Plan Commission

Plan Commission Agenda Tuesday, May 5, 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 - April 9, 2026 5. PUBLIC HEARING a. Rezoning Application - Evergreen Valley II Planned Unit Development Amendment 5-9 Memo: Rezoning Application - Evergreen Valley II Planned Unit Development Amendment b. Preliminary and Final Plat Applications – Evergreen Valley IV Planned Unit 10 - 22 Development Memo: Preliminary and Final Plat Applications – Evergreen Valley IV Planned Unit Development 6. ACTION ON PUBLIC HEARING AGENDA 7. NEW BUSINESS a. Certified Survey Map Application – City of New Richmond (PID 261-1070-44-080) 23 - 26 Memo: Certified Survey Map Application – City of New Richmond (PID 261-1070- 44-080) b. ETJ Certified Survey Map Application – Halleen Family Limited Partnership 27 - 30 Memo: ETJ Certified Survey Map Application – Halleen Family Limited Partnership 8. AGENDA TOPICS FOR FUTURE MEETINGS 9. ANNOUNCEMENTS 10. ADJOURNMENT  Plan Commission Meeting Minutes 5:00 PM - Thursday, April 9, 2026 Council Chambers The Plan Commission of the City of New Richmond was called to order on Thursday, April 9, 2026, at 5:00 PM, in the Council Chambers, with the following members present: PRESENT: Mike Kastens, MaryKay Rice, Ben Kurth, Jorden Aufderhar, Scott Grady and Mayor Jim Zajkowski joined by phone. ABSENT: Joel Enders 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. MaryKay Rice seconded the motion. Carried unanimously. APPROVAL OF MINUTES Jorden Aufderhar made a motion to approve the minutes from March 3, 2026. Scott Grady seconded the motion. Carried unanimously. PUBLIC HEARING CONDITIONAL USE PERMIT APPLICATION - THE TOWERS, LLC MONOPOLE TOWER Amber Toutge presented a conditional use permit application submitted by Buell Consulting, Inc., on behalf of The Towers, LLC and Pit Hog Properties II, LLC, for the property located at 1750 Madison Avenue (PID 261-1070-44-300). The applicant is proposing to construct a 159-foot monopole telecommunications tower south of Ellicott Dredges. A conditional use permit is required to allow a new telecommunications tower within the Z7 Special Use/Industrial Zoning District. It was noted that the City engaged VMC LLC, a consulting firm specializing in telecommunications infrastructure, to assist in reviewing the application and provide technical expertise. The consultant’s findings and recommended conditions were presented. Plan Commission Meeting April 9, 2026 Discussion included the potential for collocation on existing City water towers, the process for determining infeasibility, and the justification for constructing a new monopole tower. City code requirements related to safety measures and the removal of unused towers were also reviewed. City staff recommended approval of the conditional use permit application, subject to the ten conditions outlined. ACTION ON PUBLIC HEARING AGENDA Scott Grady made a motion to recommend approval of the Conditional Use Permit Application for The Towers, LLC Monopole Tower on PID 261-1070-44-300 to City Council. Jorden Aufderhar seconded the motion. Carried unanimously. NEW BUSINESS ETJ CERTIFIED SURVEY MAP APPLICATION – MARY GLIEDEN Amber Toutge shared an extraterritorial certified survey map (ETJ CSM) application for PID 026- 1084-70-020. The parcel is located in the Town of Richmond, east of 100th Street. The applicant is seeking to create a total of 4 lots. The proposed lots range in size from 1.66 acres to 14 acres. A portion of proposed Lots 3 and 4 originated from an adjacent parcel (PID 026-1086-10-020), via a lot line adjustment CSM. 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. City staff recommend approval as submitted. MaryKay Rice made a motion to approve the ETJ Certified Survey Map Application from Mary Glieden. Ben Kurth seconded the motion. Carried unanimously. ETJ CERTIFIED SURVEY MAP APPLICATION REAPPROVAL - BRANDON KROHN Amber Toutge explained that Brandon Krohn's extraterritorial certified survey map (ETJ CSM) application was originally approved in March of 2025. However, the CSM was not recorded within one year of the final approval date, as required by Wisconsin State Statutes. As a result, the applicant is now seeking reapproval. No changes have been made to the original CSM or application. 