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april 2010 / new york metro edition a scheinmedia publication

Feasting on Design

green kitchen options abound. p28

real estate listings p46




re G

outdoor living p32

most homeowners doing renovation projects today will ask for green design products and manufacturing methods, such as the ones utilized with Iripinia cabinets shown here, says John Gomez, MCKB designer.

Ev er y

sustainable architects p24


nyC green homes advocate p18


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Come Home to Comfort

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Turn Trash intoTreasure Make OverYour Living Room for Less Arrange Flowers Like a Pro plus: The Ultimate Kitchen Garden pg. 110

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Peace & Zen

Charming 19th century farmhouse set on 22 wooded acres that border both the Zen Monastery and NYS lands. A nicely landscaped garden along w/an oversized garage which includes a workshop makes this a perfect place. Inside offers an updated kitchen w/new custom cabinets and Mexican tile and wood floors throughout. Many upgrades done in the last 8 years that includes furnace, plumbing, windows, wiring & roof. $249,900

Living on the Level

The sunny side of life- sweet ranch style home in quiet West Hurley neighborhood on just under one acre of pretty land. This home has master suite w/private BA and sliders to take you to patio for morning coffee! Parquet flooring throughout house! Many charming and original kitchen cupboards are enhanced by custom cabinets for added storage w/ vintage look. Easy living all one level, direct access from garage as well. $245,000

Luxurious Mountain Estate

Stately Colonial

For the discriminating buyer who wants lasting value there is this luxurious mountain estate compound surrounded by thousands of acres of state land, built from massive Canadian logs (now almost impossible to find), featuring 10,000 sq ft of living space. Enjoy complete mtn top seclusion from the indoor saline pool in a separate building. Added bonus - a carriage house w/guest quarters. $3,950,000

You’ll feel right at home in this spacious well appointed Center Hall Colonial. Open foyer allows you to greet your guests with ease. Large bright eat-in-kitchen w/ breakfast bar and glass sliders that lead to the deck/ pool area. French drs from formal DR to LR. Gleaming hardwd flrs. 2nd flr office/ study w/walk in attic space could also be finished into a fourth BR. Incredible amount of closet space and storage. $400,000

The Perfect Getaway

Stunning Center Hall Colonial

Relax and enjoy the views from this classic ski chalet at the base of Hunter Mtn. Only 2.5 hrs from the heart of NYC find this 5 BDR, 2 BA retreat complete w/vaulted beamed ceilings, fireplace, and open floor plan- making it the perfect weekend getaway. A bonus shed w/electric is the workshop or the perfect place to tune your skis. Finish your day on the expanded deck w/amazing mountain and lake views. $289,000

Unique Contemporary Home

Architecturally inspired, custom-built, unique contemporary home. Commercial grade cooks kitchen with separate pantry, center island, granite counters and wood cabinets. Brazilian, cherry flooring, master bedroom suite with fireplace and deck with Hudson River views!! $549,000

Walk to the Emerson

This adorable cottage boasts an incredible lifestyle. Privately sited on 2.5 acres with a 1 minute walk to fishing in the Esopus. Mtn views from the meadow surrounding this getaway and a quick walk to the Emerson Resort and Spa for breakfast or late night cocktails.Additional sleeping space for your guests in finished attic and additional living space in finished heated studio. Just 10 mins to Woodstock & 15 mins to Belleayre ski center. $239,000

Step back in time and appreciate the workmanship that created this stunning 1875 Center Hall Colonial in the trendy Rondout section of Kingston. Marrying the old and the new are the smart updates to the spacious kitchen. Of course you could complete the abundant attic as work/ media space. Charming private garden complete w/small water fall and pond completes the joys of this urban oasis. $324,900

Ready to Move In

Ready to move into 4 BDR, 3 full BA home. The kitchen offers endless storage space and breakfast nook leading to deck overlooking tree lined, private backyard. The spacious LR provides plenty of light plus central air throughout the home. Step down into the FR w/recessed lighting and sliding glass doors for access to the lovely backyard. $309,900

Spectacular Hudson Riverfront

Stunning, privately sited, Lindal Cedar post and beam with massive Hudson River views. Stone wall spillway from pastoral Hallock pond grace the approach. Exquisite details include Brazilian cherry flooring, handcrafted cherry kitchen cabinetry, granite counters w/ center island and prep sink, Israeli limestone master BA w/ over the top mosaic inlays in floor and shower. This must be seen to be believed. $1,395,000 7

8 NEW YORK HOUSE / April 2010

contents / april 2010 Volume 7, Issue 10

Features 18 Green Homes Advocate Architect Ellen Honigstock is leading the charge to retrofit New York’s housing stock through education and outreach to the­­­design and building community.

by nancy meyer; photographs by deborah degraffenreid

24 Blueprint for Sustainability

Expert advice on choosing an architect and maximizing natural resources when home building or retrofitting

by emily herendeen; photographs provided

28 feasting on design

Kitchen renovation options abound that are healthy and environmentally sound. by gina marinelli; photographs provided

Also in this Issue:


32 Outdoor living Trends From backyard kitchens and pools to green roofs, the outdoor lifestyle is in full bloom.

36 Green features sell homes There are many steps homeowners can take to reduce energy and increase the appeal of their homes to potential buyers.

clockwise from top: photo provided; deborah degraffenreid; photo provided; courtesy b&b pool and spa center



10 publisher’s note 12 entryway 14 live/work 16 Green events 26 on the web 38 ASK THE GREEN advocate 40 what you don’t know 42 our green future 44 inner space 62 Green residential maps 64 back porch

The Markets 46 REal Estate Listings 61 index of advertisers


14 9

from the publisher and editor

More Exploration Needed in Fracking Debate

Editor Nancy Meyer Ar t Director Julie Novak Editorial Assistant Christina Jelski Editorial Intern Emily Herendeen Production Director Jessica Housen joseph s. walker, jr.

I had the opportunity to moderate and co-produce a panel with Paul McGinniss, writer and green advocate, and the SUNY New Paltz Environmental Task Force at SUNY New Paltz, “The Future of Gas Drilling in New York State,” primarily focusing on the process of hydraulic fracturing in the Marcellus Shale formation, including parts that lay in the New York City watershed. Hydraulic fracturing, also known as “fracking,” uses massive amounts of water and chemicals to access oil and gas trapped in hard-to-reach shale formations. The EPA has urged state regulators to further study the environmental impact of such techniques, primarily because the federal government has no oversight in this matter. The panelists included James Gennaro, chairman of the New York City Council Environmental Protection Committee, Kate Sinding, senior attorney for the Natural Resources Defense Council (NRDC), Scott Rotruck, vice president of corporate development for Chesapeake Energy, Stuart Gruskin, executive deputy commissioner, New York State Department of Environmental Conservation (DEC), and Wes Gillingham, program director, Catskill Mountain Keeper. There was also a closing keynote by U.S. Congressman Maurice Hinchey, D-New York 22nd District. Attended by 200-plus people, the session was well received by a well-informed and impassioned audience. The conversation among the panelists was sophisticated, with an incredible amount of information proffered. The issues inherent in this particular situation are quite complicated. First, natural gas trapped in the Marcellus Shale, according to Congressman Hinchey, can satisfy the entire nation’s current energy needs for the next 25 years. However, based on current science, he is firmly against any drilling that utilizes fracking. He is not opposed to the use of natural gas; he is opposed to this particular method of obtaining it. The questions from the audience were mostly polite. Of course, in this type of forum, there is always the tendency to field unusual perspectives, including that of a wellmeaning person who thought it would be better to import natural gas from Russia. And there was the person who repeated “Halliburton” over and over until the word had no

Publisher Jonathan A. Schein

Jonathan A. Schein, publisher of New York House, speaks with U.S. Congressman Maurice Hinchey after the program.

more meaning than “banana.” In general, the knowledge base of the attendees was gratifying in that people took the time to get the facts and asked pertinent questions such as what will happen to tourism, a main economic driver, if drilling begins to color the landscape. Most of the issues relate to four areas: environmental/ health; economic; energy; and national security. Councilman Gennaro opposes any drilling whatsoever in any part of the New York City watershed. Chesapeake Energy contends that it will not drill in any part of the watershed that it has under lease. This issue is so hotly contested because it really cuts to the bone. The facts are clear. We have energy needs and we are not doing anything in real terms to reduce them. The U.S. utility industry produces 3.7 trillion kilowatt hours of energy per year and we can no longer continue to be a nation that garners 50 percent of our energy from burning coal. Although alternative energy and renewable sources are gaining momentum, it will take at least another two or three decades before they assume a significant share of energy production. In reality, hydraulic fracturing in the Marcellus Shale has quite a long way to go before it can begin. Last September, the NYS Department of Environmental Conservation issued the Supplemental Generic Environmental Impact Statement on the Oil, Gas and Solution Mining Regulatory Program that is still under review. Stuart Gruskin, executive deputy commissioner, indicated that there are over 14,000 comments to review while processing the statement and that’s not going to happen overnight. The good news is this process is going under extensive review and gaining more and more federal and state oversight. As Congressman Hinchey said, the amount of natural gas can’t be overlooked. It’s how we get to the gas that makes all the difference. As long as these discussions still happen, perhaps the proper balance and solutions can be found.

Contributing Designer Katie Love, Neslihan Ulus Proofreader Nancy Graham Contributors Eric Francis Coppolino, Deborah Degraffenreid, Norma Lehmeier Hartie, Gina Marinelli, Ted Olinger Sales & Marketing Director Cynthia Kudren (845) 340-9600, ext. 110 Account Executives Claire DePauw, (845) 340-9600, ext. 106 Bob Grossman, (914) 610-0467 Barbara Manson, (845) 926-6809 Randy Schein, (917) 685-7758 Sales & Marketing Intern Emily Wiegel Published by President & CEO Jonathan A. Schein Vice Chairman Gerald D. Schein Editorial Director Susan Piperato Finance Matthew Watzka Conferences Coordinator Tracey Glover Sales & Marketing Assistant Claire DePauw Social Media Networking Coordinator Michelle Guido NEW YORK HOUSE is published 12 times a year by ScheinMedia. ALL REAL ESTATE ADVERTISING IN NEW YORK HOUSE IS SUBJECT TO THE FAIR HOUSING ACT, WHICH MAKES IT ILLEGAL TO ADVERTISE “ANY PREFERENCE, LIMITATION, OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN, OR AN INTENTION TO MAKE ANY SUCH PREFERENCE, LIMITATION, OR DISCRIMINATION.” NEW YORK HOUSE WILL NOT KNOWINGLY ACCEPT ADVERTISING THAT IS IN VIOLATION OF THE LAW. CONTENTS COPYRIGHT 2010 SCHEINMEDIA. ALL RIGHTS RESERVED. NEITHER THIS PUBLICATION NOR ANY PART OF IT MAY BE REPRODUCED IN ANY FORM, BY ANY MEANS, WITHOUT THE PRIOR PERMISSION OF SCHEINMEDIA.

ADVERTISING DEADLINE The 9th of every month. Contact Cynthia Kudren (845) 340-9600, ext. 110 Visit our website for more information: editorial SUBMISSIONS Send all queries and submissions to

joseph s. walker, jr.

SUBSCRIPTIONS Subscriptions are $19.95/year (12 issues).

Jonathan Schein Wes Gillingham, program director, Catskill Mountain Keeper, James Gennaro, chairman of the New York City Council Environmental Protection Committee, Kate Sinding, senior attorney for Natural Resources Defense Council, Jonathan A. Schein, Stuart Gruskin, executive deputy commissioner, New York State Department of Environmental Conservation, Scott Rotruck, vice president of corporate development for Chesapeake Energy.

10 NEW YORK HOUSE / April 2010

Read columns by Jonathan A. Schein on

Nancy Meyer is on vacation. Check back next month for her Editor’s Note.

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Replacing your old refrigerator with an energy-efficient one can save up to 1.8 tons of carbon emissions per year, in addition to saving you money on energy costs. When looking for energy efficient fridges, choose one with a freezer on top instead of side-by-side. Pick a smaller fridge and stick to one per household—getting rid of an extra fridge will benefit the environment and your energy bill. Source:,

event listings Harbortown Review Tavern Concert April 3 STATEN ISLAND

Listen to the songs of country and bluegrass performer Bob Wright while sitting in a 19th centur y tavern lit by candlelight and heated by a wood stove. Enjoy refreshments like spiced mulled wine. $15. 7:30pm and 9pm. Call for reservations. (718) 351-1611 x281. Guyon Tavern at Historic Richmond Town.

The Empire State Book Festival April 10 ALBANY

This event welcomes writers, readers, librarians, and more to join in celebration of New York’s literary tradition. Gregory Maguire, author of Wicked, is the keynote speaker. Free. 10am keynote speaker. 10:30am -5:30pm. Empire State Plaza Meeting Rooms, Base of the Egg. (518) 432-6952x105.

Daffodil Tea April 17 RHINEBECK

Ring in spring with high tea. Enjoy sandwiches, desser ts and a tour of the Wilderstein Mansion. $25. Reservations necessary. 1pm. Wilderstein Mansion. (845) 876-4818.

David Sedaris at UPAC

Author, playwright, NPR contributor, and all around funnyman David Sedaris brings his autobiographical stories to life at UPAC in Kingston on April 9. Sedaris will read from some of his bestselling books, Naked, Dress Your Family in Corduroy and Denim, and his most recent, When You Are Engulfed in Flames. $45/$40 for members. 8 pm. UPAC. (845) 339-6088.

One Park Many, Cultures Expo April 20

Recommended Reading

Please submit calendar items and books to Editorial Assistant Christina Jelski for consideration:

12 new york house / April 2010

This event celebrates both national garden month and immigrant heritage week with food, drink, dance, music, crafts and more. Free. 10am-1pm. Highland Park Childrens Garden. (718) 235-4100.; images provided (2)

Emily Anderson’s Eco-Chic Home (in stores April 15, $21.95) reads like a Mar tha Stewar t home book—one that happens to be about ecofriendly living. It’s no surprise either, considering that Anderson is an event director for Stewar t. For the eco home novice, Anderson offers a complete guide to recycling and repurposing old goods, many of which take form in kid-friendly craft projects. It’s par t DIY craft book, par t advice book, and most impor tantly, filled with helpful tips, instructions, and elegant photos to help you green your life.


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Walton Van Loan House $390,000

The Rushmore Farm

This elegant ca.1840 Victorian in Leeds presides over 7.5 park-like acres with an inground pool. The top-to-bottom restoration marries old and new aesthetics. The gourmet kitchen features Wolf, SubZero & Asko appliances, and the master bath is a retreat in itself. The park-like grounds include a stone patio and your own 2000 sf carriage house studio.

Views of the Hudson River and the 19th century mercantile buildings of Coxsackie are ever-present from this 4-chimney brick house built in 1830. An old newspaper tells of the elegant details: “The window ledges are of marble and there is a marble mantel, flanked by graceful reveals, in the front parlor.” These details exist today, along with many other gracious amenities.

This ca.1754 Dutch stone house in Athens is on 95 acres with a picturesque pond. The 2600 sf 3 BR home has a stylish renovation that comfortably coexists with its period details: plank floors, 12-over-12 windows, 4 FPs, hand-hewn beams, and cathedral height rafters. Outbuildings include a 3-bay barn, and an original stone smokehouse.

David Ludwig 518.943.7533 x11

This historic house in Catskill boasts bird’s eye views of the Hudson River. Built in 1863 by mapmaker Walton Van Loan, this 3133 sf 4 BR gem offers 11’ ceilings, 3 bay windows, and is filled with beautiful original Victorian details. With its expansive views, abundant light and quiet setting – this elegant home is not to be missed!

