July 2009 by Upstate House

THE HOME AND REAL ESTATE MAGAZINE FOR SMARTER LIVING SM NEW YORK HOUSE JULY 2009 A SCHEINMEDIA PUBLICATION NEWYORKHOUSEMAGAZINE.COM

Green Horizons

Home Building Seminar/Green Building Seminar Saturday, July 18, 2009 - 11AM – 1 PM Reservations are needed. Call 888-558-2636 today to reserve your seat. J ULY 2009

FEATURED PROPERTY AT THE BERKSHIRES’ BACK DOOR: Private and Pristine Columbia County Gem LISTED BY LINDSAY LEBRECHT, COPAKE LAKE REALTY CORP. SEE DETAILS PAGE 57.

THE HUDSON VALLEY IS RIPE WITH GREEN JOB OPPORTUNITIES. p32 TECH CITY’S REBIRTH p36 GREEN INTERIOR DESIGNERS p22 TIME TO TUNE UP YOUR HEATING SYSTEM p50 REAL ESTATE LISTINGS p57

Doing our part to stimulate the economy

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Putting the Green Economy to Work

Log in to GreenBusinessCareers.com to Post your Resume or Job Postings Updated daily with hundreds of green real estate and building-related jobs available from some of the country’s biggest employers as well as some of the fastest-growing companies.

#1 sold in Ulster County*

www.realestateshows.com/363706 ENDLESS VIEWS Expansive views across the Rondout Valley to Mohonk & “Gunks” Ridge from this custom built one owner passive solar home offering easy one level living using state of art sustainable standards. Extremely comfortable open plan living in 2200 SF offering 3 BRs including a convenient guest wing, 3 full baths, 2 car garage, an “endless” pool in the sunwashed solarium. Full length deck perfect for entertaining & daydreaming. $449,000 Call Rachel Evans, Lic. Assoc. R.E. Broker (877) 735-9400 ext 106 or C (845) 399-1834

http://www.realestateshows.com/408806 HUDSON RIVER FRONT! Stunning 4.8 park-like acres right on the river enclose this handsome & grand 2200+ SF c.1920 clapboard farmhouse offering 3 BRs, 3 full baths, HW & pine ﬂoors, den/home ofﬁce, dining & family rooms, wrap around screen porch & private water side deck. Det. 2 car garage has STUDIO/guest space above. Watch the ships sail by! RARE FIND. $734,000 Call Rachel Evans, Lic. Assoc. R.E. Broker (877) 735-9400 ext 106 or C (845) 399-1834

COOK’S DELIGHT! Inviting airy floor plan and a fabulous open kitchen with maple cabinetry, granite counters and all SS appliances makes entertaining a dream in this almost new easy living ranch style home nestled on 5 acres on a quiet dead-end road. Smart design with main BR suite on one side and 2 add’l BRs & full bath on the other. Expand living space into full basement with 9’ ceilings. Move in ready! $270,000 Call Amy Levine, Lic.Assoc. R.E. Broker (800) 293-0232 ext 118

PURE COUNTRY A superb 19+ acre setting with absolute privacy, gorgeous meadows & a meandering creek enclose this exquisite country home overlooking a glittering POND! This gracious home features 4 bedrooms, 3 full baths, 24’ living room, formal dining room, large country kitchen with inviting window seat, cozy library/den & a home ofﬁce. Great guest space over 2 car garage and an IG pool for summer fun! HAVE IT ALL! $855,000 Call Amy Levine, Lic.Assoc. R.E. Broker (800) 293-0232 ext 118

FARMHOUSE GEM Everybody’s country dream come true. Smartly restored and updated clapboard farmhouse c. 1840 with abundant original charm & character intact. Gracious interior features living room with cozy stone fireplace & exposed beams, country eat-in kitchen with maple cabinetry, dining room, den/home office, 4 bedrooms, 2 baths and all updated systems. Perfectly lovely 5 acre site adjacent to 20+ acre land conservancy. THE REAL DEAL! $449,000 Call Sheri Safier, Lic. Assoc. R.E. Broker (800) 679-7321 ext 105 or C (914) 466-4576

Employers: Have a Green Job to Fill? Receive 2 months FREE job postings*

www.realestateshows.com/339208 ASTOUNDING VIEWS Massive views across the valley to the majestic Ashokan Reservoir grace the site of this comfortable Woodstock aerie. Tri-level cedar contemporary retreat features 2 story LR with fireplace, country style kitchen, dining space, 3 or 4 BRs, 2.5 baths, den/home office, beautiful HW floors, large deck from which to watch the eagles soar. 2+ private acres just minutes to town. $450,000 Call Sharon Breslau, Lic. Assoc. R.E. Broker (877) 677-0006 ext 103

*To receive your unlimited number of 30-day single job postings, visit www.greenbusinesscareers.com, select post a job, register, and enter our coupon code when ﬁnalizing your order.

Coupon code: 94503545 Contact cdepauw@scheinmedia.com with questions or call 845-340-9600 x106.

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www.realestateshows.com/408584 HISTORIC ESTATE Exquisitely renovated 6600+ SF c.1866 Victorian gem, currently a successful country inn on 19 lush acres. Ultimate countrymodern chic features 7 guest rooms, 5+ baths, media room, Moroccan lounge, 2 kitchens, parlor, solarium, wrap veranda, PLUS separate 2 BR owner’s cottage & yoga studio. Stone patio & deck overlook sweeping lawns w/ IG pool, sauna & lotus pond. TRULY SINGULAR! $1,350,000 Call Cheryl Paff, Lic. R.E. Salesperson (877) 677-0006 ext 123

Click on

www.realestateshows.com/407234 MOUNTAIN PANORAMA Nestled in a bucolic meadow with superb mountain views on 2.7 acres in Bearsville just minutes to Woodstock village, sunwashed country contempo, airy open plan living with gleaming HW floors 23’ LR with stone fireplace, 3 bedrooms, 2 full baths, loft/den or office, dining room, PLUS attached 400+ SF artist’s STUDIO. 900 SF deck beckons for warm weather dining and daydreaming. Outdoor shower,too.! DELIGHT YOUR SENSES! $569,000 Call Sheri Safier, Lic. Assoc. R.E. Broker (800) 679-7321 ext 105 or C (914) 466-4576

www.realestateshows.com/406490 COUNTRY COMFORT Think NEW! This beautiful custom built Cape offers complete privacy on 3 acres and almost 3000 SF of smartly designed living space. Features include gleaming HW floors, perfect maple and stainless steel custom kitchen, LR with cozy fireplace, formal dining room, pocket doors, 4 bedrooms, 2.5 tiled baths, central AC & full ready-tofinish walk-out basement. FANTASTIC LOCATION! $419,900 Call Heidi Maloney, Lic. Assoc. R.E. Broker (800) 679-7321 ext 117 or C (845) 399-2527

w e s t w o o d re a l t y .com

for additional listings. *as per UC MLS residential sold statistics 1993-2008

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GREEN FROM THE GROUND UP. DESIGNED to respect your site and the environment.

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Read our 17 Green Principles at lindal.com/green17 Independently distributed by:

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A WORK OF ART IN YOUR BACKYARD

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everything for the garden and gardener

w w w . a d a m s f a r m s . c o m A H U G E S E L E C T I O N O F H A R DY A N N UA L S , P E R E N N I A L S , S H R U B S A N D T R E E S F RO M O R D I N A RY TO

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K I N G S TO N

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8 NEW YORK HOUSE / July 2009

CONTENTS / JULY 2009

VOLUME 7, ISSUE 1

FEATURES 22 GREEN SCHEME These interior designers enhance your home and the environment. BY GINA MARINELLI

32 GREEN HORIZONS Experts see local job opportunities emerging in renewable energy and conservation sectors. STORY AND PHOTOGRAPHS BY ARTHUR ZACZKIEWICZ

40 BROOKLYN MODERN BFC Partners reshapes the borough’s downtown skyline with Toren, its sustainable highrise, striving for LEED gold.

BY NANCY MEYER; PHOTOGRAPHS BY ROY GUMPEL

ALSO IN THIS ISSUE: 26 PAINT IT GREEN

Brooklyn artists’ community embraces new, sustainable condos.

36 TECHCITY’S REBIRTH The former IBM plant in Kingston is poised to emerge as an ecovillage.

50 THE HEAT IS ON Expert Advice: It’s time to tune up or upgrade your heating system.

CLOCKWISE FROM TOP: DEBORAH DEGRAFFENREID; ROY GUMPEL; JULIE NOVAK; PHOTO PROVIDED

THE MARKETS 57 REAL ESTATE LISTINGS 79 INDEX OF ADVERTISERS

DEPARTMENTS 10 12 12 14 16 18 42 44 46 48 54 78 80

FROM THE EDITOR PUBLISHER’S NOTE ON THE WEB ENTRYWAY LIVE/WORK GREEN EVENTS WHAT YOU DON’T KNOW DO IT GREEN OUR GREEN FUTURE ASK THE GREEN ADVOCATE INNER SPACE THE MAP BACK PORCH newyorkhousemagazine.com 9

from the editor

Innovative Green Design Awards New York House magazine wrapped up our inaugural Innovative Green Design Awards with a celebration of the winners at GreenBuildingsNY last month at the Jacob K. Javits Convention Center. We thank our readers, the green building, design, and furnishings community, and our judges for their participation and support in making this a resounding success. Stay tuned for next year’s competition, which will be expanded to include building materials, paints and ﬁnishes, and other categories. Your neighbor,

Publisher Jonathan A. Schein Editor Nancy Meyer Ar t Director Julie Novak Assistant Editor Lindsay Suchow

Nancy Meyer

Production Director Jessica Housen Contributing Designer Katie Love Design Interns Neslihan Ulus, Rob Fleming Proofreader Nancy Graham Contributors Liz Arnold, Eric Francis Coppolino, Anne Pyburn Craig, Deborah DeGraffenreid, Rob Fleming, Roy Gumpel, Gina Marinelli, Sue Sanders, Arthur Zaczkiewicz Sales & Marketing Director Cynthia Kudren (845) 340-9600, ext. 110 cynthia@scheinmedia.com Account Executives Poppy Ganung, (845) 877-0213 Bob Grossman, (914) 610-0467 Barbara Manson, ext. 321 Randy Schein, (917) 685-7758 Nancy Tierney, (707) 486-8599 Published by President & CEO Jonathan A. Schein Vice Chairman Gerald D. Schein Editorial Director Susan Piperato Finance Matthew Watzka Sales & Marketing Coordinator Tracey Glover NEW YORK HOUSE is published 12 times a year by ScheinMedia. ALL REAL ESTATE ADVERTISING IN NEW YORK HOUSE IS SUBJECT TO THE FAIR HOUSING ACT, WHICH MAKES IT ILLEGAL TO ADVERTISE “ANY PREFERENCE, LIMITATION, OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN, OR AN INTENTION TO MAKE ANY SUCH PREFERENCE, LIMITATION, OR DISCRIMINATION.” NEW YORK HOUSE WILL NOT KNOWINGLY ACCEPT ADVERTISING THAT IS IN VIOLATION OF THE LAW. CONTENTS COPYRIGHT 2009 SCHEINMEDIA. ALL RIGHTS RESERVED. NEITHER THIS PUBLICATION NOR ANY PART OF IT MAY BE REPRODUCED IN ANY FORM, BY ANY MEANS, WITHOUT THE PRIOR PERMISSION OF SCHEINMEDIA.

ROB FLEMING

ADVERTISING DEADLINE The 9th of every month. Contact Cynthia Kudren (845) 340-9600, ext. 110 cynthia@scheinmedia.com Visit our website for more information: newyorkhousemagazine.com

TOP ROW, LEFT TO RIGHT: NANCY MEYER; MEYER PRESENTING STYLO’S RANDY HORNMAN WITH THE BEST INNOVATIVE GREEN DESIGN AWARD FOR FURNITURE (HARD GOODS); BRENDAN MCSHEEHY OF UNIVERSAL FIBERS, THE FLOORING/FLOOR COVERINGS WINNER. MIDDLE ROW, LEFT TO RIGHT: IKO AVIV OF NY LOFT, THE WINNER IN KITCHEN FURNITURE; VINCENT PORRECA AND GREGG HOLLADAY FROM GE INDUSTRIAL WITH THE HYBRID WATER HEATER, THE WINNING HOUSEHOLD APPLIANCE; JONATHAN SCHEIN. BOTTOM ROW, LEFT TO RIGHT: JAMIE BRAVO OF METEOR LIGHTING; MEYER WITH PiSAT SOLAR’S PETER WILLIAMS; THORSTEN PLATT OF LIEBHERR AND RON FRANTZ FROM ALNO, DISTRIBUTOR OF THE CS 2062, 36" REFRIGERATOR, THE WINNER IN KITCHEN APPLIANCES.

Relocate to our home page for complete coverage of the winners and the judging, as well as highlights from the awards ceremony and GreenBuildingsNY trade show. newyorkhousemagazine.com 10 NEW YORK HOUSE / July 2009

EDITORIAL SUBMISSIONS Send all queries and submissions to nmeyer@scheinmedia.com SUBSCRIPTIONS Subscriptions are $19.95/year (12 issues). REPRINTS reprints@scheinmedia.com ScheinMedia 233 Fair Street Kingston, NY 12401 New York City (845) 340-9600 (212) 675-9300 fax (845) 340-1470 info@scheinmedia.com newyorkhousemagazine.com

newyorkhousemagazine.com 11

publisher’s note

ONLY ON THE WEB

july 2009 NEWYORKHOUSEMAGAZINE.COM ENTER NEW YORK HOUSE MAGAZINE’S ROOM MAKEOVER SWEEPSTAKES By taking our Reader Survey online at newyorkhousemagazine.com, you could win a Sure Fit Aspen Organic 100-percent organic cotton slip cover for your sofa or loveseat! Winner will be chosen at random from all online Reader Surveys submitted in July.

DEBORAH DEGRAFFENREID

THE HOME AND REAL ESTATE MAGAZINE FOR SMARTER LIVING SM

reader’s survey

Our Third Year of Growth

Websites: NewYorkHouseMagazine.com NJand.com NYinc.com MetroGreenBusiness.com GreenBusinessCareers.com Events: New York Commercial Real Estate Conferences New Jersey Commercial Real Estate Conferences Hudson Valley Green Real Estate Development Conference [coming this fall] Specialty Publications: Active Adult Communities Guide Green Building Resource Directory

Jonathan A. Schein Read Jonathan A. Schein’s columns on huffingtonpost.com

12 NEW YORK HOUSE / July 2009

One lucky winner will receive a Sure Fit Aspen Organic cotton slip cover for sofa or loveseat, with a retail value of $69.99 for the loveseat or $79.99 for the sofa slip cover.

WATCH NEW YORK HOUSE MAGAZINE’S INNOVATIVE GREEN DESIGN AWARDS CELEBRATION AT GREENBUILDINGSNY Check out highlights from the 2009 GreenBuildingsNY® trade show including video recap of New York House’s inaugural Innovative Green Design Awards ceremony. Stay tuned for next year’s competition, which will be expanded to include building materials categories.

GREENBUSINESSCAREERS.COM PUTTING THE GREEN ECONOMY TO WORK GreenBusinessCareers.com is updated daily with hundreds of green real estate and building-related jobs available from some of the country’s biggest employers as well as some of the fastest-growing companies.

ISTOCKPHOTO.COM

The one overriding theme common throughout our product oﬀerings is a commitment to green and sustainability in the real estate and business industry. It certainly is not the only aspect in the arena, but it is getting more important and becoming a viable avenue for all businesses. All of this growth could not have happened without the superior talent that walks through our doors and satellite oﬃces. Our editorial, sales, production, and administrative professionals are among the best and simply have no peers. It is a true honor to work with such a group of people. As we move into our fourth year and many years forward, we continue our commitment to bringing you the best in all aspects of media. Stay tuned and you’ll see why ScheinMedia is the fastest growing media company in the Hudson Valley. On a somber note, we mourn the passing of our colleague and dear friend Jim Andrews, former editor of New York House, whose passion for green living inspired us all.

PHOTO PROVIDED

ScheinMedia recently celebrated its third anniversary. Beginning with the acquisition of New York House and expanding with other magazines, websites, guides and conferences, we’ve become a rather active and vibrant media enterprise. Here is what we’ve launched in just 36 months: Magazines: New Jersey & Company NYinc

HOME GREEN HOME At IceStone, we make slabs from 100% recycled glass and cement to create a highly durable, high performance concrete surface. IceStone is not an engineered stone - it is lovingly handcrafted here in our day-lit factory in the Brooklyn Navy Yard. IceStone is free of resins, plastics, and VOCs, making it the healthiest and greenest choice for your home or office. We are mission driven which is why we worked so hard to become the first and only durable surface to achieve GOLD Cradle to Cradleâ&#x201E;˘ certification. So, next time you are designing or building, choose IceStone, made right here in the USA. For more information about IceStone, our 29 colors, or to find a retailer near you, please call 718-624-4900 or visit us at www.icestone.biz.

M A D E I N B R O O K LY N , N Y

W W W. I C E S T O N E . B I Z

newyorkhousemagazine.com 13

entryway

JOYOUS July “Life without liberty is like a body without spirit.” —KAHLIL GIBRAN

The U.S. generates approximately 230 million tons of garbage annually— 4.6 pounds per person every day.

event listings 11th Annual Broadway Barks

July 11

MANHATTAN

Hosted by Mary Tyler Moore and Bernadette Peters, Broadway Barks 11 will benefit New York City’s animal shelters and adoption agencies. Broadway stars will present animals for adoption. Donations suggested. 3:30pm-6:30pm. Shubert Alley (between 44th and 55th streets, between Broadway and Eighth Avenue). (212) 840-0770 x477. broadwaybarks.com

Tour de Queens July 12

QUEENS

Pedal your way around the borough in this 24-mile, leisurely-paced bike ride open to all ages and experience levels. Although registration is full, 500 spots will open on firstcome, first-serve basis the day of the event.

According to AltUse.com, 70 percent of trash in landfills can be recycled or reused. Think twice before tossing items in the trash: use old CDs as coasters, old mouse pads to open tight jars, or even heal a bruise with toothpaste. Source: AltUse.com

Free. Registration 8am. Flushing Meadows Corona Park. (212) 629-8080. tourdequeens.org

Grey Fox Bluegrass Festival July 16-19 OAK HILL

Get in touch with your American roots with four days and multiple stages of bluegrass jams. Ricky Scaggs and the Del McCoury Band round out the list of headliners for this annual festival. $50-$175. Walsh Farm. (888) 946-8495. greyfoxbluegrass.com

Celebrate Freedom, Discovery In honor and celebration of the 400th anniversary of Henry Hudson’s historic exploration of the Hudson River, Macy’s 4th of July Fireworks—the nation’s largest Independence Day pyrotechnics show—will be moved to the Hudson this year. See about 40,000 shells burst into every color of the rainbow for 26 minutes star ting at 9 p.m., from six barges between 24th and 50th streets. Get the best views from spots along Manhattan’s West Side and neighboring New Jersey. (212) 494-4495. macys.com/fireworks

Bounty on the Hudson August 1-2

MILLBROOK

Recommended Reading

Please submit calendar items and books to Assistant Editor Lindsay Suchow for consideration: lsuchow@scheinmedia.com

14 NEW YORK HOUSE / July 2009

$25 advance, $35 at the door (plus tax). 12-5pm. Millbrook Winery. (845) 256-8456. gunkswine.com

ISTOCKPHOTO.COM (2); JULIE NOVAK

According to authors Paula Baker, Erica Elliott, and John Banta, indoor air pollution is one of the top four environmental health risks in the U.S. In Prescriptions for a Healthy House (New Society Publishers, 2008; $28.95), architects, builders, and homeowners are given a comprehensive guide to making their homes cleaner star t to finish, from metals, masonry, and furnishings to electrical, mechanical, and even site work—no stone is left unturned.

