Plan Commission Agenda Packet 9/14/26 (pdf)

James Erickson Plan Commission Agenda City Hall Council Chambers 203 S. Farwell Street, Eau Claire, WI 54701 September 14, 2026, 6:00 PM (Special Meeting) 1. Call to Order 2. Roll Call 3. Open public comment period for items that do not appear on this agenda Consent Agenda 4. A. Approval of August 31, 2026, Plan Commission minutes B. Final Plat of Linden Hills Regular Agenda 5. Future Agenda Items and Announcements 6. Adjournment If you have any questions concerning any of the Plan Commission items, please call the Department of Community Development at 715- 839-4914. This notice is given in accordance with the provisions of Subchapter V of Chapter 19 of the Wisconsin Statutes. Notice is hereby given that members of the City Council may be present at the foregoing meeting to gather information about a subject over which they have decision-making responsibility. This constitutes a meeting of the City Council pursuant to State ex rel. Badke v. Greendale Village Bd., 173 Wis.2d 553, 494 N.W.2d 408 (1993) and must be noticed as such, although the Council will not take any formal action at this meeting. In order to accommodate the participation of persons with special needs at this meeting, the City will provide the services of a sign language interpreter or make other reasonable accommodations on request. To make such a request, please notify the City at 715-839- 4902 at least 2 days prior to the meeting. ________________________________ James Erickson, Chairperson c: News Media DRAFT-NOT APPROVED Plan Commission Minutes August 31, 2026 at 6:00 p.m. City Hall Council Chambers Commission Members Present: Brewster, Erickson, Guettinger, Holzman, Lawson, Lenard, Reed, Wolfgram, Zeug Staff Members Present: Noel, Rinka, White, Bohrer 1. Call to Order – Chair Erickson called the meeting to order at 6:00 p.m. 2. Roll Call – Chair Erickson called roll and a quorum was present of nine members. 3. Open public comment period for items that do not appear on this agenda Andres Lazda, 2732 Wellington Dr. asked to remove the Riverview and Lawerence properties from consideration. He stated if not, to place a conversation easement over the wellfield and proceeds should help restore habitat and provide trail access. John Dunn, 3130 Riverview Dr. was concerned about future residents causing wastewater to contaminate the sandy soils. Consent Agenda 4. A. Approval of August 3, 2026, Plan Commission minutes B. Alley Vacation – 461 W Grand Avenue C. Utility Easements – Timber Bluff, Helen Park & Peter Park Motion by Commissioner Brewster to approve the consent agenda. Second by Commissioner Reed and the motion passed unanimously. Regular Agenda 5. Public Hearing – For Recommendation to City Council Comprehensive Plan Amendment (Z-1765-26) Rezoning (Z-1766-26) Preliminary Plat – Linden Hills (P-2-26) Request: To recommend a comprehensive plan amendment and to recommend rezoning properties from NR-P to NR, MR and P – Public zoning districts and to approve the preliminary plat for a subdivision known as Linden Hills. Applicant: C&M Builders, Advanced Engineering Concepts & Real Land Surveying Location: 2209 County Line Road Noel presented a first phase of a residential project consisting of 130 lots and 4 outlots. Proposed are 38 lots for one-unit dwellings, 48 lots for twin homes (in 24 structures), 44 rowhouses (in 10 structures) and 4 outlots. The developer needs a comprehensive plan amendment and subsequent rezoning to allow for the intended housing. A number of conditions remain including submitting a final tree preservation mitigation plan. Cody Filipczak with C & M Companies spoke in support of the phase and the affordability sought with housing types. He shared the vision and anticipated timing for the larger neighborhood. Motion by Commissioner Brewster to recommend approval of the comprehensive plan amendment and rezoning, and to approve the preliminary plat with staff conditions. Second by Commissioner Wolfgram and the item passed unanimously. Plan Commission Meeting August 31, 2026 Page 2 6. Public Hearing – For Recommendation to City Council Rezoning (Z-1768-26) – LI-P to CC Request: To recommend rezoning property from LI-P to CC Applicant: Advanced Engineering Concepts & Greener Pastures Golf Prop LLC Location: Music Road Noel presented the rezoning request for future commercial development. A CSM was approved earlier this year to divide the 8.7 acre parcel from the Country Jam parcel. It is anticipated that a site plan will be submitted later and will be approved administratively. Sean Bohan with Advanced Engineering Concepts (AEC) spoke in support of the rezoning for future family entertainment uses. Motion by Commissioner Brewster to recommend approval of the rezoning. Second by Commissioner Holzman, and the item passed with Commissioner Guettinger abstaining. 