HomeMy WebLinkAboutBlack Wolf Comp Plan 2044_2-19-25A
TOWN OF BLACK WOLF
COMPREHENSIVE
PLAN 2025-2045
ADOPTED DRAFT
BLACK WOLF COMPREHENSIVE PLAN
TABLE OF CONTENTS
CHAPTERS
LAND USE
IMPLEMENTATION
ISSUES AND OPPORTUNITIES
AGRICULTURRAL, NATURAL AND CULTURAL RESOURCES
TRANSPORTATION
HOUSING
UTILITIES AND COMMUNITY FACILITIES
ECONOMIC DEVELOPMENT
INTERGOVERNMENTAL COOPERATION
TABLES AND FIGURES
A-1 HISTORIC POPULATION CHANGE
A-2 CURRENT AND PROJECTED POPULATION
A-3 POPULATION MEDIAN AGE
A-4 AGE AND SEX DISTRIBUTION
A-5 POPULATION BY RACE
A-6 HOUSHOLD COMPOSITION
B-1 GRADUCATION RATES
B-2 EDUCATIONAL ATTAINMENT
C-1 COMPARATIVE INCOME CHARACTERISTICS
C-2 POVERTY STATUS
D-1 ESTIMATED HOUSEHOLDS AND PERSONS PER HOUSEHOLD
D-2 OCCUPANCY & VACANY CHARACTERISTICS
D-3 NUMBER OF UNITS BY STRUCTURAL TYPE
D-4 HOUSING AFFORDABILITY
D-5 AGE DISTRIBUTION OF HOUSING UNITS
D-6 MEDIAN VALUE OF OWNER OCCUPIED HOMES
D-7 MEDIAN RENT
E-1 LABOR FORCE
E-2 EMPLOYMENT BY INDUSTRY
E-3 EMPLYMENT BY OCCUPATION
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08
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21
37
48
54
61
67
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BLACK WOLF COMPREHENSIVE PLAN
TABLE OF CONTENTS
MAPS
MUNICIPAL BOUNDARIES
EXISTING LAND
DENSITY LEVELS
PRIME FARMLAND
CONSERVATION
SOIL LIMITATIONS FOR BUILDING DEVELOPMENT
SOIL LIMITATIONS FOR ON-SITE WASTE DISPOSAL
SOIL LIMITATIONS FOR SEPTAGE SPREADING
SURFACE WATER RESOURCES
GROUNDWATER CONTAMINATION SUSCEPTIBILITY
GROUNDWATER RESOURCES
TRANSPORTATION FACILITIES
TRUCKING & FREIGHT
BYCYCLE & PEDESTRIAN FACILITIES
2021 PASER RATINGS
CRASH ANALYSIS 2019-2023
COMMUNITY FACILITIES
TOWN OF BLACK WOLF UTILITIES
ASSESSED LAND VALUE PER ACRE
TOTAL ASSESSED VALUE PER ACRE
04
05
07
24
25
28
29
30
33
34
35
40
41
42
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46
59
60
63
64
01
LAND USE
2BLACK WOLF
COMPREHENSIVE PLAN
INTRODUCTION
The land use plan and development strategy is
designed to assist Town of Black Wolf officials
in making land use and zoning decisions. The
purpose of land use strategy is to preserve
and enhance the overall quality of life within
the Town of Black Wolf. While there are low,
medium and high housing density populations in
the town, all residents appreciate the character
of rural life with spaciousness, peace and quiet,
proximity to nature and the agrarian landscapes.
This land use plan and development strategy
utilizes physical characteristics of the land
to guide where development should occur;
recognizing the significance of highways and
other infrastructures that support reasonable
development, and staying attentive to market
forces that drive development patterns.
Land uses within the Town of Black Wolf are
also impacted by multiple outside factors. The
Town of Black Wolf has a boundary agreement
with the City of Oshkosh that identifies Black
Wolf and City of Oshkosh growth areas. Also,
the Town of Black Wolf has a significant number
of parcels that fall under Winnebago County
Shoreland jurisdiction and must coordinate land
use development and zoning decisions within
those areas. The Town of Black Wolf has an
established Black Wolf Sanitary District, with
planned sewered boundaries, agreed upon with
the City of Oshkosh and East Central Wisconsin
Regional Planning. These boundaries may be
modified from time to time.
RECOMENDATIONS
The Town of Black Wolf shall update the
Zoning and Subdivision ordinances to include
definitions for high, medium, and low density
standards and their applications by the end of
2024.
The Town of Black Wolf shall identify high,
medium and low density districts and utilize
them to guide decisions on proposed growth and
development within each district.
The Town of Black Wolf shall provide the ability
to utilize the conditional use permitting process,
on a as needed basis, to allow for development
proposed in a density district that offers a
unique opporunity for growth and development
The Town of Black Wolf shall develop an
ordinance regarding solar energy development
by the end of 2025.
GOALS AND OBJECTIVES
GOAL #1
The Town of Black Wolf will continue to
maintain and preserve the rural character of
the township, as identified in the survey of
the residents, by directing future land division
and development using commonly accepted
development standards based on location
01
LAND USE
3 BLACK WOLF
COMPREHENSIVE PLAN
GOALS AND OBJECTIVES
CONTINUED...
OBJECTIVES
►Residential Growth. Encourage higher
density growth in the Black Wolf Sanitary
(sewered) district and future sanitary
boundary areas. Utilized low density
growth in parcels outside the Sanitary
sewered service area boundary where
practical.
►Commercial and industrial growth. Direct
all new commercial growth to occur within
the Black Wolf Sanitary District to best
utilize existing highways and utilities.
Restrict new industrial growth from
occuring
GOAL #2
The Town of Black Wolf will support and
encourage agricultural uses by preserving
parcels that support agriculture and open land.
OBJECTIVES
►Preservation of agricultural and open land.
Identify and limit division of agricultural
parcels outside the sanitary boundary
area to preserve agricultural land use
implementing low density areas and
standards.
►Develop an option for agricultural
subdivisions.
GOAL #3
The Town of Black Wolf will, in conjunction
with Winnebago County Land and Water and
Wisconsin DNR, protect environmentally
sensitive land, wetlands, woodlands, and
waterways from development and compromising
practices, relative to the MS4 erosion and
control elements in the Town of Black Wolf and
Winnebago County ordinance.
OBJECTIVES
►Wetlands and Waterways. Create buffer
areas where development is prohibited.
Restrict development of unsuitable areas.
►Woodlands. Guide and control
development within woodland areas.
►Runoff and Groundwater contamination.
Review practices that will protect and
control contaminants hazardous to the
environment.
GOAL #4
The Town of Black Wolf will assure that all
decisions and actions concerning land use
development and redevelopment will be
consistent with its Comprehensive Land Use
Plan.
OBJECTIVES
►Implement the Comprehensive Land Use
Plan as the main guiding tool.
►Update and utilize the town’s zoning and
subdivision ordinances as the primary tool
to control development within the town.
►Revisit and update the Comprehensive
Land Use Plan as elements needing
change are identified.
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Farmsteads
Multi-Family
Commercial
Industrial
Institutional Facilities
Transportation
Utilities/Communications
Non-Irrigated Cropland
Recreational Facilities
Planted Woodlands
General Woodlands
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BLACK WOLF
COMPREHENSIVE PLAN 6BLACK WOLF
COMPREHENSIVE PLAN
FUTURE LAND USE
The Future Land Use Map (Map 1-3) illustrates
the levels of density applicable in the Town of
Black Wolf’s three future land use districts:
High Density, Medium Density, and Low Density.
The density standards outlined below serve as a
general guide; however, additional lot standards
may be present within the Town of Black Wolf’s
Zoning Code.
HIGH-DENSITY PARCELS
►Parcel Size: Minimum of 1/2 acre.
►Location: Within the Sewer Service Area
(SSA) or completely surrounded by the
SSA.
►Implication: These parcels are suitable for
more intensive development due to their
proximity to existing sewer infrastructure,
supporting higher densities with smaller
lot sizes.
MEDIUM-DENSITY PARCELS
►Parcel Size: Minimum of 1 acre.
►Location: Immediately adjacent to, but not
within, the SSA.
►Implication: These parcels act as a
transitional zone between high-density
areas within the SSA and lower-density
areas further out. They may still have some
access to utilities or be reasonably close
to urbanized areas but are less intensively
developed than high-density parcels.
LOW-DENSITY PARCELS
►Parcel Size: Minimum of 4 acres per
parcel.
►Location: Outside the SSA and not
immediately adjacent to it.
►Implication: These areas are intended to
remain rural and have limited development
to maintain open space, environmental
preservation, or agricultural uses.
►Density Restriction: Equivalent to one
parcel per 10 acres (e.g., a 40-acre parcel
allows the creation of up to 4 new parcels,
each at least 4 acres in size).
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Medium Density
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Sanitary Districts
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02
IMPLEMENTATION
09 BLACK WOLF
COMPREHENSIVE PLAN
Planning and Zoning Committee, Zoning
Administrator, or Black Wolf Town Board
between development proposals and the
elements in the Comprehensive Plan will be
brought to the Comprehensive Plan Committee
for review. Recommendations for changes will
be brought to the Black Wolf Town Board.
ORDINANCES AND
REGULATIONS
The State of Wisconsin’s comprehensive
planning legislation requires that a town’s
comprehensive plan be consistent with
any zoning ordinance and map, shoreland
zoning ordinance, and subdivision ordinance
regulations that apply in the Town.
CONSISTENCY REQUIRED
Wisconsin’s comprehensive planning legislation
requires the Town's Comprehensive Plan be
consistent with the following ordinances.
►Zoning Ordinance: Zoning in the Town of
Black Wolf is regulated by the Black Wolf
Zoning Ordinance.
►Subdivision and Platting Ordinance:
Platting in the town is regulated by the
BLack Wolf Subdivision and Platting
Ordinance and the Winnebago County
Subdivision Ordinance.
►Official Map: The Town map will be
updated as required in the Town of Black
Wolf’s map ordinance.
►Shoreland-Floodplain-Wetland Ordinance:
Winnebago County has a Shoreland
District Overlay District (Chapter 17.20)
which regulates development within the
shoreland, floodplain, and wetland areas of
the Town of Black Wolf.
►Erosion Control and Storm-Water
Management Ordinances: Erosion control
and Storm water management which
applies to land development is regulated
by the Town of Black Wolf’s Erosion
Control and Storm water Management
Ordinance and Winnebago County’s
ordinance ( Chapter 17.31).