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. City staff recommend reapproval. Jorden Aufderhar made a motion to reapprove the ETJ Certified Survey Map Application from Brandon Krohn. Ben Kurth seconded the motion. Carried unanimously. AGENDA TOPICS FOR FUTURE MEETINGS ANNOUNCEMENTS Appreciation was shared for Mayor Jim Zajkowski as this was his last Plan Commission meeting as Mayor. ADJOURNMENT Plan Commission Meeting April 9, 2026 Jorden Aufderhar made a motion to adjourn at 5:15pm. Jim Zajkowski seconded the motion. Carried unanimously. Plan Commission Meeting April 9, 2026  MEMO Prepared for: Plan Commission Staff Contact: Amber Toutge Meeting: Plan Commission - 05 May 2026 Subject: Rezoning Application - Evergreen Valley II Planned Unit Development Amendment BACKGROUND INFORMATION: Cedar Corporation, on behalf of AEM Construction, submitted a rezoning application to amend the Evergreen Valley II Planned Unit Development (PUD) to establish updated development standards for Lot 107. The subject parcel is located at the southeast corner of County Road A and West Richmond Way (PID 261-1298-00-107). The Evergreen Valley II PUD was originally established in 2005 to guide development on the site, including a mix of housing types and modified design standards. The residential portions of the development are fully built out. Lot 107 remains the only undeveloped parcel within the PUD and was originally designated for commercial use. The amendment would establish appropriate standards for lot coverage and occupancy on Lot 107, and revise setback requirements to better accommodate residential development. The intent is to ensure future development aligns with the existing neighborhood in terms of scale and layout, and completes the overall development in a coordinated way. The amendment is being reviewed in conjunction with preliminary and final plat applications for an addition to the development known as Evergreen Valley IV. This proposal includes 48 residential lots consisting of eight townhome buildings with six units each. All of the remaining land is proposed to be platted as an outlot. The proposed exterior elevation is shown below: PROCESS The rezoning application is subject to review by City staff, the Plan Commission, and City Council. A public hearing shall be held at the Plan Commission meeting on May 5, 2026, at 5:00 p.m. The hearing was noticed via Class 2 in the Star Observer on April 16 and 23, 2026. The hearing notice was also mailed to property owners located within 100 feet of the proposed rezoning. DETAILED ANALYSIS COMPREHENSIVE PLAN The Future Land Use Map, found in the City of New Richmond’s Comprehensive Plan, guides the site as a Mixed-Use Corridor. This land use category includes a mixture of regional commercial, retail, office, lodging, and multi-family residential uses in a mixture of building forms, oriented either vertically or horizontally. Mixed-Use Corridors are located along primary arterial streets. Development will include landscaped parking lots, and interconnected sidewalks or multi-use trails. The proposed development is consistent with the Future Land Use Map. ZONING The site is located within the Evergreen Valley II PUD. The underlying zoning designation is Z2 Sub- Urban District. The purpose of the Z2 Sub-Urban District is to provide opportunities for low density residential neighborhoods, limited neighborhood commercial uses, and complementary uses. The proposed units are considered single-family dwellings, and therefore, the proposal is consistent with the underlying zoning designation. SURROUNDING USES The table below describes the existing and planned uses directly surrounding the subject site. The proposed development is compatible with the surrounding uses and is unlikely to have an adverse impact on the future development of the surrounding properties. Page 2 of 5 LOT OCCUPATION The Evergreen Valley II PUD did not establish lot occupation standards for Lot 107. As a result, the applicant is requesting a PUD amendment to define development parameters. Page 3 of 5 The applicant is requesting a maximum lot coverage of 100%. This would allow each of the 48 individual units to have a maximum impervious surface coverage of 100%, to accommodate the proposed building footprints. Despite this, the total impervious surface across the overall site is 52%. The applicant is also requesting a minimum lot width of 26 feet, to allow for the proposed layout and lot configuration. The 48 proposed lots are 26 feet x 74 feet. The requested flexibility is consistent with the intent of PUD zoning, which allows for modifications to conventional zoning requirements when supported by a comprehensive and cohesive site layout. SETBACKS The Evergreen Valley II PUD established setback requirements for Lot 107, which the applicant is requesting to amend. Page 4 of 5 The proposed amendment updates the Lot 107 setbacks to allow for the proposed townhome configuration, while still maintaining an appropriate buffer and compatibility with surrounding development.  