A COMPREHENSIVE PLAN FOR THE TOWN OF ......comprehensive plan is documented in the first edition of this report, A Comprehensive Plan for the Town of Farmington: 2035, which was adopted

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#237182 1/22/18 MGH/KJM/BRM

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Preliminary Draft

Community Assistance Planning Report No. 292, 2nd Edition

A COMPREHENSIVE PLAN FOR THE TOWN OF FARMINGTON: 2050

(Figure, Map, and Tables are at end of report)

I. BACKGROUND

The Wisconsin legislature enacted a comprehensive planning law in 1999, set forth in Section 66.1001 of the

Wisconsin Statutes. The 1999 requirements supplement earlier provisions in the Statutes for preparing county

development plans (Section 59.69(3)) and local master plans (Section 62.23), and provide a framework for

developing, adopting, implementing, amending, and updating comprehensive plans in Wisconsin. The law

includes a “consistency” requirement, whereby zoning, subdivision, and official mapping ordinances adopted

and enforced by counties, cities, villages, and towns must be consistent with the comprehensive plan adopted

by the county or local unit of government.

A multi-jurisdictional planning process was undertaken by Washington County, the Town of Farmington and 10

other local government partners, UW-Extension, and SEWPRC from 2005 through 2009 to address the

comprehensive planning requirements. This process resulted in the adoption of comprehensive plans by the

County and each local government partner that satisfy these requirements. Farmington’s original

comprehensive plan is documented in the first edition of this report, A Comprehensive Plan for the Town of

Farmington: 2035, which was adopted by the Town Board on January 19, 2010.

The first edition of the Town’s comprehensive plan is an extensive report that includes a wide-range of data and

mapping. The first edition also includes the nine comprehensive planning elements and corresponding goals,

objectives, policies, and programs required by the comprehensive planning law.1 Section 66.1001(2)(i) of the

Statutes requires that the plan be updated no less than once every ten years, but it does not specify what the

update must include or how extensive it must be. Based on discussion between Town officials and SEWRPC

staff, this update to the plan focuses on updating the land use plan map, which is a visual representation of the

comprehensive plan that serves to support the goals and objectives set forth in the first edition of the plan. The

resolutions and ordinance adopted during the plan update process are included in Appendix A.

1 The nine elements include: Issues and Opportunities; Land Use; Housing; Transportation; Utilities and Community Facilities; Agricultural, Natural, and Cultural Resources; Economic Development; Intergovernmental Cooperation; and Implementation.

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II. POPULATION AND HOUSEHOLD PROJECTIONS

To ensure that adequate and suitable land is available to accommodate anticipated future population growth

in the Town, the Town Board selected a probable 2050 design year plan population level for this plan update.

Two alternative population projections were developed for the Town Board to consider in an effort to lessen the

uncertainty associated with forecasting a future population level. One projection was prepared by SEWRPC

under VISION 2050, which documents the regional land use and transportation plan adopted by the

Commission in 2016. The other projection was also prepared by SEWRPC, and is based on the population

trends experienced in the Town from 1990 to 2015. The “recent trends” analysis used a technique similar to

that used by the Wisconsin Department of Administration to prepare its population forecasts, wherein

population changes between 2000 and 2015 were weighted more heavily than changes between 1990 and

2000.

VISION 2050 envisions a future population of 4,184 Town residents in 2050, while a continuation of recent

trends would result in about 5,403 Town residents in 2050. The Town’s population would increase by 150

residents over the estimated 2015 population (4,034) under the VISION 2050 projection, which is an increase

of about 4 percent. The Town’s population would increase by about 1,369 residents under the recent trends

projection, which is an increase of about 34 percent. A comparison of the two projections, in relation to changes

in the Town’s population between 1950 and 2015, is presented in Figure 1.

The two alternative projections provide a reasonable range for the Town’s year 2050 population. The Plan

Commission and Town Board considered the projection range, past trends, and local knowledge and

expectations regarding anticipated future growth and development in choosing the Town’s population

projection for 2050. The Plan Commission and Town Board chose to adopt the 2035 population projection of

4,500 for the year 2050, which was the basis of the land use plan map prepared for the first edition of this

plan.

The selected population projection would result in approximately 1,673 households in 2050, based on an

anticipated household size of 2.69 people per household (average household size is based on the first edition

of this plan).

III. TOWN OF FARMINGTON LAND USE PLAN UPDATE

Land Use Plan Map Overview

Farmington has a rich and unique natural, cultural, and historical resource base that includes segments of the

Milwaukee River and North Branch Milwaukee River, archaeological features such as Native American “Island”

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Effigy mounds, scenic views, and a strong German heritage. This comprehensive plan update seeks to continue

preserving natural resources, agricultural activity, and rural character within the Town.

Planned land use for the Town, which updates the comprehensive plan from a design year of 2035 to a design

year of 2050, is presented on Map 14 (2017 Update). Table 1 presents the acreage of each land use category

shown on Map 14. The land use plan map reflects existing land use as of 2015, with overlays designating areas

for expanding residential development. The Hamlet Growth Area Overlay designates areas for expanding

residential development in and around the hamlets of Boltonville, Fillmore, and St. Michaels. The Country

Estates Growth Area Overlay designates areas for expanding residential development adjacent to existing

subdivisions outside of the Hamlets. The map also includes limited expansion of existing commercial and

industrial areas along STH 144. Table 1 shows that urban development would encompass slightly more than

20 percent of the Town if the Hamlet Growth Area, Country Estates Growth Area, Commercial Area, and

Industrial Area Overlays would become fully developed. To maintain substantial agreement with the regional

land use plan (VISION 2050), urban development will be capped at no more than 20 percent of the total area

of the Town.

