Facts & Figures
a 25 cents per day investment in your neighborhood

• This chart shows the number of new homes started in the 1990's
• Year 2000 is from Jan. - Sept.
• We have been told that the 1980's were about 5 - 10 a year, although this is not verified info.

(Please take 5 minutes to read the following questions & answers - you owe it to yourself to be informed on the issues when you vote Tues.)

Financial Questions

Is it true that the Open Space Proposition will eventually lower costs and taxes ?
www.poundridgeny.com believes so !  As more homes are developed, Pound Ridge's infrastructure is stressed.  More homes add more cars on the roads, repair costs increase as roads and recreation is used more, school costs rise, government costs increase, more litter is produced, etc.  Lately, the newer developments have more children.  The school board has recognized this with an explosion of expected enrollments.  The cost of town services for this population increase far outweighs the taxes received from the new lot.

Also, as a bedroom community, more families with school age children are moving into Pound Ridge.  Both Bedford Central and Katonah-Lewisboro school districts have projected increased enrollment for the next 5 years.  This means our population is younger, requires more schooling, recreation services, etc.

For example, the average Pound Ridge home is assessed at  $ 150,000.  This is about $ 11,600.  A family of 3, with one child in school (K-12 equals 13 years of cost) requires almost $17,000 just for schooling.  This is a $ 5,400 LOSS per child per household.  For each new child in school, we need 1.5 lot owners.  This will get more dramatic as the projected school population increases.  Also, it does not take into account the cost of other services needed that are not related to schooling - so this LOSS of $ 5,400 is actual bigger.

If we lower the number of new development lots, we lower the population growth of the town.  The direct result will be less future costs, thus lower tax increases.  If we do not SLOW development, we can expect huge tax increases.  In fact, the 1980 Master Plan calls for a minimum of 9,500 possible residents based on current Pound Ridge lot sizes.  That is double our current population - how can government service all these people without huge tax increases - which we will pay for !  More importantly, what will our town look like if this happens?

Why must this raise my taxes ?
In order to slow development, we must be armed with many defenses. For thirty years we have been using a limited set of defenses such as:  good will, hope that developers & new owners behave responsibly, an outdated & non-binding Master Plan, ever shrinking zoning laws as well as the valiant efforts of the Planning Board.

During the past 30 years in Pound Ridge, hundreds of acres of woodland has been developed and hundreds of homes have been built - some squeezed in places no one ever thought a home could be built.

The Open Space Proposition propose to add to our defenses; the purchase of Land use rights (deeding that land will never be built on), paid rezoning of lots (changing a 10 acre lot which can be developed into 3 homes to only allow one) and outright land ownership - if practical.  Thus far, we are loosing.  The pace of development has far exceeded that of  land preservation.

Therefore, the proposed a 1 % tax increase ($ 1 per $ 1,000 of assessment) for each parcel owner.  This will be, at most,  $75 per year for half the town - and is tax deducible.  So the real cost is about $ 60 or 20 cents per day.

How does this Proposition get Pound Ridge FREE money from the Government ?
The Federal, New York State & Westchester County governments provide grants and matching funds to towns for land preservation purposes.  Pound Ridge does NOT receive these funds since we have no tax, bond, etc. for conservation.

Since we currently do not receive these funds, other towns which do receive these funds are effectively using our tax money to protect their land.  We feel it is time some of this money flows back to Pound Ridge.  There are established methods to obtain this money, the first being that the locality contributes.  The Open Space Proposition tax will allow us to have a consistent, well  planned source of revenue to gain matching state & county funds.

Is it true that the actual tax increase is tax deductible?
YES ! You can write the full amount off against your taxes. So, based on your tax bracket, you will get a discount on the tax and receive money back. This means that NY State and the Federal Government are helping to fund our preservation. Also, over 100 towns across America already have this arrangement. Currently, your taxes pay for their preservation. It’s time to get some of that money back.

