Westchester County Business Journal 020320 by Westfair Business Journal

PRINT JOURNALISM: BECAUSE IT STILL MATTERS. FEBRUARY 3, 2020 VOL. 56, No. 5

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The corner of Mamaroneck Avenue and East Post Road in White Plains where The Mitchell is being built. Photo by Peter Katz.

INSIDE

‘Very bullish on White Plains’ FORMER PAVILION SITE DORMANT; THE MITCHELL IS RISING BY PETER KATZ

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ELMSFORD PROJECT

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FIRE TRUCK TROUBLES

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t will be at least another year before construction begins in earnest on the mixed-use project planned by Lennar Multifamily Communities (LMC) for the site of the former Pavilion Mall in White Plains, Greg Belew, LMC’s divisional president for the New York tri-state area, told the Business Journal. The old mall was torn down and the 60 S. Broadway site cleared.

ed by September 2024. Two “We’ve had some activity 28-story towers have been in terms of doing some art planned with a total of 814 installations in partnership apartments. There would be with ArtsWestchester where 28,000 square feet of retail we’ve had some local artists and dining along with 932 doing murals on the conparking spaces. The cost struction fence surrounding of each phase of the projthe site,” Belew said. ect has been estimated at LMC had told $250 million. Westchester County’s TWB Loan Decision “We are still very bullish Industrial Development Banner Ad on White Plains,” Belew said. Agency it anticipated con6” w x 1.5” h “We think it’s a great market struction on the first phase 8-20-19 and will continue to be so.” of the two-phase project He said though conto begin in June 2020 with struction at 60 S. Broadway occupancy expected around has been delayed, activSeptember 2022. Phase two ity on LMC’s project was expected to begin at that » WHITE PLAINS 6 time with occupancy expect-

PEEKSKILL PROJECT PROPOSED CITY LAND, MONEY REQUESTED BY APARTMENT DEVELOPER BY PETER KATZ pkatz@westfairinc.com

A YONKERS-BASED DEVELOPER HAS PROPOSED CONSTRUCTING two apart-

ment buildings in Peekskill that would have a total of 167 units and 206 parking spaces. There would also be approximately 3,500 square feet of retail space. The project has been named the Magnolia Heights Apartments. Peekskill’s City Council heard from Tom Conneally, founder, president and CEO of Cottage International

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Development Group (CIDG), at its Jan. 21 work session. He was looking for feedback from the council members on the project before making a formal submission to the city. Conneally emigrated to the U.S. from Ireland in 1986 and in 1990 founded a construction company, Glenman Corp. CIDG is Glenman’s development division. The company says it has completed more than $500 million of construction and development work, 500,000 square feet of » PEEKSKILL

CALL TODAY (914) 337-1900

Assisted living facility proposed at former swim club site in Hartsdale BY PETER KATZ pkatz@westfairinc.com

plan to build a 115-unit assisted living facility on an 8.87-acre site at 202 W. Hartsdale Ave. is being reviewed by the Greenburgh Planning Board. The site had been home to the Maplewood Swim Club. The applicant is Columbia/ Wegman Hartsdale LLC, a partnership between Columbia Pacific Advisors based in Seattle, and Wegman Companies Inc., based in Rochester. Wegman Companies is not the same as the Wegmans chain of food stores, which is also based in Rochester. Wegman Companies is a real estate development and investment company. It is involved in single-family residential communities, apartment buildings, senior-citizen residences and industrial and commercial properties. The applicant is asking for approval to demolish the former swim club to make way for the building containing approximately 106,000 square feet. In addition to being a residential facility, it would provide physical, occupational and speech therapy. Licensed caregivers would be available 24/7 along with health screening, vision, hearing and podiatry services, according to the application. Columbia/Wegman applied to the town board for site plan and special permit approval and the town board referred the application to the planning board for its review and recommendation. The developer also will need a steep slope permit from the planning board and an area variance from the Zoning Board of Appeals because of the building’s length. The applicant has proposed some changes to plans it previously submitted that were discussed at the planning board’s Jan. 15 meeting. These included an alternative driveway circulation layout, revising the parking layout to move 19 spaces from the western side yard of the property to the northern face of the building, and adding five extra parking spaces to bring the parking count to 76 spaces. The number of spaces, however, was questioned because Greenburgh’s code required only 60 spaces. Greg Elmore of e2k Consulting

FEBRUARY 3, 2020

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MAIN OFFICE TELEPHONE 914-694-3600 OFFICE FAX 914-694-3699 EDITORIAL EMAIL bobr@westfairinc.com WRITE TO 701 Westchester Avenue, Suite 100 J White Plains, N.Y. 10604

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

A rendering of the proposed facility.

The applicant is asking for approval to demolish the former swim club to make way for the building containing approximately 106,000 square feet. In addition to being a residential facility, it would provide physical, occupational and speech therapy.

LLC, speaking for the applicant, said the developer was concerned that there might not be enough parking. “A lot of times, if a couple moves in, one of them may still drive and they’ll bring a car,” he said. A compromise figure of 66 spaces was suggested. “If the town is good with this

66 count, we’re OK with it,” he said, adding that the developer would go along with a planning board suggestion that some land could be identified to be held in reserve for added parking in the future if needed. The developer’s traffic study showed there would be minimal traffic impacts. It said that staff shift changes would not be taking place at peak traffic hours and some staff would be using public transportation such as the Bee-Line bus and Metro-North Railroad. The developer said it plans to run a van to and from the train station. Michael Finan of the White Plains office of Langan Engineering told the planning board that the developer had been working to address suggestions and comments it has received as a result of a site visit by planning board members, other officials and residents. This has included saving more trees, making changes to stormwater retention features and adding new plantings. Greenburgh’s Commissioner of Community Development and Conservation Garrett Duquesne noted that the proposed building’s length is 423 feet. “The zoning code stipulates 300 feet in length. One question to be posed is what would a zon-

ing-compliant building look like,” he said. Attorney Steven Wrabel of the White Plains-based law firm McCullough, Goldberger & Staudt LLP, representing the developer, said, “If you look at the property it’s almost nine acres in size. The layout of this site is such that it’s a little bit narrow and it’s a little bit long. There are pretty significant slopes from east to west and north to south.” Wrabel said the property has the benefit of having a previously cleared area toward its center where the former swim club is situated. Wrabel suggested that if there’s an effort to shrink the building’s length it will have to get wider to accommodate the number of units needed to make the project financially viable. That, in turn, would push the building into more steepslope areas and closer to neighboring properties. Wrabel said another alternative, building higher, would mean “it’s going to become more visible. It’s going to be harder to screen and you’ll probably need another variance.” The plan is expected to again be discussed at a planning board work session on Feb. 19 with a public discussion or hearing expected for the board’s March 4 meeting.

ART & PRODUCTION Creative Director Dan Viteri Art Directors Sebastián Flores, Kelsie Mania ADVERTISING SALES Manager • Anne Jordan Metro Sales & Custom Publishing Director Barbara Hanlon Senior Account Manager Beth Emerich Account Managers Marcia Pflug Events Sales & Development • Marcia Pflug Marketing & Events Director • Fatime Muriqi Research & Events Coordinator • Olivia D’Amelio AUDIENCE DEVELOPMENT & CIRCULATION Circulation Manager • Sylvia Sikoutris Telemarketing • Brianne Smith ADMINISTRATION Contracted CFO Services Adornetto & Company L.L.C. Human Resources & Payroll Services APS PAYROLL Administrative Manager • Robin Costello Westchester County Business Journal (USPS# 7100) is published Weekly, 52 times a year by Westfair Communications, Inc., 701 Westchester Avenue, Suite 100J, White Plains, NY 10604. Periodicals Postage rates paid at White Plains, NY, USA 10604. POSTMASTER: Send address changes to: Fairfield County Business Journal: c\o Westfair Communications, Inc., 701 Westchester Avenue, Suite 100J , White Plains, NY 10604. Annual subscription $60; $2.50 per issue More than 40 percent of the Business Journal is printed on recycled newsprint. © 2020 Westfair Communications Inc. All rights reserved. Reproduction in whole or in part without written permission is prohibited.

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In Brief Bed Bath & Beyond closing two area stores

Fairway Market has a supermarket and adjacent liquor store at 699 Canal St. in Stamford as well as at the Post Road Plaza shopping center in Pelham Manor. Both locations opened in 2010. The chain operated a store in Nanuet from 2013 until its closing in September.

This will be the third location in the county for Mount Sinai Doctors Westchester, which offers primary and specialty care on a same-day appointment and walk-in basis. The organization also operates offices in Pelham and Yonkers.

New York at 1:21 a.m. on Jan. 23. The company had previously filed for Chapter 11 bankruptcy in 2016 after losing money in every quarter following its 2013 public offering. MOUNT SINAI DOCTORS LEASES SPACE AT The company also announced it entered FORMER KLAFF’S STORE IN SCARSDALE a $70 million stalking horse asset purchase Mount Sinai Health System has announced it agreement with Village Super Market, the parwill open Mount Sinai Doctors Westchester ent company of the ShopRite grocery chain, at 331 Central Park Ave. in Scarsdale this for five of its New York City stores and its dissummer. tribution center. It added that the bankruptcy The office will be in a 25,000-square-foot court would run a supervised sale process of building that formerly housed Klaff’s Home its other nine stores, which will remain open Design Store. Simone Development Cos. during this period. acquired the property last July. Mount Sinai Founded in 1933 as a fruit-and-vegetable Doctors will take the vacant 20,000-squarestand on Manhattan’s Upper West Side, the foot space at the site and the other tenant at company operates stores in New York, New the location, Charles Schwab, will continue to RPW Feb3Ad 800.qxp_RPW Feb3Ad 800 2 1/28/20 10:42 Page 1 Jersey and Connecticut. occupy itsAM 5,000-square-foot office. Bed Bath & Beyond has listed its stores in Shelton and West Nyack as being among the 40 locations it plans to close this year. Last fall, the retailer announced plans to close 40 of the Bed Bath & Beyond stores and 20 stores operating under its other brands. The Shelton store at 862 Bridgeport Ave. is the only Connecticut outlet that will be going out of business. The West Nyack store at 1406 Palisades Center Drive is one of three New York stores to be shut down, along with retail units in the Bronx and Cheektowaga. Stores in 19 states and the District of Columbia will be wound down this year. Within Fairfield County, the company’s remaining Bed Bath & Beyond stores are in Brookfield, Danbury, Fairfield, Norwalk and Stamford. In New York, the combined Westchester-Hudson Valley region has Bed Bath & Beyond stores in Elmsford, Middletown, Mohegan Lake, Mount Vernon, Newburgh, Poughkeepsie, Port Chester, Spring Valley and Yonkers.

FAIRWAY MARKET FILES FOR CHAPTER 11 BANKRUPTCY; STORES TO REMAIN OPEN

One day after Fairway Market refuted press reports that it was filing for Chapter 7 bankruptcy, the 14-store grocery chain instead quietly filed for Chapter 11 bankruptcy in the middle of the night. Fairway Market made its filing in the U.S. Bankruptcy Court for the Southern District of

PEPSICO TO MAKE MTN DEW MAUI BURST A DOLLAR GENERAL EXCLUSIVE

PepsiCo announced that its MTN Dew Maui Burst will be reintroduced as an exclusive item in Dollar General retail stores. The pineapple-flavored soft drink was available as a limited-time offering last fall and will return to the Dollar General shelves as a 16-ounce, single-serve can. Dollar General has more than 16,000 stores in the U.S. The return of Maui Burst marks the second time that Purchase-headquartered PepsiCo recently expanded its MTN Dew line. The company also rolled out the Zero Sugar version of its popular soft drink brand. — Phil Hall

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FEBRUARY 3, 2020

McMahon’s $500 million bet THE NEW XFL: STARS SEEM ALIGNED FOR SUCCESS, BUT WILL VIEWERS PUNT? BY KEVIN ZIMMERMAN kzimmerman@westfairinc.com

EASTERN CONFERENCE • DC Defenders • New York Guardians • St. Louis BattleHawks • Tampa Bay Vipers

ith Super Bowl LIV finishing the National Football League’s 100th season on Feb. 2, many in the sporting world are wondering if football fans will pivot quickly and embrace the XFL — or take a pass. “I think, overall, curiosity will get the best of most of us, at least initially,” remarked Josh Shuart, director, sport management, at the Jack Welch College of Business & Technology at Sacred Heart University. “They’re taking a completely different approach than they did before, which was very gimmicky. This time they’re being more methodical.” This is XFL 2.0, following the 2001 version that was the brainchild of Vince McMahon as a 50/50 joint venture between the Stamford-based World Wrestling Federation (now WWE) and NBC. NBC earned an impressive 9.5 rating — 86% higher than its Saturday night average at that point of the 2000-01 TV season — for the premier game, a Feb. 3 tilt between the New York/ New Jersey Hitmen and Las Vegas Outlaws. But that yardage was almost immediately lost. Ratings for NBC’s Saturday night games dropped to 4.6 on Week 2 and continued to erode from there, ending with a 2.1 rating for the XFL championship game on April 21. NBC punted on airing a second season, despite having a two-year contract. It and the WWF reportedly each lost $35 million of their total $100 million investment. The gimmicks mentioned by Shuart were blamed for much of the wreckage, especially as the ratings continued to plummet. Balancing seasoned sportscasters like Matt Vasgersian and Fred Roggin in the booth were pro wrestling personalities

FEBRUARY 3, 2020

WESTERN CONFERENCE • Dallas Renegades • Houston Roughnecks • Los Angeles Wildcats • Seattle Dragons

Jerry Lawler, Jim Ross and Jesse Ventura. Suggestive camera shots of moresca nt ily-clad-tha n-usua l cheerleaders were heavily criticized (including by Vasgersian, who was demoted by McMahon himself). And WWF/WWE-style shenanigans — a supposed NBC cameraman was allegedly knocked unconscious, leading to a dream sequence featuring cheerleaders in S&M outfits and a shirtless Rodney Dangerfield — were not what most pro football viewers had in mind. Nor was the quality of play, due to a short pre-season training period and the fact that the XFL’s eight rosters were largely composed of players who had been cut from NFL squads, were undrafted free agents or were looking to jump from the Canadian Football League. Garish uniforms with each player able to handpick what was written on the back — “He Hate Me” quickly becoming the most infamous — didn’t help. Then there were the different rules, meant to up the action and viewer excitement. The beginning

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of each game was marked by the “opening scramble,” wherein one player from each team would rush to midfield to gain possession of the ball. A player for the Orlando Rage was injured during that team’s first game and was lost for the season.

LESSONS LEARNED?

But most indications are that McMahon — who retained the name and owns it under his new Alpha Entertainment banner — is in it to win it this time. Other than the league’s name and the fact that the season will last for 10 games, there will be little familiar to those who watched the ’01 season. McMahon has said he is prepared to invest as much as $500 million — five times what he invested in its first incarnation — over the new XFL’s first three years. Last March he sold $272 million worth of WWE stock, most of it to fund the football league. Also promised is that the gimmicks, over-the-top storylines and even the cheerleaders will be absent. McMahon and various XFL executives did not respond

to requests for comment. “I think they learned a lot from their first try,” said Michael Shaub, clinical professor and Deloitte Professional Program Director in the Mays Business School at Texas A&M University. “They are not just running on gimmicks. I don’t think it will be driven by a pro wrestling personality or trying to be ‘off the edge’ as it was the first time. My guess, consistent with the league’s message, is that you will be familiar with the game you are watching, not trying to learn crazy rules.” Those rules include kickoffs from the 25-yard-line, rather than the NFL’s 35, to encourage more returns; allowing teams to throw a second forward pass, as long as the ball has not crossed the line of scrimmage, instead of the NFL’s allowing just one; a 25-second, rather than 40-second, play clock; and, perhaps most strikingly, a menu of after-touchdown plays that can result in one, two or three points. Once again, most of the players will be unfamiliar to at least casual fans. Former

NFL players Connor Cook, Joe Callahan, Christine Michael and David Cobb might be the biggest names to take the field. On Jan. 19, one-time Cincinnati Bengals star Chad “Ochocinco” Johnson canceled an XFL tryout scheduled for the next day, while hopes that NFL washout Johnny Manziel, a.k.a. Johnny Football, might put on a uniform have so far gone unanswered. Manziel’s last pro game was with the Memphis Express of the Alliance of American Football (AAF), another would-be NFL alternative that lasted for a single season before filing for Chapter 7 bankruptcy on April 17, 2019. “It’s really hard to have an alternative professional football league,” said Jeff Pearlman, a one-time Sports Illustrated writer-turned-author whose latest book, 2018’s “Football for a Buck,” retold the story of yet another failed league, the USFL, which hobbled through three seasons in the mid-1980s. “I still think the XFL has little to no chance, but it’s certainly helped by the AAF

folding.” Pearlman said. Pearlman said he was impressed by the fact that the new XFL hired Oliver Luck as its CEO and commissioner. In addition to being a retired NFL quarterback, Luck was director of intercollegiate athletes at West Virginia University and an executive with the NCAA, in charge of its regulatory functions. “He’s a really smart guy who knows his shit,” Pearlman said. “He’s got a lot of football savvy. He’s a pretty big feather in their cap.” Pearlman also had praise for some of the new league’s coaching staffs, which include Bob Stoops (Dallas Renegades), June Jones (Houston Roughnecks), Jim Zorn (Seattle Dragons) and Kevin Gilbride (New York Guardians) as those squads’ head coach/general managers. Another name from the past, the colorful ex-Houston Oilers and ex-Atlanta Falcons head coach Jerry Glanville, is defensive coordinator for the Tampa Bay Vipers. Such hires “are an important way to forge legitimacy,” Pearlman said. “They indicate that this might not be the buffoonery that it all could have been.” While Shuart agreed that the original XFL was “abysmal, a shticky thing that didn’t work,” he, too, expressed confidence that McMahon was making all the right moves this time. “I’m very optimistic,” he said, adding with a chuckle, “I’m a wrestling fan, so I think McMahon is a genius.”

