Fitchburg, Wisconsin Plan Commission Meeting — August 18, 2026

The Fitchburg Plan Commission met at 6:30 p.m. on August 18, 2026, and adjourned at 9:30 p.m. During the meeting, the commission approved a farm-residence conditional use permit, a multifamily rezone, two architectural design reviews, a minor planned development district amendment, two resolutions, and discussed possible future data center zoning.

Call to Order and Minutes

• The meeting was called to order at 6:30 p.m.
• The commission approved the minutes of the July 21, 2026 Plan Commission meeting by voice vote.

Public Comments & Testimony

• No members of the public appeared during the non-agenda public appearances portion.
• For conditional use CU 266026, no one spoke during the public hearing; staff noted that the applicant was present for questions and that Mike Croft registered support in writing.
• Bill Jetzer spoke in support of the Tracy Way multifamily rezone. He said Fitchburg needs more affordable housing and expressed disappointment that the proposed density was not higher, citing nearby Bowman Plaza as a much denser example. He urged high density along the transit- and future-BRT-served corridor next to the Fitchburg Ridge shopping center and the Hostahochi community center.
• Ron Golly, representing the Swan Creek of Nine Springs Homeowners Association, and Randy Smith, its president, opposed the fence-allowance portion of the Inspiration at Swan Creek minor PDD amendment. They argued that Swan Creek covenants prohibit fences, that the developer had promised to mirror those covenants, and that allowing fences at Inspiration Point would undermine the open, no-fence character of Swan Creek.

