Plan Commission Regular Meeting Agenda (PDF)

PC Members: Jason Hiess Brandon Cesafsky Tom Hubbard Mike Tzanakis Greg Misfeldt Ross Wilson Dan Varga Beth Arneberg Chad Trowbridge Tim Normand NOTICE OF PUBLIC MEETING CITY OF CHIPPEWA FALLS, WISCONSIN IN ACCORDANCE with the provisions of Chapter 19, Subchapter IV of the Statutes of the State of Wisconsin, notice is hereby given that a public meeting of the: 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 Monday, June 8, 2025 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 May 11, 2026 Plan Commission Meeting. (Attachment) 2. Conduct a Public Hearing for a Conditional Use Permit for Xcel Energy Tower at 2900 Olson Drive. (Attachment) 3. Consider Conditional Use Permit Resolution No. 2026-04 for Xcel Energy Tower at 2900 Olson Drive. (Attachment) 4. Review and consider three lot CSM off Kennedy Road. Make recommendation to Common Council. (Attachment) 5. 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 Friday, June 5, 2026 at 9:00 am 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, MAY 11, 2026 – 6:30 PM The Plan Commission met in City Hall on May 11, 2026 at 6:30 pm. Present were Commissioners Tom Hubbard, Greg Misfeldt, Mike Tzanakis, Dan Varga, Ross Wilson, Beth Arneberg, Chad Trowbridge, Tim Normand, and Secretary Brandon Cesafsky. Absent was Mayor Jason Hiess. Also attending was City Planner Brad Hentschel, City Inspector Paul Lasiewicz, and those on the attached attendance sheet. 1. Motion by Normand, seconded by Tzanakis to approve the minutes of the April 13, 2026 Plan Commission meeting. All present voting aye. MOTION CARRIED. 2. Public Hearing for a Conditional Use Permit allowing parking within the front yard setback for Parcel 22908-3112-75975004, a lot zoned R-3A Multiple-Family Residence District, along Jefferson Avenue. Tom Hubbard opened the public hearing to hear any support or objections at 6:36 pm. With no objections the public hearing was closed at 6:37 pm. 3. Cesafsky provided the background on Resolution No. 2026-03 for the Erickson Park 12 Unit Building stating that the only added component to this Conditional Use Permit was to allow parking within the front yard setback. Cesafsky also mentioned that the petitioner did contact the State in regard to driveway access and the State had no concerns. Motion by Tzanakis, seconded by Varga to recommend the approval of the Conditional Use Permit Resolution No. 2026-03 allowing parking within the front yard setback. All present voting aye. MOTION CARRIED. 4. Cesafsky provided the background on the request of Xcel Energy to build a 197 ft. monopole communication tower on their property at 2900 Olson Drive. Brittni Ruberg of Xcel explained that Xcel wanted this pole and private LTE network to strengthen their security efforts. Normand brought up the question of fall radius of the tower to which Joe Zanotti of Xcel explained that the design requirements of the monopole towers can withstand high loads. Motion by Tzanakis, seconded by Varga to recommend the acceptance of the Conditional Use Permit, to conduct a public hearing, and to have Engineering draft a Conditional Use Permit resolution for consideration after the public hearing. All present voting aye. MOTION CARRIED. 5. Cesafsky provided the background for the request from Daniel Russell for a Planned Development Conditional Use Permit for the area of Patricia Street which is unopened right-of-way. This would allow development of a 3-building 56 unit residential development on a substandard lot. Cesafsky stated the development would result in higher density than what the current R-3-8 allows, smaller lot width than what is allowed, and a substandard lot resulting in little frontage on the streets providing access. Cesafsky informed the Plan Commission that this had recently gone to the Board of Public Works to determine if a right-of-way vacation was an option. The Board of Public Works voted to approve the vacation contingent upon the successful completion of a Planned Plan Commission Meeting Minutes May 11, 2026 Page 2 Please note, these are draft minutes and may be amended until approved by the Common Council. Development. Cesafsky explained that if this were to be approved the contingencies would include the vacation of right-of-way, Daniel Russell’s purchase of that right-of- way, an approved Certified Survey Map combining the lots, and a stormwater management plan being approved by Engineering. Cesafsky explained that he had concerns with the development and thought that a better use was the traditional street development with individual lots. He also shared concern over special assessments and the inequity this lot would create when compared to assessments of other lots. Bill Boettcher, the architect for the owner stated that the development would mean less maintenance for the City without the street being built. Daniel Russell stated that they will be building high efficiency apartments. City Planner Hentschel raised concern about being able to get the same number of units out of the traditional layout with 8-unit apartments on seven individual lots which he believes would be a better fit for the area. Alderman Dan Dixon addressed the Plan Commission stating that he is against the driveway coming out to Dutchman Drive and said he feels the development cannot go in unless it comes out to Pumphouse Road. Daniel Russell confirmed with his engineer that the driveway could come out to Pumphouse Road but it would require utility connections in Pumphouse Road and a detour. Cesafsky stated that there would be no issues with that. Misfeldt asked if the developer has looked at splitting up the large building in which the developer replied with concerns about being able to offer tenants storage if they did that. Misfeldt also asked about the ponds and if there was enough space. Bill Boettcher stated that there are underground options for storage if needed. There was much discussion about the fit of this development and the right-of-way not being used for so many years. Motion by Tzanakis, seconded by Wilson to recommend the conceptual acceptance of the Patricia Street Conditional Use Permit with the requirement that a full development plan be brought back for consideration with a redesign to have the entrance on Pumphouse Road, all being contingent upon the right-of-way vacation, stormwater management plan, and approval of a Certified Survey Map combining all the lots and right-of-way. Roll call vote: Hubbard, Tzanakis, Misfeldt, Wilson, Varga, Trowbridge, and Normand Voting Aye. Cesafsky and Arneberg Voting No. MOTION CARRIED. 