City, town come together at Smart Growth meeting
The city and town of Sheboygan Falls held a joint Smart Growth meeting Thursday, Aug. 6, to review and clarify portions of the city and town’s comprehensive land-use plans.
Sheboygan County Land Use Planner Jessica Potter said several agreements and concessions between the city and town are beginning to come together in several areas.
The following is an overview of the topic of discussion at the meeting, as reported by Potter.
Inconsistencies on
Land Use Maps
Potter distributed a handout with a comparison of the city of Sheboygan Falls’ land-use plan and the town of Sheboygan Falls’ potential land-use plan.
Interchanges and overpasses for all State 23 Intersections on town of Falls map are not present on city of Falls map.
County TT extended from County PP to State 28 on the town map, but not present on the city map.
Between Rangeline Road and Meadowlark Road, the city map shows business/commercial/two-family development, while the town map has two-family/multi-family/residential development designated.
Business development on the city map along County TT north to State 23 was not present on the town map.
Commercial and industrial areas around the airport found on the town map, were not present on the city map.
North of State 23, between State 32 and Rangeline Road, the town map shows residential/two-family, while the city map shows the land to be agricultural.
The town map shows a future mix of commercial/businesses; along the rail corridor and the city maps show it as agriculture.
Future roads in the town, between Bluebird Road and Sunset Road on the city map are not present on the town map.
The city map shows residential development south of County PP, while it is not present on the town map.
The town map shows the Sheboygan River corridor as being preserved as open space, wetlands, woodlands, but it is not present on city map.
Those present were asked if any other inconsistencies exist.
Sheboygan Falls City Clerk Joel Tauschek said some of the inconsistencies are no longer found on the land-use plan, because the city has updated its plan since June.
Solutions to Inconsistencies
on Land Use Maps
Those present then discussed each inconsistency to see if both municipalities could agree upon a resolution.
Tauschek said the city has included the interchange at County TT on its map, but the map only extends out to Sunset Road to the west, so he said it is not necessary for the city to label all State 23 intersections.
Representatives from the town and the city agreed that if they both have County TT as an interchange on their map, it might help influence the Wisconsin Department of Transportation’s Freeway Preservation Plan.
Tauschek stated the city has already added an extension of County TT to State 28 on its most recently updated land-use plan.
A common resolution was unable to be reached for the inconsistency involving the land use between Rangeline Road and Meadowlark.
City representatives said the business/commercial/two-family development would only occur if the land were annexed.
Therefore, if the land remains in the town, the city will allow the town to develop it as it sees fit.
The city does not plan on exercising extraterritorial platting review to a great extent.
A common resolution was unable to be reached, regarding the absence of business development on the town map, along County TT north to State 23.
Those present discussed that this development may not occur, and it is very dependent on the type of access to State 23 the Wisconsin DOT allows from County TT.
Sheboygan Falls Mayor Randy Meyer said he would like to see Vision Park fill up, before developing other lands along County TT.
Potter mentioned the development at the airport could spur growth in this area, but depends on County TT access to State 23.
City officials said the city is not opposed to commercial and industrial development in the area around the Sheboygan County Memorial Airport.
The city’s land-use plan map does not include the area in question, so both maps will remain the same. A common resolution was unable to be reached for an inconsistency, involving the city’s designation of the land north of State 23, between State 32 and Rangeline as residential-two family use.
Conversely, the town has designated the land as agricultural.
The city will allow the town to develop the land as it sees fit, as the city is not opposed to that type of development in the town.
The portion of the town is in the city’s sewer-service area, so it is the most viable option for future subdivision development.
City officials said the city’s land-use plan could be changed to show commercial/industrial use, along the rail corridor. However, its land-use plan only shows one small section of the rail line west of the city.
City and town representatives agreed the rail corridor could spur commercial or industrial growth in the two communities.
Potter asked the city officials if they are planning on adopting an official map with Bluebird Road and Sunset Road included.
City officials stated that in the future the city may due so, because the Wisconsin DOT has been asking the town how it plan on connecting streets in the city, such as Happy Lane and Hamman Drive.
Town Resident David Schueffner stated the connection of Happy Lane to Meadowlark Road goes right through buildings, before the connection to Meadowlark Road.
Potter then asked if the roads shown on the city’s land-use plan were how the official map would be adopted.
City officials stated these locations were not set in stone, and before an official map was adopted, the city would conduct a design study to see where the roads should be located.
Potter mentioned allowing a connection of Hamman Drive to Sunset Road may be counterproductive to supporting the interchange at County TT.
City officials agreed and stated they will change the proposed Hamman Drive to stop at County TT.
Potter said the city and town could not come to an agreement on all the proposed roads shown, but there is room for communication in the future regarding the placement and design of these roads.
Because the property is adjacent to the city and is already next to current residential lands, the town agreed to add the residential area south of County PP (east of Linwood Lane) to its potential land-use plan.
Tauschek stated on the most updated map the city has changed the corridor (75 feet) around the Sheboygan River near Meadowlark Road to natural areas or conservation areas.
City and town officials were not completely opposed to any possibility, but both have plans and citizen surveys they are using in making decisions.
Additional steps will be taken to discuss these issues, as they may arise again in the future.
Following the joint discussion between the city and town, the town of Sheboygan Falls Smart Growth Committee reviewed draft chapter 5, regarding transportation in the town’s comprehensive plan.
Any questions or additional information can be obtained by contacting city of Sheboygan Falls Mayor Randy Meyer (467-6625) or Sheboygan Falls town chairman Steve Bauer (467-1922).
