[PAGE 1]
JOINT PLAN COMMISSION MEETING & VILLAGE BOARD MEETING
VILLAGE HALL
4128 HUBERTUS ROAD, HUBERTUS, WISCONSIN
FEBRUARY 5, 2026
7:00P.M.
Pursuant to the requirements ofS ection 19.84, Wis. Stats., notice is hereby given ofa meeting of the
Village ofR ichfield Plan Commission, at which a quorum oft he Village Board may attend in order to
gather information about a subject which they have decision making responsibility. The meeting will be
held at the above noted date, time, and location. Notice of Village Board Quorum, (Chairperson to
announce the following ifa quorum oft he Village Board is in attendance at the meeting: "Please let the
minutes reflect that a quorum of the Village Board is present and that the Village Board members may be
making comments under the Public Comments section of the agenda, during any Public Hearing(s} or if
the rules are suspended to allow them to do so").
1. Call to Order/ Determination of Quorum
a. Village Board
b. Plan Commission
2. Verification of Open Meetings Law Compliance
3. Pledge of Allegiance
4. JOINT PUBLIC HEARING
a. Discussion regarding a new telecommunications tower proposed to be located at 3054
Beechwood Industrial Court (TNK: V10_088200F)-Michael Howley on behalfofBTS
Towers, LLC., Petitioner/ Rick & Allison Dresang (dlbla RAD investments LLC}, Property
Owner
b. Discussion and possible recommendation to the Village Board regarding Ordinance 02026-
02-01, An Ordinance Rezoning 10.713-acres of Property at 3205 Pleasant Hill Road
Identified by Tax Key V10_025500X from A-2 to 1-1 - Vincent R Diorio Revocable Living
Trust, Petitioner
5. PLAN COMMISSION APPROVAL OF MINUTES
a. January 8, 2026 - Regular Meeting
6. JOINT PLAN COMMISSION & VILLAGE BOARD DISCUSSION/ ACTION ITEMS
a. Discussion and possible recommendation to the Village Board regarding Ordinance 02026-
02-01, An Ordinance Rezoning 10.713-acres of Property at 3205 Pleasant Hill Road
Identified by Tax Key V10_025500X from A-2 to I-1- Vincent R Diorio Revocable Living
Trust, Petitioner
i. Plan Commission Action
ii. Village Board Action
b. Discussion and possible recommendation to the Village Board on the petition for a Certified
Survey Map (CSM) to create One (I) Lot for a portion of property located at 3205 Pleasant
Hill Road (TNK: VI O 025500X) - Vincent R Diorio Revocable Living Trust, Petitioner
i. Plan Commission Action
ii. Village Board Action
7. VILLAGE BOARD ADJOURNMENT
8. PLAN COMMISSION DISCUSSION/ACTION ITEMS
a. Discussion/ Action on a Plan of Operation Review for Rollin' Transport proposed to be
located at 3205 Pleasant Hill Road (TNK VI 0_ 025500X) - Vincent R Diorio Revocable
Living Trust, Petitioner

[PAGE 2]
b. Discussion and possible recommendation to the Village Board on the petition for an "Rural
Accessory Building Designation" for property located at 4385 Elmwood Road (TNK:
Vl 0_ l l 6900A) - William Rather, Petitioner
c. Discussion/A ction regarding a new telecommunications tower proposed to be located at 3054
Beechwood h1dustrial Court (TNK: Vl 0_ 088200F)-Michael Howley on behalfo fB TS
Towers, LLC., Petitioner/ Rick & Allison Dresang (d/bla RAD Investments LLC}, Property
Owner
d. Discussion/A ction on a Plan of Operation Review for The Forge restaurant proposed to be
located at 2102 STH 164 (TNI(: Vl0_008000B)-Shaun Bowe, Petitioner/ Pleasant Hill
Land LLC, Property Owner
9. PLAN COMMISSION ADJOURNMENT
Additional explanation of items on the agenda can be found on the Village's website at
www.richfieldwi.gov. Notification of this meeting has been posted in accordance with the Open Meeting
Laws of the State of Wisconsin. It is possible that members ofand possibly a quorum of members of
other governmental bodies of the municipality may attend the above stated meeting to gather information;
no action will be taken by any governmental body at the above stated meeting other than the
govermnental body specifically referred to above in this notice. Requests from persons with disabilities
who need assistance to participate in this meeting or hearing should be made to the Village Clerk's Office
at (262) 628-2260 with as much advance notice as possible.

