In the Know: Economic Development —The Foundation for Thriving Communities

A Quarterly Publication for Member Investors of the Sullivan County Partnership For Economic Development

WINTER/SPRING 2022

In the

KNOW Economic Development The Foundation for Thriving Communities

FROM THE CEO

Economic Development is the Foundation for Prosperous Communities.

Marc Baez Chief Executive Officer

As outbreaks from the latest

Companies like those that promote pre-packaged

Covid variant subside, the

meals such as Hello Fresh and Blue Apron have created

longer and warmer days

a demand for an estimated 300 million square feet

ahead signal the approach

of last-mile cold storage space. This phenomenon is

of construction season.

trending upward with no end in sight. Communities not

Throughout the winter, engineers, land use attorneys, and developers have been busy guiding new industrial-commercial and tourism projects through their respective approval processes. It’s been quite a while since we’ve seen so much activity here in Sullivan County. And it’s a positive sign for our economy

ready—or that push back against manufacturing and warehouse projects—will be bypassed. The hard truth is that many need the ratables and financial benefits this industry sector provides. Further, the deployment of AI automation lessens the demand for workers, thus circumventing challenging workforce issues.

because it means we’re developing a diverse portfolio

Tourism continues to evolve and grow in Sullivan

of industries.

County, pushing for high-end outdoor-focused desti-

In this issue, we focus on economic development— what it means to the fabric of a community, its effect on business, the requirements that are crucial to

nations. These low-impact, environmentally friendly projects bring high tax ratables with minimal pressure on a municipality’s cost of service budgets.

economic development and the challenges developers

With a burgeoning tech economy, where people can

and communities face in today’s political and social

work from a second or primary home, we have the

environment. Understanding the fundamentals,

formula for a diverse economy that can create sub-in-

regulatory hurdles, and the anti-development sentiment

dustries—construction, entertainment, restaurants, and

is critical as we seek to attract more business. Economic

more. And that’s what we call economic development.

development is more challenging and essential than

It’s the foundation for vibrant, thriving communities.

ever, from site selection, infrastructure, environmental

It’s finding a diverse balance to meet the evolving

impacts, and reviews to the financial implications of

needs of our society while ensuring that we can

proposed projects failing to advance.

provide basic needs to our communities so that our

Our world has changed dramatically over the past two years. A significant shift is occurring in industrial-commercial development and logistics driven by supply chain woes and consumer demand for goods, food,

families can work, play, and enjoy where they live. It’s a culmination of the Partnership’s consistent push to help grow our economy, diversify it as much as possible, and help grow the middle class.

even vehicles—delivered directly to our homes. As a

Please read the articles written by our member-

result, demand for warehouse space has surpassed 1

investors. Some run companies that are invested,

billion square feet nationwide as we shift from a “just

thriving, and prospering here. Others are the experts

in time” to a “just in case” economy. Corporations

on the front lines working to build a more robust

cannot function when container ships sit in ports for

foundation so our economy can grow now, and well

months at a time.

into the future.

Sullivan County Par tnership for Economic Development

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Sullivan County Par tnership for Economic Development In the Know

1/11/22 11:31 AM

| Winter/Spring 2022

INVESTED. THRIVING. PROSPERING:

Local Companies Working to Help Sullivan County Grow.

What Is Economic Development?

Put simply, economic development is a process whereby the private and public sectors create strategies and an attractive business environment to secure new and expanded investments in communities thus creating jobs that ultimately lead to higher quality infrastructure- highways, parks, recreation centers, hospitals- all in an effort to improve living standards.

Sullivan County Par tnership for Economic Development

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Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow

Keeping it Local: Training the Future Workforce

Students work hands on in the Auto Technology program

Sullivan County has a history of having a limited

The primary goal of the Career & Tech Center is to

pool of trained, skilled workers. Businesses who

provide students with the training and skills needed to

have worked with Sullivan BOCES understand that

succeed and be a reliable source to help communities

the Career & Technical Education Center (CTE) is an

build and maintain their workforce.

untapped resource for trained workers.

The Career & Tech Center instructional staff are

The Career & Tech Center provides high school

former business owners, chefs, foremen, or trade

students with industry-standard, hands-on training in

specialists who have left the private sector to share

thirteen industry clusters. This equates to thousands

their knowledge. This dedicated team prides itself on

of different professions, all of which benefit the needs

helping students learn about the many professions

of businesses throughout Sullivan County.

within that industry and the skills needed to succeed in the career of their choice.

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Sullivan County Par tnership for Economic Development In the Know

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Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow The programs at the CTE Center are consistently evolving. Each instructor works with an advisory board consisting of local industry professionals to ensure that current industry standards and skill sets are incorporated into the curriculum. Classrooms are also structured as real-life work environments, allowing students to learn in a realistic work setting while teaching work ethic, professionalism, productivity, and teamwork.

Innovative Design Program

As a part of their training, students participate in

Control, just to name a few. The CTE students’

internships at local businesses. Those businesses

education, training, and certifications give them a

build relationships and provide the students with

better understanding of their trade requirements and

the chance to demonstrate their knowledge in their

grant them preferential hiring.

trade. For many students, these internships turn into summer jobs and full-time positions. In most cases,

Roughly 26% of graduating seniors continue their

the internship experience leaves a lasting impression

education at a two or four-year college or trade

on the student, showing them that there are good

school, and 15% of the students go directly into the

jobs and numerous career opportunities available in

workforce. BOCES CTE students provide the businesses

Sullivan County.

of Sullivan County with excellent candidates for the local workforce.

Upon graduation, CTE students are ready for entry-level employment and possess several in-

Sullivan BOCES, together with its community partners,

dustry-recognized certifications, including OSHA 10,

is committed to training our future workforce while

ServeSafe, CNA, HEAT, Drone Aviation Certification

giving students a place to explore careers and shape

(FAA), Security Guard, NYSDEC Stormwater & Erosion

their dreams! continued...

Culinary Arts students in the kitchen

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Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow

Effect on Local Businesses

Sullivan County’s recent and pending resurgence

contractors in their industry. They perform commercial

is an exciting and hopeful time for all who live, do

paving, excavation and site work, concrete work and

business, and engage in all of the hidden treasures

pavement restoration focusing on large commercial

and opportunities that the area offers. As an invested

properties. They also specialize in the design and

local contracting firm, Superior Surfacing Systems, has

construction of sport courts.

benefited from this growth and is poised to continue to

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expand their involvement.

