8.6.26 PC Agenda and Packet

PLAN COMMISSION MEETING VILLAGE HALL 4128 HUBERTUS ROAD, HUBERTUS, WISCONSIN AUGUST 6, 2026 7:00P.M. Pursuant to the requirements of Section 19.84, Wis. Stats., notice is hereby given of a meeting of the Village of Richfield Plan Commission, at which a quorum of the 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 if a quorum of the 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''). I. Call to Order I Determination of Quorum 2. Verification of Open Meetings Law Compliance 3. Pledge of Allegiance 4. APPROVAL OF MINUTES a. July 9, 2026 - Plan Commission Meeting 5. DISCUSSION/ACTIONITEMS a. Discussion/Action regarding a Special Exception for expansion to a Non-Confonning Structure located 223 Shady Lane (TKN: VI O _ 126300E) - Josh Grorich, Petitioners/ Julie Grorich, Owner b. Discussion/Action on a Plan of Operation for BJ's Tailgate Tavern located 1907 State Hwy 175 (TKN: Vl0_030900Z)-Brittany Trzebiatowski, Petitioner/SAS Investments LLC, Owner c. Discussion/Action on a Plan of Operation for The Alpine located 1380 Friess Lake Road (TKN: VIO _ 0673002 & VI O _ 067300E) - Scott Motto, Petitioner/Mattos Retreat LLC, Owner d. Discussion regarding the proposed concept Subdivision Design for the property located at on the northeast comer of State Hwy 164 and Elmwood Road (TKN: V10_0818) - Tim O'Brien Homes, Petitioner 6. PLAN COMMISSION ADJOURNMENT Additional explanation ofitems on the agenda can be found on the Village's website at w,nv.richfieldwi.gov. Notification of this meeting hns been posted in accordance with the Open Meeting Laws oft he State of Wisconsin. It is possible that members of and possibly a quorum of members of other governmental bodies of the municipality may attend the above stated meeting to gather infonnation; no action will be taken by any govemmental body at tbe above stated meeting other tban the govemmentnl 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) ()28-2260 with as much advance notice as possible. Village of Richfield 4128 Hube1tus Road Plan Connnission Meeting Minutes July 9, 2026 I 7:00 PM 1. Call to Order / Determination of Quorum a. Plan Commission The Plan Connnission meeting was called to order at 7:00 PM by Chairman Otto. A quorum of the Plan Commission and Village Board were present. Plan Commission Members Present: Chairman Jim Otto, Vice-Chairman Dan Naze, Trustee Jack Lietzau, Commissioners Bob Bilda and Brett Wittig. Commissioners Kurt Bartel and Heidi Woelfel were excused absence. Also Present: Administrator Jim Healy and Administrative Services Coordinator Brad Calder 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. APPROVAL OF MINUTES a. June 4 , 2026 - Joint Plan Commission and Village Board Meeting Motion by Vice Chairman Naze to approve the Minutes from the Plan Commission Meeting from May 7, 2026, as presented. Seconded by Commissioner Wittig. Motion carried unanimously by voice vote. 5. DISCUSSION/ACTIONITEMS a. Discussion/Action regarding a Special Exception for an Accessory Structure located iu front of the primary residence' for property Jocated at 1250 St. Augustine Rd (fKN: VlO _ 076200F) ~ Chris & Jennifer Stamer, Petitioners/ Owner Administrative Services Coordinator Calder gave a brief introduction of the agenda item. The property is expansive in tenns of the number of acres, but due to the topography, it makes the placement of an accessory structure impractical. The road view,ofthis property is heavily screened by trees, so the impact to the surrounding property will be minimal. Motion by Connnissioner Wittig to direct Staff to prepare a decision document to conditionally approve the petition by Chris and Jennifer Shimer, for property located at 1250 St. Augustine Road (TKN: VI O 076200F), to allow a proposed accessory structure to be placed ahead of the single-family home as depicted on the site plan, subject to the following Specific Conditions of Approval: Specific Conditions of Approval: l. The applicant receives a building permit from the Building Inspection Department and satisfies any requirements for the construction of said accessory building. 2. The applicant signs the decision document accepting these and any other conditions the Plan Commission finds prudent and necessary. General Conditions of Approval: Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes July 9, 2026 17:00 PM 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 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 carried unanimously by voice vote. b. Discussion regarding potential amendments to Chapters 170 and 170A of the Zoning Code Chairman Otto asked if the Plan Commission for their thoughts on allowing staff to approve some special exceptions that were 'straight forward'. Trustee Lietzau stated he was supportive of the idea if staff felt comfortable doing so. Vice Chairman Naze said it was concerning to see homes allowed to have garages that are 20,000 sq. ft. in size in residential zoning districts. Discussion between Commission Members and Staff occurred regarding max height of accessory structures and maximum floor area for garages, but is not a part of our existing Code of Ordinances. Commissioner Wittig spoke to allowing for increased max height to allow for the use of storage trusses but said there should be a max height. Chairman Otto spoke aboutrnofpitch and how that impacts the height of the structure. He stated that 8/12 pitch should probably be the max. Trustee Lietzau felt anything taller than 25 feet should require a special exception and a deed restriction. Village Staff indicated they would be worldng on proposed amendments to the Zoning Code to reflect the Plan Commission's direction. It was_ indicated that in the next 1-2 months we will have some ordinances to review that have been reviewed by the Village Attorney and conditionally approved their legislative drafting. 6. ADJOURNMENT: Motion by Vice Chairman Naze, seconded by Trustee Lietzau, to adjourn the Plan Commission meeting at 7:40 PM: Motion carried unanimously. Respectfully submitted, Jim Healy Village Administrator TO: Chairman Jim Otto CC: Plan Commission & Village Board of Trustees FROM : Jim Healy , Village Administrator DATE: July 31, 2026 SUBJECT: Sign Code Updates The Village of Richfield's Sign Ordinance (Chapter 309) and the Village of Sussex's Sign Ordinance (Ord inance 17.0800) both seek to regulate signage in a manner that protects the pub lic health , safety , and we lfare w hile preserving communi ty characte r and allowing businesses and organ izations to effective ly com municate. Both ordin ances contain many of the same foundati onal e lements, including permitting requireme nts, regulatio ns for permanent and temporary sig ns, standard s for illumin ation and electronic message centers , maintenance requirements, provisions addressing nonconforming s igns, and enforceme nt mechanisms. In many respects, the ordinance s achieve simila r planning objectives (whic h makes sense because we are represented by the same law firm); however , the Sussex ordinance reflects a more modern approach to s ign regulation that has evo lved in response to s ignificant First Amendment case law over the past decade. One of the most notab le differences is that the Sussex ord inance has been rewritten to regulate sign s primar ily based on their physical characterist ics-s uch as size, h eight , location , lighting, and constructio n-rat her than the content of the message disp layed. Th is approac h is consiste nt with the direction esta blished by the United States Supreme Court in Reedv . Town of Gilbert (2015), which held that sign reg ulati ons distinguishing between signs based on the message they convey are genera lly considered conten t-based restr ictions and are subject to str ict constitutional scrutiny. The S ussex ordinan