ALLIANCEBERNSTEIN LAYOFFS
MAMARONECK AVENUE RENOVATIONS
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OCTOBER 22, 2018 | VOL. 54, No. 43
YOUR ONLY SOURCE FOR REGIONAL BUSINESS NEWS, COVERING THE HUDSON VALLEY
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MOMENTUM IN YONKERS Challenges and opportunities remain for the city as its waterfront development attracts new residents BY JASON CHIREVAS
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n the fall of 1987, a representative of incumbent Yonkers Mayor Angelo Martinelli, who had been in office for most of the previous 15 years, called lifelong resident John Tallon as part of a campaign phone canvass, asking if the mayor could rely on Tallon’s vote in November. Martinelli could rely on Tallon’s vote, the then-84-yearold said, when the mayor did something about the “disgrace” that was Getty Square, the city’s beleaguered downtown shopping and civic district. Martinelli was unseated in the election by upstart Nicholas
The Yonkers waterfront has contributed to the city’s growth.
ASI Group celebrates renovated Yonkers HQ
BY RYAN DEFFENBAUGH rdeffenbaugh@westfairinc.com
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ou may not know the American Specialties Inc. name, but you’ve likely used the Yonkers company’s products. Anyone who has excused themselves for just a moment to make use of the bathrooms
at Yankee Stadium, One World Trade Center or Madison Square Garden has likely ducked behind ASI Group’s bathroom partitions, as well as used its hand dryers, soap dispensers and lockers. Those are just the big-name locations you can find its products. The company, in its own words, “offers the most complete collection of products for the modern washroom,” and does so
for clients big and small in more than 50 countries worldwide. For four decades, ASI has kept its corporate headquarters above a manufacturing plant on Saw Mill River Road in north Yonkers. On Oct. 11, the company celebrated a full renovation of its corporate office. The ribbon cutting included a visit from Mayor Mike Spano, who praised the company’s pres-
Wasicsko, whose time as mayor would be marked by progress on the city’s compliance with a longstanding federal housing desegregation order, so it would fall to successive Yonkers mayors to address Getty Square and other areas of economic concern in the city. Tallon died in 1991, well before the revitalization of the city’s downtown and waterfront, which began more than a decade later and continues to this day. While waterfront and downtown development continues, recent crime data from Trulia. com suggests Getty Square still isn’t where anyone would like it to ultimately be. There are » WATERFRONT
ence and the 175 jobs it brings. While the company was founded in 1961 in the Bronx, Patrick Grasso, the founder of ASI, started looking for a place to consolidate the company’s presence in the late ‘70s, as told by company President and CEO Peter Rolla. “He chose Yonkers because he believed Yonkers provided a good distribution point, a » ASI GROUP
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AllianceBernstein to lay off 35 White Plains employees in planned move south BY RYAN DEFFENBAUGH rdeffenbaugh@westfairinc.com
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llianceBernstein LP is moving south and will lay off 35 employees from its White Plains offices starting early next year, according to a notice filed with the state Department of Labor. The New York City-based investment management and research company will let go 35 of its 244 employees at its White Plains office between January and July 2019, AllianceBernstein wrote in a state Worker Adjustment and Retraining Notification. The layoffs come as part of a planned move of the company's corporate headquarters to Nashville, Tennessee. AllianceBernstein announced its plan to relocate to Nashville in May through a filing with the U.S. Securities and Exchange Commission. The company said it would move about 1,050 jobs from its metro New York City area offices to Nashville, starting in 2018 and continuing for
several years. AllianceBernstein departments heading south include finance, IT, operations, legal, compliance, internal audit and sales and marketing. The company said at the time it would maintain a principal location in New York City, which will house its portfolio management, research and trading and New York-based private wealth management. It employs more than 3,400 employees total, as of its 2017 annual report. AllianceBernstein's primary offices are in midtown Manhattan, but the company leases about 229,000 square feet at 1 N. Lexington Ave. in downtown White Plains, according to its 2017 annual report. The company only occupies about 70,000 square feet of the space and has sublet, or is marketing for sublet, about 160,000 square feet. Its White Plains lease expires in 2021 with options to extend to 2031, according to its report. The company did not immediately respond to a request for comment on the layoffs.
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Yonkers attorney suspended for 3 years for mishandling funds BY BILL HELTZEL bheltzel@westfairinc.com
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n attorney from Yonkers has been suspended from the practice of law for three years for mishandling client funds. A panel of five justices on the state’s Second Appellate Court ruled on Oct. 10 that Osvaldo J. Gonzalez’s “admitted misconduct” warranted the suspension. The grievance committee for the Ninth Judicial District, representing Westchester and four other counties in the lower Hudson Valley, accused Gonzalez in January of seven charges of professional misconduct. Gonzalez, who also goes by the first name Ozzie, consented to the grievance committee’s findings and to the discipline. They stipulated that he had commingled $102,500 in legal fees he earned through Excelsior
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Legal Services, a legal service and referral agency he owns, with client funds. He failed to promptly disburse $92,827 in funds, securities and property to eight clients, from 2014 to 2016. He failed to account for $74,956 in disbursements to seven clients. He failed to reconcile the special client account and he failed to maintain required records. The appellate court gave him credit for representing low-income and indigent clients in criminal matters for much of his career and for agreeing to monitoring by the Lawyer’s Assistance Program. But they also noted that he had been admonished in 1994 for failing to return an unearned fee after a client discharged him. He has practiced law in New York for 39 years. The suspension will begin on Nov. 9. Gonzalez listed his areas of prac-
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Osvaldo J. Gonzalez
tice as general civil and criminal work, personal injury, medical malpractice, product liability and white collar crime, in a LinkedIn profile.
For several years, he practiced from an office in Mount Vernon. He did not respond to an email message requesting comment.
© 2018 Westfair Communications Inc. All rights reserved. Reproduction in whole or in part without written permission is prohibited.
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OCTOBER 22, 2018
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In Court
BY BILL HELTZEL
Bedford rider accuses Olympic medalist of fraud in sales of show horses
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lympic equestrian silver medalist Peter Leone trained amateur horsewoman Caroline Grubb for several years, trained her show horses advised her on the purchase of horses, and then, she claims, secretly collected unearned commissions. Grubb, of Bedford, sued Leone Oct.10 in federal court in White Plains, accusing him of fraud. The lawsuit also names Emil Spadone and Osvaldo Ornia Pacher of New Jersey for allegedly conspiring with Leone to sell her a defective horse. Leone, who operates Lionshare Farm training center in Greenwich, said he could not respond to the accusations because he had not seen the lawsuit. “This is the first I’m hearing of this,” he said in a brief telephone conversation. “I heard grumblings that she was unhappy about something. I reached out to her multiple times to see if she’d like to discuss with
me or meet with me to go over her concerns. But she has refused to meet with me. All I know is that she is unhappy about something.” “The same baseless allegations were made a year ago in a New Jersey Superior Court lawsuit,” Pacher’s attorney. Liz Durkin said, “and Pacher was vindicated.” Leone, 58, of Greenwich, Connecticut, represented the U.S. Equestrian Team at the 1996 Olympic Games in Atlanta, helping the U.S. win a silver medal in team show jumping. He has competed successfully on the grand prix circuit for decades. In 2009, Grubb states in her lawsuit, she hired Leone to train her as a rider and advise her on buying horses for her use and for investments. In 2011, Leone asked her to invest in a show jumper that he would ride in national and international competitions, according to the lawsuit. The idea was to increase the value of the horse by competing successfully and then selling
it at a significant profit. Grubb invested $160,000 in My Pleasure, a Belgium Warmblood gelding, and she received a 60 percent interest in a Connecticut limited liability company that owned the horse. Leone and My Pleasure won the $25,000 SmartPak Grand Prix at Saugerties, New York, in 2014, but overall, according to the complaint, they had “varying degrees of success.” Leone allegedly advised Grubb that year that My Pleasure could be sold for $750,000. A year later, she was told that the horse had been sold in the $300,000 price range and that she would come close to breaking even on her investment. She received a check for $142,000 and a tax form showing a sale price of $290,500. But My Pleasure had sold for $465,000, according to a bill of sale attached to the lawsuit as an exhibit. Grubb claims she should have received an additional $137,000. In 2016, the complaint
states, Grubb had to find another horse because her show hunter was injured and could no longer be ridden competitively. She claims that Leone’s assistant told her that Spadone, of Califon, New Jersey, might have a suitable horse. She and Leone went to Saugerties to see Filippo, a Warmblood gelding, and meet Pacher, a trainer who owns Palermo Show Stable in Bedminster, New Jersey. Grubb rode Filippo for two days. She concluded that the horse was too small, too uncomfortable to ride and too unbalanced for competition. But Leone, she alleges, pressured her to buy Filippo and said he had the skill to correct the horse’s defects. She claims that Leone said he would get only a $24,000 commission, apart from the purchase price, for a total price of $214,000, and that Pacher, as owner, would receive no commission. She paid $190,000 to
Palermo Show Stable. But Palermo Show Stable owned only 50 percent of Filippo, the complaint states. Peter and Janet Antico of Sorelli LLC owned half. Pacher allegedly told the Anticos that Filippo had sold for $100,000, and they were paid $50,000. Grubb claims that Leone received an extra $40,000 commission and Spadone got $40,000, leaving $60,000 for Pacher. Grubb claims that by relying on Leone as her agent, she overpaid by $114,000. Durkin said the allegation that the Anticos owned half of Filippo is untrue, and she said all commissions were fully disclosed. When Grubb bought Filippo, the horse was shipped to Lionshare Farm in Greenwich for boarding and training. A veterinarian had advised her to have the horse fitted with steel shoes immediately, the complaint states, because the feet were in poor condi-
tion. But Filippo’s shoes were never changed and “the horse became lame and unrideable.” Last year Grubb moved Filippo to Bexley Farm in Bedford for rest and care. The gelding returned to training a year ago, but could be handled only by professional riders. “Filippo was dangerous and unsafe for her to ride,” Grubb’s complaint states, and she decided “he must be sold.” She said she has been unable to find a buyer. Grubb accuses the defendants of breach of contract, breach of covenant of good faith and fair dealing, fraud, unjust enrichment and breach of fiduciary duty. She seeks to reclaim a portion of the defendants’ profits from the sales of the two show horses. “What a shame,” Leone said. “It’s such a litigious culture. I’m sorry, I don’t know what the heck is going on.” Grubb is represented by attorney Steven M. Tarshis of Pittstown, New Jersey.
Accountant who oversaw fraud detection services accused of fraud
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n accountant from Stamford who was responsible for fraud and forensic accounting services for a Manhattan firm has been charged with fraud in an alleged $2 million intellectual property scheme that operated in part in Westchester County. Steven L. Henning, 57, a CPA and former partner at Marks Paneth Accountants & Advisors, was arrested Oct. 8 in St. Johns, Florida, and accused of wire fraud. In 2014, the accounting firm quoted Henning in a press release as advocating spot audits to avoid a situation “where investments were missing, not because of market fluctuations, but because they didn’t exist in the first place.” That, essentially, is the situation that the feds describe in the criminal complaint. Attempts to contact
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Henning for a response failed. "The actions alleged in the government's complaint are not related to the business of the accounting firm," Marks Paneth spokeswoman Diane Paoletta said, and the firm "continues to cooperate with the government's investigation." In 2008, Henning formed MP&S Intellectual Property Associates LLC, according to a related federal lawsuit, to promote his idea of an intellectual property exchange. In 2011, the company changed its name to OpportunIP LLC. The U.S. Attorney’s Office said in a press release that OpportunIP had offices in Tarrytown and Purchase. From 2012 to 2017, Henning allegedly carried out a scheme to persuade people to invest in the company, based on fraudulent documents. Henning had been an assistant professor at Southern
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Methodist University in Dallas, before joining Marks Paneth in 2004. In 2012, he began pitching OpportunIP as an investment opportunity to a former student, who is not identified in the criminal complaint. He allegedly claimed that the company was working on intellectual property license agreements with automobile manufacturers. But there were no such deals, U.S. Attorney Geoffrey S. Berman said in the press release. The licensing and escrow agreements were fraudulent. Eventually, the former student and another unnamed victim invested $2 million in OpportunIP, according to the criminal complaint. After the victims transferred $1 million to a Texas bank account in 2015, the complaint states, $875,000 was wired to a New York City account
controlled by Henning and $25,000 was transferred to an account in the name of Henning and his wife. The accusations in the criminal case are mirrored by allegations in a federal lawsuit filed in April by Golomb Merchantile Co. against Marks Paneth, OpportunIP and Henning. In 2012 Adam Golomb the complaint states, was introduced to Henning and another Marks Paneth representative. Golomb owned four automotive-related patents and he agreed to give OpportunIP exclusive rights to licensing his intellectual property. Over the next five years, Golomb Mercantile claims, Henning allegedly perpetrated a series of frauds “through fabricated communications with potential buyers and licensors.” Golomb Mercantile said Henning created documents
that purported to show interest in its patents by Ford Global Technologies, Volkswagen, Mercedes, Renault and Nissan. In 2016, for instance, Henning allegedly provided a detailed but phony analysis of a proposed term sheet. “Henning then provided details of an imaginary negotiation with Mercedes, Renault and Nissan representatives.” Henning and another Marks Paneth representative portrayed the accounting firm and OpportunIP as a single entity, Golomb Mercantile claims, that operated from offices in New York City and Westchester. Golomb Mercantile said it relied on Henning’s credentials, as presented on the Marks Paneth website. The accounting firm has promoted itself as a top forensic accounting service. A 2012 press release, for example, quotes Henning as
stating, “Law firms, corporations, insurance carriers, nonprofits and government entities rely on Marks Paneth for our sophisticated forensic accounting, commercial litigation, fraud investigation, fraud protection and intellectual property services.” In 2016, Henning was named Partner-in-Charge, Advisory, a role that included fraud and forensic accounting services. For five years, Golomb Mercantile charges, it lost the opportunity to market its intellectual property. It accuses the firm and Henning of fraud and breach of contract and it is demanding at least $75,000 in damages. The criminal case is being handled by the U.S. Attorney’s White Plains office. The charge carries a maximum penalty of 20 years in prison and a $250,000 fine.
ASK ANDI | Andi Gray
Repeat mistakes can’t happen WE ARE HAVING TROUBLE GETTING SOME OF OUR EMPLOYEES TO PAY ATTENTION WHEN THEY MAKE MISTAKES. IT’S ALMOST LIKE THEY GET IN A GROOVE AND CAN’T GET THEMSELVES OUT OF IT. WHEN THERE’S A MISTAKE, WE DISCUSS IT. THE EMPLOYEES TELL ME THEY GET IT AND THEN TURN AROUND AND DO IT AGAIN. WHAT AM I DOING WRONG? THOUGHTS OF THE DAY: Make sure employees understand that making mistakes is part of learning. Point out the need to improve and cite other examples of when and where employees have done exactly that, made a mistake and then taken action to improve. Talk about improvement as an opportunity to get ahead. The examples you set leading the organization are critical to the company’s long-term success.
Build on what employees do right. Accept that mistakes happen, and sometimes people have built up habits for doing things that get in the way of changing. Stay alert for mistakes that inevitably happen and know when to step in and say something about it. Check if the employee is missing skills. Ask the employee to explain what happened and why they chose to take the actions
they did. Explain where the breakdown may have occurred from your point of view. Ask employees to respond by talking through how they might do the task differently next time. Then create opportunities to try again, with supervision. Make sure you can talk about the facts of what happened. If another employee or manager reported seeing or hearing something problematic, get corroboration. Encourage employees to be accountable by coming forward with examples of mistakes that they need help correcting. Start the discussion with success examples, things the employee has done right. State your confidence that the employee will get this one right, too. Talk through specific corrections or steps the employee has to follow in order to make things work the way you want them
to work. Ask the employee to restate back to you what steps will be taken to complete the task correctly. Correct a mistake and ask the employee to play it back from the beginning. Once the employee can describe actions to take, have him or her go do it, and monitor steps being taken. In case of missteps, intercede and explain what is off track. Stick with it until the employee can perform the task without error. Thank the employee for sticking with it and offer congratulations on a job well done. Explain how making changes will lead to higher skill levels and that mastering the correct way to do things will lead to success in the organization. Reinforce that doing things the right way saves the company money, insures happier customers and improves the company’s
reputation for a job well done. These are all values for which the company stands, and which lead to the outstanding reputation the company enjoys in its market. Congratulate the employee on being part of the effort to ensure the company keeps its standing as an excellent provider of products or services. As the leader, you want to encourage employees to come forward, seek help and learn from mistakes. Employees who know they’re working in a learning environment are more likely to seek help, learn faster and stick with difficult tasks until they’re mastered. Provide correction not criticism when things go wrong. Keep in mind that people are wired to want to do a good job and that when things go wrong it’s because of a misunderstanding. Your job is to correct that mis-
understanding in a positive way and reinforce the correct way to do things until it becomes a habit. BOOK RECOMMENDATION: “Leadership Gameplan for Success: 12 Lessons for Extraordinary Performance and Personal Excellence” by Coach John Wooden and Steve Jamison. Andi Gray is president of Strategy Leaders Inc., StrategyLeaders.com, a business-consulting firm that teaches companies how to double revenue and triple profits in repetitive growth cycles. Have a question for AskAndi? Wondering how strategy leaders can help your business thrive? Call or email for a free consultation and diagnostics: 877-238-3535, AskAndi@StrategyLeaders. com. Check out our library of business advice articles: AskAndi.com.
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OCTOBER 22, 2018
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other areas in Yonkers that have been granted new life over the last decade and now stand to be much brighter parts of Yonkers’ future. The city’s current mayor, two-term Democrat Mike Spano, has seen much of this more recent development come to fruition. His director of communications, Christina Gilmartin, told the Business Journal there’s a significant reversal in how Yonkers interacts with development and investment businesses since the recession of 2008. “Yonkers development now has been reignited in all four corners of the city,” Gilmartin said. “Developers are now approaching the city versus us seeking them out. The investments … have paid off, improving our local economy. (Developers) see that Yonkers can be profitable and are investing more dollars in our city’s future.” Yonkers is known as a city built on hills, seven hills to be specific. One of those, Ridge Hill, was once home to more socially concerned enterprises — a church, a hospital, a sanitarium — before the city leased the land to aerospace giant Lockheed Martin in 2000 as part of the Yonkers Industrial Development Agency’s effort to spur job growth. When that didn’t happen to the agency’s satisfaction, the city bought out Lockheed Martin’s contract and sold the remaining land, 84 acres, to Forest City Enterprises, a Clevelandbased developer, which broke ground on a mixed-use complex in November 2007. Completed and opened in 2011, the project, then known as Ridge Hill Village, is situated between Interstate 87 and the Sprain Brook Parkway and features several branded retail anchor stores, restaurants and, as of March 2013, the first LEGOland in the Northeast, a $12 million, 32,300-square-foot facility. Alongside the open-air retail mall is The Monarch, a 200,000-square-foot, 162unit condominium complex owned by the Horizon Group, a real estate investor and developer that already had sites on Long Island and in New Jersey. Last October, Forest City
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agreed to sell Ridge Hill to Australia-based QIC, which has owned a stake in the facility since February 2016, as part of a much larger, two-phase deal that included nine other U.S. malls. Andrew Hardy, QIC’s general manager for Ridge Hill, told the Business Journal it’s important for Ridge Hill to work with the surrounding community on outreach programs that promote the arts scene as well as local charities, all while demonstrating why Ridge Hill is a great place to work. One project Hardy cited is Ridge Hill’s new community garden, which was created through a partnership with the facility’s vendors, tenants Lowe’s and Whole Foods, Habitat for Humanity and the Yonkers public school district. Overall 600 students have participated, yielding results like a late-summer harvest of food donated to Feeding Westchester, an Elmsford-based nonprofit. The garden, Hardy said, also serves as an educational forum for the kids who participate, as they learn about sustainability, healthy eating alternatives, composting, recycling and growing their own food. Although The Monarch is not owned by Ridge Hill/ QIC and has filled at a slower rate than was initially hoped, Hardy said the amount of residential units currently under construction across Yonkers is “a magnificent story for the city.” Adding residential units has always been part of Ridge Hill’s overall strategy for the site, he said. “We always want to strive to engage the community by enhancing the experience for our guests,” Hardy said. “We will never relax in our quest to be the best.” Creating a massive, brandnew, mixed-use campus infused with everything from an REI, to the Apple Store, to a place to indoor skydive — which happens to be steps from your condo — is one thing if you can do it, but what do you do when your outdoor mall facility is already more than 50 years old and in need of a refresh? Located about three miles south of Ridge Hill, the Cross County Shopping Center was Westchester County’s first mall. Once anchored
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Yonkers development now has been reignited in all four corners of the city. Developers are now approaching the city versus us seeking them out. — Christina Gilmartin
by now defunct department stores John Wanamaker and Gimbels and lined largely with independent shops — though there were two Woolworths stores for some time as well — Cross County was in a state of disarray by the end of the 1990s. Stores disappeared and the site was constantly covered in some sort of scaffolding, its various pathways blocked off in one direction or another. It was a shell of its former self. As recently as the late ‘70s to the mid-‘80s, Cross County was one of the marquee shopping destinations in the county and seasonally hosted things like big cat circus shows, travelling puppet shows and an elaborate Christmas display complete with a full-fledged mobile house for Santa Claus. Something had to change. Basically, everything did. “In 2006, the managing partners for Cross County … were carefully evaluating the marketplace and which venues were seeing successes in attracting retailers and customers,” Liz Pollack, senior marketing manager for Cross County, told the Business Journal. “Following a tour of the newly renovated Queens Center in Elmhurst, the board of directors met to … redevelop, manage and lease Cross County Shopping Center.” Macerich, an S&P Fortune 500 developer of retail real estate, was the company chosen to bring Cross County forward and revitalize the site for the current marketplace. “A strategic master plan was created to redesign existing property, bring in new retailers, renovate existing retailers and upgrade the
look and feel of the common areas,” Pollack said, “so that Cross County could maximize its historic start in the community and stand out amongst new competition.” Zara is a Cross County retailer now, as are Hollister, Pandora and H&M. Familyfriendly chain restaurants are along the center’s outskirts. The National Amusements movie theater across from the main shopping complex was recently retrofitted with electric reclining seats and an enhanced concession stand. Back at the main site, Cross County now features a 13,000-square-foot satellite campus for Westchester Community College, and, at the center of it all, a Hyatt Place Hotel extends six stories skyward, the interior clean, modern and unrecognizable from the building’s former life as office space. Describing the desired vibe as “suburban … with urban nuances and mixeduse elements,” Pollack said the last of those is something Cross County is looking to explore further, which could prove advantageous with a taxi service, four banks, a Super Stop & Shop grocery store, a travel agent and a fitness center already part of the overhauled experience. “Redeveloping Cross County was exciting and challenging,” Pollack said, citing the successful effort to bring a facility “built on a swamp in the 1950s” up to modern code. “Our challenge is to remain fully occupied with the right retailers and still surprise and delight our shoppers with the newest trends and opportunities to eat, shop and be entertained.” Of course, that’s all well
and good when you have a 50-year-old Yonkers mainstay to work with as your canvas, but what if you don’t even have that? What if you’re just a shop owner in a local Yonkers neighborhood? The McLean Avenue Merchants Association (MAMA) came about in a somewhat roundabout way, but is gaining strength and stature in its quest to make the stores, restaurants and other businesses along Yonkers’ “Emerald Mile” as vibrant and essential as possible. Association chairman R.J. Puma explains. “My family moved back to the area in 2004 to take over the family business, Anna Artuso’s Pastry Shop,” Puma said. “We held a mini festival in 2006 for my grandmother’s, Anna Artuso Puma, birthday and the bakery’s anniversary.” That small festival drew more than 1,000 people to the area immediately surrounding the bakery, Puma said, including then-Yonkers Mayor Phil Amicone, who told Puma something like that festival should take place annually and incorporate the entire McLean business district. Puma said he was proud to hear the mayor’s reaction to his family’s event, but it was a lot of work and not something he realized could benefit the entire area until 2011, when the first McLean Avenue Fall Festival was held following the formal founding of the modern MAMA earlier that year. In addition to the fall festival, the merchants association was formed to look at the added possibilities of beautification projects and an annual parade. By 2013, these projects were well underway with two parades in the books and holiday activities including a Christmas tree lighting and adorning the McLean merchants corridor from Bronx River Road to Lee Avenue — a more than 2-mile stretch — with Christmas lights. The association has partnered with both the city and larger business concerns — the nearby Empire City Casino provides parking for the fall festivals — to help make these events, which are drawing growing crowds, happen.
