The Smashburger At West Palmetto Burger Involves Pimento, 10 Dipper Sauce Choices, Tots and Rings

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Beacon has always had a lot of burgers, and price point used to be a rage around the burger. But the plethora of burgers available to us in Beacon has smashed the price concern. Replacing that, at the moment, is the trending smashburger. “It’s amazing to me that smash burgers are tending right now,” Parker Cash Elbe, owner of West Palmetto Burger inside Hudson Valley Food Hall told ALBB. “I’ve always made my burgers this way.”

“The combinations of how to dip which fried sides into which of the 10 house-made sauces was wonderfully paralyzing.”

From Greenville, South Carolina, Parker and his dad opened this little burger joint with orders starting at $10 for a 100% Angus burger and going up from there with additions of classic, cheddar-based pimento cheese smothered on top, covered in a pile of grilled onions.

The menu is simple. The Classic Burger is just cheese. Next is onions, and finally, The Palmetto is the gold star: a double patty with the pimento cheese and grilled onions.

Not to be left alone with your burger, you can order with tater tots or onion rings. And choices of “Dippers Sauce.” The combinations of how to dip which fried sides into which of the 10 house-made sauces was wonderfully paralyzing. Parker noticed the indecision, and offered to split it half tots, half rings. Perfect! Now which sauce.

Ordering more than one sauce is an option. Parker picked the Horsey Remoulade, his signature Jalapeño Ketchup, and the Hot Honey Ranch.

The beef is smashed, irregularly shaped, and crispy on the outside. The pimento cheese is dolloped into the center, with the crispy parts of the grilled onions drizzling out. The bun is squishy and the burger perfectly messy.

You can enjoy this burger with no sauces, but accenting it with a combo of all of them is perky. The Hot Honey is good as a first bite around the edges.

As you get closer to the pimento, spread the ketchup onto the beef, followed by the Hot Honey. Alternate with the Horsey Remoulade.

And we haven’t even gotten to the onion rings yet!! Battered in a southern style breading, they are light yet thick in their sliced fried coating. Dip them into the Horsey Remoulade to give your mouth a break from the jalapeño ketchup. Those who eat spicy regularly will not need a break at all. Those who don’t do spicy - this isn’t so much of a spicy as a … kick. It’s almost like a salsa, but smooth no chunks.

Which leaves us with the comfort of the tater tot to take us home to that comfortable place of smashed fried potatoes.

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.”

Rite Aid: What It Looks Like Inside The Final Days Of Its Demise

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The empty “Stress & Mood” section at Beacon’s Rite Aid speaks volumes for today’s status of the world.

Within the 15 years in Beacon that A Little Beacon Blog has been publishing, we, the readership community, watched the 2014 renovation of Rite Aid, whose sliding doors and big isles increased accessibility to people in wheelchairs, with strollers, pushing walkers, and anyone who needed extra help through a door.

Now we are watching the demise of Rite Aid. Situated in one of the largest properties on Main Street, while at least four other large properties are for sale (3 of the old firehouses and the Beacon Hotel).

One of the largest destinations for the snack isle, makeup isle, cold and allergy remedies, nail bar, contact solution, and shoplifting is coming to end.

The empty “With Us It’s Personal” inside of Beacon’s Rite Aid feels ironic in this real estate.

Not to mention the unofficial public bathroom destination in Beacon.

Here’s what it is looking like inside in its final days.

With mostly nothing on the shelves anymore, there are only messages in the shelving.

The “Stress & Mood” section is empty.

The “With Us It’s Personal” section is empty.

If you have captions for those, write them in the Comments below.

Two New Foodies Open In Hudson Valley Food Hall: Oui Oui HV and Taco Al Dente

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Two new foodies are opening in the Hudson Valley Food Hall: Taco Al Dente and Oui Oui HV. The Food Hall has become a known incubator destination for eateries who are opening for the first time on Main Street. Except Five Pennies Creamery, the homemade ice-cream company who was based in Rockville Centre, NY and relocated to Beacon, NY.

Momo Valley, the Himalayan spice momo eatery was one of the first to branch out when they moved out and into 455 Main Street, the old Joe’s Irish Pub when that building that was sold by an elder Beacon resident to a new real estate company based out of town. In the Food Hall, Momo Valley was replaced by Morish, who moved out relatively soon to open in the old Big Vinny’s Pizza spot near b Hair Studio.

Another brand to expand was Elixxr, the coffee company who makes their own almond milk. Elixxr moved just down the block into a former real estate office that they renovated into the Instagram-delicious little café filled with nourishing ingredients.

Dulce Cielo MX was the Mexican eatery in the back of the Food Hall who left this year as they make moves to expand. They left behind the gorgeous mural of Frida Khalo they had custom painted by Murals by Mare. Replacing them is Taco Al Dente, a spot by Bivona’s Simply Pasta who specializes in hand-rolled pastas and now handmade tortillas for the tacos.

Oui Oui HV will move into the old Morish spot. Oui Oui HV used to be a Business Directory Member at A Little Beacon Blog in the Catering section until they invested in a food truck and took to the road. Now it looks like they are putting down pins in the Food Hall and plan to open in a month. “This move has been on our to-do list for 4 years, since we moved to Beacon. We are SUPER excited!” Their official open date will be announced soon. Until then, look for them as they set up the space.

Dulce Cielo MX Is Temporarily Closed While Looking For New Location

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Last week ALBB reported that the Mexican food eatery, Dulce Cielo MX, located inside of the Hudson Valley Food Hall, was going to be temporarily closing while they looked for a new location.

