False: Spirit Halloween Is Not Popping Up In Old Rite Aid Despite People’s Enthusiasm

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The storefront of the empty Rite Aid in Beacon.
Photo Credit: A Little Beacon Blog

Photo Credit: Spirit Halloween

Much to the disappointment of some Beacon High Schoolers, Spirit Halloween is not popping up in Beacon’s Rite Aid, a contact at Spirit Halloween has confirmed. The list is here, and the stores that have locations booked begin opening in August and September. Beacon is not on the list.

Walgreens was the next rumor, but a person familiar with the property confirmed that Walgreens is also - so far - not confirmed. “The landlord definitely wants something good for the community. Hopefully a store like Walgreens would be interested.”

People in Beacon expressed longing for the Spirit Halloween fantasy. “How fun would that be!” said one resident. “Oh, for Beacon? Spirit Halloween would be perfect for Beacon, who goes all out for Halloween,” said another resident while shopping at the Beacon Farmer’s Market.

One younger person reflected: “I’ve heard there is an unspoken rule that stores like Spirit Halloween can’t open here.” Another teenager said: “I would have loved to work there.”

A Dunkin’ Donuts rumor keeps resurfacing - that one is opening in Beacon. The location on Rte 52 that was proposed to open with a drive-thru is so far not opening, since Beacon banned drive-thrus in response to the Healey family wanting to open one on their property next to Carvana and Lanks Auto, a source familiar with the property confirmed to ALBB. “I wish,” they said. “But maybe there’s one opening in another location.”

Readers who have information on another location in Beacon, please let ALBB know so that we can pursue your source. Otherwise, the 23 other coffee shops in Beacon will suffice!

Beacon Massage Destination Rose Eliza Spa Named In News Article Implying Prostitution

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Photo Credit: A Little Beacon Blog

The Highlands Current published an explosive article this weekend with implications that two massage parlors in the region: Rose Eliza Spa in Beacon, and Good Life Wellness in Cold Spring - both located on the Main Streets of their towns - were listed on “adults-only” websites “with language that implies prostitution.”

The newspaper said that both destinations were “advertised” at websites such as LoveEscort, Bedpage, Rubsguide and XEscortHub. A Little Beacon Blog has not verified these ads to see them, or if they are placed by the business owner or if others listed them for various reasons.

The Highlands Current stated: “The Rose Eliza Spa promised in an ad that it had ‘new sweet girls’ who are ‘open-minded’ and will ‘treat you specially.’ One post features a video clip of a woman making hand motions that suggest manual sex. The spa’s website does not contain similar language or images and provides a price list for standard treatments and reflexology.”

As of today, the website that is listed in Google for Rose Eliza Spa, https://rosespabeacon.com/our-pricing/, says that its domain has expired. ALBB has not verified which domain the newspaper cited. The storefront decal clearly promotes couples massage, which has been the same picture since they opened in 2024, and the interior has rooms for single beds and double, for those who enjoy side-by-side couples massages, which is common in any high-end spa offering massage.

The space for Rose ELiza Spa, renovating in February 2024 after the $2.3 million sale of the building from Susan Antalek Pagones of Antalek & Moore to Robert Arzanipour of Rockridgegroup Custom Homes. The yellow Permit was in the window issued from the City of Beacon.
Photo Credit: A Little Beacon BLog

Rose Eliza Spa incorporated in October 2023, according to state records cited by the Highlands Current. By February 2024, Rose Eliza Spa was under construction, renovating the space after the building sold to Robert Arzanipour of Rockridgegroup Custom Homes, a Long Island-based luxury development firm who bought the generationlly owned one-story building for $2.3 million from Susan Antalek Pagones, co-owner of the insurance agency, Antalek and Moore, who after the sale moved several blocks down to the new 4-story building across from the DMV on Main Street.

