Westchester County Business Journal 120919 by Westfair Business Journal

PRINT JOURNALISM: BECAUSE IT STILL MATTERS. DECEMBER 9, 2019 VOL. 55, No. 49

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A hot market

RESTAURANT INDUSTRY’S GROWTH SET TO IMPACT COMMERCIAL REAL ESTATE

ROBERT MARTIN’S TIM JONES SEES A BRIGHT FUTURE FOR FLEX/INDUSTRIAL SPACE BY PETER KATZ pkatz@westfairinc.com

ith the year 2020 just around the corner, Tim Jones, the CEO of Elmsford-based Robert Martin Company LLC, doesn’t have to rely on 20/20 hindsight to get a sense of what’s been happening and might happen next year in the real estate marketplace. He can just look at the leases crossing his desk.

“My guess is we’ll beat our first-year projections both in terms of the amount of square feet leased and maybe even the rental rates,” he told the Business Journal. Jones sees a bright future for the flex/industrial space that comprises a major portion of the company’s 6-million-squarefoot portfolio. “If we had another 500,000 feet of this space that we could lease in the

right configuration and size, we could lease it out in a short period of time. The flex market is very strong,” he said. Jones reported that Robert Martin has signed new and renewal leases with tenants for more than 300,000 square feet since buying a portfolio of 56 buildings in Westchester totaling 3.6 million square feet from Mack-Cali earlier this year. “The parks were pretty well leased when we purchased them and a lot of the leasing we’ve done is renewals. We’ve had several tenants expand and we’ve had several new leases as well,” Jones said. The $487.5 million deal was the largest commer» INDUSTRIAL SPACE

BY PHIL HALL phall@westfairinc.com

RESTAURANTS ACCOUNT FOR 17% OF U.S. RETAIL SALES,

more than any other retail sector and restaurant sales growth has outpaced overall U.S. retail sales gains in recent years, according to the new CBRE report “2019 Food in Demand Series: Restaurants.” But while the continued expansion of this industry shows no signs of abating, changes in how restaurants operate could have an impact on commercial real estate. “While restaurants are less vulnerable than other retail categories to e-commerce encroachment, they’re still going through dramatic changes driven by advancements in technology and

changing customer tastes,” said Meghann Martindale, CBRE’s global head of retail research. “Retail-center owners will need to invest a lot of thought into which type of restaurant concept best fits their center and its clientele, as well as how to balance their center’s mix of food and beverage so that it doesn’t tip too far in any direction.” Among the changes impacting the restaurant industry is the proliferation of third-party delivery services, including Grubhub, Seamless, Eat24 and DoorDash, which had a 58% share of the meal-delivery market in 2018 and is forecast by CBRE to grow to a 70% share in 2022. CBRE pointed out an emergence of delivery-only restaurants, also known as ghost » RESTAURANTS

Letters to the Editor Lowey drives Alzheimer’s research BY CATHERINE M. WILSON

t’s not often that businesses and consumers think of the economic impact that their representatives play in their lives. But the impending loss of Congresswoman Nita Lowey’s service at the end of her current term is an opportunity to do just that. I have the honor to serve as the National Alzheimer’s Association’s Ambassador for New York’s Congressional District 17. The Alzheimer’s Association could not have a better champion than Congresswoman Lowey. She received the Alzheimer’s Impact Movement’s Humanitarian Award in 2017. In the past eight years, annual federal funding for Alzheimer’s research skyrocketed from $448 million a year in 2011 to $2.4 billion in 2019. As ranking member and then chair of the House Appropriations Committee, Lowey spearheaded the bipartisan support for these funds in the federal budget. Prior to this increase, the federal government was outlaying only $100 toward research for every $28,000 it was spending on Medicare to treat this disease, an illogical imbalance. Dr. Maria Carillo, chief science officer for the

U.S. Rep. Nita Lowey

National Alzheimer's Association, recently noted at Fordham University in White Plains that, thanks to this dramatic increase in funds, researchers can now pursue lengthier and more complex clinical trials, leading to an increasing possibility of a cure in the very near future. According to the National Institutes of Health, thanks to this increase in funding, “one of the most exciting developments has been our ability to attract new scientists to the field.” More funding translates to more opportunities and thus more young

scientists seeking to pursue this avenue of research. Local research trials are underway at multiple institutions including Burke and Montefiore hospitals, Columbia University, the Nathan Kline institute in Rockland, etc. This funding spills over into our local communities and community businesses, an immediate economic multiplier impact. The flurry of recent announcements of medical breakthroughs is thus not a coincidence. It’s a result of additional funding that spurred unprecedented levels and varieties of research. This increase in funding

from Lowey’s Appropriations Committee could not have come at a more critical time. There are 400,000 individuals in New York state impacted by various dementias (6 million nationwide). This number does not include the number of family members who are caregivers. Alzheimer’s, and related dementias, cost Medicare and Medicaid nearly $200 billion a year. This number does not include the cost to the patients and their families. This also does not reflect the financial impact to businesses for lost staff time and lost consumers. As the baby boomers age, these numbers are expected to skyrocket. Medicare costs alone for Alzheimer’s will top $750 billion by 2050. Hopefully, a cure will be found in time to ward off this economic disaster. The “War on Cancer” in the 1970s was a similar effort and resulted in significant advances in treatments, prevention and cures. Hopefully the recent increases for Alzheimer’s research funding will generate the same results. Lowey’s successor has incredible shoes to fill. I look forward to working with the incoming representative in 2021 to continue the fight for a cure.

Arts and cultural industry is big business in Westchester BY JEFFREY P. HAYDON

e are fortunate to live in one of the most vibrant communities in the world, Westchester County. We have the excitement of New York City to the south. However, we have world-class amenities and artists right here in our own backyard. Most Westchester residents can access some of New York’s finest museums, art centers, movie houses and performing arts centers within minutes of their homes. Westchester’s arts organizations have long been destinations for residents, corporate employees and visitors to the area. In a recent survey, 62% of non-county residents indicated that their primary purpose for visiting Westchester

DECEMBER 9, 2019

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Its funding of the arts has fallen well below inflation over the past 15 years. Now is the time to make an increased investment in the arts that will then help generate even more tax revenue.

was specifically to attend an arts and cultural event produced by a local arts organization. Arts and culture is a big business in Westchester. A 2017 study proves that arts and culture generates $172 million in economic impact to our county. This includes nearly $26 million in local and state revenue to directly support our communities. These organizations also create the equivalent of more than 5,000 full-time local jobs for adults, seniors and youth. Many of Westchester’s major cultural organizations are heavily investing in repairing and upgrading their facilities. These capital improvements are creating hundreds of additional construction jobs and investing tens of millions of additional dollars into the local economy. Arts organizations are histori-

cally very lean and efficient. While they have an outsized economic impact, the fact is that they have very limited resources to invest. We are fortunate that the county of Westchester has been a steadfast funding partner through its support of ArtsWestchester. However, its funding of the arts has fallen well below inflation over the past 15 years. Now is the time to make an increased investment in the arts that will then help generate even more tax revenue. Join me in asking our county officials to provide a meaningful increase in the funding of ArtsWestchester for 2020 and in future years. Jeffrey P. Haydon is the CEO of the Caramoor Center for Music and the Arts in Katonah. He can be reached at jeff@caramoor.org.

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New law helps consumers hang up

Lamont looks for tolls decision before Christmas

lations can be fined up to $11,000 per incident by the New York Department of State. In addition, they could face additional fines by the FTC and the Federal Communications BY KEVIN ZIMMERMAN Commission. kzimmerman@westfairinc.com At the end of Fiscal Year 2018, the FTC had 235,302,818 phone numbers in the Do-Not-Call Registry. It had received ov. Ned Lamont is hoping that 5,780,172 complaints about unwanted a special session of the General calls, of which 1,894,327 involved live callAssembly will be held before Christmas ers. Of the total, 348,651 complaints came in order to vote on several issues, includfrom New Yorkers. ing his and fellow Democrats’ controAssembly Member Amy Paulin of versial plan to install trucks-only tolls Scarsdale, who was the legislation’s primary on several highways in Connecticut. Assembly sponsor, said, “I get these calls When — or whether — such a session myself all the time and I know how fruswill take place remains uncertain. trating they can be. With this bill becoming In addition to the Democrats’ law, our residents can finally get themselves transportation plan — which would off some of these telemarketing lists and include a gantry on a 1.4-mile stretch can prevent their contact information from RPW Ad13 SummerChess.qxp_RPW Drafts Ad13 SummerChess F 12/3/19 12:27 PM Page 1 being shared.”

of I-684 that has caused consternation among New York lawmakers and commuters — the governor is seeking votes on the state’s annual bond package of construction projects; a final settlement of a lawsuit filed several years ago by hospitals against the state over the “hospital tax”; and a settlement of a dispute between restaurant owners and workers over wages for employees who receive tips. Lamont said he is looking for legislators to meet during the week of Dec. 16, with House Democratic leaders reportedly telling their members that Dec. 17, 18 and 19 are the likeliest dates.

Amy Paulin

Gov. Andrew M. Cuomo

BY PETER KATZ pkatz@westfairinc.com

usinesses that use telemarketing as part of their sales activities will have another state law with which they need to comply. Gov. Andrew M. Cuomo on Nov. 2 signed into law the Nuisance Call Act that goes into effect 90 days from signing. The new law was designed to close a loophole in previous regulations. Until now, New Yorkers could opt out of receiving unsolicited robocalls by registering their phone numbers with the Federal Trade Commission’s (FTC) Do-Not-Call Registry either directly or through New York’s Department of State. Telemarketers could get around the regulation by using live salespeople instead of a computer-generated voice or prerecorded sales pitch played back using robotic equipment. The new law mandates that a live telemarketer making a call tell the recipient that he or she can opt out. “The telemarketer or seller shall inform the customer that he or she may request that his or her telephone number be added to the seller’s entity specific do-not-call list,” the new law states. “If the customer opts to do so, the telemarketer or seller shall immediately end the call and shall add the number called to such list or cause the number called to be added to such list.” The new law also requires telemarketers to have a consumer’s written consent before sharing or selling their contact information. Unchanged is a requirement that telemarketers have and use a version of the FTC’s Do-Not-Call Registry that is no more than 31 days old. Cuomo said telemarketers have been taking advantage of the loophole in the existing regulations for far too long. According to the FTC, 14,356,622 phone numbers in New York state were on the Do-Not-Call Registry as of the end of Fiscal Year 2018. New York ranks 26th on the list with 72,328 active registrations per 100,000 population, indicating almost three-quarters of New Yorkers are seeking relief from unwanted solicitation phone calls. At the top of the list was New Hampshire. At the bottom, Alaska. Once registered, the phone number stays in the registry unless it is removed by the consumer. Businesses that violate the regu-

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DECEMBER 9, 2019

Construction sites dig deeper into high-tech BY PETER KATZ pkatz@westfairinc.com

onstruction and engineering companies have been in the forefront of using drones according to data gathered by Blue Research for the Verizonowned company Skyward, a maker of drone operation management software and provider of consulting services. A nationwide survey by Skyward of companies in various industries with $50 million or more in revenue found that 10% used drones and of that segment 35% were in construction and engineering. This supports a government study by the Centers for Disease Control and Prevention (CDC) that investigated worker safety with the use of drones, more formally known as unmanned aerial vehicles (UAV). The CDC report said the construction industry would account for the largest share of growth in the commercial UAV market which was forecast to total $100 billion by 2020. The CDC study concluded that drones could inspect a large worksite more efficiently than on-the-ground personnel and can detect hazardous conditions, materials and dangerous structures without putting workers at risk. It warned, however, that “a UAV flying in close proximity to a human worker can create new hazards at a construction site.” Drones have been taking flight at construction sites in Westchester County along with the adoption of other high tech tools designed to bring new efficiencies, consistent quality and lower costs to the industry. The St. Regis Residences under construction at 120 Old Post Road in Rye by Harrisonbased Alfred Weissman Real Estate and operated by Marriott International is one such construction site where high-tech has become as common as yellow front-loaders. “I’ve been in the construction business a long time, starting out as a kid, and it took a long time to get to this point where people across the board are using technology the way they are today,” said Tim Perini, project executive for Weissman. “People are using iPhones, iPads. What I see across all trades is tablets, usually iPads. It’s rare that you see a set of plans taped up to a wall.” Perini said that the software package Procore is being used to help make the St. Regis project a reality. “I hear the word Procore every five minutes in meetings because if somebody needs a document, it’s ‘go look in Procore.’ It’s a one-stop shop for keeping our information and making sure everybody has the latest information,” he said. Just having cellphones at the worksite saves a lot of anxiety and effort when it comes to communications. “When you’re building a luxury project, it’s the attention to detail that is incredibly important and I think what helps deliver that attention to detail and to meet those luxury standards is ensuring that you have very good communications on the job,”

DECEMBER 9, 2019

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The St. Regis Residences as photographed by the developer’s drone.

Tim Perini

Perini told the Business Journal. One major piece of high-tech gear being used at the St. Regis site is a drone the company acquired. “Our company owns and operates properties, so we use it for doing inspections on roofs or the siding of buildings that we need to inspect. On the St. Regis site, we use it primarily for construction-progress photographs and videos. We send information to consultants,” Perini said. “They can write reports off of photos and video of the progress of the project and that obviously saves time and money over in-person inspections.” Perini said that drone photos and vid-

eos also are helpful for sales and marketing efforts, allowing prospective buyers to see what the view from the balcony will be like at a point in construction when it would be unsafe for them to venture onto the site. “All but one of our residences has an outdoor space so we can go right up to where their balcony is and shoot out from there to give them a sense of the views from their unit. Even though we have the structures there and the floor poured and walls and everything is going in, we can’t take them up there for safety reasons. It’s a really super-helpful tool that has paid itself back many times over,” he said. Because Weissman’s DJI Phantom drone is being used commercially, it is registered with the Federal Aviation Administration (FAA) and operated in compliance with Part 107 of FAA regulations. Perini is certified as a drone operator. Perini explained that GPS technology also has played a useful role at the St. Regis construction site and that some of the heavy equipment in use has the satellite receivers. “When we were doing our rock excavation work, our rock blasting company had to drill down to a specific elevation. Their drilling machines have GPS on them and it has elevations so they could pinpoint a certain depth and a particular coordinate,” he said. “You don’t have to bring in a survey crew to shoot elevations. It’s right there on the machine.” The development will have 95 one-bedroom to four-bedroom condominiums in five buildings situated on seven acres with underground parking. About 25,000

square feet of amenities are planned, ranging from a fitness center, pool and movie screening room to a pet spa. The drone has helped keep tabs on things happening otherwise out-of-sight on the roof. “We went through an extensive design review with Marriott and their brand people and a big desire was to make sure the outside as well as the inside was very beautiful, so almost all of the mechanical equipment is on the top of the buildings so you don’t see it from the ground. They’re hidden behind roof lines. On some lower-end properties, you might see condenser units and things on the ground. Here, you won’t see that,” Perini said. Perini revealed that Weissman has done drone inspections of properties it has considered buying. “It has allowed us to see things we may not have seen, or head off issues or raise issues in the process of doing our due diligence,” he said. “We might see a defect or a condition that we might not have seen in just doing a walk-through tour of a building. Sometimes if you’re being toured through a property, they might not take you to the places they don’t want you to see and with the drone you get to see things you may not have.” While embracing the new technologies, Perini did find a complication in one of them: email. He said that while the Procore software package does help manage emails, “In a large project like this, the number of emails is massive and keeping on top of that is very difficult for anybody. And, it’s not just senior people emailing each other. It’s across the trades. It’s just a huge amount of email traffic.”

MGM Empire City President/COO Uri Clinton resigns

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Uri Clinton

Uri Clinton has resigned as president and chief operating officer of MGM Empire City in Yonkers, less than a year after taking the job. In addition to overseeing Empire City, which MGM Resorts International acquired along with Yonkers Raceway in 2018 for $850 million, Clinton was involved with MGM’s attempts to build a $675 million casino in Bridgeport’s Steelpointe Harbor. MGM has also filed a federal lawsuit against the Mashantucket Pequot and Mohegan tribes’ efforts to build a casino in East Windsor, Connecticut, which would ostensibly pose a threat to the nearby MGM Springfield in Massachusetts, which opened in 2018. Clinton was heavily involved with MGM’s efforts to convince lawmakers to allow Empire City to introduce table games prior to the scheduled 2023 lifting of a moratorium on new casinos in New York state. MGM did not provide details about Clinton’s resignation, instead saying only

that he would remain with the company as a consultant.

PEPSICO ACQUIRES BFY BRANDS, MAKER OF HUDSON VALLEY-BASED POPCORNERS

PepsiCo Inc. has announced its acquisition of BFY Brands, the Hudson Valley-based maker of the PopCorners line of snacks. The financial terms of the transaction were not disclosed. BFY Brands’ products include Flex Protein Crisps and Flourish Veggie Crisps. The company employs approximately 750 people and operates manufacturing facilities in Middletown and Liberty. Upon the completion of the acquisition, BFY Brands will report to PepsiCo’s Frito-Lay North America division.

AUDI DEALERSHIP TO REPLACE NEW ROCHELLE STOP & SHOP

The New Roc Stop & Shop will be replaced by an Audi dealership. The New Rochelle City Council had hoped to replace the store with another grocery, but instead it is poised to become an Audi dealership. Plans call for the

65,000-square-foot building to undergo major renovations that will include a community center on its second floor. Some zoning changes will be required before Audi can take possession of the property. The earliest it would open on Harrison Street is 2021. Stop & Shop announced its plans for the New Rochelle location earlier this year. — Kevin Zimmerman and Phil Hall

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Industrial Space—

cial real estate transaction in Westchester history. Approximately 95% of the properties were in the package back in 1997 when Cali Realty Corp. acquired them from Robert Martin in a $450 million transaction. Key f lex/industrial properties now owned by Robert Martin include: the Cross Westchester Executive Park in Elmsford; the MidWestchester Executive Park in Hawthorne; the South Westchester Executive Park in Yonkers; and the Stamford Executive Park in Fairfield County. “We have some office space also intermingled in the parks,” Jones said. “Not as strong as the flex or industrial, but pretty solid.” The company has been upgrading the properties, which were originally developed from the 1970s through the 1990s. Projects have included painting, roof replacement and parking lot repaving. Renewable energy projects and other green initiatives

Restaurants—

kitchens, that are operating in industrial and secondary retail space where costs are lower. “This is leading to the reuse of underutilized real estate in shopping centers, sometimes carved out of repositioned anchor or big-box spaces, so long as the ghost kitchen is within quick-delivery range of a major consumer trade base,” the CBRE report said, noting that ghost kitchens can open with as little as 200 square feet of space on a budget that can be as low as $20,000. However, Jessica Curtis, senior vice president and restaurant specialty practice leader at CBRE, did not foresee the decline of traditional restaurants with the rise of delivery-only outlets. “Restaurants are one of the few places that offer a communal gathering spot and allow for face-

DECEMBER 9, 2019

are planned. Rental rates depend, in part, on the level of improvements and type of space, according to Jones. “If we have some laboratory space it would lease at a much higher rent. If we have a lot of warehouse space it would lease at a somewhat lower rent,” he said. “I’d say around $20 would be a good sum,” he replied when asked for the average rent per square foot across Robert Martin’s flex/industrial properties. Jones said the increased consumer fascination with internet shopping is spilling over into the f lex/ industrial real estate market as retailers and distributors invent new ways to handle so-called last-mile delivery, quickly getting merchandise purchased online into the hands of customers. He made note of the 435,000-square-foot sorting and distribution center recently opened by United Parcel Service (UPS) on Tuckahoe Road in Yonkers. “I know there are a couple of other large requirements floating around that

to-face interaction,” she explained. And this leads to two additional restaurant trends tracked by CBRE: the rapid rise of the fast-casual eatery — roughly four out of five restaurants opened by top500 chains last year were fast-casual establishments — and the increasing presence of so-called “eatertainment” outlets that combine food and beverage service with live and virtual sports. The eatertainment approach is gaining a stronghold via smaller locations in urban centers via chains, CBRE added, with office workers and city residents embracing the mix of meals and play. CBRE cited three chains as making inroads within the urban eatertainment sector — Topgolf, Dave & Buster’s and Punch Bowl Social — but none of these are currently operating in either Westchester or Fairfield County. But can the growth trajectory for the restaurant industry continue without

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Tim Jones

just can’t be satisfied around here,” he said. Jones forecast that demand for large space similar to what’s being used by UPS might be broken up into several smaller units. “We’ve had some smaller businesses that we’ve satis-

fear of a downturn? “There are only so many dining dollars to go around in a given market,” Curtis admitted. “And yet, restaurant sales are up year over year.”

fied this year but we also had a lot of what I would call our traditional businesses that are companies that have a combination of warehouse and office requirements,” he said. “We’re also seeing some technical businesses that want our warehouse

Within this region, Curtis stated that while “people can argue that Stamford or Westport have too many restaurants,” Fairfield County’s dining

space for some research and development or for some light manufacturing.” Without revealing specifics, Jones suggested that in addition to continued demand for flex/industrial space, he sees strength in the Westchester office market for 2020. “I think there are a couple of bigger deals that are on the way right now that could continue to reduce the vacant inventory,” he said, citing what he termed as the enormous potential of life sciences and health care and technology. “One of our biggest problems in Westchester, and actually throughout the country, is having enough good employees. We have to continue to work on figuring out how to provide housing and a cost of living to attract employees to fill jobs,” Jones said. As an example of the demand for housing, Jones pointed to Robert Martin’s apartment development The Elm at 35 Valley Road in Elmsford. “I don’t have a single vacant unit. When I do get

a vacancy coming up, I have it rented. It’s roughly 100 units. No vacancies,” he said. Jones said a suggestion revived in Westchester County’s newly released Housing Needs Assessment study for repurposing some office parks for housing is worthwhile. “Mixed-use works very well where you can have a parking lot that can accommodate office space during the day and apartments at night and have the same parking space used twice,” Jones said. “You also possibly reduce vehicle trips because if people live and work in the same location they don’t drive.” Against the background of Lionsgate moving ahead with plans to build a movie studio in Yonkers, Jones foresees a growing interest in Westchester commercial real estate by the entertainment industry, adding that “one of the big studios” approached Robert Martin about leasing some space. “We have actually had conversations with others. There’s real interest in that,” he said.

scene is betraying no evidence of oversaturation. In Westchester, she added, oversaturation is unlikely because many residents in the lower section of the

county are able to go into New York City for dining out. Moving forward into 2020, the CBRE report warned that the “demand for restaurant space is increasing without a corresponding supply increase. Compounded by rising construction costs, this is resulting in higher occupancy rates and rent inflation.” But despite that challenge, CBRE’s report praised the restaurant industry as a keystone for the commercial property sector. “Although restaurant deals remain risky, complex and expensive to build out and operate, landlords are increasingly structuring creative deals to capitalize on expansion of this segment while other retail uses contract,” the report concluded. “Restaurants are an attractive new class of anchor tenant that draws customers to retail properties, promotes social connection and is a key component of successful placemaking.”

