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Home My WebLink AboutAAC 2026-01-14 ApprovedAAC 2026-01-14 Page 1 of 4 AGRICULTURE ADVISORY COMMITTEE January 14, 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) Guest: Anne Brenna The meeting was called to order at 7:36 p.m. Review and Approval of Minutes from October 9, 2025 On motion made by K LaMotte, seconded by A. Beck, the minutes of October 9, 2025, were approved as written. Vote: Ayes- Antczak, Beck, Carpenter, LaMotte, and Abstained- Magee A Proposed Residential Development, 172 Ed Hill Road, Trillium Woods Farm, Tax Parcel #28.-1-28.2 The primary focus of the session was a proposed major subdivision of approximately 100 acres of active, tillable agricultural land. The committee expressed unanimous opposition to this development, citing direct conflicts with the town’s Comprehensive Plan , the potential for nuisance complaints against existing dairy operations, and the loss of Farmland of Statewide Importance. The Right to Farm vs. Residential Growth: Analyze the potential social and legal conflicts that arise when a major residential subdivision is placed adjacent to a high-intensity dairy operation. Use A Beck’s concerns about silage smells and contented grazing heifers, as well as property line disputes, to support your argument. The property is currently zoned as Rural Agricultural. At the state level, it is classified as Farmland of Statewide Importance, a designation intended to protect high-quality soil and productive land. A Beck identifies a conflict because his family currently works the 100 acres of tillable ground as part of their dairy operation. Furthermore, his farm's new bunk facility and water treatment system are located directly across the road from the proposed development site. He fea rs that residential neighbors will find typical farm operations, such as the smell of corn silage or manure, annoying. He anticipates 30 years of potential conflicts with residents who may not understand the realities of living next to a 1,000-cow dairy. Approximately 85 to 100 acres are currently tillable and actively producing crops. The central deliberation concerned a 100-acre parcel—predominantly tillable ground—currently zoned as "Rural Agricultural." A developer is proposing a major subdivision to cr eate four to five residential lots. Economic Realities of Land Conservation: Discuss the dilemma faced by the local farmers who wished to buy the land but were outbid by developers. Should a town intervene when agricultural land is priced at development value rather than agricultural value? There was a significant price gap; the sellers wanted nearly $1 million, while the farmers offered approximately $700,000 based on their due diligence. The farmers will wait for it rather than pay $300,000 over what they considered the land's worth. AAC 2026-01-14 Page 2 of 4 The land was purchased for nearly $1 million, a price significantly higher than its estimated agricultural value of $700,000. The committee noted that the buyer purchased the land under the existing zoning and now seeks reclassification to justify the investment. The Weight of a Comprehensive Plan: Evaluate the effectiveness of a town's Comprehensive Plan as a legal or moral deterrent to development. If the zoning Rural Ag allows homes, yet the Comprehensive Plan discourages them, how should a Planning Board resolve the discrepancy? The Comprehensive Plan specifies that the town should condense development into areas with existing public services like water and sewer. It also explicitly states the town should protect open space resources and support active agricultural lands. Alignment with the Comprehensive Plan The committee argued that approving the subdivision would directly contradict the town’s established Comprehensive Plan. Environmental vs. Agricultural Utility: The property in question contains both tillable ground and wetlands/woods. Contrast the priorities of the Agricultural Advisory Committee with those of the Environmental Management Council (EMC) regarding the preservation of this specific parcel. The EMC (Environmental Management Council) has provided recommendations to the board, including the suggestion of conservation easements and the donation of non - development areas, such as the Trillium woods. They are involved in the environmental review process to identify crucial areas for protection. Concerns over high energy consumption, noise pollution, and excessive water usage drive the moratorium. Additionally, the committee noted that data centers provide very little local employment compared to the resources they consume. The committee noted that while town codes often limit the number of undrivable or unregistered cars on residential lots, agricultural committees generally support keeping unregistered vehicles on farms for parts or specialized use. These are considered typ ical agrarian practices rather than junk. Defining Municipal Character: Reflect on the town’s discussions regarding data centers, pet crematoriums, and junk definitions. How do these diverse topics collectively reflect the town’s struggle to define its identity in the face of modern industrial and residential pressure? The property lacks public water and sewer services, meaning any development would require individual or joint septic systems. New regulations require enough space for a primary septic system and a secondary backup field, which may limit density. Infrastructure Deficiencies: The area lacks public water and sewer services. Development would require individual septic systems or a joint facility. Environmental Features: The property contains significant wetlands, floodplains, and Trillium woods. The Environmental Management Council (EMC) has noted the presence of tors, which are protected features in New York. The committee identified several critical risks associated with the subdivision proposal: AAC 2026-01-14 Page 3 of 4 Members noted that placing a residential subdivision across from a major dairy farm would lead to unfathomable conflicts over the next 30 years. Specific concerns include smells from bunker silos and silage, noise, and potential livestock escapes into residential gardens. Economic Impact on Agriculture: The loss of 100 acres of tillable land is considered detrimental and irreplaceable to local dairy efficiency. Growth Concentration: The plan specifies that development should be condensed in areas with existing public services. Preservation Mandate: The plan explicitly directs the town to "protect the town’s open space resources and preserve, promote, and support the town’s egg -lands [agricultural lands]." The committee unanimously agreed to take a formal position against the proposed subdivision of the agricultural parcel. Subdivision Recommendations On motion made by E Carpenter, seconded by K LaMotte, to send a formal recommendation to both the Planning Board and the Town Board. The resolution includes: 1. A recommendation that the board deny permission for the subdivision and any reclassification of this land. 2. A specific statement of opposition to the subdivision of arable land in its existing for m in protecting agricultural land. 3. The committee opted for a firm no rather than suggesting compromises, arguing that this development would undermine the Comprehensive Plan. Zoning Advisory Group Update D Antczak was present at the last meeting and here to update on what they made. The committee discussed the distinction between "junk" and functional agricultural machinery to ensure farmers are not unfairly penalized by property maintenance codes. Data Center Moratorium: The town is considering extending the moratorium on data centers. Prohibition Strategy: Attorneys are drafting definition changes to the law to prohibit data centers entirely rather than merely limiting their size. The primary reasons for the ban include excessive energy consumption, noise pollution, and high water use. Furthermore, the committee noted that data centers provide minimal local employment, requiring only a few IT and HVAC staff. New Definitions and Proposals, Open and Green Space: Definitions for these terms are being refined to better relate to agricultural zoning. There being no further business, the meeting was adjourned at 8:26 p.m. AAC 2026-01-14 Page 4 of 4 Respectfully submitted, Allison Kjellander-Cantu Deputy Town Clerk