David King 518.828.0800 x12

Mary M. Mullane 518.822.0800 x14

David Ludwig 518.943.7533 x11

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Brick Merchant’s House


For more photos, more fine houses and country rentals:

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Nothing goes to waste in ellen honigstock’s life, not even rainwater from her brooklyn home’s roof, which irrigates the adjacent community garden.

e must be the change we wish to see in the world,” said Gandhi, and for green architect Ellen Honigstock, that change can’t happen fast enough. As the LEED for Homes Advocate for the Urban Green Council in New York, Honigstock plays a role in the enormous task of educating the design and building community and the public about improving building performance—and quick. New York City has set a mandated goal to reduce greenhouse gas emissions by 30 percent, to below 2005 levels, by 2030. On top of that, the city has new requirements to comply with the New York State Energy Code for the first time, so energy audits and benchmarking will become mainstream. While 20 years may seem a long way off, the reality is daunting: New York City’s 960,000 buildings are overwhelmingly inefficient and account for 80 percent of annual greenhouse gas emissions (40 percent of that comes from residential buildings), according to PlaNYC. The city has a long way to go, and while there are many new, green high-rises dotting the landscape, the vast majority of the residential buildings that will be here in 20 years are already standing. “In my mind, making this existing housing stock more efficient is the only way we’re going to achieve any kind of conservation goal,” Honigstock relates. The real opportunity lies in the 650,000 single- to four-family buildings—low-rises—that account for two-thirds of all of New York’s buildings, she says. Having weatherized her own Brooklyn home last year, Honigstock can attest to the energy and cost savings achieved by insulating, airsealing, and caulking alone. Her home heating index, the measurement used to score a building’s energy use, dropped 25 percent, from a 16 to a 12. “We saved $700 this year. It totally worked.” Honigstock can’t fathom why other small building owners and operators don’t make similar efforts. “It actually works and you get your money back in a few years. It’s totally a no-brainer.” It’s success stories like her own and many others that help sell the concept of greening homes, she says. An architect for 25 years, 11 of those in her own practice, Honigstock became a LEED Accredited Professional and immersed herself in the world of sustainability about seven years ago. But she found that doing one green building or retrofit at a time represented a drop in the bucket toward greening New York, so she got certified by the Building Performance Continued on Page 20

Green Homes Advocate

Architect Ellen Honigstock is leading the charge to retrofit New York’s housing stock through education and outreach to the­­­design and building community. BY NANCY MEYER; PHOTOGRAPHS BY DEBORAH DEGRAFFENREID; GARDEN PHOTOS BY Marisel Bernal-Epstein

18 new york house / April 2010

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3/16/10 11:10 AM 19

Continued from Page 18 Institute as a Building Analyst, Envelope Professional, Energy-Efficient Building Operator, and Multifamily Building Analyst, steered her practice toward energy auditing and sustainability consulting work, and embarked on rigorous education, training, and advocacy work. LEED for Homes hasn’t had much penetration in the New York City market. As the first LEED for Homes Advocate, Honigstock is working to form a committee to help conduct workshops and outreach to the development, design, and building community. She feels there’s too much of a focus on new buildings and high-rise developments, and not enough on smaller homes. Further, she’s encountered a lack of understanding of the value of sustainable practices among professionals. “It’s so difficult to penetrate the market,” she laments. “But I feel that there’s going be enough in the world of affordable housing—so I think that’s where we can have the most effect.” Honigstock is also trying to establish regular ideasharing with the LEED for Homes Advocates from other large-city USGBC chapters across the country. Collaborating is a strong point of hers. Honigstock also served as co-chair for homes on the New York City Green Codes Task Force for 18 months, helping to recommend strategies that could improve the city’s building performance through enforceable codes. In February the task force, made up of 200 sustainability professionals, released 111 recommendations to the mayor and city council on how to reduce energy consumption, carbon emissions, and increase health and safety through stronger building codes. [See sidebar on page 24 for highlights.] “So it was a lot of work, but it was really so instructive Continued on Page 22

“People redo their bathroom, they paint their house, they landscape—none of that has payback. Why does retrofitting your house to make it more comfortable, more valuable, and save energy, have to? You don’t have to have a payback; it’s just a better house.”

honigstock’s personal life is as green as her professional one: her family grows food in the local community garden, is active in a community supported agriculture group, and works with neighbors to reduce energy in their homes. The community garden is a central gathering place for neighbors of all ages. Honigstock is shown here on her roof overlooking the garden in winter.

20 new york house / April 2010

—Ellen Honigstock

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NYC Green Codes Task Force Recommendations In February, the NYC Green Codes Task Force released its comprehensive analysis of building codes, complete with 111 detailed recommendations and the costs and benefits involved. Convened at the request of Mayor Michael Bloomberg and Council Speaker Christine Quinn in July 2008, the Task Force, led by the Urban Green Council, was charged with recommending green changes to the laws and regulations affecting buildings in New York. The recommendations could largely impact new construction and renovations, many removing current impediments to green practices. The proposals could also affect building codes and other codes, such as zoning, health, consumer affairs, and environmental protection— resulting in greener, healthier buildings for all New Yorkers, it says. Some of the proposals may soon be adopted, while others are still being debated. Check for regular status updates. Here are some highlights: • Limit harmful emissions from carpeting, paints, glues, and other building materials • Eliminate the use of formaldehyde in building materials • Improve exhaust and ventilation in residences • Increase availability of drinking fountains • Incorporate such passive design principles as sealing building envelope and decreasing insulation levels; optimizing passive solar gain, natural ventilation, and daylight harvesting • Build new homes to Energy Star standards • Ensure operable windows in apartment complexes • Provide individual controls for heating/cooling in residential buildings • Amend specifications for cool roof coatings so they align with LEED standards • Allow large rooftop solar installations (and remove zoning and landmark impediments to renewable energy installations) • Phase out dirty boiler fuels • Allow use of biofuels • Encourage Energy Star appliance usage in large residential buildings • Reduce clothes dryer usage by selling time in 15-minute rather than 45-minute increments • Turn off lighting and equipment in empty hotel rooms with master switch

Since 1981, dedicated brooklyn neighbors have tended the east fourth street community garden, a key gathering place and educational resource for those who want to grow herbs, produce, and flowers.

22 new york house / April 2010

Continued from Page 20 and it was a really great effort,” Honigstock says. Making an impact is what she’s all about. She teaches superintendents of buildings about new energy efficient operations and maintenance practices through the 1,000 Green Supers Program at the SEIU Local 32BJ Thomas Shortman Training Fund. The Fund just received a $2.8 million federal stimulus grant to expand and train 2,200 supers in New York. The supers spend five full days learning the latest, state-of-the-art practices: how to identify and address wasted energy, create a green operating plan, and perform cost-benefit analysis for building owners and managers. “We give them a lot of strategies. But I hope the thing that we give them the most is tools to be able to communicate why this is important,” Honigstock relates. Many have been superintendents for 25, 30, or 40 years, and they’ve been doing things the same way, she says, adding that she enjoys watching them exchange strategies and confer about their own experiences. “I totally love it—and it’s a really important program,” Honigstock says. “They are the front lines—they have more control than I would say any other group in the city, other than building owners.” The green measures she’s advocating for—and using in her own life—don’t only save energy and water, reduce pollution, and improve air quality, but will save the owners a lot of money over the life of the building, she says. Saving energy is like saving for retirement—not very

sexy, but essential. Just as retirement money grows over time through compound interest, so do the energy and operating cost savings over the life of a building, she says. Honigstock pointed to her own home as an example: “My house was built in 1929 and is going to be standing probably for another 80 to 100 years,” she relates. “So if I can reduce its energy use now, for the next 100 years, it’s going to absolutely dwarf the money I’m spending on the upgrades. If I save $700 this year and probably a little more the next three years as energy prices rise, we’ll have already paid back the insulation.” Still, she is bothered by this notion of payback—the perception that weatherizing a home or improving its energy efficiency in other ways must pay off quickly. “Granted, energy costs will go up as time goes on, so payback will be sooner,” Honigstock says. “But it just drives me berserk. People redo their bathroom, they paint their house, they landscape—none of that stuff has payback. Why does retrofitting your house to make it more comfortable, more valuable, and save energy, have to? You don’t have to have a payback; it’s just a better house.” This is just one of the ideas put forth on Honigstock’s, a blog about sustainable strategies for existing buildings, that features weekly tips and success stories to inspire and motivate others. “I just feel like the outreach and awareness piece is crucial—there’s just so much that has to be done,” Honigstock says. n

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Blueprint for Sustainability Experts offer advice on how to choose the right architect and maximize natural resources when home building or retrofitting. BY EMILY HERENDEEN; PHOTOGRAPHS PROVIDED


ne of the most significant ways to “go green” is through the proper design and outfitting of your home. There are dozens of architects from New York City to Albany who are LEED (Leadership in Energy and Environmental Design) accredited or who have a history of conscientious building and renovation. Joe Thompson of Minuta Architecture advises to research a number of architects before committing to one. “If you’re starting off looking for an architect, the same way you go about getting several different opinions from medical doctors, that it is a good idea with architects as well,” he says. While there are initial consultation fees, they are minimal in context of the cost of renovation or building, he says. Those looking to build and renovate have many options to weigh, like whether to choose a LEED AP. When building or retrofitting for sustainability and energy efficiency, finding someone who keeps your

“A lot of times you can design [to] the LEED standard without going through the system. It can be cost prohibitive for a lot of individuals.” — Joe Thompson, Minuta Architecture interests in mind and has a background in the field is paramount, says Robin Andrade, RA. That person doesn’t have to be a LEED AP, but should know the ins and outs of eco building. “Being a LEED AP means you know a lot of factoids. It doesn’t mean you have the experience doing the project and working with sustainable materials,” she says. Carla Seddio of Homework Architecture agrees that LEED is a good benchmark, but says, “The architect’s profession and role is to do these things whether or not they have some other certification next to their name.” For architects new to sustainable homes, or looking to learn about them, LEED is a great education tool, says Christina Griffin, RA. “When you become a 24 new york house / April 2010

LEED AP you’ll learn about all the many, many ways you can design a building to be LEED certified,” she said. Thompson says that another option is to design a home within the parameters of LEED, but choose not to certify it. “A lot of times you can design [to] the LEED standard without going through the system,” he says. “It can be cost prohibitive for a lot of individuals.” Some clients are looking for energy savings, some to incorporate sustainable materials, while others approach it fully and holistically, looking to maximize the efficiency and sustainability of their home. “There are a number of avenues and depending on the client I will assess where their budget is at, how green they want to be, versus how energy efficient they want to make their house,” Andrade says. “The two can play together but they can also be separate.” For new builders, one of the best—and cheapest ways is to utilize the natural value of HOMEWORK ARCHITECTURE PRINCIPALS Michael Hamilton and Carla the site. “Starting at the basics Seddio transformed an old hydroelectric power plant in like that can really make a big GERMANTOWN into their own home and office for their architecture impact right from the start on practice. The project is pending LEED certification. how you think of the form of the building, its position on the site, taking advantage of whatever natural properties water heaters, and more. Those who install solar panels the site has to enhance the building,” says Seddio. and solar hot water heaters can get 30 percent back on Rodriguez added that in addition to energy installment fees. consumption, the provenance and manufacture of While the payback period for some credits may be up products need to be weighed. “There’s a lot of things to 10 years, the bulk of the initial cost will eventually be that have to do with the embodied energy materials and returned, all while the homeowner is spending less on the energy—not just the electric bill, but where it comes energy bills. The focus, economically, is on the long term. from and how it’s manufactured,” he said. “The benefits personally, in their pockets, will come,” The benefit of a professional is their knowledge of the says Seddio. “As much as it might be a little difficult durability and quality of products on the market. “There in their immediate future, when trying to decide we are things that say they are green but aren’t,” Andrade go with the slightly more expensive but best solution warns. “You need an architect who knows. Also a lot of versus something with a little more of an immediate new products on the market are not time tested.” satisfaction.” Government incentives to build or retrofit offer the Carlos Rodriguez Infanzon, RA added that for some consumer an added bonus to lower energy bills through clients, building is about making deliberate economic NYSERDA and other programs, like the American and environmental decisions. “People are building less Recovery and Reinvestment Act. The Act gives tax and they’re trying to build smarter,” he said. “They do credits to homeowners who install energy efficient realize that if they build something smarter, the payback windows, doors, roofs, heating and cooling systems, period is not as hard as it once was.” 

List of Green Architects

(arranged alphabetically)

1100 Architect, PC David Piscuskas, Principal, FAIA, LEED AP 475 Tenth Ave., 10th Floor, New York, NY 10018; (212) 645-1011; LEED APs on staff Alfandre Architecture, PC Rick Alfandre, AIA, LEED AP, USGBC, NCARB 7 Innis Ave., New Paltz, NY 12561; (845) 255-4774 Robin Andrade, PLLC Robin Andrade, AIA, USGBC 708 Washington Street, New York, NY 10014; (212) 242-3934 220 Millers Lane, Kingston, NY 12401; (917) 682-4845; AQC Architect Anthony Crusor, AIA, LEED AP Ignacio Lamar, LEED AP 200 West 138th St., New York, NY 10030; (212) 281-9855; Ashokan Architecture & Planning, PLLC Brad Will, AIA, LEED AP 288 Wall St., Suite 2; Kingston, NY 12401; (845) 338-8182; B Space LLC Blake M. Goble, Principal, AIA, LEED AP 135 W. 29 St., 3rd fl.; New York, NY 10001; (212) 239-3134; Raymond Beeler Architect PC Raymond Beeler, Principal, AIA, LEED AP, NCARB, USGBC 629 Fifth Ave., Suite 216; Pelham, NY 10803; (914) 738-6094 Member Firm US Green Building Council; David Bergman Architect David Bergman RA, AIA, LEED AP 241 Eldridge St. #3R, New York, NY 10002; (212) 475-3106; Bermello, Ajamil & Partners Raimundo A. Fernandez, AIA; James Rowe, AIA 532 Broadway, 7th floor; New York, NY 10012; (646) 878-2824; Many LEED APs in the firm. Michael R. Berta, AIA Architect Michael R. Berta, AIA 7 Robert Rd., Poughkeepsie, NY 12603; (845) 489-1638 mrbdpc@; Bialecki Architects Matthew Bialecki, AIA 160 Main St., Gardiner, NY 12525; (845) 255-6131 200 West 20th St., New York, NY 10011; (212) 255-5784; David Borenstein Architects & Builders David Borenstein, NCARB 165 Academy Hill Rd., Milan, NY 12571; (845) 758-0021; Patrick Brennan Architect PLLC Patrick Brennan, AIA, LEED AP P.O. Box 767, Katonah, NY 10536; (914) 767-0837; Bruno Kearney Architect Joseph Bruno, Brett Kearney, AIA, NCARB, USGB, LEED AP 481 Broadway, Suite 4A, New York, NY  10013; (212) 343-7274; Carlton Architecture PC Michael Carlton, AIA, LEED AP, USGBC 240 Madison Ave., New York, NY 10016; (212) 973-9500 x224;

(212) 477-0287;, Cosentino Architecture, PLLC Ronald Cosentino, Architect, AIA, CSI (Construction Specifications Institute), LEED AP 3062 Rte. 9W, Suite 300; New Windsor, NY 12553; (845) 562-2320;

Minuta Architecture Joseph Minuta, AIA, RA, NCARB, CACB 345 Windsor Hwy, Suite #100, New Windsor, NY 12553; (845) 565-0055; LEED AP’s on staff

James Dixon Architect, PC James Dixon, AIA, USGB 1 Railroad Ave., Chatham, NY  12037; (518) 392-6800, Has LEED AP on staff

Ted Moudis Associates Ted Moudis, AIA 79 Madison Ave., New York, NY 10016; (212) 308-4000; Many LEED APs in the firm.

Domus Studios Architecture Richard Labrizzi 71 Main St., New Paltz, NY 12561; (845) 256-1402;

Neuhaus Design Architecture, PC Kimberly Neuhaus, AIA, LEED AP 355 First St., Brooklyn, NY 11215; (718) 832-4771; Other LEED AP on staff

EcoArchitecture DesignWorks, PC Janus Welton, AIA, USGBC (LEED AP in process) PO Box 86, Woodstock, NY 12498; (845) 247-4620; EGL Architecture, PC Emma Gonzalez-Laders, LEED AP, USGBC 200 Reservoir Rd., Goshen, NY 10924; (845) 294-4206; Eduardo Faxas Architects & Planners Holmes, NY 12531; (845) 855-5515; Meg Fowler Architect, LLC Meg Fowler, Principle 688 Piermont Ave, Piermont, NY 10968; (845) 680-9475 Fivecat Studio Mark LePage, AIA, LEED AP 48 Wheeler Ave., Pleasantville, NY 10570; (914) 747-1177; Fredette Architects, PLLC Diane Kaufman Fredette, AIA, LEED AP 245 E. 25 St., Penthouse C; New York, NY 10010 (212) 842-8990; FXFOWLE Architects, PC Dan Kaplan, Senior Partner, AIA, LEED AP 22 W. 19 St., New York, NY 10011; (212) 627-1700; Many LEED APs in the firm. Hudson Design, PLLC James Copeland, AIA, USGB, NCARB 1949 Rte. 9, Garrison, NY  10524; (845) 424-4810, Many LEED AP’s on staff Lynn Gaffney Architect, PLLC Lynn Gaffney, AIA, LEED AP 5 South Ellsworth Rd., Sharon, CT 06069; (917) 797-4039; Christina Griffin Architect, PC Christina Griffin, AIA, LEED AP 10 Spring St., Hastings-On-Hudson, NY 10706; (914) 478-0799; Homework Architecture Michael Hamilton & Carla Seddio 206 Mill Rd., Germantown, NY 12526; (518) 537-9675, Ellen Honigstock Architect PC Ellen Honigstock RA, LEED AP 45 Main St., Suite 806, Brooklyn, NY 11201; (212) 228-1585,

Victor Castillo Architect, PC Victor M. Castillo, AIA, LEED AP 55 Washington St., Suite 810; Brooklyn, NY 11201; (212) 796-2165;

The Office of Carol J.W. Kurth, AIA Architect, PC Carol J.W. Kurth, AIA, LEED AP, USGBC; The Arcade Building 644 Old Post Rd., Bedford, NY 10506; (914) 234-2595;

Cjpc Architect Christopher Collin, AIA, LEED AP, NCARB 10 Neiland Dr., Warwick, NY 10990; (845) 988-0233;

Michael McDonough Architect Michael McDonough, AIA, NCARB, Building Enclosure Council 131 Spring St., New York, NY 10012; (212) 431-3723;

