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HomeMy WebLinkAbout018-1018-80-060 - ST. CROIX COUNTY WISCONSIN movie ZONING OFFICE ST. CROIX COUNTY GOVERNMENT CENTER - -._--- —° 1101 Carmichael Road Hudson, WI 54016-7710 (715) 386-4680 • Fax (715)386-4686 June 10,2002 File Ref: 08-02 Ulferts Family Trust Atten: Ronald C. Bonte 1011 170`h Street Hammond, WI 54015 Re: Board of Adjustment Decision Dear Mr. Bonte: The St. Croix County Board of Adjustment has reviewed your request for a special exception for a golf course in the Ag/Residential District and has approved this application with conditions. The enclosed document is the formal decision regarding your application. Should you have any questions or concerns,please do not hesitate in contacting me. j:zy, #4.24 Steve Fisher Zoning Director dz Enclosure C: Clerk, Town of Hammond File Parcel #: 018-1018-80-060 01/29/2014 09:01 AM PAGE 1 OF 1 Alt. Parcel#: 09.29.17.139A-15 018-TOWN OF HAMMOND Current X ST. CROIX COUNTY, WISCONSIN Creation Date Historical Date Map# Sales Area Application# Permit# Permit Type #of Units 03/10/2010 00 0 Tax Address: Owner(s): O=Current Owner, C=Current Co-Owner RONDI BONTE, LLC O-RONDI BONTE, LLC 1070 170TH ST HAMMOND WI 54015-4818 Property Address(es): *= Primary Districts: SC=School SP=Special Type Dist# Description SC 2422 SCH D ST CROIX CENTRAL SP 1700 WITC Notes: NEW FOR 2011;TAKES PTS 018-1018-90-000 (1396)&018-1018-80-050(139A-10); REMAINDERS 018-1018-80-060 (139A-15)& Legal Description: Acres: 0.000 CSM 24-5690 018-1018-90-100(1396-10) SEC 09 T29N R1 7W PT SW TO PHEASANT RIDGE XC PT TO CSM- Parcel History: 24-5690 Date Doc# Vol/Page Type 11/29/2012 968434 WD (�Tlf 07/05/2007 855070 TD 07/05/2007 855069 QC 05/06/2003 720313 9/59 PLAT more... Plat: '=Primary Tract: (S-T-R 401/4 1601/4) Block/Condo Bldg: "09-059-PHEASANT RIDGE 1 ST 33/54 2003 09-29N-17W SW SW 2013 SUMMARY Bill#: Fair Market Value: Assessed with: 226091 Use Value Assessment Valuations: Last Changed: 05/20/2013 Description Class Acres Land Improve Total State Reason COMMERCIAL G2 23.200 121,300 204,200 325,500 NO 10 AGRICULTURAL G4 13.000 2,700 2,700 NO UNDEVELOPED G5 1.000 50 0 50 NO Totals for 2013: General Property 37.200 124,050 204,200 328,250 Woodland 0.000 0 0 Totals for 2012: General Property 37.200 124,050 206,300 330,350 Woodland 0.000 0 0 Lottery Credit: Claim Count: 0 Certification Date: Batch#: Specials: User Special Code Category Amount Special Assessments Special Charges Delinquent Charges Total 0.00 0.00 0.00 Parcel #: 018-1018-50-050 01/29/2014 09:00 AM PAGE 1 OF 1 Alt. Parcel#: 09.29.17.136A 018-TOWN OF HAMMOND Current 1XI ST. CROIX COUNTY, WISCONSIN Creation Date Historical Date Map# Sales Area Application# Permit# Permit Type #of Units 00 0 Tax Address: Owner(s): O=Current Owner, C=Current Co-Owner RONDI BONTE, LLC O-RONDI BONTE, LLC 1070 170TH ST HAMMOND WI 54015-4818 Property Address(es): '= Primary Districts: SC=School SP=Special Type Dist# Description SC 2422 SCH D ST CROIX CENTRAL SP 1700 WITC Notes: Legal Description: Acres: 0.000 SEC 09 T29N R1 7W PT SE NW EXC PT TO PHEASANT RIDGE 1ST Parcel History: Date Doc# Vol/Page Type 11/29/2012 968434 WD 07/05/2007 855070 TD 07/05/2007 855069 QC 05/06/2003 720313 9/59 PLAT more Plat: "=Primary Tract: (S-T-R 40'x.160'/4) Block/Condo Bldg: *N/A-NOT AVAILABLE 09-29N-17W SE NW 2013 SUMMARY Bill#: Fair Market Value: Assessed with: 226088 227,000 Valuations: Last Changed: 12/10/2008 Description Class Acres Land Improve ` Total State Reason COMMERCIAL G2 39.290 156,80 125,000 281,800 NO Totals for 2013: General Property 39.290 156,800 125,000 281,800 Woodland 0.000 0 0 Totals for 2012: General Property 39.290 156,800 125,000 281,800 Woodland 0.000 0 0 Lottery Credit: Claim Count: 0 Certification Date: Batch#: Specials: User Special Code Category Amount Special Assessments Special Charges Delinquent Charges Total 0.00 0.00 0.00 Parcel #: 018-1018-60-050 01/29/2014 09:01 AM PAGE 1 OF 1 Alt. Parcel#: 09.29.17.137A 018-TOWN OF HAMMOND Current -'X1 ST. CROIX COUNTY, WISCONSIN Creation Date Historical Date Map# Sales Area Application# Permit# Permit Type #of Units 00 0 Tax Address: Owner(s): O=Current Owner, C=Current Co-Owner RONDI BONTE, LLC O-RONDI BONTE, LLC 1070 170TH ST HAMMOND WI 54015-4818 Property Address(es): '=Primary Districts: SC = School SP= Special Type Dist# Description SC 2422 SCH D ST CROIX CENTRAL SP 1700 WITC Notes: Legal Description: Acres: 0.000 SEC 09 T29N R1 7W PT NE SW EXC PT TO PHEASANT RIDGE 1 ST Parcel History: Date Doc# Vol/Page Type 11/29/2012 968434 WD 07/05/2007 855070 TD 07/05/2007 855069 QC 05/06/2003 720313 9/59 PLAT more Plat: '=Primary Tract: (S-T-R 401 160%) Block/Condo Bldg: 09-059-PHEASANT