Upstate House Winter 2022/23

DEPARTMENTS

WINTER 2022/23

FEATURES

24 DESIGN PROFILE: 2022 KINGSTON DESIGN SHOWHOUSE

By Mary Angeles Armstrong

The 2022 Kingston Design Showhouse transformed a former commercial property in Kingston into a designers’ canvas.

30 DESIGN PROFILE: KER-BEAR LAIR

By Mary Angeles Armstrong

Kate Cummings of Freestyle Restyle helped Kerry Girvin turn her Mid-Century Alpine-style cottage into an artistic showcase.

36 H OME PROFILE: HILLTOP RESIDENCE

By Marc Ferris

To capture the phenomenal views of the Hilltop Residence property, architect James Harwood built the house in essence backwards—with the rear and side facing the road.

44 H OME PROFILE: CATSKILL CASE STUDY

By Joan Vos MacDonald

In northern Dutchess County, Milan Case Study is constructing an experiment in luxurious, modern minimalism with its modular home designs.

66 B OHEMIAN RHAPSODY

A 3,200-square-foot, historic Italianate becomes a creative’s livework dream in Kingston’s Rondout neighborhood.

Sponsored House Feature

Pea green swivel chairs in the great room of Kerry Girvin’s Accord home add a “joyful feel,” according to designer Kate Cummings of Freestyle Restyle. Photo by Lawrence Braun. DESIGN PROFILE p. 30

Talo Architect’s Wish

“What I dream of is an art of balance, of purity and serenity, devoid of troubling or depressing subject-matter, an art which could be for every mental worker, for the businessman as well as the man of letters, for example, a soothing, calming influence on the mind, something like a good armchair which provides relaxation from physical fatigue.”

—Henri Matisse

When I was trained early in my career by the masters in Architecture, Edward Larrabee Barnes and Philip Johnson, Matisse’s words were the finest example I had come across to describe the end goal for any architecture project. In any period or style imaginable, hopefully interacting with a garden or vista, in a passive architecture’s calm and comforting environment.

TAPANI TALO, AIA SCARSDALE, NY • (914) 645-2940

TALOARCHITECT.COM

A Housing Underproduction Crisis

Just a few years ago, sellers were ditching their homes in droves and lines of buyers were battling to snatch them up. Housing inventory was plummeting and there was a growing need across the country to build more homes to buy or rent to address the demand. But this shortage of new homes is much bigger than this short-term demand spike. According to Up for Growth’s 2022 report, “Housing Underproduction in the US,” the country is 3.8 million homes short of meeting housing needs, double the number from 2012. Experts say it’s a crisis that needs to be addressed quickly.

“This housing crisis that the nation is facing is not a crisis that has just popped up over the last two years—its decades in the making,” says Mike Kingsella, the chief executive officer of Up for Growth, a national, cross-sector member network committed to solving the housing shortage and affordability crisis through data-driven research and evidence-based policy. (On November 9, Kingsella gave the keynote address at RUPCO’s annual community luncheon in Kingston on the topic of housing underproduction in New York.)

The Problem of Zoning

So how did we get here? According to Kingsella, there are a variety of reasons, with difficult zoning laws at the top of the list. “You can’t just build homes anywhere, and a lot of open land is zoned for agricultural or industrial use,” explains Kingsella. “So if a builder wants to get a permit and build a home, they have to seek a rezoning and that is particularly difficult to get. In Rome, New York, it took one developer, who wanted to build a 55unit affordable housing community, 10 years from proposing the project to finally being able to get the approval from the city, because of rezoning.”

And the concept of building new homes just because there is ample open land sitting further outside a local area, is an even bigger challenge. “We need to encourage more homes to be built near jobs, in walkable town centers, so that being able to afford a home also doesn’t mean they have to commute an hour,” says Kingsella. “We’re focused on the problem of how do we get more homes, but they need to be in the right places, where people want and need to live in order to have quality of life and be able to achieve economic resilience, and in order to be connected to the communities in which they work and participate.”

Once a builder is ready to go, it still doesn’t mean they can. “There are four elements that are the essential ingredients to housing production— land, labor, lumber, and lending,” said Kingsella. “Lending capital for housing production is at alltime highs, but we’re facing a severe shortage of skilled and trained workforce across the country and then there’s also a shortage of lumber and building materials.”

Once homes are built, it doesn’t guarantee that someone can even afford to rent or buy them. This might seem odd after such an intense few years of bidding wars and a long line of potential buyers ready to plunk down their savings for a place.

“Several decades of wage stagnation and widening income inequality means that there are a lot of Americans, and a lot of New Yorkers, who can’t afford homes, no matter how abundant those homes are, or how quickly or cheaply they’re built,” says Kingsella.

Troubling Local Trends

Compared to national statistics, the Hudson Valley is actually faring much better when it comes to housing underproduction, but the area is still facing a decline.

“In 2012, Poughkeepsie and Newburgh had a marginal surplus, but Poughkeepsie now faces an underproduction that’s a little north of 5,500 homes,” he says. “Kingston, Buffalo, Utica, Rome, Albany, Schenectady, and Troy, all of these metros had housing surpluses in 2012 and are now trending toward underproduction. These trends are a bit troubling.”

What do all of these numbers really mean? If an area has a shortage of 200,000-plus homes, does that mean that 200,000 people are waiting somewhere for a home? Or there are 200,000 homeless people in that area? And if homes and apartments are needed to be built, why do some homes and apartments stand vacant? “Inventories are so low that people don’t have the next place to go. It’s like a game of musical chairs and people started to pull away the chairs,” says Kingsella. He also explains that it means that more unrelated persons are doubling and tripling up in individual housing units, instead of buying or renting their own place.

A Need to Change the Rules

So, what’s the solution both locally and nationwide? Kingsella says that changing zoning laws is key to stopping this crisis. “We really need to focus on local and state governments and what policymakers working at those levels can do to address our severe and growing housing underproduction,” he said. “Zoning is imminently within the grasp of state and local officials and if we can change the rules in terms of where and how much housing can legally be built, we can move the needle in a significant way.”

Kingsella says that housing is foundational to healthy, thriving, sustainable, and prosperous communities. “This data shines a light on the challenges, but also the opportunity to really enact intentional policies that are going to break down barriers so that communities can thrive.”

To read the full report, visit Up for Growth’s website: Upforgrowth.org.

—Lisa Iannucci

EDITORIAL

EDITORIAL DIRECTOR Brian K. Mahoney brian.mahoney@chronogram.com

CREATIVE DIRECTOR David Clark Perry david.perry@chronogram.com

DIGITAL EDITOR Marie Doyon

SPONSORED CONTENT EDITOR Ashleigh Lovelace

CONTRIBUTORS

Mary Angeles Armstrong, Winona Barton-Ballentine, Anne Pyburn Craig, Marc Ferris, Lisa Iannucci, Joan Vos MacDonald, David McIntyre, Hannah Van Sickle

PUBLISHING

COFOUNDER & CEO Amara Projansky COFOUNDER Jason Stern

EXECUTIVE VICE PRESIDENT Jan Dewey

CHAIR David Dell

Upstate House is a project of Chronogram Media.

ADVERTISING & MARKETING (845) 334-8600

MEDIA SPECIALISTS Kaitlyn Lelay kaitlyn.lelay@chronogram.com Kelin Long-Gaye kelin.long-gaye@chronogram.com Kris Schneider kschneider@chronogram.com

AD OPERATIONS Jared Winslow jared.winslow@chronogram.com

MARKETING

MARKETING & EVENTS MANAGER Margot Isaacs margot.isaacs@chronogram.com

ADMINISTRATIVE

FINANCE MANAGER Nicole Clanahan accounting@chronogram.com

PRODUCTION

PRODUCTION DIRECTOR

Kerry Tinger kerry@chronogram.com

PRODUCTION DESIGNER Kate Brodowska

45 Pine Grove Avenue, Kingston, NY 12401 (845) 334-8600 | fax (845) 334-8610

Chronogrammedia.com

ETCHED IN STONE BARRA AND TRUMBORE

By Joan Vos MacDonald

Stone has served essential design functions since antiquity. This durable, elegant building material is timeless, fitting into design schemes that range from Mid-Century Modern to farmhouse rustic. Each slab has its own distinctive appeal and there’s an abundance of stone to choose from—including several varieties found in the Hudson Valley.

“There are hundreds and hundreds of options for natural stone and manmade—quartz—varieties,” says David Barra of Kerhonkson-based Barra and Trumbore. Barra and business partner Martin Trumbore have been fabricating stone for over two decades. The duo first opened a shop in Tillson in 1996 and expanded their business with a move to a larger space in Kerhonkson in 2000.

“We both have carpentry/woodworking backgrounds and began to supplement cabinetry and furniture with stone in the early `90s,” says Barra. “There was certainly a fair amount of trial and error in the beginning when we

used hand tools exclusively for fabrication. Our shop grew organically, and we continue to acquire new machinery to streamline the production process.”

Barra and Trumbore recognize the importance of guiding customers through the selection process because there really is a lot to consider. For a start, it’s important to find the most suitable stone for the project at hand.

Hard stone, such as granite, may be ideal for kitchen work surfaces, while relatively softer stones, such as marble or limestone, are better suited for use in bathroom vanities.

Polished stone looks luxurious and resists stains, but is also prone to scratches, while honed stone may be more scratch resistant, but is vulnerable to stains.

According to Barra, certain varieties will age and patina with use and time. “We work with all varieties of natural stone—granite, marble, schist, quartzite, limestone, bluestone, slate, travertine, onyx, serpentine, basalt, soapstone, etc.—and manmade materials—quartz, terrazzo,

Marble wine counter at Brunette Wine Bar in Kingston

richlite, paperstone, porcelain, etc.,” says Barra. “Soapstone and white marble continue to be perennial favorites of the Hudson Valley.”

The most common requests Barra and Trumbore receive are for stone sinks, vanity tops, and tub surrounds, but, with state-of-the-art technology, stone applications can extend far beyond kitchen and bath projects. Stone can be used for large format slab flooring, wainscoting, profile moldings, and furniture. Many stone varieties are freeze/thaw stable, making them ideal for exterior use.

“Anything is possible with a variety of stone and cutting-edge cutting technology,” he says. “We made a Blue Pearl granite hot tub for a residence in Poughkeepsie. This same residence had a fire sculpture that incorporated Black Galaxy granite as a reflecting element.”

There are environmental factors to consider when employing stone for home design. If properly cared for, stone features will not need to be replaced during a homeowner’s lifetime and thus not wind up in a landfill. However, the quarrying, transport, and fabrication of stone do have an environmental impact. “I think it’s safe to assume that North American and European quarrying are subject to more strict environmental regulations than other regions,” says Barra. “In practice, stone blocks are often shipped around the world for processing. Large ocean vessels need ballast, so the blocks are desirable cargo.”

Barra and Trumbore considered the environmental impact of stone fabrication when designing their Kerhonkson workspace and invested in technology that would help offset the effects. Water is an essential part of stone cutting, polishing and finishing, so the company installed a high-pressure water recycling system to reduce their water consumption by more than 95 percent. All the fabrication done in the shop is done wet, in order to reduce airborne matter and keep the diamond tooling cool.

“We don’t have much influence on quarrying practices,” says Barra. “But we do whatever we can on our end to minimize our environmental impact. We’ve been solar since March 1, 2011.” The company’s photovoltaic system generates more electricity than is needed and the excess is fed back into the grid, effectively offsetting the power that’s used to fabricate stone.

Barra and Trumbore also work with engineered stone, an environmentally friendly option made largely from quartz, the second most abundant material on earth. It’s easier to source locally and potentially recyclable. Engineered stone is ideal for high-wear uses such as kitchen countertops.

Opting to use stone quarried in the area is an environmentally sensitive choice. The firm uses local stone whenever possible—working with local quarries to find Danby marbles, Virginia Mist granite, Onondaga limestone, slates and bluestone, effectively cutting down on the environmental impact of transporting the stone.

Many of the firm’s perennial favorites are quarried close by, offering a smart sustainable solution for Hudson Valley home design needs.

Marble peninsula with waterfall edge

Carved marble vanity

PHOTO:

It only took a year working in finance for Julia Caldwell to realize she had art in her heart.

Caldwell spent her free time poring over art and design sites, attracted to functional pieces that exuded beauty, and figured that to succeed in the interior design field, it would be advantageous to get an advanced degree. That didn’t work out either, because the program at the New York School of Interior Design focuses on institutional layouts rather than home work. So she dropped out. “My father was mortified,” she says, but he need not worry: Her career as a curator of unusual household items is doing just fine.

Caldwell learned the sell side of the business and became a private dealer, identifying artists and artisans who make furniture and other decorative pieces that fit her aesthetic.

After moving to Beacon pre-pandemic, she conducted commerce via a website and a storage locker. Then she spotted a cute storefront in Cold Spring with a cast-iron stairway and opened Studio Tashtego in May 2021, named for a character in the novel Moby Dick

The whale harpooner Tashtego hailed from Martha’s Vineyard, as did Caldwell’s great aunt and uncle, who owned Tashtego home furnishings in Edgartown for almost 30 years. The shop makes a brief cameo in the film Jaws

Everything about Studio Tashtego, the work, the website, the minimalist showcase space, the booklet of her first solo show as an artist—even the font Caldwell uses in emails— is classy.

Caldwell likes the word curate and performs the same function as a fine-art gallery owner tasked with finding creators who speak to her vision and presenting them beneath flattering lights. “I love things that convey movement, that are quiet, but strong and memorable,” she says. “I’m not the wackiest gallery out there, but there are sculptural elements to most of the works.”

Her vision centers on off-beat ceramics, sculpture, and glass works, some of which can become lamps, corner tables, and lighting fixtures. She also carries tapestries and dense ceramic jewelry boxes. “I look for works that have an element of surprise, but that are compositionally balanced, sculptural and

ARTFUL SELECTION STUDIO TASHTEGO

By Marc Ferris

Photos by Joe Kramm

Left: Chair by Kentaro Takashina (local designer based near New Paltz), side table and tall vase on pedestal by Will Coggin (Brooklyn), sculpture on side table by Sophie Bocher (France), and painting by artist Gudrún Einarsdottir (Iceland).

Right: Painting by Gudrún Einarsdottir, lamp and wall plates by Christopher Maschinot, sculpture by Sophie Bocher, chair by Morten Stenbaek (Denmark), bowl by Andrew Harris (Garrison) and a copy of Moby Dick illustrated by Alex Katz.

elegant,” Caldwell says. “I enjoy working with artists who are creating vibrant and elegant pieces that feature unique form, material and texture.”

It’s possible to admire one’s visage in the Branch Mirror Bronze by Christopher Maschinot ($5,500), but the swirling, leafy sculpture that surrounds it may be distracting.

Placing a drink on William Coggin’s Extrude Side Table ($6,000) might lead to pondering its messy, textured coherence. Here, the vertical jumbles with the horizontal and not every stubby appendage underneath the tabletop reaches the floor.

Picture Imperfect

Caldwell did quite well working with architects and interior designers online and in New York City, but decided to open a proper shop, figuring that the post-pandemic pendulum was swinging toward people itching to get out. “Brick and mortar is making a comeback,” she says.

An antiquated adage is that the camera never lies. But it can deceive. “In our industry, the things we sell have to pop on Instagram and grab someone’s attention, but with a lot of the best pottery, the glaze or the color can be subtle,” Caldwell says. “Japanese pottery is about texture and slight imperfections, which don’t pop. You have to see it and feel it.”

People may be comfortable buying an item just by looking at a photo online, “but you should sit on a chair or a couch to get a sense if it’s comfortable,” she said. “It’s the same with ceramics. Some pieces are far more complex to the human eye than to the camera.”

And rarely do pictures depict the scale of a work. “I’ve bought many items based on a beautifully lit shot that turned out to be disappointing after I opened the box,” she says.

Studio Tashtego represents about three dozen artists and rotates their work. This past summer, Caldwell began presenting single artist shows that run for two months in a space that resembles a living room, sans television.

“I try to make it feel homey, with music and a candle going to get the cozy in here,” she says. “Sometimes I go home and think, ‘I wish I lived at the gallery.’”

Despite her immersion in the world of fine design, Caldwell has only undertaken one interior project: Her house, and things are moving slowly.

“It’s still a work in progress,” she says. “I started to collect pieces and decorate, which has been fun, but my preferred way is to do things over time. Maybe that’s my self justification for not having it done already.”