You’ll still recognize a friendly face of one of her employees who has been absorbed by fellow food-stall neighbor, Trina Mazumder of the Bangledeshi/Sri Lankan Tara Fusion in the meantime.

Like the Tinkerbell story, think good thoughts and keep clapping.

Mr. V's Sells - But Not Before Abandoning First Buyer And Canceling That Sale Transaction

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The first time Mr. V’s was for sale or to close was May 2023. Owner and daughter of Mr. V, Maggie, was tired. She needed a break from working the stove, keeping the books and running to the store to keep ingredients and inventory in stock.

In 2023, A Little Beacon Blog was sent an anonymous tip that Maggie’s lease was coming up, and it wasn’t looking good. In this epidemic of rent hikes in Beacon, ALBB went in to interview Maggie for the story. She was asking $199,000 for the sale of the business and hoped the prospective new owner would keep the name. She also said she wanted to work for the new owner: “Oh yes, I would put in a couple days a week working. Just to give me something to do. I want to walk in as an employee, and walk out the door for the day.”

After the interview, ALBB wrote about the prospect of Mr. V’s closing if they didn’t find a buyer. Once that article published, a flurry of activity happened, and some suitors emerged.

When ALBB went to check on Maggie a few weeks later, she seemed pleased with the situation. The new lease was manageable and went month-to-month, yet she scoffed a little (with a smile) that people had the impression that Mr. V’s was closing. Despite Maggie’s quotes in the article saying that it was for sale and she wasn’t sure if she would keep it open if the lease couldn’t be worked out or a new buyer found. A year and a half later, she’d kept it open.

Fellow Main Street Business Emerges To Buy Mr. V’s

One and a half years later, a prospective and serious buyer of Mr. V’s emerged: Cristhia Acevedo, owner and creator of Dulce Cielo MX, the Mexican food stall in Hudson Valley Food Hall. Like several other vendors who start out in Hudson Valley Food Hall, Cristhia needed to grow into a bigger space. Her eye was on a new space in a building being built now, but that was at least over a year off or more, depending on how construction went.

She needed to keep cooking, and Mr. V’s seemed like the perfect fit. Along her buying journey, Cristhia kept ALBB in the loop, sharing her joy and challenges along the way of the buying process. She retained an attorney, and worked with a local bank to secure a commercial loan. She got the bank’s approved to pay Mr. V’s $125,000, and she paid the downpayment to secure the sale until March 1, 2025.

Cristhia met the landlord of the building, who needed to feel comfortable with Cristhia as a new tenant. The building owner approved as well. The building owner talked to Cristhia about putting in new floors, and how Cristhia would work around that while keeping the place open.

At the time, Cristhia was ecstatic but cautious. She kept quiet and focused while the bank did their research on her, and she provided the bank with more and more homework. Cristhia only called ALBB (usually exploding with excitement through the phone) when affirmative approvals came in, or dates to move the process forward. “I did it alone! This was my hard work! Just with my clients and my food! I don’t have partners. Every dollar I have tracked and earned to be approved for this.” Sometimes, Cristhia still cleans houses if she wasn’t cooking at the food hall.

Plus, this woman to woman transaction filled Cristhia with pride. She told ALBB she felt honored to have this long running Beacon business trusted in her hands. She planned to keep all of the staff and Maggie, to learn from Maggie on how Maggie cooked her special bacon egg sandwiches.

Cristhia and her staff at Dulce Cielo MX are seasoned chefs of Mexican food, but the menu of Mr. V’s was going to stay the same. Cristhia was preparing herself to wake up as early as Maggie and the staff to open for the city employees and commuters who come early.

Edit 5/25/2025: Originally this article said the name would stay the same. But Cristhia was going to change the name, keep the menu, and add her Mexican menu to the top.

The Pivot On The Sale

With the deposit in, March 1st was the date in the contract when it all needed to be signed. The attorneys and the bank were working together to finalize the commercial loan. With money moving forward and a closing date approaching, Cristhia gave her notice at the Food Hall, that she was moving to a new location. She couldn’t lose any time with sales.

Word spread around with the regulars at the Food Hall that she was purchasing Mr. V’s, and the vibe turned celebrational. She held her last Taco Tuesday, and floods of congratulatory comments and sales came in.

But then things got quiet. Cristhia received a update from her attorney that the seller canceled the transaction of the sale. The week prior, her attorney had asked the sellers to hold off canceling, and requested to extend the closing date to allow the loan to process. Yet, the downpayment check was returned. Everyone’s work was done. The deal was dead.

The note taped to Mr. V’s window this week, announcing the sale to the 2nd buyer.

Today, a new note was taped to Mr. V’s window, telling about the final sale to the new owner. ALBB reached out to Cristhia to see how she was doing. “This hurts me a lot,” Cristhia told ALBB. “And I did it alone,” she said again today, but in a different tone. Somber. “Just with my clients and my food. Because you know I don’t have partners. Is hard for me. I’ve been on a roller coaster of emotions.”

After learning that the new owner entered into this about 3 months ago, Cristhia said: “At the same time she was negotiating with me; that’s not having professional ethics. Because they wouldn’t have wasted my time, that’s all, and my money because I paid my lawyer. And it was something serious.”

At this stage, Cristhia finds comfort in reflecting on her employees who support her behind the counter, her customers. She continues to be open for now in the Food Hall. So go eat that birria.

Dulce Cielo MX will be open in the Hudson Valley Food Hall until Cristhia finds another location, which she is searching for now, but another tenant is slated for her stall. “Business is business,” she told ALBB. “It’s water under the bridge. I’m moving forward, but it was a bad experience for me.”