ce express ly recog nizes this prin ciple by allowi ng any lawful noncommerci a l message to be substitut ed on any otherw ise permitted sign and by avoiding classifica tions that require government officials to read or interp ret the sign's message to detetmin e wh ich regulations apply. Similarly, the Sussex ordinanc e reflects more recent lega l developmen ts following City of Austin v. Reagan National Advertising (2022) , in which the Supreme Court clarified that cettain location-based distinctions between on-premi ses and off- prem ises signs may be constitutional when they are content­ neutra l. Sussex regulate s s igns largely throu gh object ive physical standar ds and land use cons iderati ons while limitin g discretionary rev iew to design compa tibilit y, architectural integra tion, landscaping, and traffic safety rather than the substance of the s ign's message. This lega l fram ewo rk substantiall y reduces the Village's exposure to constitutional cha llenges while maintaining flexibility to achieve high-qua lity community design. Another stre ngth of the Sussex ordinance is its emphasis on objective, design-oriented standard s. Rather than rely ing solely on numerical limit ations, the ordinance e ncourages monument signage, coordinated architectura l material s, landscapin g, appropriate lighting, and compatibility w ith surroundin g deve lopment. These standard s allow the Village to eva luate signage as an integrated component of overall site des ign rather than simply an iso lated structur e. The result is a sign ordinance that supports economic development while promoting an attracti ve and cohesive visual env ironment. By comparison, Richfield's ordinance contains many comprehensive administrative and construction standards and provides detailed technical regulations governing sign structures, engineering requirements, and permitting procedures. These provisions offer clarity for applicants and staff and establish predictable regulatory expectations. However, portions of the ordinance continue to classify certain signs according to their purpose or message, an approach that has become increasingly scrutinized under modern First Amendment jurisprudence. While many of Richfield's standards remain effective from a planning perspective, portions of the ordinance would likely benefit from modernization to ensure they are fully content-neutral and consistent with current constitutional precedent. Overall, the Village of Sussex ordinance represents a contemporary model for municipal sign regulation, consistent with the approach recommended by our Village Attorney. It incorporates lessons from recent federal court decisions, emphasizes objective and content-neutral standards, protects free speech rights, and focuses regulatory review on legitimate governmental interests such as traffic safety, aesthetics, architectural compatibility, and community character. While Richfield's current ordinance remains comprehensive and functional, the Sussex model demonstrates how a community can modernize its sign regulations to reduce legal risk while maintaining high-quality design standards and preserving the community's visual identity. Unlike the Zoning Code, the Village's Sign Chapter is maintained as a standalone chapter and is not part of the Village's zoning regulations. As a result, amendments to the Sign Chapter follow a separate legislative process and are not subject to the public hearing requirements applicable to zoning ordinance amendments under Wisconsin law. Should the Plan Commission ultimately direct Staff to proceed with amendments, Staff would prepare an ordinance incorporating the Commission's recommendations, along with any additional revisions identified during the drafting process. Following the Plan Commission's recommendation, the proposed ordinance would then be forwarded to the Village Board for its consideration and final action. Over the next 30 days, Staff is asking the Plan Commission to review both the Village of Sussex's Sign Ordinance and Richfield's existing Sign Chapter and consider how the regulations are broadly applied throughout the community. There are several changes that the Village Attorney will recommend based on recent court decisions and their implications for our Code; those changes will need to be addressed. Beyond those necessary legal updates, however, Staff would like to leave the broader policy discussion to the Plan Commission and the Village Board. Before placing this matter on a future Plan Commission agenda, Staff wanted to provide Commission members with ample time to review the two approaches, consider how our current regulations function in practic€, and identify whether any additional changes or policy considerations warrant further discussion. Be well, Jim Healy Village Administrator VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Special Exception for home expansion located at 223 Shady Lane (TNK: V 10 _ l 26300E)- Josh Grorich, Petitioner/Juli e Grorich, Owner DATE SUBMITTED: July 24, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator POLICY QUESTION: DOES THE PLAN COMMISSION WISH TO REOCMMEND TO THE VILLAGE BOARD TO GRANT A SPECIAL EXCEPTION TO ALLOW FOR THE S/NGLE-FA1\IIILY HOME EXPANSION FOR PROPERTY LOCATED AT 223 SHADY LANE? ISSUE SUMMARY: Pursuant to Section 170.1803 entitled "Nonconforming Buildings " a legal nonconfom1ing building may be used for any conforming use. A nonconforming building that is used for a confo rming use may be enlarged , provided that the building addition complies with all requirements and the Plan Commission and Village Board authorize such an enlargement pursuant to the requirements in Article 5. Pursuant to the procedures and requirements of Article 5, the Plan Commission may approve a special exception to authorize the construc tion of a building addition within a building setback area provided that: 1. The existing building was legally established Staff Response: This is a single-family residential home (SFH) built in 1979. The Village believes the SSFH was legally established. 2. The use of the building is legal conforming Staff Response: The use of the building for a ' Single-Family ' dwelling is permitted in the Rs-1, Country Estate District and therefore complies with this standard. SE 32 126300£ 143.93 1263000 2J7 2.7.7.41 126li ls )00 266.Sl' 223 201.n' // , ~ , '5' , "' , <fi , ' 101.n ✓..,: ... ·{,"\ l 26lOOF_221 "'..to..> 11\,'Sb' 197 126J6oz ,8., -~- ' l ' .., c:: ~~ ~ 3. The addition is not located in an existing or proposed street or highway. Staff Response: The addition is not located within the right-of­ way on Shady Lane and therefore complies with this standard. 4. The existing building to which the addition will be attached is located with a front-yard, side­ yard, and/or rear-yard setback area Staff Response: The proposed addition it to be added to the rear of the SFH. The addition would located within the side yard setbac k as depicted in the site plan and therefore complies with this standard. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Special Exception for home expansion located at 223 Shady Lane ('INK: VI 0 _ 126300E)- Josh Grorich, Petitioner/Julie Grorich, Owner DATE SUBMITTED: July 24, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator 5. The building addition is in compliance with the height limitations of the zoning district in which it is located, and is not greater in height than the contiguous portion of the existing building Staff Response: The building addition is in compliance with the height limitations of the zoning district in which it is located, Rs-1, Country Estate District. The maximum height of SFH in this District is 35 feet. The proposed height of the SFH with the addition is 23 '-9" therefore complies with this standard. 