BETHEL — Local Law #1-2025 calling for a moratorium prohibiting acceptance for review of new applications for high-density residential development in the Town of Bethel was introduced at the Bethel Town Board meeting September 10.

The proposed law would place a pause on the approval of, or a variance for, multi- family dwellings, mixed-use developments, major subdivisions, and conversions of seasonal dwelling communities that are not located in the Kauneonga Lake sewer district or its extension.

The moratorium applies to such projects submitted after September 10, and continues for 12 months from the date of its adoption. Inactive applications for such developments, which have not been considered and discussed at Planning Board meetings after September 1, 2024, are subject to the moratorium. Approved construction that is active prior to September 10, 2025 is allowed to proceed.

During the moratorium the town board shall endeavor to amend land-use regulations “to provide the necessary array of housing opportunities while considering conservation of agricultural uses, protection of natural resources and sensitive environmental areas,” as well as demographic and socio-economic trends.

In recent years the town has been presented with increased development pressures, and while currently updating its Comprehensive Plan, has approved two large-scale developments totaling over 150 residential units. Concerns by residents regarding impacts on groundwater have triggered an assessment by the town to determine what revisions to the Comprehensive Plan can be made to adequately address these concerns.

Time to consider zoning amendments will be allowed by the moratorium, and, as Town Attorney John Cappello expressed, “it is a stop-gap measure” that would alleviate pressure by developers in order to get zoning upgrades adopted. 

Councilwoman Wendy Brown said, “It’s been a collaborative effort to get to this point. I am pleased we can discuss it.”

Supervisor Dan Sturm said, “We worked very hard to strike a happy medium on what is best for the town. I am looking forward to hearing comments.”

A public hearing on the proposed moratorium law will be held at the Dr. Duggan Community Center meeting room, 3460 Route 55, White Lake, at 8 p.m. on October 22.The board will then consider comments, make any necessary revisions, and potentially proceed to adopt it.

In response to the introduction of the law, Bethel resident Phil Jacobs voiced his sentiments vociferously. “There’s no question in my mind that the purpose of this moratorium is to keep the Hasidic people out,” he said. 

Bethel resident Judy Balaban said, “As a child of Holocaust survivors, I understand the trauma people are responding to. But they are calling this anti-semitic when it’s not.” Specifically addressing Supervisor Dan Sturm, she said, “You are our elected official and that’s not where you should be making your decisions from.”

White Lake resident Mary-Ellen Seitelman cited scientific data that has tallied 20 New York State counties as drought areas. She mentioned lack of regular hurricane activity as in the past, as a cause of a diminishing water replenishment source, and warned that Sullivan County has a 50/50 chance of drought. “Our problem is the cutting down of trees,” she said, adding, “The more we build, the more sewage is produced. It’s a real serious issue.”

White Lake resident Steve Altman said that as a mechanical engineer who has assisted with US moon landings, “I know about climate change...” He spoke about global warming as well as the recent presence of sulfur in his well that can be traced to toxicity of the lake. “I’m glad we’re at this point. A moratorium is way overdue,” he said. “I’m Jewish, I’m not anti-semitic—I’m anti-over-building!”