In Response To SNAP Cut, Carter's To Give Away 20 Free Thanksgiving Meals - Details, Menu & Signup With ALBB

/

Chef Jon Lombardi, owner and creator of Carter’s Restaurant at 424 Main Street, is one of the longest running financial supporters of A Little Beacon Blog. Jon and Katie go back, way back to when he was managing the original Vault, and she had her office and community space in the Telephone Building in 2017.

Together, they cooked up ideas on how to give people great experiences with great food. They’ve been through a lot together through those years. They have parted ways; they have come back together; they have endured the current crazy political climate.

To preserve his sanity, Jon makes one thing clear: “No politics.” This is their understanding. But. He enjoys having his headline news at ALBB delivered to him in person or over the phone from Katie (as many advertisers do…check-ins down Main Street is common for Katie to do any day of the week).

One rainy Thursday morning before Halloween, while Katie was jogging outside and Jon was shopping for food to cook that day at his restaurant, he asked: “I don’t think I remember things being so political. Why are people so political these days?”

Katie answered: “I think it’s because things keep impacting people’s every day lives. Parts of how they live their lives are being taken away or threatened, and because of that, they have to speak out. Like, my friend is going to lose SNAP, and that upsets me. So I am going to speak out.”

Not everyone is familiar with the SNAP acronym. “SNAP?” Jon asked. “What’s that?”

“Food Stamps,” Katie answered. “They are turning off in November because of the government shutdown.”

“Sh*t,” Jon said.

“Yeah,” Katie said. “I qualified for them over the summer, and I experienced the feeling of going through the cashier line, and having to decide what to buy because not everything is eligible on that SNAP money card. Mayor Lee of the City of Beacon just announced they are going to issue grocery gift cards to SNAP recipients, and the Beacon Farmer’s Market always accepts SNAP dollars and doubles them, and they are figuring out what to do when the money doesn’t drop down into the card.”

Jon took a moment. “Well they are going to need Thanksgiving dinner.”

Katie responded, “Yes they are.”

Jon’s wheels started turning. His mind is very creative, especially when it comes to feeding people. Food is Jon’s love language. Finally, he started speaking again. “Tell them we are going to donate 20 turkeys. Is that enough? I’m at the store now. Let me price it out. They will be frozen, is that OK?”

Stopping in her tracks, Katie said: “Yeah!”

“Ok, Jon said. I’m getting prices. I’ll call you back.”

Jon did call back, and we started developing the plan of how to take signups. Then Katie said: “Jon - what if, maybe, what if maybe the people could also have some famous Carter’s mashed potatoes to warm up in the oven with the turkey. Just so that they can have some starch.”

Jon thought a minute, and then said: “Nah…because then I’d have to throw in apple pie.”

The menu developed from there. Jon’s catering brain fully engaged, and he thought out the entire menu that those in need can sign up for an pick up to cook at home.

Carter’s Restaurant will provide 20 meals to SNAP recipients or those in need. People can sign up for this meal using the form below. It is preferred if you have a SNAP card, but if you don’t, and you are in the middle of hard times, please reach out. Pickup will be the Tuesday before Thanksgiving at Carter’s at 424 Main Street.

Carter’s Thanksgiving Meal For Those In Need:

  • Turkey (thawed - you cook in your oven)

  • Carter’s Homemade Mashed Potatoes (made fresh, ready for you to warm in your oven)

  • Apple Pie (frozen, you warm it up in your oven)

  • Mixed Vegetables (canned veggies - you season as you like)

  • Cranberry (a can of that sweet cranberry mold)

  • 8 Dinner Rolls (hopefully you have leftovers for sandwiches!)

How To Sign Up

To sign up, please fill out your information below. We are prioritizing SNAP recipients, but if you are in need, please sign up. At this time, the distribution amount is 20 households. As Carter’s customers and ALBB’s readers are from all over the Hudson Valley, this is open to the region. Thank you.