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DECEMBER 9, 2019

Fighting for your rights BY GEORGETTE GOUVEIA

awyers are not exactly known for witty, playful writing. So while scouring the website of Klaris Law, a boutique media and intellectual property firm, we were understandably impressed with this statement regarding the Klaris Law difference: “We treat people with kid gloves, until the gloves have to come off.” It’s pithy, it’s catchy and it absolutely expresses the view of Edward Klaris, who founded the firm in 2014. “It reflects the approach I take with people: Be gentle and kind until it’s time to be tough,” he says. But it also reflects a lawyer who believes, blessedly, that legal documents should be written in plain, even elegant English. That is probably because he has spent his career surrounded by journalists and artists in every medium. “I’ve never been a creative person. But I facilitate the work of creative people,” says the Waccabuc resident, who’s been interested in entertainment law since his father, producer Harvey Klaris, secured the rights to Federico Fellini’s film “8 ½” for the 1982 Broadway musical “Nine.” What Edward Klaris is most passionate about is working with the big portfolios of multinational companies that hire cre-

ative people, ensuring that their brands have their trademark, copyright and logo ducks all in a row and are getting the right kind and amount of exposure. As senior vice president, Intellectual Property Assets & Rights at Condé Nast for more than eight years prior to founding Klaris Law, he turned magazines, photographs and stories into digital archives, movies, TV shows, franchises and product lines, creating millions in net profit. “Art and commerce need to go together,” he says. The other big part of Klaris’ career has been spent “kicking the tires,” as he says, of what the media report to make sure it can stand up to legal scrutiny. Perhaps there was never more dramatic tire kicking than during his tenure as general counsel to The New Yorker (2000-06), when Pulitzer Prizewinning investigative reporter Seymour Hersh broke the story of the CIA abuse of Iraqi prisoners at Abu Ghraib. “That dealt with national security information,” he says. “So, do you print or do you check with the government? How do you handle that?” As with the explosive Abu Ghraib story, much of Klaris’ work with the media has involved a subject that is much discussed and often misunderstood — the First Amendment of the United States Constitution, which states that “Congress shall make no law respecting

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Tuesday, December 17, 2019 • 6:00 – 9:00 pm C.V. Rich Mansion, White Plains We invite you to join us at our annual party and networking event, as we recognize and honor the wonderful, hard-working employees and not-for-profit organizations here in Westchester County!

For more information and sponsorship opportunities please contact Hospitality Resource Group at (914) 761-7111 or email nicolette@hrginc.net.

Not-for-profit organizations, no cost to attend! Presented by:

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DECEMBER 9, 2019

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Edward Klaris at his Waccabuc home overlooking Whatmore’s Lake. Photo by Bob Rozycki.

an establishment of religion, or prohibiting the free exercise thereof; or abridging the freedom of speech or of the press; or the right of the people peaceably to assemble and to petition the government for a redress of grievances.” While First Amendment rights have their limits — child pornography, the classic example of yelling “fire” in a crowded movie theater where there is no fire — “as a rule, the First Amendment is weightier than the right to privacy,” says Klaris, who has taught a seminar on media law, commercial speech, privacy and intellectual property at Columbia Law School since 2005. “The First Amendment is the First Amendment. It’s in the Constitution. The United States places a higher value on freedom of speech than on the right to privacy, which is not in the Constitution.” He points to the landmark 1964 U.S. Supreme Court case, The New York Times Co. v. Sullivan, in which the court ruled that freedom of speech restricts the rights of American public officials to sue for defamation. “The Supreme Court said that even if a person’s reputation is tarnished, The Times tried to do the right thing, that you should be able to make mistakes.” This established the so-called “actual malice” standard for defamation of public officials, in which the plaintiff must prove not only that what the defendant said or wrote was wrong but that he presented the false information deliberately.

Contrary to what you might think, a conservative court, such as the present one, comes down on the side of free speech more than a liberal one, Klaris says. Conservative justices tend to be strict Constitutionalists “who abide by the original intent.” Whereas liberal justices often weigh free speech against issues of hate speech and privacy. You imagine Klaris having such conversations with wife Robin Pogrebin, a reporter on The Times’ Culture Desk and co-author (with colleague Kate Kelly) of “The Education of Brett Kavanaugh,” which has been lauded and criticized for its account of the newest Supreme Court justice’s alleged sexual misconduct. Klaris describes his marriage as a “symbiotic” relationship, in which they explore issues of the law and journalism informally while respecting professional boundaries. When they need a break from their high-powered careers, they head out of the Big Apple to their home overlooking Whatmore’s Lake where he likes to row. “The lake is the draw,” Klaris says of the property they bought a year ago, not far from the home of their friends Josh Lehrer and Jeffrey Seller. “We looked out from the deck and were smitten by its shimmering beauty. We love it.” No doubt, the lake offers him a “peaceful map,” which is precisely how he describes a well-written contract. This story originally appeared in the November issue of WAG magazine.

‘Retribution politics’ NY, CT APPEAL RULING UPHOLDING SALT CAP BY PHIL HALL phall@westfairinc.com

ew York and Connecticut are seeking to appeal a U.S. District Court decision upholding the imposition of a cap created by the 2017 federal tax reform legislation that limited state and local tax (SALT) deductions at $10,000. The lawsuit, which was filed in conjunction with Maryland and New Jersey in July 2018, argued that the cap was politically motivated against predominantly Democratic states and would result in depressed home prices and lower spending and business sales. Connecticut’s Attorney General William Tong claimed the SALT cap would cost the state $2.8 billion annually, while his New York counterpart Letitia James argued the cap would cost the Empire State more than $100 billion a year. The court decided against the states in a Sept. 30 ruling. The new appeal was filed with the U.S. Court of Appeals for the Second Circuit. “President Trump and Congressional Republicans raised taxes for millions of middle-class Americans — intentionally targeting people who live in states such as Connecticut — while at the same time cutting taxes for corporations and the rich,” said Connecticut Gov. Ned Lamont. “Federal tax laws should not be written based on who lives in ‘blue’ states and who lives in ‘red’ states. Working as a coalition, we will fight to fully restore the SALT deduction and stop this politically motivated attack.” “The Trump administration’s SALT policy is retribution politics — plain and simple,” added New York Gov. Andrew Cuomo. “New York is already the nation’s leader in sending more tax dollars to Washington than we get back every year, and we will not allow this administration to pick the pockets of hard-working New Yorkers to fund tax cuts for corporations and send even more money to red states. We will continue to fight this unconstitutional assault until it is repealed once and for all.”

NEWS NOON

Connecticut Attorney General William Tong

President Donald Trump

Connecticut Gov. Ned Lamont

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DECEMBER 9, 2019

Developer touts location, walkability for Hale Avenue apartments in White Plains BY PETER KATZ pkatz@westfairinc.com

groundbreaking ceremony was held on Dec. 4 for a project to build two apartment buildings at the intersection of Hale and Maple avenues in White Plains that will be called The Duet. There actually are two sites: a lot at 97-111 Hale Ave., on the west side of the street, and another on the east side at 110-114 Hale Ave. The developer is Hale WP Owner LLC, which is located in Armonk. Saber Real Estate Advisors LLC, PCD Development LLC and Circle Squared Alternative Investments comprise the development partnership. Martin G. Berger leads Saber. Jonathan Stein is the managing member of PCD, which is located in New Providence, New Jersey. Jeff Sica is president and CEO of New Jerseybased Circle Squared. According to documents on file with the city of White Plains, the building on the east side is designed to be seven stories and have 70 apartments while the one on the west side would be eight stories and have 57 apartments. The total of 127 residential units would include 13 designated as affordable. The buildings would have enclosed parking to accommodate a total of 170 vehicles. Both buildings are below the permitted height of 125 feet, with the west building 93 feet 8 inches tall and the east building 82 feet 6 inches. The lot area on the west side of Hale is shown as being 20,000 square feet and the lot on the east side is 24,753 square feet. The west building would have six studios, 31 one-bedroom units and 20 two-bedroom units. The east building would have five studios, 49 one-bedroom units and 16 two-bedroom apartments. At the groundbreaking, White Plains Mayor Thomas Roach said, “At one time this

DECEMBER 9, 2019

A rendering of The Duet as seen from Maple Avenue in White Plains looking toward Hale Avenue.

city was a retail hub, it was a corporate hub and it still remains that. But, both of those areas have shifted dramatically and you have to shift with them.” He said the city has done that in development by “moving to the residential side and this is just another great example of that.” Berger told the Business Journal that although construction costs have gone up since the project was first proposed, they anticipate it will come in close to the $48 million originally estimated. “We spent the last 18 months redesigning the parking garages, which were exorbitantly expensive because of the limited size of the parcel and we were able to take all of those savings and put them back into upgraded finishes throughout the building,” he said. The Westchester County Industrial Development Agency (IDA) provided incentives for the project, including $370,000 in a mortgage recording tax exemption and $794,685 in a sales tax exemption. When the IDA adopted a resolu-

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From left: Jonathan Stein, the managing member of PCD; Martin G. Berger, the managing member of Saber Real Estate Advisors; White Plains Mayor Thomas Roach; and Jeff Sica, the president/CEO of Circle Squared Alternative Investments.

tion granting benefits to the project, it noted that this was presented as an “open shop” project from a labor standpoint and included a requirement that the developer conduct discussions with unions to help achieve the developer’s hope to use as much union and local labor as is competitive in the project. The IDA was told that the project would create 180 construction jobs and five permanent jobs. “We are doing everything we can to keep our

costs in line,” Berger said about the costs of materials and labor. He also said that lenders seem to like financing projects in White Plains these days in part because the city has a controlled supply of developments either underway or in the pipeline. “I think what is problematic is that real estate taxes are high and construction costs keep soaring,” he said. Berger drew a contrast between the Hale Avenue project and one he’s doing in Poughkeepsie that

encompasses 156 acres of multifamily and mixed-use development. “In regard to the Hale Avenue apartments, what is nice is that the buildings are small in size and you have the benefit of being with a smaller collection of residents,” he said, adding that with projects like the one in Poughkeepsie, “You create a village, a work-play village.” Berger expects two major factors to have special appeal at Hale Avenue: the location and the attention to detail in the finishes.

“The location is excellent. You have Whole Foods next door, you have The Westchester and Neiman Marcus across the street and you’re two blocks from Mamaroneck Avenue so with the walkability you have all of the restaurants and bars,” Berger said. He also noted that the proximity to I-287 should be attractive for people who need highway access rather than being next to a MetroNorth station. The Hale Avenue project has been designed to appeal to couples, including empty nesters, rather than millennials. “The bathrooms have double sinks and double vanities. They have large, oversized closets, little things that are essential for couples and older people as compared with millennials,” Berger said. Berger said that with the groundbreaking accomplished, they plan to be putting the real shovels in the ground right after the new year and expect to start taking residents about 20 months after that.

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Ask Andi Turning around sales, profits and the business WE RAN LEAN SO WE COULD TAKE CASH OUT FOR PERSONAL NEEDS. RECENTLY, WE’VE SEEN A SIGNIFICANT DROP IN NET INCOME. THINK WE NEED TO SPEND MONEY TO GET THINGS MOVING FORWARD PROFITABLY, BUT WE’RE GOING TO BE SHORT ON CASH. WHAT SHOULD WE DO? THOUGHTS OF THE DAY: Building a successful business takes planning for good times and for bad. Focus on sales and marketing first. Look for quick turnaround opportunities to boost cash from existing work and customers. Going forward, remember that if you take care of the basics of the business, it will take care of you. I’ve often said that business owners are great at playing offense, not so good at defense. When things are good, they take advantage of the opportunities and tend to ignore the things they need to do to prepare for when things don’t go well. When things get tight, all their energy goes to short-term planning to turn things around. And that can be incredibly disruptive to the business. My best advice is fix the root problems, take good notes, learn from your mistakes so you don’t end up back here again. Instead of looking back at where you’ve

come from, focus on where you’re going. What does a healthy company look like? Make a list of changes in each area of the business. Since you say you’re good at keeping expenses down, look at whether you’ve cut back too much when it comes to research and development of things future customers will value. Check on your technology investments. Set goals for activities that will drive additional revenue. Follow up with existing prospects, improve conversion from prospect to client, add new prospects to the database and measure ROI on every marketing effort. Ask questions about sales. What to do to get more? How to divert people from other activities to increase sales efforts? How to add on different types of customers and products? Are there services out there that you can

purchase and resell at a markup without too much risk? Think about what role marketing plays in bringing in action-ready clients. Now may not be the time to invest in redoing the website if it’s functional. Instead focus on near-term lead-generation activities. Craft compelling announcements about what you do. Hold gatherings for clients to talk about what you do and what else they need that you could do. Invite prospects to join the gathering so they can hear success stories from real customers. Be careful about taking on additional debt. It will have to be paid off in the future with after-tax dollars. And that could lead to more problems down the road. If you pursue loans, make a plan to pay them off within a few short years. As you move forward build up reserve funds. Figure out how much you need for a whole bunch of things, including: personal needs; paying off debts; paying taxes on profits; rewarding employees with yearend bonuses; growth funds for expanding; R&D; and reserves. That’s your true net-income goal. Now work backwards from net

income to figure out how much you need in sales to hit that goal. When you get back to building up a reserve fund, keep it inside the company. Pay taxes on the profits but set the money aside in company accounts rather than taking it home throughout the year. Set a goal to get one month of overhead in savings. When you get there, up the goal to three months and finally to six months in savings. That will keep your company safe over the long haul. BOOK RECOMMENDATION: “The Small Business Bible: Everything You Need to Know to Succeed in Your Small Business,” by Steven D. Strauss. Andi Gray is president of Strategy Leaders Inc., StrategyLeaders.com, a business-consulting firm that teaches companies how to double revenue and triple profits in repetitive growth cycles. Have a question for AskAndi? Wondering how Strategy Leaders can help your business thrive? Call or email for a free consultation and diagnostics at 877-238-3535 or AskAndi@StrategyLeaders. com. Check out our library of business advice articles at AskAndi.com.

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CPAs | Westchester County

CPAs | Fairfield County

PROFESSIONAL SERVICES Ranked by number of CPAs in county Listed alphabetically in the event of a tie Name Address Area code: 203, unless otherwise noted Website

Managing partner(s) Email address Year company established

Number of CPAs in county, nationwide

Number of accounting professionals in county, nationwide

Number of partners in county, nationwide

Services

. . "' C

1 2 3 4 5

Scott W. Davis managing partner, Stamford market scott.w.davis@pwc.com 1849

100 12,995

313 38,487

54 3,014

Bud McDonald, Stamford office managing partner 1989

82 144 11,071 Northeast region N/A

32 1,625 Northeast region

Anthony Scillia, regional managing partner, and John Mezzanotte, office managing partner N/A

68 575

178 1,500

28 208

., .,

Greg Budnik, market managing partner, Connecticut and Westchester County, N.Y. jena.rascoe@rsmus.com 1926

68 3,935

161 8,282

Frank Longobardi, CEO, Thomas Fassett, chief growth officer, Philip Mandel, regional managing partner Northeast, 65 Jeff Rossi, office managing partner, 2,000 Conn. offices jeffrey.rossi@cohnreznick.com 1919

100 2,700

20 270

Mark L. Fagan mfagan@citrincooperman.com 1979

27 434

35 786

8 203

Joseph A. Kask, CEO Thomas A. DeVitto tdevitto@blumshapiro.com 1980

25 185

33 185

8 62

Capossela Cohen LLC

David J. Fuchs info@capossela.com 1946

19 19

25 25

5 5

CironeFriedberg LLP

Anthony W.Cirone Jr. tcirone@cironefriedberg.com 1945

19 19

42 42

6 6

Dworken, Hillman, LaMorte & Sterczala PC

Eric N. Hendlin erich@dhls.com 1990 Kevin J. Keane Kathleen O'Toole bblasnik@pkfod.com 1891

18 18

30 30

9 9

17 246

35 648

Frank A. Rowella Jr. , managing partner Steve A. Gagnon, marketing partner frankr@reynoldsrowella.com 1985

17 17

David Migani, managing partner Shari Elias selias@bhcbcpa.com 1959

12 30

Grant Thornton LLP

Frank Kurre, managing partner, metro New York and New England 1924

Kahan, Steiger & Company PC

Ernst & Young LLP

Marcum LLP

35 Mason SI., Suite 1D, Greenwich 06830 781-9800 • marcumllp.com

CohnReznick LLP

Citrin Cooperman

4 Landmark Square, Suite 410, Stamford 06901 399-1900 • cohnreznick.com

37 North Ave., Norwalk 06851 847-4068 • citrincooperman.com

BlumShapiro

2 Enterprise Drive, Shelton 06484 944-2100 • blumshapiro.com 368 Center St., Southport 06890 254-7000 • capossela.com

24 Stony Hill Road, Bethel 06801 798-2721 • cironefriedberg.com

4 Corporate Drive, Suite 488, Shelton 06484 929-3535 • dhls.com

PKF O'Connor Davies LLP 3001 Summer St., Stamford 06905 323-2400 • pkfod.com

Reynolds & Rowella LLP

90 Grove St., Suite 101, Ridgefield 06877 438-0161 • reynoldsrowella.com

Beers, Hammerman, Cohen & Burger LLC

2228 Black Rock Turnpike, Suite 204, Fairfield 06825 333-2228 • bhcbcpa.com 300 First Stamford Place, Stamford 06902 327-8302 • nrantthornton.com

1100 Summer St., Stamford 06905 327-5717 • kahansteiger.com

BDO

1055 Washington Blvd, Fifth floor, Stamford 06901 905-6300 • bdo.com

Dylewsky Goldberg & Brenner LLC

30 Oak St., Stamford 06905 830 Post Road East, Westport 06680 975-8830 • dgbcpas.com

14 15

Martin, DeCruze & Company LLP 2777 Summer St., Suite 401, Stamford 06905 327-7151 • mdcocpa.com

Grill & Partners LLC

30 Old Kings Highway South, Darien 06820 140 Sherman St., Fairfield 06824 203-254-3880 • 203-655-3205 • grill1.com

Kevin Wenig CPA LLC

McGoldrick & McGoldrick CPAs LLP

100 Corporate Drive, Suite A -204, Trumbull 06611 880-9505 • wenigcpa.com

75 Holly Hill Lane, Suite 100, Greenwich 06830 845-878-7703 • mcgoldrickcpa.net

21 824

� .=:: E c C

g,.

