Plan Commission

Plan Commission Agenda Tuesday, February 3, 2026 at 5:00 PM Council Chambers Page 1. CALL TO ORDER 2. ROLL CALL 3. ADOPTION OF AGENDA 4. APPROVAL OF MINUTES a. Plan Commission Minutes 2-4 Minutes: Plan Commission - January 6, 2026 5. NEW BUSINESS a. ETJ Certified Survey Map Application - Steven Rand 5-8 Memo: ETJ Certified Survey Map Application - Steven Rand b. ETJ Certified Survey Map Application – Kevin and Christine Melby 9 - 12 Memo: ETJ Certified Survey Map Application – Kevin and Christine Melby 6. COMMUNICATION AND MISCELLANEOUS 7. ADJOURNMENT  Plan Commission Meeting Minutes 5:00 PM - Tuesday, January 6, 2026 Council Chambers The Plan Commission of the City of New Richmond was called to order on Tuesday, January 6, 2026, at 5:00 PM, in the Council Chambers, with the following members present: PRESENT: Mike Kastens, MaryKay Rice, Ben Kurth, Jorden Aufderhar, Jim Zajkowski, Joel Enders ABSENT: OTHERS Amber Toutge, Beth Thompson, Michelle Scanlan PRESENT: CALL TO ORDER ROLL CALL ADOPTION OF AGENDA Jorden Aufderhar made a motion to adopt the Agenda. Mike Kastens seconded the motion. Carried unanimously. CONSENT AGENDA Mike Kastens made a motion to approve the Consent Agenda, including the Minutes from December 2,2025. Jorden Aufderhar seconded the motion. Carried unanimously. PUBLIC HEARING REVISED PRELIMINARY PLAT APPLICATION - WHISPERING PRAIRIE NORTH Amber Toutge presented a revised preliminary plat application, submitted by GMTZ, LLC for an addition to Whispering Prairie, to be known as Whispering Prairie North. The revised preliminary plat application is for a total of 99 lots, including 51-single family lots and 48 twin home lots (24 buildings). It was explained that the original preliminary plat, was for a total of 90 lots, including 70 single-family lots and 20 twin home lots (10 buildings). The proposed development is located off Harvest Way, Pioneer Trail and Prairie Road. Discussion included access to park and trails, impact on the existing neighborhood and the DNR water flow and pressure recommendations from the DNR. It was noted the new water tower to be completed in the Fox Run neighborhood in 2027 will benefit this development. Plan Commission Meeting January 6, 2026 City staff have reviewed the application and recommended approval of the revised preliminary plat application with four conditions: 1. The “33’ BC-BC” shall be removed from Harvest Way on sheets C3.0 and C3.2 with the final plat submittal 2. Provide a 10-year storm sewer design analysis for Whispering Prairie North at Final design submittal. 3. Modify the system design so that the peak discharge performance standards of NRMC Sec 109- 290 (b)(2) are met for the 50-year or 100-year 24-hour storm events. 4. Consider modifying the existing system so that the post-development runoff volume be maintained or reduced compared to the runoff volume from the site in a pre-developed condition for the 50-year and 100-year, 24-hr. rainfall events. PETITION FOR ANNEXATION - TJADER ET AL. (PIDS 026-1035-80-050, 026-1035-90-000, 026- 1042-30-000, 026-1042-10-000, 026-1042-40-000 AND 026-1042-20-000) Amber Toutge reported that the City received a petition from David Tjader, Emily Speight, Scott Linder and Ryan Linder (Tjader et al.) for their parcels, PIDs 026-1035-80-050, 026-1035-90-000, 026-1042-30-000, 026-1042-10-000, 026-1042-40-000 and 026-1042-20-000, to annex from the Town of Richmond into the City of New Richmond. The parcels, totaling 99.4 acres, are located on the northeast corner of Highway 65 and 157th Avenue. It was further explained that the three eastern parcels (PIDs 026-1035-90-000, 026-1042-10-000 and 026-1042-20-000) will be assigned a zoning designation of Z4 General Urban District. The three western parcels (PIDs 026-1035- 80-050, 026- 1042-30-000, 026-1042-40-000) will be assigned a zoning designation of Z3 MultiUse/Corridor