PRINT JOURNALISM: BECAUSE IT STILL MATTERS. JANUARY 20, 2020 VOL. 56, No. 3
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Yonkers Mayor Mike Spano forecasts expanded development in the city.
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Development to continue driving success in Yonkers MAYOR SPANO WANTS SPORTS BETTING AT EMPIRE CITY
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MOUNT KISCO PROJECT
BY PETER KATZ pkatz@westfairinc.com
“I
don’t know how a city can even operate without one,” Yonkers Mayor Mike Spano told the Business Journal about the Yonkers Industrial Development Agency (YIDA) during an exclusive interview reviewing 2019’s economic activity in the city. “Developers can choose to go wherever they want. They can go to Pennsylvania.
They can go to New Jersey. They can go to Connecticut. There are plenty of places for them to go and make their investments. We do everything we possibly can to provide for investment in our community,” he said. Spano, who serves as chairman of the YIDA, reported that in 2019 it provided financial incentives to nearly a dozen projects representing a total private investment of $851 million. Among them: • Extell Development’s Point Street Landing, a mixed-
use project with 1,395 apartments and 48,280 square feet of retail space valued at $502 million. • Rose Associates’ 57 Alexander Street, which will have 440 apartments. • The $56.9 million Parkledge Apartments, which will have 311 units. “The incentives are offset by additional jobs, by bringing people to live in this community who are going to pay their own taxes, make investments in the commu» YONKERS
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$50M LAWSUIT ACCUSES CAPPELLI-OWNED COMPANY OF UNSOUND BUILDING PRACTICES BY BILL HELTZEL bheltzel@westfairinc.com
WHITE PLAINS HONDA HAS SUED LOUIS CAPPELLI’S LRC CONSTRUCTION LLC and the
developers of the Continuum residential towers in White Plains for $50 million, claiming they built a structure under the dealership’s property that damaged its car repair shop and potentially risked the safety of the apartment buildings. White Plains Honda put Cappelli and an affiliate of LCOR Inc., the Berwyn,
Pennsylvania, real estate developer, on notice in August in a two-page summons filed in Westchester Supreme Court. Since then, court filings have spelled out the full scope of the allegations as well as the defendants’ denials of wrongdoing. The work was not done in accordance with sound construction practices, the dealership states in a Dec. 26 amended complaint, and with “brazen disregard for the safety of persons employed by White Plains » HONDA
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ONLY IN AMERICA Westchester gym owner benefits from personal chef’s work BY PHIL HALL phall@westfairinc.com
“A
lot of people just don’t know how to eat well,” observed Eliana Grubel. “Even very well-educated people. And they don’t pay attention because there is always something else in front of them.” And that’s where Grubel comes in. The Bridgeport-based personal chef is on a mission to ensure her clients across Fairfield County, Westchester County and New York City have the best meals prepared to meet their specific dietary needs — including clients whose livelihood involves the projection of vibrant health. “I worked with the owner of a �ym in Westchester who needed to lose weight,” she recalled with a laugh. “He was very anxious to lose weight. We did a very good job in one month.” The Brazilian-born Grubel was the daughter of a member of her homeland’s diplomatic corps and spent years in Chile and Uruguay, later marrying and settling in Uruguay to run a deli and a restaurant with her husband. When Uruguay experienced a severe economic crisis at the beginning of the millennium, the couple immigrated to the U.S., arriving in the New York area a few months before the 9/11 attacks. Grubel secured work as a nanny and strove to improve her English, but her life was slowly pointed in a different direction when her employer expanded her duties beyond childcare. “While working for the family, they started to ask me to cook,” she recalled. “They liked Italian, Mexican and Middle Eastern recipes. I always felt an attraction for school — I did culinary arts in high school.” Grubel quickly began to find a talent in the kitchen and soon gained enough confidence in her English and her culinary skills to pursue a new career. “I put an ad in the Stamford Advocate and got jobs cooking for other people,” she added. “People started calling me.” But Grubel quickly realized that there is no one-size-fits-all solu-
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Publisher Dee DelBello Managing Editor/Print Glenn J. Kalinoski Managing Editor/Digital Bob Rozycki Associate Publisher Anne Jordan Group Associate Publisher Dan Viteri NEWS Senior Enterprise Editor • Phil Hall Copy and Video Editor • Peter Katz Bureau Chief • Kevin Zimmerman Senior Reporter • Bill Heltzel, Reporters • Georgette Gouveia, Mary Shustack, Peter Katz Research Coordinator • Luis Flores ART & PRODUCTION Creative Director Dan Viteri Art Directors Sebastián Flores, Kelsie Mania
Eliana Grubel. Photo by Phil Hall.
tion for meals — especially when her clients identified problems that they needed to avoid. “To cook for people with very specific health problems or a lot of allergies is very complicated,” she continued. “People that are called ‘chef’ don’t like to change recipes or adapt, to modify things. That is one thing that makes my service unique. I like to play around with recipes and see when clients eat something they usually don’t eat when I switch ingredients.” Grubel studied at the Institute for Integrative Nutrition at Columbia University and became a board-certified health counselor with the American Association of Drugless Practitioners upon completion of a year-long training program. She also graduated from the Culinary Business Academy’s Professional Personal Chef Training Program in Atlanta and became a premier member of the United States Personal Chef Association.
She also began researching the theories formulated by Dr. Peter D’Adamo, the naturopathic physician who advocates a distinctive diet tied to a person’s blood type. Beyond her studies, Grubel started to analyze and cut through food marketing to determine the best products for her meals. “It is very confusing to buy at a supermarket,” she stated. “The good foods have very little marketing. And even in the health stores, you can get very bad food. When shopping, I look for quality food that has no pesticides and no hormones. I encourage clients to buy as much organic food as possible.” Grubel relies on word-of-mouth recommendations and inquiries via her CleanFood4urType.com website for clients. Due to zoning laws, her food preparation needs to be done at a commercial kitchen or her clients’ homes. She cannot prepare meals at her Bridgeport residence and take them to her clients.
Grubel’s services include creating meals, hosting cooking classes and catering dinner parties. She also formulates short-term detox programs, using plant-based proteins in cold pressed juices and smoothies and probiotic-rich fermented foods matched to the client’s individual needs. “I believe that if people detoxify once a year, it is a very good way to improve the immune system and get rid of toxins,” she said, noting that detox programs must be time-restrictive and not overdone. “I don’t like to do anything extreme because it could make a person sick.” Grubel’s client base varies during the course of the year, but one thing that she has tracked is the appreciation of her specially prepared foods. “People are happy and, depending on the amount of food I prepare, you see the impact on their faces,” she said. “It is amazing to see the effects of how food can change people in a very short time.”
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Cash crop HEMP PRODUCTION UNDERWAY AT DUTCHESS COUNTY FARM BY PHIL HALL
hemp product creation from seed to the retail delivery of consumer items. Under the Yooforic brand, it is offering a chewing gum, tincture and skin cream infused with hemp oil. While the initial product offerings featured CBD oil harvested elsewhere, Lonsdale stated that within three months of the company’s launch, “we were selling three-quarters of a million dollars of products,” adding that additional products were in the works for a near-future launch. Lonsdale stressed that the hemp being grown at its Dutchess County location will be chemical-free. “As an ingestible oil, it has to be non-GMO and organic as a starting point,” he said. Lonsdale is hopeful that he can renew the farm’s lease and expand on the available acreage for growing, and he said his company would consider adding farmland in other states to keep up with production needs.
phall@westfairinc.com
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avid Lonsdale is not a farmer. He has a B.Sc. in physics and mathematics from Britain’s University of Leeds, a M.B.A. from Cornell and a career in the financial services industry. But listening to Lonsdale discuss the intricacies of growing hemp on a 55-acre Dutchess County farm leased by CanaFarma Corp., where he holds the CEO position, it becomes clear that he did his homework on all things agricultural. “We all know the vagaries of New York,” he commented. “We have a growing season of five months from planting the seedlings to harvesting the crop. We plant about 2,000 seedlings per acre. That is a total of 110,000 seedlings. And if you think that’s back-breaking work, you’re absolutely correct.” Unlike other crops, the fully grown hemp plant doesn’t easily fit in one’s hand. “When it is time for harvesting, you are dealing with plants the height of a man,” Lonsdale added. The 2018 federal farm bill ended a prohibition against industrial hemp farms and gave states the right to apply for regulatory authority over local hemp farming. New York is home to more than 400 hemp growers spread across 56 of the state’s 62 counties. For Lonsdale, a key to CanaFarma’s business strate�y is a partnership with an extraction facility that can extract the CBD oil from the dried hemp plant. “Many farmers cannot find extractors,” he commented, noting that the rush to get hemp planted was not met with an equal number of extraction facilities being readied to handle the crop. Hemp is derived from the sativa cannabis plants and contains almost no high-inducing THC present in marijuana. Instead, it offers high levels of cannabidiol (CBD), a nonpsychoactive compound that is increasingly touted by consumer wellness companies for providing health benefits. However, the U.S. Food and Drug Administration has only given its approval to one CBD product — a prescription drug product created to treat two rare forms of epilepsy — and the agency’s website warned that “some CBD products are being marketed with unproven medical claims and are of unknown quality.” CanaFarma was launched in New York City in March 2019 as a fully integrated hemp company that covers the full spectrum of
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David Lonsdale, CEO of CanaFarma Corp., at the Dutchess County hemp Photo courtesy Corp. RPWfarm. Jan20_20 Ad19 CanaFarma 450Mam.qxp_RPW Jan20 450Mam 1/14/20 11:35 AM Page 1
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‘A unique opportunity for housing’ in Mount Kisco BY PETER KATZ pkatz@westfairinccom
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proposal to build a two-building, mixed-use project in the vicinity of the Mount Kisco Metro-North train station, which likely would contain 217 apartments, approximately 51,600 square feet of retail space, 3,100 square feet of community space and 890 parking spaces, entered a new phase on Jan. 6 when the Mount Kisco Board of Trustees voted to approve a site access license agreement with the developer. The site of the proposed development consists of two village-owned parking lots, the North Moger lot and the South Moger lot. The agreement allows the developer to get onto the site for up to six months of due diligence work. Gotham Property Acquisitions LLC of New York City and Charter Realty and Development Corp. of Greenwich, Connecticut, have joined forces as the village's designated developer for the project. They had responded to a request for proposals put out by the village. The vote on the access license was 4 to 1 with Trustee Karen Schleimer casting the dissenting vote. Schleimer previously had expressed reservations about the project and voted against signing a letter of intent between the village and the developer. She expressed concern that included the license agreement failing to include a requirement for the developer to post a bond. She recalled a problem with a developer in the past who knocked down trees and walls at a site. “We had substantial damage and we had substantial issues and, not withstanding the fact that the developer there and likewise here has assets, go chase them. It's much easier to go against a bond,” she said. “I understand their reluctance to post anything. You know, there are some structures, some electric. It's not the woods, so I think the potential for damage is not insignificant.” Mayor Gina Picinich responded, “I would propose that we are building a partnership and a relationship with these folks. If they are unable to do soil borings in the way that we need for them to do and are not honest and trustworthy in this process, then that's going to kind of blow up the whole thing.” When explaining why the license agreement was needed to allow the developer to get onto the village-owned parking lots, Picinich said, “Our partners need to get on the site and start doing their due diligence. So they'll have to check out the soil, maybe do some borings. They'll have to do an environmental evaluation, a Phase I, maybe a Phase II, to determine what is there as they start to take a look at the engineering that will form their further planning and be able to put all the parts and pieces together and start putting together the actual plans, review, documents and pieces that they can, then bring them to our planning board.” Town Attorney Whitney Singleton told the trustees that the developer had accepted most of the conditions that Trustee Schleimer want-
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A rendering of the proposed building for the North Moger parking lot.
A rendering of the proposed building for the South Moger parking lot as seen from the Mount Kisco Metro-North train station.
ed included in the license agreement, especially regarding returning the property to the condition in which they found it. “We nuanced the language a little bit because it's impossible to return it to exactly the same condition and so we used language that they would use commercially,” he said. David Picket, a resident of Harrison, is president and CEO of the Gotham Organization, an outgrowth of the Gotham Construction Company started in 1912 by Nathan Picket. “I represent the fourth generation working in the business,” he told the board of trustees during a previous session at which time he introduced his son, Matthew, who represents the fifth generation of family in the business. Although the company has built numerous projects in New York City, Picket emphasized his ties to Westchester, including having grown up in Scarsdale. Picket pointed out that the founder of Charter Realty and Development, Paul Brandes, lived near him in Harrison for many
years before moving to Greenwich. “Our children grew up together. We're very much involved in what goes on in Westchester,” Picket said. Architect Richard Metsky of Beyer Blinder Belle showed some renderings to the trustees and pointed out that the development will improve stormwater runoff conditions in the area because they'll be eliminating parking lot surfaces that are 100% impervious. He said the transit-oriented development being proposed would invigorate downtown Mount Kisco. Picket anticipates parking will come up frequently as the plans are developed. “We understand the importance to the community of maintaining the commuter parking. We understand the importance to the community of making sure there's enough parking so that people can go to the restaurants and do their shopping and have the retail experience that is required,” he said. Picket also pledged that the project will be a quality job.
“To remove $10 a square foot from a project for the sake of it to me just doesn't make much sense. I'd rather build something that I can be proud of and that my children and grandchildren can be proud of,” he said. A preliminary plan calls for the building on the South Moger parking lot, closest to the train station, to be four stories and have a mix of one-bedroom, one-bedroom with den, two-bedroom and two-bedroom with den apartments. It would have 113 apartments, 38,000 square feet of retail and 368 parking spaces. Rentals are estimated to start at $2,667 for a one-bedroom with a two-bedroom with den going for $4,355 a month. The one-bedroom apartments would be 800 square feet. The two-bedroom with den apartments would be 1,340 square feet. The building on the North Moger parking lot would be five stories tall. There would be 104 apartments, 13,600 square feet of retail, a 3,100-square-foot community facility and 522 parking spaces. It would include studio apartments and one- and two-bedroom units that are slightly smaller than the ones in the South Moger building. Studios would start at $1,880 a month, one-bedrooms would be $2,503 and two-bedrooms would rent for $3,160. Both buildings would offer an assortment of amenities. “It's an extraordinary offering that doesn't exist across northern Westchester and it doesn't exist in Mount Kisco, so it's a unique opportunity for housing and it's a unique opportunity to fill a hole that really needs filling in our community in northern Westchester,” Picinich said.
$1.5B international consulting firm opens White Plains office BY PETER KATZ pkatz@westfairinc.com
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n international consulting firm with sales of about $1.5 billion a year, more than 7,500 employees and offices in more than 30 cities around the globe has opened an office in White Plains to expand its operations in Westchester and southern Connecticut. The company says its clients include more than half of the Fortune 100 companies, about one-third of the Fortune 500 companies and numerous startups and nonprofit organizations. It says it can provide expertise in every field from retail to life sciences. The company is Slalom and is headquartered in Seattle. It provides consulting services focused on business strate�y, technolo�y and business transformation. Marc Raderman, a Dobbs Ferry resident, is the company’s general manager for Westchester and southern Connecticut. Raderman told the Business Journal that while the company opened its office at 44 S. Broadway in White Plains on Jan. 2, that space is temporary and it plans a move this summer. “We’re coming down to the home stretch on negotiating a lease where we’ll start off with 8,000 square feet and then, over time, look to expand from there,” he said. Raderman said the move will be to Class A office space in a downtown White Plains building. He said eventually the company plans to have about 300 employees assigned to the White Plains office, but the company won’t necessarily need space to house all of them at once. “Generally speaking, we do the work on our customers’ premises. We don’t do the work out of our office, so the office doesn’t have to support 300 people because it’s rare, if ever, that 300 people will be at our office together,” Raderman said. Raderman said Slalom is viewing Westchester and southern Connecticut as one market. “We’re currently engaged in the market in industries such as health care, manufacturing, media and financial services,” he said. “Our model is a local model so the consultants we hire into White Plains will be working in Westchester County and southern Connecticut.” Raderman pointed out that the area is home to major businesses and financial institutions in addition to hosting biotech startups and incubator programs. “We’re helping companies understand how they can use technolo�y to improve the experience that their customers are having and we do that by helping move them to modern data platforms. We help them move to cloud platforms and we help them adopt frameworks so they can be lean and accelerate how they move internally to deliver better outcomes and experiences to their customers,” Raderman explained. For example, Slalom partnered with DSW Designer Shoe Warehouse and Google Cloud
to build a loyalty platform serving 26 million of DSW’s customers. Slalom also helped prepare for the brand launch of AllianceRx Walgreens Prime, a specialty and home delivery pharmacy. Slalom worked with Hyatt to create the World of Hyatt app. “Where we excel is with modern cloud platforms, modern solution platforms, in areas like program and project management,” Raderman said. “In a lot of cases we will build early-stage products in the cloud and work hand in hand with clients to deliver and launch their first digital product. We’ve done a lot of work with customers
that have an idea for a product, but they’re not exactly sure what it will be and how it will look in the marketplace.” Raderman said Slalom often will engage in what are called design sprints in which ideas can be quickly brought to life as operating websites or smartphone programming. “We’ll help a company formulate what the idea is and actually build a working prototype that they can take into the field and field test and get customers excited and intrigued about where they may belong as a digital company and then follow up with actual production and implementation of a project,” he said.
Slalom’s new office for Westchester and southern Connecticut opened with 15 on staff. “They’re all people with longstanding roots in Westchester County and southern Connecticut,” Raderman said. “We’ve got experience in this market working with biotechs and taking the journey with them from biotech startup to getting drug approvals and becoming pharmaceutical companies. We’ve done a fair amount of work in that space. Helping those companies modernize their systems, put the appropriate systems and controls in place, is something that we’re very much involved with.”
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Yonkers—
nity in which they’re living, shopping and purchasing and doing all of these things,” Spano said. “With more than $3.8 billion in total development, the city is attracting investment from regional and national developers.”
NO SHORTAGE OF ACTIVITY
Projects approved, underway or recently completed in the city are bringing 9,100 new residential units and 2.3 million square feet of commercial space. They’re creating an estimated 6,800 construction jobs and expected to create about 2,800 permanent jobs. The YIDA’s sales and mortgage tax exemptions along with other incentives are credited with being responsible for 2,246 of the new residential units, 105,430 square feet of commercial space and 1,953 of the new jobs. Spano said there’s nothing unusual about offering incentives. “That’s America. You get an incentive to buy a car, an incentive to shop in certain
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Honda … and members of the public on or about the defendants’ apartment buildings and the project site.” LRC Construction and LCOR broadly denied knowledge of the alleged actions in responses filed last month. The Continuum is a $250 million project comprising a 16-story, 288-apartment North Tower that opened in 2017 and a 16-story South Tower under construction at 55 Bank St. The project is on a former municipal parking lot near the Metro-North Railroad station. White Plains Honda operates a repair shop next door on Westmoreland Avenue. The public has an interest in the Continuum, in that the Westchester County Industrial Development Agency granted the developer $45.5 million in tax subsidies in 2007. The dealership claims LRC Construction and LCOR drilled under its property and installed 20 70-foot-long tieback structures to stabi-
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places, incentives to come and work in our community and make investments,” he said. “In totality, the incentives that are being offered are outweighed by the investment in the community.” He said the YIDA also helps the nonprofit sector and is supporting Westhab’s Dayspring development now underway in the Nodine Hill section of the city, which will create 63 affordable apartments and a new community center. New York state also gave the Yonkers IDA authority to float bonds to help finance the building of schools. “Paying back those bonds falls back on the taxpayers of Yonkers,” Spano said. “While it is a vehicle that is helpful, and it is, it will help provide us with some of the money we need to build schools. We still have to come up with the dollars to pay back the debt.” Spano said more than $600 million is needed to build new schools and he’ll be pushing for Albany to provide additional funding. In 2016, the city released a
lize the South Tower’s foundation walls. The developer and builder did not ask for or receive permission to drill under the dealership’s property, according to the complaint, and did not receive city building department approval for the design. A tall fence was allegedly built to conceal the drilling. The foundation wall was supposed to be a temporary structure to support excavation, according to the complaint, built with 5,000 pounds per square inch of reinforced concrete, as approved by the city building department. After the structural engineer resigned in 2015, amended drawings, allegedly not approved by the building department, substituted 2-foot-thick sheet piling. The drawings allegedly describe the soil at the project site as capable of bearing 6,000 pounds per square foot. But soil borings below the dealership’s property show “moist, loose, poorly graded sand with silt,” White
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conceptual plan to rebuild its schools with a price tag of about $2 billion. “They figured it out for Buffalo and they’ve rebuilt every school, $2 billion, and 90% of it from New York state. They are doing that same process in Rochester and Syracuse. Now, it’s Yonkers’ turn,” he said. Spano, a Democrat, has been serving as mayor in Yonkers since 2012. He had been elected to the New York State Assembly in 1992. “The city is finally turning the corner,” he said. “There are deep-pocket investors that wouldn’t come here just a few years ago. Now, there are shovels in the ground, cranes in the air and they’re building in our city.” Spano forecast that development in Yonkers will be moving inland as the waterfront area continues to be built up. “Places like Chicken Island and some other parcels have been purchased and are being purchased for additional housing and retail,” he said. He anticipated that the
area around Getty Square will become a development focal point in the next two years or so. “We already are doing a major landscape, streetscape, in Getty Square right now,” he said. “All new sidewalks, all new lighting and upgrades. It will look great at least by the beginning of spring and be ready for any future developer that might eye it.” Spano noted that much of the development along the waterfront has involved vacant or underutilized land and developers weren’t moving people out and disrupting neighborhoods and lives. “It’s not something that has been a problem up until this point, but as we go inland it’s something we have to be mindful of,” Spano said.
