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Spring 2020



Year-Round Wonderland W i n dh a m , NY

Regina Tortorella, Real Estate Salesperson Coldwell Banker Village Green Realty Cover Story on page 58, Listing on page 61

Next-Gen Farming

Light Moves

Romancing the Stone

Growing community and crops

Aging in place in a sunny space

A rockery extends an artist’s studio

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Several generations of CSA families learn about beekeeping from Sam Comfort of Anarchy Apiaries at Great Song Farm in Red Hook.





NEXT-GEN FARMING GROWING COMMUNITY AND CROPS By Anne Pyburn Craig, Photos by Deborah DeGraffenreid

Young farmers Emily Eder and Maggie Thomas at Great Song Farm in Red Hook offer workshops and group activities to foster connection among their CSA members. 22

ROMANCING THE STONE Story and Photos by Linda O’Keeffe

Inside Outside: A Sourcebook of Inspired Garden Rooms, by Linda O’Keeffe, showcases a humble, charming Ulster County artist’s rockery. 28

Presenting Newburgh Vintage Emporium’s newest location, and hand-dyed and -sewn quilts by Ali Smith, founding owner of Salt+Still quilting studio in Peekskill. 13


COMMUNIT Y SPOTLIGHT: KATONAH Colonial roots, a thriving economy, and an influx of creative types set this charming Westchester County village apart.




New Paltz is culturally richer than most villages its size thanks to its rich history, vibrant arts community, and thoughtful politics—and to its hosting an acclaimed SUNY campus.

ESTATE OF BLISS ADOPTING A FAMED AUTHOR’S MANORHOUSE By Mary Angeles Armstrong, Photos by Deborah DeGraffenreid

In the early ’90s, New Yorkers Louis and Adele Auchincloss commissioned architect Peter Pennoyer to create a Swedish-inspired Catskills getaway. Now the Sulikowski-Madrid family enjoys Catskill Park Manor’s circular library and sumptuous grounds.



An Olivebridge writer reflects upon a favorite place—a well-worn porch with a great view—and how it’s shaped his life.



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By Ashleigh Lovelace, Photos by Deborah DeGraffenreid

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2020 Foresight


lthough the state of the Hudson Valley real estate market is similar to what it was at the start of 2010, the future nonetheless looks bright. That’s the biggest (and best) takeaway from my conversations with four regional real estate professionals about how we fared over the last decade and how we’ll do in the next one. So, as we enter the spring 2020 market, here’s what we’re likely to see happening between now and 2025 and beyond. We’re starting over. And that’s a good thing. “It’s been a lost decade to some extent,” says Gary DiMauro, launched Gary DiMauro Real Estate in 1993, with offices in Tivoli, Hudson, Catskill, Rhinebeck, and (next) Kingston. “Just prior to entering into the 2010s, we had the major financial meltdown in 2008/2009, which took a toll on the economy and real estate in general.” But there’s a silver lining, he notes. While places like the Sunbelt lost value, the Hudson Valley held its own. “It was a testament to the stability and desirability of the Hudson Valley that we probably only lost about 25 to 30 percent in value,” DiMauro explains. “What we’ve seen over past decade is a slow but steady climb back to where prices were just prior to the recession, with maybe a little bit to spare, but by no means do we see a frothy market going into 2020.” The economy should remain steady… “We’re halfway through a 20-year expansion,” says DiMauro. “There was some discussion in mid-2019 of a looming recession, but that was overblown, in retrospect; it clearly didn’t happen. There isn’t anything on the horizon that suggests a recession is coming. The Fed lowered the interest rate on a few occasions, so they staved that off. We’re probably in a good position for the next five or 10 years.” Peggy Lampman, who founded Peggy Lampman Real Estate in 1986 in Claverack, Columbia County, is also optimistic. “I see slow but somewhat steady growth,” she says. “It’s hard to predict what will happen, but it does seem like the market’s going to keep growing slowly and exponentially.” …and so should the population influx. “My clientele is widening,” says Lampman. “More people want to leave the city, but still be close to it. But people are coming from all over—a lot of people in California, who grew up or went to school here, are coming back East.” Hayes Clement, who focuses on Ulster and northern Dutchess counties as a partner of the Clement, Brooks & Safier Realty Team at Berkshire Hathaway HomeServices Hudson Valley Properties, says New Yorkers are using the Hudson Valley “as a dual residence community rather than as a weekend community,” a trend he expects to continue. “A lot of people are looking at upstate as the place where their principal home is, and they go to the city once or twice a week for work.” Kingston definitely is the new Hudson. “I see a strong market continuing for the foreseeable future, with Kingston, New Paltz, and Woodstock as the hot markets up here in Ulster County and throughout Hudson Valley,” says Clement. “Regarding places that aren’t as hot as they were


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right now, like Hudson and Beacon, part of it is lack of inventory. After a while, if there’s no inventory, people get burnt out and head for greener pastures.” DiMauro is excited enough about Kingston’s prospects to open a new office there this spring. “Kingston has flirted with revitalization, gotten ahead of itself, and then the whole thing’s collapsed,” he says. “This time is different. It’s evident in the waterfront revitalization and uptown, with the opening of new businesses, hotels, and restaurants. I see signs of longevity that were missing in the past.” The difference between Kingston’s previous “false starts” and what’s happening now, says DiMauro, is that earlier investors were “first-in, first-out speculators who weren’t committed to the community; they saw it as an opportunity to make money. That does not a community make.” Although some speculation continues, most Kingston developers are “buying property up here themselves,” he says. “They’re invested in the community, buying buildings and developing them for their own personal use, starting businesses.” Buyers’ expectations are changing… Real estate used to be considered “a good investment no matter where you bought,” DiMauro says, but that’s no longer the case. Today’s buyers “want to make sure they’re not overpaying, and if they have a sudden change of life plan, they can get out. They’re not necessarily planning on making money. That’s good—it means a lot less speculation in the market, it’s more realistic from the buyer’s and seller’s standpoint, and it prevents the exuberant appreciation that creates bubbles in the first place.” For Clement, “People are less focused on size. I used to have clients telling me the house has to be big. Now they’re telling me, ‘I don’t want more than 1,800 or 2,000 square feet.’” Instead, he says, the focus is on quality. “People will pay a premium for a good renovation. Most buyers don’t want to do a lot of work; otherwise, they want a really good bargain.” There’s a trend away from historic properties, says Lampman. “Historical isn’t the most stylish anymore. A lot of people are more interested in modern these days—that’s the trend in furnishings as well.” Surprisingly, according to a recent National Association of Realtors report, buyers don’t want new kitchens and bathrooms. Instead, says Julie “Pip” Klein, who’s focused on the lower Hudson Valley with Green Team New York Realty since 2002, they’re looking for refreshed garages and new flooring. ...and so is the way people shop for houses. The internet lets people shop all the time, which is helpful to real estate, says Klein. “There’s no letup in winter, and spring season starts in January.” But it also makes it seem like realtors are obsolete. “People think they don’t need a realtor, they can just click and buy,” says Klein. “I can’t tell you how many buyers I’ve been out with, finally, in the home, and they say, ‘This doesn’t look like the pictures online.’ I tell them, ‘The realtor is the missing link. Let me do the research. You can’t buy a house like a handbag.’”

EDITOR Susan Piperato susan.piperato@chronogram.com CREATIVE DIRECTOR David Perry david.perry@chronogram.com DIGITAL EDITOR Marie Doyon SPONSORED CONTENT EDITOR Ashleigh Lovelace BOOK REVIEWS books@chronogram.com PROOFREADER Peter Aaron CONTRIBUTORS Mary Angeles Armstrong, Anne Pyburn Craig, Brian PJ Cronin, Deborah DeGraffenreid, Roy Gumpel, Benjamin Obler, Linda O’Keeffe PUBLISHING CO-FOUNDER & CEO Amara Projansky CO-FOUNDER & PUBLISHER Jason Stern EDITORIAL DIRECTOR Brian K. Mahoney CHAIRMAN David Dell Upstate House is a project of Chronogram Media.

ADVERTISING & MARKETING (845) 334-8600 X100 MEDIA SPECIALISTS Kris Schneider kschneider@chronogram.com Kelin Long-Gaye kelin.long-gaye@chronogram.com Jordy Meltzer jordy.meltzer@chronogram.com Jen Powilson jen.powilson@chronogram.com SALES MANAGER Lisa Montanaro lisa.montanaro@ chronogram.com SALES DEVELOPMENT LEAD Thomas Hansen t.hansen@chronogram.com MARKETING DIRECTOR OF CREATIVE PARTNERSHIPS Samantha Liotta MARKETING & PRODUCTION COORDINATOR Victoria Levy ADMINISTRATIVE BUSINESS MANAGER Molly Sterrs PRODUCTION PRODUCTION DIRECTOR Kerry Tinger kerry@chronogram.com PRODUCTION DESIGNERS Kate Brodowska, Amy Dooley

ChronogramMedia CHRONOGRAM MEDIA 314 Wall Street, Kingston, NY 12401 (845) 334-8600 | fax (845) 334-8610 chronogrammedia.com All contents © Chronogram Media 2020


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A few of Salt+Still’s latest creations.

Photos: Ali Smith

And Sew Forth Ali Smith studied textiles at the University of Vermont, but designing and making quilts never occurred to her until she had established herself in the communications field. “It wasn’t until years later, when I took a weekend natural dye intensive at the Textile Arts Center in Brooklyn, that I got the textile spark,” says the Peekskill artist. “I kept experimenting with natural dyes on my own and amassed all this plant-dyed fabric. I started quilting out of practicality; it seemed like a fun way to use up my plant-dyed fabric collection.” In 2013, Smith made her first quilt, using a DIY pattern from Haptic Lab. A year later, she was hooked on stitching, and launched Salt + Still quilting studio. “I was managing the communications department of a company, which involved very little creativity, so I started Salt + Still as my creative outlet,” she recalls. “It didn’t begin as a business; it was more of a studio practice where I was experimenting with natural dyes and textiles and documenting my process on Instagram. A couple months into this, a buyer for an online shop inquired about placing a wholesale order for some pillows I had made, and, not wanting to turn down the opportunity, I had to learn how to become a business.” Since then, Smith has taught herself the fine points of quilt-making by using antique manuals on the art. She designs and makes eight to 15 quilts a year, including commissions for the likes of the Farmhouse Project and New York City’s Tonchin restaurant; teaches quilting workshops at Drop Forge & Tool in Hudson; and is on the radar of collectors. Her quilt designs come from “everywhere”—including the works of Frank Stella, Anni Albers, and Bridget Riley; American motifs; Korean bojagi; and boro textiles—and her color palette is inspired by Californian sea- and landscapes. Smith won’t start a quilt until she’s “truly excited” by an idea, and each quilt takes 30 to 50 hours to assemble. “Quilting is meditative but also very laborious, which I don’t think many people realize,” she says. “Creating the top of the quilt takes me days to assemble with focus and precision, but the back of the quilt gets put together in an hour or two. On the back, I use all the scraps left over from the front and piece them together in a way that is organic yet balanced. It doesn’t take much thought; it’s fun and intuitive.” Each quilt is made sustainably, using plant-based dyes or even foraged dyestuffs or “things saved from the kitchen, like onion skins or avocado pits” to color organic fibers such as cotton, linen, and hemp, and is hand-sewn

with cotton sashiko thread. “It’s very time consuming, but I love the way it looks, and I find machine quilting to be impersonal,” Smith admits. “I think about my work in the long term and how the materials I use will eventually break down.” But what matters most to her about quilting is being able to “see the human hand in them,” she says. “A lot of us are craving person-to-person connection, and I think someone chooses to put a handmade piece in his or her home because they feel a connection to it and, in turn, feel connected to the person who made it.” —Susan Piperato SALTANDSTILL.COM

upstate HOUSE

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Some scenes and retail vignettes from Newburgh Vintage Emporium.

Vintage Pleasures Five years ago, Estee Lauder marketing executive Anthony Vesnaver and his partner, vintage fashion archivist and designer D. Matt Smith, bought a weekend house in Newburgh and began thinking about how to leave New York City behind and live full time upstate. About a year later, they discovered an antiques dealership on Route 9W and became dealers there, selling many of Smith’s finds. But still, the full-time upstate life eluded them. Then, in January 2019, things changed. They took over the dealership and were able to stop commuting. In its place they created Newburgh Vintage Emporium, a recreation of “the idea of the antique store and antique mall,” says Vesnaver. Not only did they repaint the building, update the signage, and bring in local makers, but they also revamped the merchandise and how it was sold as well. “We really want to modernize the idea of what an antiques and vintage store is,” says Vesnaver. “Usually it’s not fresh.” The biggest difference between the former dealership and the emporium, he explains, lies in curation of its 50 dealers and their products. “We don’t just accept anyone and anything,” Vesnaver says. “We really work hard to make sure all the inventory that comes into our store is truly vintage and antique, obviously, and we work with our clients to curate their environments so that their displays are something different to look at—it’s the Instagrammable antique store, if you will.” The emporium quickly became so popular that Vesnaver and Smith began looking for a second location. Last December, they opened Newburgh Vintage Emporium Ware-House, just a seven-minute drive away on Route 17K. The new location, in a building that once housed the former Avalon Roller Drome and Big Scot department store, offers 75 dealers and is home to Smith’s designinspiration fashion and textiles studio, whose clients come from a wide crosssection of American fashion, from Marc Jacobs to Talbots. “The idea was to add a second location to find a home for Matt’s business and really make Newburgh a hub,” says Vesnaver. When it comes to antiques, “everybody likes to shop where there are multiple locations to go to.”


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No two dealerships’ environments are the same, and there are ever-changing “vignettes” or rooms set up using the merchandise, which dates from the 1700s to the mid-1970s and includes architectural salvage, toys, a vintage clothing stop ’n shop, and a range of unusual items—at press time, there was an eightfoot Yetti statue and a 1950s milk delivery truck. “We go around and take pieces from different dealers to create these beautiful moments to inspire our customers and our dealers and to show new ways of seeing things,” Vesnaver explains. Sometimes, he says, that means paring an 18th-century pie cabinet with a Mid-Century Modern lighting fixture. “We like to show new ways to put pieces together from across eras.” But the two locations are as much about fun as they are about design inspiration and education. “I thought I was going to open this antique store and sit around and read comic books all day, but it’s really lively and busy, and the music’s fun,” says Vesnaver. “We change the vignettes each week, and people come back to see how things are changing. People are looking for things to do now. Everybody talks about how the mall is dying, but it’s dying because the store owners aren’t creating any magic anymore. We’re trying to do that. People are craving environments and someplace to go hang out in. You can take your grandfather to our stores and he’ll enjoy it. And so will your 14-year-old son.” —Susan Piperato Newburgh Vintage Emporium 5006 Route 9W, Newburgh @newburghvintageemporium Newburgh Vintage Emporium Ware-House 10 Route 17K, Newburgh @nvewarehouse newburghvintageemporium.com


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Foxfire Living: Design, Recipes, and Stories from the Magical Inn in the Catskills

For The Love of Books: Designing and Curating a Home Library

FARM + LAND’S Back to the Land: A Guide to Modern Outdoor Life

ELIZA CLARK AND TIM TROJIAN Harper Design, 2019, $45



Centered around the Foxfire Mountain House in Mount Tremper, Foxfire Living is filled with images and inspiration for creating a beautiful space, and is organized by the core themes Discover, Gather, Evolve, and Reflect. Written by the inn’s co-owners (and husband-and-wife team), designer Eliza Clark and chef Tim Trojian, every page provides something to delight the senses. DIY fans and both professional and armchair designers alike will find inspiration, sources, and practical tips.

The genius of For the Love of Books is that it provides validation of one’s to-be-read pile not only as decoration but also as design inspiration. And, contrary to the popular trend of discarding books once they are read, authors Thatcher Wine and Elizabeth Lane encourage and even celebrate keeping books around the house. For the sophisticated bibliophile or anyone with a backlog of books, this is a compendium of practical advice on curating a home library, which, as the authors demonstrate, is an art in itself. This book’s pages are filled with photographs of books displayed in surprising and personal ways that suit each collection, book owner, and home. 

Moving to the woods means getting back to nature and discovering a more sustainable, relaxed way of life. But these days, it can also mean making something beautiful and sharing it with the world. FARM + LAND’S Back to the Land is packed with inspiring narratives and photographs, along with practical how-tos, from people who have created simpler lives (and gorgeous homes) off the beaten path. The Hudson Valley and Catskills feature prominently, with spreads starring Instagram-famous locales like the Barn in Tivoli, Kerhonkson’s Black A-Frame cabin, and the Livingston Manor Fly Fishing Club. This book suits the interests of interior-design lovers, Hudson Valley style aficionados, and outdoor enthusiasts alike. 


JENIFER FLYNN, CO-OWNER THE BARKING GOOSE BOOKSTORE, BAR & CAFE Below: A spread from Farm+Land’s Back to the Land: A Guide to Modern Outdoor Life.



Fortunately for residents of the Hudson Valley, new bookshops and bookstore bars and cafes are launching throughout the region. We’re reaching out to them to hear about the latest books on designers, design trends, makers, food, farming, gardening, and local history, culture, and lifestyles. If you’re a bookstore owner who’s interested in sharing reviews of the newest titles on these topics to grace your shelves, contact Upstate House Editor Susan Piperato at susan.piperato@chronogram.com. upstate HOUSE

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KATONAH Blurring Art and Life By Brian PJ Cronin


online at upstatehouse.com

in 1924, may sell some high-end items, but they’re also family-owned businesses with generations of loyal local customers. The Blue Dolphin may look like a small-town diner on the outside, but step inside and you’ll find it’s a world-class Italian restaurant whose dedicated servers will remember your name even if you moved away years ago. THE SCENE All of this adds up to the kind of place where people are both extremely proud of where they live (in 2007, nearby resident Martha Stewart introduced the Katonah Collection, a furniture line meant to pay homage to the region) and incredibly protective (residents promptly sued Stewart in an effort to get her to name the collection something else). But Katonah’s community spirit is usually directed toward less litigious endeavors. Just take a look at the always-packed classes at the Katonah Art Center or the crowds that gather every weekend for stroller tours or senior socials at the Katonah Museum of Art. Or check out the plethora of innovative, alternative health businesses (like Jim Gates Rolfing) or visit the Katonah Village Library, which, thanks to years of support and fundraising from local residents, outshines—in both its size and its programming—most of the libraries in towns that are 10 times bigger. Like many Hudson Valley towns, Katonah is slowly getting younger as new families migrate up from New York City. “I haven’t hit 50 yet, but now I feel like the old guy, and it’s great,” says Menzies. While Katonah’s retail scene could still catch up a bit to its changing demographics—Menzies notes that it could use a skateboard shop for the children, and that many residents would like another familyfriendly pub—it’s the hamlet’s timelessness that continues to attract both young couples and creative types. “My theory has long been that there are so many creative people

Photos: Scott Shanfeld, Katonah Chamber of Commerce; Gretchen Menzies


atonah’s roots go back to Colonial times, but if you want to see them, you’ll need scuba gear. Named in honor of the Native American chief who sold English settlers the land for the town of Bedford (which contains the hamlets of Katonah, Bedford, Bedford Hills, and Bedford Corners), the entire hamlet of Katonah was placed on logs and rolled to its current site in 1897 to make way for the construction of the New Croton Dam, which expanded the Muscoot Reservoir, flooding Katonah’s original site. Anyone who wonders why Katonah’s founders didn’t simply start over have never walked down Katonah Avenue and seen how the old hamlet’s remnants make up the current downtown. Ask any of Katonah’s residents why they moved there or decided to open a business there, and there’s a very good chance you’ll hear the same story: They happened to visit Katonah’s downtown, felt like they’d fallen into a Norman Rockwell painting, and then realized they never wanted to leave. “It has a real vibrant village, an incredible, diverse retail scene; it’s walkable, and people live there,” says Peter Menzies, who, with his wife Gretchen, took over Little Joe’s Books in 2013, opening the Katonah Reading Room Cafe & Market a year later. (Today, the cafe’s walls are chockerblock with photographs of visiting celebrity, including Bill Clinton, posing with members of the Menzies family.) “People live there” may seem like an odd praise, but the Menzies have also operated businesses in other parts of Bedford, and they know that just because a downtown is aesthetically pleasing doesn’t necessarily mean it’s economically vibrant. Katonah manages to be quaint without being overly precious, somehow managing to retain a blue-collar vibe despite the prices climbing for its wealth of Victorian and Queen Anne houses sited on spacious, rolling lawns. That vibe comes courtesy of its retail scene: the Kellogg & Lawrence Hardware, established in 1887, and the Charles Department Store, opened

THE FACTS ZIP CODE: 10536 POPULATION: 1,679 MEDIAN HOUSEHOLD INCOME: $90,578 PROXIMITY TO MAJOR CITY: New York City is about 35 miles south. TRANSPORTATION: The Metro-North train to Grand Central takes about an hour and fifteen minutes. The Taconic State Parkway is 13 miles to the east. NEAREST HOSPITAL: The mental health hospital Four Winds has a location in Katonah. Northern Westchester Hospital is five miles away in Mount Kisco. SCHOOLS: Elementary school students attend either Katonah Elementary School or Increase Miller Elementary School in nearby Goldens Bridge. Both schools feed into the John Jay Middle School and John Jay High School, each located in nearby Cross River. The private, co-ed preparatory Harvey School, located on a 125-acre parcel in Katonah, serves grades six through 12. The Montfort Academy, a Catholic high school founded in 2001, began in Katonah, although in 2013 it moved to Mount Vernon.