District. The annexation process was reviewed. City staff and the Wisconsin Department of Administration both consider the annexation to be in the best interest of the public. Additionally, City staff also recommend waiving the City annexation fee, and paying the State annexation fees on the applicant’s behalf, consistent with past practice. Of note, at the time of future development, the parcels shall be required to connect to City water and sewer. All costs associated with the utility connections, including the lift station, shall be the responsibility of the property owner or their agent. ACTION ON PUBLIC HEARING AGENDA Mike Kastens made a motion to recommend approval of the revised preliminary plat application for Whispering Prairie North to City Council with the outlined conditions. Jorden Aufderhar seconded the motion. Carried unanimously. Mary Kay Rice made a motion to recommend approval of the petition for annexation from Tjader et al. to City Council with the outlined recommendations. Mike Kastens seconded the motion. Carried unanimously. COMMUNICATION AND MISCELLANEOUS Congratulations to Mary Kay Rice, the 2025 City of New Richmond Employee of the Year! Plan Commission Meeting January 6, 2026 ADJOURNMENT Mike Kastens made a motion to adjourn at 5:17pm. Jorden Aufderhar seconded the motion. Carried unanimously. Plan Commission Meeting January 6, 2026  MEMO Prepared for: Plan Commission Staff Contact: Amber Toutge Meeting: Plan Commission - 03 Feb 2026 Subject: ETJ Certified Survey Map Application - Steven Rand BACKGROUND INFORMATION: Jason Wood, on behalf of Steven Rand, submitted an extraterritorial certified survey map (ETJ CSM) application on for PID 026-1011-10-125. The parcel is located in the Town of Richmond, north of Business Highway 64. The applicant is seeking to subdivide the parcel to create a total of two lots. Proposed Lot 1 is approximately 8.4 acres, including right-of-way. Proposed Lot 2 is 1.5 acres. The property is subject to the City of New Richmond’s extraterritorial plat review authority as it is located within the 3-mile extraterritorial plat approval jurisdiction, in accordance with Wis. Stat. § 236.02(5). The City of New Richmond lacks extraterritorial zoning authority, as there is no joint extraterritorial zoning committee or cooperative boundary agreement with the Town of Richmond. Therefore, the City is not allowed to impose zoning regulations. Prior opinions by the Wisconsin Supreme Court and Wisconsin Court of Appeals have also determined that cities cannot impose public improvement requirements, require annexation, control density, or otherwise control the type of development that can take place as a condition of approval. Said requirements or restrictions can only be exercised in conjunction with neighboring towns via an extraterritorial zoning committee and/or cooperative boundary agreement. PROCESS The application is subject to review by City staff and the Plan Commission. DETAILED ANALYSIS New Richmond Municipal Code (NRMC) Section 117-22A establishes criteria for approval of subdivisions within the City’s extraterritorial jurisdiction. This criteria includes: CONSISTENCY WITH COMPREHENSIVE PLAN A proposed subdivision shall be consistent with the goals, policies, and recommendations of the Comprehensive Plan regarding planned public street or utility corridors or constitute an infilling of development. The Future Land Use Map, found in the Comprehensive Plan, guides the site for green space/recreation/parks. This land use category includes active and passive recreation areas such as parks, plazas, playfields, playgrounds, golf courses, greenways, and natural areas. The future land use plan identifies major greenways and natural areas along the Willow River intended to preserve and protect this natural resource for future generations. Future development should take the City’s Future Land Use Map