Upstate House Spring 2021

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Spring 2021




Hudson Valley Dream Team CORCORAN COUNTRY LIVING Cover Story on page 64

Natural Alignment Lake View Hideaway blends seamlessly into the landscape

Cure for Cabin Fever An ’80s log cabin is transformed into a light-filled dream home

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A three-story, timber-framed tower with a sauna at the base is connected to the main house via a narrow bridge at Fox Hall, a Passive House built by BarlisWedlick Architects. The tower’s second level is a screened-in porch equipped with a table and chairs, while a swing caps the tower and provides a stunning view of the natural surroundings. Photo by Brian Ferry PASSIVE HOUSE GUIDE








By Hannah Van Sickle

Michael Moran and Celia Gibson know the provenance of every board in their workshop and the story behind every felled tree they transform into custom and limited-edition furniture. 26






By Ashleigh Lovelace

Jason Karadus and Marie-Claire Gladstone brought real estate giant Corcoran to the Hudson Valley last year. With new offices in Dutchess and Ulster Counties, Corcoran Country Living is already making a splash in the local real estate landscape. Sponsored House feature


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This former mill town sits at the mouth of the Esopus Creek. 12


As local real estate overheats, bargains can still be found here. 18


The home furnishings store and design lab of globe-trotting interior designers Richard Bodin and Greg Feller in Hudson. 22


A visit to the Kingston studio of wallpaper creator Jason O’Malley. 80 BACK PORCH: MODCR AFT

Handmade, three-dimensional tile is being made in Beacon.

By Joan Vos MacDonald

The staggered hillside construction of Lake View Hideaway in Putnam Valley blends it seamlessly into its woodland site, perched above the rocky outcroppings of Lake Oscawana.

We ask local real estate agents what towns will trend this year. A coworking spot and community hub pops up in Stanfordville.

By Mary Angeles Armstrong, Photos by Winona Barton-Ballentine

Evelyn Carr-White and her husband, Sharr White, have expanded a modest Cold Spring log cabin into a 2,800-squarefoot home to meet their family’s growing need for space.





Produced in partnership with Passive House Alliance-Hudson Valley, the Passive House Guide highlights the innovations of Passive House technology, pairing regional examples of Passive House construction and local experts with leading-edge architecture and building techniques.

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Realtor Hot Takes on Hot Towns in 2021


his just in from the Department of No Surprises: The Hudson Valley is a white-hot real estate market. We asked realtors to tell us what they think the hottest areas are right now and why.

Rhinebeck Gary DiMauro, principal broker and owner of Gary DiMauro Real Estate in Tivoli, says that Rhinebeck has led the charge from the very beginning. “When you think of the quintessential Hudson Valley small town, the village of Rhinebeck comes to mind,” he says. “It has really come into its own in the last few years, partly because of the farm-to-table movement and so many great restaurants within just a couple of blocks. There is also the independent Upstate Films, the historic Beekman Arms hotel, and now the new Mirabeau Inn & Spa.” Buyers can find listings on the market from $450,000 to $3 million. “This perfectly illustrates the diversity of our community,” he says. “Even in a hot town like Rhinebeck, there are still opportunities to purchase and it’s still a lot less expensive than some of the southern counties closer to New York City. Taxes are less expensive and the cost of homeownership is less expensive.” Beacon According to Steven Domber, president of Berkshire Hathaway HomeServices Hudson Valley Properties in LaGrangeville, homebuyers are clamoring to live in Beacon. “People are fleeing from New York City and especially Brooklyn looking for a lifestyle change and wanting some room to move around,” he says. “Beacon is close enough to New York, and it just makes sense. There is also a strong demand now for little towns like Beacon, Woodstock, Rhinebeck, and New Paltz and this demand is still going strong.” Home prices in Beacon have increased a little more compared to the rest Dutchess County because of this stronger demand. “Prices have gone up 10 to 15 percent since the pandemic and 25 to 30 percent over the past three years,” says Domber, who has also sold 14 townhome units at the recently completed River Ridge in Beacon in the last year. “One Beacon listing just sold for $685,000. We sold the exact same house for $397,500 three years ago.” Woodstock Amy Lonas, associate real estate broker with Coldwell Banker in Woodstock, says that Woodstock has been a hot commodity since before the pandemic. “Most people associate Woodstock with the concert, which is so far from reality, but this community offers a real spirit based in the arts, and the town is laid back and diverse,” she says. Compared to New York City, Lonas notes that Woodstock is really a good bang for the buck. “Our inventory was low before COVID hit, so good deals are hard to come by right now,” she says, explaining that prices are up 30 percent over this time last year. “But even if you do buy it’s still a good value, even if the prices are up this year.” “You can get a $300,000 home or a $2.5 million home here,” says Lonas. “If you’re looking for more value, you can go up a little further west to Olivebridge or up to Catskill, but the tradeoff is that we’re an hour and 45 minutes to the George Washington Bridge.” When it comes to lifestyle, Lonas says that


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Woodstock is a town that offers great restaurants, galleries, and coffee shops. Each year, the film community flocks to the area for its very popular Woodstock Film Festival, now entering its 22nd year. Newburgh Jeffrey Lease, associate broker with John J. Lease Realtors, lives in Newburgh and loves its architectural splendor. “But that doesn’t get talked about much when people are looking for homes,” Lease says. When it comes to home buying, Liberty Street, one of the oldest historic areas of Newburgh—where much of the inventory was in need of renovation—is seeing a well-deserved revitalization. “Liberty Street is a delightful Federal-style street in front of Washington’s Headquarters that is just abuzz with restaurants and shops and activity,” he says “We are seeing properties that I couldn’t have gotten $60,000 for five years ago getting north of $225,000 today,” he says. For the outdoor enthusiast, Lease says that Newburgh is surrounded by conserved land. “Fifteen minutes south is Black Rock Forest, which is thousands of acres of open trails, and to the north is Mohonk Preserve and Minnewaska State Park.” Lease says that Newburgh is also devoted to the arts. “I don’t think that there’s another town in the region that supports a symphony orchestra like the greater Newburgh Symphony Orchestra, and it’s absolutely smashing,” says Lease. Newburgh also holds an annual chamber music festival and its popular summer Newburgh Illuminated festival. “Newburgh has so much potential right now and what makes Newburgh unique is the different people and organizations that we have here,” he says. When it comes to education, the Newburgh school district encompasses the town of Newburgh, the city of Newburgh, and the town of New Windsor says Lease. “So Newburgh is a fantastic experiment about mixing all different kinds of people from all different urban areas,” he says. “No district has the kind of social and economic diversity that we have within our school district.” And last, but not least, is the development of the Newburgh waterfront. “The waterfront is spectacular and is inhabited with a lot of familyowned businesses that are still here like Commodore Chocolatier and Torino, an Italian bakery, and Pete’s Hot Dogs, which has been here for more than three generations,” he says. Highland Barbara Carter, Real Estate Associate Broker with Century 21 Fine Homes & Estates Alliance Realty Group, sings the praises of Highland, a small town in Ulster County that sits right on the western end of the Walkway Over the Hudson, which attracts hundreds of thousands of visitors a year. “Home buyers are becoming more intrigued with Highland because of the Walkway, so it’s getting attention,” she says. “It’s a great location near many things to do and it’s an easy commute to New York, if the buyer needs to go into the city.” A 1,400-square-foot, three-bedroom cottage on Plutarch Road exemplifies the competition for homes in the area. The three-bedroom two-bath single family home went on the market for $299,000 and sold for $365,000, a whopping $66,000 over the asking price. —Lisa Iannucci

EDITORIAL EDITORIAL DIRECTOR Brian K. Mahoney CREATIVE DIRECTOR David Clark Perry DIGITAL EDITOR Marie Doyon SPONSORED CONTENT EDITOR Ashleigh Lovelace CONTRIBUTORS Peter Aaron, Elissaveta M. Brandon, Winona Barton-Ballentine, Anne Pyburn Craig, Maya Gottfried, Lisa Iannucci, Tracy Kaler, Joan MacDonald, Hannah Van Sickle, Kathleen Willcox PUBLISHING CO-FOUNDER & CEO Amara Projansky CO-FOUNDER Jason Stern CHAIR David Dell Upstate House is a project of Chronogram Media.


ChronogramMedia CHRONOGRAM MEDIA 45 Pine Grove Avenue, Kingston, NY 12401 (845) 334-8600 | fax (845) 334-8610 All contents © Chronogram Media 2021


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BangallWorks is a 19th-century stable that’s been transformed into a coworking space and community hub in Stanfordville.


itching posts stand outside the 19th-century horse stable that’s been reinvented as BangallWorks, a coworking and community building that merges modern design with country sensibilities. The hamlet of Bangall sits in a rustic pocket of northeastern Dutchess County, found at the intersection of winding roads with spectacular views of bucolic hills and expansive estates. At its center, amidst a handful of historic buildings, is BangallWorks. Vibrantly reimagined to serve local residents, the building has become a catalyst for collaboration, productivity, and creativity. Partners in life and work, Tom Ambler (an architect) and Steve Bruman (a real estate agent) discovered Bangall while searching for a home. “We just loved this historic hamlet,” says Bruman. The pair purchased, and were in the process of renovating, a cottage in Bangall, when they learned that the antique red building across the street was in foreclosure, and in danger of falling into disrepair. “We loved it, and we wanted to save it,” Bruman shares. The circa 1867 building encloses a 2,500-squarefoot space. Over more than a century, it has been a stable, a deli, a country store, and, most recently, a restaurant. When the partners purchased the structure in 2017, its future was undecided. But after inviting neighbors there to toast the season’s first snow, they realized their mission. Seeing their guests meeting for the first time, Bruman and Ambler decided to create a gathering place that would nurture community and provide a local workspace. Soon the building was reborn, weaving modern elements with the partners’ own sophisticated design aesthetics.


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Visitors step through the storefront entrance to be greeted by colorful paper lanterns—orange, green, blue, and purple—decorating the ceilings of the lounge and adjacent conference area. The lounge—with a working fireplace—is accented with stacks of coffee table books, a flourish of plants, plush velvet throw pillows, and black-and-white photos pinned to the wall. There, BangallWorks members may be found immersed in creative endeavors, such as photo editing and writing. From the lounge, a wall of antique wood and glass doors open to the light-soaked conference room, with a large oval table and bar area, providing a serene space used for video conference calls; recording podcasts; in-person meetings; and art classes. Through swinging wooden doors is the former restaurant’s kitchen, where a gut renovation has produced two private workstations—quiet sanctuaries for focus—that are bathed in light; wide windows offer views of Hunns Lake Creek. Out on the lawn, powerful WiFi allows members to work alfresco during the summer, with some setting up camp by the water. Adjacent to the lounge is the expansive main space, BangallWorks’ focal area, with rustic wooden beams crisscrossing beneath a vaulted ceiling. This former dining room was previously dark and moody, speckled with a mishmash of pendant lighting fixtures. Now it is a bright, clean workspace, with a wealth of natural light brought in through clerestory windows and wide sliding glass doors. Ambler designed an LED lighting system, complemented by reflective white walls, to further brighten the space. Long communal worktables stretch the length of the room. For those who crave the bright environs of the main space but prefer a private nook, intimate work

areas have been crafted in the room’s corners, with built-in bench seating and petite tables, set below wide windows. “[BangallWorks] is a great space to safely work surrounded by other people without feeling crowded in by them,” says Joe Dolce, founder and CEO of Joe Dolce Communications. “It’s a cozy space, rustic yet modern, with every [modern convenience] I needed from an office but without the grey-beige dullness of office life.” The partners were careful to maintain the building’s antique ambience, while adding modern elements to produce a professional space. “We wanted some level of contemporary up-to-date modern office sensibility,” explains Ambler. “Portions of it could feel intimate, like the lounge, but at the same time you could also get into a space that was well-lit, and not have to squint.” BangallWorks offers full-time and part-time memberships, as well as day rates, accommodating a range of professionals: from freelance consultants to a podcaster to a healthcare public relations specialist. “Not only does being a member centralize many of my business errands, it’s a great way to meet new neighbors,” says business consultant Rosemarie Miner. Though the pandemic forced BangallWorks to close temporarily, the space welcomed back members during Phase 2 of New York State’s reopening, implementing protective cleaning and social distancing protocols. Designed to balance productive collaboration, independent work, and creative freedom, the building also serves as a gathering place, having hosted art classes, political committee meetings, and social events. —Maya Gottfried BANGALLWORKS.COM

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SAUGERTIES Historic Charm

By Anne Pyburn Craig Photos by David McIntyre


ust a few miles east of Woodstock, you’ll find Saugerties, a village nestled on a pretty hillside where the Esopus Creek flows into the Hudson River. Hardy lumberers and tanners, sawyers, and millers made their homes here, finding resources in the Catskills to ship downstream; later, IBMers would find it a cozy bedroom town. Creatives in all genres have long thrived here, finding a less hectic alternative to Woodstock along its byways. Welcome to historic, friendly Saugerties; it’s gotten downright hip in recent years—try the exotic and artisanal flavors of Alleyway Ice Cream or catch a modern art exhibit at 11 Jane Street Art Center—but novelty and innovation can’t spoil Saugerties’s down-to-earth gentility. Governor Edmund Andros paid the Esopus Sachem Tribe a piece of cloth, a shirt, a loaf of bread, and some maize in exchange for Saugerties in 1677, and more people, many of them Dutch, came to join first settler Barent Cornelis Volge. His nickname, the Little Sawyer, inspired the name of the town. In 1710, they were joined by a group of German Palatines; in 1825, a man named Henry Barclay 10

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saw untapped power in the flow of the Esopus and built mills, and the town grew from 40 families to 4,000 souls almost overnight. Top-notch bluestone was discovered and quarried, bound for big-city sidewalks. Support services and merchants kept pace; the Saugerties business district was the first in the US to make it onto the National Register of Historic Places. The industrial era over, Saugerties began its gradual reinvention as a great place to come live and play. Where Barclay’s mills once tamed the currents, the Diamond Mills Hotel and Tavern is now a boutique lodging and dining venue. Kiwanis members rub shoulders with artists and foodies at the Dutch Ale House. Horse Shows in the Sun’s (HITS) international show jumping tournaments draw in the horsey set from around the world for a few weeks a year. The place has made the cut as one of Budget Travel’s 10 Coolest Small Towns in America, and is the birthplace of Jimmy Fallon— who’s been known to boost its glories on late-night TV—and the incomparable performance artist Linda Montano, whose family still runs Montano’s Shoe Store on Partition Street.

THE SCENE “This town just has everything a person could possibly want,” says Laura Foster, a real estate agent and a resident for 10 years. “River, village, mountains, art, food. Like everyone else, we’re a little downtrodden and ragged from the pandemic at the moment, and tired of it. Everybody missed having the Garlic Festival, the [Sawyer Motors] Car Show. This is a town that likes its get-togethers, so there’s going to be a lot of pent-up enthusiasm unleashed when the pandemic is over.” Even in the throes of the pandemic last fall, folks were finding ways to have some fun. “There was a holiday market behind the Dutch Tavern organized by Laura from Bosco’s Mercantile, and she did a great job with jams and jellies and arts and crafts, and another at J. J. Newberry’s in a big open space,” says Foster. “And those were like rays of light.” Foster notes that local galleries eateries are champing at the bit to restart the First Fridays art and music series. Businesses like the Dutch Ale House, Slices, and Miss Lucy’s worked together and adapted quickly, helped by a county-wide program that subsidized

THE FACTS ZIP CODE: 12477 POPULATION: 19,138 MEDIAN INCOME: $41,030 PROXIMITY TO MAJOR CITY: Saugerties is 110 miles from New York City and 45.3 miles from Albany.

TRANSPORTATION: Saugerties is located on the NYS Thruway at Exit 20, and there are daily bus runs to Manhattan and Albany via Trailways; you can hop on an Amtrak half an hour away in Hudson. The nearest airports are Albany International (50 minutes) and Stewart International in New Windsor (also 50 minutes).

NEAREST HOSPITAL: HealthAlliance Hospital of Kingston is 14.5 miles to the south. Northern Dutchess Hospital in Rhinebeck is 13.5 miles away via the Kingston-Rhinecliff Bridge.

SCHOOLS: The Saugerties Central School District serves 2,608 students at its high school, junior high and four elementary schools. Nearby private options include Woodstock Day School and Hudson Valley Sudbury School in Kingston.

POINTS OF INTEREST: Saugerties Lighthouse B&B, Opus 40 Sculpture Park, Cantine Field, Diamond Mills Hotel, Dutch Ale House, Saugerties Village Beach & Playground, Catskill Animal Sanctuary, Esopus Bend Opposite: The historic Saugerties Lighthouse now operates as a bed and breakfast. Above: Inquiring Mind Bookstore is a community hub in downtown Saugerties.

Nature Preserve, Saugerties Antique Center, Fed-On Lights Antiques, Pop Vintage Antiques, 11 Jane Street Art Center, Emerge Gallery and Art Space, Inquiring Mind Bookstore and Gallery, Olsen & Co., Bosco’s Mercantile, Treasures In The Rough, Green, Miss Lucy’s

restaurants feeding the hungry. That means plenty of great eating options after a visit to Opus 40, the “Stonehenge of America” created by master sculptor Harvey Fite, or a hike up a nearby Catskill peak. Got company coming from afar? Maybe they’d enjoy a night in the Saugerties Lighthouse, which now serves as a much-sought-after B&B. THE MARKET “The median right now is $349,000; the average is $602,000 or $527,000 with the big outliers taken out,” says real estate broker Lisa Halter. “I just listed an amazing place for $2.2 million; it’s a luxury gem, on 9.5 acres on a ledge at the end of a private drive by Overlook Mountain with high-efficiency mechanicals and 3,000 square feet spread over three levels. Our highest sold price from 2020 was $1.925 million; that was a pretty snazzy super-modern new construction with views, on 7.2 acres.” Like most of the Hudson Valley, Saugerties real estate had been experiencing steady appreciation before the pandemic bump. “When I moved here years ago,” says Halter. “You could find something for $100,000, which is no longer

true, but you can find plenty of nice places in areas like Mt. Marion and Barclay Heights for around $250,00 to $350,000. That’s inland; stuff along the river is higher.” Between $100,00 to $200,000 there are two- and three-bedroom Colonials and ranches available, some of them right in the village. Fancier ranches and Colonials, with upward of 1,500 square feet and larger lots, can be had for under $300,000. Between $300,00 to $400,000, one can start to find water views and seclusion. Up around the $500,000 to $700,000 mark, you will encounter elegantly remodeled kitchens and en suite jetted tubs, media rooms, views galore, and exquisite retreats either walkable from the village or tucked away in the Catskill foothills. Inching toward $1 million, generous square footage and acreage are paired with perks like in-ground saltwater pools, freestanding studio space, and multiple landscaped gardens. There are a few pristinely restored historic Colonials in this range. And if the sky’s the limit, this stunningly scenic part of the world has inspired some amazing creations you’ll have to see to believe.

