BETHEL — The Bethel Town Board unanimously adopted a new comprehensive plan last Wednesday night, replacing the town’s 20-year-old planning document and establishing a framework for future decisions on development, housing, infrastructure and environmental protection.

The board adopted the plan, called “Bethel Moving Forward,” following roughly two years of work by the town’s Comprehensive Plan Committee, public surveys, focus groups, public meetings and hearings.

Before adopting the plan, the board completed its environmental review and unanimously issued a negative declaration under the State Environmental Quality Review Act, finding that adoption of the plan would not result in significant adverse environmental impacts.

The document itself does not change the town’s zoning code or approve any individual development projects. Instead, it sets policy direction that zoning amendments and other town actions can follow.

Supervisor Dan Sturm described the plan as a guide for future decision-making.

“A comprehensive plan is a roadmap,” Sturm said. “It’s not a law. It doesn’t approve or deny any specific project.”

The plan addresses land use, housing, economic development, agriculture, transportation, infrastructure, recreation and environmental protection, with particular attention paid to water quality and preserving Bethel’s rural character.

Town officials said approximately 32 substantive changes were made following the July 29 public hearing and a review by the Sullivan County Division of Planning, Community Development and Environmental Management.

Among the revisions were stronger recommendations related to water quality, workforce and affordable housing, accessory dwelling units and tiny homes, wastewater infrastructure and future zoning changes.

The final plan also directs the town toward updating its zoning regulations, including a recommendation that a zoning update committee complete its work within approximately one year.

Councilman Adam Gold thanked residents and committee members who participated in the planning process and stressed that this was only the beginning.

“The success of this comprehensive plan won’t be measured by adoption,” Gold said. “It’ll be measured by our willingness to turn it into action.”

Councilwoman Wendy Brown described reaching adoption as “almost like a dream come true” and thanked those who worked on the plan.

Sturm said the vote had particular significance for him because he had also participated in the process that produced Bethel’s previous comprehensive plan in 2006.

“A lot has changed in the town over the last 20 years,” Sturm said. “The fact that we are here tonight updating that plan and looking ahead to the next generation of Bethel makes this an especially meaningful moment for me.”

Discussion on short-term rentals

Not everyone believed the final document addressed every major issue facing the town.

During public comment, resident Jonathan Hyman praised the overall planning process but criticized the lack of detail dealing with short-term rentals, calling it a “major flaw.”

Gold said afterward that he also would have preferred the plan to go further on the issue, particularly because Bethel currently has no regulations specific to short-term rentals.

“I do think short-term rentals are an issue that Bethel needs to address,” Gold  said.

The plan recommends establishing a committee to revisit short-term rentals, including the town’s previously proposed legislation and comments received during both that process and development of the comprehensive plan. It calls for the town to consider impacts on housing, neighborhood character, parking, septic systems and other infrastructure.

Gold said he would like to see that committee formed “sooner rather than later,” but does not believe the goal should be to prohibit short-term rentals, which he said are an important part of Bethel’s tourism economy and provide opportunities for property owners.

Sturm said the town has already spent considerable time trying to regulate the industry. In 2023, the board proposed a short-term rental law that would have established annual permits, inspections, designated contacts, parking and occupancy requirements, septic standards and other operating rules.

The board tabled the proposal following a public hearing and more than 100 public comments. The law was never adopted.

Sturm said a major disagreement was whether Bethel should cap the number of short-term rentals, a step the board was not prepared to take.

He gave the example of a Smallwood homeowner who might occasionally rent a house to help cover taxes or other expenses while generating no parking, garbage, septic or other complaints.

“If it’s run well, there’s no garbage, there’s no dog complaints, there’s no parking complaints, the septic is working fine, you’re going to tell that person that, ‘I’m sorry, we have enough of these already and you can’t do it?’” Sturm said.

Gold said the town needs to balance those property and tourism interests against potential impacts on residential neighborhoods, housing, parking, septic systems and community character.

“There are legitimate concerns and interests on both sides,” Gold said, adding that a broad cross-section of stakeholders should be involved in developing any new regulations.

Sturm said the new comprehensive plan should be viewed as a living document that can continue to evolve as the town changes.

“No plan is perfect,” Sturm said. “No document can anticipate every challenge or opportunity the future may bring.”