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Record of Proceedings

Fitchburg Plan Commission Meeting - December 16, 2025: CBRF Exception, Rezonings, and Comprehensive Plan Update Discussion

Common Council & City Boards — Tuesday, December 16, 2025
BodyFitchburg, Wisconsin
SessionCommon Council & City Boards
DateTuesday, December 16, 2025
StatusFILED
Video Record
0:00 / 3:04:49

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording. Names come from transcript evidence. “Possibly” marks uncertain attribution.

Speaker 1

0:00

Hi, I'm Jeremy Crosby.

0:01

And I'm Nick Boucher.

0:02

We're your hosts for the program that's all about your city, Talking Pittsburgh.

Speaker 2

0:06

Every weekday, we pulled together the news, events, and information you need to stay on top of what's happening in the city of Pittsburgh.

0:12

Find

Speaker 1

0:12

Talking Fitzburg on Cable TV, Roku, Amazon Fire, Apple TV, and our live stream on the web.

0:18

Plus, you can find all our headlines and stories on Facebook, YouTube, and our video on demand service.

Speaker 2

0:23

This is your city.

0:24

Keep up with Talking Fitzburg and the issues affecting you and your neighbors.

Speaker 3

0:35

Visit Fitchburg WI.gov on your computer or mobile device and select the big notify me button on the left.

0:41

Enter your email and or phone number, whichever is best for you to get notifications.

0:46

Scroll down the list and select all the topics you're interested in to receive email or text messages about.

0:51

You'll be notified every time one of your topics is updated.

0:54

Sign up for Notify Me.

0:56

One more way to keep up with your Fitchburg government.

Speaker 4

1:20

Thank you.

1:22

Good evening, everyone, to the Plan Commission meeting for December 16th, 2025.

1:27

This is our last meeting of the year for the Plan Commission.

1:30

So the first thing is to call to the order.

1:33

So we have quorum.

1:35

And the second is approval of the minute.

Unassigned speaker

1:39

I

Speaker 5

1:39

move approval.

1:41

Um I do have a correction.

1:43

My name has an EY at the end.

1:47

Okay.

Unassigned speaker

1:50

So

Speaker 5

1:51

otherwise I second.

Speaker 4

1:53

Approval.

1:55

So all those in favor of approving the minute.

1:58

Um make and also we need to make the correction in Shelley's last name.

2:03

Say aye.

2:03

Aye.

2:04

Aye.

2:04

Any opposed?

2:05

The motion carries.

2:07

Next we move to a number item number three is public appearances for non-agenda items.

2:13

Do we have anyone in the chamber that wishes to speak for non-agenda item or online?

2:20

Okay.

2:22

For non-agenda items.

2:26

Non-agenda items.

2:30

Okay.

2:31

Here known.

2:32

We move to number four is agenda review.

2:36

Any question, comment?

Speaker 6

2:40

None.

2:42

No changes.

2:43

No

Speaker 4

2:43

changes.

2:43

Okay, so then we move to item number five.

2:46

Agenda items.

2:48

We have a couple of public hearings tonight.

2:51

So I will start with the first public hearing and consideration of resolution R243-25 resolution by the city of Fitchburg.

3:00

City Council granting an exception to uh section 62.237i Wisconsin status to allow a community-based residential facility at 5395 East Cheryl Parkway in the city of Fitchburg in then County, Wisconsin.

3:21

So we have a couple of people that they wish to speak.

3:27

I want to be calling you to the microphone, please.

3:32

So who's the first

Unassigned speaker

3:33

one?

Speaker 6

3:34

You want to

Unassigned speaker

3:35

take the way

Discussion Breakdown — Share of Meeting
Zoning██████████████████████████████30%
Affordable Housing██████████████████████22%
Comprehensive Planning██████████10%
Public Engagement███████7%
Community Engagement██████6%
Stormwater Management█████5%
Procedural████4%
Public Works████4%
Wetland Management███3%
Summary of Proceedings

Fitchburg Plan Commission Meeting - December 16, 2025

The Plan Commission held its final meeting of 2025, considering a community-based residential facility exception, three rezonings, a pre-application for a major mixed-use development, early permit issuance, smart code zoning amendments, and a discussion on the upcoming comprehensive plan and zoning code RFPs. All actions were taken after public hearings and staff presentations.

