Westfair Business Journal, December 4, 2023 by Westfair Business Journal

Rendering of Adora Row at 80 Westchester Ave., White Plains.

CHANGED CIRCUMSTANCES AFFECT MAJOR DEVELOPERS IN WHITE PLAINS By Peter Katz / pkatz@westfairinc.com

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In the The greening Spotlight: of Yonkers Mauro Porcini, chief design officer at PepsiCo

Op-Ed: Congress Preparing business must restore financials for full an R&Dinexpensing exit 2024 Page 5

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Job loss taxDr. issues Westport’s Jennifer Guttman offers advice for Page 19 dealing with holiday season stress Page 7

Owners Bank aims Open banking to growup small shakes the businesses financial services world Page 17

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In the Spotlight: Mauro Porcini, chief design officer at PepsiCo By Phil Hall / phall@westfairinc.com

“Pepsi is always on the world stage,” Porcini wrote in his book. “That means the brand needs to resonate both globally and locally.” Mauro Porcini

In 2012, Purchase-headquartered PepsiCo Inc. hired Mauro Porcini as its first chief design officer. While the company had a long history of iconic brand designs for its diverse product line, the recruitment of Porcini – who was previously 3M's first chief design officer – signaled the company’s goal to take the design element of its operations to a higher level. Porcini recalls his work at PepsiCo in the new book “Good Design is for Everyone,” published by Rizzoli New York. In creating this book, Porcini details how PepsiCo views design as the platform to “to tell a compelling and holistic story” for what he described as a “brand in perpetual motion.” “Pepsi is always on the world stage,” Porcini wrote in his book. “That means the brand needs to resonate both globally and locally. One week, we might design a Pepsi activation that invites cola fans to an immersive experience. That following week, we’ll art–direct a music video and collaborate on a licensing project with a major fashion house.” The Business Journal spoke with Porcini regarding “Good Design is for Everyone” and his role in shaping the PepsiCo image. Congratulations on your new book. What inspired you to write this new book? I joined the company in July 2012 and we started to hire the design team a few months after. The first project started in 2013. So, 10 years later we looked back and the company is a very different company. From a portfolio standpoint, design is totally integrated inside the culture of the organization – you can see it in the products, in the experience we build into the brands. We have 17 design centers around the world and we have more than 300 people spread in every region of the world. We thought we were at a very important moment with the redesign of very iconic brands to pause, look back, celebrate these achievements, and tell the story of

this journey that many people are not aware of. One of the most entertaining anecdotes in the book was when you recalled how a recruiter contacted you in 2011 and you turned him down. Why did you turn down Pepsi, and how did you get to change your mind? I am an industrial designer and all my life has been in tech. I did my thesis on wearable technologies with Philips, then I had my own company, and then for 10 years I'd been with the tech company 3M in Minnesota. And so, when a company coming from this industry – food and beverage, where I never worked – came to me and told me there is an opportunity as chief design offer in PepsiCo. On one side I was very humbled and honored by them thinking of me. But on the other side, I was thinking, “Well, but that's not what I do. I mean, I'm an industrial designer, I do innovation in technology.” When you accepted the job, was there a culture shock? When you think of a startup, you see these pictures of Bezos and Amazon in a room and Steve Jobs in his garage. We had the same kind of vibe, the same kind of feeling in the space that we had close to Bryant Park in New York City. My office was a tiny, tiny room that they used to put brooms and things to clean the floor. It was without windows and tiny, tiny, tiny – it was not even a room, it was a closet. And that was where I had my desk. This space was so embarrassing that we had to have all the interviews in hotels and restaurants nearby, telling people about what we're doing. But we didn't want people to have their very first impression to enter in this space. And that culture of the start-up, that culture of rolling up our sleeves, is still there today. When you put forth a new design, how do you test it to ensure the public likes it? Do you work with focus groups, or is the design released in a limited edition in a certain geography? We use multiple methodologies depending on the kind of project, but essentially we divide testing in two dimensions. One is the more formal testing process – we have qualitative research, and then at a certain point we do quantitative research. There Westfair Business Journal

are different kinds of formal ways to test ideas. The problem, though, is that if you just rely on this, often the most outstanding ideas, the strongest ones, are also the more polarizing ones. Obviously, it depends on the questions you ask or how you interpret the data. But formal testing is just one dimension – it cannot be enough, so then there is a second one, essentially informal conversations going on all the time between the team members and a series of people out there who could be influencers that we need. At any event, it could be a customer that you meet for another reason, it could be business leaders in an organization with a lot of experience that you're meeting. You’re collecting insights and information in a very organic way, getting feedback, tweaking ideas. And this is design thinking in action. But you need to understand what makes sense for your business, what we call viability and what makes sense from our processes, our manufacturing capabilities, and so on. You try to understand what the world wants, but you start to wonder what makes sense for your company from a business and processes standpoint. Once you have an idea of this, you need to be inside the company to understand the business model of the company that processes the culture. Once you have an intuition of what will work, you prototype right away to make things. That's why having an internal team is so important, because it's very different than go to an agency and tell them on Feb. 1 you need this by June 1. We work with tons of agencies out there, but we are inside building the right culture, working cross functionally with all the other functions, and understanding the company, the business model, the culture, the processes, inside out. The readers of the book might be surprised to find the great quantity of clothing design related to the PepsiCo brands. Do you find it more difficult or easier to design clothing versus designing cans and bottles? Personally, I have a big passion for the fashion industry – I have many personal connections with that industry. Fashion is a specific kind of skill that is unique – if you are a graphic designer, it's not easy to do industrial design. And if you’re in industrial design, it is not easy to do digital design. These are all different kinds of skills you have in an organization. As a leader, together with other

December 4, 2023

design leaders in the company, what is important for us is to understand we cannot be expert in every single field. We need to understand those fields, call in the experts that are really the best in those specific fields. But as leaders, we need to have a very clear idea what is the strategy, what we're trying to do. The design strategy for Pepsi manifests itself in a packaging in a piece of clothing, in an event with architecture and interior design in the digital world. And this is interesting, because you need a skill in the design world that doesn't really exist. When you study design, you study one of these fields – I studied industrial design, but graphic design is a different school, fashion design is a different school. It is like in science: you study biology, chemistry or mechanical engineering, and they are very different from one another, even though eventually they fall under the same kind of bucket. For the design leaders of PepsiCo, we look at people that have an understanding of all these different dimensions, and there is no school that prepares you for that. There is the school of life. There are career paths that prepare you for something. That happened to me. Within PepsiCo, we are trying to recreate the kind of career path to grow those kinds of designers to have this 360-degree experience in the world of design from within. What are you focused on for 2024? There are four big trends that are impacting our industry and the planet: sustainability, health and wellness, personalization of products experiences – and the fourth one is overarching the other three, the role of technology. From the existing brands and the new ones we could create, we're looking at opportunities to make those products and brands more sustainable, healthier, and more personalized in the way they manifest themselves in the product. Technology plays a very important role – the digitization of the world and what technology gives you in the opportunity to customize offerings to people. But technology is a tool. The role of the human being in all of this is even more important – you will need to have critical thinking to interpret and understand the power of technology in your industry, for your profession, in your company. And this implies that we need to keep focusing on the people we serve and the people inside the organization that drive that innovation, that drive design and drive branding.

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December 4, 2023

By Phil Hall / phall@westfairinc.com - By Peter Katz / pkatz@westfairinc.com

News Briefs

No matter what business you’re in, we’re into your business.

Two Connecticut news publishers are acquired

onnecticut’s media industry was reconfigured with the acquisition of two newspaper publishing operations. The Winsted Citizen, the Ralph Nader-founded Litchfield County monthly newspaper which shut down last month after publishing nine editions, has received a reprise after being acquired by American Business Media, a trade media publishing company based in Simsbury, Connecticut. The financial terms of the acquisition were not disclosed. Andy Thibault, the publisher and editor of the Winsted Citizen, will continue to lead the newspaper, which will retain its publishing schedule. American Business Media produces magazines, websites and trade conferences focuses on the mortgage banking industry, and the Winsted Citizen is the company’s first consumer-facing publication. Separately, Hearst Connecticut Media Group (HCMG) announced that it has reached a preliminary agreement to acquire Mer-

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iden-based RJ Media Group, which includes the daily Record-Journal newspaper along with seven weekly newspapers, their respective websites and a digital agency. The financial terms of the acquisition were not disclosed, nor was a timeline for the transaction announced. It is also unclear if there will be significant editorial changes within the RJ Media Group workforce. “It has been our family’s sincere honor to serve this community and work with all of you for the past 156 years and five generations to provide trusted, local journalism to support a strong democracy, help local businesses and organizations grow and to partner with community members and leaders to make a difference,” said Liz White Notarangelo, the Record-Journal publisher. “Although it is sad in many ways, as the publisher and 5th generation family owner of our company, I am pleased to share that Hearst Connecticut Media Group will be the new owner.”

Mastercard to issue cards in China

urchase-headquartered Mastercard (NYSE:MA) has received the approval from the Chinese government to begin issuing yuan-denominated credit cards in China. The People’s Bank of China (PBOC) and the National Financial Regulatory Administration reviewed and approved the application of a new joint venture formed by Mastercard NetsUnion Clearing Corporation Information Technology (Beijing) Co. Ltd to establish a bank card clearing insti-

tution in China. The PBOC issued the bank card clearing license to the joint venture, called Mastercard NUCC, that will enable its member institutions to issue and accept Mastercard-branded bank cards across China. Mastercard is the second foreign payments-network operator to be given access to the Chinese domestic market. In 2020, a similar joint venture with a Chinese company enabled American Express to expand into China.

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Molinaro bill pushes Amtrak on ADA compliance

.S. Rep. Marc Molinaro has joined a bipartisan group of lawmakers to introduce the Think DIFFERENTLY Transportation Act, which is designed to compel Amtrak to comply with the Americans with Disabilities Act of 1990 (ADA). According to Molinaro, Amtrak received $275 million in federal funds for accessibility upgrades from 2017 to 2021, and it continues to receive near this amount through 2025. However, as of July 2023, Amtrak has only made 30% of its 385 stations accessible to those with disabilities. The newly introduced bill mandates Amtrak to address the accessibility upgrades by directing the agency to commission a report to Congress on its ADA compliance for all its trains and rail stations. The report also requires Amtrak to provide a deadline for when the upgrades will be completed by. “Thirty years after the Americans with Disabilities Act passed – Amtrak’s leadership still has work to do to meet the law and make trains and rail stations accessible to individuals of all disabilities. My bipartisan bill forces the issue,” said Molinaro, a Republican who represents New York’s 19th Congressional District. Molinaro introduced this bill with U.S. Reps. Donald Payne Jr. (D-NJ), Troy Nehls (R-TX), Chris Pappas (D-NH) and Andre Carson (D-IN), along with Dels. Eleanor Holmes Norton (D-DC) and Jenniffer Gonzales-Colon (R-PR).

December 4, 2023

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Preparing business financials for an exit in 2024 by Andrea Harrington & Kevin Donnovan

You’ve founded a business and watched it thrive. What’s next? You might not be ready to move on just yet, but maybe you can see that moment on the horizon, potentially even this year. As a company founder, what can you do right now to make sure your exit from the company — when the time is right — goes smoothly and you retain the wealth you’ve built? Make sure the business’s financials and tax positions are already in order. Before you even contemplate going to market, get your financials and tax positions in order. You never know when you might be approached by a potential buyer. You don’t want to be scrambling to get everything in line and derail an opportunity. Look for any potential financial issues and tax exposures before that happens. When you present your business’s financial picture to a buyer, you should have a good understanding of which line items the buyer is likely to carve out when they’re valuing the business. For example, buyers may carve out one-time or non-recurring revenues (i.e. PPP loan proceeds), conversely, they may allow a portion of the owner’s salary (if excessive) to be added

back, because that won’t be an ongoing cost for them (i.e. they can hire a replacement at a lower cost - this is a positive addback for the seller and can make the deal more attractive). On the other hand, if the buyer feels the owner wasn’t taking enough salary for the services or efforts provided, they may need to increase that number if they’re planning on hiring a qualified replacement.

Make sure you’re up to date on all your non-income tax filings. If you’re providing services in another state but haven’t been paying sales tax, that’s something a buyer might carve out of the purchase price. Also, take a look at how you’re

categorizing any personal expenses that run through the business. This is something you should be carefully tracking anyway for accounting and tax purposes, but it’s especially important before a sale. Being prepared means you can go to market quickly, striking while the iron is hot, especially if your industry is on an upswing.

Prepare for different potential deal structures. The kind of deal on the table has serious tax implications, so it’s especially important to look at how the deal is structured. Is it an asset or a stock deal? In a stock deal, the buyer buys an ownership share in the existing company, which remains intact. An asset deal means the buyer remains separate from the company but purchases specific assets or items from the company. There are pros and cons to each, and different tax implications. If you’re an S-corp, a buyer may want to do an asset acquisition, which can cost the seller more at tax time. In some deals, the buyer wants the owner to stay involved after the transaction. Sellers prefer cash up front, but the current market means more of the compensation for the purchase of your company might be paid out over a longer term, rather than immediately. The structure of the deal has specific tax implications for both buyer and seller. In an asset sale, the seller may be looking at depreciation recapture which is taxed at a higher rate. The buyer receives tax benefits from an asset sale, including a step up in depreciable basis and no responsibility for the seller’s income tax liability, so buyers may be less rigorous about due diligence under those circumstances. Sellers can try to push for better terms. For example, if the buyer wants an asset deal but the seller wants a stock deal, can you meet in the middle with the purchase price to compensate for the differ-

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December 4, 2023

ence in the tax cost? Running these scenarios ahead of buyer interest can help founders enter acquisition conversations with the specific structure they want in mind. Andrea Harrington

Rein in spending and extend your runway. Businesses faced a number of challenges in 2023. Labor markets are an issue, there’s lingering concern about recession, and inflation is having a real impact. In this environment in which capital is more expensive and harder to come by, maintaining a leaner balance sheet and doing more with less will be appealing to potential future buyers. If you are raising money, raise a little extra so you have a cushion and can avoid borrowing. If you can, raise prices to keep up with inflation and maintain margin levels. Automate as much as possible to create efficiencies in how your business is run. Since we don’t know when the economy will get hot again, maintaining a longer runway removes pressure to rush into a sale or take on investment with unfavorable terms.

Kevin Donovan

Andrea Harrington and Kevin Donovan are partners at accounting and advisory firm Fiondella, Milone and LaSaracina LLP (FML CPAs) with offices in Stamford, Avon, Glastonbury, Enfield, New Haven and Stafford Springs.

Deals still happen. As the saying goes, “Strong businesses are bought, not sold.” Companies with sustainable, continuous revenue, fewer supply-chain issues, good management and good infrastructure will always stand out to buyers. The current environment presents more challenges than we’ve seen in a while, but M&A rolls along. This could still be the year to sell your business — if you’re ready.

