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III. FINDINGS AND CONCLUSIONS A. Summary Of Main Issues/Findings The site is in an area designated as an agricultural preservation area in the Town of Cottage Grove Land Use.Plan. Within such areas, recreational developments, including golf courses, are limited to less productive farmland. Approximately 70%of the project area, including nearly all of the golf course site, is on prime farmland soils. Almost half of the proposed golf course sits on hydric soils that pose severe limitations on the construction of golf fairways and greens, and could pose an environmental hazard with unregulated herbicide or pesticide use. As currently designed,the golf course fairways and greens would appear to violate at least the spirit, if not the letter, of the shoreland zoning ordinance's requirement of a 35-foot buffer strip of natural vegetation along navigable streams. Finally,the A-2 zoning requested for the proposed buffer strip between the golf course and adjacent residential development seems inconsistent with the proposed use. B. Suggested Conditions of Approval If the committee decides to approve this petition, it may wish to request the course be redesigned to avoid productive farm soils and to maintain a 35-foot buffer of natural vegetation along the two forks of the navigable stream. The committee may also wish to require the applicant to provide more information as to how soil limitations are to be overcome to address erosion and water quality issues on an ongoing basis, not just during the construction phase. The committee may also wish to seek CO-1 (Conservancy)zoning for the proposed buffer strip. The Department of Planning and Development will be happy to draft appropriate conditions at the committee's request. 5