Westchester County Business Journal 050619 by Westfair Business Journal

MAY 6, 2019 VOL. 55, No. 18

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The Dragon Coaster at Playland. Photos by Bob Rozycki.

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POPULARITY CONTEST

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REAL ESTATE OUTLOOK

Off the rails

STERNGOLD DISTANCES PACE FROM THE COLLEGE ADMISSIONS SCANDAL

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WESTCHESTER CANCELS PLAYLAND AGREEMENT; STANDARD SAYS IT IS STILL INTERESTED BY PETER KATZ pkatz@westfairinc.com

tandard Amusements has told the Business Journal that it remains committed to restoring Westchester’s Playland to “its former glory,” even though the county has notified the amusement park operator that, as far as the county is concerned, the deal for it to take over operation of the

Rye park is dead as of May 28. Westchester County Executive George Latimer said the county has notified Standard Amusements’ legal counsel that the county has elected to exercise its right to terminate the agreement originally reached under the administration of Democrat Latimer’s predecessor, Republican Rob Astorino. Latimer said the county was giving the required 30-day cancellation notice.

BY PETER KATZ

The county accuses Standard Amusements of being in default of such things as improperly claiming certain expenses as capital improvements and improperly claiming that money spent on salaries, meals, travel, advertisements, marketing, consulting fees and legal fees were part of a $5.7 million investment in the park. “This decision by the county executive is deep» PLAYLAND

pkatz@westfairinc.com “ANYTHING THAT TAINTS THE IMAGE of higher education is not good,” James Sterngold, vice president for university relations at Pace University, said about the scandal involving wealthy parents who paid bribes and submitted fraudulent paperwork in order to ensure that their children would be admitted to such prestigious universities as UCLA, Stanford, Yale and Georgetown. Sterngold

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oversees communications, media, marketing, special events and government affairs for Pace, which has campuses in Pleasantville and Manhattan. Its Elisabeth Haub School of Law is in White Plains. In an interview with the Business Journal, Sterngold echoed the sentiments that Pace University President Marvin Krislov had expressed on WAMC/ Northeast Public Radio in Albany. Krislov said,

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» PACE

IN COURT Dobbs Ferry couple loses $1.3M judgment over wine and liquor enterprise BY BILL HELTZEL bheltzel@westfairinc.com

Dobbs Ferry couple has been ordered to pay creditors nearly $1.3 million for failure to repay loans in the latest of several judgments and accusations concerning their wine and liquor enterprises. Marc and Julie Ravage and Pinnacle Wine & Liquor Inc. defaulted on the loans, according to a judgment entered April 15 by U.S. District Judge Nelson Roman. He awarded $246,647 to Erik Bartone of Glastonbury, Connecticut, and $1,025,462 to his Bart Financial LLC of Cromwell, Connecticut. Pinnacle Wine was formed in 2016, is owned by Julie Ravage and operated from a storefront on Ditmas Avenue in Brooklyn. Bartone loaned the couple $275,000 in 2017, and then Bart Financial loaned $300,000 and $600,000. The loans were secured by Pinnacle’s business assets and by mortgages on the Dobbs Ferry home the Ravages bought in 2014

for $865,000. The Ravages stopped making payments after May 22, 2018, according to the lawsuit, leaving a balance of more than $1 million and a default interest rate of 28 percent. The Ravages asked the court in November for more time to respond to the allegations. Roman granted the request, but the couple never filed an answer to the complaint. The lawsuit also names Brandon Belmonte of Manhattan as a defendant. He also did not answer the accusations, but the default judgment does not include him. The default judgment is one of several awarded to companies that have done business with the Ravages. Westchester Supreme Court granted a judgment against Marc Ravage in 2017 for nearly $115,000 for defaulting on a lease at the Crossroads Shopping Center in Greenburgh. The award included Ravage’s Empire Wine & Liquor Superstore LLC of Pelham Manor, an Empire company based in Torrington,

Last year, Marc Ravage signed a consent order with the Connecticut Department of Banking, acknowledging that he had sold an unregistered business and made unsubstantiated claims about the business’ potential earnings.

Connecticut, and INA Superstore Inc. in Trumbull, Connecticut. Devcon Commons LLC of West Hartford, Connecticut, won a $136,922 judgment in 2017 against Marc Ravage over unpaid rents on an Empire store in Enfield, Connecticut. The Realty Associates Fund IX of Boston was awarded a $105,893 judg-

ment against Marc Ravage in 2017 for nonpayment of rent on an Empire store in Glastonbury, Connecticut. Last year, Marc Ravage signed a consent order with the Connecticut Department of Banking, acknowledging that he had sold an unregistered business and made unsubstantiated claims about the business’ potential earnings. The violations concerned liquor stores in White Plains, Glastonbury and Greenwich, Connecticut. Belmonte was also named in the action and was identified as the “control person” of Empire companies in Connecticut and New York. In February, Slocum & Sons of North Haven, Connecticut, sued Pinnacle Wine and Julie Ravage in Westchester Supreme Court, claiming they owed $41,000 for work performed in 2017. Also in February, Prospect Plaza Improvements LLC of Elmsford sued Marc Ravage in Westchester Supreme Court to enforce a $200,000 judgment issued by a Hartford, Connecticut, court concerning an Empire store.

Yonkers flooring contractor declares bankruptcy; creditor claims fraud BY BILL HELTZEL bheltzel@westfairinc.com

Yonkers flooring contractor claims that a concrete supplier provided defective materials that ultimately forced the company into bankruptcy. But the concrete supplier disputes the allegation. East Hudson Level Flooring Systems Inc. filed a Chapter 11 petition April 16 in U.S. Bankruptcy Court in White Plains, declaring nearly $1.4 million in assets and $3.3 million in liabilities. The company “experienced a series of crippling losses directly attributable to its main concrete supplier, Daro Metro NYC Inc.,” CEO Margaret DeFeo stated in a court filing. But Brooklyn-based Daro Metro NYC claims in lawsuits filed in Westchester and New York City Supreme courts four days before

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the bankruptcy filing that an East Hudson official had diverted funds and committed fraud. East Hudson was organized in 2013 as a subcontractor that specializes in installing commercial flooring. It was operating profitably, DeFeo states in a court filing. Last year, it booked nearly $4.9 million in gross revenue, and the year before $3.1 million. But Daro Metro NYC supplied defective materials for several projects, DeFeo alleges, and East Hudson had to spend more than $1 million replacing the materials. The bankruptcy petition shows more than $1.3 million in accounts receivable. Yet, more than $800,000 has been frozen, DeFeo claims, because Daro Metro NYC has filed improper mechanic’s liens, “spiraling the debtor (East Hudson) into insolvency” and leaving it unable to pay suppliers, ordinary expenses and overhead costs.

The bankruptcy petition lists a $1,251,743 claim by Daro Metro NYC as disputed, and DeFeo said the company will press significant claims against Daro. East Hudson has insufficient capital to complete current jobs or jobs that have been booked, DeFeo said, and it was forced to suspend operations in February. She said it is unlikely that it can continue in business because of the “irreparable harm” to its reputation caused by Daro Metro NYC. The bankruptcy petition will enable East Hudson to marshal assets, collect debts and pursue legal claims, she said, “to maximize the return to all creditors.” Daro Metro NYC paints a different picture in two lawsuits. It says it delivered concrete last year to East Hudson projects on Coney Island for $64,404, and W. 61 Street in Manhattan for $620,933. East Hudson, it claims, has

refused to pay the bills. Daro Metro NYC accuses East Hudson of creating several companies with similar names that are actually undercapitalized shell companies. The lawsuits identify Michael Falzarano of Yonkers as the controlling shareholder of the enterprise. In the bankruptcy petition, Falzarano is listed as vice president, Michael Carpentieri of Monroe as president, DeFeo as CEO, and each as a one-third owner. “Falzarano diverted funds from the East Hudson companies to his personal use,” Daro Metro NYC alleges, “commingled funds with the East Hudson companies and used companies with confusingly similar-sounding names to defraud creditors.” Attempts to get a response from Falzarano failed when no one answered telephone calls to two numbers listed in his name.

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MAY 6, 2019

First business signed for Eastdale Village development in Poughkeepsie

BY PHIL HALL

BY PETER KATZ

phall@westfairinc.com

pkatz@westfairinc.com

astdale Village, a development under construction in the town of Poughkeepsie that will include its own town center along with residential and commercial buildings, has signed an agreement to bring the first business into the project: a 27,000-square-foot medical office. Premier Medical Group, which has offices in Poughkeepsie, Fishkill, Rhinebeck, Kingston, Newburgh, New Windsor, Montgomery and Washingtonville, has signed an agreement to build a facility for its urology division. Eastdale Village is a project by Kirchhoff Cos., a Dutchess County-based, integrated real estate development, investment and management firm. Ground was broken for the

Lamont, Cuomo ranked among nation’s least popular governors

Joseph T. Kirchhoff on the site of the Route 44 property in the town of Poughkeepsie in August 2018. Photo by Bob Rozycki.

project last summer. Plans call for approximately 390 luxury rental residential units, with a mix of studio, one-, two- and three-bedroom units, and up to 120,000 square feet of commercial space in a walkable town center open to the general public that will feature green space along with a mix of food markets and restaurants. The practice offers general urology services and treats conditions such as prostate cancer, kidney cancer, infertility and kidney stones. The

new facility will offer phlebotomy, radiology facilities, CAT scans and ultrasounds. Construction financing for the building is through M&T Bank. Last August, developer Joseph T. Kirchhoff told the Business Journal that it would take approximately five years to complete the project at an estimated cost of $90 million. He said the property totals 80 acres and 35 would be developed. There would be parking for about 1,100 cars for residents and shoppers.

ed Lamont has been Connecticut’s governor since January and Andrew Cuomo has been New York’s governor since January 2011, but the political neophyte and the longtime incumbent share bottom dwellings in a new study by Morning Consult ranking the nation’s most and least popular governors. Lamont’s 33% approval rating among Connecticut residents puts him in a tie with Kentucky’s Republican Gov. Matt Bevin for the lowest approval rating of a governor. Lamont carried an unfavorable rating of 38%, while 29% of Connecticut residents had no opinion on his first few months in office. Across the border, Cuomo carried a 49% favorability rating with a 40% unfavorable rate and 12%

Andrew Cuomo

undecided. Factoring in the favorable and unfavorable balance, Morning Consult concluded that Cuomo was the fourth-most unpopular governor in the nation and Lamont was the fifth. Virginia’s Democratic Gov. Ralph Northam, who became the center of controversy by refusing to resign

after the discovery of racially offensive photographs in his medical school yearbook, ranked as the seventh-most unpopular governor. Kentucky’s Bevin ranked as most unpopular while Massachusetts Republican Gov. Charlie Baker was judged most popular with a 73% approval rating and a 14% unfavorable rating.

Norwegian soars in local passenger traffic while reporting loss BY PETER KATZ pkatz@westfairinc.com

orwegian Air, which promotes itself as the world’s fifth-largest, lowcost airline, was responsible for almost half of the passenger traffic at Stewart International Airport during the 12 months ended Feb. 28, according to statistics from the Port Authority of New York & New Jersey, which operates the airport. The Port Authority’s numbers showed that Norwegian became the No. 1 foreign airline by passenger count serving the New York City region during that same 12-month period. Norwegian flew past Lufthansa, British Airways, Virgin Atlantic, Emirates and previous market leader Air Canada by carrying 2,078,847 passengers through the Port Authority’s airports during those 12 months. At Stewart, Norwegian

MAY 6, 2019

carried 325,359 passengers and was the only airline providing international service there. Passenger traffic for the other carriers at Stewart was: JetBlue Airways, 117,566; Allegiant Air, 112,319; American Airlines, 77,567; and Delta, 54,862. However, the airline reported a first-quarter operating loss of $172 million on sales of approximately $1.2 billion. Sales were up about 14% from the first quarter of 2018. The airline flew with an average of 81% of its seats full during the first quarter. The airline was forced to make changes in its schedules when the worldwide fleet of Boeing 737 MAX 8 jets was grounded in the wake of two fatal crashes. Norwegian operates 18 MAX 8 aircraft. MAX 8 aircraft had been a key element in the airline’s Stewart operations. The airline’s website shows that it offers daily service from Stewart to

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Norwegian is using a Boeing 787 Dreamliner at Stewart Airport while the fleet of 737 MAX 8 airplanes remains grounded.

Dublin, three flights a week to and from Copenhagen, four trips a week between Stewart and Toronto, four to Oslo in Norway, and two weekly flights each way between Stewart and Stockholm, Sweden. Norwegian began service between Europe and

the U.S. in May 2013 with nonstop routes to Oslo and Stockholm. It offers 11 nonstop routes to Europe from John F. Kennedy Airport, Newark Liberty International Airport and Stewart. More than 4.6 million passengers flew on Norwegian from the

New York airports from 2013 to 2018. Its U.S. network continues to expand and includes operations at airports such as Miami International, San Francisco International, Los Angeles International, Orlando, Tampa and Boston’s Logan Airport.

Worldwide, it carried more than 37 million passengers in 2018 on more than 500 routes to more than 150 destinations. It plans to add new routes this summer, including New York to Athens, Chicago to Barcelona, and Boston to Rome and Madrid.

Selling lifestyle in addition to location, location, location

Citrin Cooperman Corner Population Health Evolved: A Provider Focus BY JOSH BERLIN, JD

JOSH BERLIN, JD

A screenshot of the Lifestyles page on Houlihan Lawrence’s new website.

BY PETER KATZ pkatz@westfairinc.com

“S

ome people are surprised that a real estate company would create a website that isn’t all about selling houses,” Anne Marie Gianutsos, chief marketing officer of Houlihan Lawrence, said about the brokerage’s new online initiative to offer clients and prospects a source for lifestyle information. After a six-month development period, the new website “North of NYC” went live on April 17. “The feedback has been very positive. In the first week, we’ve already had thousands of visitors who have come to the site,” Gianutsos told the Business Journal. Rather than presenting listings of houses along with co-ops and condos for sale, the website is designed to provide a guide to living in the Westchester, Hudson Valley and Connecticut communities served by Houlihan Lawrence. The company’s main website houlihanlawrence.com continues to be the access point for seeing listings, browsing the roster of agents and conducting related business. The new website’s address https://northof.nyc needs to be carefully entered. If the

prefix https:// is not accurate or a computer automatically adds the extension .com to the address, it will lead to a dead-end. “Houlihan Lawrence fully understands that when a city buyer is having the ‘do I stay or do I go decision,’ they need access to more lifestyle information to help them make that decision,” Gianutsos said. “Let’s say you know that you really love the walkability of your city life. You may want to explore the towns that have a strong center.” The website offers various interactive elements, such as interactive maps that let users explore hundreds of curated shops, restaurants and cultural attractions. Across the top of the landing page are the tabs “lifestyles,” “places,” “homes,” “journeys,” “happenings,” “how-to’s” and “news” along with a search function. The lifestyles page offers a choice of six categories: cosmopolitan; equestrian; locavore; trailblazer; villager; and waterfronter. The “places” section offers profiles on 31 communities. “We cover Westchester, Putnam, Dutchess and even beyond that into the Hudson Valley, Ulster and Columbia counties and even into Fairfield County in Connecticut,” Gianutsos

said. Gianutsos said they believe that the new website will be useful even after someone has bought a house using a Houlihan Lawrence agent. “We think that many people, after they purchase their home, can benefit from the site. Often, people turn to their agents who become their friends with ‘what can I do this weekend.’ ” She said by the time they were ready to launch the site, they had content contributions from 13 Houlihan Lawrence agents. “In just the first week of this being live, we’ve had close to 50 more agents sign up and contribute their own content.” The new website represents a departure from the type of content, which traditionally has been associated with real estate advertising, which typically highlights the physical elements of properties, including what some consider to be unexciting but nonetheless important items such as whether a house has a new roof or a boiler which is in dire need of replacement. The website was designed and built by King & Partners, a New York City marketing, content and technology firm. Gianutsos described the cost as “substantial.”

‘Population health management’ has become such a commonly utilized and accepted term in healthcare today, that one could argue it is as often overused and ill-defined as the term ‘strategy’ is in general business. With its genesis largely in the public health world, often attributed in the early 2000s to Drs. David Kindig and Greg Stoddart at the University of Wisconsin, the focus historically included the following elements – health outcomes, health determinants and interventions, and policies linking health determinants to health outcomes. Today, and particularly as it relates to healthcare providers, which includes hospitals and health systems, physician practices, and long-term care organizations, the concept of population health management (“PHM”) has evolved from a ‘system’ of measurement to include a variety of factors more relevant to a dynamically changing healthcare industry. The capability to execute with excellence on PHM has become one of the key drivers for success for healthcare providers, which will continue to grow measurably over time. The healthcare landscape continues to evolve dramatically, significantly disrupting the business models and strategies that providers and payors have depended upon for many years. More specifically, the change in reimbursement from fee-for-service, in which volume is the key driver, to fee-for-value, in which high-quality care at lower costs propels reimbursement, has led to a tumultuous period in which healthcare providers have reassessed how best to compete. In this value-driven environment, it is no coincidence an enhanced focus on PHM has arisen, considering that requisite in the reimbursement shift is an orientation towards improved health outcomes for individuals over an extended period of time, underpinned by amplified quality measures and metrics, and assessment based upon performance rigor and discipline. All to say, certain core components, at a minimum, are required for an organization to have sustained success with its PHM strategy. In particular, a provider organization desiring to amplify its PHM focus, should concentrate upon four areas, described as follows: • Enterprise Structure & Membership – including, but not limited to, leadership, education, human capital, organizational structure, and physician alignment • Clinical Maturity – including, but not limited to, clinical pathways/protocols, care management/ coordination, and performance management/ improvement • Information Management – including, but not limited to, infrastructure/interoperability, data integrity, tools/technology, and reporting • Contracting & Distribution – including, but not limited to, funding models, risk-based contracting, and alignment of financial incentives and funds flow Developing a quantitative and qualitative understanding in these four areas has been critical for organizations to develop and evolve their PHM efforts. By evaluating the position of the organization in each of these areas, provider

organizations can develop a highly-effective set of steps to advance the organization’s agenda moving forward. The first area, Enterprise Structure & Membership, encompasses all of the activities an organization undertakes supporting its governance, design, and internal and external relationships, with a critical eye towards developing and integrating a sustainable PHM initiative. The second area, Clinical Maturity, spans those activities coordinating reliable and consistent clinical practices and programs, along with the rigor and discipline required to measure success in a PHM-concentrated environment. The third area, Information Management, embraces the need to understand an organization’s data and the tools required to move towards action, which accelerates and enables any PHM strategic initiative. Finally, Contracting & Distribution contemplates the funding models and financial risk sharing that underpin an outcome-oriented PHM program. Just like with any strategy, defining the hopedfor future of an organization is an essential initial act in embarking on the development of a PHM initiative. It is far more effective and efficient to align the internal and external components required to achieve PHM success if you understand the direction towards which you want to drive. Given the core areas bulleted previously, an organization should be able to both identify opportunities for improvement and develop a path towards meeting its longterm desired goals and objectives. This initial evaluation by healthcare providers across these four key areas facilitates an understanding of areas in need of emphasis that exist between today’s operating agenda and tomorrow’s intended future, while leading the organization to set in motion solutions to bridge any current areas of weakness. Finally, as with any deliberate initiative, it is important to consider the industry staying power and long-term relevance of PHM, as well as its importance for the success of the organization. The advancements of technology, including artificial/augmented intelligence and predictive cloud computing, along with the evolution of policy towards more incentivized arrangements, at least indicate that those provider organizations embracing sound PHM efforts will be better positioned, no matter the market/industry changes to come. As a result, fully embracing an overarching PHM perspective, inclusive of a view to the whole person, no matter as a patient, employee, member, consumer or beneficiary, will likely enhance an organization’s path to success over time. Developing a robust PHM strategy is a decisive step for healthcare providers that aim for current and long-term relevance and sustainability. Starting with the four key areas described above, organizations can achieve uncovering their key PHM disparities and set in motion a process that leads to weaving PHM into their enduring strategic fabric, cascading the accompanying efforts throughout the four walls of an organization and well beyond. ABOUT THE AUTHOR Josh Berlin, co-leader of Citrin Cooperman’s Healthcare Practice, is a seasoned business executive with over 20 years of experience across law, management consulting, and marketing/ communications disciplines, with a focus on strategy and business efficiency. This includes serving as a strategist, expert and advisor across the full healthcare ecosystem (providers, payors, employers, governments, and advocacy), facilitating the near-term success and longterm sustainability of those organizations he and his teams support. Josh can be reached at 404.805.8432 or at jberlin@citrincooperman.com. Citrin Cooperman is a full-service accounting and consulting firm with 14 domestic and international locations. Visit us at citrincooperman.com

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MAY 6, 2019

Playland—

ly disappointing and devastatingly false. Standard Amusements’ perfectly valid conduct was never controversial under the prior administration, and this move is nothing more than a means to improperly terminate a thirty-year contract that was twice approved by super majorities of the Westchester Board of Legislators. It exposes taxpayers to hundreds of millions of dollars in losses from Playland’s extensive capital needs and needless litigation. The administration has been negotiating in bad faith and, despite numerous requests, Mr. Latimer has been unwilling to meet with Standard Amusements since November 2018,” the parks operator said in a statement. “This course of action also directs attention away from the county’s complete mishandling of food safety, failure to secure the wooden Dragon Coaster, and lack of proper fire suppression technology at Playland,” the statement said. Standard Amusements said it has worked for nine years and spent more than $10 million on Playland. “Despite Mr. Latimer’s mismanagement and complete disregard for visitor safety, Standard Amusements remains more committed than ever to restoring Playland to its former glory,” Standard said. Latimer’s announcement was released shortly before 6:30 p.m. on Sunday, April 28, when county offices normally are closed. Latimer said: “We are unhappy with the way this has all turned out; we never wanted this kind of conflict. However, we are simply not satisfied with what we have been seeing.” Latimer alleged that Standard Amusements has leaked false information to the press, hired a public relations firm and hired a legal firm rather than spending resources on delivering a

A side entrance at Playland.

detailed marketing plan for the park. Latimer charged that Standard is in material breach of the contract. “Standard Amusements has improperly claimed that it invested money in Playland, when in reality that money was not spent on purposes allowed under the agreement. Standard Amusements is wasting taxpayer dollars at the end of the day,” Latimer said. He said the county has been negotiating in good faith to restructure the agreement. Latimer referred to a letter the county sent to Standard on Dec. 7, 2018, setting forth what the county alleged were a number of areas in which Standard had defaulted regarding the investment it was supposed to be making. It accused Standard of blocking the county from completing a financial audit related to the contract. Latimer said the county has done what it

was supposed to do under the contract, but Standard hasn’t. He said, “This agreement has Westchester taxpayers on the hook for $125 million with Standard committed for $27.5 million. The county’s relationship with Standard Amusements must come to a close. We cannot have confidence in Standard Amusements based on its actions. The company has not proven it has been serious about Playland succeeding.” On April 30, the Business Journal received a document from Standard defending itself against the county’s claims. In it, Standard noted that it prepared a draft master plan with more than 130 pages laying out what it termed “a broad and complete vision for the park.” Standard alleged that while it has been eager to discuss its plans with the public, the Latimer administration has worked to prevent public discussion.