Works from a wide variety of artists including: Tina Vlassopulos (UK), David Provan (Cold Spring), Lise Herud Braten (UK), Natalia Engelhardt (NY), Christopher Maschinot (Brooklyn), Sophie Bocher (France), Andrew Harris (Garrison), Carolyn Genders (UK), Natalie Doyen (Belgium)

CLEARLY CREATIVE CATSKILL GLASSWORKS

By Lisa Iannucci

Several times a week, Chad Davis enters the Woodstock Art Exchange in West Hurley and spends an hour or two blowing glass. Sometimes it’s a bowl and sometimes it’s a beer glass. On other days, he spends time tinkering with raw materials, creating whatever strikes his fancy.

When Davis took his first glassblowing course in college, he knew he had found his metier. Although he wasn’t quite sure that he could make a viable career out of blowing glass, he’s certain now that, almost 30 years later, he’s made his mark. “I remember the first piece I made in college—a cup that was dumpy and clunky, but it showed me that I could make something out of this material and that’s difficult to do,” says the 46-year-old East Durham resident. “It’s a challenging craft to learn that requires a lot of focus.”

He actually stumbled upon glassblowing in 1995 when he attended the New York State College of Ceramics at Alfred University in western New York. “I did ceramics at Roosevelt High School in Hyde Park and had a great high school teacher who taught me pottery and even went as far as picking the university I would attend because she knew I belonged,” says Davis who also met his future wife, ceramic artist Lucie Piedra at Alfred. “They had a glass program and I wanted to try it.”

That’s all it took. Blowing one piece of glass art and Davis was hooked. After graduation, he moved to Napa, California where he worked for Skeels Glass for a year before moving back to the Hudson Valley. He then worked for Arnold Larson’s glass studio in Poughquag for seven years and spent the next eight years working for renowned glass sculptor Barry Entner in Rhinebeck. But the desire to start his own business and craft his own creations was calling. All that was missing from getting his company off the ground was a glassblowing studio. “Finding space is the hardest task for most glassmakers,” says Davis. “The equipment’s very expensive and the overhead for keeping it hot is very expensive.”

He met Paul Weinschenk, owner of Pablo Glass studio, who created the Woodstock Art Exchange, a glass and gift gallery in West Hurley. “Without this place and community, I’d probably be working construction or something,” says Davis.

In 2016, Davis launched Catskill Glassworks and he now spends time creating his own designs. With limited studio time—he shares the studio with other glass artists—Davis must plan out what he’s going to work on each day and that may vary depending on his mood. “Every action is very deliberate. I don’t just pick up a pipe and start making things. I always have a plan and

A finished group of hand-blown beer glasses

sometimes that plan is to just play around with a certain shape or design,” he says.

Davis also chooses to make things that reflect a reflection of his life, which led to his own design of Teku and IPA beer glasses. “I started drinking really nice craft beers,” he explains. “There is a culture, especially on Instagram, of people who rate beers and post photos. I appreciate the local breweries and was looking for something to enhance the experience, so I made a beer glass. There are people who enjoy drinking their fancy beers out of fancy glasses so they found me and started buying my glasses. That felt good, so I kept doing it.”

When he’s not in the studio, he’s at his home workshop, polishing the piece as well as doing the administrative tasks of owning a business, including marketing and shipping. He’s also doodling new ideas. “I see other glassblowers who don’t have the luxury of making what they want to make because they’re stuck making the same thing to fill orders,” he says. “This gets in the way of the creative process for me, so I feel pretty fortunate to be able to work this way. It hasn’t been easy to get to this point.”

Although glass has had such a positive impact on today’s advances in many areas, including communications, Davis said he still struggles with the guilt of glassblowing on the environment. “Today, televisions, cell phones, and fiber optics are made with glass and many people don’t realize the significance of that, but it’s such a massive energy-consuming process,” he says. “Yes, the equipment is way more efficient than it ever was. We have electric furnaces now. And we can use solar power so the footprint isn’t as bad. But glass also doesn’t degrade over time. I have to remind myself that glass has historical significance and all of those things would go on perfectly fine without me making beer glasses, but still.”

Davis is eager to build his own studio on his residential property so he can work on his craft at home. He’s also interested in getting back into ceramics. “It would be nice having a potter’s wheel again because I miss the ceramics I did when I was in college,” he says. “Ceramics is a very different process—it’s very casual and relaxing and blowing glass is not.”

Davis says he gets “in the zone” when he’s blowing glass. After all, he’s dealing with fragile material and extremely hot temperatures. One false move and his work can be destroyed. “You have to move with the glass; there’s a rhythm to it, so I listen to music when I’m working,” he says. “When I’m at the end of the piece, I am so focused and my heart rate increases and there’s an anxiety and thrill of finishing it, but it’s a weird relationship because of what can go wrong.”

Although glass is fragile in its early stages, Davis wants consumers to know that glass is actually a very durable material. “If taken care of properly, it can last forever,” he explains. “Handmade glass can enhance the experience of any beverage. The shape of a glass can help to funnel the aroma, allowing you to taste more; but more importantly, having something special, something handmade makes life a little more enjoyable.

Davis’ brother still has that first dumpy and clunky glass he ever made. “I love knowing it,” he says.

From top: Chad Davis using a soffietta to inflate the cup on a piece of stemware.

Davis finishing an incalmo bowl with the torch, preparing it for the annealing oven.

A finished group of incalmo bowls.

POUGHKEEPSIE

Big doings, as usual, are underway in Poughkeepsie. IBM, which has continued its mainframe operations since the 1940s in two locations employing about 3,000 people— down from a peak of 12,500 in the 1980s—has just announced a $20 billion investment to “unlock new discoveries and opportunities in semiconductors, computers, hybrid cloud, artificial intelligence, and quantum computers.”

The announcement undoubtedly triggered loads of memories of the Poughkeepsie plant’s run as IBM’s flagship facility. Yet this has never been a one-horse town—not since Matthew Vassar had the foresight to open both a college and a brewery here in the mid-19th century, not during the industrial heyday of the early to mid-20th century, and certainly not now, with the Dutchess Regional Chamber of Commerce listing five manufacturers with Poughkeepsie addresses, two of them woman-owned, three with more than 50 years of history in the area.

That’s not to say Poughkeepsie hasn’t struggled with the impacts of urban renewal and deindustrialization. Its urban corridor is still fractured by an ill-considered arterial; its uneven economics are still evident. But even at

Vitality and Diversity

By Anne Pyburn Craig Photos by David McIntyre

her most ragged, this Queen City of the Hudson never quite laid aside her scepter, maintaining a core of eateries and entertainment even as much commercial enterprise moved to the Route 9 strip.

Nowadays, adaptive reuse projects have revitalized quite a few venerable buildings, like the long-vacant spaces at 33 and 35 Academy Street in the city’s core. Reinvented with a $13 million investment as The Academy, the complex bills itself as “a co-working space, a food hall, a grocery and fresh food market, a coffee shop, a restaurant and bar, and a stunning event space all under one roof.” Canvas + Clothier, which offers US-made clothing and home goods, is situated in a 19thcentury building that was originally a department store, but wrote a lot of other chapters in between.

More mixed-use is on the horizon: In October, a judge tossed a lawsuit brought against the city planning board over their approval of Wallace Campus Management, LLC’s plan to add 187 residential units ranging from “deeply affordable” to market rate and more than 14,000 square feet of commercial space to Main Street.

The goal, says Poughkeepsie’s Community Engagement Director John Penney, is a sense of genuine vitality that can be felt by every

resident. He cites parks improvements, youth grant opportunities, and the recent hiring of a bilingual ambassador as examples of the city’s commitment to sustainability, opportunity, and equity. The comprehensive plan adopted last September, dubbed PK4Keeps, emphasizes shared core values—this is an inclusive, entrepreneurial, and farsighted place—as the touchstone for crafting that future. Now, they’re re-working the zoning codes to simplify and reduce the number of zoning districts and modernize regulations.

The Scene

“The Academy is new, and very cool,” says Penney. “Our very own food hall right downtown. And the Little Loaf Bakeshop just opened up a spot in the Underwear Factory, with mouthwatering pastry. That feels really good—there was a cafe there that went under during COVID, and it’s wonderful to have the fresh energy.” The Underwear Factory, a project for the nonprofit Hudson River Housing, also hosts co-working space, art studios, apartments, and a shared-use commercial kitchen. Food is a well-executed obsession here, just five miles from the Culinary Institute of America.

Grab a healthy lunch at Lola’s. Try the Italian at Cosimo’s, the Irish at Mahoney’s, the German at Schatzi’s, the French at Brasserie 292, the seafood at River Station and the Jamaican at Sylvia’s—and that’s the merest tip of the iceberg. (Rossi’s Deli makes world-renowned sandwiches.) Dinner is a great prelude to a show at the Bardavon 1869 Opera House or the MidHudson Civic Center, maybe with a drink at the new bar Goodnight Kenny to wash it down.

Don’t miss a saunter on the Walkway Over the Hudson, and do catch a sunset over the river—that’s why they built Millionaires’ Row on this side of the river, some say, but now the views are there for every one of us. Art museums and galleries abound: including the Barrett Arts Center, Cunneen-Hackett Arts Center, the Francis Lehman Loeb at Vassar College, Gallery 40, Cryptic Gallery, and the Poughkeepsie Trolley Barn. Under-12s will marvel at the wonders of the Mid-Hudson Discovery Museum.

The Market

“Things are still tight,” says realtor Barnett Waldo, a lifelong local and agent for Harper

& Associates. “A lot of developers got hit by various COVID issues, and we’re still feeling the effects. But there are always people looking to sell. It’s just about making the right connection.”

Waldo says that rising interest rates have thus far eaten into any increase in affordability. “Affordable is relative, but thankfully our stock is diverse,” he says. “If you’re shopping for a Mercedes, you need Mercedes money, but you could always decide to expand your options, and an agent who’s a real baller can probably help you find something you’ll love.”

At press time, listings included small twobedroom houses and condos and large fixeruppers for under $200,000. Several threebedroom ranches were available between $300,000 and $400,000. An 1890 brick home with a meticulously renovated floor-through apartment on each of its three stories in a buzzy location was offered at $675,000. And for $1.15 million, there’s a four-bedroom “modern estate”: 18-foot beamed ceilings and floor-to-ceiling windows, custom cherrywood library, and in-ground pool.

THE FACTS

ZIP CODES: 12601, 12602, 12603, 12604

POPULATION: 31,345

MEDIAN HOUSEHOLD INCOME: $47,008

PROXIMITY TO MAJOR CITY: 70 miles from New York City, 80 miles from Albany

TRANSPORTATION: The city is accessible by the Noxon Road exit of the Taconic State Parkway. Both Metro-North and Amtrak trains stop downtown. The city runs its own bus system, and the Dutchess County-wide LOOP buses also make stops.

NEAREST HOSPITAL: Both Vassar Brothers Medical Center and the Mid-Hudson Regional Hospital of Westchester Medical Center (formerly St. Francis Hospital) are located within the city.

SCHOOLS: The Poughkeepsie City School District has nearly 5,000 students attending six elementary schools, a middle school, a high school, and a community learning center. Private schools include Poughkeepsie Day School, Oakwood Friends, Faith Christian Academy, and Our Lady of Lourdes High School.

POINTS OF INTEREST: Walkway Over the Hudson, Cunneen-Hackett Arts Center, Barrett Art Center, Trolley Barn, Underwear Factory, Poughkeepsie Trolley Barn, Underwear Factory, Bardavon 1869 Opera House, Mid-Hudson Civic Center, Vassar College, Marist College, MidHudson Discovery Museum, Academy Food Hall, Locust Grove (Samuel L. Morse Estate), Mill House Brewing Company, Waryas Park Promenade, Union Street Historic District

Above: Brandon Walker, chef-owner of Essie’s restaurant in the Little Italy neighborhood. Opposite: Employees at 4th State metal fabricators on Cottage Street.

GREAT BARRINGTON

The secret’s out about living in Great Barrington. The town is full of art and culture, creative business, restaurants, shopping, natural outdoor attractions, a civically engaged community, good schools—the works. Unsurprisingly, now everyone wants to live here. “Having real estate in the Southern Berkshires is like having gold. It’s never going to depreciate,” says Great Barrington resident Claudia Laslie, founder of Berkshire Rental Properties and certified broker with Lance Vermeulen Real Estate. “The market during the first year of COVID was insane. The second year was even crazier. People wanted to get into the Berkshires at all costs.”

The Scene

Great Barrington boasts a destination business district and a notable restaurant scene that includes fine dining treasures like Prairie Whale, Number Ten steakhouse, Cafe Adam, and Bizen, as well as casual favorites like Baba Louie’s, Fuel Bistro, and Momma Lo’s BBQ. Shopping is getting more and more high end, with home goods and fashion from stores like Hammertown, Scout, and Artemisa, coming to define the rural Berkshire aesthetic.

Berkshire Gold

ByJamie Larson Photos by David McIntyre

There are art galleries and boutiques dotting the downtown. A thriving arts district is anchored by the Mahaiwe Performing Arts Center. Productions can also be taken in at the Daniel Art Center on the Bard College’s Simon’s Rock campus. Just a short drive away, North Adams is home to Mass MoCa, one of the absolute best modern art museums in the country, and just south of Great Barrington is the world-renowned Jacob’s Pillow Center for Dance.

The second annual Berkshire Busk event series ran in town throughout the summer and Betsy Andrus, Southern Berkshires Chamber of Commerce Executive Director, says the outdoor music, arts, and commerce programming proved to be both a great attraction for visitors and a block party for the local community.

For all the attractions Great Barrington has built, nothing rivals the natural splendor that surrounds it. Recreation opportunities abound, with Monument Mountain, the Catamount and Butternut Ski areas, the Pfeiffer Arboretum, and much more within a stone’s throw. You are never far from nature here and there’s an ever-present calming quality to the clean, crisp air.

“Great Barrington is safer, cleaner, greener, and close to New York and Boston,” says Laslie. “The

buyers we are seeing are young families from the city and climate refugees from the West Coast. With all the new residents, what I’m hoping is that in the next five years we see a dramatic increase in services.”

While the influx of new residents and capital has brought growth, stakeholders are working to make sure the community culture that drew people here in the first-place perseveres.

Community organizations creating opportunities for children and underserved residents like the Railroad Street Youth Project, Elizabeth Freeman Center, and Multicultural BRIDGE, see strong local support. “I moved with my young kids to Great Barrington in 2003,” Laslie recalls. “I thought I’d only be here a few years. Then I woke up, like the rest of the world. I wake up every morning and I can’t believe I live in this place. I am profoundly grateful. The abundance of beauty here is off the charts, all four seasons.”

The Market

The real estate market was strong in Great Barrington pre-pandemic but once COVID hit, there was an avalanche of demand. Metropolitan refugees paid big for anything they could get their

hands on in the civilized, modern mountain town. The market is slowing a bit now but not much, and really only due to lack of inventory. There’s next to nothing available under $1 million and Laslie says what there is over $1 million still sells pretty quick and often for cash.

“I think the reason people feel this area is so appealing is because everyone is open and very welcoming,” says Andrus. “We have some problems to work out but people see us as a safe haven.”

Prices are inflated here but for those who regularly peruse listings, it’s clear you get what you pay for: charming architecture, fresh remodels, bucolic properties, and proximity to one of the most appealing town centers in the Northeast.

Just three blocks from the center of Great Barrington there is an 1861 Colonial with five bedrooms, two-and-a-half baths, and 3,400 square feet on the market (likely not for long) for $1,695,000. It’s got a carriage house and is set back from the road.

Perhaps a more down-to-earth example in close proximity is a 1973 bungalow up on scenic Castle Hill Avenue. The entirety of the threebedroom, two-bath, 1,600-square-foot home

has been renovated and it’s on the market for $795,000.

In an attempt to maintain character while the town grows so quickly, the Selectboard recently passed strict short-term rental regulations that limit a property to only 150 days of shortterm rental a year. While the move intends to disincentivize corporations from buying up real estate and turning neighborhoods into Airbnb motels, critics of the move say it’s also devastating to established local hosts who have relied on rental properties for needed income.

Laslie says her business, which primarily brokers long-term seasonal rentals (over 30 days), is unaffected by the ruling but she was a part of the local pushback on the legislation. The ban had initially limited short-term rentals to just 90 days a year.

