Westchester County Business Journal: 080519 by Westfair Business Journal

AUGUST 5, 2019 VOL. 55, No. 31

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Two of the four parcels in the RPF are the Station Lot and, in front of the buildings toward the right, the Bronx Street Lot. Photo by Peter Katz.

Express train

LA CRÉMAILLÈRE OWNER, ON VERGE OF SELLING FAMED FRENCH RESTAURANT, ARRESTED

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BY PETER KATZ pkatz@westfairinc.com

he clock is ticking toward the deadline for developers to present their proposals for the redevelopment of four properties strategically located next to the MetroNorth train station in downtown White Plains in the city’s Transit District. Responses to a Request for Proposals (RFP) are

due at the city’s Planning Department by 4 p.m. on Nov. 1. The city will then evaluate the submissions and decide what it wants to do. As is typical for RFPs, the one issued by White Plains for the four properties contained a few escape clauses. “This RFP is not intended and shall not be construed to commit the City to procure or to contract for any services,” the RFP said. “The City reserves the right, without prior notice, to

supplement, amend or otherwise modify this RFP, or otherwise request additional information or to withdraw this RFP at any time,” it continued. Three of the four parcels are owned by the city. The fourth one is owned by the White Plains Urban Renewal Agency. Together, they make up approximately 4.5 acres along the east side of the railroad station. The Transit District is » WHITE PLAINS

BY BILL HELTZEL bheltzel@westfairinc.com LA CRÉMAILLÈRE, THE FAMED FRENCH RESTAURANT in Bedford, was on the verge of selling the business for $2.5 million when a bankruptcy judge approved a trustee to investigate possible fraud after the FBI arrested co-owner Barbara Meyzen on accusations of cooking the books. “Management has lost all credibility,” attorney Andrea B. Schwartz wrote in

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a request for appointment of a trustee to manage the restaurant and real estate for creditors. Meyzen has been implicated in “rampant financial fraud,” according to a statement issued by U.S. Attorney Geoffrey S. Berman. Her criminal attorney, Kerry Lawrence, said, “We look forward to resolving the charges against her.” “Ms. Meyzen and her husband and family have owned La Crémaillère for » LA CRÉMAILLÈRE

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

Publisher Dee DelBello Managing Editor/Print Glenn J. Kalinoski Managing Editor/Digital Bob Rozycki Associate Publisher Anne Jordan Group Associate Publisher Dan Viteri

Seated from left: Harrison Edwards Partners Carolyn B. Mandelker and Bob Knight. Standing from left: Vice President Lisa Buchman; Erminia Fiorino; Jerry McKinstry; Mary Cronin; and Jennifer Galluzzo.

BY PETER KATZ pkatz@westfairinc.com

ith 71,555 advertising agencies in the U.S., according to the research firm IBISWorld, it’s noteworthy when online behemoth Facebook selects a local agency to be among only 154 agencies designated as a Facebook Marketing Partner. Harrison Edwards, the public relations and marketing firm based in Armonk with offices in New York City and Memphis, Tennessee, recently found out that it has received the designation. “It took us completely by surprise because Facebook has an application process. However, we never filed an application,” Bob Knight, executive vice president and COO of Harrison Edwards, told the Business Journal. In the normal course of placing ads for its clients on Facebook and Facebook-owned Instagram, Harrison Edwards personnel started offering feedback and suggestions to personnel at the online platform. “Director of Digital Marketing Jennifer Galluzzo and Vice President Lisa Buchman have continuously had a series of conversations with Facebook about ways to tweak their platform. We’ve participated in beta tests with Facebook over the years and they had given some very specific feedback about the advertising platform to the folks

AUGUST 5, 2019

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at Facebook on a Thursday. On a Friday they surprised us by saying, ‘we’re making you a Marketing Partner.’ We were thrilled by that,” Knight said. One benefit of the partner relationship is the ability to bypass Facebook’s automated processes when necessary and easily get to deal with real people. “The big tech companies are notoriously difficult to reach,” Knight said. “By having this relationship with Facebook we’re able to get live human beings because we build relationships.” Facebook offers the partners access to additional marketing and analytic resources on both Facebook and Instagram. It decides which agencies get selected based on six criteria, including ad technology, creative platforms, small business solutions, offline conversations, measurement and community management. Partner agencies also must regularly place ads on the online platforms, which Harrison Edwards routinely does for an assortment of clients in fields such as health care, real estate and politics. “They have a really robust targeting platform,” Galluzzo told the Business Journal. “You can target based on behavior, based on age, based on things that would help serve an ad to people who actually would like to read the ad rather than just sending it out there willy-nilly.” Galluzzo said there are a few

things about which agencies and advertisers need to be careful. “After the Cambridge Analytica incidents they really increased the scrutiny of what you can say on Facebook because of the sensitive climate today. It affects a surprising number of ads, especially those in health care, social services, employment services and the arts. For example, one of our clients refers to allergies in their ads and you can’t actually make an insinuation that someone (an ad recipient) has allergies on Facebook, so there’s a real skill to be able to word the ads correctly and get the right message out there,” Galluzzo said. She said that some clients expressed concern about retaining control of where ads are viewed once they’re released in an electronic realm and Facebook has made improvements in the ability to control where ads are seen by enabling the blocking of ads from going up onto certain sites. “We can block specific publishers and add brand safety filters,” Galluzzo said. Knight said that ads, which go on Instagram would be image oriented whereas those placed on Facebook would use more text. “If you’re in real estate and you’re trying to target first-time homebuyers who you typically see are between the ages of 35 and 40, a safer bet would be to work a campaign that’s heavier on Instagram than Facebook because it’s so visu-

al,” he said. “People will go there and expect beautiful pictures. If you’re a hospital or physician practice and you’re announcing a new treatment that you have available at your facility or opening a new building or office, that’s probably a little more perfect for Facebook because the average patient for chronic diseases tends to be a bit older. There you have an opportunity to use text and the written word more and Instagram is really about the image.” A major benefit Knight sees in the online world is the ability to drill down in marketing. “You target your demographic so if an advertiser is Westchester- or Fairfield-based we are not going to be serving their ad in Des Moines, Iowa,” he said. “Their ad is going to be served to people that are either living or working in Westchester or Fairfield County.” That, of course, can also be done with careful buys in offline media and Knight emphasized that Facebook and Instagram aren’t magic marketing bullets. “Traditional media is far from dead,” he said. “In fact, it still remains highly effective and we don’t believe in putting all of our clients’ eggs in one basket, anyway. We believe in targeted marketing.” He explained that an online campaign may also have a print component and they’ve found that Instagram and print often work well together. “It’s all part of a wider strategy,” Knight said.

NEWS Senior Enterprise Editor • Phil Hall Copy and Video Editor • Peter Katz Bureau Chief • Kevin Zimmerman Senior Reporter • Bill Heltzel, Reporters • Georgette Gouveia, Mary Shustack, Peter Katz Research Coordinator • Luis Flores ART & PRODUCTION Creative Director Dan Viteri Art Directors Sebastián Flores, Kelsie Mania ADVERTISING SALES Manager • Anne Jordan Metro Sales & Custom Publishing Director Barbara Hanlon Account Managers Lisa Cash, Marcia Pﬂug Events Sales & Development • Marcia Pﬂug Events Manager • Olivia D’Amelio AUDIENCE DEVELOPMENT & CIRCULATION Circulation Manager • Sylvia Sikoutris Telemarketing • Brianne Smith ADMINISTRATION Contracted CFO Services Adornetto & Company L.L.C. Human Resources & Payroll Services APS PAYROLL Administrative Manager • Robin Costello

Westchester County Business Journal (USPS# 5830) is published Weekly, 52 times a year by Westfair Communications, Inc., 701 Westchester Avenue, Suite 100J, White Plains, NY 10604. Periodicals Postage rates paid at White Plains, NY, USA 10604. POSTMASTER: Send address changes to: Fairﬁeld County Business Journal: c\o Westfair Communications, Inc., 701 Westchester Avenue, Suite 100J , White Plains, NY 10604. Annual subscription $60; $2.50 per issue More than 40 percent of the Business Journal is printed on recycled newsprint. © 2019 Westfair Communications Inc. All rights reserved. Reproduction in whole or in part without written permission is prohibited.

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Catching up with weatherman Pat Cavlin at Sam's he says. “If they see a shower icon, they assume the whole day is a washout. I try to get across that it’s just a shower. It won’t last the whole day. People also want a quick and simple forecast, not a great long spiel. Attention span is short.” In no time at all, lunch is drawing to a close — an

BY JEREMY WAYNE

“I

f I had a nickel for every time someone comes up to tell me I’m wrong about the weather,” says News12’s rising meteorological star, Pat Cavlin, “I’d be a very rich man.” Today — sunny, 71 degrees, but showers expected later in the afternoon — Cavlin is my guest for lunch at Sam’s of Gedney Way, a White Plains institution since 1931. No song, no dance, no hype. Just Acker Bilk on the sound system and the hum of a brisk lunchtime trade, but Sam’s seems as fresh today as ever. In an age where noise seems ubiquitous, Sam’s is an oasis of calm, with sympathetic acoustics, which means you can hear yourself speak, vibrant contemporary art and properly dressed tables — white paper squares over white tablecloths and dinner napkins the size of pillowcases. Cavlin is not a noisy type either. A certain nervous energy comes across as utterly charming. Amazingly grounded for one whose living is, so to speak, in the clouds, he is assured and down to earth. He has a pilot’s license too, which he got four years ago, though he doesn’t get to fly as much as he would like. Ordering from Sam’s menu is straightforward. From the signature starters, classic onion soup — properly made with fresh herb crostini and melted Jarlsberg cheese — is hard to beat. Rhode Island crispy calamari also hits the spot. Cavlin grew up in Brooklyn and on Long Island and now lives in East Meadow, in Nassau County. He has been at News12 for two years and is a standard-bearer for the brand. “News 12 was the first local news service in the country,” he tells me, “and it’s still hyperlocal.” Hyperlocal is something Cavlin says a lot, so much so I ask him if he gets paid a royalty fee every time he does so. It’s a word that could be applied to Sam’s, too — a hyperlocal bistro, as local as local bistros get, to murder the News12 catch-line. Then again,

Sam’s of Gedney Way mural. Photo by Jeremy Wayne.

Sam’s is so sharp, so professional, it would not feel out of place right in the big city. While we wait for our entrées, I ask Cavlin how it feels being recognized in public. “Here in New York, people say ‘Hey — nice to see you,’ if they say anything at all, and then leave you alone.” Down in Macon, Georgia, just out of college and in his first weather job, it was another story. People wouldn’t leave him alone. “It was like I was Brad Pitt,” he says with a smile. “They’d want pictures, autographs, everything. I would say to them, ‘Look, I pull my pants on in the morning the same way you do.’ ” Like Sam’s smiling waiters, he must as a weatherman appear cheerful and unruffled on duty. “There was this one time in Georgia,” he recalls, “and I was in the middle of a really bad breakup. I’d taken my car to the garage for repairs and this guy comes up to me and says, ‘Hey Mr. Weatherman,’” — he does the Southern accent with almost spooky accuracy — ‘what’s the weather going to be like today?’ I wanted to say to him, ‘Watch the freaking news, look at the freaking sky.’ But of course you can’t do that. You can’t have a bad day in public.” In the many times I’ve visited Sam’s over the years, they have never had a bad day, or an “off” service either. Today, the seared, sesame-crusted tuna with its mango salsa and chilli lime sauce is as tangy as ever, a beautiful tranche of tuna cooked just right. And the weatherman loves his grilled chicken and brie sandwich, with sliced pear and onions. To me, the com-

ponents sound like strange bedfellows, but at Sam’s the whole is often greater than the sum of the parts. Cavlin likes the look of it so much he takes a picture of it. “I’m so millennial,” he says wearily. Sam’s hardly ever changes, which is its strength, but what about climate change, I ask? “My golden rule is I never talk about it. When people ask me, I say I’m a meteorologist, not a climatologist.” By this account, I tell him, he’s also a diplomat. Cavlin is neat and punctilious. Clothes are a particular interest. When it comes to dressing well, his secret weapon is Macy’s, “where everything is always on sale.” He buys good, inexpensive suits and gets them tailored. He believes in the importance of clothes in the workplace and laments how badly people dress in general. He gets especially irritated, he says, by the college kid looking for a job who wears an ill-fitting suit and a clip-on tie. “It makes a very poor impression,” he sighs, an old head on young shoulders. His dad is a retired police officer and the family has a home in the Adirondacks. But Cavlin is not a mountain person. “I prefer humidity to cold,” he says. “I must be the milkman’s son.” He’s a cities and beach type of guy. He loves Florida and just spent time in Miami. Bucket-list destinations include Greece and the Amalfi Coast. Does he use the weather app on his iPhone? “No,” he says. “Actually I deleted it.” Cavlin loves extreme weather but sees his role as managing viewers’ expectations. He strives to be accurate. “People are so graphic,”

elegant Westchester lunch, old-fashioned in the best sense, with attentive and thoughtful service. I’m heading back to work and Cavlin is heading to the studio on Long Island, though without a cloud in the sky and no sign yet of the showers that have been forecast. As for Sam’s, it has been

calm and comforting, just animated enough to be interesting and with lots of natural warmth. One could ask nothing more of a restaurant, and certainly nothing more of the weather. This story originally appeared in the August edition of WAG magazine.

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AUGUST 5, 2019

Regeneron goes high-tech with windows BY PETER KATZ pkatz@westfairinc.com

egeneron, the biopharmaceutical company headquartered at the Landmark at Eastview in the town of Mount Pleasant, is known as a leading science and technology company delivering life-transforming medicines for serious diseases. Now, it has adopted a unique technology that is not part of biology or pharmaceuticals. It’s called “electrochromic technology” and it has to do with windows. Regeneron has become one of the early adopters in Westchester of smart windows, which use an internal electrochromic coating. When activated by a low-voltage direct current (DC) electrical signal, the layer of special materials in the insulating glass unit (IGU) changes from clear to up to 58% tinted. The intensity of the tint can be adjusted to precisely control glare, reduce the amount of direct sunlight streaming in, reduce ambient light during video presentations, make it difficult for people to look into a building from the outside and provide personalized comfort for employees. A computer controls the electrical signals sent to each unit of glass and automatic sensors, human input or a programmed event sequence can tell the computer how much each window unit should be tinted. Regeneron arranged for the Silicon Valley company View, based in Milpitas, California, to provide its View Dynamic Glass units in the new Building 2 at its Eastview campus. In 2012, View invented what it describes as “the first and only predictive control for dynamic glass, View Intelligence.” The company says the system allows windows to respond predictively with no occupant intervention. The Business Journal was given a tour of Building 2 and a demon-

AUGUST 5, 2019

The window glass in the conference room on the left has been tinted while the glass in the office on the right is clear. Photo by Peter Katz.

stration of the windows by Sam Cooper, associate director of facilities operations for Regeneron. Also there was Brian Klansky, regional director and head of Northeast region sales for View. Cooper said not only did Regeneron save money up-front by using the View Dynamic Glass IGUs, but it is saving about 15% of the building’s overall energy costs. “Our typical setup would have been a one-inch IGU with a low-E film and motorized shades,” Cooper said. “This was $2 a square foot cheaper in our cost-benefit analysis than all of that stuff combined because you had to factor in the cost of the shades, the pockets, the wiring, the programming. This is just like putting in a piece of glass with one trunk of wire around the outer side of the building that goes back to the computer. “The glass is programmable. There’s a computer behind the scenes and every piece of glass has a small

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wire to it and every one of them is addressed digitally. The computer tells the glass to do something based on an input, so if it’s a sensor it’s based on the amount of sun that it’s getting or the amount of cloud cover. If it’s a really sunny day it’s going to tint the window darker. If it’s cloud cover, it’s going to de-tint the window.” Cooper needs to keep up with evolving building technologies. The idea of putting in high-tech windows, however, was almost a “eureka” moment and came while Cooper was watching a 2008 movie starring Robert Downey Jr. “I was sitting watching ‘Iron Man’ with my kids and there’s a scene when a girl gets up and she looks out at the Malibu beachfront but it’s a bunch of black glass,“ Cooper said. Then, another character de-tints the windows, “and all of a sudden you go from blackness to this beautiful beach scene. I was thoroughly impressed and started thinking we could do something like

that. I’m heavily involved here with environmental sustainability and employee wellness, so I was thinking, ‘you know, maybe there are some technologies out there that would potentially allow me to do this.’ I started investigating online. Electrochromic glazing and all of the principles of what the equipment does matched with all of the things we were looking for from an innovation standpoint and energy savings and better technology for our scientists,” Cooper told the Business Journal. Cooper said local building inspectors did not have an issue with use of the hightech windows. “They looked at this glass as a typical oneinch IGU,” he said. “They did want to understand the DC low-voltage aspect of it, but that was a brief conversation. We’re really talking about very, very small amounts of DC.” Klansky said in the U.S. and Canada, View has installed smart windows in buildings covering 50 mil-

lion square feet. There have been 450 completed projects with another 350 in various phases of construction. The maximum size of the units is 72 inches by 120 inches and they can be mounted with the long dimension horizontally or vertically. The windows can be shaped as rectangles, triangles or trapezoids. “The technology is manufactured … in Olive Branch, Mississippi, about 20 minutes outside of Memphis, Tennessee,” he said. “We are trying to keep up with demand. We haven’t met anyone yet who says, ‘I’d rather have blinds.’ So, we’re really happy with the progress.” The projects include: an athletics and student center at the Hackley School in Tarrytown; the headquarters of Tompkins Financial in Ithaca; Meacham International Airport in Fort Worth, Texas; and a building at the Marine Corps Air Station Miramar, just north of San Diego. Klansky said the company is starting to do res-

idential towers. “If you’re spending lots of money on a beautiful condo with great views, do you really want to block those views with blinds? Here at Regeneron it’s about the lab and the employee experience, but it has great applications for better living and energy efficiency in multi-family buildings,” he said. Cooper said Building 2 at Regeneron has been up and running for about five months. “This is really the test. We’re in 90-degree days. You put your hand next to the window and it’s super cool. There’s no heat coming through. It blocks UV (ultraviolet rays). We’re seeing the savings right now,” he said, adding that Regeneron decided to use the electrochromic windows in a building project at its location in Sleepy Hollow. Cooper explained that testing equipment in one of the building’s labs is highly sensitive to changes in room temperature and tinting the windows to compensate for changing sunlight conditions helps maintain steady room temperature. “In private offices, we will go to the individual and give them the opportunity to tell us how they want the window to function, what type of light they want to see, how tinted they want it to be at any particular time of day,” Cooper said. Each employee can control the window in his or her office through a cellphone app, while a manager can control all of the windows in the area for which he or she is responsible. Cooper’s building maintenance staff has the ability to control any window in the building. “We could be on a beach in Aruba and if they said, ‘Hey, I need this window tinted,’ I can tint it because I use my cell service and it connects back to the Wi-Fi on the site and then the Wi-Fi allows me to talk to the (control) box that allows me to tint the window from wherever I am in the world,” he said.

Houlihan Lawrence commercial market report finds Westchester a draw for investors

New Rochelle.

BY PETER KATZ pkatz@westfairinc.com

oulihan Lawrence has issued its commercial market report for Westchester County real estate in the second quarter of 2019 and it finds that “Westchester continues to be a draw for commercial investor and tenant demand.” So much so that Tom LaPerch, director of the commercial group for Houlihan Lawrence, said the tax benefits offered to investors under Section 1031 of the federal tax code for putting money into Opportunity Zone projects have benefited the real estate market. “We have a lot of 1031 money people looking to come and buy product and we have, unfortunately, a shortage of good, income-producing properties,” he said. “A lot of investors are looking to put their money into mixeduse properties.” LaPerch told the Business Journal that redevelopment and soaring prices in the Bronx are pushing people to look for industrial space in lower Westchester. “All of a sudden, with the revitalization of the Yonkers market into a transit-oriented market, similarly in New Rochelle, all those old industrial buildings are being repurposed and any of them that are available for

sale are kind of dated and not meeting today’s needs of commerce. The Bronx has been found and the pricing is getting kind of crazy down there,” LaPerch said. When asked whether he has seen the same sort of interest in industrial properties in Mount Vernon, LaPerch said, “The functional obsolescence of some of those buildings is going to hurt them. I think there’s more of a potential for redevelopment for multifamily.” Teresa Marziano, who wrote the report, told the Business Journal that she found the market is generally stable. “The listing market is improving in some areas, notably in the office market area. Office fundamentals have strengthened,” she said. The report said in the second quarter office supply and demand were healthy. Marziano said the multifamily residential market continues to be very strong while on the commercial side the market for retail space is facing some “headwinds.” She said consumers and retailers alike still are trying to figure out what the future will be for retailing. The report said, “Retail properties in Westchester had a more challenging quarter as store closures exceeded newly leased space. Overall occupancy took a step back from the prior quarter. However, landlords held the line on pricing on their most valuable spaces.”

The report said even the most affluent Westchester communities have vacant retail spaces. “Industrial asset lease and sale pricing continues to break historical records. Westchester is benefiting from an influx of businesses relocating from the Bronx, Queens, and other areas that are experiencing intense gentrification, making it increasingly difficult to conduct businesses in these areas,” the report stated. Transit-oriented developments and multifamily buildings rich with amenities continue to fuel a strong apartment sector, according to the report. It notes that the Westchester apartment demand has met or exceeded supply over the past five years, resulting in continuous increases in rents. “Some of the increase reflects compensation for new amenities provided by developers in newly delivered inventory. These amenities include the addition of fitness centers, pools, common areas, mail and package storage and party facilities, among others,” the report stated. LaPerch said while there are plenty of rental apartments available, there aren’t enough for-sale units to meet demand in the condo and co-op sectors. “Money is still very cheap and we’re looking for product,” LaPerch said. “We need product.”