PUBLIC HOUSING
Spano pointed to the progress made by the city’s Municipal Housing Authority on its $300 million threeyear program to renovate more than 1,700 units of public housing. As 2019 was ending, work on 1,336 of the apartments had been com-
pleted. Under the Rental Assistance Development program developed by the federal government’s Department of Housing and Urban Development, Yonkers is able to use tax credits to attract private investors in financing the renovations. The Housing Authority bills what it’s doing as “the most extensive public housing renovation in the nation using public/private financing.” Spano predicted that next year will see the Lionsgate Movie Studio project approved and the start of its construction. “It’s huge for Yonkers,” he said. “That’s a $100 million investment. That’s basically a stamp of approval by that industry on Yonkers and we feel that when this happens much more will come.” He doesn’t expect major repercussions from the recent resignation of Uri Clinton as president and CEO of MGM’s Empire City Casino and Yonkers Raceway. “They’ve made an $850 million investment in this community,” he said. “That’s
The Honda service facility is next to the building under construction. Photo by Peter Katz.
Plains Honda claims, that has an allowable foundation pressure of 1,500 pounds per square foot, or 75% less than called for by the drawings. During the drilling and installation of the tiebacks, the complaint states, White Plains Honda “suffered extreme shaking, noise and disruptions to the business’ operations.” Demolition, excavation and drilling allegedly undermined the dealer-
ship’s parking lot and damaged walls, signs and underground structures, such as drainage pipes, causing $20 million in damages. The dealership claims that its property is worth less now, that the possibilities for future uses have been limited and that fixing the damages “to achieve the highest and best use of the property” will be costly. White Plains Honda accuses LRC Construction
and LCOR of trespass, private nuisance and negligence. In addition to $50 million in damages, it is demanding that the builders remove the tiebacks at their own cost and that they be forbidden from building structures on the dealership’s land. LCOR affiliates WP South Tower LLC and 55 Bank Street LLC state in their defense that the complaint is barred by the statute of limitations. They attribute the damages
not chump change so I fully expect they’ll continue their commitment. They’ve indicated to me that they would. We’re going to work with them to try to get full gaming at Yonkers and hopefully get the development that comes with that.” Spano said a full gaming license leading to a sports betting license for Empire City could produce enormous financial benefits for the city. “New York was so shortsighted … not to allow for sports betting in Yonkers, so somebody thought that, I don’t know, they might travel upstate to do that,” he said. “They’re not. They’re jumping on a train to New Jersey. I’m hopeful that will be one of the first things that New York changes and allows for sports betting in our region.” Spano is optimistic regarding 2020. “There’s a lot of potential in this city,” he said. “Each and every day we’re getting more and more economic development, more and more safe and our schools are improving. No one can debate that.”
to contributory negligence by White Plains Honda, acts of third parties over whom they had no control, natural settlement of structures and paved areas, natural subsidence of soil and normal wear and tear. LRC claims that White Plains Honda is demanding an excessive amount for the damages and that the dealership caused or contributed to the problems and failed to take reasonable steps to avoid or mitigate them. LRC filed a cross-claim against the LCOR affiliates stating that they failed to obtain insurance to cover the construction company and they should be held responsible for damages. White Plains Honda is represented by Michael E. Greenblatt and Geoffrey S. Pope of Welby, Brady & Greenblatt LLP of White Plains. LCOR is represented by Jessica M. Isaacs of Bartlett LLP of White Plains. LRC is represented by Jeffrey T. Miller of Pillinger Miller Tarallo LLP of Elmsford.
Worker health care essential at White Plains Hospital BY PETER KATZ pkatz@westfairinc.com
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ccording to the World Health Organization (WHO) of the United Nations, work-related health problems result in an economic loss for most countries of 4% to 6% of their gross domestic product (GDP). Applying that to GDP figures calculated by the Department of Commerce's Bureau of Economic Analysis, work-related health problems would have slammed the U.S. GDP with losses of between approximately $820 billion and $1.2 trillion in 2018. The WHO said the health of workers is an essential prerequisite for productivity and economic development and that, in addition to general health care, all workers need services to assess and reduce exposure to occupational risks as well as medical surveillance for early detection of occupational and work-related diseases and injuries. The WHO said research demonstrated that workplace health initiatives can help reduce sick leave absenteeism by 27% and health care costs for companies by 26%. When viewed in the context of the WHO's background information, it may come as no surprise that the largest employer in White Plains has been showing a special interest in promoting employee health. The employer happens to be deeply involved in health care: White Plains Hospital, which has a staff of more than 3,500. According to Diane Woolley, the hospital's chief human resources officer, “Healthy employees are equal to healthy output and productivity. The cost of replacing people when they're sick, whether it's short-term or long-term, can really devastate a business,” she told the Business Journal. “In health care, when we have a hospital to run, it really can impact patient care if we have a high number of staff that are not maintaining their own health.”
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Diane Woolley
Woolley said the hospital maintains a robust occupational health department where a health care provider is ready to see employees. Employees are encouraged to use the hospital's medical service providers for their own needs. “We have waived all contributions and co-pays when they do use our providers so that helps them seek medical attention faster,” Woolley said. “There are three wellness coaches that work independently and privately with our employees. I have heard numerous accounts of how these coaches have changed peoples' lives, whether it's eating, disease management, help with sleeping issues. We also partner with many fitness and wellness organizations around the area to offer discounts to employees so they can take advantage of �yms close to their homes, not just in White Plains.” Woolley said the hospital has started programs focused on the management of conditions such as diabetes and obesity that are structured around physical activity, nutrition, education and prevention. “It's very individual,” she said. “For some people it may be physical activity where they need some encouragement and some resources to help them exercise. For others it may be nutrition-relat-
ed. With others, it may be that we notice that they have a lot of absences due to a condition they have. We can help address the issues they're having and help them find solutions to being healthier.” Woolley explained that any employer can use some of the same metrics the hospital uses in helping to gauge the effectiveness of efforts to help employees be healthier. These include changes in the number of sick calls and absences and analysis of health insurance claims. Also important to the hospital are patient satisfaction scores that might be comparable to feedback any business receives from its customers. “Over the last couple of years we've seen an increase in our patients' satisfaction scores, which means that the staff members are engaged and delivering quality care with empathy, with understanding. That's not always the case if you have staff that are constantly out sick,” Woolley said. Woolley recommended that any business owner who is not concerned with the health of his or her staff should be. “Our No. 1 resources are human resources and without our staff and without their engagement and the well-being of our workforce we wouldn't be where we are,” she said.
For more information contact: Robert Caruso Senior Managing Director +1 203 325 5365 robert.caruso@cbre.com cbre.us/stamford
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Tuesday, April 28 • 5 p.m. at the Crowne Plaza • 2701 Summer St., Stamford Business organizations partnering with the Fairfield County Business Journal are: Bridgeport Regional Business Council, The Business Council of Fairfield County, Darien Chamber of Commerce, Fairfield Chamber of Commerce, Greater Danbury Chamber of Commerce, Greater Norwalk Chamber of Commerce, Greater Valley Chamber of Commerce, Stamford Chamber of Commerce, Westport Weston Chamber of Commerce For information, contact: Olivia D’Amelio at odamelio@westfairinc.com. For sponsorships, contact: Barbara Hanlon at bhanlon@westfairinc.com or 914-358-0766.
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Manhattanville, Mercy helping former CNR nursing students BY KEVIN ZIMMERMAN kzimmerman@westfairinc.com
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anhattanville and Mercy colleges are coming to the rescue of former nursing students at the closed College of New Rochelle by offering new or expanded nursing programs. Manhattanville College in Purchase, which is seeking accreditation for a School of Nursing and Health Sciences from the New York State Department of Education, has received a $60,000 grant to build a clinical learning lab on its campus. That grant was part of $65.8 million allocated to 105 projects in the Hudson Valley by the Mid-Hudson Regional Economic Development Council. “The use of clinical simulation is critical for training competent and safe practitioners, as it will help to bridge important connections between academic knowledge and clinical reasoning,” said Debra A. Simons, the dean of Manhattanville’s School of Nursing and Health Sciences,
The College of New Rochelle campus.
who had been dean of the nursing school at New Rochelle. “Clinical simulation provides an opportunity to apply theory while gaining experience in skills or procedures that would otherwise be difficult without putting patients at risk, such as managing emergencies and resuscitation,” she said. Mercy College has been approved by the New York State Education Department to provide increased degree offerings online and at its Dobbs Ferry, Manhattan and Bronx campuses. In addition to helping alleviate the national nursing shortage, the expanded programs will provide “a seamless pathway for students to continue their education after the former College of New Rochelle ceased academic operations in August 2019,” according to a statement. In November, the trustees of the Masonic Hall & Asylum Fund acquired the 15.6-acre College of New Rochelle campus at an auction for $32 million. The college filed for bankruptcy on Sept. 20 due to $80 million in liabilities following several years of financial uncertainty.
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SALT impact on Westchester’s 2019 real estate market downplayed BY PETER KATZ pkatz@westfairinc.com
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he Hudson Gateway Association of Realtors (HGAR) issued a report on real estate activity in the lower Hudson Valley during 2019 that revealed market stability in the region. Gail Fattizzi, the president of HGAR, told the Business Journal that the change in the federal tax law under the Trump administration that put a $10,000 cap on the deductibility of state and local taxes, known as SALT, did not have the universally devastating effect on real estate that some had feared. “When people are doing their taxes they’re seeing a significant difference in some cases. Not in all cases. It’s not affecting everyone equally. I don’t know that it has played into peoples’ decisions about buying and selling housing as much as we have anticipated it might,” Fattizzi said. “SALT is a long-term scenario, so if interest rates change, if the economy changes, if the environment for buying houses changes, SALT is going to have more of an impact than it does right now.” In Westchester, single-family home sales totaled 5,832 in 2019 as compared with 5,883 in 2018, a decline of less than 1%. The median sale
price went up 0.8% to $655,000 from $650,000 in 2018. In Orange County, while single-family sales declined 4.2%, the median price went up 4.8% to $271,000 from $258,600 in 2018. Putnam County saw an increase in the number of single-family house sales to 1,048 units in 2019 compared with 1,041 in 2018. The median price went up 2.4% from 2018 to 2019 and was $358,500.
In Sullivan County, as sales dropped 2.4% to 978 units, the median sale price went up 11.3% to $142,500 for 2019. Rockland County saw a 5.5% increase in the number of single-family homes sold to 2,027 units in 2019 compared with 1,921 in 2018. The median sale price was down to $455,000 compared with $460,000 in 2018, a decline of 1.1%. The condominium segment of the mar-
ket in 2019 showed mixed results. Sales in Westchester were up 1.9% with 1,335 units sold and the median sale price up 2.7% at $385,000. In Putnam, 10.6% fewer condos were sold with 126 in 2019 compared with 141 in 2018. The median sale price slid 1.8% and stood at $245,500. Although the number of condos sold in Rockland dropped 7.2% from 572 units in 2018 to 531 in 2019, the median sale price was up 9.8% to $247,000. Co-op sales in Rockland increased 42.9% with 100 units sold in 2019 compared with 70 in 2018. In Westchester, co-op sales dropped 6.4% to 1,867 from 1,994 a year earlier. Putnam had 3 co-ops sold in 2019 compared with 6 sold in 2018. Orange County showed 21 units sold in 2019 compared with 14 in 2018. Fattizzi discussed New York’s population drop as more than 76,000 residents moved out of the state from mid-2018 to mid-2019. “No matter how many people may be leaving because it is an expensive place to live, it still is a very desirable place to live and the economy is strong here,” she said. “The jobs are here. We are not going to see the same effect of people leaving the area in Westchester as maybe other areas of the state that are not as strong economically and don’t have the same opportunities for jobs and housing.”
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Report: White Plains home sales, prices decline BY PETER KATZ pkatz@westfairinc.com
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he overall inventory of single-family houses, 2- to 4-family houses, condos and co-ops listed for sale in Westchester was sharply down from the third quarter to the fourth quarter of 2019, according to data released by Douglas Elliman Real Estate. Fourth-quarter listing inventory dropped 31.5% from the third quarter, with 2,811 properties on the market as compared with the 4,104 that had been available. In the fourth quarter of 2018, there had been 2,988 properties listed for sale. The average sale price for the residential categories covered in the report showed a drop of 14.3% at $616,053 when the fourth quarter of 2019 is compared with the third quarter’s average price of $718,846. The fourth quarter 2019 average sale price was 4.8% higher than the $587,956 recorded for the fourth quarter of 2018. The single-family, condominium and co-op market segments showed pricing softness while the 2- to 4-family segment showed strength, with quarter-to-quarter average sale pricing up 6% from $548,072 to $580,789. A comparison of the fourth quarter of 2019 to the fourth quarter of 2018, when the average sale price was $522,896, showed an increase of 11.1%. Co-ops in Westchester lost 8.2% in their average sales price from $212,421 in the third quarter of 2019 to $194,912 in the fourth quarter. That was 0.2% under the $195,240 recorded in the fourth quarter of 2018. The average sale price on condos dropped. It had been $467,396 for the third quarter of 2019 and went down 3.1% to $452,845 for the fourth quarter. The decline from the fourth quarter of 2018, when it stood at $458,102, was 1.1%. The average sale price for single-family houses in Westchester fell 12.2%. It had been $906,407 in the third quarter and dropped to $796,109 in the fourth quarter. The fourth-quarter figure was 2.3% higher than the $777,894 average price in the fourth quarter of 2018. At the luxury end of the single-family market, there was a 2.5% increase in the 2019 fourth-quarter average sale price of $2,291,679 from the $2,235,888 it had been in 2018. However, that represented an 8.7% drop from the $2,509,475 average sale price for the third quarter of 2019. The number of sales closed for properties in all of the categories covered in the report during the fourth quarter in Westchester was off by 21.3% from the third quarter, though it was almost even with what happened in the fourth quarter of 2018. In the third quarter of 2019, 2,987 properties changed hands. In the fourth quarter, the figure was 2,350. It had been 2,348 in the fourth quarter of 2018.
The White Plains area was hit by a drop in the number of single-family house closings in the fourth quarter of 2019 compared with the third quarter. The drop was 50.3%, down from 326 to 162. The fourth-quarter 2019 activity was 7.4% below what happened
in the fourth quarter of 2018 when there were 175 closings. The fourth-quarter 2019 average sale price for single-family homes in White Plains fell 11.9% from the third-quarter average price and was 9.5% below what was recorded for the fourth quarter of 2018.
Those numbers were $1,268,530, $1,439,434 and $1,401,449, respectively. In Putnam County, the average sale price for the fourth quarter of 2019 was $373,900, down 5.5% from the third quarter’s $395,589 and a 5.1% drop from the $394,025 shown for the fourth quarter of 2018. The number of sales closed in the fourth quarter of 2019 was down 13.3% at 307, compared with 354 in the third quarter. In the fourth quarter of 2018 there had been 309 sales closed. In Dutchess County, while the average price was off 1% at $324,973 in the fourth quarter compared with $328,184 in the third quarter of 2019, it was up 0.4% from $323,575 in the fourth quarter of 2018. The number of sales closed was down 14.3% from the third quarter’s 489 closings and stood at 419. That represented an increase from the 359 closings that took place in the fourth quarter of 2018.
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IN COURT | Bill Heltzel Dover Greens to pay $575,000 asbestos penalty
One of the buildings on the campus in Dutchess County.
Dover Greens LLC, an affiliate of Olivet University in Dutchess County, has agreed to pay a $575,000 penalty for violating asbestos removal regulations when it renovated the former Harlem Valley Psychiatric Center in 2013. U.S. Attorney Geoffrey S. Berman accused Dover Greens of knowingly violating the regulations, according to a Jan. 7 lawsuit filed on behalf of the U.S. Environmental Protection Agency (EPA), “in a rush to prepare, renovate and open buildings for a fundraising event in late October 2013.” In a consent decree filed with the civil complaint, Philip Bae, Dover Greens’ chief operating officer, pledged to the EPA that Dover Greens would provide medical monitoring to people who may have been exposed to asbestos fibers because of the violations. Dover Greens stated in a news release that it has worked side by side with the EPA for six years to settle environmental issues that “allegedly arose” in 2013. But it accused the EPA of “piling on” by punishing it for violations that other regulatory agencies have addressed. The organization states that U.S. Department of Justice policy advises against
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multiple regulatory agencies repeatedly punishing a company for the same violations. Four years ago, the news release states, Dover Greens settled cases with the U.S. Occupational Safety and Health Administration and the New York Labor Department, “monetarily and in practice.” “However, in the end we decided to settle with the EPA because we philosophically agree with the goals of all the agencies we have dealt with. It has been a core value of ours from the beginning to invest further into the safety and the protection of our workers, our residents, the public and the environment.” The infractions trace back to 2013 when Dover Greens, then known as Olivet Management LLC, bought the abandoned psychiatric center. Dover Greens owns 936 acres and 73 buildings, most of which were built in the early 1900s when asbestos was commonly used in insulation and fireproofing products. Asbestos is a known carcinogen associated with lung cancer, mesothelioma and asbestosis. In the 1970s the government enacted regulations to protect people from exposure to airborne asbestos fibers during
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demolition and renovation projects. When Dover Greens bought the campus, it knew that many of the buildings contained significant amounts of asbestos, according to the lawsuit. “Instead of delaying the fundraiser to allow time for proper renovation or holding the event away from the campus at a site that did not contain asbestos,” the complaint states, “Dover Greens began a slipshod effort to renovate portions of the campus.” Dover Greens admits in the consent decree that it did not comply with the regulations when it renovated 19 buildings before the fundraiser. It failed to damp down materials before stripping them from buildings, failed to seal the materials in leak-proof containers and failed to dispose of the containers at proper sites. In October 2013, inspectors from the New York Department of Labor found asbestos-containing materials in a renovated chapel that had been used for the fundraiser. A few days later, investigators with the EPA, U.S. Occupational Safety and Health Administration and the state Labor Department tried to inspect the campus
but were initially denied entry. Dover Greens also failed to respond to EPA questions in 2015, according to the complaint. The lawsuit accuses Dover Greens of numerous violations of the Clean Air Act. Dover Greens, according to the government, intends to renovate at least 17 more buildings. Under the consent decree, Dover Greens agreed to inspect unoccupied buildings twice a month and occupied buildings once a month and to file compliance reports twice a year. The government case was handled by Jacob M. Bergman, an assistant U.S. attorney, and by EPA attorneys Ellen M. Mahan, Eric Schaaf and Joseph Siegel.