While opportunities to buy your own piece of Great Barrington are few these days, agents say there are deals out there on great properties, if you are willing to be patient or just drive a few minutes out of town to Pittsfield or North Adams. These towns are still in the active stages of their come-ups and offer copasetic vibes. And they’re just a short drive away from the full package.

ZIP CODE: 01230

POPULATION: 7,164

MEDIAN HOUSEHOLD INCOME: $56,250

PROXIMITY TO MAJOR CITY:  Great Barrington is 137 miles from both New York City and Boston.

TRANSPORTATION: Reach Great Barrington by car via the Massachusetts Turnpike (I-90; Exit 1, West Stockbridge to Route 41 South, or Exit 2, Lee/US Route 20 to Route 7 South). There is Bonanza Bus service to Lee and Lenox, and there’s Amtrak train service to Pittsfield.

NEAREST HOSPITAL: Fairview Hospital, 29 Lewis Ave, Great Barrington.

SCHOOLS: The Berkshire Hills Regional School District, based in nearby Stockbridge, is well regarded and there are a number of private schools within a reasonable distance. The closest are the Berkshire Waldorf School, John Dewey Academy, and Eagleton School.

POINTS OF INTEREST: Catamount Mountain Resort, Butternut Ski Area, Monument Mountain, Lake Buel, Thom Reed-UFO Monument Park, Steepletop, W. E .B. Du Bois National Historic Site, Mahaiwe Performing Arts Center, Jacob’s Pillow, Barrington Stage Company, Bard College at Simon’s Rock, Boho Exchange, One Mercantile, Hammertown, Griffin, Artemesia, Sett, GB9, Robin’s Candy Shop, Rebelle, Great Barrington Dispensary, Theory Wellness, Farnsworth Fine Cannabis Company, Calyx Berkshire Dispensary, The Pass, Devine, Café Adam, Prairie Whale, Old Mill, The Elm, Taqueria Azteca, The Well, Aegean Breeze, Barrington Brewery & Restaurant, Number Ten, Shiro Kitchen & Asian Market.

Kevin Gorey gets groceries with his daughter June at Berkshire Food Co-Op. Opposite: Sidewalk seating at Patisserie Lenox on Main Street in Great Barrington.

On the first floor, BNR Interiors reimagined the classic Victorian front parlor with a moody, hand-painted wallcovering from Porter Teleo and a collection of locally sourced, Mid-Century vintage furniture.

BOLD DISPLAY

KINGSTON DESIGN SHOWHOUSE

BY MARY ANGELES ARMSTRONG PHOTOS BY PHIL MANSFIELD

Maryline Damour of Damour Drake believes beautifully designed interiors should be accessible to everyone— regardless of economics, location, or the size of an abode. Her desire to bring great design down to earth and to build cohesion around the vibrant and varied portfolio of local Hudson Valley makers inspired Damour to start the Kingston Design Showhouse in 2018. The annual event was conceived as a scrappier, more homegrown response to the exclusive, luxury showhouses common in the rest of the country. Five years later, Damour and her flourishing network of Hudson Valley artists and artisans have gone way beyond proof of concept, establishing the region as a rich design hub in its own right while providing an inspiring roadmap for bringing beautiful design into your own home.

This year, it’s a circa 1901 Victorian on a Midtown Kingston side street that served as the designers’ canvas for the month of October. Originally a family home, the building was a commercial property for decades until a family bought it with hopes of returning the space to a residence. Enter the KDS, who restored the Victorian’s great bone structure, including adding a full kitchen and a second bathroom, to create an

earthy 21st-century residence with turn-of-the-century detailing. As always, the showhouse’s nine reimagined spaces, each helmed by a different designer or team, form an eclectic collective, but all of them draw inspiration from the Hudson Valley’s rich natural landscape and the area’s ecosystem of local makers.

On the first floor, BNR Interiors reimagined the classic Victorian front parlor with a moody, marbled, deep river-green wallpaper that reads like plaster and a collection of locally sourced, Mid-Century vintage furniture.

Across the Simone Eisold-designed foyer, eco-conscious design firm Creatures of Place captured a waning summerinto-autumn vibe in the dining room, lush with dried floral ceiling arrangements and wall art from Ekshathe. A simple, low, white oak table is complemented by a set of plantdyed Silk & Willow floor cushions that serve as seating. On the tabletop, ceramics by West Shokan-based 28A Clay are interspersed with beeswax tapers in vintage brass candlesticks and seasonal decorative gourds.

In contrast to the dark, earthy palette of the dining room, Hendley & Co’s “Ode to Grandma” kitchen is an airy,

The house’s exterior fringe work was done by Chris Bick and Buddy Valentine.

In the dining room, Creatures of Place used lime wash to create a neutral tone in the room, whose standout feature is ceilingmounted floral installation by Ekshathe.

Worth Preserving and Quittner Antiques collaborated on A Room of One’s Own—a luxurious study in rusty shades for which they transformed the bedroom’s original closet into a reading nook.

The Forest Floor Boudoir was a synergistic collaboration between the 10 members of women’s creative co-op Hinterland, with custom furniture, textiles, stained glass, and even a scent created specifically for the showhouse.

light-filled space. The kitchen, with its pale chartreuse ceiling and textured wall treatment, is a luminous setting to showcase E. Penderleith & Co’s warm wood cabinetry inspired by early 20th-century woodworking techniques.

Inspired by the 19th-century Luminous Painting movement, designer Simone Eisold complemented the home’s original stained glass windows, wood paneled staircase, and banister with marmorino lime plaster walls in a soft blue. She then reimagined the foyer and second floor landing as gallery spaces with works by artist Molly McKinley, Susan English, Ian McMahon, Kieran Kinsella, and many others.

For a bit of luxury, and an update on Victorian-era plumbing, Michael Gilbride Design created a luxe bathroom with modern fixtures and period-inspired details. A smart steam shower by Thermsol transforms into a full sauna and includes a screen with access to streaming services and a discreet Infinity drain. A mosaic of marble floor tiles and handcrafted millwork harken back to Victorian-era opulence while maintaining a distinctly modern sensibility.

Upstairs, three bedrooms provide a study in contrast while all preserving the Victorian’s historic vernacular. E. L’Alease’s fun, whimsical take faces the street and features the home’s rounded bay windows. A custom headboard by Studio Glagola runs the length of one wall and is covered with Fabricut textiles. Local artist Ryan Cronin’s “Everything I Always Wanted” sets a pop art tone for the room. Another bedroom, repainted in a historical dusty terracotta shade, has been recast as a study and library.

A collaboration between Quittner Antiques and historic preservationists Worth Preserving, the space, dubbed “A Room of One’s Own,” is full of antique tables and chairs, dreamy oil paint landscapes by Marieken Cochius, and custom-painted floor cloth by Studio Teppi. The designers ingeniously transformed the room’s closet into a cozy reading

nook by raising the floor to bench height and layering the surface with pillows, blankets, and lighting. Wool-filled pillows, a handwoven blanket, and sheepskin, produced by Milltertonbased Dashing Star Farm, complement the antique hanging rug that rounds out the space.

The home’s primary bedroom, recast as the “Forest Floor Boudoir” by the West Shokan-based art collective Hinterland, serves as a sort of piece de resistance for the fifth iteration of the showhouse. Many of the cooperative’s 10 artists met through the showhouse during previous years, and the creative synergy Damour had hoped to spur is well on display with their collaborative design.

Inspired by Victorian-era naturalism and the idea of aging as a luxury, the space’s layers of careful design are reminiscent of the rich layers of a Catskills woodland floor. Conceived and directed by Jennifer Salvemini of JLS Lifestyle Consulting, the room is dominated by a handcrafted Tusk and Tenon four post canopy bed in local ash by AUZ Design Studio

The soft bedding, upholstery, and other textile accents include chiffon, linen, velvet, and botanical dyed silk taffeta in deep greens, browns, and reds by Vagabond’s Daughter. Co-op member Brenna Chase of Willow Deep Studio created a custom, stained-glass mushroom piece for the space and the walls are split with two different hand-painted treatments. A blue-tone, mycelium-inspired, hand-painted design by artist Marcie Paper takes up one wall; Katie Westmoreland’s hand-painted botanical musings fill out the rest. The co-op even created a custom scent for the space “Hinterland Petrichor” by Phoenicia Soap Co

From textural complexity and provocative color palettes to local sourcing and custom collaboration with area artisans, the Kingston Design Showhouse is both a destination in itself and a breadcrumb trail inviting you to range deeper into the realm of creative possibility.

The 2022 showhouse was previously a commercial property with only a kitchenette. The showhouse involved the complete installation of this kitchen, dubbed an Ode to Grandma, by Hendley & Co.

Kerry Girvin (left) and interior designer Kate Cummings (right) enjoying Girvin’s covered porch. Introduced through mutual friends, the two collaborated on the design of Girvin’s Kerhonkson home. To create a multipurpose, three-season outdoor space, they chose Corda chairs, a round Room and Board Penelope table, and a nuLOOM salt-and-pepper area rug to blur the line between indoor and outdoor space.

VINTAGE MAGIC

Ker-Bear Lair in Kerhonkson

By Mary Angeles Armstrong Photos by Lawrence Braun

In September of 2020, after 20 years in New York City and two respite months upstate, filmmaker Kerry Girvin made up her mind. She bought a house. “Life had been going way too fast for me,” explains Girvin, who creates both commercial and narrative films. “I was always on a plane and always traveling. I never had time to just settle and ask myself if I was even going in the right direc tion.” So when a rainy Hudson Valley afternoon led Girvin and a friend down a rambling dirt road and across a stream to see a freshly constructed Mid-Century Alpine-style cottage tucked away on three-and-a-half-forested acres in Kerhonkson, Girvin was sold. “I wasn’t even really looking to buy,” says Girvin. “But the first time I saw the house I knew it was my home.”

She jumped in feet first, figuring that with the exte rior settled, the interior spaces would fall into place. (“In production,” Girvin explains, “you have to be able to make decisions quickly.”) The cottage had two bedrooms and two full baths, all within 1,200 square feet—not much bigger than her city apartment—so turning the empty space into her personal sanctuary seemed doable. “I’d always designed

all my homes myself,” says Girvin, who’d been collecting scrapbooks of design ideas since her twenties. Taking the blank space—so new the neutral-warm toned wall paint was still drying—and creating a home where she could put down some roots and slow down the pace of her life quickly became overwhelming. “I was working crazy hours and had very little time to create cohesive design choices,” she says.

But Girvin had found a possible sofa. It was a royal blue sectional that could also pull out into a bed. “It suited me be cause I love entertaining and planned to have lots of guests,” she explains. “But I didn’t even know its brand.” That’s when Girvin reached out to her friend, the designer Kate Cummings, for advice. Cummings runs Freestyle Restyle, a Kingston-based full-service design firm she likens to a Swiss Army knife for its client-focused tool set. “ We work with ev eryone from clients to architects and even realtors, offering everything from renovation layouts all the way through to the fine details of interior styling,” she says. By that evening, Cummings had sent back multiple possible layouts for the room with the couch at all angles. “I had this light bulb mo ment,” says Girvin. “I knew I needed to work with Kate.”

Girvin’s Mid-Century, Alpine-style home was meticulously crafted by design-builder Dave Wilt. “There were three wagon wheels abandoned on the property so he incorporated one into the landscaping at the entrance,” says Girvin. “I love the homage to the wagon wheel and the tie-in to the property’s past.”

Sitting on three-and-a-half acres, the home has multiple outdoor spaces, including a swimming hole at the edge of the property.

“My favorite part of the design is that each room and space has its own unique vibe, but together it’s all one cohesive and cozy design,” says Girvin.

In a corner of the openconcept great room, Cummings paired an Apt2b sleeper sectional sofa with two pea green Otis swivel chairs from Room and Board. The black-and-white CB2 rug mirrors the detailing of the adjacent kitchen. Repeating patterns is key to Cummings’s work. “Space planning was crucial to the success of the great room’s design,” she says. “The goal was to create a welcoming, fun, casual space filled with a personal art collection that continues to grow.” Behind the couch is a painting by artist Toyin Loye. Two paintings by Derrick Adams flank the wood-burning stove.

Start with Great Core Pieces

Cummings liked the couch, and when she visited Girvin’s cottage, liked the space it was to inhabit even more. Although modestly sized, the cottage was cleverly designed by local builder Dave Wilt to capture the abundant deep-in-thewoods setting and feels much bigger than its footprint. Cen tral to the home, an open-concept great room offers ample space for lounging, cooking, and formal dining, as well as views through walls of windows and sliding doors onto a mix of mountain laurel and evergreens. However, Cummings’s sharp designer ’s eye was immediately drawn upwards. Throughout the house, wood-trimmed vaulted ceilings and exposed beams lighten the space and showcase the home’s craftsmanship. “It’s rare to find this kind of detailing in a home,” explains Cummings. “Anyone who’s worked with me knows, I love a good sixth plane.”

“With a project like this, where it’s basically an empty space, I always ask ‘ What are we starting with? What are the core pieces?’,” says Cummings. So the duo took their first design cue from those vaulted ceilings—really a core piece in itself.

“ We both liked the warmth the blonde wood paneling pro vided in the space,” says Cummings. “Certainly it pushed the Mid-Century feel forward.” Girvin was gifted a set of vintage Danish dining chairs. “That really felt like another jumpingoff point,” says Cummings. “Once we decided on taking a MidCentury approach the rest came together quickly.”

It’s All in the Editing

Cummings subscribes to the dictum that form should abso lutely follow function. “Thinking about who is going to use a room and what they ’re going to use it for always comes first,” she says. “After that, the pretty stuff comes in.” For Girvin’s new abode, that meant creating a space that was warm, cozy, and well equipped for entertaining family and friends. “I didn’t want anything too precious or to worry if someone spilled wine on the carpet,” explains Girven. In one corner of the great room, the two created a sit-down dining area by matching the Danish chairs with an oval Tulip table. They added a semi-pen dant lamp specially hung from a ceiling beam to illuminate the center of the table and give the dining area an intimate feel.

Aligning the furniture choices with the Mid-Century Alpine style also gave the two permission to be less formal in the layouts and have more fun with the vintage color choices. To carve a lounge area out of the great room, the two placed the blue sectional at an angle, facing the home’s wood-burning stove. They then paired it with pea green swivel chairs, adding extra seating to both the lounge and kitchen and—in a cold weather pinch—can be swiveled to tune out the world and take in the setting while remain comfortably indoors. “The pea green was an ‘Aha!’ moment,” says Girvin. Cummings agrees, “It really adds a joyful feel to the design.” Girvin hired Mark Brandhofer of Brandhofer Audio to add a drop-down screen along the lounge’s far wall and a projector to one of the ceiling

beams for movie nights. To give the entire great room cohe sion, Cummings brought the kitchen’s black-and-white trim into the lounge design with a black-and-white carpet and ac cent pillows. The vintage Danish chairs and a wood bar cart in the corner carry the lounge’s wood tones into the kitchen and dining area. “Design can be very subtle,” says Cummings. “It’s all those quieter elements that make it work or not.”

A Place for Art

At opposite wings of the house, the home’s two bedrooms were designed for maximum privacy. In Girvin’s room, a pink velvet bed adds a vintage, luxury feel to the space. Girvin’s sister, yoga teacher Annie Girvin, moved into the home’s second bedroom, which includes a Carlo MidCentury chair the two found on eBay. Cummings and Girvin switched out the vanity mirrors and added new lighting to the home’s bathrooms.

The finishing touch to the home’s interior design was incorporating Girvin’s robust art collection into the mix. An avid collector, who often picks up new pieces while traveling or at local art fairs, Girvin’s varied collection adds a sophis ticated, dynamic layer to the home’s final design. It was also a part of the job Cummings thoroughly enjoyed. “Lots of clients skip adding art when designing a space which is

really such a shame because it adds so much personality,” says Cummings. “Kerry ’s art collection is special and I loved seeing the new pieces that come in, especially the newly collected pieces from local galleries and area artists.” In the lounge area Girvin added a black and white vintage scuba print from One King ’s Lane to one wall, and two prints from Derrick Adams to either side of the wood burning stove.

The home’s outdoor rooms have become both a refuge for Girvin and another space to share with friends. The covered porch is perched at one end of the house and an open deck runs the length of the perpendicular exterior wall. Nearby, the property ’s stream widens into a swimming hole, and the covered porch is perfectly situated to capture the view of the water and resounds with the trickling song of the stream.

