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City of Tomahawk Comprehensive Plan

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City of Tomahawk Comprehensive Plan City of Tomahawk Comprehensive Plan Mirror Lake Adopted 2006 Prepared by: North Central Wisconsin Regional Planning Commission CITY OF TOMAHAWK City Council Mike Loka Rejeana Ebert Bruce Hetzel Tom Koth Jim Graeber Jeffrey F. West Jim Brimacombe Tim Glaeser Donald Nelson Planning Commission Bob Lee, Mayor Gregg Albert Chuck Theiler Bill Erickson Tom Koth Don Nelson John Koth Paul Garner, Clerk/Treasurer Comprehensive Plan Committee Jeffrey F. West. Chairman Rejeana Ebert Joe Story Glenn Christianson Christine Brown Bill Erickson Voight Smith A.J. Theiler November 2006 Photos NCWRPC Tomahawk Leader Tomahawk Area Historical Society TABLE OF CONTENTS Executive Summary ...................................................................................... 1 Chapters 1. ISSUES & OPPORTUNITIES...................................................................... 5 Demographics...................................................................................... 24 2. NATURAL, AGRICULTURAL, & CULTURAL RESOURCES ...................... 32 Inventory & Trends.............................................................................. 35 3. HOUSING ................................................................................................ 51 Inventory & Trends.............................................................................. 60 4. TRANSPORTATION................................................................................. 71 Inventory & Trends.............................................................................. 74 5. UTILITIES & COMMUNITY FACILITIES ................................................. 82 Inventory & Trends.............................................................................. 90 6. ECONOMIC DEVELOPMENT................................................................. 103 Inventory & Trends............................................................................ 110 7. LAND USE ............................................................................................. 127 8. INTERGOVERNMENTAL COOPERATION.............................................. 141 9. IMPLEMENTATION ............................................................................... 146 Tables & Displays Table 1 Population.................................................................................. 24 Table 2 Historic Population Trends ......................................................... 25 Table 3 Persons 17 Years of Age and Younger ......................................... 26 Table 4 Persons 65 Years of Age and Older ............................................. 26 Display 1 2000 Age Cohorts....................................................................... 27 Table 5 Households ................................................................................ 28 Table 6 Person 25 and Older Who Have Completed Four Years Of High School or More .............................................................. 28 Table 7 Person 25 and Older Who Have Completed Four or More of College........................................................................... 29 Table 8 Total Employed Persons (16 and over) ........................................ 29 Table 9 Median Household Income ......................................................... 30 Table 10 Per Capita Income ...................................................................... 30 Table 11 Race........................................................................................... 31 Table 12 Total Housing Units ................................................................... 60 Table 13 Year Structure Built, 2000 ......................................................... 60 Table 14 Type of Structure ....................................................................... 61 Table 15 Building Permits ........................................................................ 62 Table 16 Median Value Housing Units ...................................................... 62 Table 17 Median Gross Rent..................................................................... 63 Table 18 Percent of Households that Spend Over 30% of Income on Housing.................................................................... 63 Table 19 Owner-Occupied Units ............................................................... 64 Table 20 Seasonal Units ........................................................................... 65 Table 21 Median Age ................................................................................ 65 Table 22 Average Household Size.............................................................. 65 Table 23 Population Projections................................................................ 66 Table 24 Population Scenarios.................................................................. 67 Table 25 Population Projections................................................................ 67 Table 26 Annual Average Daily Traffic ...................................................... 75 Table 27 City Roadway Improvements ...................................................... 76 Table 28 County Roadway Improvements ................................................. 77 Table 29 State Roadway Improvements..................................................... 77 Display 2 Railroads.................................................................................... 79 Table 30 Employment by Economic Sector, Lincoln County .................... 110 Table 31 Location Quotient, Lincoln County, 2000.................................. 113 Table 32 Labor Force Indicators, Lincoln County, 1990 .......................... 114 Table 33 Labor Force Indicators, City of Tomahawk, 2000 ...................... 116 Table 34 Residents by Occupation .......................................................... 116 Table 35 Median Household Income ....................................................... 117 Table 36 Per Capita Income .................................................................... 117 Table 37 Major Area Employers .............................................................. 117 Table 38 Employment Projections........................................................... 120 Table 39 Existing Land Use, 2004 .......................................................... 127 Table 40 Land Use Projections in Acres .................................................. 132 Maps Map 1 Locational Map............................................................................. 4 Map 2 Contours.................................................................................... 36 Map 3 Water Features Map ................................................................... 41 Map 4 Soils Limitations for Building ..................................................... 44 Map 5 Woodlands Map.......................................................................... 46 Map 6 Transportation Map.................................................................... 79 Map 7 Utilities & Community Facilities ................................................. 92 Map 8 Utilities & Community Facilities ................................................. 93 May 9 Existing Land Use .................................................................... 128 Map 10 Future Land Use Plan Map....................................................... 131 Map 11 Zoning Map.............................................................................. 134 Executive Summary This Comprehensive Plan replaces a 1984 Plan for the City, and meets the provisions of state statutes as revised in 1999, which require the City to adopt a Plan by 2010. The Plan is divided into nine elements to conform to the requirements of the law. Since its founding by William Bradley in 1886 Tomahawk has had a strong industrial base. Bradley constructed, what was at the time, the largest dam in the United States. Property adjacent to the dam has been the site of numerous wood-products related facilities, currently Packaging Corporation of America. The City was chartered in 1891 and had a population over two thousand by 1900. Since 1900 the City population has grown by 64 percent. Over the same time period, Lincoln County population has grown 82 percent and Merrill has grown 19 percent. Although the population of Tomahawk is aging, it is aging at a slower rate than the County or the surrounding towns. Education levels in Tomahawk are rising. 82% of City residents have a high-school education comparable to the county rate, and 17 percent of City residents attended four or more years of college, which is significantly higher than the rates in the County and the adjoining Town of Bradley. Despite higher education levels, median income increases in the City have lagged behind the County and Town of Bradley. Natural, Agricultural & Cultural Resources The most outstanding natural resource in Tomahawk is the more than sixteen miles of waterfront within the city. The existence of Lake Mohawksin at the center of the City is a defining characteristic of the City. Water, significant wetlands, and poor soils limit the areas of the City that are appropriate for development. Housing The City’s housing stock is older than both Lincoln County’s and the State’s. Approximately a third of the housing units in Tomahawk were constructed before 1940. One-fifth of housing units in the City are multi-unit, compared to 13 percent in Lincoln County and more than 25% statewide. Building permit activity has remained fairly constant for the last 15 years. Median rent
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