How would an increase in the property tax generate funds and what would it cost?
If the voters of Pound Ridge approve the November Ballot Proposition, a property tax surcharge would raise funds. A tax increase of $1.00 per $1,000 of Taxable Assessed Value would result in a total property tax increase of under $ 75 on a property with a market value of $500,000 and an assessment of 75,000. For example, in 1999, if a tax rate of $1.00 per $1,000 of Taxable Assessed value was set, then approximately $300,000 would be generated for the entire town - $ 3 million in 10 years + matching funds from other sources.

Only after Pound Ridge residents authorize a fund like this can we obtain matching County, State and Federal funding. In effect, we will be able to get back our own tax money that is currently going to other towns !

• If $1 per 1,000 of Taxable Assessed Value (TAV) were added to acquire land it would generate $300,000 ; $ 3 million in 10 years.

What the Open Space Tax will cost: Assessment Parcels % of Town Avg. Tax $ 0 - 54,000 432 17 $  25 $ 54k - 100k 608 24  (41%) $  75 $ 101k - 150k 708 28  (69%) $125 $ 151k - 200k 300 12  (81%) $175 $ 201k + 449 19  (100%) $201+

 

What can be done with this money to protect my investment in Pound Ridge?
Much ! The funds can be used to purchase conservation easements and deed modifications as well as land purchases.

For Example: Let’s say someone has a 10 acre lot that runs along a section of road (High Ridge, Long Ridge, etc.). Under current zoning (1 to 3 acres) this can mean 10, 5 or 3 homes can be built on that lot. Instead of actually buying the property, we could offer the owner a sum of money and pay all expenses to have the deed changed to say that the entire 10 acre parcel can only have one single family residents and can never be subdivided or developed. Most new subdivisions in town with wetlands have this form of deed restriction (Rock Rim Ponds, Stone Hill Woods). Plus, no taxes revenue's are lost – the owner still pays tax on the entire 10 acres.

OK, it is a good thing that Easements do NOT lower the tax revenue of the Town since land remains owned by residents. What if the fund purchases the land?
This is not as dramatic as one might expect. Sure, if land that is contributing taxable income is purchased and preserved, that income is removed from the tax rolls. However, vacant land is assessed and taxed MUCH lower then land improved with a home. Also, wetlands or excess land is taxed from $ 1 to $ 200 per acre. This is not much money.

What is the affect of removing low taxable income producing vacant land from the tax rolls ?
For example, in 1999, if land with a market value of $5,000,000 were removed from the tax rolls, so that the land could be kept forever natural, then the effect on the tax rate would be an increase of less than 10 cents per $1,000 of Taxable Assessed Value. A property with a market value of $500,000 would see a tax increase of less than $12 per home.

Now consider the cost on 10 new $ 500,00 homes on this property. If, as the Bedford Central School district projects, enrollment increases. Then we can assume some number of these homes – say 5 – will have school children, lets say 7 children in total (1.5 children as per 1981 Town Master Plan). The homes would contribute about $ 100,000 in taxes but the cost of just schooling the children would be $ 116,000. Already the new homes are raising our taxes. Add the drain on town services and one can understand that removing low income providing vacant land from the tax tolls should not a problem for the towns income. In fact, it may actually stop future tax increases !   PS - this doesn't even consider the cost of new buildings, new buses, more teachers, etc.

Who controls the funds?
The Town Board.  They handle all aspects of the Plan, how the money is to be spent, etc.

Development Questions

How can you slow down development ?
It is important to understand that we are not trying to stop development.  We only want to slow the booming, uncontrolled pace.  Our town government can only slow what is already guaranteed to be developed.  Purchasing, as described above, is more powerful.  Developers should not dictate what our town looks like, we should.

I thought the town's Master Plan solved the over-development problem ?
Not at all. It isn't even law, it is simply a statement of hopes.

 The master plan of Pound Ridge was written during a time of economic decline and before the housing boom in the late 1980's.  Although it's entire theme is conservation intended, it relies on preservation done in the 1960's and calls for the implementation of weaker zoning laws (such as variable buffers going from 60 feet to 20 feet).  How many mature trees fit is 20 feet - two?  Take a look at new developments, they do NOT look the same as other land in Pound Ridge.  Then tend to have no tree lines around properties even though they are carved out of forests.

