Upstate House Spring 2019

Spring 2019

ON THE

Cover

Wolf Rock Hotel L ake Kat ri ne, NY Richard Vizzini, Real Estate Salesperson Coldwell Banker Village Green Realty Cover Story on page 46, Listing on page 49

Clean Power Guide

This Cider House Rules

A-Frame Augmented

Going green in New York State

Ugly apples make the best cider

Catskills motor-lodge makeover

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upstate HOUSE

| SPRING 2019 • 1

SP RING 20 19 ISSUE

14 Features

Departments

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LETTER FROM THE EDITOR

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THE ROOM

THIS CIDER HOUSE RULES DRINKING UP “UGLY” APPLES

By Elissa Garay, Photos by John Garay

Twin Star Orchards in New Paltz supplies “ugly” cider apples and a popular tasting room for a Basque-style cider house in Brooklyn.

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BUILDING FOR GOOD SPACESMITH DESIGNS FOR THE FUTURE

By Anne Pyburn Craig

Jane Smith of Manhattan’s Spacesmith opened an office in Hudson to help steer the region toward eco-friendly, socially just buildings.

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CLEAN POWER GUIDE GOING GREEN IN NEW YORK STATE

Denizen Theatre in New Paltz is an artful, minimalist black-box structure with a living green roof.

8 ENTRYWAY

Presenting spiral-inspired porcelain bowls; a stylish modern dog bed; and painstakingly handmade knives.

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By Clean Power Guide Team

Sustainable Hudson Valley explains how to choose an electric vehicle and install solar panels and an air- or ground-source heat pump—and make them pay off.

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By Maria Ricapito, Photos by Anthony J. Moreno

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Using paint, embroidery, Orly Cogan turns vintage linens into portraits that are sensual, mythical, and feminist.

By Maria Ricapito, Photos by Deborah DeGraffenreid

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TRUTHFUL LEGACY A HISTORIC HOTEL PRESERVES A FAMILY’S VISION

By Mary Angeles Armstrong, Photos by Deborah DeGraffenreid

Perched high above Kingston, this spacious former hotel-turned-family residence offers an entrepreneurial opportunity.

Sponsored House Feature

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BACK PORCH

By Maria Ricapito, Photos by Roy Gumpel

40 AUGMENTED A-FRAME A CATSKILLS B&B GOES MODERN SHAKER

Interior designer Megan Pflug and her artist husband left Brooklyn to restyle and reopen a 1962 A-frame motor inn in the mountains.

COMMUNIT Y SPOTLIGHT: MOUNTAIN DALE

Imagine: your favorite small town made over with cool shops and a friendly, creative community—and still affordable.

Think that’s impossible? Meet the new Mountain Dale.

THE VIEW IS THE THING WINDOWS STAND IN PL ACE OF ART

When an art collector asked Anik Pearson to design a home overlooking Hamersley Ridge, they showcased the mountain rather than his art.

COMMUNIT Y SPOTLIGHT: GARRISON Along Putnam County’s main route sits Garrison, a quiet hamlet offering a lush landscape, a cluster of monasteries and historic homes, and plenty of community spirit.

THE M A R K ET 62

I N D E X O F A DV ER T I S ER S

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MAP OF THE REGION

Cover photo of historic former hotel in Lake Katrine by Deborah DeGraffenreid; photo above of High Voltage Cafe in Mountain Dale by Matt Novak.

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| SPRING 2019 • 3

E DIT OR'S N O T E

EDITORIAL EDITOR Susan Piperato susan.piperato@luminarymedia.com ART DIRECTOR Jim Maximowicz jim.maximowicz@luminarymedia.com BOOKS EDITOR Nina Shengold books@upstatehouse.com PROOFREADER Peter Aaron CONTRIBUTORS Peter Aaron, Mary Angeles Armstrong, Anne Pyburn Craig, Brian PJ Cronin, Deborah DeGraffenreid, Marie Doyon, Elissa Garay, John Garay, Roy Gumpel, Ann Hutton, Anthony J. Moreno, Matt Novak, Maria Ricapito, Jesse Turnquist PUBLISHING CO-FOUNDER & CEO Amara Projansky CO-FOUNDER & PUBLISHER Jason Stern

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he Livingston family, who settled in Germantown in Colonial times, helped shape the nation and the region from their Clermont estate. Spread over 500 acres (the remaining portion of its original 162,000 acres), the property is named for its mansion, built between 1740 and 1750, which was burned by the British in 1777 and rebuilt, housing seven successive generations of Livingstons, until 1962, when ownership passed to New York State.

Like many historical sites, Clermont easily attracts an older crowd, but was struggling to appeal to younger visitors and people of color.

So about five years ago, Clermont State Historic Site Director Susan Boudreau began a “not-yourgrandmother’s- historic-site” campaign, designing programs to attract a more diverse audience and draw Millennials—from an old-fashioned Fourth of July celebration to initiatives on New York State’s indentured servants and slavery to a free concert series to comics recounting the estate’s story.

One of Boudreau’s biggest successes is the Harvesting History program. By engaging in handson gardening, kids from pre-school through middle school learn about local history, agriculture, and healthy eating. Harvesting History runs year-round at schools in Hudson and Germantown, and kids visit the garden from April through November via Girl Scouts; family workshops; and afterschool, summer camp, and Little Sprouts pre-school programs. Harvesting History began in 2013 with just 10 children. When Leslie Reed became Clermont’s garden educator in 2014, enrollment grew to 100.

Participation increased to 350 in 2016 and rose to 800 in 2018. “We’re growing so fast,” Reed says.

And so are the program’s offerings. “At first we had a general idea of what agriculture was like here,” she says. “Then I discovered Clement Livingston kept a weather journal in the 1850s, which was sent to the head of the Smithsonian as the basis of the National Weather Service.” The journal, she says, “is a way to access the past that’s really beautiful, and we grow

a lot of the varieties he grew.” Clement Livingston kept orchards and sold fruit—strawberries, peaches, pears, and apples—in New York City, along with table grapes, a Native American crop grown in greenhouses. Harvesting History extends the growing season with cold frames, or mini-greenhouses.

Besides gardening, kids turn produce into healthy snacks, sometimes using a blender bike; keep journals; and do crafts, Reed says. “We make paper using weeds and seeds and invasive species like Japanese silk grass; we study meteorology, entomology—we make insects—and biodiversity.”

Last year, Harvesting History even outgrew its garden. Friends of Clermont’s executive director, Jennifer Hemmerlein, who joined the nonprofit in early 2017, recently secured funding for a new fence to increase the garden’s size to 2,500 square feet, and is looking to expand the program further.

“Anecdotally, we have a very diverse audience compared to five years ago,” says Hemmerlein, thanks to an e-newsletter, increased social media coverage, and all programs being free or low cost.

“You can load up your car with people and pay only $10 for our Fourth of July celebration,” Hemmerlein says. “I’ve seen people of all different races and ethnicities at our free concerts; the word is out.”

The program changes its participants too. “It’s fascinating to see kids who are skeptical. I’ll say, ‘Just give it a shot, you never know,’” says Hemmerlein.

“Some kids say, ‘Eww, bugs,’ and then two weeks later, they’re really into bug hunting.”

Reed also finds the program transformative. “I feel like we’re really adding something to the kids’ lives that they wouldn’t be getting elsewhere,” she says. “I get really excited when kids tell me, ‘I’m growing this food at home now too.’ One girl asked me, ‘You mean, I can come here with my family whenever I want?’ and I said, ‘Yes, you can.’ That’s the best feeling.”

CHAIRMAN David Dell Upstate House is a project of Luminary Media.

ADVERTISING & MARKETING (845) 334-8600 X100 PUBLISHER Jason Stern jstern@luminarymedia.com MEDIA SPECIALISTS Ralph Jenkins rjenkins@luminarymedia.com Anne Wygal awygal@luminarymedia.com Kris Schneider kschneider@luminarymedia.com Robert Pina rpina@luminarymedia.com Kelin Long-Gaye kelin.long-gaye@luminarymedia.com Susan Coyne scoyne@luminarymedia.com Jordy Meltzer jordy.meltzer@luminarymedia.com SALES COORDINATOR Lisa Marie lmarie@luminarymedia.com ADMINISTRATIVE ASSOCIATE DIRECTOR OF MARKETING Samantha Liotta CREATIVE PARTNERSHIPS DIRECTOR Brian Berusch MARKETING ASSISTANT Victoria Levy BUSINESS MANAGER Molly Sterrs PRODUCTION PRODUCTION MANAGER Kerry Tinger kerry@luminarymedia.com PRODUCTION DESIGNERS Kate Brodowska, Mosa Tanksley

LUMINARY MEDIA 314 Wall Street, Kingston, NY 12401 (845) 334-8600 | fax (845) 334-8610 luminarymedia.com All contents © Luminary Media 2019

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Photos: Courtesy of Friends of Cleremont

History, Farm-to-Table Style

EDITORIAL DIRECTOR Brian K. Mahoney

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| SPRING 2019 • 5

THE ROOM

Paint It Black

By Ann Hutton | Photos by Roy Gumpel

Denizen Theatre’s co-artistic directors, Ben Williamson and Brittany Proia, and the stage; below, the theater rises dramatically from a hill overlooking Water Street Market.

THERE’S AN INNOVATIVE NEW PLAYHOUSE IN THE HUDSON VALLEY. Denizen Theatre is a dark, box-like structure made of concrete, glass, and metal, and features a living green roof. The building, which emerges from a plot adjacent to the upper parking lot at Water Street Market in New Paltz, is a quintessential black box, referring to America’s theatrical roots in abandoned, industrial-type enclosures. “Black box is the purest form of theater,” explains Harry Lipstein, Water Street Market’s owner/developer. “What takes place inside is still supported by light, sound, costumes, props, and great writing and acting, but everything has been distilled down to its purest form.”

As such, Denizen is an 18-foot-tall, poured concrete box, rising from the ground with little adornment and overlooking the market. Its flat roof, planted with sedum, takes in site water and releases it slowly, eliminating the need for a more complex water detention and draining system and providing a natural sanctuary for birds and insects.

“Denizen has its own identity, its own vocabulary,” Lipstein says. “It looks different. There is nothing arbitrary on or in the building, from multimedia artist Chris Curnan’s simple sculpted metal signage on the outside wall to the 500-year-old teak bench near the entry where people can pause. The architecture lifts the spirit, altering people’s perceptions of nature and each other.”

The theater’s floor-to-ceiling lobby, open to the outdoors via a glass facade, doubles as an art gallery. Inside the performance space itself, the walls and ceiling were sprayed with foam for energy efficiency and acoustic control, and then painted black to allow for maximum flexibility in scene creation. Trusses hold the lighting and sound equipment. There is no permanent stage. The floor is flat to accommodate movable risers and set configurations.

Devoid of cosmetic pretention, the room is what it is: a container for a theatrical experience, pared down to its most elemental presentation, all of which allows for something magical to happen, as Lipstein says. “The most important character of any play is the audience,” he explains. “By virtue of being in a small space, you’re able to see the reactions of other community members as they experience the same work in the moment. That’s what black-box theater is designed to do: It connects people in a way that transcends words.”

Local architect Richard Miller designed and built the project. “A concrete box is emblematic of black-box theater,” he says. “The concrete blocks out any 6

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sound leaving the building. The cost and site benefits of using it were immense.

Beyond aesthetic considerations, we solved most construction problems in an elegant, minimalist fashion. Because the seating for up to 70 audience members changes with each play mounted in the space, every time you go in, the experience is different. Everyone tells me that this space is transformative, that it adds to and elevates the collective experience.”

Denizen’s co-artistic directors, Brittany Proia and Ben Williamson, both actors and Florida State University/Asolo Conservatory alumni, are dedicated to presenting new works about difficult subjects. Recent plays include Hannah Benitez’s “Adaptive Radiation” (a Gothic retelling of the Electra myth), Jacqueline Goldfinger’s “The Arsonists” (on Millennials’ existentialism), and William Francis Hoffman’s “Cal in Camo” (a family drama). “We are consciously aware of the experience itself,” Williamson says. “With no separation between the actors and the audience, there’s nowhere to hide. It’s collaborative, expanding the conversation for artists in general.”

This collaboration even extends beyond theater. Denizen also hosts events with other nonprofits whose work complements its own mission to support local artists and organizations. The proceeds of a recent silent auction, for example, went to the Maya Gold Foundation, a nonprofit with the mission to empower youth to achieve inner wisdom and realize their dreams.

Denizen’s founders intend that the theater be accessible to everyone throughout the regional community. “Intimate, live theater has been proven to elevate and increase empathy,” says Lipstein. “It affects us on a very visceral level. The audience might not be able to verbalize it, but they can feel the energy of the space.”

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upstate HOUSE

| SPRING 2019 • 7

E N T RY WAY

High Falls ceramicist Kaete Brittin Shaw’s mission is to create nontraditional tableware combining the sculptural and functional to enrich daily living. Each of her pieces is inspired by the spiral. Her signature design is a collection of six-inch cast porcelain bowls that form a spiral when stacked and are available in an ever-widening palette currently including white, black, persimmon, yellow, jade, aqua, midnight blue, orange, and plum. Mottled glazes—created by sponging a gloss glaze over a matte base—give the bowls an unusual depth of color. The dishwasher- and microwave-safe (though not ovenproof ) bowls can be paired with Brittin Shaw’s expansive line of spiral-inspired dinnerware accessories, including nesting trays, serving bowls, cups, condiment servers, a chip-and-dip set, a sake-and-sushi set, and candlesticks.

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Badass Dog Gear Box or donut? That’s the basic question when it comes to choosing a dog bed, or so it was until the Red Hook, Brooklyn-based dog accessories company Velvet Hippo came along. After adopting a pair of pitbulls, founders Jason and Shalina (they go by their first names only) decided to utilize their own furniture- and fashion-design skills and team up with Brooklyn-based design team Uhuru to create a bed that allows dogs to switch sleeping positions comfortably, but also suits a modern design sensibility. The resulting upholstery-covered Hex Cushion has six bolstered sides filled with recycled, hypo-allergenic poly fill, all of which can be removed by way of hidden zippers for the cover’s machine washing. Available in three sizes and three modern colors—Harbor Blue, Fog, and Pewter—the Hex can be topped by the Asher, an Icelandic long-haired sheep’s wool throw that also looks great on a couch. Or collect some of Velvet Hippo’s variety of chew toys and accessories made from repurposed climbing rope. “Sleep, chew, travel” is this company’s motto.

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| SPRING 2019 • 9

E N T RY WAY

In Bookstores

by Nina Shengold

Seven Houses: Luminist Architecture STEVEN HOLL, WITH INTERVIEW

BY PHILIP JODIDIO

Rizzoli, 2018, $75

Cerebral and oracular, Holl’s singular vision infuses Midcentury Modernism’s optimistic geometry with 19th-century Luminist painting’s “clarity of light and immensity of scale.” His wood, glass, metal, and stone residential sculptures invite the outdoors in. Four of the dwellings detailed here are in upstate New York. Rhinebeck’s Ex of In House and T2 Reserve subvert expectations with their compressed asymmetric and spherical spaces and a T-shaped studio, “aimed at human emotions,” that’s so austere it lacks plumbing and heating. The cartridge brass-sheathed Nail Collector’s House hovers above Lake Champlain, its 24 irregular windows based on the chapters of Homer’s Odyssey. In the Catskills, the iron-red Y House is “like a forked stick—a primitive mark on a vast site.” Projects in Seoul, New Mexico, and elsewhere in the US round out this elegant, photo-filled book.

New York: Sights Unscene BRAD LIBENSON

KMN Studios, 2018, $49.95

Sculptor and blacksmith Geoff Feder left Manhattan for Peekskill in 2004, attracted to the city’s creative community, and began forging knives in his tiny backyard studio. These days, he forges about 200 knives per year, each one taking about two months to complete, and his regular customers include hunters, fisherman, home cooks, Blackhawk pilots, and celebrity chefs like Charlie Palmer and Bryan Voltaggio. Every knife is a collaboration between Feder and his client, and made from high-carbon steel (easily sharpened and with an unmatched ability to hold a razor edge) or polished stainless steel (shinier and perennially free from rust). Feder, who attended culinary school, also forges Damascus blades. He folds and refolds high-nickel steel with high-carbon steel, then drops the blade into acid to etch the high-carbon layers, creating wave lines in the blade’s flank, which then gets signed with his stylized, hand-lettered initials. Handles are made from G10, a glass-reinforced composite similar to fiberglass, with the tang (the continuation of the blade through the handle) filed into a decorative pattern. “You’re never alone with a Feder knife” is Feder’s motto, so while you wait for your order to be filled, you’ll receive weekly progress reports, including handpainted drawings.

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The Joy of Junk MARY RANDOLPH CARTER, PHOTOGRAPHS

BY CARTER BERG

Rizzoli, 2018, $55

The lesson is right on the title page: “Go right ahead, fall in love with the wackiest things, find the worth in the worthless, rescue and recycle the curious objects that give life and happiness!” If that doesn’t convey Mary Randolph Carter’s contagious exuberance, the photo of the self-proclaimed “ragpicker” jumping for joy in front of the Rose Bowl Flea Market should do it. The Dutchess County resident, Ralph Lauren executive, and clutter maven illuminates the sport of the hunt, from “junker’s vest” to the art of haggling, with colorful portraits of fellow collectors and the treasures they CAN’T LIVE WITHOUT. Her coastto-coast junkers’ guide prominently features Hudson Valley emporia, from Hudson’s antiques row to the Mystery Spot in Phoenicia. “There are many joyful stages in the junker’s journal,” Carter writes in this over-the-top ode to the lifechanging magic of excess.

Photos: Geoff Feder

A Cut Above

“The state of New York is just simply one wonderful discovery after another,” writes photographer Libenson, who spent a decade prowling the Empire State’s back roads with a ducttaped gazetteer (a geographical guide) and his family in tow, slowing “just enough to smell the knishes.” His brief “forward” includes the only words in this delightful book’s 304 pages, but his images speak for themselves. The county-by-county tour begins in New York’s lesser-known western tip, where Libenson shoots vintage bar signs, red-brick downtowns, and a yellow inflatable deer driving a parade-float convertible.

Libenson meanders through the Niagara, Finger Lakes, Leatherstocking, Adirondack, and Capitol regions before hitting the Catskills, Hudson Valley, and that city southeast.

Avoiding obvious shots and tourist cliches, Libenson cherrypicks idiosyncratic details. Hudson Valley locals will enjoy spotting familiar sights, like Woodbourne’s Kosher Inn and the twisted wisteria gracing the wall in a Rosendale alley.

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COMMU N IT Y S PO T L I G HT

GARRISON

T

Into the Woods

By Brian PJ Cronin | Photos by John Garay

housands of people drive through Garrison every day, yet many of them would be hard pressed to tell you anything meaningful about it. From the vantage points of routes 9 and 9D, which split this 16-square-mile hamlet of Philipstown into three sections, it’s hard to tell exactly what makes Garrison tick. The landscape includes a few thousand-foot hills, one of which appears to have a stone castle perched high atop it; a sprinkling of small businesses (a gas station, a pizza parlor); and, surprisingly, a collection of monasteries.

There are a few current and former monasteries along the roads, including the Garrison Institute, a retreat center dedicated to fostering contemplative thought and putting it into actionable practice. And while the land is open for hiking at Castle Rock, a gabled and towered stone mansion up on the mountain, where John Muir once holed up to do some writing, the home itself is a private residence. But turn onto one of the winding, steep, and, in some cases, dirt roads, and Garrison begins to open up. Farmhouses and cottages share street addresses with country manors and midcentury moderns with a rustic twist. McMansions or anything ostentatious are hard to find here.

Garrison consists of predominantly tastefully built or restored dwellings on large parcels of land, owned by folks who would rather spend their money on a somewhat modest, sustainable, impeccably furnished home with a few acres of woods so that they can listen to foxes chase turkeys on chilly afternoons.

About 35 percent of Garrison’s land is permanently protected, and its citizens are willing to fight like hell for the other 65 percent to preserve the hamlet’s bucolic nature. Just ask Verizon, which rolled into Phillipstown a year ago to put a cell tower up and is currently embroiled in a Goliath-and-David battle with a vocal group of Garrisonians who don’t want any part of it.

That sense of “We’re all in this together,” is probably Garrison’s most defining characteristic, but it’s one that isn’t visible from Route 9. “There are many beautiful places in and around the region, but the community in

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Garrison is really unique,” says Chris Hughes, co-founder of Facebook, who bought a house in Garrison in 2011. “You have so many people who are about each other, the community, and the world, who are curious and want to take care of one another. That is such a special thing, and it’s the reason we love it as much as we do.”

All well and good, but if you’re not already a member of that community, you may find yourself driving around and asking: Where is everybody?

