WORKING DRAFT COPY - FOR DISCUSSION PURPOSES ONLY. Comprehensive Plan. Prepared for:

Transcription

1 Comprehensive Plan Prepared for: Village of Coon Valley Village of Chaseburg Town of Hamburg Town of Coon Planning Cluster C Central Vernon County Planning Group Adopted by the Village of Coon Valley on Adopted by the Village of Chaseburg on Adopted by the Town of Hamburg on Adopted by the Town of Coon on Adopted by Village of Coon Valley Plan Commission Adopted by Village of Chaseburg Plan Commission Adopted by Town of Hamburg Plan Commission Adopted by Town of Coon Plan Commission Plan prepared under the direction of the Cluster C Planning Committee With The Assistance of: Mead & Hunt, Inc. Cluster C

2 Village of Coon Valley Village Board Michael Johnson, President John Sterling Dawn Simonson Melanie Role Gary Keuser Jeanne Dahlin Jerome Rybvarczyk Mike Borgen, Clerk/Treasurer Village of Chaseburg Village Board Randy Lenser, President Jon Myhre John E. Wrobel Myrna Ostrem, Clerk-Treasurer Town of Hamburg Town Board James Servais, Chairman Ronald Humfeld Gary Antoniewicz Diane Christopher, Clerk Town of Coon Town Board Orian Bakkum, Chairman Orville Stendahl Leon Minor Lorraine Bakkestuen, Clerk Cluster C Planning Committee Open membership Cluster C MEAD & HUNT, Inc.

3 Table of Contents Page Introduction...I-1 Section 1 Issues and Opportunities Element Goal of this element Goals Objectives Policies Programs Planning and development issues and opportunities Background information Section 2 Housing Element Goal of this element General planning context Goals Objectives Policies Programs Housing stock assessment information Housing unit projections Section 3 Transportation Element Goal of this element General transportation context Highways, streets, and roads Transit Transportation facilities for the disabled Bicycle Travel Walking and Pedestrian Facilities Railroads Air Transportation Trucking Water Transportation Equestrian Section 4 Utilities and Community Facilities Element Goal of this element General context of utility and community facilities in the planning area Sanitary Sewer Service On-site wastewater treatment technologies Water supply Storm water management Solid waste disposal Cluster C TOC-i MEAD & HUNT, Inc.

4 Page Section 4 Utilities and Community Facilities Element (continued) Recycling facilities Parks Telecommunications facilities Power plants and transmission lines Cemeteries Health care facilities Child care facilities Police Fire and rescue Libraries Schools Other facilities and services Section 5 Agricultural, Natural and Cultural Resources Element Goal of this element Groundwater Forests Productive agricultural areas Environmentally sensitive areas Threatened or endangered species Stream corridors Surface waters Flood plains Wetlands Wildlife habitat Metallic and non-metallic mineral resources Parks and open space Historical and cultural resources Community design Recreational resources Other natural resources Section 6 Economic Development Element Goal of this element Regional economic development context Analysis of economic base and labor force Economic development strategic analysis and plan Economic development recommendations Designation of sites for business and industry Formal economic development programs Section 7 Intergovernmental Cooperation Element Goal of this element School districts County government Adjacent units of governments Cluster C TOC-ii MEAD & HUNT, Inc.

5 Page Section 7 Intergovernmental Cooperation Element (continued) State government Federal government Existing and cooperative boundary plans or agreements Section 8 Land Use Element Goal of this element Land Use Planning Context Land use inventory Land use trends Existing and potential land use conflicts Land Development Limitations Land use plan Land use projections Section 9 Implementation Element Goal of this element Implementation measures Zoning Development impact analysis Boundary Agreements Protection of Town government s rural functions and Town s rural character Local governmental revenue sharing agreements Volunteerism Integration and consistency between each element of the Plan Mechanism to measure progress toward achieving all aspects of the Plan Process for updating the Comprehensive Plan Section 10 Overall Program Goals Accomplished by this Plan (Per Sec (4)(b)) Cluster C TOC-iii MEAD & HUNT, Inc.

6 Appendices A. Public Participation Plan B. Issue & Opportunity Study Paper No. C-1 C. Maps Map 1 Units of government participating in Central Vernon County Comprehensive Planning Map 2 Cluster C planning area and road system Map 3 Regional Landscape Context the Driftless Area Map 4 Regional transportation planning context Map 5 Existing traffic volumes, Village of Coon Valley Map 6 Existing traffic volumes, Village of Chaseburg Map 7 Regional functional road classification Map 8 Chaseburg sanitary sewer and water systems Map 9 Coon Valley sanitary sewer and water systems Map 10 School district boundaries Map 11 Natural resource lands & development limitations, Town of Coon and Village of Coon Valley Map 12 Natural resource lands & development limitations Town of Hamburg and Village of Chaseburg Map 13 Village of Coon Valley flood prone lands Map 14 Village of Chaseburg flood prone lands Map 15 Economic development opportunity areas Map 16 Existing land use, Town of Hamburg Map 17 Existing Land Use, Village of Chaseburg Map 18 Existing land use Town of Coon Map 19 Existing Land Use, Village of Coon Valley Map 20 Provisional Land Use Plan, Village of Chaseburg Map 21 Provisional Land Use Plan, Village of Coon Valley Map 22 Provisional land use plans, Town of Coon and Town of Hamburg Cluster C TOC-iv MEAD & HUNT, Inc.