[PAGE 3]
5 a

[PAGE 4]
Village of Richfield
4128 Hubertus Road
Plan Commission Meeting Minutes
January 8, 2026 I 7:00 PM
1. Call to Order / Determination of Quorum
a. Plan Commission
The Plan Commission meeting was called to order at 7:04 PM by Chairman Otto. A quorum of the Plan
Commission was present.
Plan Commission Members Present: Chairman Jim Otto, Vice-Chairman Dan Naze, Trnstee Pam
Schmitt, Commissioners Kurt Bartel, Brett Wittig, Bob Bilda & Heidi Woelfel
Also Present: Administrator Jim Healy and Administrative Services.·(cgordinator, Brad Calder
2. Verification of Open Meetings Law Compliance
The Village Administrator stated that the agenda had btjenposted and ovu, •.v
3. Pledge of Allegiance
4. APPROVAL OF MINUTES
a. December 4, 2025 - Regular.lV[eeting Minutes
Motion by Vice Chairman Naze to appro'v'e.tlreiilin~tes for December 4, 2025, as presented. Seconded by
Commissioner Woelfel. Motion carried unanimouslyb:,r voice vote,''
5. PLAN coMM1ss1QN»1scuss10N fkcT10NrrEMS
pos~ible
a. Discnssioq_!Ula: recommenlJatioqJ§:J:neYill3ge Bollrd on the petition for a
Certified \~ryey Map (Q~M) to creaJe fy'o(2) Lots.foYthe property located at 1810
(TN!(: f r!i'IM: Dalo Oet, Daw P•ld: l!!lcelpt II;
I

[PAGE 12]
Docusign Envelope ID: 9E7AF024-5BEB-4ADB-96CB-978D20A8401E
October 13, 2025
To Whom It May Concern:
My name is Toufikul Islam, and I am a Radio Frequency Engineer at Verizon Wireless
engaged in the development, deployment and optimization ofVerizon's network. My job
duties include responsibility over the placement of the mobile service support structure
being proposed by Verizon Wireless and BTS TOWERS, LLC ( dba Vertical Bridge
VBTS, LLC), at 3054 Beechwood Industrial Court, Richfield, Wisconsin, 53033 on the
RAD Investments, LLC property with a parcel number of VlO _ 088200F (the "Proposed
Communication Facility").
Based upon my radio frequency experience and familiarity designing the Proposed
Communication Facility, I can attest that the proposed antennas will comply with the
FCC regulations and radio frequency radiation standards, will not interfere with public
telecommunications, and will meet Verizon's coverage objective.
Furthermore, based upon my radio frequency analysis, there is no existing tower or
suitable structure within the search area that would meet Verizon's coverage objective or
result in the same mobile service functionality, coverage and capacity that the Proposed
Communication Facilty would provide. Specifically, I reviewed the existing
communication towers located at 2903 Highway 167, Richfield, WI 53076 (43.249761; -
88.184841) and the tower east of Bark Lake Road and Appleton Avenue, Germantown,
WI 53022 (43.224725; -88.176392) and verified that collocation on these structures
would not achieve Verizon's coverage objective.
Sincerely,
Nov 5, 2025
Sr RF Engineer

[PAGE 13]
c:f_p
B+T GRP
December 18th , 2025
Jen Schaumburg B+T Group
The Towers, LLC 1717 S. Boulder, Suite 300
750 Park Of Commerce Drive, Suite 200 Tulsa, OK 74119
Boca Raton, Florida 33487 (918) 587-4630
btwo@btgrp.com
Subject: Fall Certification Letter
Arcosa Designation: Arcosa Project Number: B895
Arcosa Site Name: Hubertus (US-Wl-5416)
Engineering Firm Designation: B+T Group Project Number: 25-004782
Site Data: Hubertus (US-Wl-5416)
150' Monopole
To Whom it May Concern:
As Requested by Arcosa Telecom Structures on behalf of VB BTS, LLC, B+ T Group is pleased to submit
this "Fall Certification Letter" for the 150' Monopole to be constructed at the Hubertus (US-Wl-5416) site.
This pole will be designed in accordance with the TIA 222-G standard for Village of Richfield /Washington
County, WI. The pole will be designed to support antennas and transmission lines for four wireless
carriers. The design criteria are more particularly described as follows:
Design Wind Speed: 115mph 3-sec gust (no ice), 40mph 3-sec gust (0.75" ice)
Structure Class: ll
Exposure Category: C
Topographic Category: 1
145'-Wireless Carrier 1 (CaAa= 42,000 sq in w/ (18) 1 5/8" transmission lines
134'-Wireless Carrier 2 (CaAa= 30,000 sq in w/ (12) 1 5/8" transmission lines
124'-Wireless Carrier 3 (CaAa= 40,000 sq in w/ (12} 1 5/8" transmission lines
114'-Wireless Carrier 4 = One 6' MW Dishes (6 GHz) with (9) 1.625 coax
It is our understanding that this Monopole structure will be designed such that, if a failure were to occur
due to a significant storm or other event, the pole would fall within a radius of 35' from the base of the
structure. Although the pole would not be designed to fail, stronger sections that required by analysis
would be provided in the lower sections of the pole, resulting in an increased safety factor in the lower
sections. In the highly unlikely event that this pole were to experience operational failure due to
catastrophic wind loading, the design would enable the pole to fail through compression buckling. Failure
in this manner would result in the upper portion of the pole buckling and folding over the lower portion,
resulting in a fall radius of 35' from the base of the pole. This opinion does not consider unpredictable
extreme catastrophic events for which the structure is not designed. However, any damage to
surrounding property caused by the pole failing during such an event would be relatively insignificant
when compared to the damage caused to the surrounding property by the event itself. Please contact us
should you have any questions concerning the safety and design of the monopole.
Letter prepared by: Clint Coody
Respectfully submitted by: B+T Group
Brad. R. Milanowski, P.E.

