Year 2020 Preferred Land Use 5/21/09

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Preferred Land Use Classifications

Year 2020 Preferred Land Use Map

Growth Accommodations

The Year 2020 Preferred Land Use Map (12-1) presents a concept of how broad classes of land uses fit together to produce an aesthetically pleasing and well-planned community. The map was developed based on the execution of the development strategy discussed in Section 11. It graphically represents the desired arrangement of preferred land uses, called "classifications," on the Presque Isle landscape 20 years into the future.

The primary purpose of the Year 2020 Preferred Land Use Map is to serve as a flexible guide for local officials to coordinate and manage future development of the community. Since planning is an ever evolving process, the Town of Presque Isle Year 2020 Comprehensive Land Use Plan should be viewed as a guide to assist in the town's decision-making process. The Plan will have to be reevaluated and adjusted from time to time in accordance with changing trends and conditions. The Plan should not be viewed as a rigid document cast in stone, but rather as a flexible guide that is adaptable to the dynamic conditions and opportunities occurring within the town.

Preferred Land Use Classifications

Land use does not always fit well with the predominant land use control mechanism of zoning. Typical zoning districts (of which Vilas County and Presque Isle are no different) permit uses within a particular zone that may not fit the characteristic of the existing land use within the zoning district. The Year 2020 Preferred Land Use Map must not only react to existing development patterns and associated conflicts, but must also evaluate the need to accommodate future development patterns. The map must find a way to encapsulate what exists with what is desired in terms of preferred use.

The preferred land use classifications generalize the land use into categories. Each land use class "title" identifies what the town feels is the desired future condition of lands defined within the class boundary. The preferred land use classifications are not zoning districts and do not have the authority of zoning. Although the map and preferred land use classifications are advisory, they are intended to be used by town officials as a guide when reviewing lot splits, rezoning requests, and revisions to the town zoning map.

When building the Year 2020 Preferred Land Use Map, proposed land uses were addressed based on the types of uses the town felt were of consistent character, use, and location relative to the existing development pattern and uses that occupy land. Each preferred land use class has a distinct purpose and area designation on the Year 2020 Preferred Land Use Map. The map has nine classes of land use. Each preferred land use class has suggested permitted and conditional uses, specific to the town of Presque Isle. The uses were developed through committee consensus and are attached in Appendix 12-1. Recommendations for implementation through the use of county zoning were developed via the comparison of permitted and conditional uses. Where the committee found a favorable not evident, the recommendations is for modification to existing county zoning districts or creation of a new zoning district (Home based businesses are allowed within many of the preferred land use classification as long as the use conforms to local or county restrictions). The preferred land use classifications are discussed below.

SINGLE FAMILY RESIDENTIAL DISTRICT R-1

The purpose of single-family residential district is to provide areas for exclusive low density residential use and prohibit the intrusion of uses incompatible with the quiet and comfort of such area.

MULTI-FAMILY RESIDENTIAL DISTRICT R-2

This land use designation is created to provide areas for apartment, duplex, town houses and condominiums, with necessary supporting uses, but free from incompatible land uses.

RESIDENTIAL DISTRICT R-5

The purpose of single-family residential district is to create areas for exclusive low density residential use and prohibit the intrusion of uses incompatible with the quiet and comfort of such area. This district shall be all lands within 600 feet of Crab Lake and have a minimum lot size of 5 acres, 400 feet of water frontage and 50 feet of road frontage.

GENERAL BUSINESS DISTRICT GB

The General Business District is established to create areas for a wide variety of commercial purposes on relatively large lots. Examples of types of uses for which the GB District is created include, but are not limited to, automotive sales, service and repair, building supply sales, recreation equipment sales and service, and retail sales and service. Non-commercial property owners in this district should be prepared to accept inconveniences associated with mixing potentially non-compatible land uses.

COMMUNITY BUSNESS DISTRICT CB

The Community Business District is established to create, preserve and protect unincorporated villages where retail stores and services have historically been located. Lot area and dimensions requirements in the CB District are lower than in other districts in order to promote compact business district environments.

RECREATION DISTRICT REC

The Recreation District is created to provide areas primarily for businesses oriented toward outdoor recreation. Examples of types of uses for which the REC District is created include, but are not limited to, commercial marinas, snowmobile facilities and motels. Property owners in this district should be prepared to accept inconveniences associated with mixing potentially non-compatible land uses.

FORESTRY DISTRICT F

The Forestry District is created to set aside areas for forestry and other land uses. It is designed to reduce the demands on public services and to promote the preservation of forestlands for sustained yield forestry, wild life habitats, aesthetics and recreation. It includes public lands, industrial forest areas, land without public access or services, and lands dedicated to a sustained natural undeveloped condition.

ALL PURPOSE DISTRICT AP

The All-Purpose District is created to provide areas for a variety of mixed uses. Land in the District may be used for any purpose; however, such uses are subject to the provisions of the Ordinance and all other Local, State, and Federal regulations.

