Lesh 1

Phil Lesh

Mr. Kirsten

College English 12

28 March 2011

Rural Resort Completely Inappropriate

Thesis: The proposed Waypoint development is a potential threat to the local economy,

environment, and land use infrastructure, so the land should be restored to wilderness at the cost

of the company responsible for its most recent dessicration.

I. Attention grabber: Does the Town of Russell, population 1500, really need a private

airstrip, luxury hotel, 20 jet hangars, hangar homes, and other accessory buildings that

use up an estimated total of 44.4 acres of wetland property?

A. Arguments in support

1. increased tax base

2. improve tourism industry

B. Public outcry => Bayfield Committee for Responsible Land Use

C. Conflicts with Comprehensive Planning

D. Environmental Impacts

E. Economic Impacts

F. Thesis

II. History of the Project

A. CFS-LLC limited liability corporation from Mpls.

1. No previous development experience

2. CEO: Wendy Cariveau, President: Annalisa Cariveau

3. started cigarette-boat races in Bayfield: only connection to area

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B. Rezoning from agricultural and forestry to commercial and residential-

recreational business

1. first approved by Town of Russell Board

2. approved by Bayfield Co. Board, despite much debate and many petitions

for tabling

3. petition for rezoning reconsidered and tabled by Town of Russell

a. want more time to review compatibility with land use plan

b. also considered by Bayfield and Ashland County Boards

c. ultimately passed

4. decision brought to court

a. Committee for Responsible Land Use v. Bayfield Co. Zoning

Commission

b. project was developed without sufficient community input

c. rezoning doesn’t meet requirements of Town of Russell Land use

plan

d. project violates shore land zoning because of a possible navigable

stream

i. Public Trust Doctrine

ii. Zoning Laws

e. Circuit Court Judge Anderson reversed zoning change, back to

committee

5. stream determined non-navigable, passes Bayfield County Committee

6. DNR citations

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a. three charges, one dropped

b. failed to input erosion and runoff controls and perform inspections

c. plead no contest--pay hefty fines

7. must still get conditional use permits

B. Permits

1. apply for permit for 4000’ airstrip and 20 hangars

2. Town of Russell Board deadlocked in permit vote

3. permits eventually granted by board

4. also passed by Bayfield County Board

5. CFRLU files appeal to County Board of Adjustment

a. Board of Adjustment reverses Zoning Committee decision

b. Denies permit

III. The fact that so many citizens of the Town of Russell and the surrounding area are

opposed to this project should be enough to convince the local government it should not

become a reality.

A. immediate formation of the Bayfield Committee for Responsible Land Use

B. numerous reasons given by citizens attending board meetings against the plan

1. watershed on land flows to Pikes Creek-top rated trout stream

2. opposed to noise pollution from low-flying jets

3. not enough time for community to review plan and it impacts

4. insufficient information provided about CFS-LLC and project

IV. One of the strongest and most valid arguments presented against the proposed

development was that it was fundamentally inconsistent with the comprehensive land use

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plan by the Town of Russell.

A. would diminish rural character of area of Town of Russell

1. Board member Dave Good’s quote supporting the new residential area

B. conflicts with orderly plans of land use and development

1. Mark Wendeling quote noting inconsistencies

C. land use in the hands of residents and environmental needs

V. Land use planning is not only implemented to yield positive results for the residents of an

area, but also to keep the needs of the natural environment at the forefront of any new

development.

A. Waypoint project located on a wetland

1. CFS-LLC goal for sustainable and eco-friendly development

a. would not allow DNR to inspect building site

b. penalized for filling in wetlands

c. condensed living spaces stress water table with sewage

i. soil not suitable for massive holding tanks

ii. graph of soil quality

iii. sewage would have to be connected to Red Cliff facilities-

too small

B. property contains a tributary of Pikes Creek

C. total development will cover more than 44 acres of currently undeveloped land

1. comparison: twice the size of Duluth’s Miller Hill Mall

D. supporters maintain that economic benefits justify all else

VI. Because tourism is a major factor in the local economy, it has been assumed this airstrip

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complex that caters to upscale hobbies will be a good asset for area residents, but there

are indications that this will not be the case.

