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Village of Larsen

Incorporation Review Board Public Hearing

March 23, 2021

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April 2, 2021

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Incorporation Review Board

Welcome & Introductions

H. Stanley Riffle, Attorney at Law

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Town Board

Russell Geise, Town Chairperson

Scott Reif, Vice Chair

Kay Lettau, Supervisor

Linda Grundman, Supervisor

Kelly Wisnefske, Supervisor

Petitioners

Arden Schroeder, Representative

Mark Luebke, Representative

Consultants

William Forrest, Forrest & Associates, LLC

H Stanley Riffle, Attorney at Law

Benjamin Hamblin, McMahon Group

Dennis Jochman, Bechard Group

Appointed Staff

Tori Straw, Administrator

Richard Knapinski, Plan Commission Chairperson

Sabina Schiessl, Treasurer

Holly Stevens, Clerk

Departments

Michael Pfankuch, Director of Public Works

Scott Rieckmann, Director of Public Safety & Fire Chief

Cindy Pfankuch, Division Chief of EMR

Officer Sarah Zeinert, Police Department

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Characteristics of Territory§ 66.0207(1)(a) Wis. Stats.

“Characteristics of territory. The entire territory of the proposed village or city shall be reasonably

homogeneous and compact, taking into consideration natural boundaries, natural drainage

basin, soil conditions, present and potential transportation facilities, previous political boundaries,

boundaries of school districts, shopping and social customs.”

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Characteristics of TerritoryOverview

• Boundaries

• Natural and man-made features• Transportation


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Characteristics of TerritoryCohesion and Unity

• Social and Community Organizations/Community Events

• Shopping and Services• Recreational Opportunities


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• Social and Community Organizations/Community Events


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• Business, Shopping, and Services


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• Recreational Opportunities


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Territory Beyond the Core§ 66.0207(1)(b) Wis. Stats.

“The territory beyond the most densely populated one-half square mile specified in s. 66.0205 (1)

or the most densely populated square mile specified in s. 66.0205 (2) shall have an average of

more than 30 housing units per quarter section or an assessed value, as defined in s. 66.0217

(1)(a) for real estate tax purposes, more than 25% of which is attributable to existing or potential

mercantile, manufacturing or public utility uses. The territory beyond the most densely populated

square mile as specified in s. 66.0205 (3) or (4) shall have the potential for residential or other

urban land use development on a substantial scale within the next 3 years. The board may waive

these requirements to the extent that water, terrain or geography prevents the development.”

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Territory Beyond the CoreUtility Infrastructure Improvements

Benjamin Hamblin, McMahon Group

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Territory Beyond the CoreCurrent and Pending Development

Dennis Jochman, Bechard Group

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Events for Development to Occur

• Highway 10 extended to the west• 41/441/10 Interchange completed• Sewer and Water Infrastructure in place

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Clayton Property and Land Sales in the last 58 months*

• 234 sales (5 acres or more)• $95,406,635 (16.7% of 2020 assessed value• 6,299 acres of land (27% of total Town acreage)

*Department of Revenue – land over five acres – arms length transactions

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Current Land Listings

• Highway 10 Corridor Listings 450 acres• Contracts and Pending Offers 146 acres (32.4%)

• 138 acres – Residential and Multifamily• 8 acres – Commercial/Industrial

• County II Listings 124 acres• Oakwood Listings 75 acres

• CURRENT LISTINGS TOTAL 649 acres• CONTRACTS AND PENDING OFFERS TOTAL 146 acres (22.5%)

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Pending Projects

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Pending Projects• Map #8 – 11 was 95 acres

• Timeline 2 to 5 years• Contract – Multi-family 17 acres• Pending – Multi-family 16 acres

• Map #8 – 12 was 56 acres• Timeline 2 to 5 years• Sold 26 acres

• Map #8 – 13 was 143 acres• Timeline 5 to 10 years• Pending – Multi-family/residential 103 acres

• Map #8 – 19 was 81 acres• Timeline 5 to 10 years• Pending – Business /Commercial and Multi-family/Single Family 100 acres

• Map #8 – 20 was 96 acres• Timeline 2 to 5 years• Sold – Single Family Residential 5 acres

• Not on Map #8• Lind Lane – Commercial Building already constructed and in use 5 acres

Sold, under Contract, or Pending (since Sept. 15, 2020) 363 acres

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Territory Beyond the CoreIrregular Boundaries

and Lands Requested for Exemption

William Forrest, AICP

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❑ Status of Proposed Developments:➢ See Table 17 for the list of 21 current preliminary and active developments.

▪ A total of 1,328 Acres.▪ Represents in excess of 10 percent of Village.

➢ See Map 8 – Proposed Development Projects▪ Distribution throughout village.▪ Note association/relationship to existing development.▪ Note location to associated sewer/water service proposed.▪ Represents effective infill development.

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❑ Exemption Request from WI Stats § 66.0201 (1)(b):➢ Projected Growth at Year 2030

▪ Village Population = 4,218▪ Potential Residential Land Consumption = 387 to 620 Acres.

