Town of Chase

January 7, 2008

General Plan Design Development Components
 

Part of Chapter 2: Inventory, Trends, and Forecasts

Land Use Issues and Conflicts

→    Rapid residential development in the southern and southwestern corner of the town. 1,300 acres of new residential development within past eight years.

→    Limited public access to public natural features such as the Little Suamico River.

→    Fragmentation of natural areas (woodlands, open space) and agriculture land limits the ability to implement and sustain management plans.

→    Multiple driveways along main transportation routes such as S. Chase Road only serving single residences and businesses.

→    Development pressures on environmental corridors and natural areas.

→    Lay-out of subdivisions.

§         Do not allow for trail or recreation connectivity

§         Single entrance and exit roads

→    Krakow Sanitary District not serving growing residential and commercial areas.

→    No municipal water system to attract and serve residences and businesses.

→    Continued loss of agriculture land and open space mainly in the southern and southeastern areas of the town.

→    Expansion in size and number of non-metallic mining operations located in the northern and north-central areas of the town.

→    Growing commercial operations along main transportation routes within denser developed residential areas.

Anticipated Land Use Trends

The continued increase in fuel prices will be a major consideration as to where people chose to live and work. The Town of Chase has and continues to be an ideal location for those who wanting to reside in the country yet within a short driving distance of shopping, schools, and amenities.

→    Continued steady residential growth throughout the town with anticipated 643 new residents residing in the town by 2030.

→    More dense residential occurring within the southern and southeastern areas of the town.

→    Commercial and limited light industrial businesses locating on designated areas of State Highway 32 and County Highway C.

→    Expansion in size and number of non-metallic mining operations located in the northern and north-central areas of the town.

→    Expansion and creation of more densely developed sub-divisions.

→    In-fill development of existing sub-divisions.

→    Limited residential and commercial development in the Village of Pulaski Extraterritorial Boundary.

→    More small businesses (not municipal water service dependent) locating within the town.

→    Continued larger farming operations with trend for smaller agricultural operations focusing on organic crops and animals.

→    The need for additional recreational facilities and trails to accommodate all types of recreation.

→    The need for additional municipal services such as a stormwater management program.

→    Expansion of Sunnyside Elementary School as part of the Pulaski Community School District.

→    Development of additional recreational facilities-trails, public access roads, parks

→    Fragmentation and parceling of land into smaller lots.

→    Reclamation of exhausted quarries for other land uses-recreation and agriculture.

Development Considerations

Land Supply

→    Ample room for residential development without compromising natural features (over 19,000 acres of undeveloped land –minus water features)

→    Sufficient land for commercial and light industrial development along main transportation routes

→    Location will continue to make the town a desirable location

→    Quality school a draw to young families

→    Limited development opportunities for some types of land uses due to the lack of utilities-water and sewer primarily 

Land Price

→    Follow regional trend of increasing land prices for development. Rural areas surrounding the Green Bay Metro area is very desirable

→    Remaining agriculture land will increase in price as demand for alternative fuels climb.  Incentive to continue farming.

→    Land within desirable business locations such as adjacent to the Village of Pulaski, within the Krakow Sanitary District, and along County Highways S and C.

→    Limited development opportunities for some types of land uses due to the lack of utilities-water and sewer primarily

→    The value for limited natural resources land (wooded and open space) will continue to be desired for hunting/recreational purposes.

Five Year Incremental Land Use Projections

Wisconsin State Statute 66.1001 requires Comprehensive Plans to include projections in five-year increments for future residential, commercial, industrial, and agricultural land uses over the 20-year planning period. Three population and housing projections methods were used to determine anticipated future growth within the town. They are the Wisconsin Department of Administration (WDOA) projections, a Linear Projection Model, and Growth Forecast. Based on past growth numbers, it was determined the Linear Projection Model was the best alternative as illustrated earlier in this chapter to the more conservative WDOA projections and the aggressive Growth Projection. It is anticipated using the Linear Growth Projection method; the town will experience an influx of 1,489 new residents corresponding to an additional 643 homes by 2030.

It is not the intent of this comprehensive plan to see an entire area within a land use classification noted on the General Plan Design to be developed. The specified uses should be allowed if consistent with the type, location, and density of existing development. Some of the land within the land use classification is not developable due to natural features, easements, setbacks, existing preferred land uses, or availability of supporting infrastructure. Within developing areas, these additional considerations and land uses generally account for approximately 25 percent of the gross land area. The net acreage total for each of the illustrated land uses in Table 2.8 is 2,375 acres. Given these considerations, the gross land use needs for residential, commercial, and industrial development for the Town of Chase by 2030 is 3,166 acres.

Table 2.8: Five-Year Incremental Land Use Projections, Town of Chase, 2010-2030

Source: Bay-Lake Regional Planning Commission, 2008.

Residential Projections

The town’s future residential land use acreage was projected utilizing the following methodology:

·        The town’s future housing needs based on the Linear Projection Model,

·        A per residential lot average of one and one-half acre; and

·        A multiplication factor ranging from 1.25 to 2.5 to allow for market flexibility.

Note: The projections are for single family homes and do not account for multiple family and apartment complexes which have greater residential densities.

Commercial Projections

To calculate commercial land use projections, the ratio between residential acreage and commercial land use acreage is determined based on the 2007 land use inventory. That ratio was 30 acres of residential land to every one acre of commercial land for a 30:1 ratio.

Industrial Projections

The ratio between residential acreage and industrial land use acreage is also determined based on the 2007 land use inventory. That ratio was 3.6 acres of residential land to every one acre of industrial land for a 3.6:1 ratio. The industrial land use category for the Town of Chase consists of several active quarries (non-metallic mining).

Agricultural Projections

With projected 3,166 acres of land needed for residential, commercial, and industrial development during the 20 year planning period, a large percentage of that land will be taken out of existing agricultural operations. With over 11,919 acres of agricultural and pasture lands identified during the town’s 2007 land use inventory, there is the intention to preserve as much of these remaining open spaces as possible over the next 20 years. As development pressures continue to grow, the Town of Chase has elected to direct more dense development, primarily residential, to areas in the southern and southeastern areas of the town. To ensure existing and future agriculture operations have the ability and incentive to continue, the town is seeking to preserve the more productive and larger tracts of agriculture land in the central, northern, and western areas of the town.

In 1990, the persons per square acre were 9.3. By 2030, the Town of Chase’s density increases to 17.4 persons per square acre putting great pressure on existing agriculture and open space land to be developed for other land uses.