[PAGE 1] JOINT PLAN COMMISSION & VILLAGE BOARD MEETING VILLAGE HALL 4128 HUBERTUS ROAD, HUBERTUS, WISCONSIN April 2, 2026 7:00 P.M. Purs11a111 to tl,e requirements of Section 19.84. Wis. Stats .. notice is l,ereby give11 ofa 111eeti11g oft he Village of Ricl,field Pla11 Co111111issio11, at w/1ic/1 a quorn111 oft he Village Board may a/lend i11 order to gather information about a subject ivl,ich they have decision making responsibility. The meeting will be held al the above noted date. time. and location. Notice of Village Board Quor11111, (Chai1perso11 lo a11nou11ce the following if a quorum of the Village Board is in a11e11da11ce at the meeting: "Please let tl,e mimues reflect that a q11orn111 of the Village Board is present and that the Village Board members may be making comments under the Public Co111111e11/s section oftl,e agenda. during any Public Hearing{s) or if the mies are suspended to allow them ro do so"'). l. Call to Order/ Detem1ination of Quorum a. Plan Commission b. Village Board 2. Verification of Open Meetings Law Compliance 3. Pledge of Allegiance 4. PUBLIC HEARING a. Ordinance 02026-04-0 I, An Ordinance to Amend Multiple Sections of Chapter 170 of the Village of Richfield Municipal Code entitled "Zoning" by Repealing and Recreating Division 4 of Atticle 7 Concerning Agritourism and Other Related At11endments 5. VILLAGE BOARD ADJOURNMENT 6. APPROVAL OF MINUTES a. March 5, 2026 - Plan Commission Meeting 7. DISCUSSION/ACTION ITEMS a. Discussion and possible recommendation to the Village Board regarding Ordinance 02026- 04-01, At1 Ordinance to Amend Multiple Sections of Chapter 170 of the Village of Richfield Municipal Code entitled "Zoning" by Repealing and Recreating Division 4 of Atticle 7 Concerning Agritourism and Other Related At11endments - Village ofR ichfield, Petitioner b. Discussion and possible recommendation to the Village Board regarding a petition to approve the construction of second single-family home on a parcel while residing in the cun-ent single-family home as construction takes place for property located at 1390 St. Augustine Road (TKN: Vl 0_ 065900B) - David Moore, Petitioner on behalfo f Bridget Allen-Laehn & Dan Laehn, Owners c. Discussion/ Action on possible recommendations to the Village Board for a Three-Lot Certified Survey Map (CSM) for located at 1615 & 1619 Highland Ave and boat lots (TKN: VI 0_ 0713 & V 10 _ 0712)- Jeff & Erica Luetschwager, Petitioner/Owner d. Discussion/ Action on possible recommendations to the Village Board for a Two-Lot Certified Survey Map (CSM) for located at 3369 & 3375 Hubettus Rd (TKN: Vl0_085400A & V 10 _ 085400B) - Robert & Susan Polega, Petitioner/Owner e. Discussion/A ction on a Plan of Operation Review for Rollin' Transport proposed to be located at 3205 Pleasant Hill Road (TNK V 10 025 500X) - Vincent R Diorio Revocable Living Trust, Petitioner/Owner f. Discussion/ Action on a Site Plan and Plan of Operation Review for Zone Landscaping at 1181 State Hwy 175 (TNK Vl0_084400A)- Todd Zimerman, Petitioner/TMF Properties LLC, Owner 8. PLAN COMMISSION ADJOURNMENT Additional explanation or i1ems on the agenda can be found on the Village·s website at \\W\\ richfielJwi g,;,,. No1ificmion of this mee1ing has been posted in accordance with the Open Mee1ing Laws of 1he State of Wisconsin. It is possible that members of and possibly a quorum of members of other governmental bodies of the municipality may au end the above srn1ed meeting 10 gather infonnation: no action will be taken by any govern.menlal body at the above stated mee1ing other than the governmental body specifically referred 10 above in this notice. Requests from persons with disabilities who need assistance to participaie in 1his meeting or hearing should be made 10 the Village Clerk's Orfice a, {262) 62842:!60 with as much advance aOlice as possible. [PAGE 2] Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes March 5, 2026 j 7:00 PM I. Call to Order/ Determination of Quorum a. Plan Commission The Plan Commission meeting was called to order at 7:00 PM by Chairman Otto. A quorum of the Plan Commission and Village Board were present. Chainnan Otto read aloud the following, "Pursuant to the requirements ofS ection 19.84, Wis. Stats., notice is hereby given ofa meeting oft he 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 oft he Village Board is present and that the Village Board members may be making comments under the Public Comments section oft he agenda, during any Public Hearing{s) or ift he rules are suspended to allow them to do so"). Plan Commission Members Present: Chairman Jim Otto, Vice-Chai1man Dan Naze, Trustee Pam Schmitt, Commissioners Kurt Bartel, Brett Wittig, Bob Bilda & Heidi Woelfel Plan Commission Members Absent: Commissioner Kurt Bartel was an excused absence. Also Present: Administrator Jim Healy, Administrative Services Coordinator, Brad Calder and Village Attorney John Macy 2. Verification of Open Meetings Law Compliance The Village Administrator stated that the agenda had been posted and sent to the media. 3. Pledge of Allegiance 4. PUBLIC HEARING a. Continuation from February 5, 2026 Public Hearing regarding a new telecommunications tower proposed to be located at 3054 Beechwood Industrial Court (TNK: V10_088200F) Mic/tae/ Howley 011 behalfo f BTS Towers, LLC., Petitioner/ Rick & Allison Dresang (d/b/a RAD Investments LLC), Property Owner Administrator Healy gave a brief introduction of the public hearing noting that it was a continuation of from the previous month's meeting where this matter was tabled. The proposal tonight is for the construction of a 150' tall monopole telecommunications facility. Different from the previous month, the petitioner has accepted the recommendation of Village Staff to move the location of the 50x50' enclosure to behind the Aurora Healthcare Clinic. Motion by Vice Chairman Naze to open the public hearing at 7:08 PM. Seconded by Commissioner Woelfel. Motion carried unanimously by voice vote. Administrator Healy read into the record a letter he received from Mark Weyer of Weyer Property Management of 1245 State Hwy 175 who stated his opposition to the proposal. [PAGE 3] Village of Richfield 4128 Hube1tus Road Plan Commission Meeting Minutes March 5, 2026 I 7:00 PM Chairman Otto asked if any members of the public would like to speak. Dr. Michelle DeFere, 1282 STH 175, spoke regarding health concerns related to cell towers. She presented data from studies from Europe and Isreal which stated that 5G towers have negative impacts on the health of those in proximity. Mr. Jim Mews, 460 Woodview Terrace, spoke that he owns Matrix Construction and owns the property 3115 Beechwood Industrial Court and he is opposed to the cell tower 3051 Beechwood Industrial Ct. Is concerned the impact it will have on property values. He also spoke to the health concerns of cell towers. Ms. Lemme Frodermann, 3114 Fairway View Ct, She is opposed to the cell tower due to the health and aesthetics of the tower. Mr. Dan Branski, 3075 Fairway View Ct, He is happy to be living in Richfield. He stated he is opposed to the cell tower and questioned why it would even be considered. Mrs. Mary Jo Mews, 460 Woodview Terrace, submitted a petition with 150 signatures against the cell tower Mr. Mike Howley, 15660 Midwest Road, Oakbrook Terrace, IL, stated he represents the tower company and he has been working in the cell tower field for 20 years. He addressed the concerns of the public comments and spoke to how cell tower technology works and how it will improve cell service in the Village of Richfield. Mr. Doug Barker, 1936 Little Refuge Road Wolletta, GA, represents the cell tower company and he spoke to conunents of the cell tower impacting property values and other concern brought up. Chainnan Otto asked Attorney Macy to provide advice to the Plan Commission members regarding what information presented by the public should be considered. Attorney Macy spoke regarding what information can be considered evidence and how limited the Village's scope of review is because the State of Wisconsin has usurped, in large part, 'discretion' from the local communities. Jim Mews spoke again regarding the legal cases of cell tower placement. Attorney Macy responded that he was familiar with the cases he was referencing because his firn1 was involved in several in southeastern Wisconsin, specifically citing the Cedarburg case. Motion by Vice Chairman Naze to close the public hearing at 8:25 PM. Seconded by Conunissioner Wittig. Motion carried unanimously by voice vote. 5. APPROVAL OF MINUTES a. February S, 2026-Joint Plan Commission and Village Board Meeting Motion by Conm1issioner Wittig to approve the Minutes from the Joint Plan Commission and Village Board Meeting from Februa1y 5, 2026, as presented. Seconded by Vice Chairman Naze. Motion carried unanimously