Citrin Cooperman Corner New Rental Legislation – How Rent-Reform Will Affect New York Property Owners BY MARK MOTTEL AND FRANK ROMANO rents a certain percentage (capped) if they made major capital improvements. Now, the regulations lower the rent increase cap from 6% to 2% in New York City and from 15% to 2% in other counties. Other technicalities further limit the rent increase potential from improvements. • Repeals the provision that allow the removal of units from rent stabilization rules when the rent crosses a statutory high-rent threshold (approximately $2,770) and the unit becomes vacant, or the tenant’s income is $200,000 or higher in the preceding two years. • Prohibits owners who have offered tenants a “preferential rent,” below the legal regulated rent, MARK MOTTEL AND FRANK ROMANO from raising the rent to the full legal rent, upon renewal. Landlords will need to raise rents by On June 24, 2019, New York State passed the normal increases from the guidelines imposed. • Repeals the “vacancy bonus” provision that Housing Stability and Tenant Protection Act of 2019 (the “Act”) which made sweeping pro- allows a property owner to raise rents as much tenant changes to rent laws. Predictably, the Act as 20% each time a unit becomes vacant. Also, has been viewed favorably by tenant groups and repeals the “longevity bonus” provision that allows rents to be raised by additional amounts, unfavorably by landlord groups. New York State’s Governor Andrew Cuomo based on the duration of the previous tenancy. • Limits security deposits to one month’s rent issued the following statement on the legislation: “At the beginning of this legislative session, I and provides required procedures to ensure the called for the most sweeping, aggressive tenant landlord promptly returns the security deposit. • Includes a wide variety of protections for protections in state history. I’m confident the measure passed today is the strongest possible tenants during the eviction process, including set of reforms that the Legislature was able to strengthening protections against retaliatory pass and are a major step forward for tenants evictions. • Strengthens and makes permanent the across New York.” Meanwhile John H. Banks, president of the Real system that protects tenants in buildings that owners seek to convert into co-ops or condos. Estate Board of New York, stated the following: The changes enacted by the new legislation are “The harmful impact of this legislation will be profound for New York City’s economic future. clearly designed to protect tenants and to reverse There are many losers, including small property the benefits that landlords have benefitted owners, contractors, as well as tenants. This from over the past few decades. The question legislation will keep rent lower for some, but also is whether landlords will suffer decreased cash significantly diminish housing quality and lead flow, which will lead to underinvestment in rental to less tax revenue to pay for vital government properties and negatively affect the housing services. It will worsen the City’s housing stock. The limitation on rental income will cause crisis. The construction of future affordable building valuations to decrease and become less units will slow, if not end altogether, the housing attractive investments. Additionally, now that vacancy rate will worsen and nothing will have landlords are limited in the amount they can raise been done to make it easier for those who rents to offset increased spending on building improvements, many fear that living conditions struggle to pay their rent.” In response, landlords are challenging this new in such buildings will start to degrade. We will legislation in court. Two landlord trade groups have to wait and see what actually happens to recently initiated a lawsuit in federal court against the real estate market as these new regulations New York City; The Rent Guidelines Board and are implemented, as well as the outcome of the the state agency that has authority over rent- pending lawsuits filed by the landlord groups. Citrin Cooperman can assist landlords in regulated apartments. The lawsuit alleges that the legislation violates the 14th Amendment due navigating through these new regulations in process clause and the takings clause of the Fifth determining possible effects on their real estate Amendment. Their goal is to dismantle the entire investments. rent stabilization system. The lawsuit may be heading to the Supreme Court, which could take ABOUT THE AUTHORS Mark Mottel, a tax partner in Citrin years, assuming the Court agrees to hear the case. Until that happens, landlords will have to Cooperman’s White Plains office, brings more abide by the new rules which are now in effect. than 30 years of experience to his clients. These rules apply to both rent-controlled and He specializes in real estate taxation and rent stabilized apartments. Most of the current sophisticated tax planning for businesses and housing stock is rent stabilized, as the original high net worth individuals. Mark’s real estate rent-controlled units are older and have, over expertise includes property operators and time, as the families pass away, been converted developers who own residential apartment to market rate. Rent increases for rent stabilized buildings, shopping centers, and office units are determined by the rent guidelines board. buildings. He also serves clients in other service Notably, the new regulations are permanent. businesses including, law, consulting, health Previously, the laws needed to be voted on to care, and public relations. Mark can be reached be extended every four-eight years. Also, the at mmottel@citrincooperman.com. Frank Romano is an audit partner in Citrin Act removes the geographical restrictions on the applicability of the rent stabilization laws, Cooperman’s White Plains office, with more than allowing any municipality that otherwise meets 15 years of experience providing accounting, the statutory requirements (e.g., less than 5% audit, tax, and business consulting services. His vacancy in the housing stock to be regulated) clients include an array of businesses in various to opt into rent stabilization. Therefore, these industries, including real estate, restaurants, regulations apply statewide and are not limited manufacturing, and distribution. Frank can be reached at fromano@citrincooperman.com. to NYC. Citrin Cooperman is a full-service accounting and Major tenant protection provisions include the advisory firm with 15 domestic and international following (not a comprehensive list): • Previously, landlords were able to increase locations. Visit us at citrincooperman.com.

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AUGUST 5, 2019

White Plains—

a circular segment of the city’s downtown core which encompasses the area going out one-third of a mile from the train station. “There is a great deal of interest in our Transit District, which is gratifying, but not surprising,” Mayor Tom Roach told the Business Journal. When the city held an information session on June 27 aimed at those who might want to submit a response to the RFP, more than 80 people attended. “In the information session we shared the importance of any project being environmentally progressive, providing affordable housing and street-level retail, as well as improving the pedestrian and bike experience and connections to the rest of our downtown,” Roach said. Southernmost of the parcels up for redevelopment is the Urban Renewal Agency’s lot at 3 Hamilton Ave., currently being used as an at-grade parking facility called the Bronx Street Lot. It is bordered to the north by Hamilton Ave., the south by Main St., the east by Bank St. and on the west by the train station. It covers about 40,500 square feet.

to the west and a driveway to the south. The strategic plan says the firehouse doesn’t have to stay in its current location and that the city is evaluating options to construct a new firehouse in the immediate vicinity of the development site. “We are channeling this high level of interest into developments that will benefit the city overall, bringing street life back to an area of the downtown that lost its vitality due to urban renewal,” Roach told

the Business Journal. The development site is zoned CB-4, with CB standing for core business. It permits residential, retail, office, government, business, service, cultural and entertainment uses. High-rise, high-density housing can be built on sites greater than 50,000 square feet where 50% or more of the floor area ratio is used for residential. The maximum building height would be 280 feet. The RFP requires developers to identify “the location, size and intended use/ programming of an at-grade community green, park or open space.” As an alternative, developers could propose creating an elevated linear open space, similar to New York City’s High Line, possibly spanning Main Street and Hamilton Avenue and providing additional pedestrian access points to the train station platforms. City planners view the redevelopment of the train station parcels as an opportunity to improve pedestrian connections between the area and adjacent neighborhoods including Battle Hill, Fisher Hill and Ferris Avenue as well as to reinforce the existing connection along Main Street to the rest of the downtown area.

tity theft, wire fraud, mail fraud, credit card fraud, concealing a debtor’s property and making false statements to investigators. According to a bankruptcy court document filed June 21, Meyzen Realty had “repeatedly provided fraudulent documents to Celtic Bank.” Celtic had loaned $900,500 to Meyzen Realty in 2013. The realty company had told the bank that it had a payment plan for state taxes and was up to date with payments. But the documents provided to the bank were allegedly altered, and according to a state tax official, the restaurant has had five installment payment agreements and defaulted on every one. The state Department of Taxation and Finance filed a $520,022 claim against La Crémaillère on July 15. When Barbara Meyzen was questioned at a bankruptcy creditor’s meeting on June 10 about the tax payment plan and loan from her niece, she declined to answer and asserted her Fifth Amendment right not to testify. Just a few weeks ago, things were looking brighter for La Crémaillère. The restaurant’s bankruptcy attorney had hired business bro-

ker Silvio Benedetto to find a buyer. He had queried numerous French restaurants in the region, such as Le Provençal Bistro in Mamaroneck, Bistro Versailles in Greenwich and La Panetiere in Rye. He contacted potential buyers such as Martha Stewart, Mario Batali and Joseph Bastianich. He consulted with wine merchants such as Zachys and Acker Merrall & Condit. “French restaurants are not doing well and many are for sale,” Benedetto stated in a July 17 report. “Most of the prospects I offered the restaurant to felt the price was out of line, as is the location nestled in back country.” He considered breaking the sale into three options: wine cellar, real estate and the business. He estimated the wine cellar, valued at nearly $1.3 million in La Crémaillère’s Chapter 11 petition, was worth $250,000 to $360,000. The real estate could fetch $2.1 million to $2.6 million. The restaurant could command $250,000 to $300,000. Total price, he estimated, could be $3.5 million to $3.8 million. Ray Balidemaj, owner and chef of Alba’s Restaurant in Port Chester, offered $2.5 million. He demanded a 60-day due diligence period to inspect the property and he proposed a Sept. 1 closing. He wanted to execute a purchase “as expeditiously as possible.” “This letter constitutes a mere expression of interest,” he stated, “and does not represent a binding offer.” He signed the document July 17 and it was submitted to the bankruptcy court on July 19. It had not been signed yet by the Meyzens. Four days later, Barbara Meyzen, 57, of Redding, Connecticut, was arrested. She was released from custody on a $250,000 bond. The following day a bankruptcy judge approved the appointment of a trustee to manage the bankrupted companies.

The White Plains train station parking garage. Photo by Peter Katz.

La Crémaillère —

decades,” he said, “and it is truly one of the great French restaurants on the East Coast.” La Crémaillère is housed in a 1750s farmhouse on Bedford-Banksville Road, on the Connecticut border, and for many years it has been acclaimed as one of the finest examples of French country cooking in the Northeast. Barbara Meyzen, also known as Bobbie, and her husband, Robert Olivier Meyzen, are co-owners and have run the restaurant since 1993. The criminal complaint describes several alleged schemes. In 2013, the Meyzens borrowed $155,000 from a niece, Judy Smith of Fort Worth, Texas. The loan was secured by a mortgage. In 2017, a document was submitted over the internet to the Westchester County Clerk by “Bobbie Meyzen,” purportedly signed by Smith and a Texas notary, stating that the loan had been paid. The loan had not been paid off, Smith stated in a lawsuit last year, and the signatures were forgeries. In 2015, the Meyzens were looking for new financing, according to the criminal complaint. Barbara Meyzen allegedly gave doctored bank statements to nine potential lenders, changing negative account balances to positive balances and removing information on bounced checks. In 2017, a Stamford woman who was a friend of Barbara Meyzen and a frequent customer of La Crémaillère, entrusted Meyzen with her American Express card number to automatically bill for meals. Meyzen allegedly used it to buy $80,000 worth of fruits, vegetables, cheeses and other goods. When her friend confronted Meyzen, she said it was a mistake and promised to fix the

A strategic plan for the area envisioned a mixed-use development for the site incorporating retail, commercial and entertainment uses at ground level. The second parcel is at 10 Ferris Ave. and is known as the Station Lot. It is 37,500 square feet and used for passenger dropoff, taxicabs waiting for riders and limited surface parking. It is bordered on the south by Hamilton Avenue, on the north by a driveway, on the east by Ferris Avenue and on the west by Metro-North. The strategic plan called for development concepts to maintain or enhance existing at-grade circulation patterns and station access. Parcel 3 is at 16 Ferris Ave. and is the site of the current parking garage. It covers 40,000 square feet with driveways on the south and north, Ferris Avenue on the east and the train station to the west. Development concepts could include incorporating the existing structure into a new development or tearing it down provided new parking is created somewhere else. The fourth parcel, 20 Ferris Ave., is 72,500 square feet and is where the city has a firehouse. Ferris Avenue borders the property to the east and north with Metro-North

AUGUST 5, 2019

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La Crémaillère restaurant. Image via Google Maps.

problem. She allegedly gave the woman two checks on the restaurant’s bank account, totaling $32,000. They bounced. Meyzen Family Realty Associates LLC, owner of the farmhouse and 3.75-acre property, filed for Chapter 11 bankruptcy protection in September 2018, declaring $2.8 million in assets and $1.45 million in liabilities. La Crémaillère Restaurant Corp. filed for Chapter 11 in April, declaring $1.4 million in assets and more than $2 million in liabilities. Two days after filing the restaurant bankruptcy, Barbara Meyzen opened a new bank account in her name and diverted more than $40,000 in restaurant credit card receipts to the account, according to the criminal complaint. She allegedly opened another account with a White Plains bank, in the name of Honey Bee Farm LLC, and diverted more restaurant funds to the account. This past May, Barbara Meyzen allegedly gave the U.S. trustee misleading information about insurance coverage on the property, when she knew that the insurance had been canceled for nonpayment. Federal prosecutors accused her of iden-

‘Dinner and Dialogue’ for midsize businesses debuts at Manhattanville College One of the people who attended the event, David W. Lewing, who is the market president for the Hudson Valley and Metro New York at KeyBank, said, “I walked away from the dinner with a greater appreciation of the county executive’s commitment to growing business in our community, along with his willingness to listen to private-sector businesses’ concerns and engage in discussion about what local government can do to help address them.”

BY PETER KATZ pkatz@westfairinc.com

estchester’s midsize companies, those with between 50 and 500 employees, are being targeted in a new program by the county’s Office of Economic Development to provide access to government while letting the businesses know about ways in which the county stands ready to help them grow. The program is called “Dinner and Dialogue” and has been developed in partnership with Manhattanville College. Representatives of 10 midsize Westchester businesses attended a networking session in which they spoke with County Executive George Latimer and other officials, followed by dinner during which discussions continued. Subjects that came up ranged from taxes to the cost of living in Westchester and training and business development programs available through the county. The kickoff event, which was held at the Reid Castle on the Manhattanville campus in Purchase, is scheduled to be followed by a second “Dinner and Dialogue” on Oct. 7, which will focus on health care. Bridget Gibbons, the county’s director of economic development, told the Business Journal that the county had been looking for a centrally located venue for the event. Invitations to attend are sent to businesses. “We had a conversation with Manhattanville and it was a coincidence when they asked if the county would like to partner on any future initiatives,” she said. Gibbons said it was a natural fit since Manhattanville offers customized training for midsize businesses along with classes and certificate programs that would be relevant for the businesses and their employees. “We have a good and solid relationship with our largest businesses,” Gibbons said. “We don’t necessarily have an opportunity to meet with those midsize businesses in an organized way.” There are approximately 600 businesses in the county that fit into the midsize category and over time the county wants to reach out and let all of them know “they can establish a relationship with the county executive and his senior team, to know that we are there to help, and that they can call us and, if there’s a question or problem or concern, they have a direct line to us,” she said. Manhattanville President Michael Geisler said the college has initiatives, including the launch of its Center for Design Thinking that involve the business community. “Events like this help us connect with business leaders and better understand their needs,” he said.

Attendees at the first “Dinner and Dialogue” event.

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In CoURT | By Bill Heltzel Joseph Spiezio ordered to pay $2.3M for taking Connecticut trash company’s assets

oseph Spiezio and two of his companies have been ordered to pay a Connecticut company $2.3 million for taking over its business without compensation. Westchester Supreme Court Justice Terry Jane Ruderman entered the judgment July 15 in favor of Can Man Carting LLC of Norwalk and Andris Kurins of Westport. “There is no dispute that Spiezio actually took over the operations of Can Man Carting, including possession of its assets,” Ruderman wrote in a May 13 decision, following a two-week trial. “However, rather than holding a closing at which the transaction would be formally accomplished, he obtained the entirety of the Can Man assets without paying or turning over most of the agreedon consideration.” Spiezio made a deal to buy Can Man for $2,350,000, payable over six years by JLS Waste Services of Nevada Corp., a company he owned, controlled and specifically created for the transaction. But Spiezio canceled the January 2013 closing over

concerns about Can Man’s delinquent tax obligations. He struck a new deal for JLS to buy Can Man’s assets, but not the business itself, also for $2,350,000. Spiezio promised to formalize the deal, according to Kurins’ lawsuit, “though he always found an excuse not to execute it.” By Feb. 1, 2013, Spiezio was in control of the business. Then he transferred Can Man Carting assets to a new entity, Can Man Sanitation, and dissolved JLS Waste Services. He made monthly payments for a year, totaling $171,642. But in April 2014, the last check bounced. Kurins, unaware that JLS had been dissolved, sent a notice of default to the entity he thought bought his assets. Spiezio rejected the default notice, and Kurins sued, accusing him of breach of an oral contract, fraud and unjust enrichment. Ruderman ruled that Kurins and two business partners, Fior Lostumbo and Anthony Passaniti, were credible witnesses. Spiezio and his wife, Louise, titular head

of several family businesses, were not credible. “The evidence showed that he manipulated and used the businesses he owns and controls in a manner intended to purposefully obfuscate the identity of its corporate actors,” she wrote. She ruled that Spiezio was personally liable for judgments against his companies. “There was ample evidence that Spiezio abused the privilege of doing business in the corporate form,” she said, “so as to perpetrate a wrong against the plaintiffs.” Ruderman ordered Spiezio and his companies to pay $1,733,221 to Kurins and $601,058 to Can Man Carting. In February, Spiezio filed for Chapter 11 bankruptcy protection for one of his many companies, Waste Services Inc. of Mamaroneck. He declared $5 million in assets and $7.6 million in liabilities. In June, SGFH Realty Inc., operated by his wife, Louise, sold the Waste Services yard at 275 Washington St. in Mount Vernon for $9.1 million and a nearby parcel for $250,000.

Contractor sues Harrison schools for $800K, alleging improper termination

construction company has sued the Harrison Central School District for more than $800,000, claiming it was fired for project delays caused by the district. East Coast USA Construction also alleges that it was replaced by a company that has a close personal relationship with the school district or the project construction manager. “The district intentionally terminated East Coast USA Construction to cover up its own failures,” according to the lawsuit filed July 3 in Westchester Supreme Court, “using East Coast as a scapegoat.” Louis N. Wool, the district’s superintendent, did not respond to an email request for comment. East Coast USA Construction is based in Queens and run by Jaspreet Singh, according to a state Division of Corporations record. Last year, East Coast USA Construction was awarded a $1 million contract to renovate the auditorium at Louis

M. Klein Middle School. Eight months later, the district fired the company, declaring it was in default on the contract. The district claimed that “East Coast failed to progress its work in a timely manner to assure its completion within the contract time,” the complaint states. But East Coast claims the district and construction manager Arris Contracting Co. of Poughkeepsie caused the delays. The project was shut down because of asbestos exposure, the ceiling was redesigned and the district was allegedly slow to process payments. The performance bond

insurer, Aegis Security Insurance Co., demanded $600,000 collateral from East Coast USA Construction to cover the costs of the termination, the complaint states, and it paid the district $454,000. Harrison replaced East Coast with Key Construction Inc., whose $980,000 bid, according to the complaint, was $95,000 higher than the low bid by JDDC Construction. East Coast accuses the district of hiring Key Construction “based upon a personal relationship” with the district or Arris or others acting on their behalf. The complaint does not identify a specific personal relationship, and neither Arris nor Key are named as defendants in the lawsuit. East Coast is demanding $831,471 for money owed when it was fired, lost profits and the collateral demanded by its insurance company. The contractor is represented by George Sitaras and Gerasimos D. Liberatos of Marco & Sitaras PLLC of Manhattan.

Maryknolls don’t have to reveal priest records yet, judge rules

Westchester Supreme Court judge has rejected a request that the Maryknoll Fathers and Brothers and the Roman Catholic Archdiocese of New York provide records of a priest who allegedly assaulted a boy in the 1960s. Catherine Gallagher petitioned the court in June to appoint a neutral party to preserve records and to compel the Catholic institutions to identify potential witnesses and notify possible victims of a priest she claims assaulted her brother, Ralph “Chip” Gallagher, who died in January. She wants the records to prepare for a lawsuit she plans to file, as voluntary administrator of her brother’s estate.

AUGUST 5, 2019

“Nothing before the court establishes the claim that the requested pre-action disclosure is necessary,” Justice Terry Jane Ruderman ruled July 23. Gallagher claims that Edward Flanagan sexually assaulted her brother from age 4 to 11, beginning in 1962. Flanagan, who joined the Maryknoll missionary order, based in Ossining, in 1956 had been assigned to the Church of St. John and St. Mary in Chappaqua where Ralph Gallagher went to school. He had allegedly been a frequent guest in the Gallagher home. Flanagan left the Maryknoll order in 1971 and died in 2016. When Gallagher died,

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at age 60, sexual assault lawsuits in New York had to be brought within three years of the victim’s 18th birthday. But a state law enacted this year created a onetime, one-year opportunity, beginning Aug. 14, for victims who missed the deadline to file cases. Catherine Gallagher argued that she needs the records now for an investigation and to help frame a complaint. She wants to make sure that nothing is destroyed, as well as to identify other victims and co-workers of Flanagan who could be witnesses. She said former Maryknoll Brother Will Ament accompanied Flanagan and her broth-

er on a trip in the Bahamas. She did not accuse Ament of wrongdoing but said he could bolster the case against Flanagan. But Ament, and other potential witnesses, are old and getting their testimony is urgent before “recollections become unavailable.” The Maryknolls and the archdiocese argued that Catherine Gallagher failed to demonstrate a “meritorious cause of action.” She has no personal knowledge of the alleged events. She does not demonstrate why pre-action discovery is needed to frame a complaint or what bearing other potential victims have on her brother’s case. The archdiocese noted that it had no control over Flanagan’s

employment and nothing has been shown that it knew of Flanagan’s actions. Both organizations said the state attorney general has already put them on notice to preserve documents for an investigation of allegations against the Catholic Church. Ruderman found the Maryknoll’s and archdiocese’s positions persuasive. “The petition lacks support by anyone with firsthand knowledge of the allegations,” she said. Catherine Gallagher has offered no support for her authority to act as a voluntary administrator of her brother’s estate. She appears to already have sufficient information to frame a complaint.

