VIDEO: Permit Driving: Gatekeeping Bathroom Breaks
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It’s the return of the Permit Driving Series on A Little Beacon Blog. In this episode, the child becomes the parent as she gatekeeps the bathroom breaks.
Sponsor this series any time 😉
Updates On School Improvements On All Schools - From Air Conditioning To Turf To HVAC To Playgrounds
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Summer Construction scene at the Beacon High School where a softball field used to be. Softball and baseball fields are getting turn and improvements to their conditions.
Photo Credit: Katie Hellmuth
Photo of the inside of a connector pipe for the new upgrade work at Beacon High School.
Photo Credit: Katie Hellmuth
As the school year gets closer, summer construction continues on planned projects of the Beacon City School District's Capital Project approved by Beacon voters in 2024. "This is a complex, multi-year project that addresses a wide range of improvements across the district," BSCD's Superintendent Matthew Landahl wrote to district families in his Weekly Update email. "This capital work helps cool our buildings, modernize our entryways and internal PA and fire systems, and brings upgrades to some athletic facilities and the Seeger Theater at BHS. It positively impacts all of our students and staff in our schools."
For those new to the district or are reading from afar, the Beacon City School District has 6 schools: 4 elementary schools, 1 middle school and 1 high school.
Bonus Gift for finishing this article: You get to watch a video of a cat pouncing for a frog or mouse in the marsh stream at Beacon High School. Scroll down!
Upgrades That Have Happened Or Are Underway:
According to Dr. Landahl's update, the following improvements have completed or are in progress.
All 6 Schools:
PA and Fire Alarm systems will be replaced. Current systems will be used while replacement upgrades will happen at night during the school year.
Beacon High School
The HVAC (chiller) has been replaced at Beacon High School.
The boilers are being replaced.
New lighting infrastructure and new curtains coming soon the Seeger Theater. Look for this to be complete in late winter.
Softball and baseball field improvements. Baseball infield is getting turf and the outfield conditions are being improved. Smaller softball field is also getting turf. Look for this to be done next spring.
Glenham Elementary School
The boilers are being replaced.
New playground equipment being installed, possibly into September.
Sargent Elementary
New playground equipment being installed, possibly into September.
JV Forrestal (JVF) Elementary
New playground equipment that was part of this project was installed in years prior.
South Avenue Elementary
New playground equipment that was part of this project was installed in years prior.
Rombout Middle School (RMS)
Playground equipment additions delayed at Rombout Middle School. A new timeline will be developed for some play upgrades at RMS this upcoming year.
Projected Air Conditioning Work and Cooling Centers
There are intentions to air condition the cafeterias and gyms in all 4 elementary schools and the middle school. Dr. Landahl explained: "Our original plan was to add cooling centers in the cafeterias and gyms of our four elementary schools and Rombout Middle School. We decided to expand the project and add air conditioning to additional classrooms at all five schools.
“We do not have the funds to fully air condition all of our schools, but this will be a great help. Adding classrooms to this project has increased design complexity and necessitated improvements to the electrical infrastructure in some of our buildings, so we are adjusting the timeline."
Delay On Entryways
All entryways at the schools was going to be revamped (Glenham's was completed last year), but "we could not get assurances that the work would be completed by the start of the 2026-27 school year," Dr. Landhaul said. "Some of the materials needed for this work have been experiencing long shipping delays. This work will now be completed in the summer of 2027.”
Delay On Tennis Courts
“Our tennis courts were slated for resurfacing this summer, but we are delaying the work until the summer of 2027. The proposed schedule had the work running through late October, so we devised a better schedule for next summer that will have less impact on the tennis teams' schedules.”
Pool At Beacon High School To Reopen Soon
After a successful and impressive emergency rescue of a student by the Beacon Fire Department on April 28th whose finger got stuck in a small opening in the side of the pool, the pool at the high school was closed in order to repair it after the fire department cut away part of the pool to free the child. Dr. Landahl explained that the district is working with their insurance company and a pool contractor to finalize a timeline to complete the repair work, and re-open the pool at a later date to be announced.
Mental Health Remains Unprotected At Newburgh-Beacon Bridge; Man Jumped Saturday 8/22/26, Leaving Note and Dog Behind
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Advisement: This article contains reference to taking one’s life. If you or someone you know is thinking of self-harming, please pause and call the local Help Line by dialing 988 from your phone. This is the Suicide and Crisis Lifeline for Dutchess County. They are open 24/7 every day of the year. Call: 988 or Call or Text: 845-485-9700 or Call Toll Free: 877-485-9700.