A. harm existing tourist-dependent businesses

1. noise pollution at nearby orchards will disturb the ‘peace and quiet’

2. airstrip in Russell and Madeline Island

B. roads and bridges inadequate for increased traffic

C. sanitary system will have to be extended to Red Cliff

1. waste processing facility may need to be expanded

D. police and fire departments already strained

E. all expanded provisions will come at great expense to taxpayers

1. many assume tax revenues will be increased

2. graph of cost of tax revenue for various land uses

F. construction jobs likely won’t go to locals anyway-too sophisticated

1. any jobs that go to residents will be sub-par

i. already an abundance of menial jobs in service industry

F. if venture is successful (unlikely, too out-of-the-way), costs could turn community

profit

1. similar projects will spring up

2. property taxes will shut out current residents, tourism will dominate

economy

VII. Despite many logical reasons against the Waypoint development, members of the

community persist to help keep the project in motion.

A. Review reasoning

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1. many members of the community have actively opposed Waypoint

2. County has proven inadequate judge of prudent development

3. environmental concerns have not been thought through

4. economic growth is not certain, most likely will pose more costs

B. Call to action: [yet to come up with specific suggestions; incl. awareness of land

use issues, be on planning committees, or at least attend planning meetings and

board meetings that discuss land use]

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Phil Lesh

Mr. Kirsten

College English 12

28 March 2011

Rural Resort Completely Inappropriate

Does the Town of Russell, population around fifteen hundred, really need a private

airstrip, luxury hotel, 20 jet hangars, hangar homes, and other accessory buildings that will

occupy an estimated total of 44.4 acres of wetland property? Many in support of the proposed

Waypoint development claim it will be an asset to the area, increasing economic strength.

However, this is not the only viewpoint held by local residents. As soon as the planning process

began, with a discussion by the Town of Russell about approving a zoning change, there has

been strong opposition, including the immediate formation of the community group known as the

Bayfield Committee for Responsible Land Use. This “grassroots citizens group of over 200”

(Bayfield CFRLU, par. 1) has taken an active role in prevention of inappropriate land use, a

threat of which is posed by the Waypoint project. The project is an irresponsible use of land for

multiple valid, yet only recently considered reasons. It immediately jeopardizes the surrounding

ecology, including a tributary to an important fish stream. The rural, aesthetic character of the

land, that is supposed to be protected by the Town of Russell’s recently developed land use plan,

is also in danger of being seriously diminished. Arguments in favor of the development assert

that the aforementioned losses will be minimal, as well as being justified by an increase in

tourism and tax revenues, and new job creation. While this point could be more or less sound, it

is not necessarily true. CFS LLC, the company proposing the development, has already been

fined by the Department of Natural Resources for failing to perform construction inspections and

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carelessly filling in a wetland. Economic prosperity most likely will not redeem environmental

impacts anyway, according to a study showing that the cost of every dollar earned in tax revenue

for both residential and commercial land use located outside of a municipality is actually higher

than the benefit. The proposed Waypoint development is a potential threat to the local economy,

environment, and land use infrastructure, so the land should be restored back to wilderness at the

expense of the company responsible for its most recent desecration. From this issue, people can

learn the importance of remaining informed and taking action to protect the quality of our land

and community.

