Stop Zena Development Holds a Community Meeting

On August 18th, fifty community members gathered in the Mescal Hornbeck Community Center to discuss the Town of Ulster’s recent decisions regarding Zena Development, and to look ahead at what comes next. After a presentation from Woodstock Land Conservancy staff and Stop Zena Development members, the group engaged in a lively discussion that answered community questions and discussed community perspectives. This meeting was a reminder that this fight is not over and our community has no intention of backing down. Meeting attendees were encouraged to follow the action steps on the SZD website: stopzenadevelopment.org/action

Read more about the meeting: click here for an article from The Overlook

Town of Ulster Planning Board Ends SEQR with a Negative Declaration

At their August 11th meeting, the Town of Ulster Planning Board concluded the SEQR environmental review of Zena Development’s proposed projects by issuing a negative declaration. The negative declaration, or “neg dec,” concludes that Zena Development will have no significant negative impacts on either the Towns of Ulster or Woodstock, ending the environmental review process. (It was within the Town of Ulster’s power to determine the environmental impacts of Zena Development on Woodstock under the SEQR process because the NYS DEC granted the Town of Ulster “lead agency” status.) As we learned at Stop Zena Development’s recent community meeting, the Woodstock Land Conservancy and Stop Zena Development vehemently disagree with the negative declaration, which clearly overlooks numerous significant negative impacts in both towns. The WLC will challenge this negative declaration with an Article 78 lawsuit. However, due to a recent change in NYS law, the WLC cannot file their Article 78 until after the Town of Ulster Planning Board finishes their review of Zena Development’s subdivision application, which could take several months.

Town of Ulster Zoning Board of Appeals Denies the WLC’s Appeal

At their August 12th meeting, the Town of Ulster ZBA denied the appeal filed by the Woodstock Land Conservancy at the end of June. This appeal rightfully argued that in accordance with Town of Ulster Town Code, and because of the scale of Zena Development’s proposals, the review of Zena Development should be conducted by the elected officials of the Town Board, not by the volunteers on the Planning Board. The Town of Ulster ZBA declined to re-open the public hearing that was briefly held at their July meeting, even though the public hearing was not properly noticed in both of the Town of Ulster’s official newspapers.

Read more about the decisions in Ulster:

Click here for an article from Hudson Valley One

Click here for an article from The Overlook

A Public Hearing Was Cut Short at the Town of Ulster ZBA

At their Monday July 13th meeting, the Town of Ulster Zoning Board of Appeals heard the Woodstock Land Conservancy’s appeal. This appeal argues that under Town of Ulster Town Code, Zena Development’s large and complex application must be reviewed by the elected officials on the Town Board, not by the volunteers on the Planning Board. The ZBA Chair opened the WLC's appeal by stating that "No general public comments are going to be taken today." After brief presentations from WLC Executive Director Andy Mossey and attorneys for the WLC and Zena Development, the ZBA appeared poised to immediately issue a decision. The WLC’s attorney protested, stating that Town of Ulster Town Code requires a public hearing. The Town of Ulster Town Attorney, Jason Kovacs, begrudgingly permitted the nine members of the public who were present to make comments. Each of commenters begged the ZBA to keep the public hearing open until next month, stating that proper notice had not been given to the public and there were many more people who would want to speak. Initially, three of the four ZBA members were prepared to pass a motion to keep the public hearing open. Kovacs interjected, stating a public hearing would be too difficult, and instead urged the ZBA members to close the public hearing and to accept written comments until their next meeting in August. Despite continued protests from the audience, the ZBA passed this motion. Click here to watch the ZBA's final deliberations on our YouTube channel.

Zena Development Was Discussed at the Ulster Planning Board Meeting 

The Town of Ulster Planning Board briefly discussed Zena Development at their July 14th meeting, covering updates to several SEQR forms required by changes in NYS law. However, the Planning Board did not issue a SEQR declaration. Click here to watch a recording of the conversation on SZD’s Youtube page.

Local Artists Led a Nature Walk with Stop Zena Development

Artist Zaneta Sykes and SZD co-chair and artist Zoe Keller led a walk with Willa Köerner, Krishna Fitzpatrick and members of Garden Party through the Israel Wittman Sanctuary to explore the Woodstock Land Conservancy’s 200+ acre wildlife sanctuary and discuss how it would be impacted by Zena Development’s neighboring subdivision.

NYS Supreme Court Ruling and Subsequent Appeal

In a decision issued June 2nd, NYS Supreme Court Judge Kevin R. Bryant ruled in favor of the Woodstock Land Conservancy, temporarily blocking the review of Zena Development’s application until the Town of Ulster provided a previously requested interpretation of which municipal body has jurisdiction over the project: the Town of Ulster Planning Board, or the Town Board. On June 8th, the Town of Ulster’s Building Inspector provided the Town of Ulster’s answer: the review of Zena Development’s application will remain with the Planning Board. On June 24th, the WLC appealed this decision to the Town of Ulster Zoning Board of Appeals. The WLC argues that the decision to keep the project review with the Planning Board violates the Town of Ulster’s own Town Code, and that due to the project’s size Zena Development should be reviewed by the Town Board. This case may be discussed at the next Zoning Board of Appeals meeting in July.

