WHY INCREASED TRAFFIC IS A CONCERN

Eastwoods Drive, the only access road to the proposed subdivision, connects to Zena Highwoods/Church Road. Zena Highwoods/Church Road is a narrow, winding, and unlined road with many blind curves. It is already dangerous for drivers and pedestrians, including young parents, senior citizens, cyclists and dog walkers. It would take years to build the proposed subdivision, which would mean years of large construction vehicles on local roads. The 30-lot subdivision would also mean long-term increases in traffic in the area. Zena Development’s 2024 traffic study was conducted while a segment of Sawkill Road was closed, so we do not have accurate data to understand the traffic impacts of their proposal. Furthermore, increased traffic will mean higher road maintenance costs and taxes for residents of Woodstock, Saugerties and the Town of Kingston.

THIS WOULD IMPACT YOU PERSONALLY IF YOU…

• Drive on nearby roads, including: Zena Highwoods/Church Road, Sawkill Road, John Joy and Zena Roads

• Use any of these roads as a pedestrian. Do you jog, walk, ride your bike, or walk your dog?

• Pay taxes in Woodstock, Saugerties or the Town of Kingston

• Have friends and family in the area and are concerned for their safety as drivers and pedestrians

• Visit Woodstock’s restaurants, arts venues and small businesses because of the town’s current rural, small-town feel

WHAT DOES THE TOWN OF ULSTER SAY IN THE EAF PART 2?

The Town of Ulster Planning Board found that a “Moderate to large potential impact” may occur for item: “13a. Projected traffic increase may exceed capacity of existing road network.”

WHY SAFETY IS A CONCERN

Safety hazards created by Zena Development could impact our community and local Fire and EMS volunteers. Woodstock’s Traffic Consultant deemed the extension of Eastwoods Drive unsafe because of its excessive length. Zena Development's subdivision would be surrounded by forest. If a fire ignites in the subdivision, patchy cell service could prevents residents from quickly calling for help, and it could takes 15+ minutes for first responders from Ruby to reach this Ulster subdivision. A wildfire could quickly spread into neighboring properties in Woodstock, Saugerties, Ulster and the Town of Kingston. Lastly, how could we be certain that "mutual aid" calls from Ruby for assistance in the subdivision would not place an unfair, uncompensated burden on geographically closer fire companies in Woodstock and Sawkill?

THIS WOULD IMPACT YOU PERSONALLY IF YOU…

• Live in Ruby and are worried about your Ruby Fire volunteers traveling all the way down Sawkill, Zena-Highwoods and a 7000’ privately maintained, partially gravel road to an exclusive subdivision.

• Live in Woodstock or Sawkill and are worried about how often your local volunteer first responders will be called to provide “mutual aid” for this subdivision in Ulster because they are geographically closer than Ruby.

• Live in Ruby, Woodstock or Sawkill and are concerned that this subdivision of 30+ houses could mean slower response times to emergency calls in your community.

• Own property that borders Zena Development’s land, and are concerned about wildlife risk.

• Live in Woodstock and are concerned that if there is a disaster in the subdivision, that the Town of Woodstock may be sued by Ulster subdivision residents if they learn that the Town of Woodstock waived nine+ Woodstock Subdivision Regulations to approve Zena Development’s single, unsafe access road.

WHAT DOES THE TOWN OF ULSTER SAY IN THE EAF PART 2?

The Town of Ulster checked “No, or small impact may occur” for item “18b. The proposed action may create a demand for additional community services (e.g. schools, police and fire).” However, many in the communities surrounding the proposed subdivision strongly disagree with this choice, and believe that “moderate to large impact may occur” should have been selected for this item.

WHY WE ARE WORRIED ABOUT OUR WATER

Zena Develompent’s 30-lot subdivision could impact water resources in Woodstock, Saugerties, Ulster and the Town of Kingston. The unconsolidated aquifer that lies under Zena Development’s property extends under all four towns. A hydrogeology study must be conducted and thoroughly reviewed by BOTH Ulster and Woodstock to understand the potential impact on already strained local wells. The community is also concerned that the tree-clearing and paving required by the subdivision, and potential future development on Zena Development’s property, could increase flooding risk on already flood-prone local roads like Sawkill Road by Sweet Meadows.

