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HomeMy WebLinkAboutAAC 2026-03-11 ApprovedAAC 2026-03-11 Page 1 of 3 AGRICULTURE ADVISORY COMMITTEE March 11, 2026 In-Person Present: Evan Carpenter (chair), Doug Antczak, Austin Beck, Kim LaMotte, and Brian Magee Absent: Steve Foote Liaisons: Jason Leifer (Town Supervisor), Craig Schutt (Conservation Board) Staff: Allison Kjellander-Cantu (Deputy Town Clerk) Guests: Monifa Morgan-Charles, Curtis Charles, and Craig Anderson The meeting was called to order at 7:30 p.m., and introductions were made. M Morgan-Charles is a current Cornell student in Public Policy and an undergraduate in Agriculture and Global Development. C Anderson, former Planning Board Member, has been involved with the town over the last decade. Review and Approval of Minutes from February 11, 2026 On motion made by K LaMotte, seconded by D. Antczak, the minutes of February 11, 2026, were approved as written. Vote: Ayes- Antczak, Beck, Carpenter, LaMotte, and Magee Review and Approval of Minutes from February 18 Special Meeting, 2026 On motion made by K LaMotte, seconded by A. Beck, the Special Meeting minutes of February 18, 2026, were approved as written. Vote: Ayes- Antczak, Beck, Carpenter, LaMotte, and Magee Current Business E Carpenter gave a quick synopsis of the committee's recent activities. Noting that the committee has passed a resolution recommending that the Town Board implement a temporary halt on specific types of development to prevent the irreversible conversion of agricultural land. The Town of Dryden is currently at a critical juncture regarding the preservation of its agricultural resources and the regulation of land development. This briefing outlines a proposal for an 18-month moratorium on major subdivisions (defined as five or more lots) on lands identified as prime farmland or soils of statewi de importance. An 18-month moratorium to give areas designated as Prime Farmland and Soils of Statewide Importance according to state soil maps. The moratorium applies to all subdivisions (5 or more lots/units). Minor subdivisions (4 or fewer lots), such as a farmer selling a few lots for family members, would not be restricted. Zoning Misalignment: The town is currently rewriting its zoning laws. Members argue that existing regulations do not fulfill the Comprehensive Plan's mandate to preserve farmland. Finite Resources: Unlike other forms of open space, high-quality agricultural soil is a finite resource that cannot be recovered once developed. Policy Refinement: The moratorium provides a "pause" to ensure that new zoning language specifically regarding conservation subdivisions properly incorporates AAC 2026-03-11 Page 2 of 3 agricultural protections, which were previously omitted or treated as secondary to general conservation (e.g., wetlands or forests). A significant portion of the debate centers on how to structure conservation subdivisions to benefit both developers and the agricultural community. Density and Clustering: There is a shift toward using density rather than lot size as the primary regulatory tool. C Anderson, former Planning Board member, brought his options on how this board and the Conservation Board will need to work together to make this happen. He has been involved with the town over the last 14 years. The Density Concept: Instead of requiring large minimum lot sizes (e.g., 10 acres), which often results in "McMansions" that fragment farmland, the town is looking at clustering. Current Proposals: Discussions involve densities ranging from 5 to 10 acres per dwelling. Example: On a 100-acre tract with a density of 10, a developer could cluster 10 houses on 10 acres of the least productive soil, leaving the remaining 90 acres for active farming via a permanent conservation easement. Members noted that the current draft for the conservation subdivisions, provided by the town's consultant, Nan, was largely a boilerplate document focused on traditional conservation. Recent edits have begun to include agriculture in a specific place. C Anderson believes a more direct coordination between the Agricultural Committee and the Zoning Advisory Group is required to ensure agricultural needs are prioritized. Challenges to Implementation Planning Board Comment: The proposal received a "lukewarm" reception from the Planning Board, C Schutt voiced. Some members expressed concern that the moratorium appears to target a specific project (Ed Hill, Trillian Woods), even though the committee maintains the discussion has been ongoing for over a decade. The Ed Hill Project: While the committee asserts the policy is not about one project, the Trillian Woods development (proposed on 85 acres of prime soil) has catalyzed immediate action. C Anderson informed that the current growth in Dryden is not primarily driven by the Conservation Subdivision Law, which has seen only five developments in 15 years. Instead, growth is driven by: Flag Lots: These are often approved in-house without planning board oversight. Minor Subdivisions: Small-scale developments that bypass the more rigorous major subdivision requirements. The committee advocates for a science -based approach rather than a cookie-cutter zoning map. AAC 2026-03-11 Page 3 of 3 Soil Overlays: The proposed strategy is to use soil maps (specifically Map 7, Page 63 of the Comprehensive Plan) as an overlay. This would force developers to identify soil quality before planning. Right to Farm: Because Dryden is a "Right to Farm" community, protecting soil across all zones is seen as more effective than creating a single agricultural district. Accessory Dwelling Units (ADUs): New York State law now permits secondary dwellings (up to 1,500 sq. ft. if detached). This may lead the town to increase minimum lot sizes (e.g., from 2 to 3 acres) to accommodate the necessary septic requirements for two dwellings on one lot. Affordable Housing: There is a tension between restricting development on farmland and the goal of creating affordable housing. The committee suggests that high -density housing should be directed toward areas with existing infrastructure (water/sewer), such as the edges of the village, rather than in the middle of active farm fields. The Town Attorney is drafting the moratorium. Several committee members will attend the Town Board when this moratorium is on the agenda. The committee concludes that while a moratorium may restrict individual property rights in the short term, the long-term benefit of protecting the town's agricultural base and ensuring efficient, clustered development outweighs these concerns. There being no further business, the meeting was adjourned at 8:37 p.m. Respectfully submitted, Allison Kjellander-Cantu Deputy Town Clerk The primary objective is to align the town's zoning laws with its Comprehensive Plan, which advocates for the preservation of open space and agricultural assets. Current zoning regulations are viewed as inadequate for preventing the permanent loss of high -quality soil to residential development. The proposed moratorium is intended to provide the Zoning Advisory Group (ZAG) and town officials the necessary time to refine conservation subdivision language and implement soil-based overlays that protect finite agricultural resources while still allowing for sustainable growth and affordable housing.