THE SCENE There’s no downtown or Main Street in Garrison, so almost the entirety of the hamlet’s civic life is located at Garrison’s Landing, a small riverside plaza. (The lone outlier is the Desmond-Fish library, just up the hill, which is what your standard small-town library would be like if it had enough pull to get Salman Rushdie and Lesley Stahl to give talks.) Fifty years ago, this site stood in for Yonkers in the film version of Hello Dolly! Today, there’s still plenty of song and dance to be had at the Philipstown Depot Theater, in addition to plays and film screenings in the building that stood in for the Yonkers Train Station (the actual Metro-North train station is just steps away). If you prefer your art to be silent and standing still, it’s a 10-second walk to the Garrison Art Center, with gallery showings and art education classes for kids and adults throughout the year. Just beyond that is the Hudson itself, festooned with grand old weeping willow trees at its edges, and a regal view of West Point. If you must roam, head back out to Route 9D for a grand tour of Boscobel House, a rebuilt neoclassical manor that in the summer serves as the home of the Hudson Valley Shakespeare Festival, or Manitoga, the former home of designer Russel Wright, now home to a museum and immaculate hiking trails.

But probably the best news on the landing these days is that after being closed and empty for almost 10 years, the plaza’s beloved local pub, Guinan’s,

THE FACTS ZIP CODE: 10524 POPULATION: 4,402 MEDIAN HOUSEHOLD INCOME: $118,409 PROXIMITY TO MAJOR CITY: New York is 52 miles to the south, Albany is 105 miles to the north.

TRANSPORTATION: The Garrison MetroNorth train station is in town at Garrison’s Landing. It’s about an hour and 15 minutes to Grand Central during rush hour. Garrison is located off Route 9, which runs south into Westchester County and north into Dutchess and Columbia counties. The Taconic State Parkway is accessible via Putnam Valley, nine miles east. The Bear Mountain Bridge, on the southern edge of Garrison, divides Putnam and Westchester counties, and allows entry to the New York State Thruway on the west side of the Hudson. The closest airports are New York Stewart International Airport in Newburgh (24 miles away) and Westchester County Airport in White Plains (37 miles away).

NEAREST HOSPITAL: It’s about a 20-minute drive south to New York-Presbyterian Hudson Valley Hospital in Cortlandt Manor.

SCHOOLS: The single-building Garrison School, which dates back to 1795, serves students from K through 8th grade. For high school, students can choose to go up to Haldane High School in Cold Spring or James I. O’Neill High School across the river in Highlands Falls, Orange County. The new Manitou School, a few miles north in Cold Spring, is a private bilingual progressive institution serving grades Pre-K through 8th grade. Further north, in Poughkeepsie, the private Poughkeepsie Day School caters to Pre-K through 12th Grade, while the Oakwood Friends School is a private Quaker day and boarding school for grades 6 through 12.

is back. Under new owners and renamed Dolly’s (naturally), this charming yellow house does triple duty as a restaurant, a watering hole, and, on weekday mornings, a coffee shop to serve harried commuters. It’s a heavy load for one business to bear, but less than a year in, Dolly’s seems to be filling that role admirably with great food, a gorgeous view, and throngs of happy Garrisonians catching up together in its cozy dining rooms. With a local hangout like that, who needs a Main Street anyway?

THE MARKET Now for the bad news. The combination of large lots, protected land, and a relatively small population adds up to high prices and low inventory. There are no starter homes or quaint condos in Garrison. The bottom of the market sits around $500,000, which will get you a house directly on either Route 9 or Route 9D. Granted, the Garrison stretches of those two roads are relatively serene and bucolic, but you’re still essentially living on a highway. At least the homes are charming: At press time, on offer on Route 9D was a wooden 1970s ranch with three bedrooms and three baths, happily set back from the road a bit, and, on Route 9, a 1930s Colonial with three bedrooms and 1.5 baths.

Once you head off the highways, the lot sizes and home prices increase dramatically, leaving the six-figure homes in the dust. About $3 million will get you the country manor of your dreams with five bedrooms, seven baths, over 8,000 square feet, 10.6 acres, and its own name (Langhurst Lodge). Or, if you prefer to leave all that woodsy charm to the hippies, go modern with an environmentally sensitive 3,300-square-foot gem designed by Toshiko Mori, complete with a “living roof.” It’ll cost you $5 million, but the Hudson River views from its sheer glass walls are worth it.

From left: St. Philip’s Church is one of many churches and monasteries situated in Garrison’s highlands; Marco Scanga, a member of the Garrison Yacht Club, down at the landing.

POINTS OF INTEREST: Desmond-Fish Library, Philipstown Depot Theater, Dolly’s, the Garrison Institute, Garrison Art Center, Manitoga/the Russel Wright Design Center, Boscobel, the Garrison Institute, the Appalachian Trail, the Garrison Inn and Country Club, and the Bird and Bottle Inn

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COMMU N IT Y S PO T L I G HT

MOUNTAIN DALE

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Quaint, Cool Makeover

By Peter Aaron | Photos by Matt Novak

hat if you could remake an entire upstate town into a haven of quaint coolness? That’s exactly what visionary developer Butch Resnick, restaurateur and community “curator” Nhi Mundy, and a hand-picked handful of transplanted new business owners are doing in tiny Mountain Dale—one historic building at a time.

A hamlet of Fallsburg on the eastern edge of Sullivan County, Mountain Dale doesn’t look like much, either on the map or when you’re rolling into it after cutting over from Route 209 to the east or Route 17 to the south.

Essentially, it’s a T intersection lined by turn-of-the-century structures with street-level storefronts, many of which have stood shuttered and underutilized since the dying breaths of the Borscht Belt era. These days, though, the lights are flickering back on in downtown Mountain Dale. Rebirth is here, and it’s sporting a beard and sipping an Americano.

Following the lead of Mundy’s Vietnamese eatery Ba & Me, in barely two years the town has added, among other businesses, two art galleries (Gingras Studio and A Guide to the Field); a shop specializing in vintage and designer-crafted rabbit fur garments (Ambika Boutique); a quirky antiques store outfitted with vintage work clothes, World War II uniforms, and other oddments (State Land Supply Co.); an apothecary run by the uncannily named fashion model Hollie Witchey (Witchey Handmade); and, most recently, that anchor business essential to all small towns on the mend: somewhere to grab a cup of coffee and a bite (High Voltage café). Not a bad selection for a remote commercial district measuring barely three blocks. And nearly all these entrepreneurs were recruited by Mundy (publisher of the upstate lifestyle magazine DVEight) to open their shops in the repurposed properties.

“We also have a location in Asbury Park, New Jersey, and we knew Nhi 14

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from the restaurant scene there,” explains Jason Thomson, who, with three partners, opened High Voltage in a former fish market on Main Street last December to offer beverages and Polish-inspired comfort food sourced from local ingredients. “She asked us if we wanted to get involved with what’s going on up here, so we started checking it out and fell in love with the area. We could see the potential.”

THE SCENE Established as an agricultural community called Sandburg, the hamlet’s name change to the more fresh-air-evoking Mountain Dale came in 1880 following the arrival of the New York, Ontario & Western Railroad, which brought tourism and an influx of Jewish sweatshop-workers-turnedsubsistence-farmers fleeing Manhattan. But with the demise of the railroad in 1957, followed by the rise of affordable air travel, and, finally, the economic downturn of the 1980s, the municipality, like so many other small Catskills towns, fell into withering decline.

Resnick, who grew up in Mountain Dale and manages the supermarket equipment company his father founded, was resolved to resuscitate his hometown. “When I was a kid, there was kind of a hippie/artsy vibe,” he recalls about the town, which in 1970 was the site of the unrealized Bach to Rock music festival and is adjacent to eccentric artist Mike Osterhout’s 1995-founded Church of the Little Green Man. “I saw what was going on with Sugar Loaf [an Orange County artists colony], and thought ‘Why can’t we do that here? Attracting artists and creative people is what will bring the town back. I figured if I build it, they will come.’”

So building it, or, rather, rebuilding it, is what Resnick began doing. In

THE FACTS ZIP CODE: 12763 POPULATION: 869 MEDIAN HOUSEHOLD INCOME: $54,321 PROXIMITY TO MAJOR CITY: New York City is 94.7 miles to the southeast; Albany is 90.9 miles to the northeast.

TRANSPORTATION: The Harriman MetroNorth station is 43.4 miles away; during rush hour it’s about an hour and 15 minutes to Grand Central. A Coach Short Line Bus runs from Main Street to the Port Authority.

The New York State Thruway and Stewart International Airport (the nearest airport) are 41.9 miles southeast in Newburgh.

NEAREST HOSPITAL: Ellenville Regional Hospital is 19 miles away in Ellenville.

SCHOOLS: The Fallsburg Central School District is comprised of Benjamin Cosor Elementary School (Pre-K through grade 6) and Fallsburg Junior-Senior High School (grades 7 to 12). These schools serve a multicultural community of approximately 20,000 in the areas of Fallsburg, South Fallsburg, Glen Wild, Greenfield Park, Hurleyville, Loch Sheldrake, Mountain Dale, Woodbourne, and Woodridge. Private schools Yeshiva Gedolah Zichron Mayir in Fallsburg and Torah High School in Mountain Dale serve the Hassidic community.

POINTS OF INTEREST: Fallsburg O&W Rail Trail, Sandberg Trading grocery, Glen Wilde bungalow colony, Outlier Inn bungalow colony, Mildred’s Lane arts site and nature lodge, Red Rose Hotel in Roscoe, Cinder Track Bicycles, High Voltage, Ba & Me, Gingras Studio, A Guide to the Field, Ambika Boutique, State Land Supply Co., Witchey Handmade, Verde & Co. gourmet sofrito verde, Church of the Little Green Man, Sandberg Creek, and Silver Lake

2013, he started purchasing and renovating disused properties and offering below-market rents to residents and free first-year rents to new business owners. And, true to his prediction, they’ve been coming (a recent New York Times article on the project certainly helped spread the word). “We’ve got a satellite outlet of a cidery from Andes coming in and a double-decker bus pop-up restaurant, plus we’re planning a summer block party,” says the developer, who now owns 80 percent of the town’s properties and is renovating a nearby bungalow colony and looking to remake the former town school into a multi-artist loft center with lodging and a restaurant.”

According to Resnick, all of the downtown storefronts are currently rented.

Thomson is among the pioneers who’ve gone all-in, purchasing a house nearby; he’s also buying an old church to convert to a B&B. “It’s exciting to be part of something new and great,” Thomson says. “And to get in on the ground floor of it.”

From left: High Voltage is Mountain Dale’s hip new cafe and gathering place; Denny Brownell’s State Land Supply Co. is an eccentric combination of antiques center, oddments purveyor, and vintage clothing store.

THE MARKET Because Mountain Dale’s renaissance is really just getting started, there are still bargains to be had, especially outside the town center and in neighboring communities like Woodridge and Wurtsboro. A cute 1959 three-bedroom/one-bathroom ranch (1,400 square feet) with a sunny deck on quiet Quiat Road in Mountain Dale was recently going for $105,000. On the grander end, Realtor.com listed a stately Tudor on Post Hill Road with three bedrooms and 3.5 baths on 10.5 acres for $399,000. But if you’re up for a serious handyman’s (or -woman’s) special, there are such examples to be found as well, like a Mill Hill Road 1,500-square-foot, three-bedroom/onebath ranch on a half-acre for a paltry $9,900.

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FARMIN G

This Cider House Rules Brooklyn Cider House and Twin Star Orchards bring on the “ugly” apples.

By Elissa Garay | Photos by John Garay

From left: Siblings Susan and Peter Yi bought Twin Star Orchards in New Paltz to supply Brooklyn Cider House with cider apples and an upstate tasting room; the Yis are proud to grow “ugly” but more flavorful cider apples, which were banned during Prohibition.

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ard cider is enjoying a renaissance in New York State, with the business counting more than 80 cideries statewide and the Hudson Valley at its hub. Part of a broader resurgence of craft brewing and distilling that’s been bolstered by a decade of New York State legislation aimed at easing restrictions and promoting growth for craft beverage producers, hard cider is a natural fit, given that New York is the second-largest producer of apples in America.

But contemporary cider-making is also a return to regional cider traditions with long-established roots. Hard cider was a pre-Prohibition, Colonial-era staple that was once even more popular than beer, but which faded out in the face of the Temperance movement, when cider production and even the growing of cider apples were deemed illegal.

Brooklyn Cider House arrived on the scene in late 2017, presenting an idiosyncratic version of hard cider, pairing apples sourced from New Paltz with a stylistic twist from Spain. The concept for the Basque-styled cidery was born during a fateful 2014 business trip to the foothills of Spain’s Basque country for company cofounder Peter Yi—one of many journeys he set out on in search of notable wine labels during his former 25-year career as a wine buyer in New York City.

On the recommendation of a family friend, Yi ventured into one of Basque Country’s ubiquitous sagardotegi, or cider houses, centuries-old traditional gathering spots known for their laid-back atmosphere, farmfresh fare, and natural cider “caught” straight from the barrel—and its appeal proved irresistible. “I was so mesmerized,” he recalls. He found that the synergy of the sagardotegi ciders—unfiltered and unrefined, noncarbonated, dry and sour, and both food friendly and rich with probiotics—to be more reminiscent of wine than the sweet, carbonated hard ciders that were more commonly marketed in the US at the time.

“It was such a lightning-bolt moment that I fell in love instantly,” he says. “I just took one taste. And I was like, ‘Holy moly!’ I knew I wanted to do this.”

Back on his home turf later that year, Yi’s vision to bring the sagardotegi experience to the Big Apple proved contagious enough to enlist his Brooklyn-based sister, former schoolteacher Susan Yi, who now manages the venture’s administrative and developmental aspects, along with a finance-world friend, Lindsey Storm, who left the team in 2018 to pursue a career in the beer industry, to help get it off the ground. In the five years since, Brooklyn Cider House has come a long way.

The twofold venture includes the Brooklyn Cider House eatery/cidery, located in the Bushwick section of Brooklyn, and its New Paltz-based farm/ tasting room counterpart, Brooklyn Cider House at Twin Star Orchards, which the Yi siblings acquired in 2015. It’s the Brooklyn establishment that’s designed to closely recall the sagardotegi atmosphere that so enraptured Yi, with a prix-fixe, family-style menu centered on four courses (including Spanish omelets and rib-eye steaks), paired with “cider-catching”—or cider served straight from the barrel—that’s led by a cider guide in between courses.

It’s also there that the apples—harvested and imported primarily from the New Paltz orchards and pressed into juice at nearby farms—are processed into cider, fermented in stainless steel tanks, and aged for up to 18 months.

With apples at the core of the business, the Yis knew early on that they would need just the right kind: bitter, hard cider-variety apples that were not yet being cultivated in New York State. The quest to produce the apples themselves—with the right climate, soil, drainage, minerals, and proximity to New York City—ultimately led the team to New Paltz, where Susan Yi frequently went rock climbing.

Twin Star Orchards—which retained its name from its previous owners— spans about 200 acres, with 50 acres devoted to growing 8,000 hard cider-

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variety apple trees that the Yis planted, and 50 acres of ancient orchards that they’ve maintained. The goal is to turn out what they proudly dub “ugly apples”—or quality, flavorful apples that are free from preservatives, but not necessarily as perfect in appearance as commercial apples, which tend to emphasize looks over flavor.

The so-called ugly apple is the sole ingredient in the Yis’ ciders, which are produced naturally whenever possible, with minimal intervention, using no added flavorings or additional sugars. The fermenting process is primarily owed to naturally occurring wild yeast and microbes and white wine yeast—an approach that the Yis credit with their ciders’ structure and aroma. “If you keep the ingredients really pure and fresh,” says Susan Yi, “it’s going to be a great product.”

Among Twin Star’s trees and terroir, where kids and pets are both welcome, a tasting room invites visitors to sample the label’s four main varieties: the bestselling, tart Kinda Dry; the Half Sour, with aromas of wildflowers, citrus, and honey; the crisp Bone Dry, reminiscent of Colonial-era cider; and the dry Raw, with citrus and crisp green apple flavors that are most attuned to traditional Basque cider styles. Bottles can be purchased, naturally, along with a selection of other New York State-made ciders, wines, and spirits.

The New Paltz tasting room also incorporates a farm stand that offers a selection of seasonal produce from the Yis’ small vegetable garden, locally sourced food products, and freshbaked apple pies and apple cider donuts.

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Peter Yi, an admitted foodie—“To know wine, you have to know food,” he explains—found that at many other cideries, wineries, and breweries, the food served is an afterthought.

“We had to make the food as good as our cider,” he says.

Hence, a covered food pavilion—with a panoramic perch overlooking a pond and the orchards—was constructed at Twin Star, serving up a weekend menu of grilled burgers and Neapolitan-style pizza, topped with handpicked tomatoes and herbs from the garden and baked in a wood-fired oven imported from Naples. On weekends, Twin Star also hosts live music and, occasionally, pig roasts or outdoor yoga.

In the fall, there is apple picking out in the orchards, since in addition to the more bitter cider varieties, Twin Star grows several varieties of tasty eating apples, including McIntosh, Golden Delicious, and more.

But the Yis purposely don’t overdo it with a lot of overthe-top embellishments to lure visitors in. On her days off from Brooklyn Cider House, Susan Yi makes the trip up from Brooklyn with her husband and two kids to enjoy the Twin Star property, where they hope to build a shared vacation house for both Yi families one day. “What’s really nice about it is that it feels like a family farm,” she says. After all, she notes, at the end of the day, “You just need some grass and trees, some good food and good cider, and that’s enough.”

Brooklyn Cider House’s tasting room at Twin Star Orchards is open from April through early November (Thursday through Sunday, and on Monday holidays).

Above: Susan Yi pours cider samples at the Twin Star Orchards tasting room for Brooklyn Cider House.

Twinstarorchards.com Brooklynciderhouse.com

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S P ONSO RED CO N T E N T

Kitchen Makeover

Presented by:

Create the Perfect, Personalized Kitchen with Expert Help

W

ebster’s Dictionary defines a kitchen as “a place with cooking facilities.” This practical definition doesn’t do justice to the real meaning of a kitchen.

Many consider the kitchen to be the heart of the home—a gathering place where people come to talk, enjoy delicious creations, and make memories. Therefore, designing a kitchen is a much more personal process than its definition would suggest. It’s an investment of money, time, and faith in a designer to “nail it right the first time” as they say at Williams Lumber and Home Centers.

With eight locations in the Hudson Valley, Williams is never very far. Their expansive kitchen and bath showrooms in Pleasant Valley and Rhinebeck feature over 20 design displays ranging from traditional, contemporary, ultramodern and transitional from Master Brand (which includes Dynasty, Omega, Schrock and Entra) to Crystal Cabinetry.

The Master Brand line offers price points for all budgets.

DREAM KITCHENS “We understand that most homeowners will design a new kitchen only once or twice in their lives,” says Maria Szeglowski, a Certified Kitchen Designer at Williams, who has been helping individuals create their dream kitchens and bathrooms for over 30 years. “Every individual and every situation is unique. We know what questions to ask, and we know when to listen,” says Szeglowski, who was named one of the “Top 20 Designers in the Country” in 2015 by Omega Cabinetry.

Questions revolve around needs that are particular to each family, couple, or individual. These needs include design, storage options, traffic flow, work space for multiple cooks, and full handicap accessibility. The particular needs of homeowners in different stages of life are a top concern.

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FUNCTION & AESTHETICS Planning and building a kitchen can be a daunting task and it is understandably difficult to know where to start. Most people have a few design ideas and they usually have problems to be solved. The wide array of products and designs provide great solutions, but they can be overwhelming. “Our most important job as designers is to educate consumers about the choices, so they can select what works for them both functionally and aesthetically,” says Szeglowski.

A designer’s role is that of a teacher addressing different challenges and helping the consumer seamlessly through the process. The Williams design team utilizes computer software to help individuals visualize what their final kitchen will look like.

EXPECT THE UNEXPECTED At Williams, the same designer who worked with you at the showroom will also come to your home to assess the space. “It obviously helps the designer to actually see what they are working with,” says Szeglowski. “We gather more comprehensive information so we can offer a cohesive solution.” Design revisions and changes of heart are very common. Many times the designers offer unexpected solutions that the consumer needs to think about. In most situations, there are no hard rules and set decisions.

The designers at Williams Design Center along with their customers have created some of the most beautiful and functional kitchens in the Hudson Valley. They understand that while different designs and products are part of every new and remodeled kitchen plan, building positive relationships is the key that opens the door to discovering personalized solutions.

And, just like the kitchens, each relationship is different. The Williams Lumber 2019 Cabinet Sale runs from March 1 through June 1. A $1,000 discount is available on selected brands.

Omega and Schrock cabinets come in a wide array of styles and finishes. From March 1 to June 1, purchase 12 Schrock or Omega kitchen cabinets at Williams Lumber and get a $1,000 gift card free.

WILLIAMSLUMBER.COM

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D ESIGN

Building for Good Spacesmith’s Hudson office brings sustainable, socially just buildings upstate.

