Resource Planning Committee Agenda Packet (PDF)

Notice in compliance with the Americans with Disabilities Act: 1) Any person needing assistance to participate in this meeting should contact the Office of the County Clerk at (920) 746-2200. Notification 72 hours prior to a meeting will enable the County to make reasonable arrangements to ensure accessibility to this meeting. 2) Door County is committed to making its electronic and information technology (e.g., website and contents) accessible for all persons. If you encounter difficulty accessing the posted materials for this meeting, located on-line at https://www.co.door.wi.gov/AgendaCenter under the committee name, or have trouble accessing the virtual meeting, please call (920) 746-2323, or send a FAX to (920) 746-2387, or send an e-mail to Lriemer@co.door.wi.gov so that we may determine how to best assist you. *AMENDED* AGENDA 1. Call business meeting to order. 2. Establish a quorum: roll call. 3. Adopt agenda/properly noticed. 4. Approve minutes for February 5, 2026, meeting. 5. Correspondence. 6. Public comment: Information may be received from members of the public, except information related to a pending hearing (e.g., zoning amendment or conditional use permit). Extensive discussion and all action must be deferred until and unless specific notice of the subject matter is included on the agenda. 7. Zoning hearing: Skyler Witalison, on behalf of Jill M. Hockers, proposes to expand an existing campground located at 10663 County Highway ZZ. There are currently 96 camp sites; 40 additional sites are being proposed. Expansion of a campground may be authorized by the issuance of a conditional use permit in the Heartland-10 zoning district. Liberty Grove. 8. Consider resolution regarding Town of Union’s town zoning ordinance map amendment; rezone 1 parcel (0260027262334) from General Agricultural (GA) to Rural Residential (RR); Union. 9. New Business: a. Staffing Update b. Review and Discussion of Shipping Container Town Surveys c. Review and Discussion of Camping Town Surveys d. Refund Policy e. General Agricultural District-discussion on use allowances *f. Discussion of a possible text amendment for Data Centers 10. Matters to be placed on a future agenda or referred to a committee, official, or employee. 11. Next meeting dates: • April 16, 2026: One hearing • May 7, 2026: One hearing • May 21, 2026: Possible hearing(s) • June 4, 2026: One hearing 12. Adjourn. Deviation from order shown may occur. Notice of Public Meeting Thursday, April 2, 2026 Business meeting at approx. 3:15 p.m. after public hearing starting at 3:00 p.m. DOOR COUNTY RESOURCE PLANNING COMMITTEE Door County Government Center Chambers Room (C102, 1st floor) 421 Nebraska Street Sturgeon Bay, WI 54235 Oversight for Land Use Services Department Anyone wishing to speak must attend in person. Members of the public who wish to simply monitor/observe the meeting may attend in person or do so remotely by using the link below, or via the Zoom smartphone app, or by calling (312) 626- 6799. Link: https://us02web.zoom.us/j/81131 781638?pwd=DYwc4b7aZMNh63b QtNbq6akuHeGpXA.1 Webinar ID: 811 3178 1638 Passcode: 885039 Zoom Webinar ID: 894 1468 1074 Passcode: 113675 1 1 These minutes have not been reviewed by the oversight committee and are subject to approval or revision at the next regular committee meeting. MINUTES OF MEETING DOOR COUNTY RESOURCE PLANNING COMMITTEE February 5, 2026 1. Call business meeting to order. Chair Zettel called a business meeting to order at 3:10 p.m. in the Door County Government Center Chambers Room (C102, 1st floor), 421 Nebraska Street, Sturgeon Bay, Wisconsin. 2. Establish a quorum: roll call. Present: RPC Members Staff Hugh Zettel Karyn Behling Ken Fisher Tess Trybull Bob Bultman (arrived 3:02 pm) Tara McKeefry Claire Morkin David Enigl 3. Adopt agenda/properly noticed. After confirmation of proper notice and posting procedures, there was a motion by Enigl, seconded by Fisher, to adopt the agenda as presented. Motion carried unanimously. 4. Approve minutes for January 15, 2026 meeting. Motion by Morkin, seconded by Bultman, to approve the minutes as presented. Motion carried unanimously. 5. Correspondence. None. 6. Public comment: Information may be received from members of the public, except information related to a pending hearing (e.g., zoning amendment or conditional use permit). Extensive discussion and all action must be deferred until and unless specific notice of the subject matter is included on the agenda. None 7. Zoning hearing: 1840 CTH U in Clay Banks; Joseph Maggle; conditional use permit to create a 2.76-acre non-farm residential lot to contain a residence and accessory buildings; Exclusive Agricultural (EA). In finding that: a. the ratio of non-farm residential acreage to farm residential acreage on the base farm tract on which the residence is located will not be greater than one-to-twenty after the residence is converted to a non-farm residence, and b. there will not be more than four dwelling units in non-farm residences on the base farm tract after the residence is converted to a non-farm residence, and 2 MINUTES OF MEETING RESOURCE PLANNING COMMITTEE February 5, 2026 2 c. the location and size of the non-farm residential parcel will not convert prime farmland from agricultural use nor significantly impair or limit the current or future agricultural use of the protected farmland, there was a motion by Fisher, seconded by Enigl, to approve the conditional use permit application subject to the following condition: 1. A Certified Survey Map (CSM) shall be recorded at the Door County Register of Deeds office within one year from the date of the Conditional Use Permit. Motion carried unanimously. 8. Matters to be placed on a future agenda or referred to a committee, official, or employee. A discussion about data centers and personnel status. 9. Next meeting dates: • February 19, 2026: Canceled • March 5, 2026: No hearings; conceptual sketch review of a major land division • March 19, 2026: Possible hearing(s) • April 2, 2026: ? Meeting schedule discussed as noted. 10. Adjourn. Motion by Enigl, seconded by Fisher, to adjourn. Motion carried unanimously. Meeting adjourned at 3:22 p.m. Reported by, Karyn Behling Land Use Services Director Tara McKeefry Code Administrator 3 CONDITIONAL USE PERMIT WORKSHEET Applicant Project The Door County Resource Planning Committee (RPC) decision to approve, approve with conditions, or deny a Conditional Use Permit (CUP) must be supported by substantial evidence. A CUP applicant has the burden of proof. S/he must demonstrate, by substantial evidence, that the application and all requirements and conditions established in the ordinance and by the RPC relating to the conditional use are or shall be satisfied. If an applicant meets their burden of proof, then the RPC must grant the CUP. If an applicant fails to meet their burden of proof, the CUP will be denied. The CUP may also be denied if substantial evidence exists to support the opposite conclusion, i.e., that the conditions and requirements the applicant must meet to obtain the conditional use permit are not or will not be satisfied. Substantial evidence: Facts and information, other than merely personal preferences or speculation, directly pertaining to the requirements and conditions an applicant must meet to obtain a conditional use permit and that reasonable persons would accept in support of a conclusion. To aid in the review of and decision-making regarding the proposed conditional use project, the Resource Planning Committee shall evaluate the following specific criteria as applicable, but shall not be limited thereto: Decision-Making Criteria Has the applicant met their burden of proof? (Yes / No / N/A) Has convincing opposing substantial evidence been provided? (Yes / No / N/A) Are there conditions which should or can be attached, whether to: a) insure ordinance compliance, b) address the lack of substantial evidence, and/or c) address convincing and substantial opposing evidence? 1) Whether the proposed project will adversely affect property values in the area. 2) Whether the proposed use is similar to other uses in the area. 3) Whether the proposed project is consistent with the Door County Comprehensive and Farmland Preservation Plan or any officially adopted town plan. 4) Provision of an approved sanitary waste disposal system. 5) Provision for a potable water supply. 6) Provisions for solid waste disposal. 7) Whether the proposed use creates noise, odor, or dust. 8) Provision of safe vehicular and pedestrian access. 9) Whether the proposed project adversely impacts neighborhood traffic flow and congestion. 4 10) Adequacy of emergency services and their ability to service the site. 11) Provision for proper surface water drainage. 12) Whether proposed buildings contribute to visual harmony with existing buildings in the neighborhood, particularly as related to scale and design. 13) Whether the proposed project creates excessive exterior lighting glare or spillover onto neighboring properties. 14) Whether the proposed project leads to a major change in the natural character of the area through the removal of natural vegetation or alteration of the topography. 15) Whether, and in what amount and form, financial assurance is necessary to meet the objectives of this ordinance. 16) Whether, and to what extent, site-specific conditions should be imposed to mitigate potentially problematic impacts of the use. For example: Access restrictions? Parking? Hours of operation? Hours open to public? Screening? Increased setbacks? Restrictions on signs? 17) The impact of the proposed project on public health, public safety, or the general welfare of the County. For example: Compliance with local, state, and federal codes, laws, orders, ordinances, and rules? Other topics? (The RPC may consider topics in addition to the above.) The Resource Planning Committee shall establish a completion date for the proposed project: The Resource Planning Committee may impose conditions regarding the permit’s duration, transfer, or renewal. 5 NOTICE OF PUBLIC HEARING BEFORE THE DOOR COUNTY, WI RESOURCE PLANNING COMMITTEE DOOR COUNTY GOVERNMENT CENTER 421 NEBRASKA ST. STURGEON BAY, WI 54235 A public hearing and subsequent business meeting will be held by the Door County Resource Planning Committee (RPC) on Thursday, April 2, 2026, in the Door County Government Center Chambers Room (C102, 1st Floor). Applicants and others who wish to offer oral testimony must attend in person. Members of the public who wish to simply monitor/observe the hearing and meeting may attend in person, or do so remotely by computer using the link below, or via the Zoom smartphone app, or by calling (312) 626 -6799. Link: https://us02web.zoom.us/j/81131781638?pwd=DYwc4b7aZMNh63bQtNbq6akuHeGpXA.1 Zoom Webinar ID: 811 3178 1638 Passcode: 885039 The hearing will begin at 3:00 p.m. to give consideration to the application below for a Conditional Use Permit, as specified in the Door County Comprehensive Zoning Ordinance. LIBERTY GROVE Skyler Witalison, on behalf of Jill M. Hockers, proposes to expand an existing campground located at 10663 County Highway ZZ. There are currently 96 camp sites; 40 additional sites are being proposed. Expansion of a campground may be authorized by the issuance of a conditional use permit in the Heartland-10 zoning district. The purpose of a hearing is to allow parties to explain how their interests are affected, how the public is affected, and to bring out any facts pertinent to the case related to public health, safety, convenience, and general welf are. Written testimony will be accepted on 8 1/2" x 11" paper, or by email to LUSdepartment@co.door.wi.gov, and must be received 48 hours prior to the day of the hearing. Anonymous correspondence will not be accepted. Letters are available for inspection upon request. Letters are entered into hearing records, but are not read aloud. Please note: Correspondence or testimony submitted for town-level proceedings does NOT get forwarded to the county. All application materials may be viewed on-line approximately four business days before the hearing at https://www.co.door.wi.gov/AgendaCenter. Additional materials may be posted up until 4:30 p.m. the day before the hearing. The list of names to whom this notice was sent by regular mail is available upon request. Hugh Zettel, Chairperson Resource Planning Committee c/o Land Use Services Dept. Door County Gov’t. Center 421 Nebraska St. Sturgeon Bay, WI 54235 Phone: (920) 746-2323 FAX: (920) 746-2387 Publication Dates: March 6th & March 13th , 2026 6 County of Door LAND USE SERVICES DEPARTMENT County Government Center 421 Nebraska Street Sturgeon Bay, WI 54235 Page 1 of 3 STAFF REPORT Conditional Use Permit Application Applicant Information Property Owner: Jill M Hockers Applicant: Skyler Witalison, Stantec Inc. Parcel Identification Number & Address: 018-01-02312834B1; 10663 County Highway ZZ Zoning District: Heartland-10 (HL10) Petition request, including sections of zoning ordinance requiring permit: Applicant requests a Conditional Use Permit to expand an established campground via the addition of 40 primative camp sites on the property addressed 10663 County Highway ZZ (PIN 018-01-02312834B1). Expansion of a campground land use in the Heartland-10 zoning district requires a Conditional Use Permit. Sections 2.05(3)(a), & 11.04, Door County Comprehensive Zoning Ordinance. Description of Subject Property and Surrounding Area • Lot size & road/water frontage: 47.69 acres; 2,200 ft. +/- road frontage along CTH ZZ; No water frontage • Access & Traffic: Access to subject parcel is via CTH ZZ, which has low to moderate traffic levels (depending on season) due to County Highway ZZ being one of the main East-West thoroughfares across the peninsula. There is currently an access easement along the western side lot line that is to be removed. • Existing uses/structures: 96-Site Campground (CAMP Door County); Office/check-in building on north end of existing campground containing restrooms, showers, office space, lounge, retail store (for campground customers- only), and second-story accessory residence (for campground owner/manager-only); Single-family residence (for campground owner/manager-only) and accessory building in southwest corner of parcel. 4 camping cabins are under construction along the eastern lot line. • Water and sanitation: Existing campground and proposed expansion is/will be served by an existing private well and an existing sanitary system • Significant topography or vegetation: Subject parcel is currently bordered by mature trees located on neighboring parcels adjacent to the North and West. In the northwestern portion of the parcel there is a small portion of mapped wetlands. The existing campground is buffered from the neighboring parcels by mature trees and the proposed location of the additional sites would be located in a wooded area located in the southwestern and central portions of the parcel. • Surrounding Area: The properties immediately to the north are zoned Light Industrial (LI) and contain a nonmetallic mine and excavating business. To the northeast, across CTH ZZ, there is another industrial business and quarry as well as an agricultural lot Other properties to the east, southeast, and south, across CTH ZZ, are also zoned Heartland 10 (HL10), some of which contain single-family homes and others of which are vacant. Properties to the west are zoned Heartland 5 (HL5). The lots to the west of the proposed campground are vacant. The lots to the northwest of the proposed campground area contain single-family homes. Background/History • The subject parcel was created in 2023 via Warranty Deed (Document #860927). This was a combination of multiple parcels into one conforming parcel. • The existing 96-site campground, CAMP Door County, currently occupies the subject parcel. A Conditional Use Permit Z-22-0002 was issued on July 13, 2022, for establishment of the 96-site campground use on the subject parcel, subject to 11 permit-specific conditions. 7 Page 2 of 3 • The applicant is proposing to expand the campground use via the addition of 40 primative camp sites on the subject property. Expansion of a campground land use in the Heartland-10 zoning district requires a Conditional Use Permit. • Total Camping Sites = 136 Sites : 96 Existing camping sites and 40 proposed sites. Landscape Buffer Requirements: A landscape buffer, as described in Section 3.10(4) of the County Comprehensive Zoning Ordinance, is required between the proposed sites and adjoining lots per Section 4.07(2)(b) of the County Comprehensive Zoning Ordinance. A landscaping plan in compliance with this requirement is included in the packet. Off-Street Parking Requirements: • A total of 80 additional parking spaces are required (i.e., 2 spaces per camp site) • The applicant is proposing 81 on-site parking spaces which comply with Chapter 7 of the County Comprehensive Zoning Ordinance. Parking Area Landscaping Requirements: Per Section 7.03(2)(a) & (b) of the County Comprehensive Zoning Ordinance, the proposed 81 on-premise parking spaces requires 1,200 landscaping points (i.e., 15 points per parking space), including at least 6 canopy trees within 10’ of the parking surface. A landscaping plan in compliance with this requirement is included in the packet. The proposed development complies with all applicable requirements of the County Comprehensive Zoning Ordinance. Zoning Considerations • Purpose of the Heartland-10 (HL10) zoning district: “This district is intended to help maintain the rural character of areas of the interior of Door County, particularly cleared and other open areas where agricultural activity has been diminishing. The district provides for residential development at low densities, agricultural uses, and other nonresidential uses that require relatively large land areas and/or which are compatible with the surrounding rural character. Lot sizes of at least 10 acres are required for new lots.” • Does the use meet the zoning ordinance’s stated purpose and intent? Yes, this is a nonresidential use that requires large areas of land. The proposed campground expansion requires a conditional use permit in the Heartland-10 zoning district. The proposed uses can presumably meet the zoning ordinance’s stated purpose/intent and be compatible with the surrounding area with conditions of approval (see suggested conditions below). See also the comprehensive plan considerations below. • Specific requirements for proposed use and/or possible conditions that may be relevant. 1. The project(s) shall comply with all applicable local, state, and federal building codes and ordinances, including obtaining all required approvals and permits prior to beginning construction. 2. Before occupying the additional sites, state approval is required of the sanitary system to ensure it is sized appropriately. Such approval shall be submitted to the Land Use Services Department. 3. Any outdoor lighting erected in conjunction with this use shall utilize fixtures whose lens, hood, or combination thereof allow no direct beams to be seen from off the property or cast skyward, and the lighting elements of which shall not be visible from adjacent properties. 4. The parking area landscaping plan in compliance with section 7.03 of the Door County Comprehensive Zoning Ordinance, submitted on February 2nd, 2026 shall be implemented prior to the occupancy of the proposed sites. 5. Vegetative screening, as detailed in Door County Comprehensive Zoning Ordinance section 3.10(4), landscape buffer tree requirements, is required. Any new vegetation required to supplement existing vegetation shall be installed prior to occupancy of the proposed sites. 6. The campground expansion shall contain no more than 40 campsites, for a total number of 136 sites. Any additional sites will require approval from the Door County Land Use Services Department. 8 Page 3 of 3 7. A 10:00 p.m. curfew shall be required and all fires shall be extinguished by 12:00 a.m. (This has been a condition for other campgrounds). 8. There shall be no exterior amplified sound from 10 p.m. to 7:00 a.m. (This has been a condition for other campgrounds). 9. The green dashed line representing an access way on the site plan shall be 12’ wide to allow emergency vehichles through. 10. A site map shall be displayed in plain view at the main building. 11. The entire project shall be completed by _______, 20__. Comprehensive Plan Considerations • County comprehensive plan land use map designation and description. The subject parcel is designated as Woodland/Wetland/Natural and Rural/Agricultural on the county’s future land use map, as described below and shown on the attached map. Woodlands/Wetlands/Natural Area – Areas designated as “Woodland/Wetland/Natural” are primarily in a natural state, and include wetlands, woodlands, and public and private conservancy areas. Note that lands in this category can – outside of wetland and conservancy areas – and most likely will, contain very low-density residential uses in upland areas. The character of these regions should be protected by discouraging any development that would adversely impact the environmental quality or natural beauty of these areas. Maintenance of these natural areas should include continued private stewardship and public ownership or, if necessary, acquisition of easements or additional public lands. Rural/ Agricultural – Areas designated as “Rural/Agricultural” areas cover much of southern and central Door County, where there are currently relatively stable agricultural lands with few non-agricultural uses, as well as most of the cleared areas located within the northern part of the county, which has more limited or discontinued agricultural activities. These areas are not planned for non-agricultural development in the next 15 years, however, lands in this category can, and most likely will, contain residential uses compatible with agriculture. Agricultural and related operations in these areas should be protected by ensuring development is at low density levels. While the proposed campground does not fit with the Woodland/Wetland/Natural future land use description, the HL10 zoning district does accommodate uses that require “relatively large land areas and/or which are compatible with surrounding residential uses.” Campgrounds require relatively large areas and it is allowed by conditional use in the Heartland-10 district. The campground may be deemed somewhat compatible with the surrounding area considering the existing nearby industrial uses to the north/northeast and the agricultural use to the northeast. The rest of the surrounding area contains low-density residential development and vacant lots. This parcel is adjacent to a 90-degree curve on a county highway that has seasonally moderate amounts of traffic in the summertime which may present safety concerns, considering heavy industrial vehicles and residential traffic will also be using CTH ZZ. The RPC may want consider these factors in its decision-making. Lastly, this use is allowed in the HL-10 zoning district via conditional use permit and, presumably, any concerns can be addressed with conditions the Resource Planning Committee deems appropriate. • Relevant goals/policies/action items from comprehensive plan. None. • Other relevant text from county comprehensive plan. None. 9 STATE HW Y 42 Hill Rd Old Stage Rd COUNTY HWY Q STATE HW Y 57 Town Line Dr Beach Rd N Bay Rd Tim berline Rd COUNTY HWY ZZ Mink River Rd Lakeview Rd Garrett Bay Rd Waters End Rd Isle View Rd Highview Rd Scandia Rd Old Lime Kiln Rd W oodcrest Rd N Bay DrGrove Rd Wildwood Rd COUNTY HW Y NP Blackberry Rd Pioneer Rd Settlement Rd Country Ln Cottage Rd Kinsey Bay Ln Appleport Rd Badger Rd Mill Rd Porcupine Bay Rd Hillside Dr N Bay Shore Dr Dragonfly Ln Pine Dr Meadow Rd Little Sister Rd E Door Bluff Rd S Sand Bay Ln Saw M ill Ln Juice M ill Ln Wagon Trl M ink River Ln N Newport Ln Forest Ln Mueller Ln Skyler Witalison of Stantec, on behalf of Jill M Hockers PIN 018-01-02312834B1 (10663 County Highway ZZ) Proposed Use: Campground Expansion Aerial (town) 10 Hill Rd COUNTY HWY ZZ Robin Ln N Bay Rd Sum ac Ln Appleport Rd Lakewood Ln Buckhorn Ln White Pine Ln Skyler Witalison of Stantec, on behalf of Jill M Hockers PIN 018-01-02312834B1 (10663 County Highway ZZ) Proposed Use: Campground Expansion Aerial (neighborhood) 11 COUNTY HWY ZZ Appleport Rd Robin Ln Skyler Witalison of Stantec, on behalf of Jill M Hockers PIN 018-01-02312834B1 (10663 County Highway ZZ) Proposed Use: Campground Expansion Aerial (close-up) 12 HL10 HL5 NA W LI Hill Rd COUNTY HWY ZZ Robin Ln N Bay Rd Sum ac Ln Appleport Rd Lakewood Ln Buckhorn Ln White Pine Ln Skyler Witalison of Stantec, on behalf of Jill M Hockers PIN 018-01-02312834B1 (10663 County Highway ZZ) Proposed Use: Campground Expansion Zoning 13 Hill Rd COUNTY HWY ZZ Robin Ln N Bay Rd Sum ac Ln Appleport Rd Lakewood Ln Buckhorn Ln White Pine Ln Skyler Witalison of Stantec, on behalf of Jill M Hockers PIN 018-01-02312834B1 (10663 County Highway ZZ) Proposed Use: Campground Expansion Future Land Use Legend Future Land Use Commercial Communication/Utility Industrial Institution/Government Mixed Use-Com/Res Park/Recreation Residential Rural Residential Rural/Agricultural Transportation Water Feature Woodland/Wetland/Natural Core Area Woodland/Wetland/Natural Rural/Agricultural Rural Residential Industrial 14 CONDITIONAL USE PERMIT APPLICATION OVERVIEW AND ON-SITE INSPECTION AUTHORIZATION A “conditional use” is one that has been determined to be compatible in a particular area, not a use that is always compatible at a specific site within that area. The use is subject to requirements and conditions, and is only allowed under a conditional use permit (CUP) issued by Door County. A conditional use permit is also required if an owner wishes to expand a non- conforming use (i.e., a use previously legally established which would not be allowed under current zoning regulations). (I) (We) Full name(s): Jill, Matt, Chris Hockers (owners) Skyler Witalison, Stantec (Applicant/Agent)_______________________________________________ Propose to: We propose an expansion of Camp Door Campground - to construct an additional 40 primitive camping (tent) sites to the west of the existing campground. The se sites will be “primitive” – no services will be offered – these will be for walk-in tent-camping. The existing use of structure or land in question is: Campground. “Camp Door”, previously permitted under CUP Z-22-0002. Proposed area of expansion is currently vacant woods/field. AUTHORIZATION FOR INSPECTION: I hereby authorize the Zoning Administrator to enter upon the premises for which this petition is made at any reasonable time for all purposes of inspection related to this petition. SIGNATURE OF APPLICANT/AGENT: __________________________________________________ DATE: _______________________ 2025-12-05 15 APPLICATION FOR CONDITIONAL USE PERMIT – ADDENDUM A conditional use permit applicant has the burden of proof. S/he must demonstrate that the application and all requirements and conditions established by the Resource Planning Committee relating to the conditional use are or shall be satisfied, all of which must be supported by substantial evidence. “Substantial evidence” means facts and information, other than merely personal preferences or speculation, directly pertaining to the requirements and conditions an applicant must meet to obtain a conditional use permit and that reasonable persons would accept in support of a conclusion. If an applicant meets this burden of proof, the Resource Planning Committee will grant the conditional use permit. If an applicant fails to meet this burden of proof, the conditional use permit application will be denied. To aid in its review of the proposed project, the Committee will consider the Door County Comprehensive Zoning Ordinance criteria set forth below. Answer all portions of all questions completely. State “not applicable,” if appropriate, offering an explanation as to why facts and information were not provided. Please provide the Resource Planning Committee members substantial evidence regarding: 1) Whether the proposed project will adversely affect property values in the area. The proposed 40-unit primitive campground expansion should not have any negative impacts on property values. The campground will be screened by an existing tree line (50’ wide) and the adjacent property is either under the same ownership as the campground (Hockers) - or is currently vacant farmland/woodland. The campground is also only seasonal use (the “busy” season being roughly Memorial Day to Labor Day) – and will be either closed or under very light use for the rest of the year (fully closed during winters). 2) Whether the proposed use is similar to other uses in the area. The original 96-unit campground was permitted in 2022, and this will be a smaller expansion onto that campground. The use will be less intensive (primitive walk-in sites vs. RV-accessible sites). Within a 5-mile radius there are at least 4 private campgrounds (Wagon Trail, Hy-Land, Dovetail Acres, Aqualand) – yet there is still a high demand for more camping opportunities within Northern Door County, especially primitive/walk-in/tent-only sites. 3) Whether the proposed project is consistent with the Door County Comprehensive and Farmland Preservation Plan or any officially adopted town plan. The Town of Liberty Grove and Door County supported and passed a re-zone of the area in 2022 to convert from LI to HL10 as part of the overall plan to allow the current campground to move forward. The surrounding area is residential (HL10 and HL5) or Industrial (Hockers Excavation and quarry operations). The existing campground use has been established and seems to be working well within the requirements and confines of comprehensive zoning. The campground expansion should follow that same path, and will most likely be a less -intensive use (primitive sites vs. RV). 16 4) Provision of an approved sanitary waste disposal system. Public Sewer X Private Onsite Wastewater Treatment System (POWTS) Check One Check One X Existing X Conventional Septic New Other In-ground System Holding Tank 5) Provision for a potable water supply. Public Water Supply X Well (Liberty Grove Sanitary District #1 and Maplewood only) Check One Check One X Existing X Private Well New Shared Well 6) Provisions for solid waste disposal. X Commercial hauler Private delivery to collection site Other 7) Whether the proposed use creates noise, odor, or dust. Noise: Typical campground noises will be created, however quiet hours will be established from 10pm -7am. Odor: Campfire smoke would be the only odor created. Dust: The proposed campground expansion would be walk-in only, requiring no surfaced roads, thus creating zero dust. 8) Provision of safe vehicular and pedestrian access. Vehicular Access X Existing Driveway(s) to 10663 Cty Hwy ZZ (existing campground) and 1510 Cty Hwy ZZ (existing on-site driveway) . (Road Name) New Driveway(s) to . (Road Name) The existing campground driveway will service “Phase 1” (they first 20 sites) of the new campground expansion. Campers will enter at the existing Cty Hwy ZZ entrance and park in the dedicated parking lot to the northwest of the main campground building. They will unload their vehicles and backpack (or use a wagon) their gear in approximately ¼ mile to their sites. A secondary parking lot will be created if/when “Phase 2” (the second 20 sites) is created. This parking lot will be accessed off the existing driveway to the southwest corner of the site, off of Cty Hwy ZZ Pedestrian Access 17 Sidewalks Path or Trail X No Pedestrian Traffic There will be no pedestrian access to any public roadway or right of way. There should be no reason for pedestrian traffic to leave the campground as there is no direct access to any other publicly open space. 9) Whether the proposed project adversely impacts neighborhood traffic flow and congestion. Existing traffic: High Levels __X__ Medium Levels _____ Low Levels The proposed primitive campground is located on a county highway (not a town road or other smaller kind of roadway), During peak campground season (May-Sept.), there should be only minimal impacts to either traffic flows or congestion. WI DOT typically considers the capacity of a two-lane rural roadway to be 12,000-15,000 vehicles per day (VPD). WI DOT shows an average VPD of 1,000 vehicles for County Hwy ZZ, just east of Sister Bay , leaving a “surplus” of 11-14,000 VPD before hitting max capacity. Assuming the campground expansion adds 80 VPD at peak summertime (40 sites @ 2 trips/day), the overall VPD on the roadway is still well below the intended maximum for a county highway. The vehicles utilizing the campground expansion will be typical consumer vehicles (cars and trucks). By design, the primitive camping does not allow RVs or excess parking, so no further RVs, boats, trailers, etc. will be added to the traffic load. County Hwy ZZ has a speed limit of 55mph with no stop signs or traffic lights within 3 miles in either direction, so all campground generated traffic will have an easy time of joining the existing traffic load and continuing along their intended path. County Hwy ZZ also currently hosts a fair amount of large construction traffic due to the proximity to both Hockers Excavating (owners/applicants of this CUP) and JF Construction. During the off-season, there will be no impacts to the traffic flows (campground will be closed or have very minimal occupation). 10) Adequacy of emergency services and their ability to service the site. PLEASE SEE SEPARATE PAGE. PLEASE SEE SEPARATE PAGE – Sister Bay Fire Chief has approved the site plan for fire protection access/purposes. 11) Provision for proper surface water drainage. X Natural Infiltration (explain below) Some Grading of the Site (explain below) Engineered Stormwater and/or Erosion Control Plan (attach) The primitive campsites will add no impervious surfaces or alter flowpaths. As such, pre -vs-post storm water runoff will remain unaffected. The campground will feature, at most, wood-chip topped footpaths. There will be no gravel, asphalt, roofs, etc. 12) Whether proposed buildings contribute to visual harmony with existing buildings in the neighborhood, particularly as related to scale and design. The primitive campsites will add no permanent structures to the landscape. There are zero additional buildings proposed for this campground expansion. 18 13) Whether the proposed project creates excessive exterior lighting glare or spillover onto neighboring properties. The primitive campsites will add no artificial lighting to the area. The site will not have amenities (no electrical), so the only light will be from campfires or flashlights. 14) Whether the proposed project leads to a major change in the natural character of the area through the removal of natural vegetation or alteration of the topography. Natural Vegetation: X No Removal Some Removal Significant Removal (provide Landscape Plan) The primitive campsites will only require removal of very minimal vegetation. Existing trails will be utilized and sites will be placed in natural openings of the woods. Minor removals (branch trimming) is all that is anticipated. Furthermore, a number of trees will be planted within the area and all along the borders to help enhance the “woodsy” feel of the campground. Topography: X No Change Some Change Major Change (provide Grading Plan) The primitive campsites will follow the existing topography. No grading, or even land disturbance, is necessary. 15) Whether, and in what amount and form, financial assurance is necessary to meet the objectives of this ordinance. Financial assurance should not be required to meet any objectives of the ordinance. The Hockers have shown good faith in completing the previously approved campground to a high level of quality. They have spent a significant amount of money to create the amenities and infrastructure required to support the role as campground hosts and owners. The primitive campsite expansion will require much less input for infrastructure and amenities, and all work will be self-performed by the Hockers. 16) Whether, and to what extent, site -specific conditions should be imposed to mitigate potentially problematic impacts of the use. The primitive campsite expansion should require minimal construction impacts. There are no direct neighbors and all access is through existing/established access points. No conditions should be required to assure a minimally impactful construction. Long-term use of the primitive sites will follow all previously established campground rules for quiet hours, months of operation, etc. and as such should offer no more impacts than the current campground. In fact, impacts should be significantly less as the sites are designed to be much closer to a natural state and thus afford less ability for the users to impact others enjoyment of the area. There will be no amplified noise, no artificial lights, and no regular vehicle access. 19 17) The impact of the proposed project on public health, public safety, or the general welfare of the County. The proposed campground should impact the public in a positive manner. The campground will create jobs, stimulate tourism, and offer vacationers a place to stay at a reasonable price. Campgrounds also create a sense of community and help people become closer to nature! The Resource Planning Committee will establish a completion date for the proposed project. By what month and year will the project be completed? Phase 1 – ASAP – by the beginning of camping season 2026 Phase 2 – as success dictates. If Phase 1 is successful, as early as camping season 2027. The Resource Planning Committee is allowed to consider topics in addition to the above. Please provide information on additional topics you think the Committee should or may consider in evaluating this project. The applicants/owners have been operating (and/or constructing) the previously approved campground for 3+ years. In that time, the applicants/owners are unaware of any complaints from the neighbors or community at large stemming from the use and operation of the campsite – showing that they are upstanding owners and hosts of the campground. As a bit more of a backstory to the behind this CUP request – the owners have continually received calls asking about the availability of “primitive”, “tent-only”, and/or “walk-in” sites. The demand was both surprising and consistent. The owners decided that they could attempt to offer this type of camping experience as part of the overall footprint of the existing campground parcel – as a portion of the site was wooded with evergreens and would be ideal to have a separated, more natural camping experience. The intent of the primitive campground expansion is to provide a very austere campsite – an amenity-less camping experience by design! Simply a space for your tent, a fire ring, a maybe a bench or small table. Nothing more. With that, there are no roads planned, no campsite-specific utilities, and no vehicular access. The intent is to provide a rustic camping experience, similar to the backpacking sites of Newport SP. The owners believe the interest they observed in the past few years would support at least 20 campsites. They’d like to have this CUP cover up to 40 campsites, if interest is as serious as it seems, so they can increase the number of available sites in the future. We thank you for your time in reviewing this request and are available for any and all questions! Note that a conditional use permit will generally remain in effect as long as the conditions and requirements upon which the permit was issued are followed. Subsequent owners of the property are generally allowed to continue the use, subject to those conditions and requirements. An affidavit is to be recorded with the deed to provide successors in interest notice of the conditional use permit and conditions and requirements. The Resource Planning Committee may, however, impose conditions regarding the permit’s duration, transfer, or renewal, in addition to any other conditions pertaining to ordinance standards or the specific criteria listed above. For example, the Committee may grant a limited term conditional use permit if a reasonable basis exists for such limitation. Any limited term conditional use permit may be subject to renewal after a re-evaluation of the use via a hearing before the Resource Planning Committee. 20 Iriemer@co.door.wi.us SISTER BAY & LIBERTY GROVE CAN CANNOT (circle one) ALL IS SATISSacTo Pai000 Tus GrEEN DOT LINо ION MAl WIL BE A I2' WIDE UNFINISaDO BUT SCADLE ROAD AND A SITE MAP WILe BE PRaD IN RANE VISL AT THS MANN BUNG. MA. GOUDE 25 (Date 21 22 23 LETTER(S) IN OPPOSITION CUP TOWN OF LIBERTY GROVE 24 , Caroline L. Clark 847-409-8227 clc1040@att.net March 20, 2026 Hugh Zittel, Chairperson Liberty Grove Town Clerk & & all Members of the all Members of the Liberty Grove Door County Resource Committee Plan Commission Door County Government Center Liberty Grove Town 421 Nebraska Center 11161 Old Stage Road Sturgeon Bay, WI 54235 Sister Bay, Wi 54234 Mrs. Jill Hockers 10724 Sumac Lane Sister Bay, WI 54234 Re: Conditional Use Permit to expand by 40 sites an existing 96-site campground located at 10663 County Highway ZZ, Sister Bay, WI. To Whom It May Concern: With a new Conditional Use Permit (CUP) on the docket, once again I write with my questions and concerns. Most are the same entreaties I have previously put forth to your august bodies several times over the years. To my utter frustration, they have never been addressed. I mistakenly believed that a faithful tax-paying county resident would be given some consideration. That does not seem to be the case. In 1988, 38 years ago, my father and I purchased the home and property at 10682 Sumac Lane, Sister Bay. Since then, I have shared an Eastern boundary line with a portion of the 200+-acre Hockers’ property. I love the tranquil and somewhat secluded area in which my home is situated. That was one of our primary reasons for buying the property. I also loved the fact that Sumac Lane was a dead-end street. A few years after our original purchase, we added an adjoining 5.06 acres that runs South-westerly toward Sumac Lane. At that time, Hockers’ excavating business was operational, but the family did not live on the property. For many years, I knew nothing about Patrick Hockers’ plans to build an RV campground on the Western portion of his property that adjoins my Eastern border. He informed me via a phone call in March of 2012, that a Town meeting was to take place a few days later to consider his CUP for Phase 1 of a proposed three phase, 69.37-acre campground. I was really blindsided. Neither the Town nor the County had informed me of the meeting. Upon hearing this, I expressed my concerns about privacy and the unwelcome accessibility to my property. Patrick then asked, if he 25 , installed a fence, might that allay my concerns. My reply was that it certainly would be helpful. I have heard nothing further on that option. I still think it would be a highly positive step. Shortly thereafter, I learned several neighbors on Sumac Lane and others on and off of Highway ZZ were equally concerned about Hockers’ new proposal. The group retained Pinkert Law to aid them with their protest. They cited increased road traffic, costly road maintenance, noise, as well as environmental and fire hazard issues. Based on recent events, it appears that some of those concerns have come to fruition. I just recently found an April 21, 2025 Business Week article that outlined more details about the completion of Hockers approved Phase I project. In addition to their existing 77 campsites, Phase 1 includes building nineteen four-season 400 sq. ft. cottages. The article also reported Hockers received a beer and wine license from the Town of Liberty Grove, so that they can operate a bar room which will be located in their clubhouse building that houses their reception area, a multi- purpose room, camp store, restrooms and showers. I am very sad and highly disappointed that a liquor license was approved for a site in such close proximity to residential homes. I never dreamed that I would be living next to a tavern. Campgrounds by nature are noisy places. Sound travels exponentially in rural areas. I enjoy birdsong, not the blasting of loud music or raucous behavior. Can you ensure that the highly- valued peaceful nature of my property will not be disturbed? The 77 established campsites sites most likely equal approximately 154 adults (assuming at least two people per site) and does not even include the number of children that could be camping with those adults. The soon to be built 19 cottages will add another possible 38 adults equaling 192. If another 40 sites are now approved, that could add another 80, totaling 272 adults plus countless children. Can you really blame me for being concerned about having nearly 300 people not far from my back door? Phase 1 of the campground borders another Sumac Lane landowner’s farmed property, that in turn borders my property. To date, no walls or fences to prevent trespassers have been installed by Hockers. Should I not be worried that camping adults or children will tread onto my property and possibly do more than just trespass? Vandalism and theft quickly come to mind. It gives me a very uneasy feeling to know that there are that number of people so close by who could take to wandering about to see what lies beyond the campground property. Are campers instructed verbally not to trespass onto private property? Have warning signs been posted along the campground’s border advising campers not to trespass? Will the Hockers’ enterprise take full responsibility for damages to adjoining properties if perpetrated by their campers? I do not believe there could ever be enough deterrent to reduce the probability of trespassers – human nature dictates exploration of the unknown. Adding another 40 campsites will only raise the possibility of an unacceptable occurrence. 26 , In 2022, Patrick Hockers, who knew of my fear and misgivings about his development, came to my house and told me he had reconsidered building the third phase of his campground project, as originally proposed. Meaning the campground operation would never be located directly behind my house. I thanked him profusely. In fact, I hugged him. Though not right at my back door, an additional 40 sites would be much nearer to the bedroom side of my home, inching closer and closer, bringing its inherent risks with it. In the early morning hours of February 9 of this year, a fire broke out at a workshop located on Hockers’ property nearby to their campground. Reportedly, it started in firewood stacked against that building and spread to surrounding trees, as well. Thankfully, with the wonderful teamwork of several fire departments, the fire was successfully extinguished. My property and home were and are highly vulnerable due to the high fire risk on Hockers’ business and campground property. I cannot help but continue to be extremely worried about the possibility of the many campfires that may not always be tended as vigilantly as they need to be. The risk escalates during periods of drought, particularly occurring in the summer and autumn seasons when campgrounds are at their highest capacity. A major negative is that the campground, being a commercial enterprise, greatly devalues my property. Will my County real estate tax assessment be lowered accordingly? I have only seen it rise. I have asked this question before with never an answer. I have three adult children. They and their families and friends come to my home many times a year and spend lots of dollars in the County. Over the years, they have seen me pay out substantial sums to maintain and improve my property. However, they also see an injustice occurring when the County does not take into consideration not only the mental, but the very real fiscal impact this campground has on its closest neighbor. I truly hope that this time, the Door County Resource Committee members will put themselves in my place for a moment and realize there are multiple financial, environmental, social and safety concerns that should not be ignored or taken lightly. Improved measures can only benefit everyone. My family and I are genuinely just trying to co-exist safely and peacefully. Thank you in advance for your thoughtful consideration. I strongly encourage the Committee not to approve Hockers’ request for additional campsites. Sincerely, Caroline L. Clark 27 28 Town of Union Plan Commission County of Door Jeff LeGrave, Chairman Noel Baudhuin Gale Guilette Jason Everard Jason Jeanquart Union Plan Commission Public Hearing February 26, 2026 – 5:30 p.m. Town of Union Community Center 905 County DK Brussels, WI 54204 Agenda 1. Call to order 2. Establish a Quorum/Members Present 3. Present Proposed Zoning Amendment 4. Open the Hearing 5. Declare the hearing completed upon no further public comments. Plan Commission Agenda February 26, 2026 – Following Hearing Agenda 1. Call to order 2. Establish a Quorum/Member 3. Approval of Agenda 4. Approve Minutes of November 4, 2025 Plan Commission Meeting 5. Zoning Amendment Recommendation to Town Board 6. Comprehensive Plan Review/Update 7. Next Meeting 8. Adjourn Posted 2/11/26 Town Hall Website: townofuniondoorwi.gov Discussion and action may occur on any agenda item unless otherwise noted. Deviation from order may occur. 29 Town of Union Plan Commission County of Door Jeff LeGrave, Chairman Noel Baudhuin Gale Guilette Jason Everard Jason Jeanquart February 26, 2026 Meeting Minutes Town of Union Community Center 905 County DK Brussels, WI 54204 Call to order Jeff LeGrave called the town plan commission meeting to order at 5:48 pm. Establish a Quorum/Members Present Commission Members present: Noah Baudhuin, Jason Everard, Gale Guilette, Jason Jeanquart, and Jeff LeGrave. Also present: Clerk Beth Hanson, Kyle Guilette – Zoning Administrator, Brandon Robinson - BayLake RPC, and members of the public for a portion of the meeting: Brian Engebose, Robert Zubella, Rick Clark, Barb Clark, Brenda Hawkey, Vernon Berger, Torrey DuBois, Mike McCarty, Kirk Gibson, Lori Gibson, Sherry Officer, and Trevor Hawkey. Approval of Agenda Noel Baudhuin made a motion, seconded by Jason Jeanquart, to approve the agenda. Motion carried. Approve Minutes Gale Guilette made a motion, seconded by Jason Everard, to approve Plan Commission Meeting minutes from November 4, 2025. Motion carried. Zoning Amendment Recommendation to Town Board Gale Guilette provided background on the reasoning why this lot was originally zoned Rural Residential and the plan commission’s goal to expand residential areas where it already exists, leaving the farmland more open. Discussion followed. Gale Guilette made a motion, seconded by Jason Jeanquart to recommend to the Town Board to approve the requested zoning amendment. Motion carried with Jeff LeGrave abstaining. Comprehensive Plan Review/Update Brandon Robinson, BayLake RPC, provided information on the update to the Town of Union Comprehensive Plan, explained the process, provided a timeline, and what Town must do to complete this process. Discussion followed. Next Meeting Date: March 19, 2026 – 5:30 p.m. Adjourn Jason Everard made a motion, seconded by Gale Guilette to adjourn the meeting at 6:55 pm. Motion carried. Respectfully submitted: Beth Hanson - Clerk 30 Town of Union County of Door Bruce Alberts, Chairman Matt Tassoul, Supervisor #1 Beth Hanson, Clerk Jeff LeGrave, Supervisor #2 Denise Englebert, Treasurer Town Board Meeting March, 2026 “These minutes have not been reviewed by the Town Board and are subject to approval at the next meeting.” Call to Order The town board meeting was called to order by Chairman Bruce Alberts at 6:00 pm. Establish a Quorum/Members Present Board Members present: Bruce Alberts, Matthew Tassoul, and Jeff LeGrave. Also present: Clerk Beth Hanson, Dan Viste & Heather Kraeuter – SDSD, and members of the public: Joe Bader, Jake & Erin Hackbart and one other person. Approval of Agenda Motion by LeGrave, seconded by Tassoul, to approve agenda as posted. Motion carried. Approve Minutes Tassoul made a motion, seconded by LeGrave, to approve Town Board meeting minutes from February 11, 2026. Motion carried. Public Comments Erin Hackbart stated her support of the Southern Door referendum. Ditch Cutting Bids Ditch cutting bids were opened and compared: Company Amount Door County Highway Department $22,339.00 Joe’s Landscaping $15,375.00 LeGrave made a motion, seconded by Tassoul, to accept the bids and to award the bid to Joe’s Landscaping. Motion carried. Southern Door Dan Viste and Heather Kraeuter, Southern Door representatives, provided an overview of the school referendum and provided handouts. Reviewed the Four Pillars: Pillar 1 - District Points of Pride, DPI report cards, academic offerings, full-day 4K and before/after-school childcare. Pillar 2 - Cost-savings already implemented, reduction of staff, combined principal positions, delayed purchase of various items, reduced offerings, increased class sizes and/or reduced class sections. Pillar 3 – Operational Referendum Investments and Programing showing past & present referendum and estimated mill rate, and the top priorities based on the survey. Pillar 4 – Administrative Recommendations if Referendum does not pass to include reductions to employee, compensation, program technology and curriculum reductions. Discussion followed on how to keep a good school district. Information can be found on the Southern Door School District website. 31 Correspondence • Email dated 3/11/26 from Elyse Engebose showing support of the Southern Door referendum. • 2026 Spring UW-Oshkosh Private Well Monitoring Program flyer Resolutions • LeGrave made a motion, seconded by Tassoul, to approve Resolution 2026-01 – Support of Sustainable Transportation Funding. Motion carried. • Tassoul made a motion, seconded by Alberts, to approve Resolution 2026-02 – Zoning Ordinance Map Amendment. Motion carried with Jeff LeGrave abstaining. • LeGrave made a motion, seconded by Tassoul, to approve Resolution 2026-03 – Comprehensive Plan Public Participation Procedures. Motion carried. Building/Zoning Permits None BUGFD/EMR Update Next meeting is Wednesday March 18, 2026. Discussion followed on lack of volunteers for the Fire Department and the committee to address the problem. Town Roads • Hanson reported she had talked to Thad Ash regarding the Local Small Structure Improvement Program (LSSIP) grant, Thad said we would have to work with an engineering firm for this grant and that he didn’t believe we would get the grant due to being rated a number 4. • Alberts reported that there are some old culverts still located at the old dump and someone is interested in purchasing one. Alberts will work with this individual on which culvert he is interested and bring back to board to determine the cost. Community Center Building & Grounds a. Alberts reported that Dave Uecker was here to check fire extinguishers, they are all up to date. Light bulbs need to be changed. Treasurer’s Report and Approval of Bills Motion by LeGrave, seconded by Tassoul, allowing only two signatures on checks for the month of March. Motion carried. Motion by LeGrave, seconded by Tassoul, approving bills as presented. Motion carried. April Agenda Items Nothing specific at this time. Next Meeting Date Annual Meeting & Monthly Regular Meeting – April 21, at 6:00 pm. Adjourn Motion made by Tassoul to adjourn, seconded by LeGrave. Motion carried. Meeting adjourned at 6:45 pm. Respectfully submitted, Beth Hanson, Clerk 32 33 STAFF REPORT Petition for Zoning Amendment – Map Applicant Information: • Name: J & J House 2 Home LLC, Agent Joel Daoust & Jeff LeGrave, Owner • Parcel Number: 0260027262334 • Location: 40 Ac located on Sand Hill Road and Cedar Road Description of Subject property: • Wooded lot with house and two storage buildings. No acres mapped as wetland. Existing Zoning District: General Ag • Lots must be at least 2 acres. • Min. lot width: 300’ wide • Setbacks: Principal – Rear 50’, Side 50’; Accessory – Rear 50’, Side 50’ • Setback from roads: from Town Road 65’ from CL, fronts on two Town Roads • See attached for uses. Proposed Zoning District: Rural Residential • RR – lots must be at least 2 acres • Min. lot width: 150’ at building line • Setbacks: Principal – Rear 50’, Side 20’; Accessory – Rear 20’, Side 20’ • Setback from roads: same as General Ag • See attached for uses. Compatibility with adjacent lands • Current land use is a dwelling on woodland. The 40 acres to the west are zoned RR. Other Items to Consider • This parcel was zoned RR on the original Zoning map from the start of town zoning. When working on the Zoning Ordinance update, it was removed by mistake as other large acreage were removed as RR. • Comprehensive plan has this lot’s future use as Rural Residential Plan Commission to Consider • Existing uses or property within the general area of the property. • Zoning classification of property within the general area of the property in question. • Suitability of the property in question to the uses permitted under the existing zoning classification. • Trend of development, if any, in the general area of the property in question including changes, if any, which have taken place in its present zoning classification. • Plan Commission shall not recommend the adoption unless it finds that the adoption of such amendment is in the public interest and is not solely for the interest of the applicant. • Consistency with Town comprehensive plan. 34 J & J House 2 Home Aerial Calvin Lawrence, Dennis Weise, Nina Rihn Address Named Streams Navigable Stream Riverine/ditch Class Areas Wetland Class Areas Roads Town ROW Easements Easement Parcel 2/10/2026 0 0.1 0.20.05 mi 0 0.2 0.40.1 km 1:10,614 35 J & J House 2 Home Current Zoning Calvin Lawrence, Dennis Weise, Nina Rihn Named Streams Navigable Stream County Trunk Highway State Trunk Highway Roads County Private State Town Parcel Town of Union Zoning General Agriculture Rural Residential Single Family Residential - 20,000 2/10/2026 0 0.4 0.80.2 mi 0 0.65 1.30.33 km 1:34,366 36 37 MUNICIPAL CODE OF THE TOWN OF UNION 7-17 A. Purpose This district is intended to maintain agricultural lands which have historically demonstrated high agricultural productivity. It is also intended to accommodate certain nonagricultural uses which require spacious areas to operate or where natural resource exploitation occurs. Lands eligible for designation in this district shall generally include those designated as “Farmland Preservation Areas” in the Door County Comprehensive and Farmland Preservation Plan 2035 . This district is also intended to provide farmland owners with additional management options by allowing limited residential development, but with residential density limits and other requirements s et to maintain the rural characteristics of this district. Lot sizes of at least two (2) acres are required for new lots. In order to promote the preservation of open space, natural features, agricultural lands, and the town’s rural character, the use of planned residential development is permitted in this district by which residential density may be increased from four (4) units per 40 acres to eight (8) units per 40 acres. B. Principal Uses The following Principal Uses are permitted uses in the GA district: 1. Agricultural Uses 2. Airstrips and Landing Fields 3. Auto Repair 4. Bed & Breakfast Establishments 5. Camping 6. Cemeteries 7. Churches 8. Commercial Riding Stables 9. Two Family Dwellings 10. Family Day Care Homes 11. Farm Implement Sales/Service 12. Farmers Market/Roadside Stand 13. Farm Residences 14. Fire/Police Stations 15. Greenhouses 16. Gun Clubs/Shooting Ranges 17. Home Businesses 18. Kennels 19. Noncommercial Communication Towers, Antennas, Transmitters <= 200' 20. Parks 21. Riding Stables 22. Public or Private Schools 23. Sawmills/Planing Mills 38 MUNICIPAL CODE OF THE TOWN OF UNION 7-18 24. Single Family Residences 25. Town Halls/Community Centers 26. Tree/Shrub Nurseries 27. Utility Facilities - Type A 28. Veterinarian Clinics 29. Wineries/Breweries 30. Transportation, utility, communication, or other use that is required under state or federal law to be located in a specific place, or that is authorized to be located in a specific place under a state or federal law that preempts the requirement of a Conditional Use Permit for that use. 31. Undeveloped natural resources and open space areas. C. Permitted Accessory Uses The following Accessory Uses are permitted in the GA district: 1. Accessory Dwelling Units 2. Accessory Structures D. Conditional Use The following Conditional Uses in the GA district are allowed only after a Public Hearing and approval by the Town Board. 1. All Communication Towers, Antennas, Transmitters > 200’ 2. Animal Feeding Operation 3. Animal Shelters/Pounds 4. Campgrounds/Trailer Camps 5. Commercial Trucking Establishments 6. Fertilizer Distribution Plants 7. Fruit/Vegetable/Cheese Processing Plants 8. Golf Driving Range 9. Grain Mills 10. Institutional Residential 11. Planned Residential Developments 12. Retreat Centers 13. Slaughterhouses 14. Solid Waste Facilities 15. Telecommunication Towers 16. Utility Facilities - Type B 39 MUNICIPAL CODE OF THE TOWN OF UNION 7-19 E. Yard Requirements for Principal and Conditional Uses within the GA District: General Agricultural (GA) Lot Size: Minimum lot area: 2 acres Planned residential development Max. of 8 residents ≥ 2 acres Minimum lot area width at building line: 300 ft. Planned residential development As determined by the Town. Yard Setbacks: Front yard: See Section 7.0304 Minimum rear: 50 ft. Planned residential development 50 ft. Minimum side: 50 ft. Planned residential development 50 ft. Structure Height: (See Section 7.0215) Maximum Residence: 35 ft. Maximum Residential Accessory: 35 ft. Maximum Agricultural Structures: N/A 40 MUNICIPAL CODE OF THE TOWN OF UNION 7-22 A. Purpose and Intent of the RR Rural Residential District This district is intended to provide for single family and two -family residential developments on medium -sized lots. Lot sizes of at least 2.0 acres are required for new lots. It is intended to provide additional development options to homeowners by allowing certain businesses to be established in conjunction with residences. It will generally be located within the interior of the town. B. Principal Uses The following Principal Uses are permitted uses in the RR district: 1. Bed and Breakfast Establishments 2. Camping 3. Cemeteries 4. Building of Worship. 5. Community living arrangements with a capacity for 8 or fewer and foster homes subject to the limita tions set forth in s. 60.63 Wis. Stats. 6. Two Family Dwellings 7. Fire/Police Stations 8. Home Businesses 9. Institutional Residential 10. Model Homes 11. Noncommercial Communication Towers < 200’ 12. Private riding stables 13. Public Boat Launching Facilities 14. Public or Private Schools 15. Public parks, playgrounds, and athletic fields. 16. Single-family residences. 17. Town Halls/Community Centers 18. Utility Facilities – Type A C. Permitted Accessory Uses The following Accessory Uses are permitted in the RR district: 1. Accessory Dwelling Units 2. Accessory Structure (See Sec. 7.0217) D. Conditional Uses The following Conditional Uses in the RR district are allowed only after a Public Hearing and approval by the Town Board. 1. Community living arrangements with a capacity for 9 or more persons subject to the limitations set forth in s. 60.63 Wis. Stats. 2. Utility Facilities – Type B 41 MUNICIPAL CODE OF THE TOWN OF UNION 7-23 E. Yard Requirements for Principal and Conditional Uses within the RR District: Rural Residential (RR) Lot Size: Minimum lot area 2 acres Minimum lot width at building line 150 ft. Two Family Dwellings 200 ft. Yard Setbacks: Front yard: See Section 7.0304 Minimum rear: Principal use 50 ft. Accessory use 20 ft. Minimum side 20 ft. Minimum shoreland: 75 ft. Structure Height: (See Section 7.0215) Maximum All Structures: 35 ft. 42 43 TOWN OF UNION 905 County Hwy DK Brussels, WI 54204 Posted 2/3/26 Town Hall Website: townofuniondoorwi.gov NOTICE OF PUBLIC HEARING ZONING MAP AMENDMENT The Town of Union Plan Commission will conduct a public hearing and a subsequent business meeting at the Town of Union Community Center, 905 County Hwy DK, Brussels, WI 54204 on Thursday, February 26, 2026, at 5:30 p.m. to consider a proposed zoning map amendment under Chapter 7 of the Town of Union code of Ordinances. J & J House 2 Home LLC petitions to rezone parcel 0260027262334 located on Sand Hill Road and Cedar Road, from General Ag to Rural Residential. A copy of the proposed amendment request is on file and can be viewed by contacting the Town Clerk at 920-493-9559 or on the Town’s website at: https://townofuniondoorwi.gov under the agenda/minutes tab for Plan Commission. Applicants and others who wish to offer oral testimony must attend in person. Written testimony will be accepted on 8 1/2” x 11” paper only and must be received by the Clerk by 5:00 pm the day before the hearing. Anonymous correspondence will not be accepted. 44 TOWN OF UNION County of Door PO Box 3 Brussels, WI 54204 Bruce Alberts, Chairman Matthew Tassoul, Supervisor #1 Jeff LeGrave, Supervisor #2 Beth Hanson, Clerk Denise Englebert, Treasurer March 16, 2026 Door County Board of Supervisors c/o Land Use Services 421 Nebraska Street Sturgeon Bay, WI 54235 Dear County Board Members: Pursuant to Wisconsin Stats. 60.62(3), the Town of Union hereby requests the Door County Board of Supervisors' consideration and approval of the Town of Union’s Amendment to Zoning Ordinance. At the Town of Union Board meeting on Wednesday, March 11, 2026, the Town Board, upon recommendation of the Union Plan Commission, approved the attached resolution to approve an amendment to our zoning map. This resolution is to change parcel 0260027262334 from general ag to rural residential. This parcel had been Rural Residential since the inception of the Town’s Zoning Ordinance but was changed with the last major amendment. This amendment falls in place with the Town’s Comprehensive plan to keep residential growth together. Submitted by Beth Hanson, Town Clerk Enc: Resolution and Supporting Information Packet 45 ROLL CALL Board Members Aye Nay Exc. Dist. 1 D. Englebert Dist. 2 T. Thayse Dist. 3 Dist. 4 N. Robillard Dist. 5 J. Miller Dist. 6 K. Fisher Dist. 7 C. Morkin Dist. 8 C. Jeanquart Dist. 9 R. Shaw Dist. 10 P. Rockwell Dist. 11 M. Rusnak Dist. 12 N. Norton Dist. 13 D. Vogel Dist. 14 H. Zettel Dist. 15 E. Gauger Dist. 16 D. Enigl Dist. 17 B. Bultman Dist. 18 V. Hancock Dist. 19 Dist. 20 W. Kalms Dist. 21 J. Gunnlaugsson BOARD ACTION Vote Required: Majority Vote of a Quorum Motion to Approve Adopted 1st Defeated 2nd Yes: No: Exc: Reviewed by: , Corp. Counsel Reviewed by: , Administrator Certification: I, Jill M. Lau, Clerk of Door County, hereby certify that the above is a true and correct copy of a resolution that was adopted on the 28th day of April, 2026 by the Door Co unty Board of Supervisors. Jill M. Lau County Clerk, Door County RESOLUTION 2025-XX APPROVAL OF TOWN OF UNION ZONING ORDINANCE MAP AMENDMENT TO THE DOOR COUNTY BOARD OF SUPERVISORS: WHEREAS, The Town of Union has adopted a zoning ordinance as authorized by s. 60.62, Wis. Stats; and WHEREAS, The Door County Board of Supervisors approved the Town of Union’s zoning ordinance via Resolution 2004-62; and WHEREAS, The Town of Union desires to adopt a zoning map amendment rezoning one parcel (0260027262334) from General Agricultural (GA) to Rural Residential (RR); and WHEREAS, The proposed zoning amendment may not be adopted unless approved by the Door County Board of Supervisors (s. 60.62, Wis. Stats.); and WHEREAS, The Town of Union has requested the Door County Board of Supervisors to approve the proposed zoning map amendment; and WHEREAS, The Door County Resource Planning Committee has reviewed the proposed zoning map amendment; and WHEREAS, The Door County Resource Planning Committee recommends approval of the proposed amendment as presented. NOW, THEREFORE, BE IT RESOLVED, That the Door County Board of Supervisors approves the Town of Union’s zoning map amendment rezoning the parcel 0260027262334 from General Agricultural (GA) to Rural Residential (RR). SUBMITTED BY: Resource Planning Committee Hugh Zettel, Chairperson Bob Bultman David Enigl Claire Morkin Kenneth Fisher 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 County of Door LAND USE SERVICES Door County Government Center 421 Nebraska Street Sturgeon Bay, WI 54235 Karyn Behling Director/Assistant Corporation Counsel Phone: (920) 746-2224 FAX: (920) 746-2387 Website: https://www.co.door.wi.gov/164/Land-Use-Services MEMORANDUM March 25, 2026 TO: RPC FROM: Karyn Behling RE: Application Refund Policy Land Use Services Department – Application Refund Policy Effective Date: April 6, 2026 Refund requests must be submitted in writing to the Director within six (6) months of the original application date. No refunds will be issued after this period. All Permits • Before processing/review by Code Administrator begins: A service fee of $50 will be applicable, remainder will be refunded. • After processing/review by Code Administrator has taken place: No refund. 67