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

March 26, 2025

After a 10 year reprieve from the acrimonious debates over rail vs trail, or rail with trail, the fate of the Catskill Mountain Rail Road (CMRR) and rail trails has returned with a vengeance.

Unpersuaded by the success and growth of the CMRR over the past ten years, trail-only supporters are seeking to kneecap the potential of the CMRR. A 'compromise' was presented last week that resembles nothing like a compromise - it would give the CMRR an additional 100 yards to expand, and rip up 1.5 miles of train track to add more rail trail. And the two would connect in an area with serious traffic concerns, awkward layout, land ownership questions, and likely insurmountable environmental challenges. No one on the Ulster County Government's U&D Corridor Advisory Committee could agree on costs about anything. And the idea of rail WITH trail was continuously assailed as 'unfeasible' by one legislator over and over again. In materials posted online by the Woodstock Land Conservancy, the perennial bete noire of local development, it states their goal is "to keep the CMRR’s operation intact for the remainder of their permit" (which ends in a few short years). Then what? From the last few U&D Corridor meetings, it sounded like some legislators believe the CMRR should be relocated to the mountains, so that the rail trail could then be extended down to Kingston without fussing over rail AND trail details.

The more things change, the more they seem to stay the same.

As far as the rest of Ulster County's economic and business development, although there are projects moving along, it's clear that growing anxiety and uncertainty permeates much of the overall economy. This is impacting planning, pricing, financing, new project development, and putting in limbo some government-funded projects, including housing projects in our county. There is only so much we can worry about, but we're Ulster Strong and know that our communities have tremendous human and economic potential. We're in this for the long run!

Some interesting reads in this month's edition of the Ulster Strong Business Bulletin with original articles, new briefs, data bites and more!

Happy Spring!

(Pictured: Ulster County Government's U&D Corridor Advisory Committee's March 20th Meeting; and area map of where some members of the committee propose putting a rail terminal and trail head along Route 28A)

This newsletter includes the following:

Archtop Fiber’s Expansion in Sullivan County Brings Jobs to Ulster

HV Pattern for Progress Touts Benefits of Microtransit

From Boom to Balance: How Ulster County Can Lead on STR Regulations

High Growth

Hudson Valley Herbals and the future of canna-tourism in Ellenville and Wawarsing

DATA BITES

The Potential - And Pitfalls - of Housing at Kingston Business Park

QUICK BUSINESS NEWS UPDATES

A STATE OF CONTRASTS:

NY STATE PROPOSALS BOTH HELP AND HURT HOUSING AFFORDABILITY

Strong, future-proof data networks are a necessity for regional economic development. Access to high-speed fiber broadband fuels business growth, enables remote work, and boosts digital access and equity in both urban and rural areas.

That’s why recent broadband expansion efforts by Archtop Fiber in Sullivan County are a major step forward for the region. But they also raise an important question: What about Ulster County?

Last year, Sullivan County and Archtop Fiber were co-awarded a $30 million grant through New York’s ConnectALL program aimed at expanding fiber infrastructure and improving access to high-speed Internet. The investment will help build hundreds of miles of new fiber optic network, reaching more than 22,000 homes and businesses, including some of the region’s most underserved areas. Additionally, a new communication tower will strengthen connectivity in Sullivan County’s rural and mountainous terrain.

Archtop, in helping to lead this effort, will bring their multi-gig fiber optic network to more residents and businesses. This expansion will provide more reliable Internet access for essential services—from healthcare to education—and create new economic opportunities. State-of-the-art data infrastructure allows businesses to provide the goods and services driving growth in today’s digital economy.

This Sullivan County expansion is great news for our neighbors to the west, and it also creates new jobs and opportunities in Ulster County. With Archtop Fiber headquartered in iPark 87, the former IBM campus in Kingston, much of the planning, engineering, and support for the Sullivan County project will be handled right here, meaning more local jobs in tech, construction, customer service, and business development.

While that means Ulster benefits from this expansion, there’s still a critical need to accelerate high-speed broadband construction here at home. Large-scale broadband investments haven’t yet materialized at the same scale in Ulster County, in a part of the Mid-Hudson Region that is at risk of falling behind not just Sullivan but also Orange and Rockland Counties.

