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Roundup of Recent Ulster County Business-Related News, Views, and More

February 28, 2024

May we say that Ulster County currently has the Hudson Valley mojo?

According to a just published HV1 story, "For the last ten days, a thrilling contest has been taking place on the popular social media site Reddit, within a “subreddit” named r/hudsonvalley, popular with over 43,000 members who range from locals to tourists to the transplant-curious. Hanging in the balance is no less than the title of Greatest County in the Hudson Valley..... At the time of this writing, the final day of voting is underway, Ulster and Dutchess are facing off as the finalists. And while Ulster County has not officially been declared the winner, early voting suggests Ulster is the massive favorite, with votes to eliminate Dutchess outnumbering Ulster at least ten to one."

In addition to that anecdote, recently released NYS Comptroller figures show that Ulster County sales tax revenues dipped the least by far in comparison to all other Hudson Valley counties in a year over year comparison (indicating we're the most resilient). This, on top of an incredibly tight housing market, the taking off of the iPark 87 development, and other current county initiatives, and you can see why Ulster is well positioned for a new economic chapter.

In this edition of the Ulster Strong Business Bulletin you will read about recent successes at the Hudson Valley Venture Hub at SUNY New Paltz, BOCES expansion plans, a call to rethink suburban zoning laws, Winston Farm update, a classic local NIMBY example, and the county government's welcome plan to revise its recently approved bed tax increase.

This newsletter includes the following:

• Smart Suburbs Are Evolving; Those That Don’t Will Be Stuck In The Past

• Hudson Valley Venture Hub accelerates 20 high-growth startups, generating $4.5 million in returns, in Year 1

• A state-of-the-art screening room for the Hudson Valley

• Succession Planning Strategies

• Zinc8 reorganizes, still plans to open battery plant at iPark 87 in town of Ulster, officials say

• Breeze Airways launches new service at Stewart Airport

• Ulster BOCES Expands to iPark 87 to Meet Growing Demand

• A LETTER FROM WINSTON FARM DEVELOPERS

• Saugerties affordable housing proposal faces resistance from neighbors

• The U.S. needs more affordable housing — where to put it is a bigger battle

• Ulster lawmakers mull change to newly enacted occupancy tax law

The COVID-19 pandemic has radically transformed the landscape of our lives, particularly in how we perceive and utilize spaces we live in here in the tri-state area.

As the world grappled with lockdowns and social distancing measures, the traditional office-centric model of work was upended, giving rise to remote work as a viable, and for many, a preferable alternative. This shift has significant implications for suburban areas, which historically were designed to attract people who wanted to leave urban environments. Suburbs have evolved to include commerce and office parks, of course, but what’s needed is a rethink of zoning laws to allow dynamic centers that combine housing, retail, office or office-like space and transportation.

It is time for suburbia to adapt to these changing paradigms or it risks obsolescence.

But can it?

The Rise of Remote Work

The pandemic accelerated a workplace transformation that was already underway, albeit at a slower pace. Companies and employees discovered that many jobs could be done from anywhere, eliminating the need for daily commutes and central business districts. Work was outsourced instead of being done on site.

This revelation has made suburban and exurban living more appealing for a broader demographic, not just those looking to start families or escape the hustle and bustle of city life. The appeal lies in the promise of a balanced lifestyle where one can live, work, and play in the same area without the need for long commutes.

The Appeal of the Suburbs

Suburbia (Rockland, Orange & Westchester) has traditionally offered more spacious homes, better schools, and a sense of community that is more elusive in dense urban centers.

With the shift toward remote work, these benefits have become even more pronounced. People are now looking for homes that can double as comfortable workspaces, with dedicated offices or quiet areas for Zoom calls. The suburbs, with their larger homes, quieter neighborhoods, and quaint downtowns, are perfectly suited to meet these needs.

However, the suburbs were designed in an era when zoning laws rigidly separated residential areas from commercial and industrial ones, a paradigm that no longer fits the needs of a population that works, shops, and seeks entertainment often within the same neighborhood.