into account, as a best planning practice. ADEQUATE SEWER SYSTEMS A proposed subdivision shall be deemed to have adequate waste disposal systems if there is adequate onsite sewer capacity potential to support the subdivision if constructed to the maximum permissible density. The existing houses on Lot 1 and 2 are served by a private on-site septic systems. The applicant shall contact St. Croix County for information and regulations regarding private on-site septic systems if desired for any further development on Lot 1 or 2. ADEQUATE WATER SUPPLY A proposed subdivision shall be deemed to have an adequate water supply if there is adequate sources of water, either from public systems or private wells, to serve the proposed subdivision if constructed to its maximum permissible density allowed by the Comprehensive Plan without causing an unreasonable depreciation of existing water supplies for surrounding areas. The existing houses on Lot 1 and 2 are served by private on-site wells. The applicant shall contact St. Croix County for information and regulations regarding private on-site wells if desired for any further development of Lot 1 or 2. ADEQUATE STORMWATER MANAGEMENT A proposed subdivision shall provide for adequate management and treatment of stormwater runoff if: a. Surface or subsurface water retention and runoff is such that it does not constitute a danger to the structural security of structures within the proposed development. b. Structures within the proposed subdivision will not result in pollution of water sources from erosion and siltation. c. Site grading will not cause harmful and irreparable damage from erosion and siltation on downhill or downstream land. d. The proposed subdivision complies with the provisions of the 1991 Wetland Conservation Act. e. Factors to be considered in making these determinations may include: average rainfall for the area; the relation of the land to the floodplain; the nature of soils and subsoils and their ability to adequately support surface water runoff and waste disposal systems; the slope of the land and its effect on effluents; and the presence of streams as related to effluent disposal. Page 2 of 4 Further development of Lots 1 and 2 shall be subject to St. Croix County and DNR requirements as it relates to stormwater management. ADEQUATE STREETS AND ACCESS A proposed subdivision shall be deemed to have adequate streets to serve the subdivision when: a. Streets that access the proposed subdivision are of such a width, grade, stability, vertical and horizontal alignment, site distance and surface condition that an increase in traffic volume generated by the proposed subdivision will not create a hazard to public safety and general welfare, not aggravate an already hazardous condition, and when, with due regard to the advice of St. Croix County and/or the Wisconsin Department of Transportation, said streets are appropriate for the intended use. b. The traffic volume generated by the proposed subdivision would not create unreasonable congestion or unsafe conditions on streets existing at the time of the application or proposed for completion within the next two (2) years. The existing house on Lot 1 is accessible via an existing gravel driveway on Business Highway 64. A 66’ wide access easement is included on the CSM to provide Lot 2 with access to Business Highway 64. RIGHT-OF-WAY Business Highway 64 is classified on the City’s Official Map as a principal arterial road, which requires a 110’ minimum right-of-way. The following note has been added to the CSM, consistent with City requirements: “THE WI DOT RIGHT OF WAY PROJECT #1559-02-21, DATED 8/24/81 IDENTIFIES A 65' RIGHT OF WAY EASEMENT NORTH AND SOUTH OF THE EXISTING CENTERLINE. A MINIMUM OF 55' NORTH AND SOUTH OF THE EXISTING CENTERLINE SHALL BE PERMANENTLY DEDICATED IN THE FUTURE TO THE PUBLIC PER THE CITY OF NEW RICHMOND OFFICIAL