by voice vote. [PAGE 4] Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes March 5, 2026 17:00 PM 6. DISCUSSION/ACTION ITEMS a. Discussion/A ction on a Plan of Operation Review for Rollin' Transport proposed to be located at 3205 Pleasant Hill Road (TNK V10_025500X) - Vincent R Diorio Revocable Living Trust, Petitioner Administrator Healy stated that the petitioner has requested that the matter be tabled until May. It was the position of the Plan Commission and Village Staff that this matter needs to be addressed in April. Motion to Trustee Schmitt Table the Plan of Operation Review for Rollin' Transport proposed to be located at 3205 Pleasant Hill Road (TNK VI 0 025500X) to the April 2, 2026, Plan Commission Meeting at 7:00 PM. Seconded by Vice Chainnan Naze. Motion canied unanimously by voice vote. b. Discussion/A ction regarding a Decision and Action on a Site Plan for a new telecommunications tower proposed to be located at 3054 Beechwood Industrial Court (TNK: V10_ 088200F) - Michael Howley on behalf ofB TS Towers, LLC., Petitioner/ Rick & Allison Dresang (d/b/a/ RAD Investments LLC), Property Owner Attorney Macy questioned whether the petitioner acknowledged they had reviewed the conditions and are accepting thereof. Mr. Mike Howley stated that he has reviewed the conditions and is accepting of them. Motion by Vice Chaim1an Naze to approve the petitioned telecommunication tower and related Site Plan for property located at 3054 Beechwood Industrial Court (Tax Key: Vl0 088200F), as Amended and subject to the following Specific Conditions of Approval: Specific Conditions of Approval: 1. The petitioner receives all necessary permits and passing inspections from the Building Inspection Depattment and Richfield Fire Department. 2. The petitioner provide documentation that the petitioned telecommunications tower complies with all applicable requirements of the Federal Cotmnunications Cmmnission, the Federal Aviation Administration, and any other federal agency with authority to regulate telecommunication facilities. 3. The petitioner must receive approvals from the Building Inspection Department for fenced-in enclosures pursuant to Village Code. 4. A tower or any attachments shall not be artificially lighted, except when specifically required by a State agency, the Federal Aviation Administration or another federal authority. 5. Provide confinnation to Village Staff that the tower is not located within 500' of any historic structures or historic districts designated by the national Register of Historic Places in Wisconsin or on the State Register of Historic Places. 6. The exterior of equipment buildings, shelters and cabinets exceeding 1,500 c.ft. must be covered with building materials typically used on buildings found in the area which are compliant with commercial siding regulations. 7. An identification sign no larger than l 8"x24" must be placed in a visible location near the base of the tower which lists I) the name of the tower owner, 2) the FCC identification number, and 3) a telephone number in case of an emergency. 8. The petitioner work with Village Staff with Commissioner Bartel prepare a Landscaping Plan with an appropriate level of trees to screen the equipment. [PAGE 5] Village of Richfield 4128 Hubertus Road Plan Conunission Meeting Minutes March 5, 202617:00 PM 9. The petitioner must provide a copy of the lease agreement to Staff. 10. Prior to the issuance of a pem1it, the petitioner must submit a financial guarantee in the amount of $20,000 to the Village to be held until the tower and related improvements are removed and the site restored to the satisfaction of the Zoning Administrator. 11. The approval authorizing the teleconununication tower shall run with the land and shall be binding on successors in interest. 12. Property Owner must sign the Staff prepared Decision Document which also must be recorded at the Washington County Register of Deeds upon execution. Seconded by C01mnissioner Wittig. Motion carried unanimously by voice vote. c. Discussion/Action on possible recommendation to the Village Board for a One-Lot Certified Survey Map (CSM) for D&C Property Management LLC. located at 4827 Riverview Drive (TKN: V10_048100Z & Vl0_048100A) - Dave Moser, Petitioner Administrative Services Coordinator gave a b1ief introduction of the agenda item which was a One Lot CSM to combine parcels. Currently, the site with a home on it has no physical access to a public right-of way. This proposed reconfiguration would rectify that and would give him street frontage. The purpose of the proposed CSM is to provide legal access to the property and to facilitate the expansion of the home site. Motion by Conunissioner Wittig to reconunend to the Village Board the approval of the proposed One-Lot CSM for D&C Property Management LLC, for prope1ty located at 4827 Riverview Drive (TNK: V 10 0481 00Z) and by property identified by Tax Key V 10 0481 00A subject to the General Conditions Listed Below. Specific Conditions of Approval: I. Parcel One is a substandard lot and was approved by the Village of Richfield under authority of§ 330-11.1 of the Richfield Code of Ordinances. Such parcel shall comply with all applicable regulations relating to legal nonconfom1ing lots which may now exist or which may be established by the Village of Richfield. 2. "Parcel One contains an existing structure that does not comply with setback standards in the Village's zoning regulations in effect on the date this certified survey map was approved by the Village of Richfield. Such structure shall comply with all applicable regulations relating to legal nonconforming structures which may now exist or which may be established by the Village of Richfield." General Conditions of Approval: 1. The subdivider shall satisfy all co111111ents, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, 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. Co111111. 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 co1111ection with this development, including the cost of professional services incurred by the Village (including engineering, legal, planning and other consulting fees) for the [PAGE 6] Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes March 5, 202617:00 PM 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 thi1ty (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 tennination of this approval. Seconded by Vice Chainnan Naze. Motion carried unanimously by voice vote. d. Discussion/Action regarding a Site Plan Amendment for Richfield Service Sales LLC. for property located at 1810 Wolf Road (TNK: V10_034400K) and for property identified by Tax Key: V10_034400G -Richfield Service Sales LLC., Petitioner Administrator Healy gave a brief introduction of the agenda item. Motion by Vice Chairman Naze to accept the recommendation of the Architectural Review Board for the expansion of Richfield Service, Inc, located at 1810 Wolf Road (TKN: V 10 34400K & V 10 034400G), with the expansion of the roofline on the west side of the street facing elevation (southwest comer). Seconded by Trustee Sclunitt. Motion canied unanimously by voice vote. Motion by Vice Chairman Naze to accept the reconm1endation of the Village Engineer for the Site, Grading, and Erosion Control Plan for the expansion of Richfield Service, Inc., located at 1810 Wolf Road (TKN: Vl0 034400K & Vl0 034400G) subject to the following Specific Conditions of Approval: Specific Conditions of Approval: 1. The applicant shall file with the County Register of Deeds the previously approved CSM prior to any land disturbing activities. 2. The applicant shall satisfy all conu11ents, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, Village Engineer, Village Planner and Village Attorney. 3. The petitioner receives all necessary pem1its and passing inspections from the Building Inspection Department and Richfield Fire Department. 4. 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 tem1ination of this approval. 