Plan Commission Special Meeting Agenda (PDF)

PC Members: Jason Hiess Brandon Cesafsk y Tom Hubbar d Mike Tzanakis Gre g Misfeldt Ross Wilson Dan Varga Beth Arneberg Chad Trowbridge Tim Norman d NOTICE OF PUBLIC MEETING CITY OF CHIPPEWA FALLS, WISCONSIN IN ACCORDANCE with the provisions of Ch apter 19, Subchapter IV of the Statutes of the State of Wisconsin, notice is hereby given that a public meeting of the: Special Plan Commission: X (Reasonable accommodations for participation by individuals with disabilities will be made upon request. Please call 715.726.2736) Will be held on Wednesday, September 9, 2026 at 6:30 pm in the City Hall Council Chambers, Chippewa Falls, Wisconsin. Items of business to be discussed or acted upon at this meeting are shown on the attached Agenda or listed below: NOTE: If you are a board member and unable to attend the meeting, please notify the Engineering Dept. by calling 726.2736. 1. Approve the minutes of the August 10, 2026 Plan Commission Meeting. (Attachment) 2. Review and consider Summit Ridge Phase II Plat. Make recommendation to Common Council. (Attachment) 3. Review and consider Akorn Acres Plat. Make recommendation to Common Council. (Attachment) 4. Review and consider request from Dave's Drive In to be annexed into the Business Improvement District. Make recommendation for public hearing. (Attachment) 5. Review and consider request from Katia Hauser to rezone Parcels 22908-3243-76292002 and 22908-3243-76292003 from R-1C to R-3A. (Attachment) 6. Review and consider request from Wangard to alter City Ordinances to make an exception to Ordinance Section 18.22 (1)(b) to approve a 3 lot CSM dividing 20 acres on the south side of Chippewa Crossing Boulevard. Consider recommendation to Common Council. (Attachment) 7. Adjournment. NOTICE IS HEREBY GIVEN THAT A MAJORITY OF THE CITY COUNCIL MAY BE PRESENT AT THIS MEETING TO GATHER INFORMATION ABOUT A SUBJECT OVER WHICH THEY HAVE DECISION MAKING RESPONSIBILITY. Please note that attachments to this agenda may not be final and are subject to change. This agenda may be amended as it is reviewed. CERTIFICATION I hereby certify that a copy of this Agenda was emailed to the Chippewa Herald, posted on the 1st floor of City Hall, and on the outside City Hall Bulletin Board on Thursday, September 3, 2026 at 12:30 pm by LMR. Please note, these are draft minutes and may be amended until approved by the Common Council. MINUTES OF THE PLAN COMMISSION MEETING CITY OF CHIPPEWA FALLS MONDAY, AUGUST 10, 2026 – 6:30 PM The Plan Commission met in City Hall on August 10, 2026 at 6:30 pm. Present were Commissioners Tom Hubbard, Greg Misfeldt, Mike Tzanakis, Dan Varga, Ross Wilson, Chad Trowbridge, Tim Normand, and Secretary Brandon Cesafsky. Absent was Mayor Jason Hiess and Beth Arneberg. Also attending was City Planner Brad Hentschel, City Inspector Paul Lasiewicz, and those on the attached attendance sheet. 1. Motion by Varga, seconded by Misfeldt to approve the minutes of the July 13, 2026 Plan Commission meeting. All present voting aye. MOTION CARRIED. 2. Director of Public Works Cesafsky provided a brief background on the Planned Development Conditional Use Permit (PDCUP) before Hubbard opened the public hearing for comment. Hubbard opened the public hearing at 6:32 pm. With no one to speak against the PDCUP, Hubbard closed the public hearing at 6:33 pm. 3. Director of Public Works Cesafsky provided an update on the PDCUP resolution and went through the items which are to be included as conditions. Cesafsky stated the Fire Chief had some additional comments that he would like included in the conditions which included no parking on the streets within the development, having a fire hydrant located within 100 feet of a fire department connection, and to have a fire hydrant every 300 feet within the development. Matt Frisbie was asked if these conditions were fine and he replied that they were and asked that Cesafsky reach out with these items so they can be incorporated into the plan. Cesafsky then asked whether a pickleball court or garden would be installed in the development as there was conflicting drawings. Matt Frisbie stated that the garden is what will be installed, not the pickleball court. Motion by Misfeldt, seconded by Normand to approve the Planned Development Conditional Use Permit Resolution No. 2026-05 with the additions of no parking on the streets within the development, having a fire hydrant located within 100 feet of a fire department connection, to have a fire hydrant every 300 feet within the development, and that a garden be installed instead of a pickleball court. There was a roll call vote with all present voting aye. MOTION CARRIED. 