Westchester County Business Journal 070918 by Westfair Business Journal

SUITE TALK: TARYN DUFFY

STRONG DEVELOPMENT CONTINUES

PAGE

JULY 9, 2018 | VOL. 54, No. 28

White Plains Mall redevelopment efforts take step forward with zoning approval BY RYAN DEFFENBAUGH

YOUR ONLY SOURCE FOR REGIONAL BUSINESS NEWS, COVERING THE HUDSON VALLEY

Jazzed page 2

rdeffenbaugh@westfairinc.com

lans to tear down White Plains Mall and replace it with mixed-use apartment towers and an open central “Hamilton Green” took a step forward July 2. The White Plains Common Council approved a necessary zoning amendment to allow for the project and opened review on the development’s next required municipal approval, its site plan. The plans from developer Street-Works Development would tear down the mall and replace the block with open public space and four separate buildings hosting a mix of apartments, co-working space and street-level stores and restaurants. The retail portion would be headlined by a craft food hall featuring smaller, artisan purveyors. White Plains Mall was built in the 1970s on a 3-acre block surrounded by Hamilton Avenue, Dr. Martin Luther King Jr. Boulevard, Cottage Street and Barker Avenue. While the mall is home to the city’s Department of Motor Vehicles and a mix of small businesses, it has struggled with vacancies. The development team characterized it as outdated; as White Plains Mayor Thomas Roach dryly noted Monday following the zoning change, “Historic preservation didn’t come up in this one.” » WHITE PLAINS

westfaironline.com

Mark Morganelli takes time out to play a tune on his flugelhorn outside the Jazz Forum Club in Tarrytown that he and his wife opened to critical success. Photo by Aleesia Forni.

IDEALab brings immersive media artists to downtown New Rochelle BY RYAN DEFFENBAUGH rdeffenbaugh@westfairinc.com

rom the upper floor of the city’s gabled-roof train station house, New Rochelle has taken the first steps in a quest to become a hub for immersive arts and augmented

and virtual reality. For the past two months, the train station’s top floor has hosted the IDEALab Fellowship program, a live/work residency project focused on augmented reality (AR) and virtual reality (VR) arts. The fellowship space has been outfitted with a lab and studio, as well as living space, for three

resident artists. Another five fellows live off-site but work within IDEALab’s studios. The lab is equipped for VR, motion capture and other immersive arts, while the rest of the floor contains a lounge, bedrooms and living space for the three resident fellows. The first cohort of artists, chosen through a competitive

TRUSTCO BANK Your Home Town Bank R

selection and interview process, are pursuing projects and studies focused on smart cities and sustainability efforts, along with VR, AR and mixed reality. IDEALab is the first major program launched by IDEA New Rochelle, a nonprofit founded last year through the New » IDEALAB

Trustco Bank Mortgages

Making Home Ownership a Reality Low Closing Costs No Borrower Paid PMI Up to 97% Loan to Value Friendly, Local Service

Visit www.TrustcoBank.com For More Details.

*PMI - Private Mortgage Insurance. Lender paid Private Mortgage Insurance on loans over 89.5% Loan-to-value. Please note: EQUAL HOUSING We reserve the right to alter or withdraw these products or certain features thereof without prior notification. NMLS #474376 LENDER

Westchester’s only jazz club notes its first anniversary BY ALEESIA FORNI

MAIN OFFICE TELEPHONE 914-694-3600 OFFICE FAX 914-694-3699 EDITORIAL EMAIL bobr@westfairinc.com WRITE TO 3 Westchester Park Drive, Suite G7 White Plains, N.Y. 10604-3407

aforni@westfairinc.com

ark Morganelli and Ellen Prior weren’t planning to open Westchester County’s only jazz club. But when the couple looked to downsize their home after their two grown sons had moved out, the opportunity seemed to present itself. After looking at a number of smaller houses in Westchester and finding none that suited them, Morganelli decided to take a look at a two-story building at 1 Dixon Lane, just steps from Tarrytown’s Main Street. “I saw this building and I was like, ‘Wow,’” recalled Morganelli, a musician himself who has spent more than 30 years presenting jazz music in various forms. The top floor of the building was a 1,900-square-foot apartment, while the bottom was a “raw space” with concrete floors that was formerly used as an antique store for more than a decade. “I hadn’t even thought about doing a (jazz) club, but because of the downstairs and seeing this place, I said …‘Maybe we can build this place and do it.’” Prior, whose background was largely in nonprofits, said the building “just really spoke to us.” “There wasn’t much back and forth,” she recalled. “It was like, ‘What the hell? Let’s try it.’” After two years and $500,000 spent renovating the ground floor space, Jazz Forum Club opened its doors on June 9 of last year. The club is presented by a nonprofit Morganelli founded more than three decades ago, Jazz Forum Arts, and has since hosted more than 15,000 patrons. The couple said between 30 to 50 percent of those who come to each show are firsttime visitors. “We have a tremendously devoted audience,” Prior said. “The community wants what we’re doing and cherishes what we’re doing and keeps coming back.” Though this venture might be new for the couple, who now live in the upstairs apartment, it’s not the first iteration of Morganelli’s Jazz Forum Club. The first opened in 1979 at Cooper Square in the East Village. “Basically, I haven’t looked back since,” he said. Later, that club moved to a

JULY 9, 2018

WCBJ

Publisher Dee DelBello Associate Publisher Anne Jordan Senior Editor Bob Rozycki Creative Director Dan Viteri

NEWS Copy and Video Editor • Peter Katz Web Editor • Joe Bebon Reporters • Ryan Deffenbaugh, Aleesia Forni, Bill Heltzel, Phil Hall, Kevin Zimmerman, Georgette Gouveia, Mary Shustack Digital Content Director Meghan McSharry Mark Morganelli relaxes at the bar of his Tarrytown jazz club. Photo by Aleesia Forni.

5,000-square-foot loft in a commercial building at Broadway and Bleecker Street before its eventual closing. In the years following, Morganelli continued to perform his instrument of choice, the trumpet, at a number of jazz clubs, as well as work as a producer and manager. Through Jazz Forum Arts, he has hosted numerous free outdoor con-

The community wants and cherishes what we’re doing and keeps coming back. — Mark Morganelli

certs, including 34 this summer in Tarrytown, Sleepy Hollow, Ossining and Dobbs Ferry. After the couple moved to Dobbs Ferry in 1991 in search of “greener pastures,” Morganelli quickly fell in love with the Tarrytown Music Hall. Just six months after relocating to Westchester, he produced his first concert at the hall on Main Street. “I have a lot of very, very long relationships with artists,” he said. “So I have a lot of experience with the business and with trying to make an art form viable as a business.” Since its opening, the Jazz Forum Club has hosted concerts on Fridays and Saturdays each week and has helped grow Jazz Forum Arts from a $300,000 organization to a million-dollar one. Concerts have included sets from Roy Hargrove, Ann Hampton Callaway, Paquito D’Rivera, Randy Brecker, John Pizzarelli and Freddy Cole. “I try to choose groups based on who I like, who I want to present aesthetically, but also that I think can draw people.” On Sundays, the club features Brazilian music, something Morganelli fell in love with in 1980 when playing with a Samba band. The first Sunday of every month sees the club host public “open jam sessions.” “People are like, ‘Why don’t you open during the week?’ And we’re

like, ‘You don’t understand. We work all day, every week to make the weekends happen,’” Morganelli said with a laugh. The 85-seat club features both a food menu and a full bar, along with a separate lounge and poolroom. Paintings for sale from a revolving series of local artists hang from the wall. The performance area is home to both a Fender Rhodes piano that Morganelli bought in 1977 for his very first band, and a 1974 Steinway grand piano, an instrument that was used in his first club in Manhattan. “We built (the performance area) so that’s it’s not up on stage, and it could expand to (host) a big band if we wanted,” he said. “It’s nice because people feel like they’re on the same level with the artist. It’s this nice, warm feeling. People say it’s like they’re playing in their living room.” Additions and adjustments have been made in the months since the jazz club opened its doors. Acoustic tiles were added to the ceiling above the performance area, while a new rug was placed underneath the instruments and a black stage drape hangs behind them. Morganelli said he hopes to soon replace his longtime piano with a new Steinway, a 7-foot concert grand piano. “We’re stepping it up a notch,” he said.

ART & PRODUCTION Art Director Kelsie Mania Art Director Sebastian Flores ADVERTISING SALES Manager • Anne Jordan Metro Sales and Custom Publishing Director Barbara Hanlon Account Managers Lisa Cash, Patrice Sullivan, Julia Perri Events Sales & Development Director Marcia Pﬂug Events Manager • Josephine Biondi AUDIENCE DEVELOPMENT & CIRCULATION Circulation Manager • Sylvia Sikoutris Telemarketing Director • Marcia Rudy Circulation Representatives John Holden ADMINISTRATION Contracted CFO Services Adornetto & Company L.L.C. Human Resources & Payroll Services APS PAYROLL Administrative Manager • Robin Costello Westchester County Business Journal (USPS# 7100) is published Weekly, 52 times a year by Westfair Communications, Inc., 3 Westchester Park Drive, White Plains, NY 10604. Periodicals Postage rates paid at White Plains, NY, USA 10610. POSTMASTER: Send address changes to: Westchester County Business Journal: by Westfair Communications, Inc., 3 Westchester Park Drive, White Plains, NY 10604. Annual subscription $60; $2.50 per issue More than 40 percent of the Business Journal is printed on recycled newsprint. © 2018 Westfair Communications Inc. All rights reserved. Reproduction in whole or in part without written permission is prohibited.

A MEMBER OF

Unreliable phone service costs customers. Stay connected with Optimum Business Essentials. Get reliable Optimum Voice and 150 Mbps internet speed, with 3 months of 10 GB Cloud Backup and Business Premier Technical Support included.

Optimum Business Essentials $ 95 mo./2 yrs.

Plus taxes, fees & equipment charges

optimum.com/business/150BundleEssentials | 866-257-8247 Offer available to new Business customers and current business video only customers. Taxes, fees, equipment charges and restrictions apply. Must maintain both services at reqâ&#x20AC;&#x2122;d level for promo period to maintain promo pricing. As of the 25th month, you will be charged the regular monthly rate for Business Optimum 150. As of 4th month, Cloud Backup and Business Premier Technical Support will be billed at regular monthly rate (see website for current regular rates). Installation fee applies. May not be combined with other offers. See optimum.com/business/150bundleessentials for full offer details. Optimum, the Optimum family of marks, & Optimum logos are registered trademarks of CSC Holdings, LLC. ÂŠ2018 CSC Holdings, LLC.

WCBJ

JULY 9, 2018

Suite Talk Suite Talk: Taryn Duffy of Empire City Casino

aryn Duffy, director of public affairs for Empire City Casino and Yonkers Raceway, never imagined that she’d one day work in the gaming industry. She started her career as a litigation paralegal in California before entering the political arena. She later took up her position at TWB Empire City and has since played a key role Geisler Manhattanville College in shaping public policy surrounding the WCBJ Ad gaming industry. 7.375” w x 7.125” h Today, Duffy has become a staunch advo5/31/18 cate for Empire City Casino, the 97-acre facility that offers more than 5,200 slots and electronic table games, multiple dining outlets, entertainment and both live and simulcast

horse racing. The casino and raceway is also the largest employer in Yonkers, with 1,200 employees, features the sixth-largest gaming floor in the country and welcomes nearly 8 million visitors each year. Recently, MGM Resorts International announced that it bought Empire City Casino and Yonkers Raceway for $850 million from the Rooney family, who has owned the racetrack and casino for more than 46 years. Here, Duffy chats with Business Journal reporter Aleesia Forni about the role she’s had in the growth of the casino, the future of the facility and her love of Audible.

You worked in the political realm earlier in your career. What drew you to politics? “In short, geography and a hope for work-life balance. I was at a midtown law firm and my daughter was in the first grade at the time. I was looking to secure a position downtown that would ease my commute and provide a regular 40-hour workweek. A position was open working for the speaker of the New York State Assembly. I didn’t even know what the Assembly was at the time and had never given any thought to the legislature that wrote the laws I was filing legal briefs

Want Quality Banking Services with a Personal Touch? It’s Academic!

Taryn Duffy

about. The work-life balance worked out well until I stepped into the role of chief of staff for (state) Senator Jeff Klein. Then all bets were off. Sixteen-hour days and six- or seven-day workweeks became my norm, but I enjoyed it. It’s also one of the reasons my daughter started working on political campaigns at the age of 12.”

had very specific loan and “ We cash management needs. The Westchester Bank exceeded our expectations and were extremely friendly and professional.

”

MICHAEL GEISLER President Manhattanville College John Tolomer President & CEO The Westchester Bank

Michael Geisler President Manhattanville College

MAMARONECK 305 Mamaroneck Ave. (914) 315-2486

THORNWOOD 994 Broadway (914) 984-5446

MT. KISCO 51 S. Moger Ave. (914) 752-4262

WHITE PLAINS 464 Mamaroneck Ave. (914) 290-6330

RYE BROOK 800 Westchester Ave., 4th Fl. (914) 368-0987

YONKERS 1900 Central Park Ave. (914) 337-1900

TheWestchesterBank.com

COMMERCIAL LOANS • COMMERCIAL MORTGAGES • CREDIT LINES • BUSINESS CHECKING • MONEY MARKET ACCOUNTS

JULY 9, 2018

WCBJ

Why did you decide to transition to the gaming industry? Is that a field you’d ever imagined yourself working in? “I certainly never imagined myself working in a casino, but I was familiar with Empire City Casino because it was within our senate district. And we worked with them through their development as a casino. I was also familiar with some of the gaming issues through their lobbying efforts. When I was looking to transition out of government, this opportunity was offered to me. I initially turned it down and took another position, but ultimately working on public policy and in the community had become my true love, so I was lucky that the opportunity was still available.” What are some of your favorite parts about working in the gaming industry? “I love puzzles. I always have. Public policy and lobbying are puzzle-like. The gaming industry in New York is relatively new compared to other parts of the country and I have truly enjoyed having a role in the policy around this issue, particularly the process of the Constitutional Amendment and subsequent enabling legislation. Working in public policy can be both exhilarating and infu-

riating at the same time. I’m also very civic minded. And being engaged in the city and communities I love and where I live, has been incredibly rewarding for me.” What have been some of the biggest surprises about the gaming industry? Or things people might not be aware of? “The numbers. Undoubtedly. In the same way that anyone could look at a successful industry or business, such as QVC for example, the home shopping company — the numbers, volume and business model are so interesting. But also to learn that this one single company generates an average of $25 million every month for state education and pays a tax rate of nearly 70 percent was incredible. I’ve enjoyed educating elected officials, the business community and residents about the numbers and facts around the New York gaming industry and how it impacts them directly.” Have there been any mentors who have been particularly influential on you or your career? “I couldn’t point to any one single person because I have been fortunate to have worked with many people who respect and appreciate hard work and were willing to help identify opportunities. As is the case for most people, the harder I work, the luckier I’ve gotten. I consider myself a lifelong learner. I am constantly seeking out oppor-

tunities to learn something new and ways to improve my skills.” Are you reading anything right now? “I have always enjoyed reading and have quite a book collection, but my schedule rarely affords me time to sit down and read print, outside all the reading I already do for work. Therefore, I’m a big fan of Audible, because I can listen to books while I get ready for work and in the car. I just finished Jen Sincero’s ‘You Are a Badass.’ I love inspirational books and just started ‘The Tipping Point’ by Malcolm Gladwell. I also enjoy personal finance podcasts, such as Jean Chatzky’s ‘HerMoney’ and ‘The Dave Ramsey Show.’ And when I’m really crunched for time, I turn to Blinkist. It’s the audio version of Cliffnotes.” There have obviously been some big changes happening at Empire City with regard to the sale. Are you optimistic about the future? “It’s an incredibly exciting time, not only for the team here but also the city of Yonkers and the state as a whole. The acquisition of Empire City by MGM Resorts is expected to be completed in early 2019. Becoming part of the portfolio of MGM Resorts, a global gaming and entertainment company, will ensure this property will achieve its potential. I am definitely ‘all in’ on Empire City Casino.”

Million Air names general manager at Westchester County Airport BY ALEESIA FORNI aforni@westfairinc.com

illion Air, an aviation company that operates luxury fixed-base operation terminals across four continents, named White Plains resident Lauren Rones-Payne its general manager at Westchester County Airport. Rones-Payne comes to Million Air from the luxury fashion industry. She most recently worked as general brand manager for Gucci, where she was responsible for devising strategies to build clientele and grow revenue. Prior to Gucci, Rones-Payne worked for Nordstrom, where she held various positions in customer service and human resources. She is a graduate of the Fashion Institute of Technology. “We are very fortunate to have someone with Lauren’s extensive background in catering to the very consumers who will be frequenting our FBOs,” said Roger Woolsey, CEO of Million Air. “Lauren’s work with high-end clientele and her familiarity with Westchester and the surrounding area made her the perfect fit for the position.” “Million Air is about people and service,

taking care of our customers and letting them know you care,” said Rones-Payne. “When you are able to cater to their every whim and make it happen, customers remember that.” Earlier this year, Million Air unveiled its new 52,000-square-foot hangar, the first phase of the renovation and expansion of its corporate aviation complex at Westchester County Airport. With the completion of the hangar, Million Air’s 26-acre corporate aviation complex now has 84,000 square feet of hangar space and more than 7 acres of ramp space. The recently completed hangar is part of Million Air’s $80 million project at the airport. Adjacent to the hangar, construction is underway on Million Air’s 18,000-squarefoot terminal. That two-story terminal will include seating areas, wood and rock features, stone-framed dual fireplaces and wood beam ceilings. The terminal will also have conference rooms, a pilot lounge with sleep rooms, a barista-staffed coffee bar, an indoor valet area and additional parking. The terminal is expected to be completed by the end of the year. The Houston-based company also provides aircraft charter, management, sales and aircraft maintenance.

Citrin Cooperman Corner Protecting Your Data

BY ELLEN ROSENBAUM

use this form of mail archiving, maintaining a master set of the files that remains unchanged, and permanently backed up, provides another level of protection.

ELLEN ROSENBAUM Protecting your data from both loss and exposure has become increasingly important in today’s business environment. Data breaches, natural disasters, and simple human error can all lead to unexpected and costly disruptions to your business activities. PROTECTING YOUR DATA FROM LOSS If you’ve ever lost hours of work because you created a document, lost power, and realized you haven’t pressed the save button…. you’ve experienced one of the common forms of data loss. Unfortunately, this is just one of the many ways in which individuals and businesses can lose data. Data loss can happen as a result of any of the following: • Software Failure (data corruption) • Hardware Failure or Damage (total loss) • Inadvertent Deletion (human error) • Malware/Virus Infections • Malicious Data Deletion, Theft, or Alteration (hacking or inappropriate access to data systems) The single most important thing you can do to prevent data loss is to regularly back it up. Since data can be lost in many different ways, it’s useful to think about the nature of the data, where it is stored, how it is accessed, and the ways in which it is used to guide your decisions regarding the types and frequency of performing a backup. If your computer is in a small office, or a home office, you may be storing most of your data directly on the computer. Is the computer in a safe place, protected from physical access or damage? Are you backing up your data either locally, in the cloud, or both? If backing up locally, what kind of hardware are you using to back it up to and how old is it? How frequently do you test the viability of the backups? (Can the backed up files be opened and read if and when you need them?) Email represents a set of data that requires different attention when it comes to backup planning. If you are using a cloud-based service like Office 365, you may assume that you are well protected from data loss, since the email on your computer is only a copy of what is maintained in the cloud. It is advisable, however, to familiarize yourself with mailbox size limits, length of time a deleted email may be retrieved, and how accessible the backup of your individual mailbox is. Hosted email providers all have their own sets of policies and procedures. Many users choose to archive older mail to “PST” files in order to keep the size of the active mailbox smaller. However, using this form of archiving for backup can make the user more vulnerable to data loss because these files can easily become corrupt over time. If you

If you use a workstation in an office, chances are that the majority of your data is stored either on your network server(s) or in the cloud. In this instance, backups should be addressed by your network administrator or outsourced IT firm and the frequency and location of backups, plan for disaster recovery, and data retention periods should be documented. Make it a point to review with your network administrator “what if” scenarios, so that you can familiarize yourself with the options you have, if and when data loss occurs. PROTECTING YOUR DATA FROM DISCLOSURE Keeping your data private and protected from unauthorized access is a major concern. Depending upon the profession you are in, there may be serious financial, ethical, reputational, and legal risks if your confidential data gets into the hands of others. Being diligent about password-protecting your accounts and making sure to log out or lock access to your computer when away from your desk are essential first steps in protecting yourself. But there are many other measures you can use to protect your data from unauthorized access. Do you have an effective and password protected firewall in place for your wired and wireless networks as well as upto-date anti-virus software installed? Are you regularly applying operating system updates? When moving your data (i.e., sending emails, uploading via portals) are precautions such as data encryption and password protection being employed? When discarding equipment (including printers), do you take appropriate steps to destroy data on hard drives and other media? PROTECTING THE INTEGRITY OF YOUR DATA Data only remains valuable if its accuracy and consistency are maintained over time. Are there appropriate internal network security measures in place to restrict data modification to only those requiring it? Are you using current and supported hardware and software that will enable you to store and process your data accurately? Do you utilize maintenance warranties to ensure needed vendor assistance if problems arise? Do you employ quality control procedures and establish change control policies so that database and other system users are consistent in their methods for capturing and modifying data? GETTING STARTED Although we cannot entirely prevent data loss, disclosure, or tampering, greater awareness and concerted application of preventive actions can significantly reduce your risk of loss. Planning ahead and putting measures into place is critical to protecting your data and should be revisited and revised as necessary to reflect changes over time and to take advantage of improvements available to establish an increasing degree of protection. ABOUT THE AUTHOR Ellen Rosenbaum is a principal at Citrin Cooperman. She has over 30 years of experience in the information technology field and can be reached at 914.693.7000 and erosenbaum@citrincooperman.com. Citrin Cooperman is a full-service accounting and consulting firm with 10 locations on the East Coast. Visit us at citrincooperman.com.