They have proudly taken part in major projects in the

Superior Surfacing Systems, Ltd. is a full-service

Snacks) addition of truck access and parking facilities,

Commercial Asphalt Contractor serving Orange, Sullivan,

performing all related land clearing, site work, drainage

Rockland, Westchester, Dutchess Counties in New York

and paving needed to support their continued growth.

State & Northern New Jersey. They enjoy the reputation

SSS also completed the paving in its entirety at the new

of being one of the area’s most highly respected

Eldred Preserve, a stunning new destination site for

private sector such as Pepsico-FritoLay’s (formerly Ideal

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow locals and tourists as well. This magnificent project is

“It is our intention to not only sustain Superior Surfacing

yet another example of major investment in Sullivan

Systems involvement in this growth and become a more

County’s future, offering employment opportunities

visible and active participant, but to accelerate and

for local residents, goods and services providers and

promote our capabilities and interest in the process,

all contractors involved in both the construction and

says SSS owner Keith Reardon. “One quickly comes to

maintenance of the facility.

the realization that we are all connected and have a

Superior Surfacing has also been the proud “go to” contractor for Garnet Health; having performed a major

significant impact on each other’s extended opportunities and success stories,” he adds.

rehabilitation of the infrastructure at the previously

They continue to seek employees from within the

named Catskill Regional Medical Center to most recently

county to expand their workforce and management

the repaving of Grover Hermann Hospital in Callicoon,

team as well as regularly utilizing local sub-contractors,

also a part of Garnet Health Group.

material suppliers and trucking firms to round out their

All of these projects not only improve quality of life and

reliable and valued network of resources. continued...

services for county residents, but continue to supply “trickle down” business activity and opportunities for local business owners.

“We are proud and honored to play an active role in this relationship-driven network of professionals that are continuing to shape Sullivan County’s growth and prosperity.”

— Keith Reardon, President Superior Surfacing Systems Bloomingburg, NY

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Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow

Community Banks: Perfect Partners for Economic Development Projects By: Joe Coleman, Brian Flynn, and Heinrich Strauch of Jeff Bank Local banks, with their deep roots and expansive

throughout the lifetime of the loan. Great service from

networks, are the perfect partners for any developer

an experienced and committed team, combined with the

or investor engaging in community-focused projects.

trust and confidence of a long-term relationship – these

Banks like Jeff Bank, with a history of more than 100

are benefits that will make a difference when it matters.

years of serving the community, and shareholders tracing their initial investment in the bank back by generations, have very strong “community DNA”. They are not merely a financing source but offer deep

Local banks care as individuals: most of the employees of Jeff Bank live in or very close to Sullivan and Orange Counties and are part of the local fabric that make

market knowledge and local intelligence.

up their communities. They own property, send their

Even for larger projects that may go beyond the

goods and services within a 30-mile radius. They serve

usual scope or lending abilities of a community bank,

on all kinds of community boards and committees,

they are still a perfect partner – be it as part of a

and actively support and volunteer for many local

multi-bank participation or by engaging with Federal

non-profits. Being residents, they care about the

or State financial assistance programs (e.g., SBA or

impact and success of community-focused economic

USDA loans, grants, or loan guarantee programs).

development in their towns and villages beyond the

Working with community banks secures local access to the full range of banking services: checking

children to the local schools, and source most of their

mere numbers. These employees are here to make a difference, just as much as the customers they serve.

accounts, cash management services, payroll and bill

Partnering up with the local experts from a

pay for employees and service providers; in-person

community bank ensures that you are assembling

and on-line, with direct communication, personal

the best possible financial team for your economic

interaction, and no shortage of local branches to

development project.

choose from.

At Jeff Bank, they don’t make loans to sell them off shortly after in the secondary market – they hold on

The authors are commercial loan officers with Jeff Bank and operate out of the bank’s branches in Port Jervis, Monticello, and Liberty. See www.jeff.bank for more information.

to them in their portfolio and work with borrowers

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Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow

Let’s Talk Incentives Orange & Rockland Utilities offers incentive rates to qualifying commercial electric customers locating to – or expanding within – the company’s New York service territory. This incentive is designed to help ease the cost of making major relocation or expansion decisions. Businesses that qualify for the New York Economic Development Rate (ERO), will receive a 20 percent discount off the electric delivery portion of the

exterior lighting.

In addition, O&R offers energy-efficient programs and equipment upgrades designed for businesses of all sizes. These include: Business Direct Install Pathway Program: Under this program, O&R will cover up to 70% of the cost for energy improvements.

Instant Lighting Incentive Program: Offers instant incentives on energy-efficient LED interior and

fleet for electric vehicle charging.

- Electric or Gas.

Medium/Heavy Duty Program:

Prescriptive Rebate

This Pilot Program is designed

Pathway Program:

to reduce diesel emissions by

O&R’s best option for heating,

encouraging the conversion of

cooling, and ventilation (HVAC) or variable speed drive (VSD) upgrades and installations that meet program

For more information about

oru.com/economicdevelopment.

assistance to help prepare your

measures including HVAC Upgrades

To learn more about O&R’s

(845) 577-2498 or visit:

to apply through O&R’s website for

Offers rebates for cost-effective

rate for five years.

Incentives, please contact

electric vehicles, you are eligible

Custom Rebate Pathway Program:

eligibility requirements.

O&R’s Economic Development

converting your fleet to plug-in

medium- and heavy-duty fleets to electric vehicles (EVs) in the utilities’ service territories through incentives to help offset infrastructure costs.

Rebate Programs, please visit:

For more information on these

oru.com/save.

three programs, please visit: oru.com/evmrp

O&R also has programs for businesses interested in electric

DCFC Incentive:

vehicle power, including:

You may be eligible for demand charge relief through O&R’s Electric

PowerReady Program:

Vehicle Charging Per-Plug Incentive

Provides incentives that cover up

if you have DCFC electric vehicle

to 100% of the utility and customer

supply equipment that meets

costs (associated with installing

requirements.