4. Director of Public Works Cesafsky provided a brief background on the Willow Creek PDCUP amendment before Hubbard opened the public hearing for comment. Hubbard opened the public hearing at 6:44 pm. With no one to speak against the PDCUP, Hubbard closed the public hearing at 6:45 pm. 5. Director of Public Works Cesafsky provided the background on the Willow Creek PDCUP amendment resolution which included amending the lot lines, setbacks, and easements of two lots. Motion by Misfeldt, seconded by Varga to approve the Planned Development Conditional Use Permit Resolution No. 2026-06 to amend two lots including lot lines, setbacks, and easements. All present voting aye. MOTION CARRIED. Plan Commission Meeting Minutes August 10, 2026 Page 2 Please note, these are draft minutes and may be amended until approved by the Common Council. 6. Cesafsky provided the background on the Summit Ridge Phase I Certified Survey Map stating that he did not know the reasoning for the lot line and storm sewer change but he has no concerns about the alteration. Cesafsky stated that this was reviewed by City Engineer McElroy and that the County has also completed their review. Motion by Tzanakis, seconded by Varga to recommend Common Council approve the resolution for the Summit Ridge Phase 1 CSM. All present voting aye. MOTION CARRIED. 7. Adjournment Motion by Misfeldt, seconded by Tzanakis to adjourn. All present voting aye. MOTION CARRIED. The Plan Commission meeting adjourned at 7:20 pm. Brandon Cesafsky, Secretary Plan Commission ” FORWARD There are no objections to this plat with respect to s. 236.15, 236.16, 236.20 and 236.21 (1) and (2), Wis. Stats. as provided by s. 236.12, Wis. Stats. Certified __________________, 2026 Department of Administration FO RWARD There are no objections to this plat with respect to s. 236.15, 236.16, 236.20 and 236.21 (1) and (2), Wis. Stats. as provided by s. 236.12, Wis. Stats. Certified __________________, 2026 Department of Administration City of Chippewa Falls Drainage Easement Restrictions: The following uses and structures are prohibited within all drainage Easements in the subdivision plat of Summit Ridge Phase II; filling, grading, and excavating except for construction of drainage ways and drainage facilities; the cultivation of crops, fruits, or vegetables; the dumping or depositing of ashes, waste, compost or material of any kind; the storage of vehicles, equipment, materials or personal property of any kind and constructing, erecting or moving any building or structure, including fences, within the drainage easement. City of Chippewa Falls Drainage Easement Maintenance: Maintenance of all drainage ways between the lots in the subdivision of Summit Ridge Phase II are the sole responsibility of the property owners in the subdivision, unless otherwise noted on the drainage plan which has been prepared for this subdivision and which has been approved by and is on file with the City of Chippewa Falls. Upon failure of any property owner to perform maintenance, abide by restrictions, or follow grading requirements of the drainage ways and associated drainage structures, the City of Chippewa Falls retains the right to have maintenance or corrective measures performed. The cost of said maintenance or corrective measures on any given lot shall be a special charge to the non- complying lot. Grading and Grades All grading and final grades for the construction of any public or private improvements, including landscaping, shall conform to the surface water drainage plan as approved and on file with the City of Chippewa Falls Sidewalks All parts of a lot fronting a street, within Summit Ridge II, will have sidewalks. 