Plan Commission Meeting — Agenda packet

Town of Oregon 1138 Union Road, Oregon, WI 53575 Phone: (608) 835-3200 townoforegonwi.gov MEETING DATE TIME LOCATION Plan Commission Tuesday, May 19, 2026 6:30 PM Oregon Town Hall 1138 Union Road Oregon, WI 53575 Join Zoom Meeting To Call In: 1-312-626-6799 Meeting ID: 792 061 4075 Passcode: 1138 Call to Order Roll Call Approval of Minutes 1. Approval of April 28th, 2026 meeting minutes. Public Comment 2. Public Hearing Re: Blanket Rezone Petition DCPREZ-2026-12289. This petition is to correct zoning map discrepancies. Action/Discussion Items 3. Discussion and Possible Action Re: Blanket Rezone Petition DCPREZ-2026-12289. Blanket rezone to correct zoning map discrepancies. 4. Review of amended approval of conditions re: Rezone Petition #DCPREZ-2026-12256 and CUP Petition #DCPCUP-2026-02702. Applicant/Owner is Amble Land, LLC 5900 County Highway D., Oregon, WI 53575. Communications 5. Set a work session date for Comprehensive Plan amendments. Page 1 of 13 6. Staff Communication. 7. Town Board Items. (Arlan Kay) Adjournment 8. Adjournment NOTE: Any item listed on the agenda is subject to discussion and action. Public Notice: Agendas are posted in the following locations: Town Hall bulletin board & Town website. Special Accommodations: Requests from persons with disabilities who need assistance to participate in this meeting should be made to the clerk’s office at 608-835-3200 with at least three business days advance notice. Possible Quorum: A quorum of members of other town governmental bodies may be present at this meeting for the purpose of gathering information and possible discussion. Unless noted, no official action by other town governmental bodies will be taken. Posted: ADD DATE Page 2 of 13 Town of Oregon Plan Commission Meeting Minutes Tuesday, April 28th, 2026 Open Plan Commission meeting at 6:30pm Roll Call Present: Sharon Christensen, Laura Wilmot, Chuck Soule, Dave Hageman, Arlan Kay, Jessica Barmack, Gena Larson. Also Present: Treasurer/Deputy Clerk Stephanie Goth, and Supervisor Fitzgerald. CUP Petition #DCPCUP-2026-02702 Parcel#0509-054-9315-0; 5900 County Highway D, Oregon, WI 53575. This request is to update the CUP for outdoor storage and caretaker’s residence for existing use. Applicant/Owner is Amble Land, LLC. Petitioner agents appeared in person and via zoom. Moved by Hagemann, seconded by Wilmot to recommend approval of DCUP-2026-02702 for the continuation of conditions regarding outdoor storage and the caretaker’s residence. Motion Carried 7-0. Public Comment No public comment. Approval of Minutes Moved by Hagemann, seconded by Christensen, to approve March 17th, 2026, minutes. Motion Carried 6-0. Communications. Goth presented the amended Comprehensive Plan draft and draft of next steps and proposed adoption timeline. Wilmot noted she will be unavailable for the July Plan Commission meeting, Barmack may also be unavailable for the July Plan Commission meeting. Adjournment. Moved by S. Christensen, seconded by Hagemann, to adjourn at 7:50pm. Motion Carried 6-0. Page 3 of 13 From: Van Belleghem, Bridgit To: Stephanie Goth Cc: Tyler P; Amberose Previs Subject: FW: Request to Retain RR-2 Zoning – Parcel 050906260550 (6225 Trail Ridge Ct) Date: Monday, April 20, 2026 2:42:38 PM Attachments: Rezoning_Concerns_Parcel_050906260550.pdf Hi Stephanie: Please find an objection to rezoning for consideration below. Please share this with the Planning Commission. Thank you, Bridgit From: Tyler P <tprevis@gmail.com> Sent: Sunday, April 19, 2026 2:01 PM To: Van Belleghem, Bridgit <VanBelleghem.Bridgit@danecounty.gov> Cc: Amberose Previs <amberosenoel@gmail.com> Subject: Request to Retain RR-2 Zoning – Parcel 050906260550 (6225 Trail Ridge Ct) Dear Ms. Van Belleghem, Thank you for your letter dated March 31, 2026, regarding the proposed rezone of our property at 6225 Trail Ridge Ct, Oregon, WI 53575 (parcel 050906260550) from RR-2 to SFR-2. After reviewing the Dane County Zoning Ordinance Dear Ms. Van Belleghem, Thank you for your letter dated March 31, 2026, regarding the proposed rezone of our property at 6225 Trail Ridge Ct, Oregon, WI 53575 (parcel 050906260550) from RR-2 to SFR-2. After reviewing the Dane County Zoning Ordinance (Chapter 10), my wife and I have identified several ways the RR-2 classification better serves our intended use of the property, and we would like to request that our parcel be excluded from the batch rezone. The RR-2 zoning was a contributing factor in our decision to purchase