It challenged the county’s allegation that several million dollars Standard spent was not for capital improvements as it had represented. It said the contract specifically allows for the inclusion of overhead when figuring capital improvements. Standard said that it offered to sit down to address any concerns the administration had over this matter and raising its investment to $50 million from $30 million. It also said that, contrary to what the county has alleged, it has fully complied with every audit request, including what it said were audit requests outside the scope of the contract. Republicans on the Westchester County Board of Legislators had a few things to say about the decision to cancel the contract. Minority Leader John Testa of Peekskill said, “I am disappointed but not surprised that the administration has taken this ill-advised action.” Testa accused the Latimer administration of not negotiating in good faith and keeping legislators in the dark regarding what was happening. “Along with returning to (the) past practice of having (the) complete financial burden for Playland Park, Westchester taxpayers face a very expensive and long litigation process that will end up costing Westchester millions.” Republican Gordon Burrows of Yonkers said, “As a practicing attorney for the past 33 years, I am extremely concerned over the financial exposure that the Westchester County taxpayer may face if this contract dispute goes to litigation.” Margaret Cunzio, a Republican representing Mount Pleasant, North Castle, Pleasantville and parts of Briarcliff, said, “My concern is that to terminate the existing contract without a concrete plan of action presented to the public, taxpayers, as well as the Board of Legislators before terminating an approved contract is troubling.”

KEEPING PACE 1

Pace—

“Everyone is shocked at the extent of the illegality that’s been going on. Everyone is saying that we need to make sure that our processes are in place to ensure that we don’t have anything like this happen on our campuses and I can tell you that’s a discussion I had with colleagues at other universities.” “It is certainly not good for Pace or any of our peer institutions that there would be a negative image now that college entrance is unfair and that the application process is rigged,” Sterngold said, quickly adding that they know of nothing like that happening at Pace. He said there are fundamental differences between the institutions named in the scandal and Pace. “We’re ranked the No. 1 university in the country for economic mobility, something we’re very proud of. What it means is not just that we launch kids on great career tracks, but we take a lot of lower-income students who may not

MAY 6, 2019

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have had a lot of opportunity elsewhere. We spot their talent, we spot their drive and we offer opportunities for them to develop it.” Sterngold said the silver lining in what he described as “the dark cloud” of the scandal was that it emphasized that a college degree is more important than ever before. Sterngold joined Pace in July 2018 from The City University of New York where his roles included interim director of communications and marketing. He has an extensive journalism background, including 18 years as a correspondent for The New York Times. He said while Pace may have in the past been primarily a commuter school, it has evolved into an institution offering full-time on-campus living experiences. He pointed to a $100 million investment for improved facilities at the Pleasantville campus and a $60 million renovation of its buildings in lower Manhattan. Sterngold said Pace’s performing arts school has become one of the most com-

James Sterngold. Photo by Peter Katz.

petitive in the country, “Students have to audition to get in. The acceptance rate is very low,” he said. Sterngold noted that Pace has about 20,000 graduates living in Westchester and has embarked on an expanded campaign to keep its alumni actively involved with the university. He said Pace is poised

to be deeply involved as Westchester evolves into a major center for biotech and the biosciences. “Westchester is going to be the biotech incubator for the East Coast,” Sterngold said. “Pace is going to be the intellectual pipeline to supply the workforce and supply the talent. Without talent, biotech isn’t going anywhere. Pace is really proud of the fact that we’re already talking to all the major players in this field and that this is something that is going to be a major source of growth for us.” Pace’s enrollment is about 13,000 on all campuses, with 3,000 students in Pleasantville. It says approximately 92% of its students receive financial aid. “We educate students for the workplace. We ensure that our students graduate with three, four, five internships in their area of interest, so they graduate with a great resume,” Sterngold said, describing a Pace education as “actually delivering the substance that gives you the resume that is going to launch you on a great career.”

NYMC to receive $925K in bioterrorism and disaster response training funds BY PETER KATZ

to create additional space for classroom learning along with hands-on training for disaster and terrorism events. “The center provides hands-on training and expert guidance in the response to both natural and man-made disasters, including mass casualty incidents, terror events, accidental explosions, chemical spills and biological releases — catastrophic events that we in government, public safety and health care must be prepared for,” said Westchester County Executive George Latimer.

pkatz@westfairinc.com

“I

wish we didn’t need this center,” Alan Kadish, M.D., president of New York Medical College (NYMC) and the Touro College and University System, told an April 25 news conference at the NYMC campus in Valhalla. He was referring to the NYMC Center of Excellence in Precision Responses to Bioterrorism and Disasters (CEPRBD), which operates at the school’s Center for Disaster Medicine. “I wish responses to bioterrorism and disasters were a thing of the past, but unfortunately what we’ve seen in several places in just the last few weeks — from cyclones to terrorist attacks and threats of bioterrorism — suggest that the center is more important than ever, and the training we provide here is crucially important.” The news conference was called to announce that New York state has increased its annual support for the center from the $750,000 announced for last year to $925,000. NYMC will match that amount.

I wish responses to bioterrorism and disasters were a thing of the past, but unfortunately what we’ve seen in several places in just the last few weeks — from cyclones to terrorist attacks and threats of bioterrorism — suggest that the center is more important than ever, and the training we provide here is crucially important.

From left: David Markenson, M.D., medical director of NYMC’s Center for Disaster Medicine; Westchester County Executive George Latimer; Peter Harckham; and Alan Kadish. Speaking at the podium was Robert W. Amler.

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MAY 6, 2019

Developer seeks to add affordability to assisted living BY PETER KATZ pkatz@westfairinc.com

“W

hat’s missing currently in the offerings to Westchester in general, but specifically in Mount Vernon, is the affordability aspect of assisted living,” developer Eric Newhouse told the Business Journal a few days before the May 1 continued public hearing by the Mount Vernon Planning Board on his proposal to build The Sentinel of Mount Vernon. “There are lots of options available on the high end of the market, but what we provide is a high-end product at affordable rates.” Newhouse, principal of 1 North Fulton Realty LLC, d/b/a/ The Sentinel of Mount Vernon, can point to a track record of building and operating assisted

living facilities including The Sentinel at Amsterdam and The Sentinel at Port Jervis. In addition, applications were filed for The Sentinel of Mohegan Lake and The Sentinel of Rockland County, to be built in Montebello. Newhouse also heads Casper Development LLC. The entity 1 North Fulton Realty LLC originally petitioned the Mount Vernon City Council for a rezoning of the 1.46-acre property at 1 North Fulton Ave. It had been in the RMF15 Multi-Family Residence District and, as requested, the City Council amended the zoning map to place the Senior Citizen Housing Floating Overlay (RMF-SC) onto the site. It also decided that the project would not have a significant adverse environmental impact, obviating the need for a full round of State

The site of the proposed Sentinel of Mount Vernon.

Environmental Quality Review Act (SEQRA) environmental studies. The original application described the project as being eight stories plus a basement. It would house six floors of assisted living and two floors of inde-

pendent living. The assisted living facility would accommodate 200 people while 40 would be in the independent living units. While the original application called for 70 parking spaces to be provided, the Planning Board now shows

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the number of spaces at 63. Newhouse indicated there may be additional tweaks to the proposal. “It’s probably one of the largest vacant land sites in Mount Vernon,” Newhouse said of the land, which was purchased about a year ago for the project. “I think we’ve had a great reception so far at various levels of city government in Mount Vernon and we’ve held public comment events and it’s all been very enthusiastic.” Newhouse said he hopes to break ground within a year and that construction would take approximately 18 to 24 months. Newhouse said the independent living would be geared toward affordability and the assisted living care would be offered at about half existing commercial rates. He pointed out that New York state has the Assisted Living

Program (ALP) whereby people whose incomes and health care needs qualify them for participation can have the assisted living component of their health care costs covered. “It’s a large facility and being that it’s large, we can keep the costs down for the people,” Newhouse told the Business Journal. The project application included data from the state Department of Health indicating there were 3,548 assisted living beds in Westchester County and only 275 of them were used for people receiving assistance from the ALP. Mount Vernon had three assisted living facilities with none of them licensed for ALP beds. The data estimated that the county’s population was 980,224 and that 158,799 residents, about 16.2% of the population, were age 65 or older.

Four (tempting) behaviors to avoid when saving for retirement And the secret to real retirement savings success

By: Barry P. Mitchell, Jr., Mitchell WealthCare UBS Financial Services

o err is human, but you can sidestep some of the most common mistakes people make in saving for retirement by avoiding these four oh-so-tempting behaviors.

RETIREMENT SAVINGS MISTAKE #1: PROCRASTINATING

Even though you know you will get older and eventually retire, a little part of you still believes you might not. Nobel Prize-winning economist Richard Thaler, the founding father of behavioral economics, has spent much of his career exploring why so many Americans have difficulty saving for retirement. One thing he found is that people would rather enjoy what their money can do for them today rather than in the future.1

RETIREMENT SAVINGS MISTAKE #2: BEING TOO LOSS AVERSE

We don’t like to lose money, so the notion of less money in our paycheck today to serve our needs in the future is a tough pill to swallow. The problem with loss aversion is that we keep delaying that uncomfortable feeling of a smaller paycheck. If you delay too much, you lose out on the compounding effect. For example, if you decide to save $5,000 a year beginning at the age of 35, by the time you’re 65—assuming a 4.5% rate of return—you’ll have 43% less savings than if you had started saving at age 25. That adds up to $240,000.1

RETIREMENT SAVINGS MISTAKE #3: NOT PRACTICING DISCIPLINE

When deciding how to invest, too often investors try to time the market rather than follow a disciplined investment approach. Trying to get in the market “at the right time” sounds smart, but in reality, it often leads to inaction, because that right moment never seems to come. The idea of timing the market only reinforces the first two mistakes (procrastination and being too loss averse).

Here’s an example of a disciplined savings strategy: You could start by putting $5,000 away, and then add 5% each year. It might sound boring, but in the end, it will Barry P. Mitchell, Jr. add up to much more than a “timed” strategy that never quite launches.

RETIREMENT SAVINGS MISTAKE #4: TINKERING WITH YOUR PORTFOLIO TOO MUCH

You want to take a more active role in your investments? That’s good, except if you have a tendency to overmanage. This often happens with retirees, who find themselves with more free time than ever before, and take a keen interest in chasing performance. In the research paper, “Trading is hazardous to your wealth,” authors Brad Barber and Terrance Odean found that, on average, households turned over 75% of their equity portfolios annually and underperformed by 1.5% each year.2 The biggest cause of this is mistiming when to buy and sell a particular fund. People are often driven by the desire to own more of that “hot” stock in rising markets when others are buying, or by “fear” in falling markets when others are selling. In a diversified portfolio, you’ll always be tempted to adjust the portfolio exposure in favor of the best-performing asset classes. The problem is, acting on that temptation may be costing you. So what’s the trick to saving for retirement? Actually, there is none. Start saving for retirement today, and stick with it. No gimmicks, no magic timing and no schemes that will “pay off big.” Just old-fashioned discipline.

1Modern Retirement Monthly, “Three common mistakes in retirement planning,” November 7, 2017 [Note: Do we have the article title and date to add in here?] 2The Journal of Finance, ”Trading is Hazardous to Your Wealth: The Common Stock Investment Performance of Individual Investors,” April 2000. In providing financial planning services, we may act as a broker-dealer or investment adviser, depending on whether we charge a fee for the service. Financial plans provided free of charge are a service incidental to our brokerage relationship and the service terminates upon delivery of the plan. We provide financial planning services as an investment adviser for a separate fee pursuant to a written agreement, which details the terms, conditions, fee and scope of the engagement. Note that financial planning does not alter or modify in any way the nature of a client’s UBS accounts, their rights and our obligations relating to these accounts or the terms and conditions of any UBS account agreement in effect during or after the financial planning service. Clients are not required to establish accounts, purchase products or otherwise transact business with us to implement their financial plan. Should a client decide to implement their financial plan with us, we will act as either a broker-dealer or an investment adviser, depending on the service selected. For more information about our financial planning services for a fee, please see the firm’s Financial Planning Disclosure Brochure. UBS Financial Services Inc., its affiliates and its employees do not provide tax or legal advice. Clients should speak with their independent legal or tax advisor regarding their particular circumstances. Investing involves risks, including the potential of losing money or the decline in value of the investment. Performance is not guaranteed. © UBS 2019. The key symbol and UBS are among the registered and unregistered trademarks of UBS. All rights reserved. UBS Financial Services Inc. is a subsidiary of UBS AG. Member FINRA/SIPC.

Highly dedicated to clients. Now, highly regarded by the industry. Congratulations to Barry P. Mitchell Jr., CRPC®, CRPS®, CAP® for being named a 2019 Forbes Best-In-State Wealth Advisor, ranked #15 in New York At UBS, we believe managing a client’s assets goes beyond just the value of their portfolio. It’s about establishing trust, instilling confidence and building personal relationships. Those are just a few of the reasons Barry P. Mitchell Jr. has been named to the 2019 Forbes/SHOOK list of Best-In-State Wealth Advisors in New York. We’re proud to have someone who has the passion and dedication to excellence like Barry on our team. We think you’ll feel the same about him, too. For more information, call: Barry P. Mitchell Jr., CRPC®, CRPS®, CAP® Managing Director–Wealth Management Retirement Plan Consultant Senior Portfolio Manager FA Advisory Council Member Mitchell WealthCare UBS Financial Services Inc. 709 Westchester Avenue, Suite 400 White Plains, NY 10604 914-287-6074 barry.mitchell@ubs.com

ubs.com/team/mitchellwealthcare

Forbes Best-In-State Wealth Advisors list is comprised of approximately 2,200 financial advisors. It was developed by SHOOK Research and is based on in-person and telephone due diligence meetings to measure factors such as: quality of practice, industry experience, compliance record, assets under management (which vary from state to state) and revenue. Neither UBS Financial Services Inc. nor its employees pay a fee in exchange for these ratings. Past performance is not an indication of future results. Investment performance is not a criterion because client objectives and risk tolerances vary, and advisors rarely have audited performance reports. Rankings are based on the opinions of SHOOK Research, LLC and not indicative of future performance or representative of any one client’s experience. As a firm providing wealth management services to clients, UBS Financial Services Inc. offers both investment advisory services and brokerage services. Investment advisory services and brokerage services are separate and distinct, differ in material ways and are governed by different laws and separate arrangements. It is important that clients understand the ways in which we conduct business and that they carefully read the agreements and disclosures that we provide to them about the products or services we offer. For more information, visit our website at ubs.com/workingwithus. For designation disclosures, visit ubs.com/us/en/designation-disclosures. UBS Financial Services Inc. is a subsidiary of UBS AG. Member FINRA/SIPC. © UBS 2019. All rights reserved. ACC_04032019-1 IS1800213 Exp.: 04/30/2020

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MAY 6, 2019

La Cremaillere, renowned French restaurant in Bedford, files for bankruptcy protection BY BILL HELTZEL bheltzel@westfairinc.com

a Cremaillere has wine worth nearly $1.3 million in its cellar in Bedford, but not much else to keep the famed French restaurant financially afloat. La Cremaillere petitioned for Chapter 11 bankruptcy protection on April 17, declaring nearly $1.4 million in assets and more than $2 million in liabilities. As recently as September, the owners had expressed optimism when Meyzen Family Realty Associates, the company that owns the property and leases it to the restaurant, filed for Chapter 11 bankruptcy to protect the property from foreclosure. They were close to refinancing the property, co-owner Barbara Meyzen said, and just needed “a few months breathing room” to

finish the deal. “The restaurant is experiencing an upsurge in business,” she stated, “which will allow it to begin paying rent once again.” But in February, Celtic Bank Corp. of Salt Lake City informed the bankruptcy court in White Plains of a possible “doctored document” and asked permission to continue with foreclosure, including a claim on the wine collection. “The debtor has repeatedly provided fraudulent documents to Celtic Bank,” attorney Dawn Kirby stated in a motion to modify the automatic stay on collecting debts. “It is clear,” she said, “there is no hope of reorganization for this debtor.” La Cremaillere, housed in a 1750s farmhouse on Bedford-Banksville Road, on the Connecticut border, has developed a reputation as an exemplar of fine French

country cooking, under Robert Louis Meyzen in the 1960s, and later by his son and current co-owner, Robert Olivier Meyzen. The restaurant began to struggle during the 2007-08 recession, Barbara Meyzen stated in a September bankruptcy court filing, “which made it difficult to pay the mortgages.” The Meyzens, of Redding, Connecticut, had mortgaged the property to Celtic Bank in 2013, to secure a $900,500 promissory note on an SBA

loan, and to their niece, Judy Smith, of Fort Worth, Texas, for a $155,000 loan. Celtic filed for foreclosure in 2017. Smith sued in February 2018, claiming that her signature had been forged on a satisfaction of mortgage document filed with the Westchester County Clerk in 2017. She asked the court to nullify the release, reinstate the mortgage and award her $50,000 in damages. When Meyzen Family

Realty filed for Chapter 11 bankruptcy in September, the petition automatically froze collection of debts, to enable the company to reorganize. The Meyzens declared $2.8 million in assets — the value of the 3.75 acres and the farmhouse-restaurant — and $1,450,000 in liabilities — including $1.2 million owed to Celtic Bank and $250,000 to their niece. In February, a Celtic Bank attorney, Erica R. Aisner, questioned the veracity of a document filed by Meyzen Family Realty, and cited a record of dodgy documents. “Suspicions run high,” she said, when the debtor has provided documents that show payment of property taxes that were not paid, issued checks on an account with insufficient funds, provided nonexistent postal service receipt numbers to prove that payments were

sent, and provided an insurance document “to show insurance was in place when it clearly was not.” Two months later, La Cremaillere filed for bankruptcy protection. The new petition lists claims of $1,376,407 by Celtic Bank and $225,564 by L.J. Smith Investments LP but shows both as disputed. The largest unsecured claim is $423,000 by the Internal Revenue Service, and is also listed as disputed. Meyzen Family Realty has an agreement with The Lewinstein Family Trust of University Heights, Ohio, to loan nearly $2.7 million, according to the company’s attorney, H. Bruce Bronson of Harrison, in a response to Celtic Bank filed on March 4. The new financing, he said, “can be put into place rather quickly and Celtic and other creditors of debtor can be repaid and the bankruptcy successfully concluded.”

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CONTRIBUTING WRITER | By Al Alper

It’s time to audit your company’s infrastructure

ow safe is your company’s information against the growing threat of cyberattacks? Every day more than 80,000 new variants of malware that hackers use to ply their trade are being released. Statistics show that hackers attack someone, somewhere, every 39 seconds. Thousands of hackers are leveling tens of thousands of new hacks against enterprises every day. It’s unfortunately getting easier for them as the level of sophistication of hacking tools improves. As reported by Small Business Trends, 43 percent of cyberattacks target small businesses and 48 percent of data breaches are caused by malicious intent. The rest are caused by human error or system failure. And only 14 percent of businesses classify their ability to mitigate cyberattacks and tests to their system’s vulnerability as highly effective. Warren Buffett has said that cyber threats are bigger than threats from nuclear weapons. The NIST (National Institute of Standards and Technology, http://nist.gov) provides the framework for risk assessments and defines what is covered and included. An effective audit evaluates three overall areas of an organization: administrative, physical and technological. You should expect your risk assessment

★

to generate both a findings report and a work plan. The report details findings of the risk assessment whereas the work plan will provide a remediation that includes technologies, policies, procedures and/or other recommendations. In undertaking a risk assessment, it’s critical to select someone to lead this effort who is an expert in cybersecurity and can guide a company through the steps needed to evaluate potential problems. Your managed service provider (MSP) may be able to recommend a cybersecurity expert, but it will not be an MSP that should conduct the audit. Not because they don’t know IT and technology, but because cybersecurity requires a specialist. Find someone who can identify weaknesses and then provide you with a recommendation for how to remediate them. At the heart of every infrastructure or enterprise audit is a “vulnerability test.” This is a technologically driven exercise employed against the organization to look for known “holes” in the system’s infrastructure. It’s an attempt by the cybersecurity expert to “hack” into your company’s infrastructure to see if it can be penetrated. It’s the first step in determining risks and potential risks. Virtually every infrastructure is at risk in some way. Our expe-

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rience is that we have never found a system or organization that is 100 percent impenetrable. Remember the WannaCry ransomware cryptoworm from 2017? It targeted computers running the Microsoft Windows operating system by encrypting data and demanding ransom payments in the Bitcoin cryptocurrency. While Microsoft had released patches previously to close the exploit, much of WannaCry’s spread was from organizations that had not applied these, or were using older Windows systems that were past their end of

life. WannaCry exploited a “known hole.” A vulnerability test might have prevented many companies from being infected with this particular, costly and time-draining threat to their businesses. Your cybersecurity expert should also recommend employee training. More than half of the breaches to infrastructure are the result of human error or system failure. Every company can take initial steps, such as training employees to “trust but verify” on any email that looks even remotely suspicious, and implementing a policy that does not allow company data (email and other) to be stored on employees’ personal devices. This training doesn’t have to be long and painful but should be thoughtful and consistent. If you are serious about the health of your business it’s critical to ensure that your firm’s infrastructure is protected against cyber criminals and growing threats. Every business should commit to a risk assessment or audit to ensure and maintain the safety of their infrastructure — and the viability of their long-term success. Al Alper is CEO of CyberGuard 360 (http:// cyberguard360.com) and Absolute Logic (http://absolutelogic.com), both of which are located in Wilton, Connecticut.

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FACES & PLACES Fashion show raises over $30K for Hudson Gateway Realtor Foundation

The Hudson Gateway Realtor Foundation raised $30,417 at its Runway for Hope Fashion Show on April 4 at Glen Island Harbour Club in New Rochelle. The event featured fashions by Lord & Taylor in Eastchester and were modeled by HGAR Realtors. Last year the Foundation donated more than $81,000 to 26 Hudson Valley charities. The Hudson Gateway Realtor Foundation is part of the Hudson Gateway Association of Realtors. 1. From left: Ann Garti, HGAR COO; and Maryann Tercasio, HG Realtor Foundation president.

