Multi-family compounds, often referred to as Adirondack Great Camps, were popularized during the Gilded Age, and several of these grand, sprawling compounds still exist today, including Great Camp Sagamore, Great Camp Uncas, and Camp Santanoni.
The great camp tradition also continues today with many modern land buyers constructing their own legacy estates that feature multiple cabins, boathouses and shared gathering spaces to host extended families. The main difference between the great camps of yesterday and today is that the building of these compounds is now regulated by the Adirondack Park Agency (APA) and local town zoning ordinances.
If you’re thinking about building your own Adirondack Great Camp, here are some important things to know about the APA’s overall intensity restrictions, shoreline setback guidelines, and requirements for onsite wastewater treatment and short-term rentals.
What Constitutes a Multiple-Family Compound?
Under Adirondack Park Agency (APA) regulations, structures containing two or more separate dwelling units are classified as Multiple Family Dwellings. If your compound consists of independent structures – for example, several small cabins for different families – the APA defines these as principal buildings, and the number of principal buildings you can have per square mile is regulated by the APA’s overall intensity guidelines.
APA Land Use Classifications & Overall Intensity Guidelines
All private land in the Adirondack Park falls into one of six categories, each dictating how many principal buildings you can have per square mile.
- Hamlet – These are the most developed areas within the Adirondack Park. Local codes apply and APA jurisdiction is minimal. Multiple-family dwellings and compounds are widely permitted and there is no maximum limit or guideline.
- Moderate Intensity Use – These areas allow for both single-family and multiple-family dwellings with a maximum of 500 principal buildings per square mile, or approximately 1.3 acres per principal building. An APA permit may be required for building multiple single-family homes.
- Low Intensity Use – These areas allow for both single-family and multiple-family dwellings with a maximum of 200 principal buildings per square mile, or approximately 2.7 acres per principal building. An APA permit may be required for building multiple single-family homes.
- Rural Use – In these areas, multiple-family dwellings are considered a secondary use and require an APA permit. The maximum is 75 principal buildings per square mile, or 8.5 acres per building.
- Resource Management – These are the most restricted lands in the Adirondack park. Any new structure generally requires an APA permit, and multiple-family structures are strictly limited to maintain open space. The maximum is 15 principal buildings per square mile, or 42.7 acres per building.
- Industrial Use – These areas are designated for heavy manufacturing and production. While there is no designated density limit, residential development is generally not allowed.
Shoreline Restrictions
If your compound is near a lake, pond or river, you must comply with strict Shoreline Restrictions.
- Lot Widths – Any new parcel created for a building must comply with minimum shoreline width requirements. For example, the minimum required width is 100 feet on land designated as Moderate Intensity Use and 200 feet on Resource Management land.
- Setbacks – All principal buildings must be set back at least 50 to 150 feet from the mean high-water mark depending on the land classification.
- Access – Deeded or contractual access to water bodies has strict frontage requirements depending on the number of dwelling units.
Local Zoning & Environmental Health
Beyond the APA, every town within the Adirondacks has its own comprehensive zoning ordinances, which address things like wastewater management and short-term rentals.
- Wastewater – Multiple-family compounds are typically required to have large, engineered wastewater treatment systems, and the New York State Department of Heath and local municipal boards regulate on-site septic to protect groundwater.
- Short-Term Rentals – If you plan to rent out any of the dwellings on the compound when family isn’t using them, keep in mind that many Adirondack towns heavily restrict or cap short-term rentals.
Start Your Search for Multi-Family Compound Land for Sale in the Adirondack Park
While Adirondack Park Agency guidelines and local zoning ordinances are designed to protect the land and prevent overdevelopment, Adirondack Great Camps and multiple-family compounds continue to flourish in the Adirondack Park today.
If you’re thinking about building your own multiple-family compound, Adirondack Mountain Land can help you find the ideal parcel of land. Browse our land for sale in the Adirondacks, or contact us for assistance. Ou team is extremely knowledgeable about APA regulations and local town zoning, and is happy to answer any questions you may have about building a multi-family compound.