Cummings and Girvin chose porch furniture that blurred the indoor/outdoor divide and the space has been used for both entertaining and a solitary workspace for Girvin. It’s also a place where Girvin and Cummings regularly catch up now that the home’s design is done. “As a designer, it’s always nice when you want to live in a space you’ve created for your cli ent—luckily I get to spend time there now that it’s done,” says Cummings. “ We were friends before working on the project but it definitively brought us together as good friends. Total cherry on top—Kerry is a wonderful person.”

In the guest bedroom, Cummings paired handcrafted Citizenry throw pillows with an upholstered bed from Wayfair. An abstract painting by Natalie Osborne hangs above the bed.

“I have a design eye, so I knew a few pieces I wanted,” says Girvin.

“Kate created magical rooms around the few small pieces that I already loved and introduced me to new ideas. We also went vintage shopping to add special items throughout the house.”

To properly capture the site’s phenomenal views, architect James Harwood built the house in essence, backwards—with the rear and side facing the road and the front door remaining invisible from that vantage point.

Opposite: Wide-open spaces, as evidenced in the great room’s soaring ceiling and wall of windows, carry through the entire ground floor and allow for sweeping views south—all the way to Great Barrington.

A FEAST FOR THE EYES

An Architect’s Vision Comes to Life

By Hannah Van Sickle Photos by Lisa Vollmer

An uncanny ability to envision the invisible might just be James Harwood’s superpower. Each of the Berkshire-based architect’s creations, long before they materialize in three dimensions, resides in his mind’s eye—as evidenced by Hilltop Residence, a stunning example of Harwood’s clear sense of vision in the Berkshires.

The clients were initially drawn to the fact that Harwood—after 18 years in New York City—had been locally based for 15 years. Upon meeting, to tour a neighboring home of his design, they were impressed with Harwood’s incorporation of distinctive design elements permeating the high-quality workmanship.

The owners wanted their home to be welcoming and comfortable—keen as they were on drawing their friends and adult children home for visits—and ultimately asked Harwood to design their living space using the concept of “Berkshire-farmhouse-meets-Nantucket” as the inspirational anchor. This, coupled with a building site in the midst of rolling fields, became the foundation for a shared vision.

Harwood was immediately tasked with orienting the house

in a way that took full advantage of the sloping, wide-open site with sweeping vistas in all directions. The hillside proved both a boon (affording a walk-out basement) and a challenge (creating a physical separation between indoors and out) when it came to the overarching task of connecting the living spaces with the exterior given the grade change.

“[The first challenge was] to figure out a way to make the house claim its place on site,” says Harwood, of one boasting phenomenal views from Pittsfield all the way south including a trio of ski areas: the back of Bousquet Mountain, Ski Butternut, and the tiniest glimpse of Catamount. For Harwood, a self-described Modernist at heart, form should follow function. As such, his vision hinged on situating the home, in essence, backwards— with the rear and side facing the road and the front door remaining invisible from that vantage point.

The clients were not on board with this unconventional idea at first. But once Harwood set the stage of a visitor approaching the main entrance and being surprised by sweeping views through a wide expanse of glass opposite, they were ultimately sold on the idea.

A great house reveals itself in episodes—and, according to Harwood, sometimes the small spaces can be the most fun. “When you open the powder room door, you are immediately drawn in,” the architect says, pointing to a combination of custom millwork (the white oak vanity is topped with a Calacatta Gold marble sink); carefully chosen amenities (starring a vintage mirror); and Etched Arcadia Mural wallpaper from Athropologie, all of which work to transform this tight space into a welcoming surprise.

Left: Harwood’s approach to trim, consistent throughout the house, lends itself to a streamlined flow as evidenced in the airy kitchen. Ample space for the cook—with easy access to the commercial range, farmhouse sink, and cabinet-paneled refrigerator—is balanced by an equally wide passage for traffic (and access to the outdoor, screened-in dining area).

Right: This office, one in a pair flanking the great room’s massive stone fireplace, serves as a retreat. Both intrigue and intimacy are achieved via intentional details like custom millwork, a tray ceiling, and built-ins, all drenched in the same deep tone to create the cozy effect of a cocoon. Occasional nods to the sea, equally evident in collectibles and wall art, harken back to the Nantucket-style home the clients envisioned.

Room to Grow

The home’s public spaces are at once seamless and distinct. The great room is punctuated by a vaulted barn ceiling (framed onsite from white oak locally sourced in Ghent), the tones of which are matched by Vermont white oak flooring. A soaring stone fireplace coupled with eight full-size glass door panels further invite the outdoors in (as do transom windows, designed to draw in late-afternoon sun) via natural materials and show-stopping views, something that ranked top of Harwood’s to-do list. Symmetry, as evidenced by two more pairs of French doors flanking the fireplace, is echoed in built-in units buttressing the kitchen’s threshold; bookshelves to either side of the sink; and windows framing the sunroom’s fireplace. The expansive eastern wall, in each of the aforementioned spaces, is entirely dedicated to glass.

“I like to pull views through a house,” says Harwood of a way to drive the experience, pointing to unimpeded sight lines stretching the entire length of the ground floor. Thoughtful choices, like the kitchen’s enormous center island (fashioned from a single slab of Calacatta marble) as well as the pass-through to the sun room—whose vaulted, beadboard plank ceiling unequivocally evokes New England island living—evoke spaciousness.

The clients, in seeking to build a family home that would suit them in the present and grow to serve them in the future,

worked with Harwood to design discrete areas—including wings for the kids, and guest and primary bedrooms— ensuring ample space to which everyone can retreat. The primary bedroom, located on the ground level to facilitate aging in place, boasts a paneled cathedral ceiling (echoed in the primary bathroom) designed to take advantage of interior height without becoming too massive.

Harwood points to other spaces that “stake a claim to do something different,” like his-and-hers offices—one, whose wall of custom built-in bookcases evokes masculinity, the other light and spacious femininity. A hidden bookcase in the loft-turned-retreat gives way to a surprise playroom for the grandchildren, and full-sized, built-in bunks will grow along with them, all of which were “a lot of fun to [design],” says Harwood who has been known to use potential pitfalls as opportunities.

Seamless Transition

Harwood relies on a limited palette, both of exterior materials and interior colors, to create continuity. The same local stone mix from the great room’s fireplace is echoed on portions of the home’s exterior and pavers from the patio are pulled through to the mudroom. Two outdoor living spaces, an expansive patio with fire pit adjacent to the great room and a screen porch off of the kitchen, arose from changes in exterior

elevation. On the ground floor, this invites the outdoors in and creates a seamless transition. In addition to proactive measures to keep the lower level dry, an added challenge with a finished basement is “making it feel like it’s first-floor space, not [underground] space,” says Harwood. To achieve this, the architect created recreational space (for watching movies or shooting pool) that opens onto the grassy lawn via a covered patio, created by the sunroom directly above.

Expressing ideas on paper prior to embarking on a build is Harwood’s preferred means of progressing through a project.

In the case of this home—which went up in just over 12 months—the builder was ready to begin before myriad interior design aspects had been determined. “Jim worked tirelessly with us on every part of the design, always keeping one step ahead of where the builder needed us to be,” says the client, who especially valued Harwood’s openness to her designs. “If I had an idea, Jim would draw it up so I could have a visual,” as evidenced when selecting lighting—a process during which it was not uncommon for Harwood to draw exact replicas

of each fixture and place them on walls in the plans for the homeowners to envision.

For Harwood, it’s all about striking a balance between form and function—with the former attracting attention, while the latter often takes shape via behind-the-scenes choices that pack an equally powerful punch. “We’re always trying to build a sustainable house,” he says, pointing to one that is heavily insulated and, in this case, harnesses much of its energy from a 53-panel photovoltaic array installed on the barn roof.

Harkening back to the project’s genesis, the home’s exterior is wrapped in cedar shake—a nod to the Nantucket shingled homes that inspired the project—and treated to evoke the natural patina that evolves with age. “The shingles would turn that color over time, but it’s nice to force them so the client gets that [aesthetic] right when they move in,” says Harwood, whose creative whimsy is on display via subtle triangular accents, visible on the home’s western facade, intended to create interest. “These details really help a project sing,” he says.

This primary bedroom suite takes full advantage of the property’s main asset— sweeping westerly views, plus glimpses to the north and south thanks to an alcoveturned-reading nook that doubles as a dramatic stage on which nature’s year-round show unfold. The bedroom’s ground-floor location reflects an intention to facilitate aging in place down the road.

IT’S PAINTED IN THE STARS The Best Room Colors for Your Zodiac Sign

It’s time to forget the fads and throw caution to the prevailing design winds. When it comes to decorating your space, it’s the choices that speak to your distinct personality that are destined to make you feel the most at home. The next time you’re hemming and hawing over what color to paint a room, you might just find true enlightenment by turning inward and reflecting on your Zodiac sign and the elements—fire, earth, air, and water—that help define them.

“The paint colors you gravitate toward using in your own home are a reflection of your personality, so why not take a peek to see whether the stars are right about your color preference?” asks Kim Williams, SVP of Retail Operations at Williams Lumber and Home Centers, an authorized retailer of premium Benjamin Moore paints. With seven locations, including two design centers in Pleasant Valley and Rhinebeck, Williams has been the go-to for home improvement in the Hudson Valley since 1946. “At Williams, we have all types of customers with different styles and tastes—and astrological signs too!”

What does your place in the sky say about your personal color palette? Discover hues to nurture your nature with these Zodiac color palettes from Benjamin Moore.

Aries

March 19-April 19

A fire sign ruled by courageous Mars, Aries will love a palette that embraces both the passion and peacefulness of your personality. Fire Dance, a rich, roasted red with earthy orange undertones, represents your intensity, while Pleasant Pink, a muted yet comforting take on the hue, complements your effervescent grace. Thunder, a warm gray, gives a slight smolder that grounds your entire palette.

Taurus

April 20-May 20

As a Taurus, you long for a backdrop to indulge your senses in a mindful way. Rosemary, a springy sage green, satisfies your connection to nature, while Pristine, a delicate off-white with dusty rose undertones, calls to mind an appreciation of the finer things you love to surround yourself with. Crisp Khaki, a midtoned beige with golden undertones, will keep your collected Earth sign energy grounded in your space.

Gemini

May 21-June 21

Gemini, you need a paint color palette that showcases your playful personality while offering an opportunity to nurture your lesserseen mellow side. Sunburst, a saturated yellow packed with charm, and Grasshopper, a pastel tea green shade, are balanced by Hushed Hue, a muted neutral beige with a whisper of green. As a creative, effervescent air sign, this energeticyet-grounded combo is sure to satisfy.

Cancer

June 22-July 22

As a Cancer, you’ll find fulfillment in a palette that sparks passion in your loyal, loving personality. A water sign, your soothing presence is reflected in the placid blue of Lakeside Cabin, while silvery jade green Crystalline unearths your bubbly playfulness. A light touch of Feather Gray mirrors your cool and collected nature.

Leo

July 23-August 22

If you’re born under Leo, you expect the best from yourself and others. A gilded palette will embody your fire sign’s roaring approach to life. Two gold-leaning hues—Blair Gold’s rich ochre and Abingdon Putty’s mid-toned beige with hints of green—offer the opportunity for a rich, layered look, while lush Caponata purple indulges your intensity and nods to your royal spirit.

Virgo

August 23-September 22

Virgo, as an innate perfectionist you require a nuanced color palette that inspires peace within yourself. Rainy Afternoon, a deep moss green, and Fairview Taupe, a rustic walnut hue, reflect your earth sign’s moody undercurrents and connection to nature. Sea Froth, a pastel mauve, gives a lift to the palette that satisfies your structured spirit.

Libra

September 23-October 23

Libra, you thrive on balance so you’ll naturally be happiest in spaces that sing with harmony. Woodlawn Blue, a delicate pastel wash of the hue, and Lush, a mid-toned forest green, share a common undertone and provide the structure and clarity your air sign energy needs. Just Peachy, a romantic pink with a gray cast, will fulfill your soft spot for beauty for beauty’s sake.

Scorpio

October 23-November 21

Scorpio, you’re a passionate, intuitive water sign whose personality often presents as mysterious, so it makes perfect sense that your palette should draw on a dark glamor. Pomegranate, a jewel-toned red that evokes ripe berries, and Galaxy, an inky violet, yield a dramatic impact that reflects your intensity. Sanctuary, a muted purple-gray, adds levity to the palette, illustrating your gentler side.

Sagittarius

November 22-December 21

As a Saggitarius, you’re driven by your sense of wanderlust. Naturally, you need a palette that spirits you away. Hudson Bay, a classic navy blue, and the buttery yellow of Morning Light, recall the dawn sun and an endless sea that ignites your fire sign’s independence and zeal for life. Dreamy Cloud, a soft lilac that borders on gray, will encourage this relentless explorer to pause and take a breath.

Capricorn

December 22-January 19

Dependable Capricorn, you need a color palette as classic and adaptable as you. Versatile neutrals—Cumulus Cloud, a mid-toned taupe, and Calm, a soothing white with the barest hint of gray—reflect your earth sign’s steady personality, while the addition of timeless Hale Navy breathes a sense of drama and luxury into your space.

Aquarius

January 20–February 18

Wise Aquarius, you prefer to be surrounded by nature and are captivated by the water.

Ocean Air, a light, soothing blue-green, signifies your independent style, while Majestic Blue, a rich turquoise, represents your vivacious personality and the cool energy of an air sign.

Capri Coast, a glowing sandy peach, warms up and tempers this seafaring palette.

Pisces

February 19-March 18

Pisces, you deserve to live in a sanctuary inspired by your sensitive, empathetic nature.

Seafoam, a cool white touched by a blue-green undertone, is reminiscent of your grace as a water sign. Stone Harbor, a dreamy lavendergray, and Hint of Violet, a gentle lilac with a hint of gray, will help unlock your carefree and imaginative nature.

DEFEAT THE MODULE

Milan Case Study

By Marc Ferris Photos by Winona Barton-Ballentine

House One is the showpiece of Milan Case Study, a minidevelopment of luxury modular homes in northern Dutchess County.

Opposite, top: “The tool I work with is modular, and there are lots of interesting architectural possibilities that come with it, but the whole trick is to defeat the module,” says architect James Garrison. “These homes are humane and idiosyncratic.”

Opposite, bottom: Creating the 2,723-squarefoot main compound on a single level, augmented by ample deck space, makes the house feel like a miniature resort.

In a spectacular setting surrounded by a 360-degree ring of trees, a couple from Brooklyn watched builders assemble their country home. Rumbling trucks delivered the components and a giant crane lowered the pieces into place. “It looked like children playing with blocks, but in slow motion and with a lot of precision,” says one of the owners.

This isn’t your father’s modular home, it’s House One, a showpiece of the Milan Case Study, an experiment in luxurious modern minimalism located on the site of a former dairy farm in northern Dutchess County and divided into 10 lots of about 10 acres each.

The somewhat clinical name derives from the Case Study House Program, a feature concept initiated after World War II by Arts & Architecture magazine that challenged builders and architects to create an anti-Levittown prototype of replicable homes conveying style, quality, and creativity.

Some of the 36 projects presented in the publication only existed on paper, but others, including Stahl House in Beverly Hills, Eames House in Pacific Palisades, and Triad House in La Jolla, which the local historical society called “the most important single-family home in the La Jolla community,” still stand as iconic achievements.

“In the western part of the country, the perception of modular construction is different than it is here,” says Nick Mahedy, principal of Milan Case Study. “It’s not necessarily thought of as a low-end product. There’s a lot going on now in the Hamptons and things are beginning to shift with modular.”

Building homes under controlled factory conditions eliminates weather delays, reduces waste, and drives down costs. “Everything is thought-out beforehand in a way that doesn’t happen with stick-built homes,” says Mahedy. All it

takes to assess the solid build at House One is to knock on the granite-like interior wall of the unfinished garage module.

If there is a stigma associated with modular—and project architect James Garrison is aghast that this could still be the case—it is perhaps due to being mistaken for trashy trailers, also called mobile, prefab, or manufactured homes.

Besides the build quality between manufacturers, the only difference is that mobile homes conform to federal standards and modular homes are built to the local code of jurisdiction, says Robert Capenos, executive director of the New York Housing Association, a modular home trade group located in Latham. “New York is the number one destination for modular homes in the country” at around 1,200 per year, says Capenos. “It’s a niche market, but modular has a strong highend component. The sky’s the limit and from the top end to the bottom, it’s the best-kept secret in single-family housing.”