this home. The permissions and flexibility that come with rural residential zoning on a 2.9-acre wooded lot were part of what made this property attractive to us. Specifically: - The SFR-2 district imposes an accessory building footprint cap (100% of the principal building footprint) that would restrict our ability to build planned accessory structures including a detached garage with bonus space, a greenhouse, and a sauna building. Under RR-2, these projects fit within the single 10% lot coverage cap without a separate building cap. - RR-2 provides a limited family business conditional use pathway that we may utilize for a home- based engineering consulting business; this pathway is not available under SFR-2. - We value the small-scale farming permission under RR-2 for potential future use on our lot upon retirement to cultivate flowers. We understand the Department is correcting zoning map errors to align with surrounding land use, Page 4 of 13 and we appreciate that effort. However, given our lot size and the plans we had in mind when we purchased, the RR-2 classification is a better fit for our property. Could you let us know the appropriate process to request that our parcel remain RR-2? We are also happy to attend the May 19 Town of Oregon Planning Commission meeting or the June 23 County hearing to present our case in person. Thank you for your time. Please don't hesitate to reach out with any questions. Best regards, Tyler & Amberose Previs 6225 Trail Ridge Ct Oregon, WI 53575 Page 5 of 13 Rezoning Concern Summary: RR-2 to SFR-2 Parcel 050906260550  6225 Trail Ridge Ct, Oregon, WI 53575  2.9 Acres  Tyler & Amberose Previs Concern 1: Accessory Building Footprint Cap Restricts Planned Projects RR-2 has a single lot coverage cap of 10% for all buildings and structures combined, with no separate limit on accessory buildings. SFR-2 raises overall lot coverage to 35% but introduces a new accessory building footprint cap: total accessory building area cannot exceed 100% of the principal building footprint (~1,800 sqft). This new cap is more restrictive for our planned projects: Planned Accessory Building Sqft Cumulative RR-2 (no bldg cap) SFR-2 (~1,800 sqft cap) Detached garage w/ bonus room 1,768 1,768 Permitted At cap limit (~98%) Greenhouse 200 1,968 Permitted Exceeds cap by ~168 sqft Dry sauna building 200 2,168 Permitted Exceeds cap by ~368 sqft Under RR-2, all three accessory buildings total 2,168 sqft and fit within the 10% overall lot coverage cap (~12,632 sqft) alongside existing structures. Under SFR-2, the garage alone nearly exhausts the accessory building cap, making the greenhouse and sauna impossible to build without a variance. Concern 2: Loss of Limited Family Business Conditional Use RR-2 allows a limited family business as a conditional use (s.10.103(13)), permitting a small business to operate from a dedicated accessory building with up to one non-family employee, plumbing fixtures, and commercial equipment. SFR-2 does not offer this pathway. The only alternative under SFR-2 is a home occupation (s.10.004(72)), which is restricted to: Restriction Limited Family Business (RR-2) Home Occupation (SFR-2 only option) Location Accessory building permitted Inside the dwelling only Floor area Per conditional use permit Max 25% of one story Equipment Per conditional use permit Household/domestic equipment only Employees 1 non-family 1 non-family Exterior evidence Per conditional use permit None permitted (1 small sign only) Plumbing in workspace Permitted Prohibited (inside dwelling) We are considering establishing a process engineering consulting business and may need dedicated workspace in an outbuilding with appropriate equipment. Under SFR-2, this would not be possible. Concern 3: Loss of Small-Scale Farming Permission RR-2 permits small-scale farming by right (s.10.004(140)): "any agricultural use operated for recreational, hobby or supplementary income purposes" including growing and selling crops (e.g. cut flowers, produce) and keeping livestock at up to 1 animal unit per acre. SFR-2 does not permit agricultural use unless it was established before December 31, 2015, and any livestock use becomes nonconforming. On a 2.9-acre wooded lot, the ability to pursue hobby agriculture is a meaningful part of the rural residential character that attracted us to this property. Request: We respectfully ask that parcel 050906260550 be excluded from the batch rezone and remain classified as RR-2. The RR-2 zoning was a contributing factor in our