[PAGE 14]
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[PAGE 16]
PROPOSEO !:.' LIGHTNING RoDl
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VERTICAL BR OGE FOR VERIZON WIREL[SS
l-'ROPOSF.06' HIGH CHAIN LINK ~l:NCEl
jPARll/1.lLY SHOWN FOR CLAJ~ITY) NOTES
1. TERRIi CONSVLTING GFIOUl-'"S SCOPE Of' WORK
DOES NOi INCLUDE A STRLICTURN. EVALUATION
Of fHIS TOWER OR STRUCrvRl~.NEl"I SITE ELEVATION
'~lf;.IC G l R 5 A T D IN E I '.; P T A H N LA E T N E T N H O l< A W l V A E . E S R A N O N O O R T , E S S .O E lR E IJ V N I C P ' i l M : U V E R M N .E T \J : S A >- H ! T A O E S O W lH N TO E O C V N A f T ; ? R H A lF I C S Y I T 'Y
tO AOCOIJATE.LY SUPPORT THESEANTENJt.AS.
PRIOR TO AAY ANTF.NNA OR EQUIPMENT
I T N H S E T T A O L W L/1 E 1 R " I O 0 R N, S A T S R W U U C C T T U U R R E A . L IN E C - L V U A D tU IN A G ll O ,._l N l O F ANT-1
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SHOlA_O SE PERFOf
Sent: Thursday, January 29, 2026 1: 26 PM
To: Brad Calder
Cc: Jim Healy
Subject: RE: Couple of Additional Items for Richfield/Hubertus Tower
Will do. I will request now.
Mike
From: Brad Calder 
Sent: Thursday, January 29, 2026 1:23 PM
To: Michael Howley 
Cc: Jim Healy 
Subject: RE: Couple of Additional Items for Richfield/Hubertus Tower
Mike,
Would you be able to provide us with plan showing the location and number of arborvitae on the north
and east sides of the enclosure.
Brad
Brad Calder
Administrative Services Coordinator
Village of Richfield
4128 Hubertus Rd.
Hubertus, WI 53033
(262) 628-2260 ext. 113
This message originates from the Village of Richfield. It contains information that may be confidential or privileged and is
intended only for the individual named above. It is prohibited for anyone to disclose, copy, distribute, or use the contents
of this message without permission, except as allowed by the Wisconsin Public Records Law. If this message is sent to a
quorum of a governmental body, my intent is the same as though it were sent by regular mail and further e-mail
distribution is prohibited. All personal messages express views solely of the sender, which are not attributed to the
municipality I represent and may not be copied or distributed without this disclaimer. If you have received this message in
error, please notify me immediately.
From: Michael Howley 
Sent: Thursday, January 29, 2026 10:31 AM
To: Brad Calder 
1

