Tell Woodstock to “Just say NO to Zena Development!”
The Town of Woodstock has the right to approve or deny Zena Development the waivers and permits they would need to extend Eastwoods Drive through Woodstock’s Critical Environmental Area to reach the proposed subdivision site in the Town of Ulster. If there is no road, there is no subdivision. The Woodstock Planning Board must follow Woodstock’s regulations, and put the well-being of Woodstock residents first. Please join us in telling the Woodstock Planning Board to say NO to Zena Development!
A BIT OF BACKGROUND…
What roles do Woodstock and Ulster play?
Zena Development LLC has proposed a 30-lot luxury subdivision with a private recreation center in the middle of a high quality forest in the Town of Ulster. This Ulster parcel is land-locked. The Ruby Rod and Gun Club, who own property bordering Zena Development’s Ulster parcel to the east, have declined to grant Zena Development access through their lands. This means that the proposed subdivision could only be accessed by widening and extending Eastwoods Drive in the Town of Woodstock to the Woodstock-Ulster town line. The Town of Ulster has the right to issue a “positive” or “negative declaration” in the State Environmental Quality Review process, and to approve or deny the design and construction of Zena Development’s proposed subdivision. The Woodstock Planning Board has the right to approve or deny Zena Development’s proposed road construction to reach the subdivision. The Town of Ulster cannot force the Town of Woodstock to extend roads through Woodstock’s Zena Woodstock’s Critical Environmental Area (CEA).
One access road or two?
According to Woodstock’s Subdivision Regulations, a subdivision of this size would require not one, but two access roads. Zena Development has requested many waivers from the Woodstock Planning Board, including a waiver that would allow them to use Eastwoods Drive as the sole access for the subdivision. If the Woodstock Planning Board denies this waiver, the proposed route of the required secondary access road would extend 9,800 feet through the sensitive forests and wetlands of the Zena Woods CEA, directly through foraging habitat of two endangered bat species, and drawing very close to an established Bald Eagle nesting location. Click here to look at a map of the proposed Eastwoods extension and potential route of the secondary access road. Not sure where Zena Development is? Check out this map in Google Maps!
Ignored by Ulster…
Both Woodstock and Ulster wanted to be in charge of the “SEQR” (State Environmental Quality Review) review of Zena Development’s proposed subdivision and road extension. Last fall, the NYS DEC granted “lead agency” status to the Town of Ulster, citing the larger footprint of the subdivision in Ulster vs the road extension in Woodstock. This gives Ulster the power to determine Zena Develompent’s impacts on both Ulster and Woodstock. However, in granting Ulster lead agency status, DEC commissioner Amanda Lefton noted that Ulster must work with Woodstock. The Woodstock Planning Board has written to the Ulster Planning Board multiple times requesting that the two towns communicate and coordinate on the review. Woodstock Supervisor Courtis issued a similar request earlier this year. Ulster has ignored all communications from Woodstock. They have also ignored the 40+ letters that they have received from the public requesting a public hearing under SEQR. This is especially concerning because, at the 5/12 Ulster Planning Board meeting, the Ulster Planning Board members indicated their intent to issue a “negative declaration” at their 6/9 meeting. This would immediately end the environmental review process.
Bad for Woodstock.
The Woodstock Planning Board’s Traffic Consultant deemed Zena Development’s proposed Eastwoods Drive extension to be unsafe, writing: “Given the current access plan, I believe these to be unacceptably excessive roadway lengths with regard to safety, since unexpected access road blockages could lead to delays in emergency response times for first responders – fire, police and EMS.” Zena Development’s own attorneys have stated that the proposed secondary access route would be detrimental to the Town, writing that the secondary access road “…could result in thousands of linear feet of new road and acres of additional tree clearing…” and that “Granting the requested waiver [for a single access road] is in the interest of the public health, safety and general welfare of the Town because completing a secondary access road creates redundant ground disturbance and tree clearing.”
WHAT TO WRITE IN YOUR EMAIL
Put your message in your own words! Keep it short. It does not have to be perfect, as long as your letter is unique. Here is a suggestion for how to format your message:
Address your letter,
Example: Dear Woodstock Planning and Town Board members and Supervisor Courtis,
Tell them who you are and why you are writing to them.
Example: I am writing as a resident of the Town of Woodstock because I am deeply concerned by Zena Development’s proposed subdivision and road extension.
Explain why you are concerned about Zena Development. Just a few sentences are needed. Have writer’s block? Click on the links below for some writing prompts!
Example: I often walk my dog on Zena Highwoods/Church Road, and have had many scary run-ins with cars and trucks that are driving too fast around blind curves. I am concerned for the safety of myself and my neighbors if there are many years of subdivision and road construction, and traffic increases in our area because of the 30+ houses in Ulster.
Tell the Woodstock Planning Board that they must arrange coordination with the Ulster Planning Board in the SEQR process, and fully communicate ALL of Woodstock’s concerns about Zena Development’s proposals to the Town of Ulster:
Example: As a resident of Woodstock I am deeply concerned that Zena Development’s impacts on our town have not been considered by Ulster during the SEQR process. The Woodstock Planning Board must communicate all of the potential significant negative impacts of Zena Development’s proposed subdivision and road extension to the Ulster Planning Board.
Ask the Woodstock Planning Board to support our call for a public hearing. You may cut and paste this section, as the wording is quite important!
I also urge the Woodstock Planning Board to encourage the Ulster Planning Board to hold a public hearing about the environmental impacts covered under SEQR before a SEQR declaration is reached. Holding a public hearing after issuing a SEQR declaration is a bait and switch.