30 2,181

300 First Stamford Place, Stamford 06902 674-3000 • ey .com

258 25,829

300 Atlantic St., Stamford 06901 539-3000 • pwc.com

1;;

142 10,920

PricewaterhouseCoopers LLP

. .� �§

rn.=::

Manish Madhavani 1897

3001 Summer St.. Stamford 06905 356-9800 • kpmg.com

:::s:;:::;

110 3,223

KPMG LLP

.°!

., .,

842 96,541

695 E. Main St., Stamford 06901 708-4000 • deloitte.com

280 10,930

Deloitte LLP

200 Elm SI., Suite 200, Stamford 06902 327-3112 • rsmus.com

10 11

Heather Ziegler, managing partner, Stamford usdeloitteeminence@deloitte.com 1895

RSM US LLP

"' " "'

C C

�

(II

., .,

0 C

"' C 0

• u E

0 0

C C

c.c.

� -� � -� i "'" E"'." ai� � C t: 0 0

:;:::; a. • C.

., .,

., ., ., ., ., ., ., ., ., ., .,

8 88

., ., ., ., ., .,

., ., ., ., ., ., ., ., ., ., v .,

38 38

8 8

., .,

8 18

12 2,500

30 6,675

7 585

Brian McGeady bmcgeady@kahansteiger.com 1970

12 12

14 14

Maria Karalis Deneen Akture Tricia Egry tegry@bdo.com 1991

11 2,520

Scott M. Brenner info@dgbcpas.com 1991

., v ., ., v v ., ., ., ., ., ., v ., ., v v ., v ., ., v v ., ., ., ., ., ., v ., ., v v

., .,

6 6

., ., ., ., ., ., ., .,

., ., ., ., ., ., ., ., ., ., .,

35 5,469

4 574

., .,

11 11

14 14

5 5

Kathleen DeCruze N/A kdecruze@mdcocpa.com 2001

6 6

11 11

3 3

., .,

Norman Grill n.grill@grill1.com 1984

4 4

12 12

WND

Kevin Wenig Kevin Wenig kevin@wenigcpa.com N/A

3 3

9 10

1 1

Thomas J. McGoldrick Ruth J. McGoldrick mcgold@computer.net 1988

2 2

., .,

., ., ., v

., ., ., ., v

., .,

., ., ., ., .,

., .,

This list is a sampling of accounting firms that are located in the region. If you would like to include your firm in our next list, please contact Peter Katz at pkatz@westfairinc.com. N/A = Not available. WND = Would not disclose.

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DECEMBER 9, 2019

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DECEMBER 9, 2019

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ATTORNEYS | Westchester County

PROFESSIONAL SERVICES

ATTORNEYS | Westchester County

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DECEMBER 9, 2019

PROFESSIONAL SERVICES

DECEMBER 9, 2019

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ATTORNEYS | Fairfield County

PROFESSIONAL SERVICES

ATTORNEYS | Fairfield County

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DECEMBER 9, 2019

PROFESSIONAL SERVICES

BLEAKLEY PLATT HEALTH CARE LAWYERS READY FOR TELEHEALTH TECHNOLOGY TELEHEALTH TECHNOLOGY HAS TRANSFORMED HEALTH CARE by increasing patients’ access to care, particularly for specialty services that are not always readily available. As value-based care models expand, providers have an opportunity to integrate telehealth services, like remote patient monitoring and store-and-forward technology, into their practices to improve access and efficiency. The Centers for Medicare & Medicaid Services (CMS) recently issued a final rule that allows Medicare Advantage plans to offer additional telehealth benefits to its beneficiaries, beginning in plan year 2020. These additional telehealth benefits will enable patients to receive health care services from

home. Because patients increasingly expect to receive high-quality health care from the comfort of their home, providers must ensure that they can deliver telemedicine care in compliance with evolving federal and state laws governing telemedicine. Bleakley Platt’s health care lawyers represent diverse health industry clients in Westchester and beyond on a myriad of legal and regulatory issues related to telehealth, such as: • Licensure • Privacy • Patient Rights and Consent • Medicare, Medicaid and commercial reimbursement

• Prescribing • Compliance with fraud and abuse laws • Tax implications • Corporate matters As telehealth technologies often outpace regulatory developments, our health care practice group offers current expertise and practical advice to help clients manage risks. Robert Braumuller is the head of Bleakley Platt’s Health Law Practice Group and co-chair of the Corporate Law Practice Group. In the health law area, he represents hospitals, ambulatory surgery centers and other health care facilities, physician groups and various health care professionals in health care fraud

and abuse and regulatory matters such as the Stark Law, anti-kickback statute, Medicare and Medicaid reimbursement, managed care contracting, HIPAA and the implementation of corporate compliance programs. Paulette Wunsch is a member of the firm’s Health Care, Litigation and Corporate Practice Groups. She has previously held positions such as general counsel, chief compliance officer and in operational roles at various government and commercial health plans over the last 15 years. She is a former assistant U.S. Attorney and health care executive with extensive experience working in the health and managed care industry. Nina Schuman-Bronson is a member of the firm’s Health Care and Corporate Practice Groups. She previously worked in regulatory affairs at a major academic medical center in Manhattan where she provided guidance to clinical departments on various regulatory and policy issues, including telemedicine.

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DECEMBER 9, 2019

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In Court | Bill Heltzel ‘Country Fair’ tag sale painting worth $200 or $20,000?

he economics of suburban tag sales collided recently with the world of fine art galleries when an oil painting acquired for $200 was offered at auction for at least $20,000. Helen Giustino sued Sidney Hiller of Briarcliff Manor on Nov. 19 in Westchester Supreme Court, accusing him of bypassing her at her garage sale and pressuring her son, Joseph, into relinquishing “Country Fair” by Aldro Hibbard for $200. Hiller then consigned the painting to Clarke Auction Gallery of Larchmont, where the reserve price was set at $20,000. Hiller does not dispute the prices, but he paints a very different picture of the circumstances. The accusations, he said, are “an outright lie and we intend to dispute it.” Initially, Giustino sued the gallery, but the charges were dropped on Nov. 25. “I got caught in the middle,” gallery owner Ronan Clarke said, “and having led a good, clean life, I got rid of it like a hot potato.” He returned the painting to Hiller. The gallery had posted “Country Fair” for the Nov. 24 auction at $20,000 to $30,000. The catalog depicted Hibbard (1886—1972) as a sought-after name and described the work as among his best. Hibbard is known primarily for New England mountain snow scenes. But “Country Fair,” a 25-by-30-inch oil-on-canvas work, departed somewhat from his usual style, in that there is no snow and the pastoral scene, according to the catalog, is filled with “human energy.” Adults and children huddle around the fair’s attractions, amidst livestock and automobiles and under an American flag. “The painting is so evocative of country life that it was included in a Maxwell House coffee advertising campaign,” the catalog says, “appearing in Life magazine as a depiction of the ‘American Scene.’ ” Giustino, an 88-year-old widow, and her late husband had acquired the painting at a flea market about 40 years ago. Recently, she decided to sell her home in Thornwood and move in with a son on Long Island. She scheduled an Oct. 5 tag sale to dispose of furniture, tools, small appliances and odds and ends. Items for sale were displayed on two tables at the entrance of her garage. “Country Fair” has great sentimental value, she said in an affidavit. “I had no idea it had any real value, other than that it meant a great deal to me and brought back memories of my late husband.” It was not for sale and it was stored under a tarp in the garage awaiting the move. Her son, Joseph, picks up the story in his affidavit. He manned the tables while his mother was elsewhere in the house. He saw Hiller, who he knows, looking at items for sale.

“While my back was turned, Hiller made his way past the tables to the back of the garage. When I turned around, he was holding a painting, which had been wrapped up in a tarp.” He says Hiller offered $200, but he replied that it was not for sale and that it belonged to his mother. “Hiller was insistent. He kept saying it’s a $200 painting and thrust money into my hand. I was caught off guard and Hiller left with the painting.” About two weeks later, according to the complaint, Helen Giustino realized the painting was missing and her son told her what had happened. Then Joseph discovered that the painting was posted for sale at the auction gallery.

Joseph claims he immediately called Hiller and said his mother wanted it back. “He said he would think about it and get back to me,” Joseph says in the affidavit. “He never did.” Hiller is a retired dentist who has described himself as a “creative artist and sculptor and a recognized collector of antiques and fine art.” “They (the Giustinos) are tag sale people,” he said in a telephone interview. “I am a tag sale person. It’s what I do for fun. I go to tag sales religiously on weekends.” He went to this tag sale because he wanted to buy a wagon wheel that had been advertised. He haggled with Joseph but they couldn’t agree on a price. Then he saw “Country Fair” on a table, believing it to be for sale. He did not recognize the artist, but the painting interested him because it essentially depicted a flea market, the very world he has a passion for.

He said Joseph asked for $250, he offered $200 and they agreed. “Joe is 60-something, six-three, ex-police. He’s a towering figure. I’m 81. I haven’t thrust $200 into anybody’s hands for years,” Hiller said. He dropped the painting off at The Framing Gallery in Hawthorne for an appraisal. Forty-five minutes later he was called back and told that it was worth at least $10,000 to $12,000. He took it home, Googled Hibbard and consulted with friends, verifying the details. Two weeks later he sent a photograph of the painting to Clarke. The gallery’s fine art specialist came to the house and offered a $20,000 reserve price. A week or so later, he said, Joseph called. He had gone to the gallery to inquire about auctioning furniture and had seen the painting. Hiller claims Joseph suggested that they make a deal and split the price. 23

» IN COURT

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Thanks to his good union job, White Plains cleaner Amando Martinez and his wife Isabel Pineda can plan for their eldest son, David, to become the first in their family to go to college.

We need a strong contract to... ... Secure a better future for our families. ... Keep our economy strong ... Build justice for our communities

Every day, over 1,000 cleaners like Amando keep the Hudson Valley clean, safe and ready for business. Now they are negotiating for a new union contract.

For just one penny more per square foot of the monthly rent they receive, building owners could more than pay for a fair contract. Support Amando and thousands of cleaners like him by asking your property manager or property owner to contribute A Penny More for Justice!

www.buildinging-justice.org SEIU 32BJ | 150 Grand Street, White Plains NY 10601 (914) 328-3492 www.seiu32bj.org

DECEMBER 9, 2019

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In Court | Bill Heltzel 21

In Court—

“I told my wife that in five days we’re going to get a FedEx package with a letter from an attorney. And that’s what happened.” Helen Giustino’s attorney, John M. Murtagh of White Plains, argues several causes of action that justify reversing the deal. Hiller knew that Joseph had no authority to sell the painting, according to the complaint. No one knew the value of the painting, so the $200 price was a mistake and there was no “meeting of the minds.” Hiller used his superior knowledge as a collector and dealer to gain an unfair advantage. Hiller was unjustly enriched. “They’re accusing me of something that’s not in my character,” Hiller said, “of stealing, basically, unwrapping a painting while Joe is turned around and slamming money into his hands and running away with the painting!” He said there are basically two rules in tag sales: you negotiate the price and if you break it, you own it. “It’s so disappointing,” he said. “Every tag sale person has sold something that was later sold for a lot more. That’s the way it is.” And “Country Fair?” “It’s in my home hanging here, safe and secure,” he said.

Iranian businessman sentenced after buying material for WMDs

n Iranian businessman who was indicted in 2013 for procuring material from a Hudson Valley supplier for making weapons of mass destruction has been sentenced to prison. U.S. District Judge Vincent L. Briccetti sentenced Behzad Pourghannad, 66, to 20 months in prison on Nov. 13 in White Plains federal court for conspiracy to violate the International Emergency Economic Powers Act. “The defendant knew the carbon fiber he was working to illegally procure and export was destined for use in Iran’s WMD (weapons of mass destruction) program,” Gillian S. Grossman, an assistant U.S. attorney, states in a sentencing memorandum, “… and the defendant had a keen understanding of the specific ways in which carbon fiber is used to manufacture WMDs for Iran.” Carbon fiber is a super-strong material used in making gas centrifuges for enriching uranium as well as for making parts for military aircraft and missiles. The Orange County business that shipped the material is not identified in court papers,

but the details of the scheme are similar to a case filed in 2012 against Peter Gromacki, 55, of Middletown, who ran Performance Engineered Nonwovens LLC from a home office. He was charged with conspiring to export carbon fiber to China, pleaded guilty and was sentenced to three months in prison and three years of supervised release. In 2008 and 2013, Pourghannad worked with Iranians Ali Reza Shokri and Farzin Faridmanesh to buy thousands of kilograms of carbon fiber from U.S. manufacturers, according to the indictment. They arranged to export the material to intermediary countries in Europe and Asia and falsified shipping records to disguise the contents of the shipments. Most of the carbon fiber was obtained from the Orange County business. Pourghannad helped coordinate the shipments and guaranteed the payments. Two shipments were intercepted, and in 2017 Pourghannad was arrested in Germany

on an Interpol red notice issued in this case. He served 30 months in prison in Germany, was extradited to the U.S. this past July and pleaded guilty. Shokri and Faridmanesh have never been caught. Pourghannad’s lawyer, James E. Neuman of Manhattan, argued in a sentencing memorandum that his client should be sentenced only for the time already served in Germany. “There is no evidence that Mr. Pourghannad has ever been a terrorist or endorsed the actual use of such weapons,” Neuman stated, and “apparently none of the carbon fiber he conspired to export actually found its way into Iran.” He had never been arrested before, Neuman stated, and his prison time in Germany isolated him from his culture and family and caused great stress on the family. For nearly 27 months, his client was in solitary confinement. “Additional time is simply unnecessary,”

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according to Neuman, “…for the sake of specific deterrence.” The prosecutor recommended a prison sentence of 46 to 57 months. Pourghannad had threatened national security for five years, Grossman stated in his sentencing memo. He played a critical role in the scheme and he knew that Shokri was part of the Islamic Revolutionary Guard Corps, a terrorist organization. The prosecutor also disputed that Germany held the defendant in solitary confinement. “It is critically important to send a message to similarly situated individuals that … violators who are caught will face serious consequences,” Grossman states, “…particularly where, as here, the sanctions-evasion scheme sought to support and advance Iran’s WMD program.” Briccetti ordered the 20-month sentence to begin on July 15, when Pourghannad was taken into custody, and for the prisoner to be deported when the prison term ends.

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DECEMBER 9, 2019

FOCUS ON

REAL ESTATE & ECONOMIC DEVELOPMENT WESTCHESTER COUNTY BUSINESS JOURNAL

CONTRIBUTING WRITER | By Joseph Wutz

Qualified Opportunity Zones: Three things to remember as 2019 wraps up

s 2019 comes to a close, Qualified Opportunity Zones (QOZ) are evolving. The Opportunity Zone incentive, offered through the Tax Cuts and Jobs Act of 2017, is meant to encourage private investment in economically distressed areas. Under this incentive, capital gains can be re-invested into a Qualified Opportunity Fund (QOF) in exchange for deferring the tax due on those capital gains until 2026. In addition, qualified QOF investments are eligible for a 10% basis step-up if held for at least five years, and an additional 5% basis step-up if held for at least seven years. And most significant, the capital gains resulting from the disposition of an eligible QOF investment held for a minimum of 10 years are excluded from the taxpayer's income.

DECEMBER 9, 2019

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by many to be tailored almost exclusively to the real estate industry. A second round of proposed regulations issued in April made it easier for new operating businesses to become QOZ businesses. Startup companies, in particular, were pleased to see more favorable rules that al-low them to take on investors with eligible capital gains. Look for more guidance in the future that will make it even easier for operating businesses to capitalize on the QOZ incentive.

Consider a few things to keep in mind as we edge toward 2020.

NOT JUST FOR REAL ESTATE PROJECTS

Operating businesses, as opposed to real estate projects, are what will maximize the effectiveness of the Qualified Opportunity Zones incentive. Many people continue to think of QOZ projects as being almost exclusively for real estate-related projects. In reality, there are also considerable opportunities available for manufacturers, technology companies and other operating businesses to not only participate in the QOZ incentive, but also achieve a much higher return on investment. While real estate projects are important, they alone do not spur the level of economic growth that will make a QOZâ&#x20AC;&#x2122;s economy self-sustaining. Operating businesses, whose industry-specific

WATCH OUT FOR PROPOSED LEGISLATION

challenges tend to be more onerous than those a real estate owner might face, are what will create new jobs and spur additional growth in those communities. The QOZ statute, as well as the proposed regulations issued in October 2018, seemed

Detailed reporting requirements (and possibly other changes) for Qualified Opportunity Zones are coming. In November, Sen. Ron Wyden (D-Oregon) introduced the Qualified Opportunity Zone Reporting and Reform Act. This proposed legislation echoes recent

scrutiny facing the Opportunity Zones incentive, primarily in connection with the designation of certain census tracts as Qualified Opportunity Zones. If enacted in its current form, the Opportunity Zone Reporting and Reform Act would implement more detailed reporting requirements, including mandatory public disclosure of such reporting and significant penalties for noncompliance. The original proposed regulations for the QOZs only required the reporting at the QOF level. The reporting requirements proposed in the legisla-tion would also require QOFs to report specific information about their QOZ businesses. The reporting would provide an element of transparency and accountability that many stakeholders feel will help steer capital to the zones that are more economically distressed than others. While it is unlikely that the bill will be signed into law in its current form it, along with other similar legislation that has been introduced in Congress recently, signals an increased interest in this area, particularly from critics looking to prevent abusive practices and ensure the original objectives of the QOZ incentive are met. U.S. Rep. Rashida Tlaib (D-Michigan) also recently introduced a bill that would eliminate the QOZ incentive altogether, which seems unlikely to pass since the QOZ incen-tive was originally a bipartisan idea and continues to see overall support from both sides of the aisle in Congress.

DON’T MISS THE DEADLINE

Dec. 31, is the deadline to make a Qualified Opportunity Zone investment and still receive the maximum tax benefit. Investments of eligible gain into a QOF that occur after Dec. 31, 2019, will miss out on a 5% step-up in basis. While it is important to ensure that qualified investments are made by the end of this year in order to achieve the maximum tax benefit available, it is critical that investors do their due diligence up-front, just like they would with any other investment opportunity. It’s critical to pay attention to your QOZ investments for the duration of your holding period. The biggest benefit comes when you dispose of the QOF investment. If there has been a careless oversight by you or the QOF that involves noncompliance with any of the rules, you could be penalized and not be able to achieve the tax benefits you are expecting. Practitioners should stay up to date on the developments within the QOZ incentive and meet with their clients who are either located in QOZs, or could potentially relocate to a QOZ, in order to understand how the QOZ incentive can work for their particular situation. Joseph Wutz, principal in The Bonadio Group’s tax department, specializes in tax compliance and consulting in the areas of partnership, corporate and individual income tax planning and compliance, multistate sales and use tax planning and compliance, Qualified Opportunity Zones and other federal and state tax credits and incentives. He is a certified public accountant licensed to practice in the state of New York. He can be reached at jwutz@bonadio.com.

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

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

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

International Union of Operating Engineers

LOCAL 825

Greg Lalevee, Business Manager

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DECEMBER 9, 2019

Keeping Pace Don’t forget higher education’s economic contributions BY VANYA QUIÑONES

I FREE STANDING SINGLE TENANT MEDICAL BUILDING

FOR SALE | 3839 Danbury Road | Brewster | Listed by Steven Salomone | $2,400,000

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nstitutions of higher education continue to be economic drivers, not just in Westchester County, but across New York state. Private not-for-profit colleges and universities in New York accounted for $88.8 billion in economic activity with approximately $2.2 billion spent on construction, buildings and infrastructure, according to a 2018 report from the Commission on Independent Colleges and Universities (CICU) in New York. The CICU found that 25 college and university campuses in the Hudson Valley generated $5.2 billion in economic activity, supporting more than 26,000 jobs. Pace University plays an important economic role in this region. A report released by Pace showed that its two Westchester campuses, one in Pleasantville and the Elisabeth Haub School of Law in White Plains, contributed nearly $360 million to the regional economy and were responsible for more than 1,500 jobs in 2017, the latest year for which data was available. If you take a ride along Bedford Road in Pleasantville, it might not be apparent that in recent years Pace University has undergone a transformation on its 200-acre campus. Pace has invested hundreds of millions of dollars in campus infrastructure, building a new student center, residence halls and athletic fields along with other amenities to enhance the student experience. For every dollar an institution like Pace, a business or a nonprofit spends on goods and services, more are circulated throughout the economy, creating income and opportunities for construction workers, architects, engineers, food vendors and any number of businesses large and small. Over the last seven years, Pace University spent about $232 million on campus revitalization. When the multiplier effect is considered, such work generated a nearly $429 million increase in economic output, $140.5 million in earnings and 2,660 jobs. These are jobs with solid incomes that support families throughout Westchester and the region. Far too many people underestimate the economic strength of not-for-profits such as hospitals, social service agencies and institutions of higher education. Too often they are viewed as non-taxpaying entities that are a drain on community resources. The numbers, however, tell a much different story. In Westchester not-for-profits are the largest employment sector and all signs show they will remain an integral part of the economy.

