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Even though the new proposed Elmwood zoning ordinance allows the basic minimum lot size in the Agriculture/Low Density zoning district to remain unchanged from the current 5 acre standard, ECSG's recommendation to the planning commission has been that a 1 unit per 10 acre standard would work more effectively to meet the goals and objectives of our community master plan. A 5 acre standard seems more likely to create large lot residential uses than it is to encourage agricultural or open space uses. A 10 acre standard creates a strong incentive for residential developers to use the township's proposed open space development options to build modern, carefully designed projects. We have also urged that research be undertaken to help define the smallest viable agricultural unit-the smallest piece of land upon which an agricultural use would be likely to succeed. The 5 acre standard as it stands seems to have been created as little more than a political expedient, the "in between" number everyone could agree on. A future that grants anything more than a passing nod to our master plan will be built in conformance with the zoning ordinance's open space development options-not by building to any cookie-cutter minimum lot size standard.
After the 2003 zoning ordinance failed, several community visioning sessions were held in an attempt to identify pathways toward creating an ordinance that would appeal across the range of township residents. While minimum ag/openspace lot sizes from anywhere between 1 unit per acre and 1 unit per 40 acres where discussed, the one statement that was agreed upon by all participants was that using a 1 unit per 5 acre standard was potentially destructive-creating the possibility of the worst kind of large-lot sprawl.
While a strong argument against the 5 acre standard can be made, the real world choices Elmwood is confronted with are urgent enough that ECSG can't see 5 acre zoning as something that in and of itself should keep this proposed ordinance from adoption. We will, however, strongly and regularly ask the planning commission to monitor land splits in the Agricultural Low Density and Rural Low Density districts to determine whether 5 acre lots are being created for ag or open space purposes, or for residential uses. We feel that if a preponderance of 5 acre lots are being created for residential use, adjustments to the ordinance minimum lot size must be made. Elmwood's master plan is clear, and community consensus has been overwhelmingly adamant, that a land use pattern of large lot residential uses is destructive.