Please email Katie of ALBB with questions: katie@alittlebeaconblog.com

SignUps Closed

We are SO glad we reached so many of you. The Turkey Meal Signup is closed, and we are coordinating delivery and pickup. If you filled out the signup form and have not heard from us, please check your email everywhere.

Happy Thanksgiving, Everyone.

Yes, Beacon Bikes Is Still Open! On Fishkill Ave. - E-Bikes and Service of Non E-Bikes

/

After the news that Bikeway is leaving its Beacon location on Main Street, people lamented it, expressed anger about the rent hike, and were quick to remind the community that Beacon Bikes is still open on Fishkill Avenue before it becomes Rte. 52. However, some people questioned if Beacon Bikes was still open, since the name changed from Pedego to Beacon Bikes, and U-Haul trucks are parked in their parking lot (an entrepreneur needs to hustle!).

A Little Beacon Blog went to owner Kyle Perrucci for confirmation, in addition to researching their website’s About Us page that also confirms their rebrand since expanding from Pedego to carry a wider selection of e-bikes at different price points. You may remember Kyle and Co. riding their Pedego bikes in the Spirit of Beacon Day Parade a few years ago. Kyle has also been newly hired as a Police Officer by the City of Beacon. Busy guy!

Here’s what Kyle told us after congratulating him on the hire, and asking about the rebrand: “Hi Katie! Thank you so much — I really appreciate it! Yes, I’m still the owner of Beacon Bikes. We rebranded from Pedego Beacon since we’re now carrying a wider range of brands — including some with a more affordable price point — and we’ll soon be adding non-electric options as well. I’ve brought on a sales manager, additional staff, and more techs so we can better serve the community. We work on all types of bikes — electric and non-electric — including tune-ups, flat fixes, and tire fills. We’re definitely sad to hear the other shop is closing — they were always a great resource and part of the local cycling community.”

So there you have it!

More from Kyle in his own words about Beacon Bikes, and the auto shop that used to be there:

Photo Credit: Beacon Bikes

“For over 60 years, our family has called this corner of Beacon home. What began as Cervone’s Auto Sales—a trusted hub for car sales and repairs started by my grandfather—has grown alongside our community and the changing times.

“As our passion shifted from engines to pedals, we transitioned from auto sales to Cervone’s E-Bike Rentals, giving locals and visitors a new way to explore the Hudson Valley. That journey led us to partner with Pedego as a franchise, where we introduced high-quality electric bikes to even more riders.

“Now, we’re proud to continue that legacy under our own name: Beacon Bikes. It’s our way of staying true to our roots while building something fresh and forward-thinking. Our mission is simple—make cycling more accessible, more affordable, and more fun for everyone.

“Beacon is our home. Bikes are our passion. Let’s ride.”




Bikeway Bicycle Closing Beacon store - A History of Leases - And Closer Look At 426 Main Street’s Landlord And Manager

/

Bikeway Bicycles & Mobility at 430 Main Street is closing its Beacon location, but remaining open in their 4 other busy and established locations in Wappingers Falls, Middletown, Montgomery, and Mahopac.

While this is a simple story of a bike shop not being able to carry the weight of what Beacon’s market claims to be able to bear, it is a larger story of the end of an era for a location that has been a bike shop for over 10 years. It is also the story of a property of which is part of neighboring storefronts and apartments that are suffering under a landlord and manager in order to keep their leases without experiencing threats of eviction, indecencies, and at least one family of raccoons that have also taken up occupancy. Under this rock, there are a lot of potato bugs.

Several residential tenants are connected to 426 Main Street who live in SRO apartments above, as well as commercial tenants on the ground floor, and a hotel room and rental business in some renovated apartments above that goes by The Beacon Hotel, which rents short and long term. One of it’s taglines is: “Not the usual hotel...Because its not really a hotel. Find out for yourself.”

The building owner, Beacon Main Real Estate Group LLC of Greg Trautman is currently being sued by at least one of the tenants living in an SRO apartment for not providing heat for a number of years, and has complaints from other tenants who also have not had heat.

