By William J. Kemble | news@freemanonline.com
UPDATED: July 12, 2024 at 5:08 p.m.
TOWN OF ULSTER, N.Y. — Developers for Zena Homes have left representatives for both the towns of Ulster and Woodstock uncertain on how quickly the application can be reviewed after saying they hope to be on the Woodstock Planning Board’s agenda for its Thursday, Aug. 1, meeting.
Zena Homes representative Alec Gladd said during an Ulster Planning Board session an application for a needed roadway in Woodstock has yet to be submitted.
“We’re finalizing the application materials now (but) haven’t gotten them in, yet,” he said.
Zena Development LLC is seeking Ulster’s approval for 30 residential building lots, including 22 that can have duplex structures for a total of 52 possible units, on 106.6 acres in an area that would not be accessible from adjacent Ulster town properties.
Ulster officials have told developers that access from a proposed extension of Eastwoods Drive, a private road in Woodstock, would have to meet the same standards that would be required if it were an Ulster town road. The developers have balked at that proposal. They say that since there are no plans for residential development in Woodstock there is no part of that town’s code that can be applied. They were told, however, that not only is a site plan review needed but a Woodstock Zoning Law Wetland and Watercourse permit must be secured.
Gladd told Ulster Planning Board members that the developers are willing to accept the Woodstock directive in the interest of moving forward with a review of the project.
“Part of that was the official determination that we got from the Woodstock code enforcement officer on the permits and approvals that we needed from the town of Woodstock,” he said. “We were obviously looking for a different result … but we’re going to go forward with that decision in the interest of moving forward with the project.”
Ulster Planning Board members expect to start the project’s state environmental quality review in August but want it to be simultaneous with the Woodstock review of proposed Eastwoods Drive improvements.
“They are both contingent on each other,” Ulster Town Attorney Jason Kovacs said. “I was hoping they already applied for (approvals) in Woodstock. … They really do need to get something into the board in Woodstock before we start moving.”
Woodstock Supervisor Bill McKenna questioned whether his town’s Planning Board would be able to move substantially on the project with less than three weeks of review once an application is submitted.
“I don’t know how busy the Planning Board is,” he said. “They could be on the agenda for a very brief discussion.”
The proposal has proven to be controversial in part because it is a remnant of the former Woodstock National project. That project which included a golf course and a housing project, was withdrawn after being widely opposed by environmentalists. Some of the same opponents continued to voice objections when the new plans were released by the same developers. Additional objections came from the Ruby Rod and Gun Club, a neighboring property owner.
Members of the Woodstock Land Conservancy, another neighboring property owner, said they would like some of the same stringent reviews applied for sections of the project in both municipalities.
“My question for the developers is will they extend the observation of the Wetlands and Watercourse Law into this town of Ulster property?” organization Executive Director Andy Mossey said.
Originally Published: July 12, 2024 at 1:25 p.m.