Town of Pepin Pepin County Wisconsin Comprehensive Plan

Public Hearing: September 15, 2009

Plan Committee Members: Andrea Myklebust Alice Auth Jim Reeser Jim Sterry Carol Inderion Bruce Peterson Gary Samuelson Rob Meyer Mark Johnson Robert Bjerstedt Lou Seyffer Betty Bergmark Dennis Wolfe Table of Contents

General Characteristics Page 2 History of Town of Pepin Page 3 General Planning Goals Page 6 Elements Section Issues and Opportunities Page 7 Transportation Page 13 Housing Page 17 Utilities and Community Facilities Page 22 Agricultural, Natural, Cultural Resources Agricultural Page 26 Natural Page 30 Cultural Page 34 Intergovernmental Cooperation Page 36 Economic Development Page 39 Land Use Page 45 Implementation Page 52 Appendix Appendix I Survey letter and form Page 59 Appendix II Maps Page 63 1. Bluffland & Slope Areas 2. Floodplain 3. Surface Waters/Wetlands 4. Groundwater Flow and Nitrates 5. Land Use

Appendix III Cultural/Historic Sites Page 68

August 27, 2009 Town of Pepin Comprehensive Plan Page 1 of 73 General Characteristics

The Town of Pepin is located in Pepin County in West Central Wisconsin. Lake Pepin, a wide part of the Mississippi River, forms a southern border. The Chippewa River borders the eastern boundary. To the north Frankfort Township of Pepin County and Maiden Rock Township of Pierce County are found on the map. Stockholm Township forms a western border. Pierce and Dunn County are located to the west and north and Buffalo County is located across the Chippewa River as our eastern neighbor. The land survey system designates the Town of Pepin at Townships 23 and 24 North, Ranges 14 and 15 West of the 4th Prime Meridian. There are more than 50 numbered sections in whole or in part within the township. According to U.S. Census data, the town has a total area of 52.6 square miles (136.1 km sq.), of which, 45.4 square miles (117.7 km²) of it is land and 7.1 square miles (18.4 km²) of it (13.55%) is water.

Land assessment categories for Pepin Township based on County property records as of November 6, 2008 contains records for a total of 21,712 acres. The land totals for each category are as follows: Residential: 621 acres, Commercial: 68 acres, Manufacturing: 32 acres, Agriculture: 12,688 acres, Undeveloped: 1413 acres, Managed Forest: 3,067 acres, Forest: 3,602 acres, Other: 221 acres.

From the south, river floodplain gradually increases in elevation to reach peaks of bluff lands above the greater Mississippi and Chippewa River valleys. Numerous creeks are located in the Town of Pepin and many are fed by springs. The bluffs north of the Mississippi are set back nearly 2 miles where two elevations of first sandy prairie and then richer soils are found. The bluffs consist of limestone deposits overlaid with loam and numerous clay deposits. The terrain can be described with two terms: rolling hills and floodplain. The steep slopes are filled with deep ditches which fill briefly during the thawing of winter snow and heavy rains. Forests are filled with many maple trees birch, oak and low brush.

As settlers cleared the forests on rolling hills, agriculture became the primary enterprise. Small dairy farms dotted the land and were surrounded by corn, soybean, alfalfa and other grain crops. Crop production has been maintained at the higher elevations of the township and some crops are produced in sandy soils below the bluffs. Areas where vegetables, flowers and decorative plants are grown can also be found in the township. The dairies have been reduced in number, but have grown in herd size. As farmers retire or move away, dairy operations are abandoned and the pastures and structures are converted to livestock only production. Much cropland is rented by nearby dairy, livestock and crop farmers.

The Village of Pepin has been an important asset to the community. The Town of Pepin completely surrounds the lakeside village. Restaurants, bars, auto service, hardware, grocery, motels, gift and art shops, post office, churches, a small park and boat harbor are available for community use. The population of the village grows during the summer as visitors settle into summer homes and the recreational vehicle park fills with travelers and part-time residents. The Village is very welcoming to tourists. The Harbor View Café and the Pickle Factory are popular attractions to visitors from distant locations such as Rochester and the Minneapolis-St. Paul areas of Minnesota. Small businesses are located throughout the township and home-based business is a growing opportunity. Many rural schools dotted the landscape in the 1800’s and early 1900’s. All of these schools were consolidated by 1962, whereby all students in the township are now bussed to the K-12 school in the village. On the northern edge of the Town of Pepin the unincorporated village of Lund is located. The north side of this mostly residential development resides in Pierce County. Only a small store and two

August 27, 2009 Town of Pepin Comprehensive Plan Page 2 of 73 churches remain to serve the community. A feed mill and feed store served the farmers of the area for more than one hundred years until it closed in 1998. Along the southern border of the Town of Pepin State Highway 35 runs northwest to southeast near the Mississippi River and through the Village of Pepin. Deer Island provides a permanent home for a few residents and is a popular summer retreat providing beachfront on Lake Pepin. A YMCA camping area is also located on the southeast end.

History of Town of Pepin

The geological history of the township begins with the river, the great Mississippi River, and the wide stretch that borders the township named Lake Pepin. The southern and eastern borders of the township were formed as water melted from the great glaciers of the North American continent. Much of current day Wisconsin, Minnesota and all of the nearby Canadian Provinces were covered by glacier. The glacial Lake Agassiz began flowing south through the glacial river, the Warren River, over 12,000 years ago. As the water flow decreased sand flowing out of the Chippewa River was deposited into the Mississippi River forming a delta which dammed the Mississippi flow forming Lake Pepin over 9,500 years ago. The surrounding bluffs rise 450 feet above the water.

Many Native American tribes roamed the area over thousands of years before any European explorers traveled into the territory which formed Pepin County. Early studies suggest woodland Indians lived in the region from 1000 B.C. Viking travelers may have been the first unrecorded travelers of the area. Father Louis Hennepin has recorded exploration by canoe in the area around 1680 and is believed to be the first European to view the areas of Pepin County. In that same year the French explorer, Daniel Greysolon du Lhut with a party including three brothers with the name Pepin, came to the area to make alliances with the Native American population. Lake Pepin is believed to be named in honor of Pepin the Short, father of Charlemagne, and ruler of France from 740 to 768. Other historians believe the great lake was named after the Pepin brothers. Trapping and fur trading brought many French adventurers into the area. Many bartering gatherings occurred with the Indians of the area. Fort St. Antoine was established by Nicholas Perrot in 1686 on Lake Pepin. He claimed the land along the Mississippi as part of the realms of King Louis XIV on May 8, 1689. A historical marker along Highway 35 is believed to be near the fort site which is in Stockholm Township. The French abandoned the area for a number of years and other stone remnants lead some to believe the fort may have been south of the Village of Pepin. Six other forts were built around Lake Pepin by 1750 and used as fortified trading posts. The Pepin area post was abandoned in 1692.

All lands of Pepin County were claimed by the Wabasha band of Indians, the Dakota Sioux tribes, although this was disputed by the Chippewa Indians. Traditional lifeways of the native peoples who had long inhabited the Lake Pepin region were disrupted as early as the eighteenth century, when cultural groups from other regions fled conflict in the east to settle in the area. The British gained control of the region in 1763. The English explorer, Jonathan Carver traveled by canoe down the Chippewa River in 1766. The fur trading continued into the late 1800’s. The first steamboat traveled up the Mississippi in 1811. The Dakota Indians gradually moved west and south as the Ojibway tribes roamed into west central Wisconsin. Fights were common among Indian groups in the 1800’s. In a treaty of December 29, 1837 the government gained an agreement with the Dakota to release all lands east of the Mississippi. Some resistance continued between settlers and tribal members as late as the 1850’s and 1860’s. A major battle was fought in 1851. The Dakota and Ojibway continued in battles during this time also. Epidemics of cholera, smallpox, and other diseases between 1845 and 1851 had a devastating effect on local populations

August 27, 2009 Town of Pepin Comprehensive Plan Page 3 of 73 Wisconsin was successively part of the original Northwest Territory (1788-1800), Indiana Territory (1800-1809), Illinois Territory (1809-1818), and Michigan Territory (1818-1836) before it became a territory in its own right. Wisconsin became a territory in 1836 and statehood was completed in 1848 with a capitol located at Madison. The treaty with the Indians of 1837 transferred approximately 10,000 square miles to the new nation. This area was designated as Chippewa County and included all of Pepin County. Dunn County was formed in 1856 and in 1858 Pepin County was formed from the southern part of Dunn County. The county contained 244 square miles or 145,127 acres. There is much history about the location of the county seat as it started in Pepin, moved to Durand and then Arkansaw and back to Durand by 1884.

The area was originally surveyed by Samuel Durham in 1849. From survey records much of the area was described as thinly timbered with oak and brush. This terrain was easier to clear than some areas of the country and helped early settlers prepare the land for crops. Horses were in heavy use as the region was farmed and cows, hogs and chickens were raised on nearly all of the early homesteads of the township. The heavy forests were found north of the county and that industry influenced the development of the area for many years.

Lumber mills were a key factor for development of the Wisconsin Territory and many of the largest saw mills were on the north reaches of the Chippewa River. The mills at Menomonie and Chippewa Falls were built in the 1830’s. Pineries of the north employed many workers who assembled log rafts and floated them down the Chippewa River. The logs continued down the Mississippi into Iowa and Missouri. The lumbermen could return to Lake Pepin by steamboat but the Chippewa was too shallow for large boat travel. Much travel by foot occurred along the Chippewa as lumberman returned to the mills nearly 45 miles upriver.

John McCain from Pennsylvania worked as a lumberman from the Menomonie lumber camp in 1842. He staked a claim for land near the Village of Pepin in 1845. In 1846 with the help of a cousin, William Boyd Newcomb, a cabin was built, the first known residential home in the Town of Pepin. The location was called McCain’s landing and also Johnstown. A cabin located within Village limits was erected by Newcomb in 1850. Platting of land for a village was completed in 1855 and named Lakeport. John McCain built a brickyard on his farm in 1854 and many village structures were built with the bricks produced. Anna Barry, born in Pennsylvania in 1846, came to the village in 1857. The village of Pepin was incorporated in 1860, but then lost its political structure rights in 1864. The township population from the 1860 census was 442. The censuses of 1870 and 1880 include residents of the township and the village area with no distinction of location. The first mill in Pepin Township was built by Isaac Ingalls in 1853. This settler was a fourth cousin to Lansford Ingalls, grandfather of Laura Ingalls Wilder. The village was again incorporated in 1882 with a population count of 339. The most famous woman of the area was born February 7, 1867 to parents Charles and Caroline (Quiner) Ingalls. The Ingalls first came to the Township and settled just southeast of Lund in 1862. After two years in Missouri and Kansas, the Ingalls returned to Wisconsin. The country school for the Ingalls children was named Barry Corners. In 1874 the family moved to Minnesota. Shallow bottom craft eventually were built to travel the Chippewa River when the river had good water flow. This diminished travel to the Village of Pepin. Pioneers from the East continued to populate the surrounding area. A grist mill was built on Bogus Creek, one of the first flour mills to be located on the Mississippi between Hudson and Prairie du Chien. In 1882 a pontoon bridge operated across the river to Reads Landing. First steps to build a railroad through the Town of Pepin began in 1883. The Winona, Alma and Northern Railroad with a line from East Winona to Menomonie, built a line to Alma. In 1885, Chicago Burlington and Northern Railroad Company organized and purchased the

August 27, 2009 Town of Pepin Comprehensive Plan Page 4 of 73 Alma Line and the railroad company. Passenger, freight and stock cars were traveling to Pepin in 1886 as the final link over the Chippewa River was celebrated on July 22nd of that year. The water tank for steam locomotive operation in Pepin was abandoned by 1928. A water tank and coal chute was built on the line near Stockholm. Double tracks were laid through the Village of Pepin in 1929.

The building of dams in the 1930’s aided the use of the river for transportation of farm produce and other goods. Steamboats and barges filled the rivers in the late 1800’s and early 1900’s. Lake Pepin was the location for harvesting of water mussels and clams for buttons and pearls well into the 1900’s. Fishing provided many with a worthy profession and lifestyle, which continues on a small scale today for one company in the Pepin Village. The lake was also a great transportation asset as ferries carried passengers and goods across the water to Minnesota villages and cities.

Country roads were formed up and down the bluffs of the area of Pepin Township. Along the Chippewa River a road to the small town of Arkansaw developed during the lumbering days. The ever flooding nature of the Chippewa probably lead to the abandonment of this road and County N became a new route to Arkansas and Durand by way of the small river village of Ella in Frankfurt Township. Today the only state road remaining is Highway 35. It travels along the Mississippi River and through the Village of Pepin. As late as 1930 this highway connected with County N and traveled to Durand. This town offered the closest river crossing over the Chippewa River for many years. The highway then traveled the current Highway 25 route back to Nelson, Wisconsin. Many small bridges were built to improve travel throughout the countryside. The great number of creeks bringing water from springs in the bluffs and rainfall to Lake Pepin made travel difficult until culverts and small bridges could be installed. But travel to the south across the Chippewa River was only easy for the trains that had a bridge at Trevino. In 1933 the bridge crossing the Chippewa River was funded and built connecting Pepin County with Buffalo County. The dike road through the swamps of the Tiffany Wildlife area was a great achievement and opened access to another route to the County Seat of Durand through Buffalo County. Other river towns could now be reached quickly with an automobile by traveling through the town of Nelson. The Nelson to Wabasha dike road and bridge over the Mississippi at Wabasha allowed faster travel to western states of the country and more ready access to the great medical facilities at Rochester, Minnesota.

Old State Highway 183, heading north away from the Village and past the likely location of Laura Ingalls Wilder’s childhood cabin, is now maintained by Pepin County as Highway CC. This road enters Pierce County at Lund. Other county roads include Highway N and I. On the periphery County J and SS are located on the north and northeast boundaries of the township. A 1930 Atlas and Farmer’s Directory of Pepin County shows 8 named regions for the Town of Pepin. Some areas of the community are still known by these names which were Sabylund, Barry Corner, Farm Hill, Big Hill, Bogus Creek, Lost Creek, Hicks Valley and the area near the Village of Pepin was marked as Pepin Grades. These same names can be found on many of the major town roads which cross through the Town of Pepin.

(Sources for historical data include Pepin County History, by Pat Parks, Karen Broadhead and Cindy Baader, Taylor Publishing Company of Dallas, TX, copyright 1985, Parish of the Assumption by Very Rev. Father Stephen Anderl, published by Weber Publishing Company, Park Falls, WI, copyright 1960, Atlas of Great Lakes Indian History: Native American Communities in Wisconsin, 1600 – 1960.)

August 27, 2009 Town of Pepin Comprehensive Plan Page 5 of 73 General Planning Goals The Wisconsin statutes regarding comprehensive planning for municipalities request each community to list goals and objectives related to future growth and development. Specific goals can be found in sections of this plan under the nine element areas which are required to be addressed. The state list of goals which provide a broad guideline for developing comprehensive plans follows: 1. Promotion of the redevelopment of lands with existing infrastructure and public services and the maintenance and rehabilitation of existing residential, commercial and industrial structures. 2. Encouragement of neighborhood designs that support a range of transportation choices. 3. Protection of natural areas, including wetlands, wildlife habitats, lakes, woodlands, open spaces and groundwater resources. 4. Protection of economically productive areas, including farmland and forests. 5. Encouragement of land-uses, densities and regulations that promote efficient development patterns and relatively low municipal, state governmental and utility costs. 6. Preservation of cultural, historic and archaeological sites. 7. Encouragement of cooperation and coordination among nearby units of government. 8. Building of community identity by revitalizing main streets and enforcing design standards. 9. Providing an adequate supply of affordable housing for individuals of all income levels throughout each community. 10. Providing adequate infrastructure and public services and an adequate supply of developable land to meet existing and future market demand for residential, commercial and industrial uses. 11. Promoting the expansion or stabilization of the current economic base and the creation of a range of employment opportunities at the state, regional and local levels. 12. Balancing individual property rights with community interests and goals. 13. Planning and development of land uses that create or preserve varied and unique urban and rural communities. 14. Providing an integrated, efficient, and economical transportation system that affords mobility, convenience and safety and that meets the needs of all citizens, including transit-dependent and disabled citizens. Every community would agree the general goals for comprehensive planning are important and many municipalities need to make detailed plans and develop many new ordinances to ensure the goals can be achieved. Small rural communities which do not have critical growth and development concerns, are able to allow more individual choice and freedom in business selection and land use. The township can then grow in a flexible manner allowing for the unknown.

August 27, 2009 Town of Pepin Comprehensive Plan Page 6 of 73 Issues and Opportunities INTRODUCTION

The Town of Pepin Comprehensive Plan will consider the state goals and the concerns of the citizens. A survey was mailed to the residents and land owners of the township in January 2009. 568 surveys were mailed and 248 surveys were returned by February 10th. The survey results and the extensive comments returned by members of the community have been used by the Planning Committee to guide the development of the nine elements of the plan. The subgroups working on each one of the nine elements have used the survey results and the multiple pages listing all of the comments entered on the survey forms to compile the information in this plan. Current data relating to existing conditions, statistics for the township and other government levels, and lists of available programs and agencies able to assist with specific topics related to each element have been researched from many sources. Local government offices and many web sites on the internet have provided information found in this plan. A number of comprehensive plans from other Wisconsin municipalities have been reviewed for information and ideas for the Town of Pepin Comprehensive Plan.

