11-20-2003 Planning Commission Meeting

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the correct zoning classification for this parcel? The primary place to determine the answer to these questions is by examining the City's vision as described in the future land use map contained in the Comprehensive Plan. From the current Ordinance, the Agricultural District is intended to allow traditional agricultural uses and conserve agricultural resources while allowing low density residential development compatible with agricultural uses. Rural Residential zoning includes residential areas developed at a density and character compatible with agricultural uses to maintain the rural character of the district. Planned Unit Developments or cluster developments are allowed as a Conditional Use Permit on lands that are suitable with the intent to maximize and preserve green space and historical features of the area. Staff Findings: This is a difficult application for a number of reasons. First and foremost, the applicant has made plans and commitments based on an erroneous understanding that a lot split could be easily done. Although that fact will not formally be part of any findings prepared by the Planning Commission, it certainly will be a factor if not with the Commission than certainly with the City Council. Another reason why this is a difficult application is that the difference between Agriculture zoning and Rural Residential zoning as presented with this case is subtle, but the implications of making the change are not. The current draft of the future land use map (shown on the following page)has not closely examined this area of the City, although the desired development pattern has been thoroughly discussed. Drawing heavily from the Sibley Township visioning session, the current draft of the comprehensive plan intentionally seeks to keep these areas as rural as possible. During the Township's planning process there was significant input from those in the Ag areas who feared encroaching development and how it would impact their ability to farm. Consistent with the current zoning that was established under that plan, the new plan calls for maintaining large agricultural lot sizes (20-40 acres) in areas that are currently rural and deforested. Those that are forested would remain in some type of forestry classification with lot sizes similar to the current 10 acres. The idea behind the Agriculture zoning classification is to conserve agricultural resources (See the previous section of this report). This would mean not just the current farms but also the ability for others to farm in the vicinity. A gradual transition from large-lot Ag and Forest classifications into smaller-lot residential lots seems to directly contradict both the Sibley Township plan and the current draft plan. While the notion of"doing just this one won't hurt"is difficult to argue against, the answer to the question, "Is this property zoned incorrectly?" is clearly no. The property was intentionally zoned Agriculture. Such zoning classification is consistent with the Sibley Township comprehensive plan, which was adopted by the City. The classification November Staff Report Page 4