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Heating Up


Newburgh has nurtured lots of greatness: George Washington’s wartime strategies, Andrew Jackson Downing’s architecture, Lucille Ball’s stage debut. Today, Newburgh benefits from an ever-deeper bench of smart entrepreneurs and activists adding layers of charm to a solid foundation of good design. Newcomers say Newburgh reminds them of their favorite New York City neighborhood back in the day, when it had heart and grit. Mindful of history’s lessons, the drivers of Newburgh’s resurgence are determined to keep her soul intact while elevating her prospects. Newburgh attorney and city IDA chair Austin DuBois is keen on Wireworks, a mixeduse development partly helmed by ‘Wichcraft restaurateur Sisha Ortúzar, a recent transplant to the city. “The project, just around the block from me, has stayed on track and it’s open—an 1895 industrial classic renovated into a blend of retail, coworking and residential, with a mix of affordable and market-rate,” says DuBois. “It’s one of lots of exciting projects—we have a trio of historic gems on Grand Street being turned into an urban resort by a local developer who’s hiring locals. Our goal

nce busy with sloops and steamships, Newburgh’s waterfront has evolved from a swanky shopping district in the mid20th century to a promenade of restaurants and bars. Spreading up the hill are four square miles of urban center surrounded by 40 square miles of eponymous town. Within the city proper, the East End and Montgomery/Grand/Liberty Street historic districts are a tapestry of architectural wonders, from brick row houses with fanciful cornices to stately ship captain’s mansions. “People don’t have a clue that Newburgh is the seat of Hudson Valley architecture,” says Reggie Young, owner of architectural salvage shop Hudson Valley House Parts. “Newburgh has early Federalist homes in the historic district. The Andrew Jackson Davis Dutch Reforemd Church on Grand Street many consider to be the most important Greek Revival Building in America.” Downing Park, built by Frederick Law Olmsted and Calvert Vaux, and named for landscape designer and native son Andrew Jackson Downing, is the city’s collective backyard, with ice skating in winter and yoga classes and a farmers’ market in the warmer weather on its 35 acres. 12

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By Anne Pyburn Craig Photos by John Garay

is development without displacement. We’re all for people coming here and enjoying the party, but there has to be respect and intelligent oversight. We’re keeping the bar high, welcoming newcomers while ensuring that the focus isn’t just on them.” THE SCENE Over the pandemic summer, DuBois says, the city stayed lively. The Liberty Street shopping and dining district, a neighborhood that responded to being hit by a hurricane with a massive block-party-cum-cleanup complete with free gourmet barbecue and live performance, welcomed two new restaurants and a juice bar/event space in November 2020. Existing local indies have found ways to thrive; Cream Vintage Boutique, for example, is flourishing online with curbside pickup, and the beloved Blacc Vanilla Cafe is expanding with a new roastery. “When I opened my practice last year, I did everything locally,” says Dubois. “Luc Pontifel at Thornwillow Press made me jaw-dropping stationery. Rag House did my business cards. I couldn’t have found better anywhere.”

THE FACTS ZIP CODE: 12550 POPULATION: 28,177 MEDIAN HOUSEHOLD INCOME: $37,900 PROXIMITY TO MAJOR CITY: Newburgh is 60 miles from NYC and 90 miles from Albany. TRANSPORTATION: Newburgh is located at the crossroads of Interstate 84 and the New York State Thruway. There are four commuter bus runs to and from Manhattan each weekday, and the Newburgh-Beacon Ferry connects to Metro-North’s Hudson Line. New York Stewart International Airport is located just outside the city. NEAREST HOSPITAL: Montefiore St. Luke’s Cornwall Hospital is within city limits. SCHOOLS: Newburgh Enlarged City School District serves about 12,800 students in grades K-12 at its 13 program-rich schools, offering pre-K, extended day, arts and CTE and P-TECH programs that allow interested students to graduate with an associate’s degree. Mount Saint Mary College and a SUNY Orange campus are located in Newburgh. POINTS OF INTEREST: Washington’s Headquarters, Downing Park, Newburgh Free Library, Newburgh Vintage Emporium, Atlas Studios, Liberty Street Restaurant Above: A mural by Will Teran of General George rocking in Newburgh, on the corner of Washington and Liberty Streets, across from Washington’s Headquarters.

District, Thornwillow Press, 2 Alice’s Coffee

Opposite: Carmela, Zach Jr., Giovanni, and Zachary Murry in front of the Dutch Reformed Church in Newburgh, designed by A. J. Davis and considered to be one of the country’s most important Greek Revival buildings.

Ann Street Gallery, Waterfront Trail Urban

As soon as safety allows, residents look forward to the resumption of festivities like Last Saturdays and the Newburgh Illuminated Festival.

Motorcyclepedia Museum, The Wherehouse,

THE MARKET “Things are hotter than hot right now; it’s a zoo,” says Janis Borgueta, an independent real estate agent who’s lived in the Town of Newburgh for over three decades. “There’s very little inventory. In the hottest range, say $250,00 to $375,000, it can be frustrating for buyers—you have to be ready, willing and able to move forward quickly to get what you want.” Long something of a sleeper, Newburgh’s urban core has gotten increasing notice. “In the last two years, the city has had considerable growth in terms of price point,” says Borgueta. “It was just taking off when COVID sent it through the roof. Not long ago you could still find a fixer-upper for $40,000 to $50,000; now you can’t even get a shell for that much.” Still, compared with much of the Hudson Valley, Newburgh remains affordable, with a median home price of $255,000 and modest condos for under $100,000. Fixer-uppers with

good bones can be had for well under $200,000; you’re buying into a lot of work, but the end result will be unlike anything being created today. A four-bedroom 1900 brownstone a few blocks from Liberty Street can be had for $160,000, or a four-bedroom two-family brick, also in the historic East End, for $275,000. Between $250,000 to $400,000 are newer ranches and colonials, multifamily brick classics, and larger lots. $400,00 to $600,000 homes might be stately gingerbread colonials or renovated brick Victorians with river and mountain views. Riverfront condos can be had in this range, and there are places in prestigious outlying neighborhoods like Balmville. Nearly 40 acres of subdividable farmland slathered in river views was on the market recently for $795,000 on the northern edge of the 12550, or you can pay around the same price for a city home that’s been elegantly refreshed, retaining its original glory while boasting energy efficient and convenient updates. Above that price point are renovated historic gems and the occasional postmodern architectural wonder.

Lounge, Newburgh Brewing Company, Walk, Waterfront Restaurant District, Blacc Vanilla Cafe, East Side Historic District, David Crawford House, Newburgh Armory, Dutch Reformed Church, Newburgh Colored Burial Ground

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Photograph courtesy Moran Woodworked Furniture

Outside their workshop in Gallatin, Moran chars sustainable, salvaged Loblolly pine using traditional Japanese methods, tying three boards into a chimney with a small fire started at their base.


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Photograph by Olivia Rae James, courtesy Moran Woodworked Furniture

Celia Gibson and Michael Moran in the storage room of their workshop where they collect their sustainable wood, sharing the origin of every tree they use.

M Photograph courtesy Moran Woodworked Furniture

ichael Moran and Celia Gibson are passionate about storytelling, a craft the Hudson-based business owners hone using the unlikeliest of materials: sustainable wood. They know the origin of every milled board in their workshop and the story behind every felled tree. In fact, “making judicious use of materials” could be their tagline at Moran Woodworked Furniture, where the couple’s custom and limited-edition furniture hinges on sustainability. “It’s integral to our work and how we think about our work,” says Moran, who launched the business in 2004 while living in Charleston, South Carolina; Gibson joined in 2010, a year after they met. Their work lies at the intersection of attention and intention, as reflected in the charred pieces Moran and Gibson have been crafting for a decade. Shou sugi ban originated in 18th-century Japan as a method of preserving wood by charring it with fire. The practice traditionally uses Japanese cedar, coated with natural oil, to render it weatherproof. Gibson likens the deep, textural char to dragon skin which, when touched, feels “slightly otherworldly.” Keen on authenticity, the pair have infused the ancient process with their own perspective, which starts with native wood. “It’s one of the things we grapple with,” says Gibson of their decision to employ abundant Loblolly pine—a fast-growing species that can reach 110 feet in height—as opposed to the

cedar. The best part? “All the [charred] pieces we’ve made to date—save for some of the very first—have been built from the same rescued tree,” notes Gibson. (This tally includes at least 33 medium-to-large pieces and a series of 20 limited-edition turned-table lamps). And it’s not gone yet. “[It was] a magnificent tree that we hated to see come down,” Moran explains of the gigantic pine, boasting a base four feet in diameter. A friend in Charleston, contracted to take it down, contacted the couple; a massive trunk, clear of limbs for 30 to 40 feet, urged Moran and Gibson toward one of their mantras: There is something really beautiful here; don’t screw it up. The abiding rule? To transition the tree into a piece of furniture while preserving its inherent beauty and presenting its lifetime of documentation in a clean, spare, reverent way. “Understanding where our materials come from, communicating that story, and feeling like we are responsible to do justice to that tree,” are all integral to the process, Gibson says. “When we have the opportunity to get something, we take it,” says Moran before Gibson chimes in: “We’re magpies.” Their stash comes mostly from storm-downed trees and urban salvage, and Moran and Gibson are invested in every step. On site, they oversee cutting the tree into useful lengths; at the local sawmill, they make decisions as to how lengths are being cut

A peak inside the 12-foot-tall Loblolly pine boards as they char on a snowy, late-winter’s day.

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Photograph courtesy Moran Woodworked Furniture Above: Bookmatched charred boards, subtle in the mirroring of grain, joined and drying inside the workshop before becoming the top of a custom cabinet.

into boards to cure—a process spanning six months to two years—before being kiln dried to eek out any remaining moisture. They’re in the process of building their own kiln, part of what Moran calls, “getting back to doing it all in house” which, after years of choosing who and what the couple wants to support, is the logical next step. The meticulous nature of this work comes at a cost. Spanning initial design to finishing details, pieces range from several hundred dollars for a lamp up to $8,000 for an average dining table—with end tables, chairs, coffee tables, and cabinets falling roughly within that spectrum. “We work hard to make pieces that are as affordable as we can,” the couple emphasizes, while staying true to their task: excavating the soul of each piece to create furniture that evolves with the owner and their lifestyle. This foray into a fairly obscure, ancient, and culturally specific technique represents but a single slice of the work Moran and Gibson create. They have thousands of feet of wood, dried and ready to go, waiting for just the right project to come along. When it does, Moran and Gibson will immerse themselves in the work at hand—sharing their love of stories while connecting their clients with what Moran calls the entire scope “of process and care and people that they may not otherwise have been connected to.” —Hannah Van Sickle MORANWOODWORKED.COM 16

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Charred and Brass Case with Unidentified Collective by Kyle Meyer, photograph courtesy of Kyle Meyer.

Left: A bespoke Charred and Brass Case—with hand-turned and stepped legs, milled in-house unlacquered brass, and bookmatched charred boards—in its upstate home.

f i n e h om e f u r n i s hi ng s a n d in t er i or d e si g n 366 warren st. hudson, ny 518.822.8120

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747 NY-28 Kingston, NY 12401 | (845) 331-2200 | upstate HOUSE

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lobe-trotting interior designers Richard Bodin and Greg Feller have managed to democratize, elevate and expand their interior design vision with Hudson Home. Not that it’s been easy. The pair had been creating distinct, highly curated interior designs informed by their love of nature, history, and travel for clients for 15 years. But they wanted more. So in the fall of 2004, they opened Hudson Home’s original location, in a townhouse at 356 Warren Street. “When we moved into the bigger Hudson Home space [in 2015], it was with the goal of creating a space that shared our vision with the many design lovers who live in and visit Hudson, as well as members of the interior design trade,” Bodin says. “We can showcase our residential and commercial design capabilities this way, but we can also sell gorgeous objects to people who just pop in.” The pair fell in love with the Hudson Valley as weekenders. “But we were surprised by the lack of resources for getting well-designed new products here,” Bodin says. “A lot of our clients in New York City, and weekenders from Boston and the Capital District were coming here too, looking to add touches to their homes, or do more substantial work.” Their response comes in the form of a thoughtfully curated two-level showroom in a former printing plant. The second floor is their design think tank: a showroom and resource library of window treatments, fabrics, rugs, and wall coverings. Even during the pandemic, they have provided (socially distant) spaces for fellow design pros who want to utilize Hudson Home’s vast curated collection of design resources for their own projects. The first floor, meanwhile, is brimming with custom-upholstered furniture, wood furniture, lighting, linens, tabletop accoutrements, art, and objects drawn from a vast range of periods, styles and sources across the globe.

Hudson Home is located in the former Registar-Star newspaper building on Warren Street. The shop’s selection features American-made upholstery, casegoods, and one-of-a-kind vintage finds chosen for their timeless style.

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Hudson Home’s second floor design library holds a comprehensive selection of fabrics, natural-fiber floor coverings, and wallpapers. Consumers, and designers alike, are encouraged to utilize the library. One of the many curated vignettes at Hudson Home. This setting includes a one-of-a-kind concrete-top desk, a vintage Hudson River Line print, and a reactive glaze lamp. Hudson Home also feature a large selection of gifts, books and decorative objects.

Sometimes, an impulse buyer becomes a design client. “We try to spend time with as many people in the store as possible, and often a short conversation about a pillow or rug leads to more,” says Feller. “In one case, a woman who was just a weekend walk-in became someone we spent months with, designing her 16,000-square-foot home.” But the pair are also thrilled to have been able to work with people who were just strolling by, who perhaps don’t have the budget for a vast home redesign. The pandemic has only accelerated that trend, as so many people are living, learning, working and recreating at home. “Everyone hates their sofa right now because they’ve been sitting on it for a year,” Bodin points out. “And a lot of people are upgrading home offices or homeschooling spaces. We really want to help people fall back in love with their homes. We take, and we encourage our clients to take, a holistic approach to not just appreciating and upgrading the physical attributes of their home but strengthening their emotional connection to it.” Sometimes that entails a pair of fresh eyes and a complete redesign. Other times, that just means a handmade basket from Mexico placed just so next to the fireplace, or a wonderfully fragrant candle from Paris for a bath-time upgrade. — Kathleen Willcox HUDSON-HOME.COM 20

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Jason O’Malley of Rural Modernist with his NeoVictorian Nu Wave wallpaper (featuring Annie Lennox, Debbie Harry, Siouxsie Sioux, and Morrissey) in the foyer of the Kingston Design Showhouse. Photo by J.R. Craigmile


allpaper is an age-old tradition, dating back more than 2,000 years to the Qin dynasty in China. The decorative treatment has adorned homes in the US since the 18th century, an import from Europe. Be it a fancy toile, casual stripe, or earthy grasscloth, wallpaper can influence a room’s ambiance, introduce pattern, add color and texture, and, in the case of Jason O’Malley’s designs, personalize a space. Chatting about the wallpaper he creates in his Kingston studio, O’Malley describes it as “one of a kind, humorous, and design-forward with a personal twist.” The colorful, off-thewall patterns he conceives reflect his dauntless, cartoon-esque sketching style, as they readily tell the story of the people he illustrates. His wallpaper appears Victorian-themed from a distance, but up close, the surprise is the depiction of Madonna, Stevie Nicks, and different pop idols. “I love to draw people,” O’Malley muses. “Especially figures from music, film, and pop 22

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culture that have influenced and entertained me over the years.” While he undoubtedly has a knack for sketching celebrities, O’Malley also spotlights everyday people and things, and will draw whatever his clients request. “I’m working on a toile pattern that features Kingston landmarks with a subtle little Easter egg incorporated into each vignette,” he says, noting that the hidden motif is their dog pooping. This commission has been a collaboration with the clients, who requested their pup in the pattern. “It’s perfect for the powder room where they will be installing it.” Beyond wallpaper, you’ve probably come across his editorial illustrations at some point and not realized it. The New York Times, Lucky, and InStyle are a few credits to his name; not to mention a stockpile of high-profile clients such as Coca-Cola, Big Gay Ice Cream, and Chanel have printed his modern drawings of people, places, and pets. Originally from the Detroit area, O’Malley became a full-timer in the Hudson Valley in

2007, after spending countless weekends away from New York City and his career in fashion and advertising. Ultimately, his creative background came in handy Upstate too—he says a design blog he started paved the way for his brand. “The Rural Modernist was the name I came up with,” he says. “I thought it was funny that I found myself living up a mountain in the Catskills with my husband and dogs; terrified of nature; writing about Mid-Century Modern chairs and assorted design trends.” O’Malley claims the blog was a flop, but “Rural Modernist” stuck, as did his portfolio of recognizable work, a collection of graphics, illustrations, art, zines, ceramics, textiles, and, for the past few years, wallpaper. Before he ventured into the world of wall covering, O’Malley experimented with personas through gift wrap design. “I had done some vaguely Victorian-flavored continuous repeat patterns incorporating portraits of my favorite ‘80s alternative icons,” he explains. He highlighted music stars Morrissey, Debbie Harry of Blondie, Annie Lennox of the Eurythmics, and