New Ownership

Last week, word on the street started spreading that Mr. V’s had sold. This week, with the note on the window going up, thanking the customers over the years, saying that Jean and Maggie sold the deli on May 15th, 2025, chatter is starting again.

ALBB popped down to Mr. V’s today to ask Maggie about the first buyer, and what happened. But the new owner Pat was there, standing outside on the sidewalk looking at the storefront, imaging how he was going to clean up the sign (several birds nests have been left behind it). He said he’d been talking to a marketer about maybe a new logo.

Maggie, he said, was out of the deli for a few days and would be back soon. A well-deserved vacation, perhaps? Maybe, he answered. When did he begin his interest? About 3 months ago, he answered. Did he know of another buyer that was involved? He did not, so could not speak to it, he said.

A resident of Beacon with kids in the district, he says that this deli is his new full time job. He was looking forward to a change in careers. Pat confirms that Maggie and the staff will be staying on. So everything should remain the same for customers. So go get that bacon egg and cheese on white.

Editorial Note: Documents supporting the details of the first potential sale have been seen at ALBB’s request for this article.

Editorial Update: After this article published, comments were made at Facebook primarily by a core group of people. Some of them were threatening in nature. Some of them may have been deleted by those who left them. Screenshots of them have been made and saved by ALBB. Those comments can be seen here.

The Piggy Bank Is Back. The Business Backstory Behind This Revival

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Photo Credits: Photos of Building on the Left: Meghan Spiro.
Photo of Co-owners Greg Colon and Kamel Jamal: Katie Hellmuth

You’ve been reading about the new Piggy Bank around the webs here, here, and here. There is a depth to this revival. A meaning to its renovated significance from two food veterans on Main Street: Kamel Jamal (Beacon Bread, WTF, Ziatun, The Station Dispensary), and Greg Colon (Draught Industries). An unlikely pair to some, but a star-aligned connection for those who know them.

In the olden days of Beacon (version 14 years ago…which are “new/old” years for those who have lived here longer), there were a handful a restaurants you could choose from. Your choices were the Piggy Bank, Brothers Trattoria across the street for pizza, calamari and chicken parm. Further down Main Street was Sukhothai. Max’s on Main was still Max’s. Xin Xing, the Chinese restaurant next door was open (then closed, then just reopened). Ella’s Bella’s as a brick and mortar didn’t exist yet - it was just Carley delivering her rock-salt topped chocolate chip cookies to coffee shops like Bank Square.

There was a burger joint, a diner (not the Yankee Clipper diner but a straight up counter diner), BJ’s Soul Food, a café serving as a lunch spot, the Copper Roof Deli, Mr. Vs, a few ice cream spots and more pizza options. Draught Industries didn’t exist yet.

And then the tipping point started in Beacon. More people started moving here and tourism was increasing. The Piggy Bank closed and became Dim Sum Go Go and then The Vault. Hudson Valley restaurateur Kamel Jamal transformed the little faceless diner into Beacon Bread Company and WTF with a gorgeous interior (the storefront on the right is Beacon Bread as country-cottage bohemian, and on the left: WTF as plush upscale boho, eventually blending to become one restaurant). He then opened Ziatun, the Palestinian-owned Middle Eastern food haven.

Both eateries are decorated in what has become Kamel’s signature blue chairs and affinity for booths.

Draught Industeries, the bar opened by Greg Colon, who is the co-owner of The Piggy Bank 2.0.
Photo Credit: Katie Hellmuth

Draught Industries, from Greg Colon, opened in what felt like a mysterious hallway with oak wood floors down by Kennedy’s Fried Chicken. It was narrow, warmly dark, lined with brick, and offered an unusual menu of craft beer with curious descriptions one didn’t see in these parts. Then Draught offered a very limited menu, and it became the first spot for regular Editorial Meetings for A Little Beacon Blog as we developed our collection of the Things To Do In Beacon Guides.

Years later, Greg boasts to ALBB of Draught’s California-style tacos: “Draught has the best Mexican food in your entire life. At least in Beacon.” But don’t tell Dulce Cielo MX he said that…

Former Owner of the Vault, Tony, Says Goodbye

Former owner of the Vault, Tony DiSarro and his wife Fran. After the closing of the sale to Kamel and Greg.
Photo Credit: Katie Hellmuth

During ALBB’s interview with Kamel and Greg to learn about their partnership for the Piggy Bank revivial, The Vault’s former owner, Tony DiSarro, and his wife Fran and their dog, walked in. Tony confirmed that they were retiring. “We want that 4 month break. We always got a phone call on a Friday night. No matter how good you keep your infrastructure.” Tony worked full time as a professor at the West Point specializing in constitutional law.

“We have a lot of wonderful memories here,” they told ALBB. Fran lit up at the number of celebrities they met and hosted during film productions at the eatery. “We met lots of celebrities with filming here over the years, and people coming in. Neighbors. That's the apart of it I liked a lot.”

Tony was unimpressed with the celebrities, but Fran continued: “Ben Stiller! He put in those green plants that were around the patio. When they came in to film here, they liked these plants better.” Ben Stiller’s plants in the Piggy Bank 2.0 did not remain.

Beacon Entering Its 2.0 Era

CO-owners of the revived Piggy Bank 2.0: Greg Colon and Kamel Jamal.
Photo Credit: Meghan Spiro

Beacon’s “tipping point” phase is a full tidal wave now. “Old Beacon” is known as “the locals,” and “New Beacon” is in its “New New New Beacon” stage, which is a mixture of new residents and regular day-trippers. Rumors started that The Vault was closing or selling.