7 Introduction Basis for Comprehensive Planning This Comprehensive Plan has been prepared under the authority of Wisconsin state statutes and , and at the request of the Villages of Coon Valley and Chaseburg, and the Towns of Hamburg and Coon. This Plan was produced within a two level, multi-jurisdictional planning framework. The overall process involved twelve units of government called the Central Vernon County Planning Group. This group was divided into five cluster planning areas. The Plan in this report represents Cluster C, consisting of the above mentioned four units of government. The planning process for this cluster intended to group these four units of government together because they were part of the same general rural community and were located in the Coon Creek Valley and drainage basin. Map 1 illustrates the participants in the overall planning group and each of the five cluster planning areas. The overall planning process for the twelve units of government was guided by an Umbrella Planning Committee representing the Central Vernon County Planning Group, with detailed guidance by individual Cluster Planning Committees. The final authorities in this planning process were the elected city, village and town governing bodies. Plan Content The functional planning elements of this Comprehensive Plan include the following elements: 1. Issues and Opportunities 6. Economic Development 2. Housing 7. Intergovernmental Cooperation 3. Transportation 8. Land Use 4. Utilities and Community Facilities 9. Implementation 5. Agricultural, Natural and Cultural Resources Planning Recommendations - Goals, Objectives, Policies and Programs The recommendations of this Plan are contained in the goals, objectives, policies and programs of each of the nine plan sections identified above. These four subjects of each chapter are the framework of the Plan. The recommendations contained in this framework are an outgrowth of the planning data, public input data, and the local official and citizen direction which composed the planning process. The definition of goals, objectives, policies and programs is provided below. These terms are applied in this Plan according to their intended use under the provisions of the state comprehensive planning law. Goals: General statements of idealized conditions and aspirations -- few in number Objectives: Targeted areas of planning to be dealt with to achieve goals Policies: Principles and standards to guide actions in achieving goals and objectives Programs: Specific actions and projects to implement goals, objectives and policies Cluster C Introduction I-1 MEAD & HUNT, Inc.

8 Public Participation A plan for public participation is a required part of the comprehensive planning process. The plan for this process was developed in cooperation with the planning committees and approved by the twelve participating governmental units. This public participation plan was adopted by The Village of Coon Valley on June 14, 2004, by the Village of Chaseburg on May 10, 2004, by the Town of Hamburg on August 17, 2004, and by the Town of Coon on June 8, A copy of this public participation plan is attached hereto as Appendix A. The planning for the units of government in this cluster was guided by the Cluster C Planning Committee which had representatives from each unit of government in the cluster. Committee membership remained open throughout the planning process for any person wanting to participate. In addition to the committee structure of citizens and local officials that guided the planning process, there were other special opportunities for public participation in the development of this Plan; these opportunities included: Surveys of citizen opinions and recommendations in each participating unit of government. Issue & Opportunity Study Papers, ( three study papers were produced for this plan). Forms available at committee meetings to register statements of reservation or dissent regarding ideas or recommendations discussed during the planning process. Direct coordination between the consultant and the each of the elective governing bodies. Village and Town Board meetings concerning comprehensive planning. A formal public hearing on the Comprehensive Plan. The survey results became part of the basis for forming the goals and development alternatives for this Plan. The Issue & Opportunity Study Papers were a vehicle to expose the planning committees and units of government to a wide variety of ideas about the nine planning elements with the intent of starting committee considerations of these planning elements. The Study Papers were a working tool to stimulate free-ranging discussions and present diverse visions of the issues and opportunities associated with the various planning elements. Within the context of these Papers, the ideas and feedback were not constrained by having to develop or agree on specific recommendations. No recommendations or policy directions were presented in these Papers. The overall intention was to help assure that interested citizens and local officials had opportunities for direct involvement in the evaluation of the planning subject matter and development of plan content. An additional intent of the Papers was to help assure that the final planning recommendations would be locally developed and supported, thereby helping to assure the value of the Comprehensive Plan and strengthening its chances of implementation. Cluster C Introduction I-2 MEAD & HUNT, Inc.