BIG-NAME PARTNERS

The XFL had its media partners lined up well in advance of its Feb. 8 kickoff. Disney-owned ABC and ESPN (18 regular season and one playoff game) and Fox and its FS1 and FS2 outlets (20 regular season and one playoff game) will split broadcast duties. In the regular season, four games are scheduled each week, typically with two back-to-back

games on both Saturdays and Sundays. The XFL schedule also features two prime-time Thursday night games in the final weeks of the regular season. The XFL championship game will be played April 26 on ESPN. “America’s love of football is something we’re obviously very familiar with,” said ESPN Senior Vice President, programming and acquisitions, Scott Guglielmino. “The team (the XFL) has assembled piqued our interest, especially as they chose to work with Oliver Luck — we’ve known Oliver for a long, long time.” Guglielmino said the network believes the new approach is based on “authentic football,” and that what McMahon and company are offering should fit in well with its other programming. “We approach the NFL and college football as a year-round proposition,” he said, “and this fits nicely into the calendar. All the ingredients are in place and we’re excited to see it develop.” Guglielmino said the network has no specific ratings number in mind, but underscored that its presence on the various television networks should help raise its profile considerably. He noted that those calling the games for ESPN and ABC will include Steve Levy, Greg McElroy, Tom Hart and Joey Galloway. Another important component of football — betting — is part of the mix. “From a betting perspective, we have pretty good hopes for the XFL and are very interested to see the level of action it generates,” said Patrick Eichner, spokesman for online betting site PointsBet USA. “Turnover won’t be anywhere close to the four major U.S. sports, but still should be decent given the American appetite for football.” Eichner said the company saw “some betting interest” in the AAF when it began play after last year’s Super Bowl, but said that it “certainly tapered over time. “But if the XFL can manage to maintain that initial wave, it’ll be an encouraging sign,” he added. “The league has taken steps to benefit from the rapid growth of

Citrin Cooperman Corner

Disintermediation — How Will the Distributor Survive? BY MATTHEW MURPHY

Vince McMahon

legalized sports betting in the U.S., which we, of course, think is a smart move.” Eichner noted that some of the new rules, such as the point-after-touchdown scenarios, “will present traders with a challenge, as the traditional key numbers of 3 and 7 in NFL betting will hold substantially less significance. Not only will operators need to get a feel for all the teams and coaches, but a close monitoring of team tendencies and success rates after touchdowns will be required in order to set appropriate lines and totals. “In other words,” he said, “the line-making process figures to evolve fairly rapidly and aggressively in a short period of time.” Shuart at Sacred Heart predicted at least one season for the new XFL, but said a lack of breakout players could spell doom. He was, however, encouraged that the league chose to place its eight teams in markets that already have — or, in the case of St. Louis, recently had — NFL squads. “They’re all decent media markets,” he said. “If they’d gone to, for example, Des Moines, they’d have to find or build a place to play.” Pearlman wasn’t so sure. “It’s always better to have a smaller stadium filled than see 70,000 empty seats,” which was usually the case with the USFL, he said.

Either way, he added, “The odds for something like this to survive more than five years are very, very low. The NFL is yearround now, between the draft, the actual season and the NFL Network. There’s no such thing as an ‘off-season’ now. People are into the NFL year-round.” “If the quality of play is terrible, the XFL will be vulnerable,” said Shaub at Texas A&M. “But it has been almost two decades since they rolled out the ragged rosters of yesteryear, which needed gimmick names to be interesting. All the players playing now have had personal coaches growing up and have expected to be in the NFL for years. “Here at Texas A&M, I would guess that at least 75%, and perhaps all, of the 22 starters on the football team expect to be in the NFL,” he continued. “That has not always been true. I think there are plenty of really good Power Fivequality athletes to populate the league, if the league has staying power.” Power Five refers to the Atlantic Coast Conference, Big Ten Conference, Big 12 Conference, Pac-12 Conference and Southeastern Conference in college football. Asked for a prediction, Shaub replied: “I think it’s a three-year window to determine its sustainability.”

The players in the historical supply chain have been allies for over 100 years. Indeed, from manufacturer (let’s call them the supplier) to distributor, to retailer, to consumer, all of these players have relied on and profited from each other since the Industrial Revolution. However, in today’s technological age, the MATTHEW MURPHY internet, e-commerce solutions, artificial intelligence, and advanced analytics, along with the increased awareness by manufacturers of how to connect to the ultimate users of their products, have all significantly increased the disruptive forces of disintermediation. Disintermediation is essentially the removal of intermediaries from a supply chain, or “cutting out the middlemen.” Disintermediation has existed for decades, but technology has brought it to a different level. Amazon, eBay, and ASOS are all examples of how companies utilizing technology as their primary asset have forever changed the traditional supply chain. With customers experiencing a wider range of choices available to them, all with instant purchase options, distributors are under the constant threat of having gross revenues and margins reduced or being squeezed out of the supply chain altogether. Advanced web portals, app-based ordering, and telesales enable suppliers to cover large geographies without building regional warehouses. More and more suppliers are moving to the direct sales model or teaming up with partners like Amazon. Every time a distributor loses a customer to a supplier, they not only lose revenues and profits, they also create a competitor with the ability to offer competing products at a lower price point. In order to address this threat, distributors need to understand some of the challenges the suppliers will face when trying to sell directly to the retailer or consumer. Suppliers will need to manage the high cost of many smaller shipments they are not accustomed to; improve technology for security measures to protect the customer’s privacy; manage the additional exposure of income and sales tax reporting in a multi-state environment; and most importantly, provide a high satisfaction level customer experience. This understanding will put the distributor in a better position to improve themselves in the service areas the supplier is attempting to enter. Here are a few things distributors should do to make sure they are operating at a best-in-class level in order to increase the strength of their customer relationships: Meet or exceed your customer’s expectations for on-time delivery. In order for a supplier to enter into your space, their business process must change significantly, including the reduction of shipment sizes and dramatic increases in delivery locations. The investment for this business pivot is significant for the supplier. Discourage your competitor’s attempts by making it difficult for them to meet your customer’s expectations by: •Monitoring your on-time delivery performance on a weekly basis •Including delivery performance statistics as part of your key performance indicators •Incorporating delivery performance into compensation reviews at every level of the organization, from the warehouse personnel to the chief operating officer Invest in your technology. Make sure your organization is operating using best-in-class software solutions.

Unnecessary software customization is usually counter-productive, increasing the need for monthly manual processes just so employees can work with reports similar to those produced by the legacy software. Resist this temptation and adapt to how the new software was designed. Utilizing appropriate software the way it was intended will increase time available to work on process improvement and analysis, instead of wasting time reorganizing information with manually prepared spreadsheets and pivot tables, etc. Utilize technology and processes to increase the accuracy of shipments. More important than on-time delivery is accurate delivery of the correct quantity and type of product ordered. Again, consistently monitoring and creating improvements to minimize returns and under/over shipments will keep your customers coming back. Know your customers. Understand what they perceive as value. Today’s buyers have more product information than ever. They are more sophisticated and demanding, expecting a global reach, real-time fulfilment capabilities, technical support, and deep knowledge of product design and capabilities. Use this knowledge to determine where your company’s value lies. Distributors likely have products in their portfolio which are more susceptible to disintermediation than others. Therefore, partial disintermediation may be the answer. Consider analyzing your portfolio of products to determine which products your supplier could efficiently take directly to the buyer. Chances are the supplier is already looking at this as well. It may make sense to allocate resources away from these products or segments and invest in the areas which are harder for the supplier to penetrate. Employ a team approach. Work with your supplier so both sides win. As noted above, customers are more informed than ever. The customer experience is delivered by supply chain, or, using another term, the value chain. Suppliers and distributors can work together to deliver a best-in class customer experience. Many suppliers and distributors are identifying an essential new requirement for effective partnerships — the mutual investment in competencies around digital tools. Digital partnerships that collaborate around marketing programs, customer acquisition, complementary websites, collaborative customer support, and above all, the sharing of data and information have a formula where 1+1=3. All of this leads to collaborative growth, verses an eat-what-you-kill mentality. Suppliers will continue to gain scale, build their own distribution platforms, or go direct with enhanced digital platforms. This trend is a threat which will turn slow-moving distributors to commoditized warehousing, fulfillment, and transportation roles. But if distributors look at their markets strategically and understand how technology will help enhance their strengths and improve their customer’s experience, the future will not be so unsettling. Matthew Murphy is a partner at Citrin Cooperman with more than 20 years of experience providing accounting, audit, and advisory services. Matthew brings a wealth of knowledge to his clients, with experience spanning several industries, including publishing companies, service companies, manufacturing, not-for-profit organizations, construction, financial services, technology, wholesale distribution, retail, real estate, and health care. Matthew can be reached at mmurphy@ citrincooperman.com Citrin Cooperman is a full-service accounting and advisory firm with 17 domestic and international locations. Visit us at citrincooperman.com

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FEBRUARY 3, 2020

on a site that begins on Mitchell Place and runs through to the corner of Mamaroneck Avenue and East Post Road has been in high gear. The project is known as The Mitchell. The Pavilion site is being used to store some materials needed for The Mitchell. “We’ve seen new properties come online in the market and lease ups have gone very well. We’re confident that ours will also,” Belew said. “When our project on Mamaroneck Avenue is delivering, just knowing the other properties in the market and where they will be in lease ups, there likely will not be too much coming into the market at the same time.” The Mitchell is being constructed on properties carrying the addresses of 9 Mitchell Place and 131 Mamaroneck Ave. Alliance Residential Co. had received approvals for a project it called Broadstone White Plains. LMC bought the properties in 2018. The parcels cover approximately 2.1 acres. The plans call for two 15-story buildings and a six-story parking structure. There would be 434 apartments ranging from studios to three-bedroom units. The plan includes about 8,000 square feet of ground-level retail and restaurant space along Mamaroneck Avenue. Belew noted that LMC’s activity in White Plains coincides with its project slated to open in the summer of 2021 in Stamford. Known as The Smythe, it’s a mixed-use, 15-story building featuring 414

one- and two-bedrooms and two-bedrooms with a den. The building would include a fitness center and residents’ lounge. The building would include 83 parking spaces. The South Street building also would be four stories of residential, but would have four lower levels of parking. Its 123 parking spaces would incorporate the use of a mechanized valet parking system. There would be 89 apartments in a mix of studios and one- and two-bedroom units. Nine of the

apartments would be set aside as affordable, or workforce, units. When council members and Mayor Andre Rainey pressed Conneally on including more units in the affordable category, he responded, “We’d have to look at it to see if we could do more.” Conneally suggested that he might consider including more retail space than is currently proposed. “The planning at this point has been for small, community-type retail spaces, not a large single space, but ... we have some opportunity to expand that if the market drives that,” he said. In addition to seeking land from the city, the developer would be asking for funds to help pay for the outdoor staircase along with a pathway, which it says would be a destination in its own right and help draw people downtown. The developer said luxury features such as stainless-steel appliances, hardwood flooring, in-unit washers and dryers and granite or quartz countertops may be included. It said it would include bike racks along with energy-efficient mechanicals, solar panels and other green-building elements. CIDG would build the Central Avenue structure first and rent its units before beginning construction of the second building. It predicts the first phase of the project would be shovel-ready in six to eight months after city approvals are received.

A rendering of the project planned for 60 S. Broadway.

apartments, 19,330 square feet of retail and three levels of parking. The Smythe is at 885 Washington Blvd. and is being promoted as within walking distance of The Palace Theater, The Stamford Center for the Arts and Miller River Park. “We like southern Fairfield County a lot and we’ll continue to look for other opportunities in the area,” Belew said. “What we tend to see a lot of in these markets like White Plains or Stamford is that as you get even more residential density downtown, oftentimes you have the entertainment and nightlife scene really follow. You generate

Peekskill—

which has been residential and 400,000 square feet commercial. The project is proposed for parcels with addresses of 653 Central Ave. and 582 South St. The proposal involves the city selling three vacant parcels along Central Avenue to the developer. Rezoning of one parcel on South Street would be required, according to Jean Friedman, Peekskill’s director of planning. She said the city would need to have new appraisals of its parcels. She also said the city’s Building Department would determine whether variances would be needed and whether the Common Council would need to issue a special permit to allow greater height. The proposal includes construction of a public staircase with a sculpture garden platform at its midpoint to connect South Street and Central Avenue. Those streets are separated in elevation by steep sloping terrain. Gary Warshauer of the White Plains firm Warshauer Mellusi Warshauer Architects PC told the council members, “From the Washington Street portion of Central Avenue, the slope from Central Avenue to the back of the property is about 35 feet going from low to high.” He explained that as you move along Central Avenue its elevation goes down and the slope up to South Street becomes a 50-foot change in elevation.

even more demand and you have more people downtown and more entertainment and nightlife value in the immediate surrounding area.” While the parent Lennar operation is well-known as a creator of single-family developments, LMC has communities with some 28,800 units valued at $11.2 billion operating or under development. “We’ve probably exceeded all expectations as to how quickly we’ve grown and how successful we’ve been as part of the company,” Belew said of LMC. “We have 13 offices all over the country and I think when

you look at the ranking of top national developers around the country, we’re generally within the top five.” LMC is headquartered in Charlotte, North Carolina. Todd Farrell is its president. The parent company, Lennar Corporation, based in Miami, is publicly traded and for its 2018 fiscal year reported revenue of $20.6 billion, net earnings of $1.7 billion and deliveries of 45,627 new homes. The Lennar Multifamily segment of the business was responsible for $42.7 million in earnings for the 2018 fiscal year. “We have a solid pipeline of projects into the future that you’ll see coming out as time goes on,” Belew said. “There’s been such a shortage of new rental product in the Northeast that the attitude on the part of a lot of developers was, ‘build it and they will come.’ Now that there’s been a lot more development in recent times it has forced the development community to produce a high-quality product that’s more fully amenitized. You’ve really gotten into an amenity arms race,” he said. LMC also has been looking at the workforce portion of the market. “Despite doing the top-of-the-market, high-end buildings, we are also now starting to focus more attention on the workforce housing market which, I think, is a different product that is not necessarily in the immediate urban core. It tends to have a slightly different renter. The workforce housing market will be high-quality, but it will be more affordable to a broader spectrum of renters,” Belew said.

White Plains—

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Architect’s elevations for the Peekskill project.

“As you get further down the hill it’s almost an 80-foot grade change between the two streets,” Warshauer said. The site is near the center of the downtown area within walking distance of the Metro-North train station and the waterfront. The apartments in both buildings are proposed to be primarily market-rate units. The Central Avenue building would be four stories with two lower levels of parking. There would be 78 units in a mix of studios,

Westchester enhancing MWBE program BY PETER KATZ pkatz@westfairinc.com

estchester County’s Office of Economic Development on Jan. 22 announced three changes to the county’s Minority and Women-owned Business Enterprises Program (MWBE). County Executive George Latimer, Deputy County Executive Ken Jenkins, the county’s Director of Economic Development Bridget Gibbons and others involved with the MWBE program were at a news conference at the county office building in White Plains where the changes were announced. Latimer said minority- and women-owned businesses, especially when they’re small businesses, generally are thought to have a steeper climb to success in the business world. “The reality … is that every small business has to put together a competitive plan of how they’re going to operate when they deal with much larger businesses that have greater resources, and those that are headed by women and headed by those who are people of color have it more difficult to have developed those networks,.” Latimer said. Gibbons explained that they examined what had been done in Westchester and looked at what was being done in six other counties in New York and pulled together the best ideas. “We’re establishing percentage goals for the different (Westchester County government) departments for contracting categories, so we now have a 20% goal for professional services and a 10% goal for goods that are purchased. Our goal over time is to increase those percentages so that eventually, in a couple of years, we’re at the 30% goal across the board.” She said the second change is to re-establish the technical assistance plan committee. “This committee was part of the law that had created the MWBE program,” Gibbons said. “Their role is to develop educational technical information assistance programs targeting MWBEs.” Gibbons said the third change they’re making is the registration process in which businesses can sign up and show their interest in obtaining county contracts. “We now have a short form and a long form. Those MWBEs who are already New York state-certified, or certified by a number of authorities in New York state, they’re fasttracked and they just need to provide us with some minimal amount of information and the document establishing that they are already New York state-certified,” Gibbons said. “For those who are not (already state-certified) we’ve got a longer form that collects enough information for us to be able to validate that they are indeed MWBEs.” Gibbons said the forms and other information are available at the Westchester County Office of Economic Development’s new website, westchestercatalyst.com. Jenkins pointed out that, with a $2.1 bil-

lion budget, there are tremendous contracting opportunities. During the news conference, a new award named in honor of the late county legislator Lois Bronz was presented to the Women’s Enterprise Development Center (WEDC). Bronz was the first African-American woman elected to the country’s board of legislators. The award is to recognize organizations that have made special efforts to promote women in business. Latimer recalled the time two decades ago when he and Bonze served together on

From left: Ken Jenkins, George Latimer and New Rochelle council member Martha Lopez.

the Westchester County Board of Legislators. “When I was chairman of the board 20 years ago, she was the vice chair of the board and she succeeded me as the first woman and the first African-American woman to ever serve in that position and chair the county legislature,” Latimer said. Bronz’s daughter, Fran, presented the award to WEDC President Anne Janiak, who explained that the organization offers “a wide array of entrepreneurial training programs and services to help our clients at every stage of business development.”

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More traffic for 9A? PLAN BEING REVIEWED TO REPLACE ELMSFORD MOVIE THEATER WITH A SHOPRITE BY PETER KATZ pkatz@westfairinc.com

new ShopRite supermarket and other retail outlets would be coming to the approximately 10-acre site at 320 Saw Mill River Road (Route 9A) in Elmsford if approvals are granted by the town of Greenburgh. A public discussion/hearing on the proposed project is scheduled to resume at the Planning Board’s Feb. 5 meeting. Lewis Masters Holdings LP, the owner of the property across from Sam’s Club, has proposed building a new ShopRite supermarket that would be 75,711 square feet and have 13,765 square feet of attached separate retail space. There would also be a new 3,000-square-foot retail building near the front of the site along Route 9A. The site is west of the Westchester Hills Condominium. Old Country Road, which runs uphill from Route 9A, borders the site to the south. Pocantico Park and Greenburgh Housing Authority property lie to the north. The existing 42,000square-foot building, which housed a National Amusements multiplex cinema and a separate multilevel retail building on the site would be demolished. The applicant is seeking site plan approval, a steep slope permit and a tree removal permit. Attorney William Null of the White Plains-based law firm Cuddy & Feder LLP told the Greenburgh Planning Board on Jan. 2 that the existing Taco Bell would remain. He pointed out that the applicant is seeking a special permit from the town’s Zoning Board of Appeals to permit a restaurant operation within the supermarket. “This is actually something that’s relatively common right now in supermarkets, where you’ll have an area where people can buy food that’s prepared and sit down and eat in the

FEBRUARY 3, 2020

The now-closed movie theater in Elmsford. Photo by Glenn J. Kalinoski.

