Fitchburg Plan Commission Meeting – June 16, 2026

The Fitchburg Plan Commission met on June 16, 2026, to consider several land use and zoning items, including comprehensive plan amendments, conditional use permits, rezones, architectural design reviews, and capital planning matters. The meeting included public hearings, staff presentations, commission discussions, and votes on multiple agenda items.

Consent Calendar

• Minutes Approval – The minutes from the May 19, 2026 Plan Commission meeting were approved unanimously by voice vote.

Public Comments & Testimony

• Item 5A – Comprehensive Plan Amendment (Ordinance 2026-010 / PCR-0226):
  • Wes Weigel registered opposition.
  • Numerous residents registered support, including Karen Lawrence, Dennis Moore, Peter Vering, Mary Hess, and others read aloud by staff.
  • Patrick Cheney (spoke in support) argued the medium-high density is appropriate infill, noting the city’s need for 1,000 housing units over three years, and that the amendment only changes the land use map, not the project’s details.
  • John Estephany (spoke in opposition) stated neighborhood residents oppose the change and urged building under existing zoning, noting previous denial in April.
  • Nan Yan (business owner, support) said more residents would help local businesses survive.
  • Sam Cook (property owner, support) explained the property has been for sale since 1995 with no interest in mixed-use development. He cited a letter from former subcommittee vice chair Steve Arnold supporting the change due to changed retail preferences.
  • David Hayden (opposition) argued the amendment lacks legal consistency analysis under Wisconsin’s Smart Growth law and conflicts with the McGaw Park Neighborhood Plan. He urged the commission to exercise its statutory duty.
• Item 5H – Rezone for UPS Store: No public testimony beyond the applicant.
• Item 5N – CSM for lot line adjustment: Both lot owners support the new alignment.
• Item 5P – Capital Improvement Plan (Resolution R-137-26): David Hayden opposed approval, stating the commission should not adopt the plan without deeper involvement in capital planning to satisfy its statutory master planning duty. He recommended tabling for a working session.
• Item 5Q – Comprehensive Plan/Zoning Code Update Contract (Resolution R-138-26): David Hayden opposed, arguing the contract perpetuates the commission’s abdication of its statutory role. He requested a legal opinion from the city attorney.

Discussion Items

• 5A – Comprehensive Plan Amendment (Mixed Use to Medium-High Density Residential):
  • City Planner Deanna Schmidt presented staff report. The site at Lacey Road and Faye Glen is 4.4 acres. Proposed change allows 9–15 dwelling units per acre. A revised site plan shows 44 townhomes in three buildings with underground parking (~2 spaces/unit) and 4 duplexes on the west for better transition to single-family homes. Density is ~12 units/acre. Staff found mixed-use no longer viable; city commercial nodes are identified elsewhere.
  • Commissioners appreciated the design changes (duplexes, green space) and noted the lack of developer interest in mixed-use for 30 years. Commissioner cited a new bus line nearby, supporting higher density. The vote was on the land use map amendment only.
• 5B – Conditional Use Permit for Four-Season Porch: Applicant Benjamin Mayor. Staff reported the porch encroaches 5 feet into the required 35-foot rear setback. Conditions include separate HVAC, >50% transparent glass, and exterior door. Approved.
• 5C – Rezone for Bowman Plaza (PDD SIP update): Developer Nate Ahoyut explained this is a resubmission to correct signage and setbacks. Building shifted 2 feet west. Staff recommended approval with conditions updating parking ratio (1.1/unit) and correcting feedback letter date. Commission discussed window signage limit (25% vs. 50%), and a condition was added to provide updated exhibit. Approved.
• 5D – Rezone for Syncopation Development (County MM): Staff reviewed a large mixed-use project including ~30 single-family/duplex lots, townhomes, live-work units, senior living (Trilogy continuum of care), and 12,000 sq ft commercial. Public street required for multi-use path connection. Phasing plan discussed. Council recently approved TID amendment for site preparation incentives. Approved with 12 conditions.
• 5F/G – Conditional Use Permit and ADR for Los Perez Supermarket: Applicant addressed parking, sound from compressors (est. 59 dB at property line, below 70 dB limit), and trash enclosure relocation. Staff noted bike parking added and landscaping. Commission discussed the Carriage Street vacation possibility and parking spillover. Approved.
• 5H – Rezone for UPS Store: Applicant Melissa Ross explained that mixed-use option (residential above) was not feasible despite good faith efforts. Building design increased corner wall height to 23’6” per staff. City selling remnant parcel for $1 as incentive. Approved with conditions.
• 5L – ADR for YMCA: New 312-stall parking, two pools, two basketball courts, childcare, and medical clinic tenant. Hours provided. Staff requested preserved tree species replanted; bike parking meets code but future expansion possible. B-cycle station discussion. Approved.
• 5N – CSM for Olive Tree Residences reapproval: No changes from 2025 approvals; 20 market-rate condominium units. Approved.
• 5O – Early Issuance of Permit for Jamestown Quarry: Public improvements (bike path, entrance, street trees) are complete; building permit requested before city acceptance. Approved.
• 5P – Capital Improvement Plan: Staff highlighted high-profile projects: City Hall remodel, road realignments, Irish Lane improvements, bike underpass. Council amendment period open through July 6. Commission approved as advisory.
• 5Q – Contract with Houseal Lavigne: 18-month comprehensive plan update followed by 18-month zoning/subdivision code rewrite. Project manager resides in Wisconsin; firm has state experience (e.g., Wauwatosa). Community engagement plan to come to commission first. Approved.
• Resolutions for Easements: Two underground electric easements for Madison Gas & Electric (Hugo Jamestown Park and Police Services Facility) approved.
• Elections: Steve Heller elected Vice Chair; Shelley elected representative to Agricultural and Rural Affairs Committee; Gabriela Gerhardt elected representative to Transportation and Transit Commission.