9 Section 1 - Issues and Opportunities Element Goal of This Element: To identify overall goals, objectives, policies, and programs of the local governmental units; to guide the future development and redevelopment of the local governmental unit over a 20 year planning period. This plan should be updated as needed, but at a minimum, every five years. Goals: General planning goals were produced with the aid of Issue & Opportunity Study Paper No. 2, entitled: Growth Projections, Alternatives & Goals. Specific planning goals for the individual planning elements are contained in Sections 2 through 9 of this Plan. The general planning goals for the Villages of Coon Valley and Chaseburg and the Towns of Hamburg and Coon planning area are: To produce a Plan that promotes the general health, safety, general welfare, and economic sustainability of the planning area. Maintaining a local quality of life which preserves local values and desired landscape character while successfully accommodating growth and change. Maintaining local control in local planning and development. Development which strengthens community structure and maintains a positive sense of place for the villages and towns in this planning cluster. Addressing the interests of overlapping and neighboring jurisdictions. Maintaining viable governmental jurisdictions by pursuing benefits from coordination and cooperation with other units of government or institutions. Opportunities for public participation throughout the planning process. Objectives: To identify and address planning issues and opportunities. To describe the regional development context for this planning area. To identify the demographic characteristics and forecasts which will help describe the twenty year planning outlook for this area. To work with planning committees and elected officials to identify and evaluate a wide range of planning ideas through the development and evaluation of Study Papers. For Cluster C communities to become elder-ready communities where transportation, shopping and social services are conveniently accessible as the baby-boom population moves through their elder years. Policies: To present principles and standards designed to implement the goals, objectives, and programs of this comprehensive Plan. To adopt this Plan and regularly use it in making plans and decisions regarding the subject areas addressed in this Plan. Cluster C Issues & Opportunities 1-1 MEAD & HUNT, Inc.

10 Programs: The overall program elements of Section 1 consist of the following: Conducting and evaluating citizen input surveys for these two villages and two towns. Developing, distributing and evaluating Issue & Opportunity Study Papers in which planning and development issues and opportunities are identified. These Study Papers do not contain recommendations in order to facilitate an open consideration of a broad range of planning ideas and alternatives without having to take official positions on such ideas. Identification by the Cluster Planning Committee of general goals and alternatives (growth scenarios) for future development. Planning and Development Issues and Opportunities: Categories of planning issues and opportunities were identified for this planning area in Issue & Opportunity Study Paper No. C-1, which is provided in Appendix B of this Plan. The issues and opportunities provided in this study paper were presented to Cluster Planning Committees to initiate an overall discussion of issues and opportunities. This initial discussion became the basis for identifying more detailed issues and opportunities as the planning process progressed into the functional elements (Sections 2 to 9) of the Comprehensive Plan. No recommendations were presented or acted on during the discussion of the Study Paper phase of the Comprehensive Plan development. Background Information: Regional Growth Context The Cluster C planning area is located near the center of Vernon County, Wisconsin. This area is about seventy two square miles. Map 1 locates this planning area within the context of the Central Vernon County Planning Group. A detailed map of the Cluster C planning area is provided in Map 2. Previous Comprehensive Planning A Vernon County General Plan was produced by a consultant 1969 as part of a regional comprehensive planning program of the Mississippi River Regional Planning Commission. This Commission is composed of representatives from seven counties. This regional General Plan has not been updated; however, the Mississippi River Regional Planning Commission remains an active regional planning organization and continues to deliver a variety of planning assistance to Vernon County units of government. The villages of Coon Valley and Chaseburg and the towns of Hamburg and Coon have not had Comprehensive Plans prior to Regional Growth Factors The region within which the Cluster C area functions is composed of the following influences which significantly affect the area s growth outlook and the need for planning; these influences include: The continuing health of the local and regional manufacturing sector. An agricultural service center. Good accessibility via Highway 61, classified as a Principal Arterial State Highway. Within the labor shed commuting zone of the La Crosse metro job center. A complete range of municipal infrastructure. Cluster C Issues & Opportunities 1-2 MEAD & HUNT, Inc.

11 A sub-regional cultural and tourist center. In the center of a unique Midwest driftless landscape which provides a scenic location for housing, recreation and vacationing; see Map 3 The central implication and conclusion from the above regional characteristics is that the Cluster C area is well positioned for future growth. While the area has the essential ingredients to attract and support growth, these factors, by themselves, will not assure that growth will occur throughout the twenty year planning period. A complete positioning for continued growth has two major requirements, one which this Plan can influence, and one which it cannot. These requirements are: 1. Combining the above regional growth influences with the policies and actions of an official development plan; the balance of this Comprehensive Plan will satisfy this requirement. 2. The pre-conditions for growth which this Plan cannot deal with are the political and other institutional values and goals which make the final determination of what degree of growth is desirable; and, if desirable, how effectively it is pursued over a period of time. Growth in this planning area will also be effected by the degree of competition for growth from other communities within the region. This will be determined in part by the larger economic forces beyond local control, but also by how effectively local strategies tap these larger economic and cultural forces. Population Growth A community (village/town) plan covering a twenty year period contains a projection of future population levels. Such population levels are not predictions of a hard-and-fast population that will be reached, but rather, represents a population growth level based on assumed conditions. Ideally, the assumed conditions are based, in part, on the development alternatives and goals the community adopts for itself. Other conditions may include the recognition of national, state and local conditions which the community has no significant control over. There is no scientific method of accurately projecting future population levels. Some methods are simple straight-line projections of past population levels. Other methods project future population based upon the holding capacity of developable land within a planning jurisdiction. Yet other methods are based on an economic development multiplier in which new job are projected, and from which a household or population equivalent is then multiplied. And, some communities have simply set an idealized future population goal (or limit) and then plan to do whatever necessary to reach that population level. State Population Projections An obvious first step which the Cluster C community can take is to look at the pre-existing population projections available from the Wisconsin Department of Administration (DOA). These projections are made by five year increments to the year Their projections are based on what they call the cohort component method. According to the DOA, this method, relies on historic data on births, deaths and migration to established base rates that are then adjusted based on higher level, (i.e. nation-to-state, state-to-county) projections of change in these rates. State projections generally are designed to fit within national population projections. The DOA further reports that there methodology does not take development capability into Cluster C Issues & Opportunities 1-3 MEAD & HUNT, Inc.