Land located outside of the future growth areas is designated for agricultural or other rural uses on the land

use plan map. The map also identifies existing woodlands, wetlands, surface waters, primary and secondary

environmental corridors, isolated natural resource areas, and the Wisconsin Department of Natural Resources

(WDNR) project boundary for the North Branch Milwaukee River Wildlife and Farming Heritage Area.

Land Use Plan Map Updates

The following is a list of updates made to the year 2050 land use plan map as part of this update to the Town’s

comprehensive plan, based on discussion between Town officials and SEWRPC staff:

Hamlet and Country Estate Growth Areas have been expanded to match parcel boundaries and

incorporate small “islands” surrounded by growth areas (urban development will be capped at no more

than 20 percent of the total area of the Town)

Existing land uses have been updated to the year 2015

Existing environmental corridors and isolated natural resource areas have been updated to the year

2015

North Branch Milwaukee River Wildlife and Farming Heritage Area project boundary has been updated

to the year 2016

Stoneridge Golf Course has been removed

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Land Use Plan Categories

The land use plan categories describe the range of urban and rural development as designated on the Town’s

year 2050 land use plan map (Map 14). Typical existing and planned land uses within each category are as

follows.

Low-Density Residential

This category includes existing single-family, non-modular residences in the Town. Low-density residential

development is scattered throughout the Town, with larger concentrations located in the southern and

southwestern portions of the Town and the hamlets of Boltonville and Fillmore. Low-density residential uses

occupy 5,061 acres, or about 22 percent of the Town, on the 2050 land use plan map. This includes 1,811

acres of low-density residential development existing as of 2015, plus 3,250 acres of existing agricultural and

open lands within the Hamlet and Country Estates Growth Areas that may be converted to residential uses

during the planning period. The growth area boundaries are general in nature and urban development will be

capped at no more than 20 percent of the total area of the Town.

Hamlet Growth Area (Overlay)

The Hamlet Growth Areas are intended to accommodate single-family residential development within

subdivisions or on lots created by CSM on lands within or contiguous to, and extending approximately one-

quarter mile from, the existing hamlets of Boltonville, Fillmore, and St. Michael’s. In some instances, hamlet

growth areas may extend more than one-quarter mile from the existing hamlets to avoid splitting parcels. The

minimum lot area for single-family homes is 40,000 square feet for parcels created prior to the adoption of an

updated Town zoning ordinance in 2005, 1.5 acres for parcels created after that date and prior to the adoption

of this plan update, and one acre (43,560 square feet) after the adoption of this plan update. The Town zoning

ordinance will be amended in the future to create a zoning district that is compatible with the one acre minimum

lot area and maintain consistency with this plan update.

In 2015, 1,088 acres within the three hamlet growth areas were used for agricultural purposes or were open

and undeveloped. The plan allows converting this total area to residential use as long as urban development

does not exceed 20 percent of the total area of the Town; however, new residential development should occur

adjacent to and outward from existing land divisions. Commercial and industrial development in accordance

with zoning requirements can also be accommodated in the Hamlet Growth Areas.

Country Estates Growth Area (Overlay)

The Country Estates Growth Areas are intended to accommodate single-family residential development within

subdivisions or on lots created by CSM on lands within or contiguous to, and extending approximately one-

quarter mile from, the boundary of an existing subdivision not contiguous to the hamlets of Boltonville, Fillmore,

or St. Michael’s. In some instances, Country Estate Growth Areas may extend more than one-quarter mile from

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the existing subdivisions to avoid splitting parcels. The Country Estates Growth Areas are intended to

accommodate single-family residential development at an average density of at least three acres per dwelling

unit in an estate or farmette setting, served by private sewage disposal and water facilities.

Three Country Estates Growth Areas are designated on the land use plan map. The first is located south of the

Washington-Sheboygan County line and includes several parcels created by CSM. The second is located along

Paradise Road around the Windy Acres Subdivision. The third and largest runs from the Green Lake area

northwest to STH 144 and along STH 144 to STH 28 and includes the Whitewood Estates, Wesley Estates,

Shalom Estates, Pheasant Ridge, Star Valley, Lakehaven, and other subdivisions. In 2015, 2,162 acres within

the three Country Estate Growth Areas were used for agricultural purposes or were open and undeveloped.

The plan allows converting this total area to residential use as long as urban development does not exceed 20

percent of the total area of the Town; however, new residential development should occur adjacent to and

outward from existing land divisions.

Medium Density Residential/Modular Homes

This category includes a multifamily building and a mobile home that existed in 2015. The land use plan map

identifies the location of the mobile home east of Orchard Valley Road just south of CTH X, and the multifamily

building at the southwestern corner of the CTH DD and Scenic Drive intersection in the hamlet of Boltonville.

Medium Density/Modular Homes uses occupy about two acres, or less than one percent of the town, on the

2050 land use plan map. The land use plan map does not designate any additional areas for medium density

residential or modular home development.

Commercial

This category includes existing commercial development in the Town such as a sign company, a feed mill, a gas

station, a restaurant and taverns, and auto sales and repair shops. The land use plan map designates a future

commercial area overlay surrounding the intersection of STH 144, CTH A, and Club Lane. In 2015, 102 acres

of land within the commercial area overlay were used for agricultural purposes or were open and undeveloped.

If these areas are converted to commercial use during the planning period, areas developed with commercial

uses will increase from 24 acres in 2015 to 126 acres in 2050.

