How Accessible Is Finding Shelter For The Night In Beacon? Alexis Rosa Explores Homeless Access In Beacon

Editor’s Note: After FEMA was in Beacon to register people for federal assistance at the Veterans Memorial Building after a hurricane caused damage to some homes, a representative with FEMA who lived out of state asked ALBB where homeless people can go in Beacon. They were approached by a person who needed homeless services, and did not know where to go. This is not the first time ALBB has been approached with this question by people in immediate need, who do not have time to research and apply for programs to maybe be approved, if they even finish or attain an application.

We asked our new writer, Alexis Rosa, a recent graduate from Beacon High School to investigate this process. Alexis set out to find out what it was like to need homeless services right now - tonight - in Beacon.

By Alexis Rosa

The U.S. Department of Housing and Urban Development and the U.S. census reported that at one point in time in 2020 there were 17 homeless people per 10,000 residents. A decrease from the previous years, but any amount more than 0 is too high. In this article, I will explore where someone in Beacon can go if they are going to be homeless that night. But homelessness doesn’t happen without life situations, sometimes contributed by mental illness. Therefore, I explore both mental illness support and home shelters available, and how to access them.

How Dutchess County Handles Mental Health From An Accessibility Perspective

Dutchess County has a mental health problem. To be clear, I am not referring to the amount of people with mental health issues in Dutchess County. I am referring to how we deal with people with mental health issues.

I think that housing should be considered as infrastructure, meaning that communities should think of housing as a basic need that has to be adequately met in order to have a healthy and productive community
— Javier Gomez, Hudson River Housing

Most people agree that there is a homelessness crisis, very few people want the solution to be in their backyard.

The fact of the matter is that anyone could find themselves in an emergency situation like this. A dangerous amount of people are one paycheck away from being on the streets. When you find yourself in this situation, what do you do? How easy are these resources to access, really?

Dutchess County has a 24/7 Crisis Hotline listed as being available 24 hours a day, 7 days a week, 365 days a year—even on holidays. They offer calling or texting at 845-485-9700 with professional crisis counselors. Knowing how useful and important having the option to text a crisis hotline can be, I was eager to try it out for myself.

Calling Dutchess County’s Hotline

Editor’s Note: We wanted to experience Dutchess County’s Crisis Hotline ourselves, not through them giving a media publication information, as that would be done in a more perfect, optimistic way. We wanted the real experience. We asked Alexis to find out.

I reached out to them through their texting service to see how they might help someone in a crisis situation. I wanted to see about the quality of assistance they offer.

It took a moment, but after the initial text I sent, I was met with the standard chatbot letting me know about messaging rates, and telling me to reply with “Yes” to consent to continued texts. Not even a minute after the bot responses, a counselor was made available to help me, and joined the session.

Counselor: Hi. How can I help you?

Me: I’m going to be homeless tonight and I’m not sure where to go. I was hoping someone might be able to point me in the right direction?

Counselor: I am sorry to hear that. Are you in Dutchess County?

Me: Yes, in Beacon

Counselor: Do you have transportation?

Me: No, I might be able to take the bus though

Counselor: Ok. Have you ever been in any housing in this county before?

Me: No

Counselor: I mean applied for housing OR been to Hudson River Housing in POK?

Counselor: Ok

Me: No, I’m on my own for the first time

Counselor: How old are you if you don’t mind?

Me: 21

Counselor: Ok, so here are some numbers. You can also go to the stabilization center at 230 North Road, Poughkeepsie. They are open 24/7. It is NOT a hospital. They have licensed social workers and mental health counselors who can help you navigate housing. I STRONGLY recommend that you go there ASAP so they have the ability to make calls and help you.

Counselor: Hudson River Housing 845-473-5166

Counselor: Rose House 845-452-2728

Counselor: Alliance House 845-452-5015

Counselor: The PODS (emergency housing) is the same as Hudson river housing.

Counselor: Porchlight Program 845-337-4407

Counselor: Are you safe in this moment?

Me: Yeah I’m safe for now. Is there something I can do if I don’t have money for the bus?

Counselor: IF you have medicaid, you can possible get medicaid transportation

Counselor: Can anyone bring you to Poughkeepsie?

Me: I’m trying to ask around to see if someone can, but I’m not certain right now. How does the medicaid transportation work? Is there a number I can call?

Counselor: Ok I am going to give you the number to stabilization so you can arrange this with them. 845-486-2849. Call them now, so you can make sure you get all the information you need.

After providing me with all the information they could offer me, based on the questions I asked and the answers I gave them, the chat was closed, but only after I gave my okay for the counselor to end the session.

In the short duration of our chat, I learned about multiple places that would offer me assistance, and an alternate form of transportation. Ultimately, I was satisfied with the level of assistance. But considering I wasn’t actually in dire need of these services, and for the sake of this article, I couldn’t just stop there. I reached out via email to multiple companies and organizations all with the same goal of helping people in need find emergency shelter and housing.

Exploring Rose House

Rose House is another organization with a similar goal of assisting those who need housing in the Hudson Valley. They have multiple short term shelters across New York that are available to those in need 24/7, all year round. What’s unique about Rose House is that they are listed as being “peer-operated”, completely run by people who have been in similar situations and wish to give back. I had some trouble finding their website initially, but once I did, I learned that their shelters are available to any one 18 years of age or older living in Dutchess, Orange, Ulster, Putnam, Warren, and Washington Counties. There is a screening process for these facilities. Once you become a registered guest at the Rose House, they offer up to a 5 day stay, and assistance with developing skills to better care for and maintain one's mental wellness. The programs they offer are voluntary, and residents can come and go as they please.

Exploring Alliance House

Alliance House is a non-profit organization that was founded in 1987. They follow a “clubhouse model” and that makes anyone who uses their services members, not clients. “To have Membership in an organization means to belong, to fit in somewhere, and to have a place where you are always welcome. For a person living with the effects of mental illness, these simple things cannot be taken for granted. In fact, the reality for most people with mental illness is that they have a constant sense of not fitting in, of isolation, and rejection,” as said by Joel Corcoran, the executive director for Clubhouse International.

Alliance House owns two properties that are exclusively for members. In order to become a member you must be over 18, have a diagnosed mental illness, and not be a safety concern. Your diagnosis has to be an Axis 1 diagnosis, and you need a referral made by a medical professional in which a mental health evaluation and treatment plan must be included. This process of becoming a member is not the easiest by any means, especially considering the waiting period for something as basic as setting up an appointment with a medical professional today. Using this as a solution requires a lot of time.

Exploring Hudson River Housing

Hudson River Housing is a company that prides itself on its life and community improving services. To take a quote from their website, they “create pathways out of homelessness through empowerment, education, and advocacy.” In the economy we are living in today, organizations that are dedicated to preserving affordable housing and ultimately helping to build, and maintain strong communities are becoming more and more of a necessity.

Grassroot organizations are popping up all over with this mission in mind, but companies like Hudson River Housing have been around for a time. What started as a task force quickly evolved. In 1982, Hudson River Housing was officially founded.

Hudson River Housing offers overnight emergency shelter all year round at 150 North Hamilton Street in Poughkeepsie. There is a curfew of 6:30 pm. Additional emergency shelters can be found at Webster House for anyone 18 years of age or older. There is a screening process, and guests are expected to meet with a “care manager” to discuss reasons for homelessness and set up a plan for permanent housing. Their website also lists emergency housing for families as well as for runaways or otherwise homeless children and teenagers.

Project Porchlight is a drop in shelter that is listed on the Hudson River Housing website. What that means is, during their hours of operation between 8:30 am to 4:30 pm, Monday through Friday, anyone is welcome. You’ll receive a place to sleep, food, basic supplies, access to showers, and assistance from care managers.

Alexis Interviews Hudson River Housing

I was able to interview Javier Gomez, the Director of Community Development at Hudson River Housing. He was able to answer a lot of questions for me that I was unable to find the answers to on the HRH website, answers to questions that I feel to be important when discussing housing and the resources we have available.

Javier is a Hudson Valley native, and has been a resident of the Hudson Valley since 2002 where he grew up in both Beacon and Wappingers.

As the Director of Community Development, Javier has a wide range of responsibilities that he oversees. Some of those responsibilities include community engagement activities, neighborhood revitalization and community programs, advocacy, partnerships, and impact measurement.

On the topic of the housing crisis being a human rights issue, Javier said that HRH does believe housing to be a human right. It is the vision of HRH for all communities to have sufficient affordable housing for its residents. Everyone should have the opportunity to live in safe, affordable housing that meets their needs regardless of income, family makeup, race or ethnicity, gender, physical or mental health, or any other defining factors.

“To go a little bit further, I think that housing should be considered as infrastructure, meaning that communities should think of housing as a basic need that has to be adequately met in order to have a healthy and productive community,” Javier added.

Javier explained to me that Hudson River Housing is the largest non-profit developer of affordable housing in Dutchess County. They primarily work out of Poughkeepsie, but they do have some reach over in other parts of the Hudson Valley. Hudson River Housing develops and operates a variety of housing and services to meet the diverse housing needs of the people that call the Hudson Valley home. These services range from the aforementioned emergency overnight services to transitional, supportive, and permanent rental housing, as well as homes for first time homebuyers.

In addition to developing and operating affordable housing, HRH also provides other services for people experiencing homelessness or any other housing needs, such as life skills-based care management, job training, homebuyer education. HRH also offers specialized services and housing for youth, elders and veterans, specialized small business support, outreach and neighborhood revitalization programs, and landlord and renter assistance.

I asked Javier what the process of working with Hudson River Housing might look like for someone seeking affordable housing. He explained that people access their housing through a variety of ways. Hudson River Housing has community partners all over the Hudson Valley that provide referrals to people seeking housing, such as the Dutchess County Department of Community and Family Services and other social service offices.

For permanent rental housing, there are applications online and in-person, and people will become notified when a unit that meets their needs becomes available. I asked Javier how long it would take to be notified, and he went on to explain that it can be up to a month before you hear anything so HRH encourages people to apply before they find themselves in an emergency situation. They work their way through the wait-list and Javier assured me that nobody gets skipped.

HRH acknowledges that there is an unmet need for affordable housing in communities throughout the Hudson Valley.
— Alexis Rosa, when interviewing Javier Gomez, Hudson River Housing

Since HRH’s establishment in 1982, they have developed over 1,400 housing units and currently co-own or manage over 1,300 affordable housing units across 8 towns and municipalities throughout the Hudson Valley. In 2022, HRH was able to provide emergency shelter and services to 995 adults and 325 youth or young adults. They’ve also offered 91 households their support in moving from emergency housing to permanent housing, and helped 40 households with home buying.

I asked Javier what difficulties HRH faces while trying to get this help to people who need it. He acknowledged that HRH’s most notable challenge is that their emergency and supportive housing is primarily located in the City and Town of Poughkeepsie.