➢ Lands Unavailable for Development:▪ See Table 19

✓ Total of 4,098 Acres✓ 33.9 percent of Village✓ 1,746 specifically requested for exemption.

▪ Areas of exemption include:✓ “Peninsula #1” connects Village Core with Larsen Hamlet.✓ “Peninsula #2” includes cemetery in Village.

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❑ Peninsula #1➢ Total Area = 1,601.8 acres.➢ Waiver request based on:

▪ Floodplain▪ Wetlands▪ Depth to Groundwater▪ Soils with Significant Limitations for Homes with Basements

➢ Purpose:▪ Connect Village core to Larsen Hamlet

• Post Office• Municipal Operations• Business Center

▪ Larsen-Winchester Sanitary District• Order to Abandon Treatment Facility• Connection through Village to Fox Valley

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❑ Peninsula #2➢ Total Area = 143.8 Acres

▪ Cemetery site.▪ Village has financial ability to maintain support.

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❑ Summary and Conclusion➢ Total Area requested for Waiver = 1,745 Acres

▪ 17.5 percent of proposed Village.

➢ Golf Courses, Quarries, Working Lands, Airport Overlay, and Transportation and Water consumes additional 4,098 Acres.

➢ Proposed Developments = 1,328 Acres.

➢ These represent over 58 percent of the Proposed Village Area.

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Tax Revenue§ 66.0207 (2)(a), Wis. Stats. The present and potential sources of tax revenue appear sufficient

to defray the anticipated cost of governmental services at a local tax rate which compares

favorably with the tax rate in a similar area for the same level of services.

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Tax Revenue


Village and Remnant Town Budgets

1- and 5-year Projections

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TAX LEVY 919,639$ 735,711$ 183,928$ 1,015,356$ 812,285$ 203,071$

TAX LEVY - MANUFACTURED HOUSING and MFL 14,800$ 11,840$ 2,960$ 16,340$ 13,072$ 3,268$

LOAN PROCEEDS 1,462,050$ 1,169,640$ 292,410$ 1,614,221$ 1,291,377$ 322,844$

INTERGOVERNMENTAL REVENUES 337,535$ 270,028$ 67,507$ 372,666$ 298,133$ 74,533$

LICENSE AND PERMIT REVENUES 95,950$ 76,760$ 19,190$ 105,937$ 84,749$ 21,187$

PUBLIC CHARGES REVENUE 11,700$ 9,360$ 2,340$ 12,918$ 10,334$ 2,584$

INTEREST INCOME 10,000$ 8,000$ 2,000$ 11,041$ 8,833$ 2,208$

MISCELLANEOUS REVENUE/CARRYOVER BAL 324,173$ 259,338$ 64,835$ 357,913$ 286,330$ 71,583$

TOTAL REVENUES 3,175,847$ 2,540,678$ 635,169$ 3,506,392$ 2,805,113$ 701,278$

GENERAL GOVERNMENT 584,182$ 467,346$ 116,836$ 644,984$ 515,987$ 128,997$

PUBLIC SAFETY EXPENSES 414,113$ 331,290$ 82,823$ 457,214$ 365,771$ 91,443$

PUBLIC WORKS EXPENSES 642,683$ 514,146$ 128,537$ 709,574$ 567,659$ 141,915$

HEALTH & HUMAN SERVICES EXPENSE 7,769$ 6,215$ 1,554$ 8,578$ 6,862$ 1,716$

CULTURE, RECREATION AND EDUCATION EXPENSES 21,550$ 17,240$ 4,310$ 23,793$ 19,034$ 4,759$

CONSERVATION AND DEVELOPMENT EXPENSES 25,000$ 20,000$ 5,000$ 27,602$ 22,082$ 5,520$

CAPITAL IMPROVEMENT EXPENSES: 1,480,550$ 1,184,440$ 296,110$ 1,634,647$ 1,307,717$ 326,929$

TOTAL EXPENDITURES 3,175,847$ 2,540,678$ 635,169$ 3,506,392$ 2,805,113$ 701,278$

TAXES 826,973$ 661,578$ 165,395$ 913,045$ 730,436$ 182,609$

SPECIAL ASSESSMENTS 24,887$ 19,910$ 4,977$ 24,887$ 19,910$ 4,977$

SPECIAL ASSESSMENTS INTEREST 4,500$ 3,600$ 900$ 1,500$ 1,200$ 300$

DEBT RESERVE FUND 256,950$ 205,560$ 51,390$ 489,752$ 391,802$ 97,950$

TOTAL DEBT SERVICE REVENUES 1,113,310$ 890,648$ 222,662$ 1,429,184$ 1,143,347$ 285,837$

PRINCIPAL PAYMENTS 594,868$ 475,894$ 118,974$ 656,782$ 525,426$ 131,356$

INTEREST 518,442$ 414,754$ 103,688$ 772,402$ 617,921$ 154,480$

-$ -$ TOTAL DEBT SERVICE EXPENDITURES 1,113,310$ 890,648$ 222,662$ 1,429,184$ 1,143,347$ 285,837$

TOTAL PROPERTY TAX LEVY 1,746,612$ 1,397,290$ 349,322$ 1,928,401$ 1,542,721$ 385,680$

MILL RATE (In Dollars Per Thousand) Equalized Value 3.07$ 3.08$ 3.03$ 3.07$ 3.08$ 3.04$