Photo: Gretchen Menzies

here because creatives are more about the aesthetic feel of a place, sometimes edging out practicality,” says Peter Linz, a 20-year resident. “But Katonah wins out because it has both.” On Linz’s own dirt road, a 10-minute walk from town, there’s a touring jazz guitarist, an Academy Awardwinning animator, the lighting designer for the New York City Ballet, and a character actor. And then there’s Linz himself: He’s an actor who commutes to New York City for his job as none other than the puppeteer behind Ernie on Sesame Street. THE MARKET Katonah’s borders are somewhat malleable, and it can be hard to say exactly where it ends and the other nearby hamlets begin. Since downtown, which includes a MetroNorth station, is the main draw, any house within walkable distance usually commands a higher price than a similar home at its more rural edges. Nevertheless, you can live the Westchester life here for under $500,000. At press time, an updated 2,000-squarefoot Colonial with four bedrooms and two bathrooms, not too far from downtown, was on the market for $480,000. Otherwise, expect to find homes listed in or near downtown in the $600,000-to-$850,000 range. Most are architecturally charming homes with plenty of room. But if you want to have ample room and be right in the thick of it all, a 4,135-square-foot, four-bedroom, three-bathroom house, built in 1900 and located a stone’s throw from the train station, is on the market for $1.15 million.

From left: Artist Dave Bradford performs at the Oak & Oil Gallery event “Road Warriors: Every Guitar Has a Story”; the winner of the Katonah Reading Room Cafe & Market’s Katonah in Bloom garden contest; the family volunteer group Westchester Favors, which decorates the sidewalks of Katonah with messages of peace, pauses in front of Little Joe’s Coffee & Books.

POINTS OF INTEREST: Little Joe’s Coffee & Books, Bedford Audubon Society, Caramoor Center for Music and the Arts, Katonah Art Center, Katonah Museum of Art, Kelloggs & Lawrence Hardware Store, Ward Pound Ridge Reservation, Katonah Village Library, Blue Dolphin, Peppino’s Ristorante, the Whitlock, Katonah Reading Room Cafe & Market, Charles Department Store, Katonah Pasta Shop, HIM by Catherine H., Katonah Memorial Park, Satori Spa, John Jay Homestead, Stepping Stones— the Historic Home of Alcoholics Anonymous Co-founders Bill and Lois Wilson, Lasdon Park & Arboretum, Katonah Memorial Park, Muscoot Reservoir, Cross River Reservoir, Delaware Aquaduct, and Parker Sanctuary

upstate HOUSE

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Vibrant Village By Anne Pyburn Craig | Photos by Roy Gumpel

et on a rolling hill with the Wallkill River running alongside it and the Shawangunk Ridge as its backdrop, the village of New Paltz is one of those places where people claim that breathing the air means one is fated to return. But besides its splendid scenery, this village has everything a resident could want, from entertainment and arts to good governance. First and foremost, New Paltz is a college town. The student population of the State University of New York more than doubles the two-square-mile village’s population and shapes the larger surrounding town’s dynamics. Noted in the 1970s for its art department, experimental environmental education, and free name-band concerts held on land then known as the “Tripping Fields,” the college is renowned today for its academic rigor and high rankings on national best-college lists. Plus, there’s the 9,000-square-foot Samuel Dorsky Museum of Art, opened in 2001, and the civic scholarship of the Benjamin Center for Public Policy, founded in 2008. From public performances at the School of Fine and Performing Arts (recently including Grammy-winning cellist Mike Block and percussionist Kyaw Kyaw Naing) to the Hudson Valley Advanced Manufacturing Center’s 3D printing services, the college provides a wellspring of cultural assets. New Paltz was founded in 1678 by 12 French Huguenot families fleeing anti-Protestant persecution. In the early 18th century, they replaced their wooden houses with stone ones; their legacy is Historic Huguenot Street, a 10-acre National Historic Landmark District, America’s oldest street with original homes intact. The Huguenot Patriotic, Historical, and Monumental Society, founded in 1894, is a nonprofit hosting school programs, archaeological digs, community events, and guided tours, with a focus on rediscovering the lives of women, African Americans, and Native Americans. Casually elegant Mohonk Mountain House has welcomed five presidents since 1869. Founder Albert Smiley began by offering people a place to rejuvenate beside a crystalline mountain lake. Succeeding generations have built on his ideals and birthed two nonprofits: Mohonk Preserve, which stewards thousands of acres and conducts environmental education and conservation science programs, and Mohonk Consultations, whose mission is “to foster a greater awareness of the interrelationship of all life on Earth,” and has built an award-winning geothermal day spa at the Mountain House. Maryann Fallek, a retired history teacher and SUNY instructor who’s lived in New Paltz since 1969, loves the village’s backdrop and the populace’s warmhearted intellectuality. “People fall in love with the Ridge 16

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and the trails, having access to all that and culture too, and that’s become more and more unifying over time,” she says. “It draws people who lean toward inclusive and accepting, and they build organizations that express that.” In 2019, after 19 months of debate, the college changed six buildings’ names from those of slaveholding Huguenots to local places like Shawangunk and Mohonk—a process that was typical New Paltz. “There was an appreciation for complexity, and the overriding context was ‘bring your understanding and respect to the table because smart, caring people can think differently and have solid reasons for doing so,’” Fallek says. “We’ve got a rare sense of community here. It’s delicate, it doesn’t always happen, but more than once I’ve seen challenges lead to understanding.” In 2003, village voters elected 26-year-old environmental activist and housepainter Jason West and his Innovation Party slate. In 2004, New Paltz was thrust into the national spotlight when the former Mayor West drew national attention and criminal charges (later withdrawn) for performing same-sex marriage ceremonies on the village hall steps. Westboro Baptist Church members arrived from Topeka, Kansas, to protest, but were outnumbered by locals singing “God Bless America.” THE SCENE Main Street can get backed up with visitors heading from Thruway Exit 18 to the mountains, especially on Memorial Day and Labor Day, when the Woodstock-New Paltz Arts & Crafts Fair packs the fairgrounds on Libertyville Road. But locals work around the traffic, taking Henry W. Dubois Drive or Shivertown Road to visit mainstays like the iconic 24/7 Plaza Diner; family-run True Value Hardware; and Mark Gruber Gallery, offering modern iterations of the Hudson River School. The village hosts two indie bookstores, Barner Books and Inquiring Minds, Inc.; quirky shops like Kon Tiki and Groovy Blueberry; headshop Liqwid; and longtime fashion, jewelry, and home goods store Handmade & More. There are a multitude of bars, including Clemson Bros. Brewery and the Gilded Otter, which offer live music, along with Main Street Bistro, Huckleberry, the Grille at Novella’s, and Murphy’s Restaurant & Pub. Near the Wallkill River is Water Street Market, a rustic shopping complex offering eateries, original creations, antiques, and the black-box Denizen Theatre. Sip

THE FACTS ZIP CODE: 12561 POPULATION: 14,199 MEDIAN HOUSEHOLD INCOME: $72,500 DISTANCE TO MAJOR CITY: New Paltz is 83.5 miles from Manhattan and 70.9 miles from Albany. TRANSPORTATION: Adirondack Trailways offers frequent bus service to Manhattan and Albany. Ulster-Poughkeepsie LINK busses connect to Amtrak and Metro-North. New Paltz is located at Exit 18 off the Thruway, which feeds directly onto Main Street. NEAREST HOSPITAL: Vassar Brothers Medical Center is 12 miles away in Poughkeepsie; HealthAlliance Hospital is 14 miles away in Kingston. SCHOOLS: Students attend Duzine Elementary through second grade and Lenape Elementary for grades three through five, then move on to New Paltz Middle School and New Paltz High School. Mountain Laurel Waldorf School serves children in grades pre-K through eight.

wine at Jar’d or a coffee at Mudd Puddle Coffee Roasters, or savor the view of farmland flats washed in a ridge-framed sunset from the Creole-style Parish Restaurant on the roof. New Paltz chefs work with local growers, food-crafters, wineries, brewers, and distillers. Longtime favorites include Bacchus, offering Mexican food, live music, a brewery, and billiards; and Main Course Catering, which has added a market cafe. There’s New American at Garvan’s Gastropub, an 18thcentury building; French fare at Runa Bistro; Tex-Mex at Burrito Burrito; and burgers at the B-Side Grill. Spending time in nature is easy. The Wallkill Valley Rail is part of the developing Empire State Trail system, and the River to Ridge Loop reaches Minnewaska State Park and Mohonk Preserve, which boast world-famous rock-climbing routes and carriage trails for hiking, running, and cross-country skiing. And there are yoga classes and wellness modalities galore.

From left: Dining at the Parish Restaurant, a New Orleans-style eatery and bar atop Water Street Market, affords guests views of the Shawangunk Ridge; Medusa Antiques & Modern Art on Main Street specializes in pieces from around the world, including Buddha statues.

PLACES OF INTEREST: Mohonk Mountain House, Mohonk Preserve, Minnewaska State Park, Water Street Market, Denizen Theatre, SUNY at New Paltz, Historic Huguenot Street, Shawangunk Ridge, Samuel F. Dorsky Art Museum, Mark Gruber Gallery, D.M. Wiel Gallery, Julien J. Studley Theatre, John R. Kirk Planetarium, Imperial Guitar & Soundworks, Living Seed Yoga & Holistic Health Center, Integrative Healing Arts, Coppersea Distillers, Gilded Otter Brewery, Whitecliff Winery, Robibero Winery, Shawangunk Wine Trail, Tuthilltown Distillery, New Paltz Rock Yoga, Twin Star Orchards/Brooklyn Cider House, Lagusta’s Luscious, Hokkaido, the Bakery, Rocking Horse Ranch, One EPIC Place, Dressel Farms, Wallkill View Farms, Wright’s Farms, Nyquist-Harcourt Wildlife Sanctuary, Bicycle Depot, Handmade & More, McGillicuddy’s, Garvin’s Gastropub, New Paltz Golf Course, Runa Bistro, Main Course, Medusa Antiques, and Wallkill Valley Rail Trail

THE MARKET At around $100,000, there’s land to build on or the odd fixerupper on the outskirts of town. Ranch-style houses, village condos, and even occasional renovated farmhouses can be had for just under $300,000, while larger, fancier new places and historic gems start at under $400,000. Between $400,000 and $500,000 buys space, charm, and mountain views on the rural edges of town in four- and five-bedroom Colonials and Victorians. Above that price, there are larger lots, great rooms, granite countertops, and architect’s originals. If you’re in the market for luxury, for sale in the village is a $1.25 million newly-built Victorian-style manse with a screened-in porch overlooking the Wallkill River, complete with a Jacuzzi, chef’s kitchen, and library. For $2.5 million, a working organic farm is listed with barns, pond, and a period farmhouse. Seniors can purchase apartments at Woodland Pond, an individualized care facility that’s rich in creative, cultural, and wellness-oriented amenities and offers independent and assisted living and round-the-clock nursing when needed. And of course, there’s a view of that glorious ridge. upstate HOUSE

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Next-Gen Farming Great Song Farm grows community alongside food. By Anne Pyburn Craig | Photos by Deborah DeGraffenreid



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merica’s farmland is being lost to development at a rate of about 175 acres an hour, for a total of 1.5 million acres each year, according to American Farmland Trust, an agricultural conservation organization. It’s a slow-motion crisis that’s loomed since the mid-20th century. Not only is farming labor intensive, unpredictable, and often not very lucrative, but AFT reports that the American farmer’s average age was almost 60 in 2012. So when an older farmer reaches retirement or passes away, with no offspring willing to take over running the farm, it often makes sense to sell out. Yet a few places throughout the US are bucking the trend— among them Dutchess County, where a 2017 report from Cornell Cooperative Extension indicated that agricultural districts had grown by 19 percent in the previous eight years. Behind this surprisingly positive trend lies a concerted effort by environmental organizations such as Scenic Hudson, which started working on targeted strategic farmland preservation in the 1990s. The organization’s first target: farms in Red Hook, where the amount and quality of farmland presented a clear opportunity. Working with state, county, and town governments, Scenic Hudson began a program of purchasing development rights to keep land in farming. This has created opportunities for young farmers, who may not have an agricultural background but make up for it with passion, vision, and innovation—like Emily Eder and Maggie Thomas, both in their early 30s, who took the reins at Great Song Farm in Red Hook in early 2019. Opposite: Maggie Thomas (left) and Emily Eder at work planting a new crop. Above: Emily Eder (left) and Maggie Thomas (center) host a pizza-making party for Great Song Farm’s CSA members.

Eder grew up in the Los Angeles suburbs. After studying environmental science, psychology, and photography at Sarah Lawrence College, she worked at Groundwork HV, a Yonkersbased nonprofit working to advance environmental justice. “So much of the work had agricultural aspects,” she says. “I connected an upstate CSA to a group in Yonkers, started a farmers’ market, taught cooking classes for kids and seniors, got grants for community gardens. But I’m not cut out to work in an office, and I realized I wanted to be growing the food.” While apprenticing at Camp Joy Gardens, an organic family farm run as a teaching nonprofit in Santa Cruz County, California, Eder met Santa Cruz native Thomas, who is now her life partner. Neither woman comes from an agricultural family. “My dad always found room for a veggie garden, and I wasn’t that interested as a kid, but I was exposed to fresh food and how it happens,” Eder says. “Same with Maggie—her parents had a small garden, but farming and fresh food are priorities in Santa Cruz. When she left for a while, the realization that it wasn’t like that everywhere motivated her all the more.” Santa Cruz was a great place to apprentice, but the barrier to getting established there was “prohibitively expensive,” Eder says, due to climate challenges and water issues. When Eder’s East Coast friends Dakota and Mira Miller purchased Row by

Partofsustainability,tome,ishaving a job that makes me feel glad to get upinthemorning,andfarmingisthat.

—Emily Eder

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Row Farm in Hurley in 2015 and needed help getting their vegetables, flowers, berries, herbs, and poultry operation up and running, Eder jumped at the opportunity. “Maggie joined me the second year,” she says. “It was invaluable experience [working] on a larger farm. They have 25 acres in veggies and 100 in cover crops. When it felt like time to move on, we started looking for management-level opportunities on both coasts.” An ad in the Hudson Valley Young Farmers newsletter alerted Eder and Thomas to the sale of a CSA business and some infrastructure at Great Song Farm. The previous farmers, Anthony Mecca and Sarah Hearn, were moving on after spending eight years building the CSA on the 87-acre property. (Of Great Song Farm’s 87 acres, two and a half acres produce vegetables, herbs, and flowers; 59 acres are forested; 20 are pastureland; and four are wetlands.) Eder and Thomas’s goals extend beyond simply growing organic food. Committed to sustainability and food justice, they began their first season by developing programs to cultivate community along with their crops. Great Song Farm’s landowners, Larry and Betti Steel, made the switch from weekenders to full-time Red Hook residents in 2001, and sought a young tenant farmer. They found Mecca through the Columbia Land Conservancy; meanwhile, they hosted dinners and gatherings, rallying friends to join the CSA. With their 33-year-old son Jesse, the Steels still help with harvesting and attend CSA distributions. Great Song Farm’s CSA members can choose from nine to 15 crops each week. There are also u-pick cherry tomatoes, beans, peas, herbs, and flowers; fruit and cheese shares are offered as add-ons; and there are membership options for lowincome earners. Delivery is available for a fee, but Eder says most members prefer to pick up shares so they can socialize. Being keen to foster community among CSA members, Eder and Thomas held beekeeping and pizza-making workshops last year (this year’s roster includes pickling 20

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and canning, too), and invited Philadelphia chef-activist Katie Briggs, who’s a James Beard Award winner, creator of Eclectik Domestic, and a friend from their Camp Joy days, to cook dinner onsite. “We worked with her on past events for her Outstanding in the Field roving restaurant series, so now that we had our farm, we had to try one,” says Eder. “We worked with her on the menu, and a lot of volunteers helped out.” But the pleasure of an onsite dinner, which Eder calls a “beautiful, fabulous, ridiculously magic concept” in the hands of a talent like Briggs, helped Eder and Thomas reinforce their mission: fresh food, sustainable practices, good times, strong community, and useful work. “Part of sustainability, to me, is having a job that makes me glad to get up in the morning, and farming is that,” says Eder. “We’re evaluating our first season and planning for 2020, and we were pretty successful overall.” This growing season, she says, she and Thomas “hope to host more events and workshops [and] add stuff like herb salts, herb vinegars, and garden salves. First, though, we need to be solidly viable. We’re off to a strong start, and it’s been really fun to meet the members. It’s really neat to see a three-year-old eat a leaf of kale like it’s normal.” In 2016, the Steels worked with Dutchess Land Conservancy to create a conservation easement on the property, meaning a large portion is preserved as farmland until at least 2115—part of the two-thirds of active Red Hook farmland that’s been conserved. Now Scenic Hudson is advocating for a bigger, bolder Foodshed Protection plan for the entire Hudson Valley, and food guru Michael Pollan has endorsed the organization’s critical mass approach. Eder freely admits that she and Thomas don’t have a solid answer to the big questions of food justice. But “change needs to start somewhere,” she says, and two women feeding good food to a wide swath of local residents and creating stronger ties between them feels like “a step in the right direction.”