On Saturday, August 22, 2026 at 11:19am, a man jumped from the Newburgh-Beacon Bridge, according to an investigation by the New York State Police. “Troopers from the Montgomery barracks responded to a 911 report of a man floating in the Hudson River near the bridge in the Town of Newburgh on Saturday, Aug. 22, at approximately 11:24 a.m.,” the New York State Police press release stated a day later on Sunday, August 23rd.
Before doing so, he left a note and secured his dog to the bridge walkway, reported MidHudson News. The next day on Sunday afternoon, The Daily Voice reported from the New York State Police that the man was 59 years old. The Daily Voice and the New York State Police reported that he was taken to Montefiore St. Luke's Cornwall Hospital, where he was pronounced dead.
MidHudson News reported that he survived, and locals tell ALBB that sources told them that he initially survived the fall, but died on the way to the hospital.
All sources reported that The Dutchess County Sheriff's Office Marine Patrol Unit recovered the man from the river. According to the scanner, 4 water rescue teams were called in. According to the MidHudson News, the Dutchess County Sheriff’s Office Marine Unit was in the area. MidHudson News also reported that the dog and note were “quickly retrieved by the deputies in the DCSO Enforcer II boat.”
The man’s identity was not released, and the New York State Police say that the investigation remains ongoing. Locals tell ALBB that the dog is being cared for by family.
This is not the first time a person has attempted this, as it is fairly regular. In May 2026, the Beacon Police helped prevent a man from doing the same on the bridge. Last September 2025, a woman jumped from the other side of the bridge which has no raised barrier while people driving by watched helplessly. Access to this action is due to low barriers on the bridge, despite a partial raised portion on the east-bound side.
Suicide Prevention Fencing
Climb and suicide prevention fencing is included in the $93.8 million contract New York Bridge Authority (NYSBA) approved for the Bear Mountain Bridge in February 2026, the first new concrete deck for the Bear Mountain Bridge since the 1970s. The fencing was a result in part of advocacy from Lorraine Lein and groups like the American Foundation for the Prevention of Suicide, the Highlands Current reported.
Cold Spring Farmers' Market Relocates To Hudson Valley Shakespeare Festival This Saturday Only
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On Saturday, August 22, 2026, the Cold Spring Farmers’ Market will relocate to the Hudson Valley Shakespeare Festival at 2015 Route 9, Garrison, NY for this weekend only.
This is the first year in the Hudson Valley Shakespeare Festival’s new location in its newly constructed theatre, which you can read more about here.
Normally located at Boscobel House and Gardens, this farmers market shopping experience will remain beautifully idealistic, and is only a short scenic drive away from where locals normally go. Shoppers will find fresh meats and eggs from Eggbert’s Free Range Farm, as well as fresh berries, produce and rice. Baked goods from Challah Pixie and All You Knead will also be there. Fresh cut flowers Six Dutchess Farm usually attend.
Graduate In Criminology And Current UPS Driver, John Maraia, Voted In As Police Hire Before Attending Academy And Pending Medical and Fingerprint Results
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Photo Credit: Image of Police Department and vehicle is from the City of Beacon Police Department Facebook Page.
On the night when cybersecurity professional Dustin Benedict was provisionally appointed before starting the Police Academy, which was the evening before the media reported that the City of Beacon had been victim of an alleged phishing-based hack that exposed numerous private documents from the computers of various departments including City Administrator, HR, and Finance, as well as personal documents of former employees including fire and police, the City of Beacon made a second provisional appointment of another police officer before he started the Police Academy: John Maraia, currently a UPS delivery driver and a graduate of SUNY Cortland with a Bachelor’s Degree in Criminology, lives in Mahopac and graduated from Yorktown High School.
These two hires leaves one more vacancy in Beacon's Police Department, a number seen as a triumph as the City of Beacon has struggled with retaining and securing officers. In December 2024, at the suggestion City Administrator Chris White, who suddenly retired in March 2026, Beacon began a $5,000 Referral Bonus program to incentivize new hires.
During the appointment of these two candidates by Chief Thomas Figlia, Councilperson Amber Grant clarified that this would close the gap to one vacancy left. "That's correct," the Chief replied.
