_05112026-1102

1 PLAN COMMISSION City of Hartford, Wisconsin May 11, 2026 ATTENDANCE: (P) – present; (A/E) – absent/excused; A – (absent) Chairperson Dennis J. Regan: P Vice-Chairperson Tony Andereck: P Alderperson Liaison Tom Pechacek: P Member Dave Piquett: P Member Scott Roethke: P Member Ralph Kuepper: A Member Scott Henke: P Alternate Robert Jewell: N/A Alternate Dean Kirley: N/A Members present: 5 Members absent: 1 Quorum (5 members): Y ALSO PRESENT: City Planner Jacob Maas Call to Order: Chairperson Regan called the meeting to order at 6:00 p.m. Minutes: Minutes of March 9, 2026, were reviewed. Motion by Piquett, seconded by Roethke to approve minutes. Motion carried. Appearances: Widdy Gentil, Home Path Financial, Developer Representative express ed support for the Fairway Meadows 1 development. Tony Monfre, A & N Contracting expressed support for the proposed 3,456 square contractor yard at 1320 CTH U. DJS, Architecture firm AAG, expressed support for project 1501 Innovation way. Discussion & Consideration of a proposed Site Plan & Architectural Review in the M-1, Light Industrial District for A&N Contracting, LLC at 1320 C. T. H. U (Tax Key 36-1702- 001-005). Mr. Maas reviewed the executive summary and provided the following staff comments and recommendations: Recommendation: The Planning Staff recommends APPROVAL of the Site Plan and Architectural Plan in the City of Hartford’s M -1 Light Industrial District at 1320 C.T.H. U with the following conditions: 2 Planning & Inspection 1. Peak Discharge Rate Control: The site currently discharges to the west and northeast. Peak discharge rates to the west are controlled to levels at-or-below existing for all ordinance-regulated events. Discharges to the northeast are controlled to at-or-below existing for only the 100-yr event. For the 1-, 2-, and 10-yr events there are slight increases relative to existing. a. There are some minor issues with application of RCN values that should be corrected, but which don’t appear to affect rate control findings: i. Water surface should be assigned as RCN=100 ii. Cropland areas should be assigned RCN values as required by NR151 b. It appears that rate control could be achieved (and water quality treatment improved) if runoff from the northeast corner of the site (subcatchment P2a) were directed to the pond. This would require approximately 400 feet of 12” pipe to connect the swales on the east side of the site. 2. Stormwater Quality Treatment: The stormwater management plan indicates that the site achieves just barely over 80% TSS reduction, which is the minimum required by ordinance for new development. TSS reduction is achieved through use of a wet pond, which is claimed to be sufficiently sized to overcompensate for some untreated areas. There are errors in the modeling; however, that when corrected, suggest the site will achieve only 72.2% TSS reduction. The following issues are noted: a. There is an error in the data entry for the wet pond. Instead of indicating a starting depth of 6-feet, a maximum inflow allowance of 6 cfs has been assigned. This results in a default condition of the pond starting empty and so the model assigns 100% TSS reduction until the pond fills. It is also possible that the pond overestimates treatment efficiency once filled as inflows will be artificially limited to 6 cfs. b. The pond water surface needs to be added as a source area c. Soils classified as HSG C need to be modeled as clayey soil textures d. The impervious area associated with the driveway in subcatchment P2 needs to be assigned as connected. 3. Infiltration: The stormwater management plan claims the site to be exempt from infiltration requirements based on soil classifications obtained from NRCS soil mapping. This is not an acceptable source of information from which to draw this conclusion. An onsite soil investigation following CPS1002 is required. 4. Storm Sewer Design: It appears that sufficient storm sewer pipe capacity has been provided to convey 100-yr peak flows to the pond. a. Inlet capacity calculations showing that 100-yr flows can be captured by inlets without bypassing overland away from the storm sewer system and stormwater management BMPs. b. It will also be necessary to demonstrate that roof drain systems convey 100-yr peak flows to connection points shown on civil construction plans. MSA’s experience is that often roofs have multiple redundant roof drain 3 systems which come online during different events, and which do not always discharge to the same location. 