There are reportedly raccoons nesting in one of the commercial spaces, ALBB has been told by multiple sources. It is unknown at this time if more raccoons or other animals are nesting in the residential apartments above 426 Main Street.

The 2017 Building Renovation Of The Beacon Hotel

Developers came in to renovate the left half of the building with the two towers, which opened in January 2017, and A Little Beacon Blog covered here. They kept the SRO units on the right side in the white part of the building. One of the original owners of that renovation was Greg Trautman, who had moved to Beacon from Brooklyn during this renovation process.

They opened a restaurant at the time, where famed and remembered Matt Hutchins, who has since passed, was touted as head chef. Since the shifting of property owners in the original investment group, the restaurant that is there now, Carter’s owned by chef Jon Lombardi, is different and not associated in any way with the building owner or property manager, aside from paying them rent of $9,400/month, as confirmed to ALBB by Carter’s owner, and goes up at least 4% in February, as it does every year as per their lease.

Of the original group of investors, Greg remains one of the original owners, and has since moved out of Beacon but remains hands on. The property is managed John Yarborough, who may also go by John Williams, who is a registered sexual offender on New York’s Sex Offender Registry under the name John Yarborough, and is listed as also living at 426 Main Street. Former female residents have told ALBB that Manager John Yarborough (Williams) has allegedly gone into their apartment rooms uninvited, and have alerted the Beacon Police to some instances, but police action is not taken, the former residents say.

Screenshot of the removed listing of 426 Main Street, The Beacon Hotel. The property includes the towers on the left, and the white apartments on the right.

The building was listed for sale this year in 2025 for around $4 million, but was removed according to LoopNet. According to the realtor Daniel Aubry who was aligned during the 2017 renovation, owner Greg is open to a sale, which Daniel thinks can go for $5 million because Manager John has been successfully collecting a high rent from the hotel rentals above.

Starting With The First Bike Shop In This Spot:
People’s Bicycle

Before that renovation, the original bike shop in this spot was set up by Jonathan Miles. There are several Johns on this block, so we will try to identify them as best we can so as not mix them up.

According to Realtor Daniel, Jonathan Miles built out the bike shop space from nothing to make People’s Bicycle in exchange for a $1/month rent with the owner at that time (prior to Greg). For people who like Beacon Trivia, Jonathan Miles was with a wave of people who were renovating old or empty shops on Main Street, and was involved in climate issues in the community.

This put him in the time of School of Jellyfish (of the sustainable architect Lily Zand, which had a hot chocolate studio in the building now owned by Luxe Optique), Zero2Go by Sara Womer (the original food composting company in Beacon which changed hands and was absorbed into Community Compost, which currently services the City of Beacon’s free compost program) Bikeable Beacon by Mark Roland (one of the early prolific bloggers in Beacon), and others. On the other end of town, another bike shop was open, run by Tom Cerchiara, who also owned the land surveying company, TEC.

Jonathan Miles then sold People’s Bicycle to Tim, who paid Jonathan rent for the space, while Jonathan held onto the original lease.

When Bikeway Took Over People’s Bicycle

While People’s Bicycle had a loyal following, Tim had a hard time earning enough income to survive on it. Winters were deadly dead. It could not survive on bike rentals alone, despite offering bike repairs with a selection of high end bikes to purchase. Jonathan wanted to keep it a bike shop, so they approached Doug at Bikeway to take it over, which he did. Tim went on to work for Doug in another Bikeway location. Doug continued paying Jonathan Miles the rent of $3,000/month until the end of their lease.

Once their lease finished, the building owner Greg approached Doug to propose that Doug pre-pay him a one year lump sum for a discounted rate. Doug agreed, he told ALBB, and paid Greg less than $3,000/month for the past year.

This Year, Bikeway Moves Out - Another Tenant May Move In

In the lease negotiation for a potential renewal, Manager John Yarborough of the current owner Greg Trautman approached Bikeway’s Doug to ask what rent amount Doug would like to pay Greg’s company Beacon Main Real Estate Group LLC. As a bike shop approaching winter, Doug could not go much higher than what he had just paid, so Manager John Yarborough moved on and did not renew the lease.

