Greenfield Neighborhood Plan

Greenfield Future Urban Development Area map, 975 acres

Developed during the middle part of the 20th Century, Greenfield is one of the Town of Fitchburg’s first developments and is integral to the fabric of Fitchburg’s identity. Originally a development that nestled a community-based suburban development in the middle of rural Fitchburg, the neighborhood has become on the perimeter of urbanized Fitchburg over the last few decades. And as growth has taken place, the community has both adapted to that change while celebrating its character on the rural fringe, a spirit common to greater Fitchburg and one worth building on.

Starting in 2003 and leading up to a 2009 update to Fitchburg's Comprehensive Plan, the City of Fitchburg went through an intensive planning process where Fitchburg's residents, plan commission, and elected officials determined the Future Urban Development Areas (FUDAs) that would accommodate Fitchburg's growth for the next 50 years. South Stoner Prairie and Greenfield were each designated as one of these FUDAs. The City is undergoing a neighborhood planning process to develop a vision and plan for these two neighborhoods in more detail, which will determine which areas are suitable for future development. This planning process will include establishing a plan for future growth and redevelopment, planning for a transportation system to support the community, identifying areas of conservation for protection, creating spaces for recreation and public benefit, defining and protecting neighborhood character, exploring areas for expansion of urban services and utilities, and more.

With growth comes change, and also opportunity. Development in the area will provide the community with improved resources to help Greenfield thrive, as well as protect the heritage of the community. How would you like to see the Greenfield neighborhood accommodate Fitchburg's future development? We encourage all residents and interested community members to participate in the planning process to prepare for a thriving Greenfield for the benefit of current residents and future residents alike.

Get Involved (Archived)

Draft Greenfield Neighborhood Plan Available for Review and Comments

Public Hearing and Adoption Final Draft (past)

June 17th Plan Commission Public Hearing Draft (past)

May 29th Steering Committee Meeting Draft (past)

Email comments and questions: fitchburg.neighborhood.plans@fitchburgwi.gov

Community Survey - closed

We would like to hear your thoughts about two land use plan options, as well as housing types, that are appropriate for the Greenfield Neighborhood. The concepts presented in this survey are plausible, general development patterns using the preferred land uses determined for the study area. Local road networks, for example, can be different in any future proposal, but proposed major connections shall be provided. We will use the preferred land use plan to determine how future growth in the neighborhood would impact roads/traffic, utilities, and stormwater management, etc.

Survey results

Sign Up for Updates

To sign up for updates on the planning process go to the Notify Me page here and sign up for the "Greenfield Neighborhood Plan" list.

Contact Us

Email comments and questions: fitchburg.neighborhood.plans@fitchburgwi.gov

Community Mapping (closed)

The community mapping closed on January 22nd, 2024. Follow this link to view comments made on the map. The community mapping provided an opportunity to submit comments about the neighborhood on an interactive map.

Meeting Schedule and Materials

2023

2024

2025

Project Materials

Neighborhood Plan FAQ

What is the purpose of this neighborhood plan? Why are we going through this process?

The neighborhood planning process is an integral part of development in the City of Fitchburg, and a necessary prior to any expansion of the Urban Service Area (USA) in the City. A neighborhood plan is the first step in identifying developable areas and creating a sustainable growth plan that suits the long-term vision of both the neighborhood itself and the rest of the community. The neighborhood plan will provide clarity and consistency regarding future change to residents, property owners, public officials, and future developers. The collective planning process helps to remove some of the uncertainty about the future.

What is an Urban Service Area? The area where I live doesn’t feel urban at all.

The Urban Service Area (USA) is a boundary set by the Capital Area Regional Planning Commission (CARPC), a regional planning authority that plans for growth in Dane County. Any development in Fitchburg, except for very restrictive rural development, must be located within an Urban Service Area. Homes and businesses within the urban service area are served by City water and sewer utilities. A neighborhood plan is required in Fitchburg to apply to expand that boundary.

What is the timeline for completing the plan?

We are expecting a draft plan to be considered for adoption by the City Council in the mid-2025.

Why does this have to develop? What if we don’t want development?

The city made the commitment to protect our valuable farmlands and open spaces a generation ago by identifying the future urban development areas. The Greenfield future urban development area demonstrates that commitment. Directing development near to existing suburban development such as Greenfield protects Fitchburg’s high-quality farmland.

The development process is ultimately driven by the demand for new housing and businesses in the region, landowners wanting to sell, and developers willing to invest. Fitchburg creates plans to ensure that when those drivers align, we can ensure that development meets the needs of residents and neighbors. A city without a plan has limited power to shape how and where development happens. Planning for new development is in the interests of neighbors and citizens of Fitchburg. 

Why are we developing rural areas? Why not just developing the land that’s already in that Urban Service Area, or redevelop some of the older properties closer to Madison?

A healthy community sees a complementary amount new development as it does infill (developing an area in between already developed areas of land), remodels/renovations, adaptive reuses, preservation, and other forms of community development. While many areas of Fitchburg are redeveloping, and many more are working on infill projects, City policymakers understand that drivers for new development continue, and it is in Fitchburg’s interest to plan for development within the City's adopted long-term urban growth boundary.

Why is the area where I live being proposed for development? It doesn’t seem wanted here. Why not develop an area where people want it?

Development almost always means change, and change can be intimidating. Change comes with many unknowns. However, the city has gone through careful processes over the last 20 years - which have been public - to identify the future areas and corridors in which Fitchburg will grow. In many instances, substantial investments have been made in utilities to grow in the trajectory identified for future growth. Additionally, part of Fitchburg’s strategy for the preservation of farmland is to concentrate new development near areas that have existing development and are identified within Fitchburg's adopted long-term urban growth boundary.