Sample vino from every stop on the Shawangunk Wine Trail and other Hudson Valley vineyards. Munch on farm fresh produce and cuisine from area restaurants while enjoying cooking workshops and live music.

newyorkhousemagazine.com 15

live/work

PRODUCTS, SERVICES, AND TIPS TO MAKE YOUR HOME & OFFICE MORE COMFORTABLE, HEALTHY, AND EFFICIENT

Greening with Style This summer, hit the boardwalks and outdoor markets with a stylish reversible, washable bag to match your ecofriendliness. Green Girl’s EcoTote line features tapered straps and double-stitching for extra comfor t. A por tion of online proceeds are donated to American Forests and other environmental initiatives. $45-$120. greengirlworld.com

Eternal Light (Almost) Darkness is a thing of the past when you only change your light bulb once every decade. According to the C. Crane Company, the light-emitting diode GeoBulb uses 7.5 watts to produce as much light as a 60-watt incandescent, uses half the energy of a compact fluorescent, contains no lead or mercury, and lasts 10 years with typical use. $119.95. ccrane.com

The Great Outdoors Eldorado Stone has expedited the installation of outdoor enter tainment with its new Eldorado Outdoor line. With modular components made of glass-fiber reinforced concrete, dressed with stone and brick within hours of installation, you’ll have your kitchen, fireplace, or bar in hours rather than days, with no mess or waste. Prices vary; consult your local dealer. eldoradostone.com/outdoor

Still unconvinced green cleaning products will do the trick? Put Simply Neutral’s hypoallergenic, natural allpurpose cleaner to the test on your counter tops, tiles, tubs, and more. Just 4.85 oz. of concentrate ($15.99) and water will fill a 32-oz. container six times (concentrate and bottle $18.99). Pre-mixed 32-oz. bottle $5.99. simplyneutral.com

Through the Motions With the Sensor Plug, the world’s first motion-sensing electrical outlet, plugin lighting products and other fixtures will only turn on when movement is detected, and automatically shut off when the room is no longer occupied. $19.99; two for $35. sensorplug.com

Live/Work showcases new, innovative, green, and local products and technologies for the oﬃce and home. Please send product information to Assistant Editor Lindsay Suchow at lsuchow@scheinmedia.com

16 NEW YORK HOUSE / July 2009

CLOCKWISE FROM TOP: JULIE NOVAK (2); ELDORADO STONE; JULIE NOVAK (2); C. CRANE COMPANY

Neutral Force

" The beauty of green is the nature of our business."

www.nativelandscaping.net

Email: pete@nativelandscaping.net

991 Route 22, Quaker Ridge Plaza, Pawling, NY 12564 Tel: (845) 855-7050

newyorkhousemagazine.com 17

JULY

Residential Land

Commercial Industrial

GREEN DRINKS NYC MIDSUMMER NIGHT SOIREE MANHATTAN

Events Calendar

Join the popula r New York gree n networking grou p in celebrating th e season and the city. $10 advance, $2 0 at the door. 610pm. Tavern on the Green. (212 ) 941-6520. gree ndrinksnyc.com

A calendar of events with a focus on promoting sustainability in our homes and communities. A CABIN IN THE WOODS Located a mere 10 minutes from Woodstock Village, handsome 1 BR log cabin is made with real peeled logs, and has huge stone ﬁreplace, screened in porch, & 200 sq ft studio with electric. Creativity sings in the air in this former home to an Oscar winning songwriter, and in area of “Big Pink”. $264,900 #20092621

ZEN CONTEMPORARY Knock-your-socks-off 2 BR contemporary on 3.44 fabulous acres in Woodstock is surrounded by Japanese maples, hardwoods, perennials, and man-made stream & pond. Pyramidal cathedral ceiling lit by 24 clerestory windows & 2 stunning archways. Unbelievably gorgeous; too many features to mention here. $779,000 #20092288

JULY OR LEED HFBORHOODWEBINAR N E I G LO P M E N T DEVE WHERE cil g Coun Buildin E V E RY

s . Green eloper The U.S al estate dev ut LEED o re invites in learning ab national st d r e t fi s e e —th inter t ebinar n s r e e m n ow elop o this w pment. v d t e n — la D s d d d lo an hoo hoo redeve ighbor ighbor for Ne for green ne nd brownfield rd infill a 0pm. standa urban n o rs. 1-2:3 d e e b s m u c e fo BC m 0 USG $80, $6 -1747. px 95 ogin.as GREE (800) 7 e.usgbc.org/L n li n N o d YC & NEDGE lee

JULY

BORO GREEN WALK UGHS MANHING TO UR ATTAN Tou

HISTORICAL COTTAGE Appearing on a 1792 map as a stage coach stop, sweet cottage with historic restoration in progress includes wide board ﬂoors, original 9/6 windows, most interior doors & hardware. Also, working ﬁreplace with bee-hive oven, Dutch door, original curved wall, distant view of Mohonk, and so much more. $262,000 #20092639

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Visit www.winmorrisonrealty.com and take our virtual tours. 18 NEW YORK HOUSE / July 2009

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Lisa Thomas 845.757.5000 x14

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garydimauro.com newyorkhousemagazine.com 21

GREEN SCHEME These interior designers enhance your home and the environment. BY GINA MARINELLI; PHOTOGRAPHS PROVIDED

here are some basic principles that deﬁne interior design: form, ﬂow, function, texture, color scheme. But with a growing market of new products being released to the public literally every day, it may just be possible that “sustainability” or “ecofriendliness” will be the next vital standard that interior design must reach. Until this day comes, New York House can help you choose an interior designer and, more importantly, introduce you to some of the simplest and newest ways to design your green home. “Everybody’s eco all of a sudden,” as Cheryl Terrace puts it, quite excited at the thought that so many people are “jumping on the band wagon” in choosing to create greener homes, something she’s been in the business of since 1997. “‘Green’ is a very complex term,” says the founder of Vital Design Ltd. She explains that what some may call green interior design can also be known as mindful, thoughtful, authentic, integrity-driven, or environmentally responsible. But essentially, as many designers would agree, the degree to which a client chooses to be ecofriendly is up to them, and Terrace says, “Like any good designer, you’re working with a client’s lifestyle choices.” If you happen to be, like Terrace, a self-proclaimed environmentalist, green and environmentally-sound

22 NEW YORK HOUSE / July 2009

practices may be a way of life. If not, architect and interior designer Carol J.W. Kurth says one big push when going green is allergies. “Indoor air quality is a pretty major thing,” she explains. The most common fumes are the ones that are most obvious, she adds, referring to those that are off-gassed from carpeting, paints, and glues. It’s no wonder that in response to this desire for a healthier living space, Kurth says the most requested green design elements are the low- and no-VOC (volatile organic compounds) paints. Choosing paints by Mystic or Aura by Benjamin Moore can be the “simplest and best” way to make your home a little more ecofriendly, Kurth says. Other simple green steps include changing your light bulbs to compact fluorescent lamps (CFLs) or light-emitting diode (LED) lights, choosing carpeting without backing or padding, or reclaiming antiques. But more significantly, these changes can also provide a better quality of life for the most important part of the home—the residents. Tim Button, whose daughter suffered from dust allergies as a child, has seen the push toward green in the last 10 years, he says. “It started to become something I focused on from a personal environmental view,” he says. But it is not just his experience as a concerned parent that makes him qualified; Button is a

partner of Stedila Design, the interior designers for the Solaire, the Verdesian, and most notably, the Visionaire, Battery Park’s LEED Platinum certified condominium. “The Visionaire is the most recent and the greenest by far,” Button says of his major developments in Battery Park, which under former Gov. Pataki’s mandate in the late1990s must be built to a higher environmental standard than just code as it is situated on state land, Button adds. In what he calls a “sophisticated design culture,” the Visionaire is still “very competitive” in the New York market with studios starting at $750,000 and penthouses going for a few million. “They had to be beautifully designed,” he says, comparing these condos to something one could find Midtown, “why would I want to do anything else?” When designing the Solaire, a LEED Gold rental apartment building in early 2000, Button says the market for green products was nowhere near as staggering as the availability there was when designing the Visionaire. Some of his favorite vendors whose products are found in his developments include Plyboo’s bamboo plywood and flooring by Smith and Fong Co.; Bentley Carpets made from recycled yarns; Innovations in Wall Coverings, which feature materials such as honeysuckle vines and straw; Oceanside Glasstile; 3form USA, whose materials are not only recycled but recyclable; Kirei Board made from reclaimed sorghum straw, and Carnegie Fabrics. “All of these materials I would use even if I didn’t care [about the environment],” says Button. “They’re beautiful.” Many of these products follow cradle-to-cradle, Button says, describing this principle as “sustainable to the end” and leaving little or no residue after its life cycle. Interior designer Terrace says that while some clients are looking for this, others are just looking for something that won’t make their children sick, referring back to the issue of indoor air quality. Green interior design, as she describes, is essentially healthy interior design. In choosing a compatible green interior designer, ideally they should have the resources and information to help their client chose what green products are compatible to their home, to their daily life, and to their budget. Also one of the most important things to look for in an interior designer, green or not, is certification from the National Council for Interior Design Qualification, says Kurth. Interior designers who graduate with a degree, she says, should have passed their NCIDQ. However, Kurth and other registered architects are not mandated to take the exam which she calls “the defining standard” for the interior design profession.

As far as a special certiﬁcation for being an environmentallyconscious designer, there is none at the time. Kurth says the responsibility of the designer is to introduce green elements into the practice and educate clients. Adds Terrace, who calls herself the “godmother of green,” “It’s something you either get or don’t get. But the thing now is that there’s a sense of awareness.” Whether you are working with a brand new development or are looking to revamp your current home, any of the interior designers from New York House’s resource list are a good starting point. Your best green interior designer is one that understands your needs, your style, and your commitment to a green environment.

LIST OF GREEN INTERIOR DESIGNERS ALISON MILLER DESIGN

INTERIOR DESIGN SOLUTION

Alison A. Miller, ASID

Susan Aiello, ASID, LEED AP, CID

PO Box 809, Woodstock, NY 12498

300 E. 74 St., New York, NY 10021

(845) 706-3101, alisonm@mbgny.com

(212) 628-3938, saiello@idsny.com

AMERICAN & INTERNATIONAL DESIGNS, INC.

idsny.com, idsgreen.com (blog)

Susan Huckvale Arann, ASID

JACQUELINE HOSFORD INTERIOR DESIGN LLC

1110 South Ave., Ste. 2, Staten Island, NY 10314

Jacqueline Hosford, ASID

(347) 273-1364, susanharann@aol.com

3875 Waldo Ave., Apt. 9T, Bronx, NY 10463

designamericanyc.com

(347) 482-1700, jacqkam@gmail.com

B MOORE DESIGN, INC.

jacquelinehosforddesign.com

Barbara R. Moore, ASID

LOTHROP ASSOCIATES, LLP

385 Atlantic Ave., Brooklyn, NY 11217

James D. Lothrop Jr, ASID, AIA, CID

(718) 369-9494, barbara@bmooredesign.com

Judy Girod, ASID, CID

bmooredesign.com

200 Summit Lake Dr.,Valhalla, NY 10595

BAANI SINGH, ASID, LEED AP, AIA

(914) 741-1115 ext. 238

25 Petalas Dr., East Greenbush, NY 12061

jlothrop@lothropassociates.com

(518) 729-2967, baani00@yahoo.com

jgirod@lothropassociates.com, lothropassociates.com

JOHN A. BUSCARELLO, ASID

NIRMADA INTERIOR ARCHITECTURE

27 W. 20 St., Ste. 1206, New York, NY 10011 (212) 691-5881, john@buscarello.com, buscarello.com D’AQUINO MONACO INC. 214 W. 29 St., New York, NY 10001 (212) 929-9787, carl@daquinomonaco.com daquinomonaco.com DAVID BERGMAN ARCHITECT ARCHITECTURE + INTERIORS David Bergman, USGBC, LEED AP 241 Eldridge St. #3R, New York, NY 10002 (212) 475-3106, info@cyberg.com, cyberg.com DEBEAR DESIGNS INC. Carol DeBear, ASID 6 Circle Rd., Scarsdale, NY 10583 (914) 725-2385, debeardesigns@gmail.com debeardesign.com

AND DESIGN, LLC Kati Cur tis, ASID, LEED AP 205 W. 54 St., Apt. 4G, New York, NY 10019 (347) 374-8299 kati@nirmada.com nirmada.com nirmada.com\blog THE OFFICE OF CAROL J.W. KURTH, AIA, PC Carol J.W. Kur th, AIA, LEED AP, USGBC The Arcade Building 644 Old Post Rd., Bedford, NY 10506 (914) 234-2595 carol.kurth@carolkurtharchitects.com carolkurtharchitects.com STEDILA DESIGN Tim Button, USGBC 135 E. 55 St., 6th Floor, New York, NY 10022 (212) 751-4281

DESIGN SMITH INTERIORS

tim@stediladesign.com

Pam Smith, Owner and Creative Director

stediladesign.com

7 Knollwood Dr., Rye Brook, NY 10573 (914) 939-9033, psmith@designsmithinteriors.com designsmithinteriors.com

ABOVE, TOP TO BOTTOM: A MAJOR PART OF WHAT MAKES INTERIOR DESIGN GREEN AND SUSTAINABLE IS THE IMPACT ON THE CLIENT IN THE HOME, ON THE TOXICITY TO THE ENVIRONMENT, AND ON THE “GLOBAL CITIZENSHIP” AT LARGE, EXPLAINS CHERYL TERRACE OF VITAL DESIGN LTD.; A VIEW OF THE SAUGERTIES TOWN HALL INTERIOR DESIGN BY JANUS WELTON’S ECOARCHITECTURE DESIGNWORKS. DESIGNED WITH GREEN MATERIALS, RADIANT HEAT, ENERGY EFFICIENT LIGHTING AND HVAC, AND CONSTRUCTED OF RECYCLED AND INDUSTRIAL ELEMENTS, THE TOWN HALL IS AWAITING PHASE II-PV SOLAR PANELS. OPPOSITE: THE VISIONAIRE, A LEED PLATINUM BUILDING LOCATED IN BATTERY PARK, IS THE THIRD MAJOR GREEN DEVELOPMENT WITH INTERIOR DESIGN BY STEDILA DESIGN INC.

(arranged alphabetically)

SUNFLOWER STAGING Christine Spitale, Owner, Cer tified Real Estate Stager

DIANE NEFF, ARCHITECT, PLLC

& Home Stylist

Diane Neff, USGBC, LEED AP

3 Alloway Crest, Highland Mills, NY 10930

43 Concord Ave., Larchmont, NY 10538

(845) 325-5519, spitale5@optonline.net

(917) 880-9517, diane@dneffarch.com, dneffarch.com

sunflowerstaging.com

ECOARCHITECTURE DESIGNWORKS, PC

THOM FILICIA INC.

Janus Welton, AIA, USGBC

Thom Filicia

PO Box 86, Woodstock, NY 12498

270 Lafayette St., Ste. 10012, New York, NY 10012

(845) 247-4620, ecoarchitect@hvc.rr.com

(212) 736-6454, info@thomfilicia.com, thomfilicia.com

janusweltondesignworks.com

VITAL DESIGN LTD.

HUDSON RIVER DESIGN

Cheryl Terrace

Chuck Silver, USGBC

102 W. 85 St., 2G, New York, NY 10024

120 Lighthouse Dr., Sauger ties, NY 12477

(212) 799-1540, cheryl@vitaldesignltd.com vitaldesignltd.com

(845) 246-0725, csilver@hvc.rr.com, chucksilver.com

newyorkhousemagazine.com 23

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24 NEW YORK HOUSE / July 2009

Broker Directory

LANA BEESECKER Coldwell Banker Currier and Lazier Realtors 34 North Plank Road Newburgh, NY 12550 (845) 562-4200 lbeesecker@coldwellbanker.com Having earned the EcoBroker Designation I am looking forward to helping my clients, friends and neighbors take better care of our planet by conveying information on the products and services that will help us live a better life. ALYSON KIRK D.L. Hawkins & Associates EcoBroker® Certiﬁed 35 Mathews St Goshen NY 10924 (845) 294-5111, Ext. 343 (201) 390-2019 cell alysonkirk@realsolutions.com www.shaklee.net/alysonkirk BARBARA MANSON Ellis Sotheby’s International Realty 76 North Broadway Nyack, NY 10960 (845) 926-6809 barbara.manson@ellissir.com The EcoBroker® Designation allows me to guide my clients to green and sustainable living. Please call for information on services, products and green real estate in the Hudson Valley.

EILEEN REGAN Eileen Regan Real Estate, Inc. Licensed Real Estate Broker GRI, EcoBroker Certiﬁed 18 Quaker Avenue Cornwall, NY 12518 (845) 534-3100 (914) 474-6984 cell eileenregan@verizon.net LINDSAY B. RICHMAN Brown Harris Stevens Residential Sales LLC Licensed Real Estate Salesperson EcoBroker Certiﬁed & Urban Green Council Member (USGBC-NY Chapter) 1121 Madison Avenue New York, NY 10021 (212) 906-9229 (646) 258-7082 cell lrichman@bhsusa.com Specialist for indoor environmental and energy issues + LEED for New Construction, Existing Buildings, and Homes.

newyorkhousemagazine.com 25

personal space

26 NEW YORK HOUSE / July 2009

e planted herbs this morning,” says Melinda Wansbrough, recalling the Sunday’s activities with her 3-year-old son, Hugo. She’s standing in the kitchen of her 1,050-square-foot condo, talking over the barely audible hum of an Energy Star washer-dryer and gazing out at the 400-square-foot terrace. With a decking of ipe (a durable Brazilian hardwood) the outdoor space more than doubles the size of the adjacent living-and-dining area, washing it with daylight. Behind a grouping of potted plants on the terrace steps, her husband, Evan Player, lounges in the sun on a cane chair, the colorful tattoos on his arms ﬂashing as he turns pages of a book. “Hugo’s got his own tools and loves to push dirt around, and he knows about watering,” says Wansbrough as the little one pads barefoot across bamboo ﬂoors, clutching a handful of sticks he’s collected from nearby parks in the artistic enclave known as Williamsburg, Brooklyn.

Paint it Green A Brooklyn artists’ community embraces the addition of new, sustainable condos. BY LIZ ARNOLD; PHOTOGRAPHS BY DEBORAH DEGRAFFENREID

ON THE DECK THAT EXTENDS FROM THE OPENPLAN LIVING AREA OF THE WILLIAMSBURG CONDO, RESIDENT EVAN PLAYER ENTERTAINS HIS SISTERIN-LAW SALLY AND NIECE ISSY. OPPOSITE: THE ALUMINUM-SIDING EXTERIOR OF THE MIXED-USE WILLIAMSBURG BUILDING REFERENCES THE AREA’S INDUSTRIAL ROOTS.