5. Outdoor consumption of intoxicating beverages shall be subject to obtaining an "Unenclosed Premise Permit" from the Village Board. Seconded by Commission Wittig. Motion carried unanimously by voice vote. [PAGE 7] Village of Richfield 4128 Hubertus Road Plan C01mnission Meeting Minutes March 5, 202617:00 PM Motion by Vice Chai1111an Naze to Table the Lighting Plan for Richfield Service Inc., located at 1810 Wolf Road (TKN: Vl0 034400K & Vl0 034400G) to April 2, 2026 at 7PM. Seconded by Trustee Sclunitt. Motion carried unanimously by voice vote. Motion by Vice Chairman Naze to Table the Landscaping Plan for Richfield Service Inc., located at 1810 Wolf Road (TKN: Vl0 034400K & Vl0 034400G) to April 2, 2026 at 7PM. Seconded by Trustee Schmitt. Motin canied unanimously by voice vote. e. Discussion/A ction on a Site Plan and Plan of Operation Review for Melville Remodeling LLC (d/b/a/ Richfield Remodeling & Resale) proposed to be located at 1284 STH 175 (TNK V10_0088100F) - Ward Melville, Petitioner Administrative Services Coordinator gave a brief introduction of the agenda item which will be a general contracting office and resale store for Mr. Ward Melville. The use of the subject property is pem1itted as a principal use. Motion by Conunissioner Wittig to approve the petitioned Site Plan and Plan of Operation for Melville Remodeling, LLC (d/b/a Richfield Handyman & Resale) proposed to be located at 1284 STH 175 (Tax Key: V 10 0881 00F), subject to the following Specific and General Conditions of Approval: Specific Conditions of Approval: 1. The petitioner receives all necessary permits and passing inspections from the Building Inspection Department and Richfield Fire Department. General Conditions of Approval: 1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, Village Engineer, the Village Plam1er, and all reviewing, objecting and approving bodies, including, but not limited to, the Wisconsin Department of Commerce per Ch. 236, Wisconsin Statutes and Ch. Conun. 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 propetty 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. Seconded by Vice Chairman Naze. Motion earned unanimously by voice vote. [PAGE 8] Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes March 5, 2026 \ 7:00 PM f. Discussion/A ction on a Site Plan and Plan of Operation Review for The Victorian Grille Restaurant & Bar proposed to be located at 1872 STH 175 (TNK V10_030000Z)-Mark Weiss, Petitioner Administrative Services Coordinator Calder gave a brief introduction of the agenda item. This is the fom1er site of Badger Burger which has been closed due to fire damage. The restoration is complete and now the prope1ty owner is seeking to open a new restaurant and bar called "The Victorian Grille" which will function in the same manner as what previously existed. Motion by Vice Chaitman Naze to approve the petitioned Site Plan and Plan of Operation for The Victorian Grill proposed to be located at 1872 STH 175 (Tax Key: V 10 030000Z), subject to the following Specific Conditions of Approval: Specific Conditions of Approval: I. The applicant shall satisfy all comments, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, Village Engineer, Village Plam1er and Village Attorney. 2. The petitioner receives all necessaty pem1its and passing inspections from the Building Inspection Department and Richfield Fire Department. 3. Any unpaid bills owed to the Village by the subject prope1ty 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. 4. Outdoor consumption of intoxicating beverages shall be subject to obtaining an "Unenclosed Premise Permit" from the Village Board. Seconded by Commissioner Woelfel. Motion carried unanimously. g. Discussion/A ction on a proposed Amendment to Chapter 170 entitled "Agritourism Entertainment Business" - Village of Richfield, Petitioner Chairman Otto discussed the history of this proposed Ordinance and some of the previous feedback given from the Plan Commission. Chairman Otto stated that he believes that are verbiage issues with this Ordinance and that it needs to be refined. Village Administrator Healy discussed a proposed Ordinance that has been several years in the making. In 2023, the Village of Richfield adopted an Ordinance related to "Agritourism-Entertainment Business" which was largely inserted as a 'placeholder' in the Code. The direction previously given to Staff is not reflected in the existing Ordinances and it is the recommendation of Staff that a public hearing be scheduled to repeal and recreation this Section of Code. Attorney John Macy talked about the differences between conditional use permits and planned development districts (POD) and stated it is his firm's recommendation that PDDs be considered in this instance. [PAGE 9] Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes March 5, 202617:00 PM Motion by Vice Chaim1an Naze to direct staff to prepare a public heating for April 2, 2026, at 7:00 PM with the Village Board. Seconded by Commissioner Bilda. Motion carried unanimously by voice vote. 7. ADJOURNMENT: Motion by Vice Chaim1an Naze, seconded by Commissioner Wittig, to adjourn the Plan Commission meeting at 9:41 PM; Motion carried without objection. Respectfully submitted, ,~tx~ ·m Healy [PAGE 10] VILLAGE OF RICHFIELD JOINT PLAN COMMISSION AND VILLAGE BOARD COMMUNICATION FORM MEETING DATE: April 2, 2026 SUBJECT: Ordinance Amendments related to Chapter 170 concerning 'Agritourism' DATE SUBMITTED: March 24, 2026 SUBMITTED BY: Jim Healy, Village Administrator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO RECOMMEND APPROVAL OF THE PROPOSED ORDINANCE AMEND1\IIENTS TO CHAPTER 170 RELATED TO 'A GR/TOURISM'? ISSUE SUMMARY: The Village's existing zoning code already contains a foundational framework for Agritourism - Ente1iainment Businesses, as outlined in Division 4, entitled Agritomism- Entertaimnent Business. This section establishes the concept as a hybrid use that blends agricultural activity with entertainment-oriented commercial operations, recognizing agritourism as a means of suppo11ing fann viability while allowing for carefully regulated public engagement. In doing so, the current language reflects a traditional planning approach-one that permits agritourism as an accessory or supplemental use tied to working farmland, while emphasizing standards such as minimum parcel size, access, and the preservation of agricultural character. This general approach is consistent with broader planning practices, which view agritourism as a way to diversify fann income while maintaining the primacy of agricultural use and mitigating potential impacts on rural areas. However, the existing ordinance language is largely representative of the Village's earlier policy discussions on agritourism adopted back in 2023. At that stage, the focus was on cautiously introducing agritourism as a controlled, accessory use-ensuring that such activities remained secondary to traditional farming and were limited in scale and intensity. Since that time, both the Plan Co1mnission and Village Board have provided more recent direction that reflects an evolution in thinking. Specifically, there has been increasing recognition that agritourism-particularly ente1iaimnent-based operations- can function as a more prominent economic driver, rather than merely an incidental use. Accordingly, the proposed Ordinance builds upon the existing ordinance framework but should be understood as a refinement intended to better align with the Plan Commission and Village Board's current direction. It maintains the core p1inciples of preserving agiicultural character and ensuring compatibility with surrounding uses, while more clearly defining how agritourism-entertainment businesses can operate as viable, well-planned enterp1ises within the Village. Division 4 establishes the framework for Agritourism - Entertainment Businesses as a specialized land use intended to support the Village's agricultural character while providing property owners with additional revenue opportunities. These operations are defined as commercial enterprises that must remain rooted in agiiculture and are permitted only within a clearly delineated portion of a property, as identified in an approved General Implementation Plan. While the use may operate year-round and potentially across the entire parcel, it is subject to approval through the Planned Development District (PDD) process. The end result would be a new PDD Zoning District, similar to how the fonner 'Walkable Hamlet District' became PDD No. l. Any proposed end user would have the Zoning designation of PDD No. 2. [PAGE 11] VILLAGE OF RICHFIELD JOINT PLAN COMMISSION AND VILLAGE BOARD COMMUNICATION FORM MEETING DAT E: April 2, 2026 SUBJECT: Ordinance Amendments related to Chapter 17 0 concerning 'Agritourism' DATE SUBMITTED: March 24, 2026 SUBMITTED BY: Jim Healy, Village Administrator All agritourism-entertainment proposals are reviewed and approved in accordance with the Village's Planned Development District procedures, with any specific modifications outlined within this division. Eligibility is limited to properties currently zoned A-2 General Agricultural or those already approved as a POD for agritourism purposes (we have none). The plan must clearly distinguish between areas devoted to agritourism activities and those retained for traditional agricultural use. To ensure compatibility with surrounding land uses and infrastructure, primary access to these developments must be from a designated major road. Additionally, such businesses must be established on a single parcel of at least 70 acres under unified ownership. Any future changes to the parcel configuration require