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Approved 4/13/26 1 PLAN COMMISSION City of Hartford, Wisconsin March 9, 2026 ATTENDANCE: (P) – present; (A/E) – absent/excused; A – (absent) Chairperson Dennis J. Regan: P Vice-Chairperson Tony Andereck: P Alderperson Liaison Jeff Turchi: A/E Member Dave Piquett: P Member Scott Roethke: A/E Member Ralph Kuepper: A Member Scott Henke: P Alternate Robert Jewell: N/A Alternate Dean Kirley: N/A Members present: 4 Members absent: 3 Quorum (4 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 February 9, 2026, were reviewed. Motion by Piquett, seconded by Henke to approve minutes. Motion carried. Appearances: Marv Anderson, PDM Construction 162856 Foxwood Court, Wausau, representative for Tommy Express Car Wash , willing to address questions and noted his current work with City Utility staff. Discussion Regarding Petition for Direct Annexation by Unanimous Consent Submitted by Winter Park Builders, LLC (registered agent Scott Simon) for approximately 58.0670 acres, parcels T6-037800Z and T6-016100A, located at 1500 W. State St. and north of 1500 W. State St., in the Town of Hartford. Mr. Maas reviewed the executive summary providi ng the following analysis and noted Joint Planning Commission had no comments in opposition: Configuration: The petitioned area, as legally described, is contiguous to the City of Hartford on the East and South side. Petition Accuracy: The petition and legal description do not appear to have any discrepancies. Status of Public Improvements: Sewer, water, and electric services will be available to the petitioned area. Valuation Impact: T6-037800Z has an assessed value of 332,000 in 2025. T6-016100A has an assessed value of $5,800 in 2025. Pursuant to State Statutes, the City would be Approved 4/13/26 2 required to pay the Town of Harford’s Town taxes on T6-037800Z and T6-016100A for five (5) years (approximately $467.82 for T6-037800Z per year and $8.17 for T6-016100A per year). Need: The proposed annexation would allow the property owners to extend development from the City owned HADC parcel. The annexation of the property will also allow for the inclusion of the land into a possible new TID. School Service Impact: The annexation could allow for a residential development that could potentially bring up to 250 students to the district. Other Service Costs: The annexation would have minimal impact on Protective Services (police, fire, EMS), as it is already covered by the City’s protective services. Consistency of Land Use and Zoning: In 2026, the City of Hartford will undergo a complete rewrite of its Comprehensive Plan that will incorporate the proposed development into the future land use plan. The proposed zoning for T6-037800Z and T6-016100A would be R-8, Planned Mixed Residential. Relation to Sanitary Sewer Service Boundary: The subject property lies within the City of Hartford’s adopted 20-year sanitary sewer service boundary. STAFF RECOMMENDATION: Staff recommends APPROVAL of the petition for Direct Annexation by Unanimous Consent submitted by Winter Park Builders for approximately 58.0670 acres located at Tax Keys: T6-037800Z and T6-016100A in the Town of Hartford. Andereck motioned recommend for approval of the Petition for Direct Annexation by Unanimous Consent Submitted by Winter Park Builders, LLC (registered agent Scott Simon) for approximately 58.0670 acres, parcels T6-037800Z and T6-016100A, located at 1500 W. State St. and north of 1500 W. State St., in the Town of Hartford; Piquett seconded; motion carried. Discussion Regarding Petition for Direct Annexation by Unanimous Consent Submitted by the City of Hartford for approximately 1.472 acres, parcel T6-038000A, located at West State St., West of Western Drive, in the Town of Hartford. Mr. Maas reviewed the executive summary and noted a public hearing and Joint Planning Commission Meeting were not required due to the property already being owned by the City of Hartford. He also provided the following analysis: Configuration: The petitioned area, as legally described, is contiguous to the City of Hartford on the East and South side. Petition Accuracy: The petition and legal description do not appear to have any discrepancies. Status of Public Improvements: Sewer, water, and electric services will be available to the petitioned area. Approved 4/13/26 3 Valuation Impact: T6-0380-00A has an assessed value of $0.00 in 2025. Pursuant to State Statutes, the City would be required to pay the Town of Harford’s Town taxes on T6-0380- 