What is Winston Farm?
Winston Farm is a transformative development opportunity in collaboration with the Saugerties community. The property comprises 840 acres across from the New York Thruway’s Exit 20 in the Town of Saugerties. It is a proposed mixed-use “live, work, play” development designed to spur substantial vitality and economic benefits for Saugerties and the Hudson Valley.

What uses are being proposed?
Winston Farm will help power Saugerties’ future through exponential economic benefits, job creation, housing, tourism and smart development possibilities. Plans also are being driven by careful thought and care for the environment, all to amplify economic opportunity, pride and quality of life.

How is the Town of Saugerties reviewing the proposal?
The Saugerties Town Board is leading review of Winston Farm’s application for a zoning change to create the Winston Farm Planned Development District. In 2023, the Town Board defined the issues to be addressed and studied in the preparation of an Environmental Impact Statement, which is required by the New York State Environmental Quality Review Act. The Draft Generic Environmental Impact Statement (DGEIS) was presented by Winston Farm to the Town Board during a meeting on Aug. 14, 2024.

What information will the Draft Generic Environmental Impact Statement offer?
The DGEIS will help shape development potential. It contains numerous in-depth studies that examine and evaluate topics such as economic impact, traffic, water needs, the habitat, air quality, wetlands, energy needs, the site’s history and others. It also outlines development potential and comprehensive benefits. The Town Board and its consultants will review the plan. The Planning Board later would be asked to approve the layout for specific site uses.

How have local governments previously weighed in on Winston Farm’s development potential?
Ulster County originally identified Winston Farm’s development opportunities and completed a study detailing possibilities. The pending application to create a Planned Development District advances those objectives. In addition, the Town and Village of Saugerties’ Comprehensive Plan specifically recommends a Planned Development District for Winston Farm.

What economic benefits would Winston Farm provide?
Winston Farm’s residential, commercial, tourism and hospitality uses will generate $62 million in annual economic impact after full build-out, which is expected to take many years. This will generate thousands of jobs and substantial, consistent tax revenue for the town, Saugerties school district and fire district year after year – helping keep taxes down and funding municipal services Saugerties residents rely on each day. In addition, $457 million would be spent on construction and $13.8 million a year is expected in tourism spending.

What is the sponsor’s preferred plan of development for Winston Farm?

• Housing: A mix of single-family homes on various lot sizes, townhouses and condominium or apartment units, to help address the acute housing shortage in Ulster County. Plans include workforce and inclusionary housing.
• Retail space: 250,000 square feet.
• Boutique hotel: 150 rooms.
• Conference center: 250 hotel rooms.
• Performance venue: Enclosed, not open-air.
• Lab or light-industrial space: 250,000 square feet.
• Campground: 100 cabins.

What will be Winston Farm’s water source?
Comprehensive testing of two wells shows that Winston Farm can provide its own water for all potential uses – and not require connection to municipal water sources. This is an important solution. There was no evidence of water pulled from neighboring water sources/wells, and water quality was deemed satisfactory and/or readily treatable. No contamination, including by PFAS compounds, was detected.

What traffic solutions are being proposed?
Traffic to be generated by Winston Farm will be mitigated by several approaches, all to be coordinated with the N.Y. State Department of Transportation, Ulster County and the Town of Saugerties:

• Installation of traffic lights at select locations.
• Timing and phasing of new and current traffic signals to improve traffic flow.
• Construction of turning lanes and one- and two-lane roundabouts.

Who are Winston Farm’s developers?
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. They are committed to bringing economic development opportunities to Saugerties while ensuring the environment is protected. They are known as respected, ethical members of the community who sincerely care about Saugerties’ quality of life and future.

How is the community contributing to the plan’s vision?
Community engagement is vital to Winston Farm. Community suggestions already spurred modifications such as expanded property buffers and smaller lots for homes to enhance the setting of community. The public will have numerous opportunities to provide input during the Town of Saugerties’ review of the proposal.

Would open space be preserved?
The developers are committed to preserving a substantial amount of the property in its natural, undeveloped state. This open space would honor the property’s rich history, natural gifts and beauty. Retaining open space has always been a priority. Development at Winston Farm also can mean preserving other locations from development.

Would Winston Farm incorporate “green” sustainability planning in its development?
Winston Farm is committed to smart development. This includes “green,” sustainable construction techniques, energy and water-conservation technology. Final plans will adhere to the Town of Saugerties’ Climate Action Plan.

Why is the name Winston Farm familiar?
Winston Farm, at 119 Augusta Savage Road, is best known for hosting the Woodstock ’94 music festival. The property was considered for a range of other uses over the past several decades, but none reached reality.

Who has endorsed Winston Farm’s development vision?
The Hudson Valley Economic Development Corp. identified Winston Farm 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. 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.