Colgan Perry Lawler Aurell Architects Elizabeth Parks, AIA, LEED AP 118 Main St., Tappan, NY 10983; (845) 680-6670;

C.Willumsen Magill Architects 232 Ward St., Montgomery, NY 12549 (845) 457-1955;

Cook+Fox Architects LLP Robert F. Fox, Jr., AIA 641 Avenue of the Americas, New York, NY 10011

Magnusson Architecture and Planning, PC Magnus Magnusson, AIA, LEED AP, NCARB 853 Broadway, New York, NY 10003; (212) 253-7820;

Peix & Marchetti Architects Steve Marchetti, AIA, NCARB; Douglas Peix, AIA, NCARB 208 Fifth Ave., 2E; New York, NY 10010; (212) 675-1555; Barry Price Architecture Barry Price AIA, LEED AP Russell Krysiak, CSBA (Certified Sustainable Building Advisor) P.O. Box 724, Bearsville, NY 12409; (845) 679-3282; Martin E. Rich Architect, PC Martin E. Rich, AIA, LEED AP, NCARB 685 Third Ave., New York, NY 10017 (212) 880-2390;, James G. Rogers Architects James G. Rogers III, FAIA 44 North Main St., South Norwalk, CT 06854 (203) 354-5200; LEED APs on staff Rodriguez Studio Architecture PC Carlos M. Rodriguez Infanzon, AIA, USGBC, NCARB 50 Eldridge St., 3rd floor; New York, NY 10002 (212) 217-1535; LEED professionals on staff Claude Samton Adjunct Instructor at New York University 84 Mercer St., New York, NY 10012; (212) 966-6691; Scarano Architects, PLLC Robert M. Scarano Jr. AIA, ALA, FARA, USGBC 110 York St., 5th Floor, Brooklyn, NY 11201; (718) 222-0322; LEED AP on staff Walter Sedovic Architects Walter Sedovic AIA, LEED AP One Bridge St., Suite 1, Irvington, NY 10533 (914) 591-1999; Michael Shilale Architects, LLP Michael Shilale, AIA, LEED AP; John Cirilli, AIA 140 Park Ave., New City, NY 10956; (845) 708-9200; Siris/Coombs Architects Jane Siris, AIA, LEED AP; Peter Coombs, AIA, LEED AP 211 W. 19 St., 2nd floor, New York, NY 10011; Kelly Solon Architects Kelly Solon, AIA, NCARB 526 West 26th St., Suite 609, New York, NY 10001 (212) 929-3336; LEED AP’s in the office Spector Group Marc Spector, AIA, NCARB 19 West 44th St., 17th Floor, New York, NY 10036 (212) 599-1043; Studio ST Architects Esther Sperber, AIA 330 West 38th St., Suite 1003, New York, NY 10018 (212) 643-2600;, Liscum McCormack Vanvoorhis  Donald J. Petruncola, AIA 181 Church St., Poughkeepsie, NY 12601; (845) 452-2268


only on the web

april 2010 Hudson Valley Green Sheet The Hudson Valley Green Sheet is the No. 1 source for green and sustainable news in the Hudson River Valley region, from Westchester to Albany. This weekly digest offers an updated compendium of green and sustainable business news and events every Thursday. Read it online and subscribe to our weekly email alerts. Go to to subscribe.

Green From the Ground Up…

Since 1945, providing energy efficient homes that combine beauty, comfort and value has been a Lindal tradition. Each Lindal post & beam home is designed and pre-engineered to make the most efficient use of its materials and the site.

Green Design…

Design possibilities with Lindal are infinite. In addition to the classic Lindal homes best known for soaring walls of glass, Lindal offers traditional, contemporary and modern designs. With its partnerships with Dwell Magazine and Turkel Design, Lindal has introduced many new 21st century designs that have been selected by Dwell Magazine for the Dwell Homes Collection, and Time Magazine has honored Lindal’s new Turkel Designs in Time’s Green Style and Design 100 issue. We also have new, modern Lindal designs to show you. Design with style and within your budget. is updated daily with hundreds of green real estate and buildings-related jobs available from some of the country’s biggest employers as well as some of the fastest growing companies.

Certified Green Building System…

Lindal has been named by the National Association of Home Builders as the first system builder to be green certified. Atlantic Custom Homes is a Certified Green Professional accredited by the NAHB. We encourage and assist you in the selection of alternative energy sources – solar, geothermal, and even wind technology.

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26 NEW YORK HOUSE / April 2010

a Tradition Built on Innovation

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Atlantic Custom Homes, the area’s premier Lindal Cedar Home dealer, is proud to offer the exceptional beauty, quality and value of Lindal’s energy-efficient post and beam homes. Each home is custom designed to your preferences, lifestyle, the site, and of course, budget. We stay with our customers throughout the entire building process, helping set up the best possible system for building a beautiful, quality home within budget. To find out more please contact us and visit our 3600SF Lindal Model Home in Cold Spring, NY.

65 years

putting the green economy to work

Our Green Advocate Paul McGinniss interviews Laura Michalchyshyn, president and general manager of PlanetGreen, which reaches more than 57 million cable subscribers with original programming focused on environmental sustainability. Before taking the helm at PlanetGreen, Michalchyshyn was executive vice president and general manager of the Sundance Channel, where she was responsible for day-to-day operations. At Sundance she helped develop The Green, the channel’s environmental content block, which launched in 2007. Michalchyshyn has received Laura Michalchyshyn, numerous awards including the president and 2008 Peabody Award and The general manager of Daily Green’s 2009 Heart of Green PlanetGreen Award, and has been named to the Cable World Top 100 Women’s Power list. http://

Did you know?? A professionally landscaped property can increase the value of your home up to 20% and save you up to 25% in heating and cooling cost?! A well planned landscape, maintained, has its benefits: Reduction in utility costs, energy usage, and pollution. Evergreens reduce chilling winter winds and heating cost when properly placed. With careful landscaping, temperatures can be buffered in the summer and winter. Glare and wind can be used more efficiently.

At Andrade Architecture, we partner with our clients to create tailored solutions that are contextual, enduring, and thoughtful of the environment. While incorporating the latest building technology and construction techniques into the project design –and offering the highest quality of service – Andrade Architecture achieves a balance of aesthetics, cost, and timeliness.

Introducing The Kingston


Groundcover on steep hills prevents erosion, and simple plants offer screening for privacy or to hide ugly views. Trees, shrubs, turf and other features add sun or shade to define neglected spaces to transform them into private patios or a play area.

Plants help clean the air of dust, some pollutants, CO2 and add oxygen.

Start with your vision, your sketch, your childhood memory or whatever captures the home you see in your mind’s eye. Alta has the imagination and experience to create just what you want.

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Kitchen renovation options abound that are healthy and environmentally sound. By Gina Marinelli; photographs provided

John Gomez, MCKB designer, says that most homeowners doing renovation projects today will ask for green design products and approaches in the manufacturing process, such as the ones utilized with Iripinia cabinets shown here.

he kitchen is the most communal, yet individualized, room of the home. Whether for a five-star chef, a family of six, or someone whose idea of a homecooked meal takes a few minutes in a microwave, a kitchen is not just about function. The center of traffic in the home and the room designed to bring family and friends together has the potential to create an ecofriendly, efficient, and healthy environment. A green kitchen renovation is a major project. Not only does the kitchen contain some of the largest installations, such as cabinetry, countertops, and appliances, it is also a physically predominant room of the home. 28 new york house / April 2010

“Start from what the existing space is,” advises Kate Dayton, principal of Green Courage in New Paltz, “to get its maximum efficiency in storage and workability.” Dayton, who calls herself a “practical” designer, warns that the kitchen is complex. “Figure out all nuances for what works for that family, couple, etc.,” she suggests. It can help by first answering questions such as What purpose does your kitchen serve you? and What will work well as far as task space and room to move around? Dayton says that indoor air quality is a key focus in green kitchen renovations. If the saying “you are what you eat” holds true, then it can’t possibly be healthy for food to be stored in

cabinets constructed with formaldehyde, glues, and other toxins. Dayton says there are many healthy and environmentally sound materials and finishes on the market, this has not always been the case. Europe and California have been more adept at using ecofriendly materials and manufacturing processes in the past, points out Ana Sternberg, CEO and owner of NYLoft. In the past two and a half years, NYLoft has created a line of kitchen cabinetry called Bazzeo, whose materials meet USGBC and LEED standards. However, Bazzeo is just one of several companies that are accessible and ready to meet the desires of the environmentally conscious. Continued on Page 30

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Sohns Appliance Center *Contact dealer for terms and program details 23-27 Main St. SohnsWalden Appliance Center NY 12586 23-27 Main St. (845) 778-7124

Walden NY 12586 (845) 778-7124 29

Continued from Page 28 Thankfully, there are responsibly-made cabinetry options that are either manufactured or have main distribution centers on the East Coast, specifically in New York. Bazzeo is one example that offers a contemporary design and utilizes veneers made of FSCcertified wood, water-based lacquers, and manufactures from a “no-waste” factory. Other East Coast options for green kitchen cabinetry are Rutt and Irpinia, respectively based out of Pennsylvania and Ontario. Installing cabinets is no minor task; neither is removing and properly disposing of the waste of old ones. The environmentally conscious consumer should first determine if the existing cabinets need to be replaced at all. For well-made and maintained cabinets, Dayton suggests AFM Safecoat Safe Seal, a zero-VOC finish that seals toxins into wood and other surfaces. “If they have great cabinets already they can paint over them,” Dayton also adds, who prefers only zero-VOC options such as Mythic Paint. Another major facet of an ecofriendly kitchen overhaul is choice of flooring. Shane Mulstay, owner of Creative Surfaces Counter Top and Flooring Distributors in Kingston, offers engineered flooring. Mulstay says this is a greener choice, as these multiple wood floors use less actual wood and therefore are gentler on the forest, particularly exotic trees. The Manhattan Center for Kitchen and Bath also offers flooring options derived from a number of sustainable and recycled materials. John Gomez, MCKB designer, says that cork or bamboo flooring is particularly easy on the environment because of its ability to regenerate very quickly. “Fifteeen years ago I don’t think they had coined the term ‘green design,’” says Gomez, who has noticed a very significant change in the demand for green materials. “Now they expect it to be green.” This designer of over 20 years also suggests using concrete in a kitchen renovation. “Because it is made from sand, it is readily available,” he says, adding that it is also a material that can be recycled

and reused when removed. Laminated concrete can also serve as a beautiful healthy kitchen countertop, but is certainly not the most surprising of choices. Alkemi, distributed by Green Courage and locations in Manhattan, transforms recycled metal shavings from the aerospace industry to produce countertops containing 90 percent post industrial recycled content. Brooklynbased Ice Stone is widely recognized for its recycled glass and concrete countertops, as well as Paper Stone, a company that creates durable, nonporous, formaldehyde-free surfaces from 100-percent recycled cardboard and office paper. Energy efficiency is another priority of the green kitchen. LED lights, whose quality is now comparable to halogen lights, Dayton says, are ideal for downlights and lighting of task space. Dayton also advises seeking appliances that will have the “least energy suck.” The greenest choices include induction stove tops, dishwashers with heat controls, and refrigerators, such as New York House’s IGDA 2009 winner, Liebherr, that uses little energy and maximize interior space. Gomez also suggests choosing Energy Star rated appliances, which is not just good news for the environment but also for the wallet. According to, as of February 12, 2010 New York State launched a program to encourage and help residents to purchase Energy Star appliances with the incentive of a monetary rebate. The program, with a total funding of $18,700,000, applies to the purchase of refrigerators, freezers, clothes washers, and highefficiency appliance packages. Each kitchen renovation is specific to the people and uses it is designed for. For the eco-conscious, health, efficiency and sustainability are priorities that should never be overlooked. But as Dayton insists, no beauty or luxury is ever spared. She points out that there is no difference between the most well-designed kitchen and a green kitchen: they are one in the same. And with a little research, you will find they are easily accessible. n

Responsible recycling is key to any renovation. Before you toss away materials, think about donating them to local organizations for reuse. Kate Dayton of Green Courage LLC suggests Restore Habitat for Humanity of Greater Newburgh and Build It Green Low Cost Salvage Surplus Building Materials in Astoria, Queens. Visit their websites for more information: and

Resource List You don’t have to go far to go green. Here are some companies to contact when planning your green kitchen renovation: Artistic Tile The A&D Building 150 East 58th St., 8th Floor New York; (212) 838-3222; ar Counter Culture Concrete Manhattan; (212) 925-4521 Woodstock; (845) 399-3843; Creative Surfaces Kitchen and Flooring Distributor 7 Grand St., Suite 4, Kingston (845) 331-8677; Eggersmann USA 150 East 58th St., New York (212) 688-4910; Get Real Surfaces 121 Washington St., Poughkeepsie (845) 452-3988; Green Courage LLC Water Street Market 10 Main St., Suite 401, New Paltz (914) 382-1940;

This kitchen, designed by Bazzeo, features cabinets made of 100 percent recycled and/ or recovered wood fiber and countertops by Caesars tone;

House of Stone Inc. 1015 State Rte. 17M, Monroe (845) 782-7271; Manhattan Center For Kitchen and Bath 29 East 19th St., New York (212) 995-0500; Millbrook Cabinetry and Design Grand Opening April 17! 2612 Rte. 44, Millbrook (845) 677-3732; NYLOFT Kitchens & Home Interiors Bazzeo by NYLoft 6 West 20th St., New York (212) 206-7400;

Prior to renovation, material remnants from this kitchen were donated to Green Demolitions and replaced with an ecofriendly, renovated space with formaldehyde-free, low-VOC, solid wood cabinetry provided by Green Courage.

30 new york house / April 2010

Porcelanosa New York Design Center 200 Lexington Ave., Suite 609, New York (212) 252-7370; Sohns Appliance Center Walden (845) 778-7124;

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Livin’ It Up Outdoors

Sprucing up your garden, patio, whole backyard, or installing a green roof may be a part of your spring itinerary. This year, apply a green thumb to create an oasis that is lush in flora and ecofriendly selections. These designers and retailers offer landscape and garden expertise, pools, patios, grills, roofs, outdoor kitchens, and more to help you enjoy your own slice of the great outdoors. By emily herendeen; photographs provided

Amber Freda Landscape

Landscape designer Amber Freda, AKA The Gotham Gardener, will plan and create the garden of your dreams, like this co-op roof garden on top of a pre-war apartment building in Greenwich Village. The garden was designed as a community space for the building’s residents to relax, entertain, dine, and enjoy the view.  Freda is well known among celebrities and Manhattan penthouse apartment owners for her ability to transform vast swathes of black tar into strikingly lush oases on city roof gardens. She brings a modern design flair combined with the wisdom of years of hands-on botanical knowledge to the landscapes she creates—tiny jewels nestled between clouds and skyscrapers. New York; (646) 546-1592;

B&B Pool and Spa Center

If you’re anticipating those hot and humid summer days—B&B Pool and Spa Center offers vinyl and gunite pools in free form, rectangular, Grecian, Roman End, and L-shapes to help cool you off. Those looking to soak can opt for a Sundance spa for year-round relaxation. Additionally, B&B will create a full backyard retreat with a built-in patio and complement your pool or spa with lighting, a sound system, and calming water features. Chestnut Ridge; (845) 356-0837;

AquaGreen Group, LLC

Pollywood Adirondack Rocker

Made of 100 percent recycled plastic, these outdoor chairs are meant to withstand adverse elements. They come in six colors, require no waterproofing, staining, or painting, and are mildew and crackproof. Other lounging alternatives include their Glider Bench and Ottoman. Prices vary.

The vegetation blankets AquaGreen Group LLC supplies (Sempergreen) provide an instant and mature green roof with little or no maintenance. A green roof with AquaGreen vegetation blankets has tremendous storm water advantages with rain water retention of around 50 to 80 percent (depending on regional differences) and offers substantial energy savings. Salisbury Mills; (845) 496-4622; Continued on Page 34

32 new york house / April 2010

NeJame Pool Specialists, Inc. Vinyl or Concrete

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We’ll guide you through the design with personalized drawings, get all the permits required & change your backyard into the dream you’ve always imagined. With all the work under one roof and only one phone number to dial, your budget will be our first concern.

845.677.7665 33

Continued from Page 32

Victoria Gardens

This landscape garden and nursery offer seeds, soil, landscape consultations, gardening classes, and garden accessories. Owner Victoria Coyne has been gardening in the Hudson Valley for more than 20 years. Sundays in the spring mark Sunday Coffee in the Garden, a casual medium for gardening questions and conversation. Rosendale; (845) 658-9007;

Leiberts Royal Green Appliance Center

Leiber ts Royal Green Appliance Center has all the appliances you need to make your outdoor living experience exceptional. Whether you intend to grill it, smoke it, wok it, cook it on a rotisserie or in an oven, there’s a Viking product with the professional performance to do the job right. Viking warming drawers keep your food fresh after it comes off the fire; Viking outdoor hoods keep the air fresh; a full line of Viking refrigerated storage and dispensers ensure your favorite beverage stays at the perfect temperature. And Viking stainless steel cabinets store your utensils and supplies. White Plains; (914) 949-5999; 34 new york house / April 2010

Kichler Cathedral Lighting Collection

The Kichler Cathedral Collection features seven, low-voltage outdoor lighting products that create a cohesive look throughout the home landscape. The top of each fixture features an angular design reminiscent of a vaulted cathedral ceiling and citrine glass for soft, wispy lighting. Each durable, die-cast aluminum piece is finished in a textured Tannery Bronze powder coat and blends in perfectly with any outdoor design. Prices vary.