Expanding fiber access in Ulster County is about more than just enhanced communication. Enterprise-level Internet is essential to attracting growing industries and the high-quality jobs that come with dynamic businesses. With Archtop Fiber proving its ability to deliver game-changing broadband in Sullivan County, it’s time to ask: will Ulster see the same level of investment?

Policymakers, business leaders, and community members should push for similar broadband initiatives in Ulster County, ensuring that we aren’t left behind as fiber infrastructure expands across New York. Archtop Fiber is already positioned as a key player in Ulster’s broadband future, but turning potential into reality will require state and local funding partnerships, just as Sullivan County has secured. If broadband investment in Ulster keeps pace with Sullivan’s, the entire region will benefit—not just from better Internet, but from the long-term economic and community advantages that come with it.

"In its report, Pattern for Progress defines micrtransit as providing “on-demand service to riders. While details may differ between microtransit systems, they are generally characterized by a fleet of vehicles responding to ride requests within a defined service area. These vehicles are commonly smaller than typical fixed-route buses. Microtransit systems rely on technology to provide a user-friendly interface for requesting rides and ensure that routes and pickups are carried out efficiently in a shared vehicle. Using algorithms and a set of adjustable parameters, the system responds to ride requests as they are received through smartphone apps and telephone calls. The system adaptively plans routes, pickups, and drop-offs anywhere within the geographic service area.”

Pattern noted that microtransit is often used in areas that are difficult to serve with traditional fixed route systems, however, even where there is a robust public transit network “microtransit can serve an important complementary role by providing a more flexible service and filling gaps between other transit infrastructure,” the report stated......

Bosch, who noted that there has been an increase in public transit usage demand in the region, particularly in Dutchess County with an increase of 9,000 rides year-over-year and Ulster County, which implemented a free service, which saw a vibrant 100,000 ride increase last year."

Pattern’s report noted that microtransit can have significant individual and community-wide benefits, such as reducing greenhouse gas emissions and traffic because fewer people are on the road in their own vehicles. “Public transit can also provide much-needed stability at a time when car ownership is expensive and many households are struggling financially. Dynamic transit systems can help these households get to work, to the doctor’s office and the grocery store, or other essential destinations. Recent Pattern studies have also underscored the growing need for public transit among senior citizens who are losing their ability to drive and, in turn, their timely access to a range of goods and services,” Pattern for Progress stated in the report.

Highland, NY – Short-term rentals (STRs) offer income opportunities and unique travel experiences, but they also drive up housing costs, create an uneven playing field for traditional hospitality businesses, and reduce long-term rental availability. Ulster County has declared a housing crisis, making it urgent to address these challenges. Implementing fair regulations will benefit all stakeholders, not just hotels and motels, but also residents seeking affordable housing and businesses that depend on a stable workforce.

Kingston previously had 9% of its housing stock tied up in short-term stays, prompting a cap limiting full-time permits to 1% of total housing units. A similar county-wide cap could help preserve long-term housing. Meanwhile, hotel closures, such as The Nevele and Pine Ridge Dude Ranch, have led to lost jobs and increased reliance on unregulated STRs, further straining the market.

The 2023 Ulster County Rental Housing Survey reports a 3.1% vacancy rate, well below the 5% threshold for a healthy market. Governor Hochul’s statewide housing initiatives aim to build new housing stock, but construction takes years. In contrast, short-term rental regulations can provide immediate relief.

Potential Approaches for Ulster County:

●     County-Wide Permitting and Regulation (Monterey County, CA) – Implement significantly higher permit fees to fund enforcement and emergency services, while ensuring that revenues collected are shared with the municipality where the STR is located and requiring valid license numbers on all listings.

●     Align Property Taxes with Rental Income (Aspen, CO) – Reassess STRs as commercial businesses based on rental income.

●     Enforce Business Licensing and Insurance (San Antonio, TX) – Require rental owners to obtain business licenses and carry liability insurance.

●     Strengthen Compliance Monitoring (Saratoga Springs, NY) – Establish enforcement teams to conduct inspections and respond to complaints. Penalties for unpermitted postings should be high.

●     Encourage Long-Term Rentals (Portland, OR) – Offer incentives for property owners to prioritize long-term housing over short-term stays.

