A proposal by two Bolton Landing natives to build 18 to 24 single-family houses on two acres, leaving seven acres for protected wetlands, stream buffers and undeveloped green space, could become the first certified Low Impact Development (LID) housing project in the Lake George watershed.
Loren Tennent and Blair Ciccarelli presented an outline of their project to the Bolton Planning Board on August 21. If approved, the two will construct two- and three-bedroom, long-term rentals within walking distance of Bolton Central School and Main Street.
“Although the project is only at the level of a sketch plan, and not yet scheduled for site plan review and a public hearing, I am encouraged; they want to eliminate impervious surfaces,” said Lake George Waterkeeper Chris Navitsky, who attended the Planning Board’s August meeting.
Navitsky first presented the Waterkeeper’s trademarked Low Impact Development (LID) Certification System at a 2016 conference in Bolton Landing after nearly two years of planning.
“The U.S. EPA declares stormwater to be the nation’s largest source of water quality problems,” Navitsky said at the time. “Our LID Certification System will provide a critical path to broad-scale application of practices deemed essential to addressing the negative impacts associated with stormwater.”
By adopting LID best practices, communities can help mitigate some of the worst consequences, not only of commercial and residential development, but of climate change, says Brendan Wiltse, the Lake George Association’s executive director.
Navitsky said that he has met with Tennent and Ciccarelli more than once over the past few months and has told them that he looks forward to working with them as their project moves through the approval process.
“On the basis of their sketch plan, I’m providing them with some initial feedback on the project’s alignment with LID standards,” said Navitsky.
“This isn’t a traditional development. Nor do we want it to be. But we welcome feedback from the community,” said Loren Tennent.
By limiting the amount of pervious surface, by preserving as much vegetated area as possible and by installing rain gardens in and around paved areas, the developers hope to reduce the amount of stormwater flushed into nearby streams and ultimately the lake during heavy storms.
“We’re anxious to work with the Town of Bolton to make this a low impact site with minimal stormwater runoff,” said Blair Ciccarelli, who noted that unless properly directed, stormwater will also tax the sewer district’s wastewater collection and treatment system.
Members of the Planning Board, however, questioned whether their plan to eliminate off-street parking would interfere with snow removal.
According to the developers, omitting driveways from the plan would not only allow for more common green space but encourage personal interactions among the residents.
“Granted, this is somewhat of an experiment in community living,” said Blair Ciccarelli, who told the Planning Board that he and Tennent based their concept on the cabin colonies that emerged in Bolton Landing after World War II, where vacationers spent two weeks every summer, often in the same cabin every year and near the same families.
“That was a very popular type of development in this area, but for seasonal vacation resorts. We want to use that model to increase the stock of long term rental housing for families in the community,” said Ciccarelli.
The proposed development would be served by Bolton’s existing water and sewer infrastructure and is within walking distance of the school, the grocery store, the Town Hall, the library and amenities such as the parks and beaches.
According to Ciccarelli, the demand for housing by families who want to send their children to Bolton Central School, or who currently pay out-of-district tuition for their children, is obvious.
“From having kids in elementary school, I suspect that a quarter of the students in my daughter’s first grade class live outside the district. I know of half a dozen families who would buy a house here if they could. But there are no houses to buy or opportunities to build affordable houses,” said Ciccarelli.
The partners believe the rentals would also appeal to BCS teachers who now commute to Bolton Landing and to retirees and empty nesters who want to sell their homes and downsize but who wish to remain in Bolton Landing.
According to Loren Tennent, “this is a multifaceted project,” one that will not only serve Bolton’s housing needs but serve as a model for other Adirondack communities.
“It could set a standard for attainable housing, applying the sustainable environmental standards of Low Impact Development and creating a mixed neighborhood for seniors, families and kids,” said Tennent. “This will not be a development where someone frames some houses and leaves.”