R. Brewer Landscaping, LLC

R. Brewer Landscaping, serving the Hudson Valley for 25 years, is a complete landscape maintenance company whose services include estate maintenance, hardscape, planting, drainage, and contouring. Each tailored landscape enhances a proper ty with retaining walls for slopes, trees for privacy, and flowers for color. All work is completed to meet or exceed the standards recommended for the par ticular job. Newburgh; (845) 566-1054;




expert advice

Green Features Sell Homes There are many steps homeowners can take to reduce energy and increase the appeal of their homes. By Norma Lehmeier Hartie


36 new york house / April 2010

reduce their monthly energy bills,” Hoy says. While buyers may recognize the environmental benefits and energy-saving attributes of green features in homes, they may appreciate even more that they don’t need to replace these appliances, fixtures, and finishes for a long time. Steve Matthews, Realtor, Prudential New Jersey Properties in Montclair, NJ, relates: “It has been my experience that homes with green features are more ‘updated.’ In this market updated and energy efficient are synonymous with quick sales at top dollar. Many buyers aren’t aware that they are looking at green features… for example, many will say I want a home with new windows.  They have heard that new windows equal less draft and lower energy bills,” Matthews says. Similarly, Mary Ellen Wasielewski, a broker in the metro West Boston area, had this to say about buyers: “It is my feeling that energy-efficient windows, heating, and cooling will bring a quicker sale and a higher sale price than a comparable home without these features.”  She was quick to point out, however, that the reason might be their newness: “they are newer and will not have to be replaced by the buyer. Potential buyers do understand the cost savings of energy-efficient features.  The same would go for appliances, hard wood floors [and other ecofriendly features].” Whether the motivation is to create a healthier home, a more energy efficient one, or one with the latest, ecofriendly features and finishes, going green indeed can give your home an edge in this market. Here’s a list of improvements that increase energy efficiency and save buyers money. The following home improvements do one or more of the following: • Increase energy efficiency • Improve air quality • Are better for the planet Be sure potential buyers know about any green features in your home. Note any changes in energy efficiency for buyers and when a product is Energy Star-rated. The

Realtors across the country report that energy-saving and ecofriendly upgrades contribute to the resale value of homes. These include, among others, efficient windows, insulation, caulking and air sealing, lighting, and solar panels.

o sell your home in a buyer’s market, your home must be better than comparable properties and correctly priced. It is a given that your home is clean, clutter-free, and looking its absolute best. Adding green features and making ecofriendly improvements are the hot new ways to make your home stand out over others to sell it quickly and for the best possible price. According to Carson Matthews, associate broker and EcoBroker in Atlanta, green certified homes are selling closer to the list price in a much shorter time period than non-certified homes are selling. In 2009, the average green certified home sold in 106 days compared to the non-certified average of 186. While these figures are for the Atlanta market, anecdotal evidence suggests the same holds true in our market. Supporting the concept that green features sell homes are the results of Better Homes and Gardens’ “Next Home Survey for 2010,” which reveals what consumers want in their next home and their overall priorities for home improvement projects. An astonishing 87 percent of respondents said a greener, more energy-efficient home is a priority. Although Better Homes and Gardens’ respondents may be more educated than the average American on the concept of green and sustainability, buyers do understand energy efficiency and want new products and features in their homes. Chobee Hoy, president of Chobee Hoy Associates in Brookline, MA, says that today’s buyers are more interested than ever in energy-efficient homes. “Almost 70 percent of all buyers find energy [efficiency] to be a key factor when looking for a home. That can be energy-efficient appliances, windows, doors, sealing ducts to eliminate drafts, etc. Sellers who focus on making these improvements will sell their homes quicker. [Energy efficiency] combined with…fair market value is the key to selling in today’s economy. I highly encourage my sellers to see what improvements they can make. Not only will this help them sell their home, it will also

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Tankless water heaters Buyer’s benefit: Save 30 percent on water heating bills; a family of four would save on average $175 a year. Tanks also last approximately 20 years, which is far longer than conventional tanks.

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Windows Buyer’s benefit: New windows will save 10-20 percent on an energy bill and increase comfort with no drafts. Insulation Choose an ecofriendly insulation for better air quality, as the traditional fiberglass continues to emit toxic fumes for up to 20 years. Cellulose, recycled denim, Icynene, and Excel Building Solutions’s Warmcel are all ecofriendly. Buyer’s benefit: Any added insulation will increase energy efficiency. (If you choose green insulation, add healthier air quality to benefits.)

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Norma Lehmeier Hartie is author of the award winning books,  ÂŞÂŞ!techniques are incorporated in every project Harmonious Environment: Beautify, Detoxify and Energize  ÂŞÂŞ!Your Life, Your Home and Your Planet and Sell Your Home Fast in a Buyer’s Market: Secrets from an Expert Green Feng Shui Staging Designer. She is a speaker and a designer based in Cortland Manor.

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Dear Paul, I’m thinking of building a small green home upstate and was wondering if you could tell me what you know about the various green prefab and factory built modular options? There’s such an explosion of possibilities now and it seems to be a good time to look into creating an efficient home that comes pre-made in a factory and brought to a site.  —Michael, Chelsea Hello Michael, Indeed there’s been an explosion in green prefab and modular home options. It’s exciting to see the new possibilities, especially ones that have renewable energy options built into designs. Many factory built home plans can be customized now, which is important, not only for designing around personal needs but also to take advantage of the site. For instance, you can optimize passive solar gain by putting windows in correct locations. Massachusetts based Blu Homes ( builds structures fully ‘off-site’ in a factory. They’re very attractive and can be affordably shipped anywhere in America. They can be installed and finished within a matter of days. They have lots of green features including rainwater collection and storage, optional composting spaces, solar hot water and photovoltaicready roofs. Homes are priced between $75,000 and $350,000, not including utility hook-ups, driveways, decking, and other types of site work. Eco Cottages ( is another company that has some really fantastic looking homes built in Martinsville, VA. One- and two-bedroom homes are priced between $50,000 and $100,000. Green features include Energy Star low-e windows, on-demand tankless water heaters, low-flow plumbing fixtures, solar thermal, and solar PV systems. New York’s New World Home (, an advertiser in this magazine) makes beautiful modular homes featuring USGBC LEED certification in a variety of traditional styles. They’re super water efficient, reducing energy consumption 50 percent more than average codebuilt homes. Their spec list uses LEED for Home Platinum as benchmark. Prices range from about $150 to $200 per sf, not including land. Besides prefab or modular you might consider building with high performance systems like insulated or non-insulated prefab wood panels. Insulated wood panels are called Structured Insulated Panels, SIPS. Non-insulated wood panels are called panelized systems. Panelized homes don’t come completely pre made but the panels can be assembled quickly and efficiently: any type and size design can be realized with no transportation problems associated with modular homes. There are upfront design costs associated with these methods, unlike with prefab or modular that isn’t customized. Concrete buildings systems are a good option. Albany area designer Dragana Vlatkovic says, “I’m OK with SIPs but prefer open wood panels because pre-insulated panels make it harder to change wiring and plumbing. I’m not a fan of Insulated Concrete Forms (ICF) and will never work with them because of cost issues to cover the interior and exterior walls covered by insulation. And it doesn’t work well for passive solar design. I’ve had great experience with the Thermomass system. It’s similar to ICF but insulation is sandwiched in the concrete walls so finishing costs are less and you get all the benefits of passive solar performance.” Remember, the success of any home building revolves around research and well thought out, upfront planning. Good luck with your project!




Call (845) 340-9600 x 100 38 NEW YORK HOUSE / April 2010

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ost folks own a pair of jeans. Now, one can own another kind of genes— human genes. Approximately 20 percent of the human genome has been patented by private interests. It’s not just human genes being patented. According to Should our Eric Hoffman, genetic engineering policy genome be up campaigner for Friends for sale? of the Earth, “Over 660 animals and 12,000 plant species have been patented.”  There’s debate whether naturally occurring genes should be patentable. One side argues that naturally occurring genes are not inventions to be patented. Hoffman, who is against gene patenting, asserted, “The most egregious example of a naturally-occurring plant being patented was the case of a Texas rice company being granted a patent for basmati rice, which has been cultivated in India and Pakistan for thousands of years.” Clearly no one should own a patent to basmati rice. The other side argues that genes should be patentable because if they aren’t there’s no motivation for scientists and companies to isolate genes and discover benefits from genome information.  What benefits? Some genes have been associated with a higher risk of certain cancers. This research enables screening tests using these genes. Clearly this is a benefit, and scientists need money to do their jobs.  But it’s a slippery slope. Hoffman noted, “During the height of the SARS virus pandemic, a number of patents were pending on the SARS virus itself (pending, not even granted), which caused a number of labs to limit or completely stop their research into a vaccine.” This thorny issue won’t be an easy one to resolve. Perhaps the courts will decide—indeed, a federal lawsuit has been filed against a company that owns patents on genes used in breast cancer screenings. We’ll learn more as that case unfolds. For more information on that case: http:// lawsuit/index.html —Paul McGinniss

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t seemed like just another Hollywood invention when Bruce Willis flew a taxi in the sci-fi film The Fifth Element. However, flying cars don’t seem so far-fetched when you realize the Autoplane was unveiled in 1917—a year more famous for the Russian Revolution than a revolution in air transport. Like many visionaries ahead of their time, Autoplane inventor Glenn Curtiss thought his invention would soon be a mode of transportation for those who could afford it. He was correct, but 100 years ahead of schedule. Enter Massachusetts company Terrafugia and the Transition Roadable Aircraft. Test flights successfully proved the capability of driving, flying, and automated transformation between a “two in one” integrated aircraft. The Transition cruises up to 450 miles at over 115 mph, can drive at highway speeds on the road, and fits in a standard household garage. Both modes are powered by unleaded gasoline from regular gas stations. Still think flying cars way off in the future? Richard Gersh, vice president at Terrafugia reported, “Our current plan is to deliver the first vehicle to a customer by the end of 2011. The price is $194,000 (which is not guaranteed, and our deposits are refundable). We currently have in excess of 70 orders, primarily in the U.S., but also a number of international orders.” Okay, they are a tad expensive. But if I had to choose between a Rolls Royce and a flying car, I’d surely pick the one with wings.—Paul McGinniss

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horoscopes for your home life by Eric Francis Coppolino / April 2010


ars is now direct in Leo. All through the winter, we experienced Mars retrograde, which is a complex, frustrating (and fortunately rare) transit that feels like the big chill. Mars is now in the process of covering the whole sign Leo, and will stir up a lot of passionate energy. Looked at another way, Mars direct is here to clear stuck energy in time for some truly stellar events later in the spring. In April, planets have gathered in Aries and the fiery energy is rising. This is just the beginning. By June, two of the most influential planets, Jupiter and Uranus, make a conjunction in Aries, and this conjunction is going to rock the world. Stay tuned to for daily news as this event develops.

Aries (March 20 – April 19)

Do you know those situations where someone holds in all their passion and energy for months on end, wanting to be well-behaved and spiritually pure and in control, and then one moment, under the influence of perhaps a little alcohol, decides to let it go all at once and do all kinds of crazy things and then wakes up and regrets it? I thought you might have heard of this. Whether you are the party type or not, this metaphor applies to your life, and I suggest that as the next few weeks go on, you unfold yourself gradually, gently, and intentionally rather than explode with all your plans at once. In other words, for maximum fun and creativity, easy does it—for now.

Taurus (April 19 – May 20)

Are these big fears you are confronting, or small ones? Is there really a difference? I would say not. Fear, insecurity, uncertainty, jealousy—it’s all the same thing, as far as your current situation is concerned. Dance with that for a moment; notice the specific elements that they all have in common, which elements may involve one of your parents. That is where we get most of our fears. You could say that it’s where we get most of our talents, except for one thing: talents are usually more difficult to acquire because they require the development of potential. Fears are generally easier to acquire because they have effects whether ‘true’ or not. I suggest you decide which you really want, and which you really don’t.

Gemini (May 20 – June 21)

Be grateful that you’re having an issue seeing both sides of the story. I think one side of whatever it is you’re experiencing is enough to reveal the many facets of what you’re confronting in your life, mostly the truth that the world as you know it is the product of your ideas about yourself and about life. It’s really true that you seek completion and the full expression of your being through your ideas, whether you do this professionally or not. I suggest you keep your current search on the deeper level of a search for yourself rather than a search for ‘what is true about life.’ See if you can eliminate any abstractions; go directly to your inner source; be yourself and describe your inner reality directly, persistently, and most of all, gently.

Cancer (June 21 – July 22)

These have been weeks of contrast, and if my reading of your charts is vaguely accurate, you’ve made a good few choices about what you want and what you don’t

44 NEW YORK HOUSE / April 2010

want. You’re not done making these decisions—not only do I suggest you get used to the process, I suggest you embrace the necessity and beauty of a total reevaluation of your life. Everything you discover that you don’t like is coming up specifically so you can move on from that very thing and create room for what you desire. Furthermore, you can subject to a conscious decision everything you discover that you don’t want to be true about yourself. Don’t just trust my word: try it and see.

Leo (July 22 – August 23)

Draw your energy close to your center, physically and spiritually. Be cautious what you reveal about yourself and your beliefs. Keep your body warm, including your extremities, but particularly your core temperature. Watch where your money goes, your effort, your energy, your thoughts. Be careful when others try to define you, and know this when you see it: specifically, beware of when others try to dictate what you want. By conserving your energy, you will be able to focus enough strength to tune into your long-term vision, and to shift your sense of identity in that direction. Over the next 10 days or so, you can tune in and feel the person you are becoming, and identify with that fully.

Virgo (August 23 – September 22)

Who exactly is keeping secrets from you? Accuse who you will, but it would seem like you’re hiding hostility from yourself. Perhaps it’s about whether you feel fairly treated in a close relationship, which you are blaming yourself for. Alternately, it could be your deepening desire, indeed, your need, to transform yourself creatively or sexually, yet at the same time feeling like you’re obstructed from doing so. In either event, the main part of the blockage is your struggle to tell the truth to yourself. This truth may involve something you have long denied: a desire, a fact, an understanding with yourself that you came to previously, perhaps more than once. Be real with you, and grant yourself some relief.

Libra (September 22 – October 23)

Finally, you’re seeing that it’s healthy to invest some of your self-esteem in the service you offer to others; and that far from taking anything away from you, your ability to offer yourself is a gift you give to yourself. If you’re not quite seeing that, I would offer this as a proposal. The more you offer to the people you care about, and by more, I mean in terms of quality and innovation as much as in labor and effort, the more you will discover that you have, and that indeed, you are. We see the opposite equation play out too often, reinforcing a belief that to give is to lose. Yes, it’s important to give consciously and carefully, following an ethos of love.

Scorpio (October 23 – November 22)

Make your moves one at a time. Yes, work with a vision; work with a clear idea of what you want, but make one move at a time. Live one day at a time. Respond to something present in your environment that is actually present, rather than what you think might happen or are afraid will happen. Mars coming to a halt and changing directions on such a sensitive, personal angle of your chart (as Leo is for you) is going to have some strange effects, and one way to handle any potential distortion is to make

deliberate moves close to where you are now. You will very likely feel the need to be impetuous; I strongly suggest you let your mind rule over your emotions.

Sagittarius (November 22 – December 22)

While the ‘home’ angle of your chart—Pisces—is getting the really hot transits (Mercury, Jupiter, the Sun, Venus and Uranus, all at once) I would say that you feel the world is your home and your oyster and you are raring to go. I suggest you make contact with why: it’s the feeling of resonance with your environment, and of comfort with yourself, that’s drawing you into new experiences. This is a rare-enough experience for a human on the planet, particularly in a time when we are taught to perceive everything as a threat. Those who preach the doctrine of threat and danger are the ones who would do better to stay home. You are not playing this game, and if you’re sitting on the fence, I am here to tell you that a manylayered adventure is calling you.

Capricorn (December 22 – January 20)

Your friends love you, and they want to help make your life not just easier, but a celebration. Some of them have precisely the qualities you lack, or that you struggle with expressing, and that your current transits are doing their best to cultivate: unfettered passion, spontaneity, and the ability to express yourself from the depth of your soul. You will benefit from the examples of those who have set aside or gone beyond their own struggle with freedom, recognizing it’s as much of a necessity as structures and boundaries. You have gone far enough in the direction of integrity, safety, and purity. Naughtier times are calling your name.

Aquarius (January 20 – February19)

If you are thinking about how to make money, take a day or two, or better yet, three, and do what you want to do the most. Try this as an experiment. See how you feel. By ‘want to do the most’ I mean what gives you the most pleasure for the doing: what you yearn for, what you care about, regardless of its monetary value. I say this knowing that money is on your mind. I say this knowing, as well, that far more important things are on your mind—such as fulfilling your life purpose. I know that many who reach for their purpose seem to sacrifice financial wealth, but I am not here to speak for them, or to them. I am here to speak to you.