RIDGE 1 ST 33/54 2003 09-29N-17W NE SW 2013 SUMMARY Bill#: Fair Market Value: Assessed with: 226089 70,900 Valuations: Last Changed: 12/10/2008 Description Class Acres Lean Improve Total State Reason COMMERCIAL G2 8.260 33 55,000 88,000 NO Totals for 2013: General Property 8.260 33,000 55,000 88,000 Woodland 0.000 0 0 Totals for 2012: General Property 8.260 33,000 55,000 88,000 Woodland 0.000 0 0 Lottery Credit: Claim Count: 0 Certification Date: Batch#: Specials: User Special Code Category Amount Special Assessments Special Charges Delinquent Charges Total 0.00 0.00 0.00 Parcel #: 018-1018-70-075 01/29/2014 09:01 AM PAGE 1 OF 1 Alt. Parcel#: 09.29.17.138A-05 018-TOWN OF HAMMOND Current X ST. CROIX COUNTY, WISCONSIN Creation Date Historical Date Map# Sales Area Application# Permit# Permit Type #of Units 09/13/2011 00 0 Tax Address: Owner(s): O=Current Owner, C=Current Co-Owner RONDI BONTE, LLC O-RONDI BONTE, LLC 1070 170TH ST HAMMOND WI 54015-4818 Property Address(es): '=Primary Districts: SC =School SP= Special Type Dist# Description SC 2422 SCH D ST CROIX CENTRAL SP 1700 WITC Notes: RETIRED 2011 FOR 2012; TAKES PT 018-1018-40-000(135) & PT 018-1018-70-050(138A) FOR CSM 25-5794 Legal Description: Acres: 0.000 OUTLOT 1 018-1018-40-100 (1358) SEC 09 T29N R1 7W PT NW SW; EXC PT TO PHEASANT RIDGE 1 ST& EXC PT TO CSM Parcel History: 25-5794 Date Doc# Vol/Page Type 11/29/2012 968434 WD 09/13/2011 941451 25/5794 CSM 07/05/2007 855070 TD 07/05/2007 855069 QC more Plat: '=Primary Tract: (S-T-R 40%16oi) Block/Condo Bldg: "N/A-NOT AVAILABLE 09-29N-17W NW SW 2013 SUMMARY Bill#: Fair Market Value: Assessed with: 226090 Use Value Assessment Valuations: st Changed: 06/07/2012 Description Class Acres Lan Improve Total State Reason COMMERCIAL G2 15.850 109,8 50,000 159,800 NO AGRICULTURAL G4 3.000 7 0 0 700 NO Totals for 2013: General Property 18.850 110,500 50,000 160,500 Woodland 0.000 0 0 Totals for 2012: General Property 18.850 110,500 50,000 160,500 Woodland 0.000 0 0 Lottery Credit: Claim Count: 0 Certification Date: Batch#: Specials: User Special Code Category Amount Special Assessments Special Charges Delinquent Charges Total 0.00 0.00 0.00 FINDINGS,CONCLUSIONS,AND DECISION OF THE ZONING BOARD OF ADJUSTMENT ST.CROIX COUNTY,WISCONSIN Case: 08-02 Complete Application Received: March 15,2002 Hearing Notice Publication: Weeks of April 8 and 15, 2002 Hearing Date: April 25,2002 FINDINGS OF FACT AND CONCLUSIONS OF TAW Having heard all the testimony, considered the entire record herein, and conducted an on-site inspection,the Board finds the following facts: 1. The applicant is The Ulferts Family Trust, Agent being Ronald C. Bonte, whose address is 1011 170th Street,Hammond,WI 54015. 2. The applicant filed with the Zoning Office an application for a special exception request for a golf course in the Ag/Residential District pursuant to Section 17.15(6)(r). 3. The property is located in the W %2 of Section 9, T29N-R17W, Town of Hammond, St. Croix County,Wisconsin. 4. The Board of Adjustment found that this special exception application conforms with the requirements for granting a special exception under Section I 7.15(6)(r). 5. The Board of Adjustment found that the spirit and intent of the ordinance will be met by granting this special exception permit. DECISTON On the basis of the above Findings of Fact, Conclusions of Law, and the record herein, the Board approved the applicant's request for a special exception permit for a golf course in the Ag/Residential District and has been approved based on the following findings: 1. The plans have been designed by a professional golf course engineer and have been approved by Zoning and the Land and Water Conservation Department. 2. The Town of Hammond has recommended approval of the request. 3. The request serves a public need. 4. There were no objections to the request. 5. The spirit and intent of the ordinance would not be met by granting this variance request. With the following conditions: 1. This permit is for the Pheasant Hills golf course and uses incidental to the golf course, including the limited serving of food and beverages. Any use of the clubhouse above that mentioned shall require that the developer attempt to rezone the clubhouse and related facilities to commercial. 2. The applicant shall provide the following to the Zoning Office prior to commencing the 2 i construction of the golf course: • The type of tree species, tree height and number of trees that will be planted on the perimeter of the driving range. • The type of fence/netting that will be used in conjunction with the planting of the trees to prevent the range balls from leaving the driving range area. • Indicate the hours of operation of the golf course and driving range. 