02
IMPLEMENTATION
INTRODUCTION
During the planning process, care was taken to
ensure integration of, and consistency between
the goals, objectives and recommendations in
the Comprehensive Plan. The Town of Black
Wolf Planning and Zoning Committee will
be responsible for comparing proposals for
development with the Comprehensive Plan.
Inconsistencies identified by the Black Wolf
10 BLACK WOLF
COMPREHENSIVE PLAN
CONSISTENCY NOT REQUIRED
The following ordinances regulate land use but
are not specifically required to be consistent
with the Town’s Comprehensive Plan.
►Wellhead Protection Ordinance:
►The Town of Black Wolf does not
have a municipal well or public water
system.
►The requirements of Wisconsin’s
wellhead protection program are
found in section NR 811.16(5) of the
Wisconsin Administrative Code. If the
Town decided to construct a municipal
well, it would need to prepare a
wellhead protection plan (WHP) and
obtain approval from the Wisconsin
Department of Natural Resources
before placing the well into service.
MEASUREMENT OF PROGRESS
The Comprehensive Plan Committee will provide
a written report to the Black Wolf Town Board
on an annual basis regarding the progress made
in implementing the programs and actions
described in the Implementation Element of the
Comprehensive Plan.
PLAN UPDATE AND AMENDMENT
PROCESS
Amendments to the Comprehensive Plan will
need to address changing conditions and
expectations based on development proposals
and new concepts that are inconsistent with
the current plan. The Plan Commission will
monitor and track changes in zoning and
creation of new parcels on an annual basis for
inclusion on amendments to the Official Town
Map. The process for potentially amending the
Comprehensive Plan will be based on several
steps.
►The Black Wolf Planning and Zoning
Committee, Zoning Administrator or Town
Board will inform the Plan Commission
of inconsistencies or new development
requests. If determined to be appropriate
amendments to the text and maps of the
Comprehensive Plan will need to be made.
►The Plan Commission will make
recommendations to the Black Wolf Town
Board for potential amendments. The
Town Board will hold a public hearing on
the recommended amendment (s) and
will formally adopt the amendment (s) if
approved.
The Town of Black Wolf will formally review
the goals, objectives and policies of the
Comprehensive Plan on a periodic basis,
ensuring a full update every ten years.
11 BLACK WOLF
COMPREHENSIVE PLAN
ACTION PLAN
Program/Action Responsible Party Due Date
Land Use
Update the Zoning and Subdivision ordinances to include
definitions for high, medium and low density standards,
districts and applications
Planning and Zoning Committee and
Town Board
December 2025
Develop an ordinance regarding Solar Energy development
within the Town
Planning and Zoning Committee and
Town Board
December 2025
Develop options for agricultural subdivisions Planning and Zoning Committee and
Town Board
December 2026
The Town will require all decisions and actions concerning
land use development and redevelopment be consistent with
the Comprehensive Land Use Plan.
Planning and Zoning, Zoning
Administrator, Town Board, Plan
Commission
Ongoing
The Town will bring development proposals and issues of
inconsistency with the Comprehensive Plan to the Plan
Commission for review
Planning and Zoning Committee and
Town Board
Ongoing Standard
review annually
Agricultural, Natural, and Cultural Resources
Update the Zoning and Subdivision ordinances to meet the
parcel division standards as recommended in the
Comprehensive Plan
Planning and Zoning Committee and
Town Board
December 2025
Develop a process to review owner occupied condo
style development in the high density area.
Planning and Zoning, Zoning
Administrator, Town Board, Plan
Commission
June 2026
Develop a tracking system for the division of agricultural
parcels in the low density districts to comply with the parcel
division requirements and ordinances
Zoning Administrator and Plan
Commission
March 2025
Housing
Review and revise the Subdivision ordinance to meet the
recommended driveway requirements
Planning and Zoning Committee and
Town Board
December 2025
Revise the Zoning and Subdivision ordinances to meet the
subdivision recommendation of agricultural or conservation
style
Planning and Zoning Committee and
Town Board
December 2026
Educate Black Wolf residents on short-term rental
requirements in Black Wolf
Town Board Ongoing/Bi-annually
Educate Black Wolf residents regarding building permit and
building registration applications Town Board Ongoing/Bi-annually
12 BLACK WOLF
COMPREHENSIVE PLAN
ACTION PLAN CONTINUED
Program/Action Responsible Party Due Date
Transportation
Review roads and bridges and provide preventative
maintenance
Town Board Ongoing
Address and correct issues regarding drainage ditches
and culverts
Planning and Zoning Committee
and Town Board
Ongoing
Assess potential inclusion of pedestrian and bicycle
lanes as Town roads are improved
Planning and Zoning Committee
and Town Board
Ongoing
Consider encouraging or requiring dedicated public
trails in new subdivision
Planning and Zoning Committee
and Town Board
Ongoing
Economic Development
Adopt a set of criteria for evaluating new or expanding
existing commercial development
Planning and Zoning Committee
and Town Board
December 2025
Encourage commercial development to occur within the
Black Wolf Sanitary District
Town Board Ongoing
Utilities and Community Facilities
Review contracts for EMS and fire services Town Board Annually
Review waste management contract Town Board Biennial
Intergovernmental Cooperation
Work with adjoining communities to coordinate
planning for future land uses
Town Board Ongoing
Implementation
The Town will review their official Town Map annually Planning and Zoning Committee
and Town Board
Annually
Review of compliance with the Comprehensive Land
Use Plan
Planning Commission and Town
Board
Annually
03
ISSUES AND
OPPORTUNITIES
1
BLACK WOLF
COMPREHENSIVE PLAN
The Issues and Opportunities element of a
comprehensive plan serves as the foundation
for a community's long-term vision and goals. It
identifies the primary challenges and strengths
facing the community.
MAJOR FINDINGS
►The Town of Black Wolf residents generally
rate the quality of life to be good to
excellent.
►Traffic delays and noise associated
with the trains continue to be an issue
to residents. The town’s population is
projected to have slow growth and the
number of persons per house-hold is
projected to have a slow decline.
►The Town of Black Wolf residents support
maintaining single family residential
growth.
►The Town of Black Wolf residents support
protecting agricultural land use.
GOAL AND OBJECTIVES
GOAL #1
Strive to raise the quality of life for town
residents by addressing weaknesses identified in
the SWOT and survey.
OBJECTIVES
►Parcel split restrictions: In order to
preserve agricultural and woodlands revise
Zoning and Subdivision ordinances.
►Enforcement of Ordinances: Enforce all
Town of Black Wolf ordinances in a timely
manner.
►Pedestrian and Bicycle Lanes: Consider
widening town roads when reconstruction
is being planned.
►Railroad Issues: Continue to work with the
Canadian National Railroad to address
delays, noise issues, drainage ditch,
culvert and bridge maintenance
Town of Black Wofl Town Hall
03
ISSUES AND OPPORTUNITIES
14
15 BLACK WOLF
COMPREHENSIVE PLAN
SWOT ANALYSIS
On June 5th 2023, the Town of Black Wolf
engaged in a public SWOT analysis
(Strengths, Weaknesses, Opportunities and
Threats) workshop. The result of the
workshop are summarized by each category
below:
STRENGTHS
►Rural location, yet close to a metropolitan
area having jobs, commercial, and cultural
amenities
►Lake Winnebago and open land, offering a
variety of seasonal recreation activities
►Diversity of homeownership, from lakefront
property to rural wooded and open lots
►Strong Zoning Ordinance, regulation, and
enforcement
►Low crime rate
►Lakeside School
►Comparatively low taxes
►Sanitary district serving mostly lakeside
properties
►High priority on maintenance of roads and
bridges
►Natural habitats supporting a variety of
wildlife
►Restricted billboards
►Residents interested in planting trees
►Two golf courses
►Contracted fire and rescue services
►No whistle zone for the railroad
WEAKNESSES
►Excessive train noise, blocked crossings,
and long-term storage on side tracks
►Stormwater drainage issues and standing
water
►Few safe places to walk
►Nuisance issues, such as junk in yards and
dog problems
►Lack of public participation in Town
government decisions
OPPORTUNITIES
►More recreational areas in the town
►Encourage commercial development in
appropriate locations
►Aggressively control signage
►Upgrading cable and internet connection
services
THREATS
►Loss of wildlife habitat due to land
development
►Manure generated outside the town being
spread on fields inside the town
►Groundwater contamination
►Land use impacts from mega-farm
development
►Increasing traffic counts on roads near the
City of Oshkosh
►Higher density housing developments
►Higher taxes
►Declining state revenues and increasing
public service costs
►Loss of Farmland
16 BLACK WOLF
COMPREHENSIVE PLAN
DEMOGRAPHICS
POPULATION CHANGE
The demographic data paints a picture of
a small, stable community with an aging
population, modest household sizes, and gradual
diversification. Between the periods of 2008-
2012 and 2016-2020, Black Wolf's population
grew slightly from approximately 2,480 to
2,533. However, the median age during
this time only inched up from 47.0 to 47.1,
indicating an already mature population that
continues to age. In contrast, both Winnebago
County and the state of Wisconsin have median
ages in the late 30s, highlighting Black Wolf’s
older demographic profile. This trend suggests
that Black Wolf may attract or retain long-term
residents rather than younger families, shaping
community priorities toward services and
amenities tailored for an older population.
Household composition in Black Wolf further
reflects this mature profile, with households...
tending to be smaller and fewer households
including young children. As of the most recent
data, the average household size remains
relatively modest, with many households
consisting of one or two members, often
older adults or couples without children at
home. Compared to Winnebago County and
Wisconsin as a whole, Black Wolf has a lower
proportion of households with children under
18. This suggests that younger families are
less prominent in the community, which may
influence the town's focus on amenities and
recreational spaces that cater more to adults
than to young children and families.
Racial and ethnic data also illustrate the town’s
gradual evolution. Black Wolf has remained
predominantly White, with 99.1% of residents
identifying as such in 2000.