WCBJ

JULY 9, 2018

IDEALab—

Rochelle Downtown Business Improvement District, with support from the city government. IDEA New Rochelle is led by Amelia WingerBearskin, an award-winning artist and graduate of New York University’s Interactive Technology Program. The overall goal of IDEA New Rochelle is to brand the city as a hub for immersive arts and augmented and virtual reality. By capitalizing on the city’s proximity to New York City, along with its anticipated growth under a downtown development master plan, the nonprofit plans to develop a connected community of artists and technologists. AR includes the popular Pokemon Go! phone gaming app, while the Oculus gaming headset is an example of virtual reality. Both AR and VR are part of a growing immersive media sector encompassing art, entertainment, medicine and education. New Rochelle BID Executive Director Ralph DiBart described the IDEALab Fellowship as an artist residency meets business incubator, as many of the artists are also launching businesses. The program provides both a place to work and artistic support. The space is equipped with expensive equipment that’s difficult to access outside a university setting, including Alienware

White Plains—

Replacing the mall will be 860 apartments; 85,000 square feet of retail and restaurant space; 27,000 square feet of co-working and flexible office space; and a 40,000-square-foot, elevated open space accessible to the public from all four sides of the property. Street-Works Co-founder Richard Heapes said the Hamilton Green central open space makes the proposal “extraordinary.” “Here is a very urban project where half of it is not only open space, but open space available to the public at any time of day with activities that the public wants to do,” Heapes said. The space could offer experiences, he added, “as

JULY 9, 2018

gaming laptops, Oculus headsets and 360-degree cameras. But IDEALab also hosts weekly artist conversations that allow the residents to engage with speakers ranging from venture capitalists to designers to cybersecurity experts. “It’s really a dream situation the way the residency is set up. The apartment is brand new, the facilities are fantastic,” said Barak Chamo, a resident fellow of IDEALab. “I think the main thing for us has been able to work and exchange ideas with each other.” At IDEALab, Chamo’s work is focused on exploring new ways to engage performance arts and emerging media, such as through developing narrative-driven experiences in “extended reality” and using large-scale projection-mapped space for immersive storytelling. Emir Fils-Aime, a fellow at the IDEALab, said he has benefited from the access to the workspace as well as from engaging with other artists in the program and through the creative conversations. “I’m in a state where I just graduated from school and can feel a little overwhelmed by my project,” Fils-Aime said, “so it’s good to speak to other people, other fellows, who can help you rethink the ways your thinking about your work.” At the IDEALab, Fils-Aime is working on a VR project called “Gaze,” which permits

a viewer to embody a young African-American man’s perspective. The piece is a meditation on double consciousness — influenced by W.E.B. Du Bois’ “twoness” — and individual perception of agency in the United States. Charity Everett, a resident fellow, said her work has been helped by “just having everything at my fingertips, I literally just walk out of my room and down the hallway and then I have access to all of this stuff. And being in this environment, with other creative people working on other creative technology, has been very valuable as well.” Everett is using IDEALab to develop “Go Back Fetch It,” an episodic AR storytelling narrative of humanity from its origins. Everett recently launched a clothing line that features images used in the story. Through an app, a viewer can simply point their phone at the clothing’s image to have the story come to life. The city provided the

space for IDEALab, while the equipment and furnishings came from a number of sponsors and supporters, including Consign It on Main, Signature Bank, Community Preservation Corp., Cooley LLP law firm and Montefiore New Rochelle Hospital. DiBart said IDEA New Rochelle is partnering with each company to help the incubator side of the program. Since several of the artists IDEA is working with are also launching businesses around their work, the initiative’s partners can provide guidance in those efforts: Cooley can host legal workshops on protecting intellectual property, Signature Bank can discuss how to establish banking-business relationships and Montefiore can help guide planning for health insurance needs. IDEA New Rochelle expects to expand its offerings in the city soon. The organization’s plans include a downtown maker space

simple as sitting by a fountain, going to have an ice cream cone or to visit a movie and other things at night.” Street-Works is working with Biederman Redevelopment Ventures, which led the redesign of Bryant Park, to design and program the open Hamilton Green space. The apartments would be spread across four separate buildings, each with distinct features. The two tallest, on the western side of the site, would consist of 14 stories. “Four buildings of different heights, different demographics, like you would find in the rest of White Plains,” Heapes told the Common Council. Asked by the council how the site and the four buildings

would be developed, Heapes said Street-Works “is the developer. The intention is for us to build all of the project.” However, he added, “Whether we can build all four at once, or three and roll one in because of absorption, we’re looking into it. It’s probably a pretty fair bet that there will need to be some phasing to bring this out. Not one building and a blank slate.” Council member Milagros Lecuona expressed concern before Street-Works’ presentation that any delay in construction after tearing down White Plains Mall would leave another “hole in the ground” in the city. She referenced a similar predicament at 60 S. Broadway in the city, where Lennar Multifamily Communities tore down the Westchester Pavilion shop-

ping center to make way for mixed-use redevelopment — plans that have since stalled. In order for the project to work, Heapes said, StreetWorks needs to build the open space, parking, street retail component and at least two buildings. “That’s the approach we’re working on right now,” Heapes said. “We’re not talking about leaving the site a dirty mess with a sign that says ‘coming soon.’ The site will be finished and the exposed buildings will be finished.” The Common Council voted to send the project’s site plan approval request to various city departments for review.

WCBJ

Artists involved in IDEALab New Rochelle. From left: resident fellow Charity Everett, resident fellow Barak Chamo, fellow Emir Fils-Aime and Laura Mun, creative lab tech.

NEW MEDICAL SPACE

The Common Council also okayed a local develop-

with VR/AR technology labs and a full motion capture studio. The location, which hasn’t been announced yet, will also include a molecular gastronomy lab and a business incubator. Under a downtown master plan approved in 2015 by the city, thousands of apartments as well as retail and office square footage are expected to be built in the city over the next decade. As those buildings rise, IDEA New Rochelle will be part of the city’s efforts to utilize arts and technology to draw people and business to the new spaces. “We want a downtown and community that not only are economically successful, but also culturally vibrant and look toward the future with a sense of creativity and excitement,” said Mayor Noam Bramson. “By attracting creative technologists to New Rochelle, by integrating immersive technology into our planning efforts, we think we can design a healthier community in a way that includes the public more fully and has the capacity to grow an industry that would be new to the Hudson Valley.” The city’s efforts to integrate immersive technology into its city planning has made it a finalist in Bloomberg Philanthropies’ 2018 U.S. Mayors Challenge, a nationwide competition that encourages innovative

problem solving and economic development. The city is developing a platform to use virtual reality technology to allow city planners and residents to visualize development plans for buildings and public spaces. The aim is to allow broader participation and comment during the review of public and private development proposals . Bramson said the city’s goal “is to integrate the IDEA philosophy fully into our economic development efforts,” such as by encouraging expansion of downtown space dedicated to artistic uses, adopting zoning for an arts and cultural district, and fostering the development of artist housing. IDEALab fellows have exhibited at city fairs and events, as well as pitched in with development of the Bloomberg efforts. The city has won the praise of its first artist residents. “We’re thinking about our futures in this field, looking at rents in Brooklyn and trying to mitigate all of these things,” Chamo said. “So being introduced to New Rochelle, being introduced to the possibility of building a creative community here -- it’s something that can create a much more sustainable path for artists in this field that are in the city and are looking to be close to the heart of things, while also developing their own practice and living a sane life.”

ment team’s plan to build a 10,000-square-foot medical office building near White Plains Hospital. The project calls for adding the professional office space on two lots totaling about a quarter-acre at 6-8 Chester Ave. White Plains-based developer Keeler Markwood Group plans to replace two homes on the lot formerly used as law offices with a modern-style office building. The building would feature 33 spots of on-grade parking below two levels of office space. Conceptual renderings presented to the Common Council in January showed the building with a glass curtain wall. White Plains Hospital

is about a half-mile southwest of the property, which is toward the middle of Chester Avenue between East Post Road and Maple Avenue at the southern end of the city’s downtown. Keeler Markwood Principal Sam Dickinson told the Business Journal after the initial presentation that the building could be adjusted based on tenant interest, but the proximity to White Plains Hospital makes health care the likely best use for the property. Dickinson said construction will take 10 to 12 months, but will not start until a tenant is signed for the building. Al Gutierrez, executive managing director of Colliers International in Stamford, is handling the leasing.

T H E

SUMMIT 10 0 | 2 0 0 | 5 0 0 S u m m i t L a k e D r i v e , va L h a L L a

INNOVATION THRIVES HERE O PP O R T U N I T I E S AVA I L A B L E FROM 2,000 -21,000 R SF Minutes from downtown White Plains | Private shuttle to Metro North Easy access from Sprain Brook, Saw Mill & Bronx River Parkways, I-684 & I-287 Dining, fitness center & covered parking BOMA Award Winner for Best Suburban Corporate Park

reckson.com

Robert Swierbut 914.872.4744 robert.swierbut@slgreen.com

Michael McCall 203.325.5321 michael.mccall@cbre.com

William V. Cuddy, Jr. 203.325.5380 william.cuddy@cbre.com

Jacqueline Novotny 203.352.8919 jacqueline.novotny@cbre.com

Brian Carcaterra 203.352.8903 brian.carcaterra@cbre.com

1SLGRE 18-0007 WBJ/FBJ Combo Issue.indd 1

4/10/18 11:21 AM

WCBJ

JULY 9, 2018

Two new eateries open at The Westchester mall BY ALEESIA FORNI aforni@westfairinc.com

ver the course of the past year, a slew of new restaurants have opened at Savor Westchester, the fourth-floor eating area at The Westchester mall in White Plains. Those eateries have worked to transform the traditional food hall into what mall officials have called a “dining destination.” In recent weeks, two new establishments have each added their own unique flavors to the mix. The Little Beet was first to open on June 11, offering diners a chance to enjoy a variety of healthy or gluten-free options without a long wait and emphasizing local, seasonal ingredients. Andy Duddleston, who founded The Little Beet in midtown Manhattan in 2014, said the vision behind his menu is simple: plant

inspired, but not plant exclusive. “There is something for everyone,” he said. “Even those who don’t identify with ‘eating healthy.’” The eatery has other locations in New York City, Long Island and Washington, D.C. Duddleston said opening in The Westchester mall made sense for his company, because “we’ve been hearing from our commuting guests about how we need to open ‘in the ’burbs,’ because there are so few restaurant options with this type of food.” While expanding The Little Beet into “the ’burbs” was always in the cards for the restaurant chain, Duddleston said he wanted to hold off until he found the perfect location. “Westchester Mall was the right opportunity for a number of reasons,” he said, noting that Savor already had “great fast-casual, 2.0 co-tenants,” and that White Plains is the “perfect gateway to the greater Westchester and Fairfield County” areas. Working with Simon Properties, operator of The Westchester, was also a draw. “They have a visionary plan on the evolution of malls with the changing trends of retail, and being within their property and on the forefront of this evolution is exciting,” he said. “If you take a look at how they have curated (Savor), you’ll know what I mean.” The day after The Little Beet officially opened, sandwich maker Melt Shop began serving customers. “Melt Shop is for everyone,” said founder and CEO Spencer Rubin. “No matter your age, we’ve got something you’ll enjoy.” The restaurant offers an array of melted sandwiches on handmade bread, from a fried chicken sandwich with pepperjack cheese and red cabbage slaw to a vegan burger melt made with quinoa, beets, black beans and brown rice. There are also salads, tater tots and milkshakes. “We’ve always had our eye on the White Plains area and when this opportunity presented itself through our relationship with Simon Property Group, we jumped on it,” Rubin said. Melt Shop has other eateries in Simon Property-owned malls, including those at Roosevelt Field in Garden City, Woodbury Common in Central Valley and King of Prussia in Pennsylvania. At Savor, the new eateries join Juice Generation, Tomato & Co., Mighty Quinn’s Barbeque, Whitman’s and Bluestone Lane, all of which opened last year. The new dining area is part of a multimillion-dollar renovation of the 890,000-squarefoot mall begun by Simon Property Group last year.

CONNECT WITH westfair communications

westfaironline.com wagmag.com

JULY 9, 2018

WCBJ

In Court Neighbors sue to stop Sunshine Home expansion BY BILL HELTZEL bheltzel@westfairinc.com

eighbors of Sunshine Children’s Home and Rehab Center are suing the town of New Castle to stop the nursing facility from expanding. The heart of the issue, 21 residents said in a petition filed in Westchester Supreme Court, is an aquifer that supplies drinking water to Sunshine Children’s Home and to their houses. The town has allowed Sunshine’s owners “to bulldoze their way through the environmental and zoning permitting process,” the complaint stated, “to expand their facility from 18,916 square feet to 143,889 square feet and from 54 patient beds to 122.” Sunshine’s attorney, Mark P. Weingarten, called the complaint “the height of hypocrisy.” “This is absolute proof that the people involved are doing nothing more than attempting to make Sunshine spend inordinate amounts of money until it will somehow — which will never happen — abandon its project,” Weingarten said. “It’s shameful.”

Sunshine Home treats children with complex medical conditions and who require postacute care and rehabilitation. It occupies a heavily wooded, 33-acre site that includes steep slopes and wetlands. The lawsuit named Spring Valley Road LLC and MSAF Group LLC as the owners and also names the Zoning Board of Appeals, Environmental Review Board and building inspector Steven Davis as defendants. The neighbors claimed that Sunshine has been allowed to deepen a well and remove hundreds of trees as if the work has nothing to do with the expansion of the main facility. Breaking projects into smaller segments to downplay the overall environmental impact, the petition stated, is not allowed under the State Environmental Quality Review Act. Neighbors also alleged that the town is running afoul of its own revised Wetlands Law of 1990, Steep Slope Preservation Law of 1992 and Tree Preservation Law of 1992. Sunshine gets drinking water from three wells that draw from the same aquifer that supplies the wells for nearby houses. The wells have detectable levels of radium, a toxic

substance, and one well has levels that exceed state and federal safety limits. Sunshine has blended the water from the wells to dilute the radium contamination. Sunshine reported to the Westchester County Health Department in 2015 that it was looking for more water to support the proposed expansion, the complaint said, but the town treats the water issue as unrelated to the expansion. Last year, Sunshine deepened one of the wells and in doing so, the complaint stated, demolished a well house, dug up steep slopes and removed trees. The impact of the work had not been reviewed by the zoning or planning boards, the neighbors alleged, and Sunshine neither notified the town nor obtained permits. “Sunshine’s illegal activities,” the complaint stated, “have resulted in zero consequences, zero enforcement and zero penalties.” The neighbors claimed that when they tried to voice concerns at public hearings, the zoning board did not allow them to comment on issues such as radium contamination and environmental impacts. Weingarten said Sunshine got all of the

permits required for steep slope work, wetlands, stormwater pollution prevention and tree removals. The neighbors had raised water issues in previous lawsuits and lost, he said, and water is just one of 50 issues they raised. Their actual issue, according to Weingarten: “They don’t want the home enlarged.” The neighbors include Anne Atwater; Charlie and Zoe Bennett; Violet Benny; Charles Brieant III; Beryl, Janet, Howard and Micki Buchanan; Helder and Maria Cordeiro; David and Liz Jacobs; Cynthia and Jeffrey Manocherian; Mary and Lesley San Marco; Katie Wasserman and Oren Neiman; and Laura and David Whitlinger. The neighbors have asked the court to annul Sunshine’s amended special permit and a tree removal permit, require an environmental impact statement and stop Sunshine from expanding the facility. The neighbors are represented by Mark A. Chertok, Steven Barshov and Adam Stolorow, all of Sive, Paget & Riesel PC in New York City. Weingarten said the owners are working on getting building permits.

Here you are Making Money

15 Month CD

With a CD rate this hot, you have to wear shades!

% 30 APY*

Open your account today!

EQUAL OPPORTUNITY LENDER | MEMBER FDIC

M A N H AT TA N | R I V E R D A L E | S C A R S D A L E | W O O D L AW N 888.212.6868 | 212.818.9090

CountryBankNY.com

*Effective, 6/4/2018 the interest rate is 2.274% and the Annual Percentage Yield (APY) is 2.30%. The minimum opening balance is $1,000.00. Penalties may apply for early withdrawal. Rates are subject to change at Bank’s discretion.

JULY 9, 2018 WCBJ Westchester Business Journal 10" x 5.625"

Gratitude Thank you Westfair Communications for honoring me at your recent event for Westchester and Fairfield Top Wealth Advisors

ASK ANDI | Andi Gray

Clearing the air with an employee I DON’T THINK THIS EMPLOYEE IS A LONG-TERM PLAYER. THINKING MORE ALONG THE LINES OF HOW MUCH CAN I GET OUT OF THE SITUATION SHORT TERM. HOW DO I FIND OUT IF I’M ON TARGET? THOUGHTS OF THE DAY: Do what’s uncomfortable: make your concerns known. Figure out how to tailor your message so that it will have the best chance of being received by the person you’re talking to. Check your ego at the door and listen carefully to what your employee has to say. Make sure you both have the same understanding of what’s expected and how that compares to what’s coming across now. Follow through until your concerns are resolved.

MAKE YOUR CONCERNS KNOWN.

Barry P. Mitchell Jr., CRPC®, CRPS®, CAP® Managing Director–Wealth Management Retirement Plan Consultant Senior Portfolio Manager, Portfolio Management Program Financial Advisor Advisory Council (FAAC) Member 2018 Forbes Best-In-State Wealth Advisor— #17 in New York Mitchell WealthCare UBS Financial Services Inc. 709 Westchester Avenue, Suite 400 White Plains, NY 10604 914-287-6074 barry.mitchell@ubs.com Because financial health means living life on your terms.

ubs.com/team/themitchellgroup

Accolades are independently determined and awarded by their respective publications. Neither UBS Financial Services Inc. nor its employees pay a fee in exchange for these ratings. Past performance is no guarantee of future results. For more information on a particular rating, please visit ubs. com/us/en/designation-disclosures. 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/workingwithu For designation disclosures, visit ubs.com/us/en/ designationdisclosures. © UBS 2018. All rights reserved. UBS Financial Services Inc. is a subsidiary of UBS AG. Member FINRA/SIPC. VIP_JD_05292018.v2 Exp.: 06/30/2019

JULY 9, 2018

WCBJ

Let your employee know that all is not right. Set up a time and place to meet where you both can talk freely. Have another manager attend to add perspective and take notes. Prepare ahead by making a list of concerns illustrated with specific examples. Ask other managers to tell you if they’re seeing the same problems. Decide what you want the employee to do differently or better. Be specific. Come to the meeting prepared with examples of how things need to change. If it’s only you who is seeing a problem, spend some time reflecting on why that is the case. If the employee reports directly to you, it may still be appropriate to proceed. If the employee reports to another manager, explain your concerns to the manager and jointly decide how best to proceed.

that works best for your employee. Practice delivering your message in that format.

MAKE SURE YOU BOTH HAVE THE SAME UNDERSTANDING OF WHAT’S EXPECTED AND HOW THAT COMPARES TO WHAT’S COMING ACROSS NOW.