Unlike Bedford, which has adapted its Master Plan, Pound Ridge's master plan has never officially been made law.  As such, it cannot be used to combat development.  It needs updating and to be adopted as law so that it can be used as a development deterrent and admissible in a court of law.  Until then, it has no teeth.

A copy of the master plan is on this site - click here.

I thought the town's Planning Board protects us from over-development problems ?
When a landowner approaches the Planning Board, they have certain rights.  This is important.  A land owner owns his/her land and deserve to control its future.  Therefore, when a land owning developer approaches the Planning Board, it is already to late to slow or stop development.  The developer owns the land and has the right to subdivided.  The subdivision will be done, new homes will be built.  Through it valiant efforts, the Planning Board works to lessen the degree of over-development.  But, it is restricted.  With the Land Bank, we hope to slow the development by removing the number of items the Planning board will work on. If we wait for the land owning developer to approach the Planning Board, we are already behind the eight ball.

I thought the town's Zoning Laws protect us from over-development problems ?
This is not happening.  In fact, under current zoning, our towns current population of approx. 4,500 would double!!! "a total of about 9,500 (people) based upon full development in accordance with present zoning" (from 1981 Master Plan).  This is somewhat less than the 1971 estimate of 11,500.

Zoning laws only state the size and total homes that can be built.  Many of the older homes have wonderful road buffers  of 60 feet or more of woods as well as side zones of 50 feet.  Current zoning laws only require 20 feet.  This has a direct impact on view sheds.  Many more trees can fit in 60 feet then 20 feet.  This is a factor why older homes look more woodsy then new developments.

Why doesn’t Zoning protect us?
Our current zoning only determines the minimum size of a new building lot, it requires review of the size of the foot print of the house and the total lot coverage (driveway, tennis courts, swimming pool), and provides a small "buffer" along the property line. The Planning Board has the right to waive all standards.

Zoning regulates only the number and kind of structures that may be built. It does not differentiate between the tracts of land where development should be encouraged and those that should perhaps be preserved as rural open space.

When an owner or developer of buildable land comes before the Planning Board the board cannot legally stop the development of that land. It can only apply the few regulations that are currently in place to control the development.

However, a homeowner or developer can appear before the Zoning Board of Appeals or the Water Control Commission and ask for a variance or permit to build. Because the property has been taxed as a buildable lot, the town has an obligation to permit that lot to be developed if it can support a septic system. The septic system must meet county, not town, standards.

You can’t stop development.
That’s for sure. But we should be able to guide it and define our town and protect the wetlands that supply our water. Developers should tell us what our town should be like – we should!

Is it true that the County can override the Town of Pound Ridge in determining if a lot is buildable?
YES !!! The County and ONLY the county issues septic permits. So, if one is obtained, the Town of Pound Ridge is required to allow the building of a home.

Environmental Questions

Is this another Tree Hugger issue ?
This is an investment issue, a quality of life issue, a growth issue, a future costs issue, an environmental issue, a clean water issue, etc.  It is naive to think this is only about trees or open space. Hopefully, this website will demonstrate how the Open Space Proposition an investment into the future of Pound Ridge and may lower costs in the future.

But what about the undeveloped / open space in Ward Pound Reserve ?
Simply, Ward Pound Reserve does not count.  Although the park is within Pound Ridge, we have no rights or control over it.  It belongs to the entire County. Heck, we can't even put the town's cell tower there if we wanted too.  In fact, development is squeezed to the remaining land.  If the park was simply disappeared, there would be no difference to most of Pound Ridge.

Here's why.  For example, having Central Park does not change the fact that Manhattan is heavily developed.  Central Park does not help create a halcyon environment when standing at 14th Street and 5th Ave. So too, Ward Pound reserve does not help create a halcyon environment for Pound Ridge Road, Long Ridge Road, High Ridge Road, Scott's Corner, etc.

Some say Pound Ridge already has enough open space, why do we need to preserve more?
Pound Ridge is unique in having two huge parcels of open space, Ward Pound Ridge Reservation with 2,850 acres of County park land - in the north of town and over 1,400 acres of water company land.

