The new Comprehensive Plan is available on CD at a cost of $10.
Here are some of the major points of the Plan:
Town of Black Wolf Comprehensive Plan 2008 - 2028
Table of Contents
Land Use Plan
Findings and Recommendations........................................................................................... 1
Goals and Objectives............................................................................................................. 1
Background Information......................................................................................................... 2
Land Use Characteristics.................................................................................................... 2
Table 1 Existing Land Use.......................................................................................... 2
Trends in the Supply, Demand, and Price of Land............................................................. 3
Table 2 Town of Black Wolf Building Permits............................................................. 3
Conflict between Adjacent Land Uses................................................................................. 4
Limitations on Development................................................................................................ 4
Land Use Projections.......................................................................................................... 5
Table 3 Residential Land Use Projections.................................................................. 5
Development and Redevelopment Opportunities............................................................... 6
Land Use Plan..................................................................................................................... 6
Table 4 Comparison of Current Zoning and Land Use Plan....................................... 8
Land Use Plan.......................................................................................................................... 9
Integration and Consistency.......................................................................................................... 11
Measurement of Progress................................................................................................... 12
Five-Year Implementation Plan........................................................................................... 12
Table 5 Five-Year Implementation Plan..................................................... 13
Findings and Recommendations............................................................................................ 15
SWOT Workshop.............................................................................................................. 16
Population Characteristics................................................................................................ 17
Income Characteristics..................................................................................................... 18
Employment Characteristics............................................................................................. 18
Education Characteristics................................................................................................. 20
Population Projections....................................................................................................... 20
Household Projections....................................................................................................... 20
Findings and Recommendations......................................................................................... 21
Background Information....................................................................................................... 22
Agricultural Resources...................................................................................................... 22
Natural Resources............................................................................................................. 23
Cultural and Historical Resources..................................................................................... 28
Community Design............................................................................................................ 28
Findings and Recommendations............................................................................................ 29
Transportation Modes........................................................................................................ 30
Table 6 Transportation Modes.................................................................................. 30
Street and Highway Classification..................................................................................... 31
Traffic Counts.................................................................................................................... 32
Table 7 Transportation Modes.................................................................................. 32
Transportation Plans and Programs................................................................................. 32
Housing Characteristics.................................................................................................... 35
Housing Affordability.......................................................................................................... 37
Housing Plans and Programs........................................................................................... 37
Utilities and Community Facilities...................................................................................... 40
Table 8 Town of Black Wolf Utilities and Community Facilities................................ 40
Analysis of Economic Base............................................................................................... 44
Table 9 Town of Black Wolf Employers.................................................................... 44
Types of New Business Desired....................................................................................... 44
Ability to Retain and Attract Business................................................................................ 44
Infrastructure...................................................................................................................... 45