By Anne Pyburn Craig | Portrait by Jesse Turnquist

The Abrams Books headquarters in Manhattan is an open-plan work environment with several private working rooms, reading nooks, a library, and more than 600 linear feet of shelving.

Opposite: Jane Smith at her Hudson office.

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Photo: Eric Laignel, courtesy Spacesmith

I

n 2005, Manhattan-based architect Jane Smith, principal of Spacesmith, started taking frequent drives upstate, visiting friends. She didn’t know it yet, but she was beginning the journey from visitor to weekender to flextime commuter—and eventually to opening a second Spacesmith office in Hudson with the intention of helping to shape the region’s built environment with an eye on sustainability and social justice.

“I spent a lot of time driving up there, falling in love with the eastern side of Columbia County,” says Smith, whose roots lead back to rural Wyoming. ”I was amazed at the changes happening in Hudson. When the recession hit, she opted to live most of the time in Hudson and take the train as needed, giving up her city apartment.

Becoming more than a weekender deepened Smith’s connection to her adopted community.

She served on the Historic Preservation Commission for two years and worked with the Olana State Historic Site’s landscape commissioner to curate “Follies, Function & Form: Imagining Olana’s Summer House,” an exhibit for which 21 architects and landscape architects were invited to imagine and sketch the summer house that was identified by its builder, the painter Frederic Church, on the master plan for Olana, but which he never designed or realized.

Spacesmith’s portfolio includes the Brooklyn Brewery expansion at the Brooklyn Navy Yards, a Saddle River headquarters for webcam tech leader EarthCam; the Hermès Parfumerie in Manhattan; the United Nations’ Office of Project Services; and Part of the Solution, a homeless shelter and soup kitchen in the Bronx. The Hudson office, at 551 Warren Street, opened in 2017. There are two dedicated staff members (“plus me when I’m up here,” says Smith), with space for six, and everything is technologically integrated to operate with the Manhattan home base (where a team of 25 serves a stable customer base across the corporate, municipal, and nonprofit sectors) to facilitate collaboration on Hudson Valley and Capitol District projects.

Thus far, those projects include a design for a senior center, another for Albany’s Corning Tower, and several homes. Spacesmith architect Wendy Wisburn collaborated with the Omega Institute and the Citizens Climate Lobby to present “Drawdown Learn: Teaching a SolutionsBased Approach to Climate Change,” an in-person and online “incubation event” presented by the Omega Institute and live-streamed from the Hudson Library last October.

Smith believes Hudson is a good business decision. “The Opportunity Zones program [a federally-funded initiative that seeks to encourage private investment in low-income census tracts] helps attract capital and investors,” she says. “I want to be part of building communityupstate HOUSE

| SPRING 2019 • 2 3

based spaces that serve the people who don’t go shopping on Warren Street. I really believe there are possibilities here to bring together all income strata, and good design can help facilitate that. As with every community, at every phase, we’re in a great place to be sustainable and green. But we need to be careful and make it work for everyone, or it isn’t sustainable.

As sensitive as people are to change, it can be hard to get things done, but I love consensus building.”

Spacesmith’s track record of collaboration with the public sector includes a standing contract with the New York City Department of Design and Construction; the firm has designed libraries, the Staten Island Family Justice Center, and worksites for the New York Police Department.

Spacesmith’s underlying philosophy—bringing best practices to bear on what end-users actually need—is the same whether the project is a public place, an “active design” office, or a branded retail space.

“One key factor is universal access,” says Smith. “The old model of ADA [American Disabilities Act] access was to add a ramp; it might be added on out back by the loading dock.

Universal access means everyone, of whatever ability, can enter together through the front entrance and feel dignity and a sense of ownership. Clients coming to a family justice center or food bank should feel safe, professional, and welcomed into a warm, inviting place.”

Spacesmith holds an interior design contract with the US State Department Bureau of Overseas Buildings Operations and has worked in Turkey, Mexico, Thailand, and other countries, but the elements that Smith and her team employ, whether for an embassy or a food bank, speak to all of the senses. “We incorporate volume—high ceilings, long vistas instead of rabbit warrens—and good light, both natural and added lighting that’s warm and conducive to relaxation and adjustable for various purposes and times of day,” she explains. “Detail should be simple, elegant, and beautiful, so it will stand the test of time. [We use] natural materials and textures that wear well, that people respond to, and LEED green materials that keep air quality good. We pay attention to acoustics and how sound travels, adapting with floor 24

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coverings or felted walls to keep clamor down and create comfort in places where people stand for a long time. Color is important—it can be under- or overused, the right amount adds interest without tiring you out. We consider every material on every surface, and the totality is a joyful space that raises the spirit. It’s a matter of respect for humans, no matter what the purpose of the space.”

When Smith finally got around to building her own upstate house, on nine rural acres south of Hudson, context drove her design. “It’s a big rectangle that could be a barn or a farmhouse, but with a lot of surprises inside,” she says. “It’s very tight, but not LEED certified. We balance what we do with what the local trades are doing. As a creative artist, I love doing a beautiful home. But the most satisfying projects happen when we take the learning from one end of the spectrum and apply it to the other, creating public spaces for people who deserve dignity and really need it. I love doing that work. No matter what the project, if you don’t build with intent, bricks and mortar are just bricks and mortar.”

From top: Jane Smith’s house near Hudson features white stucco cladding and standing-seam metal roofing in response to the farmland and as a nod to American Colonial architecture’s use of a central entrway and rooms branching off a main hallway; large glass sliding doors bring the outdoors into Smith’s open-plan interior, and the space’s finishes include white oak planks, bluestone tile, white stucco and brushed nickel hardware.

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ADIRONDACK DESIGN ARCHITECTURE MICHAEL L. BIRD, A.I.A. F R O M C O U N T RY E STAT E S , TO S O P H I ST I CAT E D TOW N H O U S E S , A N D R U ST I C R E T R E ATS .

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CLEAN P OWE R GUIDE

River Architects used rigorous calculations and computer modeling while designing this Cold Spring passive home. As a result, the house is producing more energy through its solar panels than it uses.

PRESENTED BY

Power Up! Passive house photo: Brad Dickson

By Melissa Everett

Y

our neighbor has solar panels. Your office just installed an electric vehicle charger. The heating contractor mentioned that you could replace that old furnace with a highefficiency heat pump. Over 70,000 New Yorkers live in solar homes, and the electric vehicle market is growing (from a tiny beginning) at 60 percent per year. Just when you are thinking it might be time to consider switching to renewable energy, the phone rings and it’s a solar telemarketer.

Ugh, never mind.

The Clean Power Guide is for people who

see good reasons for shifting to renewable energy—from calming the climate crisis to increasing your comfort, efficiency, and savings. You just want to be sure you are doing it right, on your own terms.

Luminary Media, in collaboration with Sustainable Hudson Valley, are launching this guide as a special section in Upstate House.

This year, we highlight electric vehicles, solar power, and heat pumps, along with a tool and a technique for making them pay off—energy storage and energy efficiency.

Here’s what you need to know, and where to learn more. upstate HOUSE

| SPRING 2019 • 2 7

WALKING THE TALK, CONNECTING THE ELEMENTS UPGRADE YOUR HOME

By Hugo Jule

BUY OR LEASE ...or do a power purchase agreement (PPA), where a supplier essentially rents your roof space for an array and sells you the power? Ownership will save you the most, over the life cycle of your system. But a lease or PPA lets you pay as you go, and will probably be priced less than your current electric bill anyway.

ROOF OR GROUND Panels can be placed on your roof or the ground, depending on the best solar exposure and your aesthetics.

CONVENTIONAL OR HIGH-EFFICIENCY To use conventional or high-efficiency panels like SunPower, which cost more but can generate 60 percent more power in the same space; INVERTER TYPE The gadget that converts solar energy into usable electricity, the inverter, comes in several types. It’s usually least pricey to have a single inverter for your entire system. But “string” inverters, each associated with a few panels, make it easier to do repairs without the whole system going down.

For people whose properties aren’t a good fit, there are more and more options. Community shared solar is a co-op style alternative, typically serving a few hundred households on a single site. At a larger scale, clean power is starting to come online through a new mechanism called Community Choice Aggregation. This program lets a whole municipality select a clean energy supplier for its residents, who can opt out—but why would they?

Even with these straightforward choices, you will not regret asking plenty of questions and negotiating with your contractor. Saugerties solar homeowner Skip Arthur talked at length with half a dozen contractors before settling on his solar array. “I have an unusual roof, with skylights and a big dormer,” says Arthur. “I got a variety of proposals for utilizing that space with 28

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solar panels. The first ones made no sense to me, so I pushed back and they improved. I negotiated the best setup of inverters. Even on the day of installation, the technicians found a better way to route the wires and got permission to do it. The communication we established gave me a much better system.”

“I’ve installed a 2.5Kw solar electric system, had the attic and rim joist air-sealed and insulated, installed an air-source heat pump water heater and a mini-split air-source heat pump for heating and cooling. I’m also replacing all our light bulbs with LEDs.

WILL YOUR NEXT CAR BE ELECTRIC? The electric vehicle market is growing in the numbers and diversity of its offerings, with over 30 models available today, including compacts, SUVs, light trucks, and sporty models. With 16,000 EV owners in the state today, New York is committed to 750,000 by 2025, a goal that’s supported with a Drive Clean Rebate up to $2,000 and an ambitious roll-out of charging infrastructure.

And they’re not all so expensive. Manufacturer’s Standard Retail Prices for electric cars range from $29,990 for the Nissan Leaf, up to $300,000 for the Faraday Future FF 91, which you don’t need, ’cause you’ve never heard of it, right? The Chevy Bolt, Honda Clarity, Ford Fusion, and Kia Soul are other electric cars priced on par with conventional vehicles. Some companies offer hefty discounts, too, like Nissan’s $5,000 off the Leaf. With almost zero maintenance, and average charging costs around $1.00 per gallon equivalent, these cars can make economic sense as well as perform impressively.

All-electric cars can travel 80 to 250 miles on a charge, more than the average person drives in a day. Plug-in hybrids can go even farther using gas backup. Find out more about reasons to stop letting range issues hold you back, in Seth Leitman’s article, “Beyond Range Anxiety: The Fun of EV Shopping,” on page 32.

“I took the time to research the different technologies and find the products that I felt would work well for my situation. For solar, I designed and installed a system I bought used.

For heat pump water heater, I installed it myself and used the store’s zero percent financing for six months to buy it. Sears was the store at that time. The air sealing and insulation was done by Energy Conservation Specialists, Home Performance contractors in NYSERDA’s program. The mini-split was done

by RYCOR, a HVAC contractor that provided the Mitsubishi financing through Synchrony Bank. We got rebates for the heat pump water heater (now $750 from Central Hudson), the Assisted Home Performance rebates ($4,000) and similar discounts for the mini-splits.

TIME TO GET PUMPED? Heat pumps are definitely the least sexy clean power technology we’ll talk about. But they’re super-efficient, quiet, and versatile—an electric alternative to fossil fuels for heating, cooling, and dehumidifying your space. A standard home feature in Japan (where many are manufactured), heat pumps have recently been redesigned for colder climates like ours. Are they for you? Sam Wright from HeatSmart Ulster-Sullivan helps you consider the possibilities on page 34.

“Most fun for me has been experimenting with technologies, understanding how to choose and install them, being able to tell that story. Whatever you know, take the time to research the technologies and rebates but don’t dwell on it too long. Take action today: Change those bulbs, call a contractor or two, talk to the utility and the community energy educators hired by the state to assist you! You can do it.”

“The solar production has reduced my total electric consumption by about 70 percent from before I had the system.

The fuel oil consumption has been reduced too. And the change we can feel the most is comfort during the hot and humid summer months because the mini-split has a very effective dry mode, which helps remove the moisture in our living room.

Photo: Roy Gumpel

PLUG INTO THE SUN If your building faces even sort of south and isn’t shaded, you should be able to benefit from solar power. Here are the primary choices you will face on the way to going solar at home or work:

Hugo Jule is an energy geek who owns a modest home near Woodstock.

Even with a career in solar installation, electric cars, and energy efficiency, he did his homework to make his own property as close as possible to 100 percent renewably powered. In his own words, Hugo explains how he has upgraded his shelter.

Take control of your energy All New York residents—whether homeowners or renters—have more opportunities than ever before to make their homes more efficient, comfortable, and affordable.

Solar

New Yorkers statewide are switching to solar. Going solar will help you save money through reduced electricity bills and contribute to a cleaner and healthier community by reducing your carbon footprint. Whether you own or rent, there is a solar option for you, including home installation and community solar. The Solar for All program helps qualified New Yorkers receive a subscription to a community solar project at no cost. Learn more about which solar option is right for you and find available incentives and financing. nyserda.ny.gov/solar

Clean Heating and Cooling

There are cleaner, more efficient ways to regulate the temperature in your home. Air source and ground source heat pumps heat and cool a home two to four times as efficiently as conventional heating and cooling systems. They are also a safer and healthier choice for homes with no combustion of fossil fuels, fuel storage, or carbon monoxide emissions. Pair with solar and on-site energy storage options to save even more. nyserda.ny.gov/heat-pumps

Electric Vehicles

It’s a great time to get an electric car or truck in New York State. Electric vehicles are cleaner, offer a cutting-edge driving experience, save you money on fuel, and need less maintenance than gas or diesel cars. New York offers a rebate to individuals who purchase electric vehicles—up to $2,000 for new car purchases or leases and can be combined with a $7,500 federal tax credit.

Learn more about electric vehicle options and available rebates. nyserda.ny.gov/charge-ny

For more information on these and other opportunities to save with clean energy, visit nyserda.ny.gov GEN-homeenergy-ad-1-v1

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CLEAN POWER GUIDE TEAM

THE CHEAPEST ENERGY Still, the cheapest energy is what you don’t use.

When you’re thinking about renewable energy, it’s the perfect time to ask how you can reduce waste through more conscious use of energy and improve your building’s efficiency. A home or business energy audit is low cost or free, and kind of fun, as technicians actually find and seal air leaks, help you switch to more efficient lighting and appliances, and oh so gently guide you into more energy-conscious behavior.

JOINING FORCES These technologies work especially well together.

If you charge your EV and your heat pumps using electricity produced by your solar panels, you are taking the greenest possible approach. You are also investing a lot upfront. But you can sequence your purchases so that the savings from one helps you finance the next.

Through the New York State Energy Research and Development Authority (NYSERDA), our state has done tremendous work to take the uncertainty out of clean power choices for consumers. They’ve invested millions to help companies get promising technologies ready for the market. They’ve made consumer incentives and subsidies available to make early purchases more affordable, and funded outreach programs to help people learn about clean power. They’ve set standards of quality and built consumer confidence by creating training and certification programs for the people who sell, install and service clean power technologies. As a result, clean power technologies are ready for the market today.

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WHY NOW? The base price of all these technologies is falling, and designs will keep improving. But right now, the economics are in a sweet spot between government incentives and an improving marketplace. For solar arrays, taxpayers can claim a 30 percent federal credit through 2019 (decreasing a little each year and ending in 2022). New Yorkers who go solar also get a 25 percent state tax credit, a 20 percent property tax abatement, and a 10 percent subsidy up front from NYSERDA through eligible contractors. Similar tax credits are available for electric cars. State and utility rebates make heat pumps more affordable.

And there is a more compelling reason to switch to clean power. The major international panel of climate scientists says we have around a decade to cut our greenhouse gas emissions in half, something they say will require “rapid, far-reaching, and unprecedented” changes in resource use. Stepping up as consumers is one way that we can all be part of a necessary power surge for the planet.

MELISSA EVERETT, PH.D., executive director, Sustainable Hudson Valley, is a community engagement specialist and the author of Making a Living While Making a Difference: Conscious Careers for an Era of Interdependence.

LEARN MORE

LUMINARY MEDIA is a multimedia publisher and marketing firm with 25 years experience creating content for and about the Hudson Valley. Our custom publishing roster of clients include Dutchess County Tourism, Walkway Over the Hudson, Ulster County Office of Economic Development, and many others. Luminarymedia.com

Consumer Guide Endorsed by the Solar Energy Industries Association seia.org/initiatives/consumer-protection Drive Change, Drive Electric One-stop info shop on EV from the auto industry driveelectricus.com Energy Audits Start with NYSERDA nyserda.ny.gov/All-Programs/Programs/HomePerformance-With-ENERGY-STAR EnergySage A marketplace for pre-screened solar installers and financing, with in-depth articles on topics such as warranties, consumer protection and energy storage energysage.com

HUGO JULE, Drive Electric Hudson Valley’s technology and outreach specialist, is a seasoned coordinator of NYSERDA clean energy programs and a former installer of solar electric and thermal technologies.

TOM KONRAD is a money manager specializing in clean energy stocks and chairs the Marbletown Environmental Conservation Commission.

SETH LEITMAN, Drive Electric Hudson Valley’s program manager, blogs at greenlivingguy.com, test-drives EVs for the Motor Press Association, and is the editor of the Green Guru Guide series for TAB Elecronics McGraw-Hill.

SAM WRIGHT is HeatSmart Ulster Sullivan’s program manager at Catskill Mountainkeeper.

SUSTAINABLE HUDSON VALLEY Sustainable Hudson Valley’s mission is to speed, scale and jazz up the region’s efforts to fight climate change. In the marketplace and in communities, we are all about creative partnerships for impact. Sustainhv.org

OUR COLLABORATORS’ SITES:

New Yorkers for Clean Power Where you can get involved in advocating for better energy policies nycleanpower.org

RENEWABLENY.ORG

Passive House Alliance of the Hudson Valley Network of architects, builders, and enthusiasts for 100 percent renewable building pha-hv.org

SUSTAINHV.ORG

US Green Building Council Go-to organization for experts and learners alike usgbc.org

GREENLIVINGGUY.COM

CLEAN POWER EXPOS AND SALONS All Year, All Around the Valley Learn more at sustainhv.org

Photos: Hudson Solar, John Cameron

THE STORAGE FACTOR You don’t just need power when the sun is out. Storage such as batteries is the key to accumulating power for when you want to use it.

In today’s policy climate, you can “net meter” your solar to sell excess to the grid, and buy from the grid when needed, but some people find storage an attractive option for future security. (And don’t forget that your electric car is a form of energy storage that can make use of excess solar power when your home doesn’t need it!)

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HeatSmart makes the transition to clean heating & cooling easier. Energy consultants will walk owners through the process of improving the energy efficiency of their homes, and selecting & installing clean heating & cooling units.

Lower energy bills Reduce harmful greenhouse gas emissions Make your home or business more comfortable

Get started with a free consultation today, go to:

renewableny.org/heatsmart_ulster_sullivan A collaboration between Catskill Mountainkeeper & Sustainable Hudson Valley

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Beyond Range Anxiety The Fun of EV Shopping (and Driving)

By Seth Leitman

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Just test drive a Tesla. You don’t have to buy it.

But try to say it doesn’t perform. Then test drive the EVs with the range and features you want.

Because they can access 100 percent of their torque at zero MPH, they all accelerate fast— whether or not they have the “ludicrous” mode of the Tesla. And they’re easy to drive.

Electric vehicle performance and safety are actually connected. Why? Because the batteries are always packed underneath your trunk, in cases of reinforced steel or aluminum. While promoting safety, this creates a lower center of gravity so the car hugs the road.

Then people wonder about technological sophistication. As car companies accept that electrification is inevitable, the designers are doing their best to make them stand out, to drive sales.

Every new car coming out electrified is a beautiful car to look at and to drive.

But are they really available? Get ready. There’s a plug-in hybrid or electric model on the market from most car companies, and more are in the pipeline. Tesla has led the entire industry to push the envelope in their EV design. They are lifting the veil on technology, speed, range, and price.

When you are getting ready to look for an EV, your most important question is actually not about the car. It’s about how to find the dealership that can have an intelligent, enthusiastic conversation about electric options. This is getting easier, as Sustainable Hudson Valley’s Drive Electric team has worked with EV dealer champions at Kingston Nissan, Ruge’s Chevrolet, BMW of the Hudson Valley, and the Romeo Auto Group to host Ride and Drive events. If you’re ready to start looking, I’d be remiss not to plug our Drive Electric program where you can get personalized guidance on the vehicles and how to capture the best price.

By Tom Konrad When will electric cars be cost-competitive with conventional ones? If you’re looking at used cars, the answer is now! But you have to know a few things about used EVs, charging, and the logistics of shopping.

First, earlier generations of EVs had more limited range than today’s—even when new, and the range decreases with car age.

It still might meet your needs, especially as a second car for local driving.

Ubiquitous EVs like the Chevy Volt, Nissan Leaf, and Ford Fusion can be easily found in older models, including on eBay; so can more obscure cars such as the 2012-14 RAV4 Electric. A great source of info on these is dedicated Facebook groups.