5. Construction Plans: No construction plans have been received to support the design of stormwater management features proposed for the site. 6. Long Term Maintenance Plan: The BMP maintenance document refers to a forebay and infiltration basin, as well as native seed plantings, none which are included as part of the stormwater management plan. 7. Water: a. C1.09: i. The tapping saddle will be connected to the water main so a 2’ PVC pipe is not needed between the water main and isolation valve b. Private side recommendations: i. Adding a valve in front of each hydrant to isolate for maintenance. ii. Adding a stand pip on the 35’ section of water main that is extended south for future use to be used as a blow-off 8. Electric: a. The utility could not locate the transformer or service location. However, you can follow up with Mike Thimm to discuss the cable route options and to obtain a cost estimate for the project. 9. Vehicle Parking: Determined on a case-by-case basis 10. Merchandise Loading: 1 small berth required for 6,000 to 12,499 square feet; 2 small berths for 12,500 to 24,999 square feet; 1 large berth for 25,000 to 39,999 square feet; 2 large berths for 40,000 to 99,999 square feet; 2 large berths plus 1 large berth for each additional 80,000 square feet over 100,000 square feet for more than 100,000 square feet (see § 52.2413 for more on size requirements for small and large berths) 11. Location of outdoor activity areas. Outdoor activity areas must be located at least 100 feet from a property in a residential zoning district or a planned development district that allows residential uses. 12. Material storage. Materials may be stored out of doors, provided such areas are screened as determined by the Plan Commission. 13. Landscape Plan meets City requirements. 14. Refuse Containers/Dumpsters shall be located in an enclosure ARCHITECTURAL REVIEW: 1. Corrugated metal panels with a masonry base of 42 inches. a. Current Masonry base is 36 inches. 2. Building materials must wrap around a building corner at least 2 feet when there is a change of façade material or color on two adjacent sides of the building. 3. The sides and rear of buildings must be as visually attractive as the front through the design of roof lines, use of similar architectural detailing, and building materials when visible from any location in the street, public way, or any nearby residential district. a. Due to high visibility, the Southern wall of the structure should also consist of corrugated metal panels with a masonry base of 42 inches. 4 Mr. Monfre noted no issues with condition listed by Mr. Maas. Henke motioned to approve a proposed Site Plan & Architectural Review in the M-1, Light Industrial District for A&N Contracting, LLC at 1320 C. T. H. U (Tax Key 36-1702- 001-005) including the staff comments as noted; Piquett seconded; motion carried. Discussion and Consideration of a Final Plat of Fairway Meadows 1 (Tax Keys: 36-1501- 002-001, 36-1504-002-034, 36-1501-002-003, and 36-1504-002-019). Mr. Maas reviewed the executive summary and noted the following: Home Path Financial Limited Partnership (Jeffrey Kleiner, registered agent) is proposing to develop 105 single -family lots on a proposed 63.849 acre subdivision, Fairway Meadows. Parcels 36-1501-002-001, 36-1504-002-034, 36-1504-002-019 were annexed into the City of Hartford in July of 2021. Parcel 36-1501-002-003 was annexed into the City of Hartford in December of 2025 to accommodate Fairway Meadows 1. The entirety of the proposed Home Path Financial Limited Partnership’s development can be broken down as follows: • 105 single-family lots • 7.596 acres of right-of-way • Lot Sizes o Max: 22,736 square feet (0.52 acres) o Min: 8,001 square feet (0.18 acres) o Median: 9,693 (0.22 acres) o Average: 10,873 (0.25 acres) • Single-family lots total area: o 1,098,136 square feet o 25.21 acres The Conceptual Plat went before the November 11, 2024 Plan Commission and November 26, 2024 Common Council for review and comment. No comments against the development were brought forward by the Alderpersons or Plan Commissioners. The preliminary plat was reviewed and approved by the Common Council at the January 28, 2025 Common Council meeting (Resolution No. 3713). The final plat for Fairway Meadows (Phase 1) was reviewed and approved by the Common Council at the November 25, 2025 Common Council meeting (Resolution No. 3751) The final plat for Fairway Meadows 1 consists of 55 single -family homes and 1 outlot (Outlot 4). 