Beginning with the purchase of 380 acres of wooded property on Compton Road near the

Town of Russell in 2007, CFS LLC and its proposed major development of the land has been the

subject of numerous meetings of various local government board meetings, political debates,

newspaper articles, letters to the editor, and even a handful of court cases. But what exactly is

the project, and who is really behind it? The answer to this question is not satisfactorily

complete, as not very much detailed information on the inner workings of CFS LLC or Waypoint

itself has been made public. Perhaps because there is too little to tell: Waypoint will be the first

undertaking of the Minneapolis-based limited liability corporation. This thought alone is enough

to raise the eyebrows of land use regulators and concerned citizens alike. CFS LLC is primarily

operated by the Cariveau family: Annalisa Cariveau is its president/CEO and her mother,

Wendy, is the business manager. Their only connection to the area was the introduction of the

Poker Run power boat rally held annually around the Apostle Islands, since 2005 (Bayfield

CFRLU, par. 3), which hardly constitutes a suitable relationship with the land or community.

Without any solid history to draw upon, there is not a definite way to know just how reliably this

fledgling company operates, if at all. Allowing any kind of development is risky enough,

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without the added factors of uncertainty and a complete lack of experience on the part of the

developers, especially in undertaking a project so large. Being highly controversial, and rather

mismanaged, the history of the project is quite eventful, and illustrates just how inappropriate it

is.

As described by the Bayfield Committee for Responsible Land Use:

"The Waypoint project, formerly known as Shadow Wood Landing, is a venture of CFS,

LLC, a Minneapolis based limited liability corporation with no prior development

experience. The proposed development plans for this former piece of working forest

land, located five miles south of the Apostle Islands National Lakeshore and Gaylord A.

Nelson Wilderness Area, include a private use jet capable airport, hangars, hangar homes,

private residences, a fueling station, an airplane repair-maintenance facility, and possibly

a restaurant and bar, and various other commercial concerns". (“Current Issues” par. 2)

The keystone feature of the complex, the airplane runway, is supposed to be around four

thousand feet long, capable of accommodating business class jet aircraft. This would be one

thousand feet larger than the preexisting runway located on Madeline Island (“Current Issues,”

par. 3), and substantially greater in size than the modest gravel airstrip already in the Town of

Russell. Dave Good, Clerk to the Town of Russell:

"said the plan was to cater to a "fairly upscale" clientele that was seeking an easy way to

get in and out of the area. He said the airstrip would be private, not open to the public,

and would begin as a grass strip, move up to gravel, and potentially be paved” (Olivo,

“Town of Russell”).

The total amount of land to be developed comes to around forty four acres, about twice the size

of Duluth's Miller Hill Mall (Duquette 11), for comparison.

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Constructing such a facility first requires a zoning change of the property from

Agricultural 1 and Forestry 1 to Commercial and Residential-Recreational Business, which was

recommended to the Bayfield County Board on August 12, 2008 by the Town of Russell and

approved by the Board nine days later (Olivo par. 4). This change came despite many calls from

community members attending board meetings, and even letters from the Town of Bayfield and

the Red Cliff Band of Lake Superior Chippewa, to table and review the plan more thoroughly.

Since the development is also located near Red Cliff and Bayfield, residents of the Town of

Russell will not be the only ones affected. Former Bayfield County Board member Tom Frizzell

has said: "When the land use plan was created in the Town of Bayfield, the whole community

was surveyed, and the top priority was to maintain the character of the town. We [the Town of

Bayfield] feel this development [...] is totally outside that area" (Olivo, “Town of Russell”). The

rezone was approved, but not for long.

Noting the County's hasty decision, a group of neighbors to the debated Compton Road

property, and nearby orchard and business owners, organized as the Committee for Responsible

Land Use (CFRLU). One of the first actions of the CFRLU was to bring a suit against the

County for spot zoning, approval of activity incompatible with the Land Use Plan, and failure to

apply shore land zoning regulations. The case was heard by Bayfield County Circuit Court

Judge Anderson on February, 2010, and the rezoning was overturned, on the basis of failure to

apply shore land zoning regulations. The reason for this flaw in the rezone is that there was the

possibility of the presence of a navigable stream on the property, which would then be protected

under the Public Trust Doctrine. The Doctrine, which is part of the Wisconsin constitution, gives

the state concurrent jurisdiction on all rivers, lakes, and tributaries the feed into the Mississippi

and St. Lawrence Rivers. Since Pike's Creek (of which the stream in question is a tributary)