"Are we going to have a party?" Councilperson Amber asked, which was followed by laughter.
"We'll have a party when there's zero vacancies," Chief Figlia answered.
The appointee John Maraia did not attend the evening in person, but was presented to be voted on. The Chief begin: "John's not here this evening because we are this close to completing his background check." The Chief made a tiny inch symbol with his index finger and thumb. "But we can't swear him in tonight. We would like to vote on him pending his completion of his medical and his background check because the next meeting is going to be too far away for us to get him in, get him his initial in-house training before the Academy, and get him to the Academy on the 14th of next month [September]."
In person, the Chief stated in his presentation before City Council: "He's passed the testing in the written form…We are waiting his results of his final phase of his background check, which is the fingerprints. They actually might have come back today, but the system was down all day. So, we kind of got a knife in the back on that one. The final part of his medical exam should be available probably by the end of this week.”
John was voted in pending his clearance of the incomplete requirements, pending the results cleared.
Beacon Provisionally Appoints IT And Cybersecurity Professional, Dustin Benedict, To Police Department Before Completing Police Academy
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On Monday evening at the 8/17/2026 City Council Meeting, the night before the Highlands Current broke the story that the City of Beacon's computer files of multiple departments and retired employees had been hacked and published as a result of allegedly not responding to a ransom note, the City of Beacon hired Dustin Benedict, an IT and Cybersecurity professional and field technician from the local computer firm Fisch Solutions, before he attends or completed the Police Academy, making his appointment contingent upon that successful completion.
The hire is a professional appointment, as he needs to begin and pass the Academy, which will begin in September, Beacon's Police Chief Tom Figlia stated at Monday evening's City Council Meeting.
"Dustin has passed all of our rigorous testing, the agility, our background standards, including a polygraph and psychological assessment," Chief Figlia explained to the City Council. "I have selected he will attend in-house training until the beginning of the Academy in September. I request that we approve him for hire tonight.”
Dustin lives in the Town of Wallkill and graduated from the Newburgh Free Academy. He earned his Bachelor's Degree in Information Technology with a Minor in Cyber Security from Mount St. Mary's College.
"Which are certainly skills that we could definitely use in the police department," Chief Figlia reflected.
The Chief then expanded on further connection between Fisch Solutions and the City of Beacon: "A fun little piece of Beacon history. When the founder of that company was 15, he created Beacon's first website.”
A second candidate, John Maraia, was also presented to be hired, and had passed all of his testing, but his background check of fingerprints was pending, as the system for that was down all day, the Chief said. "We kind of had a knife in the back on that one." He also would begin the Academy at a later date.
After Councilperson Amber Grant asked about the timing of the tests and checks for the appointment, City Administrator Ben Swanson said: "I would just add that the resolution for John does reflect that is contingent upon his successful completion of those two remaining items. So if either of those were not to be the case, then the resolution that you voted will ultimately be voting on in a moment would, even if it passes, would not appoint him successfully.
Councilperson Amber responded: "Okay. Yeah, I'm comfortable taking that approach based on just the timing constraints that are in place. And I know the Academy is only a couple of times a year. So as long as the resolution is as you said, clearly states that if those things don't come back as clear, that this person would not be appointed."
City of Beacon Computer Files Hacked And Published On Dark Web After Ransom Note Allegedly Ignored
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Personal and financial information "for hundreds of current, former and retired city employees, including police officers and firefighters" has been published on the dark web by the hacker group RansomHouse, the Highlands Current reported today. Documents that the newspaper say they have reviewed "appear to contain the contents of computers used by the City Administrator, Building Inspector, Finance Director, Tax Assessor and Human Resources Director, among other employees."
There have been several Building Inspectors in recent years. Beacon’s City Administrator Chris White retired unexpectedly in March 2026, stating that his final day would be in June. However, he was on leave after his announcement through April, and never returned.
According to a message the paper found, the hackers allege that they informed the City about the breach, but did not get a response: "Dear management of City of Beacon, we were waiting for you for quite some time, but it seems that your IT department decided to conceal the incident that took place in your company.”
The article stated that City Administrator Ben Swanson gave a statement that the City is aware of the incident, but that statement is neither at the City of Beacon’s Facebook page nor the City of Beacon’s Police Facebook page.