52 51 50 49 4847464544434241 5354 605958575655 68 67 66 65 64 63 62 61 1 9 2122232425262728 29 30 31 32 33 34 36 37 38 40 OUTLOT 3 OUTLOT 2 39 35 OUTLOT 1 234567 8 10 11 12 13 14 16 15 17 18 19 20 10'10' 10' 10'10'10'10' 10' 10' 10' 10' 10' 10' 10' 10' FOUND 4" DIAMETER HARRISON MONUMENT FOUND 1" OUTSIDE DIAMETER IRON PIPE COMPUTED POSITION FROM VERIFIED TIES LEGEND SET 1" OUTSIDE DIAMETER BY 18" IRON PIPE, 1.13 POUNDS / LINEAR FOOT AT ALL OTHER LOT AND OUTLOT CORNERS SET 1 1/4" BY 18" IRON BAR, 4.30 POUNDS / LINEAR FOOT 10' UTILITY EASEMENT 1-2 3-4 5-6 CURVE TABLE CURVE RADIUS 60.00' 60.00' 60.00' 60.00' 60.00' 60.00' 60.00' 133.00' 133.00' 133.00' 133.00' 133.00' 133.00' 133.00' 67.00' 67.00' 67.00' CHORD BEARING S42°20'09"E N68°13'28"E S34°40'02"E S06°23'07"E S20°27'00"W S47°39'24"W S75°50'37"W S44°17'18"E N88°45'59"W N77°33'51"W N56°18'14"W N34°57'09"W N14°15'23"W N01°42'50"W S44°17'18"E N88°14'10"W N43°08'23"W CHORD 88.99' 106.63' 29.88' 28.76' 26.93' 29.51' 28.93' 188.41' 2.87' 48.86' 49.28' 49.28' 46.28' 11.70' 94.91' 2.69' 93.00' ARC 276.73' 131.29' 30.19' 29.04' 27.17' 29.82' 29.22' 209.36' 2.87' 49.14' 49.56' 49.56' 46.52' 11.71' 105.47' 2.69' 102.78' DELTA 264°15'39" 125°22'53" 028°50'05" 027°43'46" 025°56'28" 028°28'20" 027°54'07" 090°11'31" 001°14'07" 021°10'10" 021°21'05" 021°21'05" 020°02'28" 005°02'36" 090°11'31" 002°17'48" 087°53'43" TANGENT IN S89°47'41"W S00°48'28"W S00°48'28"W TANGENT OUT N05°32'02"E S89°23'03"E S89°23'03"E LOT OUTLOT 1 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 28 LOT 29 LOT 30 LOT 31 LOT 67 LOT 68 LOT 27 LOT 32 PH: (715) 831-0654 EMAIL: INFO@ESELLC.CO 711 S HILLCREST PARKWAY ALTOONA, WI 54720 BEARINGS ARE REFERENCED TO THE EAST LINE OF THE NE 1/4 OF SECTION 31 ASSUMED TO BEAR N00°36'00"E. AKORN ACRES Lot 1 of Certified Survey Map number 5369 recorded in Volume 26 of Certified Survey Maps on Pages 54-55 as Document Number 915263, located in the Southeast Quarter of the Northeast Quarter, Section 31, Township 29 North, Range 8 West, City of Chippewa Falls, Chippewa County, Wisconsin. SHEET 1 OF 2 Owners: Akorn Enterprises WI LLC 5587 Burnell Drive Eau Claire, WI 54703 Notes: 1. See sheet 2 for lot area table. 2. Section corner ties have been verified. PRELIMINARY PLAT OF  PH: (715) 831-0654 EMAIL: INFO@ESELLC.CO 711 S HILLCREST PARKWAY ALTOONA, WI 54720 AKORN ACRES Lot 1 of Certified Survey Map number 5369 recorded in Volume 26 of Certified Survey Maps on Pages 54-55 as Document Number 915263, located in the Southeast Quarter of the Northeast Quarter, Section 31, Township 29 North, Range 8 West, City of Chippewa Falls, Chippewa County, Wisconsin. SHEET 2 OF 2 PRELIMINARY PLAT OF  COUNTY TREASURERS CERTIFICATE State of Wisconsin County of Chippewa SS I, Patricia Schimmel, being the duly elected, qualified, and acting treasurer of the County of Chippewa, do hereby certify that the records in my office show no unredeemed tax sales and no unpaid taxes or special assessments on any of the land included in this plat of Akorn Acres. Dated this day of , 2026. . Patricia Schimmel, County Treasurer CITY TREASURERS CERTIFICATE State of Wisconsin County of SS I, Lynne Bauer, City Treasurer, being the duly qualified and acting city treasurer of the City of Chippewa Falls, do hereby certify that the records in my office show no unredeemed tax sales and no unpaid taxes or special assessments on any of the land included in this plat of Akorn Acres. Dated this day of , 2026. . Lynne Bauer, City Treasurer COMMON COUNCIL RESOLUTION Resolved that the plat of Akorn Acres, located in the City of Chippewa Falls is hereby approved by the City of Chippewa Falls. Approved this day of , 2026. . Jason Hiess, Mayor I hereby certify that the foregoing is a copy of a resolution adopted by the City of Chippewa Falls. . Bridget Givens, City Clerk CORPORATE OWNER'S CERTIFICATE OF DEDICATION Akorn Enterprises, WI LLC., a corporation organized and existing under and by virtue of the laws of the State of Wisconsin, as owners do hereby certify that said company caused the land described on this plat to be surveyed, divided, mapped and dedicated as represented on the plat. Akorn Enterprises, WI LLC does further certify that this plat is required by S.236.10 or 236.12 to be submitted to the following for approval or objection. ------- City of Chippewa Falls ------- Department of Administration In witness hereof, the said Akorn Enterprises, WI LLC has caused this document to be signed by Erick Acker, Member, Akorn Enterprises, WI LLC.. On this day of , 2026. . Eric Acker, member Akorn Enterprises, WI LLC. State of Wisconsin County of SS Personally came before