“We’re seeing a rise of people experiencing homelessness throughout Dutchess County and the Hudson Valley, but most of our resources to address homelessness are concentrated in Poughkeepsie. We get calls from towns throughout the region to provide outreach to people who are homeless and, like many of us, these folks have ties to a community that make it difficult for them to leave the town where they live in and uproot to another place where they would need to rebuild their life. If we could create more opportunities for people to enter into housing and get services where they are already, that would go a long way to getting people the help they need to get off of the street.”

Javier noted that people come to them as a last resort whether it be emergency housing, rental assistance, foreclosure prevention counseling, or because they’re about to lose their apartment.

“I think we do a great job at getting people connected to the help they need now to address the housing issue they are going through no matter what it is, and we also strive to get people connected to resources and opportunities that will make it less likely for them to be in this situation again.”

HRH manages their own properties, but they offer property management services to property owners of affordable housing as well. HRH operates similarly to any other property management company; they communicate with tenants, collect rent, maintain properties, and manage leases. What sets them apart, aside from being a nonprofit and all the resources they offer, is that they’re familiar with a broad range of state, local, and federal affordable housing compliance regulations. This knowledge allows them to be able to ensure that properties remain in compliance with those regulations as a part of their service.

Javier had some amazing things to say about the people affected by this crisis and how communities tackle the situation too!

“Homelessness and housing insecurity is caused by a variety of individual and societal factors, and I find that people who don’t work directly in housing will sometimes approach the issue by thinking about how to prevent the circumstances and decisions that may have led to someone becoming homeless or housing insecure. I don't want to take anything away from that because addressing the cause is absolutely important, and HRH is doing that work too, but to offer another perspective preventing housing insecurity is only part of the solution and it is also really important to concern ourselves with the immediate needs of people experiencing housing insecurity, and invest in the resources that help people.”

I asked Javier if he was satisfied with the work that his organization does, and whether or not there was more that they could be doing. He expressed that he thinks HRH is doing a great job with the resources they have, but that HRH acknowledges that there is an unmet need for affordable housing in communities throughout the Hudson Valley.

HRH welcomes any opportunity to form relationships with any communities interested in creating more housing for their residents. If anyone is interested in helping HRH, they do accept donations in the form of financial contributions as well as supplies for their housing. HRH also does work with individuals, companies, and organizations to host fundraisers, as well as an Adopt-a-Night program where people can volunteer to prepare or donate a meal for their housing.

Becoming more engaged in the public approval process for housing in your towns or cities is another great way people can get involved and help. Speak with your local elected officials, talk about why affordable housing matters.

“It’s true that there is a housing crisis across the country, but the decisions about what kind of housing gets built and where takes place at the local level and it's important to be informed about what is going on here in our community and not just what can be done at the national level.”

The other organizations, Rose House and Alliance House, never reached back to me about answering any questions unfortunately, but their websites offered a fair amount of insight. In my quest to find out if the process was easy or hard, I didn’t really get my answer. But, it indicates the answer of accessibility being a long road.

Immediate Shelter Need In An Emergency Situation

For someone needing immediate shelter in an emergency situation, Hudson River housing offered the most accessible solutions. Transportation is another thing entirely. The counselor I spoke to over the hotline did detail that if you have Medicaid, you could possibly get medicaid transportation, but that doesn’t offer a solution for someone who doesn’t have Medicaid.

A bus ride up to Poughkeepsie is $1.75 one way. Poughkeepsie residents do get to ride for free when they’re under the age of 20, however, and there are discounted prices for the elderly, children, and students.

Depending on which bus driver you get, most of them will let you ride on just one payment, but on the weekends there is one bus driver who requires you pay twice if you get on at the wrong bus stop (depending on which way you’re going). $1.75 might not seem like much in the grand scheme of things, but in an emergency situation it can be a lot harder to make that money than one would think.

Alexis’ Conclusion

Beacon is a bustling tourist spot now, but what about the people with strong roots here? How are they doing? We as citizens need to be sure we’re asking the right questions to the right people.
— Alexis Rosa

It’s apparent to me that we as a community need to be more willing to have these life-saving resources more readily available. Housing is, and should be considered, a human right and the property values of our homes are not worth more than the life of a human. You can tell a great deal about whether or not a town or city is thriving based on how they treat their residents who are struggling financially or mentally. Beacon is a bustling tourist spot now, but what about the people with strong roots here? How are they doing? We as citizens need to be sure we’re asking the right questions to the right people.

For new residents who don't know, certain parts of Beacon used to be considered dangerous. Even today a lot of the apartment complexes and certain areas in Beacon still carry that stigma of being dangerous or undesirable to be in. With the cost of living in Beacon continuing to rise, we will continue to see an uptick in crime. Whether or not it will match those levels previously held is uncertain, but what we do know is that when people’s needs go unmet, crime rises.

While I may not have found the answer to the question of whether or not all of these resources are easily accessible, I did learn a lot about resources we have here in the Hudson Valley that I was not previously aware of. As we know, any knowledge is good knowledge. Knowledge is power.

More information on these organizations can be found on their websites and by calling the numbers provided in this article.

The Ironic And Unplanned Retirement of Mr. Alvin Bell: "Bad Things Happen To Good People Too"

In 2019, the Chronogram ran a feature story on Beacon called "Development in the Spotlight" which featured different types of businesses who opened and closed in Beacon in recent years, and why they might have succeeded. Included in the feature was one of Beacon's most famed and loved barber, Mr. Alvin Bell. At age 54, after being downsized at the Nabisco plant that would become Dia:Beacon, which sparked Beacon's revitalization, Mr. Bell opened his salon, Main Street Beauty Salon, to continue his survival in Beacon on Main Street. He maintained the salon for over 30 years. The salon was located next to BJ’s Soul Food.

In July 2022, a spark popped in the vicinity of Mr. Bell's salon, which ended up destroying the salon. After 3pm when everyone had left for the day and the salon was empty, a woman working at the pizza shop next door saw smoke coming out of the bottom of the salon door.

Within hours, his salon was destroyed. Back in 2019, the writer of the Chronogram piece wondered if the success of some businesses was by “magic.” The end certainly went up in smoke.

Quoted from the Chronogram: "It [Beacon] is a place where people like 84-year-old barber Alvin Bell, who spent 27 years working at the Nabisco factory before it was transformed into Dia:Beacon, can open up a business that survives for 30 years and counting.

"Perhaps it's magic. But magic is what the magician does just out of sight while you're distracted by the waving handkerchief. Magic is what happens unheralded and unseen, just beyond the spotlight. You want magic? Show up and do the work," declared the reporter.

Mr. Bell’s success was not magic, but he had blessings and a good landlord along the way, helping to make success possible and his rent affordable. By the time the fire engulfed his salon, his original landlord had sold to a new owner.

The property changed hands after longtime owners, the Piccone family sold 20 parcels on the west end of Main Street to Joseph H. Donovan of Hudson Todd LLC. This included properties where businesses such as Mountain Tops, the Mountain Scout (now Utensil), Miss Vickie’s Music (now Colorant), and others were located. After the sale, long-time businesses moved around at that time so that run-down properties could be renovated and rented for presumably higher rents. Most properties were replaced by existing local Beacon businesses who were relocating and could afford the higher rent in a renovated space.

The new owners at that time, Hudson Todd LLC, worked with some business owners to find new locations. One such person was Miss Vickie’s Music, who Hudson Todd LLC’s helped move to the row of apartments behind Mr. Bell’s salon. Mr. Bell and the shoe cobbler, John’s Shoe Repair, were not moved. They stayed put, even though their spaces were quite old and not renovated.

According to Joseph H. Donovan when asked by ALBB, the sale of the building housing Mr. Bell, John’s Shoe Repair, and the apartments behind which housed Miss Vickie and others, was sold in September. Joseph told ALBB: “The sale of 201-211 Main Street closed on 14-Sep-2022. The buyer was 201-211 Main Street LLC, whose principals constructed and own the nearby building [across the street] at 206 Main Street (on the corner of Digger Phelps).”

The day of the fire, Miss Vickie saw the smoke, but neither fire nor smoke damage reached her apartment. Multiple fire engine companies were called to help put out the fire, which ended up destroying Mr. Bell’s Main Street Beauty Salon with heavy smoke damage to John’s Shoe Repair. Not holding business insurance, Mr. Bell had only what was left in the salon to start over. A GoFundMe page was started to raise cash for him, which it was later reported, he returned, which ALBB has also confirmed with his wife, Shirley. ALBB donated, and did so regardless of if he reopened or not.

Months later, it was reported by the Highlands Current that Joseph Donovan worked to secure Mr. Bell’s salon and John’s Shoe Repair Donovan locations with newly negotiated, multi-year leases. He told the newspaper: “We did that so each of the them would have stability in their current locations after the sale.”

But after the fire, he ended up terminating Mr. Bell’s lease before the sale closed, according to the article. According to the article: “But by then, the merchants had signed their leases and Donovan was scheduled to close on the sale to Fadil Mavraj, the developer of the 206-208 Main St. building, within weeks. Donovan quickly determined it would not be possible to restore the barbershop before the sale, and terminated Bell’s lease at 211 Main.”

ALBB’s interview and transcript with Mr. Bell on his feelings of his reluctant retirement is below. Listen to his voice and hear him tell it in his words.

Audio File Credit: The preparation and compression of this audio file was made possible by Tha’Max Studio and Tin Shingle.

ALBB: “Hi, this is Katie Hellmuth with A Little Beacon Blog. I am standing outside of Mr. Alvin's former salon shop here on Main Street. Hello, Mr. Bill.”

Mr. Bell: “How you doing sis?”

ALBB: “I’m good, thank you. We're standing here in front of the boards, that’s boarded up because it burnt down, a bit ago.Will you be continuing in here?”

Mr. Bell: “No I’m not.”

ALBB: “Would you still be cutting hair had it not burned down?”

Mr. Bell: “Definitely. But now with rent going sky high, it's just crazy in Beacon. I don't want to go back to that headache no more. I'd rather just...resign...you know."

Editor’s Note: Mr. Bell could barely say the word "resign."

ALBB: "Maybe if there's a chair somewhere else on Main Street? You'll be behind it? Cutting hair?"

Mr. Bell: "Oh yeah, definate, definite, I'd do that. Mostly I miss my friends. So many beautiful people in the City of Beacon. What I miss is people coming in from all over town. We sit and we'd talk. And I miss all that. And I miss all the pictures. I had pictures of everybody. That's what I miss more than cutting hair."

Editor’s Note: His salon was filled wall-to-wall with framed photos, certificates, awards and recognition. Most of which burned. A gentleman comes to interrupt:

Stranger: "Hey brother, the is your shop right here?"