MAP ADOPTED MARCH 13, 2023 (RESOLUTION #032301).” EASEMENTS Per NRMC 117-41.C, an easement for drainage and utilities at least ten feet wide along front and rear lot lines and five feet wide along all abutting side lot lines are required. The drainage and utility easements are consistent with City requirements. FUTURE SUBDIVISION Future subdivision of Lots 1 and 2 shall be reviewed and approved by the City of New Richmond. RECOMMENDATION: City staff recommend approval of the extraterritorial certified survey map application with no conditions. ATTACHMENTS: Certified Survey Map - Steven Rand Page 3 of 4  DR AF LOCATED IN PART OF THE NE1/4 OF THE NE1/4 OF SECTION 4, T30N, R18W, TOWN OF RICHMOND, ST. CROIX COUNTY, WI. CERTIFIED SURVEY MAP T GENERAL NOTICE STATEMENT THE PARCEL SHOWN ON THIS MAP IS SUBJECT TO STATE, COUNTY AND TOWNSHIP LAWS, RULES AND REGULATIONS (I.E., WETLANDS, MINIMUM LOT SIZE, ACCESS TO PARCEL, ETC.) BEFORE PURCHASING OR DEVELOPING ANY PARCEL CONTACT THE ST. CROIX COUNTY ZONING OFFICE, THE TOWN OF RICHMOND, AND CITY OF NEW RICHMOND FOR ADVICE. THE NORTH LINE OF THE NE 1 4 OF SM SOUTH QTR COR. ALL SEC. 35, T31N, R19W NORTH QTR COR. TRA UNPLATTED LANDS CT (4" ALUMINUM CAPPED SECTION 4 BEARS N89°30'14"E AS SEC. 4, T30N, R18W (SURVEY MARK NAIL) MONUMENT) CITY OF NEW RICHMOND REFERENCED TO THE ST. CROIX TOWN OF RICHMOND N NEW RICHMOND GOLF CLUB WEST LINE OF THE EAST 1 2 OF THE NE 4 OF THE NE 4 1 NORTH LINE OF THE NE 1 4 NORTHEAST COR. - Curve # Length Radius Chord Direction Chord Length Tangent (In) Tangent (Out) Central Angle SEC. 4, T30N, R18W (COMPUTED POSITION COUNTY COORDINATE SYSTEM 1 IN RIVER) FL OO D X-S PLA EC IN - TIO 95 N 5± C1 140.85' 400.00' S35° 56' 35"W 140.13' S46°01'51"W S25°51'19"W 20°10'33" MEANDER LINE Curve Table DS AN DL EAST LINE OF THE NE 1 4 OF THE NE 1 4 TE AT ( TA CUR GE LEGEND PL XI R D. ENT LOT 1 75.33' 717.00' S22° 50' 44"W ED C2 75.29' S25°51'19"W S19°50'09"W -0 FOUND COUNTY SECTION CORNER 6°01'10" UN 26 PAR ES R'S -10 C MONUMENT (AS NOTED) 11 EL) 3237 MT DOC TE CITY OF NEW RICHMOND -10 11 & # WA EX. TOWN OF RICHMOND -12 SHA 274 SET 3 4" X 18" IRON REBAR, WEIGHING 5 RED 040 ME DRIV 1.50 LBS. PER LINEAR FOOT AN E DE AP EX. PRIVATE RL PR R FOUND IRON PIPE INE O 20' EASEMENT TH OH XIMA VE DOC #1100402 WM TE UB RE DRAINAGE & UTILITY EASEMENT AD RI OF CL 10' FRONT/REAR LOT LINE RI VE OW 5' SIDE LOT LINE R LF LL GO TE WI LOT ACREAGE CO NNIS UR T ND LOT 1 LOT 2 WA Y MO INLCUDING R/W 8.4 ± ACRES 1.50 ACRES IVE 65,398 SQ.FT. DR CH (TO THREAD) 7.3 ± ACRES RI (TO OHWM) (CURRENT PARCEL) HO EX. W EXISTING "PARCEL 3" "11 USE 84 EXCLUDING R/W " LOT 2 NE 6.26 ACRES 272,464 SQ.FT. .H TAX ID. - 261-1210-97-003 DRIVEWAY (TO MEANDER LINE) "11 OUS ( DOCUMENT # 945206) EASEMENT 86 E EX " FOR LOT 2 66 (66' WIDE) ' NOTE (RIGHT OF WAY) THE WI DOT RIGHT OF WAY PROJECT #1559-02-21, PID # 026-1011-10-115 DATED 8/24/81 IDENTIFIES A 65' RIGHT OF WAY DEEDED TO CITY (DOC# 1169795) EASEMENT NORTH AND SOUTH OF THE EXISTING RIGHT OF WAY CENTERLINE. A MINIMUM OF 55' NORTH AND FLO OD SOUTH OF THE EXISTING CENTERLINE SHALL BE X-S PLAIN PERMANENTLY DEDICATED IN THE FUTURE TO ECT - ION 954± 100' THE PUBLIC PER THE CITY OF NEW RICHMOND 65' SEE NOTE SOUTH LINE NE 1 4 OF THE NE 1 4 OFFICIAL MAP ADOPTED MARCH 13, 2023 (RESOLUTION #032301). TRAVELED CENTERLINE BUSINESS HWY "64" 55' 65' BRIDGE RIGHT OF WAY LOT 1 LOT 1 CSM VOL. 2, PG. 539 CSM VOL. 1, PG. 43 SURVEYOR: PREPARED FOR: JOSEPH GRANBERG JASON WOOD DRAFTED BY: JMS 1428 134TH AVENUE 1432 166TH AVE. S. JOB NO. 344-001 SHEET NEW RICHMOND, WI 54017 NEW RICHMOND, WI 54017 DATE: 01/24/26 1 OF 2 Page 4 of 4  MEMO Prepared for: Plan Commission Staff Contact: Amber Toutge Meeting: Plan Commission - 03 Feb 2026 Subject: ETJ Certified Survey Map Application – Kevin and Christine Melby BACKGROUND INFORMATION: G&S Land Solutions LLC, on behalf of Kevin and Christine Melby, submitted an