“We wanted to contribute to the dialogue of the city, to have a physical space that excited people and encouraged discourse.“ —Derek Denckla Welcome to the new green residential complex Greenbelt, a joint venture by developer Derek Denckla of Propeller Group and architect Gregory Merryweather. The five-story, mixed-use building boasts so many sustainable features that it’s vying for LEED-New Construction (NC) Gold Certification, possibly by late autumn. If that’s granted, it will be the first LEED-NC Gold building in Brooklyn. It’s also home to the non-profit Center for Performance Research (CPR), a 4,000-square-foot arts space that includes two studios (one doubles as a performance area), restrooms, a kitchen, and storage space. The eight units upstairs, all one- or two-bedroom condos, are occupied by eco-conscious creative types like Player and Wansbrough: he’s a production manager at the Music Hall of Williamsburg; she’s a partner in the fashion line Mirror/Dash which she launched with her friend, Sonic Youth bassist Kim Gordon. Wansbrough is also the sales director and merchandiser for fashion designer Jeffrey Monteiro. With artists and writers as neighbors, not to mention the cultural crowds that CPR events draw, they fit right in. Continued on Page 28 newyorkhousemagazine.com 27

Continued from Page 27 Conceived by Denckla and Merryweather to remedy the usual emigration of artists when property values rise, Greenbelt supports the existing cultural community while providing environmentally responsible housing way below luxury-condo rates. Denckla, a former attorney with a background in community organizing and events, has worked as a consultant for arts non-profits on making major real estate decisions. The last thing he wanted to see was Williamsburg go the way of Soho, where the mixed-use neighborhood once known for artist lofts has gentrified to become more of an outdoor shopping mall. “It’s not bad that people want to move to an artistic community,” he says. “The problem is that when everyone moves there, there are no artists left because they can no longer afford to be there.” Taking care not to displace businesses or local residents in the Italian north side of Williamsburg, the developers purchased a one-story plumbing business near the sleepy corner of Manhattan Avenue and Jackson Street with the intention 28 NEW YORK HOUSE / July 2009

of building up from there. The project was then structured around communityfacilities zoning, in which a doctor’s office or other public-sector service occupies the ground floor. “But we wanted to contribute to the dialogue of the city, to have a physical space that excited people and encouraged discourse. As a working artist and as a person interested in policy,” says Denckla, who also plays guitar in the Brooklyn band Building 6, “I thought Williamsburg was a perfect place to experiment with this idea of finding a nonprofit user for the ground floor. We could subsidize an arts space by selling condos. And we also decided that sustainability was part of our mission.” Denckla tapped his resources in the arts and facilitated the formation of the CPR. A continued event series at the center focuses on themes of sustainability, both cultural and environmental—the very issues that motivated these developers to create this innovative project from the start. Sustainability is on the minds of Greenbelt residents, too. How could it not be? Each of the eight condos, which range from 750-square-foot one-bedrooms to

1,100-square-foot two-bedrooms, and which were sold for between $555,000 and $795,000, includes energyefficient technologies and green features: Energy Star appliances and lighting, Forbo Marmoleum floors in the kitchen, Benjamin Moore Eco-Spec low-volatile organic compound (VOC) interior paint, Richlite compressed paper-and-resin kitchen counters, and high-efficiency dual-flush Caroma toilets. Rooftop solar panels produce five kilowatts of power—the amount a typical household uses in a year—and that energy runs the elevator and lighting in the building’s common areas. According to Melinda, there’s buzz in the building about putting fruit trees and a communal clothesline on the rooftop. Why use energy when air-dried clothes smell fresher, anyway? Player and Wansbrough, who moved to Greenbelt in January from the Brooklyn neighborhood Carroll Gardens, were sold the second they saw it. “We walked in and I said, ‘Evan, we have to make this happen,’” recalls Wansbrough, an Aussie who says the indooroutdoor aspect reminded her of home. They had grown weary of difficult neighbors in rental buildings—not to mention the guilt associated with the inevitable waste of resources in old apartments. “In the middle of winter,” says Player, who’s also a musician, “it gets so hot you

have to open the window. Landlords spend a fortune to heat those buildings.” Now, he says, they can keep the temperature at a comfortable and energy-efficient 66 degrees during cold months, and though their home is larger than their last one, the monthly electric bill is still $20 less. In the couple’s second-floor, two-bedroom home, vintage furniture mixed with a few industrial elements complements the contemporary architecture. “Midcentury pieces soften it and make it feel lived in,” says Wansbrough. “You’ve got to make it warm and homey.” Danish case goods provide storage, and a 1960s bookcase is filled with colorful resin dishes. Artwork by well-known names like David Larwill and Stephen Ormandy, many of whom are friends of the couple, hangs on the walls. Pulled up to the bar in the kitchen is a row of industrial swivel stools. Also, near the door, there’s a wire basket filled with some discarded paper and odd containers. “That’s Hugo’s recycling,” explains Wansbrough. “He loves to sort. He just taught my parents how to do it.” An added benefit of living in a green environment is the next generation learns young about sustainability. On a recent day, Hugo told Wansbrough they should take the stairs, not the elevator. “We have to save energy, Mom.”

Resource List DEVELOPER (A joint venture between Derek Denckla of Propeller Group and architect Gregory Merryweather) DEREK DENCKLA, Propeller Group Brooklyn; (718) 797-4233; propellergroup.net GREGORY MERRYWEATHER, Architect Merryweather Blough Office New York; (212) 366-9675; graftworks.net

LEED CONSULTANT LARSEN PLANO, senior project manager Community Environmental Center New York; (718) 784-1444; cecenter.org

ENERGY RECOVERY VENTILATION SYSTEM RenewAire Ventilation Madison, WI; (800) 627-4499; renewaire.com

PAINT BENJAMIN MOORE Montvale, NJ; (800) 672-4686; benjaminmoore.com

ELEVATOR KONE Lisle, IL; (800) 956-5663; kone.com

WALL INSULATION THERMAFIBER Wabash, IN; (888) 834-2371; thermafiber.com

SKYLIGHT KALWALL Manchester, NH; (800) 258-977; kalwall.com

HEAT PUMP TRANE Piscataway, NJ; (732) 652-7000; trane.com

LOW-E COATED WINDOWS OLDCASTLE GLASS Santa Monica, CA; (866) 653-2278; oldcastleglass.com

KITCHEN CABINETS purekitchen Brooklyn; (718) 715-0843; purekitchen.com

KITCHEN COUNTERS RICHLITE Tacoma, WA; (888) 383-5533; richlite.com

KITCHEN FLOORING FORBO Hazelton, PA; (866) MARMOLEUM; themarmoleumstore. com

GARBAGE DISPOSAL InSinkErator Racine, WI; (800) 558-5700; insinkerator.com

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BATHROOM SINKS AND SHOWER HEADS KOHLER Kohler, WI; (800) 4-KOHLER; us.kohler.com

TOILETS CLOCKWISE FROM TOP: THE FLOORPLAN OF MELINDA AND EVAN’S 1,050-SQUARE-FOOT CONDO; MELINDA AND NIECE ISSY OVERLOOK BROOKLYN WITH VIEWS OF THE MANHATTAN SKYLINE; THE PHOTOVOLTAIC ARRAY POWERS THE COMMON AREAS, INCLUDING THE ELEVATOR. OPPOSITE, TOP TO BOTTOM: ON THE DECK, MELINDA WATCHES WHILE EVAN ENTERTAINS ISSY AND THEIR SON HUGO; IN THE KITCHEN, CASUAL INDUSTRIAL STOOLS MIX WITH CONTEMPORARY DESIGNS FOR AN INFORMAL HANGOUT AREA.

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GREEN JOBS SUPPLEMENT

Green Horizons Experts see local job opportunities emerging in renewable energy and conservation sectors.

STORY AND PHOTOGRAPHS BY ARTHUR ZACZKIEWICZ

s businesses and consumers slog through the economic downturn, prospects for growth in jobs and housing remain dim. But greenbuilding requirements for public facilities and a 600,000-job creation effort from President Obama that includes green retrofitting of public buildings and creating demand for energy efficiency are shining a light on the green jobs front. This bodes well for the Hudson Valley and the Capital District, which are well positioned as key players in an emerging green economy. Experts see the economy transforming into a green one, but the change will be slow and intertwined with the current economy. The region is especially appealing for green business development thanks to a vast inventory of existing infrastructure that can be easily redeveloped (such as TechCity in Kingston; see story on page 22); a skilled workforce; tax breaks and incentives; and a growing, regional incubator of clean energy techology. This includes initiatives at SUNY and other centers in Ulster, Orange, Rockland, Dutchess, and Sullivan counties to expand and/or create a complete schedule of classes in solar, wind, and geothermal technologies. On a federal level, Congressman Maurice Hinchey’s office has worked tirelessly for more than a decade to promote the region’s suitability for green development. In addition to working with The Solar Energy Consortium (TSEC) in Kingston, Hinchey’s office is also wooing more than a half-dozen clean energy firms in hopes that they will relocate to the Hudson Valley. The strategies also include brokering deals between state officials and private businesses to create demand for clean energy while lining up incentives and assistance via NYSERDA and the Empire State Development Corp. Meanwhile, the green jobs keep springing up. For example, in April, General Electric Co. (with a $15 million grant from New York State) announced plans to build a high-tech battery manufacturing plant outside Albany, which will generate about 350 jobs. The batteries will be used in GE’s hybrid locomotives. In Kingston, EarthKind Energy Inc.’s recent relocation to TechCity to expand its business will add 30 jobs, keeping TechCity’s goal of 300 jobs created by year’s end on track. Prism Solar Technologies has also recently announced new jobs in the pipeline. Prism Solar, which just moved into a facility in Highland that once served as an apple-packing plant and was most recently owned by Plasmaco for developing plasma display technology,

32 NEW YORK HOUSE / July 2009

is bringing to market a patented solar PV technology called the “Holographic Planar Concentrator”— an optical film designed to vastly improve the capture and use of sunlight in solar PV panels. The company sells solar modules and the HPC material to other module makers. Prism says it plans to spin off the HPC material making, which will create about 80 jobs in the next year or so. Melissa Everett, executive director of Sustainable Hudson Valley, says the areas likely to see the most action from the evolving and growing green economy will be the energy efficiency, renewable energy, green building, sustainable transportation, and green policy and regulation sectors. “There are many possible scales for future green jobs, and it will vary depending on how economic development is done,” Everett says. At a tour of green businesses in late May, organized by MoveOn.org in support of the American Clean Energy and Security Act of 2009, a clear picture emerged as to how a green economy can evolve. The tour included a stop at Hudson Valley Clean Energy in Rhinebeck, which offers solar, wind, and geothermal solutions for commercial, residential, and municipal applications. The tour featured a business that has transformed itself into a pioneer in green building products: Kingston Block & Masonry Supply, which produces concrete masonry units (CMUs)— or “cement blocks.” Here, Louis Grasso Jr., managing partner and a LEEDAccredited Professional (AP), tells a compelling tale.

“It’s simple,” Grasso says in a no-nonsense New York accent. “The bottom line is that public projects must be LEED certiﬁed to get funding. So how do you raise your LEED credits? By using recycled materials.” In this case, recycled concrete is fused with recycled glass, binding it into one tough block called a “Pozzotive” CMU Grasso developed last year. Many

What’s Available? What types of jobs are in demand in the green economy sector? A recent random search of job postings in New York found these: • SOLAR PV ENGINEER • R&D RENEWABLE ENERGY PROFESSIONAL • SOLAR PV REGIONAL SALES MANAGER • ENERGY AUDITOR • SMARTGRID SYSTEMS ENGINEER • LEED ENGINEERS • SUSTAINABLE DEVELOPMENT PROJECT MANAGER • CLEAN ENERGY ASSOCIATE • GREEN MARKETING PROFESSIONAL

GREEN JOBS SUPPLEMENT

“The bottom line is that public projects must be LEED certified to get funding. So how do you raise your LEED credits? By using recycled materials.” —Louis Grasso Jr., Kingston Block & Masonry Supply of Grasso’s customers are builders in New York City using Pozzotive CMUs in new construction. The recycled concrete also happens to come from the city. “We’re rebuilding New York with New York recyclables,” he adds. Pozzotive accounts for 30 percent of Grasso’s business, but his goal is to make it 100 percent. “And we have 45 employees,” adds. “We’ve laid no one oﬀ. In this economy, that’s job growth.”

Tom Sahagian, energy division manager at Power Concepts LLC, says green industry segments such as bamboo ﬂooring, wind turbines, and solar panels will likely gain traction in the region over time, “but they will not be the engine for the greatest opportunities.” Energy eﬃciency—in commercial, residential, and industrial buildings, will be the driver, Sahagian says. Regarding solar and wind, Sahagian says the economics are not that great at the moment. Adoption has not reached a critical tipping point yet, which is why there’s more interest (and investment) in energy conservation. Patrice Courtney Strong, coordinator of Mid-Hudson Energy Smart Communities, says in New York State the greatest opportunities are for “home performance professionals [such as] home energy auditors.” Of course, Strong and other experts want the solar, wind, and geothermal segments to thrive. “It’s not clear, however, how many of these professionals our region can absorb in the next, say, 10 to 15 years,” Strong says. The math, at the moment, doesn’t add up from a consumer-adoption perspective. A home solar installation retails for about $40,000; with state and federal incentives, the cost drops to $14,000, which is still out of reach for many consumers, Strong and others say. “On the other hand, with Prism Solar Technologies and other companies at work driving down the cost of solar, the picture could soon change,” Strong adds.

Resource List Interested in exploring green jobs? Although many companies have put hiring on hold, there are still opportunities for skilled laborers, managers, and others. Here’s a list of websites to get you started: GREENBUSINESSCAREERS.COM ScheinMedia’s online recruiting service is updated daily with green real estate and building-related jobs. greenbusinesscareers.com

GREEN JOBS NETWORK Connects people seeking jobs that focus on environmental and social responsibility with available oppor tunities and resources. new-york.greenjobs.net

THE BLUE GREEN ALLIANCE A national par tnership of labor unions and environmental organizations “dedicated to expanding the number and quality of jobs in the green economy,” includes the United Steelworkers union, the Sierra Club, CWA, NRDC, LIUNA and the SEIU. bluegreenalliance.org

GREEN FOR ALL A nonprofit that has some good stories for anyone looking for insights about green-collar jobs and oppor tunities in a green economy. greenforall.org

CLOCKWISE FROM TOP RIGHT: PRISM SOLAR TECHNOLOGIES INC., LOCATED IN HIGHLAND, HAS DEVELOPED A THIN-FILM MATERIAL THAT INCREASES THE EFFICIENCY OF SOLAR PV MODULES; AT KINGSTON BLOCK & MASONRY SUPPLY IN KINGSTON, THIS MACK TRUCK TOUTS THE CEMENT BLOCK MAKER’S SUSTAINABILITY MESSAGE; AT THE MAIN STREET SOLAR STORE IN SAUGERTIES, A BUSINESS THAT SELLS SOLARPOWERED DEVICES AS WELL AS EDUCATES CONSUMERS ABOUT THE BENEFITS OF SOLAR POWER, THIS WELCOME MAT GREETS SHOPPERS. OPPOSITE: LOUIS GRASSO, JR., MANAGING PARTNER OF KINGSTON BLOCK & MASONRY SUPPLY, DISCUSSES THE BENEFITS OF HIS RECENTLY PATENTED CEMENT BLOCK THAT FEATURES RECYCLED CEMENT FUSED WITH POWDERED RECYCLED GLASS.

newyorkhousemagazine.com 33

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TechCity’s Rebirth With an infusion of green technology, the former IBM plant in Kingston is poised to emerge as an eco-village.

BY ANNE PYBURN CRAIG; PHOTOGRAPHS BY JULIE NOVAK

e’re in a really good position right now, with a lot going on,” says TechCity owner Alan Ginsberg. “People are going to be very pleased

as this unfolds.” It’s been more than a decade of determined eﬀort, but Ginsberg—who saw potential where many saw only liability—is bubbling with good news about the 260acre former IBM manufacturing site that lies parallel to Ulster County’s major retail corridor in Kingston. IBM’s departure in the early 1990s stripped the region of 8,000 jobs, leaving behind a certain amount of bitterness and an environmental mess to clean up. Over the years, there have been false starts, conﬂicts, and hassles aplenty. That, says Ginsberg, is history now—the future has arrived, and it’s shovel ready. Part of Ginsberg’s vision of redeveloping TechCity into an eco-village requires having just the right team. TechCity President Daniel Wieneke is fresh from a 36 NEW YORK HOUSE / July 2009

triumph in the north. “Local visionaries went to work and turned the shuttered Plattsburgh Air Force Base into a vibrant community of residential, commercial, and industrial development,” relates the Plattsburgh Press-Republican, summing up a chapter in that area’s history that seemed disastrous at first. Projections were that the reclamation might take 30 years; as president of that project, Wieneke nailed it in eight. TechCity comprises 27 low-rise buildings, many of which have no street frontage and little to no natural lighting. The first phase of the master plan calls for the selective demolition of obsolete buildings and the creation of a new set of internal roads designed to provide each remaining building with a new image and a “front door” address to enhance a tenant’s image and marketability. Overall, the building gross floor area will be approximately 2 million square feet of mixed-use development. Building Three, the most environmentally

problematic, will become sheltered parking with green roofs and solar panels, freeing up current parking areas for built-to-order construction and green space. All told, the TechCity redevelopment is said to cost $260 million of private and public funds, according to Ginsberg. With several major tenants up and running, the TechCity folks had the breathing room to untangle the issues remaining with IBM, the DEC, and local permitting bodies and create a plan for an eco-village. “Some residential, a smidgen of retail, and many, many green collar jobs,” says Wieneke confidently. “It’ll be novel, world class—a destination.” The residential component, part of the final phase of the master plan, would depend on the growth rate of the commercial leases as well as market conditions, officials say. Now that the master plan has been approved by the Town of Ulster, demolition of the obsolete buildings is moving right along and the TechCity team is finding

GREEN JOBS SUPPLEMENT new tenants easier to woo. The newest, solar thermal tech firm EarthKind, Inc., has just signed a lease on 2,500 feet of office, warehouse, and light assembly space. Preparations to move into another 5,000 to 10,000 square feet of warehouse and manufacturing/ assembly space are under way. EarthKind, which works extensively with the New York State Energy Research and Development Authority (NYSERDA), the New York Power Authority (NYPA), and the State University of New York at Binghamton, sees enormous potential in the regional market as public/private collaborations continue to incentivize solar conversion, says EarthKind President John Smigelski in announcing the move into TechCity. Things at TechCity are already greener. The site’s antiquated central utility plant, which had annually emitted 100 tons of airborne pollutants, has been shut down and replaced with individual, very low emission, natural gas-fired rooftop units in occupied buildings. Electrical usage has been cut from 9.1 million kilowatt hours in 2006 to 5.8 million kWh in 2008—a 36 percent reduction. “The old central utility plant had boilers the size of houses, burning No. 6 fuel oil—it was a dinosaur,” says facility management chief Paul Waddington, a passionate environmentalist whose own house is “off the grid.” “The place was so ’50s it’s amazing…They left some great features though,” he states, pointing to the dedicated railway span that tenant Hunter Panels uses each week to ship out three or four tanker car loads of finished goods. “This is a massive, complex place,” Waddington adds. “Modernizing it, we are simplifying it in some ways and making it more complex in others.” One simplification was a new regulatory approach, “peeling off” the parcels that didn’t need mandated cleanup. “A significant portion of the land was unaffected, but was treated as if it was,” says Wieneke. “We needed to get past the regulatory hurdles that were burdening the clean parcels. We brought together the town, the DEC (Department of Environmental Conservation), and IBM, and did a lot of testing. Now, we’re rounding third base with a significant part of the property, and once that’s done people can get funding to locate here.” Between long-term tenant Bank of America and its double handful of high-tech neighbors, hundreds are already back to work at TechCity—and with stimulus funds targeted for clean energy adding to the existing advantages of Empire Zone tax breaks, Ginsberg’s vision and determination may be poised to help bring Kingston into a viable future at last. Already happily co-existing with corporate neighbors are police agencies training K9s, chefs cooking for Meals on Wheels, a youth soccer league, and a variety of organizations holding special events and expos. A charter school is proposed. “The community has told us what they want, and we’ve been building relationships and setting goals with that in mind,” says Ginsberg. “Everybody seems to like what they see at this point. And I’m hiring, I’m putting my money where my mouth is. We’re on our way.” Adds Waddington: “It’s got way more than just a faint pulse: 15 percent of 1.5 million square feet is actually already humming.”

