The Rhinebeck Plan - Frequently Asked Questions

Why Plan?

The pace of our day-to-day lives is sometimes so busy that it becomes difficult to think about planning ahead. Communities often find themselves in the same situation: so busy just trying to keep up with growth and development that they can never get ahead of it. Comprehensive planning helps us to break that cycle by taking a step back to look at the big picture and ask questions such as: Where are we now? Where are we going? Where do we want to be? How can we get there?

Planning allows us to "look before we leap," so that we can avoid costly and irreversible mistakes. Most of us do engage in some form of planning, whether it's travel plans, work plans, financial plans, or even planning a large purchase, such as a car or a house. Planning forces us to organize our time, properly allocate our limited resources, and direct our efforts so that we get the very best results.

We all know that we want to live in a safe and healthy community. We want good schools, affordable housing, accessible shopping, abundant recreation and open space, cultural activities, and places of worship - the mix of attractions that makes Rhinebeck such a livable community. But Rhinebeck, like all other communities, is constantly changing. Various social and economic forces are always at work. Sometimes that change is obvious. Sometimes change is subtle, or slow. But it is always happening. One powerful way that residents can positively influence this change, for tomorrow and for generations to come, is to join together in working cooperatively with other community volunteers, Town officials and Rhinebeck's planning consultants to prepare a new comprehensive plan. ^ back to top ^

What is a Comprehensive Plan?

The New York State Legislature gives municipalities a lot of leeway in writing plans, expansively defining a comprehensive plan as: "the materials, written and/or graphic, including . . . maps, charts, studies, resolutions, reports and other descriptive material that identify the goals, objectives, principles, guidelines, policies, standards, devices and instruments for the immediate and long-range protection, enhancement, growth and development of the town. "

But a plan is not just a set of maps and studies. It is our opportunity to make sure that inevitable changes happen in the way we want them to. When planning is done right, the result is often felt for 100 years or more, to be enjoyed again and again by future generations. When planning is done poorly, the result can be a 100-year error, annoying or even upsetting generations that follow.

A comprehensive plan is the only public document that describes the Town as a whole. It is the document we use to envision our collective future and a guide to how we achieve it. In short, a comprehensive plan is:

• A guide to community decision-making
• An assessment of Rhinebeck's needs
• A statement of community values, goals and objectives
• A blueprint for the Town's physical development
• An official document adopted by the Town Board

Once a Comprehensive Plan is adopted, what will it do for me?

Planning is challenging work that anyone can do with a little direction. What matters most is that you care about the future of Rhinebeck, that you're willing to work with, talk with, and listen to other residents, professionals, and interested parties, and that you believe your own vision and effort will make a difference.

What is important to you, and to your neighbors?

Positive planning can have an impact on the environment, the economy, young people, jobs, housing, architecture, open space, agriculture and scenic beauty - on virtually everything that matters to residents - as long as residents communicate what matters to them during the process of creating the plan. ^ back to top ^

How will the Plan be implemented?

Once the Rhinebeck Town Board adopts the Plan as its guide to community decision-making, the regulations that control land use development, such as Town Zoning and Subdivision Regulations, will be changed to carry out the Plan's recommendations. In other cases, where State or County agencies have project responsibility - roadway projects, for example - the agency is required to take Rhinebeck's Plan into consideration as they develop the project.

The Rhinebeck Comprehensive Plan may recommend that other towns, such as Hyde Park and Red Hook or the Village of Rhinebeck, make changes to their planning documents, so that all towns and municipalities in this region can be in harmony, one with the other, toward common goals. Implementation would happen gradually, over time, as individuals, businesses and organizations, both public and private, make decisions about how to develop or conserve their properties, using our Plan as a guide. ^ back to top ^

What happens if we don't adopt a comprehensive plan?

Without a plan, development occurs haphazardly. This is most apparent along well-traveled roads where there has been a lot of commercial development - south of Poughkeepsie, along Route 9, for example, or across the Hudson, along Route 9W. Years ago, the land along these roads had lots of open space and even a few farms. Over time, piece by piece, new developments emerged, traffic increased, and one by one additional road cuts were made. Today, the land along these roads is heavily developed, two lanes have been expanded to four or even six lanes, and traffic loads are at an all time high. In just a few decades, fairly safe and efficient roads have evolved into one long, continuing traffic headache. The new developments and their road cuts, by themselves, presented few problems. It is the accumulation of road cuts and poorly planned development that has created the problem. Seemingly minor decisions, many of which can be made by planners, can have major impacts.

