Land Use. Major Findings. Recommendations

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1 CITY OF RIPON COMPREHENSIVE PLAN LAND USE Land Use Major Findings 1. The land use pattern in the City of Ripon reflects transportation features. The industrial area in the northeast quadrant of the city is bisected by the railroad. The historic downtown is at the convergence of several state highways. More recent commercial development is located along STH 23, primarily in the northwest quadrant of the city. 2. Residential development has occurred and will continue to occur in a north-south pattern as it is bounded on the east by industrial uses and environmental features, and on the west by commercial and natural and environmental features. 3. While the land uses are relatively distinct and separate, there are areas where there is the potential for conflict between adjacent land uses. 4. The Town of Ripon s desire to prevent the premature development of farmland has resulted in a few conflicts as the City has expanded into the Town through annexations requested by property owners. 5. The major limitations on development are related to natural and environmental resources wetlands and topography on the west and wetlands and natural areas on the east. 6. It is projected that an additional 176 acres will be developed for residential use, eleven acres for commercial use, and twenty acres for industrial use by With the recent annexations, the City has vacant land to accommodate the growth projected for residential, commercial, and industrial land uses. The City, however, remains open to additional annexations requested by property owners. 8. The possibility of relocating the Wisconsin and Southern Railroad was discussed in the Transportation Element. If found feasible, the impact on future land use could be significant. Recommendations 1. Develop a land use plan that takes into account housing, business, and industrial needs, with a balance in tax revenue growth. 2. Work cooperatively with the Town of Ripon in planning for the growth of the city into the town. 3. The City of Ripon should exercise its extraterritorial platting and official mapping powers. 4. Identify and inventory undeveloped and underdeveloped land within the City. 5. Areas of existing or potential conflict between adjacent land uses should be monitored. 6. Proposals for development should be reviewed to determine how they can have the least impact possible on the natural resources of the community. 7. Even though the City currently has enough vacant land to accommodate the projected growth, this does not mean that future requests for annexation should be denied. 8. More detailed plans should be prepared for the area proposed for annexation south of STH 23 and east of Douglas Street, the Mill Pond area, the Ripon Medical Center site, and the proposed community park on the northeast side of the City. 9. The recommendations of the recently completed Downtown Strategic Plan and the upcoming plan for TID #6 should be considered for implementation. 10. The City should work with the Wisconsin and Southern Railroad on the potential relocation of the tracks to further east of the city. 11. Encourage brownfield redevelopment. RECOMMENDED PLAN 1

2 LAND USE CITY OF RIPON COMPREHENSIVE PLAN Goals, Objectives, Policies, and Programs Goals 1. Provide for the future growth and expansion of residential, commercial, and industrial development. 2. Encourage the development and redevelopment of vacant and underutilized land within the City of Ripon. 3. Plan for the expansion of the city through annexations that are requested by property owners. Please note that the following objectives and policies are not the only ones that relate to land use in the City of Ripon. There are objectives and policies in the other elements of the Comprehensive Plan that also relate to land use. Objectives 1. Meet periodically with the Town of Ripon to discuss where growth can occur in a costeffective manner. 2. Review and update the City s Official Map to show where streets and other city facilities are proposed to serve future growth. 3. Monitor areas of existing or potential conflict between adjacent land uses for the potential to reduce or eliminate the conflict. 4. Prepare detailed plans for the area south of STH 23 and east of Douglas Street that is proposed to be annexed, the Mill Pond area, the Ripon Medical Center site, and the proposed community park on the northeast side of the City. 5. Work through the READI Team to ensure consistency between the implementation of the Downtown Strategic Plan with this Comprehensive Plan. 6. Review the need for amendments to this Comprehensive Plan based on the recommendations for the neighborhood plan for TID #6. 7. Utilize vacant land within the city to its best potential. Policies 1. The City of Ripon will exercise its extraterritorial platting powers to review proposed land developments for consistency with the Land Use Plan and with the City s Subdivision Ordinance. 2. The City will require annexation in order for water and sewer to be provided to land currently in the towns surrounding the City of Ripon. 3. The City of Ripon will carefully review requests for annexation to determine if the tax base of the proposed annexation will support the expansion of City services. 2 RECOMMENDED PLAN