The Bike Market In Beacon

Doug and Tracy would like to find another location in Beacon. They have two thriving locations 15 minutes away from Beacon, where they employ multiple mechanics to service at least 4 bikes at a time, and have more bike inventory on the floor for people to buy that day.

ALBB asked Doug why he thought the bike shop on Main Street didn’t thrive in Beacon. He responded: “Beacon has a good bike culture, but it is still small. Tourism is not good for bike shops. People have their bikes already and get them serviced where they live. For locals, people in Beacon tend to keep their bikes and have older bikes. For new bike purchases, if someone came into our shop in Beacon, we would have to call one of our other stores for the color bike they wanted to buy.”

The shop in Beacon is small, did not require much upkeep from the building owners that Doug could not fix himself. This enabled Doug and Tracy to keep to themselves within the family of commercial spaces within the property. “We have our own entrance, our own key, our own security. No one can come in but Tracy and myself.”

Doug can see how another business would see the space, find it charming, and give their business a go. “We wish whoever comes in next the best.”

While their farewell letter states that their last day will be the end of the year, the building management has informed them that this Friday will be their last day. Says Bikeway’s Beacon farewell letter: “We love this town and the community, and the cycling culture that continues to flourish. Thanks to all of you who are making that happen - it’s awesome!”

In addition to their 4 other stores, Bikeway offers a Mobile Option. “The Big Yellow Van will be in Beacon 3 times a week for pickup and drop-off, saving you a trip and getting your bike back in 2-3 days. Call Wappingers at 845-463-7433 or email info@bikeway.com to schedule.”

Nothing could beat biking down to Bikeway for a quick and professional air re-fill of the tires when a home bike pump or air compressor just couldn’t do it. There is Beacon Bikes on Fishkill Avenue/Rte 52, but with the City of Beacon’s current reluctance to have a Bike Study to improve bike safety city-wide, biking down to Beacon’s other bike shop is a little further down on a busy road.

Cute Little Wood Paneled Storefront Eatery - 305 Main Street - Zips Through Tenants - Masa y Mezcal Is Newest

/

The cute little wood paneled storefront eatery at 305 Main Street was a luncheonette* from 1950-1965, then something(s) else, then Mud Club (wood fired bagels) moved in, which then turned over to Ember & Grain (flaky pastries, famous croissants and bread loaves), and will now be Masa y Mezcal (Mexican cooking and agave mezcal spirit). While high rents are a reality in Beacon, rent was not directly stated as the reason Mud Club or Ember & Grain left. According to Loopnet, the tiny but charming spot has reached $4,000/month for 980 square feet. \

*See ALBB reader Janice Sullivan’s comment down below for her family’s history of ownership of the luncheonette from 1950-1965.

Mud Club’s Tenure On Main Street

Mud Club was low key fancy, and reviews say the bacon, egg and cheese sandwich on a bagel was pricey. According to Boris at 101.5 WPDH, when reporting that the next bakery was closing, he said about Mud Club: “I last visited in June 2024 and ordered a bacon, egg and cheese with a coffee on the side and it was pretty pricey.”

While that article states that 2 more locations of Mud Club are open, their website has expired, and the Choronogram reported in March 2025 that Mud Club’s Woodstock location was closing and a new tandem restaurant pair was moving in up there. Their NYC Broom Street location’s Toast is not accepting orders.

About Ember & Grain

Meanwhile, Ember & Grain, who opened next, garnered quite a local following during the almost year that they were open. According to 101.5 WPDH, Ember & Grain opened that Fall of 2024, but by the following August 2025, they announced their store closure, citing "...other employment realities to consider now." They spoke of their "impending departure" while balancing baking deliveries of Sesame Polenta loaves. "The whole pastry program is being reconsidered as the new iteration of this project takes shape."