Level 2 or DC fast charging stations at your commercial facility, multifamily building, or parking area.

To learn more, please visit: oru.com/EV/ny-commercial-ev.

Fleet Assessment Service: If you are an owner of an operator of a vehicle fleet registered in New York State and you are considering

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Invested. Thriving. Prospering: Local Companies Working to Help Sullivan County Grow

What Economic Development Means To Me

by Sonny Patel, President & CEO of Beer World When I came to America

great increase in the

31 years ago, I came

number of customers

straight to Sullivan County

annually.

from India. I have met

My advice to companies

wonderful people who

that are looking to build

have become my family

and grow in the Hudson

and have met incredible

Valley would be to talk to

business owners on the

your local organizations

way. My first business

like the Sullivan County

was a gas station back

Partnership. They will

in 1995. The gas station

help you find a site for

business required a lot

your project, identify any

of long days, but I was

incentives that may be

dedicated to continuing

available, aid you as you

my personal growth as

go through the approval

an entrepreneur. My hard

process, and of course,

work and perseverance

support you every step of

paid off when I had the

the way when your doors

opportunity to purchase a beverage store in 2001.

Sonny Patel at his Middletown, NY location

Little did I know, this beverage store would be my launching pad for creating the Beer World brand. Today, there are 13 Beer World stores throughout New York State, and more locations on the horizon. All of this would not have been possible without the incredible support from the community and organizations like the Sullivan County

are open.

Over the next couple of years, we look forward to continuing to grow the Beer World brand by opening new locations. We hope to add new technology and features to the company that will make it easier than ever for consumers to get their favorite beer, cider, hard seltzer, mead and much more. In addition, we

Partnership.

are very excited to move into manufacturing of beer

New projects to the area help in several ways. Whether

NY. These breweries will operate independently of

it’s a destination project that brings thousands of tourists to the area, or a small business that serves the local community, these projects create meaningful jobs and directly impact the quality of life for the people in those communities. Over the years, we have benefited greatly from the tourism that new projects bring. Many of our Beer World stores are conveniently located right

by opening a brewery in Liberty, NY and Middletown, each other and will create their own unique styles of beer and atmospheres. Both breweries will create a one-of-a-kind community-oriented experience that is family friendly by offering mouthwatering food, games, live music, weekly events and much more! We are projecting to open both breweries later this year. Keep an eye out for grand opening details.

off the highway, and because of this, we have seen a 12

Sullivan County Par tnership for Economic Development In the Know

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RJ Smith NYS Licensed RE Broker rj@randcommercial.com

TEAM RJ SMITH COMMERCIAL INDUSTRIAL INVESTMENT REAL ESTATE SITE SELECTION Serving Sullivan County

John Lavelle NYS Licensed RE Broker john.lavelle@randcommercial.com

Rand Commercial 55 Main Street PO Box 668 Pine Bush, New York 12566 845-744-2095 office info@randcommercial.com randcommercial.com

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Plan for Growth to Ensure the Future

by Delaware Engineering, D.P.C.

Delaware Engineering (DE) has a reputation for bringing

disparate water and sewer districts have been created.

unique perspectives, knowledge and experience to

As a result, the Town of Thompson’s water and sewer

infrastructure projects, ensuring that economic

infrastructure was challenging to manage from an

objectives are always considered. The importance

administrative, capital and operations and maintenance

of planning for the future is in the forefront of DE’s

(O&M) perspective. Further, the Town wanted to ensure

practice. There is no given that if you build it, “they

both that system costs were distributed across the user

will come.” As a result, it is not feasible to burden

base in a fair, equitable and fiscally sustainable manner,

a community today for growth that may or may not

and that it maximizes the longevity of its infrastructure.

take place sometime in future; however, planning for growth to ensure that future opportunities are not foreclosed but are encouraged is prudent. Over decades of service to cities, towns, and villages, DE has come to understand that ad hoc fixes and reactive solutions come with a high price tag for citizens, whereas taking a holistic approach to planning ensures infrastructure investments bring the most value to the community in the near term and over many years.

Master Plan includes an examination and analysis of the growth potential of Emerald Green, a large residential and recreational development area in the Town. The overall Master Plan included a technical analysis of the current conditions and needs of the existing infrastructure; a fiscal analysis of current operating budgets, user rate impact scenarios and modelling to determine equitable user cost distribution;

An example of this approach is the Town of Thompson’s

conceptual project development and preliminary cost

Infrastructure Master Plan, prepared by DE in 2019. The

estimating; and project prioritization.

Town has a pattern of growth typical of the southern Catskills: hamlets and villages with a mix of seasonal and year-round residences and businesses along connecting highway corridors. Over the years, numerous 14

In terms of planning for the future, the Infrastructure

The study provided several major recommendations concerning specific district-consolidation opportunities, repairs and upgrades to existing Town treatment

Sullivan County Par tnership for Economic Development In the Know

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Plan for Growth to Ensure the Future plants, and changes to the current Sewer Rent Code and the assessment

“The Infrastructure Master Plan that Delaware Engineering

of sewer rates within the Town. The

provided was a very useful ‘helicopter’ view of our utility

study concluded by identifying capital

systems. First it examined our sewer processing, collection

financing opportunities and strategies to fund recommended improvements - including repair and maintenance with respect to future debt obligations, through grant and low-interest loan programs available through New York State and federally.

Although the Town of Thompson did not need an Infrastructure Master Plan to apply for low-cost financing and

and pumping systems, detailing needed improvements and estimating costs. Second, our consumer cost allocation metric (point system) was woefully out-of-date and needed a hard look. DE completely re-vamped our point system so that it was fair and equitable. The plan also guided us in consolidating nine sewer districts into three. Ratepayers will benefit from efficiencies and cost savings for generations to come. The plan is a “living” tool which will be updated periodically and greatly shortens the time and

grants, the Plan did act as a decision

resources necessary to apply for grants and other funding

tool for the Town Board to prioritize

ahead of the curve and ahead of competing municipalities.

improvements and target these grants

We are very happy with the results.”

and low-cost financing application the maximum benefit of user, the

— William J. Rieber, Jr., Town of Thompson Supervisor.

environment, and public health.

Del aware Engineering, d.p.

