Abbotsford (profile as of mid 2002)

Clark and Marathon Counties

Population: 1,956

Highway 29 expansion completed: November 1999

Located off the new Highway 29 bypass, Abbotsford is surrounded by many dairy farms and cheese factories. Local entertainment includes skiing, snowmobiling, a movie theatre, and various community activities.

Community Perception of the Highway Improvement

The City of Abbotsford expressed a variety of concerns regarding the highway expansion project. The majority of the concerns were business related because of the community's emphasis on maintaining a viable economy. Access into Abbotsford was very important and there was concern about the location of the access routes into the community. As a result, three routes into Abbotsford were built and the community was satisfied with the outcome.

A new travel plaza located on the recently annexed land in Abbotsford. (2002)

There was also concern about the alignment of the highway bypass. The City of Abbotsford preferred to locate one of the interchanges north of the existing Highway 29 corridor because the exit ramps would be within the city limits. However, a decision was reached to place the bypass on the south side of Highway 29, between the communities of Abbotsford and Colby. This location of the bypass was not within the municipal boundaries of either Abbotsford or Colby, resulting in annexation concerns over the land.

Both Colby and Abbotsford wanted to annex the property near the bypass for economic development. After many meetings and discussions between the two communities, the alignment of the bypass was finalized. Land uses were resolved when approximately 50% of the land in the southeast quadrant was annexed by the City of Abbotsford and the other half was annexed by the City of Colby. The interchange provided access to both properties.

Currently, neither municipality has annexed the remaining southwest quadrant of property near the interchange If Abbotsford annexes the land, it is most likely to become a mix of residential and industrial uses. Both cities agreed to meet to discuss annexation issues in the near future.

McDonalds and this gas station located near the Abbotsford bypass. (2002)

Although negotiations with other municipalities have been difficult at times, Abbotsford stressed the importance of working together with all involved parties including the City of Colby, Chamber of Commerce, and the school district to create a cooperative plan.

Current Development

The step toward development to take place in Abbotsford was the annexation of land near the bypass into the city limits. Shortly after the annexation, the community began to see development. A convenience store (which includes a McDonalds, a gas station, and a car wash) located on the north side of the bypass. Sleep Inn motel and truck stop located on the south side of the bypass.

Badger State Western, a transport company, expanded near the west interchange because it provided good access to Highway 29. Badger State Western's original building is still in use and is located south of the Abbotsford bypass.

Northwest Trucks is located in the northeast quadrant of the bypass. The company has recently expanded and plans to increase its business exposure by purchasing additional signage along the bypass.

Local officials attribute these developments in Abbotsford to the improved safety, speed, and convenience of the highway bypass and expansion project. The convenience store location was directly related to the increases in traffic generated by the highway expansion.

The City of Abbotsford has upgraded its entire water and sewer systems. One factor in the upgrading the municipal water systems was the highway expansion project's potential to help spur future economic development. The City took a proactive approach in planning for the impacts of the highway improvement. The map on the following page illustrates Abbotsford's establishments by business type.

Figure 2 City of Abbotsford Businesses

[Alt text: Figure 2. Map of Abbotsford illustrating the location of the city's establishments by business type in relation to state highways and county streets as of mid 2002. Most were located away from the Highway 29 interchange. (2002)]

Proposed Development

Although an official land use plan for Abbotsford has not been adopted, City officials have already agreed on the basic elements of the plan. The west and north boundaries of Abbotsford will become residential, and the East and South side of Abbotsford will be reserved for commercial development. Existing land south of the planned residential development (along and near the bypass) has yet to be determined.

Residential development is also planned at the north end of the city, directly along the east side of State Trunk Highway 13. Behind the residential development, the City also has plans for commercial or industrial development. With more traffic on STH 13 leading to Medford, the City believes this area is another prime location for development.

Abbotsford has always been a bedroom community for people working in and near Wausau, Medford, and Marshfield. With the increased speed limit and faster travel times, more people are willing to live in Abbotsford and commute daily (30-minute drive) to other work sites. In response to the demand for housing, Abbotsford has developed more residential lots. Currently, there is an existing 28-lot development in the northwest corner of Abbotsford. If needed, this residential area can be expanded to 54 lots. Other areas are planned for more residential development but the land has not been acquired at this time.

It is important to note that Abbotsford has not formally designated specific land uses for commercial, industrial and manufacturing development in its planning process. The community feels that this will provide it with flexibility in offering more locations for commercial or manufacturing facilities. The following map illustrates planned land use in Abbotsford.

Figure 3 City of Abbotsford Planned Development

Property Values

The property along the corridor has increased in value. The increase has been very similar to that in Colby, where property close to the bypass has increased in value faster than property further away from the corridor. Since only a few parcels have been sold along the highway, it is difficult to assess how properties

in the long term may have been impacted by the highway improvement. However, property assessors estimated the current property value for the Sleep Inn Motel to be $2.5 million. The assessor also speculated that some land parcels north and south of Highway 29 could have a value of $3 per square foot, which is reportedly higher than values elsewhere in the community (although firm data on the magnitude of this difference is not available).

Additional Comments

The highway improvement has attracted interest from several large-scale light industrial companies. Before the highway expansion, the community received one or two inquiries about industrial development on an annual basis. With completion of the highway improvements, prospects and interest for industrial development have nearly doubled.

There were a few negative economic impacts related to the highway improvement. Two highway-oriented businesses, Mr. B's, a convenience store, restaurant, and gas station, located on old Highway 29, and Petro Pantry, a convenience store located at the intersection along Highway 29, have gone out of business.

Sleep Inn is located on the sout side of the bypass. (2002)

Although Abbotsford lost a few businesses during the highway construction period, the (previously shown) profiles of current and proposed development indicate that highway expansion has created many more new business opportunities for the community.