This is not a call to ban short-term or vacation rentals but to ensure they follow the same rules as hotels and motels. My family stays at STRs and hotels when traveling and enjoys the unique experiences of both, but fairness in regulation is essential. When compliance costs align, many units will naturally return to the long-term rental market. Traditional hospitality businesses have long operated under strict regulations, and STRs should be held to similar standards.

Taking proactive steps now will support our local workforce, preserve long-term housing, and sustain our region’s hospitality industry well into the future. At Rocking Horse Ranch, we dedicate all 18 of our residential units to affordable housing for team members, choosing workforce stability over STRs. As we look to the continued development of our properties, we remain committed to strengthening public-private partnerships and ensuring our growth benefits the entire region.

The opinions expressed in this article are those of the writer; they do not necessarily reflect the opinions of Ulster Strong.

Glimpse the picturesque 120-acre former dairy and sweet corn farm at the southern end of Wawarsing, and you can peek into the future of cannabis and tourism in the Hudson Valley.

Hudson Valley Herbals is not only the latest addition to an explosion of marijuana-based businesses in Ulster County – in many ways, it’s positioned to be the crown jewel.

Near-future plans for the site include cannabis processing and packaging (they recently received their Tier 1 processing license after a lengthy regulatory adventure). Eventually, the founders envision a cultivation operation alongside development of a one-of-a-kind destination for cannabis tourists and community members to congregate.

What drives this vision is the true genius of Hudson Valley Herbals – its founders have hit upon a product concept that’s ahead of the curve. They’re focused on taming THC (the primary intoxicating molecule in cannabis) to create a better-balanced, more accessible experience. The project is geared not just to those who already partake, but also those who’d like to, but are intimidated by the potency of today’s pot.

“For a lot of people that walk into a dispensary, it feels overwhelming,” says CEO and founder Moranda Bromberg. “This is not the product as it was 50, 60 years ago. It was very mild and very low-stakes. Even 20 years ago, 5% was the average percentage of THC. Now the average percent is like 20%. It's a pretty high-stakes experience for some people. Our idea is to give people a product line where there's a lot of brand loyalty and they know they're going to have a regulated experience.” 

Co-founder Zach Baum points out the conflict in the cannabis industry’s race to higher and higher amounts of THC:

“My primary professional life is in the fine wine business. The idea that the best wine would be the wine with the highest alcohol percentage is patently absurd, right? Similarly in cannabis, it doesn't really make sense to say that the ‘best cannabis’ is the highest THC percentage. It should be about more than just potency. If high potency alcohol was the best, everyone would be drinking moonshine and overproof rum.”

“A lot of cannabis brands promise that they'll get you really, really high,” adds Bromberg. “The promise here is that almost like we guarantee you won't get too high.” 

“It should be a subtle, elegant, good experience,” says Baum.

The comparison to the alcohol industry is apt, as it has seen a notable shift toward products with lower alcohol content, driven by consumer demand for moderation – more experiential, less intoxicating. Brands are expanding offerings of sessionable beers, hard seltzers, and no- and low-alcohol spirits to meet the growing interest in mindful drinking. Low-potency weed seems to be an inevitable parallel trend in the consumption of recreational substances.

“There's a niche market that we think is underserved of people who want to partake in cannabis but don't wanna be stoned and stuck on their couch and potentially anxious or paranoid,” says Bromberg. “They've been left out by legal cannabis.” 

The revelation that the future of weed is less about getting really high and more about enhancing one’s experience leads to another revelation: This is going to be great for tourism.

Rather than being stuck in an Airbnb watching Netflix, a lower-potency product would better promote an experience of enjoying the outside world – not just nature, but local business and culture, and indeed, each other.

“Our specific products are geared towards how you would use them and what environment you'd use them in, which I think a lot of brands do,” explains Baum. “Being able to be like, ‘Hey, you can smoke this joint and go on a hike and walk around and actually be outside and not be anxious. And be social and not have social anxiety 'cause you're too high.’”

Hudson Valley Herbals seeks to bring people together not just around the product they love but also the property itself. 

“We have a long-term vision of turning it into a really cool experiential agri-tourism venue. Think of a North Fork or Finger Lakes winery, but for cannabis,” Baum says, envisioning starting with seasonal events that are focused around both cannabis and community.