EQUALIZED VALUE (TID out for Village only) 569,112,500$ 454,013,480$ 115,099,020$ 628,346,186$ 501,400,429$ 126,945,757$

DEBT SERVICE FUND EXPENDITURES

DEBT SERVICE FUND REVENUE

GENERAL FUND EXPENDITURES

GENERAL FUND REVENUE

SUMMARY BUDGETS 1- and 5-Year Projections

FUND, SOURCE & FUNCTION DESCRIPTIONS2021 VILLAGE

Proposed Budget

2021 REMNANT

TOWN

Proposed Budget

2021 TOWN

Existing Approved

Budget

2026 TOWN

Projected Budget

2026 VILLAGE

Projected Budget

2026 REMNANT

TOWN

Proposed Budget

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Table 22 - Comparable Towns with Population, Taxes, and Equalized Value

County Town2020 EstimatedPopulation

General PropertyTaxes Equalized Value

Winnebago Nepeuskun 743 $213,406 $71,367,100

Waupaca Union 815 $249,100 $63,524,500

Shawano Pella 886 $197,061 $82,258,300

Outagamie Maine 880 $139,035 $77,351,500

Marathon Plover 698 $208,313 $52,632,100

Green Cadiz 797 $292,930 $71,272,300

Fond du Lac Oakfield 718 $209,916 $67,283,600

Calumet Charlestown 782 $183,019 $75,935,400

Calumet Rantoul 816 $235,845 $80,568,100

Winnebago Clayton 850 $183,928 $115,099,020

Source: Forrest & Associates, LLC; Wisconsin Department of Revenue

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Level of Services§ 66.0207 (2)(b), Wis. Stats. The level of governmental services desired or needed by the

residents of the territory compared to the level of services offered by the proposed village or city

and the level available from a contiguous municipality which files a certified copy of a resolution

as provided in s. 66.0203 (6).

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Level of Services


Public Services (Admin/Planning/Zoning/Engineering)

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Level of Services


Fire and EMS

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Level of Services


Police Services

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Level of Services


Department of Public Works

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Impact on the Remainder of the Town§ 66.0207 (2)(c), Wis. Stats. The impact, financial and otherwise, upon the remainder of the town

from which the territory is to be incorporated.

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Impact on the Remainder of the Town


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Table 21 - Towns in Immediate Area with Comparable Populations

Town Place Name County 2020 Est. Population

Wolf River Winnebago 1,195

Poygan Winnebago 1,327

St Lawrence Waupaca 713

Weyauwega Waupaca 570

Union Waupaca 815

Liberty Outagamie 880

Maine Outagamie 880

Hortonia Outagamie 1,090

Brothertown Calumet 1,321

Charlestown Calumet 782

Chilton Calumet 1,165

Rantoul Calumet 816

Source: Demographic Services Center

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Table 1 - Wisconsin Villages of Comparable Size Population

Municipality Type

Municipality Name County Final Estimate

2019 Census 2010

Village Baldwin St. Croix 3,998 3,957

Village Cross Plains Dane 3,987 3,538

Village Marshall Dane 3,899 3,862

Village Rochester Racine 3,847 3,682

Village North Hudson St. Croix 3,824 3,768

Village Merton Waukesha 3,690 3,346

Village Pulaski In Multiple Counties 3,624 3,539

Village Combined Locks Outagamie 3,595 3,328

Village Sauk City Sauk 3,434 3,410

Village Ellsworth Pierce 3,355 3,284

Village Larsen Winnebago 3,336 N/A

Village Howards Grove Sheboygan 3,275 3,188

Village Thiensville Ozaukee 3,178 3,235

Village Yorkville Racine 3,145 3,071

Village Sherwood Calumet 3,127 2,713

Village Genoa City In Multiple Counties 3,028 3,042

Village Johnson Creek Jefferson 3,021 2,738

Village Oostburg Sheboygan 3,007 2,887

Village Paddock Lake Kenosha 3,006 2,992

Source: Wisconsin Demographic Services Center; Forrest & Associates, LLC

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Impact on the Metropolitan Community§ 66.0207 (2)(d), Wis. Stats. The effect upon the future rendering of governmental services both

inside the territory proposed for incorporation and elsewhere within the metropolitan community.

There shall be an express finding that the proposed incorporation will not substantially hinder the

solution of governmental problems affecting the metropolitan community.

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Impact on the Metropolitan Community


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Intermunicipal Agreement between the Town of Clayton and the Village of Fox Crossing

• 66.0301 Agreement• Sewer Transport Service - $2.5M• Water Service - $2.5M• Boundary Compensation - $6.5M

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Fox West Sewerage Commission Joinder Agreement

• January 2020• Purchased Sufficient Capacity to serve Village of Larson• Cost - $1,225,251.18

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IRB Approved Cooperative Boundary Plans

• Town of Vinland• Town of Winneconne• Town of Winchester• Town of Neenah

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Conclusion


village of larsen - doa home

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