The developer plans to regrade the parking lot at the Elmsford site.

store,” Null said. The applicant would make substantial changes to the grading of the property, which he said will improve the handling of stormwater runoff in addition to making it easier for vehicles and pedestrians to get around. Kevin Solli of Solli Engineering, based in Monroe, Connecticut, noted that there are 837 parking spaces on the site. The redevelopment provides 520 spaces whereas the town requires 544 spaces. The applicant is asking the

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planning board to approve a shared parking reduction of 24 paces. “There are a number of site constraints, which make redevelopment of the property somewhat challenging,” Solli said at a planning board meeting in January. “There is a 76-foot grade change across the property from the front entrance, signalized entrance, on Saw Mill River Road, to the northeast corner of the property. The parking lot itself has upwards of an 11% slope through the area, which is extremely steep,

especially for shopping centers such as this.” Referring to the developer’s desire to bring it down to a more common grade of 2% or 3% through the parking area, Solli said, “If you get steeper than that, car doors start to swing open, you lose control of shopping carts and things of that nature. One of the things that we’ve looked at as we’re trying to redevelop the site was how to deal with those challenges and how to address the considerable amount of grade change and topography that currently exists and how best to manage that from a redesign standpoint.” Solli said when they remake the parking area, they’ll be adding islands and landscaping, which will reduce the amount of impervious surface. “The site itself is just under 80% impervious today. You can see it’s mostly just a sea of asphalt with very little landscaped island throughout the parking area and a relatively minimal buf-

fer around the perimeter of the property,” Solli said. The developer wants to maintain the existing main entrance from Route 9A while adding the ability for vehicles to exit and enter using Old Country Road, including delivery trucks. He said ShopRite required loading docks in the back of the building at the north and south ends. Trucks that enter from Old Country Road would proceed behind the rear of the building for unloading, then drive toward the front of the site to exit onto 9A. The developer said truck deliveries would be limited to weekdays between 7:30 a.m. and 8:30 p.m. and Saturdays from 10 a.m. to 4 p.m. “We’re looking to try to make sure we’re improving the pedestrian connectivity for this property, so we are providing sidewalks along the entire frontage along Old Country Road (and) extensive sidewalks in the site itself,” Solli said. Residents expressed concerns about a range of

issues, including noise and lights from nighttime deliveries, noise from mechanical equipment on the roof of the supermarket, a loss of trees and conflicts between pedestrians and vehicles. Local resident Florence McCue welcomed the idea of having a ShopRite but expressed concerns about adding to existing traffic jams on Route 9A and the use of Old Country Road by delivery trucks. “I heard the traffic study was done and everything is just fine,” she said. “Well, adding more traffic when you have traffic issues already doesn’t seem to me it will be fine.” Tom Bock, deputy chief of the Elmsford Volunteer Fire Department, speaking as a resident and member of the Fulton Park Civic Association, expressed concerns about road flooding becoming worse even though the developer plans regrading and new stormwater controls. “Where’s the water going to go because we know the 9A corridor is a river whenever it rains,” he said. “You can’t say it’s the 500-year storm because those are coming every couple of years.” Bock said that he’s battling traffic on 9A whenever he needs to respond to a fire or accident. Resident Ella Preiser said she lived in the area since 1964 and, while it would be “wonderful to save time and money by having a ShopRite in my backyard,” she could not find all of the documents related to the proposal on Greenburgh’s website and criticisms raised by other residents made sense. She feared too many shoppers would access the site via Old Country Road rather than the Route 9A entrance because it would bring them closer to the supermarket. “You don’t even have to be a traffic engineer to look at that. You just have to be a grocery shopper,” she said.

In Court | Bill Heltzel East Fishkill Fire District sues over glitches in $1M ladder truck

Image via East Fishkill Fire District website.

New York’s lemon law lacks the firepower that local firefighters need to address concerns about a $1 million ladder truck. The East Fishkill Fire District sued Ferrara Fire Apparatus Inc. on Jan. 22 in White Plains federal court, citing a Louisiana law that holds that a buyer would not have purchased something had they known it

was useless. “The defects related to the truck’s bucket and ladder have rendered the truck absolutely useless” the lawsuit states, “for its intended purpose of being used in rescue operations.” Ferrara, based in Holden, Louisiana, did not respond to an email message asking for its side of the story. East Fishkill agreed in

2013 to buy a Ferrara rear mounted, platform ladder truck for $1,002,351. It was delivered in January 2015. By March 2015, according to the lawsuit, the avoidance system for the truck’s bucket malfunctioned. The complaint lists another 27 glitches over five years, including the check engine light, avoidance system, intake manifold,

exhaust system, switches, lights, corroded wires, air intake pipe, leaks, loose screws and bolts, a “mansaver” bar and the generator. The ladder and bucket were continual concerns. The joystick allegedly would not move the bucket properly. Lights on the bucket didn’t work. After new software was installed, the ladder would not retract. At one point, the bucket listed “dangerously” to one side when the joystick was malfunctioning. On another occasion, the complaint states an emergency override had to be used to lower the bucket. This past August, while the truck was out of service, the bucket allegedly dropped. Ferrara technicians came to Hopewell Junction at least 13 times, according to the complaint’s litany of defects, and the company serviced the truck at its own facilities at least twice. Over the five-year period, the lawsuit states, the ladder truck was out of service for about a year. New York’s lemon law is a consumer protection

law that applies to cars. East Fishkill is suing under Louisiana’s “redhibitory defects” law that grants buyers a warranty against defects that are so bad, according to the complaint, “that the thing sold is absolutely useless for its intended purposes” or that the customer would not have bought it “had the purchaser known of the defect.” Ferrara informed the fire district last July that the defects could not be cured, according to the lawsuit. The fire district asserts that Ferrara must return the full purchase price, plus interest, under Louisiana law. It also accuses the company of breach of contract and unjust enrichment. East Fishkill is represented by Poughkeepsie attorney David R. Wise.

HUDSON VALLEY PUBLISHER ACCUSED OF NOT PAYING TAXES

The feds are not buying William R. Grogg’s story that he can’t produce tax records from his publishing companies because the people who

had them died. U.S. Attorney Geoffrey S. Berman filed an indictment against Grogg on Jan. 15 in federal court in White Plains accusing him of willfully failing to turn over payroll taxes and corruptly endeavoring to obstruct and impede the Internal Revenue Service. “I don’t know anything about it,” Grogg, of Millbrook, responded in a brief telephone interview. “I haven’t gotten a copy of it. I haven’t been notified. I haven’t heard from the IRS for years. I assumed it had all been taken care of.” Grogg has owned, managed or controlled printing companies in and around Poughkeepsie since 1987, according to the indictment. In 1994, the IRS assessed a $368,640 civil penalty against him for failing to collect, account for and pay employee payroll taxes at Hamilton Reproductions, where he was president. By 2014, the penalty had grown to more than $1 million. In 2014, the IRS small-business division » IN COURT

Developer submits alternative plan for Good Counsel property in White Plains BY PETER KATZ pkatz@westfairinc.com

t a special meeting of the White Plains Common Council on Jan. 27, the developer that wants to turn the former Good Counsel school campus into a residence-oriented complex made a presentation on a new zoning petition along with a plan scaling back what it previously proposed. WP Development NB LLC’s original plan for the site at 52 N. Broadway called for two 10-story buildings with a total of 400 rental apartments, a 125-bed assisted living facility and a four-story, 66-unit dorm aimed at graduate students attending the adjacent Elisabeth Haub School of Law at Pace University. A total of 655 parking spaces were proposed. Just under 3 acres of the 16-acre site would have been preserved as green space and two existing

buildings would have remained. An alternative plan that reduced the scope of the original proposal was floated as far back as April 2018 in the draft environmental impact statement that was submitted to the city. There was a good deal of neighborhood opposition to the development plan, including concerns about a former landfill area on the site. The developer characterized the newly proposed alternative plan as significantly reducing the scale, density and building height, expanding senior housing opportunities, enhancing historic preservation and maintaining open space on the part of the site that fronts on North Broadway. The new plan reduces the anticipated number of residents at the site from 1,085 to 610. It calls for two buildings that would each be six stories tall. It cuts back the number of parking spaces to 450. It proposes 232 independent living units for

senior citizens, a 103-unit assisted living facility, 28 townhouses and 48 workforce apartments. The revised plan emphasizes that the access to the site via Ross Street would be for emergency vehicles. The plan also places more emphasis on historic preservation of features dating from the days when the site was owned by The Sisters of the Divine Compassion and used for educational and religious purposes. The Chapel of the Divine Compassion would be maintained, the historic Mapleton house would remain at its current location instead of being moved and the west wing of the convent that faces North Broadway would be adapted for use as part of the new development. Attorney William Null of the White Plains-based law firm Cuddy & Feder told the Common Council, “Within 700 feet of North Broadway, the petition that we’ve submitted would provide for buildings no taller than 50 feet in height other than the

existing convent, existing chapel and existing Mapleton. So the new buildings we’re proposing would be within that height parameter and then instead of 140 feet in the back of the property where it drops down along the edge of Pace law school’s parking area back toward (Interstate) 287 the height is being proposed to be reduced from what was 140 feet in the initial petition that was submitted to 85 feet.” Null said that in the redesigned plan the developer tried to put as much parking underground as it could and maintain as much open space as possible. Councilman John Kirkpatrick said, “This is an application that I’ve always had my doubts about. And, I think it’s only fair to tell you that my doubts are getting stronger.” He then outlined his environmental concerns about the former illegal dump on the site, the zoning application and accessory uses proposed in the plan.

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In Court | Bill Heltzel 9

In Court —

opened an examination of Netpublications Inc. and MCA-Netpub Inc. In 2016, the case was referred to the criminal investigation office. Grogg had hired a payroll company to calculate employees’ wages and taxes, including income taxes and Social Security and Medicare contributions. The taxes were withheld from the paychecks, the government claims, but they were not payed to the IRS. Grogg, as the person responsible for paying the taxes, also did not

file quarterly tax returns. “Instead, Grogg spent the withheld payroll taxes … on personal and business expenses.” The government claims he failed to turn over $843,984 in payroll taxes. The IRS demanded corporate records for its investigation, but Grogg, according to the indictment, made several false statements in correspondence and in interviews. He allegedly stated that records did not exist because his company had been in bankruptcy and that there were no payroll records for the years requested.

He purportedly told investigators that Netpublications and MCA were originally owned by a Canadian businessman, for whom he worked, and that he took over in 2014 or 2017. Business records that had been stored by an associate of the Canadian had been destroyed in a flood. Grogg had claimed that the Canadian businessman died in 2017, according to the indictment, and the associate died “at an unspecified point in time.” The Canadian and the associate were solely responsible for filing and paying MCA’s

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payroll taxes, in the government’s telling of Grogg’s story, and after the associate’s death no one has been responsible. Grogg has also struggled with his personal finances, filing seven bankruptcy petitions from 2011 to 2019. The most recent is a Chapter 7 liquidation case filed last September, in which he declared $908,046 in assets and more than $3.9 million in liabilities. The assets consist mostly of his home. The liabilities include nearly $1.4 million in taxes to the IRS and New York state. Assistant prosecutor Benjamin A. Gianforti is in charge of the government’s criminal case.

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Diamond Properties in Mount Kisco is suing a sports photo and memorabilia company for $650,000 in lease payments the tenant allegedly stopped paying after it was acquired by a Las Vegas company. DP 21 LLC, a Diamond affiliate, sued Photo File Inc., Photo File LLC and Globe Photos Inc. on Jan. 10 in Westchester Supreme Court. After Globe acquired Photo File’s assets in 2018, the complaint states, the assets were transferred to the similarly named Photo File LLC. “Photo File became a judgment-proof shell and ceased operations as a separate entity,” according to complaint, “leaving it with no ability to pay any of its obligations to DP21.” Globe Photos did not respond to an email request for comment. Photo File was founded in 1987 by Charles Singer, who was kept on as president by Globe Photos’ new Photo File subsidiary. It has licenses with the National Football League, National Basketball Association, Major League Baseball, National Hockey League and major colleges to produce sports photographs and merchandise, according to the 2018 press release announcing the acquisition. Its assets include more than 1 million negatives and vintage sports prints and more than a thousand autographed lithographs and memorabilia. It has revenue of about $7 million annually and employs about 50 people. Globe Photos, based in Las Vegas, was founded in 1939 and purportedly has a library of more than 10 million images of Hollywood stars, pop musicians and other celebrities. The publicly traded company booked about $6.6 million in revenue in the past year. The company has struggled in the overthe-counter market, with its stock price declining by nearly 90% from a 52-week high of $22 per share to a low of $2.25. As of September, it had a negative profit margin of nearly 195%. In 2007, the original Photo File leased nearly 43,000 square feet in Diamond’s massive office and warehouse building at 333 North Bedford Road in Mount Kisco. Photo File sold its assets to Globe Photos for nearly $7.3 million, according to a 2018 Securities and Exchange Commission filing. The price included the office and warehouse lease and other liabilities valued at $1.5 million.

In Court | Bill Heltzel But Photo File failed to pay rent in 2018, 2019 and 2020, Diamond’s lawsuit alleges, and as of Jan. 1 it owed $650,382. The original Photo File has ceased operations, and Globe Photos and the newly organized Photo File LLC occupy the Mount Kisco warehouse and offices. Photo File’s asset purchase agreement, according to the complaint, “rendered it an insolvent shell and unable to pay its creditors.” Diamond accuses Globe Photos and Photo File of breach of lease, fraudulent conveyance and unjust enrichment, and it is demanding money damages based on the lease. Diamond is represented by Mount Kisco attorneys Mona D. Shapiro and Steven E. Waldinger.

ROCKLAND’S CHARTWELL PHARMA SUES TEXAS FACTORY FOR $1M OVER DRUG-MAKING DELAY

Chartwell Pharmaceuticals LLC of Rockland County has sued Woodfield Pharmaceutical LLC for $1 million, blaming it for delays in manufacturing one of its drugs because of a federal Food and Drug Administration (FDA) inspection. “It is incomprehensible,” the lawsuit states, that Woodfield “would have so little regard for Chartwell, as its customer, and … efforts at bringing the product to market.” Chartwell initially sued Woodfield last year in Rockland County Supreme Court. The case was moved on Jan. 6 to federal court in White Plains. “We think their claim is baseless and doesn’t have merit,” Robert Gerstein, a Woodfield Pharmaceutical vice president, said in a telephone interview. “The fact that they didn’t get to market didn’t have anything to do with us.” Woodfield Pharmaceutical in Houston was established in 2010 and is headed by Adam Runsdorf of Boca Raton, Florida. Chartwell, of Congers, was established in 2010 and is managed by Jack Goldenberg. It produces millions of capsules and tablets a day in its facility. In 2017, it began looking for an outside company to manufacture an oral solution of prednisolone sodium phosphate, a steroid used for treating inflammatory conditions and allergies. In May 2018, the companies struck a deal for Woodfield to manufacture, package, label, test, store and distribute the drug. Woodfield agreed to quickly inform Chartwell about communications with regulatory agencies, according to the complaint, and to provide a copy of any inspection report. The FDA inspected the Woodfield factory in June and July 2019 and identified major deficiencies in the manufacturing practices that potentially could affect the quality of the product, according to the complaint. Woodfield answered the FDA with a 29-page response. Chartwell claims it did not know about the inspection or Woodfield’s response until Aug. 13, 2019, when the FDA rejected its new drug application because of major deficiencies at

Chartwell Pharmaceuticals in Rockland County.

the Texas facility. The sole issue, Chartwell alleges, was the facility, not the product. Gerstein disagreed. “Basically, the FDA didn’t approve the product.” He described FDA inspections and “observations” as routine. “It’s just a question of

whether they are addressed and cleared by the FDA. All of the observations were addressed and cleared.” On Oct. 1, Woodfield notified Chartwell that the FDA issues were resolved, according to the complaint. Chartwell then submitted an amended

drug application to the FDA, resetting the regulatory review clock. Now the company expects approval as early as March 31 or as late as July 31. Chartwell claims that a customer was ready to buy the prednisolone supplies last August, and that the delay in getting the product to market has caused “staggering losses.” Had Chartwell been informed more quickly about the inspection, it claims, it could have immediately switched manufacturing to another location. “They feel they lost sales because they did not get to market in a timely fashion because of Woodfield,” Gerstein said. “We don’t agree with their assertion. The fact is, any observations by the FDA were addressed.” Chartwell accuses Woodfield of breach of contract and breach of fiduciary duty. It is represented by Brooklyn attorney H. Jonathan Rubinstein.

