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Joe Chlebeck 16 February 1982 Page Two landowner should be required to demonstrate the need for agricultural preserves in Little Canada (e.g. determination of how much property qualifies, petition of potential eligible landowners, etc.). Zoning Ordinance. Although farming uses are allowed in Little Canada's current R -1 District, this zoning does not meet the requirements of the Agricultural Preserves Act. Agricultural preserves standards are far more restrictive than the City's standards. Our experience indicates that a separate agricultural zoning district would have to be established to meet the requirements. This would require that the Ordinance text be amended and that the property then be rezoned into the agricultural district. Again, the question of who covers the cost must be answered. PROPERTY IN QUESTION Assuming the City were willing to consider the establishment of agricultural preserves, it would have to be determined whether or not Mr. Mitchell's property qualifies. First, the property is located in two cities, Little Canada and Vadnais Heights. While this in itself may not preclude designation as an agricultural preserve, it will undoubtedly complicate matters. To our knowledge, Vadnais Heights has not addressed agricultural preserves in their planning and zoning to date. It should also be noted that most of the property in question is located within Vadnais Heights. Based upon page 3 of the "Metropolitan Agricultural Preserves Program ", item b., we are not sure that Mr. Mitchell's property qualifies for the size requirement. Although he may have 40 acres or more in his ownership, some of the individual parcels which make up the 40 acres do not appear to be 10 acres in size. While he may be able to legally combine some of these parcels, it is an issue which should be addressed by the City Attorney. Finally, there is some question as to whether the applicant's current use of the property qualifies as agricultural. Again, this should be addressed by the City Attorney. PRELIMINARY CONCLUSION There are a number of issues which we would like to discuss with the City Attorney regarding establishment of agricultural preserves. However, based„ upon our past experience in this area and our initial review of the request, we are not convinced that agricultural preserves are appropriate for Little Canada. The extent and pattern of existing development, the City's plans for future growth, and Little Canada's location in the metro area all suggest that it is simply too late to accommodate agricultural preserves within this community. cc: Tom Sweeney 2