The sale of the building displaced longtime businesses including the original Roma Nova (the financial distress of which prompted their selling to new owners), Batt’s Florist, the barber (who moved to Hyde Park) and Community Action Partnership for Dutchess County which serviced the Beacon community with a food pantry, professional clothing connections, food stamp application, etc. Community Action Partnership for Dutchess County was able to re-locate within Beacon to continue serving the community, but not without a scramble.

The Highlands Current reported that they contacted the owner of the building about the ads in April. The newspaper reported that the building owner responded at that time: “Thank you for bringing these ads to my attention. I had never seen these posts before and am appalled. It goes against our lease terms, and we will be taking immediate action.” The newspaper said they followed up additional times and did not receive a response. Their followup article published on August 1, 2025.

The newspaper reported that in the summer of 2024, “a user on AMP Reviews, a website in which men discuss their experiences at ‘Asian massage parlors,’ requested ‘any intel on [the new] Rose Spa in Beacon (Eliza St)? I see them advertising on Skip the Games,’ another escort directory,” the newspaper said. ALBB has not verified these statements.

The Highlands Current stated that they called Rose Eliza Spa, and a woman answered, who said her English was limited and asked that questions to her be sent via text. A reporter from the Highlands Current “asked who posted the online ads, she wrote: ‘We don’t know.’ She wrote that ‘the boss has returned to China’ and ‘there are only workers here.’ She added: ‘We have a regular massage [business]’ and sent photos of female customers whom she said were ‘frequent visitors.’”

A source familiar with the area said that they do not see young female employees, but do see older female employees. They also said they see mostly male customers. ALBB has confirmed that there is only one entrance into Rose Eliza Spa, and that is through the front door on Eliza Street.

Licensed massage practitioners do not text photos of their clients without their client’s consents, and those are usually on the professional’s website as a testimonial or example of practice.

The newspaper also published a review of someone on that site, which ALBB has not verified, who posted in August 2024, who “said his experience at Rose Eliza had been ‘very mechanical’ with ‘no engagement.’ A second user who posted in March said he paid $80 for a massage but left disappointed. In response, a user complained that some businesses are promoted on adult sites only ‘to get you in the door.’”

Picture of the prices mounted on the wall of ROse Eliza Spa in Beacon as of August 2025.
Photo Credit: A Little Beacon BLog

Services at Rose Eliza Spa

ALBB walked into Rose Eliza Spa on Sunday at 12pm to inquire about services. The door was open and the menu of services was posted on the wall.

A Face Cleaning is $80 and a Deep Cleaning is also $80. ALBB spoke to a female manager who spoke some English, who said that a Face Cleaning involved water, and was available at 4pm or 4:30pm later in the day.

Scraping, Cupping and Rose Fomentation are available. As are Salt Foot Rub for selections of minutes, which is common in most any Asian-run nail salon across the country.

Pictures of the rooms at Rose Eliza Spa are below (Photo Credits: A Little Beacon Blog). A service for Salt Foot Rub is listed, but there were no chairs at the time these photos were taken in 2024. Chairs are the traditional setting for which one receives a foot rub in a nail salon.

Yelp lists the Rose Eliza Spa as closing at 9pm on Sundays, but Google lists their hours being open from 9am-11pm daily. At 8:59pm Sunday evening, a soft red glow from LED lights came from inside and the door locked. The OPEN sign was off. A white doorbell is on the side of the front door.

People who frequent the area in the evenings say that they don’t usually see employees or customers walking in or out; and that one woman is usually seen cleaning the space. Servers at Paul Brady Wine across the street tell ALBB that employees of Rose Eliza Spa do come over for drinks from time to time.

In 2016, the New York Times published the article ”Nail Salon Sweeps In New York Reveal Abuses And Regulatory Challenges”, highlighting human trafficking that can go on in nail salons. While some nail salons in the Hudson Valley region are suspect of this, none have closed.