Industrial

Industrial land uses include manufacturing and other uses such as outdoor storage of commercial vehicles and

building materials, salvage yards, and storage buildings. The land use plan map designates a future industrial

area along STH 144 near the Washington-Sheboygan County line north of Boltonville. In 2015, 25 acres within

the industrial area overlay were used for agricultural purposes or were open and undeveloped. If these areas

are converted to industrial use during the planning period, areas developed with industrial uses will increase

from 25 acres in 2015 to 50 acres in 2050.

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Extractive

Extractive land uses involve onsite extraction of surface or subsurface materials (typically sand or gravel). One

extractive use encompassing about five acres existed in 2015 and is reflected on the land use plan map. The

site was inactive in 2015.

Governmental, Institutional, and Utilities

This land use category includes existing governmental and institutional buildings and grounds for which the

primary function involves administration, safety, assembly, or educational purposes. This includes the Town

Hall, Farmington Elementary, two volunteer fire departments, Fillmore Turner Hall, two parish churches, a

parish church and school, three historic churches, and seven cemeteries. This category also includes cell tower

sites and a gas pipeline substation. About 45 acres of land are designated as Governmental, Institutional, and

Utilities on the 2050 land use plan map, which is the same as existed in 2015. The Town owns enough land

adjacent to the Town Hall to accommodate additional public works and/or administrative offices that may be

needed to serve the residential growth areas shown on the land use plan map.

Recreational

The Recreational land use category includes lands developed with facilities for outdoor recreation, including

public and private parks and private campgrounds, golf courses, subdivision parks, and sportsman clubs. This

category also includes open space sites owned by the Town, Washington County, private recreational

organizations, and subdivision associations, including the Star Valley Subdivision Park, which is recommended

to be developed for recreational use during the planning period. Several other public and private outdoor

recreation sites are located in the Town, but those sites are primarily for protecting natural resources with limited

recreational uses permitted. The plan envisions that the areas designated for recreational uses would occupy

225 acres, or about 1 percent of the Town. The Town should consider preparing a park and open space plan

to identify park sites and recreational facilities needed to serve residents in the St. Michael’s Hamlet and possibly

within areas designated for Country Estate development.

Street and Highway Rights-of-Way

All existing street and highway rights-of-way are shown on Map 14 as a separate land use category. There are

873 acres, or about 4 percent of the Town, within existing street and highway rights-of-way. Chapter VIII of

the first edition of this plan provides additional information regarding planned transportation facilities in the

Town, including recommendations for arterial streets and highways. The Town should require the dedication

of new collector and land access streets needed to serve new subdivisions and CSMs as they are reviewed and

approved by the Town Board.

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Agricultural and Open Lands

Agricultural and Open Lands include all croplands, pasture lands, nonresidential farm buildings, and lands in

the Town that are not being farmed and have not been developed. Agricultural and Open Lands on the land

use plan map outside designated residential, commercial, and industrial growth areas encompass 10,645 acres,

or about 45 percent of the Town. Agricultural and open lands outside of designated growth areas are intended

to be preserved for agricultural use; for productive farms through prevention of land use conflicts between

incompatible uses and controlling public service costs; and through maintenance of a viable agricultural base

to support agricultural processing and service industries. The Town zoning ordinance, updated in 2005, also

allows single-family residential development at a minimum density of one home per five acres in the agricultural

zoning district. In turn, the Agricultural and Open Lands land use category allows individual single-family

homes at this minimum density throughout the agricultural areas of the Town without having to amend the land

use plan map.

Environmentally Significant Resource Areas

Environmentally significant areas shown on the land use plan map include wetlands, woodlands, surface water,

and primary environmental corridors. These resources are described in the Agricultural, Natural, and Cultural

Resources Element (Chapter V) of the first edition of this report. To effectively guide development in the Town

into a pattern that is efficient, stable, healthful, and attractive, it is necessary to carefully consider the location

of planned land uses in relation to these resources. Locating new development outside of primary

environmental corridors and other environmentally significant areas will serve to maintain a high level of

environmental quality in the Town, and will also avoid costly development problems such as flood damage, wet

basements, and failing pavements. Properly relating new development to such environmentally significant

areas will also help preserve the scenic beauty of the Town.

Where possible, this plan recommends that new development be located entirely outside of primary

environmental corridors, wetlands, woodlands, and surface waters. While the plan recommends preserving

primary environmental corridors, the plan recognizes that in some cases very low density residential

development could occur in the upland portion of such lands (that is, outside surface water, wetlands, and

floodplains). In addition to limited residential development, land uses such as transportation and utility facilities

and certain recreational uses may also be accommodated within these environmentally significant areas without

jeopardizing their overall integrity. Guidelines for the types of development that may be accommodated within

various component natural resource features of environmental corridors are set forth in Table 2. Even though

these guidelines are not exhaustive, with good judgement they may be extended to, and be used for evaluating

proposals for similar types of development not specifically listed.

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Primary Environmental Corridor Overlay

Environmental corridors contain almost all of the best remaining woodlands, wetlands, and wildlife habitat

areas in the Town, as well as floodplains and steeply sloped areas where intensive urban development would

be ill-advised. Primary Environmental Corridors encompass 5,042 acres, or about 21 percent of the Town.

Secondary Environmental Corridor Overlay

Secondary environmental corridors contain concentrations of high value elements of the natural resources base,

but are smaller in areas than primary environmental corridors. Secondary environmental corridors occupy 860

acres, or about 4 percent of the Town.

Isolated Natural Resource Area Overlay

Isolated natural resource areas consist of areas with important natural resource values that are separated

geographically from environmental corridors. Most of the isolated natural resource areas in the Town are

wetlands or tracts of woodlands between five and 100 acres in size. Isolated natural resource areas occupy

715 acres, or about 3 percent of the Town.

