Housing Opportunities Commission Agenda Packet 10/14/2026 (PDF)

Housing Opportunities Commission Agenda October 14, 2026 PLEASE TAKE NOTICE that there will be a meeting of the City Housing Opportunities Commission on October 14, 2026 at 5:15 p.m. in the Council Chambers of City Hall, 203 S. Farwell Street, Eau Claire, Wisconsin on the below agenda items. 1. Call to Order 2. Roll Call 3. Approval of meeting minutes of September 9, 2026 (Action Required) 4. Open Public Comment Period The HOC desires to hear the viewpoints of residents of the City of Eau Claire on ideas or concerns with a housing focus. The Public Comment Period will be for up to 20 minutes (eligible to be extended by 2/3 vote of the HOC members present). Each speaker shall be permitted no more than 3 minutes to speak and shall speak only once per session. Below items are Public Discussion and do not have public comment periods. All public comment should occur during this allotted time. 5. Public Hearings 6. Business Agenda items A. HOC Ordinance Update (Action Required) (10 min) B. Flexible Housing Fund Update (30 min) C. First Time Home Buyers Event Update (15 min) D. Zoning Code Review (45 min) 7. Staff updates (10 min) 8. Discussion and Direction A. Future Agenda Items B. Announcements a. Next meeting: November 11, 2026 9. Adjournment _________________________________ Christina Thrun, Chairperson c: News Media Housing Opportunities Commission Minutes September 9, 2026 1. Call to Order at 5:45 pm 2. Roll Call A. Commissioners present: Stokes, Thrun, Peterson, Scwartz, Hanson, Schoen B. Commissioners absent: Lash, Buechner, Theisen C. Staff present: White, Oleson-Bue 3. Approval of meeting minutes of August 12, 2026 - Motion to approve made by Commissioner ?, seconded by ? passed unanimously. 4. Open Public Comment Period – no one came forward with comment 5. Public Hearings - none 6. Business Agenda items A. Flexible Housing Fund (45 min) i. Did not discuss. B. First Time Home Buyers Event Planning (10 min) Informal discussion prior to quorum establishment, members informally discussed event details such as location/time, target audience options for promotions (including potential digital content), donation from Realtor’s Association, and other details. No action taken since quorum was not established at this point. C. HOC Ordinance—Members discussed the ordinance language, asked if there could be adjustments made to the Ordinance to better meet commission goals and fill vacant seats i. Elimination of the residency requirement to broaden the applicant pool ii. Elimination or modification of the annual conference meeting requirement iii. Eliminate or better define the student with lived experience requirement D. Staff updates (10 min) i. Housing Projects Update - Updated HOC on the excess land process, interest from LIHTC developers, and other housing projects proposed or underway ii. Discussion on RFP - Commissioner Stokes expressed concerns with the workforce housing language listed in the RFP release. iii. Other Updates 7. Discussion and Direction A. Future Agenda Items – Zoning code review in October B. Announcements a. Next meeting: October 14, 2026 8. Adjournment 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO Tree Preservation and Canopy Enhancement A. Purpose. It is the purpose of these regulations to: 1. Ensure that the benefits and services of trees are provided and enhanced for the benefit of the citizens of the City of Eau Claire, 2. Enhance the City’s property values and aesthetic quality, 3. Reduce stormwater runoff and soil erosion, 4. Buffer the impacts of noise, heat, and pollution, 5. Reduce energy costs through shade in summer and windbreaks in winter, 6. Prevent unnecessary damage and erosion from improper forestry and clearing practices, including improper clear-cutting, grubbing, or thinning of forests, woodlots, and woodland areas, and 7. Recognize the need to remove some trees for beneficial development, public safety, enhancement of views, and other beneficial purpose. B. Applicability; Exemptions. These tree preservation standards shall apply to all land development and vegetation clearing in the City, with the following exemptions: 1. On existing lots of record established before the Effective Date of this Ordinance, removal of trees located outside the public right-of-way in exclusive residential use with two or fewer dwelling units, and which lots are not contained within Eau Claire’s Waterways Plan or noted with the Comprehensive Plan shall be exempt. 2. For projects that contain at least 25 percent affordable housing units at or below 60 percent CMI rent and are deed-restricted for a minimum of 30 years. 3. Removal of trees, other than high-value trees, within an approved Development Envelope established pursuant to a Site Plan or PD approval. 