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Commission recommends R‑5 zoning for Land & Cattle parcels after public concern about soils and roads
Summary
The commission recommended changing two Land & Cattle Company parcels from agricultural to R‑5, with staff noting soil/clay constraints and required subdivision feasibility testing; several neighbors warned of erosion, septic failures and traffic impacts on 8 Mile Gap Road.
The Planning and Zoning Commission recommended approval of a zone change from agricultural to R‑5 for two parcels owned by Land & Cattle Company, after hearing from the applicant’s representative and numerous neighbors.
Tom Aemet, representing the applicant, said the owner seeks R‑5 zoning to allow 5‑acre equestrian‑style lots and to discourage vacation rentals. He told commissioners that due to heavy clay soils in parts of the area, “we haven't done testing yet, but ... we're very aware of the soils in there,” and that detailed lot‑by‑lot feasibility (perk testing and health‑department verification) would be completed during the subdivision process.
Multiple residents urged caution. Ally Rowe said earlier subdivision to 5‑acre lots had led to erosion that damaged downhill properties: “they broke it up into ... rezoned for 5 acre parcels ... That caused all sorts of erosion problems downhill from them, including my property which was flooded, eroded, and, really required a lot of work.” Other speakers noted road conditions on 8 Mile Gap and concerns about septic reliability on clay soils.
Staff and engineering personnel explained county thresholds for road improvements (average daily trips, ADT) and described road base construction techniques that would be required where soils are unstable. The commission moved to recommend the R‑5 zone change (ordinance O‑2026‑03 referenced in the hearing) to the county commission; the motion passed.
Commissioners emphasized that septic feasibility and road impacts will be evaluated when lots are tested in the subdivision phase, and that larger lot sizes may be required in sections with poor soils.