Wetlands

Wetlands are regulated by State and Federal laws. Wetlands in the shoreland area are also regulated by the

Washington County Shoreland, Wetland, and Floodplain Ordinance (see Chapters II and V of the first edition

of this plan for information). Chapter NR 103, “Water Quality Standards for Wetlands,” of the Wisconsin

Administrative Code requires that when an activity involving disturbance of a wetland is proposed, practicable

alternatives that avoid or minimize adverse effects on the wetland in question shall be considered. Thus,

proposals to locate development in wetlands, usually requiring them to be filled, must include a practicable

alternatives analysis. If no practicable alternative is identified, a permit to allow development in a wetland

generally would require “mitigation,” under which new wetlands would be created or existing degraded

wetlands would be restored. Mitigation may be required on the same development site or in a different location.

Wetlands identified in SEWRPC’s regional land use inventory and shown on Map 14 encompass about 3,914

acres, or about 17 percent of the Town. The identification of wetlands is based on the Wisconsin Wetlands

Inventory completed in 2010, and updated to the year 2015 as part of the regional land use inventory. Wetlands

and their boundaries are continuously changing in response to changes in drainage patterns and climatic

conditions. While wetland inventory maps provide a basis for areawide planning, detailed field investigations

are necessary to precisely identify wetland boundaries on individual parcels. Field investigations should be

conducted to identify wetland boundaries at the time a parcel is proposed to be developed or subdivided. In

addition to the wetlands shown on Map 14, certain other wetlands have been identified by the Natural

Resources Conservation Service as farmed wetlands, which are subject to Federal wetland regulations.

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Woodlands

Woodlands are clusters of deciduous trees at least one acre in size outside of wetlands. Woodlands may also

include managed forest lands such as conifer tree plantations. Woodlands encompass 2,194, or about 9

percent of the Town. Woodlands provide an attractive natural resource of immeasurable value by contributing

to clean air and water, regulating surface water runoff, and maintaining a diversity of plant and animal life.

Woodlands should be maintained, to the extent practicable, for their scenic, wildlife habitat, educational, and

recreational value and to protect air and water quality. Development in woodlands that are within primary

environmental corridors should be limited in accordance with the guidelines in Table 2.

Surface Water

Surface water includes lakes, ponds, rivers, creeks, and streams. Surface water and adjacent shoreland areas

should be protected to maintain water quality. Surface waters encompass 402 acres, or about 2 percent of the

Town. Development within surface waters and on adjacent floodplains and shoreland areas are regulated

under State and Federal laws and County ordinances (see Chapters II and V of the first edition of this plan for

more information).

North Branch Milwaukee River Wildlife and Farming Heritage Area

The land use plan map also identifies the project boundary of the North Branch Milwaukee River Wildlife and

Farming Heritage area within the Town. The project boundary encompasses portions of the North Branch

Milwaukee River and Stoney Creek, large wetland complexes, agricultural lands, and Lake Twelve in the Town.

The WDNR anticipates using a variety of real estate tools, including fee simple purchase, easements, and

purchase of development rights (also referred to as conservation easements) to protect natural features and

agricultural lands within the project area. About 4,434 acres, or about 19 percent of the Town, are within the

project boundary.

Land Use Plan Category Updates

The following is a list of updates made to the year 2050 land use plan categories as part of this update to the

Town’s comprehensive plan based on discussion between Town officials and SEWRPC staff:

The Hamlet Growth Area text was revised to accommodate commercial and industrial development in

accordance with zoning requirements

Text was removed from the Hamlet Growth Area description regarding the boundaries splitting parcels

because they have been expanded on the land use plan map to match parcel boundaries

Text was added to the Hamlet Growth Area Overlay to allow one acre minimum lot areas for lots created

after the adoption of this plan update and to note the need to amend the Town zoning ordinance to

create a new zoning district that is compatible with the one acre minimum lot area

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Text was added to the Hamlet Growth Area Overlay and County Estates Growth Area Overlay land use

category descriptions noting that urban development will not exceed more than 20 percent of the total

area of the Town

Text was removed from the Agricultural and Open Lands description referencing base farm tracts, which

would require a density of no more than one home per 20 acres in Farmland Preservation Areas,

because the Town is not participating in the State’s Farmland Preservation Program

The Wetlands text was revised to provide further information regarding wetland regulations

Additional Considerations

There are a number of existing parcels zoned RD-Residential District, which requires a minimum lot size of

40,000 square feet for parcels created before October 2005 and 1.5 acres thereafter, that are located in areas

of the Town designated for lower residential densities on the land use plan map. The zoning for parcels created

after the adoption of this plan update should be consistent with the updated land use plan map.

* * *

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Figure 1Historical And Alternative Future Population Levels In The Town Of Farmington: 1950-2050

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Map 14 (2017 UPDATE)LAND USE PLAN FOR THE TOWN OF FARMINGTON: 2050

FUTURE INDUSTRIAL AREA

NORTH BRANCH MILWAUKEE RIVER WILDLIFEAND FARMING HERITAGE AREA PROJECTBOUNDARY (UPDATED 2016)

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Table 1 Planned Land Uses in the Town of Farmington: 2050

Land Use Category Acres Percent Low Density Residential 5,061a 21.5 Medium Density/Modular Home 2 --b Commercial 126c 0.5 Industrial 50d 0.2 Extractive 5 --b Government, Institutional, and Utilities 45 0.2 Recreational 225 1.0 Street and Highway Rights-of-Way 873 3.7 Agricultural and Open Lands 10,645 45.2 Wetlands 3,914 16.7 Woodlands 2,194 9.3 Surface Water 402 1.7

Total 23,542 100.0

a Includes 1,811 acres of low-density residential development existing in 2015, plus 3,250 acres of existing agricultural or open lands within the hamlet and country estates growth area overlays that are planned to be converted to residential uses.

b Less than 0.05 percent. c Includes 24 acres of commercial development existing in 2015, plus 102 acres of existing agricultural or open lands within the commercial area overlay that are planned to be converted to commercial uses.

d Includes 25 acres of industrial development existing in 2015, plus 25 acres of existing agricultural or open lands within the industrial area overlay that are planned to be converted to industrial uses.