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Westchester IDA anticipates another banner year in 2020 BY PETER KATZ pkatz@westfairinc.com

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evelopers expect this year to be a lot like 2019 — very active with numerous projects in the queue, according to information gathered by Westchester County’s Industrial Development Agency (IDA). IDA Chairperson Joan McDonald, who also is the county’s director of operations, and county Economic Development Director Bridget Gibbons, who formerly led the IDA, have been taking the pulse of the development community in the wake of 2019’s banner year for the IDA. Last year, the agency saw a total private investment involving IDA-incentivized projects of $1.6 billion, more than double the 2018 level. With more developments proposed, there are likely to be more applications for IDA incentives. Gibbons said, “2019 was a banner year for the Westchester County IDA. The projects receiving financial incentives last year ranged from mixeduse residential development to health care facilities to senior care communities to biotech companies.” McDonald told the Business Journal, “The fact that these developers come to us for the IDA incentives, I think speaks volumes that it’s a true public-private partnership and that’s what we like to see going forward. It’s difficult to project numbers for 2020, whether it be dollars, number of units, number of jobs, but we’re very optimistic that 2020 is going to be a very strong year.” IDA incentives can include: exemptions from mortgage recording taxes on the purchase of real estate; issuance of tax-exempt bonds and notes; and sales tax exemptions on new construction, expansion or renovation projects, or acquiring new equipment. IDA-incentivized projects

A rendering of 3 Westchester Park Drive in Harrison.

often receive payment-inlieu-of-taxes agreements with municipalities that can bring a developer long-term savings in real estate taxes. “It’s very expensive to build in Westchester County,” McDonald said. “The price of land is very high. The cost to construct, getting through the local zoning and planning process and the various infrastructure improvements that are needed are expensive, so having the IDA benefits in a public-private partnership to help offset some of those costs makes sure that these developments happen.” McDonald noted that while the Westchester IDA was established to cover the entire county, when a municipality has its own IDA the county doesn’t get involved in incentivizing particular projects in those communities. She said one of the areas the county’s IDA will be examining in greater detail during 2020 will be housing and promoting more affordable units, also known as workforce and sustainable housing. “The county released its housing needs assessment in November. We know there is a need for sustainable housing … for teachers, firefighters, others. We’re working with developers and municipalities to see what additional ways we can incentivize developers to bring more of that workforce housing to the mix,” McDonald said. The IDA pointed out that some of the projects it gave incentives to involved repurposing vacant office properties along the I-287 corridor. Also included were transit-oriented develop-

ments. The IDA supported projects that would contain more than 2,800 new residential units. The projects included: • Simone Healthcare Development’s renovation of an office building at 104 Corporate Park Drive in Harrison into a pediatric ambulatory care facility to be used by Montefiore Medical Center, which received $1.3 million in sales tax exemptions and $419,755 in mortgage tax exemptions. • Lennar’s mixed-use project at 60 S. Broadway in White Plains that was granted more than $12 million in sales tax and mortgage recording tax exemptions. • National Development’s 132-unit independent living community for seniors at 120 Bloomingdale Road in White Plains that is under construction and received $3.2 million in sales and mortgage recording tax incentives. • RPW Group’s planned residential buildings at its 1133 Westchester Ave. office park. • 3 WPD Apartments LLC’s 450-apartment project planned for 3 Westchester Park Drive in Harrison. • BioMed Realty’s expansion of its Ardsley Park biotech campus in Greenburgh. “BioMed Realty was a deal that was done in under a year moving through the IDA system,” McDonald said. “It was brought to my attention by one of my former colleagues in New York City who works for BioMed Realty as a consultant.” The $38 million development is projected to create 350 full-time jobs with an annual payroll of approximately $35 million.

FOCUS ON

ECONOMIC DEVELOPMENT WESTCHESTER COUNTY BUSINESS JOURNAL

What does it take to start a business? BY PHIL HALL phall@westfairinc.com

reating a business from scratch is never an easy endeavor, but some entrepreneurs might carry the scars from the high costs associated with startups while others become their own boss relatively unscathed with much less of a financial burden. An analysis conducted by LendingTree, the online lending marketplace, of the U.S. Census Bureau’s 2016 Survey of Entrepreneurs (the most recent data available) found that 21% of entrepreneurs began their ventures with less than $5,000 in their business checking accounts.

“Those companies were small and local businesses,” said Derek Miller, senior research analyst with LendingTree. “They were especially in the construction industry and with people selling stuff online. They were not going to probably start the next big tech company with that kind of money.” The financial services industry had the highest startup costs, especially those new companies that hold the securities or equity interests of other enterprises or oversee and manage the planning and decision-making process within other businesses. The average business in this industry requires about $440,740 in startup

funding. The second-highest startup costs involved utilities, an industry where startups are not especially common. LendingTree analyzed 1,097 utilities companies in the Census Bureau data set — and the average needed by startup utilities was $265,676. This might have been a bit broad as an industrial classification as LendingTree mixed electric power, natural gas, steam supply, water supply and sewage removal businesses into the utilities category for this study. The food and hospitality industry had the third-highest mean startup costs. This may have been the broadest category for startups, ranging from

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modest family-owned diners to extravagant hotels and casinos. In this industry, the average startup costs exceeded $250,000. At the other end of the spectrum, LendingTree determined that construction is the least expensive industry to enter: The average new firm only required an average of $67,349 to get started, while 50% of firms examined in this data study began with less than $12,390 on hand. Construction was also one of the largest industries with startups, encompassing approximately 300,000 reporting firms with combined startup expenses at $20.2 billion and most costs derived » BUSINESS

FEBRUARY 3, 2020

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Focus On ECONOMIC DEVELOPMENT HOW MUCH IT COSTS TO START A BUSINESS CAPITAL TOTAL CAPITAL USED NUMBER OF AVERAGE TO START TO START BUSINESSES BUSINESSES NEEDED BUSINESSES

INDUSTRY Management of companies and enterprises

$2,049,880,000

4,651

$440,740

$284,007,500

1,069

$265,676

$56,068,572,500

221,867

$252,713

Mining, quarrying and oil and gas extraction

$2,221,690,000

8,949

$248,261

Manufacturing

$23,223,472,500

105,570

$219,982

Arts, entertainment and recreation

$9,000,657,500

42,462

$211,970

Agriculture, forestry, fishing and hunting

$2,264,125,000

11,642

$194,479

Health care and social assistance

$54,614,760,000

289,986

$188,336

Real estate and rental and leasing

$22,699,252,500

122,282

$185,630

Retail trade

$53,935,260,000

300,333

$179,585

Wholesale trade

$23,696,875,000

133,923

$176,944

Information

$4,938,982,500

29,146

$169,457

Industries not classified

$1,724,597,500

10,714

$160,967

Finance and insurance

$15,629,310,000

111,139

$140,628

Other services

$22,511,192,500

184,472

$122,030

Transportation and warehousing

$9,181,427,500

78,396

$117,116

Educational services

$2,635,407,500

32,045

$82,241

Professional, scientific and technical services

$29,009,655,000

402,654

$72,046

Administrative and support and waste management and remediation services

$10,958,537,500

157,657

$69,509

Construction

$20,216,477,500

300,176

$67,349

Total for all sectors

$363,137,377,500

2,540,109

$142,961

Utilities Accommodation and food services

Note: These estimates ignore firms which used more than $3 million to start a business. Source: LendingTree.com.

Business—

from raw materials used on projects, tools and equipment, labor, insurance, permits and licenses. Also on the low side regarding startup costs were employment agencies, janitorial services, waste collection and management firms and travel agencies as entrepreneurs in those fields needed an average of $69,509 in startup funding. This is primarily because businesses usually have far fewer start-

up requirements in these areas. Janitorial services find most of their initial funds going to supplies and labor costs. Professional, scientific and technical services startups also have relatively low startup costs — the average amount is $72,046 — but office space and equipment are frequently the greatest up-front expenses here. The survey did not offer a geographical consideration of where the bulk of startups are beginning. LendingTree’s Miller

acknowledged that some of the most famous stories of humble startups involved lowly California garages that offered the first setting for world-dominant brands including Google and Apple. But he also forecast that the high-tech startups of tomorrow might be taking root in less-expensive states. “Tech companies are moving out of California due to the high costs,” he said. “We may see Midwest cities getting their business.”

Focus On ECONOMIC DEVELOPMENT

Malls, shopping centers continue to face store closings It said “anchor” and large spaces have to be reformatted to house smaller, niche service-related businesses that are now renting. Houlihan Lawrence observed a 3% drop in the average pricing of office space in Westchester for the fourth quarter of last year from what it had been in the third quarter. The fourth-quarter average was just under $27.75 per square foot. The report said while leasing for Class A office space in large, urban centers has been good, “smaller office spaces, lacking convenience and amenities are struggling to attract new businesses.” The report characterized the suburban office market sector as “facing headwinds.”

BY PETER KATZ pkatz@westfairinc.com

here was strength in Westchester’s multifamily and industrial real estate sectors in the fourth quarter of 2019 while some leasing weakness was evident in the retail and office sectors, according to Houlihan Lawrence’s report on the Westchester commercial real estate market. It found that the upward trajectory in the industrial and flex space segments, which it traced back to 2014, has continued with industrial space vacancies declining 0.3%. The report said industrial-flex lease pricing has been stable over the last three quarters and it’s not aware of any new supply coming to market in the area south of I-287. “A firm market with upward pressure on occupancy and pricing is likely to continue for the foreseeable future,” Houlihan Lawrence said.

It said ‘anchor’ and large spaces have to be reformatted to house smaller, niche service-related businesses that are now renting.

The report said overall retail rents hovered around $27.50 per square foot in the fourth quarter of 2019, approximately $1 lower than they had been in the first quarter of 2018. The report said new leasing activity in Westchester was weak but more retailers remained in place, leading to market stability. Owners of high-visibility spaces with accessible parking have been able to stay firm on price or even institute slight upticks. It credited Westchester’s high-income demographics with keeping retail real estate desirable, while also noting that owners of large malls and shopping centers continue to face store closings of well-known brands. “These brands have become increasingly vulnerable to e-commerce and digital sales competition. Gap, JCPenney and Foot Locker have recently announced additional closures,” the report said.

Cross Westchester Executive Park in Elmsford includes flex space.

» STORE CLOSINGS

BUILDING STRONGER,

TOGETHER Specialized medical centers. High-tech education facilities. Destination resorts. Complex manufacturing. Downtown revitalizations. You dream it, we build it.

pcconstruction.com Construction Manager | Design-Builder | General Contractor VT | GA | ME | NH | NC | NY

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Focus On ECONOMIC DEVELOPMENT

WHAT CAN YOU BUILD IN A CENTURY? Since its charter in 1920, Local 825 Operating Engineers have built: … major bridges, tunnels, highways, stadiums and high rises. … thousands of businesses, schools and hospitals. … reservoirs, power grids and pipelines. Over ten decades, our forefathers mastered changes in technology that took them from steam engines to cable to hydraulics. Their foresight and tenacity left us with a proud legacy. Now it’s our turn to master emerging technologies like GPS, artificial intelligence and robotics, so that our descendants will have a proud trade to master and maintain.

We will succeed, because: … we are transforming our training centers into institutions of higher learning that will provide continuing education to our members. … we’re partnering with developers of innovative hardware and software to empower our members with knowledge and skills to participate in this development. … we’ve done it before … over 100 years of better building. We live in the communities we serve: all 21 counties of New Jersey and five counties of New York State.

PROUD OF OUR CENTURY. PROUD OF OUR FUTURE.

A portion of downtown White Plains. 15

The report said commercial real estate buyers are taking a wait-and-see approach. It found that commercial real estate volume in Westchester has weakened, which it related to international economic worries affecting buyer confidence. It said higher replacement costs due to higher construction costs have figured into the pricing of those deals that have taken place. The report characterized the multifamily apartment building sector as having “unabated strength.” Average rents increased 2.5% in the fourth quarter of 2019 compared with the fourth quarter of 2018. Apartment projects have been attractive for investment capital since new projects have been able to pass along most increases in construction costs or modify the projects to help offset higher costs. In its analysis of the domestic and global financial outlook, the Houlihan Lawrence report saw great strength in the U.S. employment situation. “Consistent with national trends, Westchester’s employment trends have also improved,” the report said. Houlihan Lawrence said the leasing strength for industrial warehouses being seen nationwide will also continue to be seen in Westchester. It pointed to the needs of e-commerce retailers for warehouse space and suggested that Westchester will benefit as the demand for so-called “last-mile-delivery” bases increases. It quoted statistics saying e-commerce sales are growing but only currently constitute 12% of total retail sales and e-commerce retailers need three times the warehousing space as do brickand-mortar retailers. The report expressed optimism for the Westchester real estate market in 2020 due to steady U.S. economic growth, Wall Street gains and consumer confidence.

YEARS

1920 — 2020

GREG LALEVEE IUOE VICE PRESIDENT AND BUSINESS MANAGER OF IUOE LOCAL 825

WWW.IUOE825.ORG

825-100-Year-Ad-WBJ-HVB- 7.375x11.5.indd 1

FEBRUARY 3, 2020

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Store Closings—

12/2/19 11:25 AM

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.

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FEBRUARY 3, 2020

Good Things PLANNING GRANT FOR RHINEBECK AERODROME

LEARNING INITIATIVES TO COMBAT ANTI-SEMITISM AND HATE

The Old Rhinebeck Aerodrome announced that it has received a $100,000 grant from the Disosway Foundation Inc. – a private foundation based in New York City – to fund a professional study for purposes of upgrading the aerodrome’s museum, hangars, grounds and support spaces. The study will produce a master plan to position the aerodrome for future development and help make it into a premier tourist destination in the Hudson Valley. The master plan will be followed by a capital campaign to fund implementation. The LA Group, based in Saratoga Springs, will provide the aerodrome with a master plan to improve the visitor experience, museum infrastructure and daily operations. The plan will examine the topography of the site, improve logistics, accessibility, address sustainability and determine capital and ongoing costs. The museum houses approximately 70 vintage aircraft, antique historic automobiles and artifacts spanning the period from the dawn of flight through the “Golden Age” of Aviation, or 1939.

EASTDALE VILLAGE CELEBRATES PREMIER UROLOGY OPENING Community members and elected officials joined Premier Urology to open its new headquarters at Eastdale Village. The opening marks an expansion for the urology practice in the Hudson Valley and for Eastdale Village, Poughkeepsie’s new community with residential, commercial and retail offerings.

Westchester’s first free middle school coding program that will be hosted at public libraries across the county throughout 2020 was launched Jan. 16 at the Yonkers Riverfront Library.

$100K IN FEDERAL FUNDS FOR HISTORIC HUDSON VALLEY

From left: Mark Weitzman; Audrey Stein, regional director, UJA-Federation; Hindy Poupko; Elliot Forchheimer, CEO, Westchester Jewish Council; and Westchester County District Attorney Anthony A. Scarpino Jr.

Nearly 800 members of the Westchester community attended “Anti-Semitism: What We Face and How We Fight It,” a discussion about the rise of anti-Semitism in the U.S. and abroad, and Westchester’s efforts to combat hatred. The event, presented by the UJA-Federation of New York in Westchester, in collaboration with the Westchester Jewish Council, took place Jan. 8 at Temple Israel Center in White Plains. Westchester County District Attor-

ney Anthony A. Scarpino Jr. opened the program and shared insights into the work that his office does to create a safer and more secure community. The Westchester Intelligence Center, a unit of the DA’s office, ensures hate crimes are prosecuted appropriately. Mark Weitzman, director of government affairs for the Simon Wiesenthal Center, provided historical context and said we are simply seeing the growth of what has always been present. Hindy Poupko, deputy chief planning

officer at the UJA-Federation of New York, gave an overview of the many initiatives that UJA-Federation is undertaking, including making a major investment in security. UJA is strengthening community relations efforts with non-Jewish groups, advocating for critical government support, helping organizations access government security funding and empowering college students with tools to engage in healthy discourse about Israel on campus.

PARTY LAUNCHES SPECTRUM DESIGNS

FEBRUARY 3, 2020

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U.S. Rep. Nita Lowey (D-Rockland/Westchester), chairwoman of the House Appropriations Committee, announced that Historic Hudson Valley in Tarrytown will receive $100,000 through the National Endowment for the Humanities (NEH) to support the project People Not Property: Stories of Slavery in the Colonial North and enhance its digital tools to assist educators as they teach this topic. Historic Hudson Valley will use this grant to create a documentary that supports the reinterpretation of the Philipsburg Manor historic site. Specifically, this funding will help illuminate the story of Cuffee, an enslaved man who stood trial without representation before a jury of white male landowners for the insurrection that became known in the 18th and 19th centuries as the New-York Conspiracy. These resources will give Historic Hudson Valley the opportunity to extend the reach and understanding of this moment in the history of slavery in the North.

MERGER CREATES REAL ESTATE TAX RESPONSE The Wilkes Law Group will be merged with Herman Katz Cangemi & Clyne LLP (HKCC) with the goal of providing the most effective and targeted response to clients’ property tax needs. The new firm Herman Katz Cangemi Wilkes & Clyne (HKCWC) will maintain offices in midtown Manhattan, Long Island and Westchester.

MURPHY BROTHER ELECTED TO NYSSA BOARD The New York Self Storage Association (NYSSA) has selected Christopher Murphy as the newest member of the NYSSA Board of Directors. Murphy and his brother, Sean, own Murphy Brothers Contracting, a general contracting firm celebrating 40 years of building and renovating homes, private clubs, equestrian facilities as well as other light commercial developments throughout the Westchester, Hudson Valley and southern Fairfield County, Connecticut, region. The brothers are also the owners and managers of Mamaroneck Self Storage, a new 40,000-square-foot, self-storage facility.

WESTCHESTER LIBRARY SYSTEM LAUNCHES FREE CODING

CONNECT WITH westfair communications

Spectrum Designs Foundation and Nicholas Center welcomed more than 250 guests to the new 8,000-square-

foot multiuse production facility in Pleasantville. The expansion will provide employ-

ment opportunities and vocational education for people with developmental disabilities.

westfaironline.com wagmag.com

WESTCHESTER-BASED LAW FIRM EXPANDS

Jana Currier

HGAR WELCOMES DIRECTOR OF MEMBER ENGAGEMENT The Hudson Gateway Association of Realtors (HGAR) welcomed Jana Currier as its director of member engagement. A Realtor since 1992, Currier holds a license in New Jersey with Coldwell Banker Residential. She held several positions with Coldwell Banker Currier & Lazier Realtors during her 17-year tenure for one of the largest brokerages servicing the Hudson Valley.

PROMOTIONS AT LEASON ELLIS LAW FIRM Lauren Emerson, who joined Leason Ellis in White Plains in 2017 as counsel, was recently named a partner. Jordan Garner, who joined Leason Ellis in 2010 as an associate, has also been named a partner.

Headquartered in White Plains, DelBello Donnellan Weingarten Wise & Wiederkehr LLP (DDWWW), a general practice law firm, has expanded with the addition of six partners and associates from Collier Halpern & Newberg LLP (CHN) following its managing partner Philip Halpern’s nomination to be a federal district court judge in the Southern District of New York. DDWWW has one of the largest commercial litigation practices in the market as well as leading land use and zoning, complex commercial real estate, commercial financing and transactional practices. With the addition of CHN’s attorneys, DDWWW will have 36 attorneys working in 13 practice areas. Joining DDWWW as partners are: David A. Newberg, a graduate of Princeton University and Columbia Law School. Harry J. Nicolay, a graduate of Villanova University and Pepperdine Law School. Scott M. Salant, a graduate of the University of Chicago and Boston University Law School. Joining DDWWW as associates are: Shari B. Hochberg, a graduate of American University and Pace Law School. Lorenzo Venditti, a graduate of the University of Rome and Harvard Law School. Joining DDWWW as of counsel is Peter P. Rosato, formerly a justice of the New York State Supreme Court, Westchester County, 9th Judicial District, from 1988 to 2009.