Puma will be quick to tell you there’s a lot more to MAMA than a few annual events. Association members rely on and help each other. Many of the association’s discussions are held on the street, informally, in front of members’ respective businesses. “We are friends, family, business associates and partners,” Puma said. “Our conversations … are never just a ‘hello’ or ‘good morning.’ They are actual conversations, discussions about business, concerns for family members. There is no community or vibe like the one here on McClean Avenue.” While that may be so, the association has also used its formal meetings to invite local and state politicians into its midst — state Sen. Shelley Mayer, a lifelong Yonkers resident, spoke to the group about health care issues while she was a member of the Assembly, Puma said — which helps to inform the membership and increase the association’s influence. Another step MAMA has taken, Puma said, is partnering with startup organizations like the Yonkers Film Festival as well as Yonkers stalwarts like Empire City and the Cross County Shopping Center, which Puma said the association always sees as partners for mutual advantage rather than competition looking to run “the oldest and best mom-and-pop district in Yonkers” out of business. With MAMA proving economic development doesn’t have to be brand new, or occur on a grand scale, to be effective, Puma said there are still problems to be overcome — there’s an overabundance of truck traffic along the Emerald Mile, which also suffers from parking problems. To that end, Puma said he’d like to see the entire area become a business improvement district, which would involve all the merchants along McLean Avenue, something he said he’s wanted for some time. Yonkers has come quite a way from its waterfront and downtown development. Ridge Hill’s Hardy said residential developers are now starting to dot the city with large-scale projects targeting young professionals.
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OCTOBER 22, 2018
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31st ANNUAL WESTCHESTER REAL ESTATE AWARDS BREAKFAST GREATER NEW YORK MARKET Wednesday, November 7, 2018 Hilton Westchester • Rye Brook, NY 7:00 a.m.
Pizzeria seeks $5M in lawsuit against Greenburgh shopping center, Kmart and Little Caesars
THE REAL ESTATE AWARD Bruce Berg, CEO, Fuller Development Company THE MARTIN S. BERGER AWARD FOR LIFETIME ACHIEVEMENT Peter S. Duncan, President and CEO, George Comfort & Sons, Inc. MARCH OF DIMES LEGACY AWARD Michael Weinstock, Market President – Connecticut, M&T Bank TITLE SPONSORS Cappelli Organization Pavarini North East Construction Co., Inc. PLATINUM SPONSOR George Comfort & Sons, Inc. Shipman & Goodwin LLP The Aiello Foundation c/o Peter DiNardo Enterprises GOLD SPONSORS Benerofe Properties Corp. Cuddy & Feder LLP Delbello Donnellan Weingarten Wise & Wiederkehr, LLP DLC Management Corp. Jones Lang LaSalle M&T Bank People’s United Bank RPW Group, Inc. SILVER SPONSORS Acadia Realty Trust • AKRF • Belway Electrical Contracting Corp./LeChase Construction Services • Benchmark Title Agency • CBRE • Cooper Horowitz LLC • De Clercq Office Group/Knoll • Diamond Properties • G&S Investors • Gibraltar Management • Ginsburg Development Companies, LLC • Houlihan-Parnes Realtors, LLC/GHP Office Realty, LLC • Mack-Cali Realty Corporation • MacQuesten Development, LLC • National Realty & Development Corp. • Reckson, a division of SL Green Realty Corp. • Robert Martin Company • RXR • Shleppers Moving & Storage • Simone Development Companies • Sterling National Bank • VHB • Waldner’s Business Environments/Steelcase, Inc. MEDIA SPONSOR Westchester County Business Journal RSVP www.marchofdimes.org/westchesterrealestate Jessica Fortuna at 914-610-7530 or JFortuna@marchofdimes.org
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OCTOBER 22, 2018
WCBJ
The interior of the pizzeria. Photo courtesy Henry J. Cerbone.
BY BILL HELTZEL bheltzel@westfairinc.com
A
pizzeria owner claims that Kmart was allowed to open a Little Caesars in the Crossroads Shopping Center in Greenburgh despite an agreement not to allow a competing pizza parlor in the plaza. Henry J. Cerbone and Bonnie H. Cerbone sued the shopping center owners and operators, Acadia Realty Trust of Rye; Heyman Properties LLC of White Plains; and Crossroads II LLC of Rye for $5 million this month in Westchester Supreme Court. The lawsuit also names Little Caesar Enterprises and Kmart’s owner, Sears Holdings Management Corp., as defendants. The shopping center cannot deliberately breach a restrictive covenant, the Cerbones argue, “simply because they wish to remain on good terms with their cash-cow tenant, Kmart.” The defendants did not respond to email and telephone messages requesting comment. Henry J. Cerbone, a retired police officer from Yonkers, had dreamed of opening a pizzeria and
Italian restaurant. In 2010, he looked for a suitable location: a place with an anchor tenant that would attract many shoppers and with no competing pizzeria. Crossroads Shopping Center at 423 Tarrytown Road fit the bill, according to his complaint. Kmart anchored the middle of the plaza. There was no other Italian eatery. Kmart offered food, but all it sold was popcorn, cotton candy and hot dogs. When Henry Cerbone met with officials from Heyman Properties, the complaint states, he insisted on and was granted a restrictive covenant that gave him exclusive rights to selling pizza and Italian foods. He leased 3,300 square feet and spent $550,000 building out the space, using his life savings and loans from family and friends. In 2011, Cerbone of Naples Pizza opened. The shopping center began to lose tenants, he claims, and by the end of 2012 his pizzeria was the only business left on his side of the complex. Then Little Caesars opened inside Kmart. Cerbone’s sales dropped dramatically, the Cerbones claim. Some shoppers and
Kmart employees even used their restaurant to sit down and eat food from Little Caesars. The Cerbones are accusing the defendants of breach of contract, breach of covenant of good faith and fair dealing, tortious interference with contractual relations and unjust enrichment. They are demanding $2 million for most of their causes of action and $5 million “to punish all defendants’ willful, wanton and malicious conduct.” Events may have overtaken the lawsuit. Sears Holdings filed for Chapter 11 protection in federal bankruptcy court in White Plains. The company got $300 million in loans that will help Sears and Kmart stores stay open through the crucial holiday season. But it also plans to shut down unprofitable stores by the end of the year. If the Crossroads Kmart closes, the Cerbones could achieve their goal of eliminating competition from Little Caesars, but they would also lose the anchor tenant that attracts shoppers to the center. The Cerbones are represented by Adeyinka A. Ojo and David J. Wood of New York City.
Contributing writer | Tim McDonald
A 30-year milestone for women’s entrepreneurship
J
ust 30 years ago, it was the law in many states that a woman applying for a business loan needed the guarantee of a male cosigner — be it a father, a brother, a son or a friend. Then came passage of the landmark Women’s Business Ownership Act (H.R. 5050) on Oct. 26, 1988. This game-changing legislation did away with the arcane rule and paved the way for more women to pursue entrepreneurship and as a result, drive significant growth in the U.S. small business sector. It is therefore fitting that we recognize October as National Women’s Small-Business Month — a time to celebrate the contributions and successes of women entrepreneurs; to recognize their unique perspectives, ideas and values as business leaders; and to reflect on the unfinished, ongoing journey toward equal opportunity for women in business and beyond. Since 2016, Bank of
America has conducted an annual study exploring the aspirations, challenges and everyday experiences of women entrepreneurs across the country. This year, we see women entrepreneurs are increasingly confident about the overall business environment and their outlook for growth. Confidence in the economy is at a two-year high, and the number of women expecting their revenue to increase in the year ahead has soared by 14 percentage points — from 44 percent of women entrepreneurs in 2017, to 58 percent in 2018. While many factors may be contributing to the growth and increased confidence of women entrepreneurs, our research revealed several interesting trends. One potential contributor to women entrepreneurs’ positive outlook is their opinion that conditions for women business owners to
percent) and government start up and succeed have loan programs (16 percent). improved. Eighty-four perAn exciting area of leadcent of our survey responership for women business dents said they believe access owners that portends their to capital for women entrecontinued rise is the embrace preneurs has improved over of technologies that are transthe last decade. forming the business landWhile the prevailing perscape. As digital tools and ception on the trend is posiinnovations become more tive, women business owners integrated into our personal also sense that a gender disand professional lives, our surparity still persists. Sixty-eight vey found women entreprepercent say they face greater neurs hold an edge over their challenges than their male male counterparts, leveraging counterparts in accessing mobile technologies in their capital, and 61 percent say it businesses at higher rates. was more difficult for them Thirty-three percent to get their business off the report using a mobile device ground than it was for male to process digital financial business owners they know. transactions compared to When asked to choose 26 percent of men. Of those one factor that could have an conducting financial transequalizing impact on access actions on mobile devices, to capital, 42 percent of women lead men on acceptrespondents pinpointed gening mobile payments from der-blind financing (where customers, issuing refunds the gender of an applicant and paying employees. seeking investment or Beyond digital payments, financing is not known). Also women entrepreneurs are topping the list are further education and training (24T:10 inahead of the curve in man-
aging other aspects of their business on their mobile devices — including social media marketing (44 percent of women versus 33 percent of men) and hiring (12 percent of women versus 8 percent of men). In 1987 — the year before H.R. 5050 was signed into law - there were 4.1 million women-owned firms in the U.S., generating $278.1 billion in sales and employing more than 3.1 million individuals, according to the 1987 U.S. Economic Census. In the 30 years since, the growth of women-owned businesses has been meteoric, and their contributions to the U.S. economy are indisputable. According to the most recent U.S. Small Business Administration data, women own more than 12.2 million businesses (up 197 percent from 1987), generating more than $2.4 trillion in sales (up 763 percent from 1987) and employing more than 14.8
million individuals (up 377 percent from 1987). The future continues to get brighter. When we asked women business owners about their 20-year outlook, a majority said they expect women will achieve pay equity with men and will match or exceed them in executive leadership or C-suite roles, STEM field representation and small business ownership in the next two decades. In addition to these advances, women small business owners also foresee a larger government role in adopting paid parental leave — a policy that would help make the birth of a child more manageable for all families, but would have an outsized benefit for women and business owners who may not be able to afford this benefit on their own accord. Tim McDonald is a small business banking sales manager serving Connecticut, Queens, The Bronx and Westchester County.
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OCTOBER 22, 9/5/18 2018 3:34 PM
Summit Development buys Danbury's Matrix Corporate Center for $17M BY KEVIN ZIMMERMAN kzimmerman@westfairinc.com
T
he Matrix Corporate Center, the former Union Carbide headquarters in Danbury, has been bought by Southport-based Summit Development for $17 million or $16 per square foot. Summit’s plans for the complex at 39 Old Ridgebury Road, which has stood largely vacant for the past several months, call for converting it into a unique office, retail and residential complex. The site, which originally included 650 acres when Union Carbide moved there from Manhattan in the 1980s, today consists of 100 acres, 25 of which are to be zoned for residential development. Summit plans to repurpose the building by subdividing it into 700,000 square feet of Class A office space; 400,000 square feet of residential apartments; 100,000 square feet of confer-
ence and event space; and 100,000 square feet of core services and amenities. Summit Founder, CEO, President and Principal Felix Charney said that redevelopment work on the interior of the corporate center, which will be renamed The Ridge at Danbury, should begin “almost immediately” and that he hoped work on the exterior and the surrounding roads, which will require permits from the city, would be underway soon. If all goes according to plan, Charney said, the site should be ready to accept new tenants in the first quarter of next year. Charney said that he plans to offer the lowest Class A office rents in Fairfield and Westchester counties. “Danbury is a really good office market and we had great success at Lee Farm,” he said, referring to the 215,000-square-foot building Summit sold last year for $31.75 million. “There’s a great highway system that allows for easy commuting to and from Westchester County and it has great proximity to a considerable labor pool.” Charney’s talent for identifying under-
performing commercial properties in the Connecticut and New York area and successfully repositioning them includes not only Lee Farm, but also the Norden Systems plant in Norwalk, which was repurposed into a mixed-use residential and office complex; the abandoned Handy and Harmon factory in Fairfield, which was converted into a Whole Foods-anchored retail center; and his largest redevelopment project to date, the 114-acre former Reader’s Digest headquarters campus in Chappaqua, New York, which involved converting a 700,000-squarefoot office building into Chappaqua Crossing, a multitenant, office-residential-retail center anchored by Whole Foods. “I think companies are looking for better office rental options,” Charney said, “and we are uniquely positioned to supply the lowest Class A options within a 50-mile radius.” Charney said that The Ridge has the capability of bringing 3,200 jobs to the city. Summit will also work to make the move to The Ridge as inexpensive as possible, by offering
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WCBJ
free test fits, turnkey-buildout and covering moving expenses, Charney said. “Outside of furniture, IT and their communications systems, we will address the majority of their needs,” he said. “We want to make the move as painless as possible.” Given Danbury’s proximity to the New York state border, the developer said Summit will target both Connecticut and New York companies to occupy The Ridge. “For brokers with New York state-based tenants, Connecticut is standing by to offer a long list of economic incentives to businesses relocating into the state,” Charney said. In addition, Summit is working with commercial real estate broker Cushman & Wakefield to launch a major leasing and marketing effort in both counties for the newly acquired space. “With stable ownership and a major reinvestment strategy, we are confident that we can kick-start the leasing activity and we’ll go from there,” he said. “The current business climate has allowed Summit Development to acquire this property in an environment that will enable our team and the market to participate in a oncein-a-lifetime opportunity to craft creative and economically attractive deals for a variety of all different commercial users,” said Adam Klimek, a senior director at Cushman & Wakefield. “It will be a game-changer.” The Ridge is surrounded by for-sale and forrent residential developments encompassing 2,000 units with more than 4,000 residents. Charney said he believes the west side of Danbury is under-retailed. “We are exploring ways to address the shortage of daily needs for retail, entertainment and lifestyle experiences with the construction and installation of those services at or near our building.” Built in 1983 at a cost of about $190 million, the building has gone through several iterations ever since. Union Carbide was bought for $7.3 billion by The Dow Chemical Co. in 2001, leading to a reduction of staff and subletting of space to other companies. In 2007, now known as the Corporate Center, it was sold to commercial real estate broker Grubb & Ellis (now Newmark Knight Frank) for $80 million, which sold it in 2009 to Matrix Realty Group for $72.4 million, resulting in the Matrix Corporate Center name. The building had fallen on hard times of late. Charney said it had dropped from roughly 70 percent occupancy a few years ago to about 15 percent today, as high-profile tenants like Praxair, once a part of Union Carbide, General Motors and Boehringer Ingelheim exited. Still, he said, four new tenants are in “various stages of negotiations” for taking space at the building, and Christian nonprofit Guideposts, which had been threatening to relocate, has been convinced to remain. As for the name change from the familiar Matrix to The Ridge, Charney said it was made to reflect “how we’re moving in a new direction. Plus it’s literally on a ridge, a hilltop, that’s highly visible from I-84 and other roads. “Our skill is repurposing assets, not necessarily renaming them,” he added with a chuckle. “The name I’d really like it to have is ‘success.’ ”
The Center of work, play and everything in between. Greenwich American Center. For leasing opportunities, please contact: Megan Sheehan msheehan@tishmanspeyer.com jmcguire@tishmanspeyer.com Josh McGuire
212.715.0122 212.588.8696
BE INSPIRED INSIDE AND OUT greenwichamericancenter.com
WCBJ
OCTOBER 22, 2018
11
Contributing writer | Eric Meermann
How to manage the tax and legal issues of closing a business
I
f you own a small business and decide to close it instead of selling it, giving it to a family member or passing it to a successor, you’ll need a plan to deal with tax issues. For some businesses, winding up tax affairs can be a major component of shuttering business operations. It is important to take the time to be thorough in letting the IRS — as well as state and local tax authorities — know that your business is ending. Your final state and federal income tax returns, on the whole, will look a lot like the income tax returns you have filed in the past. However, unless you are a sole proprietor, you will need to alert the IRS that this return is the last. Partnerships and LLCs should check the “final return” box on Form 1065 and report distributed profits and losses on Schedule K-1. Corporations should check this box on Form 1120 and report shareholder allocations on Schedule K-1. For businesses operating in states that require them to collect sales tax, they should also mark their final state sales tax forms as “final” in the way the state in question requires. If you have employees, your business will need to file its final quarterly or annual employ-
ment tax forms (Form 940 for annual returns or Form 941 for quarterly returns). Whichever form you file should also be marked “final.” Your business will need to report withholding information from employees’ final W-2s and report information from any issued Form 1099s for independent contractors. Businesses that generate tips will also need to file final tip income and allocations. If you offered a Simplified Employee Pension (SEP) plan or a Savings Incentive Match Plan (SIMPLE), you will need to take the proper steps to shut down the plan in compliance with the law. While selling your merchandise will have no extra tax consequences beyond those of any other sale, you will need to report the sale of any business asset. This is true even when your business is not closing, but it may not have come up earlier. For instance, if you run an ice cream shop, you regularly sell sundaes, but you may never have sold a soft-serve machine before. You will need to inform the IRS of the asset’s sale price, as well as its adjusted basis (what you paid for the asset less any depreciation). Use Form 4797 to report such sales, and note that they may sometimes trigger tax consequences.
In pass-through businesses such as partnerships, where owners have basis in the business as a whole, closing the business may also have direct tax consequences beyond asset sales. The level of your capital account after the business shutters represents a capital loss. In theory, this amount should be negligible if the business was in a position to distribute sufficient assets to offset partners’ capital accounts. It is even possible that, should the capital accounts end up negative because they were exceeded by distributions, the end of the business could represent a capital gain. Owners with basis in the company should consult a tax professional to make sure gains and losses are properly reported, as the rules around dissolutions are complex. If your business has an Employer Identification Number, tell the IRS that it should close the account. And make sure your business has fulfilled any other particular state and local tax responsibilities. Obtain and keep a good-standing certificate from the relevant state tax authority. Once your business has closed its doors, there are a few final steps you should take. Depending on your state’s laws, you may need to file an additional notice with the secretary
of state confirming that all the business’ debts are paid and all its assets have been distributed. Corporations, LLCs and partnerships also need to take steps to formally dissolve. The specific rules for each structure are governed by state law. In addition, corporations must file IRS Form 966 no later than two months and 15 days after the business closes. It is wise to keep all records and documents connected to your business for seven years, in case you are audited or face other legal queries about your business’ operation or dissolution. Properly winding up a business is arguably as complicated as starting one. However, with a comprehensive plan, good communication and a team of professionals to help, there is no reason the end of your business shouldn’t be as successful as its heyday. Eric Meermann is vice president of Palisades Hudson Financial Group in Stamford, Connecticut. He holds the Certified Financial Planner, Certified Valuation Analyst and IRS Enrolled Agent designations. Palisades Hudson is a fee-only financial planning firm and investment manager with $1.4 billion under management. More information is online at www.palisadeshudson.com.
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OCTOBER 22, 2018
WCBJ
Contributing writer | Layne Bruce
Time to stand up for a free press: We’re not the enemy
E
nough already. The last couple of years have been an unending barrage against the freedom of the press and the practitioners of this noble trade. From being called "liars," "fake" and "sick” by irate politicians to enduring capricious and punitive tariffs that are an existential threat to newspapers, the landscape for journalists today may be as inhospitable as it has ever been in the 242-year history of this great union of ours. All this while the public at large seems unable to break free of the social media echo chamber. We retreat there to endlessly bicker with those who don't agree, or to bolster the confidence of our own positions by seeking solace from those who do. We've devolved into a nation of people who simply don't want to hear it. And that's incredibly dangerous. The bipartisan testimony of 20 members of Congress last month before the International Trade Commission in opposition to tariffs on Canadian imported newsprint is a good indicator a lot of talk about journalists being "enemies of the people" is utter hogwash. These men and women know the importance of community newspapers and their imperiled status in modern culture where too many marketers prefer digital analytics and too many readers prefer daily affirmation. They know the men and women who work at the local paper are most definitely not the enemy — nor the problem. But in a society where talk of the wicked media is hurled relentlessly on Twitter or cable "news" channels, all of us who take part in the honorable, constitutionally protected trade of reporting news and discovering truth get amalgamated into a cynical act of political theater that's threatening the very fabric of democracy. We've got to accept that not all news is happy or affirming. We're not always going to get what we want. I vaguely remember being taught that as a preschooler. Aaron Blake, a correspondent for The Washington Post, asked in a recent column if
We’ve devolved into a nation of people who simply don’t want to hear it. And that’s incredibly dangerous.
the media should go to war with the President. “Trump seems to want a war with his 'enemy,"' Blake wrote. "But should the media oblige him? And if it doesn't, isn't it unilaterally disarming?” No, we should not go to war with the President. But It's long past time to end the navel gazing and stand up for what we do. It's our job to provide the best obtainable version of the truth and to champion the freedoms of the First Amendment. Thomas Jefferson — who had a notably tempestuous relationship with the press — was a president who still often rose to defend it. He once wrote while serving in Paris as Minister to France: “The people are the only censors of their governors, and even their errors will tend to keep them true to the prin-
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ciples of their Institution. “Were it left to me to decide whether we should have a government without newspapers or newspapers without a government, I should not hesitate a moment to prefer the latter. But I should mean that every man should receive those papers and be capable of reading them." If we're unwilling to accept news that upsets us, or if we're indifferent to differing views simply because we don't want to deal with them, we're essentially giving up on the notion we can ever truly be "one Nation under God, indivisible, with liberty and justice for all." I know it's ironic, but l don't believe we've given up because I don't want to believe it. Layne Bruce is executive director of the Mississippi Press Association.