Discussion Items

• CU 266026 — Second Farm Residence at 4957 Haight Farm Road: The applicant requested a conditional use permit under Section 22-483(1) for a second farm residence on AG-Transitional land. The residence would house the applicant's father by moving an existing home from the Lacey farm on Mutchler Road to west of the existing house and garage. Staff explained that Common Council Ordinance 2026-08, adopted in May 2026, created the conditional use for second farm residences in exclusive agriculture/AG zoning, and that AG-Transitional standards are the same as exclusive agriculture. Staff recommended approval with six conditions, and the commission approved it by voice vote.
• RZ 266126 — Tracy Way Multifamily Rezone: The applicant, represented by David Gevers of EJ Plesko Associates, requested a rezone from PDD-SIP to PDD-GIP to allow multifamily development on Tracy Way Drive Lot 1 / CSN 15059. The project proposes two four-story buildings with 140 units leased at 30–80 percent of Dane County median income, plus a fitness center, management office, club room, recreation space, and surface parking at 1.1 stalls per unit. Staff noted that the site received PDD-SIP approval in March 2022 for a market-rate plan with underground parking, and that the current proposal is oriented differently, removes ground-floor walkouts, uses only surface parking, and is lower-density than recent corridor approvals. Staff also noted the applicant's total investment estimate of $22.5 million but assessed value of about $9.2 million, and a related TID opportunity cost. The applicant said the first phase consists of 70 affordable units awarded WHEDA 9% tax credits, with the second 70-unit phase dependent on a future WHEDA application, and that the tax-credit program limits units per project. The applicant said underground parking is costly and had been financially unsuccessful at High Line. Density estimates varied: a public commenter cited about 26 units per acre, the developer said about 29–30, and a commissioner suggested about 27. The applicant said the SIP submitted the day before the meeting maintains the 1.1 parking ratio with roughly 156 spaces. Multiple commissioners raised concerns about surface-only parking, family accessibility, precedent, and uncertainty that phase two will be built. The commission approved the rezone with 11 conditions on a 4-3 roll call vote.
• ADR — City Hall Campus Renovation: The applicant requested architectural design review approval for exterior renovations at the city hall campus at 5520 Lacy Road. The project includes entry plaza landscaping, a new staff entrance and patio on the west side, removal of the former police entrance after police vacate in spring 2027, a consolidated public entrance at the second-floor south entrance, native perennial planting, a pergola, benches, an emergency egress door, and replacement windows and doors. Staff initially raised concerns about tree loss, seating, and light pole height; the applicant agreed to review the light pole height and to replace service berry trees. Staff recommended approval with six conditions, and the commission approved it by voice vote.
• ADR — Fitchburg Well Number 12: The applicant requested architectural design review approval for a municipal well and park facility at 2765 Wayfair Street, adjacent to Stoner Prairie Park. The 52-foot by 45-foot well house includes generator, pump, fluoride, and sodium rooms, plus year-round public restrooms and drinking fountains. Since the previous July 2025 approval, the open-air shelter was removed, the roof was redesigned, and door locations were adjusted. A generator will be exercised monthly and noise will not exceed 65 decibels at the property line. The proposed solar array was removed from the project, although conduits would allow a future array; the designing engineer estimated that a future array would provide only 2.4 percent of the facility's required power. Work was planned to begin the following month with completion in December 2027. Staff recommended approval with five conditions, and the commission approved it by voice vote.
• Minor PDD Amendment — Inspiration at Swan Creek SIP: The applicant requested amendments to the approved PDD-SIP to clarify architectural design for homes along Sassafras, allow window wells, and allow fences with approval of the architectural control committee. The development remains 57 units. Staff said the city reviews only zoning requirements, not private covenants or deed restrictions, and that fences are allowed under the city's current single-family zoning. After public objections, the commission approved the amendment as amended by striking the proposed fence-allowance item entirely.
• Resolution R-168-26 — Urban Service Area Amendment: Staff presented a resolution authorizing submission of an application to amend the urban service area so the Village of Oregon could provide sanitary service to the proposed Wisconsin Department of Corrections juvenile facility and the existing GROW Academy. The project area is southwest of US Highway 14 / north of County Highway M. Staff noted a 1984 urban service area covering 345 acres of DOC property, prior 2025 conditional use and CSM approvals, and a May 2026 water service agreement. One single-family house in a notch area was excluded for now, with future master planning possible. The commission approved the resolution by voice vote.
• Resolution R-160-26 — Farmland Preservation Map Update: Staff presented the updated farmland preservation map to match exclusive agriculture zoning after earlier agricultural zoning updates. Green parcels were added, including Bowman parcels, while orange parcels were removed, including residential/non-AG parcels from the Mark Jones lot, the Johanning CSM, and two Adams Road CSMs. Dark green parcels were characterized as long-term farmland preservation over 30 years, while lighter green parcels were in adopted neighborhood plans. The commission approved the resolution by voice vote.
• Data Center Zoning Discussion: Staff reported that there are currently no data center applications in Fitchburg, no non-disclosure agreements, and that staff has met with two to three interested entities. The discussion distinguished hyperscale AI training facilities, smaller AI inference facilities, and co-location facilities, with staff noting Fitchburg likely could only accommodate smaller facilities because of land and utility constraints. The existing data center off Nobel Drive was cited as an example; it was first permitted in 2007, has about 60,000 square feet and about five acres, runs at just under six megawatts, and has six generators owned by MGE. Existing zoning for that site includes a project-specific noise limit of 42.5 dBA at the Quarry Hill residential property line, while the city's general noise standard is 65 dBA at property lines. Staff noted that US Signal is interested in expanding, but that new diesel generators may not fit existing standards, so new standards may be needed. Potential zoning tools discussed included definitions, conditional use permits, buffers, performance standards, floor area ratio, and architectural design standards. Staff noted limits on regulating business operations, end users, or server counts through zoning. Commissioners discussed developer agreements, avoiding TIF for data centers, coordinating with neighboring communities, and whether a moratorium is needed. No formal action was taken, and no timeline for a draft ordinance was set.

Department Reports & Other Business

• Planning staff announced that applications for the Comprehensive Plan work group are open until August 31, 2026. A joint Plan Commission/work group kickoff is planned for October 20, 2026, with a community open house on October 21, 2026.
• Planning intern Miranda presented a fiscal analysis showing property taxes were the largest category of 2025 general revenue. Key findings included: multifamily performs best in taxes per square foot; commercial and industrial perform worst; lot coverage percentage has the strongest association with tax performance; newer single-family housing performs better than older single-family; and denser neighborhoods such as Crescent Crossing generate more revenue and house more residents with less infrastructure per dwelling unit than comparable lower-density neighborhoods.
• The TTC report noted approval of a resolution formalizing traffic impact analysis requirements, to go to Common Council the following week.

Key Outcomes

• CU 266026 approved with six conditions.
• RZ 266126 approved with 11 conditions by roll call vote of 4-3. Yeas: Jason Rice, Shelley Malowski, Gabriela Gerhardt, Julia Aradafrata. Nays: Carol Poole, Josh Nackert, Stephen Heller.
• ADR for City Hall campus renovation approved with six conditions.
• ADR for Fitchburg Well Number 12 approved with five conditions.
• Inspiration at Swan Creek minor PDD amendment approved as amended by striking the proposed fence-allowance item entirely.
• Resolution R-168-26 approved.
• Resolution R-160-26 approved.
• Data center discussion concluded with no formal action; staff will continue considering potential zoning standards, with no established timeline.