Table A-1: Black Wolf Historic Population Change, 1990-2020
Jurisdiction 1990 2000 2010 2020
Black Wolf 2,154 2,330 2,410 2,429
% Change from Prev. Period -8.2%3.4%0.8%
Winnebago County 140,320 156,763 166,994 171,730
% Change from Prev. Period -11.7%6.5%2.8%
Wisconsin 4,891,769 5,363,715 5,686,986 5,893,718
% Change from Prev. Period -9.6%6.0%3.6%
Source: 1990, 2000, 2010, 2020 Census (P001001)
Table A-2 Population Projections
Jurisdiction 2010 2020 2030 2040 2050
T.Black Wolf 2,410.00 2,429.00 2,360.00 2,277.00 2,174.00
% Change from Prev. Period -0.78%-2.92%-3.65%-4.74%
Winnebago County 166,994.00 171,730.00 170,615.00 168,260.00 164,080.00
% Change from Prev. Period -2.76%-0.65%-1.40%-2.55%
State of Wisconsin 5,686,986.00 5,893,718.00 5,890,915.00 5,841,620.00 5,710,120.00
% Change from Prev. Period -3.51%-0.05%-0.84%-2.30%
Sources: Wisconsin Department of Administration 2024 Projections
17 BLACK WOLF
COMPREHENSIVE PLAN
POPULATION CHANGE CONTINUED
However, by the 2016-2020 period, this
percentage had decreased to 94.7%, reflecting
a small but notable increase in diversity. The
Asian population in particular saw growth,
rising from 0.3% in 2000 to 3.9% in recent
years, echoing similar trends seen in Winnebago
County and across the state. Additionally, a
small percentage of residents now identify with
two or more races, increasing to 1.4% by 2016-
2020.
The Hispanic or Latino population, though still a
minor part of Black Wolf’s demographic makeup,
has also shown gradual growth. In 2000, only
0.8% of residents identified as Hispanic or
Latino, but this proportion rose to 2.6% by
2016-2020. This mirrors broader patterns
within Winnebago County and Wisconsin, where
Hispanic or Latino populations have been
steadily increasing over the years. Although
these demographic shifts are modest, they
hint at a slow diversification within Black Wolf,
suggesting that the town’s future may include
a more varied cultural makeup. These changes
in household composition and diversity may
eventually influence the types of community
programs, events, and services that Black
Wolf considers as it adapts to a subtly shifting
population profile.
Table A-3: Black Wolf Population and Median Age
2008-2012 2016-2020
Estimate Median Age Estimate Median Age
Black Wolf 2,480 47.0 2,533 47.1
Winnebago County 166,984 37.8 170,924 38.3
Wisconsin 5,687,219 38.5 5,806,975 39.6
Sources: ACS 2008-2012 & 2016-2020; B01001, B01002
Table A-4: Black Wolf Age & Sex Distribution, 2016-2020
Total Male Female
Estimate Percent Estimate Percent Estimate Percent
Total population 2,533 100.00% 1,286 50.77%1,247 49.23%
Under 5 years 115 4.54% 78 3.08% 37 1.46%
5 to 9 years 155 6.12% 91 3.59% 64 2.53%
10 to 14 years 168 6.63% 102 4.03% 66 2.61%
15 to 19 years 226 8.92% 63 2.49% 163 6.44%
20 to 24 years 92 3.63% 53 2.09% 39 1.54%
25 to 29 years 61 2.41% 29 1.14% 32 1.26%
30 to 34 years 93 3.67% 44 1.74% 49 1.93%
35 to 39 years 188 7.42% 94 3.71% 94 3.71%
40 to 44 years 77 3.04% 43 1.70% 34 1.34%
45 to 49 years 199 7.86% 127 5.01% 72 2.84%
50 to 54 years 180 7.11% 76 3.00% 104 4.11%
55 to 59 years 197 7.78% 108 4.26% 89 3.51%
60 to 64 years 218 8.61% 92 3.63% 126 4.97%
65 to 69 years 177 6.99% 88 3.47% 89 3.51%
70 to 74 years 136 5.37% 57 2.25% 79 3.12%
75 to 79 years 134 5.29% 87 3.43% 47 1.86%
80 to 84 years 65 2.57% 26 1.03% 39 1.54%
85 years and over 52 2.05% 28 1.11% 24 0.95%
18BLACK WOLF
COMPREHENSIVE PLAN
Table A-5 Black Wolf Population By Race
Subject 2000 2010 2016-2020
RACE Number %Number %Estimate %
Total population 2,330 100% 2,410 100% 2,533 100%
One race 2,323 99.7% 2,384 98.9% 2,498 98.6%
White 2,308 99.1% 2,346 97.3% 2,399 94.7%
Black or African American 2 0.1%9 0.4%0 0.0%
American Indian and Alaska Native 5 0.2%1 0.0%1 0.0%
Asian 7 0.3% 25 1.0%98 3.9%
Native Hawaiian and Other Pacific
Islander 0 0.0%0 0.0%0 0.0%
Some Other Race 1 0.0%3 0.1%0 0.0%
Two or More Races 7 0.3% 26 1.1%35 1.4%
HISPANIC OR LATINO
Hispanic or Latino (of any race)18 0.8%13 0.5%66 2.6%
Mexican 8 0.3%6 0.2%39 1.5%
Puerto Rican 4 0.2%3 0.1%6 0.2%
Cuban - 0.0%- 0.0%- 0.0%
Other Hispanic or Latino 6 0.3%4 0.2%27 1.1%
Not Hispanic or Latino 2,312 99.2%2,397 99.5%2,467 97.4%
Source: U.S. Census 2000/2010 (P3,P4,PCT11) and ACS 2016-2020 B02001 and B03001
Table A-6: Black Wolf Household Composition, 2000 and 2010
Subject 2000 2010
Number Percent Number Percent
Total households 916 100.0% 979 100.0%
Family households (families)716 78.2% 754 77.0%
With own children < 18 years 277 30.2% 241 24.6%
Husband-wife family 661 72.2% 692 70.7%
With own children < 18 years 248 27.1% 208 21.2%
Female householder, no husband present 31 3.4% 32 3.3%
With own children <18 years 12 1.3% 18 1.8%
Nonfamily households 200 21.8% 225 23.0%
Householder living alone 166 18.1% 169 17.3%
65 years and over 70 7.6% 90 9.2%
Households with individuals < 18 years 288 31.4% 260 26.6%
Households with individuals 65+ years 228 24.9% 307 31.4%
Average household size 2.54 (x)2.46 (x)
Average family size 2.86 (x)2.78 (x)
Source: U.S. Census 2000 (H12, P15, P18, P19, P23, P30, P33, P34) and Census 2010 (P17, P18, P20, P21, P25, P37 ,P38)
19BLACK WOLF
COMPREHENSIVE PLAN
EDUCATION
As outlined in Figure B-1 and Table B-1,
educational attainment in Black Wolf highlight
a community with a strong foundation in basic
education and a relatively high percentage
of residents holding higher degrees. Of the
population aged 25 and over, 95.8% are high
school graduates or higher, which is slightly
above the rates for both Winnebago County
(93.4%) and Wisconsin as a whole (92.6%).
Black Wolf also surpasses these areas in higher
education, with 37.3% of residents holding a
bachelor’s degree or higher, compared to 29.0%
in Winnebago County and 30.8% statewide. This
suggests that Black Wolf has a well-educated
adult population, with educational attainment
levels that exceed regional and state averages,
potentially contributing to a workforce with a
solid skill base and qualifications beneficial for
community development.
Table B-1: Graduation Rates
Black Wolf Winnebago County Wisconsin
Estimate %Estimate %Estimate %
Population 25 years and over 1,777 100.0% 115,604 100.0% 3,982,118 100.0%
Percent high school graduate or higher 1,702 95.8% 107,951 93.4% 3,686,911 92.6%
Percent bachelor's degree or higher 662 37.3% 33,506 29.0% 1,226,547 30.8%
Sources: ACS 2016-2020 B15003
Table B-2: Educational Attainment, Population 25 Years and Over
Black Wolf Winnebago County Wisconsin
Estimate %Estimate %Estimate %
Population 25 years and over 1,777 100.0% 115,604 100.0% 3,982,118 100.0%
Less than 9th grade -0.0% 2,214 1.9% 100,347 2.5%
9th to 12th grade, no diploma 75 4.2% 5,439 4.7% 194,860 4.9%
High school graduate (includes equivalency)479 27.0% 38,053 32.9% 1,205,321 30.3%
Some college, no degree 349 19.6% 23,564 20.4% 817,098 20.5%
Associate degree 212 11.9% 12,828 11.1% 437,945 11.0%
Bachelor's degree 446 25.1% 23,770 20.6% 806,518 20.3%
Graduate or professional degree 216 12.2% 9,736 8.4% 420,029 10.5%
Sources: ACS 2016-2020 B15002
20 BLACK WOLF
COMPREHENSIVE PLAN
INCOME AND LABOR FORCE
Black Wolf is a financially resilient and
economically stable community, as reflected in
recent data on income, poverty, and labor force
characteristics. Between 2008-2012 and 2016-
2020, the town’s median household income
rose significantly, reaching $86,250—a 27.9%
increase that outpaced gains in both Winnebago
County and Wisconsin. Median family income
and per capita income also saw steady growth,
indicating that Black Wolf residents are
generally well-off compared to the surrounding
region.
Poverty levels in Black Wolf are remarkably
low. By 2016-2020, only 2.1% of individuals
and 1.5% of families were living below the
poverty line, reflecting a substantial decline
from previous years. These rates are far below
the county and state averages, suggesting that
economic hardship is rare in the community and
that most families are financially secure.
Labor force data further emphasizes this
economic stability. While labor force
participation in Black Wolf is slightly lower than
in the broader region, with 57.9% of residents
aged 16 and over actively working or seeking
work, nearly all who are in the labor force are
employed. The town’s unemployment rate is
exceptionally low at 0.7%, underscoring the
strong employment opportunities available to
residents.
In summary, Black Wolf’s economic profile
highlights a prosperous and secure community.
With high income levels, minimal poverty, and
strong employment rates, the town demonstrates
a level of financial stability that supports its
residents and positions it well to weather
economic challenges.
Table C-1: Comparative Income Characteristics, 2008-2012 and 2016-2020
Median HH Income Median Family Income
2008-2012 2016-2020
% change
2008-2012 2016-2020
% changeEstimate Estimate Estimate Estimate
Black Wolf $67,422 $ 86,250 27.9%$86,458 $95,921 10.9%
Winnebago County $51,603 $ 59,947 16.2%$66,791 $79,200 18.6%
Wisconsin $52,627 $ 63,293 20.3%$66,415 $80,844 21.7%
Sources: ACS 2008-2012 & 2016-2020
B19013, B19113, and B19301
Table C-2: Poverty Status, Total Persons, 2008-2012 and 2016-2020
Total Persons Total Persons Below Poverty Level
2008-2012 2016-2020 2008-2012 2016-2020
Estimate Estimate Estimate %Estimate %
Black Wolf 2,480 2,507 158 6.4%52 2.1%
Winnebago County 157,593 162,899 18,067 11.5%17,932 11.0%
Wisconsin 5,535,525 5,659,485 690,832 12.5%620,947 11.0%
Sources: ACS 2008-2012 &
2016-2020 B17025
04
AGRICULTURAL,
NATURAL, AND
CULTURAL
RESOURCES
22BLACK WOLF
23COMPREHENSIVE PLAN
MAJOR FINDINGS
►For optimal crop production, approximately
48% of the Town’s soils require drainage
or flood protection during most years.