Above, from left: A Great Song Farm-made pizza, ready for firing; Maggie Thomas works with a CSA member to assemble a pizza.

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D ESIGN One of the house’s porch galleries features a marble finial among some weathered boulders and an assemblage including an antique wicker chair, a barrel hoop, a gnarled tree root, and a metal box topped with a few of Draney’s ceramic pieces. Opposite, from top: Volunteer plants grow around a strip of wood as if it’s a stalk; Draney surrounded one of her porcelain containers with air moss she gathered from around her property.


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ROMANCING THE STONE A ROCKERY BLOOMS INTO AN ARTIST’S OUTDOOR STUDIO. Story and Photos by Linda O’Keeffe An excerpt from Inside Outside: A Sourcebook of Inspired Garden Rooms (Timber Press, 2019)


ailing from a family of horticulturalists, Sarah Draney played in gardens throughout her childhood and can’t recall a time when she wasn’t gripped by nature’s impermanence. Twenty-five years ago, when she started gardening on her own property [in northern Ulster County], she had relatively few ambitions. She envisioned a humble rockery attached to the modest house she and her husband had built on eight woodland acres, with creeping thyme and other aromatic herbs spilling out of crevices. She would tend and water it when she took breaks from painting and sculpting in her second-floor studio. But her connection to the landscape turned out to be more profound and deep rooted than she’d anticipated, and the more her rockery inspired her, the larger it grew. In the beginning, she expanded it with boulders and slabs of flat stone sourced from local quarries. She laid gravel pathways and staged them with found objects, including rusted cogs, dilapidated bedposts, cracked pipes, and other random paraphernalia she found in local junk shops. She turned her house’s wraparound porch into an impromptu gallery by arranging textured planks, weather-beaten chair frames, and assemblages of twigs, rusted objects, ceramics, and ancient farm implements. upstate HOUSE

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Clockwise from top left: Broken rounds of aggregate are juxtaposed against gray-green heathery fronds of artemisia; house shapes figure prominently into the sculptures Draney creates using materials from her garden, and a bird feeder, filled with hulled sunflower seeds, perches between a thriving butterfly bush and some leafy Japanese basil; a rusted cog, a rose-colored brick, and some iron lattice offer weathered beauty. Opposite: Like decaying driftwood, two collapsing Adirondack chairs settle into the forest at the property’s edge. Along with a small fire pit, the area is invigorated by lively clumps of vivid Japanese forest grass.


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One day, as she leaned one of her ceramic trays against a piece of corroded metal and their surfaces were barely distinguishable, she had an epiphany. From then on, as she constructed ladders from dried flower stalks and engineered teepee-shaped sculptures from fallen cedar branches, she realized that the line dividing her garden and her art studio had evaporated. Once she acknowledged nature as her muse and mentor, her work truly matured. In her studio-cum-garden, her own creations and a multitude of weather-worn found objects define one kind of beauty, while a variety of perennials, grasses, shrubs, and roses define another. When Draney introduces a new plant, she coddles it for a season or two before leaving it to its own devices; consequently, all of her plant specimens are hardy and drought-tolerant. Despite her tough love, most plants thrive here, and, while her neighbors treat lavender as an annual, in her microclimate, it “lives over,” as she puts it. With so many stones and pea gravel doubling as mulch, the garden has perfect drainage as well as a temperate environment for Mediterranean plants. While general attitudes toward weeds have altered since Draney first started her garden— these days, the edible variety are a staple in pricy farm-to-table restaurants—her vision still holds as unique. One of her inspirations was Derek Jarman, the late filmmaker whose Prospect Cottage garden on the English coastal town of Dungeness punctuates greenery and shingle paths with twists of driftwood and flint markers. Another likeminded embracer of decay is Dutch nurseryman Piet Oudolf, who once defined his favorite garden as an abandoned steel factory, where self-seeding plants had taken it upon themselves to emerge from cracked walls. The late gardener Christopher Lloyd had a great affection for self-sowers. He often referred to them as allies who needed to be well controlled.

PERSONALIZATION When self-expression is the basic philosophy behind a design, the result feels refreshingly genuine. Sarah Draney’s unique vision for her alfresco studio illustrates her individualistic approach to her life and art, where she celebrates the weeds in her garden as much as her cultivated flowers and embraces nature’s cycles of growth and deterioration in every form. Wabisabi, a Japanese aesthetic centered on the appreciation of transience and imperfection, is often used by designers to balance the bristling newness of a recently completed project. Beauty can be found in all things imperfect—a threadbare rug, a tarnished silver vase, faded fabric, or a porcelain vase with a hairline crack. Draney’s garden is a living example of this aesthetic. —Linda O’Keeffe

Photo of Linda O’Keeffe by Robin Holland / Book cover photo by Laura Hull

DOWN THE GARDEN PATH “Each and every garden serves a different purpose. Sometimes it’s meant to be viewed from inside a house and is rarely walked through, and sometimes it’s conceived so that its owners can literally live out of doors,” says Linda O’Keeffe, a London-born interior designer and design writer who makes her home in Ulster County. She believes the most welcoming outdoor spaces share characteristics with comfortable indoor spaces: good proportions; interesting colors and textures; and personal, intriguing furnishings.

O’Keeffe’s latest book, Inside Outside: A Sourcebook of Inspired Garden Rooms (Timber Press, 2019), presents 25 gardens in a variety of settings, including the Hudson Valley, California, Finland, London, and the English countryside. Of these gardens, nine are personal gardens, eight are maintained by a professional crew, and eight are low-to-medium maintenance. Three of the gardens featured in Inside Outside are unconventional spaces that “really stretch the imagination and redefine the term ‘garden,’” says O’Keeffe. Ulster County artist Sarah Draney’s garden, featured here, is filled with “volunteer plants”—greenery and flora that grow on their own. Patina’ed artifacts and moss-covered stones stand in for standard plants. Hopefully, says O’Keeffe, Inside Outside will “inspire readers to imagine a uniquely different garden for themselves.” The stories included in the book “illustrate the vast range of reasons why people create gardens, and all of them are valid,” she says. “Before spending time combing through garden books and landscaping catalogues, the first question to ask is how will our outdoor space be used? The answer will provide a necessary ratio between plant beds and hardscaping; it will help establish access paths and punctuation points and separate the public and private areas. It’s the same principle used when designing interior spaces.” In addition to Inside Outside, O’Keefe is also the author of the books Heart and Home: Rooms That Tell Stories, Brilliant: White in Design, Shoes: A Celebration of Pumps, Sandals, Slippers & More, and Stripes: Design Between the Lines. With more than 30 years of experience in design, including 16 years as the creative director of Metropolitan Home magazine, she is a regular contributor to many architecture and home design publications. O’Keeffe also lectures on design and appears regularly on international design panels and national radio and TV design programs. —Susan Piperato

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Space-Saving Tips for Your Next Kitchen Refresh


hen it comes to kitchen organization, efficiency is key. Everything from cookware to utensils to pantry goods needs to be at your fingertips. If you find yourself constantly frustrated with your kitchen’s layout or a lack of counter or storage space, chances are you’re well past due for a refresh. Thoughtful design and inventive storage space can make a large impact on how you use your kitchen, especially if you don’t have a lot of space to start with. Thankfully, there are a bevy of ways to increase your kitchen’s efficiency. To help you navigate your options, we turned to the pros at Williams Lumber and Home Centers, a go-to name for home improvement in the Hudson Valley. Williams has eight convenient locations, including their kitchen and bath showrooms in Pleasant Valley and Rhinebeck that feature over 20 design displays ranging from traditional to ultra-modern from quality manufacturers like Omega, Schrock, and Crystal. Discover Your Kitchen’s Strengths and Weaknesses Before you start any kitchen redesign project, Kim Williams, Williams’ VP of Retail Operations recommends you “Write down everything you love about your existing kitchen and everything you want to change. Think about your lifestyle and what you use your kitchen for, including your family size, how much you cook, and how often you entertain.” Identifying your exact needs will help you and your designer streamline your project goals, especially if you’re operating on a tight budget.


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Presented by:

Above: Kitchen island from Omega with custom cabinets and bar seating. Opposite: Cabinet interior solutions and a custom cabinet configuration from Omega.


Add an Island or Peninsula Do you have a kitchen table languishing in a space where no more than a few people ever sit and never for very long? That space might be better used by a kitchen island or a peninsula. Both options can add functional counter space while still allowing for gathering and seating in that area. A peninsula is simply an extension of your counter, so it’s great for smaller kitchens where there might not be enough room for a full island. A major bonus of a kitchen island is its capacity for extra storage. Working directly with a design expert at Williams, who uses computer software to help visualize your kitchen layout and final look, allows you to test ideas for a custom island that fits your exact needs—with any configuration of drawers and storage that you like. Take Back Your Counter Space When thinking about what space you’d like to make more functional, Williams recommends looking to the countertop itself. If your counter space is cluttered with bulky appliances like your microwave, now is the time to relocate them. Microwaves can be incorporated into the hood above your range, or neatly tucked away in a wall or base cabinet. Make the Most of Your Cabinets If you’re looking to redo your cabinets, incorporating pull-out storage solutions is a great way to increase accessibility. According to the experts at Williams, it’s important to make your cabinets as efficient as possible, especially if you don’t have a lot of space. Pull-down pantry shelves, slide-out trash and recycling bins, and lazy susans or swing-out shelves in corner cabinets will help you spend less time peering into the back of your cabinets wondering what you stored there and more time using what’s inside.

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Estate of Bliss A family adopts a famed author’s manor house. By Mary Angeles Armstrong | Photos by Deborah DeGraffenreid

E Opposite: Architect Peter Pennoyer’s original plans for Catskill Park Manor, which the late New York City writer Louis Auchincloss and his artist wife Adele commissioned. Above: Paula Madrid, Nestor Sulikowski, and their daughter Chloe relax on the porch.

nsconced in busy lives in Brooklyn, Nestor Sulikowski and Paula Madrid nonetheless couldn’t forget the happy childhoods they had spent among the mountains of South America. Sulikowski hails from the Argentinian city of Cordoba, nestled amidst the Sierras Chicas, while Madrid was raised in Medellin, Colombia, amid an extended family that included 23 cousins and multiple aunts and uncles with property in the Andes. “One uncle had a big truck with an open back,” recalls Madrid, a forensic and clinical psychologist. “He would go around town, picking up all the cousins. Then we’d choose our destination. Wherever we chose, we spent a great deal of time running around, horseback riding, and hiding in the forest.”

Madrid and Sulikowski, a bond trader, wanted their daughter Chloe, now seven, to grow up as they had: enjoying nature, surrounded by mountains, and sharing that experience with her friends. So the couple decided to look for a house in the Catskills. “We went looking for the green and the scenery,” says Sulikowski. But beyond that, he admits, “We didn’t quite know what we were looking for.” Nonetheless, the family struck gold: Catskill Park Manor, a 3,749-square-foot, three-story neoclassical masterpiece, inspired by early-20th-century Swedish architecture, perched on a steep hillside outside Claryville in Sullivan County—“a farmhouse that’s been dressed up a bit,” according to its Manhattanbased architect, Peter Pennoyer.

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The house was built in 1992 by the late lawyer and novelist Louis Auchincloss, whose 50-some books chronicled the lives of upper-class New Yorkers, and his wife Adele, a painter and environmentalist who chose the site and designed the native landscaping. Originally surrounded by 400 acres, the house sits among 131 acres of woods on a hillside and inlet between the Neversink River’s east and west branches; the remaining original acreage, stretching across Wildcat Mountain, is statedesignated forever wild land. “I hope it doesn’t sound corny to say, but it really clicked, maybe because of both of our pasts surrounded by mountains,” says Sulikowski. Pennoyer was just starting out when he was hired by the Auchinclosses to design their weekend escape from New York City. Now the head of a 50-person, awardwinning design firm specializing in traditional and classic architecture, Pennoyer says the project launched his career. “I was a great admirer of Mr. Auchincloss and his writing,” he says. “It was a risk to have a young architect design their house. It took courage, and I am eternally grateful that [Louis] and Adele had confidence in me.” Pennoyer worked with Adele Auchincloss to develop the four-bedroom, 3.5-bath house’s design. “She had specific ideas about what would make the house a comfortable place for her and her husband,” he says. “Louis needed a library and a place to write, but didn’t want to be sequestered away in a closed room, and she wanted a studio for her art.” 30

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From left: Adele Auchincloss’s former art studio, located over the porte cochere, is now a den and playroom featuring colorful furnishings; the sunny living area features a fireplace and original artwork by Madrid and Sulikowski, and opens onto a porch and garden.

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From top: Louis Auchincloss’s intact original library sits at the center of the house within a two-story rotunda, and beneath a third-floor oculus; the spacious, eat-in kitchen features a small pantry and French doors leading to the backyard.


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The house centers on a two-story rotunda that stands open between the first and second floors and is topped with a third-floor, popout oculus with south-facing windows—all designed to capitalize on the views and allow for the maximum amount of light and circulation of heat during winter. The Nordic architectural vernacular known as Swedish Grace inspired the exterior design. “It’s a style of architecture and decorative arts that’s fundamentally very honest,” explains Pennoyer. “It informs humbled structures that are almost barnlike, but with elements that refer to the traditional and classicalism.” The style is best exemplified by Eric Gunnar Asplund’s Villa Snellman, an early 20th-century house outside Stockholm with a simplified rectangular structure given ornate flourishes. Along the south-facing exterior wall are rows of rectangular windows featuring copper swags and moldings. “They are small, light touches of traditional ornament,” says Pennoyer. Above the rectangular windows, he notes, arched windows “suggest that there’s a grander space behind.” The house is situated at the top of a long, curving driveway that ends with an ivycovered porte cochere, or covered entrance, extending from the house’s northern side into the mountain. “If someone arrives in the middle of a snowstorm, they have cover while entering the house,” says Pennoyer. Adele Auchincloss’s former art studio, located over the porte cochere and boasting windows on three sides, is now a den and playroom, repainted teal green and decorated with colorful Moroccan fabric-covered chairs from Beam Brooklyn. The room can be accessed inside from the second floor hallway or via an outside door on its northern end, allowing the space to function as a bridge between the house and the hill behind. “So if you want to take a walk, and you’re inside the house, you could actually do so from the second floor, which is an unusual feature,” says Pennoyer. Steps lead down from the porte cochere into a spacious, wood-paneled mudroom with ample room for coats, hats, and boots. The central rotunda sits opposite the main entrance, and houses Auchincloss’s circular writing room. Featuring several south-facing windows, and open to the second-floor library and the third-floor oculus, the space was designed to be flooded with light. The view, says Pennoyer, is centered on “a distant break between two mountains in the Catskill range. The room’s location is directly related to the view of that focal point of the distant in the horizon.”

The second-floor library, whose rows of bookshelves line either side of the rotunda, remains filled with Auchincloss’s extensive collection of reference books on gardening, the local landscape, and classic fiction. Sulikowski and Madrid have added copies of Auchincloss’s own fiction and essays. The writing studio has been turned into a formal dining room centered on a round wooden table with seating for 12. Next door, the spacious, teal-painted, eat-in kitchen features French doors, a small pantry, a closet, and open shelving. Between the entryway and dining room, a wood-paneled hallway runs along the building’s entire east-west axis, widening gradually toward the western end. “I wanted to introduce a dynamic feeling that draws people into the living room at the end of the house,” explains Pennoyer. Steps lead down into the cozy living room, whose wood-paneled walls have been painted white with mint green trim. There are high, green, arched ceilings; a brick fireplace; a passthrough window to the adjacent kitchen; and three sets of west-facing French doors leading to a covered porch bordered by a deck and raised-bed vegetable garden. At the hallway’s east end is the master bedroom suite, featuring wood-paneled walls; French windows overlooking the lawn and woods; and a white-tiled bathroom. Sulikowski and Madrid have added an ironframed bed and antique iron curtain rods to enhance the room’s rustic character. The main staircase rises from the hallway, encircles the rotunda, and leads to the second-floor hallway and three woodpaneled bedrooms, each featuring sloped ceilings and outfitted with iron-framed beds. The bedrooms are decorated with Sulikowski and Madrid’s own modernist acrylic paintings—a vocation they share and explore on weekends at the house. So far, say Sulikowski and Madrid, their attempt to introduce Chloe to country life has been a great success. “She’s created many rituals at the house,” Madrid notes. “She’s learned about trees, flowers, and animals, and she’s named our vegetable garden the ‘garden of happiness.’” In addition to their many outdoor activities, the family spends time each weekend in the library, losing themselves in Auchincloss’s books. “We often find ourselves picking one out and reading about something we’ve never heard about,” says Madrid. “We love the architecture. We love the books. The history is a big part of the house.”

From top: The house is barnlike, inspired by a Nordic architectural style called Swedish Grace that is “fundamentally very honest” and “almost barnlike,” but with classical elements, says Pennoyer; the exterior features rows of rectangular windows; above many of the windows are copper swags, traditional Swedish ornaments.

upstate HOUSE

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Martin Schweizer’s single-story house, sited in the center of a large meadow outside Red Hook, was designed for ease of movement and maximum sunlight.



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L I G HT M OV E S An energy-efficient house designed for aging in place basks in sunshine. By Brian PJ Cronin | Photos by Deborah DeGraffenreid


artin Schweizer had been a Park Slope homeowner and an interior designer for over 35 years when he realized that in order to complete his dream project—designing a “forever home” of his own—he would have to get out of the city. But that was okay with him, because he also knew it was time to change his life. So in 2013, he and his dance-director wife bought 11 acres spread out across a hill just east of Red Hook. “This was a dream come true for me,” says Schweizer, who still works as an interior designer and drew up the designs, which Germantown-based Peter Sweeny Architects made a reality. Schweizer knew what he wanted: a contemporary country house with great views and a low carbon footprint. But his greatest hope was that the new house would not only give him and his wife a life that was better than the one they’d known in Brooklyn, but also allow them to grow old there. “We didn’t expect a better life or a worse life,” Schweizer says. “A different life, with new challenges.”

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Originally from Switzerland, Schweizer wanted to be near mountains, so the couple chose a property offering views of the Catskills, across the Hudson River, which makes for stunning sunsets and the chance to watch storms move down the peaks. But it’s the immediate views that Schweizer finds himself most enjoying, like the meadow rolling down around the house. The hill isn’t especially high, but it’s tall enough, notes Schweizer, so that from the top of it, turkey vultures and hawks routinely zip by at eye level, as the fog pools below. During late afternoon, the waning sunlight coaxes a warm glow from the house’s solid white exteriors; seen from the long, winding, private road, the house shines like a beacon in the darkening sky. It’s these aspects of his new life that Schweizer wants to celebrate, which is why the 900-square-foot, 12-foot-high open space incorporating kitchen, living, and dining areas is dominated by floor-to-ceiling windows facing south and west, showcasing the sunlight and the seasons. (Just outside the windows, on a small stone patio, is a pair of Adirondack chairs overlooking a rock garden made of excavated stones, that afford even better views.) The space itself, which dominates 36

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the three-bedroom, 3.5-bathroom, 3,200-square-foot interior, encapsulates Schweizer’s expansive vision. The views indoors are equally generous. Each section of the great room provides an unobstructed view of anyone else in the space. “This is a communal place, and when you are in the room, you can observe and contact everyone in the room,” Schweizer says. The kitchen side consists of an island of warm French walnut, contrasting with the white cabinets and appliances and the pale marble backsplash. The dining table—which was built from a French walnut tree trunk that Schweizer bought in Pennsylvania—was designed to be unobtrusive yet harmonize with previously built pieces, such as a long wooden console covered in quarter-sliced anigre wood veneer. The console, table, and kitchen island were designed by Schweizer and fabricated by SFA Interiors in Brooklyn. Schweizer also had a hand in the steel lighting fixture hanging low over the dining room table—he designed the light’s wishbone-shaped ceiling suspension bracket, and Hammerton Inc., an artisan lighting fixture manufacturing company in Salt Lake City, fabricated both the fixture and the bracket.