Civil and Environmental Engineering Office Locations: Albany, Goshen, Monticello, Oneonta, and Red Hook

Explore our work at DelawareEngineering.com

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Development Opportunities, Land, Farms, Waterfronts & Homes We Have EVERYTHING You’re Looking For! 16

Sullivan County Par tnership for Economic Development In the Know

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Housing –The Overlooked Infrastructure

by John C. Cappello According to a recent publication of the National Association of Realtors® (NAR) titled “The Doubled Trouble of the Housing Market,” we are experiencing the double whammy of record high home prices and record low inventory of available homes. According to the NAR, only nine (9%) percent of the homes for sale in the New York, New Jersey, and Pennsylvania metro areas are affordable for families making $50,000 to $75,000.00. That figure only slightly increases to 29% for the Albany, Schenectady, Troy area. While no figures are available for Sullivan County, one must estimate that they fall somewhere within these parameters.

These facts are significant since the vast majority of jobs being created in our region are for tourism, hospitality, and warehousing where wages fall squarely in the $50,000 to $75,000.00 range.

We cannot expect to continue to attract these tax positive, job producing developments in our region if we do not have housing available for the people who will work there. Therefore, we must treat adequate housing opportunities as necessary infrastructure to support the economic health of our region.

Providing housing opportunities near employment is a must. Environmentally and economically sensible growth reduces transportation costs for families, allows families to spend more time with each other, frees up

John C. Cappello - Partner Jacobowitz and Gubits, LLP

time to participate in community activities, as and importantly, ensures that our workforce spends money in our community.

jacobowitz.com

(3) Consideration of plans to ease restriction on conversion of vacant hotels, offices and retails to residential.

For example, many patrons of tourist destinations within Sullivan County travel to that destination to enjoy it and then travel home. It is the staff at these facilities who, if they live in the community, will support local businesses, and pay taxes in the community.

(4) Provide additional funding and assistance to communities to draft local laws to promote those diverse housing opportunities.

It is now a commonly recognized fact that the construction of diverse and affordable housing opportunities proves a substantial economic benefit to a community.

Many states such as California, Massachusetts, Oregon and Connecticut have recognized this fact and are taking action to attempt to ensure that their local governments provide diverse housing opportunities.

Governor Hochul in her State of the State address discussed several laws and initiatives intended to address the impacts of exclusionary zoning and promote affordable housing within the State. These include: (1) Proposed legislation to require municipalities to legalize accessory dwelling units (ADUs).

(2) Legislation to facilitate multi-family construction projects in areas served by rail.

Sullivan County Par tnership for Economic Development

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(5) Enhance funding and tax incentive programs to provide and preserve affordable housing.

In response to bipartisan opposition, Governor Hochul has tabled the first three initiatives.

However, it is important to note that New York municipalities do not need to wait for the State to take action. Any local municipality, today, can adopt a law allowing accessory dwelling units. In rural areas where it is tough to provide central water or sewer infrastructure, duplexes or triplexes can be permitted with well and septic systems. Our cities, villages and towns can work together to provide sewer and water infrastructure in areas that can support multi-family and small lot single family homes near new commercial or industrial development. The bottom line is that we have the tools to improve our housing stock to provide diverse and affordable opportunities so long as we have the will to do so.

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NYC Casino Licenses – Why We Should Care

by Jacob Billig Jacob Billig was born and raised in Sullivan County. He is a partner in M L Zager PC and Billig, Loughlin and Silver LLP. He specializes in real estate, land use development and personal injury law. He represented the developers of the Mohegan Sun in their efforts to locate a casino in Sullivan County.

There are three remaining casino licenses to be awarded in the New York City metropolitan area. The timeline for the State’s awarding of these licenses is fast approaching and some Albany insiders speculate that the State may speed up the process to generate more revenue for Albany. Recently, James Allen, the Chairman and CEO of Hard Rock International outlined plans for a casino in New York City. Many in the gaming industry, have stated that New York City is one of the last and best untapped gaming markets in the world. This raises an important question, what will the impact be on Sullivan County and what should we be doing about it.

One can say that Sullivan County has grown its economy beyond casinos, but the truth of the matter is, Sullivan County has a lot invested Resorts World Catskills in terms of jobs and revenue received from the facility. We are at a critical juncture, and there should be an organized and concerted effort to get a piece of the New York City casino pie, which would further assist our local governments, economic development agencies and groups to further grow our economy.

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The New York City casinos are coming - Yonkers (MGM), Aqueduct (Resorts World) and the third, probably to some other company, such as Hard Rock, or Las Vegas Sands at some other NYC location. The vast sums of money will drive the deal; it always does. And these facilities will generate hundreds of millions, if not billions of dollars. These will be massive facilities and will have an impact on the gaming market.

Resorts World Catskills, which has improved its operations over the last couple of years, will be significantly impacted whereas the other three upstate casinos will not.

Those casinos in Schenectady, the Finger Lakes and Binghamton are too far away, but RW Catskills relies on the NYC metro market.

The only logical course of action for Sullivan County is to push to be recognized when the negotiations are being conducted for the NYC casinos. We should ask for a place at the table.

The RW Catskills casino was located here, after decades of fighting for casinos, for economic development.

It directly employs almost 1,500 people and has other economic

Sullivan County Par tnership for Economic Development In the Know

Billig, Loughlin & Silver, LLP 461 Broadway Monticello, New York 12701 845-794-3833 jbillig@blslaw.net BLSLaw.net

impacts beyond the direct employment, such as the host fees paid to the Town of Thompson and Sullivan County.

We have many great things happening in Sullivan County. We have many important new projects, but the RW Casino is a driver for a portion of our economic engine.

We need to fight for some type of compensation, which can take several forms. Not only monetary payments from the NYC casinos, but other assistance from the State in our tax structure, state mandates, infrastructure needs, and maybe moving the line to allow NYC first responders/firemen/police to live in Sullivan County.

The County should take steps towards this goal and not miss the opportunity. It is crystal clear we will be affected; Albany knows this, and we must push Albany to address it.

| Winter/Spring 2022

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Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Sullivan County Partnership Grows PLATINUM INVESTOR We’re thrilled to introduce Advance Testing, a Partnership member for 21 years, as our newest Platinum member.