Vanya Quiñones

Business and municipal leaders recognize these contributions and often acknowledge the economic, educational and cultural assets are resources for the community. We have consistently created opportunities for students through our educational and degree programs, and have successfully set graduates on the course of upward economic mobility. Pace is ranked the No. 1 private, four-year college in the nation for upward economic mobility by Harvard University’s Opportunity Insights. And our growth is felt far beyond our classrooms and our campus. Consider the following statistics: • Students from both campuses in Westchester spent $35 million off-campus at area businesses. In Pleasantville, students spent $24.3 million on off-campus housing, food, entertainment and retail, generating $42.7 million in overall economic activity, $11.1 million in earnings and supported 359 jobs. • Sporting events and camps on campus drew 142,487 attendees who spent $5.4 million at local restaurants, hotels and retail stores. • Pace withheld more than $42 million in FICA and federal taxes, $9.5 million in state and local taxes from all of its New York City and Westchester employees, paid $522,220 in the Metropolitan Commuter Transportation Mobility (MTA) tax and paid nearly $1.5 million in property taxes. • Pace students contribute 21,000 volunteer hours to local organizations each year. • Pace has about 150,000 alumni with more than 65% of Pace alumni living in the New York metropolitan area. Vanya Quiñones is the provost of Pace University. She holds a bachelor’s degree in biology, a master’s in cell biology and a doctorate in neurobiology and physiology. She can be reached at vquinones@pace.edu.

Focus On REAL ESTATE & ECONOMIC DEVELOPMENT

Hampshire CC developer claims Mamaroneck thwarting project BY BILL HELTZEL bheltzel@westfaifinc.com

developer has sued the village of Mamaroneck claiming that the Planning Board is illegally refusing to act on its plans to build housing on the grounds of Hampshire Country Club. Hampshire Recreation LLC accuses the board of failing to file a final environmental impact statement and then submit its findings within deadlines established by state law. The village is “continually moving the goal post,” according to a petition filed Nov. 22 asking Westchester Supreme Court to compel Mamaroneck to act. Mayor Tom Murphy responded in an email, “The lawsuit is the legal posturing of an outside developer more intent on publicity and scare tactics than fully cooperating with the deliberative process. “Mamaroneck, as a community, is not easily intimidated by legal bullying tactics,” Murphy added. “I fully support the … board and village staff who have been giving the largest development project in village history the close and careful look it deserves.” Hampshire Recreation, owner of most of the acreage at the country club in the Orienta section of the village, submitted an application for the Residences at Hampshire in 2015. It has proposed building 44 houses and 61 townhouses on 65 acres and setting aside nearly 31 acres as open space for the residents and neighbors. The golf course would be downsized to nine holes and existing wetlands would be preserved. The process of satisfying a town’s zoning, land use and building requirements for a large project, as well as SEQRA — the State Environmental Quality Review Act — can be an arduous undertaking. Hampshire first created a scoping document that identified the significant issues. The Planning Board declared itself the lead agency to coordinate the SEQRA process and adopted the developer’s final scope. Next, Hampshire prepared a draft environmental impact statement, including the measures it would take to mitigate or avoid environmental problems. Hampshire submitted a 2,491-page report in April 2017. The board rejected it as inadequate, according to the petition, and did not accept the report until December 2017, after four revisions had been submitted. The Planning Board held two public hearings last year and accepted written comments up to mid-May. At that point, Hampshire argues, the board was required to file a final environmental impact statement within 45 days, and then 30 days later issue its findings.

Instead, the board required Hampshire to prepare a proposed final environmental impact statement. Hampshire submitted more than 3,000 pages, including responses to 959 comments, in October 2018. The board required the developer to respond to another 231 comments, the petition states, including comments solicited from opponents long after the official comment period ended. Hampshire accuses the Planning Board of encouraging members of the Mamaroneck Coastal Environmental Coalition, “a small but well-funded opposition group comprised of a handful of neighbors living next to the club,” to submit comments. Hampshire argues that many of those

comments were opinions, not facts, and were beyond the scope of the project. The Planning Board has held 13 meetings in the past 14 months, according to the petition, but has repeatedly refused to accept any version of Hampshire’s proposed final environmental impact statement. “Even the board’s own expert consultant stated at the Sept. 10, 2019, meeting that he believed the board has all the information it needs to finalize and deem the (final report) complete,” the petition states. On Nov. 13, after more than two hours of conducting other business, Hampshire charges, the Planning Board refused to discuss the project, “claiming that it had not had

enough time to review the document.” The meeting was adjourned to Dec. 3. “All Hampshire is trying to do is get a decision,” David J. Cooper, the developer’s attorney, said in a telephone interview. “This isn’t an issue of bullying or legal posturing. Hampshire has no choice left but to seek the court’s help because the Planning Department has refused to comply with its duty under SEQRA.” The developer is asking the court to order the Planning Board to deem the final environmental impact statement complete and to issue its written findings. Westchester Supreme Court Justice Linda S. Jamieson ordered the village to respond at a hearing on Dec. 20.

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DECEMBER 9, 2019

IT’S BEEN A MILESTONE YEAR For more than 60 years, Robert Martin Company has been at the forefront of change and innovation in real estate investment, development and management across Westchester and Fairfield counties. We’re proud to celebrate 2019 as a milestone year for our company. Here are some highlights: ■ Acquisition of Mack-Cali Realty’s 3.1 million SF office/flex portfolio

■ More than 325,000 square feet of new leases and renewals since acquiring Mack-Cali portfolio

■ Largest commercial transaction in the history of Westchester County

■ Launch of RMCBio1, an exciting new initiative serving the needs of the life sciences/health tech industry

As another year comes to a close, Robert Martin Company and RM Friedland would like to thank those in the brokerage community who have contributed to our record year of success. William Cuddy (CBRE) Christopher DeLorenzo (Jones Lang LaSalle) Tim Donahue (CBRE) Gregg Frisoli (Newmark Knight Frank) Richard Goldstein (Goldstein & Associates) Todd Heyman (TMH Real Estate Solutions) Mark Jacobs (Jones Lang LaSalle) Jennifer Koehn (Commercial Market Advisors) Adam Leshowitz (CBRE) Jon Marwell (Princeton Realty)

Michael McCall (CBRE) Michael McCarthy (Cushman & Wakefield) Paul Moulins (KW Commercial) Chris O’Callaghan (Jones Lang LaSalle) Vijay Raghavan (VJ Realtors) Frank Rao (NY Commercial Realty Group) Michael Rao (NY Commercial Realty Group) David Richman (Rakow Commercial Realty Group) James Riina (Keller Williams) Glenn Walsh (Newmark Knight Frank)

Looking forward to 2020 being another successful year!

DECEMBER 9, 2019

WCBJ

Focus On REAL ESTATE & ECONOMIC DEVELOPMENT

Talleyrand Office Park sells for $10.3M

Talleyrand Office Park.

BY PETER KATZ pkatz@westfairinc.com

he Talleyrand Office Park, which has two six-story buildings on 11 acres at 200 and 220 White Plains Road in Tarrytown, has been sold. The sale price was $10.3 million, according to information obtained by the Business Journal. The purchaser was the Highstone Equity Group, a private investment entity, which has been active in New Jersey commercial real estate. The seller was CHYV Talleyrand LLC which has an address in Hartford, Connecticut. The real estate advisory firm Newmark Knight Frank (NKF) was involved in bringing about the transaction. NKF’s Executive Managing Director Kevin Welsh, Managing Director Brian Schulz and Associate Director Chuck Kohaut of NKF’s Capital Markets group represented the seller in the transaction, along with support from NKF Executive Managing Director Glenn Walsh. The team also was responsible for procuring the buyer. Each of the Talleyrand buildings contains approximately 90,000 square feet. They are reported to be 45% leased with more than 25 tenants. The property is about three minutes from the Mario M. Cuomo Bridge and near I-287, I-87 and Route 9. Welsh said. “Highstone will achieve nearterm upside by extending/restructuring existing leases and is well positioned to capture a broad base of tenant demand as they reposition the property.” Highstone plans a capital improvement program for the property that includes the modernization of all common areas and the addition of new amenities such as a conference center, tenant lounge, fitness center and full-service cafeteria. WSBJ-NRNY-Small-Business.indd 1

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DECEMBER 9, 2019

Good Things PRESENTING ARTS SPEAK

YONKERS SEAMAN BUSY AT SEA

Alice Horowitz

HOULIHAN LAWRENCE WELCOMES AGENT TO NEW ROCHELLE OFFICE

Seaman Kenyata Jackson of Yonkers steers the Arleigh Burke-class guided-missile destroyer USS Raphael Peralta on Nov. 20 as it conducts training in the Eastern Pacific Ocean. U.S. Navy photo by Mass Communication Specialist 2nd Class Jason Isaacs.

ULSTER SAVINGS BANK: A WOODSTOCK PLAYHOUSE 2020 SPONSOR The Woodstock Playhouse has been awarded $4,000 from Kingston-based Ulster Savings Bank in support of its 2020 season. A not-for-profit theater, under the direction of the Pan American Dance Foundation Inc., the Woodstock Playhouse is a historical landmark in the area. Revitalizing and preserving the theater is a goal of the organization.

Yonkers Arts will host the next Arts Speak event featuring Satish Joshi at the Blue Door Gallery, Dec. 16 at 6:30 p.m. Known professionally as Satish, the event will highlight his life, career in the arts and his long connection with Yonkers.

Working in the mediums of painting, sculpture and printmaking, he is best known for achieving unique effects through experimental techniques, having pioneered a singular printmaking process which he has continued to refine over the decades.

Satish is preparing for an expansive retrospective exhibition at Warburton Galerie in the spring of 2020.

GREYSTONE PROGRAMS TEAMS WITH TOYOTA

PEEKSKILL FIREHOUSE RECOGNIZED

From left: KeyBank Market President David Lewing and Lifting Up Westchester CEO Anahaita Kotval.

DECEMBER 9, 2019

WCBJ

Members of Greystone Programs’ Project Fame day-habilitation program recently teamed up with Wappingers Falls Toyota (DCH) to deliver hot meals to local homebound residents through Meals on Wheels. DCH provides vehicles for residential and day-habilitation programs and regularly teams with Greystone staff and individuals to facilitate Meals on Wheels deliveries.

SIGNATURE BANK RECEIVES CIGNA’S 2019 WELL-BEING AWARD

KEYBANK FOUNDATION PROVIDES $25,000 LIFT TO LIFTING UP WESTCHESTER The KeyBank Foundation has presented a $25,000 grant to Lifting Up Westchester (LUW) to support is Pathways to Self-Sufficiency program. Pathways is designed to create permanent solutions to reduce homelessness and the recidivism rate at LUW’s men’s and women’s shelters in White Plains. It addresses the barriers faced by homeless adults as they attempt to live independently by providing housing retention support, vocational training and employment coaching and life-skills programs.

Alice Horowitz has joined Rye Brookbased Houlihan Lawrence in its New Rochelle brokerage. With more than two decades of experience in real estate, Horowitz resides in Larchmont. She joins Houlihan Lawrence from Coldwell Banker. Previously she managed the Better Homes and Gardens Realty office in New Rochelle. Horowitz graduated from Brandeis University in 1985 and Cardozo Law School in 1988. She is a licensed associate broker.

The Peekskill Central Firehouse. Photo courtesy of Mitchell Associates Architects.

The city of Peekskill has received a 2019 Gold Station Design Award from Firehouse magazine and a 2019 Bronze Award from the F.I.E.R.O. Fire Station Design Symposium for its Central Firehouse. Newly opened in December 2018, the

fire headquarters was designed by Mitchell Associates Architects to meet the needs of an historic community and a department with a 200-year history. The $12 million, 30,300-square-foot, two-story building consolidates five existing

facilities and includes features that focus on quick response and firefighter health and safety. The state-of the-art facility is equipped with a kitchen, locker room, sleeping quarters, training stations and a public meeting room. The lobby also features a Fire Museum.

Signature Bank, a full-service commercial bank, has been named the winner of the annual Cigna Well-Being Award in 2019 for demonstrating a strong commitment to improving the health and well-being of its employees through its expansive workplace wellness program. 2019 marks the fifth consecutive year the bank was named the winner of the Well-Being Award by Cigna. It was selected based on its robust wellness program that was put in place in 2007. The program has continually grown and expanded to feature many incentives encouraging healthy behaviors in and outside the workplace.

REALTY OFFICE TEAMS ACHIEVE RECORD-BREAKING FUNDRAISING CONTRIBUTION

From left: Dominick Petramale, PCSB Bank senior vice president, director of cash management services and retail banking officer; and Joseph D. Roberto, chairman, president and CEO, PCSB Bank.

Dan Ahouse

STOCKADE STRATEGIES PRESIDENT JOINS HVEDC BOARD The Hudson Valley Economic Development Corp. (HVEDC) announced the addition of Dan Ahouse, president of Stockade Strategies LLC, to its board of directors. A Kingston-based consulting firm, Stockade Strategies specializes in government affairs and economic and community development services for corporate, municipal and not-for-profit clients. Prior to founding Stockade Strategies, Ahouse managed the New York government affairs portfolio for Altice USA and, prior to that, Cablevision. Before joining Cablevision, Ahouse served as chief of staff to U.S. Rep. Maurice Hinchey.

NEW SUITE OF CASHMANAGEMENT TOOLS HELPS BUSINESSES MANAGE CASH FLOW The Houlihan Lawrence team at the Making Strides Against Breast Cancer Walk at Manhattanville College on Oct. 20.

For more than 20 years, Rye Brook-based Houlihan Lawrence has supported Breast Cancer Awareness – the company’s largest philanthropic initiative. This year, the work of the company’s 1,300 real estate professionals raised $150,000, a new

company record. “We added 12 new teams this year to bring us to a total of 33 teams across Westchester, Putnam, Dutchess and Fairfield counties,’’ said Houlihan Lawrence’s Liz Battista, a breast cancer survivor who has

led the corporate initiative for the past two years. “The campaign unified the companywide efforts and strengthened the contributions of every individual. Surpassing the $150,000 mark shows we truly are Stronger Together.”

IMPROVING K-5 LITERACY INSTRUCTION

VNS WESTCHESTER: 2019 HOMECARE ELITE Visiting Nurse Services in Westchester has been named a Top Agency of the 2019 Ability HomeCare Elite, a recognition of the top-performing home health agencies in the U.S. The White Plains-based agency is among the top 25% of all Medicare-certified agencies in the nation based on several performance measures, including quality outcomes, best practices implementation, patient experience, quality improvement and consistency and financial health.

FORDHAM REAL ESTATE INSTITUTE CURRICULUM CHAIR RECOGNIZED The Fordham Real Estate Institute (REI) announced that special advisor and Curriculum Chair Hugh F. Kelly, Ph.D., has been named the 2019 Laundauer/White Award recipient by The Counselors of Real Estate. The award was bestowed at the organization’s annual conference. Kelly joined Fordham REI at its inception in 2017 as special advisor and expanded his role to curriculum chair. In addition, he heads his own consulting practice, Hugh F. Kelly Real Estate Economics. Prior to 2001, he served as chief economist for Landauer Associates.

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

PCSB Bank announced the launch of expanded cash-management services, created to help businesses manage cash flow and control finances. The suite of tools provides financial solutions in the areas of receivables, payables, fraud protection, liquidity management and reporting. It provides full control of finances in real time.

ARTSWESTCHESTER DISTRIBUTES $35,000 IN GRANTS

The Rose Institute for Learning and Literacy, the Manhattanville College School of Education and Putnam-Northern Westchester BOCES ran its first professional development program Nov. 5 to foster a deeper understanding of multisensory phonics tools

and techniques for K-5 literacy instruction called, Making Sense of Words. The program, held at Manhattanville College’s Reid Castle, was attended by more than 80 teachers from the Westchester community.

From left: Dr. Shelley Wepner, Manhattanville College School of Education dean; Renee O’Rourke, managing director, The Rose Institute for Learning and Literacy; and Dr. Mary Coakley-Fields, assistant professor of literacy, Manhattanville College School of Education.

White Plains-based ArtsWestchester has distributed a total of 14 grants as part of the Mount Vernon Cultural Arts Initiative totaling $35,000. Seven cultural organizations and seven artists received grants ranging from $1,000 to $5,000. The Initiative is designed to help Mount Vernon’s community-based cultural organizations and artists enhance the cultural programs and services that they provide to city residents while also enhancing the neighborhoods and venues where the arts events occur.

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DECEMBER 9, 2019

Good Things A FIRST IN COUNTY FOR HEALTHFIRST

Dr. Shazia Choudry

Sarah E. Vollbracht, M.D.

PULMONOLOGIST JOINS NUVANCE IN POUGHKEEPSIE

NEUROLOGIST JOINS NEWYORKPRESBYTERIAN MEDICAL GROUP WESTCHESTER

Pulmonary and critical care specialist Dr. Shazia Choudry has joined Health Quest Medical Practice, now part of Nuvance Health. She will work with the Division of Pulmonology at 21 Reade Place in Poughkeepsie. Pulmonologists specialize in the diagnosis and treatment of lung conditions and diseases. Choudry is trained in bronchoscopy, a procedure that looks inside the small airways of the lungs using a small camera inserted through the nasal cavity. She also specializes in critical care. Choudry completed her fellowship in pulmonary and critical care at Albany Medical Center.

From left: State Sen. Andrea Stewart-Cousins; Roland Foster, assistant vice president, market development, Healthfirst; and Errol Pierre, senior vice president, state plans, Healthfirst. Photo courtesy of Vincent Villafane.

Healthfirst, New York’s largest not-for-profit health insurance company with more than 1.4 million members, opened its first community office in Westchester County at 13 Main St. in Yonkers. Present at a grand opening and ribbon-cutting ceremony were local political and

community leaders, including New York state Sen. Andrea Stewart-Cousins; Yonkers Mayor Mike Spano; members of the Yonkers City Council; Jaime Martinez, executive director, Yonkers Downtown Waterfront BID; and Bill Scesney of Montefiore Health System. The office will be staffed with eight

Healthfirst representatives fluent in English, Spanish, Russian and African dialects who will answer questions and help enroll those interested in obtaining Healthfirst health insurance coverage. The Yonkers location is open to the public Monday to Saturday, 9 a.m. to 5:30 p.m.

WESTCHESTER DEVELOPER WINS AFFORDABLE HOUSING AWARD

NYMC OPENS FAMILY HEALTH CENTER

ELISABETH HAUB SCHOOL OF LAW AT PACE AWARDS ROBERT S. TUCKER PRIZE The Elisabeth Haub School of Law at Pace University in White Plains bestowed the 2019 Robert S.Tucker Prize for Prosecutorial Excellence on Brooklyn District Attorney Eric Gonzalez, in recognition of his outstanding contributions to the field of criminal prosecution and excellence in prosecutorial practice. The ceremony was held at Pace University’s New York City campus on Nov. 25.

DECEMBER 9, 2019

DANCE MARATHON STEPS UP ITS PACE Pace University students, inspired by the care children and families receive at Maria Fareri Children’s Hospital, held the seventh annual Pace 4 Kids Dance Marathon, raising $11,327 for the children’s hospital in Valhalla. Nearly 200 people turned out and danced for six hours on Nov. 16 in the Kessel Student Center at Pace University’s Pleasantville campus.

From left: Brooklyn Borough President Eric Adams; Acting Queens District Attorney Jack Ryan; Nassau County District Attorney Madeline Singas; Westchester County District Attorney Anthony Scarpino; award recipient and Brooklyn District Attorney Eric Gonzalez; Pace University President Marvin Krislov; Dean Horace Anderson, Elisabeth Haub School of Law at Pace University; and prize creator Robert Tucker.