The Highlands Current stated: “Polaris, a nonprofit that works to end trafficking, says many women who work at illicit massage parlors are newly arrived from China or South Korea, carry debts or are under financial pressure, speak little or no English, have no more than a high school education and are mothers in their mid-30s to late-50s. They are controlled through debt, fear of law enforcement or deportation, shame and threats to their families, the organization says.”

The article went on to highlight salon owners who had been charged with crimes, and women who had been arrested. No men or women who patronize these establishments were mentioned in the article as having done anything wrong that made the behavior of the women in these trapped service positions criminal.

Inside of Rose Eliza Spa, which states it offers Massage, Therapeutic Massage, Reflexology Massage, is clean with faux fresh flowers on the beds, adorned with sateen pillow cases.

Said one reviewer, Daron M. on Rose Eliza Spa’s Yelp: “My words about this company feels so special to reflect my spirits I am so grateful to the staff worker is a good spiritual friend her lovely heart and her beautiful soul that I cherished her peaceful place it's saved my life to this beautiful relaxation comfortable place I supported positivity for my personal choice I made my ultimate achievement every day to this year for my experience thank you very very much:非常非常感謝 I never stop coming back: 我永遠不會停止回來.”

Support For Asian Sex Workers

While there is no proof of forced work at Rose Eliza Spa, or proof that they placed and published the ads mentioned and shown in the Highlands Current article, Red Canary Song is a group who supports. From the website of Red Canary Song:

“Red Canary Song works within our shared communities of migrant massage workers and sex workers of Asian diaspora to provide mutual aid and connection to accessible resources; create peer-led cultural and art events; and advocate through oral history, multimedia work, and policy authorship in conjunction with directly impacted workers. Our framework includes migrant justice, labor rights, PIC abolitionism, and non-hierarchical values. We center coalition building with other BIPOC, LGBTQIA+, Trans GNC, and Disabled Sex Workers. We believe that full decriminalization of sex work is necessary for the safety and survival of massage workers and trafficking survivors.”

The Tenants of Red Canary Song:

No more police raids and deportations. Policing is not social work. Arrest and sentencing, even with diversion programming, is not a humane way to deliver social services.

Labor rights in our workplaces, regardless of immigration status: Freedom to openly assemble without fear, share resources, and collectively organize for better wages and working conditions

Nothing about us without us. Respect and dignified livelihood for all sex workers and migrant workers.

The Unexpected Closing Of Tito Santana Taqueria By The Landlord

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Tito Santana Taqueria, days after a Dutchess County Board of Health inspection triggered a Beacon Building Department inspection, resulting in findings of structural damage deemed as “Unsafe Conditions” to floor joists in the basement due to wood-boring insects. The restaurant was ordered to cease by the Beacon Building Department until this violation was remedied by the property owner, Joseph Donovan and his wife, both of Lindley Todd, LLC,. After Tito’s fixed 5 violations that were there responsibility, and before the work to the floor joists started, the landlord Terminated Tito Santana’s lease with a 7 day order to vacate. a “For Lease” sign was up soon after asking for almost double the rent and showed the space to prospective new tenants.
Photo Credit: Katie Hellmuth

When news first came in to A Little Beacon Blog about the unexpected closing of Tito Santana Taqueria, it began as a percolation. Multiple readers wrote in to ask if the rumors were true.

Readers had many questions: if Tito’s had closed; was it because of a health department violation that the landlord wouldn’t fix; were the employees getting paid; was it an issue with the flooring; did they spend time in court; were they evicted; was it closed forever.

ALBB requested and was granted an interview with Tito Santana’s owner, Milan, outside on a hot day in June over ice cold cans of ginger key lime soda. The meeting included reviewing photos of the property before this situation, the email sent by the landlord’s property manager, Sean Noble, to Tito Santana, terminating the lease, and other documents for a pending lawsuit that Tito Santana’s was serving the landlord Lindley Todd, LLC the following week.