6. The building addition does not extend closer to the lot line that is the lot line that is creating the non­ conforming situation than the existing building (it, the non-conforming aspect of the building addition is/are not made worse by the proposed expansion) Staff Response: The proposed addition does not extend closer to the lot line that is the lot line that is creating the non­ confonning situation than the existing building and therefore complies with this standard. The proposed addition to the SFH in question impacts the side yard setback on the north and south side of the home. The side yard setback in the Rs-1 Country Estate Zoning Dstrict is 40 feet. The current SFH is 13 .2 feet from the north property line. The proposed addition will maintain the same distance with the addition. The current SFH is 3 8 .2 feet from the south property line. The proposed addition will maintain the same distance with the addition. 7. The building addition does not extend into a setback the existing building does not currently encroach upon rendering the proposed building non-conforming in a manner it was not previously, prior to the proposed expansion Staff Response: The proposed addition does not extend into a setback, the existing building does not currently encroach upon rendering the proposed building non-conforming in a manner it was not previously and therefore complies with this standard. 8. The building addition complies with all other dimensional standards that may apply Staff Response: The building addition complies with all other dimensional standards that may apply and therefore complies with this standard. Pursuant to Section l 70.l803(C)(3), in making its decision, the Plan Commission shall consider the following factors in addition to those factors listed in 170.443: 1. The size and location of the existing legal nonconforming building 2. The size and location of any other buildings on the subject property 3. The size and location of the proposed expansion 4. The necessity of constructing the addition within the setback 5. The proximity of buildings and other structures on adjoining properties 170.443 Basis of Decision A. The size of the property in comparison to other properties in the area. Staff Response: The size of the parcel is 6.9-acres. The surrounding properties on Shady Lane are more traditional lots with all being roughly an acre in size. These surrounding properties are zone Rs-3 Single Family Residential. There are no homes on the east side of Shady Lane. To the rear (west) of the parcel and the residential lots on this street is an open farm field that is owned by the petitioner which wraps around the existing homes in the platted subdivision. l VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Special Exception for home expansion located at 223 Shady Lane (TNK: VlO 126300E)- Josh Grorich, Petitioner/Julie Grorich, Owner DATE SUBMITTED: July 24, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator Rich 1eid B. The extent to which the issuance of the special exception would be in keeping with the overall intent of this chapter; .... Staff Response: The Rs-1, Count ry Estate District is a residentia l zoning district. It is intended for lots that are larger than 10 acres currently and lots greater than 4 acres that were created prior April 18, 1996 which this lot was. The intent was to create a Zoning District which allowed residential land uses along with hobby farm privileges on larger 'estate lots ' .. Additionall y, this provision in the Code was made as a policy decision of the Plan Commission to allow it to consider these types of unique situation s for redevelopment or expans ion of existing commercial , indu strial, or residential structures . l!157il C. Whether there are any unique circumstances and the nature of those circumstances that warrant the issuance of the special exception; Staff Response: This property is unique in that it only has a street frontage of 109 feet but is almost 7 acres in size. This limited street frontage and with the current location of the home makes expansion of the home difficult without encroach ing. The proposed addition to the home will carries the current architectural characteristic of the home through to the addition. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Special Exception for home expansion located at 223 Shady Lane (TNK: V 1 0 _ l 26300E)- Josh Grorich, Petitioner/Julie Grorich, Owner DATE SUBMITTED: July 24, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Special Exception for home expansion located at 223 Shady Lane (TNK: Vl0 126300E)-Josh Grorich, Petitioner/Julie Grorich, Owner DATE SUBMITTED: July 24, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator .. D. The nature and extent of anticipated impacts to the natural environment that could potentially occur if the special exception was granted; Staff Response: N/ A E. The nature and extent of anticipated positive and negative effects on properties in the area; Staff Response: This is a very subjective standard that Staff believes needs to be individually weighed by the Plan Commission members, but it is the opinion of Staff that this is an entirely positive development for the area with little-to­ no downside. F. Actions the applicant will undertake to mitigate the negative effects, if any, of the proposed special exception; Staff Response: NIA G. A factor specifically listed nnder a section of this chapter authorizing the issuance of a special exception; and H. Any other factor that relates to the purposes of this chapter set forth in § 170.05 or as allowed by state law. ,~dt..·teltl VILLAGE OF RICHFIELD ,o§ PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Special Exception for home expansion located at 223 Shady Lane (TNK: V!0 I26300E)-Josh Grorich, Petitioner/Julie Grorich, Owner DATE SUBMITTED: July 24, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator FUTURE IMPACT AND ANALYSIS: REVIEWED BY: M -~ Forward to Village Board: Yes Village Detykrk Additional Approvals Needed: Yes Signatures Required: Yes ATTACHMENTS 1. (INSERT APPLICANT MATERIALS BY JOSH GRORICH) STAFF RECOMMENDATION: Motion to recommend approval to the Village Board for the proposed Special Exception for Josh Grorich for the property owned by Julie Grorich for property located at 223 Shady Lane (TNK: VI 0 _ 126300E), as prepared for Josh Grorich, with the following conditions of approval: Snecific Conditions of A1mroval: 1. Prior to breaking ground on the addition, the petitioner must sign the Decision Letter prepared by Village Staff detailing the decision by the Plan Commission and Village Board. 2, Prior to breaking ground, the petitioner must receive approval from Building Inspection Department for the proposed addition and renovation of this single-family residential home, 3, Prior to breaking ground, the petitioner must pay all professional fees associated with the proposed Special Exception, General Conditions of Armroval: !, 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 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. Referred To: Approved Denied Other File No. Village Administrator t-·· ·i- i ~: I, ,--,--~-- u:~:-•·jt···· - I ~ i -1-~~ I . -'- i T ---L- ·: ____ ;.:_ -s-- - --i ----+ l l j -------;:;-------- ' i l ! t l ! l ! i I !• r □ □ □ □ l i ' l ' ! l l jL 111•, , .. DC=::Jr:::J DC=::J c:::::J (!)! ' I \.J~-;t:::::=.==:d ,--.