More than 100 people gathered at the Greco Senior Center in Saugerties on Wednesday for a public hearing on a proposed zoning change that would allow large-scale development at the 840-acre, underdeveloped Winston Farm property.
The proposal would rezone the site as a planned development district, enabling a mix of residential, commercial and light-industrial uses. Plans include single-family homes, townhouses, apartments, a campground, hotel, conference center, performing arts venue, and lab space. The creation of such a complex would drastically reshape the community of Saugerties. The estimated development could cost between $274 million and $539 million, according to a report by Camoin Associates, hired by the ownership group, Saugerties Farm, LLC.
The site is best known for hosting Woodstock ’94, the chaotic 25th anniversary of the original 1969 Woodstock Festival. Listed for more than $10 million in 2017, the property was sold in 2020 for $4 million to three local businessmen and Saugerties residents: John Mullen, Anthony Montano and Randy Richers.
Since announcing development plans in September 2021, the owners have faced calls to reconsider the proposal in favor of preserving more of the land. In 2023, the Open Space Institute offered $10 million to purchase the property for a proposed state park. The developers declined and have since filed a request to rezone the site as a planned development district.
Supporters of the plan, many of whom wore shirts or stickers backing Winston Farm, praised the owners and the project’s potential to generate jobs and revenue.
“For those of us who have families that have been here for over a century, local means legacy,” said Allyson Barbaria, a Saugerties resident. “Opposing development for the sake of ideology, emotion, or an imagined utopia is not activism, it’s obstruction.”
Critics raised concerns about transparency, traffic, environmental impact and future property sales. Ken Devine represented a group called Concerned Neighbors of Winston Farm. He said the group has retained legal counsel to explore options.
Some, including resident Elizabeth Reece, urged more accountability from both the town and developers. “There seems to be a huge disconnect between the town and the village that needs to be made more transparent,” Reece said.
Environmental community groups like Citizens for a Beautiful Saugerties have raised concerns that the development could harm the aquifer beneath the property and lead to habitat loss. They point to risks from forest clearing, the spread of paved surfaces that prevent water from soaking into the ground, and pesticide use on large lawn areas.
Janet Moss Asiain presented a petition signed by 150 residents calling for 73.5% of the site to remain undeveloped. She cited data from American Farmland Trust, a nonprofit that advocates for farmland protection and sustainable agriculture, suggesting developments often cost towns more in services than they return in taxes.
“That taxes will go down is utterly ridiculous,” Moss Asiain said. “In the case of development on Winston Farm, less is obviously more.”
Town Supervisor Fred Costello called the rezoning process “a unique opportunity” and emphasized that the developers are locally rooted. He acknowledged past failed proposals—including for a landfill and a casino—and encouraged public comment.
A draft generic environmental impact statement (DGEIS) prepared by the ownership group analyzed both the proposed development and current zoning.
The public comment period runs through July 28. After that, the developers will submit a final impact statement addressing community concerns.
In a statement issued after the hearing, the owners said they are “listening to the community to make the development the best it can be for Saugerties.”
Andres David Lopez is a freelance writer. You can reach him at reporting@theoverlooknews.com.