4. Routine thinning and pruning of woodlands, which shall not include the removal of high - value trees, and which affects less than 20 percent of total tree canopy on any property or site. In the event routine thinning and pruning is conducted within one year prior to the date of an application to the City for land development, the canopy condition of the property at the time of thinning, as determined from the most recent aerial photography of the site, shall be used as the baseline for determining required tree replacement during land development. 5. Implementation of an approved Forest Management Plan. Properties subject to a forest management plan approved by the City Forester pursuant to Subsection C below shall be exempt from these standards. Page 193 of 425 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO 6. Removal of visual or physical obstructions. The pruning or removal of trees obstructing traffic movement or views necessary for public safety, and trees interfering with utilities or building foundations. 7. Tree cutting or removal to perform emergency rescue, or to remove hazards after a storm or other natural disaster. 8. Pruning or removal of trees deemed hazardous by the City Forester. C. Approval Required. Actions not exempted under Subsection B above shall require one of the following types of approval: 1. Simplified Approval (Tree Removal Permit). Applications for Simplified Approval or a Tree Removal Permit pursuant to Chapter 12, on a form specified by the City, shall be made for the following: a. Applications for routine thinning, pruning, or clearing shall be consistent with the provisions of the Comprehensive Plan or the Waterways Plan dated July 10, 2012. b. Removal of ten or fewer high-value trees with a diameter 12 inches DBH or greater from a single property. No more than one such application may be submitted for the same area of land, regardless of subdivision or land combination, within a three -year period. c. Forest management plan approval. The City Forester may approve, as a Simplified Approval, a forest management plan prepared by a Cooperating Forester registered in good standing with the State of Wisconsin, for thinning, clearing, or cutting of trees on a property, including forested and woodland areas. Upon approval, the forest management plan shall supersede provisions of Chapter 6. 2. Tree Preservation in Conjunction with Other Approvals. All other activities subject to this Section 17.07.04, including all land development and the routine thinning and pruning of woodlots affecting more than 20 percent of existing canopy cover, shall require Site Plan approval. Tree preservation (removal) may be approved in conjunction with the landscape plan submitted with any Site Plan or PD application. D. Characterization of Type of Tree Cover for Activities Requiring Site Plan or PD Approval. Based on information in the Site Plan or PD application, the Zoning Administrator or City Forester shall categorize the areas of the site subject to the application as consisting of one or more of the following cover types, and subject to the following standards: 1. Sites with Forest Cover or Extensive Woodland Cover. a. Activities on a site with an existing forest, or with extensive woodland cover, shall require establishment of a development envelope or envelopes within which the construction of buildings, other structures, and site improvements will occur to minimize loss of canopy and land disturbance outside the development envelope. Page 194 of 425 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO b. Such areas shall consist of those with any combination of forests or woodland areas with a minimum area of 2,500 square feet, or more than 80 percent tree canopy cover on a site or contiguous portion of a site at the time of application, whichever is less. c. Any application for development within a forested area shall require establishment of a development envelope as set forth under Subsection F below. d. Sites with forest or extensive woodland cover dominated by groups of pine trees that have been deliberately planted for commercial purposes, and which are not naturally occurring pine forests, shall require establishment of development envelopes; however, no individual plantation pine tree, regardless of species, shall require identification, construction-phase protection, or mitigation for removal pursuant to this Chapter. 2. Sites with Moderate Woodland Cover. On sites with woodlands or woodlots creating tree canopy cover of approximately 20 percent to 80 percent over a site or contiguous portion of a site, protection of high-value trees, mitigation, and conformance with the City’s landscaping standards in Chapter 6 are required. 