extraterritorial certified survey map (ETJ CSM) application for PID 036-1068-20-025. The parcel is located in the Town of Stanton, south of 200th Avenue. The applicant is seeking to subdivide the parcel to create a total of two lots (Lots 3 and 4). Proposed Lot 3 is 37 acres, including right-of-way. Proposed Lot 4 is 3.01 acres, including right-of-way. The property is subject to the City of New Richmond’s extraterritorial plat review authority as it is located within the 3-mile extraterritorial plat approval jurisdiction, in accordance with Wis. Stat. § 236.02(5). The City of New Richmond lacks extraterritorial zoning authority, as there is no joint extraterritorial zoning committee or cooperative boundary agreement with the Town of Stanton. Therefore, the City is not allowed to impose zoning regulations. Prior opinions by the Wisconsin Supreme Court and Wisconsin Court of Appeals have also determined that cities cannot impose public improvement requirements, require annexation, control density, or otherwise control the type of development that can take place as a condition of approval. Said requirements or restrictions can only be exercised in conjunction with neighboring towns via an extraterritorial zoning committee and/or cooperative boundary agreement. PROCESS The application is subject to review by City staff and the Plan Commission. DETAILED ANALYSIS New Richmond Municipal Code (NRMC) Section 117-22A establishes criteria for approval of subdivisions within the City’s extraterritorial jurisdiction. This criteria includes: CONSISTENCY WITH COMPREHENSIVE PLAN A proposed subdivision shall be consistent with the goals, policies, and recommendations of the Comprehensive Plan regarding planned public street or utility corridors or constitute an infilling of development. The Future Land Use Map, found in the Comprehensive Plan, guides the site for low density residential and green space/recreation/parks. Low density residential includes the traditional residential neighborhoods adjacent to downtown and the predominantly single-family detached subdivisions that occur throughout the remainder of the community. In addition to single-family detached homes, also allowed in this category would be two family dwellings. Green space/recreation/parks includes active and passive recreation areas such as parks, plazas, playfields, playgrounds, golf courses, greenways, and natural areas. Future development should take the City’s Future Land Use Map into account, as a best planning practice. ADEQUATE SEWER SYSTEMS A proposed subdivision shall be deemed to have adequate waste disposal systems if there is adequate onsite sewer capacity potential to support the subdivision if constructed to the maximum permissible density. The existing house on Lot 3 is served by a private on-site septic system. Lot 4 is currently undeveloped. The applicant shall contact St. Croix County for information and regulations regarding private on-site septic systems if desired for future development of Lot 4. ADEQUATE WATER SUPPLY A proposed subdivision shall be deemed to have an adequate water supply if there is adequate sources of water, either from public systems or private wells, to serve the proposed subdivision if constructed to its maximum permissible density allowed by the Comprehensive Plan without causing an unreasonable depreciation of existing water supplies for surrounding areas. The existing house on Lot 3 is served by a private on-site well. Lot 4 is currently undeveloped. The applicant shall contact St. Croix County for information and regulations regarding private on-site wells if desired for future development of Lot 4. ADEQUATE STORMWATER MANAGEMENT A proposed subdivision shall provide for adequate management and treatment of stormwater runoff if: a. Surface or subsurface water retention and runoff is such that it does not constitute a danger to the structural