BANKRUPTCY JUDGE ZEROES OUT HUDSON VALLEY MAN’S $221K STUDENT DEBT
A Dutchess County man does not have to pay a $221,385 student debt under a bankruptcy court ruling that challenges the “certainty of hopelessness” created by a test of whether someone has proved undue hardship. U.S. Bankruptcy Judge Cecelia G. Morris in Poughkeepsie granted summary judgment to Kevin J. Rosenberg of Beacon questioning the Brunner test, “a quasi-standard of mythic proportions” that most bankruptcy professionals believe is impossible to satisfy. “This court will not participate in perpetuating these myths,” Morris stated in a Jan. 7 decision. “Rather, this court will apply the Brunner test as it was originally intended.” Rosenberg borrowed money from 1993 to 1996 to pay for his education at the University of Arizona where he received a Bachelor of Arts degree in history. He served in the U.S. Navy for five years. Then he took out more loans to attend Cardoza Law School at Yeshiva University from 2001 to 2004.
Rosenberg petitioned for Chapter 7 bankruptcy protection in 2018, owing $370,353 in student loans to various entities. Bankruptcy rules do not allow education debts to be set aside, unless the individual can demonstrate undue hardship under the Brunner test. Brunner has three prongs. The debtor cannot maintain a minimal standard of living if forced to repay the loans. This state of affairs must be likely to persist during the loan’s repayment period. And the debtor has made good faith efforts to repay the loans. Rosenberg practiced law for two-and-a-half years but “realized that a legal career was not for him,” he states in a proceeding against New York State Higher Education Services Corp. In 2008, he started Gear to Go Outfitters LLC and also worked as a mountain guide. His small Brooklyn store failed and he continued as an online company. In 2017, he injured his back and it took nine months to get treatment from the U.S. Department of Veterans Affairs and another year to recover. Having not practiced law for many years, he stated in a
motion for debt relief, “no law firm would hire him.” The collapse of his business and his health problems left him with a “bleak salary outlook” that is unlikely to change. Rosenberg asked the court “to recognize his service to country through two periods of national emergency, as well as the harsh reality of his economic future, in deciding this case.” A full discharge of his debt would give him a “chance to have a decent life where basic shelter, food and the necessities of life can be provided for.” The Educational Credit Management Corp., intervening on behalf of the state education services agency, questioned Rosenberg’s hardship. He is 45, healthy and has no dependents, ECMC stated in a filing, and his circumstances are of his own making. He is licensed to practice law in New York and New Jersey, but he has not sought employment in the legal profession and “has no intention of ever doing so.” He could find work as a legal assistant or paralegal for $42,000 to $120,000 annually, work as a retail store manager for $45,000 to $100,000 or take an
IN COURT | Bill Heltzel entry-level customer service or sales position for $36,000 to $50,000. He could consolidate his loan into a new option where monthly payments would be based on his annual income. Morris applied the Brunner test to a consolidated loan on which Rosenberg owed $221,385, plus interest, as of November. For five years, Rosenberg has had an average monthly negative net income of $1,549. “He has no money available to repay his student loan,” Morris stated, “and maintain a ‘minimal’ standard of living. This prong of the test is met.” The repayment period ended when the loan defaulted, she said, and he became responsible for paying the full amount of $221,385. Thus, his circumstances had persisted during the repayment period, satisfying the second prong of Brunner. Rosenberg missed only 16 payments in 13 years, she said, and he was current as of April 2015. He made several more payments, even when the loan was in forbearance and no money was due. He “did not sit back for 20 years,” Morris stated, “but made a good faith effort to repay his student loan.” “Petitioner has satisfied the Brunner test,” she stated. “It is hereby ordered that student loan imposes an undue hardship on the petitioner and is discharged.”
LAWYER LOSES $136,000 FEE FOR FLOUTING FAMILY COURT RULES
An attorney may not collect $136,000 in legal fees from a custody case, a bankruptcy judge has ruled, because he failed to follow the rules. U.S. Bankruptcy Judge Robert D. Drain ruled in favor of Adam S. Thiessen and, indirectly, Doreen J. Kendall, both of Yorktown Heights, and against Manhattan attorney Andrew M. Molbert. “Lawyers of course serve a critical role in resolving
conflicts under the rule of law,” Drain wrote in a Jan. 3 decision, and “should be paid fairly for their work.” But in the highly charged matters of family courts, “New York has determined that actions such as Mr. Molbert’s … are so inimical to, or at least incompatible with, the rule of law as to require the forfeiture of then-unbilled fees and expenses as a check against such actions ever being taken.” Molbert did not respond to an email request for comment. Kendall hired Molbert in 2008 to represent her in a custody and child support case. She paid a $2,500 retainer and agreed to an hourly rate of $250. Two days before the trial was to begin in Yonkers family court in 2009, Thiessen — who is not the father of the child and who Kendall calls her “significant other” — signed a guarantee to pay her legal fees. Thiessen, a Yonkers school teacher, petitioned for Chapter 13 bankruptcy protection in 2018, declaring $24,078 in assets and $133,582 in liabilities. Molbert then submitted a $136,215 claim for unpaid legal fees and expenses from the Kendall case.
Thiessen objected on several grounds. The fees were unreasonable, in light of the $95,470 already paid. Molbert’s time entries were insufficiently detailed. He had little experience in domestic relations matters. He had fraudulently induced Thiessen to guarantee the legal fees. He had failed to bill Kendall every 60 days as required by the retainer. He had improperly obtained signatures on confessions of judgment that secured the legal fees. Molbert disputed each allegation. Kendall bolstered Thiessen’s position in a declaration filed last year. She stated, for instance, that Molbert had assured her that he was experienced in custody and child support matters, but later admitted that he had only handled a couple of cases. She said the 718.7 hours he claimed to have spent on the case were “unbelievable.” Thiessen, she claimed, had called her from Molbert’s office two days before the trial and said Molbert was demanding a confession of judgment to secure his legal fees. Thiessen purportedly said Molbert had made veiled threats to withdraw as her attorney on the eve
of the trial because he was concerned about being paid. “I feared that if I failed to accede to Mr. Molbert’s demands that he would not zealously represent me and I would lose custody of my son. I felt that Mr. Molbert was extorting Mr. Thiessen and me.” She authorized Thiessen to sign her name to a confession of judgment that left a blank space for the amount to be paid. Without more evidence, Drain stated in his ruling, he could not rule on most of Thiessen’s objections to Molbert’s fees. But on the legality of the confessions of judgment, he said the facts are uncontested. The rules of practice in domestic relations cases obligate lawyers to satisfy three requirements when they secure fees with a confession of judgment. The retainer must specify that the lawyer may seek a security interest. The other spouse must be notified. The court must approve the deal. In this instance, Drain found, Molbert complied with none of the requirements. Molbert had even acknowledged that the confessions of judgment are not enforceable, but “he would not have had them sign the judgments,” Drain noted, “unless intending to leave the opposite impression.”
Drain quoted an appellate court ruling that says the rules “were designed to address abuses in the practice of matrimonial law and to protect the public.” In violating the rules, Drain said, Molbert was precluded from collecting his legal fees and expenses. Thiessen was represented by Carlos J. Cuevas of Yonkers. Molbert represented himself.
SCARSDALE BANKRUPTCY EXPERT FILES FOR BANKRUPTCY PROTECTION
A Scarsdale bankruptcy expert who specializes in restructuring businesses and investing in distressed debt has petitioned for bankruptcy protection. Triax Capital Advisors LLC in Scarsdale, owned and managed by Joseph E. Sarachek, filed for Chapter 11 reorganization last month in federal bankruptcy court in White Plains. “The debtor intends to utilize the Chapter 11 process to maintain control over its assets while it works to maximize and monetize their value for the benefit of all creditors, not just one,” Sarachek, the sole member of the company, stated in a bankruptcy declaration. Sarachek, who is also managing partner of the Sarachek Law Firm in Manhattan, has been
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involved in hundreds of bankruptcy cases, according to a profile on his law firm’s website. He describes himself as “one of the foremost authorities in the trading of privately held distressed debt.” In 2003 he founded Triax, “a boutique restructuring merchant banking firm,” according to his LinkedIn profile. The firm helps companies restructure and it trades in illiquid assets such as bankruptcy assets. “Our motto is that ‘We provide liquidity in illiquid situations.’ ” Sarachek stated that Triax owns about $12.2 million in claims from the 2009 Stanford International Bank receivership and a 50% interest in LPAQ LLC, a trust that was established in the 2015 Life Partners Holdings Inc. bankruptcy in Texas. The assets of Stanford International Bank, based in Antigua, were seized in connection with a U.S. Securities and Exchange Commission investigation of an $8 billion Ponzi scheme. The SEC also investigated Life Partners and was awarded a $46.8 million judgment for violations of securities laws. Triax filed for bankruptcy protection, according to Sarachek’s declaration, to stop a “fire sale” of its interest in LPAQ LLC by one of its creditors. The creditor is not identified and the circumstances were not explained. Triax has not yet filed bankruptcy schedules disclosing its assets and liabilities and other financial matters. Sarachek’s declaration lists more than $4 million in secured and unsecured creditors, including Southern Financial Group of Waco, Texas, $1,390,000; Principal Land of Brooklyn, $1,210,000; and Norma Loren of Arlington, Virginia, $992,081. Triax is represented by Erica F. Aisner of Kirby Aisner & Curley LLP in Scarsdale.
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IN BRIEF Ed Domingo named to lead Empire City Casino
Ed Domingo is the new president and COO of the Yonkers venue.
MGM’s Empire City Casino in Yonkers has named a veteran of the gaming and hospitality industry as its new president and COO, taking over the position which had been held by Uri Clinton. He’s Ed Domingo, who has been senior vice president and chief financial officer for Empire City. The promotion puts Domingo in charge of day-to-day operations of the Yonkers facility. Clinton’s resignation was announced in December. He
had served in the position for less than a year. In addition to overseeing Empire City, which MGM acquired along with Yonkers Raceway in 2018 for about $850 million, Clinton was involved with MGM’s effort to seek approval to build a $675 million casino in Bridgeport, Connecticut. Domingo originally joined MGM Resorts International as senior vice president and CFO of the Bellagio resort in Las Vegas.
CBRE ARRANGES NEW LEASES AT RIVERVIEW AT PURCHASE
Commercial real estate services and investment firm CBRE has announced three new leases at RiverView at Purchase at 287 Bowman Ave. The leases cover a total of 20,000 square feet of space at the 120,000-squarefoot Class A office building. CBRE’s William V. Cuddy Jr. and Jacqueline Novotny arranged the leases on behalf of the landlord, Phoenix Capital Partners LLC. They are the exclusive leasing agents for the building. The law firm Marshall Dennehey Warner Coleman & Goggin PC signed a seven-year lease for 13,000 square feet on the top floor of the four-story property. The firm will be relocating from its current space at 800 Westchester Ave. in Rye Brook. BlueWhite Legal Capital LLC, a privately held litigation funding provider, has leased 4,500 square feet on the second floor of the building. Sappi North America Inc. has leased 2,500 square
see his methods as dated, very inappropriate and, most of all, unnecessary.
RiverView at Purchase.
feet on the second floor. The company is a subsidiary of Sappi Ltd., which is headquartered in Johannesburg, South Africa, and has more than 12,700 employees and manufacturing operations in seven countries. It specializes in wood pulp and paper production. Concierge services at the building include personal training, massage therapy, shoeshine and repair services, dry-cleaning pickup and delivery along with car and limo service. RiverView also features a café and a 24/7 fitness center with locker-room facilities.
DANONE UNVEILS OIKOS YOGURT CAMPAIGN
Danone North America in White Plains has developed a new marketing campaign
for its Oikos brand of Greek yogurt. The campaign positions Oikos as “Possibly the Best Yogurt in the World” and features the character Ares, who has quit his day job as the Greek God of War to work at Oikos Greek Yogurt. The ad was created and produced by the global marketing agency VMLY&R and directed by Bryan Buckley. Buckley is credited with directing dozens of commercials that have been played during the Super Bowl and was nominated for an Academy Award for a short film he directed. The basic plot involves Ares wanting to champion Oikos Greek Yogurt with war tactics. His co-workers
PEPSICO DEBUTS MTN DEW ZERO SUGAR
Purchase-headquartered PepsiCo has announced new additions to two of its popular product lines. The MTN Dew soft drink brand has rolled out MTN Dew Zero Sugar, which is available in 20-ounce bottles, 2-liter bottles, 12-packs of 12-ounce cans and other single and multipack sizes. PepsiCo’s Frito-Lay North American subsidiary has expanded its Cheetos snack line with ready-to-eat Cheetos Popcorn in cheddar and flamin’ hot flavors. The cheddar flavor is available in seven-ounce bags and the flamin’ hot variety is being sold in 6.5-ounce and twoounce bags. — Peter Katz and Phil Hall
FACES & PLACES Holiday event celebrates Westchester nonprofit community Westchester County nonprofit organization leaders and staff joined with friends and supporters at the 14th annual Hospitality Resource Group “You Are Cause for Celebration” event presented by Enter�y at the CV Rich Mansion in White Plains. Attendees from more than 75 area nonprofit organizations gathered to enjoy a performance by violinist Daisy Jopling. The event was produced by Hospitality Resource Group and was made possible by presenting sponsor Enter�y. Other sponsors included Robison Oil, Westchester County, Caperberry Events, Corporate AV, Accreditation Guru, Leros Point to Point and Westfair Communications. 1. From left: Daisy Jopling, musician; Robert Sanders of Hospitality Resource Group; and Deborah Fay of Entergy. 2. From left: David Ringler of Merrill Lynch; Wendy Armstrong and Jane Shelton of Volunteer NY!; Nikki Hahn of the Women’s Enterprise Development Center; Tony Fasciano, Patti Colombo and Elisabeth Vieselmeyer of Volunteer NY!; and Arlene Penn, WestFair Rides.
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REAL ESTATE WESTCHESTER COUNTY BUSINESS JOURNAL
CONTRIBUTING WRITER | By Howard E. Greenberg
Apartments, Wegmans and a healthy office market
W
e have all heard about retail becoming omni-
channel. That is when you can buy online, pick up or return at the store or order online while at the store, so that the online and the retail components work together to satisfy the customer. The Westchester County commercial real estate market is well into its omnichannel phase. Apartment developments are taking place in former office buildings in central business districts (CBDs) and in suburban office parks. Medical tenants continue to be one of the largest occupiers in the office leasing market. A new 125,000-squarefoot Wegmans supermarket is under construction in a former office park on the Platinum Mile and Dannon Yogurt has opened a new
headquarters in a multistory retail building in White Plains. All the different product types are morphing and blending to the benefit of the overall market.
OFFICE IS AWESOME
We need to look at the 2019 performance of the Westchester office market through a different lens than we have historically. In the last 10 to 12 years, Westchester has downsized its multitenant office space inventory by about 6 million square feet or almost 20% through demolitions of obsolete buildings and repurposings to medical and other uses. Without increasing tenant demand for space, we have reduced our supply significantly. In response, asking and taking rents have begun to rise. Our office market is now significantly healthier than it
White Plains skyline.
has been in many years. The balance has shifted from our decades-long tenant’s market to a landlord’s market. Space options for tenants are much fewer than they have been and building owners may have more than one tenant vying for the same space. Overall, 2019 has been a very good year in the office
leasing market. Countywide availability finished at 20.1%, 1 percentage point lower than in 2018 and the lowest since 2014. The overall direct vacancy rate finished at 16.2%. Note that vacancy numbers are always lower than availability numbers that include spaces that are rent-paying but are being
offered for sublease. Leasing activity increased 4.2% from 2018 to about 1.8 million square feet. In the last quarter of the year, some 510,000 square feet of space was leased, up 48% from a quiet third quarter. Renewal volume grew 35.2% over 2018 to 850,000 square feet. There were 107
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renewals in 2019 compared with 80 in the previous year, which helps to reinforce the theory that tenants have fewer space options to choose from considering the county’s reduced supply of space. There were 42 fewer new leases in 2019 vs. 2018, leading to a decline of 8.8% or 85,000 square feet in this category. All statistics are courtesy of Karolina Alexandre, research manager for Newmark Knight Frank. The east side (also known as the Platinum Mile) has been the most active submarket throughout 2019 and the White Plains CBD has also had good leasing activity. The available space inventory in these submarkets is reducing significantly. Average rents on the east side are rising and the vacancy rate is 9.1% in this » REAL ESTATE
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A SELECTION OF OUR TOP SALES FOR 2019
$6,500,000 761 Guard Hill, Bedford, NY Barbara Gatfield
$6,000,000 144 East Kingsbridge Road, Mount Vernon, NY Teresa Marziano
$3,800,000 201 Veterans Road, Yorktown Heights, NY Andy Grossman
$3,700,000 94 Hudson Park Road, New Rochelle, NY Bryan Lanza
$3,025,000 1545 Crosby Ave aka 2968 Middletown Rd, Bronx, NY Bryan Lanza
$2,800,000 1250 Route 52, Kent, NY John Ravetto
$2,750,000 60 Oak Ridge Street, Greenwich, CT Mike Rackenberg | Kim Galton
$2,650,000 Glenwood Avenue Portfolio, Yonkers, NY Daniel Hickey
$2,600,000 3006-3010 Middletown Road, Bronx, NY Daniel Hickey
$2,017,500 21 South Avenue, New Canaan, CT Mike Rackenberg | Kim Galton
800 WESTCHESTER AVENUE, RYE BROOK, NEW YORK 10573 914.798.4900 • HOULIHANLAWRENCE.COM/COMMERCIAL
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3 Westchester Park Drive. Photo by Bob Rozycki. 15
Real Estate—
submarket. Leasing activity in this submarket totaled 720,000 square feet or 40% of the countywide total leasing in 2019. The current direct vacancy rate is 9.2% in the White Plains CBD. In more than 30 years representing tenants and landlords in Westchester, I have never seen a single-digit vacancy rate in any submarket. Where the west side has lagged in the last few years in both rental rates and leasing velocity, both statistics are improving. Larger office buildings with the largest amenity packages, including 800 and 1133 Westchester Ave. and Centre at Purchase, are in the mid-$30s asking rents that are high numbers for our suburban buildings. These user-friendly buildings are commanding significantly higher rents than the typical 100,000-square-foot generic buildings on Westchester Avenue. The large buildings (with up to 2,000 employees occupying them) can offer not only cafeterias, but �yms, golf simulators, conference/training rooms, hair salons, 24/7 security and other amenities that are attractive to tenants and their employees. In recent years, as unemployment has dropped and companies are finding it more difficult to recruit employees, the location, attractiveness and amenities of a building and its surroundings have become increasingly important to companies as they compete for talented employees in a tight labor market. Tenant buildouts are costing significantly more today as tenants demand higher-quality workspaces. Lots of glass, modern open kitchens and higher-quality finishes are in demand. The price of construction materials and construction labor continues to rise as all the activity in major multifamily developments competes for these resources.