3 CITY OF RIPON COMPREHENSIVE PLAN LAND USE Land Use Plan Future Land Uses The Land Use Plan for the City of Ripon shows future land uses. In some areas, the future land use is the same as the existing land use, while in other areas the land use is projected to change in the future. Land Cover The Land Use Plan also shows land coverage features. The objective of showing land coverage is to alert property owners and developers that natural resources or certain setbacks from those resources may restrict use of certain lands. The natural resources may be open water and wetlands, woodlands, or steep slopes or other topographic or geologic features. Land classified as wetlands cannot be developed, nor can wetland buffers, which vary from 12 feet to 50 feet, depending upon the quality of the wetland. Woodlands can be developed as residential, but the environmental consequences of doing so habitat destruction and the loss of air cleansing and cooling benefits of trees should be considered. Extraterritorial Platting and Zoning Because the City of Ripon can exercise extraterritorial platting powers and has the statutory authority to cooperatively develop an extraterritorial zoning ordinance with the Town of Ripon, the City has planned for land use within the extraterritorial area. The City intends to use the Land Use Plan in reviewing land divisions within the extraterritorial area. The extraterritorial boundary is shown on the Land Use Plan. Consistency between the Land Use Plan and Zoning Of particular importance is consistency between the Land Use Plan and the Zoning Map (see Map 2). Because zoning reflects the current situation and the land use plan reflects the preferred land use, the two maps initially may not be consistent. The objective of the Plan is that these two maps would become consistent over a period of time. An example of this is where land in the Town of Ripon is proposed to be residential, commercial, or industrial but is currently not zoned for that use. These areas would be rezoned when they are developed and would then become consistent with the Land Use Plan. Table 1 is a comparison between the land use categories from the Land Use Plan and the zoning districts in the City of Ripon s Zoning Ordinance. The purpose of the comparison is to show what land uses are permitted uses or conditional uses for the purpose of determining consistency between the Land Use Plan and the Zoning Ordinance. As the City becomes aware of situations where the Land Use Plan is inconsistent with the Zoning Ordinance, the Plan Commission should consider recommending an amendment to the Comprehensive Plan or the Zoning Ordinance so these areas become consistent. RECOMMENDED PLAN 3

4 LAND USE CITY OF RIPON COMPREHENSIVE PLAN Table 1 Land Use Category and Zoning District Comparison Zoning Districts Land Use Category R-1 R-2 R-3 IN B-1 B-2 B-3 I-1 I-2 A C Farmsteads P P P P Residential Single-Family P P P P(1) CU(2) CU(2) Two-Family P P P(1) CU(2) CU(2) Multi-Family CU P(1) CU(2) CU(2) Group Housing CU CU CU P(1) Mobile Home Parks CU Mixed Use A new zoning district, base or overlay, will need to be created. Commercial CU CU CU P(1) P P CU(4) CU Industrial CU(3) CU(3) P P Quarries P Utilities/Communications P P P(5) Public/Government CU CU CU P CU CU P(5) P(5) Recreational Facilities CU CU CU P CU CU P(5) Conservancy P Agriculture P P(5) Open Land P Source: Martenson & Eisele, Inc. and the City of Ripon LEGEND P - Permitted Use CU - Conditional Use NOTES (1) When intended for the members of a particular institution and not generally open to the public. (2) The City is considering amending the Zoning Ordinance to remove residential as a conditional use in the B-1 and the B-2 districts. (3) Warehousing is permitted as a conditional use in the B-1 and B-2 districts (4) The B-3 District is an overlay district that permits some commercial uses as a conditional use in a residential zoning district (5) Some of these land uses are permitted in this district 4 RECOMMENDED PLAN

5 CITY OF RIPON COMPREHENSIVE PLAN LAND USE Insert Land Use Plan Here RECOMMENDED PLAN 5

6 LAND USE CITY OF RIPON COMPREHENSIVE PLAN Blank back of Land Use Plan 6 RECOMMENDED PLAN

7 CITY OF RIPON COMPREHENSIVE PLAN LAND USE Background Information Land Use Characteristics Map 1, which can be found behind the Maps tab, shows the existing land use pattern in the City of Ripon. Table 2 shows existing land use characteristics, including acreage, percentage of acreage by land use, and intensity/density. Intensity is the degree to which a land use impacts the community. Along a scale of general intensity, industrial activities are more intense than open space. Intensity is considered, however, in two ways: the overall land use, and the specific type of land use at a particular location. An example would be a large multi-family housing complex and a small warehouse. In general, a residential land use would be less intensive than an industrial one. The type of residential multi-family complex - would have greater impact on the community than a small industrial land use with limited activity. Density is the degree to which the facilities associated with a general land use cover the land. A mobile home park would obviously have a higher density than a park. Table 2 Existing Land Use Land Use Acres Percent Intensity Density Single- & Two-Family Residential % Moderate Moderate Mobile Home Parks % High High Multi-Family Residential % High High Commercial % High Low Industrial % High Low Utilities 9 0.3% Moderate Low Government and Public or Private % Moderate High Educational and Institutional Transportation % Moderate Moderate Agricultural Land/Pasture % Low Low Parks & Recreational Facilities % Moderate Low Conservancy % Low Low Open Water % Low Low Other Open Land % Low Low Total Land Area 3,198 Trends in the Supply, Demand, and Price of Land Agricultural The City of Ripon has several large sections that are still agricultural. Just less than twenty percent of the city s land area is agricultural. The largest section is in the city s far southeastern corner. Agriculture, of course, will not be the long-term use of all these acres. More intensive land uses residential, commercial, or industrial will eventually occupy these lands. The presence of the agricultural lands, however, is like a deposit of land in a savings account. They ll be there when necessary for another use. In the meantime, they are productive farmlands and valuable open space. Agricultural land is currently selling for $4,000 to $5,000 per acre. RECOMMENDED PLAN 7

