Saving country
G’land adopts rural plan; rejects two-acre zoning



GUILDERLAND — The town board changed the zoning in much of western Guilderland Tuesday. The change was part of enacting the rural Guilderland plan — adopted in July and drafted over two years — that some residents first fought and then, with compromise, came to praise.

Still, about 50 people attended Tuesday’s hearing with concerns. Some said they had never heard of the rural plan and were worried about the changes.

The new zoning, called Agricultural-Rural 3 and 5, will keep the characteristics of the old Agricultural zones, but will encourage clustering and open-space preservation, said Supervisor Kenneth Runion.

Several of the dozen residents who spoke at the town board meeting said they worried the plan would encourage development.

During the many public hearings before the rural plan was adopted, many residents said they wanted development in western Guilderland. Many others said they favored the plan because they thought it would control development.

The town board even agreed Tuesday to change the name of the new zone — from Rural 3 and Rural 5 to Agricultural-Rural 3 and Agricultural-Rural 5 — to please the newest concerned residents.

Before the change, farmer Ernie Rau and a few others told the board that they were upset the word agriculture would be taken out of their zoning district. If developers don’t see that word, the landowners said, they’ll begin building houses without knowing that farms are nearby.
"I’m vehemently opposed to it," Rau said, almost scolding the board for omitting the word.

When the plan was first drafted, the new zones were called Agricultural 3 and Agricultural 5. The town changed the name when some residents said it was confusing and led people to believe that the land couldn’t be developed.
"All agricultural uses are permitted," Runion said. "If it makes people feel better, we can throw the word agriculture in."

Other concerns
With the old Agricultural zoning, two-acre, grid-type development is allowed, Runion said. If the entire town developed like this, "It would be worse than suburban sprawl."
The new zoning has "cluster-type development," Runion said, with three-acre density for the Rural 3 zone and five for the Rural 5.

Lots that are currently smaller than three or five acres will be grandfathered in, he said.

The new zoning also gives developers incentives to extend public water lines, preserve open space, and add sidewalks and bicycle paths, he said.

Some people told him they were concerned about their farmland, which is already included in an Albany County agricultural district, Runion said.

The county’s zoning designations supersede the town’s. Some areas in town are zoned residential and farming isn’t usually allowed there, Runion said, but since they are in the county’s agricultural district, farming is allowed.
John Heller, of Hawes Road, told the board that his house is close to his neighbor’s. If the neighbor sold his property under the new zoning, Heller said, "I could have a little village next to me."

He’s worried that the new zoning will encourage development in his part of town, he said.
With the new zoning, Runion replied, the town will have better development patterns then currently allowed. Over time, he said, the town will have 4,000 acres preserved as open space. Without the zoning changes, he said, no open space will be preserved and land would "just be gobbled up by two-acre lot sizes."
"People move to rural areas for space," said Ken French, of Chandler Road. "It looks like this is catering to urban people that want to get away from the city a little, but still have the city atmosphere."

French also raised concerns that the board never mentioned bringing public water to the western end of town.

The western half of town, which, except for the village of Altamont, does not have municipal water, is rural while the eastern part — with water — is largely developed.

During the earlier public hearings, some residents said they wanted town water so their part of town could be developed. Others stated they were glad western Guilderland does not have municipal water, because that keeps developers away.

Paul Nelson, of Gardner Road, said Tuesday that public water will determine whether or not rural areas will be developed.
"Does the town feel obligated to make sure large landowners are able to develop their land"" he asked.
"No," replied Runion. If land is elevated to over 350 feet above sea level, as it is in western Guilderland, the town has to physically pump water upward, which is difficult and expensive, he said.

The town is studying whether it can loop existing dead-end water lines in western Guilderland, Runion said, which would improve water quality and quantity to some residents.

After more questions, some from residents who previously knew nothing about the rural Guilderland plan, the town board unanimously approved the new zoning.
"Zoning is one of the most emotional issues," Runion said. But, he said, without the plan and the new zoning, the western part of town would become suburban sprawl.

Other business

In other business, the board:

— Approved sewer assessment rates for 2006;

— Was presented with a study by Delaware Engineering on the feasibility of looping water lines, to improve water quality and supply, along Route 146 in Guilderland Center and Route 158 in western Guilderland.

The board members were each given a packet of information to review and they agreed to discuss the issue further later;

— Approved a work order for a radio-system upgrade at the town’s water-treatment plant;

— Authorized the police department to go to bid for the sale of surplus items, such as recovered bicycles; and

— Heard from Town Clerk Rosemary Centi that anyone interesting in being a ballot clerk or inspector for the Nov. 8 election should contact her at Town Hall.