CLOCKWISE FROM TOP LEFT: OUTSIDE THE MAIN ENTRANCE; BUILDING 25 IS TO BE MODERNIZED AND IS PLANNED TO BE A NEW CENTER FOR EXCELLENCE FOR GREEN RESEARCH; TECHCITY OWNER ALAN GINSBERG (ON LEFT) AND PRESIDENT DANIEL WIENEKE; THIS BUILDING WILL BE REVAMPED INTO A COVERED PARKING AREA, ONE OF THE ONLY COVERED PARKING LOTS IN THE REGION; DEMOLITION HAS ALREADY BEGUN IN SEVERAL AREAS OF TECHCITY, WITH A PLAN TO REDUCE BUILDING AREA FROM 2.5 MILLION SQUARE FEET TO 1.9 MILLION SQUARE FEET.

newyorkhousemagazine.com 37

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Brooklyn MODERN BFC Partners reshapes downtown Brooklyn’s skyline with Toren, its sustainable highrise, striving for LEED Gold. BY NANCY MEYER; PHOTOGRAPHS BY ROY GUMPEL

FC Partners, a full-service New York residential developer, is adding some green to downtown Brooklyn with Toren, its 38-story condominium, designed by Skidmore, Owings & Merrill. This 240-unit condo, at 150 Myrtle Avenue, features its own cogeneration plant for heat and power, a green roof, and ecofriendly fixtures and finishes to complement the luxury amenities. It is striving for LEED Gold. BFC started out doing affordable housing and renovations in the East Village in the early 1980s, then moved to East Harlem, where they acquired properties for affordable housing, as well as marketrate condominiums, single-family homes, and rental buildings through the late ’90s. BFC then began focusing on single large-scale projects, when it took on 350-unit Schaefer Landing on the Brooklyn waterfront, the first residential development in Williamsburg that had been rezoned from industrial. Toren, Dutch for “tower,” is one of the first residential buildings to emerge under the new zoning in downtown Brooklyn, and is about 50 percent sold. BFC’s three equal partners, Don Capoccia, Joe Ferrara, and Brandon Baron, are hands-on owner/ builders. New York House caught up with Capoccia to learn more.

What is the vision for BFC Partners? The whole formula for success here is to control the construction—that’s the most important aspect of executing on these deals. We’ve been pretty successful in identifying emerging neighborhoods that other people have overlooked. [We went] from the East Village to East Harlem to Williamsburg, to downtown Brooklyn. We’re building a job in Staten Island now. These are all areas that could not have been considered anything other than oneoff locations when they were done. Many of these are now really high market demand areas that have seen an enormous amount of development over the years. I’m happy to say that we’re one of the first ones in there in almost every instance. What are you doing in Staten Island? We’re building 105 units of affordable senior housing on the north shore of Stapleton and another 162 units of middle-income rental housing. We consider Staten Island the last frontier in New York. We got an opportunity through DHCR’s Homes for Working Families program to do a project that would be limited to 55 years and older, so these are working seniors. As it turns out, the 40 NEW YORK HOUSE / July 2009

How do the three of you partners divide up the jobs? We all look at sites together. Once we settle on a site, we go through the acquisition. I focus on the underwriting of the ﬁnancing, with the help of my partners. Joe Ferrara and I, depending upon the job, will follow the design process through with our construction executive staﬀ. Then we’re all involved in the execution, the construction. You can’t have enough eyes on a construction site. All of us are all over the sites.

“People in the resale market—I don’t know whether it’s five or 10 years from now—are going to want to know that they’re buying a building that was designed to be sustainable.” —Don Capoccia, BFC Partners How difficult is financing these days? We had a hell of a time getting this Staten Island project closed, even though there was significant government support. They’re all difficult to close but this was more difficult than any I had ever seen. In general, the credit markets are very, very quiet, if not dormant, at this point for new construction, new development jobs. Jobs where we’ve got no government subsidy whatsoever, we’re putting on hold right now. There isn’t any access to available capital for development deals. Do you have deals in the wings? No. That’s another aspect of our business plan. While everybody else in the last three to five years has taken on a lot of development deals, acquired a lot of properties— everybody was anticipating a never-ending market—we changed our business plan so we were focusing on one large-scale job at a time, and we were not out there tying up countless development sites. We have one high-profile Midtown site that we’re expecting to reposition for another use, but that’s really about it. How important is sustainability to BFC Partners? We made a big commitment to it in Toren. We’re hoping to have a gold certification there. We’ve made a very significant investment in green components,

predominantly the cogeneration plant. That probably added maybe $5 million to the project so it was about a 5 percent bump-up. That will allow our buyers, our commercial tenants, to stay off of the Con Edison grid. We pay a reduced energy cost, have a much-reduced carbon footprint. It contributes significantly to our LEED certification, along with a pretty substantial curtain wall that keeps the building climatically isolated. We’ve got an air-changing system in all the apartments. It’s a great project and I don’t know if anybody’s done as much as we’ve done in a residential job to not only qualify for LEED but to have people really experience a green living environment. Is sustainability a key selling point? I think it is. It contributes very significantly to a buyer’s decision-making matrix and the purchase of an apartment. There’s going to be a line drawn at some point. Things are going to be either pre-LEED or postLEED, where people in the resale market—I don’t know whether it’s five or 10 years from now—are going to want to know that they’re buying a building that was designed to be sustainable. It’s not just the original buyer, but the resale market as well. Yes, I’m speculating. We haven’t really seen this yet. In fact, appraisers at this point still do not give any weight to a green building. Apparently they haven’t seen enough of this yet to make a statement that there is value in it. One of the big selling points of [Toren] was telling buyers when there’s a brownout or a blackout in New York, our building stands with electric and elevator service and lights and air conditioning. That’s pretty rare, especially in a high-rise building.

PHOTO PROVIDED

demand for this type of housing in Staten Island is very signiﬁcant.

How affordable is Toren? Our units are on average $750 a foot. Twenty percent of our units are affordable to households making 195 percent of AMI. That’s around $150,000 a year. Those units probably are in the $500-$600-a-foot range. We have eight floors of penthouses there that are probably in the $850-$1,000-a-foot range. They’re in the 1,2002,000-square-foot range. Have you had to cut any deals? No. We’ve not tried any deals. We’ve had five price increases, and we’re still selling at either our book price or our increases on the five increases we had. We still believe that we valued this at the right number last year, and we still think that this will be the right number as we get this project wrapped up over the next year or so.

FROM TOP: EQUAL PARTNERS DON CAPOCCIA, BRANDON BARON, AND JOE FERRARA, OF BFC PARTNERS, ARE HANDS-ON OWNER/BUILDERS WHO TIGHTLY CONTROL THE EXECUTION OF THEIR RESIDENTIAL DEVELOPMENT PROJECTS. OPPOSITE: FERRARA AND CAPOCCIA IN FRONT OF TOREN, THEIR RESIDENTIAL HIGHRISE ON MYRTLE AVENUE IN DOWNTOWN BROOKLYN.

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hereâ&#x20AC;&#x2122;s debate whether suburban homes can be considered green, even if built in a sustainable way. The recent Wall Street Journal article â&#x20AC;&#x153;The Green House of the Futureâ&#x20AC;? outlined home designs by four prominent architectural ďŹ rms and triggered many media responses, including some questioning how green suburban homes Is the term can existâ&#x20AC;&#x201D;no matter the designâ&#x20AC;&#x201D;since â&#x20AC;&#x153;sustainable they think suburbs are suburbâ&#x20AC;? an an energy-gobbling, oxymoron? nature-eating sprawl. The Washington Postâ&#x20AC;&#x2122;s Roger K. Lewis wrote: â&#x20AC;&#x153;No matter how green individual homes are, suburban sprawl is intrinsically anti-green. It generates infrastructure ineďŹ&#x192;ciency, car dependency, and rising fossil fuel demand.â&#x20AC;? Eco Geekâ&#x20AC;&#x2122;s Jack Moins said, â&#x20AC;&#x153;From electric vehicles to urban agriculture, the city has arguably the greater potential for green communities, with minimum land use, greatest energy eďŹ&#x192;ciency, and lowest environmental impact.â&#x20AC;? At GreenBuild 2007, during the beta phase of the U.S. Green Building Council LEED for Homes, I heard a USGBC oďŹ&#x192;cial question the agencyâ&#x20AC;&#x2122;s own foray into a green home rating system, arguing we shouldnâ&#x20AC;&#x2122;t encourage singlefamily home building because itâ&#x20AC;&#x2122;s better to concentrate growth in or near cities and public transport systems. While the organization has since fully embraced residential LEED rating, the comment clearly illustrates the dilemma. The funny thing is that suburbs were intended as a green, healthier alternative to the city. Land conservation and protecting natural resources is a priority. But not all people want to live in the city, and nor should they have to. We can learn from mistakes of the past. We can build viable, sustainable, livable communities outside big citiesâ&#x20AC;&#x201D;communities that are connected to eďŹ&#x192;cient public transportation networks, grow their own food, have zero-net energy homes and quiet, clean electric cars, local buses, and regional trams powered by the sun. â&#x20AC;&#x201D;Paul McGinniss

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hroughout July and August, region farmers and gardeners undertake the joyful task of reaping the fruits (and vegetables, and ďŹ&#x201A;owers) of their arduous labor. While some of these delights will be used immediately in a fresh salad or summer feast, the phenomenon of overabundance means that, inevitably, some will go to waste. On average, American households waste 14 percent of their food purchases (according to a 2004 study conducted by the University of Arizona). Further estimates state an average family of four tosses out $590 per year just in meat, fruits, vegetables, and grain products. Besides taking part in gleaning programs or donating to food pantries, another way to avoid wasting fresh produce is to can and freeze your excess vegetables and fruits. Freezing produce is far more than a simple â&#x20AC;&#x153;pickand-storeâ&#x20AC;? process. All fruits and vegetables must ďŹ rst be blanched and thoroughly dried before going into storage, but the reward is worth the eďŹ&#x20AC;ort. Gardiner resident Janine Brutvan says with conďŹ dence that there is nothing better in the winter than enjoying sautĂŠed farm fresh greens which have nested safely on the shelf of her basement freezer. While many of us have learned to place food we would like to freeze in plastic bags, Brutvan, who cites Carol Huppingâ&#x20AC;&#x2122;s Stocking Up as her ultimate reference guide for food preservation, reuses paper-based containers (such as emptied half-gallon milk cartons) in order to avoid the possibility of chemicals leaking into her food. Her process for freezing greens is simple but eďŹ&#x20AC;ective: First, steam or blanch them for the appropriate amount of time (for example, 30 seconds for spinach; two minutes for strawberries, broccoli, squash, and hearty greens). Exceptions include tomatoes and juicy fruits, which should be washed, sliced, de-seeded, and oven-dried on low heat for about two hours to dehydrate before freezing. Next, dry the produce on a cookie rack placed on top of a baking sheet to allow all the moistureâ&#x20AC;&#x201D; the main culprit behind freezer burnâ&#x20AC;&#x201D;to drain completely. Making sure the milk carton has been thoroughly cleaned, open the top, place the veggies inside, and seal it securely with freezer tape (available at most hardware stores), being sure to label the month and date of the packaging. Besides being safer as well as biodegradable, the milk cartons stack easily, allowing for maximum use of space. For more information: uga.edu/nchfp/how/freeze.html â&#x20AC;&#x201D;Julie Novak

GREEN ACTION PLAN How do I create a Green Action Plan? Where do I start? Are you trying to make your house or business green, or are you looking for a total green lifestyle? The first thing you need to do is to RESEARCH your options. Information is everywhere, there are books, magazines, and the Internet is full of information on going green and the various options you can take.

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Go to NYSERDA and the www.GetEnergySmart. org website. Start with specific issues that are important to you, maybe energy savings, water savings, then continue your research. Be careful not to get overwhelmed with all the information available and donâ&#x20AC;&#x2122;t expect to understand it all. Be as organized as you can, write everything down and highlight the concepts that appeal to you.

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Once you put the necessary time into research, now itâ&#x20AC;&#x2122;s time to create a PLAN. Now here is the hard part.You have to decide your involvement level, and the amount of money you are willing to invest. The good thing is that energy conservation investing gives you the BEST RETURN AVAILABLE ON YOUR MONEY TODAY. Are you planning to immediately go totally green, or do you want to attack what we call the low hanging fruit, like items that are inexpensive with quick paybacks? Once you decide the issues you want to attack and the amount of money you want to spend you need to then go back into â&#x20AC;&#x153;research modeâ&#x20AC;?. You need to contact the professionals in your area of interest to get current pricing for the services you want to accomplish. Have an energy audit done. There is an old saying, â&#x20AC;&#x153;In order to know where youâ&#x20AC;&#x2122;re going, you first have to know where you areâ&#x20AC;?. Reputable companies should be able to tell you the true benefits, your cost for the project and how long it will take for the payback. Now itâ&#x20AC;&#x2122;s ACTION TIME. This is the fun part and the part you really have to focus on. Remember donâ&#x20AC;&#x2122;t start every project at the same time; you want to fully understand the objective and be able to follow the process. Once you have created your budget it will be very easy to pick the best opportunity for savings first. We look at a building holistically as every energy consuming aspect of a building affects each other. You need to fully understand all the potential issues in the building and treat them with a payback strategic plan. Again, you donâ&#x20AC;&#x2122;t have to do all the work at one time, but realize the true benefits will begin when you complete the whole job. Do your RESEARCH, create a PLAN, and then put it into ACTION. Remember, none of these benefits help until you get to the ACTION phase. Please focus on getting to that phase as quickly as possible. You will save money and do your part to combat global warming. For those of you that do not believe in global warming, you donâ&#x20AC;&#x2122;t have to in order to benefit. Where else can you get 20% to 100 % return on your investments? Also remember when you lower your monthly cost on residential and commercial buildings you substantially increase their market values. - Rudy Scott, Energy Management Solutions

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kinny dippers and beach lovers among us may not be safe underwater from prying eyes, now that Robotic Fish— developed by Great Britain’s University of Essex—could be coming to a shore near you. We’ve all heard of bird-like drones that fly through the sky capturing images to send back to their operators. Flying drones have some seafaring company now, with the development of this $30,000 fish which monitors water quality. The initial launch is scheduled for a bay in northern Spain; data from the fish will help create a 3-D map of pollution in the bay. The fish have sonar, are about five feet long, and have chemical sensors which will collect data on oxygen levels and detect oil and other contaminants. They can communicate with each other and, when on the surface, transmit data via wi-fi to a control center. They’re even smart enough to swim back to a charging station when battery power runs low. Just when I thought it was safe to go back in the water! I always hoped that once I was underwater no one could see the excess flab due to the recent lack of Pilates sessions. Now that peeping fish might be heading toward a nearby beach, I might have to re-up that gym membership and start taking Yoga classes again. Welcome to the future, where water could be free of pollutants but perhaps a one-piece bathing suit will be in order. —Paul McGinniss

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ask the

green advocate

Mo’ Money, Mo’ Money, Mo’ Money Does anyone need convincing that oil prices – and by extension all fossil fuels - are volatile in price. Last July oil prices were the highest in recent memory (decades). And then just three months ago oil was as low as it’s been in 20 years. Today, oil is more than double what it was in April. Are you ready to get off the fossil fuel merry-go-round? Stay warm this winter without keeping one eye on the thermostat and one eye on the price of fuel. You can do it by installing a TOTAL GREEN Geothermal Heating and Cooling system, an environmentally responsible and economically compelling solution to climate change and high fuel prices at the same time. The time is now to consider a geothermal heating and cooling system for five outstanding reasons: 1) You save thousands of dollars a year on heating and cooling your home, every year for the foreseeable future. Put money in your pocket every month ... where else can you get 10-20% interest on your money. 2) Your home will dramatically increase in value – well beyond what the geothermal system costs . 3) You’ll be part of the solution to global warming. Your carbon footprint goes from a size 13 to a size -0. 4) You’ll never have to worry about carbon monoxide poisoning – throw away your CO detectors. 5) You’ll be making the country stronger by not propping up tin-pot dictators overseas. What about home grown oil? Remember Drill Baby Drill translates to Burn Baby Burn. Your family will be comfortable and happy having a geothermal system. It is truly the gift that keeps on giving. Contact a TOTAL GREEN Energy Professional to learn more about their Experience, Superior Service. TotalGreenUS.com – 845.774.8484

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48 NEW YORK HOUSE / July 2009

JULIE NOVAK

with Paul McGinniss

The Economics of Geothermal Systems Part 2 of Series with Simon Gruber, consulting partner, Hudson Valley Regional Council

Paul, Have you found that the economics of geothermal work well? One architect has told me that in recent analyses, the firm is finding that a high-efficiency envelope and other efficiency measures, plus passive solar design, can reduce energy loads to the point that investing in a GT system for HVAC is not cost effective. They find that a better opportunity for approaching zero net energy, if the owner has the money after making the building passive solar and efficient, is a photo voltaic (PV) system (though I’m not sure how the financial payback compares to GT since PV is so expensive.) I’d sure rather spend my money on PV technology instead of GT with all the moving parts, electric consumption, etc. —Simon Dear Simon. Saying that “that a high-efficiency envelope and other efficiency measures, plus passive solar design, can reduce energy loads to the point that investing in a GT system for HVAC is not cost effective” might be somewhat true but then again If your home is extremely energy efficient the cost of installing a geothermal system will be less because you will not have to have such a large system. (As I mentioned before—any reputable renewable energy professional will advise on how to reduce energy needs before designing or installing a system.) The cost of a geothermal heat pump itself is only several thousand dollars more than a conventional HVAC. The majority of the extra costs for geothermal as opposed to conventional HVAC are drilling costs (if you go with DX or water loop vertical systems) or excavation costs (if you have a horizontal loop system) and smaller systems need less drilling and excavation. Keeping drilling and excavation costs down can make geothermal systems quite economical in the long run. If building a new house, a good strategy to keep costs down is to excavate for horizontal loops when doing the foundation or negotiate with the company that drills your water well to drill some vertical loops in a package deal that can cut your costs down. A net zero energy house outside New Paltz has three vertical wells for geothermal and the cost to drill all three wells was about $10,000 total: this cost does not seem exorbitant considering it enables the owners, with the addition of solar PV, to have zero energy costs after the initial capital outlay. As an incentive, the federal government now has a Residential Renewable Energy Tax Credit of 30 percent of the total cost of a geothermal system, thus making geothermal much more affordable to those who need a tax credit. My advice to anyone considering geothermal is to shop around and see who will give you the best price on everything, especially the excavation and drilling. With the economy down and new building really slowing down there are contractors out there who need work, so you might be able to get a better price on the excavation and drilling, which account for a major part of the cost. If any readers have any geothermal stories please email or leave comments at newyorkhousemagazine.com. —Paul

Have a question for Paul? We encourage feedback and dialogue about subjects that appear in this column. E-mail Paul at greenadvocate@scheinmedia.com

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newyorkhousemagazine.com 49

expert advice

The Heat is On Now is the time to tune up or step up your heating system.