The applicant shall provide an exhibit to be included with the recorded document, illustrating the revised setbacks RECOMMENDATION: City staff recommend approval of the rezoning application to amend the Evergreen Valley II PUD as shown below, with one condition: 1. The applicant shall provide an exhibit to be included with the recorded document, illustrating the revised setbacks Lot 107 Lot Occupation Lot Coverage: 100% maximum Lot Width: 26 feet minimum Lot 107 Setbacks Principal Front: 0 feet minimum, except as shown Secondary Front: 0 feet minimum, except as shown Side: 0 feet minimum, except as shown Rear: 0 feet minimum, except as shown Page 5 of 5  MEMO Prepared for: Plan Commission Staff Contact: Amber Toutge Meeting: Plan Commission - 05 May 2026 Subject: Preliminary and Final Plat Applications – Evergreen Valley IV Planned Unit Development BACKGROUND INFORMATION: Cedar Corporation, on behalf of AEM Construction, submitted preliminary and final plat applications for an addition to the Evergreen Valley II planned unit development (PUD), to be known as Evergreen Valley IV. The proposed addition is located at the southeast corner of County Road A and West Richmond Way (PID 261-1298-00-107). The proposal includes a total of 48 lots, featuring eight townhome buildings with six units each. Each of the 48 lots is considered a single-family dwelling unit. A separate rezoning application has been filed to amend the Evergreen Valley II PUD for Lot 107, which is proposed to be platted with Evergreen Valley IV. PROCESS The preliminary plat application is subject to review by City staff, the Plan Commission, and the City Council. The final plat is subject to review by City staff and the City Council. However, since the preliminary plat and final plat were submitted and reviewed together, the final plat will also be reviewed at the Plan Commission meeting. A public hearing shall be held at the Plan Commission meeting on May 5, 2026, at 5:00 p.m. The hearing was noticed via Class 2 in the Star Observer on April 16 and 23, 2026. The hearing notice was also mailed to property owners located within 100 feet of the proposed plat. DETAILED ANALYSIS COMPREHENSIVE PLAN The Future Land Use Map, found in the City of New Richmond’s Comprehensive Plan, guides the site as a Mixed-Use Corridor. This land use category includes a mixture of regional commercial, retail, office, lodging, and multi-family residential uses in a mixture of building forms, oriented either vertically or horizontally. Mixed-Use Corridors are located along primary arterial streets. Development will include landscaped parking lots, and interconnected sidewalks or multi-use trails. The proposed development is consistent with the Future Land Use Map. ZONING The site is located within the Evergreen Valley II PUD. The underlying zoning designation is Z2 Sub- Urban District. The purpose of the Z2 Sub-Urban District is to provide opportunities for low density residential neighborhoods, limited neighborhood commercial uses, and complementary uses. The proposed units are considered single-family dwellings, and therefore, the proposal is consistent with the underlying zoning designation. SURROUNDING USES The table below describes the existing and planned uses directly surrounding the subject site. The proposed development is compatible with the surrounding uses and is unlikely to have an adverse impact on the future development of the surrounding properties. Page 2 of 13 LOT OCCUPATION The Evergreen Valley II PUD did not establish lot occupation standards for Lot 107. As a result, the applicant is requesting a separate PUD amendment to define development parameters, with a separate application. If approved, these parameters would also apply to Lots 138-186 in Evergreen Valley IV. Proposed Lot Occupation for Lots 138-186 Lot Coverage: 100% maximum Lot Width: 26 feet minimum The applicant is requesting a maximum lot coverage of 100%. This would allow each of the 48 individual units to have a maximum impervious surface coverage of 100%, to accommodate the proposed building footprints. Despite this, the total impervious surface across the overall site is 52%. The applicant is also requesting a minimum lot width of 26 feet, to allow for the proposed layout and lot configuration. The 48 proposed lots are 26 feet x 74 feet. The requested flexibility is consistent with the intent of PUD zoning, which allows for modifications to conventional zoning requirements when supported by a comprehensive and cohesive site layout.  The lot coverage and lot width requirements shall be listed on the final plat for Lots 138-186 if approved SETBACKS The Evergreen Valley II PUD established setback requirements for Lot 107, which the applicant is requesting to amend with a separate application. If approved, these setbacks would also apply to Lots 138-186 and Outlot 15 in Evergreen Valley IV. Page 3 of 13 Proposed Setbacks for Lots 138-186 and Outlot 15 Principal Front: 0 feet minimum, except as shown Secondary Front: 0 feet minimum, except as shown Side: 0 feet minimum, except as shown Rear: 0 feet minimum, except as shown The proposed amendment updates the setbacks to allow for the proposed townhome configuration, while still maintaining an appropriate buffer and compatibility with surrounding development.  