Said one fan, The Jersey City Realtor on their IG: "Gang I wish you all the best but that maple walnut croissant…it’s one of the best pastries I’ve had in my life and my favorite croissant of all time. 😢"

In a note to Ember & Grain’s loyal customers on Instagram, the owners wrote:

"Dear Friends and Our Beloved Community:

After several earnest months of building and running this space, we've made the incredibly tough decision to close our doors in their current form. While the exact date of our last day is still to be determined, we wanted to share this news openly as we begin to wind things down.

This experience has been equal parts challenging and fulfilling. While the retail chapter of our journey is coming to an end, this is not a goodbye to the spirit of what we've created. We're taking time to re-imagine what this project can look like outside of a physical storefront - with the same values, energy and care.

"We're so grateful to each of you who walked through our doors, shared your stories, supported us with your presence, and welcomed us into your lives and dining tables.

"Stay tuned - we're not done yet.

"With love and endless gratitude, Gabriela and Sean

Newest! Enter Masa y Mezcal For Mexican Cooking & Mezcal Spirits

Enter Masa y Mezcal! Also first reported by101.5 WPDH, the new Mexican eatery is bringing energy into the space. And en español un poco! Some of the Comments are already in Spanish. The craft mezcal, a smokey spirit made from agave in the tequila family. The alcohol specialty may help tip the scale of success rate for this new spot. Hopefully they are open by the Superbowl for the Bad Bunny performance. Remember, you can learn Spanish for free through the Beacon Public Library’s website via Transparent.

Said their opening announcement:

🎉Exciting News!🎉

Get ready to experience a modern twist on traditional artisan Mexican cooking. Masa y Mezcal is coming to the heart of Beacon, New York.

Specializing in craft mezcal.

Follow us for updates and sneak peeks!

Hasta pronto!

Beacon's Chase Bank Branch On Main Street Is Closing On December 10, 2025

/

Following a trend in Beacon, another large building will be empty as new residential/commercial buildings are being built: the Chase Bank at 404 Main Street will close on December 10th, 2025, according to a letter sent in the snail mail to Chase Bank customers and people who have visited the branch.

The letter encourages those who bank with Chase to visit their Fishkill, NY location at 15 Merritt Blvd. Some employees of the Beacon location will continue serving customers in the Fishkill location. Chase has announced closures all over the country as recently as July 2025.

A few blocks west, the Rite Aid that closed during its second round of bankruptcy remains without a new tenant, as big-box pharmacies are closing locations. Walgreens announced earlier this year that it is closing locations in what it calls “Footprint Optimization Program” - a program to reduce footprints into its stores across the country.

Newsweek reported: “In October, the company [Walgreens] said it would be closing about 1,200 stores over the next three years, including 500 in the current fiscal year that ends on August 31.

Declining sales of non-pharmacy items due to online delivery shopping contributed to Walgreens’ revenue loss. “In October 2024, Walgreens announced that it would be closing 1,200 stores over the next three years after reporting a net loss of $3 billion in its fourth quarter,” Newsweek reported. “This compared to a net loss of $180 million the year prior and primarily reflected charges relating to opioid lawsuits from previous years.”

Opioid lawsuits by individuals and municipalities seemed to have drained the pharmacy industry.

Two of Beacon’s original firehouses have been for sale, with one that went into contract in July 25, 2025: Mase Hook and Ladder at 425 Main Street, nearly across the street from Chase Bank. Around the corner on East Main Street, the historic firehouse Beacon Engine Company No 1. Firehouse remains for sale after the City of Beacon evicted the retired volunteer firefighters who used it as their community center, and is being presented as a historic Victorian property, as it was added to the National Registrar of Historic Places in 2004.

As the people of Beacon lose their patience with the unaffordable real estate situation in Beacon, ALBB Readers Reactions have included: 
Randy Casale
"A drug store should be there and use the drive through also."

Jay Nicholas
"To make way for an artisanal toothpick shop."

Chris Troy
"Nice building… be a shame if someone didn’t put a coffee shop inside it."

Michael Vierra
"Maybe Tacos or Coffee?...WE NEED MORE TACOS & COFFEE!"