What Happened? In A Nutshell

Damage to the floor joists under 142 Main Street, formerly Tito Santana, from the wood-boring insects. Owned by Lindley Todd, LLC.
Photo Credit: Tito Santana

A routine surprise inspection by a Dutchess County Health Inspector of Tito Santana occurred on May 6, 2025, where the inspector found the fire panel to be not working properly. This finding triggered the City of Beacon Building Department to inspect the property, who cited 7 violations, which included significant structural damage to joists under the kitchen floor, due to wood-boring insects, according to the “Order To Remedy - Cease Operations” document obtained by ALBB via FOIA.

Specifically: “The floor joist, seen from the basement area, show evidence of severe deterioration due to wood-boring insects.” Additionally, the Order stated that a permit would be required to fix it: “An engineer evaluation of the flooring system is required prior to repair. Permit required for this work.”

The City of Beacon’s Building Department, under Beacon’s current Deputy Building Inspector Cory Wirthmann, thereby ordered the Cease Of Operations of the restaurant until the violations were fixed, but did not mandate that the lease be terminated, as the Beacon Building Department does not have the authority to dictate or interfere with the relationship between landlord and tenant. Tito Santana had 1 year remaining on their current lease, and for the past three years, had been in discussions for signing a new 9 year lease at a higher rate of $2,250 (current lease was less than that amount, Milan told ALBB).

Tito Santana had been asking the landlord for the past 3.5 years to fix the issues like flooding in the basement while working to secure the new lease. With promises of a future extended lease and repairs made to the building, Lindley Todd, LLC told Tito's to pay the higher rent amount of $2,250 than the current lease, which Tito’s did.

Flooding in the basement cellar of 142 Main Street, where Tito Santana’s was. The restaurant owner told ALBB that flooding was a regular occurrence, and not fixed by the property owner, Lindley Todd, LLC. The new rent listing boasts of: “significant basement storage.”
Photo Credit: Tito Santana

Flooding at 142 Main Street, formerly Tito Santana, that would include sewage. The restaurant owner told ALBB that his requests of the property owner, Lindley Todd, LLC to fix it were repeatedly not completed.
Photo Credit: Tito Santana

“Tito's had been paying the higher rent amount for the past 3 years with no signed new contract. Just the original contract we are in now that I inherited when I bought the business that has the lower rate written in,” Milan said. “This was advantageous to Lindley Todd, LLC because we were safe in that we had an active lease, but as he tempted me with the new 9 year lease and promises to fix major problems, wanted me to pay the higher rent amount that would be on our future 9 year lease,” Milan confirmed. “But that day never came. He terminated my lease by email one afternoon after the Beacon Building Department and Dutchess County Health Department cited him on violations, 5 of which I remedied, the 6th of which was dependent upon his structural fix. My lease ended swiftly in termination.”

The picture above shows water overflowing in the bucket from a leak. The basement flooding was reoccurring. The video shows water coming out of the wall. Backflows from pipes result in all the buildings sewage coming into the basement, Milan explained.

Suddenly, Tito Santana’s was “Closed For Repairs”

Tito Santana fixed 5 violations that were their responsibility, with the 6th needing to wait until the floor was repaired. That violation - the 7th and largest violation of the floor joists - resided with Lindley Todd, LLC, Milan told ALBB. "Structural repair is the landlord's responsibility in 99% of the commercial leases and so it was in our lease,” he said. “Everything else is tenant's responsibility for the most part."

Regarding the violations: “Six were my violations. He made me fix and spend the money on his property. Telling me that he's going to fix the structural issues, like the constant flooding in the basement, and then I would have a new lease. The 6 violations fall under my responsibility. I fixed 5 of them (for the 6th, I was waiting on the floor to be repaired by him). And then he sent me the termination. He made me spend the money to fix his place, and then took the place away from me. What is the point of the lease anyway?”