OFFICE PARKS ARE NOT OFFICE PARKS ANYMORE
Repurposings of office buildings are still increasing, including 3 Westchester Park Drive (160,000 square feet) to multifamily; 104 Corporate Park Drive (118,000 square feet) to medical; the former Avon building in Rye (173,000 square feet) likely to senior living; and the former March of Dimes building (113,000 square feet) to become the Windward School. Developers are creating new sites by tearing down existing buildings and replacing them with new uses. Westchester Park Drive (formerly known as Gannett Drive) will soon have offices, apartments and the 210,000-square-foot LifeTime Fitness, all within a very short walk of each other. This is a true example of the live/work/ play environment that is taking hold throughout the U.S. The apartments will be built on the site of a former office building and LifeTime is on the site of the former Gannett newspaper printing plant and offices. With the Toll Brothers apartments almost ready and Wegmans construction well underway on Corporate Park Drive, both of these former office parks (where 581,000 square feet of vacant office space has been or will be demolished) will be fully activated with new residents and shoppers in the near future. These modern facilities are replacing empty, obsolete office buildings that were the first to be built on the Platinum Mile in the 1970s and early 1980s.
SOMETHING BIG IS BREWING IN SOMERS
The rezoning process for a private STEM (Science, Technolo�y, Engineering and Math) school for the 1.2-million-square-foot former IBM campus in Somers is continuing. This vacancy makes Westchester look like a middling market statistically. If the school deal closes, the entire complex will come off the vacan-
FOCUS ON REAL ESTATE
50 Main St. in downtown White Plains. Photo by Peter Katz.
cy statistics and the countywide vacancy rate will reduce to 11.8%. This would be an historic low for Westchester and will more accurately reflect market conditions.
REPOSITIONINGS ARE ALSO DRIVING RENTAL RATES
Repositionings of office buildings are also boosting deal velocity and rental rates. Repositioning includes updates and improvements to lobbies, public corridors, rest rooms, �yms, cafeterias and other amenities. It also includes improvements to building exteriors, entries, landscaping and parking areas. Repositioning is taking an old, neglected building and investing in significant capital improvements to re-present a fresher, higher-quality offering to the market. On the west side, Tarrytown Corporate Center is going through a repositioning and so will Talleyrand as its new owner takes over. Also, 570 Taxter Road has leased up well as its repositioning continues. CEO Tim Jones of Robert Martin Company recently mentioned that he is talking to an office tenant for part of 555 White Plains Road in Tarrytown. He may turn the existing building into a mixed-use format rather than execute his original plan to demolish it and replace it with a fitness center and self-storage. This is the first I have heard about anyone considering returning an almost empty office building to the multitenant office market and is very encouraging.
A MAJOR OFFICE CONVERSION IN THE CBD
Ginsburg Development is repositioning the Westchester Financial Center and has rebranded it as City Square. It is accomplishing this, in part, by repurposing about 180,000 square feet of former office and education space at 11 Martine Ave. to multifamily use. This is a bellwether project in the CBD. Due to its floor size and configuration this is one of the few office buildings that can be converted to residential and its repurposing
has caused a significant reduction in the CBD office inventory, which is already a very tight submarket. Within a block of the Metro-North station it is a logical place for a TOD (Transit Oriented Development), and also involves the repurposing of the former Pace University Graduate School and multiple floors of office space into new residential product. The residential and office buildings on this full city block will share a private landscaped plaza located above street level which is a great amenity in a CBD location. Hopefully, the new retail and restaurants the developer is planning for the ground floor at 50 Main St. will activate this now dark space and improve the dated look at the most important entrance to White Plains. There will soon be four large apartment buildings on Bank Street and the former AT&T building on Hamilton Avenue is slated to be redeveloped as residential. These will all help to activate this part of the CBD with a cohort of new young people.
CBD OR THE SUBURBS?
Due to a combination of higher rental rates, parking costs and the many municipal and office building parking structures that are not user-friendly to clients, some law firms have been moving out of the CBD to suburban locations. As Class A CBD rents are in the very high $30s to low $40s plus parking of $2.40 to $3 per square foot, the asking rent delta between CBD and suburban space can be as high as $17 per square foot. That is a huge differential in our market and by far the largest rent delta between CBD and suburbs I have ever seen. Many admit in this day of emails and texting there are significantly fewer clients coming to offices. Some other businesses, notably those looking primarily to attract millennial employees, are now attracted to the CBD for its MetroÂť REAL ESTATE
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North access and the local restaurant and bar offerings to accomplish their hiring and employee retention goals. Gateway’s great new lobby and front entry, Ginsburg’s repositioning of City Square and Ivy Realty’s skillful renovations of White Plains Plaza are giving some CBD buildings a wow factor that we have not seen since 360 Hamilton Ave. was repositioned many years ago.
THE NEW NORM: ARE TENANTS READY FOR IT?
Office and industrial tenants who have been in the county for a long time will need to be re-educated to this new norm in terms of availability and pricing. Many of them may also need to open themselves up to new submarkets to find enough
The new Wegmans takes shape on Corporate Park Drive. Photo by Bob Rozycki.
space alternatives. Landlords have faced increasing operating costs and real estate taxes over many years without any rent growth to offset these increased expenses. They also face significant increases in construction costs, so this year’s increased rental rates have not provided windfalls for them. However, the market is moving in a profitable direction after several years of generally flat rents in the suburban buildings. CBD rents have already been rising at $2 to $3 per square foot per year since 2016. As rental rates continue to rise and working remotely increases, tenants will have to think about the space they really need, what their workflow will be and what they are willing to pay. As vacancy rates are reduced, companies will have less availability of expansion space, so it is even more important that they project their needs properly at the outset for lease terms that will generally be seven years or more.
APARTMENTS ARE EVERYWHERE
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In White Plains, Yonkers and New Rochelle thousands of apartment units are in the approval pipeline, have been approved, are under construction or in the lease-up phase. All the buildings I have heard of are leasing ahead of schedule at rents in excess of their projections. Approvals and construction will go on for several years on these projects, so there is not a significant risk of too many apartments being dumped on the market at the same time, which would result in a large excess of inventory and subsequent discounting of rental rates. With a few small exceptions, all this residential development is rental apartments. Millennials and young marrieds are very attracted to the apartment lifestyle and particularly to new construction with contemporary kitchens, open floor plans and lots of amenities, including roof decks, pools, barbeque and outdoor areas, game rooms and business centers. Many new apartment tenants in Westchester are coming from New York City and other areas and local empty nesters are a major market factor as well. Millennials and young couples are attracted by Westchester’s rents that are significantly lower than those in Manhattan for much nicer and newer apartments with large amenity packages. Many of these buildings are within walking distance of Metro-North stations with short commutes to New York City. Most of Westchester’s existing apartment stock is more than 50 years old without the layouts and amenities that are popular. It will be interesting to see how quickly the new Toll Brothers apartments on Corporate Park Drive will lease up. They offer a suburban alternative to those who do not want to live in a CBD setting. » REAL ESTATE
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287 Bowman Avenue, Purchase, New York
PREBUILT SUITES AVAILABLE 1,400 SQ. FT. UP TO 4,000 SQ. FT.
Direct access from Exit 10 of I-287, minutes from Westchester County Airport, and Metro-North trains. Excellent regional access, one mile from I-684 and I-95. • • • • • • •
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For Leasing Information Or To Schedule A Property Tour, Contact:
William V. Cuddy, Jr. +1 203 325 5380 william.cuddy@cbre.com
Jacqueline Novotny +1 203 352 8919 jacqueline.novotny@cbre.com
Riverview at Purchase +1 914 253 9332 riverviewatpurchase.com
Exclusive Leasing Agent
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IN PROGRESS IN WHITE PLAINS
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The new buildings coming up in the county add some excitement to the neighborhoods around the CBD and soon to the suburban office parks that will be mixed-use parks.
NATIONAL DEVELOPERS ARE HERE
For the first time in my memory, large national developers are very enthused about our market. Publicly traded Lennar Corp. (one of America’s largest homebuilders) and Toll Brothers are building multiple large projects in Westchester that has historically been a market dominated by local developers. Large New York developers such as RXR, Rose Associates, Extell and Fisher Brothers are jumping into Westchester.
While Mack-Cali no longer owns any office or flex/industrial space in Westchester, its Roseland multifamily division has plans into the city of White Plains to demolish 1 Water St. and build a new apartment building on the site that is next to the Metro-North station. When the White Plains Mall is demolished and redeveloped into four residential buildings with a central public green space it will greatly improve a full city block that has been an eyesore for decades. It needs to empty the rest of its tenants, most notably the Department of Motor Vehicles, so demolition can move forward. But its demolition permit recently expired after a year with no activity. Submissions were due to White Plains in November for the redevelopment of
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1 Water Street. Photo by Peter Katz.
four city-owned land parcels surrounding the Metro-North station. These parcels are at the main gateway to the city and are an important piece of the CBD development puzzle. Determining what will be built there has been a long process, especially since multiple private developers had approached the city with their own concept plans regarding such development 10 or more years ago.
The $92-million renovation of the station is almost complete, but the area is in need of retail, services, restaurants and bars as there will soon be four large apartment buildings along Bank Street alone whose closest retail stores and restaurants are on Mamaroneck Avenue.
BOOMING BIOTECH
County Executive George Latimer signed a 99-year
land lease for the North 60 site with Fareri Associates for its biotech/medical/office campus in Mount Pleasant. The approval process with the municipality will likely take about two years followed by the buildout of the campus infrastructure and actual buildings. New York Medical College has expanded its biotech incubator and Robert Martin Company hired Larry
Gottlieb, a Hudson Valley economic development executive, to work on bringing biotech tenants to the nearby Robert Martin flex parks. BioMed Realty Trust received approval of more than $900,000 in sales tax exemptions from the Westchester County Industrial Development Agency (IDA) for its $38 million renovation of portions of its Ardsley Park life sciences campus in Greenburgh. BioMed had done a market study that showed smaller biotech companies and startup companies cannot afford the significant expense of fitting out their own laboratory spaces. This inhibits the growth of startups that are beyond the incubator stage and have no path to the real estate they need at the next stage. BioMed determined it will build out 97,000 square feet of currently
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Information Session Thursday, February 6
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Register today: go.sjfc.edu/edd-iona
FOCUS ON REAL ESTATE vacant space into new “plug and play” laboratory and office space that will open in late 2020 and mid-2021. This will be a much-needed bridge to help our biotech companies grow. This is a key advance for this industry that has no other space available to it until North 60 is online.
MAJOR MEDICAL
Hospital for Special Surgery’s 50,000-squarefoot facility is up and running at 1133 Westchester Ave. and Simone Development purchased 104 Corporate Park Drive with Montefiore as a tenant for a full-building pediatric medical and cancer treatment facility. Montefiore has leased an additional 50,000 square feet at 555 Taxter Road for medical use and now occupies about 127,000 square feet at the building. ENT and Aller�y
Associates relocated its White Plains office to 222 Bloomingdale Road with much better parking than at its old facility at 75 South Broadway.
INDUSTRIAL MARKET WITH INDUSTRIAL STRENGTH
The industrial market continues to be beyond tight and high-priced. UPS leased the entire former Saks Fifth Avenue Distribution Center in Yonkers, about 450,000 square feet of space. This was in conjunction with the current tenant POP Displays relocating its manufacturing to Georgia. UPS could not find this amount of distribution space anywhere else in Westchester County if not for this fortuitous event. Early in 2019, Mack-Cali sold its Elmsford Distribution Center to Realterm Logistics, a Maryland-based company with a national portfolio of
properties serving the transportation industry. This 387,000-squarefoot industrial park was built primarily in the late 1950s and it sold for $181.50 per square foot, well more than office buildings have sold for in recent years. Given the state of the warehouse market in Westchester, the new owner expects (and will get) a considerable upside from present rents that averaged $11.77 modified gross per square foot at the time of the sale. Later in the year, after multiple smaller sales, MackCali sold its entire remaining Westchester portfolio of primarily flex buildings to Robert Martin Company, which developed all of the properties before selling them to Mack-Cali in 1997. This blockbuster sale, the largest in Westchester County’s history, was for 3.1 million square feet for a total
of $487.5 million or $152 per square foot.
RETAIL REVAMP
Danone, the parent company of Dannon Yogurt, moved into approximately 80,000 square feet at The Source (a multi-level retail building formerly fully occupied by Fortunoff ) for its U.S. headquarters. This tenant is a pioneer in creating creative office space in a retail setting, surrounded by The Westchester mall, a hotel and restaurants at the entrance to I-287. It moved from a suburban office building in Greenburgh and went the retail route when it could not find any office space in the CBD that satisfied its requirement for a cool new space for its young workforce. It was announced that the 65,000-square-foot Stop & Shop supermarket space at New Roc City in New Rochelle will be leased by Audi for an
automobile dealership upon the supermarket’s lease expiration in early 2020. This long-term lease will kick off a major renovation of New Roc and will fill a large retail space that would otherwise be very difficult to lease. These are two examples of what is happening to counter the thousands of store closings throughout the U.S. and to bring new uses to large retail spaces. Both involved rezoning the locations to permit the new uses. I anticipate that 2020 will be another good year for the market as office space continues to tighten, new multifamily housing continues to come online and developers continue to find creative uses for sites where obsolete buildings once stood. “The Westchester County office market has turned a corner in 2019,” Alexandre said. “Leasing
activity has been strong, space inventory is down, demand is stable and the market is healthier than it has been in decades. Trends in repurposing of obsolete office buildings, repurposing of office sites to other uses and the continuing strong demand in the medical sector have shown that the trends that have developed in the last few years are continuing to improve the health of the market. We anticipate that 2020 will continue in this direction, solidifying the gains that we have seen this year.” Howard E. Greenberg is president of Howard Properties Ltd. in Valhalla. He has more than 33 years of experience as a commercial real estate broker and tenant representative in Westchester County. He can be reached at 914-997-0300 or howard@ howprop.com.
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Good Things NEW CRYSTAL RESTORATION WELCOMES MARIO RAMOS
NEW ROC RAISES $3,500 FOR LIBRARY
The Field Hall Foundation announced new grants totaling $240,000 for its Winter 2019/20 cycle. The grants will help local organizations improve the lives of older adults through a range of services and innovative pilot programs, including peer counseling for newly disabled seniors, adaptive services for the visually impaired and supportive services for grandparents solely responsible for raising their grandchildren. Several of the organizations receiving full grants include: Community Services Programs Inc., Family Service Society of Yonkers, VISIONS/Services for the Blind and Visually Impaired and Westchester Independent Living Center Inc. Smaller grants were awarded to the Center for Aging in Place, Community Center of Northern Westchester, Music Conservatory of Westchester, Support Connection and the Westchester Library System Inquiries are accepted on a continuous basis and those received by Jan. 20 will be considered for the upcoming summer 2020 grant cycle. For more, visit fieldhallfoundation.org or contact Patti Lavan Horvath, program officer at phorvath@ fieldhallfdn.org.
Mario Ramos has joined New Crystal Restoration in Port Chester. He will be the newest member of the project manager team and will work directly with clients to ensure that damaged property is restored to pre-loss condition. He will also coordinate with insurance professionals, property owners, subcontractors, crews and other professionals within the New Crystal organization to fulfill clients’ needs and meet industry standards and guidelines. Ramos’ experience includes 15-plus years of on-site crew supervision. He is knowledgeable in providing fire and water damage restoration services and mold remediation services. He is also trained in the use of green restoration products, which is a service provided by New Crystal Restoration.
SASTOW JOINS DANZIGER & MARKHOFF Gary Sastow brings more than 20 years of experience in the practice of law to Danziger & Markhoff LLP in White Plains. While maintaining a broad scope of practice, Sastow focuses on representing health care professionals in all aspects of their business. He has served as an adjunct professor at Pace University and has taught courses in health law and policy.
LIGHTING UP KINGSTON The New York Power Authority (NYPA) and the city of Kingston announced the start of the installation of energy-efficient LED lights throughout the city as part of the Smart Street Lighting NY program. The project will save the city more than $200,000 annually and reduce greenhouse gas emissions by nearly 570 tons per year — the equivalent of taking approximately 110 cars off the road. Smart Street Lighting NY is a statewide program that calls for at least 500,000 lights throughout the state to be replaced with LED technology by 2025. The nearly $1.4 million upgrade, financed and implemented by NYPA, includes the replacement of 2,400 lights throughout the city with energy-saving LED fixtures, improving lighting quality and neighborhood safety while reducing energy and maintenance costs. Installation is expected to be complete during the summer.
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FIELD HALL AWARDS GRANTS
New Roc hosted a family-friendly Times Square-inspired countdown at noon to ring in the new year on Dec. 31. The annual event featured the release of 3,500 balloons in the atrium of New Roc at 33 LeCount Place in New Rochelle. The event raised $3,500 for the New Rochelle Public Library Foundation (NRPLF) thanks to a $10 donation per family
of four. Ring in the New Year at Noon at New Roc is produced by CBRE and Harquin and is held in association with the New Rochelle BID Family Day event series. New Roc is a 450,000-square-foot entertainment/residential/retail complex located in the heart of downtown New Rochelle.
From left: Susan Vinales, CBRENew Roc; Sherry Bruck, Harquin; Dr. Cheryl Archbald, NRPLF board; Fred Bruck, Harquin; Daniel Bonnet, area director, New Rochelle CAP Center of WestCOP; Michael Getlan, FunFuzion; and Chris Selin, president, NRPLF board.
GRANT WRITING CONFERENCE SCHEDULED A comprehensive grant writing conference for nonprofits, municipalities and developers will be held at Clarkson University’s Beacon Institute Water Ecology Center at Denning’s Point State Park in Beacon on Wednesday, Jan. 22. The conference, presented by the Hudson Valley-based grant writing firm Choice Words LLC, will offer grant seekers at all levels pragmatic insights from both successful Hudson Valley fundraisers and the funders themselves, including representatives from the Dyson Foundation, Community Foundations of the Hudson Valley, the Community Foundation of Orange and Sullivan and Grant Professionals of the Lower Hudson.
Presenters for the Choice Words 2020 Grants Conference, which will be held from 8:30 a.m. to 2:30 p.m., include: Jennifer Drake, senior program officer, the Dyson Foundation; Cristin McPeake, vice president programs, Community Foundations of the Hudson Valley; Elizabeth Rowley, president and CEO, Community Foundation of Orange and Sullivan; Mike Oates, president and CEO, Hudson Valley Economic Development Corp. (HVEDC); Sue Sullivan, president and CEO, iSER Consulting; Chris Round, senior vice president, The Chazen Companies; Lydia Howie, founding president, Grant Professionals of the Lower Hudson; Elizabeth Waldstein, executive director, Walkway Over the Hudson;
and Briana Maloney, vice president, Choice Words LLC. Steve Densmore, president and founder of Choice Words, will moderate several of the sessions. Breakout sessions are designed to provide both beginning and experienced grant seekers with real-world strategies for applying for and winning grant funding in support of nonprofits, municipalities and development projects. Registration is $80 for nonprofit and municipal attendees and $100 for businesses and developers. Registration includes access to all sessions, morning coffee, catered lunch and networking opportunities. To register, visit choicewordspr. com/2020-conference.
FORMER YONKERS OFFICIAL NOW HARRIS BEACH PARTNER Mike Curti of the Harris Beach White Plains office has been named a partner. He joined the firm more than a year ago and was formerly corporation counsel for the city of Yonkers.
ART AND FOOD TAKE CENTER STAGE The White Plains Business Improvement District (BID) has created meaningful cultural experiences for people who live, work and visit downtown White Plains. The White Plains BID published the sixth edition of the White Plains BID Dining Guide and added a new installment of its public art program, now named Art in Public Places. Recognizing the importance of restaurants in driving the economy and bringing people downtown, the new edition of the White Plains BID Dining Guide lists all 94 restaurants in the district helping consumers decide where to eat and how to get there. Recently curated poetry art on the construction site wall at Mamaroneck Avenue and East Post Road enlivens the downtown with art, thereby creating a more pleasing and vibrant environment.