Map 12-1 Year 2020 Preferred Land Use

Presque Isle Land Use Map

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Year 2020 Preferred Land Use Map

The preferred land use map represents and addresses issues approximately 20 years into the future, while at the same time addressing critical land use issues that exist today. The map generally designates the use, location, and density of preferred land use through color associations with the classifications.

By no means does the designation of use indicated by the land use classification mean the entire area be developed with the identified use, only that the use allowed be consistent in type, location, and density of development in the event of a land conversion.

The preferred land use plan consists of recommendations regarding the various land uses in the town - - residential, commercial, forestry, and parks - that promote a sound, orderly and attractive community. The recommendations are tied specifically to the map in terms of the preferred type and location of use. The Year 2020 Preferred Land Use Map identifies a responsible program to improve the overall condition and delivery of public services; it provides for a future development pattern that is compatible with the existing development pattern; and it provides for the achievement of the town’s goals, objectives, and long-term vision. A discussion of the general areas of preferred development is discussed below.

Residential Development

Residential development is planned for a majority of the available land in the Town of Presque Isle, as a majority of the preferred land use classifications allow for some form of residential use. The density or lot size associated with the development will be the determining factor of how the area is perceived. It is anticipated the lakeshore areas will continue to be a focal area for single-family development. The long-term trend in the Town of Presque Isle will be off-water lot development within the residential or recreation district classifications. The rising on-water frontage costs and limited lakeshore availability will divert new development to the town's interior, yet will still be the primary development focus for new residential development in the town.

Multi-family use is typically compatible with single-family use, and most likely will occur in the form of a duplex or town house if it is to occur at all in Presque Isle. Historically, typical multi-family development in a town like Presque Isle would have occurred on the lakeshore in the form of a resort or residential development. According to the permit activity that was discussed in Section 9, the town has had no multi-family development in the last 19 years.

Community and General Business Development

The Town of Presque Isle does have a small downtown area in the unincorporated village of Presque Isle. The mix of business, retail, service, and residential is typical to small towns, and adds largely to the town's character. Professional services and business activity is spread throughout the town in very low concentrations. The highest concentration of professional services and business uses is located in or near the downtown area along CTH B and CTH W.

Most of the preferred land use classifications allow for some degree of professional services and business development. However, concentrated activity of this is primarily directed to CTH W and CTH B where a majority of it already exists.

The planned activity along CTH W and CTH B are planned to be different than in the down town area as it would be adjacent to the roads outside of the downtown in areas designated as general. The unincorporated village area has been platted and should not reduce lot sizes as to minimize private seepage waste disposal problems associated with dense development. The town does not have a public sewer or water system, so density in the downtown area is a concern long term in regard to waste disposal. The town's zoning code requires that lots without water frontage designated for professional services and business purposes are to be two acres in size. The larger lot size is intended to slightly reduce density and keep the north woods appeal along CTH W and CTH B by maintaining timber cover and natural buffers between intensive this type of activity and residential uses. This area has also been planned for development of professional services, business activity and residential activities that may need access to a road with little weight restriction, access to 3-phase power, and gas availability.

The idea behind planning professional services and business development along CTH W and CTH B was to provide a development area within the town that has the necessary physical amenities to attract business, and at the same time accommodate development that may not fit as well into a more residentially developed area. The type and character of development is also key as CTH W and CTH B serves as the town’s ‘main street’, in that a majority of people who live or visit the town drive on those roads. As with any kind of development, when professional services and business development is proposed within the town, the Town Plan Commission and Town Board should closely monitor the capacities of the existing infrastructure and weigh cost to benefit.

The plan also recognizes the need for and the existence of home occupational businesses. Many of the classifications recognize home occupational business as a viable and permitted activity, assuming the uses comply with standards set forth by the Presque Isle Zoning Ordinance. There will need to be some level of accountability to ensure home occupational businesses do not outgrow their capacity or location and become nuisances to adjoining landowners. Home occupational businesses that could potentially need a zoning change to continue to operate should be encouraged to locate in the identified professional services and business areas.

Industrial Development

No land has been targeted specifically for industrial development within the Town of Presque Isle in that there is no industrial park planned as part of this planning process. However, the All Purpose District classification would be the most appropriate location for potential industrial uses due to access, services, density of surrounding development, and intent of use within a planned commercial area. The type and intensity of industrial use would need to be closely evaluated to ensure community character issues and neighbor concerns are addressed, as is reflected in the suggested Permitted and Conditional Use Worksheet.

It is recommended that the Town of Presque Isle further study its capability to accommodate light industry in the town. Available services and the infrastructure of an area are important features for attracting this type of development. Setting controls, technical or financial incentives, and marketing the town for future business development will necessitate additional study.