Mr. Bell: "You know it brother man!" Mr. Bell continued with his infamous deep chuckle. "I miss everybody in Beacon now."

ALBB: "We saw you out here every single day."

Mr. Bell: "That's right. Sure did! And I love it. Everybody was so nice to me. Everybody in Beacon. The Chief of Police. Everybody."

ALBB: "Were you surprised when the burned down?"

Mr. Bell: "Yeah. I was very surprised."

ALBB: "How have you been feeling?"

Mr. Bell: "I've been feeling good physically and mentally, but I miss all my good friends. I miss my friends. I still got friends. Everyone says 'as long as you're in good health.' And I'm in good health. Sometimes things happen, and we don't know why they happen. I don't talk much about spirituality, only I am the central power, that kind of stuff, but, I'm a spiritual type of person. Bad things happen to good people too."

ALBB: "You brought with you today a picture of Pete Seeger. Tell us your back story.”

Mr. Bell: "And here's [a picture of an article in] A Little Beacon Blog!”

ALBB: "Yes! There's A Little Beacon Blog.

Mr. Bell: "Put that on there.”

ALBB: "Ok. Here we go. The article reads: ‘Alvin Bell Sr. Turns 85. He Was Awarded The Unofficial Mayor Of The City Of Beacon” And you were awarded that by Mayor Randy Casale at the time.”

Mr. Bell: "That's right.”

ALBB: "You're now holding the Chrongram Community Pages from May 2019, they did a huge feature of you. They were spotlighting as this was going up. And I see the 2 new apartment buildings next to he gas station. One of them was finished, and that one wasn't finished yet. They are both finished now. But there's a huge spread of you that they did on the other page, opposite that.”

Mr. Bell: "Will you take a picture of that?”

ALBB: “I will take a picture of that. Tell me about Pete Seeger. How is he in your heart?”

Mr. Bell: "Don't forget Chris. I sung with Chris. We went all over Beacon. Chris took me to places. I didn't know what was in Beacon. My favorite song is Victory is Mine. That's my favorite song. Pete used to come in - I never called him Pete.”

ALBB: "What did you call him?

Mr. Bell: "Mr. Seeger. You have to earn it. Also a picture of his wife. When she died and I went to the funeral, he gave me a beautiful picture of her. You see that? 3x Grammy. He gave it to me to put it in the shop. I had so many. I had 20, 30 award. Every Church gave me an award. But they all burn up, so. I don't know why, but. It really don't matter."

ALBB: "We are now looking at the Certificate of Recognition. For the Unofficial Mayor of Beacon. Signed by Randy Casale. The letter reads:

Dear Alvin Bell Senior:

I would like to wish you a very happy 85th birthday. You have been the unofficial mayor of the City of Beacon. Your barbershop has served Beacon residents in an exemplary fashion for nearly 3 decades. This community is grateful to have such a friendly and helpful role model. As a good friend of Pete Seeger, I know you have a good heart. Your children and those around you are blessed to learn from you every day. Thank you for all you have done and continue to do for the City of Beacon. Happy Birthday, and I wish you many more to come.

Signed by Mayor Randy Casale


At the end of our interview, a man driving by pulled his car over and brought out his camera. He asked if he could take a picture of Mr. Bell. Being that Mr. Bell looks so dapper every day.

“Do you know who this person is?” ALBB asked. “No,” he replied, and asked to take his picture. Mr. Bell was flattered and agreed. The man snapped his photo and turned to leave. But not without ALBB forcing this story upon him before he drove away with another icon collected in his camera.

PS: Another beauty salon has since opened in the spot where Mr. Bell’s salon was. ALBB speaks on behalf of the community in welcoming them here and wishing them good luck.

Guardian Self Storage Opens Second Building In Beacon - Temperature Controlled!

Photo Credit: Flynn Larsen for ALBB

Could your self-storage experience feel homey? Mellow? Safe? Yes, yes, and yes, says Guardian Self Storage to the Beacon community.

Thanks to Guardian Self Storage’s sponsor support of A Little Beacon Blog, we were able to create a “Come In!” feature article for you, dear reader, in order to bring you the details behind all those colorful “Now Open!” flags blowing in the wind at 629 Route 52, next to their original building that replaced Southern Dutchess Bowl.

Said property manager Vicki McDonald to A Little Beacon Blog: “We are thrilled to provide the Beacon community – both residents and businesses – with a warm and welcoming space to store stuff of all kinds. We’re all about making moving easy and personable.” Vicki has been with the company for 18 years, and is a lifelong Beaconite who fondly recalls frequenting the former bowling alley.

While Guardian Self Storage’s Beacon location has been open for 5 years, the original plan was always to build a second building to offer a temperature-controlled environment. That day has come.

But First, A Brief History For Beacon Trivia Collectors

General Manager Judy Motter and Beacon’s Manager vicki McDonald stand in the auto-lit hallway of Guardian’s renovated building, that preserved the original wood beamed ceiling of the bowling alley.
Photo Credit: Flynn Larsen for ALBB

As the company’s 14th location in the Hudson Valley, Guardian Self Storage came to Beacon 5 years ago. It converted the former Southern Dutchess Bowl, but preserved the iconic ceiling, allowing customers to view the beams from each storage unit. Units on this floor in the first building can see the original ceiling, as the top of every storage unit is chicken wire, which allows for airflow through each unit.

During that renovation, Guardian Self Storage creatively connected with the community through its re-use of bowling lane planks. One person bought some of the high gloss maple timber for a kitchen renovation. Other pieces of the floor were sold to a bar for their decor.

The previous owner, Barry Winter, also kept a lane for himself. He says it was a "championship winning lane."

The New Building – Temperature Controlled!

windows for natural light in both Guardian Self Storage Buildings in Beacon.
Photo Credit: Flynn Larsen for ALBB

The new, four-story, 64,000 square foot facility sits next to the original building, fitted with an elevator. Both buildings are temperature controlled, are immaculate, and have windows to see the views and let in the natural light.

Units range from 25 square foot “small closets,” to the humongous 300 square foot “attics.” Large enough to be a 2-car garage (but no cars are stored at this location)! All units are 10 feet high, with roll-up metal doors. The smallest is the size of a small pantry, followed by a proper closet.

“We converted some of the larger units to be the smaller closet size, because that has been the most popular size in Beacon,” said Vicki.

Customers usually use their own storage shelves if they feel they need them, but they can hire Guardian Self Storage to build custom built shelving for the unit. Rentals are available month-to-month.

“Frequently, we are helping some people during a stressful point in their lives,” added General Manager Judy Motter. “It could be a divorce, or moving for one reason or another. We are a calming factor. We want to make this the easiest part of your move, if you’re moving.”

Each unit has a number, identified with a stylish sign, like on an apartment.
Photo Credit: Flynn Larsen FOR ALBB

Indeed, Guardian/Beacon serves a diverse array of space-seekers. Customers include drivers for brand name snacks, homeowners, renters, business people, people who make or collect to sell at flea markets, craftspeople, and artisans.

The 10’ x 30’ unit in the new temperature controlled building.
Photo Credit: Flynn Larsen for ALBB

“Some of them hang out, make things, and tinker,” said Vicki. “Years ago, when people in Beacon first started being approached to sell their homes for cash and they accepted, they and had to move very quickly. They stored most of their house here until they relocated.”

The “Garden units” in the new temperature controlled building of Guardian Self Storage.
Photo Credit: Flynn Larsen for ALBB

Natural light imparts a cheery ambiance in the boxy building. “We purposefully have a lot of windows, with plenty of landscaping,” said Judy. Soft piano music chimes in the background on all of the floors as one walks to their storage unit. “We make a point of making people feel welcome, and at home here.”

The lower-level spaces are dubbed “Garden Units” because of large picture windows facing some of the storage units. “A person feels like they are in a “Garden Apartment,” twinkled Ms. McDonald.

Community Involvement Beyond Storage

For many years, Guardian has been well-respected for creating close community ties, and Guardian Beacon looks forward to becoming a friend to Beaconites and beyond.

“Being there for Beacon is something we’re looking forward to,” said the project manager. “I grew up in Beacon, and loved my years at the Yanarella School of Dance, on Main Street. So, I’ve experienced the arts first-hand. Each month, Guardian Self Storage allows a manager of all locations to pick something in their community to benefit. I’m very happy with Guardian’s community policy that lets us reach everyone.”

To this end, the recent Howland Cultural Center Photography Members Exhibition was granted corporate support from Guardian Beacon.

Security In The Storage Units

Customers have their own personal code for easy accessibility during the hours of 6 a.m. and 10 p.m., seven days a week. Security cameras are located in several places in both buildings.

Easy Storage, Supplies and Moving Convenience

Photo Credit: Flynn Larsen for ALBB

Stop by the main office to purchase supplies like boxes, combination locks, and moving supplies as needed.

Guardian Self Storage’s Beacon location is celebrating its Grand Opening with a 30% discount for the first three months. A free 14-foot box truck or 10-foot van* rental is available on a first-come basis for moving. Customers pay for fuel as well as a small deposit and insurance fee.
*Van is available for the Beacon location only. Lucky us!

Guardian Self Storage also accepts mail and packages for business customers.

Guardian Self Storage Sizes

629 Route 52, Beacon, NY
(845) 838-3800
Storage Unit Sizes:
4’ x 3’ Good for college students
5’ x 5’ Good for gear & garden tools
5’ x 10’ Good for seasonal clothes or motorcycle
5’x 15’ Good as a walk-in closet
10’ x 10’ Good for 2-3 rooms of furniture
10’ x 15’ Good to store an apartment
10’ x 20’ Good for 3-4 rooms of furniture
10’ x 25’ Good for business storage
10’ x 30’ Good for a household of storage

All in all, Guardian Self Storage’s overarching aim is putting smiles on people’s faces. The proof of the pudding is the enthusiasm of the managers and office staff, and the gleaming cleanliness of the facility.

“Think of that spider-web covered crawl space of your basement, or cramming things into your apartment,” said Vicki. “Instead, you can use a clean unit that you can access as needed. No more denying yourself more holiday decorations just because you ran out of space!”

Seeing is believing, and yearning to stow. Contact Guardian Self Storage’s Beacon location for a tour. Call 845-838-3800 or email beacon@guardianselfstorage.com.

Judy and vicki are ready to take you on a tour of Guardian Storage in Beacon.
Photo Credit: Flynn Larsen for ALBB

Eviction Assistence For Beaconites From Legal Services Of The Hudson Valley

Last year, as a result of public outcry at rising rents and evictions in Beacon, the City of Beacon entered into an agreement with Legal Services of the Hudson Valley in order to in provide increased access to assistance for Beacon tenants facing eviction.

