Fitchburg Plan Commission Meeting – May 19, 2026

The Fitchburg Plan Commission met on May 19, 2026, and acted on a broad agenda including a TID No. 17 amendment, multiple certified survey maps and rezones, a CBRF exception, an amended final plat, architectural design reviews, early permit issuance, an agricultural zoning rewrite, and utility and subdivision agreements. Mayor Deanna Schmidt opened the meeting and then recused herself as chair at 6 p.m. to attend Common Council; Commissioner Steven Heller was designated chair for the balance of the meeting. Josh Nackard was excused, and Gabriella Gerhardt arrived later.

Consent Calendar

• Approved the minutes of the April 21, 2026 meeting by motion.
• Reviewed the agenda; no changes were made.
• No public appearances were made for non-agenda items.

Public Comments & Testimony

• David Hate/Hayden (5855 Woods Edge Road) commented on several items. On the TID amendment, he argued the commission could not properly find consistency with the comprehensive plan because the plan had not been updated and clear decision criteria had not been supplied. On the 2266 South Syene Road CSM/rezone, he said the approval was an evidence-based adjudication and the commission lacked the list of legal criteria and proof needed to vote yes. On the amended Green Tech final plat, he argued NR 103 applies because the site drains toward Swan Creek and the Waubesa Wetland State Natural Area, and that the DNR must make that compliance determination.
• Chris Armstrong (Avante Properties, 5803 Auburn Drive) spoke in support of the amended Green Tech final plat, explaining the redesigned stormwater approach and why the neighboring-property agreement condition should be removed.
• Justin Zamparty (Veerbecker, 525 Junction Road) appeared on the same plat to answer questions. Andrew, an online participant, was available on the CBRF item but offered no testimony.