The names of other children and witnesses can be obtained through normal discovery channels, “once an action has been commenced,” she said, and the Maryknolls and archdiocese have demonstrated that they are aware of the necessity of preserving relevant records. “No additional protections,” Ruderman said, “are warranted here.” Gallagher is represented by Barbara J. Hart of Lowey Dannenberg in White Plains. The Maryknolls are represented by John P. Hannigan of Bleakley Platt & Schmidt in White Plains. The archdiocese is represented by Peter J. Johnson Jr. of Leahey & Johnson of Manhattan.

Hopewell Precision and former owner agree to $1.2M Superfund payments BY BILL HELTZEL bheltzel@westfairinc.com

n East Fishkill fabricating company and its former owner have consented to paying more than $1.2 million to the federal government for cleaning up an environmental Superfund site in Dutchess County. U.S. Attorney Geoffrey S. Berman filed a civil complaint and consent orders against Hopewell Precision Inc. and John B. Budd on July 19 in federal court in Manhattan, on behalf of the Environmental Protection Agency. Budd and Hopewell Precision admitted responsibility for dumping toxic chemicals into the soil from 1976 to 1980 that contaminated the groundwater and polluted private wells used by 66 homes. The EPA has spent $22 million since 2003 and expects to spend millions more remediating the environmental

damage. The settlements by Budd and Hopewell Precision amount to less than 6% of the costs thus far. Budd founded Hopewell Precision in 1972, according to court documents, set up shop on Ryan Drive in East Fishkill, sold the business in 1991 and is still the landlord. The company fabricates metal products for telecommunications, broadcasting, medical uses and the military. Hopewell Precision cleaned machine parts by dipping them into a vapor degreasing machine that used trichloroethene, a hazardous chemical solvent also known as TCE. From 1976 to 1980, according to the consent agreements, employees drained oil, dirt and solvent sludge from the degreasing machine onto the ground behind the factory. They also dumped paints and other chemicals. TCE leached into the groundwater, formed a

plume that migrated 1½ miles to the southwest and contaminated private wells used by more than 150 people. The EPA has supplied bottled water to residents whose wells were polluted and has installed treatment and monitoring systems. It is still working on restoring the aquifer and building an alternative water supply. The Superfund law allows the government to recover from polluters the costs of cleaning up and remediating contaminated sites. Budd, of Orange, California, consented to paying the EPA $963,750 and Hopewell Precision President Richard H. Skeen agreed for the company to pay $283,950. The action was filed by Rachael L. Doud and Dominka Tarczynska, assistant U.S. attorneys, and Ellen M. Mahan, deputy chief of the Department of Justice environmental enforcement office.

Cuomo signs bill making it illegal to threaten employees over immigration status BY PETER KATZ pkatz@westfairinc.com

ov. Andrew Cuomo signed into law a bill that makes it illegal for an employer in New York state to retaliate against a worker by contacting federal immigration authorities or threatening to do so. The measure also extends the protection to threats or actions against an employee’s family or household members. The provision takes effect 19 days from the bill’s signing, which took place during the July 27-28 weekend. The legislation was sponsored by state Sen. Jessica Ramos of Queens and Assemblyman Marcos Crespo of the Bronx.

The new law adds language to existing labor law in order to specify that when the existing law says it’s illegal to “threaten, penalize, or in any other manner discriminate or retaliate against any employee,” that includes contacting or threatening to contact a federal, state or local agency about an employee’s immigration or citizenship status or the status of a family or household member. New York Attorney General Letitia James’ office said it has received numerous credible reports of employers threatening immigrant workers with potential deportation for standing up for themselves. It also said immigrants are more likely to be victims of wage theft, sexual harass-

ment and misclassification as independent contractors rather than employees entitled to benefits than are employees who are U.S. citizens. The office cited figures that every year 6.5 million undocumented workers are cheated with respect to wages they have earned and 85 percent of immigrant workers do not receive all the overtime pay to which they’re entitled. James’ office said fear of retaliation silences these workers. James’ office noted that in California there were 94 complaints over immigration-related retaliation threats during the first year of the Trump administration, up from 20 in all of 2016 and seven in 2015.

Accused embezzler Rocco Romeo ordered to pay former employer $1.1M BY BILL HELTZEL bheltzel@westfairinc.com

ccused embezzler Rocco Romeo has been ordered to pay nearly $1.1 million to his former employer. U.S. District Judge Cathy Seibel issued a default judgment July 16 after Romeo, of Washingtonville, failed to answer a lawsuit filed by Budd Larner PC, the Short Hills, New Jersey, law firm where he was chief technology officer for many years. The firm accused Romeo and Jacqueline Galler of Sugar Loaf of racketeering on Feb. 25 in federal court in White Plains. They also were charged criminally with money laundering and wire fraud for allegedly siphoning law firm funds into personal accounts from 2015 to 2018. Assistant U.S. Attorney Mathew Andrews dropped the criminal charges against Galler on May 29 in the “inter-

ests of justice.” Romeo and Galler had allegedly created a shell company, set up banking and payment accounts and invoiced the law firm for technology services. Romeo, as head of IT, paid the bills with a company credit card. Funds were transferred to the private accounts and then withdrawn from ATMs or through online payments. Last summer the firm discovered $900,000 in suspicious payments to the shell company, for services another vendor had provided. Galler, who is also known as Star Galler and who runs a yarn shop in Monroe, admitted opening

a bank account on behalf of Romeo, in her answer in the civil lawsuit. But she claimed she had no knowledge of Romeo’s transactions. Romeo told her he was starting a new business, according to a counterclaim she filed against him, he was planning to divorce his wife and he did not want his wife to have any rights to the company. She claims Romeo had exclusive use of the debit card. She had relied on his misrepresentations, she said, “to her detriment.” Now she has been implicated in criminal activity and has been sued “for actions committed solely by Romeo.” Galler is asking the court to dismiss the law firm’s complaint and order Romeo to cover her costs if a verdict goes against her. Galler is represented by David L. Darwin of Ostrer & Associates PC of Chester.

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White Plains Planning Board backs apartments at 37 DeKalb

37 DeKalb Ave.

BY PETER KATZ pkatz@westfairinc.com

he White Plains Planning Board has recommended that the city’s Common Council approve a plan to convert the former Nathan Miller Nursing Home at 37 DeKalb Ave. into an apartment development. The council had referred the application for reuse of the now vacant property to the planning board and other city boards and departments for comment. The applicant, 37 DeKalb Owner LLC, asked the council to schedule a public hearing on the proposal for its Aug. 5 meeting, which the council has done. The current proposal calls for the property at the intersection of DeKalb and Carhart avenues to be developed with a 3-story building containing 21 apartments. A total of 21 parking spaces would be provided. Some of the spaces would be in an underground garage. The nursing home operated with nine spaces. The site covers approximately 19,100 square feet of land. In 2012, Sunrise Detox proposed converting the former nursing home into a facility for people recovering from drug or alcohol addiction. The proposal generated intense neighborhood opposition. In order to

The current proposal calls for the property at the intersection of DeKalb and Carhart avenues to be developed with a 3-story building containing 21 apartments.

satisfy the zoning for the site, Sunrise wanted to designate the facility as a “community residence.” The city’s building commissioner determined that it did not qualify as a “community residence” and the city could not act on the proposal until Sunrise either applied for a variance or appealed the determination. Sunrise went to court, alleging discrimination and a violation of the Americans With Disabilities Act, but lost the case. It subsequently put the property on the market. Attorney William S. Null of the White Plainsbased law firm Cuddy & Feder, in a June 18 letter to Mayor Tom Roach and the council asked that a special permit and site-plan approv-

al for the apartment project be granted. Null noted that the nursing home had been a nonconforming use and the proposed building was consistent with two nearby buildings, Paladin’s Keep and Live Oaks, both of which are nonconforming with the zoning ordinance. “Certainly, the redevelopment of the Subject Premises for a residential purpose will be beneficial to the community,” he wrote. Null said the property’s 19,100 square feet exceeds the zoning requirement for a minimum lot area of 17,500 square feet. He said the building coverage also is consistent with zoning because it will not increase from the current 49%. In terms of height, the R2-2.5 district zone sets a maximum of 3 stories and 35 feet and the proposed height of the building would be less than 35 feet. Null also pointed out that the number of off-street parking spaces required is to be determined by the agency tasked with approving a project subject to a recommendation by the city’s deputy commissioner of parking, but in no case shall be less than one space per dwelling unit. Null said there are parking options within two to five blocks of the site should a resident of the proposed building need to park more than one vehicle.

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AUGUST 5, 2019

THE LIST: Office Parks

Westchester County WESTCHESTER COUNTY

Largest Office Parks

Ranked by square footage of parks and complexes. Listed alphabetically in the event of a tie. Name Address Area code: 914, unless otherwise noted Website

1 2 3

440 Mamaroneck Ave, Harrison 10528; 1133 Westchester Ave., White Plains 10604; 2975 Westchester Ave., Purchase 10580; 760 Westchester Ave., Rye Brook 10573; 800 Westchester Ave., Rye Brook 10573; 399 Knollwood Road, White Plains 10603 285-1707 • rpwgroup.com

AUGUST 5, 2019

Number of buildings

Year started to completion

3.0 million

1978, renovated 2008

1.5 million

Thomas J. Mannino

1967 - 1985

11, 75, 100, 125, 150, 175, 250 Clearbrook Road; 1-8 Westchester Plaza; 50, 77, 85, 300, 350, 399, 400, 500, 525 Executive Blvd., Elmsford 10523 592-4800 • mack-cali.com

1.3 million

Matthew J. Warshauer

1962 - 2002

765-771 and 777 Old Saw Mill River Road, Tarrytown 10591 593-4440 • biomedrealty.com

1.3 million

The Kling Partnership

1970 - 2008

1, 2, 4, 5-8, 10-12, 15-17 Skyline Drive; 200 Saw Mill River Road, Hawthorne 10532 592-4800 • mack-cali.com

761,127

Matthew J. Warshauer

1965-1999

1-3 Executive Blvd.; 4, 6 Executive Plaza, 100, 200 Corporate Boulevard South, 1, 3, 5, 7 Odell Plaza, Yonkers 10701 592-4800 • mack-cali.com

758,065

Matthew J. Warshauer Jerome B. Rockhill

1980 - 1990

1 N. Broadway and 445 Hamilton Ave., White Plains 10601 997-9167 • whiteplainsplaza.com • ivy-realty.com

725,000

Charles Luchman

1971, renovated 1993 and 2001

687,731

The Architects Collaborative

1986 - 1990

1-4 Manhattanville Road, Purchase 10577 212-481-1122 • 428-1447 • thecentreatpurchase.com • oconnorcp.com • gcomfort.com

676,490

Emery Roth & Sons PC Hooker/Siskind Associates

1983 - 1990

50 Main St. and 11 Martine Ave., White Plains 10606 592-4800 • mack-cali.com

570,000

Matthew J. Warshauer

1985-1987

1-6 International Drive, Rye Brook 10573 872-4743 • slgreen.com

544,069

Conseco DMJM

1983, renovated 1986, renovated 2015

333 Westchester Ave., White Plains 10604 997-1542 • colliers.com

500,000

Philip Johnson (architect for renovation)

1956, renovated 2002

555, 565 and 570 Taxter Road, Elmsford 10523 610-980-7000 • cbre.us

428,838

The Eggars Group

1986 - 1988

1111 and 1129 Westchester Ave., White Plains 10604 631-293-7800 • ashforth.com

366,000

Michael Harris Spector

1985 - 1986

80, 84, 111, 130, 200 Business Park Drive, Armonk 10504 251-1415 • silveretterealty.com

302,000

Thomas J. Mannino Philip Franz The Philips Janson Group

1976 - 2007

113 King St., Armonk 10504 764- 1000 • airportcampusny.com • 113kingstreet.com/index-main.shtml

300,000

1820, currently under renovation

297,197

Matthew J. Warshauer

1974 - 1986

410, 420, 430 and 440 Saw Mill River Road, Ardsley 10502 858-485-9840 • biomedrealty.com

258,040

1955, renovated 2011

2 and 4 Westchester Park Drive, White Plains 10604 697-9500 • 212-674-2556 • heritagerealtyservices.com

240,000

Thomas J. Mannino

1982, renovated 2006-2011

550 and 600 Mamaroneck Ave., Harrison 10528 997-9169 • celestialcapital.com/portfolio_saxonwoods.html

238,000

Weisberg Castro Associates

1968-1971, renovated 1998

3000, 3010, 3020 and 3030 Westchester Ave., Purchase 10577 881-1096 • simdev.com

220,000

ARC Services LLC

Renovated 2014

2649 and 2651 Strang Blvd., Yorktown Heights 10598 642-9300 • ghpoffice.com

218,000

Papp Architect PC

1988

140 and 150 Grand St., White Plains 10601 872-4729 • westportcp.com

214,136

Matthew J. Warshauer Cardelli Design Group Inc.

1962 - 1990, renovated 2009

200 and 220 White Plains Road, Tarrytown 10591 610-980-7000 • mack-cali.com

187,300

Matthew J. Warshauer

1982-1984

126,000

Renato Severino Richard Hetzel

1983-1984

120,000

Amenta Emma

1986

The Exchange

701, 707-711, 777, 925, 1025, White Plains 10604; 103-105, 106-110 Corporate Park Drive, West Harrison 10604; 2500, 2700 Westchester Ave., Purchase 10577 203-352-8903 • normandyrealty.com

Cross Westchester Executive Park

Mid-Westchester Executive Park

South Westchester Executive Park White Plains Plaza The Summit

100, 200, 500 Summit Lake Drive, Valhalla 10595 872-4744 • slgreen.com

The Centre at Purchase

Westchester Financial Center Reckson Executive Park

Monument Corporate Park Taxter Corporate Park

1111 and 1129 Westchester Ave. Armonk Business Park Airport Campus

Tarrytown Corporate Center

560 and 580 White Plains Road, Tarrytown 10591 517-7800 • rxrrealty.com

Ardsley Park Life Science Center Westchester Park Center

Saxon Woods Corporate Center Purchase Professional Park

Northern Westchester Executive Park 140 and 150 Grand Street Talleyrand Office Park

Mount Pleasant Corporate Center

115 and 117 Stevens Ave., Valhalla 10595 872-4744 • reckson.slgreen.com

RiverView at Purchase

287 Bowman Ave., Purchase 10577 253-9332 • riverviewatpurchase.com

Note: Information compiled from the websites of the office parks and their respective owners.

Architect or architectural firm

RPW Group *

The Landmark at Eastview

4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

Total square footage of all buildings

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AsK Andi Close the deal LOTS OF ACTIVITIES BUT NOT ENOUGH CLOSES. LOTS OF LEADS, JUST HAVE TO LIGHT A FIRE TO GET GOING FASTER TO TURN LEADS INTO WORK. HOW DO WE DO THAT? THOUGHTS OF THE DAY: Good news is you have opportunities coming in the door. Should you be closing the leads you have in front of you? Do you understand your clients’ needs and how well are you doing at conveying that understanding? Is this the right time for your client to buy, and what can you do about adjusting the timing? One of the things that holds back a lot of sales organizations is not having enough leads to work with. Sounds like that’s not the problem here. Which is terrific. A strong pipeline of opportunities coming to the sales organization is like gold waiting to be mined. Now help your sales organization figure out how to tell the difference between good leads and not-so-good ones, between leads that should close now and ones that shouldn’t be counted on to close anytime soon. Look for deals that are delayed but can benefit from nurturing until they’re ready to close. Start with a script of questions that your salespeople are required to put to prospects and to which they are to get answers. • What’s your ideal time frame and why that timing? • How much depends on this sale? • How will any changes in customer needs, the economy or your company’s situation impact your decision to purchase? • Who else needs to be involved in decision-making on this purchase, how will they get involved and what other commitments on their plates might get in the way of them paying attention to this deal? • If you saw a way to move up the timetable on making this purchase, what would motivate you to do that? • How long before the lack of making this purchase impacts the company’s performance and profits? Understanding the client’s urgency and necessity related to making a purchase is critical. If it’s not urgent and not necessary, the salespeople have a lot more work to do to keep this deal front and center and move it to close. Attempt to proceed to close by asking how well the solution fits the client’s needs and listening carefully to any objections. Make sure everyone involved in the decision sees it the same way as your contact, that you don’t get misled by one person who doesn’t represent the views of the buying group overall. Deal with objections thoroughly and carefully, but also be alert for deals that are more wishes than reality. Sometimes it’s more important to walk away and put time in elsewhere on another deal that shows more promise. Deals that are urgent in the clients’ eyes should get closed right away. Don’t make things complicated. Avoid throwing up roadblocks or creating obstacles to closing. Once

the client admits there’s a fit, ask for the sale. On each outstanding deal, ask your salespeople to find out if the client’s timeline matches their estimate of when the deal might close. Have them check if there’s any misunderstanding on timing. Tell your sales folks to look for any mismatch in expectations about whether and how this deal might, or might not, happen. Encourage your salespeople to get the truth about what’s happening, even if it’s not good news. Put every opportunity into a spreadsheet where you can keep track of all of your outstanding opportunities. Look at which salespeople are good at forecasting, which salespeople are good at setting accurate close dates and which ones are overpromising and under-

A strong pipeline of opportunities coming to the sales organization is like gold waiting to be mined.

delivering. Put your focus on helping them to better understand what’s going on and how to either close more deals or let go of ones that have little or no hope. BOOK RECOMMENDATION: “The Lost Art of Closing: Winning the Ten Commitments That Drive Sales,” by Anthony Iannarino. 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 at 877-238-3535 or AskAndi@StrategyLeaders. com. Check out our library of business advice articles at AskAndi.com.

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FOCUS ON

REAL ESTATE WESTCHESTER COUNTY BUSINESS JOURNAL

CONTRIBUTING WRITER | By Howard E. Greenberg

Greenberg: Westchester CRE market is healthier than it has been in decades ALEXANDRE: ‘THERE IS STILL A LARGE PIPELINE OF DEALS THAT HAVE NOT YET CLOSED THAT COULD MAKE THIS A BANNER YEAR’

rom a multitenant office market of more than 33 million square feet about 12 years ago, we have demolished and/or repurposed almost 6 million square feet of multi-tenant office space, and have not built any new office buildings at all. Many functionally obsolete buildings have been demolished to free up the sites for new residential, medical and retail development. These were primarily the first

AUGUST 5, 2019

buildings built in the early 1970s, which were well past their useful lives. Some of the former corporate headquarters buildings have been purchased by other companies for their own use. Others have new owners, such as Robert Weisz’s RPW Group, which have repurposed them into multitenant buildings. Weisz believed that the amenity-rich environment built by the large corporations for their

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employees (including IBM and Altria) would be very attractive to small and midsize businesses, and his theory proved correct in his successful adaptive retenanting of large buildings, including 800 and 1133 Westchester Ave. Suburban office parks in Westchester are not what they used to be. The originals contained office buildings only. Today, those parks contain office buildings, multifamily res-

idential, retail, medical, hotels and stand-alone fitness centers. Our suburban office parks are morphing into “live/work/play” environments. In the last 10 years or so, much of this space has been repurposed for medical uses, with many office buildings converted fully or partially for use by large medical groups and hospitals. Hospitals and large medical groups began to branch out to bring their

services closer to their patients and to make them more convenient and economical than going to a large hospital. Medical users are now competing with Verizon and CVS for the best and most prominently located retail locations. They want signage, convenient parking and adjacent amenities for their patients for their satellite facilities. The latest example of this is Simone

Development’s Boyce Thompson Center in Yonkers. The site contained a large historic building that had been empty and decaying for nearly 40 years. Simone redeveloped the shell for tenants, including anchor medical tenants, restaurants, a Starbucks, pharmacy, liquor store, eyeglass store, hair salon and other tenants. All of them benefit from the tremendous pedestrian traffic that flows through the cen-

FOCUS ON REAL ESTATE chunk of office space out of the White Plains CBD market and converting it to residential. The city of White Plains approved 203,438 square feet of office space to be converted to 188 luxury apartments at 1-11 Martine Ave. There are very few office buildings that lend themselves to conversion to apartments, but the City Square building is one of them. Ginsburg is taking advantage of the hot apartment market here, located within a quick walk to the White Plains Metro-North station. This conversion is very significant and tightens up the CBD submarket a lot. Rental rates have been rising significantly in the CBD for the past four years or so and this conversion will add fuel to that fire.

ter on a daily basis. A great mix of tenants resulting in a great real estate success story.

A SLOW FIRST QUARTER

The first quarter of the year was relatively slow, with only about 30,000 square feet of net absorption. Total leasing activity was about 440,000 square feet, about on par with the first quarter of last year. The second quarter was much more active, and we are at about 900,000 square feet of leasing through the first half of the year. This is an increase of 18.6% from midyear 2018. Renewal activity is up 29.6%, representing approximately 420,000 square feet. The county’s overall availability rate ended the first half at 20.8%, down from 21.4% in the prior year. In previous years (and softer markets) tenants would often relocate to lower-priced space rather than renew. Today, rental rates are up marketwide. The biggest opportunity for tenants to save significant dollars on their occupancy is to move from the White Plains Central Business District to a suburban office building. Taking rental rates in the CBD are approaching the $40 mark (plus the cost of electric and parking) and suburban rates are still in the mid-to-high $20s (plus electric, but with no charge for parking). There has been movement in both directions (into and out of the CBD) over the past few years. Some tenants want to save money and have few clients come to their offices, so there is less need for them to be in an expensive downtown tower building near the train station. Other tenants are trying to attract millennial employees and want to be near the train, restaurants, bars and services, which are more attractive for this demographic. While it was not a banner first half in the White

1133 Westchester Ave. Photo by Peter Katz.

Plains CBD (with a little under 29,000 square feet of positive absorption) market activity is strong. There is booming residential development and a large pipeline of deals in progress in this submarket that will very likely turn around these statistics in the second half of the year. The Western submarket has come roaring back in the second quarter of 2019. It had negative absorption in 2018, but leasing activity has increased more than 42% this year, outperforming all other submarkets in terms of occupancy. Montefiore’s recent lease at 555 Taxter led the quarter in this submarket. With about 21% availability in the West vs. 13.9% in the East, there may be some migration from East to West for tenants to find the space they need at a price they are willing to pay. In the last few years, the Western submarket has lagged the Eastern submarket in pricing, but the new supply-and-demand dynamic here is helping to push rents up.