3. All lighting must be illuminated downward and is to be shielded away from neighboring properties. 4. All parking areas shall be paved with asphalt or any other dust free surface prior to the opening of the golf course. A total of 150 parking stalls were shown on the approved plans. 5. The golf course shall be constructed according to plans submitted and approved. 6. The applicant shall have the golf course architect/engineer submit proof that the plans were installed as approved. This document can be submitted in the form of an as-built or other document that county staff can review to ensure the plans were followed in accordance with the original design. 7. Prior to beginning any work,the applicant must schedule an on-site pre-construction meeting that includes the landowner, contractor, engineer, architect, DNR, and St. Croix County LWCD staff members. Items to be discussed include but are not limited to coordinating golf course and subdivision construction, construction timelines, roles and responsibilities of owner, engineer, architect, contractor, etc. 8. The applicant shall provide the name and number, including mobile phone, for the person responsible for maintenance of all erosion and sediment control practices. 9. Financial guarantees equal to 120% of construction estimates must be submitted for erosion control. Written estimates must be submitted. • Financial guarantees must be submitted and approved No construction, including earth moving, shall take place prior to approval of the financial guarantees • Guarantees will not be released until the County is satisfied that the erosion control devices are implemented as planned and until the disturbed areas are proven to be stabilized. 10. Where applicable, detention ponds shall be used as temporary sediment traps during the construction phase. The detention ponds can be rough graded to prevent the off-site migration of sediment and then finished after surrounding areas have been seeded and mulched. This is especially important for the detention ponds constructed in conjunction with the subdivision. Again, coordination between the two activities is crucial. 11. No construction shall begin until all silt fence and temporary detention ponds are in place. 12. The applicant should contact Jim Devlin,with WDNR at 684-2914 ext. 123, regarding wetland on hole#18. 13. Applicant to meet all county, state and federal regulations. 3 14. Any minor change or addition to the project, including but not limited to design of the facility, shall require review and approval by the Zoning Administrator prior to making the change or addition. Any major change or addition to the originally approved plan will have to go through the special exception approval process. 15. The applicant shall have one(1)year from the issuance of the special exception permit to commence construction. Failure to do so shall result in revocation of the special exception permit. If the special exception permit expires before construction commences, the applicant will be required to secure a new special exception permit before starting or completing construction on the project. 16. These conditions may be amended or additional conditions may be added if unanticipated conditions arise that would affect the health and/or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicant and an opportunity for a hearing. 17. Accepting this decision means that the applicant has read, understands, and agrees to all conditions of this decision. The following vote was taken to approve the request: King, yes; Rose, yes; Marzolf, yes; Chairperson Speer, yes. Motion carried. APPF,AT,RIGHTS Any person aggrieved by this decision may file an appeal in St. Croix County circuit court within 30 days after the filing date shown below, pursuant to sec. 59.694(10), Wisconsin Statutes. St. Croix County assumes no responsibility for action taken in reliance on this decision prior to the expiration of the appeal period. St. Croix County does not certify that the identity of all persons legally entitled to notice of the Board of Adjustment proceedings which resulted in this decision was provided to the County. If an appeal is taken of this decision, it is the responsibility of the appellant to submit at his/her expense a transcript of the Board of Adjustment proceedings to the circuit court, which is available from Northwestern Court Reporters, Hudson, Wisconsin. It is the responsibility of the Board of Adjustment to submit its record(file)of this matter to the circuit court. ZONING BOARD O JUSTMENT Signed: Chai ers Dated: 06/10/02 Attest: `4 Filed: 06/10/02 Zoning Director 4 St. Croix County Board of Adjustment - Hearing