The vast size of the farm offers other opportunities. While the business must wait to apply for a cannabis cultivation license (the last application window closed in June of 2022), they are already looking into other crops.

“This gets into Michelle Hinchey,” Bromberg says. “She has a vision for rejuvenating and resurrecting defunct agricultural operations and protecting farmland. We are going to have non-cannabis agriculture on site.”

As area-wide momentum grows around bringing the proud agricultural history of our region back to its former glory, much-needed jobs may not be too far behind. 

“To start, there are probably going to be around 15 to 20 employees, and over about three years, we'd like to scale up to more like 30 to 35 employees, “ says Bromberg. These are going to be well-paying jobs, salaried with benefits.”

That’s in addition to the temporary jobs created to build out and renovate the complex, which includes two iconic barns. Bromberg projects the cost to be two to three million dollars.

Hudson Valley Herbals is currently in its fundraising phase, with significant investments already secured. The founders say they’d welcome additional investment, particularly from local prospects. To say they are in love with the area is an understatement. 

“We are committed to Ellenville,” Bromberg says. “We are going to raise our family here. We live here. We love this town. We want to see it succeed, and it's already succeeding. There is already a very involved and thoughtful community of longtime residents and new residents. There’s a really good relationship between our community members and it is really a great place to live.”

Baum conveys a laundry list of reasons the area is brimming with potential: Diverse demographics, numerous new businesses and initiatives, ample development opportunities, a thirst for growth, and a community coordinated around a shared vision for what the area could become. There’s no question the Ellenville region is on the rise, and Hudson Valley Herbals is positioned to be a key hub of activity in the area.

“The vibes are a little different, but it's the 2025 version of the great Borscht Belt, Catskill Resort era,” Baum says.

Just as luxurious and maybe a little bit higher.

Median Household Income Change in

New York State 2010-2020

(Ulster County saw a -3.1% during timeframe)

Trails, tracks & footways in Ulster County, New York

New York State Housing Market Update

New York home prices climbed for the 19th consecutive month, while inventory hit another record low, further slowing buyer activity.

Last year, the city commissioned urban planning consulting firm Buro Happold to conduct a feasibility study to explore the potential for creating a mixed-use development, including housing at the site. The study found that about 640 units could be accommodated in various configurations while leaving much of the surrounding forest intact. The plan calls for the total preservation of the entire eastern side of the site, which includes a steep escarpment, former mining pits and other rough terrain. The remainder could be developed with selective clearing with housing and other buildings clustered within the forest.

The business park is owned by the Kingston Local Development Corporation and, Starodaj said, the process of finding a developer to buy or lease the site would be in their hands. Other considerations include who would fund additional infrastructure needed to develop the site and what, if any, role the city would play in the process.

“Despite the topographical and some ecological challenges this is a large site that’s really accessible to some amenities that are quite exciting,” Starodaj told lawmakers.

3 town of Ulster sites sought for potential electric plants

(Daily Freeman)

Three companies are vying for locations in the town that can be the sites of large-scale electricity operations using renewable sources.

Supervisor James Quigley said on Friday, March 7, that two sites near the Central Hudson substation off of Hurley Avenue are being considered under separate applications by developers Terra Gen and Mission Energy. In addition, he added, international developer BayWa r.e. is seeking to use the former Glide Path site, where site plans were approved for a 20-megawatt electric generating plant that was never built.

None of the developers has filed specific plans with the town but all three have sought information about the types of projects that are allowed in the proposed area.

Silvia, Good Night restaurateurs to take over Early Terrible and Mud Club space

(Times Union)

New venture coming to Woodstock’s Early Terrible and Mud Club

Recently, the usually bustling Mud Club and Early Terrible have been “closed for the season.” The closure will be permanent as a new venture is taking over the space, spearheaded by two people prominently involved in the Woodstock restaurants Good Night and Silvia: Lisa Choi, sous chef at Silvia and James Beard Award semifinalist Doris Choi’s sister; and Craig Leonard, Doris Choi’s business partner and co-owner at Silvia and Good Night.