The setback requirements shall be listed and shown on the final plat for Lots 138-186 and Outlot 15 if approved BUILDING DESIGN Per NRMC 121-38, principal buildings shall be limited to a maximum of three stories in height. Additionally, stories may not exceed 14 feet in height from finished floor to finished ceiling, excluding vaulted spaces. The proposed units are two stories, and 25’4” tall, which is consistent with City requirements. Future buildings shall also comply with the building material standards identified in NRMC 121-49. Per the applicant, “LP 8-inch siding on the front of the buildings and vinyl siding on the remaining three sides. While the specific siding colors are still being finalized, the buildings will feature a varied Page 4 of 13 but uniform color palette. We will send the final color selections once they are confirmed. The soffit, fascia, and gutters will be white.” STREETS & ACCESS Per NRMC 117-28, private streets shall be allowed based on City Staff Development Review approval. The proposed development will be accessible via a private drive with two access points off Ponderosa Lane, which connects to West Richmond Way. The 24’ wide private drive will feature asphalt surfacing, with a variety of concrete curb and gutter. The rear drive aisle will be one-way from north to south, with 5 visitor stalls. Pedestrian access to the site will be available from the sidewalk located along the west side of Ponderosa Lane. Per NRMC 117-28(h)(4)b., street intersection spacing should be 125 feet.  City staff recommend adding striping the curb between each row of 6 units to prevent parking  The one-way lane shall have a 20’ dedicated fire lane width. Where parking is desired, the lane width shall be increased to a minimum of 28’ for parallel parking. “No Parking – Fire Lane” signs should be placed on both sides of the lane for roads between 20 and 26 feet wide, and on one side for roads more than 26 feet wide.  The setback from the one-way to the lot line shall be labeled  Written justification shall be provided for not aligning the northern driveway with Sugar Pine Lane  The two driveways on the east side of Ponderosa Lane, across from the southern entrance, shall be shown on the site plan PARKING Each individual unit will have two internal parking stalls, and two external parking stalls, for a total of 192 stalls. Additionally, 5 visitor stalls have been provided on the east side of the one-way. Ponderosa Lane is a public road, which may accommodate overflow and/or guest parking if needed. Winter odd/even parking is in effect on Ponderosa Lane from November 1st through April 1st, and begins at 6:00 p.m. every day. STREET LIGHTING Street lighting is not required with a private drive. An existing street light is located south of the northern entrance on Ponderosa Lane. A second existing street light is located on Ponderosa Lane in the middle of the proposed southern entrance, which will be relocated to the south at the developer’s expense. STREET SIGNAGE Per NRMC 121-29, the applicant shall develop a street signage plan to be approved by the City. The applicant is responsible for all costs associated with street signage. A speed limit sign on Ponderosa Lane, located in the proposed northern entrance, will be relocated to the north at the developer’s expense.  The applicant shall provide multiple name options for the private drive, to be approved by the City Engineer and St. Croix County. City staff suggest providing name options that include a tree species, consistent with the streets in Evergreen Valley (Sugar Pine, Aspen, Sequoia, Cypress, White Pine, Norway Pine). The name shall end in Way, Lane, Drive or Place.  “Street signs” for the private drive shall be added to each entrance PARK DEDICATION No parkland is proposed to be dedicated with the plat. The developer shall pay park impact fees in accordance with the fee schedule established by the Common Council at the time of the building permit applications, along with all other impact fees. Page 5 of 13 STORMWATER AND EROSION CONTROL The applicant submitted a grading and erosion control plan, and stormwater report, which was reviewed by the City’s engineering consultant, Short Elliott Hendrickson.  The proposed plan shows the existing site is 4.767 acres and is divided into two drainage areas, with one (2.525 acres) draining north to Richmond Way and the other (2.242 acres) draining south towards four existing town houses on a separate property along Norway Pine Circle. The attached ‘Evergreen Valley map 2003.04.01.pdf’ shows much more of the property draining north to regional Pond 2, than the current plan shows.  The proposed plan routes a large majority of the runoff to a proposed biofilter that discharges to a slope on the south edge of the site. For each 24-hour design storm, the overall post- development peak runoff rate that discharges from the biofilter is not lower than the existing peak rate from the southern drainage area and would not meet the performance standards if the site were not tributary to regional detention. Although the site is tributary to regional detention ponds, runoff must be routed to those ponds in a controlled manner. The report narrative does not distinguish or address the developed peak discharge for the respective north and south sides of the site, but the peak discharge exceedance is evident in the HydroCAD models. The report must show two points of analysis for the peak flows and peak flows must be limited to the downstream capacity of the existing storm sewer for the 10-year 24-hour storm event.  