Hocus Pocus Halloween Parade Returns 2025 As All-Day Afair: Schedule of Events

/

This Main Street Halloween Parade has grown in recent years to be a higher concept seek-and-find for kids and families to expand their exposure from simply a parade route going down the middle of Main Street, to a reason to go into stores to explore. Costume Contests have been added, and an 21+ Adult party at the end. Therefore, an itinerary has been developed with a prize system. Organizers are The Gate House Team at Compass Realty. Any questions should go to them. ALBB is not an organizer of this event. Here’s how it works, according to their flyer:

Saturday, October 25, 2025. Beacon’s Main Street

Full Day Hocus Pocus: 11am-6pm

Each business with an orange pumpkin in the window will have a Black Cat hidden in their store. Find the Black Cat and get your passport stamped. Passports are available at participating stores during normal business hours. Businesses wishing to get involved should contact Gate House Team at Compass Realty.

  • Win a Grab Bag for every 15 stamps collected. Depending on how many businesses are participating, maybe a child can get more than one Grab Bag! Beacon’s Main Street is 1 miles long.

  • Grab Bag Locations:

    • The Gate House Team at Compass Realty (490 Main Street, down near the mountain, on the way to Chocolate Studio for their ice-cream.)

    • Berkshire Hathaway HomeServices Hudson Valley Properties (226 Main Street, Ste 1, on the way to Bagel-ish)

Parade TIme: 3-3:30pm

Lineup is at 2:30pm at Pohill Park (near Bank Square Coffee and Savage Wonder)

Parade kicks off at 3pm and ends at Veterans Place (the Post Office and Towne Crier).

Trunk or Treat from First Responders: 3-6pm

Enjoy a Trunk or Treat at Veterans Place (where the parade ends) with your favorite First Responders (Beacon Volunteer Ambulance (BVAC) and others)

Costume Competition from Happy Valley: 12-7pm

An all-day Family Friendly Halloween Celebration will be happening at Happy Valley from 12-7pm. Happy Valley has old-school arcade style video games inside, as well as beer and drinks.

Costume Contest: 5-5:30pm

A Family Friendly Halloween Costume Contest will commence with prizes for various categories: Best Family Group Costume; Best Costume For Kids (8-12 yo); Best Costume for Teens (13-17 yo)

Halloween Party for Adults 21+: 8pm-1:30am

Another celebration will commence, but this one is for Adults. The Costume Contest for this round is from 10-10:30pm.

Have fun! Get plenty of rest after for the actual night of Halloween.

Vimeo.com Restored ALBB's Account After 2 Appeals and Social Media Bumps

/

After 2 appeals and several Instagram mentions calling out Vimeo's reliance on AI to terminate years of content without any human review, Vimeo responded positively to ALBB's appeal requests. Vimeo not only restored our account, but restored the video with the message from Pastor Howard-John Wesley. As a refresh, Vimeo is a video-sharing platform that ALBB uses as an alternative to YouTube in order to bring you videos that can be embedded in articles, but in a less invasive way than YouTube does.

Vimeo’s appeal email said:

Hello,

We're writing to inform you that after receiving your appeal, our team conducted a second review of Pastor Howard-John Wesley's Response To Federal Order of Flags Half Staff For Charlie Kirk and have determined it did not violate our Acceptable Use Policy. Therefore, the content has been restored.

We appreciate your patience throughout this process, and will use this decision to improve this experience for others.

ALBB’s initial response to the restoration was published on Instagram: “Thank you Vimeo . There is light and hope in this world. Thank you for taking the time to have a human review the content that got my entire account banned within 2 minutes by AI. Thank you for your second look. Appreciated. 🎥📸”

When ALBB "Goes To The Garden"...She Asks: "WTF Is Going On."

/

Hello, dear Reader.

It’s become apparent that sometimes ALBB disappears in articles. We don’t churn out PR-friendly articles like a machine. Our articles are organic, based on feeling and what is going on in the neighborhoods of Beacon.

Sometimes, in covering these articles, things can get heavy. When that happens, it seems that we, and by “we” we mean Katie, retreats into the space that is not publishing, but is researching, pausing, and publishing content very selectively.