Choi and Leonard hope to transform the Early Terrible building into a breakfast and lunch spot by day and a bar by night, while Mud Club will serve coffee and prepared meals, Leonard said. They’re aiming for a May opening.

The move is part of a larger goal to unite the two eateries with the gas station next door, where they will build a hotel once it receives the proper permits. It will be Lisa Choi’s first restaurant.

City of Kingston launches platform to streamline planning review

(Mid-Hudson News)

The City of Kingston has launched a new platform to modernize the application process for multiple municipal review boards, including the planning board, Historic Landmarks Preservation Commission, and the tree commission.

The city has partnered with Kingston-based GovTech innovator MuniCollab municollab.com, co-founded by Abe Uchitelle, currently serving as majority leader of Ulster County's Legislature.

Plans for 15-unit Kingston subdivision spark concerns from neighbors, city lawmaker

(Daily Freeman)

SSLI appeared before the city’s Planning Board on Monday, March 17, asking to subdivide a parcel it owns into 15 separate parcels.

But what drew the concerns of neighbors was the developer’s latest plans. They include the possibility of including multiple multi-plex units on the site. The last plans presented by the developer in the fall of 2024 only called for single-family homes and duplexes.

City Planner Sue Cahill said the site’s T3N zoning under the city’s form-based code allows for up to a six-plex apartment unit if two of the units are marked as affordable as defined by the city, or a four-plex if they are market units. It also allows for detached single-family homes and duplexes but requires at least two types of housing. The proposal is billed as a “walkable neighborhood plan”

Golden Hour Grocery Offers Different Kind of Investment

(Kingston Wire)

Back in June, Badinter, 37, obtained a lease on 232 Wall St., a former corner store and antique shop. Since then, she’s been working to make her vision of a local grocery a reality. A video editor, Badinter came up with the name “Golden Hour Grocery” in a nod to the floor-to-ceiling windows which bathe the space in soft late afternoon light. Badinter said she hopes to stock staples like fresh produce, local meats and eggs, snacks, beer and more. Her plan calls for eventually branching out to offer grab-and-go meals, ice cream and fresh-squeezed orange juice.

“It’s really about the staples, just anything you might need to make a quick meal,” said Badinter. “The basics, plus a some fun surprises and a couple of special things.”

Woodstock narrows search for affordable housing sites to 3 locations

(Daily Freeman)

Only two of five town-owned sites for affordable housing projects have been found to be highly suitable, but they are also parking lots that serve the business area.

Use of the Mountain View and Rock City Road municipal lots was discussed Tuesday, March 18, during a Town Board meeting.

“We thought (these are sites) that had excellent potential for housing that needs further study,” town Housing Committee Co-Chair John Huber said. “The parking issue needs to be studied, and we can’t just start getting rid of parking spaces without figuring out a way to replace them. Then you’d have to consider things like noise and … that’s a particular potential issue because of The Colony and the music that goes on there.”

The New York State Board of Fire Prevention & Codes proposed a law that would mandate all new homes have fire sprinklers installed.

However, that proposal may come with a hefty price tag that could deter new construction.

“Proposals like this fly in the face of affordable housing,” said CEO of Habitat for Humanity Michael Barrett. New York State Builders Association estimates the price tag for new homes will be $20,000 to $30,000 more if fire sprinklers become a requirement.

Senator Griffo said he thinks that this policy, if it becomes law, will make more people move out of New York. “Each and every year there is an exodus from this state and I believe it is contributed to the affordability,” Griffo said.

California and Maryland are the only two states that require sprinklers to be mandated in new homes. Currently, the proposal is open for comment from the public and Code Council.



New York Governor Kathy Hochul is taking action to help make homeownership more affordable and accessible for individuals and families by proposing a 75-day waiting period before private equity firms can buy single-family and two-family homes.

Hochul’s plan aims to stop big investors from snatching up homes and driving up prices to try and help everyday buyers have a fair shot before institutional investors make cash offers.

Large investment firms currently own over 500,000 homes nationwide, buying properties at inflated prices and either renting them out or reselling them for profit. In Rochester, a Canadian firm recently bought 39 homes for nearly $2 million, paying 30% over market value and outpricing local buyers. Estimates predict that private equity firms could control 40% of the single-family rental market by 2030, making homeownership even harder for everyday New Yorkers.