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flows into Lake Superior, which is emptied by the St. Lawrence River, it is included under the

Public Trust Doctrine (Olivo, “Court Reverses Rezone”). Anderson, in his written statement,

noted that while the Public Trust Doctrine was originally intended to keep navigable waters open

to the public, it also: "provides citizens the opportunity to challenge the validity of legislative

action that is volatile of the trust," and he quoted a previous court decision saying that efforts by

a legislative body to "serve or advance a purely private interest to the detriment of the public

trust are invalid” (Olivo, “Judge Takes County to Task”). The proposal for rezoning the

Waypoint property was sent back to the Zoning Committee.

Since an intermittent stream on land must be determined non-navigable before it can be

developed under standard zoning, the property owned by CFS LLC was inspected by the

Wisconsin Department of Natural Resources (WDNR). The mapped stream, which crossed the

property, could not be found, resolving that particular zoning issue. The County Board approved

the 380-acre rezoning request in March of 2010. (Duquette 11). However, before this change

occurred, there was already another conflict in the development.

On September 24, 2009, CFS LLC was issued three citations from the WDNR. The case

was heard on April 26, 2010 by the Bayfield County Circuit Court.

"DNR Conservation Warden Pat Quintance issued the three citations. The citation noted

that Quintance observed no erosion control measures in place at the project that would

commonly be used to protect water resources. He also noted that there had been no

inspection report done for the project” (Olivo, “Shadow Wood Developers”).

As a result of the court hearing, CFS was required to pay $1,159.00 as part of a no-contest plea

on each of two citations; the third was dismissed. The dropped charge dealt with the failure to

meet a deadline to apply for coverage under a construction site storm water discharge permit

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before beginning land disturbance. The two violations CFS LLC was fined for were: the failure

to monitor erosion control best management practices or to maintain inspection and failure to

develop an appropriate, site-specific erosion control plan for the development (Olivo, “Shadow

Wood Developers”). It is alarming that there have already been such blatant violations of

environmental standards, especially since CFS LLC claims the project will: "embrace the

natural surroundings through thoughtful design and indigenous construction” (Waypoint Our

Story par. 1). Filling in a wetland without inspection or appeal to erosion control really does not

seem very thoughtful at all.

Once the rezoning was approved, CFS LLC applied for conditional use permits to start

construction of the airstrip and twenty 60' by 60' hangars. On October 21, 2010, the County

Planning and Zoning Committees approved the permit, under the condition that the company

receives the required DNR approval (“Timeline” par. 32). This decision did not go uncontested,

and is immediately brought to court.

Beginning on February 18, 2011, the appeal by CFRLU to the Bayfield County Board of

Adjustments was heard. This hearing came after a petition to reverse the approval of the

conditional Use Permit granted to CFS LLC, on the grounds that the decision:

"disregards the many well reasoned, valid objections presented by a large number of

constituents at the October Planning and Zoning Committee meeting; the Waypoint

airport and associated development is not in the best interests of Bayfield county or its

residents; and the CFS Conditional Use Permit Application fails to satisfy the criteria in

Section 13-1-41(b)(4) of the County Zoning Ordinance” (Bayfield CFRLU par. 11).

That particular ordinance insures that the Zoning Committee thoroughly evaluate the effects of a

proposed permit for a project based on numerous, detailed environmental and community related

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criteria, including an effect on the demand for public services and how compatible the project is

with the Town of Russell's Land Use Plan (Bayfield County 9). After eight hours of in-depth

testimony given by supporters and opponents of the project, the decision was postponed to

February 24, 2011. On that date, the Conditional Use Permit issued by the Bayfield County

Zoning Committee for the Waypoint residential fly-in development was overturned by a 4-1

vote, after five hours of deliberation (Olivo, “Bayfield Board of Adjustments”). At this point, it

is unknown whether or not CFS LLC will take any further action to obtain the necessary permits

to continue the project.