8 LAND USE CITY OF RIPON COMPREHENSIVE PLAN Residential Table 2 identifies 754 acres, or 24% of Ripon s land area, as being residential development (not including mobile homes). Based on data in Table 117 (in the back of the Plan), there were 2,270 housing units within these 754 acres in 2000 (assuming this acreage hasn t changed significantly since 2000). Eighty-four percent of the housing units were singlefamily homes. Multi-family housing accounts for 83 acres. Table 3 shows that 52 building permits were issued by the City for residential dwelling between 2002 and All of the new dwellings were single-family. Over half of them were for buildings valued at less than $150,000. (Building permit values represent the cost of construction, not the market value of the total property.) The average sale price of residential properties has dropped slightly from 2007 to It appears the number of sales in 2008 will be slightly less than in Overall, the housing market in the Ripon area appears to be more stable than in larger urban areas. Table 3 Building Permits Issued # of Units $100- $150 Dollars in Thousands # of $150- Units $200 # of Units >$200 Total # of Units Bldgs Units Year Type <$ Single-Family Single-Family Multi-Family Single-Family Two-Family Single-Family Multi-Family Single-Family Single-Family Two-Family Total Ave Source: City of Ripon and Martenson & Eisele, Inc. Commercial and Industrial Land used for commercial purposes covers about six percent of land in the city. Commercial land is concentrated in several locations, primarily in the downtown and along the highways that pass through Ripon. By far the largest area of commercial activity is along Highway 23/49 West in northwest Ripon. Industrial lands are concentrated in eastern Ripon, primarily in the Kohl Industrial Park on the city s northeast side. The industrial park, which is owned by the City, has a total of 129 acres, thirteen of which are still undeveloped. Major business operations in this area include Alliance Laundry Systems and Bremner-Ripon Foods. The City of Ripon is developing an as yet unnamed business park to the east of the Kohl Industrial Park. It covers 58 acres. A large quarry is on the west-central edge of Ripon. Government and Public or Private Educational and Institutional Facilities 259 acres, or more than seven percent of the city s land area, is occupied by government and institutional facilities. Much of this land is occupied by Ripon College. 8 RECOMMENDED PLAN

9 CITY OF RIPON COMPREHENSIVE PLAN LAND USE Conflict Between Adjacent Land Uses Within the City of Ripon There are several areas in the City of Ripon where a more consistent and/or compatible land use pattern is desired. They include: The Beechwood Court area west of Douglas Street and north of Oshkosh Street. The mobile home park on the southwest corner of the industrial park. Some of the residential properties in close proximity to Alliance. The mix of land uses along Douglas Street north of STH 23 and south of STH 44. The mix of land uses along STH 23 (E. Fond du Lac Street) from the railroad tracks east to Douglas Street. The industrial land uses on the north end of the downtown. The mix of land uses along Berlin Road west of Meade Street. Two areas to watch are the redevelopment of the current Ripon Medical Center site and the existing middle school on S. Metomen Street. Between the City of Ripon and the Town of Ripon The Town of Ripon strongly discourages the development of land with soils that were rated between 70 and 100 in the Town s 1999 Land Use Plan. Much of the land in the town that is immediately adjacent to the City of Ripon is rated between 70 and 100. The conflict is not between adjacent land uses but on what the future use should be of land that is rated between 70 and 100. See the Intergovernmental Cooperation section for additional discussion. Limitations on Development These topics are discussed in more detail in the Agricultural, Natural, and Cultural Resources Plan. Topography (Map 3) 1. The topography of the City of Ripon provides opportunities for development that can take advantage of the views. It also is a constraint in that the steep slopes in some areas of the city should not be developed. Geology (Map 4) While there are several bedrock outcrops are found in and around the city, bedrock is not an obstacle for development. Soils (Map 5) Soils in the Lomira-Virgil association presents limitations for development while the Plan- Mendota association does not. Each covers about half of the city. Environmental Characteristics (Map 6) Water-related resources are highly regulated. Local, state and federal regulations and ordinances need to be thoroughly reviewed when development is proposed for property that is in or near any of these resources. This is especially important as navigable waterways and mapped wetlands are scattered throughout the city, and portions of the city are located in areas that are susceptible to flooding events. RECOMMENDED PLAN 9

10 LAND USE CITY OF RIPON COMPREHENSIVE PLAN Land Use Projections Agricultural The number of acres used for agricultural production will decrease as land is converted to more intense uses, such as residential, commercial, and industrial. Residential Table 4 shows the residential land use projections for the City of Ripon. Based on the projections and calculations in Table 4, 176 acres will be developed for residential use by 2025 in the City of Ripon. Table 4 Residential Land Use Projections Projected Population Percent Change Households Projected Persons/Hshld Households per Acre Additional Acres Total Acres Years 2000 (Actual) 7,450 2, n.a * 7, % 3, , % 3, , % 3, , % 3, , % 3, Source: US Census, WDOA, and Martenson & Eisele, Inc. Estimate by Martenson & Eisele, Inc. Commercial A ratio of a community s population to the number of acres currently being used for commercial activities is a way to project how many additional acres of land will be needed. The City of Ripon had an estimated population of 7,674 in There were 177 acres of commercial land. The resulting ratio of acres per person can be used to calculate the amount of commercial land needed in the future. Based on this ratio and the data in Table 2, about eleven more acres of commercial land will be required in 2025 than there is now. Industrial Using the same methodology, just over twenty more acres of industrial land will be needed in Development and Redevelopment Opportunities Residential There are three primary areas for residential growth in the City of Ripon. South Side: A large area was recently annexed on the city s south side between Metomen and Douglas streets. The City is also expecting undeveloped land on the west side of Douglas Street and north of a residential subdivision that is currently in the Town will also develop for residential use. An area between Metomen and Union streets is also shown as future residential. West Side: An area land starting south of Dartford Road and west of West Street and continuing west and north up to the existing residential area in the Town of Ripon just south of STH 23 is planned for future residential. North Side: Residential growth is planned for the area that is east of Meade Street and just north of the current city limits and for the area on the east side of Eureka Street that 10 RECOMMENDED PLAN

