Fitchburg Plan Commission Meeting – November 18, 2025

The Fitchburg Plan Commission met on November 18, 2025, and adjourned at 8:31 p.m. The commission approved a conditional use permit, a preliminary plat, a certified survey map, an architectural design review, and three resolutions, and heard public testimony and staff reports on a residential pre-application and Smart Code amendments.

Consent Calendar

• Approved the meeting minutes with a minor adjustment.
• No public appearances were made for non-agenda items; the agenda was reviewed with no proposed changes.

Public Comments & Testimony

• A resident from Woods Edge Road, speaking during the No Oaks Ranch preliminary plat, argued that preliminary and final plat reviews are quasi-judicial and must include identification of and compliance with Wisconsin DNR rules, including NR 103 for wetlands, floodplains, and erosion control. He noted the packet did not appear to contain a wetland delineation and asked that approval be contingent on DNR compliance.
• David Hayde, during the Irish 1855 pre-application, reported that a $1.1 million stormwater study found Nine Springs Creek is polluted with excess phosphorus and excessive runoff, and that removing the low-hanging 20% of pollution would cost about $7 million, with total cleanup likely exceeding $50 million. He opposed using Swan Creek regional stormwater facilities for new development, describing them as dams that add pollutant loads and externalize costs to taxpayers.

Conditional Use – Fury Athletics (CU-2619-25)

• Staff reported the request by Andrew Peterson, agent for Fury Athletics of Madison, for a conditional use permit at 613 Cottonwood Drive. The IG-zoned property would host youth cheerleading and tumbling classes from 5 p.m. to 9 p.m. weekdays, with occasional weekend classes and several Saturday parent/family events each year.
• Parking would use 10 on-site spaces, with possible overflow on Cottonwood Drive for two to three larger events per year. Interior walls would be modified under a future building permit; no exterior changes are proposed. Staff recommended approval with eight conditions.
• Commissioner discussion clarified that the applicant will not host large outside-gym competitions at this location, and events for customers will remain under the 50-person occupancy threshold.
• The commission approved the conditional use permit, modifying conditions 2 and 3 to remove confusing special-event and larger-event language while retaining the 45-to-50 normal occupancy limit and prohibiting major competition events.

Preliminary Plat – No Oaks Ranch (PP-26-18-25)

• Staff presented a preliminary plat requested by Michelle Burse for No Oaks Ranch LLC, north of Blaze Road and west of Highway 14, to create 168 parcels including 141 buildable lots. The Smart Code proposal includes about 79 alley-loaded single-family lots, 44 non-alley-loaded T4 lots, 23 mixed-use T5 lots, a future transit station outlot, stormwater and environmental corridor outlots, and three parkland outlots including a central park.
• Tree preservation efforts identified 216 desirable trees; 15 would be removed, including 3 in poor health. Street trees would be planted about every 30 feet. Staff recommended approval with 16 conditions, several tied to proposed Smart Code amendments; if those amendments were not approved, a new preliminary plat would be required.
• During discussion, staff clarified that private alleys and private outlots would be maintained by the homeowners association, that stormwater ponds would be public and maintained by the stormwater utility, and that a stormwater agreement with the southern developer would be required. Farmed wetlands would receive a 75-foot buffer, versus 300 feet for high-quality wetlands.
• The commission approved the preliminary plat with the 16 staff conditions plus a 17th condition to rename the east-west portion of Swing Street for consistency.

Certified Survey Map – Wisconsin Department of Corrections (CS-26-20-25)

• Staff reviewed a request by Leash Strait, agent for the Wisconsin Department of Corrections, to combine three parcels into one lot at 4986 County Highway M. The CSM supports a previously approved juvenile facility, with an approximately 100,000-square-foot main building for up to 32 male and 8 female juveniles and support spaces.
• The city was asked to waive the requirement that the CSM include all DOC-owned land because abutting lands are separated by a railroad/road. The DOC agreed to return with a second CSM within 24 months. Dane County Engineering approval is also required.
• The commission approved the CSM with eight staff conditions plus a ninth condition waiving the entire-parcel requirement.

Architectural Design Review – German Auto Expansion (ADR)

• Staff reported that German Auto House LLC returned to increase a previously approved repair/storage building from about 31 feet to about 41 feet. The footprint stays the same, and the taller height is within the Business Highway district's 42-foot limit. The added height would provide mezzanine storage racks and allow the business to remove its storage containers.
• Staff recommended approval with 15 conditions, including additional landscaping and lighting revisions on the north side. The commission approved the ADR as recommended.

Pre-Application Review – Irish 1855 Residential Development

• Staff described a non-binding pre-application by Ron Class, agent for Irish 1855 LLC, for property off Notre Dame Drive and Quarry Hill Drive. The proposal would connect the streets, add a cul-de-sac, require rezoning to low-medium density residential, and create lots roughly 70 feet by 110 feet. Parkland requirements would be satisfied through fee in lieu.
• Commissioners offered mixed feedback. One commissioner opposed the cul-de-sac due to maintenance costs and connectivity, while another supported it as a small infill element and stressed the need for larger lots and diverse housing types, including ranch and move-up homes. The developer said removing the cul-de-sac would eliminate at least a third of the lots and that a multi-use path connection to the existing trail could be explored.
• No formal action was taken; the applicant will proceed toward preliminary plat and rezoning applications.

Resolutions

• R-191-25: Approved accepting a public water main easement along Buds Drive.
• R-196-25: Approved vacating the former cul-de-sac bulb of Basswood Drive so the land reverts to the adjacent property owner.
• R-220-25: Approved accepting an electric utility easement for M.G.& E. to serve the new police services building.

Department Reports and Future Items

• The Agricultural and Rural Affairs Committee reported on a planned joint bike tour with the Bike & Pedestrian Committee and the start of discussions about farmland preservation, agricultural trends, and the pace of development into agricultural areas during the Comprehensive Plan update.
• Staff proposed replacing standalone memos with application-specific cover sheets containing the same information. Commissioners were generally receptive if the sheets are easy to navigate, but asked staff to continue refining the format.
• Staff presented approximately 13 potential Smart Code amendments, including greater height in T5, wider street options, flexible playground requirements, reduced tree grate requirements, larger-lot flexibility, curved-street setback relief, and more building facade variation. Staff will draft amendments for December Plan Commission consideration and January Council referral.
• Staff reported that the Comprehensive Plan RFP outline will come to Plan Commission in December, with an RFP release planned for January.
• The commission was reminded of a ribbon cutting/open house for The Hub on Monday, November 24, from 3 to 6 p.m.

Key Outcomes

• Approved CU-2619-25 with modified conditions.
• Approved PP-26-18-25 with 17 conditions.
• Approved CS-26-20-25 with 9 conditions.
• Approved the German Auto ADR with 15 conditions.
• Approved R-191-25, R-196-25, and R-220-25.
• Provided feedback on the Irish 1855 pre-application; no vote was taken.
• Directed staff to continue drafting Smart Code amendments and refining the proposed memo format.