The challenge for suburbia is to evolve from a place where one only lives and commutes elsewhere for work and leisure, to a vibrant, self-sustaining community where people can do all three without the need to travel far.

Zoning and Planning must be dynamic in nature and in the code.

The Need for Zoning Reform

For suburbia to thrive in the post-COVID world, a radical rethinking of traditional zoning paradigms is necessary. The future of suburban development lies in mixed-use zones that combine residential, commercial, and recreational spaces. Such an approach encourages the development of walkable neighborhoods with amenities like cafes, restaurants, parks, and co-working spaces that are accessible by foot or bicycle. People come to suburbia for more open space or larger living accommodations but many also seek urban amenities, including state-of-the-art hospitals and medical care.

Furthermore, the integration of green spaces and sustainable infrastructure is crucial for creating environments that promote health and well-being, aspects that have become increasingly important to people in the wake of the pandemic.

Suburbs that can offer a high quality of life with the convenience of urban amenities, while still providing the space and comfort associated with suburban living, will be the ones that attract and retain residents.

Conclusion

The COVID-19 pandemic has served as a catalyst for change, accelerating shifts in workplace paradigms and making the suburbs more appealing than ever. However, without significant changes to how suburbia is planned and developed, particularly in terms of zoning laws, there is a risk these areas will fail to meet the evolving needs of their residents. The future of suburbia lies in its ability to adapt, offering not just a place to live, but a vibrant, self-contained community where people can live, work, and play. The suburbs must evolve or risk becoming relics of a bygone era.

Paul Adler is Chief Strategy Officer of Rand Commercial. [email protected]

The Hudson Valley Venture Hub at SUNY New Paltz provided incubation services to 20 regional companies and startups in the Venture Hub’s first year as Innovation Hot Spot for the Mid-Hudson Valley.

The 20 companies that received Venture Hub support – in industries ranging from software, to food and beverage, to the sharing economy – reported a cumulative 26 new full-time equivalent jobs created, and generated $4.5 million in private investment secured and revenue increased.

This growth, made possible by $1,250,000 (over five years) in Innovation Hot Spot funding from Empire State Development, represents an 18x return on the state’s Year-1 investment in the Hudson Valley Venture Hub.



“2023 was a game-changer for the Hudson Valley Venture Hub,” said Eliza Edge, director of the Venture Hub. “With the support from Empire State Development Division of Science, Technology and Innovation and other sponsors, the Venture Hub was able to roll out a highly individualized accelerator program, bringing resources to the strongest regional entrepreneurs. And as the Innovation Hot Spot, we’ve coordinated with our service provider partners to help them add value to the Hudson Valley economy through investment, growth and job creation.”

The Hudson Valley will soon have a new world-class venue. Upstate Films will celebrate the opening of “The Mark,” its new screening room, beginning on Friday, March 15, 2024. Located upstairs at the Orpheum Theatre in Saugerties, The Mark, an intimate 99-seat space, features outstanding sightlines, comfortable seats and top-of-the-line cinema audio and live sound systems. The theater was designed by the acclaimed acoustic consulting and architectural design firm WSDG, based in Highland, NY. WSDG is one of the world’s leaders in the creation of audio facilities.



A ribbon-cutting ceremony will take place at 5p Friday, March 15 at the Orpheum, 200 Main Street, Saugerties.

The Mark’s most notable elements are its acoustics. Its Dolby Atmos sound system, engineered with WSDG and cinema specialist Dave Berti, provides precision sound that envelops the audience, immersing them in the heart of the film. The acoustics in the geometric room are crafted with artisanal care and by using the latest sound engineering technologies. The live sound system has been designed by WSDG in partnership with Blaze Audio, for outstanding performances. The Mark rivals the finest screening rooms in Hollywood, ensuring an unparalleled cinematic experience for the Hudson Valley.

Everyone needs a backup plan, and Ulster businesses owners are no different. Succession planning is essential to ensure the continuation of business, even after its current leadership has moved on. When key positions at the managerial and suite level are left vacant, the leadership vacuum can have hurt the business’s ability to perform.

