Town of Otsego

Comprehensive Planning Committee Meeting Minutes


Thursday, June 29, 2006


The meeting commenced at 7:20pm . Those in attendance were: Nan Stolzenbery,consultant; Tom Breiten, Town Supervisor; Anne Geddes-Atwell, Town Board Member; Jonathan Bass, Planning Board Chairman; Paul Lord, Planning Board member; Alvin Walker and Anita Weber, Planning Committee members.


Nan initiated the meeting with a slide presentation of a build out analysis for the Town of Otsego. She explained that a Build Out Analysis was a technique used to project future development in the Town based on the current zoning regulations. This method helps evaluate the current zoning without any time restrictions. This enables the Town to determine how future development fits into current and projected goals and objectives.

Several slides showed the following maps:

  1. Areas in the Town already built up;

Each parcel that currently has a structure was shown on the Town map.

  1. Potential Density determined by current zoning;

Presumes what a build out of each parcel if all property owners subdivided according to current standards.


  1. Parcels that are not Buildable;

Certain parcels were removed from analysis due to various factors, i.e. wetlands.

  1. Buildable Parcels

  2. Environmental Constraints

  3. Environmental Constraints merged with poorly drained soils, permeable soils, and steep slopes.

  4. Developable Areas merged with easements, wetlands, streams, state owned lands, and environmentally sensitive areas.


Based on the Town’s current 3 acre parcel requirements, it was determined by the consultants that 7374 potential new housing units could be built. According to the U.S. Census 2000, Nan indicated that the Town presently has 1100 units with a 100 ft buffer around streams. The build out for new housing units with the current zoning regulations on slopes of 15% or more would restrict housing to 5,231 units. Wetlands and other constraints would diminish the number of housing units further.


Nan’s calculations based on the 2000 U.S. Census for population growth shows an increase between 12,031 and 16,960 people for the Town. There could also be an increase in school age children from anywhere between 2646 and 3731 children.


Nan was asked by the committee if an analysis of road construction and water usage could be included in their study. One committee member, Alvin Walker, expressed concerns about constraints that would affect the accessibility to the Town roads. It was mentioned by another committee member, Jonathan Bass that at the present time there are many lots that are landlocked parcels. Despite this obstacle, outside developers are still willing to develop those parcels without road frontage and follow the Town’s specifications to do so.

Nan felt that zoning has the potential to change this situation, but that it is at the discretion of the Town as to whether this is an important issue.


Tom Breiten asked if Nan could do a study based on the information she’s compiled on the Town roads and their usage. According to Nan, this would be possible but also felt that it would be important to know the capacity of existing roads based on the maximum number of buildings. To determine this several factors have to be considered:

  1. Is the environment sustainable

  2. Is the infrastructure sustainable

  3. Is the current culture and political climate willing to accept and act on the information presented.

Tom felt the Town would not be constructing more roads in the near future, but that it would be important to know the carrying capacity of current roads and also to know how this would affect growth. Even if a developer wants to construct roads for development, the costs to service them may be a hardship for the Town.


Jonathan Bass asked about the concept of conservation subdivision and whether limit restrictions could be placed on these subdivisions to prevent higher densities.

Nan said this is possible only with changes in the zoning law.


Tom Breiten suggested a way around higher densities using the conservation subdivision method wouild be to allow both cluster housing and higher densities in the Hamlets.


Nan agreed that there would be better opportunities with conservation subdividsion to avoid cookie cutter housing lots. Still the Town may want to review the 3 acre lot size requirement.


Paul Lord asked if there was some method of determining the # of subdivisions based on acreage.

Nan suggested using a technique called Slide Scale Zoning. This would designate the density in each zone. By this method, higher densities are allowed in areas that are already developed. The Town can determine whether the build out analysis would meet its goals based on the current and projected conditions and density requirements.


Tom Breiten believes the Town will be fair to both developers and property owners, but will not promote cookie cutter development. The Town needs to provide certain incentives to avoid this type of growth.


Jonathan Bass expressed concern over speculators from outside the area buying vacant parcels.


Nan felt several things are in the Town’s favor. With the vision statement and goals mostly established, the Town needs to work toward zoning that will allow a variety of uses that will promote environmental conservation, i.e., buffer zones and net density approach. Then find ways to defend the Town’s actions to achieve those densities.


Tom Breiten asked if Nan could develop a model for the Town based on her recommendations that would give the Planning Committee some options on how to best achieve the guidelines for conservation subdivision.


Nan said she could try to devise maps that would show in concrete terms the priorities pertaining to zoning and subdivision for the Planning Committee to consider. How the community accepts these ideas may be another issue.


Tom felt residents may have an easier time accepting a plan that shows why changes need to take place and how it affects them for the long term.


Nan will take the ideas mentioned and map overlays for new zones that will increase density schemes making the justification for each changes.

Some of Nan’s suggestions were that part of the subdivision review should include in law the location of housing sites and how those sites will meet the goals of the Town. Another part of the law can address areas or sites of unbuildable land and the options available for those sites. It may be necessary for Town officials to review each case by working with the property owner.


She will also send the Build Out Analysis to Curt Aiken for display on the Town website.


The meeting adjourned at 8:30pm.


The next Planning Committee Meeting was scheduled for Monday, July 17, 2006 at 7pm. in the Town Hall.



Submitted respectively,


Anita Weber