§ 8.9. Preferred Land Use

From a general perspective, the future land use pattern proposed for the city follows closely to the city's existing zoning districts. The two primary growth areas for residential development include much of the area west of the Black River where recently public sewer and water service were extended. Another planned residential area is located south of Schofield Avenue. Industrial development will be primarily directed to two existing locations: 1) the East Division Street Industrial area adjacent Weather Shield Windows Incorporated (TID #1). and 2) the Clark Electric Industrial Park located adjacent Dall-Berg Road west of the Black River (TID #2), Commercial development is planned to continue in the downtown area of the city and north along STH 73. Future development south of Rock Creek will be limited primarily due to a lack of public sewer and water infrastructure. The protection and preservation of greenspace along both the Black River and Rock Creek corridors will maintain the city's most precious natural resources.

Oakview Estates is a New Residential Subdivision on City's Northwest Side

The preferred land use plan is one of the primary components of the comprehensive plan that can be used as a guide for local officials when considering future development within the community. The plan is long-range and will need to be reevaluated periodically to ensure that it remains consistent with changing trends and conditions. Major components of the preferred land use plan include Map 8-2 Preferred Land Use and the preferred land use classification definitions. Each of these components are described below.

Land Use Classifications

The following land use classifications are descriptions used to define areas within the city that are of consistent character, use and identity. The city selected the following classifications to develop the city's preferred land use map.

• USFR — Urban Single Family Residential

• UMF — Urban Multi-Family

• UC — Urban Commercial

• UI — Urban Industrial

• UPG — Urban Park/Public Greenspace

• UPR — Urban Undesignated Private Resource Land

• UGI — Urban Government/Institutional

A more detailed description of each of the classifications follows:

Urban Single Family Residential (USFR)

The USFR classification is designed to include existing and planned single family residential development served by municipal (public) sewer and water systems. Planned residential expansions will primarily occur through recorded subdivisions. Densities will be regulated by the city's zoning ordinance but will likely range from one to five units per gross acre. Limited amounts of low density duplex development is anticipated in the USFR compatible with existing residential neighborhoods. Large areas of high density housing (i.e., multi-family) should be avoided in the USFR. Single family residential neighborhoods could contain some form of buffering between the residences and incompatible land uses such as commercial or industrial.

Urban Multi-Family (UMF)

The UMF classification is designed to include existing and planned multi-family residential development served by municipal (public) sewer and water systems. Multi-family development is defined as three or more units per structure. Multi-family development should occur exclusively in the UMF classification. Proposed multi-family development should include adequate greenspace, parking, service access, and refuse collection facilities. Smaller 3-8 unit complexes are favored over larger unit developments.

Urban Commercial (UC)

The UC classification is designed to include existing and planned commercial development served primarily by municipal (public) sewer and water systems. This land use classification includes a variety of commercial nodes including cooperatives, downtown, highway and neighborhood business. In general, commercial activity should be clustered and designed to the character of the city. Reuse and/or redevelopment of vacant commercial buildings especially in downtown areas are encouraged. Certain categories of business activity such as auto/truck/implement sales, motel, service stations, restaurants, and farm related business which require highway orientation or larger land parcels in close proximity to a major road are supported. All commercial developments should provide adequate off-street parking and controlled access onto public roads.

Intensive commercial activity in close proximity to residential development should be avoided. However, neighborhood convenience stores or services could be allowed in residential areas where precautions such as vegetative buffering, are used to ensure that the quality and character of the neighborhood are upheld.

Urban Industrial (UI)

The UI classification is designed to include existing and planned industrial development served primarily by municipal (public) water and sewer systems. The UI classification allows uses such as indoor manufacturing, warehousing, assembly and distribution. Planned industrial areas or parks subject to building and site design, landscaping, signage and outdoor storage provisions are encouraged. New industrial development should occur exclusively in the UI classification. Industrial development could occur on a variety of lot sizes but should be concentrated whenever possible to minimize land use conflict. Proper access by industries to and from major traffic routes should be provided. Industrial development should also maintain adequate off-road employee parking, loading and unloading facilities.

Where deemed necessary, proper screening or buffering should be used to shield from adjacent non-industrial uses.

Urban Park/Public Greenspace (UPG)

The UPG classification is designed to include existing and planned park and urban greenspace areas owned by a public or quasi-public entity located in the city to be used for the purpose of outdoor recreation. Locations include city parks, trail corridors, and other public greenspace areas. Linear greenspace corridors designed to connect parks and other publicly owned areas are encouraged for the purpose of non-motorized trail opportunities, wildlife movement, and overall city appeal.

