[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_25":26},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","routes/v2/article/layout",{"_27":28,"_29":30},"notFound",true,"relatedArticles",[31,74,86],{"_32":33,"_34":35,"_36":37,"_38":39,"_40":41,"_42":43,"_44":45,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6483787,"mediaKeyId","5578148-9f4d22990b4518eed23dc2f26c0d6862","parentId",5578148,"title","Council adopts revised zoning code; commission warned to watch fee schedule, tree and park-impact changes","audioSeconds",635,"startMs",5835000,"endMs",6470000,"viewUrl","/Search/View?dp=1&key=5578148-9f4d22990b4518eed23dc2f26c0d6862&start=5835&end=6470","thumbnailUrl","https://assets.pipeline.soar.com/5578148-9f4d22990b4518eed23dc2f26c0d6862/thumbnail_5835000.jpg","articleUrl","/articles/6483787/Eau-Claire-City/Eau-Claire-County/Wisconsin/Council-adopts-revised-zoning-code-commission-warned-to-watch-fee-schedule-tree-and-park-impact-changes","mediaUrl","https://secure.pipeline.soar.com/6483787-98c78227d1bb269db90cfcbbbd9af9f9/orig.mp4?Expires=1770154588&Signature=oAYOJYeDse7d0NWCGCuv3wZ4lUaJ6u~fG50vyEKxx-05mVVDou48-0bkH2nhnnryXatKTabdzQ2AkHgWqihVWfkahLcX-oxwDbqDTgF-~N0piMsTlQoVb~vLslbIXObtWg~9z4ZvAzqwdHRde2Ka8MI4rdFVNJyhIfo93QVbMTMwPn2oBYM4WN9mPLJbioPdVZOkK3mUkOFAiRZX1EUEB24wncIVtQ~muvZrL8FiJE6VRz0ELz4UwVHKZ4hyf2xUwu7xXVIwTLsdwm-DMBo6n1pbX3Avcqgt4Fpkot1IG2AyBVUSf4flS74Mz3PyFymx~haxN5YM~JeooIzbXO3R~A__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Eau Claire, WI","date","2025-08-13T17:11:00Z","article","City council passed the city’s revised zoning code and a package of amendments the night before the Aug. 13 Housing Opportunities Commission meeting. Staff and commissioners reviewed the major changes and potential affordability impacts, including new fee schedules that have not yet been finalized.

What passed and timing

Staff reported the full code and its amendments were approved by council the previous evening and that the new code goes into effect Oct. 1. A set of technical cleanup amendments and an incorporated floodplain language addition will be considered in September; the full fee schedule tied to the new code is also pending and will appear in planning commission and council review in September.

Key changes reviewed

- Tree mitigation and exemptions: Staff said the code was amended to simplify tree mitigation for small infill parcels: projects that impact 10 trees or fewer have a simplified process (no full survey/site plan), while larger projects still require more detailed tree plans.

- Affordability exemption: The code contains language that exempts certain requirements for projects guaranteeing 25% of units at 60% county median income (CMI) if affordability is deed-restricted for 30 years. Staff characterized that change as an affordability incentive.

- Multifamily facade requirements: The commission was told that a previously proposed requirement of three facade elements for multifamily projects was reduced to two of seven elements; staff said the change was intended to allow lower-cost design options for projects seeking affordability.

- Randall Park: A motion to downzone a portion of Randall Park failed; the area will remain neighborhood residential, which allows 1–4 units by right (subject to setbacks and lot-size rules). Under the alternative general residential designation, 3–4 unit buildings would only be allowed on collector streets. Staff said the NR designation therefore allows broader housing types in the area.

Fee schedule and affordability concerns

Commissioners flagged two fee items that could materially affect project economics: a proposed park-impact fee (a draft figure in staff materials referenced roughly $1,600 per unit) and a tree mitigation fee that staff said could add several thousand dollars per lot under some proposals. Staff estimated, based on an example lot, that the combined effect of certain fees could add roughly $5,000 to the per-lot cost in some scenarios. Staff said the park-impact fee and tree-fee levels were still under review and would come before planning commission and council for finalization.

Why it matters: Commissioners stressed that fees and impact charges are passed into development costs and rents; several members asked for continued monitoring and an annual review process to track how the code’s practical application affects affordability over time.

Next steps

- Implementation: The new code is effective Oct. 1. Staff will pursue cleanup amendments and the floodplain language in September, then present finalized fee schedules to planning commission and council.