Sarah E. Vollbracht, M.D., a neurologist treating headache, migraine and facial pain, has joined NewYork-Presbyterian Medical Group Westchester. She is affiliated with NewYork-Presbyterian Lawrence Hospital and is an associate professor of neurology at Columbia University Medical Center. After graduating from Yale University, she earned her medical degree from New York University School of Medicine. She completed her internship in internal medicine at Beth Israel Medical Center and her neurology residency and chief residency at Montefiore Medical Center.

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Queen City Lofts in Poughkeepsie.

New York State Homes and Community Renewal’s Commissioner RuthAnne Visnauskas recently presented the Kearney Realty & Development Group with the New York State Association for Affordable Housing’s (NYSAFAH) top honor for upstate New York for its Queen City Lofts development in downtown Poughkeepsie.

A diversified development firm with properties throughout Westchester County and New York state, Kearney Realty & Development President and CEO Ken Kearney accepted the award for the mixeduse development that offers affordable rents for artists and other creative professionals during a ceremony at the Yale Club

in Manhattan. Based in Baldwin Place, the Kearney Realty Group was also honored earlier this year at the Westchester Municipal Planning Federation’s 46th annual Planning Awards Program for The Lofts on Main, a mixed-use, mixed-income and artist housing development on Main Street in the city of Peekskill.

New York Medical College (NYMC) recently celebrated the opening of its new Family Health Center, an outpatient faculty practice. Located in the same building as the Touro College of Dental Medicine (TCDM) at NYMC, the new health care center provides same-day or walk-in appointments Monday through Friday. By co-locating the two health care services, NYMC and TCDM created an integration of oral health with primary care. The facility is located at 19 Skyline Drive in Hawthorne.

grow your business With a local banking team that lives and works in Westchester, we understand the value you bring to the community. We are committed to your success and can help your business grow with strategic advice, guidance and solutions that make business easier. We are proud to serve your business needs. That is why we are always asking: Michael Cappelli Business Banking Market Executive

To support commercial banking clients, Bank of America: Serves 40,000 business owners Employs 1550+ local commercial business specialists Provided $220 billion in lending services in 2018

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“Bank of America” and “BofA Securities” are the marketing names used by the Global Banking and Global Markets divisions of Bank of America Corporation. Lending, other commercial banking activities, and trading in certain financial instruments are performed globally by banking affiliates of Bank of America Corporation, including Bank of America, N.A., Member FDIC. Trading in securities and financial instruments, and strategic advisory, and other investment banking activities, are performed globally by investment banking affiliates of Bank of America Corporation (“Investment Banking Affiliates”), including, in the United States, BofA Securities, Inc. and Merrill Lynch Professional Clearing Corp., both of which are registered broker-dealers and Members of SIPC, and, in other jurisdictions, by locally registered entities. BofA Securities, Inc. and Merrill Lynch Professional Clearing Corp. are registered as futures commission merchants with the CFTC and are members of the NFA. Investment products offered by Investment Banking Affiliates: Are Not FDIC Insured • May Lose Value • Are Not Bank Guaranteed. ©2019 Bank of America Corporation. All rights reserved. AR43B9FK 10-19-0233

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DECEMBER 9, 2019

Facts & Figures BANKRUPTCIES Manhattan Hempstead Property Holding Inc. Bronx. Chapter 7, Voluntary. Attorney: Hempstead Property Holding Inc. Filed Dec. 3. Case no. 19-13842-jlg. Matrix Industries Inc. Great Neck. Chapter 11, Voluntary. Attorney: Joel Shafferman. Filed Dec. 2. Case no. 19-13835-mkv.

COURT CASES

Caudalie USA Inc. filed by Rebecca Castillo. Action: The Americans with Disabilities Act of 1990. Attorney: Javier Luis Merino. Filed Nov. 26. Case no. 1:19-cv-10937-VSB. Chewy Inc. filed by Phillip Sullivan Jr. Action: Notice of removal. Attorney: Daniella Adler. Filed Nov. 27. Case no. 1:19-cv-10982-VSB. Cityrealty.com LLC filed by Robert Miller. Action: Copyright infringement. Attorney: Rayminh L. Ngo. Filed Nov. 26. Case no. 1:19-cv10961-DLC. Divan Inc. filed by Abeth Hashimi. Action: Federal question. Attorney: Maria Costanza Barducci. Filed Nov. 27. Case no. 1:19-cv-10984-PAE.

Achillion Pharmaceuticals Inc. filed by Stephen Greene. Action: Securities Exchange Act. Attorney: Joshua M. Lifshitz. Filed Nov. 26. Case no. 1:19-cv-10945-UA.

Events Group International Inc. filed by Wesley Wernecke. Action: Diversity – employment discrimination. Attorney: Anthony Patrick Consiglio. Filed Dec. 2. Case no. 1:19-cv-11035-ALC.

American Eagle Outfitters Inc. filed by Donna Tribble. Action: Seeking $1 million for age discrimination. Attorney: Rocco G. Avallone. Filed Nov. 27. Case no. 1:19-cv-11000-AKH.

Excelsior Syndicate Inc. filed by Helen Swartz. Action: Federal question. Attorney: Lawrence Arthur Fuller. Filed Nov. 26. Case no. 1:19-cv-10928-VEC.

Associated Restaurant Services Inc. filed by Edward Davis. Action: Seeking $3 billion for diversity action. Attorney: Edward Davis. Filed Dec. 3. Case no. 1:19-cv-11061. Boehringer Ingelheim Pharmaceuticals Inc. filed by Gary C. Will. Action: Seeking $75,000 for diversity-product liability. Attorney: James L. Ferraro. Filed Nov. 26. Case no. 1:19-cv-10935-VEC. Brown Rudnick LLP filed by Mark E. Holliday. Action: Seeking $9.9 million for diversity action. Attorney: William Thomas Reid. Filed Nov. 26. Case no. 1:19-cv-10925-PAE. Cambrian Ventures Inc. filed by Marco Verch. Action: Copyright infringement. Attorney: Richard Liebowitz. Filed Nov. 27. Case no. 1:19-cv-11011-PGG.

Gemelli Restaurant Group Inc. filed by Walter Tenescaca. Action: Fair Labor Standards Act. Attorney: Abdul Karim Hassan. Filed Nov. 27. Case no. 1:19-cv-10976-AJN. Gotham Drywall Inc. filed by Salvador Sanchez. Action: Fair Labor Standards Act. Attorney: Jacob Aronauer. Filed Nov. 27. Case no. 1:19-cv10998-KPF. HEXO Corp. filed by Ronnie Perez. Action: Securities Exchange Act. Attorney: Jason Allen Zweig. Filed Nov. 26. Case no. 1:19-cv-10965-NRB. Horizon Window Treatments Inc. filed by Medina Nikocevic. Action: Job discrimination (unlawful employment practices). Attorney: Steven Seltzer. Filed Nov. 27. Case no. 1:19-cv-10990-LGS. InvestingChannel Inc. filed by Robert Miller. Action: Copyright infringement. Attorney: Rayminh L. Ngo. Filed Nov. 26. Case no. 1:19-cv10956-GHW.

Items appearing in the Fairfield County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken.

Pacific Foods of Oregon LLC filed by Marc Nelles. Action: Seeking $5 million for diversity – fraud. Attorney: Spencer Sheehan. Filed Dec. 1. Case no. 1:19-cv-11025-GHW.

Questions and comments regarding this section should be directed to:

Verizon Communications Inc. filed by Emanuel Delacruz. Action: Federal question. Attorney: Jeffrey Michael Gottlieb. Filed Nov. 30. Case no. 1:19-cv-11022-CM.

Larry Miles c/o Westfair Communications Inc. 701 Westchester Ave, Suite 100 J White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3699

DECEMBER 9, 2019

The Yankee Candle Company Inc. filed by Emanuel Delacruz. Action: Federal question. Attorney: Jeffrey Michael Gottlieb. Filed Nov. 27. Case no. 1:19-cv-10999-AT.

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ON THE RECORD

West Village Associates LLC filed by Carlos Ruiz Florez. Action: Federal question. Attorney: Maria Costanza Barducci. Filed Nov. 26. Case no. 1:19-cv-10932-JPO-DCF.

County of Westchester, White Plains. Seller: Regent Sawpit Holdings LLC, Port Chester. Property: 25 S. Regent St., Rye. Amount: $3 million. Filed Nov. 18.

DEEDS

The Johnson I LLC, New York City. Seller: Sirkka Damora, Bedford. Property: 319 Pound Ridge Road, Bedford. Amount: $1.2 million. Filed Nov. 19.

Above $1 million 2SBT Owners LLC, New York City. Seller: Citibank NA. Property: 2 S. Broadway, Greenburgh Amount: $2.1 million. Filed Nov. 20. 750 North Broadway LLC, Hopewell Junction. Seller: Peepnut Enterprises LLC, Belmont, North Carolina. Property: 750 N. Broadway, North Castle. Amount: $2 million. Filed Nov. 21. 98 Harding WP LLC, et al, Larchmont. Seller: Harding Realty LLC, Mahopac. Property: 98 Harding Ave., White Plains. Amount: $4.5 million. Filed Nov. 19. AAM Yonkers A Hotel LLC, Burlington, Maine. Seller: Norwich Yonkers LLC, Sanibel, Florida. Property: 5 Executive Blvd., Yonkers. Amount: $22.1 million. Filed Nov. 25. AAM Yonkers B Hotel LLC, Burlington, Maine. Seller: Yonkers Lodging Partners LLC, Sanibel, Florida. Property: 7 Executive Blvd., Yonkers. Amount: $17.4 million. Filed Nov. 25. Caruso Realty New York LLC, Scarsdale. Seller: 83 Montgomery LLC, Armonk. Property: 83 Montgomery Ave., Eastchester. Amount: $1.7 million. Filed Nov. 19. DRE Croton LLC, Atlanta, Georgia. Seller: Croton Realty and Development Inc., Cortlandt Manor. Property: 200 Croton Ave., Cortlandt. Amount: $2.1 million. Filed Nov. 22. G and R2 LLC, Purchase. Seller: Sarosca Farm Estates LLC, Bronx. Property: 10 Stone Bridge Road, Harrison. Amount: $2.8 million. Filed Nov. 19. Mercy College, Dobbs Ferry. Seller: DP 18 LLC, Mount Kisco. Property: 828-832 S. Broadway, Greenburgh. Amount: $7.9 million. Filed Nov. 22. Pleasant Ridge Road Realty LLC, Bronx. Seller: Elissa Held, et al, New York City. Property: 83 Pheasant Ridge Road, Harrison. Amount: $1.2 million. Filed Nov. 18. Tallyrand LLC, Lakewood, New Jersey. Seller: CHYV Talleyrand LLC, Hartford, Connecticut. Property: Tarrytown Road, Greenburgh. Amount: $10.3 million. Filed Nov. 26.

Thurston Group LLC, Richmond Hill, Georgia. Seller: Taegan Goddard, et al, Rye. Property: 55 Island Drive, Rye. Amount: $4.3 million. Filed Nov. 18. TimberTrial LLC, New York City. Seller: Steven E. Tisch, et al, New York City. Property: 3 Timber Trail, Harrison. Amount: $1.5 million. Filed Nov. 21. Weichert Workforce Mobility Inc., Morris Plains, New Jersey. Seller: Paolo Beltrame, et al, Armonk. Property: 28 Cider Mill Circle, North Castle. Amount: $1.5 million. Filed Nov. 21.

BC 901 LLC, Monsey. Seller: John Guttridge. Property: 901 Second St., Peekskill. Amount: $130,520. Filed Nov. 18. Cartus Financial Corp., Danbury, Connecticut. Seller: Christopher Troy, et al, White Plains. Property: 5 Beverly Road, White Plains. Amount: $642,500. Filed Nov. 25. Chocolate Sky LLC, Chatham, New Jersey. Seller: Michael A. Rinaldi, Ossining. Property: 39 Stormytown Road, Ossining. Amount: $850,000. Filed Nov. 27. Deutsche Bank National Trust Co. Seller: Bruce L. Bozeman, Mount Vernon. Property: 925 Monsignor Ansbro Way, Peekskill. Amount: $545,085. Filed Nov. 27. E and R Builders LLC, Yonkers. Seller: Lorraine Garcia Rodriguez, Windmere, Florida. Property: 14 Convent Ave., Yonkers. Amount: $375,000. Filed Nov. 21.

Below $1 million

E2F Properties LLC, Rye Brook. Seller: Stephen Kiefer, Yonkers. Property: 32 Arthur Place, Yonkers. Amount: $300,000. Filed Nov. 25.

18 N Broadway Yonkers AMS LLC, Yonkers. Seller: 18 North M.A.D. Realty Inc., Yonkers. Property: 18 N. Broadway, Yonkers. Amount: $775,000. Filed Nov. 20.

Federal National Mortgage Association. Seller: Christine M. Porter, Scarsdale. Property: 438 Seneca Ave., Mount Vernon. Amount: $462,456. Filed Nov. 20.

190 Realty Corp., Rye. Seller: Todd T. Burbank, et al, Bedford Hills. Property: 61-63 Adams St., Bedford. Amount: $700,000. Filed Nov. 18.

HSBC Bank USA N.A. Seller: Juan Garcia, White Plains. Property: 21 Overton Road, Osining. Amount: $872,996. Filed Nov. 18.

20 Evergreen Row LLC, White Plains. Seller: Russell T. Lewis, et al, Armonk. Property: 20 Evergreen Row, North Castle. Mount: $925,000. Filed Nov. 18.

HVA Realty LLC, Mount Kisco. Seller: Village of Elmsford. Property: 262 E. Main St., Greenburgh. Amount: $125,000. Filed Nov. 18.

239 5th Ave LLC, Pelham. Seller: City of Mount Vernon. Property: 239 S. Fifth Ave., Mount Vernon. Amount: $100,000. Filed Nov. 27.

Kamrap Construction Inc., Ossining. Seller: Sharon Lynn Kamhi, Ossining. Property: 273 Landmark Court, Yorktown Amount: $130,000. Filed Nov. 27.

295 McLean Ave Realty LLC, Wayne, New Jersey. Seller: K. J. Geevarghese Realty Corp., Yonkers. Property: 295 McLean Ave., Yonkers. Amount: $500,000. Filed Nov. 25.

Lit Holdings LLC, Monsey. Seller: Willie Benbow, et al, White Plains. Property: 70-72 Robertson Ave., 4, White Plains. Amount: $665,000. Filed Nov. 18.

70 Second Street Realty LLC, Rye. Seller: Stefano Selvaggio, Harrison. Property: 70 Second St., Harrison. Amount: $600,000. Filed Nov. 20. 9 Hickory Street LLC, New Rochelle. Seller: Michael Toomey, New Rochelle. Property: 9 Hickory St., New Rochelle. Amount: $410,000. Filed Nov. 20. A and E Funeral Services LLC, Yorktown Heights. Seller: Richard T. and Richard G. Milanese LLC, Fishkill. Property: 1688 Front St., Yorktown. Amount: $75,500. Filed Nov. 18.

Mad Real Properties LLC, Armonk. Seller: John Perone, Larchmont. Property: 301 Oxford Road, New Rochelle. Amount: $544,168. Filed Nov. 27. Mile Square Realty LLC, Yonkers. Seller: Miguel Espinoza, et al, White Plains. Property: 47 N. Main St., Rye. Amount: $700,000. Filed Nov. 21. National Residential Nominee Services Inc. Seller: Labhesh Ramchandani, White Plains. Property: 74 Winding Ridge Road, 37, Greenburgh. Amount: $733,000. Filed Nov. 26.

Northeastern Conference of Seventh-Day Adventists, Jamaica. Seller: City of Yonkers. Property: 98 Waverly St., Yonkers. Amount: $66,235. Filed Nov. 27. One Development Holdings LLC, Yonkers. Seller: Wilmington Savings Fund Society FSB. Property: 147 Hillair Circle, White Plains. Amount: $590,000. Filed Nov. 26. Our Casita LLC, Brooklyn. Seller: Michael J. Mazzola, et al, Boca Raton, Florida. Property: 13 Manor Lane, Somers. Amount: $800,000. Filed Nov. 18. Quinn Management Inc., Scarsdale. Seller: Gregory Robinson, Mount Vernon. Property: 33 N. Bond St., Mount Vernon. Amount: $610,000. Filed Nov. 26. RCO 2017-INV1 Trust, Seal Beach, California. Seller: Teddy Owen Holdings LLC, Bronxville. Property: 428 Union Ave., Mount Vernon. Amount: $277,050. Filed Nov. 27. Rewarding Life Solutions Inc., Elmont. Seller: Point 62 LLC, et al, White Plains. Property: 360 Rich Ave., Mount Vernon. Amount: $750,000. Filed Nov. 26. RMR RV LLC, Yonkers. Seller: Georgatte Rabadi, et al, Yonkers. Property: 29 Riverview Place, Yonkers. Amount: $200,000. Filed Nov. 25. SDF Capital Fund I LLC, Peekskill. Seller: Estefania Sanchez, Peekskill. Property: 922 Albert Road, Peekskill. Amount: $214,000. Filed Nov. 18. Shady Creek Road LLC, Hopewell Junction. Seller: Anna Simone, New York. Property: 65 Cox Ave., Yonkers. Amount: $225,000. Filed Nov. 26. Sharpe Home Designs LLC, Yonkers. Seller: Wilmington Savings Fund Society FSB. Property: 1364 Nepperhan Ave., Yonkers. Amount: $420,000. Filed Nov. 21. Simplistic Holdings LLC, Tuckahoe. Seller: The Bank of New York Mellon. Property: 42 Chauncey Ave., New Rochelle. Amount: $289,275. Filed Nov. 20. SR Winding Road LLC, Ardsley. Seller: Rose Anne Swan, et al, Hastings-on-Hudson. Property: Winding Road North, Greenburgh. Amount: $260,000. Filed Nov. 25. The Bank of New York Mellon. Seller: Richard E. Grayson, White Plains. Property: 1820 Casey Court, Yorktown. Amount: $365,000. Filed Nov. 22. The Village of Tarrytown, Tarrytown. Seller: Citibank NA. Property: 2 S. Broadway, Greenburgh. Amount: $475,00. Filed Nov. 20.

Facts & Figures U.S. Bank N.A. Seller: Carrie Hilpert, Croton-on-Hudson. Property: 66 Somerstown Road, Ossining. Amount: $442,554. Filed Nov. 26. U.S. Bank N.A. Seller: David Rosoff, White Plains. Property: 7 Lake Ave., Lewisboro. Amount: $492,326. Filed Nov. 27. U.S. Bank Trust N.A. Seller: Bruce Bozeman, Mount Vernon. Property: 13 Indian Trail, Greenburgh. Amount: $319,000. Filed Nov. 19. United Family Real Estate LLC, Ossining. Seller: The estate of Doris Carol Pidgeon, et al, North Salem. Property: 22 Lakeview Road, North Salem. Amount: $300,000. Filed Nov. 19. Wellington SPV II LLC, Flushing. Seller: Navbharath Real Estate Development Corp., New Rochelle. Property: 150 Linden St., Yonkers. Amount: $180,000. Filed Nov. 26. Wells Fargo Bank N.A. Seller: Stephen Gold, White Plains. Property: 60 Eighth Avenue North, Mount Vernon. Amount: $755,754. Filed Nov. 27. White Plains Management Company Inc., Great Neck. Seller: 200 Maple Corp., White Plains. Property: 200 Maple Ave., White Plains. Amount: $850,000. Filed Nov. 27. Wilmington REO LLC, New York City. Seller: Steven Swan, et al, Yonkers. Property: 57 Cecil Crest Road, Yonkers. Amount: $15,000. Filed Nov. 18.

FORECLOSURES MOUNT KISCO, 142 McLain St. Single-family residence; lot size: 2.6.acres. Plaintiff: Compass Bank. Plaintiff’s attorney: Fein, Such & Crane, 28 E. Main St., Suite 1800, Rochester. Defendant: Earl Simmons. Referee: Lisa Grant. Sale: Dec. 17, 10 a.m. Approximate lien: $738,135. MOUNT VERNON, 160 Forster Ave. Single-family residence: lot size: .13 acres. Plaintiff: Wells Fargo Bank NA. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: Charles Flood. Referee: Clement Patti. Sale: Dec. 10, 10:30 a.m. MOUNT VERNON, 544 E. Lincoln Ave. Single-family residence; lot size: .19 acres. Plaintiff: Bank of America NA. Plaintiff’s attorney: Frenkel Lambert Weiss, 53 Gibson St., Bay Shore. Defendant: Rosalind Pritchard. Referee: Andrew Brotmann. Sale: Dec. 10, 10:30 a.m. Approximate lien: $559,313.