[PAGE 19]
Cc: Jim Healy 
Subject: RE: Couple of Additional Items for Richfield/Hubertus Tower
Good morning.
The fence is a 6' zinc colored, chain link style with 3 strands of barbed wire on top, for an overall height of 7'. Fence
specifications attached above. Some jurisdictions prefer the barbed wire and others do not. The barbed wire can be
removed if the village prefers.
As you reference, we would defer to the plan commission with respect to the necessity of landscaping at this particular
location. If landscaping is desired, we would suggest a landscape design consisting of 6' arborvitae, spaced 8'
apart. Again, we understand that it is the prerogative of the plan commission, but if landscaping is desired, it would
seem that landscaping along the north and/or east side of fence makes the most sense. Kindly advise as I could get a
visual prepared for your review.
The tower will not be lit.
Please feel free to call me at your convenience if you need any further clarification.
Thanks,
Mike
630/240-3253
From: Brad Calder 
Sent: Wednesday, January 28, 2026 2:31 PM
To: Michael Howley 
Cc: Jim Healy 
Subject: Couple of Additional Items for Richfield/Hubertus Tower
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[PAGE 24]
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[PAGE 25]
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[PAGE 26]
12.05
Telecommunication tower
Description: a freestanding tower with or without an equipment compound that is intended
for the placement of 1 or more mobile service facilities.
NOTE: This definition is based on the corresponding definition in § 66.0404, Wis. Stats.
Vehicle parking: 1 space.
Supplemental standards:
A. Legislative findings. The Village Board makes the following legislative findings with regard
to telecommunication towers providing mobile telecommunication services:
(1) The State Legislature passed 2013 Wisconsin Act 20 [Section 1269(!)] that imposed limits on
local municipalities with respect to regulating telecommunication facilities within their
jurisdictions.
(2) The federal government adopted the Telecommunications Act of 1996 which established
various requirements relating to telecommunication facilities.[1]
(3) The regulations in this section are intended to promote the public health, safety, and welfare,
while at the same time not 1mduly restricting the development of needed telecommunications
facilities.
(4) The regulations in this section are intended to accomplish the following purposes, to the
fullest extent permitted by law:
(a) Protect the visual character of the Village from the potential adverse effects of
telecommunication facilities;
(b) Ensure that a competitive and broad range of telecommunications services and high-quality
telecommunications infrastructure are provided;
( c) Create and preserve telecommunication facilities that will serve as an important and effective
part of the Village's emergency response network;
(d) Minimize the number of towers by requiring collocation; and
(e) Avoid damage to adjoining properties by establishing setback standards.
B. Federal requirements. A telecommunication tower must comply with all applicable
requirements of the Federal Communications Commission, the Federal Aviation Administration,
and any other federal agency with authority to regulate telecommunication facilities. In the event
of a conflict between federal law and this section, federal law shall prevail.

[PAGE 27]
C. Single parcel. The fall zone and all stmctures related to the telecommunication facility must
be located on a single parcel, including the tower, equipment compound, and anchor points for a
guyed tower.
D. Setbacks. The center of the tower shall not be located closer to a property boundary line than
the height of the tower. If the lot hosting the proposed tower is not located adjacent to a parcel
where a single-family residence may be located and the applicant submits an engineering
certification with the application that shows the fall zone is smaller than this distance, the fall
zone shall be the smaller calculated area, unless the Village provides the applicant with
substantial evideoce that the engineering certification is tlawed.[2] The fence around anchor
points for a guyed tower must be located at least 25 feet from a property boundary line.
E. Security fencing. A tower and related equipment compound consisting of equipment
buildings, shelters, and cabinets, must be enclosed by a security fence (height and material to be
established through the site plan review process). If the tower is a guyed tower, each of the
anchor points must be enclosed by a security fence.
F. Lighting. A tower or any attachment shall not be artificially lighted, except when specifically
required by a state ageocy, the Federal Aviation Administration, or another federal authority.
Such required lighting must be the least obtrusive to the surrounding views.
G. Aesthetic requirements. All users of the Village right-of-way shall comply with the
following aesthetic standards:
(1) In areas where facilities are currently nonexistent or underground, undergrounding is
required.
(2) No new aboveground structures, including collocations on existing structures, shall be placed
within 500 feet of historic structures or historic districts designated by the National Register of
Historic Places in Wisconsin or listed on the State Register of Historic Places. The 500-foot
separation is waived for installations that are completely concealed from view, or are not visible
from locations where the historic structure can be observed.
(3) Attachments to existing structures shall be designed to be flush with the existing structure as
much as can reasonably be done, shall be a color that matches the existing structure and shall be
the smallest size possible to reasonably accommodate the intended purpose. If the structure to
which the attachment is made changes color due to repainting, resurfacing or other means, the
attachment shall be modified to match the new color.
(4) Any party objecting to the requirements of this subsection shall have an opportunity to
demonstrate that the requirement constitutes an effective prohibition in violation of state or
federal law as set forth in§ 170.370.

