Jay subdivision gains park wide attention

AU SABLE FORKS | A large-scale subdivision on the edge of the hamlet of Au Sable Forks has placed the Town of Jay in the spotlight of land-use politics in the Adirondacks, a topic that has historically elicited impassioned responses from all sides. The Jay project is also notable in that it is an early test case of the Adirondack Park Agency's new Large-Scale Subdivision application process, which was passed in 2018 to bring more efficiency and transparency to sizable and typically controversial developments. The first salvos played out at the November meeting of the APA, where it was clear that — although in a very early phase — the application is on the minds of conservationists, citizens and commissioners. The subdivision proposes up to 120 high-end homes and hotel space with accompanying recreational and social clubhouses. It would have a front-door view of the Jay Range, with the High Peaks further in the distance. Although the nearly 600-acre tract fronts the Ausable River, the homes would be well away from the water across NY 9N and uphill from the old Carnes Granite shed. Dave Gibson, director of Adirondack Wild, said the goals of the large-scale subdivision process are "open space, wildlife habitat and conservation design of development (and) in our opinion the Jay project meets none of these so far." Gibson said the first large-scale project at Woodward Lake in the southern Adirondacks, which was approved this year, seemed to accept the developer's original plan largely as-is, without adding measures to protect the environment. "The developer got a permit for a layout that looked remarkably like what he submitted in 2018," Gibson said. Gibson said that's a concern since the Jay application to a conservationist's eyes is sketchy on details. "I hope you take some time to learn lessons from the first large-scale subdivision," Gibson told the board. Jerry Delaney, APA board member and executive director of the Adirondack Park Local Government Review Board, said, however, that the economic considerations of the development need to be considered. "It's conceptual and there's going to be a lot of movement, I understand that," he said. "But a development like this in changing times represents jobs. (Homeowners) are going to want services and those services are going to create good-paying jobs for local people." Delaney also said the proposed development's location is a consideration, given its proximity to an existing population center. Board member Art Lussi objected to Gibson's contention that the first large-scale subdivision was a rubber stamp of the original concept. "I think we came out much more protective of the environment," he said. "We protected a large wetland area that wasn't originally protected." He also said the process is notable for its transparency. "I like the full disclosure; I like that our large-scale plans are out in the open for the public, for the environmental community and local government to have their voices heard," Lussi said. Public comment, which ends Dec. 3, is viewable online and has been running strongly against the plan. Commenters have concerns about fragmentation of the forest, light pollution, traffic and visibility, saying that a playground for the wealthy is out of step with the Adirondack ethic. Town of Jay Board Member Adam Coolidge said the nature of the comments is not unexpected, since people who are plugged into the APA tend to be more conservation-minded. Local people he has talked to are more open to the development, but not the sort that are likely to speak out on an APA forum, he said. Jay Supervisor Matt Stanley said it's premature for the town board to become involved. "It's got to pass the APA and then the planning board and it would be open to a public hearing," Stanley said. "We want to let the constituents' voices be heard."

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Jay subdivision gains park wide attention

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