11 CITY OF RIPON COMPREHENSIVE PLAN LAND USE wraps around and goes south behind an existing residential area down to Oshkosh Street. Commercial Downtown Ripon will continue to be a priority for the development and redevelopment of commercial uses in the City of Ripon. The recently adopted Downtown Strategic Plan includes numerous recommendations for the downtown area. The commercial district on the west side of the city on either side of STH 23 is the location of TIF #6. The City is currently working on a detailed development plan for this district. The City is projecting that either side of STH 23 in the Town of Ripon between the City of Ripon and the Fond du Lac County border will become commercial. Industrial The primary growth area for industrial growth will be the expansion of the City s industrial and business parks on the northeast side. If the relocation of the Wisconsin and Southern Railroad lines to a location further east of the City is determined to be feasible, there is the potential for industrial development along the relocated lines. Government and Public or Private Educational and Institutional Facilities City of Ripon A community park with fields for softball, baseball, and soccer is shown between STH 44 and Olden Road. This area is currently in the Town of Ripon. Ripon College Ripon College does not have any plans for new facilities that would require the acquisition of property. Several potential building sites on the current campus have been identified for future growth. A recent project was the vacation of Elm Street from Seward Street north to Congress Street and Seward Street from Elm Street east to Woodside Avenue. The vacated area has been rebuilt with sidewalks that can accommodate emergency vehicles. New parking lots were built as part of this project. Ripon Area School District The Ripon Area School District has purchased land just north of the city limits on the west side of Eureka Street. Mixed Use A mixed use area will have more than one type of land use but is planned to ensure the compatibility between the uses. The first area of mixed use is a redevelopment site on the north end of the downtown west of the Library. The second mixed use area is a large area south of STH 23 and east of Douglas Street that was recently annexed. The Mill Pond While there are challenges to the development of the land around the Mill Pond including the railroad tracks, the Alliant Energy site, and environmental, it is an underutilized asset. RECOMMENDED PLAN 11

12 LAND USE CITY OF RIPON COMPREHENSIVE PLAN The Ripon Medical Center Site The proposed construction of a new facility for the Ripon Medical Center means the existing facility will be put on the market. The most likely scenario for the facility is a mixed-use project. If a mixed-use project is not feasible, the conversion of the site to single family residential would be preferred. 12 RECOMMENDED PLAN

13 CITY OF RIPON COMPREHENSIVE PLAN IMPLEMENTATION Implementation Integration and Consistency During the planning process, care was taken to ensure integration of, and consistency between, the goals, objectives, policies, and recommendations contained in each element of the Comprehensive Plan. The City of Ripon Plan Commission will be responsible for comparing proposals for development that come before it with each element of the Comprehensive Plan. If the review of the development proposal uncovers inconsistencies between the elements, the Plan Commission should consider how the inconsistencies may be resolved and make a recommendation for those changes to the City Council. Ordinances and Regulations City of Ripon Consistency Requirement Wisconsin s comprehensive planning legislation requires that the City s Comprehensive Plan be consistent with the following ordinances. Zoning Ordinance Zoning in the City of Ripon is regulated by the City of Ripon Zoning Ordinance, Title 20 of the Ripon Municipal Code. The Zoning Ordinance also includes the regulation of shorelands and wetlands in Chapter The zoning ordinance will need to be amended to reflect the goals, objectives and policies of the Land Use Plan. Areas of inconsistency between the Land Use Plan map and the Zoning map have been addressed in the Land Use Plan section. City ordinances can be found at Subdivision and Platting Ordinance Platting in the City is regulated by the City of Ripon Subdivision Ordinance, Title 19 of the Ripon Municipal Code. Official Map The City of Ripon has an Official Map Ordinance, Chapter of Title 15, Streets, Sidewalks, and Public Places. Extraterritorial Platting Wisconsin State Statues (Ch ) give the City of Ripon the ability to exercise extraterritorial platting powers, which it does. Extraterritorial Zoning Wisconsin State Statues (Ch (7a)) give the City of Ripon and the Town of Ripon the ability to create an extraterritorial zoning committee and ordinance, which they have not. Shoreland-Floodplain-Wetland Ordinance See Zoning Ordinance RECOMMENDED PLAN 13