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Siouxsie Sioux of Siouxsie and the Banshees. In these campy sketches, O’Malley accentuates his memories of the artists: Morrissey’s caricatured pompadour, Annie Lennox’s shocking orange hair and boardroom attire in the video for “Sweet Dreams,” Debbie Harry’s two-toned blonde mane and white armband on the cover of Parallel Lines, and Siouxsie’s spiky raven hair and Goth-meets-Egyptian makeup. In 2018, when the Kingston Design House was about to make its debut, O’Malley sent a direct message on Instagram asking if he could participate. That’s when his wallpaper took off. “They asked if I could combine the four [‘80s icon] patterns into one design, match the paint color of the foyer, and turn it into wallpaper,” he says. And so his love affair with wall coverings ensued. Since the showhouse, he’s gone on to collaborate with a list of clients and designers to create bespoke papers. Most customers commission him to draw patterns for powder rooms and accent walls. “My stuff lends itself to smaller spaces where you want to make a bold impression and do something personal,” he explains. When folks want to inject their own story into a room, he can create a design highlighting family members, pets, a theme, or a special location. One of his dream projects to date is a Grey Gardens pattern highlighting Big Edie donning a floppy hat while holding a carton of ice cream, a head-wrapped Little Edie presenting an American flag, and a pair of mischievous raccoons eating Wonder Bread. The paper is installed in closets at the legendary Grey Gardens house in East Hampton. And recently he expanded a collection of musical personalities from a custom order, introducing “Mix n Match Divas.” Clients can select 16 out of 35 female rock, pop, soul, and new wave singers and a color for the background, then paper their walls with a personalized music-themed mural. O’Malley approaches custom wallpaper the same as illustration, first discussing a concept with the client and submitting a black and white sketch to establish the elements and layout. He then creates a full-color digital version for approval, followed by a printed swatch so the client can adjust the design as needed. While most wallpaper orders include overage, O’Malley’s designs are printed to order and customers can purchase the exact amount for their space. Pricing varies depending on the complexity of the pattern and the amount needed, but plan on $500 and up as a design fee for the custom pattern, plus printing the paper, which ranges from $100 to $150 a roll, depending on the paper type. (O’Malley recommends a premium matte finish paper.) While walls are not the limit of his artistic ambition—expect a collection of throw pillows in the future—if there’s one thing O’Malley feels good about, it’s looking at his work on a large scale. “I really like seeing my art on a wall compared to seeing it in a magazine,” he says. “Right now, wallpaper is the thing I’m most excited about.” —Tracy Kaler

The extra long table in O’Malley’s art studio space in Kingston’s Fuller Building is usually covered with wallpaper samples, gold leaf flakes, and assorted ceramics. Photo by Jason O’Malley


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Above: An exterior shot of the home shows the evolution of the modest mid-`80s cabin. The family fell in love with the property’s large pond, wetlands, and woods, however, shortly after moving into the cabin in 2015, it became clear that they would need more space. So they hired Juhee Lee-Hartford of River Architects in Cold Spring to design an addition that would expand their living space without greatly expanding their footprint. Lee-Hartford’s design included a sunny south facing entrance, an open dining area and kitchen, and an elegant second floor master suite. She also expanded the cabin’s original basement into a den and guest quarters. Opposite, from top: The living room of designer Evelyn CarrWhite and playwright Sharr White’s cabin. Although it was originally a simple pondside retreat, the couple expanded the home to fit their family of four by adding a passive solar wing at the structure’s south end. Then, to tie the two spaces together, Carr-White reimagined the cabin’s interior with a mix of art, vintage furniture, contemporary lighting, and handmade pieces. The painting in the hallway is Girl on a Horse by Melora Kuhn. Seeing it as central to the living room, Carr-White reinvented the cabin’s fireplace to match the new design. Working with Modcraft in Beacon, she covered the mantel with hand-crafted ceramic tiles finished with a reflective glaze, dubbed “Stannic.” The new mantel evokes the adjacent pond. The family installed a wood-burning stove last year and Carr-White added vintage leather Falcon chairs to the adjacent sitting area.

A SUNSHINE CURE FOR CABIN FEVER Dramatic Flair in Cold Spring

By Mary Angeles Armstrong Photos by Winona Barton-Ballentine


hen interior designer Evelyn Carr-White and her husband decided to relocate to the Hudson Valley, they had one simple requirement. “Like many Brooklyn transplants, we moved north when our family expanded past what could comfortably fit inside our Dumbo apartment,” says CarrWhite. “But we knew almost nothing about the area.” Her husband, playwright and television writer Sharr White, did know one thing: He wanted a train commute of at least 45 minutes. “That way, he could get a chunk of writing done,” she explains. “And no switching trains, either—he wanted to claim his seat each day, and then just go.” An element of the theatrical enlivens Carr-White’s work as well as her husband’s. Before founding her interior design business, Domicilist, she studied acting at Carnegie Mellon and then design at Parsons, and has also designed jewelry, been both painter and ceramicist, and even sung in a local band. However, her love of interiors has allowed her to fuse many of her eclectic talents into one creative discipline. “I love the inherent challenges presented by different spaces,” she explains. “I like spaces that elevate possibility, so there’s always an element of glam in there.” Whatever home they found, Carr-White was bound to transform it into something dramatic.

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CLOSER TO NATURE With their two young boys, they began looking for houses along the Metro-North line and soon stumbled across Cold Spring. They were instantly smitten. “The schools are great, the town is totally charming, and there’s a ridiculous amount of outdoor activities at your immediate disposal,” she explains. “It seemed like the perfect place to raise our kids.” So, in 2007, the family relocated to Cold Spring and bought a Victorian fixer-upper in the village. Eight years later, the Victorian was fully rehabbed and Carr-White was ready for a new challenge. The couple had also begun to question their deeper motivations for moving upstate. “We wondered, ‘Why did we even move from the city?’” she remembers. “Living in the village, we were having the same sort of experience as in Brooklyn—of just, you know, living indoors.” They realized they wanted a home, and a lifestyle, where their boys—and they, too—could live more closely with the natural world. So they set out looking for a new home. When they found their five-acre property—encompassing a large pond and wetlands—they embraced it as the next step in their upstate evolution. “Primarily, we thought it would be amazing for our kids,” she says. “We wanted them to have that kind of natural experience; to have the pond and the woods being a part of their childhood was important to us.” And the property was just outside of Cold Spring—ensuring that White could continue his productive commute.

Top: The new kitchen and dining area features soaring ceilings, as well as southand east-facing insulated, tilt-and-turn windows. Carr-White chose rainforest green marble for the large island counter and trimmed the kitchen and hallway with walnut. She then planned the cabinet colors, fixtures and kitchen appliances to match. Throughout the home, Carr-White utilized grey slate tiles for floors and wall trim. Here, they form a neutral backsplash to complete the space. Bottom: A collection of Carr-White’s hand-built pottery decorates a table in the living room. Part of the “murmur” collection at, the almost entirely enclosed pinch pots are comprised of a variety of clays and glazes. Opposite: Evelyn Carr-White in her second-floor office space. Carr-White studied theater, paints, designs jewelry, throws pottery, and sings, as well as designing residential spaces. Her own home’s design “has been a la bor of love (and occasional frustration) for almost five years,” she explains. “Because I’m an interior designer by training, I am constantly changing everything around.” 28

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A TOO-COZY CABIN On a hillside facing east over the pond, the land included a modest, 1980s log cabin used by the previous owners as a weekend retreat. The twobedroom cabin had a rudimentary kitchen and two small bathrooms, and was centered around a main living area with vaulted cedar ceilings, rough cedar walls, and the original fireplace. “It was darling and smelled amazing,” says Carr-White. It was much smaller quarters than they were used to, but, even so, they bought the property in 2015 and moved in. “It was very, very cozy,” says Carr-White, but after a few months it became evident that the family of four was “going to need a bigger boat.” They needed to expand, but the property they’d fallen for came with its own particular challenge. The cabin’s proximity to the protected pond, and an adjacent vernal bog—which was already home to an established ecosystem and a community of woodland frogs—necessarily limited its size as well as the location and load of both the septic and well. “We needed to stay as close to the original footprint as possible,” explains Carr-White.


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OLD FLOWS INTO NEW To find a solution that would serve the family’s needs and sit easily within the landscape they loved, the couple hired architect Juhee Lee-Hartford and River Architects in Cold Spring. Situated at the southern end of the structure, the home’s small kitchen needed a complete overhaul. It was also the ideal spot for a passive solar addition that would expand the home to 2,800 square feet while working within the bounds of the existing footprint. The passive solar design would work within the bounds of the home’s solar “footprint” as well, utilizing the angle of the sun’s daily and seasonal track to infuse the formerly dark interior with much-needed natural light. Completed in 2016, the new wing has a decidedly contemporary edge. The soaring roofline, angled to the east, allows for three banks of insulated, tilt-and-turn windows to capture not only the light and warmth of the morning sun, but also unobstructed views of the pond. The south-facing glass entrance—trimmed with a pop of yellow to contrast the dark gray and cream exterior siding—has a bank of four floorto-ceiling windows. By almost entirely removing the wall between the kitchen and living room and bumping out the kitchen’s footprint slightly to the east, the now predominantly open space flows easily between old construction and new.

Left: The second-floor master suite includes a luxurious, westfacing master bathroom. “It’s a little maximalist, but I like a maximalist bathroom,” Carr-White explains. Above the free-standing tub she installed a Roll & Hill chandelier. Both master suite and downstairs bathrooms include original iron and glass shower structures custom created by iron artist Sean Breault of Beacon. Right: Carr-White commissioned her youngest son to give the downstairs bathroom a distinct, whimsical flair. “He did it as an early COVID project,” she says. “I told him ‘go to town’ and he painted the graffiti.” New York-based artist Derek Buckner created the painting reflected in the vanity mirror.


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A MAXIMALIST BATHROOM Downstairs, the precise design allows sunlight to flood through the entrance hall, into the adjacent kitchen and dining area, and even reach into the original living area beyond. Upstairs, rows of east-facing windows infuse the master suite with light, and two glass doors lead to an open deck above the newly created dining area below. Above the southern entranceway, Carr-White has an office with a row of south-facing picture windows. Along the western edge of the master suite, a maximalist bathroom enjoys views of the wooded slope behind the house. “The bathroom is my oasis,” explains Carr-White of the lavish space. To add drama, she hung a Roll + Hill chandelier above the oversized bathtub and installed matching fixtures alongside the vanity. She commissioned Beacon-based set designer and artist Sean Breault to create a custom ironand-glass shower for the corner of the room, as well as additional structures in the downstairs bathrooms. After the addition was completed, Carr-White was faced with the problem of blending both the stark, modernist wing and charming cabin into one coherent design. “Marrying the two together in a way that didn’t look like Frankenstein’s monster was my next big challenge,” she says. For the answer, she looked outward—to the pond and wetland landscape that had originally beckoned the family. “For this house, the views and location are everything,” she explains. “I tried to highlight the conversation between the interior and exterior in terms of palette and textures, heighten it a bit.” The first-floor addition is laid with slate tiles throughout and centered around a partially open walnut staircase leading to the master suite above, as well as a newly expanded basement den below. Carr-White became so enamored by a slate of rainforest green marble she found at a local vendor that she designed the entire kitchen around it. Utilizing the marble to form the top and short ends of a large rectangular island, she then chose a moss green color scheme for the kitchen cabinetry and drawers, and trimmed the island and a wall of open glass shelving with walnut. To harmonize with the home’s new kitchen design, the cabin’s living room required a complete makeover. “I wanted to give the space a more industrial modern, open feel,” she explains. Carr-White painted the woodpaneled walls and vaulted ceilings white, and the room’s ceiling beams and trim a dark grey to match the adjacent slate tiles. She also bleached the original plank floorboards beige. In the center of the room, Carr-White reimagined the fireplace to tie the entire multi-hued space together. She retiled the fireplace mantel with ceramic tiles sourced from Modcraft in Beacon. Finished with a glaze called “Stannic,” the shimmering yet opaque tiles are reminiscent of the pond’s surface, containing and reflecting many of the colors and textures incorporated throughout the surrounding design. “Their color isn’t quite silver and it’s not really gold,” she says of the tile choice. “They are kind of bronzy and there’s a little light green in there, depending on the angle. Instead of sucking in light, they reflect it out.” With both their home’s design, as well as their lives, the family seems to have blended the best of city culture and wildlife, traditional and modern, old and new. White’s husband regularly travels to New York where he’s had multiple plays produced on and off Broadway. (In 2018, Edie Falco and Michael McKean starred in White’s political drama “The True.”) At home, the family spends a bit of each day enjoying the pond. “The kids collect snakes and swim. I paddleboard and my husband fishes,” says Carr-White. “The pond offers a different kind of serene beauty each season.”

Top: One of Carr-White’s abstract oil paintings hangs above a Mid-Century Modern credenza in a hallway. “I’ve always been a huge admirer of the great mid-century abstract painters,” she says of her inspiration for the oil on canvas work completed in 2018. Bottom: The home’s south-facing entrance has a slate tiled floor, glass doors, and floor-toceiling windows. The walnut balustrade extends between the first and second floors, as well as the basement den, creating a wood screen between the stairwell and entrance.

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By Joan Vos MacDonald Photos by Billy Carpio


ordered by an expanse of protected forest and perched above the rocky outcroppings of Lake Oscawana, the Lake View Hideaway house blends seamlessly into its woodland site. Facing the front door, the layout seems deceptively simple, but the house has a lower floor not directly visible from that vantage point. While the higher floor of the Putnam Valley home is parallel to the topography, the lower floor is tucked neatly into the sloping hillside, oriented to make the most of serene river views below. Because of the staggered hillside construction, the 3,200-square-foot home required some rethinking of traditional room arrangements. The higher floor was designed as more of a public space, ideal for entertaining and featuring a spacious open plan


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with a living/dining/kitchen area, a den, a master bedroom and guest bedroom, plus a long deck for lounging and outdoor dining. The lower floor, laid out for increased privacy, adds two bedrooms, a family room, and a fitness room/play area for children, complete with kid-size climbing ropes. “Often, when you set out to design a house to fit the terrain, you need to get over some of the prejudices about space and where rooms belong, because in this case it gave us an ideal entertaining floor, a floor that is open and clear so the view from side to side is open,” says architect James Copeland, the founder of Garrison-based Hudson Design. “It also allows you to put bedrooms down where they have their own private access to the outdoors. It’s a little quieter. In this case, being set into the terrain, those lower rooms can have their own private views.”

Above: East elevation with insulated glass panels set in extruded frames afford panoramic views of the wooded shoreline and stone outcroppings. Exterior terraces provide a meandering route to the swimming/boating areas and opportunities for entertaining around a firepit. Opposite, from top: A ceiling-high fireplace, constructed from a specialty plaster with a graphite finish, is the living room’s focal point. The Great Room is a celebration of the woodlands with tall views up into the surrounding canopy, natural finished wood ceiling, and a stone-like porcelain floor tile. A collection of carved wood and leather furnishings complete the look.

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West elevation shows the transparent public areas of the main floor plan. Deep roof overhangs protect the front and side entrances while providing added shade from afternoon sun.

In the kitchen, open shelves cross whitetiled walls, visually enlarging the space, with necessary cabinetry cleverly tucked under eye level in a work island.

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The master bedroom ocupies the most serene corner of the house.

RADIANT DESIGN Copeland’s ability to playfully reimagine space might stem from time spent as a child playing in a larger-than-usual sandbox crafted by a father who worked in the lumber business. He didn’t have the usual six-foot square, but a sandbox built with 16-foot pieces of timber. “On the weekend, we would start at one end of the sandbox and we didn’t build just castles; we built civilizations.” Once those play civilizations were leveled, construction would begin again. Early in his career as an architect, Copeland fine-tuned his knowledge of sustainable practices while working with Randy Croxton, a pioneer in environmental architectural design. Copeland managed domestic corporate and branch renovations for Shearson Lehman Brothers, and American Express, then led the design team and managed project documentation for the landmark world headquarters of Saatchi & Saatchi Compton. It was exciting work, but living in Manhattan was not conducive to family life. So 25 years ago Copeland moved his family to the Hudson Valley, buying a house once owned by Richard Upjohn, founder of the American Institute of Architects. He founded Hudson Design to offer architecture, planning, construction management, and interior design. Copeland used his keen sense of green design when creating the Lake View Hideaway (completed in 2018), choosing exterior materials that not only harmonize with the

surroundings, but have minimal impact on the environment. More than half of the home’s exterior walls are glass, which is recyclable. “There’s glass, there’s species of wood in the teak family that do particularly well in this environment,” says Copeland. “Bugs don’t like to eat them and they are pretty dense. Those were used for the outdoors, so, we could lower the amount of maintenance for the house.” Lustrous teak boards line the underside of the roof’s extensions, which shade both the home’s front entry and rear deck, as well as lining the ceilings in several interior rooms. Finished aluminum panels provide the brilliant summer-sky blue seen on the side of the house, a low maintenance colorfast solution that precludes having to frequently paint. Such panels have the 40-to-70-year life expectancy of a metal roof. While glass walls help make the house seem as ephemeral as an aerie, glass can lose heat, so the architect compensated by adding extra insulation. “We used a SIPS (structural insulated panel) roofing system that is a particularly efficient use of foam insulation. The roof profile is almost entirely rigid foam,” says Copeland. He also mitigated the cold by installing radiant heat, doubling up coils around the perimeter, which allows for the perception of warmth even when standing by vast windows. “Radiant heat floors are really the best, as opposed to something like forced air that comes on and goes off. This gives you a much more regulated, more natural feeling.”

upstate HOUSE

| SPRING 2021 • 39

The master bath features floor-to-ceiling windows with a secluded view.

A rectangular ceiling-high fireplace, constructed from a specialty plaster with a graphite finish, provides another source of warmth and a design focal point in the living room, with the same finish used in the stairwell. The home’s minimalist furnishings—in a palette of orange, blue, gold, and taupe—provide splashes of color against such natural materials as stone, pale wood, metal, and glass. In the kitchen, open shelves cross white-tiled walls, visually enlarging the space, with necessary cabinetry cleverly tucked under eye level in a work island. Copeland designed the interior in collaboration with his clients. “It was a great collaboration in finding products that fit, but also taking some aesthetic risks where we thought it was worthwhile,” says Copeland. EXPRESS YOURSELF The family that now lives in the Lake View Hideaway was the third family who wanted to build on the desirable lakeside plot, and Copeland worked with each family in succession. As the families’ plans changed, leading to design commissions twice being cancelled, house plans continued to evolve. Each new family had different priorities. Because the current homeowners have two children and like to entertain, the design grew from a two-bedroom house into a three-plus-bedroom house with a number of rooms that can double as weekend accommodations for guests. To build the house, Copeland worked with general contractor Kevin Heady of Heady Carpentry in Cold Spring


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and used materials from Dains Lumber in Peekskill. A benefit to building in the region is access to talented craftspeople, says Copeland. “One of the real blessings of working in this part of the Hudson Valley is being able to utilize local craftsmen. We have some excellent carpenters, masons, electricians, plumbers, tradespeople who live in the Hudson Valley, because they enjoy the lifestyle and they enjoy perfecting their work.” Copeland often gets comments about the variety of houses his firm designs. “The reason is that none of our clients are alike,” says Copeland. “They’re all very different. We made it one of our tenets that we are not trying to impose our sense of style. We want to help our clients express themselves in a beautiful way. We spend a good bit of time finding out about their lifestyle, finding out what their preferences are, because we want the designs to really fit them. There’s a certain bespoke technique in architecture, where people begin to feel and take on a space and environment and make it their own. We like being a part of that.” According to Copeland, his most successful projects begin with learning what matters most to the prospective homeowner. The owners of the Lake View Hideaway very much wanted a home that would provide refuge from their hectic city life. Almost hidden amid mountain laurel and angled to maximize a placid lake view, their new home offers just such a restorative retreat.