Know Your Limits

The secret is well-kept indeed. From the time Thomas Edison filed a patent application for a single-pour concrete home design in 1908 that failed to catch on, architects and developers have been stymied trying to make modular a more mainstream choice.

One drawback these days is that transportable homes cannot exceed 14 feet in width, the largest load allowed on the roads, says Garrison, a modern modular master who completed two similar projects in Catskill: another Case Study House and Piaule Catskill, a boutique hotel/resort where guests stay in prefab “cabins” that look more like the world’s most elegant shipping container than what we normally think of as cabins.

“Any art form has limitations, which drive innovation and artistry, whether it’s the size of your canvas, the brush, or the pigment,” says Garrison. “The tool I work with is modular and there are lots of interesting architectural possibilities that come with it, but the whole trick is to defeat the module. These [Milan Case Study] homes are humane and idiosyncratic. They don’t look like they came from an assembly line.”

Garrison is also an evangelist trying to inspire a great awakening for duplicable homes. “There’s no reason why this model can’t be a prototype for high-quality, more affordable, mass-produced modern homes,” he says. “It’s great fun figuring out how to get factories to become inventive.”

The basic template of House One in Milan offers three bedrooms and 2.5 bathrooms, which can be expanded to include up to six bedrooms and more bathrooms.

To surmount the 14-foot-wide limit, the two main rectangular modules, built with only one outside wall, sit at a slight angle to each other, like a wedge, and are connected by a site-built floor and ceiling frame. This piece serves as a hallway that expands the footprint and adds drama to what could have been a drab, constrained interior.

The owners modified the standard issue by placing a half bathroom here, a reading nook there. They also built a wall that turned a bedroom into an office. More substantial additions are available a la carte. “We got hungry and bit,” says one owner.

Pool? Sure. A smaller module containing a mother-inlaw apartment, added as an appendage between the kitchen and the mud room? Indeed. How about a 595-square-foot standalone unit with a garage and a secluded office for the

owner who often works from home? Absolutely.

Placing the 2,723-square-foot main compound on one level, augmented by ample deck space, makes the house feel like a miniature resort. It can take time for some people to become oriented to the unusual layout. “Some guests have gotten confused and lost their way in here,” says one owner.

The couple also added a geothermal system that, in conjunction with the expansive windows and planned solar paneling, will take the property to near-Passive House status.

At Milan Case Study, buyers can also pick their own plumbing, flooring, countertops, appliances, and bathroom floor tiles. Three of the baths in House One are adorned with concrete popham design tiles from Morocco. The other one features Clé Tiles. “One way to elevate modular homes is to install finished surfaces on-site rather than in the factory,” says Mahedy. House One features oak floors, Brooklyn-made Watermark Designs bathroom fixtures and custom walnut cabinetry in most of the rooms, including the bathrooms.

Siberian larch gives the exterior a sleek-yet-earthy appearance and also accents several interior walls. “This is a naturally rot-resistant, long-lasting wood,” says Mahedi. “There are 700-year-old buildings in Europe made from this type of tree that are still standing.”

Inside Information

The rectangle motifs that dominate the home’s interior are softened by a round table, two orb-shaped lamps, and an oval fireplace suspended from the great room’s ceiling. Adding a funhouse effect, the roofs tilt upward, like an open lid.

The great room looking toward the kitchen and dining area. Covering the wall at the right is an 18-foot Rajasthani phad painting, a family heirloom of one of the owners.

Opposite, top: Floor-to-ceiling Andersen windows flood the house with light and showcase the serene outdoor scene.

Opposite, bottom: The basic template of House One offers three bedrooms and 2.5 bathrooms, which can be expanded to include up to six bedrooms and more bathrooms.

Visitors enter the home on a blind side in the back, their gazes drawn toward a far-away window akin to a vanishing point. Down a narrow hallway past a bedroom, bathroom, and the pantry, the home expands, eventually revealing the wall of windows in the great room and creating a dramatic effect that would be lost if people first stepped into a grand space.

Where the modules fan out, eight large floor-to-ceiling Andersen windows (and a glass door) showcase the serene outdoor scene. A stream snakes through the landscape, cattails wave in the breeze and a small ridge rises in the distance. Decks that extend from the master bedroom, the great room, and the detached office provide another evolved touch.

One of Garrison’s goals is to draw the outside in, which he achieves with understated techniques beyond big windows. The main modules at House One rest on I-beams, resembling boxcars on a railroad track, and are cantilevered off the ground via a contoured foundation that includes just enough concrete and supporting piers to balance the house and harmonize it with the rolling terrain.

This non-site-specific construction, which can place a modular dwelling anywhere with the proper engineering, represents the minimalist ethos in action. “We want to touch the Earth as lightly as possible and integrate with nature,” says Garrison. The effect enhances the visual theatrics and allows the home’s interior to soar above the landscape.

Even if modular construction represents a tiny fraction of the market, the buyers of the first Milan Case Study house are pleased. “With the light, the setting, and the tilted ceiling, this place goes to 11,” says one owner. “It feels so peaceful.”

JOHN

Photo by: Nils Schlebusch

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CLEAN SCENE

BY MELISSA EVERETT, PH.D. EXECUTIVE DIRECTOR, SUSTAINABLE HUDSON VALLEY

As we publish the fifth annual Clean Power Guide, it’s stunning to realize how far the entire field of renewable energy and clean technology has come. This is due substantially to policy commitments like California’s and New York’s, with timelines to wean these major economies completely off fossil fuels. And with the Biden administration’s recent climate investment package, opportunities will continue to grow—especially in the form of tax credits.

When we launched in 2018, who knew that there would be over 60 makes and models of electric vehicles on the market today, some of them cost-competitive with internalcombustion cars? Who knew that the largest solar developer, Nextera Energy, would (briefly) eclipse Exxon-Mobil in market valuation?

Today, you can buy an air-source heat pump at Home Depot,

and the price of geothermal is falling rapidly. So many homes now have battery storage systems with their solar panels that SunRun was recently able to create a “virtual power plant” pulling power from these systems into the grid to meet peak energy demand. Whether you are into the tech, the savings, or the necessity of fast action on climate change, there are good reasons to be excited.

We’re delighted to bring you a rich menu of articles and interviews that showcase clean power options for your home or business. And we are honored to be working with some of the same sponsors that were with us when we launched.

As always, the Clean Power Guide is available in the Winter issue of Upstate House in print, and online, well, forever. We will be printing 10,000 copies for distribution at educational events (holler if your school or workplace can use some). We are eager to bring this content into events with new partners—like you!

The Green Economy Grows Up An Optimistic Conversation

January 19, 2023

As the climate wake-up appears more and more serious, federal, state and private investment dollars are flowing into the clean energy marketplace. What growth—and maturity—is ahead, and what efforts are needed to make sure everybody shares in the opportunity? A Chronogram Conversation with Sustainable Hudson Valley and special guests.

Find more information and resources at Sustainhv.org and Upstatehouse.com.

Your Home: Renewable

BY BEN ECKSTEIN

Today, homeowners all over New York state are hearing about how various state programs and policies will be affecting their lives. Many criticize this focus on the homeowner, saying that it should be the responsibility of the state and the corporations that many see as responsible for the increased amount of carbon dioxide in the atmosphere.

The sustainable transition that New York State is experiencing, however, will not discriminate between current and previous emitters of carbon dioxide. Between the acronyms, technical language, and companies selling products, it can be confusing for homeowners to identify the things that are truly important for them to help by transitioning their own homes.

Here is a snapshot of the important technologies, their costs, and the incentives that will help you transition your own home. This transition should take place based on your time and budget, and the table on the next page presents opportunities and incentives that are available now, and after the implementation of the Inflation Reduction Act (IRA) in 2023. These incentives are subject to change, so there may be additional incentives to take advantage of.

INSULATION AND AIR SEALING

One of the costlier upgrades to the home, insulation and air sealing can be the single most energy-efficient and cost-effective home upgrade. Ensuring your home is equipped for the winter temperatures by sealing up a home that is leaking heat will not only keep your home warmer, but will save you money, as your heating system will not work as hard to produce warm temperatures.

SOLAR POWER

Residential

Solar

Many see solar panels as the quickest way to power your home with renewable energy. While it may be simple to do, this can often be expensive and almost impossible to do if you are a renter. Other options include Community Solar or community choice aggregation (see below for details on both).

Community Solar

Community Solar involves a large array of solar panels, typically at an offsite location that allows homeowners to access solar clean power without installing panels on their homes. Energy is still delivered through their regular electric provider while

Although every home and budget will be different, this depiction of an energyefficient home is an effective snapshot of the upgrades and sustainable measures addressed in this article.

Ensuring your home is sealed and insulated from outside elements is, for many, going to be the first, and possibly most expensive step of your journey. Installing insulation (1a) and air-sealing measures (1b) such as energy-efficient windows will keep you cool in the summer and warm in the winter, and reduce the energy needed to do so.

Hot Water could come from an electric water heater (2a), instant water heater, or even utilize the sun through a solar thermal system (2b).

Supplying heat or AC to the home can be expensive and often involves burning fuel in the home. Making sure that this system is as clean and efficient as possible will help reduce the amount of energy needed to heat and cool your home, and will reduce the cost compared to traditional electric heat. This can take the form of ground source heat pumps (3a), air source heat pumps (3b), and can even be used in tandem with ancillary heat such as a wood furnace (3c)

Solar panels (4) are installed on your roof, and are a great way to power your home with clean renewable energy. For those who find solar too expensive or inconvenient, community solar is a great choice.

Induction stoves are more efficient than both traditional electric and gas-powered ones—five to ten percent more efficient than conventional electric and three times more efficient than gas.

the power produced from the community solar array is fed directly back to the electric grid and customers receive credits on their electricity bill.

Community Choice Aggregation

Community Choice Aggregation (CCA) allows local elected officials to choose where the energy comes from for their community. It’s a program to purchase power in bulk for virtually all homes and small businesses within the participating jurisdiction. This is an easy way to sign many homes up for solar power in an area. For example, the Ulster County municipality of Marbletown has implemented a local CCA project, opting in all residents to be supplied by solar. This is all in pursuit of their goal to become 100 percent renewable.

HEAT PUMP (AIR/GROUND OPTIONS)

Air Source Heat Pump

By taking the outside air and converting the temperature to be either hotter or colder, air source heat pumps are able to use a pre-existing duct system (ducted), or be placed strategically in individual rooms (mini-splits). This is similar to an air conditioning unit, but with the ability to produce heat. The use of this can be flexible, as mini-splits are able to be used around the whole house, or in a single drafty room.

Ground Source Heat Pump

Also known as geothermal, this takes the heat in

the ground and extracts it to flow into the home. Although this option is more expensive, it often lasts longer than its air-fueled counterpart.

HEAT PUMP WATER HEATER

Similar to an air source heat pump, a heat pump water heater takes outside air, converts it into heat, and uses that to make hot water in the home. This is more advantageous than a traditional hot water heater as it is not burning fuel in the home, and uses electricity to make hot water. A heat pump water heater can come with a tank or be tankless, and can be combined with an existing heat pump to use the excess heat to produce hot water even more efficiently.

INDUCTION STOVE

A relatively newer technology, these stoves use induction technology, which employs a magnetic field to generate and transfer heat directly onto your cooking surface. These stoves are more efficient than both traditional electric and gaspowered ones. While some may miss the presence of a flame, the induction stove helps cook with a more even and cleaner source of heat.

ELECTRIC VEHICLES AND OUTLETS

Electric vehicles (EVs) will be an important factor to the achievement of New York’s climate goals. Whether a battery electric vehicle (BEV) or a hybrid (HEV), EVs have become more affordable

and accessible particularly in recent years. EVs are unique in that even if they are affordable and accessible, that does not mean there are EV chargers that are easily accessed.

EV chargers come in three different levels. Level 1 uses a 120-volt outlet, which is a standard outlet found in any home. Due to its slow charging speed, a Level 2 charger is often recommended, and is very easy to install with the help of an electrician. By installing a 240-volt outlet, a Level 2 charger can be used to charge your vehicle in a matter of hours.

Think about creating your own Renewable Action Plan

For those who want to get started but are unsure about the first steps, a 100 percent renewable planning framework exists to help homeowners think about and plan their energy future. This will help residents and businesses start to plot their transition away from fossil fuels. By guiding local residents through a simple 10-step process, homeowners and renters alike will be better equipped to take action based on your time and your budget. Creating a plan will allow consumers to connect with free energy coaches who are familiar with the technologies, opportunities, and incentives that will help you through this transition.

(Sustainhv.org/100-renewable-marbletown)

For more information on state programs and incentives, visit Nyserda.ny.gov/all-programs.

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At Healey Brothers, we’ve been leading the way with exceptional service and innovation for nearly half a century. And now, we’re powering the future of EV. We’re locally owned, with more than 500 regional employees you can count on and trust for expert advice and service. We’ll make sure you get the right EV for the journey ahead, wherever it may lead you.

Power your journey. Power your spirit. Power your life with an EV from Healey.

Learn more at healeybrothers.com/ev

Going Solar Without Putting It on Your Roof Community Solar and Community Choice Aggregation

BY NYSERDA Staff

How does NYSERDA define community solar and community choice aggregation?

Community solar involves a large array of solar panels, typically at an offsite location, which allows homeowners and renters to access solar clean power without installing panels on their homes. Energy is still delivered through their regular electric provider while the power produced from the community solar array is fed directly back to the electric grid and customers receive credits on their electricity bill. For more information on community solar, NSYERDA’s community choice aggregation (CCA) allows local elected officials to choose where the energy comes from for their community. It’s a program to purchase power in bulk for virtually all homes and small businesses within the participating jurisdiction.

How do they appear on a customer’s electric bill?

Community solar benefits typically appear as bill credits on a customer’s electric bill. In Central Hudson Gas and Electric territory, these are displayed in the “Payments and Adjustments” section under the heading “COMMUNITY DISTRIB GENERATION CREDIT.”

CCA for electricity supply (CCA-Supply) shows as a single line item in the Supply Charges section of a utility bill—as would any third-party ESCO (energy services company) arrangement a customer may have. The line item includes the fixed rate ($/ kWh) and the customer’s usage that month (kWh) with the product of those two values. The degree to which the supplier and/or participation in a

CCA program varies. For example, in Orange and Rockland Counties, the utility specifically identifies the name of the program in which the customer is participating and the selected supplier (for example, “You are part of the Rockland Community Power program with Constellation Energy as the program supplier”)—while in Central Hudson territory, there is only identification of the program supplier with no indication of the program (Hudson Valley Community Power).

Can a customer subscribe to both? Are there benefits or drawbacks of doing so?

CCA customers can still be Community Solar subscribers, and doing so can lower a customer’s electric bills and maximize their support of clean energy and local job growth in their community.

What are the primary benefits to customers of Community Solar and of CCA?

Community solar provides New Yorkers with the opportunity to:

Go solar without installing solar panels on your roof or property. Everyone who pays their own electric bill, including renters and co-op/ condo owners, can participate in a community solar project. You can even subscribe to community solar if you live in an apartment or your home is in a shady area that isn’t suited to solar panels.

Absorb little to no upfront costs. Since you won’t need to install solar panels, the upfront costs of going solar with a community solar provider are minimal.

Save money every month on your electric bill. You’ll see credits every month on the electric bill you receive from your utility. The amount credited each month will depend on the amount of solar energy generated by your selected project.

Lower your carbon footprint and support your local economy. When you choose community solar, you’re not only helping to reduce greenhouse gas emissions, you’re also supporting clean, locally generated electricity. Take on minimal commitment. Community solar subscriptions also have shorter-term options and many offer pay-as-you-go payment terms.

A CCA can allow whole communities to participate in the clean energy economy by ensuring that a greater percentage of electricity is coming from renewable sources. CCA has the potential to simultaneously deliver fixedrate electricity prices and cleaner energy for customers. NYSERDA’s Clean Energy Communities Program recognizes and rewards local governments for their clean energy leadership. By completing four high-impact actions—one of which is CCA—communities can earn the Clean Energy Community designation as well as grant funding to support additional clean energy projects.

For more information on Community Solar and Community Choice Aggregation, visit NSYERDA’s website: Nyserda.ny.gov.

Sustainable Energy for Everyone

Every community deserves a sustainable future. At Mid-Hudson Energy Transition Inc. (MHET) we believe that future begins with an energy choice.