Pisces (February 19 – March 20)

Drop your resistance and stay open to all the possibilities. Get used to this—a process of opening and allowing rather than trying to be pure or even positive. It is easy to allow the energy to flow through you and around you, and you may find it easier yet if I remind you that you are protected, and that your deepest desires are resonating with the world around you. All you need to do is get out of your own way. Is this easier said than done? In theory, no; in reality they are closely related. Make a commitment to yourself. Recognize the incredible good that is around you; embrace the people who love you, and observe your life with the trust of a child.

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ARTIST'S INSPIRING HILLTOP RETREAT Carefree country home & spectacular art studio with endless views of the Catskills, Helderbergs, & Berkshires on 16.5 private acres… $775,000

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FOX HILL FARM 212 acres with two spectacular building sites, two farmhouses, several barns, & beautiful views of Old Croken Hill, the Berkshires & Catskills; adjoining 2,000 acres of additional protected farmland. Stunning landscapes of mountains, valleys, ponds, open fields, & woodlands… $3,450,000

ROE JAN MEADOWS 103 protected acres, where the Roe Jan Kill meets the Bash Bish Brook, include a Greek Revival homestead (in need of total restoration) & a beautiful building site with views of the valley & the Berkshires… $1,350,000

STUNNING HIDEAWAY At the end of a long winding road, this stylish refuge has great presence. The 25-acre property has beautiful pond & distant mountain views, sunny gunite pool on the hill, wildflowers, ferns, perennials, & tall trees… $725,000

CEDAR PARK SCHOOL 1917 solid 4200 sf brick building has four large rooms with 12' ceilings, 2 stair cases, & huge 10' by 3' window openings; ideally suited for artist studios, sound studios, or open living space… $365,000

GREEK REVIVAL CHURCH Country church retains its serene facade with renewed interior, open living and work space with 25' ceilings, and all new systems… $299,000

1930 DUTCH REVIVAL Has hardwood floors, sunroom, 2 fireplaces, 4 bedrooms & 3.5 baths, on 1.4 acres. Solar panels cut utility bills… $399,000

CLAVERACK ORIGINAL 1830 center hall home has 5 fireplaces, wide-board floors, original doors, windows, hardware, & trim... $350,000

TWO COTTAGES One all renewed, one ready to finish, plus small studio on over 9 private, country acres… $295,000

LIVE & WORK Elegant spaces on 3 floors with curved stair, bay window, original details, new designer kitchen, sunny deck, garden… $495,000 Available to rent.

VICTORIANA Artist’s Hudson home has 3-story tower, lots of space, original details, & great enclosed porch. 2 art studios in separate building… $295,000

CLASSIC 1810 EYEBROW Charming house has wide floors, 4 bedrooms & 2 baths. One acre with barn & brook… $225,000

ARTS & CRAFTS Stylishly renovated 1920s 4 bedroom, 3 bath bungalow has new mechanicals, porch & deck… $339,900

VILLAGE CHARM Two spacious duplex apartments on a quiet street in Chatham. A great investment… $159,900

BOW FRONT Gallery & residence, totally renovated; handsome, intact details on Warren Street’s best block… $495,000 Retail space available for rent.

Peggy Lampman licensed real estate broker

602 Route 23B

48 NEW YORK HOUSE / April 2010

PO Box 360

Claverack, New York



Manhattan Brooklyn Riverdale Fairfield County CT Metro NJ Hudson Valley

HIGH ABOVE THE HUDSON Exclusive ou’ll enjoy this stunning work of art that sits high above the Hudson w/HUGE river & Catskill views. Gracious & chic w/IG pool,outdoor spa, media room. Just min to Hudson & the train/2hrs NYC. Asks: $1.8M. Web#1731236 Chris Pomeroy, VP 212.381.2531

SLEEK CONTEMPORARY Exclusive At 3500SF, this is a 4BR/4Bth secluded paradise. Timeless materials & elegance surround you: Brazilian walnut flrs throughout the open floor plan. Outside is cedar decking, gardens, & in ground pool. CAC & 2 car garage. Asks: $1.485M. Web#1810714 Mary Stapleton 518.929.7783

HEAVENLY LAKEFRONT HOME Exclusive Magical lake vus/sunsets from expansive deck, glass walls & screened porch. 5BR/4Bth wd & brick contemp on 4+ acres. Swim, kayak on the lake or stay in & swim in the indr pl or sit by 1 of 3 WBFP.1.5hrs to NYC. Asks: $1.295M. Web#1806483 Nancy Horowitz, SVP 212.381.6554

TUDOR CENTER HALL Exclusive Custom Tudor home 5BR/4 1/2Bth, lrg & open floor plan w/ natural light, vaulted MB w/ sitting area, balcony, steam shower, & jacuzzi, hdwd flrs, stone FP, finished 3rd flr w/ bth, 2 car garg att, gardens, tree line driveway & guest house w/wide board flrs, 2BR/1Bth, LR, & kit. Asks: $825K. Web#1808418 Mary Stapleton 518.929.7783

SO MUCH PRIVACY Exclusive Settle into 23+ acres of gorgeous rolling hills & ponds. Contemp house built by Scandinavian builder, w/sauna & hot tub, 5BR/ 4Bth, guest suite. garg for 4 cars, close to Hudson & Berk. Asks: $779K. Web#1806488 Carolyn Lawrence 518.929.6199

A RUBBERY SPRING Exclusive The Rubber House is a true masterpiece & one of the coolest on the market anywhere. Enjoy the 7 acres of meadows & boulders outside or the chefs kit, glass LR, tower rm or DANCE STUDIO inside. Just 2 hrs from NYC/10 min to Stone Ridge. Asks: $750K. Web#1629730 Chris Pomeroy, VP 212.381.2531

HOLLYWOOD IN HUDSON Exclusive Elegantly proportioned, sun drenched & restored to perfection. Incredible hideaway w/ long rng mt vus, landscaped gardens, IG pool & fantasy cnvt carriage/guest house. Enter this gracious home & leave the world behind. Asks: $595K. Web#1590435 Nancy Horowitz 212.381.6554

AMAZING PROPERTY Exclusive Pvt property w/ sprawling Ranch on 22 acres w/ horse pastures &vus of Catskills, gourmet kit, dual fp, vaults, skylights, MS w/flr to ceil stone fp, horse paddocks, & 4-stall barn. Asks: $749K. Web#1791583 Mary Stapleton 518.929.7783

THE BEST RESTORATION Exclusive NYC design prof perfected the restoration of 3 stunning floors, 3000sf, turn of century TH. Garden, 2 car garg, close to Amtrak, shops & restaurants. Outshines the competition. Asks: $549K. Web#1745535 Carolyn Lawrence 518.929.6199 HISTORIC KINDERHOOK, NY Exclusive Sophisticated 1850s 3BR/2Bth side hall col w/ nooks, crannies & light. Cozy WBFP in LR, many orig details, w/ all modern amenities. Deck overlooks the park like grounds of the famous Vanderpoel House. Asks $327K. Web#1813305 Carolyn Lawrence 518.929.6199

GOT SPACE? Exclusive Live in style. Solid brick w 4 lg BR/ 3Bths, open living area w/ 4 season sun rm. The att 2 car garg, patio, WBFP & 2 acres complete the picture. A charming neighborhood & updates makes this a true value. Asks: $275K. Web#1761355 Jennifer Capala 917.685.6925

Halstead Property Hudson Valley, LLC We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status or national origin.

Award Winning Spring/Summer 2010 Portfolio Magazine Available April 8th 49


GRACIOUS COUNTRY DELIGHT Exclusive Reminiscent of a European Villa. 7000SF, fp, premier orig beams & framing. Orig restoration by Stephen Mallory (Kennedy WH). IG pool, courtyard, sep barn. mins to Rhinebeck. Asks: $1.95M Web#1748337 Nancy Horowitz, SVP 212.381.6554

columbia \ dutchess \ greene

PRISTINE hUDSON RIVER 800ft frontage unspoiled empire style mansion with 18 footceilings, and 18 marble fireplaces on 25. $3,000,000

OVERLOOKING hUDSON 6,628 Square foot eclectic mansion with huge living spaces, natural, 20 private acres. $1,900,000

LIVINGSTON FARM 168.50 acres of beautiful country property open & wooded. 2 streams, large barn. Great road through property. A must see to appreciate! $1,300,000

MODERN GOThIC CASTLE 5,500 sf post & beam soaring celings huge mastersuite on 20 private acres, Berkshire views, below cost. $1,050,000

ANCRAM hORSE FARM 98 acre farm, quiet country road. updated 6 bedrooms 5 bath farm house, apartment, horse barn, indoor arena, riding trails throught property. $995,000

MENDED WALL FARM 1700’s expanded Colonial, 5 bedrooms, 2 baths, barns, 62 acres, pond, near golf, skiing and great schools. $699,000

SPECTACULAR VIEWS CONTEMPORARY 5000sf Luxury home with full view of the Catskills range, 5 bdr (2 master suites) 3.5 ba. $599,000

PINE PLAINS CONTEMPORARY great rural views 3 bedroom 2 bath on 1 level country feel and walk to village. $359,000

CATSKILL VU thoroughbred horse farm 10 level acres 6-10 stall barn outdoor ring 4 paddocks, 3 bdrm 2 ba ranch with master suite. $355,000

ARTIST RETREAT two houses & barn on dead end road on 5 private wooded acres with stream, bridge and pond. 90 minutes to NYC. $275,000

ChARMING COTTAGE new kitchen, 2 bedrooms, 1 bath. Large deck. Garden shed. Mature trees. Light & airy beautiful views. $139,990

/10 4/23 y b id on b aucti

VICTORIAN COLONIAL three levels with original details, center hall dual parlors, 3 bdr/2 ba 3rd floor studio, 18 ac., pines and oaks. Great value. $345,000

INVESTMENT PROPERTIES hUDSON RIVERFRONT AREA 2.7ac Industrial/commercial, Road & Rail frontage $2,700,000 LAKE FRONTAGE 125 acres, 2 private lakes, 11 rentals generate 100k, estate or develop $2,145,000 OPERATING CEMENT PLANT fully approved, in Cairo, convenient location, 10 yr lease $1,060,000 FARMING OPPORTUNITY fruit and vegetable farm, home, barns, 2 roads $949,500 UPSCALE CONNECTICUT MOTEL 23 unit gem on 6.5 acres. Opportunities for expansion $895,000 hUDSON: DEVELOPMENT OR ESTATE 130 acres, nr NYS Thruway, Amtrak $850,000 hISTORIC COMPLEX 1730 Residence 1786 store + 2 barns + 3 unit rental $725,000 DEER LAKE 2 houses 7 units, gross $83k on 21 acres beach, development possibilities $579,000 MEDICAL COMPLEX 6000 sq.ft. gross 60k, net 40k, great rural location, upscale community, $475,000 MULTI-FAMILY + RESTAURANT 7 fully rented units, including restaurant. $60K gross,noi $41K. $399,000 INVESTMENT PROPERTY 3 units: post office , 2 bdr apartment, attached garage with high ceiling $139,000 INCOME ON CREEK 2 family, one unit rented at $795, + building lot $99,000

50 NEW YORK HOUSE / April 2010

VACANT LAND COLUMBIA COUNTY 184 acres spectacular Catskills views ,lots of gravel


EASTERN DUTChESS COUNTY 18 lot complete subdivision, ready to go, commute NYC


CATSKILL VIEWS 147 ACRES private estate property, ideal for subdivision


SPECTACULAR STISSING MTN and Catskills views 55 acres pristine woods & fields


hUDSON: DEVELOPMENT OR ESTATE 130 acres, nr NYS Thruway, Amtrak


CANAAN FARM 133 acres 15 minutes to Tanglewood, open fields& woods.


KINDERhOOK 98 acres, ideal for residential development, frontage on Rt. 9


LEVEL CREEKSIDE 21 acres, some woods, sub-dividable, nr Saugerties


RED hOOK cleared site, perc, driveway in, quiet road, 2+ac


CAIRO 1.4 AC country parcel corner location, wooded building site


LAKE COMMUNITY marina, swim beach, clubhouse, tennis, basketball .5 ac


“We’ve Sold Delaware County Since 1889” Walton (607) 865-7000

Spacious Beaver Mtn custom-blt log home on 8.8 wooded acs. 4/5 bdrms, 2 bths. Gorgeous wd details w/catwalk connecting 2 lofts. 24’ above-grd pool w/decking. French drs in DR to covered 10x15 porch. Frt covered porch 5x30; 8x6 mud rm. 24x40 barn w/elec & water; 10x12 log shed. Stone walls, landscaped yard, abundant wildlife. Cc flr in barn w/hay loft. Asking: $379,000 #75820

EndlEss PossibilitiEs! Circa 1810 Federal-style home on 3.4 acs. 3400 sf of living w/5 bdrms, 2 ½ bths, LR w/ firepl, den w/brick firepl, fam rm w/wdstove & DR w/built-in china cupbd. Hdwd flrs, covered frt porch, side patio & new furnace. 2-car gar & 6-stall barn w/elec. Asking: $225,000 #41377 House w/32.4 addtl acs for $285,000

land listinGs:

Comfort & ConVEniEnCE 3-bdrm village home where all services are close by. Excellent for first-time home buyers. Lrg back yard. Asking: $70,000 #75827

bEautiful GrEEk rEViVal In quaint country village w/detail work throughout, 6 bdrms, 2 ½ bths, wideplank flrs, new kit, 2-car det gar w/loft. Set up as mother/daughter or 2-fam, but can be 1-fam. Asking: $199,000 #74783

100+/- acs w/farmhse, great views, many bldg sites, < than 2 mi fr Cannonsville Reservoir, lots of rd frontage on well-maint cty rd, creek in frt of property & nice pond sites. Asking: $325,900 #75663

VEry PriVatE 3-bdrm raised ranch on 1.6 acs w/ beautiful pond - all next to NYC DEP land. Home has lrg fam rm in basemt, new carpet & new flring on main flr. Very rural & peaceful w/REA elec to lower heating costs. Asking: $149,000 #75837

nEw ConstruCtion 3-bdrm beauty still under finishing touches on 7.5 acs. Lrg wrap-around deck, nice hdwd flrs, open flr plan, new appliances & new wd stove. On well-maint town rd, but very private. Asking: $398,000 #41363

13.35+/- acs surveyed w/engineered bldg plans, abandoned farm meadows & woods, several bldg sites, on town-maint rd, views, surrounded by farms. Asking: $84,900 #74713





This elegant and secluded home overlooks 10 landscaped acres and pond. Has chef ’s kitchen; living and family rooms with fireplaces; master with fireplace and deck; heated, gunite pool with fountain; and carriage barn/studio. $2,500,000.

Circa 1719 Willow Dell overlooks the Fallburgh Creek on 3.21 acres on a quiet dead-end road. This 4BR/2BA home features many original details including wideboard floors and 3 fireplaces. Also has a 2-bedroom guest cottage. $849,000.

Completely renovated, this 4BR/3BA home has kitchen with cherry cabinetry and granite coutertops; living room with fireplace and cherry floors; master with marble shower, and 2-car garage. Sited on 1.5 landscaped acres. $435,000.




Sited overlooking gardens views of neighboring pond and cornfields, this elegant 3BR/2.5BA home offers a well-designed kitchen, formal living and dining room, all with hardwood floors and a master with custom built-ins. $449,000.

Converted carriage barns composed of 3 barns with a courtyard. Has 1000 s.f. great room with vaulted ceiling and exposed beams. Offers seasonal river views and overlooks Hopeland State Park. Min. to Rhinebeck Village. $825,000.

Clermont/Red Hook Schools $99,000; RoeJan frontage $199,000, Col. Co. lots w/ Catskill views $95,000/$225,000., Rhinebeck lot w/ stream $275,000; 19.27 acres in Milan with pond $275,000, Rhinebeck with Catskill views $598,000.

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6 4 08 M O N T G O M E R Y S T REET • R H I N E B E C K , NEW YORK • 84 5 .8 7 6 .8 88 8 • HILLRHINEBECK.COM 51

delaware \ dutchess

Country farm 30-ac country farm ideal for horses, beef cattle or other livestock. 1975 24x54 ranch style home w/3bdrms, 1 bth & full basemt w/encl 2-car gar. Lrg 3-story overshot barn in good condition w/new roof. Nice views. Asking: $275,000 #41346

bEaVEr mtn loG HomE

See a slideshow of our properties at

“Celebrating our 20th year”

LicenSed ReaL eState BRokeR, Brad Rebillard aSSociate BRokeR, Theresa Westlake LicenSed ReaL eState agentS, carolynn Merwin, Wayne euvrard, & Jeanne Rebillard

5917 n. eLM aVenUe P.o. BoX 798, MiLLeRton, nY brad rebillard, broker - Come talk to brad about the federal Governments $8,000 tax credit for 1st time home buyers & the new existing Home owners $6,500 tax credit for trading up on your home. SFR (Short Sale Certified) Please call us to learn more about short sales.