Tell the Woodstock Planning Board that they must not provide Zena Development with their requested waivers, and they must deny Zena Development’s application. You may copy and paste this part of the letter:
Zena Development LLC’s proposed extension of Eastwoods Drive would require the Woodstock Planning Board to issue waivers to many Woodstock Subdivision Regulations, including: Woodstock Subdivision Regulation Section 202-32(C) requiring subdivisions containing 20 or more lots to have at least two connections with existing roads; and Section 302-32(D) requiring cul-de-sacs and dead-end roads to be restricted to 2,000 feet. The Woodstock Planning Board must abide by Woodstock’s regulations, and protect the public health, safety and general welfare of our Town. The Woodstock Planning Board must deny all of the waivers requested by Zena Development, and deny their application.
Close your letter. Please include your address below your name to make it easy for the Woodstock Planning Board to tell where you are writing from.
Example:
Sincerely,
Jane Doe
123 Forest Road
Woodstock, NY 12498
Have writer’s block?
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If you live in Woodstock…
The Woodstock Planning Board needs to hear from folks who live in Woodstock, especially from those who would be directly impacted by Zena Development. If you live in Woodstock, and especially if you live near Zena Development’s property, there are many ways in which Zena Development could impact you:
Traffic & Pedestrian Safety
Long-term traffic increases and construction traffic during the years-long construction process would put pedestrians and local drivers at risk. Zena Highwoods/Church road is windy, narrow, has many blind curves, and is already dangerous for local folks.
Aquifer & Wells
The potential impacts on the unconsolidated aquifer that extends under the Zena neighborhood have not been thoroughly studied. Some neighborhood residents are already struggling with their wells running dry. Would our water run out, or become polluted?
First Responders & Fire Risk
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?
Environmental Impacts
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.
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?
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.
Local Taxes
Years of construction traffic and long-term traffic increases on surrounding Woodstock roads would mean increased road maintenance costs and increased taxes for local tax payers. All of the subdivision’s tax revenue would go to the Town of Ulster.
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If you live elsewhere…
Everyone is welcome to write emails! Please be sure to mention how Zena Development would impact you personally. Here are some examples of how Zena Development would impact folks outside of Woodstock:
If you visit the Israel Wittman Sanctuary…
The Woodstock Land Conservancy’s Israel Wittman Sanctuary borders the site of the proposed subdivision. Wildlife that rely on this sanctuary would be impacted by noise and light pollution, especially during the years-long construction period. If you visit Woodstock to enjoy IWS, your ability to enjoy the sanctuary’s peaceful trail system would be negatively impacted by Zena Development.
If you are a Town of Ulster resident…
If you are an Ulster resident, you may be troubled by the loss of high quality forest on the proposed subdivision site.
Saugerties, Ulster, Town of Kingston and Woodstock residents could all be impacted by 30 new houses and a private recreation center built over the unconsolidated aquifer that extends under all four towns. Further studies are required to understand potential impacts on local wells and water quality.
If you live in Ruby, you may be 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. You may also be concerned that this subdivision of 30+ houses could mean slower response times to emergency calls in your community.
If you are a Saugerties resident…
Saugerties, Ulster, Town of Kingston and Woodstock residents could all be impacted by 30 new houses and a private recreation center built over the unconsolidated aquifer that extends under all four towns. Further studies are required to understand potential impacts on local wells and water quality.
Increased traffic on Zena Highwoods/Church Road could mean higher road maintenance costs and higher taxes for Saugerties and Woodstock residents.
If you are a Town of Kingston resident…
Town of Kingston residents, specifically residents in Sweet Meadows, could be impacted by increased flooding of the Sawkill. Further testing would be needed to understand the potential impact of the proposed subdivision on local waterways.
Saugerties, Ulster, Town of Kingston and Woodstock residents could all be impacted by 30 new houses and a private recreation center built over the unconsolidated aquifer that extends under all four towns. Further studies are required to understand potential impacts on local wells and water quality.
If you live in Sawkill, you may be worried about how often your local volunteer first responders would be called to provide “mutual aid” for the subdivision in Ulster. The proposed subdivision would be located in the Ruby Fire District, but the Sawkill Fire Company would be geographically closer to the subdivision than the Ruby Fire Department.
If you frequently use Zena Highwoods/Church Road…
Folks who commute, jog, or ride their bicycles on Zena Highwoods/Church Road would be put at risk by years of construction traffic and long-term traffic increases.
If you are a Hudson Valley resident…
If you moved to the Hudson Valley to enjoy this region’s natural beauty, you may be concerned by destructive development that diminishes our community character while failing to address the region’s need for affordable, accessibly priced housing.
If you are deeply concerned about the climate crisis: the 625+ acres of forest on Zena Development’s property must be preserved to absorb carbon, reduce local flooding risk, and help cool our neighborhoods during scorching summers.
WHERE TO SEND YOUR EMAIL
IMPORTANT: Please BCC szd@stopzena.org so we have a record that your letter was sent.
Here are all of the email addresses you need! This list includes Woodstock and Ulster officials. Although these emails target Woodstock officials specifically, we want Ulster officials to be aware of your emails as well!
planningzoning@townofulster.ny.gov, lhartmann@townofulster.ny.gov, mschatzel@townofulster.ny.gov, maryannd@townofulster.ny.gov, ulstersupervisor@townofulster.ny.gov, pcross@woodstockny.gov, jkerman@woodstockny.gov, jconrad@woodstockny.gov, JVescio@woodstockny.gov, jdrue@woodstockny.gov, gtartell@woodstockny.gov, mlauprete@woodstockny.gov, planning@woodstockny.gov, supervisor@woodstockny.gov, lricci@woodstockny.gov, losmond@woodstockny.gov, lkorolkoff@woodstockny.gov, rearls@woodstockny.gov, deputysupervisor@woodstockny.gov