“We have always been entrepreneurs with dreams. Business people. Like-minded industrial people; always talking about the next thing. We are constantly talking with each other. This was put in front of us.”
— Kamel Jamal, Co-Owner The Piggy Bank

Over at Draught, Greg’s wheels were turning. The idea of buying The Vault popped on in his mind. Greg and Kamel have known each other for years, working together in the restaurant industry. It had been a while since Kamel had been to Daught, but he and his wife Lena had been out walking one day, like they do between their latest acquisition of the Old Beacon Police Station across the street, which they transformed into The Station Dispensary (in a smoking blaze of irony), and Beacon Bread.

The Piggy Bank 2.0 location with patio. Located across from Kamel’s property, The Station Dispensary, and down the block from Greg’s Draught Bar.
Photo Credit: Meghan Spiro

“I saw Kamel on a Saturday,” Greg told A Little Beacon Blog. Kamel picked up the next sentence: “The stars all aligned. There was no reason to be at Draught that day. I hadn’t been there in one year. As we walked by, Lena (my wife) and I made eye contact. I said to her: ‘Let's go in and say hi.’”

Greg spotted them. They chatted, and then Greg put it out there: “What do you think about The Vault?” The idea spawned. Kamel cocked his head and said: “I'll call you tomorrow.”

Greg and Kamel, standing in front of the custom designed, hand-carved bar of The Piggy Bank 2.0. They are holding a golden pig, which has become their signature and logo.

“We have always been entrepreneurs with dreams,” Kamel told ALBB. “Business people. Like-minded industrial people; always talking about the next thing. We are constantly talking with each other. This was put in front of us.” Tony had approached them 3-4 years prior about buying it, they told ALBB. But the timing back then wasn’t right.

What makes their partnership work? “We have specialties that are far different from one another,” Greg said. “Kamel is by far the most experienced, proven success record. From my eyes. He knows the kitchen.”

For Kamel: “Greg’s OCD is great. He's like looking at Matrix with this guy.” On a successful business partnership, Kamel continued: “Key to a successful project is the players. Playing your role to the best of your ability. Trust and faith in who is on your team. Don't correct them. Encourage them. Be willing to learn at any moment at any time.”

While the Renovation of the Piggy Bank was still under construction, it was entering and winning wing competitions. Pictured here are Adam Sternberg, who is heading up the kitchen, and co-founders Greg Colon and Kamel Jamal.

Greg continued: “There is not jack of all trades, master of none. That's what makes a successful partnership. And the trust factor. Once the trust factor is gone, it doesn't exist anymore.”

It’s hard enough running a business on one’s own. Having a business partner can be a blessing and a challenge at the same time. Customers will usually never see under the hood with the details, but the partnership is vital to the business continuing forward.

Kamel explained: “In this agreement, we honed in on these things. Respect for one another in so many different ways. Respecting each other's feelings. Intuition is vital. I can't go into a work environment and not have that. His feelings are real.”

The public and customers may not know it, but Kamel’s and Greg’s friendship existed for years prior. “We developed years of organic friendship. Nothing binding us. It happened organically. Makes it so much better. We know who we are individually. I know what kind of person Greg is. And he knows me.”

The Renovation

The golden pig of The Piggy Bank 2.0.
Photo Credit: Meghan Spiro

“There’s always nerves. For me, it changes. Nervous at first. Then it turns into pure excitement; into fun things. Picking out the bar counters. Then closer to execution, more excitement. You need nerves.”
— Greg Colon, Co-Owner The Piggy Bank

For this interview we sat out on the back patio of what was then The Vault in November 2024. I looked out at the empty patio chairs, envisioning the overhaul that was about to take place, and asked them: “Do you ever get nervous? Or are you just forward motion, ‘Let's go…I see what it looks like.’”

Greg answered first: “There’s always nerves. For me, it changes. Nervous at first. Then it turns into pure excitement; into fun things. Picking out the bar counters. Then closer to execution, more excitement. You need nerves.”

Kamel answered next: “Every time I do this, the excitement starts. When does it start? When the hammer hits the nail. Then I say what the hell was I thinking.”

Piggy Bank Co-owner Kamel Jamal in front of the new bar that was hand-carved for the space. This photo has been recreated above with the completed bar and Co-owner Greg Colon in the photo.
Photo Credit: Katie Hellmuth

“We're creators,” Kamel continued. “The fact that we have this ability to create something. It's never the destination for me. It's the journey. We live day to day happy, sad. The final destination of life is 6 feet under. It’s the journey for me. The process. So many different emotions. It's exciting. Once the doors are open - it’s at another level after the doors are open.”

The Piggy Bank is open now, but at the time, the partners were making one big decision: “We are moving the bar,” Kamel stated. “We are making a bigger bar, that is for certain. We are claiming local Beacon business. We need a locals bar.”

Lena Jamal, wife of Kamel, during the renovation.
Photo Credit: The Piggy Bank

While there are bars with a locals vibe in town, Beacon was once home to 300 bars back in a day. There was a hole after Max’s on Main closed and became the marble covered, historic renovation that is now Lyonshare - as beautiful as it is. The spot was known for TV programing of old movies and sports. The day of that opening, ALBB readers demanded to know: “But is there a TV. Will there be sports.” At the time, ALBB could not get an affirmative confirmation. But now we know: No TVs with sports at Lyonshare.

The Sports TV. One of many inside of the Piggy Bank 2.0. TV programming continues while bands play live music.
Photo Credit: The PIggy Bank Video Screenshot

Over at the Piggy Bank: “YES,” was the single-worded answer when ALBB asked about sports and TV. In fact, now that the bar has been moved from the back of the room to the long side wall for more dancing and bar standing, there are more than one TV with sports. Lots of sports. And live music.