CHANGED CIRCUMSTANCES AFFECT MAJOR DEVELOPERS IN WHITE PLAINS Page 1

ly-approved 276 units. The currently planned 20,547 square feet of commercial space would remain the same. The current number of parking spaces, 753 with 275 spaces dedicated to White Plains municipal parking, might need to be adjusted. He indicated that a new building design was being worked out. Attorney Neil Alexander of the White Plains-based law firm Cuddy & Feder, who is representing Lennar's Quarterra, said that it is likely that Lennar would need to ask for additional time extensions in the future for the approved project at the former Pavilion Mall site. Lennar's project would have 814 apartments in two towers with 28,014 square feet of commercial space, a park covering 18,580 square feet and parking for 957 vehicles. Lennar recently opened The Mitchell apartment complex that fronts on Mamaroneck Avenue in the city's downtown. The Westchester Avenue portion of the Toll Brothers project was to have 90 apartment units in three stories above retail space. On the back end of the property, on Franklin Avenue, an 11-story residential building was to have 186 units. The design included a parking garage on the first four stories of the apartment building on Franklin Avenue. Two pedestrian pathways were to connect Franklin and Westchester Avenues with a crosswalk to be added for pedestrians to more easily cross Westchester Avenue. "A variety of economic factors have presented challenges to get the project off the ground as originally designed and conceived," Steinmetz said. "We are now working with your professional staff on some modifications of the project to ensure its viability. We have not fully come to closure on the exact design and the parking, etcetera.

Two major developers have told the White Plains Common Council that they are unable to immediately move ahead with mixed-use projects that have already been approved and asked for extensions of their approvals to keep the projects alive while changes are being crafted. Toll Brothers, through its entity TB White Plains Apartment LLC has approvals to develop Adora Row at 80 Westchester Ave. and 50-62 Franklin St. Lennar Multifamily Communities, through its business affiliate Maple and Broadway Holdings LLC ("Quarterra") has approvals to develop 60 South Broadway, which formerly was the site of the Westchester Pavilion Mall. It is looking for the approvals to be extended until March 4, 2024, and then expects to go through the extension request process again. The Toll Brothers project originally was known as The Collection. In July of 2019, the Business Journal reported that the original developer Saber Chauncey WP LLC sold the project to Toll Brothers for $32 million. At that time the cost to build the project was estimated at $136.2 million. Toll Brothers is asking for extension of its approvals to Nov. 7, 2024. Attorney David Steinmetz of the White Plains-based law firm Zarin & Steinmetz LLP told a special meeting of the city's Common Council on Nov. 27 that Toll Brothers faced unavoidable delays on the Adora Row project due to the Covid pandemic and that significant deterioration in the capital markets environment and increases in the costs of construction have affected the financial viability of the project. He said that the developer has been in talks with city staff about making changes in the project that would allow it to be built. The changes being contemplated include increasing the number of residential units by about 50 to about 326 from the current-

60 S. Broadway site. Photo by Peter Katz.

Rendering of 60 S. Broadway, White Plains.

We are quite close but until I file that and submit that formally I don't want to get too far ahead of myself. Suffice it to say, so that when I come back to you hopefully in a month or two it will be some additional units, it will be some modification of the project. It will still be a mixed-use project with residential and retail at the first floor. There would still be a parking garage constructed for the benefit of the City of White Plains. It will be more than adequate parking and most importantly there will be a viable project that includes even more affordable housing units included within it." Steinmetz said that Toll Brothers is committed to the project and they look forward to breaking ground for Adora Row as soon as possible. "Toll Brothers is under construction all throughout our county in a variety of for sale and for rental projects," Steinmetz said. "They own this site. They're not going anywhere. They want to get this project underway. I want to make that as clear as I can. This is a project that they bought, they desire. They want to be in the City of White Plains." Alexander said that Lennar is not "getting to the finish line" for its project at the former Pavilion site. Mayor Tom Roach pointed out that the site has been empty for some time and something needs to be done. "You've got a hotel across the street that just put a lot of money into their hotel and they have been really patient staring at that site," Roach said. Alexander said that the problem goes back to 2015 and 2016 when "people who are no longer with Lennar in any capacity made a decision to acquire the site for way too much." Alexander said that an amended site plan that was previously approved with changes to the original design was an

Westfair Business Journal

December 4, 2023

attempt to get the project on track. He said that the grade change of the site from South Broadway down to Hale Avenue makes it difficult to unlock a small portion of the site for temporary use as a community amenity of some sort until actual project construction can begin in the future. "We need to do something on the interior that makes it green," Roach said. "That's what I'm going to need to see. Even if there's a fence, when I look through the fence I don't want to see what I see. And when people are in their hotel room and they look out the window at our city this shouldn't be what they see." Alexander said that Toll Brothers wants to "get to construction or get to an exit." Council member Nadine Hunt-Robinson said that experiential retail should be considered as an option for the site. "There are so many things that can be done, thinking outside of the box along the lines of museums, aquariums, IFLY (indoor skydiving), you name it, some entertainment zone, major, could work better than more apartments because you're coming in now on the tail end of apartments; 7,000 that are in the pipeline," Hunt-Robinson said. "We are entertaining and open to any and all offers, interest, sitting down with anybody," Alexander said. "This is not about squeezing out the last bit. The company knows where they are. Near-term we're trying to figure out ways to be less of an eyesore, be safe, be less of an eyesore, do something maybe with the Youth Bureau, entertain any ideas that you all have or people that you'd like us to talk to." The requested approval extensions were expected to be on the agenda at the Common Council's scheduled meeting on Dec. 4.

In July of 2019, the Business Journal reported that the original developer Saber Chauncey WP LLC sold the project to Toll Brothers for $32 million.

Westport's Dr. Jennifer Guttman offers advice for dealing with holiday season stress By Phil Hall / phall@westfairinc.com

Yes, it’s that time of the year again – and for many people, the jollity associated with the holiday season eludes them while a growing sense of anxiety and depression takes over their emotions. “I think that the holidays have always been a stressful time for people,” said Dr. Jennifer Guttman, a Westport-based clinical psychologist and author of the recently published book “Beyond Happiness” The 6 Secrets of Lifetime Satisfaction.” “As a culture, we're more anxious and I'm sure that is bleeding into the holiday season.” Guttman theorized that part of the problem regarding holiday season malaise is that “we have lost the meaning behind the holidays. And I think for that reason, it's important for people to meditate and think about what they're trying to get out of the holidays in advance of the holidays, and to have mindful conversations and transparent communications with family members before the holidays about what they want to get out of it. I've encouraged a lot of my clients to do that.” Family gatherings are integral to many holiday season festivities, though Guttman acknowledged that for some people such gatherings result in heated confrontations. She recommended that it was crucial to have “productive conversations with family members about what conversations there should be a moratorium at the table – I think it's really important to set these kinds of boundaries that are thought out mindful. And so, you're going into the holiday with a set of rules and guidelines that will make you have less anticipatory anxiety, and also feel like you can be focused more on the holiday than on all of the things that you may be despairing about the rest of the year.” Still, some holiday gatherings involve at least one person who enjoys a disruptive fight. Guttman stated there was nothing wrong if people absented themselves as a pre-emptive measure to avoid strife. “I think that it is always okay to set a boundary around anything that makes you uncomfortable,” she said. “And you can mindfully do that by explaining why it's not going to work. I have a client right now who would have to travel a long distance for a short period of time because of the amount of work that she had. It wasn't comfortable for her family members that she had to decline the invitation for Thanksgiving, but she was able to explain in a mindful way that it really wasn't going to work for her. She preferred to stay where she was and celebrate Thanksgiving with people in

event if I go and people don't apprethe city in which she ciate the effort that I put into this, currently resides.” either because of my mental health Guttman advised issues or because of work or other people who want complicating factors?’ And if you feel to keep unpleasant uncomfortable and you’re thinking family members and that people aren't going to recognize raucous friends at your effort, then maybe you want to arm’s length during the holidays to figure out a way to mindfully comquestion why they should be attendmunicate this to them. However, if ing stress-inducing functions. She you think about it and you really feel questioned if submitting oneself to okay with the idea of going, then that a potentially unpleasant event is for would be a good sign that it's okay to “people pleasing reasons” rather than go to the event.” personal happiness. Guttman added that12/04/2023 one key “Do something that I call a ‘reDate: element that many people associate sentment check’ when you're asked to Focus: Banking and Investments with the holidays – an increased level go to a holiday event,” she said. “Ask Fraud Protection of alcohol consumption – can make a yourself, ‘Am I going to feel resentDr. Jennifer Guttman bad situation worse. ment about going to this holiday page: https://firstcountybank.com/business/business-checking/ Landing

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As the year ends by Tom Connor

Tom Connor

Football over Thanksgiving weekend was noteworthy in part because more of Bud Light’s comeback commercials aired. We're left with images of Bud Light mixed with NFL team logos. That NFL sponsorship was always a Bud Light “brand equity,” and Bud Light no doubt hopes consumers are forgetting the influencer endorsement mishap that metastasized on social media and cost mucho market share loss. Soon enough, Super Bowl commercial hype arrives. However, as all our email inboxes exploded with Black Friday and Cyber Monday deals from every possible merchant under the sun, solace could be found watching and recalling the Macy’s Thanksgiving Day Parade commercials. NBC Universal had a promo for the Paris Olympics that I found to be hilarious. They also had a tie-in with P&G’s Dawn and their duck-story animated feature, “Migration.” Dawn has been used to save wildlife in the aftermath of oil spills was the message of the P&G spot promoting the film (a Universal release, of course). John Travolta was on hand with his CapitalOne Santa spot, which is truly celebrity craft of the highest order. However, the mind-blowing spot was a Pixar-type animated minute-long story about a boy with special needs from Einstein-Montefiore. Wow. No matter what one knew or didn’t know about this hospital, this spot muscled them into the trinity of NYC medical giants: NewYork Presbyterian, NYU

and Mt. Sinai. Animation — not the infographic looking awfulness that adorns many a start-up’s website — is seasonally correct, but is a very tough discipline. Expensive per scene, the key is story and duration of video. Never spend more than a minute, but if you’re going on social media, you can produce a 62-second video. Watch some holiday animations and think 2024. Just stay away from all the canned stock video holiday animations — they can be cheesy. Nonprofits often wrap up their year with a video, which often is developed by committee. The content can be agreed upon by the team, but have they gauged the audience receptivity outside the holiday premiere? Having worked with consensus-led clientele, everybody agreeing often means less impact on the street, but high fives in the office. Advertising copywriters, art directors and producers often toil in ignominy fighting for every take on a production set and will put way more blood, sweat and tears into the project than you can imagine. Just ask to see their reels, so you don’t end up fishing for production companies that are approachable but perhaps too accommodating. A great holiday video becomes a classic and beats the living daylights out of other tactics. Of course, mixing animation with

live action is also a great technique, and doable, thanks to green screens, computer processing and meticulous planning. Now for some New Year's resolutions: One. Upv your social media presence by crafting a content calendar. If you’re a retailer, you know the holidays we observe from MLK Day to New Year’s Eve. Seasonally, for everybody else, June and September are chockablock months with scheduled activities like graduations and back-to-school. Many folk are focused on those events, not so much your message. July and August are OK, but half the audience is on holiday one month or the other. Mother’s Day and Father’s Day are akin to Black Friday with so much surrounding noise leading up to the days that audiences are less prone to be moved by your message. February to April and the latter part of May and October are very good. Given the Halloween mania, try a Halloween messaging strategy. Remember: 2024 is a presidential election year, and audiences may appreciate anything but a political message. We’re confounded by the exodus from X, formerly known as Twitter. But, Elon Musk is a polarizing figure and even the mighty Linda Yaccarino who Musk hired can’t fix the damage done by hate speech appearing on the site. Once credibility is lost in adland, it’s adios media or agency. Sweating the small stuff is the sole criteria for agency management. Media can buy a return to grace offering a “makegood,” in essence providing more time

Half Moon Bay accused of leaking secrets about former residents By Bill heltzel / bheltzel@westfairinc.com

The Westchester County Fair Housing Board claims that Half Moon Bay has retaliated against a couple that had previously settled a discrimination suit against the Croton-on-Hudson condominium community. The housing board accused the homeowners association, boards of managers, and board member

Stanley Esposito of breaching a settlement agreement, in a complaint filed Nov. 15 in U.S. District Court, White Plains. The action was filed on behalf of former Half Moon Bay homeowners Deborah and Peter Tomasi. Half Moon Bay is a gated community on the east shore of the Hudson River. In 2017, the Tomasis bought a 3-bedroom, 3-bath

2,502-square-foot townhouse in the Discovery Cove Condominium at Half Bay Moon for $854,000. They sold the unit in 2020 for $919,000. A couple of months before selling their townhouse they accused Half Moon Bay of discriminatory housing practices, in administrative complaints filed with the county housing board and the U.S. Department of Housing and Urban Development. The dispute was quickly settled and included a confidentiality clause that required everyone to keep the terms, and even the very existence of the settlement, secret. But six months later, Stanley Esposito of the Discovery Cove board of managers allegedly disclosed to other residents how much the Tomasis were paid to settle the matter.

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On Nov. 6, the housing board authorized Westchester County Attorney John Nonna to file a federal lawsuit.

on air and replacing the worth of the botched airing with a better frequency replacement (more $ worth). Two. X is X-Rated, it seems. LinkedIn is awfully "same old, same old." Then there’s YouTube, which many a small client believes is where video advertising is at. It ain't so, Joe: Google owns it. They own SEO. Proceed at your own risk: these two platforms guarantee your competitors are in view. Three. For B2B marketers, try some high-end impactful direct mail. Nobody gets mail much anymore. Just make sure you have a new and updated list. Most lists have about a 20% fall off rate, meaning one-fifth of the names and addresses are no longer good. Check the spelling of names, titles, even email addresses, too. The administrators who build these lists aren’t often motivated by absolute precision. You can do well with creative emailers, but that’s akin to the low response rates of traditional direct mail: #10 envelopes carrying sales pitches, postcards and self-mailers. One decent lead out of 100 that becomes a customer is the 1% response “flat mail” enjoys. A word to the wise: the top sales folk often dismiss low response rates as the norm. They can be right, but often have never seen an impactful mailer in action. Resolve for 2024 to study the audience, get in their sights and be unforgettable, not just memorable. Happy holidays to all and some sleepless good nights when inspiration alights.

The Tomasis filed new complaints with the county housing board and HUD. The housing board investigated and purportedly uncovered evidence that Esposito spoke about the settlement to members of the community and to an outside company. The housing board found probable cause that an unlawful discriminatory real estate practice took place, and this past August the Tomasis elected to have their claims decided in a civil lawsuit. On Nov. 6, the housing board authorized Westchester County Attorney John Nonna to file a federal lawsuit. The complaint charges retaliation under federal and county laws and breach of the 2020 settlement agreement. The condominium’s management company, Heritage Management Services, of Somers, is also named as a defendant. It did not reply to a message asking for responses to the allegations.

Dalio Education's leaders consider the future of philanthropy By Justin McGown / jmcgown@westfairinc.com

Dalio emphasized the importance of structuring funding as recurring or fiveyear gifts. “Usually, the philanthropy or the state gives funding for the specific program, and the organizations never have enough resources to really build the organization itself,” she continued. “And how can they? It’s important to invest not in the programs but in the organizations, because they’re really the ones who have to be empowered.” Dalio pointed to data and research as among the most valuable support which donors can furnish. Organizations can gain insight from it both for their day-to-day operations and

The Fairfield County Chapter of the Association of Fundraising Professionals marked National Philanthropy Day on Nov. 15 with a breakfast by Harborview at Bridgeport’s Park City Music Hall that featured a fireside discussion between Andrew Ferguson and Barbara Dalio, the coCEOs of Dalio Education. According to Dalio, nonprofits and philanthropies can be at their most useful by providing school districts with partners that can work outside of governmental support structures. “Working together is very important,” Dalio explained, praising the audience of fellow philanthropists attending the event. “And I think all of you are doing that.”

grant applications. Ferguson expanded on Dalio’s point, noting that philanthropies can further their support by staffing their boards and offices with people devoted to the cause of the organizations, and giving them the resources to do their work. “People are part of the secret sauce, but conditions matter as well,” he said. “Because if you have the people, you must believe in them and give them the chance. Folks who have money have power, and if you’re in philanthropy – whether you’re giving or raising – you have the power to cede that to the people you believe in. Part of the social investment mindset is to see that others have a chance of seeing their mission through and helping the young people they serve. You have to expand the amount of time they have to do that work.”