2. Bonnie Koff, HG Realtor Foundation fund-raising committee chair, and Richard Haggerty, HGAR CEO.

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MAY 6, 2019

THE LIST: INFORMATION TECHNOLOGY SERVICE PROVIDERS

WESTCHESTER COUNTY

ALL COVERED

ANNESE

BASHA SYSTEMS LLC

200 White Plains Road, Tarrytown 10591 866-446-1133 • allcovered.com Year established: 1997 Executive(s): Todd Croteau, president Description: Computing, networking and application needs for businesses

333 Westchester Ave., East Bldg., Suite 220, White Plains 10604 359-4400 • annese.com Year established: 1970 Executive(s): John A. McKenna Jr., chairman and CEO Description: Equipment provider

17 Lakeview Ave. East, Cortlandt Manor 10567 800-725-0326 • bashasys.com Year established: 1996 Executive(s): Seth G. Rowland, president Description: Technological solutions for legal services

BNCVOICE

BRONXVILLE COMPUTER AND WEB DESIGN

CMIT SOLUTIONS OF SOUTHERN WESTCHESTER

2 John Walsh Blvd., Suite 201, Peekskill 10566 290-4250 • bncvoice.com Year established: 1998 Executive(s): Thomas Jacob Sr., CEO, president & founder Description: Cloud phone system service provider

Bronxville 10708 337-2300 • bronxvillecomputer.com Year established: 2008 Executive(s): Tom Mahony, owner Description: Web design, cybersecurity, technology consulting and repair services

5 Cypress Road, Eastchester 10709 346-5466 • cmitsolutions.com/southern-westchester Year established: 2006 Executive(s): Paul Okura, president Description: Provider of outsourced IT management services

COMPUFIT LLC

COMPUTER SOLUTIONS EAST

COMPUTER TROUBLESHOOTERS

222 Bloomingdale Road, Suite 400, White Plains 10605 741-6500 • compufit.com Year established: 1995 Executive(s): Daniel Lansen and John Nunes, partners Description: IT support company providing technology solutions for the mid-market company

481 Main St., Suite 100, New Rochelle 10801 355-5800 • computersolutionseast.com Year established: 2006 Executive(s): Luke Celente, managing partner Description: Provider of computer services and products

434 Mamaroneck Ave., Mamaroneck 10543 202-9793 • mylocalct.com Year established: 1999 Executive(s): Jason Kay, owner Description: Computer repair services

This is a sampling from our list of IT companies located in the region. To view and download the complete list, please visit westfaironline.com

MAY 6, 2019

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ASK ANDI What’s market share all about? WE DON’T HAVE A CLUE WHAT IS OUR MARKET SHARE. WE ARE IN SEVERAL VERTICAL MARKETS, BUT WE DON’T KNOW HOW MUCH JUST COMES TO US FROM EACH OF THOSE MARKETS, AND HOW MUCH WE HAVE TO FIGHT TO GET. NOR DO WE HAVE A PLAN FOR HOW MUCH BUSINESS WE CAN COUNT ON, AND HOW MUCH WE’LL HAVE TO BRING ON THROUGH EXISTING OR ADDITIONAL EFFORTS. THOUGHTS OF THE DAY: It’s about answering a series of questions: Why bother with figuring out market share? Where do you go to get data? Considering why your company is a big or small player in each market in which it participates. Knowing about the potential of the markets you do business in is essential to determining where your business has potential to g row and where it might be vulnerable. Look at trends as well as specific numbers in a given period to determine if your target markets are grow ing or declining. Look at the percent of the market done by your company. Use that information to figure out if there’s a target on your company’s back because you’re a big player, or a lot of opportunity you can chase because you have a tiny portion of the market. Ask your best customers if they have any data on their industry that they would be willing to share. Look to industry associations for data. The Bureau of Labor Statistics and the Census Bureau have a lot of info you can access and mine. Sign onto a database service to look up market size and other details by SIC or NAICS (North American Industry Classification System) code. Ask your banker for connections to their economic department where you might be able to find useful information. Separate revenue into categories of markets in which you do business. Break it down into at least 3 to 5 equal-size groups — more groups is usually better. Figure out whether your revenue is growing, declining or holding steady in each group. Then look at why for each market. How many external factors are driving your markets? How much of what’s happening to your revenue comes from your company’s internal efforts? For each vertical market, consider how you’re doing. Look at factors such as sales efforts, marketing results, competitive threats and the ability to successfully service your clients in each market. Identify where you’re weak or strong, by factor, by market. Consider whether strengthening or weakening by market is under your control or out of your control. For example, if you could get more market share by adding to your sales force, that’s under your control.

If you have a competitor who recently ramped up their inf luence and is pulling work away from you, that’s not under your control. If you’ve had problems servicing customers, that might be under your control and it might not. If you’ve chased the wrong customers for what your company does well, that’s a sales and marketing problem you can fix.

BOOK RECOMMENDATION: “The CEO’s Guide to Marketing: The Book Every Marketer Should Read Before Their Boss Does,” by Lonny Kocina.

If customers have changed and want something entirely different from what they used to want, that is out of your control. But you can respond. You have to decide if you can make enough operational or sales/marketing changes to counter those changing customer needs. It is possible to gain a lot of control over current and future market share. You have to be willing to do the analysis to understand what’s going on. Then make choices about changes to implement. Decide on the budget to put to changes and match that budget to the expected return on investment to make sure you’ll get your money back and then some. And then get to work!

Andi Gray is president of Strategy Leaders Inc., StrategyLeaders.com, a business-consulting firm that teaches companies how to double revenue and triple profits in repetitive growth cycles. Have a question for AskAndi? Wondering how Strategy Leaders can help your business thrive? Call or email for a free consultation and diagnostics: 877-238-3535 or AskAndi@StrategyLeaders.com. Check out our library of business advice articles at AskAndi.com.

Go Red for Women Luncheon Join us for the Go Red for Women Luncheon, where we will raise awareness and lead the charge to end cardiovascular diseases in women. Friday, May 31, 2019 9:30 am – 2:00 pm Hilton Westchester Contact Jennifer Miller for more information: Jennifer.Miller@heart.org 914.806.0962 #GoRed914 Purchase tables or tickets online:

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MAY 6, 2019

FOCUS ON

REAL ESTATE WESTCHESTER COUNTY BUSINESS JOURNAL

Mountco gets additional tax abatement deal on Mount Vernon project BY BILL HELTZEL bheltzel@westfairinc.com

he developer of the Sandford Terrace subsidized apartments for the elderly in Mount Vernon has been granted a new tax abatement deal to fix a financial crunch. Mountco Construction and Development Corp. believed it had a 30-year tax abatement deal, company officials told the Mount Vernon Industrial Development Agency, until 2017, when after 15 years the building was put back on the tax roll. Mountco’s finances had

MAY 6, 2019

been based on a 30-year PILOT (payment in lieu of taxes) deal, and without the continuing tax break, officials told the IDA, the project was not financially feasible. The IDA approved a new 15-year PILOT on April 23. “The judgment call was to work within the renewal PILOT,” Mayor Richard Thomas, chairman of the IDA board, said after the meeting, “so that housing for our seniors would be preserved.” Sandford Terrace, a seven-story, 55-unit apartment building at the corner of South Fifth Avenue and Sandford Boulevard, opened in 2002.

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The tenants must be at least 55 years old, according to an agreement with the state Homes and Community Renewal agency, and their incomes must be at or below 50 percent of the area median income. Mountco built Sandford Terrace for $8.5 million. The state agency gave the developer federal income tax credits and a $1.8 million, 30-year loan at 1 percent interest. The IDA took control of the property and leased it back to the developer, and it granted a 15-year, $146,053 PILOT agreement. Sandford Terrace LLC was paying more than

$10,000 a year near the end of the PILOT term. Then, in 2017, the property went back on the tax rolls at about $90,000. Joel B. Mounty, president of Mountco and sole owner of the Sandford project, told the IDA in October that a new PILOT deal was vital because the project’s cash flow was running at a negative $100,000 a year. The developer also could not increase rents, because of constraints in its state low-income housing financing. The full tax bill, Mountco official John Madeo said at an April 10 public hearing, “put quite a strain on the economics of the project.”

Before Sandford Terrace was built, he said, the land was vacant and property taxes were about $5,000 a year. Under the PILOT agreement, payments began at $7,354 and escalated to $10,392. Without a new deal, he said, the developer might have to sell or give away the building to a nonprofit organization. The nonprofit could then apply for a total property tax exemption. The new PILOT will begin in 2020 at $29,016, increase by 2.5 percent a year, and culminate in 2034 at $43,898. The new deal is not Mountco’s first do-over in Mount Vernon. In 2015,

according to a letter sent to Mounty by a former IDA executive director, Sandford Terrace had not paid the annual rents. The developer was in arrears, including 18 percent interest, by $292,373. The debt applied to Mountco’s Grace Plaza on South Fifth Avenue and Grace Towers on East Third Street, a former IDA spokeswoman told the Business Journal last year, and not to Sandford Terrace. In September, the IDA approved a resolution to settle the debt with the Mountco affiliates for $221,993, “to avoid litigation and to bring the rent payments current.”

FOCUS ON REAL ESTATE

Demographics, the economy and lifestyles figure in real estate forecast

From left: John S. Traynor, HaNa Park, Chris Halliburton, Louise Phillips Forbes, Clayton Fowler and Michael Glynn. Photos by Sebastián Flores.

BY PETER KATZ pkatz@westfairinc.com

e only do towns, trains or water. If it’s not one of those, don’t do it around here,” was the advice Clayton H. Fowler, founding partner, chairman and CEO of Spinnaker Real Estate Partners, offered to an audience of about 200 at the C. V. Rich Mansion in White Plains on April 30. He was one of six panelists appearing at Westfair Communications’ Commercial & Residential Real Estate Forecast event focusing on Westchester, Fairfield and New York City. The event was presented by Westfair Communications, publisher of The Westchester County Business Journal, The Fairfield County Business Journal and WAG magazine. Sponsors and supporters included the Cappelli Organization, including LRC Construction LLC and Fuller Development Company, Inc.; GS&S Awnings; McCullough Goldberger & Staudt, LLP; Rakow Commercial Realty Group; Jones Lang LaSalle;

Houlihan Lawrence; Aditum Internet Management Service; and Atlantic Westchester. Fowler has more than 35 years of experience in the acquisition, development, construction and management of residential and commercial projects. Among his projects have been 1,600 housing units in Westchester and Fairfield. “We’ve never been busier,” he said. “Fairfield County is doing fine, but it’s at the edge of the precipice. You have to choose your spots.” The other panelists were: Louise Phillips Forbes, a leading broker in New York City through The Louise Forbes Team who has been in real estate for more than three decades and sold more than $3.5 billion in properties; Michael Glynn, vice president of National Development, a developer of senior housing in the Northeast; real estate broker Chris Halliburton of The Halliburton Team/Compus, who has worked on the development of more than 300,000 square feet of new residential construction in

New York City; HaNa Park, vice president of acquisitions for Starwood Capital, whose career includes positions at True North Management Group, Broadway Partners, Deutsche Bank and Citigroup; and John S. Traynor, executive vice president and chief investment officer of People’s United Wealth Management, who led off with a presentation on the state of the economy. Traynor said that although data show that the economy is slowing, that’s a good thing because if the economy had been doing what President Donald Trump had been claiming he would produce, “I guarantee you the (Federal Reserve Bank) would have both feet on the brakes, interest rates would be going through the roof and all of our businesses would be very different right now.” He warned that wage inflation could pose a problem and if volatility in the stock market during 2018 made people nervous, “get used to it. Volatility will increase. It probably actually will get a little bit worse.” Traynor said that a devel-

oper working in Connecticut is seeing a different environment than in the neighboring states of New York and Massachusetts, in part, because Connecticut peaked in worker employment back in 1989 and has been slow to recover jobs lost in the 2008 recession. “Massachusetts has regained 350% of the jobs they lost. New York has regained over 200% of the jobs. Connecticut has regained about 90% of the jobs.” Traynor did point out that Fairfield County is growing even though the rest of the state may be struggling. Park pointed to the attractiveness young people find in the West and South these days. “A lot of the target markets I focus on tend to be the red states. You’re not seeing high income taxes or high property taxes.” Halliburton said, “At this moment, two sort of polar opposite populations are dominating the world.” He said they are millennials who represent 30% or 31% and the baby boomers who represent 15% to 16%. “I think that’s the driver in residential real estate.”

He said those two groups, although differing in age, are like-minded in some ways. “They don’t want to travel 20 miles to go to a restaurant. They want to live in a community. They don’t want necessarily the responsibilities of taking care of a two-acre yard or anything like that and they want to be close to transportation so they don’t have to depend on their cars.” Forbes said many of her buyers are taking a long-term view of the market and taking advantage of today’s low interest rates while they last. “Over the last 40 years the average interest rate is 9%. I came into the business when it was 12.4%. I’m bullish on the market today, but as a buyer you need to shut the noise out and know what’s right for you as an individual.” Glynn said his firm’s focus on senior housing, including developing assisted living facilities, provides some protection from economic uncertainty. “It’s a specialized skill to be able to operate these, so just any developer can’t really get in and do a great job. You need

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to be partnered with a terrific operator. So, yes, while the economic cycle definitely affects us, we’re a bit protected in other ways so we’re not terribly scared.” Glynn talked about a project National Development is doing on Bloomingdale Road in White Plains, Waterstone Westchester. “It’s independent living for 75-plus-yearolds.” He said the market area is defined as being within a seven-mile radius from the site. “The population in five years is expected to grow about 2%. The 65- to 74-yearold cohort is expected to grow 20% to 22%. The 85- to 87-year-old a little less, about 6% to 7%, so we’re benefitting from that trend.” Fowler said millennials and downsizing seniors want a maintenance-free lifestyle and don’t want to be tied to a mortgage. “We built around 3,000 condos in Portland, Oregon. We can’t give away a condo right now. We’re stuck at two-thirds sold. Why? People want mobility. I’m a little bit concerned at that. They don’t want to own.” Forbes pointed out » REAL ESTATE

MAY 6, 2019

FOCUS ON REAL ESTATE

Elk Homes proposes condo/retail project for downtown Larchmont BY PETER KATZ pkatz@westfairinc.com

ye-based developer Elk Homes through Elk Chatsworth LP has proposed a five-story, mixed-use project for the heart of Larchmont. The project, to be named Centro Larchmont, would be on two parcels totaling just under one-third of an acre. The properties are at 108-114 Chatsworth Ave. and 65 Wendt Ave. The proposal is to replace existing commercial structures with a 26-unit condo building that would contain

A rendering of Centro Larchmont.

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5,000 square feet of retail space fronting on Chatsworth Avenue. Elk Homes said 23 of the condo units would be market rate and three would be priced in the affordable category. The units would be sized from 900 square feet to 3,500 square feet. The Chatsworth property has a single-story brick building and the Wendt property has a 2½-story frame structure being used for professional offices. The Chatsworth property is in the retail center commercial district and the Wendt Avenue property is in the multifamily district. Elk Homes is asking the village to create a special-use category defined as a Public Amenity Supplemented MixedUse Development and grant a special-use permit for the project. As part of its proposal, Elk Homes has offered to add a deck to the village-owned parking lot on the north side of Wendt Avenue. The new deck would have 28 parking spaces, four of them designated for handicapped use. Elk has also offered to build and maintain a new 10-foot-wide accessible pedestrian walkway from the parking lot to Chatsworth Avenue. It is asking the village to grant an easement to use a five-foot-wide strip of village-owned land for part of the walkway. It would grant an easement for the sidewalk back to the village. As designed, the condo building would contain 54 parking spaces for residents and merchants. Designing the project is architecture firm Perkins Eastman. The building design incorporates many classic architectural elements contextually significant within the Larchmont Central Business District. It would utilize green construction techniques and will be LEED certified. The developer suggests real estate taxes would benefit the Mamaroneck Union Free School District with surplus revenue of $385,000 in just its first year because few, if any, school-age children are expected to be living in the building. The condos are expected to be marketed as being ideal for local residents wishing to downsize while remaining in the community.

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FOCUS ON REAL ESTATE COMMERCIAL

Westchester IDA supports subsidies for $95M apartment proposal at 1133 Westchester Ave.

NEWLY RENOVATED CLASS A OFFICE IN UPSCALE WESTPORT ACROSS FROM METRO-NORTH TRAIN STATION

FOR LEASE | 50 Charles Street | Westport Listed by the Tom LaPerch | $55 PSF Gross

A rendering of the proposed development.

BY BILL HELTZEL bheltzel@westfairinc.com

PW Group and NRP Group are a step closer to converting an underused parking lot to a $95 million apartment complex at 1133 Westchester Ave. in White Plains. The Westchester Industrial Development Agency gave the developers preliminary approval April 18 for a $1.8 million sales tax exemption to build 303 apartments on the Westchester Avenue office campus. The county subsidy would be supplemented by a mortgage recording tax exemption to be determined when the site is sold for a budgeted $14 million and proposed property tax abatement from the city of White Plains totaling nearly $10.5 million over 15 years. The site is in an office park near the intersection of Interstate 287 and the Hutchinson River Parkway, next to Maple Moor Golf Course. The 70-acre campus at 1133 Westchester Ave. once housed IBM offices and now has tenants such as Chubb Insurance, the Hospital for Special Surgery, ITT Corp., The Journal News, and the Jackson Lewis and the Wilson Elser law firms. This is the first joint project by RPW Group of Rye Brook, led by Robert P. Weisz, who controls the property, and NRP Group, a national builder and operator of rental apartments, based in Cleveland. The project is being positioned as a worklive concept. The apartments would be built on a 20-acre section near the golf course and 100 yards from the offices, where residents

could work or make use of the beauty salon, child care center, cafeteria, dry cleaning, car wash and shoe shine services. There is a strong demand for rental units, the developers state on their application for government assistance, in part because of the high costs of houses in the market. But there is a limited supply of apartments “due to development constraints.” The project has been named The Flats at Westchester. The plan is to build three, five-story, wood-frame buildings with a fitness center, swimming pool, business lounge, pet spa and a trail around the site. The apartments would range from 621 to 1,567 square feet. Proposed rents would range from $1,890 to $2,565 for a one bedroom, $2,727 to $3,443 for two bedrooms and $3,690 for three bedrooms. Nineteen units would be leased as affordable housing to tenants with incomes at no more than 60 percent of the average median income. Proposed rents would range from $1,196 to $1,665 for one bedroom and $1,859 for two bedrooms. The two-year project is expected to create 120 construction jobs and then eight permanent jobs. The developers have not determined if they will hire local workers, use union labor or pay prevailing wages, according to their financial assistance application, but they will meet with union representatives to offer opportunities for work. The IDA will hold a public hearing before voting on final approval for government assistance. The project also needs site plan, zoning and planning board approvals from the city of White Plains.

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MAY 6, 2019

George Comfort & Sons, Inc. and DRA Advisors LLC are pleased to announce the following lease signings at Kingsbrook. The team at Kingsbrook extends their thanks to the brokers who facilitated these deals. New Leases POP Displays USA LLC 25,523 RSF Represented by Al Gutierrez, formerly of Colliers International (currently with Jones Lang LaSalle) Broadview, Senior Living at Purchase College Marketing Center 5,397 RSF Ancora Holdings LLC 2,836 RSF Represented by Allan Murphy of Newmark Knight Frank

For leasing inquiries and more information, please contact:

kingsbrookofficepark.com

MAY 6, 2019

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Dana Pike 212 542 2116 dpike@gcomfort.com

Michael McCall 203 325 5321 michael.mccall@cbre.com

Brian Carcaterra 203 352 8903 brian.carcaterra@cbre.com

FOCUS ON REAL ESTATE

Richman’s rules of thumb for commercial property BY DAVID RICHMAN

ommercial real estate may be one of the most important investments you can make. Finding the right space, then negotiating a lease or purchasing a property can be quite complex. Before your next deal, consider Richman’s rules of thumb: Before you begin your search you’ll want to engage a commercial real estate professional to be your agent. This person will advocate for your best interests, be impartial, help you to properly evaluate your options and make recommendations for your best course of action. The idea is to save yourself time and money to avoid a series of costly mistakes as commercial properties carry a certain amount of risk. After you equip yourself with an agent who will

best represent you, decide on location. You’ve heard it before: “Location, location, location,” and it’s true. If you’re purchasing a property, location will be important to filling your building with tenants. The location also will dictate what kind of commercial zoning rules and other regulations and guidelines are in play. If you are leasing space, take into consideration commuting time, access to clients and proximity to public transportation. The latter is particularly of interest to the millennial generation. If you are leasing space, plan for future growth. Companies often outgrow their space prior to the end of their lease term. If future growth is imminent, consider taking on some additional space today. If the projected growth is further down the road, see about negotiating for rights of first refusal and expansion options for addi-

tional space in the building. Working with your agent, create a mock layout showing the desired number and size of offices you will need in the space, the amount and size of open workspace, conference rooms, reception and utility rooms. Also to be considered are where in the office your workers and management will be located and what their respective needs might be. Sometimes it makes more economic sense to lease a slightly larger space where the configuration is better suited to your needs, than taking a smaller space requiring extensive renovation. Renovation work is generally factored in by the landlord, so price-wise it may be more to your advantage to go for the larger space. Understand the amenities and limitations of a particular property. In warmer weather, does the cooling system go off in the evenings and

weekends? What does the parking situation look like? How and when are visitors able to access the building? Is security tight or lax? Understand all of your true occupancy costs ahead of time. Ask questions regarding your financial responsibilities. Calculating your occupancy costs correctly is important for managing the expenses of your company. Unfortunately, many companies underestimate their occupancy costs or forget to consider how they contribute to the overall cost of occupying a commercial space. First there’s the rent, which you’ll be paying every month. But have you factored in insurance, particularly liability insurance, which is necessary to protect your business, and is usually required in the lease agreement? Are the costs of utilities included in your rent or are they paid directly by you?