3. Sites with Minimal Tree Canopy Cover. On existing developed sites, and undeveloped sites with tree canopy cover (excluding forests) over less than 20 percent of any site or contiguous area, protection of high-value trees and planting of new trees in keeping with the City’s landscaping standards in Chapter 6 are required. Figure 7 Characterization of Type of Tree Cover Page 195 of 425 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO Figure 8 Characterization of Forest and Woodland Sites Figure 9 Woodland Boundary E. Information Required. A Site Plan or PD application submitted for a site that is subject to the provisions of this Section 17.07.04 shall identify clearly the following: 1. Existing Conditions. a. Perimeters, total area, and general condition of forests, woodlands, and woodlots. b. Horizontal dimensions, approximate height, and location of all existing structures, decks or patios, driveways, and other impervious areas. c. The location of all underground and above-ground utilities. Page 196 of 425 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO d. The location, size, perimeter area, and forest or woodland type of woodland and forested cover on the site, noting any areas of pine plantation. e. The location(s), species, DBH, and critical root zones of all high-value trees within any area where clearing, thinning, or development will occur; for applications for land development on the subject property, this information shall be shown for the entire property as well as for adjacent rights-of-way and on all properties within 15 feet of the parcel boundaries. 2. Proposed Conditions. a. For Forested or Substantial Woodland sites as defined in Subsection D(1) above: i. The estimated amount and distribution of pre-construction canopy cover on the site, including the perimeter and surface area of areas remaining to be undisturbed, and the extent of cover proposed to remain. ii. The location and dimensions of development envelopes within which land disturbance, tree and vegetation removal, modification or construction of impervious surfaces and structures, or establishment of outdoor storage and other similar activities will occur. iii. All areas of clearing, cutting, and any other construction disturbance outside proposed development envelopes, which areas are planned to be replanted or re- vegetated after construction. iv. The number, species, and total DBH of high-value trees proposed to be removed. b. For All Sites. A plan or plans indicating construction or disturbance phase and final conditions, which may be integrated with a landscape plan under Section 17. 06.05, including: i. All areas of proposed construction disturbance and clearing, ii. The location and dimensions of all proposed new structures and impervious areas, including but not limited to roads, buildings, accessory structures, decks, driveways, and other improved surface areas, iii. The location of proposed underground and above-ground utility services, iv. Identification of all areas of proposed land disturbance and tree cutting, and the number, species, and total DBH of any high-value tree species with a DBH 12 inches or greater to be removed, v. The proposed Landscape Plan under Section 17.06.05 or other re-planting plan, indicating species and caliper of all trees, and indicating all existing trees and vegetation to be preserved, vi. The location and type of protective fencing to be utilized during construction, Page 197 of 425 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO vii. The location of critical root zone areas of high-value trees, and the types and locations of protection to be provided to minimize damage to tree roots in such areas, such as wood chips and exterior plywood, viii. A description of other required tree preservation procedures for high -value trees, such as root pruning or crown pruning, and ix. If a grading or stormwater management plan is required by another provision of the City Code, the site plan shall also depict the existing and proposed grading of the development area, showing elevations with contour lines at one-foot intervals. F. Tree Preservation and Mitigation Standards. Applications shall include a plan to mitigate for the clearing of forested and extensive woodland areas and the removal of high -value trees, where permitted, pursuant to the standards in this Subsection. 1. Removal of High-Value Trees. a. Removal of high-value tree species of 12 inches or greater DBH generally is prohibited unless one or more of the following conditions applies: i. The City Forester or a certified arborist determines that the tree is dead, dying, diseased or a threat to public health or safety, ii. The City Engineer or designee determines that the tree interferes with the provision of public services or is a hazard to traffic, or iii. The City Forester and Zoning Administrator determine that unique conditions on the site: a) Preclude retention of the tree in a safe and healthy condition after construction without substantially interfering with the feasibility of the development or redevelopment proposed; and one of the following: (i) The plan includes an option for replanting two trees of the same species per one high-value tree removed, in a location on the site with sufficient soil volume, adequate water