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In certain parts of the world, where things have gotten industrialized and more sedentary, we’ve settled into a bit of a pattern: Humans have always been ingenious at creating shelter from local materials to meet their local needs...

Country / Suburban House

City House

Like our earlier structures, these houses worked pretty well at addressing our primary needs for shelter...

...keeping out the rain and snow...

...and they were still made of only a few materials... Block Brick




...the wind and cold...

...the sun and heat... Later, when home air conditioning became common, this loss worked in reverse...

In most circumstances, everything worked well enough. But there were issues...

This required burning a lot of extra fuel, which is wasteful, expensive,

...most importantly, wind and cold got inside too easily, and precious heat got out...

and has long term negative effects on air quality and the environment.

Of course, steps were taken along the way to try and address these problems...

...And as most early cooling equipment was inefficient, much of its energy input was wasted.

Given all the negative effects from a poorly built house - everything from climate change, local economic loss, and wasted energy to unhealthy mold and just plain discomfort, people have been developing strategies to do better for some time...

Insulation inside walls & roofs Socks stuffed in drafty windows Duct tape and caulk in cracks and gaps in windows & walls

...Several of them thought about solving the problem like this...what if we built a house in such a way that it would do what a good house is supposed to: provide comfortable, healthy, energy efficient shelter just by “sitting there” would be a PASSIVE house ! THERE ARE 5 CONNECTED PRINCIPLES THAT MAKE A PASSIVE HOUSE...

Meticulous air sealing of the entire building envelope so thermal energy is not lost with air leaking in or out.

Super insulation of the entire building envelope.

Well-built thermally isolated, triple pane windows - these work together with #2 and they must be installed carefully to satisfy #1...

Thermal Bridge Free Construction

24/7 fresh air ventilation with up to 90% heat energy recovery

Heat travels in or out through the thermal envelope created by 1,2, & 3. Before



... And building orientation to maximize solar heat gain in the cold and shade in the heat.

Thermally broken

(OK, this is the only one that’s not strictly passive, but it doesn’t take much and is absolutely necessary)

Thermal bridge free



During winter... summer reversed



The integrated application of these 5 principles in a building structure creates a Passive House - the most comfortable, healthy, and wonderful indoor environment with continuous fresh air, stable temperatures, and amazing heating and cooling energy savings for an ideal living experience !

We are a Certified Passive House Architecture Studio dedicated to the happiness and well-being of EVERYONE through the joy of shaping our built environment to promote a climate positive future for a healthier habitat for all to enjoy! Sharing our multi-discplinary approach to achieving this goal, we welcome you to visit us at:


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A diagram of Gallatin Passive House, a 3,500-square-foot net-zero-energy home connected to a restored 18th-century barn designed and built by North River Design Build of Stone Ridge. Details on page 46.

The passive house construction standard is the most rigorous, energy-efficient set of performance-based building technologies currently available. And interest in these resilient, healthy, comfortable, and ecofriendly homes is rising. The Passive House concept—which can reduce heating and cooling energy consumption of buildings by up to 90 percent—represents today’s most compelling option for counteracting climate change in the built environment. Upstate House’s Passive House Guide highlights the innovations of Passive House technology, pairing regional examples of passive house construction and local experts with leading-edge architecture and building techniques.









A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •



The duplex home on Main Street in Valatie is a certified Passive House and a collaborative effort between many Passive House professionals in the Hudson Valley. Orchestrated by Columbia County Habitat for Humanity, the list of volunteers includes BarlisWedlick Architects, RAPP Construction Management, the Levy Partnership, Proctor O’Leary Engineers, and Northeast Projects.

Pushing the (Building) Envelope A Passive House Primer BY ELISSAVETA M. BRANDON


assive House is one of the most stringent building standards for energy efficiency in the world. Defined by an air-tight envelope, continuous insulation, and triple-pane windows that reduce, or eliminate, the need for heating and cooling, the passive house standard surpasses other standards like LEED or Energy Star in its fight for energy efficiency. Per the International Passive House Association, a passive house uses 90 percent less energy for heating and cooling than other code-compliant buildings in the same climate. Combined with balanced ventilation, it provides a comfortable indoor space even in extreme weather. As a result, a Passive House allows for drastic energy savings. It is also an opportunity to end our dependence on fossil fuels and reduce our carbon footprint; in addition, it allows us to electrify our buildings which are more compatible with renewable energy—this is the decarbonized energy grid. As for the name: It uses little to no energy, therefore it is passive. There are two narratives retracing the story of the passive house. Some say it was invented in the United States, others say it started in Germany. Depending on how you approach it, both are right. In 1976, a group at the University of Illinois developed a design called the “Lo-Cal” house—a play on low calorie, or low energy. Designed

to achieve an uninterrupted, high level of R30 insulation—a measure of resistance to heat that varies from one material to another—the Lo-Cal house reduced heat transfer by adding insulation between two adjacent stud walls. This was the start of the “superinsulated” house defined by high insulation levels all around the building envelope. A year later, the Saskatchewan Conservation House was born, this time with R40 walls, an R60 roof, triple pane windows, and an airtight envelope. Across the Atlantic and in the late `80s, German physicist Wolfgang Feist took those ideas and created the Passivhaus program. Dr. Feist set out to standardize the practices by turning to practical issues of heating systems, heat distribution, windows, roofs and ventilation systems, all which were quantified to form a clear set of targets with little room for ambiguity. In 1991, the first such Passive House—a multifamily house where Dr. Feist lived with his family— opened in Darmstadt Kranichstein, Germany. Since then, Passive Houses have emerged all over the world. In 2003, the Smith House—in Urbana, Illinois’s cold and humid climate—became the first passive house in the United States, courtesy of architect Katrin Klingenberg, who went on to create the Passive House Institute US (PHIUS) in 2007.

A separate entity from the Passivhaus Institute in Germany, PHIUS—a nonprofit organization— is now the leading passive building standard institute in North America. Its PHIUS+ Certification Program is the only passive building certification that combines a thorough passive house design verification protocol with a stringent Quality Assurance/Quality Control program. In other words, it is a metric that ensures the quality of a building’s energy savings. After a slow start, Passive Houses have grown exponentially over the past few years. In 2010, in the Hudson Valley, Hudson Passive Project became the first passive house to be certified in New York State, to a design by BarlisWedlick Architects in partnership with the Levy Partnership and NYSERDA. Since then, a number of sustainabilitydriven architects, developers, and builders have been leading the way in green building with a plethora of passive houses along the valley. Stephanie Bassler and Peter Reynolds cofounded North River Architects in late 2009. Coming up from New York City, Bassler had moved upstate three years prior, committed to improving her skillset in energy design. Bassler became a certified Passive House consultant over the course of the firm’s first foray into passive houses: the Women’s Leadership Center at the Rhinebeck’s Continued on page 46


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Principles of Passive House The Passive House energy and building standard encompasses features which lead to durable, comfortable, low-energy use buildings. It is applicable to residences, apartments, and commercial buildings of all types.

Illustration by


Continuous insulation around the entire building reduces energy demands and increases comfort. The amount of insulation is climateand-building-specific and can be achieved with many different materials and wall systems. It must be free from significant thermal bridging which is a highly conductive “path” for heat transfer in a detail of a building such as the edge of the foundation slab. Because of the increased ability to retain heat through the building envelope (or block it in warm weather), the size of the heating/cooling system is significantly simplified and reduced.


Depending on the project, the site conditions and the specific design goals, a wide range of window types and performance ranges can be used to achieve Passive House performance and certification. For single-family residential homes in the Hudson Valley (climate zones 4a, 5a, and 6a). Triple-pane windows are usually necessary. In addition to better insulated glass, Passive House-approved windows reduce drafts through improved air-tightness when pulled closed.

Most homes do not have a system for delivering fresh air for healthy living. We have relied on air leaks at gaps that allow outdoor air to move in or out, such as leaky windows and doors, recessed lights and other openings, and where the house meets the foundation. These unintentional gaps also allow moisture movement, are a pathway for bugs and rodents, and introduce dust. Fans have been used in bathrooms and in kitchen exhaust hoods, but in order for air to be removed, there must be a source of air to replace it, called make-up air. A large kitchen exhaust hood may even require opening a window to operate properly. Make-up air is at ambient temperature, generally colder or hotter than we desire. Instead, passive buildings use heat recovery ventilation systems (HRV), or, more commonly, energy recovery ventilation (ERV). In an ERV, exhaust air is replaced with outside air, but the heat and moisture of the air leaving the building pre-conditions the incoming air. The result is fresh indoor air with only a minimal energy penalty. The incoming air is filtered, so if the windows stay closed the home will be surprisingly dust-free. If you prefer, you can open windows in a Passive House.




The exterior of a building is referred to as the building “envelope.” The building envelope is extremely airtight, preventing infiltration of outside air and loss of conditioned air. A small change in the air-tightness of a building makes a big difference and it’s accounted for from the beginning of a project. Each detail is designed to maintain the airtight boundary continuously around the entire building and a blower-door test (a calibrated fan that measures air-tightness) verifies it at the end. While the current building code already requires air-tightness verification, the Passive House standard is far more stringent.

Principles like “solar management” and “thermal storage” might come up on an internet search about Passive House. These are concepts that are essential to passive solar design, which appears similar to Passive House designbut is distinctly different. While these two lowenergy building systems use building energy balance equations to reduce overall electrical consumption, Passive Solar relies heavily on maximizing solar gain often with attached greenhouses and often storing heat with massive quantities of stone or water. While these methods can be applied to maximize the energy performance of a Passive House, they are not essential properties. A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •



Omega Institute. In 2017, the firm also completed its first residential Passive House in Accord—a simple yet flexible structure inspired by the region’s quintessential barn architecture. For Bassler, the incentive for individuals to get onboard with the Passive House standard is lower in the US because energy is cheaper here than in Europe. For the most part, systems like tripleglazed windows—a Passive House staple—remain imported, and electric heat pumps have only been adopted significantly in the last five or six years. “Our aim in propagating this method and teaching this construction method is also about broadening the market,” she says. Bassler’s efforts to make Passive Houses more accessible come after decades of it being associated with single-family homes and upscale living. But the Passive House standard isn’t limited to homes. It isn’t limited to new buildings, either. Any building can be retrofitted to Passive House standards, regardless of form, scale, or even architectural style. In June last year, a multifamily building, designated to low-income residents, opened its doors in the City of Newburgh. Led by Michael Robinson of Urban Myth Construction, with John Loercher of Northeast Projects, the historic townhouse on North Miller Street was retrofitted to Passive House standards, with 800-square-foot apartments designed to keep utility costs close to zero year-round. Robinson was inspired by Tim McDonald, an architect and builder known for his work with 46

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multi-family passive houses in Philadelphia. “People think Passive House is for the wealthy, but by the same token, it’s one of those things that amortizes into nothing,” he says. Robinson is now working on a single-family house in Cape Cod. He’s building it to Passive House standards, but it won’t be certified. “A lot of people don’t certify because it costs in the vicinity of $10,000 after all is said and done,” he says, though the cost of certification varies on location and availability of incentives. For a house to be certified, it needs to go through a number of rigorous tests to ensure the Passive House metrics have been met—like a blower test that measures air leakage in the building shell, which must be virtually airtight. “You know the house works,” he says. “It’s been put through the modeling rigors that a home should be put through.” The Passive House standard is growing, and with it, a network of green energy consultants is growing. Michelle Tinner is one of them. A senior project manager at Sustainable Comfort and president of the Passive House Alliance Hudson Valley chapter, her mission is to help Passive House enter mainstream building standards. “The level of interest from project teams to pursue Passive House has grown exponentially over the last two to three years,” says Tinner, for whom drivers for adoption abound. “Some developers are mission driven,” she says. “We need to clean the grid and get away from fossil fuels. Passive House provides a logical solution by reducing the overall energy demand.”

Gallatin Passive House demonstrates essential features of a Passive House: airtight construction, continuous insulation, and triple-pane windows and exterior doors. The fresh air ventilation system, a required feature of Passive House design, uses porch roofs to conceal intake and exhaust. Cantilever design elements and attached porches provide shading for control of solar gain. The design team sought to create innovative building forms and sheltered outdoor living spaces, and was able to do so with energy-efficient Passive House detailing.

For the general consumer, some challenges— mostly around construction costs—remain. Per PHIUS, a passive house typically costs about 5 to 10 percent more than a conventional home, with larger, multi-family buildings only costing up to three percent more than a building built to an Energy Star baseline. Even so, more and more manufacturers are starting to produce tripleglazed windows in the US, and building materials are slowly getting cheaper. “Yes, it can cost more, but there’s a perception shift needed to think about lifetime cost,” she says. In the certified CreekView Apartment Development—an affordable housing community that opened in 2019, in the Finger Lakes city of Canandaigua—most units are all-electric and the buildings are effectively air-tight, saving on heating and cooling costs. Passive House, then, is emerging as a hopeful tool for energy restorative justice. It can give people energy equity and bring lowincome populations, like those in CreekView and like the North Miller residents in Newburgh, out of energy poverty. Ultimately, a Passive House is about an extremely comfortable lived experience. As Robinson describes it: “It’s a dwelling that even without power, or the assistance of generated electricity, can sustain itself. But more to the point, the way people should be talking about Passive House, is it’s the most comfortable and potentially the most affordable house that you will ever live in.”


The Woodstock Passive House, constructed by Greenspring Building Systems and certified in 2016, was the second Passive House in the US to be built with autoclaved aerated concrete, a lightweight, highly insulating, fire-resistant, insect-resistant, mold-resistant building material. Photo by Nicholas Doyle

Benefits of Passive House Construction LONG-TERM COST SAVINGS

About Passive House Alliance– Hudson Valley Passive House Alliance–Hudson Valley (PHAHV) is the exclusive local chapter of the nonprofit Passive House Alliance US (PHAUS) in the Northeast region. It provides a robust membership-based network with members throughout North America and provides training, resources, marketing, and advocacy support to its members throughout New York, New Jersey, Connecticut, Pennsylvania, and New England. The climate-specific Passive House standard developed and refined by the Passive House Institute US (PHIUS) is proven to cost-optimize Passive House performance in all seven climate zones found throughout the United States. Our mission is to contribute positively to a lowcarbon future through education, training and advocacy for the Passive House standard and make it the mainstream standard of building in the Hudson Valley and beyond. We are inclusive of all professionals engaged in the design, construction, and testing of high-performance buildings and we value the contributions of each individual. We create a culture of collaboration and sharing throughout our membership base and collectively contribute to the advancement of the Passive House building methods through our work. Local Hudson Valley Passive House-certified consultants, builders, and verifiers can be located on our website:

Even as building energy codes require higher insulation levels and greater airtightness, the Passive House standard provides a 40 percent to 90 percent reduction in energy consumption when compared to a code-built home. This directly translates into smaller mechanical equipment (cost savings) and much smaller energy bills, if any at all. Passive House paired with renewables is a clear path to net-zero energy or net positive, where excess electricity can be sold back to the power grid.


Less energy use translates directly to less carbon emitted into the earth’s atmosphere. According to the AIA Architecture 2030 plan, the building sector accounts for roughly 40 percent of our total global carbon emissions. Irreparable climate disaster is in our not-so-distant future if we cannot put a cap on carbon emissions. Passive House is the best way to achieve those goals.


In the old way of building, we created a leaky building envelope and then oversized our heating equipment. When the building envelope is sealed and superinsulated the movement of water vapor can no longer have a direct avenue to dry out and can cause serious durability issues. Passive House is based on good building science and all assemblies, windows and mechanical systems are verified to be free from condensation risk.


Thermal comfort is determined by the surface temperature of a surface. If it is within seven degrees of the living area, most people will find that to be very comfortable. Every interior surface in a Passive House is verified to fall within this comfort criteria— even the glass of the windows. This results in more comfortable usable floor area and more even temperature distribution throughout the entire building. At the same time, humidity levels remain within a comfortable range.


A requirement for Passive House certification is a balanced ventilation system. These systems, known as HRVs or ERVs (heat/energy recovery ventilators) bring fresh air in from the outside, move it throughout the house, and then expel the stale air to the outside. In the process, the air is filtered with a MERV 13 filter (minimum requirement) which has proven to drastically reduce allergens and other particulates from the air we breathe. With the EPA’s Indoor airPLUS program as a prerequisite for Passive House certification, the topmost air quality is guaranteed through material selection (VOC control), radon mitigation, and mold control. Occupants of Passive Houses often experience less respiratory issues including allergies and asthma.


A prerequisite for Passive House certification is the Department of Energy’s Zero Energy Ready Home program. Whether renewable energy is immediately installed on the project or not, it is engineered for the smallest energy demand possible so that net-zero energy consumption can easily be achieved.

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •


Photo by: Nils Schlebusch






passive house

+ net zero homes

paul a. castrucci architects housing | adaptive reuse | commercial | cultural | passive house | landscape

Recognized leaders in high-efficiency building design Bethany Affordable Housing Modular Construction

Passive House solar array will produce 80% of energy use | 212.254.7060 | Kingston/NYC


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North Miller Passive Multi-family in Newburgh is a NYSERDA Buildings of Excellence award winner and as such received incentives to increase it’s energy performance to the Passive House standard. In addition, it received NYSERDA funding through the Low-Rise New Construction Program.