MHET is a not-for-profit organization helping cities and towns across the Hudson Valley transition to an equitable, clean energy economy. We provide ways for people and businesses to receive their power from local renewable sources while making homes and offices more efficient and healthier.

See us in action in the City of Kingston! MHET along with our partner, PowerMarket, is leading Kingston Community Energy, a Community Choice Aggregation (CCA) program designed to create climate resilient communities by providing options for everyone to share in the ownership and control of energy resources.

To learn how Mid-Hudson Energy Transition can implement a robust clean energy program for your community, visit mid-hudson.energy

Mid-Hudson Energy Transition Inc. is a 501(c)(3) New York not-for-profit corporation

WATERFURNACE GEOTHERMAL HEAT PUMPS QUALIFY FOR A 30% FEDERAL TAX CREDIT1 AND LOCAL INCENTIVES

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With over 16,000 units installed in New York, WaterFurnace geothermal units are the greenest, most efficient, and most costeffective method to keep your home comfortable throughout the year. Plus, current incentives can help reduce the initial cost of switching to geothermal by up to 40%!

Now is the perfect time to switch to a WaterFurnace geothermal unit so you can maximize currently available incentives and keep your home a consistent temperature while continuing to save money all year long.

Visit waterfurnace.com/newyork to learn more about switching to geo, and to get your free custom savings estimate.

An AWE-Inspiring Move Your Guide to Decarbonization and Electrification

By Marcy Cleveland

There’s a buzz in the air surrounding the need for energy efficient homes, renewable energy, and clean technology. And rightfully so, since 32 percent of our carbon emissions come primarily from heating our homes and our hot water using fossil fuels. That’s a huge opportunity to reduce climate change by decarbonizing and electrifying our homes. It’s such a big deal that in the newly passed Inflation Reduction Act (IRA), the government has allocated $9 billion in consumer home energy rebate programs to electrify home appliances and for energy-efficient retrofits. Additionally, there are 10 years of consumer tax credits to make homes energy efficient and run on clean energy, incentivizing heat pumps, rooftop solar, and all things “home electric,” such as water heaters, stoves, and clothes dryers.

Knowing where and how to start a home decarbonization and electrification project may seem overwhelming, but it doesn’t have to be. Instead, think of it as an “AWE”-inspiring experience, which is a simple acronym for assess, weatherize, electrify. If you follow those steps, in that order, you’ll be well on your way to making your home healthier, more comfortable, less costly to operate, and better for our planet!  Let’s look at each step in greater detail.

A = Assess. An energy assessment is an oftenoverlooked but necessary first step to establish your home’s energy-efficiency baseline. Energy assessors are trained to key into the weakest energy links and advise practical ways to address them. An assessor will measure your insulation levels, determine the “leakiness” of your building envelope, flag

health and safety issues, and check your home’s electrical capacity to handle a full electrification. Additionally, the assessor will evaluate your windows and doors, appliances, water fixtures, lighting, and more. Prior to your appointment, write down any issues you may be experiencing. Do specific rooms feel drafty or too cold in winter or too hot in the summer? Are there moisture issues? If you have a prior home inspection report or architectural plans, have those ready for review. Gather one year of utility bills, so the assessor can understand how much energy your home currently uses. After the assessment, which usually takes two to four hours, you’ll receive a report with a summary of findings and next steps.

W = Weatherize. Your priority recommendations will likely be air sealing any holes in your home’s building envelope and adding more insulation. There are basic air sealing tasks you can complete, so ask your assessor about these. Weatherization improvements pay themselves off quickly, so the sooner you do them, the sooner you start saving money and energy. An important note: Heat pumps are designed to work most effectively with homes that are wrapped in a thick blanket of insulation and don’t have any holes to the outside, so skimping on these upgrades can result in adverse outcomes later. Weatherizing sets your home up smartly and safely for the final step. Just do it!

E = Electrify. This is when you add efficient, clean, and smart technology to your home such as heat pumps, solar panels, battery storage, a heat pump hot water heater, magnetic induction stove, electric

clothes dryer, EV charging, and smart controls. The most popular electric option for home heating is heat pumps (air source or geothermal). These provide comfort more efficiently than fossil fuel appliances and are less costly to operate than electric alone. Heat pumps can also provide inexpensive hot water. There are even heat pump clothes dryers available. Electric, magnetic induction stoves provide a more efficient, safer, and healthier option than cooking with gas or propane.  Installing solar panels is an excellent way to offset the increased electrical loads of your newly all-electric home. Adding battery storage provides clean power for outages. The savings you’ll realize from operating a more efficient home and generating your own electricity makes going solar more affordable. Additionally, the IRA prescribes a 30 percent federal tax credit for both solar panels and battery storage. New York also has a state solar tax credit. Many solar installers offer low-interest loans, so be sure to ask. If solar panels aren’t an option, consider enrolling in a community solar program. You’ll often save at least 10 percent off your current electric bill.

Be in AWE of your home! Assess, weatherize, electrify. Three steps toward improving the comfort of your home and reducing your energy usage. Three steps that help lessen the impact of excess carbon emissions from fossil fuels.

Marcy Cleveland is a certified BPI Building Analyst and Building Envelope Professional with her own energy assessment company. She is also a NAR Green Realtor and Earth Advantage Broker specializing in sustainable real estate.

Tom Konrad and Samrat Pathania are skilled volunteer energy coaches with New Yorkers for Clean Power. There is very little they can’t help you to find out about to support your clean energy transition, and if you’re reading this, you are probably eligible for their services. When not helping people have fun reducing their carbon footprints, Tom writes for Altenergystocks.com and chairs the Marbletown Environmental Conservation Commission; Samrat teaches in the Wallkill Schools and co-chairs the Climate Reality Leadership Corps Hudson Valley chapter. We asked Tom for an overview of clean energy progress and Samrat for thoughts on his favorite topic electric vehicles. Reach them via Nyforcleanpower.org.

Samrat Pathania Knows Electric Vehicles

What’s your background?

I studied mechanical engineering in India, but then worked as a software engineer for many years. I later transitioned to teaching physics, math, and computer science at Wallkill High School.

How long have you been helping people shop for EVs, and what do they generally ask?

I bought my electric vehicle in August 2015. It took me about a year and a half to really understand the technology and marketplace. There weren’t that many people with EVs to talk with. As the number picked up I started seeing more and talking with

folks and ultimately organizing the Zero Emissions Parade in New Paltz. That gave me the impetus to help people buy EVs. I’ve mentored at least three dozen people—gone to the dealerships with them, negotiated prices. I also coach on the phone or Zoom.

What are the most common questions you are asked?

Usually people ask first about charging—where, how, how long does it take? Then there’s usually a question phrased as a comment: EVs are so expensive. That’s an assumption. I usually ask what their budget is. In most cases, people have a budget that can include an EV.

If you look at new electric cars, the lowest price is a Chevy Bolt, which starts around $26,000. It is a fantastic car. It gets more than 250 miles on a charge, and has a good warranty, which is usual with electric cars. It has a hatchback for easy loading and unloading of your stuff. It’s really the car to begin with, a fantastic second car, and a good primary car for most people. I think most people overestimate how much car they need.

Coming January 2023, the Bolt will qualify again for the federal tax credit of $7,500, and in 2024 that will become a point of sale rebate so you can access that beginning in 2024. That’s in addition to the New York Drive Clean Rebate of $2,000. The Inflation Reduction Act has changed the rules to require cars that are assembled in North America to qualify for the tax credit. This has impacted some automakers like Hyundai. In the past, the credit eligibility was based on how many cars were

sold, phasing out after 200,000. Going forward, it will be about whether battery components are manufactured or assembled in North America and if battery minerals are extracted, processed, or recycled in North America. That has quickly led to companies announcing assembly plants and battery manufacturing in North America, so this is complex and a changing target.

So, questions to ask: Does the car qualify for rebate, and do you have the tax exposure to use that rebate? It’s not obvious—you can enter the VIN for the car and find out if it is eligible at the Department of Energy website. My guess is that this process will be made smoother under the new law. (DOE link for checking eligibility Afdc.energy. gov/laws/electric-vehicles-for-tax-credit.)

Don’t the batteries have their own environmental impacts?

Car batteries should outlast the body of the car; 200,000 miles should not be a problem. And then they don’t just die. They will probably find a use for stationary storage until they are recycled, which is being ramped up. That piece is also in the IRA, recycling requirements for batteries will kick in the coming years for the cars to qualify for the tax credits.

DOE has had a strategic project since 2019, ReCell Center, which is about research into recycling batteries and their components. They’ve been making some crucial breakthroughs. Redwood Materials, founded by one of the Tesla leads, will also be a big player. People are looking at battery

technology as if it’s static, and it’s not. Battery chemistries will evolve, and lots of people are working to reduce problematic materials like cobalt. There are many different lithium-ion chemistries and cobalt is not part of them all. We need to keep talking about sustainability while also being cognizant of the fact that fossil fuels are also mined and burned, whereas the materials in batteries can be incorporated into a circular economy.

What about warranties?

Warranties are standard—most have eight years or 100,000 miles of warranty. Just like a computer, when the warranty is over, it doesn’t just stop working, it should go on quite a while longer.

What’s the scoop on maintenance?

There is not much to maintain. Electric motors are very reliable devices. The rest is the battery. Replace your cabin air filter and get your brakes checked as part of your annual safety inspection, that’s it.

What are you most excited about?

The pollution perspective. EVs reduce air pollution and noise pollution, especially in city centers and places with heavy traffic. If you look at the effects of air pollution on humans, especially young children, these chemicals are neuro-degenerative. I think about these children, who are my students, and how pollution exposure makes them less able to focus. Tens of thousands of Americans die prematurely every year from transportationrelated health issues. This is a cost we shouldn’t have to pay.

What are your favorite tech features?

I personally want simple cars. They can be overengineered. I don’t need gizmos in my car. I want high efficiency, which leads to low running costs but also smaller battery packs. That saves the finite resources. There seems to be a movement in the industry turning this way with Tesla and Hyundai being leaders in the efficiency game.

How do you suggest that people do their homework if they are considering an EV?

For info overall, the dealerships are good to ask if you trust the dealership; or make an appointment with the Clean Energy Coaches at New Yorkers for Clean Power.

The Smart Renewable Energy User: Tips and Tricks with Tom Konrad

What do you think surprises people most about using renewable technologies in their homes?

Often it’s just how good it is. A lot of people start fairly skeptical about renewable technologies and then just find, wow, this is better! The biggest example is electric cars; the response, handling and pickup are better. Another fun surprise is there’s no emissions check annually for EVs; just a safety check, so it’s only $10.

The same is true for induction stoves. Once you get used to their quirks and have the right pots to cook on them, they’re better than gas. You must have stainless steel or cast iron, though there

is some aluminum with steel annealed into the bottom to make it induction-ready.  It’s instant on and instant off; the only latency is in the heat of your pan.

Air source heat pumps are better, as air conditioners, than any air conditioner you’ve ever had. A lot of them have a dehumidification mode, which works really well.

How long do these technologies last?

Heat pumps last as long as an air conditioner. Electric vehicles are being designed to last as long as traditional cars, 100-200 thousand miles, although we do not yet have a lot of EVs that have more than 100 thousand miles on them. But our longer experience with hybrids shows that they can be as durable as gas cars.

Solar panels themselves typically last 30-plus years with some slow degradation, but the other components of the system, like inverters, may fail sooner. When early solar systems were installed, the plan was to replace the inverters when they failed, but new solar panels and inverters are both more powerful and much cheaper, so a lot of people use the breaking of the inverter as an opportunity to upgrade the whole system.

Having an all-renewable home, how do you have to think differently?

Generally, you don’t have fuel delivery. You don’t have to worry about how much oil will cost this winter; electricity prices also fluctuate (if not as much as oil or propane). But if you have solar, you’re not going to be buying much fuel, so there’s less need to worry about the price.

What kind of maintenance do you need to do for each kind of renewable technology in your home?

My 2012 Toyota RAV4 Electric has 83,000 miles on it and has required less maintenance than a gas car. It’s in the shop over a brake line—the EV parts are working fine. All I’ve had to do in the last four years besides the current brake line replacement is change the windshield wipers and rotate the tires. There’s no combustion engine, so no oil changes, etc.

Solar panels: I’ve really had no problems; you really might as well not know it’s there. Snow shoveling is not recommended; parts of mine are sloped and south facing so it slides off pretty quickly. If it doesn’t get above freezing for a while

or if you have a flat set of solar panels, you might have snow stay there for most of January or February. But it’s March through October when you get 90 percent of solar production, so while it is frustrating to have snow covered panels some winters, you’re not really losing much.

Air source heat pumps: For heating, it’s very important to insulate your home well before installing heat pumps, and to maintain the filters well.  Cleaning every month is recommended, though I get away with every six months—it depends on the dustiness of your home.

I have a solar hot water heater, where the sun heats pipes to heat the hot water. I don’t recommend it for most people given the expense. If I did it over, I would use conventional solar plus a heat pump water heater.

All my yard equipment is electric: lawn mower, snow blower, wood chipper, trimmer, chainsaw, etc.  Most are easier to use than gas versions—easier to start, plus you don’t have to mess with gas. The snow blower starts right up on a cold day with the push of a button. You can keep multiple batteries charged if you have a long driveway.  If you buy the same brand of electric yard equipment, the products usually have interchangeable batteries.

You store enough power to last through February?

Most people don’t store electricity so much as get credits on their electric bill. The rules have changed since my system was installed in 2014, but you basically get paid for overproduction in summer and use that money to offset underproduction in winter. And you will still be producing some power in winter, so the actual bills will still be lower than without solar.

What if your electricity goes out?

I have a woodstove for heat as backup, and a small DIY battery set up to run my computer, internet, and the fan on the wood stove. The average backup generator will not work with a heat pump, which requires high capacity.

Some EVs can be used to run your home, but you would have to have electrical work done on your home first—just like you would have to have if you had a generator installed. It is easy to buy an inverter and connect the car to specific lowcapacity items, such as lights or charging your phone—or the fan on your wood stove.

BREAKING INTO THE CLEAN ENERGY ECONOMY

BY MELISSA EVERETT, PH.D. EXECUTIVE DIRECTOR, SUSTAINABLE HUDSON VALLEY

As New York’s Climate Law takes effect and brings efficient and renewable technologies into our world at a new scale, an estimated 189,000 net jobs will be created. They include installing and maintaining solar panels and EV chargers, fixing the few things in electric cars that need maintenance, conducting energy assessments in buildings, installing insulation, air sealing, smart thermostats, and heat pumps, putting in geothermal systems for buildings and entire neighborhoods, installing battery storage systems, replacing street lights with higherefficiency models, painting rooftops white to help them reflect heat, selling electric vehicles from cars to bikes to buses. There will be more and more work in sales, marketing, finance, management, training, communications and customer service for all these technologies. If some of this tech is produced in our region, there will be manufacturing and distribution jobs as well.

Not all fields will grow. If you are running a gas station or delivering heating fuel, you will face choices in the next decade. If you doubt that the options are abundant, reread the above. The expanding clean energy economy includes every level from entry to senior professional to management. If you have been delivering fuel and cringe at the idea of climbing on roofs to install solar panels, consider shifting to delivering components and supplies in the renewable energy sector.

What does it take to transition into the clean energy and climate tech economy? That depends on your goals and level of ambition, of course. But a few things apply pretty well across the board.

It’s helpful to understand how the stuff works, and to bring enough basic capabilities in science, math and engineering that you can communicate with the experts, even if you are landing in one of the many jobs that don’t require deep technical expertise. Whether your aptitude is strongest in visualizing and designing buildings or installing

components or calculating system performance, self-knowledge lets you play to your strengths.  Experience is a critical part of any transition strategy. The good news is that there are abundant ways to create it. In fact, New York State funds qualified clean energy employers for on-the-job training of workers transitioning from other industries. The internship and apprenticeship opportunities in the clean energy economy are diverse and welcoming to people across the spectrum of skills and lifestyles.

The New York State Energy Research and Development Authority (NYSERDA) offers generous internship funding for anyone in an accredited New York college or university. For up to 480 hours, the program pays 90 percent of wages up to $17 per hour. NYSERDA has also launched a Climate Justice Fellows program, specifically designed to employ people of color, veterans, lowincome and unemployed individuals, and residents of disadvantaged communities. This program provides employers with grants of $37,000 toward salary and $3,000 for mentoring and training services; employers must show skin in the game by providing benefits.