Regulatory Issues.............................................................................................................. 45
Financial Programs........................................................................................................... 45
Guidelines for Intergovernmental Cooperation.................................................................. 48
Governmental Jurisdictions............................................................................................... 48
Conflicts and Opportunities............................................................................................... 49
Map 1 Existing Land Use
Map 2 Zoning Map
Map 3 Topography
Map 4 Prime Farmland
Map 5 Soil Limitations for Dwellings with Basements
Map 6 Depth to Water Table
Map 7 Natural Heritage Inventory
Map 8 Street Classifications and Traffic Counts
Map 9 Community Facilities and Utilities
Map 10 Historic Contaminated Sites
Tables
Table 100 Historical Population Change
Table 101 Population Race and Hispanic Origin
Table 102 Population Age and Median Age
Table 103 Median Income
Table 104 Household Income
Table 105 Per Capita Income
Table 106 Poverty Status
Table 107 Labor Force
Table 108 Employment Status of Population 16 Years and Over
Table 109 Industry of Employed Person 16 Years and Over
Table 110 Occupation of Employed Persons 16 Years and Over
Table 111 Travel Time to Work
Table 112 Average Weekly Wages
Table 113 Educational Attainment
Table 114 Population Projections
Table 115 Household Projections
Table 116 Age of Housing
Table 117 Types of Housing Units
Table 118 Housing Occupancy and Tenure
Table 119 Vacancy Status
Table 120 Housing Values
Table 121 Median Housing Values
Table 122 Household Types
Table 123 Persons Per Household
Table 124 Household Size
Table 125 Owner Affordability
Table 126 Renter Affordability
Appendix
Historic Architectural Inventory
Plan Commission Resolution recommending the Plan
Ordinance Adoption by Town Board
Town Board......................................................... Frank Frassetto, Chairman
Thomas Herzing, Supervisor
Town Officials...................................................... Ellen Chmielewski, Clerk
John McDermott, Treasurer
Bowmar Appraisal, Inc., Assessor
Christopher Martell, Constable
Doug Seffern, Van Dyne Fire Chief
David Frank, Building Inspector
Tom Verstegen, Zoning Administration
Plan Commission.................................................. Jim Chitwood, Chairman, Bradley Disch
Sandra Golliher, Robert Kossel, Leon Luker
Consultant.......................................................... Martenson & Eisele, Inc., Warren Utecht, Vice President of Planning
Adopted November 17, 2008
http://www.townofblackwolf.com/
Land Use
Major Findings
q Land uses in the town will be impacted by the boundary agreement that has been reached between the Town of Black Wolf and the City of Oshkosh.
q The Town of Black Wolf’s desire is to remain a rural town. It will encourage residential development to occur within the Town’s Sanitary District.
q The Sanitary District is limited to no more than twenty building permits per year. The demand for building permits has historically been under that restriction.
q The Town is situated between the Oshkosh and Fond du Lac metropolitan areas, and can easily access U.S. Highway (USH) 41, a major north-south corridor.
q The Town of Black Wolf has a substantial amount of properties on the waterfront of Lake Winnebago. Most of the town’s residents live either on the waterfront
or very near the lake.
Recommendations
q The Town has reached an understanding on a Boundary Agreement with the City of Oshkosh, so it needs to jointly prepare a cooperative plan with the City.
q The Town of Black Wolf should limit the number of lots created by a Certified Survey Map (CSM) involving parcels that split-off land from farmfields.
q The Town will allow residential development in unsewered areas on a limited basis.
Goals and Objectives
Goal #1
The Town of Black Wolf will address concerns of the majority of its constituent’s to preserve the rural character of Black Wolf by directing any future residential,
commercial, and industrial land uses to within the Black Wolf Sanitary District.
Objectives
1. Contiguous Development Future land development of any kind should occur contiguous to like development.
2. Support Existing Businesses The Town of Black Wolf will support existing commercial businesses, encouraging them to expand at their present locations
rather than moving to another location that may be outside the town.
3. Implementation Tool The Town will update its Zoning Ordinance and use it as the primary tool to control development and implement the Town’s
Comprehensive Plan.
4. Impacts to Natural Resources When evaluating any potential development projects, the Town will consider the potential impact on natural resources,
environmental corridors, and habitat areas.
5. Consistency with Plan The Town shall require all decisions and actions concerning land use development and redevelopment to be consistent
with the Comprehensive Plan or, if convincing arguments are presented, the Town Board may amend the Comprehensive Plan.
6. Restrict Large Lot Development Residential lots more than two acres will be discouraged.
7. Minimum Landscape Standards for New Construction The Town of Black Wolf will consider an ordinance that would require a certain number of trees
to be planted and maintained immediately following the completion of home construction.
Goal #2
Establish a planned and coordinated approach to ensure land uses in the town maximize compatibility between neighboring uses and the preservation of its rural character.
Objectives
1. Buffers and Setbacks for Non-Agricultural Uses Any new non-agricultural development is responsible for providing an adequate buffer on their property
between themselves and existing farm operations. Farming operations are not responsible for providing buffer on their property unless they come under the
Livestock Facility Siting regulations.
Background Information
Land Use Characteristics
Map 1 shows the existing land use pattern in the Town of Black Wolf (following maps tab). Table 1 shows existing land use characteristics, including acreage,
percentage of acreage by land use, and intensity/density.