The fact that so many citizens of the Town of Russell and the surrounding area have been

adamantly opposed to this project all along should be enough to convince the local government

that going through with it is not in the best collective interest. Many people have given a variety

of reasons for opposing the development plans as attendants of the various board meetings and

court hearings, the first one being that no one has had the time to thoroughly examine and

analyze the impacts of what little has been released of the plans. Letters requesting delay of

decisions have even been sent from the Town of Bayfield, the Red Cliff Band of Lake Superior

Chippewa, and the Bayfield Chamber of Commerce to the Bayfield County Board (“Timeline”

par. 11).

"Chairman [of the Board of Adjustments] Randy Matis said he believed that the issues

involved in the issuance of the conditional use permit had not been fully explored by the

zoning committee. "There was only one member who even addressed the items on the

ordinance, and that was to say that it met the ordinance. There was no discussion or

elaboration on any of the items," he said” (Olivo, “Bayfield Board of Adjustments”).

The fact that this point was only brought up and seriously considered at the most recent hearing,

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two years after the project was first proposed, suggests that community members' voices were

largely ignored by the legislative bodies supposed to be democratically representing them. This

goes to show that sharing plans and welcoming community input, rather than forcing a project

down our throats without considering consequences, can save a lot of time and money.

One of the most obvious impacts of the proposed development is that it would be

fundamentally inconsistent with the Comprehensive Land Use Plan created by the Town of

Russell in the year 2010. The one member of the Board of Adjustments who voted to uphold the

Conditional Use Permit granted to CFS LLC, Frank Kostka, did so because he thought: "If the

comprehensive planning committee had thought they didn't want a land strip out there, they

should have zoned it to make the property unavailable for a landing strip” (Olivo, “Bayfield

Board of Adjustments”). On the top of the next page is the map of the Town of Russell Future

Land Use, with the approximate Waypoint site highlighted in red:

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(“Town of Russell Comprehensive Plan” 2)

It is clear the particular parcel of land was not at all intended for high-density residential or

commercial development. The only areas set aside for this type of use are located adjacent to

Red Cliff and along Highway 13 outside of Red Cliff. "[the project is] inconsistent with the

character of the area, inconsistent with the residents' desire to keep the area rural in character,

and inconsistent with the land use plan" (Olivo, “Development Crosses Hurdle”), says Mark

Wendeling, who lives about a mile away from the project site. County Board Member David

Good, secretary for the towns of Russell and Bayfield, is also concerned about the rural

character, but points out that sixty percent of land is already removed from the possibility of

development. "I think that does a pretty good job at protecting rural character. [...] It may not

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be the kind of residential development you would like to see, but it is residential" (Olivo,

“Development Crosses Hurdle”). This statement makes little sense. If people are unhappy with

the kind of residential development occurring, obviously it is not doing a satisfactory 'job at

protecting rural character.' It also seems to ignore the fact that the project is not solely residential

in nature; it includes possible plans for a hotel and restaurant and land has been rezoned for

commercial use.

Land use planning is not only implemented to yield positive results for the human

residents of an area, but to also keep the needs of the natural environment at the forefront of any

new development. As the Waypoint project is not far from the federally protected land of the

Apostle Islands National Lakeshore and the Gaylord A. Nelson Wilderness Area, it must be

developed with utmost care to make sure nothing is irreversibly degraded. Proponents of he plan

point out that wetlands have already been repaired and those destroyed by further use will be

restored in other parts of the property. First of all, the action to repair damaged areas was only

taken after CFS was fined for destroying them. With this in mind, it can not be known for sure

whether or not the company will make good on its second promise of sustainability, rendering

the entire project's reputation for environmental integrity to be extremely doubtful, at best.