If development must come towards my neighborhood, is there any chance it can skip the area and just take those services to the next neighborhood?

Incontiguous – leapfrog –  development increases the costs of installing water and sewer utilities, roads, sidewalks and providing ongoing services, such as snow removal and police and fire protection. This also means higher costs for the maintenance and replacement of this infrastructure, which are borne by all of the taxpayers of the community.

Will this plan change how I can use my property?

No, what this plan does is provide the requirements for future zoning and land use changes. The property can continue with the current zoning and land uses for as long as the property owner desires.

Will this plan change my zoning?

No. Zoning changes are a separate process. This plan changes the future land use map. Future zoning changes must be consistent with the future land use map. Zoning changes are usually initiated by the property owner. When property owners apply for zoning changes, this plan will be used to determine whether the rezoning request is consistent with the plan.

Will this plan force development to occur in the neighborhood?

No, the plan will put the limits on what types of development will be allowed, but it will not force anyone to develop their property. The plan will ensure that new development follows the adopted plan when landowners wish to develop.

What will happen when this plan is adopted?

There won’t be any changes, initially. This plan sets up the parameters for the City to review future applications for zoning changes and development.

What is the timeline for the changes identified in the plan?

The timeline for changes depends on many factors, including the plans of individual property owners, regional demand for new housing and businesses, the availability of utilities, and the willingness to invest by a developer.

So then I can expect that this development will be a long time from now? I don’t have to worry about my neighbor’s property developing? 

Once the plan is adopted, it could develop, but it doesn’t have to. It may develop quickly after the plan is adopted if it’s close to utilities, complies with zoning, meets development standards, and the property owner has a desire to develop. However, that’s a lot of contingencies, and likely will not affect many, if any, properties immediately. Expect development to occur gradually over the next 10-30 years.

Are solar farms considered agricultural?

Yes, solar farms are allowed in agricultural zoning districts.

How will stormwater be addressed? Won’t new development make existing issues worse?

Stormwater analyses and preliminary engineering are included in the planning process to determine the approximate size and location of new stormwater management infrastructure to manage any stormwater from the new development. New development is required to manage runoff to maintain pre-development conditions, which means new development cannot make stormwater runoff worse than before a property was developed. The stormwater analyses may identify ways that new development could capture and treat existing agricultural runoff that passes through the neighborhood to a greater extent than what is currently captured. In some cases, it may be possible for new roads and stormwater infrastructure to capture or slow the water coming from around the existing neighborhood before it flows through it.

It is important to recognize that the current Greenfield neighborhood was developed without any basic stormwater management systems. Today, developers are required to control stormwater and ensure that downstream natural water systems are protected. In comparison to the current situation, new development may improve downstream impact to Greenfield.

Are sidewalks, curb and gutter, and City sewer being put through the neighborhood?

Not necessarily. It is likely that some areas of the neighborhood will eventually have sewer service installed. Current practice is to install sewer in response to a petition from 50% or more of the property owners in an area or if needed for development. Curb and gutter and sidewalks are typically installed when a street is rebuilt or improved, with Tax Increment District (TID) improvements, or due to safety or stormwater issues. The traffic and stormwater analyses may result in recommendations if curb, gutter, and sidewalks are needed.

Will we be required to connect to City sewer?

At this point we do not know where and when City sewer will need to be installed, and this will be analyzed in the infrastructure and engineering phase of the planning process. Dane County and the Madison Metropolitan Sewer District require connection to City sewer and abandonment of the private onsite wastewater treatment system when it is available to the property.

Is there any financial assistance for connecting to City sewer?

Not currently. The City is exploring potential options for defraying the cost of connecting to City sewer.

Can this plan be changed after it is adopted?

There is a process for amending the plan after it is adopted into the City of Fitchburg Comprehensive Plan. These processes are described in the Comprehensive Plan as major and minor comprehensive plan amendments. Changes to the future land use map would be considered a minor amendment. Minor amendments have two public hearings, one at plan commission and one at common council. Each public hearing has a 30-day review period and notices are sent directly to properties within 500 feet of the proposed amendments.

How will the infrastructure that makes this plan possible be paid for?

Developers pay for and install most of the infrastructure when the land is developed. The costs of this infrastructure are then passed to future residents through home prices and apartment rents. Some of the public infrastructure that serves numerous properties, such as sanitary sewer interceptors, are installed and paid for by the City, and the costs are recouped through user fees, special assessments, and development charges.

How are the environmental impacts analyzed?

This plan will evaluate stormwater impacts of the proposed development. In the future when development is proposed the developer will be required to perform numerous environmental analyses, including soil conditions including subsurface soil, rock, and water conditions, elevations and contours, current ground cover, wooded areas, desirable trees, water elevations of lakes and streams, stormwater management and drainage, wetlands, marshes, floodplains and flood storage areas, rock outcrops, and environmental corridor areas. More information about these requirements are in the City of Fitchburg Code of Ordinances, Chapter 24, sections 24-4 and 24-7.

Why is the City planning for Greenfield when there is undeveloped land just north of the neighborhood?

The City is doing this neighborhood plan to prepare for the future. The City has an adopted plan for the Nine Springs/Uptown area and the McGaw Neighborhood. The City does not control when development occurs and all of that land is privately owned. It is up to the landowners and developers to develop those properties. The time between completion of a neighborhood plan and development occurring could be 10+ years. The City is committed to planning ahead, and the Nine Springs/Uptown area demonstrates a potential timeline for development to occur.