The current Town Comprehensive Plan was adopted in 1989, but it comprised 1980 census information, and the community values expressed in the Plan are based on a public opinion survey taken in 1985; consequently, much of the information in the Plan is now over 23 years old. The attitudes of Rhinebeck's citizenry may have changed. The regional trends that affected Rhinebeck's growth up 1989 have certainly shifted, as follows:

The high rate of population increase that occurred from the 1950's to the 1980's of up to 25 percent per decade, slowed during the 1980's and 1990's. Following a recessionary period, IBM-Kingston closed in the early 1990's and many residents left the area. Rhinebeck's "big-box" retail store also closed. However, second home development has now accelerated, due to the attractiveness of the community to urban dwellers. New York metropolitan area investors are seeking to balance their portfolios by investing in land (primarily second homes). Telecommuting and the Internet have allowed New York City residents the freedom to work from more remote locations, such as Rhinebeck, and Amtrak makes access to Manhattan relatively easy. The Town has also become attractive to those seeking privacy and a safe refuge from city life, especially after September 11th. These and many other factors are changing the Town's landscape in new and interesting ways.

Housing costs have dramatically increased. In 1980, the average value of an owner-occupied house in the Town was about $52,800. By 2003, average value had risen to about $250,000. The impact of rising prices on home affordability is dramatic. The Rhinebeck Plan will identify ways to provide housing opportunities for all current and future Town of Rhinebeck residents.

In the 1980's, the President's Commission on Americans Outdoors stated:

Across the country, when people were asked where they would prefer to live, work, shop, and recreate, they invariably select communities or neighborhoods that have an abundance of trees, open spaces, and uncluttered pedestrian ways. These preferences translate into clear economic terms: if a community is to succeed in attracting new residents and businesses, it must be concerned about its appearance, physical character, livability, and 'feel'.

Without a plan, assets such as those cited in the President's report could easily be lost and real estate values could even decline. Studies show that real estate values remain stable in communities with high quality open spaces. In fact, protected open space increases the attractiveness and value of adjacent properties, which in turn increases the tax base.

A "smart growth" strategy is not possible without a comprehensive plan. A plan can help determine which areas are most appropriate for new residences and businesses for the common good of the entire community. Costs of such services as road maintenance, plowing and police and fire protection are better controlled when planned. Employment opportunities can grow with a plan, and the vitality of the community is thus sustained. State and federal funding is more readily available when a community has an up-to-date plan. Almost all applications for such aid ask whether the community has adopted a plan. These are just a few of the reasons why Rhinebeck is revising its Comprehensive Plan ^ back to top ^

Can State laws override a locally adopted comprehensive plan?

Under New York State Law, all plans for capital projects of a state or county agency must take town plans into consideration. Town plans tend to raise awareness of important natural and cultural resources in a community, and by doing so, can mobilize public opinion to ensure that state or county projects do not negatively impact the town and its residents. ^ back to top ^

How can we ensure that the Town Board implements our final Comprehensive Plan?

Community planning is only successful if citizens work together. Effective citizen participation, no matter how time consuming, saves time in the long run and builds support for community goals. With a strong show of citizen support for the Plan, our local elected officials can only strengthen their position as leaders by doing everything they can to implement it. ^ back to top ^

I looked over the last Comprehensive Plan, and it seems like a lot of the recommendations were never implemented. How will it be different this time?

During the past ten years, planners have developed much more effective techniques for involving citizens in the planning process than they had previously. The 1989 Comprehensive Plan was primarily a data-intensive plan. While community values were integral to that planning process, there was also great emphasis on statistics and other information resources to develop goals. Today's planning process emphasizes the values expressed by citizens as the basis for developing goals and recommendations. The current approach will:

1. Encourage citizen involvement to identify community issues and values, building consensus
2. Articulate a "vision" for the future of Rhinebeck based upon citizen involvement and expressed values
3. Translate the vision into specific plan goals, objectives and actions

Will a Comprehensive Plan stop such harmful developments as a huge Wal-Mart?

The primary purpose of a comprehensive plan is to guide decision-making. The plan creates a "blueprint" for future development in the Town. That blueprint must then be translated into specific land use controls to regulate the size, location, appearance, density, and other factors of new development. So, if the Rhinebeck community doesn't want another "big-box" store, such as the former Jamesway, threatening the viability of its Village center, it has the ability to ensure that its regulations do not allow for this type of facility. But if a "big-box" store is not wanted, then what?