Do you need to pay for cleaning services? And do not forget to budget for future rent increases and increases for building operating expenses and real estate taxes, as these are very common costs which will begin to add up. Make sure you have an agreed upon detailed term sheet outlined by the time you request a lease. The term sheet is often non-binding yet is the basis of the eventual lease agreement. It should contain the cost items of the lease, their escalations, size of the space, parking allocation, landlord’s fit-out obligations, security deposit amount, etc. If you are not comfortable with the terms presented by the landlord, work with your agent to resolve the most important issues. You should agree on the terms before the lease is drawn up. If renovations are part of the deal, carefully review for accuracy the scope of work

the landlord will perform including details such as carpeting, paint, tile/flooring, finishes, window treatments (if desired), millwork, glass vision panels or sidelights, etc. Don’t put all your eggs in one basket. Make sure you have more than one option as deals can often fall through. Act early as time gives you options. The sooner you begin the leasing process, the more prepared you will be to make the many important decisions necessary to successfully lease space. It also gives your agent greater leverage at the negotiating table. Begin the lease renewal process at least six months before your lease expiration, and significantly sooner should your existing lease have a renewal option, and for tenants of larger office spaces. David Richman is CEO of RAKOW Commercial Realty Group, serving Westchester and Fairfield counties.

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FOCUS ON REAL ESTATE

WE SAVE WATER

OUR MEMBERS PREVENT SPILLS AND BRING CLEAN WATER TO YOUR TAP

Title insurance provides protection for purchasers BY ERIC SWARTHOUT

Our members share concerns for conservation. It bothers us that up to 130 million gallons of New Jersey’s drinking water are wasted every day due to aging underground pipes.

WE PROMOTE CONSERVATION. Local 825 Operating Engineers are trained to install water infrastructure efficiently and without impacting the environment. In New York, we are part of a team that will save 138 million gallons of drinking water every day, delivering clean water to millions of homes throughout the region. We believe in conservation and renewal that will only come with a commitment to infrastructure upgrades, before a serious or prolonged water shortage forces us to act.

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itle insurance may not be the first thing homebuyers think about when buying a new home, but it’s a critical step to protect their home against claims that could endanger their rightful ownership. Title insurance protects homebuyers from financial loss that may occur as a result of previous faults on the deed of a property, unpaid liens, unpaid taxes, lawsuits involving the property, forged documents and clerical errors. A title insurance policy and full title report is typically requested by the buyer’s attorney after the buyer and seller agree to the terms of the sale. Two policies are typically issued at closing — one protecting the lender and one protecting the purchaser. If you are taking out a mortgage, the bank is going to require you to buy title insurance as a condition of making that loan. It’s a one-time premium that protects you for as long as you own the house. The lender’s policy will protect the bank for the life of the loan. Title insurance premium rates that consumers pay are based on the purchase price of the home and the mortgage amount. The rates are filed with, but not set by, New York state. Typically title insurance is arranged by the homebuyer’s attorney because they have the relationships with the title companies, but by federal law it’s the buyer’s choice to pick a title company. The title insurance company also has an important role at the closing table. We have a representative called a title closer who walks away with all of the documents, including the original deed and mortgage, so that we can quickly get the deed properly recorded in the buyer’s name. Although title insurance is procured by the buyer, it’s in the seller’s interest to be working with a well-known local title company to ensure that their mortgage payoff and deed transfer are handled promptly and correctly. The title report, which is usually just read by the attorneys, is a summary of what we find in searching the land records and may include tax liens or mortgage problems that need to be settled before the closing. Eric Swarthout is president of Thoroughbred Title Services, which has 18 employees and its offices in Rye Brook. It was founded in March 2009 by Houlihan Lawrence and acquired by HomeServices of America, a Berkshire Hathaway affiliate, in 2017. He can be reached at eswarthout@thoroughbredtitleservices.com.

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FOCUS ON REAL ESTATE 17

Real Estate—

that in New York City, there are people who want to own and that only 38% of residential properties can be bought. “The reason our housing recovered the way that it did was with the interest rates being so suppressed. I just read an article last night saying it was cheaper to own in 40 states than it was to rent.” “New York is an anomaly,” Halliburton chimed in. “The bar to enter into owning in Manhattan is a million bucks to get something other than a studio.” Fowler pointed to the softness in the luxury end of the single-family market in Westchester and Fairfield. “I think you have to be really careful to say everything around here is going to sell, because there are a lot of people having problems selling houses.” Regarding development, Fowler said, “Generally speaking, real estate’s fundamen-

tals continue to go on. Why? America does keep growing. We keep making more kids. I think there’s a natural cycle that we’re perpetuating with an ebb and flow of financing rates. Sometimes it’s a little bit better, sometimes a little bit worse. There’s no home run. It’s a hard- knocks business.” The softness in the high end of the residential real estate market caused by federal tax changes limiting deductibility of state and local taxes (SALT), especially real estate taxes, was brought up. “I noticed in paging through the Business Journal just before I got here that the impact of SALT seems to have influenced home values by downward 3.7%. I think that’s the tip of the iceberg, to tell you the truth,” Fowler said. “We all know what that tax law did. It put a lot more money in the pockets of the rich, pretended to put money in middle class pockets and maybe (put) $100 more in the pockets of poor people. It was a bamboozle, point blank.”

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WE KNOW REAL ESTATE, LAND USE LAW & LITIGATION And our success speaks for itself. Whether it’s a land use approval, a real estate closing or a litigation matter, your case is important to us. That’s why we assign at least one partner and one experienced associate to every one of our clients. It’s a policy that’s resulted in decades of client loyalty and referrals. LEARN MORE ABOUT OUR AREAS OF PRACTICE: • Land Use & Environmental Law • Commercial, Construction & Personal Injury Litigation

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Representing the community since 1984.

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8 1. 2. 3. 4. 5. 6. 7. 8.

Alan Zuckerman, Kim Galton and Tom LaPerch Rick Rakow and Patrick Colwell Anne Jordan, Jean Coney and Ilkay Cam-Spanos Mitch Marcus, Vinny Altieri and Taylor Ulezalka Jon Carino Venator and Anthony Baily Joann Keller and Robert O’Brien Anne Ryan and Nick Santarsiero Linda Whitehead and Amanda Brosy

SPONSORSHIP OPPORTUNITIES AVAILABLE On Thursday, May 16 Westfair Communications, in partnership with Greystone on Hudson and PIMCO, will honor the top 100 wealth advisors in our region at a celebratory reception and awards ceremony. This exclusive, invitation-only event, hosted in an elegantly designed grand estate with breathtaking views of the Hudson River, will draw the whoâ&#x20AC;&#x2122;s who in the financial industry. Limited sponsorship opportunities are still available.

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MAY 6, 2019

Good Things COUNTY PARKS AWARDED FOR LASDON PARK Westchester County Parks has won the 2019 Excellence in Landscape Design award from the New York State Recreation and Park Society for its Interactive Dinosaur Garden at Lasdon Park, Arboretum and Veterans Memorial in Somers. Along the trail, visitors encounter dinosaur footprints, plant specimens and replicas of a Tyrannosaurus, Velociraptor and Brachiosaurus, just to name a few. For a virtual reality dimension, the park app allows them to scan a code at each stop and hear the stories of these interesting prehistoric creatures and see them trample across their screens. The Dinosaur Garden debuted in 2016 as part of the annual Halloween show titled “Jurassic Lasdon,” a prehistoric-themed event that highlighted dinosaurs of all types and native plants from the bygone era. Lasdon Park, Arboretum and Veterans Memorial is located on Route 35 in Somers and is open from 8 a.m. to 4 p.m. daily throughout the year. For more information, call 914-864-7268 or visit lasdonpark.org.

COMFORTING SPACE, A DONATION TO WHITE PLAINS HOSPITAL Former National Hockey League champion Adam Graves and his wife, Violet, through their Smilezone Foundation and with the support of Director of Neonatology Dr. Jesus Jaile Marti and his wife, Diane, donated a new play space and mural to the sixth floor of White Plains Hospital as a comforting space for siblings of newborns.

HOSPICE OF WESTCHESTER DEDICATES BOARD ROOM

From left: William F. Flooks Jr., HOW board member and chair of the board development committee; Jaquelyn Pirri, former HOW board chair; Mary Gibbons Gardiner, HOW board chair; Rochelle Shereff, daughter-in-law of Anna and Louis H. Shereff; and Mary K. Spengler, CEO of HOW.

Hospice of Westchester (HOW) in White Plains recently celebrated the dedication of its board room to longtime supporter Anna Shereff who established The Anna and Louis H. Shereff Caregiver Program in 1995 and ex-

panded her sponsorship to include the Complementary Care Program in 2012. Shereff’s vision, resources and commitment to HOW were unprecedented and included matching all funds raised at HOW’s annual “In Celebra-

HVEDC WELCOMES ADVISORY BOARD MEMBER

tion” gala reception. Her children, Rochelle and Jesse Shereff, continue her legacy of giving and provide ongoing support to HOW and its valuable programs.

CLUB AT BRIARCLIFF MANOR GROWS LOCAL TEAM

HV MAKE-A-WISH WISH BALL Make-A-Wish Hudson Valley hosted its annual Wish Ball – ‘An Evening of Wishes’ on May 3, and honored multi-Grammy and Tony Award-nominated composer/producer Frank Wildhorn with the Chris Greicius Award. Known for his musicals, including “Jekyll and Hyde” and popular songs, including the No. 1 international hit song “Where Do Broken Hearts Go,” made famous by Whitney Houston. Wildhorn was chosen because he embodies the organization’s mission to make a lasting impact on children and their families through the power of a wish. The Wish Ball, the chapter’s largest fund-raiser of the year, was held at Sleepy Hollow Country Club in Briarcliff Manor. Make-AWish has helped grant the wishes of approximately 2,800 kids since receiving its charter 33 years ago. There are pending wishes from more than 160 local children with life-threatening medical conditions.

MAY 6, 2019

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Doug Kenyon

Nancy Campagna

Hudson Valley Economic Development Corp. (HVEDC) in Goshen announced the appointment of Doug Kenyon, director of business development at PC Construction Co., to its advisory board. Kenyon, a licensed professional engineer as well as a licensed real estate salesperson, has held his current position at PC Construction since July 2018, but he has many years of experience in the construction industry. His experience and expertise in building and development will provide some excellent insight as part of HVEDC’s efforts to support growth and expansion in businesses throughout the region. Before he took his position with PC Construction, Kenyon had a decades-long career, which included time as a vice president with Claris Construction and as a principal with Kenco Development LLC.

Nancy Campagna has been appointed director of sales and marketing for The Club at Briarcliff Manor. Campagna, who has 11 years of experience in sales and marketing for senior living communities, joins Executive Director John V. Muzio Jr. on the team. Both of them have a long track record of success in the field. This is their third project together in 15 years. Campagna has also held sales and marketing positions with a senior living community in Yonkers. A graduate of Bryant College, Campagna received her master’s degree in social work from Fordham University, combining her hospitality experience and her passion for working with the older adult population. She grew up in Armonk and resides in Bronxville.

HOULIHAN LAWRENCE EXPANDS EXECUTIVE TEAM Houlihan Lawrence, a real estate brokerage serving New York City’s northern suburbs and based in Rye Brook, has added two regional vice presidents, a new CFO and two regional managers to its executive team. Deborah Doern and Jeff Kelly — both brokerage managers from the firm’s Larchmont and Darien, Connecticut, offices, respectively — were promoted to serve as regional vice presidents on the brokerage management team, representing the firm’s 30 offices and 1,300 agents throughout Connecticut, Westchester County and the Hudson Valley. A 35-year real estate veteran, Doern joined Houlihan Lawrence in 2007 as a Rye/Harrison brokerage manager before transferring to the Larchmont office in 2011. Doern started her career at her family’s real estate appraisal firm in 1996 before transitioning to the sales side of the business, originally becoming a consistent top producer in the Sound Shore region. She also previously ran offices in Larchmont and New Rochelle for another brokerage. Kelly, a third-generation native of Darien, Connecticut, and brokerage manager of Houlihan’s Darien office, was the longtime head of Kelly Associates Real Estate, Houlihan Lawrence’s first independently owned broker affiliate, acquired in 2015. Under his leadership, Kelly Associates expanded to Rowayton and acquired New Canaan brokerage Brotherhood & Higley. Prior to entering the real estate industry in 2005, Kelly served as a New York City attorney specializing in mergers and acquisitions. New CFO Terry Kearney, a former Big Four accounting group employee and financial consultant, is now overseeing the brokerage’s strategic financial planning. He brings years of industry expertise specializing in financial planning, analysis, budgeting and forecasting, having worked most recently as a fulltime consultant for BH&G Rand Realty. Prior to this she worked for 25-plus years with Realogy Holdings Corp. serving in a number of roles. Before entering the real estate industry, she began her career on the audit staff at Ernst & Young. The executive appointments also include the promotions of Barry Graziano and David Haffenreffer to regional managers. In addition to managing the Armonk and Croton offices, Graziano will become an official advisor to the Briarcliff Manor and Chappaqua offices. Haffenreffer, who currently oversees Houlihan Lawrence’s two market-leading Greenwich offices, will additionally advise the Rye and Larchmont offices.

WHEELCHAIR BASKETBALL GAME AT COUNTY CENTER

LUNCHEON TO HONOR LEADERS AT BUSINESS AND PROFESSIONAL DIVISION

SHRED AND SUPPORT

Community members bringing their items to a Tompkins Community Shred Day in 2017.

Coach Wendell Rones hugs Barrier Breakers player Alexander Harasimowicz.

Rye Brook-based Cerebral Palsy of Westchester (CPW) recently hosted Barrier Breakers, its 12th annual wheelchair basketball game at the Westchester County Center in White Plains. The Barrier Breakers faced off on the court with the Westchester School for Special Children’s Wildcats.

LONG-SHUTTERED PARK RECLAIMED Mount Vernon Mayor Richard Thomas joined residents to reclaim a playground that has been closed for more than 15 years. Additional work is expected to occur in the coming months, including the installation of raised planting beds, a greenhouse and a pumpkin patch. The city will commission a local artist to create a mural in the back of the park.

Robert Glazer

The UJA Westchester Business and Professional Division’s 2019 annual luncheon will honor Robert Glazer, CEO of ENT and Allergy Associates LLP (ENTA), and Ed Stoppelmann, president of Red Oak Transportation, for their leadership and support of the Westchester Jewish community and UJA on Thursday, May 16, at 11:30 a.m. at

Rebecca Solomon

Ed Stoppelmann

the Brae Burn Country Club in Purchase. Award-winning journalist Rebecca Solomon of News12 Westchester will serve as emcee of the event. The event theme is “Game Changers” and pays tribute to Glazer and Stoppelmann for their professional and philanthropic contributions..

Gary Sastow and Debra A. Weiner serve as chairs of the Westchester Business and Professional Division. The event chairs for the 2019 luncheon are Stacey Cohen and Jamie Schwartz. Contact Alexis Goldstein at goldsteina@ujafedny.org or 914-385-2122 for event and sponsorship information.

BICYCLE SUNDAYS

PACE UNIVERSITY PROFESSOR HONORED BY ARTSWESTCHESTER

FORMER NEW YORK CITY AGENT JOINS HOULIHAN LAWRENCE

COMPELLING STORY AT HOLOCAUST LUNCHEON The Holocaust & Human Rights Education Center’s third annual Spring Luncheon will be held May 22, 11:30 a.m. at Bet Am Shalom Synagogue, 295 Soundview Ave., White Plains. Lisa Salko will present a talk titled “13 Drivers’ Licenses,” a compelling story about students from a small German village discovering drivers’ licenses taken from Jews by Nazis during the Holocaust. An exhibition will be available for viewing showing 13 vertically displayed banners with enlargements of the drivers’ license photos and photos of the homes people left behind, as well as pictures of their families and their descendants. Attendees also have the option to host a survivor with an additional payment of one ticket at $72. Be an Angel ticket at $360 includes two tickets and priority seating. For more information and reservations, contact Millie Jasper at 914-6960738 or mjasper@hhrecny.org.

Tompkins Mahopac Bank (TMB) is hosting two free “Shed It, Shred It and Support It” days, on May 17, at the Hopewell Junction branch, 831 Route 82, and May 31, at the Southeast branch, 100 Independent Way, Brewster. A legal shred truck will be onsite both Fridays from 10 a.m. to noon. Customers, local businesses and the general public are invited to bring their documents to be shredded and recycled, free of charge. For more information, contact James McKenna at jpmckenna@tompkinsfinancial. com or 845-278-1041.

Pace Professor Maria Luskay with Pace University President Marvin Krislov.

Kathryn Kempton

A Pace University professor, who has traveled the world creating award-winning documentary films with her students, has been honored by ArtsWestchester for her work teaching filmmaking in a unique, hands-on program at the university. Maria Luskay, Ed.D., professor and program director, Master of Arts in Media and Communication Arts, was presented with the Sophia Abeles Education Award, at the annual Arts Awards Luncheon at the Westchester Hilton in Rye Brook. She was one of seven artists honored at the event. Luskay is an alumna of Pace and has been teaching at the university for more than 25 years.

Kathryn Kempton, a former New York City real estate agent, has joined the Houlihan Lawrence Bronxville team. Most recently, Kempton worked as an agent at brokerage Stribling & Associates, covering the Brooklyn and Queens markets. Prior to entering real estate, she held executive administrative roles at Glocap and Citigroup and worked with the Boston Fire Department as a fire-prevention photographer and instructor to emergency medical technicians. At Houlihan Lawrence, Kempton will specialize in the lower Westchester communities of Bronxville, Eastchester, Mount Vernon, Tuckahoe and Yonkers.

Westchester Parks Foundation and Westchester County Parks announced the dates for its 45th annual Bicycle Sundays 2019 season. The program kicks off on May 5 and continues Sundays in May, June and September — except Memorial Day and Labor Day weekends. During this annual event, bicyclists, skaters, joggers and walkers take over 6.5 miles of the Bronx River Parkway. The program, founded by former County Executive Alfred DelBello, is supported fully through donations from Con Edison and NewYork-Presbyterian Lawrence Hospital, along with the official bike shop sponsor Danny’s Cycles. Bicycle Sundays runs through 10 municipalities and five legislative districts that include White Plains, Hartsdale, Greenburgh, Scarsdale, Eastchester, Tuckahoe and Yonkers. The course runs from the Westchester County Center in White Plains, south to Scarsdale Road in Yonkers, a round-trip of 13.1 miles. There are many points of entry and exit along the way. The event is free to the public from 10 a.m. to 2 p.m. Parking is available at the County Center lot in White Plains for a fee of $15. Each year more than 60,000 cyclists, joggers and others come out to enjoy the nation’s first parkway, a national historic landmark. For more information, visit https://www. thewpf.org/programs/bicycle-sundays/.

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

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MAY 6, 2019

Good Things LEADING WOMEN IN NEUROLOGY TO DELIVER CUTTINGEDGE SCIENTIFIC RESEARCH ON STROKE Burke Neurological Institute’s second annual McDowell Symposium, “Hope for Stroke,” on May 17, will open its doors from 8:30 a.m. to 4 p.m. to welcome stroke survivors, caregivers, families and community members to connect them with neurological scientists and clinicians who will present on the latest scientific discoveries and medical breakthroughs in stroke research and clinical trials. The morning session offers presentations geared toward a nonscientific audience. Presentations given in the afternoon session will be geared more toward researchers and clinicians. Between the morning and afternoon sessions, awards will be presented by the McDowell family and lunch will be provided. Seats are limited. Register for the event at burke.weill.cornell.edu/events.

NEW ASSOCIATE DEAN AT NYMC

NEW LEADER FOR UNITED HEBREW HOME HEALTH DIVISION In announcing her appointment of Evelyn Morales, a 28-year veteran of the health care industry, as the new head of New Rochelle-based United Hebrew Home Health division, Rita Mabli, president and CEO, said, that with an industry shift to more outpatient care, the need for high-quality home health services is acute in Westchester, especially for the aged. Morales will oversee United Hebrew’s Certified Home Health Agency, recognized by the Centers for Medicare and Medicaid Services as one of the top-rated home health agencies in Westchester (top 15%) and in New York state (top 26%). She will also manage AZOR Licensed Home Care, which serves elderly clients who need help with care planning, medication management and support for daily living. Home health care is part of United Hebrew’s array of services, which also include skilled nursing, rehabilitation, assisted living, memory care and independent senior housing. Prior to joining United Hebrew, Morales served as the interdisciplinary care team manager for the Visiting Nurse Service of New

Sobo & Sobo continues its growth and expansion throughout the Hudson Valley by opening the law firm’s eighth regional office at 553 W. Broadway, Monticello, where the firm’s full legal services will be available. The Monticello office is in the renovated former home of prominent Judge Lawrence H. Cooke, one of the most celebrated politicians and judges in Sullivan County history. He served on New York’s highest court and rendered several judicial opinions that helped shape New York law. Evelyn Morales

York, where she oversaw a team of nurses, physical and occupational therapists, speech language pathologists and social workers to ensure comprehensive and coordinated care. Before that, she served as vice president of care coordination for Brightpoint Health, overseeing the care program for more than 7,000 patients in New York City. Morales is working with United He-

brew’s chief information officer to employ device-based care documentation for clinicians in the field. Morales earned her bachelor’s degree in nursing from New York University, her master’s degree in public health administration at Long Island University, became a certified case manager in 2015 and a certified population health coordinator in 2017.

PEEKSKILL’S THRIVING, VIBRANT RE-EMERGENCE

Pamela A. Lucchesi

New York Medical College’s (NYMC) School of Medicine (SOM) welcomed Pamela A. Lucchesi, Ph.D., FAHA, as associate dean of faculty development and professor of pharmacology. Reporting to both Jennifer L. Koestler, M.D., senior associate dean for medical education and associate professor of pediatrics and medicine, and Kathryn Spanknebel, M.D., senior associate dean for faculty affairs, director of undergraduate surgical education and associate professor of surgery, Lucchesi’s focus will be implementing programs for faculty development that meet the education and scholarship mission of NYMC. Prior to joining NYMC, Lucchesi was chair of basic sciences and professor of physiology at Geisinger Commonwealth School of Medicine and before that she served as the center director and professor of pediatrics at Nationwide Children’s Hospital and Ohio State University, and was professor of pharmacology at Louisiana State University. She has 30 years of NIH-funded research in cardiovascular disease and 25 years of experience as a medical student educator. She is an expert in coronary artery disease and heart failure and is a fellow of the American Heart Association.

MAY 6, 2019

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From left: Ben Green, Art Industry Media; Peekskill Councilwoman Patricia Riley; Peekskill Deputy Mayor Kathleen Talbot; Peekskill Mayor Andre Rainey; Deb Milone, President, Hudson Valley Gateway Chamber of Commerce; and Peekskill City Manager Richard Leins at the Hudson Valley Gateway Chamber of Commerce’s 2019 Art Industry Media (AIM) Weekend.