GOALS

Develop a plan consistent with the rural character of Town of Pepin. Residential development is increasing Area is rural, agricultural, scenic and not heavily developed with much open space, rolling hills, many forested areas with steep slopes Community supports agricultural heritage Protection of forests, streams, creeks, Chippewa River and Lake Pepin is very important to the desirability of living in the Township

Consider the economic factors that have an impact on growth and development for the Town of Pepin’s Comprehensive Plan. No large city is close to the community No large commercial or industrial businesses reside in the area Local revenue is used entirely for roads, a school and limited public services Annexations, mergers, consolidations and sharing of resources must be considered Tax base is residential and property taxes are higher for Pepin County than other nearby counties

OBJECTIVES

Determine need for regulations and increased zoning control in land use decisions Maintain rural character and livability of the area Evaluate current environmental conditions to determine whether additional programs or projects are needed to protect natural resources and the health and well-being of Town of Pepin residents.

STRENGTHS

Scenic beauty Rural character of area and small town atmosphere of Village of Pepin Tourism (Visitor traffic is heavy during Spring through Fall) Sound agricultural economy when commodity prices are sufficient

August 27, 2009 Town of Pepin Comprehensive Plan Page 7 of 73 Small town school is desired and receives awards for achievements Very low crime Rural roads maintained and sufficient Good volunteer fire department and equipment

WEAKNESSES

Pepin County is a very small county in the state Cellular phone and internet systems need updating and improvements School district is not well supported by state funding Limited job opportunity Higher paying jobs require longer commutes

This element requires general statistics be provided about the township, most of which come from Census data and state agencies. This data needs to be used in the development of the overall plan and similar information can be found in other plan elements. A listing of issues and opportunities follows the demographic information.

Population of Town of Pepin The 2000 Census reported the population to be 580 people of which 289 were Female and 291 were Male. The population density was 12.8 people per square mile (4.9/km²). The racial makeup of the town was 99.14% White, 0.34% African American, 0.34% Native American, and 0.17% from two or more races. 0.69% of the population was Hispanic or Latino of any race. In the town the population was spread out with 25.0% under the age of 18, 6.2% from 18 to 24, 23.8% from 25 to 44, 30.3% from 45 to 64, and 14.7% who were 65 years of age or older. The median age was 42 years. Top 6 reported nationalities: German, Norwegian, Swedish, Irish, English, French. The projections for population as reported by the State of Wisconsin Demography Services Center are as follows: 2000 Census 2005 Estimate 2010 Projection 2015 Proj. 2020 Proj. 2025 Proj. 2030 Proj. 580 647 663 682 702 719 728

This projection predicts the population of the Township will increase by 148 persons for the 30 year period which is an increase of 25.5%. Another agency disagrees with this projection. The Mississippi River Regional Planning Commission provides the following data: 2000 Census 2005 Estimate 2010 Projection 2015 Proj. 2020 Proj. 2025 Proj. 580 647 614 621 630 625

Both agencies estimate 2006 population at 660, but the MRRPC projects declining population for the Town of Pepin in the future. Some areas of Pepin County are expected to grow in population.

Projected Population for Pepin County--Slowest Growing and Smallest Counties Menominee County, Wisconsin's smallest at 2000, is projected to remain the smallest through 2035, and will also lose about 20 percent of its population. Wisconsin's ten smallest counties are located at a distance from most metropolitan centers. In all cases but one (Pepin County), population growth is expected to be quite minimal. In addition, most of these counties' gains will be marked by increases in retiree populations rather than younger cohorts.

August 27, 2009 Town of Pepin Comprehensive Plan Page 8 of 73 Ten Counties with Smallest Projected Populations at 2035 County Census 2000 Projection Numeric Percent Population Population 2035 Change Change Rank, 2000 Rank, 2035 ASHLAND 16,866 17,374 508 3% 58 63 LAFAYETTE 16,137 16,682 545 3% 60 64 PRICE 15,822 15,948 126 1% 62 65 RUSK 15,347 15,350 3 0% 64 66 BUFFALO 13,804 15,137 1,333 10% 67 67 FOREST 10,024 10,135 111 1% 68 68 PEPIN 7,213 9,086 1,873 26% 69 69 IRON 6,861 6,914 53 1% 70 70 FLORENCE 5,088 5,243 155 3% 71 71 MENOMINEE 4,562 3,647 -915 -20% 72 72 Wisconsin Population 2035, A Report on Projected State and County Populations and Households for the Period 2000-2035 and Municipal Populations, 2000-2030, October 2008 by David Egan-Robertson, Don Harrier and Phil Wells, Demographic Services Center, Division of Intergovernmental Relations, Wisconsin Department of Administration

Households of Town of Pepin The 2000 Census reported 232 households and 168 families residing in the town. 199 households were owner occupied and 33 were renter occupied. There were 232 households out of which 30.6% had children under the age of 18 living with them, 63.4% were married couples living together, 5.2% had a female householder with no husband present, and 27.2% were non-families. 23.3% of all households were made up of individuals and 9.1% had someone living alone who was 65 years of age or older. The average household size was 2.50 and the average family size was 2.97. The future projections for households for the Town of Pepin as reported by the State of Wisconsin Demography Services Center are as follows:

2000 Census 2005 Estimate 2010 Projection 2015 Proj. 2020 Proj. 2025 Proj. 2030 Proj. 232 262 279 293 306 320 331 The number of households is projected to increase by 99 over the 30 year period which is an increase of 42.7%. The 2000 Census also reported 275 total housing units with 41 vacant including 24 listed as for seasonal, recreational or occasional use. Housing density was 6.0/sq. mi. (2.3/km2) Rental vacancy rate was listed as 5.7%. Educational Attainment--Town of Pepin--2000 Census Data

Population 25 years and over 391 100% Less than 9th grade 17 4.3 9th to 12th grade, no diploma 33 8.4 High School graduate or GED 166 42.5 Some college, no degree 78 19.9 Associate degree 26 6.6 Bachelor’s degree 39 10.0 Graduate of professional degree 32 8.2 Percent high school grad or higher 87.2 % Percent bachelor’s degree or higher 18.2 %

August 27, 2009 Town of Pepin Comprehensive Plan Page 9 of 73 Income Data for Town of Pepin 2000 Census Data: The median income for a household in the town was $44,444, and the median income for a family was $51,053. Males had a median income of $29,722 versus $17,361 for females. The per capita income for the town was $18,902. About 4.1% of families and 4.9% of the population were below the poverty line, including 6.1% of those under age 18 and 6.3% of those age 65 or over. Per Capita Income Table

2001 2002 2003 2004 Pepin County $23,551 $23,947 $24,614 $26,471 State of Wisconsin 29,400 30,025 30,664 32,166 United States 30,574 30,810 31,484 33,050

Future Income Trends The following information summarizes data about income in the west central Wisconsin area. Many residents commute to other counties for jobs and some even travel to the Minneapolis-St. Paul area for work. Long commutes will greatly impact family and personal income when gas prices increase in the near future, unless very efficient vehicles are produced or new, less expensive transportation modes are developed. The article from which this summary was developed was written by Scott Hodek, Economist for the State of Wisconsin West Central Region. The most recent personal income data available is for the year 2006 and much data is from estimates only. More reliable information will not be available until the 2010 census is completed. ”Eau Claire County still has the highest total personal income (TPI) in the area, at over three billion dollars - Eau Claire is also the largest population center in West Central. However, St. Croix County is narrowing the gap, at about $2.7 billion in 2006. St. Croix had the fastest growing TPI in the area, with a five year growth rate of 33 percent. Barron and Clark counties saw the slowest growth, at around 14 percent.

Total personal income includes income from three main sources: net earnings; dividends, interest and rent; and transfer receipts. Net earnings make up the vast majority of income, with the remaining percentage divided between the other two components. However, despite this common pattern, the exact distribution can tell us a lot about an area.

Not surprisingly, among the West Central counties, net earnings made up the highest proportion of TPI in St. Croix. Seventy-seven percent of St. Croix's TPI was made up of net earnings, reflecting the higher wages earned by the small army of commuters who cross the border to work in the Twin Cities metro area. Another Minnesota-border county came in second – 73 percent of Pierce County's TPI was composed of net earnings. We can see the effects of the border counties' proximity to the Twin Cities metro in the adjustment for residency, an adjustment to net earnings taken to allocate income to the correct county of residence, rather than the county where the place of work is located. This adjustment made up over 45 percent of St. Croix's net earnings – almost half of St. Croix's total net earnings were made outside the county. Pierce's adjustment was even higher, at over 55 percent! St. Croix also had the fastest growth in net earnings, up 33 percent since 2001. The lowest growth in net earnings was seen in Barron County, a five year growth rate of only 14 percent.

August27,2009 TownofPepinComprehensivePlan Page10of73 TPI is heavily influenced by an area's population, since more people generally leads to a higher TPI. Dividing TPI by a region's population gives us per capita personal income (PCPI), a measure of income per resident, and a more useful tool for comparing regions. St. Croix County had the highest PCPI in West Central Wisconsin, at $34,319. St. Croix's PCPI ranked 12th highest out of the state's 72 counties, again attesting to the higher wages earned by commuters into the Twin Cities. For comparison, the average PCPI in Wisconsin was $34,405 in 2006, while PCPI in the Twin Cities metropolitan area was $44,237. However, St. Croix did not have the fastest PCPI growth in 2006. Eau Claire's PCPI grew at 5.2 percent, faster than the statewide average of 4.8 percent, and ranking its growth rate at 17th among the state's 72 counties. Student populations often lower PCPI for a city due to the high number of part-time, often lower paying jobs. Students are included in population considerations for PCPI calculations. The lowest PCPI in West Central was found in the very rural Clark County, ranked 66th in the state, at $24,376.”

Employment Town of Pepin Total employment by Industry (2000 Census Data): 322 Leading industries and number employed (2000 Census Data):

Agriculture, Forestry, Fishing/Hunting, Mining 50

Educational, Health, Social Services 94

Manufacturing 58

Transportation, Warehousing, Utilities 28

Retail Trade 25

Regional Employment Forecasts West Central Wisconsin Occupational Projections for 2006-2016 are estimated to grow from 178,630 jobs to 192,050. This growth includes 1,340 new jobs and 4,100 replacement jobs as the average annual openings. The Estimated Salary for these jobs is $32,996 with an entry level wage of $8.23 and an experienced wage of $19.68. This estimate covers the 9 county region including Barron, Chippewa, Clark, Dunn, Eau Claire, Pepin, Pierce, Polk and St. Croix counties. The following table lists selected employment areas where most job increases are expected for the nine county area.

Industry Title Estimated Employment 2006 2016 % Change Construction, Mining, Natural Resources 178,630 192,050 7.5% Trade (Retail, etc.) 29,910 30,400 1.6% Transportation and Utilities 8,570 9,670 12.8% Financial Activities 7,430 8,180 10.1% Educational Services 16,240 16,930 4.2% Hospitals 7,710 9,140 18.5% Leisure and Hospitality 17,840 19,850 11.3% Information, Professional Services, Other Services 21,210 24,080 13.5% Source: Office of Economic Advisors, Wisconsin Department of Workforce Development, November 2008

August27,2009 TownofPepinComprehensivePlan Page11of73 The survey results and comments present a general list of citizen concerns about the Town of Pepin. The comments also provide ideas about improving the community and what may be the concerns of the future. The following lists summarize comments provided by residents and landowners in the surveys returned to the Plan Committee in February 2009.

Issues Maintaining ground water quality Maintaining water quality in creeks, rivers and streams Maintaining local roads Desire for black top roads and inability to increase taxation to pay for them Supporting the local school Taxpayer concerns over support of school are increasing Farmland protection and preservation Maintaining harmony between residential areas and agricultural businesses Loss of permanent residents Lack of employment opportunities in the area Lack of Industry and Manufacturing businesses No industrial park in the township—only in the village No natural gas available Older mobile homes moved in as rental units Control of junk in residential areas and in forests and fields Proximity of moderate-sized cities when gas prices are high again Affordable high speed internet access for all residents and businesses Seifert Addition (Pugville) water quality problems

Opportunities Citizens want to improve communication between the community and the town board. The rural character and setting is important to the community and we need to decide if any restrictions related to development should be planned now to protect it. This is a very scenic area including beautiful natural landscapes, rolling hills, bluff tops and valleys, great forested hills intermingled with crop land and creeks and streams. We need to decide if any restrictions related to development should be planned now to protect these assets.

The following are some of our assets and others are items of interest or areas of opportunity to improve our community, improve tourism and to make the area more desirable for our future and future residents. We should consider these in our planning as well.

Proximity and access to Lake Pepin Increase residency, especially families Birthplace of Laura Ingalls Wilder Increase home building in appropriate locations Support of Road Biking Hunting and fishing availability Support of Birding Visitors Public lands (DNR controlled) Development of home-based businesses Increased and/or improved boat landings Visitor (Tourist) attractions from Villages of Pepin and Stockholm Historical interest in country schools, rural churches, agricultural architecture and the birthplace of Laura Interest in Golf Course—opposed by some Deer Island (Klampe Addition) Moderate-sized cities within 50 miles (Winona, Eau Claire, Menomonie, Red Wing)

August27,2009 TownofPepinComprehensivePlan Page12of73 Transportation Introduction

There are a number of transportation facilities available in the town of Pepin ranging from town roads to state highways. Many residents that commute to and from work as well as area farmers rely on road facilities to meet these needs. There are limited opportunities for pedestrian and bicycle transportation. The Chippewa River and Lake Pepin are navigable waterways and therefore can be used as a mode of recreation. Other modes of transit, including light rail and air transportation are not directly available to the Town residents. Currently there are no available forms of public transit in the township.

General Policies

Supply adequate transportation systems now and in the future, while making every effort to preserve natural resources and to prevent undue strain on the environment.

Basic Objectives

Assess existing transportation facilities Review statewide planning efforts Develop a long term plan for transportation facilities in the township Develop goals and objectives to meet current and future transportation needs.

Selected Survey Results

95 % of the respondents feel that the roads and bridges are adequate for mobility in township 90 % of the respondents feel that the roads and bridges are sufficiently maintained. There were numerous written comments on the desire for more blacktop town roads.

Road Classifications

Principle arterials: Serve intra-urban trips. Carry high traffic volumes (interstates & freeways) Minor arterials: Serve cities, large communities and other large traffic generators. Major collectors: Provide service to moderate sized communities and links them to nearby Population centers and higher function routes. Minor collectors: Collect traffic from local roads and provide links to all smaller communities Locally important traffic generators and higher function roads. Local roads: All roads not classified as arterial or collector are local functioning roads.

Local Road network

Principle arterials: None Minor arterials: None Major Collector: State Highway 35 The Great River Road Minor collectors: County roads CC, I, J, N, SS Local roads: Township roads State Highway 35 runs 5 ½ miles through the town and 1 ½ miles through the village of Pepin. It runs northwest to southeast from the Stockholm town line to Buffalo County at the Chippewa River. It is a major traffic route to Red Wing, Prescott and the Twin Cities to the Northwest and to Winona, La Crosse and Madison to the southeast.

August27,2009 TownofPepinComprehensivePlan Page13of73 County roads CC and N as minor collectors are the major north, south routes in the township. Both connect state highway 35 with US highway 10.

Maintenance Responsibility

State of Wisconsin 5 ½ miles Pepin County 18.61 miles Town of Pepin 62.27 miles

Total miles of public roads in Pepin township 86.38

Paser Rating System

In 2007, the Town of Pepin completed its pavement surface evaluation rating (PASER) for all town roads in accordance with WisDOT requirements. PASER is a visual inspection system To develop a condition rating for community roads that must be done once every two years. PASER is an important tool for small government planning because it gives a picture of road Conditions on all roads and can identify candidates for maintenance and rehabilitation. Surface Defects, cracking, potholes and drainage are all examined during a typical PASER evaluation. PASER report numbers range from 1 unacceptable to 10 excellent.

PASER rating Miles 2 1.83 3 19.79 4 23.40 5 4.06 6 1.20 7 3.86 8 4.02 9 2.35 10 1.46

Roadway Improvements

Improvements to local roads are critical for maintaining an adequate and safe roadway system. Future road improvements are generally based on current road conditions, with the intent to keep all roads intact and useable on a daily basis. Future roadway improvements need to be flexible because of the possibility of unforeseen emergencies or disasters that may arise from year to year or even day to day.

Funding for local roadway improvements is generally done through the town’s general fund by either local tax funds or state programs. One program that the town has used in the past is the Town Road Improvement Program (TRIP) which provides funds to units of government for improving seriously deteriorating town roads. TRIP will fund up to 50 percent of total eligible project costs, with the balance matched by the local unit of government. A TRIP discretionary (TRIP-D) program is also available for transportation improvement projects exceeding $100,000.

August27,2009 TownofPepinComprehensivePlan Page14of73 Town Road Plan

Over the last ten years the township road plan has been to blacktop all hills and erosion prone areas. After a close examination of all town roads in the spring of 2008 it was decided that the focus for the next five years will be for the repair or replacement of many of the numerous culverts in the township. This will be done along with regular maintenance as funds allow.

County Roads Pepin County has funds budgeted for normal maintenance of the county roads in Pepin township. No major construction is scheduled in the near future. State Roads There is no major construction scheduled for State Hwy 35 in the near future. Other Transportation Systems and Facilities Air There are no scheduled passenger airports to be built in Pepin County in the future. There is one private airfield in the Town of Pepin in section 4 on Bogus Road. The Durand Municipal airfield is located in Buffalo County, Maxville Township, off state highway 25.

There is one light aircraft airport nearby. The Red Wing Municipal airport is located in pierce county on state hwy 35 about 20 to 25 miles from Pepin Township. It provides general aviation access to local communities with a 5,000 foot paved runway. There are two regional airports in the area. Chippewa Valley regional airport in Eau Claire has regularly scheduled passenger flights to the Twin Cities and Rhinelander. Rochester International airport has regular daily passenger flights to the Twin Cities, Chicago and Detroit. Minneapolis-St. Paul international airport is the largest in the area as it is one of the busiest airports in the U.S.A.