Passive House Incentives

To assist homeowners and builders in their transitions to Certified Passive House buildings, the New York State Energy Research and Development Authority (NYSERDA) offers a range of incentivebased programs. In support of Governor Cuomo’s climate and clean energy goals, NYSERDA provides incentives for the construction of several levels of highly efficient and carbon-neutral buildings, including those which assist in the adoption of Passive House standards. For example, as part of NYSERDA’s Buildings of Excellence Design competition, which recognizes and awards the design, construction, and operation of very low-carbon and carbon-neutral multifamily buildings, 18 of the 28 projects awarded in Round 1 have committed to achieving passive house certification. (For a full list of the Buildings of Excellence Round 1 winners, including project renderings and technical details, visit NYSERDA’s ongoing related incentive programs include its Bulk Energy Storage Incentive Program, which provides financial support for new energy storage systems over five megawatts of power measured in alternating current that provide wholesale market energy, ancillary services, and/or capacity services. The Charge Ready NY program provides $4,000 per installed electric vehicle (EV) charging port to applicants who purchase and install qualified Level 2 EV charging equipment at New York State locations. The New Construction—Housing program aims to accelerate the design, development, and construction of reduced or zero-carbonemitting buildings, reducing their energy consumption and per capita carbon emissions while increasing passive survivability and climate change resilience. It offers financial incentives and technical support for new construction or gut rehabilitation of residential and mixed-use buildings. For additional information on these and other newly added programs, visit New York State’s Homes and Community Renewal wing also recognizes the value of Passive House levels of performance, and in certain circumstances awards additional consideration in some of their award solicitations. Specifics and further information can be found at

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •



Fertile Ground

A Historic Barn Serves as the Seed of a Columbia County Passive House BY PETER AARON


ordering Massachusetts is the Columbia County town of Ancram, which lies just 18 minutes southeast of the county seat of Hudson. Although the rural area’s most famous product is the massive chain its iron works forged to blockade the British fleet on the Hudson River during the Revolutionary War, it was agriculture that was Ancram’s main source of commerce for centuries. Its early immigrant residents were mostly Scottish farmers who arrived in the 1740s to grow other crops; dairy farming arose with the advent of the railroad, which allowed fresh milk to go to New York and other markets. Many of the historic barns that embody the county’s agricultural traditions can still be seen dotting its landscape. And one of them, built in the mid-19th century and saved from collapse, became the outbuilding of—and architectural inspiration for—Fox Hall, a gorgeous Passive House built by the award-winning firm of BarlisWedlick. “[The barn] was brought in from a nearby farm,” says BarlisWedlick’s cofounder and principal architect, Alan Barlis, about the antiquated edifice, which now serves as a garage and guest house with a Passive-designed studio apartment. “About 15 to 20 percent of it had to be replaced due to its age, but it was just the right size and shape for the conversion, and it has such great character.” Now wrapped in warm-sunlight-conducting black siding, the ancillary structure features a loft with a 50

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fireman’s pole leading to the downstairs apartment, a woodburning stove, and a rooftop photovoltaic array that provides power for the property. “Being able to reuse an existing building really reduces your carbon footprint,” explains Barlis. “Doing a passive retrofit with the barn was a little more complicated than usual [for older buildings], because it’s small [650 square feet], and smaller buildings don’t leave you much room for a passivecertified envelope. But this one had just enough space inside for us to build this perfect, air-tight little box for the apartment. The client lived there while the main house was being built.” The barn has a Tesla charging station, which was actually how Fox Hall came to be. “The client was living and working in New York and wanted a getaway in Columbia County,” Barlis recalls. “He came to us asking if we could just build him a cabin where he could stay and charge his Tesla on weekends. He found the property and things just started happening from there.” Although the outbuilding was finished in 2012, it would be a bit before the main house was completed. “It took some time to understand the land, how the house would be situated to align with the views and the rest of the geography,” says Barlis. “[The client] wanted a quiet, contemplative, wonderful place where he and his family and friends could stay, and where they could host parties and small musical events and film screenings. But he also really cared

Constructed from structural insulated panels (SIPs) from Vermont Timber Frames and clad in charred cedar siding, the main house also features roof panels from Agway Metals. Opposite, clockwise from top: In the bedroom, a hand-woven macrame panel (done by Sally England) becomes the headboard, and simple bedding maintains a minimalist feel. The builtin wood storage wall is painted Kendall Charcoal by Benjamin Moore in a matte finish, which was used on millwork throughout the house. Isaac brass sconces by Schoolhouse Electric illuminate the room alongside a floor lamp from Crate & Barrel. The custom-made rocker is by Onefortythree in Las Vegas. The barn is designed to be a place for gathering. In the studio apartment on the ground floor, Intus windows are oriented to maximize solar gain. The upper-level windows peppering the barn’s façade are set off by a lipstick red hue. Inside the barn, a wood burning stove heats the space. Forty-eight solar panels on the barn’s roof collect and store electricity in a battery back-up panel. The living, dining, and bedroom areas feature an open plan but can be separated by a rising steel wall that emerges from the bedroom floor via the turn of a crank. A mix of vintage and reproduction furniture, such as the dining table and Danish modern chairs and a shaker-style bench by Ilse Crawford for De La Espada, grace the space.

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •


The main bathroom features a 68-inch-long Signature Hardware cast-iron tub cradled by a base of the same Eastern white pine used for the timbers. Underfoot are Cube concrete floor tiles from Mosaic House and the subway tiles are Daltile’s Rittenhouse Squares in a running bond pattern. The stone details are made of honed Montclair Danby marble. The Twist stool is from Classic Country.

A kitchen island with a concrete surface from Get Real Surfaces is illuminated by a custom Stickbulb LED lamp above. The timber beams overhead are finished with LifeTime Wood Treatment, a stain made from plant extracts and minerals.


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about being as off-the-grid as possible, about having net-zero solar and really healthy interior air quality. That meant we could really push the design to focus on it being as passive as possible.” Construction on the main site began in 2014 and took approximately one year. But it was certainly worth the wait. The 1,800-square-foot, Passive House-certified home is a stunning, sun-filled merger of clean contemporary and timelessly rustic design. Built partially into the earth for added insulation, constructed using structural insulated Vermont timber frame panels, and clad in traditional Japanese shou sugi ban charred cedar, Fox Hall aesthetically references the adjacent barn. Its airy interior features built-in storage and an open-plan living room/bedroom space that can be divided by a hand-cranked wall that rises from within the master suite’s elevated platform. A state-of-the-art PowerWise energy monitoring system allows BarlisWedlick to continuously track and compile analysis stats that can be used to adjust operations for optimally efficient energy usage and climate control. The green-roofed garage portion, covered in insulating native plantings, echoes the sod houses of frontier farmers and more recent Earthship designs, while the natural swimming pool—the first in New York State—utilizes water gardens for all of its necessary filtration. Perhaps the most eye-catching section of the design, though, is the three-story, cedar-framed tower that’s connected to the main house via a wooden foot bridge. In addition to a sauna, the tower boasts a secondlevel seating and dining area and third level with a swing. “It’s a really resilient, long-lasting house,” says Barlis about Fox Hall. “Fifty or a hundred years from now, I feel, people will still appreciate the craft and timeless methods of living with the land used to build it.”

Photo by Brad Dickson


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Passive House : (845) 265-2254 : @ riverarchitects



A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •



Built Back Better

A Cold Spring Home Gets a Retrofit Rebirth BY PETER AARON PHOTOS BY BRAD DIXON


t’s very comfortable and highly personal, maybe a little eccentric,” says James Hartford of Cold Spring’s River Architects about North Street House, the local home he and his firm revitalized in 2013 using an innovative passive house retrofit design. “The combination of the house and the land it’s on, which is directly adjacent to both the village and [riverfront] Dockside Park and has incredible views of the nearby mountains, makes it completely one-of-a-kind as a Hudson Valley property. It’s not hidden away in the woods somewhere, like a lot of newer local passive houses are. It’s accessible.” Although North Street House’s close riverside access brought disastrous flooding to the structure when Hurricane Sandy struck in 2012, in phoenixlike fashion that same calamity has also helped to see it reincarnated as a newer, safer, stronger, greener, and all-around better home. “The greenest buildings of all are those that already exist,” says Hartford. “To tear down a building and put the old concrete and other materials into landfill and then


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build an entirely new building on the same site— and use all the energy it takes to do that—takes up far more resources than when you’re able to work with a building that’s already there. Although the client was focused on refurbishing the house when she approached Hartford’s team, going Passive wasn’t part of the original plan. In fact, it wasn’t officially even part of the services that River Architects were offering then. “At that time, nobody in the general public really knew about Passive House design,” Hartford remembers. “But I had just taken Passive House training. And when I explained to her how passive design worked, how it would bring her energy bills down to, essentially, nothing while making the house a far healthier place to live in and reducing its carbon footprint, her only question was ‘Why do it any other way?’” “Besides being severely damaged and needing to be cleaned up—there’d been several feet of water in the ground floor from the hurricane—the house was constructed in the 1970s using inferior architecture,” explains Hartford. “But while

Above: The North Street Passive House marks the entrance to a riverside park, looking directly onto the Hudson River and across to Crow’s Nest and Storm King Mountain. The earthy tones of the yaki sugi wood siding and the patinaed zinc metal roof soften the modern edges of the exterior. Opposite, from top: The raised deck provides great views and privacy from the public park, and steps into the rocky hillside behind for a soft, natural edge. Wood screens from Bali blend in with the charred local hemlock siding. Walnut paneling and floors, and walnut slats that span from floor to floor screen the open tread stairs, giving the house an open, spacious feeling. A mix of antique and Mid-Century lighting, Asian antiques, and an industrial-grade stainless steel kitchen made in the Bowery create an assemblage of contrasts.

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •


To Retrofit or Not to Retrofit?

The top floor balcony opens up to the view from the upstairs sitting area, creating a private outdoor room that looks out toward West Point, the river, and mountains beyond. The oversized, triple-pane windows are composed of low-iron glass, giving a crystal-clear view.

keeping the original two-by-four frame, we were able to raise the ground floor [essentially a walk-out basement] and insert a 15-inch layer of reclaimed foam insulation into the existing foundation. That helped to eliminate thermal bridges and raised the ceiling height on the ground floor. We also added places to install floodgates to protect it from future storms.” Airtight construction techniques and additional, passive-complaint cellulose insulation and wall-thickening Larsen trusses were installed throughout the house, and high-quality performance windows were added. For the upgrade, Hartford and the client chose highly efficient new HVAC systems: a mini-split heating and cooling system and an ERV (energy recovery ventilation) system, which pushes out stale air while constantly pulling in fresh, filtered air that’s free of dust, pollen, pollutants, and other irritants and allergens. “It’s actually even better air than the air outside the house,” says Hartford. “Pollen is certainly a big issue for a lot of people in the Hudson Valley, and with the new system the difference with that is dramatic.” Dramatic to the eye, though, is the additional floor and new roofline that the rebuild brought to the house, which had been a modest two-story structure. “The original design had a pitched roof, but we were able to add a third floor with a slightly inclined roof.” Atop the new roof, which is covered in dark, selfregenerating natural zinc, is an 8kW solar array that powers the completed PHIUS-certified home and renders it completely energy neutral. “The house essentially has no energy costs other than the basic connection charge from Central Hudson,” Hartford says, stressing that no fossil fuels are required for the home’s operation. “And if the outside utilities ever do kick off, the temperature inside doesn’t really change.” Along with the walnut plywood flooring and other interior details, what contributes to the house’s distinctive look is the rustic, locally harvested hemlock siding, which was treated using the Japanese shou sugi ban charring method. Not only has the client been delighted with her family’s reborn, effortlessly comfortable new home, but River Architects are becoming progressively known as a go-to firm for other area clients who are interested in passive modification of existing properties or new Passive-certified constructions. Hartford mentions the Seminary Hill Cidery’s 6,800-square-foot, two-story cider production facility and tasting room in Callicoon, which recently received its PHIUS certification. “Although the pandemic has of course been difficult on all of us, it’s also affected the attention being paid to passive design in a positive way,” he observes. “The Hudson Valley has been exploding with the demand for new housing, and increasingly people are looking toward Passive technology for their homes.” 56

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Choosing between retrofitting an existing structure with technology and methods that allows it to meet Passive House standards and building an entirely new, Passive House-certified home from the ground up is certainly a major decision. But which one is best for you? “Passive House renovation or construction is a comprehensive process,” says Courtney Moriarta, the director of NYSERDA’s Single-Family Residential team, which works with market-rate single-family home customers. “Significant energy efficiency improvements may be required to achieve passive house levels of performance. But in terms of living in a Passive home, the main advantage is that it’s a very comfortable and healthy environment [when compared to a non-Passive home]. With a Passive House envelope, you don’t have a situation where there are cold walls or leaky windows that make certain rooms colder than others. And with a Passive-certified ventilation system, the air you’re breathing is cleaner [than in a non-Passive home] and really healthy.” Although the construction of an entirely new, designed-frominception, certified Passive House can be the optimal option for those interested in Passive living, that alternative is of course less viable for owners on a budget. Retrofitting an older home, while still a sizeable outlay for many, is usually far less expensive— with other, perhaps more socially impactful, benefits as well. And carbon emission benefits—North Miller Passive Multifamily (retrofit) has 60 percent less embodied carbon than if the same building were built new. According to AIA Architecture 2030, by the year 2035 we’re on track to build 150 billion square feet of new construction and 170 billion square feet will be retrofitted. That’s an important metric to understand if we’re serious about climate change goals. “Generally speaking, it’s more sustainable to retrofit an older home than to build a new one,” says Moriarta. “Seventy percent of the housing stock in New York was built prior to the implementation of energy-efficiency codes, which means there are already many older homes in the state that are leaky and unsealed and can be altered to improve their energy performance and some could meet Passive-certified standards. With a new building, your choice of insulation, windows, heating and cooling systems, and other elements will dictate the design and can be planned to meet Passive House standards.” Thinking of remodeling or aesthetically updating part of your home? Traditional renovations, Moriarta says, often bring with them opportunities for Passive retrofitting. “When you’re remodeling, say, a kitchen or bathroom, often you’ll be opening up areas to get at the plumbing or wiring or removing cabinets or fixtures,” she says. “That makes it easier to go into walls or ceilings to add insulation and bring the envelope up to Passive standards. Oftentimes, additional work is required in older homes, since often there’s asbestos abatement, mold remediation, wiring updates, or structural updates to address, and in older houses it can be challenging to get leakage levels down. Doing the work incrementally, may make it easier to live there during the process versus taking the entire retrofit on at once.” Jeff Eckes of Passive House design/build firm LDR Group advises homeowners who want to use a “one-piece-at-a-time” approach to the upgrading of their home to Passive House standards begin with a certified Passive House consultant from the beginning. “Having a unified plan and design in place to achieve Passive House certification begins with analysis and design by a consultant that’s certified by either PHI or PHIUS. It’s a cost that is well worth the money, even on a tight budget, as it always saves money in the long run.” What resources does Moriarta recommend for those interested in learning more about Passive building and retrofitting? “The Passive House Institute is a great place to start, as is the NYSERDA Energy Audit Program,” she explains. “The audits are free, and the program works with utility partners and contractors to recommend improvements and can assess the potential for a home to adapt to Passive-certified concepts. It’s a really good first step.”;;;



The Architecture of Comfort

For Architect Tapani Talo, Sustainable Spaces Are About Ease of Living


rchitect Tapani Talo has long had a passion for the comfort and stability that sustainable building standards like Passive House provide. It began in 1973, when he was working as a sound engineer for the Rolling Stones during the OPEC oil embargo that cut off supply to the United Kingdom, where he was living. Without reliable access to oil-based heat and hot water, Talo flew back to his native Finland for Christmas just so he could finally get warm. “It was so dramatic that I had to make that kind of trip to be comfortable,” he says. The following year, when he began studying architecture in London with instructors who were beginning to teach about green building technologies, the impact that sustainable architectural practices could have on daily living came full-circle. “Coming from Finland, where everything was comfortable all the time, and living in the UK and going to school in drafty buildings where I had to keep my coat on just to be in class, it all merged,” he says. “I was lucky to be one of the first students taught ‘green’ right from the start.” In the `80s, Talo moved to the US. There, he

worked with renowned New York City architects Edward Larrabee Barnes and Philip Johnson, and honed his skills as a designer and project manager on both US and international projects. Then, in the early `90s, his work with the firm Arup brought the focus of his practice back to sustainability. Around that time, Talo also began work on a brownstone renovation for the CEO of Colgate Palmolive, who requested that Talo design the roof with an insulation value three times higher than code. “He said he did not want to hear airplanes or other noise, nor air conditioning rumbling through the space 24/7,” Talo says. The priority of a stable living environment instantly brought him back to his education in the UK once again. Since the early 2000s, Talo’s firm, which works primarily in New York City, Westchester, Connecticut, Vermont, and the Hudson Valley, has been creating comfortable, healthy spaces that operate at maximum energy efficiency by incorporating the principles of Passive House design. One of his projects, an 8,000-square-foot house in Connecticut that struggled to maintain

consistent temperatures, now easily stays at an enjoyable 72 degrees with one fireplace thanks to his use of Passive House principles in the renovation. And after he renovated his own home to near-Passive House standards, it too was constantly 72 degrees—even during a winter storm that knocked out power for 10 days, which allowed his late wife, who was battling cancer, to remain at home during her final days. “Both of those houses were simply made sensibly,” Talo says. “They use hardly any air conditioning in the summer and need only minor heating during the winter. They provide the kind of comfort not experienced in the common house in the US today.” Talo’s passion for creating enjoyable spaces through sustainable building practices is one of the reasons why the majority of his clients continue to live in the homes he designed for them. “Before they started the project, many expected they’d stay in their homes for two years,” he says. “They end up loving where they are because my designs are meant to be truly livable and carefully fit each client’s interests and needs.”

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •


Join the Conversation

Passive House 101 Pushing the (Building) Envelope

MARCH 25 We’ll be chatting with local experts and builders about principles, benefits, and designs of passive housing, as well as incentives and how to determine if retrofitting your house is the right fit for you.

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The professional members that make up the Passive House Alliance–Hudson Valley are frequently asked whether certification is necessary. As professionals who are leading the charge for Passive House adoption in the Hudson Valley and beyond, we stand by our statement that certification is the only way to guarantee the highest quality of construction, interior living conditions, durability, and cost-effectiveness that Passive House promises. In addition to the benefit to the owner, the certification of projects builds the database which informs improvements to Passive House standards and demonstrates demand to drive policy at all levels of government in fighting climate change.


Assuming the building is already designed to the same specifications and quality of construction by a certified Passive House Consultant or Designer, the additional cost to certify a project is marginal. The Passive House Institute charges a squarefoot-based fee that for single-family residential projects rarely exceeds $2,000. A PHIUS rater is also required to provide on-site verification, but can partially pay for itself through NYSERDA construction incentives. All-in, the additional cost for certification adds less than one percent to the project budget, which is a tremendous value when weighed against the potential risks associated with a non-certified project.


The value that Passive House certification offers is affirmation that the right decisions were made and they were implemented in the correct way. High performance homes that are super-insulated and airtight present a much higher risk of moisture-specific problems in a building, which can lead to poor, uncomfortable air quality, ruin materials, and, at worst, undermine the structural system of the building. Computer simulations, climate data, and third-party testing of design and construction drawings alongside rigorous on-site verification provides the confidence that the best decisions were made, and those decisions benefit the homeowner directly.


