Subject: Clifton Park Looks to Slash Growth - an average density of one home per three developable acres in western Clifton Park

CLIFTON PARK -- After four decades of steady growth, Clifton Park could soon start limiting residential development, at least in its western half.

Clough, Harbor & Associates recently completed a town-funded environmental review of the 13,900 acres in the western part of town that includes zoning change proposals and open space initiatives designed to significantly decrease building in the study area.

If approved by the Town Board, the new zoning recommendations would establish an average density of one home per three developable acres in western Clifton Park, where landowners can now develop homes on as little as half-acre parcels.

"The town has matured quite a bit. We're at a point where this is the type of long-range planning that needs to be done," Supervisor Philip Barrett said.

The town imposed an 18-month building moratorium on the 13,900 acres last October so it could have the environmental review prepared. The study identified the impact of a full build-out of the area, which remains largely rural and includes the Route 146 corridor and the hamlets of Rexford, Vischer Ferry and Grooms Corners.

The environmental review includes a newly recommended land conservation plan that would rezone the area's residential areas (R1, R2 and R3) to a new zoning named Conservation Residential, where single homes would be limited to three developable acres.

The proposal includes a loophole designed to encourage the preservation of open space. Landowners seeking to increase their parcel's development potential beyond one home per three acres would have to purchase development rights of separate town-designated open space parcels.

The proposed density requirements would decrease the number of homes expected to be built on the 13,900 acres to 1,400 to 2,500 from the 4,200 to 5,300 expected under a full build-out. The new zoning would cut new office space construction in the area to 715,000 square feet from 2.2 million to 2.5 million square feet, and retail space to 125,000 square feet from 600,000 to 700,000 square feet under a maximum build-out, the report says.

"I think it will have a big impact," Planning Board Chairman Steve Bulger said. "I think it will definitely help cut down on the number of new homes that will go in the western part of town."

The town paid Clough, Harbor & Associates $250,000 for the study. Those owning land in the R1 zone along Route 146 would be most affected by the proposed density changes because they presently can build on as little as 20,000-square-foot lots.

"It's going to be a significant change, however, people need to realize that the property that will be left will be more valuable," Barrett said.

Maximum development in the area would have an adverse impact on traffic, school enrollment, emergency services and such utilities as water and sewer, town leaders have said.

The building moratorium is scheduled to end in April.

Residents can view the draft environmental review at the town clerk's office. Public comment on the document will be heard at 7 p.m. on Jan. 18 in Town Hall. The Town Board could vote to implement zoning changes during the first quarter of next year, Barrett said.

Yusko can be reached at 581-8438 or e-mail at dyusko@timesunion.com.