Dutchess \ columbia

MillerTon – One of the best views in Dutchess w/50 miles from one of the highest points in the county on 55 acres. House and barn are not visible from the lightly traveled county road. In addition to the house there is a 6,200 sq. Ft. finished barn operating as a kennel. This structure has been designed to be versatile and could easily be converted into an environmentally controlled garage with studio space, horse barn, veterinary clinic or more. The farm land is beautiful and there are mature woodlands with trails. Located in the hills of the Smithfield Valley on the edge of the Millbrook Hunt not far from the train station, fine dining, theater and so much more. $2,200,000

Amenia – Short Sale!

MillerTon – Hill-top location overlooking

Complete renovation inside and out in 2004 including a new septic system. Like to walk, bicycle or roller blade? House is across street from the Harlem Valley Rail Trail. Great Westchester/NYC commute! Located three miles from Metro-North Wassaic station. Make an offer! Call if you’d like to learn more about a short sale. $229,000

Millerton Village with far reaching views of the Berkshires. Open land is good for horses, farming or even developing. Zoning and four road access points offers subdivision options. $445,000

SaliSbury, CT – lake fronT properTy Twin Lakes on the channel. A unique opportunity to own a long standing family cottage on the channel. Perfect for getting back to nature, this seasonal cottage has 2 bedrooms; a cozy, open living area with a brick fireplace; full bath and kitchen. There’s a covered patio for the out-door cook-outs, and the dock is only 20 feet from the front door. $340,000

anCraMdale – GreaTly reduCed!

Three-family, early 1900’s Colonial with a separate commercial building. Formerly a popular bakery/deli converted to two rental apartments. Located in the hamlet of Ancramdale. Popular community weekend community. Commuter town located near Metro-North& Amtrak. One-hour Albany, two-hours NYC. $229,000 aMenia – Make an offer! From bottom to top & inside out, this home has been updated and is in great shape. All on one level, there are 2 BR, 1 1/2 BA, EIK, large LR & access to an attached garage. Double the living space if wish to finish the partial finished lower level. This area walks out to the private back yard and currently has a semi-finished heated room (extra bedroom) in addition to a utility room, laundry plus 800 sf of useable space. Built-in plumbing for a 3rd BA. Conveniently located about 5 min. to the Metro-North train. The site offers overlooking views, and is walking distance to the Harlem Valley Rail Trail. $215,000

MillerTon – Early 1900’s Colonial located in the Village of Millerton just off Main Street in the General Business Zone surrounded by professional offices, retail stores, specialty and antique shops. Currently used as a 2 family, this 12 room home has 2 large additions & has had many important updates. The house is accessible by village sidewalks and has many potential uses. First time available in almost 50 years. $235,000 MillerTon – New construction - the builders’best. This 2,700 square foot 3 bedroom/3 bath home has red oak floors, 11 foot high ceilings, granite counter tops, cherry cabinets, fireplace and much more. Built with quality windows, mechanicals & trim, also included is a 2 car heated garage, central A/C and central vacuum. Located about 1 mile from the Village of Millerton in one of the best neighborhoods. Only a 15 minute ride to the Metro- North train & within 10 miles of 6 private schools. $599,000

MillerTon’S oWn renTal aGenCy – We’re rental agents for Landlords and Tenants and currently have several rentals available in the area. We also offer rental management and real estate concierge service.

buSineSS opporTuniTy– For Lease - Dutchess County - In business for 27 years - Route 22 location - 80 seat restaurant w/a long following - $2,800/mo 52 NEW YORK HOUSE / April 2010

PRIVATE ESTATE WITh SPECTACULAR VIEWS Nothing was overlooked in the planning and construction of this remarkable listing. From its perfect placement high upon 30 acres of protected land, to its many amenities, this house is exquisite in every way. Over 7,200 sq. ft., including 10 ft. ceilings, gourmet kitchen, library, 2 fireplaces, 5 bedrooms, each with a full bath, wine cellar, 3 car garage, heated barn with office and a beautiful stone terrace. Offered at $1,695,000

“TREE TOPS” ON ALTAMONT A delightful country home in a picture perfect setting. Ideal location on a lovely country road surrounded by beautiful horse farms but just minutes to the Village of Millbrook. Captivating early schoolhouse with two architecturally designed wings and almost 3500 sq. ft. of living space. Beautiful landscape featuring a treelined drive, gardens with fine plantings, terraces, waterfalls, pond, woodlands and heated in-ground pool. Amazing great room with stone fireplace and spiral stairs to loft. Offered at $999,000

CLASSIC COLONIAL ON OhLANd ROAd Colonial homes have a warmth and charm few other styles can match. This house, the “Sarah Taylor”, will be built to your order on over 11 acres of woodland in lovely Stanfordville. The house will be privately sited beneath towering trees off a quiet dead end lane. The living room and library both have fireplaces and wideboard flooring! Master suite with private bath and 3 guest bedrooms for family & friends. Offered at $699,000

CIRCA 1810 EYEBROW COLONIAL Lovely early colonial privately situated on 35+ acres of land in the Arlington School district. Center hall, spacious LR w/FP, dR, eat-in-kitchen, 3 BRs and 2 full baths. Separate wing, currently a 1 BR rental and separate 1BR cottage. In ground pool, barn w/electric, pole barn, two ponds and a stream. Offered at $649,000

COLONIAL STYLE CARRIAGE hOUSE Custom designed and constructed with fine details and quality materials. Fabulous great room that includes a lovely country kitchen, dining area and living room. heated three bay garage with custom doors. Separate, detached two-car barn style garage. 18+ private acres. Convenient to Rhinebeck, Red hook and Taconic State Parkway. Offered at $575,000

ChARMING CAPE IN MILLBROOK VILLAGE Lovely cape in the Village of Millbrook on .57 acre lot. Eat-in-kitchen, dining room, living room, family room, three bedrooms and two and half baths. New roof. delightful front porch and patio in rear yard. Two car attached garage. Within walking distance to restaurants and shops. Offered at $349,500

MILLBROOK COUNTRY CAPE This is a first time homebuyer’s dream…a lovingly updated 3 BR Cape Cod in the heart of Millbrook. Spotless interior with beautiful hardwood floors and light filled rooms. Full basement with one car garage. Barn for extra storage. Top notch renovations. Perfect move-in condition. Offered at $299,000

845-677-5076 • 3269 Franklin Ave. Millbrook, NY 12545 • 53


OLd COACh FARM This exquisite equestrian estate is located in the lovely Millbrook hunt Country, 1.5 hours north of NYC. The 4700 square foot main residence is set beautifully on a knoll overlooking the farm. 22 stall main stable and 12 stall yearling barn adaptable to other uses. Seven fenced paddocks. Circa 1795 guest house. All on 65.5 acres. Offered at $3,495,000


$439,000 RED HOOK

HUDSON RIVER & Catskill Mountain views. This wonderful vintage cottage has a uniqueness that sets it apart. The perfect weekend escape, this 4 BR home features a cozy FP, expansive sunroom & HWF throughout. Conveniently located to the Village of Rhinebeck and Amtrak.

SET ON ALMOST FORTY ACRES of lush woodland, this 3BR contemporary offers comfort & privacy. Two-story stone FP commands the great room including living, dining & sitting areas. Mahogany deck overlooks the in-ground pool, extensive perennial gardens & open, sweeping lawn.

$499,000 SALT POINT


PRIVATE 70-ACRE family compound. This 1850’s center hall farmhouse sits quietly in the midst of sweeping lawns, perennial gardens and gentle fields. Offers FLR, LR, DR, sunroom, 4-guest BR and MBR suite. Includes 3BR guesthouse w/DR, LR and T-1 Internet connection. Includes 2 vintage barns, pool and trout stream. CoExclusive.





$940,000 STANFORD

19th CENTURY converted barn on 5.5 acres with 4 BR, 2.5 BA, and a dramatic 26’ x 31’ great room with cathedral ceilings, exposed beams, wide board floors, and formal dining room. Charming courtyard with covered terrace overlooking a pool.


$1,150,000 PINE PLAINS

OBLONG VALLEY VIEWS. Located on Winchell Mountain w/1673 feet of road frontage. Featuring one of the highest points in Dutchess County w/stunning views to the south and east. A perfect opportunity to create your own estate on a quiet road convenient to Millerton and Connecticut.

54 NEW YORK HOUSE / April 2010

A QUINTESSENTIAL COUNTRY equestrian estate w/ beautifully renovated 19th century 4 BR, 3.5 BA farmhouse. Barn has 10 stalls imported from Germany, indoor riding arena w/dustless floor, heated wash stall & 2 grooming stalls. Two staff apt. above barn. Seven paddocks & riding trails. Landscaped w/ gardens, mature trees & stonewalls.

CHARMING CIRCA 1880 farmhouse w/2 BR located on 6.24-acres between Rhinebeck & Millbrook. This perfect weekend home has been completely restored. Kitchen w/vaulted beamed ceilings & cherry countertops, DR, LR w/FP & HWF throughout. Includes summer cottage, brick & bluestone terraces, perennial gardens, storage barn & a 2-car garage.

$219,900 MILLBROOK

GREAT STARTER HOME. Village cape in move-in condition, featuring three bedrooms, two baths, dining room, living room, renovated kitchen, and family room. Ceramic tile, Pergo and carpeting throughout the house.


RESTORED COMMERCIAL building w/gallery on 1st FL & 5 apts. All occupied on a month-to-month basis. A great opportunity to have your own business w/rental income. Includes an approved site plan for a 3000 sq. ft. 3 family structure at the rear of the property.

Join the 90% of homebuyers who begin their home search on the internet *

Fabulous Stone Tudor Four Village bedroomofhome in “The Hamlet”. Great room has Millbrook Bed & Breakfast 22’ ceilingsuccessful, with full one wallofstone fireplace wet two bar Extremely only two around.and Features in alcove.with Alsowide-board has largeand custom kitchen withfireplaces granite, buildings hardwood floors, largebuilt-in master bedroom suite with $35k bath and and bookshelves. Main house with new four bedrooms much WEB# HA466069 MILLBROOK ..$850,000 and fourmore. baths.WEB#HA404049 east Fishkill $749,000

Stonebrook Last prime lot backing to the Roe Jan River in Deal of up a Lifetime Stonebridge. This four/five bedroom Todd Colonial will Beautiful six-bedroom home in prestigious Hill area. have custom molding, flooring, kitchen and even the Vaulted entry, master suite, hardwood floors, kitchen with foundation is poured with the best material and 9’ high granite counters and stainless appliances. Covered outdoor for easy finishing. Huge deck in back for enjoying naWEB# HA467335 terrace. ture. WEB# HA476013LAGRANGE ................$590,000 Clermont $525,000

Little Switzerland Switzerland Spectacular 16’xLittle 32’ indoor pool w/1,600 SF glass inIncredible withroom 1600 w/ square footshuffle glass enclosed door patioindoor area.pool Family built-in board. patio Family room with shufflewith board, gorgeous cherry Hugearea. gorgeous cherry kitchen Corian counters. kitchen and floors huge great roomout. with full-wall stone Hardwood through Great room withfireplace. full wall WEB# stoneHA458022 fireplace. HOPEWELL Wrap aroundJUNCTION..........$498,000 deck. WEB# HA458022 east Fishkill $498,000

Centrally Located Mint office Condition Building Renovated building Commercial w/almost 12,000 SF and alarm 3200 square feet. Four 3offices for phone cat5. Two system. 2 kitchens, BA’s,wired newer heatingand system and garages with 26offoot and 30x40. C/A. A portion theceilings, buildingtwo wasbays once36x40 an attorneys ofThree 14 footoffice. overhead doors. 18-26Located foot ceilings. fice & dental Separate meters. not far High from WEB# HA426932 exposure. the Poughkeepsie businessPLEASANT district andVALLEY county $475,000 buildings. WEB# HA478731 C/PoughkeePsie $295,000

Just Decorate To Your Taste Ranch in Picturesque Setting FourSpacious bedroom brick ranch located on a nice quiet culBeautiful finishedis lower level maintained with bath, fireplace wet de-sac. Home very well and hasand a legal bar. Mainapartment level has hardwood floors, new four season in-law with separate entrance. Roofroom and and masterhave bedroom suite. Almost two pool windows been updated. Newlevel 4 acres zonewith Buterus WEB#inHA443064 POUGHKEEPSIE ......$398,000 and deck. boiler. Cable every room. WEB#HA517479 marlboro $265,000

Great Commuter Location

Striking Townhouse Top quality material, construction and mechanicals. Generous size rooms with hardwood floors.with Steelfine I-beam construction. Magnificent brick townhouse original details 95% Carrier staircase. heating and cooling. Solid w/four maple kitchen and spiral 3,000 SFhome marble WEB# WAPPINGERS FALLS cabinets. fireplaces andHA461272 large rooms w/nine and ten ..$385,000 foot ceilings. Located on the Southside and walking distance to the Poughkeepsie Tennis Club. WEB# HA449689 C/PoughkeePsie $199,000

Terrific Neighborhood

Great Commuter New roof, siding, windows and garageArea door are some of the 3 BDR’sofinthis eachfive-bedroom side of this duplex a level acre w/garden features Ranch.on Hardwood floors under and wonderful distant views out back of mtns. New 12 x 20 ft carpet. Separate entry to lower level. Large fully fenced shed included. Heat and all electric for owners side isbackaverHA388830 WAPPINGERS FALLS......$319,000 yard. age ofWEB# $190/month per owner. WEB# HA397352 highland $190,000

Level Corner Lot

Needs Ranch Workwith two-car detached Pleasantly kept three-bedroom This brick two unit building with separate and garage on almost one acre. Hardwood floors and heat large deck electric is aTwo great investment. Newer windows. Quiet off kitchen. zone heat and 15’x18’ family room are WEB# HA458639 REDWEB#HA418463 HOOK ..$199,000 additional features. Street near Poughkeepsie Bridge. C/PoughkeePsie $39,000

Norm Mackay

Licensed Salesperson Millbrook Brokerage Tel: 845.677.6161, Ext. 308 Cell: 845.464.5854

* NAR 2008 Profile of Home buyers and Sellers New York Report

The market is active. Interest rates are at historic lows. Don’t miss the opportunity. 55


City Renaissance Area

Totally renovated commercial bldg in downtown 40 Level Industrial Acres Poughkeepsie. 10,500 square feet 15,000 of commercial and living space. 2 Modern office building, square foot manufacturing commercial on docks, main level, onehall is and an Art Gallery and building withunits loading auction three bedroom the other is Retail. There are 6 upscale living Tudor. Possible owner financing. You can sell units off 30done acresvery for Manhattan style on floors above.SALT WEB#POINT HA544025 WEB# HA367170 ..$1,500,000 development. C/PoughkeePsie $850,000

Main Office

1177 Route 55

LaGrangeville, NY 12540 (845) 454-7800



R. Ferris real estate, LLC A Countr y man’s Broker














Pawling Office

9 East Main Street

Pawling, NY 12564 (845) 855-0042


ViLLaGe oF PawLinG Stately Victorian. Detailed gracious living. Fireplace in formal living room. Hardwood floors throughout. Walking distance to quaint Village of Pawling, shops, restaurants, Metro-North. $495,000. Call R. Ferris Real Estate 845-454-7800.

LaGranGe GentLeman’s Farm

105 acres

Third-generation farm in the especially scenic Clove Valley. A highly productive farm with unspoiled, charming 1780 Farmhouse. A gem in the right location. Offered at $2,250,000. Call R. Ferris Real Estate 845-454-7800

8.75 Acres. Authentic 19th Century hilltop farm. Post and Beam barn. Guest cottage. In-ground pool. Pond. First time offered in over 50 years. Offered at



Call R. Ferris Real Estate 845-454-7800


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NOW $225,000 UNDER the original price, this Rhinebeck 1850s 4 BR, 2 bath, 2259 SF colonial has two stone FPLs, WB floors, has 3 fenced acres, almost new horse barns, & is 2 miles from Rhinebeck V. $299,500.

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JUST LISTED, & based on DECK architecture, this 3100SF Rhinebeck Contemporary has 12’vaulted ceilings in 10 rms, walls of glass, large BRs w/a MBR suite, 2 offices, a 30’ FR, FPL, CA, a 64’ deck, & 5.2 private acres. $529,000. 56 NEW YORK HOUSE / April 2010








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IF YOUR WORK AT HOME, you will want to see the 500 SF executive office w/14 windows,WB floors, & a vaulted ceiling @ this 2123 SF Red Hook 1 story. FPL, wood floors, great K, & 4.9 beautiful acres. $269,900. o ns, to 2 bar

53 MAGNIFICENT ACRES, open & wooded, w/1522’ of frontage is located on a quiet side road close to Rhinebeck V & can be subdivided. Create your own Shangri-La where nature is on center stage! $839,000.









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IN A CONVENIENT VILLAGE SETTING walkable to everything, this 3 BR, 1.5 bath 1 story has wood floors, a newer K & main bath, built-ins, a wonderful corner lot, has just been painted inside & is move-in ready. $224,900. ce te offi Priva

A BEAUTIFUL SETTING @ the end of a quiet cul-de-sac close to Rhinebeck V creates a quiet & tranquil environment for your family.This 4 BR, 2 bath 2010SF Contemporary has oak, a FPL, MBR suite, & is move in ready. $305,900.