Per NRMC Sections 109-287, BMPs are to meet the design criteria of the DNR Technical Standards. If a biofilter or biofilters are utilized in meeting the City’s standards they need to follow the Technical Standard 1004, which include a maximum drainage area of 2-acres. If the design remains largely the same, the southern biofilter should be broken into cells as to not exceed the 2 acre maximum drainage area.  Please provide information that shows that the southern point of discharge isn’t going to contribute to drainage issues on the neighboring property to the south. At the location of the outlet control structure, the grades just off of the site to the south, appear to drain directly towards a building at 1275 Norway Pine Circle. It is not evident on the plans whether this will be problematic. An option would be to direct runoff, via overland flow or direct pipe connection, to one of the two area inlets located on the north side of Norway Pine Circle. A level spreader or other means of dissipating runoff could potentially be used, if runoff from the site is discharged to existing ground at one single point. If the runoff cannot be piped to existing storm sewer within the existing Evergreen Subdivision, or structural measures cannot be shown to minimize concentrated run-on to the neighboring property, a drainage easement, storm sewer connection, or agreement with the neighboring property may be an option to pursue. UTILITIES Water, sewer and storm sewer shall be installed in accordance with New Richmond Utilities specifications. Water, sewer and storm sewer submittals, including structure shop drawings, are subject to approval by Water Superintendent.The applicant is aware a working in the right of way permit will be required.  Potential elevation conflict where sanitary sewer and storm sewer cross near connecting to existing 8” sanitary stub  Provide a 6” gate valve on each side of the 6”x8”x6” tee ELECTRIC Electric service must be installed in accordance with New Richmond Utilities Electric Service Rules and appropriate codes. Page 6 of 13 EASEMENTS Per NRMC 117-41, the lots shall have a 10’ front and rear drainage and utility easement, and 5’ side easement. Per NRMC-109-290, all stormwater rate control facilities shall be located within drainage, utility, and/or flowage easements, dedicated to the City, to provide maintenance access and to prevent future alteration or encroachment.  Drainage and utility easements, 10’ on front and rear lot lines, and 5’ on side lot lines shall be added to the plat, around Lot 107 as a whole  The stormwater rate control facilities (bioretention basins) shall be located within a drainage/stormwater easement dedicated to the City, with an access easement provided from Ponderosa Lane. Alternatively, the property owner and City discussed providing a blanket drainage, utility and access easement for Lot 107 as a whole MAILBOXES Mailboxes will be located on the northern side of each entrance.  Due to the one-way, the applicant may consider relocating the southern mailbox to the south side of the entrance REFUSE AND RECYCLING Per NRMC 121-48, loading areas and trash/refuse collection areas shall be screened from view from the front of the lot, public rights-of-way and adjacent properties, and located on the lot. The screening shall be accomplished with an enclosed structure constructed of materials consistent with that of the principal building and solid gate, as well as evergreen landscaping, earth berms, or a combination of these items. The applicant is proposing two 14’ x 26’ dumpster pads, located on each side of the one- way.  The trash/refuse collection areas shall be screened by enclosed structure constructed of materials consistent with that of the principal building and solid gate LANDSCAPING Per NRMC 121-55, single family dwellings shall have hardy turf grass, one tree and 5 shrubs. All other applications require a landscape plan subject to review of City Staff. The applicant submitted a landscaping plan. The applicant is proposing 72 deciduous shrubs, and 13 evergreen shrubs.  The Woodward Globe Arborvitae and Andorra Juniper shall be a minimum of 3 feet in height, in accordance with NMRC 121-55(5)(d) The applicant is also proposing a total of 11 trees. Tree species include Autumn Blaze Maple, Hackberry, and Japanese Tree Lilac.  