Check that you and the employee are both on the same page regarding what’s going on. Use specific examples and ask the employee how they see the same situations. Focus on examples of what really happened. Explain what you’d prefer to have happen. Ask the employee to help you understand why things are happening the way they are. Explain what you want to have happen as a result of this meeting and get agreement from the employee that such a thing is possible. Clarify understanding by asking the employee to repeat back what’s expected.

FOLLOW THROUGH UNTIL YOUR CONCERNS ARE RESOLVED.

As the person in charge, it can be hard to relinquish control. Do it anyway. Give your employee permission to speak freely, even if it’s not all positive. Look at the situation from your employee’s point of view. If you need time to think, end the meeting early, schedule a follow up.

Giving feedback is a process, not an event. Be prepared for multiple interactions. Monitor behavior on a daily/weekly basis. Set times to get back together to discuss how things are going. If things are still off track, ask the employee why they think that is and what they think should happen next. Consider whether the problem is a lack of understanding, lack of skill or lack of motivation. Lack of skill equals arrange for training. For lack of understanding, ask another person in the company to work side by side with the employee and provide feedback on what’s going on. If things don’t improve, or if there’s a lack of motivation, consider whether it’s time to assign the employee to another job or ask the employee to leave the company.

FIGURE OUT HOW TO TAILOR YOUR MESSAGE SO THAT IT WILL HAVE THE BEST CHANCE OF BEING RECEIVED BY THE PERSON YOU’RE TALKING TO.

LOOKING FOR A GOOD BOOK? Try “The Servant Leader: How to Build a Creative Team, Develop Great Morale, and Improve BottomLine Performance” by James A. Autry.

LISTEN CAREFULLY TO WHAT YOUR EMPLOYEE HAS TO SAY.

Some people are better listeners, some are better visually and some need hands-on to best understand information that’s being relayed. Some people can respond right away and others need time to think and process. Some people are oriented to think in terms of tasks, others focus more on the people around them. What are the orientations of the employee you’ll be meeting with? Tailor your feedback and instructions to a format

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: 877238-3535, AskAndi@StrategyLeaders.com.

GUEST COLUMN | By Edward Jordan

Popularity of short-term rentals benefits investors in the Hudson Valley

he popularity of short-term rentals continues to rise among hosts and guests alike. Today, Airbnb boasts more than 5 million listings and has reshaped both the real estate and hospitality markets, earning it third place on CNBC’s 2018 Disruptor 50 list. As the short-term rental industry has expanded, multifamily investors have benefited from a lucrative means for increasing revenue per unit. At this late stage in the investment cycle, with multifamily assets trading at record highs, investors are seeking creative strategies for increasing income to maximize returns — a furnished short-term rental strategy is one such approach. Renting units on a short-term basis requires more intensive management and implies higher vacancy risk than the typical 12-month lease business plan. That said, submarkets with more transient demand — think tourist destinations, hubs for business travelers and higher education institutions — are prime locations for this approach. Proof of this strategy’s effectiveness, roughly 65 percent of booked nights in short-term rental properties occur in multifamily buildings.

Realtors note communities such as Millbrook and Rhinebeck are also desirable. Not only landlords benefit from offering short-term furnished rentals via Airbnb and other online platforms. Many tenants are also inclined to offer their individual units for short-term stays, although this practice is more popular with younger renters. The National Multifamily Housing Council’s 2017 Renter Preferences Survey found nearly half of apartment renters under the age of 25 (49 percent) were interested in the opportunity to generate income through short-term rentals, compared to only 15 percent of renters age 65 and over. Affordable housing advocates complain about market distortion caused by the growth of short-term rentals offered via online platforms. They maintain that when landlords

7– MONTH CD

2.05

SHORT-TERM RENTALS IN CONNECTICUT

APY

Airbnb reports that 6,900 guest stays earning nearly $2 million were logged across Bridgeport, Danbury, Greenwich, Norwalk and Stamford from November 2016 through October 2017, with Greenwich and Stamford ranking in Connecticut’s “top 10” for the time period. With demand for traditional 12-month multifamily housing driven by the local workforce, and demand for short-term furnished rentals driven by students, business travel and tourism in these markets, multifamily investors may take advantage of dual strategies to increase income and maintain strong occupancy rates on well-positioned assets. Absent this potential income growth, current pricing for value-add Class-B and Class-C assets may appear less attractive to income investors. As always, the market must incentivize investors to take the financial risks and make the capital improvements necessary to bring desirable housing units to market.

12 – MONTH CD

SUMMER 2.25%

APY

18 – MONTH CD

Relax this summer with a CD that fits your needs! $500 minimum to open and earn interest

THE HUDSON VALLEY

While reports indicate more than 3,000 new apartment units opened in Westchester County during 2016 and 2017, demand is still outpacing supply. The number of new units coming online is projected to soon reach as many as 2,000 per year in an effort to meet demand from locals and those who have been priced out of New York City. In neighboring Dutchess County, which receives more than 4.75 million visitors annually, short-term rentals have impacted the tourism industry. Airbnb bookings in Beacon rose by a reported 62 percent in 2017, while

property rights. Property owners who choose to rent their property on a long-term basis or as a short-term rental both have the same protections under our constitution. “Short-term rentals and other aspects of the sharing economy are examples of technology-enabled innovation that have been good for consumer choice. It will be bad for everyone if cities and states thwart those strong ideas through the blunt force of regulation,” said Patrick Tuohey, director of Municipal Policy at the Show-Me Institute. Edward Jordan is the founder and managing director of Northeast Private Client Group, an investment real estate firm with offices in White Plains and Shelton. He can be reached at ejordan@northeastpcg.com.

set aside units for short-term use, they leave fewer units available for workforce tenants on 12-month leases. While some municipalities aim to regulate the short-term rental industry in the hopes of maintaining access to affordable housing for residents, advocacy groups such as the Real Estate Board of New York (REBNY) are encouraging officials to establish policies that are equally friendly to landlords and tenants alike. For example, as New York City strives to establish a central database of short-term rental properties, REBNY has suggested this data be made available to property owners so they can control illegal activity within their own buildings. That said, government regulation might be seen by investors and tenants alike as an unconstitutional restriction on individual

2.45

APY

abny.com • (800) 535-2269

Annual Percentage Yields (APYs) above are accurate as of date of publication and are subject to change without notice. The minimum balance to open the promotional CDs and to earn the stated APY is $500. The interest rate remains fixed until maturity. A penalty may be imposed for withdrawals before maturity. Fees could reduce earnings. The Promotional CDs must be opened with new money not currently on deposit with the Bank. Offer may be withdrawn at the discretion of the bank at any time. ©2018 New York Commercial Bank

WCBJ

JULY 9, 2018

BARRACUDA TANK:

Vote for one of our Top Ten Contestants!

VOTE NOW! BITTYLAB BURBIO.COM CRAFT & SPROUT FIRST APPROACH EA WORKSITE WELLNESS GRAND STATEMENT: New beginnings for treasured old pianos IT'S A...YUMMY MILESTONE C UNDERCARE INC. UPPER DECK FITNESS

It is safe to get back in the waters with Westfair Communicationsâ&#x20AC;&#x2122; Barracuda Tank. An online business competition. The business contestants are selected and voting is now open to the public for the first time. Voting is open through July. Make sure you cast your vote and be inspired by these amazing businesses that call this region their home. The winner will be awarded a valuable package of prizes. JUNE 22: Top picks announced. JUNE 25 - JULY 27: Top 10 videos posted. Westfair readers will vote for the winner. AUGUST 1: Major announcement of winner. PARTICIPANTS INCLUDE:

VEEKAST

To vote visit:

WESTFAIRONLINE.COM/ BARRACUDA/ PRESENTED BY:

JULY 9, 2018

WCBJ

For more information or sponsorship inquiries, contact: Marcia Pflug at mpflug@wfpromote.com or 203.733.4545 Josephine Biondi at jbiondi@westfairinc.com or 914.358.0757

BRONZE SPONSORS:

A GOAL

WITHOUT A PLAN IS SIMPLY A WISH. Financial planning for business owners Business owners have a lot on their plate. At Barnum Financial Group, we understand the challenges and complexities confronting you and your firm. We stand ready to provide CFO type guidance to navigate you through these obstacles. To successfully create, grow, and even exit a business, professionals require more than a one-size fits all financial plan.

Eric M. Gerhard Financial Planner

John D. Santini Financial Planner Ron A. Pac, CFP®, ChFC®, RICP® Financial Planner

(914) 372-2864

www.GerhardPac.com

Securities, investment advisory and financial planning services offered through qualified registered representatives of MML Investors Services, LLC. Member SIPC. 6 Corporate Drive, Shelton, CT 06484 Tel: 203-513-6000.

WCBJ

JULY 9, 2018

Westchester commits $28.4M for residential, retail, nursing home projects “It’s the best parcel in White Plains,” co-developer Martin G. Berger said in describing the location at the city’s eastern gateway. Referring to The Westchester across the street, he said the site has the mall traffic but not the mall prices. The Collection will include two structures with 276 apartments and 24,526 square feet of retail space between Westchester and Franklin avenues. Seventeen apartments will be rented at 60 to 80 percent of the area median income. The project will have 716 parking spaces, including 275 for exclusive use by the city. About 250 construction jobs and 91 permanent jobs will be created. The IDA will take title to the property and lease it back to the developers, who will receive an estimated $2.4 million sales tax exemption and $953,340 mortgage tax exemption. They are negoti-

BY BILL HELTZEL bheltzel@westfariinc.com

estchester economic development agencies granted an estimated $28.4 million in financial benefits to four projects on June 27. The Westchester County Industrial Development Agency gave preliminary approval for $4.8 million in sales tax and mortgage tax exemptions to residential-retail projects in White Plains and Pelham. Westchester County Local Development Corp. consented to $23.6 million in bond issues for a nursing home in Ossining and a senior living community at Purchase College. The White Plains subsidy is for The Collection, a $136.2 million project at 80-100 Westchester Ave., proposed by Saber Chauncey WP LLC in Armonk.

TECH TALK

IT audits cover a wide range of IT processing and communication infrastructure including web services, software applications, security systems, operating systems and client-server networks and systems. The audits are generally designed to ensure there are no weaknesses within your IT system, leaving you vulnerable for an attack. To understand more, let’s look at the importance of IT auditing and its benefits: THE IMPORTANCE OF IT AUDITING There are mainly three types of IT audits: Performance (or value-for-money), compliance to applicable, standards, laws, and policies, and financial statements audits. The objective of these audits is to find out

JULY 9, 2018

spaces. A walkway-arcade will connect Wolfs Lane to the village parking lot behind the property. The apartments include studios and one-to-threebedroom units. Three apartments are to be rented at 80 percent of the area median income. The project is expected to create 144 construction jobs and 26 permanent jobs. MatriArch got preliminary approval for a $1.2 million sales tax exemption and $260,000 mortgage tax exemption. The IDA will take title to the property and lease it back to the developer. MatriArch is also proposing possible taxable bond financing. The Ossining bonds would be for a $10 million modernization by Bethel Nursing Home Co. at 17 Narragansett Ave. “The idea is to create a neighborhood concept,” said Bethel official Anastasios Markopoulos, “versus the traditional institutional style."

Bethel is downsizing the 46-year-old skilled nursing home from 73 beds to 43, making the rooms more home-like. The exterior of the 1970 building will also be renovated. The Local Development Corp. gave preliminary approval for a taxable revenue bond estimated at $11,465,500 and not to exceed $12.5 million. The LDC would own the facility and lease it back to Bethel; the latter has also asked for a $115,000 mortgage tax exemption. Bethel is operating on a tight schedule: It needs to close the deal by the end of July to lock in a lower interest rate. The Purchase College bonds are for the $320 million Broadview Senior Living project. The LDC agreed to issue tax-exempt revenue bond anticipation notes, estimated at $12 million but not to

exceed $15 million, to pay costs of financing the first phase of a senior living facility. The project will begin with construction of up to 46 villas and two 4-story buildings with 174 independent living units, 18 assisted living beds and 16 memory care beds. The second phase would include 165 independent living units, 38 assisted living and memory care beds. Broadview is part of the college’s strategy of creating a lifelong learning community, where residents may attend classes and college events and interact with younger students. The college has set aside 40 acres on the campus for the project. The land is owned by SUNY — the State University of New York — and leased to Purchase College Advancement Corp., a non-profit entity. The facility will be managed by Life Care Services LLC, an Iowa corporation.

The Benefits of IT Auditing

or any organization to survive and compete with other businesses, they need to invest in what is called “Information Technology (IT)”, which ensures data availability, integrity, and confidentiality. However, with the increase of internal and external threats, the IT system of a business could be exposed to potential risks. This is one of the main reasons why people invest in IT auditing services.

ating property tax abatement terms with White Plains. Saber Chauncey previously collaborated on the Rivertowns Square mixeduse project in Dobbs Ferry. The Pelham subsidy is for a $28 million project at 101 Wolfs Lane to be built by MatriArch Development. “The site has long been neglected in the heart of downtown,” that firm's Mara Kravitz told the IDA. “It’s been vacant for many years.” MatriArch is a mother-daughter partnership founded in 2014 by Mara and her mother, Rosalie Kravitz. The property is owned by Pelpark LLC, managed by Lester Kravitz, the husband and father of the MatriArch team. The 0.67-acre site is 200 feet away from a Metro-North train station. The developers plan to build two 5-story buildings with 58 apartments, 4,370 square feet of retail space and 71 indoor parking

WCBJ

if there are any inefficiencies and inaccuracies in the management and in the use of a business’ IT system. The system works in a way that it first identifies risks in a business and then assesses them using advanced design controls, thus allowing you to think of an appropriate solution to help tackle those risks. Therefore, IT auditing is crucial for businesses looking to protect their IT systems and valuable information and data. THE BENEFITS OF IT AUDITING REDUCES RISKS RELATED TO IT One of the main benefits of IT auditing is that it can help tackle risks related to availability, integrity and confidentiality of information technology processes and infrastructure. They can also improve the reliability, effectiveness and efficiency of IT systems by covering a wide-range of threats by regular identification and assessment of risks in an organization. Therefore, once the risks are assessed, it provides the IT team in an organization clear vision on what course of action to take

to eliminate, reduce, or simply accept those risks as part of the operating environment through the use of IT audit controls. So, if your business is facing trouble in dealing with potential risks, then IT auditing may be the perfect solution for you. IMPROVES SECURITY OF DATA After assessing the risks mentioned above, IT audit control can be identified and assessed. Therefore, it gives organizations the opportunity to redesign or strengthen poorly designed or ineffective controls, thus leading to improved security of IT data. Usually a framework of IT controls is used for IT auditing, but now even more advanced set of technologies and tools are introduced, which even allows businesses to detect internal and external threats immediately and take a course of action automatically. ENHANCES IT GOVERNANCE Last, but not the least, IT auditing serves a critical function in ensuring all your business’ laws, regulations and compliances are met by all employees and of course the IT department as well. This in turn improves

IT governance, as the overall IT management has a strong understanding of the controls, risks and value of an organization’s technological environment. So, if your business is facing trouble, keeping its IT infrastructure and data secure, then perhaps it’s time you invest in an IT auditing service or system that is tailored according to your business’ needs and requirements. If you would like to learn more or in need of an audit please visit: http://www. cyberteam.us/contact-us or contact 914417-4814.

Leonard Galati is a CISSP (Certified Information Systems Security Professional) and the CEO of CYBERTEAM a Westchester based IT Services & Cybersecurity company servicing Westchester and Fairfield Counties.

SPECIAL REPORT | Mid Year Review | Real Estate and Construction

Optimism reigns

Howard Greenberg

BY HOWARD GREENBERG

his report is a confirmation that the positive trends of 2017 are continuing this year. Multifamily development continues to be strong, with a full pipeline of projects in various stages of approval, construction and leasing throughout the county. The second-quarter office leasing statistics are not yet done as of this writing, but they will show the office market as essentially flat in the first half of the year. That does not sound like good news. But my experience in the market this year and my conversations with my office broker colleagues tell a different story. Building agents are busy showing space. Many times there is more than one tenant interested in a particular space. There is a general optimism in the market and a consensus that our market is turning from a pure tenant’s market toward a landlord’s market. We are certainly not at that point yet, but it is at the least a balanced market in which both tenants and landlords have similar bargaining power. The White Plains Central Business District (CBD) has very little inventory available. There are a significant amount of tenants with more than 10,000 square feet in the market. Some existing tenants are expand-

Clockwise from upper left: Former Pepsi headquarters in Somers; 333 Westchester Ave.; 44 S. Broadway in White Plains; and clearing land for Wegmans.

ing. Our inventory of office space continues to shrink. And the flex and industrial markets are extremely tight, with very little inventory and significant increases in rental rates. First-quarter leasing activity totaled 453,000 square feet, which was down slightly from the prior year, but up 7 percent from a very quiet Q4 of 2017. Overall availability fell to 22.2 percent, a decrease of about 1 percentage point from a year ago. Millions of square feet of empty office space in the northern submarket artificially drag down the county’s published availability rate. If these spaces were removed from the statistics, the county’s availability rate would be a healthy 14.4 percent. All quoted statistics are from Newmark Knight Frank’s reports. Down county, there are fewer spaces available than there have been in years. These are good signs for the market. While the county-

wide asking rental rate is averaging $26.74 per square foot, it is being kept in check by the lower-priced offerings in the northern submarket. And we continue to take inventory off the market. While the second quarter has not closed as of this writing, leasing activity has been fairly flat. “Slow leasing activity in the first half of this year is primarily due to a lack of quality space, especially in the White Plains Central Business District, and demolition of obsolete buildings continues, with 900 King St. in Rye and 555 White Plains Road in Tarrytown as the latest buildings to be slated for the wrecking ball,” said Karolina Alexandre, research manager for Newmark Knight Frank. In the last decade or so, our multitenant office market has shrunk from about 32 million square feet to a little more than 27 million square feet through repurposings and demolition of obsolete office buildings.

VACANCY IN THE NORTHERN SUBMARKET

No one that I have spoken to in the real estate industry has any idea what the owner’s game plan is for the former IBM and Pepsi properties in Somers, which total approximately 1.6 million square feet. There has been no application to the municipality for any change of use or rezoning. While Robert Weisz has had significant success repositioning large former corporate headquarters buildings on the I-287 corridor into multitenant buildings, the Somers properties are simply located too far north to attract the typical office tenants looking for space in Westchester County. Additionally, the floor plates of these former corporate headquarters buildings are so large that they are not desirable for typical-size tenants. In the first quarter of 2018, more than 62 percent of all lease transactions were for less than 10,000 square feet.

RENTS RISING IN WHITE PLAINS CBD

With a number of large leases last year in the White Plains CBD, we are seeing a very significant disparity in occupancy costs between the CBD and suburban buildings. Lease deals in the CBD are in the mid-$30s per square foot, escalating over the lease term. Asking rental rates in the CBD have gone up more than $3 per square foot in the last two years (almost 10 percent), while asking rents in the suburban submarkets are still basically at mid-1980s levels, with no adjustment even for inflation over the last three decades. In addition, CBD parking rates are going up as well, adding about $3.50 per square foot to the occupancy cost. So rent plus parking and electric are now in the low $40s per square foot. Suburban buildings are still in the mid $20s per square foot, plus electric, with no parking cost. So they will be in the high $20s

WCBJ

all in. That is a differential of about $14 per square foot, which is extremely significant. On a 5,000-square-foot lease, that would result in an occupancy cost differential of about $70,000 per year between being in the CBD and in a suburban park. We have never seen this amount of rent disparity between submarkets and it reaffirms the health of the White Plains CBD market. Insurance broker Willis Towers Watson did the largest lease transaction in the county in the first quarter, a 44,713-square-foot renewal at 44 S. Broadway. Medical deals included CareMount’s 24,000-squarefoot lease at 100 S. Bedford Road in Mount Kisco and Montefiore’s 22,000-squarefoot lease at 20 Cedar St. in New Rochelle. Mass Mutual renewed its 20,531 square foot lease at 565 Taxter Road in Elmsford, and USI insurance expanded its lease at 333 Westchester Ave. in White Plains by 15,500 square feet. Some law firms, including Danziger & Markhoff and Gaines, Novick, Ponzini, Cossu & Venditti, moved to 1133 Westchester Ave. last year from downtown White Plains. Given this new cost dynamic, I believe that other CBD tenants will likely look seriously at the suburban markets before they make a decision to renew their leases.