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WCBJ
OCTOBER 22, 2018
13
Contributing writer | Denise Povolny
THE MENTAL HEALTH ASSOCIATION OF WESTCHESTER PRESENTS AN EVENING OF
Celebrating women in business
Wednesday, October 24, 2018 | 6 p.m. | Chappaqua Performing Arts Center
O A theatrical musical performance highlighting shared human experience, resilience and hope Through a tapestry of story and music, veteran Jaymes Poling and the Modern Warrior LIVE ensemble share a personal journey of the challenges of military service and subsequent posttraumatic growth. The performance shines a light on behavioral health challenges and pathways to recovery. The evening includes a reception and Q&A with the Modern Warrior LIVE creators.
- HON ORIN GJosep h Ger aci, P Lieute hd, L nant MHC US A Colon rmy (I e nfan try, R l e
tired ) Comm unity H ero Awar d
Proceeds help MHA provide a broad array of services, including establishing support for the extended military community.
Don't miss this compelling evening celebrating a veteran's journey of recovery that will uplift and inspire! Take part in this powerful evening by purchasing www.mhawestchester.org tickets at www.mhawestchester.org
ctober is National Women in Small Business Month and we’ve made great strides in the U.S. to reach gender parity in business ownership. There are more than 11 million women-owned businesses to celebrate and women represent more than half of the U.S. workforce. According to the U.S. Census Bureau, 20 percent of New York-based businesses are owned by women. However, when conducting a Google search for “real -life bosses,” fewer than five images of women appear in the top 50 results, even though women occupy half of leadership roles. It’s time to shift the narrative about real-life bosses and celebrate contributions from women in leadership positions.
LET BIASES BE BYGONES
BEWARE Outside companies are soliciting BUSINESS JOURNAL readers for plaques and other reproductions of newspaper content without our consent. If you or your firm is interested in framing an article or award from our newspaper or obtaining a reprint of a particular story Please contact
Marcia Rudy of Westfair Communications directly at (914) 694-3600 x3021.
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OCTOBER 22, 2018
WCBJ
When starting a small business, entrepreneurs invest significantly to turn their vision into a reality. From ideation to execution, aspiring business owners strive to identify and showcase what makes their business unique to stand out among the competition. This is especially true when seeking investors. According to recent data from KeyBank, most business owners — men and women — are confident in the financial health of their business (64 percent). But when looking for outside capital investment, studies show that investors ask men and women different questions when discussing funding opportunities in relation to their business objections. Typically, men are asked “promotion” oriented questions (hopes and dreams) and women are asked “prevention” oriented questions (responsibility and carefulness), which presumes women must focus on the potential downside while men can put their energy toward gains and growth. In some cases, there are
Denise Povolny
guardrails in place to mitigate financial inequality among female business owners. For example, the U.S. government has created the Women-Owned Small Business Federal Contracting program to award at least five percent of all federal contracting dollars to women-owned small businesses each year. We can do better. Women in leadership positions and those who champion them must combat common misperceptions and subtle (or not-so-subtle) biases about women in business through inclusive language, counter stereotyping and mentorship. For the millions of female-owned and operated businesses today, they are a leading example of how to achieve inspiring careers. Together, business leaders can use their collective voice to advocate on behalf of all women in business.
THERE’S NO ‘I’ IN TEAM
According to a recent KeyBank survey, 65 percent of female business owners have experienced gender-based barriers to success and almost half believe the media portrayal of women in business is one of the leading barriers. What’s more, business loan approval rates for women are 15 to 20 percent lower than they are for men, while men receive 16 times more venture capital funding than companies run by
women. Whether conscious or not, it’s no surprise that under these circumstances, female entrepreneurs may be more risk-averse, perpetuating a slower growth cycle in their business. Women absolutely can capture funding opportunities that lead to high-growth companies, but it is critical for female entrepreneurs to seek out mentors, overcome self-doubt and embrace leadership opportunities, especially in industries like technology, banking and manufacturing where women are underrepresented.
ADVOCACY, CONNECTIONS AND EMPOWERMENT
Whether fighting external factors or looking inward, women entrepreneurs and supporters are leading the charge to move our business world in the direction of gender parity. And arguably the richest resource to advance women business owners is an activated professional and personal network — not just for support and guidance, but also for loans and investments. Since 2005, Key4Women has been helping women leaders and entrepreneurs through advocacy, connections and empowerment to help their careers and businesses grow. The program seeks to connect even more women to other like-minded entrepreneurs, both in the Hudson Valley and across the nation. By scaling the Key4Women program and creating platforms for women in various cities to connect, we are broadening the conversation and sharing more female perspectives to shift perceptions and representations of women in business. Denise Povolny is senior vice president and business banking sales leader of KeyBank’s Hudson Valley market. She may be reached at 914-333-5731 or denise_a_ povolny@keybank.com.
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Nomination Deadline: October 19 Nominate at: westfaironline.com/events Awards Reception: November 13 5:30 - 7 p.m. 1133 Westchester Ave. White Plains, NY For event info, contact:
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HONORING THE MILLENNIALS MAKING A DIFFERENCE IN OUR WORKFORCE. The top 20 will be chosen by a jury of successful entrepreneurs. Milli Awards 2018 judges are Loren Brill, Founder and CEO, Sweet Loren and Jessica Fraser, Manager of Benefits and Global Mobility, The People Department, Heineken USA.
Millennial Awards
Presented by Westfair Communications
Nominate yourself or someone you know for excellent work, outstanding service and creative innovation in the following categories: Living or working in Fairfield or Westchester counties, age 21-34
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WCBJ
OCTOBER 22, 2018
15
Putnam sex assault not covered by homeowners policy, Metropolitan Insurance argues BY BILL HELTZEL bheltzel@westfairinc.com
A
n insurance company says it should not have to defend or insure a Mahopac couple whose son allegedly drugged and sexually assaulted a minor girl. Metropolitan Property and Casualty Insurance Co. of Warwick, Rhode Island, is seeking “a judicial determination that it has no obligation to defend or indemnify” the couple under their homeowners insurance policy, according to the lawsuit filed this month in federal court, White Plains. Metropolitan’s lawsuit was triggered by a $1 million lawsuit filed in Putnam Supreme Court in June by the mother of the girl who claims she was
assaulted. The girl’s mother is accusing the parents of the boy of negligence for improperly supervising their son. The Business Journal is not identifying the adults named in the lawsuits, to protect the privacy of the children involved in the alleged assault. The underlying issue is an incident in May 2017 in which the boy, the son of the Mahopac couple, allegedly drugged and sexually assaulted the girl. The girl's mother claims that the boy's parents knew that their son was taking medication or getting treatment for psychological issues and that he was violent toward them. In the month before the alleged attack on her daughter, the lawsuit alleges, the boy was accused of sexually abusing another minor
The insurance policy does not cover damages that are the result of intentional criminal acts or omissions.
child. Then, in October 2017, the boy pleaded guilty to felony sexual abuse on a person “incapable of consent by reason of being physically helpless.” The boy's parents had a duty to supervise their son’s conduct, the girl's mother claims, and they knew or should have known that their son “tended towards violence.” As a result of their negligence, the complaint states, the girl suffered “severe and debilitating physical, psychological and emotional injuries.” A lawyer for the boy's parents filed a motion last month to strike several of the allegations as inadmissible and highly prejudicial. “The crux of the complaint is that the minor, (the boy), offered a pot brownie to another minor, (the girl), while at a midnight
assignation in a boathouse,” attorney Adam Silverstein argued, “and thereafter rubbed his penis against her buttocks.” “There is absolutely no violence alleged to have been committed by (the boy),” Silverstein argued. He said there is no factual basis for the allegation that the boy had received treatment for psychological issues, . The boy's guilty plea concerns another individual and a dissimilar incident that came to light only after the girl made her allegations, Silverstein said. “The relevance of a prior unknown incident is highly doubtful,” Silverstein said. Under the homeowners policy, Metropolitan pays for bodily injury and property damage for which the law holds the policy holders responsible. The policy also provides that Metropolitan
YOUR THREE-MONTH FREE SUBSCRIPTION IS RIGHT AT YOUR FINGERTIPS. Visit westfaironline.com Audience Development Department | (914) 694-3600
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OCTOBER 22, 2018
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will defend the policy holders, with a counsel of its choice, against lawsuits seeking such damages. But there are exceptions. The insurance policy does not cover damages that are the result of intentional criminal acts or omissions. It does not cover bodily injuries caused by emotional and mental anguish. It does not cover bodily injury resulting from “actual, alleged or threatened sexual molestation.” The policy also has a joint obligations clause, Metropolitan argues, that binds alleged acts by the boy upon his parents. The boy's alleged acts fall within the insurance policy exclusions, Metropolitan argues, therefore the federal court should declare that there is no coverage under the policy.
THE LIST: Web Designers
WESTCHESTER COUNTY
Ranked alphabetically. Name Address Area code: 914, unless otherwise noted Website
Top local executive Email address Year firm established
AJ Network Solutions
Uli Mrose info@ajns.com 2002
a a
Provides wedding photo gallery services
Irene Herz 2004
a a a
Website design for small businesses, authors, organizations and nonprofits
Better Search LLC
Eric Cook office@bettersearchllc.com 2010
a a
a
Chase Media Group
Carla Chase info@chasemediagroup.com 1958
a a a a
a
Sara B. Caldwell contact@conveymedial.com 2009
a a a
a
Ross Moschitto 1999
a a a a
a
Tim Tayer 1999
a a a a
a
Lynn Amos lynn@fynelyne.com 2006
a a a a
a
Cindy Penchina 1996
a a
a
Jason Bajor jason@jpwp.com 2005
a a
Gary Benerofe and Daniel Goodfriend Managing partners gary@mediaspa.com 1996
a a a a
Mario S. Mirabella staff@msmdesignz.com 1999
a a a a
a
Judith Stone Rauschkolb judith@printedpages.com 2000
a a
a
Play Nice Together
Ryan Smith ryan@playnicetogether.com 2012
a a a
Sheffield Media Group
Josette Millar info@sheffieldmediagroup.com 2002
a a
Solutions for Growth
David Fischer david.fischer@solutionsforgrowthllc.com 2010
a a a a
Aunt Reenee's Websites 50 Orchard Drive, Ossining 10562 941-7284 • auntreeneeswebsites.com 39 Taconic Road, Millwood 10546 500-8651 • bettersearchinc.com
1520 Front St., Yorktown Heights 10598 962-3871 • chasemediagroup.com
Convey Media
255 North Ave., New Rochelle 10802 960-0390 • conveymedia.com
E-Wiz Solutions Inc.
66 Palmer Ave., Suite 32, Bronxville 10708 202-9468 • ewizsolutions.com
Eyebuzz Design
5 John St., No. 3, Tarrytown 10591 909-4122 • eyebuzz.com
Fyne Lyne Ventures
530 Union Ave., Peekskill 10566 930-4537 • fynelyne.com
Hudson Fusion LLC 30 State St., Ossining 10562 762-0900 • hudsonfusion.com
JB Web & Photo
P.O. Box 8389, White Plains 10602 845-476-8292 • jbwp.com
MediaSpa LLC
4 W. Red Oak Lane, Suite 205, White Plains 10604 921-3200 • mediaspa.com
MSM DesignZ
505 White Plains Road, Suite 204, Tarrytown 10591 909-5900 • msmdesignz.com
Painted Pages Web Design 1 Woods Way, Larchmont 10538 525-1184 • paintedpages.com
P.O. Box 510, Elmsford 10523 347-2899 • playnicetogether.com
445 Hamilton Ave., Suite 1102, White Plains 10601 539-7613 • sheffieldmediagroup.com
11 Kingswood Way, South Salem 10590 888-840-2595, ext. 1 • solutionsforgrowthllc.com
interactive media
mobile web development
digital advertising
marketing
search engine optimization
graphic design
website design
website development P.O.Box 459, Tuckahoe 10707 309-6149 • ajns.com
Other
Services offered
a a Social media management, specializes in WordPress
Offset and digital printing, print advertising, email
a marketing, direct mail, online advertising, promotional
a
products and mobile marketing
Site and social media management Internet marketing, including pay-per-click campaigns and e-newsletter, Flash Animation and website banners, software development, and online security and encryption
a a
Blog setup and customization, ecommerce, WordPress,
a a email forms, website maintenance, print work, including
logos, brochures, letterheads and labels
Custom WordPress blogs and websites, custom email newsletter design, corporate identity, book and magazine design and e-book design and production
a
Web applications, content-management systems,
a
a content marketing, social media marketing and
search-engine marketing
Photograph editing and reconditioning services for small businesses, organizations and individuals E-commerce agency focused on design, development,
a
a a a optimization of e-commerce applications, servicing
mid-market and enterprise clients
Print media, branding, social media, email marketing, mobile
a a a apps, signage, HTML and Flash Animation websites,
e-commerce and content management systems
Content strategy and writing for the web, social media
a and blogging, website redesign and speaking engagements,
education and training
Branding, product packaging design, business card design and printing, printed materials, custom business analytics and reporting
a
a
Content management strategy, social media strategy and inbound marketing Development and management of WordPress websites,
a
a a a email marketing, content development, AdWords,
search engine optimization, graphic design and print
This list is a sampling of website developers that are located in the region. If you would like to include your company in our next list, please contact Peter Katz at pkatz@westfairinc.com.
WCBJ
OCTOBER 22, 2018
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IN THE CURRENT ADMINISTRATION WHAT'S MAKING THIS ECONOMY SO INTERESTING? HOW CAN WE CAPITALIZE ON THE BULLISH FEVER?
LET'S TALK ABOUT IT.
WHEN: Tuesday October 30
9:30- 11:30 a.m. • Light breakfast • Networking • Financial discussion
REGISTER AT: westfaironline.com/events
Renowned professionals in the fields of private equity, real estate, banking, securities and taxes will share their wit and wisdom. HOST:
PANELISTS:
GARY GOLDBERG
ELIZABETH BRUCKER BILL KRIVICICH
Founder & CEO, Gary Goldberg Financial Services
LAURENCE KEISER
Mortgage Loan Originator Chief Investment Officer, J.D., LL.M., CPA, Gary Goldberg Financial Partner Stern Keiser Residential Lending, & Panken, LLP Services First County Bank
LOUISE PHILLIPS FORBES
Licensed Associate Real Estate Broker, Halstead Manhattan
TED YANG
Managing Director, Westbury Group
Presented by:
For more information or sponsor contact: Anne Jordan at anne@westfairinc.com or 914-358-0764 Tracey Vitale at tvitale@westfairinc.com or 914-358-0762
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OCTOBER 22, 2018
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Come join us overlooking the Ramapo Mountains at the Historic Montebello Mansion. 75 Montebello Road • Suffern, N.Y.
SPECIAL REPORT | Real Estate
No shortage of activity in recent years throughout the Westchester office market reap some of the value they have created over the years and/or to redeploy the cash from the sales into what they believe will be higher-yielding assets.
BY HOWARD E. GREENBERG
A
s I review the sales of Westchester office buildings over the last three years or so, it has occurred to me how much of our office inventory has turned over to new ownership. As we have REIT owners, institutional owners, large real estate partnership owners and private owners of office buildings in Westchester, the reasons to sell a property vary widely. But one thing is sure: there has been plenty of investment sale activity in our county. The total Westchester multitenant office building inventory is a little more than 27 million square feet. Our leasing market is in a pretty healthy place. Inventory has been reduced by the demolition of obsolete buildings, and repurposings of other buildings or their sites to new uses, such as multifamily residential and retail. Some sellers are taking some profits. Some are selling off noncore properties to redeploy their capital. Some buyers are buying income in place, and others are looking to add value and rent at higher numbers.
REITS: THE BIG SELLERS
The public REITs (Real Estate Investment Trusts), notably S.L. Green and Mack-Cali Realty Corp., have been selling off very significant portions of their Westchester portfolios. In the last two years or so, S.L. Green has sold off the following buildings: the 71,000-squarefoot Renaissance Square (the office condo portion of the Ritz-Carlton complex); 140 and 150 Grand St. in White Plains (221,000 square feet); and 520 White Plains Road in Tarrytown (180,000 square feet). The
SIGNIFICANT CHANGES ON THE WEST SIDE
660 White Plains Road.
Ritz-Carlton space (substantially leased) was sold to a New York City-based investment group. The Grand Street buildings were sold to Westport Capital, and the Tarrytown building was sold to a Rockland County-based investment group. It has also sold 115 and 117 Stevens Ave. in Valhalla (183,000 square feet) as well as the six-building Reckson Executive Park in Rye Brook (560,000 square feet) to Geo. Comfort and Sons, which also owns the Centre at Purchase. That is 12 buildings in total. In addition, it has sold off what was a development site for a 350,000- square-foot office building at Reckson Executive Park to a residential developer, who is building duplex (semi-attached) and free-standing homes in the $950,000 to $1,400,000 price range. The remaining properties it owns in the county are 360 Hamilton Ave. in the White Plains Central Business
Our leasing market is in a pretty healthy place. Inventory has been reduced by the demolition of obsolete buildings, and repurposings of other buildings or their sites to new uses, such as multifamily residential and retail.
District, and the three-building Summit office park in Valhalla. Mack-Cali (which is the successor company to the Robert Martin Company, a prolific residential and commercial developer in the 1970s and ‘80s) has sold the 571,000-squarefoot Westchester Financial Center, located across the street from the Metro-North
station in White Plains, as well as 1 and 3 Barker Ave. (which total 135,000 square feet), all in the Central Business District. It has emptied the 46,000-square-foot office building at 1 Water St. of office tenants and transferred it to their Roseland multifamily subsidiary, which reportedly plans to demolish the building and construct a multifamily
rental building. Mack-Cali no longer owns any office space in the White Plains CBD, where it once held almost 670,000 square feet. The company’s Warehouse Lane industrial park in Elmsford is for sale and it is widely rumored that it will sell off all of their flex parks, located in Yonkers, Elmsford and Hawthorne, and exit the Westchester market. S.L. Green is the largest office landlord in New York City. Mack-Cali has extensive holdings in New Jersey. In both cases, their Westchester properties are what is referred to as “noncore” buildings, that are not the key economic drivers of their vast portfolios. Westchester has had zero rent growth in its office product since the mid-1980s, with the notable exception of an uptick in the White Plains CBD over the last couple of years. It seems that these large public owners are selling non-core properties to
WCBJ
On the west side of the county, RXR is selling off its flagship Tarrytown Corporate Center on Route 119. The investment holding period with its Australian pension fund partner in these properties has come to an end, and the fund must be liquidated to return the capital to its investors. They have sold the flagship building at 660 White Plains Road (the 279,000-square-foot building known as “The Pyramid”) to GHP. They have also sold 555 White Plains Road in Tarrytown to the Robert Martin Company, which has announced it will demolish this building as soon as its only tenant (Tappan Zee Constructors, which is completing the construction of the new Mario Cuomo Bridge) vacates, and will likely build a fitness center and self-storage building on the site. This will remove another 135,000 square feet from our office inventory. RXR has also sold 560 and 580 White Plains Road (totaling 295,000 square feet) to a new Australian-based group, which has plans to spend the capital needed to upgrade these long-neglected buildings. In 2017, it sold 80 and 100 Grasslands Road in Elmsford, which totaled 155,000 square feet. Also in Tarrytown, Keystone Property Group has sold 570 Taxter Road in Elmsford, a 78,000- squarefoot office building, to a New City-based investor. This owner has also given back over 534,000 » SPECIAL REPORT
OCTOBER 22, 2018
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COMMERCIAL GROUP
DOWNTOWN TUCKAHOE RETAIL FOR SALE | 21 Columbus Avenue, Tuckahoe
Listed by The Klein/Lanza Team | $2,100,000
THREE CONTIGUOUS MIXED-USE BUILDINGS FOR SALE | 458-462 Main Street,
Beacon | Listed by Steven Salomone | $1,900,000
LEWISBORO GARDEN CENTER
CITY ISLAND LOCAL FAVORITES
FOR SALE | 286 & 288 City Island Avenue, Bronx
Listed by Daniel Hickey | $1,500,000 combined
DEVELOPMENT POTENTIAL
FOR SALE | 387 - 389 Smith Ridge Road
INCOME PROPERTY | 265 Route 202, Somers Listed by Michael Rackenberg | $1,300,000
FREE STANDING BUILDING
BUILDING + RESTAURANT + .73
Listed by Rich Aponte | $1,440,000 combined or sold Individually
ON 0.43 ACRES WITH LARGE PARKING LOT FOR SALE | 516 North State Road, Briarcliff Manor
Listed by The Klein/Lanza Team | $ 850,000
ACRE LOT | FOR SALE | 2025 Albany Post Road, Croton-on-Hudson Listed by The Klein/Lanza Team | $850,000
GREAT RETAIL/RESTAURANT SPACE
TURN-KEY OFFICE SPACE
Listed by the Klein/Lanza Team | $3,600 Per Month
Listed by Teresa Marziano | $2,775/Month + Utilities
FOR LEASE | 731 North Broadway, White Plains
OFFICE & RETAIL SPACES
FOR LEASE | 250 Route 6, Mahopac | Listed by
Kim Galton & John Kincart | $24.00 MG
FOR LEASE | 241 Lexington Avenue, Mount Kisco
RETAIL/OFFICE SPACES
FOR LEASE | 2229 Crompond Road, Cortlandt Manor
Listed by Kim Galton | Call for pricing
800 WESTCHESTER AVENUE, RYE BROOK, NEW YORK 10573 914.798.4900 • HLCOMMERCIALGROUP.COM
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OCTOBER 22, 2018
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Special Report—
square feet of buildings to its lender, which consist of the Talleyrand Office Park (200 and 220 White Plains Road in Tarrytown, totaling 180,000 square feet) and Taxter Corporate Park (555 and 565 Taxter Road in Elmsford, which total 354,000 square feet). GHP has bought the debt on the Elmsford buildings and will likely foreclose and become the new fee owner. Reportedly the Tarrytown buildings are in contract to be sold, and it is expected that the new owner will convert the 200 building to multifamily residential, taking more office space off the county inventory. Both the RXR sales and Keystone defaults will lead to new owners for some of the buildings and demolition or repurposing of others. GHP has clearly been the biggest buyer in the county, adding over 800,000 square feet of assets to its portfolio.