NSB_Switch_Parkers_10x6.525.indd 1

Andrew Ferguson and Barbara Dalio; photo by Justin McGown.

10/11/23 11:27 AM

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Concept rendering of Fishkill Landing proposal with condo buildings at upper right.

Fishkill Landing condo project being planned By Peter Katz / pkatz@westfairinc.com

Developer RPA Associates is looking to move forward with a condominium development known as Fishkill Landing along the Hudson River in Fishkill that also would result in creating a waterfront park for the town. The developer has an association with AVR Realty Company located at One Executive Plaza in Yonkers. AVR was founded by Allan V. Rose and is a leading private real estate development, investment, and management firm. Its portfolio includes properties in 20 states and more than 70 cities. Properties include hotels, multifamily buildings, retail centers and office buildings. RPA has been lining up support for building a road system and bridge over the Metro-North railroad tracks that would allow access to the project's site fronting the Hudson on the west side of the tracks. RPA would build 116 condominium units in four buildings on the north end of property that would include 7.5 acres for the condominium complex, 10 acres that would be used as a town park and 100 acres that are underwater. The buildings would be two-and-one-half and three stories in height. The 10 acres of parkland and the underwater acreage would be dedicated to the Town of Fishkill. Metro-North has closed the at-grade crossing that had provided access to the waterfront land, and the developer is asking that the grade crossing be restored for emergency use.

Thomas Perna of RPA said that the company has been building in Fishkill for 20 or 25 years. "We've been meeting with the town for some time with the idea of developing the waterfront," Perna said. "I think it's a great project because the town benefits, we benefit, but at the same time I want to tell you that it's not a typical project. Doing research we found that the railroad has an obligation under a 1929 covenant to have a bridge at a specific location. To get to that specific location we have to go through property we don't own. The other big factor why the project never came to fruition 10 or 15 years ago is the requirement for a bridge to be built across the MTA tracks." Perna said that there likely would be some environmental remediation needed since the property previously had been occupied by a brickyard and also had oil tanks on it. Perna said he anticipated that there would be opposition to the project from people who previously have opposed construction along the Hudson. "The town gets water access by a bridge being built over the tracks, and a half-mile road system, and a public road going over the tracks, going into our property, 10 acres of waterfront property with all utilities. The developer has suggested that the town park could include a public Westfair Business Journal

boat launch ramp and a paddle-sport access pier to afford residents a variety of water-based recreational opportunities. Restrooms with showers and public parking would be incorporated into the design of the park and a Riverfront Esplanade walkway would allow visitors to experience the waterfront. "We've applied for state grants to build the bridge," Perna said. "We've met with state officials. The project is being recommended for state grants. As we build the project starting with the bridge, the road and the bridge, we would make application on behalf of the town for state grants for construction of the park. What we have now is a concept plan." Letters of support for the project and bridge funding have been sent to New York state by Dutchess County Executive William F.X. O'Neil, Town of Fishkill Supervisor Ozzy Albra, State Assemblyman Anil Beephan and State Sen. Robert Rolison. "Currently, there is no waterfront access in the Town of Fishkill. Therefore, a vehicle and pedestrian bridge would provide the residents of the town an amenity enjoyed by every other community along the Hudson River in Dutchess County," O'Neil said in his letter to Hope Knight, president and CEO of Empire State Development. "RPA LLC has been developing much-needed housing in the region for more than 20 years. This project will compliment and facilitate RPA’s latest residential development, and its final parcel in the Town of Fishkill." Rolison wrote, "Located just 60

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miles north of New York City, Fishkill provides a tranquil and pleasant mix of residential, commercial and office space, surrounded by the foothills of the Catskill Mountains and the Hudson Valley. However, currently, Fishkill does not have public access to the Hudson River. Moreover, due to a high increase of new residents as a result of Covid-19, additional access to more residential buildings, green space, and waterfront access are vital." Perna said that formal applications soon will be submitted to the Town of Fishkill and its Planning Board.

Ulster guaranteed income program said to help By Peter Katz / pkatz@westfairinc.com

An experimental program that saw 100 Ulster County residents receiving a monthly cash payment has received good marks for having a positive impact. A report on the program was prepared by the University of Pennsylvania's Center for Guaranteed Income Research. The program was known as Project Resilience. It was a partnership between the Ulster County government, Community Foundations of the Hudson Valley, and Ulster Savings Bank. Funding was from private sources and no taxpayer money was handed out. The program raised

more than $2 million in funding so it could provide 100 Ulster County households with monthly cash payments from May 2021 to September 2022. Recipients had incomes that were at or below $46,900 a year, 80% of the Area Median Income. The report on the program carried results of a study of how the monthly payments affected recipients as well as looking at a control group of 84 residents who did not receive payments. "In Ulster County, the ways in

which people connected self-worth to economic performance was particularly pronounced, and as GI (Guaranteed Income) allowed recipients to establish a sense of financial well-being, this had spillover effects on mental and emotional well-being," the report said. "In lieu of a stable employment context, GI produced a similar sense of ontological security that participation in the labor market used to provide. The act of saving itself, for example, seemed to engender a sense of pride and confidence among the treatment group. However, recipients experienced the ontological security of GI differently than that of a salary because they interpreted the $500 as being connected to their humanity rather than waged labor." The program originally was intended to provide payments of $500 a month for 12 months. However, as the Covid pandemic continued, the program was extended for five months and the amount given to participants was phased down with $400 provided in July 2022, $350 in August and $250 in September 2022. Project Resilience was identified as the first county-led guaranteed

income program in a rural county in the U. S. The report on the project found that the money increased people’s household income and savings, providing them the ability to respond to financial emergencies and elevating their sense of self-worth. The report said that the study participants experienced improved physical and mental health, along with increased access to food and affordable, stable housing. Congressman Pat Ryan, who was the Ulster County executive when the program was initiated said, “Ulster County’s first-in-the-nation basic income experiment showed the importance and the impact of providing direct relief to our residents.” Current Ulster County Executive Jen Metzger said, “We now have measurable data from our own county indicating that direct cash assistance helps reduce poverty and its associated risks and harms while enabling our residents to gain more agency and control over their lives." Metzger said that direct cash assistance is a tool state and federal lawmakers should consider using to help struggling families while minimizing red tape.

Hyde Park planners approve site plan for another phase of Bellefield development By Peter Katz / pkatz@westfairinc.com

The Town of Hyde Park's Planning Board has given site plan approval for Phase IIA of the Bellefield at Historic Hyde Park project on a 340-acre property. The development ultimately is expected to result in approximately 2.1 million square feet of mixed-use construction. The project is anticipated to create approximately 370 permanent jobs. Bellefield is located on Route 9, across from the Culinary Institute of America. Phase IIA calls for the construction of four buildings containing 12 townhomes with an entrance barn. Also to be built are a street network, sidewalks, parking facilities and water and sewer extensions. The project is being built by Bellefield Development Partners, an affiliate of T-Rex Capital Group, LLC.

Construction has been underway on The Inn at Bellefield by Residence Inn, a 137-room hotel with an estimated cost of $52 million. The hotel was nearing completion at the end of November. The start of its construction marked the beginning of aboveground work that had been delayed for two years due the Covid pandemic. Work on infrastructure continued during the pandemic. Residential space comprises 60% of the project; commercial space is 40%. More than half of the 340 acres are to remain as undeveloped woods. Plans call for development of two hotels,

Rendering of townhomes in Bellefield Phase IIA plans.

a conference center, free-standing signature restaurants, a brewery, a winery, a spa, culinary-based retail establishments and residential. There would be 344 luxury-rental units and 129 luxury condominiums. At the end of October, Bellefield

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announced that it was establishing a $500,000 scholarship fund to benefit seniors in the Hyde Park Central School District who had financial needs. The fund is to provide $25,000 in scholarships each year over 20 years.

Judge orders village to reveal more in Mamaroneck country club case By Bill heltzel / bheltzel@westfairinc.com

The Village of Mamaroneck has been ordered to produce documents and witnesses in a developer’s lawsuit that claims that the government in effect took its property by denying residential development at Hampshire Country Club. Westchester Supreme Court Justice William J. Giacomo ordered Mamaroneck to turn over documents and reply to Hampshire Recreation LLC’s questions by Dec. 22, and to produce mayor Thomas Murphy and one member of the planning board for depositions within 45 days. Giacomo issued the orders on Nov. 15 and the village appealed his decision the following day. The village argues that the judge erred because the developer was seeking irrelevant material, the demands for information are overbroad and unduly burdensome, and the village’s records and officials are protected from disclosure. In 2010, Hampshire Recreation bought the 106-acre country club for $12 million. In 2015 it submitted plans for building 105 homes, including single family houses and townhouses on 65 acres; setting aside 31 acres of open space; preserving existing wetlands; and downsizing the golf course to nine holes. After nearly five years of hearings and deliberations, the planning board rejected the plans, finding, in part, that the development would create significant environmental impacts. In 2021, Hampshire sued the village for $58.1 million, claiming that officials had in effect rezoned the property to disallow residences, and had never intended to provide a fair and good faith opportunity to develop the site. The village’s actions destroyed the value of the property, the developer claimed, and amounted to a regulatory taking of property. Hampshire claimed that the village was withholding necessary information during the pre-trial discovery process. For instance, in response to a request for a consultant’s report of possible residential uses, when Mamaroneck considered buying the property in 2010, the village provided a redacted version. The developer also sought communications between government officials and testimony by four planning

board members and Mayor Murphy who, Hampshire alleges, has been outspoken about the village’s desire not to have any residential development at the country club. Liberal discovery “encourages fair and effective resolution of disputes on the merits,” Giacomo noted, in citing a court precedent, “minimizing the possibility for ambush and unfair surprise.”

The governmental deliberative process, he said, is meant to ensure that agency decision makers express their opinions freely. But the Court of Appeals has never recognized a generalized deliberative process privilege, he said, and even if there was such a privilege the court would still have to consider the litigant’s need for access to information.

The village argued that the request for documents was overbroad and unduly burdensome because it has millions of emails and documents. The issue, Giacomo stated, is relevancy not quantity. He found that some of the requests were overbroad, for instance, because the time frame was too long. But he ruled that the village had to produce many records that are relevant to Hampshire’s allegations. Hampshire was represented by White Plains attorneys David J. Cooper and Jody T. Cross. The village was represented by White Plains attorneys Robert Spolzino and David Imamura.

In 2021, Hampshire sued the village for $58.1 million.

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Cosmetic dermatology – not for women only By Georgette Gouveia / ggouveia@westfairinc.com

“Men’s Aesthetics” is available on Amazon and Barnes & Noble.

focus on the male aesthetic patient, that I set out to produce this book. Fortunately, many great minds across multiple disciplines, from around the world, agreed to join me on the journey to bring you the most comprehensive collective experience in the space of male aesthetics to date.” Indeed, the book addresses everything from the aesthetic concerns of men of color and of transgender patients to facial aging and anatomical considerations (chapter two); hair restoration (chapter five); and fat and cellulite treatments (chapter eight, which is cleverly titled “Keg to Six Pack”). It is a subject whose time has come, as Brauer – who specializes not only in men’s aesthetics but in the treatment of acne and acne scarring;

When you think of cosmetic dermatology, you may think women, Botox and spas. But increasingly men are taking advantage of this discipline, writes Jeremy Brauer, M.D., FAAD, founding head of Spectrum Skin and Laser in Purchase and editor and co-author of the new medical textbook “Men’s Aesthetics: A Practical Guide to Minimally Invasive Treatment” (Thieme, $119.99, 186 pages). “As greater awareness and acceptance of minimally invasive aesthetic procedures continues, individuals across all demographics are increasingly seeking out these treatments,” he notes in the preface. “It was with this in mind, along with a particular

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dermal fillers; laser resurfacing; neuromodulators (such as Botox); and skin cancer surgery and prevention – notes in chapter seven: “The demand for surgical and nonsurgical cosmetic procedures has increased dramatically in the past decade. Although the total number of yearly cosmetic procedures has risen by 44.8% since 2009, minimally invasive procedures account for 94.6% of this increase, with laser and light-based treatments encompassing a significant portion of this growth. “Although the demographic landscape of the aesthetic space consists mostly of female patients, interest in cosmetic procedures has also been steadily increasing among male patients, with 1,300,000 total cosmetic procedures performed in 2019 according to the American Society of Plastic Surgeons. Minimally invasive procedures accounted for the vast majority of this volume (83.7%), with laser hair removal (LHR) and laser skin resurfacing ranking as the second and sixth most popular procedures among male patients, respectively. “A multitude of factors contribute to the rising interest in laser and lightbased therapies among male patients. Advancements in the field of lasers and light-based therapies have provided aesthetic patients a minimally invasive option for treating a large breadth of cutaneous cosmetic concerns, including several conditions that are more prevalent or severe in the male population such as acne scarring, rhytids (facial lines), pseudofolliculitis barbae (PFB) (ingrown hairs) and rhinophyma (a red, bumpy, bulbous nose). These procedures can often deliver meaningful yet subtle natural results while also offering minimal downtime and reduced risk – characteristics that have been highlighted in recent research as important considerations for male aesthetic patients.” Bauer graduated with highest distinction from Cornell University and was named a Merrill Presidential

December 4, 2023

Jeremy Brauer, M.D., FAAD, founding head of Spectrum Skin and Laser in Purchase and editor and co-author of the new medical textbook “Men’s Aesthetics: A Practical Guide to Minimally Invasive Treatment.” Courtesy Jeremy Brauer, M.D., FAAD.

Scholar. He earned his medical degree from the University of Pennsylvania School of Medicine, completing a Doris Duke Charitable Foundation Clinical Research Fellowship and receiving the John Glick Prize for Translational Cancer Research. He went on to train at the Ronald O. Perelman Department of Dermatology at New York University Langone Medical Center, serving as chief resident in his final year of residency. On graduation, he was awarded the Morris Leider Award for Excellence in Dermatology, then completed a twoyear fellowship in Mohs micrographic surgery, laser surgery and clinical research at the Laser & Skin Surgery Center of New York. Brauer’s media experience extends beyond the world of medical textbooks and many of his field’s leading publications. He has commented on procedures, including tattoo removal, injectables and cellulite, on Bustle, Buzzfeed, CBS News, Extra and Fox News and in GQ magazine and Reader’s Digest. “Men’s Aesthetics” is available on Amazon and Barnes & Noble.