[PAGE 28]
H. Equipment buildings. The exterior of equipment buildings, shelters, and cabinets exceeding
1,500 cubic feet must be covered with building materials typically used on buildings found in the
area.
I. Emergency power system. A backup generator may be placed within the equipment
compound. [3]
J. Identification sign. An identification sign no larger than 18 inches by 24 inches must be
placed in a visible location near the base of the tower that lists 1) the name of the tower owner, 2)
the Federal Communications Commission identification number, and 3) a telephone number to
contact in case of an emergency.
K. Accommodation of other users on new towers (collocation). A tower over 150 feet in
height, along with the tower site and all support facilities and appurtenances, must accommodate
at least 2 additional users, unless the Zoning Administrator determines that evidence presented
by the tower operator demonstrates it is not technically feasible to do so. Further, the tower
operator and their successors in interest must allow other users to use the tower, the tower site,
support facilities, and appurtenances at fair market rates as negotiated by those parties. If the
Plan Commission determines the tower operator has made access to the tower and tower site
unfeasible, the Zoning Administrator shall notify the tower operator via registered mail of such
determination. If the tower operator does not take corrective action within 45 days of such
determination, the permit for that tower shall become null and void and the tower shall be
removed and the site restored within 90 days of such determination.
L. Requirement for collocation. A new tower shall only be permitted if the applicant
demonstrates with a sworn statement that collocation on an existing or planned tower within the
applicant's search ring would not result in the same mobile service functionality, coverage, and
capacity; is technically infeasible; or is economically burdensome to the mobile service
provider.[4] If the applicant does not provide such analysis and sworn statement, the application
for a new tower shall be denied.[5]
M. Collocation review. The collocation of an antenna or antenna array on an existing tower is
permitted subject to site plan, building plan, and plan of operation review.
N. Landscaping. Landscaping must be placed around the equipment enclosure and anchor points
for guyed towers consistent with a landscaping plan as approved by the Plan Commission. After
reviewing the location of the facility and the visibility of the facility from public rights-of-way
and adjoining properties, the Plan Commission may waive this landscape requirement or defer
the requirement to a later date.
0. Lease agreement. If the operator of the telecommunication tower does not own the land
where the facility is to be located, the property owner and the operator must execute a lease
agreement prior to any land-disturbing activity. Such agreement shall be binding on future

[PAGE 29]
prope1ty owners and future operators and shall address the rights and responsibilities of each
party with respect to Subsections and of this section.
P. Ongoing maintenance. The subject property must be maintained and kept in a good
condition, so as not to become a nuisance as determined by the Plan Co1mnission. Proper
maintenance includes regular lawn and landscaping care, and painting and regular care of
building(s), fences, towers, and other improvements. Additionally, the site must be kept clear of
junk and debris.
Q. Termination of approval. If the Zoning Administrator determines that the tower is unsafe or
otherwise defective or that the tower has not hosted an operational antenna for a continuous
period of 12 months, the Administrator shall follow the procedure outlined in Article 5 relating to
termination of the approval. Within 90 days after the date of termination, the property owner
shall remove the tower, equipment cabinets, and all related equipment and improvements that are
part of its communication facilities and restore the site to the satisfaction of the Zoning
Administrator. In the event such work is not done within the specified period, the Village shall
have the right to use the financial guarantee as required by this section to pay for such work.
R. Financial guarantee. Prior to issuance of a building permit authorizing construction of a
tower, the applicant must submit a financial guarantee in the amount of $20,000 to the Village
subject to the requirements in Article 5 of this chapter.[6] The financial guarantee shall be held
until the tower and related improvements are removed and the site restored to the satisfaction of
the Zoning Administrator.
S. Third-party consultant. The Zoning Administrator may, at the applicant's expense, hire a
third-party consultant to conduct an objective analysis of the submitted materials including the
application, calculation of the fall zone, and certification that collocation is not possible. The
third-party consultant may not charge the applicant for any travel expenses incurred in such
review.[7]
T. Duration of approval. The approval authorizing a telecommunication tower shall run with
the land and shall be binding on successors in interest.[8]
[1] Commentary: In particular, see§ 704 of the Act.
[2] Commentary: See§ 66.0404(2)(g), Wis. Stats.
[3] Commentary: See§ 66.0404(4)(j), Wis. Stats.
[4] Commentary: See§ 66.0404(2)(b)6, Wis. Stats.
[5] Commentary: See§ 66.0404(2)(e), Wis. Stats.
[6] Commentary: See§ 66.0404(4)(±), Wis. Stats.
[7] Commentary: See § 66.0404(4 )(±), Wis. Stats.

