La Crosse City Plan Commission – November 2, 2026

The City Plan Commission met at 4:00 p.m. on November 2, 2026, in Council Chambers. All commissioners appeared present. The commission approved prior meeting minutes and moved through development agreements, rezoning requests, a surplus-property resolution, a quit claim deed, and an industrial-park plan review. Staff also gave an update on the zoning/subdivision code project; no final action was taken on that update.

Consent Calendar

• Approved the minutes of the prior meeting (motion by Commissioner Yeager; second by Commissioner Bjornstad). One abstention was recorded; the abstaining commissioner was not identified in the transcript, and no opposition was noted.

Public Comments & Testimony

• Spencer Nicolati, owner of 400-402 Copeland Avenue, supported the rezoning to convert the commercial unit to a two-bedroom apartment. He said the building has 12 affordable sleeping rooms upstairs and a one-bedroom apartment downstairs; the commercial space had housed a karate studio that vacated, and he expected residential demand to fill faster than commercial demand.
• Sean Horstman, property owner at 1536 Wood Street, spoke in support of the duplex rezoning. The commission had already voted on the item before his comments.

Discussion Items

• 26-0975 – 1552 Kane St. purchase and development agreement: Staff recommended approval of the agreement with Northside Neighborhood Center, Inc., saying it would hold the center to proposed renovations and require the property to remain taxable for 20 years. Commissioner Trost asked about the assessed value used for taxes; staff said the estimate was in the RFP/proposal but did not recall the figure. Motion by Commissioner Yeager, second by Commissioner Sciammas; approved with no opposition or abstention.
• 26-1005 – 400 & 402 Copeland Ave. rezoning: Staff recommended changing the property from Light Industrial to Special Multiple Dwelling to allow conversion of first-floor commercial space to residential use, noting the building is nonconforming and the change would add housing units. The owner, Spencer Nicolati, said the commercial space had been vacant for a couple months, the building is set up for a two-bedroom apartment, and the area is primarily residential. Motion by Commissioner Trost; approved with no opposition or abstention.
• 26-1042 – Island Street parcel split: Commissioner Yeager recused herself. Staff explained the parcel is split-zoned light and heavy industrial; the owner wants to subdivide the paved parking area from the vacant dirt lot and sell the remainder, which requires uniform zoning. Staff said heavy industrial is allowed by the comprehensive plan and consistent with nearby heavy industrial uses, including a salvage yard. Motion by Commissioner Sciammas, second by Commissioner Bjornstad; approved with no opposition or abstention.
• 26-1055 – 1536 Wood St. duplex: Staff recommended rezoning from Single Family Resident to Residence District. The property had been a legal non-conforming duplex but lost that status after one unit was vacant for more than 12 months; staff said no modifications were needed and the use is consistent with the comprehensive plan. Motion by Commissioner Gallager, second by Commissioner Yeager; approved. Property owner Sean Horstman later spoke in support.
• 26-1062 – 2710 Quarry Road surplus property: Staff recommended declaring the previously subdivided two-parcel area surplus to begin an RFP process for sale. The commission adopted an amended resolution that staff said clarified and properly tied the resolution to the certified survey map and legal descriptions. The amended version passed with no opposition or abstention.
• 26-1063 – 510 9th St. S rezoning: Staff recommended changing from Planned Development General to Planned Development Specific for conversion to residential apartments, citing 51 affordable housing units, 53 parking spots, and community space. Staff said the exterior would not change significantly beyond renovations. A developer representative was present in support. Motion by Commissioner Sciammas, second by Commissioner Yeager; approved with no opposition or abstention.
• 26-1094 – Quit claim deed to RDA: Staff explained this would transfer about 2,300 square feet from a city/parks parcel in the River Point District back to the Redevelopment Authority, to be combined with a Cowboy Jacks development parcel for an outdoor venue. Staff said the RDA had approved the project and supported the certified survey map. Motion by Commissioner Sciammas, second by Commissioner Yeager; approved with no opposition or abstention.
• 26-1141 – 3131 Commerce St. plan review: Staff recommended approval of Torrance Casting’s building addition on the west side of its existing building in Interstate Industrial Park. The addition would expand caster, pattern, and molding production; staff said it met covenant requirements for use, standards, setbacks, and building materials and had city staff approvals. Motion by Commissioner Yeager, second by Commissioner Gallager; approved with no opposition or abstention.

Zoning Code Update

• Staff reported that neighborhood-association meetings were complete and final outreach was continuing with organizations including the chamber, LBA, NLBA, and Builders Association. Staff was editing drafts of Article 1 (nonconforming uses, Board of Zoning Appeals, definitions) and reviewing Articles 2–5, including design standards, basic zoning districts, and additional area regulations such as bed-and-breakfast rules.
• Staff said drafts would be sent to the Plan Commission and Common Council before legislation is introduced. The tentative timeline is introduction in December for the January cycle, with a push to February acceptable. Staff planned three public meetings on the rezoning maps, final districts, permitted uses, and setbacks before Thanksgiving, possibly early December.
• Commissioner Trost asked whether stakeholders had been met with at least twice and whether language changed; staff said largely yes, neighborhood associations had been met at least four times, business/industrial groups more than twice, and Friends of the Marsh many times; changes had been made. Commissioner Sciammas raised timeline concerns from a joint meeting; staff said most draft sections were expected by the next week, conservatively 80–90% complete, and that internal review with the attorney’s office and inspections had slowed the schedule. No vote was taken.

Key Outcomes

• Approved all development, rezoning, surplus-property, quit claim deed, and plan-review items on unanimous voice votes, except for one abstention on the minutes and Commissioner Yeager’s recusal on 26-1042.
• Adopted the amended 26-1062 resolution for 2710 Quarry Road.
• Zoning/subdivision code update remains in drafting; staff targets a December introduction for the January cycle, with February as a fallback, and plans public map meetings before Thanksgiving or in early December.