00A for five (5) years. Due to no assessed value, the City would not be required to pay the Town of Hartford’s Town taxes on the property. Need: Innovation Way right -of-way extension to connect Innovation way to Western Drive. School Service Impact: This annexation would have no School Service Impact. Other Service Costs: The annexation would have minimal impact on Protective Services (police, fire, EMS), as it is already covered by the City’s protective services. Consistency of Land Use and Zoning: This land is intended to be used as right-of-way. As a result the parcel will be zoned A-1, Limited Agriculture until dedicated as right-of-way. Relation to Sanitary Sewer Service Boundary: The subject property lies within the City of Hartford’s adopted 20-year sanitary sewer service boundary. STAFF RECOMMENDATION: Staff recommends APPROVAL of the Annexation of territory owned by the City of Hartford, Tax Key #: T6-0380-00A in the Town of Hartford. Piquett motioned recommend for approval of the Petition for Direct Annexation by Unanimous Consent Submitted by the City of Hartford for approximately 1.472 acres, parcel T6-038000A, located at West State St., West of Western Drive, in the Town of Hartford. Roethke seconded; motion carried. Discussion & Consideration of a Site Plan & Architectural Review in the B-3, General Business District for Tommy Express Car Wash at 1310 E. Sumner Street. Mr. Maas reviewed the executive summary noting the following conditions for approval: 1. Cleanouts should be installed on the sanitary lateral at the 90 degree bends. 2. A "Permit to Construct, Maintain or Repair Utilities" in the right of way shall be submitted. One permit can cover all utilities within the public right of way, and the permit form can be found on the City website. 3. The water main bore pit and the excavation to connect to sanitary sewer shall not disturb the existing curb and gutter and the trench shall be restored with compacted granular backfill and a minimum of 4-inches of topsoil with seed and mulch. 4. Install Inlet Protection on the existing catch basin on E. Sumner St. directly East of the proposed driveway apron. 5. Please provide a detail of the medium rip rap showing the size and depth. 6. Review adjacent offsite grading to ensure that the storm water facility berm does not create ponding on the site or adjacent properties. This appears to be possible at the SE corner of the proposed storm water facility. Approved 4/13/26 4 7. Please confirm what the slope is for both proposed driveway aprons. Maximum slope is 10%. 8. For the new concrete curb and driveway aprons to be installed, forms must be inspected and approved by City Engineering prior to any concrete poured. Please contact 262-673-8261 for inspection. 9. The contractor is responsible for traffic control for the proposed curb and driveway apron work as well. Traffic control must adhere to the DOT Manual on Uniform Traffic Control (MUTCD). 10. The existing water lateral will need to be properly abandoned at the water main. 11. The proposed ¾” water lateral shown on the west side of the building appears to be the sanitary sewer line and should be labeled accordingly. 12. Confirm the water meter size that will be used for the building. 13. Ensure adequate space is provided in the utility room for meter installation and future maintenance. Water meter specs and requirements are attached for reference. 14. The proposed transformer location is not shown on the plans. The developer should contact Mike Thimm at mthimm@hartfordutilities.org to review service size, cable route options and to obtain a cost estimate for the project. 15. Demolition of existing residential and accessory structure requires a demolition permit (Building Permit) through the City of Hartford. This City will also need proof that the Wisconsin Department of Natural Resources was notified. 16. Replace within Trees, category C, with a male cultivar of Ginko Biloba (Princeton Sentry). 17. 