Date: April 25, 2002 ARTICLE # 3 Applicant: Ulferts Family Trust/agent: Ronald C. Bonte Site Address: 1011 170thStreet, Hammond, WI 54015 Parcel#: 09.29.17.133, 09.29.17.134, 09.29.17.135, 09.29.17.136, 09.29.17.137, 09.29.17.138, 09.29.17.139A, 09.29.17.1396, 09.29.17.140A Computer# 018-1018-20-00, 018-1018-30-000, 018-1018-40-000, 018-1018-50-000, 018-1018-60-000, 018-1018-70-000, 018-1018-80-000, 018-1018-90-000, 018-1019-00-000 Location: The W%of Section 9, T29N-R1 7W, Town of Hammond Zoning: Ag/Residential Zoning Ordinance Reference: Special Exception request to locate a golf course in the Ag/Residential District pursuant to Section 17.15 (6)(r). Request: The applicant requests a special exception use permit to construct an 18-hole golf course and uses incidental to the golf course. Exhibits: 1)Staff Report, 2)Application for special exception with narrative, 3) Copy of the golf course layout plan, 4) Letter from the Army Corp of Engineers, dated February 14, 2002 5) LWCD review letter, dated April 16, 2002 6)Zoning Map BACKGROUND: The applicant requests a special exception use permit to construct an 18-hole golf course named Pheasant Hills and uses incidental to the golf course. The applicant indicated that the golf course would be constructed in two phases. The first phase includes the construction of the first nine holes and the driving range. The second phase includes the construction of the final nine holes. The applicant is proposing to open the front nine holes sometime during the summer of 2003. The applicant intends to petition to rezone Lot 33 from agriculture residential to commercial for a clubhouse. The clubhouse would serve the golfing clientele and the public. Other proposed uses for the clubhouse include a bar, restaurant,wedding receptions, banquets and meetings. If the applicant is not successful with the rezoning petition for Lot 33, then the structure would serve the golfing clientele selling green fees, beverages, pizza and sandwiches. The landscaping associated with the golf course includes seeding all fairways and greens and planting up to 25,000 trees and shrubs. The applicant designated on the site plans 150 parking stalls which will be paved. All lighting is proposed to be shielded downward. The applicant's golf course architect indicated on the plans that trees and fencing will be provided around the driving range. LAND AND WATER CONSERVATION DEPARTMENT REVIEW AND DNR In a letter dated April 16, 2002, Pete Kling, Land Use Specialist with the Land and Water Conservation Department submitted comments regarding the request(see exhibit 5). A copy of the application was sent to the Department of Natural Resources on April 5, 2002. No response has been received. The Army Corps of Engineers has responded to the application and have not objections to the request, as stated in a letter dated February 14, 2002. SITE REVIEW The site is located on 170th Street in Hammond. The adjacent properties are zoned ag/residential. Access to the site will be via 170th Street. The golf course borders the Pheasant Ridge subdivision. The subdivision will consist of eighty residential lots. The plat has received preliminary approval. TOWN BOARD COMMENTS A copy of the application was sent to the Town of Hammond on April 5, 2002. No response has been received. STAFF SUMMARY The Board of Adjustment must stipulate findings to support their special exception decision (for approval or denial). The Board of Adjustments may want to consider the some of the following conditions if the permit is granted: 1. This permit is for the 4WHills golf course and uses incidental to the golf course, including the limited serving of food and beverages. Any use of the clubhouse above that mentioned shall require that the developer attempt to rezone the clubhouse and related facilities to commercial. 2. The applicant shall provide the following to the Zoning Office prior to commencing the construction of the golf course: • The type of tree species, tree height and number of trees that will be planted on the perimeter of the driving range. • The type of fence/netting that will be used in conjunction with the planting of the trees to prevent the range balls from leaving the driving range area. • Indicate the hours of operation of the golf course and driving range. 3. All lighting must be illuminated downward and is to be shielded away from neighboring properties. 4. Board of adjustment shall review the number of parking spaces allocated to ensure that there is an adequate number of parking stalls. All parking areas shall be paved with asphalt or any other dust free surface prior to the opening of the golf course. 5. The golf course shall be constructed according to plans submitted and approved. 