Mold – a problem for all seasons By Georgette Gouveia / ggouveia@westfairinc.com

Many property owners consider mold one less problem that they have to worry about as winter approaches. Colder temperatures and lower humidity kill it, right? Not right. While mold is more closely associated with spring and fall and the rains these temperate seasons can bring, it lurks in the extreme seasons, too, particularly with the advent of climate change. In Westchester and Fairfield counties, we’ve recently come off a summer in which it seemed to rain every other day and virtually every weekend. Late fall always brings a torrent of leaves that trap moisture. Winter can mean cold – and damp – air. (Predictions for the coming El Niño winter are all over the place, with some saying we will have a snowier winter than last year while others say it will be warmer and drier. “Though warmer temperatures may prevail again in the Northeast, more nor’easters could hit major East Coast cities this winter,” The New York Times writes. ) https://www. nytimes.com/2023/10/19/us/winterus-weather-el-nino.html So property owners are smart to be vigilant about mold’s threat to hearth and health. Jim Oliver – co-founder (with Laura Champagne) of Natural Home Solutions LLC, a mold remediation company serving Connecticut, Massachusetts, Vermont and New Hampshire – advises property managers, landlords and homeowners alike to take the following measures from lodgify.com to maintain moldfree properties: • Keep water out by routinely inspecting the outside of the property for foundation problems, poorly installed windows, clogged gutters, roof concerns, poor drainage and storm damage; • Keep indoor humidity levels between 30% and 50%. Use a portable dehumidifier in areas th aat are consistently above 60% humidity. Consider a HVAC-compatible, whole-house dehumidifier as well. Prices range from $1,300 to $2,800; • Install bathroom fans and attic vents to remove moisture; • Use mold-resistant building materials like wallboard, paint primer and porcelain. Avoid carpeting basements. In other areas, rugs with a higher pile are more prone to collecting mold and mildew than short-pile rugs; • Winterize plumbing and shut off water to appliances and outside faucets in the cold weather. This

is crucial to preventing not only mold but cracked, frozen or bursting pipes. If a property shows signs of contamination, Natural Home Solutions starts by inspecting areas of concern, measures ATP (adenosine triphosphate) to detect microorganisms and performs air quality or tape tests to collect air and/or surface samples. An independent laboratory then analyzes the samples and, if mold is confirmed, determines the source and type of mold. “If you require mold remediation, we eliminate contaminants with EnzyCleanse,, an effective organic solution that is nontoxic and safe around humans or pets,” Champagne said. The EnzyCleanse fogger produces micro-droplets small enough to penetrate contaminated surfaces and reach areas like wall cavities to break down mold roots and spores, thus eliminating contaminations. EnzyCleanseT also continues working to prevent mold growth long after the treatment. “When we test or treat a property for mold contamination, we comply with applicable government and health department standards and certifications,” she added. “What’s more, contaminants may not be limited to mold but also (include) urine, feces and sweat as well.” This information is particularly key for commercial property managers, who are a resident’s first contact for mold contamination complaints. It’s often their duty to evaluate a problem and implement solutions. Individual landlords are also responsible for identifying and resolving unhealthy or unsafe conditions on their property. When left unresolved, mold sometimes sickens occupants, especially those with existing respiratory issues. It often also causes visible and hidden structural deterioration, and it can damage personal property. “If you delay necessary remediation efforts, you may become legally responsible for mold-related illnesses or property damage,” Oliver added. “If a resident pursues litigation despite your best efforts, our professional testing process documents important evidence. It can also provide an expert opinion to help your attorney structure a defense.” Professional inspection and testing help identify and document contamination sources as well. Sometimes a tenant or renter is responsible for allowing mold to thrive due to moisture from a resident’s overflowing sink,

“When properties are left unattended for a period of time, such as seasonal homes or businesses, turbulent weather may have caused issues that owners are unaware of, which can both surprise and overwhelm them.” Laura Champagne, co-owner of Natural Home Solutions LLC, using EnzyCleanse to rid a home of mold. Courtesy Natural Home Solutions LLC.

residential pets or rain entering an open window. “In addition to inspection, testing and remediation services, we help educate residents and association members about mold and its consequences,” Champagne said. “We explain how mold occurs and discuss its potential for injury and damage. When residents understand how it grows and contaminates their living spaces, they assume some of the responsibility for prevention and also for adverse outcomes.” Sometimes problems arise not due to neglect but circumstances. “When properties are left unattended for a period of time, such as seasonal homes or businesses, turbulent weather may have caused issues that owners are unaware of, which can both surprise and overwhelm them,” added Cham-

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pagne. “Natural Home Solutions can be an important part of their resolution team.” Here as elsewhere the proverbial ounce of prevention is worth a pound of cure. By the time a renter or property owner notices a moldy smell, mold contamination already has the potential to cause harm. Regular professional testing can detect mold contamination early enough to prevent serious problems and avoid costly property repairs. “When property owners fail to fix mold problems in a timely manner, they become more costly over time,” Champagne added. “To keep your… home expenses in check, a professional is your best ally to provide timely solutions to minimize your risks of financial loss.”

Don Pasquale restaurant at Hotel Maalot. Photographs courtesy the Shedir Collection.

Shedir ushers in Italian (hotel) renaissance By Jeremy Wayne / jwayne@westfairinc.com

bartender Alessandro mixes a mean Santa Clara – a kind of Mexican eggnog cocktail. Come high season, the bar will also make the perfect hideaway to escape the unforgiving Roman summer sun. Standard rooms at Maalot are cozy, even a little tight for two, but they are beautifully appointed, decorated in zingy fabrics, ergonomically sound and with everything where you want it to be. My white marble bathroom was almost as big as the bedroom, with top-tier hardware and gleaming chrome. I particularly liked the Maalot-brand products and the notable absence of single-use plastics, plus, a new one for me -- the toilet-tissue holder concealed behind a little square chrome door beside the toilet. It really was the cutest thing.

When in Rome – or better yet before you go – remember the name Shedir. It is Hebrew for Cassiopeia, an ancient Greek mythological queen and a constellation in the northern sky easily recognized by the formation of five bright stars. Those five “stars” reference the Shedir Collection of five exceptional hotels in the Roman capital, two of which, Vilón and Palazzo Vilón, I wrote about in WAG magazine – our former sister publication – a couple of years back. https://www.wagmag.com/a-romanholiday-at-hotel-vilon/ Since then, another three properties have been added – hotels with such innate, individual style and personal service that the name Shedir has been catapulted to the forefront of Rome’s great hotels.

Guest room at hotel Maalot

HOTEL MAALOT

Guestroom at Umiltà 36

Guestroom at Palazzo Roma.

Travel Talk’s Jeremy Wayne is a luxury travel adviser with Superior Travel of New York. Contact him at jeremy@ superiortravel.com.

The former home of opera composer Gaetano Donizetti (“L’Elisir d’Amore,” “La Fille du Régiment,” to name but two), this palazzo, just steps away from the Trevi Fountain, has been carefully restored to pair timeless elegance with more than a dash of contemporary verve. The sumptuous decoration incorporates velvets, silks and brocades, its walls hung with portraits and Dutch still lives. The lighting is atmospheric, guaranteed to flatter, and the strikingly painted walls in the ground-floor public rooms and guest rooms could inspire Benjamin Moore for years to come. In Maalot’s Don Pasquale restaurant – named for another Donizetti opera – the focaccia is superb, as fresh on the Sunday night I tried it as it would have been at the start of lunch service. At breakfast, homemade pasticceria, mini-cakes and treats both sweet and savory, and an elegantly presented individual fruit plate make an unusual and delicious start to the day. At lunch and throughout the day, the specialties from chef Domenico Boschi, a native Roman, include an original vitello tonnato, glorious ribbons of veal bathing in their rich tuna sauce, and a rich fusilli pasta with duck, dusted with black truffle. Don’t miss either. Adjoining the restaurant is the boudoir-like bar, hidden away at the back of the hotel, the perfect place for an assignation, illicit or otherwise. It’s where Westfair Business Journal

UMILTÀ 36

Less frivolous, a touch more sophisticated than its glamorous neighbor Maalot, Umiltà 36 is a new, rather grand city hotel, posing as the most intimate of boutique hotels. With its parquet floors, silk rugs, natural wood and leather upholstery, it owes its design aesthetic to upscale Roman apartments of the 1950s. That’s to say, it has flashes of exuberance – rich Moooi wallpapers and thought-provoking contemporary art – against a background of sober, quality craftsmanship. A touch retro, you could say, and you’d be right. Guest rooms boast gorgeous linens, walk-in closets and great modern artwork, while suites come with well-appointed sitting rooms and kitchenettes complete with induction hob, microwave and a full set of china and cookware – ideal for longer stays. Russet marble bathrooms, too, are superbly kitted out, with double sinks, a free-standing bathtub and generous, high-quality products. Like Maalot, Umiltà 36 (which takes its names from its street address,) is just steps away from the Trevi Fountain, with all of central Rome on the doorstep. At street level, the sky-lit, all-day Dandy café is something of a palm court, with vast planters of palms and yuccas and vases brimming with purple, pink and white flowers. Breakfast is served on striking duck-egg blue and gold china, with beautiful stem and flatware.

December 4, 2023

Lunching ladies and local businessmen stepping in at lunchtime give the café an altogether different vibe. And there’s another vibe altogether when the sun starts to set – up on the roof at the Terrazza Flores bar, with its well-crafted cocktails and heart-stopping, 360-degree views of the Eternal City. Next door to the hotel, the Argentinian restaurant El Porteño acknowledges the well-established, bilateral Italo-Argentine relationship, celebrated by Shedir’s Argentinian owners. Porteño has beautiful tiled floors, old oak cabinets and black-and-white prints of ’50s movie stars – Buenos Aires on the Tiber. This is where the most succulent steaks meet Roman artichokes and South Americans ceviches, offering some of the most exciting food in the Italian capital right now. And do be sure to take a peek at the restaurant’s private, polo-themed dining room, which out-chukkers even Ralph Lauren in its, well, its polo-ness.

PALAZZO ROMA

Last but absolutely so not least is the new jewel of the Shedir Collection, the 16th-century Palazzo Roma. I made a hard-hat inspection visit just a few weeks before the hotel – on Rome’s central street, the Corso – was due to open this December and was blown away by its magnificent marble staircase and its original frescoes and vast chandeliers, with whimsical flourishes from top Milan-based designer Giampietro Panepinto. Only the best would do for Panepinto – coffered ceilings, restored parquet floors, Versailles teak and the rarest marble – and that’s just the bathrooms in the 39-room, 19-suite property. Public rooms, which include a music room and antique watch room, are breathtaking, and the immensely grand dining room, for which the word “restaurant” seems too mundane a term, will have you feeling you’re a latter-day Medici. With a four-day minimum booking requirement, you’ll also need Medici-sized pockets to stay here, but I guarantee you an experience you will be unlikely to forget. The Renaissance – and renaissances -- live on in the Palazzo Roma and the Shedir Collection. For more, visit shedircollection. com.

Open banking shakes up the financial services world

OPEN

BANKING

By Justin McGown / jmcgown@westfairinc.com

A push for a new architecture surrounding banking information could transform the way customers use banks. It could also transform the ways that banks evaluate customers. “Open banking” is a catch-all term describing how banks can make account-related information easier to share between different financial institutions. In concept, it would make it significantly easier to transfer funds between accounts held in different banks, or even use a third-party application to watch and schedule these transfers or create a sort of financial dashboard that will let them monitor their entire net worth across multiple banks and brokerages in real time. On Oct. 19, the Consumer Financial Protection Bureau (CFPB) announced plans to implement the Personal Financial Data Rights rule, which is an implementation of Section 1033 of the Consumer Financial Protection Act of 2010. That rule comprises regulations for open banking, and the CFPB has issued a request for comment on regulations related to open banking which will close on Dec 29. The rules are set to be finalized by autumn 2024. The Personal Financial Data Rights rule is intended to ensure that consumers have access to their own financial data without having to pay junk fees, and enshrine the legal right to share their data with other banks and third parties.

Rohit Chopra, director of the Consumer Financial Protection Bureau.

“In some markets, competition is fierce,” said CFPB Director Rohit Chopra in a statement regarding the need for the rules. “When you go to a restaurant that is overpriced with lousy service, it will be hard for that restaurant to stay in business. That’s because customers will stop coming back and they’ll tell others to stay away.” “But sometimes, markets are structured in ways that don’t allow us

to easily vote with our feet,” Chopra added. “In the 1990s, wireless phones quickly grew in popularity. Choosing a wireless phone provider was a high-stakes decision. That’s because switching was an enormous headache. If you switched your carrier, you couldn’t take your phone number with you. You’d have to tell everyone about your new number and the costs of making a mistake were high, especially for those operating businesses or dealing with medical care. Our proposed rule builds on existing efforts in the industry today to promote decentralization. For firms operating globally, it also aligns with many of the guidelines in place or under consideration in other major jurisdictions around the world.” Asked for comment on the proposed rule, a spokesperson for the American Bankers Association (ABA) referred to a statement issued by Rob Nichols, the trade group’s president and CEO.

Rob Nichols, president and CEO of the American Bankers Association.

"The principles-based approach taken by the CFPB to date has allowed for market-led efforts to innovate and standardize secure data access, and we hope this proposal will continue to support this progress,” said Nichols. “While we are evaluating the full scope of the proposal, we welcome the contemplated move away from screen scraping, the role of an industry standard-setting body, and the clarification around nonbanks' obligations to protect consumer privacy. However, it is critical that the Bureau right-size the scope of the rule pertaining to the types of accounts involved and the information data providers are required to share, as well as addressing the question of liability if something goes wrong. In addition, we remain concerned with the significant implementation costs our members will face, as well as the ambiguity caused by the

CFPB’s parallel efforts in amending the Fair Credit Reporting Act.” Dr. Xiang Zheng, an assistant professor in the finance department at University of Connecticut’s School of Business, noted that improving the ease with which this data can be shared between financial institutions could have a major impact on banking, and spur the growth of smaller, more agile businesses in the banking space.

Dr. Xiang Zheng of the University of Connecticut.

“Some third-party apps ask you to share your login credentials, we call that ‘account with PIN,’” Zheng said of platforms like Cash App or Venmo. Zheng noted that while many people find these apps convenient, they also pose security risks as anybody who gains access to the account will also have unrestricted access to a user’s banking information and log-in credentials for any associated account. One existing alternative is Zelle. The application is a joint venture between several large American banks and is designed to enable faster and smoother transfers between users, but without the sharing of significant amounts of financial data or transfers to accounts not associated with one of the banks backing Zelle. Bank of America, Wells Fargo, US Bank, PNC Bank, JPMorgan Chase, Capital One Bank of America and Truist banks co-own Zelle, which declined to comment on open banking for this article. Some financial institutions are however exploring launching their own application programming interface (API), such as Mastercard’s Fincity which seeks to leverage the credit card company’s data sharing agreements with numerous banks, including several involved with Zelle. “Previously, we had this sort of pseudo-open banking,” Zheng said. “So, we kind of have a split where you can share your financial information with a third party, but in one way

Westfair Business Journal

December 4, 2023

On Oct. 19, the Consumer Financial Protection Bureau (CFPB) announced plans to implement the Personal Financial Data Rights rule

that’s inefficient or in one way that has exposure to many risks including cybersecurity. Now, everything will be automatic. They can have an API that can call your information from your original bank and forward it to whatever the third party is. These new regulations will allow you to share your financial information with peace of mind.” Yet account access and easier transfers are only a small part of what Zheng foresees changing as adoption of open banking protocols becomes widespread. “There’s a recent paper that looked at 80 countries that implemented open banking,” Zheng said, noting that the U.S. would not be stepping into untested waters. “When they started up open banking the fintech startups in those countries received more venture capital interest.” Another risk Zheng identified was that the third-party fintech startups that are best positioned to make use of this increased access to data from open banking do not face many of the regulations that more established banks do. He believed that regulations for those companies will be necessary for the industry to balance agile innovation and consumer protections. “My overall view is very positive towards open banking,” Zheng said. “I think the benefit is way greater than the potential risk.”

Morgan Stanley to pay $6.9 million for data breaches and glitches By Bill heltzel / bheltzel@westfairinc.com

Morgan Stanley operates about 1,000 branch offices with more than 27,200 registered representatives.