14 IMPLEMENTATION CITY OF RIPON COMPREHENSIVE PLAN Wisconsin s comprehensive planning legislation does not require that the City s Comprehensive Plan be consistent with the following ordinances: Erosion Control Ordinance The City of Ripon has an Erosion Control and Stormwater Management Ordinance, Chapter of Title 22, Improvements. Erosion control is regulated in Chapter Stormwater Management Ordinance The City of Ripon has an Erosion Control and Stormwater Management Ordinance, Chapter of Title 22, Improvements. Stormwater management is regulated in Chapter Wellhead Protection Ordinance The City of Ripon does not have a Wellhead Protection Ordinance. Mobile Homes and Mobile Home Parks Ordinance Regulation of mobile homes is in the requirements of the R-3 Residential District within the Zoning Ordinance. Sign Regulations Ordinance The City of Ripon has a Sign Regulation Ordinance. Historic Preservation Ordinance The City of Ripon has a Historic Preservation Ordinance. Measurement of Progress The City of Ripon Plan Commission will provide a written report to the Common Council on a periodic basis on the progress made in implementing the programs and actions described in the Implementation Element of the Comprehensive Plan. Plan Update and Amendment Process The City of Ripon will review the goals, objectives, and policies of the Comprehensive Plan on a periodic basis. The entire Comprehensive Plan should be updated every ten years. Because the environment in which the Comprehensive Plan is to be implemented is dynamic, it is expected that amendments to the Comprehensive Plan will be needed to address changing conditions and attitudes. For example, the Plan Commission may receive a development proposal for a specific property in the City of Ripon that is inconsistent with the land use shown on the Land Use Plan. If the Plan Commission determines that the land use shown in the development proposal is appropriate, an amendment to the text and the maps of the Comprehensive Plan will be needed to ensure consistency. The process for amending the Comprehensive Plan is the same as that originally used for the adoption of the Comprehensive Plan. The Plan Commission will make a recommendation to the City Council on the amendment. The City Council will need to hold a public hearing on the recommended amendment, and adopt the amendment to the ordinance established with the adoption of the original plan. 14 RECOMMENDED PLAN

15 CITY OF RIPON COMPREHENSIVE PLAN IMPLEMENTATION Five-Year Implementation Plan The projections in the Comprehensive Plan for the City of Ripon are based on a twenty-year timeframe. To assist in making the implementation of the Comprehensive Plan more manageable, the City of Ripon has developed a Five-Year Implementation Plan. The Plan lists the programs or actions the City will undertake, who will have responsibility for the programs or actions, and in what year the program or action will be undertaken. The programs and actions were selected by the City based on the goals, objectives, policies, and programs contained in the Comprehensive Plan. The Five-Year Implementation Plan will be reviewed on an annual basis to determine which programs and actions have been completed and should be removed from the Five-Year Implementation Plan, which programs and actions should remain in the plan for the next five years, and which programs and actions should be included for the first time. Table 5 Five Year Implementation Plan Program or Action Responsibility Year From the Land Use Element Meet periodically with the Town of Ripon to discuss where growth can occur Plan Commission On-going in a cost-effective manner. Prepare detailed plans for the area south of STH 23 and east of Douglas Plan Commission 2009 Street that is proposed to be annexed and the existing Ripon Medical Center site. Work through the READI Team to ensure consistency between the implementation City Administrator On-going of the Downtown Strategic Plan with this Comprehensive Plan. Review the need for amendments to this Comprehensive Plan based on the Plan Commission 2009 recommendations for the neighborhood plan for TID #6. From the Issues and Opportunities Element Work with the Ripon Chamber of Commerce and the Ripon Main Street City Council Program on a more aggressive marketing program aimed at attracting tourists and potentially new, younger residents. Search for funding alternatives for the marketing program. City Administrator Conduct a study of the availability of housing, recreational, and medical facilities City Administrator 2010 and services that would encourage the residents of the City of Ripon to stay living in Ripon. From the Agricultural, Natural, and Cultural Resources Element Develop a corridor plan for Silver Creek that would include the land uses on City Administrator and 2011 either side of the stream. Public Works Director Preserve the historic buildings identified by the City s Historic Preservation Commission. Plan Commission On-going From the Transportation Element Work cooperatively with the Town of Ripon in discussing the positive and negative aspects of a STH 23 bypass with Fond du Lac County and the Wisconsin Department of Transportation. Update the City s Official Map by reviewing existing future streets and determine the locations for additional future streets. Study the existing street system in the City of Ripon to determine if east/west routes can be improved. Study existing streets and trails to determine how bicycle traffic could be better accommodated and encouraged, particularly now that Ripon College has instituted its bike program. City Council and Plan Commission Plan Commission 2010 On-going Public Works Director 2012 Public Works Director 2009 RECOMMENDED PLAN 15