Alla Nirenberg, M.D., a board-certified psychiatrist, has been named medical director of The ARC Westchester Wellness Center in Hawthorne. In addition to overseeing the clinic, Nirenberg is also responsible for all psychiatric evaluations and medication management for individuals with developmental disabilities supported by the organization. She served as a medical director at Putnam ARC for more than 20 years and has been a staff member of the Westchester Institute of Human Development and affiliated with Westchester Medical Center/ New York Medical College since her residency began in 1992.

AGENTS JOIN HOULIHAN LAWRENCE IN IRVINGTON/ARDSLEY

Top row from left: David A. Newberg, Harry J. Nicolay and Scott M. Salant. Bottom row from left: Shari B. Hochberg, Lorenzo Venditti and Peter P. Rosato.

Houlihan Lawrence announced that Ann Milit and John Doherty have joined the company’s Irvington and Ardsley brokerages. Milit has more than 35 years in real estate and is a pricing strategist with knowledge of the river towns. Doherty has been a top agent in the area. Before his real estate career, Doherty assumed leadership of his family’s food business in Yonkers.

STATEWIDE ABSTRACT RECOGNIZED

STATE OF THE HEALTH CARE AND BIOTECH COMMUNITY The Westchester Biotech Project is presenting the State of the Health Care and Biotech Community Breakfast, sponsored by J.P. Morgan Chase on Thursday, Feb. 27, from 8 to 10:30 a.m. at the Westchester Marriott in Tarrytown. Regional business leaders, scientists, and the health care community will learn how international, national and regional advancements in biomedical research and development are impacting the Westchester county landscape. Peter Meath, co-head of Healthcare & Life Sciences Banking at J.P Morgan, is the keynote speaker. Those interested can register at https:// westchesterbiotechproject.org or contact info@westchesterbiotechproject.org or call 914-719-2226.

NEW MEDICAL DIRECTOR AT ARC WESTCHESTER WELLNESS CENTER

ARCHITECTUREENGINEERING FIRM EXPANDS INTO WESTCHESTER The architecture, engineering and planning firm CPL, which was founded in 1975, has expanded its footprint in the Hudson Valley to include Westchester County with the recent acquisition of Somers-based Sammel Architecture PLLC. The Somers location for CPL brings its total staff level to 450 team members and represents CPL’s 17th office and fifth in the Hudson Valley.

First American Title Insurance Company recently recognized Statewide Abstract Corp. for its 40 years in the industry. Alan Meccia, COO, and Kenneth Mec-

cia, president, of Statewide Abstract were presented with a glass-engraved award by Steve Vincini, vice president of First American Title.

From left: Statewide Abstract’s Senior Vice President Mitch Usavich; Senior Title Officer Jennifer Noto; President Kenneth Meccia; Chief Operating Officer Alan Meccia; and Statewide Abstract Account Executive Michael Meccia.

Information for these features has been submitted by the subjects or their delegates.

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FEBRUARY 3, 2020

Good Things WC FOUNDATION WELCOMES 2 TO BOARD The Westchester Community Foundation (WCF) elected Judge Jared Rice and Anthony Bailey to its Board of Advisors. Rice was appointed to the New Rochelle City Court. Previously, he was a managing partner and trial attorney with Rice & Rice, Attorneys at Law, and a panel attorney with the Westchester County Assigned Counsel. He served three terms on the New Rochelle City Council. Bailey is the managing director of Lumarjo Holdings LLC, a boutique social impact investment firm. Previously he was a business analyst at Eileen Fisher and owner of 24-7 Tech Solutions.

WARWICK VALLEY CHAMBER POWER NETWORKING LUNCHEON On Tuesday, Feb. 4, the Warwick Valley Chamber of Commerce will host a Power Networking Luncheon at Halligan’s at 22 West St. in Warwick from 11:30 a.m. to 1:30 p.m. This event is part of a monthly series of networking activities open to all businesses in the area. General admission is $27 while members of any local chamber and guests pay $17. Seating is limited and reservations are strongly suggested. To make a reservation, call 845-986-2720 or email info@ warwickcc.org.

PHYSICIANS JOIN WHITE PLAINS HOSPITAL PHYSICIAN ASSOCIATES

Rory Greebel

From left: Ari L. Bunim, M.D.; Stephanie Kydd Dondero, D.O.; and Mazen Fouany, M.D.

White Plains Hospital has welcomed Ari L. Bunim, M.D.; Stephanie Kydd Dondero, D.O.; and Mazen Fouany, M.D., to its Physician Associates Division. Bunim, the former clinical director of hepatology at New York-Presbyterian/ Queens, and Scarsdale Medical Group Hospitalist at White Plains Hospital, will be based in the New Rochelle office.

Dondero is a board-certified rheumatologist who is experienced in the treatment of a wide variety of rheumatic autoimmune diseases. Dondero will see patients at the White Plains Hospital Physician Associates offices at 99 Business Park Drive in Armonk, at 2345 Boston Post Road in Larchmont and 3379 Crompond Road in

Yorktown Heights. Fouany, the former medical director OB/GYN of the Pennsylvania-based UPMC Cole health system, brings administrative, research and academic experience to the practice. He will see patients at the White Plains Hospital Physician Associates offices at 170 Maple Ave. in White Plains.

BANK’S SUPPORT SPILLS INTO NEW YEAR

NEW PROGRAM TO HELP MOMS IN NEED Open Door Family Medical Center and (914) Cares’ Baby Bank Westchester have stepped up to help young moms with emotional and financial support. Beija Vasquez, a behavioral health specialist with Open Door’s HealthySteps program and a social worker for the last two years, has become both an advocate and a key role model for young women in need. She brought Baby Bank, a countywide program that provides six months of basic necessities and essentials for newborns up to 2 years old, to join Open Door with its services. With a three-year financial commitment from the Base Point Foundation, Baby Bank has launched a pilot project to collect strollers, high chairs, car seats, pack n’plays, clothing, diapers, baby wipes, diaper cream and many other essentials from around the county and give them to 120 needy families who have been selected as recipients by their partner organizations.

FEBRUARY 3, 2020

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Katherine L. McCrink

PROMOTIONS AT LAW FIRM Wilson Elser has promoted 25 of counsel and associates to partner, including two attorneys from its White Plains office, Rory Greebel and Katherine L. McCrink. Greebel handles commercial litigation matters and represents individuals and a variety of businesses. McCrink defends medical malpractice, nursing home liability and general liability claims.

NEW CRYSTAL RESTORATION WELCOMES ANOTHER FAMILY MEMBER Jessica Cordasco is the newest member of Port Chester-based New Crystal Restoration. She joins the accounting and business development staff and will be responsible for assisting in the day-to-day operations of the business while also promoting the company through marketing and development of new business.

PHELPS HOSPITAL PROMOTES NURSE ASSISTANT

Kevin Cook, principal gift officer at the Maria Fareri Children’s Hospital (MFCH) in Valhalla, accepted a gift from Putnam County Savings Bank (PCSB) employees and a match from its community founda-

tion as a result of its annual “Ugly Christmas Sweater” contest. It comes after the PCSB Foundation’s $50,000 pledge for the NICU expansion in MFCH.

From left: Jim Larkin; Kevin Cook; Rosie Acampora, administrative assistant; and Joe Roberto, PCSB president and CEO.

Donisha Sledge, RN, has been promoted to assistant nurse manager of the emergency department at Phelps Hospital in Sleepy Hollow. Prior to joining Phelps, she worked at White Plains Hospital for 16 years and between 2016 and 2018 as a nurse in the emergency department at Montefiore.

Facts & Figures BANKRUPTCIES Manhattan

Dermira Inc. filed by Michael Schneider. Action: Securities Exchange Act. Attorney: Juan Eneas Moteverde. Filed Jan. 24. Case no. 1:20-cv-00663-LAP.

Fairway Group Holdings Corp. New York. Chapter 11, Voluntary. Attorney: Sunny Singh. Filed Jan. 23. Case no. 20-10161-jlg.

Dollar Tree Stores Inc. filed by Lafremia Powell. Action: Seeking $5 million for diversity – fraud. Attorney: Spencer Sheehan. Filed Jan. 27. Case no. 1:20-cv-00734.

Fairway Pelham Wines & Spirits LLC New York. Chapter 11, Voluntary. Attorney: Sunny Singh. Filed Jan. 23. Case no. 20-10179-jlg. White Plains

ESPN Inc. filed by KC Alfred. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed Jan. 28. Case no. 1:20-cv-00738.

Destro Developers LLC Spring Valley. Chapter 7, Voluntary. Attorney: Destro Developers LLC. Filed Jan. 24. Case no. 20-22125-rdd.

Forte Capital Group Inc. filed by Daniel Barthole. Action: Seeking $1 million for Fair Labor Standards Act. Attorney: Sean William Higgins. Filed Jan. 21. Case no. 1:20-cv00536-AT.

Philiron Inc. Rye. Chapter 11, Voluntary. Attorney: Anne J. Penachio. Filed Jan. 23. Case no. 2022114-rdd.

COURT CASES AK Steel Holding Corp. filed by David Raul. Action: Securities Exchange Act. Attorney: Joshua M. Lifshitz. Filed Jan. 23. Case no. 1:20-cv-00611-PKC. Baker Botts LLP filed by Harvey J. Kesner. Action: Seeking $9.9 million for Racketeering (RICO) Act. Attorney: Robert C. Buschel. Filed Jan. 21. Case no. 1:20-cv-00551-AKH.

Brandometry LLC filed by William Zabit. Action: Seeking $255,000 for diversity-fraud. Attorney: Alexander Edward Eisemann. Filed Jan. 21. Case no. 1:20-cv00555-JSR. Carnival Corp. filed by Joseph Guglielmo. Action: The Americans with Disabilities Act of 1990. Attorney: David Paul Force. Filed Jan. 23. Case no. 1:20-cv-00604-VSB. Chex Systems Inc. filed by Kimberly Boyce-Lazare. Action: Fair Credit Reporting Act. Attorney: Abel Luc Pierre. Filed Jan. 24. Case no. 1:20-cv-00678-AJN.

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. 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

Google LLC filed by Eliot Stein. Action: Seeking $1 million for trademark infringement. Attorney: Robert Gilbert Leino. Filed Jan. 21. Case no. 1:20-cv-00528-JSR. Headout Inc. filed by Lauren Juliff. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed Jan. 27. Case no. 1:20-cv-00699VSB. La Nueva Sabrosura Restaurant Inc. filed by Jose Cruz. Action: Fair Labor Standards Act. Attorney: John Christopher Luke Jr. Filed Jan. 23. Case no. 1:20-cv00609-ER. LogMeIn Inc. filed by Charles Ford. Action: Securities Exchange Act. Attorney: Justin Aaron Kuehn. Filed Jan. 22. Case no. 1:20-cv00582-PAE. Napco Inc. filed by Joseph Guglielmo. Action: The Americans with Disabilities Act of 1990. Attorney: David Paul Force. Filed Jan. 21. Case no. 1:20-cv-00526-AJN. United Parcel Service Inc. filed by Hassan Zorome. Action: Job discrimination (race). Attorney: Russell S. Moriarty. Filed Jan. 22. Case no. 7:20-cv-00584-VB. Qudian Inc. filed by Stephen Bellingham. Action: Stockholder Suit. Attorney: Joseph Alexander Hood II. Filed Jan. 22. Case no. 1:20-cv00577-GHW. Rinaldini Distribution Inc. filed by Patrick Le Quere. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed Jan. 27. Case no. 1:20-cv-00736. Soho Hotel Owner LLC filed by Helen Swartz. Action: Federal question. Attorney: Lawrence Arthur Fuller. Filed Jan. 21. Case no. 1:20-cv-00531-JMF.

ON THE RECORD

Storyful Americas LLC filed by Bean Brendler. Action: Americans with Disabilities Act – Employment. Attorney: Robert McMahon Kitson. Filed Jan. 22. Case no. 1:20-cv-00592-JMF. The Coca-Cola Co. filed by William Batchelor. Action: Seeking $5 million for diversity – fraud. Attorney: Spencer Sheehan. Filed Jan. 23. Case no. 7:20-cv-00594-NSR. The Siegel Group Nevada Inc. filed by Natalia Juscinska. Action: The Americans with Disabilities Act of 1990. Attorney: Hector V. Ramirez. Filed Jan. 21. Case no. 1:20-cv-00541-PGG-SDA. Yedi Inc. filed by Linda Slade. Action: Federal question. Attorney: Dan Shaked. Filed Jan. 22. Case no. 1:20-cv-00561-KPF.

DEEDS Above $1 million BNB Tech LLC, Lewes, Delaware. Seller: The Scarsdale Historical Society, Scarsdale. Property: 937 Post Road, Scarsdale. Amount: $1.1 million. Filed Jan. 24. EPC Hammes LLC, Toledo, Ohio. Seller: HP Mount Kisco 90 and 110 LLC, Milwaukee, Wisconsin. Property: 90 S. Bedford Road, Mount Kisco. Amount: $61.6 million. Filed Jan. 22. HN Real Estate Holding LLC, Jericho. Seller: 3451 Lexington Cortlandt LLC, Briarcliff Manor. Property: 3451 Lexington Ave., Cortlandt. Amount: $1.5 million. Filed Jan. 22. LD CW Realty LLC, White Plains. Seller: JGS Holdings LLC, Elmsford. Property: 40 N. Central Ave., Greenburgh. Amount: $1.5 million. Filed Jan. 24. NHST Restaurant LLC, Katonah. Seller: Gary and Brooke Inc., Mahopac. Property: 25 Route 100, Yorktown. Amount: $1.2 million. Filed Jan. 22. PC 43 Main Property LLC, Montvale, New Jersey. Seller: 43 North Main Street LLC, Stamford, Connecticut. Property: 43-45 N. Main St., Rye. Amount: $2.6 million. Filed Jan. 22. Reed Commercial Holdings LLC, Garrison. Seller: Giovanbatistta Apollonio, et al, Yorktown Heights. Property: 3228 Albany Post Road, Cortlandt. Amount: $1.1 million. Filed Jan. 24.

Below $1 million 12 Inverness LLC, Scarsdale. Seller: Anthony J. Centone, White Plains. Property: 12 Inverness Road, Yonkers. Amount: $458,000. Filed Jan. 22. 14 Touraine Owner LLC, New York City. Seller: Pia Gliatta, Port Chester. Property: 14 Touraine Ave., Rye. Amount: $675,000. Filed Jan. 22. 175 Warburton Corp., Yonkers. Seller: Spears Development Corp., Yonkers. Property: 175 Warburton Ave., Yonkers. Amount: $675,000. Filed Jan. 22. 444 Park Hill Avenue LLC, Bronx. Seller: Jason Fellows, Yonkers. Property: 444 Park Hill Ave., Yonkers. Amount: $296,000. Filed Jan. 24. 47-49 Walnut Corp., New Rochelle. Seller: Caltabellotta Realty Corp., New Rochelle. Property: 47 Walnut St., New Rochelle. Amount: $600,000. Filed Jan. 22. 99 Murray Holdings LLC, Yonkers. Seller: Francesca Veltri, Yonkers. Property: 99 Murray Ave., Yonkers. Amount: $955,000. Filed Jan. 23. Alibaba Group Property LLC, Bronx. Seller: Deutsche Bank National Trust Co. Property: 27 Simpson Place, Yonkers. Amount: $451,500. Filed Jan. 24. Citibank N.A. Seller: Christopher Bonante, White Plains. Property: 38 Bayberry Drive, Peekskill. Amount: $257,134. Filed Jan. 24. CSAR Holdings LLC, Bronxville. Seller: Richard A. Glickel, West Nyack. Property: 782 N. Broadway, Yonkers. Amount: $358,688. Filed Jan. 24. Drago Chirico Realty Partners LLC, Bronxville. Seller: U.S. Bank N.A. Property: 33 Shady Lane, New Castle. Amount: $565,000. Filed Jan. 24. Federal National Mortgage Association. Seller: Maria-Rose Sammarco, Hackensack, New Jersey. Property: 2 Requa St., Mount Pleasant. Amount: $831,454. Filed Jan. 22. Gusti Realty LLC, Croton-on-Hudson. Seller: Adrienne Minassian, Dresher, Pennsylvania. Property: Albany Post Road, Cortlandt. Amount: $200,000. Filed Jan. 23. Hirise Development Group LLC, New York City. Seller: Libertyville Capital Group LLC, Montgomery. Property: Beech St., Greenburgh. Amount: $215,000. Filed Jan. 23.

LD CW Realty LLC, White Plains. Seller: Joseph A. Suarez, et al, White Plains. Property: 17 N. Lawn Ave., Greenburgh. Amount: $200,000. Filed Jan. 24.

Wilmington Trust N.A. Seller: Leticia Arzu, Mount Vernon. Property: 24 Winthrop Ave., Greenburgh. Amount: $500,000. Filed Jan. 22.

MJ Garden X LLC, New Rochelle. Seller: Pebbles Properties 20G Inc., New Rochelle. Property: 20 Garden St., New Rochelle. Amount: $950,000. Filed Jan. 24.