Parks and Open Space

The town operates the 53acre Presque Isle Community Park on School Loop Road adjacent to the Presque Isle Community Center, Seusenbrenner Park on Little Horsehead Lake, Wilderness Park on Bay View road, seven boat landings throughout the town, 12 canoe trails, and three unrecorded bike loop trails. Recent improvements to the Presque Isle Park have been completed as part of a WDNR grant project and park update. Between the three parks and the other recreation facilities as discussed in Section 5 of this document, demand for additional park areas has been met due to the high level of service and low level of population. In addition, the abundant outdoor recreational opportunities afforded through lakes and public lands will limit the town’s exposure to additional service demands.

The need to provided additional park land or recreational facilities may increase as the population base continues to grow, although the focus may be on facility improvements as recently completed to the Presque Isle Park. The town also recently updated its 5-year Master Park Plan, 2002 - 2006 as displayed in Appendix 5-1. That document is adopted within this plan as reference and should be referenced as necessary to review more Specific Park and recreation recommendations.

The town has noted that any additional parkland investments would be best located in proximity to the existing park sites. Small, isolated park sites could be developed to serve a town "neighborhood", but activities of this kind most likely will be privately funded and maintained. It is recommended that the Town of Presque Isle try to coordinate park development with trail networks that may develop into a countywide trail system. Multi-use, year-around recreation trail systems also are viable options for community investment. Several Vilas County towns are developing multi-use trail systems as a main element in recreational planning. The Town of Presque Isle should assess the viability of such trail development during the life of this plan.

Forestry

The intent of the forestry classification is to maintain larger tracts of land in forest or wooded use and to allow for low density, rural lot development. A trend in northern Wisconsin will continue to be larger tract development off-water for single-family uses and/or the use of larger tracts for recreational purposes such as hunting, snowmobiling, etc.

The NHAL state forest master plan for the management of the NHAL property was recently revised in the spring of 2002. The southern 1/3 of the town has substantial NHAL lands, and the NHAL Management Plan should be consulted when reviewing development decisions relative to lands within or adjacent the NHAL forest boundary. The effect of having lands in forest boundary is that the WDNR then has the "right of first refusal" concerning the purchase of land that could be added to the state forest.

The lands classified as Forestry are a combination of private, public and industrial forest ownership. All public and industrial forestlands classified as Forest Management, if ownership is transferred and intent of uses change, should be carefully evaluated for redesignation of use. The opportunity for land swaps and transactions of property between landowners occur frequently enough to warrant the forestry classification regardless of ownership. However, the town should take into consideration the location of the occurrence to evaluate the impact and to assess if a redesignation into a higher density is warranted. The intent of the land use plan is to coordinate the uses of property to develop consistent development patterns, now and into the future. If the redesignation accomplishes that directive, then it could be supported within the context of this plan.

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Growth Accommodations

In terms of determining the relative "restrictiveness" of the preferred land use plan, comparisons had to be made to the Town of Presque Isle growth forecasts discussed in Section 10. Adjusted housing unit projections formulated from Town of Presque Isle permit data and from the Wisconsin Department of Administration were compared to the available housing unit calculation. Based on the projected housing unit calculations, the data suggests available acreage exists in all classifications to accommodate even the most aggressive growth scenarios.

The Year 2020 Preferred Land Use Map has not restricted the town's ability to grow; it has only specified areas that are consistent in the use, location, and density of development. The preferred land use classifications are designed to notify landowners and residents the intent of use, thereby facilitating conformance to the planned character of the classification.

Each preferred land use classification area was calculated for gross acreage. Existing developed lands, public lands, and lands that cannot be developed due to physical characteristics such as wetlands and surface water were deducted from each preferred use gross acreage to arrive at the "available" land calculation (lands that could be developed). Due the lack of a parcel base and the inherent accuracy concerns, a 20% flexibility factor was applied to the acreage to adjust for unintended mapping error, future roads, and property that may not be developed. The established minimum lot sizes identified in the preferred land use classification was then applied to the "available" land category to arrive at the number of potential structures that could be constructed within the classification. The intent of the forestry related is to maintain larger tracts of land in forest or wooded use and to allow for low density, rural lot development. A trend in northern Wisconsin will continue to be larger tract development off-water for single-family uses and/or the use of larger tracts for recreational purposes such as hunting, snowmobiling, etc.

In terms of determining the relative "restrictiveness" of the preferred land use plan, comparisons had to be made to the Town of Presque Isle growth forecasts discussed in Section 10. Adjusted housing unit projections formulated from Town of Presque Isle permit data and from the Wisconsin Department of Administration were compared to the available housing unit calculation. Based on the projected housing unit calculations, the data suggests available acreage exists in all classifications to accommodate even the most aggressive growth scenarios.

Housing Unit Projections 1990-2015

WDOA 1990-2015 Housing Unit Projections = 377 units: 15 new units per year

1990-2000 Census Growth = 93 units = 9 units per year

Approximately 185 Units were added from 1990-1998 according to Building Permits = 23/year

Building Permit Projections: 1990-2015 Housing Unit Projections = 487 Units: 19 Units

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