Morgan Stanley Smith Barney has consented to $6.9 million in fines imposed by state and industry regulators for data breaches and infractions. The Manhattan financial services giant agreed to pay a $6.5 million fine to New York Attorney General Letitia James and five other attorneys general for two data breaches and $400,000 to the Financial Industry Regulatory Authority for regulatory violations. In 2016, Morgan Stanley hired a moving company to decommission thousands of computer hard drives and servers that contained sensitive information on millions of customers. The movers, who had no experience in data destruction services, picked up the devices at data centers in Poughkeepsie and Columbus, Ohio, and sold the devices at auction. A buyer discovered the personal information and notified

Morgan Stanley. In the second incident, while decommissioning equipment, Morgan Stanley discovered that 42 servers that potentially contained unencrypted customer information were missing. Morgan Stanley will pay New York $1,658,048 for compromising the personal information of 1.1 million New Yorkers, according to the voluntary declaration, and divide the remaining $4.8 million among the attorneys general for Connecticut, Florida, Indiana, New Jersey and Vermont. The company also agreed to strengthen its data handling procedures. In the FINRA case, Morgan Stanley failed to deliver 166,104 prospectuses for 65 Exchange-Traded Funds held in more than 44,000 accounts, from August 2020 to October 2022. The failure stemmed from a coding error in the company’s control systems that indicated that paper

prospectuses need not be delivered for the ETFs. Morgan Stanley faced a similar situation in 2016 when FINRA censured the company and imposed a $1.5 million fine for failing to deliver about 2.1 million prospectuses from November 2013 to August 2014. In the current case, FINRA credited Morgan Stanley for extraordinary cooperation. The brokerage discovered the coding error last year during a quality assurance review of the vendor that delivered prospectuses. It fixed the problem, established new procedures, reported the issue to FINRA, and assisted the regulatory agency in its investigation. Morgan Stanley operates about 1,000 branch offices with more than

27,200 registered representatives. Brokerage services are headquartered in Purchase and the principal place of business for the financial services giant is in Manhattan. Morgan Stanley Managing Director S. Anthony Taggart signed off on the FINRA agreement on Nov. 10 and the attorneys general deal on Nov. 13. The attorneys general and FINRA endorsed the agreements on Nov. 16.

When Country Willow found people staying at home

MIKE LEIBOWITZ

instead of furnishing their home during the pandemic, the

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value—or—values I chose both Deposit and loan products are offered through Tompkins Community Bank, Member FDIC. Investments and insurance products are not FDIC insured, are not bank guaranteed, and may lose value. Tompkins Insurance is licensed to conduct insurance business in all 50 states. 4/23

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December 4, 2023

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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 America Corporation, including Bank of America, FDIC. Trading in securities financial instruments, and strategic advisory, and other investment banking activities, arefinancial performed globally byare investment “Bank of America” and “BofA Securities” areofthe marketing names used by the Global BankingN.A., and Member Global Markets divisions of Bank ofand America Corporation. Lending, other commercial banking activities, and trading in certain instruments performed globally banking affiliates Bank America Corporationincluding (“Investment Affiliates”), including, in Trading the United States, BofA Inc. and Merrill Professional Corp., both of which are activities, registeredare broker-dealers and Members of SIPC, and, in other by banking affiliates of of Bank of of America Corporation, Bank Banking of America, N.A., Member FDIC. in securities andSecurities, financial instruments, andLynch strategic advisory,Clearing and other investment banking performed globally by investment banking affiliates of jurisdictions, by locally registered entities. BofA Securities,including, Inc. and Merrill Lynch Professional Corp. registered as futures commission merchants with CFTC are members of the NFA. Bank of America Corporation (“Investment Banking Affiliates”), in the United States, BofAClearing Securities, Inc.are and Merrill Lynch Professional Clearing Corp., both of the which areand registered broker-dealers and Members of SIPC, and, in other jurisdictions, by locally registered entities. BofA Securities, Inc.offered and Merrill Lynch Professional Investment products by Investment Banking Clearing Affiliates:Corp. are registered as futures commission merchants with the CFTC and are members of the NFA. Are Not FDIC Insured

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County Legislator Catherine Parker, far right, with the winners, runners up and teachers.

PEACE POSTER CONTEST WINNERS

elie Boudaliez from The French-American School, Avery O’Meara from Rye Neck Middle School and Lena Norville from Saints John & Paul School, have taken the first step to becoming internationally recognized artists by winning the Larchmont Mamaroneck (LM) Lions local competition in the Lions International Peace Poster Contest. In addition to the winners, the following runners up received honorable mentions: Sonya Huang and Hana Ponikvar from The

French American School, Runa Aoki and Avrie Treiber from Rye Neck Middle School and David Alvarez and Rafael Tsuji-Giralt from Saints John & Paul School. The winners were recently announced at a special Larchmont Library presentation attended by the students, their families, teachers and dignitaries and guests. County Legislator Catherine Parker presented certificates to the winners and runners up in recognition of their accomplishments, New

York State Senator Shelley Mayer and New York State Assemblyman Steve Otis also provided certificates. The Lions International Peace Poster Contest is an annual worldwide competition for children 11-13, encouraging them to express their vision of world peace through art, based on a particular theme. This year’s theme was “Dare to Dream.” The winning posters will advance through the district into the international competition.

The International winner will be announced at a United Nations event in the spring. The Larchmont Mamaroneck Lions, which is celebrating its Centennial, focuses on supporting existing nonprofit and community service groups by bringing community service leaders together to determine needs, solutions and resources. It is part of Lions Clubs International, the world’s largest service organization of over 1.4 million members.

YONKERS PUBLIC LIBRARY WINS STATE AWARD

he New York State Regents Advisory Council on Libraries recently announced that the 2023 Joseph F. Shubert Library Excellence Award has been awarded to Yonkers Public Library (YPL) for its Summer Reading Buddies program. The Excellence Award is given annually to recognize the achievements of libraries and library consortia in New York state. This year, members of the Regents Advisory Council on Libraries 2023 Shubert Award Committee unanimously voted to award the 2023 Shubert Award to YPL. The award was officially presented on Nov. 3 at the New York Library Association Conference in Saratoga, New York, by State Librarian Lauren Moore. “Yonkers Public Library is a great example of using resources within the community to meet a need in the community the library serves,” said Grace Riario, chair of the Regents Advisory Council on Libraries.

Summer Reading Buddies is an intergenerational reading and mentorship program offered in partnership with the Family Service Society of Yonkers (FSSY) and hosted at YPL’s Riverfront Library, located in downtown Yonkers. The program trains volunteer mentors (who are mainly older adults) about the best practices for new readers, many of whom are first-generation English speakers. “We’re honored to receive this award and we share it with a great partner in the Family Service Society of Yonkers,” said YPL Library Director Jesse Montero. “Summer Reading Buddies does everything we love to see library programs do -––encourage reading, connection and fun in our community. And nothing compares to the excitement and energy in the library when the program is in session,” said Nancy Maron, library board president. Originally launched in 2004, Summer Reading Buddies delivers resources and convenes community partners, including Yonkers Public Schools, local STEM organizations, financial and health literacy partners, elected officials, and more. This enables the program to extend beyond reading into offering wraparound services for families, including Westfair Business Journal

December 4, 2023

nutritional support, parenting workshops, fun and inviting programs and spaces, and intergenerational mentorship and relationship building. “This recognition celebrates not only Yonkers Public Library’s and Family Service Society of Yonkers’ accomplishments through Summer Reading Buddies but the shared enthusiasm, dedication and innovation that have fueled this initiative that is making a lasting impact on our community,” said Anietra Guzmán-Santana, senior director, Family Service Society of Yonkers. Yonkers Public Library is the largest library in Westchester County. It consists of three locations: Riverfront Library, the main branch, in downtown Yonkers; the Grinton I. Will Library on Central Avenue; and the Crestwood Library in the Crestwood section of the city. Founded in 1883, Family Service Society of Yonkers’ mission is to be the premier provider of comprehensive services, which improve the quality of lives of individuals and families of diverse backgrounds in Westchester County. FSSY is also a leading provider of quality volunteer opportunities for Westchester’s retirees and seniors.

Celebrating Greenwich

OUR GRANDPARENTS KNOW MORE THAN PEANUT BUTTER COOKIES By Caroline Greco, Program Director at The Greens at Greenwich

n a 1976 Peanuts comic strip, Lucy has the

proximity, in a good standing relationship

these visits. The facilities my grandma lived

regardless of where they are in their disease

revelation that her grandmother is more

with other family members, etc. If you are for-

in felt cold, barren, institutional and far from

progression. I often think about my younger

than just a woman who bakes delicious

tunate enough to have living grandparents, it

homey. For as far back as my memory goes,

self and wish I could tell her not to be so afraid.

peanut butter cookies; she was a working wom-

may be an important question to ask yourself.

my grandma was almost entirely nonverbal.

Maybe my grandma did not recognize me, but

an during World War II, a woman with a story

My paternal grandmother was diagnosed

Being so young, I did not know how to connect

she would have heard my words and the sound

like many other “great women” Lucy learned

with Alzheimer’s disease when I was three

with her without words. I sensed that she did

of my voice had I tried to speak with her more

about in school. Her revelation begs the ques-

years old. I would join my parents, brother and

not recognize me and I felt uncomfortable

often. Maybe she could not express her love in

tion: how well do we know our grandparents?

extended family in visiting my grandma every

and, frankly, freaked out by the bleak envi-

a traditional or verbal way, but she would have

Surely, the answer to this question may depend

month or so at her various assisted living and

ronments of these facilities. How could a child

felt my loving touch or gentle handholding had

on whether they are alive or deceased, in close

skilled nursing facilities. As a child, I dreaded

navigate these strange feelings and painful

I not been so unsure of how to connect. I have

realities?

made peace with the fact that I cannot go back

Once I was old enough to really understand

in time and change my interactions with her.

my grandmother’s diagnosis, she passed away.

However, I strongly encourage those who still

As a young adult, I was left wondering about

have their grandparents in their lives to get

my grandma’s life and what her voice would

to know them. Connect with them through a

have sounded like had she been able to share

conversation, a touch, a smile, a hug. Know that

her stories with me. Who was grandma, really?

these moments matter, no matter how foreign

I currently work as the Program Director

they may feel. I have learned that knowing who

and Music Therapist at The Greens at Green-

my grandmother was during her life tells me

wich Assisted Living Community, a communi-

quite a bit about who I am today. As Lucy says,

ty that specializes in dementia care. Each day I

our grandparents know more than peanut

experience the many meaningful ways we can

butter cookies, so let us enjoy the privilege of

communicate with individuals with dementia,

getting to know them.

Home is a Feeling Discover The Greens at Greenwich

We are a small intimate assisted living community for your loved one with memory impairment. The Greens provides safety, comfort, and a loving home filled with laughter and joy. Awarded the Best Practice for Resident Care by the Connecticut Assisted Living Association

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Celebrating Greenwich

December 4, 2023

FERTILITY SPECIALIST JOINS AWARD-WINNING TEAM

MEDIA MENTOR HONORED

llume Fertility, a modern fertility practice whose experts help individuals and couples grow their families, recently announced the addition of Barry Witt, M.D. to its award-winning team of board-certified reproductive endocrinologists serving Westchester and Fairfield counties. “For over 20 years, I have known Dr. Barry Witt and respected the exceptional quality of care he provides his patients; we are thrilled to have Dr. Witt joining our already robust team,” said Dr. Mark Leondires, founder and medical director at Illume Fertility. “Dr. Witt brings with him a wealth of knowledge and experience and will fit in wonderfully to our patient-centered care model.” After a fellowship in reproductive endocrinology at Tulane University School of Medicine, Witt has held successive academic appointments at Albert Einstein College of Medicine, NYU School of Medicine, and Yale School of Medicine. He directed the Donor Oocyte Program at Montefiore’s Institute for Reproductive Medicine & Health, where he was also program director for IVF. In addition, Witt served as medical director for Assisted Reproductive Technologies (ART) at Greenwich Fertility for numerous years, as a physician at the NYU Fertility Center and later, at Yale. Witt’s areas of special interest include egg freezing, in vitro fertilization (IVF), preimplantation genetic testing and reproductive surgery. He is a fellow of the American College of Obstetrics and Gynecology (ACOG) and a member of the American Society for Reproductive Medicine (ASRM) and the New York Obstetrical Society. Prior to joining Illume Fertility, Witt practiced reproductive medicine at Greenwich Fertility in both New York and Connecticut, helping individuals and couples achieve their goals with his more than 30 years of expertise in the field. Over his distinguished career, Witt has received many awards and honors and has published numerous scientific articles in his specialty. He also serves on several national committees. Led by an award-winning team of nine highly credentialed board-certified reproductive endocrinologists, Illume Fertility specializes in a range of assisted reproductive technologies (ART), including intrauterine insemination (IUI), in vitro fertilization (IVF), and preimplantation genetic testing (PGT). Illume Fertility’s internationally recognized Gay Parents To Be program specializes in LGBTQ+ family building. For the last six years, Illume Fertility has been recognized as a Leader in Healthcare Equality by the Human Rights Campaign. Illume Fertility is one of the largest fertility clinics and egg donation centers in the region, offering egg freezing, oncofertility preservation, and PCOS management, helping patients as young as 16. Illume Fertility is the only regional fertility clinic offering on-site holistic patient support services, including nutrition counseling, acupuncture and yoga.

Dena Schumacher

t a recent ceremony held in Burlington Vermont, Mamaroneck, New Yorkbased LMC’s Media Assistant Director Dena Schumacher was honored with the Alliance for Community Media’s Brian Wilson Mentor Award. Board. LMC member Mike Witsch was there to receive the award, which recognizes an individual who has served as an inspiration and mentor to others in public, education and government (PEG) media. Matt Sullivan, LMC Executive Director said, “As a mentor, Dena has gone above and beyond to nurture the growth and development of aspiring media professionals, particularly students. She has demonstrated a remarkable ability to inspire and empower the next generation of media creators, guiding them through their creative journeys with patience and unwavering support. She spearheaded the ‘Future Filmmaker Project,’ an opportunity for student filmmakers to create short films with budgets provided by LMC Media. No one is more deserving of this award, and we couldn’t be more proud.” LMC also finished as a finalist in the category of Best Overall Public, Education, and Government Access Center in the Northeast Region in its budget category.

GOVERNOR’S VETOES DISAPPOINT SAVE THE SOUND

wo bills poised to strengthen protections for waters across New York state were recently vetoed by Governor Kathy Hochul forfeiting a critical opportunity to expand defenses after a Supreme Court decision weakened federal protections earlier this year. The bills: Class C Streams (S1725A/ A4601) sought to reclassify waters used for fishing and boating but not for drinking or primary contact activities (such as swimming) so they could be afforded the same DEC protections as other streams. Freshwater Wetlands Protections (S5957/A5949) would have allowed local governments to decide whether to implement tighter

restrictions than the state’s regarding the application of pesticides in designated wetlands areas within their jurisdictions. “It’s never been more important to expand New York state‘s protections of all waters and wetlands,” said Save the Sound Vice President of Water Protection David Ansel. “These consequential pieces of legislation would have benefitted the Long Island Sound watershed and protected tens of thousands of miles of streams and more than two million acres of wetlands across New York state. “The timing of these vetoes is particularly concerning, considering the long-term ramifications of a Supreme Court decision back in May when the Court ruled in Sackett v. Environmental Protection Agency that the jurisdiction of the Clean Water Act did not extend to all waters of the United States.” Save the Sound Senior Legal Director Roger Reynolds called it “the worst-case scenario for federal wetland protection.” “We will continue to advocate in Albany for our legislators to pursue the strongest possible protections for all waters in our region,” said Ansel.