Being that ALBB has advertisers on board with us. we are mindful of when sponsor content happens. Unlike other publications which may show a flash-ad at any time, without caring what you see or how your reading experience is interrupted.

We are also mindful of your triggers and what upsets you. But. This can get in the way of getting you the real news of what you want and need to know now.

So know this, dear Reader. Katie may disappear sometimes into the garden. After publishing this blog for 14 years, sometimes she takes a pause to ask: “WTF is going on,” when evaluating our audience. Thank you for being here, as always. This video was made on August 16, 2025 and shared to ALBB’s IG. We are working on amplifying more videos we share there to the blog so that you can see too.

Anti-Muslim Alleged Harasser Of Zohran Mamdani, Beacon Bread Company And Other Arab Businesses Charged With 22 Counts Of Making "Terroristic Threats"

/

Days after New York’s Governor Kathy Hochul endorsed Mayoral candidate Zohran Mamdani, the man who had allegedly been repeatedly threatening Zohran with violent anti-Muslim and anti-Ugandan death threats in June and July 2025, which included calling him names, has been charged with making terroristic threats against Zohran. Jeremy Fistel, age 44 and from Texas, “pleaded not-guilty to a 22-count indictment charging him with making a terroristic threat as a hate crime and other counts,” ABC News reported, the sentence of which is up to 15 years if convicted. Jeremy was released on bail and ordered to appear back in Queens County Criminal Court in November 19th, 2025.

Beacon Bread Company is a Palestinian owned restaurant who was Also harassed by the alleged harasser of NYC Mayoral Candidate Zohran Mamdani, who faces 22 counts of “Terroristic Threats”
Photo Credit: Katie Hellmuth

Jeremy also harassed the Palestinian-owned eatery, Beacon Bread Company, located at 193-195 Main Street in Beacon, NY, in 2024, the beginning of the genocide, with repeated phone calls to the restaurant, which the employees fielded. “He looked at business owners with our names and assumed every Arab is a terrorist,” Khitam Jamal Nakhleh told A Little Beacon Blog. Khitam is the sister of Beacon Bread Company’s owner Kamel Jamal, and spoke directly with Jeremy after learning of Jeremy’s harassing phone calls.

“I walked in to Beacon Bread one morning to get my coffee, and the waitress that was working was shook up,” Khitam told ALBB. “I asked her what’s up and she told me some guy has been repeatedly calling over and over, calling them ‘terrorists’ and then asked them if they were Arabs. When they said ‘no’ he asked her: ‘How could you work for a terrorist?’ I then looked at the caller ID and called him back and ripped him a new asshole. I then saved his number and called him every hour on the hour until I believe he either blocked me or changed his number.”

Accused Jeremy Fistel exiting Queens County Criminal Court surrounded by officers after appearing for his 22 counts of “terroristic Threats” made to NYC Mayoral Candidate Zohran in June/July 2025. He also is the person identified by Beacon Bread Company as harassing them for being Arab/Muslim in early Genocide 2024.
Photo Credit: Olga Fedorova/AP screenshot from ABC News.

Jeremy’s calls allegedly didn’t stop in Beacon. They allegedly included Yonkers and Yorktown. “He called my nephew Ang his grandfather and harassed them. My nephew reported it to the Yorktown Police and is taking his grandfather to the Yonkers Police.”

When Jeremy allegedly reached NYC for the front-running Mayoral candidate, his terroristic threats made Zohran so uncomfortable, he received approval for a security detail from current Mayor Adams and a flailing Mayoral competitor of Zohran, who said: "There is almost a level of irony to this. Here you have a person who has spent his life bashing the NYPD," Adams told ABC News. "He has a full detail that is moving with him because they were concerned about his life."

According to ABC News, the recorded threats made by Jeremy that are mentioned in the indictment against him include:

June 11, 2025, 11:27 a.m.: Jeremy allegedly left a message on Zohran’s office voicemail that included: "Hey Zohran, you should go back to f------ Uganda before someone shoots you in the f------ head and gets rid of your whole f------ family, too. You piece of s--- Muslims don't belong here."