From the living space at the back of the house, several acres of meadows can be viewed changing according to the time of day and the seasons, thanks to floor-toceiling windows facing south and west.

From left: Schweizer designed the kitchen island and a French walnut dining table (both fabricated by SFA Interiors in Brooklyn) to harmonize with the living area’s long wooden console, which he had previously designed.

Schweizer’s subtle design allows the couple’s two favorite furnishings—the only ones that he didn’t design himself— to command the great room’s attention. In the living area hangs a large, lush Neo-Expressionist painting by Garance Werthmüller, which the artist painted after visiting the house under construction; standing nearby is an enormous 400-year-old Baroque cabinet, in Schweizer’s family for generations, which is the only ornate piece in the house. “My parents’ house in Switzerland had rather low ceilings and it felt compressed in there,” he says. “Now it feels like it’s starting to live again.” Often, designers who get to be their own clients tend to show off. But Schweizer opted for a clean, minimalist style, so instead of calling attention to itself, the house yields to the people in it. “Everything is flush, there are no mouldings; everything is as quiet as possible,” he says. The result is soothing, even in the bathrooms, which feature the same pale gray porcelain tiles that make up most of the flooring throughout the house. With their plumbing hidden and their showers and shelving recessed, the bathrooms’ airy feeling echoes that of the great room. The house’s openness is practical as well as aesthetic,

in that the structure is compliant with the Americans with Disabilities Act, and wheelchair accessible. There is only one floor, and there are wide doorways and no thresholds between spaces. This will allow the couple to age in place, no matter what challenges the years ahead bring. “This is part of how we should build today,” Schweizer says. “The criteria I set for our house, they’re generally valid, and should be a standard requirement. The corridors are wider and less claustrophobic, and the doors are easier to use.” Even the hallway lined with books connecting the great room to the house’s private section doesn’t feel enclosing. The tile floors transition to warm hickory, leading to three modest bedrooms that continue the theme of the great room: white walls, large windows, and wooden furnishings that Schweizer calls “contemporary modern,” or updated Mid-Century Modern style. The house’s only stairs lead to the roof, where two features keep the house’s carbon footprint low. First, below the parapets are 54 solar panels, hidden from view, which provide over 90 percent of the house’s electricity. What can be seen is the house’s rooftop greenhouse, where Schweizer is starting plants for next summer’s organic vegetable garden. It’s upstate HOUSE

| SPRING 2020 • 37

Clockwise from top left: The hallway leading to the master and two guest bedrooms is wide enough to accommodate a wheelchair, should Schweizer or his wife need one in their later years, which makes the space feel like another room unto itself; the master bathroom showcases a meadow view; the house’s comfortable, understated decor continues in the guest bedrooms.

another new but enjoyable challenge. “I’m having to find out all this stuff by myself, and it’s a slow learning curve,” he says. “But that’s a part of trying to grow organic vegetables—it’s a lot of effort.” Although Schweizer is installing heating mats to help the plants germinate, he doesn’t want to heat the greenhouse itself, fearing wasted energy. However, the greenhouse gets ample light, and Schweizer is discovering which hardy greens and vegetables can thrive in the space. The couple’s efforts to get back to the land aren’t confined to the greenhouse or even the small garden outside the front door. Many of the properties’ acres are dense with trees—and poison ivy. In order to eradicate the poison ivy, the couple is considering buying or renting a herd of goats, and weighing the comparative costs. If they do become goat herders, says Schweizer, then they’ll need to build a barn, which will mean another design project. He’s looking forward to that. “These are the things that come up, and [that] I could not foresee, being an urban citizen for 35 years,” he says with a laugh. “But those are the challenges I hoped for, and I got them. Which is fun, I enjoy that.” 38

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By Melissa Everett, Ph.D.

transformation is beginning. In 2019, New York passed a visionary law, the Climate Leadership and Community Protection Act, committing the state to shift to 100-percent renewable sources for our electricity in just 10 years. Much of this power will come from large-scale solar, offshore wind, and existing hydroelectric sources like Niagara Falls. But the legislation’s goals will only be met if people get involved. Now is a time when you can save dollars, as well as the planet, through savvy investment in clean energy technologies both at home and at work. The price of solar power keeps falling. Thanks to improvements being made in energy storage technologies, solar power

can be stored and made available when the sun doesn’t shine. You can find an electric vehicle (EV) to suit every taste, range need, and price point. And far more efficient options are available to replace your oil, gas, or propane burner with electric heating and cooling that can be powered by—you guessed it—solar panels. There is a lot to learn about, and the choices to be made are not simple. As the market for clean power technologies grows and grows, there is a need for neutral expertise that is accessible to consumers. Sustainable Hudson Valley and Chronogram Media are pleased to bring you the second annual Clean Power Guide for this purpose.

A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •


Get to know about

Clean Energy Technology Want to climb the clean-power learning curve with healthy speed and limited pain? Here are some frequently asked questions to get you going when it comes to electric vehicles (EVs), heat pumps, and solar power.

FAQ ELECTRIC VEHICLES FOR ELECTRIC VEHICLES, WHAT KIND OF RANGE IS POSSIBLE NOW? Current plug-in hybrids, which have a gas engine as backup, range from 14 miles to around 53 miles of electric range, after which the car shifts to gas powered and you can keep driving as far as you need to. The range for 100-percent electric vehicles is typically from 80 miles to up to 400 miles. WHAT HAPPENS IF I RUN OUT OF CHARGE? The onboard computer systems will alert you well before you run out, and, on most models, help you find the nearest charging spot. If, for some reason, you do run out of power, the vehicle will stop operating—just like when you run out of gas. The need to plan and pay attention with an EV is the same as with a conventional gas-powered car. ARE THERE TIPS AND TRICKS FOR GETTING THE BEST RANGE OUT OF MY EV? Yes. Become familiar with the vehicle’s “eco modes” for using the power efficiently, and with the regenerative braking systems that can transform the mechanical energy of braking into electricity that feeds your battery. HOW DO EVS REALLY COMPARE TO CONVENTIONAL CARS ECONOMICALLY? From the Nissan Leaf at $29,990 to the Volkswagen e-Golf at $31,895 and the Chevy Bolt at $36,620, there are moderately priced EVs out there. Dealerships vary in their structures for down payments, installments, and discounts, and may be open to matching a competitor’s price. Maintenance costs for EVs are far below conventional cars, since there are no fuel costs, oil changes, tune-ups, or air filters to be replaced. What’s more, there are very few moving parts to break or that will need replacement. Charging costs depend on the local electric rate, the charging station price structure, and the battery size in the car. For example, if the electric rate is $0.14 per kWh and the battery size is 24kWh, then $0.14 x 24 kwh = $3.36 cost to fully charge the battery. According to Plugin America, charging costs average the equivalent of $1 per gallon. Some EV dealerships, workplaces, and municipalities


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have low-cost or free public charging. Some charger-finding apps will tell you how much energy is being put into the vehicle, the distance equivalent in miles, and the cost per charge. Fast chargers on the New York State Thruway cost $8 per charge. WHAT ABOUT THE DRIVING EXPERIENCE— SPEED AND HANDLING? EVs get up to speed faster than conventional cars because they offer full torque available from standstill. The suspension and handling are as good as with any conventional car. In fact, due to the battery’s low center of gravity, many drivers feel an EV handles better than a gas-powered vehicle. EVs with all-wheel drive are beginning to appear on the market from companies including Subaru, Mini, Volvo, Audi, and BMW. WHAT KIND OF MAINTENANCE DO ELECTRIC CARS REQUIRE? A plug-in hybrid needs the same kinds of maintenance as any hybrid car. For a 100 percent EV, you mainly need to add washer fluid and rotate the tires. The regenerative braking system may occasionally need a repair, and the transmission may eventually need to be replaced. In New York State, all EV makers have to provide a battery warranty for at least the first 150,000 miles. WHAT ARE THE BENEFITS OF BUYING VS LEASING? It depends on your financial comfort, the incentives available, and your desire to keep a vehicle for a short or long period. If you prefer not to make the upfront investment, or you know you only want to keep the vehicle for two or three years, a lease will meet your needs. The federal tax credit of $3,750 only applies to purchases, but New York’s Drive Clean Rebate applies to both purchases and leases, with amounts that depend on the range of the car: Over 120 miles: $2,000 40 to 119 miles: $1,700 20 to 39 miles: $1,100 Under 20 miles (or over $60,000 price): $500 ARE THERE ANY DOWNSIDES TO OWNING AND DRIVING AN EV? Besides the need to stay on top of trip planning, the lack of noise sometimes takes getting used to. You need to be more vigilant of pedestrians because they may not hear you coming.

WHAT ABOUT OTHER KINDS OF EVS, LIKE LIGHT TRUCKS, BIKES, AND BUSES? Many bicycles with electric assist are available, with prices starting at under $500 and rising to the sky. E-trucks are entering the marketplace with a Tesla splash that has led other companies to make big commitments; according to Reuters, “Tesla CEO Elon Musk and his spacy Cybertruck have ignited a frenzy over electric pickups, and at least seven other US automakers expect to build new battery-powered trucks by 2021.” Electric transit and school buses are already in use by some municipalities and school districts, while being tested by others. WHAT ABOUT THE SAFETY OF EVS COMPARED WITH GAS CARS? Cars are generally getting safer. All-electric cars do not have the flammable gas tank of a conventional vehicle, an advantage in accidents. Lithium ion batteries can (rarely) overheat, so EV makers put in sensors to detect temperature increases quickly. Several EVs (Chevy Bolt, Tesla Model S and Audi E-Tron) have achieved the “Top Safety Pick” status from the International Institute of Highway Safety (iihs.org). Just research the safety features you care about most, in the cars that interest you. I’VE HEARD THAT YOU CAN GET GREAT DEALS ON USED EVS. WHAT SHOULD A SHOPPER KEEP IN MIND? Yes, even gently used electric vehicles can be steeply discounted in price because the technology is developing so rapidly. But these older EVs are likely to have less range than current models, so make sure that fits the uses you are planning. HOW CAN I TELL WHETHER A CAR DEALERSHIP IS REALLY COMMITTED TO SELLING EVS AND CAN GIVE ME GOOD GUIDANCE? Look at what is in their lot. If they have inventory, they h ave made some preparations to be approved to sell those cars. Ask if they are authorized to give the New York State Drive Clean Rebate of up to $2000 for electric vehicles. If they don’t know what that is, try someplace else. If they do, ask if they have an in-house EV specialist and what EVs they have onsite. If they find you an enthusiastic, knowledgeable person, you are in the right place.



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Air Conditioning • Heating • Service • Repair • 24 Hour Emergency Service A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •


FAQ HEAT PUMPS WHY ARE ELECTRIC HEAT PUMPS CONSIDERED A CLEAN, GREEN CHOICE? Efficiency is the key to the renewable energy revolution. Because heat pumps transfer heat rather than burning fuel like a conventional boiler, they are significantly more efficient and also quieter and safer to operate. Like anything electric, they can be powered by solar or other renewable energy. WHAT ARE THE PRIMARY HEAT PUMP TECHNOLOGIES FOR A HOME OR BUSINESS? Ground-source heat pumps (aka geothermal) transfer warmth from the ground or groundwater; air-source heat pumps exchange heat with the outside air through a condenser; and heat pump water heaters heat water by drawing heat from the air. All these technologies can make good sense in a new building, but for retrofits there are additional variations depending on what kind of heating system is there now (ducted or ductless, air or water transfer). WHAT KINDS OF BUILDINGS ARE BEST SUITED FOR AIR-SOURCE HEAT PUMPS AND GEOTHERMAL? A well-insulated and air-sealed building will make the most of any heating and cooling technology. Air-source heat pumps work best where there is a relatively open floor plan without a lot of nooks and crannies. Ground-source heat pumps are easiest to install where there are already ducts in place. WHAT ARE SOME FACTORS TO CONSIDER IN CHOOSING A CONTRACTOR TO INSTALL HEAT PUMPS? First, make sure a contractor is experienced in installing and servicing the type of system you 44

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want. The major manufacturers like Mitsubishi and Waterfurnace provide specific training and certification, and so do third parties like North American Technical Excellence (NATE) and International Ground Source Heat Pump Association. Those certifying organizations may also be a source of extended warranties through your contractor. Finally, look for someone who understands more than the equipment, who is willing to talk with you about building efficiency and the dynamics of heating and cooling, to make sure your system is designed and sized for optimal performance. HOW EFFECTIVE ARE HEAT PUMPS IN A COLD CLIMATE LIKE OURS? Very effective, if you buy a unit that is classified as “cold climate.” WHAT KINDS OF MAINTENANCE WILL MY HEAT PUMP SYSTEMS NEED? Air source heat pumps mainly need to have their filters cleaned once or twice a month (a very easy process). Ground source heat pumps are also low maintenance but need periodic checks for antifreeze levels, dirt and debris, and any obstructions in the ductwork. WHAT IF MY BUILDING IS DRAFTY OR POORLY INSULATED? It is so worthwhile to have an energy assessment before installing these technologies—and to follow the recommendations for sealing air leaks and adding insulation. Otherwise, you run the risk of buying an oversized heat pump system to provide you with enough energy to waste! NYSERDA provides abundant information on approaches to energy audits and ratings for your building. You can also find local contractors who are trained and competent to help you with air sealing, insulation, and other measures.


Consider cold washes. Open shades on a sunny day. Keep ducts and vents clean. Take showers instead of baths. Avoid “vampire” voltage by unplugging electronics when not in use. Lower the thermostat.

FAQ SOLAR POWER WHAT PRIMARY CHOICES WILL I FACE IF I WANT TO PUT SOLAR PANELS ON MY PROPERTY? Solar panels have become a commodity, a product that has many minor variations but is pretty much the same and is sold in volume. The major exception is high-efficiency panels like those made by SunPower, which are engineered to provide significantly more electricity per square foot. These cost more, but can be worth it if you are space-constrained or trying to max out your solar resources. The other big choice in terms of your system design is in the inverter, the hardware that converts direct current from the panels into the alternating current that is needed in your building. You can put in one inverter for dozens of panels (cheaper) or have more inverters—one per panel or group of panels (more reliable in the unlikely event of a panel problem). This multiple approach means that if some of your panels stop functioning for any reason and shut down the inverter that is associated with them, then the rest of your array can still function.

I’VE BEEN HEARING ABOUT SOLAR SUBSCRIPTION APPROACHES LIKE COMMUNITY SHARED SOLAR AND COMMUNITY CHOICE AGGREGATION. WHAT ARE THESE OPTIONS? These are the two major ways that you can go solar by taking advantage of a large-scale installation rather than installing panels on your roof. Community Shared Solar allows customers to chip in on power from a solar farm, either sharing credits or outright owning some of the panels. Community Choice Aggregation actually lets whole cities, towns, and villages subscribe to an energy alternative on behalf of their residents (who can opt out). Both are growing fast. WHAT IF I LIVE IN AN APARTMENT OR CONDO? You need to get your landlord or association excited about renewable energy. WHAT IF I LIVE IN A HISTORIC DISTRICT? Historic district homeowners have to conform to local guidelines, which likely come from some thoughtful source like the National Trust for Historic Preservation. Typically, they allow panels in locations that are not visible from the street. CAN I GET COMPLETELY OFF THE GRID WITH SOLAR POWER? Special, newer inverters can decouple your

system from the grid if you are willing to invest in the battery backup to cover your power needs when the sun isn’t shining. An ordinary rooftop solar installation will turn off automatically when the grid goes down. That’s because there will probably be technicians working on the grid; bursts of electricity from your solar array could seriously injure someone. CAN I USE A SOLAR ELECTRIC SYSTEM (PV) TO CHARGE MY EV? Of course, and the EV can essentially serve as a storage system for your excess solar electricity. More and more solar installers are providing energy storage, EV plugs, and other equipment for the all-electric and off-grid life. WHAT KIND OF A WARRANTY SHOULD BE AVAILABLE FOR THE PURCHASE OF SOLAR PANELS? It should guarantee the engineering of the system, and its performance, for a reasonable period—at least 10 years, preferably 20, since your panels will produce efficiently for at least that long. ARE THERE ANY REASONS TO WAIT AND GO SOLAR LATER? You can expect the price to go down over time, but in the meantime, you will miss out on savings compared to your current electric bill. Don’t overthink it!

A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •



COLLABORATORS Reliable and Trustworthy Your Neighbors at Work!

MELISSA EVERETT, PH.D., executive director, Sustainable Hudson Valley, is a community engagement specialist and the author of Making a Living While Making a Difference: Conscious Careers for an Era of Interdependence. HUGO JULE, project engineer, E-Mobility, New York Power Authority, is a seasoned coordinator of NYSERDA clean energy programs and a former installer of solar electric and thermal technologies. TOM KONRAD, PH.D., is a money manager specializing in clean energy stocks, and chairs the Marbletown Environmental Conservation Commission. SETH LEITMAN, MPA, Drive Electric Hudson Valley’s program manager, blogs at GreenLivingGuy.com, test drives EVs for the Motor Press Association, and is the editor of the Green Guru Guide series for TAB Electronics McGraw-Hill. DEREK KOUNDAKJIAN is a buildings and technologies associate with Northeast Energy Efficiency Partnerships.

RESIDENTIAL AND COMMERCIAL ROOF & GROUNDMOUNTED SYSTEMS Serving the greater Hudson Valley since 2009 4 Cherry Hill Rd. New Paltz, NY 12561 • 845.417.3485


CHRONOGRAM MEDIA is a multimedia publisher and marketing firm with over 25 years experience creating content for and about the Hudson Valley. Our custom publishing roster of clients includes Dutchess County Tourism, Walkway Over the Hudson, Ulster County Office of Economic Development, and many others. ChronogramMedia.com SUSTAINABLE HUDSON VALLEY’s mission is to speed up, scale up, and jazz up the region’s efforts to fight climate change. In the marketplace and in communities, we are all about creative partnerships for impact. SustainHV.org


Clean Power Breakthroughs: What Can a Region Do? A Chronogram Conversation Wednesday, March 11, 6-8pm, Clarkson University’s Beacon Institute for Rivers & Estuaries - Dennings Point campus $10 in advance/$15 at the door New York has passed the Climate Leadership and Community Protection Act, a commitment to rapid scale-up of renewable energy and a carbon-neutral economy by mid-century. But changes this big require input at every level, from state to neighborhood. How can the Mid-Hudson region mobilize its networks of experts and enthusiasts to build momentum for clean power and bring together landowners, developers, utilities, advocates, and others?