security of structures within the proposed development. b. Structures within the proposed subdivision will not result in pollution of water sources from erosion and siltation. c. Site grading will not cause harmful and irreparable damage from erosion and siltation on downhill or downstream land. d. The proposed subdivision complies with the provisions of the 1991 Wetland Conservation Act. e. Factors to be considered in making these determinations may include: average rainfall for the area; the relation of the land to the floodplain; the nature of soils and subsoils and their ability to adequately support surface water runoff and waste disposal systems; the slope of the land and its effect on effluents; and the presence of streams as related to effluent disposal. Page 2 of 4 Future development of Lot 4, and further development of Lot 3 shall be subject to St. Croix County and DNR requirements as it relates to stormwater management. ADEQUATE STREETS AND ACCESS A proposed subdivision shall be deemed to have adequate streets to serve the subdivision when: a. Streets that access the proposed subdivision are of such a width, grade, stability, vertical and horizontal alignment, site distance and surface condition that an increase in traffic volume generated by the proposed subdivision will not create a hazard to public safety and general welfare, not aggravate an already hazardous condition, and when, with due regard to the advice of St. Croix County and/or the Wisconsin Department of Transportation, said streets are appropriate for the intended use. b. The traffic volume generated by the proposed subdivision would not create unreasonable congestion or unsafe conditions on streets existing at the time of the application or proposed for completion within the next two (2) years. The existing house on Lot 3 is accessible via an existing 66’ wide access easement (Doc. No. 1075651), which leads to 200th Avenue. Lot 4, which is currently undeveloped, is accessible via an existing gravel driveway on 200th Avenue. Any future access to 200th Avenue shall be subject to approval by the Town of Stanton, and St. Croix County. RIGHT-OF-WAY 200th Avenue is classified on the City’s Official Map as a collector road, which requires an 80’ minimum right-of-way. The existing right-of-way is 66’. The following note was added to the CSM, consistent with City requirements: “Future right-of-way per City of New Richmond Official Map adopted March 13, 2023, Resolution 032301. 40’ south of the North Line of the NW1/4.” EASEMENTS Per NRMC 117-41.C, an easement for drainage and utilities at least ten feet wide along front and rear lot lines and five feet wide along all abutting side lot lines are required. The easements shown on the CSM are consistent with City requirements. FUTURE SUBDIVISION Future subdivision of Lots 3 and 4 shall be reviewed and approved by the City of New Richmond. RECOMMENDATION: City staff recommend approval of the extraterritorial certified survey map application with no conditions. ATTACHMENTS: Certified Survey Map - Kevin and Christine Melby Page 3 of 4  &(57,),('6859(<0$3 /2&$7(',13$572)7+(1( 2)7+(1: $1',13$572)6( 2)7+( 1: 2)6(&7,21715:72:12)67$172167&52,; &2817<:,6&216,1 N /$1'2:1('%< .(9,1 &+5,67,1(0(/%< 7+$9(18( 1(:5,&+021':, UNPLATTED LANDS 6ƒ (   6ƒ ( 7+$9(18(      6ƒ (    1 &256(& 1:&256(&  6ƒ (  67((/6859(< 6ƒ (  67((/6859(< 0$5.1$,/)281'   1ƒ : UNPLATTED LANDS  LOT 1  /27 UNPLATTED LANDS  6ƒ (    NW 1 4 OF THE NE1 4 6 ƒ  LOT 2 :   1ƒ : /27&217$,16 64)7 $&  1ƒ : NE1 4 OF THE NW 1 4 ,1&/8',1*5: 64)7 $&  (;&/8',1*5:  /27 64)7 $& 1ƒ (  ,1&/8',1*5: 64)7 $& (;&/8',1*5:  64)7 $& POND  72:$7(5 6('*($1' 1ƒ : ( (;&/8',1*5: 6ƒ :    ƒ UNPLATTED LANDS 1 6ƒ (  1  ƒ  :    6ƒ  :  UNPLATTED LANDS             : SW 1 4 OF THE NE1 4 6 POND  ƒ  6ƒ : UNPLATTED LANDS SE1 4 OF THE NW 1 4 6 &256(& 67((/6859(< 0$5.1$,/)281' SURVEYOR: PREPARED FOR: Page 4 of 4