At a resumed Woodstock ZBA public hearing, the Woodstock Land Conservancy (WLC) once again made the case for barring the developer of Zena Homes from building the only access to a proposed Town of Ulster housing subdivision. Speakers posed many objections to the project, including a lack of emergency resources.
WLC is appealing a ruling from Woodstock building inspector Francis “Butch” Hoffman that Eastwoods Drive must be improved up to the same standards as if the entire development were in Woodstock, and would be subject to all the permitting and site-plan review processes. WLC is arguing that the road should not be permitted at all because the development would not be allowed had it been proposed in Woodstock.
The 106.6-acre site is surrounded on three sides by the Town of Ulster, but the sole access to it is through the Town of Woodstock. The developers have said they have no plans for now for the 500-plus acres in Woodstock.
“The access road is located in Woodstock’s R3 zoning district,” said WLC attorney Victoria Polidoro. “This district is intended for low-density residential use. To keep it low-density, three acres is the minimum lot size. The project is proposing lots as small as 1.3 acres, with no guarantee that the remaining acreage will not be further subdivided.”
The plan calls for lots ranging in size from 1.3 to ten acres.
Close to the land sanctuary
Polidoro said the development was very close to the WLC’s Israel Whitman Sanctuary. “All the activity, the lights, the noise pollution, it’s all going to be adjacent to this sanctuary. The sanctuary, as you probably know, is a 210-acre wildlife sanctuary consisting of mixed hardwood and coniferous forests,” she said. WLC executive director Andy Mossey elaborated.
“This proposed development and access of Eastwoods Drive will directly impact our ability to conserve these lands,” he said. “Those extend into the impacts of adjacent light pollution, invasive species, and including the introduction of those by building.”
It was common knowledge, Mossey added, that invasive species were among the first plants and vegetation types to take root and take hold in disturbed land. The proposed project may introduce such species, lawn clippings, pesticides, potential storm runoff contaminants and sewer contaminants into an intact, unfragmented forest whose quality has been ranked in the 95th percentile in the state.
Although Eastwoods Drive does not directly abut Israel Whitman, Polidoro said, there would be no project without the road.
Please work with us
Developer Evan Kleinberg said he was very passionate about what he does. He planned to live here a long time and to raise his family here. “I genuinely and passionately believe that the development of market-rate homes does not have to be in conflict with environmental conservation, preservation and protecting our natural surrounding habitat,” Kleinberg said.
He and his partner had proposed to put 400 of the 624 acres of total land into conservation, something he has brought up many times in the past.
“In exchange, we ask that they work with us on the remaining acres and not actively fight to shut us down,” he said. “Sit with us, challenge us, hold us accountable. We’re not asking for you to wave our flag of support in the town square, but let the review process of the town run its course,” he said.
Kleinberg challenged the notion that the development will be made up of luxury homes. “We’re applying for a low-density subdivision, and we’ve made no decision as to what type of home that we built on the land,” he said.
This story, as published, is the first of two parts.