1 space for each employee on the largest work shift. Mr. Maas noted the site developer is choosing to go with the 20-foot buffer yard option; there are lots of planting along the residential property to the north. Mr. Mass noted Alderperson Pechacek brought to his attention that one accessory structure on the property is within the 20-foot buffer yard and it would need to be moved forward. Regan sought clarification that the motion should include the addition of condition 18. Mr. Maas verified and noted condition shall be: No structures are allowed within the 20- foot buffer yard. Andereck motioned to approve Site Plan & Architectural Review in the B-3, General Business District for Tommy Express Car Wash at 1310 E. Sumner Street with the conditions of approval as noted along with the addition of condition 18. No structures are within the 20-foot buffer yard; Piquett seconded; motion carried. Consideration of a Final Plat of Copper Trails Phase 2. Mr. Maas reviewed the executive summary and provided the following analysis and recommendations. Neumann Developments, Inc. (Matthew K. Neumann, registered agent) came before the May 13, 2024 Plan Commission for conceptual review of the proposed Copper Trails Approved 4/13/26 5 Subdivision (minutes attached). The lands that make up the proposed subdivision were annexed into the City of Hartford in July of 2018. The Preliminary Plat was approved by the Plan Commission on September 9, 2024, and Common Council on September 24, 2024. The Common Council approved the Copper Trail Subdivision – Phase 1 Final Plat at their July 122, 2025, meeting. Phase I consisted of 30 Single-Family lots. STAFF ANALYSIS: Neumann Developments, Inc. is proposing to develop 112 single -family lots in the proposed Copper Trails Subdivision. Additionally, the Copper Trails Subdivision will consist of 5 Outlots, with Outlots 4 and 5 containing stormwater facilities. Outlot 3 wil l provide a buffer on the northern property line of an existing Town of Hartford residential property (4160 North Main Street). The Copper Trails – Phase II Development will consist of 28 Single-Family lots. Subdivision Totals: Area w/o Outlots Area w/ Outlots Dwelling Units Per Acre Square Feet Acres Square Feet Acres Total 1,172,839 26.92 3,343,354 76.75 1.46 Average 10,472 0.24 28,822 0.66 Minimum 8,001 0.18 5,713 0.13 Median 9,432 0.22 9,471 0.22 Maximum 21,693 0.50 1,995,305 45.81 Phase 2 Totals: 28 Single-Family Lots Square Feet Acres Total 306,143 7.03 Average 10,934 0.25 Minimum 8,401 0.19 Median 10,138 0.23 Maximum 18,958 0.44 STAFF COMMENTS: Approved 4/13/26 6 Final Plat Notes: • Notes are adequate and in-line with preliminary plat 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 lands must be maintained throughout the project. Water Utility: • No Comment. Electrical Utility: • No Comment. Sanitary Utility: • No Comment. Stormwater: • The Stormwater Management Plan and Facilities must be reviewed by a Qualified Airport Wildlife Biologist. Engineering Department: • Final Plat must be stamped by a licensed Professional Surveyor. • Maintain the following note: "No structures or trees/shrubbery over four feet in height are allowed within the utility or drainage easements." STAFF RECOMMENDATION: Staff recommends APPROVAL of the Copper Trail Subdivision – Phase 2 Final Plat located along North Main Street (Tax Key: 36-0903-001-028) with the inclusion of Staff Comments. Regan sought clarification on timeline of the project. Mr. Maas indicated the project was moving along as expected. Approved 4/13/26 7 Piquett motioned to recommended for approval of the Final Plat of Copper Trails Phase 2; Andereck seconded; motion carried. Discussion & Consideration of a Site Plan Review in the B-3, General Business District for expansion of a refuse storage area for Garibaldi Mexican Bar and Grill at 1225 E. Sumner Street. Mr. Maas reviewed the executive summary noting the following conditions for approval: 1. Apply for appropriate building permits. 2. Complete construction by: June 1, 2026 The Planning Staff recommends APPROVAL of the Site Plan within the B -3 General Business District at 1225 E. Sumner Street. Regan sought clarification if the business owner was aware of the violation; Mr. Maas indicated they were not. Henke motioned to approve the Site Plan Review in the B-3, General Business District for expansion of a refuse storage area for Garibaldi Mexican Bar and Grill at 1225 E. Sumner Street; Piquett seconded; motion carried. Discussion and Consideration of the Rezoning of a Parcel from A-1, Limited Agriculture District to M-2, General Industrial at 1501 Innovation Way (Tax Key: 36-1804-002-015). Mr. Maas reviewed the executive summary providing the following analysis and recommendation: BACKGROUND: The City of Hartford is looking to annex a 1.47 acre parcel (Tax Key #: T6 -0380-00A) for development of Innovation Way’s right-of-way. The City of Hartford, in 2023, created this parcel as part of a land swap with the property owner of 1331 West State Street. This land swap was done to allow for the extension of Innovation Way