RansomHouse allegedly said that they hacked in on July 23rd, and allegedly announced that they did so on August 6th. New York State's Cybersecurity Incident and Ransom Payment Reporting law requires municipalities to report breaches and ransom demands within 72 hours to authorities, and to people whose data was compromised within 30 days. Authorities include the state Division of Homeland Security and Emergency Services, the Division of Consumer Protection, the Attorney General, and New York State Police.
The state law also states that a ransom payment be reported within 24 hours of payment, and that a ransom payment explanation within 30 days of payment.
Two Iconic Trees Removed By Arborists From Beacon's High School Track
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On August 6th, 2026, while the Beacon City School District was undergoing final phases of major updates and improvements scheduled in its Capital Plan on all school campuses, two iconic trees in the high school track along Matteawan and Verplanck were taken down by arborists.
A Little Beacon Blog has reached out to the district for confirmation on the source and reason for their removal, but has not received a response yet.
Meanwhile, the jagged, tall tree stump of which the tree broke last March next to the bleachers on the walking path by the track remains up. Several other trees along that path also have bare, dead branches in the canopies. The BCSD has not yet confirmed to ALBB as to whose trees those are - the City's or the District's.
Beacon's Tree Advisory Committee Responds to Question Of Tree Management Plan
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A Little Beacon Blog reached out to the City of Beacon’s Tree Advisory Committee Chair, Andrew (Andy) Bell with the following question: “Has the Tree Advisory Committee made recommendations to Mayor Lee Kyriacou or past City Administrator Chris White or current City Administrator Ben Swanson about tree management solutions? Such as regularly pruning tree branches that look diseased or weak?”
On July 30th, a large tree branch fell onto Beekman Street; more branches fell two weeks later in Memorial Park, with more still after Sunday’s high-wind rain storm. Dead branches remain in several trees. In the video published below, the small tree branch that fell on the Memorial Park hill fell onto what looks like freshly mowed grass. Hope the Highway Department guy on the mower isn’t under more trees with actively falling branches. Usually the fall season means leaf foliage, but it’s looking like full branch coverage in Beacon.
Andy responded to ALBB that on August 11, 2026, the City of Beacon applied for a grant that if received, could lead to a management plan.
On Monday, Andy told ALBB: “The City has applied for a grant Urban and Community Forestry Tree Inventory - Round 17 UCF 2026 to do a tree inventory which will include a tree management plan. We submitted our application on 8/11 and hope to hear word later in the fall if we were successful in or bid.
“If so, and we're optimistic, this will give updated maps and information on approximately 2,800 trees in the public right of way throughout the city (street trees, park trees, etc.) and basic information on species, size, visual health assessment, canopy cover and other data. That will be used to create a management plan, including maintenance, new plantings, and removals when necessary. There will be a public outreach component as we build that plan and look forward to engaging with residents to let us know what they would like and any ideas they have for their street and park trees.”
That grant reads: “Project Types/ Practices Bids must be for one of the following practice types:
A) Traditional Street/ Landscaped Park Tree Inventory/Assessment;
B) Street Trees/ Landscaped Park tree inventory/assessment using ground based remote sensing (terrestrial LiDAR)
C) Forested Natural Areas Inventory/Assessment;
D) Community Forest Management Plan; or
E) a combined bid of a Community Forest Management Plan
D) and one of the inventory/assessment methods (A, B, or C).
“Bidders are allowed to apply for one inventory/assessment project and one management plan per application. Bidders are limited to one application. Each practice has different requirements as reflected in standards and specifications. Bidders should carefully review the practice information below, and the pass/fail eligibility criteria contained in the Guidelines to avoid disqualification.”
More Tree Grants
There is a different grant, Department of Environmental Conservation Urban and Community Forestry Program 2026 Community Reforestation (CoRe) Grant (Round 2). “That [one] focused on reforestation and not maintenance of individual trees,” Andy told ALBB. “It might be something that we could use for our more natural areas like the University Settlement Camp or Hiddenbrooke Park. We won't be applying this round. I've heard there could be grants available for maintenance in some special situations like widespread disease, but I think generally it falls to the municipality.”
The grant eligibility requirements above the above mentioned reforestation grant state that tree maintenance and planning are ineligible for use of those grant funds if awarded.
On page 25 of the Bid Document / Request For Applications, guidelines state: “Funds cannot be used for real property (land) acquisition; maintenance of individual trees; or trail planning, design and construction. Costs considered ‘maintenance’ of tree after the commissioning period are not eligible.”