12 account. This also means that their projections do not take into account the changing competitive advantages between communities, changes in housing preferences, and the access advantages of highway improvements. These state projections are basically not designed to be the basis for local planning and development programs, but rather amount to the allocation of population across the state from a fixed state total. The state DOA projections for the Villages of Coon Valley and Chaseburg and Towns of Hamburg and Coon State Population Projections (DOA) 2000* Village of Coon Valley Village of Chaseburg Town of Coon Town of Hamburg ,006 1,058 *Actual year 2000 US Census count; DOA estimates for 1/1/03 are 714 for Village of Coon Valley; 296 for Village of Chaseburg; 687 for the Town of Coon; and 893 for the Town of Hamburg Village of Coon Valley growth, 2000 to 2020 is -9.38% or a loss of 67 persons Village of Chaseburg growth, 2000 to 2020 is % or a loss of 36 persons Town of Coon growth, 2000 to 2020 is -2.78% or a loss of 19 persons Town of Hamburg growth, 2000 to 2020 is % or a gain of 210 persons Planning Area growth 2000 to 2020 is +3.45% or a gain of 88 persons The above state projections do not appear to be consistent with growth trends presently being observed in this planning area, nor with the future growth opportunities which characterize this planning area; however, this projection will constitute a conservative population growth scenario for this planning cluster. Cluster C Issues & Opportunities 1-4 MEAD & HUNT, Inc.

13 Population Projections Selected Population Forecast Scenario And Methodology An important factor in projecting population growth is the interrelationship between the development capability of the planning area, the economic outlook for the area, ease of access and the living preferences of the population; in short: good land, jobs, highways and sociology. These factors are described below. Good Land In general, the lands available in this planning area are mostly free of significant limitations to development, and there is an ample quantity of open lands available. The development limitations most generally occurring in the planning area are in the Coon Creek Valley and related tributary valleys, including limitations regarding: slope, flood plain, and wetlands, with the Village of Chaseburg growth being particularly limited by these factors. No judgment is made here about governmental inducements or restrictions that could affect the amount of land that would actually be developed. Jobs Jobs are a principal foundation of population growth in most communities. This planning area can reasonably expect job growth from within the planning area and from the La Crosse metropolitan area. A clear pattern of commuting out of this planning area to La Crosse area jobs has already been established and can be expected to continue. The convenience of commuting can be expected to contribute to local population growth. The increasing ease, and occasional necessity, of industry (jobs) to move to more profitable locations (outside the La Crosse region) is an important uncertainty in projecting community and regional growth. Highways The units of government in this planning area already have very good accessibility to the La Crosse metro area via U.S. Highway 14/61, and this highway is scheduled for significant improvement in both Vernon and La Crosse Counties. Such improvements in accessibility often induce new growth. Highway 35 and County Highway K serves some of Chaseburg and Hamburg, and improvements planned for these highways will further improve access into these communities. Sociology The preference of the public for home locations has a direct bearing on where population will be growing. A growing national preference is for rural, open space living. There are many social, economic, and technological reasons for this. Cities are assumed to remain the primary job centers; however, a large proportion of this labor force is increasingly choosing to reside within twenty to forty miles of their jobs, with population concentrations tending to locate in the nearest rural communities and on scenic rural lands near major highways. Numerous institutional studies and academic research has documented this pervasive trend. This population settlement pattern is evident within much of the commuter shed of the La Crosse metro area. Assumptions Projections of any future conditions are based on assumptions about the future. The projections of future population levels incorporate the following basic assumptions about the future: The national and state economy will continue to experience relative growth and stability. Absence of destabilizing economic or energy problems. Cluster C Issues & Opportunities 1-5 MEAD & HUNT, Inc.

