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natural gas, electricity, or broadband. In addition, there would be no need to establish a sewer
system for the Town of Alabama.
The area within the Project boundary is currently zoned Agricultural-Residential (A-R) according
to the Town of Alabama Zoning Law. By law, the current zoning allows for a significant amount
of agricultural and residential development on the Project Site. The No-Build Alternative would
not remove the Project Site from agricultural use, nor result in an impact to traffic, visual
aesthetics, or wetlands. However, the No-Build Alternative will not provide the potential
significant socioeconomic and public utility benefits to the Town of Alabama as that associated
with the Preferred Alternative. The Project Site would remain undeveloped and consequently
provide only a minimal contribution to the community tax base.
Existing parcels located within that portion zoned A-R could be subdivided and roads
introduced on a lot-by-lot development basis. Lot sizes would be the minimum allowed as
determined by the dates the individual lots were created. Lots created before June 1987 have
40,000 square foot minimum sizes with 100-150 foot minimum frontage required. Lots created
after June 1987 have 40,000 square feet minimum sizes with 200-foot minimum frontage
required. Thus, the Project Site capacity for residential development is approximately 950 lots.
Development of the 950 residential lots will likely require the introduction of Town-scale water
and sewer systems to accommodate the large number of residences developed. In addition, a
large number of public roads would need to be constructed to realize the residential
development potential of particular existing parcels, based upon their locations, sizes, and
configurations.
Throughout the community input process that has been conducted for the Project over the past
several years, Town of Alabama elected officials and citizens have voiced considerable
opposition to additional residential development in the town. The Town of Alabama wishes to
retain its agrarian character while attracting complementary commercial uses, and does not
wish to permit the widespread development of residential subdivisions within its boundary.
Development of significant residential subdivisions and structures would also eliminate the
natural, open vistas characteristic of agriculturally-based communities. New houses would be
easily viewed from existing public roads, and would line streets within the Project Site. The
widespread installation of impervious surfaces and lawns would also create inordinate amounts
of stormwater loading which would adversely impact local water resources.
Residential development consistent with the existing Town of Alabama zoning requirements
would further result in a significant burden being placed on the Town of Alabama community
services such as fire, police and ambulatory services. In addition, according to an August 2010
fact sheet published by the American Farmland Trust summarizing over 20 years of “Cost of
Community Services (COCS)” studies, the median cost per dollar of revenue to provide public
services to residential land use is $1.16. This demonstrates that residential development is a
net cost to public resources. This net cost is not sustainable without some offsetting form of
land use that can serve as a net income to public resources.
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