The intensity and density of land use is a generalization of the amount of land absorbed (hard surface and buildings) by a particular use on a piece of property.
Table 1
Existing Land Use
|
|
Acres |
% |
Intensity/Density |
|
Farmsteads |
39 |
.4% |
Low density: one unit per five or more acres |
|
Low Density Residential |
887 |
8.9% |
Low density: one unit per acre |
|
Medium Density Residential |
4 |
0% |
Medium density and intensity |
|
Commercial |
12 |
.1% |
High density and intensity |
|
Industrial |
11 |
.1% |
High density and intensity |
|
Public/Institutional Facilities |
17 |
.1% |
Medium density and intensity |
|
Transportation (including rail) |
505 |
5.1% |
Low density and intensity |
|
Agricultural |
5,950 |
60.0% |
Very Low density and intensity |
|
Open Land |
2,209 |
22.2% |
Very Low density and intensity |
|
Water Features |
76 |
.8% |
Open-No density-intensity |
|
Park and Recreational Facilities |
241 |
2.4% |
Open-No density-intensity |
|
Total |
9,951 |
|
|
Source: Town of Black Wolf and Martenson & Eisele, Inc.
Trends in the Supply, Demand, and Price of Land
Agricultural
q The Town of Black Wolf continues to be a predominantly rural community, with agricultural and open land occupying 82% of the total land area.
q Agricultural land in the town is considered an important land use that should be promoted and encouraged, while recognizing that over time a
transition to more intense land uses will occur.
q In the future, farmland close to the City of Oshkosh will likely be absorbed through annexation when located in the “undetermined timeframe
for Oshkosh Expansion,” as identified in the Cooperative Plan and Boundary Agreement with the City of Oshkosh.
q Price of farmland can start at $3,000 per acre, but if the land is flat and intended for residential development, it can be $12,000 or more per
acre in the Sanitary District. If on a ravine, creek, or woods, and purchased for residential development, the value could be higher.
Residential
q Table 1 identifies 887 acres, or 9% of the town’s total land area, as being in residential development. This percentage shows the historical
amount of land that has been converted from farmland to residential uses, which to some degree can be attributable to the close proximity of
the Oshkosh and Fond du Lac metropolitan areas. The majority of residential development is found along the west shore of Lake Winnebago.
q Table 2 shows building permit records from 2002 through 2007. During those years, the most permits were issued in 2003. In the past
two years, building permit activity was nearly half of what it had been, reflecting the nationwide slump in the housing market.
q New housing in Black Wolf has been entirely single-family.
q Residential building opportunities are neither abundant nor scarce. Vacant unsewered lot prices may range from $35,000 to $45,000.
At this time, very few lots exist with sewer.
Table 2
Town of Black Wolf Building Permits
|
Year |
Type |
Total |
|
2002 |
Single-Family |
17 |
|
2003 |
Single-Family |
23 |
|
2004 |
Single-Family |
19 |
|
2005 |
Single-Family |
19 |
|
2006 |
Single-Family |
8 |
|
2007 |
Single-Family |
8 |
|
Total |
|
94 |
|
Avg. |
|
16 |
Source: Town of Black Wolf
Commercial
q Commercial land use covers twelve acres of land in the town. It is typically found along or near the USH 45 corridor.
q The type of commercial activity in the town is primarily convenience stores or restaurants that serve the town residents.
q Commercial land value is difficult to determine because of the scarcity of sales and lack of zoned commercial real estate.
Industrial
q The town has only a few scattered industrial sites, with the main concentration being along USH 45 east of the Oshkosh Country Club.
q The town does not have a business park, nor is the Town promoting industrial development.
Conflict between Adjacent Land Uses
Within the Town of Black Wolf
q Rural residential development can create conflict between new residents and farmers because their agricultural practices may create
noise and odor.
q The Town of Black Wolf is a mix of agricultural and rural residential land uses, with some commercial and industrial uses along major
roadways. Safeguards will need to be instituted to buffer future commercial and industrial uses when they abut residential homes.
