2.5.26 Joint Plan Commission and Village Board Meeting

JOINT PLAN COMMISSION MEETING & VILLAGE BOARD MEETING VILLAGE HALL 4128 HUBERTUS ROAD, HUBERTUS, WISCONSIN FEBRUARY 5, 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"). 1. Call to Order/ Determination of Quorum a. Village Board b. Plan Commission 2. Verification of Open Meetings Law Compliance 3. Pledge of Allegiance 4. JOINT PUBLIC HEARING a. Discussion regarding a new telecommunications tower proposed to be located at 3054 Beechwood Industrial Court (TNK: V10_088200F)-Michael Howley on behalfofBTS Towers, LLC., Petitioner/ Rick & Allison Dresang (dlbla RAD investments LLC}, Property Owner b. Discussion and possible recommendation to the Village Board regarding Ordinance 02026- 02-01, An Ordinance Rezoning 10.713-acres of Property at 3205 Pleasant Hill Road Identified by Tax Key V10_025500X from A-2 to 1-1 - Vincent R Diorio Revocable Living Trust, Petitioner 5. PLAN COMMISSION APPROVAL OF MINUTES a. January 8, 2026 - Regular Meeting 6. JOINT PLAN COMMISSION & VILLAGE BOARD DISCUSSION/ ACTION ITEMS a. Discussion and possible recommendation to the Village Board regarding Ordinance 02026- 02-01, An Ordinance Rezoning 10.713-acres of Property at 3205 Pleasant Hill Road Identified by Tax Key V10_025500X from A-2 to I-1- Vincent R Diorio Revocable Living Trust, Petitioner i. Plan Commission Action ii. Village Board Action b. Discussion and possible recommendation to the Village Board on the petition for a Certified Survey Map (CSM) to create One (I) Lot for a portion of property located at 3205 Pleasant Hill Road (TNK: VI O 025500X) - Vincent R Diorio Revocable Living Trust, Petitioner i. Plan Commission Action ii. Village Board Action 7. VILLAGE BOARD ADJOURNMENT 8. PLAN COMMISSION DISCUSSION/ACTION ITEMS a. Discussion/ Action on a Plan of Operation Review for Rollin' Transport proposed to be located at 3205 Pleasant Hill Road (TNK VI 0 _ 025500X) - Vincent R Diorio Revocable Living Trust, Petitioner b. Discussion and possible recommendation to the Village Board on the petition for an "Rural Accessory Building Designation" for property located at 4385 Elmwood Road (TNK: Vl 0 _ l l 6900A) - William Rather, Petitioner c. Discussion/ Action regarding a new telecommunications tower proposed to be located at 3054 Beechwood h1dustrial Court (TNK: Vl 0 _ 088200F)- Michael Howley on behalf of BTS Towers, LLC., Petitioner/ Rick & Allison Dresang (d/bla RAD Investments LLC}, Property Owner d. Discussion/ Action on a Plan of Operation Review for The Forge restaurant proposed to be located at 2102 STH 164 (TNI(: Vl0_008000B)-Shaun Bowe, Petitioner/ Pleasant Hill Land LLC, Property Owner 9. PLAN COMMISSION ADJOURNMENT Additional explanation of items on the agenda can be found on the Village's website at www.richfieldwi.gov. Notification of this meeting has been posted in accordance with the Open Meeting Laws of the State of Wisconsin. It is possible that members ofand possibly a quorum of members of other governmental bodies of the municipality may attend the above stated meeting to gather information; no action will be taken by any governmental body at the above stated meeting other than the govermnental body specifically referred to above in this notice. Requests from persons with disabilities who need assistance to participate in this meeting or hearing should be made to the Village Clerk's Office at (262) 628-2260 with as much advance notice as possible. 5a Village of Richfield 4128 Hubertus Road Plan Commission Meeting Minutes January 8, 2026 I 7:00 PM 1. Call to Order / Determination of Quorum a. Plan Commission The Plan Commission meeting was called to order at 7:04 PM by Chairman Otto. A quorum of the Plan Commission was present. Plan Commission Members Present: Chairman Jim Otto, Vice-Chairman Dan Naze, Trnstee Pam Schmitt, Commissioners Kurt Bartel, Brett Wittig, Bob Bilda & Heidi Woelfel Also Present: Administrator Jim Healy and Administrative Services.·(cgordinator, Brad Calder 2. Verification of Open Meetings Law Compliance The Village Administrator stated that the agenda had btjenposted and ovu, •.v 3. Pledge of Allegiance 4. APPROVAL OF MINUTES a. December 4, 2025 - Regular.lV[eeting Minutes Motion by Vice Chairman Naze to appro'v'e.tlreiilin~tes for December 4, 2025, as presented. Seconded by Commissioner Woelfel. Motion carried unanimouslyb:,r voice vote,'' 5. PLAN coMM1ss1QN»1scuss10N fkcT10NrrEMS a. Discnssioq_!Ula: pos~ible recommenlJatioqJ§:J:neYill3ge Bollrd on the petition for a Certified \~ryey Map (Q~M) to creaJe fy'o(2) Lots.foYthe property located at 1810 Wolf Road (TN!(: VlO _O~J400K) and f<I~ property identified by Tax Key VlO _ 034400G -11.i~liJJeld Serv1C(!~ales,.X1;G,f.ftitioniir:i Administr~t<5t'Heiti'ig~yea brieffotriiductioii qftll~,ageri~a item and, explained that the CSM creating two (2)u1w'Lots is tiedt9aplanneaiddition ofih;p~xsical strncture at 1810 Wolf Road that is being considetJ\i.l?K the property o'Xfi~r. The'¢Jrri,nt two (2) 'parcels confirm with zoning regulations before and after the reco.fwguration. Motion Trustee Sbhfuitt to recomrrieild to the Village Board the approval of the proposed Two-Lot CSM for Richfield ServiceS'ales LLC, d/bla Richfield Service for property located at 1810 Wolf Road (TNK: Vl0 034400K) and b£ptoperty,frlentified by Tax Key Vl0 034400G subject to the General Conditions Listed Below. • • • .·.·,,"c,.,. General Conditions of Approval: 1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Engineer, the Village Planner, and all reviewing, objecting and approving bodies, including, but not limited to, the Wisconsin Department of Commerce per Ch. 236, Wisconsin Statutes and Ch. Comm. 85, Wisconsin Administrative Code; Wisconsin Department of Administration per Ch. 23 6, 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 Village of Richfield -- 4128 Hubertus Road Plan Commission Meeting Minutes January 8, 202617:00 PM 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 terminaffon of this approval. ~--·•:_:_T_-_-,._ Seconded by Vice Chairman Naze. Motion carried unanimo;Jlsl)'b:,(voice vote. b. Discussion and possible recommendation tol:Ite"Village Boaid\111_the petition for an "Rural Accessory Building Designation" for p~op~fty located at 4385 Elnt"'!lod Road (TNK: V10_116900A)- William Rather, Petitio1tef _ Administrative Services Coordinator gave a brief infr()clu<,;tion of/he agenda iteiri,J;his provision of the Code is not a new addition from the 2021_u,pdate. Rather, ifpr,vicY,fa)y existed in our fonner code but in the last 15 years had only been used one ot\e(time. --- - --- - - "i~;t:._·-·e-" ... -- --- -- . ... . . Discussion occurred between the Commi~stiiI1cis;aj1ll Staff regarcling)ot coverage and the condition of the stall barn and that should be razed. It was rec◊I)11tle11de~(Q,$taff that we work with the property owner to ask them to apply for a,'R¥e P~rmit' for tilf:clilapidated 1:,!1@ stni-&iiifo, almost fallen down and then recalculate whether th~ftll~1fmeedhtstandard(or,theµome acl~ition. - 1/~ Motion by Vice Chair~art~aze to tabfo the Rurah(ccessory Structure Designation for 4385 Elmwood Road to the February 5, 2026,-Plan Golnmission Meeting at 7PM. Seconded by Commissioner Woelfel. Motion carriedurtanimously oy-voiee'vote.-•c_-,, _ -•-":'-",'::-~ =- i;i:t''"biscussionlAc'ti~µon ifl'ia,µof Opera.fiQn Review for Fieldhouse 262 proposed to be <':)ocated at 3046l{~is(ln DtitifQnit B (TNK: V10_000200A008)-Ryan Petska, Petitioner Administrati1~},ervices Coord1tiit9{ gave iil1tli:f introduction of the agenda item which is for a new indoor recreational busf@ss that focussetq11 indoodiaseball, soccer, softball, etc. in the Healsan Business Park. The use is consider?g-d_permitted foj~cipal use. Motion by Vice Chaimilih:NawrG'.~~6prove the petitioned Plan of Operation for Fieldhouse 262 proposed to be located at 3046 Unit B'Helsa,fDrive (Tax Key: Vl O 000200A008), subject to the following Specific 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. Seconded by Trustee Schmitt. Motion carried unanimously by vote. Village of Richfield 4128 Hubertus Road Plan Conunission Meeting Minutes January 8, 202617:00 PM 6. ADJOURNMENT: Motion by Vice Chairman Naze, seconded by Commissioner Wittig, to adjourn the Plan Commission meeting at 7:22 PM; Motion carried without objection. Respectfully submitted, Jim Healy Village Administrator SUBJECT: DA TE SUBMITTED: SUBMITTED BY: VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: Februc1ry 5, 2026 New Telecommunicc1tion Tower - located at 3054 Beechwood Indust1ial Ct (TNK: Vl0 _088200F) - Michael Howley (BTS Towers LLC.), Petitioner / Rick & Alison Dresang (RAD Investments LLC), Property Owner January 31, 2026 Brnd Calder, Administrative Services Coordinator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO CONDITIONALLY APPROVE THE PROPOSED CONSTR UCTION OF 150 FOOT MONOPOLE WIRELESS COM1\I/UNICAT!ON TOWER FOR BTS TOWER ON BEHALF OF VERIZON PROPOSED TO BE LOCATED AT 3054 BEECHWOOD INDUSTRI AL CT PROPERTY OWNED BY RAD INVESTMENTS? ISSUE SUMMARY: BTS Towers, LLC is looking to construct a 150 foot monopole wireless communication tower ( cell tower) at 3054 Beechwood Industrial Ct on the east side of the Village, off STH 175 in an industrially zoned portion of the Village. 3054 Beechwood Industrial Ct is zoned 1-1 Light Industrial District. The parcel is located at the end of Beechwood Industrial Ct. The parcel is 3.18 acres in size and cun-ently has a 10,000 sq. ft. building on the southern part of the ,.;;;:. parcel. The proposed cell tower would be located in the northeast corner of the parcel. The cell tower location would be leased from the property owner. The lease area is 50'x50' with an enclosure area of 48'x48'. The cell tower would be located in the middle of the fenced enclosure. Access to the cell tower site would be through a 30 foot wide access easement that would follow the eastern property lines. Within the access easement would be a 12 foot wide stone drive. The procedure for new cell tower approval is provided in Division 4, Article 5 of Chapter I 70 of the Village Code. New cell towers require a public hearing. For the public hearing notices, they need to be sent to all property owners within 500 feet of the parcel the cell tower is being erected on. The Plan Commission is the authorizing body for cell towers. The "Development Requirements" for telecomrnmrication towers can be found in Chapter 170A(B){l2.05). A copy of the same is included in the attachments for your convenience. The petitioner has shown Village Staff the 'Fall Zone' report to ensure that it will fall entirely on the subject property. 2013 Wisconsin Act 20 created Wis. Stat. § 66.0404, which established unifonu statewide standards for the siting of mobile telecommunications facilities and substantially limited municipal regulatory authority. The Act restricts local zoning standards, caps fees, imposes strict timelines for permit decisions, requires decisions to be supported by "substantial evidence" (a term defined in Wisconsin State Statutes), favors collocation over new towers, and preempts inconsistent local ordinances. As a result, municipalities retain only limited discretion in regulating wireless infrastructure, reflecting a legislative intent to accelerate deployment of telecommunicat ions facilities and reduce local barriers. Succinctly stated, this regulation reduced municipal discretion, shifted away our authority and pushed it towards State and federal standards, and limited the ability of communities to address aesthetic, neighborhood character, and planning concerns through zoning. • VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: New Telecommunication Tower - located at 3054 Beechwood Industrial Ct (TNI(: Vl0_088200F) - Michael Howley (BTS Towers LLC.), Petitioner / Rick & Alison Dresang (RAD Investments LLC), Property Owner DATE SUBMITTED: January 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator This requirement constrains municipalities from denying applications based on generalized concerns, political pressures, or aesthetic objections without documented evidence. A Public Hearing Notice has run in the Daily News and copies of the same, along with a Companion Memo, were mailed to everyone within 500' of the subject property. At the time of this Communication Form (1/30/26) the Village has not received any written objections to the proposal. FUTURE IMPACT AND ANALYSIS: r.'f/1 REVIEWED BY: ,- 11/j ;J-_,A1/J Forward to Village Board: No Village DepuZ::!/ Additional Approvals Needed: No Signatures Required: No ATTACHMENTS I. Application Materials submitted by BTS Towers LLC 2. l 70A(l2.05) Telecommunications Tower definition VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: New Telecommunication Tower - located at 3054 Beechwood Industrial Ct (TNI(: Vl0_088200F) - Michael Howley (BTS Towers LLC.), Petitioner/ Rick & Alison Dresang (RAD Investments LLC), Property Owner DATE SUBMITTED: January 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator STAFF RECOMMENDATION: Motion to approve the petitioned telecommunication tower for property located at 3054 Beechwood Industrial Court (Tax Key: VIO _ 088200F), 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 Department and Richfield Fire Department. 