►Future development plans will need
to incorporate the protection of
environmentally sensitive areas, including
woodlands, waterways, floodplains and
wetlands.
►The Wisconsin Department of Natural
Resources (WDNR) and the U.S. Army
Corps of Engineers (COE) has authority
over the 426 acres of wetland in the Town
of Black Wolf. The Winnebago County
Shoreland Ordinance regulates land use
along navigable streams and the lakeshore.
RECOMENDATIONS
1. Ordinance update Amend the Town’s Zoning
and Subdivision Ordinances to protect
existing agricultural and woodlands with
standards that require residential lots created
from existing agricultural parcels meet the
required density and land division standards
as recommended below.
►Parcel division within sections that are in
the Black Wolf Sanitary district (sewered)
will be allowed at a high density standard
of ½ -1 acre per lot. Allow a provision
for an owner occupied condo style
development with the equivalence of ½
acre parcels.
►Parcel division within sections that are
in or adjacent to the Sanitary Sewered
Service Area Boundary will maintain a
medium density standard of 1-2 acres per
lot.
►Parcel division within sections outside and
not contiguous to the Sanitary Sewered
Service Area Boundary will maintain a low
density standard of a minimum 4 acres
per lot. Parcel division shall maintain an
equivalence of 1 parcel/10 acres. (ie. a 40
acre parcel would allow the creation of 4
new parcels, meeting or exceeding the 4
acre minimum).
2. Utilize the Erosion Control and Stormwater
Ordinance to reduce and control practices
that compromise groundwater and wetlands and
runoff.
GOALS AND OBJECTIVES
GOAL #1
Continue to maintain the town’s rural character
through preservation of agriculture and
minimize land-use conflict through the use of
density standards.
04
AGRICULTURAL, NATURAL, AND
CULTURAL RESOURCES
23BLACK WOLF
COMPREHENSIVE PLAN
OBJECTIVE
►Farmland Protection. Preserve agricultural
parcels in unsewered areas by controlling
the size of residential lots, non-agricultural
use and energy system development.
►Farm Programs. Encourage farmers and
agricultural landowners to contact and
work with the local county agencies
to learn and stay up to date regarding
programs which provide support to
agricultural practices.
GOAL #2
Reduce and control agricultural and non-
agricultural practices that compromise
wetlands, groundwater and run-off.
OBJECTIVE
►Wetland Buffers. Utilize existing wetlands
as buffers between uses and as natural
habitats for wildlife.
►Woodland Preservation. Preservation
of woodlots should be encouraged as
resource areas.
►Runoff and Groundwater Contamination.
Enforce practices that protect and control
potential contaminants hazardous to the
environment.
►Environmental Corridors. The Town will
continue to work with Winnebago County
to enforce shoreland/wetland ordinances
designed to protect environmental
corridors from development.
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24 BLACK WOLF
COMPREHENSIVE PLAN
BACKGROUND INFORMATION
AGRICULTURAL RESOURCES
Prime Farmland:
Prime Farmland in the Town of Black Wolf, as
shown in Map 4-1, identifies four soil ratings.
Consideration should be given to preserve prime
farmland areas.
Agricultural Programs:
Agricultural Impact Statement Program
►An agricultural impact statement is
required when builders of a public
construction project have the power to
condemn property (eminent domain) and
will acquire more than five acres of land
from any farm operation.
►Agricultural impact statements analyze the
potential impact of public construction
projects on farmland and farm operations
and recommend ways to lessen those
impacts. Examples of public construction
projects include highway expansions, the
placement of utility transmission lines,
construction of pipelines, or building of
wastewater treatment plants.
►More information about this program can
be found at: http://www.datcp.state.wi.us/
arm/agricultre/land-water/ag-impact-stmts/
docinfo.jsp
Drainage District Program
►The Department of Agriculture, Trade,
and Consumer Protection regulates the
drainage district program.
►Storm water is managed by the Black
Wolf Storm Water Utility.
Farmland Preservation Plan
►This Program assists in preserving
Wisconsin’s valuable farmland by assisting
►counties in the creation of agricultural
preservation plans through formation of
exclusive agriculture zoning districts.
►The Town of Back Wolf does not have
farmland enrolled in this program.
NATURAL RESOURCES
►Environmental characteristics, including
topography, drainage patterns, floodplains,
wetlands, and soil properties are among
the features that determine whether an
area is suitable for a specific type of
development.
►Future development plans need
to incorporate the protection of
environmentally sensitive areas, such as
woodlands, waterways, floodplains and
wetlands.
TOPOGRAPHY
►Land relief within the town is
approximately 85 total feet, ranging in
elevation from approximately 747 feet
along the shoreline of Lake Winnebago
to approximately 832 feet in the town’s
southwest corner, in between Lone Elm
Avenue and County Highway “Z”.
►The town’s topography is nearly level
(0-2% slopes) to gently sloping (2-6%
slopes).
GEOLOGY
►Black Wolf’s current landscape was largely
influenced by the Valders ice sheet of
the Green Bay lobe during the Wisconsin
glaciation, and is situated in what is
known as the Green Bay-Lake Winnebago-
Rock River Lowland.
►Thick sandstone beds lie underneath a
cap of gray dolomite under the area now
occupied by Black Wolf. These sandstone
beds house a large groundwater aquifer.
Soil Types
25BLACK WOLF
COMPREHENSIVE PLAN
SOIL TYPES
►The town is located in an area that is
comprised of the Kewaunee-Manawa-
Hortonville soil association. This soil
association varies from well drained to
somewhat poorly drained, and is typically
loamy or clayey.
►Manawa soils are occasionally flooded for
brief periods of time, have a water table
within 1 to 3 feet of the soil surface in
the fall and early spring, are subject to
high frost action, and are too wet and
impermeable to be used for conventional
septic tanks.
►Kewaunee soils are not usually subject
to flooding, have a groundwater table
between 3 and6 feet, are subject to
high frost action, and are too wet and
impermeable to be used for conventional
septic tanks.
►Hortonville soils are not usually subject to
flooding, have groundwater tables that are
typically greater than 6 feet below the soil
surface, are only moderately susceptible
to frost action, and are too impermeable to
be used for conventional septic tanks.
►These soil traits should be taken into
account for the design and planning of
buildings, roads, and infrastructure.
PRIME AGRICULTURAL SOILS
►The Prime Agricultural Soils map shows
where the most valuable agricultural land
exists in the Town of Black Wolf.
►Most of the town is shown to have prime
farmland, or can be prime farmland if
drained.
SOIL LIMITATIONS FOR DWELLINGS
WITH BASEMENTS
►The soils in Black Wolf are either “not
rated” or are very limited, which means
that the soils have one or more features
that are unfavorable for construction. This
does not mean, however, that construction
cannot occur. Special design or certain
installation procedures needto be followed
to overcome the soil limitations.
SURFACE WATERS, WETLANDS,
FLOODPLAINS, AND WATERSHEDS
(SEE MAP 1)
►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 town, and portions of the town are
located in areas that are susceptible to
flooding events.
SURFACE WATERS
►This link leads to WDNR’s Surface Water
Data Viewer, an interactive GIS site that
allows users to identify the locations of
water features such as navigable streams
and wetlands. http://dnrmaps.wisconsin.
gov/imf/imf.jsp?site=SurfaceWaterViewer.
deswaters
►Black Wolf is situated on the west
shoreline of Lake Winnebago, a water body
that is classified by WDNR as “An Area
of Special Natural Resource Interest”
(ASNRI). An ASNRI is an area that may
have special sensitivity or is of ecological
significance.
►Weyerhurst Creek has also been classified
as an ASNRI, and one lake less than fifty
acres in size has been deemed a Priority
Navigable Water (PNW).
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City of
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31 BLACK WOLF
COMPREHENSIVE PLAN
SURFACE WATER CONTINUED
►According to WDNR’s Surface Water
Data Viewer, approximately 22 navigable
waterways are found in the Town. All
of these waterways discharge into Lake
Winnebago.
►Only two of the navigable waterways are
named – Weyerhurst Creek and Van Dyne
Creek.Agricultural Programs:
WATERSHEDS
►The town is within the Fond du Lac River/
Lake Winnebago West Watershed.
►This watershed has been selected as
a priority watershed due to the high
sediment and nutrient loads its streams
discharge into Lake Winnebago.
FLOODPLAIN
►Portions of the town are susceptible to
flooding. According to the FEMA flood
rate map produced for the Town, these
areas are located in the Town’s southeast
half, along Van Dyne Creek and several
unnamed waterways.
►Future development in and around these
areas will be restricted.
►Building can occur between the floodway
and flood fringe if the lowest first floor
elevation is two feet above the 100-year
flood elevation, or the basement is flood
proofed.
WETLANDS
►Approximately 426 acres of wetland are
found in the Town. Some of the wetland
areas are associated with the water courses
that flow through the town, but others
appear to be located in topographic lows
that have poor drainage.
►This link (www.dnr.wi.gov/org/water/
fhp/wetlands/programs.shtml) is a
useful point of reference for community
officials, developers, and/or interested
persons to gain direction with wetland
questions related to development projects
or protection issues. The page provides
links to specific administrative rules,
discussions on wetland laws and programs,
as well as other wetland issues.
►Development in wetlands can destroy
important environmental benefits,
including the filtering of storm water runoff
and the provision of habitat for wildlife.
►The WDNR and Corps of Engineers have
regulating authority over all wetlands,
including the placement of fill materials
within a wetland. In general, the most
restrictive regulations (WDNR or Corps
of Engineers) apply in a situation where
development is being proposed. The U.S.
Department of Agriculture incorporates
wetland preservation criteria into its crop
price support program.
►Winnebago County has a shoreland-
wetland zoning ordinance that should be
consulted prior to any development around
navigable waters and wetlands.
GROUNDWATER
►Depth of the water table in the town varies
from 0-6 inches to in excess of 70 inches.