supply, and sufficient physical conditions to support re-growth of the tree to maturity, including but not limited to sufficient surface area and soil volume per tree as set forth in Section 17.06.02 and Table 17.06.02(B), or (ii) The City and Applicant agree to a plan for off-site mitigation on a private or public property in a manner likely to facilitate greater canopy growth and tree health at maturity than can be achieved through on-site mitigation. iv. Replacement of High-Value Trees 12 inches DBH or greater. For high-value trees 12 inches DBH or greater removed, trees of a minimum one-inch caliper of the same species, or an alternative species approved by the City Forester, shall be planted with a minimum total caliper of new tree planting equivalent to 30 percent of the total Page 198 of 425 17.07 Natural Resource Protection Tree Preservation and Canopy Enhancement 10/01/2025 – Adopted LDO caliper of high-value trees removed. Planting shall occur on the site in locations meeting the planting and soil standards of Section 17.06, Table 17.06.02(B) b. Transplanting Permitted. With approval of the City Forester, high-value trees may be transplanted in a suitable location on- or off-site. Verification of the health of the tree shall be required one year after the transplanting date, which shall be provided by the applicant on a form provided with the City. In the event the transplant has failed, the tree shall be mitigated on- or off-site pursuant to Subsection F(1)(a) or (b) above. 2. Mitigation Required. a. The required mitigation shall be intended to replace and supplement tree canopy lost through development, and shall vary by the type of cover affected, as set forth in this Subsection. b. Over-planted trees, as identified on a list maintained by the City Forester, shall not be planted for mitigation and replacement. c. Planting of Mitigation Trees. i. Trees to be planted to meet the standards for mitigation in this Section, including replacement of high-value trees to be mitigated, generally shall be planted in areas outside the established development envelopes pursuant to the Site Plan or PD approval, except where specifically approved in conjunction with a required landscaping plan under Section 17.06.05. ii. All trees planted as mitigation or planted pursuant to the landscape requirements of Section 17.06.05, shall be in locations meeting the surface area and planting depth standards in Section 17.06, Table 17.06.02(B). G. Additional Standards for All Applications. 1. Where 10 or more trees (other than high-value trees) are replaced on any site, not more than 30 percent shall be the same species without approval from the City Forester. 2. Any tree planted as mitigation for removal of a high-value tree species shall be considered a high-value tree for purposes of future building permit, land development permits, site plan review or tree preservation under this Section. 3. Any areas of replacement or mitigation trees planted pursuant to this Chapter where the projected contiguous area of canopy at maturity is 2,500 SF or greater shall be protected from further development through establishment of a conservation easement, shared access easement, deed restriction, or dedication in a form suitable to the City Attorney. No area so protected shall be located on an individual residential lot. The Plan Commission may at its discretion credit any such protected area towards requirements for Social Gathering Space under Section 17.04.04(B)(2), or requirements for parkland under Section 17.04.05(B)(2)(a). Page 199 of 425 17.07 Natural Resource Protection Shoreland Wetland District 10/01/2025 – Adopted LDO 4. If any part of the property is permanently protected from development by a conservation easement or by transfer to a city park or natural area, or by transfer to a private conservation organization, the combined estimated canopy area in square feet on the property so conserved shall be counted towards the required mitigation. 5. A minimum of 75 percent of trees planted on any site shall be species designated as native species suitable for the City’s climate on the list maintained by the City Forester. H. Off-Site Mitigation of Required Trees. Where the City Forester determines that replanting of the total canopy area to be mitigated, or the high-value trees approved to be removed cannot be accommodated on site pursuant to this Section in a manner that supports healthy tree growth and ecological conditions, an off-site mitigation plan, or a fee-in-lieu in accordance with a schedule adopted by the City Council, may be approved by the Zoning Administrator under the provisions of Section 17.06.04, Waiver of Landscape Standards. Any such agreement shall be approved by the City Forester and incorporated into the permits for land development. Any applicable fees shall be paid prior to commencement of land development on the site. Shoreland Wetland District A. General Provisions. 