2. The petitioner provide documentation that the petitioned telecommunications tower complies with all applicable requirements of the Federal Communications Commission, 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 confirmation 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 cuft 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 1) the name of the tower owner, 2) the FCC identification number, and 3) a telephone number in case of an emergency. 8. The petitioner prepare a Landscaping Plan to be placed around the equipment enclosure and any anchor points equipment enclosures. 9. The petitioner must provide a copy of the lease agreement to Staff. 10. Prior to the issuance of a permit, 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 telecommunication tower shall run with the land and shall be binding on successors in interest. APPROVED FOR SUBMlTTAL BY: ~dcok ~ Village Staff Member ,,_·'~ .... VlLLAGE CLERK USE ONLY BOARD ACTION TAKEN Resolution No. ______ _ Contimied To: ______ _ Ordinance No. ______ _ Referred To: ______ _ Approved ______ _ Denied ______ _ Other ______ _ File No. ______ _ I PLAN COMMISSION APPLICATION VILLAGE OF RICHFIELD D®> r<e<>!i'IM: I Dalo Oet<ITT!llned Complete: Plan Commission Moolillg 0.11>, I Daw P•ld: 4128 Hubertus Rd l-lubertus,Wl63083 Village Hall• 2&,626,2260 j l!!lcelpt II; Docusign Envelope ID: 9E7AF024-5BEB-4ADB-96CB-978D20A8401E October 13, 2025 To Whom It May Concern: My name is Toufikul Islam, and I am a Radio Frequency Engineer at Verizon Wireless engaged in the development, deployment and optimization ofVerizon's network. My job duties include responsibility over the placement of the mobile service support structure being proposed by Verizon Wireless and BTS TOWERS, LLC ( dba Vertical Bridge VBTS, LLC), at 3054 Beechwood Industrial Court, Richfield, Wisconsin, 53033 on the RAD Investments, LLC property with a parcel number of VlO _ 088200F (the "Proposed Communication Facility"). Based upon my radio frequency experience and familiarity designing the Proposed Communication Facility, I can attest that the proposed antennas will comply with the FCC regulations and radio frequency radiation standards, will not interfere with public telecommunications, and will meet Verizon's coverage objective. Furthermore, based upon my radio frequency analysis, there is no existing tower or suitable structure within the search area that would meet Verizon's coverage objective or result in the same mobile service functionality, coverage and capacity that the Proposed Communication Facilty would provide. Specifically, I reviewed the existing communication towers located at 2903 Highway 167, Richfield, WI 53076 (43.249761; - 88.184841) and the tower east of Bark Lake Road and Appleton Avenue, Germantown, WI 53022 (43.224725; -88.176392) and verified that collocation on these structures would not achieve Verizon's coverage objective. Sincerely, Sr RF Engineer Nov 5, 2025 December 18th , 2025 Jen Schaumburg The Towers, LLC 750 Park Of Commerce Drive, Suite 200 Boca Raton, Florida 33487 Subject: Arcosa Designation: Engineering Firm Designation: Site Data: To Whom it May Concern: c:f_p B+T GRP B+T Group 1717 S. Boulder, Suite 300 Tulsa, OK 74119 (918) 587-4630 btwo@btgrp.com Fall Certification Letter Arcosa Project Number: B895 Hubertus (US-Wl-5416) 25-004782 Arcosa Site Name: B+T Group Project Number: Hubertus (US-Wl-5416) 150' Monopole As Requested by Arcosa Telecom Structures on behalf of VB BTS, LLC, B+ T Group is pleased to submit this "Fall Certification Letter" for the 150' Monopole to be constructed at the Hubertus (US-Wl-5416) site. This pole will be designed in accordance with the TIA 222-G standard for Village of Richfield /Washington County, WI. The pole will be designed to support antennas and transmission lines for four wireless carriers. The design criteria are more particularly described as follows: Design Wind Speed: 115mph 3-sec gust (no ice), 40mph 3-sec gust (0.75" ice) Structure Class: ll Exposure Category: C Topographic Category: 1 145'-Wireless Carrier 1 (CaAa= 42,000 sq in w/ (18) 1 5/8" transmission lines 134'-Wireless Carrier 2 (CaAa= 30,000 sq in w/ (12) 1 5/8" transmission lines 124'-Wireless Carrier 3 (CaAa= 40,000 sq in w/ (12} 1 5/8" transmission lines 114'-Wireless Carrier 4 = One 6' MW Dishes (6 GHz) with (9) 1.625 coax It is our understanding that this Monopole structure will be designed such that, if a failure were to occur due to a significant storm or other event, the pole would fall within a radius of 35' from the base of the structure. Although the pole would not be designed to fail, stronger sections that required by analysis would be provided in the lower sections of the pole, resulting in an increased safety factor in the lower sections. In the highly unlikely event that this pole were to experience operational failure due to catastrophic wind loading, the design would enable the pole to fail through compress ion buckling. Failure in this manner would result in the upper portion of the pole buckling and folding over the lower portion, resulting in a fall radius of 35' from the base of the pole. This opinion does not consider unpredictable extreme catastrophic events for which the structure is not designed. However, any damage to surrounding property caused by the pole failing during such an event would be relatively insignificant when compared to the damage caused to the surrounding property by the event itself. Please contact us should you have any questions concerning the safety and design of the monopole. Letter prepared by: Clint Coody Respectfully submitted by: B+ T Group Brad. R. Milanowski, P.E. lffloDIIIU!IUJIUrlllClioCG,OCC&:iDoSlll»IN!NIJ,-t/llffi' IIMS1-HICll1CIWO!CtM:&...S:,•otlllAit ~LAN ~ ii1 /,,--.""\ vertimlhtldge li1~0"C0.WERC20AM w"""' aOCAAAl~Jl..33-187 --PRU'~ llT: ..... ♦l:Lt;B.M vaBllssE~Y I ~~-.. ' f"Ar,Jl;fQ~ ~ ~ ~ I I z ii "' 0 ~ :I! h ~ . 0 I SITE# VB-Wl-5416 HUBERTUS-C F.UZEID: 17447101 MDG LOC.# 5000358381 3054 BEECHWOOD IN□ USTRJAL CT RlCHFll!I.D, WI 53033 -0$ ..,,, .. ~Ill; tQ?'.U1 I LOC:::LAN I I LP I i I I! SH I! I! 1'' 'i •ll ., •I 11 11 l ·--------- n~ ~· §1\lclf !I ~·· ~~ I !! ii ~i • I m i I z 22gicnS: C< > ~Zi O 0 ~., OJCJ /f) (') i " ' ~§m §Gl ~c 0 i m~-m .i,. N I I C -□i:!!o 01 r --,m ~T rri .a. m I. ~f!! ~ g ~- ci.,, ' ! ' 1~s ~ti: =!R /f) ~ ~ ' 0, 0 HI ;u~ ~I~ i, 1 a ~~ ~ o, • ~~~~ i;ii~ cO C " RE\/'ISIOHS SO. llESClllPTION GJ " ... 00' ,0' r~ 111 0~ ·~ 'il:i ~~ " ~, ll,l _ -., I! : -Z , ,.,,.,o _,, 4l ' Iii !'i'I~ I !si~\l 1,1111 , ~~u--:ra l,,.J "' ' ! ' i PROPOSEO !:.' LIGHTNING RoDl r 11 ~PROPOSED1',0'>"GHMONOPO LETOWER I PROPOSED CONCRETE PADS INSTALLED OY I VERTICAL BR OGE FOR VERIZON WIREL[ SS l-'ROPOSF.06' HIGH CHAIN LINK ~l:NCEl jPARll/1.lLY SHOWN FOR CLAJ~ITY) ~l;.ICl5TINI'.; 'f GRADE NOTES 1. TERRIi CONSVLTING GFIOUl-'"S SCOPE Of' WORK DOES NOi INCLUDE A STRLICTURN. EVALUATION Of fHIS TOWER OR STRUCrvRl~.NEl"I ANTENl<lA.SANO E.OIJIP'MENT SHOWN ON THIS PLAN HAVE NOT SEEN i:VM\JATEO TO Vf;Rl FY THE TOWER OR ,SlRVClUR.E: >-!AS l HE CA?ACIT'Y tO AOCOIJATE.LY SUPPORT THESEA NTENJt.AS. PRIOR TO AAY ANTF.NNA OR EQUIPMENT INSTALL/11"I0N,ASWUC TURAL E-VAtUAllON OF THE TOWER OR STRUCTURE. INCLUDING ,._ll >,NffNNA MOUNTING SYSTEMS t HAR DWARE SHOlA_O SE PERFOf<MEO n 0 ' SITE# VB-Wl-5416 HUBERTUS- C FUZE ID: 17447101 MDG LOG.# 5000358381 ~05' BEECHWOOD Rlt~~~E11~~f f3b33 SITE ELEVATION ANT-1 Docusign Envelope ID: 4ACEFA8A-8D1C-46C8-AAD7-326F92CC780C June 25, 2025 Village of Richfield 4128 Hubertus Road Hube1tus, WI 53033 Address VB Site Number: US-WI-5416 VB Site Name: Hubertus e,,~1'TIF1.-0 ~~;;;i: Dear Planning and Zoning Depa1tment: BTS Towers, LLC 750 Park of Commerce Drive, Suite 201) Boca Raton, FL 33487 + 1 (561) 9-!8 - 6367 Vertical Bridge.com BTS Towers, LLC (BTS) entered a lease agreement with RAD Investments, LLC to constrnct a 150' wireless antenna facility at 3054 Industrial Court, Richfield, WI 53033. In accordance with Paragraph K, Accommodation of other Users on New Towers, of the Telecommunications Tower Section of the village zoning ordinance, BTS will design the subject tower to accommodate at least two additional users and BTS and any successors in interest agree to allow other users to use the tower, the tower site, support facilities and appurtenances at fair market rates as negotiated by those patties. Consistent with Paragraph P, Ongoing Maintenance, BTS will maintain the subject cell tower and associated facilities in good condition, so as not to become a nuisance. BTS will be responsible for proper ongoing maintenance including regular care of any landscaping, fences, towers and other improvements, including keeping the site clear of any junk or debris. Sincerely, 0,D0<el~ ~.,...,,o.,, John Stevens Vice President, Development Brad Calder From: Sent: Michael Howley <howley@insite-inc.com> Thursday, January 29, 2026 1 :26 PM To: Brad Calder Cc: Jim Healy Subject: RE: Couple of Additional Items for Richfield/Hubertus Tower Will do. I will request now. Mike From: Brad Calder <asc@richfieldwi.gov> Sent: Thursday, January 29, 2026 1:23 PM To: Michael Howley <howley@insite-inc.com> Cc: Jim Healy <administrator@richfieldwi.gov> Subject: RE: Couple of Additional Items for Richfield/Hubertus Tower Mike, Would you be able to provide us with plan showing the location and number of arborvitae on the north and east sides of the enclosure. Brad Brad Calder Administrative Services Coordinator Village of Richfield 4128 Hubertus Rd. Hubertus, WI 53033 (262) 628-2260 ext. 113 This message originates from the Village of Richfield. It contains information that may be confidential or privileged and is intended only for the individual named above. It is prohibited for anyone to disclose, copy, distribute, or use the contents of this message without permission, except as allowed by the Wisconsin Public Records Law. If this message is sent to a quorum of a governmental body, my intent is the same as though it were sent by regular mail and further e-mail distribution is prohibited. All personal messages express views solely of the sender, which are not attributed to the municipality I represent and may not be copied or distributed without this disclaimer. If you have received this message in error, please notify me immediately. From: Michael Howley <howley@insite-inc.com> Sent: Thursday, January 29, 2026 10:31 AM To: Brad Calder <asc@richfieldwi.gov> 1 Cc: Jim Healy <administrator@richfieldwi.gov> Subject: RE: Couple of Additional Items for Richfield/Hubertus Tower Good morning. The fence is a 6' zinc colored, chain link style with 3 strands of barbed wire on top, for an overall height of 7'. Fence specifications attached above. Some jurisdictions prefer the barbed wire and others do not. The barbed wire can be removed if the village prefers. As you reference, we would defer to the plan commission with respect to the necessity of landscaping at this particular location. If landscaping is desired, we would suggest a landscape design consisting of 6' arborvitae, spaced 8' apart. Again, we understand that it is the prerogative of the plan commission, but if landscaping is desired, it would seem that landscaping along the north and/or east side of fence makes the most sense. Kindly advise as I could get a visual prepared for your review. The tower will not be lit. Please feel free to call me at your convenience if you need any further clarification. Thanks, Mike 630/240-3253 From: Brad Calder <asc@richfieldwi.gov> Sent: Wednesday, January 28, 2026 2:31 PM To: Michael Howley <howley@insite-inc.com> Cc: Jim Healy <administrator@richfieldwi.gov> Subject: Couple of Additional Items for Richfield/Hubertus Tower Mil<e, In preparing the Staff Memo for next weeks meeting there are a couple of items that need your help on: • Would you be to tell me what type of fencing will be used. Type, Material, Color, Height • The development standard for landscaping is the following: "N. Landscaping. Landscaping must be placed around the equipment enclosure and anchor points for guyed towers consistent with a landscaping plan as approved by the Plan Commission. After reviewing the location of the facility and the visibility of the facility from public right-of-ways and adjoining properties, the Plan Commission may waive this landscape requirement or defer the requirement to a later date.". Would you be able to show me on a site plan where any screening would be? • Will the tower have any lighting required by the FAA or other government organizations? Brad Brad Calder Administrative Services Coordinator Village of Richfield 4128 Hubertus Rd. 2 Hubertus, WI 53033 (262) 628-2260 ext. 113 This message originates from the Village of Richfield. It contains information that may be confidential or privileged and is intended only for the individual named above. It is prohibited for anyone to disclose, copy, distribute, or use the contents of this message without permission, except as allowed by the Wisconsin Public Records Law. If this message is sent to a quorum of a governmental body, my intent is the same as though it were sent by regular mail and further e-mail distribution is prohibited. All personal messages express views solely of the sender, which are not attributed to the municipality I represent and may not be copied or distributed without this disclaimer. 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(I) .,... l~"-~"-",".,+--~,",,",=~-~,."