‘RENT IS A FUNCTION OF THE MARKET’

The number of mid- tolarge-size quality spaces is shrinking. New owners are making investments in their buildings and leasing them up fairly rapidly. The most brilliant real estate words I have ever heard are “rent is a function of the market.” Real estate is a supply-and-demand business, and the only thing that moves rents in either direction is the balance between the two. Even if Westchester’s demand is not increasing dramatically, a constrained supply of quality space is making our market more competitive and causing rents to rise. Office rents are rising throughout the Westchester market. More modestly in the suburbs than in the White Plains CBD, but the rent numbers are higher, annual rent escalations are higher, lease terms are longer and free rent periods shorter. I have obtained my market and leasing statistics from Karolina Alexandre, research man-

ager of Newmark Knight Frank. She says, “We are in a very unusual market in 2019. Our statistics have improved, but there is still a large pipeline of deals that have not yet closed that could make this a banner year. Our office inventory continues to shrink. The Westchester CRE market is healthy, probably healthier than it has been in decades. If the STEM school lease for the former IBM campus in Somers closes this year, an additional 1.2 million square feet will come offline and countywide availability will drop significantly.”

COSTS ARE RISING FOR LANDLORDS

Due, in part, to the boom in multifamily development in Westchester and throughout the U.S., construction costs for tenant fitouts have risen significantly, both for labor and materials. This is becoming a larger part of the deal equation and adding additional justification for rising rents. Tenants today expect higher-quality buildouts than

ever before, with more glass walls, higher-quality finishes and high-end kitchens. And just because spaces are more open, with fewer offices, does not mean that they are less expensive to build. Tenants are realizing that offices with large amounts of cubicles also require large numbers of huddle rooms, quiet rooms, meeting rooms, etc. Building spaces with today’s fashionable open ceilings is more expensive than with traditional dropped ceilings, as all HVAC ductwork, sprinkler lines and other elements are exposed. This requires them to be constructed in a more aesthetically pleasing manner and with higher-quality materials. And these open plan spaces often require sound masking, to keep all of the voices and other sounds from bouncing off all of the hard materials and making it impossible to converse in person or on the phone.

BIG CONVERSION IN THE WHITE PLAINS CBD

Ginsburg Development’s City Square is taking a big

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COWORKING COMES TO WESTCHESTER

Unlike the traditional shared office facility, coworking is set up a lot more informally and caters primarily to millennials and their work styles. Serendipity Labs recently opened a new 20,000-square-foot coworking space at 44 S. Broadway in White Plains. It is exactly what you would expect, with large open kitchens, glass office walls, concrete floors and lots of team rooms that can be configured in various ways for groups of people. This is the second coworking space in the White Plains CBD, after KOI Creative Space, which pioneered this work style in Westchester. It is much larger and obviously is looking to attract either small companies or departments of large companies that want to be in this type of environment. It is radically different than the more conventional shared office providers such as Carr Workplaces, Regus and Stark Office Suites, which cater primarily to those » REAL ESTATE

AUGUST 5, 2019

FOCUS ON REAL ESTATE Real Estate—

who want traditionally furnished individual offices. It will be very interesting to watch Serendipity’s leaseup and to track what types of tenants will be attracted to this environment.

IBM SOMERS DEAL MOVING FORWARD

The 1.2 million-square-foot IBM Somers STEM School project seems to be moving forward. The environmental analysis has been done and a meeting of all of the town boards is scheduled for Aug. 8 to review it. Other private schools have gobbled up large blocks of space in the past, including the former IBM campus in Valhalla and the former Fordham University Marymount campus in Tarrytown, but this is on a much bigger scale. If the Somers deal is approved and closes, our countywide availability will plunge from 20.8% to about 14%. However, this is not as significant as it sounds and its effects on rents will actually be negligible, if any at all. The reason is simple: The former IBM Somers campus is too large and too far north to attract tenants. Even a 100,000-square-foot tenant would only

represent 8% of this campus and might not even be large enough to open it up and operate it. Tenants of that size, or any size, typically want to be much further south in the county. The northern submarket has suffered from the highest availability statistics in the county since PepsiCo Bottling Group relocated to White Plains and IBM closed its Somers campus. At 36.5% Class A availability, with only 16,000 square feet of net absorption in the first quarter, this sector is artificially dragging down the county’s numbers.

MEDICAL MARCHES ON

Medical continues to gobble up large blocks of space. Montefiore had already subleased a full floor of administrative space at 555 Taxter Road in Elmsford and recently signed a direct lease for about 43,000 square feet at that building. The hospital group will occupy more than half the building for both medical and administrative space. The eastern submarket is already populated with many large medical users, including WestMed (two full buildings), Scarsdale Medical Group, Hospital for Special Surgery and Sloan Kettering Cancer Center, as well as other medical tenants in office buildings and in the Health Care Trust of America

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AVAILABLE

7-11 SOUTH BROADWAY – WHITE PLAINS 1011 HIGH RIDGE RD – STAMFORD

FLEXIBLE TERMS AVAILABLE

203-223-1064

AUGUST 5, 2019

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555 Taxter Road

campus just outside of White Plains. The new Montefiore Pediatric Medical Center on Corporate Park Drive will add another 100,000 square feet of medical space to this submarket, which has the highest concentration of medical tenants in Westchester.

A BLOCKBUSTER SALE

The blockbuster investment sale of the year was Robert Martin Company’s re-acquisition of the South Westchester Executive Park in Yonkers, Cross Westchester Executive Park in Elmsford and Mid-Westchester

Executive Park in Hawthorne from MackCali Realty Corp. Robert Martin invented the flex product (office/warehouse and office/ light assembly space combinations) in the 1970s and cornered the market on this product type in Westchester. In the last few years, previous owner Mack-Cali (in preparation for its disposition of these assets) has pushed the rents higher and higher on this sought-after product. That set the tone for the high price per square foot it achieved on the sale. This $487 million purchase of more than 3.2 million square feet of flex, warehouse and office space puts these key parks back in local, private hands for the first time since the Mack-Cali acquisition of the Robert Martin Company buildings in 1997.

INDUSTRIAL IS HOT AND GETTING HOTTER

This sale to Robert Martin comes on the heels of an earlier sale by Mack-Cali of the 364,000-square-foot Elmsford Distribution Center to Realtime Logistics for more than $70 million. These sales were done at $152 per square foot to Robert Martin and $193 per square foot to Realtime. These prices, much higher than most office buildings are selling for, portend even higher rents for our

FOCUS ON REAL ESTATE relatively small inventory of industrial and warehouse space in the future. Industrial space continues to be a hot product. But with very little inventory, we do not see many large deals. Prices continue to escalate and it is very difficult to find quality space at any price. The exception is a deal signed earlier this year by UPS for the entire 435,000-squarefoot building on Tuckahoe Road in Yonkers that was formerly occupied by POP Displays. POP, which manufactures retail display units, is relocating its manufacturing down South, and leased 26,000 square feet at George Comfort & Sons’ Kingsbrook Office Park in Rye Brook for its headquarters. This was certainly the only building of its size in lower Westchester that could have fit UPS’ needs, so it was a great find. Our industrial market is also feeling the effects of tenants from the Bronx, who are being pushed north into Westchester by significant redevelopment in their borough. There continues to be a reduction in older inventory in Mount Vernon and Yonkers, which is being demolished as part of site assemblages for large multifamily developments. This is a one-two punch for commercial tenants needing this type of space, and is helping to contribute to the rent increases for this type of product.

Regeneron as the anchor, Westchester is also a place that biotech tenants want to be. But laboratory space is scarce and very expensive to build, so it is good to see that these tenants will have the type of facilities that will attract them to the county now and in the future.

HEALTH OF THE MARKET

The Westchester commercial real estate market is healthier than it has been for

decades. Through demolition of obsolete buildings, repurposing of other buildings and a huge increase in space absorbed by medical users, the office market is tightening toward a landlord’s market. It has been strongly a landlord’s market in flex and industrial space for the last few years. Rents are rising, as they do in a healthy market with shrinking inventory. A number of my clients are expanding. My broker colleagues and I are busy with new and renewal

transactions and there are instances where more than one tenant is negotiating on a particular space. It is clear that our market is finally turning the corner to a new reality. Howard E. Greenberg is the president of Valhalla-based Howard Properties Ltd. He has represented commercial tenants in Westchester and throughout the U.S. for more than three decades. He can be reached at 914997-0300 or howard@howprop.com.

A FAMILY FUN DAY IN THE PARK!

LET’S NOT FORGET BIOTECH

It was recently announced that New York Medical College (NYMC) will double the size of its startup incubator. BioMed Realty Trust is reportedly in the process of building out approximately 25,000 square feet of new laboratory space at its Ardsley Park facility. This will be leased for flexible terms in 5,000- to 10,000-squarefoot segments to companies that have grown out of the incubator phase and are ready for their own space. This park is also marketing an additional 75,000 square feet or so of laboratory space. So we do have some inventory in this important product type. The ground lease for North 60 was signed in January and developer Fareri Associates is working on its environmental studies and plans to submit to the town of Mount Pleasant for its rezoning and other required approvals. The hope is that it will be able to commence building out the infrastructure for the site late in 2020. This is a $1.2 billion project for a biotech, technology and lifestyle campus. According to Joanne Gere, executive director of the Westchester Biotech Project, there are at least 100 biotech companies in incubators in New York City and Westchester, many of whose owners live in Westchester. These are great prospects for the NYMC incubator, for Ardsley Park and for North 60. This industry provides high-paying jobs for an educated workforce, so it is a particularly desirable employment sector that Westchester wants to attract. With

Don’t miss the party on the weekend of Saturday, August 10 and Sunday, August 11, 2019. Putnam County Wine & Food Fest returns for its straight 9th year! A Tasting ticket gets you a souvenir tasting glass, program guide, sampling of ciders, spirits and wines. Rock to the beat of live music while dining on food as well as shopping at the various vendors. You can also have a cold glass of beer in the Beer Garden sponsored by Manhattan Beer. Face painting and more for the kiddies.

AUGUST 10 & 11, 2019 11am - 6 pm Saturday | 11am - 5 pm Sunday Mayor’s Park, 61 Fair Street, Cold Spring, NY One Day Wine Tasting: $20 advance,$30 at door One Day Designated Driver: $10

Get tickets at:

PUTNAMCOUNTYWINEFEST.COM For Vendors/Volunteers/Sponsors call 800-557-4185, ext. 3, info@putnamcountywinefest.com

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Good Things GREEN BUSINESS PARTNERSHIP HONORS 8 ORGANIZATIONS

Navy photo by Mass Communication Specialist 3rd Class Keypher Strombeck.

PORT CHESTER NATIVE ON SHIP’S DECK Photographed recently in the Gulf of Oman are U.S. Navy Seaman Recruit William Parker, left, from San Diego, holding chains, as U.S. Navy Seaman Shanice Brown, center, from Portland, Jamaica, and U.S. Navy Boatswain’s Mate Seaman Apprentice Wilman Tigre-Sumba, from Port Chester, wait for instructions on the flight deck of the amphibious dock landing ship USS Harpers Ferry.

TALENT-DEVELOPMENT PROFESSIONAL JOINS WCA

Jason Chapin joined the Westchester County Association (WCA) as director of workforce development. Before joining WCA, Chapin coordinated and managed federal, state and foundation grants for The City University of New York, The State University of New York and The WorkPlace, a nationally recognized notfor-profit based in Connecticut. In addition, he has managed statewide education, training and employment programs in New York and Connecticut that have served more than 25,000 adults and their families. Chapin first worked with WCA in 2016 as a subcontractor and project manager for Jobs Waiting, the $9.8 million grant program funded by the U.S. Department of Labor (USDOL) and part of the $170 million Ready-to-Work initiative. WCA managed the grant until April of this year. Since its launch, Jobs Waiting has provided training, support and placement services to approximately 500 long-term unemployed individuals and more than 125 workers in the health care sector. The grant, the largest training grant ever given in the region, was awarded to Westchester County and covers the entire Hudson Valley. As project manager for Jobs Waiting, Chapin managed a team of more than 45 staff members spread across the seven-county region.

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From left, front row: Dani Glaser, Juhee Lee-Hartford, Father Raymond Finch, Jessica Franco, Wendy Wollner, Jennifer March, Lisa Kropp and Sara Fiorenzo. From left, back row: Scott Fernqvist, Al Bingham, Paul Lippolis, Gregory Poole-Dayan and Mark O’Connor.

The Green Business Partnership (GBP), a program of The Business Council of Westchester in partnership with Westchester County and Green Team Spirit LLC, recently honored eight organizations at the ninth annual Green Business Partnership Awards at the Cambria Hotel in White Plains. Awards were given to organizations in each of the six categories that the Green Business Partnership identifies as part of its green certification process and one in honor of the late Charles

Brown, a visionary green business leader who demonstrated a true commitment to sustainability as founder and CEO of C.W. Brown in Armonk (now LeChase Construction). The event was sponsored by Heineken, Peak Power, Suburban Carting, Westmed Medical Group and Yonkers Tennis Center. River Architects in Cold Spring received the Charles W. Brown Jr. Sustainability Award. Lindenhurst Memorial Library received the Organizational

Commitment Award. Wartburg, a health care provider in Mount Vernon, and Pelham-based Lippolis Electric, received the Energy Award. Encourage Yoga in Croton-on-Hudson received the Waste Management & Green Products Award. Balancing Life’s Issues in Ossining received the Transportation Award. Acadia Realty Trust in Rye received the Land Use Award. Maryknoll Fathers and Brothers, an Ossining-based Catholic society, received the Water Award.

CABRINI RECEIVES $20,000 GRANT

THE NUDE MALE FIGURE The RiverWinds Gallery at 172 Main St. in Beacon is presenting “The Nude Male Figure: Paintings by Richard Taddei.” The show runs through Aug. 4. “As a gay artist, my artistic preoccupation most unashamedly is the male nude….” he said. He currently lives in Montgomery. The RiverWinds Gallery opened its doors in July 2003. It has been voted twice Best Gallery in the Hudson Valley and is a multifaceted art space featuring more than 50 fine Hudson Valley artists. Visiting hours are Monday and Wednesday noon to 4 p.m., Thursday, Friday and Sunday noon to 5 p.m., Saturday noon to 6 p.m.

PRIMARY CARE PROVIDER JOINS HEALTH QUEST Dr. Vinay Das has joined Health Quest as a primary care provider in Poughkeepsie. He will also serve as the health system’s continuity clinic director for the internal medicine residency program. Das will be responsible for launching an effective and integrated curriculum in an outpatient care setting, ensure best practices for quality and outcome metrics, coordinate education for faculty development and offer hands-on training and simulations for enhanced learning. He is board certified in internal medicine and has more than 20 years of clinical experience, most recently serving as a physician with the VA Hudson Valley Healthcare System in Castle Point since 2013. He also served as an assistant professor of medicine at Albany Medical Center.

$24,000 AWARD FOR THE PACE WOMEN’S JUSTICE CENTER

From left: Patti Lavan Horvath, program officer, Field Hall Foundation; Bonita Burke, administrator, vice president, operations, Cabrini of Westchester; John Ahearn, president and CEO, Field Hall Foundation; Patricia Krasnausky, president and CEO, Cabrini of Westchester; and Lorraine Horgan, vice president of external affairs, Cabrini of Westchester.

St. Cabrini Nursing Home in Dobbs Ferry, a member of Cabrini of Westchester, announced that it is the recipient of a $20,000 grant from the Field Hall Foundation in Cortlandt. The grant is in support of the enhancement of the home’s therapeutic dementia garden aimed at improving the quality of life for residents with Alzhei-

mer’s and other forms of dementia who live at the nursing home or who utilize the dementia unit for respite. The Field Hall Foundation was incorporated in 1986 to assist Field Home – Holy Comforter, a not-for-profit nursing home, and Catherine Field Home, a home for older women, in providing high-quality caring

services to its residents and patients. In 2018, Field Home was sold to a for-profit organization, with the assets from the sale invested in the foundation. The foundation’s aim is to provide grants that will improve the lives of older adults and their caregivers in Westchester, Putnam and Dutchess counties.

State Senator Shelley Mayer and Cindy Kanusher, executive director of the Pace Women’s Justice Center (PWJC), announced a $24,000 grant for the nonprofit that provides free legal services to victims and survivors of domestic violence, sexual assault and elder abuse. The funding will support a parttime attorney to provide direct, civil, legal services for victims of domestic violence in PWJC’s Family Law Unit. As part of this unit, the part-time attorney will represent clients on a range of legal issues, including protection orders, custody and visitation, child and spousal support and contested matrimonial cases.

JBFC RECEIVES $7,000 SEED GRANT The Jacob Burns Film Center (JBFC) in Pleasantville, a nonprofit film and media education center, has been awarded a $7,000 Catalyzing Creative Aging Program seed grant from the National Guild for Community Arts Education. The JBFC was selected to be one of 10 nonprofit organizations across the country to receive this grant, which will support the launch of a new, innovative arts education programming for older adults. The 2018-2019 Catalyzing Creative Aging Program, led by the National Guild for Community Arts Education in partnership with Lifetime Arts, was made possible by support from Aroha Philanthropies and the Moca Foundation. Through this seed grant, the Jacob Burns Film Center will pilot a new, 12-week digital storytelling course, “A Storied Life,” which will provide 10 members of The Knolls’ senior community in Valhalla with the opportunity to share a personal memory or experience through images, music and voiceover. The program will follow the three main phases of production: pre-production, in which they brainstorm, conceive and develop their story and its beats; production, in which they select and scan existing photographs or create new images and record sound; and post-production, where they will assemble all the components of their project into a polished, finished piece. Once completed their digital stories will be shared at a premier screening for families, friends, senior service partners and community members. The event will be complimented by a digital program with links to their stories and artist statements.

NOBULL OPENS AT THE WESTCHESTER Simon, a global leader in premier shopping, dining, entertainment and mixed-use destinations, announced the recent opening of NOBULL at The Westchester in White Plains furthering its commitment to supporting digitally native brands by bringing new brands and products to Simon customers. NOBULL is a training brand creating footwear, apparel and accessories for people who work hard and don’t believe in excuses. Founded in 2015 by former Reebok executives, NOBULL is a favorite of professional athletes and everyday gym-goers alike. The nearly 2,000-square-foot store will feature a selection of footwear and apparel for men and women — anyone who trains hard.

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

$5.000 TO UNSHATTERED FROM ULSTER SAVINGS FOUNDATION

Good Reasons employees preparing dog treats.

A NONPROFIT DOG-TREAT COMPANY ON A MISSION Unshattered Inc. receives a $5,000 check from Ulster Savings Charitable Foundation. From left: Michael Janasiewicz, vice president, bank operations, Ulster Savings Bank; Kelly Lyndgaard, founder and CEO, Unshattered; Bill Calderara, president and CEO, Ulster Savings Bank; and John Finch, executive vice president and COO, Ulster Savings Bank.

Unshattered Inc. in Kingston has been awarded a $5,000 grant from the Ulster Savings Charitable Foundation to invest in the development and delivery of a training curriculum to help former female addicts with professional development and training. This piece of their program will identify, structure and deliver a curriculum that helps women become good employees, valuable

members of the community and encourages them to be successful, thriving adults. As a nonprofit organization, Unshattered’s mission is to end relapse by employing women who are winning their battle against addiction. The organization began as a fundraising project — making handbags from repurposed, upcycled materials — and teaching women at the

Hoving Home — a faith-based, substance-abuse treatment center — to make them. In 2016, Unshattered was created offering full-time jobs for women in recovery. Since that time it experienced zero relapses on its payroll. For more information about Unshattered or to purchase a bag from its online store, visit unshattered.org

OSSINING-BASED MUSIC STORE, ONE OF TOP THREE IN THE WORLD On July 19, Ossining-based Mike Risko Music was named one of the top three music dealers in the world at the annual convention of the National Association of Music Merchants (NAMM) in Nashville, Tennessee. Of the three finalists for NAMM Dealer of the Year, Mike Risko Music was the only one from the U.S. NAMM also named Mike Risko Music one of the three most innovative music stores in the world. With 14,400 members, NAMM is the global association of music retailers. The Dealer of the Year Award honors retail music dealers who demonstrate exceptional commitment to their customers and share a vision to create a more musical world through their local communities. In a separate category, Mike Risko Music was designated by NAMM one of the world’s three most innovative music stores for its online video lessons, which links its teachers with students around the world, and for its popular musical theater program, which has attracted hundreds of students and staged close to 20 shows since it was first launched in 2015.

Miriam and Mike Risko

Located at 31 Field’s Lane in North Salem, nonprofit Good Reasons creates all-natural, human-grade dog treats with the goal of employing people with autism and developmental disabilities in an integrated work environment. It also recently launched its GR Pack division for packing fulfillment as another way to create meaningful employment opportunities. Founder Vicki Sylvester merged her professional experience as an advocate for the disabled community with her love of animals to create Good Reasons, a company that supports an integrated workforce. Created by Culinary Institute of America (CIA) graduate Allan Katz, the dog treats are delicious, all-natural and healthy treats bound to please dogs’ palates.

CROWNE PLAZA WHITE PLAINS EARNS 2019 TRIPADVISOR CERTIFICATE A 2019 TripAdvisor Certificate of Excellence was bestowed upon Crowne Plaza White Plains – the third time in five years that the four-star hotel has received this recognition. Located at 66 Hale Ave., the hotel is dedicated to providing high-quality hospitality and service to all guests. In its ninth year, TripAdvisor’s Certificate of Excellence celebrates businesses that are consistently excellent – having earned great traveler reviews on TripAdvisor over the past year. Award recipients include restaurants, accommodations and attractions located all over the world that have continually delivered a quality customer experience. The Certificate of Excellence accounts for the quality, quantity and recency of reviews submitted by travelers on TripAdvisor over a 12-month period. To qualify, a business must maintain an overall TripAdvisor bubble rating of at least four out of five, have a minimum number of reviews and must have been listed on TripAdvisor for at least 12 months.