5 Staff Comments: Fire Department: • Fire Department Access per NFPA 1 including: o Fire Department access roads shall: ▪ Have an unobstructed width of not less than 20 feet. ▪ Have unobstructed vertical clearance of not less than 13 ft 6 in. ▪ Be designed and maintained to support the imposed loads of fire apparatus. ▪ Have an unobstructed width of not less than 26 feet for aerial apparatus access if grade to highest roof surface exceeds 30 feet. ▪ Have an angle of approach and departure not to exceed 1 foot drop in 20 feet. ▪ Have turning radii that meet the WB-50 Template. o Dead-end Fire Department access roads in excess of 150 feet in length shall be provided with approved provisions for the fire apparatus to turn around. o Landscaping and plantings must be installed/maintained so that it does not interfere with Fire Department access. o Fire Department access per NFPA 1 and fire lanes must be maintained throughout the project. Police Department: • No Comment Engineering Department: • No comments. Planning & Inspection Department: • No Comment. Water: • No Comments. Electric: • The developer should contact Mike Thimm to discuss cable route options and to obtain a cost estimate for the project. STAFF RECOMMENDATION: Staff recommends APPROVAL of the Final Plat of the Fairway Meadows 1 Subdivision (Tax Keys: Tax Keys: 36 -1501-002-001, 36 -1504-002-034, 36 - 1501-002-003, and 36-1504-002-019) with the inclusion of Staff Comments. Henke motioned to recommend for approval of the Final Plat of Fairway Meadows 1 (Tax Keys: 36 -1501-002-001, 36 -1504-002-034, 36 -1501-002-003, and 36 -1504-002-019); Roethke seconded; motioned carried. 6 Discussion and Consideration of an Ordinance amending Section § 52.1111(B)(2), Refuse Storage under Chapter 52, City of Hartford Zoning Code. Mr. Maas reviewed the executive summary and noted the following: Background: Currently, Section § 52.1111(B)(2) of the City of Hartford Zoning Code states: (2) The access gate must face away from street view or adjacent residential areas City staff has run into problems with the “away from street view” portion of this section due to many commercial properties being either corner lots or three (3) street -yards. Which creates compliance difficulty during the Site Plan Review process for development, or existing facilities. The proposed language is as follows: (2) The access gate must face way from adjacent residential areas. Staff Comments: The change would eliminate many legal, non -conforming dumpster enclosures. Furthermore, it would reduce developer constraints during the Site Plan Review and development process. Recommendation: The City Staff recommends the APPROVAL the Ordinance amending Section § 52.1111(B)(2) of the City of Hartford Zoning Code. Piquett motioned to recommend for approval of an Ordinance amending Section § 52.1111(B)(2), Refuse Storage under Chapter 52, City of Hartford Zoning Code; Andereck seconded; Henke sought clarification on dumpsters facing street; Mr. Maas clarified that the street stops it; motion carried. Discussion and Consideration of the Rezoning of a Parcel from C-1 Conservation District to B-2, Community Business District at 158 North Pike Lake Drive (Tax Key: 36- 2201-008-062). Mr. Maas reviewed the executive summary: Background: The City of Hartford rezoned the entirety of the City in January of 2025. As a result, 158 North Pike Lake Drive was erroneously rezoned to C -1, Conservancy. 