Urban Undesignated Private Resource Lands (UPR)

The UPR classification is designed to include privately owned land in agricultural, forestry or open space uses within the incorporated border of a city or village that has not been designated a Preferred Land Use classification. Reasons for undesignation may include the inefficient cost of providing public services such as water or sewer, minimal growth projections, or the environmental or physical constraints of the property. Land within this land use classification are basically held "in reserve" for long range future development. Ultimately, intensive development is anticipated when a full range of urban services become cost-effective. Until that time, rural type uses such as farming, forest management and private outdoor recreation activities will be accommodated.

Urban Government/Institutional (UGI)

The GI classification is designed to include areas (>2 acres in size) of existing and planned public and quasi-public buildings and uses such as municipal offices and storage facilities, churches, schools, power plants, cemeteries, hospitals and special care facilities. Although some of the uses and activities within this classification may be appropriate within other land use classifications, each governmental and institutional land development proposal should be reviewed individually to ensure it would be compatible with surrounding uses. The review should include the impact of traffic generation, demand on parking, lighting, noise, hours of operation, and the general appearance of buildings in context with the neighborhood and/or adjacent development.

Downtown Revitalization

Downtowns present a key economic opportunity in economic development. Downtowns provide a head start for many communities planning for sensible growth. They use land efficiently and already have public infrastructure such as streets and utilities. Downtown densities also efficiently utilize infrastructure and improvements. Downtowns are by nature compact developments and provide many infill opportunities. They are "center focused" with a mixture of uses. Downtowns often have existing transportation options in place, such as sidewalks and bicycle access, and are typically pedestrian friendly. Finally, they convey the character and history of the community, celebrating the community's unique sense of place. Consequently, keeping a downtown economically viable is often an important part of an economic strategy.

The benefits of investing in the downtown:

• People are interested in communities which have a variety of events and entertainment venues that make it a vibrant place.

• The vibrancy of the downtown draws new businesses and can be used by existing businesses to attract employees.

• The downtown can benefit from the economies of scale by providing a variety of businesses and services close to where people work.

• Existing buildings may provide a business incubator space for entrepreneurial businesses.

• Utilization and improvements downtown contribute to community pride and a sense of place.

• An active downtown keeps the money spent at the business circulating in the local economy.

• Utilization of downtown buildings keeps them on the tax rolls.

Tools to consider in promoting a vibrant downtown (low administrative costs):

• Generate a list of available properties.

• Provide a handout that addresses the steps for development (permits needed, etc.).

• Create an overlay zoning district with regulations specific to downtown development.

• Create a handout that describes some of the main elements of how to make an infill or new project blend into the community — if enforcement is possible make an ordinance with these elements.

• Create a handout available with the different resources available (i.e., Wisconsin Department of Commerce, University of Wisconsin Small Business Development Center, UW extension, National Trust for Historic Preservation, State of Wisconsin Historical Society).

• Create an identity or brand for the downtown or development area. Have community members get involved in creating the brand (contest) or the types of events they would like to have (classic car show, farmer's market, etc.).

• Recruit local volunteers to work on creating or administering tools.

• Partner with the local chamber of commerce, tourism bureau, or Economic Development Corporation to maximize resources.

Additional tools (higher administrative costs):

• Write ordinances which include the elements for infill and new project design.

• Create a historic preservation ordinance and committee.

• Apply for grants (CDBG) or tax credits (historic, affordable housing, economic development).

• Establish a downtown organization (apply to become a Main Street community).

• Create a BID (Business Improvement District).

• Utilize a revolving loan fund.

Preferred Land Use Map (Map 8-2)

The City of Greenwood desired pattern of future land use is depicted by the arrangement of its preferred classifications. These classifications have been mapped to identify areas of similar and preferred character, use, and density. The classification arrangement as shown on Map 8-2 establishes the city's vision and intent for future use.

Table 8-3 lists the selected classifications as shown on Map 8-2.

Table 8-3

Preferred Land Use, City of Greenwood

Land Use Classification	Acres	Percent of Total
Government/Institutional	62.4	3.8
Commercial	43.2	2.6
Commercial - Highway	49.9	3.1
Industrial	302.2	18.5%
Multi-Family	23.9	1.5
Park/Public Greenspace	277.6	17.0%
Undesignated Private Resource Land	380.8	23.3%
Single Family Residential	491.1	30.1%
Total	1,631.0	100.0%

 

The majority of preferred land use, 30.1%, has been designated as Single Family Residential. The Undesignated Private Resource Land classification has the second greatest designation of land with 23.3% of the total preferred land use.

Residential development will continue to be focused within and around existing established neighborhoods. New areas for residential development will be primarily focused on the city's northwest side.

