[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] /,,--.""\ ve-rtimlhtldge li1~0"C0.WERC20AM w"""' ...a.O.C AAAl~Jl..33-187 -PRU'~llT: ♦l:Lt;B.M I vaB~lls~sE-~.Y. ' f"Ar,Jl;fQ~ ~ ~ I ~ I . "' z ii :I! 0h ~ ~ I 0 SITE# VB-Wl-5416 HUBERTUS-C F.UZEID: 17447101 MDG LOC.# 5000358381 3054 BEECHWOO-D RlCIHN□FUll!SI.TDR,J WALI 5 C 3 T 0 33 .. ..,,, 0$ ~Ill; tQ?'.U1 I I LOC:::LAN LP I I lffloD I I I I M IU S !I 1 U - J H IU IC r l l l l 1 lC C li I o W C O G ! , C O t C M C :& & . : . i . D S o :, S •o lll t » ll I l N A ! i N t IJ,-t/llffi' ~ ~ LA ii N 1 [PAGE 15] i I I! SH .I,! I! 1 •l ' l ' 'i •I 11 11 l GJ ... ,0' 00' ·--------- ~· r~ n~~·· HI ;u~ ·~ !I §1\lclf i,1a 111 I!! i ~ i ~ ~I o ~ •, ~~ ~ ~, I ' ~ il ! ~ :i :" •~i I ~~ i; ~ i c i O ~ ~ _ . ,, , ll,l 0_ ~ -Z ,- ,.,,.,o C " . ( I a ' ) . I i m > " mz ' m 0 C ~ I i . ! ' ' i - 1~ ~ 2 ~ □ § i 2 ~ Z f : m ! ! g ! s i ! o i c ~ O 0 ~ § n 1 G t S gr 0 i : l : .- = ~ ~ ~i-,. ! , m . R c N - , m c C O 0 I ~ / ' f ) J Ti C < 0 ~ ~ . J , , / r - f r , ) i SO. llESClllP R T E IO \/' N IS IOHS " 1 !,1 l '1i , " 4 1' , 1I . ' ' i J ~ l ,I : I ~ ' !s r i i ~ a ~ i ' ! \l u-- [PAGE 16] PROPOSEO !:.' LIGHTNING RoDl r 11 n 0 ' ~PROPOSED1',0'>"GHMONOPOLETOWER I SITE# VB-Wl-5416 HUBERTUS-C FUZE ID: 17447101 MDG LOG.# 5000358381 ~05' BEECHWOOD I Rlt~~~E11~~f f3b33 PROPOSED CONCRETE PADS INSTALLED OY 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 >,NffNNA MOUNTING SYSTEMS t HARDWARE 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. 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[ " f ~ F t t . j S l a ~ , l ~ l !2 " . 6 i : j _ ~ l z ~ i 6 s . ~ ' , e z i ° ~ I , ~ ~ i ~ , : : . d ~ ~: t i ~ . ; < m i i * i ~ . ~ ~ U , :r , 0 i l ~ ~ = ! ~ l . i i ~ , > ; 0 : h i ~ ~ ! i . ~ ! ; s 8 ~ ~ z z J ! " l. • I I i i ! ~ ~ tll I "soi~ 8 ~ ! ~ ;: ~ ~ ~ ~ 8 § ~8 8 ~ o s u ,o ii!~ s ,~~lil e§."l~,,!.i • " " • [PAGE 24] 3.5' 15.5' -L~ • • j . . . . D l ' ' 11--------------"' I ------------1--:_ _________.,___,.. -------i D [PAGE 25] 0 T" l~.",,- ~.".., -,.", ,".,+-"-"'~°"',,,.",.,,.,,,,",.I,O=l«l~l.L-D~J• ,."-~~--H~ <.,~.D.. :(:I' ): :,Q.,~... I 1- l~-c••~c~c'"c,:+~••=•==c:=:===•==~~c-==:=:=:=•=~-H~i~~~ z 0 I~ =~,--t"-"'""+---""==c'c-="='=•~---C,ci., U) Cl) ~ [i ~ l,U OU\lll OOlldlS"9alJ v,. ::::) ::::) N\/lSKl Tff\11' .O!n • i!HIUQJUI.LS 03SOdOUd .a!O .IHOl3H 1W!!3AO [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 P.:tl al~ HE tl.