STRATEGIC EXPANSION GROWS FIRM’S EXPERTISE PKF O’Connor Davies LLP in Harrison, one of the nation’s largest accounting, tax and advisory firms, announced that Dworken, Hillman, LaMorte & Sterczala LLP (DHL&S) joined its firm. The full-service accounting and business-consulting firm based in Shelton, Connecticut, specializes in accounting and advisory services for privately and closely held businesses and high-net-worth tax planning and solutions. The expansion is part of an ongoing strategic growth initiative at PKF O’Connor Davies. DHL&S is the fourth group to join the firm in the last year. Managing Principal Eric N. Hendlin, along with 10 partners and 27 staff members, will join PKF O’Connor Davies while continuing to operate at its current Shelton location. Its focus will remain on providing accounting, consulting, industry specialization and tax services to businesses of all sizes as well as individuals and families. The Shelton site is the 12th PKF O’Connor Davies office.The firm has locations in five states as part of a continuing strategic growth and acquisition plan on the East Coast supported by a combination of promoting leading talent from within and recruiting tactical external hires. To oversee ongoing expansion in the region, Thomas Blaney has been named the firm’s regional head of New England. Joe Tarasco, CEO of Accountants Advisory Group, facilitated and advised both firms on the transaction.
NEW YEAR, NEW ARTISTS AT GALLERY
The American Heart Association (AHA) revealed that Maureen Adams, RN, chief clinical officer of Westmed Medical Group, will serve as chair of the 2020 Westchester Go Red for Women movement. Adams will work to raise funds and spread awareness of heart disease while championing the Go Red for Women mission in Westchester. The AHA uses all revenues from local and national Go Red for Women activities to support research, education and community programs to benefit cardiovascular disease prevention in women. Adams will also be leading and speaking April 3 at the Go Red for Women luncheon, which serves as the cornerstone event of the Go Red for Women movement in local communities.
CELEBRATING KWANZAA
KP Devlin, acrylic, Robin’s Big Fig.
RiverWinds Gallery in Beacon is presenting “New Year/New Artists: Devlin and Dooley,” an exhibit slated to run through Feb. 2. It will showcase paintings by KP Devlin
and photography by Jennifer Dooley. From the early 1990s through about 2010, Devlin was active as a singer, songwriter, performer and recording artist in addition to his painting.
Dooley’s view of the world is tied to analysis, spacial consideration and creativity. Located at 172 Main St. in Beacon, RiverWinds Gallery can be reached at 845-838-2880.
SURGEON JOINS DYSON BREAST CENTER CHOICE WORDS’ CLIENTS WIN NYS FUNDING FOR HUDSON VALLEY PROJECTS New Paltz-based Choice Words LLC handled the grant writing for seven projects that received $4.87 million in collective funding via the New York State Consolidated Funding Application (CFA). The awards will help fund development, infrastructure and capital improvement projects for companies, municipalities and nonprofit organizations located in Dutchess, Orange, and Westchester counties. Some of the projects awarded funding include the Walkway Lighting Project in Poughkeepsie/Lloyd ($588,562), Bow Tie Cinemas building of a multiplex in downtown Poughkeepsie ($2 million), a Complete Streets Project for New Rochelle ($500,000) and an engineering study for the town of Cornwall-on-Hudson ($100,000).
WESTMED’S ADAMS IS CHAIR OF WESTCHESTER GO RED FOR WOMEN
Breast surgeon Dr. Carinne Anderson has joined the Dyson Breast Center at Vassar Brothers Medical Center, now part of Nuvance Health. Anderson joins Chief of Breast Surgery Dr. Susan Boolbol as part of a comprehensive breast health team in the Hudson Valley. Previously, Anderson served as a breast surgical oncologist at Einstein Healthcare Network in Philadelphia, and she also was an assistant professor of surgery at Sidney Kimmel Medical College, part of Thomas Jefferson University in Philadelphia. Anderson received her medical degree from Jefferson Medical College in Philadelphia, completed her residency in general surgery at Christiana Care Health System in Newark, Delaware, and a breast surgical oncology fellowship at Mount Sinai Health System in New York City.
“It Takes a Village: Saluting our Millennials and Next Generation of Leaders” was the theme of the Dec. 27 Kwanzaa celebration by Sister to Sister International (STSI), Westchester Black Women Girl-Child Initiative, Nepperhan Community Center Inc. and the Yonkers African American Heritage Committee. Millennial graduates of STSI programs not only were recognized, but also led the celebration. Kwanzaa is a Swahili word that means “first” and signifies and celebrates the first fruits of the harvest. It honors the African heritage in African American culture, family and community and is observed from Dec. 26 to Jan. 1. It was created by Dr. Maulana Karenga, professor and chair of the Department of Black Studies at California State University, and first celebrated in 1966. Rev. Dr. Jim Bostic, executive director of the Nepperhan Community Center, offered greetings and the opening Kwanzaa prayer. STSI Founder Cheryl Brannan honored the millennials for their leadership.
Information for these features has been submitted by the subjects or their delegates.
Dr. Carinne Anderson
WCBJ
JANUARY 20, 2020
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Success Runs in the Family
JOIN US FOR THE AWARDS EVENT Meet the winners Tuesday, Feb. 25 1133 Westchester Ave • 5:30 - 7:30 p.m. Register to attend at westfaironline.com/events/
• Companies showcase their business • Network and meet the families of family-owned businesses • Shop product and services at pop-up shops • Hear first hand about the success and struggles families have faced WestfairOnline For event information, contact: Olivia D'Amelio at odamelio@westfairinc.com. For sponsorship inquiries, contact: Marcia Pflug at mpflug@wfpromote.com or 203-733-4545.
PRESENTED BY:
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Facts & Figures BANKRUPTCIES Manhattan 115M LLC Bronx. Chapter 11, Voluntary. Attorney: 115M LLC. Filed Jan. 9. Case no. 20-10047-shl. Jovi Enterprises Inc. Bronx. Chapter 11, Voluntary. Attorney: Norma E. Ortiz. Filed Jan. 13. Case no. 20-10068-mg. JT Meat & Grocery Corp. Bronx. Chapter 11, Voluntary. Attorney: Clifford A. Katz. Filed Jan. 10. Case no. 20-10060-smb.
White Plains 590 Sixth Street Holdings LLC Brooklyn. Chapter 11, Voluntary. Attorney: Fred B. Ringel. Filed Jan. 9. Case no. 20-22050-rdd.
COURT CASES All Dogs in the City Inc. filed by Luz Angelica Naveda. Action: Denial of overtime compensation. Attorney: Peter Hans Cooper. Filed Jan. 13. Case no. 1:20-cv-00292. Athletic Propulsion Labs LLC filed by Joseph Guglielmo. Action: Americans with Disabilities Act of 1990. Attorney: David Paul Force. Filed Jan. 9. Case no. 1:20-cv-00185GBD. Complex Media Inc. filed by Baron Wolman. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed Jan. 7. Case no. 1:20-cv-00152-ER. Construction and Realty Services Group Inc. filed by John Fannis. Action: Federal question: employment discrimination. Attorney: Jason Louis Solotaroff. Filed Jan. 13. Case no. 1:20-cv-00278-GHW.
Design Within Reach Inc. filed by Bridget O’Neill. Action: Family and Medical Leave Act (findings and purpose). Attorney: Gregory Nicholas Filosa. Filed Jan. 13. Case no. 1:20-cv-00285. Diacron USA LLC filed by Louise Brinskelle. Action: Fair Labor Standards Act. Attorney: Leopold Raic Jr. Filed Jan. 14. Case no. 1:20-cv-00316.
Questions and comments regarding this section should be directed to: Larry Miles c/o Westfair Communications Inc. 701 Westchester Ave, Suite 100 J White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3699
Tech Data Corp. filed by Chana Laufer. Action: Securities Exchange Act. Attorney: Richard Adam Acocelli Jr. Filed Jan. 13. Case no. 1:20-cv00311-UA. Tiffany & Co. filed by Samantha Federman. Action: Securities Exchange Act. Attorney: Richard Adam Acocelli Jr. Filed Jan. 8. Case no. 1:20-cv-00159-UA.
Edgewood Co. filed by Natalia Juscinska. Action: The Americans with Disabilities Act of 1990. Attorney: Hector V. Ramirez. Filed Jan. 10. Case no. 1:20-cv-00272-ER.
Whole Foods Market filed by Yvonne Frost. Action: Federal question. Attorney: Yvonne Frost. Filed Jan. 8. Case no. 1:20-cv-00234-UA.
Florence Beauty LLC filed by Linda Slade. Action: Federal question. Attorney: Dan Shaked. Filed Jan. 7. Case no. 1:20-cv-00125-KPF.
DEEDS
iFinex Inc. filed by Bryan Faubus. Action: Racketeering Act. Attorney: Brian Philip Murray. Filed Jan. 9. Case no. 1:20-cv-00211-KPF. Ina Designs Inc. filed by Yovanny Dominguez. Action: Americans With Disabilites Act – Civil Enforcement Actions. Attorney: Justin Alexander Zeller. Filed Jan. 7. Case no. 1:20-cv-00140-PGG-SLC.
Above $1 million 109 Upperhook LLC, Katonah. Seller: Julie C. Conn, Vail, Colorado. Property: 109 Upper Hook Road, Bedford. Amount: $1 million. Filed Jan. 7. 13 Cleveland Street LLC, Bedford Hills. Seller: Orfino Brothers Inc., White Plains. Property: 13 Cleveland St., White Plains. Amount: $1.1 million. Filed Jan. 9.
JLM Decorating New York City Inc. filed by Angelo Lopes. Action: Seeking $6.6 billion for diversity employment discrimination. Attorney: Jon Alec Stockman. Filed Jan. 13. Case no. 1:20-cv-00314-DLC.
Cartus Financial Corp., Danbury, Connecticut. Seller: J.R. Lance Anderson, et al, Scarsdale. Property: 18 Butler Road, Scarsdale. Amount: $1.9 million. Filed Jan. 8.
KEMET Corp. filed by Jon F. Landau. Action: Securities Exchange Act. Attorney: William Fields. Filed Jan. 9. Case no. 1:20-cv-00219-PGG.
Deutsche Bank National Trust Co. Seller: Robert D. Ryan, Cross River. Property: 512 Wolfs Lane, Pelham. Amount: $1.1 million. Filed Jan. 7.
Multiplan Inc. filed by Glenn Liou. Action: Telephone Consumer Protection Act of 1991. Attorney: Keith Keogh. Filed Jan 7. Case no. 1:20-cv00141-JPO. New York Times Co. filed by Peter Brimelow. Action: Diversity – libel, assault, slander. Attorney: Frederick Charles Kelly. Filed Jan. 9. Case no. 1:20-cv-00222-KPF. Paleo on the Go LLC filed by Kareem Nisbett. Action: Federal question - other civil rights. Attorney: Christopher Howard Lowe. Filed Jan. 9. Case no. 1:20-cv-00220-JGK.
Items appearing in the Westchester County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken.
ON THE RECORD
Planck LLC filed by Paul Martinka. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed Jan. 9. Case no. 1:20-cv-00225-VEC. Prairie Farms Dairy Inc. filed by Larrell Darby. Action: Seeking $5 million for diversity – fraud. Attorney: Spencer Sheehan. Filed Jan. 7. Case no. 1:20-cv-00151-NRB. Shemiran Company LLC filed by Rudy Rosenberg. Action: Notice of removal. Attorney: Rudy Rosenberg. Filed Jan. 8. Case no. 1:20-cv00229-UA.
Jilco Properties LLC, Granite Springs. Seller: Jilco Holding Corp., Mahopac. Property: 137 Mahopac Ave., Somers. Amount: $1.7 million. Filed Jan. 9. Le Fisher Realty LLC, Eastchester. Seller: Rowley 111 LLC, Bronxville. Property: 12-16 Fisher Ave., Eastchester. Amount: $2.4 million. Filed Jan. 8. Mile 20 Foundation Inc., Rye. Seller: 500 North Main LLC, Larchmont. Property: 500 N. Main St., Rye. Amount: $1.2 million. Filed Jan. 7. Warburton Holdings I LLC, New York City. Seler: Warburton Realty Management Corp., White Plains. Property: 90 Warburton Ave., Yonkers. Amount: $1.1 million. Filed Jan. 7. WPP Land Acquisition LLC, Montvale, New Jersey. Seller: WPP Owner LLC, Montvale, New Jersey. Property: 275 Main St., White Plains. Amount: $3.8 million. Filed Jan. 7.
Yorktown Ventures LLC, Yorktown Heights. Seller: Yorktown Indoor Tennis Club Inc., Elmsford. Property: 201 Veterans Road, Yorktown. Amount: $3.8 million. Filed Jan. 9.
Fabrizia Realty Management LLC, Larchmont. Seller: Armand P. Siconolfi, et al, Larchmont. Property: 51 N. Chatsworth Ave., Mamaroneck. Amount: $615,000. Filed Jan. 7.
Below $1 million
Grinwads Inc., Scarsdale. Seller: Leticia Arzu, Mount Vernon. Property: 38 10th Avenue South, Mount Vernon. Amount: $367,082. Filed Jan. 9.
100 and 106 Smith Street Corp., Ossining. Seller: Magnolia LP, Cortlandt Manor. Property: 100 Smith St., Peekskill. Amount: $100,000. Filed Jan. 8. 142 Buena Vista Ave LLC, Jamaica. Seller: Anthony Huebner, Yonkers. Property: 142 Buena Vista Ave., Yonkers. Amount: $400,000. Filed Jan. 7. 15 Hemlock Circle LLC, White Plains. Seller: Mathew Gruber, White Plains. Property: 15 Hemlock Circle, White Plains. Amount: $552,200. Filed Jan. 10. 17 High Street LLC, Plainview. Seller: Federal National Mortgage Association. Property: 17 N. High St., Mount Vernon. Amount: $263,048. Filed Jan. 7. 2016 North Road Realty Inc., Scarsdale. Seller: The Bank of New York Mellon. Property: 106 Smith Ave., White Plains. Amount: $385,350. Filed Jan. 9. 868 Midland Realty LLC, Yonkers. Seller: Midland Gourmet Café LLC, Yonkers. Property: 868 Midland Ave., Yonkers. Amount: $400,000. Filed Jan. 6. Avail Holding LLC, Coral Gables, Florida. Seller: Francis J. Malara, White Plains. Property: 160 Brewster Road, Scarsdale. Amount: $950,000. Filed Jan. 7. BCMN Properties LLC, Bronxville. Seller: Daken Properties LLC, Rochester, Michigan. Property: 69 Pondfield Road, 1F4, Eastchester. Amount: $735,000. Filed Jan. 10. Certified Homes Inc., Chestnut Ridge. Seller: Bruce Bozeman, Mount Vernon. Property: 54 Ronalds Ave., New Rochelle. Amount: $235,000. Filed Jan. 7. Deutsche Bank National Trust Co. Seller: Robert D. Ryan, Cross River. Property: 163 Locust Ave., Cortlandt. Amount: $451,973. Filed Jan. 7. E and R Builders LLC, Yonkers. Seller: Ronald Alexis, Yonkers. Property: 178 Concord Road, Yonkers. Amount: $285,000. Filed Jan. 8. Evangelical Presbyterian Church of Harrison, Harrison. Seller: The Presbyterian Church of Harrison, Scarborough. Property: 181 Harrison Ave., Harrison. Amount: $67,000. Filed Jan. 9.
JD Morris LLC, New Rochelle. Seller: Peter Smeulders, Castle Hill, NSW, Australia. Property: 1 Landmark Square, Rye. Amount: $222,500. Filed Jan. 10. Londonderry Group Inc., Somers. Seller: Carla D. Glassman, White Plains. Property: 259 Route 100, Somers. Amount: $230,001. Filed Jan. 9. MTGLQ Investors LP, Eureka, California. Seller: Frank Lombardi, Mahopac. Property: 432 Ninth Avenue South., Mount Vernon. Amount: $334,000. Filed Jan. 7. MTGLQ Investors LP, Jacksonville, Florida. Seller: David G. Gallo, Armonk. Property: 40 Mersereau Ave., Mount Vernon. Amount: $443,111. Filed Jan. 9. N and A Conte LLC, Ossining. Seller: F and A Realty Inc., Ossining. Property: 27 Ward Place, Ossining. Amount: $331,500. Filed Jan. 7. Protek Capital LLC, Albany. Seller: Maureen Grandison, Mount Vernon. Property: 135 Beechwood Ave., Mount Vernon. Amount: $170,000. Filed Jan. 10. Quaker Hill Development Advisors LLC, White Plains. Seller: Alexander Mason, et al, Cortlandt Manor. Property: 344 South St., Peekskill. Amount: $339,000. Filed Jan. 7. Romax Properties LLC, Katonah. Seller: Arlene Gold Wexler, Mamaroneck. Property: 118 Smith Ridge Road, Lewisboro. Amount: $453,461. Filed Jan. 9. Ronrichsha Properties Corp., Yonkers. Seller: Ralph L. Mercogliano, New Rochelle. Property: 26 Morris St., New Rochelle. Amount: $750,000. Filed Jan. 7. Shangod 2 NU Realty LLC, Scarsdale. Seller: Cheryl Drewes, New Rochelle. Property: 60 Stonelea Place, New Rochelle. Amount: $476,000. Filed Jan. 7. U.S. Bank N.A. Seller: Dennis E. Krolian, White Plains. Property: 254 Second Street West, Mount Vernon. Amount: $313,180. Filed Jan. 9. U.S. Bank Trust N.A. Seller: Desiree Sanchez, Scarsdale. Property: 116 McLean Ave., Yonkers. Amount: $428,956. Filed Jan. 9.
WCBJ
Wells Fargo Bank N.A. Seller: Albert W. Cornachio III, Rye Brook. Property: 395 Furnace Dock Road, Cortlandt. Amount: $780,772. Filed Jan. 8. White Oak Creek Services Inc., Dobbs Ferry. Seller: Irwin Pesetsky, et al, Dobbs Ferry. Property: 20 Summit Terrace, Greenburgh. Amount: $578,000. Filed Jan. 9. ZOS Enterprises LLC, Mamaroneck. Seller: Djeka Saljanin, Lake Peekskill. Property: 16 Gallows Hill Road, Cortlandt. Amount: $72,000. Filed Jan. 9.
FORECLOSURES BEDFORD, 42 Greenwich Road. Single-family residence; lot size: .52 acres. Plaintiff: Citimortgage Inc. Plaintiff’s attorney: Davidson, Fink, Cook, Kelly & Galbraith, 28 E. Main St., Suite 1700, Rochester. Defendant: Paul Aquuilino. Referee: Darren DeUrso. Sale: Jan. 23, 9 a.m. Approximate lien: $373,721. ELMSFORD, 32 S. Stone Ave. Single-family residence; lot size: N/A. Plaintiff: Bayview Loan Servicing LLC. Plaintiff’s attorney: Schiller Knapp Lefkowitz & Hertzel, 200 John James Audubon Pkwy., Amherst. Defendant: Carlos Enrique Siguenza. Referee: Hayley Greenberg. Sale: Jan. 24, 3 p.m. Approximate lien: $584,326. MOUNT KISCO, 9 Hoffman Road. Single-family residence; lot size: 1.4 acres. Plaintiff: Wilmington Savings Fund Society. Plaintiff’s attorney: The Margolin & Weinreb Law Group,165 Eileen Way, Syosset. Defendant: Gayle Balsky. Referee: Russell Fayer. Sale: Jan. 23, 10:30 a.m. Approximate lien: $1,706,138. MOUNT VERNON, 117 E. Cedar St. Single-family residence; lot size: .15 acres. Plaintiff: US Bank NA. Plaintiff’s attorney: Sheldon May & Associates, 255 Merrick Road, Rockville Centre. Defendant: Colin Brown. Referee: Michelle Bermel. Sale: Jan. 29, 10 a.m. Approximate lien: $686,064. MOUNT VERNON, 21 Howard St. Two-family residence; lot size: .11 acres. Plaintiff: Impac Funding Corp. Plaintiff’s attorney: Frenkel Lambert Weiss, 53 Gibson St., Bay Shore. Defendant: Steven Facendo. Referee: Bruce Stuart Povman. Sale: Jan. 23, 9:30 a.m. Approximate lien: $579,326. NEW ROCHELLE, 22 Winyah Terrace. Single-family resident; lot size: .09 acres. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: Felipe Avalos. Referee: Julie Cherico. Sale: Jan. 24, 10 a.m. Approximate lien: N/A.