6. Cesafsky provided the background on the rezone request of Parcel 22908-3314-75369001 which is northwest of 1st Avenue and State Avenue. The request is to rezone from R-1B Single-Family to R-3B Multiple-Family Residence District. Eric Acker, the developer, stated that they plan to build twin homes resulting in 68 units. Misfeldt questioned why the request was to rezone to R-3B when R-2 would allow for twin home building. There was discussion about the City giving up control over what is built if it were to be rezoned to R-3B. The developer at that time could build something other than twin homes. Further discussion about this topic resulted in Acker stating they would not be opposed to requesting R-2 zoning and that he has zero desire to build rental units. City Planner Hentschel had concern about giving up our single-family zoning. Hentschel stated that a recent study showed that Chippewa Falls has, on a percentage basis, the same or more rental units as Eau Claire or Menomonie which are both college communities with Plan Commission Meeting Minutes May 11, 2026 Page 3 Please note, these are draft minutes and may be amended until approved by the Common Council. significant student housing. Misfeldt stated he considers twin homes to be single family with them giving a first-time home buyer the option to own one half of the building. Motion by Misfeldt, seconded by Hubbard to recommend Common Council approve the petition to rezone and conduct a public hearing to rezone Parcel 22908-3314-75369001 from R-1B Single Family to R-2 Two-Family. All present voting aye. MOTION CARRIED. 7. Adjournment Motion by Varga, seconded by Tzanakis to adjourn. All present voting aye. MOTION CARRIED. The Plan Commission meeting adjourned at 8:04 pm. Brandon Cesafsky, Secretary Plan Commission NOTICE OF PUBLIC HEARING CONDITIONAL USE PERMIT Notice is hereby given that the Plan Commission of the City of Chippewa Falls will conduct a public hearing in the Council Chambers, Municipal Building, 30 West Central Street, Chippewa Falls, Wisconsin, commencing at 6:30 pm on Monday, June 8, 2026 regarding: A Conditional Use Permit to construct of a 197-foot high monopole at 2900 Olson Drive with an antennae to propagate a private LTE network exclusively for the secure data transmission between Xcel Energy fixed assets. Following the hearing, the Plan Commission will consider adoption of a resolution granting the permit. A copy of the proposed resolution with the conditions of the proposed permit may be inspected at the office of the City Engineer in the Municipal Building at 30 West Central Street during regular office hours. Brandon Cesafsky Secretary, Plan Commission 2900 OLSON DRIVE LOCATION MAP Conditional Use Permit Resolution No. 2026-04 Page 1 of 2 CITY OF CHIPPEWA FALLS PLAN COMMISSION CONDITIONAL USE PERMIT RESOLUTION NO. 2026-04 TO CONSTRUCT A 197 FOOT HIGH MONOPOLE FOR THE SECURE DATA TRANSMISSION BETWEEN XCEL ENERGY FIXED ASSETS WHEREAS, on May 11, 2026 the Plan Commission of the City of Chippewa Falls, Wisconsin, received an application from Northern States Power Company - Wisconsin for a Conditional Use Permit to construct a 197’ high monopole with an antennae to propagate a private LTE network exclusively for the secure data transmission between Xcel Energy fixed assets, such as smart meters and substations on Parcel #22808-0332-01000000, 2900 Olson Drive, located in the City of Chippewa Falls; and WHEREAS, the Plan Commission received and evaluated the proposal in accordance with Municipal Section 17.47; and WHEREAS, the Plan Commission conducted a public hearing on Monday, June 8, 2026 at 6:30 pm after publication of a Class 2 legal notice and mailing of said notice to adjacent property owners, as required by Chapter 17.47 (5) of the Code of Ordinances of the City of Chippewa Falls, Wisconsin and hearing all comments and concerns. NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE PLAN COMMISSION OF THE CITY OF CHIPPEWA FALLS, WISCONSIN, that conclusions based on the previous two findings of fact and pursuant to Chapters 17.26 and 17.47 of the Code of Ordinances of the City of Chippewa Falls, that Conditional Use Permit Resolution No. 2026-04 is granted under the following conditions: a) The zoning for the parcel shall remain I2 Light Industrial. b) That the Hydro Lane Substation plan sheets dated 6/05/26 shall become part of the permit. c) Except as specifically provided herein, all regulations of the City Zoning Code shall apply. d) That this permit shall become null and void by non-compliance with this permit or related Codes or by application to the Board of Appeals for any Code variance for this facility. e) Chapter 17.47 (13) shall apply and this permit shall terminate if the use for which this permit is issued shall cease for a continuous two-year period. Conditional Use Permit Resolution No. 2026-04 Page 2 of 2 f) Modifications or changes to this permit may be made only by the Plan Commission after an application for amendment has been duly filed and notices and hearing requirements have been complied with. MOTION:_______________________________ SECONDED:____________________________ I hereby certify that the Plan Commission of the City of Chippewa Falls, Wisconsin, adopted the above Resolution on June 8, 2026 by a vote of ______ ayes, _____ nays and ______ abstentions. ATTEST: ________________________________ Brandon Cesafsky Secretary, Plan Commission All Fees Paid: _______ (Initial by Public Works) 06/05/2026 6:02:49 AM