Rail The Burlington Northern Santa Fe (BNSF) railroad runs through Pepin Township along highway 35 and Lake Pepin. It a major freight carrier with as many as 50 trains in a 24 hour period. It is part of a system that moves freight from coast to coast. The closest passenger train is Amtrak with stations in Red Wing and Winona. At the present time the States of Wisconsin, Minnesota and Illinois are working on a plan for a bullet train that would go from St. Paul to Chicago.

Pedestrian Facilities Most town roads in the town of Pepin have limited shoulder areas and the speed limits are usually more the 45 MPH unless posted otherwise. A motor vehicle creates a dust hazard for pedestrians on gravel roads. These conditions hamper safe pedestrian travel. State highway 35 has wide paved shoulders that are good for safe pedestrian and bike traffic.

Mass Transit Mass transit is not available in the Town of Pepin given its low density of development. The density of development in the town cannot provide the ridership necessary to support a bus route. There is no plan to establish service in the next 20 years. Greyhound lines provides scheduled service across the United States and Canada and has bus terminals in Eau Claire and Winona.

August27,2009 TownofPepinComprehensivePlan Page15of73 Special Transit The only current method of specialized transportation is through the Pepin County senior services. They will arrange transportation for any resident of Pepin County that is 60+ or handicapped.

Bike and Walking Trails There are no bike or walking trails in the Town of Pepin. The closest trails are the Chippewa River state trail and the Red Cedar state trail. The Chippewa River trail follows the river from Durand to Cornell in Chippewa county. The Red Cedar trail begins at the Menomonie Depot and runs near the Red Cedar River for 14 ½ miles and connects to the Chippewa River State trail. Both trails accommodate walking, bicycling and cross country skiing. The Township, working with the County should consider upgrading one or more of the blacktop town roads for biking and walking as funds are available. A good example would be Sand Ridge Road that extends into the village of Pepin. County roads CC,I and N in Pepin Township are heavily used for biking and should continue to be maintained with road surface and shoulders that are safe for biking and walking.

Freight Transportation A large amount of the freight going through the Township is transported via the BNSF railroad, however there is also much freight transported by truck given the truck traffic on highway 35. There is also heavy barge traffic on the Mississippi river (Lake Pepin) during the navigation season.

Water Transportation The Mississippi river (Lake Pepin) and the Chippewa River are considered navigable waterways by the Wisconsin DNR. A navigable waterway is defined as a body of water that has bed and banks and the ability to float the stream in a canoe or other small craft. The Chippewa River can be used by small sport fishing boats during most times of the year. The Mississippi River can be used by most any kind of sport or pleasure craft. Traffic on these waters is not likely to increase in the near future for transportation purposes, however recreational use will most likely increase.

Snowmobile Trails (Recreational) The county snowmobile trail enters Pepin Township from Frankfort Township near County Road N. It Parallels county road N to the village of Pepin. It then goes northwest through the Town of Stockholm and into Pierce county.

Rustic Roads There are no Rustic Roads in the Town of Pepin . The town should consider nominating a qualifying road(s) for the state’s Rustic road program. The closest Rustic Road is #R-51 in the Town of Maiden Rock, Pierce County. It is 4.3 miles long and extends from county road CC to Pierce county road AA.

State Plans Wisconsin State Highway Plan 2020 The state highway plan 2020 sets forth investment needs and priorities for the state’s trunk highways. Backbone and collector routes have been identified.

Midwest Regional Rail System The Midwest Regional Rail System is a plan to improve the rail network in the Midwest. Passenger service would be available in Eau Claire and Minneapolis/St. Paul.

August27,2009 TownofPepinComprehensivePlan Page16of73 Wisconsin Bicycle Transportation Plan 2020 This plan promotes bicycling between communities. The suitability of township roads for bicycle traffic may be a subject of interest.

State Recreational Trails Network Plan This plan (DNR) encourages communities to develop additional trails linking to the statewide trail system. Planners could work with the DNR and the DOT to develop such plans.

Wisconsin State Airport System Plan 2020 This plan seeks to preserve and improve the 100 public use airports that are part of the system.

Housing Introduction

Most townships contain a higher percentage of single family homes than any other type of housing stock. A variety of considerations need to be made when looking at the future in terms of housing stock. Housing should fit the current needs of local residents and the town must look toward the future as new residents move in and the population ages.

General Policies The intent of the housing element is to provide basic information on the housing stock in the community, to analyze trends, and to identify potential problems and opportunities to accommodate the varied housing needs of current and new residents.

Basic Objectives Assess local housing conditions Review State and Federal housing programs Project the number of households to be added over the next twenty years Identify housing issues and opportunities Develop goals to accommodate existing and future housing needs

Selected Survey Results

Does adequate housing exist in the township 90 % Yes 10 % No

Support for the following types of Housing Housing for Seniors 84 % Single Family Housing 81 % Duplexes or Apartments 52 % Residential Subdivisions 48 %

Existing Housing Housing Units 1970 1980 1990 2000 Town 297 332 355 273 County 2357 2881 2919 3036

August27,2009 TownofPepinComprehensivePlan Page17of73 State 1,472,332 1,863,897 2,055,676 2,321,144 Age of Housing Stock

A good indicator in any given community of the quality of housing is the relative age of housing stock. The following is the percentage of housing stock by age for township and county.

Year Structure Built Town of Pepin Pepin County

1999 to March 2000 1.8 % 1.9 % 1995 to 1998 3.6 % 5.6 % 1990 to 1994 4.0 % 3.8 % 1980 to 1989 7.6 % 10.4 % 1970 to 1979 12.4 % 16.8 % 1960 to 1969 17.1 % 10.2 % 1940 to 1959 15.3 % 15.0 % 1939 or earlier 38.2 % 36.4 %

Types of Housing The two most common types of housing units in the township and the county are one unit single family homes and mobile homes. The following is the percentage of types of housing units for the township and county. Units/type of structure Town of Pepin Pepin County 1- unit detached 91.3 % 78.8 % 1- unit attached 0 1.5 % 2 units 0 2.6 % 3 or 4 units 0 2.4 % 5 to 9 units 1.5 % 2.5 % 10 to 19 units 0 3.2 % 20 or more units 0 2.2 % Mobile Home 7.3 % 6.8 % Boat,RV,Van,etc. 0 0 .1 %

Rooms The following shows the number of rooms by percentage of total housing units for the township and county. Rooms Town of Pepin Pepin County

1 room 1.8 % 0.5 % 2 rooms 0 1.6 % 3 rooms 4.0 % 5.9 % 4 rooms 14.9 % 12.0 % 5 rooms 16.0 % 20.2 % 6 rooms 21.5 % 18.5 % 7 rooms 22.2 % 17.3 % 8 rooms 10.9 % 12.9 %

August27,2009 TownofPepinComprehensivePlan Page18of73 9 or more rooms 8.7 % 11.0 %

Value of Housing

The following shows the percentage of housing with different values for the Town of Pepin and Pepin County. These values are for owner-occupied units, not rental units.

Value Town of Pepin Pepin County Less than $ 50,000 17.1 % 16.5 % $ 50,000 to $ 99,999 31.6 % 55.9 % $ 100,000 to $ 149,999 27.6 % 19.7 % $ 150,000 to $ 199,999 9.2 % 4.9 % $ 200,000 to $ 299,999 7.9 % 2.0 % $ 300,000 to $ 499,999 3.9 % 0.6 % $ 500,000 to $ 999,999 2.6 % 0.3 %

Mortgage Status

53.9 % of the housing units in the Town of Pepin have a mortgage, with the median monthly cost of $ 1,025.00. 46.1 % are not mortgaged

52.9 % of the housing units in Pepin County have a mortgage, with the median monthly cost of $ 772.00. 47.1 % are not mortgaged.

Monthly mortgage costs as a percentage of monthly household income.

Town of Pepin Pepin County Less than 15 percent 40.8 % 43.0 % 15 to 19 percent 21.1 % 19.7 % 20 to 24 percent 14.5 % 13.4 % 25 to 29 percent 5.3 % 7.7 % 30 to 34 percent 7.9 % 4.6 % 35 percent or more 10.5 % 11.3 % Not computed 0 0.3 %

Gross Rent

The median gross monthly rent paid in the Town of Pepin is $ 313.00. The median gross monthly rent paid in Pepin County is $ 368.00.

Housing Unit Comparison

The following set of numbers shows the comparison of the number of housing units for all the townships and the Pepin County total.

Town of Albany 189 Town of Durand 245 Town of Frankfort 161

August27,2009 TownofPepinComprehensivePlan Page19of73 Town of Lima 227 Town of Pepin 273 Town of Stockholm 65 Town of Waterville 351 Town of Waubeek 130

Pepin County 3036

Median Value of Housing

The median value for housing in Pepin County is $ 79,200.00 The median value for housing in the State of Wisconsin is $ 109,900.00

The following numbers show the median home values for all the townships and their rank in the county. Median Home Value Rank in the County Town of Albany $ 93,900 5 Town of Durand $ 101,100 4 Town of Frankfort $ 70,000 7 Town of Lima $ 75,600 6 Town of Pepin $ 101,400 3 Town of Stockholm $ 325,000 1 Town of Waterville $ 61,700 8 Town of Waubeek $ 103,300 2

Special Housing Needs

In the past, homeowners have taken care of their own special housing needs. The Town of Pepin has no resources to provide for special housing needs. Residents are encouraged to use the resources of the UW-Extension programs to assess their special housing needs. The following are programs and sources available for those with special housing needs.

State and Federal Housing Programs

Wisconsin Department of Administration, Division of Housing and Intergovernmental Relations.

Community Development Block Grant Programs HOME rental Housing Development Local Housing Organization Grant Program Low-Income Weatherization Program Rental Rehabilitation Program

Federal Home Loan Bank of Chicago

Affordable Housing Program Community Investment Program

U.S. Department of Housing and Urban Development

August27,2009 TownofPepinComprehensivePlan Page20of73 Section 202/811. Capital advances for co-op housing for elderly or persons with disabilities. Multi-family FHA Mortgage Insurance. Wisconsin Housing and Economic Development Authority. Affordable Housing Tax Credit Program Foundation Grant Home Improvement Loan Program Future Housing Needs The Mississippi River Planning Commission projects a slight decline in the population of the Town of Pepin in the next twenty years. Despite these numbers the township is expecting to see some new housing starts each year. This being the case, township officials must weigh the effect of new housing on other elements of the plan, such as utilities, transportation and natural resources. Goals Allow residential development while preserving the integrity of the environment and the character of the township. Conserve or improve the quality of existing housing and home values.

(The source of all numbers used in this element is either the United States Census Bureau or The Mississippi River Regional Planning Commission.)

August27,2009 TownofPepinComprehensivePlan Page21of73 Utilities and Community Facilities

Introduction

Community facilities are buildings, lands, services and programs that serve the public such as parks, schools, police and fire protection, health care facilities, solid waste and recycling facilities and libraries. This element identifies and evaluates existing utilities and community facilities serving the Town of Pepin. Understanding the location, use and capacity of community facilities and utilities is an important consideration when planning the future.

General Policies

Assure that utilities and community facilities are maintained and upgraded to help maintain or improve the standard of living in the Town of Pepin.

Basic Objectives

The quality of life of the residents of the Town of Pepin greatly depends on the type and extent of the facilities and service available in the community. The residents are concerned about health, safety, education and recreation. In order to sustain the reputation of the community and make it attractive to potential new residents, citizens must have a good understanding of current conditions.

Selected Survey Results

The following are the percentage of respondents that rated the following good or excellent.

Rate the quality of ground water 75 % Fire Protection 42 % Emergency medical service 36 % School district 33 %

The following are the percentage of respondents that support the listed land use.

Recreational non-motorized e.g. parks, golf clubs 71 % Recreational motorized e.g go-cart, moto-cross 34 %

Existing Facilities and Services

Water Facilities There is no public water system in the Town of Pepin. Residents get potable water from private wells. We encourage residents to get their water tested every year. The nearest public water system is in the Village of Pepin.

Wastewater Facilities The disposal of domestic and commercial wastewater in the Town of Pepin is handled through the use of private individual on-site wastewater disposal systems, often referred to as septic systems, which gradually discharge the wastewater to underground drainage fields. There are five types of on-site

August27,2009 TownofPepinComprehensivePlan Page22of73 disposal system designs authorized for use today: conventional (underground), mound, pressure distribution, at-grade holding tank and sand filter systems.

Storm Water Management A storm sewer system is not available in the Town of Pepin. Storm water is dispersed using the natural contours of the land in most sections of the township with drainage flowing down local creeks to the Chippewa River and Lake Pepin. The Township also manages storm water runoff through the use of detention dams as well as practicing agricultural conservation techniques such as contour strips, diversions and barnyard waste controls. Where roads and other construction have disturbed ditches, culverts and bridges have to be used to allow continued drainage. These facilities have been constructed following state and county specifications. In rough terrain where heavy rainfall could cause washing of unprotected soil, catch basins or rip-rapping have been installed to slow water flow and prevent damage. Planning for the future, storm water management may become an issue in the Town of Pepin as development continues. The Town of Pepin must work closely with the land conservation district, DNR and Pepin County to mitigate the adverse impacts of storm water runoff.

Solid Waste and Recycling Facilities The Town of Pepin is part of the Pepin County solid waste management and recycling program. The local collection site is in the Town of Pepin on Trail Road, east of the Village of Pepin. This site serves the Village of Pepin, Town of Pepin, Town of Stockholm and Village of Stockholm. Residents take their garbage and recyclables to the collection site. Glass, metal cans, plastic, paper and cardboard are patron pre-sorted for recycling. Garbage is hauled to an appropriate location. There are also containers for building materials, appliances and other large items. An extra fee is charged for these items. There are also several private trash pickup services that serve Pepin Township residents.

Recreational Facilities Several outdoor recreational activities are available in the area. These include hunting, fishing, shooting and snowmobiling. There are active snowmobile and sportsman’s clubs in the area. The Pepin Sportsman’s Club located in the Township has a facility for trap and skeet-shooting. The Sportsman’s Club also hosts the annual tractor pull as well as other activities.

Lake Pepin is very popular and supports boating, fishing, sailing and water skiing as well as ice fishing and ice boating. The lake is large and deep enough to handle the largest pleasure craft. The Chippewa River is a rapid flowing river that supports fishing and canoeing. There is one public boat ramp in the Township at Deer Island on Lake Pepin. Other area boat landings are in the Village of Pepin on lake Pepin and in Frankfort Township at Ella on the Chippewa River also one in the Town of Nelson, Buffalo county on the Chippewa River off state highway 35. The state of Wisconsin owns and maintains over 1,700 acres of public hunting land along the east side of the Town of Pepin next to the Chippewa River.

Bike and Walking Trails Please refer to the transportation element.

Library The Pepin public library in the Village of Pepin provides library services to the Town of Pepin. Residents of the Township accounted for 39 % of the library business in 2008. The Township budgets a yearly payment to the library to help with operating expenses.

August27,2009 TownofPepinComprehensivePlan Page23of73 Energy Sources Electrical power is provided to the Township by Xcel Energy and Pierce-Pepin Electric Cooperative. There are no natural gas pipelines within the township. Propane gas and fuel oil are provided by several dealers from the surrounding communities of Durand, Wabasha, Plum City and others.

Telecommunications Facilities CenturyTel serves the town of Pepin for local telephone communications. Several different companies are available to provide long distance and internet services.

Access to wireless communication facilities is becoming more and more important. The Federal Communications Act of 1996 increased the need for local governments to examine their zoning ordinances to make sure they do not discriminate against cellular communications in land use and zoning decisions. There are two telecommunications towers in the Town of Pepin. One in Section 34 on Bogus Road and one in Section 22 on Moline Lane.

Cemeteries Often overlooked, cemeteries are important community and cultural facilities. There are three cemeteries in the Township. Sabylund Cemetery on county road J, Lund Covenant on county road CC, both are in the northwest corner of the Township and Oakwood on county road CC north of the village of Pepin. All three are privately owned and maintained.

Law Enforcement The Pepin County Sheriff’s Department provides public safety services to the Township as part of their overall protection responsibility for the county. These services include 24-hour law enforcement, process service, court security and jail facilities. The Sheriff’s office and the Durand Police share the facility and some personnel. The sheriff’s department has mutual aid with the surrounding counties as well as the Durand Police, Pepin Police and Wisconsin State Highway Patrol. The Sheriff’s Department consists of:

Sheriff Chief Deputy 5 Patrol officers

Fire Protection The Lund Fire Department provides fire protection for the entire Township. They are a paid volunteer department with 27 members. The Lund Fire District also covers the Town of Maiden Rock, Town of Stockholm and Village of Stockholm. The initial response to fire calls from township areas includes one engine/pumper, two tankers and a rescue unit. The department also has a ladder truck and a brush truck. There are 6,000 gallons of water available for initial response. A dedicated well and a 40,000 gallon underground reservoir for additional emergency water is located at the fire hall. Also hydrants at the villages of Pepin and Maiden Rock can be used if needed. LFD has mutual aid with all the surrounding departments and works close with the Pepin Village department for calls in the south half of the township. The LFD is dispatched through Pepin County using the 911 emergency number.

Emergency Medical Service The Pepin ambulance service with assistance from the Lund first responders provides medical service to the Town of Pepin. The service is available 24 hours a day and is dispatched through Pepin County

August27,2009 TownofPepinComprehensivePlan Page24of73 using the 911 emergency number. The Pepin Ambulance service is funded by the Town and Village of Pepin with a 50/50 split.