OSSINING, 82 Underhill Road. Single-family residence; lot size: .5 acres. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: McCabe Weisbery & Conway, 145 Huguenot St., New Rochelle. Defendant: Jamie Cotel. Referee: Leticia Arzu. Sale: Dec. 11, 9 a.m. Approximate lien: $701,012. PEEKSKILL, 425 N. Division St. Two-family residence; lot size: 41x140. Plaintiff: New Penn Financial LLC. Plaintiff’s attorney: Gross Polowy, 1775 Wehrle Drive, Williamsville. Defendant: David Lapolla. Referee: Lisa Bluestein. Sale: Dec. 11, 10 a.m. Approximate lien: $491,213. PELHAM, 105-107 Third Ave. Single-family residence; lot size: 50x100. Plaintiff: CIT Bank NA. Plaintiff’s attorney: Bronster LLP,156 W. 56 St., New York City. Defendant Rosario Bruner. Referee: Helene Greenberg. Sale: Dec. 10, 10 a.m. Approximate lien: $695,706. PORT CHESTER, 424 Willett Ave. Two-family residence; lot size: .14 acres. Plaintiff: Federal National Mortgage Association. Plaintiff’s attorney: Gross Polowy, 1775 Wehrle Drive, Williamsville. Defendant: Jorge Egas. Referee: Albert Cornachio. Sale: Dec. 16, 10 a.m. Approximate lien: $712,241. POUND RIDGE, 77 Cross Pond Road. Single-family residence; lot size: 5.29 acres. Plaintiff: Deutsche Bank Trust Company Americas. Plaintiff’s attorney: McCabe Weisbery & Conway, 145 Huguenot St., New Rochelle. Defendant: Gabriel Marous. Referee: Michaele Bermel. Sale: Dec. 11, 9:30 a.m. Approximate lien: $1,081,597. SOUTH SALEM, 45 Pine Hill Drive. Single-family residence; lot size: N.A. Plaintiff: HSBC Bank USA NA. Plaintiff’s attorney: Shapiro DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Keith Cox. Referee: Patrick Wynne. Sale: Dec. 11, 10 a.m. Approximate lien: $1,164,796. WHITE PLAINS, 46 Carlton St. Single-family residence; lot size: N/A. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: Shapiro DiCaro & Barak, 157 Mile Crossing Blvd. Rochester. Defendant: Walter Cajamarca. Referee: Andrew Szczesniak. Sale: Dec. 17, 9:30 a.m. Approximate lien: $628,092. WHITE PLAINS, 66 Ethelton Road. Single-family residence; lot size: N/A. Plaintiff: James B. Nutter & Co. Plaintiff’s attorney: RAS Boriskin LLC, 900 Merchants Concourse, Westbury. Defendant: Dessie Potillo. Referee: Charles D’Agostino. Sale: Dec. 11, 10:30 a.m. Approximate lien: N/A.

YONKERS, 144 Lee Ave. Single-family residence; lot size: .12 acres. Plaintiff: Nationstar Mortgage LLC. Plaintiff’s attorney: Shapiro DiCaro & Barak, 175 Mile Crossing Blvd. Defendant: Grace Borrani. Referee: Peter Goldman. Sale: Dec. 11, 10:30 a.m. Approximate lien: $549,199.

JUDGMENTS Emtee Cleaners Inc., Croton-on-Hudson. $34,392 in favor of Croton Enterprises LLC, Tarrytown. Filed Nov. 22. Harvest Plumbing and Heating Inc., Brewster. $16,064 in favor of Intercounty Supply Inc., Port Chester. Filed Nov. 27. IBI Contracting Corp., Elmsford. $31,373 in favor of Lacson Inc., Eastchester. Filed Nov. 26. Marianis Garden Market Inc., Armonk. $1,026 in favor of WH House LLC, Greenwich, Connecticut. Filed Nov. 27. Musso Plumbing and Heating Inc., Williamsville. $7,399 in favor of R E Michel Company LLC, Glen Burnie, Maryland. Filed Nov. 27. Ride Velo Inc., Mamaroneck. $6,776 in favor of 200-202 Mamaroneck Ave Associates LLC, White Plains. Filed Nov. 25.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Louis, James G., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $359,000 affecting property located at 391 Martling Ave., Tarrytown 10591. Filed April 4. Martinez, Robinson, et al. Filed by The Money Source Inc. Action: seeks to foreclose on a mortgage to secure $535,128 affecting property located at 207 West St., Harrison 10528. Filed April 4.

Mechanic’s Liens Baafi, Joe K., as owner. $6,000 as claimed by Dannys Electric Builders Corp., White Plains. Property: in Greenburgh. Filed Nov. 22. Chestnut Petroleum Dist 1, as owner. $31,950 as claimed by Quiroz Concrete Contractor LLC. Property: in Greenburgh. Filed Nov. 26.

Chestnut Petroleum Dist 1, as owner. $6,320 as claimed by Quiroz Concrete Contractor LLC. Property: in Greenburgh. Filed Nov. 26. Maple Sheldrake LLC, as owner. $107,500 as claimed by Fidaleo and Son LLC, Stamford, Connecticut. Property: in Mamaroneck. Filed Nov. 27. Maple Sheldrake LLC, as owner. $354,496 as claimed by Laura Li Industries LLC, West Harrison. Property: in Mamaroneck. Filed Nov. 27. Mintzer, Lisa, et al, as owner. $850 as claimed by CCM Construction Inc., Ossining. Property: in Cortlandt. Filed Nov. 26. Parkview Equities LLC, as owner. $198,191 as claimed by Advanced Construction Equipment, Mount Vernon. Property: in Eastchester. Filed Nov. 27.

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

Sole Proprietorships Bilmar, 451 Ridge Road, Hartsdale 10530, c/o William Aviles. Filed Aug. 29. Clever Restorations, 325 N. Seventh Ave., Mount Vernon 10550, c/o Aline Nogueira. Filed Aug. 29. General Contracting by Sebastian Gomez, P.O. Box 288, White Plains 10602, c/o Sebastian Gomez. Filed Aug. 29. Heavy Vision, 17 Main St., Apt. 2A, Hastings-on-Hudson 10706, c/o Stephen Belmont. Filed Aug. 29. Supreme Retail Trade, 88 William St., Suite 2F, Yonkers 10701, c/o Dennis Ogbonuba. Filed Aug. 29. TJK Coaching and Consulting, 6 White Deer Lane, West Harrison 10604, c/o Tejal Kaji. Filed Aug. 29.

PATENTS Authentication of phone-caller identity. Patent no. 10,499,243 issued to Vinicio Bombacino, Rome, Italy; Antonio Di Cocco, Rome, Italy; Leonardo Lanni, Rome, Italy; Andrea Tortosa, Rome, Italy. Assigned to IBM, Armonk.

Cold plate device for a twophase cooling system. Patent no. 10,499,541 issued to Timothy Joseph Chainer, Putnam Valley; Pritish Ranjan Parida, Stamford; Fanghao Yang, Somerset, New Jersey. Assigned to IBM, Armonk. Configuration command template creation assistant using cross-model analysis to identify common syntax and semantics. Patent no. 10,498,599 issued to Timothy R. Croy, Ballymena, Ireland; Trevor Graham, Hillsborough, Ireland; Kevin M. Hamilton, Belfast, Ireland; Steven S. Shuman, Monument, Colorado. Assigned to IBM, Armonk. Container independent secure file system for security application containers. Patent no. 10,498,726 issued to Charles W. Cross Jr., Wellington, Florida; Victor S. Moore, Gainsville, Florida. Assigned to IBM, Armonk. Determining the health of a network community. Patent no. 10,498,841 issued to Christine A. Banke, Skaneateles, New York; Westford, Massachusetts; Barry A. Feigenbaum, Austin, Texas; Mary Jo Mueller, Austin, Texas; Ali Sobhi, Austin, Texas; Elizabeth V. Woodward, Cedar Park, Texas. Assigned to IBM, Armonk. Deterring information copying, including deterrence of currency counterfeiting. Patent no. 10,498,539 issued to Rajendran Appavu, Bangalore, India; Prashant N. Kulkarni, Bangalore, India. Assigned to IBM, Armonk. Dummy dielectric fins for finFETs with silicon and silicon germanium channels. Patent no. 10,497,799 issued to Kangguo Cheng, Schnectady; Xin Miao, Guilderland; Wenyu Xu, Albany; Chen Zhang, Guilderland. Assigned to IBM, Armonk. Encryption prioritization for distributed streaming applications. Patent no. 10,498,653 issued to Alexander Cook, Chaska, Minnesota; Manuel Orozco, Rochester, Minnesota; Christopher R. Sabotta, Rochester, Minnesota; John M. Santosuosso, Rochester, Minnesota. Assigned to IBM, Armonk. Enhanced coercivity in MTJ devices by contact depth control. Patent no. 10,497,862 issued to Anthony J. Annunziata, Stamford; Gen P. Lauer, Yorktown Heights; Nathan P. Marchack, White Plains. Assigned to IBM, Armonk. Event notification. Patent no. 10,498,550 issued to Eric M. Anderson, Friendswood, Texas; Szymon W. Harat, Kracow, Poland; Michal P. Malczewski, Gliwice, Poland. Assigned to IBM, Armonk.

Bandwidth-query-report poll. Patent no. 10,499,379 issued to Zhou Lan, Sunnyvale, California; Matthew J. Fischer, Mountain View, California. Assigned to IBM, Armonk.

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Method of label transform for managing heterogeneous information. Patent no. 10,498,851 issued to Debbie A. Anglin, Leander, Texas; Su Liu, Austin, Texas; Andrew Ly, Austin, Texas; Shunguo Yan, Austin, Texas. Assigned to IBM, Armonk. Notifying a user about a previous conversation. Patent no. 10,498,686 issued to Pamela A. Nesbitt, Ridgefield. Assigned to IBM, Armonk. On-demand injection of software booby traps in live processes. Patent no. 10,498,763 issued to Frederico Araujo, White Plains; Douglas Lee Schales, Ardsley; Marc Philippe Stoecklin, White Plains; Teryl Paul Taylor, Danbury. Assigned to IBM, Armonk. Providing backup and restore services to network-attached appliances in a network. Patent no. 10,498,603 issued to Reinhard T. Buendgen, Tuebingen, Germany; Joerg Mueller, Ihlingerstrasse, Germany; Thomas Prause, Rottenburg, Germany. Assigned to IBM, Armonk. Requesting storage performance models for a configuration pattern of storage resources to deploy at a client computing environment. Patent no. 10,498,824 issued to Rakesh Jain, San Jose, California; Ramani R. Routray, San Jose, California; Sumant Padbidri, San Jose, California; Yang Song, San Jose, California. Assigned to IBM, Armonk. Software-defined networking single-source enterprise workload manager. Patent no. 10,498,805 issued to Casimer M. DeCusatis, Poughkeepsie; Rajaram B. Krishnamurthy, Pleasant Valley. Assigned to IBM, Armonk. Two-phase liquid-cooled electronics. Patent no. 10,499,543 issued to Timothy Joseph Chainer, Putnam Valley; Pritish Ranjan Parida, Fishkill; Mark Delorman Schultz, Ossining. Assigned to IBM, Armonk.

HUDSON VALLEY BUILDING LOANS Above $1 million 24-26 Church Street NP LLC, New Paltz, as owner. Lender: Sawyer Savings Bank, Saugerties. Property: 24-26 Church St., New Paltz 12561. Amount: $1.5 million. Filed Nov. 22.

DECEMBER 9, 2019

Facts & Figures Loewen Development of Wappingers Falls LP, as owner. Lender: NYS Housing Finance Agency. Property: in Wappinger. Amount: $3 million. Filed Nov. 26.

Professional Plaza LLC, Monroe, as owner. Lender: Northeast Community Bank, New City. Property: 23 Lake St., Monroe. Amount: $562,720. Filed Nov. 15.

Open Space Institute Land Trust Inc., New York City. Seller: Golden Woodlands LLC, Andover, Massachusetts. Property: in Olive. Amount: $3 million. Filed Nov. 20.

26 South Bridge Holding LLC, Poughkeepsie. Seller: Jankovics LLC LLC, Poughkeepsie. Property: in Poughkeepsie. Amount: $365,000. Filed Nov. 22.

Atereth Developments LLC, Monroe. Seller: Wilmington Savings Fund Society FSB. Property: 60 Orange St., Port Jervis 12771. Amount: $62,500. Filed Nov. 19.

Courtney NY LLC, Brooklyn. Seller: Todd A. Kelson, New Windsor. Property: 88 Marian Court, Warwick 10990. Amount: $137,000. Filed Nov. 26.

Solex Holdings LLC, New York City, as owner. Lender: TD Bank NA, Ramsey, New Jersey. Property: 231 W. 29 St., Suite 1108, New York City 1001. Amount: $1.6 million Filed Nov. 26.

Rhein, James L., Middletown, as owner. Lender: George D. Miller and Sons Inc., Middletown. Property: 87 Old Timers Road, Wallkill. Amount: $150,000. Filed Nov. 20.

Pipco-On-The-Hudson Inc., Baltimore, Maryland. Seller: Jack Elliot Schachner, Pleasant Valley. Property: 123 Fraleigh Hill Road, Millbrook 12545. Amount: $2 million. Filed Nov. 22.

293 Toleman LLC, Brooklyn. Seller: Glen A. Plotsky, Port Jervis. Property: 432 Route 32, Newburgh 12550. Amount: $86,000. Filed Nov. 18.

Austin Black LLC, Monsey. Seller: Raymond Montanya Jr., et al, Walden. Property: in Walden. Amount: $72,000. Filed Nov. 19.

CRTGMM Inc., Spring Valley. Seller: U.S. Bank N.A. Property: 24 Hillside Ave., Tuxedo Park 10987. Amount: $160,100. Filed Nov. 26.

509 Bellvale Road LLC, Sugar Loaf. Seller: John Laroe, et al, Sugar Loaf. Property: 509 Bellvale Road, Chester 10918. Amount: $435,000. Filed Nov. 25.

Autumn Ridge Corp., Highland Mills. Seller: Iama LLC, Brooklyn. Property: in Warwick. Amount: $380,000. Filed Nov. 20.

Crystal Lakehill LLC, Whitestone. Seller: Kathryn M. Cascino, Holmes. Property: in Pawling. Amount: $92,500. Filed Nov. 22.

Behuts Realty LLC, Monroe. Seller: Pincus Schwimmer, Brooklyn. Property: 1 Iron Hill Plaza, Unit 201, Monroe 10950. Amount: $210,000. Filed Nov. 19.

Crystal Mine LLC, Pine Bush. Seller: Highly Authorized LLC, Ellenville. Property: 9 Depot St., Ellenville 12428. Amount: $260,000. Filed Nov. 19.

Bek Management LLC, Middletown. Seller: Forest Road Estates LLC, Monroe. Property: 86 Forest Road, Unit 102, Kiryas Joel. Amount: $450,000. Filed Nov. 26.

D-Rock Management LLC, Hopewell Junction. Seller: Matthew Quatrociocchi, Millbrook. Property: 22 Forbus St., Poughkeepsie. Amount: $39,000. Filed Nov. 26.

Brookview Holdings LLC, Pomona. Seller: Jeffrey Yanowitz, New City. Property: 202 E. Meadow Wind Lane, Newburgh 12550. Amount: $236,000. Filed Nov. 19.

Da Realty LLC, New Windsor. Seller: H.C. Davis Boilerworks Inc., Newburgh. Property: Walsh Ave., New Windsor. Amount: $40,000. Filed Nov. 12.

Buildozers LLC, Monroe. Seller: Sinh A. Thi, et al, Nanuet. Property: in Newburgh. Amount: $55,000. Filed Nov. 26.

Dajma Group Inc., Valley Stream. Seller: Joan T. Fairbanks, et al, Indian Trail, North Carolina. Property: 99 Henry Ave. Newburgh. Amount: $68,000. Filed Nov. 13.

Below $1 million Ahearn, Bridget, Wallkill, as owner. Lender: Wallkill Valley Federal Savings and Loan Association-NMLS#1790987, Wallkill. Property: 22 Buena Vista Ave., Wallkill 12589. Amount: $100,000. Filed Nov. 22. Austin Black LLC, Monsey, as owner. Lender: LendingOne LLC, Boca Raton, Florida. Property: 69 First St., Walden 12586. Amount: $126,000. Filed Nov. 19. Equity Homes New York II Inc., Montgomery, as owner. Lender: EH Capital LLC, Port Jervis. Property: Lot 7, South Kaisertown Road, Montgomery. Amount: $400,000. Filed Nov. 18. Homes by LV LLC, Newburgh, as owner. Lender: RCN Capital LLC, South Windsor, Connecticut. Property: 14 Royal Circle, Newburgh 12550. Amount: $35,500. Filed Nov. 12. Inter Development Corp., Goshen, as owner. Lender: Jeff Bank, Jeffersonville. Property: in Crawford. Amount: $150,000. Filed Nov. 26. Kafou Real Estate Ventures LLC, Alpharetta, Georgia, as owner. Lender: Lime One Capital LLC, Greenville, South Carolina. Property: 54 Seward Ave., Port Jervis 12771. Amount: $43,785. Filed Nov. 12. Lanwin Forest Ridge LLC, Hopewell, New Jersey, as owner. Lender: Manna Dells LLC, Vero Beach, Florida. Property: 33 Copper Rock Road, Newburgh. Amount: $348,750. Filed Nov. 26. Laxmi Estates IV LLC, et al, Newburgh, as owner. Lender: Walden Savings Bank, Montgomery. Property: 2915 Route 9W, New Windsor. Amount: $905,500. Filed Nov. 20. Olah, Barry, et al, as owner. Lender: M&T Bank. Property: in Beekman. Amount: $488,800. Filed Nov. 27. Pallett, Frank, et al, as owner. Lender: TEG Federal Credit Union. Property: in Wappinger. Amount: $325,000. Filed Nov. 27. Parker, Etta, Newburgh, as owner. Lender: PrimeLending. Property: in Newburgh. Amount: $152,729. Filed Nov. 21.

DECEMBER 9, 2019

Rhein, James L., Middletown, as owner. Lender: George R. Miller and Mary L. Miller, Middletown. Property: 557-577 Mount Hope Road, Wallkill. Amount: $150,000. Filed Nov. 19. Rhein, James L., Middletown, as owner. Lender: George R. Miller and Mary L. Miller, Middletown. Property: 611-621 Mount Hope Road, Wallkill. Amount: $150,000. Filed Nov. 19. Rhein, James L., Middletown, as owner. Lender: George R. Miller and Mary L. Miller, Middletown. Property: 591-609 Mount Hope Road, Wallkill. Amount: $150,000. Filed Nov. 19. Rhein, James L., Middletown, as owner. Lender: George R. Miller and Mary L. Miller, Middletown. Property: 579-585 Mount Hope Road, Wallkill. Amount: $150,000. Filed Nov. 19. Rhein, James L., Middletown, as owner. Lender: George R. Miller and Mary L. Miller, Middletown. Property: 587-593 Mount Hope Road, Wallkill. Amount: $150,000. Filed Nov. 20. Roman, Michael, Middletown, as owner. Lender: M&T Bank, Buffalo. Property: 200 Brown Road, Wallkill 10941. Amount: $172,899. Filed Nov. 27. Sears, Peter, et al, Middletown, as owner. Lender: Walden Savings Bank, Montgomery. Property: in Wallkill. Amount: $374,000. Filed Nov. 26. Tree2x Inc., Boiceville, as owner. Lender: Mid-Hudson Valley Federal Credit Union, Kingston. Property: 23 Crown St., Kingston. Amount: $134,500. Filed Nov. 26.

DEEDS Above $1 million Middletown Acquisition LLC, Mount Vernon. Seller: LT Associates LLC, et al, Delray Beach, Florida. Property: 7 Fitzgerald Drive, Middletown 10940. Amount: $3.3 million Filed Nov. 25. O’Reilly Auto Enterprises LLC, Springfield, Missouri. Seller: MCB Partnership, Scranton, Pennsylvania. Property: in New Windsor. Amount: $1.1 million. Filed Nov. 26.

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Temple Hill Brand LLC, Newburgh. Seller: Tarsio Realty Associates, Newburgh. Property: in New Windsor. Amount: $1 million. Filed Nov. 25.