FORECLOSURES

MTC Capital Holdings LLC, Pleasantville. Seller: Ralph P. Marash, White Plains. Property: 142 Battle Ave., White Plains. Amount: $328,000. Filed Jan. 24. NHST House LLC, Katonah. Seller: Gary and Brooke Inc., Mahopac. Property: 25 Route 100, Yorktown. Amount: $800,000. Filed Jan. 22. PSWB 1 LLC, Brooklyn. Seller: Antonio de Jesus, et al, Orlando, Florida. Property: 214 Rumsey Road, Yonkers. Amount: $175,000. Filed Jan. 22. Riverrock Construction LLC, Cold Spring. Seller: Vebi Mushkolaj, Brewster. Property: 1324 Main St., Peekskill. Amount: $25,000. Filed Jan. 23. Secretary of Housing and Urban Development, Washington, D.C. Seller: Lisa Gordon, Bay Shore. Property: 379 Fort Washington Ave., Mount Pleasant. Amount: $675,430. Filed Jan. 21. SSD Housing LLC, Montrose. Seller: David W. Doskow, et al, Cortlandt Manor. Property: Albany Post Road, Cortlandt. Amount: $65,000. Filed Jan. 22. Tamay Sons Inc., Ossining. Seller: Spring 100 LLC, Ossining. Property: 284 Spring St., Ossining. Amount: $350,000. Filed Jan. 24. The Bank of New York Mellon. Seller: Sergio Canales Jr., Yorktown Heights. Property: 3215 Curry St., Yorktown. Amount: $455,000. Filed Jan. 23. U.S. Bank N.A. Seller: Christopher Meagher, White Plains. Property: 571 Mile Square Road, Yonkers. Amount: $936,575. Filed Jan. 24. U.S. Bank Trust N.A. Seller: Anthony Maccarini, Carmel. Property: 11 Dogwood Road, Somers. Amount: $275,000. Filed Jan. 22. U.S. Bank Trust N.A. Seller: Howard L. Sponseller, et al, Cortlandt. Property: 20 Rocky Ridge, Cortlandt. Amount: $470,000. Filed Jan. 24.

ELMSFORD, 37 S. Lawn Ave. Single-family residence; lot size: N/A. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: Aldridge Pite, 40 Marcus Drive, Melville. Defendant: Jorge Barriga. Referee: June Colthirst. Sale: Feb. 5, 10 a.m. Approximate lien: $562,258. MAMARONECK, 612 Baldwin Place. Single-family residence; lot size: .18 acres. Plaintiff: US Bank Trust NA. Plaintiff’s attorney: Cohn & Roth, 100 E. Old Country Road, Mineola. Defendant: Jaime Calim. Referee: Richard Fontana. Sale: Feb. 3, 10 a.m. Approximate lien: $1,050,089. MOUNT VERNON, 9 Frederick Place. Single-family residence; lot size: .44 acres. Plaintiff: The Bank of New York Mellon. Plaintiff’s attorney: Roach & Lin PC, 6901 Jericho Turnpike, Syosset. Defendant: Allison Ventura. Referee: Dennis Krolian. Sale: Feb. 7, 10 a.m. Approximate lien: $1,308,228. NEW ROCHELLE, 80 Brookdale Ave. Single-family residence; lot size: .5 acres. Plaintiff: Ditech Financial LLC. Plaintiff’s attorney: Woods Oviatt Gilman LLP, 500 Bausch & Lom Place, Rochester. Defendant: Derek Hubbard. Referee: Joan Iacono. Sale: Feb. 10, 10 a.m. Approximate lien: $532, 131. OSSINING, 61 N. Malcolm St. Single-family residence; lot size: .16 acres. Plaintiff: PHH Mortgage Corp. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: Victor Gomez. Referee: Hayley Greenberg. Sale: Feb. 7, 3 p.m. Approximate lien: N/A. PEEKSKILL, 10 Carlton Court. Single-family residence; lot size: N/A. Plaintiff: Homebridge Financial Services. Plaintiff’s attorney: Sheldron May & Associates, 255 Merrick Road, Rockville Centre. Defendant: Renee Hanna. Referee: Eve Bunting Smith. Sale: Feb. 6, 9 a.m. Approximate lien: $309,908. PORT CHESTER, 2 Fairhaven Lane. Single-family residence; lot size: .21 acres. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: Gary Rancaniello. Referee: Frank Malara. Sale: Feb. 5, 9 a.m. Approximate lien: N/A.

Vineyard Avenue Holdings Inc., Bronx. Seller: Sheryl Esposito, Fair Lawn, New Jersey. Property: 103 Morningside Ave., Yonkers. Amount: $175,000. Filed Jan. 24.

WCBJ

FEBRUARY 3, 2020

Facts & Figures PORT CHESTER, 13 Loch Lane. Single-family residence; lot size: .59 acres. Plaintiff: Nationstar Mortgage LLC. Plaintiff’s attorney: Gross Polowy, 1775 Wehrle Drive, Williamsville. Defendant: Portia Numme. Referee: Dennis Krouan. Sale: Feb. 3, 10 a.m. Approximate lien: $504,589. THORNWOOD, 103 W. Lake Drive. Single-family residence; lot size: .25 acres. Plaintiff: Ocwen Loan Servicing LLC. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: George Irizarry. Referee: Robert Ryan. Sale: Feb. 5, 11 a.m. Approximate lien: N/A. YONKERS, 60 Eastwind Road. Single-family residence; lot size: .16 acres. Plaintiff: Wells Fargo Bank NA. Plaintiff’s attorney: Woods Oviatt Gilman LLP, 500 Bausch & Lomb Place, Rochester. Defendant: Pedro Martinez. Referee: James Hyer. Sale: Feb. 3, 10:30 a.m. Approximate lien: $664,516.

JUDGMENTS Commerce Commercial Group Inc., Thornwood. $3,319 in favor of S and J Service Center Inc., Hartsdale. Filed Jan. 21. Decaro and Decaro PC, Harrison. $18,610 in favor of Veritext LLC, Mineola. Filed Jan. 23. MDV Custom Cakes LLC, Bronx. $25,024 in favor of Manile LLC, Yonkers. Filed Jan. 24. My Pie America Inc., Yorktown. $17,323 in favor of Carey and Walsh Inc., Briarcliff. Filed Jan. 24.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Brois, Theodore, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $1 million affecting property located at 3 Tallwoods Road, Armonk 10504. Filed May 17. Harte, James R., et al. Filed by Dynasty LLC. Action: seeks to foreclose on a mortgage to secure $850,000 affecting property located at 129 Lyncroft Road, New Rochelle. Filed May 17. Klein, Judith, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $341,000 affecting property located at 1 Laura Lane, Katonah 10536. Filed May 17.

FEBRUARY 3, 2020

McLean, Maud, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $514,250 affecting property located at 150 Parkway South, Mount Vernon 10552. Filed May 20. Ochoa, Ovidio Angel, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $495,000 affecting property located at 59 Crescent Ave., New Rochelle 10801. Filed May 20. Polanco, Freddy, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $121,370 affecting property located at 15 Kendall Ave., Sleepy Hollow 10591. Filed May 17. Stagg, Scott A., individually and as trustee of the revocable trust of Scott A. Stagg, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $1.5 million affecting property located at 7 Castle Brooke Road, West Harrison 10604. Filed May 17.

Mechanic’s Liens CRP/CSH Greenburgh LLC, as owner. $44,888 as claimed by Atlantic Aerials Inc., Manalapan, New Jersey. Property: in White Plains. Filed Jan. 23. Friendly Silverman Holding Corp., as owner. $7,666 as claimed by Columbia Cabinets LLC, Armonk. Property: in Mount Kisco. Filed Jan. 21. Hunter, Pamela G., as owner. $8,810 as claimed by Angela Gioffre, Mount Kisco. Property: in Mount Kisco. Filed Jan. 22. Quimby Realty Inc., as owner. $289,379 as claimed by AB Oil Service Ltd., Bohemia. Property: in Ossining. Filed Jan. 21. Racioppo, Gerard D., et al, as owner. $4,000 as claimed by Bell Mechanical Inc., Mahopac. Property: in Mount Kisco. Filed Jan. 22. RXR 587 Main Owner LLC, as owner. $94,185 as claimed by Ferran Contracting Corp, Maspeth. Property: in New Rochelle. Filed Jan. 21. Stony Lodge Hospital Inc., as owner. $56,491 as claimed by Sam Schwartz Consulting LLC, New York City. Property: in Ossining. Filed Jan. 23. Walthall, Gregory, as owner. $212 as claimed by CW Carl Electrical Contractors I, Mount Vernon. Property: in White Plains. Filed Jan. 21.

WCBJ

NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.

Partnerships 200 Fifth Avenue Funding Associates, c/o H and O Capital Funding LLC, 133 Parkway Road, Bronxville 10708, c/o Martin Finn and Kathrene Finn. Filed Oct. 4. Artisan Video, 21 Hilldale Road, Dobbs Ferry 10522, c/o Jonathan Rekedal and Jeffrey Frumess. Filed Oct. 4. AT Construction, 6 Biehn St., Apt. 2, New Rochelle 10801, c/o William O. Arroyo and Luis Alejandro Torres Pajuelo. Filed Oct. 4. Drip Eight, 23 Fraser St., Pelham 10803, c/o Cherie Corso and Julia Corso. Filed Oct. 3. Kingdom Children Day Care, 407 S. Columbus Ave., Mount Vernon 10553, c/o Edith Blyden Jeter and Eric L. Jeter. Filed Oct. 2.

Sole Proprietorships A-List Entertainment, Box 161, 923 Saw Mill River Road, Ardsley 10502, c/o Paul Steinman. Filed Oct. 4. African Gallery Cookery, 374 Hawthorne Terrace, Mount Vernon 10552, c/o James Dickerson. Filed Oct. 7. AMS Painting, 29 Soulard St., Harrison 10528, c/o Alan Mata Da Silva. Filed Oct. 2. Caribbean Bake Shop, 177 E. Main St., No. 219, New Rochelle 10801, c/o Marian Walters. Filed Oct. 7. Classica Kitchen Tools, 158 Beekman Ave., Apt. 2F, Sleepy Holow 10591, c/o Jacqueline Jeomara Alarcon-Puzma. Filed Oct. 4. Esther Beauty Salon, 105 Westchester Ave., Port Chester 10573, c/o Aura Duarte. Filed Oct. 2. Focus Editing, 4 Teramar Way, White Plains 10607, c/o Shirley Roberts. Filed Oct. 3. Geogeeks, 27B Grant St., Tuckahoe 10707, c/o Blake I. Schiller. Filed Oct. 7. Homegrown Comfort, P.O. Box 680, Verplanck 10596, c/o Audrey Stewart. Filed Oct. 2.

Javi Cho, 24 Spring St., Port Chester 10573, c/o Carlos Naupari. Filed Oct. 3. Joeli Corporate Relocation Specialist, 1 Dillon Road, Larchmont 10538, c/o Joel Arroyo Vazquez. Filed Oct. 7. Marcy D Cosmetics, 50 Washington St., Port Chester 10573, c/o Marcela Duche Ponce. Filed Oct. 7. NC Home Improvement Services, 297 Central Park Ave., Yonkers 10704, c/o Carlos A. Ramirez. Filed Oct. 2. Saloot to America Landscaping, 3564 Sagamore Ave., Mohegan Lake 10547, c/o Sammy Saloot. Filed Oct. 3. Talia DiPietro Therapy, 4 Chatsworth Ave., Suite 204, Larchmont 10538, c/o Talia Keren DiPietro. Filed Oct. 3.

PATENTS Adding conversation context from detected audio to contact records. Patent no. 10,547,708 issued to Hernan A. Cunico, Holly Springs, North Carolina; Asima Silva, Holden, Massachusetts. Assigned to IBM, Armonk. Augmenting messages based on sender location. Patent no. 10,547,734 issued to Thembani Togwe, Lenexa, Kansas; Zachary Greenberger, Raleigh, North Carolina; Jeremy A. Greenberger, San Jose, California. Assigned to IBM, Armonk. Automated change monitoring and improvement recommendation system for incident reduction in information technology infrastructure. Patent no. 10,547,507 issued to Sinem Guven, New York; Karin Murthy, Elmsford; Larisa Shwartz, Scarsdale. Assigned to IBM, Armonk. Automated static control. Patent no. 10,548,206 issued to Icko E.T. Iben, Santa Clara, California; John Thomas Kinnear Jr., LaGrangeville; Ho-Yiu Lam, Moutain View, California; Sia Kai Julian Tan, Singapore, Asia. Assigned to IBM, Armonk. Challenge-response authentication based on internet of things information. Patent no. 10,548,011 issued to Rhonda L. Childress, Austin, Texas; Itzhack Goldberg, Hadera, Israel; Boaz Mizrachi, Haifa, Israel; Clifford A. Pickover, Yorktown Heights; Neil Sondhi, Budapest, Hungary. Assigned to IBM, Armonk.

Cognitive root uniform resource locator. Patent no. 10,547,986 issued to Jeremey A. Greenberger, Raleigh, North Carolina; Zachary M. Greenberger, Raleigh, North Carolina; Trudy L. Hewitt, Cary, North Carolina. Assigned to IBM, Armonk. Data and task reallocation in distributed computing platforms. Patent no. 10,547,673 issued to Liang Liu, Beijing, China; Zhuo Liu, Beijing, China; Junmei Qu, Beijing, China; Wei Zhuang, Beijing, China. Assigned to IBM, Armonk. Detecting an image obstruction. Patent no. 10,547,801 issued to Nixon Cheaz, Cary, North Carolina; Anthony Diaz, Cary, North Carolina; Rohit Shetty, Cary, North Carolina; Richard A. Gebhardt, Raleigh, North Carolina. Assigned to IBM, Armonk. Document distribution from a processing system utilizing pushed references. Patent no. 10,547,700 issued to Edward L. Bader, Los Angeles, California; Nehemiah E. Clark, Los Angeles, California; David S. Gaskins, Huntington Beach, California; Adrian Hermosillo, Chino, California; Bryan V. Pham, Temple City, California. Assigned to IBM, Armonk. Employing conductive track writing in a tamper-respondent system. Patent no. 10,548,216 issued to Gerald K. Bartley, Rochester, Minnesota; Darryl J. Becker, Rochester, Minnesota; Matthew S. Doyle, Chatfield, Minnesota; Mark J. Jeanson, Rochester, Minnesota. Assigned to IBM, Armonk. Group identification and action. Patent no. 10,547,973 issued to Lisa Seacat Deluca, Baltimore, Maryland; Jeremy A. Greenberger, San Jose, California. Assigned to IBM, Armonk. Physical obstruction-correction-based virtual display generation. Patent no. 10,547,768 issued to James E. Bostick, Cedar Pick, Texas; John M. Ganci Jr., Cary, North Carolina; Martin G. Keen, Cary, North. Carolina; Sarbajit K. Rakshit, Kolkata, India. Assigned to IBM, Armonk. Replacing a virtual network function in a network service. Patent no. 10,547,696 issued to Canio Cillis, Berlin, Germany; Jochen Kappel, Berlin, Delaware; Martin McDonald, Berlin, Germany; Christian van Maastricht, Amsterdam, Netherlands. Assigned to IBM, Armonk. Security of shared credentials in crowd-sourced wireless networks. Patent no. 10,548,013 issued to Kulvir S. Bhogal, Fort Worth, Texas; Gregory J. Boss, Saginaw, Michigan; Rick A. Hamilton II, Charlottesville, Virginia; Christopher D. Wyble, Poughkeepsie. Assigned to IBM, Armonk.

Storage elements with label identification for a warehouse. Patent no. 10,547,994 issued to Marcus Breuer, Dalheim, Germany; Bernd Freitag, Partenheim, Germany; Frank Krick, Ockenheim, Germany; Tim Oswald, Gimbsheim, Germany. Assigned to IBM, Armonk. System and method for web conferencing presentation pre-staging. Patent no. 10,547,663 issued to Lisa Seacat DeLuca, Baltimore, Maryland; Shelbee D. Eigenbrode, Thornton, Colorado; Dana L. Price, Surf City, North Carollina; Aaron J. Quirk, Raleigh, North Carolina. Assigned to IBM, Armonk. System, method and apparatus for sensor virtualization in mobile devices. Patent no. 10,548,172 issued to Marco Pistoia, Amawalk; Gegi Thomas, Piermont; Omer Tripp, Bronx. Assigned to IBM, Armonk. Thermal interface adhesion for transfer molded electronic components. Patent no. 10,548,228 issued to Timothy J. Chainer, Putnam Valley; Michael A. Gaynes, Vestal. Assigned to IBM, Armonk. Transparently converting a TLS session connection to facilitate session resumption. Patent no. 10,547,641 issued to Cheng-Ta Lee, Taipei, Taiwan; Wei-Hsiang Hsiung, Taipei, Taiwan; Wei-Shiau Suen, Taichung, Taiwan; Ming-Hsun Wu, New Taipei, Taiwan. Assigned to IBM, Armonk. Two-phase cooling with ambient cooled condenser. Patent no. 10,548,241 issued to Timothy J. Chainer, Yorktown Heights; Milnes P. David, Poughkeepsie; Pritish R. Parida, Yorktown Heights. Assigned to IBM, Armonk. Wireless channel and/or band arbitration. Patent no. 10,548,048 issued to Al Chakra, Apex, North Carolina; Jonathan Dunne, Dungarvan, Ireland; Liam Harpur, Dublin, Ireland. Assigned to IBM, Armonk.

HUDSON VALLEY BUILDING LOANS Above $1 million Banta BWW KG LLC, Poughkeepsie, as owner. Lender: Rhinebeck Bank, Poughkeepsie. Property: in Ulster. Amount: $1 million. Filed Jan. 23.

Facts & Figures Below $1 million Austin Black LLC, Monsey, as owner. Lender: LendingOne LLC, Boca Raton, Florida. Property: 38 Madison St., Walden 12586. Amount: $151,550. Filed Jan. 28. Beaverkill LLC, Brooklyn, as owner. Lender: The Bank of Greene County, Catskill. Property: in Catskill. Amount: $600,000. Filed Jan. 22. Beck, Michael, et al, Milton, as owner. Lender: Salisbury Bank and Trust Co., Lakeville, Connecticut. Property: 79 Mahoney Road, Milton 12547. Amount $260,000. Filed Jan. 23. Breckenridge, Suzanne, et al, Madison, Wisconsin, as owner. Lender: Rondout Savings Bank, Kingston. Property: 19 Echo Lane, Bearsville 12409. Amount: $296,000. Filed Jan. 21. Brissette, Cheryl, et al, Greenland, N.H., as owner. Lender: Walden Savings Bank, Montgomery. Property: in Crawford. Amount: $200,000. Filed Jan. 23. Eureka3 Home Buyers LLC, as owner. Lender: Ice Lender Holdings LLC. Property: in Beacon. Amount: $25,000. Filed Jan. 21. Kandaur, Wynne Virginia, et al, as owner. Lender: U.S. Bank N.A. Property: 16 Ferncliff Road, Greenwood Lake 10925. Amount: $236,000. Filed Jan. 28. Manzione, Christopher Michael, Newburgh, as owner. Lender: Homestead Funding Corp., Albany. Property: in Newburgh. Amount: $19,741. Filed Jan. 24. Milanese, Vincenzo A., as owner. Lender: Primelending. Property: in Poughkeepsie. Amount: $170,100. Filed Jan. 22. Pikul, Randy M., et al, Bloomingburg, as owner. Lender: Walden Savings Bank, Montgomery. Property: in Rochester. Amount: $360,000. Filed Jan. 17. SDF Capital LLC, as owner. Lender: Lendinghome Funding Corp. Property: in Poughkeepsie. Amount: $148,000. Filed Jan. 23. SDF Capital LLC, Mamaroneck, as owner. Lender: LendingHome Funding Corp., San Francisco, California. Property: 45 N. Montgomery St., Walden 12586. Amount: $77,000. Filed Jan. 21. SDF Capital LLC, Mamaroneck, as owner. Lender: LendingHome Funding Corp., San Francisco, California. Property: 11 Â˝ Dolson Ave., Middletown 10940. Amount: $105,000. Filed Jan. 21.