In addition, Communities for Local Power, an organization dedicated to growing a democratic green economy, offers EmPower Kingston. This eight-week paid internship program allows students of any age and background to experience a variety of industries and workplaces.

A technical internship or apprenticeship does not limit graduates to technical fields. Desiree Lyle of Saugerties used the EmPower Kingston program to learn building science and earn key credentials. She then formed a consultancy, Simply Sustainable, which offers a diverse portfolio of services to broaden access to sustainable housing, jobs and education. This year alone, she says, “In addition to teaching and testing buildings, I’m developing an affordable housing project, consulting on clean

energy workforce strategy, and a scientific air quality study.”

Some green jobs are union jobs, and some unions have a long track record in this space.

For example, the International Brotherhood of Electrical Workers Local 363, based in Harriman, has earned the prestigious IREC Training Provider Accreditation from the Interstate Renewable Energy Council. To expand access to this union pathway, the Newburgh-based Blacc Vanilla Community Foundation has been mentoring young people, and has referred 17 candidates to the IBEW for training.

To make it easy for entry-level workers to learn the basics in digestible bites, SUNY Ulster has created a series of “stackable certificates” that lead to a certification, Fundamentals of Clean Energy. A basic electrical class, a week of building science and a week of solar installation—taken at the student’s convenience—provide enough basics, confidence and recognition for employability.

For people with business ideas to bake, technology incubators like Columbia’s are well developed and effective. So are graduate programs such as the Bard and SUNY New Paltz MBAs with a strong focus on sustainable business.

There are also abundant and growing networks that can connect you to green businesses. Ulster County recently created UGREEN, the Ulster Green Economy Network. It’s a business to business network designed to grow the marketplace and advise the county on policy. With 42 companies joining in the first month, this network is a portal into quite a diverse ecosystem of enterprises.

As these industries grow, it is getting easier to create a business that reflects your values and special talents. Training programs build skills and understanding of the work. More and more apprenticeship and on-the-job training programs are also available to help people understand the opportunities to build a customized career.

ARE ELECTRIC BIKES READY FOR YOUR NEIGHBORHOOD?

BY BARBARA TODD AND MELISSA EVERETT

E-bikes are hot. According to Ken Tooker of Pleasant Valley Bicycle Shop, sales are up 40 percent from last year, and in 2021, sales were up 40 percent from the previous year. And it’s not just tech appeal, according to Tooker. “It’s getting to be a social event, with groups of people riding together, for example on the rail trail,” he says. “People with disabilities are buying them. People are trying them and then get their spouses riding too.”

Who should be thinking about getting an e-bike?  “Anyone who wants to get outside and have fun and exercise,” Tooker says. And people who want to increase the role of bikes in their mobility. Compared with a conventional bike, e-bikes involve less effort, “You don’t have to worry about getting up hills,” Tooker explains. Pedal-assist e-bikes have a sensor, which kicks in the motor to help you when you need it.

Experienced urban cyclist Dennis Tang suggests looking at four features of any bike: comfort, power, battery capacity, and options like economy mode (using less power for longer range) and sports modes.

Prices may vary from under $1,000 to as much as $8,000 for e-bikes. Riders focused on exercise should investigate e-bikes with adjustable settings for how much help the bike will give you while riding. Potential commuters may want to look for the ability to use the motor exclusively when desired.

“We sell quality, $2,000 and up,” says Tooker of the options at Pleasant Valley Bicycle Shop. “Around here, I haven’t seen many people using them to commute; that’s more in the cities. There are pedal assist and throttle types; we sell the pedal-assist ones only. These have maximum speeds of 20 and 28 mph.”

E-Bike Poster Child

A poster child e-bike rider is Holly Shader, a recently retired science teacher who hikes, cycles, skis, and loves the outdoors. “I love it!,” Shader says. “I had a Raleigh Detour, a class one electricassist bike with pedaling required and no throttle. It provides assistance to a maximum speed of 20 mph, at three levels: economy, normal, and high, in which the rider can adjust with the push of a button.” Was? Why past tense? Shader’s garage suddenly burned down, destroying the bike, which is soon to be replaced.

“The Hudson Valley is hilly,” she says. “My partner was in much better shape than I was. Having the e-bike allowed us to go on many long, enjoyable rides. I could keep up easily, we could go farther than we would have had I been riding a traditional bike. As I became a stronger rider, I needed the assist less, but it was always lovely to have when going up inclines. It built my confidence and let us focus on the views and the experiences.”

“Although the range was an estimated 50 miles, I found that I could go much further since I did not need the assistance all of the time. We could go on at least three 25-plus-mile rides between charges and the battery charged in a few hours.”

The only downside, for Shader, was the weight of the bike: 35 pounds. “It’s not exactly what you want for a roof rack,” she says. “Platform bike racks are becoming much more common and I will be investing in one soon!”

Throttle Up

The throttle type of e-bike may be more powerful and some types go much faster, but they are not legal in New York State parks. And with greater

speed, there is greater risk.

Regulations about throttle e-bikes and maximum allowed speed vary from state to state. It’s important to review New York State DMV rules in detail about maximum speed, what constitutes an e-bike versus a motorcycle or scooter, and where specific types (maximum speed/capabilities) of e-bike may be ridden.

In terms of safety, battery quality is another key; UL-listed batteries are important. Other than that, Tooker advises, “Safety considerations are the same as any cyclist or car regarding following the rules of the road. A helmet is a very good idea, but not required except in state parks.”

Tang has learned by experience about e-bike batteries. “Don’t store them in the cold,” he says. “When storing, set at 80 percent. And get yourself a decent charger—the stock ones may not be that good.”

Having had a couple of accidents in traffic, Tang urges, “If you’re going over 30 mph, get a full-face helmet.”

Buying online may save you money; the prices are lower and some under $1,000. However, Tooker cautions that it’s better to purchase an e-bike where you can get it serviced; it can be harder to get parts for bikes purchased online.

It’s not passed yet, but New York State Senate Bill S3080A, which would establish a ride clean rebate program for electric-assist bicycles and electric scooters, has passed the Senate and is pending a vote in the Assembly.

Sponsored by State Senator Julia Salazar, the draft bill would offset 50 percent of the purchase price of a new electric bicycle or electric scooter with a cap of $1,100.

Turnkey Split-Level in the Southern Gunks

This 1,980-square-foot home has three bedrooms and one-and-a-half baths and includes 1.39 acres inclusive of mature landscaping. A newly renovated full bath includes in-floor heating. The open floor plan first floor has a country kitchen with dining area and living room with beautiful hardwood floors. Asking $400,000.

Contact Kathleen Sutton, (917) 488-6454

First time offered, this spacious quality custom colonial home is located in an upscale neighborhood in Orange County, N.Y. Lots of backyard privacy as this home is tucked into the corner of the cul-de-sac on over 11 acres. Boasting over 4,000 square feet complete with four bedrooms, 2.5 baths, cathedral stone fireplace in the large great room, hickory cabinets and wide plank wood floors. Home features include oversized master with 5-piece bath, expandable living space in the walkout basement for possible multigenerational living, walk up attic, 16 closets and an 1,100’ square foot heated dream garage. Sit with your morning beverage and enjoy the view on the beautiful wide front porch or entertain in your private backyard on the expansive trex deck with awning.

Located only 70 miles from the GWB in the coveted Pine Bush School district, close to hiking trails, wineries, and quaint villages. Asking $799,000. Call Linda 845-283-0789 / 845-800-4899.

BOHEMIAN RHAPSODY

A HISTORIC KINGSTON ITALIANATE BECOMES A CREATIVE’S LIVE-WORK DREAM

For Emily Steinfeld, the purchase of the circa-1890 Italianate building on Hone Street in Kingston’s Rondout neighborhood quickly blossomed from an act of fortunate timing into creative fate. “I bought the building in 2019, right under the pandemic wire,” says Steinfeld, who grew up in Brooklyn and attended college at Bard.

A sculptor who shows under the name E. S. Mahler, Steinfeld was attracted to the possibilities the 3,260-square-foot, three-story mixed-use building presented. “The building is so rooted in local history,” says Steinfeld. “But the interior has this great fill-in-the-blank quality. The space invites you to project your dreams into it.”

The street-facing first floor, originally home to a grocery store, features 13-foot pressed tin ceilings, polished wide-plank wood floors, and charming French doors that open onto the bluestone sidewalk. With four bedrooms located on the second and third floors—which abound with period details such as carved metalwork, decorative fireplaces, and molded ceiling medallions—Steinfeld saw the raw material for a gracious, loft-style townhouse. A wrought-iron lace balcony facing the street on the second floor almost feels as if it’s perched in the neighborhood’s mature tree canopy, steeping the entire space with a bohemian spirit.

Steinfeld’s original intention was to open an art

project and gallery space on the first floor, which features two oversized picture windows that look out to the street. In addition to the grocery store, the space had also once been a candy shop and then an architecture studio, so Steinfeld named it “Store Space” in a nod to its past.

However, shortly after moving in with her nowfiancée, writer Natalie Adler, the 2020 lockdown waylaid that plan. Steinfeld shifted gears and refocused her attention up the mahogany-railed staircase to the second floor, utilizing the first months of the lockdown to revamp the building’s living quarters into a home that balanced the period fixtures and picturesque setting with the updated amenities of a city apartment.

Opposite: Located on quiet Hone Street in Kingston’s historic Rondout neighborhood, this c.1890 Italianate building features many charming original details, such as pressed tin ceilings, wideplank wood floors, French doors, and a wrought-iron balcony on the second floor that feels as if it’s perched in the canopy of the linden tree outside.

Above: During the early months of the pandemic, Steinfeld renovated the top two floors of the townhouse. The light-filled home balances the building’s period fixtures and picturesque setting with the updated amenities of a city apartment.

Designing a Life at Home

“When we arrived, the kitchen was somewhat artfully demolished, so we had to redo it from the ground up,” says Steinfeld.

The kitchen has three walls of giant, double-hung windows that peek through the treetops behind the building to an eclectic blend of Rondout roofs. “It’s almost like a bird’s nest,” she says. “The room has the most windows of the entire house, so it was important that there be lots of seating and a variety of ways to experience the abundant light and views.”

Steinfeld redesigned the space herself, adding radiant-heated floors and modern appliances, then finishing the wood surfaces in a warm stain that gives the white room a bright Scandinavian-inspired appeal. “I wanted it to feel like you could really use the kitchen, get messy, and have a good time,” she explains. Wraparound bench seating with custom canvas cushions edges the room, offering full advantage of the views as well as hiding an abundance of extra storage.

Steinfeld also tackled the adjacent second-floor bathroom, adding a deep soaking tub and white ceramic block tiles. “It feels a little like a bath house,” she says of her minimalist, monochromatic design, which incorporates modern Runtal radiators for heat and cedar shelving as warm accents.

A World of Creative Spaces

After the apartment revamp, Steinfeld and Adler realized it was time to widen their pandemic pod by a few. “It was too much house for just us,” she says. So in September 2020 they welcomed Zak Syroka and Noah Quortrup to move in, giving them the run of the

building’s entire third floor—two spacious bedrooms, a corner office, and a penny-tile lined bathroom with a full tub and antique wooden vanity.

Over the ensuing winter and spring, each of the four roommates found a spot to harbor their creative resurgence. Adler turned a street-side nook located off the second floor bedroom into a writing studio. With access to the linden-sheltered balcony, it offered a sky view for dreaming and a quiet corner for writing her first novel. Syroka utilized both the third-floor office and a basement studio to create his dyed fabric-based art. Out back on the bluestone patio, Quortrup, the manager for Thirst Wine Merchants in Brooklyn, began holding socially distant natural wine tastings. Steinfeld finally opened the first-floor gallery to host the artbased events as she had originally intended. Showcases for Women’s Studio Workshop and the Kingston Design Connection, as well as pop-up shops and the odd poetry reading, kept the space busy.

“One thing I’ve loved most about the house is that there are so many different spots you can fully inhabit,” says Steinfeld. “There’s a whole world inside this building.”

Creating Space to Play

As the world around her shifted during the pandemic, Steinfeld found her attention increasingly drawn to the back of the property and the building’s former carriage house. She converted the space into a large, insulated working studio.

“My practice really came together in my time upstate, where I started making new materials,” she explains. “It was a move definitely influenced

by doing the home renovation, experiencing the natural resources around me, and understanding the environmental impact of building materials.”

Shelving and workbenches along one wall of the space provided ample room for her traditional clay work as well as space where she developed a new passion for creating bio-plastic-based materials. At the opposite end of the studio, a Murphy bed and full bathroom serve as ad-hoc guest space. Steinfeld installed three large skylights, washing the studio in natural light. “They were my biggest splurge,” she explains. “And the best part is that you can stargaze from them.”

Now, the fruits of Steinfeld and Adler’s intensive creative work are calling them onward. Adler is teaching full-time in Manhattan and Steinfeld is ready to focus solely on her sculpture. “We had such a great time here,” she says. “I wrestled with the idea of leaving something so beautiful. It was a perfect place to work, exist within the community of Kingston, and figure out our practice. We are on Hone street, after all.”

84 Hone Street

Kingston

$1,200,000

4 Bedrooms

3 Baths 3,260 square feet

Judith Steinfeld

Licensed Real Estate Broker heyjude201@aol.com (917) 596-8533

Gary Heckelman

Licensed Real Estate Salesperson gary.heckelman@gmail.com (845) 532-1178

Halter Associates Realty Woodstock and Kingston Halterassociatesrealty.com

First built as a neighborhood grocery store in 1890, this Rondout gem is filled to the brim with historic features. A separate entrance leads to a spacious residence on the second and third floors, and the building’s original carriage house has been converted into a heated workshop.

Opposite: Behind the building is a charming, fencedin courtyard with a bluestone patio, gardens, and the original carriage house. Steinfeld converted the space into a heated artist’s workshop complete with new skylights that wash the entire studio in natural light.

Right, top to bottom: Bedrooms feature historic details like molded ceiling medallions and decorative fireplaces.

A Scandinavian-inspired kitchen renovation complete with a built-in wraparound bench takes advantage of the room’s numerous windows.

Steinfeld’s first floor gallery, Store Space, has hosted showcases for Women’s Studio Workshop and the Kingston Design Connection, as well as pop-up shops, exhibits, and poetry readings.