Source: Town of Farmington and SEWRPC #238075

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ce

Cour

ts

Park

ing

Build

ings

La

kes,

Rive

rs, a

nd

Stre

ams

--e

--f,g

--

--

h --

i --

--

X

X --

--

--

--

--

--

--

--

Ripa

rian

Buffe

rj X

X X

X X

X --

X

X --

X

--

--

X X

--

--

Floo

dpla

ink

--l

X X

X X

X --

X

X --

X

X --

X

X --

--

Wet

land

m

--l

X --

--

Xn

--

--

--

X --

--

o --

--

--

--

--

--

Wet

Soi

ls X

X X

X X

--

--

X X

--

X --

--

X

--

--

--

Woo

dlan

d X

X Xp

--

X X

X --

X

X X

X X

X Xq

X X

Wild

life

Hab

itat

X X

X --

X

X X

--

X X

X X

X X

X X

X

Stee

p Sl

ope

X X

--

--

--r

--

--

--

--

Xs X

--

--

--

--

--

--

Prai

rie

--

--g

--

--

--r

--

--

--

--

--

--

--

--

--

--

--

--

Park

X

X X

X X

X X

X X

X X

X X

X X

--

--

Hist

oric

Site

--

--

g --

--

--

r --

--

--

--

--

--

--

--

X

--

--

--

Scen

ic V

iew

poin

t X

X --

--

X

X X

--

X X

X --

--

X

X X

X

Nat

ural

Are

a or

Crit

ical

Sp

ecie

s Hab

itat S

ite

--

--

--

--

--q

--

--

--

--

--

--

--

--

--

--

--

--

Not

e: A

n “X

” ind

icate

s th

at fa

cility

dev

elop

men

t is

perm

itted

with

in th

e sp

ecifie

d na

tura

l res

ourc

e fe

atur

e. In

thos

e po

rtion

s of

the

envir

onm

enta

l cor

ridor

s ha

ving

mor

e th

an o

ne o

f the

liste

d na

tura

l res

ourc

e fe

atur

es, t

he n

atur

al re

sour

ce fe

atur

e wi

th th

e m

ost r

estri

ctive

de

velo

pmen

t lim

itatio

n sh

ould

take

pre

cede

nce.

APPL

ICAB

ILITY

Th

ese

guid

elin

es in

dica

te th

e ty

pes

of d

evel

opm

ent t

hat c

an b

e ac

com

mod

ated

with

in p

rimar

y an

d se

cond

ary

envir

onm

enta

l cor

ridor

s and

isol

ated

nat

ural

reso

urce

are

as w

hile

main

tain

ing

the

basic

inte

grity

of t

hose

are

as. T

hrou

ghou

t thi

s tab

le, t

he te

rm “e

nviro

nmen

tal

corri

dors

” ref

ers t

o pr

imar

y an

d se

cond

ary

envir

onm

enta

l cor

ridor

s and

isol

ated

nat

ural

reso

urce

are

as.

Unde

r VIS

ION

205

0:

As

regi

onall

y sig

nific

ant r

esou

rce

area

s, pr

imar

y en

viron

men

tal c

orrid

ors s

houl

d be

pre

serv

ed in

ess

entia

lly n

atur

al, o

pen

use—

in a

ccor

danc

e wi

th th

e gu

idel

ines

in th

is ta

ble.

Se

cond

ary

envir

onm

enta

l cor

ridor

s and

isol

ated

nat

ural

reso

urce

are

as w

arra

nt c

onsid

erat

ion

for p

rese

rvat

ion

in e

ssen

tially

nat

ural

open

use

, as d

eter

min

ed in

cou

nty

and

loca

l plan

s and

in a

man

ner c

onsis

tent

with

Sta

te a

nd F

eder

al re

gulat

ions

. Cou

nty

and

loca

l un

its o

f gov

ernm

ent m

ay c

hoos

e to

app

ly th

e gu

idel

ines

in th

is ta

ble

to se

cond

ary

envir

onm

enta

l cor

ridor

s and

isol

ated

nat

ural

reso

urce

are

as.

GEN

ERAL

DEV

ELO

PMEN

T GU

IDEL

INES

Tran

spor

tatio

n an

d Ut

ility

Facil

ities

: All

trans

porta

tion

and

utilit

y fa

ciliti

es p

ropo

sed

to b

e lo

cate

d wi

thin

the

impo

rtant

nat

ural

reso

urce

s sh

ould

be

evalu

ated

on

a ca

se-b

y-ca

se b

asis

to c

onsid

er a

ltern

ative

loca

tions

for s

uch

facil

ities

. If i

t is d

eter

min

ed th

at s

uch

facil

ities

shou

ld b

e lo

cate

d wi

thin

nat

ural

reso

urce

s, de

velo

pmen

t act

ivitie

s sho

uld

be se

nsiti

ve to

, and

min

imize

dist

urba

nce

of, t

hese

reso

urce

s, an

d, to

the

exte

nt p

ossib

le fo

llowi

ng c

onstr

uctio

n, su

ch re

sour

ces s

houl

d be

resto

red

to p

reco

nstru

ctio

n co

nditi

ons.