All battery EVs and plug-in hybrid EVs come with a Level 1 charger that plugs into an ordinary 120V outlet and will add about five miles of range per hour of charging. The Level 1 charger that comes with the Volt is also capable of Level 2 charging at double this rate if it is plugged in to 240V outlet like one for a dryer, using an adapter costing $20 to $50. For owners of EVs other than the Volt, inexpensive ($200 to $300), portable Level 2 chargers that plug into various types of 240 volt outlets are available online.

If you buy a used EV online—probably at a distance—check delivery charges which may run from $500 to $1,500. Ebay has links to third-party shippers and Carvana has its own delivery service.

All the savings of operating a new electric car are available in a used one, at a fraction of the cost. If you are looking for an affordable car, look no farther than a used EV.

Photo: Taneli Lahtinen

lectric vehicles are simply the cleanest, most efficient, and most cost-effective form of motorized transportation around. They never require oil changes, new spark plugs, or any other routine work. You can’t quite say they’re maintenance free—you do have to change the windshield-washer fluid now and then.

But what’s all the fuss about range anxiety? It’s just that—anxiety.

Look, the average driver goes less than 40 miles per day, and EV ranges on a single charge are nearly always that much or more. New York has been rapidly deploying fast chargers along major highways, and cost-sharing charger installation in communities and workplaces. Keeping your car charged is not so different from making sure you have enough gas. Apps like PlugShare will help you find chargers along your route.

Electric vehicles have been disrupting the marketplace, and car dealers are noticing. The EV investments of major fleet managers—from UPS to New York City—has sent a signal. Over 400,000 deposits on the Tesla Model 3 has sent a signal.

And now, with all the top manufacturers in the EV market, we are seeing a steady growth of shipments and sales here in New York. Affordable models like the Chevy Bolt, Nissan Leaf, Ford Focus, and Hyundai Ioniq are here for us all.

Right now, the Hudson Valley has more highway fast chargers than any other region—including Tesla charging arrays in Kingston and Newburgh!

So enough anxiety!

It’s time to reclaim EV shopping as the peak experience it’s destined to be. And it’s time to overcome all the other limiting beliefs about electric cars.

Some people are still thinking they have no real drive and may not be safe.

TIPS FOR BUYING A USED EV

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The Future is Here SunPower + Tesla Powerwall 2 the Best of Both Worlds

Time to Get Pumped Heat Pumps are the Hot Heating and Cooling Trend

By Sam Wright

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It’s worth doing homework and finding the right expert to be sure these technologies are a fit for your building. Some air source heat pumps work best in a building with an open floor plan, as nooks and crannies will be the hardest for them to heat. GSHP can work in some retrofit applications but costs can be lower and installation less intrusive in new construction. The best building type for a geothermal retrofit is one with forced hot air and ductwork. In homes with hot water distribution systems, GSHP will only work with low-temperature distribution like radiant heating and some low-temperature hot water baseboards.

Fortunately, there are contractors who have devoted their careers to understanding building energy systems, as well as these specific technologies. NYSERDA maintains a database that is a good starting point, but only a start. Many equipment manufacturers award certifications to contractors who take regular training. Ask for references from customers with buildings as much like yours as possible.

In many parts of the Hudson Valley, free education and group purchase discounts are available on heat pumps and heat pump water heaters through NYSERDA’s Clean Heating and Cooling program.

LEARN MORE ABOUT HEATSMART CAMPAIGNS: Sullivan and Ulster Counties Sam Wright | (845) 439-1230 sam@catskillmountainkeeper.org Westchester and Orange Counties Lauren Brois | (914) 302-7300 ext. 1 laurenb@energizeny.org NYSERDA Scott Smith, Program Director chccc@nyserda.ny.gov

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n New York State, fossil-fueled heating and cooling systems are responsible for 37 percent of energy consumption and 32 percent of greenhouse gas emissions. Heat pumps are two to four times as efficient as conventional oil, propane, or electric resistance heating. They are also a safer and healthier alternative, with no combustion of fossil fuels, fuel storage, or carbon monoxide emissions. Because they transfer heat rather than burning fuel, the same technology can be adjusted to heat, cool, or dehumidify your building while saving you operating costs.

So, what are the options?

Air source heat pumps (ASHPs) transfer heat between the inside of a building and the outside air using one or more wall units connected to a condenser. While ASHPs are fairly new in the US mass market, they are widely used in Japan and other countries. Recent technological advancements make them work in colder regions like New York.

Ground source heat pumps (GSHPs or Geothermal) transfer heat energy between your building and the ground. Geothermal technology has been around longer in our region, but recent advances have made them operate much more efficiently with a much smaller footprint.

Heat pump water heaters look like a regular water heater with a heat pump on top. They are the smallest investment, the quickest payback way to replace fossil fuel equipment with something cleaner—if the space where you’re installing has a high enough ceiling.

If you’re attracted to these new technologies, the first step is ensuring that your building is wellinsulated. A more efficient building takes less work to heat and cool, allowing you to install a more cost-effective system. Heat pump efficiencies fall sharply when they are used in a poorly insulated building. But the investment in energy-efficiency will be your fastest payback and make your building more comfortable.

SPONSO RED CONTENT

Energizing Enterprise Local energy provider Central Hudson charges forward to an EV future.

Photo: Central Hudson

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ransportation accounts for about a third of all greenhouse gas emissions in New York—more than any other source. Electric vehicles (EV), which produce 60 to 85 percent fewer emissions than their gas-powered counterparts, are growing in popularity, with more than 20 auto manufacturers now offering hybrid and all-electric options. But adoption is slow. In September 2018, the number of electric vehicles in the US hit a record one million—just one percent of the total American driving fleet.

According to a recent study by the Union of Concerned Scientists (UCS), the most pressing concern expressed by prospective EV buyers is the lack of public charging stations. To address this issue and to energize the market, Governor Cuomo has committed to a $4.2 million plan to install more high-speed charging stations along the New York State Thruway and set the goal of having 800,000 electric vehicles on the road by 2025.

“While major strides have significantly reduced emissions in electric generation, emissions from the transportation sector have increased and are twice that of electricity production,” says Central Hudson Gas & Electric Corporation’s President and CEO Charles A. Freni. “The integration of electric vehicles is aligned with, and supports, New York State’s ambitious energy goals, as it will lower emissions, provide environmental benefits, and reduce transportation costs.”

With in-depth understanding of the electric distribution system, utilities such as Central Hudson are uniquely positioned to understand the challenges of the pending transition—and to develop the ideal solutions. “We have the experience complemented by strong relationships with the communities we serve,” said Freni. “This allows us to effectively identify the most appropriate sites to build and maintain electric vehicle charging stations, evaluate sitespecific electrical needs, and offer data on operating costs and billing services.”

Central Hudson is working on multiple fronts to encourage the integration

of electric vehicles into the daily lives of Mid-Hudson Valley residents. In October, the utility hosted its first Electric Vehicle Summit, through which the utility brought together experts in the field to provide education and information to municipal and large commercial customers about the many benefits of electric vehicles.

On the regulatory side, Central Hudson is partnering with other utilities and the New York Power Authority to seek a fast-charger incentive from the Public Service Commission. Central Hudson is also teaming up with the Electric Power Research Institute to develop a method for mapping suitable locations for charging infrastructure in the Hudson Valley and is partnering with local governments to assist in the planning and installation of EV equipment and infrastructure.

Internally, Central Hudson is investing in its own electric system to accommodate private charging, as well as also exploring innovative rate designs to encourage off-peak charging and solar production to offset the demand created by EVs. The energy company is also evaluating its own vehicle fleet to assess which vehicles are the best candidates for conversion to electric and then will share this information with other local fleet operators.

In addition to reducing emissions and improving sustainability, electric transportation offers a host of benefits, including increasing energy security and lowering operating costs. On average, switching to an electric vehicle saves drivers between 50 to 70 percent on energy costs.

“We recognize that New York has set an ambitious goal,” says Freni. “And we believe that by taking a leading role here in the Mid-Hudson Valley we will ultimately make a positive impact on our environment and create savings for our customers.”

For more information visit CentralHudson.com/ElectricVehicles. upstate HOUSE

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T H E VIEW IS T H E T H I NG Windows take the place of art in a modern home overlooking a mountain.

By Maria Ricapito | Photos by Anthony J. Moreno

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t started with a husband needing to get a 40th-birthday present for his wife—a situation that is often fraught with peril. In this case, the husband, a lawyer, decided to give his wife, a modern dance choreographer, some land on which to build a weekend house. He wanted it to be about an hour and a half from Manhattan via train and then about 15 minutes from the train station, according to New York City-based architect Anik Pearson.

“Those were the only parameters, so I made a huge circle around Manhattan on the map and went out to find the perfect place,” Pearson says. It was all about the land, since the couple planned to build a house, and they didn’t care about having a fabulous view. “We’ll just make our own views,” the husband told Pearson. The priority for the house would be having easy access from many different levels to the outdoors for hiking, walking, and even sleeping. “We’ll make our own haven,” the husband said.

Because the husband is an art collector, Pearson looked around artsy locales such as Beacon first—but no luck. After a month of looking, she hit pay dirt. “I didn’t have to even go look in Long Island or New Jersey because I found the right place in Pawling that wasn’t a farm. There were a lot of farms for sale, but they tended to be clear-cut and flat, so you could see your neighbors.”

The property Pearson chose is 68 acres across the road from a small mountain—the 1,053-foot-tall Hammersly Ridge—and featuring several different zones of vegetation. A young oak forest sits on one side, an old hemlock forest is on another, wetlands are on the third, and then, on the fourth side, is the Pawling Nature Reserve. Nearby, the Appalachian Trail winds around via a boardwalk spanning the Great Swamp. “It feels like four properties put into one,” Pearson

says. “And it just happens to be near the Appalachian Trail, so you could very easily walk for hundreds of miles if you choose to, or just walk the trails on your own property.”

Once the property was found, a decade passed before the house had been built and was move-in ready. In the intervening years, Pearson and the family walked the site over and over, in all seasons, and with landscape architects from Reed Hilderbrand. “They were seeing this property with the long lens of it being somewhere they could build their legacy for their children and the next generation,” says Pearson. “They made a master plan of all the walking trails and cross-country ski trails before settling on where the house should be. It was a long process of really getting to know the land and the best aspect, the best views, the best place for cool summer breezes, and where the owner should know that he would never see a house across the way, because he overlooks a nature conservancy.”

The design of the house was inspired by a firewood storage structure remaining on the land, built by a previous owner, as well as the husband’s upbringing in Washington State, which is replete with ferny, mossy forests dotted with old mining structures. “It feels a lot like a Pacific Northwest property,” Pearson says. “It really puts you in a different place. It’s so close to Manhattan, yet so removed in the way it feels and operates.” For inspiration, the clients gave Pearson an encyclopedia of modern architecture. “He said he really loves anything Scandinavian,” Pearson says. “And, funny enough, I think of traditional Korean architecture as being very compatible with that. So we took our cues from those preferences; we took the spirit of those buildings and made something new.”

Opposite: Outside, the clients chose materials that wouldn’t require a lot of upkeep: natural cedar siding that improves with age (no stain required), unlacquered brass hardware and droughttolerant wild grasses, moss, ferns, and ground cover.

Above: Since the view was the priority in the kitchen the client chose windows rather than upper cabinets. Easycare, durable materials, such as the quartz countertop and large-format porcelain tile, were also a must. The Eames Molded Plastic Dowel-Leg Side Chairs are from Design Within Reach; the zinc-topped table is from Restoration Hardware.

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Pearson, who has also designed an Upper West Side apartment for the couple, created the Hammersly Ridge house to be a year-round weekend escape, and, eventually, a retreat for the wife’s modern dance troupe—with a dance studio, rehearsal space, performance space, and guesthouse. For now, the three-story house (with a basement niched into the hillside) has three guest suites downstairs and five upstairs bedrooms. Despite this, it doesn’t overwhelm the landscape.

“It’s designed efficiently and compactly,” Pearson says, with few hallways inside and easy access from outside. The top floor has a roof deck and direct access to the outdoors (on the family’s wish list) via a long ramp linking terraces on different floors. The terraces function as sleeping porches, and there’s even an outdoor shower underneath the ramp. The materials used were meant to weather naturally—the exterior’s natural cedar siding and unlacquered brass hardware—and not need to be stained or painted (and repainted). “We were going back to older materials that were traditionally used on old buildings, that would weather and age well. They went for low-maintenance materials that improve beautifully with age,” Pearson says. The landscaping doesn’t require a lot of irrigation or mowing; it’s mostly wild grasses, ferns, and ground cover.

The easy-to maintain vibe is true indoors, too—the kitchen has tough-as-nails Caesarstone countertops and large-format porcelain floor tiles. “Porcelain is a really great, durable material,” says Pearson. “It is hard and impervious, doesn’t scratch, and is easy to clean.” The kitchen centers around a custom-built range hood made of metal and antique mirror; it’s meant to “disappear” by reflecting the verdant view. The family wanted nothing interfering with the view while they were cooking and eating, hence the lack of upper cabinets.

“They wanted the kitchen to be easy for everyone,” Pearson explains, “so that the kids could see where all the cups and plates were and could easily grab them.”

The children’s bathroom walls are resilient, large-format porcelain in a shade of gray. “We wanted to give the children the ability to draw on the shower walls, like on a blackboard,” Pearson says. The room is top-lit with skylights. Recessed lights surround the skylight perimeter. Natural light is also abundant in the master bathroom, which has a band of windows and a corner window in the shower, says Pearson, and “the best views in the entire house, with a 270-degree panorama of the nature reserve.”

Although the husband collects art, he couldn’t see himself filling the walls with it. Instead, “They wanted it to be casual, yet beautiful, where all the views were celebrated,” says Pearson. “He thought of his windows as his art. It was a very conscious choice to let nature be the art.”

Pops of color throughout the house—primary-bright doors, radiators, furniture, and even the bright blue Kamado grill outside—refer to an inherited set of Fiesta dinnerware. For the furnishings, Pearson used neutral tones and natural wood to provide an easy-to-maintain foundation. “You know how some projects are instantly furnished?” she says. “From one day to the next, you move in and have a whole library of books that no one has ever read. [These clients] wanted to collect a lot of things over time and have it be theirs and have a story.”

In the end, she says, her firm spent a decade helping the clients purchase “almost everything in the house,” including its beds and beside tables; a teak dining table and chairs; an

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antique Scandinavian hutch on the screened porch; a zincclad table and multicolored chairs in the kitchen; the living room’s sofa, armchairs, side tables, and rolling desk chairs; and the linens, shades, curtains, decorative lights and lamps, and rugs throughout the house.

Pearson hails the contractors who worked on the house— from Robert Bump Construction on down. “In the big picture, redoing or building somebody’s house is one of the biggest expenses in anyone’s life,” she says. “It doesn’t just take the designer. It’s always a team of people, a very complex process.

Everyone who comes onto the stage really contributes to the process and problem-solving, which makes the project successful.” For example, she cites the outdoor sconces installed on the siding. “The carpenter was offended that any light fixture not to be absolutely true and straight, so he made special pedestals for every one of those exterior fixtures, so they could hang straight and true. It was those kinds of little things that really made the project come together.”

Clockwise from top left: The ramp allows the upstairs bedrooms outdoor access and shelters firewood and an outdoor shower; pops of bright blue dot the exterior; on the screened porch, an early 19th-century Swedish hutch teams with a Janus & Cie Mistra dining table; the kitchen cabinets are whitewashed oak; in one of the eight bedrooms, bright hues contrast with natural wood; floor-to-ceiling slideand-fold doors on the living area’s southern side let in breezes and forest scents.

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H O USE F EAT U RE

Augmented A-Frame A Catskills B&B features Shaker style melded with midcentury modern.

By Maria Ricapito | Photos by Deborah DeGraffenreid

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anting to be upstate fulltime was the beginning, the seed, of the idea to open a B&B,” says Megan Pflug. An interior designer formerly based in Brooklyn, Pflug is now the coproprietor of Woodhouse Lodge, which she opened with her husband, J. Penry, an artist and DJ, last year in Greenville, near Greene County’s northern border. “We’d been coming upstate for a long time and really loved it, but it never seemed like there was quite enough going on up here to justify leaving careers and whatnot in the city,” she says. But, in 2017, her work life changed, and the timing seemed right for a move.

Pflug wrote a DIY decorating blog for home décor retailer One Kings Lane for four years. “I produced it and executed these crazy DIYs all over New York City,” she says. “It was super fun and totally a dream job, but also the kind of job that only exists in a start-up.” After Bed Bath & Beyond acquired One Kings Lane, Pflug decided to make her exit. As a “side hustle,” she was already doing interior design projects, having founded her own firm in 2016. Meanwhile, Penry worked in sales for outdoor advertising agency Milestone Outdoor (for which he continues working remotely while managing Woodhouse Lodge).

But then Pflug and Penry decided to become innkeepers.

“I wanted to do a project that wasn’t pouring blood, sweat, and tears into something and then leaving it,” explains Pflug.

“I wanted to evolve a project and keep making and designing things and events for it.”

Initially, they sought an antique farmhouse, but eventually, they spun their real estate time machine forward about a century. “Our realtor told us, ‘I don’t think this is what you’re looking for, but it’s kind of neat.’” One look at the motor lodge’s retro A-frame front, Pflug says, “and I was like: ‘Yup, this would work.’”

The 1962 building was a shock at first, but its massive stone fireplaces, walls of windows, and vaulted ceilings convinced them. Renovation of the 5,000-square-foot hospitality space and the 800-square-foot private apartment upstairs took a year. Although the building had always operated as a motor lodge resort, it had lately fallen into obscurity and was in need of repairs. “We did a lot of the work ourselves to bring it back to that original state,” says Pflug. “I always joke that I have pioneer skills and that I settled on interior design because it was the biggest umbrella that could house my skill set. I’m definitely a maker at heart. It has been fun to design for this space and incorporate some traditional antiques—there are so many good ones up here—and make it make sense in this midcentury building.”

Opposite: Woodhouse Lodge has two wings with five rooms each, located on either side of the lobby lounge area, and can sleep 28 people.

From top: Guests can lounge on the deck or around the lobby’s stone fireplace; Megan Pflug relaxes in the upstairs apartment she and her husband share with Phil the dog. upstate HOUSE

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She describes the end result as “midcentury Shaker with a touch of modern.” The Shakers religious sect, which fled persecution in England, settling near Albany in 1776, “were kind of the original minimalists,” she explains. “A lot of what they were doing was not dissimilar to modernist design.

So I thought that would be kind of a fun jumping-off place.

Saying this place is Shaker would be a gross overstatement, but I did use some of their ideas—like the peg rails that are throughout the house,” which she made herself. “I didn’t want the traditional Shaker rail, which is a little more delicate,” she says, “I wanted to do a modern take on them, so building them myself was just easier. Also, if I can build something, I will, because, usually, that is less expensive.”

The 10 guest rooms (sleeping up to 28 people) mix antiques and vintage pieces with new felt and leather headboards by Brooklyn design atelier Moses Nadel, and lamps from Hudson Valley Lighting. The mattresses, from LUFT, are covered with Brooklinen sheets. The bathrooms, which have retained their old-school tile and fixtures, are stocked with toiletries from Catskill apothecary Village Common. The modern kitchen— where Pflug and Penry prepare weekend breakfasts—features 42

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Alberene soapstone countertops, cabinets painted deep gray, a stainless-steel island and appliances, a black Moen pull-down faucet, and open shelving displaying white ceramics.

Pflug customized a cerused oak bar cabinet from New Traditionalists, filling it with the help of Reed Street Bottle Shop in Coxsackie, which also delivers cider and wine to guest rooms. The cozy shared lounge has dark gray walls, a Chesterfield sofa, and a Brady Bunch-worthy stone fireplace with piles of fluffy cushions for curling up.

The couple, who lives in the second-floor, two-bedroom apartment with their cat Kingsley and Phil the puppy, is also renovating a 3,500-square-foot former restaurant, with its own fireplace, on the property into an events space and wine bar, which opens this spring.

Decorating the private apartment was literally challenging.

For the blog One Room Challenge, Pflug “carve[d] out a little piece of heaven among the insanity” of the renovation and made over the loft-like living area, as she posted, with vintage rugs, a farm table, a sleek Haiku ceiling fan, and a cushy leather sofa and club chairs. Flea market paintings and denim throw pillows add color. Light floods through the triangular

Clockwise from above: The walls separating the kitchen and living room were demolished to create space; the living room features a dark plaster wall, Shaker peg rails, and the original stone fireplace; the couple handcut the soapstone countertops for the kitchen on site; the guest baths feature local products.

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From above: Felt headboards hang from DIY modern Shaker peg rails in the bedrooms; Pflug says that the upstairs apartment‘s many windows inspired her to add to her plant collection.

wall of windows. The walls and beamed ceiling feel wide open in an understated pale gray, the TV and other electronics blend into a dark-blue wall, and the doors are black. (The apartment’s bedrooms and kitchen are next on Pflug’s to-do list.)

The property’s four acres are scattered with Stori Modern lounges under sail shades; fringed hammocks swaying from tall trees; vintage Adirondack chairs around a s’mores-friendly fire pit; barbecue grills; and twinkly string lights.