The lease termination email was sent on May 21, 2025 by Property Manager Sean Noble, which mentions New York State’s Good Cause Eviction Law. Sean’s email explaining the termination reads as follows:

 

Milan,

Thanks for your patience as you've been waiting for a time to meet with Joe and me to discuss the repairs needed to clear the violations issued by the City of Beacon. While we had intended to meet to go over next steps, Joe has made the decision to move forward with terminating the lease. This decision was based on the terms outlined in the "Fire/Damage" clause of your lease, which gives the landlord the sole right to determine whether the premises are usable due to fire or other damage. In this case, Joe has determined that the premises are not usable in their current condition and has chosen to exercise his option to terminate the lease rather than proceed with repairs.

Attached to this email, you will find the official Notice of Termination. I know this is disappointing news, especially given your willingness to move forward with resolving the violations.

 

However, it was the City of Beacon Building Department who ordered that the restaurant cease operations until the structural violation was fixed and reviewed by an engineer, in “Violation 305.1.1 - Unsafe conditions. Code Reference: 2020 Property Maintenance Code of New York State November 2019.” The City of Beacon Building Department had no authority to terminate the lease, and did not order such. All violations are listed below in this article.

Lindley Todd’s representative and family member Nick Page, was seen showing the property days later to potential new tenants in the restaurant industry.

After the termination, the property was listed on the market on LoopNet for $4,000/month, which is 43% higher than what Tito Santana was paying, and without the 7th violation of the wood-boring insect damaged floor joists fixed, or the reason for the constant flooding.

The new property listing boasts of “significant basement storage,” but the basement was still prone to flooding.

“He wanted me out, so I moved out,” Milan said. “He only gave me 7 days to move out. On a restaurant that has been there 15 years. Fast forward a couple weeks, he is trying to lease the space for at least $4,000. Almost twice my rent. I find this baffling.”

The “For Lease” sign up at 142 Main Street, former home of Tito Santana days after Tito Santana was served a termination email on their lease, citing that repairs needed to be made.

After the restaurant closed and people started asking questions, on May 31st 2025, ALBB reached out to the landlord, Joseph Donovan of Lindley Todd, LLC with a list of questions about the types of repairs needed. By June 4th he responded: “Yes, my wife and I are the principals of Lindley Todd, LLC, the property owner. A collection of events led to a detailed inspection of the store and cellar (by the health dept, and bldg. inspector, and ourselves) and the realization that extensive repairs were needed … the scope not feasible with continued occupancy of the retail/restaurant space.”

Tito Santana was started 14 years ago by Kamel Jamal, a restaurateur who has started and owns and co-owns several eateries on Main Street in Beacon. He sold Tito Santana’s to the current owner, Milan, 3.5 years ago in January 2022.

What Were The Violations?

Of the 7 violations, Tito Santana fixed 5 of them that were their responsibility, Milan said. They had already moved necessary items out so that Lindley Todd, LLC could do work on the 7th violation involving the basement and kitchen floor damage from the wood-boring insects, as well as a plumbing issue.

“I moved everything for the kitchen floor. I already took stuff from the kitchen to storage. I would have moved more to storage to fix whatever he needed. We were preparing ourselves for the busy summer season, so had purchased food and drinks. I had to throw away $30,000 worth of food and drinks (cost with receipts, not retail value) when he terminated the lease with 7 days notice and mandated that the space be left in ‘broom clean condition’.”

According to the “Order to Remedy - Cease Operations,” the violations were as follows.

  1. 2020 Fire Code of New York State November 2019: "The commercial kitchen exhaust hood and fire suppression system was overdue for the 6 month inspection and cleaning. Expired May 1, 2025"

  2. Power supply: "Behind the front counter there were several multi-plug adapters plugged into each other and not plugged directly into a wall receptacle."

  3. Unapproved conditions: "In the kitchen area there was a 2 gang floor receptacle that was not properly secured to the wall and the cover plate was not secure to the box, exposing the wires on the inside."

  4. Plumbing system hazards: "The DWV vent, an Air Admittance Valve, was located within the umbrella of the kitchen hood at a close proximity to the range top. Physical damage to the pipe has occurred due to radiant heat exposure."