16 IMPLEMENTATION CITY OF RIPON COMPREHENSIVE PLAN Program or Action Responsibility Year From the Housing Element Encourage the full spectrum of single and multiple family residential developments. City Council and Plan On-going Commission Review the City s zoning ordinance to include language on mobile home Plan Commission 2011 parks and to determine if there are other amendments that need to be made to facilitate the concept of Life Cycle housing. From the Utilities and Community Facilities Element Utilize the City s Capital Improvements Program to provide new services for City Council and Plan Annually new growth and the reconstruction and rehabilitation of existing services for developed areas. Commission Communicate on an annual basis with the Ripon Area School District, Moraine City Administrator Annually Park Technical College, and Ripon College to discuss City services and plans for changes in facilities and services. Consider the creation of City ordinances that would encourage and/or require Plan Commission 2009 the use of alternative and sustainable energy sources. From the Economic Development Element Review the City s development process to determine where it can be streamlined. Plan Commission 2010 Continue to work cooperatively with the Ripon Community Development Corporation and the Fond du Lac County Economic Development Corporation in addressing the needs of businesses planning to start, expand or relocate to the City of Ripon. Identify adaptive reuse opportunities for existing buildings and sites including the Ripon Medical Center, especially historical buildings. Hold a bi-annual Economic Summit with the City s economic development partners. From the Intergovernmental Cooperation Element Meet with the Town of Ripon to discuss potential growth areas within the City s extraterritorial jurisdiction. Work with the Town of Ripon on official mapping within the City s extraterritorial jurisdiction. Work with the Town of Ripon on the potential location of water and sewer lines within the City s extraterritorial jurisdiction. Work with the Town of Ripon in determining where the annexation of land from the town into the city would make sense based on the need for services from the City of Ripon. Source: City of Ripon and Martenson & Eisele, Inc. City Council and Plan Commission On-going Plan Commission 2011 City Council Plan Commission Plan Commission Plan Commission Plan Commission Begin in 2010 On-going On-going On-going On-going 16 RECOMMENDED PLAN

17 CITY OF RIPON COMPREHENSIVE PLAN ISSUES AND OPPORTUNITIES Issues and Opportunities Major Findings 1. In reviewing the results of the Visioning Workshop, there is a strong correlation between what the participants liked about their community and what they would like to see in their community. 2. This may sound obvious but it is not always the case with a community. Some communities want to be something they are not. Ripon is proud of what it has and what it is. Ripon would like to preserve what it has and, in fact, work toward having even more. A note of caution on U.S. Census statistics. Local officials noticed a problem with the population numbers from the 2000 Census. It was determined that a census tract in the City of Ripon that contained a high number of students at Ripon College was inadvertently included in the statistics for the Town of Ripon. Likewise, a census tract in the Town of Ripon was included with the statistics for the City of Ripon. While the correction has been made to the total population numbers, other statistics based on the population numbers could not be corrected based on the available census data. City officials and residents should take into consideration the possibility of how the numbers may be influenced. For example, the loss of several hundred students would have had an effect on the first two findings below. 3. The residents of the City of Ripon in 2000 were older than average. The median age in Ripon was nearly 40; it was 37 in the county and 36 in the state. Twenty-three percent of Ripon residents in 2000 over the age of 60, compared to only 18% of county residents, and 17% of state residents. In general, the elderly lack opportunities for financial improvement, which would bolster the community s economy, and they require more public services. 4. There was a significant decrease in the and age groups in 1990 as they became the and age groups respectively in The median income for households in the City of Ripon was much lower in 1999 than in Fond du Lac County and Wisconsin. The increase in median income for households between 1989 and 1999 was significantly lower in Ripon than in the county. Thirty-six percent of Ripon residents in 2000 earned less than $25,000. This compares to only 27% in Fond du Lac County and 28% across Wisconsin. Only 4% of Ripon residents earned more than $75,000 in 2000, compared to 9% in the county and 12% in the state. 6. The number of employed City of Ripon residents fell from 3,740 in 1990 to 3,435 in 2000, an 8% increase. Employment in both Fond du Lac County and Wisconsin increased by about fourteen percent. The loss of jobs between 1990 and 2000 signals more economic problems for the community. Data is lacking on whether the number and types of jobs in Ripon have improved or declined further since City of Ripon residents employed in the service industry represented 41% of all employed City residents. Thirty percent of employed residents had jobs in manufacturing jobs, and jobs in retail trade accounted for another 17% of employed Ripon residents. The remaining types of industries each gathered less than five percent of employees. Service jobs are generally among the lowest paid. The predominance of service employment contributes to Ripon s low median income. 8. In 2000, almost two-thirds of employed Ripon residents drove less than fifteen minutes to get to work. This compares to less than half of county residents and just over a third of state residents. Only 21% of employed Ripon residents drove fifteen to thirty minutes to work, compared to more than 32% of workers in the county, and 38% across the state. While residents of Ripon were driving farther in 2000 than they did in 1990, the majority of residents are finding employment fairly close to home. This is an encouraging fact concerning the economic climate of Ripon. RECOMMENDED PLAN 17