Not being able to fully trust the company responsible for the management of a large tract

of property is a big issue, especially since it is located on a wetland/watershed. So far, CFS LLC

has not offered any kind of plan to deal with the large amount of wastewater and sewage likely to

be expelled by the proposed development. This is a serious flaw, because the USDA's Resources

Conservation Services soils maps show that the entire Compton Road property has "very

limited" suitability for septic tank absorption fields, which means that "the soil has one or more

features that are unfavorable for the specified use." Sewage and wastewater would have to be

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diverted to Red Cliff, incurring great costs to tax payers, who will be paying to extend the sewer

lines and possibly even expand sewage facilities if the current set up is unable to accommodate

the extra volume (“Current Issues” par. 6).

Not all tainted water can be contained by sewage systems, however. Washburn's Chuck

Campbell, a member of Trout Unlimited, attended a meeting of the Bayfield County Zoning and

Planning Committees to testify against the rezoning. He stated that, along with his organization,

he was concerned about the development's location at the headwater of Pike's Creek, a valued

trout stream (Duquette 11). This Class I, high quality trout stream is in direct peril of pollution

by toxic runoff from a deforested, paved airstrip complex located directly on its watershed.

Pike's Creek is an important and complex ecosystem that sustains a significant population of

wild trout, which is, among other attributes, a potential tourist attraction for fishing enthusiasts.

An environmental conflict becomes an economic threat as well.

Because tourism is a major factor in the local economy, it has been assumed this airstrip

complex that caters to upscale hobbyists will be a significant financial asset to area residents,

but, along with the effect on the trout population and sewage systems, there are other indications

that this will not be the case. Existing businesses surrounding CFS LLC's property are mainly

fruit orchards, which depend heavily on clients from out of the area. Rick Dale, owner of

Highland Valley fruit farm which is near the development contests that customers expect "peace

and quiet" in the orchard. He also says: "Nobody chooses to live next to an airport [...] This

development will degrade our business and our quality of life [...] I'm heavily invested here and

concerned for the value of my community” (Duquette 11). Even though the airport will not see

as much traffic as the one on Madeline Island, it will still draw in low-flying, sight-seeing planes

that would disrupt the serene atmosphere sought by orchard visitors.

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Another blow to the economy dealt by the presence of Waypoint are the costs of

providing various public services and provisions to residents and visitors of the new, out-of-the-

way community. Roads and bridges connecting Compton Road to the greater Bayfield area will

have to be altered to accommodate the increased traffic. Already strained police and fire

departments will also have to extend their services to protect the new residents (“Current Issues”

par. 5). Each of these expanded services will have to be provided at great expense to the citizens

who pay taxes to the Town of Russell. This only adds to the cost per dollar of revenue raised to

provide public services to a residential area. Below is a graph that shows the results of Cost of

Community Services Studies (COCS Studies) performed by the American Farmland Trust

throughout the past twenty years:

(“Cost of Community,” 2)

While this cannot be directly applied specifically to the Waypoint project, it does provide a

guideline for approximately how much profit can come from a residential or commercial land

use. It is obvious, considering only the type of land use, not much profit, if any, is to be gained.

Since Waypoint would also disrupt the planning infrastructure by requiring vast improvements,

extensions, and creations of various services, the cost per dollar of revenue can only be greatly

increased, causing any profit to likely become a loss.

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Those in favor of the development insist, despite environmental and service related costs,

that enough jobs will be created for residents to outweigh any remaining negatives. If the project

is allowed to proceed, construction positions will soon be available, followed by many jobs in

the service industry to clean houses, prepare food, maintain aircraft, and oversee the management

of the entire facility. However, most of these jobs are generally not very high paying, or require

specific qualifications. Among others, Town of Russell Mark Wendeling has questioned

whether the development would spawn good-paying jobs for locals: "There's not a contractor in

Bayfield County that can build a 200-unit luxury hotel. [...] Those jobs won't go to local

businesses” (Duquette 1). Realistically, he is right.