The city of Peekskill participated in an economic development panel as part of Hudson Valley Gateway Chamber of Commerce’s (HVGCC) 2019 Art Industry Media (AIM) Weekend. City Manager Richard Leins shared his thoughts on the local and regional business landscape at the event. George Oros, HVGCC’s economic development consultant, moderated the panel, which also featured Bridget Gibbons,

SOBO & SOBO OPENS MONTICELLO OFFICE

Westchester County director of economic development; Deb Milone, president of HVGCC; Bruce Kauderer, vice chairman of the Croton-on-Hudson Planning Board and chair of the village’s Waterfront Advisory Board; and Michael Preziosi, director of technical services for the town of Cortlandt. The panel acknowledged the appeal of the Hudson Valley to businesses looking to relocate and expand, including the re-

gion’s educated workforce, friendlier costs, proximity to New York City by rail, as well as the active lifestyle and culture of the HVGCC service area. For further incentive, the Industrial Development agencies in Westchester County and the city of Peekskill provide tax exemptions and the Empire State Development Corp. offers grants and loans for business relocating, expanding or starting up.

HOULIHAN LAWRENCE’S NO. 1 WESTCHESTER AGENT Pollena Forsman, the No.1-ranked agent in Westchester single-family homes since 2014 and No.1 in Larchmont and Larchmont-Mamaroneck since 2010, was also ranked No. 1 for 2018. A top-producing associate broker for 23 years, Forsman has booked a career total of more than three quarters of a billion dollars in volume, with over $360 million in luxury sales.

CERTIFICATE PROGRAM OFFERED AT IONA Driven to educate the next generation of innovators, critical thinkers and business leaders, Iona College in New Rochelle is offering a new graduate-level certificate program at Iona’s Hynes Institute for Entrepreneurship & Innovation. Joseph E. Nyre, Ph.D., president of Iona College, announced that Iona has created an Advanced Certificate in Entrepreneurship & Innovation for graduate-level students and expanded the curriculum at the Hynes Institute to provide students with the knowledge, experience and skills necessary to succeed in today’s global economy. This new certificate is ideal for students who want to fast track the creation of their own entrepreneurial ventures, without the time or expense of earning a traditional MBA. The certificate is also ideal for professionals who would like to build their entrepreneurial skills to advance their careers within their existing organizations. The certificate program is 15 credits (or five MBA-level courses) and provides immersive and collaborative experiences in problem solving, ideation, design thinking and business modeling. The Hynes Institute for Entrepreneurship & Innovation was established on campus in 2017 with a $15 million gift from James and Anne Marie Hynes.

Facts & Figures BANKRUPTCIES Manhattan Abzumi Sushi Inc., Store 1 and 2 146 W. 72 St., New York 11354. Chapter 7, voluntary. Attorney: Yimin Chen, Flushing. Filed April 29. Case no. 19-11375-mew. Scott Silverstein LLC, 242 W. 38 St., Fifth floor, New York 10018. Chapter 11, voluntary. Attorney: J. Ted Donovan, New York 10036. Filed April 29. Case no. 19-11370-jlg. 45th Street Park Avenue Shoe Repair Inc., 230 Park Ave., No. 8, New York 10169. Chapter 7, voluntary. Attorney: Ehsanul Habib, Forest Hills. Filed April 29. Case no. 19-11352-scc.

COURT CASES New York ACS New York, et al. Filed by Chen Xu. Action: federal question. Attorney for plaintiff: pro-se. Filed April 26. Case no. 1:19-cv-03760-VSB. Amazon.com Inc., et al. Filed by David Johnson. Action: trademark infringement. Attorney for plaintiff: Andrew Joseph Mollica. Filed April 30. Case no. 1:19-cv-03848. BET Interactive LLC. Filed by Polaris Images Corp. Action: copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed April 24. Case no. 1:19-cv-03668-LLS. Bomin Bunker Oil Corp. Filed by Liberty Global Logistics LLC. Action: admiralty. Attorney for plaintiff: Tulio Ramon Prieto. Filed April 30. Case no. 1:19-cv-03842. CBS Interactive Inc. Filed by Polaris Images Corp. Action: copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed April 24. Case no. 1:19-cv-03670-VEC.

Items appearing in the Fairfield 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

CIGNA Corp., et al. Filed by Seth Mitchell. Action: E.R.I.S.A.– coverage. Attorney for plaintiff: pro-se. Filed April 26. Case no. 1:19-cv03802-UA.

ON THE RECORD

Nightstar Therapeutics PLC, et al. Filed by Brennan Evans. Action: Securities Exchange Act. Attorney for plaintiff: Juan Eneas Monteverde. Filed April 26. Case no. 1:19-cv-03743-AJN.

Columbus Village LLC, et al. Filed by Almazo Vidal, et al. Action: denial of overtime compensation. Attorney for plaintiffs: Michael Antonio Faillace. Filed April 25. Case no. 1:19-cv-03675-JGK.

OTG Management Inc., et al. Filed by Tabitha Lulo. Action: FMLA – definitions. Attorney for plaintiff: Jimmy Miguel Santos. Filed April 26. Case no. 1:19-cv-03776-PAE.

Cooper Works Inc., et al. Filed by Jose Manuel Rodriguez. Action: Fair Labor Standards Act. Attorney for plaintiff: Brent Edwards Pelton. Filed April 29. Case no. 7:19-cv03815-CS.

Outdoor Fellow LLC. Filed by Thomas J. Olsen. Action: federal question – other civil rights. Attorney for plaintiff: Douglas Brian Lipsky. Filed April 29. Case no. 1:19-cv-03828-PGG.

Deutsche Bank AG, et al. Filed by Donald J. Trump, et al. Action: constitutionality of state statute(s). Attorneys for plaintiffs: William Consovoy and Patrick Strawbridge. Filed April 29. Case no. 1:19-cv03826-ER.

Pine Valley Center for Rehabilitation and Nursing. Filed by Sandy Duvet. Action: Fair Labor Standards Act. Attorney for plaintiff: Orin Robert Kurtz. Filed April 26. Case no. 7:19-cv-03744-VB.

Expeditors International of Washington Inc. Filed by Starr Indemnity & Liability Co. Action: diversity - contract dispute. Attorneys for plaintiff: Carole A. R. Rouffet and James F. Sweeney III. Filed April 29. Case no. 1:19-cv-03819-AT. Experian Information Solutions LLC. Filed by Michael Mader. Action: Fair Credit Reporting Act. Attorney for plaintiff: Austin Connell Smith. Filed April 29. Case no. 1:19-cv-03787-LGS. Gotham New York LLC. Filed by Gotham Organization Inc. Action: trademark infringement (Lanham Act). Attorneys for plaintiff: Jason L. Beckerman and Eric Corey Weissman. Filed April 26. Case no. 1:19-cv03736-PGG. Lazzoni USA Inc. Filed by Brian Fischler. Action: federal question: other civil rights. Attorney for plaintiff: Douglas Brian Lipsky. Filed April 26. Case no. 1:19-cv-03756-LTS. Manhattan Cryobank Inc., et al. Filed by Kendan Elliott, et al. Action: diversity - product liability. Attorneys for plaintiffs: Matthew H. Armstrong, Stuart Lee Cochran and Ronald Dean Gresham. Filed April 25. Case no. 1:19-cv-03679-GHW. Mount Sinai Health System Inc., et al. Filed by Holly Atkinson, et al. Action: employment discrimination. Attorney for plaintiffs: John F. O. McAllister. Filed April 26. Case no. 1:19-cv-03779-VSB. New Republic LLC. Filed by Allan Tannenbaum. Action: copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed April 29. Case no. 1:19-cv-03830-RA. Nexstar Broadcasting Inc. Filed by Syndicaster LLC. Action: diversity– breach of contract. Attorney for plaintiff: Joanna Rebecca Cohen. Filed April 26. Case no. 1:19-cv03780-ER.

Sumitomo Mitsui Banking Corp. Filed by Ted Amley. Action: federal question – Family and Medical Leave Act. Filed April 26. Case no. 1:19-cv-03777-CM. Tribune Broadcasting Company LLC, et al. Filed by Brett Steininger. Action: civil rights. Attorney for plaintiff: Alexander Gabriel Cabeceiras. Filed April 24. Case no. 1:19-cv-03644-PAE. UnitedHealthcare Inc. Filed by Obesity Action Coalition. Action: The Americans with Disabilities Act of 1990. Attorney for plaintiff: unknown. Filed April 25. Case no. 1:19-cv-03695-VSB. Wilmington Capital Securities LLC, et al. Filed by Edward Wong, et al. Action: job discrimination (race). Attorney for plaintiffs: Tiffany Ma. Filed April 25. Case no. 1:19-cv03731-LAP. 7Hops.com Inc. Filed by Polaris Images Corp. Action: copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed April 24. Case no. 1:19-cv-03671-KPF.

Westchester Chase bank. Filed by Adekunle A. Onatolu. Action: judgment – other. Attorney for plaintiff: pro-se. Filed April 24. Case no. 1:19-cv-03636-CM. NYC Crane Hoist & Rigging LLC. Filed by Rockeith Martin. Action: Fair Labor Standards Act. Attorney for plaintiff: Abdul Karim Hassan. Filed April 29. Case no. 1:19-cv03789-AT. Prime Global Communications (UK) Limited. Filed by MCI International Services Inc. Action: diversity action. Attorney for plaintiff: Serine Rami Consolino. Filed April 24. Case no. 1:19-cv-03640-JMF.

Prime Installations Inc. Filed by the trustees of the District Council No. 9 Painting Industry Insurance Fund, et al. Action: E.R.I.S.A.– civil enforcement of employee benefits. Filed April 30. Case no. 7:19-cv03846. Scotts Miracle Gro. Filed by Adekunle A. Onatolu. Action: judgment – other. Attorney for plaintiff: pro-se. Filed April 24. Case no. 1:19-cv-03637-CM. Target Corporation, et al. Filed by Jermaine Cummins. Action: job discrimination (unlawful employment practices). Attorney for plaintiff: Parisis G. Filippatos. Filed April 30. Case no. 7:19-cv-03845. The Home Depot, et al. Filed by Richard Martin. Action: diversity (citizenship). Attorney for plaintiff: Julie Raphael. Filed April 24. Case no. 7:19-cv-03655-VB. 3G Telekom Limited. Filed by MCI International Services Inc. Action: diversity action. Attorney for plaintiff: Serine Rami Consolino. Filed April 24. Case no. 1:19-cv03647-CM.

DEEDS Above $1 million 2167 CPA Development Corp., Yonkers. Seller: PBGS La Rochelle Realty LLC, New Rochelle. Property: 508 North Ave., New Rochelle. Amount: $6.5 million. Filed April 26.

25 Ellsworth LLC, Larchmont. Seller: Anthony Guglielmo, et al, Harrison. Property: 25 Ellsworth Ave., Harrison. Amount: $760,000. Filed April 23.

Point 62 LLC, Mount Vernon. Seller: Daniel Saul Finger, White Plains. Property: 29 St. Joseph St., New Rochelle. Amount: $351,000. Filed April 23.

276 Park Avenue LLC, Yonkers. Seller: Wasyl Voronchak, et al, Southington, Connecticut. Property: 276 Park Ave., Yonkers. Amount: $565,000. Filed April 23.

QBR Ventures LLC, Croton-on-Hudson. Seller: Wilmington Savings Fund Society FSB. Property: 54 Narragansett Ave., Ossining. Amount: $310,000. Filed April 25.

34 Shipman LLC, Yonkers. Seller: Garrett Feehan, Yonkers. Property: 34 Shipman Ave., Yonkers. Amount: $840,000. Filed April 23.

Residential Mortgage Loan Trust 2013-TT2. Seller: Joseph A. Maria, White Plains. Property: 31 Old Deer Park Road, Bedford. Amount: $941,171. Filed April 25.

84 Millwood Road Inc., White Plains. Seller: Michelle K. O’Rourke Haubold, et al, Poplar Branch, North Carolina. Property: 84 Millwood Road, New Castle. Amount: $980,000. Filed April 22. Bank of America N.A. Seller: Frank D. Lombardi, Mahopac. Property: 17 Mitchell Place, Rye. Amount: $761,721. Filed April 24. Deutsche Bank National Trust Co. Seller: Peter P. Rosato, Yonkers. Property: 802 Hunters Run, Greenburgh. Amount: $754,207. Filed April 26. Federal National Mortgage Association. Seller: Dennis E. Krolian, White Plains. Property: 131 Fortfield Ave., Yonkers. Amount: $712,795. Filed April 23. Keybank N.A. Seller: Bruce L. Trent, Irvington. Property: 7 Cottonwood Drive, Somers. Amount: $146,189. Filed April 23.

AVB Harrison LLC, Arlington, Virginia. Seller: Metropolitan Transportation Authority, New York City. Property: 322-354 Halstead Ave., Harrison. Amount: $12.6 million. Filed April 25.

Liban Cedar LLC, Mount Kisco. Seller: 10 Dakin Holding LLC, Mount Kisco. Property: 10 Dakin Ave., Mount Kisco. Amount: $450,000. Filed April 23.

County of Westchester, White Plains. Seller: AVB Harrison LLC, Arlington, Virginia. Property: Halstead Ave., Harrison. Amount: $1 million. Filed April 26.

Mar-Vin Battle LLC, et al, Hartsdale. Seller: Sandra Giff-Sills, Kissimmee, Florida. Property: 220 Battle Ave., White Plains. Amount: $900,000. Filed April 22.

Waterview Investment Company LLC, Chapel Hill, North Carolina. Seller: Sarah L. Horowitz, New York City. Property: 9 Waterview Court, Lewisboro. Amount: $1.5 million. Filed April 23.

Minlyn Real Estate LLC, New Rochelle. Seller: Robert Feinberg, White Plains. Property: 1270 North Ave., 4D, New Rochelle. Amount: $670,000. Filed April 23.

Below $1 million 23 East 4-Yonkers LLC, Brooklyn. Seller: Michele Bermel, Chappaqua. Property: 23 Fourth Street East, Mount Vernon. Amount: $275,000. Filed April 25. 230 Basi LLC, Lawrence. Seller: WP 41 Realty LLC, Port Washington. Property: 41 Groshon Ave., Yonkers. Amount: $230,000. Filed April 24.

Osuki LLC, Somerville, New Jersey. Seller: Chris McGinnis, Verplanck. Property: in Cortlandt. Amount: $389,000. Filed April 24. Panthers Partners LLC, Brewster. Seller: Regina Marie Reed, Mahopac. Property: 109B Heritage Hills, Somers. Amount: $305,000. Filed April 23. Particular Harbor LLC, Bronxville. Seller: John C. Guttridge, White Plains. Property: 16 Crawford, Eastchester. Amount: $665,000. Filed April 25.

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Stoney Estates LLC, Monsey. Seller: Enrique Guzman, et al, Yonkers. Property: 84 Elliott Ave., Yonkers. Amount: $550,000. Filed April 25. U.S. Bank N.A. Seller: Gary Rikoon, Yorktown Heights. Property: 621 S. Sixth Ave., Mount Vernon. Amount: $422,900. Filed April 22. U.S. Bank N.A. Seller: Joseph Rafalowicz, New Rochelle. Property: 51 Grandview Road, Lewisboro. Amount: $309,000. Filed April 24. U.S. Bank Trust N.A. Seller: Richard Hassell, et al, White Plains. Property: 250 Bradley Ave., Mount Vernon. Amount: $235,052. Filed April 24. U.S. Bank Trust N.A. Seller: Silvia Herrera, Scarsdale. Property: 151 Saw Mill River Road, Greenburgh. Amount: $502,870. Filed April 24. VL Property Development LLC, New York City. Seller: Damian Carparelli, Thornwood. Property: 1 Avondale Road, Yonkers. Amount: $170,000. Filed April 23. Wells Fargo Bank N.A. Seller: Anthony G. Maccarini, Carmel. Property: 34 Sunset Drive, Cortlandt. Amount: $865,925. Filed April 25. Wells Fargo Bank N.A. Seller: Christopher Meagher, White Plains. Property: 57 Ridgeland Road, Lewisboro. Amount: $661,206. Filed April 25.

FORECLOSURES CORTLANDT MANOR, 150 Locust Ave. Single-family residence; lot size: 103x205. Plaintiff: US Bank Trust National Association. Plaintiff’s attorney: Stern & Eisenberg PC, 485B, Route 1 South, Iselin, New Jersey. Defendant: Yvette Miller. Referee: Pat Longobucco. Sale: May 13, 1 p.m. Approximate lien: $516,238. CROTON-ON-HUDSON, 15 Church St. Single-family residence: lot size: 50x120. Plaintiff: Westvue NPL Trust II, Plaintiff’s attorney: Roach & Lin Asssociates, 6901 Jericho Turnpike, Syosset. Defendant: Michael D’Angelo. Referee: P.Daniel Hollis III. Sale: May 9, 10 a.m. Approximate lien: $748,238.

MAY 6, 2019

Facts & Figures MOHEGAN LAKE, 2701 Deer St. Single-family residence; lot size: 1.43 acres. Plaintiff: JPMorgan Chase Bank NA, Plaintiff’s attorney: Shapiro, DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Kai Fong Yip. Referee: Robert Ryan. Sale: May 8, 10:30 a.m. Approximate lien: $587,639. MOUNT KISCO, 149 Meeting House Road. Single-family residence; lot size: 4.31 acres. Plaintiff: Wells Fargo Bank National Association. Plaintiff’s attorney: Shapiro, DiCaro & Barak, 175 Mile Crossing Blvd. Rochester. Defendant: John Belknap. Referee: Joseph Ruggiero. Sale: May 8, 12:45 p.m. Approximate lien: $2,026,883, PEEKSKILL, 116 Wells St. Two-family residence; lot size: 35x120. Plaintiff: US Bank Trust National Association. Plaintiff’s attorney: Fein Such & Crane LLP, 1400 Old Country Road, Westbury. Defendant: Robert Charles Mitchell. Referee: Charles D’Agostino. Sale: May 7, 11 a.m. Approximate lien: $149,101 TARRYTOWN, 27 Mechanics Ave. Single-family residence; lot size: N/A. Plaintiff US Bank National Association. Plaintiff’s attorney: Gross Polowy LLC, 1775 Wehrle Drive, Williamsville. Defendant: Esterle King Crawford. Referee: Charles D’Agostino. Sale: May 7, 10:30 a.m. Approximate lien: $803,989. WEST HARRISON, 423 Westchester Ave. Single-family residence; lot size: .47 acres. Plaintiff: Senior Homeowners Assistance Program. Plaintiff’s attorney: Aldridge Pite LLP, 40 Marcus Drive, Melville. Sale: May 10, 9:30 a.m. Approximate lien: $1,320,040. WHITE PLAINS, 46 Carlton St. Single-family residence; lot size: N/A. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: Shapiro, DiCaro & Barak, 175 Mile Crossing Blvd. Rochester. Defendant: Water Cajamarca. Referee: Andrew Szcesniak. Sale: May 7, 9 a.m. Approximate lien: $628,092. YONKERS, 71 Saratoga Ave. Two-family residence; lot size: .08 acres. Plaintiff: US Bank Trust National Association. Plaintiff’s attorney: Stern & Eisenberg PC, 485B, Route 1 South, Iselin, New Jersey. Defendant: Tanya Sheppard. Referee: Francas Malara. Sale: May 7, 9 a.m. Approximate lien: $753,311. YORKTOWN HEIGHTS, 3536 Strang Blvd. Single-family residence; lot size: 100x245. Plaintiff: The Bank of New York Mellon. Plaintiff’s attorney: Davidson, Fink, Cook, Kelly & Galbraith, 28 E. Main St., Rochester. Defendant: Jose Diaz. Referee: Michele Bermel. Sale: May 7, 9 a.m. Approximate lien: $681,251.

JUDGMENTS Allergan USA Inc., Irvine, California. $13,235 in favor of Simply Beautiful Medical PC, Tuckahoe. Filed April 25. Continental Hosts Ltd., New Rochelle. $26,357 in favor of White Plains Coat and Apron Company Inc., Peekskill. Filed April 24. Cornerstone Carpentry Ltd., Yonkers. $4,557 in favor of Sunbelt Rentals Inc., Fort Mill, South Carolina. Filed April 23. Green Land Deli 167 Corp., Bronx. $62,145 in favor of Stanson Automated LLC, Yonkers. Filed April 22. Rockville Skilled Nursing and Rehabilitation Center LLC, Rockville Centre. $7,592 in favor of A and P Coat Apron and Linen Supply LLC, Mount Vernon. Filed April 25.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Almeyda, Luisa, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $112,800 affecting property located at 21 Woods End Circle, Peekskill 10566. Filed Oct. 29. Demizio, Frank, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $552,080 affecting property located at 48 Alida St., Yonkers 10704. Filed Oct. 29. Flynn, Kerry Ellen, individually and as administratrix of the estate of Joan Flynn, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $382,000 affecting property located at 720 Palmer Ave., Mamaroneck 10543. Filed Oct. 26. Fortis, Cherie, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $425,000 affecting property located at 18 Maplewood Ave., Dobbs Ferry 10522. Filed Oct. 29. Fuqua, Donna, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $343,000 affecting property located at 33 Potomac St., Yonkers 10710. Filed Oct. 29. Haynes, Juliet, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $417,000 affecting property located at 71 Rockland Place, New Rochelle 10801. Filed Oct. 29.

MAY 6, 2019

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Horton, Camille, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $315,000 affecting property located at 5 Rita Lane, White Plains 10607. Filed Oct. 26. Keene, Jill, individually and as administrator of the estate of Steven C. Keene, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $150,000 affecting property located at 7 Elizabeth Drive, North Salem 10560. Filed Oct. 26. Misuriello, Francesca, et al. Filed by Deutsche Bank National Trust Company Americas. Action: seeks to foreclose on a mortgage to secure $621,000 affecting property located at 87 Post Place, Harrison 10528. Filed Oct. 29. Randazzo, Sam R., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $467,500 affecting property located at 228 West St., Mount Kisco 10549. Filed Oct. 26. Schrader, Paul, et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $260,000 affecting property located at 40 Pintail Road, East Irvington 10533. Filed Oct. 29. Stiler, Peter, et al. Filed by Webster Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 18 Hillandale Road, Rye Brook 10573. Filed Oct. 26. Vaughan, Peter, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $350,000 affecting property located at 768 Forest Ave., Larchmont 10538. Filed Oct. 29.

Mechanic’s Liens Sposato, Linda, et al, as owner. $15,050 as claimed by Jose Torres, Staten Island. Property: in North Salem. Filed April 22.

