Hopefully, you’ve noticed those bright yellow and black sign boards all around town, “Tusten Planning Board: Respect Your Comprehensive Plan!” Maybe you’re wondering what they are all about.

Every 10 years, towns across New York are granted authority to write, update and adopt a comprehensive plan–a town’s visioning document, which helps guide a town’s growth and provide a clear framework for its future. A comprehensive plan serves as a blueprint or a roadmap for the community as it sets policies, such as zoning and building, or addresses changes that will affect long-term interests of the town.

In May 2021, Tusten very thoughtfully and carefully, under the direction of a comprehensive plan committee—two members from the town board and one from the planning board; an independent planning firm; the town historian; the county’s planning department; and us, the full- and part-time residents—updated and adopted the current plan.

You would think that with all the effort, time and consideration that goes into the creation of a comprehensive plan, all town officials would work hard, really hard, to make sure the vision set forth is respected. 

Most of us live here for the quality of life our small rural town affords–clean air, clear water, the amazing grandeur of the Delaware River, the quiet days and dark sky nights, the wildlife, a sense of community, wholesome activities for entire families, and space–lots of open and wooded space to explore and be in tune with nature. Our plan addresses this, celebrates this and envisions protecting this for generations to come.

Our town’s development is kept in check with rigorous zoning regulations, carefully reviewed regularly by our town’s officials and updated as needed. The current regulations were updated in 2017 with the goal to keep Tusten the way the town officials, homeowners and visitors want—the beautiful, safe and rural haven it is for all of us.

Portions of the hamlet of Beaver Brook were downzoned and certain uses are no longer allowed. A large 172-acre property, right in the heart of Beaver Brook, was put on the market a couple of years ago. Recently, a potential buyer came forward and is requesting a special use permit to develop the property in a manner not allowed by our current zoning. The applicant was required by state law to perform an environmental review of the property. The potential developer’s review stated there would be zero environmental impact. Our planning board, after a perfunctory review, rubber-stamped and accepted the environmental impact statement.

The residents of Beaver Brook are most concerned with the lack of oversight of the potential environmental disaster that may happen if the sale goes through. The septic system on the site was built in the 1930s and has been basically untested for the anticipated type of use since 1979—44 years ago. The property abuts a farm, which the state Department of Environmental Conservation regulates, and that department must approve any development on its borders. This issue alone should trigger a more intensive environmental investigation. To date, the planning board has not requested a further environmental review.

We, particularly the property- and homeowners surrounding this potential development, are concerned about our wells, septic systems and the enjoyment of our property. 

Our town’s comprehensive plan says a special-use permit may be issued for vital community services, which this is not, and may not be issued if there is an oversaturation of the same services in the immediate area, if such use changes the character of the neighborhood, or negatively impacts the quality of life or property of the residents. 

Our planning board seems eager to offer this special use permit, which is so confusing particularly since the applicants don’t own the property; a quality environmental review was not required or requested; the intended use is not allowed under current zoning; and most importantly, it is counter to OUR town’s well-thought-out and enacted comprehensive plan. Please join all the residents of the greater Narrowsburg community and remind our planning board to RESPECT our comprehensive plan and do not issue this permit.

Joanne Pentangelo lives in Beaver Brook, NY, and is a member of the Beaver Brook Owners Association.