BELOW: THIS SYSTEM PANEL FOR RADIANT HEAT/PROPANE BOILER SHOWS A WELL-ORGANIZED AND CORRECTLY PIPED SYSTEM DESIGNED BY ADVANCED COMFORT SYSTEMS. AT RIGHT: MUNCHKIN BOILER WITH TANKIN-TANK WATER HEATER.

BY CHRISTINE GONZALEZ-PORDY AND RICHARD CAVANAGH; PHOTOGRAPHS COURTESY OF RONALD PORDY

his time of year, the last thing on your mind may be your heating system, but it’s the perfect time to upgrade one component or convert your entire system. If you’re one of the many homeowners who dream of getting oﬀ the grid but can’t quite take the plunge, here are some ways that you can tune up or step up your current system before the cold winter days arrive.

INSULATION If you have a home and/or windows and doors that are 20+ years old, start with an energy audit from the New York State Energy Smart Program (getenergysmart. org). A few hundred dollars will be well worth the information. New windows and doors can significantly reduce heat loss (up to 30 percent) and improve the quality of your indoor living (noise, temperature, damaging sun rays), but you may find that you just need to add insulation, replace failing insulation, or do comprehensive air sealing. If you choose to install a new heating system with the auditing contractor, the cost of the audit will be deducted from your final costs. BOILERS When it comes to boilers, the old adage used to be “bigger is better,” but many are oversized and improperly piped, wasting energy and costing thousands of dollars over the lifetime of the system. Today’s boilers are compact, quiet, and highly efficient at 95 percent efficiency. Unlike conventional boilers, which run only at full capacity, new boilers start off on a low fire and then modulate depending upon the heating demands of your house. And, instead of emitting the combustion gases up the chimney at upwards of 500 degrees, a modulating boiler reuses these gases (as low as 90 degrees) as part of the heat source. Before choosing a boiler, have a heating contractor assess your home’s layout and, more importantly, perform a heat loss calculation factoring in the R values of your insulation, as well as the number (and quality) of exterior doors, windows and walls. Only then can he or she recommend the correct size boiler. The smallest condensing boiler (floor model) sold in the U.S. modulates up to 80,000 BTUs. While Advanced Comfort Systems installs Buderus and other brands, it recommends Munchkin and Prestige Solo, with an average cost of $7,000 installed, because of their high quality stainless steel heat exchanger. 50 NEW YORK HOUSE / July 2009

Tip: Make sure your contractor has been trained to install and maintain the specific boiler brand you choose and ask for a heat loss calculation. Be sure to schedule an annual maintenance check-up in late summer or early fall. ZONING/DISTRIBUTION Most boiler systems have the same parts (circulators, expansion tank, water make-up, etc.), but if not piped in the correct order, the efficiency will suffer and so will your wallet. A properly piped system with lower voltage valves instead of circulators uses less energy and requires lower maintenance over the years. Setting up zones for different living areas can also increase your savings as well as your comfort level. Tip: You may not be able to tell if a system is properly piped, but by asking prospective contractors what systems they prefer—one zone or several, valves or circulators—you can get a better idea of the quality of their work. Ask to see pictures of installed systems (organized or haphazard?) and check references from other homeowners. ENERGY MANAGEMENT CONTROLS Outdoor reset controls have become popular in recent years. These types of controls adjust the water

Now is a great time to take advantage of the recently introduced federal tax credits for 2009 and state and local rebates. temperature depending upon the outside temperature. The system then provides the appropriate amount of heat input necessary to match the heat loss of your home. Like cruise control for your home, outdoor reset controls enable the system to adjust to external factors. They also purge all of the heat that’s left in the boiler back into the system rather than leaving it unused in the boiler. The cost of adding outdoor reset controls is usually recouped within three years.

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inner space

HOROSCOPES FOR YOUR HOME LIFE BY ERIC FRANCIS COPPOLINO / JULY 2009

he Sun is in Cancer and summer has begun. Venus and Mars, still clinging to one another in Taurus, are adding emotional and physical heat to the season. We begin the month with Mercury in Gemini, which is as curious and expressive as astrology gets; it’s time to put words to our experiences and make our words into physical reality. Extend yourself to others, emotionally and erotically: be generous with your positive wishes and be clear about what you want. Life is too short for games.

Aries (MARCH 20 – APRIL 19) Make room in your mind for what you want. If you clear away old ideas, the clutter of the past and some of your less functional expectations, you will make room for an entirely new kind of experience. You will never know whether you’re free unless you try, and in this particular bargain, you cannot lose: either you take a real step toward your liberation and independence or you recognize that you’re somehow prevented from doing so, which will provide incentive for you to open up emotionally and therefore break free many other ways. Even pain, in its moment, can be an eﬀective teacher, as you may have observed by now.

Taurus (APRIL 19 – MAY 20) You may feel conflicted in your desires; you can just as easily find pleasure in resolving inner tension. In truth that is the only way to work it out, though this takes consciousness and a commitment to dialog. State your needs clearly; just two or three will suffice, to give the people who care about you something to aim for, on the assumption that they want to please you. In this way, simple statements about what you need can serve as focal points for another to have the satisfaction of giving to you. The process will work well in both directions, as at the moment you can offer your emotional nourishment from drawing from a rather deep well.

Gemini (MAY 20 – JUNE 21) Your charts currently reveal several diﬀerent levels of awareness working at once: emotional, mental, physical—which add up to more than the sum of their parts. You have incredible potential for clarity at the moment, and to use your open quality as a means of supporting others in healthy ways. Beyond your immediate sensory and relationship experiences, the gift you are oﬀering is on the collective level: many people are opening up right now and you are facilitating the process for some of them. Your main gift is to teach that “spiritual” is not about being good, it’s about being real.

Cancer (JUNE 21 – JULY 22) At the moment of the solstice on June 21, the Sun was conjunct Vesta, the brightest asteroid and one that is deeply meaningful to our state of mind. She is the goddess of the hearth and yours is the sign of the hearth. The message is to tend your emotional, sexual, and spiritual ﬁre. If you make that the central organizing principle of your life, truly amazing things will happen. Remember, this is about devotion and that

54 NEW YORK HOUSE / July 2009

devotion comes from the inside out; if you maintain your core, your awareness, and your sense of purpose, no matter how humble, the world will respond to you in ways that are unmistakable. Remember—people need you as much as you need them. Get the mutual generosity going.

Leo (JULY 22 – AUGUST 23) Creative is the key, and creative is potentially dangerous, uncertain, unstable—and when it works there is always a touch of the miraculous. We live in a time when we are conditioned on pain of execution from our careers if we mix sexual energy with our reputation, unless, of course, we’re some 20-minute MTV star. There is never a time when the people around you are not responding to your sexuality, your beauty, your appeal; this is true as the Sun right now. Own this fact, apply it gently, and if someone or everyone wants to help you rise to the top because you’re red hot, that is their privilege.

Virgo (AUGUST 23 – SEPTEMBER 22) Get spiritual with your body. You have Taurus (the senses, the body, desire) in your 9th solar house—spirituality, knowledge, wisdom. There is no distinction in your mind, nor should there be. Venus and Mars are making a conjunction there. Judeo-Christianity is the only major branch of religion where the gods and goddesses don’t get it on—and look where it’s led our society: to a world of greed and war. Believe in passion, tap into your cosmic source, accept and embrace the transience of physical reality, and in short, be your brilliant self every chance you get. Your body knows. Your body loves. Become the passion you want to see.

Libra (SEPTEMBER 22 – OCTOBER 23) There arrives a time when one must give oneself over to the process of existence; so many of us hold back. We are taught to cling to ourselves and ultimately this is useless. You will hear others say the path to a concrete goal is to focus on that one thing. I would say the most direct route is to devote yourself to everything; to the experience of devotion itself. In order to avoid diﬀusing your energy, work from your core. The particular means of expression, the speciﬁc objective or the outcome of the work, is not the goal: your own inner orientation is the goal. But this is no longer a private experience. Your self-knowledge is a public thing. Let it out. Set yourself free. Scorpio (OCTOBER 23 – NOVEMBER 22) You are in a rare moment when others just might live up to your reputation as the local hormone fountain. Now you get to act on the requests that you have, or not. I suggest you set an acceptance threshold of something other than perfection. If you are in a bonded relationship of some kind, remember that these can exist anywhere along a wide spectrum, and we tend to stay at the cramped end. You are trying with all your vital force to make space for your own feelings; for your vision of what you want your emotional life to be—and that vision is bigger than what you currently have. Speak your truth and your world will grow larger.

Sagittarius (NOVEMBER 22 – DECEMBER 22) One year setting up the annual edition of Planet Waves, my first Web man, then-17-year-old Jordan Laughlin, invented a new astrological sign: Sagittaurus. I have laughed about this every time I’ve thought of it, since 2002. Well, we are now in a truly Sagittaurean moment: the blend of the physical and the mystical is upon us; the divine and the mundane, seemingly different but not really different things, are reacting to one another with a kind of alchemy that is rare to find in any astrological setup. Nobody can explain this better than the poet Allen Ginsberg, by the way—check out his early poems for a taste of fire. Capricorn (DECEMBER 22 – JANUARY 20) You have discovered a new aspect to your personality in recent months, and in a word we could call it potency. Not that you were a wimp, but on many occasions you have become lost in your own complexity, or divided your loyalty between the past (personal history, traditions) and the future (your goals) rather than focusing on the present at full strength. Now the present is focusing on you; the world is moving into an orientation where the deepest gifts you have to offer are obviously necessary; and where you see that you are in an environment where you have actual impact on the world around you. I think you’ll like it. Aquarius (JANUARY 20 – FEBRUARY19) Your psyche is constructed in layers. Some are more obvious than others; some you arrive at with a sense of freedom and others with a sense of constriction and even pain. Lately you have been working with all your strength to integrate the different sphere of your awareness, having come to some painful revelations about what happens when you relate to people with just part of your psyche, or forgetting who you truly are inside. Integration is about remembering; it is about bringing one level to another, bringing darkness to light, and light to the world. Along the way to learning consistency you will find many inconsistent qualities and discover some new strength from each of them. Pisces (FEBRUARY 19 – MARCH 20) Your point of view is obvious to some people and requires some detective work for others, but it’s time you made it plain to yourself what you stand for and what your life is about. I would say that this has been happening, but the bulk of your energy may still be bound up in potential rather than in action. The Sun’s move into your empathic water sign Cancer—one of the most daring and dynamic angles of your solar chart—is saying that this moment, right now, is all about an experiment in taking chances. By this I mean putting your passion into the world, and making sure you create a space to do precisely that. Visit Eric Francis at PlanetWaves.net.

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featured property UPSTATE REGION REAL ESTATE LISTING

AT THE BERKSHIRES’ BACK DOOR: Private and Pristine Columbia County Gem

f you don’t already know about the area, now might be the right time to discover beautiful Columbia County, two hours north of Manhattan. That’s where you’ll find this five bedroom, 5,500 sf post-and-beam new home on 20 acres. Views of the Berkshires and Taconic Range. Enter into the great room with the 30’ high ceiling, a glass window wall, opening the room to the natural beauty of the property. The gourmet kitchen is set up perfectly for entertaining, with an adjacent formal dining room. Stone fireplaces on two levels. Master suite on the main level with Jacuzzi tub and sitting room. The vision of a time gone by with the sophistication of today’s living. Within close distance to the Tanglewood, Shakespeare & Company, dance, music, the Berkshires, five-star restaurants, and all the other cultural attractions the area has to offer. Close enough to everything, but far enough away. Asking $1.325 million Offered by Copake Lake Realty Corp. Lindsay LeBrecht, Broker 281 Lakeview Road, Copake Lake/Craryville, NY 12521 (518) 325-9741, copakelakerealty.com

PHOTOGRAPHY BY ROY GUMPEL

newyorkhousemagazine.com 57

$IVSDI "WFOVF t (FSNBOUPXO /: 5FM t 'BY t & NBJM IJOLFJO!WBMTUBS OFU

COLUMBIA

GORGEOUS CIRCA 1880 Centerhall Farmhouse with Catskill Mountain views. A perfect country home with 4 bedrooms/2 1/2 baths, wraparound porch, fireplace, central air, updated kitchen, tin ceilings & much more. Totally private with landscaped grounds, pool, 2 barns, stone walls, adjacent to 100 acre bird sanctuary. $990,000 CHARMING CUSTOM BUILT & CONVERTED TOTALLY PRIVATE CARRIAGE HOUSE VICTORIAN

High beamed ceilings, wonderful wideboard floors, updated kitchen, 3 bedrooms/2 baths, skylights, 3 bay garage perfect for studio or workshop. Hamlet setting with commercial & residential uses permitted. $324,900

Charming house w/9ft ceilings, wood floors, stained glass, French doors, fireplace, crown molding, wrap-around porch & so much more. Catskill Mtn views. Abundant land for studio, guest house, barns & paddocks. $529,000

Massachusetts Offices:

New York Offices: Chatham, NY 12037 (518) 392-8040

Pittsfield, MA 01201 (413) 499-7490

Sand Lake, NY 12153 (518) 674-3464

Stockbridge, MA 01262 (413) 298-0610

Connecticut Office: East Greenbush, NY 12061 (518) 477-5423

Cambridge, NY 12816 (518) 677-3135

Salisbury, CT 06068 (860) 435-0700

www.thekinderhookgroup.com

DISTINGUISHED COLUMBIA COUNTY COUNTRY ESTATE Breathtaking panoramic views of the Hudson River valley and the Catskill Mountain range from the elevated setting.

Luxurious gunite pool, beautiful perennial gardens and spacious terraces for outside entertaining.

$1,450,000 Elegant 1900â&#x20AC;&#x2122;s Colonial Revival with splendid wrap-around veranda and three additional guest/staff houses on over 23 acres. PRESENTED BY: BERT FREED (518) 392-8043 OR (518) 755-2624 JONATHAN HALLAM (518) 392-8045 OR (518) 821-3158 58 NEW YORK HOUSE / July 2009

Manhattan Brooklyn Riverdale Metro NJ Hudson Valley

halstead.com

ULTIMATE LUXURY North Chatham Exclusive With 4BR/5Bths, a whole floor of entertainment space, this is the house for large gatherings. Over fifty acres on which to roam, swim in the beautiful ponds or enjoy the view from the stone terrace. Asks: $2.6M. Web#1706571 Susan T. Wendelboe 518.755.9027

FOR LOVERS OF HISTORY AND VIEWS Hudson Valley Exclusive Stately Bronk Mansion w/ stunning river & mt views on 33 magical acres. Glorious rooms w/original details. IG pool, clay ct, carriage & Guest house. Ideal retreat. Asks: $2.3M. Web#1448513 Nancy Horowitz, SVP 212.381.6554 Robin Horowitz, SVP 212.381.6564

SUMMER ON THE LAKE Hudson Valley Exclusive Magnificent & beautifully crafted, 4BR w/230FT of frontage on 80 acre pristine lake just min to Rhinebeck village, across from famed Omega Institute. Everything you need is here, leave your cares on the country lane. Asks: $1.895M. Web#1508489 Chris Pomeroy, VP 212.381.2531

VIEW FROM A ROOM Hudson Valley Exclusive Superior craftsmanship in this home on top of a hill. All living space on the first floor, cherry floors w/radiant heat, cathedral ceiling, 3BR/2Bths, 3,000SF plus bonus room, apt above garage, 13+ acres. Asks: $795K. Web#1680378 Mary Stapleton 518.828.0181

1805 EYEBROW COLONIAL Hudson Valley Exclusive 18+ acres. Great for entertaining because of its size and layout. 5BR/4Bths, 3 fireplaces and large kit. Property is surrounded by 100 acres of protected wetlands. Home has permit to run a B&B. Asks: $799K. Web#1610460 Mary Stapleton 518.828.0181

MODERNIST MASTERPIECE Hudson Valley Exclusive Enjoy organic style all summer long with the Rubber House. One of a kind work of art on 7 acres of gorgeous land. 2+BR, chef’s kit, stunning trees, boulders and wildflowers. Min to Stone Ridge/2HRS to NYC. Asks: $850K. Web#1629730 Chris Pomeroy, VP 212.381.2531

FABULOUS FARMHOUSE Hudson Valley Exclusive Sophistication & charm define this 1800’s Farmhouse. Gardens w/peonies, hydrangeas & lilacs, perfect for cocktails & dinner by the floor to ceiling wind. 3BR/2Bths, 4 acres & min from best Green Market in Columbia County! Asks: $525K. Web#1723747 Nancy Horowitz, SVP 212.381.6554 Carolyn Lawrence 518.929.6199

UNIQUE BARN RESIDENCE Hudson Valley Exclusive Great barn conversion, 2,800SF, open floor plan, 2 to 4 Bedrooms, 2 Baths. Set on 4 acres of organic farmland down a country road. Asks: $349K. Web#1627829 Alan Weaver 518.828.0181

CLEAN COUNTRY AIR Hudson Valley Exclusive 3000+SF Country contemporary on 5.25 acres, completely updated, 3BR/4Bths, radiant heat, oak flrs, tiled flrs,1,400SF separate guest suite for rent or home office. Asks: $339.5K. Web#1620839 Peggy Polenberg 518.828.0181

SIT BACK AND ENJOY THE VIEW Hudson Valley Exclusive Country contemporary, 5BR/3Bths, 3,900 +SF, 5 + acres, stunning views, deck & stone patio with Hot tub. Great value. Asks: $307K. Web#1697290 Peggy Polenberg 518.828.0181

PERFECT COUNTRY RANCH Hudson Valley Exclusive This 2,100SF, 2 Bedroom, 1.5 Bath Claverack ranch comes with a separate in-law apt. Asks: $259K. Web#1713007 Alan Weaver 518.828.0181

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

newyorkhousemagazine.com 59

COLUMBIA

FORGET THE HAMPTONS Hudson Valley Exclusive Private enclave. Radiant heat, back-up generator, heated garage, surround sound, all weather gazebo, 6BR/7Bths, 8,500SF, Italian kitchen imported, separate guest/studio apt, 21 acres. Asks: $2.999M. Web#1649558 Mary Stapleton 518.828.0181

COLUMBIA

HUDSON VALLEY PROPERTIES VIEWS, VIEWS Private, hill-top 4 Bdr/3 Ba on 116 acres. Lovely country home, just 2 hrs NYC, open floor plan, 4 bay garage building. $949,000

MENDED WALL FARM 1700’s expanded Colonial, 5 Bdr/2Ba, barns, equipment, 62 acres, ideal for animals & crops, pond, near 4 golf courses. $750,000

LLAMA FARM 40 acres of picturesque fields. 1800’s farmhouse, huge post & beam barn with office in large loft, stream and pond. $725,000

WORKING FARM 17+ acres, Victorian farmhouse w/ original details, numerous barns, Catskills views, near historic Hudson. $685,000

DEER LAKE former resort, 2 houses and 7 cabins, fully rented, on 21 acres complete with beach area. Gross $78K, net $60K. Unlimited possibility. $579,000

BOARD & BATTEN COLONIAL STYLE 3 Bdr/2.5 Ba, 10+ ac, privacy, mtn views, guest qrtrs over 2-c garage, horse paddock & run-in shed. $379,000

THE MARBLE PALACE imported Italian marble floors & baths, 37 ac. surrounded by state land, views. Just reduced. $350,000

STRIKING 1930s CAPE 3 Bdr/2 Ba on quiet Greenport/ Hudson street, nice yard, 1-c garage rent with option possible. $229,000

LAKE HOME GETAWAY 3Bdr/2Ba, lake views, new siding & roof, SS appliances, boat launch & beach access. $199,000

CLASSIC CAPE COD – 4 Bdr/2.5 Ba. Eat-in kitchen & dining room, screened porch, great family home, close to shopping. $199,000

LOTS OF UPGRADES 3 bedroom ranch style, large EIK, garage, finished basement, easy Metro-North commute. $183,500

RECREATIONAL PARADISE 56 acres, woods,f ields, pond, mountain views, owner financing. $149,500

INVESTMENT PROPERTIES

VACANT LAND

CLAVERACK 91+ acres, commercial zoned property, long frontage.