SERVING AT-RISK YOUTH

ore than 100 people attended the Big Brothers Big Sisters (BBBS) of Rockland County’s annual fundraiser on Saturday, Nov. 11. The ‘80s-themed event brought out the creativity among the guests along with their generosity. It’s the organization’s largest fundraiser of the year that helps to support the group’s programs, which serve Rockland’s “atrisk” youth, between the ages of 7 and 18 – primarily those from one-parent homes. Support from the business community is ultra-important for this group and the children it serves. “Fundraising is undoubtedly a challenging endeavor. The intricate process of ensuring full attendance, generating funds through ticket and raffle sales can be undeniably stressful. Witnessing, however, the camaraderie that unfolds, the sea of smiling faces, and the resounding affirmation from supporters of the organization contribute to an atmosphere of excitement and fulfillment,” said Gillian Ballard, president and CEO, Big Brothers Big Sisters of Rockland County. “Over the years, as we’ve immersed ourselves into various fundraising initiatives, there hasn’t been a single year that hasn’t proven both enriching and profoundly satisfying as a testament to the unwavering spirit of our community,” she added. Big Brothers Big Sisters of Rockland is the local affiliate of Big Brothers Big Sisters of America and operates a community mentoring program that provides services to at-risk youth throughout Rockland County. As the oldest and largest youth mentoring organization in Rockland County, BBBS has been a leader in oneon-one services for 40 years.

Westfair Business Journal

December 4, 2023

GETTING WIRED AND READY TO GO

ingston Mayor Steven T. Noble has announced that Archtop Fiber has officially broken ground to install and launch its new 100%-fiber, multi-gig broadband network to provide faster connections for the city of Kingston residents and businesses. The Kingston community can look forward to internet speeds up to 10 GBPS to support more efficient streaming, a house full of Wi-Fi connected devices, video conferencing, e-commerce and much more. Internet service is anticipated to roll out neighborhood by neighborhood and be fully available this winter. “Not only will Archtop Fiber empower the city of Kingston’s businesses and residents with more connectivity and tech jobs, it will also help us achieve our goal to build a more sustainable community that promotes environmental stewardship,” said Noble. “Fiber is one of the greenest types of broadband available, using up to 12 times less energy than traditional cable providers. Archtop’s new network will enable us to significantly reduce the release of greenhouse gas emissions and protect our natural resources in this area.” The first phase of installation has begun with the use of 74 existing Central Hudson utility poles for aerial fiber deployment. The second phase of installation includes micro-trenching, a minimally intrusive process that enables fiber lines to run through very narrow underground trenches, which will begin in the next couple of weeks. With headquarters in the town of Ulster and a local executive leadership team, Archtop Fiber is building its permanent headquarters and customer care center at iPark 87 as part of the development of the former IBM Tech City site.

TOWN BUDGET PRESENTATION GIVEN AWARD

he Distinguished Budget Presentation Award from the Government Finance Officers Association (GFOA) was presented to the town of Mamaroneck for its 2023 budget. The award recognizes that the governing body and staff that prepared the budget met the highest principles of governmental budgeting and set an example for other governments “Congratulations to Town Comptroller Tracy Yogman and her staff on this important recognition of their work,” said Town Supervisor Jaine Elkind Eney. “I believe this award reflects the care and commitment that all of our employees in the town of Mamaroneck take in serving our residents.’’ In order to receive the budget award, the town had to satisfy nationally recognized guidelines for effective budget presentation and be rated proficient in four categories as well as meet 14 mandatory criteria. The town is among more than 1,700 municipalities that participated in the program. The town and the comptroller’s department will receive a Certificate of Recognition for Budget Presentation.

Senator Mayer, center, center, with Mike Nazzaro and Ali Nazzaro, owners of Laughing Horse Coffee and Tea Co.

NEW YORK STATE BUSINESS AWARDS

ew York State Senator Shelley B. Mayer awarded four local businesses with the New York State Empire Award, which showcases small businesses and nonprofit organizations making a positive impact on their communities. Mayer said, “I am proud that Westchester is home to so many businesses and organi-

zations that are steadfast in their dedication to their communities. Each business or organization that I have had the pleasure of honoring has helped bring our community closer in extraordinary ways. They offer diverse services, but they share a spirit of unity and positivity that can be felt throughout the municipalities that make up our district. I

am grateful to each one for their generosity and commitment to their community.” They include The Blue Heart Forever Project (BHFP), a support system for Latino families of children with autism in the village of Port Chester; Laughing Horse Coffee & Tea Co., a coffee shop in Harrison, New York where people of all ages can

gather and feel a sense of community; The Kitchen Table, a farm-to-table restaurant in Pound Ridge that has become a centerpiece in the community; and Prana Prenatal Yoga, which offers support, guidance and a sense of community for women going through pregnancy, childbirth and new motherhood.

STUDENTS MAKE THANKSGIVING MEALS FOR FAMILIES IN NEED

rojecting the spirit of giving on Thanksgiving the students at Maria Regina, the all-girls Catholic high school in Hawthorne, New York, donated more than 200 bags of food, which they had packed, including frozen turkeys and canned goods to St. Peter/St. Denis Church’s Food Pantry in Yonkers. As a result of the school’s annual Thanksgiving Food Drive families in need enjoyed a traditional Thanksgiving Day meal. Young women at Maria Regina are encouraged to achieve academic excellence, empowered to be compassionate leaders and enriched with the spirit to live a life of charity, truth, and service to others.

Loading up the truck with Thanksgiving food from left: Colleen Carey, Shannon Burke and Grace Proaño, all from Yonkers.

Westfair Business Journal

December 4, 2023

CELEBRATE IN STYLE

You are invited to our exclusive holiday sale event. Let’s celebrate the forthcoming holiday season with beverages and munchies while contemplating the virtue and beauty of old wood.

This time in our Mount Kisco showroom at 91 E Main Street.

DEC. 7 | 5 TO 7 P.M.

NewEnglandAntiqueLumber.com Westfair Business Journal

December 4, 2023

Legal Records

WESTCHESTER COUNTY & HUDSON VALLEY

WESTCHESTER COURT CASES

U.S. Bankruptcy Court White Plains & Poughkeepsie Local business cases, Nov. 22 - 28 Christie and Arthur Wright, Yonkers re. Wright Wealth Consulting, 23-22872SHL: Chapter 7, assets $0 - $50,000, liabilities $100,000 - $500,000. Attorney: pro se. Estate of Dwayne C. Lester, New Rochelle, business N/A, 23-22874-SHL: Chapter 7, assets and liabilities $500,000 - $1 million. Attorney: pro se. LJK Wallcoverings Inc. and LJK Finishes Inc., Hartsdale, Scott Katz, vice president, 23-22876-SHL: Chapter 11, assets $16,706, liabilities $360,524. Attorney: Charles A. Higgs. Mountain Ave 27 LLC, Spring Valley, David Rosen, 23-22880-SHL: Chapter 7, assets $0, liabilities $768,822. Attorney: pro se. U.S. District Court, White Plains Local business cases, Nov. 22 - 28 IBEW Local 363 funds, Harriman vs. HVS LLC, Garnerville, et al, 23-cv-10278-KMK: Employee Retirement Income Security Act. Attorney: Gary A. Thayer.

Items appearing in the Westfair 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.

Eliot Kaca, New Rochelle, et al, vs. Pelican Management Inc., New Rochelle, et al, 23-cv-10284-PMH: Fair Labor Standards Act. Attorney: Raymond Nardo. Bernadette Moriarty vs. New York-Presbyterian Lawrence Hospital, Bronxville, 23-cv-10303KMK: Civil rights. Attorney: James Mermigis. Virginia Kelly, Lake Ariel, Pennsylvania vs. Resorts World Catskills, Monticello, et al, 23-cv-10321-PMH: Personal injury. Attorney: Mark T. Perry. Irene M. Herrera, Bronx vs. LDJ Contracting LLC, Mount Vernon, et al, 23-cv-10326-PMH: Civil rights. Attorney: Liane Fisher. Alfred Menna, West Harrison vs. Stop & Shop Supermarket, White Plains, et al, 23-cv-10333: Personal injury. Attorney: Evan Gewirtz.

DEEDS Above $1 million 1600 Boxer Realty LLC, White Plains. Seller: 1600 Mamaroneck Avenue LLC, Mamaroneck. Property: 1600 Mamaroneck Ave., White Plains. Amount: $1.2 million. Filed Nov. 16. 1828 Land Corp., Yonkers. Seller: T&H 1828 LLC, Yonkers. Property: 1828 Central Park Ave., Yonkers. Amount: $2.5 million. Filed Nov. 15. 33 Judson Avenue LLC, Garden City. Seller: Joseph Rodriguez, New York City. Property: 33 Judson Ave., Greenburgh. Amount: $1.3 million. Filed Nov. 8. 41- 45 Westchester Management LLC, Mount Vernon. Seller: 43 Gramatan LLC, Yonkers. Property: 41 Gramatan Ave., Mount Vernon. Amount: $1.2 million. Filed Nov. 13.

49 Purchase LLC, Mamaroneck. Seller: 49 Purchase Street Holdings LLC, Harrison. Property: 49 Purchase St., Rye City. Amount: $3.4 million. Filed Nov. 14. 6 Richardson Lane LLC, Harrison. Seller: Anna and Peter Morrissey, Scarsdale. Property: 6 Richardson Lane, Harrison. Amount: $3.2 million. Filed Nov. 9. Aspiration Properties & Equities LLC, Chester. Seller: Michael and Jessica Langellotti, White Plains. Property: 3 Oakmont Drive, Harrison. Amount: $1.1 million. Filed Nov. 9. Avalonbay Communities Inc., Arlington, Virginia. Seller: CF Westchester Multifamily District, New York. Property: 746 Mamaroneck Ave., Mamaroneck. Amount: $103 million. Filed Nov. 9. Beechstone LLC, West Park. Seller: Makondo Group Holding Corp., Port Chester. Property: 52-54 Beech St., Rye Town. Amount: $1.2 million. Filed Nov. 16. Morton, Benjamin, Bedford Corners. Seller: Safe Haven A Healing Place Inc., Chappaqua. Property: 44 Bayberry Lane, Bedford. Amount: $4.4 million. Filed Nov. 8. Smith, Christopher, Mount Vernon. Seller: Socom-US LLC, Bronx. Property: 24 Summit Ave., Mount Vernon. Amount: $1.2 million. Filed Nov. 14. Wang, Lixin, Purchase. Seller: 18 Purchase Hill LLC, Purchase. Property: 18 Purchase Hills Drive, Harrison. Amount: $1.8 million. Filed Nov. 14.

Below $1 million 243 Stone Ave LLC, Dobbs Ferry. Seller: Brian Rodriguez, Brooklyn. Property: 107A Morningside Ave., Yonkers. Amount: $375,000. Filed Nov. 13.

470 Owners Corp., Harrison. Seller: ELK Harrison LLC, Rye. Property: 470 Halstead Ave., Harrison. Amount: $400,000. Filed Nov. 14. Bischoff, Martin C., Peekskill. Seller: Dar Aleman LLC, Peekskill. Property: 509 Highland Ave., Peekskill. Amount: $500,000. Filed Nov. 14. Blackhaven Enterprises LLC, Ardsley. Seller: Mucjon Demiraj LLC, Yonkers. Property: 130 Winfred Ave., Yonkers. Amount: $615,000. Filed Nov. 8. Bradhurst Site Construction Corp., Valhalla. Seller: John Pugni, Valhalla. Property: 108 Bradhurst Ave., Mount Pleasant. Amount: $510,000. Filed Nov. 9.

Findlay Venture LLC, Commack. Seller: 25 Saratoga LLC, Brooklyn. Property: 25 Saratoga Ave., Yonkers. Amount: $955,000. Filed Nov. 13. Friday Properties LLC, Flushing. Seller: James A. Gallagher, Yonkers. Property: 1155 Warburton Ave., 3M, Yonkers. Amount: $355,000. Filed Nov. 9. Gova Holdings Group LLC, Yonkers. Seller: Kaitav and Sapna Shah, Yonkers. Property: 81 Lewis Parkway, Yonkers. Amount: $989,000. Filed Nov. 14.

Bush, Rita, Albany, Ohio. Seller: Asharfi LLC, Ossining. Property: 280 N. State Road, Ossining. Amount: $630,000. Filed Nov. 15.

Lerman, Barbara, Larchmont. Seller: Stormfield Opportunity Fund LP, Southport, Connecticut. Property: 4 Post Road, Scarsdale. Amount: $769,000. Filed Nov. 8.

Charlies Lair Inc., Shrub Oak. Seller: AJLK Holding LLC, Mahopac. Property: 1451 Strawberry Road, Yorktown. Amount: $200,000. Filed Nov. 16. Cohen, Warren, Tuckahoe. Seller: US Bank NA Trustee, Lewisville, Texas. Property: 16 Bedford Place, Yonkers. Amount: $449,000. Filed Nov. 8. DeCarmine, Michael, Yonkers. Seller: Valedrie Drive Management Inc., Yonkers. Property: 60 Valeria Drive, Yonkers. Amount: $700,000. Filed Nov. 8. Del Priore Properties LLC, Charlotte, North Carolina. Seller: Michael Katzer, Sarasota, Florida. Property: 21 Lake St., 3F, White Plains. Amount: $385,000. Filed Nov. 9.

Sebastian Flores Westfair Communications Inc. 4 Smith Ave., Suite 2 Mount Kisco, NY 10549 Phone: 914-694-3600

Westfair Business Journal

El Sueno LLC, Ossining. Seller: Flavio Morocho, Ossining. Property: 3 William St., Ossining. Amount: $45,000. Filed Nov. 14.

Bunting, Kenneth L., White Plains. Seller: MEM Flipp Corp., Bronxville. Property: 29 Meadow Hill Place, North Castle. Amount: $979,000. Filed Nov. 16.

Questions and comments regarding this section should be directed to:

Deutsche Bank National Trust Co., West Palm Beach, Florida. Seller: GMG Realty Holdings LLC, Yonkers. Property: 235 Delano Ave., Yonkers. Amount: $467,000. Filed Nov. 14.

December 4, 2023

Manuel, DaSilva Trust and Jennie DaSilva Trust, Somers. Seller: Louis Antonelli and Kimberly Rackett, Breezy Point. Property: 495 Heritage Hills, Somers. Amount: $410,000. Filed Nov. 9. Federal Tax Liens, $10,000 or greater, Westchester County, Nov. 22 - 28 Carvin, Marybeth E.: Valhalla, 2014, 2016 - 2017 personal income, $57,324. Cross County Vision Corp.: Yonkers, 2023 quarterly taxes, $53,569. Knights Auto Repair Service Inc.: Hawthorne, 2017 - 2018, 2020 - 2022 unemployment, quarterly and corporate taxes, $31,604.

Martinez, Joel: White Plains, 2015 personal income, $35,639. Judgments 2M Sales LLC, Gadsden, Arizona. $400,834 in favor of GCM Capital LLC, White Plains. Filed Nov. 2. Amori, Linda A., New Rochelle. $12,350 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. Arce-Amaya, Maybelline, Mount Vernon. $5,811 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Arriaza, Silvia R., Yonkers. $5,142 in favor of Midland Credit Management Inc., San Diego, California. Filed Nov. 2. Bajramaj, Smajl, Yonkers. $2,572 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Bricker, Aaron, Redding, Connecticut. $28,530 in favor of National Collegiate Student Loan Trust 2007-3, Peachtree Corner, Georgia. Filed Oct. 31. Bryant, Zonasha, Mount Vernon. $2,445 in favor of Credit Corporate Solutions Inc., Draper, Utah. Filed Oct. 31. BuildingRite LLC, Bronx. $100,246 in favor of JPMorgan Chase Bank NA, Tempe, Arizona. Filed Oct. 31. Burke, Laura, Yonkers. $10,762 in favor of Wells Fargo Bank NA, West Des Moines, Iowa. Filed Oct. 30. Cabrera, Julie D., Yonkers. $9,763 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Cavanaugh, Michael, Ossining. $3,625 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30.