Building the knowledge base of certified projects benefits society through sharing information and shaping policy to address the most existential challenge to the planet. Passive House certification is an accepted pathway to meet increasingly stringent building codes, as well as simultaneously achieving RESNETapproved quality assurance/quality control, US Department of Energy Zero Energy Ready Home status, earns EPA Indoor airPLUS label, and includes HERS rating, which is required in an increasing number of communities. Certification of projects builds the database that informs improvements to Passive House standards, and demonstrates demand to drive policy at all levels of government in fighting climate change.


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Understanding the Role of Community Management Companies How to Help Your Co-op, Condo Association, or Homeowner’s Association Thrive


here are many benefits to being a resident of a co-op, condo association, or homeowner’s association (commonly referred to as an HOA). In addition to a sense of community, residents often have access to shared amenities, such as walking trails, a pool, or a playground; the peace of mind that maintenance and landscaping is taken care of; and the security of being able to call on the community’s board to handle any challenges that might arise. Such resources, however, come with the responsibility and stress of managing them, which can quickly take up board members’ valuable time and energy. That’s why many boards are looking to professional managers and management companies to help them successfully carry out the daily duties and responsibilities of the community that they serve. In the Mid-Hudson Valley, Associa New York, a branch of national community and property management company Associa, provides these services to 30 communities in the region, from existing co-ops, condos, and HOAs to new communities in development. “We work closely with board members to develop the right management program for their community that will meet their specific needs, reduce their operating costs, and provide them with the very best service available,” says Associa New York Branch President Dianne Feinstein. For over 40 years, Associa has been an industry leader in providing secure financial services

“It’s our responsibility to listen, focus on detail, and offer leadership to the communities we manage. Everyone who works at Associa New York lives in the region and has a vested interest in seeing the Hudson Valley thrive.” —Dianne Feinstein

and technological solutions to self-managed communities. For instance, Associa’s community management teams use an all-in-one app, TownSq, to provide a secure place to discuss private issues with board members, communicate with the community, manage requests, and more. Additionally, TownSq provides comprehensive financial reporting, allowing boards to easily manage their budgets, offering greater transparency into their income and expenses, and providing secure payments to the community’s many vendors. Associa also provides regular educational opportunities to help boards stay up to date with the latest trends in community and property management, as well as on-demand building and grounds maintenance, consulting for new developments, and insurance services. The decision to transition from a self-managed community to partnering with a community management company is a serious one. Boards who are interested in making the move can start by asking what services they need help with now and how the partnership can enhance the community in the future. “It’s our responsibility to listen, focus on detail, and offer leadership to the communities we manage,” says Feinstein. “Everyone who works at Associa New York lives in the region and has a vested interest in seeing the Hudson Valley thrive.”

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •




A Passion for Passive

Design-Build Firm LDR Group Is Committed to Making Passive House Mainstream


udson Valley-based builder and renovator Jeff Eckes thought he was close to retiring, but then he discovered Passive House. Last year, after almost 40 years in the construction industry as a carpentry contractor and consultant specializing in high-end millwork, Eckes had settled into a semiretired life as a millwork cost estimator and consultant for a firm in Washington, DC. Then the pandemic hit, and the company he was working with closed. It was a chance encounter with a friend and architect that Eckes had previously worked with that sent him in an entirely new direction. The architect, who was studying for certification as a Certified Passive House Designer, sent Eckes a few online resources about Passive House. “I dove into it headfirst and didn’t come up for air for a week,” he says. Within just a few months, Eckes had repurposed his construction company, LDR Group, and completed coursework to become a Certified Passive House Tradesman (CPHT) with the Passive House Institute. The same architect, now a Certified Passive House Designer, is the principal architect for the firm. Already, LDR Group is collaborating with wellregarded Passive House experts in the Hudson Valley, including Daniel Levy, a Certified Passive House Consultant (CPHC) and Certified Passive House Builder (CPHB). Levy’s Woodstock Passive House, completed in 2016, differs from most Passive Houses in the US because it was built with an advanced precast, lightweight masonry product called autoclaved aerated concrete (AAC). Together, Eckes and Levy are planning on developing a certified Passive House community in the Hudson Valley. “We want to build something that makes a difference to the quality of life,” Eckes says of his firm. While 60

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“Why would anyone commit to 50 years or more of a substandard future for their home or the people who live there when we have the knowledge and materials to do better right now?” —Jeff Eckes

LDR Group will be focused on Passive House-certified renovations and new home builds, Eckes feels strongly about not restricting its work to certified projects. No matter how large or small the budget, LDR Group will bring the same building science-based performance to all of its renovation projects. With every project, Eckes is committed to using technologies such as high-performance insulation, advanced intelligent membranes, and triple-pane windows and doors. “The goal is Passive House Certification, but that can’t always be achieved in a renovation,” Eckes says. “Using the best building science available could represent a 50-percent reduction in energy use, versus the 70 percent from a certified project, and it will provide more comfort to the occupants over the lifespan of the renovation. Why would anyone commit to 50 years or more of a substandard future for their home, or the people who live there, when we have the knowledge and materials to do better right now?” Eckes’s passion for going the extra mile in pursuit of sustainability and resiliency is unusual for a small builder re-entering the space. “There is a steep learning curve and added operating costs associated with Passive House,” he says. “Our practice is focused on perfecting the craft of Passive House building science. Whether we are building a new house or retrofitting a home, we always want to take it to the next level and build like all of our lives depend on it. We are convinced that widespread adoption of these principles can and will bring the cost of materials down, improving the techniques required for Passive House building and making it accessible to more and more people.”



Enhancing Your Home Ecosystem The Benefits of Landscaping with Native Plants


Top: Native pollinator garden in summer. Bottom: The cardinal flower (lobelia x speciosa), which blooms in July and lasts through September, is great for attracting hummingbirds and thrives in rain gardens.

f you’re committed to making your home healthier and more energy-efficient, you might think that it’s only the decisions you make about what goes into your house that matters. But if you want to bring your well-being at home full-circle, you should take another look at the landscape that surrounds your house. “One of the benefits of living upstate is being surrounded by nature, but that doesn’t come naturally anymore,” says John Messerschmidt, owner of Hudson Valley Native Landscaping, based in High Falls. “Many trees are diseased, fallen, or unhealthy, and invasive plants have taken over. We have a responsibility to create the conditions for healthy forests and to maintain diversity.” Homeowners who design their landscapes with the region’s ecology in mind not only create beautiful gardens, but they can help repair and balance the local ecosystem, reduce resource consumption, and promote a sense of oneness with their surroundings. Messerschmidt often works with new homeowners who have acquired unmaintained, overgrown gardens and woodlands to foster the natural ecology of their land using forestry restoration and permaculture techniques. As part of this rejuvenating journey, his team starts by clearing out non-native plants like bittersweet, multiflora rose, and Asian honeysuckle, which allows native plants that have a history of beneficial relationships with other local plants, animals, and insects to soon thrive. “That’s when we can get creative and start planting for diversity and positive impact on wildlife,” he says. “Birds don’t like the invasives

anymore than we do, so what’s beautiful for them will be beautiful for us.” Planting native species like brightly colored monarda (commonly known as bee balm), candle-like black cohosh, and creeping dogwood will delight local pollinators (and as a bonus, are deer-resistant). Native plants are also a win-win when it comes to energy conservation since they’re often grown at local nurseries, not shipped in from warmer climates. “The energy to get those plants grown and to your door is less than if it were a cultivated species that isn’t native to our region,” he says. Plants that are native to the Northeast also require less water because they have evolved to tolerate the natural cycles of our climate. Other landscaping tactics, like planting native trees on the west side of the house to help buffer cold winter winds, can be a boon to your heating bill. No matter what native plants you end up choosing, their beauty will enhance the landscape around your home and contribute to your pleasure of living there. Curating gardens near your windows, patio, or deck with plants that spark visual interest year-round ensures that you will be immersed in nature each season—whether barbecuing among the flowers in the summer months or cozied up near a window during the winter to watch the birds search for seeds in your garden. “Choosing native plants gives you the opportunity to have beautiful gardens and contribute to nature in a fundamental way,” Messerschmidt says. “We design gardens that will have something blooming in every season, so you can feel connected to the nature that we’re a part of.”

A collaboration between PASSIVE HOUSE ALLIANCE and upstate HOUSE | SPRING 2021 •





The High-Performance Ethos Architect Richard Pedranti Is Bringing Responsible, Comfortable, and Healthy Buildings to Life

rowing up in Milford, Pennsylvania, just across the Delaware River from Orange County, instilled a strong commitment to sustainability in Richard Pedranti. “I was surrounded by historic architecture and the legacy of Gifford Pinchot, the father of the national conservation movement and our nation’s first forester,” Pedranti explained. “It’s a powerful legacy of stewardship.” It was at Penn State University where Pedranti officially began his architectural education—punctuated with side trips to study at Pratt, Cornell, and abroad at the University of Florence. After graduating with his masters from Harvard, he apprenticed in NYC before eventually opening his own firm, Richard Pedranti Architect (RPA), in Manhattan’s Meatpacking District in 1996. Throughout his career, sustainable and human-centered creations have been Pedranti’s true north. “I found Passive House and I was hooked after the intensive certification training. I’ve never looked back. I appreciate the science focus, and the fact that it marries aesthetics with building physics. Unlike other sustainability guidelines, Passive House requires rigorous testing to prove that these buildings perform.” Today, Pedranti’s firm is located back in Milford and his team primarily works in the Upper Delaware River region, as well as Philadelphia and New York, putting modern building science to work creating high-performance buildings that are beautiful, healthy, comfortable, and energy efficient. By utilizing the principles of Passive House—solar orientation, high insulation, high-performance windows, an airtight enclosure, and balanced ventilation with heat recovery—in its designs, RPA provides clients with a comfortable, quiet, durable home that maintains better indoor air quality and has a typical 80 percent reduction in heating and cooling costs. While the initial cost of investment in Passive House may be higher, the low-maintenance mechanicals and energy savings quickly pay homeowners back, allowing the transition to fully net-zero living to be easily realized. “Passive House construction was always a good idea. The quality of life and sustainability expectations of today’s homebuyer are propelling it into the mainstream now and adoption has exploded,” Pedranti says. “We designed, engineered, and supervised the construction of our first certified Passive House in 2012 and proved it could be done on a slim budget. Now it’s just what we do.” That first RPA Passive House was honored with Green Builder Magazine Passive House of the Year and RPA has become recognized as a national leader in Passive House design. The firm was recognized with two prestigious awards in 2020 from the American Institute of Architects and their Committee on the Environment for sustainable projects in Spring Lake Heights, New Jersey and Albany, New York. 2021 has already seen Pedranti further the goal of Passive House accessibility as RPA has announced a partnership with Plant Prefab to launch three stunning prefabricated Passive House models. This innovative strategy will provide homeowners with all of the traditional Passive House benefits while shortening delivery time, further propelling the adoption of this revolutionary and sustainable architectural movement.

Top to bottom: Lang St. Marie Net Zero Residence, Spring Lake Heights, NJ. A beach getaway for a retired couple from Brooklyn. The design employs Passive House principles to achieve Net Zero Energy with a small and affordable roof mounted PV system. Photo by Jeff Totaro Dickerman Residence, Sullivan County, NY. A weekend home for a New York City publishing executive located on a boulderstrewn escarpment overlooking a secluded lake in the Catskills. Photo by Jeff Totaro Mullane Residence, Woodstock, NY. Located in a former bluestone quarry featuring a dramatic floor-to-ceiling glass front façade providing panoramic views of the Catskill Mountains. Photo by Caroline Lefevre 62

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HUDSON J VALLEY DREAM TEAM Jason Karadus and Marie-Claire Gladstone Are the Duo Behind New Real Estate Agency Corcoran Country Living


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ason Karadus and Marie-Claire Gladstone had been trying to convince a New York Citybased real estate firm to invest in the Hudson Valley market when Corcoran, the renowned agency founded by “Shark Tank” star Barbara Corcoran, announced in January of 2019 that it was ready to start its first franchises. The timing could not have been better. Karadus and Gladstone were top producing real estate agents who had worked together for years in New York City and both lived part-time in Dutchess County. They had seen firsthand how popular the Mid-Hudson Valley had become for second home buyers and those looking to relocate upstate from the city full-time. Gladstone, a Corcoran agent of 13 years, reached out to Karadus, a 20-year veteran of the industry who was then working for another city-based agency, Brown Harris Stevens. They quickly got to work on creating a plan for a Rhinebeck-based Corcoran franchise. Instead of starting a new agency from scratch, however, Corcoran wanted Karadus and Gladstone to acquire an established brokerage that already had a team of experienced local agents. “They were very selective about where they were expanding the Corcoran brand,” says Karadus.

In June of 2020, Corcoran Country Living announced its launch with the acquisition of Rhinebeck and Millbrook-based Paula Redmond Real Estate. “Paula said that she needed to get to know us both before she was ready to pass the baton though, so I actually worked as one of her agents for about five months before the acquisition,” says Karadus. “It gave me the opportunity to get to know the agents, because our priority was to maintain the same, close-knit family culture while giving the agents entirely new tools to market to buyers and sellers.” “We’re very proud of the fact that we didn’t lose any agents or listings during the first transition,” says Gladstone. “The Corcoran name actually helped the agency keep listings that were expiring and convince sellers who were previously on the fence to relist with us.” In their first six months, fueled in part by the pandemic’s supercharged market and Corcoran’s strong New York City presence, Corcoran Country Living closed so many deals that they rose to number six of 253 offices in the Mid-Hudson Multiple Listing Service’s total sales volume. “People from the city already knew the Corcoran brand and local residents were reacting so

Listed exclusively with Corcoran Country Living, Aston Martin’s first foray into home design, Silvan Rock, is breaking ground this spring in the Hudson Valley. Opposite, left to right: Jason Karadus and Marie-Claire Gladstone, owners of Corcoran Country Living. On the market with Corcoran Country Living, this 125-acre Dutchess County estate is surrounded by nearly 6,000 acres of protected land.

On the Cover: On the market with Corcoran Country Living is 114 Best Lane in Germantown. Tucked amid 13-plus secluded acres is an 1865 post-andbeam barn that has been lovingly re-imagined as a three-story home.

positively to our marketing services and our unparalleled reach to New York City buyers,” says Karadus. The Corcoran Difference Take, for instance, 23 Fitch Street, a one-of-a-kind property located just south of Kingston’s charming Rondout neighborhood. Perched on a hill overlooking the Rondout Creek, the 7,400-square-foot former Catholic church-turned-personal residence is a creative’s livework dream. The two-story, c.1885 brick building was bought in 2018 by an artist who painstakingly restored every inch of the place. The first floor is now home to a loft-like open-concept living space filled with striking details, including colorful lighting fixtures acquired from the renovation of the Russian Tea Room in Manhattan; a new kitchen outfitted with marble countertops, an eightburner Viking stove, Sub-Zero refrigerator, and French chandelier; plus exposed historic stone and brick walls and all new exposed copper piping throughout. Upstairs, on the church’s main floor, is an otherworldly studio and gallery space featuring 20-foot vaulted ceilings with dramatic stained glass windows at either end of the room. For the right buyer, the opportunities for the space abound, and it could be easily converted

into a private studio or public performance or events space, thanks to a variance in its residential zoning. The property had been on the market with another firm for close to six months before Corcoran Country Living acquired the listing this February. In just five days, the agency was able to quadruple the number of showings, a testament to its marketing reach. “It’s the perfect space for creative types. A classic loft space overlooking the water, it feels like quintessential Brooklyn in a way,” says Karadus. “We feel that we’re best positioned to really get this out in front of as many local and city buyers as possible. We’ve got several Corcoran city offices also pushing the listing and we’re reaching out to photography studios and galleries who might know interested buyers.” With housing prices that have been historically lower than much of the region, Kingston, and Ulster County in general, have become attractive to more people who are looking to get in on their own upstate sanctuary. “I would say two-thirds of the referrals we receive from other Corcoran offices are people who want to buy in Ulster County,” says Karadus. “There’s so much creativity here, incredible access to the outdoors, and value. It’s certainly attracting a different, and younger, demographic than Rhinebeck or Millbrook.”

upstate HOUSE

| SPRING 2021 • 65

From top: The first floor of 23 Fitch Street, a Catholic church-turned-residence, is filled with artful details, including original exposed stone walls and light fixtures from the Russian Tea Room in Manhattan.


online at

Located just outside of Kingston’s Rondout neighborhood, the 7,400 square-foot former church is a creative’s live-work dream

Ulster County and Beyond The surge in interest on the west side of the Hudson, coupled with Corcoran Country Living’s success since acquiring Paula Redmond Real Estate, is what led Karadus and Gladstone to jump on their second acquisition in less than a year. “We had always planned to expand across the Hudson, but Corcoran and Realogy both encouraged us to go ahead now,” says Karadus. In March, Corcoran Country Living will expand its offices into Ulster County with the acquisition of Lawrence O’Toole Realty, another well-respected independent agency with over a decade of history in the area and locations in Woodstock and Uptown Kingston. “Larry thought that Corcoran was the best fit for him and his agents, and they will be best positioned by becoming part of the Corcoran family,” says Gladstone. “Corcoran Country Living plans to continue its growth into Hudson, New York immediately after the Kingston and Woodstock launch,” says Karadus. Both Karadus and Gladstone acknowledge that there could have been some resistance to a city-based agency coming into the Mid-Hudson Valley, but the response so far has been positive. “Thanks to Paula and Larry’s combined experience, people are already familiar with them and their agents,” says Karadus. “We’re ultimately the same team, just with a broader reach and a lot more marketing tools at our disposal.” Whether the agency is listing luxury compounds like Sylvan Rock, Aston Martin’s first foray into home design that will break ground in the Hudson Valley this spring, or more affordable homes for families looking to settle down in the area, Karadus and Gladstone feel confident that Corcoran Country Living’s future as one of the region’s leading real estate agencies is bright. “Our goal is to bring our long history of professionalism to the area and provide an experience that is a step above the rest,” Gladstone says.

Good things grow in the Hudson Valley The biggest name in NYC Real Estate now with four offices in the Hudson Valley

Corcoran Country Living proudly announces new locations in Kingston’s Stockade District and Woodstock, NY with the acquisition of Lawrence O’Toole Realty RHINEBECK









Each office is independently owned and operated. ©2021 Corcoran Group LLC. All rights reserved. Corcoran® and the Corcoran Logo are registered service marks owned by Corcoran Group LLC. Corcoran Group LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

upstate HOUSE

| SPRING 2021 • 67

Milan Tudor


Gracious 4 BR/3 BA Tudor-style home with spacious light-filled rooms & excellent flow privately sited off a cul-de-sac in Milan. Foyer with stunning staircase, large eat-in kitchen with stainless steel appliances, granite counters, cherry cabinetry. Formal dining room, family room with wood stove & access to deck & patio around in-ground pool. Master with ensuite bath. 2-car garage.