6. The applicant shall have the golf course architect\engineer submit proof that the plans were installed as approved. This document can be submitted in the form of an as-built or other document that county staff can review to ensure the plans were followed in accordance with the original design. 7. Prior to beginning any work, the applicant must schedule an on-site pre-construction meeting that includes the landowner, contractor, engineer, architect, DNR, and St. Croix County LWCD staff members. Items to be discussed include but are not limited to coordinating golf course and subdivision construction, construction timelines, roles and responsibilities of owner, engineer, architect, contractor, etc. 8. The applicant shall provide the name and number, including mobile phone, for the person responsible for maintenance of all erosion and sediment control practices. - 2 - 9. Financial guarantees equal to 120%of construction estimates must be submitted for erosion control. Written estimates must be submitted. • Financial guarantees must be submitted and approved • No construction, including earth moving, shall take place prior to approval of the financial guarantees • Guarantees will not be released until the County is satisfied that the erosion control devices are implemented as planned and until the disturbed areas are proven to be stabilized. 10. Where applicable, detention ponds shall be used_as temporary sediment traps during the construction phase. The detention ponds can be rough graded to prevent the off-site migration of sediment and then finished after surrounding areas have been seeded and mulched. This is especially important for the detention ponds constructed in conjunction with the subdivision. Again, coordination between the two activities is crucial. 11. No construction shall begin until all silt fence and temporary detention ponds are in place. 12. The applicant should contact Jim Devlin, with WDNR at 684-2914 ext. 123, regarding wetland on hole#18. 13. Applicant to meet all county, state and federal regulations. 14. Any minor change or addition to the project, including but not limited to design of the facility, shall require review and approval by the Zoning Administrator prior to making the change or addition. Any major change or addition to the originally approved plan will have to go through the special exception approval process. 15. The applicant shall have one (1)year from the issuance of the special exception permit to commence construction. Failure to do so shall result in revocation of the special exception permit. If the special exception permit expires before construction commences, the applicant will be required to secure a new special exception permit before starting or completing construction on the project. 16. These conditions may be amended or additional conditions may be added if unanticipated conditions arise that would affect the health and/or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicant and an opportunity for a hearing. 17. Accepting this decision means that the applicant has read, understands, and agrees to all conditions of this decision. - 3 - ST. CROIX COUNTY WISCONSIN ZONING OFFICE t:.� �rrrrrrrr - �.:.� RECEIVW.CR IX COUNTY GOVERNMENT CENTER - - -- 1101 Carmichael Road MAR 1 8 7(102 Hudson,WI 54016-7710 (715 386-4680 Fax(715)3864686 ST.CROIX COUNTY APPLICATION F R PTION Property owner: ITe>r S�C Agent(if not owner): Mailing address: St Mailing address: S my'e. } mma WT .5q6 I S-, d Daytime phone: (O— J a`�� ��5 Daytime phone:a)51-260 t0 Site Address: �� �b�h ` 'gym rno � UXT '5()0 1 Property location: W VaL 1/4,Sec.-9--,T. 39 N.,R.D—W.,Town of Um1V�L) Computer#: - - - Parcel#: Zoning District: �� / 1 Applicant is requesting✓✓Special Exception for: C_phSCr t r' Applications will not be accepted until the applicant has met with department staff to review the application and determine if all necessary information has been provided. Accordingly,a hearing will not be scheduled until after the pre-application meeting with staff and the application is deemed complete. To be considered complete,the application must include,at a minimum,the items listed below. After a preliminary review additional information may be needed. The application deadline is the fourth Thursday of the month prior to the month of the proposed hearing date. • A detailed written statement that specifically identifies what is being requested,including a detailed project and/or business plan. • Written arguments that justify the compatibility of the proposed use within the zoning district and the surrounding area. ❑ The applicant shall flag all applicable property/project comers and