Below $1 million 105 Prospect Ave LLC, New York City. Seller: Louis Candelaria, et al, White Plains. Property: 105 Prospect Ave., Middletown. Amount: $110,000. Filed Nov. 13. 108 World Trade Way Realty LLC, Bronx. Seller: Tuthill Finance LP, Fairfield, Connecticut. Property: in New Windsor. Amount: $225,000. Filed Nov. 15. 127 Greenkill Avenue KC LLC, Brooklyn. Seller: Angela H. Baker, et al, West Hurley. Property: 127 Greenkill Ave., Kingston. Amount: $160,000. Filed Nov. 22. 13 Division LLC, New York City. Seller: William Schroh, et al, Warwick. Property: in Warwick. Amount: $255,000. Filed Nov. 19. 140 Dymond LLC, Babylon. Seller: Renn-Feldman LLC, Teaneck, New Jersey. Property: in Rochester. Amount: $130,000. Filed Nov. 21. 2019 Castle LLC, White Plains. Seller: U.S. Bank N.A. Property: 14 Martins Lane, New Paltz 12561. Amount: $41,900. Filed Nov. 25. 202 St. Andrews LLC, Walden. Seller: Kevin J. Fonda, et al, Goshen. Property: in Montgomery. Amount: $225,000. Filed Nov. 19. 233 Schunnemunk Corp., Highland Mills. Seller: Jacob Friedrich, Blooming Grove. Property: 233 Schunnemunk Road, Highland Mills 10930. Amount: $470,000. Filed Nov. 22. 233 Schunnemunk Corp., Highland Mills. Seller: Jacob Friedrich, Blooming Grove. Property: 233 Schunnemunk Road, Highland Mills 10930. Amount: $470,000. Filed Nov. 25. 24 Walnut Street Inc., Wallkill. Seller: Thomas P. Abbruscato, Newburgh. Property: 24 Walnut St., New Windsor 12553. Amount: $210,000. Filed Nov. 18.

57-65 Kelly Way LLC, New York City. Seller: Hudson Highlands Dentistry Professional Building LLC, Middletown. Property: in Middletown. Amount: $122,000. Filed Nov. 26. 577 Route 32 LLC, Esopus. Seller: Mark Hakim, Cornelius, North Carolina. Property: in Esopus. Amount: $105,000. Filed Nov. 20. 586 East Main Street LLC, Middletown. Seller: Marvin F. Preiser, et al, Middletown. Property: in Wallkill. Amount: $210,000. Filed Nov. 25. 803 Homestead Avenue LLC, Campbell Hall. Seller: Steven L. McDermott, et al, New Windsor. Property: in Maybrook. Amount: $300,000. Filed Nov. 13. A and E Property Holding LLC, East Elmhurst. Seller: Bank of America N.A. Property: 18 Woodside Place, Highland 12528. Amount: $92,500. Filed Nov. 21. Agotaras Properties LLC, Montgomery. Seller: Brian Watson, Montgomery. Property: in Montgomery. Amount: $230,000. Filed Nov. 13. AK Equities LLC, Warwick. Seller: Richard D. Hartman Jr., Westtown. Property: in Warwick. Amount: $282,000. Filed Nov. 18. AK Equities LLC, Warwick. Seller: Richard D. Hartman Jr., Westtown. Property: in Warwick. Amount: $283,000. Filed Nov. 18. AMD Enterprises Ltd., Montgomery. Seller: Mortgage Equity Conversion Asset Trust 2011-1. Property: 1590 Route 17K, Montgomery 12549. Amount: $99,000. Filed Nov. 18. Arc Street LLC, Mahwah, New Jersey. Seller: Linda Maude Murphy, et al, Pine Island. Property: in Warwick. Amount: $182,700. Filed Nov. 18. Atereth Developments LLC, Monroe. Seller: Gerald E. Gray, et al, Port Jervis. Property: in Port Jervis. Amount: $132,000. Filed Nov. 13.

Caliber Home Loans Inc. Seller: Mark Specthrie, Middletown. Property: 2 Howard Court, Goshen 10924. Amount: $458,464. Filed Nov. 20. Chambers 12550 LLC, Highland Mills. Seller: Castle Point at Bridgeville LLC, Bloomingburg. Property: 194 Chambers St, Newburgh 12550. Amount: $175,000. Filed Nov. 19. Chambers 12550 LLC, Highland Mills. Seller: Harvest Creek Meadows LLC, South Fallsburg. Property: 197 Chambers St., Newburgh 12550. Amount: $100,000. Filed Nov. 19. Chambers 12550 LLC, Highland Mills. Seller: Liberty Renaissance Group LLC, Fallsburg. Property: 105 Benkard Ave., Newburgh 12550. Amount: $100,000. Filed Nov. 19. Charles Tran Property LLC, Middletown. Seller: Carol K. Morgan, Kingston. Property: 35 Bush Ave., Newburgh 12550. Amount: $57,000. Filed Nov. 12. Chester 41 AMD LLC, Brooklyn. Seller: Hamann-Marrott Revocable Trust, Chester. Property: 41 Alta Mira Drive, Monroe. Amount: $779,000. Filed Nov. 27. Congregation Bais Av Inc., Monroe. Seller: Binyan Leasing Corp., Monroe. Property: 5 Lizensk Blvd., Unit 311, Monroe. Amount: $365,000. Filed Nov. 22.

Dan LG Holdings LLC, Brooklyn. Seller: 26-26 ½ Ridge Street LLC, Middletown. Property: in Middletown. Amount: $200,000. Filed Nov. 13. DCF Middletown Properties LLC, Middletown. Seller: Muthaiah Chandrasekhara, et al, Middletown. Property: 53 Roosevelt Ave., Middletown 10940. Amount: $162,000. Filed Nov. 27. DD 22852514 LLC, Poughkeepsie. Seller: Nemes Way Property Owners LLC, Croton-on-Hudson. Property: in Poughkeepsie. Amount: $300,000. Filed Nov. 22. Deutsche Bank National Trust Co. Seller: Allan Ahearne, Warwick. Property: 20 Donner Drive, Walden 12586. Amount: $230,732. Filed Nov. 26. DMF and CJF Holdings LLC, Fishkill. Seller: T and G Associates LLC, Poughkeepsie. Property: 578 Van Wagner Road, Poughkeepsie. Amount: $90,000. Filed Nov. 26. Duncan’s Den LLC, Cornwall-on-Hudson. Seller: Robert Conley, et al, Cornwall-on-Hudson. Property: 99 Long Hill Road, Highland Mills. Amount: $145,000. Filed Nov. 21. Exit 19 Realty LLC, Kingston. Seller: Technical Coatings Corp., Kingston. Property: 40 Clarendon Ave., Kingston 12401. Amount: $595,000. Filed Nov. 19.

Facts & Figures Fast Easy House Buyer Inc., Monroe. Seller: John R. Seyler, Middletown. Property: 33 Lake Ave., Middletown 10940. Amount: $50,000. Filed Nov. 22.

Hudson River Valley Properties Real Estate LLC, New Paltz. Seller: Vincent J. Valetutti Jr., Kerhonkson. Property: in Esopus. Amount: $32,400. Filed Nov. 19.

Little York Enterprises LLC, Warwick. Seller: U.S. Bank NA. Property: 13 High Meadow Drive, Warwick 10990. Amount: $157,500. Filed Nov. 21.

Open Space Institute Land Trust Inc., New York City. Seller: Pamela P. Golden, et al, Tucson, Arizona. Property: in Olive. Amount: $750,000. Filed Nov. 20.

Scatsy’s Real Properties LLC, Middletown. Seller: Roberta DeMarco, Goshen. Property: 22 Red Barn Lane, Middletown 10940. Amount: $103,000. Filed Nov. 13.

Federal National Mortgage Association. Seller: James R. Pawliczek, Florida. Property: 119 Fullerton Ave., Newburgh 12550. Amount: $172,436. Filed Nov. 26.

Hudson Valley Luxury Homes Inc., Somers. Seller: Marc M. Kreiness, Mahopac. Property: in Carmel. Amount: $255,000. Filed Nov. 26.

M-M2 RE Holdings 22 LLC, Salt Point. Seller: Fred E. Porter, et al, Poughkeepsie. Property: in Poughkeepsie. Amount: $121,000. Filed Nov. 22.

Orchid Street Property LLC, Montgomery. Seller: Aond Inc., Haverstraw. Property: in Montgomery. Amount: $510,000. Filed Nov. 18.

Schwartz Estates LLC, Highland Mills. Seller: GHDK Holdings LLC, Monroe. Property: 328 Route 32, Newburgh. Amount: $160,000. Filed Nov. 25.

Federal National Mortgage Association. Seller: Ned Kopald, Highland Falls. Property: 426 Route 48, Thompson Ridge 10985. Amount: $192,950. Field Nov. 13. Fire Fox Farms LLC, Gardiner. Seller: Rebecca J. Withers, Wallkill. Property: 2142 Bruynswick Road, Wallkill 12589. Amount: $84,000. Filed Nov. 22. G and G Real Estate Management LLC, Old Tappan, New Jersey. Seller: The Bank of New York Mellon. Property: 524 Barberry Lane, Unit 26, New Windsor 12553. Amount: $171,150. Filed Nov. 13. GHDK Holdings LLC, Monroe. Seller: Terrence J. Kraese, et al, Middletown. Property: in Port Jervis. Amount: $65,000. Filed Nov. 27. Good Canaan Land Church, Flushing. Seller: Larry P. Barbieri, New Windsor. Property: 107-121 W. Main St., Montgomery 12586. Amount: $400,000. Filed Nov. 18. Greenheart Holdings LLC, Mahopac. Seller: U.S. Bank Trust N.A. Property: 125 Third St., Newburgh 12550. Amount: $102,000. Filed Nov. 13. Hasbrouck Equities LLC, Monroe. Seller: Martin E. Boone, Newburgh. Property: in Newburgh. Amount: $105,000. Filed Nov. 26. Hasbrouck Equities LLC, Monroe. Seller: Peter O. Diaz, et al, New Windsor. Property: 34 Fullerton Ave., Newburgh 12550. Amount: $96,300. Filed Nov. 13. Hoang and Nguyen Bros LLC, New Windsor. Seller: Howard Protter, Walden. Property: 3 Farmstead Road, New Windsor 12553. Amount: $231,900. Filed Nov. 19. Homes By LV LLC, Newburgh. Seller: Real Estate Growth Fund LLC, San Jose, California. Property: 14 Royal Circle, Newburgh 12550. Amount: $169,000. Filed Nov. 12. Homma LLC, Kingston. Seller: Annona Corp., Cottekill. Property: in Kingston. Amount: $350,000. Filed Nov. 20. Hopes and Dreams Enterprises LLC, Middletown. Seller: C and M Auto Repair Group LLC, Middletown. Property: 6-10 and 22-26 Academy Ave., Middletown. Amount: $835,000. Filed Nov. 21.

Hurley Excavation and Landscaping Inc., Hurley. Seller: Ellen McBride, Stone Ridge. Property: in Marbletown. Amount: $73,000. Filed Nov. 25. Ibat Estates LLC, Brooklyn. Seller: NJCC-NYS CRF REO Subsidiary LLC, Houston, Texas. Property: 52 Ridge Road, Highland Mills 10930. Amount: $205,000. Filed Nov. 29. Jade Post LLC, Larchmont. Seller: Fannie Mae. Property: 310 Pudding St., Carmel 10512. Amount: $204,098. Filed Nov. 27. Jewish Lubavitch Outreach Center of Orange County Inc., Goshen. Seller: Craft Realty LLC, Monsey. Property: 213-215 W. Main St., Goshen 10924. Amount: $100,000. Filed Nov. 26. Kafou Real Estate Ventures LLC, Alpharetta, Georgia. Seller: Wilmington Savings Fund Society FSB. Property: 54 Seward Ave., Port Jervis. Amount: $62,000. Filed Nov. 12. Key Bank NA. Seller: Kara Cavallo, Walden. Property: 20 Cooks Lane, Walden 12586. Amount: $125,000. Filed Nov. 19. Kiel Contracting LLC, Middletown. Seller: GHDK Holdings LLC, Monroe. Property: in Port Jervis. Amount: $81,000. Filed Nov. 27. KJ Horizon LLC, Monroe. Seller: 5 Eahal LLC, Monroe. Property: 5 Eahal Court, Units S011 and S012, Monroe 10950. Amount: $255,000. Filed Nov. 14. Koithara Akasala LLC, Nanuet. Seller: R and G Gasoline Properties Inc., Tuxedo Park. Property: 1 S. Main St., Florida 10921. Amount: $360,000. Filed Nov. 19. Laurelside 1 LLC, Willow. Seller: Antonia S. Foster, Wassaic. Property: in Mount Tremper. Amount: $45,000. Filed Nov. 20. Left of Ridge LLC, Callicoon. Seller: Nicholas DeMatteo, Southfields. Property: in Warwick. Amount: $125,000. Filed Nov. 15. Liberty Point Commons LLC, Monticello. Seller: Goshen Pine Ridge LLC, Monticello. Property: 2 William Corie Drive, Blooming Grove. Amount: $227,000. Filed Nov. 12.

M&T Bank, Buffalo. Seller: Michael Cochi, et al, Campbell Hall. Property: 312 Ridge Road, Campbell Hall 10916. Amount: $307,000. Filed Nov. 15.

Parris Development Projects LLC, West Orange, New Jersey. Seller: Nicholas Russiyan, et al, Chester. Property: 58 Deer Trail Road, Chester 10918. Amount: $585,000. Filed Nov. 19.

Secretary of Housing and Urban Development, Washington, D.C. Seller: Johanna Eyb, Putnam Valley. Property: in Putnam Valley. Amount: $324,933. Filed Nov. 25.

Macioce Co LLC, New Windsor. Seller: K and M Cottage Realty Corp., Middletown. Property: in Middletown. Amount: $415,000. Filed Nov. 22.

Payrose Realty LLC, Monroe. Seller: Craigville Property Inc., Chester. Property: 871 Craigville Road, Chester 10918. Amount: $840,000. Filed Nov. 19.

Selene Finance LP, Houston, Texas. Seller: Kelli O’Brien, Goshen. Property: 16 Hillside Ave., Highland Falls 10928. Amount: $181,808. Filed Nov. 26.

Meadow Stream LLC, Brooklyn. Seller: Catello Viviani, Kingston. Property: in Esopus. Amount: $45,000. Filed Nov. 25.

Plattekill Public Library, Modena. Seller: Town of Plattekill, Medina. Property: in Plattekill. Amount: $275,000. Filed Nov. 25.

Shalders Homes LLC, Pine Bush. Seller: Regina Onesty, et al, Pine Bush. Property: in Shawangunk. Amount: $75,000. Filed Nov. 19.

Millpond Management Inc., Cornwall-on-Hudson. Seller: Michele L. Babcock, Walden. Property: 28 Branch St., Monroe 10950. Amount: $113,500. Filed Nov. 18.

Posterity Holdings LLC, Jersey City, New Jersey. Seller: Perfect Home RJR LLC, Chappaqua. Property: 15 Lutheran St., Newburgh 12550. Amount: $257,000. Filed Nov. 13.

SJF 1984 LLC, Monroe. Seller: Paul Brite, Newburgh. Property: 8 Birchwood Drive, New Windsor 12553. Amount: $151,000. Filed Nov. 26.

Mortgage Equity Conversion Asset Trust 2011-1. Seller: Peter G. Botti, Goshen. Property: 21 East Ave., Middletown 1940. Amount: $252,532. Filed Nov. 27.

R and B Route 9D Realty LLC, New York City. Seller: 531 Route 9D LLC, Poughkeepsie. Property: 531 Route 9D, Philipstown. Amount: $625,000. Filed Nov. 25.

Smilo Realty LLC, Newburgh. Seller: Sharon L. Count, Highland Mills. Property: 22 Edison Ave., Woodbury. Amount: $260,000. Filed Nov. 27.

R.G. LLC, Middletown. Seller: 437 LLC, Newburgh. Property: in Wallkill. Amount: $500,000. Filed Nov. 20.

SSLI Holdings LLC, Kingston. Seller: Bluestone/Lucas LLC, Hastings-on-Hudson. Property: in Kingston. Amount: $325,000. Filed Nov. 19.

Municipal Credit Union. Seller: Andrea L. Dumais. Property: 62 Deer Trail South, Greenwood Lake 10935. Amount: $189,978. Filed Nov. 14.

Rachiz Holdings Defined Benefit Pension Plan and Trust, Pomona. Seller: Noelia Beato, et al, Warwick. Property: 26 Cobblestone Lane, Unit 2901, Middletown 10940. Amount: $230,100. Filed Nov. 25.

State of New York Mortgage Agency, New York City. Seller: Lisa J. Felicissimo, Monroe. Property: 10 Lexington Hills, Unit 2, Harriman 10926. Amount: $135,000. Filed Nov. 25.

New Gen Construction Inc., Campbell Hall. Seller: Silhouette Farm LLC, Goshen. Property: in Goshen. Amount: $87,500. Filed Dec. 2.

Red Oak Equities LLC, New Windsor. Seller: County of Orange, Goshen. Property: in Blooming Grove. Amount: $7,500. Filed Nov. 29.

Taitch Land Inc., Monroe. Seller: Moshe Y. Ehrenfeld, Monroe. Property: 1 Mezabish Place, Unit 102, Monroe 10950. Amount: $345,000. Filed Nov. 22.

Newburgh Equities LLC, Monroe. Seller: Ilari Realty Inc., Highland Mills. Property: in Newburgh. Amount: $130,000. Filed Nov. 25.

Reuven Peters LLC, Kingston. Seller: Randy D. McGinnis, et al, Myrtle Beach, South Carolina. Property: in Kingston. Amount: $50,000. Filed Nov. 21.

Tony’s Enterprises Inc., Middletown. Seller: 308 North Realty LLC, Middletown. Property: in Middletown. Amount: $160,000. Filed Nov. 14.

North 36 LLC, Harriman. Seller: B. Edward Pierce, et al, Cornwall-on-Hudson. Property: in Washingtonville. Amount: $150,000. Filed Nov. 15.

Ridge 200 LLC, Callicoon. Seller: Nicholas DeMatteo, Southfields. Property: in Warwick. Amount: $125,000. Filed Nov. 15.

Towd Point Mortgage Trust 2015-5. Seller: Michele Marte-Indzonka, Newburgh. Property: 67 Oak Hill Road, Westtown 10998. Amount: $372,776. Filed Nov. 18.

OIA Holding LLC, Pawling. Seller: Mahopac Bank, Brewster. Property: in Patterson. Amount: $440,000. Filed Nov. 26.

Right of Ridge LLC, Callicoon. Seller: Nicholas DeMatteo, Southfields. Property: in Warwick. Amount: $550,000. Filed Nov. 18.

Olivia Quality Homes LLC, Highland Falls. Seller: John G. Murphy, et al, Fort Montgomery. Property: 30 Mine Dock Road, Fort Montgomery 10922. Amount: $3,700. Filed Nov. 15.

Scale Holdings LLC, Campbell Hall. Seller: Cantine American Way Inc., Rock Tavern. Property: 2437 Route 207, Campbell Hall. Amount: $205,000. Filed Nov. 12.

MTGLQ Investors LP, Houston, Texas. Seller: Alan L. Joseph, Goshen. Property: 8 Corinne Court, Monroe 10950. Amount: $451,155. Filed Nov. 13.

Tree2x Inc., Boiceville. Seller: Winton J. Morrison, Kingston. Property: 23 Crown St., Kingston. Amount: $235,000. Filed Nov. 26. U.S. Bank Trust N.A. Seller: Alan L. Joseph, Goshen. Property: 106 Orange Ave., Walden 12586. Amount: $215,516. Filed Nov. 22.

WCBJ

U.S. Bank Trust N.A. Seller: Glen A. Plotsky, Port Jervis. Property: 31 Colony Drive, Monroe 10950. Amount: $408,432. Filed Nov. 18. Uncle Peter’s Farm LLC, Lyons, Colorado. Seller: Stephen F. Tansosch, Accord. Property: in Rochester. Amount: $275,275. File Nov. 22. Wells Fargo Bank N.A. Seller: Juliana Bing, Goshen. Property: 171 High Barney Road, Middletown 10940. Amount: $192,256. Filed Nov. 13. Wells Fargo Bank N.A. Seller: Martin Hersh, Liberty. Property: 3390 Route 208, Campbell Hall 10916. Amount: $476,775. Filed Nov. 22. Weyrauch Construction Company Inc., Montgomery. Seller: Andrea Dumais, Walden. Property: 37 Crane Road, Middletown 10941. Amount: $139,000. Filed Nov. 27. Yoel Weiss Corp., Monroe. Seller: Joe Krausz, Monroe. Property: 24 Fort Worth Place, Monroe 10950. Amount: $116,000. Filed Nov. 12. Zadreamteam II Realty Corp., Bronx. Seller: Luke Camaj, Yorktown Heights. Property: 2684-2686 W. Main St., Wappingers Falls 12590. Amount: $372,500. Filed Nov. 25. Zanick Twelve LLC, White Plains. Seller: Robert Jonas, Livingston, New Jersey. Property: in Chester. Amount: $165,000. Filed Nov. 15.