=..,lLl ~!l~ / '.! : ~ ~ ' ' ; g ii ii I I ( \ \ \ \ \ ' ~ _, ~ i ◄ ·-•-•+ : • l .. ;: -- - ------t .. ! i \ \ 11 ------ --- . \----- ' 1111ut nf unptatted londa Vot, 1062 page :170 for !tt. • Oirnrirq That part of tho South11a•t Ona-quorler (1/4) of Seotlon Thlrty-two (32), ln Town11hlp Nino (9) Norlh, Rongo Nlnoteon (19) Eaat, In the Town of Rlchfletd, County of WGahlngton, State of ~sconaln, bounded <1nd daacrlbed a11 follow11: Commeno\ng at tho Ea•t 1/4 comer of aold Sactfon 32, In Townnh!p 9 North, Rongo 1ll Etrnt; thence Weal on tho Eal!lt 1/4 llm1 of BG1d Soot!on 608,15 feet to the point of beginning of thl11 deacrlptlon; thanca South 651.30 faet; thenca North B4'00' Eoat 266,83 footJ {form11rly d11ocrlb11d oa North 83'08' Eaat 227,61 feet) th11nc11 South 24'14' Eaat on a lino weaterly of tha 0/l- of Joy Drive 109,42 ftiet, (fonnerly recorded aa thence Swth 40'19' Eaat 130.00 f11ot): thence South 82'50'Jo• ~amt 207,72 f11t1lJ th1moo South 34'51' Eoet ,493.28 feet: thenec North 89'55'Jo• Wast 540,16 f1:111ti thence North 00'16' Eo11t 1152.71 f1111ti thenaa Eaat 148,05 f1111t lo tha point of S 68'38'42" W 1108.15 (r,c,. 11 .. 1) • .,,,,.,,-~~ beginning. ~ --- - - ---- - - ---- -r IIYr.~ :«~~tf""'r unp!attad landa / CT°"/bretll oap tloo, 860J02 ,_~~'J4 __ - ___________ _j (51111, l'f!lllf Ctoordiilol•) --- I unplattad landa Vol. 1173 paga 4119 I I ------/ unplottad !anda Vd, 907 p11g~ 41D unplattad lcnda Vol, 1802 PDIJII 11'18 I I --I I JI/ (,.,.i m""' ""'""''' ... Bearings are refclranced to tha Wlaeono!n / Coordlnata Grid Syat.em, South Zona. The ___________ _/ { ,,orth lln11 1 ,of the SE 1/4 of s:c, ,,32-9-19 as a gr bearing of N 8B'3B 42 E. / I O 5D 100 unplatt11d lando \ Scala Tn feat 1~ !n,~~ :'=. It!.) \ o - Indicate ■ 1,3•oi1 If 16" wo1ghlng Doo. B038911 ~ 1" = 100' ' ,.,, N M'OO' f:) 63~ '" .,-•."'~..,1~'6' 1,68 Iba/ft. Iron plpa sat, ~ 42" E '266, - v• ,A • :tr, • - lndlaateo 1.3"od Iron pipe found. N sZ-56 .-,,;J House Detail: &:Dia: 1· • 40' 6,962 acres (303,276 oq, fl,) ~~~" -«J~1- '" "' unplattad lands '-..., Vol, 1225 poga 15 unplattad londa Doc. 885148 ---- ---- unp!atted lands Vol, 1075 paga 621 I oertlfy that I hove ourveyad the above doocrlbed (Property), and the above mop II a true reprnentollon thereof ond ohowo the size and location of tha Prop8rty, lt11 exterior boundarlllll, the location and dlmcmalona of all Ylalbla atruoturaa thereon, boundary fenc11a, apparent eaaamenta, and roodwaya and vfalbte encroachments, If any. Thia IIUNe)I la made for the 11111clu11lve U!J.11 of the•prl5flent ownero of Iha Prol)erty, and alao thOaa who Purchaae, mortgo!1e,. ot guoranllla • tha trtle thei;,to.--w thin on. e (1) year from dale hereof, ...... thl, l.+.;k,,,, of Nb&r:;:Jk 2004. \,._ &fb , Raglat_o(,1 d Land SUrVllyor Accurate SuM){ng 4483 Hwy 33 W. Weal Band, Yi1 53095 Phone: (262}JJB-6BB5 f~(282)829-1624 FIii l'IDmJ!l 11 \lllctll'IUl\!E032\0R~ VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Plan of Operation - BJ's Tailgate Tavern located at 1907 State Hwy 175 (Tax Key: V 1 0 _ 030900Z) - Brittany Trzebiatowski, Petitioner DATE SUBMITTED: July 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO CONDITIONALLY APPROVE THE PROPOSED PLA N OF OPERATION FOR BJ'S TAILGATE TAVERN AT 1907 STATE HWY 175? ISSUE SUMMARY: BJ's Tailgate Tavern is looking to operate at 1907 State Hwy 175 which is the old Bill & Roxy's Shenanigans located in downtown Richfield just south of the Post Office on the west side of the road. The fom1er Bill & Roxy 's Shenanigans has been closed since spring. of uses which were envisioned when this district was created. FUTURE IMPACT AND ANALYSIS: Forward to Village Board: No Additional Approvals Needed: No Signatures Required : No ATTACHMENTS 1. Plan of Operation - BJ's Tailgate Tavern 1907 State Hwy 175 is zoned B-5 Downtown Business District. The B-5 District allows taverns as a Permitted Use. The business plan submitted calls for using the space as a sports bar with the plan to also serve food. The hours of operation for the catering and food would be 11AM-2AM, Monday through Thursday, 11AM-2:30AM Friday and Saturday and l 1AM-12AM on Sunday. The applicant expects to have 10-15 employees. The plan is to make interior improvements to the property. The applicant also plans on offering occasional live music. The subject property is zoned B-5, Downtown Business District. This type of use is described as Tavern , Standard controlled by Section 170A (2)(7 .05) and is permitted use in the B-5 District. Staff believes this type of use is entirely consistent with the Zoning District and the types Village D C erk REVIEWED Br: /JII - ff 1 ~ ld VILLAGE OF RICHFIELD ~ PLAN COMMISSION COMMUN1CATION FORM MEETING DATE: August 6, 2026 SUBJECT: Plan of Operation - BJ's Tailgate Tavern located at 1907 State Hwy 175 (Tax Key: Vl0 030900Z) -Brittany Trzebiatowski, Petitioner DATE SUBMITTED: July 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator STAFF RECOMMENDATION: Motion to approve the petitioned Plan of Operation for BJ's Tailgate Tavern proposed to be located at 1907 State Hwy 175 (Tax Key: V10_030900Z), subject to the following Specific Conditions of Approval: SJ:!ecific Conditions of Al!J:!roval: 1. The petitioner receives all necessary permits and passing inspections from the Building Inspection Department and Richfield Fire Department. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY ~~er BOARD ACTION TAKEN Resolution No. Continued To: Ordinance No. Referred To: Approved Denied Other File No, Vil1age Administrator BJ's Tailgate Tavern : Richfield WI Located at 1907 State Hwy 174 Richfield WI 53076 Short Narrative BJ's Tailgate Tavern is a locally owned neighborhood sports tavern dedicated to providing great food, cold drinks, and a welcoming atmosphere for residents and visitors of Richfield. We will feature lunch and dinner service, televised sporting events, community gatherings, seasonal promotions, and occasional live entertainment. Our goal is to create a clean, safe, and enjoyable environment while becoming a long-term, positive part of the Village of Richfield. Hours of Operation • Monday-Thursday: 11:00 AM - 2:00 PM • Friday: 11:00 AM - 2:30 AM • Saturday: 11:00 AM - 2:30 AM • Sunday: 11:00 AM - 12:00 PM (Adjust these if you plan to stay open later.) Number of Employees BJ's Tailgate Tavern expects to employ approximately 10-15 employees, including bartenders, servers, kitchen staff, and management. Staffing levels may increase as the business grows and during special events or football season. Parking: Vehicles are able to park in the gravel lot located behind the bar, and also street parking is available. Storage of materials: All food, beverages, cleaning supplies, paper products, and other business materials will be stored inside the building in designated storage areas. No outdoor storage of materials is proposed. Employee Parking: The employees will be able to park in the gravel behind the bar. ~i:HFIEUJ] RICHFIELD SPORTS BAR 11'"'"'1Gll'L') } ~;, ,'--sPO*R: s *BAR/ A NEW HOME FOR SPORTS & COMMUNITY RICHFI ELD D 0 □ --------------- * \ 1 .1':,(0NS I N -, PROPOSED FLOOR PLAN E] 00 0 0 ' ------ -·--------- UEIGEJICY ElCJl BATH BR BR ROOM 2 3 - ' 0 0 0 0 0 0 0 0 0 0 □ 0 0 0 0 0 0 0 0 Oo 0 ICE t 0 0 0 0 0 0 oO 0 ,-- -- -. __ _______ J _____________ . l£GWD _,.,...., UrilLl.~ t OII') ......... ' . I SPACE su•IMAAY • l obl ~ Alu - =st • BM/ Ditint Alu: ,,...__ l,CGOSJ • K,'.t.d,M/t"ttp.t..-u= -JlOSf WAUCIN COOLER NOTcS 0 VISION RENDERING ---·~ ~JOff • ~,.; l tl~ IACMl .,... ................ ...... ti. ....... •M~Md,... ...... lt 18) CB) @!] J"i Kf~a)OI OI . ._ ..... U'1At!Ott POl.