& ~U--0 r-111 "" c.l $«:l!ro 12. TaNnil'Jp !I ,10111\. ~rQO ID E11r.t.1n lh" v,,~110 df1Jchtel!l, \\'O!l'Ut1.;~ti~: trrrn1"1Ftl'f.1•'.'•-n 0.112 m11 (13&"/f 111.t.l W.L CSI.! >_lo. !8:'i~ A-2 i.1 • Li-;)11\lr,,!).JJIIIOJ l«>F1ro._JOJ! A-2 {r.n.) • m,:,:ns "rt!Y.tdlHl 11,• O • V'l':ICllltll ll 1 J'OO ro--.pr,n l:ill'Y.I llUllrl\ ncicd. O • irdCllllll .ol t.3'«1X 18' l((Oj:lpc·1111lj1n[1 Ur,;/,111~!1 b"dl I .60btJH.11.11, :!R...1ix:itti, NN 114 ,Snc. 12-9·19' S llffl4"08« W 11.'tl l;,~ fr11JIQtt!to-:JJ,;11.1;121J..20t6 """'r•XW ?7' 3205 rt1.i11llr,1 Hll~J • If 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,,., . ~n . 1~ n 2~ ~ • s ! I .. ~ ~ ! t:~5d~ :!i ~ , i ! G : ' ' . ! ~ t n a I ~ , ' i · . ~ I - , ~ § U . : "" g ,'' 1 i I' l l H 1 I ~ , ! I H I I ~ ! m ~ ~ ] - ~ 5 i § i i : . > ~ 1 ' 1 t £J.< (18 · ' C ' l" IW"ttl"[D d s ; 1 t e iJ ~ ; ~ ! ! 1" I ! ! ... ~ ' . i " ~ ·. ' . ; . m • I ' ~ j ! l ~ A ~ • ; i i • . : i ~ • , ( • • : l ~ l j i . ; ~ •; · i " e' i i i ~ i i h r r " l : ~ !~ r i ' l ~ ~ ~ ! ~ r h t . ) ~ i 1 i 1 ; ; ' t u ~ . o ; : ; ; ; -~ ~ 3 1 ti I ~ ,1 I 1 , ! I ~ ~~ h1 # ~ ~ JI 1 §# S ; - i · § ! ,.; ? ! !II · - 1 ! ! i ~ • i S •J ! " l p i l : p i ' f i l 1 i i ! ~ . i s i ~ . ,; 8 I ~ 6£'6101 .,, ,'\]l] dVJ SSWl:IS Jd~f'\JS / J",, 'NOH t•::JNOJ 61-6-ti NOU:JJS -LSJlA ~ H 3 N J.n ~-O cs J • I"\ ---..\ . I' I I I I I I I ' I I ' ' I I I I \ I I I I I I I I I I I UlM.Rt I I I \ \ I I / I • > - ~ - .: - ' ,; L / I I I l ~~ I I I I I I I ,, 1\ I 1 I I I I I I I I -917I I - I I I I I I I I I --,I I 1 I I I : I -., I I I I 1 ........... --,I .,.,, TI ,------ . i .,.;,.-/ ~,- \- 'i ! ,/ t r_...l' ·• '\,- I I I l~ ~ I •,L,L.-..c=~.-------\, ..',-1' I iii a , '" S '-- - - ·~- i • I \ \ I I [PAGE 71] IM ·o:i NOl!>NIHS'.'lll'Ml 017N313,W1 ~~l!l O~ '361!l 'N61 ''7S 'O!l lNll'H"' 1Ni-.;;,~i,~H 'i 1 l. N '7 V 9 S 1. ' 1 H 3l lS d 3"" ; : ; : ; l . t;; . u -, . v ld 3l1S a3S0d0~d g: ~ ~ ~ -,~ I : ~ '";; , f~ I : ,.,':/ I --------f 0•••0~ 'j i•!',, :II ,-1.._-{ c; I • I :J"'.- ._.L_ -:l--~1I '-,.,. § :§Ji; I :) • foO I ~j -<----1 e ~ - s ! I j ~ ~ : 1 I l I I I lj ;_;:.:i :: • h, 8 0 , !:' ' : / ;,,; -~••~• . /~ !''. C L; \ ====---- ~ • ; ~ • i fl • !8 ~ ~ ~s ~•~ -·' :::i: u t ~ f