WESTCHESTER COUNTY & HUDSON VALLEY Chapnick, Sabiel T., Scarsdale. $8,004 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 31. DeJesus, Tanya, Mount Vernon. $6,023 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. Dekidjiev, Riza, Scarsdale. $3,057 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Fowler, Shikeena E., Yonkers. $10,948 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Frawley, Kieran, Harrison. $9,308 in favor of Goldman Sachs Bank USA, Richardson, Texas. Filed Oct. 31. Funesti, Collin, Rye Brook. $22,586 in favor of Wells Fargo Bank NA, West Des Moines, Iowa. Filed Oct. 30. Fuscone, Richard M., White Plains. $52,692 in favor of Long Court Realty Corp., White Plains. Filed Oct. 31. Ganley, Brian, White Plains. $6,678 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Goldstein, Norman, Scarsdale. $6,365 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 31. Hairston, Cecilia A., Yonkers. $16,614 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 2. Hogan, Victor F-III, Ossining. $18,065 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. Huaman, Gabriel J., Elmsford. $7,497 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Jimenez, Bernard A., Eastchester. $100,246 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 31.

Joseph, Jean, White Plains. $1,751 in favor of Credit Corporate Solutions Inc., Draper, Utah. Filed Oct. 31.

Munoz, Lisa, Yonkers. $11,410 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30.

Thiam, Fatoumata, Yonkers. $3,787 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 2.

Jozwiak, Alice P., Port Chester. $6,070 in favor of Wells Fargo Bank NA, West Des Moines, Iowa. Filed Oct. 31.

Nishiyama, Yuuji, Yonkers. $3,891 in favor of UHG I LLC, Williamsville. Filed Oct. 30.

Vasquez, Jorge, Ossining. $8,022 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30.

Kinnear, David T., Larchmont. $25,292 in favor of US Bank NA, Cincinnati, Ohio. Filed Nov. 2. Koronowski, Lester, Brewster. $7,554 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 31. Kuhlor, Denisha, Yorktown Heights. $5,617 in favor of UHG I LLC, Williamsville. Filed Oct. 30. Lauer, Patricia A., Port Chester. $8,009 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. Liz, Ivette, Yonkers. $2,417 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 1. Lizardo, Edison, Hastingson-Hudson. $1,750 in favor of UHG I LLC, Williamsville. Filed Oct. 30. Lombardi, Richard, New Rochelle. $26,199 in favor of Joann Monteleone, White Plains. Filed Nov. 2. Martins, Barbara S., North Milford, Connecticut. $1,932 in favor of Liu Delong, Hawthorne. Filed Nov. 1. Massaregli, Elmerinda, New Rochelle. $17,612 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Mercedes-Cruz, Freddy, Mount Vernon. $12,286 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Nov. 2. Molina Sr., Jensin, Yonkers. $13,605 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Monegro, Juan, Mount Vernon. $5,168 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 31.

O’Shea, Gerald J., Mohegan Lake. $4,120 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. Odubayothompson, Linda, Ossining. $25,681 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. O’Neal, Arriener, Port Chester. $2,333 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Perez-Botero, Andres, Yorktown Heights. $10,032 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Perez, Botero Andres, Yorktown Heights. $7,046 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Perez, Botero Andres, Yorktown Heights. $3,641 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Poteat, Zyon D., White Plains. $2,654 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Rivera, Dominic D., Yonkers. $2,513 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Rodriguez, Hiram, Mount Kisco. $3,484 in favor of UHG I LLC, Williamsville. Filed Oct. 30. Ruiz, Zachary O., Port Chester. $5,623 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 30. Smith, Chris-Allayne, Mount Vernon. $5,382 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Oct. 30. Standard, Jason, Elmsford. $11,751 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Oct. 31.

Vicente, Jose I., Port Chester. $5,528 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 3. Watt, Michelle, Mount Vernon. $4,551 in favor of Columbia University in the city of New York. Filed Oct. 31. Xerri, Shawn, Astoria. $859 in favor of the city of New Rochelle, New Rochelle. Filed Nov. 1. Yorktown Funeral Home LLC, Shrub Oak. $105,045 in favor of Kamitis Inc., Yonkers. Filed Nov. 1. Zarrilli, Michael J., Yonkers. $7,722 in favor of Wells Fargo Bank NA, West Des Moines, Iowa. Filed Oct. 31.

LIS PENDENS The following filings indicate a legal action has been initiated, the outcome of which may affect the title to the property listed. 16 Cedar and 47 Cliff LLC, as owner. Filed by Hole N 1 Capital LLC. Action: Foreclosure of a mortgage in the principal amount of $2,300,000 affecting property located at 16 Cedar St., Yonkers. Filed Nov. 13. Alba Fuel Corp., as owner. Filed by The Bank of New York Mellon. Action: Foreclosure of a mortgage in the principal amount of $382,000 affecting property located at 1 Dexter Road, Yonkers. Filed Nov. 10. American Home Mortgage Funding LLC, as owner. Filed by MidFirst Bank. Action: Foreclosure of a mortgage in the principal amount of $253,000 affecting property located at 2187 White Birch Drive, Yorktown. Filed Nov. 7.

Westfair Business Journal

Berger, Moses, as owner. Filed by Bethpage Federal Credit Union. Action: Foreclosure of a mortgage in the principal amount of $7,000,000 affecting property located at 80 and 100 Grasslands Road, Elmsford. Filed Nov. 14. Bhat, Kevin, as owner. Filed by Lakeview Loan Servicing LLC. Action: Foreclosure of a mortgage in the principal amount of $496,000 affecting property located at 58 Ellsworth Ave., Yonkers. Filed Nov. 7. Burke, Laureen M., as owner. Filed by MCLP Asset Company Inc. Action: Foreclosure of a mortgage in the principal amount of $340,000 affecting property located at 18 Huntington Drive, Yonkers. Filed Nov. 9. CJA-Heir, as owner. Filed by Wells Fargo Bank NA. Action: Foreclosure of a mortgage in the principal amount of $222,000 affecting property located at 15 Francis St., Mount Pleasant. Filed Nov. 8. Calisi, Michael, as owner. Filed by US Bank National Trust. Action: Foreclosure of a mortgage in the principal amount of $370,000 affecting property located at 4 Mitchell Ave., Yonkers. Filed Nov. 13. Campbell, Jacqueline, as owner. Filed by MCLP Asset Company Inc. Action: Foreclosure of a mortgage in the principal amount of $275,000 affecting property located at 150 Hillcrest Road, Mount Vernon. Filed Nov. 7. Carvin, Mary E., as owner. Filed by US Bank National Trust. Action: Foreclosure of a mortgage in the principal amount of $110,000 affecting property located at 5 Charles St., Mount Pleasant. Filed Nov. 13. Chary, Andrew estate of, as owner. Filed by Deutsche Bank National Trust Co. Action: Foreclosure of a mortgage in the principal amount of $136,000 affecting property located at 115 Rolling Way, Unit 2, Peekskill. Filed Nov. 13.

December 4, 2023

Citibank NA, as owner. Filed by Lakeview Loan Servicing LLC. Action: Foreclosure of a mortgage in the principal amount of $547,000 affecting property located at 55 Ramsey Ave., Yonkers. Filed Nov. 14. Coyt, Jose Jr., as owner. Filed by Metropolitan Life Insurance Co. Action: Foreclosure of a mortgage in the principal amount of $500,000 affecting property located at 125 Oak St., Port Chester. Filed Nov. 7. Fatigate, Ann M., as owner. Filed by The Bank of New York Mellon. Action: Foreclosure of a mortgage in the principal amount of $520,000 affecting property located at 8 Willow Road, Somers. Filed Nov. 10. Flores, David, as owner. Filed by US Bank National Trust Co. Action: Foreclosure of a mortgage in the principal amount of $472,000 affecting property located at 5 Ashland St., New Rochelle. Filed Nov. 9. Heirs and Distributees of The Estate of Charles Rachlin aka Charles H. Rachlin, as owner. Filed by JPMorgan Chase Bank NA. Action: Foreclosure of a mortgage in the principal amount of $65,000 affecting property located at 136 Pound Ridge Road, Bedford. Filed Nov. 7. Kajtazi, Filyp, as owner. Filed by Citibank National Trust. Action: Foreclosure of a mortgage in the principal amount of $430,000 affecting property located at 1 Roosa Lane, Ossining. Filed Nov. 13. Lapaglia, James W., as owner. Filed by JPMorgan Chase Bank NA. Action: Foreclosure of a mortgage in the principal amount of $250,000 affecting property located at 104 Vermont Terrace, Tuckahoe. Filed Nov. 7.

Zhuzhingo, Celmira, as owner. Filed by Wells Fargo Bank National Trust. Action: Foreclosure of a mortgage in the principal amount of $332,000 affecting property located at 1417 Longview Ave., Peekskill. Filed Nov. 7.

MECHANIC’S LIENS 25 Wolves LLC, Yonkers. $2,067 in favor of Ferguson Enterprises LLC, Long Island. Filed Nov. 9. 645 Mac Realty LLC, Mount Vernon. $46,700 in favor of Valley Framers LLC, Spring Valley. Filed Nov. 14. Bellamy, Joe, Yorktown. $78,905 in favor of Steve Adams Jr. Plumbing & Heating, Carmel. Filed Nov. 9. Consolidated Edison Company of New York, Cortlandt. $46,824 in favor of D&M Electrical Contracting Inc., Elmsford. Filed Nov. 8. Diaz, Omar, North Castle. $8,000 in favor of Thermo-Seal Windows & Siding Inc., Rye. Filed Nov. 14. Extell Hudson Waterfront I LLC, Yonkers. $105,697 in favor of Build Exchange LLC, Austin, Texas. Filed Nov. 8.

NEW BUSINESSES This newspaper is not responsible for typographical errors contained in the original filings. Sole Proprietorships 3 Buds, 465 Tuckahoe Road, 1254, Yonkers 10710. c/o Oliver B. Levy, Surendra Kumar and Frank Donald. Filed Nov. 13.

Narvaez, Benjamin, as owner. Filed by US Bank National Trust. Action: Foreclosure of a mortgage in the principal amount of $395,000 affecting property located at 23 Roundtop Road, Yonkers. Filed Nov. 7.

Legal Records

WESTCHESTER COUNTY & HUDSON VALLEY Abu Car Services, P.O. Box 922, Sleepy Hollow 10591. c/o Mohammed Abubakari. Filed Nov. 13.

Isidrito Auto Import, 78 Seminary Ave., Yonkers 10704. c/o Juan Isidro Santos de la Cruz. Filed Nov. 15.

B&B Limited, 7 Sherwood Ave., Ossining 10562. c/o Blake Hoyt. Filed Nov. 9.

Jaylees Beauty Lounge, 55 Cole St., Yonkers 10710. c/o Jamie Lee Zeno. Filed Nov. 9.

Blakes Towing, 7 Sherwood Ave., Ossining 10562. c/o Blake Hoyt. Filed Nov. 9.

King Vision Productions, 56 S. 12th Ave., Mount Vernon 10550. c/o Cortney Grant. Filed Nov. 16.

Clip N File Nails, 140 Mamaroneck Ave., White Plains 10601. c/o Miriam Ariza. Filed Nov. 15. Crucible Leatherworks, 898 Barberry Road, Yorktown Height 10598. c/o Michael Young Hyuk Kim. Filed Nov. 14. DBL Sound Lighting & LED Video Wall Rental, 17 Aqueduct Place, Yonkers 10701. c/o Luis Miguel Nava Bernal. Filed Nov. 13. Feamm, 10 Sage Place, Eastchester 10709. c/o Frank DiNapoli. Filed Nov. 14. Financial Literacy Power, 34 Puritan Ave., Yonkers 10710. c/o Frank Pastirchak. Filed Nov. 15. Garfield Solutions, 137 Alexander St., Yonkers 10701. c/o Garfield A. Williams. Filed Nov. 16. Gln Wallpaper & Painting, 116 N. Fifth Ave., No. 2, Mount Vernon 10550. c/o Geliano Aparecido Panichek. Filed Nov. 14.

Bank of Greene County, as owner. Lender: 7 Greycourt Avenue LLC. Property: 7-9 Greycourt Ave., Chester. Amount: $174,000. Filed Nov. 8. Gvkgne Realty Inc., as owner. Lender: Lima One Capital LLC. Property: in Dover. Amount: $455,000. Filed Nov. 9.

Gold, Aron, Spring Valley. Seller: 6 Anthony LLC, Spring Valley. Property: 6 Anthony Drive, Spring Valley. Amount: $1.4 million. Filed Oct. 12.

4 Fulton LLC, Brooklyn. Seller: Patricia L. Martini, et al. Property: 4 Fulton St., Nanuet. Amount: $521,000. Filed Oct. 16.

Hoffman 2 LLC, Monsey. Seller: Pinchus Twersky, and Louis Binder, Spring Valley. Property: 74 West St., Spring Valley. Amount: $1.7 million. Filed Oct. 18.

5 Evergreen LLC, Englewood, New Jersey. Seller: Domenico Monteleone and Sara O. Scuteri, New City. Property: 5 E. Evergreen Road, New City. Amount: $640,000. Filed Oct. 19.

MV Carpentry, 50 Elizabeth St., Ossining 10562. c/o Lino Marcelo Villa Zhinin. Filed Nov. 9.

Palmiter Jordan and Breana Palmiter, as owner. Lender: Ulster Savings Bank. Property: in Clinton. Amount: $500,000. Filed Nov. 6.

New Wave Aquatics, 56 S. 12th Ave., Mount Vernon 10550. c/o Cortney Grant. Filed Nov. 16.

Kellman, Morris and Blima Kellman, Monsey. Seller: 35 Algonquin LLC, Newburgh. Property: 35 Algonquin Drive, Stony Point. Amount: $1 million. Filed Oct. 11.

DEEDS

Kestenbaum, Eluzer and Esther Kestenbaum, Spring Valley. Seller: Hammond Luxury Living LLC, Chester. Property: 8 Hammon St., Monsey. Amount: $1.2 million. Filed Oct. 17.

HUDSON VALLEY BUILDING LOANS Above $1 million 21 John Street Holdings LLC, as owner. Lender: Broadview Capital LLC. Property: 21 John St., Spring Valley. Amount: $1.1 million. Filed Nov. 10. 352 Blauvelt LLC, as owner. Lender: Northeast Community Bank. Property: 352 Blauvelt Road, Monsey. Amount: $2.5 million. Filed Nov. 3. NYS Housing Finance Agency, as owner. Lender: Cornerstone Residence LP. Property: in Newburgh. Amount: $1.2 million. Filed Nov. 6. Rockland Gardena Housing Partners LP, as owner. Lender: Lument Real Estate Capital LLC. Property: in Orangetown. Amount: $14.5 million. Filed Nov. 10.

Below $1 million Amenia Fire Company No. 1 Inc., as owner. Lender: Bank of Millbrook. Property: in Amenia. Amount: $700,000. Filed Nov. 8.