That said, in today’s fluctuating labor market, succession planning is no easy feat. Finding the right replacement from outside your organization can be a competitive challenge. So, well before an organization begins looking outside to fill key positions, they should create an internal succession plan.

The first step in preparing a succession plan for an organization is to identify potential leaders internally who are interested in taking on a leadership role in the future. It is important to remember that not all employees aspire to a leadership role within your organization. For those who are interested, you need to assess their skill level and determine what resources they need to develop into a leader. Managers are a great resource to identify potential leaders by holding performance reviews and one-on-one conversations to confirm their interest.

As leadership candidates are identified, you then need to sit down with these individuals to understand how they view their future career path within the organization. Some internal candidates may already be working within the department they are interested in leading, while others may prefer to transfer to a different team. Knowing where the candidates are and where they want to go will also help in preparing to fill their own positions, which will also become vacant once they are promoted. This can better prepare Ulster organizations for a seamless transition when staffing changes take place.  

As organizations identify leadership candidates and their career paths, they will also need to formulate a training program tailored to key leadership positions. Training sessions should include developmental needs, necessary interpersonal skills, team building, coaching, negotiation, conflict resolution and communication skills needed for key roles within the business. Programs like this are also a valuable opportunity to assign mentors who can keep candidates engaged and help them grow. Mentors also benefit from working with mentees by expanding their own skills in the process.

Ulster business owners who embrace succession planning will see broad benefits across their organization in the ability to recruit and retain top talent while positioning their company for long-term increased productivity and profitability. Developing staff for key positions in the future begins today but it takes time and strong commitment from both the employer and employee.

Matthew Zinser is a business performance advisor with Insperity, a leading provider of human resources and business performance solutions. For more information about Insperity, visit www.insperity.com or contact Matthew directly at [email protected] or 646-285-5585. 

LAKE KATRINE – iPark 87 will become the site of Ulster BOCES expansion for its Career and Technical Center, which serves Ulster County high school students, adult education and other programs beginning in 2025.

This will become the second campus for Ulster BOCES, and it will open in about 18 months with 90,000 sq. ft. of classroom space and 105,000 sq. ft. overall to help serve the eight component school districts in the county for 1,800 students.

And will also allow for expansion at the current Port Ewen campus for its growing special education programs known as the Center for Innovative Teaching & Learning. Five K-12 special education programs are currently available in Port Ewen, but the programs are near or at capacity or with some students on waitlists. Some students have to be transported to other counties because Ulster BOCES does not have the current space to serve them.

“The use of the Port Ewen campus will be an expanded special education, middle, high school campus to meet those growing demands,” said Jonah Schenker, Ulster BOCES superintendent. Currently there are 1,200 high schools students in the Career and Technical Center with a 600-student morning and afternoon split , even though the facility was designed for only 900 total students with a 450-student morning and afternoon split.

Once the iPark 87 expansion is completed, the Port Ewen facility will open in Sept. 2026 after a retro-fit for 60,000 sq. ft of classroom space, and 90,000 sq. ft. overall to serve expanding special education needs. The current overall physical needs for Ulster BOCES mission, on two campuses, will be completed within about 30 months.

But how does BOCES look into the future to serve the post-secondary workforce developments needs of its residents in two-year and four-year colleges such as SUNY New Paltz and SUNY Ulster, and the employment and vocational needs of business, government or the military? Schenker said this comes from listening to the needs of those in those fields seeking their future needs.

“We have to ask those questions of the folks who are in that field, in that landscape. What are the skills and disposition you really want to see when somebody walks through the thresholds of your employment, or your college?” Shenker said.

“We begin to back-map those skills in ways in which we can contribute to their preparation, and in partnership with them. So it isn’t an arbitrary look. There’s research that speaks to skill sets that are going to be the viable skill sets for preparing students for jobs that don’t even yet exist or a landscape that is uncertain or potentially unstable.”