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Facts & Figures OSSINING, 133 Spring St. Three-family residence; lot size: .21 acres. Plaintiff: Nationstar Mortgage LLC. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: John Hererra. Referee: Michaele Bermel. Sale: Jan. 22, 9 a.m. Approximate lien: N/A. SCARSDALE, 1 Winding Lane. Single-family residence; lot size: .17 acres. Plaintiff: The Bank of New York Mellon. Plaintiff’s attorney: Shapiro DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Ethel Holzberg. Referee: Lawrence Thomas Schiro. Sale: Jan. 29, 10 a.m. Approximate lien: $827,492. WHITE PLAINS, 92 Sherman Ave. Single-family residence; lot size: N/A. Plaintiff: US Bank NA. Plaintiff’s attorney: Schiller Knapp Lefkowitz & Hertzel, 200 John James Audubon Pkwy., Amherst. Defendant: 92 Sherman Avenue LLC. Referee: John Perone. Sale: Jan. 21, 9:30 a.m. Approximate lien: $474,672. YORKTOWN HEIGHTS, 3154 Douglas Drive. Single-family residence; lot size: N/A. Plaintiff: US Bank NA. Plaintiff’s attorney: Shapiro DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Eileen Handler. Referee: John Brickman. Sale: Jan. 29, 10:30 a.m. Approximate lien: $655,410.
JUDGMENTS A-1 Plumbing and Heating Inc., Yonkers. $2,250 in favor of PJ Properties Inc., Yonkers. Filed Jan. 8. Authentic Caribbean Products Trading LLC, Mount Vernon. $14,375 in favor of Lorraine Arms Apartments LLC, Yonkers. Filed Jan. 8. Bidhub.tv LLC, White Plains. $77,097 in favor of Novoroll LLC, San Francisco, California. Filed Jan. 6. Community Veterinary Hospital PC, Mamaroneck. $7,276 in favor of Butler Animal Health Supply LLC, Dublin, Ohio. Filed Jan. 10. East Coast Roofing LLC, Thornwood. $250 in favor of the city of Yonkers. Filed Jan. 7. Griin Construction Inc., Yonkers. $500 in favor of the city of Yonkers. Filed Jan. 7. International Deli and Meat Corp., Yonkers. $500 in favor of the city of Yonkers. Filed Jan. 7. Ishco Inc., Yonkers. $1,250 in favor of the city of Yonkers. Filed Jan. 7. JEMD Realty LLC, Yonkers. $1,250 in favor of the city of Yonkers. Filed Jan. 7.
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Jenlike Deli Grocery Corp., Yonkers. $650 in favor of the city of Yonkers. Filed Jan. 7. Northeast Landscape and Masonry Associates Inc., Elmsford. $7,458 in favor of Con Edison Company of New York Inc., New York City. Filed Jan. 7.
Spencer, Angela, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $294,566 affecting property located at 523 Van Cortlandt Park Ave., Yonkers 10705. Filed May 13.
Mechanic’s Liens
Quality Materials Inc., Harrison. $29,429 in favor of Speyside Holdings LLC, Highland Mills. Filed Jan. 7.
12 Pheasants Run Realty LLC, as owner. $13,000 as claimed by Hudson Insulation of New York LLC, Brooklyn. Property: in Harrison. Filed Jan. 13.
LIS PENDENS
165 Huguenot Property Owner LLC, as owner. $17,550 as claimed by T Steele Construction of New York LLC. Property: in New Rochelle. Filed Jan. 8.
The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Accurso, Mary, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $416,000 affecting property located at 26 College Ave., Port Chester 10573. Filed May 10. Cannizzaro, Rosemarie, et al. Filed by PNC Bank N.A. Action: seeks to foreclose on a mortgage to secure $85,000 affecting property located at 2 Woods End Circle, Apt. 2L, Peekskill 10566. Filed May 10. Cummings, Guy J., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $412,000 affecting property located at 120 Halyan Road, Yorktown Heights 10598. Filed May 10. Harr, Jamie V., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $86,500 affecting property located at 20 Broadway, Verplanck 10596. Filed May 10. Martin, Ruth Gordon, et al. Filed by Capital One N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 147 Hamilton Ave., New Rochelle 10801. Filed May 13. Mikell-Powell, Gail, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $420,000 affecting property located at 138 Hutchinson Blvd., Mount Vernon 10552. Filed May 10. Ortiz, Arileyda, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $546,250 affecting property located at 9 Durham Road, White Plains 10607. Filed May 13. Palacios, Alma I., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $77,500 affecting property located at 47 S. Devo Ave., Yonkers 10705. Filed May 13.
WCBJ
Cherokee Homes, 11 Grant Ave., Peekskill 10566, c/o Cherokee Stewart Hart. Filed Sept. 26. Cityblue, P.O. Box 316, Yonkers 10710, c/o Stefanie Ann Martinez. Filed Sept. 24. Commercial Maintenances Management, 1304 Midland Ave., B-50, Yonkers 10704, c/o Jonathan Morales. Filed Sept. 24. Dr. Kyle Koslowski, DC, 155 US 202, Somers 10589, c/o Kyle Koslowski. Filed Sept. 24. GCL Reliable, 70 Bayard St., New Rochele 10805, c/o Ana Maria Rojas. Filed Sept. 26.
26 Rectory Lane LLC, et al, as owner. $23,284 as claimed by ML Contracting, Scarsdale. Property: in Scarsdale. Filed Jan. 6.
Keystone Financial Associates, 11 Catherine Place, Katonah 10536, c/o Andrew J. Cavaliere. Filed Sept. 23.
CRP/CSH Greenburgh LLC, as owner. $118,208 as claimed by Builders First Source. Property: in Greenburgh. Filed Jan. 9.
Kid Kitchen, 58 Barnes Road, Tarrytown 10591, c/o James Carsey. Filed Sept. 23.
Didonato, Richard, et al, as owner. $30,500 as claimed by FDL Management Corp., New Rochelle. Property: in New Rochelle. Filed Jan. 8. Hudson Blue Yonkers LLC, as owner. $55,875 as claimed by 360 Fire Prevention LLC. Property: in Yonkers. Filed Jan. 6. Rier Realty Company Inc., as owner. $2,877 as claimed by Nation Roof of New York LLC, Yonkers. Property: in White Plains. Filed Jan. 10. Yonkers Industrial Development Agency, as owner. $66,895 as claimed by Cord Contracting Company Inc. Property: in Yonkers. Filed Jan. 6.
NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.
Sole Proprietorships 2 Buck’s Subs, 5 E. Prospect Ave., Mount Vernon 10550, c/o Aymen T. Abufaker. Filed Sept. 24. Bonsai Medical Billing, 50 E. Hartsdale Ave., Apt. 2H, Hartsdale 10530, c/o Dana Dotti. Filed Sept. 24. BR41 Motor Transport, 300 E. Prospect Ave., Suite 3K, Mount Vernon 10553, c/o David Wint. Filed Sept. 24.
Maruichi Japanese Food and Deli, 816 White Plains Road, Scarsdale 10583, c/o Masakatsu Watarai. Filed Sept. 24. Moments and Memories Fashion Collective, P.O. Box 912, Bronxville 10708, c/o Jasmine L. Wilson. Filed Sept. 23. New Roc’s Mac N Wings, 4 Franklin Ave., New Rochelle 10805, c/o Cristian Rossler. Filed Sept. 23. PixieLane Holly Foley, 4 Meadow Lane, Katonah 10536, c/o Holly Bernesser. Filed Sept. 23. Pixsandrocks, P.O. Box 421, White Plains 10606, c/o Christina Marrazza. Filed Sept. 24. RMP Consulting, 109 Laurel Ave., Larchmont 10538, c/o Richard Puleo. Filed Sept. 24. Rooney Risk Management, 34 Hommocks Road, Larchmont 10538, c/o Christopher Rooney. Filed Sept. 25. Svetlana Lanza Designs and Alterations, 70 Croton Ave., Apt. 6J, Ossining 10562, c/o Svetlana Lanza. Filed Sept. 26. Top Tier Growth, 30 Euclid Ave., Hastings-on-Hudson 10706, c/o Jackson McKiernan. Filed Sept. 25.
PATENTS Air gap metal tip electrostatic discharge protection. Patent no. 10,535,994 issued to Qianwen Chen, Yorktown Heights; Yang Liu, Ossining; Dongbing Shao, Wappingers Falls; Zhen Xu, Wappingers Falls. Assigned to IBM, Armonk.
Associating identical fields encrypted with different keys. Patent no. 10,536,276 issued to David G. Druker, Salt Lake City, Utah. Assigned to IBM, Armonk. Checkpointing a set of stream computing data. Patent no. 10,536,502 issued to Alexander Cook, London, England; Manuel Orozco, Rochester, Minnesota; Christopher R. Sabotta, Rochester, Minnesota; John M. Santosuosso, Rochester, Minnesota. Assigned to IBM, Armonk. Cognitive event-based file sharing system for social software. Patent no. 10,536,507 issued to Manish Kataria, Delhi, India; Amit A. Nanavati, New Delhi, India. Assigned to IBM, Armonk. Dynamic graph adaptation for stream processing over hybrid, physically disparate analytics platforms. Patent no. 10,536,512 issued to Catherine H. Crawford, Carmel; Konstantinos Katrinis, Dublin, Ireland; Pitor Padkowski, Lodz, Poland; Andrea Reale, Dublin, Ireland. Assigned to IBM, Armonk. Efficient centralized stream initiation and retry control. Patent no. 10,536,565 issued to Yariv Bachar, Kibbutz Ma’abarot, Israel; Ron Edelstein, Tel Aviv, Israel; Elon Horowitz, Tel Aviv, Israel; Oded Sonin, Omer, Israel. Assigned to IBM, Armonk. Establishing communication sessions. Patent no. 10,536,493 issued to Martin Troester, Renningen, Germany; Janna Troester, Renningen, Germany; Thomas Pohl, Weil im Schoenbuch, Germany; Bernd Simmet, Boeblingen, Germany. Assigned to IBM, Armonk. FinFET with sigma recessed source/drain and undoped buffer layer epitaxy for uniform junction formation. Patent no. 10,535,773 issued to Dechao Guo, Niskayuna; Hemanth Jagannathan, Niskayuna; Shogo Mochizuki, Clifton Park; Gen Tsutsui, Glenmont; Chun-Chen Yeh, Danbury. Assigned to IBM, Armonk. Identifying purpose and context of a line of people. Patent no. 10,536,822 issued to Andrew R. Jones, Round Rock, Texas; Christian B. Compton, Austin, Texas; Gregory J. Boss, Saginaw, Michigan; Jeremy R. Fox, Georgetown, Texas; John E. Moore Jr., Pflugerville, Texas. Assigned to IBM, Armonk. Mobile device that creates a communication group based on the mobile device identifying people currently located at a particular location. Patent no. 10,536,816 issued to Jeremy R. Fox, Georgetown, Texas; Gregory J. Boss, Saginaw, Michigan; Liam S. Harpur, Skerries, Ireland; Sarbajit K. Rakshit, Kolkata, India. Assigned to IBM, Armonk.
Module installation alignment device. Patent no. 10,537,050 issued to Ryan N. Elsasser, Poughkeepsie; Brian E. Hanrahan, Red Hook; Steven J. James, Poughkeepsie; Oswald J. Mantilla, Wappingers Falls; Enrico A. Romano, Poughkeepsie; Yuet-Ying Yu, Hopewell Junction. Assigned to IBM, Armonk. Optimized computer display rendering for user vision conditions. Patent no. 10,536,678 issued to Kelley Anders, East New Market, Maryland; Jeremy R. Fox, Georgetown, Texas. Assigned to IBM, Armonk. Press-fit apparatus for connectors. Patent no. 10,535,970 issued to Qiuyi Yu, Shenzhen, China; Na Fan, Shenzhen, China; Zhao Lin, Shenzhen, China; Xingquan Dong, Shenzhen, China; WeiFeng Zhang, Shenzhen, China. Assigned to IBM, Armonk. Secure optical data exchange for stand-alone certificate authority device. Patent no. 10,536,846 issued to Shawn D. Hennessy, Lisbon, Maine; Todd P. Seager, Orem, Utah; Nevenko Zunic, Hopewell Junction. Assigned to IBM, Armonk. Small molecule acceptors derived from renewable furan source. Patent no. 10,535,821 issued to Scott B. King, Rochester, Minnesota; Brandon M. Kobilka, Tucson, Arizona; Joseph Kuczynski, North Port, Florida; Jason T. Wertz, Pleasant Valley. Assigned to IBM, Armonk. Visualizing arbitrary pulse shapes and schedules in quantum computing applications. Patent no. 10,536,224 issued to Pual Nation, Yorktown Heights; Naoki Kanazawa, Yokohama, Japan; Thomas Arab Alexander, Tarrytown. Assigned to IBM, Armonk.
HUDSON VALLEY BUILDING LOANS Above $1 million 674 East Realty LLC, Middletown, as owner. Lender: M&T Bank, Buffalo. Property: 674 E. Main St., Middletown. Amount: $2 million. Filed Jan. 8. KJ Island LLC, Brooklyn, as owner. Lender: Northeast Community Bank, White Plains. Property: 85 and 87 Forest Road, Monroe 10950. Amount: $13 million. Filed Jan. 10.
Facts & Figures Below $1 million 1 B 13 Equities LLC, Spring Valley, as owner. Lender: Loan Funder LLC, New York City. Property: in Washingtonville. Amount: $55,000. Filed Jan. 7. 12550 Holdings 1 LLC, as owner. Lender: Gudz Solutions LLC, Lakewood, New Jersey. Property: 145 Washington St., Newburgh 12550. Amount: $266,000. Filed Jan. 8. 12550 Holdings LLC, Highland Mills, as owner. Lender: Broadview Capital LLC, Brooklyn. Property: 194 Chambers St., Newburgh 12550. Amount: $9,000. Filed Jan. 8. 12550 Holdings LLC, Highland Mills, as owner. Lender: Broadview Capital LLC, Brooklyn. Property: 188 Chambers St., Newburgh 12550. Amount: $53,000. Filed Jan. 8. 12550 Holdings LLC, Highland Mills, as owner. Lender: Broadview Capital LLC, Brooklyn. Property: 15 Dubois St., Newburgh 12550. Amount: $20,000. Filed Jan. 8. Badami, Marietta, Saugerties, as owner. Lender: M&T Bank, Buffalo. Property: 146 Third St., Esopus 12417. Amount: $118,022. Filed Jan. 7. Landau, Josef Dov, et al, Monroe, as owner. Lender: Broadview Capital LLC, Brooklyn. Property: 7 Satmar Drive, Monroe 10950. Amount: $111,000. Filed Jan. 7. McCormack, Michael, et al, as owner. Lender: Salisbury Bank and Trust Co. Property: in Stanford. Amount: $350,000. Filed Jan. 9. Patmar United LLC, as owner. Lender: Finance of America Commercial LLC. Property: in Poughkeepsie. Amount: $41,782. Filed Jan. 8. Vandervliet, Brocker C., et al, New York City, as owner. Lender: Rondout Savings Bank, Kingston. Property: 141 Hill Road, Accord. Amount: $480,000. Filed Jan. 6.
DEEDS Above $1 million EPC Hammes LLC, Toledo, Ohio. Seller: HP Cranberry 10 LLC, Milwaukee, Wisconsin. Property: 10 Cranberry Drive, Hopewell Junction. Amount: $7.3 million. Filed Jan. 6. EPC Hammes LLC, Toledo, Ohio. Seller: HP South 2507 LLC, Milwaukee, Wisconsin. Property: 2507 South Road, Fishkill. Amount: $37.7 million. Filed Jan. 6.
Lordi Inc., Fishkill. Seller: Med Parc LLC, Montgomery. Property: in Wallkill. Amount: $10.7 million. Filed Jan. 8. Mountain Brook Gardens LLC, East Orange, New Jersey. Seller: Mountainbrook Realty Holdings LLC, et al, Brooklyn. Property: 134 Innis Ave., Poughkeepsie. Amount: $35.3 million. Filed Jan. 7. Redl Real Estate LLC, Poughkeepsie. Seller: Five R’s, Poughkeepsie. Property: Van Wagner Road, 797, 799-801, 803, 807 and 811 Main St., Poughkeepsie 12603. Amount: $1 million. Filed Jan. 3. RM SR LLC, New York City. Seller: Stone Ridge Base LLC, Marbletown. Property: 3603-3611 Main St., Marbletown. Amount: $1.4 million. Filed Jan. 9. SHG 18 LLC, Great Neck. Seller: 1066 Hastings LLC, Cornwall-on-Hudson. Property: 494-500 Broadway and 10-12 West St. Newburgh. Amount $1.1 million. Filed Jan. 13. Welltower Om Group LLC, Toledo, Ohio Seller: HP Columbia 30 LLC, Milwaukee, Wisconsin. Property: 30 Columbia St., Poughkeepsie. Amount: $35.5 million. Filed Jan. 6. Welltower Om Group LLC, Toledo, Ohio. Seller: HP Westage 600 LLC, Milwaukee, Wisconsin. Property: 600 Westage Drive, Poughkeepsie. Amount: $34.9 million. Filed Jan. 6.
Below $1 million 11 West Broome St LLC, Hawthorne, New Jersey. Seller: Northern Enterprise New York LLC, Highland Mills. Property: 11 W. Broome St., Port Jervis 12771. Amount: $150,000. Filed Jan. 8. 12550 Holdings 1 LLC, Monroe. Seller: E and F Reality LLC, Highland Mills. Property: 145 Washington St., Newburgh 12550. Amount: $300,000. Filed Jan. 8. 12550 Holdings LLC, Monroe. Seller: 188 Chambers LLC, Highland. Property: 188 Chambers St., Newburgh 12550. Amount: $255,000. Filed Jan. 8. 12550 Holdings LLC, Monroe. Seller: Chambers 12550 LLC, Highland. Property: 194 Chambers St., Newburgh 12550. Amount: $230,000. Filed Jan. 8. 12550 Holdings LLC, Monroe. Seller: Stabilatas LLC, Highland. Property: 15 Dubois St., Newburgh 12550. Amount: $265,000. Filed Jan. 8.
160 First Street Inc., New Paltz. Seller: Samuel Burruano, Fort Lauderdale, Florida. Property: 166 First St., Connelly 12417. Amount: $178,333. Filed Jan. 7.
Broken Chimney Farm Inc., Dover Plains. Seller: Antoinette Lopane, Dover Plains. Property: in Amenia. Amount: $415,000. Filed Jan. 7.
Golden Towers Holdings LLC, Monroe. Seller: Timothy P. Burke, Liberty. Property: 8 Old Town Road, Monroe 10950. Amount: $75,001. Filed Jan. 9.
160 First Street Inc., New Paltz. Seller: Samuel Burruano, Fort Lauderdale, Florida. Property: 168 First St., Connelly 12417. Amount: $178,333. Filed Jan. 7.
Canoe Brook Properties LLC, New York City. Seller: Wayne K. Michel, et al, New Paltz. Property: in Fishkill. Amount: $105,000. Filed Jan. 3.
HLM Middletown LLC, Brooklyn. Seller: Clarence W. Ebert, et al, Walton. Property: 78 Linden Ave., Middletown 10940. Amount: $31,300. Filed Jan. 7.
160 First Street Inc., New Paltz. Seller: Samuel Burruano, Fort Lauderdale, Florida. Property: 160 First St., Connelly 12417. Amount: $178,334. Filed Jan. 7.
Cartier Property Group LLC, Middletown. Seller: City of Port Jervis. Property: 19 Railroad Ave., Port Jervis. Amount: $5,500. Filed Jan. 13.