Health Care Facilities Pepin Township residents have access to health care with clinics and hospitals in Durand, Wabasha and Red Wing. Specialized care can be received at Sacred Heart in Eau Claire, St. Elizabeth Hospital in Wabasha and Luther/Middlefort in Eau Claire which are part of the Mayo system and Fairview Red Wing which is in the University of Minnesota-Fairview system.

Schools A number of educational facilities are available to residents in the Town of Pepin. These range from the local school district to three universities within commuting distance. The entire Township is served by the Pepin school district which operates a kindergarten through 12 program on a single campus. The Pepin School district covers the Town of Pepin, Village of Pepin, Town of Stockholm, Village of Stockholm and parts of the Town of Maiden Rock and the Town of Frankfort. The Town of Pepin is part of the Chippewa Valley Technical District with campuses in Menomonie and Eau Claire that offer several associate degree programs as well as technical diplomas. The Southeast Minnesota Technical college in Red Wing offers the same type of services. Higher education degree programs are available from three University of Wisconsin system schools within commuting distance. They are Stout at Menomonie, UW Eau Claire and U W River Falls.

Municipal Building The town owns a garage and pole building located in the Village of Pepin. Monthly meetings are held in the Lions club building in the Village and elections are held in the Sportsman’s Club building in the township.

Child Care The county maintains a list of licensed day care providers in Pepin County.

Future Needs

In analyzing the capacity of rural community services and facilities, and considering the lack of growth of the township, there does not appear to be a need to modify the current level of services provided. Looking at the capacity of existing utilities does not indicate a concern regarding future services.

The possible exception may be the school district. With decreasing or at best, stable enrollment and state aids staying the same the portion of real estate taxes going to the school will remain high. The citizens along with the school board and our state representatives must work together to get the aids that we receive more in line with other school districts. It is important to keep the school in Pepin and not consolidate with another school. Keeping the local school in operation is vital to the wellbeing of the Town of Pepin.

August27,2009 TownofPepinComprehensivePlan Page25of73 Agricultural Resources Goals

The family operated farm has always been the mainstay in Pepin Township. With over 17,000 acres of tillable farmland the relevance of this industry must not be overlooked. Trends indicate that while the number of farms has sharply decreased, the average size of a farm has increased over the past 50 years (please reference the related charts for exact numbers). With industrial sized farms becoming more prevalent not only has a cultural shift occurred, but the town’s natural resources may be affected. Larger farms tend to have intensified amounts of animal waste as well as concentrated usage of fertilizers and pesticides. These practices have adverse affects not only on the streams and rivers within the Town but also on all existing environments down river. Survey numbers indicate an equally strong desire to preserve our natural resources along with our family farms. With this in mind it is vital for the Town to create policy and programs that encourage sustainable farming practices, as defined by the objectives, and to prevent and discourage other incompatible land uses that have a negative impact on the natural resources so valued by the Town citizens.

Objectives

 The Town should create and maintain agricultural opportunities through the preservation of prime farmland.  The Town needs to separate agricultural land use from commercial development such as housing and industrial.  The Town will create programs that support and encourage nontraditional farming practices such as, but not limited to, wind, switch grass, ag-tourism and orchards.  The Town will recognize and create policy to help maintain a healthy balance where agricultural usage intersects with natural resources.  The Town will maintain existing programs that promote sound resource management practices such as Farmland Preservation, Management Forest Law and Conservation Reserve Program.

Existing Conditions

According to the USDA’s definition, Prime Farmland is land on which crops can be produced for the least cost and with the least damage to the resource base. Land usage is determined by the physical characteristics or topography of the land in question. Farming on land that does not fit the definition of ‘prime farmland’ will clearly have a negative impact on natural resources which is contrary to preservation desires as indicated by the survey results. One example would be farming on highly erodible land. A clear understanding of these characteristics is essential to creating policy and defining relationships between agricultural uses, natural resource and cultural uses. Consideration of the potential effects on these physical interrelationships will determine future development policies.

America’s prime farmland region coincides with our traditional ideas of America’s farm belt. While not as productive agriculturally as other areas of the upper Midwest, Wisconsin has over 12 million acres of prime farmland and is home to over 78 thousand farms.

Much of the land in Pepin County falls within these trends for land use as does the Town of Pepin. While the State, County and Town have always held onto these agricultural ideals the reality is that

August27,2009 TownofPepinComprehensivePlan Page26of73 during the past 20 years the trend has been towards development of agricultural land for non- agricultural uses as indicated below.

Data collected both Statewide and by County give some indication not only of the current usage but also project some idea of future agricultural land use.

Agricultural Land Usage by Numbers in Pepin County

-Total Cropland 2007: 67,504 acres from 465 farms. -Harvested Cropland 2007: 59,783 acres from 342 farms. -Corn harvested 2007: 3,297,366 bushels from 24,375 acres. -Farms with one operator: 282. -Farms with two operators: 186. -Average age of farm operator in 2007: 54.6 yrs.

-From 1990 to 2002 Pepin County had converted over 25% of its farmland to non- farm land usage. This number falls just below the State’s 29% average. -Pepin County sits well above the State for average amount of cropland. Pepin County Cropland in 2002: 41% State of Wisconsin average cropland: 25%

Pepin Township has experienced a drastic reduction in dairy farms. 1989 through 1997 saw a 41% drop in dairy farms. 1997 through 2002 saw another 35% drop in dairy farms.

Agricultural land sold for nonagricultural uses fetched a premium of up to 135% above the average farmland price during the mid 1990’s in Pepin Township.

August27,2009 TownofPepinComprehensivePlan Page27of73 Census figures from 2000 show 580 people living in Pepin Town and 143 living on farms.

As these statistics are reviewed the debate about the future trends in farming and agricultural land use in Pepin Township deserve to be seriously reviewed. With town survey results indicating over 90% of respondents in favor of protecting the family farm, both farm and land preservation efforts must be encouraged to prevent nonagricultural development from eliminating this highly valued cultural element.

As people become more drawn to the idea of country living, unchecked development practices along with unsustainable farming practices (see “Existing Conditions”) may ultimately denigrate the countryside that residents have indicated they want to see maintained and sustained.

Regulations, Programs and Agencies

Manure Storage As farms have grown in herd size the practice of spreading manure directly on fields on a daily basis has changed to manure storage practices. Federal and state rules are in place to help with protection of the water and environment. Pepin County has supplemented these rules with a local manure storage ordinance. The Pepin County Land Conservation Department offers assistance in following the technical standards developed by the U.S. Department of Agriculture Natural Resources Conservation Service (USDA- NRCS) which to ensure effective, practical and environmentally safe methods of storing and utilizing manure. The following information is found in the ordinance: “The purpose of this ordinance is to regulate the location, design, construction, installation, alteration, abandonment, and use of manure storage facilities, in order to prevent water pollution and thereby protect the health of Pepin County residents and transients; prevent the spread of disease; and promote the prosperity and general welfare of the citizens of Pepin County. It is also intended to provide for the administration and enforcement of the ordinance and to provide penalties for its violation.” The ordinance requires a permit for new construction or substantial alteration of a manure storage facility and for proper closure or restoration of an inactive facility. Screening and siting rules are part of the regulations.

Livestock Facility Siting Law On May 1, 2006 the Livestock Facility Siting Law (s. 93.90 Wis. Stats.) became effective, creating a predictable framework for county and municipal decisions to site new or expanding livestock facilities. The Department of Agriculture, Trade and Consumer Protection (DATCP) was charged with developing and implementing the administrative rule (ATCP 51 Wis. Admin. Code) that sets the standards local governments must use, as well as those that livestock operators must follow to receive a permit. Twenty towns and eighteen counties have enacted ordinances that balance local control, community oversight, environmental protection and the need for a predictable siting process. Conditional use permits issued under a zoning ordinance remain the most common type of local regulation. In areas not covered by zoning, six counties and four towns have adopted licensing ordinances to implement the siting law. More information about this law can be found at livestocksiting.wi.gov. Questions concerning the livestock siting law can be directed to Michael Murray at 608-224-4613 or [email protected].

U.S. Department of Agriculture: www.usda.gov The Farm Service Agencies throughout the nation administer the government programs in support of agriculture. The mission of the agency is to equitably serve all farmers, ranchers, and agricultural partners through the delivery of effective, efficient agricultural programs for all Americans. The

August27,2009 TownofPepinComprehensivePlan Page28of73 following topics of information can be found on the site: Commodity Operations, Conservation Programs, ACRE program, Disaster Assistance Programs, Economic and Policy Analysis, Energy Programs, Environmental and Cultural Resource Compliance, Farm Loan Programs, and Outreach and Regulations.

Wisconsin Department of Agriculture, Trade and Consumer Protection: www.datcp.state.wi.us/core/agriculture/agriculture.jsp This site provides information under many topics to include Dairy Farming, Crops, Working Lands Initiative, Livestock, Conservation, Fertilizer, Aquaculture, and Apiary. The link to ‘The Farm Center’ provides guides and a newsletter with many more articles of interest to farmers as well as members of the farming community.

University Extension: pepin.uwex.edu/ag/index.html Much research in the areas of agriculture, community development, horticulture, family living, and nutrition continues in the colleges within the state. The Extension service brings this knowledge to the consumer and farmers through the local Extension agents and staff located within county offices. The Pepin County agent is located at the County Government Center.

Pepin County Farm Service Agency Provides information, assistance and forms related to current Federal agricultural and land conservation programs. The agency is located at the Pepin County Government Center.

Wisconsin Agricultural Tourism Association, Inc.: www. Visitdairyland.com Wisconsin Agricultural Tourism Association promotes and preserves the rural lifestyle, fosters partnership opportunities within the ag-tourism community, and provides tools which encourage sustainable economic growth while creating awareness of Wisconsin agriculture.

August27,2009 TownofPepinComprehensivePlan Page29of73 Natural Resources

WATER RESOURCES

Pepin Township relies heavily on its water resources, both surface waters and grounds waters, for its drinking water, agri-business, tourism and recreation. Any factors that decrease the quality of the resource are a concern to all citizens of the township. Two of the most commonly used natural resources in the township are surface water and groundwater. The Town of Pepin relies heavily on aquifers and groundwater for its water and they are the primary source of water for domestic wells.

Surface Water The Town of Pepin has two major bodies of water adjacent to it, the Mississippi River/Lake Pepin and the Chippewa River. In addition, it has many other streams totally or partially within its borders. These are: Bogus Creek, Lost Creek, Roaring River, Sixteen Mile Creek, Elk Creek and Little Plum Creek. The runoffs from all of these are collected either in the Mississippi or Chippewa Rivers. Inland navigable waters are subject to at least two Federal laws or treaties. The Federal Water Pollution Act and Annex Five of the Marpol Treaty.

Shorelines The shorelines in the Town of Pepin consist of wetlands, forest land, recreation and residential areas. Pepin County has a shoreline ordinance protecting this land. State law allows shoreland ordinances to be enforced in all townships without local adoption.

Wetlands and Floodplains Wetlands need protection as they provide habitat for wildlife, filter water, protect the shoreline, provide flood protection, allow flora and fauna species diversity and are an important area for recharging groundwater. The Wisconsin Administrative Code in Chapter NR 115 recognizes the importance of protecting wetlands in shoreline areas. Federally funded farm programs regulate wetlands that are not adjacent to navigable bodies of water. The Wisconsin Department of Natural Resources and the Army Corps of Engineers regulate development of other wetlands which can be smaller than 5 acres. Wetland Zoning regulations are enforced by Pepin County.

Floodplains Floodplains are another source that needs protection because of the important functions that a properly maintained floodplain can provide. Allowing development in floodplains is not advised as any property is likely to be subject to some form of adverse risk. Presently it is common not to allow any new development in floodplains. Often present development is moved out of the floodplain areas to alleviate local governments from financial, health and safety concerns surrounding the flooding of property.

Groundwater and Aquifers The town residents rely entirely on groundwater for their potable water supply. This is important because the type and intensity of development can have a negative impact on groundwater supply and quality. High volume wells can disrupt groundwater levels and water quality. Groundwater and aquifers can easily be contaminated through point source or non-point source pollution particularly in areas with thin soils over fractured limestone, sandstone and shale bedrock such as are commonly present in the township.

August27,2009 TownofPepinComprehensivePlan Page30of73 The Town of Pepin borders the Village of Pepin on the east, west and north sides. The primary groundwater for the village flows through the township generally towards the Mississippi or Chippewa Rivers. The township recognizes the village’s importance to the vitality, health and well being to it and recognizes the importance to the village and the township of the implementation of the village’s wellhead protection plan as prepared by the Village of Pepin Municipal Water Utility with the assistance of the Wisconsin Rural Water Association.

Water Quality With the importance of surface and groundwater to the prosperity of the township the highest consideration should be given to water quality. Careful considerations needs to be given to any permits for high flow wells, mining activities, landfills and development near wetlands, shorelines or along streams, and application of chemicals which will affect the quality of the water. Water Quality standards have been established by The Department of Natural Resources under Chapter NR 140. These standards have been set for substances found in ground water and/or substances that have a high likelihood of getting into the groundwater.

Appendix II contains the following maps for additional information: Floodplain, Surface Waters/Wetlands, Groundwater Flow and Nitrates

MINING RESOURCES

Pepin County requires permits for non-metallic mines. Each site also is required to file a Reclamation Plan by state regulations. 5 of the 19 County Non-Metallic Mining sites are located in the Township:

NM #5 Johnson Quarry, Goatback Road The Kraemer Company LLC, Operator 7 acres-20 Total NM #8 Tulip Quarry, Big Hill Road The Kraemer Company LLC, Operator 3 acres-43 Total NM #13 Martin Quarry, Hogue Road Pepin Cty Hwy Department, Operator 2.5 ac.-25 Total NM #16 Komisar Pit, Trail Road Andrew Komisar, Operator & Owner 5 acres-40 Total NM #19 Seyffer Quarry, Bluff Road The Kraemer Company LLC, Operator 5 acres

WILDLIFE HABITAT

Introduction

Pepin Township is located in the driftless region characterized by highly eroded blufftops and deep valleys or coulees. It is an ecological region of oak savannas, sand prairies, hardwood and floodplain forests and wetlands. Pepin township is on the Mississippi River, a major North American flyway for countless songbirds, raptors and waterfowl including many endangered and threatened species such as the peregrine falcon, yellow-crowned night heron, snowy egret, and red-shouldered hawk (for a complete list and more information on state laws and guidelines, see attachment). The Tiffany Wildlife Area runs along the southeastern border of the township and includes Five-Mile Bluff Prairie and the Lower Chippewa River State Wildlife Area. These natural areas contain and support a number of uncommon and/or rare species. (For more information see the Wisconsin DNR Website).

Selected Township Survey Results

- 94% of respondents want to preserve the town’s scenic beauty. - 90% of respondents want to preserve flood plains, wildlife habitat and waterways.

August27,2009 TownofPepinComprehensivePlan Page31of73 - 88% of respondents think Pepin Township should make natural resources protection a high priority.

Goals

- Develop long range plans to protect and preserve the scenic beauty, natural resources and wildlife habitats of Pepin Township.

- Coordinate public and private efforts to protect prime agricultural land, woodlands, wetlands, floodplains, oak savanna, prairies, blufftops and the habitats of threatened and endangered species from environmentally insensitive or unsustainable land use practices in Pepin township.

Objectives

- Encourage and manage the natural resources of Pepin Township for long-term ecological and economic sustainability.

- Encourage the preservation and protection of endangered and threatened species and their habitats on public and private lands in Pepin Township.

- Promote environmentally sensitive and appropriate land uses that protect and preserve all of the natural resources of Pepin Township.

Wildlife Habitat in Pepin Township

In 2005, as part of the Wildlife Action Plan (WAP), the Wisconsin Dept. of Natural Resources divided the state into sixteen “ecological landscapes” for the purpose of identifying native species and their habitats in greatest need of conservation. Pepin Township is in the northwestern corner of the Western Coulee and Ridges region, an area that includes nineteen counties in west central and southwestern Wisconsin. This region has the second highest percentage of farmland acreage in the state and of its approx. 6.2 million acres, only 3% is in public ownership.

Natural communities designated as in need of protection, restoration and preservation in this region include; oak forests, oak savanna, hardwood and floodplain forests, sand and blufftop prairies. Of particular concern in Pepin Township are communities that were once historically common but are now uncommon or rare such as blufftop prairies, (goat prairies), sand prairies, and oak savanna.

The purpose of the WAP is to manage natural resources for long-term ecological and economic sustainability by protecting and preserving species and their habitats. The Wisconsin DNR has provided a set of definitions and guidelines for achieving these objectives. An example of one such definition is included below.

“Sustaining natural communities means ensuring that a given natural community type will be present and has high potential to maintain its natural composition, structure, and ecological function over a long period of time (e.g. 100 years). This goal of sustainability does not preclude a ‘working landscape’ where both traditional (e.g. forest and agricultural products) and non-traditional (e.g. ginseng, sphagnum moss, etc.) products are extracted from an area. Some community types may need restoration because they have been greatly reduced in size or frequency of occurrence across part or all

August27,2009 TownofPepinComprehensivePlan Page32of73 of their state range. Restoration should include reestablishing species composition or vegetation structure. It could also include restoring a missing, diminished or altered ecological process or influence such as fire or water flow.

People are dependent on natural resources, so to maintain economic sustainability over the long term, natural resources must be maintained. Such a philosophy allows for human use so long as the capacity of natural resources for self-renewal is not compromised. However, removing natural resources in an unsustainable way will not benefit natural communities, our economy or the human population in the long term.”