The

abov

e ta

ble

pres

ents

deve

lopm

ent g

uide

lines

for m

ajor t

rans

porta

tion

and

utilit

y fa

ciliti

es. T

hese

gui

delin

es m

ay b

e ex

tend

ed to

oth

er si

mila

r fac

ilitie

s not

spec

ificall

y lis

ted

in th

e ta

ble.

Re

crea

tiona

l Fac

ilitie

s: In

gen

eral,

no

mor

e th

an 2

0 pe

rcen

t of t

he to

tal e

nviro

nmen

tal c

orrid

or a

rea

shou

ld b

e de

velo

ped

for r

ecre

atio

nal f

acilit

ies.

Furth

erm

ore,

no

mor

e th

an 2

0 pe

rcen

t of t

he e

nviro

nmen

tal c

orrid

or a

rea

cons

istin

g of

upl

and

wild

life h

abita

t and

wo

odlan

ds sh

ould

be

deve

lope

d fo

r rec

reat

iona

l fac

ilitie

s. It

is re

cogn

ized,

how

ever

, tha

t in

certa

in ca

ses t

hese

per

cent

ages

may

be

exce

eded

in e

fforts

to a

ccom

mod

ate

need

ed p

ublic

recr

eatio

nal a

nd g

ame

and

fish

man

agem

ent f

acilit

ies w

ithin

app

ropr

iate

natu

ral

setti

ngs.

In a

ll cas

es h

owev

er, t

he p

ropo

sed

recr

eatio

nal d

evel

opm

ent s

houl

d no

t thr

eate

n th

e in

tegr

ity o

f the

rem

ainin

g co

rrido

r lan

ds n

or d

estro

y pa

rticu

larly

signi

fican

t res

ourc

e el

emen

ts in

that

cor

ridor

. Eac

h su

ch p

ropo

sal s

houl

d be

revie

wed

on a

site

-by-

site

basis

.

The

abov

e ta

ble

pres

ents

deve

lopm

ent g

uide

lines

for m

ajor r

ecre

atio

nal f

acilit

ies.

Thes

e gu

idel

ines

may

be

exte

nded

to o

ther

sim

ilar f

acilit

ies n

ot sp

ecific

ally

liste

d in

the

tabl

e.

T abl

e co

ntin

ued

on n

ext p

age.

Page 15

Tabl

e 2

(Con

tinue

d)

Rura

l Den

sity

Resid

entia

l Dev

elop

men

t: Ru

ral d

ensit

y re

siden

tial d

evel

opm

ent m

ay b

e ac

com

mod

ated

in u

plan

d en

viron

men

tal c

orrid

ors,

prov

ided

that

bui

ldin

gs a

re k

ept o

ff ste

ep s

lope

s. Th

e m

axim

um n

umbe

r of h

ousin

g un

its a

ccom

mod

ated

at a

pro

pose

d de

velo

pmen

t site

with

in th

e en

viron

men

tal c

orrid

or sh

ould

be

limite

d to

the

num

ber d

eter

min

ed b

y di

vidin

g th

e to

tal c

orrid

or a

crea

ge w

ithin

the

site,

less

the

acre

age

cove

red

by su

rface

wat

er a

nd w

etlan

ds, b

y fiv

e. T

he p

erm

itted

hou

sing

units

may

be

in si

ngle

-fa

mily

or m

ultif

amily

stru

ctur

es. W

hen

rura

l res

iden

tial d

evel

opm

ent i

s acc

omm

odat

ed, c

luste

r sub

divis

ion

desig

ns a

re st

rong

ly en

cour

aged

.

O

ther

Dev

elop

men

t: In

lieu

of re

crea

tiona

l or r

ural

dens

ity re

siden

tial d

evel

opm

ent,

up to

10 p

erce

nt o

f the

upl

and

corri

dor a

rea

in a

par

cel m

ay b

e di

sturb

ed in

ord

er to

acc

omm

odat

e ur

ban

resid

entia

l, com

mer

cial, o

r oth

er u

rban

dev

elop

men

t und

er th

e fo

llowi

ng

cond

ition

s: 1)

the

area

to b

e di

sturb

ed is

com

pact

rath

er th

an sc

atte

red

in n

atur

e; 2

) the

dist

urba

nce

area

is lo

cate

d on

the

edge

of a

cor

ridor

or o

n m

argi

nal r

esou

rces

with

in a

cor

ridor

; 3) t

he d

evel

opm

ent d

oes n

ot th

reat

en th

e in

tegr

ity o

f the

rem

ainin

g co

rrido

r; 4)

the

deve

lopm

ent d

oes n

ot re

sult

in si

gnific

ant a

dver

se w

ater

qua

lity

impa

cts;

and

5) d

evel

opm

ent o

f the

rem

ainin

g co

rrido

r lan

ds is

pro

hibi

ted

by a

con

serv

atio

n ea

sem

ent o

r dee

d re

strict

ion.

Eac

h su

ch p

ropo

sal m

ust b

e re

viewe

d on

a si

te-b

y-sit

e ba

sis.

Unde

r thi

s arra

ngem

ent,

while

the

deve

lope

d ar

ea w

ould

no

long

er b

e pa

rt of

the

envir

onm

enta

l cor

ridor

, the

ent

irety

of t

he re

main

ing

corri

dor w

ould

be

perm

anen

tly p

rese

rved

from

dist

urba

nce.