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AUGUST 5, 2019

Good Things NEW AGENTS AT HOULIHAN LAWRENCE YONKERS

UNITED WAY ACCEPTING NOMINATIONS FOR ROCK STAR AWARDS

Barbara-Ann Cesaro Benson and Jeffery Landsman have joined the Yonkers office of Rye Brook-based reality Houlihan Lawrence. Benson, an award-winning agent, has been licensed since 2002, serving the Bronx and Westchester County. She previously worked with BHG Rand and Century 21 Wolff. A member of several professional organizations, Benson is also a New York state-certified instructor and a certified home stager. Landsman brings 18 years of experience with more than 345 real estate transactions worth over $183 million. He previously was with Century 21 Wolf and BHG Rand. Specializing in markets in Yonkers, Landsman belongs to many professional organizations on a local and national level. 2018 Rock Star winners with UWWP CEO Alana Sweeny (third from left).

OSBORN RESIDENT SWIMS FOR CANCER RESEARCH

The most senior participant at the recent Swim Across America event at the Orienta Beach Club in Mamaroneck, was 82-year-old Don Fowley, a resident of The Osborn’s Sterling Park Independent Living community in Rye. On July 20, Fowley swam 66 laps to complete the one-mile goal and helped his team raise more than $43,000 to help fund cancer research. Fowley, a retired food industry executive, has participated in Swim Across America events for the past 27 years, which raised more than $80 million for cancer research and clinical trials. Proceeds from this swim will support immunotherapy research at the Swim Across America Laboratory at Memorial Sloan Kettering Cancer Center, pediatric oncology research at Morgan Stanley Children’s Hospital of New York-Presbyterian and patient services with Cancer Support Team.

INSURANCE AGENCY PRESIDENT RECEIVES ELITE WOMEN AWARD JoAnne Murray, president of Allan Block Insurance Agency in Tarrytown, has been honored as one of Insurance Business America’s Elite Women of 2019. This year’s awards celebrate the achievements of powerful women in the insurance field, each taking over the reins of leadership in an industry predominantly led by men. Murray is part of the Professional Insurance Agents council, the Sleepy Hollow Tarrytown Chamber of Commerce and the Rotary Club of the Tarrytowns, as well as other nonprofit community organizations.

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The Emerging Leaders Alliance of United Way of Westchester and Putnam (UWWP) located at 336 Central Park Ave. in White Plains is accepting applications for its Rock Star Awards, which honors community-minded and philanthropic young professionals and college students who are making a difference in Westchester and Putnam counties.

Nominations will be accepted through Aug. 30. Applications can be found online at https://www.uwwp.org/ rockstar. The awards will be presented at the United Way Rock Award Ceremony, which will be held Thursday, Oct. 24 at Manhattanville College in Purchase from 6 to 8 p.m.

Candidates will be community-minded young professionals or college students, ages 18-45, who have worked to improve their communities through volunteerism, advocacy or activism in their professional lives. The winners will be chosen by a panel of judges made up of past winners and two UWWP board members.

WARTBURG’S GALA RAISES NEARLY $200,000

PICCOLA TRATTORIA AWARDED CERTIFICATION FROM THE ITALY-AMERICA CHAMBER OF COMMERCE Sergio Pennacchio, owner and executive chef of Piccola Trattoria in Dobbs Ferry, recently received the “Ospitalita’ Italiana” certification from the Italy-America Chamber of Commerce (IACC) in a program created by the Italian government to promote authentic Italian restaurants around the world. Pennacchio was presented with a plaque of authenticity by Francesco Genuardi, the consul general of Italy-New York, and Federico Tozzi, executive director of the Italy-America Chamber of Commerce, during the recent award ceremony held at the Italian Consulate in New York City. The IACC is an independent, private, not-for-profit U.S. corporation devoted to fostering trade, tourism, investments and economic cooperation between Italy and the U.S. Piccola Trattoria now joins a small select group of restaurants that have earned this distinction since the program was started nine years ago.

UJA-FEDERATION WESTCHESTER BACKPACKING EVENT Westchester Jewish Community Services (WJCS) in White Plains, one of the largest human service organizations in Westchester, is gearing up to provide Westchester children from low-income backgrounds with new backpacks that are filled with supplies and an Old Navy gift card to buy a first-day-of-school outfit. On Aug. 4, UJA-Federation of New York in Westchester hosted Supplies for Success: Give Back with a Backpack at Temple Beth El of Northern Westchester. Children and adult volunteers assembled backpacks with backto-school supplies for schoolchildren in grades K-6 from under-resourced communities in Westchester. For more, contact Rebecca Sigman, WJCS director of community engagement and government relations at 914-761-0600, ext. 222.

From left; Rebecca Solomon, Angela Ciminello, Chazz Palminteri, David Genter and Gianna Palminteri.

Wartburg, an award-winning provider of comprehensive senior residential and health care services located in Mount Vernon, hosted its seventh annual Jazz in June – A Wartburg Celebration of Arts and Music gala raising nearly $200,000. The event was held at the Surf Club on the Sound in New Rochelle, with more than 350 guests and 46 sponsors. This

year’s event included a special keynote by renowned actor Chazz Palminteri, best known for his role as Sonny in “A Bronx Tale,” now on Broadway. Rebecca Solomon, News 12 on-air reporter, was the emcee for the evening’s program. The celebration honored Fred Schwam, former owner and CEO of American Christmas, a leader in the holiday decorating industry; Westchester

Ambulette, longtime Wartburg partners in providing safe transportation of their residents; Lippolis Electric Inc., a family-owned and operated electrical firm; Clark Patterson Lee, an architectural, engineering and design firm partnering with Wartburg in its expansion; and United Lutheran Church, longtime spiritual care providers and partners to the community and Wartburg.

NEW MEMBERSHIP AND MARKETING DIRECTOR AT GOLF CLUB

Keri Reitman has joined Westchester Hills Golf Club as its membership and marketing director. Reitman will be instrumental in marketing, public relations, communications and membership for the private club located on Ridgeway in White Plains.

Facts & Figures BANKRUPTCIES Manhattan HVI Cat Canyon Inc. Santa Maria, California. Chapter 11, Voluntary. Attorney: Michael L. Moskowitz. Filed July 25. Case number: 19-12417mew. JG Worldwide LLC Westport. Chapter 7, Voluntary. Attorney: JG Worldwide LLC. Filed July 24. Case number: 19-12385-mg. JJT Acquisitions LLC Westport. Chapter 7, Voluntary. Attorney: JJT Acquisitions LLC, Westport. Filed July 24. Case number: 19-12384-mg.

White Plains Madison Stock Transfer Inc. Spring Valley. Chapter 11, Voluntary. Attorney: Vince F. Sykes. Filed July 24. Case number: 19-23364-rdd.

Poughkeepsie 3 Fellas Developers LLC New Paltz. Chapter 11, Voluntary. Attorney: 3 Fellas Developers LLC. Filed July 23. Case number: 19-36193-cgm.

COURT CASES Manhattan AvalonBay Communities filed by Brian Fischler. Action: Federal question – other civil rights. Attorney: Christopher Howard Lowe. Filed July 23. Case number: 1:19-cv06871-ER. BBC Studios Americas Inc. filed by Eric Rudolph. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed July 23. Case number: 1:19-cv-06870-LLS.

Items appearing in the Fairfield County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken. Questions and comments regarding this section should be directed to: Larry Miles c/o Westfair Communications Inc. 701 Westchester Ave, Suite 100 J White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3699

ON THE RECORD

Britestarr Homes Inc. filed by Francisco Contreras. Action: Seeking $9.9 million – federal question. Attorney: Shayna Antoinette Bryan. Filed July 25. Case number: 1:19-cv06980-JPO.

Tamrak Management Inc. filed by Gregory Nicholas Filosa. Action: Fair Labor Standards Act. Attorney: Gregory Nicholas Filosa. Filed July 23. Case number: 1:19-cv-06825PAE-KHP.

CannTrust Holdings Inc. filed by Ronald E. Jones. Action: Securities Exchange Act. Attorney: Samuel Howard Rudman. Filed July 24. Case number: 1:19-cv-06883-JPO.

Target Corp. filed by Dawn Pappas. Action: Notice of removal. Attorney: Ian Edward Hannon. Filed July 26. Case number: 1:19-cv07003-LTS.

Custom Men LLC filed by Desmond DelGadillo. Action: The Americans with Disabilities Act of 1990. Attorney: Javier Luis Merino. Filed July 25. Case number: 1:19-cv06965-AJN.

The Hollywood Reporter LLC filed by James Fortune. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed July 24. Case number: 1:19-cv-06894-DLC.

Cypress Semiconductor Corp. filed by Hiroyuki Nozawa. Action: Securities Exchange Act. Attorney: Joshua M. Lifshitz. Filed July 23. Case number: 1:19-cv-06821-DLC. Eagle Bancorp Inc. filed by Shiva Stein. Action: Stockholder suit. Attorney: Jeremy Alan Lieverman. Filed July 24. Case number: 1:19-cv06873-LGS. JMIS Restaurant Corp. filed by Jermaine Deleston. Action: The Americans with Disabilties Act of 1990. Attorney: Erik Mathew Bashian. Filed July 23. Case number: 1:19-cv-06824-AJN. Markell Real Estate Group LLC filed by Michelle Mota. Action: Job discrimination (unlawful employment practices). Attorney: Zachary Ian Holzberg. Filed July 23. Case number: 1:19-cv-06866-RA. Mohan Palace Inc. filed by Manuel Valencia. Action: Fair Labor Standards Act. Attorney: David Stein. Filed July 23. Case number: 1:19-cv06861-JMF. Monse LLC filed by Carlos Vila. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed July 30. Case number: 1:19-cv-07078. Quantified Media Inc. filed by Sheena Clark. Action: Federal question – Fair Labor Standards. Attorney: Douglas Brian Lipsky. Filed July 24. Case number: 1:19-cv06884-LGS. Rivka Inc. filed by Natalia Juscinska. Action: Federal question – other. Attorney: Ismail Sinan Sekendiz. Filed July 23. Case number: 1:19-cv06832-LTS.

The Lobster Place Inc. filed by Ines Lopez. Action: Fair Labor Standards Act. Attorney: C.K. Lee. Filed July 24. Case number: 1:19-cv06880-GHW. United Parcel Service Inc. filed by Bandar Aldaylam. Action: Diversity-tort/motor vehicle (P.I.) Attorney: Steven P. Orlowski. Filed July 24. Case number: 1:19-cv-06876-ALC. Wells Fargo Co. filed by Marcia Koutellos. Action: Job discrimination (other). Attorney: Marcia Koutellos. Filed July 23. Case number: 1:19-cv-06860-UA.

White Plains CitiBank National Association filed by Shaji Markose. Action: Seeking $266,000 for neglect of duty. Attorney: Michael David Diederich Jr. Filed July 26. Case number: 7:19-cv07019-CS. Five Brothers Realty Holdings Corp. filed by Canopius US Insurance Inc. Action: Diversity action. Attorney: William Michael Billings. Filed July 23. Case number: 7:19-cv06840-KMK. Hoffman International Inc. filed by Allied World Surplus Lines Insurance Co. Action: Seeking $2.4 Million for diversity – notice of removal. Attorney: Brian Robert Kenney. Filed July 25. Case number: 7:19-cv-06931-UA. Hyde Park Nursing Home Inc. filed by Hewlett Packard Financial Services Co. Action: Diversity-breach of contract default. Attorney: Arthur Daniel Russell. Filed July 25. Case number: 7:19-cv06946-NSR.

Shemiran Co. LLC filed by Eltha Jordan. Action: Notice of removal. Attorney: Eltha Jordan. Filed July 23. Case number: 1:19-cv-06858-UA.

IC System Inc. filed by Mendel Greenfeld. Action: Fair Debt Collection Act. Attorney: David Michael Barshay. Filed July 23. Case number: 7:19-cv-06851-CS.

Shutterfly Inc. filed by Bill Spurlock. Action: Securities Exchange Act. Attorney: Juan Eneas Monteverde. Filed July 23. Case number: 1:19-cv-06836-VM.

KS Engineers PC filed by Hudson Valley Engineering Associates P.C. Action: Diversity action. Attorney: Lee M. Tesser. Filed July 29. Case number: 7:19-cv-07060-CS.

Luxerdame Co. Inc. filed by the trustees of the Legacy Plan of the National Retirement Fund. Action: Seeking $126,000 for withdrawl liability. Attorney: David C. Sapp Jr. Filed July 29. Case number: 7:19-cv07056-VB.

Board of Education of the Pelham Union Free School District, Pelham. Seller: Harry Amos Bartlett III, East Norwalk, Connecticut. Property: 314 Pelhamdale Ave., Pelham. Amount: $1.1 million. Filed July 23.

Nepperhan Community Center Inc. filed by Hewlett Packard Financial Services Co. Action: Diversity-breach of contract. Attorney: Arthur Daniel Russell. Filed July 29. Case number: 7:19-cv-07062.

CSB3 Properties LLC, Irvington. Seller: River Towns Estates LLC, Huntington. Property: 15 Carriage Trail, Greenburgh. Amount: $2.5 million. Filed July 23.

United HealthCare Insurance Co. filed by Hakan Usal M.D. Action: Seeking $35.9 Million for E.R.I.S.A. Attorney: Michael Gottlieb. Filed July 24. Case number: 7:19-cv06886-KMK. Westchester Tool Rentals filed by Christopher Allen. Action: Job discrimination (unlawful employment practices). Attorney: Jacob Aronauer. Filed July 23. Case number: 7:19-cv-06865-VB.

DEEDS Above $1 million 1022 Lower South Street Partners LLC, et al, Buchanan. Seller: Tutor Perini Corp., New Rochelle. Property: 1022 Lower South St., Peekskill. Amount: $3 million. Filed July 24. 122 Commerce LLC, Eastchester. Seller: 122 Commerce Street Corp., Bedford Hills. Property: 122 Commerce St., Mount Pleasant. Amount: $1.1 million. Filed July 26. 3555 Mohegan Ave LLC, Montclair, New Jersey. Seller: Celestial Route 6 Associates II LLC, White Plains. Property: 3555 Mohegan Ave., Yorktown. Amount: $3.6 million. Filed July 26. 529 Central Park Avenue LLC, Scarsdale. Seller: Town of Greenburgh, White Plains. Property: 529 Central Park Ave., Greenburgh. Amount: $2 million. Filed July 26. 99 Realty Group LLC, Bronx. Seller: Marshall Cavendish Corp., Tarrytown. Property: 99 White Plains Road, Greenburgh. Amount: $3.1 million. Filed July 25. BHNVN1 LLC, Bronx. Seller: 2H LLC, Suffern. Property: 135 Hawthorne Ave., Yonkers. Amount: $2.3 million. Filed July 24. Bird Property Group LLC, Stamford, Connecticut. Seller: Albert Padovani, Katonah. Property: 493-503 Main St., Mount Kisco. Amount: $1 million. Filed July 25.

HSBC Bank USA N.A. Seller: Ana M. O’Neill, et al, Scarsdale. Property: 722 Bedford Road, North Castle. Amount: $1.5 million. Filed July 23. Hudson Broadway Properties LLC, Hastings-on-Hudson. Seller: Robert M. Fromm Jr., Hastings-on-Hudson. Property: 179 New Broadway, Greenburgh. Amount: $1.5 million. Filed July 22. Jab Real Estate Holdings LLC, New York City. Seller: William Clayton Batchelor, Washington, D.C. Property: 1 Delancey St., North Salem. Amount: $1.4 million. Filed July 24. LDA Properties LLC, Brooklyn. Seller: Kenneth L. Herman, et al, Hastings-on-Hudson. Property: 10 Old Jackson Ave., Greenburgh. Amount: $1.1 million. Filed July 23. MJ Garden LLC, Bronx. Seller: The Mark 95 LLC, Bronx. Property: 26 Garden St., New Rochelle. Amount: $2 million. Filed July 23. U.S. Bank N.A. Seller: Bruce Bozeman, Mount Vernon. Property: 7 Red Oak Lane, Cortlandt. Amount: $1 million. Filed July 22.

Below $1 million 11 Garfield LLC, Yonkers. Seller: Joanne C. Kubasek, Yonkers. Property: 11 Garfield St., Yonkers. Amount: $275,000. Filed July 24. 13 Stewart Place LLC, Glen Cove. Seller: Rick Goursahab, Jamaica. Property: 23 Jones Place, Yonkers. Amount: $260,000. Filed July 23. 137 Willow Street Owners LLC, White Plains. Seller: Dhyalma Vazquez, Yonkers. Property: 137 Willow St., Yonkers. Amount: $300,000. Filed July 22. 1952 Commerce Street LLC, Yorktown Heights. Seller: Robkell LLC, Surf City, New Jersey. Property: 1952 Commerce St., Yorktown. Amount: $840,000. Filed July 26. 31 Maple LLC, Rye. Seller: Tompkins Trust Co., Rye. Property: 31 Maple Ave., Rye. Amount: $850,000. Filed July 23.

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45 Westfield LLC, Rye. Seller: Alanna M. Kettles, Rye. Property: 45 Westfield Road, White Plains. Amount: $737,500. Filed July 25. 60 Yonkers Avenue Associates LLC, White Plains. Seller: Dhyalma Vazquez, Yonkers. Property: 60 Yonkers Ave., Yonkers. Amount: $300,000. Filed July 22. 78 Union Realty LLC, Tallman. Seller: Wilmington Savings Fund Society FSB. Property: 78 Union Ave., New Rochelle. Amount: $340,000. Filed July 24. Cartus Financial Corp., Danbury, Connecticut. Seller: Martin de Dreuille Senecterre, et al, New Rochelle. Property: 57 Stonelea Place, New Rochelle. Amount: $850,000. Filed July 23. Certified Homes Inc., Chestnut Ridge. Seller: Clement S. Patti Jr., Mount Vernon. Property: 541 S. Eighth Ave., Mount Vernon. Amount: $222,000. Filed July 22. Curranc Gardens LLC, Yonkers. Seller: Joanne C. Kubasek, Yonkers. Property: 22 Currans Lane, Yonkers. Amount: $450,000. Filed July 24. Equity Trust Co., Rye. Seller: Northeast Property Owner LLC, New York. Property: 10 Byron Place, 423, Mamaroneck. Amount: $773,080. Filed July 26. Furniture Fabricators Inc., Bronx. Seller: Eric G. Schultz, et al, Pelham. Property: 915 Wynnewood Road, C2, Pelham. Amount: $459,000. Filed July 24. Garfield Gardens LLC, Yonkers. Seller: Joanne C. Kubasek, Yonkers. Property: 15 Garfield St., Yonkers. Amount: $25,000. Filed July 24. Irvington Restoration Corp., Tarrytown. Seller: The Holy Spirit Association for the Unification of World Christianity, New York City. Property: 740 S. Broadway, Greenburgh. Amount: $385,000. Filed July 25. JAF Builders Corp., Scarsdale. Seller: David E. Powell, Scarsdale. Property: 256 Boulevard, Scarsdale. Amount: $970,000. Filed July 25. KJM Enterprises LLC, Putnam Valley. Seller: Garry G. Wade, et al, Peekskill. Property: 125 Vail Ave., Peekskill. Amount: $180,000. Filed July 25. Laureldale Partners II LLC, Harrison. Seller: Susan J. Edelman, Deerfield Beach, Florida. Property: 6 Brookwood Road, New Rochelle. Amount: $432,451. Filed July 24. Lowmar LLC, Putnam Valley. Seller: U.S. Bank N.A. Property: 15 Brick Hill Road, Somers. Amount: $245,000. Filed July 22.

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Facts & Figures Margold Realty LLC, New York City. Seller: Federal National Mortgage Association. Property: 37 Poningo St., Rye. Amount: $281,120. Filed July 26. NFM Realty LLC, East Marion. Seller: Anthony Paiusco, Yonkers. Property: 170 Heights Drive, Yonkers. Amount: $340,000. Filed July 26. RE Girl LLC, Yorktown Heights. Seller: Michael P. Amodio, White Plains. Property: 651 Oakside Road, Yorktown. Amount: $256,026. Filed July 26. SJA Reconstruction LLC, Briarcliff Manor. Seller: Mary Louise Hallengren, et al, Milford, Connecticut. Property: Sylvan Road, Rye. Amount: $220,000. Filed July 24. Sugar Hill Realty Corp., Mount Vernon. Seller: Pengtao Zhang, et al, Great Neck. Property: 1155 Warburton Ave., 7G, Yonkers. Amount: $439,500. Filed July 22. Tacuri Group LLC, et al, Ossining. Seller: Nicholas P. Barone, White Plains. Property: 8 Brook St., Mount Pleasant. Amount: $425,000. Filed July 23. Town of North Salem, North Salem. Seller: B. Hawley Smith, et al, Croton Falls. Property: 5 E. Cross St., North Salem. Amount: $349,000. Filed July 22. Trustco Realty Corp., Glenville. Seller: P. Daniel Hollis III, Mount Kisco. Property: 119 Eighth St., Cortlandt. Amount: $290,000. Filed July 26. U.S. Bank N.A. Seller: Daniel Pagano, Yorktown Heights. Property: 169 10th St., Cortlandt. Amount: $390,000. Filed July 24. Vanta Holdings Corp., Yonkers. Seller: Helene M. Greenberg, Elmsford. Property: 84 Colgate Ave., Yonkers. Amount: $367,859. Filed July 24. Wilmington Savings Fund Society FSB. Seller: Stephen Gold, White Plains. Property: 126 Hadden St., Peekskill. Amount: $152,400. Filed July 25.

FORECLOSURES HASTINGS-ON-HUDSON, 4 Glenn Place. Single-family residence; lot size: N/A. Plaintiff: Wells Fargo Bank NA. Plaintiff’s attorney: Gross Polowy, 1775 Wehrle Drive, Williamsville. Defendant: Lisa Punter. Referee: John Perone. Sale: Aug. 6, 9:30 a.m. Approximate lien: $413,453.