Advance Testing is a consulting construction materials testing laboratory that has been providing outstanding service to its clients since 1984. They provide both field inspection and laboratory analysis of all construction materials for commercial, private, and public organizations. Currently, they manage work out of four primary offices located in New York, Florida, Connecticut, and Massachusetts.

845-496-1600 • advancetesting.com

EXECUTIVE INVESTOR

INVESTOR

Passero Associates’ dedicated staff of over 100 professionals provides high-quality, value-oriented planning, engineering, architectural design, structural, surveying, sustainability, program management, design-build, construction observation, 3D visualization, and virtual infrastructure services and solutions throughout the Northeastern, Midwestern, and

Rhinebeck Bank has seen it all since they began facilitating financial success for their customers back in 1860. Rhinebeck Bank is a community bank in the truest sense. They serve their customers by making local decisions on residential mortgages, construction loans and commercial mortgages. This helps keep the community and local economy moving forward.

Southeastern United States.

585- 325-1000 • passero.com

845-367-7071 • rhinebeckbank.com

Sam Eisenberg, Managing Partner of BSD, LLC a development company with sites throughout Sullivan County. Sam and his team are working on preapprovals for an industrial commercial project along the Old Route 17 corridor. Sam manages several key sites representing industrial, commercial, residential, and retail. He is invested in Sullivan County and has a variety of plans for future development here.

Intelligent IT Designs is a COMPLETE technology solutions provider specifically designed to fight against cyber criminals and protect client systems. Intelligent IT Designs handles all aspects of your IT infrastructure, including hardware and software management, vendor relationships for your Internet connectivity, website management and maintenance renewals, and ALL other technology needs.

877-914-3577 • intelligentitdesigns.com

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delta-eas.com | Winter/Spring 2022

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Sullivan County Par tnership for Economic Development

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How Do You Measure Success?

by Jonathan Rouis, CPA Do you ever look at certain

In addition to evaluating critical

companies, whether global

activity, a KPI must:

sensations or local favorites, and wonder – what is it that makes them such strong front-runners in competitive environments? Imagine the potential impact on local businesses and local economies if we could figure that out. After all, strong local businesses build strong local economies, and that benefits everyone.

Of course, there’s a myriad of factors that contribute to accomplished businesses, from having a compelling value proposition that meets certain needs or desires to brand, strategy, customer service, employee engagement, and more.

Still, one of the most fundamental but critical drivers of business success is this: setting, monitoring, and measuring key performance indicators (KPIs).

A KPI measures activity that is critical to successfully compete in the marketplace. It can show when something is working well and point to potential issues and necessary course corrections to keep a company and its employees focused and on track.

A company may have three or four KPIs and require business functions, departments, and individual employees to set KPIs as well. This way, all efforts are aligned to drive common goals.

24

Jonathan Rouis, CPA Partner

Be realistic – A KPI to eliminate downtime is not realistic. An effective KPI would be “to reduce downtime by 5% through scheduled maintenance days.”

Be specific to meet goals: “delivered on time” is not specific.

A better KPI is “to complete delivery within three days of receiving the customer’s order.”

Be quantifiable, such as tracking the rate of returned product.

Highlight areas where increased efficiency/decrease in use of resources can be achieved.

Illustrate the progress toward attaining a goal by presenting data in a chart or graph.

Implementing and tracking KPIs provides management with reliable data to streamline decision-making, encourage teamwork by promoting inter-departmental cooperation, and offering clarity for workers in terms of performance expectations. (As an added bonus, they can also help identify seasonal trends.)

RBT CPAs, LLP 51 Sullivan Street Wurtsboro, NY 12790 845-888-5656

So, let’s say a company has a goal to provide superior customer service through quick delivery. Here’s what a related KPI and measurement may look like:

KPI: Lead time (the length of time it takes from the beginning of the manufacturing process to the time the final product is delivered to the customer).

How it will be measured: Tracking the customer waiting time, which is the length of time between when a customer places an order and the customer receives the product.

Target: To reduce lead time by 2 percent.

Implementing KPIs can increase the entire organization’s efficiency and production capability as well as generating a positive attitude among team members by letting individuals know how they contribute to a company’s overall success. Setting,

Setting a KPI is just the start – the real value comes from regularly

monitoring, and measuring KPIs regularly can reenergize your team and ensure all departments are

checking in to see if progress is

synchronized in their daily, monthly,

being made and having a clear course of action once the results of

and quarterly objectives.

the KPI are known.

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Transportation Engineering Civil Engineering Surveying Construction Inspection

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26

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Board of Directors Call for Board Members

Randy Resnick, Chair

We are seeking candidates for board seats.

Nominees should exhibit leadership skills, strategic thinking, and have a keen interest in supporting our efforts to stimulate the development of projects that will positively impact economic growth in Sullivan County.

Any member in good standing may run on the ballot in July.

Michael Zalkin, Treasurer

Karen Fisher, Vice Chair James Bates, Secretary

Watch your e-mail this Spring for more information or call the office at 845-794-1110.

Kelsey Hornicek

Kevin McLaren

Steven Vegliante

Larry Wolinsky

Matt Dorcas

John Brust

Charlotte Van Horn

Gary Sliver

George Kinne

Gerald Skoda

Gary Schmidt

Jonathon Schiller

Fred Stabbert

edwardjones.com

John Leigh IV, CFP®, AAMS®, CRPC®

Member SIPC

Financial Advisor

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Not to worry, our next issue is scheduled for publication in June and there is a huge discount if your purchase an ad now for the next four issues.

Contact Jen Cassaro at cassaro.jen@scpartnership.com today to find out how to reserve your spot in our next issue.

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| Winter/Spring 2022

Reshape Through Disruptive Technologies

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QA

Board Member Spotlight

I have been with Jacobowitz & Gubits for my entire legal career from 1984 through the present. My legal practice has focused principally on land use, environmental, municipal, and real estate law. I also do some work (mostly Pro Bono) for various not-for-profit organizations.

How long have you been on the Partnership Board?

What made you initially want to get involved with the Partnership and ultimately run for the board?