Clean Power Expo Exhibition & Networking Free Events with Hudson Valley Green Drinks Thursday, April 23, 5-8pm Keegan Ales, 20 St. James Street, Kingston Thursday, September 24, 5-8pm Benmarl Winery, 156 Highland Avenue, Marlboro


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


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

Clean Heating and Cooling

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

Electric Vehicles

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

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

2/19 A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •


How to Shift to Clean Power Without Sticker Shock By Tom Konrad, chairperson, Marbletown Environmental Conservation Commission


s Marbletown finalizes its plan to help the whole community shift to 100-percent renewable energy, we are focused on how to inspire and involve people—realistically and without pressure. We’ve come up with a pledge campaign, combined with customized assistance for participants. Instead of asking people to change (and pay for) everything right away, we’re encouraging folks to plan now how they will choose renewables when they need to replace a boiler, appliance, or vehicle. Some actions save money from day one, and we encourage people to start with those immediately. So we offer the pledge as 10 costeffective steps: Choose green electricity. If your town has joined a Community Choice Aggregation (CCA) program to buy 100 percent green electricity, usually at reduced cost, just participate. If your town is not in a 100 percent renewable CCA, encourage your town board to join. Opt for solar or community solar power. By signing up for community solar, you can get up to 10 percent savings on your electricity bill with no upfront cost and no termination fee. Anyone who pays an electric bill who does not have solar on their roof is eligible. If you have a suitable roof and you can benefit from the tax credits, home solar is a great investment. Take control with energy efficiency. Conduct a DIY home energy audit. Free guidance is available at energy.gov/energysaver/home-energyaudits/do-it-yourself-home-energy-audits. Choose efficient electrics. Use only efficient LEDs in high-use lighting areas. When buying appliances, look for Energy Star appliances, and compare annual usage between models.


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Improve comfort with insulation and air sealing. • Wherever accessible, insulate and air-seal critical areas like the rim joist around your basement or crawl space and your attic.

• Replace your water heater with a heat pump, hybrid water heater because wood is renewable, but not so clean unless your stove is quite new.

• When you replace your roof, add insulation and air sealing under the new (preferably nonfossilbased) roofing material if you cannot add insulation to your attic.

• If you use a gas fireplace, wood-burning fireplace, or woodstove that’s more than 10 years old, replace it with an EPA 2020-qualified woodstove or wood pellet stove, or another renewable choice.  

• When you replace or add siding, install continuous insulation under the siding.

• If you use wood for heat, store your wood with protection from rain and snow, and obtain wood well in advance so that it has time to dry fully.

• Whenever any work is done on an exterior wall of your building, take the opportunity to reduce air leakage and add insulation if possible. Choose green transportation. • Be EV ready. The next time you have electrical work done, ask the electrician to also install an electric vehicle (EV) charger or electric vehicle charger-ready circuit (50A 240V) with a NEMA 1450 outlet near your parking space(s).   • Plan that the next vehicle you purchase will be an all-electric or plug-in hybrid electric vehicle (PHEV). If there is not currently a model that meets your needs or budget (i.e., you need a pickup truck), use your old vehicle as long as possible. Or purchase only used vehicles that are as fuelefficient as possible (e.g. hybrid cars and trucks). If new EVs or PHEVs are too expensive, look into a used one. Make your next home heating and cooling systems 100 percent renewable.   • If you install or replace an air-conditioning unit, do so with a cold climate-rated, air-source heat pump or geothermal heat pump. • If you install or replace a boiler or furnace, choose a cold climate-rated air-source heat pump, geothermal heat pump, or EPA-rated wood or wood pellet furnace or heater.

• Even though wood is renewable, all but the newest woodstoves pollute significantly.

Cook, wash, and dry renewably. Use efficient electric appliances, and use the eco settings (and/or hang a clothesline for drying). Practice green yard care and handywork. Choose electric for small tools and power equipment such as lawn mowers, snow blowers, generators, chainsaws, and more. They come corded or battery powered. Consider alternative water heaters. Replace your water heater with a heat pump, hybrid water heater, electric on-demand water heater, solar water heater, electric tank water heater, or auxiliary heater run off a high-efficiency wood or wood pellet furnace. By shifting to renewable energy as you make replacements, you can reduce costs, frontload savings, plan for financial outlays, and factor in paybacks. Any business selling an EV, solar array, heat pump, or home storage system should offer finance plans. And there are state and utilies incentives and rebates. So get educated about the technologies and economics! Learn more, and help others learn. Start learning about these options so that you’re ready when it’s time to make your first purchases or replacements. Share what you’re learning freely with your neighbors and friends.

Clean Power



















Should You Be Pumped? How to Decide If Air Source Heat Pumps Are Right for You By Derek Koundakjian, project manager, Northeast Energy Efficiency Partnership

























ir-source heat pump technology has been improving rapidly and, not surprisingly, these systems are growing in popularity. But they don’t make sense in every situation. So, how do you determine whether air-source heat pumps are a good investment for your home? In researching our 2020 Air Source Heat Pump Buying Guide (available from Northeast Energy Efficiency Partnership at NEEP.org), we’ve come up with three important questions to consider: Is your existing heating system older? You might think about supplementing or replacing it with one or more heat pumps before it fails completely. Are you considering installing a central air-conditioning system, or replacing an existing one? A heat pump may cost only a little more and will provide heating and dehumidification as well as cooling. Do you heat with oil, propane, or electric resistance? In comparison to these fuel types, a heat pump can save significantly on heating costs.   NEEP’s Air Source Heat Pump Buying Guide and the 2020 Clean Power Guide’s FAQ both suggest questions to ask in selecting a contractor with a high-quality offering of product and warranty. But don’t hand off responsibility to a contractor without paying attention to the reasoning behind his or her recommendations. In sizing and designing systems, there are a few not-so-obvious factors to consider. For example: Ductless indoor units should be installed in an open-plan building with large, open doorways. Units in rooms with frequently closed doors may run cool in the winter.  The indoor units are usually mounted high on a wall, but they can also be placed lower or attached to the ceiling. There are judgments to be made about how to define zones in the building and install the heat pump appropriately within each zone for optimal heat transfer. With thousands of makes and models of air-source heat pumps available today, we want you to be pumped—and to shop wisely. For system-by-system considerations, including centrally ducted heat pumps as well as dual-fuel, ductless, compact-ducted, and multizone systems, refer to NEEP’s guide.

—Tom Konrad A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •



Symphony Insight provides you with actual energy usage & operating costs data from WaterFurnace homeowners across the country. It’s simply the most accurate, compelling way to communicate the financial benefits that geothermal provides and features an easy-to-use interface so you can filter by model, tonnage, geography, and more. Symphony Insight can transform your selling story and is only available to WaterFurnace dealers. To learn more about Insight or becoming a WaterFurnace dealer, visit waterfurnace.com/insight.

visit waterfurnace.com/Insight

1. 26% through 2020 and 22% through 2021 WaterFurnace is a registered trademark of WaterFurnace International, Inc. ©2020 WaterFurnace International Inc.


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WHAT CHARGING ACCESS DOES YOUR EV NEED? THAT DEPENDS ON YOUR PATTERNS OF USE. The gold standard is the extensive Tesla charger network, and there are adapters on the market today that allow other types of EVs to use these chargers. For the rest of us, DC fast chargers are becoming more common, especially on highways. These chargers can provide up to 100 miles of range in under an hour, but they are too highpowered for home use.


FOR HOME CHARGING, THE MOST BASIC IS THE LEVEL 1 CHARGER. Level 1 (L1) chargers, which come standard with most electric vehicles, are the slowest, restoring about five miles of travel range per hour. On the plus side, these can be plugged into a regular 120-volt wall outlet. More convenient is a Level 2 (L2) charger, which works on a 240-volt circuit (like a clothes dryer outlet), and can easily add 20 to 25 miles of range per hour. Many L2 models can be purchased and installed for under $1,200. Keep in mind that some wiring upgrades may be needed for a home charger, for example, if the electrical panel is full of breakers or there isn’t enough amperage of capacity. Talk with an electrician to be clear about what you need to install an EV charger.

IT’S EASY TO FIND A CHARGER ON YOUR DRIVING ROUTE FOR ADVANCE PLANNING. Refer to Plugshare.com and many other apps for the latest information.

Don’t just drive around the block and say, “Wow.” By Seth Leitman aka Green Living Guy


have test driven many cars—both conventional and electric. If you have your eye on an EV and are ready to test drive one, here are some important things to look for when determining whether an EV will work well for you. First, ask the dealer to show you how the regenerative braking works to help restore battery charge, and practice driving to maximize its benefits. Sometimes regenerative braking will perform better than the formal rating indicates. For example, the Kia Optima is conservatively listed with a range of 29 miles all electric, but at times I was able to get 35 miles, and once even up to 40 miles. Truth! This was in stop-and-go traffic, which electric cars love. Second, after you get a good idea of the

EV’s fuel economy and how it operates in eco-mode, let it rip—carefully, of course. If the speed limit is 65 mph, see how well the car goes from zero to 60mph. Acceleration is important. But don’t be a lead foot, as it’ll only drain your miles per gallon.  Take time to read the car’s manual and note any special features. Try the ones that interest you and that might make your drive smoother. If you like the initial performance and want to give the EV a serious test, ask the dealership about a loan for a few days. Definitely charge the car every night, while you have it, for the best fuel economy. Then you can really check out the performance and any special features—which are probably numerous. Have fun!

A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •


Elizabeth “Betta” Broad and her partner Andrew Bunch clean their home’s heat pumps with ease.

Elizabeth “Betta” Broad (Kingston) has installed heat pumps in her home and recently bought a Chevy Bolt—and says she would install solar panels “in a heartbeat” if not for nearby trees blocking the sun. “Last year, we put Mitsubishi heat pumps into the retrofitted 1850s commercial building where we live,” she says. “They work great, so the house stays nice and warm. We were using natural gas for heating, which we stopped having to pay for, but at the same time our electric bill went up, so we are glad to have community solar as an option to help reduce the bill. I like the way the heat pumps serve different zones in the building so you can use just what you need. I love the air conditioning too. I’m a little surprised about how easy it is to get spoiled with that.”

Paul Curran (Lagrangeville) has installed

solar panels on his roof and recently bought his second Chevy Volt, after driving his first one for nine years and 230,000 miles. “I drive a lot for work and did not realize how low maintenance an electric vehicle (EV) would be,” he says. “And the rooftop solar is totally maintenance free. To be honest, except when I look at the power bill, I forget that the panels are up there, but they do save money and help with the cost of charging an EV.”

Polly Howells (Woodstock) recently bought a Hyundai Kona EV. “I like the smoothness,” she says. “I like the bells and whistles, like being able to hook up my iPod. I like the way the lights dim automatically when a car comes toward us. I like never having to go to a gas station. What I don’t like is that I bought a black car and it shows the dirt horribly!”

Olga Anderson (Highland Falls) is very

One of the best ways to learn about clean power technologies is to talk with people who already use them. We asked our network of users to share their personal experiences and to alert us to any surprises—most of which turned out to be pleasant! 52

online at upstatehouse.com

Michael Helme (Warwick) bought Mitsubishi air-source heat pumps in 2018 and notes that while “there weren’t real surprises,” he “learned a lot” from the switch. “There is an adjustment process when you shift from baseboard heat to the separate units,” he says. “We got a rebate from NYSERDA, but did not qualify for the utility rebate from Orange and Rockland counties because the air-conditioning capacity of these units was low by their standards. I had all our electric use covered by solar panels (with a $20 per month bill). I got a second set of panels installed to power the heat pumps, so that’s nice. The basement tends to be cool, and we didn’t put a heat pump down there, so occasionally the propane furnace will turn on to heat the basement.” 

Tom Konrad (Marbletown) drives a 2012 Toyota RAV4 EV and says he’s had only “one pleasant surprise” with his EV: “The New York State annual safety inspection is just $10—no emissions test!”

Photo: Courtesy New Yorkers for Clean Power

What Surprised You About Switching to Clean Power Technology?

happy with the Chevy Bolt premier she bought last August. “I love driving past gas stations and not using fossil fuels and setting an example,” she says. “The extra cost of installing and maintaining a home EV-charging system was a surprise, but over time, I am sure I will come out ahead.”

Step toward a sustainable future HEAT PUMPS


Choose an air-source heat pump or a geothermal system to efficiently heat and cool your home, or an electric heat pump water heater. Heat pump technology is efficient, costeffective and produces fewer emissions. Central Hudson offers incentives to help offset costs and federal tax credits are also available.

33 percent of all greenhouse gas emissions come from transportation. An e-gallon costs nearly $1 less than the average cost of a gallon of gasoline and is significantly cleaner. Plus, electric vehicle owners can sign up for Central Hudson’s Electric Vehicle Time of Use Rate. Learn more at CentralHudson.com/EV.



Central Hudson will pay you $100 to recycle your old refrigerator or freezer. We’ll even pick it up, free of charge, and properly recycle it to prevent the release of harmful substances into the environment. Recycle, save and get paid! Visit RecycleMyAppliance.com to learn more.

Consider joining a community solar program or other green energy supplier. The electricity you purchase directly from these providers, generated by renewable fuels (wind, hydro, biomass, solar), becomes part of the overall energy mix distributed by Central Hudson. The choice is yours!

CONSERVATION Reducing the amount of energy utilized in your home or business can save you money while significantly offsetting annual greenhouse gas emissions. Make simple changes to how you utilize energy and install energy efficient products and appliances. Shop with instant rebates at participating local retailers or on CenHubStore.com.



If every household in the U.S. installed an ENERGY STAR certified smart thermostat, we could offset 13 billion pounds of greenhouse gas emissions and save $740 million in energy costs per year.

We could save more than 260 billion gallons of water and $2.5 billion in energy costs per year if every home in the U.S. used WaterSense labeled showerheads.

For more information on these and other programs, visit

CentralHudson.com A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •


Lindal. Building Green for 75 Years

Schedule your free design consultation and site visit today CALL:







Roof and Ground Mounts Available NABCEP Certified Financing Available Fully Licensed and Insured Locally-Owned, Small Business

Consumer Guide Endorsed by the Solar Energy Industries Association seia.org/initiatives/consumer-protection Air Source Heat Pump Buying Guide neep.org/sites/default/files/resources/ASHP_ buyingguide_5.pdf


REDUCE YOUR ENERGY FOOTPRINT & SAVE ON ELECTRICITY Contact Roger for a free, no obligation evaluation (845) 663-4679



Building Performance Institute Homeowner Portal bpihomeowner.org Choose a Light Guide from EnergyStar energystar.gov/sites/default/files/asset/document/ purchasing_checklist_revised.pdf Choosing and Installing Geothermal Heat Pumps from US Department of Energy energy.gov/energysaver/choosing-and-installinggeothermal-heat-pumps Drive Change, Drive Electric One-stop info shop on EVs from the auto industry. driveelectricus.com Energy Sage energysage.com

Clean Power Breakthroughs: What Can a Region Do? JOIN THE CONVERSATION

Wednesday, March 11, 6-8pm Clarkson University’s Beacon Institute for Rivers and Estuaries–Dennings Point Campus



online at upstatehouse.com

Find a Contractor (NYSERDA) nyserda.ny.gov/Contractors/Find-a-Contractor Green Car Reports greencarreports.com New York Geothermal Energy Organization ny-geo.org Residential Customer Guide to Solar Energy (Solar Energy Industries Association) seia.org/research-resources/residential-consumerguide-solar-power

Explore the Northeast in an Electric Car “The Hudson Valley is a great EV Walkway Over The Hudson. Courtesy of I Love NY

destination because of the many walkable communities that have charging areas — as well as diverse ways to have fun.” – Mary Kay Vrba, President, Dutchess Tourism Inc.

Mount Beacon. Courtesy of Mike Todd of Hike the Hudson Valley

A weekend full of exploring new places is ahead of you and an electric car can get you there! Visit Destination Electric small businesses around the Hudson Valley. Emerson Resort & Spa


Be Proud of Your Electric Bill

Eco-friendly has never been this easy. Support Renewable Energy

More than 1,000 Hudson Valley residents have already chosen a brighter future with Solstice Community Solar. Join the local solar community!

Reduce Local Emissions No Cost to Join

Call us to learn more! | (866) 826-1997 | solstice.us/cleanpower

A collaboration between SUSTAINABLE HUDSON VALLEY and upstate HOUSE | 2020 •



You can target the technical specialties of solar, wind, heat pump installation, and energy efficiency retrofits to buildings, and you will find rewarding but challenging work in each one.

As Paul Hawken, the mastermind behind Project Drawdown, observes in the new film Ice on Fire, “We are approaching an inflection point in the dynamics of climate action; there is just about as much money to be made in climate solutions as there is in perpetuating the problem.” • As an industry, solar is already bigger than steel or coal. Solar power is only 1.4 percent of New York’s power generation and needs to grow at least 7 percent per year to achieve our climate goals. As policies become less solar friendly at the federal level and in some states, New York is an attractive marketplace for new solar companies to embrace. You can install solar panels as a well-paid union electrician or part of a company dedicated to solar. • Wind technician is one of the fastest growing trades in the country. New York’s existing offshore commitments are expected to create 1,600 jobs. • Heat pumps, energy-efficient building systems, and advanced transportation are all areas of large-scale opportunity for technicians, managers, marketers, finance people, and more. Heat pumps are the primary scalable strategy for getting buildings off fossil fuels, so those industries have to grow. Even before the new climate law, New York’s goal was 233,000 new air-source heat pump installations per year. • Building energy improvement is also an established field and virtuous work, but it can be a hard sell, and the job can be physically demanding.


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While these “new” fields have been getting a lot of attention, they are really a subset of larger, mature industries such as power generation, architecture, construction and engineering. In addition to the technical specialties, they have a growing need for management, marketing, finance, information technology, human resources, and—oh, yes— food service. So whatever your strength, there is a way to be part of this sector. And whatever your ultimate goal, there are high-quality training opportunities in the Hudson Valley, including well-established programs at SUNY Sullivan and a new Green Careers Academy at SUNY Ulster. Through these programs, you can access state-ofthe-art labs including simulators for HVAC, mechanicals, and solar technology; train for the installation and maintenance trades, or integrate your knowledge in a technical associate’s degree program that can lead to a job, business or higher degree. And you can study in facilities that model sustainable energy principles. People are already coming to the Hudson Valley to take advantage of these resources. As the state’s commitment and this movement grow, more will follow.

Building + Renovations



845.773.9234 | info@quatrefoil.us


Window fashions to match Window fashions to match every design personality. Window fashions to match every design personality. every design personality.

Duette® Architella® honeycomb shades ® ® Duette Duette® Architella Architella® honeycomb honeycomb shades shades ® From traditional to contemporary, Hunter Douglas Duette window® fashions enhance the beauty Architella honeycomb shades From to Hunter Douglas window fashions enhance the beauty of anytraditional décor. Contact us explore the wide variety of Douglas fabrics, textures, styles and colors From traditional totocontemporary, Hunter window fashions From traditional to contemporary, contemporary, Hunter Douglas window fashions enhance the beauty of any décor. us to the wide variety of styles and colors for your home. Whatever youexplore select, your rooms are sure tofashions betextures, inviting for years to come. From traditional to contemporary, Hunter Douglas window enhance the beauty of any décor. Contact us of to explore the wide variety of fabrics, textures, styles and colors enhance theContact beauty any décor. Contact usfabrics, to explore the wide variety for your home. Whatever you select, your rooms are to inviting for years to come. of décor. us to explore the wide variety fabrics, textures, styles and colors forany your home.Contact Whatever you select,and your rooms are sure to be be inviting for years toyou come. of fabrics, textures, styles colors forofsure your home. Whatever for yourselect, home. Whatever you select, your rooms sure tofor be years inviting for to come. your rooms are sure to be are inviting to years come.