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IRVINGTON, 3 Langdon Ave. Single-family residence; lot size: N/A. Plaintiff: New Residential Mortgage Loan Trust. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: Vincent Bica. Referee: Ryan Scott Karben. Sale: Aug. 13, 9:30 a.m. Approximate lien: N/A. MOUNT VERNON, 52 Adams St. Single-family residence; lot size: .11 acres. Plaintiff: Bank of America NA. Plaintiff’s attorney: Woods Oviatt Gilman LLP, 700 Crossroads Building, 2 State St., Rochester. Defendant: Dorothy Brown. Referee: Helene Greenberg. Sale: Aug. 14, 9:30 a.m. Approximate lien: $214,954. MOUNT VERNON, 290 Summit Ave. Two-family residence; lot size: .12 acres. Plaintiff: One West Bank FSB. Plaintiff’s attorney: Shapiro DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Neville McLaren. Referee: Helene Greenberg. Sale: Aug.6, 9:30 a.m. Approximate lien: $706,278. SOUTH SALEM, 4 Upland Court. Single-family residence; lot size: N/A. Plaintiff: US Bank NA. Plaintiff’s attorney: Aldridge Pite, 40 Marcus Drive, Melville. Defendant: Deborah Feldman Rusciano. Referee: John Perone. Sale: Aug. 6, 9:15 a.m. Approximate lien: $588,937. WHITE PLAINS, 46 Jackson Place. Single-family residence; lot size: N/A. Plaintiff: New Penn Financial LLC. Plaintiff’s attorney: Shapiro DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Agnes Mebane. Referee: Lynn Patricia Farrell. Sale: Aug. 6, 3:30 p.m. Approximate lien: $212,926. WHITE PLAINS, 70-72 Robertson Ave. Apartment; lot size: N/A. Plaintiff: Nationstar Mortage LLC. Plaintiff’s attorney: Frenkel Lambert Weiss, 53 Gibson St., Bay Shore. Defendant: Willie Benbow. Referee: Jo-Ann Cambareri. Sale: Aug. 6, 9:15 a.m. Approximate lien: $519,768. YONKERS, 17 Aqueduct Place. Two-family residence; lot size: .15 acres. Plaintiff: The Bank of New York Mellon. Plaintiff’s attorney: Frenkel Lambert Weiss, 53 Gibson St., Bay Shore. Defendant: Candido Camara. Referee: Frank Malara. Sale: Aug. 6, 9:30 a.m. Approximate lien: $849,819. YONKERS, 166 Concord Road. Single-family residence; lot size: .16 acres. Plaintiff: US Bank NA. Plaintiff’s attorney: Fein Such & Crane LLP, 1400 Old Country Road, Westbury. Defendant: Chiara Fariello. Referee: Michael Khader. Sale: Aug. 6, 9:30 a.m. Approximate lien: $614,165. YONKERS, 1356 Nepperhan Ave. Single-family residence; lot size: .11 acres. Plaintiff: Federal National Mortgage Association. Plaintiff’s attorney: Gross Polowy, 1775 Wehrle Drive, Williamsville. Defendant: Anthony Antenucci. Referee: Darren DeUrso. Sale: Aug.14, 9 a.m. Approximate lien: $351,106.

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JUDGMENTS Castaways Yacht Club Inc., New Rochelle. $21,095 in favor of John Novak Inc., Goshen. Filed July 25. Damon Finch Power Session, Newburgh, Connecticut. $30,864 in favor of Gisondi Family LP, White Plains. Filed July 26. KRP Trucking and Excavating Inc., Horseheads. $137,380 in favor of Kings Capital Construction Group Inc., Tarrytown. Filed July 23. New Little Branches Inc., Yonkers. $61,447 in favor of Bizzare Foods Inc., Brooklyn. Filed July 23. P Carino Landscape LLC, New Rochelle. $3,126 in favor of Siteone Landscape Supply LLC, Roswell, Georgia. Filed July 26. Steel Warehouse Inc., Yonkers. $27,841 in favor of Gerdau Ameristeel US Inc., Tampa, Florida. Filed July 26.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Ahmad, Alta, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $395,000 affecting property located at 91 Paulding Drive, Chappaqua 10514. Filed Jan. 15. CGSRE Acquisition Corp., et al. Filed by Dynasty LLC. Action: seeks to foreclose on a mortgage to secure $850,000 affecting property located at 68 Runyon Ave., Yonkers. Filed Jan. 14. DiGregorio, David M., et al. Filed by Joan Gaetano as executrix of the estate of Nicholas Gaetano. Action: seeks to foreclose on a mortgage to secure $140,000 affecting property located at 1001 Lower South St., Peekskill. Filed Jan. 15. DiPaterio Management Corp., et al. Filed by Joan Gaetano, as executrix of the estate of Nicholas Gaetano. Action: seeks to foreclose on a mortgage to secure $255,400 affecting property located at 200 Smith St., Peekskill. Filed Jan. 15. Franjola, Kerri Ann, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $729,000 affecting property located at 12 Blackberry Hill Road, Katonah 10536. Filed Jan. 15.

Lopez, Kenneth S., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $330,000 affecting property located at 3483 Old Crompond Road, Yorktown Heights 10598. Filed Jan. 14. More, Alexander, et al. Filed by Citimortgage Inc. Action: seeks to foreclose on a mortgage to secure $536,000 affecting property located at 12 Damian Way, Cortlandt 10562. Filed Jan. 15. O’Neill, Mary M., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $396,000 affecting property located at 2133 Gerard Court, Yorktown Heights 10598. Filed Jan. 15. Oliver, Tamara, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $379,000 affecting property located at 10 S. 14th Ave., Mount Vernon 10550. Filed Jan. 15. Rabbani, Fatima T., et al. Filed by MB Financial Bank N.A. Action: seeks to foreclose on a mortgage to secure $648,045 affecting property located at 221 Broadfield Road, New Rochelle 10804. Filed Jan. 14. Tomasulo, Richard, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $409,000 affecting property located at 43 Forest Lane, Cortlandt 10517. Filed Jan. 14. Urrico, Tony, as heir and distributee of the estate of Fiora Urrico, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $675,000 affecting property located at 32 Vanderbilt Ave., Pleasantville 10570. Filed Jan. 14.

Mechanic’s Liens 13 North Sixth Avenue Mount Vernon LLC, as owner. $1,818 as claimed by Regency Contracting Corp., Mount Vernon. Property: in Mount Vernon. Filed July 26. Chestnut Petroleum Distributors Inc., as owner. $62,299 as claimed by Woodchips Construction Inc., Pine Bush. Property: in Greenburgh. Filed July 2 CW A and P Mamaroneck LLC, as owner. $25,104 as claimed by Woodlawn Electrical Supply Inc., Yonkers. Property: in Mamaroneck. Filed July 25. Purville, Michelle R., as owner. $544 as claimed by Waste Services Inc. Property: in Mount Vernon. Filed July 26. RXR 587 Main Owners LLC, as owner. $13,924 as claimed by Roofscreen Manufacturing Inc., Santa Cruz, California. Property: in New Rochelle. Filed July 25.

Westchester County IDA, as owner. $19,833 as claimed by Kamco Supply Corp., Brooklyn. Property: in White Plains. Filed July 25.

Perez Mendoza Immigration, 15 Montross St., White Plains 10603, c/o Dianna Estela Perez Mendoza. Filed Nov. 13.

NEW BUSINESSES

Retrospekt, 3544 Gomer St., Yorktown Heights 10598, c/o Michael Rendine. Filed Nov. 13.

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

Web Focuz, 200 Beacon Hill, 3H, Dobbs Ferry 10522, c/o Fozaan Ahmed. Filed Nov. 15.

Sole Proprietorships

Xclusivo Barbershop, 388 Tarrytown Road, White Plains 10607, c/o Brahian A. Rojas. Filed Nov. 13.

Andy Ryan Photographer, 420 S. Riverside Ave., Suite 152, Croton-on-Hudson 10520, c/o Andrew Ryan. Filed Nov. 14.

Xternal Business Support, 140 Rolling Way, Peekskill 10566, c/o Jeanette Myke. Filed Nov. 13.

CJ Export/Import, 433 Tarrytown Road, Suite 1310, White Plains 10607, c/o Cecil Brathwaite. Filed Nov. 15. Dezire 4 Things, P.O. Box 2396, Mount Vernon 10551, c/o Coleen Liburd. Filed Nov. 14. Dr. Schack Orthodontics, 3010 Westchester Ave., Suite 403, Purchase 10577, c/o Kevin Schack. Filed Nov. 14. Dylan LaGamma Music, 69 Glen Road, Apt. 3H, Eastchester 10709, c/o Dylan LaGamma. Filed Nov. 14. Eric Savage Ventures, 452 Bedford Ave., Mount Vernon 10553, c/o Eric Savage. Filed Nov. 13. Giuseppe Petriello 39 Lincoln Street Acc., 17 Green Vale Place, Scarsdale 10583, c/o Giuseppe Petriello. Filed Nov. 13. Grisoni Construction, 88 Gramatan Ave., Mount Vernon 10550, c/o Cristiano Pinto Grisoni. Filed Nov. 14. Horderly Simplicity, 8 E. Fourth St., Apt. 16, Mount Vernon 10550, c/o Naddia Shehedia Christie. Filed Nov. 13. Julie Lambert Hairstyle, 137 White Road, Scarsdale 10583, c/o Julie Moore Lambert. Filed Nov. 14. Landscapeher, 596 Valley Ave., Yonkers 10703, c/o Elizabeth Dreeben. Filed Nov. 13. Marcelino Painting, 122 Primrose Ave., Mount Vernon 10552, c/o Marcelino Alves de Oliveira. Filed Nov. 14. Maria G S House Cleaning Service, 12 Tompkins Ave., Second floor, Ossining 10562, c/o Maria L. Granda. Filed Nov. 15. Megalux Cleaning Services, 13 ½ N. French Ave., Elmsford 10523, c/o Lesther Pucha. Filed Nov. 13.

Your Haven, 585 McLean Ave., Apt. 2C, Yonkers 10705, c/o Kathleen McCann. Filed Nov. 13.

PATENTS Adaptive network with interconnected autonomous devices. Patent no. 10,368,267 issued to Alper Buyuktosunoglu, White Plains; Pradip bose, Yorktown Heights; Augusto J. Vega, Astoria. Assigned to IBM, Armonk. Carbon nanotube field-effect transistor with sidewall-protected metal contacts. Patent no. 10,367,158 issued to Shu-Jen Han, Cortlandt Manor; Jianshi Tang, Elmsford. Assigned to IBM, Armonk. Convergence of cloud and mobile environments. Patent no. 10,368,283 issued to Pei Xing Ji, Shanghai, China; Xue Ling Mi, Shanghai, China; Yun Qi Li, Shanghai, China; Yan Lu, Shanghai, China; Xiang Zhou, Shanghai, China; Jin Fan Zhu, Shanghai, China. Assigned to IBM, Armonk. Detection of forbidden software through analysis of GUI components. Patent no. 10,367,833 issued to Piotr P. Godowski, Cracow, Poland; Bartlomiej T. Malecki, Slomniki, Poland; Krzysztof Pienkowski, Cracow, Poland; Artur K. Zuzula, Shawina, Poland. Assigned to IBM, Armonk. Digital logic circuit for deterring race violations at an array test control boundary using an inverted array clock signal feature. Patent no. 10,367,481 issued to Harry Barowski, Schoenaich, Germany; Werner Juchmes, Boeblingen, Germany; Michael B. Kugel, Boeblingen, Germany; Wolfgang Penth, Holzgerlingen, Germany. Assigned to IBM, Armonk. Flow controller automatically throttling rate of service provided by web API. Patent no. 10,367,747 issued to Rafah A. Hosn, New York; Carl P. Zetie, Waterford, Virginia. Assigned to IBM, Armonk.

Facts & Figures Lift handles having safety interlocks for a rack-mounted enclosure. Patent no. 10,368,455 issued to Daniel P. Kelaher, Holly Springs, North Carolina; Glenn E. Myrto, Holly Springs, North Carolina; John P. Scavuzzo, Cary, North Carolina. Assigned to IBM, Armonk.

Spatially aware virtual workout assistant. Patent no. 10,368,218 issued to Adam Wisniewski, Wappingers Falls; Edward E. Mezarina, Poughkeepsie; Christopher Gianfrancesco, Carmel; Daniel M. Belina, Danbury. Assigned to IBM, Armonk.

Locating misplaced mobile computing devices. Patent no. 10,368,194 issued to ira L. Allen, Dallas, Texas; Gregory J. Boss, Saginaw, Michigan; Andrew R. Jones, Round Rock, Texas; Kevin C. McConnell, Austin, Texas; John E. Moore Jr., Brownsburg, Indiana. Assigned to IBM, Armonk.

Suppressing notifications based on directed location activity. Patent no. 10,368,196 issued to Lisa Seacat Deluca, Baltimore, Maryland; Jeremy A. Greenberger, Raleigh, North Carolina. Assigned to IBM, Armonk.

Managing and securing manageable resources in stateless web server architecture using servlet filters. Patent no. 10,367,806 issued to David Yu Chang, Austin, Texas; John YowChun Chang, Austin, Texas; Vishwanath Venkataramappa, Austin, Texas. Assigned to IBM, Armonk. Methods and systems for automatically detecting and validating end-user print-related processing using print device information. Patent no. 10,367,968 issued to Fritz Francis Ebner, Pittsford. Assigned to IBM, Armonk. Mobile device locking. Patent no. 10,368,245 issued to Lisa M. W. Bradley, Cary, North Carolina; Jonathan Dunne, Dungaravan, Ireland; Liam Harpur, Skerries, Ireland; Asima Silva, Holden, Massachusetts. Assigned to IBM, Armonk. Organizing a synchronous communication session according to context. Patent no. 10,367,859 issued to Owen O’Sullivan, Dublin, Ireland; Fernando J. Salazar, Cambridge, Massachusetts. Assigned to IBM, Armonk. Pausing functions of an assistant device during an active telephone call. Patent no. 10,368,292 issued to Lisa Seacat Deluca, Baltimore, Maryland; Jeremy A. Greenberger, San Jose, California. Assigned to IBM, Armonk. Performing contextual analysis of incoming telephone calls and suggesting forwarding parties. Patent no. 10,367,945 issued to James E. Bostick, Cedar Park, Texas; John M. Ganci Jr., Raleigh, North Carolina; Martin G. Keen, Cary, North Carolina; Sarbajit K. Rakshit, Kolkata, India. Assigned to IBM, Armonk. Proof of work for smart contracts on a blockchain. Patent no. 10,367,645 issued to Sampath Dechu, Bangalore, India; Ramachandra Kota, Bangalore, India; Pratyush Kumar, Bangalore, India. Assigned to IBM, Armonk. Response status management in a social networking environment. Patent no. 10,367,776 issued to Rajesh Patil, Pune, India; Prasad P. Purandare, Pune, India. Assigned to IBM, Armonk.

Suppression of noise-up-conversion mechanisms in LC oscillators. Patent no. 10,367,513 issued to Mark A. Ferriss, Tarrytown; Daniel J. Friedman, Sleepy Hollow; Bodhisatwa Sadhu, Fishkill; Wooram Lee, Briarcliff Manor. Assigned to IBM, Armonk. Translating user interface sounds into 3D audio space. Patent no. 10,368,180 issued to Andrew A. Armstrong, Chandlers Ford, England; Jonathan C. Mace, Providence, Rhode Island; Matthew D. Whitbourne, Horndean, England. Assigned to IBM, Armonk. Wrap around contact using sacrificial mandrel. Patent no. 10,367,077 issued to Nicolas Loubet, Guilderland, New York; Adra Carr, Albany; Kangguo Cheng, Schenectady. Assigned to IBM, Armonk.

HUDSON VALLEY

Lower Broadway Development LLC, Newburgh, as owner. Lender: County of Orange Office of Community Development, Middletown. Property: 96 Broadway, Newburgh. Amount: $395,000. Filed July 23. M and O Real Estate Group LLC, as owner. Lender: Patch of Land Lending LLC. Property: in Poughkeepsie. Amount: $71,500. Filed July 23. Merrill, Harry P., et al, Ulster Park, as owner. Lender: Walden Savings Bank, Montgomery. Property: in Esopus. Amount: $227,500. Filed July 25. O’Donnell Residential Construction Inc., as owner. Lender: Wallkill Valley Federal Savings and Loan Association. Property: in East Fishkill. Amount: $180,000. Filed July 24. SDF Capital LLC, Mamaroneck, as owner. Lender: LendingHome Funding Corp., San Francisco, California. Property: 116 North St., Newburgh 12550. Amount: $152,000. Filed July 23. SDF Capital LLC, Mamaroneck, as owner. Lender: LendingHome Funding Corp., San Francisco, California. Property: 23 Forest Ave., Middletown 10940. Amount: $135,000. Filed July 23. ZC Property Investment LLC, New Milford, Connecticut, as owner. Lender: RCN Capital LLC, South Windsor, Connecticut. Property: 69 Deans Corner Road, Brewster 10509. Amount: $74,000. Filed July 23.

BUILDING LOANS

DEEDS

Above $1 million

N and N Hyde Park LLC, as owner. Lender: TD Bank N.A. Property: in Hyde Park. Amount: $4.7 million. Filed July 23.

26-1959 Wawayanda LLC, Monroe. Seller: 1959 Route 284 LLC, Brooklyn. Property: 1959 Route 284 Wawayanda. Amount: $1.5 million. Filed July 23.

Below $1 million Diehl, John, et al, Cornwall-on-Hudson, as owner. Lender: Mid-Hudson Valley Federal Credit Union, Kingston. Property: 27 Cornwall Ave., Cornwall-on-Hudson 12520. Amount: $328,800. Filed July 22. Flower Holdings and Properties LLC, Monroe, as owner. Lender: Envision Funded LLC, Brooklyn. Property: 3 Lasser Lane, Salisbury Mills 12577. Amount: $25,000. Filed July 23. Galliher, Eric Francis, et al, as owner. Lender: Bank of Millbrook. Property: in Pine Plains. Amount: $455,000. Filed July 19.

5B Ventures LLC, Rhinebeck. Seller: Sheila J. DeBiase, Rhinebeck. Property: in Rhinebeck. Amount: $1.1 million. Filed July 24. 61 Bryant Pond Rd LLC, Putnam Valley. Seller: Carolyn Liverzani, et al, Putnam Valley. Property: 61 Bryant Pond Road, Putnam Valley. Amount: $1.5 million. Filed July 23. August Associates Inc., Wappingers Falls. Seller: Benwood Knolls Ltd., Millerton. Property: in North East. Amount: $1.1 million. Filed July 19. Beacon Falls Lofts LLC, Highland Mills. Seller: The Lofts @ Beacon Falls LLC, Hopewell Junction. Property: in Beacon. Amount: $23 million. Filed July July 23.

Beacon Realty Management of America Corp., Beacon. Seller: Anthony Ferrari, et al, Poughkeepsie. Property: in Poughkeepsie. Amount: $1.5 million. Filed July 25.

Atereth Developments LLC, Monroe. Seller: Margaret E. Sherr, Tustin, California. Property: 154 Ball St., Port Jervis. Amount: $42,500. Filed July 25.

Hope of Middletown Gardens LLC, Middletown. Seller: 2 North Street NY LLC, Chester. Property: 86-90 North St., Middletown 10940. Amount: $1 million. Filed July 22.

Bais Mordchay LLC, Monroe. Seller: Ben Yisochor Realty LLC, Monroe. Property: 1 Kerestier Court, Unit 4, Monroe. Amount: $50,000. Filed July 24.

Fortune 1980 Inc., Highland Mills. Seller: Richard A. Bright, Rock Hill. Property: in Middletown. Amount: $105,000. Filed July 22.

R.A.A. Owners LLC, Central Valley. Seller: Leone Properties LLC, Central Valley. Property: 302 Pine Hollow Way, Chester 10918. Amount: $4.4 million. Filed July 24.

BGRS LLC, Burr Ridge, Illinois. Seller: Todd C. Bailey, Poughkeepsie. Property: 3 Kingston Ave., Poughkeepsie 12603. Amount: $260,000. Filed July 25.

Gardman Gardens LLC, Bethel, Connecticut. Seller: Patricia Snider, Rock Hill South Carolina. Property: in New Paltz. Amount: $330,000. Filed July 19.

Stone Road Energy LLC, Concord, New Hampshire. Seller: 5182 Route 9W LLC, Newburgh. Property: in Newburgh. Amount: $1 million. Filed July 24.

Brattesani Kitchen and Bath Design Inc., Wallkill. Seller: Lionetti Properties LLC, Wallkill. Property: in Shawangunk. Amount: $185,000. Filed July 25.

Gemmati Properties LLC, Poughkeepsie. Seller: Dijo LP, New York City. Property: Freedom Plains Road, LaGrange. Amount: $30,000. Filed July 19.

Ulster Hospitality LLC. Seller: 1561 Ulster Properties LLC. Property: in Ulster. Amount: $1.2 million. Filed July 18.

Bulls Head Family Farm LLC, New York City. Seller: Wetlands America Trust Inc., Memphis, Tennessee. Property: Bulls Head Road and Bulls Head Road Rear, Clinton. Amount: $250,000. Filed July 18.

Goshen Pine Ridge LLC, Fallsburg. Seller: Deutsche Bank National Trust Co. Property: 2 WM Corie Drive, Monroe 10950. Amount: $145,000. Filed July 22.

Below $1 million 125-129 Chapel Hill Road LLC, New York City. Seller: Philip Canino, et al, Highland. Property: 125-129 Chapel Hill Road, Lloyd. Amount: $340,000. Filed July 18. 135 Pike Associates LLC, Monsey. Seller: Thomas W. McCann, et al, Port Jervis. Property: 125 Pike St., Port Jervis 12771. Amount: $16,000. Filed July 24. 26 Fishel LLC, Brooklyn. Seller: U.S. Bank N.A. Property: 12 Kearney Ave., Harriman 10926. Amount: $128,000. Filed July 26. 28 Strawberry Hill Farm LLC, Pawling. Seller: John S. Marwell, Sheldon, South Carolina. Property: 28 Strawberry Hill Road, Pawling 12564. Amount: $604,000. Filed July 18. 3 Koritz LLC, Monroe. Seller: Jose Chalelachaili, Monroe. Property: 3 Koritz Court, Unit 102, Monroe 10950. Amount: $300,000. Filed July 26. 4430 Route 94 LLC, Pomona. Seller: Straub Properties Inc., Chester. Property: 4430 Route 94, Florida. Amount: $10,000. Filed July 29. 5-13 Academy Street LLC, Spring Valley. Seller: Equity Trust Co. Property: 7 Academy St., Poughkeepsie. Amount: $540,000. Filed July 24. 722 Ventures LLC, New York City. Seller: Richard Fischer, New Paltz. Property: in New Paltz. Amount: $300,000. Filed July 23. A.H.J.P. LLC, Poughkeepsie. Seller: Richard J. Ceonzo, et al Highland. Property: in Poughkeepsie. Amount: $95,000. Filed July 24.