►The protection of groundwater is especially
important to the Town’s residents as they
rely on private wells for their primary
source of water. It is critical that the
quality of the potable water be monitored
to identify any contamination of the
potable groundwater supply.
32BLACK WOLF
COMPREHENSIVE PLAN
►Statewide, as the demand on groundwater
aquifers has increased due to
development, the level of groundwater has
been dropping, requiring wells to be drilled
ever deeper. This is not a local issue, but
a regional one that will require many units
of government to come to together to
address.
►According to the state’s Groundwater
Susceptibility Map, the town is located
in an area deemed to be somewhat
susceptible to groundwater contamination
because of relatively shallow depths to
bedrock and groundwater (less than 50
and 20 feet, respectively). These two
characteristics are often found in areas
that are highly susceptible to groundwater
contamination, but the low permeability
and fine texture of the town’s soils act
as a protective buffer against potential
groundwater pollutants, which is why
the town is only considered somewhat
susceptible to groundwater pollution.
►Approximately 33% of private wells in
the region surrounding Winnebago County
contained detectable levels of herbicides.
Pesticide contamination occurs most
commonly in agricultural areas.
►The primary potential pollution sources to
the Town’s groundwater are likely leaking
underground storage tanks, failing septic
systems, and old and unused wells.
►More information regarding groundwater
that is specific to Winnebago County can
be found at the following website: http://
wi.water.usgs.gov/gwcomp/integrate/
develop.html
►Areas of high groundwater should be
avoided for development because of the
potential negative impact on the quality of
the groundwater and the cost of mitigating
the impacts of high groundwater levels on
the building foundations.
►The Wisconsin Groundwater Coordinating
Council (GCC) is an interagency group
whose purpose is to serve as a means of
increasing the efficiency and facilitating
the effective functioning of state agencies
in activities related to groundwater
management. More information about
the council’s responsibilities, actions,
activities, and coordination efforts with
local officials can be viewed at this web
site: www.dnr.wi.gov/org/water/dwg/gcc/
index.htm
WOODLANDS
►Development in woodlands can destroy
important environmental benefits that
these areas provide to the community,
including the provision of habitat for
wildlife.
►Wooded areas in the town provide habitat
for wildlife and serve as an aesthetic
amenity for the community.
►Woodlands are scattered throughout
the Town. Most are found along stream
corridors or in wetland areas. Woodland
areas provide both aesthetic and practical
benefits and should be preserved whenever
possible.
METALLIC AND NON-METALLIC
MINERAL RESOURCES
►There are no active non-metallic mining
operations in the Town of Black Wolf.
►The WDNR has principal regulating
authority for metallic mining activities in
the state. Further information regarding
metallic mining in Wisconsin can be
viewed at: www.dnr.wi.gov/org/aw/wm/
mining/metallic/.
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36 BLACK WOLF
COMPREHENSIVE PLAN
ENVIRONMENTALLY SENSITIVE AREAS
►Environmentally Sensitive Areas (ESAs) are
areas that encompass especially valuable
natural resource features which should be
protected from development.
►The following areas were identified
as environmentally sensitive in the
Winnebago County Comprehensive Plan: 1)
wetlands mapped on the WDNR Wetland
Inventory, 2) state-owned lands or land
trust lands, 3) FEMA floodplains, 4) slopes
steeper than 15%, and 5) areas mapped
as hydric soil.
►The two named creeks are Van Dyne Creek,
which starts close to the southern town
boundary, Weyerhurst Creek, which comes
into the town on the westerly border north
of Nekimi Avenue.
►Although not included as Environmentally
Sensitive Areas in the Winnebago County
Comprehensive Plan, drainageways and
shorelines are protected by Winnebago
County’s Shoreland Zoning Ordinance and
should be considered environmentally
sensitive because of their environmental
value and the potential hazards they pose
to development.
WILDLIFE HABITAT AND THREATENED
AND ENDANGERED SPECIES
►Federal and state records provide general
information on wildlife habitat and
threatened and endangered species, and
should be consulted as part of the review
process for new development projects.
►Information on wildlife habitat and
threatened and endangered species is
available from the Wisconsin Department
of Natural Resources at www.dnr.state.
wi.us/org/land/er.
►Occurrences of rare aquatic and terrestrial
species are indicated the northwest corner
of the town.
AIR QUALITY
►The air quality monitoring station nearest
to the Town of Black Wolf is located in
the City of Oshkosh. Winnebago County
currently meets all air quality attainment
requirements.
►The Town of Black Wolf should be active
in the political process in which counties
are designated as attainment or non-
attainment.
CULTURAL AND HISTORICAL
RESOURCES
STATE AND NATIONAL REGISTER OF
HISTORIC PLACES
►A primary responsibility of the Wisconsin
Historical Society’s Division of Historic
Preservation (DHP) is to administer the
State and National Register of Historic
Places programs. According to the State
Register of Historic Places, no historic
properties have been inventoried in the
Town of Black Wolf.
►Information regarding the State and
National Register of Historic Places can
be found by contacting the DHP at the
following web sitewww.wisconsinhistory.
org/hp/register/
ARCHITECTURE & HISTORY
INVENTORY
►A search of the DHP’s on-line Architecture
& History Inventory (AHI) revealed 32 sites
within the Town of Black Wolf (see listing
in the appendix)
►This information can be found by
contacting the DHP at (608) 264-6500 or
at: www.wisconsinhistory.org/ahi.
►The Town of Black Wolf should help
preserve the properties that are listed in
the Architecture and History Inventory.
05
TRANSPORTATION
38 BLACK WOLF
COMPREHENSIVE PLAN
MAJOR FINDINGS
The street and highway system in the Town of
Black Wolf consists of arterials, collectors, and
local roads. The arterial in the Town od Black
Wolf is USH 45 and under the jurisdiction of the
State of Wisconsin Department of
Transportation.
The collectors in the Town of Black Wolf are
CTH I, R, and Z and are under the jurisdiction
of the Winnebago County Highway Department.
The local roads are the remaining roads
(excluding the private roads) and are under the
jurisdiction of the Town of Black Wolf. Private
roads are the responsibility of the land owners.
RECOMENDATIONS
1. Utilize PASER to determine road quality for
future road repairs.
2. Provide preventative maintenance on roads
and bridges.
3. Identify popular roads used by pedestrians
and cyclists and provide appropriate caution
signage.
4. Review drainage ditches and culverts along
railroad tracks and crossings and address issues
identified as needed.
GOALS AND OBJECTIVES
GOAL #1
Provide a safe, efficient, and well-maintained
system for motor vehicle, pedestrian, and
bicycle traffic to benefit the residents and
businesses within the Town of Black Wolf.
Objectives
►County and State Communication. Actively
participate with the Winnebago County
Highway Department and the State of
Wisconsin Department of Transportation on
projects that may affect the Town of Black
Wolf.
►Natural Resources Impact. Minimize
the impact of new transportation
improvements on existing developments
and the community’s natural resources.
►Pedestrian and Bicycle lanes. When
significant improvements of State, County,
and Town roads are being planned, the
Town of Black Wolf will work to have
dedicated pedestrian and bicycles lanes
created.
►Dedication of Public trails in new
subdivisions. The Town of Black Wolf will
encourage lands to be dedicated for public
trails in all new subdivisions.
05
TRANSPORTATION
39BLACK WOLF
COMPREHENSIVE PLAN
PROGRAM
A tool the Town of Black Wolf uses to determine
budget priorities for road construction and repair
PASER (pronounced pacer). PASER is a
simplified pavement management program that
is used to evaluate pavement surface condition
through a rating system from the highest (10) to
the lowest (0).
PLANS
Town of Black Wolf Projects
►The Town of Black Wolf officials review
and budget town road and bridge projects
as part of the Town of Black Wolf’s annual
budget process. The Town of Black Wolf
communicates with the
►Winnebago County Highway Department
to identify and coordinate projects being
planned.
Winnebago County
►Winnebago County prioritizes and budgets
for transportation improvements on an
annual basis, and works within a six years
capital improvement program that is
annually reviewed and adjusted.
►Planned re-construction of CTH I from
Ripple Ave. to Waukau Ave in 2025.
Wisconsin Department of Transportation -
Northeast Region
►The Town of Black Wolf and all of
Winnebago County are part of the
Wisconsin Department of Transportation’s
Northeast Region.
►The Northeast Region establishes a
Highway Improvement Program to make
necessary maintenance and improvements
to the State’s road network. The Northeast
Regional Highway Improvement Program
can be viewed under Projects and
Studies at the following website: www.
wisconsindot.gov
►Planned Mill and Resurfacing of sections
of USH 45 in 2025.
Regional, State, and Federal
East Central Wisconsin Regional Planning
Commission (ECWRPC)
►As the designated Metropolitan Planning
Organization (MPO) for the Oshkosh
Urbanized Area, the ECWRPC, in
cooperation with the City of Oshkosh and
the Towns of Oshkosh, Vinland, Algoma.
Nekimi, and Black Wolf are working on the
updated Long Range transportation/Land
Use Plan 2050 for the Oshkosh Urbanized
Area.
GOAL #2
Work with the Canadian National Railroad and
Winnebago County to address complaints and
issues.
OBJECTIVES
►The Town of Black Wolf will communicate
with Canadian National Railroad when
long waits at the railroad crossings are
identified.
►The Town of Black Wolf will communicate
and work with Canadian National Railroad
and Winnebago County Highway
Department to address ditch drainage
issues, culvert and bridge maintenance.
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Map 5-2
Town of Black Wolf
Trucking & Freight
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43 BLACK WOLF
COMPREHENSIVE PLAN
Mode Location/Provider Analysis
Trucks None
Railroads Canadian National Railway operates a line
that runs north/south through the Town of
Black Wolf
The operation of a major train line
through the Town of Black Wolf has
created annoyance to residents who must
wait long periods at railroad crossings.
Passenger service is not currently
available in the Town of Black Wolf.
Amtrak service is being proposed to run
through
the Town of Black Wolf within the next
couple years.
Mass Transit None
Air Outagamie County Airport and Winnebago
County Airport
Located 30 miles northeast of the Town
of Black Wolf, the Outagamie County
Regional Airport has regularly scheduled
commercial passenger air service.
Located northwest of the Town of Black
Wolf, provides commercial carrier service
and private service.
Trails None
Bridges A bridge is any span over water
greater than 20 feet.
There are six Town bridges in
Black Wolf.
Winnebago County does
biannual bridge inspections of all bridges
in the county.