Promoting economic development that is sensitive to Rhinebeck's unique qualities is essential, in order to prevent a combination of problems - among them, high taxes, minimal services and the degradation of community character. When residential growth outweighs commercial development, imbalances can occur, and it becomes difficult for local government to find the revenues necessary to maintain services for its residents. Like agriculture, commercial development provides more in tax revenues than it actually costs to provide services. In contrast, residential development costs more to service than it provides in taxes. Thus, some commercial development in Rhinebeck may be desirable to enhance the tax base and provide for more balanced municipal service funding.

Commercial development may also be desirable because it can provide greater convenience and more employment opportunities for local residents. Rhinebeck's 2000 population of 7,762 persons represents a potential $40 million in consumer spending. This potential level of spending could support a variety of new retail, food, entertainment and personal services in the Town.

Balancing the Town's rural and historic character with new commercial development, however, should not come at the cost of losing Rhinebeck's "feel" - its texture and unique appeal. Thus, while it is essential to identify commercial development that fits with Rhinebeck's character, it is also essential to identify types of development that are undesirable.

It is equally important to coordinate this effort with surrounding towns, the Village of Rhinebeck and Ulster County communities, because new development in these locations can have damaging consequences for the Town, as well. Some solutions that the Committee will be reviewing are: telecommuting; agricultural retention; agri-eco tourism; desirable home occupations; small-scale, clustered retail developed in close proximity to supporting population; shared markets; and the expansion of existing, small-scale local enterprises. The Committee plans to seek input from local entrepreneurs who are working on the cutting edge of new business creation. ^ back to top ^

How can I make sure my voice is heard?

Attend as many scheduled meetings as possible and make your views known. Volunteer to help out with planned activities, such as taking photographs of favorite spots in the Town that you particularly appreciate, or of things you would prefer not to see in Rhinebeck. Disposable cameras will be provided on a first-come first-serve basis to people who volunteer to help the Committee with this task.

In an attempt to involve as many people as possible, The Committee will plan meetings at a variety of locations in the Town, on different days of the week. Notices will be placed at Town Hall. The Gazette Advertiser and other area newspapers will include notices of meetings, and this Web site will keep track of all planned meetings.

The Committee will have a presence at the Rhinebeck Farmers Market and in the Village, outside retail stores. Volunteer to spend time talking with passersby about the importance of community participation in the planning process, and distribute notices of special meetings and events. If you have skills that you think the Committee could use, such as community outreach, graphic design, writing, editing, proofreading or web design, for example, contact the Committee to volunteer your time.

Send a letter or e-mail the Committee. Join a discussion group on the web site. Talk to your friends, neighbors, and co-workers and encourage them to get involved. Write letters to the editor of local newspapers about the importance of this effort, or about the Rhinebeck you'd like to preserve and protect. ^ back to top ^

Does the School District have a voice in the Plan?

Future growth and development in the Town will have a direct effect on both the number of new school children that must be accommodated in our schools and ultimately, on the tax structure that is used to pay for them. The Town Board appointed a School Board member to the Committee to ensure that the comprehensive planning process incorporates School District planning activities with those of the Town.

The Committee also plans to work with the three schools to involve students directly in the planning process. The Committee believes that for planning to be effective over the long term, it must interest and involve the future leaders of the community. The Committee will help develop a planning workshop/game that involves class discussions and drawings by the children and a take home assignment to be completed with a parent or other adult. The schools outreach is planned to conclude with a group exhibit and discussion.

Many residents have expressed concerns about growth of the School District and how that growth could affect property taxes. What would it mean to taxpayers if the District needed to build a new school, or expand an existing school or schools to accommodate an expanded population?

The Committee will complete a Build-Out Analysis of the Town. The analysis will attempt to answer a critical question relating to future growth and development: "What will the Town look like in the future if it is built-out according to the current zoning, and what are the implications of this growth?" The Build-Out analysis estimates the impact of growth on the Town once all developable (i.e. vacant or underdeveloped) land has been converted to uses permitted under the existing Zoning Law. The Build-Out Analysis will not attempt to predict the time frame under which a final build-out may occur, but will show what would eventually happen if we did nothing at all to alter Rhinebeck's current planning and zoning documents.

To complement the Build-Out Analysis, a Fiscal Impact Analysis will be prepared. The Fiscal Analysis will provide background on the financial implications of the Town build-out. It will answer questions such as: "What are the likely revenues and expenses for the Town and School District, should build-out occur?" The Fiscal Analysis will focus on the property tax implications of build-out.