Nearby are wilderness trails; antiquing venues; and hot spots like Catskill, Germantown, and Hudson. But Pflug prefers rural Greene County. “There are all these little towns with lots of little shops and the real estate is still pretty reasonable,” she says. “So that is the perfect breeding ground for people making cool things. Artists can have space to do projects and antique dealers don’t have to charge as much because their rent isn’t as high. There are so many neat things happening upstate now that it seemed like the right time to make a go of it up here.”

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FULL DESIGN SERVICES, IN-HOUSE WORKROOM

Van Maassen. Interiors. www.alrci.com

3304 Route 343, Suite 1, Amenia, New York 845.373.8400

Turn Key Construction Built with Quality and Value

Westchester Modular Homes Authorized Builder JEFF WILKINSON, R.A. architecture . restoration . interiors jwra.com

13 Chambers Street Newburgh, NY 12550 845.565.1835

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Design to Finish Building Renovations www.quatrefoil.us

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Design

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SPON S O RED HOUSE FEAT U RE

TRUTHFUL LEGACY A HISTORIC MANSION AND FORMER HOTEL OFFERS AN ENTREPRENEURIAL OPPORTUNITY.

By Mary Angeles Armstrong | Photos by Deborah DeGraffenreid

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PRESENTED BY

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orey Halwick fondly remembers the snow days of his childhood in Lake Katrine. Halwick’s father worked for the Doogan family, helping them maintain their stately 4,500-square-foot Greek Revival mansion perched high on a hill.

“Whenever we had a storm, I would go there with my father to plow,” Halwick remembers. The family matriarch, Olive Doogan, would always have Oreos waiting for him, and as his father worked outside, Halwick would sit with her in the circular kitchen nook, with its bright red banquette seating, watching the snow falling outside over the park-like grounds as they ate their cookies. “Olive always looked forward to me coming,” he explains. “She was such a sweetheart; she loved life and she loved this place with a passion.”

Built during the 1890s, the sprawling property’s first incarnation was as the Wolf Rock Hotel, a country retreat for city folks looking to get away from it all. The Doogan family bought the home and its original 125 acres of land in 1938, and Olive and her husband Bill, a state senator, turned it into a singlefamily residence. The family eventually sold off pieces of the land to nearby businesses, but kept 65 acres of woods as well as six acres of fields surrounding the house. Olive would remain in the home until the ripe old age of 103.

Halwick followed in his father’s footsteps, working odd jobs for Olive as a teenager, and eventually taking over as caretaker. In 2015, he took ownership of the estate from Olive’s daughter-in-law, Marie Doogan, inheriting part of it and buying the rest. Since then, Halwick has maintained the property, always trying to stay true to Olive’s vision.

The property sits on a tall hill on a private road that winds away from the hustle and bustle of Route 9W through gentle rolling hills dotted with elm and oak trees, past an ornately sculptured fountain and stone walls. The elegantly detailed three-story home is perched behind a circular driveway where the private road ends. Its grand front entrance features a wide, raised front porch punctuated by four Doric columns and a classically detailed cornice, architrave, and triangular low-pitched roof. The west-facing glass front door is topped with a glass arch and flanked by two large picture windows.

Inside, the double-story entrance hall boasts the grandeur of yesteryear through Olive Doogan’s vision. An antique crystal chandelier—one of many

Clockwise from left: The estate features an elegant four-columned entrance (the fourth original column is available for reinstalling); the original breakfast nook in the kitchen; the southern wing includes a large living room leading into a sunroom; the house has a plethora of elegant details, including this ornate marble fireplace mantle. upstate HOUSE

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that Doogan had installed throughout the house—hangs there.

At the back of the entrance hall, a curved staircase with a carved wooden banister leads upstairs.

Throughout the home, the Doogans’ love of gardening is evident. Vintage floral wallpapers, most of which Halwick has preserved, line the entrance hall, sun room, and dining room.

From the entrance hall, the southern wing includes a large living room with an oversized fireplace topped by a carved white mantle. A large sunroom off the living room, added by the Doogans, is accessed through an oversized black metal corniced entry reminiscent of a garden gate. Decorated with wallpaper printed with trellised peonies, the sunroom features black-and-white checkered floors, a whimsically detailed interior fountain, and an arched picture window.

The north wing of the first floor features the original dining area with a west-facing arched picture window. At this end of the house, the Doogans added a large covered porch with a slate floor for use in warm weather. At the back of the house, behind the stairway, the original kitchen includes a white dishwasher, refrigerator, and stove; walls lined with white cabinetry and counter space; and the kitchen nook where Halwick spent many snowy afternoons of his boyhood chatting with Olive Doogan. A mudroom leads from the kitchen to the backyard. The downstairs also includes a half bathroom.

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Upstairs, two floors provide ample space for guests.

The second floor features three bedrooms, each with floral wallpaper and carpeting, as well as a library and two full bathrooms. The third floor also includes three bedrooms and two full bathrooms, all painted white. Throughout both floors, Halwick replaced the original steam heating with radiators.

Harkening back to the home’s days as a hotel, the full basement features a full, mirrored bar. Trimmed with wood stained mahogany, the basement bar provides ample space for entertaining, as well as a laundry room and additional storage.

Right across the circular driveway is the home’s original two-story guest house with one upstairs bedroom and a full kitchen and living room on the first floor. Down the hill, a barn, which was the original carriage house, offers a wing of storage space where there once were horse stalls.

Halwick is sad to let the home go, but feels it’s time to move on in order to enjoy his own retirement. Fortunately, the home that has already provided him with so many fond memories recently gave him one more. Last summer, he held his daughter’s wedding on the grounds. “I’d love to see the property go to someone who wants to keep it as some type of residence,” he says, “and restore it to what it used to be.”

Clockwise from top: The vintage kitchen offers charming possibilities; one of the six bedrooms; the estate also includes a small guest house as well as a former carriage house/horse barn.

ON TH E COVER

upstate

REAL ESTATE LISTINGS

Houses | Land | Property | Brokers

Entrepreneurial Opportunity 1530 ROUTE 9W, LAKE KATRINE, NY 12449

$ 2 ,4 9 9,0 0 0 Listed by Richard Vizzini Real Estate Salesperson Coldwell Banker Village Green Realty

Photos: Deborah DeGraffenreid; Richard Vizzini

845.389.7879 (cell) | richvrealtor@gmail.com villagegreenrealty.com/rich 11-13 Mill Hill Road, Woodstock

Let your entrepreneurial imagination run wild! Offered for sale is the iconic, stately mansion once known as the Wolf Rock Hotel. This is an incredible property with so much potential, the possible uses are practically endless. It’s currently used as a private residence but is zoned for commercial use, and worthy of a new incarnatiion. Convenient to Kingston and Ulster shopping areas, the parklike setting, perched high above Kingston is surprisingly private and offers killer views of sunsets over the Catskill Mountains. This is a unique opportunity.

The grand main house offers six bedrooms and 4.5 bathrooms. High ceilings and huge living and entertaining areas on the main floor will accommodate a crowd in style. A dramatic staircase leads to the second floor with three bedrooms and two full baths. The bonus third story is completely finished and houses another three bedrooms and a full bathroom. A perfect distance from the main house, you’ll find a charming one-bedroom detached guesthouse. There’s also a large barn for animals, parties, storage, or whatever you’ve yet to imagine. The buildings sit on a 6.2-acre lot, and included in the sale are an additional 63.8 acres on a separate parcel. This would make an amazing wedding venue or boutique hotel.

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DEPART ORDINARY

AMY LONAS

Associate R.E. Broker 11-13 Mill Hill Road Woodstock, NY

YOUR SOURCE FOR LUXURY HOMES IN THE CATSKILLS YOUR AGENT FOR SUPERIOR SERVICE

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A M Y L ON A S | 8 45 -321- 0 451 (cell) | A M Y. L ON A S @V I L L AG E GR E E N R E A LT Y.C OM

CLASSIC FARMHOUSE Charming 19th century home has light-filled rooms and beautiful wide board floors. Stylishly renovated kitchen and dining area, warmed by a wood stove, large living room, four ample bedrooms, two baths, and office. There’s lots of space for a pool and gardens, on over an acre of land with a red barn… $365,000 CREEKSIDE RETREAT Facing the rushing waters of the Tsatsawassa Creek, this rambling 1800s home has stone fireplace, wide board floors, exposed beams, three bedrooms, studio, garage, and perennial gardens, only minutes to the Berkshires… $205,000 18TH CENTURY HOUSE Early Dutch house, on six level acres of valuable commercial property, has excellent exposure and unlimited possibilities, just minutes from thriving Hudson. Original details include: generous hallway and staircase, wide floorboards, exposed beams, paneled doors and hardware… $495,000 50

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HUDSON RIVER FAMILY ESTATE Breathtaking views of the Hudson River can be seen from wide front porch, towering great room and kitchen area (featuring a central two-sided fireplace). Original 1840 farmhouse was renovated and expanded in 2007 to over 3000 square feet.

The 13-acre property includes stunning architect designed gunite pool, pool house and cabana, a remarkable collection of 19th century farm buildings and guest/caretaker house, ancient specimen trees, hayfield, paddock, and woodland… $1,350,000

the

LOCAL EXPERTS

CLASSY COUNTRY

Call Cathy Pulichene 845-417-1872 This luxury home offers casual elegance in a premier location, just 7 mins. to the village & close to the Rail Trail & Mohonk. The idyllic setting provides woodsy privacy, wonderful outdoor spaces, an inground pool & spring fed pond on 15 acres!

New Paltz $1,350,000

PANORAMIC VIEWS

Call Jacqueline Coyle 516-410-5629 Built w/stunning craftsmanship, this thoughtfully designed Colonial has fantastic views of Spruceton Valley’s rolling hills & woodlands. The home sits on 40+ acres. Huge gourmet kitchen, luxurious BR suite & classic raised panel library. Close to skiing and adventure parks. West Kill $599,000

FAR FROM THE CROWD

Call Richard Vizzini 845-389-7879 Wouldn’t you love to escape to your own retreat? It’s beautiful, unusual, charming & tucked away. Bring your guests here & enjoy the pond and s’mores around the fire pit or in the huge stone fireplace. Indulge in a meal in the exquisite dining room. Just 30 minutes to skiing! Saugerties $649,000

#1

in Homes Sold 2011-2018 *

WOODSTOCK LUXURY

Call Richard Vizzini 845-389-7879 Luxury meets country w/this immaculate 3BD/2.5BA colonial in the heart of Woodstock. The crisp, open floor-plan & stunning array of windows will bring in natural light all year. In the summer months, enjoy a lagoon saline pool & hot tub surrounded by stunning stonework. Woodstock $849,000

WELCOME TO THE LOFT

Call Angela Lanuto 973-229-6875 Nature will embrace you; located on the Kaaterskill Creek, this waterfront home provides you with a bit of peace and serenity. All within a short distance to the happenings in the Historic Catskill Village. Home is being sold move in ready and partially furnished. Catskill $123,000

IN THE HEART OF IT ALL

Call Angela Lanuto 973-229-6875 Be amazed by this 2,400 sqft, 5 BD/1.5BA home. With its high ceilings, hardwood floors, fireplace, & original cabinetry/pantry, this home is a vintage gem. Sit back on the front porch or lounge next to and in-ground pool out back. Close to the Hudson River and Main Street. Catskill $339,500

ATOP MT. ZION

Call David Barnes 845-389-2208 Escape to your aerie overlooking the Hudson Valley on this 38.5 acre retreat.

The architecturally unique log & frame home combines elegance & comfort.

Its many luxury features make it perfect for entertaining. Soaring ceilings & wood finishes complement the panoramic views. Marlboro $1,250,000

COZY, COUNTRY CAPE

Call Richard Vizzini 845-389-7879 You’ll look forward to escaping to this charming, sunny home, mins. from the center of Woodstock Village. Located on desirable Shultis Farm Road, it’s sited on over 7 acres w/mountain & meadow views & a stream; you can unwind and dine w/nature on the porches. Woodstock $499,000

A NATURAL PARADISE

Call Richard Vizzini 845-389-7879 Majestic 26 acre estate - nothing else like it in town! 3BD/2BA, with a 2000 sqft, 2 story barn w/radiant heat & central AC - makes a wonderful studio, or convert to a guest house. Spectacular gorge, mountain views, bluestone trails throughout, & 3 car garage.

Woodstock $999,000

PERFECT INVESTMENT

Call Sara Gorman Maliha 914-466-8600

Located in the “Beekman Street Arts District”, this restored historical building offers 3 storefronts with a large gallery. Plus two, 2 bedroom apartments upstairs! Located in a hip, trendy art neighborhood on a corner lot just a few blocks from Broadway in downtown. Saratoga Springs $1,200,000

HIGH IN THE SKY

Call Laurie Ylvisaker 845-901-6129 Enjoy spectacular views across the Catskill’s to the forever-wild High Point mountain & wide-open skies.

This almost new, lovingly built home, is a quiet country retreat on a road that provides idyllic peace. Total seclusion & yet just 20 mins. from Phoenica and Woodstock. Boiceville $550,000

REVISIT GRAND

Call Dawn Passante 845-706-5268 This grand Victorian welcomes you home! From the original woodwork and beautiful hardwood flooring, to the quaint country porch perfect for a lemonade break, all the way up to the attic that awaits your treasures (or yoga gear), this classic home is a sight to behold. Milton $324,900

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Catskill 518-625-3360 Kingston 845-331-5357 New Paltz 845-255-0615 Rhinebeck 845-876-4535 Windham 518-734-4200 Woodstock 845-679-2255

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*According to the Hudson Valley Catskill Region MLS and Columbia Greene Northern Dutchess MLS. ©2016 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker Real Estate LLC fully supports the principles of the Fair Housing Act. Each Office Is Independently Owned And Operated. Coldwell Banker and the Coldwell Banker Logo are registered service marks owned by Coldwell Banker Real Estate LLC.

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Hudson Valley Properties Millbrook Real Estate

$4,250,000 | Pine Plains | 1834 Folly Farms Thoughtfully restored to capture the essence of its history with contemporary updates. Perfect country compound on 200 protected acres. 6 bedrooms. Guest cottage, formal garden, willow lined swimming pond, indoor tennis court. Hilltop picnic meadow overlooks Catskills and Hudson Valley. A true country retreat. MLS#375765. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,995,000 | North East | Pleasant View Farm One of the most iconic farms of Dutchess County. Beautiful setting and 360 degree views. Create your own estate or continue the farming tradition. Main house and farm buildings are set well back from a quiet road. Large pond, mostly gently sloping land, magnificent mountain views; land protected by conservation easements. 10 minutes from Mashomack. MLS#375610. George Langa | m: 845.242.6314

$3,150,000 | West Shokan | A Legacy Estate Jaw-dropping and private compound perfect for personal or corporate retreat. Nestled between clear streams, “Twin Creeks” main lodge blends the grandeur of ancient Alaskan timbers with muted elegance and artisan-crafted finishes, with 10+ luxury en-suite bedrooms. 100 miles from NYC, surrounded by state forest. MLS#20190414. Hayes Clement | m: 917.568.5226 | o: 845.340.1920

$2,900,000 | Woodstock | Grand Style Sumptuous estate designed for splendid entertaining at the Catskill foothills with panoramic reservoir views. Stately living, dining and game rooms with fireplaces and 14’ ceilings. Comfy first floor bedroom suite. Stunning grounds, mature landscape and bountiful nature. Plus stone, 6-bay carriage house with charming dwelling above. MLS #20184275. Harris L. Safier | Jeff Serouya | o: 845.340.1920

$2,395,000 | Millbrook | Country Lifestyle Outside Your Front Door Magnificent home with 6,600+ sq.ft., 4 bedrooms and 4.5 baths is ready to enjoy. Floor-to-ceiling windows with French doors lead to terrace for seasonal dining. Convenient to Millbrook area and NYC, set amongst 30 acres of mixed pasture and woodland, with landscaped gardens. Home built in 1988, fully renovated in 2005. MLS#378105. Maxwell Goodwin | m: 914.489.9090 | o: 845.677.3525

$1,950,000 | Millbrook | 53+ Acre Silverbrook Farm Federal gem restored to its original 19th c. glory with elegant detail. Victorian, Renaissance and modern influences. Floor-to-ceiling windows and French doors allow interiors to be flooded with light. 5200 sq.ft., immaculately maintained and wonderfully fashioned while updated for 21st century. Barns, paddocks, gardens. Gateway to Village. MLS#375112. George Langa | m: 845.242.6314 | o: 845.677.3525

$1,925,000 | Woodstock | Private Oasis Serene and secluded 6.6 acre estate setting with majestic mountain view, established landscape, superb stonework and inground pool with cabana. Lovingly and carefully revived over recent decades with beautiful kitchen, 6 bedrooms and 5 baths. Indoor and outdoor common areas to enjoy the legendary Woodstock lifestyle. You can even bike to town! Harris L. Safier | m: 914.388.3351 | o: 845.340.1920

$1,800,000 | Pleasant Valley | Quintessential 115-Acre Dairy Farm Birthplace of the ever expanding Hudson Valley Fresh dairy products operation. Verdant rolling fields support 60 milking herd. 1+ mile of road frontage, with 3 intersecting town roads. Perfect for the next generation of local farmers or investors. MLS#363784. Additional 30 acres, MLS#372736, $650,000. Entire farm for $2,200,000. Ralph P. Cautela | m: 914.474.0046 | o: 845.876.8600

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| BHHSMILLBROOKREALESTATE.COM

Hudson Valley Properties Millbrook Real Estate

$1,600,000 | Gardiner | Extraordinary “Lyrical Lake” Lakefront residence overlooks aerated lake at base of Shawangunk Ridge. Swim, fish, kayak and canoe from your doorstep! Design blends into landscape with native stone and wood accents. Sunwashed 4 bedroom, 3.5 bath interior flows over 3 levels with water views from every room. Decks, porches and patios. MLS#20190346. Debra L. Dooley | m: 845.475.4248 | William S. Kimmig | m: 914.466.8398

$1,575,000 | Woodstock | Modern Farmhouse on 40+ Acre Estate 3750 sq.ft., 4 bedroom, 2.5 bath home with inground pool, pond and 6-stall horse barn. Gourmet kitchen, dining room, solarium, screened porch and deck. Massive windows, vaulted ceilings and 2 fireplaces create a ‘great room’ lifestyle. Ensuite MBR with steam, bidet and dressing room. Paddocks and run-in sheds. 5 minutes to village! MLS#20190262. Sharon Breslau | m: 845.901.6978 | o: 845.679.0006

$1,575,000 | Millbrook | Bangall Road Period home with cedar shingles and brick wings amongst trees, orchards and English-style cottage gardens. Reception rooms with 2 fireplaces and wideboard floors, country kitchen and glass enclosed dining room. Ground floor principal suite, 3 bedrooms and 2 baths. Minutes to Village and Metro-North.

Protected by conservation easements. MLS#375138. George Langa | m: 845.242.6314 | o: 845.677.3525

From $1,550,000 | Rhinebeck | Brooklyn Heights Farm: Hudson Valley Modernism Exclusive designs with open floor plans and a modernist aesthetic in an historic farm setting. 4 estate parcels from 16-26 acres with protected pastoral views, woodlands and natural water features.

Sustainable design approach and green building techniques. 10 minutes to Rhinebeck/Red Hook.