-~~--H~~::::,Q~ l~-c••~c~c'"c,:+~••=•==c:=:===•==~~c-=0=:=:=:=•=~-H~i~~~ I ~=~,--t"-"'""+---""==c'c-="='=•~---C,ci., U) Cl) ~ [i ~ l,U OU\lll OOlldlS"9alJ v,. ::::) ::::) SNOl61113!1 I i, i[ '1. !~ ~iil ,, "' !, !~ C C "r \ C c~ nrv• .s~1- SVNNllW 9S'373UIM NOZ1ll3/\ 0360d0l!d "'o IHIJ,J3:J O.L 30N\llSl □ TErv• .OSL • KlMO.L 310d0NOl"I 03SOdOl!d ~ dO.L Ol 3::>N\/lSKl Tff\11' .O!n • i!HIUQJUI.LS 03SOdOUd .a!O .IHOl3H 1W!!3AO J,,..L: T" I 1- z <C 0 12.05 Telecommunication tower Description: a freestanding tower with or without an equipment compound that is intended for the placement of 1 or more mobile service facilities. NOTE: This definition is based on the corresponding definition in § 66.0404, Wis. Stats. Vehicle parking: 1 space. Supplemental standards: A. Legislative findings. The Village Board makes the following legislative findings with regard to telecommunication towers providing mobile telecommunication services: (1) The State Legislature passed 2013 Wisconsin Act 20 [Section 1269(!)] that imposed limits on local municipalities with respect to regulating telecommunication facilities within their jurisdictions. (2) The federal government adopted the Telecommunications Act of 1996 which established various requirements relating to telecommunication facilities.[1] (3) The regulations in this section are intended to promote the public health, safety, and welfare, while at the same time not 1mduly restricting the development of needed telecommunications facilities. (4) The regulations in this section are intended to accomplish the following purposes, to the fullest extent permitted by law: (a) Protect the visual character of the Village from the potential adverse effects of telecommunication facilities; (b) Ensure that a competitive and broad range of telecommunications services and high-quality telecommunications infrastructure are provided; ( c) Create and preserve telecommunication facilities that will serve as an important and effective part of the Village's emergency response network; (d) Minimize the number of towers by requiring collocation; and (e) Avoid damage to adjoining properties by establishing setback standards. B. Federal requirements. A telecommunication tower must comply with all applicable requirements of the Federal Communications Commission, the Federal Aviation Administration, and any other federal agency with authority to regulate telecommunication facilities. In the event of a conflict between federal law and this section, federal law shall prevail. C. Single parcel. The fall zone and all stmctures related to the telecommunication facility must be located on a single parcel, including the tower, equipment compound, and anchor points for a guyed tower. D. Setbacks. The center of the tower shall not be located closer to a property boundary line than the height of the tower. If the lot hosting the proposed tower is not located adjacent to a parcel where a single-family residence may be located and the applicant submits an engineering certification with the application that shows the fall zone is smaller than this distance, the fall zone shall be the smaller calculated area, unless the Village provides the applicant with substantial evideoce that the engineering certification is tlawed.[2] The fence around anchor points for a guyed tower must be located at least 25 feet from a property boundary line. E. Security fencing. A tower and related equipment compound consisting of equipment buildings, shelters, and cabinets, must be enclosed by a security fence (height and material to be established through the site plan review process). If the tower is a guyed tower, each of the anchor points must be enclosed by a security fence. F. Lighting. A tower or any attachment shall not be artificially lighted, except when specifically required by a state ageocy, the Federal Aviation Administration, or another federal authority. Such required lighting must be the least obtrusive to the surrounding views. G. Aesthetic requirements. All users of the Village right-of-way shall comply with the following aesthetic standards: (1) In areas where facilities are currently nonexistent or underground, undergrounding is required. (2) No new aboveground structures, including collocations on existing structures, shall be placed within 500 feet of historic structures or historic districts designated by the National Register of Historic Places in Wisconsin or listed on the State Register of Historic Places. The 500-foot separation is waived for installations that are completely concealed from view, or are not visible from locations where the historic structure can be observed. (3) Attachments to existing structures shall be designed to be flush with the existing structure as much as can reasonably be done, shall be a color that matches the existing structure and shall be the smallest size possible to reasonably accommodate the intended purpose. If the structure to which the attachment is made changes color due to repainting, resurfacing or other means, the attachment shall be modified to match the new color. (4) Any party objecting to the requirements of this subsection shall have an opportunity to demonstrate that the requirement constitutes an effective prohibition in violation of state or federal law as set forth in§ 170.370. H. Equipment buildings. The exterior of equipment buildings, shelters, and cabinets exceeding 1,500 cubic feet must be covered with building materials typically used on buildings found in the area. I. Emergency power system. A backup generator may be placed within the equipment compound. [3] J. Identification sign. An identification sign no larger than 18 inches by 24 inches must be placed in a visible location near the base of the tower that lists 1) the name of the tower owner, 2) the Federal Communications Commission identification number, and 3) a telephone number to contact in case of an emergency. K. Accommodation of other users on new towers (collocation). A tower over 150 feet in height, along with the tower site and all support facilities and appurtenances, must accommodate at least 2 additional users, unless the Zoning Administrator determines that evidence presented by the tower operator demonstrates it is not technically feasible to do so. Further, the tower operator and their successors in interest must allow other users to use the tower, the tower site, support facilities, and appurtenances at fair market rates as negotiated by those parties. If the Plan Commission determines the tower operator has made access to the tower and tower site unfeasible, the Zoning Administrator shall notify the tower operator via registered mail of such determination. If the tower operator does not take corrective action within 45 days of such determination, the permit for that tower shall become null and void and the tower shall be removed and the site restored within 90 days of such determination. L. Requirement for collocation. A new tower shall only be permitted if the applicant demonstrates with a sworn statement that collocation on an existing or planned tower within the applicant's search ring would not result in the same mobile service functionality, coverage, and capacity; is technically infeasible; or is economically burdensome to the mobile service provider.[4] If the applicant does not provide such analysis and sworn statement, the application for a new tower shall be denied.[5] M. Collocation review. The collocation of an antenna or antenna array on an existing tower is permitted subject to site plan, building plan, and plan of operation review. N. Landscaping. Landscaping must be placed around the equipment enclosure and anchor points for guyed towers consistent with a landscaping plan as approved by the Plan Commission. After reviewing the location of the facility and the visibility of the facility from public rights-of-way and adjoining properties, the Plan Commission may waive this landscape requirement or defer the requirement to a later date. 0. Lease agreement. If the operator of the telecommunication tower does not own the land where the facility is to be located, the property owner and the operator must execute a lease agreement prior to any land-disturbing activity. Such agreement shall be binding on future prope1ty owners and future operators and shall address the rights and responsibilities of each party with respect to Subsections and of this section. P. Ongoing maintenance. The subject property must be maintained and kept in a good condition, so as not to become a nuisance as determined by the Plan Co1mnission. Proper maintenance includes regular lawn and landscaping care, and painting and regular care of building(s), fences, towers, and other improvements. Additionally, the site must be kept clear of junk and debris. Q. Termination of approval. If the Zoning Administrator determines that the tower is unsafe or otherwise defective or that the tower has not hosted an operational antenna for a continuous period of 12 months, the Administrator shall follow the procedure outlined in Article 5 relating to termination of the approval. Within 90 days after the date of termination, the property owner shall remove the tower, equipment cabinets, and all related equipment and improvements that are part of its communication facilities and restore the site to the satisfaction of the Zoning Administrator. In the event such work is not done within the specified period, the Village shall have the right to use the financial guarantee as required by this section to pay for such work. R. Financial guarantee. Prior to issuance of a building permit authorizing construction of a tower, the applicant must submit a financial guarantee in the amount of $20,000 to the Village subject to the requirements in Article 5 of this chapter.[6] The financial guarantee shall be held until the tower and related improvements are removed and the site restored to the satisfaction of the Zoning Administrator. S. Third-party consultant. The Zoning Administrator may, at the applicant's expense, hire a third-party consultant to conduct an objective analysis of the submitted materials including the application, calculation of the fall zone, and certification that collocation is not possible. The third-party consultant may not charge the applicant for any travel expenses incurred in such review.[7] T. Duration of approval. The approval authorizing a telecommunication tower shall run with the land and shall be binding on successors in interest.[8] [1] Commentary: In particular, see§ 704 of the Act. [2] Commentary: See§ 66.0404(2)(g), Wis. Stats. [3] Commentary: See§ 66.0404(4)(j), Wis. Stats. [4] Commentary: See§ 66.0404(2)(b)6, Wis. Stats. [5] Commentary: See§ 66.0404(2)(e), Wis. Stats. [6] Commentary: See§ 66.0404(4)(±), Wis. Stats. [7] Commentary: See § 66.0404( 4)(±), Wis. Stats. 4b 6a VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: Febrnaiy 5, 2026 SUBJECT: Rezoning for a portion of property (10-713.acres) from A-2 to A-1 - located at 3205 Pleasant Hill Road (Tax Key: V10_025500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: Januaiy 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator POLICY QUESTIONS: DOES THE PLAN COJ\llvl/SSION WISH TO RECOMMEND APPROVAL TO THE VILLAGE BOARD FOR THE PROPOSED REZONING OF THE SUBJECT PROPERTY ? ISSUE SUMMARY: Single Family Two Family Walkable Hamlet Mixed Use 1111 Commercial Limited Commercial Busi!iless Mixed Use In October of 2025, the Village Board unanimously approved an Ordinance Amendment to change the Future Land Use Map from "Single Family" to "Business Mixed Use", a Zoning Designation which supports the I-1, Light Industrial District. Tonight, the applicant is Vincent R. Diorio Revocable Living Trust and they have petitioned to rezone a portion of the subject prope11y from A-2, General Agricultmal District to 1-1, Light Industrial District. In the 1-1, Light Industrial Zoning District, the Minimum Lot Size is 1-acre. This propo sed revision is compliant with that provision. The proposed site also complies with the Setbacks on the Front Yard (30'), Side Yard (10'), and Rear Yard (25 '). In terms of Minimum Lot Frontage, this proposed area has greater than the required 75' standard (340'). As for the Impervious Surface, Maximum given that the proposed parcel is 10.713-acres, 60% of that amount would equate to 6.478- acres which this site has approximately one-half of that amount covered in impervious surface. Therefore, this standard also complies. This proposed parcel is also greater than 150' in Lot Width , which is the standard. Lastly, with this building being less than 1-acre in size, it more than complies with the Building Coverage Maximum Standard of 40%. Regarding the Rezoning petition for a Zoning Map Amendment, our Code states the Plan Commission "in making its recommendation and the Village Board in making its decision shall consider thefollowingfactors: J) Whether the amendment is consistent with the Village's Comprehensive Plan, including Future Land Use J,.;Japs and similar maps 2) Whether the amendment is consistent with other planning documents adopted by the Village Board 3) The extent to which the amendment will or will likely increase or decrease the number of nonconforming uses and structures VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: Febrnary 5, 2026 SUBJECT: Rezoning for a portion of property (10-713.acres) from A-2 to A-1 - located at 3205 Pleasant Hill Road (Tax Key: V10_025500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator 4) Any other factor not specifically or generally listed but deemed appropriate by the Plan Commission or Village Board given the particular circumstances. '' • In looking at the above-listed criteria, the Village Board has already Amended the Future Land Use Map, so this proposed Rezoning is consistent. The Amendment is consistent with documents which refer to this area as the "Northeast Coffidor" which is a term of significance in our Comprehensive Plan and has been identified as an area of future light industrial/office/business growth. This Amendment will create zero nouconfoffnities in terms of buildings and uses, provided the Plan of Operation is similarly approved. Light Industry (1-1) District. This district is intended to accommodate industrial, manufacturing, and similar uses where most of the activities are conducted within an enclosed building. Compatible community and civic uses are also allowed. The Village has published a Class II Public Hearing Notice in the Daily News on Thursday, January 22nd and January 29•'. The Public Hearing at tonight's meeting is a Joint Meeting with the Plan Commnission and Village Board where the Village President will preside over this portion of the night's agenda. The legal notice regarding the Public Hearing was also mailed to properties within 500' of the Subject Property complying with the requirement of providing notice to adjacent property owners. At the time of this Communication Form, Village Staff has not received any objections or written comments from any adjacent property owners. After the Public Hearing is closed, the Plan Commission shall make a recommendation to the Village Board .. FUTURE IMPACT AND ANALYSIS: Forward to Village Board: Yes Additional Approvals Needed: Yes Signatures Required: Yes ATTACHMENTS I. Legal Notice published in the Daily News on January 22nd and 29th 2. Rezoning Application and related materials 3. Ordinance 02025-02-01, An Ordinance Rezoning 10.713 Acers of The Property At 3205 Pleasant Hill Road Identified by The TKN: VIO _025500x from A-2, General Agricultural District to Inst, 1-1 Light Industrial VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Rezoning for a portion of property (10-713.acres) from A-2 to A-1 - located at 3205 Pleasant Hill Road (Tax Key: V 10 _ 025500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator STAFF RECOMMENDATION: Motion to recommend to the Village Board the proposed rezoning of a portion of the subject property owned by Vincent R Diorio Revocable Living Trust for property located at 3205 Pleasant Hill Road (TNK: Vl0 _ 025500X) from A-2, General Agircultrual District to I-1, Light Industrial District subject to the Specific and General Conditions Listed Below. Specific Conditions of Approval: 1. That the Village Board approved the proposed One Lot CSM for the subject property. 2. That the Plan Commission approve the proposed Plan of Operation for Rollin' Transport proposed to be located at the subject property. General Conditions of Approval: 1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Engineer, the Village Planner, and all reviewing, objecting and approving bodies, including, but not limited to, the Wisconsin Department of Commerce per Ch. 236, Wisconsin Statutes and Ch. Comm. 85, Wisconsin Administrative Code; Wisconsin Department of Administration per Ch. 236, Wisconsin Statutes; and Washington County. 2. The subdivider shall, on demand, reimburse the Village all costs and expenses of any type that the Village incurs in connection with this development, including the cost of professional services incurred by the Village (including engineering, legal, planning and other consulting fees) for the review and preparation of required documents or attendance at meetings or other related professional services for this application, as well as to enforce the conditions in this conditional approval due to a violation of these conditions. 3. Any unpaid bills owed to the Village by the subject property owner or his or her tenants, operators or occupants, for reimbursement of professional fees (as described above); or for personal property taxes; of for real property taxes; or for licenses, permit fees, or any other fees owed to the Village; shall be placed upon the tax roll for the subject property if not paid within thirty (30) days of the billing by the Village, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village, including possible cause for termination of this approval. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN ~:~~~!~~ ~~: ============= CoRnt!nue 00 d TTo: ______ _ e1eff o: ______ _ Approved ______ _ Other ______ _ Denied File No.------- STATE OF WISCONSIN VILLAGE OF RICHFIELD ORDINANCE 02026-02-01 WASHINGTON COUNTY AN ORDINANCE REZONING 10.713 ACRES OF THE PROPERTY AT 3205 PLEASANT IDLL ROAD IDENTIFIED BY THE TNK: V10_025500X FROM A-2, GENERAL AGRICULTURAL DISTRICT TO 1-1, LIGHT INDUSTRIAL WHEREAS, the Subject 10.713 Acers located at east side of the property located at 3205 Pleasant Hill Road, is identified by Tax Key: VI O _ 025500X; and WHEREAS, the Vincent R Diorio Revocable Living Trust, is petitioning to rezone the above­ referenced parcel from A-2 to I-1 on the Village's adopted Zoning Map (See Exhibit B); and WHEREAS, in late 2025, the Village Board approved an Ordinance Amendment Amending the Village's Adopted Future Land Use Map for this subject property. This proposed Rezoning is consistent with that Future Land Use Map; and WHEREAS, the applicant has also prepared a Certified Survey Map and Plan of Operation for the approval of Rollin' Transport, a local trucking company; and WHEREAS, the required public notice of the public hearing were provided consistent with Section 62.23 of the Wisconsin Statutes and the Village's Zoning Code regulations; and WHEREAS, the Plan Commission and Village Board conducted a Joint Public Hearing on 5th day ofFebruary,2026;and WHEREAS, the Plan Commission has recommended to the Village Board that the rezoning change be made; and of the recommendation of the Plan Commission, having determined that all procedural requirements and notice requirements have been satisfied, having given the matter due consideration, having made petition to amend the Village's Comprehensive Plan to ensure consistency, and having based its determination on the effect of granting of said rezoning on the health, safety, and welfare for the community, and the immediate neighborhood in which said use will be located, and having given due consideration to the municipal problems involved, as well as the impact on the surrounding properties as to the noise, dust, smoke, odor and others, has hereby determined that the rezoning will not violate the spirit or intent the zoning ordinance for the Village of Richfield, will not be hazardous, harmful, noxious, offensive or a nuisance by reason of noise, dust, smoke odor or other similar factors and will not for any other reason cause a substantial adverse effect on the property values and general desirability of the neighborhood as long as the development is conducted pursuant to the following conditions and is in strict compliance with the same. NOW, THEREFORE BE IT RESOLVED, the Village Board of the Village of Richfield, Washington County, Wisconsin, DO HEREBY ORDAIN AS FOLLOWS to Amend the following Sections of the Village's Zoning Map: Section 1. Zoning Map Change The Subject Property is hereby rezoned from A-2, General Agricultural District to I-1, Light hldustrial District as legally described above and depicted in Exhibit A and Exhibit B, attached hereto, and the zoning map of the Village of Richfield is hereby amended to incorporate the zoning of the subject property. Section 2. Effective Date This ordinance shall be in full force and effect from and after its passage and posting or publication as provided by law. Section 3. Severability. Several sections of this ordinance are declared to be severable. If any section or portion thereof shall be declared by a court of competent jurisdiction to be invalid, unlawful, or unenforceable, such decision shall apply only to the specific section or portion thereof directly specified in the decision, and shall not affect the validity of any other provisions, sections, or portions thereof of the ordinance. The remainder of the ordinance shall remain in full force and effect. Any other ordinances whose terms are in conflict with the provisions of this ordinance are hereby repealed as to those terms that conflict. Section 3. Effective Date. This ordinance shall become effective upon passage and publication/posting. Adopted this __ day of ________ , 2026. Attest: John Jeffords, Village President Jim Healy, Village Clerk/ Administrator EXHIBIT A Rezoning of Subject Property from A-2 to I-1 Part of the NE 1/4 of the NW 1/4 of Section 12, Township 9 North, Range 19 East, in the Village of Richfield, Washington County, Wisconsin, which is bounded and described as follows: Beginning at the North Quarter comer of said Section 12; thence S 89°14'08" W, along the north line of said NW 1/4, 340.00 feet, to the northeast comer of Certified Survey Map No. 1855 as recorded in the Washington County Registry in Volume 9 of Certified Survey Maps on pages 321-322 as Document No. 400072; thence S 00°45'52" E, at right angles and along the east line of said Certified Survey Map No. 1855 and its southerly extension, 959.70 feet; thence S 89°14'08" W, at right angles, 61.77 feet; thence S 01 °15'21" E, parallel with the east line of said NW 1/4, 366.01 feet, to the intersection of the monumented south line of said NE 1/4 of the NW 1/4; thence N 89°12'51" E, along said south line of the NE 1/4 of the NW 1/4, 410.00 feet, to the intersection of said east line of the NW 1/4; thence N 01 °15'21" W, along said east line of the NE 1/4 of the NW 1/4, 1325.59 feet, to the point ofbeginning. EXHIBIT B - Rezoning Map Rezoning Map P.:tl al~ HE tl.& ~U--0 r-111 "" c.l $«:l!ro 12. TaNnil'Jp !I ,10111\. ~rQO ID E11r.t.1n lh" v,,~110 df1Jchtel!l, \\'O!l'<nf,:t't Cw111y, Wl".ltr.tllfn. 1lul«1Wli>Ut1.;~ti~: trrrn1"1Ftl'f.1•'.'•-n 0.112 m11 (13&"/f 111.t.l i.1 • Li-;)11\lr,,!).JJIIIOJ l«>F1r<Qft1Jt,r.(ll:,&uu11) r,crs11rlt1.•lO' S1t1omn -!Cf R"-Ymri-2~· !:911. gpl;,l>o._JOJ! A-2 {r.n.) • m,:,:ns "rt!Y.tdlHl 11,• W.L CSI.! >_lo. !8:'i~ A-2 O • V'l':ICllltll ll 1 J'OO ro--.pr,n l:ill'Y.I llUllrl\ ncicd. O • irdCllllll .ol t.3'«1X 18' l((Oj:lpc·1111lj1n[1 Ur,;/,111~!1 b"dl I .60btJH.11.11, <J,¥1'1~ fJ(iutxJMXf ~in-Ji im:rrol,.,ijoM ~ ,,.,, '/lhi»'lllll Slaff.I 25.150 Acres P\/lflf,I CCW.h'ltJlll lJJ'illJ.rtl Gl1tl, F,,),.i!li lonn NOl!J: II lhO f!ll<Qnl p:,r,::nll'el Thll llf.ft'llhotltt.,)rl/{ U4 c.16«. 12-9,10 nntun.11ulh11 ~.j) hH 0, !jr;,;,T te;il\llg ol $ -&!l'M'OU" W. o,,,,r,..-!l"Jp ti ~rim • I (ltl\"'°H"Y fMfil(r.d)tVl-;1 re11i:~\flfllt,,,11qutod. 011rtt,nSul1d1n1-., Location Sketch V.l".«i•tl R. 0):.->:!R...1ix:itti, NN 114 ,Snc. 12-9·19' S llffl4"08« W l;,~ fr11JIQtt!to-:JJ,;11.1;121J..20t6 """'r•XW ?7' 3205 rt1.i11llr,1 Hll~J Ric.hfit<IJ. Vil 53018 5111\lll')W D,:T\.'i'~ J Thorria fUXl;]',IJO.SUvcyl"O "' l!ll'l,l'rr.f!fll"J UP °t911 '/lt\!Jlo lllllQ RMf:ckl, WI ~1-016 i 1 1 Lot I 10.713Actes '160,887 $:a fl. lc:<{lum'tl cl to:r.11 proposed 1-1 ~ 11.'tl • ll II II II }) If . ti I a i ~ b § ! c.,,,. So'.IC. l2•!J-.1Q (CnCl'll,l,ll,b"Qf<'J CllP fOIIM 6b VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: One-Lot Ce1tified Survey Map - located at 3205 Pleasant Hill Road (Tax Key: V10_025500X)- Vincent RDiorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO ACCEPT THE RECOMMENDATION OF THE VILLAGE ENGINEER FOR THE APPROVAL OF THE PROPOSED ONE-LOT CSM? ISSUE SUMMARY: Mr. Diorio built his home and adjacent shop building at 3205 Pleasant Hill Road in 2022-2023. Mr. Diorio's property currently consists of one parcel that is ~35-acres in size and is zoned A-2 General Agricultural District. In 2024, the Village received complaint(s) that Mr. Diorio was operating his trucking business (Rollin Transport) out of his shop at 3205 Pleasant Hill Road. Through the complaint investigation process, it was confirmed that Mr. Diorio was in fact operating his trucking business out of his shop. Under the A-2 General Agricultural District, trucking businesses are not an allowable use. As such, in 2025, the Village Board petitioned to Amend the Zoning Map showing two (2) different land use classifications for the 34-acre subject parcel. The petitioned CSM and related rezoning application you will later consider this evening are consistent with the Village's adopted Future Land Use Map Amendment. The proposed One Lot CSM would create a parcel of 10.713-acres, which is compliant with the minimum lot size in the A-2, General Agricultural District and the petitioned I-1, Light Industrial Zoning District. There were approximately 0.3- acres ofland dedicated to the public right-of-way as a part of this CSM, creating an 80' wide right-of-way. The land from the "parent parcel" is unplatted because at 25. I SO-acres it exceeds the minimum lot size requirement to require a second Lot to be platted as part of this CSM. On the face of this CSM, Staff also recommended adding a 'Note' that states 'if the parent parcel is not under the same ownership as the land being subdivided off that a separate driveway for the existing residents will be required'. The face of the CSM also has the petitioned Zoning information for the I-1 District, which is a condition of approval in the Staff Recommendation. The Village's Engineer reviewed a revised CSM and on December 30th, issued a letter (See attachments) recommending approval to the Plan Commission. FUTURE IMPACT AND ANALYSIS: Forward to Village Board: Yes Additional Approvals Needed: Yes Signatures Required: Yes ATTACHMENTS REVIEWED BY: /JI/ , ~ 9, Village b~rk I. DRAFT CSM prepared by RSL Mr. Don Thoma (December 2025) 2. Letter from William A. Hein, P.E., P.L.S., dated December 30, 2025 RE: Vincent R Diorio Revocable Living Trust Revised CSM Review VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: One-Lot Certified Survey Map - located at 3205 Pleasant Hill Road (Tax Key: Vl 0 _ 025 500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator STAFF RECOMMENDATION: Motion to recommend. to the Village Board the approval of the proposed One-Lot CSM for Vince R Diorio Revocable Living Truste for property located at 3205 Pleasant Hill Road (TNK: V10_025500X) subject to the Specific and General Conditions Listed Below. Specific Conditions of Approval: 1. That the Village Board approved the proposed Rezoning of the subject property from A-2 to I-1 2. That the Plan Commission approve the proposed Plan of Operation for Rolling Transport proposed to be located at the subject property. General Conditions of Approval: 1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Engineer, the Village Planner, and all reviewing, objecting and approving bodies, including, but not limited to, the Wisconsin Department of Commerce per Ch. 236, Wisconsin Statutes and Ch. Comm. 85, Wisconsin Administrative Code; Wisconsin Department of Administration per Ch. 236, Wisconsin Statutes; and Washington County. 