[PAGE 30]
4 b
6 a

[PAGE 31]
VILLAGE OF RICHFIELD
PLAN COMMISSION COMMUNICATION FORM
MEETING DATE: Febrnaiy 5, 2026
SUBJECT: Rezoning for a portion of property (10-713.acres) from A-2 to A-1 - located at 3205
Pleasant Hill Road (Tax Key: V10_025500X) - Vincent R Diorio Revocable Living
Trust, Petitioner
DATE SUBMITTED: Januaiy 29, 2026
SUBMITTED BY: Jim Healy, Village Administrator
POLICY QUESTIONS: DOES THE PLAN COJ\llvl/SSION WISH TO RECOMMEND APPROVAL TO THE VILLAGE BOARD FOR THE
PROPOSED REZONING OF THE SUBJECT PROPERTY?
ISSUE SUMMARY:
Single Family
Two Family
Walkable Hamlet Mixed Use
1111
Commercial
Limited Commercial
Busi!iless Mixed Use
In October of 2025, the Village Board
unanimously approved an Ordinance
Amendment to change the Future Land Use
Map from "Single Family" to "Business
Mixed Use", a Zoning Designation which
supports the I-1, Light Industrial District.
Tonight, the applicant is Vincent R. Diorio
Revocable Living Trust and they have
petitioned to rezone a portion of the subject
prope11y from A-2, General Agricultmal
District to 1-1, Light Industrial District.
In the 1-1, Light Industrial Zoning District, the Minimum Lot Size is 1-acre. This proposed revision is compliant with that
provision. The proposed site also complies with the Setbacks on the Front Yard (30'), Side Yard (10'), and Rear Yard (25 ').
In terms of Minimum Lot Frontage, this proposed area has greater than the required 75' standard (340'). As for the
Impervious Surface, Maximum given that the proposed parcel is 10.713-acres, 60% of that amount would equate to 6.478-
acres which this site has approximately one-half of that amount covered in impervious surface. Therefore, this standard
also complies. This proposed parcel is also greater than 150' in Lot Width, which is the standard. Lastly, with this building
being less than 1-acre in size, it more than complies with the Building Coverage Maximum Standard of 40%.
Regarding the Rezoning petition for a Zoning Map Amendment, our Code states the Plan Commission "in making its
recommendation and the Village Board in making its decision shall consider thefollowingfactors:
J) Whether the amendment is consistent with the Village's Comprehensive Plan, including Future Land Use J,.;Japs
and similar maps
2) Whether the amendment is consistent with other planning documents adopted by the Village Board
3) The extent to which the amendment will or will likely increase or decrease the number of nonconforming uses and
structures

[PAGE 32]
VILLAGE OF RICHFIELD
PLAN COMMISSION COMMUNICATION FORM
MEETING DATE: Febrnary 5, 2026
SUBJECT: Rezoning for a portion of property (10-713.acres) from A-2 to A-1 - located at 3205
Pleasant Hill Road (Tax Key: V10_025500X) - Vincent R Diorio Revocable Living
Trust, Petitioner
DATE SUBMITTED: January 29, 2026
SUBMITTED BY: Jim Healy, Village Administrator
4) Any other factor not specifically or generally listed but deemed appropriate by the Plan Commission or Village
Board given the particular circumstances. '' •
In looking at the above-listed criteria, the Village Board has already Amended the Future Land Use Map, so this proposed
Rezoning is consistent. The Amendment is consistent with documents which refer to this area as the "Northeast Coffidor"
which is a term of significance in our Comprehensive Plan and has been identified as an area of future light
industrial/office/business growth. This Amendment will create zero nouconfoffnities in terms of buildings and uses,
provided the Plan of Operation is similarly approved.
Light Industry (1-1) District. This district is intended to accommodate industrial, manufacturing, and similar uses where
most of the activities are conducted within an enclosed building. Compatible community and civic uses are also allowed.
The Village has published a Class II Public Hearing Notice in the Daily News on Thursday, January 22nd and January 29•'.
The Public Hearing at tonight's meeting is a Joint Meeting with the Plan Commnission and Village Board where the Village
President will preside over this portion of the night's agenda. The legal notice regarding the Public Hearing was also mailed
to properties within 500' of the Subject Property complying with the requirement of providing notice to adjacent property
owners.
At the time of this Communication Form, Village Staff has not received any objections or written comments from any
adjacent property owners. After the Public Hearing is closed, the Plan Commission shall make a recommendation to the
Village Board ..
FUTURE IMPACT AND ANALYSIS:
Forward to Village Board: Yes
Additional Approvals Needed: Yes
Signatures Required: Yes
ATTACHMENTS
I. Legal Notice published in the Daily News on January 22nd and 29th
2. Rezoning Application and related materials
3. Ordinance 02025-02-01, An Ordinance Rezoning 10.713 Acers of The Property At 3205 Pleasant Hill Road
Identified by The TKN: VIO _025500x from A-2, General Agricultural District to Inst, 1-1 Light Industrial