JUDGMENTS 28 Country Deli Inc., Kingston. $1,167 in favor of the New York State Department of Labor, Albany. Filed Nov. 25. A Day of Serenity Inc., Middletown. $46,208 in favor of the New York State Department of Labor, Albany. Filed Oct. 24. David Gill Jr. Inc., Saugerties. $3,093 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 26. Fletcher Gallery Ltd., Woodstock. $986 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 26. Graze Farm to Table LLC, Accord. $4,297 in favor of the New York State Department of Labor, Albany. Filed Nov. 25. La Charla Mexican Restaurant Corp., New Paltz. $4,315 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 26.

DECEMBER 9, 2019

Facts & Figures Liberty Pipe and Supply Inc., Kingston. $17,935 in favor of the New York State Department of Labor, Albany. Filed Nov. 25. Mad Transportation Inc., Ellenville. $509 in favor of the New York State Department of Labor, Albany. Filed Nov. 25. Mels Mess Inc., Chester. $16,500 in favor of the Workers’ Compensation Board of the State of New York, Albany. Filed Oct. 24. MJP Painting and Construction, Kingston. $2,284 in favor of the New York State Department of Labor, Albany. Filed Nov. 25. Nothing But Diesel Inc., Ellenville. $3,617 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 26. Thai Cuisine Inc., New Paltz. $28,555 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 26. The Greenhouses Hotel LLC, Wallkill. $5,851 in favor of the New York State Department of Labor, Albany. Filed Nov. 25.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Ayuko-Williams, Margaret K., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $251,611 affecting property located at 6 Fenway Road, Hyde Park 12538. Filed Nov. 22. Baione, Michael R., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $742,500 affecting property located at 35 Tamarack Road, Mahopac 10541. Filed Nov. 26. Barnett, Dennis, et al. Filed by Pennymac Corp. Action: seeks to foreclose on a mortgage to secure $388,000 affecting property located at 124 Moffat Road, Washingtonville 10992. Filed Sept. 26. Bertuzzi, Robert J., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $328,250 affecting property located at 2 Country Club Road, Hopewell Junction 12533. Filed Nov. 22. Catanzaro, Stephen M., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $592,796 affecting property located at 21 Private Lane, Middletown 10940. Filed Sept. 26.

DECEMBER 9, 2019

Fraser, William F., et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $360,000 affecting property located at 184 Ressique St., Stormville 12582. Filed Nov. 27.

Pomarico, Greg D., et al. Filed by Trinity Financial Services LLC. Action: seeks to foreclose on a mortgage to secure $40,000 affecting property located at 72 Vail Ave., Beacon 12508. Filed Nov. 21.

Zmuda, Leina, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $280,000 affecting property located at 177 Grand St., Newburgh 12550. Filed Sept. 26.

The Clement, Brooks and Safier Team at BHHS Hudson Valley Properties, P.O. Box 3717, Kingston 12402, c/o Donna Brooks, Hayes Clement, and Harris L. Safier. Filed Nov. 26.

Guercio, John P., et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 33 Laurie Court, Kent 10512. Filed Nov. 27.

Portanova, Joseph J., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $164,437 affecting property located at 16 Lenny Court, Wappingers Falls 12590. Filed Nov. 21.

Mechanic’s Liens

Sole Proprietorships

Landau, Joseph, et al. Filed by Select Portfolio Servicing Inc. Action: seeks to foreclose on a mortgage to secure $274,890 affecting property located at 2 Lexington Hills, Unit 3, Harriman 10926. Filed Sept. 26. Larrabee, George F., as administrator and heir to the estate of George W. Larrabee, III, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $283,910 affecting property located at 447 Pine Bush Road, Stone Ridge 12484. Filed Nov. 26. Lattin, William L., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $226,750 affecting property located at 49 Smith Road, Pleasant Valley 12569. Filed Nov. 21. McFadden, John, et al. Filed by First American Funding LLC. Action: seeks to foreclose on a mortgage to secure $150,000 affecting property located at 883 Turkey Hill Road, Red Hook 12571. Filed Nov. 22. McNeil, John P., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $258,000 affecting property located at 134 Peaceable Hill Road, Brewster 10509. Filed Nov. 25. Meyer, Robert J., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 11 Garden Circle, Saugerties 12477. Filed Nov. 26. Miceli, Ivanilda X.R., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $163,535 affecting property located at 7 Tulip Drive, Brewster 10509. Filed Nov. 27. Olivieri, Kathi, as executor and trustee of the estate of Audrey J. Pulst, et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 24 Cochran Hill Road, Poughkeepsie 12603. Filed Nov. 20. Phillips, William E., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $60,000 affecting property located at 9 Shore Ave., Greenwood Lake 10925. Filed Sept. 25.

WCBJ

Rarick-Samuels Winnie, Judith, as guardian to GW, possible heir to the estate of Leroy E. Winnie, et al. Filed by Keybank NA. Action: seeks to foreclose on a mortgage to secure $50,000 affecting property located at 381 Lapla Road, Kingston 12401. Filed Nov. 25. Sabados, Alexander, et al. Filed by 1900 Capital Trust II. Action: seeks to foreclose on a mortgage to secure $161,600 affecting property located at 20 Cromwell Drive, Poughkeepsie 12603. Filed Nov. 22. Smith, Michael, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $199,495 affecting property located at 135 Hilltop Terrace, Kerhonkson 12446. Filed Nov. 26. Smits, Glenn J., et al. Filed by Wilmington Savings Fund Society FSB. Action: seeks to foreclose on a mortgage to secure $95,000 affecting property located at 131 Cragsmoor Drive, Pine Bush 12566. Filed Nov. 25. Ulloa, Jenny, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $158,067 affecting property located at 39 Arlington Place, Middletown 10940. Filed Sept. 25. Venezia, William J., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $337,452 affecting property located at 15 Brookfalls Court, Putnam Valley 10579. Filed Nov. 27. Vinti, Linda A., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $225,000 affecting property located at 30 Yankee Maid Lane, Goshen 10924. Filed Sept. 25. Wierzbowski, Michelle, et al. Filed by Community Restoration Corp. Action: seeks to foreclose on a mortgage to secure $317,000 affecting property located at 612 Stony Ford Road, Middletown 10941. Filed Sept. 26. Young, April J., et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $98,000 affecting property located at 19 Plattekill Drive, Mount Marion 12456. Filed Nov. 26.

English Dana Ent LLC, Goshen, as owner. $10,484 as claimed by Sunbelt Rentals Inc., Columbus, Ohio. Property: 52 Hatfield Lane, Goshen. Filed Nov. 15. Harness Estates LLC, Goshen, as owner. $10,800 as claimed by Ed Peters Painting, Slate Hill. Property: 223 Murray Ave., Goshen 10924. Filed Nov. 29. Kensington Manor LLC, as owner. $48,000 as claimed by Rivera Masonry LLC, Middletown. Property: in Middletown. Filed Nov. 12. LL Apartments LLC, as owner. $48,000 as claimed by Rivera Masonry LLC, Middletown. Property: in Middletown. Filed Nov. 12. Northwoods Holding Group LLC, as owner. $94,476 as claimed by Rhinebeck Builders Inc., Rhinebeck. Property: 16-18 Garden St., Rhinebeck. Filed Nov. 26. NY Dealer Stations LLC, as owner. $23,995 as claimed by Quiroz Concrete Contractor LLC, Hyde Park. Property: 1923 Route 6, Carmel. Filed Nov. 26. NY Dealer Stations LLC, as owner. $8,003 as claimed by Quiroz Concrete Contractor LLC, Hyde Park. Property: 1923 Route 6, Carmel. Filed Nov. 26. Rymer, Jonathon, as owner. $24,425 as claimed by Teddy’s Home Services Inc., Fishkill. Property: 225 Lehigh Ave., Chester 10918. Filed Nov. 19. Shalilof, Isaac, et al, as owner. $5,798 as claimed by Tim Tiger Enterprises LLC, Sparta, New Jersey. Property: 22 Fillmore Court, Monroe. Filed Nov. 13.

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

Partnerships Empire Networking, 651 Lybolt Road, Bullville 10915, c/o Mathew D. Rankin and Dylan J. Kratzert. Filed Oct. 23.

Boulder Strategic Communications, 45 John St., Goshen, c/o Jeremy Zweig. Filed Oct. 31. Claudia’s Tailoring, 299 Washington St., Newburgh, c/o Claudia Adelicia Wolf. Filed Oct. 21. CPR My Friend For Life!, 40 Hospital Road, Tuxedo Park 10987, c/o Kim McMillon. Filed Oct. 30. Delia Martinez Ibarra Taxi, 148 Seven Springs Road, Monroe, c/o Delia Martinez Ibarra. Filed Oct. 30. Dinero Trading, 23 Mountainview Drive, Highland Mills 10930, c/o Emma L. Medina. Filed Oct. 30. Elite Pro Team and Supplies, 1607 Baldwin Place, Newburgh, c/o Cheyene Kehlenbeck. Filed Oct. 31. Fox Hollow Tree Service, 130 Felter Mill Road, Washingtonville 10992, c/o Connor John Smith. Filed Oct. 31. Fratto, 290 E. Main St., Middletown 10940, c/o Mario L. Fratto Jr. Filed Oct. 28. Glick Strategy, 43 Woodland Terrace, Central Valley 10917, c/o Scott C. Glick. Filed Oct. 25. Goodagain Island, 62 N. Main St., No. 210, Florida 10921, c/o Edward Sheridan. Filed Oct. 24. H.S.B. Handyman Services, 30 Beers Drive, Middletown 10940, c/o Henry Samuel Brown. Filed Oct. 22. IA Heckman, 42 Crown St., Kingston 12401, c/o IA Heckman-Ragues. Filed Nov. 26. Ispmu Hudson Valley, 1607 Baldwin Place, Newburgh, c/o Cheyene Kehlenbeck. Filed Oct. 31. Jen Jeglinski Art and Design, 119 Cedar Drive, Kerhonkson 12446, c/o Jennifer M. Jeglinski. Filed Nov. 25. Lotus Flower Day Spa, 23 Main St., Chester, c/o Beth S. Novick. Filed Oct. 24. Memories by Makenzie, 7 Jodphur Lane, Newburgh 12550, c/o Makenzie Faith Warf. Filed Oct. 23.

Moda Deluxe, 278 Washington St., Newburgh 12550, c/o Chris Elizandro Luna. Filed Oct. 23. Phil’s Pro Shop, 22 Pierpont Ave., Newburgh 12550, co Philip Anthony Bruno Jr. Filed Oct. 31. Pink Poppy Boutique, 23 William White Road, Ulster Park 12487, c/o Christine B. Wrixon. Filed Nov. 26. Production Ready Concepts, 61 Stewart Ave., Newburgh 12550, c/o Kean R. Risko. Filed Oct. 23. Ray’s Place, 79 W. Main St., Middletown, c/o Ramon A. Colon. Filed Oct. 29. Roman Glass, 246 Main St., Apt. 2, Cornwall-on-Hudson 12518, c/o Roman Zaychenko. Filed Oct. 21. Rosa’s Professional Services, 251 Hull Ave., Clintondale 12515, c/o Rosa Maria Torres-Guiglotto. Filed Nov. 25. Ryan’s Painting, 1 Paisley Court, Highland Mills, c/o Ryan A. Clarkin. Filed Oct. 31. Sage Living Acupuncture, 15 W. Meadow Way, Chester 10918, c/o Carlette Elizabeth Zottola. Filed Oct. 30. Scratch Baking Co., 3 Sasers Farm Road, Warwick 10990, c/o Gilda F. Burke. Filed Oct. 29. Shekilledit, 88 Kenny Court, Newburgh 12550, c/o Alicia Christine Martin. Filed Oct. 24. Super Landscaping, 78 William St., Apt. 2, Newburgh 12550, c/o Jose Seferino Vimos Lluilema. Filed Oct. 21. Team Playmakers, 1 Linden Trail, Monroe 10950, c/o Adam Louis Flores. Filed Oct. 23. Villas Market, 327 Broadway, Newburgh, c/o Claudio Ramiro Villa. Filed Oct. 21. Whipped Cupcakes Patisserie, 93 Homestead Ave., Maybrook, c/o Nicole Moonye Conklin. Filed Oct. 24. Wolf Tree Design, 44 Alfred Place, Walden 12586, co Emily Lynne Nestlerode. Filed Oct. 29.

LEGAL NOTICES PMSB Management LLC. Filed 9/11/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 69 Remsen Circle, Yonkers, NY 10710 Purpose: all lawful #62382 Derekâ&#x20AC;&#x2122;s Walks LLC. Filed 9/17/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 113 Main St. Apt 1N, Irvington, NY 10533 Purpose: all lawful #62383 Dita Balaj Beauty LLC. Filed 8/27/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 40 West Main St, Mt. Kisco, NY 10549 Purpose: all lawful #62384 51 Central Realty, LLC. Filed 8/22/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 51 Central Avenue, Ossining, NY 10562 Purpose: all lawful #62385 204 DRAKE LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 8/22/2019. Cty: WESTCHESTER. SSNY desig. as agent upon whom process against may be served & shall mail process to 186 SETON DR., NEW ROCHELLE, NY 10804. General Purpose. #62386 Notice of Formation of FILOPEI LEGAL CONSULTING PLLC. Articles of Organization filed with the Secretary of State of New York (SSNY) on 07/02/2019. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to The LLC, 68 E. Hartsdale Avenue, Ste S1, Hartsdale, NY 10530. Purpose: Any lawful activity. #62387

Mobius Veterinary Services PLLC. Art. of Org. filed with SSNY on 9/5/19. Office location: Westchester County. SSNY designated as agent of the PLLC upon whom process against it may be served. SSNY shall mail a copy of any process to The PLLC, 80 Van Wart Ave., Tarrytown, NY 10591. Purpose: To practice the profession of Veterinary Medicine #62388

Notice of Formation of Maverick Multimedia, LLC Application for Authority filed with N.Y.S. Department of State on 10/28/19. Westchester County. CT Corporation System designated as agent of the LLC upon whom process against it may be served. N.Y.S. Department of State shall mail process to the LLC, 28 Liberty St, New York, NY, 10005. Purpose: any lawful purpose. #62392

BRC Global Security Group LLC, Art. of Org. filed with the SSNY on 10/04/2019. Office: Westchester County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail copy of process to the LLC, 2 The Court, New Rochelle, NY 10801. Purpose: Any lawful purpose. #62389

North of Mad LLC. Art. of Org. filed with SSNY 7/9/19. Office Location: Westchester Cty. SSNY designated as agent for process & shall mail to: 3 Fermi Ct., Cortlandt Manor NY 10567 Purpose: all lawful. #62393

Don Vonne LLC filed with SSNY on 12/27/18. Off. 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, 26 First Ave #8053 Pelham, NY 10803. Purpose: any lawful purpose. #62390 Notice of Formation of LRM MEDIA STRATEGIES, LLC. Art. Of Org. filed with SSNY on 10/7/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 7 Crawford Dr. Tuckahoe, NY 10707. Purpose: any lawful purpose. #62391

AlignerInsider LLC. Art. of Org. filed with SSNY 10/15/19. Office Location: Westchester Cty. SSNY designated as agent for process & shall mail to: 1983 Crompond Rd, Cortlandt Manor NY 10567 Purpose: all lawful. #62394 HLW Ventures, LLC. Art. of Org. filed with SSNY 9/18/19. Office Location: Westchester Cty. SSNY designated as agent for process & shall mail to: 98 Dunston Ave, Yonkers, NY 10701 Purpose: all lawful. #62395 FOAT Consultants, LLC, Arts of Organization filed with Sec. of State of NY (SSNY) 8/02/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 15 Lake Street, #4D, White Plains, NY 10603. Purpose: all lawful. #62397 Notice of Formation of Montauk Recruitment Group, LLC Art. Of Org. filed with SSNY on 9/12/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 9A Lewis Road, Pound Ridge, NY 10576. Purpose: any lawful business purpose #62398

Notice of Formation of Bedford Baby Co. LLC Art. Of Org. filed with SSNY on 9/6/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 9A Lewis Road, Pound Ridge, NY 10576. Purpose: any lawful business purpose. #62399 Notice of Formation of KAY DEE SQUARE, LLC. Arts. of Org. filed with SSNY on 10/18/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to MSJ Financial Svcs., 1 Prospect Ave., White Plains, New York 10607. Purpose: any lawful act or activity. #62400 Notice of Formation of East & West Integrative Therapy, LLC. Art. of Org. Filed with SSNY on 9/3/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC , 9 Valentine Road, Briarcliff Manor, NY 10510. Purpose: any lawful purpose. #62401 Notice of formation of Frithco LLC. Articles of Org. filed with SSNY on 4/02/18. Office loc Westchester Cty. SSNY desig. as agent of the LLC upon whom process aganst it may be served. SSNY shall mail process to the LLC, 310 Nob Hill Dr., Elmsford, NY 10523. Purpose: all lawful. #62405 Notice of Formation of CVP CREATIVE SOLUTIONS LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 10/21/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Christopher James Vander Putten, 36 Westview Ave., Apt. 3A, Tuckahoe, NY 10707. Purpose: any lawful act or activity. #62407

JLO Realty LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/13/2007. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 40 Whitman St., Hastings On Hudson, NY 10706. General Purpose. #62408 THE ANNUAL RETURN OF THE BARBARA J. AND LAWRENCE J. GOLDSTEIN DOGOOD FOUNDATION, INC. for the calendar year ended December 31, 2018 is available at its principal office located at 1865 Palmer Avenue, Larchmont, NY 10538 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal Manager of the foundation is Lawrence J. Goldstein. #62409 Notice of Formation of EYERIS CAPITAL LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 6/17/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 10 Seneca St., Rye, NY 10580. Purpose: any lawful act or activity. #62410 Notice is hereby given that a license (#TBA) for WINE & BEER has been applied for by NORTH BROADWAY USA INC, AT RETAIL, IN A RESTAURANT, UNDER THE ABC LAW at 279 N BROADWAY SLEEPY HOLLOW, NY 10591 for on-premises consumption. #62411

NOTICE OF FORMATION OF LIMITED LIABILITY COMPANY (LLC). NAME: New Life Done Right LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 10/17/19. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to LLC c/o 1767 Central Park Ave, #363, Yonkers, New York 10710. Purpose: all lawful. #62412 NOTICE OF FORMATION OF LIMITED LIABILITY COMPANY (LLC). NAME: Search Save Buy LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 10/17/19. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to LLC c/o 1767 Central Park Ave, #363, Yonkers, New York 10710. Purpose: all lawful. #62413 Notice of Formation of Pelham 327 LLC Art. Of Org. filed with SSNY on 10/16/19. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 3957 Provost Avenue, Bronx, NY 10466. Purpose: any lawful purpose. #62414 Notice of Formation of REHAB JACK OCCUPATIONAL THERAPY PLLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 11/15/19. Office location: Westchester County. SSNY designated as agent of PLLC upon whom process against it may be served. SSNY shall mail process to: c/o Jack Gigli, 15 Maywood Ave., Rye Brook, NY 10573. Purpose: any lawful act or activity. #62416

WCBJ

Notice of Formation of MENS SANA ADVISORS LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 10/29/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 24 Glen Eagles Drive, Larchmont, NY 10538. Purpose: any lawful act or activity. #62417 Notice of Formation of GREY HOUSE CREATIONS, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 10/4/19. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Melissa Garetto, 3350 Poplar St., Yorktown, NY 10598. Purpose: any lawful act or activity. #62418 645 South Columbus LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/4/2019. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 89 Edison Ave., Mount Vernon, NY 10550. General Purpose. # 62396 Notice of formation of Island Breeze Grill & Cafe LLC. Articles of Organization filed with Secretary of State (SSNY) on 11/21/2016. County : Westchester. SSNY designated as agent of LLC upon whom process against it may be served and shall mail process to: 40 Meriwether Trail, Congers, NY 10920. Purpose: all lawful. # 62415

DECEMBER 9, 2019

GHP OFFICE REALTY WELCOMES

MONTEFIORE MEDICAL CENTER 127,026 SQUARE FEET

555 TAXTER ROAD

ELMSFORD, NEW YORK

DECEMBER 9, 2019

WCBJ

Andrew M. Greenspan

James J. Houlihan

andy@ghpoffice.com

jjh@houlihanparnes.com

GHP Office Realty, LLC Four West Red Oak Lane White Plains, NY 10604 914.642.9300 ghpoffice.com