Key Outcomes

• Motion to Approve Ordinance 2026-010 (Comp Plan Amendment): Passed unanimously by voice vote (ayes only).
• Motion to Approve Plan Commission Resolution PCR-0226: Passed unanimously by voice vote.
• Motion to Approve Conditional Use CU-2647-26 (Rear Setback Reduction): Passed unanimously.
• Motion to Approve Rezone RZ-2649-26 (Bowman Plaza): Passed unanimously with 7 conditions, including changes to parking ratio and feedback letter date.
• Motion to Approve ADR for Bowman Plaza: Passed unanimously with 17 conditions.
• Motion to Approve Rezone RZ-2650-26 (Syncopation): Passed unanimously with 12 conditions.
• Motion to Approve Conditional Use CU-2651-26 (Los Perez Restaurant): Passed unanimously with 7 conditions.
• Motion to Approve ADR for Los Perez: Passed unanimously with 8 conditions.
• Motion to Approve Rezone RZ-2653-26 (UPS Store): Passed unanimously with 5 conditions.
• Motion to Approve Certified Survey Map CS-2652-26: Passed unanimously with 9 conditions.
• Motion to Approve ADR for UPS Store Building: Passed unanimously with 13 conditions.
• Motion to Approve Resolution R-117-26 (Sale of Remnant to Ross Family Rentals): Passed unanimously.
• Motion to Approve ADR for YMCA: Passed unanimously with 13 conditions.
• Motion to Approve ADR for Olive Tree Residences: Passed unanimously with 22 conditions.
• Motion to Approve CS-2646-26 (Lot Line Adjustment): Passed unanimously with 4 conditions.
• Motion to Approve Early Issuance of Permit for Jamestown Quarry: Passed unanimously with 17 conditions.
• Motion to Approve Resolution R-131-26 (Subdivision Improvement Agreement for Bowman Plaza): Passed unanimously.
• Motion to Approve Resolution R-135-26 (Underground Electric Easement – Hugo Jamestown Park): Passed unanimously.
• Motion to Approve Resolution R-137-26 (2027-2036 Capital Improvement Plan): Passed by voice vote (no opposition noted).
• Motion to Approve Resolution R-138-26 (Contract with Houseal Lavigne): Passed unanimously.
• Motion to Approve Resolution R-141-26 (Underground Electric Easement – Police Facility): Passed unanimously.
• Election of Vice Chair: Steve Heller elected.
• Election to Agricultural and Rural Affairs Committee: Shelley elected.
• Election to Transportation and Transit Commission: Gabriela Gerhardt elected.