HSBC Bank USA N.A. Seller: Mark T. Starkman, New Windsor. Property: 33 Pye Lane, Wappingers Falls 12590. Amount: $578,500. Filed Jan. 3.
210 Schunnemunk Associates LLC, Monroe. Seller: Waldemar Rygiel, et al, Highland Mills. Property: in Woodbury. Amount: $240,000. Filed Jan. 9. 239 All Angels LLC, Poughkeepsie. Seller: U.S. Bank N.A. Property: 453 New Paltz Road, Highland 12528. Amount: $94,000. Filed Jan. 8. 277 Washington St LLC, Monroe. Seller: Nicholas M. Lynch, Newburgh. Property: 277 Washington St., Newburgh. Amount: $305,000. Filed Jan. 7. 34 Pov LLC, Greenwood Lake. Seller: Kenneth Stewart, Warwick. Property: in Warwick. Amount: $125,000. Filed Jan. 9. 360 Springtown Road LLC, New Paltz. Seller: Susannah Serringer, New Paltz. Property: 360 Springtown Road, New Paltz. Amount: $575,000. Filed Jan. 7. 39 West Main LLC, Brewster. Seller: William R. Schall, St. Augustine, Florida. Property: 39 W. Main St., Pawling. Amount: $360,000. Filed Jan. 7. 49 East Main Street Walden LLC, Walden. Seller: Mary Jane Rende, Middletown. Property: 49 E. Main St., Walden. Amount: $375,000. Filed Jan. 9. All Vac Environmental Inc., Valley Cottage. Seller: 5 Kellys LLC, Cornwall. Property: in Cornwall-on-Hudson. Amount: $480,000. Filed Jan. 10. Arch Ridge LLC, Larchmont. Seller: James W. Kishbaugh, Poughkeepsie. Property: 12 Sutton Park Road, Poughkeepsie. Amount: $175,000. Filed Jan. 6. Arch Ridge LLC, Larchmont. Seller: U.S. Bank N.A. Property: 112 Arthursburg Road, LaGrangeville 12540. Amount: $206,500. Filed Jan. 7. Blue Ledges R.E. Inc., Greenwood Lake. Seller: John J. Fallon, Walden. Property: in Greenwood Lake. Amount: $900,000. Filed Jan. 10.
CC and LC Properties LLC, Fishkill. Seller: Julia M. Coppola, Hyde Park. Property: in Hyde Park. Amount: $108,000. Filed Jan. 7. Central Hudson Gas and Electric Corp., Poughkeepsie. Seller: Carraig Properties LLC, Altamont. Property: in Ulster. Amount: $630,000. Filed Jan. 6. City of Middletown, Middletown. Seller: City of Middletown. Property: 40 Lake Ave., Middletown. Amount: $73,398. Filed Jan. 13. Cuney Ranch Holdings LLC, Port Ewen. Seller: 240 Tinker Street LLC, Woodstock, Property: 377 Broadway, Esopus. Amount: $135,000. Filed Jan. 9. DD Ellenville LLC, Warwick. Seller: S.M.G. Holding Inc., Ellenville. Property: in Ellenville. Amount: $350,000. Filed Jan. 10. Deutsche Bank Trust Company Americas. Seller: Horace Earle, Brewster. Property: 356 Shear Hill Road, Carmel 10512. Amount: $622,179. Filed Jan. 10. Diamond Builders Group Inc., Wallkill. Seller: Federal National Mortgage Association. Property: 36 Greenshire Way, Walden 12586. Amount: $160,000. Filed Jan. 7.
I B 13 Equities LLC, Spring Valley. Seller: Deutsche Bank National Trust Co. Property: 7 South St., Washingtonville 10992. Amount: $93,984. Filed Jan. 7. J and G Builders LLC, Monroe. Seller: Mazel Properties LLC, Monroe. Property: 32 Davidge Road, Middletown. Amount: $320,000. Filed Jan. 8. Jeet and Deep Properties LLC, Bullville. Seller: Ronald E. Helhoski, Fort Myers, Florida. Property: 517 E. Main St., Middletown 10940. Amount: $130,000. Filed Jan. 9. JMS 81 Market LLC, New York City. Seller: GBLBCR LLC, Yorktown Heights. Property: 81 Market St., Poughkeepsie. Amount: $450,000. Filed Jan. 3. Kara Connections Inc., New York City. Seller: Carlos Michelen, Port Jervis. Property: in Port Jervis. Amount: $56,000. Filed Jan. 10. Kaya Properties NY LLC, Newburgh. Seller: Wyona E. Magee, Middletown. Property: in Newburgh. Amount: $157,500. Filed Jan. 9. Koerner Properties LLC, Red Hook. Seller: Susan Merson, New York. Property: in Rhinebeck. Amount: $350,000. Filed Jan. 6.
E and F Reality LLC, Highland Mills. Seller: Jean Merisier, Newburgh. Property: 145 Washington St., Newburgh 12550. Amount: $210,000. Filed Jan. 8.
Lenox 708 LLC, Goshen. Seller: Marc Pfingst, Monroe. Property: in Monroe. Amount: $172,500. Filed Jan. 8.
Elite Renovations and Remodeling LLC, Red Hook. Seller: Margaret Scarpulla, East Setaukut. Property: in Olive. Amount: $128,000. Filed Jan. 7.
Levett LLC, Wappingers Falls. Seller: Bernard M. Peluse, et al, Poughkeepsie. Property: 13 Benton Road, Poughkeepsie. Amount: $145,000. Filed Jan. 7.
Federal Home Loan Mortgage Corp. Seller: Michele Marte-Indzonka, Newburgh. Property: 70 Johnes St., Unit 222E, Newburgh 12550. Amount: $126,306. Filed Jan. 10.
Levett LLC, Wappingers Falls. Seller: Thomas M. Smith, Poughkeepsie. Property: in Poughkeepsie. Amount: $172,000. Filed Jan. 7.
Four Acres Properties LLC, Saugerties. Seller: Regency Enterprises LLC, Saddle Brook, New Jersey. Property: in Saugerties. Amount: $66,250. Filed Jan. 7.
M and J Renovations LLC, Putnam Valley. Seller: Richard Hotaling, Stony Creek. Property: 95 Myrtle Ave., New Windsor 12553. Amount: $55,000. Filed Jan. 8.
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Machthuis LLC, Saugerties. Seller: Van Valkenberg Properties LLC, Saugerties. Property: in Saugerties. Amount: $300,000. Filed Jan. 7. Mah Development Woodstock LLC, New Paltz. Seller: SMS Woodstock LLC, Cambridge, Massachusetts. Property: Vandale Road, Woodstock. Amount: $150,600. Filed Jan. 6. Mahoven LLC, Mamaroneck. Seller: Charles J. Melchner, Mahopac. Property: 737 S. Lake Blvd., Carmel. Amount: $53,000. Filed Jan. 6. Maletin Inc., Los Altos, California. Seller: Lynn K. Keener, Highland. Property: in Plattekill. Amount: $48,415. Filed Jan. 6. MCBS Acquisition Company Inc., Warwick. Seller: Denise K. Moore, Ellenville. Property: in Wawarsing. Amount: $270,000. Filed Jan. 10. Mirtash Inc., Kingston. Seller: Fannie Mae. Property: 86 Gage St., Kingston 12401. Amount: $50,100. Filed Jan. 6. MTGLQ Investors LP. Seller: Judith Reardon, Katonah. Property: 5 Wixon Road, Carmel 10512. Amount: $387,313. Filed Jan. 8. Muar Investor Enterprises Inc., New Windsor. Seller: 120-124 Wisner Avenue LLC, Newburgh. Property: in Newburgh. Amount: $100,000. Filed Jan. 13. National Transfer Services LLC. Seller: William Dutra, et al, Mahopac. Property: 336 Bullet Hole Road, Mahopac 10541. Amount: $480,000. Filed Jan. 8. O’Donnell Family LP, Wappingers Falls. Seller: Robert M. Strang, et al, Culpeper, Virginia. Property: 693 Wheeler Hill Road, Wappingers Falls 12590. Amount: $155,000. Filed Jan. 7. Orange and Ulster Builders LLC, Monsey. Seller: Comfort Creek Developers LLC, Middletown. Property: in Montgomery. Amount: $140,000. Filed Jan. 9. Paf Realty LLC, Monsey. Seller: John Merck, et al, Londonderry, New Hampshire. Property: 27 Paffendorf Drive, Newburgh 12550. Amount: $315,000. Filed Jan. 8. Petefini Inc., Monroe. Seller: Robert Van Grover, et al, New York City. Property: 4 Eagle Wood Vista Lane, Warwick. Amount: $60,000. Filed Jan. 8. Poughkeepsie Journal Square LLC, Poughkeepsie. Seller: Drac Mill St LLC, Hyde Park. Property: in Poughkeepsie. Amount: $487,500. Filed Jan. 3.
JANUARY 20, 2020
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Facts & Figures Progressive Capital LLC, New York City. Seller: Westview Holding Realty LLC, Wayne, New Jersey. Property: 2494 Route 207, Hamptonburgh 10916. Amount: $675,000. Filed Jan. 13. Quantum View Holdings LLC, Wappingers Falls. Seller: TEB Enterprises LLC, Brewster. Property: 32 N. Hamilton St., Poughkeepsie 12601. Amount: $93,000. Filed Jan. 7. Quantum View Holdings LLC, Wappingers Falls. Seller: TEB Enterprises LLC, Brewster. Property: 156 Cannon St., Poughkeepsie 12601. Amount: $87,500. Filed Jan. 7. Reliable Estates LLC, Las Vegas, Nevada. Seller: Michael DeSantis, Fort Lauderdale, Florida. Property: 44 Johnes St., Unit 303J, Newburgh. Amount: $75,000. Filed Jan. 10. Robinson Ave LLC, Poughkeepsie. Seller: Gas Land Petroleum Inc., Kingston. Property: in Newburgh. Amount: $800,000. Filed Jan. 13. Rosen Ridge Properties Inc., Stone Ridge. Seller: G and A Properties LLC, Honesdale, Pennsylvania. Property: in Port Jervis. Amount: $44,000. Filed Jan. 7. S and Y Homes NY LLC, Monroe. Seller: Comfort Creek Developers LLC, Middletown. Property: in Montgomery. Amount: $180,000. Filed Jan. 9.
U.S. Bank N.A. Seller: Peter Colavecchio, et al, Putnam Valley. Property: 35 Boswell Road, Putnam Valley 10579. Amount: $483,873. Filed Jan. 6. U.S. Bank Trust N.A. Seller: Frank D. Lombardi, Elmsford. Property: 215 Vista on the Lake, Carmel 10512. Amount: $252,321. Filed Jan. 10. U.S. Bank Trust N.A. Seller: Frank Lombardi, Mahopac. Property: 25 Milo Drive, Middletown 10941. Amount: $373,912. Filed Jan. 7. U.S. Bank Trust N.A. Seller: Mark Starkman, New Windsor. Property: 4 Maple Drive, Warwick 10990. Amount: $275,131. Filed Jan. 8. Wilmington Savings Fund Society FSB. Seller: Jonathan M. Victor, Mahopac. Property: 25 Warwick Road, Carmel 10512. Amount: $331,185. Filed Jan. 10. Wilmington Savings Fund Society FSB. Seller: Ralph L. Puglielle, New Windsor. Property: 5 Buckingham Drive, Newburgh 12550. Amount: $196,600. Filed Jan. 13.
JUDGMENTS 215 Washington Street Foods Inc., New Windsor. $2,602 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 11.
SJF 1984 LLC, Monroe. Seller: Stewart P. Glenn, Newburgh. Property: 1006 Cypress Court, Highland Mills 10930. Amount: $155,000. Filed Jan. 7.
Amore Pizza, Campbell Hall. $52,500 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19.
TJ Tancredi Homes Inc., Poughkeepsie. Seller: Giselle L. Wilser, Poughkeepsie. Property: in Poughkeepsie. Amount: $215,000. Filed Jan. 3.
Aspen Landscaping and Tree Services Inc., Middletown. $65,672 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
TJ Tancredi Homes Inc., Poughkeepsie. Seller: Marcia D. Beverly, et al, Palm Beach Gardens, Florida. Property: 33 Alda Drive, Poughkeepsie. Amount: $165,000. Filed Jan. 3.
Avocado Inc., New Windsor. $53,874 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
Tong Capital Management Group LLC, et al, Franklin Lakes, New Jersey. Seller: Robert J. Wilson, et al, Blooming Grove. Property: 3 Rosemont Road, Blooming Grove 10914. Amount: $71,600. Filed Jan. 8. Topstone Management LLC, Monroe. Seller: Leib Glanz, Monroe. Property: 62 Schneider Ave., Highland Falls 10928. Amount: $100,000. Filed Jan. 13. U.S. Bank N.A. Seller: Joseph Charbonneau, Brewster. Property: 100 Lincoln Drive, Carmel 10512. Amount: $263,978. Filed Jan. 7.
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JANUARY 20, 2020
Basco Mechanical Construction LLC, New Windsor. $6,750 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19. Blueberry Mountain Ice Cream Inc., Middletown. $951 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. Calkin Lawn Care Inc., Middletown $1,715 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. Careline Medical Supplies Inc., Newburgh. $700 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
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Carreros Curbside Café Inc., Sugar Loaf. $677 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. Champion Athletes LLC, Monroe. $1,029 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. Cher-Nick Inc., Otisville. $3,939 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. Chester Valley Inc., Chester. $8,212 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. Clog Cutters Sewer and Drain Service, Middletown. $931 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. Coffee and Leaf LLC, Monroe. $2,490 in favor of the New York State Department of Labor, Albany. Filed Dec. 12. DGP Enterprises LLC, Warwick. $1,133 in favor of the New York State Department of Labor, Albany. Filed Dec. 12. E. Mozo Enterprises Inc., Newburgh. $9,932 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. Elite Mechanical Corp., Kingston. $762 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. Envision Eye Care Inc., Monroe. $2,238 in favor of the New York State Department of Labor, Albany. Filed Dec. 12. Farm Tournant LLC, Montgomery. $696 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. Fine Tech Solutions Inc., Monroe. $1,047 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. First Capital Mart Inc., Kingston. $51,959 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.
Gouvis Restaurant Inc., Central Valley. $22,500 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19.
Morningpondflorist.com Inc., Vails Gate. $4,083 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
The Cleaning Team Specialists Corp., Tuxedo Park. $967 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Greenway Place Apartments LLC, Monroe. $766 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Oak Development Inc., Warwick. $38,500 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 12.
The Glam Tram LLC, Monroe. $2,791 in favor of the New York State Department of Labor, Albany. Filed Dec. 12.
Olmsted Vaux Shelter House Café Inc., Newburgh. $2,920 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
Tuxedo Park Landscaping Inc., Tuxedo Park. $617 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Orange County Choppers Retail LLC, Newburgh. $33,453 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 11.
Villa Venecia Inc., Washingtonville. $2,072 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Hagopian Realty Corp., Monroe. $562 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. Hart Industries Inc., Warwick. $3,958 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10. Hudson Valley Roofers LLC, Montgomery. $47,500 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 12.
P.K.R. Diversified Enterprise Inc., Newburgh. $11,859 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 11.
Jaccob Gabriella Construction, Middletown. $20,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19.
Peruvian Flavor Inc., Newburgh. $3,753 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
La Chiquita, Newburgh. $1,097 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Precision Cutz and Shaves, Monroe. $52,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 12.
Levyan Inc., New Windsor. $1,017 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Priority’s Garage Inc., Middletown. $790 in favor of the New York State Department of Labor, Albany. Filed Dec. 20.
Lot’s of Love Family Daycare Inc., Newburgh. $2,583 in favor of the New York State Department of Labor, Albany. Filed Dec. 12.
Ready To Go Construction, Warwick. $1,017 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Loughran Inc., Salisbury Mills. $2,746 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
RMD Automotive Enterprises Inc., Newburgh. $95,531 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
Marcus Enterprises LLC, Cuddebackville. $35,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19. Maximum Revenue Solutions Inc., New Windsor. $39,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19.
Food Fanatics Inc., Middletown. $913 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Mayfield Plumbing, Heating and Air Conditioning Inc., Montgomery. $605 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
G.I.A. Photo Entertainment Inc., Washingtonville. $967 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Middletown Septic Tank Cleaning and Portable Toilets, Bullville. $15,668 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
G.S.D. Corp., Campbell Hall. $552 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
Mikelangelo Inc., Pine Island. $569 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 10.
Royal Construction of Orange County Inc., Monroe. $750 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. Sim Suh Group Inc., Central Valley. $1,068 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. St. Francis Center at the Knolls Inc., Warwick. $7,418 in favor of the New York State Department of Labor, Albany. Filed Dec. 12. Superior Detailing Inc., Newburgh. $1,017 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23. TGS Distribution LLC, Maybrook. $2,074 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 23.
Vilnor Inc., Monroe. $39,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Dec. 19.
LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. 238 Route 32 LLC, et al. Filed by Ron Berg Enterprises Inc. Action: seeks to foreclose on a mortgage to secure $945,000 affecting property located in Woodbury. Filed Nov. 12. Abramson, Luis G., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $274,928 affecting property located at 22 Wawayanda Road, Warwick 10990. Filed Nov. 5. Alvarado, John P., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $220,000 affecting property located at 360 Clove Road, Blooming Grove 10950. Filed Nov. 12. Angevine, Brian Lee, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $210,000 affecting property located at 121-2 Mountain Road, Shokan 12481. Filed Jan. 6. Armstrong, Timothy P., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $213,504 affecting property located at 34 Redwood Drive, Highland Mills 10930. Filed Nov. 4. Ashley, Rebecca I., et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $192,460 affecting property located at 191 Wickham Ave., Middletown 10940. Filed Nov. 12. Austin, Hugh M., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $325,614 affecting property located at 67 Sparrow Ridge Road, Carmel 10512. Filed Jan. 9.
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Facts & Figures Bach, John E. Jr., as guardian ad litem and military attorney on behalf of Clyde McDaniel, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $196,200 affecting property located at 192 Gidney Ave., Newburgh 12550. Filed Nov. 12. Brown, Nakiya T., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $218,000 affecting property located at 5 Bonnell Place, Middletown 10940. Filed Nov. 4. Campbell, Delores, et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $135,500 affecting property located at 42 Shelly Court, Middletown 10941. Filed Nov. 12. Carney, Nancy, et al. Filed by Reverse Mortgage Funding LLC. Action: seeks to foreclose on a mortgage to secure $202,500 affecting property located at 12 Sterling St., Middletown 10940. Filed Nov. 7. Chambers, Bertteen M., et al. Filed by Plaza Home Mortgage Inc. Action: seeks to foreclose on a mortgage to secure $313,034 affecting property located at 156 Meadow View Drive, Middletown 10940. Filed Nov. 12. Covino, William, et al. Filed by CIT Bank N.A. Action: seeks to foreclose on a mortgage to secure $752,000 affecting property located at 10 Eagle Wood Vista Lane, Pine Island 10969. Filed Nov. 11. Dyson, Clark, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $648,000 affecting property located at 24 Constitution Court, Tuxedo 10987. Filed Nov. 4. Gabriel, Marie, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 36 Gardner Ave., Middletown 10940. Filed Nov. 6. Gimenez, Craig F., et al. Filed by Citimortgage Inc. Action: seeks to foreclose on a mortgage to secure $248,000 affecting property located at 458 Hulsetown Road, Campbell Hall 10916. Filed Nov. 12.
Software Developer and Programmer Analyst sought by Software Solutions company. Must have proof of legal authorization to work in the US. Mon-Fri, 40 hrs/ wk. Job to be performed at 73 Market Street, Suite 376, Yonkers NY 10710-7619. Full information about the job opportunity please refer to the internet posting at https:// www.tenazx.com/, Refer to Job Number: PA122019 & SD122019 & to apply send resume to HR Manager, Tenazx Inc. 73 Market Street, Suite 376, Yonkers NY 10710-7619.