The City of Beacon’s Plan and Budget For Preventative Tree Pruning
The question remains: what is the City of Beacon’s plan and budget for preventative measures for the increasing amount of large tree branches falling in Beacon on City owned and maintained property? Some of the large trees that have been falling, like this one along Matteawan Road in March of last year (2025) and the two removed this year near the track, may be on Beacon City of School District property. ALBB reached out to the District for confirmation, but has received no response yet.
Things To Do In Beacon, NY 📅 08/15/2026
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More Tree Branches Falling In Beacon - This Time Public Parks - What's The Plan?
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As summer progresses, rainfalls included, more tree branches have been falling throughout the City of Beacon. The water is draining slowly into the ground, and Friday night, at least two major tree branches fell in Memorial Park. One in front of the Highway Department hut, and the other near a baseball field and where the volleyball players set up nets. Mothers often sit beneath those trees nursing their babies or spreading a picnic lunch.
The last fallen tree branch that A Little Beacon Blog reported on was on Beekman Street at the base of the lawn of the Hammond Plaza community, not even a month ago on July 30th. The year prior to that, an entire tree fell further down the sidewalk block of that lawn.
Last week, two iconic trees were removed by arborists at the Beacon City School District track, along Verplanck at Mattawan.
Does The City Of Beacon Have A Tree Management Plan?
This tree near electrical wires with dead branches is at the Beacon Bears Football field in Memorial Park.
The City of Beacon has been designated a “Tree City.” Mayor Kyriacou is strongly advocating for the development of the Rail Trail through Beacon, which will bring more tourists, but will disrupt land usage here by private landowners and businesses who lease land and will lose their parking lot.
Use of the public parks such as Memorial Park and Green Street Park have been increasing with volunteer based sports recreation leagues of all ages, and kids activities, such as the Kid Day Camp that the Beacon Parks and Recreation Department hosted at Memorial Park. Not to mention the new free movie screenings also from the Beacon Parks and Recreation Department through a partnership with Story Screen. And of course, the gathering for the 4th of July fireworks.
The City of Beacon does have a Tree Advisory Committee who in theory is assigned with tasks, but the Committee has not presented to City Council in some time, unless it is having a public ceremony to plant a tree along Main Street or other designated spot, or to carry out their successful backyard tree program.
According to the City of Beacon’s website, the Tree Advisory Committee is responsible for the following items. It is unknown at this time if the Tree Advisory Committee has made recommendations to Mayor Kyriacou or former City Administrator Chris White or current City Administrator Ben Swanson about regular tree pruning work, to be on the offense with aging trees.
Making recommendations to City Staff regarding removal, pruning, or planting of public trees;
Maintenance of a citywide inventory of trees in public spaces;
Development of a Tree Master Plan for the City of Beacon;
Promotion of tree maintenance citywide, and educating the citizens of Beacon about the benefits and care of trees as well as threats to tree health;
Organizing an annual Arbor Day celebration (this is a requirement of being designated a “Tree City”);
Assisting various City departments regarding issues of tree planting, removal, and replacement throughout Beacon.
The fallen tree branch further into Memorial Park by the baseball field is one of the older trees. Next to that older line of trees, baby trees have been planted, perhaps to replace the aging trees beside them.
As the winds blow into the next season, what is the tree management plan for Beacon, as the large limbs fall?
Lolo's Boyfriend Show Opens At Savage Wonder - Edinburgh Fringe Winner Of ICI Audience Choice Award
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SHOW DATES:
Thursday September 3rd
Thursday September 17th
Times: 7:00pm
Location: Savage Wonder, 139 Main Street, Beacon, NY 12508
Buy Tickets Now >
Arriving in September for two dates only, Lolo's Boyfriend Show opens at Savage Wonder at 139 Main Street Beacon. Written and performed by Lauren O’Brien, Lolo’s Boyfriend Show is winner of the ICI Audience Choice Award at the Edinburgh Fringe, shortlisted for Best Production, and featured Off-Broadway at Playhouse 46.
Lolo’s Boyfriend Show is an irreverent, soul-baring solo performance following Lolo as a dream European tour unravels, sending her back to suburbia to confront love, loss, and a trail of unforgettable exes. After her punk cabaret tour collapses, Lolo returns home, surrounded by the ghosts of past relationships—from The Yogi to The Addict to The Cowboy. A promising new romance sparks a deeper reckoning, as she navigates heartbreak, identity, and the possibility of a different kind of happiness.