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

Partnerships Borinquen Ice Cream 1, 43 Saint Andrews Place, Apt. 3, Yonkers 10705, c/o Francisco Garcia and Maritza Diaz. Filed July 17. Lushies, 55 Sheridan Ave., D32, Mount Vernon 10552, c/o Tiffany Stewart and Thomas Daise. Filed July 19.

Vision Contracting, 1381 Howard St., Peekskill 10566, c/o Ramon Pincoy and Darwin Gonzalez. Filed July 20.

Sole Proprietorships Chess and Cognac, 401 Warburton Ave., Apt. 2D, Yonkers 10701, c/o Robert Coleman. Filed July 19. Crystal Decorating and Painting, 32 N. Sixth Ave., Mount Vernon 10550, c/o Luiz F. Landi. Filed July 20. Flash Transporter Co., P.O. Box 8306, White Plains 10602, c/o Carlos F. Sanchez. Filed July 19. Harris M. Greenberg, CPA, 38 Stonewall Circle, West Harrison 10604, c/o Harris M. Greenberg. Filed July 19. Jo’s Shoe Repair, 75 Cooley St., Pleasantville 10570, c/o Chong Jo. Filed July 17. Lambert Family Enterprises, 45 Briarcliff Road, Larchmont 10538, c/o Dana Lambert. Filed July 19. Margetis Consulting, 272 Hardscrabble Road, North Salem 10560, c/o Chandra Joan Margetis. Filed July 20. Medranda Cleaning Services, 10 Morris Crescent, Second floor, Yonkers 10705, c/o Ida Medranda. Filed July 18. Old Quarry Farm, 272 Hardscrabble Road, North Salem 10560, c/o Chandra Joan Margetis. Filed July 20. Old York Photography, 17 Harrison St., West Harrison 10604, c/o Jose Ricardo Vieira Costa. Filed July 19. Piercings by Fran, 69 Ash St., Apt. 2, Yonkers 10701, c/o Franchesca Castillo. Filed July 17. SB Drywall, 2 Manchester Road, No. 2, Eastchester 10709, c/o Elias Rabelo de Almeida Neto. Filed July 17. Scentual Novelties, 30 Davenport Ave., 1J, New Rochelle 10805, c/o Melonie Smith. Filed July 18. Vasquez Home Improvement, 21 Montgomery St., Ossining 10562, c/o Andrew Vasquez. Filed July 18. WeClean Westchester, 42 College Ave., Apt. 2, Sleepy Hollow 10591, c/o Margarita Henao. Filed July 20. Y.D.J.Z., 19 Maurice Ave., Apt. 1, Ossining 10562, c/o Yorgi I. Quinde. Filed July 17.

PATENTS Associating multiple-user devices with a single user. Patent no. 10,278,019 issued to Jeremy A. Greenberger, San Jose, California; Ciaran E. Hannigan, Morrisville, North Carolina. Assigned to International Business Machines Corp., Armonk. Automated RFID reader detection. Patent no. 10,278,080 issued to Theodore R. Carraher, Raleigh, North Carolina; Bruce H. Hyre, Cary, North Carolina; David K. Lavin, Cary, North Carolina. Assigned to International Business Machines Corp., Armonk. Autonomic exclusion in a tiered delivery network. Patent no. 10,277,662 issued to Swaminathan Balasubramanian, Troy, Michigan; Radha M. De, Howrah, India; Ashley D. Delport, Durban, South Africa; Indrajit Poddar, Sewickley, Pennsylvania; Cheranellore Vasudevan, Bastrop, Texas. Assigned to International Business Machines Corp., Armonk. Cognitive intelligence based voice authentication. Patent no. 10,277,590 issued to Suresh N. Chari, Tarrytown; Kapil K. Sing, Cary, North Carolina. Assigned to International Business Machines Corp., Armonk. Cut-through bridge error isolation. Patent no. 10,277,533 issued to Tynan J. Garrett, Poughkeepsie; Jeffrey C. Hanscom, Poughkeepsie. Assigned to International Business Machines Corp., Armonk. Database management system shared ledger support. Patent no. 10,277,561 issued to Michael C. Cox, Ijamsville, Maryland; Donna M. Dillenberger, Yorktown Heights; Jeffrey W. Josten, San Jose, California; James W. Pickel, Gilroy, California. Assigned to International Business Machines Corp., Armonk. Data communications in a distributed computing environment. Patent no. 10,277,547 issued to Charles J. Archer, Rochester, Minnesota; Michael A. Blocksome, Rochester, Minnesota; James E. Carey, Rochester, Minnesota; Philip J. Sanders, Rochester, Minnesota. Assigned to International Business Machines Corp., Armonk. Displaying an application in a window in a graphical user interface environment on a computer system. Patent no. 10,277,664 issued to Ryan K. Cradick, Oronoco, Minnesota; Andrew L. Frenkiel, Irvington. Assigned to International Business Machines Corp., Armonk.

Embedding actionable content in electronic communication. Patent no. 10,277,542 issued to Paul R. Bastide, Boxford, Massachusetts; Matthew E. Broomhall, Goffstown, New Hampshire; Robert E. Loredo, North Miami Beach, Florida. Assigned to International Business Machines Corp., Armonk. Handling operational settings in a digital imaging system. Patent no. 10,277,793 issued to Anthony C. Spielberg, Burlington, North Carolina. Assigned to International Business Machines Corp., Armonk. Identity recognition with living signatures from multiple devices. Patent no. 10,277,595 issued to Jui-Hsn Lai, White Plains; Yinglong Xia, Rye Brook. Assigned to International Business Machines Corp., Armonk. Intelligent messaging reply system and method. Patent no. 10,277,539 issued to Kenneth E. Brunsen, Nashua, New Hampshire. Assigned to International Business Machines Corp., Armonk. Laminate materials with embedded heat-generating multi-compartment microcapsules. Patent no. 10,278,284 issued to Eric J. Campbell, Rochester, Minnesota; Joseph Kuczynski, North Port, Florida; Timothy J. Tofil, Rochester, Minnesota. Assigned to International Business Machines Corp., Armonk. Login performance. Patent no. 10,277,607 issued to Denise A. Bell, Austin, Texas; Cristina Bonanni, Rome, Italy; Patrizia Manganelli, Rome, Italy; Randa Salem, Rome, Italy. Assigned to International Business Machines Corp., Armonk. Optimizing bandwith usage and improving performance for web page caching. Patent no. 10,277,703 issued to Siddharth Cuduvalli Ravikanth Rao, Toronto, Canada; Guru Prasad Shamanna, Bangalore, India. Assigned to International Business Machines Corp., Armonk. Predicting and updating availability status of a user. Patent no. 10,277,537 issued to Hernan A. Cunico, Holly Springs, North Carolina; Asima Silva, Holden, Massachusetts. Assigned to International Business Machines Corp., Armonk. Preemtive content distribution. Patent no. 10,277,706 issued to Andrew Dow, Laguna Niguel, California; Eli M. Dow, Wappingers Falls; Maurice M. Materise, Williamsville; Katrin Nagel, Malsch, Germany; Nickalaus A. Painter, Constableville; Jairo A. Pava, Miramar, Florida; Salma Y. Rodriguez, Miami, Florida. Assigned to International Business Machines Corp., Armonk.

Facts & Figures Protection and verification of user authentication credentials against server compromise. Patent no. 10,277,597 issued to Lawrence Koved, Pleasantville; Ian M. Molloy, Chappaqua; Gelareh Taban, Austin, Texas. Assigned to International Business Machines Corp., Armonk. Puzzle-style modular electronic devices. Patent no. 10,277,721 issued to James P. Gilchrist, Poughkeepsie; Michael E. Gildein, Wappingers Falls; Rajaram B. Krishnamurthy, Wappingers Falls; Moses J. Vaughan, Mahwah, New Jesey. Assigned to International Business Machines Corp., Armonk. Suggestion of visual effects based on detected sound patterns. Patent no. 10,277,834 issued to Jeremy A. Greenberger, Raleigh, North Carolina; Zachary M. Greenberger, Raleigh, North Carolina. Assigned to International Business Machines Corp., Armonk.

HUDSON VALLEY BUILDING LOANS Above $1 million Weil, Chris, et al, as owner. Lender: Salisbury Bank and Trust Co. Property: in Rhinebeck. Amount: $1.6 million. Filed April 19.

Below $1 million 55 Carroll Realty LLC, as owner. Lender: Rhinebeck Bank. Property: in Poughkeepsie. Amount: $690,000. Filed April 25. Andrade, Adrianna, et al, as owner. Lender: M&T Bank. Property: 42 Warford Road, Westtown 10998. Amount: $294,500. Filed April 26. Eric Goldfine as Trustee of the Eric Goldfine Self Employed Retirement Plan and Trust, Mahopac, as owner. Lender: SGC Builders Inc., Highland. Property: 96 North Road, Lloyd. Amount: $180,000. Filed April 22. Eric M. Ascenzi, et al, Ulster Park, as owner. Lender: Ulster Savings Bank, Kingston. Property: 45 Carney Road, Esopus 12487. Amount: $407,410. Filed April 23. Fesser, Max, New York, as owner. Lender: Rondout Savings Bank, Kingston. Property: in Kingston. Amount: $208,000. Filed April 24.

Gagne, Mary F., et al, Ridgewood, as owner. Lender: Rondout Savings Bank, Kingston. Property: 465 Main St., Rosendale 12472. Amount: $144,000. Filed April 23.

2 Forest Holdings LLC, Brooklyn. Seller: Forest Monroe LLC, Northampton, Massachusetts. Property: 2 Forest Ave., Monroe. Amount: $610,000. Filed April 22.

Build Rite Consultants Corp., Middletown. Seller: H. Pete Lazier, et al, Fort Myers, Florida. Property: in Mount Hope. Amount: $75,000. Filed April 25.

Denali Realty Ventures LLC, Middletown. Seller: Melody IV LLC, Middletown. Property: in Middletown. Amount: $384,900. Filed April 22.

HSBC Bank USA N.A. Seller: Heriberto Rodriguez, et al, Middletown. Property: 56 Ogden St., Middletown 10940. Amount: $278,354. Filed April 25.

Gold Score Properties Inc., Monroe, as owner. Lender: LendingHome Funding Corp., San Francisco, California. Property: 64 Wickham Ave., Goshen 10924. Amount: $128,300. Filed April 26.

214 Hamilton LLC, Glenham. Seller: Jermaine Hamlet, Poughkeepsie. Property: 214 N. Hamilton Ave., Poughkeepsie. Amount: $155,000. Filed April 23.

Carrington Mortgage Services LLC, Anaheim, California. Seller: Tyrone S. Brown, Yonkers. Property: 38 Knox Drive, New Windsor 12553. Amount: $237,569. Filed April 23.

Deutsche Bank National Trust Co. Seller: Bruce D. Townsend, Walden. Property: 28 Westend Drive, Highland Mills 10930. Amount: $349,214. Filed April 22.

Ice Fog LLC, New Paltz. Seller: Paul H. Muessig, et al, Houston, Texas. Property: in Gardiner. Amount: $345,000. Filed April 22.

Gorski, Stephen E., et al, Saugerties, as owner. Lender: Mid-Hudson Valley Federal Credit Union, Kingston. Property: 179-199 Forest Hill Ave., Kingston 12401. Amount: $232,000. Filed April 25. SDF Capital LLC, New Rochelle, as owner. Lender: LendingOne LLC, Boca Raton, Florida. Property: 129 Wisner Ave., Middletown 10940. Amount: $87,000. Filed April 23. Vanessa Properties LLC, Chester, as owner. Lender: 5 Arch Funding Corp., Irvine, California. Property: 107 Dunthorne Drive, Bloomingburg 12721. Amount: $288,700. Filed April 24.

DEEDS Above $1 million 130 North Front Street Property LLC, Kingston. Seller: Joseph E. Oâ&#x20AC;&#x2122;Connor, New Paltz. Property: in Kingston. Amount: $1.1 million. Filed April 22. City Winery Hudson Valley LLC, New York City. Seller: Steinberger Brothers Realty LLC, Walden. Property: in Montgomery. Amount: $1.6 million. Filed April 24. Guro Realty LLC, Poughkeepsie. Seller: Westage Development 207 LLC, Fishkill. Property: 955 Little Britain Road, New Windsor. Amount: $1.4 million. Filed April 24. Hudson Valley NY Holding LLC, Brooklyn. Seller: HNA Hudson Valley Resort and Training Center LLC, New York City. Property: 400 Granite Road, Kerhonkson 12446. Amount: $4.4 million. Filed April 25. Town of Monroe. Seller: Monroe-Woodbury Jewish Community Center Inc., Monroe. Property: in Monroe. Amount: $2.6 million. Filed April 24.

Below $1 million 141 Real Estate Holding LLC, Wappinger Falls. Seller: Toll Land V LP, Horsham, Pennsylvania. Property: 16 Palmerton Drive, No, 56, Wappinger. Amount: $523,000. Filed April 22.

21st Mortgage Corp., Knoxville, Tennessee. Seller: Laurence Clemente, Goshen. Property: in Mount Hope. Amount: $220,490. Filed April 26. 3249 Route 32 LLC, Bearsville. Seller: Red House Inn LLC, Saugerties. Property: in Saugerties. Amount: $500,000. Filed April 23. 39 Catskill HR LLC, Monroe. Seller: Woodbury Villas C LLC, Brooklyn. Property: 39 Catskill High Rail Woodbury. Amount: $350,000. Filed April 22. 404 East Main Street LLC, Middletown. Seller: Bruce Quinn, Godeffroy. Property: 404 E. Main St., Wallkill. Amount: $148,000. Filed April 22. 473 Main Street Beacon LLC, Beacon. Seller: Thomas L. Watkins, et al, LaGrangeville. Property: in Beacon. Amount $600,000. Filed April 24. 68 Seeds LLC, New York City. Seller: 68 Tinker Street LLC, Woodstock. Property: 68 Tinker St., Woodstock. Amount: $499,000. Filed April 24. 929 Albany Post Road LLC, Highland. Seller: Susan Miller, Ocean Isle Beach, North Carolina. Property: in Gardiner. Amount: $64,500. Filed April 19. Abraham Joseph and Sarah LLC, Monroe. Seller: Bais Mordche Corp., Monroe. Property: Kerestier Court, Kiryas Joel. Amount: $50,000. Filed April 22. Alef Ador LLC. Seller: Shlome Itzkowitz, et al, Highland Mills. Property: 27 Dinev Court, No. 3, Monroe 10950. Amount: $215,000. Filed April 22. APB Custom Inc., Warwick. Seller: Jason L. McGovern, Warwick. Property: in Minisink. Amount: $150,000. Filed April 26. Bailes Realty Group LLC, Amenia. Seller: Bank of Millbrook, Millbrook. Property: 17-21 Park St., North East. Amount: $135,000. Filed April 24. Berry Nice Chalet LLC, Greenwood Lake. Seller: 21st Mortgage Corp., Knoxville, Tennessee. Property: 8 Blueberry Hill, Greenwood Lake 10925. Amount: $112,500. Filed April 23.

Castaldo Brothers Inc., Poughkeepsie. Seller: Irene L. Chocianowski, Millbrook. Property: 12 Lumb Lane, Hyde Park. Amount: $115,000. Filed April 24. Central Hudson Gas and Electric Corp., Poughkeepsie. Seller: Gail P. Bigler, Kingston. Property: in Ulster. Amount: $9,000. Filed April 24. Century Summit LLC, Wappingers Falls. Seller: Wells Fargo USA Holdings Inc., Frederick, Maryland. Property: 1 Lorraine Meadows Road, Highland 12528. Amount: $100,000. Filed April 19. CJBD of Orange County LLC, Otisville. Seller: U.S. Bank N.A. Property: 5 Geoffrey Court, Otisville 10963. Amount: $145,000. Filed April 25. Condor Ridge Holding Company LLC, Cornwall. Seller: Paul Kacocha, et al, Stormville. Property: 35 Madison Court. Newburgh 12550. Amount: $83,500. Filed April 25. Craft Redevelopment LLC, Wappingers Falls. Seller: Joanna D. Rotonde, Hopewell Junction. Property: in East Fishkill. Amount: $560,000. Filed April 24. Dalco Realty LLC, New Windsor. Seller: Moshe Berkowitz, New City. Property: 765 Jackson Ave., New Windsor 12553. Amount: $575,000. Filed April 23. Delaware River Outdoor Club LLC, Port Jervis. Seller: Jones Partners LP, Dingsmans Ferry, Pennsylvania. Property: in Deerpark. Amount: $27,500. Filed April 23. Denali Realty Ventures LLC, Middletown. Seller: Doris Tilmont, Middletown. Property: 34 Gardner Ave., Middletown. Amount: $111,625. Filed April 23. Denali Realty Ventures LLC, Middletown. Seller: Melody I LLC, Middletown. Property: in Middletown. Amount: $434,200. Filed April 22. Denali Realty Ventures LLC, Middletown. Seller: Melody III LLC, Middletown. Property: in Middletown. Amount: $243,000. Filed April 22.

Deutsche Bank National Trust Co. Seller: Jessica Michelle Mahoney, Middletown. Property: 19 Locust St., Warwick 10990. Amount: $305,974. Filed April 26. Deutsche Bank National Trust Co. Seller: Judith L. Lubinsky, Goshen. Property: 4 Highland Ave., Otisville 10963. Amount: $172,508. Filed April 22. Deutsche Bank National Trust Co. Seller: Patrick Saunders, Stony Point. Property: 39 Church St., Apt. 13, Port Jervis 12771. Amount: $54,297. Filed April 24. DMF and CJF Holdings LLC, Fishkill. Seller: Atlantica LLC, Seattle, Washington. Property: 45 Spackenkill Road, Poughkeepsie 12603. Amount: $107,000. Filed April 24. DMF and CJF Holdings LLC, Fishkill. Seller: Thomas D. Modica Jr., Poughkeepsie. Property: 244 Overlook Road, Poughkeepsie 12603. Amount: $189,500. Filed April 23. East Coast Investors INTL LLC, Monroe. Seller: Mark Cambareri, Pine Bush. Property: 462 Rye Hill Road, Monroe 10950. Amount: $182,000. Filed April 22. Ennvey Inc., Monroe. Seller: Hubert Peterson, New Windsor. Property: in Maybrook. Amount: $160,000. Filed April 26. Federal National Mortgage Association. Seller: John Bach, Goshen. Property: 30 Robert St., Middletown 10940. Amount: $133,577. Filed April 23. Federal National Mortgage Association. Seller: Kara Cavallo, Walden. Property: 70 Tweddle Farm Lane, Montgomery 12549. Amount: $533,121. Filed April 26. Fifty South Center LLC, Albany. Seller: Bank of Millbrook, Millbrook. Property: 44-50 S. Center St., North East. Amount: $237,500. Filed April 24. G and K Espicoz Properties LLC, Poughkeepsie. Seller: Trifera LLC, Seattle, Washington. Property: 30 Shamrock Circle, Poughkeepsie 12603. Amount: $120,000. Filed April 19. Gold Score Properties Inc., Monroe. Seller: MTLGQ Investors LP, Greenville, South Carolina. Property: 64 Wickham Ave., Goshen 10924. Amount: $116,200. Filed April 26.

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J6 Construction and Development Corp., Greenwood Lake. Seller: Scott St. Development LLC, Brooklyn. Property: in Monroe. Amount: $200,000. Filed April 23. JV Homes of Orange County LLC, Montgomery. Seller: Minisink Trail Corp., Goshen. Property: in Goshen. Amount: $115,000. Filed April 29. Levett LLC, Wappingers Falls. Seller: Wilmington REO LLC, New York City. Property: 59 Robert Lane, Wappingers Falls 12590. Amount: $170,500. Filed April 19. MEBCO LLC, New Paltz. Seller: Alan C. Stout, et al, New Paltz. Property: in New Paltz. Amount: $475,000. Filed April 19. Monroe Commercial Properties LLC, Pomona. Seller: Renard O. Barone, et al, Tuxedo. Property: in Tuxedo. Amount: $155,000. Filed April 24. Mountain Paradise Builder Inc., New Windsor. Seller: U.S. Bank Trust N.A. Property: 53 Little Collarbar Road, Montgomery 12549. Amount: $252,600. Filed April 29. MTGLQ Investors LP, Houston, Texas. Seller: Jeffrey Albanese, Goshen. Property: 9 Lake Road, Salisbury 12577. Amount: $129,900. Filed April 26. MTGLQ Investors LP, Irvine, California. Seller: Charles Obremski, Cornwall-on-Hudson. Property: 51 S. Main St., Florida 10921. Amount: $190,000. Filed April 29. N.D.G. Associates Inc., New City. Seller: ICC Realty LLC, Newburgh. Property: in New Windsor. Amount: $75,000. Filed April 23. North and South RE Holdings LLC, Beacon. Seller: Annette R. Goodwin, Poughkeepsie. Property: in Fishkill. Amount: $175,000. Filed April 23. Northern Enterprise NY LLC, Cornwall-on-Hudson. Seller: Karen Porter, et al, Mount Kisco. Property: 191 Big Pond Road, Huguenot 12746. Amount: $17,500. Filed April 25. PennyMac Loan Services LLC, Westlake Village, California. Seller: Glen Plotsky, Port Jervis. Property: 200 Riley Road, New Windsor 12553. Amount: $269,959. Filed April 25.