14 The regional economy, and particularly the La Crosse area economy, will remain healthy with continued growth. Commuting will remain economically viable and will be facilitated by future improvements to Highway 14/61 and Highways 35 and K. The Villages of Coon Valley and Chaseburg and the Towns of Coon and Hamburg will remain receptive. to growth, and some growth will occur in areas of expanded village jurisdiction. The regulations on housing development will remain generally the same as The capability will be available to finance the infrastructure required to attract and maintain growth. The regional agricultural economy will not experience any radical financial down-turns of a long-term nature, although continued economic stress and restructuring in this industry should be expected. Population projections for this planning area are complicated by the variable growth trends exhibited by four governmental units in this planning area. All units of government, except the Town of Hamburg, lost population during the decade of 1990 to 2000, yet all units had positive growth since 1970, except for the loss of 14 people in the Town of Coon since Adjustments in the agricultural economy likely would have been responsible for some town and village population loss as well as the reduction in family size through the loss of the graduating youth population. Reports from local officials and observations of increased rural development regarding growth trends in recent years indicate an increased pace of housing development in all the units of government in this planning area. There has been recent subdivision development or related planning in all four units of government in this planning cluster. Therefore, a population growth scenario for Cluster C must be one that recognizes the current growth trends which can be expected to place future population levels higher than those contained in the state s DOA projections reported above. Because of the outlook for positive population growth in this planning area, the selected projection methodology must be based on assumed rates of growth that are consistent with demonstrated trends. It is assumed that the population growth rate for the whole planning cluster for the decade of 1970 to 1980 is representative of the growth rate for the 20 year planning period of this Comprehensive Plan. The methodology takes this cluster growth rate of 13.07% and calculates projections from the year 2000 cluster population for the years 2010 and 2020, with each of these two growth projections divided in half for the years 2005 and These figures function as a control total for the total planning cluster. This control total is then allocated to the four units of government in the same proportion that each unit had of the year 2000 total cluster area population. These projections do not include new population housed in group quarters. No additional assumptions or methods are used regarding which unit of government has how much population in future years. It will be important for this population projection methodology to be reevaluated and updated on five year intervals to incorporate changes in growth trends or projection assumptions. The following calculation illustrates this methodology and produces population projections for the years: 2005, 2010, 2015, and Cluster C Issues & Opportunities 1-6 MEAD & HUNT, Inc.

15 Population Projection % of total Population yr % growth Year 2000 population Plan area population Village of Coon Valley Village of Chaseburg Town of Coon Town of Hamburg ,021 1,084 Total Planning Area 13.07% 2, ,718 2,884 3,072 3,261 Summary of Population Projections for the period 2000 to 2020: Village of Coon Valley 199 new persons or 27.87% growth = 10 persons per year average Village of Chaseburg 85 new persons or 27.77% growth = 4-5 persons per year average Town of Coon 190 new persons or 27.81% growth = 9-10 persons per year average Town of Hamburg 236 new persons or 27.83% growth = 12 persons per year average Total Planning Area: 710 new persons or 27.83% growth = 35 persons per year average Household Projections Household projections are a direct product of population projections. Year 2000 Census figures report that the average household size for the Village of Coon Valley was 2.28 persons per housing unit; the Village of Chaseburg was 2.30; Town of Coon was 2.61; and the Town of Hamburg was The county and state average household size in 2000 was 2.55 and 2.50 respectively. Household size has been declining due to families having fewer children and because of the growing number of young and elderly single person households. Household size does not include people in group quarters, such as a health facility or jail. In 2000, the U.S. Census Bureau recorded only 15 group quarters residents in Cluster C, those being in the Village of Coon Valley. The projection of the number of future households for planning Cluster C assumes the continuation of the year 2000 household sizes for all four units of government in this planning cluster. These household projections do not include any units that would be added in group quarters. It will be important for the ten year Comprehensive Plan updating to reevaluate household size factors based on updated numbers from the 2010 U.S. Census. Provided below are the household projections for this Plan, which are produced by dividing the population projections of the second growth scenario reported above by the year 2000 household sizes for both the city and the town. Cluster C Issues & Opportunities 1-7 MEAD & HUNT, Inc.

16 Household Projections Household Number of Households Size* 2000* Village of Coon Valley Village of Chaseburg Town of Coon Town of Hamburg Total Cluster C 1,013 1,085 1,150 1,226 1,301 * Actual Census count Summary of new households for the period 2000 to 2020: Village of Coon Valley 93 new households or 30.29% = 4-5 households per year average Village of Chaseburg 37 new households or 27.82% = 2 households per year average Town of Coon 72 new households or 27.48% = 3-4 households per year average Town of Hamburg 86 new households or 27.65% = 4 households per year average Total Cluster C: 288 new households or 28.43% = households per year average Employment Characteristics See Section 6, Analysis of Economic Base & Labor Force Employment Projections Forecasting employment with any practical degree of reliability cannot be done for a small scale planning area such as Cluster C. The basis for this was addressed in Issue & Opportunity Study Paper C-1. The basic reason is because this planning area functions within a much larger regional economy in which job types and locations affecting this planning area are dispersed within this larger region. Increasing numbers of cluster area residents are commuting to jobs outside this area, particularly to the La Crosse metro area. Reasonable employment projections can only be made for larger geographic areas, and even then, the amount of instability and change in the agricultural and industrial sectors due to national and global economic adjustment trends would cast considerable doubt on the reliability of any such long range projections. The smallest geographic area for which employment forecasts could be ventured would be the county unit; however, neither Vernon County nor La Crosse County has completed such forecasts. The economic sectors affecting future employment in the Cluster C which should be watched and continually evaluated include: agriculture, public services, medical/health and the local and La Crosse area industrial economies. Age Distribution The year 2000 age distribution within Cluster C is provided below, along with geographic comparisons. The 85+ age range is reported separately because this is one of the fastest growing age groups. The nursing home in the Village of Coon Valley is likely the source of the unusually high 85+ population in that community. The population pyramid attached hereto illustrates this planning area s significant elderly population compared to county and state levels. Geographic Area Under 18 % 18 to 65 % 65+ % Total % 85+ % Median Cluster C Issues & Opportunities 1-8 MEAD & HUNT, Inc.