2. The subdivider shall, on demand, reimburse the Village all costs and expenses of any type that the Village incurs in connection with this development, including the cost of professional services incurred by the Village (including engineering, legal, planning and other consulting fees) for the review and preparation of required documents or attendance at meetings or other related professional services for this application, as well as to enforce the conditions in this conditional approval due to a violation of these conditions. 3. Any unpaid bills owed to the Village by the subject property owner or his or her tenants, operators or occupants, for reimbursement of professional fees (as described above); or for personal property taxes; of for real property taxes; or for licenses, permit fees, or any other fees owed to the Village; shall be placed upon the tax roll for the subject property if not paid within thirty (30) days of the billing by the Village, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village, including possible cause for termination of this approval. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN Resolution No. ______ _ Continued To: ______ _ Ordinance No. ______ _ Referred To: ______ _ Approved ______ _ Denied ______ _ Other ______ _ File No. ______ _ December 30, 2025 Mr. James Healy, Village Administrator Village of Richfield 4128 Hubertus Road Hubertus, Wisconsin 53033 RE Vincent R. Diorio Revocable Living Trust Revised Certified Survey Map {CSM) Review Dear Mr. Healy: We have completed our review of the above referenced revised CSM received on December 17, 2025. The map was prepared by, Donald J. Thoma, P.L.S. of Accurate Surveying & Engineering LLP. It is our understanding that the proposed Land Division is being proposed under section 330 of the Village Code. Several of the items listed in the initial review letter were to apprise the Village and required no further action by Mr. Thoma. At this time, we find the revised CSM acceptable as presented. Submitted data has been reviewed for conformance with generally accepted surveying practices and Village policies. Although this data has been reviewed, the surveyor is responsible for the thoroughness and accuracy of survey and supplemental data and for compliance with all state and local codes, ordinances, and procedures. Modification to the survey, etc., may be required should errors o r changed conditions be found at a future date. Please contact me at (262) 204-2341 if you require any additional information or if you have any questions. Thank you for the opportunity to assist the Village of Richfield Sincerely, CEDAR CORPORATION William A. Hein, P.E., P.L.S. Project Manager-Professional Land Surveyor Cc: Matthew Stephan, P.E.,via email Page 1 of 1 Ced.orb mg Menc,rnonie Washington County Certified Survey Map Part of the NE 1/4 of the NW 1/4 of Section 12, Township 9 North, Range 19 East, !n the Village of Richfield, Washington County, Wisconsin. Northwest corner Sec. 12-9-19 dedlca\ed to the public for road purpoaea 0.312 acre (13,607 sq.II.) 1 Cl gate '" 1-1 - Llghl Industrial (zoning subject to ch'ange) Front min, - 30' Side min. - 1 O' Rear min. - 25' 1::;:'"' r-- 314' rebar found ., • Lot 1 10.713 Acres !:Qli CSM_!::lo_:il670 "' • "' b ~ '31" 3J4"rebarl ____ found !" "' i; 0 P.O.B. - Point ofBeglnnlng "" (r.a.) - means "recorded as• § e - Indicates a 1 $'ad Iron plpo found unless noted. o - Indicates a 1.3"od X 18" Iron pipe weighing unplatled lands 1.6Blbs./ft. set. owned by subdivider Bearings are referenced to the WIE1consin State 25. 150 Acres Plane Coordinate System Grid, South Zone. Nole: If the parent parcel Is The north line of the NW 1/4 of Sec. 12-9-19 not under the same has a grid bearing of S 89°14'08" W. ownership a separate 0 75 150 Scale In feel 1"= 150' 300 driveway for the exlsUng resldonce will be required. Owner/Subdivider Location Sketch VincenlR.DiorloRevocable NW1/4-Sec.12-9-19 S B9"14'0B" W Living Trust dated June 26, 2018 scale: 1• = 2000' 61. 77' 3205 Pleasant HIii Road Rlchfleld, WI 53076 Surveyor Donald J. Thoma Accurate Surveying & Engineering LLP 2911 Wildllfe Lane Richfield, WI 53076 L _J rn ;;; ~ \ \ e)(\stln drive -~ ~- ___ L9 __ _ IMH I I i~1; tit I Z I 1 C,2 ... _ - ~ - L10 , & eUrit! bbtl/1~853 s 59•12·s1· w 589JJO' l2 Elec.},3,0, CONS 1,1/ __ wlrefe1100 r~l.5-,-b-.,.,.,,,.--,,-,,,::,;,:~~,-'::":'i;-;:;;,--'--"1~- -- ~ ~ •• ...........-;.,.~I",-,. s0\lth line ofths NE 1/4 of the NW 114 N 89"12'51 E 410.00' -g1 ~* / •• .. * ~r.a. N 88'21'30" W, N ac:.•3' ~) . ~" 2 / DONALD J THOMA\ ~ _u!!e!~~~l~n_!:1~ j , ~I)/ .. = i S-2470- ': :: A :rr· , .,...<Cl'liift.f!a_.. = ~ RICHFIELD ; ~ Danal3J. Tho , S-2470 f. ~ \ WIS. / § Dated this !J!.__"day of fvC.t?atll/&C , 2025. ~ .. (·•.... , ,..-()'I:~ Revised this 17th day cif'Becember, 2025. ;; 1't\f.,:.•• .. ···:..·i"G--l ,,'- Th1s Instrument was drafted by Donald J. Thoma, S-2470 ;,, ..., SUR~"' ,, ~ m Ill ;, :;;1 ~Ig -.; il1 ~ !9 Cent~r t/J ,gi ;; ~ Sec. 12-9~19 g.l 0 ...... cono.mon,/brass ;;, 0 cap found N:463,738.17 E-2,481,623,95 ( late Plane Coordinates Sheet 2 of 3 Washington County Certified Survey Map Part of the NE 1/4 of the NW 1/4 of Section 12, Township 9 North, Range 19 East, In the Village of Rlchfleld, Washington County, Wisconsin. Line and Curve Table for the existing Distribution Easement Electr!c and Gas Doc. 1585392 starting at the N 1/4 corner Sec 12•9•19 Line Table LINE BEARlNG DISTANCE L1 S 01°15'39" E 24.76' L2 S 89°14'14" W 23.00' L3 8 01"15'39" E 906.37' L4 s 17"41'13"W 80.95' L5 S 01"15'39" E 9.56' L6 S 45"30'45" E 17.48' L7 S 00"24'17" E 198,10' Curve Table CURVE! RADIUS ARC LENGTH ICHORD LENGTH I CHORD BEARING I C1 I 26.00' 40.15' I 843 "50'20"W I 36.28' I LB S 88"04'57" W 109,76' L9 S 87"16'08" W 1261.31' L10 IN 84"45'49" E 1317.95' 1 Curve Table CURVF1 RADIUS ARC LENGTH ICHORD LENGTH I CHORD BEARING I C2 I 146.00' 109.35' I N73"46'47"W I 106.81' L11 N 52°19'23" W 44,35' Surveyor's Certificate: L12 1N42"37'31"W 1195.00' I I, Donald J, Thoma, Professional Land Surveyor, hereby cerllfy that by the direction of Vincent R. Diorio, I have surveyed, divided, mapped and dedicated the land shown end described hereon, part of the NE 1/4 of the NW 1/4 of Section 12, Township 9 North, Range 19 East, In the Village of Richfield, Washington County, Wisconsin, which Is bounded and descrlbed as follows: Beginning at the North Quarter corner of said Seclion 12; thence S 69°14'08" W, along the nor1h line of said NW 1/4, 340.00 feet, to the northeast corner of Certrfled Survey Map No. 1655 as recorded In the Washington County Registry In Volume 9 of Certlfled survey Maps on pages 321-322 as Document No, 400072; thence S 00"45'52" E, at right angles and along the east line of said Certlfled Survey Map No. 1655 end !ls southerly extension, 959,7D feet; thenGe S 89"14'08"W, at right angles, 61,77 feet; thence s 01°15'21" E, parallel with the east llne of said NW 1/4, 366.01 feat, to the lntersec!Jon of the monumented south line of said NE 1/4 of the NW 1/4; thence N 69°12'51" E, along said south llne of the NE 1/4 of the NW 1/4, 410.00 feel, to the Intersection of said east line of the NW 1/4; thence N 01°15'21" W, along said east line of the NE 1/4 of the NW 1/4, 1325.59 feel, to the point of beginning. Containing 11.0255 acres (460,274 square feet) more or Jess. I further certify !hat I have fully compiled with the provisions of sec. 23B.34 of Wisconsin Statutes and the Village of RlchHeld Land Division Ordinance In surveying, dividing, mapping and dedicaUng said land, and that this map ts a correct repmsental!on of the exterior boundaries of the lend surveyed and the division of said lends . . ~ r\__ _J , 11 111111,, 1, Dale~s~dayof uecJ?µ(J!J-e~ ·~~12~.~'.?.9,R~~;~✓.,., __ /' JfL;, :::*··· ···*<­L- '- , "·" • _,';(,£;;,,..e.?e--2 iooNALDJTHOMA\ -:,_ '-2470 = i S•2470 : :: : RICHFIELD ; - Owner's Certificate: ~ \... WIS. ../ ~ .-.,<41.··.. ..•·o~, ... .,., '.llro····· .. •·";,,:."( ,, 11,, SUR\J,.. \,,, ' 111111111\\\ As Vincent R. Diorio Revocable Living Trust dated June 26, 2018, owner/trustee, I hereby certify that we caused the land shown and described herein to be surveyed, divided, mapped ond dedicated as represented on this Cerllfled Survey Map. I also Gertify that this Certlfied Survey Map is required to be submitted to the following for approval: VIiiage of Richfield Plan Commission VIiiage of Richfield VIiiage Boerd Vincent R Diorio - Trustee STATE OF WISCONSIN) WASHINGTON COUNTY)s.s Personally came before me this __ day of _____ -~202_, lhe above named owner/trustee Is to me known to be the same person who executed the foregoing Instrument and acknowledge the same. {Natery Seal,_ _______ ~ Notary Public, _______ 0 Wisconsln. My commission expires _______ _ This Instrument was drafted by bonald J. Thoma, 3~2470 I Washington County Certified Survey Map Part of the NE 1/4 of the NW 1/4 of Section 12, Township 9 North, Range 19 Ea:st, In the Vllleg.e of Rlchlleld, Washington County, Wisconsin. Village of Richfield Village Board Approval: This land division ls hereby approved and road dedication Is hereby accepted by the Vll!age of Richfield VIiiage Board this __ day of _______ ,202_. John Jeffords - VIiiage President Jim Healy - Village Administrator/Clerk C!lonsrnt rif C!lorporatr :!Uortgagr: ---------~ a corporation duty organized and existing under and by virtue of the laws of the Slate of Wisconsin, mortgagee of the ebove described land, doas hers by oorisent to the surveying, dividing, mapping and dedicating of the land described on this Certified Survey Map, and does hereby consent to the above certificate of \/lncenl R. Dlor1o Ravocable Living Trust dated June 26, 2018, owner/trustee Vincent R. Diorio. IN WITNESS WHEREOF, the seld ________ .hes caused these presents lo be signed by _________ , Its President, and countersigned by _________ ~ II Secrelary{cashler), al ________ ,Wisconsin, and Its corporate seal lo be hereunto affixed this __ day of _______ ~ 202_. In the presence of: _______________________ {CorporateSeal) Corporate Name President Secretary of Cashier STATE OF WISCONSIN) ___________ COUNTY)s.s. Date Personally came before me lhls __ day of ____ ~ 202_. _________ , President, and---~--~=~" Secretary(cashler) of the above named corporation, la me known ta be the person who executed the foregoing Instrument, end to me known to be such President and Secretary(cashier) of satd corporation, and acknowledge that they executed the foregoing Instrument as such officers as the deed of said corporation, by Its aulhorlty. (Notary SealL-------~Notary Public, --------~Wisconsin. My commlsslon expires ______ _ ---- This instrumentwasdrarted by bana!d J. Thoma, S-2470 Sheet 3 of3 Sa i VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Plan of Operation review for Rollin' Transport LLC proposed to be located on a portion of property (10.713-acres) located at 3205 Pleasant Hill Road (Tax Key: Vl0_025500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO RECOMMEND APPROVAL TO THE VILLAGE BOARD FOR THE PROPOSED REZONING OF THE SUBJECT PROPERTY? ISSUE SUMMARY: Rollin Transport LLC is a trucking company owned and operated by Vinnie Diorio and located at 3205 Pleasant Hill Road. The company operates four ( 4) company-owned over-the-road trucks and dispatches an additional seven owner­ operator trucks who are off-site. The business does not conduct customer interactions, freight deliveries, pickups, or fleet