-ont O,UUJ - TIO -- Fell~---.,,. ~.....,_--~ ...... ......... -'!.I,~ CONCEPTUAL FLOOR PLAN - NOT FOR CONSTRUCTION Property Address: 1907 STATE HWY 175 City/State: Richfield WI Property Owner(s): Scott Krebs PLAN COMMISSION APPLICATION VILLAGE OF RICHFIELD PROPERTY INFORMATION ZIP: I Tax Key Number: V10-030900Z PROJECT INFORMATION □ Primary Contact Address (if differe nt from property address): City/St ate: Kewaskum WI 295 Whisper Ln Emai l Address: Applicant (if different from property owner) : ~ Primary Contact Brittany T rzebiatowski Email Address: I Compa ny: Brittanytrzeb@yahoo.com BJ's Tailgate Tavern APPLICATION TYPE Please check the application type you are applying for: 4128 H ubertus Rd Hu bertus, WI 53033 Village Hall - 262.628.2260 Zoning: B-5 Acreage: 0.2 Phone# : 262-573-4522 ZIP: 53040 Phone#: 262-490-7920 □ Code Interpretation □ Conceptua l Review □ S ite P lan ~ Bus iness Plan of Operation ~ Special Exception □ Temporary Use (Longer than 30 Days , Less than 150 Days ) SIGNATURES The applicant and property owner(s) certify that: (1) all the information attached to or provided in support of said application, including sketches, data, and any other documents and material, are honest and true to the best of the applicant's and property owner(s)' knowledge; (2) the applicant and property owner(s) acknowledge and accept the responsibility for any and 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 owner(s) further acknowledge and understand that they may be required to start an escrow account to which all processing and review costs will be charged; (4) the applicant and property owner(s) further acknowledge that in the event that the initial fee is not sufficient to cover all the costs associated with processing and reviewing the application, they will be required to provide the Village of 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 time after this application has been processed; (6) the applicant and property owner(s) understand that this application 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. (1) Property Owner Signature: Applicant Signature: Brittany Trzebiatowski Name & Title : Date: Name & Title : Date: Scott Krebs Building Owner 7-26-26 Brittany Trzebiatowski Business Owner 7-26-26 (2) Property Owner Signature: Name & Title: Date: FOR VILLAGE STAFF USE ONLY Date Received: I Date Determined Complete: I Date Sent to Engineer: Plan Commission Meeting Date: I Date Paid: l Receipt#: APPLICATION CHECKLIST This is not an exhaustive list. Village Staff may request additional items as deemed necessary. Code Interpretation Details about the review process can be found in § 170-66 of Richfield's Village Code: https://ecode360.com/42033953 □ This application form filled out with appropriate signatures □ $200 application fee □ Written document with question to be interpreted □ Any support ing materials needed to provide context to interpretation and/or situation Conceptual Review Details about the review process can be found in §330-22 of Richfield's Village Code: https://ecode360.com/1617957 4 □ This application form filled out with appropriate signatures □ $150 application fee □ Draft of Subd ivision Plat, Grading Plan with soil characteristics data , and Stormwater Management Plan , drawn to scale Site Plan Details about the review process can be found in § 170-39 of Richfield's Village Code: https://ecode360.com/42033359 □ This application form filled out with appropriate signatures □ $600 application fee □ Draft Site Plan , Landscape Plan, Stormwater Management Plan , Lighting Plan, & Parking Plan, drawn to scale □ Architectural Review Board Application Cover Sheet Business Plan of Operation Details about the review process can be found in §170-39 of Richfield's Village Code: https://ecode360.com/42033359 □ This application form filled out with appropriate signatures □ $200 application fee □ Project narrative, including the following information: description of business; proposed days & hours of operation; maximum number of employees at one time; expected customer volume per day; truck deliveries per day; number of available parking spaces; if there will be overnight parking; and type(s ) and location (s) of storage. □ Site plan or survey of property highlighting the space to be occupied , drawn to scale Special Exception Details about the review process can be found in § 170-44 of Richfield's Village Code: https://ecode360.com/42033507 □ This application form filled out with appropriate signatures □ $200 app lication fee □ Site plan with proposed location of structure(s) , drawn to scale □ Project narrative, including details about why the exception should be approved Temporary Use (Longer than 30 Days, Less than 150 Days) Details about the review process can be found in §170-54 o f Richfield's Village Code: https://ecode360.com/Rl3087/laws/LF1863890.pd f □ This application form filled out with appropriate s ignatures □ $200 application fee □ Site plan or survey of property highlighting the space to be occupied , drawn to scale □ Project narrative , including details about the temporary use and impacts it will have on the surrounding area Property Address: PLAN COMMISSION APPLICATION VILLAGE OF RICHFIELD PROPERTY INFORMATION lL /2.JIJ ZIP: Tax Key Number: 3o33 PROJECT INFORMATION Property Owner(s): C' _ ~e-o-rr Mo tTc D Primary Contact Address (if different from propert address): ST: Ltv Email D Primary Contact Email Address: Company: APPLICATION TYPE Please check the application type you are applying for: 4128 Hubertus Rd Hubertus, WI 53033 Village Hall - 262.628.2260 Zoning: Acreage: Phone#: 41/ - _s-pg-oJ-b Phone#: □ Code Interpretation □ Conceptual Review □ Site Plan ~usiness Plan of Operation □ Special Exception □ Temporary Use (Longer than 30 Days, Less than 150 Days) SIGNATURES The applicant and property owner(s) certify that: (1) all the information attached to or provided in support of said application, including sketches, data, and any other documents and material, are honest and true to the best of the applicant's and property owner(s) ' knowledge; (2) the applicant and property owner(s) acknowledge and accept the responsibil ity for any and all fees charged or costs incurred by the Village of Richfield to carry out the processing and review of this application; (3) the appl icant and property owner(s) further acknowledge and understand that they may be required to start an escrow account to which all processing and review costs will be charged ; (4) the applicant and property owner(s) further acknowledge that in the event that the initial fee is not sufficient to cover all the costs associated with processing and reviewing the application, they will be required to provide the Village of Richfield an additiona l 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 time after this application has been processed; (6) the applicant and property owner(s) understand that this application 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. Applicant Signature: Na~ Name & Title: Date: (2) p FOR VILLAGE STAFF USE ONLY Date Received: I Date Determined Complete: I Date Sent to Engineer: Plan Commission Meeting Date: I Date Paid: I Receipt#: /f1 £. /) t f IN t:. /,2.G$'rif U. /( At1,'1 Wl I I 12 VvV\ If£ h I I 1) CA)> - I.JC We. I I {J,t,_ ()(Je.>1 fo I[ /]/1.£11- /c...t-·5--r -f Lv11e, ~ lJClJ --/Jffd,J Su N. A/t/lfl//Jtl! or:- £1'14/1Loy~.s w, II 13& tft0 r;f&fle. f;,;er11h'-v:j £,1..,S'e: 5,/.l·ov-.,tJ. ST/\~ 1{\,e__ .S'A-vtAe •• 5-A-wt e £11. ~7l i4-v1, e<~ 1 PM \l. 1 v\.,-cl 1 .5e,;,.., T. ~J Af\ O ft O ~e.. -.