decision to purchase this home in 2022, and the proposed SFR-2 classification would materially limit our planned and potential use of the property. We are available to discuss this further and plan to attend the public hearings. Prepared April 2026  References: Dane County Zoning Ordinance Ch. 10 (amended April 10, 2025)  Rezoning letter dated March 31, 2026 from Dane County Planning & Development Page 6 of 13 Sec PARCELNO Owner Acres Reason Rezone From Rezone To Other Comments 6 0509-061-8720-0 WILLE LIVING TR 16.54 DR that prohinits development RM-16 FP-1 6 0509-062-6098-0 Current Owner 0.40 Part of another pr operty, make them match SFR-08 SFR-2 Changed from RR-2 to SFR-2 to match accompanying rezone. 6 050906261578 KYLE & KIMBERLY ATKINSON 2.32 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 6 050906240706 JOHN & JUDY GEORGESON 2.63 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 6 050906261247 JAMES S KLECKNER & VERONICA J KLECKNER 2.98 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 6 050906261354 LINDA L FULLER 2.49 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 6 050906260364 THIEL REV LIVING TR, JEROME J & BONNIE A 3.04 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 6 0509-062-6091-7 Current Owner 3.80 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 6 050906260550 TYLER A & AMBEROSE PREVIS 2.90 Rural-Residential is more appropiate and consistent with the surrounding uses RR-2 SFR-2 7 0509-084-9030-8 Current Owner 7.06 only 7 acres RM-16 RR-4 9 0509-093-9502-0 FAHEY TR 20.46 was RH before the 2019 zoning reqrite and should have been converted to RR-16 RM-16 RR-16 9 0509-093-9570-4 FAHEY TR 19.96 was RH before the 2019 zoning reqrite and should have been converted to RR-16 RM-16 RR-16 9 0509-092-8052-0 CLARK REV LIVING TR, MARY J 16.57 was rezoned under petition 9802, but not updated in the mapped database RM-16 FP-35 14 0509-141-9510-0 PURDIN FARMS LLC 16.57 one parcel with two zoning districts AT-35/RM-16 RR-16 15 0509-153-5000-8 EUGENE E LEWIS 3.16 pre-2019 zoning was Rural-Housing-1 and best reflected and continued at SFR-2 RR-2 SFR-2 15 0509-153-4273-1 KENNETH D CASPER 2.41 pre-2019 zoning was Rural-Housing-1 and best reflected and continued at SFR-2 RR-2 SFR-2 16 0509-163-9211-0 TG HANN LLC 1.51 is part of a larger farm FP-1 FP-35 17 0509-171-8500-5 JEREMY A STAAS 17.94 pre-2019 zoning was Rural-Housing-4 and best reflected and continued at RR-16 RM-16 RR-16 20 0509-202-9510-3 CERQUA LIVING TR, DAVID L 12.36 has a house and farm, and housing is not permitted on FP-1 FP-1 RR-16 20 0509-201-8601-0 Robert Dicke 17.68 pre-2019 zoning was Rural-Housing-1 and best reflected and continued at RR-16 RM-16 RR-16 24 0509-243-8571-0 Current Owner 17.39 less than 35 acres in size FP-35 FP-1 24 0509-243-9071-0 Current Owner 3.70 less than 35 acres in size FP-35 FP-1 25 0509-252-8720-1 Current Owner 6.11 erroneously zoned Limited Commercial LC RR-4 32 0509-322-9600-0 MCSHERRY REV LIVING TR, DONALD & BONNIE 7.67 part of a larger farm FP-1 FP-35 33 050933398308 ROSALINO ANTONIO RUIZ 6.88 has two zoning categories and will be made to match under one zoning category RR-8/FP-1 RR-16 33 0509-333-9770-1 ROSALINO ANTONIO RUIZ 7.57 has two zoning categories and will be made to match under one zoning category RR-8 RR-16 34 0509-341-9000-2 THOMAS H WENDT 20.17 parcel is less than 35 acres FP-35 FP-1 34 0509-341-9600-6 THOMAS H WENDT 2.57 parcel is less than 35 acres FP-35 FP-1 Town of Oregon Blanket Rezone List Page 7 of 13 0509-041-8320-0 RITA MAE KLUEVER 4.46 Less than 35 acres in size and not farmed FP-35 FP-1 per property owner request 0509-041-6166-2 RITA MAE KLUEVER 1.21 Check RE FP-1 per property owner request 0509-044-8050-0 RITA MAE KLUEVER 26.92 less than 35 acres FP-35 FP-1 per property owner request 0509-211-6910-0 Moreland Rev Living Trust 0.40 Permiter parcel with no environmental feaures or trail NR-C UTR by request of the town. 0509-353-8561-0 ROBERT L HALBLEIB 24.88 parcel is less than 35 acres FP-35 FP-1 Owner name is not accurate, belongs to Obrien. This is contigous to FP-35 lands they 0509-142-8330-0 BUBBA 1 LLC 19.56 is less than 35 acres and has a restriction prohibiting development AT-35/RM-16 FP-1 In planned neighborhood for Village of Oregon 0509-264-8570-9 DANIEL L O'BRIEN 11.30 Part of a larger farm FP-1 FP-35 part of CSM 0509-031-4022-0 JENKINS JT REV TR, RONALD R & JUL 6.17 DR preventing dev with residential zoning. Is it developable or not? RR-4 FP-1 Can't be FP-1 in Ag Transition, leave as is. updated 5/14/2026 REMOVED PROPERTIES Page 8 of 13 Amble Land LLC – 5900 CTH D, Oregon Staff recommendations for rezone deed restrictions, and CUP conditions on outdoor storage. Current LC zoning allows some outdoor storage as a permitted use (up to 12 vehicles or pieces of equipment). LC Limited Commercial Zoning District Fact Sheet Proposed GC zoning requires a Conditional Use Permit for ANY outdoor storage. GC General Commercial Zoning District REZONE DEED RESTRICTION Town recommended conditions/restrictions below, with staff comments. 