I have been on the Partnership Board since around 2000. I took a hiatus from the Board around 2013 during the time I served as Chair at Pattern for Progress and then returned to the Board around 2016. Our firm has always been committed to a presence in Sullivan County as we view it as a “quality of life” gem within the Hudson Valley. Also, because of its beauty, location, and accessibility we have long viewed Sullivan County as ripe for economic development and the opportunities that it presents for business including the business of providing legal services.

Larry Wolinsky

Attorney Of Counsel – Jacobowitz & Gubits, LLP

Personal: Married, three children, three grandchildren Hometown: Kingston, New York; Samara Costa Rica

of my increased involvement in development projects in the County and some of the frustrations that flowed from getting these projects through the approval process which, by the way, is not a problem unique to Sullivan County. I saw the Partnership as the perfect vehicle to discuss shovel-ready development sites so when economic development opportunities arose,

Education: Bachelor of Arts University of Miami,

there was ready inventory that could get through the

Master of City and Regional Planning University of

entitlements process quicker. It was a no-brainer for the

Pennsylvania; Juris Doctor New York law School

Partnership to take that on and, to this day, the creation

Hobbies: Guitar, learning Spanish; reading Fun Fact: I met my wife on a kibbutz in Israel 47 years ago during the Yom Kippur War. We worked together in a greenhouse and exported roses to Holland daily during that wartime.

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My interest in joining the Partnership Board flowed out

of shovel ready sites remains a keystone policy of the Partnership’s efforts. I also would be remiss if I didn’t mention that the Partnership was a wonderful way to network and establish business relationships and, even more importantly, create friendships with so many wonderful people from Sullivan County. It has been a privilege to serve, and I am grateful to be able to do it.

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

What is the Importance of economic development?

Maintain ongoing focus on the creation and/or

We could write a book about the importance of

enhancement of infrastructure such as sewer and

economic development but, at its essence, economic

water improvement of highways as well as technology

development is foundational to our lives. The need to

enhancements of broadband access.

create and fill jobs (the primary purpose of economic

Finally, we need to do a better job of educating the

development) is the principal means by which we

public about the value of economic development. A

provide economic security for ourselves and our

perfect example of this is the increasing public push

families. It serves to give folks a sense of purpose and

back on economic development incentives and PILOTS.

usefulness in their lives. It is a fundamental part of

We must reach out and explain that these incentives

society’s eco system and necessary to sustain quality of

are a fundamental economic development attraction

life within a community.

tool and that they do not take money out of people’s pockets, but rather increase the tax base far beyond

What issues do you believe economic development

vacant land status.

organizations and professionals should be addressing moving forward?

Describe some of your Land Use experience.

I love this question but first, we must acknowledge

During my 37 years in practice, I have worked on

and give props to the economic development team in

more projects than I can remember both on behalf of

Sullivan County for the job it has and continues to do.

developers and on behalf of municipalities. Typically,

The Partnership, IDA and the County have a long-stand-

I have worked on large, complex single use and

ing collaborative working relationship which has and

mixed-use projects, affordable work force housing

continues to yield results.

projects; religious use projects; and a host of others.

WE NEED TO CONTINUE TO:

Some past and current projects I have worked on: A Day In the Garden, Bethel Woods Performing Arts Center,

Identify and process shovel ready sites. Site selectors

Amy’s Kitchen, Medline Industries, Tuxedo Farms, Avon

are looking for them and need to get their clients in the

Commercial Park.

ground. There isn’t a whole lot of tolerance for year-long approval processes. This requires working directly

Here’s your chance to brag about your company and its

with municipalities who desire to attract economic

people- what are you proud of?

development and helping them get their planning,

Jacobowitz and Gubits is a well-known, longstand-

zoning, and infrastructure to accommodate these users.

ing- legal firm in the Hudson Valley. It prides itself on a culture of hard work, creative and cost-effective

Acknowledge that the provision of affordable and

solutions to complex legal issues and the best possible

work-force housing is a fundamental component of

results for its clients. It has attorneys with decades of

economic development. We are not going to attract new

experience in a wide variety of legal disciplines. Our

development unless there is a supply of housing for

Municipal and land use teams (which I have been a part

their employees. We need to establish a framework for

of) are regularly engaged for projects within the Hudson

incentives to help improve the supply of housing.

Valley and beyond and it has been a privilege to work with these guys as a team “in the trenches” for all these

Focus on the labor force. The labor force shortage

years on so many interesting, challenging, and great

preexisted the Pandemic but has been exacerbated

Hudson Valley projects.

by it. This is a national issue which hits home as well.

Strategies need to continue to be developed to address the issue.

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Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

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Identifying Project Disrupters:

The Importance of Due Diligence in Property Development

by LAN Associates

The team behind the planned development of a

contaminated property is to have a Phase I

much-needed addition to a charter school was excited

Environmental Site Assessment performed. This

and eager to move forward with their plans. They found a

assessment includes a site visit, interviews with owners

great location, designed the addition, purchased a dozen

and occupants, and an evaluation of state/local records

vacant lots, and began construction. Once the shovels

and historical uses and operations.

hit the ground, however, problems arose. The properties purchased were brownfields, and acquired “as-is, where is.” Below the surface, excavation revealed contaminated materials and leaking underground storage tanks, accompanied by soil and groundwater contamination.

2. Failing to Get an ALTA Survey An American Land Title Association (ALTA) Survey can help identify potential encumbrances a standard real estate transaction survey may miss. This rigorous examination of your site can be customized to include

Preventable stories like this playout far too often.

data such as zoning, utility, flood zone, and wetland

Developers who skip proper due diligence risk financial

information.

burdens, project delays, legal engagements, and potentially having an entire project fall through.

Below are five common issues that can disrupt property development.