Public Hearings & Actions

  • Resolution R243-25 (CBRF Exception): The commission approved an exception to state statute §62.237i to allow a 64-bed community-based residential facility (memory care) at Grace Hospice, 5395 East Cheryl Parkway. The project reduces hospice beds from 49 to 27, adds a dementia village (first in U.S.), adult daycare, grief support center, and employee apartments. Duane Hellwig (agent) presented. Diana Schmidt (city planner) explained the exception, noting the Aldermanic District 3 population (7,495) would exceed 1% capacity. The vote was unanimous.
  • Rezone RZ2621-25 (Orchard Point Lot 11): The commission rezoned property from PDD-GIP to PDD-SIP for a 180-unit multifamily development (80 senior income-restricted, 100 market rate, four stories, underground parking, solar on building one). Danny Affabol (agent) and Kevin Burrow (architect) attended via Zoom. The motion with 7 staff conditions passed with one commissioner opposed.
  • Certified Survey Map CS2622-25 (Orchard Point): Approved with 15 conditions, dividing Lot 11 into two parcels.
  • Architectural Design Review (Orchard Point Multifamily): Approved with 16 conditions. Commissioner requested sample boards for future ADRs.
  • Certified Survey Map CS2623-25 (No Oaks Ranch): Approved with 22 conditions, creating Lot 1 for a 160-unit multifamily development within the approved preliminary plat. Michelle Burres (agent) online. The CSM is contingent on upcoming smart code changes allowing lot widths greater than 300 feet.
  • Early Issuance of Permits (Gusto Apartments): Approved with 10 conditions for footings and foundation at 2747 South Seminole Highway, prior to completion of public infrastructure.
  • Ordinance 2025-0-18 (Smart Code Amendments): The commission approved amendments to the smart code zoning district ordinance (agenda listed as 2025-0-19 but corrected to 2025-0-18). Key change: increased maximum building height in T5 from 6 to 8 stories, with 9–12 stories requiring Architectural Design Review (ADR) rather than an administrative waiver. Other amendments include reduced street tree spacing, flexibility in lot sizes, setback adjustments, and elimination of unused street types. Motion carried.

Public Comments

  • David Haight (5855 Woods Edge Road): Spoke twice. First, on the Gusto Apartments early permit, he raised concerns about stormwater discharging into a sub-zero wetland, stating he will challenge the self-certification at the DNR. Second, on the smart code ordinance, he provided legal background on the comprehensive plan amendment process and argued that prior actions may have violated state law.
  • Charles Tracole (adjacent property owner): Asked about the nature and reason for the CBRF exception and contrasted it with his inability to obtain exceptions to subdivide his own property on Lacey Road. He expressed no objection to the Grace project.

Discussion Items

  • Grace CBRF Pre-Application: Commissioners asked about vacancy rates (current hospice beds not full), the dementia village concept (permanent residence vs. temporary hospice), and employee apartments. Staff confirmed the project aligns with demand for memory care.
  • Syncopation Pre-Application (County Highway M): Mark Fairchild and Chris Gosh presented a mixed-use development with 119 continuum-of-care senior units, 35 single-family lots, 40 townhomes, 312 multifamily units (two phases), and commercial space. Discussion covered workforce housing (10% at 60% AMI), TIF request, geotechnical challenges (old fill site), lot sizes, parkland dedication, trail connections, and building heights. Commissioner Shelley suggested including duplexes; the developer expressed openness. No vote was taken; feedback was provided.
  • Comprehensive Plan and Zoning Code Update RFP: Brad Sippo (planner) led a discussion on the RFP scope. Major topics: reevaluating growth models and Future Urban Development Areas (FUDAs), public engagement strategies (surveys, working groups, language accessibility), and the urban-rural interface. Commissioners debated using existing committees vs. creating new working groups. The RFP is expected early to mid-January 2026. The zoning code update aims to create a single hybrid form-based code, reducing reliance on PDDs. Commissioner expressed pride in Fitchburg being the first smart code community but acknowledged the administrative burden of two codes.

Key Outcomes

  • Resolution R243-25: Approved unanimously.
  • Rezone RZ2621-25: Approved (1 opposed).
  • Certified Survey Map CS2622-25: Approved unanimously.
  • ADR (Orchard Point): Approved unanimously.
  • Certified Survey Map CS2623-25: Approved unanimously.
  • Early Issuance of Permits (Gusto): Approved unanimously.
  • Ordinance 2025-0-18 (Smart Code Amendments): Approved with modification (height waiver process changed).
  • The commission accepted the resignation of Commissioner Sach Villiens, who is moving out of the city, with thanks.
  • The meeting adjourned with holiday wishes.

Meeting Transcript

Hi, I'm Jeremy Crosby. And I'm Nick Boucher. We're your hosts for the program that's all about your city, Talking Pittsburgh. Every weekday, we pulled together the news, events, and information you need to stay on top of what's happening in the city of Pittsburgh. Find Talking Fitzburg on Cable TV, Roku, Amazon Fire, Apple TV, and our live stream on the web. Plus, you can find all our headlines and stories on Facebook, YouTube, and our video on demand service. This is your city. Keep up with Talking Fitzburg and the issues affecting you and your neighbors. Visit Fitchburg WI.gov on your computer or mobile device and select the big notify me button on the left. Enter your email and or phone number, whichever is best for you to get notifications. Scroll down the list and select all the topics you're interested in to receive email or text messages about. You'll be notified every time one of your topics is updated. Sign up for Notify Me. One more way to keep up with your Fitchburg government. Thank you. Good evening, everyone, to the Plan Commission meeting for December 16th, 2025. This is our last meeting of the year for the Plan Commission. So the first thing is to call to the order. So we have quorum. And the second is approval of the minute. I move approval. Um I do have a correction. My name has an EY at the end. Okay. So otherwise I second. Approval. So all those in favor of approving the minute. Um make and also we need to make the correction in Shelley's last name. Say aye. Aye. Aye. Any opposed? The motion carries. Next we move to a number item number three is public appearances for non-agenda items. Do we have anyone in the chamber that wishes to speak for non-agenda item or online? Okay. For non-agenda items. Non-agenda items. Okay. Here known. We move to number four is agenda review. Any question, comment? None. No changes. No changes. Okay, so then we move to item number five.

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