During the planning process, the STH 73 corridor was considered the most logical location for future commercial and highway commercial activity, however, access control will need to be regulated to ensure safe travel conditions exist along the highway. Industrial development will continue to be focused in the city's two industrial parks as well as in the northeast corner of the city as needed and as services are provided to the area.

Preferred Land Use and Existing City Zoning

In an attempt to implement the City of Greenwood Preferred Land Use Map (Map 8-2), the city should utilize this map when acting on amendments to the city's zoning map. The review of both maps concurrently will ensure consistency between planning and zoning decisions. After January 1, 2010, zoning decisions must be made in accordance with the city's comprehensive plan.

Designation of Smart Growth Areas

A Smart Growth Area is defined as "An area that will enable the development and redevelopment of lands with existing infrastructure and municipal, state and utility services, where practicable, or that will encourage efficient development patterns that are both contiguous to existing development at densities which have relatively low municipal, state governmental and utility costs."

Clark County is a rural agricultural county heavily dependent on the dairy industry. With a year 2000 population of 33,557 and a total land area of 779,953 acres, Clark County's population density is one of the lowest in the state. The county is home to just twelve small incorporated municipalities (seven cities and five villages) with the largest population center being the City of Neillsville at 2,731. The 13 incorporated municipalities act as service centers to the surrounding agricultural based rural towns providing most of their commercial and service needs. In addition, these incorporated communities provide most of the employment opportunities because of their existing infrastructure.

The arrangement of incorporated municipalities scattered throughout Clark County's rural landscape, creates the perfect situation to practice "Smart Growth" (Directing growth into areas served with adequate utility and service infrastructures.)

The Clark County planning process and subsequently the City of Greenwood Year 2025 Comprehensive Plan is based on the following six principles as identified in the American Planning Association, Planning Advisory Service Report 479, The Principles of Smart Development.

Principle 1: Efficient Use of Land Resources

Smart development support the preservation of land and natural resources. Significant areas of future land use within the City of Greenwood are designated agriculture, public resource, or private resource land. Within these designations residential development will continue to occur at very low densities. Sensitive areas such as wetlands, floodplains, and contiguous woodlands are protected through the existing Clark County shoreland/wetland zoning and floodplain ordinances. Future development should utilize the existing road network to minimize additional local road maintenance costs.

Principle 2: Full Use of Urban Services

Smart development means creating and maintaining neighborhoods where more people will use existing services like public water and sewers, roads, emergency services, and schools. The Clark County planning process has identified areas within the county's cities and villages to accommodate growth and development. Specifically, Map 4-2 identifies areas currently serviced by public utilities (i.e. public sewer and water) and indicates locations for expansion of these services. The support function of Clark County's cities and villages as service centers to the surrounding rural farming area supports this principle.

Principle 3: Mix of Uses

Compact neighborhoods that contain a mix of residential, commercial, and recreational spaces within walking distance of each other promote a reduction in auto use, community identity, a variety of housing types, and a safe environment for all age groups. Clark County's cities and villages contain a well-balanced mix of residential, commercial, and industrial development. A greater challenge for Clark County communities is the promotion of growth in an attempt to create jobs through new industry and businesses. Populations residing in adjacent rural towns are also partners in supporting a variety of mixed uses within cities and villages.

Principle 4: Transportation Options

A well-designed transportation network promotes safety, alternative modes of transport, and less traffic congestion and air pollution. Clark County's rural nature does not contain the density to support a wide variety of specialized alternative modes of transportation such as public busing. However, Clark County maybe has one of the most diverse transportation networks in the state. Clark County is home to substantial and growing communities of Amish and Mennonite whose use of horse and buggy as a mode of transport is essential to their way of life. Their forms of transportation cater to the high percentage of gravel surfaced roads throughout the county. In fact, the high percentage of graveled roads act as a growth management tool. In addition, Clark County's rural landscape supports miles of snowmobile and ATV trails, which although are used primarily for recreational, do provide alternative forms of travel for local rural residents.

Principle 5: Detailed, Human Scale Design

In human-scale neighborhoods, a wide mix of housing types are clustered around one or more well-defined neighborhood centers, which support jobs, commercial activity, and a range of services. This principle was of limited importance in the Clark County planning process due to the smaller size of incorporated communities (cities and villages) within the county.

Principle 6: Implementation

A community's ability to adopt smart development principles will, of necessity, require intergovernmental cooperation to apply the principles. This plan recommends continued discussions and cooperation relative to land use planning and ordinance administration between Clark County and those communities participating in the development of local plans. However, each community participating in the Clark County planning process has chosen an implementation strategy which best fit their local needs.