Letter from Michael Stuart

Regarding Subdivision

In response to Ellen Pope’s recent letter opposing the Manocherian subdivision, I would like to offer another perspective—one grounded in facts, logic and the Town of Otsego’s own Comprehensive Plan.

1. Fairness & Precedent

Mr. Manocherian purchased this property many decades ago. His subdivision proposal is entirely compliant with existing zoning: the Town of Otsego’s RA-1 district requires a minimum of three acres, while the smallest proposed lot is approximately four acres and many are far larger, up to 100+ acres.

To deny this plan while allowing numerous prior subdivisions would amount to selective enforcement. Our community already includes developments such as: Sunset Ridge, Sugar Hill, Glimmerglass Condominium, Reiss Road, Glimmerhill Lane, Hadly Hill Road, Tripp Hill Road, Keys Road, Meadowood Lane, Stocking Brook, Southern County Route 28, Armstong Road, Northern Glimmerglen Road, Hooligan Hill, Browdy Mountain Road, and Huff Road.

Each of these was approved under the same subdivision framework. It is neither consistent nor fair to create a two-tiered system that blocks one landowner’s rights while having already permitted others.

2. Rural Compatibility & Environmental Protections

This proposal is not “sprawl.” With lot sizes ranging from 4 to over 100 acres, the density is far lower than many past subdivisions and remains firmly rural in character.

From the sketch plan information presented, the project team has worked with professional consultants to identify and protect sensitive features:

• Avoiding steep slopes (15%+)

• Mapping and minimizing disturbance to 43 wetlands and 39 streams

• Screening for endangered species habitat

• Conducting an archeological review for historic resources

This reflects proactive stewardship, not carelessness.

3. Septic & Health Standards

Every new home must have an engineered septic system that is designed and inspected by a New York State Licensed Engineer and permitted by Otsego County Codes. No lot can be built upon without meeting these stringent requirements. Far from being a threat to water quality, the subdivision process ensures septic systems meet modern safety and environmental standards providing a safe watershed.

4. Tax Base & Schools

The reality is that our school population is shrinking even as budgets continue to rise. The 2008 Comprehensive Plan highlights the need to “expand the local tax base to maintain quality schools, services, and infrastructure.” New homes strengthen our tax base, ensuring that education and essential services remain affordable for all residents.

5. Understanding the Comprehensive Plan

What the public doesn’t always understand is that comprehensive plans are not law. They are a guide for change and a framework for creating new land use laws. It establishes priorities for a town’s future—but in reviewing years of Otsego’s Board Minutes, many of those priorities have not been addressed by past or current town boards.

Since Otsego’s RA-1 is already zoned for a minimum of three acres, it is unlikely landowners would support increasing this size requirement. Instead, the community could benefit from forward-looking changes, such as allowing multi-family dwellings in their RA-1 and RA-2 zones, similar to what is already permitted in Hamlet Residential zones. That is where a thoughtful update to the plan could provide real solutions—not by stalling projects that already comply with existing law.

6. Alignment with the Comprehensive Plan

The Town of Otsego’s Comprehensive Plan (2008) remains in effect until a new one is adopted. It clearly supports proposals like this:

• “Encourage development which is compatible with the Town’s rural character while accommodating growth in appropriate areas.” (p. 25)

• “Encourage a variety of housing types to meet the needs of residents, including affordable, moderate, and higher-end housing.” (p. 31)

• “Expand the local tax base to maintain quality schools, services, and infrastructure.” (p. 33)

This subdivision supports Otsego’s current comprehensive plan and it is highly likely that any future plan would include language similarly appropriate.

7. Moratoriums & Consistency

Opponents argue that they must wait for a new Otsego Comprehensive Plan. But the truth is, their 2008 plan already provides the framework for balanced, responsible growth—and most of its priority strategies have never been implemented by Otsego Town Boards. A moratorium is nothing more than a stall tactic.

It is also important to note that many who now oppose this subdivision already live on land that was once subdivided. To deny another landowner the same opportunity is inconsistent and unfair.

In conclusion, the Manocherian subdivision complies fully with existing Town of Otsego Land Use Law, safeguards environmental and health standards, expands the tax base, and directly fulfills the Town of Otsego’s Comprehensive Plan. Growth, when done responsibly, is not the enemy of rural character—it is the foundation of a sustainable, fair, and vibrant future for not just the Town of Otsego but for all of Otsego County.

Michael Stuart
Middlefield