An Example - Oak Savannas in Wisconsin (information taken from the WI DNR)

In the early to mid-19th century, the oak savanna ecosystem was thoroughly fragmented and nearly destroyed throughout its range. Most of its acreage suffered from clearing, plowing, overgrazing, invasion by dense shrub and tree growth caused by lack of fire, lack of grazing or both. Consequently, oak savanna now shares equal billing with tall grass prairie as the most threatened plant communities in the Midwest and among the most threatened in the world. Only a little more than 500 acres of intact examples of oak savanna vegetation are listed in the Wisconsin State Natural Heritage Inventory or less than 0.01% of the original 7.3 million acres.

Fortunately most of the biota that was associated with savanna, especially the vertebrates have either adapted to the changed landscape or have managed to survive in suboptimal habitat. This situation is precarious for many species however and their long-term future is doubtful.

Oak savanna vegetation has not fared as well. Many species that were savanna specialists are now uncommon and found only in the fringes and openings of oak woods, brushy areas and lightly grazed pastures. Recently a number of savanna birds have not thrived or have begun to decline throughout their range due to loss of habitat including the northern flicker, northern bobwhite, field sparrow, warbling vireo and orchard oriole - all species of special concern. The loggerhead shrike and barn owl are now on Wisconsin’s endangered species list.

In the absence of active management, the future of oak savanna looks bleak in Wisconsin and throughout its entire range. The increasing abandonment of lightly to moderately grazed wooded pastures (due to agricultural production and other forms of development) and the accelerating succession of oak woodlots toward heavy shade-producing trees and shrubs are likely to lead to the further decline and possible loss of much of the remaining savanna flora and fauna, including the eventual decline of the oaks themselves.

References - Wisconsin Dept. of Natural Resources publications - website: www.dnr.wi.gov. - National Heritage Inventory (NIH) statewide database & pre-settlement vegetation data. - Southern Forest, Savanna, and Grassland Ecosystem Research Project - The Nature Conservancy’s Eco-regional Planning Initiative.

August27,2009 TownofPepinComprehensivePlan Page33of73 Cultural Resources

Archaeology Our lives are influenced by what we learn from our own experiences and by the events that have shaped the communities we live in and the institutions and organizations we encounter. Our history gives us a sense of place and a framework to understand the world. It provides continuity and meaning in our lives and it can be a basis for economic development through preservation programs and Heritage Tourism.

People have been living in the area for thousands of years, with hunting, fishing, farming, and forestry playing a central role in their lives. This story of agriculture, resource use, and land stewardship is preserved in archaeological sites, buildings, landscapes, written accounts, photographs, governmental records, and the thoughts and ideas people remember and pass along by word of mouth. Planning can play a critical part in protecting these resources and in learning from this wealth of experience. Land- use planning and land use decisions will directly impact historic buildings, archaeological sites, and cemeteries.

The unique geography and environment of Pepin Township, its long inhabitation by diverse groups of people, and strong ongoing traditions make it a place of rich cultural resources. The State Archeological Survey identifies thirty-two sites (mounds, burials, earthworks and enclosures, locations of campsites/villages, and early farmsteads) within the Township, from Middle and Late Woodland, Oneota, Middle and Late Mississipian, Historic Indian, and historic Euro-American time periods. It is likely that additional, not yet identified archaeological sites exist within the Township.

(A list of the sites is available from the Office of the State Archaeologist – though in the interest of preserving archeological sites from damage, this information is not subject to public disclosure).

Audubon Great River Birding Trail Pepin Township borders portions of the Tiffany Bottoms State Natural Area, the largest and most important intact floodplain forest in Wisconsin. The Bottoms attract nearly every species of bird found in Wisconsin, and is home to nesting woodland warblers, flycatchers and woodpeckers of all kinds. Interior swamps produce night herons, bitterns and egrets. Tiffany Bottoms is owned by the DNR and was designated a State Natural Area in 1958.

Architecture The State Architecture and History Inventory (AHI), produced by the Wisconsin Historical Society Division of Historic Preservation, conducted an inventory of architecturally unique and/or significant structures within Pepin Township in 1982-83. Of the eighteen structures identified in the 1982-83 inventory, five have been demolished, including one of three round barns in the Township. The local structures in the inventory, some of which are not gone can be found in Appendix III.

Churches Within the Township there are 4 churches: Lund Mission Covenant Church, W10899 County Road CC Sabylund Lutheran, W1103 County Road J Pepin Hill Evangelical Free Church, County Road N Calvary Apostolic Lighthouse UPC, N807 Sand Burr Road

August27,2009 TownofPepinComprehensivePlan Page34of73 Cemeteries Mission Covenant Cemetery New Sabylund Cemetery Oakwood Cemetery

Programs/Resources A variety of State programs related to the preservation and development of local cultural resources are available to Township residents, including:

Wisconsin Historic Preservation Fund Subgrants: Historic Preservation Fund (HPF) subgrants are administered by the Wisconsin Historical Society’s Division of Historic Preservation (DHP). Owners of historic income-producing properties in Wisconsin may be eligible for two (2) income tax credits that can help pay for their building’s rehabilitation. The Wisconsin Historical Society’s Division of Historic Preservation (DHP) administers the programs in conjunction with the National Park Service (NPS). The programs are:

Federal Historic Preservation Credit: This program returns 20 percent of the cost of rehabilitating historic buildings to owners as a direct reduction in their federal income taxes.

Wisconsin Supplemental Historic Preservation Credit: This program returns an additional five (5) percent of the cost of rehabilitation to owners as a discount on their Wisconsin state income taxes. Owners that qualify for the Federal Historic Preservation Credit automatically qualify for the Wisconsin supplement if they get NPS approval before they begin any work. Historic Home Owner’s Tax Credits: The Wisconsin Historical Society’s Division of Historic Preservation (DHP) administers a program of 25-percent state income tax credits for repair and rehabilitation of historic homes in Wisconsin. Applicants must meet stated qualifications and eligible work requirements. Archaeological Sites Property Tax Exemption Program: Wis. Stats. 70.11(13m) provides a property tax exemption for owners of archaeological sites listed in the National Register of Historic Places or the State Register of Historic Places. The intent of the legislation is to provide an incentive for landowners to protect significant archaeological sites on their lands. To obtain the tax exemption, the landowner must agree to place a permanent protective covenant on the site. The protective covenant encourages land use planning to avoid disturbing the site area. The covenant contains a legal description of the area that is to be exempted from property taxes and defines landowner and Wisconsin Historical Society obligations in the protection of that area.

August27,2009 TownofPepinComprehensivePlan Page35of73 Intergovernmental Cooperation

Intergovernmental cooperation is a critical component of this planning effort and future well-being of the Town of Pepin. Local services and planning strategies can be strengthened by cooperation with neighborhood communities. Most arrangements involve only two governmental units, but there are also agreements among multiple units. Intergovernmental cooperation may range from formal joint power agreements to unwritten understanding. This is an overview of the Town’s intergovernmental relationships with local villages, towns, county, school districts, State of Wisconsin, and important federal agencies that maintain presence in the area.

Goals

 Foster cooperation policies and programs, capitalizing on the economics of scale of service provision and developing growth management approaches that improve the current governmental relationships.

 Encourage the coordination and cooperation among the Towns, Villages, Pepin County, School Districts, and the State to ensure community and consistency in current and future planning efforts.

 Communicate with the Town’s neighbors to explore and establish shared interests and goals for land use, conservation, and development.

Objectives

 Continue to keep communication open with the Town’s neighbors.

 Continue to foster intercommunity ambulance, library support, fire and law enforcement services.

 Maintain and improve rural character that is compatible with our neighboring communities.

Recommendations

 Continue to work with Pepin County, Village of Pepin, and other municipalities to identify joint services and facilities where consolidating, coordinating, or sharing services or facilities will result in better services and/or cost savings.

 Maintain open relationships with neighboring jurisdictions to build trust among staff and elected and appointed officials, to share information, to cooperate on issues of mutual interest or concern, and to identify and resolve potential conflicts at an early stage.

Existing Relationships

Within the County of Pepin, the Town of Pepin shares services with the Village of Pepin and Village of Stockholm. In addition to services, boundaries are shared with Town of Frankfort, Town of Stockholm and Town of Maiden Rock in Pierce County-the northern border. Some of our relationships are similar while others are unique-adapting to the specific need.

August27,2009 TownofPepinComprehensivePlan Page36of73 Town of Stockholm: . Participation in joint Lund Volunteer Fire Department . Section of Cottonwood Lane extends beyond boundary . Share District 12 County Supervisor . Joint ratification of Mississippi River Bluffland Zoning Ordinance in 1993

Town of Maiden Rock: . Participation in joint Lund Volunteer Fire Department . Road agreement for section of town road extending in/out of boundaries

Town of Frankfurt: . Share District 12 County Supervisor

Village of Stockholm: . Share District 12 County Supervisor . Participation in joint Lund Volunteer Fire Department

Village of Pepin: . Share 50/50 cost of Pepin Ambulance Service . Village Fire Department has mutual response agreement with Lund . Police Department provides back up to Pepin County Sheriff services . Share District 10 County Supervisor . Agreement with Clerk to provide State Election Registration . Pepin Public Library provides service to residents . Share County Sanitation site located in Town-cost sharing rent and Trail Road maintenance . Annexation part of Sandridge Road/Third St resulted in agreement of maintenance for State Highway Aide . Maintains a natural water reservoir in Town-main pipeline on Sandridge Road, which services two Town residences at boundary . Implementation of a Well-Head Protection Plan

Pepin County The Town of Pepin is located in Pepin County. Currently, the County has not adopted a comprehensive plan. The Town of Pepin uses the resources of the County for many purposes, mainly the County General Code Ordinance No. 179. The Town of Pepin is subject to all ordinances, however, we list those that are most applicable.

. Social Services . Courts, Jail and District Attorney . Sheriff Office . Health Department and Nursing Service . Solid Waste/Recycling-maintaining site in the Town . Building and Zoning permits-including floodplain, shoreline, bluffland and sanitary facilities . Non-metallic Mining Reclamation . County Roads-N, I, CC and at the NW Boundary J and SS . Highway Department

August27,2009 TownofPepinComprehensivePlan Page37of73 o Contract with the Town for all road maintenance o Rents the Town Garage facility

Regional Government The Mississippi River Regional Planning Commission (MRRPC), organized in 1964, includes the Town of Pepin in their jurisdiction. They prepare and adopt regional or county-wide plans and represents Pierce, Pepin, Buffalo, Trempeleau, La Crosse, Vernon, Crawford, Jackson and Monroe counties. They were established to: . Carry out comprehensive and intergovernmental planning . Have jurisdiction though-out the area . Meet area-wide requirements for local grant aide . Provide an organization to receive federal grants

State and Federal Agency Jurisdictions There are many state and federal agencies that affect planning in Pepin County. The Wisconsin Department of Transportation (DOT), plays a critical role in many aspects of the county’s transportation system, from highway design and development, to bicycle and pedestrian facilities and networks. Today the only state road remaining in the Town of Pepin is Highway 35. The Wisconsin Department of Natural Resources (DNR) also has a prominent role in the County, as well as the Town. Many DNR-owned land and facilities are located there. The University Extension office is located in the city of Durand and serves as an educational resource for County residents. The U.S. Department of Agriculture maintains offices there too, for establishing farm plans, crop reporting, and land conservation. The U.S. Fish & Wildlife Service maintains a presence in the County because of the Upper Mississippi National Wildlife and Fish Refuge.

School Districts Pepin Area Schools is comprised of all the municipalities within our boundaries. Located in the Village of Pepin, grades pre-K through 12th grade, they currently share personnel at the academic level and sport venues. The Town of Pepin continues to have an informal and engaged relationship with the district.

Chippewa Valley Technical College is a partner in economic development throughout our region. The curriculum is designed to meet employment needs of our businesses and industries. The Town of Pepin is a member of the district. The facility in Eau Claire, Wisconsin maintains three campuses—Clairemont, West and Gateway.

Existing or Potential Conflicts and Resolution

The 1993 Mississippi River Bluffland Zoning Ordinance was adopted jointly with the Town of Stockholm. To resolve concerns voiced, the ordinance could be revisited and revised.

The Seifert Addition residents considered annexation to the Village of Pepin a few years ago. Clean drinking water and sewage control were issues of concern at that time. The Town of Pepin will remain open to communication with the Village of Pepin regarding future citizen concerns if problems develop in the future.

August27,2009 TownofPepinComprehensivePlan Page38of73 Economic Development

The American Economic Development Council provides a definition for economic development as, “the process of creating wealth through the mobilization of human, financial, capital, physical and natural resources to generate marketable goods and services.” Today this endeavor must be pursued carefully to protect resources and the livability of a community. Sustainability and stewardship are new concepts which most citizens support and desire when encouraging individuals, families and companies to maintain or grow their businesses.

Goals

Maintain the rural character of the Town of Pepin in development of new business and the growth and retention of existing businesses.

Encourage industrial and commercial business growth in selected areas to minimize impact on agricultural land.

Protect natural resources and minimize negative impacts on the natural beauty of the Lake Pepin area and the bluffs in new developments for business, recreation and housing.

Create a productive community which will attract families to the area to support the existence of the local school in the Village of Pepin.

Objectives

Attract and retain businesses that enhance the livability of the area and protect our natural resources.

Encourage and support rural business growth in the areas of home businesses and agricultural commodities.

Cooperate with the Village of Pepin to support business development to be concentrated along the Highway 35 corridor and in the Village of Pepin Industrial Park.

Obtain more support in economic growth activities for both the Town of Pepin and Pepin County from tax supported agencies designed to assist local communities in development.

Provide information for our citizens about the numerous business development organizations available.

Selected Survey Results

Many citizens of the Town of Pepin enjoy living in the area. The survey data resulted in 82% of the respondents agreeing that the ‘Overall Quality of Life’ is Excellent or Good, 12% stating it was Fair and only 3% marked the Poor rating. The future expectation of ‘Quality of Life’ ratings are as follows: Improve-20%, Stay the Same-52%, and Worsen-24%.

Survey respondents are agreeable to some forms of development, but are also open to planning and having some restrictions on where and how growth should occur. 60% of respondents Strongly Agree or Agree to ‘Allow new growth only in and near cities, villages’. 76% Strongly Agree or Agree that

August27,2009 TownofPepinComprehensivePlan Page39of73 ‘Commercial projects should be encouraged’. 69% Strongly Agree or Agree that ‘Industrial projects should be encouraged’. The survey respondents Strongly Agree or Agree that it is a good idea to ‘Promote more small non-farm businesses’ for this rating was 81%. Any new growth must be planned and developed carefully for this community for survey data shows a rating of 88% from respondents Strongly Agreeing and Agreeing to the statement: “Make natural resource protection a high priority’.

Land used for ‘Family farms’ are Strongly Supported by 81% of the survey respondents. The citizens have some concerns about air and water pollution coming from agricultural practices. Comments include concerns about nitrogen levels in well water and even atrazine was found in testing for two respondents. 61% Strongly Oppose or Oppose Somewhat ‘Large scale commercial farms’. The statement ‘Farm operations should not be restricted by government regulations’ had mixed responses as follows: Strongly Agree-10%, Agree-27%, Disagree-37%, Strongly Disagree-18%.

Many respondents believe the rural nature of the community and small town atmosphere needs to be maintained and is very important to the citizens living here. Any growth and development needs to fit properly into this rural and ‘country’ character of the land and community. There is a great concern indicated by many comments about the high level of property taxes and the future of families being able to stay in the area and moving into the community. There are certainly differing opinions about taxes in the community as indicated by the response to the statement: ‘Lower property taxes even if this means a reduction in the current level of service’. Although 60% Strongly Agree or Agree with this, 30% of respondents Disagree. (The statement itself was commented about by some and many questioned what services are of issue here.) This dilemma presents difficult growth and improvement problems for everyone living here. Survey respondents Strongly Agree (45%) and Agree (40%) with the statement: ‘Require developers to pay for the added costs of providing local services that are needed to serve their projects.’

Existing Businesses

Dairy farming, livestock farming and production of grains and alfalfa are major enterprises for farmers owning many acres of productive land. Retired farmers staying on farm homesteads often rent out land for crops to neighboring dairy farmers or crop farmers. The Town of Pepin has a variety of small businesses serving the community and a growing number of home based businesses. Most of the small businesses are located near the Village of Pepin. The following table lists known current businesses in the community.

McIntosh Motorsports Service & Recreation Linda’s Cut & Curl Pepin Sportsman’s Club Lynn’s Barbershop Dr. Lee Vineyard Bernie Finch, D. C. Shear Satisfaction C & A Auto The Enchanted Hat Pepin Self Storage Wisconsin Unclaimed Freight Little House Store Stockholm Pottery Cindy Baader Antique Shop River City Welding Emily Post Day Care Myklebust+Sears Studio Nockpoint Tim Fetzer Construction Pepin Auto Alan Brantner Taxidermy Jim Sterry Landscaping & Snowplowing Cedar Hill Guest House & Wellness Spa Auth Electric & Refrigeration LLP

August27,2009 TownofPepinComprehensivePlan Page40of73 King Services Damon & Melanie York Horse Training & Boarding Sandy Dykema Massage This Old Bike Richard Knopf Horse Boarding Wilbur Orne Cattle Dehorning Tiffany Lake Pepin Cycle Bennett’s Garden Midwest Art Fairs Zahn Piano Tuning Derrick Dahlen Vineyard (The above list may not be completely up-to-date. Additional home-based and/or internet businesses may exist in the community.)