1. Potential Environmental Contamination Underground oil storage tanks, chlorinated solvents from industrial sites, as well as pesticides, lead, and arsenic from agricultural use can all impact soil, groundwater, and even create harmful vapors inside a new building. Finding these issues mid project can force you into a costly and time-consuming cleanup and

3. Don’t Forget to Review Zoning Requirements A thorough review of local zoning laws can expose unforeseen restrictions by identifying the property zoning designation, evaluating the zone’s permitted uses, analyzing the overlay districts that encumber the property, and examining the bulk requirements. This information is vital to pinpointing risks and determining if development is feasible. Prior to purchase, you must understand if your project will require a change in zone request or other variances that carry the risks associated with attaining new approvals.

remediation process. The best way to avoid buying 34

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Identifying Project Disrupters: The Importance of Due Diligence in Property Development 4. Review of State & Regional Regulated Areas

5. Accounting for Climate Change

You want to build; you need to be aware of state and

Just because you can build on a site, doesn’t always

regional regulated areas. Understanding the presence

mean you should. Flood zone maps are often outdated,

or absence of wetlands, transition areas, streams, flood

and the escalating impacts of climate change like

hazard areas, riparian zones, and tidelands, is critical

rising sea levels and increased storm water should

to mitigating development risks. Identifying the limits

be considered a very real factor when assessing the

of these regulated areas can be tricky and the extent

long-term viability of a development site. Even if

of these areas can vary significantly from site to site.

you’re outside the regulated areas, before you select a

Regional regulated areas can include the Pinelands,

site, you should consider how close it is to the current

Highlands, CAFRA, NJ Sports and Exposition Authority,

regulated areas and if flooding may impact it soon.

etc. The rules that govern land use within these regions can significantly reduce property’s development potential. Understanding the scope of allowable

Written with input from LAN’s land use, environmental, and surveying departments.

use and developable area is a critical factor when determining how much to invest in a property.

LAN Associates is a full-service architecture and engineering design firm that primarily services K-12, higher education, municipal, commercial, ecclesiastical, and private clients. The firm was founded in 1965, and is based in Midland Park, NJ, with offices in Goshen, NY, Voorhees, NJ, Vernon, NJ, and Bethlehem, PA.

A Full-Service Architecture & Engineering Design Solution • Architecture • Interior Design

Transforming the Built Environment Since 1965

• Mechanical Engineering • Electrical Engineering • Plumbing Engineering • Civil Engineering • Land Use Services • Environmental Services • EH&S Services • Surveying

www.lanassociates.com Sullivan County Par tnership for Economic Development

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Be Ready for Infrastructure Funding C.T. Male Associates

The effects of COVID-19 have been challenging to

Treasury guidelines outline a broad range of possible

many communities. With a wide array of public needs,

projects to improve access to clean drinking water,

the federal government has developed new funding

upgrade wastewater collection and treatment, and

resources and increased existing funding programs

construct stormwater infrastructure. Projects that are

to upgrade infrastructure and enhance resiliency well

eligible under the U.S. Environmental Protection Agency’s

beyond the pandemic.

Clean Water State Revolving Fund and Drinking Water

The availability of low-cost loans and grants for a variety of public works projects is continuing to increase. In recent years, municipalities have seen an influx of money from Federal and State resources in response to local and regional needs to maintain and upgrade vital

State Revolving Fund Programs would be eligible for ARPA funding. The SRF criteria allows for a wide range of treatment, distribution, collection, storage, facility equipment, new system construction, and operating controls as potentially eligible projects.

infrastructure. It is imperative for communities to

In addition to the Rescue Plan funds, the Federal

capitalize on current support for projects of varying

Government has approved the Build Back Better (BBB)

scope and complexity to upgrade roads, bridges, dams

agenda. At the start of 2022, letters have been sent to all

and other essential water and sewer facilities, not

Governors by the White House Infrastructure Implemen-

only for current quality of life, but also for economic

tation Coordinator, discussing a series of steps to take

development, sustainability, and growth.

for coordinating the funds and information about some

Recovery Funds & Building Back Better Earlier this year, local governments began to receive the first round of $65 billion in Coronavirus State and Local Fiscal Recovery (SLFR) funds, implemented under the American Rescue Plan Act (ARPA). Eligible uses were created by Congress in response to the pandemic, with one of the categories allowing “necessary investments in

of the funding that is being provided for existing projects and federal funding programs. $65 billion is on its way to states and local governments for the following project types or existing funding programs: • U.S. Department of Transportation/Federal Highway Administration is providing $52 billion to states to repair roads and bridges in 2022;

water, sewer and broadband infrastructure.”

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Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

Be Ready for Infrastructure Funding • Environmental Protection Agency (EPA) has outlined $7.4 billion for states to spend on water infrastructure and replace lead pipes in 2022; • USDOT/Federal Aviation Administration (FAA) has announced $3 billion to modernize 3,075 airports across the country; • EPA has announced $1 billion in funding to clean up 49 hazardous Superfund Sites in 24 states.

Infrastructure Implementation – Preparing for Next Steps: Planning Your Application 1.

Prioritize capital needs in your communities.

2.

Consider appointing a resource or consultant to identify federal funding opportunities while referencing rules and regulations involved in the Infrastructure Law.

3.

Reviewing your Metropolitan Planning Organization’s Transportation Improvement Plan to ensure projects involving railways, bridges, highways, etc. are included.

4.

Map sites for alternative fuel charging stations.

5.

Take inventory of lead pipe locations throughout your area.

C.T. Male can help discuss planning, implementation, and compliance of your projects once Federal Infrastructure Funds are Received. Our Community Development Team, consisting of Manager, Jim Thatcher, who brings nearly 25 years’ experience, and Community Development Specialist, Melanie Krause, along with our Civil Engineering Division, are offering expertise and additional resources pertaining to appropriate spending and reporting. For questions or further discussions, please contact Melanie at m.krause@ctmale.com.

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What is SEQR, and How Does it Affect Development?

by James Bates

which form is filed

time and preparation to develop comprehensive plans

is up to the Lead

for their communities. Proper planning allocates spaces

Agency, the public

for farming, commercial, industrial, retail, and residential

agency which has the

zones, creating a landscape for people to both live and

principal responsibil-

work. SEQR, (State Environmental Quality Review Act)

ity for carrying out or

and site plan review, play a vital role in planning the

approving a project which may have a significant effect

economic outlook and health of a community. Through

upon the environment.

these processes, municipalities can control the growth and direction of the community. Insightful community leaders work actively to attract good projects, and work with developers to guide their projects through the SEQR and site plan approval process.