MAJOR SALES IN THE WHITE PLAINS CBD
In the White Plains Central Business District, Beacon Capital sold the 9 0 7, 0 0 0 - s q u a r e - f o o t Westchester One building in White Plains to an investor group that is new to the Westchester market. Ivy Realty bought White Plains Plaza out of receivership. This is a 734,000-squarefoot project at the North Broadway side of the White Plains CBD. It consists of two office buildings, One N. Broadway and 445 Hamilton Ave., as well as the retail building that Walmart recently vacated. Ivy has invested millions of dollars in upgrades to lobbies, public hallways, entrances, bathrooms and the parking structure. It has leased this project quickly at rents, which have escalated due to high demand for these improved buildings. Some smaller sales have taken place as well, including GHP’s sale of 7-11 South Broadway (70,000 square feet) and the sale of 75 South Broadway (91,000 square feet). Silverman Realty bought 200 and 202 Mamaroneck Ave.
(82,000 square feet) in White Plains.
curtain wall to better take advantage of its river views.
TURNOVER ON THE PLATINUM MILE
CHANGE IN THE NORTHERN SUBMARKET
Normandy Partners sold five office buildings totaling 421,000 square feet on Corporate Park Drive for a new multifamily residential development by Toll Brothers and a new 125,000square-foot Wegman’s supermarket. It also sold 925 and 1025 Westchester Ave. in White Plains (totaling 193,000 square feet) to RPW Group. Also on the Platinum Mile (which is now more commonly known as the Medical Mile among real estate professionals), 3 Westchester Park Drive (159,000 square feet) was sold to a residential developer, who plans to demolish the building and build multifamily residential. RPW Group sold the 120,000-square-foot 2975 Westchester Ave. in Purchase after successfully completing a re-leasing program. This owner then bought 925 and 1025 Westchester Ave. from Normandy, as it had little vacant space in its existing portfolio and needed new inventory to lease. Some buyers purchase buildings for the lease income that is already in place, while others look for “value-add” plays where they can purchase buildings at an advantageous price, renovate their dated lobbies, public corridors and bathrooms, and add amenities to create value by leasing up their newly improved properties. 411 Theodore Fremd Ave. (112,000 square feet) in Rye was sold in 2016. In Port Chester, the 40,000-square-foot Gateway Building has been sold and is quickly being upgraded to Class A quality. In Yonkers, the two largest office buildings in the downtown area were recently sold. The 148,000-squarefoot 20 S. Broadway in Getty Square was sold to an owner new to Westchester, who has planned to improve this classic 1931 building with its sweeping Hudson River views. The building at 86 Main St. (70,000 square feet) was sold, and the new owner intends to re-clad the upper three floors of this six-story building in a glass
In the Northern Submarket, One Pepsi Way (540,000 square feet and sold in 2015) and the IBM complex (1.2 million square feet), both in Somers, were sold to the Mexican billionaire Carlos Slim. It was recently reported that the IBM complex has applied to Somers for a change of zoning to permit a private STEAM (science, technology, engineering, arts and mathematics) school aimed primarily at boarding students. If this project is successful, it will dramatically reduce the approximately 40 percent office vacancy rate in this submarket, and would potentially reduce the countywide office vacancy rate to near or below 20 percent. This may finally answer the question that those in the real estate industry have had for a number of years: Who will lease this huge campus so far north? The former MBIA headquarters (281,000 square feet) near the Westchester County Airport was sold to a large developer in 2015. This large campus has significant developable land, in addition to its office space, so there may well be some new uses seen here in the future. As our entire multi-tenant office space market in Westchester is a little over 27 million square feet, it is easy to see how large a percentage of the market these recent sales have represented. Almost all of them have been at prices well below replacement cost (what it would cost to build the building today), giving the new owner the opportunity to make long-needed capital investments in the buildings. Along with the many repurposings of buildings and sites that have taken place over the recent past, I think it shows the rebounding health of our market. Howard E. Greenberg is president of Howard Properties Ltd., White Plains. He has represented commercial tenants in Westchester and throughout the U.S. for more than three decades. He can be reached at 914-997-0300 or howard@howprop.com.
287 Bowman Avenue, Purchase, New York
PREBUILT SUITES AVAILABLE 1,400 SQ. FT. UP TO 17,000 SQ. FT. Direct access from Exit 10 of I-287, minutes from Westchester County Airport, and Metro-North trains. Excellent regional access, one mile from I-684 and I-95. • • • • • • •
24-hour keycard access Tenant only fitness center Full service on-site café Covered parking Tailor/dry cleaner pick up/delivery Leather and shoe shine + repair Car wash and detailing
• • • • •
Semi-annual electronic recycling Recent elevator upgrade On-site management Build-to-suit Now offering Uber credits to tenants for trips to the Rye train station
FOR LEASING INFORMATION OR TO SCHEDULE A PROPERTY TOUR, CONTACT
William V. Cuddy, Jr. +1 203 325 5380 william.cuddy@cbre.com
Jacqueline Novotny +1 203 352 8919 jacqueline.novotny@cbre.com
Riverview at Purchase +1 914 253 9332 riverviewatpurchase.com
Exclusive Leasing Agent
WCBJ
OCTOBER 22, 2018
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SPECIAL REPORT | Real Estate
CBRE touts 1311 Mamaroneck as big space solution in tight market BY RYAN DEFFENBAUGH rdeffenbaugh@westfairinc.com
A
tight market in downtown White Plains has made big blocks of office space there nearly impossible to come by. A brokerage team at CBRE Group Inc. argues they may have a solution for the right company: up to 200,000 square feet of space available just outside downtown. CBRE’s Westchester and Fairfield county offices were recently named exclusive leasing agent for 1311 Mamaroneck Ave., a 326,000-square-foot office center in White Plains owned by Onyx Equities LLC. The team met Oct. 12 with the Business Journal to preview a leasing strategy for what it says is the largest contiguous block of space available in White Plains and Westchester’s
eastern office submarket. The CBRE team that takes over the building’s leasing is led by William V. Cuddy Jr., Brian Carcaterra, Jacqueline Novotny, Kellene Callahan and Ryan Christie. Novotny called 1311 Mamaroneck a “unique opportunity for a tenant to lease a turnkey headquarters space in White Plains and occupy a building within a building.” The four-story office complex features three interconnected glass-paneled buildings, built in 1981 on the 27-acre property. New Jersey-based Onyx Equities most recently acquired ownership of the property in 2014 after a previous owner defaulted on a $52 million mortgage loan. Onyx is also the owner of 1111 and 1129 Westchester Ave. in White Plains, home to PepsiCo Inc.’s Platinum Mile offices. IBM occupied the entire space at 1311
Mamaroneck Ave. through the late ‘90s before the company declined to renew its lease. Jack Parker Corp., the building’s developer and owner at the time IBM left, invested a reported $10 million in renovations to convert the property to multitenant use. Onyx Equities had sold the 1311 Mamaroneck building once before, in 2008. At that point, the Business Journal reported the building to be 95 percent occupied, led by a list of tenants that included The Leukemia and Lymphoma Society, Orthonet, Acadia Realty Trust and Gerber Life. The building sold at that point for $82.25 million. The Leukemia and Lymphoma Society moved out in 2015 to 3 International Drive. The same year, Acadia Realty Trust left for a 30,000-square-foot space at 411 Theodore Fremd in Rye. The building today has openings of up to
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OCTOBER 22, 2018
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200,000 square feet of contiguous space, along with smaller, pre-built units ranging from 3,500 square feet to 6,000 square feet, according to CBRE. But filling those large blocks of space is unlikely to be an easy task. In the second quarter in Westchester County, the largest new office leasing deal was just a little more than 20,000 square feet. The rare mega leasing deals have focused on downtown White Plains in recent years. Sumitomo Mitsui Banking Corp. signed the county’s largest new lease in 2017, about 101,000 square feet, at 1 N. Lexington Ave. in White Plains. The county’s second-largest new lease was New York Life Insurance taking 89,426 square feet at 44 S. Broadway, also in downtown White Plains. The 1311 Mamaroneck building is about 4 miles from White Plains City Hall, but its leasing team notes that it can offer an amount of space you just can’t find in the White Plains Central Business District. In fact, CBRE’s second quarter office report noted that there’s only six blocks of space larger than 100,000 square feet available anywhere in the county. “We’re finding that since we can offer 200,000 square feet, 100,000 square feet, you can’t find that type of inventory in central Westchester anymore,” said Cuddy, CBRE’s executive vice president in Stamford. And the other large blocks of space available, he said, are farther north, such as the 540,00-square-foot former PepsiCo bottling headquarters in Somers, or former Reader’s Digest headquarters in Chappaqua. “It used to be you would never say, ‘I’ve got a great big block of space in White Plains,’ ” Cuddy said. “We couldn’t be more excited about this opportunity now, because we are it. ” Also helping their cause, the CBRE team said, are about $4 million in renovations the building’s ownership completed in 2015. The renovations focused on improving the type of amenities that Novotny said employers desire as a way to attract and keep employees. The money went toward improving the fitness center, café, lobby and common areas that Novotny said help keep employees happy with their workspace. “Employee retention is huge,” said Novotny, first vice president in Westchester for CBRE. “And if landlords are able to offer the amenities for the tenants, the tenants are more likely to relocate to that amenitized building.” The team will also sell tenants on the building’s proximity to downtown White Plains and Metro-North rail stations nearby in Mamaroneck and White Plains. Unique to the building, Novotny said, is its three separate wings. If a company is looking to take a big chunk of space, there’s an option to add a logo or other branding to a building’s exterior, as well as its lobby. There’s also the potential to add parking for the right big fish tenant as well. Onyx has city approval to build a four-story parking garage, if tenant demand requires it.
SPECIAL REPORT | Contributing writer | Filomena Fanelli
Build it … then make sure they come
F
or those in the real estate industry, there often is a mentality that if you build it, they will come. While the “Field of Dreams” cornfield is an inspiring visual for a movie, in reality, a company needs to do more than simply build to succeed. It also needs to market. The real estate business is challenging, competitive and moves at a rapid-fire pace. Audiences, whether they are homebuyers, hotel guests, would-be office occupants, other businesses or the community at large, are inundated with options. So, how can a residential, retail or commercial brokerage, developer, landlord, designer, architect, investor or construction firm gain a much-needed edge and communicate what makes its buildings special?
FIRST THINGS FIRST
Begin with a focus on getting the right message to the right party, in the right way and at the right time. Ask questions and map out the desired result to ensure a mindful, strategic approach toward media outreach, website development, social media voice, community alignments, influencer engagement and more. Dig into the who, what, when, where and why, and the how will rapidly unfold.
a result of events with a media-worthy angle, contributed articles created for specific media or creative pitching of stories directly to media, based on the state of the market, trending news, a formal announcement of company updates or another pitch designed to secure coverage based on merit alone. Keep in mind that a concerted executive thought leadership campaign, that is, a consistent effort to position a company leader as the expert in his or her field through guest columns, speaking engagements and other front-and-center tactics, can lead to additional opportunities to be quoted in articles or for a business or project profile. Here, results build upon results and the benefits stack up.
OWN IT
Intelligent marketers know their company’s assets are the most valuable of all. Newsletters, blogs, videos, podcasts, articles and even a company’s website content are valuable collat-
eral that can be repurposed and shared with audiences. It’s no wonder that, according to HubSpot, 53 percent of marketers say blogging is their top priority. The reasons are clear: blogging is an asset that can enhance lead generation, overall brand awareness, increase indexed pages, boost search engine results and more. Plus, owned content is perfect fodder for social media posts and a good way to let journalists know of expertise so that a news source can be more readily trusted and called upon.
TIE IT TOGETHER
For any real estate company looking to optimize exposure and results, an integrated approach is ideal. The success an organization has with media mentions should be shared on the firm’s social media feeds then brought over to its newsletter, blog and other outlets. Having a well-rounded strategy allows a business to proactively build its reputation and goodwill,
counter negative news should it arise and lay a solid foundation for the future. For those who are unsure of where to begin, how to execute or ways to make the most of the momentum, professional help can be invaluable. Hiring a public relations or communications firm to analyze the message and create with a smart, actionable plan to make the most of shared, earned, owned — and even paid media — is an investment that pays off. A fully leased building, sold-out development or well-launched hotel or retail center are signs of a dream fulfilled. Filomena Fanelli is the CEO and founder of Impact PR & Communications, Ltd. (prwithimpact.com), an award-winning public relations firm based in New York’s Hudson Valley that serves clients throughout the tri-state area. Fanelli can be reached at 845-462-4979 or at filomena@prwithimpact.com.
EXAMINE SEO
Many real estate entities are familiar with paid advertising tactics. A company may opt for event sponsorships, billboard or bus stop visibility, radio ads or a print ad in a magazine, newspaper or trade journal. These are wise investments if they are well thought out, but it’s also imperative to consider your firm’s SEO. This typically stands for search engine optimization, which will likely be part of an effective campaign. But, in this instance, it signifies another easy-to-remember abbreviation: Shared, Earned and Owned media.
GET SOCIAL
Shared media, the S in SEO, involves a social media strategy that allows a business to enter a dynamic dialogue with customers or patrons. Building out a presence in the correct social media channels, having a content plan — including which posts should be boosted and when, with a consistent style and look — and a social listening strategy will help one real estate company differentiate itself from others, humanize its brand and provide helpful data to drive a meaningful campaign. It’s imperative to consider which social media vehicles will make the biggest impact for a brand. A residential developer of a waterfront property may want to invest time in Instagram, while a real estate investment firm may wish to spend a good deal of time cultivating its LinkedIn audience and making the most of the platform’s Publisher feature. Even old school businesses can benefit from harnessing the power of social media more fully, particularly when trying to reach diverse audiences across multiple generations.
EARN YOUR WAY
Earned media, the E in SEO, is the unpaid exposure a brand can garner in a print publication or broadcast media, such as radio, television or podcast interviews. It can come about as
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OCTOBER 22, 2018
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OCTOBER 22, 2018
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From left: Yonkers City Councilman Anthony Merante, Mayor Mike Spano and (farthest right) ASI Group President and CEO Peter Rolla tour ASI’s Yonkers factory. Photo by Ryan Deffenbaugh.
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ASI Group—
steady supply of vendors and a solid workforce,” Rolla said at the ceremony. Rolla said the company remains in Yonkers for those same reasons. His family bought the company from the Grasso family in 1987 and continues to operate it privately. From the manufacturing facilities in Yonkers, ASI products are shipped throughout the world. The site includes about 160,000 square feet of manufacturing space along with the newly renovated 11,000-squarefoot office space. The shiny new desks and office furnishings are just the latest investment the company has made at its Yonkers location, Rolla said. The company has also built 25,000 square feet of warehouse space and invested in solar panels that generate about half of the required power for the company’s manufacturing. Spano and other elected officials walked through the ASI warehouse following the ribbon cutting. The space last year became home to one of the most advanced laser automated manufacturing machines in the world. The company says its 24/7 manufacturing technology allows it to ship more products in 48 hours from the time of order than any other company in its industry. In his remarks, Spano put the company’s office investment in the context of what
It matters to have a company here for 45 years that chooses to stay here, to reinvest and want to stay here. What it means is, when we go out the door and ask companies to come here and invest, they come. And that’s why we’re cutting so many ribbons. — Mayor Mike Spano
he said was more than $3 billion in development underway in the city. Much of that construction has focused on downtown and on the waterfront farther south in the city, but Spano said established employers such as ASI are part of the city’s “engine.” “It matters to have a company here for 45 years that chooses to stay here, to reinvest and want to stay here,” Spano said. “What it means is, when we go out the door and ask companies to come here and invest, they come. And that’s why we’re cutting so many ribbons.” ASI hired Yonkers firm Lawless & Mangione Architects & Engineers LLP to handle the design of its renovated office, along with Ruban Contracting for the construction. The ASI Group operations span well beyond Yonkers. The company serves a global range of clients through operating units and offices throughout the U.S., as well as in Canada, Australia, Belgium, the United Kingdom, Middle East, Mexico and China. The company said it employs about 900 people worldwide. Following the ceremony, Rolla said the city’s strong workforce will allow the company to stay in Yonkers for years to come. “A business is nothing without its workforce,” Rolla said. “That’s what’s important and why we’re able to stay here for 45 years and we plan to be here for another 45.”
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OCTOBER 22, 2018
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Westchester's office space continues tightening ahead of market-shifting deal
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or two straight years, the amount of space available in Westchester County’s office market has continually edged downward. That’s according to numbers in Newmark Knight Frank’s third quarter 2018 office market report released earlier this month. The county just completed its eighth consecutive quarter of occupancy gains, according to the report. In that time, tenants have leased, or landlords have removed, 910,000 more square feet of space than has become vacant in the market. The county’s availability rate has dropped in that time from more than 25 percent to just above 21 percent. The steady positive absorption is a shift for a county that has struggled for more than a decade under the weight of abandoned corporate headquarters and underperforming office parks. The past two years have seen many of those buildings leave the market entirely through conversion to residential and other uses. “It’s almost the reverse of what used to happen,” said Larry Ruggieri, NKF’s senior managing director in Rye Brook. “Previously, we would have corporate headquarters put on the market as office buildings and that would just add inventory and vacancy. Now, we are taking buildings off the market, so it’s obviously shrinking the supply.” To illustrate the recent shift, CBRE Group Inc.’s William Cuddy Jr. said he dug up a 1999 office market report from his company. The total square footage in the Westchester market at that point, leased or not, was 33.3 million square feet, he said. In CBRE’s third quarter 2018 report, the company measured the market at 26.7 million square feet. But office conversions have
accelerated in recent years and helped trim the market. “As we compress the market size, it’s a very simple function of supply-demand,” he said. To accelerate that trend even further, Westchester may be headed toward the king of all office conversions. The owner of the former IBM campus in Somers, where 1.2 million square feet has remained vacant since the company vacated in 2016, is seeking approvals to convert the office complex into a STEM-focused private high school. That would mark the largest office conversion in the county's history. The town just started reviewing those plans and the developer and landlord still haven’t officially reached an agreement, but the implications for the county office market are significant. CBRE reported that taking the IBM space off the office market would decrease the overall availability rate from 21.9 percent to 17.8 percent. That would mark the county’s lowest availability since the end of 2013. And as more space comes off the market, brokers say they are not sweating this year’s lower leasing numbers. Sean Cullen, director of research for Colliers’ Stamford office, said Westchester’s yearto-date leasing activity had only reached about half of last year’s level. But, he said in his firm's report, “the repurposing trend will likely be the biggest driver to shape the market in the near future.” CBRE found that 213,000 square feet of space was newly leased this quarter, about 28 percent below the five-year quarterly average for the county. The report chalked that up to a “mismatch of supply and demand.” The largest lease deal, as measured by CBRE, was relatively modest: a 30,000-square-foot sublease by Montefiore at 555 Taxter Road in Elmsford. Newmark measured total
leasing activity, meaning renewals and new leases, as up about a third from a quarter earlier, but still behind last year’s numbers. Karolina Alexandre, research manager for NKF, said the slower activity is not from lack of demand, but from a thinning of options. Even while calculating IBM Somers as vacant space on the market, NKF found the overall availability rate in the county reached its lowest since the end of 2014. “As we’re seeing less and less office space available, there will be less leasing activity,” Alexandre said. “People can confuse that and say there is a lack of demand. There’s not, it’s just harder to find office product now.” That’s particularly true in White Plains. Cushman & Wakefield noted in its report that downtown White Plains saw the steepest year-to-year decline in leasing activity, falling 54.2 percent among its Class A product. The real estate firm similarly attributed that decline to shrinking supply in the district. In the past two years, the White Plains Central Business District has captured more than 60 percent of the net occupancy gains realized in the county, according to NKF. Meanwhile, rental rates of Class A properties in the business district have increased 10 percent over the past three years, from an average of $31.72 per square foot to $34.91 per square foot at the end of this quarter. CBRE’s Cuddy concluded that predictions earlier this year that Westchester would become a landlord’s market have proven accurate. “The data is supporting that, with a reduction in vacancy rate and continued increase in average asking rents,” he said. “We are very confident that trend line will continue and it will continue to be a landlord’s market. That’s a seismic shift for Westchester County, which has been for a long time a tenant-driven market.”
Facts & Figures BANKRUPTCIES Manhattan Amethyst Pear Squared LLC, 308 W. 50 St., New York 10019. Chapter 11, voluntary. Attorney: Brian G. Hannon, Englewood, New Jersey. Filed Oct. 15. Case no. 18-13120-smb. City Diamond NY Corp., 179 Canal St., New York 10013. Chapter 11, voluntary. Attorneys: Mark R. Bernstein and Gregory M. Messer, New York City. Filed Oct. 10. Case no. 1913082-mew. New Home Sing Take-Out Corp., 3355 Broadway, New York 10031. Chapter 7, voluntary. Attorney: Bo Shi, New York City. Filed Oct. 15. Case no. 18-13107-jlg.
COURT CASES Westchester Computer Credit, Inc., et al. Filed by Laurie Labella. Action: Fair Debt Collection Act. Attorney for plaintiff: Joseph Karl Jones. Filed Oct. 15. Case no. 7:18-cv-09410-CS.
New York 9876 Bowery Realty Corp., et al. Filed by Natalia Juscinska. Action: Federal question-other civil rights. Attorney for plaintiff: Nolan Keith Klein. Filed Oct. 12. Case no. 1:18-cv09330-KPF. Ameruss of New York Inc., et al. Filed by Nespresso USA Inc. Action: Trademark infringement (Lanham Act). Attorneys for plaintiff: A. John P. Mancini and Kristine Young. Filed Oct. 15. Case no. 1:18-cv-09407-DLC. Amush Enterprises LLC, et al. Filed by Michael Kors LLC. Action: Trademark infringement. Attorney for plaintiff: Kevin M. Wallace. Filed Oct. 12. Case no. 1:18-cv-09341-PGG.
Credit Suisse Securities (USA) LLC, et al. Filed by Brian Chilton. Action: Motion to confirm arbitration award. Attorney for plaintiff: Barry Richard Lax. Filed Oct. 11. Case no. 1:18-cv-09325. CS Marketing LLC, et al. Filed by Precise Leads Inc. Action: Diversity action. Attorney for plaintiff: Joseph Thomas Johnson III. Filed Oct. 11. Case no. 1:18-cv-09320-AKH. Donald J. Trump. Filed by Pen American Center Inc. Action: Federal question-violation of constitutional rights. Attorneys for plaintiff: John Langford, Kristy Parker and David A. Schulz. Filed Oct. 10. Case no. 1:18-cv-09433. Kmart Pharmacy, et al. Filed by Brian Coke Ng. Action: Notice of removal. Attorney for plaintiff: Bella Pevzner. Filed Oct. 12. Case no. 1:18-cv-09373-AJN. National Public Radio Inc., et al. Filed by Phillip Sullivan Jr. Action: Federal question. Attorneys for plaintiff: C.K. Lee and Anne Melissa Seelig. Filed Oct. 11. Case no. 1:18-cv09311-AJN. Prada USA Corp., et al. Filed by Brian Fischler. Action: Federal question-other civil rights. Attorney for plaintiff: Douglas Brian Lipsky. Filed Oct. 12. Case no. 1:18-cv-09336-PAERWL. United Technologies Corp., et al. Filed by Phillip Sullivan Jr. Action: Federal question. Attorneys for plaintiff: C.K. Lee and Anne Melissa Seelig. Filed Oct. 11. Case no. 1:18-cv09306-ER. Wells Fargo Bank N.A. et al. Filed by Rosalyn Baron. Action: Breach of contract. Attorney for plaintiff: Derek Avery Wolman. Filed Oct. 10. Case no. 1:18-cv-09266-NRB. Zimmer Inc., et al. Filed by Daniel Rico Nava. Action: Diversity action. Attorney for plaintiff: Nicholas Rocco Farnolo. Filed Oct. 11. Case no. 1:18-cv-09324-AJN.