MAY 6, 2019

Facts & Figures Pension Properties Inc., Walden. Seller: Brandon Dengler, New Windsor. Property: in New Windsor. Amount: $79,000. Filed April 25. Perfect Cut Farms LLC, Goshen. Seller: Gerick Associates LLC, New Hampton. Property: NSN Maple Ave., Goshen. Amount: $137,500. Filed April 25. PK Developers LLC, Poughkeepsie. Seller: Turnover Inc., New Windsor. Property: 15 Academy St., Poughkeepsie. Amount: $175,000. Filed April 19. PM 59 Cutler LLC, Brooklyn. Seller: Carmen L. Morano, et al, New York City. Property: in Ulster. Amount: $345,408. Filed April 25. Prosperity Stairs and Rails Inc., Middletown. Seller: Lloyd M. LeBaron, et al, Goshen. Property: 67 County Route 22, Minisink 10940. Amount: $100,000. Filed April 24. Quick Close Investment Group Inc., Parkland, Florida. Seller: Wilmington Savings Fund Society FSB. Property: 38 Meadowbrook Drive, Kingston 12401. Amount: $81,000. Filed April 24. Quick Close Investments Group Inc., Parkland, Florida. Seller: NRZ REO VIII LLC, New York City. Property: 456 Lucas Ave., Kingston 12401. Amount: $55,000. Filed April 24. Route 9W Holdings LLC, Newburgh. Seller: Frank A. Bolognese Jr., Marlboro. Property: 226 Carter Ave., Newburgh. Amount: $25,000. Filed April 29. Samantha Properties of New York LLC, New Windsor. Seller: Bruce Townsend, Walden. Property: 183-185 Gidney Ave., Newburgh 12550. Amount: $70,000. Filed April 26. Samantha Properties of New York LLC, New Windsor. Seller: U.S. Bank Trust N.A. Property: 259 Gidney Ave., Newburgh 12550. Amount: $70,125. Filed April 26. SDF Capital LLC, Mamaroneck. Seller: Dan Cross, Soperton, Georgia. Property: in Middletown. Amount: $80,000. Filed April 23. Secretary of Veterans Affairs, Westlake Village, California. Seller: Allan Ahearne, Warwick. Property: 31 Poplar St., Greenwood Lake. Amount: $170,289. Filed April 22. Superior Home Pros LLC, Middletown. Seller: MTGLQ Investors LP, Greenville, South Carolina. Property: 2588 Route 1, Port Jervis 12771. Amount: $101,900. Filed April 26. The Bank of New York Mellon Trust Company N.A. Seller: Jason Paul Sautter, Unionville. Property: 18 Collabar Road, Montgomery 12549. Amount: $421,161. Filed April 26.

MAY 6, 2019

The Bank of New York Mellon. Seller: Paul Marks, Newburgh. Property: 18 Highview Road, Monroe 10950. Amount: $960,991. Filed April 25. The Shawangunk Conservancy Inc., Accord. Seller: William A. Brooks, et al, Kingston. Property: in Rochester. Amount: $21,000. Filed April 22. U.S. Bank N.A. Seller: Benjamin Greenwald, New Windsor. Property: 59 Borden Ave., Pine Bush 12566. Amount: $273,587. Filed April 23. U.S. Bank N.A. Seller: Gary Botchman, et al, Middletown. Property: 36 Putters Way, Apt. 36-A, Middletown 10940. Amount: $579,197. Filed April 29. U.S. Bank N.A. Seller: Joan H. McCarthy, Fishkill. Property: 26 Melrose Ave., New Windsor 12553. Amount: $118,447. Filed April 26. U.S. Bank Trust N.A. Seller: Rachel Flanagan Frost, Fishkill. Property: 144 Franklin St., Poughkeepsie 12601. Amount: $493,500. Filed April 23. Vanessa Properties LLC, Chester. Seller: Fannie Mae. Property: 107 Dunthorne Drive, Bloomingburg 12721. Amount: $251,000. Filed April 24. Vineyard Hills Holding LLC, Monroe. Seller: Vineyards Hills Developers Inc., Monroe. Property: 24-42, 31, 35, 39, 43 and 52 Scenic View Lane, Marlborough. Amount: $700,000. Filed April 19. Weyrauch Construction Company Inc., Montgomery. Seller: Judith L. Lubinsky, Goshen. Property: 4 Ramona Road, Newburgh 12550. Amount: $256,501. Filed April 29. Wilmington Savings Fund Society FSB. Seller: Edward T. McCormack, Fishkill. Property: 25 Lincoln Ave., Poughkeepsie 12601. Amount: $537,500. Filed April 23. Wilmington Savings Fund Society FSB. Seller: Kelly Brady, Poughkeepsie. Property: 70 Millis Lane, Stanfordville 12581. Amount: $67,500. Filed April 23.

JUDGMENTS 22 Fast Contracting Inc., Newburgh. $688 in favor of the New York State Department of Labor, Albany. Filed Dec. 18. Abacus Business Services Inc., Highland Mills. $345 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24.

WCBJ

Aliya Inc., Newburgh. $183 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24.

Faith Enterprises NY Inc., Goshen. $2,104 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 18.

Second Life Repair LLC, Pine Bush. $356 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19.

Angel’s Cleaning and Maintenance, New Hampton. $130 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24.

Glilos Inc., Monroe. $210 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24.

Tempeh North LLC, Woodstock. $523 in favor of the New York State Department of Taxation and Finance, Albany. Filed April 19.

GMS USA LLC, Campbell Hall. $1,088 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 18.

The Pointed Hat, Port Jervis. $5,449 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24.

GSD For Life Inc., Newburgh. $106 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24.

Zold Trucking LLC, Southfields. $104 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19.

Jake’s Place in Middletown Inc., Middletown. $4,141 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19.

LIS PENDENS

Atlas Motor Lodge, Highland. $833 in favor of the New York State Department of Taxation and Finance, Albany. Filed April 19. Bagill’s LLC, New Windsor. $209 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec. 18. Brainiac Visions LLC, Middletown. $100 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 18. Burke Monroe and Associates LLC, New Hampton. $1,077 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24. Chemscape Lawn and Shrub Care Corp., Campbell Hall. $3,493 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 18. Chen Marketing Inc., New Windsor. $1,729 in favor of the New York State Department of Labor, Albany. Filed Dec. 18. Comprehensive Psychiatric Performeb, New Windsor. $730 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24. Cresthaven Court Realty Inc., Monroe. $102 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24. Crossroads Hydroponics and Organics LLC, Newburgh. $105 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24. Diva Dog Designs, Warwick. $2,461 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 18. Douglass Insulation Company Inc., Chester. $135 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 18. Emfo Contractors Inc., Central Valley. $136 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 24. Empire Waste Services of Ulster County Inc., Ellenville. $32,941 in favor of the New York State Department of Taxation and Finance, Albany. Filed April 19.

Key Solutions Realty LLC, Walden. $209 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. Lisset’s Sweetery LLC, Campbell Hall. $104 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. Mor Mor Rita LLC, Hurley. $2,736 in favor of the New York State Department of Taxation and Finance, Albany. Filed April 19. North End 1 Auto Repair Inc., Middletown. $10,538 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. O’Connor and O’Connor LLP, Central Valley. $550 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. Old Fashion Grocery Corp., Montgomery. $940 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. Percy Dixon and Sons LLC, Wallkill. $1,021 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. Quercus Alba LLC, High Falls. $105 in favor of the New York State Department of Taxation and Finance, Albany. Filed April 19. Rhyg Management Inc., Monroe. $6,538 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19. Royal Davis Vineyards LLC, New Windsor. $517 in favor of the New York State Department of Taxation and Finance, Albany. Filed Dec 19.

The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. 639 Spring Lake Road LLC, et al. Filed by Bridgewell Capital LLC. Action: seeks to foreclose on a mortgage to secure $413,000 affecting property located at 639 Spring Lake Road, Milan 12571. Filed April 23. Albert, Michael J., et al. Filed by J. Charley Ray. Action: seeks to foreclose on a mortgage to secure $100,000 affecting property located in Fishkill. Filed April 23. Alexander, Tsahi N., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $213,069 affecting property located at 15 Harbor Hill Court, Beacon 12508. Filed April 18. Alvarez, Babylyn R., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $322,700 affecting property located at 1 Blackmoor Court, Highland Mills 10930. Filed April 4. Alvarez, Michael Jr., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $112,000 affecting property located at 13 Elm St., Greenwood Lake 10925. Filed April 9. Aulisio, Janice A., as heir to the estate of Dennis J. Fedorsky, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $86,994 affecting property located at 7 Wildwood Drive, Greenwood Lake 10925. Filed April 8. Barbier, Marcel L. Jr., et al. Filed by Selene Finance LP. Action: seeks to foreclose on a mortgage to secure $123,600 affecting property located at 29 Mower Mill Road, Saugerties 12477. Filed April 19.

Burke, Ellen, individually and as surviving spouse of Joseph Burke, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $136,000 affecting property located at 4 Dodd Lane and 3, 5 and 9 Glenn Terrace, Otisville 10963. Filed April 5. Cantor, Enrique Velazquez, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $180,000 affecting property located at 110 Smith St., Poughkeepsie 12601. Filed April 22. Carroll, Edward J., et al. Filed by OneWest Bank FSB. Action: seeks to foreclose on a mortgage to secure $250,000 affecting property located at 2733 Route 209, Kingston 12401. Filed April 22. Chervil, Lynda, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $314,825 affecting property located at 55 Cascade Road, Warwick 10990. Filed April 3. Clerfond-Martial, Natacha, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $255,920 affecting property located at 55 Phillips St., Middletown 10940. Filed April 5. Coen, Maria, et al. Filed by Quorum Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $200,000 affecting property located at 126 Hunt Road, Plattekill 12589. Filed April 22. Daughton, Ryan J., as heir and as administrator of the estate of Donna Daughton, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $200,000 affecting property located at 1 Essex Road, Poughkeepsie 12601. Filed April 23. Decker, Robert, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $212,500 affecting property located at 116 and 120 Fair Oaks Road, Middletown 10940. Filed April 5. Difrancia, Gary A., et al. Filed by Metropolitan Life Insurance Co. Action: seeks to foreclose on a mortgage to secure $408,300 affecting property located at 2 Winter Park Drive, Hopewell Junction 12533. Filed April 24. Drakes, Richard L., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $420,000 affecting property located at 28 Bradner Ave., Middletown 10940. Filed April 9. Dyba, Stanley C., et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $240,000 affecting property located at 14 Summit Ave., Harriman 10926. Filed April 5.

Facts & Figures Emanuel, Juliana, et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $508,500 affecting property located at 12 Exeter Circle, Beacon 12508. Filed April 22. Galloway, Josephus Keith, individually and as trustee of the Galloway Family Trust, et al. Filed by Fareverse LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 17 Partners Road, Wappingers Falls 12590. Filed April 23. Gannon, Thomas, et al. Filed by PHH Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $242,145 affecting property located at 136 Roosevelt Road, Hyde Park 12538. Filed April 23. Garcia, Percy F. Franco, et al. Filed by Navy Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $206,196 affecting property located at 28 Lincoln St., Middletown 10940. Filed April 3. Gisser, Gordon G., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $387,600 affecting property located at 40 Clinton Drive, Blooming Grove 10992. Filed April 4. Hablow, Karin E., Orange County commissioner of finance as public administrator of the estate of Debra McAdams, et al. Filed by Citizens Bank N.A. Action: seeks to foreclose on a mortgage to secure $60,000 affecting property located at 53 Third St., Godeffroy 12729. Filed April 5. Hall, William E., et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $356,000 affecting property located at 26 River Ave., Cornwall-on-Hudson 12520. Filed April 5. Hamaric, Rudolf, as heir and distributee of the estate of Vesna Hamaric, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $175,750 affecting property located at 387 Lakeshore Drive, Pine Bush 12566. Filed April 19. Heck, Jeffrey, et al. Filed by Hudson Valley Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $290,000 affecting property located at 73 Rombout Road, Poughkeepsie 12603. Filed April 18. Heirs and distributees of the estate of Jewel B. Warneck, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $104,400 affecting property located at 403 Fourth Road, Wappingers Falls 12590. Filed April 18.

Heirs and distributees of the estate of Sally J. Wahrer, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $120,746 affecting property located at 90 Lyons Lane, Milton 12547. Filed April 25. Hendrickson, Elicia, et al. Filed by Ronen LLC. Action: seeks to foreclose on a mortgage to secure $175,950 affecting property located at 11 Winchester Ave., Middletown 10940. Filed April 9. Horton, Robert T., et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $148,000 affecting property located at 82 Glenerie Lane, Saugerties 12477. Filed April 23. Ibarra, Alejandro, et al. Filed by PennyMac Loan Services LLC. Action: seeks to foreclose on a mortgage to secure $247,028 affecting property located at 12 Van Wagner Road, Highland 12528. Filed April 25.

Melvin, Dave A., et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $313,500 affecting property located at 561 Route 292, Holmes 12531. Filed April 24. Natrella, Nicholas R., et al. Filed by NJCC Fund No.5 Trust. Action: seeks to foreclose on a mortgage to secure $245,000 affecting property located at 11 Gold Road, Stormville 12582. Filed April 23. Oboyski, Beverly A., et al. Filed by Reverse Mortgage Funding LLC. Action: seeks to foreclose on a mortgage to secure $273,000 affecting property located at 1243 Route 302, Pine Bush 12566. Filed April 5. R.H.M.D. Properties LLC, et al. Filed by Ulster Savings Bank. Action: seeks to foreclose on a mortgage to secure $418,500 affecting property located at 29 Warren St. and 111 S. Manor Ave., Kingston 12401. Filed April 24.

Jacobson, Joshua M., et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $200,000 affecting property located at 31 Roosevelt Road, Hyde Park 12538. Filed April 22.

Rieckermann, Christian Jr., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $180,000 affecting property located at 104 Greenhaven Road, Poughquag 12570. Filed April 18.

Kellogg, Lorie, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $82,655 affecting property located at 296 Irish Cape Road, Wawarsing 12458. Filed April 23.

Russell, Eric, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $208,657 affecting property located at 1768 Route 44, Pleasant Valley 12569. Filed April 18.

Krasinski, Olga, et al. Filed by VFS Lending JV II LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 10 Moonlight Trail, Goshen 10924. Filed April 8.

Schnakenberg, William E. Jr., et al. Filed by NewRez LLC. Action: seeks to foreclose on a mortgage to secure $281,000 affecting property located at 3 Elena Court, Campbell Hall 10916. Filed April 3.

Lee, Sara, as possible heir to the estate of Barry T. Lee, et al. Filed by Hudson Valley Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $129,730 affecting property located at 67 Wrentham St., Kingston 12401. Filed April 24.

Scott, Kim, et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $255,850 affecting property located at 10 Linden Place, Middletown 10940. Filed April 8.

Lopez, Armando, et al. Filed by GMAT Legal Title Trust 2013-1. Action: seeks to foreclose on a mortgage to secure $257,962 affecting property located at 84 Maple St., Newburgh 12550. Filed April 5. Mazzelli, Julie, et al. Filed by Freedom Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $257,254 affecting property located at 110 Liberty Corners Road, Pine Island 10969. Filed April 3. Melfi, Joseph, et al. Filed by Quicken Loan Inc. Action: seeks to foreclose on a mortgage to secure $211,292 affecting property located at 528 Harbor View Court, Beacon 12508. Filed April 18.

Singh, Maninder, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $264,000 affecting property located at 4 Third St., Wallkill 10940. Filed April 5.

Taylor, Linda, as co-administratrix of the estate of Arthur Joseph Tune, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $234,000 affecting property located at 13 Shore Drive, Blooming Grove 10914. Filed April 9. Waters, Michael S., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $578,000 affecting property located at 21 Balmville Road, Newburgh 12550. Filed April 9. Weihbrecht, Judith A., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $186,400 affecting property located at 3 Windsor Road, Monroe 10950. Filed April 9. Yeates, Alvin, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $85,500 affecting property located at 171 S. William St., Newburgh 12550. Filed April 4.

Mechanic’s Liens Benji Holdings LLC, as owner. $1,200 as claimed by Precision Concrete Pumping Inc., Albany. Property: 54 and 60 Bert McCord Drive, Pine Bush 12566. Filed April 19. Carlson, Jeffrey, et al, as owner. $10,000 as claimed by Morgan Scott Associates Inc., Gardiner. Property: 246 Floyd Ackert Road, Esopus 12429. Filed April 25.

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

Doing Business As African Cultural Temple Foundation Inc., d.b.a. African Cultural Center of the Greater Hudson Valley, 108 S. Plank Road, Newburgh 12550. Filed March 8.

Smith, Janice R., as executrix of the estate of Keith Trotman, et al. Filed by Fareverse LLC. Action: seeks to foreclose on a mortgage to secure $240,000 affecting property located at 27 Brookline Ave., Middletown 10940. Filed April 4.

Partnerships

Smith, Lois, et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $170,160 affecting property located at 10 Alder Court, Kingston 12401. Filed April 19.

Chopping Block Catering, 182 Churchland Road, Saugerties 12477, c/o Robert T. Foley and Joseph M. Dellachiesa. Filed April 24.

At Your Service House Cleaning, 108 Russell St., Cornwall-on-Hudson 12518, c/o Marc S. Soto and Jennifer Mary Gold. Filed March 6.

Sole Proprietorships

Greenwoods HVAC, 1365 Route 9W, Marlboro 12542, c/o David M. Greenwood. Filed April 23.

Alfano Electric and Home Services, 42 Ulster Ave., Apt. 2, Walden 12586, c/o Samuel Tony Alfano. Filed April 25.

Huber Contracting, 84 Old Street Road, Lot 41, Highland Falls 10928, c/o Robert A. Huber. Filed March 5.

American Chinese Home Inspection, 29 Peach Place, Middletown 10940, c/o Han Chen. Filed March 6. Amy Latin Photography, 3 Cedar Lane, Kerhonkson 12446, c/o Amy Beth Latin. Filed April 24. Apex Gardening, 447 Powell Ave., Newburgh 12550, c/o Carmen Mamazza. Filed March 8. Atek Environmental, 16 Riverview St., Walden 12586, c/o Charles D. Savasta. Filed March 6. B Sides, 206 Reynolds Road, Woodstock 12498, c/o Fatima El Shibli. Filed April 24. Big Apple Vision, 1033 Berme Road, High Falls 12440, c/o Brian J. Pickard. Filed April 19.

J and M Landscaping, 22 Samsonville Road, No. 2, Kerhonkson 12446, c/o Michael C. Malarczyk. Filed April 23. Jenalea’s Business Consulting, 42 Stickles Ave., Kingston 12401, c/o Jenalea Jean Buchanan. Filed April 22. Joyce Property Services, 657 Silver Hollow Road, Willow 12495, c/o James Hamilton Joyce. Filed April 22. Mic and MCK Photography, 10 Church St., Apt. 1, Walden 12586, c/o Mckaila DeVries. Filed March 5. Northeast Solutions, 9 Andrea Drive, New Paltz 12561, c/o Sean R.D. Feldman. Filed April 19. Paul Roxby, P.O. Box 1474, Olivebridge 12461, c/o Paul R. Roxby. Filed April 24.

Big Ben Home Maintenance, 2898 Route 9W, Lot 2, New Windsor 12553, c/o Daniel Auman. Filed March 5.

Piazza Framing, 96 Mill Hill Road, Woodstock 12498, c/o Bianca Gallagher. Filed April 23.

Big Woods Tiny House, 277-1 Towpath Road, Accord 12404, c/o Christopher Burket. Filed April 19.

RAP Reconstruction, 65 Rock Hill Road, High Falls 12440, c/o Ronald A. Perrotta. Filed April 25.

Buckley Early Learning Center, 361 W. Route 211, Middletown 10940, c/o Desmonda Charmain Buckley. Filed March 8.

Red Pill 45, 73 Crown St., Apt. 2, Kingston 12401, c/o Jaimie R. Egan. Filed April 23.

Camex, 508 Liberty St., Newburgh 12550, c/o Jose Armando Espinoza Regalado. Filed March 7. Christina Wright, LCSW, 200 Fair St., Kingston 12401, c/o Christina Wright. Filed April 22. Claybourne The MC, 2057 Independence Drive, New Windsor 12553, c/o Clayion Chadd Burke. Filed March 8.

Stamped Thoughts, 430 Hurley Ave., Hurley 12443, c/o Christine Chianfagna. Filed April 23. The Crazy Box Bakery, 35 Brigham Lane, Lot 22, Lake Katrine 12449, c/o Joshua K. Godfrey. Filed April 23. Tom Savaglio Produce, 193 Big Island Road, Warwick 10990, c/o Thomas D. Savaglio. Filed March 6.

Cutting Edge Construction, 35 Fawn Road, Saugerties 12477, c/o Jason L. Shultis. Filed April 23.

Woodstock, NY Salt Water Taffy, 85 Rock City Road, Woodstock 12498, c/o Ronald R. Balsamo. Filed April 23.

D’Andy Enterprises, 8 Hideaway Lane, Newburgh 12550, c/o David Andrew Slade. Filed March 7.

Yess Pottery, 101 Swartekill Road, Highland 12528, c/o Elena Kate Yess. Filed April 25.

Dustymassageandbodywork, 168 Cornell St., Kingston 12401, c/o Carol A. Stack. Filed April 24. Fresh Cut Lawn Care, 115 Old Stage Road, Saugerties 12477, c/o Thomas J. Basciano Jr. Filed April 25.