And with the expansion of two campuses, Schenker said BOCES can make future foundational impacts for all students and residents in the county from the first days of their education and far beyond to the collegiate level.

“(It’s) really begin to co-author a vision for economic and workforce development from pre-school through higher education and beyond on behalf of Ulster County,” said Schenker.

The owners of Winston Farm, a premium property ideally located adjacent to the Thruway’s Exit 20, are committed to investing in Saugerties’ future. Their visionary development plans will take the next step in the coming weeks: a thoughtful, detailed document outlining substantial economic benefits, job creation, housing opportunities and smart development possibilities.

Some outsiders, claiming to be environmentalists, are spreading incorrect facts about Winston Farm’s plans. In fact, Winston Farm’s owners, Tony Montano, John Mullen and Randy Richers, are committed to taking great care of the environment as development progresses. They also will ensure that plans adhere to the Town of Saugerties’ Climate Action Plan.

What’s next? That document, Winston Farm’s comprehensive Draft General Environmental Impact Statement, will be submitted to the Saugerties Town Board, which will oversee the municipal development-review process that lies ahead.

Winston Farm’s proposal offers numerous comprehensive benefits:

• Vast potential as an economic engine generating several thousand jobs and significant tax revenue to benefit the town, Saugerties school district and fire district.
• Preservation of a wealth of open space, and careful adherence to environmental protections, to protect the property’s rich history, habitat, wetlands, waterways, aquifer, natural gifts, beauty and charm – not just for today, but for future generations.
• Amenities such as entertainment, recreation, commercial/retail, housing, tourism, technology and hospitality.
• Ample housing options to help meet the strong demand in Ulster County, which like much of the Hudson Valley, has insufficient stock.
• Local owners devoted to Saugerties. Montano, Mullen and Richers live and work in Saugerties and care deeply for their town. They are committed to closely collaborating with the Saugerties community and municipal leaders to ensure this destination will amplify pride and quality of life.
• Innovative and sustainable construction, along with heating, cooling and water-saving technology.
• Phases of construction that would see the development come to life over many years.

Winston Farm’s location, topography and scenic views led the Hudson Valley Economic Development Corp. to previously designate Winston Farm as the region’s prime development site. In addition, the Ulster County Regional Chamber of Commerce called Winston Farm’s plans “a visionary proposal that will powerfully energize Ulster County and the entire Hudson Valley as a deep source of culture, employment opportunities, tax revenue and housing for generations to come.”

Before construction can occur, the Saugerties Town Board will conduct a thorough review. And yes, your voice matters! The public will have numerous opportunities to provide input during the review process -- and community suggestions already have spurred modifications such as expanded property buffers and smaller lots for homes to enhance the setting of community.

Winston Farm looks forward to sharing future updates. You’re invited to learn the facts about Winston Farm’s dynamic possibilities at WinstonFarm.com.

Thank you.

Winston Farm

A perfect example of the challenges developers face (even when they are nuns) in order to build, in this case, low income housing for seniors.



"The property is owned by the Dominican Sisters of Sparkill, which in the past has used the property for recreation for nuns and others, and as a conference center for groups of up to 90. 150 acres of the property was sold to Scenic Hudson, and as they no longer have a use for the remaining 29 acres, the Sisters believed that its best use was for senior housing, which even many of those who oppose this particular project agree is needed in the community....

Many of the issues brought forth by local residents relate to its location at the southeastern terminus of Spaulding Lane, which is lined with single-family houses, as are a handful of other residential streets branching off from Spaulding. Neighbors have primarily cited the increase in traffic along Spaulding Lane, the potential for light pollution, privacy issues, and the general size and scope of the project....

Since the December public hearing, new issues have surfaced, including questions about the historic value of an 18th century stone house that would be removed should the current plans be approved."

(Supervisor) Costello added that the town will continue reviewing the project with planners and legal experts, along with considering the concerns from those who oppose and support the proposal.

“We are, I think, deliberately going through a process fully engaged to hopefully get to a good outcome,” he said.