Near Amtrak and routes to NYC. Sean C. Eidle | m: 845.546.6077 | o: 845.876.8600

$1,480,000 | Beacon | Steps From Main Street and Metro-North Train 4800 sq.ft. modern year-round or weekend getaway. Enjoy Beacon with vibrant downtown, hiking and the Hudson River. Contemporary space offers 3 bedrooms, 3 baths, heated 2-car garage, 14 ft+ ceilings throughout. Kitchen with Bertazzoni appliances and12x8 ft center island. Enjoy fresh air from 500 sq.ft. deck. MLS#378449. Rebecca Agosta | m: 845.797.7951 | o: 845.896.9000

$1,375,000 | Wappingers Falls | Majestic Brick Colonial With all the bells and whistles. Spacious kitchen with granite and stainless steel appliances, open floorplan with hardwood, family room, 2 marble fireplaces and wet bar with granite. 3 bedrooms, 3.5 baths and an amazing master bath. Level yard for entertaining on 4+ acres on cul-de-sac. Great commuter location. MLS#376575. Kimberlee Markarian | m: 845.505.9174 | o: 845.244.2188

$1,345,000 | Pine Plains | Prospect Hill Farm Fabulous views from front porch and rear of this 3,500 sq.ft. period home on 30 acres on a peaceful country lane. 5 bedrooms and 3 baths with delightful double parlor, library and large country kitchen with fireplace. Lovely pool from which to admire the mountains and valley below. Potential working farm. Additional 120 acres available. MLS#375650. George Langa | m: 845.242.6314 | o: 845.677.3525

$925,000 | Verbank | 1790 Federal-Style Farmhouse On 10 acres, combines period details, wideboard floors, 2 brick fireplaces with updates and stylish relaxed vibe. 9’ beamed ceilings, 5 bedrooms, 2.5 baths, country kitchen, 25’ living room, formal dining room and den. Superb setting, stone patio, stream, pond, antique ice-house and 3-stall barn. Minutes to Millbrook! MLS#20184446. Richard M. Stoll | m: 646.469.6114 | Hayes Clement | m: 917.568.5226

BHHSHUDSONVALLEY.COM | BHHSMILLBROOKREALESTATE.COM

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Hudson Valley Properties Millbrook Real Estate

$849,900 | Hunter | “Fairlawn Inn” Turn-of-century Victorian currently operating as award-winning, fully furnished and equipped turn-key B&B in the heart of Catskill resort town. True period-style with antique furnishings and modern Green-Eco lodging standards. 9+ bedrooms and baths, state-of-the-art kitchen, full dining room, landscaped grounds with firepit. Superbly maintained. Expansion potential. MLS#20183900 Melissa Ann Mayes | m: 646.246.7310 | Mark Kanter | m: 845.332.7577

$749,000 | Red Hook | Outstanding Builder’s Own Colonial Situated on 24+ acres with Catskill Mountain views. Set well off the road with hardwood floors throughout, 2-story foyer, Corian countertops, generator hookup, master suite with fireplace, dining area and family room with double-sided fireplace. 2-story family room with pellet stove and central air. Possible horse property. MLS#378020 Nancy Berish | m: 845.464.6310 | o: 845.223.0705

$639,000 | T/ Poughkeepsie | Impressive Custom Colonial 5 bedroom, 5 bath home on cul-de-sac in Kingwood Park, filled with sunlight. Dramatic foyer with marble floors, 2-story living room with wall-of-windows, formal dining room, gleaming inlay hardwood. Bright open kitchen with breakfast area, French doors to spacious screened porch. Upstairs master suite with dressing room, new roof and 3-car garage. Close to everything. MLS#378161 Laurie Webber | o: 845.905.8795 | m: 845.797.5434

$595,000 | LaGrange | Elegant Colonial 4000 sq.ft. home with high ceilings, hardwoods, spacious rooms, C/A, C/V, security system. 2-story foyer, dining room with mahogany design in floor, formal living room, family room with gas fireplace and cook’s kitchen. 2nd floor master suite with gas fireplace, loads of windows and walk-in closet, 2 bedrooms with Jack and Jill bath and princess suite with bath. 2.75 acres on cul-de-sac. MLS#375338 Debra Allan | o: 845.905.8788 | m: 845.705.5441

$550,000 | Woodstock | Pure Country End-of-road privacy and creek access just minutes to town.

Traditional design meets contemporary. 3 bedrooms including ensuite master with 2 walk-ins and spa-like bath. 2.5 baths, living room with gas fireplace, formal dining room, French doors to large deck for al fresco dining, hardwood/ceramic floors, eat-in kitchen with island, granite, stainless steel appliances and central AC! Diane B. Silverberg | m: 845.750.0744 | o: 845.687.0232

$549,000 | LaGrange | Fabulous Contemporary Light-filled, open floor plan, almost 4,500 sq.ft. and remodeled. Chef’s kitchen with stainless steel, walk-in pantry, granite and butler’s pantry.

Great room with wideplank oak floors, fireplace, wall of windows. Main level master suite with walk-ins and sitting room. Upper level with 2 bedrooms, double bath, office and bonus room. Patio, pool with cabana, gardens, 2.5-car garage. 1.92 acres, near Taconic. MLS#377111 Evelyn Weiss | m: 914.474.2523 | o: 845.905.8798

$435,000 | Fishkill | Gorgeous Fishkill Woods Townhome Features include 2 bedrooms, 2.5 baths, built in 2014. 2,026 sq.ft., with full basement and 2-car garage. Great open layout, hardwood flooring throughout, custom moldings and elegant finishes. Bright and spacious rooms including a formal dining room, custom eat-in kitchen and living room with fireplace. Fabulous community with clubhouse and pool. All exterior maintenance included! MLS#378492 Tina Townsend-Handel | m: 914.456.4097 | o: 845.896.9000

$359,000 | Woodstock | Million $$ Views Create your country dream on this 5+ acre parcel with dramatic panoramic views of entire Hudson Valley, Berkshires Mountains and Hudson River to the east. A unique opportunity to build one‘s dream home with incredible views and privacy on a site already cleared for easy access. Great location just minutes to Woodstock village and near Kingston, yet a world away. MLS# 20184827 Tecia Poulas | m: 917.703.4019 | o: 845.687.0232

$329,900 | Kerhonkson | Up In The Gunks Panoramic views across valley to Catskill high peaks beyond. Set high on fabled Shawangunk Ridge on 5+ acres with lake frontage and trail access to Mohonk and Minnewaska. Classic c.1938 wood-sided mountain house features 33’ great room with vaulted ceiling and stone fireplace, country-style eat-in kitchen, wood floors, den/office and French doors to al fresco dining space. MLS#20181474 Jeoffrey D. Devor | m: 845.389.0688 | o: 845.687.0232

WE KNOW GREAT HOMES. AND WE KNOW HOW TO SELL THEM.

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DUTCHESS COUNTY ARLINGTON | BEACON | EAST FISHKILL | FISHKILL | LAGRANGE | MILLBROOK | PAWLING | RHINEBECK ULSTER COUNTY KINGSTON | NEW PALTZ | STONE RIDGE | WEST HURLEY | WOODSTOCK | BHHSHUDSONVALLEY.COM online at upstatehouse.com

INTRODUCING HUGHENDEN WOODS — A WOODSTOCK ESTATE There is only one Woodstock, and there is only one Hughenden Woods. Whatever your needs, this gracious estate is likely to meet or exceed them. Create the ultimate family compound, exclusive corporate getaway or artists retreat. The three stunning homes and a premiere sports complex total 10 bedrooms and 10 baths, indoor and outdoor tennis courts, indoor and outdoor Olympic size swimming pools and a club style bar and lounge—all spread across 23-plus acres comprised of 5 private, wooded parcels with mountain and valley views. This incomparable property has many elegant details at every turn.

Offered at $3.999m Contact Peter Cantine for more details at petercantine@gmail.com or (845) 532-7119

HALTER ASSOCIATES REALTY: THE SHORTEST DISTANCE BETWEEN LISTED AND SOLD!

WOODSTOCK

MARBLETOWN

$1,777,000 KERHONKSEN

$659,000

SAUGERTIES

$1,100,000

$649,000

GLENFORD

KERHONKSEN

$1,100,000

KERHONKSEN

$995,000

$549,900

WOODSTOCK

$499,000

www.halterassociatesrealty.com Woodstock NY Office 3257 Rt 212, Woodstock, NY 12409 [P] 845 679-2010

Kingston NY Office 89 N Front St, Kingston, NY 12401 [P] 845 331-3110

upstate HOUSE

| SPRING 2019 • 5 5

Discover your next home #NorthofNYC

M I L L B R O O K · $ 5, 5 0 0,0 0 0 Killearn. A place of remarkable beauty, this exceptional country estate is perfect for entertaining.

M I L L B R O O K · $ 4,9 9 5,0 0 0 Deep Hollow Farm. On a bucolic road in Millbrook, this captivating estate has been masterfully re-invented.

C L I N TO N · $ 2 ,65 0,0 0 0 Crow Hill. Mesmerizing Palladian-style estate with 35 acres and vistas of the Catskill mountains.

Deborah Montgomery | M 845.702-6267 | Web# UH1517158

John Friend | M 845.702.1965 | Web# UH1436650

Delyse Berry | M 718.915.8050 | Web# UH1493112

G R E E N P O R T · $ 1, 8 0 0,0 0 0 Panoramic River Views. Secluded post Mid-Century Hudson River House is sited on 20 acres. Minutes to Hudson.

S TA N F O R D · $ 8 55,0 0 0 Time After Time. A custom-built contemporary privately sited overlooking pastoral land on 16 acres.

P O U G H K E E P S I E · $ 7 7 9,0 0 0 Peace and Tranquility. First time on the market in over 60 years and perhaps the largest lot in Kingwood Park.

Vicki Hickman | M 845.389.9952 | Web# UH1517687

Vicki Hickman | M 845.389.9952 | Web# UH1513791

Peggy Santamorena | M 845.399.3999 | Web# UH1507866

G E R M A N TO W N · $ 59 5,0 0 0 Unbelievable Value. Totally private light filled home newly built with open floor concept.

C H AT H A M · $ 6 49,0 0 0 Powell Farm. Pristine and private, the perfect country retreat. Pastoral views over the countryside.

A M E N I A · $ 5 2 4,9 0 0 The Sherman House, Circa 1855 built by NYS Assemblyman Sherman on 10 magnificent fenced acres bordering CT.

Annabel Taylor | M 518.763.5020 | Web# UH1522820

Katherine Jennings | M 914.391.2373 | Web# UH1519603

Norm Mackay | M 845.464.5854 | Web# UH1511275

H Y D E PA R K · $ 49 9,0 0 0 Move In Ready. Well-constructed Colonial privately set at the end of cul-de-sac. Resting on 1.46 Acres.

R H I N E B E C K · $ 459,9 0 0 Rhinebeck Ranch. Five minutes from town, this midcentury ranch is a gem of a house set on a level lot.

R E D H O O K · $ 439,0 0 0 10 Years Young. Well-maintained residence on 1.85 acres is 10 years young. Level lot with mature plantings.

Peggy Santamorena | M 845.399.3999 | Web# UH1496069

Roberta Lorio | M 917.453.2168 | Web# UH1523299

Vicki Hickman | M 845.389.9952 | Web# UH1519188

M I L L B R O O K B R O K E R A G E · 3 2 74 F R A N K L I N AV E N U E , P. O . B O X 4 3 7 · 8 4 5 . 6 7 7. 6 1 6 1

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H O U L I H A N L A W R E N C E .C O M

Buy and Sell Your Home with Confidence

HUDSON RIVER ESTATE Web# UH1512382 | Wappinger | $6,500,000

CLOVER POND Web# UH1505448 | Clinton | $2,499,000

BRIGG’S HOLLOW FARM Web# UH1517432 | Milan | $1,695,000

SWEEPING 180 DEGREE VIEWS Web# UH1499353 | Chatham | $1,349,000

COMPLETELY SECLUDED Web# UH1509398 | Rhinebeck | $995,000

ATTENTION TO DETAIL Web# UH1495863 | La Grange | $929,500

BEAUTIFUL HOMESTEAD Web# UH1521831 | Milbrook | $799,000

A MASTER PIECE Web# UH1498460 | Poughkeepsie City | $629,000

BEAUTY AND SERENITY Web# UH1522456 | Clinton | $586,000

PASTORAL/MOUNTAIN VIEWS Web# UH1502896 | Washington | $439,000

TWO-FAMILY PLUS DUPLEX Web# UH1464544 | Tivoli | $415,000

ENCHANTING COUNTRY HOME MLS# 378208 | Rhinebeck | $250,000

L AG R A N G E V I L L E B R O K E R AG E | 8 45.47 3 . 9 7 70

H O U L I H A N L AW R E N C E .CO M upstate HOUSE

| SPRING 2019 • 5 7

Tailings

$3,500,000

High on a ridge w/ breathtaking views of the Hudson River, Catskills, Berkshires & beyond, site of a 19th century iron ore mine in Livingston. 2 BR/2.5 BA. Ivy-covered walls dominate the approach to the house. Spacious light-filled 85’ glass & rusticated block entranceway connects the 5000 sf complex of 4 pavilions, each representing different periods of architecture. Post-modern: guest apartment w/ private deck overlooking gardens & the Berkshires. Palladian: music room, large triangular-shaped room w/ fireplace & soaring domed ceiling. Its Palladian doors open to the columned portico overlooking the Hudson Valley.

Modern: kitchen/dining pavilion, w/ raised fireplace & doors to west lawn. Greek Revival: master suite w/ spacious ensuite bath, dressing room & adjoining library. Tailigns is a blend of architecture, design & nature: a multidimensional masterpiece.

❚ Joseph Shirk 917.355.6840 ❚ Adelia Geiger 845.216.0218

Whether you’re downsizing, upsizing, or supersizing, we’ll always have your perfect fit.

Breezy Hill Farm

$1,200,000

Stunning 36 acre mini-estate in Copake with farreaching western Copake Valley & Catskills views.

This grand property affords both seclusion & access to Catamount Ski Area. 4 BR/6 BA main house from the 1940s, expansive brick terrace, views from nearly every room. 40’ lap pool, library, 1 BR caretaker’s cottage, 3-car attached garage, outbuildings, perennial garden with mature specimen trees, open meadows, woodlands & walking trails. Limitless possibilities for expansion & reinvention.

❚ DeWayne A. Powell 917.748.5100

Craftsman on the Hill

$1,195,000

Spectacularly sited on 52 acres atop Oxbow Hill in Taghkanic, 5500 sf, 3 BR/4.5 BA w/ magnificent Catskills, Taconics & Berkshires vistas. Octagonal foyer, Gathering Room w/ FP, open chef’s kitchen, screened porch, 60’ covered porch, master retreat w/ gas FP & dressing room, ensuite BA, hot tub patio, fire-pit & home gym/spa w/ steam room & sauna.

Creek frontage.

❚ Gary DiMauro 518.755.3973 ❚ Kornelia Tamm 845.489.2000

Fitch’s Mansion

$1,400,000 Butterfly House

Rare find, 1850 Gothic manse in Coxsackie, 10 BR/5 BA w/ spacious rooms & 12’ ceilings. Grand entrance w/ original stone pillars, expansive grounds w/ seasonal Hudson River & Berkshire Mtn. views. Original details like wood work, parquet floors, crown moldings and more. Geothermal heating system. With its conservatory, bay windows, seven gables and ten working fireplaces, the property presents a truly unique opportunity.

❚ Pamela Belfor 917.734.7142

$2,575,000

Perched on side of Mt. Merino, exquisite 3 BR/2.5 BA w/ breathtaking Hudson River & Catskill Mtn. views.

Exterior clad in cedar, interior bamboo floors & wall paneling & white concrete shell define intimate living spaces. Loft-like living, dining, and adjoining master BR oriented along horizontal window wall with panoramic view, lower level guest suite w/ same panoramic view.

Floating wood staircase leads to den below. Pool area, porch & hot tub.

❚ Gary DiMauro 518.755.3973

Tivoli NY • Hudson NY • Catskill NY • Rhinebeck NY 58

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online at upstatehouse.com

A Mt. Merino Original

$580,000

One of the first homes built on Mt. Merino on a 1.7 acre parcel overlooking the Hudson River & Catskill Mountains. Completely renovated with original 1890s details intact: hard wood floors, intricate moldings, large bay window & wraparound porch to take in the views. 3 BR/1.5 BA open floor plan with high ceilings & sunny rooms—instant good vibes! Studio space above carriage house.

❚ David Ludwig 917.365.1894

garydimauro.com

KINGSTON 845-339-1144 KINGSTON COMMERCIAL 845-339-9999 • CATSKILL 518-800-9999 SAUGERTIES 845-246-3300 • WOODSTOCK TINKER ST. 845-679-9444 WOODSTOCK OLD FORGE 845-679-2929 • PHOENICIA 845-688-2929

We’re Everywhere You Need Us! - www.WinMorrisonRealty.com Hunter · New York

Catskill · New York

Tucked back in Elka Park is this gorgeous 1894 Victorian. With 6 Bedrooms and 2 Baths, this Queen Ann Style, colonial revival showcases fluted columns and a beautiful covered rocking chair front porch. Step inside and you’re greeted with high ceilings and wood vernacular paneling. The home was recently painted, and the stone pathways were restored. Listed in the National Registrar of Historic Places, Elka Park has clay hiking trails, tennis courts, a full-sized pool, and clubhouse all available to you! There is a crew to maintain the grounds and clubhouse which is open during the summer and offers exceptional dining. Located only 2 hours from NYC and 5 minutes to Hunter Mountain Ski Resort, this is the perfect getaway home. For more information contact Phil Uhrik. - $425,000

Come see this unique custom-built home located on 4 acres! This 4 bed- 4.5 bath home overlooks beautiful Green Lake in Catskill. A large open floor plan is enhanced by the soaring cathedral ceilings. The details in this home are stunning from the Italian tile that graces the main foyer to the wide Oak floors with Mahogany inlays. The living room has a towering fireplace made from Israel limestone. This home has all the amenities you could want, starting with a gleaming gourmet kitchen, with Italian granite counter-tops, built in double ovens, commercial freezer/ refrigerator, wine cooler & more. There are great views from the first and second floor as you gaze over the mature landscape, mountains and lake. For more information contact Megan Rios or Greg Berardi. - $795,000

Saugerties · New York

Saugerties · New York

Saugerties · New York

Marbletown · New York

Take a look at this gorgeous 3 bed- 3 bath private country home on 2 acres! With a gourmet kitchen that features custom cherry cabinets, granite counter tops and professional grade appliances, this is a cook’s dream! This bright spacious home with cathedral ceilings has hard wood floors and high-grade tile throughout and is energy efficient, with central air conditioning along with radiant floors. The outdoors are beautifully landscaped with a custom stone patio, garden beds and a fully fenced in backyard surrounded by woods. For more information contact Eliana Amodio or Angela Galetto. - $599,000

Don’t miss this newly updated farm house located on 8 acres with seasonal mountain views! Walk from Lazy Swan Golf Course, HITS and the Village of Saugerties to this 3 bed-1 bath home. With custom wood kitchen cabinets, a stone fireplace, original ceiling beams and some original floors, opportunities abound here! A 3-stall barn, tack room, plus a loft, sheds, attached oversized heated 2 car garage, additional detached garage/workshop, fenced in pastures with a large fenced in riding arena enables room for a profitable horse business. For more information contact Eliana Amodio. - $299,000

This fine 4 bed- 2.5 bath Colonial built in 2004 is ready for its next owner and has had many upgrades. Located in the desirable Bishops Gate subdivision in Saugerties on just over ¼ acre, this home is perfect for entertaining.

The main floor has all-natural hardwood and tile flooring, a large eat-in kitchen and formal dining room. The over-sized living room even has a natural gas fireplace! If you need more space the full basement has 9’ ceilings and a lifetime warranty on a B-Dry system. For more information contact Michael Barros or Alan Kessler. - $285,000

Located on a quiet country road, this 3 bed- 2 bath home is minutes from Kingston, Stone Ridge, and Hurley. Step inside to a bright and aziry foyer, wide board pine floors roll into the living room where a gas fireplace warms up the room. There are sliders leading to the private fenced backyard perfect for entertaining and pets. The large open kitchen has all updated cabinets, stainless appliances and granite counter tops. In the last +/- 2 years the home has had a new roof, appliances, front and back Trex decking, blacktop driveway and fireplace installed. For more information contact Greg Berardi. - $249,900

Catskill · New York

Kingston · New York

Saugerties · New York

Saugerties · New York

Up a long driveway is this wonderful 3 bed- 1 bath ranch home located in Catskill on 4 acres.

Enter inside and you’re graced with vaulted ceilings and skylights that make the home feel very spacious. The kitchen and living room have hardwood floors throughout. The kitchen and bath have also been recently updated. There is electric heat accompanied by a wood stove that can heat the whole house as well as a heated garage. Close to local skiing and swimming holes this would make a perfect vacation home.

For more information contact Angela Galetto or Alan Kessler. - $189,000

This lovely 3BR 1BA home with a white picket fence is located on a peaceful street in uptown Kingston. The rear deck, ideal for sunbathing and having a cookout, overlooks a great yard.

Cozy living room, formal dining room, eatin kitchen, bedroom and full bath are all on main level. Upstairs is a loft/studio/study area, spacious master bedroom and a second bedroom. Improvements within the last 5 years include new kitchen counter tops, backsplash, and sink, a new floor in the first-floor bedroom, and a new roof. For more information contact Janet Bell or Gloria Blackman. - $175,000

Nice 3 bed- 1 bath home located in Saugerties.

This great two-story home has recently been updated with an all-new well pump, roof, gutters, redone the original upstairs wood floors, installed new wood floors downstairs, new bath, partial basement completely redone, exterior drainage system, and brand-new kitchen cabinets and butcher block counter tops. With mountain views year-round and a cozy outdoor firepit this home is perfect!

There is also a single car garage with a high ceiling and concrete floor that offers many possibilities. For more information contact Michael Veitch. - $155,000

This great 2 bed- 1 bath ranch starter home has been recently updated and is move in ready!

With beautiful Catskill Mountain views from the front porch this home is cute and affordable.