Between the Town of Black Wolf and Adjacent Municipalities
q The City of Oshkosh includes nearly all of the Town of Black Wolf within its future growth area. At this time, the Oshkosh Land Use
Plan shows most of the rural areas as “Rural Preservation,” and the more densely residential areas along Lake Winnebago and the
sewered area along USH 45 as “Residential”. The City has historically taken a position of enforcing their land use plan by denying plats
within their extraterritorial review area when their land use plan identifies the land in question to be shown as “Rural Preservation”.
Between the Town of Black Wolf and Surrounding Towns
q The Town of Black Wolf has no known land use issues with any of the adjoining towns in Winnebago or Fond du Lac Counties.
Limitations on Development
These topics are discussed again in the Agricultural, Natural, and Cultural Resources element.
Environmental Corridors (Map 1)
q Environmentally Sensitive Areas (ESAs) are areas within a landscape that encompass especially valuable natural resource features that
should be protected from development.
q More detailed information regarding this item can be found in the Agricultural, Natural, and Cultural Resources element.
Topography (Map 3)
q The topography of the Town of Black Wolf is relatively flat through the center of the town (going south to north). The lowest point is
along Lake Winnebago, where the elevation is 747 feet above sea level.
q The highest point is along the western edge of the town, where elevation can be 832 feet above sea level, or a difference of about
85 feet from the highest to lowest point.
q The town’s topography has not caused building limitations.
Soils Limitations for Dwellings with Basements (Map 5)
q About half the soils in the Town of Black Wolf have very limited ability to support basements, but builders can overcome those
limitations by using appropriate building methods. Using these methods does not hinder development of basements anywhere in the town.
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SMART GROWTH INITIATIVE
The Smart Growth Initiative enacted in the 1999-2001 state budget bill is a landmark effort by state
officials to encourage sound land use planning by local communities. The state's first attempt to curb
urban sprawl and promote better land use, Smart Growth creates financial incentives for municipalities
to devise and follow land use plans that meet state guidelines.
Those state guidelines to be considered when local officials write land-use plans include:
• Conservation of farm land and natural resources, including groundwater, forests, floodplains,
wetlands, wildlife habitat, parks and recreational resources.
• Future development of utilities and community facilities, including sewers, water supplies, waste
disposal, water treatment, recycling, parks, telecommunications, power plants and transmission lines,
cemeteries, health care, police and fire services, libraries and schools.
• Future transportation needs and how they will relate to regional and state transportation plans.
• Existing housing stock and programs to promote development of a range of housing choices.
• Economic development goals, including an analysis of the community's existing labor force, ability
to attract and retain businesses and provisions for promoting redevelopment of environmentally
contaminated sites.
• 20-year projections for future development and redevelopment of public and private land.
Under Smart Growth, a total of $3.5 million will be made available to help local governments pay for
developing a land use plan. Preference will be given to communities that:
• Address the interests of neighboring communities.
• Identify "Smart Growth" areas where development or redevelopment can occur adjacent to existing
development.
• Provide opportunities for public participation throughout the planning process.
The pool of state grant funds may be added to in future years, but the grant program will end
July 1, 2010.
Smart Growth Dividend
Additional state aid, called a Smart Growth Dividend, will be available beginning in 2005 for
municipalities and counties that have developed a comprehensive plan that meets state standards
and that have enacted zoning and subdivision ordinances consistent with that plan.
The University of Wisconsin Extension will draft model zoning ordinances that, for urban areas,
encourage traditional, compact, mixed-use neighborhoods and, for rural areas, encourage
"conservation subdivisions" with compact lots and common open space. Municipalities with more than
12,500 people are required to adopt the ordinance by 2002, although they're not required to approve
specific proposals for development.
Beginning in 2005, the Smart Growth program also will reward communities that can show increases
in compact development and moderately priced housing.
Beginning Jan. 1, 2010, all incorporations, annexations, boundary changes, plat approvals, zoning
ordinances, or other land use regulation approved by a community must be consistent with its adopted
land use plan.
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