- Commission role: Staff and commissioners discussed the value of annual reviews of the zoning code to catch unintended consequences and identify opportunities for targeted amendments to protect affordability.","mediaType","Video","parentTitle","City of Eau Claire, WI - Housing Opportunities Commission","oneSentenceSummary","City council approved a revised zoning code and a number of amendments the night before the commission’s Aug. 13 meeting. Staff told commissioners the new code takes effect Oct. 1, with cleanup amendments and fee-schedule updates to follow; commissioners flagged park-impact and tree fees as likely to affect housing affordability.","taxTitle","Eau Claire City, Eau Claire County, Wisconsin","taxId",4140,"location","headline","","shortSummary",{"_32":75,"_34":35,"_36":37,"_38":76,"_40":77,"_42":78,"_44":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6483791,"Commissioners raise questions after modular Tenable Homes owners receive unexpected permit/invoice",417,6643000,7060000,"/Search/View?dp=1&key=5578148-9f4d22990b4518eed23dc2f26c0d6862&start=6643&end=7060","https://assets.pipeline.soar.com/5578148-9f4d22990b4518eed23dc2f26c0d6862/thumbnail_6643000.jpg","/articles/6483791/Eau-Claire-City/Eau-Claire-County/Wisconsin/Commissioners-raise-questions-after-modular-Tenable-Homes-owners-receive-unexpected-permitinvoice","https://secure.pipeline.soar.com/6483791-469297221bbaf51174e216d067c93859/orig.mp4?Expires=1770154588&Signature=fdKrrQkTwZWqOlIpjiiQpy0KsZ0vz3OHwrc-qUmyJxchUOmzeg-u066spjrz~TMOTPFJLlAz-v1R463FBYGyBSMnCmAkFmP25jTJcqZgSEZprdOwIB9vMnFQSXeqMu2WoaN1wvFjH8l1PlKVHhnqJ7Yt4-0j2wyWKxxLZljQnx9nBF7SMOy5eBMH75Nvfie2NGU8Lmnq4goMVeytH7lPs13E3gyGGispMf6F6vnmSdTzH3g75bM93~eEhDoA0-~3R5cMVMdML9XiFlGoQa0rK57eozStNmn4VvxCmrqO8NHzV1syca1UgxExAzlx1l3fBnHwHI4OSg08Sm5AfAbBsw__&Key-Pair-Id=KUT5TJCACFTXG","Commissioners raised concerns Aug. 13 after Tenable Homes homeowners received an invoice described in the meeting as a monthly parking-permit fee calculated in a manner staff said mirrors property-tax methodology.

What commissioners heard: Commissioner Filipczak (who described the Tenable Homes development on Folsom Street) said homeowners were surprised to receive an invoice that appeared to be roughly $1,900 (the transcript indicates the $1,900 figure in the discussion). Staff responded that manufactured homes are not assessed the same way as conventional stick-built homes and that the city’s assessor treats the charge as an invoice rather than a conventional property-tax bill for the unit. Staff also said that if Tenable Homes (the developer) later subdivides and sells the lots and the homeowner gains ownership of lot plus improvement, the assessing office indicated the invoiced charge would likely revert to a standard property-tax assessment on the lot and improvement.

Why it matters: Commissioners said unexpected recurring invoices reduce affordability and can undercut small-scale or innovative housing projects the commission wants to encourage. Several members asked staff to investigate the legal source and administrative origin of the invoice and to report back.

Key points from the meeting

- Project background: Commissioner Filipczak said the Tenable Homes modular homes are being sold for under $200,000 in several models; financing and subdivision logistics have been a challenge for buyers.

- The invoice: The homeowners received an invoice described in the meeting as a monthly parking-permit fee; commissioners and staff discussed whether it functionally replaces a property-tax assessment on the manufactured unit. Staff said the city assessed the amount using the same formula as property tax in the absence of a conventional property assessment on the unit.

- Staff follow-up: City staff said they would investigate the administrative or statutory authority that resulted in this invoice and follow up with commissioners. Council members and commissioners agreed the issue should be clarified before similar projects proceed or before commission recommendations on manufactured-home strategies are finalized.

Ending

Staff indicated they would return with more information; several commissioners and a council member said they would support clarifying whether the charge is set by state statute or local administrative practice and whether it can be modified to avoid unexpected affordability impacts for buyers.","Commissioners and staff discussed a parking-permit/invoice tied to modular/manufactured units in a Tenable Homes subdivision; staff said manufactured units are not assessed as real property and said they are investigating how the invoice was calculated and whether a state or local rule governs that charge.",{"_32":87,"_34":35,"_36":37,"_38":88,"_40":89,"_42":90,"_44":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6483795,"Housing commission forms subcommittee to revise flexible housing fund scoring and push RFP this fall",3474,426000,3900000,"/Search/View?dp=1&key=5578148-9f4d22990b4518eed23dc2f26c0d6862&start=426&end=3900","https://assets.pipeline.soar.com/5578148-9f4d22990b4518eed23dc2f26c0d6862/thumbnail_426000.jpg","/articles/6483795/Eau-Claire-City/Eau-Claire-County/Wisconsin/Housing-commission-forms-subcommittee-to-revise-flexible-housing-fund-scoring-and-push-RFP-this-fall","https://secure.pipeline.soar.com/6483795-e6fd3f0e89e703ca1f1dcf33b91dfe35/orig.mp4?Expires=1770154588&Signature=JH42vVbQUj9~ClQEIolrdvO9C86zD-xnDCi2lazgvVnZ6ycaM~1xRlbkoanTVGi7-2DYcJPblLIvJ1rVPxCYC2aA5ApBLi4f5yQ4FylQWaNLaMnRv~ZORQhAIVA90a3vFA4QCAz686W6a5vZ97FxKM1AuJ8k6QrNw-0xrHqhBYmj7txSVOtwhsFjNdatQeRawwJUruuyhhaox7fb4DPRSlLYPhQi7yqyH8M6ktObLUennYniCpuXp1gONpO2EbLfZTAJE2Jtf8nNVb~2aO9UdexJ6YeyBTQ1a8rc974Abk7B4EQIoNQCKJgEgAAQHrxuL4Q4aJYvB9f~QQfYMUa4yA__&Key-Pair-Id=KUT5TJCACFTXG","The Housing Opportunities Commission met Aug. 13 and moved to create a subcommittee to revise the scoring matrix and recommend how to allocate the city’s flexible housing fund, a CIP account that currently shows a $535,000 balance.