Even if the Waypoint development somehow defies all reasonable projections, becoming

successful enough to perform the impossible feat of turning a profit for the community, it would

still not improve its overall health.

"Some members of CFRLU lived near Aspen when it went from a sleepy town to a high-

end development, and saw first-hand that local residents were forced out by high taxes,

and local businesses were replaced with the businesses that developers brought to town.

High-buck projects (Aspen, Jackson, and closer to home, Red Cliff Casino project) take

the lowest bid for labor and materials, and the lowest bids nearly always come from out

of town or out of state” (Bayfield CFRLU par. 8).

Failure will mean a severe loss of tax revenue, and success will spell death to the rural character

and local color of the area.

Creation of Waypoint residential fly-in has perhaps been halted or at least postponed, but

the issue still remains. If the project continues, many people's valid opinions and appeals to

democracy will have been ignored, and the environment will be at risk of severe degradation.

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The supposed redeeming feature, an economic boost, is more likely to be another liability. There

is no expected benefit to the community by allowing CFS LLC to set up business in Bayfield

County, yet the costs are so indefinitely high. Luckily, numerous area residents have taken

action to fight the project every step of the way, so that it is currently at a standstill. Together,

we should be able to return 380-acres of damaged property to pristine wilderness. This should

serve as a lesson to all about the importance of remaining informed and operative in land use

politics.

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Works Cited

Bayfield CFRLU. “Waypoint.” Email Interview. By Phil Lesh. 05 Mar 2011.

Bayfield County. Ordinances: Title 13-Chapter 1-Article C-Page 9. Washburn: Zoning

Committee, 2004. www.bayfieldcounty.org/752/County-Ordinances. Accessed 26 Mar

2011.

“Cost of Community Services Studies.” Farmland Information Center. American Farmland

Trust., Aug 2004. pp. 1-2. www.farmlandinfo.org/cost-community-services-studies.

Accessed 24 Mar 2011.

“Current Issues.” Bayfield Committee for Responsible Land Use. Committee for Responsible

Land Use, Inc, 2010. www.committeeforresponsiblelanduse.com/. Accessed 07 Mar

2011.

Duquette, Claire. “Zoning Committee Oks Shadow Wood Rezone.” Ashland Daily Press, 19

Mar 2011. pp. 1, 11.

Olivo, Rick. “Bayfield County Board of Adjustments Overturns Waypoint Permit.” Ashland

Daily Press, 25 Feb 2011. 14 Mar 2011.

---. ”Court Reverses Shadow Wood Landing Rezone.” Ashland Daily Press, 02 Feb 2010.

---. “Development Crosses First Hurdle.” Ashland Daily Press, 01 Nov 2008. pp.1,8.

---. “Judge Takes Bayfield County to Task Over Shadow Wood Decision.” Ashland Daily

Press, 18 Feb 2010. pp. 1, 4.

---. “Shadow Wood Developers Plead No Contest on DNR Violations.” Ashland Daily Press,

27 April 2010. 14 Mar 2011.

---. “Town of Russell Development Raises Questions, Opposition.” Ashland Daily Press, 17

Aug 2008. pp. 1, 8.

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“Timeline.” Bayfield Committee for Responsible Land Use. Committee for Responsible Land

Use, Inc, 2010. www.committeeforresponsiblelanduse.com/timeline.html. Accessed 07

Mar 2011.

“Town of Russell, Wisconsin Comprehensive Plan.” Committee for Responsible Land Use.

Town of Russell, 2010.

committeeforresponsiblelanduse.com/pdf/RussellPlanSummary.pdf. Accessed 24 Mar

2011.

“Waypoint Our Story.” Waypoint. CFS, LLC. waypointbuilding.com/our-story/. Accessed 24

Mar 2011.