  5. Clearance from ignition sources: "The commercial range located under the Type 1 hood is mounted above a wood dolly cart. The wood dolly is a combustible material that is located too close to an ignition source."

  6. Extension cords: "An extension cord is being used to power a large walk-in cooler outdoors. Extension cord is (1) not protected from physical damage (2) affixed permanently to the building (3) is routed through a door to the outside (4) is plugged into several multi-plug adapters."

  7. This was the largest structural violation that the Beacon Building Department required the property owner, Lindley Todd, LLC to fix:
    This violation was identified as "Unsafe Conditions":     "The floor joist, seen from the basement area, show evidence of severe deterioration due to wood-boring insects. An engineer evaluation of the flooring system is required prior to repair. Permit required for this work."
    Violation: 305.1.1 - Unsafe conditions.

    Code Reference: 2020 Property Maintenance Code of New York State November 2019

    Description: The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the Building Code of New York State or the Existing Building Code of New York State as required for existing buildings as required for existing buildings, or the Residential Code of New York State as applicable:
    1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength.
    2. The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects.
    3. Structures or components thereof that have reached their limit state.
    4. Structural members are incapable of supporting nominal loads and load effects. 5. Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of supporting all nominal loads and resisting all load effects.
    6. Foundation systems that are not firmly supported by footings are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects.
    Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be permitted where approved by the building official.

Reason For The Lease Termination

The reason Lindley Todd, LLC stated in an email terminating the lease, which was emailed by the property manager Sean Noble to Milan, invoked the “Fire/Damage Clause.” But there was no fire or damage from a fire.

There a faulty fire panel, which triggered this cascade of intervention. But this wasn’t the first time the fire panel didn’t work, Tito Santana told ALBB. Multiple issues had been wrong and gone unrepaired for some time, despite numerous requests to fix, and spoken promises to deliver, Tito Santana told ALBB. Several of those exchanges are in emails between the two.

"It's brutal to do something like this to anybody," Milan told ALBB. He had 6-7 employees who worked in the kitchen and in the front serving customers. “I was willing to move out for him to fix the place. He just handed me a termination.”

A boiler inspection log at 142 Main Street, with the last inspection date being 5/12/2015.
Photo Credit: Tito Santana

Milan hired an attorney who began correspondence with Lindley Todd, LLC to discuss how to move forward without ending the business. “They never responded to us on anything. Just to have a conversation,” Milan said. “Probably this week we will end up in court. We have to file a lawsuit. They are not responding. I can't do anything if they don't say anything to me.”

While these violations existed prior to this situation, and business ran as usual, the fire panel worked during other surprise inspections. This time however: “They got caught,” Tito Santana told ALBB. “The City of Beacon Building Department report says what the Dutchess County Health Department saw. Lindley Todd, LLC was made aware of the fire panel issues and other issues in the building for 3 years and never fixed them. They never fix the property.”

There was one fix, however. A Beacon Police Officer Affdecrin Oscar Vargas fell on the stairs that zig-zag up the side of the building when responding to a call. Officer Vargas brought a lawsuit against Lindley Todd, LLC in November 2020 that ended in a settlement on March 22, 2022.

After the lawsuit settlement, on May 19th, 2022, Michael Schreiber, Chief Financial Officer of Hudson River Housing, the company who manages the affordable housing of the properties, emailed Milan to let him know of planned work to the stairs that Officer Vargas fell on. “Regarding the staircase,” Michael wrote, “I just want to let you know, that we will be doing something to patch the top, that is getting worse. We are afraid that it is deteriorating much quicker now, so will be doing something after the weekend to address it.”

Milan went to look for any permit on that exterior work done. “I did a FOIA request for any permits received for the property since 2016. No permits were produced in that FOIA request, indicating they never got permits.”