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Glass, Thomas, et al. Filed by Select Portfolio Servicing LLC. Action: seeks to foreclose on a mortgage to secure $330,312 affecting property located at 55 Rose Drive, Mahopac 10541. Filed Jan. 7.
Nowinski, Robin K., et al. Filed by PHH Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $195,000 affecting property located at 460 Coldenham Road, Walden 12586. Filed Nov. 5.
Tetro, Joseph, et al. Filed by Select Portfolio Servicing Inc. Action: seeks to foreclose on a mortgage to secure $603,975 affecting property located at 109 Denniston Drive, New Windsor 12553. Filed Nov. 12.
Hablow, Karen E., Orange County commissioner of finance as administrator of the estate of Eva I. Bennett, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $144,000 affecting property located at 2 Jacobs Road, Westtown 10998. Filed Nov. 11.
O’Brien, Rita McSweeney, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $525,000 affecting property located at 296 Horsepound Road, Carmel 10512. Filed Jan. 9.
Thomas, Richard W., as heir and distributee of the estate of Donald Thoms, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $108,000 affecting property located at 12 Orchard Lake Drive, Blooming Grove 10950. Filed Nov. 11.
Hagen, Christina, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $152,000 affecting property located at 1343 Route 212, Saugerties 12477. Filed Jan. 6. Kuszek, Patricia Ann, as presumptive heir, devisee, distributee of the estate of Walter Kuszek, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $150,000 affecting property located at 333 North St., Middletown 10940. Filed Nov. 4. Laurentius, James, et al. Filed by Metropolitan Life Insurance Co. Action: seeks to foreclose on a mortgage to secure $405,628 affecting property located at 379 Marl Road, Pine Bush 12566. Filed Jan. 8. Malone, Thomas, et al. Filed by the State of New York Mortgage Agency. Action: seeks to foreclose on a mortgage to secure $99,750 affecting property located at 10 Sanford Ave., Chester 10918. Filed Nov. 5. Mcsharar, Margaret C., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $161,800 affecting property located at 11 Schneider Ave., Highland Falls 10928. Filed Nov. 5. Mejia, Augurio, et al. Filed by Newrez LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 402 Washington St., Newburgh 12550. Filed Nov. 11. Mendoza, Rosa, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $85,000 affecting property located at 27 Canal St., Ellenville 12428. Filed Jan. 8. Mogelli, Anthony J., et al. Filed by Towd Point Mortgage Trust 2017-5. Action: seeks to foreclose on a mortgage to secure $431,910 affecting property located at 8 Kasch Court, Monroe 10950. Filed Nov. 12. Monroe, David L., et al. Filed by Roundpoint Mortgage Servicing Corp. Action: seeks to foreclose on a mortgage to secure $168,000 affecting property located at 9 Bride Hill Road, Central Valley 10917. Filed Nov. 6.
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Olivera, Jose F., et al. Filed by Selene Finance LP. Action: seeks to foreclose on a mortgage to secure $274,725 affecting property located at 8 Van Cleft Ave., Newburgh 12550. Filed Nov. 5. Pellecier, Aurea C., et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $130,000 affecting property located at 39 Knox Drive, New Windsor 12553. Filed Nov. 5. Perez, Enelida, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $192,227 affecting property located at 130 Whipple Road, Middletown 10940. Filed Nov. 4. Peter Place Construction LLC, et al. Filed by PS Funding Inc. Action: seeks to foreclose on a mortgage to secure $420,000 affecting property located at 1 Peters Place, Wallkill 12589. Filed Jan. 7. Quintos, Omar, et al. Filed by Quicken Loans Inc. Action: seeks to foreclose on a mortgage to secure $85,851 affecting property located at 30 Rumsey St., Port Jervis 12771. Filed Nov. 11. Scurville, Celine D., individually and as surviving spouse of Clifford H. Scurville, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $144,000 affecting property located at 6 Estate Drive, Middletown 10940. Filed Nov. 8. Simmons, Oscar D., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $350,200 affecting property located at 49 Fernich Court, Montgomery 12549. Filed Nov. 6. Storms, Mark A., as executor of the estate of Elizabeth W. Storms, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $208,000 affecting property located at 40 Dundee Circle, Wallkill 10941. Filed Nov. 5. Studtmann, Phillip A., et al. Filed by Newrez LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 16 Forest Road, Wallkill 12589. Filed Nov. 4.
Townes, Jessica A., et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $213,000 affecting property located at 135 Old Post Road, Newburgh 12550. Filed Nov. 11. Tuchman, Howard R., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $226,000 affecting property located at 364 Gardnertown Road, Newburgh 12550. Filed Nov. 8. Walters, Derrick, et al. Filed by Empire Community Development LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 3 Palomino Terrace, Newburgh 12550. Filed Nov. 6. White, Arthur E. Jr., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $274,681 affecting property located at 58 Orchard Lake Drive, Monroe 10950. Filed Nov. 6. Williams, Thomas R., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $329,914 affecting property located at 60 Goshen Road, Chester 10918. Filed Nov. 4. Willis, Patricia A., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $85,000 affecting property located at 16 Pumphouse Road, Brewster 10509. Filed Jan. 7.
Simon Property Group, as owner $26,062 as claimed by Tim Tiger Enterprises LLC, Sparta, New Jersey. Property: in Woodbury. Filed Jan. 7. Vale Fox Distillery LLC, as owner. $11,237 as claimed by T.R. Welding and Fabrication LLC, Wappingers Falls. Property: 619 Noxon Road, LaGrange. Filed Jan. 9.
NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.
Partnerships Crown Chicken and Pizza, 342 Broadway, Kingston 12401, c/o Anwar Ali, Zulqarnain Haider Khan, and Imran Ali. Filed Jan. 6. E and Tee New and Used Clothing Store, 2464 Route 302, Circleville 10919, c/o Enrique Ramos and Leticia Mack Ramos. Filed Jan. 8. Phil’s Small Engine Repair, 132 Dunntown Road, Wurtsboro, c/o Melissa A. Hadden and Philip R. Hadden Jr. Filed Jan. 6.
Sole Proprietorships A.P Door Hardware and Locksmith, 20 Milliken Lane, Walden 12586, c/o Anthony I. Palma. Filed Jan. 7. Aging with Grace, 33 Park Circle Drive, Middletown, c/o Ann-Marie Elizabeth Deer. Filed Jan. 7. Ameygio, 128 Ridgewood Ave., Middletown 10940, c/o Mohamed M. Habeebullaah. Filed Jan. 8. Bean’s Betes Box, 30 Emperor Lane, Montgomery 12549, c/o Laura Lynn Aiello. Filed Jan. 6.
Mechanic’s Liens
Brill Mechanical, 10 Apple St., Kingston 12401, c/o Joshua J. Brill. Filed Jan. 8.
Roether, Ute, as owner. $1,451 as claimed by Harris Plumbing, Heating, and AC Inc., Pleasant Valley. Property: 135 Verbank Village Road, Union Vale. Filed Jan. 7.
Buzzanco Design and Marketing, 91 Dewitt St., Kingston 12401, c/o Anthony J. Buzzanco III. Filed Jan. 6.
Schaefer, Theodore, as owner. $6,247 as claimed by North Country Windows Inc., Goshen. Property: 117 Axworthy Lane, Goshen. Filed Jan. 8. Schultz, Lynn, as owner. $28,050 as claimed by Neils Construction, Wappingers Falls. Property: 69 Bog Hollow Road, Amenia. Filed Jan. 6.
C and H Towing, 10 Kris Korner Drive, Marlboro 12542, c/o Haley Ann Scott. Filed Jan. 6. C.T.M.G. Unlimited, 905 Meadowbrook Circle, New Paltz 12561, c/o Ralphie Tyus. Filed Jan. 9. Coops Crops, 130 Whitford Road, Westtown, c/o Mathew G. Cooper. Filed Jan. 8.
Drinktank NY, 191 Wall St., Kingston 12401, c/o Michael S. Waterhouse. Filed Jan. 6. EC at Sawmill, 25 Old Sawmill Road, Saugerties 12477, c/o Dennis James Collins. Filed Jan. 7. Ennizar Woodworks, 3791 Route 9W, Highland 12528, c/o Alison Ennis. Filed Jan. 8. ES Thinking, 67 Fox Hill Road, Wallkill 12589, c/o Susan D. Krebs. Filed Jan. 6. Fun Fueled Fitness, 39 Hoffman St., Kingston 12401, c/o Annetta L. Childs. Filed Jan. 6. Katherines Kornor Phyto Store, P.O. Box 39, Napanoch 12458, c/o Bella Volchik. Filed Jan. 6. Lombardo Electric Plus, 315 Fishcreek Road, Saugerties 12477, c/o Christopher Charles Lombardo. Filed Jan. 6. Magpie Ceramics, 77 Cornell St., Apt. 205, Kingston 12401, c/o Grace M. Moore. Filed Jan. 8. My Guy Friday, 11 Van Wagner Road, Ulster Park 12487, c/o Adam A. Glinert. Filed Jan. 6. Pathfinder’s Genealogy Services, 74 Pinehurst Circle, Monroe 10950, c/o Karen Mauer Jones. Filed Jan. 7. Peachy Creations, P.O. Box 34, Kerhonkson 12446, c/o Danielle Sharene Jackson. Filed Jan. 8. Red Hossann and Sons Masonry, 152 Shinhollow Road, Port Jervis 12721, c/o George John Hossann, III. Filed Jan. 7. RT Trucking, 44 Red Top Road, Wallkill 12589, c/o Robert Youmans. Filed Jan. 9. Silent Partners Ventures, 80 Irish Cape Road, Napanoch 12458, c/o Samantha N. Wilder. Filed Jan. 8. Swan Staging, 153 Orchard St., Newburgh 12550, c/o Aswan M. Saadallah. Filed Jan. 7. The Final Touch Cleaning, 60 Walker St., Walden 12586, c/o Cheyna Telish Dean. Filed Jan. 7. Tops Cleaners, 367 Windsor Highway New Windsor, c/o Andrew Hong. Filed Jan. 8.
LEGAL NOTICES Liga de Westchester, LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 07/03/2019. The LLC is located in Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The address within or without this state to which the SS shall mail a copy of any process against the LLC served upon him or her is: Northwest Registered Agent LLC. 90 State Street, Suite 700, Office 40. Albany, NY 12207. The LLC may engage in any lawful act or activity for which a LLC may be formed. #62421 Name of LLC: Sleepy Hollow Associates LLC. Arts. of Organiz. filed with NY Sec. of State ( SSNY) on 12/5/19. Princ. off. loc.: Westchester Cty. SSNY designated as agent of LLC upon whom process against it may be served and shall mail a copy of process to the LLC, c/o Priolet & Associates, 1025 Westchester Ave, Ste. 320, White Plains, NY 10604. Purpose is any lawful activity. #62422 Teysa Solutions LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/22/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 1 Georgia Ave., Apt. GB, Bronxville, NY 10708. General Purpose. #62423
Name of LLC: TR 331 Holdings, LLC Arts. of Organiz. filed with NY Sec. of State ( SSNY) on 6/27/19. Princ. off. loc.: Westchester Cty. SSNY designated as agent of LLC upon whom process against it may be served and shall mail a copy of process to the LLC, c/o Priolet & Associates, 1025 Westchester Ave, Ste. 320, White Plains, NY 10604. Purpose is any lawful activity. #62424 Name of LLC: 215 Holdings, LLC Arts. of Organiz. filed with NY Sec. of State ( SSNY) on 6/27/19. Princ. off. loc.: Westchester Cty. SSNY designated as agent of LLC upon whom process against it may be served and shall mail a copy of process to the LLC, c/o Priolet & Associates, 1025 Westchester Ave, Ste. 320, White Plains, NY 10604. Purpose is any lawful activity. #62425 Le Fisher Realty LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/25/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to PO Box 398, Tuckahoe, NY 10707. General Purpose. #62426
Notice of Formation of Asaway Transplant LLC. Arts. of Org. filed with SSNY on 08/23/2019. Offc. Loc.: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to Asaway Transplant LLC, 125 Glendale Rd., Scarsdale, NY, 10583. Purpose: Any lawful purpose. #62429
Notice of Formation of Four Sigma Tutoring LLC. Arts. of Org. filed with Sec. of State of NY (SSNY) on 12/16/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: David Tong, 60 Cross Pond Road, Pound Ridge, NY 10576. Purpose: any lawful activity #62433
Notice of Formation of KOSL Building Group, LLC Articles of Organization Filed with the NY Secretary of State (SSNY) on 11/21/2019. Office Location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 875 Mamaroneck Ave., Suite 400, Mamaroneck, NY 10543. Purpose: any lawful purpose. #62430
Mastracci Mesiti-Ceas Architecture Engineering P.L.L.C. Art. of Org. filed 11/27/19. Office in Westchester Co. SSNY designated for process and shall mail to Reg. Agent: Thomas Law Firm, 175 Varick St, NY, NY 10014. Purpose: Any lawful activity #62434
Master Media Advisors LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/25/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 58 Holly Pl., Larchmont, NY 10538. General Purpose. #62431 Martino Properties, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/23/2010. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 21 Virginia Ln., Thornwood, NY 10594. General Purpose. #62432
CATSKILL CREEK BAKING COMPANY LLC Art. Of Org. filed with SSNY on 12/11/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 947 Orchard St. Peekskill, NY 10566. Purpose: any lawful purpose #62435 Riverside Sleep Medicine, PLLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/20/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Rajendra M. Rampersaud, 78 Vermont Terrace, Tuckahoe, NY 10707. Purpose: Medicine. #62437 Notice of Formation (LLC). Name: 94 SKOOL STREET LLC. Articles of Organization filed with NY Dept. of State on 11/20/2019. Office location: Westchester COUNTY. NY DOS shall mail copy of process to: THE LLC, 94 SCHOOL STREET, YONKERS, NY 10701 . Purpose: Any lawful activity #62439 Sorriso Holdings LLC (the LLC) filed Articles of Organization with N.Y. Sec. of State on 12/11/19. Office is in Westchester Co.; Sec. of State designated as agent for service of process, a copy of which it shall mail to the LLC at 66 W. Lincoln Avenue, Mount Vernon, New York 10550. The purpose of the LLC is any legal purpose. #62440 Brett Harvey Real Estate Ventures LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/16/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Brett Harvey, 10 Old Jackson Ave., Hastings On Hudson, NY 10706. General Purpose. #62441
Mindful Being, LLC Art. Of Org. filed with SSNY on 12/19/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 12 Shelley Ave, Valhalla NY 10595. Purpose: any lawful purpose. #62442 Notice of formation of HATED ROYALTY LLC filed with SSNY on 1/3/2020. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, P.O. Box 358 Yonkers, NY 10710. Purpose: any lawful purpose. #62443 J2I Properties LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/2/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 2 Hickory Dr., Rye, NY 10580. General Purpose. #62444 Notice of Formation of BWIZP Consultancy, LLC Art. of Org. filed with SSNY on November 7, 2019. Office location: Westchester County. SSNY designated agent upon whom process may be served. Address to which the SSNY shall mail copy of any process served against the LLC: BWIZP Consultancy, LLC, 88 Wendover Road, Yonkers, NY 10705. Purpose: any lawful act or activity. #62445 NubianBiz, LLC. Articles of Organization filed with SSNY on 12/26/19. Office Location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served and shall mail copy of process to LLC at 161 Pearsall Drive, Mt. Vernon, NY 10552. Purpose: all lawful. #62446 Notice of Formation of Dunamis Transaction Advisors LLC. Art. of Org. filed with SSNY on 11/20/19. Ofc. Loc: Westchester Cty. United States Corporation Agents designated as agent upon whom process may be served. USCA shall mail process to the LLC, 5 Cerf Ln, Mt. Kisco, NY 10549. Purpose: any lawful purpose. #62447 Nicole Bugnacki LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 10/15/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 60 Inningwood Rd., Ossining, NY 10562. General Purpose. #62448
Himmat & Daya Holdings, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/8/2020. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 51 Penn Blvd., Scarsdale, NY 10583. General Purpose. #62449 SUNSUP PROPERTY SOLUTIONS LLC. Articles of Organization filed with the Secretary of State (SSNY) 11/25/2019. Office location: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served and shall mail a copy of any process to LLC c/o 7 Granada Crescent #22 White Plains NY 10603. Purpose: all lawful. #62450 Notice of Formation of Winter Orchid, LLC. Art. Of Org. filed with SSNY on November 18, 2019. Office Location: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to: 3147 E. Main Street #396, Mohegan Lake, NY 10547. Purpose: any lawful purpose. #62453 GAK Capital LLC. Articles of Organization filed with the Secretary of State (SSNY) 06/22/2018. Office location: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served and shall mail a copy of any process to LLC c/o 26 Howe Place Bronxville, NY 10708. Purpose: all lawful. #62454 GAK Advisors LLC. Articles of Organization filed with the Secretary of State (SSNY) 12/02/2019.Office location: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served and shall mail a copy of any process to LLC c/o 26 Howe Place Bronxville, NY 10708. Purpose: all lawful. #62455 Notice of Formation of GALLO PAINTING LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 12/24/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 222 Purchase Street, Suite 235, Rye, NY 10580. Purpose: any lawful act or activity. #62456
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Notice of Formation of WESTCHESTER DEMOLITION LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 12/24/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 333 Mamaroneck Avenue, Ste 396, White Plains, NY 10605. Purpose: any lawful act or activity. #62457 Notice of Formation of WESTCHESTER BATHROOM REMODELING LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 11/7/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o James Henson, 487 East Main St., Suite, 155, Mt. Kisco, NY 10549. Purpose: any lawful act or activity. #62458 Notice of Formation of WESTCHESTER KITCHEN REMODELING LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 11/7/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o James Henson, 487 East Main St., Suite, 155, Mt. Kisco, NY 10549. Purpose: any lawful act or activity. #62459 Aerial Uprising LLC. Art. of Org. filed with the SSNY on 01/14/2020. Office: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail copy of process to the LLC, 161 Orchard Road 1s Briarcliff Manor NY 10510-1030 Purpose: Any lawful purpose. #62460 Notice is hereby given that an on-premise license, #1324862 has been applied for by DU Scarsdale LLC to sell beer, wine, cider and liquor at retail in an on premises establishment. For on premises consumption under the ABC Law at 49 53 57 Spencer Pl Scarsdale NY 10583 #62461 Notice of LLC formation: Lebron Contractors LLC. filed with SSNY on 09/27/2019. Off. Loc. Westchester County US Corp. Agents designated as agent of the LLC upon whom process against it may be served and shall mail copies c/o 7014 13th Ave Ste. 202 Brooklyn, NY 10598. Purpose: all lawful. # 62462
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2020
NOMINATE TODAY SUBMISSION DEADLINE: JANUARY 31 at westfaironline.com/events
KEYNOTE SPEAKER:
JOHN MURPHY CEO OF NUVANCE
2019 Westfair's Businessperson of the year "Helped create a powerhouse in health care"
HONORING OUTSTANDING LEADERSHIP IN WESTCHESTER AND FAIRFIELD COUNTIES AWARD EVENT: Thursday, March 12
Nominations may be entered for those who work in the following roles, or who manage these responsibilities:
- Chief Financial Officer (CFO) or the controller/financial leader - Chief Technology Officer (CTO/CIO) or the technology executive - Chief Executive Officer (CEO) or the top executive - Chief Operating Officer (COO) - Chief Medical or Marketing Officer (CMO) Or nominate your senior executive that deserves honors, accolades or acknowledgment.
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For event information, contact: Olivia D'Amelio at odamelio@westfairinc.com. For sponsorship inquiries, contact: Marcia Pflug at mpflug@wfpromote.com or 203-733-4545. PRESENTED BY:
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