Labor Force

Commuting Data Out-Commuting to Other Counties (2000 Census) Pepin County 1900 53.8% Commuting To: Count Percentage Eau Claire 401 11.4 Dunn County 287 8.1 Pierce County 216 6.1 Buffalo County 195 5.5 Goodhue County 180 5.1 Wabasha County MN 149 4.2 St. Croix County 43 1.2 Chippewa County 21 0.6 Trempealeau County 18 0.5 Dakota County MN 16 0.5 Olmsted County MN 16 0.5 All Other 89 2.5

In-Commuting (2000 Census) Pepin County 1900 73% Commuting From: Count Percentage Buffalo County 308 11.8 Dunn County 144 5.5 Pierce County 118 4.5 Eau Claire County 62 2.4 Monroe County 12 0.5 Trempealeau County 11 0.4 Chippewa County 10 0.4 Wabasha County MN 7 0.3 Rusk County 6 0.2 St. Croix County 6 0.7 All Other 18 0.7

Educational Attainment--Town of Pepin--2000 Census Data

Population 25 years and over 391 100% Less than 9th grade 17 4.3

August27,2009 TownofPepinComprehensivePlan Page41of73 9th to 12th grade, no diploma 33 8.4 High School graduate or GED 166 42.5 Some college, no degree 78 19.9 Associate degree 26 6.6 Bachelor’s degree 39 10.0 Graduate of professional degree 32 8.2 Percent high school grad or higher 87.2 % Percent bachelor’s degree or higher 18.2 %

Strengths Electrical grid available and adequate for present needs Adequate phone facilities available Strong Visitor (Tourism) environment Strong recreational features and natural resources for hunting and fishing Good transportation via State Highway 35 Good County road system Rural road system adequate for transportation of agricultural products Moderate-sized cities within reasonable travel distance Colleges, Universities and Technical Schools within reasonable travel distance Rural communities provide individuals with good work ethic

Weaknesses No Natural Gas availability No railroad spur available in Pepin No water transportation facilities Interstate Highway Access greater than 30 minute drive No local airport access Reasonably priced high-speed Internet access not available

Environmentally Contaminated Sites There are no known brownfield sites in the township.

Future Concerns and Considerations Lack of job opportunities in and near the Town of Pepin requires many to commute long distances to work. This concern has an impact on larger communities also as suggested in the White Paper, Driven to the Brink, How the Gas Price Spike Popped the Housing Bubble and Devalued the Suburbs, by Joe Cortright, May 2008, UW-Extension. He reports, “When gas prices again exceed $3/gallon, a major blow will be dealt to consumer purchasing power. Living in rural areas will become more difficult when gas prices increase to levels at or above peak levels reached in 2008. Long-distance commuters will see the greatest impact on family budgets. Public transportation for workers in rural communities is not available now and will unlikely be available in the future.” Transportation issues are being discussed in the state and state planners are aware of the problems. The state budget deficit will limit any assistance in this area.

An aging population and fewer families living and moving into the township place a serious financial burden onto the school. New business needs to be encouraged and supported in the Village of Pepin and in the Town of Pepin. The community needs more jobs and must become more involved in decisions about new business development for the area.

August27,2009 TownofPepinComprehensivePlan Page42of73 Economic Development Resources (Internet links were valid as of June 12, 2009.)

Pepin County Economic Development Office Terry Mesch, Executive Director P.O. Box 39, Durand, WI 54736, Phone: 715-672-5709

Mississippi River Regional Planning Commission MMRPC represents nine counties near the Mississippi River in West Central Wisconsin. It provides administrative and technical assistance to the community. Financial assistance is available through revolving loan funds (RLF). Pepin County is also eligible for assistance through the Business Capital Fund (BCF). This fund targets selected service industries, manufacturers, and tourism for creating jobs. Their website is located at www.mrrpc.com.

University of Wisconsin Extension Services Each county in Wisconsin supports an office for Cooperative Extension. Extension staff develops educational programs tailored to the local needs and are based on university knowledge and research. The local office is located at the Pepin County Government Center in Durand. Bob Cropp is the local director. The phone number is 715-672-5214.

Pierce-Pepin Electric Cooperative The following information is found on the website at www.piercepepin.com. No specific information is provided for economic development assistance. “PPCS is committed to the communities we serve. We support local schools, community organizations and agencies through donations and programs that PPCS offers. PPCS also promotes economic development with financial assistance through various programs available to the cooperative. Many of our employees are personally involved with local groups and organizations, which strengthens and enhances the cooperative’s relationship with the people and communities we serve.”

Rural Development U.S. Department of Agriculture-Rural Development: www.rurdev.usda.gov/wi Wisconsin Rural Partners, Inc.: www.wirural.org

Business Planning Assistance U.S. Small Business Administration: www.sba.gov Service Corps of Retired Executives (SCORE): www.score.org Online Women’s Business Center: www.onlinewbc.org National Center for Entrepreneurship: www.ncoe.org Wisconsin Dept. of Commerce: www.commerce.wi.state.us Wisconsin Innovation Service Center (WISC): www.uww.edu/business Virtual Business Incubator: www.virtualincubate.com Build Your Business: www.wisconsin.gov/state/byb/finance Wisconsin Manufacturing Extension Partnership: www.wmep.org Wisconsin Manufacturers & Commerce (WMC): www.wmc.org Wisconsin Business Resource Network: helpbusiness-wi.com Wisconsin Women’s Business Initiative Corporation (WWBIC): www.wwbic.com National Federation of Independent Business (NFIB), Wisconsin Chapter: www.nfib.com UW-Small Business Development Centers: www.uwex.edu/sbdc Wisconsin Technical Colleges: www.tech.state.wi.us

August27,2009 TownofPepinComprehensivePlan Page43of73 Business Financing Wisconsin Dept of Commerce: www.commerce.state.wi.us WI Dept. of Financial Institutions, 345 W Washington Avenue, Madison, WI 53703: www.wdfi.org Provides information and resources that promote capital formation in Wisconsin.

Wisconsin Housing and Economic Development Authority (WHEDA): www.wheda.com Wisconsin Bankers Association, Economic Development Resources: www.wisbank.com/edr/index.htm Community Development Block Grant Revolving Loan Funds: www.commerce.state.wi.us/MT/MTFAX-0963.htm Wisconsin Business Development Finance Corporation (WBD): www.wbd.org

Technology Business Resources UW-Madison Office of Corporate Relations: www.corprelations.wisc.edu Office of Tech Transfer, UW-Milwaukee, School of Business Administration, P.O. Box 742, Milwaukee, WI 53201: www.cti.sba.uwm.edu/index.html Wisconsin Technology Council: www.wistec.com

Technology Incubators Northwest Wisconsin Manufacturing, Outreach Center:: nwmoc.uwstout.edu

Workforce Wisconsin Department of Workforce Development www.dwd.state.wi.us Wisconsin Department of Commerce (Customized Labor Training Grants and Business Employees’ Skills Training (BEST) Program): www.commerce.state.wi.us Wisconsin JobNet: www.dwd.state.wi.us/jobnet Wisconsin Job Exchange: www.wisconsinjobexchange.com (under construction)

August27,2009 TownofPepinComprehensivePlan Page44of73 Land Use Introduction

This element of the comprehensive plan draws from the information contained in the other elements to look at existing conditions, make some predictions about the need for and use of land in the future and recommend what actions should be considered by the community to protect resources and plan for managed land use. A primary question behind this planning is ‘How do we balance among various land use needs—farmland, natural resources, residential and other uses?’

The Plan Committee has used the survey results and reviewed the extensive comments provided by residents and landowners to develop this element of the plan. This community views the rural character of the Town of Pepin as the most important aspect of living and owning property in the area. This community also has a high regard for family farms and agricultural pursuits. The natural beauty of the area needs protection and there is a great concern for maintaining clean water, protecting the natural and cultural resources of the area and providing the environment which sustains our varied wildlife. These desires need to be in balance with the protection of the rights of land owners. Our community understands that growth will be hampered by current economic conditions and the future is difficult to predict.

Selected Survey Results

88% of survey respondents support the use of land for hobby farms and 97% for family farms. 34% of respondents support the use of land for large scale commercial farms. 61% oppose this type of land use. 92% of respondents agree that the town should encourage agricultural land preservation. 76% of respondents think the town should work to preserve farmland by limiting development.

94% of respondents agree that the town should preserve our township's scenic beauty. 90% of respondents agree that the town should preserve flood plains, wildlife habitat and waterways. 88% of respondents agree that the town should make natural resource protection a high priority.

81% of respondents agree that the town should develop long range plans to control development. 85% of respondents agree that the town should require developers to pay for the added costs of providing local services that are needed to serve their projects.

36% Strongly Support and 35% Support Somewhat Use of Land for Recreation, non-motorized 11% Strongly Support and 23% Support Somewhat Use of Land for Recreation, motorized 12% Oppose Somewhat and 8% Strongly Oppose Use of Land for Recreation, non-motorized 31% Oppose Somewhat and 30% Strongly Oppose Use of Land for Recreation, motorized (non-motorized, e.g. parks, golf courses; motorized, e.g. go-carts, motocross)

Vision

The Town of Pepin is an area of great scenic beauty bordering Lake Pepin and the Chippewa River. It is also a region of dairy farms and country homes, blufflands and valleys filled with fields of agricultural crops, forests, creeks, streams and natural springs. This community wishes to maintain the rural and agricultural character of the area and protect the natural resources of forests, water and wildlife. We support residences, businesses and developments which enhance our great natural gifts

August27,2009 TownofPepinComprehensivePlan Page45of73 and provide protection for them. We know land ownership and living in a peaceful, rural community requires a balance of respecting individual rights with the responsibility of ensuring a safe, enjoyable, productive area for families, visitors and the generations to follow.

General Land Use Information, Statistics and Maps

The Town of Pepin does not currently use standard zoned areas or districts to control use of all of the land. Agriculture is the primary use of the land and the homes are on parcels with private sewer systems and private wells. A Bluffland Ordinance restricts development in areas near Lake Pepin. See the Bluffland Map in the Appendix. A Floodplain area also exists. A map of this area is in the Appendix. The Land Use map found in the Appendix is based on the current property tax records showing only the use for the largest area within each land section. The following table provides a summary of acreage in the Town of Pepin according to the land use categories used in property taxation as provided by the County Treasurer:

Land Use Type Acreage Percent of Total G4-Agricultural 12,689.07 43.6% G1-Residential 621.29 2.1 G2-Commercial 67.81 0.23 G3-Manufacturing 14.73 G6-Productive Forest Lands 3,600.58 12.4 G7-Other 220.45 0.75

Agricultural Forest 3,067.35 10.5 W1-Private Forest Crop Pre 1972 82.63 0.28 W6-Managed Forest(Closed)Post 2004 1,194.61 4.1 W7-Managed Forest(Open) Pre 2005 755.0 2.6 W8-Managed Forest(Closed) Pre 2005 3,437.88 11.8 X2-State (DNR+Road, etc.) 1,839.73 6.3 X3-County 5.97 X4-Other 106.03 0.36 Undeveloped (Idle, Rt of Way, etc) 1,413.28 4.8 Total Acres on County records 29,116.41

The Town of Pepin is an area of many bluffs, rivers, streams and creeks. Geologically there are many acres of land with high slopes. This limits good crop land as well as limits ideal sites for any form of building construction. The Appendix also contains a map showing the areas of steep slope.

Goals and Objectives

Goal: Protect the Rural Character of the Town of Pepin

Objectives Support land use which preserves open spaces Explore and implement measures to ensure the pace and location of new residential development does not have a negative impact on the rural character of the community

August27,2009 TownofPepinComprehensivePlan Page46of73 Support small and home-based business development in the community that complements rural living

Goal: Preserve Productive Farmland for Continued Agricultural Use

Objectives Develop a plan to define the agricultural land according to the Land Evaluation (LE) portion of the USCA-NRCS Land Evaluation and Site Assessment Program (LES) Develop plans for land division after important agricultural land is identified and mapped Consider developing plans and approval processes for new residences designed to protect important farmland Work with Pepin County programs to achieve NR151 and ATCP50 performance standards in agricultural practices

Goal: Preserve the Scenic Beauty of the area and protect the land, waterways and groundwater

Objectives Discourage agricultural and business activities that may pollute, change or otherwise harm our creeks, streams and rivers Preserve the Chippewa River and Lake Pepin for its recreational value

General Land Regulation by Government Levels Wisconsin Statute §236.45 authorizes the County Board to prohibit division of lands where such prohibition will carry out the purposes set forth in §18.01(2). Pepin County has a number of regulations and provides information explaining why land use and control of subdivision is important to the citizens. The following is found in the ordinance: “The purpose of these regulations is to promote public health, safety and general welfare; to encourage the most appropriate use of the land; to provide the best possible environment for human habitation and to conserve the value of buildings placed upon the land by: (a) Lessening congestion in the streets or highways. (b) Furthering the orderly layout and use of land. (c) Securing safety from fire, panic and other dangers. (d) Providing adequate light and air. (e) Avoiding undue concentration of population. (f) Facilitating adequate provisions for transportation, water, sewer, schools, parks, playgrounds and other public requirements. (g) Facilitating, where appropriate, further resubdivision of larger tracts into smaller parcels.”

Land regulation ensures planned land use is suitable for the characteristics of the land parcel involved in any new development or subdivision. In the County ordinance, General Suitability Standards are described as follows:

No land shall be subdivided which is held unsuitable for its proposed use by the (Pepin County Land Management) Committee. Unsuitability can be flooding, inadequate drainage, adverse soil or rock formation, severe erosion potential, unfavorable topography, inadequate water supply or sewage disposal capabilities or any other feature or circumstance likely to result in the imposition of unreasonable costs to remedy severe and avoidable problems or to be harmful

August27,2009 TownofPepinComprehensivePlan Page47of73 to the health, safety or general welfare of the future residents of the subdivisions or of the County.

The Town of Pepin does not currently have congestion concerns on town roads. There are no schools or public playgrounds. Homes have private wells and private sewer systems and some areas of the Township are not well suited for current sewer system designs. Lot size needs to be adequate to ensure wells are safe from sewage contamination. Adequate separation of homes is necessary to ensure safe water supplies for residents and the distance needed can vary throughout the Township. Soil drainage capabilities vary throughout the area. The County and State requirements for issuing building permits have prevented problems for newer structures. Older building patterns found in the Seifert Addition (Pugville) and Deer Island (Klampe Addition) have brought about concerns and some problems which must be avoided in future land use and subdivision. Building homes in areas of steep hillsides away from public roads can create access problems for emergency equipment.

Current Subdivision and Building Requirements Division of a lot, parcel or tract of land by the land owner for transfer of ownership or building development currently requires either county approval or county and state approval in certain situations. Subdivision creating small parcels of the equivalent of or less than ½ of a 40 acre section (20 acres) must be recorded as a Certified Survey Map and be approved by the county. Parcels larger than 20 acres do not need an approval. Subdivisions of five or more lots, less than 1 ½ acres, created by one division or by successive divisions within a 5 year period require county and state approval. These guidelines are found on the internet at www.co.pepin.wi.us/landmanage/Guidelines.doc.

Current Land Management Ordinances In Pepin County a Shoreland Ordinance restricts building within 1000 feet of a lake or 300 feet of a river or stream. The Town of Pepin has adopted the Pepin County Land Use Ordinance requiring a permit to build be obtained from the County Zoning Office. The Sanitary Code and the Shoreland- Wetland Code are mandated by the State of Wisconsin. Floodplain restrictions are directed by both State law and Federal law. Nonmetallic Mining Reclamation Code is state mandated. Pepin County ordinances contain rules for a Certified Survey, Subdivision and Platting, Highway Setbacks, Telecommunications Tower Antennas and Driveway Access. The Town of Pepin has also adopted the Driveway Ordinance developed by Pepin County. The Shoreland-Wetland Zoning Ordinance and Floodplain regulations developed by Pepin County apply to all townships within the county and do not require local adoption for enforcement. The County Bluffland Ordinance is the newest land management tool approved for the Towns of Pepin and Stockholm.

Mississippi River Bluffland Zoning Ordinance In the Statement of Purpose the following information defines the intent of this regulation: (a) Further the maintenance of safe and healthful conditions; prevent groundwater contamination and soil erosion by: 1. Limiting structures to those areas where soil and geological conditions will provide a safe foundation. 2. Establishing minimum lot sizes to provide adequate area for private sewage systems. 3. Control filling and grading to prevent serious soil erosion problems. (b) Control building sites, placement of structures and land uses by: 1. Separating conflicting land uses. 2. Setting minimum lot sizes and widths. 3. Establishing setback requirements for building sites.

August27,2009 TownofPepinComprehensivePlan Page48of73 (c) Protect unique wildlife habitat and natural aesthetics of the bluff area by: 1. Restricting the removal of woody vegetation. 2. Controlling excavation and other earth moving activities. 3. Limiting building and development encroachment upon blufflines. This regulation lists what land sections are included in the restricted area. Bluff characteristics are defined so landowners can determine where development can be planned near the blufflines. The view of structures from the Lake Pepin side of bluffs is a primary consideration in the development of the rules for this area of the Township, so the natural beauty of the area can be maintained and protected.

Recent Permit Data 5 permits for Single Family Dwellings were issued for 2008 and 1 permit was issued for Dwelling Alteration or Addition. 8 permits for Single Family Dwellings were issued in 2007 with 4 permits issued for Dwelling Alteration or Addition. In 2006 the number was 4 permits for a new residence and 1 for Alteration or Addition. In 2008, 7 Nonresidential building permits were issued. In 2007, 14 Nonresidential building permits were issued and 10 were issued the previous year. In 2008, 5 permits were issued for building, riprapping, fill or other construction in Floodplain/Shoreland areas and none were issued in 2007. 6 permits were issued in this category for 2006.

Future Land Use Projections No projections have been made for land use in Town of Pepin. Very little change is expected in use of land for Residential, Agricultural and Commercial. There is no land use categorized as Industrial in the Town of Pepin.