Background On Property On This West End Of Town

Joseph Donovan owns multiple properties on that west end of town under different business names, including the buildings that contain Bank Square Coffeehouse, Mountain Tops, Colorant, and Beacon Creamery. Under one of their other business names, Hudson Todd, LLC, they are currently building the large commercial/residential building at 2 Cross Street where the sidewalk on Main Street has been extended with the jersey barriers to accommodate the construction.

Most of the properties are not newly renovated. With the exception of Colorant, which was renovated years ago after Joe Donovan required then tenant Miss Vickie’s Music to vacate her Main Street studio while they renovated that property so that a new storefront could move in. Colorant is there now.

Miss Vickie’s Music studio had been the tenant for years, all the way back to when the Piccone family owned most of that property. The Donovan family then purchased most of that property. The companies of Joe Donovan completed in one of the largest property deals in Beacon around April 2017.

When Donovan’s company wanted Miss Vickie out, they moved her down Main Street a few blocks in the then worn down apartments behind Mr. Bell’s Salon, until Mr. Bell’s salon completely burned down near the time that one of Joe Donovan’s companies was selling that property to the current owners, 201-211 Main Street, LLC in July 2023. The fire happened in between the time of their transaction.

The new owners then evicted Mr. Bell and the shoe cobbler John’s Shoe Repair with a 3 days to vacate, citing the Fire Damage clause in their lease. Those new owners posted a notice on the plywood boards titled “Three Day Notice To Cancel Lease,” signed by Lendita Mavraj, Manager of 201-211 Main Street, LLC. After those new owners renovated those storefronts, other beauty salons moved in. B Hair Studio is there now.

Miss Vickie was again evicted, as the new owners cited smoke damage to those apartments in the back. All of Miss Vickie’s neighbors, who included an elderly Veteran, were evicted. That entire property has since been renovated and rent increased. Joe Donovan absorbed his old cobbler tenant into the apartment complex behind Colorant, who remains there to this day.

If you don’t know Miss Vickie, she can be seen outside of the Towne Crier sweeping the sidewalk, shoveling the sidewalk, working the sound board inside, and other duties.

Donovan’s Sales Tax and Mortgage Tax Exemptions For 2 Cross Street

THe Piccone Family sold the Joe Donovan family several properties in 2017. Ronald “Jamie” Piccone is on the Dutchess County Industrial Development Agency board who awarded Donovan’s company Hudson ToDD $249,745 in a Sales Tax and Mortgage Tax Exemption for 2 Cross Street new construction. During this application review, no Conflicts of Interest were stated when asked.

Back at the new construction for the large building at 2 Cross Street, another one of Joe Donovan’s companies, Hudson Todd, LLC, applied for and was awarded $249,745 in Sales and Use Tax Exemption and Mortgage Tax Exemption for an approximately $10,384,302 project for the construction of a 24,000 square foot mixed-use commercial facility with affordable residential housing from Dutchess County Industrial Development Agency (DCIDA).

On that board is a Piccone family member, Rondald “Jamie” Piccone II. The Piccone family is who sold Donovan the property where Tito Santana’s and Miss Vickie’s were located.

During the Conflict of Interest portion of the DCIDA application review meeting that ALBB reviewed the document of, no Conflict of Interests were stated: “Chairman Dean asked board members if they had any potential conflicts with any items on the agenda. No potential conflict was noted,” the notes stated.

2 Cross Street has vacillated between the number of affordable units it is offering, as state funding shifted (March 2023), (May 2024), and (June 2024).

Next Steps For Tito Santana

As of 3:35pm on July 7, 2025, Joe Donovan’s property manager, Sean Noble of Lindley Todd, LLC was served with a lawsuit from Tito Santana alleging a Breach of Lease Agreement, Negligence, and Unjust Enrichment.

City of Beacon Permit for 142 Main Street dated 6/20/2025 - 6/20/2027 after the May 2nd violation notice from the City of Beacon Building Department.
Photo Credit: Katie Hellmuth

On July 10, 2025, ALBB reached out to Joe Donovan of Lindley Todd, LLC for comment on the lawsuit, and his thoughts on why his decision to “exercise his option to terminate the lease rather than proceed with repairs” made sense, when his company was showing the property to interested new tenants in the restaurant industry just days later at a 43% rent increase.