158 North Pike Lake Drive is a developed parcel, with Dodge Dental as the current occupant. Dodge Dental’s land use falls under the Health Care Clinic land use. Staff Comment: Planning Staff has no issue with the proposed rezone. B -2, Community Business District classifies Health Care Clinic as a principal land use by right. Page 7 of 10 Recommendation: The Planning Staff recommends APPROVAL of the Rezoning of 278 North Pike Lake Drive (Tax Key #: 36 -2201-008-062) from C -1, Conservancy to B -2, Community Business District. Henke motioned to recommend for approval of the Rezoning of a Parcel from C-1 Conservation District to B-2, Community Business District at 158 North Pike Lake Drive (Tax Key: 36-2201-008- 062); Piquett seconded; motion carried. Discussion and Consideration for a Certified Survey Map at 1501 Innovation Way (Tax Key: 36-1804-002-015). Mr. Maas reviewed the executive summary: Background: In 2009 the HADC purchased two (2) parcels of land from Rettler Revocable Trust. The two (2) parcels (Tax Keys: 36-1801-003-004 & 36-1804-002-015), totaled 60.59 acres. In the late summer of 2009, the HADC transferred ownership of the two (2) parcels t o the City of Hartford, to hold for the HADC until sale of the land. Wisconsin Stamping & Manufacturing LLC is proposing to purchase a 12.63 acre portion of 1501 Innovation Way (Tax Key: 36 -1804-002-015). Approximately 9.9 acres of the 12.63 acres are buildable. The sale of this land was approved at the April 21, 2026 Common Council meeting. Staff Report: The proposed CSM meets all the standards and setbacks of the M -2, General Industrial Zoning District. Recommendation: The Planning Staff recommends a POSITIVE RECOMMENDATION by the Plan Commission to the City of Hartford Common Council to create a 12.63 acre lot from 1510 Innovation Way (Tax Key: 36-1804-002-015). Henke motioned to recommend for approval for a Certified Survey Map at 1501 Innovation Way (Tax Key: 36-1804-002-015); Andereck seconded; Pechacek wanted clarification on timeframe for a survey of the right-of-way; Mr. Maas noted they are attempting to move forward quickly; motioned carried. Discussion & Consideration of a proposed Site Plan & Architectural Review in the M-2, General Industrial District for DJS Manufacturing, Inc. at 1501 Innovation Way (Tax Key 36- 1804-002-015). Mr. Maas reviewed the executive summary and provided the following background and conditions of approval: Page 8 of 10 Background: Wisconsin Stamping & Manufacturing, LLC is proposing to develop an 80,000 square feet industrial manufacturing facility. 1510 Innovation Way is zoned M -2, General Industrial. Under M-2, General Industrial Zoning District, Manufacturing is a principal land use permitted by right. Manufacturing is defined as a place where products or goods are produced within an enclosed building and any smoke, dust, noise, or odor related to such activities are confined within the building. This use may include administrative offices and storage of raw materials and finished goods as a subordinate use. The term includes a tool and die maker, furniture production, metal fabrication, apparel manufacturing, printing, and publishing. Recommendation: The Planning Staff recommends APPROVAL of the Site Plan and Architectural Plan in the City of Hartford’s M -1 Light Industrial District at 1320 C.T.H. U with the following conditions: 1. Peak Discharge Rate Control: The site currently discharges to the west and northeast. Peak discharge rates to the west are controlled to levels at-or-below existing for all ordinance-regulated events. Discharges to the northeast are controlled to at-or-below existing for only the 100-yr event. For the 1-, 2-, and 10-yr events there are slight increases relative to existing. a. There are some minor issues with application of RCN values that should be corrected, but which don’t appear to affect rate control findings: i. Water surface should be assigned as RCN=100 ii. Cropland areas should be assigned RCN values as required by NR151 b. It appears that rate control could be achieved (and water quality treatment improved) if runoff from the northeast corner of the site (subcatchment P2a) were directed to the pond. This would require approximately 400 feet of 12” pipe to connect the swales on the east side of the site. 2. Stormwater Quality Treatment: The stormwater management plan indicates that the site achieves just barely over 80% TSS reduction, which is the minimum required by ordinance for new development. TSS