Why does this matter? As Jim Quigley recently told the Daily Freeman, the Town of Ulster Planning Board has NEVER issued a positive SEQR declaration. A positive declaration would be needed for a complete review of Zena Development's potential impacts on Woodstock and Ulster. As we have seen over the past few years, the Town of Ulster Planning Board is not equipped to review a project of this size.

Learn more:
Click here to read the WLC press release about Judge Bryant’s ruling
Click here to read the Town of Ulster Building Inspector’s determination
Click here to read the WLC appeal to the Town of Ulster ZBA

Supervisor Courtis & the Woodstock Town Board Request SEQR Cooperation from the Town of Ulster

At the June 2nd Woodstock Town Board Meeting, Supervisor Courtis presented a letter requesting that the Ulster Planning Board "give careful consideration to potential environmental and transportation impacts affecting Eastwoods Drive and other areas within the Town of Woodstock, consistent with its obligations under the State Environmental Quality Review Act (SEQRA)." The Town Board members enthusiastically and unanimously agreed to send this letter to the Ulster Planning and Town Boards. This letter is comprehensive, displaying a deep understanding of this pressing issue and a deep care for our Woodstock community. Click here to read the letter.

The WLC Filed a New Appeal

In a decision issued June 2nd, NYS Supreme Court Judge Kevin R. Bryant ruled in favor of the Woodstock Land Conservancy, temporarily blocking the review of Zena Development’s application until the Town of Ulster provided a previously requested interpretation of which municipal body has jurisdiction over the project: the Town of Ulster Planning Board, or the Town Board. On June 8th, the Town of Ulster’s Building Inspector provided the Town of Ulster’s answer: the review of Zena Development’s application will remain with the Planning Board. On June 24th, the WLC appealed this decision to the Town of Ulster Zoning Board of Appeals. The WLC correctly argues that the decision to keep the project review with the Planning Board violates the Town of Ulster’s own Town Code, and that due to the project’s size Zena Development should be reviewed by the Town Board.

Why does this matter? As Town of Ulster Supervisor Jim Quigley told the Daily Freeman, the Town of Ulster Planning Board has NEVER issued a positive SEQR declaration. A positive declaration would be needed for a complete review of Zena Development's potential impacts on Woodstock and Ulster. As we have seen over the past few years, the Town of Ulster Planning Board is not equipped to review a project of this size.

Zena Development Did NOT Appear Before the Woodstock and Ulster Planning Boards

Zena Development was expected to appear before the Woodstock Planning Board and the Town of Ulster Planning Board, where we expected them to receive their SEQR declaration. However, Zena Development was not on the agenda in Woodstock or Ulster in June.

Ulster Plans to End Environmental Review

At the Tuesday, 5/12 Town of Ulster Planning Board meeting Town of Ulster Town Planner Max Stach reversed his previously held stance. He explained that he no longer found the forest fragmentation caused by the subdivision to be significant enough to require a positive declaration. (A “pos dec” would require a thorough environmental review of Zena Dev’s project.) He recommended that the Planning Board take two actions at their upcoming 6/9 meeting: issue a negative declaration - ending the environmental review process - and THEN hold a public hearing. This means that the first public hearing held on Zena Development would not impact the Planning Board’s decision in the State Environmental Quality Review (SEQR review) process. Click here to watch a recording of the meeting on our Youtube Page.

Woodstock Supervisor Anula Courtis Requests Coordination With Ulster

Woodstock Supervisor Anula Courtis attended the 5/21 Town of Ulster Town Board meeting to make a public comment requesting "direct and serious town-to-town discussion with Woodstock" before action on Zena Development moves forward. Click here to watch a recording of her statement on our Youtube Page.

Zena Development Threatens Woodstock Residents

Zena Development sent Woodstock police to the homes of two outspoken Stop Zena Development volunteers - Zoe and Tana - and sent a threatening letter and invoice to Tana. Click on each news outlet to read more from: Hudson Valley One, The Overlook and The Daily Freeman

Stop Zena Development on ‘Nature Nuggets’

Click here to listen to an interview with Stop Zena Development co-chair Zoe Keller on Radio Kingston’s Nature Nuggets radio hour.

No News From the Town of Ulster

We expected Zena Development LLC to appear before the Town of Ulster Planning Board in April. We have been waiting for the Town of Ulster Planning Board to issue a “positive” or “negative” declaration in the State Environmental Quality Review (SEQR) process. Although the Ulster website initially seemed to indicate that Zena Development would be at the April Planning Board meeting, they were not at the meeting and no decision was made.

Sold Out Bread & Puppet Performance

Over 300 people filled the Woodstock Playhouse on April 18th for a fundraising performance by Bread & Puppet theater! Thank you so much to everyone who attended, to our event sponsors, and our event volunteers. Funds raised will help to cover Stop Zena Development’s legal fees in our fight to protect 625+ acres of forest.

Volunteers Record Data on Vulnerable Amphibians

Stop Zena Development led 27 volunteers on seven volunteer nights to record data on migrating frogs, toads and salamanders on Zena Highwoods Road. Volunteers counted a total of 1289 live amphibians, and recorded 328 deceased amphibians. The overwhelming majority of amphibians were migrating into Zena Development LLC's property. Nine different species were recorded, including four-toed salamanders, a NYS High Priority Species of Greatest Conservation Need. Click here to read more about this work in Stop Zena Development’s 2026 Amphibian Migration report.