Legal Services of the Hudson Valley encourage all to not self-evict. Meaning, if a landlord tells the tenant to leave, the tenant may have rights that they are not aware of. There are times when some people opt not to pursue outside help when faced with a landlord telling them they need to leave, preferring instead to deal with matters on their own.

A phone call to Legal Services of the Hudson Valley would be worth it, just to see what happens and what strategies are available. Call the paralegal, Steven Mihalik at 845-253-6953 to inquire.

Eviction Timeline Uncertain at 925 Wolcott Ave, As is Tenant's Possible Work/Trade/Board Agreement With Landlord When Served With Eviction

Evictions look different than this house debris at 925 Wolcott. An eviction of a person, group of people or family looks like all of their stuff outside on the sidewalk. Their vacuum cleaner, washer and dryer maybe, boxes of stuffed animals and clothes. Sometimes these items are soggy and wet after days of sitting outside in the rain.

Soggy stuff on the front lawn and sidewalk is what it looked like when a recent Beacon elementary school student’s family was evicted days before the holidays. Their things were outside for the entire community to see.

The day before their eviction, the student’s playmates asked them at the end of the school day: “Can you play tomorrow?” The student answered: “I don’t know. My mom says that we are moving tomorrow if we can’t find a new place today.” The students accepted the answer at face value, while the parents who heard the student’s answer doubted the precise nature of it. Perhaps the student was parroting an exasperated claim by their parents. Wishfull thinking.

The next day, the student’s family’s things were indeed on the sidewalk, looking like this house debris in the picture above, but in the reverse. The house was in tact, but their stuff looked like debris.

Note: To answer a reader’s question: This story is an example of what an eviction can look like. It is not illustrating the burning of this house by a former tenant on the day of his own eviction hearing. The rest of that story is below.

Note: To answer a reader’s question: it is unknown if the owner of the student’s house and the owner of 925 Wolcott Avenue are the same owner. This story is to illustrate an eviction, and what that looks like from an owner’s house perspective that is standing with their tenant’s personal possessions outside, and an owner’s house that has been destroyed by the tenant that the owner is seeking eviction on.

The Intended Eviction of Brian P. Atkinson

The picture above is a reverse eviction. The tenant of 925 Wolcott Avenue, Brian P. Atkinson, was arrested for arson after setting the house he lived at on fire the day he was due in court for an eviction hearing. This fire endangered many people, required multiple fire departments to control, destroyed one property, and damaged two other properties.

Several locals familiar with the situation said that he turned himself in, which was later confirmed by the City of Beacon Police in an article. The building’s owner, Yeshia Berger, who also owns the multi-unit house across the street at 916 Wolcott Avenue, told A Little Beacon Blog that Brian was caught on camera, removing the camera shortly before the house caught fire. The fire was so hot it almost melted a firetruck and did damage two neighboring houses. A gasoline-sniffing dog was used to investigate the debris. The flames were so so high, they could be seen across the Hudson River in Newburgh.

Brian, it was later learned after the first media reports came out about the fire, was due in Beacon City Court that Tuesday for his eviction hearing. The newspaper, The Highlands Current, had called the Beacon City Courts to acquire information and learned of his court date. When the building owner spoke with A Little Beacon Blog, he stated that the person who set the house on fire was a prior tenant was not living there anymore.

People familiar with Brian’s living habits, including neighbors who could see the property, confirmed that Brian had been on the property during the day and night right up until the fire, collecting trash and maintaining the property. A light would be on at night, indicating he was living inside. Locals say he was a skilled carpenter, and had been “hired” recently by the building owner.

Locals and the Police Report say that the house was under construction, and had been stripped to the studs inside. However, the Police Report says that the house was unoccupied. According to neighbors and locals, Brian was known to be living there. And in fact, may have experienced the power shut off on that Monday.

Midhudson News reported that renovations had begun on the house, but were stopped by the City of Beacon. A Little Beacon Blog has filed a FOIL to gain access to the permit for construction, and the City of Beacon’s stop-work notice, if either exist.

Neighbors have confirmed that construction work had begun on the house to fix the front porch. The City of Beacon’s Building Department nor City Administrator have not responded to questions on this matter. Perhaps they will divulge during a public City Council Meeting.

According to information obtained by The Highlands Current, Brian had been served with an eviction hearing on December 21, 2022, citing unpaid rent. His hearing was set for Tuesday, January 3, 2023. Some locals indicated that he was in agreement with the building owner to provide services for the house in trade for living there. It is not clear then, how soon after he completed his last task, that an eviction notice was given to him.

The Torching of 925 Wolcott Avenue As Metaphor For Housing Crisis

While torching anything is wrong and not justified, the igniting of 925 Wolcott Avenue has come to represent a literal expressing of “burn it all down” when people reach the end of what they see as a broken system.

This fire has lit up the Beacon community to use this situation as illustrative of the housing crisis Beacon is experiencing - and has been experiencing since its settlement, as different people move in over the decades. But now, is hitting different classes and races, so different voices are speaking out.

Questions that arise include:

  • Why are people’s names not included on property companies, making it hard to find the people who own a building?

  • Does the City of Beacon regularly inspect the interior of rental units to make sure they are safe and humane? Movement is being made on short term rentals for Airbnb, but what about long term rentals? The long-term rental market is a quieter market who usually fears the landlord and does not make complaints. Unlike Airbnb, where there is a public platform for renters to write reviews about their rental units, and owners can write reviews about renters.

  • The City of Beacon may have stopped work on outside construction because it did not conform to laws, but were the people living inside OK this day, and years prior?

  • How far do people want local and state government to go, because there is already overreach? How is this all to work? With so many already existing laws that leave some people invisible?

Eviction Hearing and Tenants Rights

After much protest and arguments by residents of the City of Beacon in 2021, the City did enter into an agreement with Legal Services of the Hudson Valley to assist people facing eviction. Most people might not know about it, if they missed a single news report about it.

The information for how to use the tool designed for tenets rights is buried in the City’s website in a blog post dated March 2022 (as opposed to being front and center on the City’s home page, since losing one’s home is such a traumatic event).

You can find those legal assistance services here, which includes a direct phone line for Beacon residents. People are encouraged to call, even if they fear their landlord and assume they don’t have much time to find a new place.

It is unknown if any of the tenants of 925 Wolcott Avenue who were told to leave their boarding rooms by the landlord prior to the fire pursued legal help. The benefits of Legal Services of the Hudson Valley include attempting to connect someone with rent arrears assistance. However, some tenant/landlord agreements or leases are verbal or do not meet the standards of what a rent arrears assistance program requires, so some people do not even try to get this help.

If a new building owner wants everyone out, there are ways to do this, including:

  • Paying people to help them move.

  • Giving them time to move once notice is given.

  • Helping them find a new location.

Buying property is tricky. Once new financing is in place, often rent has to go up to sustain it, and repairs need to be done to the property. Math. Additionally, tact.

Arrested Arson Suspect of 925 Wolcott Avenue Fire Was Scheduled For Eviction Hearing Day Of Fire

The house at 925 Wolcott Avenue once known as “The Gate House,” and known for being a boarding house, has been demolished after being allegedly set on fire by previous tenant.

As first reported by the Highlands Current, 56 year old Brian P. Atkinson, who has been arrested for arson for the fire of the boarding home at 925 Wolcott Avenue on Tuesday, January 3, 2023, was due in Beacon City Court that same day for an eviction hearing, as stated in court records obtained by the Highlands Current. The fire destroyed the house and caused heat damage to two neighboring houses. 925 Wolcott has since been demolished, one day after the fire.

The newspaper reported: “According to court records, Atkinson was scheduled to be in City Court on Tuesday for eviction proceedings which had been filed against him for non-payment of rent on Dec. 21 by the building’s landlord.” It is not clear yet for how long the non-payment of rent is being disputed.

As told to A Little Beacon Blog by the building’s current owner, who stated that he purchased the building 6 months ago, there was no one living in the building at the time of the fire, including Brian.

According to the Beacon Police in a press release, the building was “unoccupied as it was currently under construction.” The Beacon Police also said Brian was “undomiciled.”

According to reporting by Mid Hudson News, construction on the house had been stopped by the City of Beacon. ALBB awaits comment from the City of Beacon’s Building Inspector Bruce Flower or City Administrator Chris White on that reporting.

Beacon Police Department Confirms Arson In 925 Wolcott Ave. Fire After Dutchess County Investigation Division Investigates

After sunset on the day that 925 Wolcott was allegedly set fire before sunrise, the Beacon Police Department released arrest details of the suspect in a press release issued by Detective Sergeant Jason Johnson #315 at approximately 5pm on January 3, 2023. The press release reads as follows:

On 1/3/2023 at approximately 06:25am, the City of Beacon Police along with City of Beacon Fire Department responded to 925 Wolcott Avenue for a fully engulfed fire. The building was determined to be unoccupied as it was currently under construction. Two nearby residences sustained exterior heat damage. The Dutchess County Fire Investigation Division was contacted and also responded. An investigation revealed that the fire was in fact arson and previous tenant Brian P. Atkinson was subsequently arrested. Atkinson is 56 years old and currently undomciciled. He was charged with the following:

  • Arson 3rd (1 count) Class C Felony

  • Reckless Endangerment 1st (2 counts) Class D Felony

  • Criminal Mischief 2nd (2 counts) Class D Felony

The defendant was processed and he is currently awaiting to be arraigned in Beacon City Court.

The press release did not mention if the suspect had turned himself in, as stated by other reports and the building owner. The Beacon Police Department did not respond to ALBB’s request for that confirmation as of this publishing.

“Undomiciled,” according to Urban Dictionary, means: “Housing challenged. The politically correct way of saying one is homeless. props to dforce for this one.”

Additionally, Beacon’s Building Department or City Administrator did not respond to ALBB’s request for confirmation if the construction had indeed stopped prior to the fire per the City of Beacon’s issuance, as reported in the Mid Hudson News. If ALBB learns more from the building owner, this article will be updated.

ALBB previously reported on this story here.

Raging Fire Destroys Multi-Unit House Under Renovation In Alleged Arson (925 Wolcott Avenue)

Photos Posted by the Beacon Fire department. See all of them here.

At 6:35am, flames and smoke at 925 Wolcott Avenue could be seen above roofs of neighboring houses.

On the morning of Tuesday, January 3, 2023, between 6am and 6:30am according to neighboring residents who called 911, the house at 925 Wolcott Avenue known to longtime Beaconites as “The Guest House” because it was a group home, was engulfed in a raging fire, which destroyed all 3 floors. According to Zillow, the house had 9 bedrooms and 9 bathrooms.

According to those at the scene, there was no one living inside of the house at the time of the fire. The house had been purchased 6 months ago, according to the new owner, and was under renovation.