DEEDS Above $1 million 13 Hands Equine Rescue Inc., Bedford Hills. Seller: Michael Visconti, et al, Clinton Corners. Property: 50 Tuscan Way, Clinton Corners 12514. Amount: $2.4 million. Filed Jan. 22. JPMorgan Chase Bank N.A. Seller: Michael J. Khader, Yonkers. Property: 472 Sprout Brook Road, Philipstown 10524. Amount: $1 million. Filed Jan. 23. Red Oaks Dutchess Realty LLC, New Windsor. Seller: Vassar Plaza Realty LLC, Poughkeepsie. Property: in Poughkeepsie. Amount: $3.8 million. Filed Jan. 17. Welltower OM Group LLC, Toledo, Ohio. Seller: HP Newburgh 300 LLC, Milwaukee, Wisconsin Property: 1200 Route 300 and Union Ave., Newburgh. Amount: $40.4 million. Filed Jan. 21.

Below $1 million 1 Margaret Street LLC, New York City. Seller: Douglas H. Ewing, East Greenbush. Property: 1 Margaret St., Red Hook. Amount: $175,000. Filed Jan. 16. 1 Shore Drive Holdings LLC, New Windsor. Seller: JJBR Partners LLC, Nanuet. Property: in Cornwall-on-Hudson. Amount: $330,000. Filed Jan. 21. 111 Weld Road LLC, Spring Valley. Seller: Cassell Vacation Homes Inc., Atlantic Beach. Property: 111/113ETC Weld Road, Middletown 10941. Amount: $300,000. Filed Jan. 23. 12 Tannery LLC, Woodstock. Seller: 12 Gallery Row LLC, Mount Tremper. Property: in Woodstock. Amount: $360,000. Filed Jan. 21. 12550 Holdings 1 LLC, Monroe. Seller: Executive Realty Group LLC, Highland Mills. Property: 59 Van Ness St., Newburgh 12550. Amount: $625,000. Filed Jan. 23. 130 Estate LLC, Brooklyn. Seller: 130 Linden Ave LLC, Spring Valley. Property: 130 Linden Ave., Middletown 10940. Amount: $150,000. Filed Jan. 23. 131 East Ave LLC, Monroe. Seller: William A. Sorg Jr., Walden. Property: 131 East Ave., Walden 12586. Amount: $260,000. Filed Jan. 21. 2019 Castle LLC, White Plains. Seller: Deutsche Bank National Trust Co. Property: 45 Overland Drive, Plattekill 12568. Amount: $23,100. Filed Jan. 23.

33 Lutheran LLC, Monroe. Seller: Dorothy Ann Pfau, Bronx Property: 22 Brooklyn St., Port Jervis 12771. Amount: $10,900. Filed Jan. 22. 446 Liberty LLC, Astoria. Seller: Brian Singer, et al, Warwick. Property: in Newburgh. Amount: $255,000. Filed Jan. 27. 537 Upper Ave LLC, White Plains. Seller: Roger E. Simons Jr., Newburgh. Property: 537 Upper Ave., Newburgh. Amount: $115,000. Filed Jan. 27. 71 Wigsten Road LLC, Pleasant Valley. Seller: Betty M. Wigsten, Pleasant Valley. Property: in Pleasant Valley. Amount: $270,000. Filed Jan. 16. 928 Ventures Inc., Patterson. Seller: Matthew Janchar, Weston, Massachusets. Property: Lot 23, Fox Ridge Lane, Pawling 12564. Amount: $28,000. Filed Jan. 17. 928 Ventures Inc., Patterson. Seller: Matthew Janchar, Weston, Massachusets. Property: Lot 24, Fox Ridge Lane, Pawling 12564. Amount: $27,000. Filed Jan. 17. BGRS LLC, Burr Ridge, Illionis. Seller: Mirna Hana, Monroe. Property: 90 Woodland Road, Monroe 10950. Amount: $565,000. Filed Jan. 21. Brookview Holdings LLC, Suffern. Seller: Raju Sundaran, Fort Lee, New Jersey. Property: 2 Liberty Court, Montgomery 12549. Amount: $231,000. Filed Jan. 21. BW8 Holding LLC, Monticello. Seller: Michelle Ponesse Properties LLC, Newburgh. Property: in Newburgh. Amount: $925,000. Filed Jan. 22. Deutsche Bank National Trust Co. Seller: Jonathan Victor, Mahopac. Property: 244 N. Terry Hill Road, Carmel 10512. Amount: $300,123. Filed Jan. 21. Deutsche Bank National Trust Co. Seller: Robert M. Rametta, Goshen. Property: 2 Sweeney St., Harriman 10926. Amount: $197,853. Filed Jan. 21. Deutsche Bank National Trust Co. Seller: Shane J. Egan, Pawling. Property: 3 Haviland Road, Hyde Park 12538. Amount: $484,500. Filed Jan. 17. Dilello Homes Inc., Newburgh. Seller: Joseph A. Collins, Manchester, New Hampshire. Property: Maple Street, Beacon. Amount: $154,000. Filed Jan. 22. DK Hospitality Management LLC, Poughkeepsie. Seller: Craig DeBenedictus, Rhinebeck. Property: 20 Fox Terrace, Poughkeepsie 12603. Amount: $400,000. Filed Jan. 16.

Drumlin Farm LLC, Milton. Seller: Highview Subdivision LLC, Poughkeepsie. Property: Vacant land, Route 9W, Milton 12547. Amount: $100,000. Filed Jan. 24.

Goshen Turnpike Properties LLC, Middletown. Seller: Celso M. Gonzalez, Corpus Christi, Texas. Property: in Wallkill. Amount: $150,000. Filed Jan. 23.

Mt. Pleasant Vista LLC, Mount Tremper. Seller: Suki Beeh, et al, Woodstock. Property: 26 Lower Winne Road, Shandaken. Amount: $240,000. Filed Jan. 16.

Efran Corp., Brooklyn. Seller: Yong N. Lee, et al, Middletown. Property: Lucks Road, Wawarsing. Amount: $20,000. Filed Jan. 24.

Historic Renovators LLC, Peekskill. Seller: Alexander Fridman, et al, Wappingers Falls. Property: in Port Jervis. Amount: $55,000. Filed Jan. 22.

MTGLQ Investors LP, Greenville, South Carolina. Seller: Eric Stocklmeier, et al, Washingtonville. Property: 4 Ascension Trail, Monroe 10950. Amount: $115,155. Filed Jan. 27.

Eighteen Homes Realty LLC, Brooklyn. Seller: Lakeview Loan Servicing LLC, Troy, Michigan. Property: 36 Eden Road, Harriman 10926. Amount: $232,000. Filed Jan. 27. Elske Enterprises LLC, Bloomingburg. Seller: Robin D. Waizenegger, Port Jervis. Property: in Port Jervis. Amount: $5,308. Filed Jan. 22. Elske Enterprises LLC, Bloomingburg. Seller: Robin D. Waizenegger, Port Jervis. Property: in Port Jervis. Amount: $11,022. Filed Jan. 22. Eretz Enterprises LLC, Monroe. Seller: Ashel Bear Sheva LLC, Monroe. Property: in Kiryas Joel. Amount: $250,000. Filed Jan. 21. Eureka3 Home Buyers LLC, White Plains. Seller: Ronald Smith, Wappingers Falls. Property: in Beacon. Amount: $254,000. Filed Jan. 21. Federal Homme Loan Mortgage Corp. Seller: Gary Elliot Eisenberg, New City. Property: 57 Stagecoach Drive, Middletown. Amount: $273,300. Filed Jan. 24. Federal National Mortgage Association. Seller: Kelli M. Oâ&#x20AC;&#x2122;Brien, Goshen. Property: 65 Center St., Highland Falls 10928. Amount: $79,561. Filed Jan. 22. Federal National Mortgage Association. Seller: Robert F. DeLuise, et al, White Plains. Property: 602 Oscawana Lake Road, Putnam Valley 10579. Amount: $404,200. Filed Jan. 22. Fifth Third Bank, Cincinnati, Ohio. Seller: Michael D. Kranis, Poughkeepsie. Property: 56 Luty Drive, Hyde Park 12538. Amount: $269,000. Filed Jan. 17. Forlini Discala Holdings LLC, Mahopac. Seller: Joseph Coniglio, et al, New Fairfield, Connecticut. Property: in Patterson. Amount: $115,000. Filed Jan. 22. Four NMLS Homes LLC, Monroe. Seller: Noam Estates R LLC, Monroe. Property: 6 Shinev Court, Unit 401, Monroe 10950. Amount: $500,000. Filed Jan. 21. G and V Homes LLC, Middletown. Seller: Fast Easy House Buyer Inc., Harriman. Property: 33 Lake Ave., Middletown 10940. Amount: $110,000. Filed Jan. 23.

JCI Construction Corp., Briarcliff Manor. Seller: Manuel J. Pinho, Bridgeport, Connecticut. Property: in Southeast. Amount: $60,000. Filed Jan. 21. Jimp Inc., Tuxedo. Seller: Kevin M. Didriksen, et al, Tuxedo. Property: in Tuxedo. Amount: $120,000. Filed Jan. 24. JJ Pulaski LLC, Middletown. Seller: Palmerino Svizzero, et al, Warwick. Property: 18 Pulaski Highway, Pine Island. Amount: $755,000. Filed Jan. 22. JM and GAC Property Management Inc., Bloomingburg. Seller: Maria Corea, et al, Middletown. Property: 4 Harrison St., Middletown 10940. Amount: $235,000. Filed Jan. 22. JW and YG Meadows LLC, Monroe. Seller: MTGLQ Investors LP, Irvine, California. Property: 442 Strawridge Road, Newburgh 12589. Amount: $130,000. Filed Jan. 24. Kingston Green Dry Cleaners Inc., Kingston. Seller: Mautner Holding Ltd., Red Hook. Property: in Rhinebeck. Amount: $560,000. Filed Jan. 21. Kingston Land Trust Inc., Kingston. Seller: RE Land Holdings LLC, Kingston. Property: in Kingston. Amount: $23,000. Filed Jan. 22. Kingston Model Railroad Club Inc., Kingston. Seller: The Eleven Main Group LLC, Kingston. Property: in Kingston. Amount: $45,000. Filed Jan. 23. M&T Bank, Buffalo, as owner. Seller: Jason G. Marsh, West Middletown. Property: 1399 Route 211 West, West Middletown 10940. Amount: $246,219. Filed Jan. 21. Minuta Builders Inc., Cornwall-on-Hudson. Seller: HSBC Bank USA N.A. Property: 129 Main St., No. D7, Brookside, Cornwall-on-Hudson 12518. Amount: $115,650. Filed Jan. 23. Monkey Run Road LLC, New Windsor. Seller: Emil J. Mihalco Jr., New Windsor. Property: in Newburgh. Amount: $125,000. Filed Jan. 23.

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N.D.G. Associates Inc., New Windsor. Seller: Vilma Figueroa, New Windsor. Property: in New Windsor. Amount: $80,000. Filed Jan. 24. Obsidian Operations Consulting LLC, Brooklyn. Seller: Fannie Mae. Property: 47 North Road, Highland 12528. Amount: $72,400. Filed Jan. 17. Olivia Quality Homes LLC, Highland Falls. Seller: Arthur W. Gelbard, Scarsdale. Property: in Highlands. Amount: $420,000. Filed Jan. 21. Orange County Land Trust Inc., Mountainville. Seller: Land of America Inc., Warwick. Property: in Warwick. Amount: $250,000. Filed Jan. 21. Professional Commercial Group LLC, Gardiner. Seller: P.E. Colucci LLC, Gardiner. Property: in Gardiner. Amount: $75,000. Filed Jan. 22. Red Knight Real Estate Partners IV LLC, Hopatcong, New Jersey. Seller: AST Construction Co., Matamoras, Pennsylvania. Property: in Port Jervis. Amount: $390,000. Filed Jan. 23. Rosario A. Caracci LLC, Staten Island. Seller: Madison Rose Properties LLC, New Windsor. Property: in Newburgh. Amount: $359,000. Filed Jan. 22. Royal Management Washington LLC, Monroe. Seller: Doda Vucinic, et al, New City. Property: 249 Washington St., Newburgh 12550. Amount: $941,500. Filed Jan. 24. Royal Management Washington LLC, Monroe. Seller: Doda Vucinic, et al, New City. Property: 131 Montgomery St., Newburgh 12550. Amount: $242,000. Filed Jan. 24. Royal Management Washington LLC, Monroe. Seller: RSS Realty Corp., New City. Property: 283, 285, 287 and 289 Washington St., Newburgh 12550. Amount: $161,500. Filed Jan. 24. SDF Capital LLC, Mamaroneck. Seller: Garvin Wells, et al, Poughkeepsie. Property: in Walden. Amount: $55,000. Filed Jan. 21.

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More than 9,000 votes are tallied as of today. Make sure you enter your vote for the best companies. Visit Fairfield’s best companies supplement at westfaironline.com and vote your choices for the best of the best. Join the celebration of the winners after your votes have been tallied.

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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Facts & Figures SDF Capital LLC, Mamaroneck. Seller: Garvin Wells Jr., Poughkeepsie. Property: in Middletown. Amount: $90,000. Filed Jan. 21. Secretary of Housing and Urban Development, Oklahoma City, Oklahoma. Seller: Colette Ade, Canton, Massachusets. Property: 105 South Ave., Poughkeepsie 12601. Amount: $111,500. Filed Jan. 21. Secretary of Housing and Urban Development, Oklahoma City, Oklahoma. Seller: Annie M. Cameron, Durham, North Carolina. Property: 2626 Liberty Ridge, New Windsor 12553. Amount: $242,088. Filed Jan. 27. Seven and One Developments LLC, Beacon. Seller: Bank of America N.A. Property: 40 Hillside Road, Beacon 12508. Amount: $235,000. Filed Jan. 22. SGC Builders Inc., New Paltz. Seller: Gail E. Sisti, Wallkill. Property: 7 Quaker St., Wallkill. Amount: $60,000. Filed Jan. 17. U.S. Bank N.A. Seller: Eve Bunting-Smith, White Plains. Property: 97 Clubhouse Drive, Kent 10512. Amount: $188,574. Filed Jan. 24. W.A. Realty Ventures Corp., Brewster. Seller: Mark D. Golz, et al, Brewster. Property: 31 Crosby Ave., Brewster 10509. Amount: $195,000. Filed Jan. 22. Wallkill Valley Federal Savings and Loan Association. Seller: Lokam Realty LLC, Middletown. Property: in Otisville. Amount: $70,000. Filed Jan. 23.

Average Joe’s Electric, Middletown. $11,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Jan. 3.

Little Asia Corp., Goshen. $50,568 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.

Twin Service Corp., Kingston. $1,129 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 21.

BK Tile and Stone Inc., Chester. $1,668 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

M.J. and D. Foodmarket Inc., Middletown. $1,134 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

United Sales Advisors LLC, West Hurley. $987 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 21.

Broadway Mart Corp., Newburgh. $320,614 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.

Mor Mor Rita LLC, Hurley. $934 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 21.

Warwick Wine Garden LLC, Warwick. $14,250 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Jan. 3.

CM Mechanical of Orange County Inc., Chester. $1,352 in favor of the New York State Department of Labor, Albany. Filed Dec. 30.

New Paltz United Methodist Church, New Paltz. $1,599 in favor of the New York State Department of Labor, Albany. Filed Jan. 17.

Cornerstone Engineering and Land Surveying PLLC, Middletown. $2,068 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. Dutcher Martial Arts Inc., Lake Katrine. $4,598 in favor of the New York State Department of Labor, Albany. Filed Jan. 17. FCI Otisville’s Employees Club Inc., Otisville. $980 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. Final Pest Management LLC, Monroe. $3,913 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Furniture Afford Inc., Monroe. $706 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.

Waterside Venture Group LLC, New York City. Seller: Truman R. Brown, Mount Pleasant, South Carolina. Property: in Cornwall-on-Hudson. Amount: $273,000. Filed Jan. 27.

Gemini Tech Holdings Inc., Port Jervis. $2,463 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

Wilmington Trust N.A. Seller: Dianne Braun Hanley, Katonah. Property: 15 Pine Echo Drive, Poughkeepsie 12601. Amount: $250,000. Filed Jan. 22.

Goshen United Methodist Church, Goshen. $1,030 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.

Woodlawn 8 LLC, Montclair. Seller: Michael J. Starace, Newburgh. Property: in Marlborough. Amount: $70,000. Filed Jan. 23.

John Street Middletown LLC, Monroe. $1,028 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.

JUDGMENTS Almatt Inc., Newburgh. $405 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. AM Billing and Management Corp., Middletown. $1,787 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

Karen’s Café LLC, Greenwood Lake. $2,228 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. La Familia Delpro Inc., Highland Mills. $2,000 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. Lazreb Inc., Saugerties. $4,297 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 21.

North End 1 Auto Repair Inc., Middletown. $39,500 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Jan. 3. North Plank Road Food Services Inc., Newburgh. $69,899 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. NYP Drywall Corp., Monroe. $11,436 in favor of the New York State Department of Labor, Albany. Filed Dec. 30. Off the Muscle Entertainment LLC, Middletown. $18,000 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Jan. 3. Orange County Choppers Café Headquarters LLC, Newburgh. $21,861 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Osweiler Scales Inc., Highland Mills. $1,148 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Pineview Bakery II, Olivebridge. $1,046 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 21. Route 52 Food Mart Inc., Pine Bush. $46,725 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. Star Auto Collision Center Inc., Monroe. $23,629 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7. Star1 Rubbish Removal LLC, Monroe. $1,015 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Superstar Street Vending, Middletown. $1,030 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 7.