BIG CHANGES ON THE EAST SIDE

Normandy Partners bought 13 multitenant buildings (most of the former Schulman portfolio) in 2009. This was really the bulk of the multitenant inventory on the I-287 East corridor. As of this writing, they own six of those buildings. Five buildings have been demolished to make way for a new 125,000-square-foot Wegmans supermarket and Toll Brothers new 420 » SPECIAL REPORT

JULY 9, 2018

COMMERCIAL GROUP

RECENTLY LISTED

RECENTLY LISTED | 818 - 822 Mamaroneck Ave, Mamaroneck | Listed by • Teresa Marziano | $1,950,000

RECENTLY SOLD

Special Report—

unit multifamily development, both of which are now under construction. Two of them — 925-1025 Westchester Ave. — have recently been sold to the RPW Group. This is a very interesting snapshot of what is happening in our market in the last few years. The town of Harrison has done a great job in rezoning its land on the Platinum Mile to accommodate a variety of new uses, including recreation, medical, residential and retail. Its vision and hard work will pay off in new and increased tax ratables. With all of these obsolete office buildings being demolished, some might ask why no one is building new office buildings. Look at it this way: Existing suburban office building rents are in the mid $20s. If a developer built a new building at today’s construction costs with all of the technology and features that tenants want, they might need to achieve rents in the high $30s or low $40s in order to make a profit. While down county demand is reasonably good today, I think there would be few tenants who would choose to pay almost twice the rent per square foot to be in a new building. It would be a significant risk for a developer and our market has not yet reached the point that would make it a good bet.

MACK-CALI EXITS WHITE PLAINS

SOLD | 2603 Route 52, East Fishkill | $4,050,000

SOLD | 61-63 East Main St., Pawling | $2,900,000

SOLD | 22-28 N. Main Street, Portchester | $2,600,000 Listed and Sold by • Mike Rackenberg

SOLD | 792 Route 35, Cross River | $1,392,500

Listed by • Steven Salomone

SOLD | 248 Main Street, Yonkers | $730,000 Listed by • George Avgerakis | Sold by • Garry Klein

Listed by • Tom LaPerch

Listed and Sold by • Richard Aponte

SOLD | 20 North Main St., Port Chester | $615,000 Listed and Sold by • Mike Rackenberg

800 WESTCHESTER AVENUE, RYE BROOK, NEW YORK 10573 914.798.4900 • HLCOMMERCIALGROUP.COM

With the sale of the 571,000-square-foot Westchester Financial Center and the pending sale of 1 and 3 Barker Ave., Mack-Cali is officially out of the office market in the White Plains CBD for the first time since the 1980s. That was when its predecessor company (Robert Martin) developed all of these buildings. In addition, Mack-Cali has cleared its One Water St. building of tenants and its Roseland subsidiary intends to demolish the building and build multifamily residential. This is a significant change in the market, where Mack-Cali has been a major owner of office buildings since it purchased Robert Martin in 1997. At this point, Mack-Cali only owns four office buildings (two in Yonkers, one in Elmsford and one in Hawthorne). The balance of their portfolio is flex and warehouse space.

GINSBURG IS REDUCING INVENTORY IN THE CBD

Martin Ginsburg is now taking the marketing and brokerage lead in the Ginsburg/ Robert Martin partnership that bought the Westchester Financial Center earlier this year. He has rebranded the complex as City Square. In addition to making major improvements to 50 Main St. (which are long overdue) and the Main Street streetscape with new retail and restaurants, he will relocate some office tenants from the Martine Avenue building to the Main Street building and turn most of the Martine building into residential. Obviously, this takes more office space off the inventory in the already tight CBD submarket.

$92 MILLION IN IMPROVEMENTS TO THE WHITE PLAINS STATION

MTA started renovations on the White Plains train station in April. The agency has

JULY 9, 2018

WCBJ

repainted the rusting overpasses on Main Street and Hamilton Avenue and is continuing with its $92 million renovation to the third busiest station in its system after Grand Central and Stamford. Commuting ridership is fairly even between commuters to New York City and reverse commuters to White Plains. While the MTA is moving forward, it is not clear what is happening with expressions of interest from developers for the land the city of White Plains owns adjacent to the MetroNorth station. Reportedly, there is a deal to sell the land that is currently visitor parking for the Gateway Building (1 N. Lexington Ave.) for development of a hotel and multifamily residential. Phase I of the new Continuum residential complex on Bank Street is reportedly leasing very well. Phase II is now under construction and the conversion of 1-11 Martine Ave. to residential will add even more multifamily inventory to this transit-oriented development location.

BIG CHANGES ON THE WEST SIDE

As of this writing, four buildings owned by Keystone Property Group (555 and 565 Taxter Road Elmsford and 200 and 220 White Plains Road in Tarrytown) are officially in receivership. They will be essentially off the leasing market until a new owner buys the debt and forecloses to acquire the buildings. Reportedly there is a contract of sale on 200 White Plains Road, which is contingent on rezoning that building to residential use. If that zoning change goes through, the building will be converted into apartments, taking it off the office inventory. On the positive side, the RXR-owned buildings at 560 and 580 White Plains Road are about to undergo a transfer to a new ownership entity. The new owners are intent to recapitalize the buildings and perform major (and long-overdue) upgrades to the common areas, parking areas and landscaping. The management company for the new owners has indicated they will be quick to move forward on their renovations, as this will give them an opportunity to get a leg up on any new deals in the market until the Keystone buildings transition to a new owner and begin a renovation and re-leasing program. Also, the 555 White Plains Road building is now officially off the office inventory (another 135,000 square feet) as new owner Robert Martin Co. has indicated that it will demolish the building after sole tenant Tappan Zee Constructors leaves and replace it with other uses on that site.

BIG SALES ACTIVITY IN THE OFFICE MARKET

Reckson/S.L. Green has significantly reduced its Westchester portfolio. It sold the 115 and 117 Stevens Ave. buildings in Valhalla to GHP, and its six-building, 540,000-square-foot Reckson Executive Park in Rye Brook to George Comfort and Sons. GHP’s purchase was for about $66 per square foot. Last year, GHP bought 660 White Plains Road in Tarrytown from RXR for $107 per square foot. And over the past two years, Reckson /S.L. Green also sold 520 White Plains Road in Tarrytown and 140/150 Grand St. in White Plains.

Clockwise from top left: City Square; 1025 Westchester Ave.; and 200 White Plains Road.

570 Taxter Road in Elmsford was sold by Keystone Property Group to a private owner. Recently, RPW Group purchased 925 and 1025 Westchester Ave. from Normandy Partners. The key takeaway here is that all of these buildings sales are at prices that are substantially below replacement cost. This gives a new owner the ability to invest capital in generally long-overdue upgrades and improvements and still be able to profit on its re-leasing of the properties at current market rents. Part of the reason that these buildings are selling so cheaply is that their owners failed to make adequate investments in them, and their leasing (and income) suffered. On the East Side of I-287, 3 Westchester Park Drive sold to a Boston developer who is reportedly going to demolish the building and turn the site into residential.

JUST A FEW HIGH-END CONDOS

National Realty and Development has reportedly sold out its first phase of waterfront condominiums on the site of the former Beckwith Pointe Beach Club in New Rochelle, which are in the beginning stages of construction. Alfred Weissman has just broken ground on his St. Regis Condominiums on the grounds of a former office building in Rye. To my knowledge, these are the only for-sale multifamily projects in the county. I am sure they will be well received by empty nesters and snowbirds who want high-end product with services and amenities. Construction continues on King Street at Reckson Executive Park (now owned by George Comfort & Sons) on high-end duplexes and freestanding homes. With all of the baby boomers selling multimillion-dollar homes in Westchester, we need more upscale empty-nester product to keep these people in the county. » » SPECIAL REPORT

D&D’s Elevator’s new Elevator Learning Center will be located at Corporate Boulevard in Yonkers and will be delivering: • State-of-the-art computer workstations delivering online education • Accredited, certified apprenticeship training recognized by the Department of Labor • OSHA and Safety training using highly experienced, certified instructors • Industry related continuing education with CEU credits for certification requirements

Students will experience hands-on learning with full-scale elevator component mockups and demonstration aids, as well as simulators that provide the experience of working with equipment from several leading manufacturers.

D&D Elevator Maintenance Incorporated • 38 Hayes Street • Elmsford, NY 10523 P: 914.347.4344 • F: 914.347.3222 • info@ddelevator.com • www.ddelevator.com

WCBJ

JULY 9, 2018

WE SAVE WATER

WHITE PLAINS: MULTIFAMILY PIPELINE FULL

OUR MEMBERS PREVENT SPILLS AND BRING CLEAN WATER TO YOUR TAP

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.

ON TIME. ON BUDGET. ON TARGET. Developers and contractors turn to Local 825 Operating Engineers to get big things done safely, on time and on budget. Our members are experienced, licensed, credentialed and ready to work, day one.

LOCAL 825

Greg Lalevee, Business Manager

BETTER BUILDING BEGINS HERE WWW.IUOE825.ORG

JULY 9, 2018

WCBJ

Lennar has told White Plains city officials that their large mixed-use project on East Post Road is on hold. The country’s largest residential developer bought the fully approved site from retail REIT Urstadt Biddle. The approvals included two large towers containing 707 apartments, and about 77,000 square feet of retail space and about 94,000 square feet of office space. Reportedly, Lennar wants to re-think the amount of office and retail, particularly as there are significant retail vacancies all up and down the East Post Road corridor. They have indicated that they will be back to the city next year for a new site plan approval. The site, which was the former Westchester Pavilion has been completely demolished, so the large hole in the ground will be there for a while. Across the street, the conversion of the former Esplanade senior citizens residence to multifamily rental apartments has stalled, and the property is on the market. The former Alliance project, which is now part of Lennar, has been approved for the Mamaroneck Avenue/Post Road corner. The White Plains Mall project, named Hamilton Green, has begun moving again, and the White Plains Common Council is scheduled to vote on a zoning change to permit the multifamily project next week. Rose Associates from New York City has taken over the project for 440 Hamilton Ave., and is revising and expanding its plans for the site. While the former owner intended to convert the former AT & T office building to multifamily and leave the large surface parking lot behind it in place, Rose has proposed building townhouses and a parking structure on the existing parking lot, which will result in approximately twice the number of housing units contemplated by the previous developer. The White Plains Common Council also approved The Collection, a project consisting of 25,000 square feet of retail and restaurant space and 276 apartments on Westchester Avenue, across from The Westchester mall. The functionally obsolete White Plains YMCA building on Mamaroneck Avenue near Maple is up for sale, which will ultimately be another development site. I would think there would be a lot of developer interest in this site.

THE TRUTH ABOUT ALL THE MULTIFAMILY DEVELOPMENT

International Union of Operating Engineers

825_We_Save_Water_7_375x11_5.indd 1

Special Report—

4/6/17 4:45 PM

There is obviously a lot of multifamily projects in the planning and approval pipelines. When and in what order they will actually hit the leasing market is difficult to tell at this point. There are certainly people (both in and out of the real estate industry) who are questioning whether the market can absorb the thousands of apartment units that are planned. A couple of thoughts: The median age of the apartment stock in Westchester is 50 years. That means many of the existing units are functionally obsolete. Current apartment vacancy is less than 5 percent. These two facts alone would speak to the necessity for new inventory. Not to mention that virtually all of these projects are being

LABORATORY SPACE

The brokerage community has just been notified that 100,000 square feet of laboratory space has come to market at Ardsley Park. This is important, as we have had literally no lab availability in the county. Regeneron has taken every square foot at its Landmark at Eastview facility. This has shut out existing tenants (some of whom have had to vacate their space), and has taken one of the few purpose-built laboratory facilities completely off the market. Westchester companies with laboratory space requirements have had to relocate to Rockland County (the former Pfizer facility, which was bought by a California developer) or to New Jersey. I also just heard that the 99-year lease for the North 60, which has been proposed by John Fareri to include laboratory, medical, hotel and other types of space, has not yet been signed, despite years of negotiation and the approval of the county legislature. If constructed, this project would have the ability to develop custom-tailored laboratory space to increase Westchesterâ&#x20AC;&#x2122;s capacity for biotech tenants.

SUMMARY

Clockwise from left: 587 Maio St. in New Rochelle; site of the former Westchester Mall; and 440 Hamilton Ave. in White Plains. Photos by Ryan Deffenbaugh, Aleesia Forni and Bob Rozycki.

built with very attractive amenity packages, including pools, common rooms, roof decks and business centers. Also, these thousands of units are at various stages in the approval/development pipeline. It can take years from the announcement of a new development for it to be approved in Westchester. Once it is approved, the construction documents need to be done, a contractor hired, and bids received and accepted from all the subcontractors. The timeline to construct a large project can range from 18 months or so to multiple years. So these units will actually go into the leasing phase over a relatively long period of time. So far, completed projects have leased very well. There was a recent news article that included interviews of people who have leased in these projects. Many of them came from New York City or other areas. Some were empty nesters from Westchester who were downsizing. All had their own reasons for their move, but found Westchester an attractive place to live, with the bonuses of scenic river views and an easy commute to New York City. Yonkers, New Rochelle and White Plains have the biggest pipelines, but many of these projects will not begin leasing for five years or more.

MULTIFAMILY IS HOT IN MANY WESTCHESTER CITIES

Yonkers has a lot of buildings under construction and the Modera just opened

for leasing. Ginsburg Development is continuing its building boom along the Hudson River on Warburton Avenue. The combination of the Hudson River and easy access to Metro-North has attracted many developers to this area. Lots of people are already living there and I anticipate that the new inventory will lease up as well. New Rochelle is also seeing buildings come out of the ground. RXRâ&#x20AC;&#x2122;s 28-story 587 Main St. has topped out and the curtain walls are going up. The same developer has two more 28-story residential buildings in the approval pipeline for the site of the now-demolished Church-Division parking structure. These buildings will have the Long Island Sound views from their upper floors, as well as a walk to the Metro-North Station. Soon, commuters will be able to commute to either Grand Central or Penn Station from New Rochelle, and the city also has the advantage of Acela and Amtrak services. A number of other multifamily projects have already been approved and a number of them have been completed or are under construction. The cityâ&#x20AC;&#x2122;s new, simplified approval process has attracted a number of developers to the Queen City on the Sound. Port Chester has hired a consulting firm to help its planning efforts for its downtown area. The biggest question mark in the village is who will take over the former United Hospital site now that Starwood Capital has decided not to

move forward on it. This is a very large site in a key location.

INDUSTRIAL KEEPS GETTING TIGHTER

The industrial and flex (office/warehouse) market keeps getting tighter and higher priced. Westchester is seeing an influx of industrial tenants that are being pushed out of the Bronx either by lack of inventory or high rental rates and sale prices, putting additional pressure on our market. Space that used to rent for $8 to $10 per square foot is now routinely asking (and getting) $15. Larger buildings with higher ceilings and good loading are commanding rents that approach suburban office rents. Never in my 30-plus years in the market have I seen this type of rent growth. The fact that there are literally no space alternatives for many tenants is part of what is keeping the rates high. Old buildings (particularly in Yonkers) are being demolished to make way for highrise multifamily developments, and there is no way to replace them. Notwithstanding the fact that our industrial and warehouse product is primarily old, low-ceiling buildings with difficult loading and little or no parking, its value keeps increasing as inventory shrinks. There have not been a lot of industrial deals, primarily due to inventory constraints.

Even though the office leasing statistics for the first half of the year will look anemic, I think our county is in great shape. Our primary office market is continuing to get healthier. Westchester has not historically been a market where outof-area companies set up new offices or headquarters. But with our reduced inventory, our current tenants are finding fewer space options when their leases expire or their needs change. Technology continues to enable companies to be located anywhere they want. Fewer and fewer clients and customers actually come to offices these days, adding to that geographical flexibility. New owners are upgrading their buildings, making up for decades without capital improvements. CBD rental rates have risen significantly and suburban rental rates are starting to rise. The excess inventory in the northern submarket is just not relevant to the great majority of tenants in the market. Our cities are also getting healthier. Developers (including large national developers) are seeking out sites in Westchester. The Hudson River and the Long Island sound are seen as desirable areas for development, as they should be. I think the multifamily projects in the pipeline will likely come onto the market in a reasonable orderly fashion in the next five years or so. There is also a self-policing feature to development. Developers are smart business people. They carefully study a market, its available inventory, its pipeline and its absorption rates before they commit to a project. If they deem the market overbuilt, they will likely not jump in. Howard E. Greenberg is president of Howard Properties Ltd. in White Plains. He has been active as a commercial real estate broker in Westchester, throughout the United States, and in Europe for more than 30 years. He can be reached at 914- 997-0300 or howard@howprop.com.

WCBJ

JULY 9, 2018

SPECIAL REPORT | Guest Column

Can suburbs succeed in a 24/7 world? BY HUGH F. KELLY

or more than 20 years, the revitalization of America’s cities has spurred a conversation about the urban livework-play environment that has come to be known as the “24-hour city.” As long ago as 1995, the widely read “Emerging Trends in Real Estate” proclaimed that such cities would produce superior returns for commercial property investors and thus become magnets for capital. Research over the past decade has strongly validated that claim, especially for office buildings that are key real estate used for our white-collar, knowledge-based economy. The preferences of the millennial generation for cool, hip residential neighborhoods, such as Brooklyn’s Williamsburg, Washington, D.C.’s Adams Morgan, San Francisco’s Dogpatch and

even Dallas’ Deep Ellum, have only reinforced what was originally an argument directed toward the institutional investment world. As the downtown districts and nearby neighborhoods in America’s 24-hour cities prosper, so too do they become increasingly expensive. Critics have decried them as playgrounds for the elite and have, correctly, noted that widening income inequality has been increasing social stresses that may compromise the recent urban revival. The last couple of years have seen a growing interest in America’s suburban areas, including those served by commuter rail, with historical Main Streets of their own, and with housing opportunities that now compete effectively with prices in the high-density core cities. The discussion is, unfortunately, often framed in the competitive terms of either/or, zero-sum options, as though cities grow at the

www.sullivanarch.com White Plains, NY • 914-761-6006

JULY 9, 2018

WCBJ

expense of suburbs or vice versa. One of the striking results of research into 24-hour cities is that such places support a greater number of successful suburban nodes than do urban centers with a more 9-to-5 orientation, such as Atlanta, Tampa, Phoenix, or Minneapolis. A vibrant downtown energizes an entire region, and suburban nodes complement a thriving central business district. The days when suburbs prosper primarily through residential and business flight from the core are long gone. Over the last 10 years (through May 2018), job growth in the New York metropolitan region (New York City, plus Westchester, Rockland and Orange counties, and six suburban counties in New Jersey) has registered a robust 807,400 gain. Of these new jobs, however, 85 percent (688,000) have been created within the city’s five boroughs. It is time for suburban areas to capture a greater share of

that economic expansion. Westchester County is home to several “suburban cities” that appear especially well-poised to gain in an era of more balanced regional growth. Several statistical criteria correlate with the live-work-play features that define vibrant 24-hour places. Westchester enjoys high marks on several of those attributes. A significant level of residential density is a threshold requirement for supporting the retail, restaurant and entertainment amenities characterizing a 24/7 urban center. Yonkers, White Plains and Port Chester have densities exceeding 10,000 per square mile and New Rochelle is right on the cusp of this critical mass of population. Safety and security are a key to bringing activity to a downtown area. New York City has quite successfully brought crime down to a level where it proclaims itself (accurately) as the safest large city in America. Crime rates in the aforementioned Westchester communities are even lower — and are much lower still in places like Harrison, Mamaroneck and Peekskill — according to the FBI’s Uniform Crime Statistics reports. Highway congestion is one negative that has resulted from previous suburban growth, and the Census Bureau’s journey-to-work statistics put New York City among the nation’s worst in commute time. This means that mass transit becomes a particularly important variable in maintaining live-work-play vitality. Fortunately, Metro-North ridership has been trending upward for the past three decades. Even more significantly, while ridership to and from Manhattan is up about 50 percent since 1986, intermediate commutes (i.e., from suburb to suburb) have tripled over the same period. Therefore, Westchester cities where a rail station anchors the Main Street are well positioned to capture that commute surge. Finally, the proximity of jobs and shopping to residences — especially multifamily mid-and high-rise apartments — is a key to walkability. A high “walk score” is a powerful and widely employed analytical tool for real estate investors and developers. On a national scale of zero to 100, New Rochelle downtown rates a 96, Yonkers a 92 and White Plains a 91. Conditions are favorable for Westchester County to participate more actively in the urban resurgence of selected cities across the United States. The key is to focus on this part of the real estate community and for public officials to capitalize on the present opportunity and trend. Suburban nodes can ill afford to let this opportunity slip by. Hugh F. Kelly is principal of Hugh Kelly Real Estate Economics. He is director of the graduate program and chair of the curriculum committee of Fordham University Real Estate Institute at Lincoln Center and Westchester. He is the author of “24-hour Cities: Real Investment Performance, Not Just Promises” (Routledge, 2016), which has won the Bruss Gold Award as best real estate book of the year from the National Association of Real Estate Edit

THE LIST: Architectural Firms

WESTCHESTER COUNTY WESTCHESTER COUN

ARCHITECTS

Ranked by year established; listed alphabetically in the event of a tie.

H2M architects + engineers 2700 Westchester Ave., Suite 415, Purchase 10577 358-5623 • h2m.com

The Helmes Group

Papp Architects PC

184 Katonah Ave., Katonah 10536 232-4633 • thehelmesgroup.com

188 East Post Road, White Plains 10601 949-1851 • papparchitects.com

Warshauer Mellusi Warshauer Architects PC 100 Clearbrook Road, Elmsford 10523 592-4466 • wmwarchitects.com

Lothrop Associates LLP

Peter F. Gaito and Associates

7 8 9

333 Westchester Ave., White Plains 10604 741-1115 • lothropassociates.com

333 Westchester Ave., White Plains 10604 682-3381 • pfga.net

Grandberg & Associates Architects 117 E. Main St., Mount Kisco 10549 242-0033 • grandbergarchitects.com

Ferguson Malone Architecture

Earl Everett Ferguson Architect 1 Bridge St., Suite 29, Irvington 10533 591-5066 • fergusonmalone.com

Molinelli Architects

279 Sleepy Hollow Road, Briarcliff Manor 10510 941-2657 • molinelliarchitects.com

Stephen Tilly, Architect 22 Elm St., Dobbs Ferry 10522 693-8898 • stillyarchitect.com

Studio Rai Architectural Design PC 50 Fifth Ave., Pelham 10801 290 Salem Road, Pound Ridge 10576 273-6843 • studiorai.com

10 11

Badaly Architect PLLC

2 Wilson Place, Mount Vernon 10550 699-4200 • westchestercountyarchitect.com

Paul Shainberg Architects LLC 43 Purchase St., Rye 10580 967-3474 • shainbergarchitects.com

Taylor Associates Architects 572 N. Broadway, White Plains 10603 289-0011 • taylorarchitects.com

12 13 14

Sullivan Architecture PC

31 Mamaroneck Ave., White Plains 10601 761-6006 • sullivanarch.com

Radoslav Opacic AIA Architects

24 N. Astor Street., Irvington 10533 591-4306 • opacicarchitects.com

Alfandre Architecture PC

231 Main St., Suite 201, New Paltz 12561 845-255-4774 • alfandre.com

CSARCH

235 Main St., Suite 410, White Plains 10601

Residential

Educational

Infrastructure

Retail

Corporate

Hospitality

Additional services and specialties Year Markets serviced Name, address, phone number llllllllllllllllllllllllllllllllllllllllllllllllllllllll Established Executive(s) Area code: 914 (unless otherwise noted) Title Title lllllfffffffffffffffffggggggggggggggggggggggggggggggggg Website vvvvvvvvvvvvvvvvvvvvvvvvvvvvv ggggg any

1933

Veronica E. Byrnes, senior architect and director of regional office

✔

1952

Peter Helmes and Steven Helmes, principals Kevin Helmes, vice president

✔

1953

Philip A. Fruchter and Jeffrey M. Hinksmon, principals Patrick J. Bates associate principal

1956

Gary David Warshauer, Vincent J. Mellusi and Edmund Vogel, principals

1967

John Cutsumpas, partner

1974

Peter F. Gaito and Peter F. Gaito Jr., owners

1976

Ira Grandberg, founder

✔ ✔ ✔

Specializes in projects, including private residences and ✔ estates, historic restoration, institutional and corporate interiors

1979

John Malone and Earl Ferguson, principals

✔ ✔

✔

1985

Michael Molinelli michael@molinelliarchitects.com

1985

Stephen Tilly, principal

1985

Lucio Di Leo, principal architect

1987

Nima Badaly, principal

1988

Paul Shainberg, president

1988

Jeffrey Taylor, president

1989

John P. Sullivan, president

1990

Radoslav Opacic, principal

1991

Rick Alfandre, president

1991

Tina Mesiti-Céas executive principal Daryl Mastracci

Professional consulting and design firm, which has more ✔ ✔ ✔ than 360 architects, engineers, planners, designers, inspectors, surveyors and scientists. Services include site planning, interior and landscape ✔ design as well as structural, mechanical, electrical engineering and general consulting

Development feasibility, site planning, municipal ✔ ✔ ✔ ✔ ✔ ✔ approvals, modular and panelized design, adaptive reuse, interior design, sustainable design Specialized services include project concept development, programming, feasibility studies, site ✔ selection, master planning, site planning, building design, interior design and alterations and additions to existing buildings

✔

Specialized projects include critical facilities, ✔ ✔ ✔ ✔ ✔ ✔ government, health care, library, pools, recreation/fitness, religious and repair/restoration

✔ ✔ ✔ ✔ ✔

✔

✔ ✔

✔

Services include engineering, planning and construction management services, specializing in DPW, fire, police and religious facilities, auto dealerships, libraries, office buildings and multifamily residential

Specialized projects include residential, commercial, institutional and historic preservation

Architecture, planning and interior design for schools ✔ and university, hospital and health care, churches, child care and residential Specialized projects include historic preservation, ✔ ✔ interior design and furnishings, site planning, landscape and garden design

✔

Specialized projects include renovations, kitchens, multifamily and institutional, with experience designing for libraries, religious, adaptive use, preservation projects, feasibility studies and master planning

✔

Specialized services include additions and alterations, custom-design homes, commercial and industrial buildings, design-and-build packages and construction management

Residential architectural firm involved in all aspects of ✔ each project, from conceptual design through construction administration Specialized services include programming and design, site survey and documentation, retail stores, shopping centers, historic preservation and adaptive reuse and retail rollouts

✔

✔ ✔ ✔ ✔

Architectural and site planning sustainable design ✔ services from concept through construction administration including municipal approvals

✔

Full-service firm providing clients with assistance throughout the design's conception to completion Environmentally responsible green buildings, sustainable planning and design/build services for highperformance green building in the Hudson Valley and surrounding regions JULY 9, 2018 WCBJ

Full service, integrated architecture and engineering firm ✔ ✔ ✔ ✔ ✔ specializing in timeless and inspiring education,

289-0011 • taylorarchitects.com

Sullivan Architecture PC

31 Mamaroneck Ave., White Plains 10601 761-6006 • sullivanarch.com

retail rollouts

1989

John P. Sullivan, president

✔ ✔ ✔ ✔

THE LIST: Architectural Firms Cont. 13 Radoslav Opacic AIA Architects

✔

1991

Rick Alfandre, president

Environmentally responsible green buildings, sustainable planning and design/build services for high✔ performance green building in the Hudson Valley and surrounding regions

1991

Tina Mesiti-Céas executive principal Daryl Mastracci managing principal

1994

Russell A. Davidson, president, Susan D. Davidson, associate principal, Erik A. Kaeyer, vice president, and Walter P. Hauser, principal

1995

Carol Kurth, principal

Marsella + Knoetgen Architects LLC

1998

Frank Marsella and John M. Knoetgen, principals

Edward M. Weinstein, Architecture & Planning PC

2002

Ed Weinstein, president

2012

Raymond L. Beeler and Michael Gallin, principals

Alfandre Architecture PC

231 Main St., Suite 201, New Paltz 12561 845-255-4774 • alfandre.com

CSARCH

235 Main St., Suite 410, White Plains 10601 997-2724 • csarchpc.com

15 16 17 7

18 19

WESTCHESTER Full-service firm providing clients with assistance throughout the design's conception to completion

Radoslav Opacic, principal

24 N. Astor Street., Irvington 10533 591-4306 • opacicarchitects.com

1990

Architectural and site planning sustainable design ✔ services from concept through construction administration including municipal approvals

KG+D Architects PC

285 Main St., Mount Kisco 10549 666-5900 • kgdarchitects.com

Carol Kurth Architecture PC + Carol Kurth Interiors LTD The Arcade Building 644 Old Post Road, Bedford 10506 234–2595 • carolkurtharchitects.com

154 E. Boston Post Road, Mamaroneck 10543 381-5198 • mk-architects.com

14 Spring St., Hastings-on-Hudson 10706 478-0800 • emweinsteinpc.com

Gallin Beeler Design Studio 23 Washington Ave., Pleasantville 10570 693-4004 • gb-ds.com

✔

Full service, integrated architecture and engineering firm ✔ ✔ ✔ ✔ ✔ specializing in timeless and inspiring education, corporate, civic and institutional facilities Specializes in designing the places its clients live, learn, work and play, including recreational facilities, schools, ✔ ✔ ✔ ✔ ✔ ✔ offices, libraries, community centers, municipal facilities and recreational centers

Services include additions, renovations and ✔ transformations, interior design, pre-design and tabletop graphics

✔ ✔

✔

✔ ✔

✔ Provides interior design and planning services

✔

Initial site investigation and feasibility studies, master planning, architectural design and programming, project management, public participation, environmental and other regulatory approvals

✔ Architectural, interior design and planning firm

This list is a sample of architects located in the region. If you would like to include your firm in our next list, please contact Peter Katz at pkatz@westfairinc.com.

JULY 9, 2018

WCBJ

COUNTY

Facts & Figures BANKRUPTCIES Manhattan 803-805 East 182 Street Housing Development Fund Corp. (HDFC), 803-805 East 182 St., Suite 1A, Bronx. Chapter 11, voluntary. Attorney: Carlos J. Cuevas, Yonkers. Filed: June 26. Case no. 18-11931-shl.

White Plains 15 Circle Rd-MBI LLC c/o Aspen Management Group LLC, 3140 E. Tremont Ave., Second floor, Bronx. Chapter 7, voluntary. Attorney: Sanford Philip Rosen, New York City. Filed: June 27. Case no. 18-22991-rdd. 17 Circle Rd-MBI LLC c/o Aspen Management Group LLC, 3140 E. Tremont Ave., Second floor, Bronx. Chapter 7, voluntary. Attorney: Sanford Philip Rosen, New York City. Filed: June 27. Case no. 18-22992-rdd. Fit Development LLC, P.O. Box 2718, Westport, Connecticut. Chapter 11 voluntary. Attorney: Raymond Ragues, New York City. Filed: June 26. Case no. 18-22987-rdd.

COURT CASES APS Contracting Inc. Filed by S&O Construction Services Inc. Action: Diversity action. Attorney for plaintiff: N/A. Filed: June 27. Case no. 7:18-cv-05836-CS. Colonnelli Brothers Inc. Filed by Stephen Reich. Action: E.R.I.S.A. employee retirement. Attorney for plaintiff: Carol Giuliano Dell. Filed: June 29. Case no. 7:18-cv-05921. FDR Services Corp. of New Jersey Inc., et al. Filed by Laundry, Dry Cleaning Workers and Allied Industries Retirement Fund, et al. Action: Civil enforcement of employee benefits. Attorneys for plaintiff: Sarah Huff and Frank Paul Sabatini III. Filed: June 28. Case no. 7:18-cv-05873-VB. Items appearing in the Westchester County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken. Questions and comments regarding this section should be directed to: Peter Rubino c/o Westfair Communications Inc. 3 Westchester Park Drive, Suite G7 White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3680

Gross Polowy LLC, et al. Filed by Benzion Bayer. Action: Fair Debt Collection Act. Attorney for plaintiff: Daniel Harris Kohn. Filed: June 28. Case no. 7:18-cv-05874-NSR. GW Associates of NY Inc., et al. Filed by Liliana Christensen, et al. Action: Fair Labor Standards Act. Attorney for plaintiff: Matthew Keith Handley. Filed: June 27. Case no. 7:18-cv-05798. Horizon Glass Installations f.k.a. All State Oﬃce Furniture Technicians Corp. Filed by the trustees of the District Council 9 Painting Industry Insurance and Annuity Funds. Action: Civil enforcement of employee benefits. Attorney for plaintiff: Dana Lynne Henke. Filed: June 27. Case no. 7:18-cv-05801. Peerless Insurance Co. Filed by HEC Fischer Inc., et al. Action: Breach of contract - insurance. Attorney for plaintiff: N/A. Filed: June 26. Case no. 7:18-cv-05763-VB. Synchrony Bank, et al. Filed by Jessica Manning. Action: Fair Credit Reporting Act. Attorney for plaintiff: N/A. Filed: June 27. Case no. 7:18-cv05765-VB.

DEEDS Above $1 million 20-22 MV LLC, Pleasantville. Seller: JD 32 Realty LLC, Purchase. Property: 20 Mount Vernon Ave., Mount Vernon. Amount: $1 million. Filed June 26. 61 Grandview Development LLC, Purchase. Seller: Anne G. Donnelly, Rye. Property: 115 Osborn Road, Rye. Amount: $1.2 million. Filed June 25. National Residential Nominee Services Inc. Seller: Rudolph E. Chen, et al, Rye Brook. Property: 9 Fellowship Lane, Rye. Amount: $1.1 million. Filed June 25. Pade LLC, White Plains. Seller: Julie A. Kaufman, et al, Atherton, California. Property: 1 Christie Place, 404E, Scarsdale. Amount: $1.4 million. Filed June 26. Renkon Worldwide Services LLC, Scarsdale. Seller: CGS LLC, Scarsdale. Property: 10 Birch Lane, Scarsdale. Amount: $3.3 million. Filed June 28. Rock Wall Way LLC, North Salem. Seller: Theresa Havell, New York City. Property: 422 Hardscrabble Road, North Salem. Amount: $4.5 million. Filed June 29.

ON THE RECORD

U.S. Bank N.A. Seller: John N. Romano, Yonkers. Property: 108 Seminary Ave., Yonkers. Amount: $1.2 million. Filed June 27. YPF Service Inc., Bedford. Seller: Robert M. Lichte, Jr., et al, Armonk. Property: 56 Sarles St., North Castle. Amount: $2.6 million. Filed June 27.

Below $1 million 1095 Carll Drive LLC, Bay Shore. Seller: Wells Fargo Bank N.A. Property: 39 Sterling Ave., No. 3, White Plains. Amount: $178,712. Filed June 25. 143 Chatterton LLC, Yorktown Heights. Seller: Alicia Francia, et al, Hartsdale. Property: 143 Chatterton Parkway, White Plains. Amount: $510,000. Filed June 25. 276635 Holdings Corp., Yonkers. Seller: Ryan Karben, Pomona. Property: 143 Linden St., Yonkers. Amount: $332,500. Filed June 27. 40 Weaver Street LLC, Mamaroneck. Seller: Thomas B. Cury Jr., Anderson, South Carolina. Property: 40 Weaver St., Mamaroneck. Amount: $265,000. Filed June 27. 405 S 10th Ave Group Corp., Flushing. Seller: JPMorgan Chase Bank N.A. Property: 341 S. Second Ave., Mount Vernon. Amount: $233,286. Filed June 27. 42 Lennon Corp., Yonkers. Seller: The Bank of New York Mellon. Property: 42 Lennon Ave., Yonkers. Amount: $218,000. Filed June 26. 519 Waverly Avenue Realty Corp., Pelham Manor. Seller: Mario Castaldo, Yonkers. Property: 519 Waverly Ave., Mamaroneck. Amount: $810,000. Filed June 29.

Cartus Financial Corp., Danbury, Connecticut. Seller: Andrew Roden, et al, New Rochelle. Property: 162 Surrey Drive, New Rochelle. Amount: $761,365. Filed June 28. Drax Bronxville LLC, New York City. Seller: John A. Gerold, Madison, Wisconsin. Property: 60 Cedar Lane, Yonkers. Amount: $901,000. Filed June 27. E2F Properties LLC, Scarsdale. Seller: Robert J. Hansley, et al, Mount Vernon. Property: 403 Second Avenue South, Mount Vernon. Amount: $103,412. Filed June 25. Flagstar Bank FSB. Seller: Michele Lynn Bermel, Chappaqua. Property: 290 E. Sidney Ave., Mount Vernon. Amount: $305,000. Filed June 26. Highfusion LLC, Short Hills, New Jersey. Seller: Wilmington Savings Fund Society FSB. Property: 21 Drake Ave., New Rochelle. Amount: $247,500. Filed June 29. MJD Contracting Corp. Mahopac. Seller: John M. Sheldrake, Somers. Property: 52 Deans Bridge Road, Somers. Amount: $215,000. Filed June 28. MJD Contracting Corp., Jefferson Valley. Seller: David Michael Rosoff, White Plains. Property: 13 Meadow Park Road, Somers. Amount: $415,000. Filed June 29. MTGLQ Investors LP. Seller: Richard Grayson, White Plains. Property: 10 View St., Greenburgh. Amount: $533,667. Filed June 28. New Rochelle Estate LLC, Williston Park. Seller: The Bank of New York Mellon. Property: 46 W. Fourth St., Mount Vernon. Amount: $180,720. Filed June 25.

A and J 315 Inc., Bronx. Seller: Gloria Santiago, et al, Yonkers. Property: 95 Shonnard Place, Yonkers. Amount: $475,000. Filed June 27.

One-O-One Realty LLC, White Plains. Seller: The People of the State of New York, Albany. Property: 24 Tarrytown Road, Greenburgh. Amount: $60,000. Filed June 28.

Acqua Capital LLC, White Plains. Seller: Naomi Duker, White Plains. Property: 410 Benedict Ave., Greenburgh. Amount: $150,000. Filed June 25.

PC 20 Main Property LLC, Greenwich, Connecticut. Seller: Alvi Holding Corp., Rye Brook. Property: 20 N. Main St., Rye. Amount: $615,000. Filed June 29.

Alfaomega Properties Realty LLC, Bronx. Seller: JPMorgan Chase Bank N.A. Property: 22 Cherrywood Road, Yonkers. Amount: $435,000. Filed June 25.

Rozafa Transport Company Ltd., Yonkers. Seller: Linda Markowitz, White Plains. Property: 24 Lawrence St., Yonkers. Amount: $50,950. Filed June 25.

Armstead LLC, Waccabuc. Seller: Gregory A. Gramas, et al, Jupiter, Florida. Property: 7 Redcoat Lane, Lewisboro. Amount: $980,000. Filed June 27.

Sammy Properties Inc., New Rochelle. Seller: 126 South Lex LLC, Harrison. Property: 126 S. Lexington Ave., White Plains. Amount: $827,200. Filed June 29. Spring Street Home Inc., Peekskill. Seller: John A. Hanft, et al, Croton-on-Hudson. Property: 128 Spring St., Peekskill. Amount: $292,000. Filed June 29.

The Bank of New York Mellon. Seller: Robert D. Ryan, White Plains. Property: 42 Lennon Ave., Yonkers. Amount: $710,435. Filed June 26. U.S. Bank Trust N.A. Seller: Daniel S. Finger, White Plains. Property: 249 Ringgold St., Peekskill. Amount: $636,003. Filed June 25. U.S. Bank Trust N.A. Seller: Steven P. Goldenberg, Kew Gardens. Property: 207 Westchester Ave., Cortlandt. Amount: $581,533. Filed June 27. U.S. ROF III Legal Title Trust 2015-1. Seller: Bruce Trent, Irvington. Property: 128 Croton Ave., Ossining. Amount: $434,452. Filed June 25.

For the best

JUDGMENTS 2644 Marion Ave Realty LLC, as owner. $604 as claimed by Sprague Energy Solutions Inc., Harrison. Filed June 26.

LOCAL candidates visit our NEW and

Barchella Landscape and Masonry Corp., Port Chester. $20,785 in favor of 19 William Street Owners Corp., Harrison. Filed June 28.

ENHANCED site!

Bart Klion and Associates LLC, Hartsdale. $5,451 in favor of Wolf-Gordon Inc., Long Island City. Filed June 27.

• Intuitive site design

Hulnick and Coe, Ossining. $5,000 as claimed by the trustees of Solomons Lodge 196, Tarrytown. Filed June 26.

• 100,000+ job seekers per month across our network

JDP Wholesale Enterprises Inc., Yonkers. $341,823 in favor of P.C. Richard and Sons Long Island Corp., Farmingdale. Filed June 28. Lalia Enterprises Inc., Yonkers. $5,030 in favor of Sam Dahdal Inc., Yonkers. Filed June 28.

• Resume Search Technology to help identify top talent • Mobile optimized

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Brown, Maxine, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $665,000 affecting property located at 525 Locust St., Mount Vernon 10552. Filed March 27. Cambareri, Erminia, individually and as administratrix of the estate of Rocco Cambareri, et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $525,000 affecting property located at 1760 Dogwood Drive, Yorktown Heights 10598. Filed March 27.

WCBJ

Visit WestchesterCountyJobs.com

or call (203) 595-4262 for more information

JULY 9, 2018

GOOD THINGS KOLMER JOINS PLI REALTY

Nancy Kolmer

Paddlers head out at sunrise during last year’s event. Photo by Joseph DiMaggio.

MAKING WAVES ON THE SOUND Almost 100 paddlers are expected to hit the water with paddleboards and kayaks on July 22 for a journey across Long Island Sound and back, the third time an event like this has been held to raise funds in support of the nonprofit Save the Sound. The paddlers will include athletes, outdoor enthusiasts and environmental activists. They’ll gather at the New York Athletic Club in Pelham for the event’s 6 a.m. start. The round trip of 7 nautical miles is expected to take about five hours. The paddlers will be accompanied by the U.S. Coast Guard and volunteer boaters.

If there’s bad weather the event will be moved to July 29. Save the Sound is dedicated to finding and fixing pollution sources while holding big polluters accountable and leading habitat restoration efforts throughout the Long Island Sound region. The event is hosted and sponsored by Nancy Vincent, founder of SUP Westchester located in Harbor Island Park in Mamaroneck. SUP is short for “stand up paddleboarding.” Additional sponsorship is by Noosa Yoghurt, Athleta stores and Fair Harbor Clothing Company.

Nancy Kolmer has joined Scarsdale-based PLI Realty, a division of Prime Locations Inc., it was announced by the firm’s founder and CEO, Lloyd J. Amster. She had been with North Country Sotheby’s for five years where she closed more than $2 million in home sales annually. In addition to real estate, Kolmer has a background in fashion design and merchandizing. She received a degree from the Fashion Institute of Technology and worked with lighting designers, architects and interior designers on a variety of real estate projects. Another division of Prime Locations Inc., PLI Management, offers property management services for cooperatives, condominiums and homeowners associations.

About 20 attendees pose with bank Vice Chair JoAnn M. Murphy and Vice President and Chief Marketing Oﬃcer Carolyn T. Murphy at the rededication ribbon-cutting. Photo by Mark A. Jessamy Photography.

COUNTRY BANK REDEDICATES SCARSDALE BRANCH Local business leaders and community members gathered at Country Bank’s Scarsdale branch for a rededication ceremony and to honor the Murphy family, which has led the bank for 30 years. JoAnn M. Murphy, the bank’s vice chair, said, “Our goal has always been to serve the individuals and businesses who make Scarsdale great.” The Scarsdale rededication was part of a series of events that have taken place around the New York metro area as part of the bank’s 30th anniversary. In addition to Scarsdale, the bank has branches in Manhattan, Riverdale and Woodlawn.

LAROCCO NAMED NURSING DEAN

Susan LaRocco. Photo by Lee Ferris.

From left: Bjorn Wannaman, COS Systems; Bob Knight, COO of Harrison Edwards; and Isak Finér, COS Systems at the broadband conference in Colorado.

HARRISON EDWARDS WORKS ON BROADBAND Front row, from left: Melissa Gleave, Connie Gallo, and Lucas Pukit. Back row, from left: Tom Hayduk, Rick Berlin, Joe Faraci, Steve Klapow and Tom Roach.

FLOWERS BLOOM IN WHITE PLAINS It was a relatively cool day when White Plains Mayor Tom Roach joined a group from Berlin Productions to plant flowers at Renaissance Park adjacent to the intersection of Main Street and Mamaroneck Avenue. The firm’s offices on Main Street overlook the park. The company, a marketing and promotion agency, decided to make the beautification effort in commemoration of having received Westchester Green Business certification from the Business Council of Westchester’s Green Business Partnership. Rick Berlin, the company’s president and CEO, said, “Volunteering to beautify the downtown area is one way of giving back.” Mayor Roach chimed in, “They’ve helped make an already beautiful location even more enjoyable for the people of White Plains.”

JULY 9, 2018

WCBJ

For more than three decades, the Armonk-based public relations and marketing firm Harrison Edwards has been helping corporations, institutions, nonprofits and others tell their stories and position their products. Recently, the firm has been getting involved in helping promote broadband and paving the way for the expansion of ultra-high-speed internet services in the U.S. The company has been a consultant for Los Angeles to advance that city’s high-speed broadband footprint. “Like Westchester, even the nation’s second-largest city has its share of connectivity challenges,” noted Carolyn B. Mandelker, CEO of Harrison Edwards. Recently, the company made a presentation at the Mountain Connect Broadband Development Conference in Vail, Colorado. Company COO Bob Knight moderated a panel discussion and spoke about community engagement and network marketing. The panel also covered venture capital and bond deals, demand aggregation, systems engineering and broadband economics. The conference drew more than 700 attendees from the United States and Canada. Knight has been a proponent of educating the public to help generate support and the political will for broadband while alleviating fears, which often spring up when more wires and equipment boxes start appearing.

Mount Saint Mary College in Newburgh has named Susan LaRocco as the dean of its School of Nursing. Her responsibilities include providing vision and oversight for the school, working with faculty to ensure that the curriculum provides students with opportunities to begin or enhance their nursing careers and fostering professional development of faculty, including scholarly work and research. LaRocco had been with Curry College in Milton, Massachusetts, where she was a former chairperson and professor in its nursing school. She has taught at several community colleges in Boston and at the University of Massachusetts in Boston and held administrative positions at hospitals in Massachusetts, New York and Connecticut. LaRocco received her bachelor’s degree from Boston College and a master’s degree from Boston University. Her Ph.D. is from the University of Massachusetts.

HAPPENING

SULLIVAN PROMOTED AT LMCTV

Matt Sullivan From left: Actors’ Fund Board Member Ruth Nerkin, Actors Fund Chief Operating Oﬃcer Barbara Davis, David Yazbek, Orin Wolf, Edie Demas and Dori Berinstein. Photo by Lynda Shenkman.

‘THE BAND’S VISIT’ VISITS THE BURNS Members of the creative team behind the Broadway musical which dominated this year’s Tony Awards with 10 wins, “The Band’s Visit,” visited the Jacob Burns Film Center (JBFC) in Pleasantville for a screening of the 2007 Israeli film on which the show was based. The film, written and directed by Eran Kolirin, tells the story of the eight-man Alexandria Ceremonial Police Orchestra from Egypt arriving in an Israeli town by mistake. With no transportation out of town and no hotel to stay in, the band is invited to stay with the owner of a restaurant and her friends. Following the screening was a question

and answer session with the creative team behind the Broadway show, including composer David Yazbek, playwright Itamar Moses, and producer Orin Wolf. The moderator was four-time Tony Award-winning producer Dori Berinstein. The event was part of the JBFC’s series “Life on the Stage: Conversation and Film” and was presented in collaboration with The Actor’s Fund. “The audience was treated to rare insights and stories from the Tony-award winning team’s creative process translating the original film to Broadway. We all left exhilarated by their energy, insight and success,” said Edie Demas, JBFC executive director.

Robert Glazer

Arthur Schwacke

GLAZER AND SCHWACKE CONTINUE AT ENTA Tarrytown-based ENT and Allergy Associates (ENTA) has announced it has extended the contracts of both Robert Glazer, its CEO, and Arthur Schwacke, its CFO. ENTA said that since joining the organization in 1998 as CFO and quickly moving up to become CEO, Glazer has been instrumental in envisioning, implementing and overseeing its growth. It had 20 physicians in eight offices when he arrived and now has more than 200 in 41 offices. The practice currently sees more than 80,000 patients per month. Schwacke joined ENTA a year after Glazer. Under his financial watch, ENTA has received awards for revenue cycle management from the Healthcare Financial Management Association for the past four years. Schwacke was a three-time finalist in the Westchester County CFO of the Year Awards presented by Westfair and the Westchester County Business Journal. Robert Green, M.D., president of ENTA, said, “I cannot say enough about the job these two individuals have done, nor their foundational importance to the success of this practice.”

The COO of Larchmont-Mamaroneck Community Television (LMCTV), Matt Sullivan, has been named its executive director. His appointment by the organization’s board of directors follows a reorganization of the cable television programmer’s management and the retirement of CEO Erik Lewis. Sullivan said, “LMCTV continues to grow as an integral and indispensable organization in the daily life of Larchmont and Mamaroneck…a trusted resource in the community for media-related needs.” Jeﬀ Meighan, president of the board, said, “He’s a homegrown talent who knows the fabric of the community better than most.” Sullivan is a graduate of Mamaroneck High School and studied film production at Emerson College. While living in Los Angeles, he worked on the programs “24,” “House,” “Castle,” “The Office,” and “Deal or No Deal.”

From left: Matthew Rand; Marsha Rand, managing partner of Rand Realty; Robert Leggat, group coach/trainer; Kimberly Mohabeer, oﬃce administrator; Benny Diasparra; and Nikolas Stanovic, ofﬁce manager.

RAND ENTERS NEW PHASE WITH EXIT From left: Mejgon Joya; Elizabeth Fernandez; Bjorn Bernhardsen; Kham Ali; Danny Angeles; Anthony Oraha; Mary McLean; Harry Stark; Jason Young; and Miriam Kulkarni, the health screening program director.

LUW AND ST. JOHN’S RIVERSIDE HOST HEALTH FAIR Lifting Up Westchester (LUW), provider of poverty and homeless services in Westchester County, partnered with St. John’s Riverside Hospital to host its first annual health screening fair for local residents in need. The health fair was held during lunchtime at Grace’s Kitchen, LUW’s soup kitchen located at 33 Church St. in White Plains. A total of 65 people met with medical professionals, participated in health screenings and learned more about what resources are available to them. Stations at the health fair were manned by personnel from St. John’s and included nutritional, skin and cognitive behavior assessments, blood pressure and hyperglycemia checks and sleep-history analysis for mood disorder. Participants were provided with the names of local doctors who accept Medicare so they could pursue follow-up treatment. In addition to the screenings, participants received care packages filled with basic necessities such as socks, toothbrushes and food packages donated by the Rotary Club of Hartsdale-Greenburgh and bottles of olive oil from Oilladi.

Better Homes and Gardens Rand Realty has announced that Exit Realty Search, located in the Bronx, has merged with the company. Denise Friend, Rand Realty’s regional manager for Westchester and the Bronx, described the merger as “a momentous occasion, not only for our Westchester offices, but for our company as a whole.” “With more than 60 agents, this is one of the biggest offices with which we’ve merged. Our Bronx office will be moving into their space, which will now make us the top office in this region,” said Rand Realty CEO Matthew Rand. Prior to the merger, Exit Realty Search served all areas of Westchester, Long Island, the Bronx,and Queens with 60 agents. Benny Diasparra, broker/owner of Exit Realty Search, said: “Throughout my time in this industry, I can’t think of a better opportunity than the one that I’ve had in leading my wonderful team.”

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

WCBJ

JULY 9, 2018

Facts & Figures Carranza, Cesar F., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $775,000 affecting property located at 38 Maple Ave., Harrison 10528. Filed March 27. Egas, Jorge W., et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $417,000 affecting property located at 424 Willett Ave., Port Chester 10573. Filed March 28. Fray, Dawn, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $363,000 affecting property located at 395 Furnace Dock Road, Cortlandt Manor 10567. Filed March 26. Houghton, Karina, as executrix of the estate of Ingrid Pergament, et al. Filed by CIT Bank N.A. Action: seeks to foreclose on a mortgage to secure $3.3 million affecting property located at 247 Hawley Road, North Salem 10560. Filed March 28. Hull, Bernice, et al. Filed by TH TRS Corp.. Action: seeks to foreclose on a mortgage to secure $195,250 affecting property located at 1260 Lincoln Terrace, Peekskill 10566. Filed March 26. Leary, Kimberly A., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $315,425 affecting property located at 4 Wago Ave., Armonk 10504. Filed March 28. McKenna, William, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $312,000 affecting property located at 10 Long Meadow Road, Yonkers 10704. Filed March 27. Medrano, Leonardo, et al. Filed by GMAC Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $382,936 affecting property located at 25 Noble Ave., Yonkers 10708. Filed March 28. Miller, Daisy Viola, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $423,000 affecting property located at 25 Mackellar Court, Peekskill 10566. Filed March 26. Moccia, Mark A., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $389,804 affecting property located at 271 Somerston Road, Yorktown Heights 10598. Filed March 28. O’Rourke, Susan, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $688,000 affecting property located at 100 Skyview Lane, New Rochelle 10804. Filed March 27. Outlaw, Nicole, et al. Filed by Green Tree Servicing LLC. Action: seeks to foreclose on a mortgage to secure $357,000 affecting property located at 36 Darwood Place, Mount Vernon 10553. Filed March 27.

JULY 9, 2018

Ridenhour, Albert, et al. Filed by Carrington Mortgage Services LLC. Action: seeks to foreclose on a mortgage to secure $428,008 affecting property located at 4 Robert Rinaldi Lane, Briarcliff Manor 10510. Filed March 28. Santana, J.A., et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $135,453 affecting property located at 516 S. Sixth Ave., Mount Vernon 10550. Filed March 27.

Mechanic’s Liens Policicchio, Franco, as owner. $5,131 as claimed by Absolute Flooring Inc., Yorktown Heights. Property: in Yorktown. Filed June 28. RMC Development Company LLC, as owner. $138,288 as claimed by Allstate Interiors of New York City, Monroe. Property: in Greenburgh. Filed June 28. RPG Properties Inc., et al, as owner. $13,500 as claimed by Sullivan Architecture PC, White Plains. Property: in Yonkers. Filed June 28.

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

Partnerships FC International, 33 New St., Purchase 10577, c/o Mario Silva and Alfredo Nunez. Filed Feb. 5. New Upholstery, 341 Mount Pleasant Ave., Mamaroneck 10543, c/o Ismael Vazquez and Gladis Orozco. Filed Feb. 2.

Sole Proprietorships BHV Edit, 91 Colonial Ave., Larchmont 10538, c/o Barry Hart. Filed Feb. 2. Cindy Schwall Real Estate, 105 Greenacres Ave., Scarsdale 10583, c/o Cynthia McGrew Schwall. Filed Feb. 5. Club Nutri Fit W.P.N.Y., 1 E. Post Road, Second floor, White Plains 10601, c/o Rosa M. Nunez. Filed Feb. 5. Fuente de Bienestar, 119 Pearl St., Port Chester 10573, c/o Manuel Ramiro Siguenza Suarez. Field Feb. 2. Gray Media and Marketing, 66 Alder St., Yonkers 10701, c/o Riley Gray. Filed Feb. 5.

WCBJ

Guerrilla Media/In Haus, 64 Parkway Road, 3B, Bronxville 10708, c/o David Murdoch McBride. Filed Feb. 5. Herrera Club, 39 Park Hill Ave., Yonkers 10701, c/o Jorge Herrera Tovar. Filed Feb. 5. Jorge Farez and Associates, 260 Saw Mill River Road, Elmsford 10523, c/o Jorge Farez. Filed Feb. 5. Love Foundation Music Ministry, 34 McLean Ave., White Plains 10607, c/o Evan Christopher Leslie. Filed Feb. 5. My Home Cleaning and Organizing, 83 N. Fulton Ave., Apt. 1, Mount Vernon 10550, c/o Fabiana Cristina Alves Moraes. Filed Feb. 2. Nature’s Magic, 30 Park Ave., Apt. 5U, Mount Vernon 10550, c/o Brandon Cuthbert. Filed Feb. 2. Saludable, 15 Palisade Ave., Yonkers 10701, c/o Jennyffer Henriquez. Filed Feb. 2.

Hogar Community Reinvestment LLC, San Clemente, California, as owner. Lender: Goldman Sachs Bank USA, Woodland Hills, California. Property: 365 Orchard Drive, Monroe 10950. Amount: $64,622. Filed June 26. JA Landers 1 LLC, Brooklyn, as owner. Lender: Finance of America Commercial LLC, Charlotte, North Carolina. Property: 253 Powell Ave., Newburgh 12550. Amount: $123,750. Filed June 28. Maple St Prop LLC, as owner. Lender: CPC Funding SPE 1 LLC. Property: in Poughkeepsie. Amount: $1.7 million. Filed June 26. Nientker, Donald, Newburgh, as owner. Lender: Citizens Bank N.A. Property: 2 Diamond Valley Road, Montgomery 12549. Amount: $297,520. Filed June 29. Somer, Taavo, et al, as owner. Lender: Rondout Savings Bank. Property: in Rhinebeck. Amount: $1 million. Filed June 26.

Save Money, 19 Archer Ave., First floor, Mount Vernon 10550, c/o Douglas Ramos Correa. Filed Feb. 2.

You’re Home Property Services LLC, as owner. Lender: Grand Coast Capital Fund I LLC. Property: in Hyde Park. Amount: $117,000. Filed June 26.

Scarinci Sales, 108 Village Square, Somers 10589, c/o Anthony Scarinci. Filed Feb. 2.

DEEDS

Soundview Public Adjusting Services, 8 Soundview Loop, South Salem 10590, c/o Robert O. Feroce. Filed Feb. 5. The Red Balloons Party, 177 E. Lincoln Ave., Second floor, Mount Vernon 10550, c/o Izabella Ferreira de Souza. Filed Feb. 2. Toss Away, P.O. Box 629, Bedford 10506, c/o Adrianne M. Bryant. Filed Feb. 5. WM Logisitics, 110 Morris St., Apt. 1B, Yonkers 10705, c/o William Morgan Filed Feb. 2.

HUDSON VALLEY BUILDING LOANS Below $1 million Depuy, Andrew, et al, Newburgh, as owner. Lender: Walden Savings Bank, Montgomery. Property: 77 Forest Road, Monroe. Amount: $240,000. Filed June 28.

Above $1 million Congregation Divrei Yoel, Brooklyn. Seller: Vincent J. Risco Jr., New Hampton. Property: 16 Route 93, New Hampton. Amount: $2.6 million. Filed June 25. Middletown Commons LLC, Middletown. Seller: Weisz Real Properties LLC, North Plainfield, New Jersey. Property: 181-191 and 203-231 Dolson Ave. and 193-201 Dolson Avenue Rear, Middletown. Amount: $1 million. Filed June 21. Sunview Equities Inc., Monroe. Seller: Kiryas Joel Housing Development Fund Company Inc., Monroe. Property: Forest Road, Monroe. Amount: $1.7 million. Filed June 29.

Below $1 million 108 Lake Shore Renovations Inc., Holmes. Seller: Stasia Prejs, Brewster. Property: 486 Stormville Mount, East Fishkill. Amount: $96,000. Filed June 22. 1113 Route 17M Associates LLC, Monroe. Seller: Nuchem Friedman, Monroe. Property: 21 Hayes Court, Unit 104-304, Monroe 10950. Amount: $780,000. Filed June 25. 180 Developers LLC, Ellenville. Seller: Deutsche Bank National Trust Co. Property: 21 Route 93, Wawayanda 10958. Amount: $157,000. Filed June 21.

180 Developers LLC, Ellenville. Seller: U.S. Bank N.A. Property: 20 Bridle Lane, Chester 10918. Amount: $103,500. Filed June 21. 21st Mortgage Corp., Knoxville, Tennessee. Seller: Christopher J. Smith, Middletown. Property: 5006 John Hancock Court, New Windsor 12553. Amount: $123,000. Filed June 21. 23 Duelk Realty Corp., Brooklyn. Seller: Samuel Klein, Monroe. Property: 23 Duelk Ave., Monroe 10950. Amount: $36,000. Filed June 26. 233 First Street Realty LLC, Woodmere. Seller: City of Newburgh. Property: 233 First St., Newburgh. Amount: $4,000. Filed June 25. 31 Benkard Avenue LLC, Monroe. Seller: City of Newburgh. Property: 31 Benkard Ave., Newburgh. Amount: $30,00. Filed June 21. 34BayviewTerrace LLC, Newburgh. Seller: John P. Rooney, Stony Point. Property: 34 Bay View Terrace, Newburgh 12550. Amount: $237,500. Filed June 29. 51 South Street Property LLC, New York City. Seller: Evangelos Lamprou, et al, Rhinebeck. Property: in Rhinebeck. Amount: $375,000. Filed June 28. 72 Duelk Realty Corp., Brooklyn. Seller: Samuel Klein, et al, Monroe. Property: 72 Duelk Ave., Monroe 10950. Amount: $33,069. Filed June 25. 75-79 Madison Avenue LLC, Astoria. Seller: Andrea Hickman, Middletown. Property: 75-79 Madison Ave., Middletown 10940. Amount: $150,510. Filed June 22. Autumn Ridge Corp., Highland Mills. Seller: Iama LLC, Brooklyn. Property: in Warwick. Amount: $644,000. Filed June 28. BWBI LLC, Hopewell Junction. Seller: Rosemarie Smith, Fishkill. Property: in Fishkill. Amount: $172,000. Filed June 27. Carrington Mortgage Services LLC, Anaheim, California. Seller: Karen Anne Keenan, Monroe. Property: 11 Lincoln Drive, Washingtonville 10992. Amount: $258,978. Filed June 27. CPV Valley LLC, Braintree, Maine. Seller: John Feely, et al, Middletown. Property: 126 Kirbytown Road, Middletown 10940. Amount: $240,000. Filed June 28. Crested514 LLC, Newburgh. Seller: Joseph M. Donohue, Warwick. Property: in Newburgh. Amount: $175,000. Filed June 29.

Federal National Mortgage Association. Seller: John E. Bach Jr., Goshen. Property: 34 Bergen Ave., Walden 12586. Amount: $182,238. Filed June 21. FPA Star Corp., Wappingers Falls. Seller: MTGLQ Investors LP, Houston. Texas. Property: 6 Fishkill Glen Drive, Fishkill 12524. Amount: $93,000. Filed June 26. Friends of Great Swamp (Putnam and Dutchess Counties) Inc., Pawling. Seller: Marson Realty Corp., Bronx. Property: in Pawling. Amount: $374,000. Filed June 25. Greycourt Rd LLC, Monroe. Seller: Rieger Construction Inc., Newburgh. Property: in Blooming Grove. Amount: $421,000. Filed June 25. Hoang and Nguyn Bros LLC, New Windsor. Seller: Howard Protter, Walden. Property: 88 Quaker Ave., Cornwall-on-Hudson 12518. Amount: $250,100. Filed June 21. Hogar Community Reinvestment LLC, Phoenix, Arizona. Seller: Federal National Mortgage Association. Property: 365 Orchard Drive, Monroe 10950. Amount: $220,880. Filed June 26. HSBC Bank USA N.A. Seller: Judith L. Lubinsky, Goshen. Property: 546 Riley Road, New Windsor 12553. Amount: $628,883. Filed June 22. Hudson One Enterprises Inc., Monroe. Seller: HSBC Bank USA N.A. Property: 53 Horizon Farms Drive, Warwick 10090. Amount: $331,000. Filed June 28. Laelia LLC, Seattle, Washington. Seller: Bruce D. Townsend, Walden. Property: 106 John St., Maybrook 12543. Amount: $116,000. Filed June 28. LMG First Realty LLC, Monroe. Seller: Mark Cambareri, Pine Bush. Property: 27 Lutheran St., Newburgh 12550. Amount: $40,601. Filed June 25. M and I Campos Properties LLC, Goshen. Seller: DMS Properties, Suffern. Property: in Chester. Amount: $270,000. Filed June 29. Mountain Paradise Builder Inc., New Windsor. Seller: Grant Frederick Odell, Highland. Property: 67 Leslie Road, Newburgh. Amount: $90,000. Filed June 29. MTGLQ Investors LP, Irving, Texas. Seller: Gerard J. Comatos Jr., Poughkeepsie. Property: 6 Fishkill Glen Drive, Unit 6B, Fishkill 12524. Amount: $291,000. Filed June 26. MTGLQ Investors LP. Seller: Mark Stern, Goshen. Property: 58 Inwood Hills, Unit 5B, Wallkill 10941. Amount: $254,234. Filed June 22.

Facts & Figures Municipal Credit Union, New York City. Seller: Lee David Klein, Poughkeepsie. Property: 115 Sunflower Circle, Fishkill 12590. Amount: $595,000. Filed June 25. MYK Group Inc., Monroe. Seller: Deutsche Bank National Trust Co. Property: 4 Kelly St., Middletown 10941. Amount: $171,000. Filed June 29. Navy Federal Credit Union, Vienna, Virginia. Seller: Kelli O’Brien, Goshen. Property: 50 Academy Ave., Cornwall-on-Hudson 12520. Amount: $105,231. Filed June 22. Newburgh Development LLC. Seller: Sean M. Jones, et al, New Windsor. Property: in Newburgh. Amount: $105,000. Filed June 25. Orange County Investors LLC, Monroe. Seller: Jill Clement, Poughkeepsie. Property: 5 E. Stone St., Newburgh 12550. Amount: $51,150. Filed June 21. Otherside Properties LLC, Newburgh. Seller: Joseph Polatseck, Monroe. Property: 383 Liberty St., Newburgh 12550. Amount: $36,500. Filed June 22. Residential Mortgage Solution LLC, Irvine, California. Seller: Jennifer S. Echevarria, Walden. Property: 103 Bullville Road, Bullville 10915. Amount: $264,000. Filed June 22. Rolugi LLC, Kingston. Seller: Patel Catskills LLC, Pleasanton, California. Property: 3279 Franklin Ave., Millbrook. Amount: $690,000. Filed June 27. Six Nineteen Stage LLC, Chester. Seller: MTGLQ Investors LP, Greenville, South Carolina. Property: 40 Winchester Drive, Monroe 10950. Amount: $221,000. Filed June 27. Springside Landscape Restoration Inc., Poughkeepsie. Seller: Rudco Poughkeepsie LLC, Poughkeepsie. Property: in Poughkeepsie. Amount: $50,000. File June 22. SRP 2015-1 LLC, Shelton, Connecticut. Seller: Larry Wolinsky, Walden. Property: in Montgomery. Amount: $800,584. Filed June 29. State Farm Bank FSB, Ewing, New Jersey. Seller: Todd A. Kelson, New Windsor. Property: 731 Silverlake Scotchtown Road, Middletown 10941. Amount: $228,681. Filed June 25. State of New York Mortgage Agency, New York City. Seller: Larry Wolinsky, Walden. Property: 1 Rosemont Road, Monroe 10950. Amount: $110,300. Filed June 22. Sun West Mortgage Company Inc., Cerritos, California. Seller: Justin Sweet, New City. Property: 11 Campbell Road, Warwick 10990. Amount: $483,334. Filed June 27.

TD Bank N.A. Seller: Robert A. Titanic Jr., Newburgh. Property: 16 Farrington St., Newburgh 12550. Amount: $135,295. Filed June 27. The Bank of New York Mellon. Seller: Barry H. Friedman, Poughkeepsie. Property: 18 Orchard Drive, Poughquag 12570. Amount: $532,000. Filed June 22. The Bank of New York Mellon. Seller: Rachel F. Frost, Fishkill. Property: 124 Kansas Road, Rhinebeck 12580. Amount: $606,500. Filed June 22. U.S. Bank N.A. Seller: Carl S. Chu, Fishkill. Property: 199 Highview Road, Dover 12522. Amount: $334,000. Filed June 22. U.S. Bank N.A. Seller: Jack E. Schachner, Pleasant Valley. Property: 231 Sunset Hill Road, Pleasant Valley 12569. Amount: $391,500. Filed June 27. U.S. Bank N.A. Seller: Leslie A. Baum, Walden. Property: 14 High Ridge Road, Hopewell Junction 12533. Amount: $338,000. Filed June 22. U.S. Bank N.A. Seller: Robert Gardner Jr., et al, Walden. Property: 2 Johnson Ave., Port Jervis 12771. Amount: $270,492. Filed June 25. U.S. Bank Trust N.A. Seller: John J. Garro, Goshen. Property: 41 Tanager Road, Unit 4105, Monroe 10950. Amount: $152,294. Filed June 26.

Wonder Woman LLC, Poughkeepsie. Seller: Rory J. Post, Bernardsville, New Jersey. Property: 10 Streit Ave., Poughkeepsie 12601. Amount: $190,000. Filed June 26. YMR USA LLC, Monsey. Seller: Issa Nesheiwat, et al, Poughkeepsie. Property: 551 Main St., Poughkeepsie 12601. Amount: $350,000. Filed June 25.

Grant Street Factory Inc., Walden. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

YF Builders Corp., Monroe. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Gallego, William A., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $119,000 affecting property located at 6 Knox Ave., Middletown 10940. Filed April 19.

Hooper Self Storage LLC, Monroe. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

LIS PENDENS

Gentile, Frederick J., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $286,950 affecting property located at 8 South Court, Wappingers Falls 12590. Filed June 26.

You’re Home Property Services LLC, Las Vegas, Nevada. Seller: Finance of America Reverse LLC, Lansing, Michigan. Property: 8 Greentree Drive, North Hyde Park 12538. Amount: $66,500. Filed June 26.

JP’S Catering Inc., Middletown. $3,200 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

JUDGMENTS

Noel X Noel Ltd., Newburgh. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Any unknown heirs, devisees, distributees or successors in interest of the late Walter K. Schmager Jr., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $97,465 affecting property located at 29 Thompson St., Port Jervis 12771. Filed May 1.

On Point Drywall LLC, Newburgh. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Bongiorno, Sandra, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $284,800 affecting property located at 327 Myers Corners Road, Wappingers Falls 12590. Filed June 27.

Out of Warranty Inc., Newburgh. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Card, Andrew, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $131,250 affecting property located at 26 Route 97, Port Jervis 12771. Filed April 20.

AAA Auto and Truck Service LLC, Middletown. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30. Amvet Management Corp., Montgomery. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30. Barry Sloan DO PC, Middletown. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Rapidtel Inc., Warwick. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

VPM Realty LLC, Central Valley. Seller: Lisa Brown-Cassas, Marlboro. Property: in Harriman. Amount: $117,500. Filed June 21.

Basco Mechanical Construction LLC, Newburgh. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

SM Tree Service Inc., Chester. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Wilmington Savings Fund Society FSB. Seller: Joan H. McCarthy, Fishkill. Property: 49 Bircher Ave., Poughkeepsie 12601. Amount: $190,500. Filed June 22.

Baysa Farms Inc., Walden. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Stacey Pools and Landscaping Corp., New Windsor. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Wilmington Savings Fund Society FSB. Seller: Ralph L. Puglielle Jr., New Windsor. Property: 69 Academy Ave., Middletown 10940. Amount: $267,933. Filed June 26.

C and L Labor Inc., Goshen. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Wilmington Savings Fund Society FSB. Seller: Sarah Ramos, Goshen. Property: 124 Upper Wisner Road, Warwick 10990. Amount: $428,963. Filed June 28.

Closeout Galore Inc., Newburgh. $1,548 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Wilmington Trust N.A. Seller: Joan H. McCarthy, Fishkill. Property: 24 Hewlett Road, Poughkeepsie 12603. Amount: $153,500. Filed June 28.

Congregation Yeshiva and Mesivt Beer Torah Vyiray, Monroe. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Wilmington Trust N.A. Seller: John Swift, Goshen. Property: 370 Broadway, Newburgh 12550. Amount: $222,000. Filed June 26.

The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed.

Congregation Yetev Lev Motzah Bakery, Monroe. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

State Line Deli Inc., Unionville. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30. Suquilanda Services Inc., Middletown. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30. The Cedar Chest Corp., Florida. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30. Vails Gate What’s Hot Inc., New Windsor. $1,032 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 30.

Celestin, Mireille, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $232,750 affecting property located at 38 Linden Ave., Middletown 10940. Filed April 26. Cheung, Kai Chun, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $1.3 million affecting property located at 90 Lorillard Road, Tuxedo Park 10987. Filed April 25.

Hamilton, Lurilyn, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $364,000 affecting property located at 507 Fostertown Road, Newburgh 12550. Filed April 20. Hawthorne, Valrie A., et al. Filed by HomeBridge Financial Services Inc. Action: seeks to foreclose on a mortgage to secure $253,336 affecting property located at 32 Fieldstone Drive, Middletown 10940. Filed May 1. Heirs and distributees of the estate of Sheila E. Quigley, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $285,000 affecting property located at 1003 Parkview Drive, Southfields 10975. Filed April 19. Henderson, Barbara, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $100,000 affecting property located at 130 W. Main St., Middletown 10940. Filed April 26. Hernandez, Gabino, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $148,908 affecting property located at 1881 Route 302, Circleville 10919. Filed May 1.

Diaz, Raul Jr., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $387,000 affecting property located at 1 Apple Court, Rock Tavern 12575. Filed April 26.

Hosier, Robert S., et al. Filed by Wilmington Trust N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 3 Baker Road, Hyde Park 12538. Filed June 22.

Donkor, Alicja, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $315,000 affecting property located at 847 Greenville Turnpike, Middletown 10940. Filed April 26.

Jackowitz, Richard I., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $840,975 affecting property located at 10 Knollcroft Terrace, Warwick 10990. Filed April 24.

Frezza, Nicholas R., et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 5 Buckingham Drive, Newburgh 12550. Filed April 23.

Knibbs, Richard E. Jr., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $83,230 affecting property located at 64 Schneider Ave., Highland Falls 10928. Filed April 23.

Friend, Dennis P., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $362,240 affecting property located at 2099 Little Britain Road, Rock Tavern 12575. Filed April 30.

WCBJ

Kortleven, William, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $211,100 affecting property located at 125 Rothenburgh Road, Poughkeepsie 12603. Filed June 27.

JULY 9, 2018

Facts & Figures Morales, Mikhail A., et al. Filed by PHH Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $196,300 affecting property located at 2 Lexington Hill, Unit 8, Harriman 10926. Filed April 25.

Rosanelli, Rino D., et al. Filed by Orange Bank and Trust Co. Action: seeks to foreclose on a mortgage to secure $186,000 affecting property located at 151 M and M Road, Wallkill. Filed May 1.

Morgan, Brittney, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $127,174 affecting property located at 227 Boemhler Road, Sparrow Bush 12780. Filed April 19.

Rosario, Frank R., et al. Filed by Wilmington Trust N.A. Action: seeks to foreclose on a mortgage to secure $291,100 affecting property located at 54 Main St, Chester 10918. Filed April 30.

Nicalek, Arthur, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $159,000 affecting property located at 34 Fort Worth Place, Monroe 10950. Filed April 20. O’Kane, Llanya, as heir-at-law and administratrix of the estate of Bruce Stepanek, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $75,000 affecting property located at 618 Fitzsimmons Road, Red Hook 12571. Filed June 22. O’Neal, Gregory, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $162,000 affecting property located at 148 Gidney Ave., Newburgh 12550. Filed April 26. Pardo, Maria, et al. Filed by HomeBridge Financial Services Inc. Action: seeks to foreclose on a mortgage to secure $274,760 affecting property located at 49 Meadow View Drive, Middletown 10940. Filed May 1. Patrick, Jennifer, et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $112,000 affecting property located at 6 Lawrence Road, Poughkeepsie 12601. Filed June 27. Plumley, Pamela K., et al. Filed by Sterling National Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 174 Linden Ave., Middletown 10940. Filed April 30. Podloski, Peter N., et al. Filed by Hudson Valley Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $215,000 affecting property located at 128 N. Elm St., Beacon 12508. Filed June 22. Riley, Britney, as administratrix and heir to the estate of Tanya Riley, et al. Filed by the State of New York Mortgage Agency. Action: seeks to foreclose on a mortgage to secure $161,500 affecting property located at 4122 Whispering Hills, Unit 422, Chester 10918. Filed May 1. Rinaldi, Mark, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $284,905 affecting property located at 19 Putters Way, No. 9, Wallkill 12589. Filed April 25.

JULY 9, 2018

Sanchez, Douglas L., et al. Filed by Mortgage Electronic Registration Systems Inc. Action: seeks to foreclose on a mortgage to secure $185,183 affecting property located at 16 Alda Drive, Poughkeepsie 12603. Filed June 22. Santamaria, Gerlin, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $238,407 affecting property located at 47 W. Conkling Ave., Middletown 10940. Filed April 20. Sloan, Jeremy D., et al. Filed by Homebridge Financial Services Inc. Action: seeks to foreclose on a mortgage to secure $212,657 affecting property located at 41 Schoolhouse Road, Tuxedo 10987. Filed April 24. Small, Harold, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $183,750 affecting property located at 17 Cedar Trail, Monroe 10950. Filed April 25. Vella, Charlie, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $259,250 affecting property located at 20 Wilson St., Middletown 10940. Filed April 19. Ward, Ellen B., et al. Filed by New Penn Financial LLC. Action: seeks to foreclose on a mortgage to secure $68,000 affecting property located at 15 Hill Run Road, Newburgh 12550. Filed April 27. Wickham, Patricia L., heirs and distributees of the estate of Donald G. Wickham, Sr., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $120,000 affecting property located at 46 Ridge Drive, Mount Hope 10940. Filed April 19. Zgonena, Robert, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $1 million affecting property located at 102 Circuit Road, Tuxedo Park 10987. Filed April 19.

Mechanic’s Liens 4 New Street LLC, Monsey, as owner. $4,325 as claimed by Floors and Walls NY LLC, Florida. Property: 10 New St., Goshen 10924. Filed June 29.

WCBJ

Heimann, Joseph, as owner. $2,703 as claimed by Diamond Light and Power Corp., Monroe. Property: 26 Janice Drive, Woodbury. Filed June 29. Lord, Judith Anne, Warwick, as owner. $9,335 as claimed by Bruce Eurich Electric Inc., Warwick. Property: 1 Blooms Corners Road, Warwick 10990. Filed June 26. Richardson, Michael, et al, as owner. $1,116 as claimed by Evergreen Custom Contracting LLC, Pine Bush. Property: 10 Paradise Lane, Chester. Filed June 22. Sterling Properties, as owner. $90,000 as claimed by Header Construction Inc., Warwick. Property: 18 Uhlig Road, Middletown 10940. Filed June 25. Wyona Magee Trust, as owner. $214 as claimed by Rob’s Plumbing and Heating Inc., Newburgh. Property: 36 Washington Place, Newburgh. Filed June 20. YDF Investments Inc., as owner. $875 as claimed by Mallen Excavating Company Inc., Poughkeepsie. Property: 305 Church St., Poughkeepsie. Filed June 25.

Day Lark Voice, 107 Clinton St., Newburgh 12550, c/o Zappora Lynnea Camper. Filed Nov. 3.

Maxshooting Photography, 16 W. Main St., No. 1, Goshen 10926, c/o Yue Shen. Filed Nov. 1.

DDAI Interiors, 4 Coe Circle, Warwick 10990, c/o Michael R. DeAngelis Jr. Filed Nov. 1.

MJR Home Improvements, 4 Mitchell Lane, New Windsor 12553, c/o Richard W. Hartfield. Filed Oct. 26.

Dion Watson Home Care, 208 Cardinal Drive, Montgomery, c/o Dion Watson. Field Oct. 26. DJC Handyman Services, 6 Primrose Court, Cornwall-on-Hudson 12518, c/o Donald J. Collica. Filed Nov. 2. Dreyer’s Le Consulting Services, 336 Sycamore Drive, New Windsor 12553, c/o Tamara L. Dreyer. Filed Oct. 26. Elliotts Cleaning, 28 Sunrise Drive, Middletown 10940, c/o Kahi G.D. Elliott. Filed Oct. 30. Fine Jewelry Since 1974, 4 Leipnik Way, Unit 112, Monroe 10950, c/o Shraga Gandl. Filed Nov. 3. Fun Tennis 4 All, 721 Mount Airy Road, New Windsor 12553, c/o Eva Grace Nieczaj. Filed Nov. 1.

NEW BUSINESSES

Gene Ellis Drywall, 19 Park Hill Drive, New Windsor 12553, c/o Eugene Ellis. Filed Nov. 3.

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

Get Dunked!, 76 Bergen Ave., Walden 12586, c/o Jacqueline A. Naile-Sozio. Filed Oct. 25.

Sole Proprietorships

H2 Studio, 19 Idlewild Park Drive, Cornwall-on-Hudson, c/o Barbara Ellen Lee. Filed Nov. 1.

A Plus Promotions and Events, 603A Towey Ave., Maybrook 12543, c/o Stefon Maurice Stackhouse. Filed Oct. 27.

Hirsch Jewelry, 64 Southfield Falls, Monroe 10950, c/o Berly Hirsch. Filed Oct. 30.

All Aboard Taxi, 2357 Albany Post Road, Walden 12586, c/o George Craig Gilbert. Filed Nov. 3. BFA Consulting and Construction, 11 Walnut St., Walden 12586, c/o William F. Abrams, Jr. Filed Nov. 3. Braveheart Yoga, 40 Brandywine Crossing, Newburgh, c/o Nancy L. Guzman. Filed Oct. 27. Charlie’s Business, 36 A Bridget St., Newburgh 12550, c/o Carlos Orlando Vargas. Filed Nov. 1. Color Away Your Worries, 1087 Craigville Road, Chester 10918, c/o Charlotte Angeline Scanlon. Filed Oct. 31. Dana’s Funny Doggies, 90 Mills Road, Walden 12586, c/o Dana Scott. Filed Oct. 30.