First responders could not yet confirm that there were no injuries, but they indicated that no one had been inside to need assistance. By 9:30am, once the fire was contained and smoke remained, fire fighters began searching the rubble to make sure no one was inside, as they searched for “hot spots” to continue to put out. Also at that time, Beacon’s City Administrator Chris White could be seen exiting the scene.

Flames at 925 Wolcott Avenue in Beacon could be seen high above trees and houses from Newburgh in the early morning before sunrise.
Photo Credit: Mid Hudson News, Anastasis Amanatides

At 6:35am, flames and smoke could be seen above roofs of neighboring houses. According to one resident who called 911 at approximately 6:35am, other people had also called in to report the fire. According to that resident, no sirens were immediately heard approaching, even though they may have arrived at the building already.

UPDATE 1/6/2023: Other readers did recall hearing sirens. It was a multi-agency event, so several first responders from different communities were there.

The fire was so hot at 925 Wolcott Avenue, it peeled the vinyl off the neighboring house.

In Beacon, during slow periods on the road, or in quiet hours, emergency response units have been known to flash their lights but not their sirens, perhaps out of noise consideration.

According to first responders at the scene, they arrived at 6:30am to fight the fire. Several fire departments assisted as mutual aid, including Rombout, Fishkill, Glenham, and others. Those at the scene said the blaze was so hot, that it almost melted a fire truck.

UPDATE 1/6/2023: Other readers did recall hearing sirens. It was a multi-agency event, so several first responders from different communities were there.

UPDATE 1/6/2023: As reported by the Highlands Current, first responders included: firefighters from the Village of Fishkill, Castle Point and Glenham. Both of Beacon’s ambulance services, Ambulnz and Beacon Volunteer Ambulance, assisted. the Dutchess County Sheriff’s Office and MTA police also assisted. Rombout and Chelsea firefighters provided standby coverage in the city. The fire is being investigated by the Beacon Police, the Dutchess Sheriff’s Office and the Dutchess Fire Investigation Division.

The fire’s heat did peel vinyl siding off the neighboring house, and those residents were vacated from their home while the fire was put out near their home with water. Central Hudson poles on the sidewalk near the house were also burned.

Central Hudson was also on the scene to find the gas line under the ground to shut it off to prevent any gas leak. They began digging using a private contractor trained in such excavation.

Beacon City School District Administrative building is nearby, as is Sargent Elementary School. Containment of the blaze was ongoing during the morning arrival of students via bus, car and those who walk. Sargent Elementary PTO issued an update via Instagram to those transporting to expect delays, and that the drop off circle was not in use, but that the school was not physically impacted by the fire.

According to Mid Hudson News, the 3rd floor of the house collapsed. Experts on the scene predicted the entire building would need to be demolished.

Alleged Cause Of The Fire

According to those at the scene, arson was suspected by fire fighters, who called in the Dutchess County Fire Investigation Division, who reportedly prefers to not use the word “arson” in their title anymore. Their truck is labeled Dutchess County Emergency Response Field Support Unit. A black dog trained to sniff for gasoline was seen exploring the scene.

Inside, the house had been stripped to the studs. According the building’s owner who spoke to A Little Beacon Blog, the suspect had turned himself in for setting the fire. According to the owner, the suspect could be seen removing a security camera before allegedly pouring gasoline throughout the house. The owner said the suspect had been a tenant in the boarding house prior, but did not live there now. ALBB reached out to Beacon Police Chief Sands Frost and City Administrator Chris White for confirmation and/or comment, and has not yet received a response.

UPDATE 1/6/2023: The Highlands Current reported in the print version of their article published after the online version was published: “Police said he walked to the department and turned himself in immediately after starting the fire. He is in custody at the Dutchess County jail in Poughkeepsie and is scheduled for a preliminary hearing at 10 a.m. in Beacon today (Jan. 6).”

According to Beacon City Court when ALBB followed up, that preliminary hearing got adjourned and postponed to the following week, the date still to be released.

UPDATE 1/3/2023 5pm: The Beacon Police Department issued a Press Release confirming arson. Read it here.

According to reporting by Mid-Hudson News: “The property had recently been sold and construction was being performed at the property until the project was shut down by city officials.” A Little Beacon Blog has reached out to Beacon’s Building Department Inspector Bruce Flower and the City Administrator Chris White for comment and has not yet received a response.

As the building’s owner looked at the wreckage, he reflected to ALBB that it was a landmark. When asked if he had plans to designate it historic, he answered that he did not. As for any historic designation, ALBB reached out to Beacon’s City Planner John Clark, who said: “So sorry to hear about the fire. This building, although old enough, is not included in the City's Historic District and Landmark Overlay Zone and, as far as I know, not on the National Register of Historic Places. It was also not on a list of residential buildings considered last year for the HDLO, which concentrated on properties closer to Main Street.”

Longtime residents of Beacon remember 925 Wolcott Avenue as a boarding house for men. Old pictures show the condition of the inside of the house, including notes residents wrote to each other, as well as architectural details.

NOTES FROM THE KITCHEN

Tenants of the house had left each other common area notes, according to old photos on Zillow. These say: “Please THINK! ALL of us here must share common “stuff” such as toilets, showers, sinks, one stove. Be kind and clean up any messes you make” The note was signed with a smiley face.

Another note says, in all caps, indicating importance: “Unused stove burners not be considered.The back left burner is used less often. It needs to be covered up when you cook. This reduces fat and grease buildup.”

The third note instructs in green marker: “Please don’t touch any of the heaters.”

It is not known when the last time the building was inspected while people lived inside of it, before it was purchased and gutted.

Tips can be sent to the Beacon Police Department and to A Little Beacon Blog.

List Of Property Plans To Be Discussed At Beacon's Planning Board Meeting (July 2022)

Plans, visions and ideas for the following properties will be discussed at the City of Beacon’s Planning Board Meeting, July 12, 2022. Click here for more details with links to supporting documents related to each property.

1. "Beacon Views Townhouses" (37 units), Conklin Street, submitted by Beacon Views, LLC

2. 16 West Main Street (62 units), submitted by Farrell Building Company

3. Hotel and event space, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC (postponed to August 9, 2022 at the request of the applicant)

4. 2-lot residential, 46 Judson Street, submitted by 46 Judson, LLC (postponed to August 9, 2022 at the request of the applicant)

5. Indoor and outdoor event space, 4 Hanna lane, submitted by Jason Hughes

6. 2-lot residential, 146 Verplanck Avenue, submitted by James Petty

7. Mirbeau Inn & Spa at Howland Estate, 7 Craig House Lane, submitted by The Mirbeau Companies

8. 2-lot residential, 67 Grove Street

9. Small cell wireless facility on an existing light pole and one antenna, 2 Red Flynn Drive, submitted by Verizon Wireless of the East, LP (dba Verizon Wireless)

10. Artist studios, 5 Henry Street, submitted by Michael Braden

11. Accessory apartment, 31 Beacon Street, submitted by Kyle Donnelly

12. 12 Highland Place, submitted by Lori Joseph Builders Inc

Graffiti Sprayed Onto New Building - 249 Main Street - Tagged With Words, Not Art

This photo was taken 1 week after the graffiti was covered up with paper by a person who wanted to remain anonymous, but wanted to make the vandalism less glaring.

One of the new apartment buildings in Beacon - 249 Main Street - was tagged last weekend. The words “Go Home” were spray painted in white over the building and windows. A person who wished to remain anonymous covered up the graffiti with white paper one day after the incident happened. A Little Beacon Blog has reached out to the Beacon Police and to the realtor who represents the property, The Gate House Team at Compass (formerly Gate House Realty), to inquire if the incident had been reported to the police, and if so, if security cameras on Main Street or neighboring businesses had been used to find who did the spray painting. Neither have responded. Baxter built the property.

This is not the first time buildings have been tagged in Beacon by menacing individuals. Last year in January 2020, a handful of businesses were tagged. In that case, 3 New Windsor men and 1 man from Newburgh were taken into custody and charged in relation to vandalism, as reported by the Poughkeepsie Journal, who identified the men after the City of Beacon Police Department shared the information.

Some of the art you see around Beacon on the sides of buildings is a result of covering up unwanted graffiti. Removing the paint is very difficult.

The intent of the message is not clear. Beacon’s real estate has been hot for a while, and is currently pricing out many locals who live here who need to stay in rental units, or want to move from rental units into property they purchase. Some Beaconites are selling directly to each other, and not listing their homes, in order to avoid bidding wars and do their friends a favor to keep their friends in Beacon. One the other hand, some Beaconites are setting the prices very high on their homes, hoping to get cash offers.

Beacon’s Mayor Lee Kyriacou has been resisting the City Council’s push to sign into law the Good Cause Eviction Law, as neighboring towns have, including Newburgh, Poughkeepsie, and Kingston. During the first meeting the City Council had to discuss Good Cause Eviction Law, Beacon’s attorney Nick Ward-Willis of Keane and Beane rushed to silence the discussion and move it to Executive Session, which is when the City Council, Mayor and City Administrator can discuss things in private from the public.

Since then, Councilperson Dan Aymar-Blair has presented a proposal to accept Good Cause Eviction Law, which has the support of many in the public who continuously show up to City Council meetings to voice their support. Mayor Kyriacou, who is a landlord, continues to not support it, saying he defers to the city’s attorney, who is not recommending the law, stating that New York State guidance is needed. However, New York State’s Attorney General Letitia James just stated she supports the law.

Said Letitia in a filmed speech shared with City Limits: “I step before you as someone who was once in poverty…who was once evicted. And so paying the rent — yeah rent is too damn high. So we’ve gotta talk about rent and housing and all the issues that we care about. Yes, we need to pass Good Cause Eviction.”

Airbnb is also a factor in Beacon’s real estate economy. While it is good for some house owners and apartment renters who offer it, it is taking long term rental units and houses off the market. While Beaconites who rent out on Airbnb were deathly afraid of Beacon’s then Building Inspector, Tim Dexter, enforcing code requirements on them and shutting them down under then Mayor Randy Casale’s administration, Beaconites have nothing to fear now. Tim Dexter has since retired, replaced by his then assistant, David Buckley. Under Mayor Kyriacou’s administration, the current Building Inspector took a very different approach to code interpretation, and removed the road-block of fire-safety egress windows or ceiling sprinklers in his interpretation to make offering Airbnb more affordable for homeowners who did not want to invest in such safety features.

Further, Beacon’s City Administrator Chris White says that he spoke with David Buckley, and the two discussed how the Airbnb regulation Beacon passed years ago is unenforceable. There seems to be little desire at the administration level to begin enforcement.

If any such enforcement has happened that you would like to share with ALBB, please do so by contacting us.

One week later, the white paper covering the graffiti is still up on the apartment building, albeit ripped and blowing in the wind. Sadly, the graffiti was done at the building’s “promotional” window, that encourages a passer-byer to “tag” the realtor with a selfie photo.