Kings Items appearing in the Westchester County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken. Questions and comments regarding this section should be directed to: Peter Rubino c/o Westfair Communications Inc. 3 Westchester Park Drive, Suite G7 White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3699
Stella McCartney America Inc., et al. Filed by Edwin Diaz. Action: Federal question. Attorney for plaintiff: Joseph H. Mizrahi. Filed Oct. 10. Case no. 1:18-cv-09289-JGK. The Clorox Company, et al. Filed by Lucia Marett. Action: Federal question. Attorney for plaintiff: Dan Shaked. Filed Oct. 12. Case no. 1:18-cv-09333-JPO.
ON THE RECORD
Putnam
Below $1 million
Colmey, et al. Filed by Metropolitan Property and Casualty Insurance Co. Action: Declaratory judgment – insurance. Attorney for plaintiff: Richard J. Nicolello. Filed Oct. 10. Case no. 7:18-cv-09259-VB.
114 South 6 Ave LLC, Mount Vernon. Seller: PMT NPL Financing 2015-1, Moorpark, California. Property: 114 S. Sixth Ave., Mount Vernon. Amount: $343,776. Filed Sept. 24.
Rockland SGE Capital LLC, et al. Filed by Andrew Prokos. Action: Copyright infringement. Attorney for plaintiff: Michael Douglas Steger. Filed Oct. 11. Case no. 1:18-cv-09316. Wells Fargo Bank NA, et al. filed by Kodosh Ventures LLC. Action: Motion to withdraw reference. Attorney for plaintiff: David Anthony Bellon. Filed Oct. 11. Case no. 7:18-cv09305-CS.
DEEDS Above $1 million 264 Nepperhan Ave LLC, Yonkers. Seller: William Nibur, Hastings-on-Hudson. Property: 264 Nepperhan Ave., Yonkers. Amount: $1.1 million. Filed Sept. 25. 35 Park Drive South LLC, Toronto, Ontario, Canada. Seller: Yolande Lennon, et al, Rye. Property: 35 Park Drive S., Harrison. Amount: $1.7 million. Filed Sept. 25. Bai I LLC, Irvington. Seller: Harold E. Doley Jr., Irvington. Property: 67 N. Broadway, Greenburgh. Amount: $4.5 million. Filed Sept. 26. Citizens Bank N.A. Seller: Mark F. Bernstein, Bronx. Property: 794 Lake St., Harrison. Amount: $1.9 million. Filed Sept. 27. Pearl Street Owner LLC, Dover, Delaware. Seller: G.C.G. LLC, Rye. Property: 123 Pearl St., Rye. Amount: $1.4 million. Filed Sept. 28. RH Standards LLC, Richmond, Virginia. Seller: Ali Nekmouche, et al, New Rochelle. Property: 2 Club Way, New Rochelle. Amount: $1.9 million. Filed Sept. 28. Yonkers Center LLC, Bronx. Seller: 20 S Broadway LLC, Yonkers. Property: 20 S. Broadway, Yonkers. Amount: $26 million. Filed Sept. 26.
19 Via Trenta Court Realty LLC, Yonkers. Seller: William Rodriguez, et al, Yonkers. Property: 19 Via Trenta Court, Yonkers. Amount: $800,000. Filed Sept 26. 83 Webster Road LLC, Scarsdale. Seller: John Michael DeGennaro, et al, Harrison. Property: 83 Webster Ave., Harrison. Amount: $550,000. Filed Sept. 27. A-Class Management Inc., Carmel. Seller: Emil Eiserman Jr., Armonk. Property: 32 Whippoorwill Road East, North Castle. Amount: $280,000. Filed Sept. 26. Buying and Selling Properties NY LLC, Bronx. Seller: Nationstar Mortgage LLC, Coppell, Texas. Property: 105 Frederick Place, Mount Vernon. Amount: $316,260. Filed Sept. 27. CJ Developers LLC, Purchase. Seller: Mark Lindig, et al, Robbinsville, New Jersey. Property: 78 Croton Ave., Mount Kisco. Amount: $306,000. Filed Sept. 27. Cloud Dancing LLC, Cortlandt Manor. Seller: Clear Crest View LLC, Cortlandt Manor. Property: 4 Crest View Ave., Cortlandt. Amount: $445,000. Filed Sept. 28. Federal National Mortgage Association. Seller: Bijal M. Jani, Pearl River. Property: 33-3 Franklin Ave., New Rochelle 10805. Property: 33-3 Franklin Ave., New Rochelle. Amount: $676,378. Filed Sept. 24. Haven Bound LLC, Grandon, Florida. Seller: Errol Dennis, et al, New Rochelle. Property: 75 Lord Kitchner, New Rochelle. Amount: $700,000. Filed Sept. 26. Hudson Blue Yonkers LLC, Mineola. Seller: Agia Marina 124 Locust Hill Corp., Spring Valley. Property: 124 Locust Hill Corp., Yonkers. Amount: $700,000. Filed Sept. 25. Immobiliare Assets LLC, South Salem. Seller: Domenico Procopio, New Rochelle. Property: 7 Pinebrook Road, New Rochelle. Amount: $366,460. Filed Sept. 25. Immobiliare Assets LLC, South Salem. Seller: Harry S. Nalbandian, Yorktown Heights. Property: 120 Round Hill Drive, Yonkers. Amount: $422,500. Filed Sept. 26.
LBI Property Development LLC, Mamaroneck. Seller: Marc William Lafonte, North Brunswick, New Jersey. Property: 199 E. Gainsborg Ave., Harrison. Amount: $825,000. Filed Sept. 25. Michelangelo Estates LLC, Jefferson Valley. Seller: Helen Savva, Garrison. Property: 2229 Crompond Road, Cortlandt. Amount: $638,000. Filed Sept. 27. Mount Vernon SHG 14 LLC, Great Neck. Seller: Bumblebee Real Estate Inc., Long Island City. Property: 130 Rinico Nelson Blvd., Mount Vernon. Amount: $290,000. Filed Sept. 27. Nationstar REO Sub 1B LLC, Coppell, Texas. Seller: John M. Perone, Larchmont. Property: 11 Peters Lane, Bedford. Amount: $795,878. Filed Sept. 24. Regatta 203 LLC, Rye. Seller: Linda Pascale, Mamaroneck. Property: 123 Mamaroneck Ave., 203, Mamaroneck. Amount: $452,500. Filed Sept. 27. Selene Finance LP. Seller: Dennis E. Krolian, White Plains. Property: 138 Beechwood Ave., Mount Vernon. Amount: $306,639. Filed Sept. 27. Sha Realty Group LLC, White Plains. Seller: The Bank of New York Mellon. Property: 13 Ethelton Road, Greenburgh. Amount: $336,000. Filed Sept. 27. SSG RE X LLC, Brooklyn. Seller: Terrace City Lodge, No. 1499, Yonkers. Property: 95 N. Broadway, Yonkers. Amount: $435,000. Filed Sept. 25. Steward Holdings LLC, Bronx. Seller: PMC REO Financing Trust, Moorpark, California. Property: 993 Peach Lake Road, North Salem. Amount: $416,660. Filed Sept. 26. U.S. Bank N.A. Seller: Gary M. Rikoon, Yorktown. Property: 573 Third Street East, Mount Vernon. Amount: $310,000. Filed Sept. 27. U.S. Bank N.A. Seller: Joyce A. Brown, Mount Vernon. Property: 667 Nepperhan Ave., Yonkers. Amount: $530,000. Filed Sept. 27. U.S. Bank N.A. Seller: Massimo DiFabio, Purchase. Property: 80 Old Boston Post Road 3, New Rochelle. Amount: $806,354. Filed Sept. 27.
Wilmington Savings Fund Society FSB. Seller: Frank Lombardi, Mahopac. Property: 63 Longdale Ave., Greenburgh. Amount: $268,448. Filed Sept. 26. Wilmington Savings Fund Society FSB. Seller: Richard Grayson, White Plains. Property: 30 Kenilworth Road, Yonkers. Amount: $530,600. Filed Sept. 25. BRONXVILLE, 123 Lockwood Ave. Single-family residence; lot size: .12 acres. Plaintiff: PennyMac Corp. Plaintiff’s attorney: Frenkel, Lambert, Weiss, Weisman & Gordon, 53 Gibson St., Bay Shore. Defendant: John DePietro. Referee: Steven Lubowitz. Sale: Oct. 22, 10 a.m. Approximate lien: $661,781. CROTON-ON-HUDSON, 32 Westminster Drive. Single-family residence; lot size: 145x110. Plaintiff: US Bank National Association. Plaintiff’s attorney: Gross Polowy LLC, 1775 Wehrle Drive, Williamsville. Defendant: Joseph Berritto. Referee: David Peck. Sale: Nov. 5, 9 a.m. Approximate lien: $933,169.26. HARRISON, 80 Grove St. Single-family residence; lot size: 50x131. Plaintiff: Ditech Financial LLC. Plaintiff’s attorney: Gross Polowy LLC, 1775 Wehrle Drive, Williamsville. Defendant: Julia Della Gala. Referee: Michael Sirignano. Sale: Nov. 2, 10:30 a.m. Approximate lien: $260,764.38. MOHEGAN LAKE, 1525 Strawberry Road. Single-family residence; lot size: 62x135. Plaintiff: Christina Trust. Plaintiff’s attorney: Frenkel, Lambert, Weiss, Weisman & Gordon, 53 Gibson St., Bay Shore. Defendant: Aaron McLaughlin. Referee: Christopher Mangold. Sale: Nov. 7, 10 a.m. Approximate lien: $617,906.46.
MOUNT VERNON, 3 Park Place. Single-family resident; lot size: .16 acres. Plaintiff: Nationstar Mortgage LLC. Plaintiff’s attorney: Gross Polowy LLC, 1775 Wehrle Drive, Williamsville. Defendant: Richard Chiwara. Referee: David Peck. Sale Oct. 22, 9 a.m. Approximtae lien: $432,941.39. MOUNT VERNON, 13 S. Sixth Ave. Warehouse; lot size: .06 acres. Plaintiff: Sally Rabine. Plaintiff’s attorney: Robinowitz, Cohlan Dubrow & Doherty, 199 Main St., White Plains. Defendant 13 South Sixty Realty LLC. Referee: Michael Santangelo. Sale: Oct. 22, 10 a.m. Approximate lien: $245,906.51
U.S. Bank N.A. Seller: Robert D. Ryan, Cross River. Property: 38 Andover Court, Cortlandt. Amount: $965,527. Filed Sept. 27. VMB Capital Group LLC, Harrison. Seller: Deutsche Bank National Trust Co. Property: 429-431 Willett Ave., Rye. Amount: $381,380. Filed Sept. 26.
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OCTOBER 22, 2018
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Good Things Happening COOKING UP A FUNDRAISER
Lisa Buchman
Michael Spiegel
BUCHMAN PROMOTED AT HARRISON EDWARDS
SPIEGEL TO HEAD LIFE TIME IN CHAPPAQUA
Armonk-based Harrison Edwards Strategic Communications has named Lisa Buchman as company vice president. The announcement was made by the firm’s CEO, Carolyn Mandelker. For the past five years, Buchman has been an account director and digital marketer. In her new role, Buchman will oversee some of the firm’s larger regional accounts, event planning and perform certain operational duties. In addition to working in fundraising for nonprofit organizations and public relations, Buchman was a digital media reporter for AOL/Huffington Post’s patch.com. She earned her bachelor’s degree from the University at Buffalo and a received a master’s degree in higher education administration from New York University.
SCHNEIDER JOINS PS&S PS&S, which offers architecture, engineering, design and environmental consulting services, has named William Schneider, former commissioner of housing and building for the city of Yonkers, as senior director of its land services group in the company’s Yonkers regional office. The company reports that he has more than 30 years of professional engineering experience in a wide variety of projects, including major redevelopments throughout Westchester County. Before going to work for Yonkers, he spent 15 years with the Westchester County Health Department Bureau of Environmental Quality and two years with the USEPA, Region 2 Superfund Remedial Action Branch. Schneider received his bachelor’s degree in civil engineering from Manhattan College. He is a licensed, registered professional engineer in New York and a New York state-certified code enforcement official. He is a member of the American Society of Civil Engineers, National Society of Professional Engineers, New York State Society of Professional Engineers and the New York State Building Officials Conference Westchester Chapter.
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OCTOBER 22, 2018
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From left: Ron Gallo, Giovanni Scappin, Peter X. Kelly, Michael Kelly, Jim Ely, Charles Fells and Waldy Malouf.
Seven of the top chefs in the Hudson Valley got together at the Culinary Institute of America in Hyde Park recently to prepare a six-course culinary feast as a fundraiser to benefit the 10 hospitals operated by the Westchester Medical Center Health Network (WMCHealth). Organized by Peter X. Kelly of Xaviars Restaurant Group, courses were prepared by Kelly and Jim Ely, owner of Riverview Restaurant in Cold Spring and Yankee Barbecue and Beer Garden in Fishkill; Giovanni Scappin, owner of Cucina in Woodstock
and Market Street in Rhinebeck; Michael Kelly, owner of Liberty Street Bistro in Newburgh; Waldy Malouf, The CIA Restaurant Group; Ron Gallo, The Inn at Pound Ridge By Jean-Georges; and Charles H. Fells, Brasserie 292 and The Artist’s Palate in Poughkeepsie. Wines were provided by Anthony D’Arpino of Harrison Wine Vault. Cocktail hour was provided by farm purveyors: Bread Alone, Catsmo Fine Foods, Hudson Valley Foie Gras, Hudson Valley Sausage Co., Millstone Spirits Group & New Liberty
Distillery and and Sprout Creek Farm. Robert S. Ross, executive vice president for WMCHealth’s northern region, noted that the chefs who were involved in the fundraiser also volunteer their time to serve on WMCHealth’s new Hudson Valley Food for Life Council, which the Business Journal covered in last week’s “Good Things Happening” section. Ross said that the Council was “…convened to help us tackle issues of food insecurity and look at what role we can play in using proper nutrition to support healthy lifestyles in the communities we serve.”
ARC CONNECTS WITH SENIORS The Arc Westchester has launched the first phase of a new program it calls The Senior Connection. The program uses space at The Ann Manzi Center in Mount Kisco where a ribbon-cutting ceremony was held to help dedicate the upgraded facility. During the last 12 months, the majority of the center’s main level was reworked and is now dedicated to senior offerings. The modified space includes a lounge/living room with a fireplace and TV, as well as a library/game room. To promote accessibility for all program participants, The Senior Connection features a handicapped bathroom with a shower, simulated wood to eliminate trip hazards and handrails throughout the space. “Currently, 35 percent of our day-services participants are over the age of 50 and our oldest participant is 91 years old,” said Tibisay Guzmán, executive director and CEO of The Arc Westchester, which is the largest nonprofit organization in the
From left: Mount Kisco Deputy Mayor Jean Farber, Tibisay Guzmán, Nancy Patota, Joe Manzi, Ann Manzi, Ruedi Laager, Juliana Manzi and Avery Valins.
county supporting people with intellectual and developmental disabilities. The Ann Manzi Center also houses the organization’s Youth Connection
Studios, which offers young adults the opportunity to build employment skills and experience life through community engagement.
Michael Spiegel has been named general manager of the Life Time Athletic location in Chappaqua, which is scheduled to open later this fall. It’s anticipated that he will oversee a staff of 200 at the new facility at 480 Bedford Road in the Chappaqua Crossing development. When working for fitness club operator CRUNCH, Spiegel was responsible for 30 clubs from Buffalo to Miami. In 2010, he won the National Academy of Sports Medicine’s Pursuit of Excellence Award and the New York Daily News’ Golden Gloves Championship in the light-heavyweight division. The new facility at Chappaqua Crossing encompasses 42,000 square feet on two floors. In addition to exercise equipment and spaces for yoga, Pilates and other group activities, there will be a café and a spa offering hair, skin, nail and massages services.
SEARCH FOR MUNDY’S REPLACEMENT Vassar College has announced that it has begun a nationwide search to replace James Mundy, who plans to retire in June after serving for 28 years as Anne Hendricks Bass director of the Frances Lehman Loeb Art Center. During his tenure, the art center’s collection increased from 11,000 to more than 21,000 works, including key acquisitions in Medieval art, Japanese art, Old Master European and American art. Significant gifts such as the Deutsch collection, including works by Miro, Pollock, Giacometti, Gorky, Picasso and others were made under his stewardship and the operating budget increased by a factor of 10. Vassar President Elizabeth Bradley said of Mundy, “His leadership has enabled countless members of the Vassar community – art majors and many others – as well as the many thousand members of the public who visit every year, to learn to appreciate the works of great masters and lesser known artists of all genres.” Mundy was a 1974 graduate of Vassar with a master’s degree in fine arts. He received his doctorate from Princeton University.
STUDIES AND SPORTS AT IONA PREP
Iona Prep in New Rochelle has created a new position designed to help students who not only achieve academically but also participate in sports. The role of the new assistant dean for scholar-athlete success position is being filled by former Bergen Catholic High School guidance counselor and assistant football coach Michael Moffitt. During his four years at Bergen Catholic in New Jersey, Moffitt helped to place 57 football players on college rosters, the second highest number of placements in the country. He’ll be working with Iona Prep‘s Director of Student Success Christopher Scarella. Iona Prep had more than 870 scholar/athletes participate in a sport during the last school year. “The process of applying for college while also being recruited to play a college sport – oftentimes for a sizable scholarship – is no small task,” said Brother Thomas R. Leto, president of the school. In addition to teaching and coaching, Moffitt has experience as a football player. A University of Arkansas graduate, he participated in the Cotton Bowl in 2008 and the Capital One Bowl in 2007.
WEISS HEADS BARIATRIC SERVICES AT PHELPS Wayne Weiss, a board-certified surgeon, has been named director of bariatric services at Phelps Hospital, part of Northwell Health, in Sleepy Hollow. Bariatric surgery is designed to promote weight loss by physically restricting the amount of food intake. There are several procedures, which can be used and each needs to be accompanied by a comprehensive support program to help patients improve their health. According to Weiss, “The condition is responsible for disability, decreased productivity and quality of life, as well as increased health care costs.” At Phelps, the process begins with an assessment to determine if weight-loss surgery is appropriate. Many patients also will require orthopedic and physical rehabilitation. Nutritional, pharmaceutical and psychological support services are provided, and a patient navigator is available to assist patients with various appointments and insurance approval. “The expansion of bariatric services in Sleepy Hollow is a great convenience for people living in Westchester, Rockland and the northern Bronx, who will now be able to access world-class weight-loss surgery close to home,” said Weiss.
BROADWAY STARS TO TEACH AT CHAPPAQUA PAC
From left: Felix Wimpfheimer, Judith M. Watson and William C. Campbell.
NYMC HOLDS FOUNDER’S DINNER From left: Theater workshop participants and Chappaqua residents Alexandra Haberman, Amanda Pohly, Jolie Leibner, Valentina Lombardi and Lauren Kassin, Eddie Olszewski of Thornwood, ChappPAC Manager John Fanelli of Yorktown Heights, Abby Tucker of Scarsdale, Eleanor Dempsey of Thornwood, Aron Tucker of Scarsdale and Thornwood residents Ryan Liebowitz and Jane Olszewski.
One of the key offerings at the Chappaqua Performing Arts Center (ChappPAC) has been a series of musical theatre workshops for children ages three to 16. The 425-seat arts center, located on the former Reader’s Digest campus, is managed by John Fanelli whose background includes staging shows at the Westchester Broadway Theatre and operating his own companies providing theatrical learning and performing opportunities for youngsters.
On Nov. 26, ChappPAC will present a workshop featuring Tony Award-winner Lindsay Mendez, who was named Best Featured Actress in a Musical for her performance as Carrie Pipperidge in the 2018 Broadway revival of “Carousel.” She also is a veteran of the shows “Wicked,” “Godspell” and “Grease,” among others. Also taking part will be Derek Klena, whose Broadway shows include “Anastasia,” “Wicked” and “Bridges of Madison County.” Klena knows what it’s
like to be an aspiring child actor, having started at age six in his hometown of San Dimas, California. Jill Shapiro, town administrator of the town of New Castle, said, “We’re thrilled to put the spotlight on all of the Broadway stars and programming soon to be featured at the Chappaqua Performing Arts Center and inspire a new generation of performers and theatre lovers.” The full schedule of workshops and performances is at chappaquapac.org.
A CYBERSTORM AT PACE Pace University’s Seidenberg School of Computer Science and Information Systems brought together leaders from the private and public sectors to hack into some of the biggest issues surrounding cybersecurity on Oct. 11. The keynote speakers at “Cyberstorm 2.0: The Depth of the Threat,” were Jeh C. Johnson, the former secretary of homeland security for the federal government and Roger L. Parrino Sr., commissioner of the New York State Division of Homeland Security and Emergency Services. “Whether it is our elections infrastructure, businesses, social media platforms or your home computer, it is imperative that government, higher-learning institutions and the private sector work together to protect against nefarious cyber intrusion,” said Parrino. Jonathan H. Hill, dean of the Seidenberg School, said, “Hackers today are often part of organized crime groups or nation-state actors. In both cases, they’re well-funded, disciplined
New York Medical College (NYMC) held its Founder’s Dinner at the DoubleTree by Hilton in Tarrytown on Oct. 14. The annual fundraising event brought together more than 300 academic, health care, business and community leaders. Proceeds from the event are earmarked to directly benefit NYMC students through supporting scholarships and other initiatives. This year’s event honored William C. Campbell with The William Cullen Bryant Award. Campbell is the 2015 recipient of the Nobel Prize in Physiology or Medicine, who served as an adjunct professor of microbiology and immunology at NYMC for 25 years from 1985 to 2009. Felix Wimpfheimer, MD, received The Alfred B. DelBello Distinguished Service Award. After escaping Nazi persecution, Wimpfheimer came to the U.S. and graduated from NYMC in 1945. He has served as internist, endocrinologist and educator. The Jackson E. Spears Community Service Award went to Judith M. Watson. She is a 2007 graduate of NYMC and is the executive director at the Greenburgh Health Center. She spearheaded the 2005 merger of Greenburgh Health Center and the Mount Vernon Neighborhood Health Center Network.