Future Land and Property Values Land prices and home values have been increasing for many years. The cost of land has become very unpredictable and land price varies greatly throughout the Town of Pepin. There is no data available to predict future land cost and the market value of homes in the region. Economic conditions would indicate that the cost of land may not continue to increase at the rate of the previous 10 years. Current prices and high property taxes limit purchases by many area residents and especially families. Many land purchases have been made by non-residents for recreational and hunting use and for second homes. The continuation of this type of land purchase can not be predicted. The region offers many desirable features for land and home ownership and is located within reasonable travel distance from the Minneapolis-St. Paul and Rochester, Minnesota areas, where high paying jobs are still available. If land purchase of the future is only for second homes and recreational uses, the community may change in many ways. The change may be acceptable to the new land owners, but current residents have concerns about the possible loss of the rural and agricultural character of the Town of Pepin.

Natural Limitations for Building Site Development Environmentally sensitive areas such as flood plains, wetlands and steep slopes (FWSS areas) present natural limitations to building site construction and development (including but not limited to driveway and road construction). Development on slopes 20% or greater should be highly discouraged to prevent severe erosion which has a negative impact on surface and ground water quality. Development along streams and rivers should also be regulated to prevent erosion and protect water quality. As stated under "Current Land Management Ordinances", Pepin County has adopted a Shoreland-Wetland Zoning Ordinance and this regulation applies to all townships in the county. The Town of Pepin has adopted the Mississippi River Bluffland Zoning Ordinance. Both ordinances address the issue of

August27,2009 TownofPepinComprehensivePlan Page49of73 preserving and protecting FWSS areas within the township although development on steeply sloped land outside the jurisdiction of the bluffland zoning ordinance remains unregulated.

Recommendations for Future Land Use The Plan Committee urges the Town of Pepin to appoint a committee to continue the study of the land use issue. A detailed land use map needs to be developed to determine where the critical farm land is located. The slope map needs to be used as an overlay to make this determination for agricultural land includes fields laid out in strips used as contours for erosion control in high slope hillsides. As 2010 Census data is analyzed and trends are developed this up-to-date growth information needs to be studied along with economic data and household income data to determine whether there is a need to develop regulations to control loss of agricultural land in the Town of Pepin. Many agencies and Pepin County can assist in this process.

Programs, Plans, Agencies

Pepin County Programs Pepin County has consolidated offices for many functions related to land management. Land use and zoning functions are part of the Land Management/Records, Emergency Government and Environmental Health Office. Pepin County also has a Land Conservation Department and a Recycling/Solid Waste Office. County Surveyor, County Conservationist and a Forester are appointed county positions. The University of Wisconsin Extension Agent works as the Agricultural Agent in support of farm programs and other state supported activities and services available to county residents.

In 2003, the Pepin County Land Conservation Department working with representatives from the US Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS), USDA Farm Service Agency, University of Wisconsin Cooperative Extension, Pepin County Zoning & Emergency Government, Pepin County Recycling, Solid Waste & Economic Development, Farm Services Agency and local farmers and residents, developed a Land Management and Water Resource Plan. This plan was developed for the years 2004-2008. The local advisory group identified the three most important resource issues facing the county as: Excessive soil erosion from cropland with corn and soybean rotations Groundwater and surface water quality Land use issues pertaining to agriculture and rural residential conflicts A local survey used for plan development asked residents what services the conservation department should focus on in the near future. Three items were listed as follows: Technical assistance/ cost sharing programs Conservation Planning Land use planning assistance The Pepin County Land Conservation Department has now initiated an update process for this plan. A notice about the update was printed in the local Durand newspaper in August 2009.

Wisconsin Working Lands Initiative The Wisconsin Working Lands Initiative is included as part of the 2009 – 2011 state budget signed into law by Governor Doyle on June 29, 2009. Three main components in the budget include updates to the state’s current Farmland Preservation Program, the ability for farmers and local governments to establish voluntary Agricultural Enterprise Areas, and a state grant program to help with the purchase

August27,2009 TownofPepinComprehensivePlan Page50of73 of Agricultural Conservation Easements. The website provides access to the statutory language from the budget bill and has more information about the Working Lands Initiative. The site is found at: www.datcp.state.wi.us/workinglands/index.jsp

PACE Programs Purchase of Agricultural Conservation Easements (PACE) is one program to transfer the rights to develop a parcel of land to another entity. The easement is used to protect a specified portion of property from further development. The American Farmland Trust can provide further information about these programs at www.farmland.org.

West Wisconsin Land Trust “A land trust is a private, nonprofit organization with a mission to conserve land and its resources. West Wisconsin Land Trust has helped protect many places throughout western Wisconsin where people can enjoy their connection to the land, water and wildlife. Western Wisconsin’s intense growth pressures make it more important than ever that landowners and communities plan ahead for the protection of natural area and working farms.” (Quoted from WWLT Brochure)

This organization serves 17 counties of Northwestern Wisconsin along the Minnesota border from Douglas and Bayfield Counties south to Trempealeau and Jackson. The agency assists landowners with conservation planning and protection of natural areas. Maiden Rock Bluff State Natural Area was conserved with the assistance of the Trust agency in 2004. The Land Trust is located at 500 East Main Street, Suite 307, Menomonie, WI 54751. Phone (715) 235-8850. Website: www.wwlt.org

TDR Plans Transfer of Development Rights (TDR) is another method of protecting land use. This plan involves trading development rights in one area with protection of another area. A residential expansion may require the purchase of a conservation easement in another region of the township. Additional information can be found on the web at www.farmland.org

August27,2009 TownofPepinComprehensivePlan Page51of73 Implementation INTRODUCTION

Towns will vary considerably in the ways that they will implement their plans. Some towns may be like villages and cities in their tax base and need to provide services, while others may have low population, a small tax base, and more limited planning needs. Also, there is a great deal of variety as to whether a town is in a county with general county zoning, and if so, whether the town is under such zoning, and whether the town has its own regulatory tools such as a town zoning ordinance, a town subdivision ordinance, official map, site plan review ordinance or historic preservation ordinance. This section also recognizes that implementation may be in non-regulatory programs as well. The town ordinances which implement such measures will likely include appropriate plan commission references. This section should be reviewed carefully by towns and adapted as necessary.

The Implementation Element can contain a statement of programs and specific actions to be completed in a stated sequence, including proposed changes to any applicable zoning ordinances, official maps, sign regulations, erosion and stormwater control ordinances, historic preservation ordinances, site plan regulations, design review ordinances, building codes, mechanical codes, housing codes, sanitary codes or subdivision ordinances, to implement the objectives, policies, plans, and programs contained in previous elements. This element will describe how each of the elements of the comprehensive plan will be integrated and made consistent with the other elements of the comprehensive plan, and shall include a mechanism to measure the community's progress towards achieving all aspects of the comprehensive plan. This element will include a process for updating the comprehensive plan. A comprehensive plan under this subsection shall be updated no less than once every 10 years.

As stated above, the final element in a comprehensive planning program is the implementation of the approved Comprehensive Plan. Implementation can take the form of: 1) carrying out the recommendations in the plan for specific projects, for example, creating an Official Map; 2) using the plan as a guide to public and private decision-making on matters that relate to the development of the community, for example, a rezoning request or a capital expenditure; and 3) reviewing and amending the plan as changes in the demographics, economy or political climate changes. The Implementation Element of the Comprehensive Plan should include a list of changes needed in existing land use controls and recommendations for additional controls.

The completion of the Town of Pepin Comprehensive Plan represents the beginning of an ongoing process of planning within the community, not its conclusion. The implementation element is the last of the nine elements of a comprehensive plan required by Section 66.1001of the Wisconsin Statutes. Section 66.1001 (2) (h) of the Statutes requires this element to include a compilation of programs, in a specified sequence, to implement the recommendations set forth in the preceding eight elements.

The Town Board should consider continuing the work begun by the group of citizens who developed the comprehensive plan by assigning additional tasks. A Plan Commission can work to develop a Planned Land Use Map for the Town, and/or can address other planning issues as they emerge and change in years to come.

The Statute also requires that the Implementation element: • Identify proposed changes to applicable zoning ordinances, subdivision ordinances, and official maps.

August27,2009 TownofPepinComprehensivePlan Page52of73 • Describe how each of the other eight elements of the comprehensive plan will be integrated and made consistent with other elements of the plan. • Include a mechanism to measure the Town of Pepin’s progress towards achieving the recommendations of the plan. • Include a process for amending and updating the plan. The Statutes require that a comprehensive plan be updated no less than once every 10 years.

Section 66.1001 (4) of the Statutes sets forth the required procedure for adoption or amendment of a comprehensive plan, which includes: • Adoption of a written public participation plan designed to foster public participation in the development of a comprehensive plan or a plan amendment. • Approval of a recommended plan by a resolution approved by a majority of the full membership of the plan commission. • Distribution of the draft plan for review and comment to:1 - The clerk of each adjacent local government and the Pepin County Clerk; - The Wisconsin Department of Administration; - MRRPC; - The public library serving the Town. The parties listed above must also be provided with a copy of the adopted comprehensive plan and a copy of the adopting ordinance. • Adoption of the plan by an ordinance adopted by a majority of the full membership of the Town Board.

Adoption of the plan by the Town Board must be preceded by at least one public hearing. A Class 1 notice of the hearing must be published at least 30 days before the hearing. Written notice must also be provided to persons who have applied for or been issued a permit for a nonmetallic mining reclamation plan, registered a nonmetallic mining site under Chapter NR 135 of the Wisconsin Administrative Code, or to owners or leaseholders of lands with nonmetallic resources who have requested notice of the hearing in writing. Other property owners who submitted a written request to the Town must also be notified of the hearing.

PLAN REVIEW AND ADOPTION

For any planning process, it is good practice to hold public informational meetings and hearings on recommended plans before their adoption. Such actions provide an additional opportunity to acquaint residents and landowners with the recommended plan and to solicit public reactions to the plan recommendations. The plan should then be modified to reflect any pertinent new information and to incorporate any sound and desirable new ideas advanced at these meetings. Accordingly, a public hearing will be held before the Town Board prior to adoption. The Town will provide a public notice of the hearing in accordance with the requirements of the comprehensive planning law, and will distribute the draft plan report to all of the parties specified in the law. An important step in plan implementation is the formal adoption of the recommended plan by the Town Board. Upon such adoption, the plan becomes the official guide to be used by Town officials in making development or redevelopment decisions. The plan should serve as the basis on which all development proposals, such

1 The Wisconsin Department of Administration has stated that both draft and adopted plan reports may be distributed in digital format, provided a paper copy of the report is available for review at the public library serving the community and at the Town Hall.

August27,2009 TownofPepinComprehensivePlan Page53of73 as zoning variance requests, subdivision plats, and certified survey maps, are reviewed. Only those zoning actions or land divisions that are consistent with the plan should be approved.

PLAN AMENDMENT PROCEDURE

Changes to long-range planning documents are inevitable. Although a Planned Land Use Map is often the focal point of comprehensive plans, plan amendments may include changes to the text or any of the maps included in this report. Text amendments may include: • Changing, adding, or modifying a goal, objective, policy, or program in any of the element chapters in response to changing conditions or new information. • Adding or changing the land use plan categories in the Land Use Element to provide for a category of development that is not incorporated into the current set of categories. • Updating inventory information.

In addition to text amendments, a land use plan map may be amended to change the designation, and therefore the allowable uses, on a parcel or parcels of land. Other maps in the plan may be amended or updated to reflect updated information, such as updated floodplain mapping or inventories of natural resources or community facilities.

Rationale and Justification for Plan Amendment Adjustments to the comprehensive plan should be made as required by changing conditions. Consequently, one of the important tasks of plan implementation is a periodic reevaluation to ensure the plan continues to properly reflect current conditions. It is recommended that a general plan reevaluation take place on an annual basis because the Town will continue to evolve and change over the comprehensive plan design period. Periodic monitoring and updating of the plan will be an integral part of the plan because the Town is a dynamic rather than static community. A more comprehensive review of the plan is recommended every five years. It is recommended that the five-year comprehensive review utilize, to the extent practicable, an up-to-date database. The Town should consider an extension of the plan for an additional five years with every five-year update to continually accommodate 25 years of Town growth. The State comprehensive planning law requires the Town update the comprehensive plan at least once every 10 years.

Factors contributing to the possible need to amend this plan are due to the long-range nature of this type of document. These factors are set forth in the following section to provide the necessary guidance in conducting a plan amendment. The important aspect of plan amendment, however, is that it should not be taken lightly. A plan amendment should be undertaken after careful study and by reason of one of the following factors:

Projections and Forecasts: Plans are based on projections or forecasts because plans deal with future situations. If projections or forecasts are in error, or require modification due to the emergence of new data, then this plan may need to be adjusted. The plan should be monitored based on the preparation of new projections or forecasts. Comparisons should then be made between what was projected or forecast and what is actually happening. If warranted and deemed necessary by the Town Board upon recommendation of the Plan Commission, this plan should be amended to accommodate the new projections or forecasts.

Assumptions: A number of assumptions have been made upon which this plan and its various elements are based. Assumptions may have to do with demographics, capital investment, or national policy. For

August27,2009 TownofPepinComprehensivePlan Page54of73 example, during the late 1960s and early 1970s a dramatic shift in birth rates occurred. Any plans based on the assumption that the birth rate of the 1950s would continue were dramatically affected by the change in birth rates which actually occurred. As stated earlier, the plan should be reviewed on an annual basis, which will afford an opportunity to reexamine the accuracy of any assumptions upon which this plan was based.

Data Error: An error in planning data differs from an assumption in that the faulty information is quantifiable. A new street may be under construction and designed to meet certain specifications. A construction error, new Federal standards, or other factors may result in the street not being placed or functioning as planned. This, too, requires a plan reassessment and, perhaps, a plan amendment.

New Issues: Issues may evolve that were not critical or foreseen when this plan was initially developed. New issues may require modification of plan goals, objectives, policies, or programs--or the creation of new plan goals, objectives, policies, or programs--to effectively deal with new issues. New factors affecting current issues can also present situations where this plan may have to be amended.

Comprehensiveness: The various elements of this plan are designed to guide future Town actions and specific growth decisions. This plan recognizes, however, that some elements may benefit from more detailed study and analysis. For major issues that require greater analysis than offered by this plan, a plan amendment may be justified. The amendment may be authorized by the Plan Commission at any time.

Data Updates/Emergence of New Data: The maps, tables, and statistics upon which this plan is based are factual in nature but may change through time (for example, when new decennial Census data is released). Thus, a general annual review of this plan is necessary and, where deemed appropriate by the Town Board with recommendation(s) from the Plan Commission, amendments to this plan should be made to keep data current.

Plan Amendment Process It is critical to have and to follow guidelines when determining if an amendment to the plan is appropriate. All projections and assumptions should be reviewed in detail at meetings where Town officials and citizens are provided information on new factors which might affect this plan. Officials and citizens should be asked to submit any additional concerns of their own. This plan should be revised in a manner similar to its original development, with citizen participation prior to any change. The comprehensive planning law requires that any plan amendment follow the same procedure as that followed for the adoption of this plan, including adoption of a public participation plan, a public hearing, approval of the plan amendment by a resolution of the Plan Commission, adoption of the amendment by an ordinance of the Town Board, and distribution of the plan amendment to the parties listed in Section 66.1001 (4) of the Statutes, including the Pepin County Planning Department. It is recommended that the Town prepare and adopt a public participation plan to be used for all plan amendments.

RECOMMENDED PROGRAMS

A comprehensive plan may recommend specific programs to achieve objectives listed in plan elements. If a plan lists such programs the comprehensive planning law requires the Implementation Element to include a compilation of programs, in a specified sequence, to implement the

August27,2009 TownofPepinComprehensivePlan Page55of73 recommendations set forth in the other required plan elements. The Town Recommended priorities for implementing programs should be presented as High, Medium, and Low priorities. It is intended that the high priorities be addressed in the early years of the planning program. After five years, the medium and low priorities should again be reviewed and re-prioritized based on changing conditions.

CONSISTENCY BETWEEN THE TOWN OF PEPIN COMPREHENSIVE PLAN AND THE TOWN OF PEPIN ORDINANCES

Section 66.1001 (3) of the Statutes requires that the following ordinances be consistent with a unit of government’s comprehensive plan by January 1, 2010: • County or local subdivision regulations under Section 236.45 or 236.46 of the Statutes. • County zoning ordinances enacted or amended under Section 59.69 of the Statutes. • Town or village zoning ordinances enacted or amended under Section 62.23 (7) of the Statutes. • Town zoning ordinances enacted or amended under Section 60.61 or 60.62 of the Statutes. • Zoning of shorelands or wetlands in shorelands under Section 59.692 (for counties), 61.351 (for villages), or 62.231 (for cities) of the Statutes. (Official mapping is included in this list, but Pepin County and the Town of Pepin do not currently use official mapping and comprehensive zoning has not been established by ordinance. Official mapping statutes are found in Section 62.23 (6).)

Beginning on January 1, 2010, local governments will need to use their comprehensive plan as a guide to be sure that implementation of local zoning, subdivision, and official mapping ordinances do not conflict with the recommendations of the comprehensive plan. If a conflict is found or would result from a proposed action, the local government has the option of amending its comprehensive plan; however, plan amendments should follow the guidelines presented in this chapter and not be made arbitrarily.

The Statutes do not provide any guidance about how to determine if land use ordinance decisions are consistent with a comprehensive plan. Specific guidance on how to apply the Statutory requirement for consistency will, unfortunately, likely be provided over time through court decisions in lawsuits challenging the implementation of comprehensive plans by County and local units of government after the consistency requirement takes effect in 2010.