me, this day of , 2026. The above named Eric Acker, to me known to be the person who executed the foregoing instrument and acknowledged the same. . Notary Public My commission expires . I, Jeffrey C. Stockburger, Professional Land Surveyor, do hereby certify that I have surveyed, divided, and mapped the plat of Akorn Acres. Said land being Lot 1 of Certified Survey Map number 5369 recorded in Volume 26 of Certified Survey Maps on Pages 54-55 as Document Number 915263, located in the Southeast Quarter of the Northeast Quarter, Section 31, Township 29 North, Range 8 West, City of Chippewa Falls, Chippewa County, Wisconsin. More particularly described as follows: Lot 1 of Certified Survey Map number 5369 recorded in Volume 26 of Certified Survey Maps on Pages 54-55 as Document Number 915263. Said parcel contains 638,828 square feet or 14.67 acres, more or less. That I have made such survey, land division and plat by the direction of Eric Acker, Member of Akorn Enterprises, WI LLC. That such plat is a correct representation of all the exterior boundaries of the land surveyed and the subdivision thereof made. That I have fully complied with the provisions of Chapter 236 of the Wisconsin Statutes, Wisconsin Administrative Code Chapter AE-7, and the subdivision regulations of the City of Altoona, in surveying, dividing and mapping the same. Dated this Day of , 2026. Jeffrey C. Stockburger, PLS 2708 SURVEYOR'S CERTIFICATE 52515049 4847464544434241 5354 363738 40 OUTLOT 3 39 35 AKORN ACRESNORTH RIGHT OF WAY EXHIBITCITY OF CHIPPEWA FALLS, WI711 S. HILLCREST PARKWAY · ALTOONA, WI 54720PH: (715) 831-0654 · EMAIL: INFO@ESELLC.COE8ERY&AY S7R8EYIN) EN)INEERIN) Subject: Request for Inclusion in the Chippewa Falls Business Improvement District (BID) To the Chippewa Falls BID Board and City Council, We are writing to formally request the inclusion of Dave’s Drive-In (6 E Elm St, Chippewa Falls, WI 54729) into the Chippewa Falls Business Improvement District (BID). Located on the historic former site of Mary Ann’s Root Beer Stand at the head of Bridge Street, our business sits on a key thoroughfare for visitors and residents navigating the city, just steps from existing BID member businesses. As a permanent but seasonal fast-casual restaurant, our mission is to offer a welcoming neighborhood hangout rooted in nostalgia that brings locals and visitors together. We actively invest in the Chippewa Falls community by sourcing ingredients locally, employing local high school students for seasonal work, and giving back to the area that supports us. Being included in the BID—and represented on official community and promotional materials—will allow us to fully participate in and contribute to the growth and vibrant future of downtown Chippewa Falls. We appreciate your time and consideration of this request and look forward to the next steps in the public hearing process. Sincerely, Anneliese & Robert Fish Owners, Dave’s Drive-In / Fish Nest Egg, LLC 6 E Elm St, Chippewa Falls, WI 54729 Parcel ID: 22808-0612-75756002 MEMORANDUM Department of Public Works/Engineering 30 West Central Street, Chippewa Falls, WI 54729 715.726.2736 | www.chippewafalls -wi.gov Date: 09/02/2026 To: Plan Commission Members From: Director of Public Works & Utilities Subject: Wangard CSM Proposal Dear Plan Commission Members, Over this past year we have been working with Wangard Properties on the development of the l and they own on the south side of Chippewa Crossing. Most recently Wangard sold off 13.32 acres for the senior living development which leaves them 20.64 acres of land zoned C-2 General Commercial. City staff has requested Wangard plat this area since April, to ensure that infrastructure to be dedicated to the City is planned to best utilize the available land, allow for maintenance of the infrastructure and accommodate future development of this area. The CSM request proposes dedication of a large amount of infrastructure. Roadway One of the concerns that staff has is the proposed dead-end roundabout. The City has a limit of 500’ maximum for a dead end. Wangard has agreed to accept that this will be the extent of public infrastructure extended into this sight, unless they can design future extensions to create appropriate looping. Driveway access off of the proposed roundabout is undetermined. The intent of Wangard