\t So,;·-rr :s-- Mo110 t)aJAJ& II, - ~ /~;lb Plat of Survey Description per Deed Doc No. 378930 Parcel II • Parcel Easl of the Road (restaurant parcel) Thal part or1he Easl Half of the Southwesl Quarter of the SOUTHEAST quarter (E f swj SE¼) of SecHon Eighleen (18), Township Nine (9) North. of Range Nineteen (19) East. Town of Richfield. Washington County, Wisconsin, described as follows. viz: Commencing at the Soulh quarter comer of said Section 18-9-19; thence South 87 degrees 34 minutes East. 604.28 feetl thence North 13 degrees 54 minutes East. 278.00 feet: thence North 29 degrees 14 minutes East. 458.38 feel to the place of beginning of this description: thence North 29 degrees 14 minutes East, 50.00 feet; thence North 44 degrees 49 minutes East along centerline of road, 227,15 feet; lhence South 28 degrees 31 minutes East, 72.00 feel; !hence South 48 degrees 31 minutes East, 146.50 feet; thence South 41 degrees 03 minules Wesl, 96.06 feet; thence North 83 degrees 59 minutes West, 267.03 feet 10 the place of beginning. Subjecl to easement 8 feet wide lying westerty and adjacent to the bearing referred to as South 28 degrees 31 minutes East. 72.00 feet: and an easement 16 feel wide, the cenlertine of said easement being the line referred to as South 48 degrees 3~ minutes East, 146.50 feet. Parcel Ill • Parking That part of ihe Easl Half of the Southwest Quarter of the SOUTHEAST Quarter {E ¼ SW¾ SE i) of Section Eighteen (18), Township Nine (9) North of Range Nineteen (19) East, Town of Richfield, Washington County, Wisconsin, described as follows. viz: Commencing at the south quarter corner of said Section 18--9·19; thence South 87 degrees 34 minules East, 604.28 feet; thence North 13 degrees 54 minutes East, 278.00 feet; thence North 29 degrees 14 minutes East, 508.38 feet; thence North 44 degrees 49 minutes East, 227. 15 feet lo the place of beginning of this description; thence North 59 degrees 46 minutes 30 seconds East, 68.00 feet; thence South 37 degrees 45 minutes East. 75.00 feet; thence South 61 degrees 29 minutes West, BO.OD feel; thence North 28 degrees 31 minutes West, 72,00 feet to the place of beginning. I I Kevin A. Slottke, P .L.S. 2503 May 4. 2026 \ \ \ Parcel II - Restaurant 0.91237 Acres NB3• 59'W 267.03' Prepared for: Mattos Retreat LLC 6332 St Patricks Ln Hartford, WI Prepare by: Kevin Slollke, PLS 2503 705 Summft Ave Oconomowoc, WI 0 40' ~ I 80' I VILLAGE OF RICHFIELD PLAN COMMISSIO N COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJE CT: Plan of Operation - The Alpine located at 1380 Friess Lake Road (Tax Key: V 1 0 _ 067300Z & V 10 _ 067300E) -Scott Motto, Petitioner DATE SUBMITTED: July 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator P OUCY QUEST IONS: DOES THE PLAN COMMISS ION WISH TO CONDITIONALLY APPROVE THE PROPOSED PLAN OF OPERATIO N FOR 'THE ALPINE' AT 1380 FRJESS LAKE ROAD? I SSUE SUMMARY: The Alpine is looking to operate at 1380 Friess Lake Road in what was fonnerly operated as The Alpine Retreat. The property is located on Frie ss Lake Road just north of The Fox and Hounds restaurant and just south of Lake Drive. The property is owned by Mottos Retreat LLC. The Alpine is lookin g to open as a restaurant. this District was created. FUTURE IMPACT AND ANALYSIS: Forward to Village Board: No Additional Approvals Needed: No Signature s Required : No 13 80 Friess Lake Road is zoned B- 6 Destination Venue District. The B-6 District allows restaurants as a pem1itted use. The business plan submitted calls for using the current building as for operation s of a restaurant. The Alpine will focus on serving breakfast and lunch items. The proposed hours of operation would be 7 AM-2PM , Wednesday through Sunday. The applica nt expects to have somewhe re between 4-7 employees. The subject property is zoned B-6, Destination Venue. This type of use is described as 'Restaurant, Standard ' controlled by Section 170A (2)(7 .04) and is permitted use in the B-6, Destination Venue District. Staff believes this type of use is entirely consistent with the Zoning District and the types of uses which were envisioned when • VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Plan of Operation - The Alpine located at 1380 Friess Lake Road (Tax Key: Vl O 0673002 & Vl O 067300B) -Scott Motto, Petitioner - - DATE SUBMITTED: July 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator ATTACHMENTS 1. Plan of Operation - The Alpine STAFF RECOMMENDATION: Motion to approve the petitioned Plan of Operation for The Alpine proposed to be located at 1380 Friess Lake Road (Tax Key: V10_067300Z & V10_067300E), subject to the following Specific Conditions of Approval: S11ecific Conditions of A1111roval: 1. The petitioner receives all necessary permits and passing inspections from the Building Inspection Department and Richfield Fire Department. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN ?£~~~r Resolution No. Continued To: Ordinance No. Referred To: Approved Denied Other File No. Village Administrator Property Address: 38'0 PLAN COMMISSION APPLICATION VILLAGE OF RICHFIELD PROPERTY INFORMATION ZIP: Tax Key Number: 3633 PROJECT INFORMATION 4128 Hubertus Rd Hubertus, WI 53033 Village Hall - 262.628.2260 Zoning: Acreage: Property Owner(s): c-i .....:::>c..o-rr /£10-rT"e:, □ Primary Contact ZIP: Address (if different from proper! address): ST: Liu s:-_ o;l7 Email □ Primary Contact Phone #: Email Address: Company: APPLICATION TYPE Please check the applicat ion type you are applying for: □ Code Interpretation □ Conceptual Review □ Site Pl an pEus iness Plan of Operation □ Special Exception □ Temporary Use (Longer than 30 Days, Less than 150 Days) SIGNATURES The applicant and property owner(s) certify that: (1) all the information attached to or provided in support of said application , including sketches, data, and any other documents and material, are honest and true to the best of the applicant's and property owner(s)' knowledge; (2) the applicant and property owner(s) acknow ledge and accept the responsibility for any and all fees charged or costs incurred by the Village of Richfield to carry out the processing and review of this application; (3) the applican t and property owner(s) further acknowledge and understand that they may be required to start an escrow account to which all processing and review costs will be charged; (4) the applicant and property owner(s) further acknowledge that in the event that the initial fee is not sufficient to cover all the costs associated with processing and reviewing the application, they will be required to provide the Village of 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 time after this application has been processed; (6) the applicant and property owner(s) understand that this application 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 pub lic hearing (if required) can be scheduled. Applicant Signature: Na~Ti . Name & Title: Date: (2) p FOR VILLAGE STAFF USE ONLY Date Received: I Date Determined Complete: I Date Sent to Engineer: Plan Commission Meeting Date: I Date Paid: l Receipt#: fet:. /Jtf trlt:. /,(£PiiJ-u. f<f4,-r(T Will t?IA-V\ /I-£ h I/ o W > - L<.)€. Wt- II L3£ tJj>ev1 h; II. j]/1£-11 /.t..£5T ..f LI/Me, /'1 · luGfJ -rf/12,1 SvlJ. )j u;n /}£ /l or:- £,u;JLo y~.s w, I I 13& L/t0 '7 fecp (e Z:v<U 1--rh,~j £,L,$'e 5',/+ov,.,\ t STA~ -r\e__ S'A-wte-•• .$'+\-wt e, £,i;'17l !4-\11, ce I fM, \L.1 V\.,-d 1 _563..-T. j A,,,. 0 f\_ o ~e_. it S(/4,--n -S Morro tJaJAJ&I<. - ~ 146/l> Plat of Survey Description per Deed Doc No. 378930 Parcel II - Parcel East of the Road (restauranl parcel) That part of the Easl Half of the Southwesl Quarter or !he SOUTHEAST quaner (E j SW¾ SE f) or Section Eighteen ( 18), Township Nine (9) North, of Range Nineteen (19) East, Town or Richfield, Washington Counly, Wisconsin, described as follows, viz: Commencing at the South quarter corner of said Section 18-9-19; thence South 87 degrees 34 minutes East. 604.28 feetl thence North 13 degrees 54 minutes East, 278.00 feel; thence North 29 degrees 14 minutes East, 458.38 feet to lhe place of beginning of this description; thence North 29 degrees 14 minutes East, 50.00 feet; thence North 44 degrees 49 minutes Easl along center1ine of road, 227.15 feet; thence South 28 degrees 31 minutes East, 72.00 feet; thence South 48 degrees 31 minutes Easl, 146.50 reet; thence South 41 degrees 03 minutes West, 96.06 feet; thence North 83 degrees 59 minutes West, 267.03 feet to the place of beginning. Subject to easement 8 feet wide lying weslerty and adjacent to the bearing referred to as South 28 degrees 31 minutes East 72.00 feel; and an easement 16 feet wide, the centerline of said easement being the line referred lo as South 48 degrees 31 minutes East, 146.50 feet. Parcel Ill • Parking That part of the East Half of the Southwest Quarter of the SOUTHEAST Quarter (E ¼ SWi SE¾) of Seclion Eighteen (18). Township Nine {9) North of Range N1neteen (19) East. T0\'m of Richfield, Washington County, Wisconsin, described as follows, viz: Commencing at the soulh quarter corner of said Section 18-9·19; thence South 87 degrees 34 minutes East, 604.28 feet; !hence North 13 degrees 54 minutes East, 278.00 reel; thence North 29 degrees 14 minutes East, 508.38 feet; thence North 44 degrees 49 minutes East, 227.15 feet to the place of beginning of this description: thence North 59 degrees 46 minutes 30 seconds East, 68.00 feel; thence South 37 degrees 45 minutes East. 75.00 feel; thence South 61 degrees 29 minutes West. 80.00 feet thence North 28 degrees 31 minules Wesl, 72.00 feet to the place of beginning. I I \ \ \ Parcel II • Restaurant 0.91237 Acres N83' 59'W 267.03' Prepared for: Mattos Retreat LLC 6332 SI Patricks Ln Hartford, WI Prepare by: Kevin Slottke, PLS 2503 705 Summit Ave Oconomowoc, WI 0 40' L..