Woodstock Landscaping and Excavating LLC, West Hurley. $9,905 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 21.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. 169 Buena Vista Ave LLC, et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $189,000 affecting property located at 12 Mandalay Drive, Poughkeepsie 12603. Filed Jan. 20. Alvarez, Evelyn, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $134,250 affecting property located at 27 Hugenot St., Napanoch 12458. Filed Jan. 21.

Alvira, Raul J., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $214,908 affecting property located at 3 Dundonald Circle, Middletown 10941. Filed Nov. 25. Any unknown heirs, devisees, distributees or successors in interest of the late Thomas Pettit, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $130,000 affecting property located at 38 Osborne Hill Road, Wappingers Falls 12590. Filed Jan. 22. Archer, Richard V. Jr., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $219,000 affecting property located at 99 Gold Road, Stormville 12582. Filed Jan. 21. Bach, John E., as guardian ad litem and military attorney on behalf of unknown heirs, devisees, distributees, or successors in interest of the late John J. Daniello, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $240,000 affecting property located at 5 Majestic Court, Newburgh 12550. Filed Nov. 20. Biscoe, Ronald G., et al. Filed by McCormick 106 LLC. Action: seeks to foreclose on a mortgage to secure $220,000 affecting property located at 1141 Main St., Malden-on-Hudson 12453. Filed Jan. 24. Cochran, Anitha V., et al. Filed by The Money Source Inc. Action: seeks to foreclose on a mortgage to secure $440,867 affecting property located at 44 Hickory Hill Drive, Warwick 10990. Filed Nov. 22.

Conklin, Maritza D., et al. Filed by Caliber Home Loans Inc. Action: seeks to foreclose on a mortgage to secure $199,323 affecting property located at 19 Maple Drive, Middletown 10940. Filed Nov. 20. Crill, Peter Michael, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $275,733 affecting property located at 154 Highwood Drive, No. 118, New Windsor 12553. Filed Nov. 25. D’Allessandro, Raymond, et al. Filed by USAA Federal Savings Bank. Action: seeks to foreclose on a mortgage to secure $144,000 affecting property located at 300 Seminary Hill Road, Carmel 10512. Filed Jan. 24. Doyle, Christopher, et al. Filed by Specialized Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $438,824 affecting property located at 39 Nancy Lane, Chester 10918. Filed Nov. 25. Duke, Margaret, as heir to the estate of John J. Duke, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $246,400 affecting property located at 111 N. Brewster Road, Brewster 10509. Filed Jan. 21. Eden Christain, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $340,000 affecting property located at 154 Murray Ave., Goshen 10924. Filed Nov. 22. Fortiz, Guillermo R., et al. Filed by UMB Bank N.A. Action: seeks to foreclose on a mortgage to secure $186,400 affecting property located at 82 Henry St., Kingston 12401. Filed Jan. 22.

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Facts & Figures Fraser, William F., et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $360,000 affecting property located at 184 Ressique St., Stormville 12582. Filed Jan. 21. Hernandez, Luz, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $314,952 affecting property located at 8 Gardner Ave., Middletown 10940. Filed Nov. 25. Hoge, Joan, et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $272,902 affecting property located at 165 Union Corners Road, Warwick 10990. Filed Nov. 22. Hunte, Esther, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $337,840 affecting property located in Newburgh. Filed Nov. 22. Larson, Joyce, et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $96,400 affecting property located at 64 Tudor Lane, Pine Bush 12566. Filed Jan. 27. Lomauro, Eric, et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $234,668 affecting property located at 33 Wickham Drive, Warwick 10990. Filed Nov. 25. Lovallo, Gerald P., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $151,100 affecting property located at 20 Leonard Lane, Saugerties 12477. Filed Jan. 21. Mascal, Richard Malcolm, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $190,807 affecting property located at 69 Evan Road, Warwick 10990. Filed Nov. 25. McCabe, Justin, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $167,717 affecting property located at 11 Roma Place, New Paltz 12561. Filed Jan. 27.

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FEBRUARY 3, 2020

Melville, Shelia, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $131,000 affecting property located at 20 High Falls Road, Saugerties 12477. Filed Jan. 22. Mendola, Giuliana, et al. Filed by New Residential Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $153,600 affecting property located at 26 Walker Road, Hopewell Junction 12533. Filed Jan. 22. Merritt, James, as heir to the estate of Ronald J. Merritt, et al. Filed by Reverse Mortgage Solutions Inc. Action: seeks to foreclose on a mortgage to secure $187,500 affecting property located at 1 Russet Road, Poughkeepsie 12601. Filed Jan. 17. Morgano, Sarah, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $192,358 affecting property located at 139 Grand St., Goshen 10924. Filed Nov. 25. Nurse, Gregory G., et al. Filed by Pennymac Loan Services LLC. Action: seeks to foreclose on a mortgage to secure $186,558 affecting property located at 92 Maltese Drive, Middletown 10940. Filed Nov. 25. Ortiz, Cesar, et al. Filed by J.P. Morgan Mortgage Acquisition Corp. Action: seeks to foreclose on a mortgage to secure $171,882 affecting property located at 91 Mountain Ave., Middletown 10940. Filed Nov. 25. Parker, Gregory J., et al. Filed by The Money Source Inc. Action: seeks to foreclose on a mortgage to secure $250,381 affecting property located at 133 Orchard St., Newburgh 12550. Filed Nov. 25. Quaid, George J. Jr., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $341,804 affecting property located at 3441 Route 199, Pine Plains 12567. Filed Jan. 17. Reichardt, Michael F., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $310,000 affecting property located at 9 Union Place, Lake Peekskill 10537. Filed Jan. 22. Rhoades, Michelle Diane, et al. Filed by Laelia LLC. Action: seeks to foreclose on a mortgage to secure $127,500 affecting property located at 141 Excelsior Ave., Middletown 10940. Filed Nov. 21. Shields, Denton J., et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 31 Yerry Hill Road, Woodstock 12498. Filed Jan. 24.

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Shields, Mary, as heir to the estate of Ann G. Sullivan, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $544,185 affecting property located at 13 Belden Road, Carmel 10512. Filed Jan. 23. Silguero, Marina D., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $184,000 affecting property located at 14 ½-16 Earle St., Middletown 10940. Filed Nov. 25. Sulich, Gabriela M., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $225,250 affecting property located at 24 Quaker Hill Road, Monroe 10950. Filed Nov. 25. The public administrator of Orange County, as administrator to the estate of William A. Harris, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $204,000 affecting property located at 118 Gidney Ave., Newburgh 12550. Filed Nov. 20. Villavicencio, Patricio, et al. Filed by New Penn Financial LLC. Action: seeks to foreclose on a mortgage to secure $296,000 affecting property located at 27 Warren Drive, Hopewell Junction 12533. Filed Jan. 16. Weizenecker, Jacqueline, et al. Filed by State Farm Bank. Action: seeks to foreclose on a mortgage to secure $91,000 affecting property located at 147 Peaceable Hill Road, Brewster 10509. Filed Jan. 23. Wertheimer, Shabse, et al. Filed by Freedom Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $145,000 affecting property located at 3 Kalev Way, No. 202, Monroe 10950. Filed Nov. 20.

Dotson, Corianna, as owner. $10,350 as claimed by Woodstock Building Supply Corp., Woodstock. Property: 30 Gooding Road, Shandaken. Filed Jan. 24. Highland 3262 LLC, as owner. $12,986 as claimed by Enviro Cleaning, Monroe. Property: 521 N. Ohioville Road, New Paltz 12561. Filed Jan. 24. Jedlicka, Christopher, as owner. $7,666 as claimed by Columbia Cabinets LLC, Armonk. Property: 403 Kingsway, Carmel. Filed Jan. 24. Major, Peter, et al, as owner. $72,380 as claimed by Belfor USA Group Inc., North White Plains. Property: 16 Westleigh Court, Kent. Filed Jan. 24. Martel, Duane A. Jr., et al, Middletown, as owner. $20,175 as claimed by Norwegian Builder and Excavator LLC, Johnson. Property: 49 Beverly Road, Middletown 10940. Filed Jan. 27. Mayer, Carol, as owner. $12,532 as claimed by Woodstock Building Supply Corp., Woodstock. Property: 3972 Route 212, Lake Hill. Filed Jan. 24. Rutty, Diron, as owner. $19,350 as claimed by AJC Construction Inc., Rhinebeck. Property: 110 Devons Farm Road, Stormville. Filed Jan. 21. Vest Realty Company Inc., as owner. $21,384 as claimed by Anthony Rizzo, Monroe. Property: 79 Quaker Hill Road, Monroe. Filed Jan. 23. Walton, Andrea, as owner. $15,439 as claimed by Northeastern Fireplace and Design Inc., Selkirk. Property: 3989 Route 343, Amenia. Filed Jan. 21.

Yassaman, Nicolina Carol, individually and as surviving spouse of Nasser Yassaman, et al. Filed by PNC Bank N.A. Action: seeks to foreclose on a mortgage to secure $225,000 affecting property located at 710 Lenox Road, Monroe 10950. Filed Nov. 20.

This paper is not responsible for typographical errors contained in the original filings.

Mechanic’s Liens

Partnerships

CC Road Tuxedo Park LLC, as owner. $2.1 million as claimed by Taconic Builders Inc., Mamaroneck. Property: 81 Camp Comfort Road, Tuxedo Park. Filed Jan. 23.

Design Build Co., 1 Hudson Valley Landing Road, Apt. 14B, Kingston 12401, c/o Stephen Haberstroh and Keith Valot. Filed Jan. 17.

DMS Consolidators Ltd., as owner. $5,718 as claimed by Allstate Interiors Flooring of New York Inc., Monroe. Property: 30 Beekman St., Beacon. Filed Jan. 21.

NEW BUSINESSES

Nana’s Chicken, 319 Main St., Highland Falls 10928, c/o Hugo A. Tapia and Hugo J. Tapia. Filed Jan. 16. Nomad Fabrication, 91 Hone St., Kingston 12401, c/o Glen Joshua Slack and Alanna Wray McDonald. Filed Jan. 22.

Sole Proprietorships

Lockhart Yoga, 34 Everett Road, Carmel 10512, c/o Casey Lockhart. Filed Jan. 7.

28 Cakes, 1066 Veteran’s Way, Shandaken 12464, c/o Jenna L. Byer. Filed Jan. 21.

Maggie Welsh, 31 Harrington St., New Paltz 12561, c/o Shirra M. Rockwood. Filed Jan. 21.

Ajams Consultants, 531 Overlook Drive South, Mahopac, c/o Alfonso D. Gallo. Filed Jan. 9.

Old Dog New Saxophones, 7 Winston Lane, Garrison, c/o Charles Edward Krachy. Filed Jan. 21.

Atrium Global Associates, 1011 Drewville Road, Brewster 10509, c/o Nao Rene Valentino. Filed Jan. 15.

Paradoxical Press, 59 Jansen Road, New Paltz 12561, c/o Kayleigh Marshall. Filed Jan. 23.

Biz Biz, 712 Tower Ave., Maybrook 12543, c/o Alex D. Carroll. Filed Jan. 16.

Preferred Paving, 125 Geymer Drive, Mahopac 10541, c/o Domenic Chaluisan. Filed Jan. 17.

CJ’s Auto, 5185 Route 209, Accord 12404, c/o Robert J. Halstead Jr. Filed Jan. 21.

Reservoir Britt Kennels, 1504, No. 4, Route 9W, Marlboro 12542, c/o Eric Affuso. Filed Jan. 24.

Danny’s Salvage, 19 Lori Lane, Pine Bush, c/o Daniel L. Dolson. Filed Jan. 16.

Salazar Painting, 1270 Route 22, Brewster 10509, c/o Francisco A. Salazar Ramos. Filed Jan. 17.

Depth of Field Films, 295 Meads Mountain Road, Woodstock 12498, c/o Robert A. Harris. Filed Jan. 23.

Simply Hair by Margarita, 1 E. Main St., Suite 2, Washingtonville 10992, c/o Margarita Mary Villano. Filed Jan. 16.

Equiniki, 191 Stoneleigh Ave., Carmel 10512, c/o Anna Nicole Bruno. Filed Jan. 22. Fire and Spirit Reiki, 1227 Route 300, Newburgh 12550, c/o Ana Lucila Mendez. Filed Jan. 17. Giovanni Fusco Music, 75 Brookside Road, New Paltz 12561, c/o Giovanni Fusco. Filed Jan. 17. ITIG Business Services, 184 Cottage St., Middletown 10940, c/o Larry Alberto Mutis. Filed Jan. 16. Jimenez Landscaping and Construction, 32 Oak St., Kingston 12401, c/o Freddy Jimenez. Filed Jan. 17. Kathy Mac Carthy, 572 Route 6, Carmel, c/o Kathleen M. MacCarthy. Filed Jan. 10. KnR Solutions, 436 Decker Road, Wallkill 12589, c/o Robin L. Goodman. Filed Jan. 22. KPM, 230 Kings Mall Court, No. 319, Kingston 12401, c/o Matthew Edlund. Filed Jan. 21. Lisa and Natalie’s Sweet Treats, 708 Neighborhood Road, Apt.10H, Lake Katrine 12449, c/o Lisa A. Huzinec. Filed Jan. 21. Littlefish, 5 River Road, Apt. 3, New Paltz 12561, c/o Reilly Ann Bastianelli. Filed Jan. 22.

Simply White T Shirts and Things, 7 Blossom Lane, Brewster, c/o Dace Muktupavela. Filed Jan. 13. This House of Healing, 5 Ottawa Road, Patterson 12563, c/o Denise Cambria. Filed Jan. 17. Trans Med, 94 Lake Drive, Newburgh 12550, c/o Joyska M. Merced Claudio. Filed Jan. 16. Village Wet and Dry Cleaner, 174 Canal St., Ellenville 12428, c/o Sarmin Amerina Khan. Filed Jan. 24. Warden Works, 23 Taylor St., Bloomington 12411, c/o Steven P. Warden. Filed Jan. 23. Windy Ridge Creative Co-Op, 1066 Veteran’s Way, Shandaken 12464, c/o Jenna L. Byer. Filed Jan. 21. Zilla’s Craft Corner, 166 Sawmill Road, Lake Katrine 12449, c/o Herbert Ludwig Zilla. Filed Jan. 23.

LEGAL NOTICES 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 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

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

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

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

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

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 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 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 NOTICE OF FORMATION OF LIMITED LIABILITY COMPANY (LLC). NAME CLICK IT TECHNOLOGY, LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 12/03/2019. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: The LLC, 35 Sterling Ave., Floor 2, Yonkers, New York 10704, principal business location of the LLC. Purpose: any lawful business activity. #62463 YELLOW LADDER CONTRACTING LLC. Art. of Org. filed with Secy of State of NY (SSNY) on 12/12/2019. 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: Yellow Ladder Contracting LLC, 81 Pondfield Road, #296 Ste. D, Bronxville, NY 10708. Purpose: any lawful act or activity. #62464 LL Piping LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 7/15/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 385 Mclean Ave., Apt. 10B, Yonkers, NY 10705. General Purpose. #62465 Notice of Formation of Manny’s Painting, LLC Art. Of Org. filed with SSNY on 1/14/20. 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, 5 Elm St, Apt 1, Cortlandt Manor, NY 10567. Purpose: any lawful purpose. #62466 51-52 65 Place, LLC. Filed 12/17/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 66 Oregon Rd Pob 330, Mount Kisco, NY 105494710 Purpose: all lawful #62467

407 3rd Street Associates LLC. Filed 12/16/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 399 Knollwood Road, Suite 318, White Plains, NY 10603 Purpose: all lawful #62468 Cramm LLC. Filed 12/18/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 49 Lakeshore Dr, Eastchester, NY 10709 Purpose: all lawful #62469 Jestam 2 LLC. Filed 12/2/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 344 White Plains Rd, Eastchester, NY 10709 Purpose: all lawful #62470 274 Woodworth Realty LLC. Filed 11/22/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 51 Central Ave, Ossining, NY 10562 Purpose: all lawful #62471 3200 East Main Street LLC. Filed 11/4/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 654 N Division St, Peekskill, NY 10566 Purpose: all lawful #62472 The Cuisinest LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/6/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 740 Commerce St., Apt. 2B, Thornwood, NY 10594. General Purpose. #62473 AFA Advisors LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/13/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 2005 Palmer Ave, #172, Larchmont, NY 10538. General Purpose. #62475 Beloved Surrender LLC. Art. of Org. filed with the SSNY on 10/21/19. 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, 24 Jackson Street 1st Floor, New Rochelle, NY 10801. Purpose: Any lawful purpose. #62476

WCBJ

Panchee Advisory LLC. Art. of Org. filed with the SSNY on 1/8/20. 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, 200 Business Park Drive, Suite 201, Armonk, NY 10504. Purpose: Any lawful purpose. #62477 The Annual Return of the Mucci Family Foundation for the year ended December 31, 2019 is available at its principal office located at c/o Shulman Jones & Company, 287 Bowman Avenue, Purchase, New York 10577 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal manager of the Foundation is: Robert Mucci Dated: February 2020 #62478 Retired Regulators, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/27/2020. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Frederick J. Morrissey, 3 Morgan Dr., #11, Mt. Kisco, NY 10549. General Purpose. #62479 Zeppieri’s Pizza On The Run, LLC Art. of Org. filed with the SSNY on 01/06/2020. 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, 86 Windom Street, White PLains, NY 10607-2615. Purpose: Any lawful purpose. #62480 Mount Kisco Physical Therapy & Chiropractic, PLLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/15/2020. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 103 S. Bedford Rd. Ste. 109, Mt. Kisco, NY 10549. Purpose: Chiropractic and Physical Therapy. # 62474

FEBRUARY 3, 2020

2020

NOMINATE TODAY DEADLINE EXTENDED TO FEB. 7 Nominate 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 AWARDS EVENT: Thursday, March 12 â&#x20AC;¢ 5:30 p.m. Serafina at the Italian Center 1620 Newfield Ave, Stamford, CT

WestfairOnline

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.

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:

SUPPORTERS:

BENEFITING SPONSOR: