Plan Commission — Minutes

TOWN OF SEVASTOPOL PLAN COMMISSION MEETING - MINUTES Date / Time: Wednesday, July 8th 2026 - 5:30 p.m. Location: Sevastopol Town Hall 4528 State Highway 57, Sturgeon Bay WI 54235 Call to Order / Introductions / Quorum. Chair Linda Wait called the meeting to order at 5:30 p.m. The following Plan Commissioners were introduced and constitute a quorum: Stacie Denil, Richard Weidman, Jay Hubner, Hugh Zettel, Mike Woleben and Linda Wait. Also present: Cliff Wall, Connie Judd, George Zachariasen and Dan Woelfel. Proper notice / adopt Agenda. Motion by Zettel and second by Weidman to adopt the agenda. Motion carried. Public Participation. None. Accept Previous Minutes. Motion by Woleben and second by Hubner to accept the minutes of November 11, 2025, and place on file. Motion carried. New Business: A. Betty Wall requests a variance from the Door County Shoreland Zoning Ordinance which requires accessory structures to be located at least 75 feet from the ordinary high-water mark (OHWM). Applicant proposes a sauna to be located as close as 63 feet from the OHWM. The property is located at 4120 Glidden Drive, Parcel No. 022-03-28282734E. Cliff Wall, on behalf of the applicants, added some details to the informational packet that was provided. The sauna is small, just 7’ x 14’, does not have a permanent foundation, constructed of cedar, requires no utilities (water nor electric), and theoretically moveable. The proposed location would not hinder any neighbor’s view of the lake and Wall presented three (3) letters of support from neighbors to the east and west. Even if the sauna were placed on the existing deck, it would still be within the 75-foot setback (a variance for the deck was granted to the previous owner in 2000). Other locations would require mature tree removal and there are various contours that would require changes or excavation of grades. A possible alternative would be to place it within the legacy footprint of the house as a modification or closer to the house. There was a zoning permit issued in April 2026, but subsequently revoked in May 2026 after re-measuring from the OHWM. The requested location does have some saplings that would be removed. Wall did offer that the sauna could be moved back (toward the road) perhaps two or three feet. The Land Use Staff Report does indicate there are other buildable sites nearer the roadway that would be out of shoreland zoning, but still subject to other setbacks. There was concern that if a variance is granted, another structure may come along and have the benefit of the variance. Motion by Weidman and second by Woleben to recommend approval of the variance to the Town Board. Further discussion revolved around the “General Criteria” for evaluating variances, including possible unique property limitations due to contour, possible need for retaining wall; unnecessary hardship likely did not come into play as there are other buildable locations; and the neighbors did not have any objections so no harm to the public. Motion carried (4-aye and 2 nay) roll call vote: aye – Weidman, Denil, Wait and Woleben, and nay – Zettel and Hubner. Plan Commission Recommendation: Reason for decision: no opposition from neighbors, proposed location offers least disturbance to the natural vegetation, not a permanent structure and could be easily moved, no utility connections, applicant offered to move the structure back an additional two or three feet, does not obscure anyone’s view of the lake. Consistent with Town’s Comprehensive Plan: retains the residential character of the neighborhood. Concerns or Conditions: clarification for the Town Board as to environmental impacts (trees, obstacles), moving closer to road depending on elevation, part of the Town’s comprehensive plan is to be consistent with State and County shoreland zoning restrictions versus supporting a variance, clarification on buildable area taking setbacks into consideration. [deviation from order] C. Northeastern Wis Antique Power Association (NEWAPA) request for a conditional use permit to expand agricultural visitation facility and establish assembly hall use within existing buildings. The property is located at 5005 North Country View, Parcel No. 022-02-1128264. No one from NEWAPA was in attendance and there were a number of questions that could not be answered. We tried to keep discussion focused on the language of the request, namely, expand the ag visitation facility and establish assembly hall use within existing buildings. Currently, “assembly” can allow for up to 10 annual events. A CUP for an assembly hall would allow for permanent use. Discussion raised a number of points: Increased traffic, noise, lighting – consideration for neighbors in a rural setting, mitigation No letters of support from neighbors Confirmation that NEWAPA is a 501(c)(3), non-profit organization Confirmation that the expansion is taking place in existing buildings Adequate parking areas Adequate sanitation system (or portables) Maximum attendance restrictions – compliance with EMS, fire, safety requirements What type of events – possible evolvement as a recreational/commercial venue Hours of operation Woelfel and Judd also added comments with these same concerns. It was noted that, historically, there have been no complaints and NEWAPA has been a “good neighbor” thus far. It was also noted that CUPs do not go to the Door County Board of Supervisors for approval, but a CUP could be denied in the future. It was decided that a list of questions would be submitted to NEWAPA with a response due to the Town Board by 5:00 p.m. on July 14, 2026, with a copy to the Plan Commissioners. This will allow the information to be included in the Town Board packet for its next meeting on Monday, July 20, 2026. Commissioners felt responses in writing would avoid “second guessing” on the concerns raised. Motion by Weidman and second by Denil to recommend approval of the CUP to expand the agricultural visitation facility and to establish an assembly hall use within existing buildings. Motion carried, unanimously (6-aye, 0-nay). Plan Commission Recommendation: Reason for decision: will increase interest in historical agricultural equipment and farming, promotions favorable to visitors and agri-tourism, not prior complaints as to activities, family friendly atmosphere. Proposal Consistent with Town’s Comprehensive Plan: Yes, promotion of agri-tourism. Concerns or Objections: This recommendation is subject to the applicant properly and fully responding in writing to the concerns raised on or before July 14, 2026. B. Shipping Containers Proposed Text Amendment to the Door County Comprehensive Zoning Ordinance. The Land Use Services Department is seeking input from all towns under County comprehensive zoning to allow shipping containers to be used as accessory structures. Zettel provided some context and background information. Some towns had asked the County to allow shipping containers as accessory structures and Land Use surveyed surrounding counties, along with our Door County towns, for feedback. Residential areas drew negative feedback and as a result, the Land Use Department in conjunction with the Resource Planning Committee (RPC), basically removed the allowed use of shipping containers in any zoning district considered residential or where the principal use is residential. There is an example in Sevastopol where a shipping container is being used as storage and the parcel is principally residential. Current zoning does not allow shipping containers to be used as accessory structures where the only other structure is a residence, and you cannot have an accessory structure unless there is a primary structure use first. All structures must meet setback requirements. Discussion evolved around the current trend and prevalence of shipping containers, not only as storage but also as living spaces. Most commissioners agreed that is not the image we want for Door County and did not favor the widespread of containers throughout our communities. There were also feelings that they not be allowed anywhere or for any purpose, other than the intended purpose of shipping goods. There was also concern on appearance—signage, lettering, coloring; items the County does not currently enforce on other structures. Small contiguous parcels could end up with a multitude of shipping containers, one after the other, clutter and an eyesore. There was some leeway offered for agricultural storage, for example refrigerated containers used year-round, or temporary construction site storage. Perhaps specific allowable uses could be spelled out; however, enforcement is then a concern. There was a suggestion that they be required to obtain a conditional use permit, which could offer some control and compliance. It was the consensus that we pass along our thoughts and concerns to the Town Board. Future Agenda Items / Next Meeting – to be determined. There was a re-write of Chapter ATCP 72 regulating short-term rentals that we should address. Woelfel thanked our members for their service, the return of Weidman, and compliments on our process--key to the Town Board and our community. Adjourn. Motion by Zettel and second by Weidman to adjourn. Motion carried and meeting adjourned at 8:10 p.m. Respectfully submitted, Linda Wait, recording [draft 7/9/2026]