to Western Drive. ANALYSIS: Configuration: The petitioned area, as legally described, is contiguous to the City of Hartford on the East and South side. Petition Accuracy: The petition and legal description do not appear to have any discrepancies. Status of Public Improvements: Sewer, water, and electric services will be available to the petitioned area. Valuation Impact: T6-0380-00A has an assessed value of $0.00 in 2025. Pursuant to State Statutes, the City would be required to pay the Town of Harford’s Town taxes on T6-0380- Approved 4/13/26 8 00A for five (5) years. Due to no assessed value, the City would not be required to pay the Town of Hartford’s Town taxes on the property. Need: Innovation Way right -of-way extension to connect Innovation way to Western Drive. School Service Impact: This annexation would have no School Service Impact. Other Service Costs: The annexation would have minimal impact on Protective Services (police, fire, EMS), as it is already covered by the City’s protective services. Consistency of Land Use and Zoning: This land is intended to be used as right-of-way. As a result the parcel will be zoned A-1, Limited Agriculture until dedicated as right-of-way. Relation to Sanitary Sewer Service Boundary: The subject property lies within the City of Hartford’s adopted 20-year sanitary sewer service boundary. STAFF RECOMMENDATION: Staff recommends APPROVAL of the Annexation of territory owned by the City of Hartford, Tax Key #: T6-0380-00A in the Town of Hartford. Andereck motioned to recommend for approval of the Annexation of territory owned by the City of Hartford, Tax Key #: T6 -0380-00A in the Town of Hartford; Piquett seconded; motion carried. Discussion and Consideration of the Rezoning of Parcels from C-1, Conservation District to I-1, Institutional District at 278 North Pike Lake Drive, 264 North Pike Lake Drive, and 234 North Pike Lake Drive (Tax Key: 36-2201-008-998, 36-2201-008-997 and 36-2201-008-061). Mr. Maas reviewed the executive summary providing the following analysis and recommendation: Background: RMC Homes VIII, LLC (Rob Crotty, Registered Agent) is the current property owner of 278 North Pike Lake Drive, 264 North Pike Lake Drive, and 234 North Pike Lake Drive. RMC Homes VIII, LLC is proposing to rezone the property from C-1, Conservancy to I-1, Institutional. They are looking to develop the properties for assisted senior living facilities. In December of 2016, the City of Hartford rezoned these parcels to Institutional (letter attached). When the City rezoned the City in January of 2025, these parcels were erroneously rezoned to C-1, Conservancy due to wetlands on the property. Staff Comment: Planning Staff have no issue with the proposed rezone, as the rezone complies with the December 2016 rezone. Page 9 of 9 The rezone will allow the following principal land uses to be developed at 278 North Pike Lake Drive, 264 North Pike Lake Drive, and 234 North Pike Lake Drive: Assisted Living Center (RU) Nursing Home (CU) Group Day Care Center (RU) Park, Community (RU) Park, Neighborhood (PU) Recreational Trail (CU) Admin. Gov. Center (RU) Birth Center (CU) Cemetery (CU) Community Center (RU) Community Garden (CU) Food Pantry (CU) Funeral Establishment (RU) Health Care Clinic (RU) Place of Worship (RU) Public Safety Facility (RU) School, K-12 (RU) Park & Ride Lot (CU) Transit Terminal (CU) Solar Power Plant (CU) Stormwater Management Facility (RU) Telecommunication, Class 1 Telecommunications, Class 2 (RU) Utility Installation (RU) General Cultivation (RU) Open Lands (RU) Recommendation: The Planning Staff recommends APPROVAL of the Rezoning of 278 North Pike Lake Drive (Tax Key #: 36 -2201-008-998), 264 North Pike Lake Drive (Tax Key #: 36 -2201-008- 997), and 234 North Pike Lake Drive (Tax Key #: 36 -2201-008-061) from C-1, Conservancy to I-1, Institutional. Regan noted the importance of correcting the zoning of the dental clinic and the existing Ridgedale Senior Condos as soon as possible. Mr. Maas noted and will place on the next agenda. Piquett motioned to recommend for approval of the Rezoning of 278 North Pike Lake Drive (Tax Key #: 36-2201-008-998), 264 North Pike Lake Drive (Tax Key #: 36-2201-008-997), and 234 North Pike Lake Drive (Tax Key #: 36 -2201-008-061) from C-1, Conservancy to I-1, Institutional; Henke seconded; motioned carried. Andereck motioned to adjourn; Piquett second. Motion carried and meeting adjourned at 6:19 p.m. Respectfully submitted, Jacob Maas, City Planner Compiled by Jenny Conley, Planning Aide