Speakers at the Pace cybersecurity conference included former Homeland Security Secretary Jeh Johnson, left, and New York State Homeland Security and Emergency Services Commissioner Roger Parrino Sr.
and trained to exploit systems’ vulnerabilities. Their hacking activities have increased in sophistication and they are still able to surprise even the most erudite computer users. We are preparing our students to out-skill and out-
Information for these features has been submitted by the subjects or their delegates.
think them.” “I am very pleased to see so many Pace students and faculty interested in cybersecurity. This must be a national priority,” said Johnson.
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Facts & Figures POUND RIDGE, 33 Rolling Meadow Lane. Single-family residence; lot size: 1.0 acres. Plaintiff: HSBC Bank USA National Association. Plaintiff’s attorney: Fein Such & Crane LLP, 1400 Old Country Road, Westbury. Defendant: Santo Borsellino. Referee: Michele Bermel. Sale: Oct. 22, 10 a.m. Approximate lien: $224,985. WHITE PLAINS, 1 Renaissance Square. Apartment. Plaintiff: US Bank National Association. Plaintiff’s attorney: Woods Oviatt Gilman LLP, Crossroads Building, 2 State St., Rochester. Defendant: Kenneth Lazar. Referee: Elizabeth Clarke. Sale: Nov. 2, 9 a.m. Approximate lien: $3,431,078.42. YONKERS, 13 Holbrook Ave. Single-family residence; lot size; .22 acres. Plaintiff: One West Bank FSB. Plaintiff’s attorney: Gross Polowy LLC, 1775 Wehrie Drive, Williamsville. Defendant: Donna Schfano. Referee: Massimo DiFabio. Sale: Oct. 22, 9 a.m. Approximate lien: $249,783.41.
JUDGMENTS 2016 New Hope Grocery Corp., Yonkers. $500 in favor of the city of Yonkers. Filed Oct. 4. Arroway Chevrolet Inc., Mount Kisco. $18,812 in favor of Foreign Auto Servicing Inc., Charlton, Maine. Filed Oct. 5. Bread Factory of Westchester LLC, New Rochelle. $20,704 in favor of Jacks Eggs and Other Ingredients LLC, Brooklyn. Filed Oct. 1. City of Mount Vernon. $21,672 in favor of Energy Improvement Corp., Bedford Hills. Filed Oct. 2. Cornerstone Carpentry Ltd., Yonkers. $31,081 in favor of Marjam Supply Company Inc., Farmingdale. Filed Oct. 1. Dennis Forte Construction LLC, Bronxville. $38,966 in favor of Jilco Window Corp., Granite Springs. Filed Oct. 5. Express Store Inc., White Plains. $12,620 in favor of Tyco Integrated Security LLC, Boca Raton, Florida. Filed Oct. 1. KM Pag Layiri Inc., Yonkers. $1,000 in favor of the city of Yonkers. Filed Oct. 4. Santo Rico Dance 3 Inc., Yonkers. $500 in favor of the city of Yonkers. Filed Oct. 4.
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OCTOBER 22, 2018
LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Beydoun, Deb, et al. Filed by The Bank of New York Mellon Trust Company N.A. Action: seeks to foreclose on a mortgage to secure $750,000 affecting property located at 102 Hunter Ave., Yonkers 10704. Filed June 1. Cela, Edith, et al. Filed by CIT Bank N.A. Action: seeks to foreclose on a mortgage to secure $336,000 affecting property located at 53 S. Stone Ave., Elmsford 10523. Filed June 6. Cohen, Gilbert, et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $738,000 affecting property located at 50 Glendale Road, Ossining 10562. Filed June 1. Dematteis, Joseph, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $500,000 affecting property located at 15 Agate Ave., Ossining 10562. Filed June 5. Galeas, Milton, et al. Filed by Keybank N.A. Action: seeks to foreclose on a mortgage to secure $484,500 affecting property located at 208 Smith Ridge Road, South Salem 10590. Filed June 6. George, Tracey J., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $393,750 affecting property located at 528 Second Avenue South, Mount Vernon 10550. Filed June 6. Greene, Jeffrey H., et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $707,785 affecting property located at 12 Summit Circle, Somers 10589. Filed June 6. Hammer, Barbara, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $1 million affecting property located at 6 Ironwood Lane, Rye 10580. Filed June 4. Hernandez, Beverley, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $384,817 affecting property located at 3571 Gomer St., Yorktown Heights 10598. Filed June 5. Jashari, Ismet, et al. Filed by JPMC Specialty Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $640,577 affecting property located at 134 Crisfield St., Yonkers 10710. Filed June 5.
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Kelly-Miles, Athena, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $650,000 affecting property located at 115 Cedar Hill Road, Bedford 10506. Filed June 1. Larmond, Pauline, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 27 Tibbits Ave., White Plains 10606. Filed June 1. Mazzella, Silvestro, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $251,012 affecting property located at 87 Crescent Place, Yonkers 10704. Filed June 6. Morrison, Sara, et al. Filed by Deutsche Bank Trust Company Americas. Action: seeks to foreclose on a mortgage to secure $512,000 affecting property located at 23 Clinton Ave., New Rochelle 10801. Filed June 6. Offenhartz, Colin O’ D., et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $865,000 affecting property located at 87 Valley Lane, Chappaqua 10514. Filed June 5. Pallogudis, Penelope, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $339,750 affecting property located at 248 Glenbrook Ave., Yonkers 10705. Filed June 4. Robertson, Larenna M., et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $272,900 affecting property located at 11 Irving Place, Mount Vernon 10550. Filed June 5. Robinson, Hakim, et al. Filed by Ameriquest Mortgage Co. Action: seeks to foreclose on a mortgage to secure $309,000 affecting property located in New Rochelle. Filed June 6. Rothman, Bruce, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $370,000 affecting property located at 49 Roundabend Road, Tarrytown 10591. Filed June 1. Telesco, David J., et al. Filed by Homefinders Corp. Action: seeks to foreclose on a mortgage to secure $75,000 affecting property located at 4 Bridge Lane, Somers 10598. Filed June 1. Weaver, Frederick E., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $299,200 affecting property located at 1 Floral Lane, Yonkers 10703. Filed June 4. Yi, Kyung Sun, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $350,000 affecting property located at 53 Travers Ave, Yonkers 10705. Filed June 1.
Mechanic’s Liens 2 Second St LLC, as owner. $2,422 as claimed by Marjam Supply Company Inc., Farmingdale. Property: in Rye. Filed Oct. 10. HH River House II LLC, as owner. $16,763 as claimed by Herc Rentals Inc. Property: in Greenburgh. Filed Oct. 12. Lum and Hong Realty Inc., as owner. $4,605 as claimed by All Safe Fire Protection. Property: in Mamaroneck. Filed Oct. 11. Roe Scotts Corner LLC, as owner. $66,452 as claimed by Morzillo Enterprises Inc., Somers. Property: in Pound Ridge. Filed Oct. 11. Rye 62 LLC, as owner. $27,885 as claimed by Morzillo Enterprises Inc., Somers. Property: in Rye. Filed Oct. 11. Seminara Pelham LLC, as owner. $79,349 as claimed by A.C. Landscaping and Masonry LLC, Tuckahoe. Property: in Eastchester. Filed Oct. 5. Settani, Cristina, et al, as owner. $34,501 as claimed by Royal Green Appliances Inc., White Plains. Property: in Rye. Filed Oct. 9. Uno I Park LLC, as owner. $76,499 as claimed by Herc Rentals Inc. Property: in Yonkers. Filed Oct. 12.
NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.
Partnerships North Castle Bounce, 71 Cox Ave., Armonk 10504, c/o Bryan Peterson and Joanne Peterson. Filed March 29. Premier Sports Recovery, 4807 Boston Post Road, Pelham 10803, c/o Joseph Barthelemy and Latoya Barthelemy. Filed March 29. The Miyah Marie Hair Collection, 207 Drake Ave., Apt. 4G, New Rochelle 10805, c/o Miyah Marie Fitzgerald and Lee Fitzgerald. Filed March 28.
Sole Proprietorships 336 Washington Avenue Funding Associates, 133 Parkway Road, Bronxville 10708, c/o Carol Vergara. Filed March 28.
Ameritrade International, 42 Briarbrook Drive, Briarcliff Manor 10510, c/o Joseph B. Sagona. Filed March 29. Copa Peekskill, 405 Simpson Place, Peekskill 10566, c/o Simon Guaman. Filed March 28. Futbol Total Academy, 65 Croton Ave., Ossining 10562, c/o Heriberto Irene Lobato. Filed March 30. Hanson’s Auto Parts, 130 Glen Ave., Mount Vernon 10550, c/o Hanson Akpabio. Filed March 29. Hudson Planting, 85 N. Broadway, Irvington 10533, c/o Claire Cornish. Filed March 29. Ici Et La, 681 Forest Ave., Larchmont 10538, c/o Declercq Frederique. Filed March 29. It Works Group, 50 Pintard Ave., New Rochelle 10801, c/o George J. Morris. Filed March 30. Law Office of Sean Nataro, 445 Hamilton Ave., White Plains 10601, c/o Sean Nataro. Filed March 30. MB Ceramics, 5 Pioneer Place, Armonk 10504, c/o Martine Baeys. Filed March 29. MCK Consulting, 1879 Crompond Road, No. C8, Peekskill 10566, c/o Michael Keys. Filed March 28. Mount Vernon Zombie Housing Coordinator, 11 W. Prospect Ave., Suite 300, Mount Vernon 10550, c/o Hans Marshalleck. Filed March 29. Ohana Group, 51 Lincoln St., New Rochelle 10801, c/o Lucas Peterle. Filed March 28. PS Consulting, 134 Burhans Ave., Second floor, Yonkers 10701, c/o Phillip Stein. Filed March 29. Transformative Contracting Services, 18 Linden Place, Valhalla 10595, c/o Andrew Montanez. Filed March 29. Wicked Foam Auto Detailing, 43 Montclair Road, Yonkers 10710, c/o Erick Keith Olavarria. Filed March 28.
PATENTS Combining bandwidth from multiple cellular connections into a single WLAN network. Patent no. 10,104,580 issued to Scott D. Hicks, Underhill Center, Vermont. Assigned to International Business Machines Corp., Armonk.
Coupling assemblies for connecting fluid-carrying components. Patent no. 10,104,810 issued to Amilcar R. Arvelo, Poughkeepsie; Alan F. Benner, Poughkeepsie; Michael J. Ellsworth Jr., Poughkeepsie; Eric J. McKeever, Poughkeepsie. Assigned to International Business Machines Corp., Armonk. Metallized particle interconnect with solder components. Patent no. 10,104,772 issued to Layne A. Berge, Rochester, Minnesota; John R. Dangler, Rochester, Minnesota; Matthew S. Doyle, Rochester, Minnesota; Jesse Hefner, Rochester, Minnesota. Assigned to International Business Machines Corp., Armonk. Network based video analytics through an application program interface (API) with metric triggered notifications. Patent no. 10,104,343 issued to Pandian Mariadoss, Allen, Texas. Assigned to International Business Machines Corp., Armonk. System and method for cognitive system plug-in answering subject matter expert questions. Patent no. 10,104,232 issued to Carl M. Marrelli, Westerville, Ohio; Jeffrey T. Matteo, Powell, Ohio; Ram S. Narayanan, Canton, Minnesota; Martin Oberhofer, Bondorf, Denmark. Assigned to International Business Machines Corp., Armonk. Collectively loading programs in a multiple program multiple data environment. Patent no. 10,104,202 issued to Michael E. Aho, Rochester, Minnesota; John E. Attinella, Rochester, Minnesota; Thomas M. Gooding, Rochester, Minnesota; Samuel J. Miller, Rochester, Minnesota. Assigned to International Business Machines Corp., Armonk. Method for managing throughput in a distributed storage network. Patent no. 10,104,168 issued to Greg R. Dhuse, Chicago, Illinois; Wesley B. Leggette, Chicago, Illinois; Jason K. Resch, Chicago, Illinois. Assigned to International Business Machines Corp., Armonk. Verifying data security in a dispersed storage network. Patent no. 10,104,045 issued to Jason K. Resch, Chicago, Illinois. Assigned to International Business Machines Corp., Armonk. Overlay network priority inheritance. Patent no. 10,103,998 issued to Keshav G. Kamble, Fremont, Calfornia; Uday S. Nagaraj, Santa Clara, California; Vijoy A. Pandey, San Jose, California. Assigned to International Business Machines Corp., Armonk. Managing data flows in software-defined network using network interface card. Patent no. 10,103,972 issued to Casimer M. DeCusatis, Poughkeepsie; Keshav G. Kamble, Fremont, California. Assigned to International Business Machines Corp., Armonk.
Facts & Figures Scalable software monitoring infrastructure, using parallel task queuing, to operate in elastic cloud environments. Patent no. 10,103,959 issued to Paul F. Klein, Newbury Park, California. Assigned to International Business Machines Corp., Armonk. Virtual machine processor and memory resource coordinator. Patent no. 10,103,956 issued to Francis Niestemski, Mountain View, California; Nicholas York, San Ramon, California. Assigned to International Business Machines Corp., Armonk. Transporting multi-destination networking traffic by sending repetitive unicast. Patent no. 10,103,935 issued to Sushma Anantharam, Cupertino, California; Amitabha Biswas, San Francisco, California; Uday S. Nagaraj, Sunnyvale, California. Assigned to International Business Machines Corp., Armonk. Digital phase locked loop for low-jitty applications. Patent no. 10,103,739 issued to Jingdong Deng, Essex Junction, Vermont; Chung S. Ho, Essex Junction, Vermont; David Flye, Milton, Vermont; Zhenrong Jin, Essex Junction, Vermont; Ramana M. Malladi, South Burlington, Vermont. Assigned to International Business Machines Corp., Armonk. Lossless variable transmission reflection switch controlled by the phase of a microwave drive. Patent no. 10,103,730 issued to Baleegh Abdo, Fishkill. Assigned to International Business Machines Corp., Armonk. Validating connection, structural characteristics and positioning of cable connectors. Patent no. 10,103,489 issued to William L. Brodsky, Binghamton; William P. Kostenko, Poughkeepsie. Assigned to International Business Machines Corp., Armonk. Integreation of area efficient antennas for phased array or wafer scale array antenna applications. Patent no. 10,103,450 issued to Bing Dang, Chappaqua; Duixian Liu, Scarsdale; Jean-Olivier Plouchart, New York City; Peter Jerome Sorce, Poughkeepsie; Cornelia Kang-I Tsang, Mohegan Lake. Assigned to International Business Machines Corp., Armonk. Rapid melt growth photodetector. Patent no. 10,103,280 issued to John J. Ellis-Monaghan, Grand Isle, Vermont; Edward W. Kiewra, South Burlington, Vermont; Jason S. Orcutt, Katonah. Assigned to International Business Machines Corp., Armonk. Punch through stopper in bulk finFET device. Patent no. 10,103,251 issued to Veeraraghavan S. Basker, Schenectady; Zuoguang Liu, Schenectady; Tenko Yamashita, Schenectady; Chun-Chen Yeh, Clifton Park. Assigned to International Business Machines Corp., Armonk.
HUDSON VALLEY BUILDING LOANS Above $1 million
Sheafe Woods Realty LLC, as owner. Lender: PCSB Bank. Property: in Poughkeepsie. Amount: $225,000. Filed Oct. 10.
DEEDS Above $1 million
Chaffee Properties LLC, Goshen, as owner. Lender: Greater Hudson Bank, Bardonia. Property: 1771 Route 17M, Goshen. Amount: $474,604. Filed Oct. 9.
Beverly Warren LLC, New York City. Seller: Zeus Real Estate LLC, Palm Beach, Florida. Property: 2630 Beverly Warren Road, Garrison 10524. Amount: $2 million. Filed Sept. 13.
Chaffee Properties LLC, Goshen, as owner. Lender: Greater Hudson Bank, Bardonia. Property: 1771 Route 17M, Goshen. Amount: $600,396. Filed Oct. 9.
Life Storage LP, Buffalo. Seller: West Lake Construction and Development Corp., et al, Mahopac. Property: 72 Old Route 6, Carmel. Amount: $7.8 million. Filed Oct. 10.
Fura, Loic, as owner. Lender: Hudson Valley Federal Credit Union. Property: in LaGrange. Amount: $208,000. Filed Oct. 12.
Medline Industries Inc., Northfield, Illinois. Seller: Aden Brook Agricultural LLC, Montgomery. Property: in Montgomery. Amount: $17.8 million. Filed Sept. 27.
Lanwin Forest Ridge LLC, Hopewell, New Jersey, as owner. Lender: Manna Dells LLC, Vero Beach, Florida. Property: 8 Copper Rock Road, Newburgh. Amount: $310,500. Filed Oct. 12.
Below $1 million
Lima One Capital LLC, Greenville, South Carolina, as owner. Lender: 20183WY-71 LLC, Cheyenne, Wyoming. Property: 6 Academy Road, Brewster 10509. Amount: $73,237. Filed Sept. 5. Mountain Paradise Builder Inc., New Windsor, as owner. Lender: Shepherd’s Finance LLC, Jacksonville, Florida. Property: 2327 Route 207, Campbell Hall 10916. Amount: $175,000. Filed Oct. 10. Mountain Paradise Builder Inc., New Windsor, as owner. Lender: Shepherd’s Finance LLC, Jacksonville, Florida. Property: 318 Angelo Drive, Montgomery 12549. Amount: $182,000. Filed Oct. 12. Newburgh Development LLC, Brooklyn, as owner. Lender: Rock East Funding LLC, New Milford, Connecticut. Property: 70 Clinton St., Newburgh 12550. Amount: $221,000. Filed Oct. 12. Positive Science Center Inc., New York City, as owner. Lender: Walden Savings Bank, Montgomery. Property: 170 Waywayanda Court, Kent. Amount: $400,000. Filed Sept. 28. Rivera, Lucio T., as owner. Lender: TEG Federal Credit Union, Poughkeepsie. Property: in Patterson. Amount: $679,000. Filed Oct. 4. Sheafe Woods Realty LLC, as owner. Lender: PCSB Bank. Property: in Poughkeepsie. Amount: $170,500. Filed Oct. 10.
15 Grinnell Street Owner LLC, New York City. Seller: 15 Grinnell Street LLC, Rhinecliff. Property: 15 Grinnell St., Rhinebeck. Amount: $485,000. Filed Oct. 10. 17 Charles Street LLC, New York City. Seller: Georgia Mae Dawson, Stafford, Virginia. Property: in Rhinebeck. Amount: $135,000. Filed Oct. 10. 18 Clark PL LLC, Mahopac. Seller: BMSSR Holdings LLC, White Plains. Property: 572 Route 6, Mahopac 10541. Amount: $450,000. Filed Sept. 24. 2 Hudson River Lane LLC, New York City. Seller: Gish Realty LLC, Danbury, Connecticut. Property: in Philipstown. Amount: $350,000. Filed Sept. 19. 21 Charles Street LLC, New York City. Seller: Georgia M. Dawson, Stafford, Virginia. Property: in Rhinebeck. Amount: $200,000. Filed Oct. 12. 3 Hilltop Lane LLC, Bronx. Seller: Deutsche Bank Trust Company Americas. Property: 43 Miller Hill Road, Hopewell Junction 12533. Amount: $150,000. Filed Oct. 12. 4 Hudson River Lane LLC, New York City. Seller: Jack L. Gish, et al, Naples, Florida. Property: in Philipstown. Amount: $908,000. Filed Sept. 19. 6 Hudson River Lane LLC, New York City. Seller: Gish Realty LLC, Danbury, Connecticut. Property: in Philipstown. Amount: $600,000. Filed Sept. 19.
7 Sasev LLC, Brooklyn. Seller: Isaac and Sarah Realty LLC, Monsey. Property: in Monroe. Amount: $154,713. Filed Sept. 25. ACVP LLC, Hyde Park. Seller: Rhinebeck Route 9 LLC, Longboat Key, Florida. Property: in Rhinebeck. Amount: $900,000. Filed Oct. 12. Alex Jon Inc., White Plains. Seller: Bank of America N.A. Property: 3 Hanover Road, Brewster 10509. Amount: $115,000. Filed Sept. 28. Andrew’s Estate Services Inc., Patterson. Seller: Bernard C. Treulieb, et al, Kingsville, Maryland. Property: 6 Bangall Road, Patterson. Amount: $75,000. Filed Sept. 17. Auction Property Wholesaler Inc., Brooklyn. Seller: The Bank of New York Mellon, Property 561 Croton Falls Road, Carmel 10512. Amount: $357,000. Filed Sept. 17. B.A.M. Development Corp., Dover Plains. Seller: Jeffrey Rothschild, Pawling. Property: 104 Craig Lane, Dover Plains. Amount: $152,000. Filed Oct. 5. Bally Hack Management LLC, Brewster. Seller: Louis Giannettino, et al, Cape Coral, Florida. Property: in Kent. Amount: $335,000. Filed Oct. 3. BAM Properties Inc., Mahopac. Seller: Louis Genovese, Preston Hollow. Property: Mount Hope Road, Carmel. Amount: $20,000. Filed Oct. 9. Brasa 684 LLC, Brewster. Seller: Angelo Zegarelli, et al, New Fairfield, Connecticut. Property: in Patterson. Amount: $275,000. Filed Sept. 13. Brayton Inc., Larchmont. Seller: Edward R. Kasper, et el, Carmel. Property: in Kent. Amount: $50,000. Filed Sept. 19. BWBI LLC, Hopewell Junction. Seller: Marianne Gordon, et al, Carmel. Property: 301 Chestnut Drive, Unit 15, Carmel 10512. Amount: $176,400. Filed Sept. 17. Citimortgage Inc. Seller: Eve Bunting-Smith, White Plains. Property: 4 Roslyn Road, Carmel 10512. Amount: $431,622. Filed Oct. 9. Deutsche Bank National Trust Co. Seller: Allan B. Rappleyea, Poughkeepsie. Property: 4006 Route 52, Holmes 12531. Amount: $483,500. Filed Oct. 5. Diplomat Property Manager LLC, New York City. Seller: Robert Rametta, Goshen. Property: 9 Sweezy Ave., Highland Falls 10928. Amount: $200,000. Filed Sept. 26.