Village Board approval and must maintain the minimum acreage and preserve a majority of the land for agricultural purposes. If proposed changes could alter the nature of the operation or its impacts, a fo1mal amendment to the PDD is required. Once approved, all site development and operational details are subject to review under applicable Village regulations and the approved development plan. Finally, if the agritourism-entertainment use is tenninated, the property must comply with applicable code provisions, which may include the removal of improvements that are not compatible with the underlying zoning district. Taken together, this updated Ordinance both respects the intent of the existing ordinance and advances it positioning agritourism-entertainment businesses not simply as incidental uses, but as thoughtfully integrated components of the Village's long-te1m agricultural and economic development strategy. In preparation for tonight, a Class II Public Hearing Notice was published in the Daily News. A Joint Public Hearing is scheduled. At the time of this Communication Fonn, Village Staff had not received any written comments from the general public. FUTURE IMPACT AND ANALYSIS: REVIEWED BY: ------------- Village Deputy Clerk Forward to Village Board: Yes Additional Approvals Needed: Yes Signatures Required: Yes ATTACHMENTS 1. Ordinance 02026-04-01, An Ordinance to Amend Multiple Sections of Chapter 170 of the Village of Richfield Municipal Code Entitled "Zoning" By Repealing and Recreating Division 4 of Article 7 Concerning Agritourism and other related Amendments 2. Zoning Code Section 170.1070 through 170.1071 related to Agritourism Entertainment Businesss STAFF RECOMMENDATION: Motion to recommend to the Village Board the approval of Ordinance 02026-04-01, An Ordinance to Amend Multiple Sections of Chapter 170 of the Village of Richfield Municipal Code Entitled "Zoning" By Repealing and Recreating Division 4 of Article 7 Concerning Agritourism and other related Amendments. APPROVED FOR SUBMITTAL BY: I VILLAGE CLERK USE ONLY BOARD ACTION TAKEN [PAGE 12] VILLAGE OF RICHFIELD JOINT PLAN COMMISSION AND VILLAGE BOARD COMMUNICATION FORM MEETING DAT E: April 2, 2026 SUBJECT: Ordinance Amendments related to Chapter 170 concerning ' Agritourism' DATE SUBMITTED: March 24, 2026 SUBMITTED BY: Jim Healy, Village Administrator Resolution No. Continued To: _______ ------- Ordinance No. ______ _ Refe,,-ed To: _______ Approved _______ Denied _ _ ___ _ _ Other ----- - - File No. _______ [PAGE 13] STA TE OF WISCONSIN VILLAGE OF RICHFIELD WASHINGTON COUNTY ORDINANCE 02026-04-01 AN ORDINANCE TO AlVIEND MULTIPLE SECTIONS OF CHAPTER 170 OF THE VILLAGE OF RICHFIELD MUNICIPAL CODE ENTITLED "ZONING" BY REPEALING AND RECREATING DIVISION 4 OF ARTICLE 7 CONCERNING AGRITOURISM AND OTHER RELATED AMENDMENTS WHIEREAS, ff : n 0- - o: ~ 0 - 1 - - .4 0 _ 0 . ' D W . 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O L 0 1 , K ' - 0 T " _ ; a w . ~ z. 5 1 0 " . , - ' 2 j 0 N o ~ ~ f s 0 ~ [ ~ ' - t : . 3 ; - . " ~ G ~ r : 1 O " , L L 1 B " 0 0 O L " T . K o " · T 1 o " 5 J - , 3 '' . . ~ r ~ ~ " - "•f c U C ~ - ! ; C D8 - " J ! , / ; l - - r C ! - i L ! , O B : ! i O . L T K 1 5 4 !!!_.,, c:,(:;/1/ PER PLAT CENTER OF i:ii LOT 6 l!J~ S 18 E - C 9 T -1 IO 9 N 1311.10' BLOCK 3 ( 1 1 3 33 2 . . 9 2 2 1 ') ' 1"0.0. IP 1181.93' EAST 1/4 C C A H R R O IS W TO L P A H N E D R S E U . R P V E E R Y R IN E G AU & L T E , N P V L IR S O -2 N 2 M 49 E NT D A A L T E CORNER OF 615 N, LYNNDALE DRIVE, APPLETON, WI, 54914 (WEST) 262524' SECTION N5841 S.T.H. "47-55", SHAWANO, WI 54166 S88°38'51 "W SOUTH LINE OF THE NORTHEAST 1/4 OF SECTION 18-9-19 18-9-19 PHONE: (920)731-4168 SHEET 1 OF 3 SHEETS A2602.12 (CEP) 3/11/2026 [PAGE 30] CERTIFIED SURVEY MAP NO. ----- ALL OF LOTS 3 AND 4 IN BLOCK 3 AND ALL OF LOTS IO A}JD 13 IN BLOCK 5, HOFF!vlAN'S FRIESS LAKE SUBDIVISION, LOCATED IN THE SOUTHEAST¼ OF THE NORTHEAST¼ OF SECTION 18, TOWNSHIP 9 NORTH, RANGE 19 EAST, VILLAGE OF RICHFCELD, WASHINGTON COUNTY, WISCONSIN. SURVEYOR'S CERTIFICATE: l, CHRISTOPHER E PERREAULT, PROFESSIONAL WISCONSIN LAND SURVEYOR, CERTIFY THAT I HAV E SURVEYED, DIVIDED AND MAPPED ALL OF LOTS 3 AND 4 IN BLOCK 3 AND ALL OF LOTS 10 AJ'-JD 13 IN BLOCK 5, HOFFMA.J.~'S FRIESS LAKE SUBDIVISION, LOCATED IN THE SOUTHEAST¼ OF THE NORTHEAST¼ OF SECTION 18, TOWNSHIP 9 NORTH, RANGE 19 EAST, VILLAGE OF RICHFlELD, WASHINGTON COUNTY, WISCONSJN. SUBJECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD. THAT I HA VE MADE SUCH SURVEY UNDER THE DrRECTION OF JEFF LUETSCHWAGER, 1619 HIGHLAND A VENUE, HUBERTUS, WI 53035. THAT THIS MAP IS A CORRECT REPRESENTATION OF THE EXTERIOR BOUNDARY LfNES OF THE LAND SURVEYED AND THE DIVISION OF THAT LAND. THAT I HAVE FULLY CO!VCPLIED WlTH THE PROVISIONS OF CHAPTER 236.34 OF THE WISCONSIN STA TUTES AND THE SUBDIVISION ORDINAJ~CE OF THE VILLAGE OF RICHFIELD. CHRISTOPHER E. PERREAULT, PLS-2249 DAT E CAROW LAND SURV EYJNG & ENVIRONMENTA L 615 N. L YNNDALE DRIVE, APPLETON, WI, 54914 N584 I S.T.H. "47-55", SHAWANO, WI 54166 PHONE: (920)731-4168 A2602. l 2 (CEP) 3/11/2026 NOTES: (1) THIS CSM IS ALL OF TAX PARCEL NO. (S): V10_0712 AND Vl0_07l3 (2) THE PROPERTY OWNER (S) OF RECORD IS (ARE): JEFFREY L. LUETSCHW AGER AND ERICKA L. LUETSCHWAGER. (3) THE CSM IS WHOLLY CONTAJNED WITHIN THE PROPERTY DESCRIBED IN THE FOLLOWING RECORDED INSTRUMENT (S): DOCUMENT NO.(S) 1242755 AND [57842 l. VILLAGE OF RICHFIELD VILLAGE BOARD APPROVAL: THIS CERTTFIED SURVEY MAP WAS APPROVED AND ACCEPTED BY THE VlLLAGE RJCHFfELD ON THIS DAY OF _ ____ _ ____, 20_ _ . JOHN JEFFORDS VILLAGE PRESIDENT JIM HEALY VILLAGE ADMINlSTRATOR OWNER'S CERTIFICATE: AS OWNER (S), I (WE) HEREBY CERTIFY THAT I (WE) CAUSED THE LAND DESCRIBED ON THIS CERTIFfED SURVEY MAP TO BE SURVEYED, DIVIDED AND MAPPED AS REPRESENTED HEREON. I (WE) ALSO CERTIFY THAT THIS MAP IS REQUIRED BY S.236.10 OR 236.12 OF THE WISCONSIN ST A TUTES TO BE SUBMITTED TO THE FOLLOWING FOR APPROVAL: VILLAGE OF RICHFIELD WITNESS THE HAND AND SEAL OF SAID OWNER (S): JEFFREY L. LUETSCHWA GER ERICKA L. LUETSCHWA GER. STATE OF WISCONSIN ) ) ss COUNTY OF _ _ _____ , PERSONALLY CAME BEFORE ME THIS DAY OF_ ____;, 20_ _ , THE ABOVE NAl'vlED PERSON (S) TO ME KNOWN TO BE THE PERSON (S) WHO EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THE SAME. NOTARY PUBLIC MY COMMISSION EXPIRES _ _______ SHEET 2 OF 3 SHEETS [PAGE 31] CERTIFIED SURVEY MAP NO. - --- ALL OF LOTS 3 AND 4 IN BLOCK 3 AND ALL OF LOTS 10 AND 13 IN BLOCK 5, HOFFMAN'S FRIESS LAKE SUBDIVISION, LOCATED IN THE SOUTHEAST ¼ OF THE NORTHEAST ¼ OF SECTION 18, TOWNSHIP 9 NORTH, RANGE 19 EAST, VILLAGE OF RICHFIELD, WASHINGTON COUNTY, WISCONSIN. NOTES: -THE THREE SURVEYS LISTED BELOW RELIED ON MONUMENTATION ALONG THE EAST LINE OF BLOCK 3 THAT DOES NOT CORRESPOND WITH EAR.LIER RE-SURVEYS OF THE PLATTED LOTS IN THIS BLOCK, NOR WITH OTHER EXISTlNG MONUMENT ATION WITHIN THE BLOCK AND IN ADJACENT BLOCKS. THIS CERTIFIED SURVEY MAP RELIES INSTEAD ON THE EXISTING MONUMENT ATION THAT MORE ACCURATELY REFLECTS THE LOTS AS ORJGINALLY PLATTED AND AS RE-SURVEYED PRJOR TO 1999 PLAT OF SURVEY BY DONALD J. THOMA, PLS 2470, SURVEY DATED 9/8/1999, SURVEY OF LOT 4, BLOCK 3 OF HOFFi'vIAN'S FRJESS LAKE SUBDIVISION. PLAT OF SURVEY BY ROBERT F. SCHMALZER, PLS 1760, SURVEY DATED 6/4/2008, SURVEY OF LOT 5, BLOCK 3 OF HOFFMAN'S FRIESS LAKE SUBDIVISION. PLAT OF SURVEY BY ROBERT F. SCHMALZER, PLS 1760. SURVEY DATED 8/3/2009, SURVEY OF LOT 3, BLOCK 3 OF HOFFMAN'S FRIESS LAKE SUBDIVISION. -PRIOR TO ANY CONSTRUCTf01<1 OR O'fH:EK LAND USE AC'flVt'fY, ALL BUTLDTI D l I L ' / ) . : : l I 1 I I 1 1 · • o ~ g c • 0 . . o i 0 . . I I P P N8 ( 9 E ( ' E 0 A 5 A S ' S T 1 T ) 1 ) " E F RIES B S L L O O T C K 2 3 • P L R R 11 U O E 2 E B 9 V B / I E 1 O B R 9 U E 7 T S 2 N R L S Y L U S U R U E V R B E V B Y E E Y S N E E ( 2 D 2 R P 1 1 V L B 0 S 1 I Y C . . 7 E ( 2 8 0 S 1 7 2 ' ) ' - ') i! ( . C > ! ~ O . j ) , , ~ · C ~I / , ~ " ~ < / ~ ' f . ~ 1 .. t _ , 1 · . 8 - .. . _ / S I 8 / 7 ) '16'0 L S 4 O W " T E C 6 O , B R 1 L N 0 O E 0 C R 5 K . 5 5 2 ' [0 UP .0 1 LA 0 9 N 4 9 D 6 1 S 4 A Q 5 C S . C F R . T F E T . . S ] - [0 U .0 PL 0 A 4 N 6 D 9 A 4 C SQ R .F E T S] LBS PER LIN. FT. 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K 0 T 0 9 5 [ ' aN ~ ' ! j - : j , ' , ~ q ; N O c ~ ; ¢ : i - 1 . L ' ~ : t ! l _ - 1 0 - . . 0 0 - - · . ff ~ "" II: , - - N b ¢ ~ ~ 1 ~ 0 B ~ , N ~ ( . . - N L . 8 . 0 , K · , 4 8 o . , ~ . 5 2 · 2 , • 4 , 0 ' 2 I 2 I . . 0 B _ 7 • 0 L u 1 ' 5 W · K . T 0 2 1 . . W ~ 0 z ) 5 w . 2 - 0 ~ . - ~ ~ N g · . f z 3 . - . ~ 0 - o - - L 1 . - B 0 O 0 = L 0 T . K 0 · = - 1 0 5 • 3 · . • ~ ~ • · ,r O ~ - ~ ~ 8 ~ C - J L - - ~ f )~ B O L T K 1 S 4 1 C S 8 E E - C N 9- T T 1 I E O 9 R N 1 1 O 5 2 F 7 4 8 2 4 7 2 5 1 5 1311.10' C s f w - l) - z0 o O' z ~ 8~ g B L L O O T C K 6 3 (E A - S ST - U ) - B ( 1 1 - 3 3 D 3 2 - . . 