Incredible Deals, 2 Prag Blvd., Unit 203, Monroe 10950, c/o Sarah Landau. Filed Oct. 31. Ivonne Cleaning Service, 906 Parr Meadow Drive, Newburgh 12550, c/o Ivonne H. Fuentes Cruz. Filed Oct. 27. J. Contreras Auto Repair, 33 Walnut St., New Windsor, c/o Jose L. Contreras. Filed Nov. 1. Jackson’s Grace Community Housing, 23 Farrington St., Newburgh, c/o Shantia M. Jackson. Filed Nov. 3. Jamal’s Services, 355 Liberty St., Newburgh 12550, c/o Jamal A. Miller. Filed Oct. 26. Maxsending, 16 W. Main St., No. 1, Goshen 10926, c/o Yue Shen. Filed Nov. 1.

Mr Sandless, 596 Beattie Road, Rock Tavern 12575, c/o Cole Younger. Filed Nov. 3. Nicastro Moving, 29 Scott Young Lane, Westtown 10998, c/o John Daniel Nicastro. Filed Nov. 2. Orange County Air Solutions, 255 Route 17K, Newburgh, c/o Britney R. Nelson. Filed Oct. 26. Orange County Mechanical, 33 Whitman St., Congers 10920, c/o Heather L. Caputi. Filed Oct. 31. Port Jervis Building Contractors, 116 Jersey Ave., Port Jervis, c/o Daryl F. Piatt. Filed Nov. 1. Radiating Wellness, 79 Indian Trail North, Greenwood Lake 10925, c/o Melissa A. Koziel. Filed Oct. 30. Respite Home, 8 Apple Hill Drive, Highland Mills 10930, c/o Chana Weber. Filed Oct. 25. Roccino, 223 Beattie Road, Washingtonville 10992, c/o Dominick A. Delfino. Filed Nov. 2. Sampson Creatives, 367 Windsor Highway, No. 406, New Windsor, c/o Leslie A. Sampson. Filed Nov. 3. Santival Marketing, P.O. Box 2037, Monroe 10949, c/o Santiago Soto. Filed Nov. 2. Simple, Natural and Healthy Living, 512 Watch Hill Drive, New Windsor 12553, c/o Iris Nelia Febles. Filed Oct. 25. The Hair Bar, 20 North St., Middletown 10940, c/o Alize Uniqueka Williams. Filed Oct. 30. Year Round, 15 N. Aspen Road, Middletown 10990, c/o Anatoliy Gorbatyur. Filed Oct. 26.

PATENTS Collision avoidance signaling from mobile devices. Patent no. 10,015,635 issued to James E. Bostick, Cedar Park, Texas; Paul Alexander Raphael Frank, Berlin, Germany; John M. Ganci Jr., Cary, North Carolina; and Martin G. Keen, Cary, North Carolina. Assigned to International Business Machines Corp., Armonk.

Context based enablement of beacon devices. Patent no. 10,015,633 issued to Jeremy A. Greenberger, Raleigh, North Carolina. Assigned to International Business Machines Corp., Armonk. Cross-process computer telephony integration (CTI) client. Patent no. 10,015,317 issued to Kevin V. Crouthamel, Longmont, Colorado. Assigned to International Business Machines Corp., Armonk. Determining network security policies during data center migration and detecting security violation. Patent no. 10,015,197 issued to Kun Bai, Hartsdale, New York; Jinho Hwang, Ossining, New York; Jill L. Jermyn, New York, New York; Harigovind V. Ramasamy, Ossining, New York; and Maja Vukovic, New York, New York. Assigned to International Business Machines Corp., Armonk. Enhanced storage clients. Patent no. 10,015,274 issued to Arun K. Iyengar, Yorktown Heights, New York. Assigned to International Business Machines Corp., Armonk. Forecasting and classifying cyber-attacks using crossover neural embeddings. Patent no. 10,015,190 issued to Mohamed N. Ahmed, Leesburg, Virginia; Aaron K. Baughman, Silver Spring, Maryland.; John F. Behnken, Austin, Texas; and Mauro Marzorati, Lutz, Florida. Assigned to International Business Machines Corp., Armonk. Identifying additional firewall rules that may be needed. Patent no. 10,015,140 issued to Andrew John Bernoth, Frederick, Colorado. Assigned to International Business Machines Corp., Armonk. Metadata sharing to decrease file transfer time. Patent no. 10,015,229 issued to Emmanuel Barajas Gonzalez, El Salto, Mexico; Shaun E Harrington, Tucson, Arizona; and Ben K Rawlins; Tucson, Arizona. Assigned to International Business Machines Corp., Armonk. Storing data in a dispersed storage network. Patent no. 10,015,255 issued to Greg R. Dhuse, Chicago. Assigned to International Business Machines Corp., Armonk. System and method of locating wireless connection among a plurality of wireless connections. Patent no. 10,015,734 issued to Christopher J. Dawson, Arlington, Virginia; Peter G. Finn, Ontario, California; Rick A. Hamilton II, Charlottesville, Virginia; and Jenny S. Li, Danbury, Connecticut. Assigned to International Business Machines Corp., Armonk.

LEGAL NOTICES Notice of Formation of Vintage Stonescapes LLC. Arts. of Org. filed with SSNY on 5/23/2018. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to 281 Croton Dam Rd, Ossining, NY 10562. Purpose: any lawful act or activity. #61726 Butter Ink LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 5/22/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 554 Webster Ave., New Rochelle, NY 10801. General Purpose. #61727 Notice of Formation of HOMESTEAD 1871 LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 4/20/18. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Minarik, P.O. Box 51, Bedford, NY 10506. Purpose: any lawful act or activity. #61728 Notice of Formation of HIGH WINDS BEDFORD FARM LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 3/27/18. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Nelson Peltz, 543 Byram Lake Rd., Mt. Kisco, NY 10549. Purpose: any lawful act or activity. #61729 Notice of Formation of DAVIDíS HILL FARM LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 4/26/18. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 1100 Park Ave., Apt. 3A, NY, NY 10128. Purpose: any lawful act or activity. #61730 Notice of Formation of PRELUDE BUSINESS & TECHNOLOGY GROUP, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 3/12/18. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 83 Calvert Street, 1st Floor, Harrison, NY 10528. Purpose: any lawful act or activity. #61731 Notice of Formation of Prana Light LLC Art. Of Org. filed with SSNY on 4/30/18. 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, 63 Smith Avenue White Plains NY 10605. Purpose: any lawful purpose. #61732

Notice of formation of THE LIGHT CULTURE, LLC. Arts of Org. filed with SSNY on 4/25/18. Office loc. Westchester County. SSNY designated as agent upon whom process may be served. SSNY shall mail copy of any process The Light Culture, LLC 11 Edwards Court, Bedford Corners, NY 10549. Purpose: any lawful act or activity. #61734 Notice of Formation of sherritdesign.com, LLC Art. Of Org. filed with SSNY on 5/16/18. 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, 7014 13th Ave. Suite 202 Brooklyn, NY 11228. Purpose: any lawful purpose. #61735 JALC, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 5/17/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 650 Halstead Ave., Ste. 102, Mamaroneck, NY 10543. General Purpose. #61736 Big Rig Buffing LLC. Art. of Org. filed w/ SSNY 4/20/18. Office in Westchester Co. SSNY designated for service of process and shall mail to: Corp Filings of NY, 90 State St, Ste 700 Office 40, Albany, NY 12207. Purpose: Any lawful activity #61737 NOTICE OF FORMATION OF GOT A GUY LLC. Articles of Organization filed with the Secretary of State of NY (SSNY) on 06/04/2018. 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 upon him/her is: ALEXANDER NACLERIO 2 BRYANT CRESCENT 2F WHITE PLAINS NY 10605 The principal business address of the LLC is: 2 BRYANT CRESCENT 2F WHITE PLAINS NY 10605 Purpose: any lawful act or activity #61738 Notice of formation of Limited Liability Partnership (LLP). Name: J. A. Kirby Company, LLP. Notice of Registration was filed with Secretary of State of New York (SSNY) on 04/17/2018. Office Location: Westchester County. SSNY has been designated as agent of the LLP whom process against it may be served. SSNY shall mail a copy of any process to Frank N. Peluso, Esq., 34 Hill Road, Greenwich, CT 06830. Purpose: to engage in Professional Engineering, Land Surveying, and any lawful business activity. #61739 Notice of Formation of RevHERlutionary, LLC Art. Of Org. filed with SSNY on 6/6/18. 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, 3591 Strang Blvd. Apt F, Yorktown Hts, NY 10598. Purpose: any lawful purpose. #61741

Notice of Formation of 7Solutions, LLC Art. Of Org. filed with SSNY on 5/14/18. 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, 1105 Clay Ave., Pelham, NY 10803. Purpose: any lawful purpose. #61743 Doubleds Investors LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 6/1/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Danielle Kern, 16 Winterberry Ct., Peekskill, NY 10566. General Purpose. #61744 Notice of formation of Lina Kapadia LLC filed with SSNY on 3/20/18. Office Location Westchester County. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to LLC, 36 Andrea Lane, Scarsdale, NY 10583. Purpose: any lawful purpose. #61745 The FAMILY DOG YOGA, LLC has filed articles of organization with the Secretary of State of NYS on 05/30/2018. 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 12 Division Street, Peekskill, NY 10566. The company is organized to conduct any lawful business for which limited liability companies may be organized. #61747 Notice of Formation of 1907 Properties LLC. Arts. of Org. filed with SSNY on 4/20/2018. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to PO Box 1210, White Plains, NY 10602. Purpose: any lawful act or activity. #61748 BELLAELLABEES LLC Articles of Organization filed with Secretary of State of New York (SSNY) on 05/22/2018. NY office location: 2 LOIS PL., KATONAH, NY 10536<\!#45>3618, WESTCHESTER County. SSNY has been designated as agent of the LLC 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 upon him/her is P.O. BOX 213, KATONAH, NY 10536-0213. Purpose/ character of LLC: Any lawful purpose. #61749 Field Rock Farms LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 5/30/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 315 North Broadway, Sleepy Hollow, NY 10591. General Purpose. #61751

Notice of Qualification of Aquila Eye, LLC. Authority filed with SSNY on 6/8/18. Offc. Loc: Westchester County. LLC formed in NV on 2/7/18. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 90 State St, Ste 300, Off 40, Albany, NY 12207. Address to be maintained in NV: 4730 S. Fort Apache Rd, Ste 300, Las Vegas, NV 89147. Arts of Org. filed with SSNV, 101 N Carson Street Ste 3, Carson City NV 89701. Purpose: any lawful activities. #61752 Notice of Qualification of Aquila Eye Holdings, LLC. Authority filed with SSNY on 5/23/18. Offc. Loc: Westchester County. LLC formed in NV on 4/10/18. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 90 State St, Ste 300, Off 40, Albany, NY 12207. Address to be maintained in NV: 4730 S. Fort Apache Rd, Ste 300, Las Vegas, NV 89147. Arts of Org. filed with SSNV, 101 N Carson Street Ste 3, Carson City NV 89701. Purpose: any lawful activities. #61753 Notice of Formation of 43 WEST 76TH ST. PARTNERS, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 2/9/18. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Finger Management Corp., Attn: Ron Finger, 20 Tuckahoe Road, Yonkers, NY 10710. Purpose: any lawful act or activity. #61754 PEACEFUL JOURNEY HOME SOLUTIONS LLC. Appl. for Auth. to do business in NY filed with the SSNY 4/17/2018. LLC formed in Nevada on 1/31/2018. Off loc: Westchester County. SSNY desig as agent upon whom process against may be served & shall mail process to the LLC c/o POB 27740, Las Vegas NV 89126. Off loc in NV is c/o Nevada Corp. Hdqrtrs. Inc., 4730 S. Fort Apache Rd., Ste 300, Las Vegas, NV 891477947. Copies of Cert. of Org. of LLC are on file & available from Secretary of State of NV, 101 N Carson St, Ste 3, Carson City, NV 89701. Purpose: any lawful #61755 Notice of Formation of JKM Counseling, LLC. Art. Of Org. filed with SSNY on 2/27/18. 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, 119 E. Hartsdale Ave., Hartsdale NY 10530. Purpose: any lawful purpose. #61756 Notice of Formation of Medsurg Technologies, LLC Art. Of Org. filed with USCA on 6/14/18. Offc. Loc: Westchester Cty. USCA desig. as agent of the LLC upon whom process against it may be served. USCA shall mail process to the LLC, 7014 13th Ave, Suite 202, Brooklyn, NY 11228. Purpose: any lawful purpose. #61757

Gibots LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 4/30/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 20 Winterberyy Lane, Briarcliff Manor, NY 10510. General Purpose. #61758 Notice of Formation of Cooper Lots LLC. Articles of Organization Filed with the NY Secretary of State (SSNY) on 06/07/2018. 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, c/o Hocherman Tortorella & Wekstein, LLP, One North Broadway, Ste 701, Attn: Noelle Wolfson, White Plains, NY 10601. Purpose: any lawful purpose. #61759 Notice of Formation of Beck & Barr LLC. Arts. of Org. filed with SSNY on 01/10/2018. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to Kevin Barros 121 South Highland Ave, Apt 1L,Ossining, NY 10562. Purpose: any lawful act or activity. #61760 Notice of Formation of Spray Foam Art, LLC Art. Of Org. filed with SSNY on 03/22/2018. 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, 44 Ledgewood Dr, Norwalk CT 06850. Purpose: any lawful purpose. #61763 Ala Tristate Development Group LLC. Filed 6/18/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 789 Yonkers Avenue, Yonkers, NY 10704 Purpose: all lawful #61765 Orenda, LLC. Filed 6/14/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 2 Giordano Drive, Cortlandt Manor, NY 10567 Purpose: all lawful #61766 PRIME LINKS TRANSPORT, LLC. Art. of Org. filed with the SSNY on 04/31/18. Office:Weschester County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail copy of process to the LLC, Michael A. Hynes 312 S 2nd Ave #1, Mount Vernon NY 10550. Purpose: Any lawful purpose. #61767 Notice is hereby given that an on<\!#45>premise license, #TBA has been applied for by Mesa Maya Inc. to sell beer, wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 837<\!#45>D Midland Avenue Yonkers NY 10704. #61768

Notice of Formation of Springline Commercial Realty Advisors, LLC Arts. of Org. filed with SSNY on 6/20/2018 Office location: Westchester County SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to Springline Commercial Realty 234 Daisy Farms Drive, Scarsdale, NY 10583 Purpose: any lawful act or activity. #61769 Notice of Formation of KarlDowdenLaw, PLLC Art. Of Org. filed with SSNY on 5/7/18. 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 PLLC, 445 Hamilton Ave, Ste 1102, White Plains, NY 10601. Purpose: Law. #61770 Notice is hereby given that a Eating Place Beer license, #TBA has been applied for by Homestyle Caterers and Food Service LLC to sell beer at retail in an on premises establishment. For on premises consumption under the ABC law at 2957 Crompond Road Yorktown Heights NY 10598 #61771 Notice Of Formation of Hop In To The Terminal, LLC. Art. Of Org. filed with SSNY on 3/7/2018. Offc. 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, 82 Claremont Ave Mount Vernon, NY 10550. Purpose: any lawful purpose #61772 THE ANNUAL RETURN OF THE PATRICIA & BERNARD GOLDSTEIN FAMILY FOUNDATION for the year ended May 31, 2018 is available at its principal office located at 2 Manursing Way, Rye, NY 10580 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal of the Fund is Patricia Goldstein. #61773 40 Weaver Street, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 6/14/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Pamela Nodiff, 1170 Greacen Point Rd., Mamaroneck, NY 10543. General Purpose. #61774 IGlow Aesthetics LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 6/5/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Heather Kramer Giordano, Po Box 644, Bedford, NY 10506. General Purpose. #61775

WCBJ

Teladoc, Inc. seeks Security Engineer in Purchase, NY to operate & design information security controls. Strong knowledge of network routing & security protocols & implementations including TCP/IP, SSL, IPSEC VPN, SSL VPN, VLANs & BGP reqd. Proficiency with firewall admin, including VPN & ACL development; IDS implementation & signature tuning; web application firewall policy implementation & tuning; and design & implementation of web proxies reqd. Bach in CS, Engineering or related + 4 yrs experience in IT security reqd. Send resume to mndi@teladoc.com. #61778 Notice of formation of Limited Liability Company (ìLLCî). Name: Stuyvesant Apartments Owners LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on June 21, 2018. 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 Stuyvesant Apartments Owners LLC, c/o Mountco Construction and Development Corp., 700 White Plains Road, Suite 363, Scarsdale, New York 10583. Purpose/character of LLC is to engage in any lawful act or activity. #61779 Notice of formation of Limited Liability Company (ìLLCî). Name: Stuyvesant Apartments Managers LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on June 21, 2018. 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 Stuyvesant Apartments Managers LLC, c/o Mountco Construction and Development Corp., 700 White Plains Road, Suite 363, Scarsdale, New York 10583. Purpose/character of LLC is to engage in any lawful act or activity. #61780 Notice of formation of Limited Liability Company (ìLLCî). Name: MSA Associates I LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on June 21, 2018. 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 MSA Associates I LLC, c/o Mountco Construction and Development Corp., 700 White Plains Road, Suite 363, Scarsdale, New York 10583. Purpose/character of LLC is to engage in any lawful act or activity. #61781

JULY 9, 2018

LEGAL NOTICES

Notice of Formation of Reneemadeulook, LLC Art. Of Org. filed with SSNY on 6/6/18. 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, 3591 Strang Blvd. Apt F, Yorktown Hts, NY 10598. Purpose: any lawful purpose. # 61742 Notice of formation of Limited Liability Company (“LLC”). Name: Swinburne Commerce LLC. Articles of Organization filed with the Secretary of State of the State of New York (“SSNY”) on June 19, 2018. 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 Swinburne Commerce 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. # 61764

#61782

JULY 9, 2018

WCBJ

THE ANNUAL RETURN OF THE G. HAROLD AND LEILA Y. MATHERS FOUNDATION for the calendar year ended December 31, 2017 is available at its principal office located at 800 Westchester Avenue, Suite N-503, Rye Brook, NY 10573-1373 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal Manager of the Foundation is RICHARD A. HANDELMAN. # 61776

Solid Ground Capital, LLC Arts of Org. filed with Sec. of State of NY (SSNY) 6/25/2018. Cty: Westchester. SSNY desig. as agent whom process against may be served and shall mail process to Ian Cole, 382 Manhattan Ave, Hawthorne, NY 10532 # 61777 IDStyle LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 05/23/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to PO Box 142, Scarsdale, NY 10583 All lawful. # 61783 SOTG, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 6/20/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to c/o Demarte, 3184 Ronit Court, Yorktown Heights, NY 10598. General Purpose. # 61784 Notice of Formation of Essential Visions LLC. Arts. of Org. filed with SSNY on 01/29/2018. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to 35 Clinton Place, Unit 5A New Rochelle, NY 10801 Purpose: any lawful act or activity. # 61785

HAPPY HOUR SUNDAYS-WEDNESDAYS 5-6PM 25% OFF BAR SNACKS / $8 SELECT WINES BY THE GLASS $6 DRAFT BEERS / $10 SPECIALTY COCKTAILS

LADIES NIGHT EVERY THURSDAY $8 DRINK SPECIALS

L I V E JA Z Z EVERY WEDNESDAY 6-9PM

WCBJ

JULY 9, 2018

Pictured left to right: Antonio Coppola, Mary Irish (from PCSB), Alfredo Abbate, Antonio Abbate

“PCSB Bank Helped Us Achieve Our Business Dreams.” “When we wanted to expand our business and build a new restaurant, PCSB Bank was there with us on the ground floor; they provided the construction financing and mortgage to help us share our culinary dreams with everyone in this area. We know they have the people and the products that can help any business succeed and grow. For 25 years, PCSB Bank has not only been part of our growing business, but they have been like members of our family.” - Antonio Coppola, Bacio Trattoria

Business Banking Services • Checking & Savings Accounts • Business Loans & Lines of Credit • Cash Management: Bill Pay, ACH, Credit Card Processing, Positive Pay, Escrow Acct Mgt, and more! • Business Banking App with Remote Deposit Capture

Serving Putnam, Dutchess, Westchester and Rockland Counties Since 1871

914-248-7272

PCSB.com