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A DELUXE HOME FOR YOUR FAMILY, this Red Hook 4 BR, 2 bath bi-level has a spectacular great rm w/14’ ceilings, a MBR suite, a great K w/stainless appliances, a DR, HUGE FR, oversized garage & a fenced yard. $349,900. & Patio

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THIS ARTISTICALY INSPIRED 1 story home will impress you w/its charm & style. There’s the vaulted 22’LR w/ a stone FPL, DR, great K w/a huge pantry, 22’MBR, & light pours in from 27 windows, skylights, & French Doors! $249,900.

rhinebeck’S LeADing reAL eStAte oFFice

coLoniAL reProDUction in rhinebeck The Atwood House, 1752 replica. Picture perfect setting on 3 landscaped acres with spring fed pond, perennial gardens, stone walls and specimen trees. Spacious, light filled 3+ BR/2.5BA with period detailing & cabinetry, pine floors, fireplace, French doors and oversized windows. Charming & impressive property minutes to the Village. $859,000

circA 1789 reStoreD cAPe Wonderful Revolutionary War period home with lots of amenities including WB floors, original exposed beams, large kitchen with radiant heated antique brick flooring and soapstone counters, 3 BR/3BA, office/library, FDR, LR. Three stall two-story barn with tack and feed rooms. Three paddocks with run-in shed. $949,500

VictoriAn FArMhoUSe Tastefully renovated 3+ bedroom home with original details. Wide board pine floors, high ceilings, walk up attic with studio and bath. 2.8 acres with extensive landscaping, mature trees and perennial gardens. The heated in-ground pool completes the picture for the perfect home to relax and entertain in. $489,000

FArMhoUSe renoVAtion Recently renovated with impeccable taste this 6BR/4BA home is spacious and light-filled with a renovated kitchen, large living room w/fpl & library area, mud room entry w/ spiral staircase to loft. Excellent mini farm, getaway or horse property. Two ponds, barn, garage. Can be subdivided. Minutes to Rhinebeck Village. $719,000

rhinebeck conteMPorAry w/PooL Light-filled, custom designed home, sited on 5 private acres, located close to the village. Features an open floor plan with large living room, vaulted ceilings with skylights, 4BR/2BA, 2 fireplaces, family room, full basement, screened porch, inground pool and a 2-car garage. $554,000

conteMPorAry FArMhoUSe Stunning architect designed 3 level home nestled on 3.6 private wooded acres in Milan. Spacious open floor plan w/high ceilings, oversized rooms, 2 fpls., WB pine floors, French doors, gourmet kitchen, 3 BR/2.5 BA. Dramatic walking bridge to front entrance, rock ledge outcroppings & stone walls. $799,000

country home on 57 AcreS w/cAretAker’S hoUSe Attention horse lovers/gentlemen farmers! Enjoy complete privacy, spectacular sunsets over the mountains & sounds of the rushing trout stream. Main house consists of 4BR/2.5 BA. Includes privately set caretaker’s home w/barn & paddocks. Income producing acreage under cultivation. $980,000

Architect DeSigneD conVerteD bArn This 1930 barn was converted to a stunning country home sited on 3 private acres w/in-ground pool & pond. The house flows beautifully, featuring an open kitchen w/a wall of windows, open dining & living room w/fpl, a media room, a 2 room office suite, 4 BRs, a mudroom, plus 2 outbuildings. $835,000


hiStoric FeDerAL with riVer ViewS Tastefully renovated and sited on a hill with Hudson River and Catskill Mt. views. This spacious home features a wraparound porch, beamed ceilings, oversized windows, HW floors, gourmet kitchen, and sunroom with fireplace. Garage/studio, salt water pool & stone summer kitchen. 13.32 acres. A Gem! $1,750,000 • 6423 MontgoMery Street • rhinebeck, new york • 845.876.8588 57

Have you been DREAMING of that perfect HOME? With fabulous views of the HUDSON RIVER. THIS IS IT!

orange \ rockland

Cornwall-on-Hudson, NY

A beautiful multi-contemporary home in the heart of Cornwall-On-Hudson NY, just a little over an hour from NYC. This home has been designed/renovated with the top of the line details. With an open floor plan of 2,370 sqft with breath taking views of the HUDSON RIVER and landscape gardens with an in-ground pool, one feels they are on a holiday all year long. The living area has built-in flat screen TV’s, surround sound, Hunter Douglas shades, gas fireplace, cathedral ceiling, alabaster scone lighting & mood lighting throughout. The kitchen features, Viking stove, Viking sub-zero refrigerator, granite counters, and custom cabinetry, with a window sitting area to enjoy the view. Each feature was custom designed. Reclaimed hardwood floors, Spanish travertine tile, skylights, Murano fixtures, stain glass windows, Michael Graves tub, alabaster sinks by Ann Sacks, with alabaster tile, a steam/rain shower, California & cedar custom closets, guest quarters. All you have to do is move in.

Priced at $820,000 MLS# 482642

Visit us at


©MMVI Sotheby’s International Realty Affiliates, Inc. All Rights Reserved. Street in Saintes-Maries used with permission. Sotheby’s International Realty (TM-trademark symbol) is a licensed trademark to Sotheby’s International Realty Affiliates, Inc. An Equal Opportunity Company. Equal Housing Opportunity. Each office is Independently Owned and Operated. Except Offices owned and Operated by NRT Incorporated.

“TRADITIONAL STYLE WITH RIVER VIEWS” PIERMONT, NY Extraordinary almost new home overlooking the Hudson in a private setting. Huge great room w/18’ ceilings, stone fplc, wall of glass & access to 2 decks. Top-of-line kitchen, marble baths, radiant heat & $1,345,000 more! #481178

“PRIVATE - NEAR 500 ACRE RIVERFRONT PARK” SPARKILL, NY Private road leads to beautifully crafted home in woodland garden. Finest materials & amenities include marble & Brazilian cherry wood fls, home theater, wine cellar, guest suite w/private entrance & 3-car garage. $1,995,000 10rms/5brs/4.5bths. #456636

“ALMOST RIVERFRONT” NYACK, NY Charming village home within reach of the Hudson River. Renovated with cozy features including private stone garden with hot tub & views of the river. Features hwfls, 9rms/4brs/2bths. Priced for today’s market! #476032 $449,000

“CLASSIC DUTCH COLONIAL” UPPER GRANDVIEW, NY Picture perfect c.1910 Colonial with Hudson River views & in ground pool w/cabana. Classic details w/many updates incl wood fls, panel drs, crown moldings, French drs, builts-ins & 3 fplcs. 13rm/5$981,000 6br/3.5bths. #483777

“RIVERFRONT ESTATE” UPPER NYACK, NY Spectacular 32 rm Italianate Victorian Mansion w/ 300’ on Hudson River & separate boathouse/add’l residence. Very private on 3.53 acres. Tall stone wall provides security. 6c garage. Subdivide to 4 lots possible. #483346 $6,500,000

“MASTER ESTATE” GOSHEN, NY Historically inspired & custom designed w/spacious interiors, fine cabinetry, custom moldings, exposed wood beams, vaulted ceilings & stone fplc. Set on 35 ac w/woods, ponds, stone terraces & in-ground pool. 17rms/5-6br/6.5ba. #460914 $2,200,000

“FREEDOM HOUSE” PIERMONT, NY c.1749 original Dutch Colonial historic treasure restored by award winning preservationist. Set between nature trail and Sparkill Creek & walking distance to Hudson River, it features fieldstone walls, stained glass & wide plank fls. #470545 $619,000


Snedens Landing, a fabled riverside community w/ origins before the American Revolution, hideaway for actors, writers & dancers. 30 minutes to Broadway! “The Red Barn,” private 5,800s.f. home set on 2.2ac. Open space w/much glass. 11rms/56brs/5.5ba. #483085 $4,750,000

Visit us at 845.353.4250 ©MMVI Sotheby’s International Realty Affiliates, Inc. All Rights Reserved. Street in Saintes-Maries used with permission. Sotheby’s International Realty (TM-trademark symbol) is a licensed trademark to Sotheby’s International Realty Affiliates, Inc. An Equal Opportunity Company. Equal Housing Opportunity. Each office is Independently Owned and Operated. Except Offices owned and Operated by NRT Incorporated.

58 NEW YORK HOUSE / April 2010 We never stop moving. SM
























Two Master Bedroom suites, two fireplaces, two whirlpool tubs, two multi sprayer showers, over 4,000 finished sq ft of living space, professional Viking appliances, gourmet kitchen, large rooms, decorator & cathedral ceilings, Brazilian hardwood floors in the family room This a great home for weekend entertaining, vacations and year round living. New construction with executive features. Please call Art Livesey 845-342-5766.

Move right in to this updated split on .38 fenced acres. A must see with 3 bedrooms, 1.5 baths, hardwood floors, central air and close to highways, schools and shopping. Call Patricia Cole 845-562-4200

This like new contemporary colonial features 4 bedrooms, 3 full bathrooms, vaulted ceilings, hardwood floors, ceramic tile in bathrooms, carpet in bedrooms, central air, and fireplace. This lovingly maintained home is situated on 1.8 partially wooded acres. Call Jessica Hansen 845-744-2092.

Set atop a large manicured parcel, this meticulously maintained Cape enjoys amenities including lake views, an open floor plan, hardwood floors, spacious bedrooms, baths with whirlpool,generous closets, full basement, front porch and large rear deck with gazebo. A tranquil and serene lakeside lifestyle await you at this home. Please call Richard Wawrynek 845-342-5766.

Don’t wait......Make an appointment now to view this beautiful home! Owner has treated home with loving care by updating throughout...Central air, updated windows, new deck, remodeled kitchen are just a few of the updates. Call Patricia Cole 845-562-4200.

Enjoy country living at its best in this 4 bedroom 2.5 bath Colonial situated on 1.6 acres with gorgeous mountain views. Partially finished basement is great for workout or recreation room. Wood burning fireplace, cathedral ceiling, modern kitchen with a center island, lots of storage space and much more. Call Angela Johnson 845-986-8300.

Fabulous country home offering total peaceful seclusion and superb views! Features 4BR, 2.5BA, massive stone fireplace in LR; 3rd flr observatory rm, 2nd floor loft/ office & finished lower level offering family/rec room. Climate controlled wine cellar. Private balcony off Mstr BR, wraparound deck & lovely screened porch. Beautiful rolling lawns, & spring-fed pond. Call Cathy Pulichene 845-255-0615.

Unique brick farmhouse on 7+ beautiful level acres with barn. This spacious home features hardwood floors, a large eat-in-kitchen, dining room, and plenty of closets and storage space. Set in a pretty area that’s convenient to major roads, performing arts center, shopping, and restaurants. Call Ronny Murphy 845-794-4447.

This lovely farmhouse Colonial sits on a spacious corner lot in a cul-de-sac. Home offers large eat in kitchen, elegant covered back porch w/ceiling fans. Family room w/ wood burning fireplace. Formal living and dining room w/ wainscoting. Master suite, 3 large BR’s and large bonus room. Many upgrades. Call June Cosgrove-Hays 845-986-8300.

1890s Hudson River Victorian offering panoramic river views, private setting & tranquility w/ views of river, pond and waterfall in the rear. 4BR, 4BA, Original molding and woodwork, pocket doors, French doors & wrap-around front porch, in-ground pool, & 2 car garage w/ storage loft. Enjoy fresh Van Antwerp raspberries from your own raspberry patch!!! Call Cathy Pulichene 845-255-0615.

This sun-filled custom cedar ranch is situated on 2+ acres in a lovely private setting. Features a great room w/stone fireplace, hardwood floors, central air, and a gorgeous Master Bath with Jacuzzi tub. Minutes to performing arts center, shopping, and restaurants. Call Carl Lutton 845-794-4447.


orange \ dutchess



This majestic 4 bedroom 2.5 bath 2,400 sq ft home sings a beautiful melody of modern elegance. A gas fireplace is the centerpiece in the spacious living room. Warm embracing color scheme with new granite counters in the sunny open kitchen. Situated on almost half an acre, this home is minutes to everything including Route 17. Come experience the tasteful beauty! Call Tina Gordon 845-744-2092.



Accord Country Cottage


Three Bedroom Charmer At End Of A Long Country Lane 7.2 Acre Parcel Subdivided - House on 3.3 Acres / 3.8 Acre Building Lot Classic Covered Rocking Porch + Multi Level Back Decks Full Walk Out Basement / Woodstove / Private Yet Convenient $299,000 More Info:

Accord Wine Shop

The Cold Spring Lodge Turnkey Country Lodge Center of Catskill Preserve 40 Pristine Acres Town of Shandaken, Ulster County $795,000 Paul E. McGinniss, Licensed Real Estate Broker Joseph S Walker Jr, Licensed Associate Broker

60 NEW YORK HOUSE / April 2010

Established Business & Historic Building with Apartment High Volume TrafďŹ c / U.S.Route 209 Long Time Steady Cash Flow Business Development Potential Accord, New York / Ulster County $220,000 plus inventory

The Alpine Inn Turnkey Country Inn Center of Catskill Preserve 68 Spectacular Private Acres Town of Shandaken, Ulster County $2.5 Million (845) 626-3126 / (845) 626-2999


Visit us at


©MMVI Sotheby’s International Realty Affiliates, Inc. All Rights Reserved. Farm of Jas de Bouffan, used with permission. Sotheby’s International Realty (TM-trademark symbol) is a licensed trademark to Sotheby’s International Realty Affiliates, Inc. An Equal Opportunity Company. Equal Housing Opportunity. Each office is Independently Owned and Operated. Except Offices owned and Operated by NRT Incorporated.



On 27 acres with 1/8 mile frontage on the Plattekill Creek, that will take your breath away. The“Absolute Seclusion” allows for the utmost in serenity and peace. No noise, only the sounds of nature. This special home was built with imagination and taste. The European design offers curved ceilings w/exposed beams and walls of glass. The open floor plan on the upper level is ideal for entertaining and the Master bedroom is privately distanced from the 2 bedrooms on the lower level. The outdoor shower and Jacuzzi are off the master BR. Sweet, Sexy and Bold……… Property is on 4 lots and could easily be subdivided for further development or not…$685,000

WOODSTOCK (845)679-2929 THE EMERSON RESORT (845)688-2829 PHOENICIA (845)688-2929

56 NEW YORK HOUSE / December 2009

Index of Advertisers

TO ADVERTISE IN NEW YORK HOUSE, CALL (845)340-9600, OR E-MAIL SALES@SCHEINMEDIA.COM Abbott & Mills 19 Adams Fairacre Farms 6 Advantage Modular Homes 41 Alta Log Homes 27 Andrade Architecture 27 Angelini Designs 43 AquaGreen Group 21 Aspects Gallery Inn and Spa 38 Atlantic Custom Homes BC Metro / Upstate / 3 / 26 B&B Pool and Spa Center IFC Metro / Upstate Barns & Farms Realty 50 Clegg Brothers Garage Doors 11 Coldwell Banker Currier & Lazier 59 Coldwell Banker Village Green Realty 7 Creative Surfaces 31 CriXt Energy Solutions 16 Custom Overhead Doors 40 D T Ogden Real Estate 51 Dutchess Country Realty 52 Dutchess Overhead Doors 43 Ellis Sotheby’s International Realty-Ellis 58 Ellis Sotheby’s International Realty-Manson 58 Executive Homes Inc 15 Freestyle Realty 61 Gary DiMauro Real Estate 13 George Cole Auctioneers 42 George T Whalen Real Estate 53 Ghent Wood Products 39 Greater Hudson Valley R/E Appraisals 41 Halstead Property 49 HH HILL Realty Services 51 Houlihan Lawrence Lavery Real Estate 55 House of Stone 42 Hudson Valley Clean Energy 43 Hudson Valley Federal Credit Union 23 Hudson Valley Green Drinks 17

Hudson Valley Sunrooms 37 L Browe Asphalt Services 39 Leiberts Royal Green Appliance Center 1 Millbrook Cabinetry & Design 31 Mountain Flame Inc 17 Ne Jame Pools Specialists Inc 33 New World Home LLC 4/5 Northern Dutchess Realty 57 NY Real Estate Group 60 Palisades Center Mall 45 Patricia Hinkein Realty 46 Paul Hallenbeck Real Estate 56 Paula Redmond Real Estate 54 Peggy Lampman Real Estate 48 Pioneer Natural Pools 35 R Brewer Landscaping LLC 27 / 35 R Ferris Real Estate 56 Rhinebeck Savings Bank 19 Robert J Campbell Jr. & Sons Inc 23 Sawyer Savings Bank 17 Sohns Appliance Center 29 Solaqua Sundog 29 Standard Glass of Poughkeepsie 40 Terri Kayden 41 Time Warner Cable 8 Timely Signs 46 TML Landscaping 21 Trumbell Architects 37 Ulster Savings Bank 11 Victorian Builders & Remodeling 29 Water Furnace 2 Westwood Metes & Bounds IBC Metro / Upstate Will Builders 37 Williams Lumber 21 Woodstock Organic Mattress 16 61

