The Partial Observer by Charlie Deichman-Caswell

Beyond Sustainability—Rethinking Development in Otsego County

Henry S.F. Cooper Jr. once called Otsego Lake “the Walden Pond of New York State…a source of American attitudes about conservation and the environment.” Here in Otsego County, we take pride in our landscape. From weekly farmers’ markets to the hiking trails of Glimmerglass State Park, people are drawn to this area for its beauty, bounty, its clean water and air.

As Otsego County’s population continues to grow (a 3.6 percent increase to about 60,500 in 2025, up from about 58,500 in 2020), new developments put increased pressure on conservation efforts. Infrastructure projects, urbanization, and agriculture contribute to environmental threats like runoff, soil degradation, habitat loss, and erosion. Significant damage is caused through deforestation and the creation of impervious surfaces (like asphalt and concrete), which limit the capacity of soils to filter runoff and affect groundwater recharge. To address this, Otsego County’s towns should implement a conservation-minded framework for new developments, encouraging growth while protecting the natural landscape.

‘Regenerative’ vs. ‘Sustainable’ Development

In a county with a deep appreciation for nature, it is not enough for projects to simply accommodate their landscape—flimsily defined “sustainable development” is not enough.

When we ask, “What does conservation-minded development look like?” the answer might look more like “regenerative development.”

Regenerative development goes beyond sustainability. Rather than simply reducing harm, it aims to improve upon the natural environment. In this approach, “meeting code” is the bare minimum and specific choices are made to enhance the ecological value of the land.

Importantly, regenerative development saves developers and homeowners money through substantial financial benefits (e.g., environmental tax credits, increased property values and lowered operational costs).

Lessons from Elsewhere

Regenerative development in Otsego County might be informed by successful efforts in other areas. A commonly cited example of regenerative suburban design is Serenbe, a community on the outskirts of Atlanta, Georgia, where dense walkable areas have allowed 70 percent of the land area to be reserved for conservation. Other projects, such as the Lily Lake Residence in northeastern Pennsylvania, include stormwater retention ponds and innovative filtration systems to create habitat, reintroduce native plants, and restore biodiversity.

As regenerative approaches become more common, such projects illustrate how conservation is no barrier to development, but can instead increase efficiency and quality of life. Regenerative development is also cost-efficient, cutting operational expenses and increasing resilience to environmental hazards like flooding and extreme heat.

Moving Toward Regenerative Development

The creation of a regenerative development framework for Otsego County would entail the gathering of environmental and economic data throughout the county. Regenerative development approaches favor land preservation, and the financial benefits of open spaces can be highlighted through a Cost of Community Services analysis. COCS analyses calculate the financial impact of different land-use categories by comparing the cost of local government services to generated tax revenue.

Typically, they reveal that residential properties cost municipalities more than they contribute (with a median cost of $1.16 for every $1.00 of revenue raised), while open spaces are net earners (costing only $0.37 per $1.00 of revenue raised). At scale, this is a significant amount of money.

In Otsego County and beyond, wild spaces provide essential ecosystem services—water filtration, pollination, flood buffering, and carbon sequestration, to name a few. Synthesis studies claim that America’s natural ecosystems provide an estimated $2.9 trillion in value annually. As federal policies strip wild spaces of important protections, conservation efforts become increasingly important at the state and local level.

Smart development carries real fiscal benefits and increases town budgets—but what does smart development look like? Often, it means increasing density and preserving open spaces. In New Hampshire, a 2024 study found that from 2013 to 2023 condos generated an average of $10,027.00 in net value per acre, compared to $533.00 in net value per acre for single family homes. Density brings revenue, which increases municipal budgets and lowers tax rates.

Learning from Regenerative Agriculture

Our region has an established relationship with regenerative approaches, mainly through regenerative farming methods that restore and improve the land. Farms such as Black Willow Pond Farm in Cobleskill or Runaway Farm in Hartwick have long incorporated practices like solar grazing, sheepscaping (or goatscaping), natural soil regeneration, livestock diversification, and agroforestry.

Otsego County has an opportunity to broaden its use of regenerative frameworks beyond agriculture. Much as the agricultural sector envisions systems working together (such as sheep and solar arrays), this approach can be applied to other forms of development.

Finding Creative Solutions

Regenerative development practices heavily involve landscaping. For example, reintroducing native plant species can be immensely impactful. In wetlands, consider planting swamp milkweed to support monarch butterflies; wild bergamot and butterfly weed thrive in sunny spaces, while maidenhair and Christmas ferns prefer shaded woodlands. Other considerations, notably the harvest and recycling of rainwater and the introduction of permeable surfaces and bioswales, enhance rather than deplete aquifer recharge.

This is a creative endeavor, with endless applications. Green spaces not only aid wildlife but have significant mental health benefits, while offering reprieve from summer heat and reducing social isolation. The practice of “daylighting” or uncovering streams might restore stream-side habitats at a low cost. The imaginative use of renewable energy sources (such as rooftop solar and geothermal) might allow buildings to produce more energy than they use, instead of less. Green roofs and walls might support pollinators. Highways, plagued by roadkill, might explore the benefits of landscaped wildlife crossings.

Regenerative development promotes cultural and historic preservation, ecological resilience, public health, and the local economy. As with any approach with communal benefits, community involvement is a key facet. In Otsego County, a conservation-minded framework should be the product of a public dialogue.

Proposals for the Towns

In the Town of Otsego, some steps have been taken toward a regenerative development framework. Town Law §278 allows for “cluster developments,” in which housing is condensed, and the remaining open land may be preserved. This law might be strengthened by requiring cluster zoning to protect prime soils, stream-side habitat and other important ecological features. Similar actions, along with a proposed Lake Protection Zone (Town Law §272-a), are currently included in the Town of Otsego’s draft Comprehensive Plan update.

The town also could establish stricter laws protecting steep slopes, wetlands, and riparian buffers, and add requirements for development approval, such as soil disturbance limits, native plantings or green stormwater infrastructure.

At the town or county level, a TPR/PDR (Transfer/Purchase of Development Rights) law might be adopted. This means allowing landowners to protect their land and sell development rights to a land trust elsewhere, or to the local government. This would conserve open spaces while compensating landowners. Similarly, the county might offer tax incentives for landowners who implement regenerative criteria on their property.

Finally, inter-municipal coordination can be improved. The Watershed Supervisory Committee, the collaborative body overseeing the health of Otsego Lake and its watershed, provides valuable research and recommendations. However, a stronger body might provide avenues for coordination between towns.

For instance, the proposed development on the western slope of Otsego Lake sits on the border of the towns of Otsego and Springfield. A new agreement between the two towns (through General Municipal Law 5-G) might require a joint-referral process between each side’s planning boards for any proposed development spanning their borders. This would include a joint public hearing and a single shared environmental review. With some work, Otsego County can protect valuable ecological features while improving quality of life and saving homeowners money.

Charlie Deichman-Caswell completed an environmental stewardship internship at Otsego 2000 this summer before pursuing a graduate degree in environmental policy and regulation in the fall.