reduction is achieved through use of a wet pond, which is claimed to be sufficiently sized to overcompensate for some untreated areas. There are errors in the modeling; however, that when corrected, suggest the site will achieve only 72.2% TSS reduction. The following issues are noted: a. There is an error in the data entry for the wet pond. Instead of indicating a starting depth of 6-feet, a maximum inflow allowance of 6 cfs has been assigned. This results in a default condition of the pond starting empty and so the model assigns 100% TSS reduction until the pond fills. It is also possible that the pond overestimates treatment efficiency once filled as inflows will be artificially limited to 6 cfs. b. The pond water surface needs to be added as a source area c. Soils classified as HSG C need to be modeled as clayey soil textures d. The impervious area associated with the driveway in subcatchment P2 needs to be assigned as connected. Page 9 of 10 3. Infiltration: The stormwater management plan claims the site to be exempt from infiltration requirements based on soil classifications obtained from NRCS soil mapping. This is not an acceptable source of information from which to draw this conclusion. An onsite soil investigation following CPS1002 is required. 4. Storm Sewer Design: It appears that sufficient storm sewer pipe capacity has been provided to convey 100-yr peak flows to the pond. a. Inlet capacity calculations showing that 100-yr flows can be captured by inlets without bypassing overland away from the storm sewer system and stormwater management BMPs. b. It will also be necessary to demonstrate that roof drain systems convey 100-yr peak flows to connection points shown on civil construction plans. MSA’s experience is that often roofs have multiple redundant roof drain systems which come online during different events, and which do not always discharge to the same location. 5. Construction Plans: No construction plans have been received to support the design of stormwater management features proposed for the site. 6. Long Term Maintenance Plan: The BMP maintenance document refers to a forebay and infiltration basin, as well as native seed plantings, none which are included as part of the stormwater management plan. 7. Water: a. C1.09: i. The tapping saddle will be connected to the water main so a 2’ PVC pipe is not needed between the water main and isolation valve b. Private side recommendations: i. Adding a valve in front of each hydrant to isolate for maintenance. ii. Adding a stand pip on the 35’ section of water main that is extended south for future use to be used as a blow-off 8. Electric: a. The utility could not locate the transformer or service location. However, you can follow up with Mike Thimm to discuss the cable route options and to obtain a cost estimate for the project. 9. Vehicle Parking: Determined on a case-by-case basis 10. Merchandise Loading: 1 small berth required for 6,000 to 12,499 square feet; 2 small berths for 12,500 to 24,999 square feet; 1 large berth for 25,000 to 39,999 square feet; 2 large berths for 40,000 to 99,999 square feet; 2 large berths plus 1 large berth for each additional 80,000 square feet over 100,000 square feet for more than 100,000 square feet (see § 52.2413 for more on size requirements for small and large berths) 11. Location of outdoor activity areas. Outdoor activity areas must be located at least 100 feet from a property in a residential zoning district or a planned development district that allows residential uses. 12. Material storage. Materials may be stored out of doors, provided such areas are screened as determined by the Plan Commission. Page 10 of 10 13. Landscape Plan meets City requirements. 14. Refuse Containers/Dumpsters shall be located in an enclosure ARCHITECTURAL REVIEW: • Project meets Exterior Material Standards. Henke motioned to approve a proposed Site Plan & Architectural Review in the M-2, General Industrial District for DJS Manufacturing, Inc. at 1501 Innovation Way (Tax Key 36-1804-002- 015); Piquett seconded; motion carried. Piquett motioned to adjourn; Andereck second. Motion carried and meeting adjourned at 6:22p.m. Respectfully submitted, Jacob Maas, City Planner Compiled by Jenny Conley, Planning Aide