What's Being Discussed At Tonight's City Council Workshop: Accessory Apartments; Good Cause Eviction; Highway Department Hire; Assessment Base Percentage; Zoning Board Appointment

Beacon's City Council will meet this evening 9/27/2021 at 7pm for a regularly scheduled Workshop meeting, which is when they discuss topics amongst themselves in public, but without opportunities for Public Comment. This type of meeting happens every other Monday.

On the agenda tonight are different topics, some of which were covered during last week's public City Council Meeting. When new information or public feedback emerges, sometimes these topics get put back onto the Workshop schedule for further discussion. Click here for the full agenda, plus links to supporting documents.

Tonight's Agenda Includes

Accessory Apartments

The City Council is perusing normalizing Accessory Apartments as a right for homeowners of single family homes in all R1, all RD and the T Zoning Districts to build and rent out without requiring a special use permit approval from the Planning Board. Mayor Kyriacou with the support of City Administrator Chris White is pursuing this in the name of renter and owner affordability during the current housing crisis throughout the nation. According to supporting documentation from the City's attorney: "The City Council is considering adopting amendments to the City Code to encourage the development of accessory apartments to promote renter and owner affordability in the City of Beacon."

This vision is led by Mayor Kyriacou and City Administrator Chris, who served on council together during the 1990s. Mayor Kyriacou is a property owner in Beacon who has renovated properties, and has served as a landlord for different properties.

Mayor Kyriacou is pursuing the right to build the Accessory Apartments bigger than they are now. City Administrator Chris is pursuing removing parking requirements for Accessory Apartments. Parking requirements can sometimes be used to stall a building project by those who disagree with a project.

For the past several years, Beacon has been unfavorable toward Accessory Apartments, even when someone wanted to build one for their parent-in-laws or caregivers required to care for an aging parent or person who required consistent medical care. This zoning edit would change that.

During tonight's meeting, the City Council will debate several changes to the existing code, including size of the unit, how any dwellings would be allowed per lot, the design scheme of the accessory apartment, increasing the maximum build, eliminating currently required inspections every two years, and removing the parking requirement.

It is not indicated how the increase in number of Accessory Apartments would guarantee lower rental prices, since the free market and current supply and demand are not yielding to lower prices in Beacon.

The City Council will also review code regulations from the Town of Cortland, the Town of Newburgh, the Town of Pound Ridge, and the Town of Wappinger.

Proposed Local Law Regarding Good Cause Eviction

Councilmember Dan Aymar-Blair proposed that the City consider a law making it more difficult to evict tenants, called the Good Cause Eviction Law. The City will also look at Albany's Good Cause Eviction Law during tonight's Workshop. During last week's public City Council Meeting, a handful of people from the public called in demanding that the City put on Dan's proposed Good Cause Eviction Law onto the agenda. People told stories of people they knew who had their rents raised by several percentage points, making it difficult or impossible for them to remain in Beacon.

Last February 2020, Councilmember Terry Nelson pushed to have the Emergency Tenants Protection Act (ETPA) considered by the City. This law would legalize a rent cap, but has several requirements that the city must meet, including vacancy rate and the age of buildings. This was discussed by the Council, and Mayor Kyriacou presented reasons for not pursuing it.

Proposed Hire of Motor Equipment Operator

The Highway Department is recommending the hiring of Andi Driza for Motor Equipment Operator.

Abandonment of Paper Streets

The City of Beacon is pursuing abandoning specific, very tiny areas in Beacon that are undeveloped and slipped through the cracks of ownership decades ago, which could put them into the ownership of neighboring homeowners. During last week's Public Hearing on the topic, some of those neighboring homeowners came to speak on the issue, to say if they wanted or did not want the property that was about to be absorbed by them. The council indicated that they were not anticipating the feedback, and appreciated the input. The matter has moved back into Workshop, where the council will discuss it again.

"The Official Map of the City of Beacon contains several undeveloped paper streets identified as Ryans Avenue, BeVier Avenue, Morse Street and Levy Street. A paper street is a street established on a filed subdivision map and is included on the Official Map of the City of Beacon, but which was never subsequently developed or used as a public way."

Proposed Appointment of Montos Vakirtzis to the Zoning Board of Appeals

Montos Vakirtzis is being recommended by Joe Galbo to be on the Zoning Board of Appeals.

Proposed Resolution to Certify Base Percentages and Proportions for the 2021 Assessment Roll Pursuant to Article 19 of the Real Property Tax Law

"Pursuant to Article 19 of the Real Property Tax Law, the City Council hereby adopts and establishes the Adjusted Base Proportions for the 2021 City of Beacon Assessment Roll as 69.10766% for Homestead parcels and 30.89234% for Non-homestead parcels, which are to be used for real property tax purposes;"

Property Taxes - How Are They Paid By People Who Experienced Income Reduction?

While renters in Beacon are experiencing little protection from increases on where they live, causing some Beaconites to leave Beacon or live with anxiety of rent increases, people with qualifying mortgages backed by the Department of Housing and Urban Development, Department of Veterans Affairs, and Department of Agriculture who have escrow accounts with the mortgage company holding their account may be catching a break when their property tax to the City of Beacon, school and library come due.

The CARES ACT legislated that if a qualifying homeowner has experienced lower income due to the pandemic, they can put their mortgage into forbearance, thereby pausing payments and not incurring additional interest or penalties. The paused payments get added back into the total owned of the home, which are added to the total debt the homeowner owes. This forbearance was started by the Trump administration, and was continued by the Biden administration, who recently extended that deadline through June 2021.

Forbearance Is Set - What Does It Mean For Property Taxes?

While relief is experienced for a homeowner who lost income due to the pandemic, what happens to the property, school and library taxes that are due directly to the City of Beacon?

Some residents pay these payments directly from their own accounts, versus having the institution servicing their mortgage divide a portion of their payment into an escrow account, so that when property taxes come due, the money is there and company servicing the mortgage, like Quicken Loans or Rhinebeck Bank, makes the payment on behalf of the homeowner.

One year ago in March 2020, at the start of the pandemic, A Little Beacon Blog asked the City of Beacon how property tax was being handled. At the time, Mayor Kyriacou, who is a landlord in Beacon and owns several properties, advised us to ask state officials about it.

This year, A Little Beacon Blog inquired again, and received this response from Beacon’s City Administrator, Chris White: “The City delayed foreclosing on any properties in 2020. Normally, the City would have sent last chance agreements in March of 2020 to properties with 2018 taxes still open. In compliance with the State's COVID-19 Emergency Eviction and Foreclosure Act, the City mailed hardship declaration forms to anyone with open taxes from 2018 giving them until May 1, 2021 to pay or enter into an installment agreement. We have also not taken action on back taxes for 2019 or 2020 so there has been some flexibility.”

New York City’s City Council passed legislation in 2020 on late payment penalty interest to 0% for a period of time. As for Beacon, Chris explained: “The interest on taxes is 1% a month but is not compounded. We allow partial payments and offer installment agreements of up to 24 months for past due taxes as long as property owners remain current on any upcoming taxes (including school) while in an agreement.”

A Benefit To Escrow Accounts: Advance Payments Have Been Made For Some Mortgages

When a homeowner has an escrow account with the company handling their mortgage, that company sets aside a portion of the monthly mortgage payment and places it into an escrow account for property taxes to the City of Beacon and to the school and library. Same can be done with homeowners insurance. It’s one less bill to worry about, and makes setting aside money automatic.

If an escrow account is not used, however, then the homeowner needs to make the payment themselves. Even before the pandemic, some residents who had not disciplined themselves to save the money found it difficult to scrape the money together. With the pandemic and economic shut-down, collecting that money could be more difficult.

Property Tax Escrow Account 101

When we reached out to Dave Curry, VP Commercial Lender for Rhinebeck Bank, to inquire as to if Rhinebeck Bank was also advancing property tax payments for residential mortgages, he went beyond the question to provide some education about escrow accounts as they pertain to residential mortgages:

“Yes, we escrow taxes into the monthly payment. For Rhinebeck Bank, we do this on both the residential and commercial side. This a typical requirement as financial institutions want to be sure the taxes are being paid on an annual basis and that the borrower is in a position to do so. Some Banks will not escrow taxes if it was requested by the borrower, however, the bank is putting the trust in the borrower to be able to manage their finances enough to pay those big bills when they come! Unfortunately, most people are not disciplined enough with their finances.”

Dave continued: “Escrowing Insurance is a different story. Normally Banks do not require the escrow of insurance. So how this works is that your monthly mortgage payment is normally broken down 3 ways: Principle, Interest and Escrow. The escrow portion goes into a separate escrow account and when the Bank receives the tax bill, they cut a check from this account. Additionally, there is an escrow analysis done on an annual basis, which determines if your monthly escrow portion is enough to satisfy the annual taxes. Sometimes there is a shortage and you will have an increased monthly payment, and sometimes there is an overage where you will be cut a check from the Bank. That is pretty much the scope of it, but very common for mortgages.”

The escrow analysis is conducted for if the taxes in the city increase or the city reviews their appraisal amounts on each home, as Beacon did a few years ago after not having done it for years, which resulted in a substantial increase for property owners. The amount set aside from the monthly mortgage payment needs then to also increase in order to set aside enough property tax money.

People who are done paying their mortgages may not be in the habit of making the monthly required payment anymore, thus needing to be disciplined enough to set aside the money for tax collection time. If they have the money, during the pandemic where some have experienced job loss.

Rent Increases In Beacon - Sometimes 12% - Driving Beaconites Out Or Stress On How To Stay

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Renters during the pandemic have had some protections, in the form of the Eviction Protection under New York State as well as at the federal level via the CDC. Currently, some renters who cannot make payments may see an eviction paused, which the CDC has extended through March 31, 2021.

However, renters who are still making payments to landlords are also at the mercy of their landlords as Beacon’s real estate market continues to heat up, as a result of favorable tourism media (including this blog, lots of mixed-feelings here!), sexy hypes by realtors (ex: “bidding war!…buying with cash!…”), and city-dwellers leaving NYC at a faster rate as the pandemic makes social distancing unbearable. There is no rent regulation in Beacon, so property owners can make decisions based on the market and their relationships with tenants.

Some Beaconites Share Their Rent Experience

Some Beacon residents wanted to share their stories, to get a read on how other renters are faring, but wanted to remain anonymous, as landlords could be local, neighbors, influential people in the community, etc. We are respecting that for this story.

The Artist, The Dog, and the 12% Increase

Real life Beaconite after hearing the news of their 12% rent increase. The caption is from the artist.

Real life Beaconite after hearing the news of their 12% rent increase. The caption is from the artist.