9 I 2 - 2 V 1 ') ' - I ( S 1 - 5 I 3 - O .54 - N ') - 1~ O.D. I ' P 2 ~ ; c < " ~ rj - / / C R ~ , l / ) / ! " " " " - ! j ~ ' ; 1 s t - : / / ~ - , I / 11 L B 8 S 1 O L W O . T 9 C C 3 6 K O ' , R 5 . EA 6 W S PE ' T A W R L 1 I K D P /4 W L E A A T Y C C H AR R O IS W TO L P A H N E D R S E U . R P V E E R Y R IN E G A U & L T E , N P V L IR S O -2 N 2 M 49 E NT D A A L T E CORNER OF 615 N. LYNNDALE DRIVE, APPLETON, WI, 54914 (WEST) 2625.24' SECTION N5841 S.T.H. "47-55", SHAWANO, WI 54166 S88'38'51 "W SOUTH LINE OF THE NORTHEAST 1/4 OF SECTION 18-9-19 18-9-19 PHONE: (920)731-4168 SHEET 1 OF 3 SHEETS A2602.12 (CEP) 3/11/2026 [PAGE 33] CERTIFIED SURVEY MAP NO. ----- ALL OF LOTS 3 AND 4 IN BLOCK 3 AND ALL OF LOTS 10 AND 13 IN BLOCK 5, HOFFMAN'S FRIESS LAKE SUBDIVISION, LOCATED IN THE SOUTHEAST¼ OF THE NORTHEAST¼ OF SECTION 18, TOWNSHIP 9 NORTH, RANGE 19 EAST, VILLAGE OF RICHFIELD, WASHINGTON COUNTY, WISCONSIN. SURVEYOR'S CERTIFICATE: I. CHRISTOPHER E PERREAULT. PROFESSIONAL WISCONSIN LAND SURVEYOR, CERTIFY THAT I HAVE SURVEYED, DIVIDED AND MAPPED ALL OF LOTS 3 AND 4 IN BLOCK 3 AND ALL OF LOTS 10 AND 13 fN BLOCK 5, HOFFMAN'S FRIESS LAKE SUBDIVISION, LOCATED IN THE SOUTHEAST¼ OF THE NORTH.EAST¼ OF SECTION 18. TOWNSHIP 9 NORTH. RANGE 19 EAST. VILLAGE OF RJCHFlELD. WASHINGTON COUNTY, WISCONSIN. SUBJECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD. THAT I HAVE MADE SUCH SURVEY UNDER THE DIRECTION OF JEFF LUETSCHWAGER, 1619 HIGHLAND AVENUE, HUBERTUS, Wl 53035. Tl-IA T THIS l'vlAP IS A CORRECT REPRESENTATION 01' THE EXTERIOR BOUNDARY LINES OF THE LAND SURVEYED AND THE DIVISION OF THAT LAND. THAT I HAVE FULLY COMPLIED WITH THE PROVISIONS OF CHAPTER 236.34 OF THE WISCONSIN STA T UTES AND THE SUBDIVISION ORDINANCE OF THE VILLAGE OF RJCI-IF[ELD. CHRISTOPHER E. PERREAULT. PLS-2249 DATE CAROW LAND SURVEYING & ENVLRONMENTAL 615 N. LY NNDALE DRJVE. APPLETON. WI. 54914 N5841 S.T.1-L ''47-55", SHA WANO. WI 54166 PHONE (920)731-4 I 68 A2602.12 (CEP) 3/11/2026 NOTES: (I) THIS CSM LS ALL OF TAX PARCEL NO. (S): V !0_0712 AND V 10_0713 (2) Tl-LE PROPERTY OWNER (S) OF RECORD IS (ARE): JEFFREY L. LUETSCHWAGER AND ERJCKA L. LUETSCHWAGER. (3) THE CSM IS WI-LOLLY CONTAJNED WITHIN THE PROPERTY DESCRJBED fN THE FOLLOWING RECORDED INSTRUMENT (S): DOCUMENT NO.(S) 1242755 AND 1578421. VILLAGE OF RICHFIELD VILLAGE BOARD APPROVAL: nus CERTIFIED SURVEY MAP WAS APPROVED AND ACCEPTED BY THE VILLAGE RICHFIELD ON THIS DAY OI' _______, 20 __. JOHN JEFFORDS VILLAGE PRESLDENT JIM HEALY VILLAGE ADMINISTRATOR OWNER'S CERTlFIC..\T E: AS O\VNER (S), I (WE) HEREBY CERTIFY THAT I (WE) CAUSED THE LAND DESCRJBED ON THIS CERTll'IED SURVEY MAP TO BE SURVEYED. DIVIDED AND MAPPED AS REPRESENTED HEREON. I (WE) ALSO CERTIFY Tl-IA T THIS MAP IS REQUIRED BY S.236. IO OR 236.12 OF THE WISCONSIN STATUTES TO BE SUBMITTED TO THE FOLLOWING FOR APPROVAL: VILLAGE OF RICHFIELD WITNESS THE HAND AND SEAL OF SAID OWNER (S): JEl'FREY L LUETSCHWAGER ERICKA L. LUETSCHW AGER. STAT E OF WISCONSIN ) ) ss COUNTY OF ______ ___, PERSONALLY CAME BEFORE ME THIS DAY OF ____~ 20_, THE ABOVE NAMED PERSON (S) TO ME KNOWN TO BE THE PERSON (S) WHO EXECUTED THE FOREGOING fNSTRUMENT AND ACKNOWLEDGED THE SAME. NOTARY PUBLIC MY COMMJSSION EXPIRES ________ SHEET 2 OF 3 SHEETS [PAGE 34] CERTIFIED SURVEY MAP NO. ___ ALL OF LOTS 3 AND 4 IN BLOCK 3 AND ALL OF LOTS 10 AND 13 IN BLOCK 5, HOFFMAN'S FRIESS LAKE SUBDIVISION. LOCATED IN THE SOUTHEAST 1/, OF THE NORTHEAST 1/., OF SECTION 18. TOWNSHIP 9 NORTH. RANGE 19 EAST. VILLAGE OF RICHFIELD. WASHINGTON COUNTY, WISCONSIN. NOTES: -THE THREE SURVEYS LISTED BELOW RELIED ON MONUMENTATION ALONG THE EAST UNE OF BLOCK 3 THAT DOES NOT CORRESPOND WITH EAR.LIER RE-SURVEYS OF THE PLATTED LOTS IN THIS BLOCK. NOR WITH OTHER EXISTING MONUMENT ATION WITI-UN THE BLOCK AND IN ADJACENT BLOCKS. THIS CERTIFIED SURVEY MAP RELIES INSTEAD ON THE EXISTING MONUMENT AT ION THAT MORE ACCURATELY REFLECTS THE LOTS AS ORIGINALLY PLATTED AND AS RE-SURVEYED PRIOR TO 1999 PLAT OF SURVEY BY DONALD J. THOrvLA. PLS 2470. SURVEY DATED 9/8/1999. SURVEY OF LOT 4. BLOCK 3 OF HOFFMAN'S FRIESS LAKE SUBDIVISION. PLAT OF SURVEY BY ROBERT F. SCHMALZER. PLS 1760. SURVEY DATED 6/4/2008. SURVEY OF LOT 5. BLOCK 3 OF HOFFMAN'S FRIESS LAKE SUBDIVISION. PLAT OF SURVEY BY ROBERT F. SCHMALZER. PLS 1760. SURVEY DATED 8/3/2009. SURVEY OF LOT 3. BLOCK 3 OF HOFFMAN'S FRIESS LAKE SUBDIVISION. - PRIOR TO ANY CONSTRUCTION OR OTHER LAND USE ACTIVITY. ALL BUILDING SETBACKS AND OTHER LAND USE REQUIREMENTS SHOULD BE VERIFIED WITH THE VILLAGE OF RICHFIELD. -THE ORDINARY HIGH WATER MARI<. IS NOT BASED ON AN OFFICIAL DETER.JV!INATION AND PRIOR TO ANY BUILDING. AN OFFICIAL DETERMINATION OF THE ORDINARY HIGH WATER MARK MUST Bl:: MADE. - PRIOR TO ANY CONSTRUCTION CONTACT THE VILLAGE OF RICHFIELD OR THE WISCONSIN DEPARTMENT OF NATURAL RESOURCES TO DETERMINE THE LOCATION OF ORDINARY HIGH WATER MARK. -ANY LAND BELOW THE ORDINARY HIGH WATER MARK OF A LAKE OR A NAVIGABLE STREAM IS SUBJECT TO THE PUBLIC TRUST IN NA VIG ABLE WATERS THAT IS ESTABLISHED UNDER ARTICLE IX. SECTION I OF THE STATE CONSTITUTION. -THE LOCATION OF THE APPROXIMATE ORDINARY HIGH WATER MARK SHALL BE THE POINT ON THE BANK OF A NA VIG ABLE STREAM OR ON THE SHORE OF A LAKE UP TO WHICH THE PRESENCE AND ACTION OF SURF ACE WATER IS SO CONTINUOUS AS TO LEA VE A DISTINCTIVE MARK BY EROSION. DESTRUCTION OF TERRESTRIAL VEGETATION. OR OTHER EASILY RECOGNIZED CHARACTERISTICS. CHRISTOPHER E. PERREAULT. PLS-2249 DATE CAROW LAND SURVEYING & ENVIRONMENTAL 615 N. LYNNDALE DRIVE, APPLETON. WI. 54914 N5841 S.T.H. ·•47.55··. SHAWANO. WI 54166 PHONE: (920)731-4168 A2602.12 (CEP) 3/11/2026 SHEET 3 OF 3 SHEETS [PAGE 35] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNlCAT ION FORM MEETING DATE: Aptil 2, 2026 SUBJECT: Two Lot Certified Survey Map for property located at 3369 & 3375 Hubertus Road (TNK VI 0_ 085400A & V 10_ 085400B) - Robert & Susan Polega, Petitioner I Owner DATE SUBMITTED: March 27, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO RECOMMEND APPROVAL TO THE VILLAGE BOARD FOR THE TWO LOT CSM FOR ROBERT & SUSAN POLEGA FOR THE PROPERTY LOCATED AT 3369 AND 3375 HUBERTUS ROAD? ISSUE SUMMARY: Robert and Susan Polega cmTently own one lot at 3369 Hubertus Road (TKN: Vl0 085400A). The Polega's also own 3375 Hubertus Road which consists of two legal lots ofrecord that are under one tax key number (TKN: Vl0_085400B). The proposed CSM is to go from three legal lots of record to two lots. The purpose of the CSM is allow for home improvemnets to 3369 Hubertus Road. 3369 Hubertus Road, identified by (TKN: V 10 085400A) currenl y is zoned Rs-1 Country Estate District. The parcel is 0.5 acres in size with a small single family home. This parcels is currently non-conforming as it does not meet any of the current Rs-I District demisional standards. For context, the minimum lot size prior to 1996 was 4-acres and after 1996, it was I 0-acres. 3375 Hube1tus Road, identified by (TKN: Vl0_085400B) is currently zoned Rs-1 Country Estate District. It consists of two legal lots of record. The front lot is 1.50 acres in size and has a single family home and several accessory structures, including one that is bisected by the eastern proeprty line. The rear lot is "L" shaped and is 1.91 acres in size and undeveloped. These lots are non-conforming as they do not meet the minimum lot size of 4 acres as they were created prior to Ap1il 18, 1996. The proposed two lot CSM calls for Lot One to consist 3375 Hubertus Road. The lot would be 2.346 acres in size. The lot proposed lot meets the lot frontage of 100 minimum feet demisional standard, but does not meet the size or width demisional standard. Lot One is laidout so that all of the existing structures on the parcel are conforming to the setbacks for the dist1ict. Lot Two of the proposed CSM is for 3369 Hubertus Road. Lot Two is to be 1.402 acres in size. The lot proposed lot meets the lot frontage of I 00 minimum feet demisional standard, but does not meet the size or width demisional standard. Lot Two is laidout so that future improvements to the single family home can be done. The existing structures on the parcel conforms to the side yard and rear yard setbacks, but is nonconfomring for the street yard setback for the district. Staff has reviewed the proposed Two Lot CSM. As the lots currently exist, both are considered nonconforming for one or multiple reasons. For instance, each Lot does not meet all of the dimensional standards listed in Section l 70A(3.C.). When comparing the proposed new Two Lot CSM to the dimensional standards of the Rs-1 District, the proposed lot does not [PAGE 36] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: April 2, 2026 SUBJECT: Two Lot Certified Survey Map for prope1ty located at 3369 & 3375 Hubertus Road (TNK Vl0_085400A & Vl0_085400B)-Robert & Susan Polega, Petitioner I Owner DATE SUBMITTED: March 27, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator meet the minimum 'Lot Size'. The proposed lots are each respectively 2.346 acres and 1.402 acres, not meeting the minimum 10 acres because these are considered 'new' lots. While the lot does not meet the minimum deminsional standards and would be considered substandard and not able to be approved. Section 330-11. l(A.)