$2,950,000

CLAVERACK 91+ acres, commercial zoned, long frontage.

$2,950,000

CATSKILLS VIEW FARM 100 ac., agriculture use, Victorian farmhouse & 3 Bdr tenant house.

$ 1,350,000

SPECTACULAR ANCRAM 28+ acs with 3 acre pond, high on hillside.

$1,400,000

DEER LAKE former resort, 2 houses, 7 cabins, fully rented, 21 acres. Gross $78K, net $60K.

$579,000

HISTORIC INN on lake, 8 Bdr plus apt, bar & restaurant, renovated kitchen, cottage.

$498,000

INVESTMENT IN HUDSON 3 duplexes, yard & parking. $25K rent roll, sep. heat & elect.

$280,000

HISTORIC MULTI-FAMILY Four 2 Bdr units, 1760’s carriage house, $40K gross.

$269,000

EXISTING MOBILE HOME PARK 2 units, more possible, 3 bay garage, 8 beautiful acres.

$249,000

15,000 SF CONCRETE BLOCK BUILDING on 3 acres. Great for art studio or storage units.

$199,000

TWO FAMILY 3Bdr and 1 Bdr, hardwood floors, 2 decks. Separate utilities, rented now.

$169,000

CATSKILL VICTORIAN 3 level fixer upper, 2 ac. comrcl./residential area. Make offer.

$149,000

GREAT TWO – FAMILY in the heart of Hudson! Two story garage/barn, yard.

60 NEW YORK HOUSE / July 2009

$90,000

CANAAN FARM 133 acres, near Berkshires, open fields & woods.

$650,000

UNIQUE HUDSON RIVERFRONT 10 acs, large natural harbor.

$499,000

TAGHKANIC 37 acre building lot, BOHA, driveway, pond, views.

$333,000

HILLSDALE 18 acres, BOHA , black top driveway, pond, shed.

$200,000

BERKSHIRE VUS privacy 10+ acs, small solar cabin; poss. subdivision.

$199,000

BRING on the HORSES! 30 acres, level & rolling, some woods.

$149,000

RED HOOK 2 acre cleared site, driveway.

$130,000

COPAKE 6 acres, long frontage, quiet road near Copake Lake.

$89,000

COXSACKIE level 6 acre building site, nice residential area.

$69,000

COUNTRY 1.4 acres, corner lot, Cairo.

$29,000

Notice of Auctions July 11th, Columbia County

VICTORIAN COLONIAL immaculate with original details, center hall dual parlors, 3 Bdr/2 Ba, 3rd floor studio, 15 acres. Listed at $350,000.

Call to REGISTER and BID (800) 398-8802

HILLSDALE 2 Bdr COTTAGE w/ hardwood floors, waiting for renovation. Extensive perennial gardens on 3.5 lovely acres. Listed at $179,000.

INCOME ON CREEK Large two family, one unit live-in readyother needs rehab, overlooking trout stream in quiet neighborhood. Listed at $99,000.

LAKE COMMUNITY COTTAGE Needs rehab, foundation repair. Two bedroom, one bath, LR, kitchen. Listed at only $35,000.

July 18th, Dutchess County

COLUMBIA

DRAMATIC GEOTHERMAL 20 ft ceilings, open space, mastersuite, plus 2 guest bedrooms on 12 acres. Listed at $1,200,000.

CLINTON COLONIAL new 4700 SF, huge mastersuite+ 3 Bdr, granite & SS kitchen, walkout basement, 3 private acres (more avail). Listed at $699,000.

NEWLY RENOVATED 2 Bdr/2 Ba ranch w/ 2 large decks, all wood floors, 20 private acres in area of fine estates. Listed at $499,000.

STANFORD 6 acres, Rhinebeck CSD, wooded residential area, near TSPkwy. Listed at $89,000. RED HOOK 2 acre cleared site, driveway. Listed at $130,000.

July 18th, Greene County

COXSACKIE level 6 acre building lot in nice residential area. Listed at $69,000.

RUSTIC CAMP 3.3 acres on both sides of Catskill creek, 3 small cabins with electric, well & septic and one huge post & beam barn. Listed at $64,900.

LAKE FRONT COLONIAL 3 Bdr. with expandable 3rd flr. Listed at $299,000 MARBLE PALACE 2300 sf home on 37 acres views, listed at $350,000 COUNTRY 1.4 acres corner lot Cairo. Listed at $29,000.

CAIRO BUILDING LOT 1.09 acres wooded privacy, access to Rte 32. Listed at $29,000.

For more information, terms & conditions and bid form, contact Dina Macari, Office Manager, at 800-398-8802. Details on these properties are available on HVREAL.COM

newyorkhousemagazine.com 61

“We’ve Sold Delaware County Since 1889” NEWLY RENOVATED

DELAWARE \ DUTCHESS \ COLUMBIA

WALTON (607) 865-7000 WWW.OGDENREALESTATE.ORG

TOTALLY RENOVATED Light & airy 4-bdrm, 2-bth home in small village – totally renovated top to bottom. Everything new – just add your personal finishing touches. Asking: $139,000 #73262

Perfect for weekend getaway or 1st-time home buyer. 2-story home w/4 bdrms, 1 ¾ bths, lrg EIK, LR & 1st-flr laundry. New interior walls, flrs, fixtures & appliances. Oil FHA. On maintained rd. Asking: $99,900 #73357

HOME WITH POND 3-bdrm, 2-bth nearly new ranch modular on 7.5 open acs w/pond & valley views. Lrg LR w/2 sets sliding drs to 12x28 fullwidth private deck; EIK, laundry & other fine features. Situated on lightly traveled maintained road. Asking: $215,000 #73215

LAND LISTINGS:

COUNTRY CHALET Beautiful 3-bdrm, 2-bth log-style home – neat as a pin. Lrg decks, solid wd cabinets, exposed log ceiling joists & beautiful wd construction throughout. Lrg det gar & workshop. 2 nice ponds, lots of privacy – all on 8 +/- acs w/views. Asking: $249,900 #73378

OPEN & AIRY Village 3-bdrm, 2-bth raised ranch in nice neighborhood at end of a cul-desac. Open & airy interior w/lrg back deck, above-ground swimming pool, & fenced-in back yard. Asking: $145,000 #73340

48+ acs of open & wooded land w/stream, views, & 800’ frontage on maintained rd. Asking: $150,000 #73212

COUNTRY CHARMER 7-yr old, 3-bdrm, 2-bth manufactured ranch – neat as a pin. Spacious & airy. Kit has wd cabinets w/decorative glass inserts; nice DR; LR has stone gas fireplace; & encl breezeway leading to 2-car gar. Nice scenic view. Asking: $139,000 #73308

COUNTRY COTTAGE 3-bdrm, 1-bth home w/2 lrg decks on 42 acs. Great hunting property, 50/50 open to wooded, yr-round stream, 2 ponds, blackberries & views from top of hill. Asking: $265,000 #73211

61+/- acs wooded parcel w/views, stream, several springs, both young & mature hardwds & confiers, & bldg sites. Asking: $149,900 #69231

Serving Dutchess, Columbia and Litchfield Counties

North East The ultimate in country charm and total privacy. Fabulous wide board floors, 2 f/p, exposed beams and outstanding space. 3 br, 2 ba, black top driveway, detached 3 car barn/ garage. 5 beautifully planted acres. $675,000

Sharon, CT – Stunning vistas from this immaculate 4 brs, 2.5 bath home that has been impeccably maintained inside and out. Exceptional floor plan, gracious master bedroom suite. The pool and pool area are sensational. $569,000

Amenia – This Clark Hill Rd setting offers breathtaking views of the spectacular unspoiled countryside. Home is extremely well built & features 4 brs, 2 full baths, very attractive wood flrs, custom doors & moldings. 5 pastoral acres. $439,000

Ancram - What is remarkable about this home is the exquisite setting on 5.5 acres, amazing views, total privacy, exceptional studio/barn/ garage, gas fireplace, woodstove, front porch, private deck, hot tub & the 2600 sq ft of living space, 4 br, 2.5 ba. $439,000

Amenia – Look up “Country Charm” in the dictionary, there should be a photo of this home & property. 3 brs, 3 full ba, LR w/ FP, a stunning FR w/ 3 walls of glass & a woodstove, cathedral ceiling. Incredible HW floors, sky lights thru out. $429,000

North East – Located just outside the Village of Millerton. Offered as two parcels for the price of one. Stone patio, handsome stone walls and steps, 2 f/p, 3 brs, 2.5 baths, fabulous built ins. This home is built to last! $319,000

North East – What a great setting w/ stunning plantings on 2.3 acs. This home was sited for privacy & a view of the state land across the way. Featuring 2 levels of finished space inc. 3 brs, 3 full baths & 2 kitchens. So many activities, so close. $295,000

North East – Millerton - Less than 2 hrs to NYC by car, 20 mins. to Metro North Wassaic Station & mins. to the movie theater, restaurants, hiking, biking, state parks, golf, etc. On 6 extremely private acs, this 3 br, 2 ba expanded cottage is divine. $279,000

Village of Kinderhook – Oh so very charming. This delightful 2 br, 1 bath home features a sunny living room w/ a brick fireplace, HW floors thru out, full basement, blacktop driveway, 2 car detached garage & a level fenced yard. REDUCED to $176,000

www.havensre.com 62 NEW YORK HOUSE / July 2009

845.373.8555

larry@havensre.com

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R. Ferris real estate, LLC

Main Office 1177 Route 55 LaGrangeville, NY 12540 (845) 454-7800 W

A Countr y man’s Broker

Pawling Office 9 East Main Street Pawling, NY 12564 (845) 855-0042

PAWLING  Quality throughout this 3-Bedroom, 2-1/2

PAWLING  Totally restored home w/ beautiful wood

ﬂoors. Fieldstone ﬁreplace heated in-ground pool on 2.6 acres. Ready to move right in, impeccable in and out. Call Sandra Croyle 845-855-3653. $349,900

WHALEY LAKE  Bring your boat!! 3-Bedroom home on double lot oﬀers space to expand. Enjoy views oﬀ of multiple decks, 122’ lake frontage. Call Liz Hofweber 914-760-9418. $499,000

PAWLING  Impeccable 2,900 sq. ft. log home, barn/ garage. Pool, panoramic, private 2-acre setting. 1 hr., 15 minutes Manhattan. Now $499,000! Details at www.ferrisre.com. R. Ferris Real Estate 845-454-7800

BEEKMAN  Dalton Farm stunning spacious 4-Bedroom, 2.5-Bath Colonial w/ luxurious master br suite, marble ﬁreplace in family rm. Full ﬁnished bsmnt w/wet bar. Large deck , 2-car garage on landscaped lot. Views!! Call Kimberly Wickes 845-235-9047. $505,000

GOOSE POND FARM  41-acre Gentleman’s weekend farm located on a picturesque back road. Spacious 11-rm., 4-1/2 Bath rustic Colonial Cape. Horse barn. 2 ponds. Stream. Heated pool. Tennis court. Property adjoins extensive walking trails. $1,750,000

Bath Townhome. Finished lower level, wood ﬂoors, ﬁreplace, 2 Trex decks. Immaculate! A Gem! Call Joy Patchey 845-855-1064. $338,000

DUTCHESS

6796 RT 9, Rhinebeck, NY 12572 E-mail: ellenhonig@gmail.com Cell: 845-489-3975

1840 Dutch Eyebrow Colonial 4 bedrooms, 3 baths, new kitchen with Bosch appliances, 2 fireplaces, a new addition with cathedral ceiling and loft. On 12 Acres with beautiful landscaped gardens, large willows, old trees, a wild flower meadow and an in-ground L shaped 30 X 40 pool. $1,100,000. 64 NEW YORK HOUSE / July 2009

See a slideshow of our properties at www.dutchesscountry.com “CELEBRATING OUR 20TH YEAR” LICENSED REAL ESTATE BROKER, Brad Rebillard ASSOCIATE BROKER, Theresa Westlake LICENSED REAL ESTATE AGENTS, Carolynn Merwin, Wayne Euvrard, Bob Thomma, & Jeanne Rebillard

5917 N. ELM AVENUE P.O. BOX 798, MILLERTON, NY Brad Rebillard, Broker - First Time Home Buyers Specialist – 20 years experience – Come talk to Brad about the Federal Government’s $8,000 tax credit for 1st time home buyers. MILLERTON – One of the best views in Dutchess Cnty. This private cape/contemporary home has 50 miles of views from one of the highest points in the county. Located 1000’ off a lightly travelled county road you are surrounded by nature. Unique to this home are undergrnd utilities, an entire southern wall of glass w/ sliding glass doors, wrap-around deck, and a LR that looks out to the picturesque views. Master bdrm & bath w/whirlpool tub and small office space. 2nd flr balcony overlooks the living area and great views. Many exceptional features to this home. Located near Millbrook Hunt Cntry, Metro North, fine dining, theater and so much more. More land is available. $925,000

ANCRAM – Travel down a country lane to this wooded wonderland. The cottage has some nice features and is in need of updating and some repairs. There’s a stream on the 3 acre parcel and a potential pond site. This parcel adjoins 97 acres of unspoiled woodlands with a network of trails. There’s an additional 97 acres available. $149,000

AMENIA – Travel down a country lane past farm and fields to this open and scenic ranch home on 2 plus acres. Excellent southern exposure, fenced yard for the pets, level land, oversized garage and more. There’s an open kitchen with wood floors, maple cabinets and updated appliances. Walk up the road to the Harlem Valley Rail Trail. Located only 5 minutes to the Metro North Train... Reduced to $239,000 AMENIA – From the plaster walls w/curved archways, hardwd flrs, to the restored original master bath, this 1950’s ranch has an inviting atmosphere. Double the living space if wish to finish the lower level. This area walks out to the private back yard. The lower level currently has a semi-finished heated rm (extra bdrm) in addition to a utility rm, laundry and storage. There is built-in plumbing for an additional bath, plus an attached garage & storage shed. Conveniently located about 5 min. to the Metro-North train. The site offers overlooking views. Walk to the Harlem Valley Rail Trail. New Listing! $220,000

MILLERTON – Newly renovated one level home with lots of storage. The home is in great shape, there is a oversized 2 car garage with a full second story storage area. The quiet location offers ease of access to the Village of Millerton and is only 11 miles from the Metro-North train. Also available for rent. $225,000

MILLBROOK – Set back from the road offering privacy, overlooking 1.64 acres of lush green lawn, is this inviting cottage. Perfect as a writer’s get-away, there is a LR w/ attractive stone FP, 2 bedrooms, laundry, KIT, and dining area on 1st floor. On the second floor there is a 3rd bedroom currently used as an office, being the inspiration for the “Writer’s Cottage” description. Conveniently located 1 mi from Village of Millbrook on a country lane, 1 ½ hrs to NYC, & less than 30 mins to the Metro-North Station. $289,900

MILLERTON – Renovated & expanded country cottage. This 2008 job has not been finished & awaits your personal touch. Some improvements are: a new 2 story addition that has a stone fireplace, wood floors and a master bedroom suite. Owner is unable to finish the home and is willing to negotiate. Located not far from the Village of Millerton. 1 acre parcel is mostly a pine grove. Reduced to $169,900 ANCRAMDALE – Early 1900’s Colonial & a separate commercial building, formerly a popular bakery/ deli that’s now 2 rental apartments. Located in the hamlet of Ancramdale that’s popular among both locals & weekenders. About 15 miles to Metro-North Train. $249,000

MILLERTON – If you always yearned to live in a quaint Norman Rockwell village – then you’ve found it! Rarely do village homes like this one come on the market. A great price for a fabulous Victorian home with an inviting atmosphere. High ceilings, wood parlor doors, ornate archways, stained glass, and more. Great wrap-around front porch for spending summer evenings outside. Dead-end street. Walk to village center. Ten mins. to commuter train. Easy commute to NYC, Westchester, Albany, and Hudson. $239,000

MILLERTON – Renovated 1850’s cottage with a heated barn with 2 garage bays ﬁnished studio above. There are views of a stream from the rear deck. Stroll over the walking bridge to the Harlem Valley Rail Trail. With approx 1.5 acres there’s lots of room for gardens, the lawn chairs or the back yard BBQ. Drop a line in the stream or dangle your toes on a hot day. Included in the renovations are a new heating system with central AC and new wood ﬂoors. $239,000

JUST LISTED

ANCRAM – Looking for seclusion? A long driveway on a slight upgrade brings you to this home on nearly 4 acres of open land protected by acres of park-like woods. Enjoy peace and quiet in this well thought out 1980’s built home. Perfect for weekend retreat or moving the family to the country. 20 mins. to train & 5 mins. TS Parkway. $349,000

• Body Shop & Towing Business. In business for 38 years, included are the business, real estate and two towing trucks. Short term owner ﬁnancing is possible. Call broker for details. Zoned as a Body Shop - It’s hard to get this approval today. $300,000 newyorkhousemagazine.com 65

DUTCHESS \ COLUMBIA

MILLERTON – Great location for this country home surrounded by open farmland and pristine forest. Enjoy views of the surrounding hills, nature at your door, and privacy. Home has a comfortable living room with brick ﬁreplace and a large screened porch. Located about 15 minutes from Metro North commuter train, easily accessible by car from Westchester & Putnam. Walking distance to nice quaint Victorian Village with movie house, ﬁne dining, walking trail, shopping and more. Offered furnished. $265,000

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Wonderfully renovated, the old Ellerslie House & Elizaville Grange Hall feature 3BR, eat-in cookâ&#x20AC;&#x2122;s kitchen & lots of room for entertaining. In-ground pool, pool house & a marvelous private backyard w/frontage on the Ro Jan. Close to Rhinebeck, Red Hook and Bard College.

DUTCHESS

Tastefully renovated & sited on a hill w/Mt views. Spacious home features beamed ceilings, oversized windows, HW ďŹ&#x201A;oors, gourmet kitchen & sunroom w/ďŹ replace. Each & every room has a special touch. Garage/studio, salt water pool & stone summer kitchen. A Gem!

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Located on a back country road with rolling meadows, forested hills and far reaching views of the Catskill Mts. Former dairy farm on 121 acres. Perfectly suited for an estate or farm. Restore the vintage home or build on the high point with views of the back pastures.

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Charming, light-ďŹ lled 2 bedroom converted barn located on a quiet country road. On 9.5 acres with pond. Post and Beam construction w/open loft interior design, HW ďŹ&#x201A;oors & beamed ceiling. Landscaped, fenced in-ground pool w/ bluestone patio. Addâ&#x20AC;&#x2122;l land available.