However, none of this counts when you are driving Long Ridge road, High Ridge road or Westchester Ave. The aesthetics of the town are not defined by these parcels. Our roads and the charm of the overall land is what makes Pound Ridge a unique place.

Much of the land in Pound Ridge was sub-divided before our current zoning laws were enacted. They are grandfathered and can still be developed.

Other Questions

What other towns are trying to do this ?
Hundreds of communities nationwide have passed this type of tax to create a Land Bank including Cape Cod, Martha Vineyard and Newport.  In New Jersey, 34 towns have this tax.  In New York, only the 5 Towns on Long Island have a Land Bank.  Locally, Bedford, Lewisboro, North Salem, Somers, New Castle, Yorktown and Cortland are all developing organizations, such as The Pound Ridge Coalition, and have propositions on the ballot for November 2000.

Who will Choose the Land ?
Hundreds of communities nationwide have passed this type of tax to create a Land Bank including Cape Cod, Martha Vineyard and Newport. 

Why now ?
Why not now?  We are trying to act before it is to late.  So far in Pound Ridge alone, we have tripled (300% growth) our new home construction every 4 years in the 1990's.  42 new homes have been approved in 1999 with 29 by the end of the 2Q-2000.   In addition, several subdivision plans are currently filed with the Planning board.

Now, add in the rapid growth our surrounding towns are experiencing and you can understand the dramatic effect over-development is having on roads, schools, water, government services, fire depts., etc.

What if the Open Space Proposition Loses and we, the town, did nothing?
Pound Ridge is growing faster today than ever before in its history. The rate of development is unprecedented . The last 4 years have seen more homes developed then the previous 12 combined!

Currently we have approx. 2,200 homes and 4,800 residents. If we let developers continue without a slow down of some sort, the town would get built out based on present zoning and we believe taxes will increase dramatically.

According to the 1981 Pound Ridge Town Master Plan, this would mean approximately 1,000+ new homes, 9,000 to 11,000 residents (a 200% increase in total population) and at about 500 more school children (currently we have 400).

But say that figure’s wrong. That steep slopes, wetlands, etc. really resulted in 500 more homes to be built. What then? Chances are some of them will be built upon view sheds that you, personally, particularly cherish. They could be on wetlands adjoining you and your water well. Even 300 homes could unalterably change the Pound Ridge you invested in.

See the article attached on Armonk. It once was like Pound Ridge is today – not anymore!

Also, you can find out as much as you can about the issues. Talk to your friends and neighbors about your findings and concerns. Write letters to our local newspapers. And, above all, do everything you can to insure that every eligible voter is informed and goes to the polls on November 7, 2000 and that those voters make sure that they vote on the issue of whether the town should buy open land. The Pound Ridge Coalition and its supports has already paid the expenses to allow you to have your say. Exercise your right to insure the halcyon future of our lovely town for generations to come.

What’s all this "Open Space" talk?
It’s about preserving certain pieces of land that help give the town its rural character and ensuring that wetlands that filter the water for our wells don’t get built upon. The reason we hear about "Open Space" now is because the rate of development has sped up. Last year, the County issued an unprecedented 71 septic permits for new home construction in Pound Ridge. In 2000, it has been 54 in the first 6 months !

• 12 permits in 1988

• 19 permits in 1991

• 35 permits in 1996

• 71 permits in 1999

But why only Pound Ridge?
Who, in their right mind, wants to voluntarily add to their property tax?
This is not just about Pound Ridge – it is regional. We’re not the only ones concerned about the changes that are taking place. Bedford, Lewisboro, North Salem, North Castle, Somers, Cortland and Yorktown are also working on the problem. 19 of 23 counties in New Jersey are preserving land. Five towns on the east end of Long Island, Martha’s Vineyard, Nantucket, and Cape Cod have taxed themselves to preserve land.

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(the information provided above includes facts researched with the town, information received upon from other organizations as well as predictions and opinions of the staff of www.poundridgeny.com.  We hope it is informative but cannot guarantee 100% accuracy of each and every item)