Some of the recent improvements include a new energy efficient gas furnace, replacement windows, electrical service and panel, floors, bath, appliances all in the last two years! With a detached 1 car garage and close proximity to the Village of Saugerties, NYS Thruway exit 20 and Route 9W this home is sure to please! For more information contact Eric Kitchen. - $115,000

RESIDENTIAL • COMMERCIAL • LAND • INVESTMENT • MULTI-FAMILY

upstate HOUSE

| SPRING 2019 • 59

RED HOOK’S GRAND VICTORIAN

is sited off the road on 3.84 acres, shaded by century old trees. Here is the luxury & style of a special home w/ceiling heights to 12 ft., bay

windows, period moldings, a marble faced FPL, grand stairway, 10 set of French doors, a 100 ft. porch & the special tower room. $950,000.

JUST LISTED IN RHINEBECK V

this 1938 classic 2438 SF Cape is on a quiet dead end street, yet steps from the Village center for dining & shopping. Here are beautiful designed & proportioned rooms flooded w/light, shining wood floors, built-ins, a beautiful FPL in the LR, 27 ft. FR, & a 1st floor BR & bath. $675,000.

RHINEBECK’S LAKE SEPASCO

with its deep glacial lake, private beach, & dock could be your perfect place to swim, canoe, or paddle board this summer. This totally renovated one story is a wonderful retreat w/its open floor plan, custom K, separate DR, LR, Den & a 17 x 26 FR lined with book shelves. $300,000.

PAUL H A LLENBE CK R E A L E S TAT E , I N C .

ESTATE T YPE LIVING IN RBK VILLAGE

means a one of a kind, 2.2 acre setting, huge trees, stone walls, & a

pillared entry AND a one-of-a-kind, 3952 SF, 5 BR, 4 bath Classic

6 3 7 0 M I LL S T R E E T • R H I N E B E C K , N EW YO R K • 1 2 5 7 2 P H O N E : 8 4 5 - 8 7 6 - 1 6 6 0 • FAX : 8 4 5 - 8 7 6 - 5 9 5 1

Colonial home. Here are double bay windows, 9 ft. ceilings, a beautiful stairway, library, formal DR, & a granite kitchen. $1,250,000.

CONDO LIVING @ THE WOODS

19.8 LAKE FRONT ACRES. Flat, open, rolling, & partially wooded, this very special parcel has 1,000 +/- feet of frontage on scenic Spring Lake. With 756 feet of road frontage, building your dream home here will be a breeze. Red Hook Schools. $250,000.

BUILT IN 2013 this 2 BR, 2.5 bath condo at the Gardens is immaculate, light filled, & move-in ready.

Upgraded, this unit has a wonderful granite K w/an island, CA, FPL, wood floors, a luxury MBR suite, separate den, & the much requested pond views. $425,900.

A 6.37ACRE HILLTOP SETTING sets this one story home apart. Surrounded by quiet meadows buffered by huge trees, total privacy is insured. Totally renovated, this home has 3 BRs, 2 baths, vaulted ceilings, CA, & an amazing K w/an island. $499,900.

in Rhinebeck is special. Build around 7 gorgeous ponds, a walkway leads to the V center. This 2 BR, 2.5 bath end unit is on a deadend street. Here is a redone cherry K, 2 MBR suites, one w/a walk in shower, FPL, CA, & the clubhouse & pool are around the corner. $355,000.

A POOL HOUSE W/A BATH & a 40 foot heated pool set this 3472 SF Rhinebeck 1940s colonial apart. Here the park like setting is private, level, & perfect for outdoor activities. Inside are 4 BRs, 3 baths, a 28 ft. LR, DR, & an amazing granite K. $850,000.

IN A QUIET V NEIGHBORHOOD this Rhinebeck Contemporary home is walkable to all 3 schools, & to the V center. Light filled, there are 9 ft. ceilings up & down, & the

much requested open floor plan w/ a granite K, DR, & LR w/ FPL. Also, CA, 2 office, a MBR suite, & a large Trex deck. $512,500.

A TOTAL RENOVATION AT THE GOLF COURSE in 2017 created this stunning, high end, in Red Hook, this 3 BR, 2.5 bath Townhouse very modern light filled & open 4975 SF is beautifully decorated, has wood floors, 14 rm Contemporary home 2 miles from built-ins, a wonderful white K, CA, a DR, Rhinebeck Village. Here there’s a wonderful MBR suite w/a huge walk-in closet, CA, + inground pool, 3 car garage, & 3.5 terraced there’s a full basement for storage. Easy living acres. Exemplary. $1,090,000. here! $325,000.

4 MBR SUITES YOUR FOREVER HOME This one story condo @ the Woods in all with new luxury tiled baths, create a special, upscale environment for you & your Rhinebeck has no stairs, has 2 MBR suites, family @ this 4 BR, 4.5 bath, 3980 SF one CA, a vaulted LR w/FPL, a large EIK, plus the clubhouse & pool are just a short walk story Rhinebeck home. CA, 2 FPLs, auto away. No shoveling or mowing here. Just generator, stone patios, close to Omega. 3.5 relax & enjoy! $395,000. totally private acres. $995,000.

A PERFECT INVESTMENT property, this 3280 SF Rhinebeck home has 2 amazing units, one 3 BRs, 2 baths, one 2 BRs, 1 bath. Solar, 5 acres w/level lawns, & a wonderful location on a deadend street 2 miles from RBK Village. $410,000.

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WHERE EXPERIENCE AND HARD WORK MAKE A BIG DIFFERENCE

online at upstatehouse.com

w w w.l a w r e n c e o t o o l e r e a l t y.c o m 30 John Street (Corner of Fair Street) Kingston, NY 12401

845-338-5832 Lawrence O'Toole Realty is the fastest growing boutique company in the area and we service listings of distinctive and unusual quality in all price ranges. We are proud to announce that we had the highest average sales prices for Ulster County in 2017, as per MLS statistics. Our buyers’ agents are the top in the business: experienced, professional, savvy.

The fastest-growing boutique company in the Hudson Valley just got newer, cooler and even better than before. We still maintain the highest average sale price in Ulster County* and an office presence in New York City. And we cover the widest area with 4 different MLS systems in 8 different counties.

The Very Highest End

To “Brooklyn North”

There has never been a parcel of this magnitude for sale as close to Woodstock as this extraordinary opportunity — & what better way to celebrate the 50th anniversary of the Woodstock Festival than owning such a treasure? This 620+ acre parcel boasts its own landing strip, still currently active & which is larger than that of the Kingston Airport. Highest & best use for the subdividable acreage might be a (gated) community of higher-end homes, each with enough attractive land features — rock outcroppings, mountain views, woods with a variety of mature trees & water frontage — & acreage to warrant a profitable price tag. Some subdivision already exists with deeded lots & the larger parcels can be further divided. Another high & excellent use would be that of a corporate or lifestyle/health retreat — or any number of compounds — with proper approvals. & then of course it could also be a nonpareil Woodstock estate with its own private airport, so to speak, and total seclusion for its owner. The breadth, variety and potential of this property is unmatched in Ulster County. $6,950,000

One of the very last great buildings left for sale in the heart of Kingston’s historic Stockade District, doubly more desirable now that Kingston has become “Brooklyn North” and it may soon become like Hudson — all bought up, with nothing left to buy. There are three floors of voluminous, loft-like space reminiscent of the old days in Soho with wide board floors, high ceilings, painted exposed brick and original details, just like artists used to own. A full city block wide, with an entrance on parallel streets, the building offers spaces that have remarkable flexibility and use, with a full dry basement that can serve a variety of purposes as well as storage. The first floor is now retail; the second and third are currently living spaces.

Some of the hard-to-find architectural details — terrazzo mosaic entry, curved plateglass display windows, ironwork door pulls — lend themselves to a spectacular buyer’s renovation. The burgeoning, hip location cannot be bettered and the building with its unbeatable spaces is waiting for the next transformation. $1,595,000

To New York City Itself

To the Utterly Charming

For young-at-heart and energetic buyers who want a spacious 3-bedroom, 1.5 bathroom condo with room to ramble in a quiet pre-war Crown Heights building with easy street parking and convenient subways — 4, 5, 2 and 3 —to both the East and West Sides of Manhattan. There’s so much to value here: plenty of light, your own washer/ dryer, hardwood floors, treetop and expansive views from the living room and master bedroom, an up-to-the-minute kitchen with pass-through and stainless steel appliances, including dishwasher, nicely renovated bathrooms and — the biggest bell-andwhistle of all — even your own generator! Feel free to bring your pets and both they and you can enjoy the shared garden by residents of just 8 units. And extremely low monthly carrying charges. One of the bedrooms is currently used as an office but is a full-sized bedroom with a window and closet. What is not to like here? $1,075,000

2 bedroom 2 bath Adirondack stone cottage with an additional rental building, featuring a soaring living room and ceiling-length stone fireplace, this home began life as an artist’s live-in studio, built by a local stonemason. In low-tax Hurley — up in the woods but just a few minutes into Kingston and 12 minutes to Woodstock.

Large cook’s kitchen features tumbled granite, custom cabinets, Bosch dishwasher, Frigidaire refrigerator and LG double-oven stove. Downstairs bathroom features an onyx-tiled shower, upstairs a tin bathtub.

Lofts frame either side of the living room which leads to an enclosed bluestone porch warmed by a stove. Rental could be an AirBnB. There is a workshop building as well as several other structures which will convey “as is.” Most furniture is included in the purchase price. Broker is owner. $360,000

To the Handsome and Historic

To the Heart of Woodstock

Own a piece of virtually untouched history just 90 minutes to Manhattan. 4 bedroom, 3 bath early colonial stunningly sited and overlooking the Hudson River. The generous, high-ceiling rooms feature moldings, wide board flooring, built-ins, woodwork and hardware that have remained the same for a century and a half. The current owners have also created a 35-foot cook’s kitchen addition, with dining additional to the formal dining room, that leads to a splendid patio overlooking the Hudson River and a gently sloping hillock with a gazebo for further up-river views. In addition to a formal living room there is a den and a library with a fireplace. You won’t find anything more original and pristine than this. $895,000

Immaculate, turn-key, up-to-date 2 bedroom 1 bath on a quiet lane in the village.

With a detached garage/studio! Completely and tastefully renovated, it features a new kitchen, bath, hardwood floors, windows, and appliances. Open floor plan and lots of light. The two car garage is partially finished and could easily serve as a studio space. Municipal sewer and water. The house is just down the lane from the Woodstock Public Library and minutes to the Trailways bus stop. Ideal location for someone who wants to live on a quiet street without the need for a car.

AirBnB, seasonal, or year-round living. A lovely home with great income potential! $350,000

*For 2018, per MLS statistics, for companies with more than 25 transactions.

upstate HOUSE

| SPRING 2019 • 61

GeorGe T. Whalen real esTaTe • ES TA B LI S H ED 1925 •

GRAND CLOVE VALLEYCOLONIAL COLONIAL A very special offering, unrivaledwith in what offers. Picturesque ELEGANT COUNTRY A beautiful home, crafted fineitmaterials on 11+ center acres hallthe in the heart ofEstate the Clove Valley on 22+ acres,setting fully restored & maintained the highest in Millbrook area.

Private, serene with long driveway,totennis courtstandards. & Gunite 4100 Stylish sq. feet,design, w/7 BRs, 3 full baths and 2high half,ceilings, 7 fireplaces & beautiful& wide plank flooring. pool. light filled rooms, 3 fireplaces 4 BRs, each with fullComplebaths. mented a tree lined pond, period barn & attractive barn w/game room & additional 90 minsbyfrom NYC & driveway, mins to Village of Millbrook.

Offeredcarriage at $1,895,000 guest quarters. Offered at $2,595,000

ELEGANT A beautiful home, crafted Stunning, with fine materials on renovated 11+ acres home in the MODERN COUNTRY ELEGANCECOLONIAL IN THE VILLAGE OF MILLBROOK completely Millbrook area. long driveway, court & Gunite pool. Stylish on MapleEstate Ave. on onePrivate, of theserene finest setting lots in with the Village.

State oftennis the art kitchen, fabulous hard design, light filled rooms, ceilings, 4 BRs,Lovely each with baths.

90brand mins new, from wood floors, LR w/FP andhigh French doors3tofireplaces bluestone& patio. levelfull parcel with NYC & mins topool Village of Millbrook.

Offered at $1,495,000 magnificent house and in-ground pool.

Excellent choice for entertaining family & friends.

Offered at $1,395,000

BEAUTIFUL VILLAGE IN-GROUND POOL Perfectly Spacious single-story ranch, on just13.3 seconds from HILLTOP CAPE CODHOME WITHWITH PANORAMIC VIEWS sited for privacy acres w/ downtown Millbrook Private, meticulously andSolar move-in ready, with 4 BRs, 2back-up baths, 2 gated entry.

Classicarea. style w/rocking chair maintained front porch. powered w/battery FPs, eat-in-kit nook, formal DR, elegant and cozy Beautifulceilings, grounds wide w/gorgeous generator for w/breakfast energy savings.

In-ground pool, LR central air, den. cathedral board pool, poolthroughout. house, patio1st andfloor Pergola.

Offered at Millbrook $650,000 Schools. Offered at $795,000 flooring master suite.

COUNTRY CHARM WITH OF ENDLESS POSSIBILITIES 1860 colonial, on 24.4 one of the& TWO STORY VILLAGE MILLBROOK HOME Circa Early stucco home, filledacres with on character area’s roads.

KnownHW affectionately as “Little Farm,” the family property lends& itself many charm.finest 4 BRs, 1.5 baths, floors, LR w/FP, formal dining, room, eat-intokit.

Newpossihigh bilities fromfurnace buildingand a dream setting up a small-scale farminggarage. operation or simply country efficiency waterhouse, heater.

Oversized 2 car detached Private backa yard w/ retreat.

Farming apple orchard, woodland & pond. barns. Offered at $675,000 flag stone patio, fields, privacy hedges & raised garden beds.Several Offeredearly at $349,000

MILLBROOKCOUNTRY VILLAGE CAPE COD 1870 Just a short cottage, walk to located the center ofhamlet the Village of Millbrook MILLBROOK COTTAGE storybook in the of Lithgow, in the heart Millbrook Hunt Charming that include widewood boardfloors, wood flooring & exposed is thisofcharming CapeCountry.

Cod, with 3 BRs,details 2.5 baths, beautiful lovely front porch beams.

BRs, overlooking 1.5 baths, 2 private car garage w/heated workshop. location, 5 milesstorage to Millbrook & stone3patio backyard.

2 car attachedGreat garage w/walk-up area.

Village & 7basement miles to Metro at $365,000 Finished w/halfNorth bath.Station.

OfferedOffered at $349,000

CLINTON CORNERS FARMHOUSE Wonderful country home curbStanford appeal.Road.

Well ESTATE QUALITY BUILDING LOT 11.7 acres of mostly wooded land w/great on beautiful The land risesw/3 fromBRs, the road to several nice building locations.LR Oldw/brick stone walls & largeFRoak trees. maintained, 2.5 baths, Kit w/custom cabinetry, fireplace, w/wood Surrounded by larger parcels and private estates.

Schools.French Build your dream homepatio. here! floors, exposed beams & study alcove.

BrightMillbrook studio/office. doors to brick Offered at $225,000 Lovely lawn & gardens. Convenient to Millbrook & Rhinebeck areas. Offered at $295,000

845-677-5076 • 3269 Franklin Ave. Millbrook, NY 12545 • GTWhalen.com 62

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online at upstatehouse.com

upstate HOUSE

| SPRING 2019 • 63

137 Acre Estate | Saugerties, NY

Country Compound | Hudson, NY

1865 Inn/Restaurant | Purling, NY

Excl. Rare opportunity to complete this historic masterpiece on Hudson River. Infrastructure in place. $6.950M. Web#19011885 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Excl. Lux 4 BR, 102 acres. Pool, tennis, court, & ponds. 2 addtnl 3 BR homes. Easy commute NYC. $3.15M. Web#19016397 Jean Stoler 518.755.4298

Excl. A NY first! Historic 100 spellbound acres. 18 en-suite rooms, plus 16 separate apts. Lake. solar! Magical. $2M. Web#18709089 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Mansion/Inn—1.2 Acres | Hudson, NY

Antique Chic | Old Chatham, NY

Live Your Dream | Hudson, NY

Excl. Historic, gorgeous & gracious home or inn. 6-en-suite, (2) 1 BR’s.

Parlors, FDR, solar, EV station, garage. $1.7M. Web#15085984 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Excl. Sunset views, soaring ceilings, open & gracious 4 BR/4BTH home, tennis, guest house. Magical. $1.250M. Web#18322901 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Excl. 7,000SF of incredible space. Imagine, live/work/gallery, studio/restaurant! Inquire re leasing. $875K. Web#19198907 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Historic Estate | Greenville, NY

Retreat to Paradise | Claverack, NY

Early Victorian Beauty | Copake, NY

Excl. Prevost manor on 126 acres. 5BR, 4BA, 7 fireplaces. Pond, vintage barns, stream. Orig. details! $849K. Web#18361052 Sterling H. Swann 518.929.7805

Excl. Recently renovated. Open living spaces, 4 BR, 4 BA, cook’s kit, fplc, serene ponds & waterfalls. $815K. Web#18713731 Jean Stoler 518.755.4298 | Nancy Felcetto 917.626.6755

Excl. Magical views. 6.5 acres. Bright, hi ceilings, 4BR/2BA. Barn, Studio, out bldgs. Bring your creativity. $649K. Web#18719580 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Sweeping Views | Austerlitz, NY

Freshly Redone Prewar | Catskill Village, NY

Bring Your Creativity | Germantown, NY

Excl. Hidden, mountain-top retreat on 31 acres. Open flr-plan, 4BR, 3BA, gourmet kit, wbfplc, deck. $598.5K. Web#19107428 N. Felcetto 917.626.6755 | R. Horowitz 917.348.4866

Excl. Sophisticated redo of classic charmer in premier neighborhood.

4BR/3BA. Near all village attractions. $485K. Web#19144772 Sterling H. Swann 518.929.7805

Excl. Endless Catskill Mt. views, sited on the highest elevation in the area. 3BR/2BA, Garage, studio/ofc. $478K. Web#19155767 Maret Halinen 917.691.8757

Move to What Moves You 6 4 • online at upstatehouse.com Halstead Hudson Valley, LLC; All information is from sources deemed reliable but is subject to errors, omissions, change or price, prior sale or withdrawal without notice.

No representation or guaranty is made as to accuracy of any description. All measurements and other information should be re-confirmed by customer.