- I 80' I VILLAGE OF RICHFIELD PLAN COMM ISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Concept Subdivision Design at Elmwood Road and STH 164 - Tim O'Bri en Homes, Petition er DATE SUBMITTED: July 21, 2026 SUBMITTED BY: Jim Healy, Village Administrator POLI CY QUESTIONS: DOES THE PLAN COMMISSIO N HA VE ANY GENERAL CONCERNS ABOUT THE PROPOSED SUBDIVISION LAYOUT ON THE 77-ACRES AT THE INTERSECTION OF STH f 64 AND ELMWOOD ROAD? [SSUE SUMMARY: From an administrative perspective , the proposed 25-lot subdivision represents a thoughtful approach to rural residential development and is consistent with the Village's land use objectives with the creation of a 3-acre density subdiv ision. The development provides an average lot size of approximate ly 1.47 acres, exceeding the minimum zoning requirements of 1.25-acres, while preserving approximately 33.5 acres- or nearly 44 percent of the site-as open space ( 40% required) . This balance between residential development and open space preservation helps maintain the rural character of the area, protects environmentally sensitive features (wetlands on the south), and provides visual bufferin g between groupings of lots (which will be filled in by landscaping in the future) that will benefit both future residents and neighboring properties. The overall layout appears to function well from a neighborhood planning perspective. The subdivision utilizes two entrances on Elmwood Road (with four access points in the event of an accident or road block at an entrance point) with an internal street network that limits through traffic and promotes a quieter residential enviromnent. This proposed development has an access point that is propo sed to be approximately 1,000' from the intersection of STH 164 and Elmwood Road. Tyler Way from the Elmwood Highlands Subdivision lines up directly with the westernmost entrance, promoting typical subdivision geometry that we like to see. The large lot sizes provide adequate space for private wells and onsite septic systems while allowing flexibility for landscaping , accessory structures , and stormwater infiltration. ~ VILLAGE OF RICHFIELD PLAN COMM ISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Concept Subdivision Design at Elmwood Road and STH 164 - Tim O' Brien Hom es, Petitioner DATE SUBMITTED: July 21, 2026 SUBMITTED BY: Jim Healy , Village Administrator The concept also demonstrates consideration for existing wetlands and incorporates multiple infiltration basins and ponds to manage storm water runoff, which is an important component of responsible rural development. The placement , size, and function s of the BMP s will need to be reviewed and formally commented on by the Village Engineer once they are designed. It is important to note that there is an existing residential home that sits on 0.28-acres which is entirely smTounded by this development. It has wetlands to the northwest and west of their home and we are aware of water issues in their basement from previous stonn events. Water also runs along the ditch line to the west where it hits a cross culve1i that functions more as an ' equalizer' for the standing water in this area on each side of Elmwood Road. The subdivision propo ses approximately 3,570 (0.67-miles) linear feet of new public roadway , which equates to roughly 143 feet of roadway per lot. Although this ratio is not unusual for low-density developments, every foot of publi c infrastructure ultimately becomes the responsibility of the Village. Future costs associated with pavement maintenance , snow removal , crack sealing, culvert replacement, ditch maintenance, and eventual roadway reconstruction are all assets we will inherit as a part of this development. As infrastructure ages, these long-term obligations often repr esent the most significant financial impact of new residential development. The developer is proposing a traditional rural ditch line cross section, with limited amounts of curbing. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: August 6, 2026 SUBJECT: Concept Subdivision Design at Elmwood Road and STH 164 - Tim O ' Brien Homes, Petitioner DATE SUBMITTED: July 21, 2026 SUBMITTED BY: Jim Healy, Village Administrator Another important consideration is the ownership and maintenance of the proposed stmmwater facilities and open space outlots. It will be important to clearly establish that these features will be maintained by a homeowners association . In general, municipalities seek to minimize the long-tenn ownership and maintenance responsibilities associated with stonnwater infrastructure and open space unless there is a compelling public purpose or we are mandated by the State Department of Natural Resources. Appropriate maintenance agreements will be established to ensure these facilities continue to function as designed for decades to come. While the Village generally encourages roadway connections between adjacent subdivisions to improve traffic circulation , emergency access, and long-term connectivity , Staff has not identified any information indicating that the existing Dakota Fields subdivision to the east was designed with a future street stub or plann ed connection to accommodate additiona l developm ent. It is not reflected in the minutes, engineering reviews , or reviews by fonner planners , and it is not shown on the face of the plat (shown as ' future road reservation '). Furthermore , Dakota Fields already benefits from more than one point of ingress and egress, which is one of the primary consideration s when evaluating the need for additional roadway connections, as does this proposed development. Based on the available infonnation , Staff does not believe a direct street connection to Dakota Fields is necessary or watTanted as part of this proposed subdivisio n. The Village Staff has sent the proposed layout to both the Wisconsin Department of Transportation (WisDOT) and the Richfie ld Fire Department. Their comments are included in the attachment s for everyone's convenience. FUTURE IMPACT AND ANALYSIS: REVIEWED BY: !,..-,,./'-- 1ty Clerk Forward to Village Board: Additional Approva ls Needed: Signatures Required: ATTACHMENTS 1. Proposed concept review for Tim O'Brien Homes prepared by Trio Engineering (dated July 14, 2026) 2. Dakota Fields Final Plat (2005) 3. Memo dated July 20, 2026 from Richfield Fire Chief Greg West 4. Email dated (JNSERT EMAIL from WisDOT SE Region STAFF RECOMMENDATION: None, discussion only. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN ~~ Resolution No. _ _____ _ Continued To: Ordinan ce No. ______ _ Referred To: --- - --- ------- Approved ______ _ Denied ______ _ Other ______ _ File No. ____ __ _ Village Administrator Richfield Fire Department 4166 Hubertus Road Hubertus , Wisconsin 53033 (262) 628-1601 • rfdinfo@richfieldwi.gov Gregory West, Fire Chief MEMORANDUM To: Village of Richfield Administrator Jim Healy Re: 4340 Elmwood Road Subdivision Concept Plan Date: 20 July 2026 Administrator Healy: Thank you for sharing the prospective concept plan of the 4340 Elmwood Road subdivision (northeast corner of State Highway 164 and Elmwood Road). After a review of the plans, the fire department appreciates having two separate points of access to the subdivision, thus ensur ing adequate access to the subdiv ision and its residents from multiple directions. As the Village of Richfield is not serviced by municipal water (fire hydrants), being able to access the subdivisio n from one entrance and exit from the other is extraord inar ily beneficial for water tender operations . This also facilitates emergency access in the event one of the entrances is somehow impassable. Beyond that observation, the fire department has no additional input on the subdivision. r, Richfield Fire Department Brad Calder From: Sent: To: Cc: Subject: Attachments : Jim, Baumann, Art - DOT <Art.Baumann@dot.wi.gov> Wednesday, July 22, 2026 10:32 AM Jim Healy DPW; Brad Calder; Mary Strankowski; Matt Stephan; Boyke, Thomas D - DOT; Elkin, Robert - DOT RE: Proposed Subdivision on Elmwood Road and STH 164 (77-acres) CONCEPT PLAN_Richfield 25-lot_2026-07-14.pdf Thanks for sending this concept subdivision plan over for our review. When appropriate the plat will need to be sent to Wis DOT for review as part of Trans 233. The development is not of sufficient size to require a Traffic Impact Analysis (TIA) and will not likely be the trigger to require the expansion of WIS 164 to four lanes. I did notice that there are several other developments occurring in the area that will add traffic to the WIS 164 & Elmwood Rd intersection. This increased traffic could cause operational issues for the Elmwood Road approaches. If there are operational concerns at this intersection, a TIA could be required of the development(s) to assess and determine if any improvements could be implemented to mitigate them. The widening of WIS 164 to four-lanes will require a redo of the EIS that was performed previously. In the EIS, a threshold of 13,000 vehicles per day was established as a timeframe for when capacity expansion would be considered. Previous counts taken in 2023 in this area showed daily volumes of approximately 11,000 vehicles. We are currently in the process of obtaining new counts along WIS 164. Expansion, however, may not be needed until volumes are higher (15,000-17,000 vehicles per day) for this stretch. In most cases, intersection improvement projects are constructed for a twenty-year timeframe . However, in some cases roundabouts are constructed to only account for a ten-year timeframe to avoid operational/safety issues with them before expansion is needed. I do not know what timeframe was used for the CTH Q and WIS 167 roundabouts. Please let me know if you have any questions. Art Baumann Traffic Operations DTSD SE Region Wisconsin Department of Transportation (262) 548-6707 office Art.Ba umann@dot.w i.gov wisconsindot.gov From: Jim Healy <administrator@richfieldwi.gov> Sent: Tuesday, July 21, 2026 10:51 AM To: Baumann, Art - DOT <Art.Baumann@dot.wi.gov> Cc: DPW <DPW@richfieldwi.gov>; Brad Calder <asc@richfieldwi.gov>; Mary Strankowski <inspector@richfieldwi.gov>; 1 / / I I I I I I I I / ---- ---~- f--~'-- - - - -=--=-----".. ,11 J-" !: \j / _ ... ! ,' _I / i / \,' •. ~ ~ ~ i I ~ ~ \ t i :1 .. , ' f I, ,l\ ...:· 1\: ~! j:\J! 11 ~ : :i l ,: I ': i r : ' i ) { i \ Oll 951228 SF ,! J ' . -------Hllll-- ,.::.--:.;.::::!!..l£lmwoocr"Road .:::::, Ir. ..... -· ·-----.. ---- -- - -- -- / ~✓ - - - - - - - - - ~ - -~ ' 11 / ··, ...... ., t ~ I ',; .,. ~. ,,,," ' .............. !j~ I ' · ~~ I /1• I • I l ~ij I \ ,:. \d!/.'. ·1 i CONCEPT PLAN 4340 Elmwood Road Subdivision Village of Richfield, Washington County, WI --l: - .. --:=--~--~--~~-:;.f_"RJ_ -::: .:·:: - r---- - r- - - - '\- ---- ~ ~ ~ l l ~ ~ Zoning District Summary l Village of Richfield RS-18 Single-Family - Min Loi Area = 1.25 ac (54,450 sf) - Min Open Space = 40% gross - 200' buffer lo Highway - 50' buffer lo boundary - 50' buffer to isloated wetland - Min Lot Width = 175' - Setbacks - Front Yard = - Highway= - Side Yard= - Rear Yard = 50' min 60' min 40' min 25' min Site Data Table - Total Area (excluding right-of-way) -- Wetland - Net Area f - Proposed Subdivision 76.56 ac - 0.83 ac 75.73 ac -- 25 Single Family lots (RS-1 B) -- Density = 76.56/25 = - Average Lot Size = OL Open Space = - Public Road Length = 3.06 ac/lot 64,029 sf (1.47 ac) 33.49 ac (43.7%) 3,570 If (142.8 If/lot) 35 W CAPITOL DR SUITE: 2 BROOKFIELD, WI 5~5 I £'HONE: (262) 790-148Q_ FAX: (262) 790-1481 EMAIL JP J1 I I L - --- -7 ~a, , / i .... --\ti;. NORTH 50 100 200 SCALE: 1" = 100' (22"X34") SCALE: 1" = 200' ( 1 l"Xl 7") DATE: 07/14/2026 J OUTLOT 1 OUTLOT 4 1,292,330 SF 1011.95 N01"22'49"W 1299.34 DAKOTAH FIELDS LOCATED IN: THE NW 1/4 AND THE SW 1/4 OF THE SE 1/4 AND THE SW 1/4 OF THE NE 1/4 ALL IN SECTION 21, TOWN 9 NORTH, RANGE 19 EAST, TOWN OF RICHFIELD, WASHINGTON COUNTY, WISCONSIN (S00"06'67"1r} S01"32'30"E 2645.10 WESlUNE~SE\( 293.13 l CENTER OF SECTION 21 T21N, R19E !PL~ 2244.7.3 / I S 0l'J\'34" E 176.27 I I I ORAINACE EASEU£NT .Q!H!&Ll I I I \ !!_ " WHISPERING MEADOWS 7 I 12 58,189 SF' 13 6-•~.511 SF i e NORTH GRAPHIC SCALE T i ( IN FEr.'I') 1 tnob "' 100 n. i s01•31'34"E 132a.s1 soo•oB'67"W t82B as !\EST LINE - SW 1/4 ~ NE 1/4 i­ i b9.U I !,QT__..!l LEGEND & NOTES: O •• 1.270~ x rn· REINFORCING BAR 4.JOJ Lbs./Unool foot S£T e - roUND 2.375" IRON PIPE Thcfc arc no oliicclioo.~ In 1his plal with rcsJJ~-.:t to ~- 2J(i.J5. 23(,.l<i, 236.20 and 236.'.!l (I) lllld t2), Wi~ Slat5 asprovi~i:dby ~. 23(1 lb :is Stats • - FOUND 1.375" IRON PIPE @ - FOUND 1.270" x 18" REINFORCING BAR ~ - WASHINGTON COUNTY MONUMENT (BRONZE CAP IN CONCRETE) j ! - "RECORD£0 AS" ~ALL OTI-lER LOT AND OUTLOT CORNERS ~~~~~◊D~_- • '"JJ{ De rtmentofAdmi 1stratlnn , U75" )( 18" !RON PIPE 1.66 Lbs./lineal foot SET I._OLU \ OUTLOT 3 615,061 SF \ N 01'23'19" W 312,82 I..OL1.l! I\ b9.=- I I \ ~~ I \~§' STH 164 II ::o >oo I ~fij I ;\,..-.1,---L-~4 HILLSIDE RD. I 11.QU .J ~ .. ij~ ,.,; ~~ -;;~ .-~ f;l "~r-- 1 !,QT.Ji I r- TYPICAL LOT STREET R/W 50' FRONTYARD UNLESS r 01Hrnw1sE 7 ig 0 1 NOTED O ~ _J D::· ·Cl:: ...J ~· "' t /:,I \Ci~ ~ ~- ~ ~ ~in io~ ~ NL - JN ~ 40' REARYARO PROPERTY LINE UTILITY EASFMENT: NO POLES OR BURIED CABl.IS ARE TO 8£ PLACED SUCH lHAT 111[ INSTALLATION WOULD DISTURB ANY SUR\-t:Y STAKE OR OBSTRUCT v1SKJN ALONG ANY LOT LIN[ OR STREET LINE. THE DIS1URBANC£ OF A SURVCY STAKE BY ANYONE !S A \oiOLATION OF $,236.32, WrS. STATS. UTILITY EASEMENTS 115 HEREfN S£T fORTii ARE FOR THE USE Of PUBLJC BODIES AND PR1VA1£ PUBLIC UTILITIES HA\tNG THE RIGHT TO S£UVE Ti-IE AREA, DJMINAGE EASEMENTS: TH[ TOWN OF RICHFIELD IS HEREBY 13RANTEIJ ACCESS FOR STORMWATER MAINTENANCE PURPOSf.S VIA nlE OUJlOT, BUT IS NOT RESPONSIBLE TO PERFORM lHE MAINTENANCf. 00'31 !,QT..Ji. SQOO i NOTE: ALL DIMENSIONS MEASURED TO lliE NEAREST HUNDREDTH or A FOOT; ALL AflGL[S MEASURED TO TilE NEAREST 5 SECONDS AND CDMPUTI::D iO TH£ NEAREST SECOND. DJIAltf~Gf: EAS£MENT I I I "''-' OUTLOT RESTRICTION; THE cm~smucnON Of BUILDINGS ~Oil HUMAN HA81TATIO)'-I OR TiiE ISTAIJ.AllON Of" SOIL ABSORPTION SYSTEMS ON TI-/£ OOTlOTS IN THIS PLAT IS PROHIBJTCO. ALL LOTS HAVE EQUAL INTtREST AND Ol'MERSHIP IN ALL OUTLOTS NO DRJV£WAY CULVERT NEEDED FOR LOTS 20 ANll 34 IF TH[ DRIVEWAY IS INSTALLED AT 1HE HIGI-I POINT OF TI--IE DITa--t. BEARINGS ARE BASED ON TI-I[ WISCONSIN STATE PLANE COORDINAfE SYST£M GRID, SOUTH ZONE, AND THE WEST LINE OF THE SE 1/4 OF SECTION 21 (ASSUMED N 01°32'30" W) ""Dt~ ff/Ol/1.llllffi) SHEET 2 OF 3 RE\115£0:6-16-05 RE\IISEO; 5•·19-·05 RE VI SEO: 3-31-05