This bold and cathartic performance blends humor, vulnerability, and sharp storytelling into one unforgettable night.
“Bold, cathartic, and irresistibly entertaining…”
– ICI Review
“…tragically funny writing, sickeningly relatable scenarios…”
– Hot Take Reviews
“…fearless and raw….”
– Brian Thomas, Emmy Nominee/Award-Winning Director
“There’s a crowd of people on stage – but only one actor…clever, funny, and poignant…highly recommended!”
– B. Jeffrey Madoff, Madoff Productions
“…layered and introspective…Lauren O’Brien tackles a demanding role with commitment and energy…”
– Theatre & Tonic
Lauren O’Brien (Writer/Performer) has performed regionally in To Kill a Mockingbird (Mayella), Angels in America (Harper), and A Wrinkle in Time (Mrs. Whatsit), among others. She was a founding member of director Polina Klimovitskaya’s avant-garde theatre company, Terra Incognita, where she co-developed the original work Ophelia Tapestry. Lauren co-wrote a punk-cabaret album, The Devil’s Girlfriend, which toured throughout Germany. Her first solo show, Jaxx & Lolo, won awards for Best Show and Excellence in Multi-Media at the NYC Frigid Festival.
About Savage Wonder
Savage Wonder’s founding is rooted one veteran searching for a creative sandbox, and has become a permanent home for art that rewrites expectations. Savage Wonder is not here to help veterans. It exists so veterans and first responders can help the arts—and the invitation is simple: Come play.
Savage Wonder's emblem is the octopus — strange, nimble, many-armed. Its logo is a splash—paint, wine, or blood, depending on the eye. Both reflect the spirit of the place: intimate, surprising, whimsical, and alive.
About This Event Listing
Lauren O’Brien sponsored this event listing, which is an investment in local, independent journalism. Click here to learn how to sponsor your event on ALBB.
Corn Festival 2026 In Beacon - Get Down There!
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🌽🌽🌽 Corn Festival Sunday is here!
Strong-arm ringleader Joyce Hanson of the Beacon Sloop Club is back on the phone 📞 calling everyone to make sure they are prepared.
Many organizations will be there. Mothers Out Front Dutchess County has a table. Says Sandi Stratton-Gonzalez, the Education Consultant for the group: “The water and air are intimately connected to one another. We, the plant’s humans, interact with the air and water with every breath we take! In Dutchess County we continue to pollute both, burning waste in an aging incinerator that is often down for repair. We are on the precipice of change! We have an opportunity to reduce waste, build a circular economy and end our reliance on plastics.”
Clearwater, the advocacy sloop who recently made headline news for their statement participation during the Tall Ships parade on July 4th; RiverKeeper , the tireless advocacy group protecting clean water; League of Women Voters; and lots of other environmental groups.
Who else will be there? We asked longtime event coordinator, Joyce Hanson, what to expect at this year’s Corn Festival: “Artisans, painters, potters, good food, an ice cream truck, and wonderful free children’s activities. Children can do free crafts at the Children’s Area, up by the Corn Husking, where we have 2 amazing volunteers who work so hard. Glenn and Mary Arnold will be corn husking.
“Alice Matthews will be there as well and is famous for her crafts. She is providing free crafts for children. She has been working on it for a month. This event is family oriented. I encourage people to come. Bring a blanket. Bring chairs. Hang out by the river. Listen to the music. Our event is sustainable. Nothing will be sold in a plastic water bottle. Free admission. Spend the whole day at the park.”
ALBB will be there with face painting, discounted for any kid living in Beacon, NY.
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"What Happened To The Record Shop?!" Hudson Valley Vinyl Is Still Here - Real Estate Background On Previous Location
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The boxes of vinyl records in crates out on the sidewalk of Hudson Valley Vinyl have moved down a few blocks to 323 Main Street. A few months ago, Hudson Valley Vinyl put out an Instagram message that declared that their landlord was seeking “Soho prices” for rent and that they were moving. That Instagram post seems to be unfindable now. A local newspaper who wrote about the relocation focused their announcement of this move on rent look-backs of rent at various shops on Main Street.
A Little Beacon Blog has chosen to look back at real estate history for the former location: 267 Main Street.