Home Decor

Marigold Home Inc

Multiple dealers, 9,000 sq. ft. 4192 Albany Post Road, (845) 229-8200 www.hydeparkantiques.net

Upholstery Marigold Home 661 State Route 28 Inc 661 State Route 28 Marigold Home Window Treatments 661 StateNY Route 28 Inc Kingston, Kingston, NY 661 State Routestore 28 for hours Kingston, NY Please contact Wallcoverings 661 State Route 28 Please contact Kingston, NY Please contact store for hours Sat: 10:00 am -store 3:00for pmhours Fabrics Sat: 10:00 am 3:00 pm Kingston, NY Please contact store for hours Sat: 10:00 Sun: Closedam - 3:00 pm Gifts Sun: Closed Sat: 10:00 Sun: Closedam - 3:00 pm 845-338-0800 Tues - Fri: 10-5 845-338-0800 Sun: Closed 845-338-0800 Bath &Body www.marigold-home.com Sat: 10-3 www.marigold-home.com 845-338-0800 www.marigold-home.com Area Rugs Mon - Sun: closed www.marigold-home.com ©2019 Hunter Douglas. All rights reserved. All trademarks used herein are the property of Hunter Douglas or their respective owners.11299847 ©2019 ©2019 Hunter Douglas. Hunter Douglas. All All rights rights reserved. reserved. All All trademarks trademarks used used herein herein are are the the property property of of Hunter Hunter Douglas Douglas or or their their respective respective owners.11299847 owners.11299847 ©2019 Hunter Douglas. All rights reserved. All trademarks used herein are the property of Hunter Douglas or their respective ©2019 Hunter Douglas. All rights reserved. All trademarks used herein are the property of Hunter Douglas or their owners.11299847

respective owners. 11299847

upstate HOUSE

| SPRING 2020 • 5 7





By Ashleigh Lovelace | Photos by Deborah DeGraffenreid


or George Schlowsky, it’s never been lonely at the top—of the ski mountain, that is. That’s where he and his wife, Liz, fell in love. George, a chemical engineer, and Liz, a retired banker, originally met in New York City in the ’80s, but it wasn’t until they learned to ski together on the slopes in Killington, Vermont, that they really hit it off. After marrying, settling in Ridgewood, New Jersey, and starting a family, the couple began searching for a weekend house in ski country. They discovered their dream destination tucked just inside the northeast border of Catskill Park, in the town of Windham. The location offered the Schlowskys an easy two-hour drive, and the youth-oriented ski programs at Windham Mountain were also perfect for their then-fiveyear-old son. Their decision to buy a condo in Windham paid off—launching over three decades of weekends, holidays, and family get-togethers.  After the Schlowskys sold their condo in 2006, they bought a contemporary house on Twin Maples Lane, which has been their second home for almost 15 years. The 4,478-square-foot house sits on just under half an 58

online at upstatehouse.com

acre on Windham Mountain, with views of the wooded valley below. A ski trail just one street away connects the house to Windham Resort, located right next door, providing instant access to the slopes. The house, which faces north, is tucked away on a quiet, tree-lined street dotted with a handful of other homes whose owners are also mostly part-time. A small stone wall edges along one side of the driveway toward the attached one-car garage. Clad in cedar shake shingles and deep chestnut-hued timber frame accents, the house’s clean-lined yet rustic exterior complements its serene mountain setting. A hemlock tree stands near the recessed stone entryway and front door. Inside, the aesthetic is all warm-hued wood and clean white walls. A spacious mudroom completely lined in pine lies to the left of the entryway. “You have to have a mudroom if you have a ski house,” George Schlowsky says. Also to the left of the staircase is a short hallway that leads to the great room, where a rustic stone fireplace rises from the floor to the ceiling. “I love the openness of the space, and the fireplace is just spectacular,” says Schlowsky. “We have a fire every night in the wintertime.”

Clockwise, from top left: The current owners enjoy looking at the stars or watching the local wildlife from the treenestled back deck; the great room features a floor-toceiling fireplace where the current owners light a fire every night in the winter; upstairs, the master suite features a second stone fireplace in its entryway.

upstate HOUSE

| SPRING 2020 • 59

The great room’s three large, elegantly trimmed windows face south, providing abundant natural light and a peek at the undulating Catskill Mountains’ ridgelines in the distance. The floors on the main level are red oak, while cozy pine makes its appearance in the abundant wainscotting, trim, and tongue-and-groove 20foot ceilings throughout the house. To the left of the great room is a spacious open kitchen and dining area. Both the kitchen windows and the dining area’s sliding glass doors face south, looking out onto a private deck. The kitchen features custom maple cabinets and inky granite countertops that complement the cool tones of the modern stainless-steel GE appliances and Bosch dishwasher. A Stickley oak dining table and chairs showcase clean vertical lines.  Outside, the deck sits nestled among the trees, including a towering maple. The Schlowskys have spent many contemplative mornings and evenings on the deck, seated in a pair of Adirondack chairs, star-gazing or looking down at the the dense, sloping woodland below, where foxes, bears, and deer wander by. “We’re really just renting the property from the wildlife,” Schlowsky jokes. The second floor, accessed via a staircase opposite the front door, features a large master suite and two guest rooms. The master suite features an entryway with a stone fireplace that is separated from the bedroom beyond by the weighty beams of an exposed truss. A pine ceiling from the great room continues here, imbuing the room with a welcoming coziness. The ensuite bathroom features a large vanity, two separate sinks, a stand-up shower stall, and a Jacuzzi tub situated beneath a large window that fills the room with light.    But this house has as much potential for group fun as it does for calm and solitude. A staircase behind those on the first floor leads to the ground level. The walk-out basement boasts two entertainment rooms, a laundry room, and an additional guest room currently in use as a home gym. “It provides a terrific opportunity to get everyone together,” says Schlowsky. “We could have 20 people over for a party, but it’s comfortable even with just the two of us.” Though the Schlowskys chose Windham for its skiing, the town has provided them plenty of reasons to visit and host in the warmer months as well. “We’ve developed great friendships here in both summer and winter,” says Schlowsky. “There’s a golf course and tons of hiking and mountain biking trails.” The Schlowskys are selling the house purely as a matter of practicality. After years of coming up to Windham, their son has also bought a place on the mountain, so they’re planning to spend more time there. “We’re sorry to be selling the house,” Schlowsky admits. “But we’re not going far.”

From top: The master bedroom is made cozy by the continuation of the pine ceiling from the great room; the ensuite bathroom includes two sinks, a shower stall, and a Jacuzzi tub; the finished, walk-out basement offers several entertainment options, including a pool table, home gym, and lots of space; the open kitchen and dining area boasts clean vertical lines, inky granite countertops, and warm maple custom cabinets.


online at upstatehouse.com




Houses | Land | Property | Brokers

21 Twin Maples Lane Windham, NY 12496 $ 9 9 9,0 0 0 Listed by Regina Tortorella Real Estate Salesperson Photo: Deborah DeGraffenreid

Coldwell Banker Village Green Realty

(914) 466-0329 (cell) Regina.Tortorella@VillageGreenRealty.com villagegreenrealty.com/regina 5383 Main Street, Windham, NY PRESENTED BY


n impressive 4,478 square feet of living space await inside this gorgeous ski house with mountain views. Its five bedrooms and 4.5 baths are just the beginning. Beautiful timber frame accents sculpt the ambiance, while vaulted pine tongue-and-groove ceilings soar overhead. A fireplace with floor-to-ceiling stonework is the star of the great room, while large windows frame views of the mountains through the trees. A spacious kitchen with granite counters and stainless-steel appliances is open to the living and dining room—perfect for entertaining. Sliding doors lead to a private deck and there is a high-quality, fully finished, walk-out basement with a large family/game room, full bath, gym, and laundry! The sumptuous main bedroom suite offers a cozy stonework fireplace plus a vaulted pine ceiling and a master bath with a Jacuzzi tub. Extra features abound, including a heated ski room, an attached 215-square-foot garage, wood floors, a central vacuum system, a Generac generator, and a Buderus furnace. A trail on the next street connects to Windham Mountain’s trails, and the Windham Country Club is just down the street. Perfect! upstate HOUSE

| SPRING 2020 • 61


Experience the most spectacular top-of-the-mountain views in the Catskills! This beautifully restored Queen Anne Victorian was originally built as an estate for Arthur Brisbane, one of the best-known newspaper editors of the 20th century. Located at the top of the mountain overlooking the northern Catskills, it is completely surrounded by 1,500 acres of protected state land. 2,000 square feet of porch wraps around the exterior and invites you and your guests to soak up the views. The living room has 10’ ceilings, antique French doors, intricately carved woodwork, and three stately fireplaces. Beautiful original windows and trim frame the views from every room. Outside, bring your vision to the three-stall, 2-story carriage house and the guest house at the property’s entrance. This is truly a magical place! Pine Hill $1,295,000

Jane Simmons

Andrew Condon

Associate R.E. Broker 845-389-5030 (cell)

R.E. Salesperson 646-531-7725 (cell)



Coldwell Banker Village Green Realty - 11-13 Mill Hill Road, Woodstock

Coldwell Banker Village Green Realty - 11-13 Mill Hill Road, Woodstock

©2016 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker Real Estate LLC fully supports the principles of the Fair Housing Act. Each Office Is Independently Owned And Operated. Coldwell Banker and the Coldwell Banker Logo are registered service marks owned by Coldwell Banker Real Estate LLC.

Reimagined Industrial Loft in Beacon

Soho-style loft with 24’ ceilings and oversized windows framing the spectacular sunrises over Mt. Beacon and Fishkill Creek. A dramatic full staircase, leads up to a private 1,000 sq. ft. rooftop and wet bar. Handcrafted, custom-made cabinetry in the kitchen, with large, marble counters with waterfall edges, 2 Wolf ovens, designer series Sub-Zero refrigerator and freezer, and Asko dishwasher. The master bathroom features a six-foot Boffi Iceland tub. Radiant heat and central air throughout. This stylish and romantic loft was featured in New York Magazine’s 2019 New Year’s issue. A must see to fully experience! $1,500,000.

Please contact Nicki Meehan, Licensed Associate Broker 845-661-1885 (mobile) GATE HOUSE REALTY 492 MAIN STREET, BEACON, NY | GATEHOUSEREALTY.COM


online at upstatehouse.com






in Homes Sold 2011-2019 *




Call/Text David Barnes 845-389-2208 and/or Bruce Stalnaker 845-532-7845 Upstate, meet Old-World, This stone gothic revival known by locals as “The House of Seven Gables” could be yours. 5000 square feet of majesty without crossing the pond. Kingston $689,000

Call/Text Sara Gorman 914-466-8600 Top-shelf construction w/radiant heat, porcelain tile, vaulted ceilings, a private office, & a unique style. This home’s connection to the beauty outside feels like an extravagance! Drink in the views of the pond or head into town. Woodstock $783,000

Call/Text David Barnes 845-389-2208 Just 5 miles from Minnewaska, up the road from Rough Cut Brewing, & set on a knoll is this totally remodelled home. Just bring your bags and move in! New kitchen, baths, floors, windows, siding, & a deck to enjoy the private backyard. Kerhonkson $249,999

Call/Text Amy Lonas 845-321-0451 Luxury compound w/mesmerizing views of the Catskills. Main house w/stone fireplace in the 2 story LR, 4BDs, & wrap around decks both upstairs & down to enjoy eagles soaring & the sounds of silence. 2BD guest house & dazzling pool w/waterfall. Woodstock $1,675,000


TREE HOUSE TRANQUILITY Call/Text Timothy Hurley 845-616-5268 Amongst the soaring trees of a 4+ acre forest sits this unique oasis. Inside, exposed beams, a 2-way fireplace, gourmet kitchen, atrium w/fireplace, & sun room w/jacuzzi. Outside, endless decking for farm-to-table dinners under the stars. Saugerties $675,000


Call/Text Timothy Hurley 845-616-5268 Built in 1669, this stone farmhouse is bursting w/charm & character. While it has been modernized for comfort, original features like hand-crafted paneling & exposed beams anchor it to the past. 21 acres, guest house, pool, & barns. Kingston $2,900,000


Call/Text Angela Lanuto 973-229-6875 In the heart of the village, a cozy turnkey diner waits! With 11 off-street parking spots and ramp access for front entry, you’re ready for customers. Upstairs there’s a 2BD apartment for you or for tenants. All it’s missing is you! Catskill $250,000





Call/Text Angela Lanuto 973-229-6875 With a prime location in the Village business district, this space is a rare find! 5,400sqft building w/high visibility, ~150ft of road frontage, & 20+ parking spaces. The Catskill Market is hot right now. Are you ready to join the action? Catskill $549,000

Call/Text Lisa Ferrante 845-389-1241 A peaceful place to sit back, relax, and take it easy. This lovely & well-maintained ranch is just waiting for you to move in! The eat-in kitchen is great for entertaining, & both the front & backyards are fenced for four legged friends & for privacy. High Falls $160,000

Call/Text Sara Gorman 914-466-8600 Roomy 4BD waiting for you to move in! Large kitchen w/adjacent den & a large living room. Bedrooms are upstairs, as is the laundry room - perfect! Set in a quiet location to enjoy the outdoors in peace. Oversized garage w/work area. Saugerties $299,000

Call/TextDennisBressack845-750-1219 and/or Laurie Ylvisaker 845-901-6129 Looking to escape? Living on a peaceful road w/partial views of the Ashokan Reservoir is the dream! Live the idyllic Upstate lifestyle at this 3BD ranch in the heart of the Catskills. Glenford $398,500

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





v i l l a g e g r e e n r e a l t y.co m


Call/Text Amy Lonas 845-321-0451 Minutes from Woodstock or Kingston & designed for luxury, inside & out. 7BDs, a chef’s kitchen, & living spaces both intimate & grand including yoga/spa room w/natural stone soaking tub overlooking park-like grounds w/freeform pool, ponds, $1,499,000 & patios. Woodstock


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

upstate HOUSE

| SPRING 2020 • 63

INTRODUCING HUGHENDEN WOODS A WOODSTOCK WOODSTOCK MODERN WITH — STUNNING VIEWS ESTATE Perched on aone dramatic ridge is this compoundWoods. with a contemporary Nordic aesthetic. The main dwelling There is only Woodstock, andthoughtfully there is onlydesigned one Hughenden Whatever your needs, this gracious estate is likely lies between two unique “tiny cabins,” each a collaboration between the property’s award-winning designer-owner and a topto meet or exceed them. Create the ultimate family compound, exclusive corporate getaway or artists retreat. The three notch builder. The centerpiece of this gorgeous 8.4-acre is a classic timber-frame homeand complemented by a courts, modernindoor intestunning homes and a premiere sports complex total property 10 bedrooms and 10 baths, indoor outdoor tennis rior. A new take on a Scandinavian summerhouse, it features 3 bedrooms; 2 bathrooms; an open kitchen, living, and dining room; and outdoor Olympic size swimming pools and a club style bar and lounge—all spread across 23-plus acres comprised of 5 and 3 outdoor decks. The gourmet kitchen features high-end appliances and a separate pantry. Beside the master suite is a spa private, wooded parcels with mountain and valley views. This incomparable property has many elegant details at every turn. deck with outdoor shower and cedar hot tub. Nearby, a treetop platform offers breathtaking views. Each distinctive “tiny cabin” Offered attransformed $3.999m Contact Peter Cantine for more details at petercantine@gmail.com (845) 532-7119 $1,495,000 Contact Gary or Heckelman for more details at could be into a guest house, yoga studio, or place to create. Gary.Heckelman@gmail.com or (845) 532-1178.




ACCORD (39.4 AC) $1,100,000 $1,179,000 SAUGERTIES ACCORD (43.4 AC) $1,777,000 $1,299,000 KERHONKSEN WOODSTOCK GLENFORD


$425,000 ROSENDALE $659,000 SAUGERTIES

$389,000 $649,000


www.halterassociatesrealty.com www.halterassociatesrealty.com Woodstock NY Office Woodstock NY Office 3257 Rt 212, Woodstock, NY 12409 3257 Rt 212, Woodstock, NY 12409 6 4 • 845 online at upstatehouse.com [P] 679-2010 [P] 845 679-2010

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

FALLS $498,000 HIGH $1,100,000 KERHONKSEN

$490,000 $995,000

$339,000 SAUGERTIES $549,900 WOODSTOCK

$325,000 $499,000

A new spring, a new team, a new key to your best move. Introducing the Clement, Brooks & Safier Team at Berkshire Hathaway HomeServices Hudson Valley Properties. Dedicated real estate professionals serving Ulster and Dutchess counties and other communities in the Hudson Valley, we have more than a half-century of collective experience and a demonstrated track record, year after year, of delivering top results for both sellers and buyers. As a team, we put the expertise and perspective of 8 professionals - not just one - to work for you, every day. Call or text 845.337.0061 to learn more and get the key to your best move yet.