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Pristine cedar home on 5.35 private acres. Stonewall gardens, lovely trees & distant mountain views provide a tranquil setting. Spacious 5BR/3.5 BA home has cathedral ceilings, dramatic stone ďŹ replace, top of the line kitchen, automatic generator, game/bonus room.

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Circa 1870 farmhouse sited on a knoll with 26 acres of pastoral land, woods and a large barn. This charming 4BR/2.5BA home has original details and wide board ďŹ&#x201A;oors with a large country kitchen. Substantial renovations and updated heated in-ground pool and koi pond.

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COUNTRY CHARM

Light & airy, this tastefully done 2BR house is set on 6+ ďŹ&#x201A;owered & wooded acres w/groomed trails & rock walls. Wood ďŹ&#x201A;oors, large family room w/Pella window wall, sleeping loft for kids. Perfect for weekenders or full time living. Close to Rhinebeck & Taconic Pkwy.

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Revolutionary War period home featuring WB ďŹ&#x201A;oors, original exposed beams, large kitchen w/radiant heated antique brick ďŹ&#x201A;ooring & soapstone counters, 3 BR/3BA, oďŹ&#x192;ce/library, FDR, LR. Three stall two-story barn w/tack & feed rooms. Three paddocks w/run-in shed.

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HoulihanLawrence.com

Join the 84% of homebuyers who begin their home search on the internet * A LUXURY COUNTRY PROPERTY

Ashokan House

Luxurious Rhinebeck Residence

Incredible Industrial Complex ~ 40 Level Acres

In the heart of Catskill Park, 90 minutes from NYC. Exceptional hilltop Mansion embraces miles of scenic beauty reaching over the Ashokan Reservoir, Shawangunk Ridge and Mohonk Mountain. WEB# HA457857 WOODSTOCK ......$4,500,000

Spectacular home in a breathtaking setting with Burger Park open fields at back and long paved circular drive. Large rooms with high ceilings. Gleaming hardwood floors and custom kitchen. WEB# HA455531 RHINEBECK..$2,200,000

Phase one done. There is a two-story modern office building, a 15,000 square foot manufacturing building with 800 amps and loading docks and a three bedroom Tudor with a new roof. WEB# HA457230 SALT POINT $950,000

Mint, Very Private Paradise

Beautiful Condition

This is a Winner

This four bedroom 3346 square foot home is surrounded by flowers, stone walls and a beautiful pond. Ceramic and wood floors and vaulted ceilings. Only one minute to Taconic. WEB# HA420181 CLINTON CORNERS $575,000

Light industrial brick, concrete and steel construction. 17,100 square foot building with new electric plus 400amp service. New roof, windows, bath and motor for 23 foot by 24 foot loading door. WEB# HA293916 POUGHKEEPSIE $480,000

Four bedroom home on 8.8 sub-dividable acres. Den or first floor bedroom has half bath but plumbed for full bath. Recessed lighting with vaulted ceilings. Center passive solar sunroom. WEB# HA455676 PLEASANT VALLEY $425,000

Picturesque Location

Fabulous Neighborhood

Huge Ranch with finished lower level with bath, fireplace and wet bar. Main level has hardwood floors, new four season room and master bedroom suite. Almost two level acres with pool. WEB# HA443064 POUGHKEEPSIE ..............$398,000

Ideal home with long level lawn. on the end of a cul-desac.Hardwood floors in dining room and living room. Brick fireplace in family room. New carpeting and tilt-in windows. WEB# HA455204 WAPPINGERS FALLS ..............$350,000

Quiet and Convenient Spackenkill

Charming Home on Level Double Lot

Striking Townhouse

Beautiful, bright home offers 14’x21’ living room with builtins, 11’x14’ dining room and huge family room with full wall fireplace and built-ins. New kitchen cabinets and double ovens. WEB# HA455790 POUGHKEEPSIE ..........$350,000

Four bedroom 2900 square foot home with hardwood floors, wide entry hall with French doors to living room with fireplace and kitchen with breakfast area leading to enclosed porch. WEB# HA344997 POUGHKEEPSIE ............$274,000

Splendid brick Townhouse with fine original details and a spiral staircase. 3000 square foot home with four marble fireplaces, spacious rooms with nine and ten foot ceilings. WEB# HA449689 POUGHKEEPSIE ......................$250,000

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

houlihanlawrence.com

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

The market is active. Interest rates are at historic lows. Don’t miss the opportunity. newyorkhousemagazine.com 67

DUTCHESS

Pristine Home in Private Setting Open concept on main floor, four bedrooms, shining hardwood floors throughout and new kitchen. Upgraded roof, boiler, septic and plumbing. Gorgeous property with Japanese gardens. WEB# HA448813 HYDE PARK $399,900

DUTCHESS

EXQUISITE MILLBROOK COLONIAL

Tremendous traditional colonial in Millbrook with grand style and elegance. Exceptional details and extra features such as 7 fireplaces, raised paneling, crown moldings, pocket doors, and leaded glass. 7 bedrooms, 5 full baths, library with wet bar, and 4 open porches. With a special use permit, zoning would allow a 20 room inn or 10 room bed & breakfast. Offered at $1,399,000

CLASSIC 1780 COUNTRY FARMHOUSE Elegant farmhouse tastefully restored to its original beauty. Old-fashioned warmth and charm made comfortable for todayâ&#x20AC;&#x2122;s living. Three working fireplaces, antique doors and hardware, wide plank floors and exposed beams. House sits on 5.02 acres of park-like land with sweeping lawns, lovely gardens, old trees, stone walls, picturesque period barn, heated in-ground swimming pool, gazebo and private tennis court. Offered at: $995,000

HANDSOME VINTAGE COLONIAL In the Town of Stanford on a quiet country road, sits this charming Circa 1800 colonial home on 4.08 acres. Four bedrooms, antique flooring, pocket doors, eat-in-kitchen with fireplace, delightful front porch, 220 feet of frontage on the Wappingers Creek. Beautifully landscaped, stone walls, 2-car garage/barn. Convenient to Mashomack Preserve. Offered at $529,000

COMMERCIAL MILLBROOK BUILDING Rare opportunity to own a commercial building in the heart of the business district in the Village of Millbrook. Surrounded by restaurants and retail businesses, this is a real gem. Completely renovated in 2004, the building offers antique flooring, all new mechanics, new windows and an outdoor fieldstone patio. Great for office or retail usage. Offered at $415,000

ELEGANT CONDOMINIUM AT MILLBROOK HOLLOW A beautiful country condominium awaits you through private gates. The main level offers an entry hall, an eat-in-kitchen, 2 bedrooms, 2 full baths, and a dining room opening to a living room with a brick fireplace. The second level provides a third bedroom, a full bath, and a loft study. One car garage, balcony and deck. Offered at $395,000

PRIVATE HOUSE IN PLEASANT VALLEY Three bedroom ranch privately set well back from the road in the midst of 6.04 acres of meadow, lawn and woodland. Hardwood floors throughout. Living Room with brick fireplace. Minutes to the village of Pleasant Valley. Small paddocks and small stream that flows into a pretty pond. Offered at $349,000

BUILDING LOT WITH CATSKILL VIEWS Located a short drive from the lovely Village of Millbrook is this 14.36 acre, Board of Health Approved building lot. Views of the Catskill Mountains and neighboring farms are had from the building site. Enjoy the peace and tranquility of the mainly wooded, private parcel. A rare find in the Millbrook School District! Offered at $245,000

AMENIA COLONIAL Well maintained, three bedroom Circa 1890 colonial on .66 level acres bordering the Harlem Valley Rail Trail. First floor has hardwood floors, large eat-in-kitchen, living room, sunroom, mudroom with washer/ dryer, bedroom or den and full bath. Two bedrooms, office or possible third bedroom on second floor. Great value for the price! Offered at $199,000

845-677-5076 t 3269 Franklin Ave. Millbrook, NY 12545 t GTWhalen.com 68 NEW YORK HOUSE / July 2009

RED HOOK

$545,000 PINE PLAINS

THIS CHARMING GREEK revival home has been thoughtfully restored. Offers 3500 sq. ft. of living space with WBF, original moldings/hardware, 5 BR- one w/FP, formal LR w/ FP, library w/FP and formal dining room. Family house w/ sweeping lawns. Convenient to the Villages of Red Hook and Rhinebeck.

RHINEBECK

$319,000 MILLBROOK

LOCATED IN THE HAMLET of Hammertown is this charming cottage with a rocking chair porch & a bluestone terrace in the back. Home features a LR w/ﬁreplace, kitchen, DR, large MBR w/cathedral ceiling & gas FP. Guest room, ofﬁce & lovely gardens. Turn-key.

$499,000 STANFORD

$2,575,000

A MAGICAL SETTING. Located in the countryside is this lovely home sited on 78 acres overlooking a 5-acre pond. Main house features a FDR, FLR w/FP, den w/built-ins, EIK, MBR w/FP and 3 BR. Three-car garage w/3 BR, 2 BA guest house above. A special setting w/open ﬁelds & 3 ponds on a quiet road convenient to the Village of Millbrook.

$875,000 MILAN

$459,000

DUTCHESS

STUNNING VIEWS from every room of this charming & unique waterfront property. Cozy 2 BR, 2 BA cape features on the lower level an open living-dining area w/wood burning stove, den, eat-in-kitchen, ofﬁce, bedroom and bath. Upper level features a master suite w/private terrace. Back garden slopes to the lake with dock.

STANFORDVILLE

ONCE A SAFE HOUSE adjacent to the Underground Railroad this 1780 center hall colonial has been completely restored & renovated. New interior renovations including restored WBF, the exposing of all original posts & beams, plastering & insulating of all walls, custom doors & a new bi-level solarium-like kitchen w/ top of the line appliances. A lovely blue stone patio overlooks many plantings & meadows.

$729,000 PINE PLAINS

THIS CLASSIC 1840’s 4 BR, 3 BA farmhouse with old moldings & WBF provides the feel of the old with the convenience of today. Home features a large LR, FDR, family area w/ﬁreplace & den w/ﬁreplace, central air conditioning, and a new kitchen. Set on 5 acres w/beautiful views, rolling hills and a lovely in-ground pool. Includes a 3-car garage w/studio above.

STUNNING PANORAMIC & CATSKILL views from this hilltop contemporary post & beam log home. Great room w/ cathedral ceiling, dining area, ﬂoor to ceiling stone ﬁreplace, country EIK and screened porch. MBR suite w/ Jacuzzi plus 3 additional BR & 2.5 BA. Convenient to the Taconic State Parkway.

$399,000 GALLATIN

FABULOUS MID-CENTURY home set back on one acre with spacious, expansive eat-in-kitchen. Fireplace in living room, wood burning stove in enclosed porch overlooking an in-ground pool. Home has 4 BR, 3 BA, den & large family room w/ﬁreplace.

$395,000

THIS 19th CENTURY RAMBLING 4 BR farmhouse sits up from the road and overlooks distant hills and farmlands. Total of ten rooms featuring a large country kitchen, FDR, LR, den & family room all with many old features that add to a cozy atmosphere. Includes three barns.

newyorkhousemagazine.com 69

DUTCHESS \ ORANGE

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Saxton Hall

10 Eagle Head Rd

Cornwall-on-Hudson, NY

An 1830â&#x20AC;&#x2122;s Greek Revival Mansion sits in the charming village of Cornwall-OnHudson, overlooking Hudson River. This rare Greek Revival gem has been restored to its former glory when prominent leaders in business and the arts made it their home. This stately home, with 30ft Corinthian columns, sits on 1.9 acres and offers 7 bedrooms, 3.5 baths, 7 fireplaces. Original grape-and-vine plaster moldings, inlaid original plaster moldings, inlaid wood floors, marble fireplaces and mahogany banister make this a spectacular property to call home.

Visit us at ellissothebysrealty.com

Near a quaint village along the Hudson River, a unique custom contemporary home with 3300 sq ft & 9 acres sits on top of a mountain ridge surrounded by NY state forest & Strom King Mtn with panoramic views, ultimate privacy, country club setting w/tennis court, heated in-ground pool, stone patio, fabulous landscape. The interior is a ranch style, four bedrooms, 2.5 bathrooms, easy living floor plan, Pella windows, hardwood flrs, fireplace, and family room with 2nd entertainment kitchen. Plenty of storage/6 garages. Approx. one hour to NYC, nearby Newburgh Waterfront, Woodbury Commons, & trains. This is the most awesome place to hang your hat. $925,000. MLS #464219

845-926-6809

barbara.manson@ellissir.com

Â©MMVI Sothebyâ&#x20AC;&#x2122;s International Realty Affiliates, Inc. All Rights Reserved. Farm of Jas de Bouffan, used with permission. Sothebyâ&#x20AC;&#x2122;s International Realty (TM-trademark symbol) is a licensed trademark to Sothebyâ&#x20AC;&#x2122;s International Realty Affiliates, Inc. An Equal Opportunity Company. Equal Housing Opportunity. Each office is Independently Owned and Operated. Except Offices owned and Operated by NRT Incorporated.

70 NEW YORK HOUSE / July 2009

Come and Discover the Beauty of Greene County!

For the Gentleman Farmer. 180 yr old early American Farmhouse situated on one acre with old barn and 1 car garage. This home boasts wide board ﬂoors, exposed beams, plenty of nooks and crannies and lots of country charm. (Coxsackie) $159,000

Independence at last. Comfortable 3 bedroom cape located in the village with huge fenced in yard to enjoy the lazy hazy days of summer. Located on dead end street. Convenient to shopping and 20 min. to Albany. (Coxsackie) $164,900

Come discover Historic Brick Row. 1800’s townhouse with 3 bedrooms, 1 1/2 baths and a stroll away from the Hudson River. You’ll love the quiet artistic feel to this neighborhood. 2 1/2 hrs from NYC & 20 minutes to Amtrak. (Athens) $125,000

Lakeview Manor on Cob Creek! 4 family features main living quarters with ﬁreplace & 4 bedrooms. This home also feature 3 additional apartments, an inground pool, 6 acres with fruit trees and cob creek meandering through lucious land. (Earlton) $359,000

Charming Small Town Living in this 2 bedroom, 1 bath cottage in the middle of a historic village. Large eat-in-kitchen, formal dining room and spacious living room. Home in great condition and ready to move in. (Athens) $99,000

Gingerbread Victorian with classic features, hardwood ﬂoors, spindled staircase, & high ceilings. Currently a two family. Walking distance to park & Hudson River. (Coxsackie) $195,000

Charming Village Victorian. 3 bedrooms, updated kitchen, dining room, family room, office & patio with beautiful gardens. Wideboard floors, fireplace & lots of built-ins. Newer roof & gutters. Convenient to park and schools. (Coxsackie) $209,000

Remember Grandma’s House? 5 Generations of history. All the warmth and charm of yesterday in this country farmhouse, featuring 5 Bdr, 2.5 baths, large EIK, formal DR and LR, wd ﬂrs & FP. Enjoy lazy summer days and nights sitting on this cozy enclosed porch. Also a lrg workshop for the artist/handyman. Sitting on 5.77 beautiful landscaped acres is a 2 car garage, outhouse and shed w/creek frontage. (New Baltimore) $389,900

Beautiful Contemporary Home with 3 bedrooms, open kitchen, DR,

Victorian in a Historic Village featuring 3 to 4 bedrooms, formal dining room, spacious kitchen without the crowded feeling, downstairs bedroom that could serve as a hobby room or ofﬁce, 2 full baths & screened in porch to rock-away and enjoy the cool evening night breezes. This home has been carefully renovated. (Coxsackie) $224,900

A Victorian Offering the Relaxed Living of Yester Year includes efﬁcient and custom kitchen with tin ceiling, formal dining room, spacious living room with large windows, 2 bedrooms, 1 ½ baths, bright den, spacious laundry room, sitting on a village lot in a historic neighborhood. Just move in. (Coxsackie) $267,800

LR, enclosed solar deck with Jacuzzi, ﬁnished basement & wood ﬂoors through-out. A great house on the lake. (Athens) $499,000

Just 2 1/2 Hours North of Manhattan & Minutes from Amtrak newyorkhousemagazine.com 71

GREENE

1930’s 4 bedroom Dutch Colonial w/natural woodwork, HW ﬂoors, a kitchen that is efﬁciently designed with ample storage and counter space, spacious LR, formal DR, bright and sunny family room, 2.5 BA, a screened-in breezeway to spend your summer gatherings & a 2 car oversized garage all on .61 acres completes this home.(Coxsackie) $289,000

Harriman Middletown New Windsor Warwick

Benchmark Realty Group

845-783-0004 845-341-0004 845-565-0004 845-986-0004

Hudson River Views with Quality WALLKILL $429,800 ULSTER COUNTY. Bring the horses & chickens to this 14+ acre gentleman farm. This farmette contains a beautiful country colonial w/an income producing studio ($700/mo) fenced pastures, a couple of out buildings & a large pond. The home has been updated w/the environment in mind including an outdoor wood burning furnace w/oil back-up which can save money. Newer baths, custom hand carved kitchen cabinets, great tile work & HDWD floors. Fabulous gardens, flowers and room to roam. Proudly offered at $429,800. Call Troy Ford, Associate Broker 845-565-0004 Ext. 340

NEW WINDSOR $509,000 Enjoy Hudson River & mountain views, watching sunrise from stunningly beautiful, spacious 2200’sq open floor plan w/ 3 BDR,2.5 BA,1 car gar. + 2 pk/space, townhouse. Spacious master suite & master BA w/tub & shower full of sunlight & crisp breathtaking river views. Modern kitchen, quality, amenities, oversized deck + open floor space make unit perfect for entertaining. Enjoy breakfast from own private balcony off master bed overlooking the river. Call George Koudounas, Associate Broker Direct at 845-913-8247

MODENA

GOSHEN $698,000 A home for all seasons! Amenities: 2 fplcs, C/A, hrdwd floors, ingrnd waterfall pool, hot tub & private tennis court, just to name a few. Great room with skylites, woodstve & game area, aupair wing, home office & Master Suite w/spa tub. 2.3 acrs w/mountain views. www.soldmates.com/464513. Call Janet Delgado, Associate Broker direct at 845-629-0841 or 845-783-0004 x348

CAPTIVATING ORANGE LAKE CAPE $367,500

STORYBOOK COUNTRY $435,000 Colonial farmhouse for the gentle (wo)man farmer. Faithful interior restoration and updates. 2 wdburning stoves, inground heated pool & hot tub on bluestone tile patio. Extensive perennial gardens. Paddock & barn suitable for 2 stalls. Neighbors state land, extensive trail system, hunter/ jumper barn w/ indoor - outdoor grass rings. Separate entrance 1 bd apt can accommodate caretaker, in-law, au-pair set-up or rental income. Call Angela Johnson, Associate Broker 845-783-0004 x323

WARWICK $445,000 Gourmet kitchen w/stainless appliances and island w/seating, maple cabinets, marble back-splash, tile floor, french doors to deck, 9ft. ceilings. Gigantic bonus room! EXTRA! EXTRA! Full-finished walkout basement, family room w/surround sound, full bath, work-out room/bedroom, entertainment room w/hand-made oak bar, cedar closet and more! Approx. 4400 SF. Call Sheila Selvage,

ORANGE

CORNWALL $380,000 New Construction. Cornwall schools. Can custom build. Open fl plan. Or buyers can bring their own plans. Hardwood fls. Seasonal view of the valley. Great location. Lot is ready to build, permit etc, O.K. Lot can be purchased. Call Rebecca Faubert Associate Broker 845-565-0004 x319, Direct 845-401-4685

$339,000

Enjoy your “staycation” at your home-on-the-lake.This mint 1987 hi-ranch provides awesome views from over sized windows in the kitchen, the master bedroom suite and the rear deck and sun room.The 2100SF open floor plan features hardwood floors and fresh paint. Beautiful 1.8 acres with invisible pet fence has an above-ground pool with deck and private dock for fishing and launching your boat. Best of all, it’s only 20 minutes from Metro North! Photo’s at gerbeshomes.com/457968. Call Frank

Gerbes,Associate Broker 845-565-0004 x346

This fabulous contemporary floor plan with 2700 sq. ft. features open living with a unique flexible floor plan- perfect for entertaining inside & out, 2nd floor Bonus Rm. for unlimited possibilities &1 st fl. Master Suite with new custom bath. A must see in desirable Town Of Newburgh area–Great location for commuters! Call Gina DeCerbo, Associate Broker 845-565-0004 x345

The Greens of Woodbury

Central Valley $675,000 Oranges counties only executive development. Tiled kitchen/ granite counters. Lg island, stainless appliances. Huge family room with fp. Rounded archways throughout. All hardwood on first floor with inlay. 5 Zone heat, 2 zone ac, 3 car garage. Call Mary Liegey, Associate Broker 845-783-0004 x304

Associate Broker, 845-986-0004 x322

www.remax-benchmark-ny.com 72 NEW YORK HOUSE / July 2009

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newyorkhousemagazine.com 73

REGIONAL

Our sales office is open Mon-Fri, 8am-4pm or by appointment. Please call or email us in advance for your guided tour. tel: 845-482-9400 • fax: 845-482-9401 • info@kenozalake.com

www.kenozalake.com another 400 acres of private preserve. Kenoza Lake homeowners also have exclusive access to common areas, such as a sandy beach, a boat launch and miles of hiking and cross-country skiing trails. No matter what style home you and your imagination decide to build, the new Sullivan County will also be at your doorstep. There are endless outdoor activities to enjoy, antique stores to browse, farmers’ markets to shop and world-class cultural attractions. Kenoza Lake Estates is truly one-of-a-kind. Please contact us today to arrange your guided tour. and visit our web-site www.kenozalake.com.