All six bridges were inspected in
2018 and rated 89.5-100.
1.Black Wolf Point Road: Willow Harbor
Creek bridge, widened in1960.
2.Koelpin Road: Willow Harbor Creek -
1931
3. Howlett Road: Van Dyne Creek-1930s
4. County Line Road: Van Dyne Creek-
1931
5. Fisk Ave: Weyerhorst Creek-1977
6. Fisk Ave: Weyerhorst Creek-1977
TRANSPORTATION MODES
STREET AND HIGHWAY
CLASSIFICATION
The street and highway system in the Town of
Black Wolf consists of arterials, collectors,
and local roads (see Map 8, Street
Classifications and Traffic Counts). These
classifications are from the Wisconsin
Department of Transportation (WDOT) and are
based on which primary function the street
or highway serves – the movement of vehicles
through an area or to provide access to adjacent
land. Arterials accommodate the movement of
vehicles while local streets provide direct access
to individual parcels of land. Collectors serve
both local and through traffic by providing a
connection between arterials and local streets.
TRAFFIC COUNTS
Traffic flows through the Town of Black Wolf
have varying degrees of fluctuation.
The table below shows the most current traffic
counts for the major roads in the Town of Black
Wolf.
44BLACK WOLF
COMPREHENSIVE PLAN
TRANSPORTATION PLANS AND
PROGRAMS
TOWN OF BLACK WOLF ROAD
PROJECTS
Black Wolf officials review and budget town road
projects as part of the Town’s annual
budget process. As part of that review, the Town
communicates with the Winnebago County
Highway Department to identify projects being
planned in the town.
WINNEBAGO COUNTY
►Winnebago County prioritizes and budgets
for transportation improvements on an
annual basis, and works within a five-year
capital improvement program that is
annually reviewed and adjusted.
Roadway Year/Count Year/Count Comments
USH 45 North of CTH N 2004/4600 2019/4600 Consistent
USH 45 Between CTH N and Z 2004/4100 2016/3700 Slight Decrease
USH 45 South of CTH Z 2004/3100 2014/3200 Slight Decrease
CTH I North of CTH N 2004/3300 2016/3100 Slight Decrease
CTH I South of CTH N 2004/1900 2019/2000 Slight Decrease
CTH Z Between CTH I and CTH R 2004/480 2019/420 Slight Decrease
CTH Z Between CTH R and USH 45 2004/300 2019/280 Slight Decrease
TRAFFIC COUNTS CONTINUED...
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47 BLACK WOLF
COMPREHENSIVE PLAN
REGIONAL, STATE, AND
FEDERAL
EAST CENTRAL WISCONSIN REGIONAL
PLANNING COMMISSION
►As the designated Metropolitan Planning
Organization (MPO) for the Oshkosh
Urbanized Area, the ECWRPC, in
cooperation with the City of Oshkosh and
the Towns of Oshkosh, Vinland, Algoma,
Nekimi and Black Wolf, completed the
Long Range Transportation/Land Use Plan
for the Oskosh Urbanized Area in 2020.
Land use references in the plan are in the
Land Use section of this document. The
plan can be viewed at the ECWRPC web-
site: https://www.ecwrpc.org/programs/
fox-cities-and-oshkosh-mpo/long-range-
transportation-planning/
WISCONSIN DEPARTMENT OF
TRANSPORTATION – NORTHEAST
REGION
►The Town of Black Wolf, and the rest of
Winnebago County, is part of the WDOT’s
Northeast Region.
►In 2012 of USH 45 was resurfaced from
the south county line to the Oshkosh city
limits.
►The WDOT has a number of bridge projects
that will affect access to certain portions
of the town.
►In 2008 Holland Road was resurfaced
over USH 41, and in 2009 Buchanan, and
Capitol Drive bridges were resurfaced.
WISCONSIN DEPARTMENT OF
TRANSPORTATION
►The WDOT offers numerous federal
and state programs to local units of
government in need of financial aid for
desired projects. The form of financial aid
provided typically comes as a grant or loan
having a reduced rate to the applicant.
Each program’s general goal is to
enhance the state’s overall transportation
network. The following DOT web page has
information on these programs: www.dot.
wisconsin.gov/localgov/
PASER PROGRAM
►A tool the Town of Black Wolf uses to
determine budget priorities for road
construction and repair is PASER
(pronounced pacer). PASER is a simplified
pavement management program that
communities use to evaluate pavement
surface condition.
►The PASER rating reflects the physical
condition of the street. The highest
possible rating is 10. The roads with a
low rating should be the focus of budget
decisions made by the Town of Black Wolf
regarding road repair and maintenance.
06
HOUSING
49 BLACK WOLF
COMPREHENSIVE PLAN
►The Town of Black Wolf will use its
Comprehensive Plan, Zoning, Subdivision
and miscellaneous ordinances to maintain
its rural and agricultural character.
►The Town of Black Wolf will continue to
require building permits for new housing
construction, and follow all building codes.
►Work to ensure building registration forms
are obtained for alterations and additions.
RECOMMENDATIONS
►Review and discuss the Town of Black
Wolf’s Zoning and Subdivision Ordinance
to guide the siting of housing on property
greater than 5 acres by 2025 with a
minimum entry (driveway) requirements of
at least 650 feet between driveways by
2025.
►Revise the Town of Black Wolf’s Zoning
and Subdivision Ordinance to require
all subdivisions in the low and medium
density areas to follow conservation-type
platting methods by 2026.
Table D-1: Estimated Households and Persons per Household, 2010-2040
2010 Census 2020 Projection 2025 Projection 2030 Projection 2035 Projection 2040 Projection
No. HH Persons
per HH No. HH Persons
per HH No. HH Persons
per HH No. HH Persons
per HH No. HH Persons
per HH No. HH Persons
per HH
Black Wolf 979 2.5 1,046 2.42 1,083 2.40 1,117 2.39 1,137 2.37 1,145 2.36
Winnebago
County 67,875 2.3 73,211 2.30 76,221 2.29 78,920 2.28 80,713 2.26 81,611 2.25
Wisconsin 2,279,76
8 2.4 2,491,982 2.35 2,600,53
8 2.32 2,697,88
4 2.30 2,764,49
8 2.28 2,790,32
2 2.26
Source: U.S. Census 2010 and WI DOA Household Projections, 2013 Vintage
06
HOUSING
HOUSING
Housing Characteristics
The Goals, Objectives, Policies, and
Recommendations are based on an analysis of
the data contained in the Tables D-1 to D4
Town of Black Wolf community survey
results located in the Issues and Opportunities
Section.
POLICIES
BLACK WOLF
COMPREHENSIVE PLAN 50BLACK WOLF
COMPREHENSIVE PLAN
Table D-2: Occupancy & Vacancy Characteristics
Black Wolf Winnebago County Wisconsin
Estimate %Estimate %Estimate %
Total Housing Units 1,140 100.0% 76,023 100.0%2,709,444 100.0%
Occupied Housing Units 964 84.6% 71,132 93.6%2,377,935 87.8%
Owner Occupied 919 80.6% 46,737 61.5%1,596,500 58.9%
Renter Occupied 45 3.9% 24,395 32.1%781,435 28.8%
Vacant Housing Units 176 15.4% 4,891 6.4%331,509 12.2%
For Rent -0.0% 1,257 1.7%40,488 1.5%
Rented not occupied 38 3.3% 282 0.4%7,744 0.3%
For Sale Only 19 1.7% 443 0.6%16,515 0.6%
Sold Not Occupied 14 1.2% 139 0.2%5,916 0.2%
Seasonal Use 78 6.8% 1,024 1.3%191,920 7.1%
Migrant Workers -0.0%-0.0%453 0.0%
Other Vacant 27 2.4% 1,746 2.3%68,473 2.5%
Homeowner Vacancy Rate 2.0%0.9%1.0%
Rental Vacancy Rate 0.0%4.8%4.9%
Sources: ACS 2016-2020 B25001, B25002, B25003, and B25004
Table D-3: Number of Units by Structural Type, 2015-2020
Black Wolf Winnebago County Wisconsin
Estimate %Estimate %Estimate %
1 -Unit, Detached 1,126 98.8%50,120 65.9%1,804,037 66.6%
1 -Unit, Attached -0.0%3,451 4.5%114,519 4.2%
2 Units 5 0.4%4,105 5.4%171,960 6.3%
3 or 4 Units 5 0.4%2,581 3.4%97,646 3.6%
5 to 9 Units -0.0%5,696 7.5%131,546 4.9%
10 to 19 Units -0.0%3,702 4.9%93,603 3.5%
20 to 49 Units -0.0%2,368 3.1%106,137 3.9%
50 or More Units -0.0%2,695 3.5%98,237 3.6%
Mobile Home 4 0.4%1,302 1.7%90,973 3.4%
Boat RV Van etc -0.0%3 0.0%786 0.0%
Total Housing Units 1,140 100.0%76,023 100.0%2,709,444 100.0%
Sources: ACS 2016-2020 B25024
Table D- 4 Housing Affordability, ACS 2016-2020
Households with Mortgage for
which Owner Costs Are Not
Affordable
Households without
Mortgage for Which Owner
Costs Are Not Affordable
Households for Which Renter
Costs Are Not Affordable
Estimate Percent Estimate Percent Estimate Percent
Black Wolf 120 11.0%24 3.5%1 2.8%
Winnebago County 7,065 12.4%1,913 5.8%9,711 41.3%
Wisconsin 247,160 12.7%72,373 6.4%318,363 43.2%
Sources: ACS 2016-2020 B25070 and B25091
51 BLACK WOLF
COMPREHENSIVE PLAN
GOALS AND OBJECTIVES
GOAL #1
To encourage the development of carefully sited
single-family, owner-occupied housing
in locations that preserve agricultural land and
areas.
►Agricultural Impact Encouraging
residential development in areas that will
have minimal impact on agricultural land
and are platted based on the Town of
Black Wolf’s Subdivision Ordinance.
►Subdivisions Review the Town of Black
Wolf Zoning and Subdivision Ordinance to
determine the viability of new subdivisions
in the low and medium density areas to
follow agricultural type subdivisions..
GOAL #2
To ensure the quality of short-term housing
rentals operating within the Town of Black
Wolf is adequate for protecting public health,
safety, and general welfare within the
neighborhood.