18 ISSUES AND OPPORTUNITIES CITY OF RIPON COMPREHENSIVE PLAN 9. It is projected that the population of the City of Ripon will increase at a consistently moderate pace from 2000 to 2025, to about 8,165 persons. This is just under a ten percent increase. 10. It is projected that the number of households in Ripon will increase by approximately 530 between 2000 and This is an 18% increase. However, the average number of persons per household in the city will decline to 2.27 by An increase of households occupied by fewer people means more housing units will be required than would be for a simple increase in population. 11. In summary, the population of Ripon tends to be older and less wealthy than in other communities, and the city s employment opportunities declined between 1990 and Since 2000, however, employment has increased. The majority of employed residents are working in and around the community, and the city is projected to steadily grow throughout the next couple decades. Recommendations 1. The City of Ripon should increase its marketing efforts to promote its historical (the downtown), political (The Little White School House), and industrial heritage (Alliance and Rippin Good Cookies). 2. A higher than average median age presents the City with two opportunities. The City should look at the services offered in and by the community and determine how they match up with those needed by an aging population. Conversely, the City needs to determine what can be done to attract younger residents. 3. Develop training for elected and appointed officials. 4. Achieve consistent long-term policy making by adhering to the Comprehensive Plan. 5. Continue to have the City of Ripon viewed positively as a safe city; a small city with a wellmaintained historical district; family oriented; friendly; a desirable place to live. Goals, Objectives, Policies, and Programs Goal 1. To be a community that recognizes, appreciates and builds on its strengths, which include a historic downtown, Ripon College, employment opportunities, a safe living environment, and elected officials and community leaders committed to implementing this comprehensive plan. Objectives 1. Encourage training for elected and appointed officials. 2. Ask for a commitment from candidates for elected office to support the Comprehensive Plan. 3. Work with the Ripon Chamber of Commerce and the Ripon Main Street Program on a more aggressive marketing program aimed at attracting tourists and potentially new, younger residents. 4. Search for funding alternatives for the marketing program. 5. Conduct a study of the availability of housing, recreational, and medical facilities and services that would encourage the residents of the City of Ripon to stay living in Ripon. 18 RECOMMENDED PLAN

19 CITY OF RIPON COMPREHENSIVE PLAN ISSUES AND OPPORTUNITIES Background Information Strategic Plan of the Ripon Community Planning Consortium In 2001 and 2002, community leaders and residents from the City of Ripon and the Town of Ripon came together to develop a strategic plan for the Ripon community. The current conditions were observed, a vision of ideal community conditions was created, and recommendations were developed. The vision and recommendations were developed for the following categories: Housing Transportation Utilities and Community Facilities Land Use Agricultural, Natural, and Cultural Resources Education and Media Economic Development Intergovernmental Cooperation Leadership The implementation plan consisted of the following four strategic directions for which numerous actions were identified: Leadership Quality of Life Economic Infrastructure The visions, recommendations and actions were reviewed in preparing the Comprehensive Plan. Some of the actions from the strategic directions have been included in the goals, objectives, policies, and programs section of several elements. A copy of the Strategic Plan can be obtained from the City of Ripon. Visioning Workshop In March 2007, 43 residents of the City of Ripon and the Town of Ripon participated in a workshop to develop a vision for the Ripon area. They created three lists: What they like about their community What they would like to see in their community What challenges they may face In working to achieve the vision The lists (included in the Appendix) were reviewed in preparing the Comprehensive Plan. NOTE - The following analysis is based on the data contained in Tables 100 through 115, which can be found behind the Tables tab. Population Characteristics Population Change (Table 100) The population of the City of Ripon in 2000 was 7,450, 397 persons higher than it was in This is an overall increase of about 6%. The six percent growth is better than the Cities of Berlin and Green Lake, where their populations declined in those thirty years. Ripon s growth is much slower than that of Fond du Lac County and Wisconsin. RECOMMENDED PLAN 19

20 ISSUES AND OPPORTUNITIES CITY OF RIPON COMPREHENSIVE PLAN Population Race (Table 101) The City of Ripon was almost 98% white in This compares to Fond du Lac County being at about 96% white and Wisconsin at 89%. It can at least be said that all three jurisdictions became slightly more diverse since Population Age and Median Age (Table 102) The residents of the City of Ripon in 2000 were older than average. The median age in Ripon was nearly 40; it was 37 in the county and 36 in the state. Twenty-six percent of Ripon residents were younger than 20. This compares to about 28.5% in Fond du Lac County and Wisconsin. Only 41% of Ripon residents were between the ages of 20 and 60, compared to 54% and 55%, respectively, for the county and state. That leaves 23% of Ripon residents in 2000 over the age of 60. Only 18% of county residents, and 17% of state residents, were in that age category The age group made up 15.3% of the population in In 2000 that group became the age group and it only made up 10.9% of the population. The same decrease was seen in the age group in 1990 when it became the age group in As is the case throughout America, as the Baby Boom generation ages, the number of elderly will likely increase even further. This may alter the number and types of services the City needs to provide to meet the needs of its aging residents. Income Characteristics Median Income (Table 103) The median income for households in the City of Ripon (households include unrelated persons) was a very low $37,400 in Median income in Fond du Lac County was $45,580, and $43,790 in Wisconsin. The median income for families in Ripon in 2000 was $51,100. This is slightly lower than in the county and state. The increase in median income for households between 1989 and 1999 was significantly lower in Ripon than in the county, but about equal to the state s. The rise in family income was similar to the county but greater than the state s. Household Income (Table 104) The low average household income is further detailed in Table 104. Thirty-six percent of Ripon residents in 2000 earned less than $25,000. This compares to only 27% in Fond du Lac County and 28% across Wisconsin. Only 4% of Ripon residents earned more than $75,000 in 2000, compared to 9% in the county and 12% in the state. Per Capita Income (Table 105) Despite the above income statistics for households, per capita income in Ripon in 2000 ($21,270) was higher than in Fond du Lac County and Wisconsin. Per capita income in Ripon rose 72% between 1989 and This is greater than in the county and state. Poverty Status (Table 106) There was a fairly average amount of poverty in the City of Ripon in % for individuals, 4.4% of families - compared to the county and state. Poverty levels declined between 1989 and 1999 in all three jurisdictions. 20 RECOMMENDED PLAN