Partners and in the best interest of the City would be further subdivision of proposed Outlot 1. However, access must be restricted to the roundabout to ensure proper traffic flow is maintained. Any future driveways should be required to have right in/right out movement restriction (i.e., roundabout legs with bullnose medians), the diameter of the proposed roundabout should be expanded to allow for better circulation of large vehicles, particularly semi, or, the proposed roadway infrastructure should be private, which would impact lot lines and lot layouts. The City of Altoona has two examples below. Wangard CSM Proposal 09/02/2026 Page 2 Example 1: Rivers Edge Trail in Altoona. Rivers Edge Trail is similar to what is being proposed with this CSM. This is a 200ft cul de sac that has commercial business within the bulb. The driveways come out to the bulb which creates a large semi-controlled intersection. Although low speeds, this is not good practice. When staff was reviewing this example, we questioned how this was accomplished. After further inspection it was found that Rivers Edge Trail is a private road. If the City proceeds with the CSM, City staff recommends that the proposed roadway and utility network be private. Example #2 – Meadowlark Lane The below layout is a round-a-bout design with right in/right out movement restrictions and bullnose medians, which controls the flow of traffic in and out of the developed area. City staff recommends that a similar design be required along with a plat to ensure that EMS and traffic can use the development safely. This layout would require a plat to lay out the lots and the different legs of the round-a-bout legs but would ensure that the layout will work for the City. Stormwater / Drainage Easements There are proposed stormwater drainage areas to be dedicated to the City. While City staff generally agrees with this, the question remains whether these easements will be wide enough provided the dimensions of the infrastructure being installed, and the proposed depth of these, which has not yet been reviewed. Further, there is a proposed easement running south from the end of the roundabout to the proposed pond, but without further lot subdivisions via platting, there is no way to know if this will follow a Wangard CSM Proposal 09/02/2026 Page 3 property line, which is generally preferred because of restrictions on building close to property lines. CDPG, on the north side of Chippewa Crossing, also proposed dedicating stormwater infrastructure, but did so via a plat, with easements following property lines, ensuring that future maintenance and repair of this infrastructure will not require disturbance of parking areas, building areas or other private investments. Platting and Subdivision Ordinance 18.01 - PURPOSE. The purpose of this chapter is to promote the public health, safety and general welfare of the community and these regulations are designed to lessen congestion in the streets and highways; to further the orderly layout and use of land; to secure safety from fire, panic and other dangers; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate adequate provisions for transportation, water, sewerage, schools, parks, playgrounds and other public requirements; to facilitate the further subdivision of larger tracts into smaller parcels of land. 18.22 - CERTIFIED SURVEYS. (Rep. & recr. #79-22) (1)Within the City limits, as they now exist or shall hereafter exist, the Plan Commission may authorize the use of a certified survey instead of a plat requiring state and county agency review, where the s pirit of this chapter is preserved and under the following conditions: (a)Not more than 4 parcels of land shall be included in the certified survey when the tract being divided is less than 2 ½ acres, including streets and other public areas to be dedicated. (b)Not more than 2 parcels of land shall be included in the certified survey when the tract being divided is larger than 2 ½ acres, including streets and other public areas to be dedicated. (c)The certified survey shall not be used to create successive divisions of land. Among the items explained above, City staff has other concerns about the development proceeding without properly planning out the use with a plat. Enclosure: Proposed CSM Proposed Concept Plan Solsiden Letter