City staff suggest adding additional trees on the south side of the lot to provide additional privacy and screening OTHER  A final plat shall be provided to City staff for review  The City would prefer that the streets, stormwater pond, and other outdoor space have shared ownership within the development. Each property owner would own 1/48 interest in the parcels. The homeowner’s association can still be created to manage the spaces, but in the future, if the association dissolves, the ownership does not revert to the City or County. This is also the preference of the St. Croix County Community Development Department when it comes to such developments. An ownership note can be added to the plat to accomplish this. DEVELOPMENT AGREEMENT Page 7 of 13 Per NRMC 117-24, the applicant shall be required to enter into a development agreement or site improvement agreement with the City for the construction of public improvements prior to the commencement of construction, which shall include a financial guarantee for the construction of public improvements and landscaping, unless landscaping and site stabilization is contributed at time of building permit. A construction commencement checklist shall also be completed prior to construction. RECOMMENDATION: City staff recommend approval of the preliminary and final plat applications with the following conditions: 1. The lot coverage and lot width requirements shall be listed on the final plat for Lots 138-186 if approved 2. The setback requirements shall be listed and shown on the final plat for Lots 138-186 and Outlot 15 if approved 3. City staff recommend adding striping the curb between each row of 6 units to prevent parking 4. The one-way lane shall have a 20’ dedicated fire lane width. Where parking is desired, the lane width shall be increased to a minimum of 28’ for parallel parking. “No Parking – Fire Lane” signs should be placed on both sides of the lane for roads between 20 and 26 feet wide, and on one side for roads more than 26 feet wide. 5. The setback from the one-way to the lot line shall be labeled 6. Written justification shall be provided for not aligning the northern driveway with Sugar Pine Lane 7. The two driveways on the east side of Ponderosa Lane, across from the southern entrance, shall be shown on the site plan 8. The applicant shall provide multiple name options for the private drive, to be approved by the City Engineer and St. Croix County. City staff suggest providing name options that include a tree species, consistent with the streets in Evergreen Valley (Sugar Pine, Aspen, Sequoia, Cypress, White Pine, Norway Pine). The name shall end in Way, Lane, Drive or Place. 9. “Street signs” for the private drive shall be added to each entrance 10. The proposed plan shows the existing site is 4.767 acres and is divided into two drainage areas, with one (2.525 acres) draining north to Richmond Way and the other (2.242 acres) draining south towards four existing town houses on a separate property along Norway Pine Circle. The attached ‘Evergreen Valley map 2003.04.01.pdf’ shows much more of the property draining north to regional Pond 2, than the current plan shows. 11. The proposed plan routes a large majority of the runoff to a proposed biofilter that discharges to a slope on the south edge of the site. For each 24-hour design storm, the overall post- development peak runoff rate that discharges from the biofilter is not lower than the existing peak rate from the southern drainage area and would not meet the performance standards if the site were not tributary to regional detention. Although the site is tributary to regional detention ponds, runoff must be routed to those ponds in a controlled manner. The report narrative does not distinguish or address the developed peak discharge for the respective north and south sides of the site, but the peak discharge exceedance is evident in the HydroCAD models. The report must show two points of analysis for the peak flows and peak flows must be limited to the downstream capacity of the existing storm sewer for the 10-year 24-hour storm event. 12. Per NRMC Sections 109-287, BMPs are to meet the design criteria of the DNR Technical Standards. If a biofilter or biofilters are utilized in meeting the City’s standards they need to follow the Technical Standard 1004, which include a maximum drainage area of 2-acres. If the Page 8 of 13  design remains largely the same, the southern biofilter should be broken into cells as to not exceed the 2 acre maximum drainage area. 13. Please provide information that shows that the southern point of discharge isn’t going to contribute to drainage issues on the neighboring property to the south. At the location of the outlet control structure, the grades just off of the site to the south, appear to drain directly towards a building at 1275 Norway Pine Circle. It is not evident on the plans whether this will be problematic. An option would be to direct runoff, via overland flow or direct pipe connection, to one of the two area inlets located on the north side of Norway Pine Circle. A level spreader or other means of dissipating runoff could potentially be used, if runoff from the site is discharged to existing ground at one single point. If the runoff cannot be piped to existing storm sewer within the existing Evergreen Subdivision, or structural measures cannot be shown to minimize concentrated run-on to the neighboring property, a drainage easement, storm sewer connection, or agreement with the neighboring property may be an option to pursue. 