17 Village of Coon Valley Village of Chaseburg Town of Coon Town of Hamburg Vernon County 8, , , , Wisconsin United States Age Income Levels See Section 6, Analysis of Economic Base and Labor Force Educational Levels Basic U. S. Census educational data is reported here; the local school district is the primary source of other, more detailed educational data relevant to this planning area. The year 2000 U.S. Census data on school enrollment is not reported here because it would be considered obsolete, particularly since the school district maintains current enrollment data on an annual basis. Educational Attainment - % of population 25 yrs. old and older Village of Coon Valley Village of Chaseburg Town of Hamburg Town of Coon Vernon County State Population 25 yrs and older: , Less than 9 th grade 13.0% 5.2% 6.1% 9.8% 11.5% 9.5% 9 th to 12 th grade, no diploma 5.3% 9.4% 6.2% 9.8% 9.6 % 11.9% High School graduate (includes 39.5% 36.8% 40.0% 30.1% equivalency) 38.5% 37.1% Some college, no degree 16.0% 28.3% 19.2% 20.7% 18.8 % 16.7% Associate degree 7.9% 13.2% 14.6% 11.3% 7.6% 7.1% Bachelor s degree 11.7% 1.9% 10.7% 14.2% 9.4% 12.1% Graduate or professional degree 6.8% 5.2% 3.1% 4.6 % 4.5% 5.6% Percent high school grad or 81.8% 85.4% 87.7% 80.8% higher 78.9% 85.1% Cluster C Issues & Opportunities 1-9 MEAD & HUNT, Inc.

18 Summary Demographic Conditions and Trends In general, the population distribution in this planning area is fairly well distributed, with about 40% of residents living in the two villages, and the rural residents are pretty evenly distributed throughout the two towns. Most of this population has urban, socio-economic characteristic which reflects the connection of residents to jobs in nearby cities within commuting range. The median age of residents is also fairly similar across the four units of government, with a the median age of the whole planning cluster of being similar to the county median age of 39.1, but higher than state and national median age levels. The greatest age difference within the planning cluster is the higher proportion of 85+ age persons in the villages, and this is likely due to the concentration of elderly housing facilities in those communities. The incomes of area resident in this area compares quite well compared to income levels throughout the county. These incomes would be a reflection of the urban area jobs held by local commuters. The occupations of residents in the planning area are fairly well divided between white collar and blue collar jobs. Most residents are employed by companies in the fields of: health, education and social services; retail trade, and manufacturing. This employment profile represents a labor force which commutes to jobs in the La Crosse area or the Westby/Viroqua area. The demographic outlook for the Cluster C planning area will continue to be influenced by the La Crosse metropolitan area, with State Highway 61 and County Highway K being the major linkages between the two areas. Much of the population will be a commuting population. The occupation profile of the residents will continue toward service occupations; agricultural occupations are projected to continue declining. Cluster C Issues & Opportunities 1-10 MEAD & HUNT, Inc.

19 Section 2 - Housing Element Goal of this Element: To present a plan for addressing the housing needs that meets existing and projected housing demand in this planning area, consistent with other local governmental goals and needs. General Planning Context: A significant bottom-line of any local planning program is how that planning affects housing and living environments. Achieving home ownership and a quality living environment are long-standing American values and goals. Good planning can contribute to the achievement of quality housing by planning for safe and esthetic neighborhood and rural living environments. Good planning can facilitate an adequate supply of land with needed services which are required to achieve housing needs. Good planning can help protect investments in housing by a family or business. This equity is a very important financial resource for many. The overall context of planning for housing is to help contribute to an adequate supply of safe and decent housing and related living environments. The housing in the Cluster C communities is generally in sound condition; however, some deteriorating housing is present. The age of the housing stock is generally older than in urban areas of the state. Home ownership predominates over rental housing. Most housing is single family, with little apartment living. There are no apartments in the rural area. Elderly and low-income apartment housing is also present in the Villages of Coon Valley and Chaseburg. Chaseburg has one 16 unit apartment building, and Coon Valley has eight apartment buildings. In general, the housing in the Towns of Coon and Hamburg, is newer, larger and of higher value than housing in the Villages of Coon Valley and Chaseburg. The outlook for housing in this area will largely be shaped by employment patterns and the aging of the baby-boom population. If job growth continues, then single family housing patterns can be expected to persist; however, the U. S. Census Bureau projects, that nationally, married couples with children will account for only 20 percent of total households. Also, single person households can be expected to constitute a higher percentage of total households than has historically been the case in this area. The Census Bureau also projects that the U. S. senior citizen population will increase from 16 percent of total population in 2000, to 40 percent in 2020, and the local impact of this trend can be expected to be reflected in the character of the Cluster C communities. The outlook for housing patterns in this planning area is for continued location of both rural, non-farm housing and urban housing subdivisions in the Towns of Coon and Hamburg; and for some continuing housing subdivision development in the Village of Coon Valley. There is very limited potential for future housing development within the present Village limits of Chaseburg. Flood plain and hilly terrain are limiting factors for housing development in the Chaseburg area, although housing growth is possible on the northeast side of town north of Highway 162. City housing locations will be dependent, in part, upon utility servicing capability and annexation. The Villages of Coon Valley and Chaseburg may have the potential for additional housing by the redevelopment of existing lands which are vacant and/or have obsolete uses. Such sites will tend to be Cluster C Housing 2-1 MEAD & HUNT, Inc.