Double R Capital Inc., Poughkeepsie. Seller: Betty J. Potenza, Highland. Property: 10 Field Court, Unit B, Fishkill 12524. Amount: $105,000. Filed Oct. 5. F and G Putnam Realty Corp., White Plains. Seller: Karen Leonard, Murrells Inlet, South Carolina. Property: in Philipstown. Amount: $380,000. Filed Oct. 3. Federal Home Loan Mortgage Corp. Seller: Alain Sainte-Rose, Harriman. Property: 15 Lexington Hill, Unit 7, Harriman 10926. Amount: $102,600. Filed Sept. 27. Federal Home Loan Mortgage Corp. Seller: John P. Sullivan, Goshen. Property: 358 W. Main St., Goshen 10924. Amount: $250,000. Filed Sept. 28. Federal Home Loan Mortgage Corp. Seller: Russell Brad Lusthaus, New York City, Property: 49 Settlers Hill Road, Brewster 10509. Amount: $533,043. Filed Sept. 14. Federal National Mortgage Association. Seller: Emily Cajigas, Middletown. Property: 36 Mine Hill Road, Cornwall-on-Hudson 12518. Amount: $306,237. Filed Sept. 28. Federal National Mortgage Association. Seller: Jennifer J. Sillery-Gerard, Carmel. Property: 32 Meadow Court, Carmel 10512. Amount: $306,933. Filed Sept. 27. Fortune Hills Manor LLC, Warwick. Seller: Karen Schaefer, Middletown. Property: in Wallkill. Amount: $65,000. Filed Sept. 27. Glenwood Real Estate Holdings LLC, Hopewell Junction. Seller: Leonardo A. Vasile, et al, Yorktown Heights. Property: 64 and 69 Glenwood Ave., Poughkeepsie. Amount: $362,500. Filed Filed Oct. 11. Haven Homes Group LLC, Cornwall-on-Hudson. Seller: Mary Jean Liveoak, Cornwall-on-Hudson. Property: in Cornwall-on-Hudson. Amount: $125,000. Filed Sept. 28. Haviland Drive LLC, Brooklyn. Seller: Michael Hettwer, Tuckahoe. Property: 123 Haviland Drive, Patterson. Amount: $210,000. Filed Sept. 7. Holmes Street LLC, Wappingers Falls. Seller: JNG Associates LLC, Poughkeepsie. Property: in Poughkeepsie. Amount: $300,000. Filed Oct. 11. Hotchkiss House LLC, Millerton. Seller: Max Partners Properties LLC, Millerton. Property: in Millerton. Amount: $360,000. Filed Oct. 4. HSBC Bank USA N.A. Seller: Frank D. Lombardi, Mahopac. Property: 84 Benner Road, Red Hook 12571. Amount: $236,000. Filed Oct. 10.
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ICCL LLC, Newburgh. Seller: All American Associates Inc., Salisbury Mills. Property: in Montgomery. Amount: $29,900. Filed Sept. 27. Jemzo Hudson Development Corp., New Paltz. Seller: Jayb Property LLC, Newburgh. Property: in Newburgh. Amount: $600,000. Filed Sept. 26. JP River Avenue LLC, Cornwall-on-Hudson. Seller: Anthony M. Missere, Cornwall. Property: in Cornwall-on-Hudson. Amount: $395,000. Filed Sept. 26. JPMorgan Chase Bank N.A. Seller: Robert M. Rametta, Goshen. Property: 38 Laudaten Way, Warwick 10990. Amount: $245,953. Filed Sept. 25. Lilypad Homes LLC, Brooklyn. Seller: Joseph C. Decker, et al, Beacon. Property: in Beacon. Amount: $230,000. Filed Oct. 5. M-M2 RE Holdings 13 LLC, Salt Point. Seller: Citimortgage Inc. Property: 920 Dutchess Turnpike, Poughkeepsie 12603. Amount: $141,500. Filed Oct. 5. Mako Homes Inc., Montgomery. Seller: Lewis Manetta, Dix Hills. Property: Bruyn Ave., Unit 1, Pine Bush 12566. Amount: $195,000. Filed Sept. 24. Maristan Properties Inc., Carmel. Seller: Charles Cerillo Jr., Middletown. Property: in East Fishkill. Amount: $140,000. Filed Oct. 12. Middletown Hospitality Group LLC, Campbell Hall. Seller: Jaisachchibanand Inc., Newburgh. Property: in Wallkill. Amount: $365,000. Filed Sept. 26. Montgomery Homes LLC, Montgomery. Seller: Nationstar Mortgage LLC. Property: 21 Watkins Drive, Walden 12586. Amount: $183,500. Filed Sept. 28. Mortgage Equity Conversion Asset Trust 2011-1. Seller: Charles Obremski, Cornwall-on-Hudson. Property: 4J Fortune Road West, Apt. 4J, Middletown. Amount: $102,878. Filed Sept. 28. MTGLQ Investors LP. Seller: Dorota T. Magoch, Westtown. Property: 35 Oak Hill Road, Westtown 10998. Amount: $200,956. Filed Sept. 25. MTGLQ Investors LP. Seller: Jose Castro, et al, Paterson, New Jersey. Property: 71 Fowler Ave., Newburgh 12550. Amount: $115,500. Filed Sept. 27. My Rose Properties LLC, Monroe. Seller: MTGLQ Investors LP, Irvine, California. Property: 58 Inwood Hills, Wallkill 12589. Amount: $72,000. Filed Sept. 26.
OCTOBER 22, 2018
31
Facts & Figures MYK Group Inc., Monroe. Seller: The Bank of New York Mellon. Property: 725 Silver Lake Scotchtown Road, Middletown 10941. Amount: $139,650. Filed Sept. 25.
U.S. Bank N.A. Seller: Frank D. Lombardi, Mahopac. Property: 81 Mountain View Road, Hopewell Junction 12533. Amount: $211,500. Filed Oct. 10.
National Transfer Services LLC. Seller: Thomas A. Ruggiero, et al, Middletown. Property: 261 Mount Orange Road, Middletown 10940. Amount: $300,000. Filed Sept. 28.
U.S. Bank N.A. Seller: James Richard McCarl, Montgomery. Property: 61 Teneyck Ave., Greenwood Lake 10925. Amount: $307,470. Filed Sept. 25.
Nationstar Mortgage LLC. Seller: Noemi Diaz-Zapata, et al, Carmel. Property: 29 Scarsdale Road, Carmel 10512. Amount: $249,800. Filed Oct. 10.
U.S. Bank N.A. Seller: Patricia Cocchia, Cornwall. Property: 70 Johnes Street 303, Newburgh 12550. Amount: $383,651. Filed Sept. 27.
New Millennium Development LLC, Mahopac. Seller: Paul Ackerman, Poughkeepsie. Property: in LaGrange. Amount: $175,500. Filed Oct. 4. NG12 LLC, Millbrook. Seller: Susan R. Whalen, Millbrook. Property: in Washington. Amount: $100,000. Filed Oct. 11. NJCC-NYS Community Restoration Fund LLC, Houston, Texas. Seller: Joseph Pagentine, Newburgh. Property: 1-2 Williamsburg, Newburgh 12550. Amount: $140,000. Filed Sept 27. NRZ REO VI-B LLC, Chicago, Illinois. Seller: Richard D. Robinson, et al, Newburgh. Property: 21 Avenue A, Cornwall-on-Hudson 12520. Amount: $137,376. Filed Sept. 26. NY DB Properties LLC, Brooklyn. Seller: YDM Realty LLC, Walden. Property: in Montgomery. Amount: $195,000. Filed Sept. 26. Otherside Properties LLC, New Windsor. Seller: Newburgh Property Management LLC, New Rochelle. Property: 33 Johnston St., Newburgh. Amount: $82,500. Filed Sept. 26. Prira Holdings LLC, Putnam Valley. Seller: Thirsty Boots Realty Corp., Chappaqua. Property: 17 Oscawana Lake Road, Putnam Valley. Amount: $350,000. Filed Sept. 21. Scatsy’s Real Properties LLC, Middletown. Seller: Donald G. Nichol, Walden. Property: 97 Sycamore Drive, Middletown 10940. Amount: $92,000. Filed Sept. 25. SDF Capital LLC, Mamaroneck. Seller: Ida Benitez, et al, New Windsor Property: 205 W. Parmenter St., Newburgh 12550. Amount: $65,000. Filed Sept. 24.
U.S. Bank Trust N.A. Seller: Lisa T. Felicissimo, Monroe. Property: 119 Delafield Lane, Unit 22D, Newburgh 12550. Amount: $259,290. Filed Sept. 28. U.S. Bank Trust N.A. Seller: Martin R. Goldberg, Middletown. Property: 10 Summit Ave., Harriman 10926. Amount: $568,121. Filed Sept. 24. U.S. Bank Trust N.A. Seller: Paul T. Lee, et al, New York City. Property: in Poughkeepsie. Amount: $281,500. Filed Oct. 12. Wells Fargo Bank N.A. Seller: Claudia J. LoPresti, Pine Plains. Property: 57-59 Poplar Ave., Pine Plains 12567. Amount: $245,000. Filed Oct. 10. Westchester Corporate Cleaning Inc., et al, Crompond. Seller: U.S. Bank Trust N.A. Property: 381 Union Valley Road, Carmel. Amount: $285,500. Filed Sept. 24. Wilmington Savings Fund Society FSB. Seller: Gerard J. Pisanelli, Poughkeepsie. Property: 9 Carpenter Road, Hopewell Junction. Amount: $320,000. Filed Oct. 9. Wilmington Savings Fund Society FSB. Seller: Niki Pagones, Poughkeepsie. Property: 2 Wilbur Blvd., Poughkeepsie 12603. Amount: $299,500. Filed Oct. 10. Yellow Finch Refuge LLC, Fishkill. Seller: Thomas M. Amend, et al, Washingtonville. Property: Marge Hortons Way, Hamptonburgh. Amount: $140,000. Filed Sept. 28.
JUDGMENTS Affordable Paving By P. Young LLC, Montgomery. $11,887 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12.
Steward Holdings LLC, Bronx. Seller: PMC REO Financing Trust, Moorpark, California. Property: 364 and 993 Peach Lake Road, North Salem 10560. Amount: $416,660. Filed Oct. 10.
Bagel Brothers of Newburgh, Newburgh. $1,984 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12.
TD Bank N.A. Seller: Dennis J. Maier, et al, Middletown. Property: 15 Oak Drive, Middletown 10940. Amount: $192,179. Filed Sept. 28.
Clown Magi and Fun Inc., Newburgh. $965 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12.
32
OCTOBER 22, 2018
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Elkashef LLC, Harriman. $9,908 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Hawk’s Community Auto Sales Inc., Middletown. $25,171 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Jag Fabrications Inc., Pine Island. $1,109 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Royal Auto Detail Corp., Newburgh. $2,697 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Shivser Group Inc., Monroe. $1,335 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Spy Rock LLC, Cornwall-on-Hudson. $2,563 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. SR and D Enterprises Inc., Middletown. $790 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Tangibleny Inc., Newburgh. $252 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12. Ye Olde Warwick Book Shoppe, Warwick. $5,739 in favor of the New York State Department of Taxation and Finance, Albany. Filed June 12.
LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Archer, Richard V. III, et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $172,236 affecting property located at 6606 Route 55, Wingdale 12594. Filed Oct. 10. Beck, Aron, et al. Filed by MB Financial Bank N.A. Action: seeks to foreclose on a mortgage to secure $292,000 affecting property located at 43 Virginia Ave., Monroe 10950. Filed Aug. 8. Benedict, Teal C., et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $232,750 affecting property located at 4 Kalina Drive, Rhinebeck 12572. Filed Oct. 8. Biele, Ernest, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $637,500 affecting property located at 2 Barger St., Putnam Valley 10579. Filed Sept. 25.
Billar, Christopher J., et al. Filed by Citizens Bank N.A. Action: seeks to foreclose on a mortgage to secure $342,692 affecting property located at 108 Blackberry Drive, Brewster 10509. Filed Sept. 11.
Daly, John, et al. Filed by Santander Bank N.A. Action: seeks to foreclose on a mortgage to secure $232,000 affecting property located at 1102 Eagles Ridge Road, Brewster 10509. Filed Oct. 9.
Feder, Joseph, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $230,000 affecting property located at 38 Rowley Way, Westtown 10998. Filed Aug. 10.
Bowen, Delmy, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $282,048 affecting property located at 55 Columbus Ave., Putnam Valley 10579. Filed Sept. 12.
Decembre, Jean David, et al. Filed by Franklin American Mortgage Co. Action: seeks to foreclose on a mortgage to secure $342,546 affecting property located at 355 and 359 Main St., Goshen 10924. Filed Aug. 10.
Frisco, Patrick Sean, et al. Filed by Ocwen Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $334,783 affecting property located at 21 Butternut Way, Poughkeepsie 12601. Filed Oct. 2.
Brown, James, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $393,000 affecting property located at 21 Hamlin Road, Mahopac 10541. Filed Sept. 24.
Defeo, Cynthia, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $700,000 affecting property located at 7 Glenvue Drive North, Carmel 10512. Filed Sept. 27.
Galeano, Jose B., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $333,000 affecting property located at 17 White Road, Putnam Valley 10579. Filed Oct. 2.
Brown, Michael, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $322,000 affecting property located at 70 Clarkson Road, Carmel 10512. Filed Sept. 28.
Descrespigny, Emma, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $337,250 affecting property located at 51 Crossroad Court, Kent 10512. Filed Sept. 27.
Garaguso, Anthony, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $117,046 affecting property located at 16 Birch St., Bloomingburg 12721. Filed Aug. 9.
Browne, Everton, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $274,781 affecting property located at 1213 Dolsontown Road, Middletown 10940. Filed Aug. 10.
Dinino, David R., et al. Filed by Ocwen Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $209,383 affecting property located at 504 Walnut Ave., Newburgh 12550. Filed Aug. 13.
Grietens, Ilgvars, et al. Filed by Riversource Life Insurance Co. Action: seeks to foreclose on a mortgage to secure $150,000 affecting property located at 34 Mountain Drive, Garrison 10524. Filed Sept. 11.
Calabrese, Darrin, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $194,800 affecting property located at 19 Seward Road, Patterson 12563. Filed Oct. 3.
Duhigg, Jennifer, individually and on behalf of the estate of Daniel Duhigg, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $201,200 affecting property located at 118 Indian Trail, Maybrook 12543. Filed Aug. 9.
Guigliano, Angelo Jr., as heir and distributee of the estate of Rita Guigliano, et al. Filed by Onewest Bank FSB. Action: seeks to foreclose on a mortgage to secure $300,000 affecting property located at 4104 Buttonwood Lane, Carmel 10512. Filed Sept. 11.
Dziena, Thomas E., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $120,000 affecting property located at 117 Overlook Ave., Beacon 12508. Filed Oct. 5.
Harper, Amy M., et al. Filed by First Tennessee Bank N.A. Action: seeks to foreclose on a mortgage to secure $149,000 affecting property located at 22 Wickham Ave., Goshen 10924. Filed Aug. 9.
Falconer, Barry, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $136,000 affecting property located at 82 Barrett Hill Road, Carmel 10512. Filed Oct. 9.
Herling, Joyce L., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $267,750 affecting property located at 1704 Eagles Ridge Road, Brewster 10509. Filed Oct. 2.
Carlin, William J. Jr., commissioner of finance as administrator of the estate of Robert John Eggers, et al. Filed by Signature Bank. Action: seeks to foreclose on a mortgage to secure $152,000 affecting property located at 62 Wenonah Road, Putnam Valley 10579. Filed Sept. 25. Chavez, Yeremy, et al. Filed by CSMC Mortgage-Backed PassThrough Certificates Series 2007-2. Action: seeks to foreclose on a mortgage to secure $246,750 affecting property located at 11 Sunset Court, Carmel 10512. Filed Sept. 11. Conners, Stella R., et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $100,000 affecting property located at 2 Dapple Terrace, Newburgh 12550. Filed Aug. 8. Crawford, Katherine E., et al. Filed by Hudson Heritage Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $144,410 affecting property located at 5 Amy Lane, Middletown 10941. Filed Aug. 10. Cullen, Lisa, et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $285,500 affecting property located at 217 Pine Island Turnpike, Warwick 10990. Filed Aug. 10.
Fara, Laura M., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $280,000 affecting property located at 17 Jean Drive, Poughkeepsie 12601. Filed Oct. 9. Fasciglione, Anthony R., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $370,500 affecting property located at 179 Oak Ridge Circle, Mahopac 10541. Filed Sept. 26. Fava, Thomas A., et al. Filed by People First Fund LLC. Action: seeks to foreclose on a mortgage to secure $96,000 affecting property located at 12 Deer Run Court, Carmel 10512. Filed Sept. 14.
Hitchcock, Steven K., et al. Filed by Specialized Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $231,204 affecting property located at 454 Saint Andrews Road, Walden 12586. Filed Aug. 9. Jansen, Debra M., individually and as heir to the estate of Christina Jansen, et al. Filed by Specialized Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $171,000 affecting property located at 633 Fox Run Lane, Unit 4D, Carmel 10512. Filed Sept. 21. King, John Lester, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $240,000 affecting property located at 78 Topland Road, Carmel 10541. Filed Oct. 11.
Facts & Figures Kristoferson, George, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $367,430 affecting property located at 16 Bird Lane, Garrison 10524. Filed Sept. 25. Levy, Jean Nasi, et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $400,000 affecting property located at 28 Duke Drive, Carmel 10512. Filed Sept. 19. Lewis, William, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $260,000 affecting property located at 73 Carpenter Road, New Hampton 10958. Filed Aug. 13. Lopez, Jessica Nicole, et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $211,105 affecting property located at 8 Jean Drive, Poughkeepsie 12601. Filed Oct. 4. Lopez, Joseph C., et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $428,000 affecting property located at 137 Overlook Drive, Brewster 10509. Filed Sept. 11. Lubic, Kevin, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $715,000 affecting property located in Mahopac. Filed Oct. 1. Mariella, Christian, et al. Filed by Metropolitan Life Insurance Co. Action: seeks to foreclose on a mortgage to secure $340,000 affecting property located at 9 Fairmont Road, Mahopac 10541. Filed Oct. 2. Mauro, Susan M., et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $184,000 affecting property located at 31 Lake Trail, Carmel 10512. Filed Sept. 10. Mcswigin, James S., et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $184,000 affecting property located at 132 Gate Schoolhouse Road, New Hampton 10958. Filed Aug. 9. Melin, Albert L., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $660,124 affecting property located at 80 Apple Hill Road, Brewster 10509. Filed Sept. 21.
Raghunanan, Errol, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $225,000 affecting property located at 84 Oscawana Lake Road, Putnam Valley 10579. Filed Sept. 11. Ruggiero, Vincent L. III, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $359,999 affecting property located at 25 Everett Road, Carmel 10512. Filed Sept. 19. Russell, Stephen R., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $200,000 affecting property located at 1904 Nutmeg Drive, Carmel 10512. Filed Sept. 26. Sauerman-Green, Roberta, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $317,165 affecting property located at 45 Frog Hollow Road, Poughquag 12570. Filed Oct. 4. Soto, William, et al. Filed by Citimortgage Inc. Action: seeks to foreclose on a mortgage to secure $219,301 affecting property located at 8 Spruce St., Putnam Valley 10537. Filed Oct. 9. Stephenson, Brittany A., et al. Filed by PennyMac Loan Services LLC. Action: seeks to foreclose on a mortgage to secure $296,530 affecting property located at 170 Kent Shore Drive, Carmel 10512. Filed Oct. 2. Stuart, Torrance E., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $358,923 affecting property located at 14 Saddle Rock Drive, Poughkeepsie 12603. Filed Oct. 2. Tagliaferri, Erica E., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $144,523 affecting property located at 497 Vassar Road, Poughkeepsie 12603. Filed Oct. 3. The public administrator of Putnam County as administrator to the estate of Milton Leonard Laska, et al. Filed by Specialized Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $73,516 affecting property located at 20 Boniello Drive, Mahopac 10541. Filed Sept. 28.
Mortimer, Martin P., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $367,057 affecting property located at 211 Rockledge Road, Mahopac 10541. Filed Oct. 11.
Toussaint, Gregor M., et al. Filed by Wilmington Trust N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 72 Wickham Ave., Middletown 10940. Filed Aug. 10.
Muriqi, Emrije, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $200,000 affecting property located at 63 Maple Road, Lake Peekskill 10537. Filed Sept. 12.
Tsesmetzis, George H., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $300,000 affecting property located at 13 Linden Road, Carmel 10512. Filed Sept. 21.
Tuffy, Thomas A., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $170,000 affecting property located at 31 Colonel Glenn Drive, Carmel 10512. Filed Sept. 11.
CSFB 2007-C4 Lakeview Plaza Shopping Center LLC, as owner. $69,254 as claimed by Pavarini North East Construction Company LLC, Stamford, Connecticut. Property: 1505-1515 Route 22, Southeast. Filed Sept. 11.
Vitro, Daniel C., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $213,000 affecting property located at 2 Sabrina Court, Holmes 12531. Filed Sept. 21.
De Wuwei LLC, as owner. $12,800 as claimed by Robert Dollbaum Company LLC, Tuxedo Property: 16 Deer Path, Tuxedo 10987. Filed Oct. 11.
Wager-Shaffer, Crystal, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $344,328 affecting property located at 184 E. Meadowbrook Lane, Staatsburg 12580. Filed Oct. 3.
Goshen Park LLC, as owner. $6,800 as claimed by Kenneth Lorenzen Wood Railings and Trim Inc., Goshen. Property: 13, 15 and 17 Market St. and 2 Railroad Ave., Goshen. Filed Oct. 12.
Walker, Charles III, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $380,000 affecting property located at 200 Van Wyck Lake Road, Fishkill 12524. Filed Oct. 4.
Oneill Group Dutton LLC, as owner. $81,820 as claimed by HTR Construction Ltd. Property: 1 Dutchess Ave., Poughkeepsie. Filed Oct. 12.
Westervelt, Shelly, et al. Filed by BankUnited N.A. Action: seeks to foreclose on a mortgage to secure $334,732 affecting property located at 5 Nobile Lane, Poughkeepsie 12603. Filed Oct. 10. White, Sean, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $125,928 affecting property located at 3 Hook Road, No. 33A, Poughkeepsie 12601. Filed Oct. 3. Willden, Gordon L., et al. Filed by Onemain Financial Services Inc. Action: seeks to foreclose on a mortgage to secure $310,500 affecting property located at 5485 Route 9 West, Marlboro 12542. Filed Aug. 13. Wilson, James, individually and as surviving spouse of Susie Wilson, et al. Filed by Wilmington Trust N.A. Action: seeks to foreclose on a mortgage to secure $344,152 affecting property located at 15 Berghoff Drive, Fishkill 12524. Filed Oct. 10.
Mechanic’s Liens Brennan, Erin, Rock Tavern, as owner. $2,617 as claimed by Mid-Valley Properties Management Inc., Newburgh. Property: 310 Carpenter Ave., Newburgh 12550. Filed Oct. 11. Cesea, Kenneth, et al, as owner. $12,944 as claimed by Elman Excavating LLC, Middletown. Property: Lot 2, Lybolt Road, Wallkill. Filed Oct. 9. CSFB 2007-C4 Lakeview Plaza Shopping Center LLC, as owner. $10,560 as claimed by Bay Electrical Contracting LLC, White Plains. Property: 1515 Route 22, “2FL,” Southeast. Filed Sept. 10.
Vassar Brothers Hospital, as owner. $42,273 as claimed by International Cellulose Corp., Houston, Texas. Property: 45 Reade Place, Poughkeepsie. Filed Oct. 9.
NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.