38

James Bates, Owner Ecological Analysis, LLC an environmental planning and natural resource consulting firm 845-495-0123

Most municipalities in New York have spent considerable

4ecological.com

For example, a developer may have a project in mind, and once they locate or acquire the location for this project, the work begins. First, they need to hire an engineer and other professionals to determine whether this property is suitable for the proposed project. A

But how does this all begin? It’s not as simple as

typical developer will hire a surveyor to determine

applying for and receiving a building permit. The

the property boundaries, topographical mapping, and

process for something as simple as a shed in your

survey any wetland flagging to produce an Existing

neighbor’s back yard or as complicated as a multi-story

Conditions Survey. An environmental consulting firm will

building is essentially the same. There are two Environ-

be hired to complete a wetland delineation and conduct

mental Assessment Forms (EAFs) set forth by the New

a wildlife study for threatened and endangered species

York State Department of Environmental Conservation

as well as look for critical habitat and environmentally

– a short form and a long form. Smaller projects usually

sensitive areas. That information is then given to the

start with a short form and larger, more complicated

engineers to determine the viability of the project at

projects start with the longer form. The decision of

this location.

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

What is SEQRA, and How Does it Affect Development?

If the project site is viable, the engineer must begin

items on the EAF. They also have the ability, under site

designing the project to fit within the previously

plan review, to request changes to a project. Once the

identified environmentally sensitive areas, including

Lead Agency has completed their review, they now

wetlands and steep slopes. The engineer and the envi-

must decide on either a negative declaration (NEG DEC)

ronmental consultant will then fill out all the necessary

or a positive declaration (POS DEC) of environmental

applications to present to the Lead Agency i.e., the

impacts. If a NEG DEC is given, then the Lead Agency

city, town, or village planning board. This application

must state the reasons behind their decision. If a POS

will include a narrative for the enclosed project, the

DEC is declared, then the Lead Agency must state which

proposed site plan of the project showing the environ-

areas they believe may have a moderate to significant

mental constraints, and a completed EAF.

impact on the environment and an Environmental

The Lead Agency now begins the review of the project, including all the environmental work and the engineering. Most lead agencies hire outside professionals to assist them in the review process. As part of this review, at least one public hearing would be held

Impact Statement must be ordered for the project.

Typical areas of concern include traffic, wildlife impacts, stormwater issues, visual concerns or other items listed on the EAF. This process is tedious, therefore hiring experienced professionals is pivotal.

so members of the public can express any concerns or

In conclusion, SEQR is a crucial tool for every

issues regarding the proposed project.

community and can have an enormous influence

At this point, the Lead Agency can and usually does request further information and additional studies as it’s required to consider all the possible environmental impacts from any given project. These studies may include traffic, water use, sewer, or any of the other

on how a community grows. When planning is done correctly with the needs of the community and the concerns for the environment in proper balance, the results can be healthy, thriving communities where people can live and work and play for many generations to come.

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Members on the Map

6 Ferndale

WORK ZONE STAFFING INC.

Harris

3

15

7

CONCORD ASSOCIATES Mongaup Valley

10

MONTREAL QUEBEC CANADA

5

2

Woodridge

Kiamesha Monticello

13

11

12

4

Middletown

Newburgh

1 New Hampton

14 White Plains Milford, PA

40

Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

8

Ever Wonder where Our Members are Located?

From From New York to Montreal, Canada, they’re not just from Sullivan County! Each issue, we’ll be calling out members from all over the map.

1 Advance Disaster Recovery Inc. AdvancedDRI.com 845-294-8919 2713 Route 17M New Hampton, NY 10958 2 Associated Mutual Insurance Cooperative AssociatedMutual.com 845-434-4550 PO Box 307 Woodridge, NY 12789 3 BESIDE Habitat BesideHabitat.com/en 1-514-887-8448 2528 Beaubien Est Montreal, QC H1Y 1G2 4 Bule Eagle Security BlueEagleSecurity.com 845-642-8908 16 Beth Dr Middletown, NY 10941 5 Concord Associates PO Box 137 Kiamesha Lake, NY 12751

6 Delaware River Solar DelawareRiverSolar.com 845-423-9710 3 Bridge St Callicoon, NY 12723

11 Robert Green Auto and Truck Dealership Robert-Green.com 845-794-6161 236 Bridgeville Rd Monticello, NY 12701

7 Fallsburg Lumber Co, Inc. FallsburgLumberCo.com 845-434-6161 13 Laurel Ave South Fallsburg, NY 12779 8 Hospice of Orange & Sullivan Counties, Inc. HospiceOfOrange.com 845-561-5362 800 Stony Brook Court Newburgh, NY 12550 9 Kittatinny Kittatinny.com 1-570-840-7187 378 Route 6 & 209 Milford, PA 18337

13 The ARC Greater Hudson Valley New York www.ARCghvny.org 845-796-1350 162 East Broadway Monticello, NY 12701 14 USI Insurance Services USI.com 845-901-7609 333 Westchester Ave, Suite 102 White Plains, NY 10604

10 Prestige Productions MyPrestigeParty.com 845-797-0337 PO Box 576 Mongaup Valley, NY 12762

Sullivan County Par tnership for Economic Development

12 Sullivan County Chamber of Commerce Catskills.com 845-791-4200 196 Bridgeville Road, Suite 7 Monticello, NY 12701

15 Work Zone Staffing Inc. 917-673-2516 PO Box 43 Ferndale, NY 12734

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Sullivan County Par tnership for Economic Development In the Know

| Winter/Spring 2022

FTxDigital360.com

Hello Thursday!

The Partnership is serious about Economic Development…. but we’re also serious about Networking! Sign up to attend our next event and make some new connections… you’ll be glad that you did. Hear what our Investors have to say….

“We all know that the Partnership does an amazing job with every event — but nothing beats a luau in February! Thank you for hosting such a great mixer.”

“You keep having those kind of events, you can bet on us being there!”

2022 UPCOMING EVENTS Thursday, March 24 Economic Development Summit Free Informational Breakfast 7:45 AM – 10:00 AM Location: Bernie’s Holiday Restaurant

Thursday, April 28 Spring Quarterly

5:30 PM – 8:00 PM Location: The Eldred Preserve

Thursday, May 19 Women in Business Mixer 5:30 PM – 8:00 PM Location: Cellaio Steakhouse

Don’t wait to grab your sponsorships – Check out our updated media kit and see what opportunities will fit your company.

Contact Jen Cassaro at 845-794-1110 to secure your sponsorship today!

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