THIS WOULD IMPACT YOU PERSONALLY IF YOU…

• Live not far from Zena Development’s property and are concerned about your well level or water quality

• PLEASE mention any already existing issues with your well or the wells of your neighbors!

• If you live near or frequently travel on Sawkill Road and are worried about more frequent flooding

WHAT DOES THE TOWN OF ULSTER SAY IN THE EAF PART 2?

“Moderate to large impact may occur” was checked for the following items:

• “4a. The proposed action may require new water supply wells, or create additional demand on supplies from existing water supply wells.”

• “4b. Water supply demand from the proposed action may exceed safe and sustainable withdrawal capacity rate of the local supply or aquifer.”

• “4d. The proposed action may include or require wastewater discharged to groundwater.”

• “4h. Other impacts: Development in areas with severe limitations in septic tank absorption fields”

• “11a. The proposed action may result in an impairment of natural functions, or ‘ecosystem services’ provided by an undeveloped area, including but not limited to stormwater storage, nutrient cycling, wildlife habitat”

WHY WE ARE WORRIED FOR THE ISRAEL WITTMAN SANCTUARY

Zena Development would negatively impact the neighboring Woodstock Land Conservancy’s Israel Wittman Sanctuary. At two points, IWS trails draw very close to the proposed subdivision’s private recreation complex and the backyards of subdivision housing. Surface, noise and light pollution from the subdivision would adversely impact sensitive wildlife species that currently can be viewed in the sanctuary. Noise pollution from the subdivision would also detract from visitors' ability to enjoy the serene nature of the wildlife sanctuary, especially during the years-long subdivision construction period.

THIS WOULD IMPACT YOU PERSONALLY IF YOU…

• Are local to the area and enjoy IWS’s peaceful trails.

• If you visit IWS specifically to observe or photography sensitive wildlife species that may be disturbed by the subdivision.

• If you are not local to the area, but have ever traveled here specifically to explore IWS, and would do so again.

• If you have participated in the Woodstock Land Conservancy’s free programming in IWS and are worried that this high-quality programming would be impacted by noise pollution from a neighboring subdivision.

WHAT DOES THE TOWN OF ULSTER SAY IN THE EAF PART 2?

“Moderate to large impact may occur” was checked for the following items:

• “9c. The proposed action may be visible from publicly accessible vantage points”

• “9d. The situation or activity in which viewers are engaged while viewing the proposed action is…ii. Recreational or tourism based activities”

• “15a. The proposed action may produce sound above noise levels established by local regulation.”

• “15e. The proposed action may result in lighting creating sky-glow brighter than existing area conditions.”

WHY WE ARE WORRIED ABOUT COMMUNITY CHARACTER

Zena Development’s subdivision would have considerable impacts on their neighbors. Increased traffic would make Zena Highwoods/Church Road and Sawkill Road more dangerous for drivers and pedestrians. The location of the subdivision could push wildlife like bears out of the forest and into our neighborhoods more often. Thirty+ additional single family houses and a private recreation center could create disruptive noise pollution. The subdivision would include a private recreation center and an HOA, which would both be very out-of-place in nearby communities. Evan Kleinberg admitted in the Chronogram in 2025 that most subdivision houses would start at $1 million. Ulster has lax short term rental regulations. What if this subdivision turns into a subdivision of up-scale second houses and Airbnbs?

THIS WOULD IMPACT YOU PERSONALLY IF YOU…

• Moved to this area to enjoy its rural, peaceful small-town charm and do not want that to change.

• Have remained in the area to enjoy its rural, peaceful small-town charm and do not want that to change.

• Your business benefits from tourists drawn to this area’s natural beauty and rural character.

• You own a home along Zena Highwoods/Church road and are concerned about noise pollution.

• If you have a property close to Zena Development’s land and have already experienced run-ins with bears, coyotes or other local wildlife.

• If you have a pets, small children or grandchildren and are worried about their safety playing in your yard if bears become more common in your neighborhood.