In fact, Kamel told the Chronogram: “We did the design ourselves but put a lot of intention into it, such as using oak furniture to represent the wood we use for smoking, and creating an old-fashioned bar that was made to look like it’s been there for a hundred years. It’s basically a sports bar but bougie; a place that has a welcoming South Carolina elegance, but there are also TVs at the bar.”

Opening Day

The Piggy Bank 2.0 opened last Saturday to a great crowd. It was one of the busiest Saturday’s in Beacon of the spring season, and people were buzzing about who went to the Piggy Bank’s opening. If they didn’t get to go, they said, they knew they were coming in soon.

On the menu, in the Handhelds section alone, there is a strong southern pull. Starting with Buttermilk Fried Chicken Breast with Pickles, Malted Buttermilk Mayo, Crisp Greens and Sweet Potato Bun; Tenny Hot Fried Chicken with Buttermilk Fried Chicken Breast, Nashville Hot Dust, Kicked Up Slaw, Teller Sauce, Pickles and Sweet Potato Bun; a Veggie Burnt End Grinder with Burnt Walnut & Chickpea Ends, House Sauce, Pulled Mushrooms, Kicked Up Slaw and Seeded Sub Roll; and a Nashville Hot Catfish Po’ Boy.

The kitchen has been separated into Chicken, Pork and Veggie to respect different food choices, as well as the ability to honor religious restrictions. The kitchen is helmed by Adam Sternberg who is no stranger to Beacon and once led the kitchen of a Beacon eatery who replaced The Copper Roof Deli where he was sprouting his own quinoa in the basement. Wappingers also misses Adam, as he closed The Hog, but Wappingers Rises, who used to live in Beacon, arrived promptly to the Piggy Bank, kids in tow.

Currently open every day except Tuesday, keep your eye on the Piggy Bank’s Instagram for menu features and celebrity sightings of locals themselves coming back for more.

The revived Piggy Bank 2.0, with new bar, floor, vibe and menu.
Photo Credit: Meghan Spiro.

The moved bar, to be longer.
Photo Credit: Meghan Spiro

Chinese Restaurant Reopens, and OG Beacon Is Here For It

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Left: Owner of the building and Chinese restaurant, Fa Tuan Ni was spotted behind the counter by a previous regular, the artist Teron Wright.
Right: Chinese character painted onto the side of the building: “Strength”

Fa Tuan Ni, owner of building and the Chinese Restaurant known as Xin Xing at 250 Main Street, has fired up the burners again and opened as promised on March 1st, 2025. The Beacon Internet is excited. Beacon-grown basketball player Elijah Hughes said on ALBB’s Instagram: “U can shakeback from anything in life.” Beacon-grown rapper TonyEChandy commented “Best Chinese spot in Beacon.”

Chef Drake KellzyLieu Hall said: "They're not new to this, they're TRUE TO THIS!"

The daughter of the artist Teron Wright who stopped in to the restaurant on opening day after delivering a piece of commissioned art to a collector who lives in Beacon.

On opening day, the Beacon-grown artist Teron Wright declared: “One time for the one time lol…They tried to shut us down but we back like we never left.” Teron had been delivering a commissioned piece of artwork to one of his collectors who lives in Beacon, and “figured why not grab me and my daughter a meal while we was in town,” Teron told ALBB.

“For those asking,” Teron reported on his own Instagram, “OG still behind the counter,” meaning, Teron was impressed and excited to see the familiar face of Fa Tuan Ni.

After a pause, Fa Tuan Ni gradually made changes to his building, which included painting the facade red and adding new characters to it that say “Peace” on the front of the building and “Strength” on the side of the building.

The Chinese character painted onto the front of Fa Tuan Ni’s building: “Peace”

Fa Tuan Ni can be seen on the outdoor fitness circuit, where he jogs up to the Beacon High School track to do calisthenics, or drops and does a few sets of 20 right outside his building on the sidewalk. In case anyone needed a dose of morning motivation.

The Return: New Fu Xing Chinese Restaurant To Re-Open March 1st

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Like a 🐦‍🔥 phoenix, the Chinese restaurant at 250 Main Street next to Key Food is reopening on March 1st. True to the message stenciled on their building: #strength

This news first published on ALBB’s Instagram, and the comments were matched:

_elijahhughes: U can shakeback from anything in life

tonyechandy: best chinese spot in beacon

thegreenbowlny: Yessss

libgaza: I hope they don’t change the name. Never been there, but I loved the name.

chefkellzylieu: They’re not new to this, They’re TRUE TO THIS!!

kaydiane27: Omg! :-D

flexinoverzeke: YESSSS

bigmeechavelii: @_elijahhughes 🔥🔥

OPEN! Nami Yum Yum Opens Inside Of The Hudson Valley Food Hall In Beacon On Main Street

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Nami Yum Yum Is Open!

Neighbor Trina of Tara Fusion approves of the fried pineapple and sticky rice.

Jamie Klotz has opened her food stall in the former Nico spot inside of the Hudson Valley Food Hall. Hers is a blend of Latin/Asian food, and "whatever inspires me at the moment."

The menu will change as she feels it with her flavors and customer feedback, while keeping certain dishes in a regular rotation. The most popular order at the moment is the Sushi Sandwich, which wrapped in nori that comes with your choices of fillings: chicken, steak, spam, sausage or veggie. Nori is a sheet of dried seaweed used to wrap sushi rolls and other dishes, which is a staple in Japanese cuisine.