1. Purpose. It is the purpose of this Section to prevent the uncontrolled use of shoreland- wetlands and pollution of the navigable waters of the City in order to protect the public health, safety, convenience, and general welfare and impair the tax base. The shorelan d- wetland overlay zone is intended specifically to: a. Promote the public health, safety, convenience, and general welfare, b. Maintain the storm and flood water storage capacity of wetlands, c. Prevent and control water pollution by preserving wetlands which filter or store sediments, nutrients, heavy metals, or organic compounds that would otherwise drain into navigable waters, d. Protect fish, their spawning grounds, other aquatic life, and wildlife by preserving wetlands and other aquatic habitat, e. Prohibit certain uses detrimental to the shoreland-wetland area, and f. Preserve shore cover and natural beauty by restricting the removal of natural shoreland cover and controlling shoreland-wetland excavation, filling, and other earth-moving activities. 2. Authority. This ordinance is adopted pursuant to the authorization in Wis. enact shoreland- wetland ordinances subject to WDNR approval and in strict conformity with Wis. Admin. Code Ch. NR 117. Page 200 of 425 Housing Opportunities Commission Bylaws Amendments REMOTE ATTENDANCE – STANDING RULES Remote attendance at City of Eau Claire Housing Opportunities Commission meetings is permitted through full compliance with Wisconsin Open Meetings Law, City of Eau Claire Ordinance 2.04.055, and by the adoption and application of these rules. The Housing Opportunities Commission recognizes that Wisconsin Open Meetings Law requires the public have the fullest and most complete information regarding the affairs of government as is compatible with the conduct of governmental business.1 As such, Housing Opportunities Commission will strive to provide as much advance notice of meetings with virtual attendance as is reasonably possible and all proceedings shall be open and accessible to the public. Pursuant to City of Eau Claire Ordinance 2.04.055, and acknowledging the necessity of full compliance with that ordinance, the Housing Opportunities Commission establishes the following standing rules governing remote attendance: 1. Understanding that Wisconsin Open Meetings Law requires transparency and accessibility for the public, the preference for meeting attendance by committee members shall be in person. Remote attendance shall be utilized only when a committee member is unable to attend a meeting in person to allow for the greatest public access and understanding of Housing Opportunities Commission proceedings. 2. A request to add a virtual attendance option to a meeting shall be considered from the Housing Opportunities Commission chairperson or if submitted from at least two members of the Housing Opportunities Commission Requests must be submitted to the staff liaison or City Clerk at least 96 hours (4 days) prior to the scheduled meeting. 3. A request for virtual attendance made in a timely manner and properly publicly noticed shall result in a meeting held entirely virtually. 4. Committee members attending remotely shall be located in an environment with technology that allows the member to hear and speak in the meeting. 5. Committee members attending remotely shall remain on screen with video on in order to vote and count for quorum. 6. As required by City of Eau Claire Ordinance 2.04.055, virtual attendance shall not be permitted for meetings involving quasi-judicial proceedings, closed session, or any other proceeding where in-person attendance is necessary to fully participate in the proceedings. Adopted July 12, 2023. 1 Wis. Stat. §19.81(1). REMOTE ATTENDANCE Housing Opportunities Commission will meet in-person a minimum of two (2) meetings per year. Meetings occurring in May and October are required to be in-person only. Adopted August 9, 2023. CODE OF CONDUCT The Committee Code of Conduct provided to all new committee members in their welcoming packet and reviewed during new-member orientation has been affirmed by the Housing Opportunities Commission Commissioners. Adopted August 9, 2023 Housing Opportunities Commission Meetings 2026 Council Chambers, City Hall 5:15 p.m. 2nd Wednesday of the month January 14 February 11 March 11 April 8 May 13 (in person only) June 10 July 8 August 12 September 9 October 14 (in person only) November 11 December 9 Wisconsin Open Meetings Law, City of Eau Claire Ordinance 2.04.055: Housing Opportunities Commission will meet in-person a minimum of two (2) meetings per year. Meetings occurring in May and October are required to be in-person only. Adopted August 9, 2023. https://www.eauclairewi.gov/government/boards-commissions-committees/housing-opportunity-commission Interested in serving on the Commission? Resource Bank Form: https://www.eauclairewi.gov/government/our-divisions/city-manager/online-citizen- resource-bank-form