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MAY 6, 2019

LEGAL NOTICES Notice of formation of Limited Liability Company (ìLLCî). Name: Broad Street Commons LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on March 20, 2019. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Broad Street Commons LLC, 1055 Saw Mill River Road, Suite 204, Ardsley, New York 10502. Purpose/character of LLC is to engage in any lawful act or activity. #62116 Notice of formation of Limited Liability Company (ìLLCî). Name: Broad Street Commons Manager LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on March 20, 2019. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Broad Street Commons Manager LLC, 1055 Saw Mill River Road, Suite 204, Ardsley, New York 10502. Purpose/character of LLC is to engage in any lawful act or activity. #62117 Notice of formation of Limited Liability Company (ìLLCî). Name: Broad Street Commons Associates LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on March 20, 2019. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Broad Street Commons Associates LLC, 1055 Saw Mill River Road, Suite 204, Ardsley, New York 10502. Purpose/character of LLC is to engage in any lawful act or activity. #62118 Hudson Valley Business Resource Group, LLC. Art. of Org. filed with SSNY 2/20/19. Office Location: Westchester Cty. SSNY designated as agent for process & shall mail to: 1 Maple Crest Dr. Peekskill, NY 10566 Purpose: all lawful. #62119 Sterling Contracting LLC. Art. of Org. filed with SSNY 3/8/19. Office Location: Westchester Cty. SSNY designated as agent for process & shall mail to: 2804 Gomer St. Yorktown Hts, NY 10598 Purpose: all lawful. #62120 Notice of Formation of Leslie Gustafson & Co., LLC filed with SSNY on February 27, 2019. Off. Loc: Westchester Cty. SSNY design. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 57 Hamilton Drive, Chappaqua, NY 10514. Purpose: any lawful purpose. #62121

MAY 6, 2019

Notice of Formation of SpiiCery, LLC. Arts. of Org. filed with SSNY on 02/26/2019. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to Sonia Heselton, 25 County Center Road Apt C13 White Plains NY, 10607. Purpose: any lawful act or activity #62123 Fine Wine Swimwear, LLC Art. of Org. filed with SSNY on 01/23/2019. Offc. Loc.: Westchester Cty. SSNY has been desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to the LLC, 35 Davenport Ave Apt 4H New Rochelle, NY 10805. Contact: 914-318-7949 Purpose: any lawful business activity. #62124 NOTICE OF FORMATION of CJCB LLC. Arts. Of Org. filed with Secy of State of NY (SSNY) on 3/25/19. Office location: Westchester County. SSNY designated agent upon whom process may be served and shall mail copy of process against LLC to 2835 Hemlock Street, Yorktown Heights, NY 10598. Purpose: any lawful act. #62125 Notice of Formation of GEN Z LLC. Arts. of Org.filed with SSNY on 2/8/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served and shall mail process to the LLC, 43 ELM ST SLEEPY HOLLOW, NEW YORK, 10591. Purpose: any lawful. #62126 Notice of Formation of SILVER OAK ASSOCIATES LLC . Arts. Of Org. filed with SSNY on 01/16/2019. Offc. Loc: Westchester County. SSNY desig. as agent upon whom process may be served and shall mail copy of process to the LLC, 55 Bank St, Apt. 1210 White Plains, NY 10606. Purpose: any lawful purpose. #62127 Notice of Formation of 111 East 235 LLC. Principal office Westchester County. Secretary of State of NY (SSNY) designated as agent for service of process. SSNY shall mail a copy of any process served against the LLC to 15 Cowdrey Street, Yonkers, NY 10701. Articles of Organization of the LLC filed with the SSNY on March 25, 2019. Purpose: Any lawful act(s). #62128 Magyar Properties LLC ,Arts of Org. filed with Sec. of State of NY (SSNY) 2/22/2011. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Mrs. Mary Reed, 209 Knollwood Ave., Mamaroneck, NY 10543. General Purpose. #62129

WCBJ

Notice of Formation of THE PAWSITIVE EXPERIENCE LLC Art. Of Org. filed with SSNY on 3/21/19. 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, 90 Windom St., White Plains, NY 10607. Purpose: any lawful purpose. #62132

INDEX NO. 64827/2016

Notice of Formation of ELITE LANDSCAPING SERVICES, LLC Art. Of Org. filed with SSNY on 4/1/19. 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, 71 Soundview St., Port Chester, NY 10573. Purpose: any lawful. #62133

SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF WESTCHESTER _________________________________________________ CIT BANK, N.A.,

Notice of Formation of BOBALU Rye, LLC. Art. Of Org. filed with NY Secy. of State (SSNY) on 3/8/19. Office Location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC to: c/o US Corp Agents, 7014 13th Ave. Suite 202, Brooklyn NY 11228. Purpose: any lawful purpose. #62134 Harbor Front Properties, LLC ,Arts of Org. filed with Sec. of State of NY (SSNY) 4/1/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 516 Boston Post Rd., Mamaroneck, NY 10543. General Purpose. #62135 NOTICE OF FORMATION OF PROFESSIONAL SERVICE LIMITED LIABILITY COMPANY (PLLC). Name: The Bobb Law Firm PLLC. Articles of Organization filed with the Secretary of State of NY (SSNY) on 03/01/19. Office location: Westchester County. Office address: 152 S. Highland Avenue, Suite 202-B, Ossining, NY 10562. SSNY is designated as agent of the PLLC upon whom process against it may be served. SSNY shall mail a copy of process against the PLLC served upon him/her to: 152 S. Highland Avenue, Suite 202-B Ossining, NY 10562. The principal business address of the PLLC is: 152 S. Highland Avenue, Suite 202-B, Ossining, NY 10562. Purpose of the business of such PLLC: practice the profession of law. Law firm. #62136

Plaintiff designates WESTCHESTER as the place of trial situs of the real property SUPPLEMENTAL SUMMONS Mortgaged Premises: 314 SOUTH 2ND AVENUE MOUNT VERNON, NY 10550 District: Section: 169.23 Block: 3115 Lot: 5

Plaintiff, vs. CHARLES ALLEN AS HEIR AND DISTRIBUTEE OF THE ESTATE OF SARA HARRIS A/K/A SARA J HARRIS, INDIVIDUALLY AND AS HEIR AND DISTRIBUTEE OF THE ESTATE OF SYBIL WILLIAMS; UNKNOWN HEIRS AND DISTRIBUTEES OF THE ESTATE OF SARA HARRIS A/K/A SARA J HARRIS, any and all persons unknown to plaintiff, claiming, or who may claim to have an interest in, or general or specific lien upon the real property described in this action; such unknown persons being herein generally described and intended to be included in the following designation, namely: the wife, widow, husband, widower, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors, and assignees of such deceased, any and all persons deriving interest in or lien upon, or title to said real property by, through or under them, or either of them, and their respective wives, widows, husbands, widowers, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors and assigns, all of whom and whose names, except as stated, are unknown to plaintiff; UNKNOWN HEIRS AND DISTRIBUTEE OF THE ESTATE OF SYBIL WILLIAMS, any and all persons unknown to plaintiff, claiming, or who may claim to have an interest in, or general or specific lien upon the real property described in this action; such unknown persons being herein generally described and intended to be included in the following designation, namely: the wife, widow, husband, widower, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors, and assignees of such deceased, any and all persons deriving interest in or lien upon, or title to said real property by, through or under them, or either of them, and their respective wives, widows, husbands, widowers, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors and assigns, all of whom and whose names, except as stated, are unknown to plaintiff; SECRETARY OF HOUSING AND URBAN DEVELOPMENT; NEW YORK STATE DEPARTMENT OF TAXATION AND FINANCE; UNITED STATES OF AMERICA; CHASE BANK USA, NATIONAL ASSOCIATION, “JOHN DOE #1” through “JOHN DOE #12,” the last twelve names being fictitious and unknown to plaintiff, the persons or parties intended being the tenants, occupants, persons or corporations, if any, having or claiming an interest in or lien upon the premises, described in the complaint, Defendants. ____________________________________________ To the above named Defendants YOU ARE HEREBY SUMMONED to answer the complaint in this action and to serve a copy of your answer, or, if the complaint is not served with this summons, to serve a notice of appearance on the Plaintiff’s Attorney within 20 days after the service of this summons, exclusive of the day of service (or within 30 days after the service is complete if this summons is not personally delivered to you within the State of New York) in the event the United States of America is made a party defendant, the time to answer for the said United States of America shall not expire until (60) days after service of the Summons; and in case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the complaint. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT THE OBJECT of the above caption action is to foreclose a Mortgage to secure the sum of $469,342.50 and interest, recorded on December 7, 2011, at Liber 512573438 Page , of the Public Records of WESTCHESTER County, New York, covering premises known as 314 SOUTH 2ND AVENUE MOUNT VERNON, NY 10550. The relief sought in the within action is a final judgment directing the sale of the premises described above to satisfy the debt secured by the Mortgage described above. WESTCHESTER County is designated as the place of trial because the real property affected by this action is located in said county. NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME If you do not respond to this summons and complaint by serving a copy of the answer on the attorney for the mortgage company who filed this foreclosure proceeding against you and filing the answer with the court, a default judgment may be entered and you can lose your home. Speak to an attorney or go to the court where your case is pending for further information on how to answer the summons and protect your property. Sending a payment to the mortgage company will not stop the foreclosure action. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT. RAS BORISKIN, LLC Attorney for Plaintiff BY: Hedva D. Haviv, ESQ. 900 Merchants Concourse, Suite 310 Westbury, NY 11590 516-280-7675 #62150

LEGAL NOTICES Notice of Formation of SELECT SOCCER LLC, a foreign limited liability company (LLC). Application for Authority filed with the Secretary of State of NY (SSNY) on 04/01/2019. Formed in Connecticut on September 2, 2015. Office location: Westchester County, New York. SSNY is designed as agent upon whom process against the LLC may be served. SSNY shall mail a copy of any process served against the LLC to c/o the LLC, 1368 Burr Street, Fairfield, CT 06824. The address of the principal office of the LLC is 1368 Burr Street, Fairfield, CT 06824. The authorized officer in Connecticut where a copy of the LLCís Certificate of Organization is filed is: Secretary of the State of Connecticut, Attn: Commercial Recording Division, P. O. Box 150470, Hartford, CT 06115-0470. Purpose: training programs for soccer players, and any other purpose. #62137 Name of LLC: Maplewood Growth Partners LLC, Arts. of Org. filed with SSNY on 3/25/19. Office Loc: Westchester Cty. SSNY is designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 37 Maplewood St., Larchmont, NY 10538. Purpose: any lawful activity. #62138 Notice of Formation of Notice of Formation of VICTORIA A. BECERRA, CPA, PLLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 3/6/19. Office location: Westchester County. SSNY designated as agent of PLLC upon whom process against it may be served. SSNY shall mail process to: 8 Bonny Drive, Somers, NY 10589. Purpose: any lawful act or activity. #62139 VV8 Holdings, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 3/19/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Emily Bailey Berry, 41 North Broadway, Irvington, NY 10533. General Purpose. #62140 440-446 Saw Mill LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/25/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 303 Saw Mill River Rd., Yonkers, NY 10701. General Purpose. #62141

Aisyle Partners, LLC, Art. of Org. filed with NY Secy. of State on 02/27/2018. Office located in Westchester Co. Secy. of State designated as agent upon which process may be served. Secy. of State shall mail a copy of any process against it served upon him/her to: 21 Wendt Ave, Larchmont, NY 10538 (the LLCís primary business location). LLC may engage in any lawful act or activity for which a limited liability company may be formed. #62142 WHITE PATH GROUP, LLC, Art. of Org. filed with NY Secy. of State on 03/20/19. Office located in Westchester Co. Secy. of State designated as agent upon which process may be served. Secy. of State shall mail a copy of any process against it served upon him/her to: 620 Pelhamdale Avenue, 41, Pelham, NY 10803 (the LLCís primary business location). LLC may engage in any lawful act or activity for which a limited liability company may be formed. #62143 LA AGENCIA JA LLC. Articles of Org. filed with NY Sec. of State of (SSNY) on 04/10/19. Office in Westchester Co. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of any process against the LLC to Joel Araujo, 7 Leroy Avenue, Valhalla, NY 10595. Purpose: Any Lawful Purpose. #62145 Notice is hereby given that an on-premise license, #TBA has been applied for by W & F Scarsdale Inc d/b/a Wood & Fire Neapolitan Style Pizza to sell beer, wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 118 Brook Street Scarsdale NY 10583. #62146 Notice is hereby given that an on-premise license, #TBA has been applied for by JSP 300 Corp d/b/a Westchester Diner to sell beer, wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 300 Albany Post Road S Peekskill NY 10566. #62147 Notice is hereby given that a Summer on-premise license, #TBA has been applied for by Tarrytown Hospitality Group, LLC d/b/a Barley on the Hudson to sell beer, wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 236 Green Street Tarrytown NY 10591. #62148 Prospect Mechanical LLC. Filed 4/3/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 55A Locust Ave Apt 3K, New Rochelle, NY 10801 Purpose: all lawful #62149

Notice of Formation of KORMAR PROPERTY GROUP LLC Art. Of Org. filed with SSNY on 3/4/19. 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, 1840 Carhart Ave, Peekskill, NY 10566. Purpose: any lawful purpose. #62151 500 Minoel LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 10/27/2017. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 5600A Broadway, Bronx, NY 10463. General Purpose. #62152 NOTICE OF FORMATION OF Longino & Cardenal NY LLC. Articles of Organization filed with the Secretary of State of NY (SSNY) on April 24, 2019. Office location: Westchester County. SSNY has been designated as agent upon whom process against it may be served. The Post Office address to which the SSNY shall mail a copy of any process against the LLC served is to the principal business location at c/o Valla & Associates, Inc., P.C., 509 Madison Avenue, Suite 1510, New York, NY 10022. Purpose: any lawful act or activity. #62154 NOTICE OF FORMATION of Brooklyn Elite Properties, LLC. Arts of Org filed with Secy. of State of NY (SSNY) on 04/30/2019. Office location: Westchester County. SSNY designated agent upon whom process may be served and shall mail copy of process against LLC to principal business address: 100 White Plains Road, Tarrytown, NY 10591. Purpose: Any lawful act. #62155 The annual return of the Temper of the Times Foundation for the calendar year December 31, 2018 is available at its principal office located at 111 Pleasant Ridge Road, Harrison, NY 10528 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal Manager of the Foundation is Vita Nelson. #62156 Notice of Formation of Limited Liability Company (LLC). Name: 7376 Construction LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 05/01/19. Office location: Westchester County. SSNY is designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 200 Business Park Dr, Ste 203, Armonk, NY 10504, which is the principle business location of the LLC. Purpose: any lawful activity. # 62162

The Annual Return of the DAVID AND KATHERINE MOORE FAMILY FOUNDATION for the calendar year December 31, 2018 is available at its principal office located at D’Arcangelo & Co., LLP, 800 Westchester Avenue, Suite N-400 Rye Brook, NY 10573 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal Manager of the Foundation is Katherine Moore. #62157 Notice of Formation of John Carey LLC Art. Of Org. filed with SSNY on 7/8/03. Offc. Loc: NY,NY. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 43 Murray Street NY, NY 10007 Purpose: any lawful purpose. #62158 Morning Day LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 2/14/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 8 Robin Hood Rd., Pound Ridge, NY 10576. General Purpose. #62159 Frame-Perfect Arcarde LLC. Arts of Org filed with SSNY on 09/26/2018. Off Loc: Westchester County. SSNY designated as agent of LLC upon whom process may be served and shall mail a copy of process to 300 Broadway Dobbs ferry New York 10522. Purpose: All Lawful #62160 LEGAL NOTICE Westchester Auto Group and Wheel Repair, LLC has filed articles of organization with the Secretary of State of NYS on 04/23/19. The offices of this company are located in Westchester County, NY. The Secretary of State has been designated as agent of the limited liability company upon whom process against it may be served. The address to which the Secretary of State shall mail a copy of any process against the limited liability company served upon him or her is 260 6th Street, Verplanck, NY 10596. The company is organized to conduct any lawful business for which limited liability companies may be organized. #62161 World Cuts Barbershop, LLC, filed with SSNY on 03/13/19. Off loc: Westchester Co. SSNY designated as agent upon which process may be served and shall mail a copy of any process against it served upon him/her to: 2150 Central Park Ave, NY 10710 Purpose : all lawful. # 62144

SUPREME COURT OF THE STATE OF NEW YORK ñ COUNTY OF WESTCHESTER INDEX # 63209/2018 FILED: 04/18/2019 SUPPLEMENTAL SUMMONS AND NOTICE Plaintiff designates WESTCHESTER County as the place of trial. Venue is based upon the County in which the mortgaged premises are situated. U.S. BANK TRUST, N.A., AS TRUSTEE FOR LSF9 MASTER PARTICIPATION TRUST, Plaintiff, against UNKNOWN HEIRS OF THE ESTATE OF ROBERTO E. SALAVERRIA, DECEASED, if they be living and if they be dead, the respective heirs-at-law, next-of-kin, distributees, executors, administrators, trustees, devisees, legatees, assignees, lienors, creditors and successors in interest and generally all persons having or claiming under, by or through said defendant(s) who may be deceased, by purchase, inheritance, lien or inheritance, any right, title or interest in or to the real property described in the Complaint, ROBERTO SALAVERRIA A/K/A ROBERTO E. SALAVERRIA A/K/A ROBERTO SALAVERRIA, JR., LUIS A. SALAVERRIA A/K/A LOUIS SALAVERRIA, FELIPA SALAVERRIA, CARLOS SALAVERRIA, WACHOVIA BANK, NATIONAL ASSOCIATION, AMERICAN EXPRESS CENTURION BANK, UNITED STATES OF AMERICA O/B/O INTERNAL REVENUE SERVICE, NEW YORK STATE DEPARTMENT OF TAXATION AND FINANCE, MIDLAND FUNDING, LLC, MASHANTUCKET PEQUOT GAMING ENTERPRISE, WESTCHESTER COUNTY CLERK, and ìJOHN DOEî and ìJANE DOEî, the last two names being fictitious, said parties intended being tenants or occupants, if any, having or claiming an interest in, or lien upon the premises described in the complaint, Defendant(s). TO THE ABOVE NAMED DEFENDANTS: YOU ARE HEREBY SUMMONED to answer the Complaint in this action and to serve a copy of your answer, or, if the complaint is not served with this summons, to serve a notice of appearance on the plaintiff’s attorney(s) within 20 days after the service of this summons, exclusive of the day of service (or within 30 days after the service is complete if this summons is not personally delivered to you within the State of New York); and in case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the complaint. NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME. IF YOU DO NOT RESPOND TO THIS SUMMONS AND COMPLAINT BY SERVING A COPY OF THE ANSWER ON THE ATTORNEYS FOR THE MORTGAGE COMPANY WHO FILED THIS FORECLOSURE PROCEEDING AGAINST YOU AND FILING THE ANSWER WITH THE COURT, A DEFAULT JUDGMENT MAY BE ENTERED AND YOU CAN LOSE YOUR HOME. SPEAK TO AN ATTORNEY OR GO TO THE COURT WHERE YOUR CASE IS PENDING FOR FURTHER INFORMATION ON HOW TO ANSWER THE SUMMONS AND PROTECT YOUR PROPERTY. SENDING A PAYMENT TO YOUR MORTGAGE COMPANY WILL NOT STOP THIS FORECLOSURE ACTION. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT: THE OBJECT of the above captioned action is to foreclose on a mortgage in the sum of $256,175.25 dated March 8, 2006, executed by defendant(s) ROBERTO SALAVERRIA A/K/A ROBERTO E. SALAVERRIA A/K/A ROBERTO SALAVERRIA, JR., UNKNOWN HEIRS OF THE ESTATE OF ROBERTO E. SALAVERRIA, DECEASED, LUIS A. SALAVERRIA A/K/A LOUIS SALAVERRIA to WACHOVIA BANK, NATIONAL ASSOCIATION recorded on June 29, 2006 in Control No.: 461660733. WELLS FARGO BANK, N.A., S/B/M TO WACHOVIA BANK, N.A. assigned all of its rights, title and interest in the Mortgage by way of an assignment executed August 15, 2016 to U.S. BANK TRUST, N.A., AS TRUSTEE FOR LSF9 MASTER PARTICIPATION TRUST. The assignment was duly recorded on October 14, 2016, in Control No.: 562883327. On September 22, 2008, for valuable consideration ROBERTO SALAVERRIA A/K/A ROBERTO E. SALAVERRIA A/K/A ROBERTO SALAVERRIA, JR. duly executed, acknowledged and delivered a loan modification agreement dated that date, whereby said defendants bound themselves in the new principal amount of $100,000.00 with interest thereon, which was recorded on November 26, 2008 in Control No.: 483230504 (the ìLOAN MODIFICATIONî), covering premises known as 20 W Prospect Avenue, White Plains, NY 10607 (Section 8.80, Block 50 and Lot 6). To the above named Defendants: The foregoing Summons is served upon you by publication pursuant to an Amended Order of the Hon. Terry Jane Ruderman, J.S.C of the State of New York, and filed on 02/01/2019. This is an action to foreclose on a mortgage. ALL that certain plot, piece or parcel of land, situate, lying and being in the Town of Greenburgh, County of Westchester and State of New York, said premises known as 20 W Prospect Avenue, White Plains, NY 10607. YOU ARE HEREBY PUT ON NOTICE THAT WE ARE ATTEMPTING TO COLLECT A DEBT AND ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. By reason of the aforesaid, there is due and owing to plaintiff the sum of $230,479.10, with interest thereon at 6.37% per annum from 6/9/2013. The relief sought within action is a final judgment directing the sale of the premises described above to satisfy the debt described above. UNLESS YOU DISPUTE THE VALIDITY OF THE DEBT, OR ANY PORTION THEREOF, WITHIN THIRTY (30) DAYS AFTER YOUR RECEIPT HEREOF THAT THE DEBT, OR ANY PORTION THEREOF, IS DISPUTED, THE DEBTOR JUDGMENT AGAINST YOU AND A COPY OF SUCH VERIFICATION OR JUDGMENT WILL BE MAILED TO YOU BY THE HEREIN DEBT COLLECTOR. IF APPLICABLE, UPON YOUR WRITTEN REQUEST, WITHIN SAID THIRTY (30) DAY PERIOD, THE HEREIN DEBT COLLECTOR WILL PROVIDE YOU WITH THE NAME AND ADDRESS OF THE ORIGINAL CREDITOR. IF YOU HAVE RECEIVED A DISCHARGE FROM THE UNITED STATES BANKRUPTCY COURT, YOU ARE NOT PERSONALLY LIABLE FOR THE UNDERLYING INDEBTEDNESS OWED TO PLAINTIFF/CREDITOR AND THIS NOTICE/DISCLOSURE IS FOR COMPLIANCE AND INFORMATIONAL PURPOSES ONLY. HELP FOR HOMEOWNERS IN FORECLOSURE New York State Law requires that we send you this notice about the foreclosure process. Please read it carefully. SUMMONS AND COMPLAINT You are in danger of losing your home. If you fail to respond to the summons and complaint in this foreclosure action, you may lose your home. Please read the summons and complaint carefully. You should immediately contact an attorney or your local legal aid office to obtain advice on how to protect yourself. SOURCES OF INFORMATION AND ASSISTANCE The State encourages you to become informed about your options in foreclosure. In addition to seeking assistance from an attorney or legal aid office, there are government agencies and non-profit organizations that you may contact for information about possible options, including trying to work with your lender during this process. To locate an entity near you, you may call the toll-free helpline maintained by the New York State Department of Financial Services at 1-800-269-0990 or visit the Departmentís website at HTTP://WWW.DFS. NY.GOV. Rights and Obligations YOU ARE NOT REQUIRED TO LEAVE YOUR HOME AT THIS TIME. ?You have the right to stay in your home during the foreclosure process. ?You are not required to leave your home unless and until your property is sold at auction pursuant to a judgment of foreclosure and sale. Regardless of whether you choose to remain in your home, YOU ARE REQUIRED TO TAKE CARE OF YOUR PROPERTY and pay property taxes in accordance with state and local law. FORECLOSURE RESCUE SCAMS Be careful of people who approach you with offers to ìsaveî your home. There are individuals who watch for notices of foreclosure actions in order to unfairly profit from a homeowner’s distress. You should be extremely careful about any such promises and any suggestions that you pay them a fee or sign over your deed. State law requires anyone offering such services for profit to enter into a contract which fully describes the services they will perform and fees they will charge, and which prohibits them from taking any money from you until they have completed all such promised services. Aldridge Pite, LLP. Attorneys for the Plaintiff, 40 Marcus Drive, Suite 200 Melville, NY 11747. Our File # 1143-19787B #62153

WCBJ

MAY 6, 2019

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