The Puff Crispers with spicy pickles, Yum Yum Sauce and crema look delicious. Be sure to try the Al Pastro Pork Belly with pineapple, kimchi, achiote, rice and egg. Enjoy a light dessert of Ambrosia!



Indeed, Big Vinny’s Pizza & Donnoli is Boarded Up and Seems Closed For Now

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A reader wrote into A Little Beacon Blog, asking if Big Vinny’s & Donnoli was closed. A few days after the question, the eatery was boarded up. A few days after the boards went up, scaffolding went up. The scaffolding goes across Big Vinny’s space and halfway across the church By God’s Grace Ministries. The church celebrated 23 years in 2020, as reported by ALBB at the time.

Photo Credit: Katie Hellmuth

This is the same row of buildings where Mr. Alvin Bell’s Unisex Barber Shop Salon was, before the storefront was consumed in fire and never re-opened. Neighbor John the Cobbler also endured smoke damage and was closed for several months before being forced to move out (they are currently housed in the affordable housing apartment complex behind Mountain Tops). ALBB reported on it in this article: “That Time A Lease Termination Notice Giving 3 Days Notice Was Taped To The Boards Of John's Shoe Repair Shop After The Fire Months Prior”

Miss Vickie’s Music was also located behind the shops, in a little apartment that endured no smoke damage. However, most if not all of the tenants were forced out of their homes by the landlord, according to letters they received that ALBB reviewed.

Finding apartments for the same rent was difficult for some, who tended to be elderly. Indications of renovations are up where these apartments are, as pictured here with new materials on the ceiling of the tunnel-like hall leading to the residential units.

Miss Vickie still works in Beacon at the Towne Crier managing their sound board for open mic and other performances while keeping the sidewalk clean. The phone number listed for Big Vinny’s is disconnected, and the Order link at Facebook goes to a broken page. Google says it’s open. ALBB reached out to Big Vinny’s last week but received no response.

Big Vinny’s has been popping up on Sundays at the Beacon Farmer’s Market with a vast and delicious spread. ALBB has confirmed that they were not there last week, and not scheduled to be there this week. Looks like we need to keep our eyes open for where we see Big Vinny’s next!

Photo Credit: Katie Hellmuth

Inside The New Old Max's - Lyonshare Public House - During Their Soft Launch Party

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We see you peeping! And it’s not at the leaves, but through the new windows of the eatery that used to be Max’s on Main, after its complete transformation under new owners and has opened its front doors to welcome you into what is Lyonshare Public House.

The once warm, dark and cozy Max’s, adorned all year with Christmas lights accompanied by live music and Karaoke in the back corner, has completely transformed its look to be an equally as warm, white, brassy, dare we say “fancy”. The “f” word in Beacon (“fancy”) is to be used carefully, as some people in Beacon like fancy but not too fancy.

Lyonshare, brought to you by new co-owner Bud Schmeling, is like a gentle hand taking yours, telling you it’s OK to step into this beauty; to surround yourself with this white marble, brass table and toilet accents, and bistro inspired lighting, with notes from a black piano rising lightly from the former music corner. There may be no TVs, but you have your hand-held mini-computer phone device to watch anything from!

This spot might be referred to “The New Old Max’s” for a little white, much to any new business owner’s chagrin. But that’s how it works in Beacon. A property is known by its former personality for a time until it settles in, makes its own roots, and spreads out.

The Soft Launch Party

Attending Lyonshare’s soft launch party were a few local business celebrities, notably Terry Williams (some may know her as Terry Amoroso Greenough) and Vince Lemma from Antalek and Moore, as well as Jon Lombardi and Janelle Cruz from Carter’s (Carter is their young son). You may recognize Atticus Lanigan from her previous work with Beacon Farmers Market and trash and recycling. She’ll now be making sure you have a most pleasant dining experience. You may recognize other faces from past eateries, like Homespun, who were happy to find work in the new restaurant.

What Is “Lyonshare”?

The name Lyoneshare, Bud explains, pays homage to Capital John Lyon, “a legendary figure who navigated the waters of the Hudson River for 71 years never missing a day,” which is painted onto the portrait of the Captain hanging near the bar. Bud tells A Little Beacon Blog that he wanted to root the restaurant in the local, and was drawn to the river.

The captain was devoted to commanding ships from a young age, and was good with people. He was known to have celebrities on his ferry, including Babe Ruth and Theodore Roosevelt. John Lyon said to Theodore Roosevelt when he was running on the Bull Moose ticket: “You should have stayed at home. You shouldn’t break up the party.” You can read more about the captain here.

Much like Max’s, Lyonshare has a literary vibe. This space may inspire wordsmiths who care to pause to read the framed articles hanging on the wall. From the poem “O Captain! My Captain!” by Walt Whitman to past media coverage in the Village Voice of Bud’s former restaurant Black Betty in Williamsburg just before the tipping point turned over that Brooklyn neighborhood. Co-owner Bud Schmeling (pictured below) is an English major, for those who majoring in English is notable and sparks a fire deep inside them.

The Bathroom

Regular readers of A Little Beacon Blog may know that we love a good bathroom in Beacon. Some of the best are at Reserva Wine Bar, Beacon Bread/WTF, and The Beacon Movie Theater (at one point StoryScreen). The bathroom at Lyonshare does not disappoint. It comes with a fancy little antique lock on the door knob, and a real fancy faucet. Notable to old time Max’s patrons are the doors of the bathroom, which once had XX and XY to indicate Female and Male bathrooms. The doors now simply read TOILET and anyone is welcome within.