(l) A. Generally. Upon petition, the Village Board may approve a certified sun1ey ap where one or more of the parcels do not comply with one or more of the dimensional standards in this and/or in Chapter 70 of the Richfield Code ofo rdinances, titled "Zoning" provided one of the following circumstances exist: (/) An existing principal building or accessory building crosses a common property boundary line and the affected property owners submit a joint application, and the lot line cannot be adjusted in a way that results in legal co11forming lots and setback and offset compliance for existing structures. In the opinion ofV illage Staff, the proposed lot configuration reduces the amount ofnonconformity as it adjusts the propetty line so that is no longer bisects the accessory strucutre. It also improves confotmity by making the single family home at 3375 Hubertus Road conforming to the side yard setback. As such, the following notions must be placed on the face of the CSM: "Parcel_ is a substandard lot and was approved by (he Village ofR ichfield under authority of§ 330-1 I. I oft he Richfield Code of Ordinances. Such parcel shall comply with all applicable regulations relating to legal nonco,iforming lots which may now exist or which may be established by the Village ofR ichfield. " And "Parcel_ contains an existing structure that does not comply with setback standards in the Village's zoning regulations in effect on the date this certified survey map was approved by the Village of Richfield. Such structure shall comply with all applicable regulations relating to legal nonco1?forming structures which may now exist or which may be established by the Village ofR ichfield. " The Village Engineer Mitch Reimer is reviewing the proposed CSM and a letter of the review is forth coming. We've been working with them on multiple configurations over the course of the last week and the proposed configuration has been 'accepted' as being a viable option for the land combination. A letter from the Village Engineer witll be forthcoming. FUTURE IMPACT AND ANALYSIS: REVIEWED BY: _____________ Village Deputy Clerk Forward to Village Board: Yes Additional Approvals Needed: Yes Signatures Required: Yes ATTACHMENTS 1. Application submitted by Robert & Susan Polega 2. DRAFT CSM prepared by Donald Thoma, PLS [PAGE 37] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: April 2, 2026 SUBJECT: Two Lot Certified Survey Map for property located at 3369 & 3375 Hube1tus Road (TNK Vl0_085400A & Vl0_085400B)- Robert & Susan Po/ega, Petitioner I Owner DATE SUBMITTED: March 27, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator STAFF RECOMMENDATION: Motion to recommend to the Village Board the approval of the proposed Two Lot CSM for Robe1t and Susan Polega, for property located at 3369 and 3375 Hubertus Road (TNK: Vl0_085400A and Vl0_085400B) subject to the General Conditions Listed Below. Specific Conditions of Approval: I. Parcel _ is a substandard lot and was approved by the Village of Richfield under authority of§ 330-11.1 of the Richfield Code of Ordinances. Such parcel shall comply with all applicable regulations relating to legal nonconfom1ing lots which may now exist or which may be established by the Village of Richfield. 2. "Parcel _ contains an existing structure that does not comply with setback standards in the Village's zoning regulations in effect on the date this certified survey map was approved by the Village of Richfield. Such structure shall comply with all applicable regulations relating to legal nonconfonning structures which may now exist or which may be established by the Village of Richfield." General Conditions of Approval: 1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, 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 Depa1tment 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 Resolution No. _ ______ Continued To: ______ _ Ordinance No. _ ____ _ _ Refen-ed To: _ ______ Approved _____ _ _ Denied _______ Other ____ ___ File No. _______ Village Admini 19-(or /' "-, [PAGE 38] Sheet 1 of 3 Washington County Certified Survey Map Lot One ( 1) of Certified Survey Map No. 932, as recorded in the Washington County Registry CSM 932 dedicated 33'. Now 40' dedicated to the public ror road purposes 0.165 acre (7,200 sq.fl.) on May 16, 1974 in Volume 5 of Certified Survey Maps on pages 43-44, as Document No. I 3 n 5 t 3 h 1 e 8 V 9 il a la n g d e p o a f r t R o ic f h th fi e e l N d, E W 1 a /4 s h o i f n t g h t e o n N C E o 1 u / n 4 t y o , f W Se is c c ti o o n n s i 2 n 3 . , Township 9 North, Range 19 East, d _v,,,,' I Northeast corner I t Sec. 23-9-19 Loi 1, CSM No. 14§9 8 ~ I ~ 0 -J , , : - _ g gE 1 ll conc N £ .m : : o 3 1 n 5 1 . 7 6 /b 2 0 r 2 5 a a 5 s . . s 3 4 2 c 9 a p . found North quarter corner ___ _ _ ___ ____ _ __________ _ LL.LO_ _____ J__ -'I I, (Washington County Coordmates) Sec 23-9-19 ~ , ,,, - - ------ con~.mon./brass cap found N 99•04•52M w 2633.49' north line of the NE 1/4 ~ Hubertus Road ~ ~ 1'-- - - - ,12s.°49•-----:f!- - I (,a s 59•00~) 2oooo· an ~~' L q 9" ro '· (r. - a N . N e9 8 • - 9 0 5 " 4 6 0 • 3 s . r 0 w0 0 ' '~) -------------- l "O s a9•04•52" E 20 .@·z~I ~ ·- 0 . 1---- 200.00' B Zo u n ild in in g g - s R e S tb -1 a ck (suject to change) Subdivider Lot 1 S 89'04'52" El 345 00' "'"~ 1 B W N B C ~ -1 e o E I o • a S o ( P r 1 r r C i . . d n / - a - O - 4 O i g n . I p i i . n ) n o n R s a B i p d d - d f t S . a e i S e i m i c c c r - 2 e e a a a S w e P 0 t c t t a y e r e e o e 1 . e s n i s s i s 1 2 g f n t s e e 3 s h 1 1 t A r m " o - i o . . e n r 9 d 3 3 i e n , f l g - j " " u c B W c 1 b o o o s 1 e 9 o d e d a t r d . r g m d 6 h i i s x r n i e 8 n t h a o e o g d 1 n i s n n l n b 8 t i l t a a n h g o p s ) " . s g t c e . i g o I p / " T a r f r n e W t o t h . i i d n o e C s f i o s n e b o n c u t e b . u o o n a y n n r d r t s t . i o h y n i t n g h l z i n e o C o e r n o f s e o u . N n f ( N 8 t t h y 9 A e ° D 04 -8 '5 R S F 3 2 r , i e d o " a e n W r t - - . - 4 5 6 0 0 5 ' ' ' H R R H S 3 3 S S 3 3 u u u o o A 7 6 u b b b b b R 5 9 r d e e e e v M r i r r r H H e v t t t t u u y i L & u u d & o s s L b b e r S S C e e W W r r r u u L t t I I s s u u o 5 5 a a s s t 3 3 n n 2 R R 0 0 P P 3 3 d d o o 3 3 . . l l e e g g a a § f " : & ~ ~ z : c , l ' : 1 i : 1 : , t [ : t 1 ~ g ~ ~ /.) , ~ o a r • ~ : : 1 i 6 N ° : . U o z < u : c . , ' 5 > J i : : ' 1 1 , ' , I I , 1 1 ' min : e s . e ; ' - t / ; b : a \ s / c - k - - ' p c l - t - o n a - v / e e - , r o e / I d o / • \ i . ,. .1 1 4 ' ~ l'. . ' I I ] I f l - 3 1 C ) . - . - .J 1 ~ 1 - ~ - i U g " l o 0 - > 1 J • : 1, . 2 , ' 1 sh - eci1 . - 9~ " 0 ~ ' 1 l ~ k ( 0 0 • 0 I ; ~ ) - ( , ~ I . ) o . . u( : " - 0 o z , . c 1 f : n . , , . . l 1 ' ) i : I 1 i : , , , l ' 1 1 l l , :I I I I I I I I I 1· N L ~ E o H 1 c u S2 / a b 4 c e a - t l r e i t · S u o : 1 s e T" n c R = . o 2 2 S a 0 3 d 0I k - U 9 e 7 -1 t 9 c h Donald J. Thoma - z -'I shed I 0 50 100 200 E A n c g cu in r e a e te r in S g u r L v L e P y . in g & Lot 1 Lot 2 ~r Scale in feet I R 29 ic 1 h 1 fi e W ld il , d W life I 5 L 3 a 0 n 7 e 6 1 2 0 .3 2, 4 1 6 70 A S c q r . e F s t. 1 6 . 1 4 ,0 0 5 2 7 A Sq c . r F e t s . ~ _. ; ., I I I ~ I 1' = 100' ~ I 4- - --t t J ~ J M • o 0 : I . I L ; Oov,. _J ' - - - - - - - - - N a9•59•2a" E: 200.03· - - - rn .~S I _r:i (r.a. N 59•55•40• W) ~ !: I !' I ~~ lD I g~;:: I I :~: dM I I I ,'! D !P o l c 'l! . . l\ 1 1 1 .d 4 _ 4 l;!_ 0 n 3 ,!j 8 ,;_ .S z 342.00' s 8 (r. 5 a " . 5 S 9 8 , 6 ~ 0 2 4 . . . 1 4 ! ~ W l 54 a • 0 3' I : I £''!!£•11 CSM No. 3097 Line Table --~D~on__al~d-J~_~Th~o_m_a_.~S~-2~4~7~0---1 I L L I 1 N E I I B N E 0 A 0 R '5 IN 5' G 08 " E 1 I D 10 IS 0 T .0 A 0 N ' CE Dated this_ day of L , 2 - 02 - 6. - - - ---_____j I This instrument was drafted by Donald J. Thoma, S-2470 L L3 2 T IN N 0 2 0 5 ' ' · 0 5 2 5' '1 08 6 " " W E 1 1 3 8 0 2 . . 