Town of Ulster Planning Board will be lead agency for proposed Zena Homes development
- Stop Zena Development
- Nov 3
- 2 min read
PUBLISHED: November 1, 2025 at 1:54 PM EDT | UPDATED: November 3, 2025 at 9:11 AM EST
TOWN OF ULSTER, N.Y. — The state Department of Environmental Conservation has assigned lead agency status for the proposed Zena Homes development to the Ulster town Planning Board.
The decision by DEC Commissioner Amanda Lefton was announced Oct. 29. A determination by the DEC had been sought by the Woodstock Planning Board. The board had sought a greater role in determining whether Zena Development LLC could create a 30-lot subdivision on 106.6 acres in the town of Ulster while also overseeing the review of extending access through Eastwoods Drive in Woodstock.
“Woodstock’s jurisdiction here is limited to review of the access road improvements, assuring that it is built to town specifications and associated approvals for potential wetland and watercourse impacts from these improvements,” Lefton wrote. “In this instance the jurisdiction of Ulster is therefore much broader than the jurisdiction of Woodstock. Thus … (it) clearly favors Ulster as the agency with the broader jurisdictional control of the project area.”
Lefton, however, encouraged Ulster planners to be mindful of the significant effects on its neighboring municipality during the state environmental quality review process.
“The Ulster Planning Board … must identify, assess, and mitigate environmental impacts associated with the construction and operation of the proposed subdivision,” Lefton wrote. “In designating Ulster as lead agency, I remind it to remain aware of any potential impacts already identified by Woodstock during this lead agency dispute or which may be identified during the forthcoming environmental review. I am therefore expecting Ulster to solicit and carefully consider the views of all other involved agencies … as required by SEQR.”
While the determination states there would be 30 lots of single-family homes, there has been the contention by developers that 22 of the lots could be used for duplexes, while eight would be limited to single-family dwellings. That would bring the total number of potential units to 52 dwellings. Opponents contend that many units would create too much additional traffic on Woodstock’s narrow backroads.
Woodstock town Planning Board Chairman Peter Cross could not be reached for comment, but the decision was not a surprise to town Supervisor Bill McKenna.
“I can’t believe that our board even challenged it,” he said. “I was not happy when they did that … but they’re an independent board. We’ll just see where it goes from here.”
Ulster town Supervisor James Quigley said he sees the determination as allowing a resumption of very controversial discussions by his town’s Planning Board. He added that whichever way the reviews go for the application, there will be a lawsuit coming from either side.
“This is a highly contentious project that will result in litigation,” he said.
Objections to the project have come from the Ruby Rod and Gun Club, a site neighbor that owns 15 parcels near the Zena Homes property and abuts the project location on its entire eastern property line.
Zena Development’s only other option for access from the town of Ulster would be through adjacent property to the north owned by the Woodstock Land Conservancy and which does not have road access. The conservancy has vehemently objected to the proposed residential project.