20 near the center of the community; and such development would typically be done by the private sector, although local governmental cooperation is such redevelopment is often necessary. Goals: Safe, sanitary, and affordable housing for residents of the planning area. Opportunities for a mix of housing types consistent with market conditions. Housing development that is in harmony with the natural environment. The development of housing with appropriate infrastructure and services. The provision of housing styles which meet the needs of the retired and elderly population which will grow significantly during this planning period. Objectives: Produce and maintain a Housing Plan for this cluster planning area. Develop and implement housing policies and programs. Promote the development of housing within the local planning area. Assure compliance with health, safety and fire codes in the regulation and location of housing. Provide a range of housing choices which address: -- Needs of all income levels. -- Needs of all age groups. -- Needs of persons with special needs. Provide for the availability of land for the development and/or redevelopment of low-income and moderate-income housing. Facilitate the development of housing projects and related services for an expanding elderly population at locations near required services. Seek the benefits of those state and federal housing programs (identified below) which implement the needs and goals of this housing plan. Policies: Assure that housing development is provided with an ample supply of safe water to meet state drinking water standards. Assure that housing is developed with waste water disposal and treatment provisions which meets state waste water disposal standards. Assure that housing development of an urban density is provided with a supply of water that meets drinking water and urban fire protection standards. Urban density housing is 2 acres or less per housing unit. Assure that housing of an urban density is located as contiguous as possible to an existing sewer and water utility system to enable hook-up to such system. Work in partnership with individuals in the private housing market to achieve the goals, objectives and policies of this Section. Support and facilitate the provision of specialized developments and housing styles and for senior citizens, low-income, and handicapped persons. Assure that housing is not adversely affected by incompatible land activity impacts, such as excessive: noise, dust, smoke, noxious air emissions, odor, and traffic. Cluster C Housing 2-2 MEAD & HUNT, Inc.

21 Regulate development to avoid storm water flooding of housing and road access. Assure that housing is located so as to avoid excessive problems with soil characteristics, such as wetness, problem drainage, shallow bedrock, and steep slopes. Assure that housing is located with direct and safe access to public roads and streets which enable convenient emergency access and normal maintenance. Provide esthetic and blight-free living environments. Assure that local ordinances and development standards are consistent with the goals and policies of this Section. Coordinate housing standards and decisions on development proposals with the local emergency services providers, mainly fire and ambulance services. Housing development patterns which accommodate and preserves to the maximum extent possible the natural and scenic qualities of the land. Programs: Maps 16 and 17 illustrate the existing housing patterns in this cluster planning area, and Maps 18, 19, and 20 locates the estimated general locations of future housing growth. This section identifies public housing programs available from various levels of government. To the extent applicable, these programs should be used to help meet housing needs and goals of the Cluster C communities. Not all these programs would be available to the local units of government in this planning area due to special program requirements, threshold levels of eligibility, local financial limitations or required private participation. This inventory of housing programs is subject to change. New programs periodically replace existing programs. State of Wisconsin Department of Commerce Community Development Block Grant (CDBG) Program. Federal HUD funds. HOME Rental Housing Development (RHD). Local Housing Organization Grant (LHOG) Program. Low Income Weatherization Program. Rental Rehabilitation Program (RRP). Wisconsin Housing and Economic Development Authority (WHEDA) Affordable Housing Tax Credit Program. Blueprint Loan Short term financing for multi-family housing. Foundation Grant Grants to non-profit sponsors for needy persons Housing Improvement Loan Program (HILP) 1 to 4 unit owner-occupied dwellings. Multi-Family Homeless Mortgage Loan. Multi-Family Taxable Revenue Bond Loan For developer use on tax credit projects. Multi-Family Tax-Exempt Revenue Bond Loan. Cluster C Housing 2-3 MEAD & HUNT, Inc.