maintenance at the property. Company-owned trucks are stored inside the building on the property when they are home, primarily on weekends, and are not staged or dispatched from the site. One employee is present on-site during weekday business hours (8-4PM) solely to perform admini~trative invoicing functions. - - --·· ··•'• -·--- ----- -····--··•--" ------· ·----- The entirety of the property consists of approximately 34.5 acres, of which approximately 10.7-acres would be designated business through the proposed rezoning and CSM the Plan Commission is being asked to review tonight. Of the entirety of the 30+-acres, roughly 21 acres are actively farmed under lease to Kohl Farms and is independent of anything being considered tonight. No hazardous materials, toxic waste, chemicals, or industrial processes are present on-site. In addition to business-related activities, the property is used for several personal and recreational purposes. The owner maintains two non-profit racing teams as hobbies, including a race boat team and a youth snocross racing pro gram. Associated trucks, trailers, boats, and equipment are stored indoors when not in use and travel periodically to racing events. The owner also stores a personal pleasure boat and two collector/show trucks on the property. These activities are personal in nature and not associated with Rollin Transport LLC. The owner also allows Jeff and Jalce Hassler to use the building for non-commercial purposes unrelated to the business and for personal storage. Kohl Farms' farming operations, including the use of agricultural equipment and a semi-truck, also occur independently of Rollin Transport LLC. Without formal approvals, Rollin Transport LLC operated in the Richfield area for over 18 years and has consistently maintained four (4) company-owned trucks during that time. According to the applicant, no substantive changes in business operations have occurred since the company relocated from Pioneer Road to Pleasant Hill Road, aside from the consolidation of storage into a single building. Based on the information provided, the business activity at the property is characterized by limited on-site presence, absence of customer or freight activity, and indoor storage of company vehicles, with a significant portion of on-site vehicles and equipment attributable to personal use. The overall intensity of commercial activity appears low, though the presence of commercial vehicles and mixed uses on the property may warrant conditions to ensure ongoing compatibility with zoning standards and surrounding land uses. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATIO N FORNI MEETING DATE: February 5, 2026 SUBJECT: Plan of Operation review for Rollin' Transport LLC proposed to be located on a p ortion of property (10.713-acres) located at 3205 Pleasant Hill Road (Tax Key: VlO 025500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator t3.06 Truck tem1inal Description: a place where goods primarily carried by motor transport are received and tempo-­ rarity store d until transferred to another truck for delivery and/or a place where a company stores its fleet of trucks.. This use may include the following. provided that they are individually and collec­ tively inc.idental and subord inate: repair, washing. refueling. and maintenance f-acilities for trucks us­ ing the term inal; and administrative offices for the terminal. 6) Civic Webware The use of the subject property as a 'Tmck Tenninal' is a Permitted Principal Use, meaning it is a use that is allowed by right. As such, as a Staff, our recommendation is for a conditional approval. FUTURE I1v!PACT AND ANALYSIS: Forward to Village Board: No Additional Approvals Needed: No Signatures Required: No ATTA CHlv!ENTS 1. Plan of Operation Application and related materials VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Plan of Operation review for Rollin' Transport LLC proposed to be located on a portion of property (10.713-acres) located at 3205 Pleasant Hill Road (Tax Key: Vl0_025500X) - Vincent R Diorio Revocable Living Trust, Petitioner DATE SUBMITTED: January 29, 2026 SUBMITTED BY: Jim Healy, Village Administrator STAFF RECOMMENDATION: Motion to approve the proposed Plan of Operation for Rollin Transport for a portion of property located at 3205 Pleasant Hill Road (TNK: VlO _ 025500X) subject to the Specific and General Conditions Listed Below. Specific Conditions of Approval: 1. That the Village Board approved the proposed One Lot CSM for the subject property. 2. That the Village Board approve the proposed Rezoning of a portion of the subject property from A-2 to 1-1. 3. That the applicant receive a passing inspection from both the Richfield Fire Department and Building Inspection Department. 4. Rollin' Transport LLC shall continue to operate without on-site customers, including freight loading or unloading. 5. Company-owned trucks associated with Rolling Transport LLC shall be stored indoors when on-site, except for temporary staging associated with arrival or departure trips. 6. Owner-operator vehicles, except those owned by Rolling Transport LLC., shall be prohibited from being stored overnight or on-sight, except for personal visits. 7. Any material change in the nature or intensity of business operations shall require Plan Commission approval. General Conditions of Approval: 1. The subdivider shall satisfy all comments, conditions, and concerns of the Village Engineer, the Village Planner, and all reviewing, objecting and approving bodies, including, but not limited to, the Wisconsin Department of Commerce per Ch. 236, Wisconsin Statutes and Ch. Comm. 85, Wisconsin Administrative Code; Wisconsin Department of Administration per Ch. 236, Wisconsin Statutes; and Washington County. 2. The subdivider shall, on demand, reimburse the Village all costs and expenses of any type that the Village incurs in connection with this development, including the cost of professional services incurred by the Village (including engineering, legal, planning and other consulting fees) for the review and preparation of required documents or attendance at meetings or other related professional services for this application, as well as to enforce the conditions in this conditional approval due to a violation of these conditions. 3. Any unpaid bills owed to the Village by the subject property owner or his or her tenants, operators or occupants, for reimbursement of professional fees ( as described above); or for personal property taxes; of for real property taxes; or for licenses, permit fees, or any other fees owed to the Village; shall be placed upon the tax roll for the subject property if not paid within thirty (30) days of the billing by the Village, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village, including possible cause for termination of this approval. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN Resolution No. ______ _ Continued To: ______ _ Ordinance No. ______ _ Referred To: ______ _ Approved ______ _ Denied ______ _ Other ______ _ File No. ______ _ Property Address: 3205 PLEASANT HILL ROAD City/State: RICHFIELD 53076 Property Owner(s): VINNIE DIORIO PLAN COMMISSION APPLICATION VlLLAGE OF RICHFIELD PROPERTY INFORMATION ZIP: Tax Key Number: V10 025500X eROJECT INFORMATION 4128 Hubertus Rd Hubertus, \/VI 53033 Village Hall - 262.628.2260 Zoning: P,,creage: 34.5 D Primary Contact Phone #: 262-613-1947 Address (if different from property adclress): City/State: ZIP: Applicant (if different from property owner): DAl~IELLE DIORIO Email Address: DANIELLE@ROLLlNTRANSPORT.COM ~ - ce(Yl Company: APPLICATION TYPE Primary Contact Phone #: 262-622-5759 Please check the application type you are applying for: □ Code Interpretation □ Conceptual Review □ Site Plan !XBusiness Pian of Operation □ Special Exception □ Temporarf Use (Longer than 30 Days, Less than 150 Days) SIGNATURES The applicant and propeIty owner(s) certify that: ('I) 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 cosis will be charged; (4) the applicant and property owner(s) further acknowledge that in the event that the initia l fee is not sufficient to cover all the costs associated with processing and reviewing the application, they will be required to provide the Viliage of Richfield an additionai deposit; (5) the appiicant and property owner(s) further acknowledge that the balance of any remaining fees shall be refunded wiihin a reasonable amount of time after this application has been processed; (6) the applicant and property owner(s) under;,tand that this application and all required forms and information must be completed and accurate, 2s determined by the Planriing and Zoning Administrator for the \/i!!age of Richfield, before a meeting and/or public hearing (if required) can be scheduled. ------ 1_, aie: ,S /0' /0 o< Applicant Signature: Name & Titie: FOR VILLAGE STAFF USE ONLY Date Received: I Date Determined Complete: Plan Commission Meeting Date: I Date Paid: Date: I Date Sent to E11gineer: I Receipt#: RICHFIELD, WI. 53076 Rollin Transport LLC is owned and operated by Vinnie Diorio. The company operates four over-the-road company-owned trucks. There are no on-site customers, and no truck deliveries or pickups conducted at the property related to the business operations of Rollin Transport LLC. Rollin Transport LLC does not provide overnight parking for any vehicles that are not owned and operated by the company. When company trucks are home on weekends, they are parked inside the building on the property waiting to return to work Monday morning. None of our trucks have back-up beepers and or alarms or make any kind of noise while backing up, nor are they rarely ever coming and going after hours. We have had garbage removal service for our house and building since moving to Richfield. There is one dumpster which is used for personal use whichJsJo_c.,ite_d_between the house and IJyilcling. Therej:,no toxic ----·· ·-·-·-- ---·-·-· _, ___ - -·-· ---•• ... ·-·-----•• -.~- --~--- waste produced on our property, no chemicals, or hazardous waste. The city of Richfield does not pick up our garbage at 3205 Pleasant Hill Road; we pay for a garbage removal service for our home and property. The property is well kept and properly maintained. Of the total 34 .. 5 acres, approximately 21 acres are actively used as farmland, with the remaining acreage consisting of our residence and one building. Rollin Transport LLC has one employee on-site from 8:00 a.m. to 4:00 p.m., Monday through Friday, whose sole responsibility is completing invoices for trucks. Vince dispatches four company-owned over-the-road trucks and seven owner-operator trucks. His job can be done from anywhere he is. The owner-operator trucks are not stored, and or serviced from the property and have no business-related reason to visit 3205 .Pleasant Hill Road. Any visits by these individuals would be strictly personal in nature. We have two personally owned race teams, as this is what we like to do on Weekends. These teams are strictly non-profit and operated solely as hobbies, occupying our weekends. One team is a race boat team consisting of two semi-trucks, a race trailer, and a race boat. This equipment travels approximately six times per year to racing events in Florida, Sheboygan, Michigan City, and Key West. Additionally, we ha_ve a seven-year-old son who competes in snocross racing. His racing activities involve one trailer and one semi-truck (the same truck used in the summer for the boat) which is used to haul his equipment. The snocross racing season runs most weekends from December through early April. We attend these race weekends together as a family, traveling with the semi and trailer. The personal race trailer is always stored inside our building when not in use. We also own a personal pleasure boat that is stored inside the building, as well as two show trucks that are collector vehicles used strictly for personal enjoyment. These vehicles are also stored inside the building. Rollin Transport LLC has been a part of the Richfield community for over 18 years. Throughout that time, the company has consistently operated with four company trucks, all of which are parked inside on the property. There have been no changes to the business operations of Rollin Transport LLC since it was established, whether we were on Pioneer Road or Pleasant Hill Road. We have agreed to work with the town and rezone; however, no business operations have changed since we moved 2 miles down the road from our old property. Other than our two buildings being combined to store our personal vehicles and our four company trucks when they are home and not working. ·- .. ---- ... -- --------·~----- -----------·---· - . ---··-- - .. - -- .. - -· ---·-- -. ... . ... l<ohl Farms also come and go as they lease our land from us and farm much of the land. They have a semi which they also use for farming and large farm equipment which is used on the land to farm. They actively farm our land, using the driveway to access the 21 acres of farmland, and building for all farming related purposes. Please feel free to contact Vinnie if you have any other questions. Thank you, Vinnie Diorio 262-613-1947 Danielle Diorio 262-622-5769 Sb VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Rural Accessory Building Designation located at 4385 Elmwood Rd (TKN: V10_116900A), - William