9 3 7 5 ' ' [PAGE 39] CSM Fee $450.00 CERTIFIED SURVEY MAP APPLICATION The undersigned certifies that a final certified survey map was prepared by a registered land surveyor. It complies with the requirements of Wis. Stats. §236.34; and certifies that the information listed below is accurate. Overview Please fill out all forms attached in this document for the purposes of obtaining a conditional use permit. Submittal is 25 days prior to the next Plan Commission meeting. See Planning & Zoning Fee Schedule for all required fees. All certified survey maps are reviewed by the Plan Commission and Village Board. The Plan Commission meets on the first Thursday of every month and the Village Board meets on the third Thursday of every month. Company Name: , 3)15-fl l/J5-RfUS Maili~g A~drrss: /c,e,,tfx, ttfu') _W_ /_ ___ 53033 City:~- State: Zip: fti' C Phone Number: ZIP Q-2::2__ _cj _ 5 -:J..5fJ' Fax: Email: Jq+i)t 1.J'- u d. f:5H r1 : ; V r: c-vn, Y i/ i l ; tL · Wisconsin Registered Surveyor iluJue/-rl~ ~ ~u_fvfV J /t)G- Name: ~q -r/lomll Compan~JS,ru u II tu;lj) FE, LfJ Mailiog Addtr ~f/f /[J._/) _ 11_\f / ___ City State Zip:~530-70 ;l,? 2-b7 7 /;JI2 -_,0 J)ofJ@--1tCQ,,e47£ 1&[ rfJ Cs. Phone Number: Fax: Email: NET Project Information Tax Parcel Number: Size of Parcel (acres): Zonino: [PAGE 40] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: April 2, 2026 SUBJECT: Rollin' Transport located at 3205 Pleasant Hill Road (TNK: V10_025500X)- Plan of Operation Review - Vincent R. Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: March 24, 2026 SUBMITTED BY: Jim Healy, Village Administrator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO CONDITIONALLY APPROVE THE PLAN OF OPERATION FOR ROLLIN' TRANSPORT? ISSUE SUMMARY: The application materials indicate that Rollin Transport LLC proposes to operate a small-scale transportation business consisting of four over-the road trucks. The applicant indicates that the business will function with typical industry scheduling, including variable departure and return times that may occur during early morning or late evening hours. The application further indicates that one employee will be present on-site daily, and that tmck activity will be intermittent, with drivers typically departing for multi-day routes and returning to park vehicles on the property. By way of background, the subject property has been the focus of several recent Plan Commission and Village Board actions that establish a policy framework for the proposed use. The Plan Commission and Village Board have approved a Ce11ified Survey Map [(CSM) that has yet to be filed] creating the proposed parcel configuration to accommodate the business location. In addition, the Future Land Use Map was amended by ordinance several months ago, changing the designation from Single-Family to Business Mixed Use. Most recently, the proposed ordinance to rezone the subject property from A-2, General Agricultural District to I-1, Light Industry District was approved in conjunction with, and in consideration of, the proposed business operations described herein. With respect to operational impacts, the applicant indicates that truck-related noise is minimal and comparable to existing ambient conditions, including nearby highway traffic and railroad activity. The application further notes that the trucks are not equipped with backup alarms and that effo11s are made to minimize disturbance during ingress and egress. The application also indicates that occasional on-site activity may include the temporary transfer of freight between trailers in the event of mechanical issues, as well as limited outdoor parking of trucks or trailers, pa11icularly during summer months. As additional trailers associated with recreational or agricultural uses may also be stored on-site periodically. Finally, the applicant indicates that the property will retain a significant agricultural component, with over 21 acres actively fanned. Portions of the land previously approved for rezoning are described as remaining integrated into this agricultural use and contiguous with adjacent farmland operations. The application notes that agricultural operations may include the use and storage of fann equipment within existing structures, consistent with normal fanning practices. In summary, the application materials present a mixed-use arrangement consisting of a small-scale transportation business and continued agricultural production similar to surrounding properties of same or similar size. The applicant indicates an intent to operate the property in a manner that emphasizes responsible management, ongoing maintenance, and compatibility with the surrounding area. [PAGE 41] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: April 2, 2026 SUBJECT: Rollin' Transport located at 3205 Pleasant Hill Road (TNK: Vl0_025500X)- Plan of Operation Review - Vincent R. Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: March 24, 2026 SUBMITTED BY: Jim Healy, Village Administrator FUTURE IMPACT AND ANALYSIS: REVIEWED BY: -------------- Village Deputy Clerk Forward to Village Board: No Additional Approvals Needed: No Signatures Required: No ATTACHMENTS 1. Application materials submitted by Rollin' Transpo1t STAFF RECOMMENDATION: Motion to approve the petitioned Plan of Operation for Rollin Transport proposed to be located at 3205 Pleasant Hill Road (Tax Key: Vl0_025500X), subject to the following Specific and General Conditions of Approval: Specific Conditions of Approval: 1. The petitioner receives all necessary pennits and passing inspections from the Building Inspection Department and Richfield Fire Department. 2. The petitioner's business operations be reviewed in one (1) year for continued compliance. 3. The petitioner receive all necessary licensing and business approvals from all reviewing and objecting agencies. General Conditions of Approval: 1. The applicant shall satisfy all comments, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, Village Engineer, Village Planner, Village Attorney and Village Building Inspector. 2. 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 prope1ty if not paid within thi1ty (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 tem1ination of this approval. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN Resolution No. ______ _ Continued To: _______ Ordinance No. _ _____ _ RefeITed To: ------- Approved _ ______ Denied _______ Other ____ _ _ _ File No. _ _____ _ [PAGE 42] 4128 Hubertus Rd PLAN COMMISSION APPLICATION Hubertus, WI 53033 Village Hall - VILLAGE OF RICHFIELD 262.628.2260 PROPERTY INFORMATION Property Address: Zoning: 3205 PLEASANT HILL ROAD City/State: ZIP: Tax Key Number: Acreage: RICHFIELD 53076 V10 025500X 34.5 eROJECl INFORMATION Property Owner(s): D Primary Contact Phone#: VINNIE DIORIO 262-613-1947 Address (if different from property address): City/State: ZIP: ~ ' (C(Yl Applicant (if different from properly owner): Primary Contact Phone#: DANIELLE DIORIO 262-622-5769 Email Address: Company: DANIELLE@ROLLINTRANSPORT.COM APPLICATION TYPE Please check the application type you are applying for: □ Code Interpretation □ Conceptual Review □ Site Plan !2(susiness Plan of Operation □ Special Exception □ Temporary Use (Longer than 30 Days, Less than 150 Days) SIGNATURES The applicant and properly owner(s) certify that: (1) all the information attached to or provided in support of said application, including skelches. data, and any other documents and material, are honest and true to the best or the applicant's and property owner(s)' knowledge; (2) the applicant and property owner(s) acknowledge and accept lhe responsibility for any and all fees charged or costs incurred by lhe Village of Richfield to carry out lhe processing and review of this application; (3) the applicant and property owner(s) further acknowledge and understand that they may be required to start an escrow account lo which all processing and review costs will be charged: (4) the applicant and property owner(s} further acknowledge that in lhe event that the initial fee is not sufficient to cover all the cosls associated with processing and reviewing the application. they will be required lo provide the Village of Richfield an additional deposit: (5) lhe applicant and property owner(s) further acknowledge that the balance of any remaining fees shall be refunded within a reasonable amount of time after lhis application has been processed: (6) the applicant and property owner(s) understand that this application and all required Forms and inrormation must be r;omp!eled ,md accurate, 2s determined by the P!anning and Zoning Administrator for the 1/i!!age or !'