[PAGE 33]
VILLAGE OF RICHFIELD
PLAN COMMISSION COMMUNICATION FORM
MEETING DATE: February 5, 2026
SUBJECT: Rezoning for a portion of property (10-713.acres) from A-2 to A-1 - located at 3205
Pleasant Hill Road (Tax Key: V 10 _ 025500X) - Vincent R Diorio Revocable Living
Trust, Petitioner
DATE SUBMITTED: January 29, 2026
SUBMITTED BY: Jim Healy, Village Administrator
STAFF RECOMMENDATION:
Motion to recommend to the Village Board the proposed rezoning of a portion of the subject property owned by Vincent R
Diorio Revocable Living Trust for property located at 3205 Pleasant Hill Road (TNK: Vl0_ 025500X) from A-2, General
Agircultrual District to I-1, Light Industrial District subject to the Specific and General Conditions Listed Below.
Specific Conditions of Approval:
1. That the Village Board approved the proposed One Lot CSM for the subject property.
2. That the Plan Commission approve the proposed Plan of Operation for Rollin' Transport proposed to be located at
the subject property.
General Conditions of Approval:
1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Engineer, the Village Planner,
and all reviewing, objecting and approving bodies, including, but not limited to, the Wisconsin Department of
Commerce per Ch. 236, Wisconsin Statutes and Ch. Comm. 85, Wisconsin Administrative Code; Wisconsin
Department of Administration per Ch. 236, Wisconsin Statutes; and Washington County.
2. The subdivider shall, on demand, reimburse the Village all costs and expenses of any type that the Village incurs in
connection with this development, including the cost of professional services incurred by the Village (including
engineering, legal, planning and other consulting fees) for the review and preparation of required documents or
attendance at meetings or other related professional services for this application, as well as to enforce the conditions
in this conditional approval due to a violation of these conditions.
3. Any unpaid bills owed to the Village by the subject property owner or his or her tenants, operators or occupants, for
reimbursement of professional fees (as described above); or for personal property taxes; of for real property taxes;
or for licenses, permit fees, or any other fees owed to the Village; shall be placed upon the tax roll for the subject
property if not paid within thirty (30) days of the billing by the Village, pursuant to Section 66.0627, Wisconsin
Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to
all remedies available to the Village, including possible cause for termination of this approval.
APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY
BOARD ACTION TAKEN
~:~~~!~~ ~~: ============= CoRnt!nued TTo: _______
e1eff 00 o: _______
Approved _______ Denied
File No.-------
Other _______

[PAGE 34]
STATE OF WISCONSIN VILLAGE OF RICHFIELD WASHINGTON COUNTY
ORDINANCE 02026-02-01
AN ORDINANCE REZONING 10.713 ACRES OF THE PROPERTY AT 3205 PLEASANT IDLL
ROAD IDENTIFIED BY THE TNK: V10_025500X FROM A-2, GENERAL AGRICULTURAL
DISTRICT TO 1-1, LIGHT INDUSTRIAL
WHEREAS, the Subject 10.713 Acers located at east side of the property located at 3205 Pleasant
Hill Road, is identified by Tax Key: VI O_ 025500X; and
WHEREAS, the Vincent R Diorio Revocable Living Trust, is petitioning to rezone the above
referenced parcel from A-2 to I-1 on the Village's adopted Zoning Map (See Exhibit B); and
WHEREAS, in late 2025, the Village Board approved an Ordinance Amendment Amending the
Village's Adopted Future Land Use Map for this subject property. This proposed Rezoning is consistent
with that Future Land Use Map; and
WHEREAS, the applicant has also prepared a Certified Survey Map and Plan of Operation for the
approval of Rollin' Transport, a local trucking company; and
WHEREAS, the required public notice of the public hearing were provided consistent with Section
62.23 of the Wisconsin Statutes and the Village's Zoning Code regulations; and
WHEREAS, the Plan Commission and Village Board conducted a Joint Public Hearing on 5th day
ofFebruary,2026;and
WHEREAS, the Plan Commission has recommended to the Village Board that the rezoning
change be made; and of the recommendation of the Plan Commission, having determined that all procedural
requirements and notice requirements have been satisfied, having given the matter due consideration,
having made petition to amend the Village's Comprehensive Plan to ensure consistency, and having based
its determination on the effect of granting of said rezoning on the health, safety, and welfare for the
community, and the immediate neighborhood in which said use will be located, and having given due
consideration to the municipal problems involved, as well as the impact on the surrounding properties as to
the noise, dust, smoke, odor and others, has hereby determined that the rezoning will not violate the spirit
or intent the zoning ordinance for the Village of Richfield, will not be hazardous, harmful, noxious,
offensive or a nuisance by reason of noise, dust, smoke odor or other similar factors and will not for any
other reason cause a substantial adverse effect on the property values and general desirability of the
neighborhood as long as the development is conducted pursuant to the following conditions and is in strict
compliance with the same.
NOW, THEREFORE BE IT RESOLVED, the Village Board of the Village of Richfield,
Washington County, Wisconsin, DO HEREBY ORDAIN AS FOLLOWS to Amend the following Sections
of the Village's Zoning Map:

[PAGE 35]
Section 1. Zoning Map Change
The Subject Property is hereby rezoned from A-2, General Agricultural District to I-1, Light hldustrial
District as legally described above and depicted in Exhibit A and Exhibit B, attached hereto, and the
zoning map of the Village of Richfield is hereby amended to incorporate the zoning of the subject
property.
Section 2. Effective Date
This ordinance shall be in full force and effect from and after its passage and posting or publication as
provided by law.
Section 3. Severability. Several sections of this ordinance are declared to be severable. If any section or
portion thereof shall be declared by a court of competent jurisdiction to be invalid, unlawful, or
unenforceable, such decision shall apply only to the specific section or portion thereof directly specified
in the decision, and shall not affect the validity of any other provisions, sections, or portions thereof of the
ordinance. The remainder of the ordinance shall remain in full force and effect. Any other ordinances
whose terms are in conflict with the provisions of this ordinance are hereby repealed as to those terms that
conflict.
Section 3. Effective Date. This ordinance shall become effective upon passage and publication/posting.
Adopted this __ day of ________, 2026.
Attest:
John Jeffords, Village President
Jim Healy, Village Clerk/ Administrator

[PAGE 36]
EXHIBIT A
Rezoning ofS ubject Property from A-2 to I-1
Part of the NE 1/4 of the NW 1/4 of Section 12, Township 9 North, Range 19 East, in the Village of
Richfield, Washington County, Wisconsin, which is bounded and described as follows:
Beginning at the North Quarter comer of said Section 12; thence S 89°14'08" W, along the north line
of said NW 1/4, 340.00 feet, to the northeast comer of Certified Survey Map No. 1855 as recorded in the
Washington County Registry in Volume 9 of Certified Survey Maps on pages 321-322 as Document No.
400072; thence S 00°45'52" E, at right angles and along the east line of said Certified Survey Map No.
1855 and its southerly extension, 959.70 feet; thence S 89°14'08" W, at right angles, 61.77 feet; thence
S 01 °15'21" E, parallel with the east line of said NW 1/4, 366.01 feet, to the intersection of the
monumented south line of said NE 1/4 of the NW 1/4; thence N 89°12'51" E, along said south line of the
NE 1/4 of the NW 1/4, 410.00 feet, to the intersection of said east line of the NW 1/4; thence N
01 °15'21" W, along said east line of the NE 1/4 of the NW 1/4, 1325.59 feet, to the point ofbeginning.

[PAGE 37]
EXHIBIT B - Rezoning Map
Rezoning Map
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Ric.hfit,11ry for any ana all tees cnargeo or costs 1ncurr-ae1 oy 1t1e vuiage
of Richreld to carr/ out lhe processing and re\'iew ur 1111s a[JS)llcallon: (3) me applicant ail roqvlrod to p1ov1do tho V1U;ioo ,:,f Richtlnld an rvld1tv,n:i1 rl<1p,:,i:it; (!i) thl,l ::irri11r. .: in1 ~nrl prnpnrty
ownerts) rurtt.e( ac.knowledge tlia: the balance of ariy rema111,ng fees shall be refunded wilhJ11 a rea.soru1t;le arrK.ll.1111 of tune arter this
apphc<1t1on tuis been proce~ed; (6) lhe appl!~-ant and p1operty owner(s) undersland lhal th~ apphcahoo an4!1Yl'IJII ' NOlSV.JU Nltld 7081N0) N0IS083 0N11 ~NI0l18~ 8: ~ i1i,,.,
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