Rather, Petitioner DATE SUBMITTED: January 30, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator POLICY QUESTIONS: DOES THE PLAN COMMISSION WISH TO RECOMMEND APPROVAL DESIGNATING STRUCTURES AT 4385 ELMWOOD ROAD AS "RURAL ACCESSORY STRUCTURES" TO THE VILLAGE BOARD? ISSUE SUMMARY: The applicant has been working with Staff to construct an addition (mostly covered porches totaling 862 sq. ft.) to the current single-family hmne on the property. When reviewing the addition, the structures on the parcel currently exceed the lot coverage ratio. The parcel is located in the RS-I, Country Estates District. The maximum lot coverage is 4% in the District. The parcel is currently at 6.5% lot coverage. To allow for the addition to the home, the property owner has applied to designate some of the buildings as rural accessory structures. Pursuant to Section 170.640 entitled "Purpose", states the following, "As more fully described in this division, the Plan Commission is authorized to designate certain existing accessory buildings as a "rural accessory building" in those zoning districts listed in Appendix A/11 If a building is so designated, it is not counted towards the allowable number of accessory buildings permitted on a lot or towards the allowable building square footage permitted on a lot. This division describes the procedures and requirements for a rural accessory building determination." The strt1ctures in question are located at 4385 Elmwood Road, which is just east of Tyler Way. The property consists of the single-family home and detached garage, and the property owner is petitioning for the following structures) to be considered rural accessory building, the pole barn, utility garage, chicken coop, two silos and a barn that consists of ( stall barn, dairy barn and hoop hay barn). Section 170.643 entitled "Basis of decision." Outlines the approval criteria for designating an accessory structure a rural accessory building. Section 170.643(A.) Each of the following buildings needs to meet at least one of the following criteria. (1) The building is set apart from other buildings as being distinct, due to its construction technique construction materials, age, local historical significance, or design. Staff Response: • PoleBarn~NIA • Utility Garage - NI A • Chicken Coop - NI A • Silo(s) (2)-NIA • Barn-NIA (2) The building is characteristic of past agricultnral practices or rural life, whether presently utilized or not for agricultnral practice. Staff Response: Below is the response for each individual strucmre. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Rural Accessory Building Designation located at 4385 Elmwood Rd (TI<N: Vl 0 _ 116900A), - William Rather, Petiiioner DATE SUBMITTED: January 30, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator • Pole Barn - Is a traditional metal pole type building. Based on aerial photographs the building was constructed between 1970 and 1980. While specific uses for the building were not provided, it is easy to infer the use was for agricultural type of activities. • Utility Garage - Is a two-car garage. Based on aerial photographs, the building was constructed between 1941 and 1950. While specifics use for the building were not provided it is easy to infer the use was for agricultural type of activities, like a "machine shop" or storge of equipment. • Chicken Coop ~ Is a traditional style chicken coop for the era. Based on aerial photographs, the building was constructed between 1941 and 1950. While specifics use for the building were not provided it is easy to infer the use was for agricultural types of activities. • Silo(s) (2) - The north silo is constructed of concrete. Based on aerial photographs it was constructed prior to 1941. The south silo is a more modern silo constructed of steel. Based on aerial photographs it was constructed between 1963 and 1970. Both silos are close in height and do not extend above the height of the neighboring barn. Silos use are inherently agricultural related uses, • Barn - The barn is distinctive in that it consists of two additions. The original barn is hoop hay barn. A subsequent addition involved the addition of the "dairy barn" and another addition involved the "stall barn". Based upon aerial photos you can see the barn was used for agricultural purposes. (3) The building is associated with a person of historic significance or with important historical events. Staff Response: • Pole Barn - NI A • Utility Garage - NI A • Chicken Coop - NI A • Silo(s) (2)-NIA • Barn-NIA (4) The building represents a notable work of a master builder, designer, or architect who influenced their age. Staff Response: • Pole Barn - NI A • Utility Garage - NI A • Chicken Coop - NI A • Silo(s) (2)-NIA • Barn-NIA Section 170.643(B) if the building(s) meets one of the above criteria the Plan Commission should consider the following factors, (1) Effects of the building on the natural environment; Staff Response: • Pole Barn - The pole barn has an effect on the natural environment, with the expectation it is an impervious surface area. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Rural Access01y Building Designation located at 4385 Elmwood Rd (TKN: Vl O 116900A), - William Rather, Petitioner DATE SUBMITTED: January 30, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator • Utility Garage - The utility garage has an effect on the natural environment, with the expectation it is an impervious surface area. • Chicken Coop - The chicken coop has an effect on the natural environment, with the expectation it is an impervious surface area. • Silo(s) (2) - The silos have no effect on the natural environment, with the expectation it is an impervious surface area. • Barn - The barn has no effect on the natural environment with the exception it is an impervious surface area. (2) Effects of the building on surrounding properties; Staff Response: The property is bordered by an Outlot for the Elmwood Highland Subdivision on the western side. The southern and eastern side it is bordered by an Outlot for Ravine Ridge Estates. On the north side is Elmwood Road and across the street is currently a farm field. • Pole Barn~ The pole building is visible from Elmwood Road. Visibility from all other sides is minimal as they are outlots for adjoining subdivisions. • Utility Garage - The utility garage is visible from Ehnwood Road. Visibility from all other sides is minimal as they are outlots for adjoining subdivisions. • Chicken Coop - The chicken coop is in between the utility garage and barn. It is just east of the pole barn. This location limits its visibility and impact on surrounding properties. Visibility from all other sides is minimal as they are outlots for adjoining subdivisions. • Silo(s) (2)- The silos have very limited visibility from the north as they are shielded from view by the home. From the east the view is minimal as the barn shields them from view. The silos are visible from the west, but the impact is diminished as they are roughly the same height as the barn. From the south their visibility is minimal as the outlot areas are wooded. • Barn - The barn is most visible from the west. The visibility of the barn from the south and east is obscured by trees in the outlots. From the north there is viability. (3) The overall appearance of the building; and Staff Response: • Pole Bain - The pole barn is of traditional architectural style of a metal pole building. The building has white corrugated metal panels, with red trim. The building appears to be in satisfactory condition, free of any blight or nuisance conditions. • Utility Garage - This is two car garage, with two single entry garage doors. The building is white in color with an asphalt shingle roof. The building appears to be in satisfactory condition, free of any blight or nuisance conditions. • Chicken Coop - The chicken coop has a gray exterior siding. With a galvanized metal roof. The building appears to be in satisfactory condition, free of any blight or nuisance conditions. • Silo(s) (2) ~ The north silo is a concrete silo with a white metal rounded roof. The southern silo is a metal silo with a blue exterior and white roof. The building appears to be in satisfactory condition, free of any blight or nuisance conditions. • Barn -The barn consists of three buildings. The northern part of the barn is a traditional gable style barn with a masonry first floor that has a white exterior the upper portion consists of a wooden style siding that is red in color VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Rural Accessory Building Designation located at 4385 Elmwood Rd (TKN: VI 0 _ 116900A), - William Rather, Petitioner DATE SUBMITTED: January 30, 2026 SUBMIITED BY: Brad Calder, Administrative Services Coordinator with an asphalt shingle roof. The southern part of the barn is an arch style barn. The first level is masonry with a white exterior. The roof is smooth metal that is white in color. The eastern part of the barn consists of a metal pole type construction. Currently the roof and a portion of the building has collapsed. The applicant has indicated that they plan to remove this portion of the structure. The north and south portions of the barn appear to be in satisfactory condition, free of any blight or nuisance conditions. (4) Any other factor that relates to the process of this chapter as set forth in §170.305 or as allowed by state law. Staff Response: • PoleBarn-N/A • Utility Garage - N/ A • Chicken Coop - N/ A • Silo(s) (2)-N/A • Barn-NIA Section l 70.643(C) requires that any building receiving rural accessory structure designation must be structurally sound. As mentioned above the east side of the barn is in disrepair and has collapsed. The applicant has indicated that they inteod on removing this portion of the barn. Update January 30, 2026 At the Jan.nary 8, 2026, Plan Commission Meeting the Commission table this item. The Commission asked that the applicant obtain a raze permit for the Stall Barn. The applicant obtained and was issued a raze permit on January 12, 2026. Staff did a drive by inspection of the property on January 30, 2026, and observed the northern and eastern wall still up. Staff has calculated that the total lot coverage of all of the buildings on the parcel minus the stall barn that is being removed at 13,945 Sq. Ft. The total lot area of the parcel is 5.64 acres or245,678 Sq. Ft., making the lot coverage 5.7%. The proposed addition is adding 806 Sq. Ft. This will bring the lot coverage of 14,751 Sq. Ft. and 6% lot coverage. Staff is recommeoding that the Silos and Barns be considered designated rural accessory buildings. The square footage of these structures is 6,065 Sq. Ft. The remaining structure, including the addition to the home, would be 8,686 Sq. Ft. The lot coverage would 3.5% after the designation. The remain 0.5% in lot coverage is equal to 1,141 Sq. Ft. While the petitioner would have this additional square footage to work with for lot coverage, this square footage would only be able to be used on the residential home (primary structure). This is because the code only allows I% of the lot coverage for accessory structure, so no additions to existing accessory structures or new accessory structures would be able to be constructed on the property without first seeldng additional approvals from the Plan Conunission and Village Board . FUTURE IMPACT AND ANALYSIS: Forward to Village Board: Yes Additional Approvals Needed: Yes Signatures Required: Yes • REVIEWED BY: IRA . f jl.,--\,A'VI Pillage Def!Jlerk VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Rural Accessory Building Designation located at 4385 Elmwood Rd (TKN: VI 0 _ 116900A), - William Rather, Petitioner DATE SUBMITTED: January 30, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator ATTACHMENTS 1. Application materials for Rural Accessory Building Designation 2. Site Plan for property located at 4385 Elmwood Road 3. Email Dated January 8, 2026 to Chairman Otto STAFF RECOMMENDATION: Motion to recommend to the Village Board the conditional approval designating the following structures as Rural Accessory Structures, the Pole Barn, Utility Garage, Chicken Coop, Silos (2) and Barn ( excludes eastern portion) for the property located at 43 85 Elmwood Road TKN: VI 0 _ 116900Awith the following General Conditions: General Conditions: 1. The petitioner must sign the Decision Letter prepared by Village Staff detailing the decision. APPROVED FOR SUBMITTAL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN Resolution No. ______ _ Continued To: ______ _ Ordinanc~ No. ______ _ Referred To: ______ _ Approved ______ _ Denied ______ _ Other ______ _ File No. ______ _ Property Add ress: 4385 Elmwood Road City/State: Colgate Property Owner(s) : William Rather VILLAGE BOARD & PLAN COMMISSION APPLICATION VILLAGE OF RICHFIELD PROPERTY INFORMATIOO ZIP : I Tax Key Number: 53017 V10 116900A PROJECT INFORMATION ~ Prima ry Contact Address (if differe nt from property address) : City/State : Email Address: ktcarollo@gmail.com Applicant (if different from property owner): D Primary Contact Email Address : I Company: APPL:ICATION TYPE Please check the application type you are applying for: 4128 Hubertus Rd Hubertus, WI 53033 Village Hall - 262.628.2260 Zoning: RS-1 Acreage: 5.64 Phone# : 262-327-4130 ZIP: Phone#: D Conversion of Non-Conforming Use D E xpansion of Non -Confo rming Building D Wire less Telecommun ication Tower (New or Co llocation) D Registration of Non-Conforming Use ~ Rural Accessory Building Determ ination □ Termi nation of Approval These application types are reviewed by the Plan Commission and then decided on by the Village Board. 