Visit us at www.greathudsonvalleyhomes.com Meet the Team. Back row: Hayes Clement, Real Estate Salesperson; John (Jack) Kralik, Associate Real Estate Broker; Robert Airhart, Real Estate Salesperson; Harris Safier, Associate Real Estate Broker; Stephen D. Clark, Real Estate Salesperson. Front row: Donna Brooks, Associate Real Estate Broker; Jamie L. Corts, Real Estate Salesperson, and Patricia Dantzic, Real Estate Salesperson

Great HudsonValley Homes

$1,895,000 | Port Ewen | Rare Hudson Frontage Rare opportunity to own 250-foot+ frontage on the Hudson (with no railroad track in sight), with a concrete sea wall that cannot be recreated elsewhere. Ramp, 2 lifts, removable floating dock and deep-water access. Roomy, level grass yard for unforgettable entertaining. River views from every spot in the house. MLS #20193316 Harris Safier | m: 914.388.3351 | o: 845.340.1920

$1,595,000 | Hurley | Stunning and Convenient Impressive stone and frame house blends classic architecture with a gleaming, fresh interior, updated infrastructure and functional utility. Just minutes from Uptown Kingston. Country ambiance with plentiful privacy and easy access to rail trail, great restaurants, galleries, pubs and bus to New York City. Unique in so many ways. Harris Safier | m: 914.388.3351 | o: 845.340.1920

$1,190,000 | Phoenicia | Legacy Estate Unparalleled serenity surrounded by the woods, water and mountains that have made the Woodland Valley area famous. 5 minutes from village, 30 minutes from ski resorts and also convenient to Woodstock. Total seclusion on private road. Large house is perfect for entertaining. Pond and mountain views right out the front door. MLS #20193249 Hayes Clement | m: 917.568.5226 | o: 845.340.1920

$849,000 | Accord | Be Part of History Jaw-dropping “Trophy House” designed by Myron Teller for a Wall Street tycoon in 1938, now restored with all new systems. Epic living room with 28-foot ceiling, overlooked by entry hall with sweeping split staircase. Separate farm house included, all surrounded by 100+ acres of protected land. Unforgettable, irreplaceable. MLS #20200108. Hayes Clement | m: 917.568.5226 | o: 845.340.1920

$575,000 | New Paltz | Prestigious Outlook Farms Stunning Tudor-style home on the much sought-after cul-de-sac Outlook Farm Drive, just minutes from all that New Paltz has to offer... dining, shopping, hiking, climbing and so much more! Home features 4 bedrooms, 3 baths, 4000+ sq.ft., including guest space. Many new updates, including kitchen and central A/C. Donna Brooks | m: 845.337.0061 | o: 845.225.9400

$525,000 | Catskill | Unique Family Compound Circa 1900 compound originally built for Campbell’s Soup family, then lovingly maintained by second owner for 7 decades. Roomy main house features 4 bedrooms, enormous classic bathrooms and Craftsman-style details. A charming family chapel is one of the outbuildings. 40+ acres of land with rock walls and large pond. MLS #20200197. Patricia Dantzig | m: 845.901.7616 | o: 845.340.1920 upstate HOUSE


| SPRING 2020 • 65



online at upstatehouse.com

Millbrook Real Estate

$9,995,000 | Millbrook | Impeccable Location Original part of this 5 bedroom, 8+ bath house dates back to Civil War. Living room with double fireplaces and dining room for entertaining. Principle en suite with fireplace, 2 walk-in closets and 2 baths. Guest wing has 2 bedrooms, 2 baths and sitting area. 3rd foor has entertaining space and 2 baths. Tennis and basketball courts, pool and approximately 100 acres. MLS#381913. George Langa | m: 845.242.6314 | o: 845.677.3525

$7,900,000 | Millbrook | Four Barns Farm: An Amazing 40-Acre Estate Restored vintage farmhouse on 40 acres of pastoral land with 4 ca. 1850s repurposed barns. Contemporary layout with country kitchen and stone fireplace in dining area. Library and formal living room. Organic vegetable garden, fruit trees and inground gunite pool. Endless opportunities to entertain with 6 bedrooms, 9 baths and 5 fireplaces. MLS#383611. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,950,000 | Pine Plains | 1834 Folly Farms Thoughtfully restored to capture the essence of its history with contemporary updates. Perfect country compound on 200 protected acres. 6 bedrooms. Guest cottage, formal garden, willow-lined swimming pond, indoor tennis court. Hilltop picnic meadow overlooks Catskills and Hudson Valley. A true country retreat. MLS#375765. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,950,000 | Washington | Linden Hill Georgian colonial home, centrally located and beautifully sited in the countryside, yet minutes to the village of Millbrook, has taken on a stunning renovation. Country dine-in kitchen with fireplace, library with dual fireplace. Master wing accompanied by 4 additional bedrooms, guest wing and gym. Pool, tennis court. Privately set on 30 acres. MLS#385321. George Langa | m: 845.242.6314 | o: 845.677.3525

$2,995,000 | North East | Pleasant View Farm One of the most iconic farms of Dutchess County. Beautiful setting on 260 acres with 360° views. Create your own estate or continue the farming tradition. Main house and farm buildings set back from quiet road. Large pond, mostly gently sloping land, magnificent mountain views; land protected by conservation easements. 10 minutes from Mashomack. MLS#375610. George Langa | m: 845.242.6314 | o: 845.677.3525

$1,595,000 | Wassaic | Lovely Farmhouse Built in 1900 with many updates and new wing added in last 8 years. Just off Tower Hill Road, this 5 bedroom, 4 bath house provides tons of privacy. Breezeway French doors open to gardens, gunite pool, soccer field, basketball court, beautiful views, paths and seasonal stream. Minutes to village of Millbrook, Millerton and Sharon. MLS#382185. George Langa | m: 845.242.6314 | o: 845.677.3525

$1,250,000 | Washington | Deep Hollow Road Hideaway Placed up off of the private road, a great sun-filled home set on 15 acres makes a spectacular weekend getaway. 3 bedroom, 2 bath property is minutes to village of Millbrook, Millerton and Sharon. Country kitchen off of formal dining room. Living room with fireplace and French doors. Gunite pool, pool house, guest house, beautifully landscaped. MLS#385139. George Langa | m: 845.242.6314 | o: 845.677.3525

$1,175,000 | Dover | Historic House Near Millbrook Newly decorated, updated 4 bedroom home with original character. Wonderful exterior spaces with broad porch and nicely landscaped with stone terrace and retaining walls. Large barn with exposed beams makes great entertaining space/studio. 2-car garage, swimming pond and tennis court. Fabulous home in the heart of the country. MLS#385181. George Langa | m: 845.242.6314 | o: 845.677.3525


upstate HOUSE

| SPRING 2020 • 67

BIG FAMILY FARMHOUSE AND BARN ON A COUNTRY ROAD Built around 1900, with later renovations, this roomy six-bedroom home is waiting for its next chapter. Facing a long sweeping view, the heart of the ground floor is an open living/dining/family area with fireplace. The 19 acre property includes an inground pool and a separate buildable lot with tennis court. Just minutes to the Berkshires and Hudson… $595,000

CONTEMPORARY IN PARK LIKE SETTING WITH POND Nestled on three private acres with swimming pond, this stylish country home has designer cook’s kitchen, great room with vaulted ceiling and tall stone fireplace. Two bedrooms and handsome bath complete the first floor. Upstairs, a balcony views the living area and leads to a private master bedroom suite with luxurious bathroom. Large deck overlooks pond… $495,000

SPECTACULAR HUDSON VENUE Impressive historic brick building boasts huge open space with dramatic 11' ceilings on the ground floor. A grand staircase leads to a candlelit ballroom with original pressed tin walls and ceilings, perfect for elegant parties. Renovated basement has catering kitchen. Charming eight-room duplex residence adjoins wonderful rooftop terrace. Unlimited potential for retail, hospitality, restaurant, venues, or a combination of everything you might wish for. A rare opportunity for investment in burgeoning Hudson… $1,475,000

EARLY COUNTRY FARMHOUSE HAS 1790 ORIGINS Now a comfortable and cozy three bedroom country home with interesting details. Living room has stone fireplace and exposed beams. The house is set back from a picturesque quiet road on six rural acres with outbuildings, including a stone garage, in southern Columbia County, minutes to Taconic Parkway, and under two hours NYC. More land is available… $275,000

STYLISH RENOVATION OF 19TH CENTURY HUDSON HOUSE Now an elegant two-family residence. Owner's unit on second floor has vaulted ceiling in kitchen with subway-tile walls and marble countertop. Handsome first floor apartment provides income. Both units have decks that lead to the large fenced back yard. All new updates, systems and structural work done in 2017. Walk to all of Hudson… $675,000 68

online at upstatehouse.com

VAN RENSSELAER LOWER MANOR HOUSE Descendents from this historic family have owned this remarkable house for over 300 years. Built in stages, the rear stone section was built c. 1685-1715, while the front dates from the late 18th century. Two front parlors have finely carved mantels and other period details abound, including original doors, hardware, and wide board floors. Currently a three-family residence, there is unlimited potential for restoration or income. Listed on the National Register; tax credits available. On 1.8 acres, includes a 1825 barn… $450,000 Also available with 62 acres… $595,000

QUEEN ANNE ROW HOUSE Built in 1882 with an elegant two-story oriel window, it was one of four identical stylish homes. Double door entrance opens to first floor parlor rooms with two sets of original pocket doors, high ceilings and wide board floors. This space is ideal for retail, gallery, office, or private residence. Front and back staircases lead to second floor great open space for entertaining and cooking in the chefs kitchen, with plenty of workspace, a large island, and dining and living areas overlooking Warren. The third floor has a beautiful front room, also in the oriel, and master suite with luxurious bath, hall of closets and bedroom in the rear. Always maintained, the building has a rubber roof and updated systems. Terraced garden and parking in the rear… $1,250,000

Rhinebeck Country Chic


This 4 BR/3.5 BA elegant country home on a quiet country road at the edge of Rhinebeck Village boasts recent design upgrades like the light-filled breakfast/ sun room. Main floor open concept w/ luxury chef’s kitchen & dining area & double-height living room w/ wood-burning fireplace. Grand yet cozy country elegance. Main floor master bedroom with gorgeous contemporary bath & stand alone tub, Popham tile & glass enclosed shower, fireplace, walk-in closet & French door w/ access to the backyard hot tub. Library, sun room & mud room/butlers pantry/laundry room. 3 bedrooms upstairs, one w/ ensuite bath. Basement has space for a home gym, art studio or playroom. The house is situated on 5 private acres, with a fenced backyard. Updated solar panels offset most of the home’s electric costs. Ideal for those seeking quick access to the restaurants & shopping of Rhinebeck Village yet the privacy of the country.

❚ Rachel Hyman-Rouse 917.686.4906

Antique, modern, or a modern version of antique. Real estate never gets old at garydimauro.com.

Briggs Hollow Farm


Handsome & stately 1810 Georgian Colonial-style 4 BR/2.5 BA farmhouse in Milan overlooking rolling countryside unspoiled for 200+ years. Half moon-shaped stone wall, front patio w/ bucolic views. True front-to-back center hall, elegant & gracious home with grand entrance, hand-hewn beams, original details, formal dining room, front parlor, library, & 7 fireplaces. Country-sleek kitchen addition, w/ Wolf & SubZero appliances, charming informal dining area, mudroom, & 4-season entertaining porch. Upstairs luxurious master w/ newly renovated ensuite bath. Gorgeous 30-acre landscape with inground pool, pool house, stone fireplace patio area, chicken coop, formal garden, pond, and charming 2+ bay garage.

❚ Rachel Hyman-Rouse 917.686.4906

Rhinebeck Modern Farmhouse #2 $995,000 William Bame House To be built in 2020, 3 BR/3.5 BA luxury farmhouse. High ceilings, two master suites, two covered porches, many windows. Exterior with standing seam metal roof & board and batten siding. 3300+ sf, open kitchen, dining & living room with double height ceiling. Black exterior windows, high efficiency propane furnace, seamless aluminum gutters, oak floors, gas fireplace.

❚ Rachel Hyman-Rouse 917.686.4906 ❚ Lillian Lin 917.270.9336

$1,699,000 Contemporary Rhinebeck Stonehouse $1,250,000 Historic Van Schaack House

Columbia County landmark, the epitome of history & period style. 4 BR/5 BA Federal style house in Kinderhook, respectfully restored & upgraded for contemporary lifestyle with every conceivable amenity accounted for. Far-reaching views, expansive fields, park-like grounds & Catskills glimpses. Private master suite, guest bedrooms with ensuite baths, chef’s kitchen, outdoor entertainment areas, walking trails & pond.

❚ Pamela Belfor 917.734.7142

Sleek modern interpretation of a Hudson Valley home. To be built in 2020 on 17 acres with pond. 3 BR/3 BA, 2300+ sf. Goal of net-zero & LEED platinum status, blends with natural environment. Double-sided FP, open kitchen with German-style cabinets, Quartz counters w/ waterfall center island. Master with ensuite bath, floating hickory vanities, high-end fixtures. Finishes of natural materials, durability & sustainability.

❚ Rachel Hyman-Rouse 917.686.4906

Tivoli NY • Hudson NY • Catskill NY Rhinebeck NY • Kingston NY (Spring 2020)


Gorgeous 1785 6 BR/6 BA home in Kinderhook. Retained classic elegance but updated for contemporary living. Spacious parlors & dining room, large kitchen, breakfast room, butler’s pantry, two maid’s rooms, service staircase, office, conservatory, library, exercise room. Master suite w/ gracious sitting room & bath. 1.42 acre grounds, large 2-car garage plus a workshop. Modern electric & plumbing.

❚ Richard Byrne 646.342.7125

garydimauro.com upstate HOUSE

| SPRING 2020 • 69

It’s Magical at the Top

Howard Hotel & Restaurant

For The Creative Spirit

Ancram, NY | 66 Pvt Acres, 4 Bedroom, 3.5 Bath $2.25M | Web#19711703 Nancy Felcetto 917.626.6755 | Robin Horowitz 917.348.4866

Hudson, NY | 7 Bedroom, 9 Baths $2.15M | Web#19895743 Nancy Felcetto 917.626.6755 | Robin Horowitz 917.348.4866

Hudson, NY | Historic Landmark, 16,665 SF $1.47M | Web#19988276 Nancy Felcetto 917.626.6755 | Robin Horowitz 917.348.4866

117 Choice Acres

Catskill River Retreat

Serene, Pristine & Gorgeous

Catskill, NY | 4 Bedroom, 1 Bath $1.299M | Web#19998095 Sterling H. Swann 518.929.7805

Cairo, NY | 95 Acres, 5 Bedroom, 4 Bath $1.099M | Web#19815741 Maret Halinen 917.691.8757

Chatham, NY | 23 Pvt Acres, 3 Bedroom, 3 Bath $1.095M | Web#19806802 Nancy Felcetto 917.626.6755 | Robin Horowitz 917.348.4866

1793 Manor - 125 Acres

Storybook Farm-Setting

Village Compound

Greenville, NY | 5 Bedroom, 4 Bath $795K | Web#19540741 Sterling H. Swann 518.929.7805

Greenville, NY | 4 Bedroom, 2 Bath $600K | Web#19828082 Stephan Delventhal 518.660.1306

Saugerties, NY | 4 Bedroom + Carriage House, 3 Bath $595K | Web#19697121 Sterling H. Swann 518.929.7805

Liberty Victorian

Hermitage – 40 Private Acres

Country + Mountain Views

Catskill, NY | 5 Bedroom, 3 Bath $479K | Web#19911896 Michael Stasi 732.241.1723

Hudson Valley, NY | 4 Bedroom, 2 Bath $464K | Web#19665905 Sterling H. Swann 518.929.7805

Livingston NY | 2 Bedroom, 1 Bath (ready for 2nd Bath) $269K | Web#19962570 Nancy Felcetto 917.626.6755 | Robin Horowitz 917.348.4866

Move to What Moves You Halstead Hudson at Valley, LLC; All information is from sources deemed reliable but is subject to errors, omissions, change or price, prior sale or withdrawal without notice. Customer should consult with its counsel regarding 70 • online upstatehouse.com all closing costs, including transfer taxes. No representation or guaranty is made as to accuracy of any description. All measurements and other information should be re-confirmed by customer.


rolling lawns, & a huge pond create a park-like setting @ this 3000 SF Rhinebeck Colonial. Flooded w/light, this 10 rm., 3 bath home has wood floors in every room, grand spaces w/ a first floor MBR suite, huge LR, huge FR, & 3 office spaces. $489,900 w/a $10,000 closing credit.


this 2636 SF Rhinebeck Contemporary will make you feel at home w/CA, an open DR/LR, FR, & a great K & breakfast room. There is great light w/4 bay windows, + wood floors in every room, a huge MBR suite + a 3 car garage & professional landscaping. WOW! $499,000.



are jaw dropping at this 3866 SF custom built Red Hook Contemporary.

Here there’s an open floor plan, 20 x 29 LR/DR, 15 x 32 MBR suite, lovely K, DR, studio room, office, 800 feet of decking, & 3.86 acres for wonderful privacy. Passive solar, great mechanicals. $749,900.


@ this 6 BR, 6.5 bath Rhinebeck Colonial. Walk to Amtrak or hike or 4 wheel the 30 private acres. Enjoy the 900 SF MBR suite, the custom wine cellar, the self-contained guest house. Relax in the library, the sun room, in the sauna or gym, or on the travertine patio. SO VERY SPECIAL. $1,690,000.

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

LAKESIDE SUMMER FUN A PERFECT INVESTMENT, WALK TO SCHOOLS & PARKS there are two rentable homes here, both spacious, is yours at the private beach w/swimming, from this Colonial home in Rhinebeck V. On both painted & ready to rent. #1 is a charming boating, relaxing. This 3 BR, 2 bath a dead end street, the lot here is high, open, & 4 BR, 1.5 bath Sears home, #2 is a 3 BR, 1 bath Contemporary is a perfect retreat w/CA, Cape. 2 car garage, level yard, sunroom, porch. superb new K, first floor BR & bath, vaulted buffered. This 3 BR, 2 bath home has oak up & Many updates w/new roof & new burner. LR, screened porch, 2 huge stone patios, & down, a 23 ft. LR w/built-ins, a DR, FR, great $339,900. EIK, screened porch, & huge garage. $399,000. 1.1 acre on a dead-end St. $379,000.

this 5 BR, 4 bath home is charming, has huge windows w/a Southern exposure, wood floors in every room, a library, DR, 2 bay windows, a wood burning FPL, gorgeous entry & stairway, MBR suite, a granite K w/an island + the 2.2 acre estate-like setting is one of largest in the Village. $1,125,000.

IN A PRESTIGE NEIGHBORHOOD, this 4 BR, 2.5 bath Rhinebeck colonial is surrounded by 3 acres of woodlands, has a great floorplan w/a large LR & FR, DR, & EIK. There are oak floors, a FPL, huge deck, & basement is walk out & can be finished. $359,900.

A COUNTRY ESTATE ON 32 ACRES this 4 BR, 2 bath 1800s Colonial has WB floors, 2 FPLS, a new K, FR & media room, & walls of glass that overlook huge stone patios & a stream w/a waterfall. There are 3 outbuildings, stone walls, & trails for hiking. Many, many updates, exceptional charm, sunlit spaces. $599,000.

ARCHITECT DESIGNED, BOARD OF HEALTH & in a private Rhinebeck lake community approved these two lots are ready for you to where you can swim, boat, & fish, this 2171 SF build. #1 is in Red Hook, is 6 acres w/dramatic home is one-of-a-kind. There’s a fabulous 3 rm Catskill Views & is priced at $179,900. MBR suite, LR w/FPL, den, great EIK, DR, + Number 2 is 1 level acre in Rhinebeck, mostly the piece de resistance is a huge screened porch. cleared, where it is easy to build. Price here is $399,000. $69,900.

BRAND NEW THIS TOWNHOUSE in Red Hook on the green of the 18 hole & energy efficient, this manufactured home Golf Course is immaculate & more in is in Rhinebeck, on a dead-end street where ready. Here are 3 BRs, 2.5 baths, a vaulted you can walk to the Village. Here are 2 MBR suites, an open K/DR/LR, laundry, 3 MBR suite, open LR/DR/K, CA, a fireplace & wood floors. There’s a large deck, full appliances, & economical propane heat. No basement, & easy living here. $305,900. taxes, just low rent here. $69,900.

AT THE GARDENS in Rhinebeck, this 2 BR, 2.5 bath, end unit Condo has a wonderful white K w/ granite, an island, & breakfast nook, a DR, LR w/FPL, 2 MBR suites, CA, a patio, & a very special 2nd floor balcony not often found. Pool, clubhouse, private gym. $425,999.

w w w. h a l l e n b e c k r e a l e s t a t e . c o m • i n f o @ h a l l e n b e c k r e a l e s t a t e . c o m


upstate HOUSE

| SPRING 2020 • 7 1

For those who seek an exceptional life

226 Millerton Road, Lakeville, CT

1488 State Rd, Richmond, MA

96 Ballymount Drive, Ancram, NY




$2,800,000 | 4 Beds | 3/1 Baths | 170256891

$1,500,000 | 4 Beds | 4 Baths | 227718

$1,495,000 | 4 Beds | 4 Baths | 170213355

Patricia Best 860.307.0591

Patrice Melluzzo 413.446.1146

Jennifer Capala & John Harney 917.685.6925

36 Red Horse Hill, Sharon, CT

121 Top Of Dean Hill Rd, Canaan, NY

76 Swaller Hill Road, Sharon, CT




$1,395,000 | 4 Beds | 3/1 Baths | 170208238

$1,300,000 | 3 Beds | 4 Baths | 127255

$795,000 | 4 Beds | 2/2 Baths | 170214736

Ethan Watt 860.671.1936

Gladys Montgomery and Jennifer Capala 413.822.0929

Mimi Harson 860.671.1557

42 Fern Hill Rd, Canaan, NY

151 Stagecoach Rd, Hillsdale, NY

Arcadia Dr, Ancram, NY




$759,000 | 3 Beds | 3/1 Baths | 228125

$649,000 | 3 Beds | 3/1 Baths | 228899

Priced $380,000 - $425,000

Steven Weisz

Steven Weisz

Jennifer Capala 917.685.6925






online at upstatehouse.com

Each Office is Independently Owned and Operated.