❚ Pamela Belfor 917.734.7142

Ghent Modernist

After the longest year, and the longest winter, the beginnings of spring are on


3 BR/3 BA modernist home on 7 private acres w/ views, surrounded by protected land. Spacious 2016 redesign with custom details. Wrapped in glass main level open plan w/ southern exposure, oak & slate floors. Living room w/ FP, wood stove in sitting room. Main BR with ensuite BA & French doors to patio & pool. Energy efficienct, current technologies, in-ground pool, artist studio.

❚ Pamela Belfor 917.734.7142

Rivertown Manse & Carriage Barn


1870s manse on Coxsackie’s Mansion St. 4 BA/2.5 BA w/ Hudson River views & original woodwork, double parlor pocket doors, staircase, banisters. 2 FPs. Shingle-style 19th c. architecture w/ Palladian & bay windows. Widow’s walk w/ tree top Hudson River & village views. 1.3 acre double lot & 2-story carriage barn & workshop.

❚ David Ludwig 917.365.1894

Premier Country Estate $2,790,000

Historic & exquisite country estate w/ 1860s manor & 8 acre spring-fed lake on 56 parklike acres in Ghent. Grand but comfortable 4900 sf, 5 BR/4.5 BA main house w/ FP, library, chef’s eat-in kitchen. Guest house, 200 year old barn w/ studio/office/workspace. Property has been technologically updated & is turnkey w/ property manager.

❚ Pamela Belfor 917.734.7142

537 Warren St., Hudson $935,000

Warren Street’s former Mexican Radio building is in the heart of Hudson’s commercial district, adjacent to a public park. Previously a restaurant, floor-to-ceiling open space with brick walls. Generous interior space w/ large commercial kitchen & loading area, or separate rental space. Many options for commercial & residential rental income. Impressive brick building with retail and/or living space.

❚ Pamela Belfor 917.734.7142

Gracious Rhinebeck Village


Renovated 4 BR/3.5 BA with preserved architectural features, high ceilings, big windows, oak floors & staircase, moldings. Main floor center hall, chef’s kitchen, dining room shares double-sided FP w/ living room. Music room, lower level family room. Carriage house with guest quarters.

❚ Alison Vaccarino 845.233.1433 ❚ Cynthia Fennell 914.409.5144

Hinterlands Estate


Elegant country retreat in Rhinebeck w/ capacious floor plan, cathedral foyer & sweeping staircase. Formal semi-circular living room w/ polished wood floors w/ mahogany inlay & gas FP. Formal DR for 16+ guests. Family room w/ FP & wet bar. Gourmet kitchen opens to 16’ x 31’ indoor pool with jacuzzi. Library, master suite. 4 private ensuite BRs. Finished basement/media room with full bar.

❚ Tracy Dober 845.399.6715

Ancram Homestead


Available for the first time in generations, 4 BR/2 BA in Ancram w/ 1870 main house, barn complex, 3 ponds & 162 sub-dividable acres on 2 sides of the road. Post & beam living room w/ wood stove, country kitchen w/ exposed beams, bright sunroom, cedar deck overlooking pond, office/den, master BR w/ FP and beautiful wood floors throughout.

❚ Pamela Belfor 917.734.7142

Tivoli NY • Hudson NY • Catskill NY Rhinebeck NY • Kingston NY 68

online at


Hudson Valley Properties Millbrook Real Estate Serving All Counties in the Mid-Hudson Valley $5,400,000 | T/Washington | Pondview Farm This is one of those special properties that you just need to experience. Boasting 7 ponds/lakes with amazing views in the heart of Millbrook. Surrounded by over 1,000 additional protected acres; this is turn-key in its current configuration, or expand the improvements by building a principal residence overlooking one of the most gorgeous ponds. This is a property that has to be seen rather than described. MLS#371638. George Langa | m: 845.242.6314 | o: 845.677.3525

$5,400,000 | T/Washington | Pondview Farm This is one of those special properties that you just need to experience. Boasting 7 ponds/lakes with amazing views in the heart of Millbrook. Surrounded by over 1,000 additional protected acres; this is turn-key in its current configuration, or expand the improvements by building a principal residence overlooking one of the most gorgeous ponds. This is a property that has to be seen rather than described. MLS#371638. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,499,500 | Hamlet of New Hamburg| Distinguished Manor-Style Home Nearly 5 acres of Hudson River front property with spring-fed pond, 5 bedrooms, 4 full and 2 half baths, well-designed floor plan and 4,000+ sq.ft. with iconic Hudson Valley vistas. Completely renovated with gourmet chef’s kitchen, buried inlays, coffered ceilings and theater. Outdoor dining areas, covered pavilion, pool house and outdoor bath. Finished lower level, 3-car garage and lush landscaping. Just over 90 minutes to NYC and minutes to Metro-North. Angela Ingham | m: 845.416.3845 | o: 845.244.2107

$3,000,000 | Stanfordville | Round Hill Farm Lovely farmhouse with contemporary flair, privately situated on 62 acres of quality farmland with views to the Catskill Mountains. The 5,800 sq.ft. main house features a grand sitting room with 20 ft. high fireplace made from fieldstone from the property. Master suite with windows on 3 sides and French doors to bluestone patio. Carriage house has heated space with 4 bays and a second floor gallery. Small pond, rambling path through the grounds and barn. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,000,000 | Stanfordville | Round Hill Farm Lovely farmhouse with contemporary flair, privately situated on 62 acres of quality farmland with views to the Catskill Mountains. The 5,800 sq.ft. main house features a grand sitting room with 20 ft. high fireplace made from fieldstone from the property. Master suite with windows on 3 sides and French doors to bluestone patio. Carriage house has heated space with 4 bays and a second floor gallery. Small pond, rambling path through the grounds and barn. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,000,000 | Pine Plains | Spectacular Building Site 207 acres offer several prime building sites. On a gently sloping piece of land set road, this site has extensive views of surrounding farmland and hills beyond. Multip pine grove and hardwood forests. Can be sold as 1 parcel or as 2 separate parcels. beautiful ponds, waterfall and graceful stream that meanders elegantly thro Extremely versatile and unique. MLS#385484. George Langa | m: 845.242.6314 | o: 84

$3,000,000 | Pine Plains | Spectacular Building Site 207 acres offer several prime building sites. On a gently sloping piece of land set well back from the road, this site has extensive views of surrounding farmland and hills beyond. Multiple open fields, large pine grove and hardwood forests. Can be sold as 1 parcel or as 2 separate parcels. Property features 2 beautiful ponds, waterfall and graceful stream that meanders elegantly through the property. Extremely versatile and unique. MLS#385484. George Langa | m: 845.242.6314 | o: 845.677.3525

$2,400,000 | Stone Ridge | Sprawling Country Property Understated elegance with next-generation technology. Welcoming floor plan, large windows, exotic woods and stone. Library, living room with oversized stone fireplace, chef's kitchen, screened porch, wood deck wraps around 2 sides of home with views of spring-fed pond. Balconied principal bedroom with luxurious bath; 3 en suite bedrooms. Theater, billiard room. 16 wooded acres, bordered by NYC $2,400,000 | StoneMLS#20204194. Ridge | Sprawling Aqueduct; additional land available. JeffCountry SerouyaProperty | m: 845.626.5000 | o: 845.687.0232 Understated elegance with next-generation technology. Welcoming floor plan, large windows, exotic woods and stone. Library, living room with oversized stone fireplace, chef's kitchen, screened porch, wood deck wraps around 2 sides of home with views of spring-fed pond. Balconied principal bedroom with luxurious bath; 3 en suite bedrooms. Theater, billiard room. 16 wooded acres, bordered by NYC Aqueduct; additional land available. MLS#20204194. Jeff Serouya | m: 845.626.5000 | o: 845.687.0232

$3,499,500 | Hamlet of New Hamburg| Distinguished Manor-S Nearly 5 acres of Hudson River front property with spring-fed pond, 5 bedrooms, 4 well-designed floor plan and 4,000+ sq.ft. with iconic Hudson Valley vistas. Comple gourmet chef’s kitchen, buried inlays, coffered ceilings and theater. Outdoor din pavilion, pool house and outdoor bath. Finished lower level, 3-car garage and lus over 90 minutes to NYC and minutes to Metro-North. Angela Ingham | m: 845.416.3

$1,295,000 | Clinton Corners | Country Living Lovely 1700s farmhouse surrounded by horse barn, paddocks and pond. Rol woodlands across 60 plus acres offer endless hacking on horseback, hiking and m sports the heart may desire. First floor owner’s suite with fireplace, beamed ceilin and much more to enjoy! Close proximity to Rhinebeck, Millbrook and local $1,295,000 | Clinton | Country Living about 90 minutes to NYC.Corners MLS#390191. George Langa | m: 845.242.6314 | o: 845.6

Lovely 1700s farmhouse surrounded by horse barn, paddocks and pond. Rolling meadows and woodlands across 60 plus acres offer endless hacking on horseback, hiking and many other outdoor sports the heart may desire. First floor owner’s suite with fireplace, beamed ceilings, country kitchen and much more to enjoy! Close proximity to Rhinebeck, Millbrook and local polo grounds, and about 90 minutes to NYC. MLS#390191. George Langa | m: 845.242.6314 | o: 845.677.3525

$949,000 | Beacon | Soho-Inspired Penthouse Living $750,000 | Beacon | Luxury Townh $837,500 | V/Staatsburg | Custom-Built Contemporary Perched on 4th floor with endless views from your rooftop deck; 41 Contemporary cape home, built in 2013 on 3.95 acres, just minutes River Ridge, sitting above the Hudson with $949,000 | Beacon | Soho-Inspired Penthouse Living | Beacon | Luxury Townhome Living $837,500 | V/Staatsburg | Custom-Built Contemporary ft. balcony overlooks downtown Main Street. Polished concrete bedrooms, 2.5 baths. Open space and dec from the Dinsmore Golf Course, state parks and only$750,000 10 minutes Perched on 4th floor with endless views from your rooftop deck; 41 Contemporary cape home, built in 2013 on 3.95 acres, just minutes River Ridge, sitting above the Hudson with stunning views. 3 heated floors,overlooks reclaimed wood beams, rough cut timber Light-filled living room with hand hewn beam south ofGolf Rhinebeck Village Center. Enjoy access to the Hudson ft. balcony downtown Main Street. Polished concretewindow bedrooms, 2.5River baths. Open space and deck for entertaining. from the Dinsmore Course, state parks and only 10 minutes sills,heated gas fireplace, recessed lighting. with Wolfsouth gas of Rhinebeck Formal dining room. via Norrie Point StateEnjoy Parkaccess Marina. Highest materialsliving usedroom in with floors, reclaimed wood beams,Gourmet rough cutkitchen timber window hand hewn beams and Mahogany high ceilings. front doors Village Center. to the Hudson quality River Light-filled sills,Sub-Zero gas fireplace,refrigerator, recessed lighting. Gourmet kitchen gas Baths Formal dining room. Mahogany frontcabinets, doors, granite counters, via Norrie Point State Park Marina.Energy-efficient, Highest quality materials used in home. stove, 2 pantries, granitewith 10'Wolf island. solid wood tiled bathrooms, recessed the construction. 3,500+ sq.ft. Oversized refrigerator, 2 pantries,MLS#391140. granite 10' island. Bathscondos, solidMLS#396678. wood cabinets, tiledceilings, bathrooms, recessed lighting, the construction. Energy-efficient, 3,500+ sq.ft. home. Oversized withstove, heatSub-Zero lights and tiled showers. Other 2-car garage and cathedral 2 parking spots und windows and impressive interior finishes throughout. heat lights and tiled showers. MLS#391140. Other condos, windows and impressive interior finishes throughout. MLS#396678. ceilings, 2-car garage and 2 parking spots under deck. Steps from fromwith $749,000. Michele Rios | m: 845.242.5762 | o: 845.244.2164 Reginald “Reggie” train. MLS#389766. Michele Rios | m: 845.242.57 Reginald “Reggie” Ward | m: 845.464.5132 | o: 845.223.0763 from $749,000. Michele Rios | m: 845.242.5762 | o: 845.244.2164 train. MLS#389766. Michele Rios | m: 845.242.5762 | o: 845.244.2164 Ward | m: 845.464.5132 | o: 845.223.0763


| SPRING 2021 • 69

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Great HudsonValley Homes

especially if you’re selling. Let us show you how low inventory, low interest rates and continued high demand – coupled with our ability to deliver – can pay off big for you. Call or text 845.337.0061

The CBS Team. Back row: Harris Safier, Licensed Associate Real Estate Broker; Donna Brooks, Licensed Associate Real Estate Broker; Robert Airhart, Licensed Real Estate Salesperson. Middle row: Stephan Hengst, Licensed Real Estate Salesperson; Hayes Clement, Licensed Associate Real Estate Broker; John (Jack) Kralik, Licensed Associate Real Estate Broker; Jesse Chason, Licensed Real Estate Salesperson. Front row: Patricia Dantzic, Licensed Real Estate Salesperson; Jamie L. Corts, Licensed Real Estate Salesperson; and Victoria Bourbeau Pomarico, Licensed Real Estate Salesperson. Not pictured: Team member Kate Terkelson.


to learn more and get the key to your best move yet.






Visit us at:







Great HudsonValley Homes

$2,500,000 | Rosendale | Zen Luxury Exquisitely designed inside and out, this home offers true sanctuary, with 65 acres of rare beauty just 10 minutes from Uptown Kingston. The sunny mid-century home has been completely reimagined from the ground up, with sweeping views across a landscape of meadows, woodlands and custom-built rolling stone walls. MLS#20204869. Robert Airhart | m: 917.304.3864 | o: 845.340.1920 $2,500,000 | Rosendale | Zen Luxury Exquisitely designed inside and out, this home offers true sanctuary, with 65 acres of rare beauty just 10 minutes from Uptown Kingston. The sunny mid-century home has been completely reimagined from the ground up, with sweeping views across a landscape of meadows, woodlands and custom-built rolling stone walls. MLS#20204869. Robert Airhart | m: 917.304.3864 | o: 845.340.1920

$2,300,000 | Kingston | Living History Kingston’s legendary Edgewood Terrace is a landmark-registered esta overlooking the Hudson. The estate features multiple 19-century buildings, 30-room Second Empire main house with no less than 11 bedrooms, most Magnificently restored. MLS#20203915. Hayes Clement | m: 917.568.5226 | o:

$2,300,000 | Kingston | Living History Kingston’s legendary Edgewood Terrace is a landmark-registered estate of 12 parklike acres overlooking the Hudson. The estate features multiple 19-century buildings, including the truly grand 30-room Second Empire main house with no less than 11 bedrooms, most with en suite bathrooms. Magnificently restored. MLS#20203915. Hayes Clement | m: 917.568.5226 | o: 845.340.1920

$1,695,000 | Port Ewen | Rare Hudson Frontage $599,000 | Kingston | An Astonishing View $1,695,000 | Portfrontage Ewen | Rare Frontage $599,000 | Kingston | An Astonishing View Rare opportunity to own 250’+ on Hudson the Hudson (with no railroad tracks in sight), with This one-level mid-century ranch features the most spectacular year-r Rare opportunity ownthat 250’+ frontage the Hudsonelsewhere. (with no railroad tracks in sight), with This one-level ranchValley, featureswith the most spectacular 180-degree year-round view in allline of the a concrete seatowall cannot beonrecreated Ramp, 2 lifts, removable floating dockmid-century Hudson a panoramic, sight of everything a concrete sea wall that cannot be recreated elsewhere. Ramp, 2 lifts, removable floating dock Hudson Valley, with a panoramic, 180-degree sight line of everything from the Hudson River and deep-water access. Roomy, level grass yard for unforgettable entertaining. River views south to the Rondout Creek, the Wurts Street Bridge and the church stee and deep-water access. Roomy, level grass yard for unforgettable entertaining. River views south to the Rondout Creek, the Wurts Street Bridge and the church steeples of the hot Kingston fromevery every spot in house. MLS#20210267. Kralik | m:| o:845.594.6991 Rondout neighborhood. MLS#20204843. Clement | m: 917.568.522 from spot in house. MLS#20210267. John “Jack”John Kralik“Jack” | m: 845.594.6991 845.340.1920 | o: 845.340.1920 Rondout neighborhood. MLS#20204843. Hayes Clement | m: 917.568.5226 | Hayes o: 845.340.1920 70

online at


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Legacy Compound with 2 Houses Nestled at the end of a private lane just outside of the historic hamlet of Stone Ridge and framed by sweeping meadows and extensive established landscaping, this extraordinary 23-acre estate property features 2 privately sited, significant homes and complimentary outbuildings. The first home is a fine Hudson Valley farmhouse reproduction melding classic form and charm with modern amenities, including a custom kitchen with Sub-Zero and Viking appliances and counters. It features a pergola-shaded 23-foot bluestone patio and breezy screened porches. The second home is a privately sited post-modern barn style house with a stunning contemporary interior featuring 3 bedrooms, 3 luxury baths, plus a cozy fireplaces and sculptural woodstove, vaulted great room and floating staircase. The property includes a 64x35 imported antique Canadian barn with hewn beams, 3 stalls, tack room and storage area. A separate 42x24 garage building and 3 separate pastures with electro braid fencing complete the compound. Harris Safier | m: 914.388.3351 | o: 845.340.1920

The CBS Team. Back row: Harris Safier, Licensed Associate Real Estate Broker; Donna Brooks, Licensed Associate Real Estate Broker; Robert Airhart, Licensed Real Estate Salesperson. Middle row: Stephan Hengst, Licensed Real Estate Salesperson; Hayes Clement, Licensed Associate Real Estate Broker; John (Jack) Kralik, Licensed Associate Real Estate Broker; Jesse Chason, Licensed Real Estate Salesperson. Front row: Patricia Dantzic, Licensed Real Estate Salesperson; Jamie L. Corts, Licensed Real Estate Salesperson; and Victoria Bourbeau Pomarico, Licensed Real Estate Salesperson. Not pictured: Team member Kate Terkelson.

ability to deliver – can pay off big for you. Call o

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Great HudsonValley Homes

$2,500,000 | Rosendale | Zen Luxury ate of 12 parklike Exquisitely acres designed inside and out, this home offers true sanctuary, with 65 acres of rare beauty just , including the 10truly minutes grandfrom Uptown Kingston. The sunny mid-century home has been completely reimagined with en suitefrom bathrooms. the ground up, with sweeping views across a landscape of meadows, woodlands and o: 845.340.1920 custom-built rolling stone walls. MLS#20204869. Robert Airhart | m: 917.304.3864 | o: 845.340.1920