21.8%
7.6%
17.9%
6.7%
15.4%
2.4%
11.2%
8.3%
6.3%
2.4%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
Figure D-5: Age Distribution of Housing Units
Year House Was Built
52BLACK WOLF
COMPREHENSIVE PLAN
HOUSING PROJECTIONS
The Town of Black Wolf is projected to
experience gradual growth in households from
979 in 2010 to 1,145 by 2040.
Average household size is expected to decline
slightly from 2.5 persons per household in 2010
to 2.36 by 2040, reflecting state and national
trends of smaller households.
Compared to Winnebago County and Wisconsin,
Black Wolf's household sizes remain slightly
higher, indicating a more family-oriented
community.
OCCUPANCY AND VACANCY
CHARACTERISTICS
Black Wolf has 1,140 total housing units, with
84.6% occupied and 15.4% vacant.
Owner-occupied housing dominates the market
at 80.6%, far exceeding renter-occupied units
at 3.9%.
Vacant housing includes:
►Seasonal Use: 6.8%, suggesting a small
share of recreational properties.
►Rented but not occupied and other vacant
units: 3.3% and 2.4%, respectively.
$2
3
2
,
6
0
0
$1
5
8
,
4
0
0
$1
8
9
,
2
0
0
$-
$50,000
$100,000
$150,000
$200,000
$250,000
Black Wolf Winnebago County Wisconsin
Figure D-6 Median Value of Owner
Occupied Homes, 2016-2020
Median Housing Value
$9
0
9
$7
8
4
$8
7
2
$720
$740
$760
$780
$800
$820
$840
$860
$880
$900
$920
Black Wolf Winnebago County Wisconsin
Figure D-7: Median Rent, 2016-2020
Median Rent
53 BLACK WOLF
COMPREHENSIVE PLAN
OCCUPANCY AND VACANCY
CHARATERISTICS CONTINUED...
The homeowner vacancy rate is 2.0%, higher
than Winnebago County (0.9%) and Wisconsin
(1.0%).
Rental vacancy is reported at 0.0%, indicating
very limited rental housing options in the town.
HOUSING TYPES
Housing in Black Wolf is overwhelmingly single-
family detached units (98.8% of total housing),
reflecting a rural and low-density character.
Multi-family housing (2–9 units) and mobile
homes make up less than 1% each, showing
very little housing diversity.
By comparison:
Winnebago County and Wisconsin have a more
diverse housing mix, with 34.1% and 33.4%
of housing units as multi-family or alternative
types.
HOUSING AFFORDABILITY
Housing affordability is generally better in
Black Wolf compared to Winnebago County and
Wisconsin:
11% of homeowners with a mortgage face
unaffordable housing costs (compared to 12.4%
countywide and 12.7% statewide).
Only 3.5% of homeowners without a mortgage
face affordability issues (lower than the state at
6.4%).
Renter affordability is less of a concern, with
just 2.8% of renters experiencing cost burdens,
compared to 41.3% in Winnebago County and
43.2% statewide.
These figures suggest housing in Black
Wolf is relatively affordable, particularly for
homeowners.
HOUSING VALUES AND INCOME
Median housing values in Black Wolf are
$232,600, significantly higher than:
Winnebago County ($158,400)
Wisconsin ($189,200)
Median household incomes are also higher in
Black Wolf, at $90,900 compared to $72,400
in Winnebago County and $72,200 statewide.
This higher housing value-to-income ratio
indicates a stable, affluent community with
relatively high housing demand.
CONCLUSION
The Town of Black Wolf’s housing stock is
predominantly single-family detached homes,
with very limited rental or multi-family
housing options, and a homeowner vacancy
rate of 2.0%. While housing affordability is
not a significant issue for homeowners, the
absence of rental vacancies highlights a lack
of rental opportunities, which could impact the
town’s ability to attract younger households or
workers. With projected growth in households,
a declining household size, and higher housing
values compared to the county and state, there
is an opportunity to diversify housing types and
address future needs while maintaining the
town’s rural character.
07
UTILITIES AND
COMMUNITY
FACILITIES
55 BLACK WOLF
COMPREHENSIVE PLAN
RECOMMENDATIONS
►Review annually the EMS contract with the
City of Oshkosh or any other EMS provider.
►Communicate with the Winnebago
County Sheriff Department at a minimum
bi-annually regarding the status of
community safety.
►Review the requests for equipment
upgrades made by the Van Dyne Fire
Department as part of the Town of Black
Wolf’s annual budget development.
►Review the waste management contract on
a biennial basis.
GOALS AND OBJECTIVES
GOAL #1
Provide community facilities and services that
are well sufficient for the needs of the
residents of the Town of Black Wolf, working
with the private sector and surrounding
communities when beneficial.
►Maintain public safety and emergency
services through intergovernmental or
private sector arrangements.
►Maintain the intergovernmental service
with the Winnebago County Sheriff
Department for police protection.
►Maintain the high quality fire service
provided by Van Dyne Fire Department.
►Assure access to timely and consistent
waste management services.
Utility Provider Analysis
Water Private wells. No community system Residents should periodically monitor
private wells
Wastewater Black Wolf Sanitary District and private
onsite systems
The Black Wolf Sanitary Districts consist of
sewer pipes that serve the properties along
Lake Winnebago and USH45. Sewage is
transported to the City of Oshkosh
Treatment Plant. The contracted agreement
with the City of Oshkosh is for 8 hookups per
year and unused annual hookups can be
banked up to 20 per year
TOWN OF BLACK WOLF UTILITIES AND COMMUNITY FACILITIES
07
UTILITIES AND COMMUNITY FACILITIES
BLACK WOLF
COMPREHENSIVE PLAN 56BLACK WOLF
COMPREHENSIVE PLAN
Collection System None N/A
Treatment Plant None N/A
On-Site Stormwater Roadside ditches and private detention
areas regulated by the Winnebago
County Erosion Control and Storm
Water Management Ordinance
Roadside ditches and detention ponds
may need to be dredged to maintain
capacity
Regional Stormwater Not sufficient density to justify
Regional Storm Water Facility
The Town of Black Wolf is exempt from
NR216 Stormwater Management
regulations
Waste Management Contracted service with Private vendor Weekly pickup. Contract reviewed
annually
Recycling Contracted service with private vendor Weekly pickup. Contract reviewed
annually
Electricity Wisconsin Public Service As Needed
Natural Gas Wisconsin Public Service As Needed
Telecommunications
Land Line As Contracted by Citizen As Needed
Wireless As Contracted by Citizen As Needed
Internet As Contracted by Citizen As Needed
Cable As Contracted by Citizen As Needed
Fiber Optics As Contracted by Citizen As Needed
Emergency Services
Police Winnebago County Sheriff Department As Needed
Fire Service Van Dyne Fire Department Department needs to be reviewed at the
time of Annual budget review. Daytime
volunteers are always needed
EMS/Ambulance Contracted with the City of Oshkosh Professional service that will continue into
the future
Judicial Services
Courts Winnebago County The County judicial system will expand as
needed
Jail Winnebago County The County jail facilities will expand as
needed
Educational Services
Public Schools Oshkosh Area School District Lakeside Elementary School is located in
the Town of Black Wolf. Students in
Middle and High School attend facilities in
the City of Oshkosh
Private Schools Private and parochial schools are
located in adjacent communities
N/A
Technical Colleges Fox Valley Technical College Campuses in Oshkosh serve for job
training needs in the area
Colleges/Universities University of Wisconsin Oshkosh Provides higher education to area
residents
Public Library City of Oshkosh Provides services available to Town of
Black Wolf residents
57 BLACK WOLF
COMPREHENSIVE PLAN
Parks Lions Park (Van Dyne Lions Club) Nagy
Park (Black Wolf Boat Landing)
Winnebago County
Located on Lone Elm rd and CTH R
Located at 6850 USH 45
Trails None
Golf Courses Far Vu Golf Course and Oshkosh
Country Club
Public 18 hole golf course located on CTH
R Semi-private 18 hole golf course located
on USH 45
Town Hall Black Wolf Town Hall 380 E. Black Wolf
Ave.
The Town Hall is handicapped accessible,
has a larger and small meeting room, an
office area and a full kitchen
Civic Groups Van Dyne Sportsmans Club Offers trap shooting, skeet, and rifle
range
Landfill Winnebago County Refuse is contracted and sent to the
Winnebago County Landfill and recycling
center
Churches None
Cemeteries Oaklawn New Elm Evangelical, Knack
Wilhelmina St John's
Private facilities in other communities and
in-home daycare
Child Care None
Post Office City of Oshkosh US Postal Service
Health Care Ascension Medical Services, Aurora
Medical Services, Theda
Care/Froedtert Services
Located in Oshkosh Provides
inpatient/outpatient services, clinic care,
and specialty services.
58BLACK WOLF
COMPREHENSIVE PLAN
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08
ECONOMIC
DEVELOPMENT
62BLACK WOLF
COMPREHENSIVE PLAN
RECOMENDATIONS
Adopt a set of criteria for evaluating new or
expanding commercial development by
2025.
GOALS AND OBJECTIVES
GOAL #1
Continue to maintain the Town of Black Wolf’s
rural character through the encouragement of
agricultural operations, existing businesses,
small home-based businesses, and selective
location of commercial uses that do not conflict
with surrounding land uses.
►Compatibility: Maintain compatibility
between existing business use and
residential uses and minimize negative
impacts of new commercial development.
►Business Promotion: Support expansion of
existing businesses.
►Commercial Development: Review
proposed new or expanding commercial
development based on a set of criteria
that includes but is not limited to highway
access, safety of ingress and egress,
conflict with existing land use, traffic
volumes, hours of operation, landscaping
requirements and signage.
►Zoning Changes: Do not allow zoning
changes creating new commercial or
industrial districts outside of the sewered
area.
►Industrial Development: Discourage
industrial development within the Town of
Black Wolf.
BACKGROUND INFORMATION
ANALYSIS OF ECONOMIC BASE
►Crop farming is a viable business and
should be protected. Agricultural lands
and pasture areas constitute a significant
amount of Black Wolf’s total land area.
►The Town of Black Wolf has a number of
smaller businesses with a small to
moderate number of employees.
TYPES OF NEW BUSINESSES DESIRED
►To serve existing residences, the Town
of Black Wolf favors businesses and
office uses that meet the needs of
its constituents. Types of businesses
may be retail, service and restaurant
establishments.
INFRASTRUCTURE
►The Town of Black Wolf is capable of
providing public sewer to commercial
properties within the Black Wolf Sanitary
district. Other infrastructure, such as
electrical, telephone service, internet, and
natural gas is available.