KINDERHOOK, NY | $1,875,000

5 Bd | 3/2 Ba | 5,000 SF | 123566 Jennifer Capala 917.685.6925

BERKSHIRE | $12,900,000

HILLSDALE, NY | $1,250,000

6 Bd | 7/3 Ba | 11,000 SF |170130939 Martha Piper 413.627.4599

6 Bd | 4 Ba | 6,122 SF |222281 Jennifer Capala 917.685.6925

WEST STOCKBRIDGE,MA | $849,000 4 Bd | 3/1 Ba | 3,281SF | 222898 The Shire Group 413.551.2055

4 Bd | 4 Ba | 2,130 SF | 223607 Jared Kelly 413.854.1504

HILLSDALE, NY | $1,499,000

6 Bd | 6 Ba | 3,038 SF | 224757 M Bachman & J Capala 646.637.6304

ALFORD, MA | $515,000

LONG LAKE, ANCRAM, NY

Priced $295,000 - $445,000 Jennifer Capala 917.685.6925

STEPHENTOWN, NY|$1,195,000

COPAKE, NY| $529,000

6 Bd | 3 Ba | 3,600 SF | 224100 Jennifer Capala 917.685.6925

4 Bd | 2/1 Ba | 2,900 SF | 123941 Jennifer Capala 917.685.6925

RICHMOND | $525,000

WEST STOCKBRIDGE, MA|$2,220,000 4 Bd | 5/1 Ba | 6,513 SF | 224021 M Merelle & S Weisz 413.717.0717

6 Bd | 4/2 Ba | 4,036 SF | 225182 The Shire Group 413.551.2055

ALFORD, MA | $895,000

4 Bd | 3/1 Ba | 5,898 SF | 222744 Marc Bachman 646.637.6304

RICHMOND, MA | $639,000

4 Bd | 3/1 Ba | 4,000 SF | 225035 K Piasecki & K Climo 413.854.7033

williampitt.com Great Barrington Brokerage 306 Main Street | 413.528.4192 | Lenox Brokerage 34 Church Street | 413.637.4402 Each Office is Independently Owned and Operated.

upstate HOUSE

| SPRING 2019 • 65

RESIDENTIAL • COMMERCIAL • LAND • INVESTMENT • MULTI-FAMILY

We’re Everywhere You Need Us! www.WinMorrisonRealty.com KINGSTON 845-339-1144 • KINGSTON COMMERCIAL 845-339-9999 CATSKILL 518-800-9999 • SAUGERTIES 845-246-3300 WOODSTOCK TINKER ST. 845-679-9444 WOODSTOCK OLD FORGE 845-679-2929 • PHOENICIA 845-688-2929

Catskill · New York

Sullivan County Catskills New York Malek Properties • Full Service Real Estate • 10 Waldheim Road, White Lake, NY Port of Call located at the end of the Village of Catskill right on the Hudson River is looking for its next owner. Enjoy casual waterfront dining on the outside patio, glass enclosed main dining area or on the rooftop deck with panoramic views. The building has been completely renovated in the last 8 years. There is indoor and outdoor seating for +/- 100 and parking for 50+ vehicles. There is also office space, storage rooms and a 2-bedroom apartment located above the main restaurant area. Listing brought to you by Greg Berardi. - $1,600,000

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thecatskillfarms.com

Specializing In Real Estate Throughout Ulster County & The Catskills (845) 338-5252

www.MurphyRealtyGrp.com

CONTEMPORARY W/ MOUNTAIN VIEWS & POND

Custom built in 2005 with over 3200 sq. ft., this immaculate mountainside home features a circular paved driveway, extensive landscaping & a screened house w/ electric, cable, fan & lighting, extended patio, fire pit, and awning. New carriage house with unfinished studio area. Oh yes there is a spring fed, stocked pond and room for a pool. Large foyer entry immediately flows to living room and kitchen. Gourmet kitchen leads to deck. living room w/ fireplace, soaring ceilings, and 2 BRs are on the 1st floor! Second floor has spacious master suite, custom full bath, walk in closet and den. Full basement offers semi-finished space with exterior doors & 10 feet ceilings. Plumbed for a bathroom and ready to roll into your outdoor paradise. Bonus game room over garage! $699,000

SPACIOUS SAUGERTIES HOME

Tucked at the end of a quiet cul de sac is a well maintained 4 BR, 3.5 bath custom-built split level! The living room features a gas fireplace and plush carpeting. Gourmet kitchen has Corian countertops, pantry and ample counter space. Formal dining room has hardwood floors and sliders leading to the inground pool. The full finished lower level lends itself to endless entertaining possibilities with an additional gas fireplace and wet bar. The office area has a separate entrance and a bathroom offering flexibility for an in home office or mother/ daughter set up (with proper approvals). The inground lined pool has a slide and diving board and will be the center of summer entertainment! $349,900

BEAUTIFULLY RENOVATED - UPTOWN KINGSTON

Come see this homey Art’s & Craft’s style home, complete with all the charm you were hoping for and all the special renovations done! From the moment you walk up the steps, you will be delighted with the exterior color scheme & landscaping. A freshly paved parking pad, and a lovely backyard. Hardwood flooring and original untouched Chestnut woodwork, the living room has a cozy wood-burning fireplace with Accent windows on either side. Front room is extraordinarily bright & peaceful. Dining room is large enough for family gatherings while the kitchen is super-efficient w/ top of the line appliances. Little back porch area can serve as mud-room. Upstairs there’s 3 Brs, 1 beautiful bath, and the attic space can have a multitude of uses. Full basement with laundry area! $373,000

CHARMING UPDATED BRICK CAPE

A friendly lifestyle is yours in this charming 3 BR, 2 full & 1 half bath Cape!

This 2400+ sq ft home features hardwood floors, living room with wood burning fireplace, formal dining room, and amazing kitchen & huge family room with pellet stove. Large Master BR with 2 walk-in closets & newer large master bath, down the hall you will find an additional full bath and 2 nicely sized BRs (hardwood floors throughout the upstairs). The family room opens to large in-ground pool, patio area with large gazebo and firepit! Corner lot, fully fenced in yard, nice size shed with electric, and 1 car garage with AC and heat! $349,900

COUNTRY CONTEMPO - NEW CONSTRUCTION Country Contemporary with 23ft soaring ceilings, 3 BRs, including a master ensuite with walk in closet! Great room, living room, dining room & kitchen with the most amazing fireplace & stone work you have seen! Absolutely beautiful brand new hardwood flooring! Loft area lends itself to so many uses, media room, yoga studio, guest room? Basement all ready to go and still enough time to pick your flooring! All of this on 3.50 private acres. Also 3 additional homes on the culde-sac in various degrees of completion, still new enough to pick your finishing touches! $479,000

upstate HOUSE

| SPRING 2019 • 67

REALTY PROMOTIONS, INC. 845-381-5777

Beautiful New Construction Homes in the Town of Gardiner & New Paltz School District The Fennel

This beautiful 3,578 sq. ft. farm house colonial with metal roof accents offers 4 bedrooms & 2.5 baths. Enjoy the open floor plan boasting exposed beams, relax in the living room with rustic hardwood floors and cozy fireplace.You will feel like a celebrity chef in this amazing custom kitchen with an oversized center island, Cambria Quartz counter tops, stylish tiled back splash and a Stainless Steel appliance package. The master suite is perfect for some “me time” and provides plenty of natural light, vaulted ceilings, huge walk in closet and a private spa like bath with double vanity, tiled shower and claw foot soaking tub. Retreat to the full finished basement’s family room for some quality time together. Central A/C, large covered back deck and 2 car garage all included. Offered at $539,900.

The Thistle

The Sage

99 L E F EV R E LA N E N EW PA LTZ , N Y

2 5 LE FEVRE LANE NE W PALT Z , NY

Move right into this newly designed 4-bedroom contemporary style cape cod with a stunning foyer enhanced with wrought iron spindles. Enter the grand two-story family room with dramatic ceilings, architectural exposed beams, stone gas fireplace and 5 ¼ wide planked floors throughout. The family room opens to the well-appointed kitchen with farm house sink and peninsula with seating overhang. Enjoy your morning coffee in the adjacent sunlit breakfast nook or go outside on the covered back deck overlooking the gorgeous views of the Shawangunk Mountains. First floor master suite offers his and hers closet, private bath complete with claw foot soaking tub, custom tiled shower with glass doors. This amazing home comes with full landscaping package, blacktop driveway and paver walkway. Offered at $509,900.

Bring the family to this spacious 4 bedroom,3100 sqft colonial.You’ll enjoy the large living room with wide plank hardwood floors, exposed beams and gas fireplace with stone surround. There will be no fighting over who’s cooking in this amazing country style kitchen with farm house sink, breakfast bar and Cambria quartz countertops. Sneak away for some privacy in the master suite which includes a walk in closet, tray ceilings and an amazing spa like bath with an oversized tiled shower, custom vanity and your very own corner Jacuzzi tub. Entertain or just relax in the full, finished basement’s family room. Central A/C, large covered rear back deck, and 2 car garage all included in this brand new home! Offered at $489,900.

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WWW.MOUNTAINVIEWATGARDINERNY.COM

Personal service and local expertise for all of your real estate needs in the Hudson Valley.

JFIVE HOME REALTY LLC Jennifer Fivelsdal | Real Estate Broker 845-594-9947 jennifer@jfivehomes.com Red Hook, NY

www.jfivehomes.com

BE WHERE WE ARE.

Dundee Farm Estate –Retreat Kingston $3,500,000 Custom Contempo 5 mins Woodstock Off eredat$780,000 at $649,000 Cedar Contempo 5to mins toN.Y. Woodstock Off Serene Woodstock Cottage Catskills Stream Front ered $1,800,000 Elegant, beautifully renovated, earlycountry 18thseasonal Century Private 32 acre, & gated, estate In afenced private setting Classic English style cape, in anw/inspiring stonew/ house in antrails, incomparable 330 acre setting. wooded mountain views creekFeais& views this 3Th bright && spacious turesthe main house w/ 3 BRs, BAs, updated w/ widepeaceful 3 acre setting. is 2,400 sq ft home ultimate tranquil oasis. Stylish over 4,500 board floors & hand fiBR, replaces, cedar energy effibeams, cient updated 45 windows, 2.5 BA, features 4 BRs, 2hewn BAs, high sqft , 4 BR, 4.5BA, recently home is shingle roof, copper &dormer cedar closets.

Paddocks 2,848gutters sq home has open flwood oor superbly over-engineered w/ all an new systems, vaulted surround ceilings &theft hand hewn beams, & meadows impressive hexagonal post plan, vaulted wood flpool, oors,& beautifully landscaped w/ceilings, heated gunite & beam horse barn w/ cupola, , cobblestone floors, a Rumford fireplace, ahayloft screened porch cedar pool house, outdoor yard,modern w/12 stalls, 1 birthing stall, chef 3 sauna, wash stalls, 2 full stone fireplace, ’s w/ kitchen, 2 a deck overlooking a rolling lawn seasonal bathrooms, office, observatory & 75’x15’ indoor rain shower & alfresco kitchen.

Features car garage, fulldecks, basement & 16x62 valley & reservoir views.

5 mins to village riding arena.

Also features guest cottage, a studio, 3 bay include: chef ’s kitchen w/ marble island & overlooking ower garage, a historic restored barn, miles of wildfl trails, a lake, green in Woodstock & walking distance to the counters & deck Viking appliances, stone fireplace, several ponds, ameadow. stream w/waterfall, a fenced raisedscreened porch, fi nished basement w/ radiant Overlook Mtn hiking trails & Karma Tryana bed vegetable garden, & mountain views. Just 2 hrs media wet bar &&game room, fromheat, NY City & 20room mins w/ to Rhinebeck Amtrak trains Monastery.

2 car garage, whole house generator, &inelectric car charger.

20 mins to Stone Ridge & Poughkeepsie.

ULSTER COUNTY MLS# 20182020,

Woodstock & 2COUNTY hrs to N.Y.MLS City #20162791 in Olivebridge N.Y. ULSTER | SOTHEBY’S ID# K2BKKX SOTHEBY’S ZQR2TB ULSTER COUNTY # 20172158, SOTHEBY’S ID#ID# 9BE5SB ULSTER COUNTY MLS# 20183944,MLS SOTHEBY’S ID# WMEBXZ

One-Of-A-Kind Zena Stone155 House Woodstock Woodstock Mountaintop Exclusive acre Catskill Mountain Estate Dundee Farm Estate

Offered $3,700,000 at$3,950,000 $1,950,000 $1,340,000

In a class by itself w/ sensational Superlative modern 10,000 sq estate, ftearly 7-bedroom, 7-bathroom Picture perfect Woodstock c Catskill Elegant, beautifully renovated, 18th Century brilliantly updated country estate 155 acres Mountain range views, this onmagnifi cent,of private, 1770’s, 4 BR, 2 BA, stone colonial w/ stone house in an incomparable 330 acre setting. gated, Catskill Mountain seclusion, surrounded robust, eco-friendly custom over 4,000 sqftby forevadditions onland over 32w/ park like acres Features main house 3 BRs, 3home BAs,trails updated w/ er-wild state with miles of hiking and unparaltimber frame Adirondack style w/ guest with stream frontage.

Brimming leled mountain and reservoir views.

Spacious and luxuriwide-board floors & hand hewn beams, 5 fion replaces, house & pool, enjoys complete privacy w/ period details & character: wide ously renovated 3-level main house features a16 brand new cedar shingle copper gutters &Woodstock cedar room, closets.chef ’s acres, 15wood minsroof, the center of top floor master suite, ahigh 16-seat screening board flfrom oors, beamed N.Y. Thfle oor BR, 3.5 BA main house features: Paddocks & surround the impressive hexkitchen, to ceiling windows, state the art systems, ceilings, 64 meadows over 6 and 12 over 12of wraparound porch &high balcony, openinternet, flhayloft oor radiant whole house speed agonal post custom &generator, beam horse barn w/cable cupola, , windows, built-in hutches, heat, central A/C, Rumford fi replaces, high-end fixtures, plan, Tuscan inspired kitchen w/ Wolf range, cobblestone yard,shelves w/ 12 stalls, 1 birthing stall, 3 wash displayroofs, niches, & bookcases, metal agreat separate teak spastone sauna, new 20’x40’ inTimberbeg room w/ fi replace, Dutch2gunite doors, dormered windows, stalls, full bathrooms, office, observatory decks ground pool and system.

An entirely cathedral ceiling & security screened porch.

Full refurbrick chimneys, &riding shingle roof. & 75’x15’ indoor arena.

Also features guest bished 1 bedroom, 2cedar bathroom guest house has an open basement w/ radiant fl oors is roughed out for Outbuildings include: agarage, 1 BRfiareplace, guest plan kitchen and room, with 2nd floor cottage, asuite. studio, 3living bay historic restored 5th BR New chalet style post & beam loft . This&spectacular private estate also features a renovathouse, a 2ofcar garage with plumbed barn, miles trails, a lake, several ponds, stream ULSTER COUNTY 2BR guest house & natural form poolapond, w/ a raised ed heated 3-bay garage, workshop, stocked & heated artist studio above.

ULSTER COUNTY #20162194 w/ waterfall, adesign fenced raised-bed garden waterfall & spa whirlpool.

Also features whole MLSMLS # 20174959 Scandinavian orchard, andvegetable bluestone patios.&Located in Mt. Tremper, New York justNY minutes the towns SOTHEBY’S ID #9BE5SB house generator, EV charging port,&from solar mountain views. Just 2 car hrs from City 20 mins ULSTER COUNTY MLS# 20181981, SOTHEBY’S ID # of Phoenicia and and 2inhours from New York panels & 2 car to Rhinebeck &garage.

Amtrak trains Poughkeepsie.

SOTHEBY’S ID # Woodstock, 46NC2G City.

LMGYL5 ULSTER COUNTY MLS# 20184037, SOTHEBY’S ID # JCGM7N

Representing fine properties in the Hudson River Valley for over three decades.

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Victoria Wilkinson R.E. ASSOCIATE BROKER

victoriajenifer@earthlink.net m. (845) 399-7003 Heather Croner Real Estate/Sotheby’s Internation Realty P.O. Box 226, Millbrook, New York

HeatherCronerRealEstate.com | SothebysRealty.com VictoriaWilkinsonRealEstate.com

upstate HOUSE

| SPRING 2019 • 69

INDEX O F ADVERT IS ERS INDEX O F A DVERTI S E R S Adirondack Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Gary DiMauro Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 58

North River Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Alfandre Architecture, PC . . . . . . . . . . . . . . . . . . . . . . . . . . 11

George T. Whalen Real Estate . . . . . . . . . . . . . . . . . . . . . . . 62

Northern Dutchess Realty . . . . . . . . . . . . . . . . . . . . . . . . . . 69

Anderman Oil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

Glenn’s Wood Sheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

NYSERDA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Associated Lightning Rod Co. . . . . . . . . . . . . . . . . . . . . . . . 45

Halstead Hudson Valley LLC . . . . . . . . . . . . . . . . . . . . . . . . 64

Paul Hallenbeck Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 60

Atlantic Custom Homes . . . . . . . . . . . . . . . . . . . . back cover

Halter Associates Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

Paula Redmond Real Estate Inc. . . . . . . . . . . . . . . . . . . . . . 63

Augustine Landscaping & Nursery . . . . . . . . . . . . . . . . . . . . 9

Herrington’s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

Peggy Lampman Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 50

Balzer and Tuck Architecture . . . . . . . . . . . . . . . . . . . . . . . 25

Houlihan Lawrence/Millbrook Office . . . . . . . . . . . . . . . . 56

Phinney Design Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Barbara Carter Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Houlihan Lawrence/Lagrangeville Office . . . . . . . . . . . . . 57

Benjamin Custom Modular Homes . . . . . . . . . . . . . . . . . . 45

Hudson Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

Berkshire Hathaway HomeServices

Hudson Valley Home Source . . . . . . . . . . . . . . . . . . . . . . . 45

Hudson Valley Properties . . . . . . . . . . . . . . . . . . 52, 53, 54

Jacobowitz & Gubits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Cabinet Designers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Janson Goldstein . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Catskill Case Study . . . . . . . . . . . . . . . . . . . . inside back cover

Jeff Wilkinson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Catskill Farms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67

Jfive Homes Realty, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 69

Catskill Mountain Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Joule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Pondside Nursery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 Quatrefoil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Realty Promotions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 Rice Plumbing & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Solar Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 SunPower/NYS Solar Farm . . . . . . . . . . . . . . . . . . . . . . . . . 34 Stinemire Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Stone Ridge Electric Co., Inc. . . . . . . . . . . . . . . . . . . . . . . . 11

Central Hudson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

L Browe . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

CG Stone Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

Lawrence O’Toole Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 61

Coldwell Banker Village Green Realty . . . . . . . . . . . . . 50, 51

Lockwood-Dynamism Architecture-Design Build . . . . . . 7

SUNY Ulster Community College . . . . . . . . . . . . . . . . . . . 33

SunCommon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Malek Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66

Van Maassen Interiors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Country House Realty & Red Cottage Inc. . . . . . . . . . . . . . 1

Michael’s Appliance Center . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Victoria Wilkinson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69

Crisp Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Murphy Realty Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67

Williams Lumber & Home Center . inside front cover, 20,21

Dirty Girls Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Murray Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

William Pitt Sotheby’s Real Estate . . . . . . . . . . . . . . . . . . . 65

Exposures Gallery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

N&S Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

William Wallace Construction . . . . . . . . . . . . . . . . . . . . . . . . 5

Finch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Nexamp Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Win Morrison Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59, 66

Foster Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

Nissan North America . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Window Cover 20 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Conklin Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

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BAC K P O RCH

FOR ORLY COGAN, MAKING ART BEGINS WITH FINDING “vintage pieces that a nameless woman or girl did hours and hours of work on, and passed down through families.” At her loft studio in Nelsonville, near Cold Spring, Cogan uses paint, embroidery, and appliqué to embellish antique tablecloths, dresser scarves, table runners, and bed sheets with a fantastical mix of gods, goddesses, Disney princesses, literary heroines, and feminist icons like Harriet Tubman, Ruth Bader Ginsburg, and Georgia politician Stacey Abrams. The end result is “the marriage of so many issues, the linking of past to present and craft to art,” she says. “Craft is sometimes considered lowly—‘women’s work’—with art a higher form. My pieces are a link to women craftspeople of the past”—and what she calls her “own brand of feminist fairytale.”

After studying painting at Cooper Union and Maryland Institute College of Art, Cogan, who was born in Israel and raised in Rockland County and Long Island, began experimenting with mixed-media collage. That led to her signature style—using hand-stitching and washes of color on fabric to examine women’s roles in culture, fiction, and history. She calls her work an “update” on female stereotypes and struggles. When a show of her work opened on the eve of the Brett Kavanaugh hearings, Cogan quickly stitched images of Christine Blasey Ford into one of her works. Her often sensual ensembles include heroines like Alice in Wonderland and Cinderella as well as portraits of herself and friends and family.

Cogan grew up in a home filled with contemporary art. Her mother collects outsider and folk art, especially quilts and samplers. (“She liked ones with a moral lesson, like ‘Spare the rod, spoil the child,’” she notes.) Her mother, who Cogan says “has a great eye,” sources linens at antique stores and flea markets for her to reimagine.

Although Cogan sees her work as a collaboration and dialogue with the vintage linens’ original makers, she also addresses women of the future. Her recent show at the Brattleboro Museum and Art Center in Vermont, “Don’t Call Me Princess,” was inspired by a frequent compliment paid to her daughter, Viva Coganmann, age nine. Strangers often call young girls “princess.”

It’s meant nicely, Cogan says, “but as she grew older, she rejected it.” The 72

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show featured “more monumental pieces,” she says, “big and complicated, overlapping and layering political points of view, with a lot of female portraits in it—RBG, Anita Hill, Alice Neel.” Cogan wanted to show that women are leaders, too. “So many of those early scenes we grew up with in fairytales are pitting women against women, like the queen asking her mirror who’s the fairest of them all,” she explains, “showing them as being beautiful and passive.

Or they’re ageist, like Rapunzel [who was kidnapped by old Mother Gothel and made to grow her magic hair long to keep the hag from aging].” That’s one reason Cogan rewrites fables in an “unladylike” way. “Parenting is so hard now with a bully ruling our country,” she says. “I keep telling [Viva] that we’re not far behind the other countries that have had women leaders.”

Cogan’s influences include the feminist artists Alice Neel, a renowned expressionist, and Jenny Saville, famous for her voluminous female nudes, along with outsider artist Henry Darger, who created a fantasy world inhabited by naked girls. As such, her studio is filled with piles of vintage fabrics and antique books of erotica, art history, and anatomical illustrations. A child-sized store mannequin stands in a corner. Cogan doesn’t use a sewing machine, but has worked with textiles since childhood at a Waldorf school. “We learned to finger-knit in first grade and do crochet,” she says. She taught herself to sew and embroider.

In 2014, Cogan moved from New York City to Cold Spring with her husband, Robert Mann, owner of the eponymous Chelsea photography gallery, who grew up summering in Putnam Valley. “It’s such a different lifestyle,” she admits, though she enjoys having a “big, beautiful studio” with room to spread out, and the convenience of visiting the city via train.

Cogan continues to pull thread, linking history to the future, weaving stories and accepting commissions for portraits of both people and animals.

“To me, it’s not about the technique of sewing; it’s more about what I’m saying,” she says. “It’s about bringing back the handwork, when we live in such a digital world.”—Maria Ricapito ORLYCOGAN.COM

Photo: Roy Gumpel

Embroidered Truths

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