Cerone Enterprises Inc., Walden. Seller: Jason Davis, et al, Wallkill. Property: 3 James Cromwell Lane, Shawangunk. Amount: $55,000. Filed July 25.

FND Realty Group LLC, Cornwall-on-Hudson. Seller: John Steinberg Inc., Salisbury Mills. Property: 15 and 17 Overlook Terrace, Walden 12586. Amount: $44,000. Filed July 26.

Insource East Properties Inc., Hauppauge. Seller: Bank of America N.A. Property: 32 Town Line Drive, Carmel 10512. Amount: $315,000. Filed July 23.

Denardo Excavating LLC, Wallkill. Seller: Peter Siegel, The Villages, Florida. Property: in Newburgh. Amount: $10,000. Filed July 22.

J and T Sunset Farms LLC, Hopewell Junction. Seller: William A. Probst, et al, Poughkeepsie. Property: Oak Ridge Road Rear, Hopewell Junction. Amount: $7,000. Filed July 25.

Deutsche Bank National Trust Co. Seller: Naomi Duker, White Plains. Property: 5504 Applewood Circle, Carmel 10512. Amount: $243,000. Filed July 23.

JJ Equity Holdings LLC, Poughkeepsie. Seller: Patrick T. Garland, Poughkeepsie. Property: 22 Wasson Drive, Poughkeepsie 12603. Amount: $178,000. Filed July 18.

Farmhood Fields LLC, Pine Bush. Seller: Patricia M. D. Hunter, Pine Bush. Property: in Crawford. Amount: $450,000. Filed July 24.

KCK Bearsville Holding Company LLC, Bearsville. Seller: Canal Lane Associates LLC, Upper Black Eddy, Pennsylvania. Property: Route 212, Woodstock 12409. Amount: $239,950. Filed July 23.

Federal National Mortgage Association. Seller: Daniel P. Hollis III, Mount Kisco. Property: 73 Towners Road, Carmel 10512. Amount: $267,237. Filed July 22. Federal National Mortgage Association. Seller: Trina Tremblay, Brewster. Property: 624 Fox Run Lane, Unit 6-4C, Carmel 10512. Amount: $112,416. Filed July 25. Flower Holdings and Properties LLC, Monroe. Seller: Deutsche Bank National Trust Co. Property: 3 Lasser Lane, Salisbury Mills 12577. Amount: $284,000. Filed July 23. Flower Holdings and Properties LLC, Monroe. Seller: East Coast Investors International LLC, Monroe. Property: 462 Rye Hill Road, Monroe 10950. Amount: $235,000. Filed July 29.

WCBJ

Lakeview Loan Servicing LLC, Coral Gables, Florida. Seller: John Bach Jr., Goshen. Property: 59 Palomino Place, New Windsor 12553. Amount: $257,803. Filed July 23. Lory Properties Corp., Stormville. Seller: Hudson Valley Federal Credit Union, Poughkeepsie. Property: in Hyde Park. Amount: $170,000. Filed July 24. M and O Real Estate Group LLC, Breinigsville, Pennsylvania. Property: 406 Baker St., Poughkeepsie 12603. Amount: $75,000. Filed July 23. Malmark Construction Corp., Newburgh. Seller: Francis X. Gallagher, et al, Newburgh. Property: in Newburgh. Amount: $10,000. Filed July 22.

AUGUST 5, 2019

Facts & Figures Mecfen Contracting Corp., Montgomery. Seller: CRF Properties LLC, Walden. Property: in Hamptonburgh. Amount: $130,000. Filed July 26. Mental Health America of Dutchess County Inc., Poughkeepsie. Seller: Firmbach Realty LLC, Poughkeepsie. Property: in Poughkeepsie. Amount: $695,000. Filed July 23. Millerton Corner LLC, Salisbury, Connecticut. Seller: Quinmill Properties Inc., New York City. Property: in Millerton. Amount: $900,000. Filed July 24. Mohawk View Property Development LLC, Somers. Seller: Patricia Snider, Rock Hill, South Carolina. Property: in New Paltz. Amount: $105,000. Filed July 19. MTGLQ Investors LP. Seller: Bebi N. Yusuff, Clearwater, Florida. Property: 5 Fairview Court, Carmel 10512. Amount: $265,813. Filed July 24. New Beginnings LLC, New Paltz. Seller: Theresa Bellomo, et al, New Paltz. Property: in New Paltz. Amount: $307,500. Filed July 25. New Millenium Development LLC, Mahopac. Seller: Finance of America Structured Securities Acquisition Trust 2017-HB1. Property: 18 N. Center St., Millerton 12546. Amount: $90,000. Filed July 22. Post108 LLC, Tivoli. Seller: David Brangaitis, Red Hook. Property: in Red Hook. Amount: $172,500. Filed July 19. Prospect Peddler LLC, Brooklyn. Seller: Martha Woods-Acevedo, Monroe. Property: 76 Peddler Hill Road, South Blooming Grove. Amount: $820,000. Filed July 23. Prospect Peddler LLC, Brooklyn. Seller: Richard K. Moeller, et al, Monroe. Property: in Blooming Grove. Amount: $550,000. Filed July 29. Quicken Loans Inc., Detroit, Michigan. Seller: Jack E. Schachner, Pleasant Valley. Property: 16 Alda Drive, Poughkeepsie 12603. Amount: $214,000. Filed July 19. RVJ Realty Group LLC, Plainview. Seller: Cathy Cottle, Hopewell Junction. Property: in Beekman. Amount: $200,000. Filed July 25. S and D Developing LLC, Monroe. Seller: Three Ponds Corp., Monsey. Property: 29 Lori Lane, Chester 10918 and Bull Mill Road, Blooming Grove 10914. Amount: $85,000. Filed July 25. S and D Developing LLC, Monroe. Seller: Three Ponds Corp., Monsey. Property: 25 Lori Lane, Chester 10918. Amount: $85,000. Filed July 25.

AUGUST 5, 2019

SGC Builders Inc., New Paltz. Seller: Gail E. Sisti, Wallkill. Property: 11 Quaker St., Wallkill. Amount: $60,000. Filed July 25.

VPM Realty LLC, Central Valley. Seller: Elizabeth Soloway, Lafayette, California. Property: in Harriman. Amount: $100,000. Filed July 22.

Fine Tech Solutions Inc., Monroe. $9,652 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19.

Medical Directions Inc., Goshen. $549 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19.

Siegrist Properties LLC, Poughkeepsie. Seller: James Barnes, Bayside. Property: in Poughkeepsie. Amount: $37,000. Filed July 19.

Wells Fargo Bank N.A. Seller: Emily A. Barile, Mahopac. Property: 8 Hillside Road, Carmel 10512. Amount: $800,676. Filed July 22.

Flemming Realty Inc., Stone Ridge. $1,244 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed July 23.

SLK Ranch LLC, New Hampton. Seller: William F. Grohoski, Goshen. Property: in Goshen. Amount: $2,000. Filed July 24.

Wilmington Savings Fund Society FSB. Seller: Niki Pagones Quinn, Wappingers Falls. Property: 45 Lakeshore Drive, Mahopac 10541. Amount: $400,000. Filed July 25.

Miss Juliette Enterprises Inc., Middletown. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26.

State of New York Mortgage Agency, New York City. Seller: Michael Forrester, New Windsor. Property: 7 Columbine Court, Middletown 10940. Amount: $157,000. Filed July 29. Stonewall Enterprises LLC, Carmel. Seller: Applecore Investments LLC, North Hollywood, California. Property: 60 Warren Drive, Patterson 12563. Amount: $80,000. Filed July 25. SUCA Real Estate Company LLC, Carmel. Seller: Anthony J. Pieragostini, Mount Kisco. Property: 404 Kensington Court, Brewster 10509. Amount: $235,000. Filed July 25. Summerville Way LLC, Monsey. Seller: Charles Straub Jr., et al, Chester. Property: 3976 Summerville Way, Chester. Amount: $750,000. Filed July 22. The Bank of New York Mellon. Seller: Ricki H. Berger, New City. Property: 47 Stony Ford Road, Campbell Hall 10916. Amount: $669,875. Filed July 25. Tompkins Corners Cultural Center Inc., Putnam Valley. Seller: J. Owen Zurhellen III, et al, Yonkers. Property: Peekskill Hollow Drive, Putnam Valley. Amount: $2,500. Filed July 25. Turn-Key Development and Renovations LLC, Patterson. Seller: Helen P. Arnold, Yorktown Heights. Property: 28 Jordan Drive, Patterson 12563. Amount: $80,000. Filed July 23. U.S. Bank N.A. Seller: Charles Obremski, Cornwall-on-Hudson. Property: 276 Temple Hill Road, Unit 2504, New Windsor 12553. Amount: $318,806. Filed July 23. U.S. Bank N.A. Seller: Joseph J. Tock, Mahopac. Property: 11 Sunset Court, Carmel 10512. Amount: $328,679. Filed July 24. U.S. Bank N.A. Seller: Peter K. Nardone, Mount Kisco. Property: 349 Lake Shore Drive, Putnam Valley 10579. Amount: $811,190. Filed July 22. U.S. Bank N.A. Seller: William R. McCluskey, et al, Poughkeepsie. Property: 181-183 Rochdale Road, Poughkeepsie 12603. $332,000. Filed July 19.

WCBJ

ZC Property Investment LLC, New Milford, Connecticut. Seller: John P. Allen, et al, Englewood, Florida. Property: 69 Deans Corner Road, Brewster. Amount: $127,600. Filed July 23.

JUDGMENTS 13 Events Inc., Goshen. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Alban D. Inc., Warwick. $7,535 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. Amore Pizza, Campbell Hall. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. B and B Barbers Inc., Milton. $1,050 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed July 23. Chester Valley Inc., Chester. $10,861 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. CKM Associates Inc., Newburgh. $1,071 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. Closeout Galore Inc., Newburgh. $1,559 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Drywall Finish Inc., Warwick. $1,071 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. El Sabor Poblano Inc., Newburgh. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Ermirio’s LLC, Highland Falls. $3,076 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19.

Group Family Day Care, Kingston. $1,050 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed July 23. Heart and Soul Caring Angels Staffing Inc., Middletown. $519 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. Hensley Inc., Newburgh. $576 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. ID and ATA LLC, Cornwall-on-Hudson. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Jack of All Trades of Orange County LLC, New Windsor. $5,078 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 25. Joe’s Cold Etcetera LLC, Saugerties. $934 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 19. Kazie Limousine Ltd., Middletown. $1,071 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. Kitchen Installations Inc., Chester. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Mac Sweeping Inc., Saugerties. $210 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed July 23. Magnum Consulting Services Inc., Monroe. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Mcneil Master Data Management Inc., Montgomery. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Meal ‘N1 Corp., Monroe. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26.

Noel X Noel Ltd., Newburgh. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. NY Etailers Inc., Highland Mills. $881 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 19. Off the Muscle Entertainment LLC, Middletown. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Out of Warranty Inc., Newburgh. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Precision Cutz and Shaves, Monroe. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Ramee YAC Inc., Central Valley. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Rapidtel Inc., Warwick. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Ricas Comidas Inc., Monroe. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. The Cattleman’s Grill Corp., Ellenville. $1,923 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 19. The Dance Diamond Inc., Middletown. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. The Kosher Wine Cellar Inc., Monroe. $776 in favor of the New York State Department of Taxation and Finance, Albany. Filed March 25.

The Professional Image Marketing and Public Relations Inc., Newburgh. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Top Seller Inc., Highland Mills. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. West Rock Marketing Inc., Newburgh. $1,299 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26. Woodbury Lawn and Landscape Inc., Milton. $210 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed July 23. YF Builders Corp., Monroe. $1,039 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed March 26.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. 311 Liberty LLC, et al. Filed by Temple View Capital Funding LP. Action: seeks to foreclose on a mortgage to secure $115,000 affecting property located at 311 Liberty St., Beacon 12508. Filed July 19. Bailey, Veronica A., et al. Filed by Fareverse LLC. Action: seeks to foreclose on a mortgage to secure $250,500 affecting property located at 18 Station Road, Blooming Grove 12577. Filed June 20. Campbell, Morgan C., as administrator and distributee of the estate of Willia R. Campbell, et al. Filed by Reverse Mortgage Funding LLC. Action: seeks to foreclose on a mortgage to secure $292,500 affecting property located at 3 Harmon Road, Brewster 10509. Filed July 19. Correa, Harry Jr., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $180,000 affecting property located at 318 Van Burenville Road, Middletown 10940. Filed June 21. Cumba, Donna M., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $245,471 affecting property located at 40 Sycamore Court, Highland Mills 10930. Filed June 19.

Facts & Figures Curtis, Jay A., as executor of the estate of Cynthia Anson, et al. Filed by Homeowners Advantage. Action: seeks to foreclose on a mortgage to secure $88,200 affecting property located at 15 Hudson Heights Drive, Poughkeepsie 12601. Filed July 23. Cuzzolino, Peter J., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $221,600 affecting property located at 16 Dussenbury Drive, Florida 10921. Filed June 17. David, Angela Perry, et al. Filed by HomeBridge Financial Services Inc. Action: seeks to foreclose on a mortgage to secure $270,608 affecting property located at 37 Pembrooke Court, Putnam Valley 10579. Filed July 19. Davidson, Ellen, et al. Filed by Loancare LLC. Action: seeks to foreclose on a mortgage to secure $115,000 affecting property located at 341 Oregon Trail, Pine Bush 12566. Filed July 19. Dederick, Paul, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $418,657 affecting property located at 91 Ridge Road, Marlboro 12542. Filed July 25. Duboff, Judith A., et al. Filed by Nationstar HECM Acquisition Trust 2017-2. Action: seeks to foreclose on a mortgage to secure $352,500 affecting property located at 149 Route 284, Minisink 10988. Filed June 19. Eng, Meeling, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $146,775 affecting property located at 257-259 Robinson Ave., Newburgh 12550. Filed June 19. Erickson, John C., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $298,917 affecting property located at 6 Penny Lane, East Fishkill 12533. Filed July 22. Haber, John, et al. Filed by Ulster Savings Bank. Action: seeks to foreclose on a mortgage to secure $250,000 affecting property located at 20-22 Creek Side Drive, Shandaken 12480. Filed July 25. Hannigan, Michael A., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $226,600 affecting property located at 11 Crown Blvd., Newburgh 12550. Filed June 19. Heirs and distributees of the estate of Donald Thoms, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $108,000 affecting property located at 12 Orchard Lake Drive, Monroe 10950. Filed June 17.

Hester, Evelyn E., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $337,500 affecting property located at 221 Highland Ave., Marlboro 12542. Filed July 25. Hulihan, Carol A., individually and as surviving spouse of Robert A. Hulihan, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $90,100 affecting property located at 6 Mine Hill Road, Cornwall-on-Hudson 12518. Filed June 20. Mackie, Alan F., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $263,000 affecting property located at 32 Chestnut St., Middletown 10940. Filed June 18. Mazzie, Ralph M. Jr., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $110,332 affecting property located at 133A Gardnertown Road, Newburgh 12550. Filed June 18. Mbogho, Mkajuma, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $88,065 affecting property located at 21 Columbine Drive, Middletown 10941. Filed June 19. McCoy, Thomas Edward, et al. Filed by the State of New York Mortgage Agency. Action: seeks to foreclose on a mortgage to secure $312,000 affecting property located at 20 Continental Drive, Fishkill 12524. Filed July 23. Moss, Richard A., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $280,584 affecting property located at 63 Surrey Road, Chester 10918. Filed June 20. O’Brien, Shawn, as administrator CTA and heir to the estate of Nancy J. O’Brien, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $415,500 affecting property located at 4 Spur Terrace, Newburgh 12550. Filed June 18. Ogburn, Theresa, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $207,000 affecting property located at 7 Benton Ave., Middletown 10940. Filed June 17. Pack, Brian K., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $401,305 affecting property located at 38 Hannah Lane, New Windsor 12553. Filed June 20. Ramcharitar, Glen, et al. Filed by PHH Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $132,000 affecting property located at 14 Riverview St., Walden 12586. Filed June 20.

Rivera, Victor L., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $365,493 affecting property located at 4 Doran Drive, East Fishkill 12533. Filed July 23. Roland, Jacqueline, et al. Filed by The Bank of New York Mellon Trust Company N.A. Action: seeks to foreclose on a mortgage to secure $369,450 affecting property located at 12 Charles Rothe Road, Saugerties 12477. Filed July 22. Russell, Lindsey, et al. Filed by Hudson Valley Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $268,098 affecting property located at 18 Lyndsey Lane, Middletown 10940. Filed June 21. Simpson, Kareen A., et al. Filed by Pennymac Loan Services LLC. Action: seeks to foreclose on a mortgage to secure $420,000 affecting property located at 53 Old Bullet Hole Road, Mahopac 10541. Filed July 22. Taylor, Clyde, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $210,000 affecting property located at 73 Mountain Ave., Highland Falls 10928. Filed June 19. Vanhassel, Abram, et al. Filed by Matrix Financial Services Corp. Action: seeks to foreclose on a mortgage to secure $139,650 affecting property located at 8 Upper Brook Road, Sparrowbush 12780. Filed June 17. Werzberger, Herman, et al. Filed by the State of New York Mortgage Agency. Action: seeks to foreclose on a mortgage to secure $135,000 affecting property located at 1 Liska Way, Unit 204, Monroe 10950. Filed June 19. Winkler, Kathleen, et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 7 Lyons Drive, Poughkeepsie 12601. Filed July 22.

Mechanic’s Liens 392 North Montgomery LLC, Highland Mills, as owner. $29,420 as claimed by Johnson Controls Fire Protection LP, Westminster, Massachusetts. Property: 392 N. Montgomery St., Newburgh. Filed July 24. City of Poughkeepsie Industrial Development Agency, as owner. $88,072 as claimed by Schindler Elevator Corp., Morristown. Property: 168 Academy St., Poughkeepsie 12601. Filed July 26. Covington Homes LLC, as owner. $47,279 as claimed by SGSEAO LLC, New City. Property: in New Windsor. Filed July 29.

Cresswell, Stephen, et al, as owner. $1,510 as claimed by Builders Firstsource Inc., Middletown. Property: 7 Haight Road, Monroe. Filed July 26. Hagar, Constance E., as owner. $13,800 as claimed by Benninger Landscaping Ltd., Newburgh. Property: 21 Idlewild Ave., Cornwall on Hudson 12520. Filed July 24. HintonS5 LLC, as owner. $1,525 as claimed by Luzon Oil Company Inc., Woodridge. Property: 40-50 Dolson Ave., Middletown. Filed July 29. Pok Mill LLC, as owner. $26,634 as claimed by C2G Environmental Consultants LLC, Farmingdale. Property: 302 Mill St., Poughkeepsie. Filed July 24. Saal, Joel, et al, as owner. $1,951 as claimed by Sullivan Concrete Inc., Cocheton. Property: in Blooming Grove. Filed July 23. Sloe, Spencer J., et al, Brooklyn, as owner. $5,378 as claimed by Red Hook Tile and Marble Company Inc., Red Hook. Property: 105 Sheldon Hill Road, Olivebridge 12461. Filed July 23. Smith Seaman Quackenbush Inc., as owner. $3,006 as claimed by Builders Firstsource Inc., Middletown. Property: 515 Route 32, Highland Mills. Filed July 26.

Milkyy Media, 53 Reggies Way, LaGrangeville 12540, c/o Thomas Park Althouse and Peter Edward Tasciotti. Filed July 22.

J and M Services, 835 Blooming Grove Turnpike, Apt. 163, New Windsor 12553, c/o Michelle Omara Jack. Filed June 21.

MYZ, 51 Leroy Place, Apt. 15, Newburgh 12550, c/o Fnu Zaid Bin Hanif, Muhammad Yaseen, and Muhammad Muqqeds. Filed June 14.

J.D. Griffin Construction and Remodeling, 51 Sylvan Trail, Monroe 10950, c/o William G. Wilson. Field June 13.

Thrifting Time, 8 Front St., Suite 1, Port Jervis 12771, c/o Jason J. De Addio and Sarah Marie Inglis. Filed June 17.

JW Industries, 636 Gidney Ave., Newburgh 12550, c/o Luz J. Quinones. Filed June 14. La Familia International Restaurant, 510 Broadway N., Newburgh, c/o Nazaire Kebreau. Filed June 17.

Sole Proprietorships 110 Grill GD Middletown, 1 Galleria Drive, C204, Middletown 10941, c/o Robert A. Walker. Filed June 21. Ameritree and Milling, 228 Weed Road, Pine Bush 12566, c/o Edward C. Brebbia. Filed June 19.

Leap Industries, 16 Rock City Road, Woodstock 12498, c/o Philip Wade Bonham. Filed July 25. Let’s Talk Moolah, 68 Scotchtown Drive, Middletown 10941, c/o Eulamae Maureen Leath. Filed June 20.

BinoRu, 149 Lake Region Blvd., Monroe 10950, c/o Robin M. Yarrington. Filed June 20.

Mario’s Landscaping and Lawn Maintenance, 50 Fletcher Drive, Newburgh 12550, c/o Mario De Los Santos. Filed June 14.

Calista Allen Designs, 790 Lucas Avenue Extension, Hurley 12443, c/o Calista Brigid Emerton. Filed July 22.