21 CITY OF RIPON COMPREHENSIVE PLAN ISSUES AND OPPORTUNITIES Employment Characteristics Labor Force (Table 107) The unemployment rates in Fond du Lac County and Wisconsin have a similar history from 1990 to Both dipped 25 to 40 percent from 1990 to 2000, then returned to near their 1990 level by The unemployment rate in both the county and state was at 4.7% in Employment of Residents by Type of Industry (Table 108) The number of employed City of Ripon residents fell from 3,740 in 1990 to 3,435 in 2000, an 8% decrease. Employment in both Fond du Lac County and Wisconsin increased by about fourteen percent in the same time period. There were 300 fewer residents employed in retail trade in 2000 than in 1990, and nearly 160 fewer in manufacturing. Other significant losses were in agriculture, fishing, forestry, and mining; transportation and utilities; and wholesale trade. Employment in government and construction grew by 85% in each category. City of Ripon residents employed in the service industry represented 41% of all employed City residents. This is up from 34% in Thirty percent of employed residents had jobs in manufacturing jobs, a slight decrease from Jobs in retail trade accounted for another 17% of employed Ripon residents. The remaining types of industries each gathered less than five percent of employees. Service jobs became the predominant employment of county residents in 2000, at 35%. Manufacturing is now second at twenty-seven percent. In Wisconsin, service-related employment is 40% of all jobs held by residents. Service jobs were number one in 1990, too, though at a lower percentage. Employment of Residents by Type of Occupation (Table 109) When analyzing Table 110, it is important to note that between the 1990 and 2000 Censuses the categories for the types of occupations held by the residents of the City, county and state changed significantly. It is, therefore, virtually impossible to make comparisons between the two years. There are also fewer categories in 2000, which makes detailed analysis difficult. In 2000, 28% of employed residents of the City of Ripon were in management, professional, and related occupations. A similar percentage was in production, transportation, and material moving. Sales and office occupations accounted for another 21% of employed residents. These same three occupations were also highest in the Fond du Lac County and Wisconsin in Industry of Employed Persons (Table 110) Thirty percent of employees in Fond du Lac County in 2000 worked in the manufacturing industry. Another 20% were in trade, transportation and utilities; and 18% in education. These same three categories held the greatest percentages of employees in Wisconsin in 2000, but only 22% were in manufacturing. Not surprisingly, there is more even distribution of employees throughout the employment categories in the state than in Fond du Lac County. Travel Time to Work (Table 111) In 2000, 63% of employed City of Ripon residents drove less than fifteen minutes to get to work. This compares to less than half of county residents and just over a third of state residents. RECOMMENDED PLAN 21

22 ISSUES AND OPPORTUNITIES CITY OF RIPON COMPREHENSIVE PLAN Only 21% of employed Ripon residents drove fifteen to thirty minutes to work, compared to more than 32% of workers in the county, and 38% across the state. Overall, Ripon residents were spending more time getting to work in 2000 than they did in 1990, when 72% of employees drove less than fifteen minutes to work. Average Weekly Wages (Table 112) The highest-paying jobs in Fond du Lac County in 2000 were in the manufacturing and construction industries, followed by those in financial activities, education and health, and public administration. This order is not significantly different than for all of Wisconsin, but wages in most industries average much higher throughout the state than they do in Fond du Lac County. Education Characteristics Educational Attainment (Table 113) The general level of education of City of Ripon residents is somewhat below the average in Fond du Lac County and Wisconsin. Seventeen percent of city residents in 2000 had not attained a high school diploma, compared to 16% of Fond du Lac County residents and 15% of Wisconsin s. Another 44% had attended college, but only 20% had four or more years. These proportions are not very different than throughout Fond du Lac County, but more than half of state residents had attended college. Population Projections Population Projections (Table 114) It is projected that the population of the City of Ripon will increase at a consistently moderate pace from 2000 to 2025, to about 8,165 persons. This is just under a ten percent increase. In comparison, the Town of Ripon is predicted to grow by 4% between 2000 and 2025, and the City of Green Lake is expected to rebound from its population decline from 1970 to 2000 with about 13% growth by The City of Berlin is projected to continue its population decline by another three percent. Fond du Lac County s population is expected to increase 14% and Wisconsin s by seventeen. Household Projections Household Projections (Table 115) The number of households in the City of Ripon is projected by the State to increase by approximately 530 between 2000 and This is an 18% increase, which is similar to the City of Green Lake, but better than the Fond du Lac County and the Town of Ripon. The number of households in Wisconsin is projected to increase by almost 25% between 2000 and The average number of persons per household in Ripon was a fairly average 2.55 in Fond du Lac County averaged 2.63 persons per household, and the state It is projected that the average number of persons per household in the city will decline to 2.27 by This figure is expected to also decline throughout the state and nation as, among other factors, the divorce rate remains high and couples are waiting longer to have children. 22 RECOMMENDED PLAN