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: d_ ------- I/ Name & Title: Date: Name & Title ; Date : William Rathe r 12/16/2025 Wi lli am Rather 12 /16/2025 (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: I Receipt# : 12/3/2025, 4: 12:23 PM Address Point Lot Number Plat Local Road labels Certified Survey Map Washington County, WI • ••• PLSS Boundary Orlha2024 Current Parcel - Local Road c:J Assessor Plat; Cemelery Plat: Subdi..,islon .. R.ed: Red Parcel Taxkey & Acreage c:::J Muniq:ta l11:y [ _j Lal 1111 Green: Green Subdivision Name ~- _- _j Rlght--of~Way PLSS Quarter .. Blue: Blue Certified Survey Number ~ PLSS Section @ 1:1,200 0 0 1--,,..- ~5~5~_._~11~0~_.__,-'-r-___._~ 2~20tt 15 30 60 m Brad Calder From: Sent: To: Cc: Subject: Chairman Otto, Brad Calder Wednesday, January 7, 2026 2:30 PM jgoarch@aol.com Jim Healy 4385 Elmwood Road Rural Accessory Structure Below is break down of the square foot coverage of each building. This data was gathered from Washington Gou nty GIS. Home-1,600 Sq. Ft. Garage -1,240 Sq. Ft. Utility Garage - 600 Sq. Ft. Chicken Coop -240 Sq. Ft. Dairy Barn - 2,900 Sq. Ft. Hoop Barn-2,700 Sq. Ft. Stall Barn - 2,000 Sq. Ft. Building in poor condition on the east side of barn Silo (North)-135 Sq. Ft. Silo (South)- 330 Sq. Ft. Pole Building- 4,200 Sg,£1, Total-15,945 Sq. Ft. The parcel is 5.64 Acres according to the Village Assessor's records. This brings the parcel size in square feet to 245,678 Sq. Ft. The lot coverage of all of the structures is 15,945/245,678=6.5% lot coverage. The lot coverage all the buildings minus the Stall Barn is 15,945-2000=13,945/245,678=5. 7%. The current home 1,600 Sq. Ft., plus detached garage 1,240 Sq. Ft. equals 2,840 Sq. Ft. The lot coverage of the home and garage is 2,840/245,678=1.15%. The property owners are looking to add an additional 806 Sq. Ft. of porches to the home this additional square footage plus the buildings minus the stall barn is 13,945 Sq. Ft.+ 806 Sq. Ft.= 14,751 Sq. Ft. this is a total lot coverage of 14,751/245,678=6%. To be compliant at 4% lot coverage the following structures would need to be designated as rural accessory structures, the Dairy Barn, Hoop Barn and Silos. The other structures would be counted towards lot coverage and not designated rural accessory structures. Home & Porch Additions - 2,406 Sq. Ft. Garage-1,240 Sq. Ft. Utility Garage - 600 Sq. Ft. Chicken Coop - 240 Sq. Ft. 1 Pole Building-4.200 Sg,___Et_ Total- 8.686 Sq. Ft. This would bring the lot coverage to 8.686/245.678=3.5% I have also added the plans for the proposed additions (porches) to the home. Brad Brad Calder Administrative Services Coordinator Village of Richfield 4128 Hubertus Rd. Hubertus, WI 53033 (262) 628-2260 ext. 113 This message originates from the Village of Richfield. It contains information that may be confidential or privileged and is intended only for the individual named above. II is prohibited for anyone to disclose, copy, distribute, or use the contents of this message without permission, except as allowed by the Wisconsin Public Records Law. If this message is sent to a quorum of a governmental body, my intent is the same as though ii were sent by regular mail and further e-mail distribution is prohibited. All personal messages express views solely of the sender, which are not attributed to the municipality I represent and may not be copied or distributed without this disclaimer. If you have received this message in error, please notify me immediately. 2 8d VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORJ.\1 MEETING DATE: Februar y 5, 2026 SUBJECT: Plan of Operation Review for The Forge Restaurant located at 2102 STH 164 (TNK: V10_008000B)- Shaun Bowe, Petitioner/ Pleasant Hill Land LLC, Prope1ty Owner DATE SUBMITTED: January 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator CSM 6983 ooloos 1.42AC POLICY QUESTIONS: DOES THE PLAN COJ'vflv!ISSION WISH TO CONDIT IONALLY APPROVE THE PROPOSED PLAN OF OPERATION REVIEW FOR THE FORGE RESTAURA NT? ISS UE SUM1\IIARY: The Forge is a turnkey restaurant and event space operated by FCH 164 LLC. It is the sixth location for The Angel's Share Hospitality Group (www.angelssharehospitalit¼rn), owned by Shawn Bowe, Peter Kotsakis, Jason Otto, and Jason Pipkom. The Forge will offer a menu featuring items such as a fish fry, smash burgers, salads, wraps, pizza, and affordable high­ quality entrees. Beverages will include Old Fashioneds, tap and bottle beer, wine, and higher-end whiskeys and bourbons, with an emphasis on a higher-end wine program paired with food. The Forge will operate seven (7) days per ·week: Sunday 9AM-9PM Monday 11 AM-1 0PM Tuesday l l AM-l0PM Wednesday 1 l AM-lOPM Thursday l lAM-lOPM Friday 1 lAM -llP M Saturday 9AM-l 1PM The space itself has a 350-seat capacity , similar to the previous restaurant which operated from the site, Pleasant Hill Bar & Grill. They are projected to have an average daily volume of 350 customers, which they contend is consist with casual dining benchmarks. On average they expect 2-3 deliveries per day, food and beverage. There will be no overnight parking on the premise and no outdoor storage is planned. In terms of the permissibility of use for the subject property, the use of a 'Restaurant, standard' is found in Section l 70A(7.04) and it is listed as a Pem1itted Principal Use meaning that it is permitted by right. VILLAGE OF RICHFIELD PLAN COMMISSION COMMUNICATION FORM MEETING DATE: February 5, 2026 SUBJECT: Plan of Operation Review for The Forge Restaurant located at 2102 STH 164 (TNK: VlO _ 008000B)- Shaun Bowe, Petitioner/ Pleasant Hill Land LLC, Property Owner DATE SUBMITTED: January 31, 2026 SUBMITTED BY: Brad Calder, Administrative Services Coordinator Over the last year, Village Staff has spoke with numerous individuals who were interested in operating a restaurant from this newly constructed facility. We are elated that The Angel's Share Hospitality Group, which operates several fine eating establishments in the surrounding area has chosen to invest in our conununity, The businesses they currently operate are: The Stillery-Richfield (technically in the Town of Germantown but has a Richfield Zip Code), The Stillery - Grafton, The Relish Supper Club - Germantown, Von Rothenburg Bier Stube - Germantown, The Millstone - Merton, and a local tavern in a nearby County. Village Staff is reconunending a conditional approval to the Plan Commission tonight. The Village Board conditionally approved a full Class B Intoxicating Liquor License at their meeting during the month of December. FUTURE IMPACT AND ANALYSIS: Forward to Village Board: No Additional Approvals Needed: No Signatures Required: No ATTACHMENTS 1. Application Materials submitted by BTS Towers LLC 2. 170A(12.05) Teleconununications Tower definition STAFF RECOMMENDATION: Motion to approve the petitioned Plan of Operation for The Forge Restaurant proposed to be located at 2102 STH 164 (Tax Key: V10_008000B), subject to the following Specific Conditions of Approval: Specific Conditions of Approval: The petitioner receives all necessary permits and passing inspections from the Building Inspection Department and Richfield Fire Department. APPROVED FOR SUBMITI AL BY: VILLAGE CLERK USE ONLY BOARD ACTION TAKEN Resolution No. ______ _ Continued To: ______ _ Ordinance No,----~-- Refen-ed To: ______ _ Approved ______ _ Other ______ _ Denied ______ _ File No. ______ _ PLAN COMMISSION APPL.ICATION VILLAGE OF RICHFIELD 4128 Hubertus Rd Hubertus, WI 53033 VIiiage Hall - 2G2.620.22S0 - --- PROPERTY INFORMATION Property Aodress: Zonl11g: 2102 Hwy 164 City/State · ZIP: I Tax Key Number Acreage: Rl~llllt,hJ WI :i:'.l070 VIO 0000000 1 . ◄ :l PROJECT INFORMATION °i5;;pn7iy Ov,nor(<:} ri Prlm:uy Conll'l1"1 I Phon e It' Plo119n11t HIU Land UC 262-:¼39--0287 Address (lf different frorn property address): r.RitylSrcte ZIP. W276N9251 A!Xl Wing Rel art and, WI 53029 -Ellli:ilt AtJtlre~s. 1 plicant (if differeni frol'Tl property owner) 0 Pnmarv Contact Phone# : IH+v~ (.S~l,ic Email Address· I Company: shaun@ongPISSharoho~rallty.coni AnQcl's Share Hosp,tallty APPLICATION TYPE Ploaso check the application type you aro applying for: n Code lnterprelAllon 0 Cor,ceptual Review □ Site Plan ll!lfl Busin ess Plan of Operation 0 Special Exception □ Temporary Use (Longer than 30 Days. Less tllan 150 Days) SIGNATURES ---- -- - The appl1con1 and property ownor{s) certify tho.t (1) all tho lnformolloo auochod to or providod In suppc.t of :mid uppllc3lion. lncil.ldlng ske.tches, d.ita . .ind any other d~ments and material, are honest an<! true to me best of the appllconrs ar.d property owner($)' koq,yledge. (:.!) the app1£CMt and property own81(s! ocxnow1Mge Ancl ac~pt the rospoos1t>,11ry for any ana all tees cnargeo or costs 1ncurr-ae1 oy 1t1e vuiage of Richreld to carr/ out lhe processing and re\'iew ur 1111s a[JS)llcallon: (3) me applicant ail<! property owr.or(s) further acknowledge and un<lurstant.l that they may bo roqutrod to start an escrow aa:ount to which all procosslng and review 00$tS y,tll be char<JEltl, (4) the oppllcnnt afld property ownor(s} further ackn0'11le-dge that In the event that the lnl11al fee 1s not sutfic1ent to CO\ler all ltle costs assoootoo v.~th pr0Cl!S$lnq ond rovlow1n9 tho opr,tk:Qllon, 1hQy will ht> roqvlrod to p1ov1do tho V1U;ioo ,:,f Richtlnld an rvld1tv,n:i1 rl<1p,:,i:it; (!i) thl,l ::irri 11r .. :in1 ~nrl prnpnrty ownerts) rurtt.e( ac.knowledge tlia: the balance of ariy rema111,ng fees shall be refunded wilhJ11 a rea.soru1t;le arrK.ll.1111 of tune arter this apphc<1t1on tuis been proce~ed ; (6) lhe appl!~-ant and p1operty owner(s) undersland lhal th~ apphcahoo an<l all required fomis and lnfo.-rnatlor1 must be comp1o\(ld /lllQ accur.ile. "~ delt.lfmlnw by the Pl-nnnlng cmd Zonh,g Acimlnlntrntof for the Vlilogo of Rlchfiold, ooforo o meeting sn<ffor public hearing (if roquirod) can bo scheduled ( 1) Property Ownev Slgnatura· ,,h b.r-:./7 Applicant §igt1atur.~:~ .,., / -7.,.~ _,,/ -- Ns~.,-Titlfi: "- Date: Name_,,&-'Tffle. ..,___.. Date: Slurtm Howe Memoor 11\4120:26 Sh;111n Bowe M.:1n1ber l/ld/2026 (2) Property Owner Signature: NRme & Title: 0:lf!l' FOR VILLAGE STAFF USE ONLY Dato Rccoived: I Onto OctcrrnJncd Cornplecc. Plan Commission Meeting Date: I Dale Paid· l Recaipl It: The Forge Restaurant and Event Venue Business Description The Forge Restaurant and event Venue ia a turnkey restaurant and event space oparatecl by FCH 164 LLC, located at 7.102 Hlgtiway 164, Rlcnn0ld, WI 53076. It IS lh0 SIXU1 location for Tll0 Angel's Shnra Hospilallly Group, owl'lod by Sha1.11, Bowe, Peter Kotsakls, Jason Otto, and Jason Plpkorn. Tho Forge will offer a menu feat.iring Items such as fish fry, smash burgors, salads, wraps, pizza, and alrordal:lle hlgl1•quallly entrees. Beverages will Include 01rJ FashlonmJs, top and bottled beer, wine, and higher-end whiskeys antl bourbm1s, with an emphasis on a higher-end wine program paired with load. The facility spans 8,400 square feel and Includes a bar ancl dining area on lhe north side of \he property and a private event space on the older sot1lhem side We plan some outdoor dining enhancemanls Ilka patio heaters and an adjusted bar layout lo better hioorporata Iha outdoor space. Tho goal Is to 1111 ma1kat volds In menu Items, price points, and event/oatarlng options In the Richfield oroa, while cilfforen1ialing from 11earby competitors. Proposed Days and Hours of Operation The Forge will operate on the ronowlng schedule: • Sunday: 9:00 AM • 9:00 PM • Monday: 11.:00 AM· 10;00 PM 11 Tuesday: 11:00 AM-10:00 PM • Wednesday: 11:00 AM-10:00 PM • Thursday: 11:00 AM· 10:00 PM " Friday: 11:00.AM-11:00 PM • Salurday: 9:00 AM -11:00 PM The kitchen wlll close one hour before the restauran~s closing time eiich clay. Maximum Number of Employees at One Ti me We wlll hire a rull-llme General Manager and Assistant General Mang.aer for Iha location. The WIii ba supported by our Angel's Share Hospitality Stair. Stlaun Bowe - owner Scott Roekle• Chief Executlve Omcer Jorge Villasenor - Execullve Chef Alan Vlllasanor - E:,cecutlv@ Sous Chef Tanner Golz• Director of Operations Brie Elartz • Markellng Director Danlall Shire - Flmmce The maximum numbsr of employees on site HI imy one llrne will be 25. Expected Customer Volume per Day Tl1G Forge R(!Staurant, with a 350-seat capacity (300 dining, 50 bar), projects an average dally volume of 350 customers, consistent with casual dining benchmarks. Capacity increases by 100 for event space usage and 90 for pa1io SE~aling, With overflow moving inside on pleasant days. Truck. Deliveries per Day On average, there wlll be 2-3 truck deliveries per day to, support restaurant operaUons. Number of Available Parking Spaces There are 93 available parking spaces on Iha prop arty. Overnight Parking There wlll be no overnlgl1I parking. allowed on the premises, Type(s) and Location(s) of Storage All storage will be inside the, building, Inclucllng dry goods, refrlg<milad !tams, beverages, and ot11er operational supplies. No outdoor storage ls planned. 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