Ag to Industrial factors to consider

 

What are the impacts of the increased water and sewer usage of the area?

 

Will the benefits of the development outweigh such impacts?

 

Does the type and amount of land match the market?

 

Is there enough residential land available to accommodate new workers? What is the impact on the school district? Neighboring school district(s)?

 

Will rezoning increase the value and price of the land?

 

Will the owners of the land pay higher property taxes on the highest best use of Industrial? Are the current landowners willing to take the risk that they will be able to sell before the taxes become too burdensome?

 

Would the land remaining in agriculture for many years of higher taxes make farming success more difficult to achieve?

 

Will the incentive for agriculture and agriculture preservation on the rezoned land be decreased in the expectation that the land will not be farmed forever? Or will some of the land be left to become an eyesore?

 

Would placing the area in a growth area but not rezoning right away, allow all township landowners to plan with certainty?

 

Does the township have a way to require developers to pay their impact costs, or would the township benefit from the developer tendency to prefer low-cost ag land that they can request to be rezoned, by giving the township opportunity to deal: rezone in exchange for developer helping to pay for impacts?

 

Is there a likelihood of losing more farmland through developer/owner requested rezoning from Ag to I or C despite the existence of already I-zoned land?