Zoning Ordinance and Zoning Map Amendments A Zoning Ordinance can be one of the primary implementing tools of a Comprehensive Plan. As such, it should substantially reflect and promote the achievement of plan goals, objectives, policies, and programs. A zoning ordinance is a legal means for both guiding and controlling development within the Town, so that an orderly and desirable pattern of land use can be achieved which conforms to the plan and balances individual property rights with community interests and goals. A Zoning Ordinance would contain provisions for regulating the use of property, the size of lots, the intensity of development, site planning, the provision of open space, and the protection of natural resources.

Following adoption of this plan by the Town Board, the Plan Commission can be requested to continue to study the need for comprehensive zoning and development of a zoning (official) map. If the local government proceeds to develop zoning ordinances, the regulations should be in conformance with the concepts and proposals included in this plan. A planned land use map can be a starting point for official mapping and the other maps found in this plan would be used to determine areas to be assigned to use codes. Established uses must be studied extensively and land use codes not found should be

August27,2009 TownofPepinComprehensivePlan Page56of73 considered for inclusion in areas of the map, but the zoning map should not permit the establishment of new uses that are not consistent with the land use plan map or other recommendations of the comprehensive plan, such as allowing residential development to occur in areas planned for commercial use.

To avoid the potential pitfalls in developing a land use map, the Town should consider the following approaches in zoning map development:

• Areas of existing development (other than agricultural uses) would be placed in a zoning district that is consistent with the planned land use map designation. In cases where the land use plan map recommends a use that is different from existing uses, the zoning ordinance would be amended to include a transition overlay district that will allow the continuation of existing uses, but would require approval of a conditional use permit for the enlargement, reconstruction, or other changes to the existing use that would otherwise not be permitted under the zoning ordinance regulations for nonconforming uses.

• Areas that are currently in agricultural use, and then zoned for such use, but shown on the land use plan map for future urban development would remain in agricultural zoning. Re-zonings that would accommodate residential, commercial, industrial, or other urban use would be undertaken when a property owner submits a request for rezoning that specifies the proposed use of the property and, where required by the zoning ordinance, a proposed site plan; and where Town officials determine that utilities and other governmental services needed to serve the proposed development are in place and the proposed use is consistent with this plan and other local ordinance requirements.

• Areas that are currently in agricultural use and designated for agricultural use on the land use plan map will be zoned agricultural.

• Primary environmental corridors and other natural resource areas shown on the land use plan map would be placed in a conservancy or other appropriate zoning district (such as a park or rural residential zoning district).

Subdivision Ordinance A Subdivision Ordinance can be another implementing tool of a comprehensive plan. It, too, should substantially reflect and promote the achievement of plan goals, objectives, polices, and programs. A Subdivision Ordinance is a legal means to regulate the division of land into smaller parcels. It would provide for Town oversight of the creation of new parcels and helps to ensure that new development is appropriately located; lot size requirements specified in a Zoning Ordinance are observed; street rights- of-way are appropriately dedicated or reserved; access to arterial streets and highways is limited in order to preserve traffic-carrying capacity and safety; adequate land for parks, drainage ways, and other open spaces is appropriately located and preserved; street, block, and lot layouts are appropriate; and adequate public improvements are provided.

CONSISTENCY AMONG PLAN ELEMENTS

The Implementation Element should “describe how each of the elements of the comprehensive plan shall be integrated and made consistent with the other elements of the plan.” A review of the goals and objectives found in the preceding elements provide common themes for this plan. The elements of this

August27,2009 TownofPepinComprehensivePlan Page57of73 comprehensive plan were prepared by subgroups and then carefully reviewed by all of the planning members.

PROGRESS IN IMPLEMENTING THE PLAN

Annual Report on Plan Implementation It is recommended that the Town of Pepin undertake a general plan reevaluation on an annual basis, as described in the Plan Amendment Procedure section of this element. The annual reevaluation should include a report on plan implementation and progress in implementing the plan during the previous year. The report should summarize how the comprehensive plan was used to direct policy decisions made by Town officials and whether circumstances have changed that have necessitated amendments to the comprehensive plan. The annual report should also include a list of all plan amendments approved by the Town Board during the year.

Comprehensive Update of the Plan The Town of Pepin should conduct a formal review of the plan at least once every five years, as recommended in the Plan Amendment Procedure section of this element. Based on this review, changes or updates should be made to sections of the plan that are found to be out of date and goals, objectives, policies, or programs that are not serving their intended purpose. Any changes or updates should follow the formal process for plan amendments.

August27,2009 TownofPepinComprehensivePlan Page58of73 Appendix I –Survey Letter and Form (Reduced to Fit Page)

Town of Pepin P.O. Box 172 Pepin, WI 54759

Dear Pepin Township Residents and Landowners:

The state of Wisconsin has asked all towns and villages to focus community attention on developing a comprehensive plan. This piece of legislation is commonly referred to as Smart Growth. A comprehensive plan can be defined as an officially adopted statement that sets forth goals, policies and guidelines to direct future social, economic and physical development within a local jurisdiction. Wisconsin’s Comprehensive Plans incorporate a twenty-year vision that will provide a rational basis for local land use decisions. The plans need to be completed by January 2010.

Members of the community and your local town board are working together to develop a Comprehensive Plan. The state has outlined procedures for adopting plans and requires public participation in the process. Nine elements must be included in a plan and they are as follows:

Issues and Opportunities Utilities and Community Facilities Intergovernmental Cooperation Housing Economic Development Land Use Transportation Agricultural, Natural and Cultural Implementation Resources

The planning group knows our community members have various views about these elements and we want to hear from you. It is important for residents and land owners to express their vision about the future of Pepin Township. We want to look at where we are now, where we are going, where we want to be and how we might get there. The attached survey is a first step towards offering you an opportunity to express your views. Individual surveys will be kept completely confidential. The results will be summarized and made available for public review.

Please give us your views by filling out a survey. Space is provided for your comments. Please return the survey in the stamped envelope provided. We appreciate your thoughts and will look forward to receiving your survey by February 10th.

You may make additional copies of the survey for members of your household or request additional copies of the survey by calling Lou Seyffer at 715-442-6423 or Betty Bergmark at 715-442-2087.

Sincerely,

Town of Pepin Comprehensive Plan Committee

Robert Bjerstedt, Town Board Chairman Gary Samuelson James Reeser Dennis Wolfe Lou Seyffer Alice Auth Carol Inderieden Jim Sterry Mark Johnson Rob Meyer Betty Bergmark

August27,2009 TownofPepinComprehensivePlan Page59of73 Town of Pepin Survey 2009 Please circle a response letter or mark X next to selected response. Comments may be continued on last page. 1. Which of the following best describes your Pepin Township residency? ___ Permanent resident ___ Part-time resident Other ______2. Do you: ___ Own home ___ Rent your dwelling ___ Own Land Only 3. How would you rate the overall quality of life in the Town of Pepin? (Please circle a letter.) a. Excellent b. Good c. Fair d. Poor e. No opinion 4. Over the next ten years, do you expect the quality of life in the Town of Pepin to: (Please circle a letter.) a. Improve b. Stay the same c. Worsen d. No opinion 5. Does adequate housing exist in the Township? ___ Yes ___ No (If ‘No’, what type is needed:______) 6. Are the highways, roads and bridges adequate for mobility in the Township? ___ Yes ___ No 7. Are the highways, road and bridges sufficiently maintained in Pepin Township? ___ Yes ___ No 8. What changes or improvements in highways, roads or bridges would you recommend?______9. How would you rate the air quality within the township? a. Excellent b. Good c. Fair d. Poor 10. How would you rate the quality of our lakes, streams and rivers? a. Excellent b. Good c. Fair d. Poor 11. How would you rate the quality of your ground water? a. Excellent b. Good c. Fair d. Poor e. Don’t Know 12. Have you had your well water tested within the last 5 years? ___ Yes ___ No 13. Comments, suggestions on air or water quality: ______14. Rate the following categories of government services: (Place X under your selection.) Excellent Good Fair Poor No Opinion Fire protection EMS (Emergency Medical Service) School district Services for elderly persons Services for disabled persons Planning and zoning Town Board communication with residents Town administrative services

15. Suggestions/comments about local government services:______

August27,2009 TownofPepinComprehensivePlan Page60of73 16. Listed below are several types of growth or uses for land. Please tell us how strongly you generally support or oppose each type: (Place an X under one column heading for each type.) Strongly Support Oppose Strongly No Support Somewhat Somewhat Oppose Opinion Residential subdivisions Single-family homes not in subdivisions Housing for Seniors Duplexes, Apartments Mobile home parks Commercial/Retail Professional/office Manufacturing/industrial Hobby farms Family farms Large scale commercial farms Recreation, non-motorized (e.g. parks, golf courses) Recreation, motorized (e.g. go-carts, motocross) Warehousing/contractor or mini-storage Non-metallic mining (sand, rock, etc.)

17. Please list other types of development you support or oppose or enter comments about growth and land use: ______

18. For each of the following statements, select one choice that best matches your opinion. Enter X in one column for each item. Local government or other government agencies or legislatures should: Strongly Strongly No Agree Disagree Agree Disagree Opinion Encourage agricultural land preservation Allow new growth only in and near cities, villages Encourage residential development Encourage commercial projects Encourage industrial projects Promote more recreational-orientated businesses Promote more small non-farm businesses Preserve our town’s scenic beauty Make natural resource protection a high priority Preserve flood plains, wildlife habitat and waterways Work to preserve farmland by limiting development

August27,2009 TownofPepinComprehensivePlan Page61of73 18. (Continued) For each of the following statements, select one choice that best matches your opinion.

Strongly Strongly No Agree Agree Disagree Disagree Opinion Limits should be set on the number of animals that a farmer may raise Allow me to do whatever I want with my land Allow my neighbors to do whatever they want with their land Crop land is disappearing at an alarming rate New housing in prime farm areas should not be allowed Farm operations should not be restricted by government regulations Invest more money to maintain existing infrastructure before creating more infrastructure (e.g. roads, sewer) Require developers to pay for the added costs of providing local services that are needed to serve their projects. Develop long range plans to control development Develop land use and development regulations Maintain pace of development, it is just right Lower property taxes even if this means a reduction in the current level of service

19. What are the two or three most important things Pepin Township should do over the next 20 years? ______

20. Please provide any additional comments about Smart Growth/Comprehensive Planning within Pepin Township in the space below: ______

Please return your completed survey in the postage-paid envelope provided. Please mail by February 10, 2009.

August27,2009 TownofPepinComprehensivePlan Page62of73 Appendix II

August27,2009 TownofPepinComprehensivePlan Page63of73 August27,2009 TownofPepinComprehensivePlan Page64of73 August27,2009 TownofPepinComprehensivePlan Page65of73 August27,2009 TownofPepinComprehensivePlan Page66of73 August27,2009 TownofPepinComprehensivePlan Page67of73 Appendix III County: PEPIN Record #: 24686 Location: HIGHWAY CC, E SIDE, BETWEEN PEPIN AND LUND CityorVillage: Town,Range,Section: 2315W-15 Quarter Sections: Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS Pepin 7.5' Historic Name: Wall Material: Brick Map Code: 91-60 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Front Gabled Cultural Affiliation: Resource Type: Demolished Date:

County: PEPIN Record #: 24687 Location: PEPIN HILL RD, .4 M E OF COUNTY HIGHWAY N City or Village: Town, Range, Section: 2314W-05 Quarter Sections: NE SE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS ELLA Historic Name: Wall Material: Clapboard Map Code: 2/29 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Two Story Cube Cultural Affiliation: Resource Type: house Demolished Date: County: PEPIN Record #: 24688 Location: COUNTY HIGHWAY N, W SIDE, 1.4 M N OF CROSS RD City or Village: Town, Range, Section: 2314W-08 Quarter Sections: SW NW Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS WABASHA N Historic Name: Wall Material: Clapboard Map Code: 2/27 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Gabled Ell Cultural Affiliation: Resource Type: house Demolished Date:

August27,2009 TownofPepinComprehensivePlan Page68of73 County: PEPIN Record #: 24689 Location: BIG HILL RD, E SIDE, .3 M N OF COULEE RD

City or Village: Town, Range, Section: 2314W-09 Quarter Sections: NW SE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS WABASHA N Historic Name: Wall Material: Wood Shingle Map Code: 2/28 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Bungalow Cultural Affiliation: Resource Type: house Demolished Date:

County: PEPIN Record #: 24690 Location: 16TH CR RD, .1 M S OF CROSS RD City or Village: Town, Range, Section: 2314W-20 Quarter Sections: NE NW Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS WABASHA N Historic Name: Wall Material: Clapboard Map Code: 2/33 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Side Gabled Cultural Affiliation: Resource Type: house

County: PEPIN Record #: 24691 Location: COUNTY HIGHWAY N, E SIDE, .4 M S OF CROSS RD City or Village: Town, Range, Section: 2314W-20 Quarter Sections: NW SW Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS WABASHA N Historic Name: Wall Material: Brick Map Code: 2/34 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Gabled Ell Cultural Affiliation: Resource Type: house Demolished Date:

August27,2009 TownofPepinComprehensivePlan Page69of73 County: Record #: Location: COUNTY HIGHWAY I, S SIDE, .5 M W OF BACK VALLEY RD PEPIN 24692 (HICKS VALLEY RD) City or Village: Town, Range, Section: 2315W-01 Quarter Sections: NW NE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS NERIKE HILL Historic Name: Wall Material: Clapboard Map Code: 1/3 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Side Gabled Cultural Affiliation: Resource Type: house Demolished Date:

County: PEPIN Record #: 24693 Location: LYLE RD, W END, .5 M W OF BACK VALLEY RD CityorVillage: Town,Range,Section: 2315W-12 Quarter Sections: Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS Pepin 7.5' Historic Name: Wall Material: Clapboard Map Code: see AC Construction Date: 1908 Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Astylistic Utilitarian Cultural Affiliation: Building Resource Type: centric barn Demolished Date:

County: PEPIN Record #: 24696 Location: STATE HIGHWAY 35, N SIDE, .1 M W OF BOGUS RD City or Village: Town, Range, Section: 2315W-21 Quarter Sections: NW SE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS PEPIN Historic Name: Wall Material: Stone - Unspecified Map Code: 2/10 Construction Date: Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Astylistic Utilitarian Cultural Affiliation:

August27,2009 TownofPepinComprehensivePlan Page70of73 Building Resource Type: other Demolished Date:

County: PEPIN Record #: 24697 Location: STATE HIGHWAY 35 AND SHORTCUT RD, NE CNR City or Village: Town, Range, Section: 2315W-27 Quarter Sections: NE NE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS PEPIN Historic Name: MC CALL HOUSE Wall Material: Brick Map Code: 2/26 Construction Date: 1860 Structural System: Survey Date: 1983 Designer Name: Other Buildings on Site?: Style or Form: Front Gabled Cultural Affiliation: Resource Type: house Demolished Date:

County: Record #: Location: COUNTY HIGHWAY CC, E SIDE, .4 M S OF PEPIN 24713 COUNTY HIGHWAY SS City or Village: Town, Range, Section: 2415W-27 Quarter Sections: NW NW Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: NR Multiple Property Name: Survey Map: USGS NERIKE HILL Historic Name: Wall Material: Wood Map Code: 1/6 Construction Date: Structural System: Survey Date: 1982 Designer Name: Other Buildings on Site?: Style or Form: Astylistic Utilitarian Building Cultural Affiliation: Resource Type: centric barn Demolished Date:

County: Record #: Location: COUNTY HIGHWAY CC, S SIDE, .4 M W OF PEPIN 24714 COUNTY HIGHWAY SS City or Village: Town, Range, Section: 2415W-28 Quarter Sections: NE NE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: LUND MISSION NR Multiple Property Name: CONVENT CHURCH Survey Map: USGS NERIKE HILL Historic Name: LUND MISSION Wall Material:

August27,2009 TownofPepinComprehensivePlan Page71of73 CONVENT CHURCH Clapboard Map Code: 1/8 Construction Date: Structural System: Other Buildings on Survey Date: 1982 Designer Name: Site?: Style or Form: Gothic Revival Cultural Affiliation: Resource Type: church Demolished Date:

County: Record #: Location: COUNTY HIGHWAY J, E SIDE, .4 M S OF COUNTY PEPIN 24716 HIGHWAY CC City or Village: Town, Range, Section: 2415W-28 Quarter Sections: NW SE Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: District: Current Name: SABYLAND LUTHERAN NR Multiple Property Name: CHURCH Survey Map: USGS NERIKE HILL Historic Name: Wall Material: Brick Map Code: 1/11 Construction Structural System: Survey Date: 1982 Designer Name: Other Buildings on Style or Form: Gothic Revival Cultural Affiliation: Resource Type: church Demolished Date:

County: Record #: Location: COUNTY HIGHWAY CC, S SIDE, 4 DOORS W OF PEPIN 24717 COUNTY HIGHWAY J City or Village: Town, Range, Section: 2415W-28 Quarter Sections: NE NW Civil Town: PEPIN National Register Date: State Register Date: Unincorporated Community: LUND District: Current Name: NR Multiple Property Name: Survey Map: USGS NERIKE HILL Historic Name: Wall Material: Clapboard Map Code: 1/9 Construction Date: 1900 Structural System: Survey Date: 1982 Designer Name: Other Buildings on Site?: Style or Form: Side Gabled Cultural Affiliation: Resource Type: house Demolished Date:

The following records were deleted because the structures no longer exist. (The original records can be found at www.wisconsinhistory.org/ahi) Record # 24688 home; Record # 24712, round barn; Record # 24715, Lund Service Station; Record # 24725, Barry Corner school; Record # 29210, old Chippewa River bridge

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