Milan Marko Entertainment, 128 Jogee Road, Middletown 10940, c/o Jessica Lynn Gerlach-Petrovic. Filed June 19.

Cassandra Wells Insurance, 682 E. Main St., Middletown 10940, c/o Cassandra L. Wells. Filed June 20.

Milestone Heritage Consulting, 156 Western Ave., Marlboro 12542, c/o Matthew A. Kierstead. Filed July 19.

Tuxedo Manor Apts Inc., as owner. $10,623 as claimed by Builders Firstsource Inc., Middletown. Property: 21 Route 17, Tuxedo Park. Filed July 26.

Chestnut Marts of Bloomingburg, 154 Main St., Bloomingburg 12721, c/o Maniderjit Singh. Filed June 21.

NEW BUSINESSES

CLDHRTD, 17-21 W. Main St., Middletown 10940, c/o Stephon J. Rivera. Filed June 18.

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

Creative Nail Salon, 2837 Route 17K, Bullville 10915, c/o Amy M. Congleton. Filed June 18.

Doing Business As

Fully Involved Detail and Installs, 11 Colonial Drive, Apt. D, New Paltz 12561, c/o Christopher Andrew Phillips. Filed July 22.

Rocap Video, 66 Crane St., Kingston 12401, c/o Ryan E. Rocap. Filed July 25.

G and E Concrete, 190 Bowser Road, Middletown 10940, c/o Elsa Ramos Gonzalez. Filed June 14.

Scarpetta Agenzia Creativa, 80 Clarks Lane, Milton 12547, c/o Alyssa D’Adamo. Filed July 19.

JSP Plumbing and Heating Inc., d.b.a. JSP Home Services, 80 Boices Lane, Kingston 12401. Filed July 25.

Green’s Janitorial, 15 Robertson Drive, Middletown 10940, c/o Martin Green Jr. Filed June 17.

Silhouettes With Slay, 793 South St., Newburgh 12550, c/o Alize Shelby. Filed June 21.

No. 1 China Rose Inc., d.b.a. China Rose, 1191 Route 9W, Suite 6, Marlboro 12542. Filed July 25.

Hidden Gems, 13 W. Main St., Port Jervis 12771, c/o Janine Louise Falko. Filed June 14.

Slick Werks, 116 Lily Lane, Kingston 12401, c/o Patrick J. Baker. Filed July 24.

Partnerships

Irvin Imaging, 7 Bennett Ave., Saugerties 12477, c/o Kenan Leslie Irvin. Filed July 25.

Vivies Jewelry, 283 Hawleys Corners Road, Highland 12528, c/o Travis Engelke. Filed July 23.

Ivyrose Essentials, 122 Upper Road, Middletown 10940, c/o Angela Lisa Medina. Filed June 13.

Zaro Celebrations, 40 Tanager Road, Unit 4002, Monroe 10950, c/o Lisa A. Zaro. Filed June 14.

Grace Petrol Inc., d.b.a. New Paltz Sunoco A Plus, 270 Main St., New Paltz 12561. Filed July 25.

Art of Reading Music Resources, 194 Pine Island Turnpike, Warwick, c/o Debra A. Scacciaferro and Barbara A. Moir. Filed June 21.

WCBJ

Neutron Arms, 13 Mountainview Drive, Campbell Hall 10916, c/o Bryan James Daly. Filed June 20. NY State Home Improvements and Maintenance, 26 E. Main St., Apt. 5, Walden 12586, c/o Ralph J. Petrucci. Filed June 18. Overlook Mountain Sewing, 42 Carol Anns Way, Saugerties 1247, c/o Theresa A. Naske. Filed July 24.

AUGUST 5, 2019

LEGAL NOTICES Notice of Formation of PAPAKOSTAS LAW PLLC. Articles of Organization filed with the Secretary of State of New York (SSNY) on 06/10/2019. Office location: Westchester County. SSNY has been designated as agent of the PLLC upon whom process against it may be served. SSNY shall mail a copy of process to: C/O PAPAKOSTAS LAW PLLC, 1 Alexander Street #1102, Yonkers, 10701.Purpose: Any lawful purpose. Latest date upon which LLC is to dissolve: No specific date. #62233 216 Maple LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 6/19/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 186 Seton Dr., New Rochelle, NY 10804. General Purpose. #62235 Notice of Formation of MQ TAX AND ACCOUNTING LLC Art. Of Org. filed with SSNY on 3/8/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 271 Washington Street, Mamaroneck, NY 10543. Purpose: any lawful purpose. #62236 Notice of Qualification of TRAILWAYS TICKETING & MARKETING, LLC. Authority filed with Secy. of State of NY (SSNY) on 06/27/2019. Office location: Westchester County. LLC formed in Virginia on 6/6/2019. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: The LLC, 7 Renaissance Square, 5th Floor, White Plains, NY 10601. Arts. of Org. filed with State Corporation Commission, Commonwealth of Virginia, 1300 E. Main St., Richmond, VA 23219. Purpose: any lawful activity. #62239

AUGUST 5, 2019

Notice of Formation of Blue Campfire Experiences LLC Art. Of Org. filed with SSNY on 5/9/19. Office Location: Westchester. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to: P.O. Box 8313 Sleepy Hollow NY 10591. Purpose: any lawful purpose. #62240 Notice of Formation of Fiedler Deutsch, LLP Cert. of Reg. filed with SSNY on 05/14/2019. Offc. Loc: Westchester Cnty. SSNY desig. as agent of the LLP upon whom process against it may be served. SSNY shall mail process to the LLP, 81 Main Street, Ste. 304, White Plains, NY 10601. Purpose: any lawful purpose. #62241 Carmel Wellness LLC, Articles of Organization filed with SSNY on 5/28/19. Location: Westchester County. SSNY designated as agent and will mail any process served c/o the LLC at 400 Cyrus Field Road, Irvington, NY 10522. Purpose : all lawful. #62242 GOUDIE, PLLC Arts. of Org. filed with SSNY on 06/19/19. Office loc.: Westchester County. SSNY designated as agent upon whom process may be served and shall mail a copy of process to: The PLLC, 119 North Broadway, Irvington, New York 10533, principal business location of the PLLC. Purpose: any lawful. #62244 Notice of Formation of Tressfully Yours, LLC. Art. Of Org. filed with SSNY on 07/02/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 158 Esplanade, Mount Vernon, NY 10553. Purpose: any lawful purpose. #62245

WCBJ

LellaNena LLC. Articles of organization filed with Secretary of State of New York (SSNY) on 03/08/2019. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: LellaNena LLC, 687 Bronx River Road, 2G, Yonkers, NY 10704. Purpose: all lawful. #62247 JíS CLEANING SERVICE LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 5/29/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 153 Stanley Ave., Yonkers, NY 10705. General Purpose. #62248 Notice of Formation of Brancam Realty Investors LLC Art. Of Org. filed with SSNY on 6/12/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 14 Westview Avenue, Suite 208, Tuckahoe, NY 10707. Purpose: any lawful purpose. #62249 NOTICE OF FORMATION of JLS Mechanical, LLC Arts. Of Org. filed with Secy of State of NY (SSNY) on 6/12/19. Office location: Westchester County. SSNY designated agent upon whom process may be served and shall mail copy of process against LLC to 28 Edgewold Rd. White Plains, NY 10607. Purpose: any lawful act. #62251 Notice of Formation of DUNDU RESOURCES, LLC. Art. Of Org. filed with SSNY on 6/18/2019. Office Location: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to: DUNDU RESOURCES LLC, 135 Underhill Lane, Peekskill, NY 10566. Purpose: Any lawful act or activity. #62252

Notice of Formation of LLC: Sweetloaf Ventures LLC, filed with SSNY on 6/13/13. 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, 15 Whittier Ave. Cortlandt Manor, NY 10567. Purpose: any lawful purpose. #62254 Notice of Formation of HEXAGON TECHNOLOGIES LLC, a domestic limited liability company (LLC). Articles of Organization filed with the Secretary of State of NY (SSNY) on 07/10/2019. Office location: Westchester County. Principal business location: 177A E. Main St. # 217, New Rochelle, NY 10801. SSNY is designed as agent upon whom process against the LLC may be served. SSNY shall mail a copy of any process served against the LLC to c/o the LLC, 177A E. Main St. # 217, New Rochelle, NY 10801. Purpose: information technology consulting, and any other purpose. #62256 Notice of Formation of Sharon Fenster Consulting, LLC Art. Of Org. filed with SSNY on 6/19/19. Offc. Loc: Westchester Cty, SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 1840 Crompond Road, Apt. 1B3, Peekskill, NY 10566. Purpose: any lawful purpose. #62257 Notice of Formation of Flying Feet LLC Art. Of. Org. filed with SSNY on 6/7/19. Offc. loc: Westchester County. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 233 Linda Ave, Hawthorne, NY 10532. Purpose: any lawful purpose. #62259

Notice of formation of Larios Services, LLC. Art. Of Org. filed with the Sectíy of State of NY (SSNY) on 6/21/19. Office in 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, 258 Madison Avenue, Portchester, NY 10573. Purpose: Any lawful purpose #62260 The Westchester Hub, LLC, Art. of Org. filed with NY Secy. of State on 07/12/19. Office located in Westchester Co. Secy. of State designated as agent upon which process may be served. Secy. of State shall mail a copy of any process against it served upon him/her to:The LLC, 40 Village Green, #667, Bedford, NY 10506 (the LLCís primary business location). LLC may engage in any lawful act or activity for which a limited liability company may be formed. #62261

Notice of Formation of Massif Solutions LLC: Art. of Org. filed with NY Secy. of State (SSNY) 7/15/2019. Office Location: Westchester Cty. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC primary business location at 7 Balint Drive, #222, Yonkers, NY 10710. Purpose of doing business: any lawful activity. #62266 Fredy Capital Construction LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 7/18/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Mr. Fredy Melo, 44 Rodwell Ave., Greenwich, CT 06830. General Purpose. #62267

113 SPRING LEAF, LLC. Arts of Org. filed with Secy. of State of NY ( SSNY) on 07/17/2019. Office loc. Westchester County. SSNY designated as agent upon whom process against LLC may be served and shall mail copy of any process to LLC, 11 Edwards Court, Bedford Corners, NY, 10549. purpose: all lawful. #62263

Notice of Formation of CharMarc Ventures LLC: Art. of Org. filed with NY Secy. of State (SSNY) 7/12/2019. Office Location: Westchester Cty. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC primary business location at 7 Balint Drive, #222, Yonkers, NY 10710. Purpose of doing business: any lawful activity. #62269

Notice of Formation of Light House Edge, LLC. Address of LLC: 43 Fifth Avenue, Pelham, New York 10803. County of business: Westchester County, Article of Organization originally filed with SSNY on 06/03/2019. Agent for Service: Secretary of State. Mail Process to: 43 Fifth Avenue, Pelham, NY 10803. Purpose: Any lawful activity. #62264

Notice of Formation of WONDERTWINS I LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 7/3/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 175B Heritage Hills, Somers, NY 10589. Purpose: any lawful act or activity. #62270

Notice of Formation of WONDERTWINS II LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 7/3/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 175B Heritage Hills, Somers, NY 10589. Purpose: any lawful act or activity. #62271 Notice of Formation of Rego Hills LLC. Art. of Org. filed Secy. of State of NY (SSNY) on 6/5/2019. Office location: Westchester County. SSNY Designated as agent of LLC upon whom process against it may be served. SSNY shall mail copy of process to: The LLC, 45 Mitchell Pl, Apt 3A, White Plains, NY 10601. Purpose: any lawful activity. #62273 MARY BREEN LCSW, PLLC. Filed 7/16/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 8 ROSELLE AVENUE, PLEASANTVILLE, NEW YORK, 10570 Purpose: Licensed Clinical Social Worker #62274 ASK KM, LLC. Filed 6/12/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 45 EDGEWOOD LANE, BRONXVILLE, NEW YORK, 10708 Purpose: all lawful #62275 60 YONKERS AVENUE ASSOCIATES, LLC. Filed 6/21/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 399 KNOLLWOOD ROAD, SUITE 308, WHITE PLAINS, NEW YORK, 10603 Purpose: all lawful #62276 137 WILLOW STREET OWNERS, LLC. Filed 6/21/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 399 KNOLLWOOD ROAD, SUITE 308, WHITE PLAINS, NEW YORK, 10603 Purpose: all lawful #62277

LEGAL NOTICES KD8 CONSTRUCTION LLC. Filed 7/8/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 1433 PINE BROOK CT., YORKTOWN HEIGHTS, NEW YORK, 10598 Purpose: all lawful #62278 MAX DENTAL PLLC. Filed 6/13/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 601 MCLEAN AVENUE APT 2D, YONKERS, NEW YORK, 10705 Purpose: Dentistry #62279 Notice of Formation of TL Painting, LLC Art. Of Org. filed with SSNY on 05/13/2019 Offi. 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 , 1 Shelburne Rd. Yonkers NY 10710 . Purpose ; any lawful purpose. #62280 Notice of Formation of Chispa Media, LLC. Art. of Org. filed with SSNY 7/23/19. NY office location: Westchester County. SSNY designated as agent for process. SSNY shall mail copy of process to: c/o The LLC, 51 Willard Ave., Sleepy Hollow, NY 10591. Any lawful act or activity. #62281 Notice of formation of Cameo Home Inspections, LLC. Arts of org filed with the Secy of State of NY (SSNY) on 6/6/2019. Office locatio: Westchester County. SSNY has been designated as the agent of the LLC upon whom process again met may be served. SSNY shall mail process to Cameo Home Inspections LLC , 2 Ann Place, Valhalla , NY10595. Purpose: any lawful act or activity. #62282

Notice of Qualification of MARRAY GROUP LLC. Authority filed with Secy. of State of NY (SSNY) on 4/17/19. Office location: Westchester County. LLC formed in the State of Connecticut on 3/27/18. Princ. office addr. of LLC: 10 Plymouth Pl., White Plains, NY 10605. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to Incorp Services, Inc - 99 Washington Ave., Ste 805A, Albany NY 12210. Cert. of Form. filed with CT SOS, 30 Trinity St., Hartford, CT 06106. Purpose: Consulting and inspection services. #62283 Notice of Formation of KOSL GARDENS LLC Articles of Organization Filed with the NY Secretary of State (SSNY) on 07/19/2019. Office Location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 875 Mamaroneck Ave., Suite 400, Mamaroneck, NY 10543. Purpose: any lawful purpose. #62284 Notice of Formation of Compton Road LLC. Art. of Org. filed with SSNY 3/26/19. NY office location: Westchester County. SSNY designated as agent for process. SSNY shall mail copy of process to: c/o Amy Strongin, 161 Glendale Rd., Scarsdale, NY 10583. Any lawful act or activity. #62285 Notice of Formation of Patricia Villani Licensed Mental Health Counselor, PLLC Art. Of Org. filed with SSNY on 06/19/2019. 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, 112 Bedford Rd, Pleasantville, NY 10570. Purpose: any lawful purpose. #62237

Alex's Twirl Girls, LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 02/25/2019. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: The LLC, 350, S 6th avenue, Mount Vernon, New York, 10550. principal business location of the LLC. Purpose: Teaching and engaging youth in baton twirl, dance, and tumble. #62238 Malcolm D. Reid, M.D., M.P.P., PLLC, Arts of Org. filed with Sec. of State of NY (SSNY) 6/20/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Malcolm D. Reid, 91 Cherry Hill Ct., Briarcliff Manor, NY 10510. Purpose: Medicine. #62246 Notice of Formation of Pellbrook Engineering, PLLC Art. Of Org. filed with SSNY on 7/12/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the PLLC upon whom process against it may be served. SSNY shall mail process to the PLLC, PO Box 8231. Pelham, NY 10803. Purpose: Professional Engineering. #62262 Notice of Formation of WONDERTWINS I LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 7/3/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 175B Heritage Hills, Somers, NY 10589. Purpose: any lawful act or activity. #62270

137 WILLOW STREET OWNERS, LLC. Filed 6/21/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 399 KNOLLWOOD ROAD, SUITE 308, WHITE PLAINS, NEW YORK, 10603 Purpose: all lawful #62277 Notice of Formation of minorTINGz LLC. Arts. of Org. filed with SSNY on 07/22/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to 336 South 1st Avenue, Mount Vernon, New York 10550. Purpose: any lawful act or activity. #62286 Notice of Formation of VAWLT PRO, LLC, a foreign limited liability company (LLC). Application for Authority filed with the Secretary of State of NY (SSNY) on 07/11/2019. Formed in Delaware on July 8, 2019. Office location: Westchester County. SSNY is designed as agent upon whom process against the LLC may be served. SSNY shall mail a copy of any process served against the LLC to c/o the LLC, 333 Mamaroneck Avenue # 238, White Plains, NY 10605. The address of the principal office of the LLC is 333 Mamaroneck Avenue # 238, White Plains, NY 10605. The address of the office required to be maintained in Delaware is 850 New Burton Road, Suite 201, Dover, DE 19904. The authorized officer in Delaware where a copy of the LLCís Certificate of Formation is filed is: Secretary of State, Division of Corporations, 401 Federal St., Suite 4, Dover, DE 19901. Purpose: development of Web-based software application, and any other purpose. #62258

Supplemental Summons and Notice of Object of Action SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF WESTCHESTER Action to Foreclose a Mortgage INDEX #: 63500/2018 U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., CSMC MORTGAGE-BACKED PASS-THROUGH CERTIFICATES, SERIES 2006-5 Plaintiff, Vs BARTOLO LEAL IF LIVING, AND IF HE/SHE BE DEAD, ANY AND ALL PERSONS UNKNOWN TO PLAINTIFF, CLAIMING, OR WHO MAY CLAIM TO HAVE AN INTEREST IN, OR GENERAL OR SPECIFIC LIEN UPON THE REAL PROPERTY DESCRIBED IN THIS ACTION; SUCH UNKNOWN PERSONS BEING HEREIN GENERALLY DESCRIBED AND INTENDED TO BE INCLUDED IN WIFE, WIDOW, HUSBAND, WIDOWER, HEIRS AT LAW, NEXT OF KIN, DESCENDANTS, EXECUTORS, ADMINISTRATORS, DEVISEES, LEGATEES, CREDITORS, TRUSTEES, COMMITTEES, LIENORS, AND ASSIGNEES OF SUCH DECEASED, ANY AND ALL PERSONS DERIVING INTEREST IN OR LIEN UPON, OR TITLE TO SAID REAL PROPERTY BY, THROUGH OR UNDER THEM, OR EITHER OF THEM, AND THEIR RESPECTIVE WIVES, WIDOWS, HUSBANDS, WIDOWERS, HEIRS AT LAW, NEXT OF KIN, DESCENDANTS, EXECUTORS, ADMINISTRATORS, DEVISEES, LEGATEES, CREDITORS, TRUSTEES, COMMITTEES, LIENORS, AND ASSIGNS, ALL OF WHOM AND WHOSE NAMES, EXCEPT AS STATED, ARE UNKNOWN TO PLAINTIFF, VICTORINA MEJIA, AGUSTIN MEJIA, FERNANDO LEAL, MORTGAGE ELECTRONIC REGISTRATION SYSTEMS, INC. AS NOMINEE FOR FAIRMONT FUNDING LTD, CAPITAL ONE BANK (USA), N.A., JH PORTFOLIO DEBT EQUITIES, LLC, OLIPHANT FINANCIAL, LLC, MIDLAND FUNDING LLC, PEOPLE OF THE STATE OF NEW YORK, UNITED STATES OF AMERICA ACTING THROUGH THE IRS JOHN DOE (Those unknown tenants, occupants, persons or corporations or their heirs, distributees, executors, administrators, trustees, guardians, assignees, creditors or successors claiming an interest in the mortgaged premises.) Defendant(s). MORTGAGED PREMISES: 24 PALMER ROAD YONKERS, NY 10701 AKA 28 PALMER ROAD, YONKERS, NY 10701 SBL #: 2. - 2188 ñ 43 To the above named Defendant: You are hereby summoned to answer the Complaint in this action, and to serve a copy of your answer, or, if the Complaint is not served with this Supplemental Summons, to serve a notice of appearance, on the Plaintiff(s) attorney(s) within twenty days after the service of this Supplemental Summons, exclusive of the day of service (or within 30 days after the service is complete if this Supplemental Summons is not personally delivered to you within the State of New York). In case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the Complaint. The Attorney for Plaintiff has an office for business in the County of Erie. Trial to be held in the County of Westchester. The basis of the venue designated above is the location of the Mortgaged Premises. To Bartolo Leal Defendant in this Action. The foregoing Supplemental Summons is served upon you by publication, pursuant to an order of HON. Gerald E. Loehr of the Supreme Court of the State of New York, dated the Twenty-Eighth day of June, 2019 and filed with the Complaint in the Office of the Clerk of the County of Westchester, in the City of White Plains. The object of this action is to foreclose a mortgage upon the premises described below, executed by Bartolo Leal, Victorina Mejia, Agustin Mejia and Fernando Leal dated the March 16, 2006, to secure the sum of $524,000.00 and recorded at Instrument No. 461380983 in the Office of the Westchester County Clerk, on the June 15, 2006; The mortgage was subsequently assigned by an assignment executed July 25, 2011 and recorded on July 29, 2011, in the Office of the Westchester County Clerk at Instrument Number 512073671. The property in question is described as follows: 24 PALMER ROAD, YONKERS, NY 10701 AKA 28 PALMER ROAD, YONKERS, NY 10701 NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME If you do not respond to this summons and complaint by serving a copy of the answer on the attorney for the mortgage company who filed this foreclosure proceeding against you and filing the answer with the court, a default judgment may be entered and you can lose your home. Speak to an attorney or go to the court where your case is pending for further information on how to answer the summons and protect your property. Sending a payment to your mortgage company will not stop this foreclosure action. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT. DATED: July 18, 2019 Gross Polowy, LLC Attorney(s) For Plaintiff(s) 1775 Wehrle Drive, Suite 100 Williamsville, NY 14221 The law firm of Gross Polowy, LLC and the attorneys whom it employs are debt collectors who are attempting to collect a debt. Any information obtained by them will be used for that purpose. 64716 #62268

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