Fro

m a

reso

urce

pro

tect

ion

poin

t of v

iew,

pre

serv

ing

a m

inim

um

of 9

0 pe

rcen

t of t

he e

nviro

nmen

tal c

orrid

or in

this

man

ner m

ay b

e pr

efer

able

to a

ccom

mod

atin

g sc

atte

red

hom

esite

s and

atte

ndan

t acc

ess r

oads

at a

n ov

erall

den

sity

of o

ne d

wellin

g un

it pe

r five

acr

es th

roug

hout

the

uplan

d co

rrido

r are

as.

Pr

e-Ex

istin

g Lo

ts: S

ingl

e-fa

mily

dev

elop

men

t on

exist

ing

lots

of re

cord

shou

ld b

e pe

rmitt

ed a

s pro

vided

for u

nder

cou

nty

or lo

cal z

onin

g at

the

time

of a

dopt

ion

of th

e re

gion

al lan

d us

e pl

an.

All p

erm

itted

dev

elop

men

t pre

sum

es th

at so

und

land

and

wate

r man

agem

ent p

ract

ices a

re u

tilize

d.

FOO

TNO

TES

a The

nat

ural

reso

urce

and

rela

ted

feat

ures

are

def

ined

as f

ollo

ws:

Lake

s, Ri

vers

, and

Stre

ams:

Inclu

des a

ll lak

es g

reat

er th

an fi

ve a

cres

in a

rea

and

all p

eren

nial

and

inte

rmitt

ent s

tream

s as s

hown

on

U. S

. Geo

logi

cal S

urve

y qu

adra

ngle

map

s. Ri

paria

n Bu

ffer:

Inclu

des a

ban

d 50

feet

in d

epth

alo

ng b

oth

sides

of i

nter

mitt

ent s

tream

s; a

band

75

feet

in d

epth

alo

ng b

oth

sides

of p

eren

nial

stre

ams;

a ba

nd 7

5 fe

et in

dep

th a

roun

d la

kes;

and

a ba

nd 2

00 fe

et in

dep

th a

long

the

Lake

Mich

igan

shor

eline

. Flo

odpl

ain:

Inclu

des a

reas

, exc

ludi

ng st

ream

chan

nels

and

lake

bed

s, su

bjec

t to

inun

datio

n by

the

1 per

cent

ann

ual p

roba

bilit

y flo

od e

vent

. W

etla

nds:

Inclu

des a

reas

that

are

inun

date

d or

satu

rate

d by

surfa

ce w

ater

or g

roun

dwat

er a

t a fr

eque

ncy,

and

with

a d

urat

ion

suffi

cient

to su

ppor

t, an

d un

der n

orm

al ci

rcum

stanc

es d

o su

ppor

t, a

prev

alen

ce o

f veg

etat

ion

typi

cally

ada

pted

for l

ife in

satu

rate

d so

il con

ditio

ns.

Wet

Soi

ls: In

clude

s are

as co

vere

d by

wet

, poo

rly d

rain

ed, a

nd o

rgan

ic so

ils.

Woo

dlan

ds: I

nclu

des

area

s on

e ac

re o

r mor

e in

size

hav

ing

17 o

r mor

e de

ciduo

us tr

ees

per a

cre

with

at l

east

a 50

per

cent

can

opy

cove

r as

well

as c

onife

rous

tree

pla

ntat

ions

and

refo

resta

tion

proj

ects;

exc

lude

s lo

wlan

d wo

odla

nds,

such

as

tam

arac

k sw

amps

, whi

ch a

re

class

ified

as w

etla

nds.

Wild

life H

abita

t: In

clude

s are

as d

evot

ed to

nat

ural

ope

n us

es o

f a si

ze a

nd w

ith a

veg

etat

ive co

ver c

apab

le of

supp

ortin

g a

bala

nced

dive

rsity

of w

ildlife

. St

eep

Slop

e: In

clude

s are

as w

ith la

nd sl

opes

of 1

2 pe

rcen

t or g

reat

er.

Prai

ries:

Inclu

des o

pen,

gen

eral

ly tre

eless

are

as th

at a

re d

omin

ated

by

nativ

e gr

asse

s; al

so in

clude

s sav

anna

s. Pa

rk: I

nclu

des p

ublic

and

non

publ

ic pa

rk a

nd o

pen

spac

e sit

es.

Histo

ric S

ite: I

nclu

des s

ites l

isted

on

the

Nat

iona

l Reg

ister

of H

istor

ic Pl

aces

. Mos

t hist

oric

sites

loca

ted

with

in e

nviro

nmen

tal c

orrid

ors a

re a

rcha

eolo

gica

l fea

ture

s suc

h as

Am

erica

n In

dian

settl

emen

ts an

d ef

figy

mou

nds a

nd cu

ltura

l fea

ture

s suc

h as

smal

l, ol

d ce

met

eries

. On

a lim

ited

basis

, sm

all h

istor

ic bu

ildin

gs m

ay a

lso b

e en

com

pass

ed w

ithin

deli

neat

ed co

rrido

rs.

Scen

ic Vi

ewpo

int:

Inclu

des v

anta

ge p

oint

s fro

m w

hich

a d

ivers

ity o

f nat

ural

feat

ures

such

as s

urfa

ce w

ater

s, we

tland

s, wo

odla

nds,

and

agric

ultu

ral la

nds c

an b

e ob

serv

ed.