7. Public Hearing – For Recommendation to City Council TID #18 Request: To recommend TID #18 Applicant: City of Eau Claire Location: Galloway Street White presented the request for a new tax increment district (TID) #18. He went over the project plan for a blighted area district comprising about 111 acres. The district will be created to help pay for public infrastructure and related expenditures, including but not limited to rail crossings, a bus stop, site remediation, building demolition, trail and riverbank enhancements, development incentives, interest in long-term debt or internal fund advances, financing costs, and ongoing planning, administrative, and project management expenses. The City anticipates making total expenditures of approximately $19,780,000 and seeks $60 million in redevelopment projects. The plan for the district is in conformance with the comprehensive plan’s future land use map. Letecia Papke, with Johnson Litho Graphics at 2219 Galloway St., had concerns about their business possibly being removed and pushed out of the area with the new TID. Tom Gillett and Jeff Clark with Indianhead Foodservice Distributor (Hastings Place LLC) at 313 Hastings Place stated they have a general development plan (GDP) that allows for their future warehousing expansions and wondered what the impact would be to it. They had questions about how the TID would benefit their business. Lance Papke, with Johnson Litho Graphics at 2219 Galloway St., had concerns about the quick timing of the TID creation and eminent domain being used for blight removal. He did not see a benefit for their business with the new TID. White shared his contact card with the speakers for follow up. He stated the project plan does not increase property taxes for existing businesses, but redirects new increment based on new projects. A new warehouse could be included as new value but the GDP and current zoning for Indianhead Foodservice Distributor and Johnson Litho Graphics allows them to continue their business and does not preclude reinvestments. Motion by Commissioner Brewster to recommend approval of the TID #18 project plan. Second by Commissioner Wolgram. The motion carried with only Commissioner Guettinger voting nay. 8. Public Hearing – For Consideration by the Plan Commission Conditional Use Permit (CZ-2604) – Drive Thru within UC (Urban Commercial) District Request: To consider a drive thru for a proposed building within the UC zoning district Applicant: Advanced Engineering Concepts Location: 926 Menomonie Street Plan Commission Meeting August 31, 2026 Page 3 Noel presented the request for approval of a drive thru facility for a mixed use building. It appears the proposed drive thru meets the standards from Section 17.03.04.B.5, but an actual tenant has not been identified. As a condition of approval, the owner shall work with staff to confirm the drive thru stacking stalls, screening provisions, etc. are properly met at the time when a tenant is identified. Sean Bohan with AEC spoke in support. They will work with staff on the actual drive thru use. Rinka stated drive thru traffic could be a concern depending on the intend use. Depending on its traffic volumes, a traffic study could show the use is not appropriate or require mitigation. Commissioner Brewster moved to approve the conditional use request subject to staff report findings of fact and conditions. Second by Commissioner Zeug, and the motion carried 7 to 2 with Brewster and Lenard voting nay. 9. Public Discussion – For Recommendation to City Council Excess Land Request: To recommend lands be declared excess Applicant: City of Eau Claire Location: Variety Hufford presented the request to recommend excess land the City owns for future affordable housing opportunities. Staff has identified these parcels as excess and not needed for public use. Multiple public input opportunities have been provided including public open houses at the library and airport. Public notices were sent out to nearby property owners. The Waterways, Parks and Urban Forestry Commission reviewed the parcels recently and recommended to not approve the Lawrence Street and East Riverview Drive sites along the wellfield. Commissioners discussed the merits of the sites. They reviewed the values of promoting affordability with neighborhood concerns of property value declines and woodland, wildlife and groundwater impacts to the natural conditions of the wellfield. Some expressed concerns with NIMBYism “not in my back yard” attitudes to affordable housing. Others expressed concern with loss of greenspace, the need to slow down the process more, and use a conversation easement to protect other wellfields lands from housing and use some land sale proceeds for habitat restoration. Commissioner Brewster withdrew a motion that was seconded by Commissioner Wolfgram to split the Park Ridge Dr. parcel from the two sites along the wellfield after learning this parcel was already recommended for approval by the commission at their last meeting. Commissioner Brewster moved to recommend approval of the excess land parcels as presented. Second by Commissioner Lawson, and the motion carried 7 to 3 with Brewster, Guettinger and Wolfgram voting nay. 10. Public Discussion – For Consideration by the Plan Commission Site Plan (SP-2609) – Industrial Building Request: To approve a site plan for an industrial building Applicant: Rykey Properties LLC & Advanced Engineering Concepts Location: Northwest corner of Sky Park Blvd & International Drive Noel presented the site plan for a new 12,000 s.f. flex space climate controlled warehouse including offices, restrooms, kitchenettes, and mezzanine. This project is within the Planned Development for the Sky Park and subject also to those specific standards. Commissioner Brewster moved to approve the site plan subject to staff report conditions. Second by Commissioner Holzman and approved unanimously. 