An artist living in Beacon with her life partner recently put her dog (pictured here) up on Instagram after their landlord raised the rent 12%, hoping her dog could pull his weight a little by posing on Instagram and somehow making money. Her dog is known for his many facial expressions, so she posted a picture of his “surprised face” when they learned that the landlord was raising the rent 12%.

The caption read: “The face U make when UR landlord raises your rent 12% and U want UR dog to make money on Instagram bc other people somehow do it but U really have no time for that and wish he could just do it himself.”

This artist recently rented an office to do her commissioned work out of the home, as her life partner had surgery, which took him out of his job as he recovers at home. She needed space to spread out as orders come in and she needs to make the orders. Their residential rent will increase 12%. They are currently in negotiations.

The Renting Family Whose Residence Might Sell With Slim Chances To Buy In Beacon

Another resident with a child in the Beacon City School System used to work in hospitality, but saw her job disappear. While she and her life partner have been making the rent, the owner of the property they rent was considering selling, which would create more uncertainty about their rent. “I do feel lucky in that they could have just sold no problem months ago,” she told A Little Beacon Blog, “but told us that we could stay for however long we need to. We speak next month about renewing in the summer. Fingers crossed they haven’t changed their minds. One of my biggest anxieties right now is being pushed out of Beacon because we can’t afford it anymore. It’s fantastic for those that already own, but our chances of buying feel slimmer than they were one year ago.”

“For Sale By Owner” Listing For $800K - “NYCers Will Buy Anything!” - Or Will They?

The time came for a Beaconite, who was raised here and grew up to raise their own family, to sell his parent’s home. With the help of his siblings, they intended to sell the home themselves. The house is a Victorian “with good bones” but is not updated, and an unfinished but usable attic. His childhood nickname is still painted on the attic ceiling which served as their playroom.

The adult children were going to list the house at $800K. “We aren’t going to list it with comps (examples of recent nearby home sales),” he told me one afternoon as I lent him my extension cord for his leaf blower, in preparation for the first open house the next day. “These people from Manhattan will buy anything.”

I told him that 2 of my friends who live in Beacon were looking to buy, and I would send them right over, but at that price, they most likely could not afford. One friend with kids in the district rents in a complex, and cannot find an affordable home in Beacon. They are looking in Wappingers Falls. The other friend had outgrown their home with their kids, and also needed a larger place. They ended up buying in Newburgh.

The listing went up for $800,000. I didn’t see many cars for the open house. The following week, a realtor’s sign was out front, and the for-sale-by-owner listing online disappeared. The house popped up on Zillow for $699K, then was lowered to $625K, then $599K, then lowered again to $525K, and finally sold at $490K, according to Zillow.

While it’s understandable that everyone needs to make a buck, and pay for nursing homes for aging parents, or private nursing, or settling debts, or purchasing the next family home, a lot can be determined by the personal decision of a homeowner selling to the next person.

Councilperson Nelson Urges Landlords Not To Raise Rents - Calling Out West End Lofts

In a City Council Meeting in December 2020, Councilperson Terry Nelson voiced his disapproval with property management companies raising the rent during a pandemic, “even if it’s for $40,” he stated. Councilpeople often allude to people or companies, but don’t mention names. Therefore, A Little Beacon Blog followed up with Terry to confirm which property was raising the rent, and he stated West End Lofts, which is the complex along Wolcott that was billed and financed as affordable living with artist lofts by Kearney Realty Group.

A Little Beacon Blog reached out to West End Lofts for confirmation on the rent increase, and did not receive response. The West End Lofts complex was viewed by some residents as a solution to more apartments to accommodate more people wanting to stay in Beacon. When the property was initially cleared for development and the trees were cut, the loss of woods was traumatic for some who were not expecting it. Others viewed it as an opportunity to move their young children to Beacon. Said one resident who grew up in her parent’s home near South Avenue and now has children of her own: “I remember watching fireworks in Newburgh from my parents home (near South Avenue) through those trees. I hope I can live in those new apartments.”

West End Lofts are marketed largely to artists. There is a discount if a person is an artist. According to their website: “West End Lofts is a mixed-income artist housing development in the heart of Beacon, New York. West End Lofts consists of 50 affordable artist lofts, 21 middle-income units, and 25 market rate units.”

The Neighbor Who Lost 2 Neighbors After The Landlord Raised The Rent For New NYC Renters

A reader contacted A Little Beacon Blog with their story of their neighbors having to move out when the landlord raised the rent, replacing them with New Yorkers who left the city for a greener life, and found Beacon’s rents lower then NYC. Said the Beacon resident: “Our rent innitially was very affordable,“ she said. “A year ago, my house was sold to an investor and immediately he tired to raise my rent $150 a month after living in the space for 4 years. I very kindly said no way - and then asked him down to the original rent and had to school him that everyone in the building had lived here for years and that our landlord only raised the rent $20 years for cost of living. Needless to say, 2 tenants moved out because of that and of course people from Manhattan moved in who paid $1,600 instead of the going $1,300/$1,400.”

The connection between NYC and Beacon has always been there, with economic activity happening on the river bringing goods up and down the water. The surprise of residents from New York is not new, but the replacement of residents with rising rents is hard to watch. As is families who rent currently and want to buy are having such trouble.

How are homeowners faring with their mortgages? Some are faring well with federally mandated forbearance for those who have reduced income. But property taxes are still due, and sometimes that is a cash payment to the City of Beacon. How is that working out? Those who have an escrow account might have experienced an unexpected benefit. We look into it here.

Learn more about Help for Renters at the Consumer Financial Protection Bureau, and if a landlord is getting mortgage relief under the CARES ACT.

Affordability In Beacon - Personal/Residential and Businesses Staying In Beacon - Or Leavaing.

UPDATE 2/27/2021: ALBB published an article titled “Rent Increases In Beacon - Sometimes 12% - Driving Beaconites Out Or Stress On How To Stay” - but we linked to this page (also related) by accident! Click here to find that article. Thank you!

With the 2021 Budget discussion hot off the City Council books - which has been voted on to be approved - there was much chatter about the items in - or not in - the budget. Chatter is an understatement. There was a large evening protest about the 2021 budget when the budget first came out because of the unavoidable headline of the Police budget being increased despite wide calls for a decrease in police funding. The increase was a matter or pre-negotiated contracts with the Police Union that does not fit into the bars of this rhyme, as well as the long haul that is union negotiations and the power that unions hold - for better or worse.

While the Police budget was the lead character in the protest, many members of the public during Budget Season (October - December) called into City Council Meetings every other week during Public Comment to voice their concern for the lack of focus on affordable housing in the budget. At the same time, some members of the public were calling for the property tax increase to go to cap, of 2%, in order to fund more community services. However, this would result in more of an increase for all in some form, either directly as a homeowner, or indirectly as a renter if the landlord raises the rent. Ultimately, Mayor Lee Kyriacou maintained his direction of not going to cap, and was supported by City Council in the budget.

Personal/Residential Rent Experiences

People did begin writing into A Little Beacon Blog with the concern of affordable housing and rental as well. One reader, who wanted to remain anonymous because, they stated, “everyone knows someone” in a small town, wanted to share their concern of rising rents. They stated:

“I’ll share my experience about affordable living. I’m originally from (somewhere in the 5 boroughs) but my family lives in (somewhere up north) for the last 20 years and I moved to Beacon about 6 years ago.

“The rent was very affordable. A year ago, my house was sold to an investor and immediately he tired to raise my rent $150 a month after living in the space for 4 years. I very kindly said no way - and then asked him down to the original rent and had to school him that everyone in the building had lived here for years and that our landlord only raised the rent $20 years for cost of living.

“Needless to say, 2 tenants moved out because of that and of course people from Manhattan moved in who paid $1,600 instead of the going $1,300/$1,400.

“So because of the stay at home work order, you have NYC salaries coming in, drawing up every price while the Hudson Valley local residents stay within their former means as prices are driven up on real estate and other goods. It’s a huge shifting around.

“I am happy I know how to advocate for myself, and I’m always looking on the bright side. There are some good things to everything.”

This reader is not the only one. In A Little Beacon Blog’s immediate sphere, one of our own was threatened by their landlord with a raised rent, all of a sudden. The landlord wanted to sell the house at an inflated price that they were sure would attract New York City folk. This ALBB person left their rental house, and pursued buying a home in Wappingers Falls. After a questionable process, the move ended in success, and they are now proud homeowners in Wappingers, leaving the landlord of their formal rental house a bit surprised. They aren’t the first one with a story like this.

Business Rent Increases

In the business world, there are about 20 business turnovers in Beacon, which A Little Beacon Blog hasn’t been able to blog about yet, despite this chronic turnover starting during the pandemic.

Businesses are usually quiet about how they negotiate with their landlords. The landlords hold power over them, as their landlords hold the keys to their shops. They can pull the lease, and out the shop goes. In fact, simply knowing the going rate for square footage can be difficult to come by, as business owners keep their cards close to the vest.

In terms of how businesses fared during the first shutdown, many of whom continue to suffer from reduced capacity and overall comfort levels of returning to offices, some Beacon landlords gave no concessions during the pandemic. While some businesses were shut, not bringing in any income, some landlords pondered if the renter would stay, and wanted to see financials and projections of shut-down businesses. This was especially true for fitness studios - as the landlords considered keeping the business in the space or not.

Some landlords are out of town people, who we will never meet, while other landlords are locals, including Mayor Lee Kayriakou, who owns several properties in Beacon; Nick Page’s family Hudson Valley Todd, LLC (Nick is a Dutchess County Legislator); the owner(s) of Brothers Trattoria; the owner of Minute Men Construction down on Tioranda; and other longtime Beacon residents who have made property ownership part of their profession.

Landlords, Relationships & Pricing

Many times, the reason a business stays or goes in a space can be directly tied to the relationship between the tenant (business owner) and landlord. Some building owners are compassionate with their tenants, as mine was when I had my office in the Telephone Building at 291 Main Street when it was under the ownership of Deobrah Bigelow, who fully renovated the building and it sold to a new owner - Shady Twal - who was much different.

In Beacon right now, we are seeing many turnovers. We may never know - publicly - the details of why those businesses are leaving. So I will share while I left my place on Main Street. Why I left 291 Main Street when a new building owner came to town. It may shed light on what goes on behind the scenes of why your favorite business leaves their storefront.

Personally - I don’t believe in regulation controlling this. I do believe in math, and relationships. Math means that numbers need to add up. A new building owner does need to earn something profitable to sustain their livelihood and their bills. But the relationship is just as important. And can lose a tenant.

Why ALBB Left The Telephone Building

When the new owner came in - Shady Twal - he showed much interested in my business. At the time, A Little Beacon Blog and Tin Shingle did 2 revenue generating models in that building:

  • Hosted Pop-Up Shops

  • Hosted Private Meetings

  • New: started to host a co-working space. In addition to the original business model that is there - Beahive. I did this in an effort to buy the building and keep us all there in one big co-working family. So many ideas were flying around for any of us to stay there.