Discussion Items

• TID No. 17 amendment – PCR-03-26 and R-108-26: Greg Johnson (of Ehlers/Ellers in the transcript) presented the proposed amendment adding four parcels to the existing 2023 TID and adding about $25.4 million in eligible project costs. He reported that the 12% valuation test would be about 6.29%, below the statutory cap; the amended district area would be about 230 gross acres with about 192 rehab acres (83%), above the required 50%; and original project costs were about $24.5 million, of which about $334,000 had been spent through 2025. The financial model relied only on existing increment of about $7,733,000, a projected $50 million multifamily development, and $17,229,000 in retail development, for about $30.1 million in projected tax increment over the 27-year district life and costs supportable by 2034. Staff recommended approval. A public request to add bicycle-share stations (estimated at $25,000 each) was discussed; commissioners observed that bike-share could be funded through the regular levy, and the approval was not amended.
• CSM and rezone at 2266 South Syene Road – CS-2642-26 and RZ-2643-26: Staff evaluated the request to create a new low-density residential lot under rural residential development criteria and rezone it from exclusive agriculture. The parcel is outside the Fitchburg Urban Service Area, has public water but no public sanitary sewer, and the creation would use one available claim from the parent farm tract. A portion of the proposed lot had been tilled, so approval included a waiver of the no-tilled-land criterion. Staff recommended approval with conditions.
• CSM and rezone at 2105 Kane Road – CS-2644-26 and RZ-2645-26: Staff described a 130-acre agricultural lot being split into two lots; one lot would be sold to neighbors, and the other would remain with the owner for a caretaker's residence and stables. The rezone would move about 30 acres from exclusive agriculture to small-lot agriculture. Staff found the statutory conditions met and recommended approval with conditions.
• CBRF exception – R-109-26: Staff explained that the proposed 52-bed community-based residential facility would exceed the 1% district population cap (75 CBRF units) and is within 2,500 feet of another CBRF, requiring the exception. Approval would allow total CBRF units in the district to reach 201. Staff noted UW Extension projections that the 65-and-older population will be about 19% of the state population and recommended approval.
• Amended final plat, Green Tech Land Company – R-111-26: The plat had been approved two months earlier; this revision changed stormwater management by removing the need for the No Oaks Ranch stormwater agreement and expanding stormwater facilities on Outlot 49. Staff said Public Works found the redesigned approach adequate, and a developer representative said road construction was planned for 2026 and a building start in 2027. Staff recommended reapproval with revised conditions.
• Rural residential siting, Shulman property: Staff reviewed an ADR for a barn and future house on an existing rural-residential parcel northwest of South Fish Hatchery Road and Wayland Road. No new lot was being created, and Ag & Rural had already approved. Staff recommended approval with conditions.
• ADR, Zimbrick Genesis dealership – 1601 West Beltline Highway: Staff reviewed the proposed standalone Genesis dealership with showroom, service drive, customer lounge, and service department. The applicant said Genesis requires EIFS, and staff noted the first eight feet would be impact-resistant EIFS. Staff recommended approval with 11 conditions, including native plantings, sign-code compliance, relocation of the existing Buick GMC sign, and dark-sky lighting compliance.
• ADR, Sun Valley Apartments clubhouse – 3620 Breckenridge Court: The applicant proposed a new clubhouse replacing the existing leasing office and fitness center, which would be converted to apartment units. The site abuts Nevins State Fish Hatchery and contains wetland/environmental corridor constraints. Construction was planned for June through December 2026. Staff recommended approval with seven conditions.
• Early issuance of permits, Bowman Plaza – 2932 Fish Hatchery Road: Staff summarized the previously approved seven-story, 278-unit mixed-use building with about 11,700 square feet of commercial space. Early issuance would allow foundation work before final public infrastructure, including a new turn lane and right-of-way work, is complete; occupancy and final approval would be prohibited until that infrastructure is completed. Staff recommended approval with 14 conditions.
• Agricultural zoning rewrite – Ordinance 2026-0-08: Staff proposed repealing and recreating the AX exclusive agriculture district sections to allow the city to seek state certification for farmland preservation tax credits. The amendments clarified that up to two farm-residence units per base farm tract are allowed, that a second farm residence must be owned in common with the primary farm residence and cannot be split off, and removed the conflicting 'only residential structure on the farm' language from the farm residence definition. Ag & Rural had approved the clarifications.
• MGE level 3 charging agreement – R-110-26: Staff reviewed the proposed agreement with Madison Gas and Electric to add two level 3 chargers with four ports at Civic Campus, owned and operated by MGE for five years before possible transfer to the city, plus an electric distribution facilities easement. Final charger locations were still being selected. Staff recommended approval.
• Jamestown Quarry subdivision improvement agreement – R-115-26: Staff requested approval of the phasing of subdivision improvements for Outlot 3 so that the multifamily portion of the project can proceed before infrastructure for the commercial portion is complete. The item was related to the TID amendment. Staff recommended approval.

Reports

• City planner staff reported that a new planning intern started on the Monday before the meeting, that the contract for the comprehensive plan and zoning ordinance amendment is expected to come before Plan Commission in June, and that an update of the subdivision ordinance may be included in the scope. Community engagement for the comprehensive plan was expected to begin in summer 2026. Ag & Rural met earlier that day, and transportation/transit was skipped because Commissioner Gerhardt was at other meetings.

Key Outcomes

• Approved PCR-03-26 and R-108-26 for the TID No. 17 amendment; both carried with no reported opposition.
• Approved CS-2642-26 and RZ-2643-26 for 2266 South Syene Road with conditions; both carried.
• Approved CS-2644-26 and RZ-2645-26 for 2105 Kane Road with conditions; both carried.
• Approved R-109-26 granting the CBRF exception; carried.
• Approved R-111-26 reapproving the amended Green Tech final plat with revised stormwater conditions; carried.
• Approved the rural residential siting/ADR for the Shulman property with conditions; carried.
• Approved the Zimbrick Genesis ADR with 11 conditions; carried.
• Approved the Sun Valley Apartments clubhouse ADR with seven conditions; carried.
• Approved early issuance of permits for Bowman Plaza with 14 conditions; carried.
• Approved Ordinance 2026-0-08 as recommended by Ag & Rural; carried.
• Approved R-110-26 authorizing the MGE level 3 charging agreement and easement; carried.
• Approved R-115-26 approving the Jamestown Quarry subdivision improvement agreement; carried.
• The meeting adjourned by unanimous motion.