Winston Farm Development Would Transform Mid-Hudson Valley

SAUGERTIES, NY — Winston Farm, a massive development proposed for the Ulster County site best known for hosting the Woodstock ’94 music festival, has filed a draft generic environmental impact statement, the latest step in its multi-year approval process.

Winston Farm, which its promoters call "a transformative 'live, work, play' proposal," would be right off the New York State Thruway at Exit 20. The plan includes housing units, commercial space, a hotel, conference center, performance venue, lab or light industrial space and a campground. In addition, a substantial portion of the property would be preserved in its natural, undeveloped state, they said.

“Winston Farm is an opportunity to help shape the area’s future in a dynamic way, and the developers are committed to collaborating with the Saugerties community and municipal leaders,” said spokesman Josh Sommers. “The development will be a robust economic engine for Saugerties and the Hudson Valley, and tourism attractions will draw new dollars and visitors. That will exponentially grow the economy, support local merchants and suppliers, and position Saugerties as a destination for the entire Northeast.”

According to the New York Department of Environmental Conservation, a generic EIS differs from a site- or project-specific EIS by being more general or conceptual in nature. The broader focus of a generic EIS may aid in identifying and broadly analyzing the cumulative impacts of a group of actions, or a combination of impacts from a single action. Generic EISs may identify information gaps to be assessed on a site- or project-specific basis or may address some issues through hypothetical scenarios.

The DGEIS document was provided to the Town of Saugerties as part of the request from Saugerties Farm, LLC for a zoning amendment to create the Winston Farm Planned Development District.

It outlines solutions to support development including:

• Self-sufficiency regarding water needs, determined by comprehensive testing of two wells drawing from underground water sources and pumping capabilities. Winston Farm providing its own water for all potential uses – and not requiring connection to municipal water sources – is an important solution regarding the property’s development.
• A variety of approaches, such as roundabouts and turning lanes, to successfully manage traffic generated by the residential, commercial, tourism and hospitality uses envisioned for the property.

The developers said they expected an annual economic impact of $62.6 million after completion of all construction, which would be done in phases over many years. This would generate thousands of jobs and substantial tax revenue for the town, Saugerties school district and fire district year after year — helping keep taxes down and funding municipal services Saugerties residents need every day.

They said it would also generate $457 million in construction spending.

Winston Farm’s preliminary plans include:

• Housing units, including single-family homes on various lot sizes, townhouses and condominium/apartment units.
• 250,000 square feet of commercial space.
• A 150-room boutique hotel.
• A conference center with 250 hotel rooms.
• An enclosed performance venue.
• 250,000 square feet of lab or light-industrial space.
• A campground with 100 cabins.

In addition, Winston Farm's developers said they are committed to preserving a substantial amount of the property in its natural, undeveloped state to honor the property’s rich history, natural gifts and beauty through parks and trails. There are no plans to develop the full 840-acre property, and development at Winston Farm can mean preserving other locations from development, Sommers said.

The plans were conceived with careful thought and care for the environment, along with smart-development potential that would amplify economic opportunity, pride and quality of life, the developers said.

The housing, for example, would help address the persistent housing shortage in Ulster County and the Hudson Valley, and include workforce and inclusionary housing. In addition, the housing would attract new residents, encourage higher earning potential and invigorate a community where nearly 60 percent of housing was built over 50 years ago, according to a study by Camoin Associates, an independent economic-development consultant in Saratoga Springs, N.Y., the developers said.

The Saugerties Town Board is leading review of the Winston Farm application. In July 2022, the Town Board issued a “positive declaration,” which set the stage for public scoping, led by town officials, that defined the items and studies to be included in the preparation of the DGEIS required by the New York State Environmental Quality Review Act (SEQRA).

In January 2023, the Town Board defined the issues to be addressed and studied. The results — derived from numerous studies, tests and reviews conducted at Winston Farm’s expense — shape development concepts and specifics.

The DGEIS ensures that the Winston Farm proposal can be thoroughly evaluated by the Saugerties Town Board, other involved agencies and community members, the developers said.

At about 235 pages, it is comprised of numerous in-depth studies that examined and evaluated issues such as economic impact, traffic, water needs, the habitat, air quality, wetlands, energy needs, the site’s history and others.

Town officials are reviewing the DGEIS to determine whether to accept it as complete and commence the public review portion of the process, the developers said.

Community suggestions received by Winston Farm already have spurred modifications such as expanded property buffers to protect privacy and security, and smaller lots for homes to enhance the sense of community, the developers said.

Before construction could take place, the Saugerties Town Board must approve the detailed zoning amendment outlining the site’s uses. The Planning Board later would be asked to approve the layout for specific site uses.

Long-time Saugerties residents and business owners Anthony Montano, John Mullen and Randy Richers purchased Winston Farm in 2020 from the Schaller family, which had owned it since 1961. Montano, Mullen and Richers are known as caring, ethical neighbors and successful business leaders, and are committed to collaborating with the Saugerties community and municipal leaders, Sommers said.

“Saugerties is the owners’ community,” he said. “These respected gentlemen live in Saugerties and conduct their businesses in Saugerties. They drive the same streets, eat at the same restaurants and shop at the same stores as all other residents. They are committed to a model of smart development and sustainability plans that adhere to the Town of Saugerties’ Climate Action Plan.”

Winston Farm, at 119 Augusta Savage Road, is best known for hosting the Woodstock ’94 music festival. The Hudson Valley Economic Development Corp. identified the Winston Farm site as a premier development opportunity because of its location across from the Thruway’s Saugerties entrance as well as the property’s scale, topography and scenic views. In addition, the Ulster County Regional Chamber of Commerce endorsed Winston Farm as a visionary proposal that would powerfully energize the Hudson Valley as a deep source of culture, employment opportunities, tax revenue and housing for generations to come, Sommers said.

Additional information from the submitted Draft Generic Environmental Impact Statement:

• Economic Impact: Winston Farm will generate $457,469,231 in construction spending and an economic impact of $62,653,917 each year after the development’s full buildout. The $62,653,917 is comprised of $55,088,971 from new jobs’ earnings, $4,465,383 from new tourism earnings and $3,099,563 in spending by new households. In addition, the Camoin Associates study forecasted $13,851,750 in new tourism spending over 125,925 new visitors each year.
• Water: The two wells tested yielded a combined 270 gallons per minute. In addition, the water drawn from each source was self-contained, meaning that there was no evidence of water being pulled from neighboring water sources or wells. The water quality in both wells was deemed satisfactory and/or readily treatable. No contamination, including by PFAS compounds, was detected, the study said. The analysis and testing were performed by LaBella Associates, a full-service engineering firm based in Rochester, N.Y.
• Traffic Solutions: Recommendations include the installation of traffic lights at select locations, timing and phasing of new and current traffic signals to improve traffic flow, and construction of turning lanes and one- and two-lane roundabouts. These improvements will be implemented by Winston Farm in coordination with the Town of Saugerties, Ulster County and the New York State Department of Transportation. The traffic analysis was performed by Creighton Manning Engineering LLP, a multidisciplinary design firm headquartered in Albany with expertise in civil engineering, surveying and construction inspection.

“Winston Farm’s commitment to collaboration is fueled by our respect for our community, the nature and character of this property and the potential to create a vibrant development,” Sommers said. “We eagerly embrace suggestions that help shape how our dynamic destination will amplify economic opportunity, pride and quality of life.”

Learn more at WinstonFarm.com.