WHAT DOES THE TOWN OF ULSTER SAY IN THE EAF PART 2?

“Moderate to large impact may occur” was checked for the following items:

• “13a. Projected traffic increase may exceed capacity of existing road network.”

• “15a. The proposed action may produce sound above noise levels established by local regulation.”

• “17a. The proposed action’s land use components may be different from, or in sharp contrast to, current surrounding land use pattern(s).”

• “17c. The proposed action is inconsistent with local land use plans or zoning regulations.”

• “17e. The proposed action may cause a change in the density of development that is not supported by existing infrastructure or is distant from existing infrastructure.”

• “17f. The proposed action is located in an area characterized by low density development that will require new or expanded public infrastructure.”

• “18f. Proposed action is inconsistent with the character of the existing natural landscape.”

WHY WE ARE WORRIED ABOUT THE ENVIRONMENT

Zena Development would seriously impact the environment. The proposed subdivision site is in a high quality forest that serves as a wildlife corridor connecting vital lowland forest habitats. The subdivision’s access road or roads would be located in Woodstock's Zena Woods Critical Environmental Area (CEA). Valuable habitats that the CEA was created to protect would be damaged, including fragile vernal pools potentially used by NYS Endangered Bog Turtles and rare breeding amphibians. Hudsonia, Woodstock's environmental consultant, has strongly recommended numerous additional environmental studies to understand how Zena Development would impact lands, wetlands, plants and wildlife in Woodstock. These studies have not yet been completed. The proposed route of the secondary access road that is legally required by Woodstock’s Subdivision Regulations would cut directly through bat foraging habitat for two NYS & federally Endangered Indiana and Northern Long-eared Bats. It would also come very close to an active NYS Threatened Bald Eagle nest.

THIS WOULD IMPACT YOU PERSONALLY IF YOU…

• Chose to live or remain in the area because of its natural beauty and its abundant wildlife

• Enjoy observing or photographing local flora and fauna and do not want to lose local biodiversity

• Are concerned that if the Woodstock Planning Board allows this damage to be done to the CEA, that it will set a precedent that will make it harder to protect the rest of the CEA

• You are deeply concerned about the climate crisis and believe that the 625+ acres of forest ton Zena Development’s property must be preserved to: absorb carbon, reduce local flooding risk, and help cool our neighborhoods during scorching summers.

• Live in the region and enjoy bird-watching. The Zena Woods are used by 125+ bird species, including many migrating species like warblers.

WHAT DOES THE TOWN OF ULSTER SAY IN THE EAF PART 2?

“Moderate to large impact may occur” was checked for the following items:

• “1d. The proposed action may involve the excavation and removal of more than 1,000 tons of natural material.”

• “3d. The proposed action may involve construction within or adjoining a freshwater or tidal wetland, or in the bed or banks of any other water body.”

• “3h. The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies.”

• “3i. The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action.”

• “7a. The proposed action may cause reduction in population or loss of individuals of any threatened or endangered species, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site.”

• “7b. The proposed action may result in a reduction or degradation of any habitat used by any rare, threatened or endangered species, as listed by New York State or the federal government.”

• “7c. The proposed action may cause reduction in population, or loss of individuals, of any species of special concern or conservation need, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site.”

• “7d. The proposed action may result in a reduction or degradation of any habitat used by any species of special concern and conservation need, as listed by New York State or the Federal government.”

• “7g. The proposed action may substantially interfere with nesting/breeding, foraging, or over-wintering habitat for the predominant species that occupy or use the project site.”

• “7h. The proposed action requires the conversion of more than 10 acres of forest, grassland or any other regionally or locally important habitat.”

• “7j. Other impacts: Significant disturbance to wetland/stream corridors at road crossings or ‘gullies.’”

• “11a. The proposed action may result in an impairment of natural functions, or ‘ecosystem services’, provided by an undeveloped area, including but not limited to stormwater storage, nutrient cycling, wildlife habitat”

• 12a + b. The proposed action may result in a reduction in the quantity and quality of the resource or characteristic which was the basis for designation of the CEA.