14. Potential elevation conflict where sanitary sewer and storm sewer cross near connecting to existing 8” sanitary stub 15. Provide a 6” gate valve on each side of the 6”x8”x6” tee 16. Drainage and utility easements, 10’ on front and rear lot lines, and 5’ on side lot lines shall be added to the plat, around Lot 107 as a whole 17. The stormwater rate control facilities (bioretention basins) shall be located within a drainage/stormwater easement dedicated to the City, with an access easement provided from Ponderosa Lane. Alternatively, the property owner and City discussed providing a blanket drainage, utility and access easement for Lot 107 as a whole 18. Due to the one-way, the applicant may consider relocating the southern mailbox to the south side of the entrance 19. The trash/refuse collection areas shall be screened by enclosed structure constructed of materials consistent with that of the principal building and solid gate 20. The Woodward Globe Arborvitae and Andorra Juniper shall be a minimum of 3 feet in height, in accordance with NMRC 121-55(5)(d) 21. City staff suggest adding additional trees on the south side of the lot to provide additional privacy and screening 22. A final plat shall be provided to City staff for review 23. The City would prefer that the streets, stormwater pond, and other outdoor space have shared ownership within the development. Each property owner would own 1/48 interest in the parcels. The homeowner’s association can still be created to manage the spaces, but in the future, if the association dissolves, the ownership does not revert to the City or County. This is also the preference of the St. Croix County Community Development Department when it comes to such developments. An ownership note can be added to the plat to accomplish this. ATTACHMENTS: Evergreen Valley IV - Plat, Exterior Elevation, Landscape Plan & Site Plan Page 9 of 13  There are no objections to this PRELIMINARY PLAT with respect to the applicable provisions of s. 236.16 and 236.20, Wis. Stats., as provided by s. 236.11 and 236.12., Wis. Stats. Certified __________________, 2026 FORWA RD Department of Administration Page 10 of 13  Exterior Elevation Page 11 of 13  ● ● Page 12 of 13  ● ● Page 13 of 13  MEMO Prepared for: Plan Commission Staff Contact: Amber Toutge Meeting: Plan Commission - 05 May 2026 Subject: Certified Survey Map Application – City of New Richmond (PID 261-1070-44-080) BACKGROUND INFORMATION: The City of New Richmond submitted a certified survey map (CSM) application for PID 261-1070-44- 080. The parcel is located on the southwest corner of West Richmond Way and Madison Avenue. The applicant is seeking to create a total two lots and one outlot. Proposed Lot 31 is 4 acres, Lot 32 is 8 acres, and Outlot 1 is 7.305 acres. PROCESS The application is subject to review by City staff and Plan Commission. DETAILED ANALYSIS COMPREHENSIVE PLAN The Future Land Use Map, found in the City of New Richmond’s Comprehensive Plan, guides the site for industrial land uses. This category includes areas for manufacturing, assembly, warehousing, laboratory, distribution, tech/flex, related office uses, and truck/transportation terminals. Areas in the City identified for industrial are located on the north side of the City, near the airport, and on the south side of the City, west of STH 65. Development will include landscaped parking lots, screened loading, service and storage areas, and interconnected sidewalks or multi-use trails. Future development shall be consistent with the Future Land Use Map. ZONING The parcel has a zoning designation of Z7 Special Use/Industrial District. The purpose of the Z7-I District is to allow for continuation and expansion of industrial uses in specific areas of the City where they will have less conflict with other functions. Future development shall be consistent with the zoning designation. WELLHEAD PROTECTION OVERLAY DISTIRCT The northern side of the existing parcel is located within the Wellhead Protection Overlay District. Per NRMC 121-60, land in Wellhead Protection Areas are subject to additional land use and development restrictions due to their close proximity to the City’s wells and the corresponding higher risk of contamination. Future development shall comply with NRMC 121-60. SURROUNDING USES The table below describes the existing and planned uses directly surrounding the proposed land division. Future development shall be compatible with the surrounding uses. Page 2 of 4 LOT OCCUPATION Per NRMC 121-43 Table 7, the minimum lot width for parcels with a zoning designation of Z7 is 80 feet. The proposed minimum lot width is 256 feet, which is consistent with City requirements. ACCESS The proposed lots are accessible via Madison Avenue. For purposes of the certified survey map, the access is sufficient. Specific driveway access will be reviewed with future development plans. UTILITIES Upon future development, the parcels will be served by New Richmond Utilities. All utility plans are subject to review and approval by the Water Superintendent, Electric Superintendent and City Engineer. DRAINAGE AND UTILITY EASEMENTS Per NRMC 117-41.C, easements 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. RECOMMENDATION: City staff recommend approval of the certified survey map application with no conditions. ATTACHMENTS: Certified Survey Map - City of New Richmond (PID 261-1070-44-080) Page 3 of 4  PRELIMINARY - APRIL 18, 2026 CERTIFIED SURVEY MAP /2&$7(',13$572)7+(1( 2)7+(6: 2)6(&7,2171 5:&,7<2)1(:5,&+021'67&52,;&2817<:,6&216,1 : &251(56(& 67((/6859(< 0$5.1$,/)1' 6 6' W. RICHMOND WAY 8 0' 8 6' 1ƒ : 1ƒ :  1ƒ : 1ƒ :  ( &251(56(& /27 67((/6859(<  6 6'  0$5.1$,/)1' 648$5()((7 $&5(6 1ƒ : 33'33' MADISON AVENUE N /27   6ƒ : 648$5()((7 $&5(6 1ƒ : 1ƒ : /(*(1' 6(&7,21&251(5 $6127('  2876,'(',$0(7(5,5213,3( )281' ,5215(%$5)281' 2876,'(',$0(7(5,5213,3(  )281'  66' ;,5215(%$5:(,*+,1* /%63(5/,1($5)2276(7 287/27 )(1&( ,1',&$7(687,/,7<($6(0(17 648$5()((7 )5217$1'5($5$1' $/21* $&5(6 6,'(3523(57</,1(6 6ƒ ( SURVEYOR: PREPARED FOR: Page 4 of 4  MEMO Prepared for: Plan Commission Staff Contact: Amber Toutge Meeting: Plan Commission - 05 May 2026 Subject: ETJ Certified Survey Map Application – Halleen Family Limited Partnership BACKGROUND INFORMATION: The Halleen Family Limited Partnership submitted an extraterritorial certified survey map (ETJ CSM) application for PID 036-1053-10-000. The parcel is located in the Town of Stanton, east of 170th Street. The applicant is seeking to create one new lot. Proposed Lot 1 is 2.674 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. This land use category 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, two family dwellings would also be allowed. 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 site is not served by municipal sewer services. The applicant shall contact St. Croix County for information and regulations regarding private on-site septic systems if desired for future development. 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 site is not served by municipal water. The applicant shall contact St. Croix County for information and regulations regarding private on-site wells if desired for future development. 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 1 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. Proposed Lot 1 is accessible via 170th Street. Official driveway access shall be subject to approval of the Town of Stanton and St. Croix County. RIGHT-OF-WAY 170th Street is classified on the City’s Official Map as a minor arterial, which requires a minimum right-of-way of 110’. The following note is included on the CSM, consistent with City requirements: “Future right-of-way per City of New Richmond Official Map adopted March 13, 2023, Resolution 032301. 55’ east of the west 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 Lot 1 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: ETJ Certified Survey Map - Halleen Family Limited Partnership Page 3 of 4  CERTIFIED SURVEY MAP LOCATED IN PART OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 31 NORTH, RANGE 17 WEST, TOWN OF STANTON, ST. CROIX COUNTY, WISCONSIN. LEGEND FOUND COUNTY SECTION CORNER, ALUMINUM CAPPED MONUMENT SET 1 INCH OUTSIDE DIAMETER BY 18 INCH LONG PREPARED FOR: IRON PIPE, WEIGHING 1.13 LBS. PER LINEAR FOOT HALLEEN FAMILY LIMITED PARTNERSHIP FUTURE DRAINAGE AND UTILITY EASEMENT, 9411 BROOKVIEW ROAD REQUESTED BY CITY OF NEW RICHMOND WOODBURY, MN 55125 (5' ON SIDE LINES, 10' ON FRONT AND REAR) NW CORNER SECTION 22 1900.46' UNPLATTED LANDS 66' S89°50'28"E 233.00' 33.01' 199.99' 03/11/2026 Future right-of-way per City of 33' 33' New Richmond Official Map adopted WEST LINE NW1/4 STREET March 13, 2023, Resolution 032301. LANDS 55’ west of the east line NE 1/4. LANDS N00°54'07"W 2650.46' N00°54'07"W 500.00' S00°54'07"E 500.00' N00°54'07"W 500.00' UNPLATTED UNPLATTED LOT 1 THE WEST LINE NW1/4 SECTION 22 116,480 SQ. FT. BEARS N00°54'07"W 2.674 ACRES 99,980 SQ. FT. 2.295 ACRES AS REFERENCED TO THE ST. CROIX 170TH COUNTY COORDINATE SYSTEM NORTH SCALE: 1 INCH = 80 FEET 33' 33' 80 40 0 80 33.01' 199.99' N89°50'28"W 233.00' 66' UNPLATTED Each Parcel shown on this map is subject to 250.00' State, County and Township laws, rules and LANDS regulations (i.e., wetlands, minimum lot size, access to parcel, etc.) Before purchasing or developing any parcel contact the St. Croix County Community Development Department WEST 1/4 CORNER SECTION 22 and the Town of Stanton for advice. SHEET 1 OF 2 Page 4 of 4