Green Residential Buildings in New York City

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Project Name 1. 116 WEST 71 2. 31 PERRY STREET 3. CALVERT APARTMENTS 4. GOOD HOUSEKEEPING HOME 5. LANCASTER MADISON 6. MANHATTAN TOWNHOME 7. SCHIFF TOWNHOUSE 8. VILLAGE GREEN 9. THE KALAHARI 10. THE LUCIDA 11. LIBERTY LUXE 12. LIBERTY GREEN 13. VISIONAIRE 14. SOLAIRE 15. VERDESIAN 16. 200 WEST 72ND 17. HL23 18. 180 EAST 93RD 19. DINKINS GARDENS 20. 303 EAST 33 21. TRIBECA GREEN 22. THE HELENA 23. RIVERHOUSE 24. 456W19 25. TAPESTRY 26. 179 Rivington Street 27. Emerald Green 28. Columbus Square 29. the epic 30. archstone clinton 31. the isis 32. 1510 Lexington Avenue 33. Livmor Condominium 62 NEW YORK HOUSE / April 2010

Location/Address 116 West 71st Street, New York 31 Perry Street, New York 127 East 119th Street, New York 155 West 122nd Street, New York 1820 Madison Avenue, New York 34 East 62nd Street, New York 243 East 82nd Street, New York 311 East 11th Street, New York 40 West 116th Street, New York 151 East 85th Street, New York Battery Park City, New York Battery Park City, New York Battery Park City, New York Battery Park City, New York Battery Park City, New York 200 West 72nd Street, New York West 23rd Street, New York 180 East 93rd Street, New York 263 West 153rd Street, New York 303 East 33rd, New York 325 North End Avenue, New York 601 West 57th Street, New York Battery Park City, New York 456 West 19th Street, New York 124th Street and 2nd Avenue, New York 179 Rivington Street, New York 320 West 38th Street, New York 808 Columbus Avenue, New York 125 West 31st Street, New York 515 West 52nd Street, New York 303 East 77th Street, New York 1510 Lexington Avenue, New York 301 West 115 Street (at Frederick Douglass Blvd)

developer N/A N/A HOPE Community, Inc. and the Bluestone Organization Gleicher Design Group N/A N/A N/A Michael & Izak Namer Full Spectrum of New York and L&M Equity Participants Extell Developments Milstein Properties Milstein Properties Albanese Development Corporation Albanese Development Corporation Albanese Development Corporation Gotham Construction Alf Naman and Garrett Heher Greystone Property Development Harlem Congregations for Community Improvement Inc. Toll Bros. City Living and The Kibel Cos. Bovis Lend Lease The Durst Organization Sheldrake Organization Tamarkin Co. Jonathan Rose Cos and Lettire 124th Street LLC Castrucci Architects Glenwood Columbus Square The Durst Organization/Sidney Fetner Assoc. The Dermot Company Alchemy Properties KENBAR Management LLC Livmor Development Corp.


Green Residential Buildings in the Outer Boroughs


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Project Name

crotona park claremont village

17. 15. morrisania 14. 12. 26. 9.

• • • • •



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college point

la guardia airport




long island city


flushing meadows corona park



• •• • •

20. 22. 21. northside 25. southside18.

east navy williamsburg williamsburg yard

• 19.• 11.•8.• 4.• •28. 16.• 6. • 7.•13. • 2.

fulton ferry

brooklyn heights

down town

cobble boerum hill hill carroll gardens red hook


clinton hill fort greene

park slope

windsor terrace

forest park


bedford stuyvesant

prospect heights

weeksville crown heights

prospect park

ocean hill




john f. kennedy international airport


Location/Address DEVELOPER

1.• THE BUILDING STUDIO Riverdale, Bronx 2.• 100 GOLD/VINEGAR HILL 100 Gold Street, Brooklyn 3.• 1501 PITKIN 1501 Pitkin Avenue, Brooklyn 4.• GREEN ON DEAN 357 Dean Street, Brooklyn 5.• THE JERICHO PROJECT 355-359 East 194th Street, Bronx 6.• 559 CARROLL STREET 559 Carroll Street, Brooklyn 7.• 575 FIFTH AVENUE 575 Fifth Avenue, Brooklyn 08.• BROOKLYN TOWNHOMES 301-309 State Street, Brooklyn 09.• FOX LEGGETT 715 Fox Street, Bronx 10.• MACLEAN RESIDENCE Jefferson Avenue, Brooklyn 11.• 361 HENRY STREET 361 Henry Street, Brooklyn 12.• PROSPECT MACY 853 Macy Place, Bronx 13.• RELJIN TOWNHOME 586 11th Street, Brooklyn 14.• MELROSE COMMONS East 156th Street, Bronx 15.• El Jardin de Selene Melrose Avenue and East 158th Street, Bronx 16.• THIRD AND BOND 103-115 Third St and 404-406 Bond St, Brooklyn 17.• 1347 BRISTOW 1347 Bristow Street, Bronx 18.• 439 METROPOLITAN 439 Metropolitan Avenue, Brooklyn 19.• TOREN 150 Myrtle Avenue, Brooklyn 20.• THE EDGE 135 Kent Avenue, Brooklyn 21.• GREENBELT CONDOS 361 Manhattan Avenue, Brooklyn 22.• STEELWORKS LOFTS North 4th Street, Brooklyn 23.• THE SOLARIUM Long Island City, Queens 24.• Powell Cove Estates 123-01 Lax Avenue, College Point, Queens 25.• northside piers Williamsburg, Brooklyn 26.• multi-family Eltona, Bronx 27.• 3 buildings (40 units) Brooklyn 28.• Atlantic Terrace 212 South Oxford Street, Brooklyn

Michael Goldblum REDD Group N/A Trident Developers NY LLC N/A N/A Fifth Avenue Committee Time Equities Inc. and Hamlin Ventures, LLC NYC HDC’s Affordable Coop Program N/A N/A N/A N/A Blue Sea Development Nos Quedamos, Melrose, MSI Hudson Third LLC NYC DHPD Helder Design BFC Partners Douglaston Development Derek Denckla Fifth Square Partners and AvroKO 543 Ventures LLC AVR Homebuilders Toll Brothers City Living, RD Management and L&M Equity Participants, Ltd. Blue Sea Development Habitat for Humanity Fifth Avenue Committee

Green Residential Buildings in the Hudson Valley region




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50. Murphy Manor Apartments

DEVELOPER 15 Alredo DeVido Saratoga Springs Radiant Construction Greenhill Contracting Alta Log Homes 8 14 9 Halfmoon Belmonte Builders Schenectady 5 Latham Cooperstown Alfandre Architecture 13 OTSEGO RAPP Construction Management 88 Troy Albany City of Schenectady Better Neighborhoods Inc. Deborah Monroe SCHOHARIE 87 ALBANY RENSSELAER New World Home Glassrock Properties, LLC Canaan N/A Oneonta N/A Kinderhook N/A Coxsackie Chatham Greenhill Contracting Windham Cairo Ghent Hilmar Development Group 7 Hudson DELAWARE Blansfield Builders 19 41 GREENE Catskill Claverack N/A Hunter Rip Van Winkle Bridge Fleischmanns Hilmar Development Group 4 45 Germantown COLUMBIA Margaretville N/A INS Hastings-on-Hudson Affordable Housing Development Fund N TA Livingston Shandaken O U Phoenicia Saugerties Urban Green Builders M Hancock ILL Beaverkill 43 Woodstock K Joe Eisner TS 87 CA Millbrook Ventures Ashokan Red Hook AVR Homebuilders Kingston-Rinecliff Bridge Milan 27 David Borenstein Millerton Olive Bridge 28 Rhinebeck Youngsvville 11 Brad Cronk Kingston ULSTER N/A 33 46 Liberty Port Ewen 47 Spire Architecture Stone Ridge Esopus Amenia Hyde High Falls 6 AVR Homebuilders 3 30 Park Kerhonkson 40 Millbrook 17 Rosendale 42 AVR Homebuilders Ellenville New Paltz 16 37 Fallsburg AVR Homebuilders Highland Gardiner 38 Monticello Poughkeepsie N/A LaGrange Mid Hudson Wilder Balter Bridge DUTCHESS Thompson Wappingers Falls Trina Porte 32 31 Fishkill 10 Stormville Kniffen Builders SULLIVAN Newburgh-Beacon Pawling Newburgh Bridge David Kucera Glen Spey 34 29 Barryville Beacon Absolute Remodeling PUTNAM 35 Peggy Atwood Middletown 1 Cornwall-on-Hudson Cold 2 Daniela Bortol, David Foell, Space Ink Carmel 12 Spring Storm King Brewster 84 Bolder Design/Build 84 Mahopac State Park Garrison Alfred Mohr Construction Bear Mountain Monroe 21 Bridge ORANGE Marty Rosen Peekskill Harriman South Salem Yorktown Warwick Stony Michael Hamilton and Carla Seddio Cortlandt Point 26 Manor Heights Birchez Associates Greenwood Lake 87 17 Pound Ridge Haverstraw 50 Croton-on-Hudson Birchez Associates WESTCHESTER New City ROCKLAND Westhab, Inc. 18 Bedford Ossining Mt. Kisco Suffern Spring Valley CPC Resources, Rockland Action 20 Chappaqua LEED CERTIFIED (Source: USGBC) 49 Tarrytown Housing Coalition and Sisca Northeast 95 48 Greenburgh Nanuet Rockland Action Housing Coalition, Inc. White Pearl Nyack ds

Location/Address Cold Spring Cornwall-on-Hudson Esopus Fleischmanns Halfmoon High Falls Hudson Schenectady Schenectady Stormville Youngsville Cold Spring Latham Schenectady Saratoga Springs New Paltz Croton-on-Hudson Westchester Claverack Chappaqua Monroe Hastings-on-Hudson Hastings-on-Hudson Ardsley Amenia Cortlandt Manor Milan Olive Bridge Barryville Hyde Park Fishkill Fishkill Kingston Glen Spey Cold Spring Canaan New Paltz Gardiner South Salem Kerhonkson Claverack Rosendale Beaverkill Piermont Germantown Port Ewen Kingston Greenburgh Spring Valley


Project Name/Description 1. SINGLE-FAMILY 2. SINGLE-FAMILY, RETROFIT 3. ESOPUS 590 AND 592 4. THE GREENBRIAR MODEL 5. SINGLE-FAMILY 6. SINGLE-FAMILY 7. SINGLE-FAMILY, 2 UNITS 8. SINGLE-FAMILY, AFFORDABLE, 3 UNITS 9. SINGLE-FAMILY, AFFORDABLE 10. SINGLE-FAMILY 11. SINGLE-FAMILY, FACTORY BUILT 12. 20 OLD OAKS 13. 30 VERDUN 14. 832 LINCOLN AVENUE 15. CAPELLI RESIDENCE 16. GREEN ACRES 17. PROSPECT CORNERS 18. KENNEDY GREEN HOUSE 19. CLOVER REACH ROAD 20. MEADOWHILL 21. PRAG HOUSING 22. 422 WARBURTON 23. 45 MAIN STREET 24. WACHEN RESIDENCE 25. SILO RIDGE 26. VALERIA 27. PASTURE ROCK 28. LEON RESIDENCE 29. single-family 30. Zummer Home 31. Overlook Pointe 32. Rivercrest Luxury Apartments 33. Hudson Landing 34. Fish Cabin Preserve 35. Glasbury Court 36. Single-family 37. Single-family 38. Single-family 39. Single-family 40. monolithic dome 41. sunfarm 42. single-family 43. Single-Family 44. Single-Family 45. The Powerhouse 46. The Birches at Esopus 47. The Birches at Chambers 48. Tarrytown Road Workforce Housing 49. Spring Valley Seniors



Piermont 44

HIGH-PERFORMANCE GREEN BUILDING (Source: New York House Research) Artist’s rendering. Not to scale and not meant for navigation purposes. Building locations are approximate. If your building is not represented here, please help us update our database by emailing




23 Ardsley 24 Scarsdale Mt. Vernon



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back porch

With spring comes a child’s initiation into the rites of T-Ball, the annual reenactment of humanity’s fall from grace. By Ted Olinger

Like the first shy flowers of spring, T-Ball season caught us by surprise, smoothly slipping unnoticed into our calendars, our wallets, and our very hopes and dreams for life. Though long anticipated, the game was poorly understood in our household, at least by me. Miniature little leaguers weighing in at five or six years old square off against a plastic pylon, on which sits a rubber coated baseball. Each player hacks away at this target until he or she gets a hit, which can be anything from a slow rolling dribbler to a line drive into the dugout. But no matter what happens, everybody hits, everybody runs the bases, every team wins. It’s the perfect sport. But it didn’t start that way. When I took my 5-year-old, Jack, to T-Ball tryouts, it was a glowering, gray January morning on a frost-covered baseball field. Even the grass crunching underfoot seemed hostile. About two dozen preschool and kindergarten-aged children roamed the field in their winter coats like scavenging crows, hopping about, picking at the ground, or at each other, and taking flight when coaches tried to shoo them into position. A cabal of parents on the bench was already pestering the organizers about who should be on which team. “This is orientation, it’s not really a tryout,” said one coach, trying to sound reassuring. “We’re just gonna sort ‘em out. You know, earmark ‘em.”

Instead, a stranger’s voice came out of me and said, “Jack, it’ll be all right. Just go back out there,” and, fighting every instinct in his little body, he did. Two months later, Opening Day brings blazing sunlight and clouds of pink apple blossoms engulfing our freshly minted players with natural confetti. Everyone from little Leaguers to T-Ballers to teenagers stands in formation on that same benighted baseball field, now lush and dry and warm, tucking in their knee-length shirt tails before reciting the League Oath in unison. From what I can hear on the sidelines, it’s a blend of the Pledge of Allegiance and the Code of the Jedi: “We here stand and swear to always do our best, to always play fair, and to always help others to do the same.” Have they any sense what they are promising, or what is being promised to them? As the season rolls forward, our gangly amoeba of the first day evolves into rangy discipline. When a ball is hit, however feebly, the player flies to first base and stays there whether he’s safe or not. And though our infielders have learned to strike a classic pose to throw the ball, there is still no telling where it will go. It might bounce off the empty pitcher’s mound or go hurtling into the stands. Occasionally, it even flies into someone’s glove, as if by magic. Which is exactly how it is treated. Stunned fear gives way to astonishment and pride: “Look, in my glove, a baseball!” We on the sidelines erupt in joyful chorus. And it doesn’t matter who makes the play—your kid, my kid, our team, theirs. When a girl pulls on her

And so it begins, I thought. The children, he said, would take turns at the “T” on home plate, hitting the ball a few times to children on the infield. Their luck at the plate and skill in the field would determine their place on a team, their rank in society, the arc of their lives. I slouched on the bleachers and prayed for rain. Our hopeful coaches attempted to station a few players at each base, directing them to take turns fielding any balls that came their way. But after the first hit, everything went into motion. Some players ran toward the ball, screaming, hurling their gloves at it. Some ran to their friends, and hurled their gloves at them. Others hopped or twirled in place, throwing their gloves in the air. The result was a single, massive amoeba of T-Ballers writhing back and forth across the infield, arms and legs flailing, oblivious to the shouted instructions of their selfless coaches or enraged parents. When it was Jack’s turn at the “T,” he swung several times before connecting with a pleasing metallic “clank,” then flung his bat into the shins of the coach standing behind him and ran after the ball to get it himself. Another player got there first, and Jack burst into tears. He ran to the bleachers like a stricken animal and threw himself on me, begging to be taken home. I was so taken by surprise that at first I wanted to laugh. But these were not the tears shed over a broken toy or a stubbed toe. This was a wound of

pink batting gloves and squares up to the plate, we don’t care whose team she’s on. We join her father when he yells, “Pound it, Cupcake!” And we are thrilled by the clang of aluminum when she swings and sends the ball soaring over second base and into the next diamond, sometimes the bat flying along with it. Cupcake might forget to stop at first base and instead stretch it into a home run, weaving through a conga line of opposing players celebrating her hit, but that’s all right. No one goes after the ball anyway, as if out of respect. And when it’s Jack who gets that kind of hit, I cannot believe he is the same boy who once wept in my arms after his first at-bat. But that is the beauty of T-Ball: we know how the game begins, what’s supposed to happen, and even how it will end. But like the greatest works of literature, theater, and history, the drama is not in the inevitable outcome, but in how you get there. Now the season I dreaded ends too soon. By summer, the T-Ballers are gone and the older teams have turned our diamonds into their outfields. Next year, and all those to follow, will bring different games with tougher rules and more painful outcomes than Jack or I can now imagine. Our time in the garden is over. How will I ever explain it? Jack, I’ll say, it’ll be all right.


shame and anger at himself. Leaving the tryout was all I had been thinking about since arriving, but now it occurred to me this moment might be more important, that this

Ted Olinger is a freelance writer living on the Key Peninsula in Western Washington. He also

might be the birth of that little voice inside that hisses, “You’re not good enough.”

builds sea kayaks, paella pits, and potato guns.

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