08
ECONOMIC DEVELOPMENT
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65 BLACK WOLF
COMPREHENSIVE PLAN
REGULATORY ISSUES
The Town of Black Wolf seeks to strike a balance
between the needs of businesses expanding or
locating in the community and the needs of the
community residents. Zoning and building codes
help to ensure the health, safety, and welfare
of the community are regularly updated and
enforced.
BACKGROUND INFORMATION
The Town of Black Wolf demonstrates strong
income and employment characteristics
compared to county and state averages.
Median household income in Black Wolf
grew significantly by 27.9% between 2008-
2012 and 2016-2020, reaching $86,250,
surpassing both Winnebago County ($59,947)
and Wisconsin ($63,293). Similarly, the town's
median family income of $95,921 in 2016-
2020 reflects a 10.9% increase over the earlier
period, outpacing the county and state. Black
Wolf boasts a highly educated population,
with 95.8% of residents holding a high school
diploma or higher, and 37.3% achieving a
bachelor's degree or higher, both exceeding
state and county averages. Poverty rates have
also declined, with just 2.1% of residents below
the poverty line compared to 11% in Winnebago
County and Wisconsin overall.
Employment data reveals that Black Wolf has
a diverse workforce with key industries in
manufacturing, educational and health services,
and retail trade, collectively accounting for over
60% of employment. Manufacturing stands out
as a major economic driver, providing 21.6%
of jobs with a median income of $61,000,
well above county and state averages. The
labor force participation rate of 57.9% is
slightly lower than the county and state but
reflects a smaller population base and a higher
proportion of retired individuals. Black Wolf’s
unemployment rate remains impressively low
at 0.7%, highlighting economic stability and
opportunities for residents. Overall, the town’s
robust economic and demographic indicators
support a high quality of life and sustained
growth potential for future planning efforts.
ASSESSED VALUE
The Assessed Value Per Acre and Total
Assessed Value Per Acre Maps above highlight
variations in assessed land values, with higher
values predominantly located near Lake
Winnebago and along key transportation
corridors. These areas reflect greater
desirability for residential, recreational, and
potential commercial use. The distribution of
land values across the town offers insights into
areas with strong economic potential and
opportunities for targeted development or
conservation efforts.
Table E-1: Labor Force, 2016-2020
Black Wolf Winnebago County Wisconsin
Estimate %Estimate %Estimate %
Population 16 and over 2,089 100.0%139,430 100.0%4,659,582 100.0%
In labor force 1,210 57.9%91,454 65.6%3,096,518 66.5%
Civilian labor force 1,210 57.9%91,354 65.5%3,093,131 66.4%
Employed 1,196 57.3%88,638 63.6%2,983,277 64.0%
Unemployed 14 0.7%2,716 1.9%109,854 2.4%
Armed Forces 0 0.0%100 0.1%3,387 0.1%
Not in labor force 879 42.1%48,471 34.8%1,586,015 34.0%
66BLACK WOLF
COMPREHENSIVE PLAN
Table E-2: Employment by Industry, 2016-2020
Black Wolf Winnebago County Wisconsin
Estimate %Median Income Estimate %Median Income Estimate %Median Income
Civilian employed population
16 years and over 1,196 100%$ 48,846 88,638 100%$ 38,477 2,983,277 100%$ 39,843
Agriculture, forestry, fishing
and hunting, and mining 17 1.4%#VALUE!631 0.7%$ 27,472 64,295 2.2%$ 31,434
Construction 48 4.0%$ 39,405 4,041 4.6%$ 46,548 175,919 5.9%$ 48,755
Manufacturing 258 21.6%$ 61,000 20,955 23.6%$ 51,631 537,489 18.0%$ 47,670
Wholesale trade 32 2.7%$ 50,500 2,579 2.9%$ 45,841 79,736 2.7%$ 50,268
Retail trade 208 17.4%$ 33,125 10,477 11.8%$ 23,388 327,578 11.0%$ 25,324
Transportation and
warehousing, and utilities 25 2.1%$ 61,094 3,501 3.9%$ 43,826 138,676 4.6%$ 47,907
Information 45 3.8%$ 31,118 1,229 1.4%$ 40,047 47,567 1.6%$ 46,273
Finance, insurance, real estate,
and rental and leasing 54 4.5%$ 67,813 5,019 5.7%$ 44,415 182,437 6.1%$ 51,209
Professional, scientific,
management, administrative,
and waste management
services
102 8.5%$ 60,417 7,635 8.6%$ 38,615 256,866 8.6%$ 44,980
Educational, health and social
services 269 22.5%$ 53,068 18,679 21.1%$ 33,860 697,836 23.4%$ 38,418
Arts, entertainment,
recreation, accommodation
and food services
53 4.4%$ 10,750 7,264 8.2%$ 12,698 245,606 8.2%$ 14,584
Other services (except public
administration)33 2.8%$ 20,938 3,441 3.9%$ 30,620 125,507 4.2%$ 29,811
Public administration 52 4.3%$ 54,306 3,187 3.6%$ 52,131 103,765 3.5%$ 53,323
Table E-3: Employment by Occupation, 2016-2020
Black Wolf Winnebago County Wisconsin
Estimate %Median Income Estimate %Median Income Estimate %Median
Income
Employed civilian population 16
years and over 1,196 100%$48,846 88,638 100%$ 38,477 2,983,277 100%$ 39,843
Management, business, science,
and arts occupations 528 44.1%$ 61,759 29,953 33.8%$ 53,428 1,110,652 37.2%$ 56,032
Service occupations 91 7.6%$ 21,625 14,570 16.4%$ 17,892 482,609 16.2%$ 19,851
Sales and office occupations 334 27.9%$ 34,219 20,120 22.7%$ 32,976 604,533 20.3%$ 33,586
Natural resources, construction,
and maintenance occupations 96 8.0%$ 56,875 6,039 6.8%$ 46,299 254,428 8.5%$ 44,825
Production, transportation, and
material moving occupations 147 12.3%$ 33,750 17,956 20.3%$ 39,082 531,055 17.8%$ 36,005
09
INTERGOVERNMENTAL
COOPERATION
68BLACK WOLF
COMPREHENSIVE PLAN
RECOMMENDATIONS
The Town of Black Wolf will submit its updated
and adopted Comprehensive Land Use
Plan to Winnebago County for inclusion into the
Winnebago County Land Use Plan.
A representative from the Town Board will attend
all meetings regarding updates to the
City of Oshkosh boundaries that impact land
within the Town.
GOALS AND OBJECTIVES
GOAL #1
Foster mutually beneficial working relationships
with surrounding units of government.
►Emergency Response: Coordinate
emergency response services with
Winnebago County Emergency
Management, Winnebago County Sheriff
Department, Van Dyne Fire Department,
and City of Oshkosh Fire Department.
►School District: Maintain open
communication with the Oshkosh Area
School District regarding Lakeside school.
►Intergovernmental Coordination:
Coordinate the implementation of the Town
of Black Wolf’s Comprehensive Plan with
surrounding Towns, City of Oshkosh, and
Winnebago County.
►Boundary Agreement: Review and work
with the City of Oshkosh regarding updates
to the boundary agreement.
BACKGROUND INFORMATION
GUIDELINES FOR
INTERGOVERNMENTAL COOPERATION
►Wisconsin State Statutes provide
guidelines for intergovernmental
cooperation and boundary agreements
between municipalities. This statute
enables adjoining communities to enter
into agreements that will benefit all.
►Mutual aid agreements are a type of
intergovernmental cooperation. For
example, fire departments use this method
to extend fire protection from one
municipality to another. The advantage is
each fire department can share equipment
and manpower.
►Boundary agreements are typically found
in urbanizing areas where there is a desire
on the part of adjacent municipalities
to agree on where each municipality
will provide services. These agreements
contribute to better planning and the
efficient and economical provision of
municipal services. Boundary agreements
should periodically be reviewed.
09
INTERGOVERNMENTAL COOPERATION
69 BLACK WOLF
COMPREHENSIVE PLAN
BACKGROUND INFORMATION
CONTINUE...
TOWNS, VILLAGE AND CITY
Town of Black Wolf shares common boundaries
with the Town of Friendship in Fond du
Lac County, the Towns of Nekimi and Algoma in
Winnebago County, and the City of
Oshkosh. Black Wolf is served by the Van Dyne
Fire Department and a contractual EMS
agreement with the City of Oshkosh Fire
Department. These ongoing relationships are
anticipated to continue into the future.
SCHOOL DISTRICT
The Oshkosh Area School District covers the
entire Town of Black Wolf. Bussing is
available for all children within the Town of
Black Wolf.
The potential impact of planned and future
growth and development in Black Wolf could
affect school district enrollments.
WINNEBAGO COUNTY
Winnebago County provides specialized services
to the Town of Black Wolf. The Town
and County actively cooperate in the area of
county highway maintenance and
improvement projects. The Winnebago County
Planning Department has several areas of
jurisdiction in terms of administering and
enforcing shore land-floodplain, subdivision,
and sanitary permits and enforcement of
sanitary ordinances throughout Black Wolf. The
Land and Water Conservation Department has
erosion control and stormwater
management responsibilities in the town. The
Health Department and Human Services
Department perform various activities,
enforcement and special service programs for
eligible town residents.
EMERGENCY RESPONSE
The Town of Black Wolf is served by Winnebago
County emergency response dispatch
for Winnebago County Sheriff Department, Van
Dyne Fire Department, the City of
Oshkosh Fire Department EMS, and Winnebago
County Emergency Management.
EAST CENTRAL WISCONSIN REGIONAL
PLANNING COMMISSION (ECWRPC)
The Town of Black Wolf is within the ECWRPC’s
jurisdiction.
The Town of Black Wolf is part of the
Metropolitan Planning Organization (MPO) for
the
Oshkosh Urbanized Area. Because it is within
this jurisdiction, ECWRPC prepares a
“Long range Transportation/Land Use Plan for
the Oshkosh Urbanized Area, ECWRPC
2006. This plan identifies the location of the
BlackWolf Sanitary District #1 sewer
service area boundary
STATE OF WISCONSIN
Wisconsin Department of Transportation
(WDOT): The Town of Black Wolf is within
the WDOT’s Northeast Region, with offices in
Green Bay. The Town of Black Wolf engages in
discussion and planning activities for projects
within the WDOT.
Department of Natural Resources (DNR): The
Town of Black Wolf communicates with the DNR
as issues arise regarding rules, regulations and
enforcement.
70BLACK WOLF
COMPREHENSIVE PLAN
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