11. Future Agenda Items and Announcement Plan Commission Meeting August 31, 2026 Page 4 Noel announced on September 14th there will be a special plan commission meeting and on September 22nd there will be a community kickoff meeting for the Comprehensive Plan update at the library. 12. Adjournment The commission adjourned at 8:40 p.m. _________________________ Josh Zeug, Secretary City of Eau Claire Staff Report P-2-26 - Page 1 Agenda Item: Request to recommend approval of a final plat for Linden Hills subdivision. Development Type: New File Number: P-2-26 Completeness Date: 7/28/26 Plan Commission: 9/14/26, 6:00 PM City Council: 9/22/26, 4:00 PM Proposal Summary: The applicant requests a final plat to start the first phase of Linden Hills. Project Name: Linden Hills Owner: CMJM Properties LLC Applicant: Real Land Surveying Address: 2209 County Line Road Current Legal: See plat Proposed Legal: See plat Present Zone(s): Neighborhood Residential (NR) and Mixed Residential (MR) Present Use(s): Vacant Present Land Use Map: Low Density & Medium to High Residential Proposed Zone(s): Same Proposed Use(s): One-units, two-units and rowhouse dwellings Proposed Land Use Map: Same Project Analysis Real Land Surveying, on behalf of the owner, CMJM Properties submitted a final plat for a new residential subdivision known as Linden Hills located along County Line Road. This approximately 48-acre development will provide a variety of housing types on land previously owned by the City and Gateway Industrial Park Corporation. The rolling land was unsuitable for industrial development and sold to the developer. Comprehensive Plan & Rezoning The property was rezoned along with a Comprehensive Plan Amendment approved by City Council on September 8, 2026. Final Plat The preliminary plat was approved by the Plan Commission on August 31, 2026 and the final plat is largely consistent with it. The project consists of 108 residential lots and 5 outlots. There are 38 lots for one-unit dwellings, 48 lots for twin homes (in 24 structures), 22 rowhouses (in 5 structures). Outlot 5 is designated for future rowhouses and Outlot 3 for future undefined residential development. Outlots 1, 2, and 4 are designated for stormwater. This final plat along with the developer’s Subdivision Infrastructure Agreement (SIA) will be reviewed by the City Council at the September 22nd meeting. City of Eau Claire Staff Report P-2-26 - Page 2 Zoning District Summary The final plat has zoning districts that will require the following standards to be met based on the desired housing types. Requirements Neighborhood Residential NR One-units Neighborhood Residential NR Two-units Mixed Residential MR Rowhouses – Non-Alley Front Yard Setback, Min. 20’ 20’ 10’ Street Side Min. 10’ 10’ 10’ Side Setback, Min. 5’ 5’ exterior/ 0’ interior 5’ exterior/ 0’ interior Rear Yard, Min. 20’ 20’ 20’ Lot Size 3,000 s.f. 2,000 s.f. per unit with common wall 2,500 s.f. per unit with common wall Lot Width 50’ 35’ per unit side 30’ Recommendation Staff recommends approval of this final plat phase 1 as it is consistent with the preliminary plat that was approved by the Plan Commission. The following conditions shall be met. 1. Record the final plat per Ch. 236, Wis. Stats. 2. A Subdivision Infrastructure Agreement (SIA) shall be approved by City Council for related public improvements. 3. Meet all remaining preliminary plat conditions. 4. Per code 17.04.05, provide Residential Park Space Fee per one and two-unit dwellings at time of building permits. FO RW ARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2), Wis. Stats. as provided by s. 236.12, Wis. Stats. Certified __________________, 20_____ Department of Administration FO RW ARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2), Wis. Stats. as provided by s. 236.12, Wis. Stats. Certified __________________, 20_____ Department of Administration FO RW ARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2), Wis. Stats. as provided by s. 236.12, Wis. Stats. Certified __________________, 20_____ Department of Administration · “” “ FO RW ARD There are no objections to this plat with respect to Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2), Wis. Stats. as provided by s. 236.12, Wis. Stats. Certified __________________, 20_____ Department of Administration