When the new building owner, Shady Twal, and I first started talking, he loved my business model. He thrived on the pop-up concept, telling me that “his investors” were old-school, and didn’t understand it, but that he did. He told me that because his investors were so old, they weren’t sure if the concept of pop-up shops were legal in this historic building. However, he said, his people in Chicago were looking into it. By the way, he said he was originally from the Hudson Valley, and had moved back to this area - Wappingers Falls specifically - to get back to family roots.

Shady informed me that while pop-ups might not be legal, his people might be OK with it if I gave them a cut of my business from the event space rental business. I knew that the pop-up shops were legal. My former landlord, Deborah Bigelow, was by the book. Big time. So if she allowed it, it was most likely legal. In due diligence, I called the Building Department. The Building Inspector, David Buckley, told me that the pop-up shops were very much very legal.

To present the rent increase, Shady took me to coffee, and told me that there was a very long line for people who wanted my space. I was paying $25/square foot, but that he was told he could get $75/square foot. He could offer me $35/square foot. Plus, he had big ideas for how he could expand my business with more events. Shady made sure to tell me that if for some reason, I couldn’t get approval on future events for some reason, he and his investors could give me approval, if I gave them a cut of the business. He asked if I understood what he was talking about. I told him I understood very well.

When the lease arrived in my inbox, it included a demand for 20% of my event business. This 20% take also included a percentage of my pop-up shop’s income from their sale. This was a no-go for me. In no way was my landlord qualified to take 20% of my business. Let alone any % of the shops who rented from me. My business model was a flat rate, so that my renters could make as much money as they wanted. They paid me a flat rate, and I did as much promotion as possible to help their chances of a great sales weekend.

Of course, this was a non-negotiable item. When I balked at the item in the lease, Shady tried to backtrack, telling me why this was something I should agree to. I disagreed. He agreed to take it off the table. But by then, all trust was broken. There had been other signs that were glaring red flags, and now they were all flashing and blinking as big as possible. I told him I was out. I gave notice that I would move out by January 31, 2020.

This decision was so hard. I said to myself over and over again: “Just deal with it. Everyone has to deal with sucky landlords.” But, my experience with him on normal days - on weekend days when I was co-hosting events - became painful. He talked to me the entire time of changes he wanted to make. Major security systems he wanted to put in. Locked doors (I had an open-door policy, which is customary in retail pop-ups). He wanted to take ownership of the glass door of my office door - where he would hold 50% of what could be written there. My office windows on Main Street - he wanted ownership of those as well, giving me approval of how I could decorate.

It was too much. I was out. I cried. I sobbed. I was leaving a community space that this person had told me he loved, and wanted to support. But there was no way to nurture it within that environment. The lease also included a Privacy Policy clause, where I could not talk about him or the building or the investors. As a publisher, that was of course impossible. For example: the building had just been tagged in a graffiti artist attack, that damaged many buildings in Beacon. And I wasn’t allowed to talk about it.

I moved out very quickly that month. I painted over my chalk-board editorial calendars on the wall. He told me I didn’t need to, but I insisted. When I brought in professional painters to do it, he demanded to see paperwork and insurance from them. Done and delivered. I did not want to leave one ounce of my vision behind.

All cleared out, I arrived on the final day to show him that everything was neat and clean, ready for the security deposit to be returned to me in full. He was so nice that day, saying that everything was 100% great. Until the time came for the security deposit. His attorney, Patrick from Sobo and Sobo, had sent me a multi-page contract that was mainly comprised of a silence-clause, telling me I could not speak of Shady Twal, or the Telephone Building, or any investor or anyone involved at any time.

Of course there was no way I was going to sign that. That day, while I was closing out my clean office, Shady casually told me I could talk to his attorney about the security deposit. I told him that I had already, and that I wasn’t signing a privacy clause, and to send me a check to my new PO Box. Shady got angry, and told me that I knew everything about him, why wouldn’t I sign this. He then said that there wasn’t any money in his building account, based on how he bought the building.

Fortunately, a woman who he introduced as his business partner, Crystal, who it turns out is a realtor, and who now has an office in the Telephone Building, ominously stated: “There is money in an accountant at Sobo and Sobo,” which was the attorney of the building and of Shady.

Later that afternoon, I emailed the attorney, Patrick, letting him know I had the good fortune of meeting Crystal, after Shady told me there was no money in the account, but that Crystal kindly told me that there was, and to please send the check to my brand new PO Box in the Beacon Post Office.

I tell you this story because one never knows what happens between the lines of a business transaction, or of a business moving out.

What follows this article is a series of articles of the businesses that have left and opened. We wish all of these businesses the best: those who have opened here - in brand new locations - or who moved down the road to occupy a newly empty space - and to those who closed up shop and are trying to do it differently, or maybe here again.

Pre-Pandemic Art Gallery Closure: Interview With Erica Hauser of Catalyst Gallery

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Back before the time of COVID, there was unease on Beacon’s Main Street, as a turnover of retail establishments was happening, and the drumbeat against landlords was beginning at City Council, spearheaded by Councilperson Terry Nelson, who represents Ward 1. Because business is personal, reasons for businesses closing can be numerous and not always obvious (see past article about the cupcake shop Get Frosted and Underground Beacon - who was saved, but now recently closed due to COVID).

Catalyst Gallery, formerly at 137 Main Street, run by husband and wife team Erica Hauser and Jon Reichert, was a gallery based on a pop-up model. An artist could rent the space for the month or longer, and host a show. Catalyst was one of the first locations for the For Goodness Bake fundraisers, and Catalyst’s small-works sales.

When Catalyst announced their closure in February 2020, A Little Beacon Blog reached out for an interview, got it, and then the pandemic hit. Our publishing cycle got loopy, thereby delaying this piece. With the opening of 2 new businesses where Catalyst was (the smoother store Blend just opened in the storefront next door, and a pottery studio has just opened where Catalyst was), we are running this article.

Erica was often the face of the gallery, and is a voracious artist herself, when not helping stack wood for her family’s wood cutting business. In February 2020, just before COVID-19 was declared a pandemic and everything shut down, Catalyst announced they were closing. At first there was sadness, which possibly turned to relief after the unexpected shutdown happened.

As a background to this location, the Catalyst Gallery was in a block of buildings that had been owned by one family in Beacon - the Piccone’s - who sold it to a new family of Joe Donovan of Hudson Todd LLC.

A Little Beacon Blog reached out to Erica to gain some insight into the “Why” behind their decision. Her interview is below.

ALBB: How was your landlord? Did you get pushed out with high rent?
“Our landlord has been good to us and I want to convey that. The owners before that were On The Square. They were good too because they kept our rent affordable, I can't speak to how they were for any other tenants. To be completely at the mercy of owners, I mean we could have been gone in two years. But it worked out and we were able to really establish something. For a while. :)

“We were lucky in that our rent increased very gradually over the 7 years, even after a change in building ownership. If it had gone up drastically, we would not have been able to sustain it. We could have managed 1 more year at the slight rent increase for 2020. It was still below ‘market value’ as far as current comparison with other spaces, because our landlord valued us as a tenant, but it would rise again in 2021. We felt that we would be unable to meet our expenses. It would be challenging to support artists and do what we had been doing for the community, for our own shows and for special events (such as local fundraisers and benefits we hosted) if we continued in the same way.

ALBB: Did you consider a business pivot in order to stay in your location?
”I considered changing the model in order to generate the funds, but this seemed to go against the spirit and mission I had started with. While missions can change, I felt that in this case the original idea - providing artists affordable opportunities for exhibitions and creative events in a great, well-maintained location - had run its course. These words were still accurate except ‘affordable’. Over the years Beacon got busier on weekends and the space felt more valuable, as artists could potentially sell more work to more people, but how much more could we pay without asking, who is supporting who?

“Beacon and its visitors did support us, and we were able to make a strong impression in the art community - that a gallery could sustain itself over time, and that artists could create their own opportunities in a more direct way. It’s still a true idea I will keep in my mind and heart for the future, but I began to feel challenged by the efforts and energy required, and distracted from the potential for new projects either here or elsewhere. So we weren’t forced by the rent or the planned renovation that would reduce our space (which they gave ample notice about and had agreed to postpone). I was able to make the difficult decision based on all factors combined.”

ALBB: Where can we imagine you next?
”As far as what I plan to do with the time I am longer spending the gallery, after resting for awhile…

I am a painter and I do some sculpture and mixed media. I lived in Beacon 2007-2013 and in Newburgh from 2014-present. I used Catalyst to show and sell my own work, to curate group shows, to meet collectors or curators in a space that wasn’t my cluttered studio, and to connect with artists and friends. I will miss having the gallery as my home base in Beacon, but I am still involved in the community and have already been offered several options to curate shows and exhibit in different spaces in the Hudson Valley. So that’s exciting to think about.

“I’ve done some local public art installations - [at the time were] on view are ‘Chromatic Substation’ at Beekman and High St in Beacon, a collaboration with Jon - and ‘Colorgarden’ on Carpenter Ave in Newburgh - and would like to do more, including murals. I have been working with a design studio that produces my prints for West Elm, and am doing an artist pop-up with Madewell; I am focusing on new ways to support my work and reach a wider audience. I will be speaking to a college class about my use of color, and perhaps teaching art to teens. Some people know that I stack firewood as a seasonal job, as that slows down by winter’s end I will be able to allocate more time to painting and finding opportunities to keep making, connecting, living a creative life.”

See pictures of what did happen in Catalyst’s life here.

Find Erica Hauser’s Art Here

“Chromatic Sustation” by Erica Hauser and Jon Reichert. Photo Credit: Erica Hauser

“Chromatic Sustation” by Erica Hauser and Jon Reichert.
Photo Credit: Erica Hauser

'Colorgarden' for Terrain Biennial Newburgh and is at Downing Park Urban Farm. Photo Credit: Erica Hauser

'Colorgarden' for Terrain Biennial Newburgh and is at Downing Park Urban Farm.
Photo Credit: Erica Hauser

'Chromatic Substation' (at Beekman St near High St on way to train station) was originally done for Beacon 3D last June - November. The owner of the property on which it was installed - who also owns the building Catalyst's used to be in - offered to keep it up through March 2020. “They were effectively leasing it from us, so it is not really any longer part of Beacon 3D,” Erica tells ALBB.

Erica installed 'Colorgarden' for Terrain Biennial Newburgh and is at Downing Park Urban Farm, 207 Carpenter Ave in Newburgh.

At West Elm, you can buy Erica’s wall art, follow her on Instagram, and support her in various ways.

The easiest way is to visit her website for latest works!

Erica Hauser’s wall art at West Elm.

Erica Hauser’s wall art at West Elm.