The commission heard that the balance — referred to repeatedly by staff as $535,000 — is CIP money derived from ARPA and therefore must be used for capital expenditures tied to physical assets rather than for programmatic payments such as down-payment assistance. Staff also told commissioners the commission’s prior scoring matrix was based on the state LIHTC (Low-Income Housing Tax Credit) scoring system and may not fit rehab, scattered-site or non-LIHTC projects well.

Why it matters: commissioners said time is short to obligate or encumber the funds this year and that a clear, equitable scoring framework is needed so staff can release an RFP and encumber funds before the end of the calendar year if council approves. Several commissioners emphasized they did not want the award process to funnel all funding to a single, large developer or to favor a single project type.

Key details

- Fund balance and rules: Staff confirmed a balance of $535,000 in the flexible housing fund and said the account is part of the city’s capital improvement plan. As CIP funding, it must be tied to a physical asset; it cannot be used solely for intangible supports. Staff said some CIP carryover may be possible but not indefinite and recommended encumbering funds this calendar year where feasible.

- Scoring matrix background: The packet included the matrix used in the 2023 award round; staff said it followed LIHTC scoring closely (income targeting, mixed-income incentives, unit mix, supportive services, location and financial leverage), which makes the rubric strongly suited to LIHTC-style developments and less well suited to smaller rehab or scattered-site projects.

- Timeline and public process: Staff outlined the intended timeline: the commission’s recommendation would go to council after the commission approves criteria; council’s budget approval in November could finalize the 2026 CIP allocation (a tentative $250,000 was in the 2026 draft). If council approves a recommendation at the September meeting, staff said an RFP could be released quickly (the night council approves or the following day) so applicants could be evaluated before funds must be encumbered.

Commission action

- The commission voted to form a publicly noticed subcommittee to revise or propose options for the scoring matrix and bring recommendations back to the full commission at its Sept. 10 meeting for a commission vote and a subsequent council recommendation. The motion passed by voice vote; the commission did not record a roll-call tally in the transcript.

Discussion highlights and options considered

- Commissioners debated whether to keep the existing matrix, make targeted edits to better capture rehab and smaller projects, or create an entirely new rubric. Several members favored keeping the RFP flexible to attract a wider range of applicants, while others urged creating simplified application routes for smaller or nontraditional applicants (for example, community nonprofits or organizations that could manage multiple small-owner rehab projects).

- A staff suggestion discussed by commissioners: split the funding into tracks (for example, new construction vs. rehab, or rental vs. homeownership support) rather than awarding all funds to a single project. Staff noted splitting increases complexity but is feasible.

- Commissioners also discussed the practical advantage of inviting applicants to present proposals to the commission as part of the evaluation — an approach used in the prior round.

Next steps and follow-up

- The subcommittee (to be publicly noticed and include commissioners who volunteer) will produce two to three options (for example: keep the matrix, narrowly edit it, or a simplified alternative) and present them to the full commission on Sept. 10.

- If the commission approves a recommendation in September, staff intends to present it to the first available council agenda after that meeting with the goal of releasing an RFP promptly upon council approval.

- Staff and commissioners said any final award would require an executed contract obligating the recipient to deliver what they applied to do; staff described standard clawback provisions used in competitive awards.

Ending

Commissioners emphasized they would rather not rush a wholesale rewrite of the evaluation rubric but did want a publicly defended, equitable process and recommended the subcommittee produce options quickly so the commission can meet RFP and encumbrance deadlines this calendar year.","The Housing Opportunities Commission discussed use of $535,000 in flexible housing CIP (ARPA) funds, agreed the money must be used for capital expenditures, and voted to form a subcommittee to produce alternate scoring options for the commission to consider at its Sept. 10 meeting so a final recommendation can go to city council this fall.","actionData","errors"]

Article not found

Council adopts revised zoning code; commission warned to watch fee schedule, tree and park-impact changes

Commissioners raise questions after modular Tenable Homes owners receive unexpected permit/invoice

Housing commission forms subcommittee to revise flexible housing fund scoring and push RFP this fall