1. Outdoor lighting shall comply with Dane County Zoning Ordinance Chapter 10, Section 10.102(5). After business hours, exterior lighting shall be limited to building entrances and overhead service doors. A dusk-to-dawn light is permitted in the parking lot. 2. Burning of debris shall be prohibited on the property. 3. Garbage and/or recycling receptacles shall be located behind (north) of the buildings so as to minimize street visibility. 4. Outdoor storage of parts, tires or non-essential equipment or materials is prohibited. [RH: “non-essential” is not well defined, recommend this be a CUP condition with more specific wording, see below. Application for CUP #2702 requests storage for landscaping materials, equipment and vehicles, and the caretaker residence. They propose to continue the existing outdoor storage, specifically: “landscaping materials, trailers, vehicles, and equipment stored in designated areas behind existing buildings or existing screening.” … “outdoor materials consist primarily of soil, mulch, and bark stored in designated areas.” (bins or areas)] 5. Signage shall be limited to one (1) free-standing, unlit sign in accordance with Dane County Sign Ordinances. 6. Permanent fuel storage shall be prohibited on the property. Two mobile fuel transfer thanks shall be permitted. Mobile tanks must meet all spill containment standards required by the Division of Environmental Health. [RH: include this on both the DR and the CUP] 7. Hours of operation shall be limited to 6:30am -7:00pm Monday to Friday; 8:00am – 12:00pm (noon) Saturday. Winter hours will be dependent on weather. 8. Business on-site employees shall be limited to no more than 6. 9. Loudspeakers on the subject property shall be prohibited. 10. Off-street employee parking shall be limited to no more than 20 exterior stalls for operational and on-site employees. 11. On-site equipment and vehicles shall be equipped with squawker/white sound reversing alarms to reduce potential noise-nuisance. 12. No retail sales or other on-site transactions with final customers shall be permitted. 13. The existing vegetative screening meeting s.10.101(12) requirements shall be maintained along the subject property’s eastern and western boundaries. 14. No on-site tri-axel or quad-axel vehicles shall be permitted in the operation of the business. 15. Operator will comply with all town road weight restrictions imposed by the Town of Oregon. 16. Building footprints may not exceed 20% of the Subject Property site. 17. Manufacturing is prohibited. [RH: would be Light industrial in Ch 10] 18. Operation as a data storage center is prohibited. 19. Indoor entertainment or assembly is prohibited. Page 9 of 13 20. Transient or tourist lodging is prohibited. 21. Instead of items #18-20 here, recommend a positively worded restriction that states: a. Land uses shall be limited to the following permitted uses: i. Contractor, landscaping or building trade operations. ii. Office uses (associated with contractor landscaping business) b. Land uses shall be limited to the following conditional uses: i. Outdoor storage ii. Caretaker’s residence CUP 2702 POTENTIAL CONDITIONS 1. Outdoor storage shall be limited to landscaping materials, equipment and vehicles associated with the landscaping company / contractor operation. This includes landscaping materials (soil, mulch, and bark in the designated bin areas behind the buildings), and trailers, vehicles, and equipment to be stored behind the existing screening along Highway D. 2. Outdoor storage of parts, tires or non-essential equipment or materials is prohibited. 3. Permanent fuel storage shall be prohibited on the property. Two mobile fuel transfer thanks shall be permitted. Mobile tanks must meet all spill containment standards required by the Division of Environmental Health. [RH: include this on both the DR and the CUP] 4. This CUP is only effective upon Rezone #12256 becoming effective. 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