a comprehensive plan for the town of ......comprehensive plan is documented in the first edition of...
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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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LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL/MODULAR HOMES
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COUNTRY ESTATESGROWTH AREA
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)
T 13 N -R 19 E R 20 E
T 12 N
T 13 N -R 21 ER 20 E
T 12 N
T 11 N -R 19 E
R 20 E
T 12 NT 11 N -R 21 E
R 20 E
T 12 N
EXISTING (2015) LAND USE CATEGORIES
FUTURE LAND USE CATEGORIES
FUTURE COMMERCIAL AREA
ISOLATED NATURALRESOURCE AREA (2015)
PRIMARY ENVIRONMENTALCORRIDOR (2015)
SECONDARY ENVIRONMENTALCORRIDOR (2015)
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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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Tabl
e 2
Gui
delin
es fo
r Dev
elop
men
t Con
side
red
Com
patib
le w
ith E
nviro
nmen
tal C
orrid
ors
and
Isol
ated
Nat
ural
Res
ourc
e A
reas
Com
pone
nt N
atur
al
Reso
urce
and
Rel
ated
Fe
atur
es W
ithin
En
viro
nmen
tal
Corr
idor
sa
Perm
itted
Dev
elop
men
t Tr
ansp
orta
tion
and
Utili
ty F
acili
ties
(see
Gen
eral
Dev
elop
men
t Gui
delin
es b
elow
) Re
crea
tiona
l Fac
ilitie
s (se
e Ge
nera
l Dev
elop
men
t Gui
delin
es b
elow
) Ru
ral D
ensit
y Re
siden
tial
Deve
lopm
ent
(see
Gen
eral
De
velo
pmen
t Gu
idel
ines
be
low
)
Oth
er
Deve
lopm
ent
(see
Gen
eral
De
velo
pmen
t Gu
idel
ines
be
low
)
Stre
ets
and
Hig
hway
s
Utili
ty
Line
s and
Re
late
d Fa
ciliti
es
Engi
neer
ed
Stor
mw
ater
M
anag
emen
t Fa
ciliti
es
Engi
neer
ed
Floo
d Co
ntro
l F
acili
tiesb
Trai
lsc Pi
cnic
Area
s Fa
mily
Ca
mpi
ngd
Swim
min
g Be
ache
s Bo
at
Acce
ss
Ski
Hill
s Go
lf Pl
ayfie
lds
Har
d-
Surfa
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.
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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.
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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