ELDRED, NY — The Highland Town Board on February 10 had two agenda resolutions concerning zoning changes on its agenda.

The board adopted the first, calling for approval of a March 10 public hearing on a zoning amendment to provide for craft or “farm” breweries. The resolution was adopted without board comment.

A second resolution, calling on the board to “consider action” on a planning board recommendation to modify—and reduce—parking requirements from two spaces for each 200 square feet of retail space to one space per 250 square feet. It was tabled after an unusual board debate.

Normally, as in the prior resolution, Supervisor Andrew Boyar introduces resolutions, and various council members provide a motion and a second. Board members sometimes comment on the resolution, but debate is rare.

However, debate began when Councilman Fred Bosch proposed sending the planners’ recommendation to the county for a required 239-M review (as required by state environmental quality review law), and scheduling a second March 10 public hearing. Councilman Jeff Haas seconded the motion.

Boyar objected, saying “Our ducks are not in a row.”

He went on to call for a review of planning consultant Tom Shepstone’s notes from the planning of the town’s original zoning in 1986, and an effort to reach out for organizational help with planning.

“We’re not the most lenient or the strictest. I want it correct for the town. We need another 30 days. This is significant and this is not a fit proposal, not something opposite my house, but something for Yulan and Barryville. I did the math, and I’m not sure the planning board recommendation is correct.”

He said Peck’s Market would have 40 fewer spaces under the recommendation. “Would it be better smaller? I’ve never heard we have too much parking in Eldred. It’s always in use.”

He said other concepts existed, including non-paved parking and the “banking” of extra allowable spots.

Bosch replied saying planners had adopted Bethel’s ordinance, and while some towns called for 200 square feet per spot, or 250 square feet of store space, “the newer ones are all less [strict] than older ones like ours.”

Boyar responded, saying 1986 planners reviewed material for “months and months” before approving the original requirements. “Now we’re doing it from last week. Sixty to 90 minutes of review doesn’t sound adequate. I’m not against it. I want it correct.”

Reviewing other town’s parking, Councilman Scott Hallock said Highland is in the middle. “We should all be on the same page.”

Hallock also asked that store square footage should relate to “customer use spaces,” not the entire store.

Councilman James Gutekunst agreed. Gutekunst, whose family formerly operated a store in the building now owned by Peck’s, said the store is probably around 14,000 square feet, but customer-use space is only 10,000 square feet. “One hundred [per space] is too restrictive, but we don’t want to overbuild,” he said. He recommended the use of “banking,” which would allow businesses to build less than required and add more if the need arises.

Councilman Haas wanted to know who would be making new recommendations back to the board.

Boyar said he would research Mamakating zoning, where banking is used, check industry sources and get a local law written. “I’d feel more comfortable.”

“You’re saying we table until March?” Hallock asked

“Yes, let’s get it right,” Boyar said.

“We don’t have to follow the planning board recommendations. We could have one to 200 [square feet] and add banking,” Bosch said.

“We can discuss it on March 3,” Boyar said.

Hallock agreed and moved to table. The vote was unanimous.

Before the discussion, builder Charles Petersheim had distributed parking requirements from seven towns, four in Sullivan, two others in the Hudson Valley and one in Vermont. All had less strict requirements and several contained language saying large parking lots were not good for communities.

After the vote he said that planners, including Shepstone, agree that large parking lots are not desirable, and that if the board wanted to use parking to keep business out, 100 square feet per space is “a great rule.”