The dark green walls feel like a nod to an Adirondack green, which is common in these parts. Not sure ALBB has seen a bird perched on any other toilet rolls in Beacon.

Do take note of the oyster bar! Lyonshare is not messing around. While this was a soft launch night, and these photographs did not capture anyone in action just yet, you can see the layout.

For those who loved the paper on the tables for drawing with crayons, you will still have your paper. Though paper is associated with fancy, the striped napkin rolls on the table indicate it’s OK to get messy and comfortable.

The menu for the soft launched was scratched in pen. While it was a short stay for ALBB, there was a young child who was enjoying the Buttermilk Fried Chicken with Tart and Creamy Slaw and Biscuits very much.

The first menu has been released, which you can see here:

Beacon Bread Co. and Ziatün Invite You To Share Beauty, Power, Resilience of Palestinian People One Year Since Genocide Began

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Artwork by Adam Osterfeld

You are invited on a journey to share the beauty, power, and resilience of Palestinian people and culture as these Palestinian-owned businesses commemorate a year since the genocide began.

Kamel Jamal of Ziatün and Beacon Bread Company, his wife Lena, and members of his family will prepare a traditional Palestinian supper. Music will be played by John Vergara of Lord of the Strings.

Capacity is limited to 40 seats at each seating, so be sure to book your tickets on Eventbrite asap, and bring a friend!

Click to Reserve for 5pm

Click to Reserve for 7:30pm

Editorial Note: Ziatün and Beacon Bread Company are sponsors of A Little Beacon Blog’s Restaurant Guide. ALBB posts this with support, pleasure and in partnership.

Christmas In July 6 Month Holiday Advertising Sale With A Little Beacon Blog

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ATTN Main Street Storefronts!

Winter is the hardest time for all of us. It’s a time when businesses need to get the word out the most, but budgets are low as tourist traffic dies down and snow shovels are out.

ALBB is offering a Christmas In July sale on advertising! For Main Street Businesses only.

Lock in 6 months of advertising now and enjoy the promotion onward. Partner with us each week to get the exact message out you want.

WEEKLY AD PRICING

REGULAR $200/month
HOLIDAY SALE! $170/month
BEST DEAL $150/month (Discounted Sponsor Subscription program auto-billing)

INCLUDED

Storefront Photo
A square photo (your choice) of your business placed in the shopping guide + Logo.

Photo Gallery
A few pictures of your establishment.

Event Listings
List any and all of your events, and get them listed in ALBB’s Things To Do weekend newsletter.

Newsletter Weekend Feature
Guaranteed placement in our weekend newsletter, known as the “Things To Do In Beacon Guide” or “Retail Therapy Guide.”

Weekly Instagram Post
We will pull a photo from your Instagram every week & re-share it to our Instagram! Sometimes, we will come in & take photos of things we love & share them with our readers as well. *If you have a photo & specific writing that you want us to share, please email it to us by Wednesday of each week.*

Member Meetups
A monthly member networking meeting (optional)

Rumor Quelled: Restaurant Replacing Max’s Won’t Be A Steakhouse It Will Be Renovated Americana - With Oyster Bar!

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After the sale of the building that housed Max’s on Main went through, rumors swirled faster than a Hudson Valley micro-burst that the new restaurant would be a steakhouse. “It’s going to be like Peter Lugars! What has Beacon become!?” lamented some Beacon people, as they shook their heads, convinced that the last of the old Beacon restaurant bars were gone.

They weren’t totally wrong. The building that housed Joe’s Irish Pub on the other end of Main Street was sold by an generations deep Beacon citizen to new landlord realtors, one of whom branded herself as a “Social Justice Advocate Working at the Intersection of Philanthropy and Real Estate” who has since evicted an elderly man who is nearly deaf who was living there under Section 8 eligibility, as well as attempted evictions on others. Beacon’s Good Cause Eviction Law failed that man.

The doors are down at Lyonshare, making way for the new double doors.
Photo Credit: Katie Hellmuth

Joe’s Irish Pub was replaced by Momo Valley, which moved from its vendor stall in the Hudson Valley Food Hall, a spot known for being an incubator of food businesses who eventually leave the nest for bricks and mortars of their own.

The building that housed Antalek and Moore Insurance Agency was sold by a generations deep Beacon citizen to a new owner, which ended the location of longtime Roma Nova (but find Roma Nova on Route 52 (Fishkill Avenue)! where Roma Nova permanently popped back up!), the barber, Bratt’s Florist, and Dutchess Community Outreach, who also offered a food pantry, were also pushed out by price and landlord negotiations. Dutchess Community Outreach did pop back up around the corner on Eliza Street. These are recent examples of businesses clinging to Beacon as they secure new leases when buildings turn over.

“I Can Assure You It Will Not Be A SteakHouse” Says New Owner

Enter one of Beacon’s newest building owners, Bud Schmeling, who bought the former Max’s building at 246 Main Street. “I was the manager of Peter Luger Steak House. That’s probably why people thought this would be a steak house. I can assure you, it will not be a steak house,” Bud told A Little Beacon Blog, after he reached out to this publication to quell such rumors and give us the inside scoop on his vision.

This building was not the first that Bud considered. “I was looking at other places,” Bud told ALBB. “Dogwood was for sale. We talked to them.” Dogwood, co-founded by former City Councilmember and current artist/builder George Mansfield, ended up selling Dogwood to local multi-real estate property and business holder, Brendan McAlpine.

Bud continued: “I came across this [246 Main Street]. Richie and his brother wanted to retire. They were ready. They left on their own terms. I have a good relationship with Richie. He has been helpful in the transition. No one came in and ran him out.”