June 18, 2025, 9:45 a.m., Jeremy allegedly left a message saying: "Go on and start your car. See what happens…yeah, keep an eye on your house and your family. Watch your f------ back every f------ second til you get the f--- out of America.”

July 8, 2025: Jeremy submitted a message through Zohran’s website, that said: "I hope you get terminal cancer and die a painful death very soon. I'd love to see an IDF bullet go through your skull. Would be even better if you had to watch your wife and kids murdered in front you before they end your pathetic miserable life…I hope you all die painful sudden deaths. Do us all a favor and kill yourself."

When asked about Jeremy’s current charges, Beacon Bread Company owner Kamel Jamal told ALBB: “When justice is served, I feel safe at home. When I feel safe, my team feels safe and they trust that I will protect them. We are all thrilled that justice has proven to be more powerful than we trust it to be. Humanity wins.”

Back To School Needs: Pediatric Physical Exams Are Easy At CareFull MD (Sponsored)

/

Carefull MD, the Walk-In Urgent Care Clinic in Beacon, NY located at 252 Main Street.

New York State requires a physical exam for all students entering school for the first time, as well as for students in grades Pre-K, K, 1, 3, 5, 7, 9, and 11. CareFull MD, the new Walk-In Urgent Care in Beacon on Main Street, offers Pediatric Physical Exams for that back-to-school rush of completing required examinations to register for sports, childcare, or to provide them for other reasons.

“I walked in at 10am on a Sunday and was met with kindness and patience. Everybody is super nice and the Doctor took the time to listen to me. I am so glad we have this urgent care here in Beacon. I will definitely return with my family’s ailments!!”
— Jessica Johnson via Google Review

Located next to Key Food, an after-school snack is also easy once the exam is complete. Or, stay in the parking lot to snack up before the appointment to ensure everyone’s mood is smooth.

No appointment is needed. Walk-Ins welcome. If you suddenly remembered that you need the paperwork, you could swing by.

What To Expect During The Physical Exam:

Medical History:

The exam will include a review of the child's medical history.

Height and Weight:

Height and weight measurements are recorded to calculate BMI and track growth patterns.

BMI:

The eye chart for vision screenings at Carefull MD on Main Street in Beacon, NY.
Photo Credit: Katie Hellmuth

Body Mass Index (BMI) and BMI percentile are required to be documented.

Vision Screening:

Vision tests are conducted to identify potential issues that may affect learning. This is a great time to catch vision issues, if the child cannot see the board clearly or easily.

Hearing Screening:

Hearing tests are also part of the screening process. This test is conducted with sounds provided by the nurse.

Physical Exams are available for people of all ages, including adults who need them to stay healthy, for work requirements, and for assisted living facilities.

CareFull MD is open 7 days a week from 10am-8pm. No appointment needed. The team is happy to assist you.

Editorial Note: This article was written in partnership with CareFul MD, a sponsor and member of ALBB’s Business Directory.

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

/

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

Photo Credit: Spirit Halloween

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

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

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

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

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

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

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

/

Photo Credit: A Little Beacon Blog

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Services at Rose Eliza Spa

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

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

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

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

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

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

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

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

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

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

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

Support For Asian Sex Workers

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

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

The Tenants of Red Canary Song:

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

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

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

The Unexpected Closing Of Tito Santana Taqueria By The Landlord

/

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

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

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

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

What Happened? In A Nutshell

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

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

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

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

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

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

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

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

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

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

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

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

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

 

Milan,

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

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

 

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

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

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

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

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

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

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

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

What Were The Violations?

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

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

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

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

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

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

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

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

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

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

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

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

Reason For The Lease Termination

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

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

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

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

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

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

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

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

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

Background On Property On This West End Of Town

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

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

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

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

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

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

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

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

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

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

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

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

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

Next Steps For Tito Santana

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

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

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

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

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

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

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

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

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

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

/

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

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

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

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

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

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

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

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

Pictures below.

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

/

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.