22 U. S. Department of Housing and Urban Development (HUD) Section 202/811 Funding to non-profit organizations to fund housing for needy persons. Multi Family FHA Mortgage Insurance. U. S. Department of Agriculture, Rural Development Program Guaranteed Housing Program Home ownership loans for limited income persons. Direct Housing Program Home ownership loans with subsidized mortgage payments. Home repair Loans and Grants For persons unable to obtain conventional financing. Federal Home Loan Bank of Chicago Affordable Housing Program (AHP). Community Investment Program (CIP) Subsidized interest for rental housing. Local Program Recommendations Review and adjust zoning ordinances, if necessary, to meet the housing objectives and policies of this Section. Review and adjust subdivision ordinances, if necessary, to meet the housing objectives and policies of this Section. Identification of potential sites conducive to housing developments, which can meet the housing needs of low and moderate persons, the elderly and handicapped persons. Participation by the local government in those public housing programs which help satisfy local housing needs and are feasible to implement. Consider incentives to housing development which implement the goals, objectives and policies of this Section. Facilitate access by local residents to housing rehabilitation and weatherization programs to maintain older housing, particularly that build before Consider Tax Increment Financing as a possible tool for facilitating housing development projects which implement the goals, objectives and policies of this Comprehensive Plan. Review existing ordinances and consider measures which will avoid and remove excessive blight and nuisances affecting the quality of life in residential environments. Precisely identify the location of the area s environmental and cultural assets which would then be capable of preservation as a part of the land development decision-making process. Housing Stock Assessment Information: The U. S. Census Bureau is the source of all housing information in this section. These numbers and percentages may have changed somewhat since the year 2000 Census Cluster C Housing 2-4 MEAD & HUNT, Inc.

23 Age Characteristics By number of housing structures Year Structure Built Village of Coon Valley % Village of Chaseburg % Town of Coon % Town of Hamburg % Vernon County % 1999 to 3/ to to to Pre Structural Characteristics Characteristics: Village of Coon Valley % Village of Chaseburg % Town of Hamburg % Town of Coon % Vernon County % Lacking some or all plumbing Lacking Complete Kitchen Facilities No Telephone Service Median No. of rooms per home Value Characteristics Owner-occupied housing units Housing Value: Village of Coon Valley % Village of Chaseburg % Town of Hamburg % Town of Coon % Vernon County % Less than $ 50, ,000 to 99, ,000 to 149, ,000 to 199, ,000 or more Median Value * $79,700-61, , ,400-73,400 - * The United States median home value in 2000 was $ 119,600 Cluster C Housing 2-5 MEAD & HUNT, Inc.

24 Occupancy Characteristics Village of Coon Valley % Village of Chaseburg % Town of Hamburg % Town of Coon % Vernon County % Occupied housing units Vacant housing units Seasonal and recreational Owner-occupied housing units Renter-occupied housing units Homeowner vacancy rate Rental vacancy rate Housing Unit Projections: The future number of housing units is reported in that part of Section 1 of this Plan regarding population and housing unit forecasts. Cluster C Housing 2-6 MEAD & HUNT, Inc.

25 Section 3 - Transportation Element Goal of this Element: To guide the future development of the various modes of transportation in the planning area according to local needs, and to compare the local governmental unit s transportation plans with state and regional plans and incorporate or seek to modify such plans where appropriate. General Transportation Context: The Cluster C communities are served principally by the auto & truck mode of transportation. This mode of travel is served by a system of streets and highways which are distributed between State, County, Village, and Town jurisdictions. While all these jurisdictional systems are important with respect to their own function, it s the state highways and their regional linkages which this area is most dependent upon for its overall welfare and sustainability. State Highway 14/61 is the most important transportation facility serving this planning area. State Highway 162, which links the villages of Coon Valley and Chaseburg with Highway 35, at Stoddard, is the other state highway serving this planning area. There are no other modes of transportation located within this planning area. There is a larger regional transportation context which also affects the planning for the Cluster C communities. Regional transportation facilities affecting this planning area are located in the La Crosse metropolitan area, about fifteen miles to the northwest. These facilities include passenger and freight rail service, barge terminal facilities and commercial airline services located less than an hour away in the City of La Crosse. Access to Interstate Highway 90 is also available in the La Crosse area. These facilities are important to this planning area because they have a significant role in determining the employment of area residents and the general economic welfare and health care of the residents in Cluster C communities. The importance of this regional transportation connection to the La Crosse metro area is likely to increase significantly throughout this planning period. The Map 4 illustrates the regional transportation context for the Cluster C communities, including the Villages of Coon Valley and Chaseburg, and the Towns of Hamburg and Coon. Highways, Streets and Roads: Map 2 illustrates the street and road system for the Cluster C units of government and Maps 5 and 6 illustrate the existing traffic volumes for the Villages of Chaseburg and Coon Valley. Map 7 illustrates the functional classification of state highways serving the area. Coon Valley and Chaseburg Street and Road concerns The hilly landscape in this planning area dictates the nature of much of the local road and street system. Town and county roads are located mostly in the numerous valleys and on the ridge tops. State Highway 14/61 has been reconstructed through the years and follows basic ridge and valley locations; however, more contemporary construction techniques have permitted this highway to overcome many topographic obstacles in meeting state arterial highway standards. State Highway 162 still conforms mostly to its early alignment in the Coon Creek Valley as dictated by the topography of the valley. The variable nature of this local road Cluster C Transportation 3-1 MEAD & HUNT, Inc.