As Marbletown continues to discuss its proposed Hamlet Overlay zoning amendment, allegations of conflicts of interest among the board have circulated in the town.

The plan would change the zoning of two sections of the town in order to allow more development, in what the board describes as an attempt to introduce “missing middle” housing in High Falls and Stone Ridge primarily along the Route 209 corridor.

Critics of the proposal have pointed to water and traffic concerns, while also suggesting that Rich Parete, the Marbletown town supervisor, should recuse himself from voting on the proposal because he allegedly owns property within the Hamlet Overlay. This is allegation often implied rather than outright stated.

Wendy Saul, who stands as one of the main opponents of the plan, did not wish to give many details regarding Parete’s alleged conflict of interest. However, she pointed to land owned by the family in the district.

“I think the question I asked you, who are the winners and who are the losers, is one you need to pursue,” Saul told the Shawangunk Journal.

Tim Hunt, a member of the town board who is cautious of the plan, also owns property inside the Hamlet Overlay, which he said that he disclosed on his required financial disclosure form and during the town board proceeding on September 1.

Parete, for his part, has said that critics “do not understand the law.”

“My parents have owned a piece of property for about 50 years. It's on the corner of 209 and 213. My mom passed away, so it's in a trust for my father,” Parete said. “It's a commercial piece of property. It's not going to be a housing piece. It's not my property.”

Parete said that he is a trustee for the property, but it is “for the benefit of my father as he’s getting older.” Instead, Parete said that he only manages financial affairs for his father, who pays taxes for it, and described the property as “vacant land” that does not produce income.

In the past, Parete said Dollar General offered his family about $425,000 in 2019. He said the property has potential commercial value, but “not necessarily for residential,” meaning that he does not believe the overlay would meaningfully impact the property’s value.

“That's a commercial piece of property on the corner of two state highways,” Parete said. “The value is in in a business going there, not some housing.”

Parete said he and his father do not plan to develop housing on the property and will probably sell it in the future, but that even without the Hamlet Overlay, he would still be allowed to build multifamily housing. The Hamlet Overlay introduces cottage courts and pocket neighborhoods.

Hunt said that “ordinary property ownership is generally not a disqualifying conflict” in an email to the Shawangunk Journal.

“The proposed zoning changes apply broadly to properties within the overlay and are being considered as part of a comprehensive land-use policy, not an application involving my individual property,” Hunt wrote. “Town Board members are expected to live in the community and commonly own property there. A comprehensive zoning amendment inevitably affects their property along with everyone else's.”

Hunt said that he is requesting voluntary guidance from Marbletown’s Board of Ethics “regarding whether any additional disclosure, recusal, abstention, or conflict-management measures are appropriate,” and until then, will avoid “advocating for provisions that would uniquely affect my own parcel.”

“My stance has been that we should not rush this change in density, especially within historic hamlets, until we review needed build-out projections and a thorough SEQRA examining the potential impacts on the infrastructure, water/sewage, traffic and environment,” Hunt said. “Additionally, I have offered a motion for a formal procedure for design guidelines to be reviewed within the historic districts with referrals to the Marbletown Historic Preservation Commission for feedback.”

Hunt said that he is a “strong advocate” for a water district expansion in Stone Ridge and that the town could possibly reach its housing goals through another path, by partnering with the SUNY Ulster campus in Stone Ridge, where Hunt said the water district could potentially support additional housing.

Parete, however, had much stronger words for critics of the Hamlet Overlay proposal.

“This is just people that don't want renters or people of lesser means than them living in their community,” Parete said. “I don't think these people understand the law. I don't think they've read it.”