label the flags accordingly(ex."name"Special Exception-NE lot comer). Flags are available at the St.Croix County Zoning Office. ❑ A complete site plan showing at a minimum the location of all existing structures,all proposed structures,location of septic system,well,driveway,property lines,navigable water ways,wetlands,floodplains,blufflines,slopes in excess of 20%,and any other unique limiting condition of the property. ❑ The name and mailing address of all owners of property that adjoins the parcel that is the subject of the request. ❑ The County will forward your application to the respective Town. You may be asked to attend a Town meeting to discuss your application. The Town may make a recommendation to the County on or before the public hearing date. ❑ $400 application fee / I hereby petition the St. Croix County Board of Adjustments for a special exception to Section Cr of the St. Croix County 2b r".', to Ordinance and certify by my signature that all information presented herein is true and correct to the best of my knoVkledge. I further agree to withdraw this application if substantive false or incorrect information has been included. Signature Date Application accepted and complete: ! / f! a / By: Scheduled Hearing Date: 2.S / 0 —L tj p. Please see reverse side f Special Exception Request Pheasant Hills Golf Course St. Croix County, Wisconsin Request: A request for a special exception permit 17.15 6(r) by Ulferts Family Trust, 1011 170th Street, Hammond, WI 54015 (Ronald and Dine Bonte,trustees)to construct and operate a golf course. The land effected by the special exception is located: The West half of Section 9, T29N, R17W, in the Township of Hammond. The parcel contains approximately 315 acres. Project Scope and Schedule: The construction of the golf course will take place in two phases. The planned starting date would be May or June of 2002. The front nine holes of the golf course and the driving range area would have irrigation installed and be seeded in August of 2002. The opening date for the front nine holes would be June or July of 2003. in the fall of 2002, we would start the construction of the clubhouse with the opening to correspond with the golf course. The club house would be constructed on its own lot(lot ;. it will have a paved driveway and parking lot. The size and scope of the clubhouse is yet to be determined by an application that will be made in May of 2002 for commercial zoning for lot 33. If commercial zoning is accepted, the clubhouse will apply for a liquor license and serve food as well as collect green fees. It will have enough room for small wedding receptions, banquets, and meetings. If commercial zoning is not accepted,the building will be smaller and serve beer, pop, wine coolers, pizza, and sandwiches. The sanitary system is being designed by Henry Grote of Menomonie, Wisconsin. The approximate size of the drain field would compare to a 5 or 6 bedroom house if the bigger building is accepted. The smaller building would require a drain field comparable to a 3 or 4 bedroom house. Specific design will be done when the type of zoning is considered. in the spring of 2003, construction will start on the back nine holes and will be open for play in 2004. The golf course will be constructed on about half of the land with housing ccntained on the other half. } Landscape Plan: A landscaping plan is proposed for this project. Most of the grading will involve preparing a seedbed and planting grass. A few areas need cutting of dirt and fill. We are moving a small fraction of the dirt as compared to the Troy Burne project. Ponds will be shallow dug and lined with clay to hold water and serve double duty with water retention areas for the roadway design. Greens and tees will be constructed with sand and peat moss. Residential areas will be seeded down with hay. Twenty five thousand trees and bushes will be planted throughout the golf course. The well needed for irrigation purposes will need to be deeper and pump less water than a typical farm well used for center pivot irrigation. The well needs a special permit from the DNR. Aune Well Drilling will be constructing the proposed well and will submit a report on the depth, size, and water usage. I Appropriateness of Special Exception Permit: The land adjacent to the proposed golf course is used for farming and CRP purposes. Basically the golf course will be a crop of grass and trees which fits well with agricultural land. There are many golf courses in the area bordered or even surrounded by farm land. The golf course will lend itself to the natural wildlife in the area. It will add valuble green space, trees,wetlands, grass, and beauty to the surrounding area.