A new permit is up in the window now, and ALBB asked what the repairs were for, if the landlord’s termination email stated that he would “rather terminate than proceed with repairs.”

Editorial Update 4:45pm 7/11/2025: After this article published, Joe responded: “We looked for ways to perform all of the required work without displacing the tenant, but it just wasn’t feasible. A lot of complexities. Happy to discuss in person if you’d like. There is paper up on the windows but none on the door. If you take a look at what’s going on inside you’ll understand why the space could not be occupied during the required ‘repairs’.”

ALBB responded: “Thank you. Ceasing operation of the restaurant tenant was required by the Order to Remedy. What question remains unanswered is the need for the termination of the lease during the required "repairs.” And the following swift search for a new tenant during "repairs." Any comment as to that?”

How far will this lawsuit go? “Justice costs money,” Milan told ALBB. “But I'm not going to go bankrupt.”

Tito Santana has started a GoFundMe, and is selling their equipment. “If anyone is looking to open a new restaurant - we would be happy to support them. Or if anyone wants to buy for their current operations.”

Milan concluded: “I just want it out there. Anyone who rents will know. That is my mission. To let everyone know that this is what this person does. I don't tell anyone what to do. These are the facts. You make the decision.”

Oh - HERE Is Where The Journals Are! Stanza Books Has The Journal Nook

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The journal nook at Stanza Books in Beacon on Main Street.
Photo Credit: Katie Hellmuth

As an avid journaler, I go through a journal a month at least. I journal every morning, and sometimes throughout the day, if things get extra sticky and need sorting. Thoughts need to be caught and captured on paper. The journals are like my best friend.

Paper is a very important component in journaling. Sometimes paper can be too thin; too slick; not lined. While several shops in Beacon carry journals, finding just the right one has been difficult. Therefore, I drive up to Barnes & Noble in Poughkeepsie, walk into the store, say hello to new books at the door, soak up the long magazine rack in the back under the escalators, sometimes ride the escalator up to second floor to walk past the Kids toy section, check on the Recipe book section, and then circle back down to the Journal section, where there are several styles of journals with usually dependable slices of lined-paper inside that are not too thin, not too see-through, usually cream, and feel just right.

The covers are the next component that have so far not been debatable. With so many words going into the journal, I like my covers plain, with no words telling me what to do or think. Even if they are very encouraging words. So Barnes & Noble has been my place to go for these things.

Until I took myself on a Walk To Nowhere last July 4th weekend. I walked all the way down Main Street - the full mile - and found myself at Stanza Books, 508 Main Street Beacon, NY. A bookstore that has been in Beacon for some time, but I just haven’t stepped inside yet.

Upon first walking in - there they were. All of my journal friends. The nook of journals was at the front of the store, with jars of colorful pens that I’ve not tried yet (one thing at a time…can’t go too wild). There was the Mushrooms In The Moonlight journal, with the silver moonlight glazing the evergreen trees. There was the other Midnight Mushroom journal with the vibrant orange and red variations. New journals were there, like the Gilded Rose With Honeybee, and Simple Wildflower.

These are names I made up for all of them, but you see the attachment. I’ve accepted that I’ll need to buy some of these journals on repeat, if there’s not a new one to catch my mood for that journal season.

But here they were. In Beacon on Main Street. At Stanza Books. With loads of other books of course. Next time I go in, I’ll need to pretend that I’m having a really hard time deciding which journal to buy, just to stay in there longer. Wanting to return soon, I was half-way through a murder mystery book my friend gave to me, and I hurried home to finish it that weekend while others watched the fireworks, so that I could finish the next book on my night stand, and then buy a new book at Stanza. And a journal of course.

Pictures below.