TICONDEROGA — Some waterfront residents and town officials say revised lakeshore zoning in Ticonderoga will protect not just water quality but quality of life.
The proposed zoning for the Lake George section of town would allow for similar residential uses as the current zoning, but add more limitations on new or expanding businesses.
Ticonderoga Town Zoning Revision Committee Chairman Bernard Leerkes said the revisions will replace outdated and vague restrictions.
"I think the proposed zoning will be more effective at protecting water quality in the lake than the current zoning."
The only public accommodations allowed would be bed-and-breakfast places with a limit of two guest rooms. The proposed zoning would allow for marinas and water transportation uses, both of which are currently in the zoning, but would have detailed standards governing any expansions or new operations.
The revised zoning has more environmental protection standards, including requirements for stormwater management, vegetated buffers and a 50-foot setback from the water.
Lake George Association Executive Director Walter Lender, who is a lakefront property owner and serves on the Town Planning Board in Ticonderoga, said the revisions are much needed.
"The proposed zoning makes great strides in protecting the sensitive environmental areas around Lake George. In practice, the Town of Ticonderoga has been pretty diligent about its treatment of lakefront development in recent years."
Several communities around the lake are currently evaluating their own zoning rules and upgrading them with the consideration of the lake as a priority resource, Lender said.
"Limiting lot coverage, impervious surfaces and building sizes will certainly have a positive effect on water quality. The proposed zoning will limit density and provide for more open space and considerably less runoff. It also establishes limits for building on steep slopes, which will reduce erosion."
Economic development is always difficult to balance with environmental protection, Lender said.
"Right now we have very responsible business owners operating them who appreciate the lake and make every effort to protect it, but the zoning needs to consider future pressures.
"Lake George draws millions of dollars of business because it is the clean, clear lake that people want to spend a warm summer day on."
Ticonderoga lakefront owner Ann Bassett-Short said the zoning needs to balance the needs of people and the environment in a fragile natural area.
"Our family believes the proposed zoning changes for the lakeshore area include some good steps in the right direction. Protecting the shoreline greatly protects residents' quality of life by preserving water quality, and the views that help draw visitors to the town."
Basset-Short said they can still do more to help the quality of life for waterfront residents.
"The quality of life here would be better protected by reducing the proposed maximum footprints of new buildings. We're encouraged that the committee wants to increase the size of new lakeshore lots, and increase the open land on lots, but the allowable footprints are much too big."
She said some lakefront owners want all new B&Bs closer to downtown to maintain the semi-rural character of lakeshore roads.
Residents also want more limits on the size of any new marina or boat storage facilities to reduce the impact on the scenic lakeshore area, she said.
The open houses at the Ticonderoga Community Building are from 4 to 7 p.m. the second Tuesday of each month for the next three months. The next is Tuesday, Sept. 7.
The open houses are intended to get one-on-one questions and input from residents, who can come by at any time, and regular committee meetings at which public comments can be made are held monthly on the fourth Tuesday of each month at 7 p.m.
Lender said the new zoning plan is a good compromise.
"While perhaps the latest draft of the proposed zoning may not satisfy everyone, it is a work in progress and is moving steadily toward better measures to protect the water quality in the lake."
E-mail Lohr McKinstry at: lmckinstry@pressrepublican.com
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