ALBB can attest that Richie and Harvey Kaplan were selling the building before Harvey’s unexpected passing. Years ago Richie even asked ALBB if we wanted the building, to turn it into a hotel! We can barely pay our own electric bill and countless Roblox dollars to our kids, let alone college savings accounts. So we passed on the opportunity.

Were there Residential tenants OF the building?

The building has apartments upstairs that were low income housing. They were not in the best shape, but at times, employees became tenants. In fact, one of the older employees who was facing eviction from his apartment above the former Joe’s Irish Pub after its new owners came. He wasn’t being evicted for not paying rent. Those landlords wanted to increase his rent, so mounted a legal campaign to evict him. He was considering one of Richie’s apartments as a place to land, but settled elsewhere in Beacon, knowing the move would be temporary with the pending building sale.

Bud explained to ALBB: “As far as the tenants go, there were only a few left. Some of them actually worked for Richie. He gave them many months notice that he was selling the building and it needed to be vacant. That was the stipulation of the sale. They all had ample time to look for new lodgings, and we permitted them to stay as long as needed until they were settled. No one was upset or surprised as they knew early in the year that Richie sold the building. There weren’t any evictions. It went very smoothly.”

246 Main Street To Be Renovated To Original Historic Look

A photo of 246 Main Street from decades ago.
Photo Credit: Beacon Historical Society

Bud’s plans are to restore the building to its original look, based in part on a photo he found from the Beacon Historical Society. Did Bud know that the building had recently been designated historic, and that Richie and Harvey objected to the City of Beacon doing that? Fearing that it might hinder the sale of the building since any upgrades would need to fall within historic code which tends to be more expensive?

“No,” Bud told ALBB. “These are the plans I had for it anyway.”

Milk Washing Everything - Flipping The Look From Dark To Light

Former patrons will experience a total change from the outside to the inside of the building. According to a photo held by the Beacon Historic Society, the building was white washed with black windows.

“It is called milk washed,” But explained, “where you’ll see the original red brick under the white coating.” This aesthetic will be inside and out. The infamous dark wood bar is being replaced with a white quartz top. Regulars who were used to sitting in the warm wood might experience a pleasant surprise of fresh white quartz.

The tin ceilings will remain, but are being changed from black to antique white. The front door entrance will be grander, with double doors that are almost twice the height. The kitchen has been completely ripped out. “We need to keep it to code, so all of it is getting redone,” Bud confirmed. Outside the kitchen, where the service station used to be, will be the oyster bar. Bud showed this to ALBB by placing his body in the middle of the corner and spreading his long arms to approximate the size. His eyes lit up as he envisioned the events they could have around the oyster bar, with a similar bench layout of seating down the living room side of the restaurant.

The restaurant will be called Lyonshare.

Will It Be A Hotel Upstairs?

As Bud is renovating the building, ALBB asked him where he is staying. Did he buy something? Is he renting? “Rent is worse here in Beacon than it is in NYC. Finding someplace to rent has been difficult. I’m still searching.” Will he make himself an apartment upstairs? “The building is zoned as a hotel,” Bud told ALBB. “I think eventually it might be a hotel. Right now, we are just wanting to get the restaurant open. Maybe in 6 months we want to figure out what to do up there. Everyone I talked to thinks that would be a good idea.”

Bud says he is heartened by the sense of community in Beacon, and those in the restaurant business who want to help him. “All the other restaurant owners. People from Carter’s. The bar people. Everyone has been super helpful. They offered a list of vendors. I feel the sense of community. That has been very refreshing.”

Bud’s Entertainment, Music and Arts Background Will Bring More Things To Experience In Beacon

Bud opened Black Betty in Williamsburg, in 2000. Williamsburg at that time was undergoing a massive transformation, from blocks and blocks of garages - literal garage doors everywhere with bands playing behind them sometimes - to a neighborhood with baby strollers. “We were one of the first bar/restaurants in that first wave.” When they closed earlier than anticipated in 2009, one publication described Black Betty as “among the first of North Brooklyn’s early gentrifiers to be driven out of the neighborhood.”

In an article capturing what seemed to be a dramatic closing nine years later during a lease negotiation dual, Bud was quoted as saying: “‘We were definitely the first of a new breed of Williamsburg bars and performance places — and I don’t see something truly replacing Black Betty,’ said co-owner Bud Schmeling, whose intimate concert venue and attached Middle Eastern restaurant has drawn acts including Sharon Jones and the Dap Kings and Antibalas for free shows.” The food was also described as North African and Mediterranean.

Bud says he is digging into Beacon as his place of residence, plans to be at the restaurant every day, and intends to join the Elks Club. He was manager at Peter Luger for 14 years. After that, he was manager at Gage and Tollner. “It is there I met Adam Shepard,” Bud expands, “who was the executive chef and is designing our menu at Lyonshare.” Bud is also currently a senior writer at the award winning Victory Journal, a quarterly on sport and culture.

Are The People Of Beacon Satisfied?

Prior to this article publishing, ALBB described Bud’s stated plans to a focus group person who was committed to believing the rumor of the steakhouse concept. After a blink, the focus group person reflected: “Well, Beacon needs a steakhouse.” Proof that these Beacon people cannot be satisfied.

Based on Bud’s culinary and life experiences, seems like this renovation is going to bring another breath of fresh air to the block, which is flanked by Palestinian owned Ziatun, Isamu, Homespun, with Healthy In Color for carefully nutritionalized juices and salads across the street.

Looking forward to the reveal!