Set o of one of Woodstock’s most desirable roads, sitting on 19.4 acres of land with jaw-dropping views of Mount Guardian, this impeccably designed new contemporary residence is sure to impress the most discerning buyer. Take in the natural beauty of your surroundings from the property’s very own hiking trails and serene 50-foot bluestone walled saltwater pool with elegant patio. The residence is a true work of art, re ecting the majesty of the land. As you enter through the custom oak pivot front door, you are welcomed by a oor-to-ceiling picture window, with a view of a sourced boulder from the property, bringing the drama of the outdoors inside. Through the kitchen, complete with top-of-the-line appliances and additional butler’s pantry, into the great room replete with oak ceilings, the warmth and energy of space is vast with high ceilings and massive windows o ering an abundance of natural light. French doors open to bluestone patios and pathways. Another set of doors lead to a bluestone screened porch, all of which share extraordinary views. Turning left at the entry leads through one of two sets of Italian doors down a barrel ceiling hall artfully lit. The residence includes two guest bedrooms with en suite baths, a primary suite of your dreams, a large quiet den/au pair suite with separate entrance and private bathroom, and a guest cottage with full bath and additional outside shower next to the pool. Zen is the only way to describe the feeling of calm and peace in the space of the primary suite with the marble bath, complete with large soaking tub shower room and incredible views. As you tour this new build, you will be amazed by the impeccable craftsmanship and detail. A welcoming work of art, ready to be called home. MLS#20223236

BHHSHUDSONVALLEY.COM

$2,499,000 | Clinton | 215+ Acres This property has it all: views, pasture, forest, water, wildlife and an orchard, all bordering on Wappinger Creek. Falling within the Millbrook post o ce district, there is a site development concept for cluster housing along with a larger parcel division. Property crosses the Clinton/Washington line with quick access to surrounding towns and easy commuter access to Taconic State Parkway and Route 82. Perfect for subdivision or private estate. MLS#398262. Diana Wiemer m: 845.234.0038 | o: 845.677.3525

$1,320,000 | Standfordville | 90 Minutes from New York City Nestled in the woods, this stunning updated 3-bedroom, 3-bathroom California-style home o ers seclusion, surrounded by farmland and wildlife. Large swimming pool, 3 replaces, an open plan living room, modern kitchen with new appliances and sunny breakfast room. Generator and 3-car garage. Minutes to Village of Millbrook and 20 minutes to Rhinebeck. Train lines within 25 minute radius. The best of the Hudson Valley! MLS#410756. George Langa m: 845.242.6314 | o: 845.677.3525

$4,450,000 | Woodstock | Zen Luxury

stone house with a contemporary nish

on

on the deck overlooking Sturgeon pool of the Wallkill River. Swim, boat and sh right from your own dock. Inside, every detail has been considered. Even the kitchen looks out over the water. And in the winter, cozy up in the living room with its 16 ft. ceilings and giant replace. Set back o the road, giving the property a private, parklike setting, this house is perfect for enjoying the beauty of the Hudson Valley. MLS#20222464. Robert Airhart m: 917.304.3864 | o: 845.340.1920

$1,050,000 | Gardiner | Major Mountain Views

This beautifully updated farmhouse features vaulted and beamed 17-ft. ceilings, 2 stone replaces and sweeping mountain views. The kitchen was renovated with custom Apuzzo cabinets, granite countertops and stainless steel appliances. Set on 5 acres with a gunite, heated, saltwater pool, a tool shed and 2-car barn/garage workshop. Escape to your private oasis where nature's spectacular beauty and serenity envelop you. MLS#20223431. Donna Brooks m: 845.337.0061 | o: 845.255.9400

$769,000 | Saugerties | Carriage House with Big Character A long, lushly landscaped driveway leads to the private, sanctuary-like setting of this antique brick carriage house, fully restored and expanded, plus barn, converted to a luxurious 4-bedroom home. Formal entry leads to a rst oor o ce and living room with tray ceiling and bluestone replace. French doors open from the living room to the formal dining room with exterior door to a bluestone patio. Blocks from main shopping district in V/Saugerties. MLS#20222039. Harris L. Sa er m: 914.388.3351 | John Kralik m: 845.594.6991

$489,900 | West Hurley | Pristine Ranch with Studio Sits on a private 1.5-acre site midway between Uptown Kingston and Woodstock. Features an open-concept plan, with the living areas anked on one side by a spacious primary-bedroom suite with bathroom, and on

In a changing market, you need the Hudson Valley’s top team.

Backed by more than a century of collective experience and deep market expertise, the Clement, Brooks & Sa er Team delivers stellar results for buyers and sellers. And we can show it: $90 million in closed or pending sales for the past 12 months, making us not just the leading team in Ulster and Dutchess counties, but the No. 1 Team in the entire Berkshire Hathaway HomeServices network from New York City all the way north to Rhode Island. We’ve already set sale-price records in multiple markets, including Kingston and Marbletown, for our seller clients. And for buyers, we’ve made deals happen – at prices that make sense – even in the most heated multiple-o er situations. Call or text m: 845.337.0061 to learn more and get the key to your best move yet.

Visit us at: www.unlockupstate.com or on Facebook and Instagram

Great HudsonValley Homes

on Kingston’s historic West Chestnut Street is one of only two remaining buildings attributed to British-American architect Calvert Vaux (Olana, NYC’s Central Park) still standing in Ulster County. The architectural splendor is still very much intact, with elaborate paneling in most rooms, all overlooking the Hudson River from a leafy, parklike setting. A 3-car carriage house, inground swimming pool and updated state-of-the-art systems are now part of a picture-perfect package. MLS#20223100. Hayes Clement m: 917.568.5226 | o: 845.340.1920. Harris L. Sa er m: 914.388.3351 | o: 845.340.1920

Available for the rst time in more than 40 years, this beautifully

approached from a wonderful winding driveway. MLS#20222581. Donna Brooks m: 845.337.0061 | o: 845.255.9400

$1,500,000 | Kingston | A Rare Opportunity

restored shingle-style mansion

$1,500,000 | Town of Ulster | Having It All Whether you’re searching for a full-time home or a weekend oasis, you’ve found it in this beautiful 6.5-acre, 3-bedroom, 4.5-bath home, complete with a luxury primary suite with massive closets, plus heated garage and a private guest suite above with its own kitchen. Lower level of house is nished with 2,000+ additional sq.ft. Outside is an inground, heated saline pool and your very own pond, surrounded by mature trees, all

The CBS Team. Standing, from left: Maggie O’Neill; Kate Terkelson, Real Estate Salesperson; Leigh Bahnatka, Real Estate Salesperson; Bryn Bahnatka, Real Estate Salesperson; Trevor Naumann, Real Estate Salesperson; Jesse Chason, Real Estate Salesperson; Hayes Clement, Associate Real Estate Broker; Harris Sa er, Associate Real Estate Broker; Donna Brooks, Associate Real Estate Broker; Robert Airhart, Real Estate Salesperson. Seated, from left: Jamie L. Corts, Real Estate Salesperson; Victoria Bourbeau, Real Estate Salesperson; John (Jack) Kralik, Associate Real Estate Broker; Patricia Dantzic, Real Estate Salesperson; Julie Mazur, Real Estate Salesperson.

1. 47 White Bridge Road

Old Chatham, NY. 9BR. 9.5 Baths. $9.444M. WEB# 21112461. Nancy Felcetto & Robin Horowitz 917-626-6755

2. 523 Warren Street

Hudson, NY. Commercial $1.375M. Web# 21939849. Jean Stoler 518-660-1309

3. 32 South Franklin Street

Athens, NY. 8BR. 3 Baths. $799K. WEB# 21987233. Alex Alvarez 718-501-3655 Debra Flack 518-526-1208

4. 174 Ten Broeck Road

Chatham, NY. 6BD. 6.5 Baths. $5.874M. WEB# 21832387. Nancy Felcetto & Robin Horowitz 917-626-6755

5. 75 Sullivan Mountain Road

Catskill, NY. Studio. 1 Bath. $149K WEB# 21987099. Alex Alvarez 718-501-3655 Debra Flack 518-526-1208

6. 55 Dogwood Drive

Hudson, NY. 4BR. 2 Baths. $2.737M. WEB# 21802077. Nancy Felcetto & Robin Horowitz 917-626-6755

7. 378 Vineyard Road

Accord, NY. 3BR. 2 Baths. $575K. WEB# 21990912. Michael Stasi 732-241-1723 Simone Consor 214-558-2115

8. 143 North Beacon Street

Middletown, NY. 2BR. 1 Bath. $269K. WEB# 21909746. Michael Stasi 732-241-1723 Simone Consor 214-588-2115

9. 165 Vaughn Hill Road

Middleburgh, NY. 5BR. 3 Bath. $2.5M. WEB# 21893353. Richard Orenstein 212-381-4248 Michael Stasi 732-241-1723

10. 2734 Denver Vega Road

Margaretville, NY. 3BR. 1 Bath. $420K. Web# 21829548.

Steven DiLorenzo 631-944-0520 Edward Hahn 917-608-5418

11. 22 Nordic Drive

Woodstock, NY. 3BR. 2 Baths $969K. WEB# 22049721. Steven DiLorenzo 631-944-0520

12. 10 Manor Falls Drive

Livingston Manor. 3BR. 2.5 Baths. $1.675M. WEB# 21853004. Michael Stasi 732-241-1723 Simone Consor 214-558-2115

Austerlitz. The only sound you’ll hear at this bucolic 77-acre retreat is the lowing of the cows in the pasture.

Located on a winding back road. A charming 3,000 square foot stone house with 6 beds and 5 baths so every one has their own space. Antique barn, and studio with 3-car garage. $1.6 Mil.

Call Janet Kain, 917-709-8724

Meet Me At Our Spot Upstate

Greenville. Where is Greenville you ask? It’s 25 minutes to Hudson’s Amtrak, 25 minutes to Albany, 20 minutes to Hunter/Windham and only 2 hours north of NYC! This renovated 1865 farmhouse has it all: 3 beds, 2 full baths, fab kitchen, on nearly 3 acres. With a pond! $699,000.

Call Martin Salerno, 917-734-8161

Chatham. Just minutes to the center of charming Chatham Village, here is the quintessential 19th century white farmhouse on 13 acres with a barn and studio. Listen to the pleasant sound of the creek that borders the property. $649,000.

Call Jonathan Hallam, 518-821-3158

Serving the Historic Hudson Valley and the Beautiful Berkshires for 25 Years

TKGRE.COM

New Lebanon. If you haven’t seen the views of the Berkshire Hills from New Lebanon, prepare to be amazed. This is the Historic 1760 Donnelly House, on the Register, with all its original charm. The wideboard floors are gorgeous. Two barns and a creek runs alongside. On 25 acres. $995,000. Call Janet Kain, 917-709-8724

Ghent, NY Hudson, NY Pittsfield, MA Kingston, NY

INDEX OF ADVERTISERS

Adirondack Design 29

Athens Fine Art Services 48

Berkshire Hathaway Home Services

Hudson Valley Properties 71, 72, 73

Brown Harris Stevens 74

Cabinet Designers, Inc 8

Catskill Farms inside back cover

Conklin Architecture 35

Corcoran Group 3

Cracolici, Inc. 7

Custom Window Treatments 15

Energy Conservation Services 62

EvolveD Interiors & Design Showroom LLC 16

Exposures Gallery 48

Four Seasons Realty Group 65

Four Seasons Sotheby’s International Realty 48, 70

Freestyle Restyle 16

Glenn’s Wood Sheds 16

Halter Associates Realty 77

Hammertown Barn 15

Healey Brothers 56

Herrington’s 8

Hollenbeck Pest Control 48

Hot Water Solutions, Inc. 50

HPM Craftsmen 2

Hudson Home 10

Hudson River Valley Gardens 48

Hudson Valley Kitchen Design 19

Impact Media NY 75

Jane St. Art Center 19

Jeff Wilkinson 48

J. Harwood Architect 16 Kathleen Sutton 65

Kenise Barnes Fine Art 15

Larson Architecture Works 19

Latitude Regenerative Real Estate 19

Lighthouse Solar 62 Linda Higby 65

Malcarne Contracting 1

Mid-Hudson Energy Transition Inc 58

Mihai Radu Architects PLLC 35

Milan Case Study 29

Natural Energy Solutions 55 Neighborhood Sun 62

New Energy Works 12

New Yorkers for Clean Power 62

New York State Solar Farm 62

Phinney Design Group 41

Pioneer Millworks 12

Quatrefoil 35

River Architects 2

Roman Professional Engineering / Roman Driveways 41 Sash and Frame 5

Scott Swimming Pools Inc back cover

Stinemire Engineering 48

Stone Ridge Electric Co., Inc. 35

Studio SFW 29

Talo Architect, P.C. 5

The Kinderhook Group 76

Tip Top Furniture Flooring and Bedding 29

Trillium Architects 48

WaterFurnace International 58

Whalen Architecture 41

White Rabbit Restorations 41

Williams Lumber & Home Center inside front cover, 43 William Wallace Construction 10

Win Morrison Realty 79

COLUMBIA

DELAWARE

ULSTER DUTCHESS SULLIVAN

9 Munchkin Lane, Woodstock, NY

Welcome to 9 Munchkin Lane… This 3 bed, 2.5 bath home is a classic saltbox contemporary that sits on approx. 5 private acres with heated inground pool (approx. 18’x36’). The area is dotted with waterways and rock outcroppings that are part of the local landscape. Anytime is a beautiful time of year to be here. The summer months are special, and the area has a wonderful assortment of music, art, theater, dining, and outdoor sports to enjoy. Color season is spectacular here. The home sits in an array of foliage and trees… Private and Peaceful. Winter is a paradise. Seeing the snow outside while sitting in the all-season’s room is a meditation. The house has an open floor plan, creating a flow that is both relaxing and comfortable for entertaining and gathering with friends or family. $800,000.

Contact Charlotte Tusch Scherer, NYS Licensed Real Estate Salesperson – (845) 679-4937

7 Brittany Drive, West Hurley, NY

West Hurley Raised Ranch! Nicely updated 4-bedroom, 3 bath, 2,600 square feet home on .68 acre on the corner. Just two miles from Woodstock, but with the advantage of Low Taxes! In addition, with energy crisis, who would not want a home that faces south with proprietary 12.24 Kilowatts Solar Roof. Fully owned with a 24-year, 100% wraparound warranty from SunPower. Reduces energy cost for all electric to $38 dollars a month. Green Guard materials (16R), new hospital grade ceiling tiles, and blown -in insulation in the attic. Professionally sealed foundation, and installation of French drains. New Hardwood floors installed on second floor, and floating tile on lower level Enjoy cold winter nights around the Pellet burning woodstove. Upgraded 200 amperage. Newly built deck off Dining Room. Nicely landscaped with perennial trees and shrubs. $575,000.

Contact Kathy Shumway, NYS Licensed Real Estate Salesperson – (845) 901-6555

1474

High Falls Road, Catskill, NY

Must see to appreciate outstanding estate located in beautiful Catskill region. Just 2 hours from NYC! Close to Saugerties, Woodstock, and Hunter Ski Center. 50 acres with ponds makes this a great venue for corporate retreat, year-round vacation rental, weddings, etc. Lower level (76x40) boasts an Olympic-size heated pool with new liner and dehumidifier system. There are a total of 11 bedrooms, each with full bath and fireplaces. Lower area has 6 bedrooms with outside exits. A billiards/ game room with sunning stone fireplace. The Main kitchen is equipped with 2 stoves and 2 refrigerators. Leading to Formal dining room and bright, airy, spacious Living area with a Fireplace. There is also a 3 BR apartment in lower level at entrance. BONUS - separate 2 BR house with updated dining room and kitchen. There’s an 8-stall Morton Barn with fenced paddock at beginning of property with plenty of riding and hiking trails. This property is being offered as “turn-key” with furniture and appliances included. Special use permit will allow for Inn/Hotel, Tiny homes and more. $1,950,000.

Contact Nadina Truini,NYS Licensed Real Estate Salesperson – (203) 223-9999

64 Emerick Street, Kingston, NY

This home is ready for its new owners! Come and see this spacious home it includes 3 bedrooms with 1.5 baths, laminate flooring and has been freshly painted throughout! Downstairs consists of a living room, kitchen, half bathroom, and a bonus room that can be utilized as an office or family room. Head upstairs and you have three bedrooms and a full bathroom. Home has a large level backyard for relaxing and outdoor entertaining. Close to I-87 & Route 209. Need a break? Head down to the Kingston Point Beach or The Waterfront. There is plenty of recreational activities nearby. Don’t miss this wonderful home, schedule your appointment today and make this your new home. $339,000.

Contact Amanda VanSteenburgh,NYS Licensed Real Estate Salesperson – (845) 594-5831

Contact Cindy VanSteenburgh, NYS Licensed Real Estate Salesperson – (845) 594-9863

Adirondack Update

When Matt Moore went shopping for Adirondack chairs a couple years ago he was unsatisfied with the options on the market. “I had looked around and there was no good outdoor furniture that was made out of wood and not $800 or more,” says the Accord-based creative director. “I’m good at looking for things, and I thought if I couldn’t find it, then maybe it doesn’t exist.”

Moore enlisted his friend, woodworker Braxton Alexander, to design some custommade chairs for his fire pit. Once they settled on a design—a sleek, modern update to the rustic classic—they realized they might be onto something bigger than a one-off furniture set. “We wanted to update the Adirondack chair. No disrespect to the original, but so much outdoor furniture these days looks like it belongs on the porch of a

Cracker Barrel,” says Moore. “Not to mention it’s usually made of plastic and costs roughly the same as a new laptop.”

“And we thought, ‘If we’re so excited about these chairs—maybe other people will be too,’” says Moore. And that’s how Whitfield Chair Co. was born. The company launched in November and they are currently taking pre-orders for spring delivery.

The chairs, which retail for $675 (matching love seat for $975), are made in Alexander’s Kerhonkson studio. They’re made with 13 layers of marine-grade Europly plywood and coated with a polyurethane deck finish. The chairs come in four colors: black, yellow, green, and red. According to Alexander, the marine-grade construction of the chairs should keep them in good shape for 20 years, if not even longer.

—Brian K. Mahoney

Whitfield Chair Co. launched in November with a modern take on the Adirondack chair.

Scott Swimming Pools, Inc. has set THE STANDARD for pool design, workmanship, and state-of-the-art technology since 1937.

Selected by Discerning Builders, Architects, and Landscape Designers throughout the four-state region. May we build one for you?

Photo by Murray Engineering