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76 Mill Hill Rd. Woodstock, NY 12498


30 John Street (Corner of Fair Street) Kingston, NY 12401


Our New York City Presence

What sets us apart from other local agencies is that we have 5 agents who do business in New York City as well as in the Hudson Valley and the Catskills. Our New York City presence, which is real and not virtual, gives our agency an advantage over others. Below are five of our agents who specialize in specific boroughs of the city. I’d like you to meet ...

Rafael Emilio Bernal Lic. Real Estate Salesperson Manhattan 917-669-0352 Cell

Michael Henry Lic. Real Estate Salesperson Brooklyn 914-882-4725 Cell

Jonathan J. Hubschman Lic. Real Estate Salesperson Bronx & Queens 917-331-6658 Cell

Lawrence P. O’Toole Principal Broker Manhattan & Brooklyn 917-576-5832 Cell

Robert B. Stang Lic. Real Estate Assoc. Broker Commercial & Leasing 917-699-6388 Cell

A Representative Sampling of our Upstate Listings

STONE RIDGE– Sunny acre in the woods. Along the back roads of the Ashokan Reservoir, this 4 bedroom Cape o�fers rugged elegance, lush gardens, expansive covered porch, with hot tub. It is well maintained, overbuilt, handicap accessible, and is essence of country living. $329,000.

ULSTER PARK – Just minutes away from Kingston. Here’s a sweet pre-Civil War farmhouse that has still managed to keep its details — hand-hewn beams, doors, hardware, stonework -- and give it the kind of character modern houses do not have. An added bonus is an o�fice/ studio space attached to the garage -- perfect for someone with an in-home business. For anyone wanting proximity to vibrant Kingston and the kind of character that avoids a cookie-cutter feel, this would be the ticket.. $299,000.

WOODSTOCK – In a stellar Woodstock location this is the kind of sturdily-constructed, lovingly-cra�ted house seldom built anymore and features a quintessential Woodstock great room with beams and a big fireplace throwing out its warmth. Imagine entertaining friends and family in such a spacious, light-filled room! This 3-bedroom, 3-bath house with its unique layout boasts two separate living spaces, as well as private deck and patio overlooking lush landscaping. A huge first-�loor master bedroom is handicap accessible. Privacy, charm, character, integrity, usefulness -- these contribute to the magic of this very special property. $650,000.

KERHONKSON – This cozy cottage is now like new a�ter a complete renovation by a master carpenter. The quality of work is evident in details such as window trim, porch and deck design, and custom quartz countertops. The yard is wooded on two sides with a stream in back. Enjoy the outdoors from the spacious screened porch and deck above. Location is just 6 minutes to Minnewaska State Park. Come see this easy-maintenance energy-e�ficient home! $259,500.

NEW PALTZ –What an extraordinary setting for a home! Built in harmony with a private swimming pond, this custom-designed gem sits near the border of the Mohonk Preserve in the shadow of the Shawangunk Ridge just four miles from the village of New Paltz. The interior is casual, comfortable and graced with materials of the highest quality. This home is just the right size with four bedrooms and three and a half bathrooms, including two “master” suites. No worries if you’re spending time away—it’s a smart home and built with ease of maintenance in mind. Don’t miss this unique home and the dream of a lifestyle that comes with it! $1,100,000. upstate HOUSE | SPRING 2020 • 7 3



online at upstatehouse.com

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

ELEGANT COUNTRY COLONIAL A beautiful home, crafted with fine materials on 11+ acres GRAND CLOVE VALLEY COLONIAL A very special offering, unrivaled in what it offers. Picturesque in the Millbrook Estate area. Private, serene setting with long driveway, tennis court & Gunite center hall in the heart of the Clove Valley on 22+ acres, fully restored & maintained to the highest pool. Stylish design, light filled rooms, high ceilings, 3 fireplaces & 4 BRs, each with full baths. standards. 4100 sq. feet, w/7 BRs, 3 full baths and 2 half, 7 FPs & beautiful wide plank flooring. 90 mins from NYC & mins to Village of Millbrook. Offered at $1,895,000 Tree lined driveway, pond, period barn & attractive carriage barn w/game room & additional guest


Stunning, completely renovated home

quarters. Offered at $1,995,000

PLANKENHORN FARM working Dutchess County! 149+ acres w/rolling agriculon Maple Ave. on one Fabulous of the finest lots farm in theinVillage. State of the art kitchen, fabulous hard tural fields, woodlands, lawn & large pond. Traditional 1850’s farmhouse in excellent condition. wood floors, LR w/FP and French doors to bluestone patio. Lovely level parcel with brand new, Barn complex with dairy barn, early post & beam heifer barn, equipment barns, storage barns, 2 magnificent pool house and in-ground pool. Excellent choice for entertaining family & friends. silos & several other period barns. Unique opportunity to own your own farm. No fertilizer used in Offered at $1,395,000 years. 1 mile of road frontage! Offered at $1,900,000

COUNTRYCAPE ELEGANCE WITHPANORAMIC MODERN AMENITIES completely HILLTOP COD WITH VIEWS Millbrook Perfectly country sited forhouse privacy on 13.3 renovated acres w/ and finished the finest & flowing floorplan, chef’s kitchen,w/battery front to back LR w/ gated entry. with Classic style materials. w/rockingOpen chair front porch. Solar powered back-up FP, French doors to beautiful screened porch w/vaulted ceiling, w/walls ofceilings, windows. 6.41board acres generator for energy savings. In-ground pool, central air,DR cathedral wide of beautiful grounds 1st withfloor stone walls,suite. bluestone patio,Schools. in-groundOffered heatedatpool, gardening barn & flooring throughout. master Millbrook $795,000

BEAUTIFULLY FARMHOUSE home home, on 10 acre parcel Oak Summit TWO STORY RENOVATED VILLAGE OFCOLONIAL MILLBROOK HOME Picturesque Early stucco filled withoncharacter & Rd., just4south thebaths, VillageHW of Millbrook. Sprout Creekfamily w/far room, reaching views of charm. BRs,of1.5 floors, LROverlooks w/FP, formal dining, & eat-in kit.neighboring New high farms. Lovingly maintained, new heater. kitchen,Oversized baths & fantastic suite. OfferedPrivate at $745,000 efficiency furnace and water 2 car master detached garage. back yard w/ flag stone patio, privacy hedges & raised garden beds. Offered at $349,000

walking trails. Offered at $975,000

MILLBROOKMAPLE VILLAGE CAPESALT COD BOXJust a short walk to the center of the of streets Millbrook BEAUTIFUL AVENUE COLONIAL Fantastic home on one of Village the finest in the Village of Millbrook. classic in a2.5 great location. 3 BRS, 1.5 baths, w/FP,front formal DR, is this charming Cape ACod, withbeauty 3 BRs, baths, beautiful wood floors,LRlovely porch delightful kitchen & light-filled breakfast room. HW floors, windowgarage seat &w/walk-up plenty of storage in walk& stone patio overlooking private backyard. 2 car attached storage area. in closets basement and attic. Private Finished w/half yard. bath.Offered Offeredatat$478,000 $349,000

CLINTON CORNERS FARMHOUSE home w/great curbnestled appeal.onWell MILLBROOK HOLLOW CONDO Spacious 3Wonderful level condocountry in fantastic park-like setting, the banks of a beautiful pond. sq. Kit ft., w/2 BRs andcabinetry, 2.5 baths.LR Well-equipped, eat-in kit, w/FP maintained, w/3 BRs, 2.52116 baths, w/custom w/brick fireplace, FR LR w/wood and sliding doors to deck &&formal 3rd floor office/game room/study. Large walk-out basement floors, exposed beams studyDR. alcove. Bright studio/office. French doors to brick patio. for storage car garage. Very attractive price for this complex! Offered at $305,000 Lovely lawn& &one gardens. Convenient to Millbrook & Rhinebeck areas. Offered at $295,000

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

| SPRING 2020 • 75

Specializing In Real Estate Throughout The Hudson Valley & The Catskills

(845) 338-5252



Unique opportunity!! Situated on a total of 70+/- acres with beautiful mountain views, this property features a grand century-old Greek Revival residence, a separate guest house loaded with charm, and a large barn! The park-like grounds include a firepit, beautiful gardens, sweeping lawn and incredible views! The main house offers 6 bedrooms, 4.5 baths, high ceilings, a grand entry foyer, and spacious living and entertaining areas on main floor! This incredible property is zoned RC which is Regional Commercial which means it can be used for a multitude of purposes ex: Agricultural Operations, Country Club, Catering Facility, Art Galleries and workshops are just some of the uses. With a Special Use permit it opens the door wider with the following possibilities Riding Academies, Assisted living facility, Hotel/Motel. Conveniently located in the Town of Ulster, with easy access to all major commuter routes! $1,850,000

SPACIOUS COLONIAL MINUTES TO UPTOWN KINGSTON! 12 Year Young Colonial. Very conveniently located on the Loughran Court Cul-de-sac! Minutes to Uptown for a nice dinner and shopping! Grand entry foyer, hardwood flooring, gracious rooms, family room with fireplace, huge eat-in kitchen with granite counter tops and stainless steel appliances, recessed lighting, 1st floor bedroom offers flexibility in family living! Upstairs 4 generous bedroom and 2 full baths, laundry room, walk-up attic for storage. Basement offers 9 ft ceilings, sliding glass doors to back yard - Plenty of room for the entire family! Bonus room over the 2 car garage for studio yoga space, in home office or both! Easy to show! $499,900


Perched at the top of a Mountain with magnificent views, on over 5 acres and just minutes to Hunter and Windham Mountains. Every detail of the 3-level chalet was designed to reflect the surrounding landscape while updated with modern luxury elements. 2 full master suites in addition to 3 more BRs and 2 full baths plus main-level powder room create an entertainers dream. Every bath is outfitted with European Porcelanosa fixtures, cabinetry and tiling with radiant heat for maximum winter-time comfort. Massive Chef’s kitchen complete with 6-burner Miele gas range & hood with a Bosch oven, built-in Bosch double oven/microwave/convection unit, prep sink and a state-of-the-art 72inch wide Liebherr refrigerator. The main level entertaining space features an open plan, two-story living room with an extra-long linear gas fireplace & oak flooring. Enjoy a wall of Marvin windows overlooking the vistas, leading to a Brazilian hardwood wraparound deck! $1,700,000


Walls of glass encompass Ashokan reservoir and accompanying mt. views. This eastern vista will lure you to a tranquil state of mind as you watch the seasons change. 27.5 acres with a healthy mix of pine and hardwoods. Hundreds of NYC protected acres nearby. Classic mid-century modern gem. Open floor plan with cathedral ceilings and beams. Hardwood floors and 2 stone fireplaces. Electric operated window shades. Superb to entertain. Large master-suite with newly renovated bathroom. Second and third bedrooms aside full baths. Modern cheery kitchen with center island & euro-style cabinetry. Lower level is on-grade and still commands the view. Included is a second summer kitchen. Extensive decking in the rear enables you to take in the everchanging panorama. 2 car attached garage. $825,000


Drive down the long country road that was once a farm. Tucked up on the hill overlooking the fields you will be happy to find this meticulous ranch with an 30 x 40 oversized garage with work shop in the back of garage. Circular drive is a plus for easy access. Stone walls all around and a spacious deck overlooking yard. Metal roof, hardwood floors and a gourmet Kitchen. Fabulous kitchen that opens up into the dining, living room area Lots of natural light and a slider on to the deck. Come take a look. House does have an attached 1 car garage and workshop as well! A must see, call for an appointment! $469,000

Live Your Best Upstate Life #upstater 76


online at upstatehouse.com

WELCOME TO WHITE OAK, a 6,700+ square foot retreat on Copake Lake’s exclusive Island. This magnificent 6 bedroom, 5 bath, 2 PR Adirondack style home on 1.27 waterfront acres, is designed to host family and friends. The main level has rustic white oak floors throughout the open kitchen/dining/great rooms. Oversized windows frame the lake’s beauty. Floor-to-ceiling stone fireplace, bespoke iron & rope chandeliers. The upper level is the master en-suite. Breathtaking views from the Tower Room. Luxuries include sauna, hot tub, screened porch with fireplace, and outdoor shower. Tennis court for island residents. Copake Lake is a ~425 acre motorboat lake located about 2 hours from New York City. Equidistant to Hudson, NY and Great Barrington, MA. Public Copake Country Club is also at the Lake. Asking $3,850,000.

Lindsay LeBrecht, Licensed Real Estate Broker | 290 Birch Hill Road, Craryville (Copake Lake), NY | Hillsdale location: 2602 SR 23, Hillsdale, NY

upstate HOUSE

| SPRING 2020 • 7 7

INDEX O F ADVERT IS ERS INDEX O F A DVERTI S E R S Adirondack Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Dirty Girls Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Majestic Hudson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Alan Weaver Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Edward Tuck Architect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

Marigold Home Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Alfandre Architecture, PC . . . . . . . . . . . . . . . . . . . . . . . . . . 12

EH Realty Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

Mid Hudson Home Inspectors LLC . . . . . . . . . . . . . . . . . . 12

Altren Renewable Energy . . . . . . . . . . . . . . . . . . . . . . . . . . 54

Exposures Gallery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Murphy Realty Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76

Artistry in Motion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

Foster Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

NYSERDA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Associated Lightning Rod Co. . . . . . . . . . . . . . . . . . . . . . . . 12

Frank Mazzarella Architect . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Paula Redmond Real Estate Inc. . . . . . . . . . . . . . . . . . . . . . 66

Atlantic Custom Homes . . . . . . . . . . . . . . . . . 54, back cover

Gary DiMauro Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 69

Paul Hallenbeck Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 71

Augustine Landscaping & Nursery . . . . . . . . . . . . . . . . . . . 21

Gate House Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62

Peggy Lampman Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 68

Balzer and Tuck Architecture . . . . . . . . . . . . . . . . . . . . . . . . 8

George T. Whalen Real Estate . . . . . . . . . . . . . . . . . . . . . . . 75

Phinney Design Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Beaver Mountain Log and Cedar Homes . . . . . . . . . . . . . . 8

Ghent Wood Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

PlugPV . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

Berkshire Hathaway HomeServices

Glenn’s Sheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Quatrefoil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Hudson Valley Properties . . . . . . . . . . . . . . . . . . . . . 65, 67

Halstead Hudson Valley LLC . . . . . . . . . . . . . . . . . . . . . . . . 70

Roman Professional Engineering . . . . . . . . . . . . . . . . . . . 11

Bonura Hospitality - Cale Communications . . . . . . . . . . 77

Halter Associates Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

RYCOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

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

Heat Smart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46

Sassafras Land Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Catskill Farms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Herrington’s . . . . . . . . . . . . . . . . . . . . . . . . . . inside back cover

Shay Builders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Central Hudson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53

Houlihan Lawrence / Millbrook Office . . . . . . . . . . . . . . . 74

Solstice Community Solar . . . . . . . . . . . . . . . . . . . . . . . . . . 55

CG Stone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Hudson Valley Home Source . . . . . . . . . . . . . . . . . . . . . . . 57

Stevens Property Management . . . . . . . . . . . . . . . . . . . . . 11

Coldwell Banker Village Green Realty . . . . . . . . . . . . . 62, 63

Hudson Valley House Parts . . . . . . . . . . . . . . . . . . . . . . . . . 12

Stinemire Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Conklin Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Hyde Park Antiques Center . . . . . . . . . . . . . . . . . . . . . . . . . 57

Stone Ridge Electric Co., Inc. . . . . . . . . . . . . . . . . . . . . . . . 40

Cook House . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Janson Goldstein . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

Valentina Custom Frame . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Coolabah Designs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Jeff Wilkinson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

WaterFurnace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

Copake Lake Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77

KD Environmental Consulting Services . . . . . . . . . . . . . . . 12

Wiedenkeller Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40

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

Larson Architecture Works . . . . . . . . . . . . . . . . . . . . . . . . . 39

William Pitt Sotheby’s Real Estate . . . . . . . . . . . . . . . . . . . 72

Crisp Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Lawrence O’Toole Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 73

Williams Lumber & Home Center . inside front cover, 26, 27

CWB Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

L Browe Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

William Wallace Construction . . . . . . . . . . . . . . . . . . . . . . . . 2

Destination Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

Lighthouse Solar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46

Woodstock Golf Club . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40



online at upstatehouse.com

ELLEN HILBURG 914.772.5858 eh.river@verizon.net

Specializing in mid-century modern and contemporary homes from lower Westchester to Columbia County. midcenturymodernhudsonvalley.com


upstate HOUSE

| SPRING 2020 • 7 9


THIS PORCH IS UGLY. The polyurethane stain appears to have been applied (by the house’s previous owners) from a distance of several feet. It’s splattered on unevenly. The posts and rails have bare spots. At first, I felt this had to be rectified, the porch prettified. But over the years, my negligence has come to resemble a kind of right thinking: No one who stands on this porch ever looks at the uneven stain. Their eyes are drawn beyond the rails to the dual-ridged peaks of High Point Mountain in the distance, to the sky above it, to the clouds that hang over its ridges, to the treetops. The porch rails can remain ugly. They ultimately have no effect. My favorite moments on this porch take place on those summer evenings when there is no breeze at all. I might have some coals heating. I sit in a chair facing the pond and woods, and try to get as still as my surroundings. The only intrusion during a moment like that is the awareness of its increasing rareness. Every June, I stand on this porch at dusk, looking out on a yard blinking with lightning bugs. Other times, I watch turkey vultures soaring on drafts hundreds of yards up. Some nights, coyotes howl. Other nights, it’s barred owls doing a call-and-response. On a windy day, the treetops creak. When friends come to eat here, they say, “What a wonderful spot you have here.” There’s an impulse to take credit, to feel gratified or proud. But it is and it isn’t a spot that we “have.” It’s a spot that is, to which good fortune has brought us, my wife and me. The porch lets us savor it. On this porch, we learn to accept inconsequential imperfections. Benjamin Obler is a writer and fiction writing teacher based in Olivebridge. 80

online at upstatehouse.com


Photos courtesy Benjamin Obler

A Savored Place

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Introducing Marvin Modern.

With our Modern line, we’ve considered every detail. With our Modern we’veand considered every The result is a line ofline, windows doors that pairsdetail. pure modern The result a line of windows and doors that pairs pure modern design withiscategory-leading energy performance.

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Discover it at marvin.com/modern.

We share your passion.®

We share your passion.®

Your Vision, Your Life, Your Lindal Home

Proudly producing homes that are modern in spirit and warm in nature, for 75 years. Schedule your free design consultation and site visit today. CALL:

833-332-3327 EMAIL: info@atlanticcustom.homes VISIT: atlanticcustom.homes


Profile for Upstate House

Upstate House Spring 2020  

Upstate House Spring 2020