“In his time as a tenant, Reisman said that 267 Main, a two-story structure which spans six storefronts, has had three owners,” the owner of Hudson Valley Vinyl told the newspaper. “The most recent sale, according to Dutchess County records, came in 2024 when Vinit Jobanputra of Westchester County purchased the building for $2.94 million.”
Previously at 267 Main Street, when owned by Vincent Satriano, the building was targeted by Mayor Lee Kyriacou under the administration of City Administrator Chris White to be designated Historic in July 2021. Th property owner of 267 Main Street was one of 9 commercial property owners to object to the designation, and along with other property owners, submitted a strongly worded letter of objection. However, Mayor Kyriacou ignored his objection and got the votes from City Council members at the time to override him and the other property owners, thereby designating the building Historic.
Vincent’s letter of objection is re-published below. ALBB published it the first time in 2021. This year, 2026, Mayor Kyriacou targeted an original set of homes he wanted to designate back then, but tabled because of all of the objections from homeowners. Buildings that are designated as Historic can face significant financial and time-related challenges when updating or modifying their buildings.
This year, when Mayor Kyriacou tried again, some of the homeowners may not have received the notices of the intended Historic designation. One homeowner did object, but her objection email was ignored, until she re-forwarded it after her house was being written into the Historic designation resolution legislation. Several of those homes were designated Historic as well.
Replay of the July 2021 Objection of the Historic Designation of 267 Main Street is below:
July 2021
Mr. Christopher White City Administrator
Dear Sir,
I received your letter regarding our building located at 257-267 Main Street, Beacon and the City’s interest in re-designating our property as a ‘historic-property.’ I’d like to give a brief background if I may. Our company “26 East Main Street, LLC” purchased the property sometime around last August/September of 2020. We had been in contract to purchase for more than a year dating back to the summer of 2019! Once Covid hit, our closing was put off numerous times due to constant rescheduling of engineers, attorneys, banks, title companies, etc, all due to the pandemic. Then when we finally closed, almost 2/3 of the units were either with expired leases, unpaid rents, and/or vacancies as well as many other neglected items left unaddressed in/around the property for more than a year as a result of absentee-management. I am happy to report, that after an incredibly difficult, painful, costly, and challenging year, we are finally just starting to see some light at the end of this very long and dark tunnel, hoping for a better 2022.
We have been in property management and development for approximately 20 years. We purchased this property for (2) reasons; one- to manage as existing for a period, two- for the possibility to develop. There are (3) properties immediately neighboring us to the West on both street corners that have been completely built new, and a third currently under construction across the street and a few doors from the gas station. After removing former buildings, all of these brand new buildings are beautiful and greatly enhance and add value to Main Street. These owners rightfully enjoyed the freedom from restriction to develop their properties as we hoped and expected someday to have same, and feel otherwise would be greatly unjust.
We spent a significant amount of money investing in Beacon and this property. The justification for the large investment was solely based on the possibility to rebuild on our property as the aforementioned neighbors have. By adding this designation to our property, that opportunity seems greatly diminished, if at all.
After consulting with our attorneys, we have arrived at the conclusion that we are strongly against this proposal and do NOT want this designation/restriction/limitation placed on our property and further feel it will greatly devalue our investment, and doing so against our will (especially in light of all we just sent through the last (2) years) would just add further salt in our wound.
Please strongly consider NOT placing this unwanted designation on OUR property against our will, further causing financial damage and hardship to our already struggling investment.
Thank you for your time and consideration during these challenging times. Sincerely,
Vincent Satriano
26 East Main St, LLC
Hudson Valley Vinyl told the newspaper the amount of the rent they left after their lease expired, and what the new rent could be: “Reisman had been paying $2,720 monthly on a lease that expired today [the article was published July 31, 2026]. He said Jobanputra offered a three-year extension at $3,500 per month — a 29% increase — with additional 5 percent increases in Year 2 and Year 3. (When contacted for comment, a property manager said: ‘The family does not wish to discuss their business with the media.’)”
What Is Normal Rent For A Business On Main Street?
Rents in general on Main Street have averaged between $2,500-$4,500, with the lower end being in properties that are not fixed or maintained by property owners, or are in old leases. ALBB knows of higher rents that retail businesses endure, which forces their prices for customers up in order to sustain their businesses and payrolls.