!ichfie!d, befor,3 a meeting and/or public hearing (if required) can be scheduled. Applicant Signature: Name & Title: Date: FOR VILLAGE STAFF USE ONLY I Dale Received: Date Delem1ined Comolete: Date Sent lo Engineer: I I - I Plan Commission Meeting Date: Date Paid: Receipt#: [PAGE 43] Statement Regarding Rollin Transport LLC Property Use Rollin Transport LLC owns and operates four over-the-road trucks. In addition to our business, our family operates two professional race teams as non-profit, weekend hobby activities. These teams require trucks and trailers to transport equipment to and from races. Our seven-year-old competes in the Amsoil Snocross Nationals from Decemberthrough April, and our Professional Offshore boat racing season runs from March through November. We have one employee on site daily who parks their personal vehicle on the property. As with many successful businesses, leaving for work sometimes requires early departures or late returns. It is not uncommon for our day to begin as early as 3:00 a.m. or to end late in the evening. This is standard for the transportation industry and reflects the dedication required to operate a successful business. Our drivers may leave on a Sunday and come home on a Thursday to park; they may also leave on Monday and come home on Friday to park. Their schedule changes weekly as that is the nature of the transportation business. Our drivers are always respectful when entering or leaving the property and make every effort to minimize disturbance. It has been suggested that truck noise is coming from our property during late or early hours. However, Highway 175 carries heavy truck traffic at all hours of the day and night, and train horns are frequently heard very late at night and early in the morning. These sounds are very common in the area in which we live and are not related to our operation. Additionally, none of our trucks are equipped with backup alarms, and are all over the road. On occasion, if a trailer breaks down and freight needs to be transferred, that work may be done on-site to move the freight into another trailer. During the summer months, a truck may [PAGE 44] occasionally be parked outside the building. At times, a snowmobile trailer or other trailers may also be parked beside the building. It is also important to note that over 21 acres of our property are actively farmed, and we have no intention of discontinuing this agricultural use. Farming requires the use of agricultural equipment and, depending on the crop being farmed, may require trucks as well. Approximately four of the eleven acres currently being rezoned are part of the farmland. This farmland connects directly to the fields behind our property, and from time to time farm equipment may be stored in our outbuilding as part of normal agricultural operations. Our property supports a combination of small business, agriculture, and family recreational activities. We take pride in operating responsibly, maintaining our property, and being respectful members of the community while continuing to support local agriculture and a successful small business. [PAGE 45] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: Ap1;1 2, 2026 SUBJECT: Plan of Operation Review for Zone Landscaping located at 1181 State Hwy 175 (TNK: Vl0 088400A) - Todd Zimerman, Petitioner Hwy I TMF Properties LLC, Property Owner DATE SUBMITTED: March 27, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO CONDITIONALLY APPROVE THE PROPOSED SITE PLAN AND PLAN OF OPERATION REVIEW FOR ZONE LANDSCAPING AT 1181 STATE HWY 175? ISSUE SUMMARY: Zone Landscaping is requesting to open at 1181 State Hwy 175 the property is owned by TMF Prope1ties LLC. 1181 State Hwy 17 5 is located on the west side of the road between Moraine Development and Richfield Truck and Trailer. The subject property is zoned B-3, 3 General Business. Zone Landscaping is proposing to use the property as location to act as an office and a location where their employees can report to and also store equipment, supplies related to the business operation. Zone Landscaping currently has 6 employees with their hours of operation being 7AM-4PM Monday through Friday. In August of 2024 the Plan Commission approved the site plan and plan of operation for Skarda Trucking and Landscape Supply for a very similar operation for whatever reason Skarda not move into this location. Their proposed use, "General Services", is a permitted use in the B-3 General Business District. FUTURE IMPACT AND ANALYSIS: REVIEWED BY: _____________ Village Deputy Clerk Forward to Village Board: No Additional Approvals Needed: No Signatures Required: No ATTACHMENTS 1. Application Materials submitted by Zone Landscaping [PAGE 46] VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: April 2, 2026 SUBJECT: Plan of Operation Review for Zone Landscaping located at l l 81 State Hwy 175 (TNK: Vl0_088400A) - Todd Zimerman, Petitioner Hwy I TMF Properties LLC, Property Owner DATE SUBMITTED: March 27, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator STAFF RECOMMENDATION: Motion to approve the petitioned Site Plan and Plan of Operation for Zone Landscaping proposed to be located at l l 81 STH 175 (Tax Key: Vl0_088400A), subject to the following Specific and General Conditions of Approval: Specific Conditions of Approval: l. The petitioner receives all necessary pem1its and passing inspections from the Building Inspection Department and Richfield Fire Department. General Conditions of Approval: I. The applicant shall satisfy all comments, conditions, and concerns of the Village Administrator, Planning and Zoning Administrator, Village Engineer, Village Planner, Village Attorney and Village Building Inspector. 2. 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, pem1it 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 Resolution No. _ ______ Continued To: _______ Ordinance No. Refened To: _______ ------- Approved ______ _ Denied - ------ Other _______ File No. _______ [PAGE 47] Zone Landscaping is looking to lease space at 1181 Hwy 175. We are a landscaping company who does lawn maintenance, landscaping, mulch, snow removal. We currently have 6 total employees with a working schedule of 7:00AM-4:00PM Monday-Friday during the summer months. We are looking at storing mulch, stone, salt and business vehicles and trailers on property and possibly offering outside storage if space allows. [PAGE 48] Washington County, WI 55 220 ft D [__J Lot PLSS Ortho2024 Address Point Parcel Taxkey & Acreage Municipality Road Centerline STH, CTH Leader Lines I L - _ - _ . , . Right-of-Way Quarter PLSS - Red: Red 15 30 60m State Highway Section - Green: Green Certified Survey NumberPlat Certified Survey Map - Blue:Blue Current Parcel Lot Number [PAGE 49] 4128 Hubertus Rd PLAN COMMISSION APPLICATION Hubertus.WI 53033 VILLAGE OF RICHFIELD Village Hall - 262.628.2260 PROPERTY INFORMATION Property Address: Zoning: 1181 Hwy 175 City/State: ZIP: IT ax Key Number. Acreage: Richfield, WI 53033 V10_088400A. 3 PROJECT (N,FORMAT ION Property Owner(s): D Pnmary Contact Phone#: TMF PROPERTIES LLC 2622390728 Address (if different from properly address): City/State: ZIP: Email Address: Applicant (if different from property owner): D Primary Contact Phone#: Todd Zimmerman & Justin Stone 262-388-9600 Email Address: I Company: todd@zonelai1dscaping.com Zone Landscaping APPLICATION TYPE Please check the application type you are applying for: D Code Interpretation D Conceptual Review D Site Plan ~ Business Plan of Operation D Special Exception D Temporary Use (Longer than 30 Days, Less than 150 Days) SIGNATURES The ilpplicant and property owner(s) cerlify that. ( 1) all the inform<1tion attached to or provided in suppor. of said application. including sketches. data. and any other documents and maIerial. are honest and true to the best of the applicant's and property owner(s)' knowledge: (2) !he applicanl and property owner(s) acknowledge and accept the responsibility ror any am! all fees charged or costs incurred by the Village of Richfield to carry out the processing and review of this application: (3) the applicant and property ovmer(s) rur1her acknowledge and understand that they may be required to start an escrow account to which all processing and revie·N costs will be charged; (4) the applicant and property owner(s) further acknowledge that in the event that the initial fee is no! sufficient to CO\/er all the cos,s associated with processing and reviewing the application. Ihey will be required to provide the Village cf Richfield an additional deposit; (5) the applicant and property owner(s) further acknowledge that the balance of any remaining fees shall be refunded within a reasonable amount of lime after this application has been processed; (6) the applicant and property owner(s) understand that this appllcation and all required forms and information must be completed and accurate. as determined by the Planning and Zoning Administrator for the Village of Richfield, before a meeting and/or public hearing (if required) can be scheduled. - yA _t=- LJJ, I L ..-/-.:::.----- (1) Property Owner Signature: Applicant Signature<:"J'I -/ . , - h ~ Nam .;i.e . & ... T {J i , t : l ; e ;1 : '> Cfan e r D 3 al - e: c :;--zc; N - a -r m -C e :) & ~~ T > i lle: 2 ---~v'('l.Ar,..__.-... D :' a : l , e - : . .I 'J.Io (2) Property Owner Signature: Name & Title: Date: I I FOR VILLAGE STAFF USE ONLY Date Received: Date Determined Complete: Date Sent to Engineer: I ! Plan Commission Meeting Date: Date Paid: Receipt#: I