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LAND USE Introduction Land is a limited resource,
and as population density increases, greater care should be taken in
how it is used. The land use
element is defined as a compilation of objectives, policies, goals,
maps and programs to guide the future development and redevelopment
of public and private property. Selected Survey
Results The following questions from
the first landowner survey that were pertinent to Land Use are:
Relevant
questions from the second landowner survey are: 5. Our township is unique in that it has a large area of flat/open
land ideal for raising agricultural crops. The land use map that has
been developed by the agriculture subcommittee indicates 70% or more
of the land in our township is currently used for agriculture. Would
you like to see ordinances enacted to limit residential development
of agricultural land in the Town of Spring Brook? Yes/No Yes – 141
(64%) No – 66 (30%) No Response – 13 (6%) 7. Do you feel that: A. As a landowner, you should have the freedom to use your property
in any way and for any purpose you deem fit. B. As a landowner, you should consider the rights of your neighbors
when making decisions about use of your property. Please circle A or B A – 75 (34%)
B – 134 (61%) No Response – 11 (5%) 8. In the first survey, the majority of respondents indicated
a desire for minimum lot size limits of 5 acres or less. Please circle
as many of the following choices that describe your interest in a lot
size limit: A. Concern for potential groundwater contamination
(Some feel dense residential development utilizing septic systems can
have a negative effect on groundwater)
110
Responses out of 220 B. Minimize land
consumption/Sprawl 119 Responses out of 220 C. I prefer no limit
41 Responses out of 220 D. Maintain the
rural character of the township 147 Responses out of 220 E. Privacy through
larger lots 96 Responses out of 220 F. Other __(see comments page)
Inventory Land Use Summary,
Source: 2004
* Town net density per parcel represents the average
amount of land for a use compared to the total land available. Example;
Under the Residential category the Town net density per parcel is 1:24.14,
this means that on the average for every 24.14 acres of land in the
town a residential use exists. Land Supply Total acres in the Town is
35,676 Land Demand Currently, the two major uses
demanding land in the Town are maintaining or expansion of agriculture
and residential development. Land Prices According to an informal poll of local realtors
in the autumn of 2004, the lowest price farm land was selling for around
$1800 per acre, irrigated farmland up to $4000 per acre. Residential property or property being bought
for residential development was
selling for about $18,000 to $40,000 for a one acre lot. Five to six acre residential lots were selling
for about $15,000 to $30,000 per acre. Redevelopment The town is basically agricultural in nature. It is
a rural environment with no incorporated areas, no blighted neighborhoods,
and no abandoned commercial/industrial sites. There are no traditional
redevelopment opportunities. Redevelopment in rural areas happens as
farmland is converted to non-farm uses. Conflicts Land use conflicts occur as
different land uses are placed or are planned to be placed next to each
other. The nature of the conflict depends on the circumstances and the
views of those affected by the land uses. Regardless of the type or
degree of conflict, they can have significant impacts on a community’s
quality of life and land values. Conflicts can also affect future land
use development patterns. From discussions with elected officials and
the general population, no land use conflicts have been identified.
Maps The
following are explanation of maps found in Appendix
E. Soil Productivity This land
is necessary for the continuation of the production of food or fiber
and was defined strictly by soil productivity.
It did not reflect whether the land is currently being cropped
or has a history of cropping. For
planning purposes, soils are considered to be of high or medium production
if they meet the following 3 criteria: Floodplains For the purpose of this plan the flooded soils have
been mapped, and, as is the case with the FEMA maps, errors have been
found. Therefore, it is important to note that this information is generalized
for planning purposes and that these materials do not replace the need
for site-specific evaluation. Wetlands For the purpose of this plan hydric soils have been
mapped. It is important to note that this information is generalized
for planning purposes and that these materials do not replace the need
for site-specific evaluation. Steep Slopes Steep slopes are any area where the slope of the land
is greater than 12%. Areas having steep slopes can be categorized into
three categories 0-12%, slight, 13%-19%, moderate and 20% and greater,
severe limitations. Development on slopes 0-12% should consider the
effect of direct runoff to receiving waters or wetlands and may need
to follow state approved construction site erosion controls. Land with
slopes 13%-19% should also consider the effect of direct runoff to receiving
waters or wetlands, follow state approved construction site erosion
controls, and institute best management practices to control on site
runoff and pollution. Land with slopes of 20% or greater represents
a significant threat of severe erosion, which results in negative impacts
to surface and ground waters as well as higher construction costs. Development
on slopes 20% or greater should be highly discouraged or strongly regulated.
Woodlands Woodlands, for the purpose of this plan, are woodlots
10 acres or greater in size which is the minimum acreage required to
be enrolled in the State’s Managed Forest Program. Water Quality
Management Every county in the State of Existing Land
Use The primary purpose of the Existing Land Use map is
to accurately inventory the Town’s present land use situation. This
process utilized photo interpretation, field surveys, and local review.
The end result of this inventory process was the existing land use map.
The inventory results confirm that the Town is a rural community with
a large agricultural base and a healthy variety of natural areas and,
according to the goals and objectives, hopes to be maintained as such. To more accurately represent current land use patterns,
eleven categories were developed. These categories are not assessment
or taxation classifications nor are they zoning districts. For the purpose of this plan the following definitions
were used; Industrial Parcel of land zoned industrial or its primary
use is industrial in nature. Commercial Parcel of land zoned commercial or its primary
use is commercial in nature. Residential Parcel of land 10 acres or smaller with a primary use as residential, includes
vacant lots. Residential-Woods Parcel of land greater than 10 acres, is predominantly wooded and contains
a private residence. Residential-Ag Parcel of farmland greater than 10 acres and contains a private residence. Farmland Parcel of land containing a combination of cropland, CRP land, pastures,
woodlands, wetlands and open water and is predominantly agricultural
in nature. Farmland-Woods Parcel of farmland with a minimum of 10 acres as woods. Farmstead Parcel of farmland containing a farm residence and/or Ag-related residential
unit(s). Mixed Parcel of land greater than 10 acres, is not residential, cropland, commercial or industrial in nature and contains
woods, woodland programs, open water and wetlands (or some combination). Public Recreation Parcel of land owned by the county, state or federal government and open
to the public for recreational use. Public Parcel of land owned by local, county, state or federal government or by
other tax-exempt organization. Preferred Land
Use The Preferred Land Use map
is intended to be a graphic and pictorial depiction of the desired pattern
of land use showing general location, character and intensity of land
uses for the foreseeable future. The map itself is not intended to be
a rigid end-product document, but a necessary planning tool to help
the community to evaluate its position on development issues and thereby
formulating policies which will best achieve local objectives in an
effective and flexible manner. The following were used as general guidelines
in delineating preferred development areas: ·
Proximity to existing development and roads. ·
Terrain which is suitable for development, considering slope,
wetlands, and other physical limitations. Projections
Boundaries of
Public Service Areas For the purpose of this plan public utilities refer
to public sewer and water service area plans. The City of Menomonie
has such a plan but it affects only the Towns of Menomonie, Red Cedar
and Tainter, subsequently that plan is not incorporated with this comprehensive
plan. |
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