$1,695,000 | Port Ewen | Rare Hudson Frontage w to own 250’+ frontage on the Hudson (with no railroad tracks in sight), with -round view Rare in allopportunity of the a concrete g from the Hudson Riversea wall that cannot be recreated elsewhere. Ramp, 2 lifts, removable floating dock andKingston deep-water access. Roomy, level grass yard for unforgettable entertaining. River views eples of the hot from every spot in house. MLS#20210267. John “Jack” Kralik | m: 845.594.6991 | o: 845.340.1920 26 | o: 845.340.1920

Olivebridge All That’s Required is Your Mover Get a jump-start on your new life in the Hudson Valley with this stunningly renovated, turn-key contemporary home just minutes from the Ashokan Reservoir. “Olivebridge Cottage” features 3 bedrooms, 2 full bathrooms, a dramatic and bright open living and entertainment area, plus a proven track record of generating major short-term rental income if you can resist living there fulltime. Set on a tranquil country lane, the wooded 1.5-acre property also features a newly renovated garage building and all new systems, including HVAC, septic, plumbing and electric, with stylish and modern finishes throughout. Convenient not only to the reservoir, but also to hiking trails, ski resorts, Woodstock, Stone Ridge and Kingston. Hayes Clement | m: 917.568.5226 | o: 845.340.1920

$2,300,000 | Kingston | Living History Kingston’s legendary Edgewood Terrace is a landmark-registered esta overlooking the Hudson. The estate features multiple 19-century buildings, 30-room Second Empire main house with no less than 11 bedrooms, most Magnificently restored. MLS#20203915. Hayes Clement | m: 917.568.5226 | o:

Kingston Renovated and Roomy Sophisticated 4,000+ square foot colonial completely renovated. Gleaming hardwood floors throughout den, dining room, private study and massive great room with a 2-story stone fireplace. Chef’s gourmet kitchen with eat-in dining area, bay windows, large island, granite countertops, stainless steel appliances and pantry. Guest bathroom, laundry area and side entrance just off the kitchen for added convenience. First floor master bedroom features coffered ceiling and en suite spa bath. Four more generously sized bedrooms on second level, two with en suite bathrooms and 2 with their own entry into the shared bathroom. Outdoor kitchen with sink, running water, built-in BBQ grill, stove top and undercounter fridge all on the deck and surrounded by a private backyard. Detached 2-car garage, partially finished basement with workout area and ample storage with a walkout entrance. MLS #20204961 $599,000 | Kingston | An Astonishing View Donna Brooks | m: 845.337.0061 | o: 845.225.9400

This one-level mid-century ranch features the most spectacular year-r Hudson Valley, with a panoramic, 180-degree sight line of everything south to the Rondout Creek, the Wurts Street Bridge and the church stee Rondout neighborhood. MLS#20204843. Hayes Clement | m: 917.568.522


NY 12401

upstate HOUSE

| SPRING 2021 • 7 1

STRIKING SPACIOUS COMMERCIAL BUILDING AT 548 – 550 WARREN ST 1898 brick building on a double lot in Hudson with 7,200 sf commercial/residential space. Two original storefronts total 3,000 sf with 16' ceilings; could be one or two retail spaces, restaurant, cafe or gallery. Upstairs, a tastefully renovated 4,200 sf duplex has options for single family living, apartments or B&B, as currently used. The expansive light-filled second floor has two fireplaces, comfortable living and dining areas, custom kitchen, three spacious bedrooms with sitting rooms and luxury baths. The third floor has four additional bedrooms with baths. A private garden and garage are at the rear… $1,750.000

INCREDIBLE 90-ACRE MAGICAL NATURAL PARADISE This property has it all: spectacular panoramic Catskill mountain views and sunsets; a beautiful, serene deep spring-fed lake; and miles of roads and trails all within minutes of thriving Hudson. Proposed as a housing development that was approved in 1989, valuable initial infrastructure has been constructed including mile-long engineered roads with 15 house sites (each with its own tax map number), plus three drilled wells. Adjoins 500 acres of conservation land. Near shopping, fine dining, culture, services, and transportation, yet only two hours to NYC… $1,895,000 72

online at

MID-CENTURY HIGH-STYLE RANCH Two angled stone-clad wings welcome you to the entrance which opens to the living room with vaulted ceiling and fireplace, spacious kitchen and dining area, opening to a huge deck. Two bedrooms and baths complete the upper level. The lower level contains a third bedroom and bathroom, various other work and play rooms and two-car garage. Secluded 25-acre property has lovely vistas and 3/4 acre swim pond… $649,000

PAUL HALLEN B EC K 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 Y • 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

On the banks of the Hudson River, surrounded by 25 acres for unique privacy and

with a stunning view to the Catskill Mountains, OAK TERRACE, the childhood home of Eleanor Roosevelt, is a grand and elegant home. There are 18 rooms in

all, a 700 square foot great room with 16 foot ceilings, 6 ensuite bedrooms, a grand stairway that rises 38 feet up to a dome topped with sky lights, 2 offices, a 20 x 35

light filled kitchen. The encircling veranda, 3,700 square feet of splendor, has been recreated, as well as the Piazza. Mechanicals are all new with individually zoned heat and AC in every room. 8 working fireplaces have been rebuilt. Plumbing,

electric, roofs, water, and waste systems are all redone. Interior finishing remains to

the taste and prerogative of the astute buyer. Bring your architect or designer as this is a very unique opportunity to create your own special Hudson River Front Estate. Exclusive. $5,250,000.

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 WH ERE HARD WORK AND EXP ERI ENCE MAKE ALL T H E DI FFERENCE

upstate HOUSE

| SPRING 2021 • 7 3

See Hudson Valley's Best Properties Representing the Best of The Hudson Valley for Over 20 Years




Colonial Investor’s Delight Catskill, New York. 4BR. 1 Bath $795K. Web # 19998095 Sterling H. Swann 518-660-1310


Rare 19th Century Carriage House Hudson, NY. 9 Rooms, 2-5 Bath. $998,000. Web # 20240609 Nancy Felcetto 518-660-1301


Hudson Investment Hudson, New York. Commercial Unit with 1 Bath. $849K. Web # 20631441. Michael Stasi 518-660-1303


200 Acres of Meadows and Fields Cooperstown, New York. 3BR. 2 Bath. $645,000. Web # 20445725 Michael Stasi 518-660-1303


Modern Country Estate Claverack, New York. 4BR. 4 Bath. $1.875M. Web # 20644918. Jean Stoler 518-660-1309


Hudson’s Most Alluring Hudson, NY. 3,770 Sqft. 1 Bath $1,500,000. Web # 20263475 Nancy Felcetto 518-660-1301 Robin Horowitz 917-543-5665


Luxury Country Living at its Finest Greenwood Lake, New York. 4BR. 3 Bath. $559,900. Web# 20664141. Maryann Johnson 212-381-2328 Michael Stasi 518-660-1303


Modern Elegance, Hudson Chic Duplex Hudson, New York. 2BR. 2.5 Bath. $1.15M. Web # 20472343 Nancy Felcetto 518-660-1301


Private Country Compound Hannacroix, New York. 3BR. 3 Bath. $1,190,000. Web # 20340482 Stephan Delventhal 518-660-1306









10. Hillside Gem Millerton, NY. 1 Bedroom, 1 Bath $585,000. Web # 20388615 Michael Stasi 518-660-1303

All information is from sources deemed reliable but is subject to errors, omissions, changes in price, prior sale or withdrawal without notice. All rights to content, photographs and graphics reserved to Broker. Equal Housing Opportunity Broker.


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There is only one Woodstock, and there is only one Hughenden Woods. Whatever your needs, this gracious estate is likely to meet or exceed them. Create the ultimate family compound, exclusive corporate getaway or artists retreat. The three stunning homes and a premiere sports complex total 10 bedrooms and 10 baths, indoor and outdoor tennis courts, indoor and outdoor Olympic size swimming pools and a club style bar and lounge—all spread across 23-plus acres comprised of 5 private, wooded parcels with mountain and valley views. This incomparable property has many elegant details at every turn. Offered at $3.999m Contact Peter Cantine for more details at or (845) 532-7119

76.9 ACRES



















$1,777,000 KERHONKSEN

$495,000 $659,000















WOODSTOCK $549,900



$499,000 Woodstock NY Office Woodstock NY Office 3257 Rt 212, Woodstock, NY 12409 3257 Rt 212, Woodstock, NY 12409 [P] 845 679-2010 [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

upstate HOUSE

| SPRING 2021 • 75

The Barbara Carter Team

Your resource for residential, commercial, and new construction Hudson Valley Real Estate

CENTURY 21 ALLIANCE REALTY GROUP Fine Homes and Estates and Commercial 1136 Route 9, Wappingers Falls, NY | 203 Main Street, New Paltz, NY

40 Daley Road, Chatham, NY. This house has a WOW factor. The exterior with its sharp colors along with the neat & clean contemporary feel interior, renovated & perfect for its new owners. Kitchen & living room offer an open concept with a propane fireplace. Upstairs has two full baths & three bedrooms. Outside, you’ll enjoy your large back deck for some peaceful down time. This home has been well cared for & loved, ready for you! Asking $430,000. • philmont, ny • 518-755-2385 76

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A curated guide to Hudson Valley homes PART OF THE



Taking You Home

Discover stuyvesant-on-the-river Just north of Hudson lies a magical hamlet filled with historic homes dating back to the late 1700’s and early 1800’s, when river entrepreneurs chose this lush region as their home. Here one can leave the bustle of Warren Street, and in minutes be on the porch watching the boats glide by as the sun sets. Kinderhook Village is just minutes away and another great destination for dining. Slip your kayak into the river from your own backyard. Walk your dog along the riverbank. Yes, you can afford to live on the Hudson River! Take a look.

66 Riverview. An iconic 1838 beauty in a park-like private setting on the banks of the Hudson River. Sited on 1.8 landscaped acres. Original detail intact including high ceilings, floor to ceiling arched windows, wide board floors, custom cabinetry and intricate moldings. Balconies off the upper rooms. 3 beds, 3 full baths. $1.05 Million. Call Lisa Bouchard Hoe, 413-329-1162

591 River Road. A perfect blend of antique and modern, the Captain Schermerhorn House dates to 1785. Complete restored interior, large glamorous kitchen, 3 beds, 2 full baths, primary suite, and a third floor ready for finishing. Two fireplaces. Stunning views of the Creekside of the River from every room. $989,000. Call Jonathan Hallam, 518-821-3158

4 Church Street. An adorable 1840 Gothic Revival on 5 acres filled with lovely flower gardens. Separate barn. One bedroom and bath on first floor, two additional upstairs. Original detail intact including steeped pitch roof, board and batten siding, pointed arch window trims. Wood burning fireplace in living room. River views. $1.35 Million. Call Carolyn Lawrence, 518-929-6199

15 Church Street. A stately and elegant 1860 Greek Revival with stunning River views. Modern and spacious cook’s kitchen, 3 beds, primary suite with large walk-in closet/dressing room. Gracious rooms with original detail, floor to ceiling windows, pocket doors, and hardwood floors. Lovely gardens surrounding a private patio, grand front porch overlooking the River. $1.15 Million. Call Chris Jones, 646-256-4797, or Paul Barrett, 518-755-3296

Serving the Hudson Valley and the Berkshires Ghent, NY 518-392-8040

Hudson, NY 518-751-4444

Pittsfield, MA 413-499-7490 upstate HOUSE

| SPRING 2021 • 7 7

INDEX O F ADVERT IS ERS INDEX O F A DVERTI S E R S Acorn Deck House Company . . . . . . . . . . . . . . . . . . . . . . . . 9

Factioned . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Larson Architecture Works . . . . . . . . . . . . . . . . . . . . . . . . . 23

Adirondack Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Finch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

LDR Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60

Artists’ Collective of Hyde Park . . . . . . . . . . . . . . . . . . . . . . 63

Foster Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

Lounge Home Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . 63

Associa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

Gary DiMauro Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 68

Majestic Hudson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

Augustine Landscaping & Nursery . . . . . . . . . . . . . . . . . . . 32

Gino Verdon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

ModCraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

Barbara Carter Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 76

Grandberg & Associates Architects . . . . . . . . . . . . . . . . . . 24

Murray Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Barker Hudson Real Estate . . . . . . . . . . . . . . . . . . back cover

Grist Mill Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

North River Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

Barry Price Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

Halter Associates Realty . . . . . . . . . . . . . . . . . . . . . . . . . 75, 79

Paul A. Castrucci Architects . . . . . . . . . . . . . . . . . . . . . . . . 48

Belgrove Appliance, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Herrington’s . . . . . . . . . . . . . . . . . . . . . . . . . inside front cover

Paul Hallenbeck Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 73

Berkshire Hathaway HomeServices

Herzog’s True Value Home Center . . . . . . inside back cover

Peggy Lampman Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 72

Hudson Valley Properties . . . . . . . . . . . . . . . . . . . . . 69-71

Hudson Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

Phinney Design Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Bertoni Gallery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

Hudson Home . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

Pioneer Millworks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Brown Harris Stevens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74

Hudson River Valley Properties . . . . . . . . . . . . . . . . . . . . . 32

Quatrefoil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Cabinet Designers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

Hudson Valley Construction Group Inc. . . . . . . . . . . . . . . . 7

Richard Pedranti Architect . . . . . . . . . . . . . . . . . . . . . . . . . 62

ChoShields Studio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Hudson Valley House Parts . . . . . . . . . . . . . . . . . . . . . . . . . 23

River Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53

Chris Davies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

Hudson Valley Native Landscaping . . . . . . . . . . . . . . . . . . 61

Roman Professional Engineering / Roman Driveways . . 36

Conklin Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

James Wagman Architect, LLC . . . . . . . . . . . . . . . . . . . . . . . 2

Ryall Sheridan Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . 53

Corcoran Group . . . . . . . . . . . . . . . . . . . . . . . . . . cover, 64-67

Janson Scuro . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

Shay Builders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

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

Jeff Wilkinson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

Stinemire Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

Davala Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76

Kate Aubrey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

Stone Ridge Electric Co., Inc. . . . . . . . . . . . . . . . . . . . . . . . 41

DesignGLXY LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

Kathryn Whitman Architecture, PLLC . . . . . . . . . . . . . . . . 41

Sunflower Natural Food Market . . . . . . . . . . . . . . . . . . . . . 32

Dirty Girls Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

Kinderhook Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77

Talo Architect, P.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Exposures Gallery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

L. Browe Asphalt Services Inc. . . . . . . . . . . . . . . . . . . . . . . 24

Upstate Jamboree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63


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H U D S O N VA L L E Y, B E R K S H I R E S , C AT S K I L L S



Licensed Associate Real Estate Broker to our Woodstock office!

What a great addition to the Halter Associates Realty Team! Jane is a powerhouse with $18 million in sales last year, a proud Woodstock resident and an avid birder. She’s also president of the Friends of Phoenicia Library and a trustee at the John Burroughs Natural History Society. Jane’s knowledge of the area, market trends, the renovation processes, life experience of moving here from a big city along with her diverse background in education, arts and culture, and the relocation industry are what clients need in order to ensure they are taken care of during the process of buying or selling a home. Jane can be reached at (845) 389-5030 or Woodstock NY Office 3257 Rt 212, Woodstock NY 12409 [P] 845 679-2010

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

For those that Really Need to get away

Koh Samui, Thailand

The Quarterly Magazine of Inspired Homes

Subscribe today Only $5 per single-issue or $18 for a one year subscription!

Property offers stunning views of the Gulf of Thailand and sits in a fully managed gated community. Includes architectural plans for 4+ bedroom, 4.5 bath house with pool, jacuzzi and swim-up bar. Just a short stroll to the picturesque white sands of Choeng Mon beach, numerous shops and restaurants. There is a clubhouse with a fully equipped gym, tennis court, all with 24-hour security.


Gino: g | (518) 678-4000

upstate HOUSE

| SPRING 2021 • 7 9



ll the tiles that people are accustomed to seeing are made by machines,” says David Clark, a Beacon-based industrial designer. Clark is referring to the bathroom and kitchen tile that we see in commercial and residential applications every day. This tile is mass manufactured with low-quality ceramic ingredients—almost exclusively overseas—and sold everywhere from Home Depot to Wayfair. Sensing that there might be an appetite in the market for artisanal, handmade tile, Clark started ModCraft out of his Brooklyn apartment in 2004. Beyond the myriad problems that having a ceramic kiln in a small Williamsburg apartment presents, as Clark’s vision for his business grew, he needed more space to keep up with demand. In 2006, Clark and his wife, Mary St. John, both Pratt grads, moved to Beacon to design and make ModCraft’s products in a larger volume. ModCraft’s specialty is three-dimensional wall tiles. (One stunning example can be seen in the fireplace mantel of Evelyn Carr-White’s home, which is featured on page 36.) Dimensional tile, as it’s called, had its heyday in the `50s and `60s at the height of Midcentury design, when it was used architecturally. (Edith

Hudson dimensional wall tile with a Pacific Blue glaze by ModCraft.

Heath’s tile cladding for the Pasadena Art Museum is one notable example.) While it fell out of fashion for a few decades, ModCraft led the way for a new generation of studios reviving the style. And while dimensional tile may be on trend, Clark’s aesthetics are firmly rooted in the lasting elegance of Midcentury Modernism. “Dimensional tile is not a trendy thing to me,” Clark says. “The goal was always to design something that was timeless.” ModCraft offers 12 styles of dimensional tile and matching flat tiles. (Prices range from $40 per square foot to up to $90 per square foot for dimensional tile.) Each tile is handmade using high-fire porcelain clay; Clark estimates that each tile is touched 30 to 40 times by hand during its creation. Glazes come in 26 hues, with subtle variations in color due to small-batch firing. “We don’t try and control the variations,” says Clark. “We’re very controlling of the process, but it’s a natural thing that happens.” “Even though we might produce hundreds of tiles for a job, each one is totally different,” says Clark. And that slight variation, that authentic mark of the human touch, he says, “is what people want when they’re looking for a handmade product of any kind.” —Brian K. Mahoney MOD-CRAFT.COM


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Achieve balance


Find your True North in the Hudson Valley. NOW POWERED BY

Historic Hudson Valley Estate Esopus Endless possibilities on 153 acres


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Turnkey with Style and Substance Catskill 5 bedroom, 2 1/2 bath, 51 acres. $975,000.




926 ROUTE 28, KINGSTON, NY 12401

Modern Gem in Private Oasis Greenville 2 bedroom, 2 bath, 23.4 acres, swimmable pond. $749,000.