning ordinance.

Key Outcomes

• Consent Calendar: Minutes approved unanimously.
• 5A: Medium-high density residential category amended to 9–15 units/acre; resolution PCR-4-25 approved as amended; ordinance recommended to Common Council.
• 5B: High density residential future land use approved for Jamestown Quarry (5B); resolution PCR-5-25 approved; ordinance recommended.
• 5C & 5D: Orchard Point CDP amendment (CDP 2610-25) and rezone (RZ 2609-25) approved with conditions.
• 5E & 5F: Jamestown Quarry CDP amendment (CDP 2616-25) and rezone (RZ 2617-25) approved with conditions.
• 5G, 5H, 5I: Certified survey map (CS 2615-25), rezone (RZ 2614-25), and conditional use (CU 2613-25) for 2160 Fitchburg Road approved.
• 5J: Erosion control/stormwater permit approved with 100-foot buffer and 8 a.m.–5 p.m. hours; one commissioner opposed.
• 5K: ADR for storage building approved.
• 5L: ADR for loading dock approved.
• 5M: Early issuance of permits for Leto Apartments approved.
• 5N: Preliminary plat for No Oaks Ranch postponed to November 2025.
• 5O: Farmland preservation map amendments (R-187-25) approved.
• 5P: Subdivision improvement agreement (R-190-25) approved.
• 5Q: Traffic signal easement (R-192-25) approved.
• Reports: Transportation and neighborhood plan updates received.