Imagine building your dream home away from home amidst the unspoiled beauty of the Catskill Mountains. You can make that dream a reality at Kenoza Lake Estates, a new 400-acre gated residential preserve in Sullivan County, N.Y. Just two scenic hours from Manhattan, our private roads curve along natural rock formations, our homes are nestled out of sight and our woods are filled with maple, oak, pine and birch. They’re also filled with possibilities for a limited number of discerning homebuyers. In our Phase 1 development, just 28 lakefront and lakeview home site parcels are available for immediate development.

SULLIVAN \ ULSTER

With plots of 5+ acres, you won’t be wanting for space or privacy. The term “backyard” takes on a whole new meaning when you venture off your own property and into

Lake lots from 95k Gated • Secluded • Affordable

THINK GREEN At Kenoza Lake Estates, we’re all about creating beautiful homes that are healthier, more energy-efficient and better for the environment. The facts speak for themselves: when green technology is incorporated into a home, the average utility costs are decreased by 50%*. In addition, green buildings require less maintenance and repair and promote better health among occupants.

WORTH EVERY PENNY

$239,000

Wait until you see the size of the living room in this terriﬁc well-priced ranch w/ a Woodstock address and Hurley taxes. With a formal DR and EIK, tile bath and comfortable sized bedrooms w/ample closets, this is the perfect starter, family, or retirement home. The oversized one car garage has room for storage and the basement is amazing w/a ﬁnished play room, workshop area, storage and a giant utility room. The rear yard is quite private w/ mature plantings and a delightful rear deck. Safe and sweet family neighborhood. All freshly painted and ready to go. Good mechanicals, updated electric, lots of room.

SPACIOUS & BEAUTFUL

Spacious and beautiful home situated comfortably in lovely neighborhood. Meticulously landscaped lawns and mature perennial gardens include fragrant peonies, bleeding hearts and lush rhododendrons, and a majestic Chinese Red Maple. Enjoy the backyard oasis through the French doors onto the deck or while relaxing in the glassed in sun porch. Cooks kitchen, hardwood ﬂoors, brick ﬁreplace in living room and recent updates to the entire home.

WOODSTOCK (845)679-2929 • PHOENICIA (845)688-2929 • MT.TREMPER (845)688-2829 74 NEW YORK HOUSE / July 2009

$339,000

ECOBROKER

PAUL E. MCGINNISS:

WWW.PAULEMCGINNISS.BLOGSPOT.COM

Mountain View Farm Fully Approved 13 Lot Subdivision on 44 Acres in Clermont, Columbia County • Perfect for Private ECO Community • Green Build/Design Services Offered • Additional 20 Sub-dividable Acres Available $650,000 Call Paul about this and other LAND OPPORTUNITIES in the Hudson Valley & Catskills Region. (845)626-3126

ULSTER

The Alpine Inn Turnkey Country Inn Center of Catskill Preserve 68 Spectacular Private Acres Town of Shandaken, Ulster County $2.5 Million

The Cold Spring Lodge Turnkey Country Lodge Center of Catskill Preserve 40 Pristine Acres Town of Shandaken, Ulster County $999,500

Paul E. McGinniss, Licensed Real Estate Broker Joseph S Walker Jr, Licensed Associate Broker

(845) 626-3126 / (845) 626-2999 info@newyorkrealestategroup.com www.newyorkrealestategroup.com

newyorkhousemagazine.com 75

Impeccably Maintained House On Dead End Street

Beautifully Renovated Colonial

Land, Land, Land

With woods separating it from its neighbors, this 4 bedroom, 2.5 bath house is shielded from the road and offers a surprising amount of privacy. With a summer kitchen and a full bath on the lower level, it’s perfect for a mother/daughter arrangement. Sellers are offering $5000 towards closing costs. $300,000

Keeping with traditional look but w/ today’s quality ﬁnishing. Custom kitchen w/ SS appliances. Formal dining room w/ ﬁreplace. Fireplace also in spacious living room. Custom master bedroom suite with cathedral ceiling, bath with Jacuzzi, large “walk-through” closet w/ additional bathroom inc. shower. Incredible trails to “mountain top” for incredible views. $499,900

1820 Marbletown Farmhouse is conveniently located just ten minutes from either Kingston or Stone Ridge. This is one of the last few large properties left in Ulster County with 125 acres. The house has a recently updated kitchen and bath. This property’s potential is limited only to your imagination. $940,000

1865 Stately Side-Hall Colonial

Rare Gem

The Best of Both Worlds

Details abound in this elegant Kingston home: high ceilings, pocket doors, two brick ﬁreplaces located in the living and dining rooms. A generously sized kitchen, master suite, ﬁnished attic, carriage house and an enchanting side yard. You will love this house! $379,000

Bearsville Ranch circa 1955 zoned commercial/residential. Two bedrooms, sunny kitchen and dining nook, sunken living room with ﬁreplace, enclosed porch, view of meadow, full basement, separate garage and 900 sq. ft. heated ﬁnished studio. $299,000

Private country living yet walk to town in minutes - this completely updated contemporary home is the deﬁnitive Woodstock getaway! The current owner has added a large airy studio (third bedroom) with its own entrance, bath and private deck, expanded the master bedroom including a luxurious bathroom and added to the kitchen. ﬂooded with sunlight, this home has spacious rooms, soaring ceilings, wood beams, writer’s loft. $599,000

Newly Constructed Contemporary with Views

Charming Farmhouse c.1875

1890’s Woodstock Barn Home

Cedar sided contemporary privately sited in a convenient location minutes from Woodstock and Saugerties with views of the Catskill Mountains and a magical quarry pond! Ten ft. plus ceilings, light ﬁlled spacious rooms, expansive decks for entertaining and energy star rated for efﬁciency. $599,000

2+ bedrooms, spacious living room with sliding glass doors that lead out onto stone patio. Nicely landscaped on 1.3 acres complete with strawberry patch. Access to stream located across the road. Buyers Home Warranty Included in purchase. $155,000

Lovingly renovated, rambling 4 bed home with open ﬂoor plan, stone ﬁreplace, beamed & vaulted ceilings. Plenty of room to grow, play and entertain. Mountain views, fenced yard with extensive gardens & patios, walk to Bear Café. $649,000

The Perfect Ski Area Home

Very Special Creek-Side Home

Stunning 1875 Charmer

Solid Cedar Contemporary, move in condition. Cathedral ceilings, sky lights and large windows invite sunlight and warmth. 3 bedrooms, 2 baths, full finished basement with office/media, workshop area. Oversized attached garage. Passive Solar heat, pellet and woodstove added for efficiency. $339,000

Year round spectacular retreat within 10 minutes of 2 ski slopes & on the Schoharie Creek with seasonal mountain views! Charming house full of light and interest. Many decks and patios, hidden wet bar, Jacuzzi, outdoor shower, fascinating hidden room & many built-ins. Breathtaking! $549,000

Located in the trendy Rondout section of Kingston this 1875 Center-Hall Colonial marries the old and the new with smart updates to the spacious kitchen. Complete the attic as a work or media space. Charming, private garden with small water fall and pond completes this urban oasis. $349,900

76 NEW YORK HOUSE / July 2009

Exceptional

Properties

Historic Woodstock Farmhouse

Sanctuary with Stream and Waterfalls

Historic Woodstock Colonial Farmhouse has been lovingly and totally restored with attention to every detail. The main house features 3 bedroom, 2 bath, gourmet kitchen, living room with stone ﬁreplace, dining with French doors plus 1 bedroom guesthouse. This estate sits on 3.9 acres of rolling lawn & meadows, overlooking magniﬁcent mountain and valley views. Call Joyce Beymer @ 914.388.9808 or Richard Caggiano 914.388.3607. $994,900

The Ultimate Woodstock Sanctuary on 16 exquisite acres with year round cascading stream and 25 ft. waterfall features an Artisan designed elegantly appointed environmentally conscious 3 bedroom home with exquisite features surrounded by gardened bluestone patios, park-like grounds plus artist studio. Come ﬁnd beauty and peace. Call Joyce Beymer @ 914.388.9808. $1,675,000

Timeless Elegance Woodstock’s famous ‘Greek Revival’ home built in 1925 has been thoughtfully and totally renovated. Stately stone pillars lead to the magniﬁcent 4 bdrm main house. The sweet guesthouse has a great rm, bdrm and bath. The spacious 40x20 studio is perfect for artist, musician or dance studio. Heated in-ground pool and a formal garden grace 8.5 landscaped acres. Romantic and playful yet beautifully elegant. Call Joyce Beymer @ 914.388.9808. $1,795,000

Luxurious Mountain Log Home

One Of A Kind Retreat

Set on 12 acres with spectacular views of Windham Ski Slopes. The main house consists of 4 bedrooms, 3 bathrooms beautifully appointed with a soaring stone ﬁreplace and gourmet kitchen. A separate Carriage house with an equally perfect guest studio adds to the appeal of this special Mountain Estate. $1,395,000

Located close to Woodstock, this secluded property consists of a rustic main house with two stone ﬁreplaces, hand hewn beams and a private balcony off of the master suite. Expansive open separate studio building with full guest quarters, ﬁreplace and newly renovated kitchen. All sited on 27 acres of meadows, woods and beautiful mountain views. A private compound to inspire the spirit and soothe the soul. $998,000

Fortress in the Sky Overlooks the Berkshires and Overlook Mtn as well as a fantastic pond w/ a pebble beach, dock, fountain, patio and ﬁre pit. One of a kind Green Construction gem where Tuscany meets the Catskills. Three stories of cement walls, solid as a rock. Tuscan inspired architecture, looks as great as it is built. Must see to believe. Even these great pictures do not do it justice. Relax in a hot tub under the stars in total privacy. Call Jasmine Jordaan-Grady @ 845.661.4808. $1,199,000

A World Of Your Own!

Green and Gorgeous

Panoramic mountain views, stream, ponds & waterfall on 28+ private acres with newly developed trails. Fenced area with pond, spacious wrap-around deck with built-in pool + shower. 2 story guest house with 2 full baths. 2 story studio building with heat, concrete ﬂoor and huge entry doors. Can easily be converted to horse stalls. Property is equipped with cameras. $1,350,000

Unmatched south-facing 180-degree views on almost 15 acres. The 5,000+ sq ft house, a gambrel-roof barn-like structure, features Shaker simplicity and two immense studios. Volumes of space inside and endless sky outside. Pond, organic garden, outbuildings. Convenient to Woodstock, Stone Ride and Thruway. Just wonderful. $1,446,000

Possibilities Are Endless Exquisitely set among 183 acres of meadows, woods, streams and mountains, this stunning off-the-grid, solar assisted 4500 sq ft Woodstock contemporary, cathedral-like home, constructed of oak and cedar boasts vaulted ceilings, open, sunlit spaces. Perfect for horseback riding, hiking and meditation. Cedar guest cottage and sauna/hot-tub cabin complete this breathtaking country ﬁnd bordered by state land. $3,750,000

newyorkhousemagazine.com 77

Browsing through the listings and feeling uncertain where a property is located? This map is designed to help. While it doesnâ&#x20AC;&#x2122;t include every city and village, it indicates counties, representative towns, major roadways, bridges, and landmarks.

78 NEW YORK HOUSE / July 2009

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newyorkhousemagazine.com 79

back porch

Never Judge a Book … One couple finds sanctuary in an unlikely venue. BY SUE SANDERS; ILLUSTRATION BY JULIE NOVAK

From the outside, the house looked ideal. Anxiously awaiting the realtor, we were charmed by its Tudor style. It had been hand built in 1929, with half-timbered beams, leaded glass windows, a thick stone turret, and a tile roof capped by copper cupolas. And it would soon be ours. Like our marriage, it was perfect—on the outside, anyway. Two months later, after our daughter was born, we moved in. The last I saw of our Manhattan tenement was the brown metal door slamming shut behind me as I maneuvered down four ﬂights of steps and into the taxi that took us to the hospital. A day

When our realtor pulled up in front of the light green ranch-style house with lavender

later, with baby bundled snugly against the February cold, we opened the door to our new

shutters, my husband and I exchanged glances. No way was this ugly thing going to be

home.

our new dream home. It was more suburban Levittown than bucolic small town.

The ﬁrst few days in our new home, I’d run my hand over the polished oak banister

However, something drew us inside for a look. Inside, the house was worn and shabby,

and walk barefoot on the pegged oak ﬂoor, smooth under my feet. I’d slow dance, holding

floors a patchwork of scuffed hardwood and linoleum. On the first look, we decided it was

my newborn to my chest, in front of the ﬂagstone ﬁreplace which—in my imagination—

deﬁnitely not for us.

my husband and I would sprawl in front of each night, wine glasses in hand, staring passionately into each other’s eyes while our daughter slept blissfully upstairs. Instead, once my daughter was in bed, it was lonely night after lonely night of numbing

But there were also aspects about the house that drew us back: a deck in the front with a view to the mountains; acres and acres of protected woods behind the house; close to town, but situated on a quiet dead-end gravel road; a private writing space. So we came

myself with television while my husband spent hours alone in his oﬃce. Driving home

back for a second look, and a third. On the outside it may not have been our dream

from a rare date night, I’d get a brief thrill looking into the dining room from the outside,

house, but we were more interested in ﬁnding a home—and it was quickly becoming the

the light from the wrought iron chandelier making the leaded glass parallelograms sparkle

home of our daydreams, as we brainstormed ways we could ﬁx it up. We made an oﬀer

like diamonds. But behind the shimmer, my marriage had lost its luster, and I was

and it was accepted.

miserable. I’d spent the last few years trying—and failing—to make my husband take the

In the weeks after, I stopped caring that the house was as alluring as a strip mall—we

drugs that tamed his bipolar disorder, and I was ﬁnally beginning to realize that I couldn’t

made it ours. We ate dinner on the deck almost every night that we could, watching as the

simply will him better. And the suburban town where we now lived, though close to his

tree leaves on the Shawangunk Ridge changed from green to orange and red. When the

parents, was far from my friends in the city. I felt isolated.

trees were bare, we observed how the snow whitened the ridge from our huge ’50s picture

All I dreamed of was ﬂeeing: the house, town, marriage. Finally we called a broker and put the house on the market—and accepted an oﬀer the following day. We moved back to the city, in the hope that a change of scenery would save our marriage, but life isn’t a fairy tale, and soon our time together—like our dream house—

window. Our daughter sang happily in her room, painted in the hues of pink she’d chosen from our multiple visits to the giant home stores to a buy catalog’s worth of supplies (ﬂooring, light switch plates, slate tiles) that we needed to change our ugly duckling into—well, not quite a swan, but a slightly less ugly duck. Each day and night we built memories and our life together seemed far stronger than

became a distant memory. Years later, emotionally patched up and happier than I’d ever been, the man I’d been

the 1929 Tudor’s hand-hewn stone walls. After our daughter was in bed, my husband and

seeing and I decided to move in together. We wanted to ﬂee the city and move to the

I read together on the sofa, or held each other in the kitchen, kissing like hormone-addled

countryside. Dreams of centuries-old farmhouses danced in our minds as we surfed

adolescents. (And, nearly ﬁve years later, we still do.) It truly didn’t matter what the house

through online real estate listings, convinced that we’d quickly ﬁnd a house as perfect as

looked like on the outside—we were ﬁlling it with life on the inside. What we originally

our relationship seemed. But we needed a town that wasn’t too small and our daughter

thought wasn’t our dream house, in fact, was.

needed good schools. There were old farmhouses in our dream town, but they were in short supply and too expensive. Our fantasies were tempered by reality. And reality was

Sue Sanders is a freelance writer who lives in New Paltz. One of her essays appears in the newly

tempered by our realtor.

released anthology, Ask Me About My Divorce (Seal Press).

Submissions to Back Porch may be sent to nmeyer@scheinmedia.com 80 NEW YORK HOUSE / July 2009

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w e s t w o o d re a l t y .com

for additional listings. *as per UC MLS residential sold statistics 1993-2008

THE HOME AND REAL ESTATE MAGAZINE FOR SMARTER LIVING SM NEW YORK HOUSE JULY 2009 / NEW YORK CITY EDITION A SCHEINMEDIA PUBLICATION NEWYORKHOUSEMAGAZINE.COM

Brooklyn Modern BFC PARTNERS RESHAPES THE BOROUGH’S DOWNTOWN SKYLINE WITH TOREN, A SUSTAINABLE RESIDENTIAL HIGHRISE. p40 A LOOK INSIDE BROOKLYN’S GREENBELT CONDO p26 GREEN INTERIOR DESIGNERS p22 REGION RIPE FOR GREEN JOBS p32 REAL ESTATE LISTINGS p57

Come to our Summer Events! Experience the strength and beauty of our post and beam Lindal Cedar Homes Display Model See Lindal’s new designs and learn how Lindal is Green from the Ground Up! Atlantic Custom Homes Open House Saturday, July 11, 2009 10 AM – 5 PM TOREN, A DOWNTOWN BROOKLYN HIGHRISE STRIVING FOR LEED GOLD, HAS KEPT BFC PARTNERS’ DON CAPOCCIA AND JOE FERRARA BUSY FOR THE PAST THREE YEARS.

Home Building Seminar/Green Building Seminar Saturday, July 18, 2009 - 11AM – 1 PM Reservations are needed. Call 888-558-2636 today to reserve your seat. J ULY 2009