Nat

ural

Are

a an

d Cr

itica

l Spe

cies H

abita

t Site

s: In

clude

s nat

ural

are

as a

nd cr

itica

l spe

cies h

abita

t site

s as i

dent

ified

in th

e re

gion

al n

atur

al a

reas

and

criti

cal s

pecie

s hab

itat p

rote

ctio

n an

d m

anag

emen

t pla

n.

b Inc

lude

s suc

h im

prov

emen

ts as

stre

am ch

anne

l mod

ificat

ions

and

such

facil

ities

as d

ams.

c Inc

lude

s tra

ils fo

r suc

h ac

tiviti

es a

s hiki

ng, b

icycli

ng, c

ross

-cou

ntry

skiin

g, n

atur

e stu

dy, a

nd h

orse

back

ridi

ng, a

nd e

xclu

des a

ll m

otor

ized

trail

activ

ities

. It s

houl

d be

reco

gnize

d th

at tr

ails

for m

otor

ized

activ

ities

such

as s

nowm

obilin

g th

at a

re lo

cate

d ou

tside

the

envir

onm

enta

l co

rrido

rs m

ay o

f nec

essit

y ha

ve to

cros

s env

ironm

enta

l cor

ridor

land

s. Pr

opos

als f

or su

ch cr

ossin

gs sh

ould

be

eval

uate

d on

a ca

se-b

y-ca

se b

asis,

and

if it

is d

eter

min

ed th

at th

ey a

re n

eces

sary

, suc

h tra

il cro

ssin

gs sh

ould

be

desig

ned

to e

nsur

e m

inim

um d

istur

banc

e of

the

natu

ral

reso

urce

s.

d Inc

lude

s are

as in

tend

ed to

acc

omm

odat

e ca

mpi

ng in

tent

s, tra

ilers

, or r

ecre

atio

nal v

ehicl

es th

at re

mai

n at

the

site

for s

hort

perio

ds o

f tim

e, ty

pica

lly ra

ngin

g fro

m a

n ov

erni

ght s

tay

to a

two-

week

stay

.

e Cer

tain

tran

spor

tatio

n fa

ciliti

es su

ch a

s brid

ges m

ay b

e co

nstru

cted

ove

r suc

h re

sour

ces.

f Util

ity fa

ciliti

es su

ch a

s san

itary

sewe

rs m

ay b

e lo

cate

d in

or u

nder

such

reso

urce

s.

g Elec

tric p

ower

tran

smiss

ion

lines

and

sim

ilar l

ines

may

be

susp

ende

d ov

er su

ch re

sour

ces.

h Cer

tain

floo

d co

ntro

l fac

ilities

such

as d

ams a

nd ch

anne

l mod

ificat

ions

may

nee

d to

be

prov

ided

in su

ch re

sour

ces t

o re

duce

or e

limin

ate

flood

dam

age

to e

xistin

g de

velo

pmen

t.

i Brid

ges f

or tr

ail f

acilit

ies m

ay b

e co

nstru

cted

ove

r suc

h re

sour

ces.

j Pre

vious

edi

tions

of t

hese

gui

delin

es id

entif

ied th

is ca

tego

ry a

s “Sh

orela

nd,”

rath

er th

an “R

ipar

ian

Buffe

r.” R

ipar

ian

buffe

rs, a

s def

ined

in fo

otno

te “a

” of t

his t

able,

typi

cally

wou

ld b

e lo

cate

d wi

thin

a S

tate

-def

ined

shor

eland

are

a (se

e Ch

apte

rs N

R 11

5 an

d N

R 11

7 of

the

Wisc

onsin

Ad

min

istra

tive

Code

).

k Con

siste

nt w

ith C

hapt

er N

R 11

6 of

the

Wisc

onsin

Adm

inist

rativ

e Co

de.

l Stre

ets a

nd h

ighw

ays m

ay cr

oss s

uch

reso

urce

s. W

here

this

occu

rs, t

here

shou

ld b

e no

net

loss

of f

lood

stor

age

capa

city

or w

etla

nds.

Guid

eline

s for

miti

gatio

n of

impa

cts o

n we

tland

s by

Wisc

onsin

Dep

artm

ent o

f Tra

nspo

rtatio

n fa

cility

pro

jects

are

set f

orth

in C

hapt

er T

rans

400

of

the

Wisc

onsin

Adm

inist

rativ

e Co

de.

Tabl

e co

ntin

ued

on n

ext p

age.

Page 16

Tabl

e 2

(Con

tinue

d)m A

ny d

evelo

pmen

t affe

ctin

g we

tland

s mus

t adh

ere

to th

e wa

ter q

ualit

y sta

ndar

ds fo

r wet

land

s esta

blish

ed u

nder

Cha

pter

NR

103

of th

e W

iscon

sin A

dmin

istra

tive

Code

.

n Onl

y an

app

ropr

iate

ly de

signe

d bo

ardw

alk/

trail s

houl

d be

per

mitt

ed.

o Wet

land

s may

be

inco

rpor

ated

as p

art o

f a g

olf c

ours

e, pr

ovid

ed th

ere

is no

dist

urba

nce

of th

e we

tland

s.

p Gen

eral

ly ex

clude

s det

entio

n, re

tent

ion,

and

infilt

ratio

n ba

sins.

Suc

h fa

ciliti

es sh

ould

be

perm

itted

onl

y if

no re

ason

able

alte

rnat

ive is

ava

ilabl

e.

q Onl

y if

no a

ltern

ative

is a

vaila

ble.

r Onl

y ap

prop

riate

ly de

signe

d an

d lo

cate

d hi

king

and

cros

s-co

untry

ski t

rails

shou

ld b

e pe

rmitt

ed.

s Onl

y an

app

ropr

iate

ly de

signe

d, v

eget

ated

, and

mai

ntai

ned

ski h

ill sh

ould

be

perm

itted

.

Sour

ce: S

EWRP

C