There are two primary reasons for focusing on property tax. First, property tax is a community's most important revenue source. Such tax makes up the majority of local own-source revenue for any municipality or school district in New York State. The New York State Comptroller has estimated that on average, nearly two-thirds of total revenues in towns may come from property taxes, while for school districts this source often makes up even a larger percentage of total revenues. Town and School District officials, as well as taxpayers, are sensitive about property tax trends. The Committee hopes that the Build-Out and Fiscal Analyses will help us answer the important questions of "Where are we going?" and "Where do we want to go from here?" Additional build-out analyses will be completed, once we have some answers to the question, "Where do we want to go?" ^ back to top ^

Are we coordinating the town plan with the village and other municipalities?

The planning process includes outreach to all surrounding towns, the Village and even the towns of Ulster and Esopus and the City of Kingston in Ulster County, in an effort to ensure that our plans are not frustrated by incompatible developments. We are also looking at ways to plan on a more regional basis for resources and facilities that transcend municipal boundaries. The Hudson River, housing, scenic areas, historic districts, trails, forests, wetlands, the railroad and highways all fall into such a category. ^ back to top ^

I moved to Rhinebeck for its rural charm and quality of life. How will the plan keep it that way?

Rural character, historic resources, scenic beauty, a strong sense of place, a vibrant Village - these are the essence of Rhinebeck's unique quality of life. The Committee is looking at all possible strategies that can be used, under existing laws, to ensure they are nurtured and protected for this and future generations. ^ back to top ^

How long will it take to prepare the Comprehensive Plan?

The Committee has estimated that it will take from 12 to 18 months to both complete the Comprehensive Plan and to make the changes to the Town's land use controls (i.e. Zoning Law and Subdivision Regulations). ^ back to top ^

How much will it cost to implement the Comprehensive Plan?

Once the Comprehensive Plan is adopted, implementation is relatively inexpensive and cost-effective. Because the Comprehensive Plan would be implemented one step at a time, recommended tasks would be incorporated into the Town government's day-to-day work. For example, new zoning regulations recommended by the Plan would be used in the review of proposed development projects by private-sector developers. Thus, implementation for the most part would cost no more than the normal costs that the Town presently incurs for the purposes of administration. In fact, developers, themselves, incur the costs associated with the Town's review of their projects.

The Comprehensive Plan may include recommendations for new, expanded or improved community facilities. However, the Plan itself will not result in budgetary decisions. The Town Board is responsible for deciding whether and how much to spend on new or expanded community facilities during its normal budget process. ^ back to top ^

Will the Plan affect my taxes or property values?

A well-written plan can actually help to maintain property taxes, rather than cause an escalation of them. When residential growth outweighs commercial development, it is difficult for towns to find the revenues necessary to maintain services for its residents. Land uses such as agriculture, open space and commercial development provide more in tax revenues than the cost of providing services. In contrast, residential development costs more to service than it provides in taxes. The Plan can help to determine what level and mix of development is necessary to enhance the tax base and provide for more balanced municipal service funding. ^ back to top ^

How was the Comprehensive Plan Committee selected?

The Town Board appointed the Committee, some of whom were selected based on their background and experience in planning, architecture, mapping and data gathering, business and infrastructure development and communications, for example; others for their long-term involvement with a variety of Rhinebeck institutions (like the library, local theatres, historical groups). Still others expressed their interest in serving on the Committee. In addition, in order to facilitate the ultimate adoption of the Plan by the Town Board, representatives of the Board, the Planning Board and the Zoning Board of Appeals are included on the Committee as members-at-large.

The members of the Committee have diverse backgrounds and represent all age groups, with the exception of school-aged children. In order to understand what Rhinebeck's youngest residents think and feel, the Committee will elicit their ideas through visioning sessions, lessons on community planning with follow-up writing and art activities, and panel discussions or workshops at all three Rhinebeck schools. ^ back to top ^

Once the Plan is adopted, how do we know if it's working?

Planning is dynamic. Once a plan is completed, things change - sometimes slowly, sometimes quickly. Monitoring the progress of the Plan is important, not only to deal with change, but to keep things on track. Even the best of plans need to be revisited at regular intervals - perhaps no more than every five years - to ensure that they are working.

If the Plan is working, it is best not to tinker with it. The longer the Plan works, the more powerful is the conclusion. Planning is continuous. It is a long-term commitment to the betterment of the community. The benefits for anyone affected by it can be great indeed. ^ back to top ^

If you have other questions about The Rhinebeck Plan, please e-mail us at info@TheRhinebeckPlan.org and we will do our best to answer them.

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