Doing Business As Allstate Used Auto Parts Inc., d.b.a. Quality Recycled Parts, 23 Mertes Lane, New Windsor 12553. Filed March 14. American Resource Recycling Corp, d.b.a. Gerard Macri and Associates, 27 Willow Parkway, New Windsor 12553. Filed March 12. Belsito Communications Inc., d.b.a. Kidz Buzz, 1 Ardmore St., New Windsor 12553. Filed March 14.
National Health Solutions Inc., d.b.a. Intelalife, 501 Route 208, Monroe 10950. Filed March 14.
Sole Proprietorships
Orchard Internet Marketing Inc., d.b.a. Legal Rise, 54 Jared Court, Slate Hill 10973. Filed March 12.
5 Star Floors and More, 34 Third St., Godeffroy 12729, c/o Kyle Robert Porteous. Filed March 13.
Palacio Enterprises Inc., d.b.a. Palacio Catering and Conference Center, 1700 Route 17M, Goshen 10924. Filed March 12. Parnassan Workshops Inc., d.b.a. Certified Wellness Home Associates, 13 Carter Lane, Unit 111, Monroe 10950. Filed March 14. Phoenix Beverages Inc., d.b.a. Forbee Bros., 155 Bracken Road, Montgomery. Filed March 12. Simply Carter Corp., d.b.a. Carter’s Diva Glam Mobile Party, 107 Sarah Lane, Middletown 10941. Filed March 14. Simply Carter Corp., d.b.a. Simply Carter’s Kids Car Service, 107 Sarah Lane, Middletown 10941. Filed March 14. Simply Carter Corp., d.b.a. The Carter Brand, 107 Sarah Lane, Middletown 10941. Filed March 14. TruGreen Energy Inc., d.b.a. Foam Boys, 136 Dubois St., Pine Bush 12566. Filed March 12. United Talmudical Academy of Kiryas Joel Inc., d.b.a. Derech Hachaim Seminary, 55 Forest Road, Third floor, Monroe 10950. Filed March 14.
Middletown Chiropractic PC, d.b.a. Pain Relief and Wellness Center, 201 Dolson Ave., Middletown 10940. Filed March 12.
C.D.F.B., 126 Liberty St., Newburgh 12550, c/o Efrain Acosta. Filed March 13. Coppola Brothers Construction, 293 Greenkill Ave., Kingston 12401, c/o Geno Vincent Coppola. Filed March 13. Diamond Bell, 134 Vails Gate Heights Drive, New Windsor, c/o LeRon R. Fincher. Filed March 13. Empire Lounge Bar/Juice Bar, 136 Lakeside Plaza, Newburgh 12550, c/o Aleza Morgan. Filed March 8. Gretna Green Designs, 28 Conklin Road, Warwick 10990, c/o Patricia Lynn Augusta. Filed March 9. Holistic Haven Skin Therapy, 183 Ulster Ave., Apt. 6, Walden 12586, c/o Shade Woody. Filed March 8. John J. Arbolino Insurance, 48 N. Church St., Goshen, c/o John J. Arbolino. Filed March 9. Live in the Moment Events, 136 Third St., Newburgh, c/o Beatrice Stackhouse. Filed March 9.
Partnerships
Mary’s Dollar Store, 168 South St., Newburgh, c/o Monte Maurice. Filed March 12.
JDP Construction, 776 Route 52, Walden, c/o John D, Pucino and Michele Garofalo. Filed March 9.
Orellana’s Commercial and Residential Cleaning, 6 Amber Drive, Newburgh 12550, c/o Jenny Yamileth Orso. Filed March 12. Paradise Jerk Center, 57 Carpenter Ave., Newburgh, c/o Curtis Anthony Brown. Filed March 8.
HH Auto Corp., d.b.a. HH Monroe Auto, 238 Spring St., Monroe 10950. Filed March 12.
KTOL Inc., d.b.a. Loadio, 7 Meron Drive, Unit 122, Monroe 10950. Filed March 12.
Affordable Cleaning and Maintenance, 32 Schofield Lane, Cornwall-on-Hudson 12518, c/o Brenda Marie Florio. Filed March 9.
Warwick Valley Wine Company Inc., d.b.a. The Noble Experiment NYC, 114 Little York Road, Warwick 10990. Filed March 12.
F and F Realty Group Inc., d.b.a. Crafticals, 31 Forest Road, No. 303, Monroe 10950. Filed March 14.
InHIS Hand Corp., d.b.a. Rejoice Asian Market, 174 S. Plank Road, Unit A and B Newburgh 12577. Filed March 12.
A.V.S.F. Trucking, 32 Allison Ave., Newburgh 12550, c/o Vinny S. Fotiadis. Filed March 12.
MTA REAL ESTATE (MTA RE) Request For Proposals (RFP) - Issued Through Cushman & Wakefield, Inc. (MTA’s Exclusive Leasing Broker for the Specified Property) —Lease of the Rye Station Building on Metro-North’s New Haven Line. Proposals must be received by 5:00 p.m. on Friday, November 30th, 2018. For information on this RFP, please go to: http://mta.info/realestate/
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OCTOBER 22, 2018
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LEGAL NOTICES Category 6 Media, LLC. Appl for Auth filed with SSNY 8/318. Office location: Westchester County. LLC formed in DE 6/29/18. SSNY designated as agent for process & shall mail process to: c/o The LLC, 125 River St., Sleepy Hollow, NY 10951. DE address of LLC is c/o NRAI, 160 Greentree Dr., Ste. 101, Dover, DE 19904. A copy of the Cert. of Form. on file with State of DE, Div.of Corp., 401 Federal St., Ste. 3, Dover, DE 19901. Purpose: any lawful act or activity. #61863 Notice of formation of Limited Liability Company (“LLC”). Name: Aurelius Crompond LLC. Articles of Organization filed with the Secretary of State of the State of New York (“SSNY”) on September 4, 2018. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Aurelius Crompond LLC, c/o Trinity Associates, LLC, 117 Washington Avenue, Pleasantville, New York 10570. Purpose/character of LLC is to engage in any lawful act or activity. #61864 Notice of formation of Limited Liability Company (“LLC”). Name: Aurelius Manager LLC. Articles of Organization filed with the Secretary of State of the State of New York (“SSNY”) on September 4, 2018. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Aurelius Manager LLC, c/o Trinity Associates, LLC, 117 Washington Avenue, Pleasantville, New York 10570. Purpose/character of LLC is to engage in any lawful act or activity. #61865 Notice of Formation of Bloom and Grow, LLC. Art. of Org. filed with SSNY on 4/24/2018. Offc. Loc: Queens County SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 16 Idlewood Rd White Plains, NY 10605 . Purpose: any lawful purpose. #61866
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OCTOBER 22, 2018
Notice of Formation of Taras Boulba, LLC. Address of LLC: 43 Fifth Avenue, Pelham, New York 10803. County of business: Westchester County, Article of Organization originally filed with SSNY on 08/24/2018. Agent for Service: Secretary of State. Mail Process to: 43 Fifth Avenue, Pelham, NY 10803. Purpose: Any lawful activity #61867 368-372 Route 202 LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/6/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 2695 Rte. 35, Katonah, NY 10536. General Purpose. #61868 The Articles of Organization of Kristen N. Gizzi, Esq. PLLC, a professional service limited liability company, (the ìCompanyî) were filed with the Secretary of State of the State of New York on August 14, 2018. The office of the Company is located in Westchester County, New York. The Secretary of State has been designated as agent of the Company upon whom process against it may be served. The post office address within or without the State to which the Secretary of State shall mail a copy of any process against the Company served upon him or her is: 201 Saw Mill River Road, Yonkers, New York 10701. The Company was formed to perform legal services as a professional service limited liability company under the New York Limited Liability Company Act. #61869 Notice of Formation of Lab5Accessories LLC Art. Of Org. filed with SSNY on 9/12/18. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the Troy Gerber, 1 City Place #2706 White Plains, NY 10601. Purpose: any lawful purpose. #61870 NOTICE OF FORMATION of Lee Tech Consulting, LLC. Articles of Organization filed with the New York Department of State on Aug 10, 2018. Office location: Westchester County. The Secretary of State of New York (SSNY) is designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to: InCorp Services, Inc., One Commerce Plaza, 99 Washington Ave, Ste. 805-A, Albany, NY 12210. Registered agent: InCorp Services, Inc. Purpose: any lawful purpose. #61871
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Notice of formation of Mental Wealth Practice, Licensed Mental Health Counseling, PLLC. Arts. of Org. filed with the Secy. of State of NY (SSNY) on 8/29/18. Office location: Westchester County. SSNY designated as agent of PLLC upon whom process may be served. SSNY shall mail copy of process to the PLLC, 280 N. Central Ave, Suite 450A, Hartsdale, NY, 10530. Purpose: Practice the profession of Mental Health Counseling #61872 431 Rushmore Avenue, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/13/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Odedd, LLP, 235 Mamaroneck Ave., Ste. 403, White Plains, NY 10605. General Purpose. #61874 507 Halstead LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 5/10/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 15 2nd St., Harrison, NY 10528-3509. General Purpose. #61875 Notice of formation of FERN LEAF DESIGNS, LLC. Arts of Org. filed with SSNY on 9/17/2018. Office loc. Westchester County. SSNY designated as agent upon whom process may be served. SSNY shall mail copy of any process Fern Leaf Designs, LLC 11 Edwards Court, Bedford Corners, NY 10549. Purpose: any lawful act or activity. #61876 508 Seventh Street, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/18/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 235 Mamaroneck Ave., Ste. 403, White Plains, NY 10605. General Purpose. #61879 NOTICE OF FORMATION OF SUPRANOWITZ CONSULTING LLC. Articles of Organization were filed with the SSNY on 9/13/18. Office location is Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to 190 Lake Shore Drive Pleasantville NY 10570. Purpose: Any lawful act or activity. #61881
Defortuna Design Co., LLC Art.of Org, filed with SSNY on 08/08/2018. Off. loc: Westchester County. SSNY designated as agent upon whom process against it may be served and will mail a copy of process to: The LLC, 48 Brae Burn Drive, Purchase, New York 10577, Purpose: all lawful. #61882 Notice of formation of Arm Security, LLC. Articles of Organization filed with the Secretary of State of New York (SSNY) on September 20, 2018. Office located in Westchester. SSNY has been designated for service of process. SSNY shall mail copy of any process served against the LLC to 193 Upper Shad Road, Pound Ridge, NY 10576. Purpose: any lawful purpose. #61883 Ettore Holdings, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/20/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to c/o The Galinn Fund, 399 Knollwood Rd., Ste 318, White Plains, NY 10603. General Purpose. #61885 Notice of Formation of JPC Pro Consulting LLC Art. Of Org. filed with SSNY on 8/17/18. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 4 Cobblefield lane, White plains, NY 10605. Purpose: any lawful purpose. #61887 NOTICE OF FORMATION OF MAHSA A SOHRAB MD PLLC. Articles of Organization filed with the Secretary of State of NY (SSNY) on 9/13/2018. Office location: WESTCHESTER County. SSNY has been designated as agent upon whom process against it may be served. The Post Office address to which the SSNY shall mail a copy of any process against the PLLC served upon him/ her is: MAHSA SOHRAB 18 SMALLWOOD PL WHITE PLAINS NY 10603 The principal business address of the PLLC is: 18 SMALLWOOD PL WHITE PLAINS NY 10603 Purpose: any lawful act or activity #61888 Notice of Formation of LDTD Group, LLC Art. Of Org. filed with SSNY on March 29, 2018. Office located in Westchester Co. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 162 New Chalet Dr. Mohegan Lake, NY 10547. Purpose: any lawful purpose. #61889
Notice of formation of Limited Liability Company (ìLLCî). Name: Walison Development LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on September 25, 2018. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Walison Development LLC, 237 West Lincoln Avenue, Mt. Vernon, New York 10550. Purpose/ character of LLC is to engage in any lawful act or activity. #61890 The American Gold Cup, LLC, Arts. of Org. filed with SSNY 09/24/2018. Office loc: Westchester County. SSNY has been designated as agent upon whom process against LLC may be served. SSNY shall mail process to The LLC, Attn: Adam Brodsky, 3 W 57th Street, 7th Floor, New York, NY 10019. Purpose: Any Lawful Purpose. #61891 VJ Project Management LLC has filed articles of organization with the Secretary of State of NYS on 09/25/2018. The offices of this company are located in Westchester County, NY. The Secretary of State has been designated as agent of the limited liability company upon whom process against it may be served. The address to which the Secretary of State shall mail a copy of any process against the limited liability company served upon him or her is 31 Seneca Drive, Chappaqua, NY 10514. The company is organized to conduct any lawful business for which limited liability companies may be organized. #61892 Notice of formation of STEP OFF THE BOAT, LLC. Arts of Org. filed with SSNY on 9/10/2018. Office loc. Westchester County. SSNY designated as agent upon whom process may be served. SSNY shall mail copy of any process Step Off the Boat, LLC 34 Bramblebrook Road, Ardsley, NY 10502. Purpose: any lawful act or activity. #61893
Notice of formation of MY HOUSE BUYER, LLC Art org. filed with SSNY on 9/19/2018. Office loc. Westchester County. SSNY designated as agent upon whom process may be served. SSNY shall mail copy of any process My House Buyer, LLC 34 Bramblebrook Road, Ardsley, NY 10502. Purpose: any lawful act or activity. #61894 Notice of formation of 173 Maple LLC Art.of Org. filed w/ SSNY on Sept 7, 2018 office location: Westchester County SSNY designated as agent of the LLC upon who prcess against it may be served. SSNY shall mail process to: Gregg Anderson 1695 Croton Lake Rd Yorktown Heights, NY 10598 Purpose: any lawful purpose #61895 Hunter Drive-In LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/24/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 315 North Broadway, Sleepy Hollow, NY 10591. General Purpose. #61896 Notice of Formation of Same Day Solutions, LLC Art. Of Org. filed with SSNY on 9/19/18. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 84 Hyatt Avenue, Yonkers, NY 10704. Purpose: any lawful purpose. #61898 LASER ELECTRIC SERVICES LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 08/06/2018. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: The LLC, 137 Pelham Rd., New Rochelle, New York 10805, principal business location of the LLC. Purpose: any lawful business activity. #61899 Notice of formation of Pavilion Coaching Services LLC. Articles of Organization filed with the Secretary of State of New York SSNY on 05/31/2018. Office location: Westchester. SSNY is designated for service of process. SSNY shall mail copy of any process served against the LLC 19 John Cava Lane Cortlandt Manor, NY 10567 Purpose: any lawful purpose. #61900
Nectar De Fete LLC. Art. Of Org. Filed with NY Secy of State on 17/19/2018. Office location: Westchester County. SSNY desig. as agent upon whom process may be served. SSNY shall mail a copy to the LLC 20 Van Cortlandt Pl. Cortlandt Manor NY 10567. Purpose: any lawful purpose #61901 Name of LLC: GPS Funding LLC. Application for Authority of Connecticut LLC filed with NY Sec. of State 9/21/18. Princ. off. loc.: Westchester Cty. Sec. of State designated as agent of LLC upon whom process against it may be served. Sec. of State shall mail a copy of process to the LLC, 2 Dearfield Drive, Suite 3, Greenwich, CT 06831: Purpose is any lawful activity. #61902 49 Chestnut Street LLC Filed 9/27/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 65-22 79th Place, Middle Village, NY 11379 Purpose: all lawful #61903 Notice is hereby given that an on-premise license, #TBA has been applied for by Whole Foods Market Group Inc d/b/a Parlor to sell beer, wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 20 The Crossing, Suite A Chappaqua NY 10514. #61904 Giacinto Realty Holdings LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 7/19/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 671 Bronx River Rd., Unit 5K, Yonkers, NY 10704. General Purpose. #61905 Rubenstein & Cohen LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 10/5/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 155 White Plains Rd., Tarrytown, NY 10591. General Purpose. #61906
LEGAL NOTICES NOTICE OF FORMATION OF ROYAL UNISEX SALON, LLC. Arts of Org filed with the State of NY (SSNY) on 8/28/2018. 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:Careta Ali, 255 E Prospect Ave. Apt 1F, Mount Vernon NY 10550. Purpose: any lawful purpose or activity. #61907 Notice of Formation of SECOND DERIVATIVE INVESTORS, LLC. Articles of Organization filed with Secretary of State of New York (SSNY) on 07/23/2014. Office location: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC to Francis J. Saldutti, 149 Old Stone Hill Rd., Pound Ridge, NY 10576. Purpose: any lawful purpose or activity. #61908
Pac Your Bags LLC. Filed 5/14/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 100 South Bedford Road, Ste 340, Mount Kisco, NY 10549 Reg. Agent: United States Corporation Agents, Inc. @ 7014 13th Avenue, Suite 202, Brooklyn, NY 11228 Purpose: all lawful #61909 Gilbertís Global LLC. Auth. filed SSNY 8/17/18. LLC org. in DE 6/21/18. Princ. off loc & addr: Westchester Co, 1 Carstensen Rd, Scarsdale, NY 10583. SSNY desig. as agent of LLC upon whom proc. may be served & shall mail proc. to CSC, 251 Little Falls Dr., Wilmington, DE 19808, reg. agt. Cert. of Form on file: SSDE, Townsend Bldg., Dover, DE 19901. Purp.: any lawful purpose. #61910
SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF WESTCHESTER _________________________________________________ NATIONSTAR MORTGAGE LLC D/B/A CHAMPION MORTGAGE COMPANY vs.
Plaintiff,
PUBLIC ADMINISTRATOR OF WESTCHESTER COUNTY, AS ADMINISTRATOR OF THE ESTATE OF FRANK VERDI; KARA EDWARD, AS HEIR AND DISTRIBUTEE OF THE ESTATE OF FRANK VERDI; JAMES VERDI, AS HEIR AND DISTRIBUTEE OF THE ESTATE OF FRANK VERDI; THOMAS VERDI, AS HEIR AND DISTRIBUTEE OF THE ESTATE OF FRANK VERDI; any and all persons unknown to plaintiff, claiming, or who may claim to have an interest in, or general or specific lien upon the real property described in this action; such unknown persons being herein generally described and intended to be included in the following designation, namely: the wife, widow, husband, widower, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors, and assignees of such deceased, any and all persons deriving interest in or lien upon, or title to said real property by, through or under them, or either of them, and their respective wives, widows, husbands, widowers, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors and assigns, all of whom and whose names, except as stated, are unknown to plaintiff; THE PEOPLE OF THE STATE OF NEW YORK; THE UNITED STATES OF AMERICA
Melike Trucking LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/25/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 14 Martens Place, C-2, Mount Vernon, NY 10550. General Purpose. #61911 Notice of Formation of Nantahala Strategies, LLC Art. of Org. filed with SSNY on 09/14/18. Offc. Loc: Westchester Cty, SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 25 Neperan Rd. Apt 3, Tarrytown, NY 10591. Purpose: any lawful purpose. #61912
Notice of Application for Authority to do business in New York of MCCARTNEY STUCKY LLC (ìLLCî). Application for Authority filed with the Secretary of State (ìSSNYî) 10/10/18. LLC formed in Missouri (ìMOî) 8/30/18. Office location is Westchester County. SSNY has been designated as agent of LLC upon whom process against it may be served. SSNY shall mail a copy of such process to LLC at 411 Theodore Fremd Ave., Suite 206 South, Rye, NY 10580. Office address in MO is 330 W. 47th St., Suite 250, Kansas City, MO 64112. Copies of Articles of Organization of LLC are on file and may be obtained from the Secretary of State of MO, 600 W. Main St., Jefferson City, MO 65101. Purpose of business of LLC is any lawful business or purpose. #61913
INDEX NO. 68767/2013
Plaintiff designates WESTCHESTER as the place of trial situs of the real property SUPPLEMENTAL SUMMONS Mortgaged Premises: 29 MAC ARTHUR BLVD CORTLANDT MANOR, NY 10567 District: Section: Block: Lot:
Defendants. _________________________________________________
Name of the LLC: Soleil Consults (US) LLC Date of filing of Articles of Organization with the NYS Dept. of State: 09/06/18 County the LLC is located in: Westchester The Secretary of State has been designated as agent of the LLC upon whom process against it may be served. Address of the LLC: 161 Pearsall Dr., Mount Vernon, NY 10552 The character or purpose of the business: Business Support Services # 61880
The Articles of Organization of Palmer Developers, LLC (the Company ) were filed with the Secretary of State of the State of New York on October 3, 2018. The office of the Company is located in Westchester County, New York. The Secretary of State has been designated as agent of the Company upon whom process against it may be served. The post office address within or without the State to which the Secretary of State shall mail a copy of any process against the Company served upon him or her is: 25 Round Hill Drive, Yonkers, New York 10701. The Company was formed for any lawful business purpose or purposes permitted under the New York Limited Liability Company Act. # 61914
NOTICE OF FORMATION OF GERM JAIL LLC. Articles of Organization filed with the Secretary of State of NY (SSNY) on 10/17/2018. Office location: WESTCHESTER County. SSNY has been designated as agent upon whom process against it may be served. The Post Office address to which the SSNY shall mail a copy of any process against the LLC served upon him/her is: JACQUELINE NEW 37 NETHERMONT AVE WHITE PLAIN NY 10603 The principal business address of the LLC is: 37 NETHERMONT AVE WHITE PLAINS NY 10603. Purpose: any lawful act or activity # 61915
THE OBJECT of the above caption action is to foreclose a Mortgage to secure the sum of $450,000.00 and interest, recorded on September 2, 2010, at Instrument number 502303259, of the Public Records of WESTCHESTER County, New York, covering premises known as 29 MAC ARTHUR BLVD CORTLANDT MANOR, NY 10567. The relief sought in the within action is a final judgment directing the sale of the premises described above to satisfy the debt secured by the Mortgage described above. WESTCHESTER County is designated as the place of trial because the real property affected by this action is located in said county. NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME If you do not respond to this summons and complaint by serving a copy of the answer on the attorney for the mortgage company who filed this foreclosure proceeding against you and filing the answer with the court, a default judgment may be entered and you can lose your home. Speak to an attorney or go to the court where your case is pending for further information on how to answer the summons and protect your property. Sending a payment to the mortgage company will not stop the foreclosure action. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT. RAS BORISKIN, LLC Attorney for Plaintiff BY: CYNTHIA MALONE, ESQ. 900 Merchants Concourse, Suite 106 Westbury, NY 11590 516-280-7675
# 61878
To the above named Defendants YOU ARE HEREBY SUMMONED to answer the complaint in this action and to serve a copy of your answer, or, if the complaint is not served with this summons, to serve a notice of appearance on the Plaintiff's Attorney within 20 days after the service of this summons, exclusive of the day of service (or within 30 days after the service is complete if this summons is not personally delivered to you within the State of New York) in the event the United States of America is made a party defendant, the time to answer for the said United States of America shall not expire until (60) days after service of the Summons; and in case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the complaint. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT
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OCTOBER 22, 2018
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