Cited in the Current’s article about the record shop was property owner Joe Donovan, who said that he and his wife own several properties on the other end of Main Street, for a total 24 properties in Beacon. Joe told the newspaper: “One hundred percent of why I’m here is to be part of urban revitalization, to make walkable, mixed-use, diverse Main Streets a public good,” Donovan was quoted by the newspaper. “To me, that’s fun.”
Donovan and his wife evicted their tenant, Tito’s Taqueria, at the west end of Main Street toward the train station, after an inspection from the Dutchess County Health Department triggered a City of Beacon Building Inspection. That inspection resulted in requiring that the property owner fix the beams in the basement that were supporting the kitchen above, which had been destroyed over time by wood-boring insects. Tito’s filed a lawsuit for wrongful lease termination and eviction.
Before the eviction, Tito’s had been paying less than $2,250 and was in contract negotiations to increase that rent and continue business. However, after the eviction, Donovan advertised the empty space for double the rent at $4,500, without having fixed the property yet. The City of Beacon’s Building Department required that he fixed the flooring before opening the space back up for use. Prospective tenants were offered a few months of free rent if they signed on while the building owners brought their building up to code for that violation. While one tenant did sign on, the property remains unopened and that former restaurant unit under construction.
Back To Hudson Valley Vinyl
The record shop has a nifty little website. On the home page, an illustration of a record travels down with the scroll as the reader finds more information. It’s cute. Creates a bit of animation that doesn’t happen on the mobile scroll. It’s worth visiting via desktop to experience it.
A helpful FAQ section exists on the home page as well. One of the best questions on it is: “Are you a Hudson Valley vinyl record store?” Go learn about all that Hudson Valley Vinyl offers.
Upon their “We’ve Moved!” announcement on Instagram, neighboring business, Binnacle Books, said: “Amazing, welcome to the best block in town.” Esteemed music critic, Nate Chinen who used to live in Beacon and currently writes “words about sound” for WRTI / NPR, identifies as ex-NYT, is the author of a Substack, The Gig, and is the author the book, ‘Playing Changes: Jazz For the New Century,’ said “Can’t wait to check the new digs. (Congrats on heaving all those boxes and crates into place)”
The First Little Beacon Business Blog Squad Goals Mingle Is Complete!
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Last week’s first Little Beacon Business Blog Squad Goals mingle is complete! Ignore the date that said 8/9. It was to be last month, and we postponed to August, only to be met with accidentally putting it on the same night as Beacon Hoops playoff games which one of our mini ALBBers was playing in. Fortunately, the rain came ☔️, and despite best efforts/desires to leaf blow the rain off the courts, Beacon Hoops rescheduled to this Sunday 🏀 and we stayed in Estilo Y Vino Wine Bar.
This mingle was for business members of ALBB (Things To Do In Beacon Guides and Business Directory), and non-profits are welcome to join at a discount rate! Everyone needs marketing and to support their local journalists and media outlets.
Joining the table was Kimberly Sevilla of HVAC company Shelter Air, therapist Kristen Verge , and Reuben Simmons of I Am Beacon. We avoided the dreaded question: “What do you do for fun?” because for business owners, working is usually 24/7, and sometimes IS fun. But this question prompted us to actually want to go line-dancing at Billy Joe’s across the river (would be nice if the ferry was reinstated to get there without car!). So the next Business Blog Squad Goals mingle might be there.
Kimberly, who is a firefighter in Cold Spring when not booking HVAC jobs, has also been racing in her sail boat on Summer Fridays. Kristen wants to do more collaging, so ALBB may also have a Vision Boarding party for possibly everyone. Need a creative space like That Creative Space to get messy in.
The wine at Estilo Y Vino was delicious as always. ALBB wanted the Chianti because of its promise of Violet Fragrance with a hint of Cherry Notes from Tuscany, Italy. Yes please. But the bottle was out and owner Elizabeth’s recommendation of another Italian suited just fine.
Watch ALBB’s new Event tab to see when our next mingle is. We will be at Estilo again!
Start your business membership any time!
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The City of Beacon entered into a contract with Legal Services of the Hudson Valley to provide increased access to Beacon tenants facing eviction. They may also be able to help with sources of rent arrears assistance. Call the paralegal, Steven Mihalik at 845-253-6953 to inquire.
Dutchess County Helpline. Open 24/7 to take your calls, listen, and give you resources.