Above $1 million 2 Cobblestone Farm LLC, Brooklyn. Seller: David and Susan Liebergall, Suffern. Property: 2 Cobblestone Farm Court, Montebello. Amount: $2.4 million. Filed Oct. 18. 3112 Parkview LLC, Spring Valley. Seller: Ephraim and Esther Neiman Legacy Trust, Monsey. Property: 7 Rita Ave., Kaser. Amount: $1.6 million. Filed Oct. 16. 33 West Railroad LLC, Spring Valley. Seller: Teodor P. Warycha, Bloomville. Property: 33 37 W. Railroad Ave., West Haverstraw. Amount: $2 million. Filed Oct. 12. 526 Route 306 LLC, Nanuet. Seller: St. James Marthoma Church of Rockland Inc., Wesley Hills. Property: 526 Route 306, Wesley Hills. Amount: $2.7 million. Filed Oct. 17. 72 SSG LLC, Monsey. Seller: Patrice M. and Tzipora P. Reitman, Suffern. Property: 72 Southgate Drive, New Hempstead. Amount: $1.1 million. Filed Oct. 12. Blumenfeld, Solomon, Monsey. Seller: 47 SP LLC, Suffern. Property: 1 Ruth Court, Monsey. Amount: $1.5 million. Filed Oct. 19.

77 Lonergan Drive LLC, Monsey. Seller: Lewis H. and Carl G. Weinberger, Suffern. Property: 77 Lonergan Drive, Suffern. Amount: $340,000. Filed Oct. 13.

Rosenberg, Mordechi, Spring Valley. Seller: Greenleaf Developers LLC, Spring Valley. Property: 28 Jefferson Ave., New Square. Amount: $1.3 million. Filed Oct. 12.

Bayer, Ezriel, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 117 Reagan Ave., New Square. Amount: $680,000. Filed Oct. 19.

Schlesinger, Shloimo and Chaya Schlesinger, Monsey. Seller: 4 Hollandlane LLC, Monsey. Property: 4 Holland Lane, Monsey. Amount: $1.1 million. Filed Oct. 18.

Beck, Joseph, Monsey. Seller: 73 75 Twin Development LLC, New York. Property: 73 Twin Ave., Spring Valley. Amount: $925,000. Filed Oct. 13.

Vingort, Menachem and Amrom Oppman, Spring Valley. Seller: 13 Charles LLC, Spring Valley. Property: 13 Charles Lane, Spring Valley. Amount: $1.3 million. Filed Oct. 16.

Bedrock Capital Partners LLC, Monsey. Seller: Jay D. Scheiner, Monsey. Property: 155 Kearsing Pkwy., Spring Valley. Amount: $600,000. Filed Oct. 11.

Below $1 million 131 Reagan Equities LLC, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 131 Reagan Road, New Square. Amount: $570,000. Filed Oct. 17. 189 Pearl River LLC, Monsey. Seller: Montgomery Property & Management Group LLC, Nanuet. Property: 189 S. Pearl St., Pearl River. Amount: $630,000. Filed Oct. 17.

Sebastian Flores Westfair Communications Inc. 4 Smith Ave., Suite 2 Mount Kisco, NY 10549 Phone: 914-694-3600

Westfair Business Journal

7 Rita LLC, Brooklyn. Seller: 7 Rita Ave LLC, Monsey. Property: 7 Rita Ave., Monsey. Amount: $810,000. Filed Oct. 18.

Lowinger, Mordechai and Malka Lowinger, Spring Valley. Seller: Blueberry Equities LLC, Monroe. Property: 35 Hybrid Road, Monsey. Amount: $1.1 million. Filed Oct. 13.

Questions and comments regarding this section should be directed to:

66 Street LLC, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 66 Ostereh Blvd., New Square. Amount: $780,000. Filed Oct. 16.

December 4, 2023

Cohen, Yechiel, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 118 Tetiev Way, New Square. Amount: $780,000. Filed Oct. 13. Cobble Holdings LLC, Brooklyn. Seller: Jean M. Vilbig, Blauvelt. Property: 6 Cobble Place, Blauvelt. Amount: $525,000. Filed Oct. 18.

Cozzocrea, Joseph and Dominic Cozzocrea, Bronx. Seller: DeMaio Builders Inc., New City. Property: 10 Chauncy St., Congers. Amount: $612,500. Filed Oct. 11. Goldmunzer, Aron and Chana Goldmunzer, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 123 Reagan Road, New Square. Amount: $701,000. Filed Oct. 11. Goldmunzer, Feitche, Brooklyn. Seller: Polnoya Homes LLC, Spring Valley. Property: 121 Reagan Road, New Square. Amount: $807,000. Filed Oct. 17. Jubliant LLC, Huntington. Seller: Ramona Abreu, Haverstraw. Property: 70 W. Broad St., Haverstraw. Amount: $128,700. Filed Oct. 17. Kalisch, Jonathan and Brucha Kalisch, Monsey. Seller: 11 Manor LLC, Chester. Property: 11 Manor Drive, Monsey. Amount: $775,000. Filed Oct. 17. Katz, Lazar, Monsey. Seller: Blauvelt Development LLC, New York. Property: 332 Blauvelt Road, Monsey. Amount: $485,000. Filed Oct. 16. Kizelnik, Faigy, et al, Spring Valley. Seller: Blueberry Equities LLC, Monroe. Property: 45 Hybrid Road, Monsey. Amount: $865,000. Filed Oct. 13. Mindick, Yaakov and Jessica Zanger, Brooklyn. Seller: Quiet Blonde LLC, New City. Property: 3 Dunmore Road, New City. Amount: $750,000. Filed Oct. 13. Newman, Joseph and Esther Newman, Monsey. Seller: Hammond Luxury Living LLC, Chester. Property: 14 Hammond St., Monsey. Amount: $999,000. Filed Oct. 12.

WESTCHESTER COUNTY & HUDSON VALLEY Oshry, Aron and Chaya Oshry, Spring Valley. Seller: North Cole Associates LLC, Monsey. Property: 73 N. Cole Ave., Spring Valley. Amount: $800,000. Filed Oct. 16.

Tessler, Dov, Chestnut Ridge. Seller: 35 Beckett Court LLC, Chestnut Ridge. Property: 35 Beckett Court, Chestnut Ridge. Amount: $999,900. Filed Oct. 13.

Piesco, Timothy, Piermont. Seller: MTGLQ Investors LP, et al, Dallas, Texas. Property: 47 Kinney St., Piermont. Amount: $445,000. Filed Oct. 12.

Wagschal, Naftali, Chestnut Ridge. Seller: Chestnut Ridge Five LLC, Middletown. Property: 10 Coleman Court, Chestnut Ridge. Amount: $925,000. Filed Oct. 17.

Pompton Realty LLC, New City. Seller: Jacob Barrientos, Orangeburg. Property: 7 Blue Hill Commons, Orangeburg. Amount: $245,000. Filed Oct. 13.

Waldman, Avigtor, Monroe. Seller: 5 Nesher Connecticut LLC, Spring Valley. Property: 5 Nesher Court, Monsey. Amount: $619,000. Filed Oct. 17.

Rabinovitz, Mordechai, Chestnut Ridge. Seller: Blauvelt Development LLC, New York. Property: 332 Blauvelt Road, Monsey. Amount: $495,000. Filed Oct. 16.

Wilson, Mary M., Nyack. Seller: Cranford North LLC, Ramapo Property: 1101 Views Way, Nanuet. Amount: $439,000. Filed Oct. 12.

Saber Conklin LLC, Pomona. Seller: Nationwide Abstract LLC, Lakewood, New Jersey. Property: 15 Gessner Terrace, Pomona. Amount: $450,000. Filed Oct. 18.

JUDGMENTS

Samuel and Bella Ehrenfeld Legacy Trust and Joseph Ehrenfeld Trust, Monroe. Seller: 18 Melrose LLC, Brooklyn. Property: 18 Milrose Lane, Chestnut Ridge. Amount: $825,000. Filed Oct. 11. Sicherman, Goldie, Spring Valley. Seller: 17 Paiken LLC, Brooklyn. Property: 17 Paiken Drive, Spring Valley. Amount: $999,000. Filed Oct. 17. Spira, Aron and Trana Spira, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 120 Tetiev Way, New Square. Amount: $780,000. Filed Oct. 12. Stark, Jacob, Monsey. Seller: Blueberry Equities LLC, Monroe. Property: 25 Heritage Lane, Monsey. Amount: $879,500. Filed Oct. 11. Steinmetz, Zev, Brooklyn. Seller: Blueberry Equities LLC, Monroe. Property: 29 Hybrid Road, Monsey. Amount: $875,000. Filed Oct. 18.

Acosta, Justin, New Windsor. $14,077 in favor of TEG Federal Credit Union, Poughkeepsie. Filed Nov. 3. Apenteng, George, Harriman. $2,387 in favor of Capital One, Richmond, Virginia. Filed Nov. 2. Austin, Amy M., Port Jervis. $10,048 in favor of Credit Acceptance Corp., Southfield, Michigan. Filed Oct. 27. Barry, Marie, Newburgh. $4,734 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 6. Canel, Marie A. Sanon, New Windsor. $2,485 in favor of Bank of America, Charlotte, North Carolina. Filed Oct. 30. Carrillo, Maria, Wallkill. $1,562 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 3. Coscette, Danielle N., Middletown. $7,765 in favor of Bank of America, Charlotte, North Carolina. Filed Oct. 30. Degroodt, Dennis A., Walden. $6,089 in favor of Sidney Federal Credit Union, Sidney. Filed Oct. 30.

Dennison, Samuel J., Bloomingburg. $11,696 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 6. Eagan, Beth A., Montgomery. $2,326 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 1. Erden, Mindy J., New Windsor. $1,315 in favor of TD Bank USA, Brooklyn Park, Minnesota. Filed Nov. 6. Finished Product Property Solutions LLC, et al, Chester. $56,407 in favor of KeyBank National Association, Buffalo. Filed Oct. 31. Finished Product Property Solutions LLC, et al, Chester. $24,613 in favor of KeyBank National Association, Buffalo. Filed Oct. 31. Gallardo, Madelyn, Middletown. $9,016 in favor of JPMorgan Chase Bank, Wilmington, Delaware. Filed Nov. 6. Goddard, Bryce, Middletown. $58,994 in favor of American Express National Bank, Sandy, Utah. Filed Nov. 1. Golshevsky, Baruch, Monroe. $9,647 in favor of American Express National Bank, Sandy, Utah. Filed Nov. 1.

Jackson, Shonta L., Thompson Ridge. $4,329 in favor of Cavalry SPV I LLC and Citibank, Greenwich, Connecticut. Filed Nov. 6. Kabore, Fulgence, Middletown. $11,316 in favor of LVNV Funding LLC, Las Vegas, Nevada. Filed Nov. 2. Leal, Pedro, Newburgh. $1,947 in favor of Capital One, Richmond, Virginia. Filed Nov. 1. Lewis, Jason, Highland Mills. $2,208 in favor of Capital One, Glen Allen, Virginia. Filed Oct. 27. Mann, Gregory and Roseanne Jeffries, Warwick. $2,351 in favor of Grand York Realty Inc., Spring Valley. Filed Oct. 31. Markovits, Yochonon, Highland Mills. $4,919 in favor of Ford Motor Credit Company LLC, et al, Dearborn, Michigan. Filed Nov. 3. Metz, Elena, Salisbury Mills. $1,676 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 3. Miley, Freddie Jr., Maybrook. $7,801 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 26.

Grant, Gary, Middletown. $16,264 in favor of Credit Acceptance Corp., Southfield, Michigan. Filed Oct. 27.

Millones, Nelly L., Newburgh. $2,453 in favor of Ford Motor Credit Company LLC, Dearborn, Michigan. Filed Nov. 3.

Green, Derwayne, Middletown. $14,422 in favor of Capital One, McLean, Virginia. Filed Nov. 1.

Morales, Demaris, Middletown. $6,175 in favor of Grand York Realty, Spring Valley. Filed Nov. 2.

Harned, Cody, Port Jervis. $5,638 in favor of JPMorgan Chase Bank, Wilmington, Delaware. Filed Nov. 2.

Perales, Lionel, New Windsor. $4,190 in favor of Citibank, Sioux Falls, South Dakota. Filed Oct. 26.

Harris, Keith Jr., Newburgh. $2,037 in favor of Capital One, Richmond, Virginia. Filed Nov. 6.

Pillius, Kyle A., Walden. $8,562 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 26.

Hauser, Gennine V., Walden. $16,840 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 3.

Rodriguez, Marcia, Warwick. $2,703 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 1. Saeli, Anthony C., Warwick. $22,163 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Oct. 30. Saez, Cellina, Sparrowbush. $3,341 in favor of Capital One, Richmond, Virginia. Filed Nov. 1. Saintiac, Oriel, Middletown. $2,811 in favor of Midland Credit Management Inc., San Diego, California. Filed Nov. 2. Sazon Boricua Inc., New Windsor. $3,415 in favor of TEG Federal Credit Union, Poughkeepsie. Filed Nov. 3. Schelmetty, Maritza, Middletown. $14,680 in favor of Midland Credit Management Inc., San Diego, California. Filed Nov. 2. Scott, Melissa, Monroe. $2,682 in favor of Capital One, Richmond, Virginia. Filed Nov. 6. Stellitano, Heidi, Newburgh. $3,851 in favor of Bank of America, Charlotte, North Carolina. Filed Nov. 1.

Thorpe, Eva M., Middletown. $2,226 in favor of Capital One, McLean, Virginia. Filed Nov. 3. Ullman, Steven Z., New Windsor. $7,392 in favor of Bank of America, Charlotte, North Carolina. Filed Nov. 3.

NEW BUSINESSES

Vazquez, Angeles, Middletown. $2,846 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 2.

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

Vega, Juliana and Marcos Vega, New Windsor. $500,250 in favor of Financial Casualty & Surety Inc., Houston, Texas. Filed Nov. 1.

Partnerships

Williams, Sherry, Bloomingburg. $3,208 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 1. Wragg, Vaughn, Middletown. $2,347 in favor of Capital One, Richmond, Virginia. Filed Nov. 1. Zephyr, Julian, Goshen. $10,757 in favor of Discover Bank, New Albany, Ohio. Filed Oct. 27.

MECHANIC’S LIENS

Suero, Eileen, Highland Mills. $2,106 in favor of Ford Motor Credit Company LLC, Dearborn, Michigan. Filed Nov. 1.

Amelia Realty LLC, as owner. $3,906 in favor of Roe Brothers Inc. Property: 8 Bay View Terrace, Newburgh. Filed Nov. 16.

Terracino, Tanisha, Cuddebackville. $5,000 in favor of Oakland Valley Properties Inc., West Hempstead. Filed Nov. 2.

Brewster Industrial Owner LLC, as owner. $8,045,072 in favor of McCarthy Concrete Inc. Property: in Southeast. Filed Nov. 14.

Thomas, Peter, Campbell Hall. $4,217 in favor of Bank of America, Charlotte, North Carolina. Filed Oct. 30.

Cinquemani, Christopher, as owner. $4,902 in favor of Mighty Built Construction Company Inc. and Joseph Pellegrino. Property: 30 Coleman Drive, Campbell Hall. Filed Nov. 16.

Pizzo, Jennifer, Newburgh. $4,395 in favor of Crown Asset Management LLC, Duluth, Georgia. Filed Nov. 2.

Polakoff Todd and Polakoff Olena, as owner. $29,390 in favor of Bruce Eurich Electric Inc. Property: 204 Pine Island Turnpike. Warwick. Filed Nov. 13.

Hudson One Enterprises Inc., as owner. $46,150 in favor of David Niemotko Architect PC. Property: in Monroe. Filed Nov. 14.

Angry Alligator Productions, 226 Oak Road, Mahopac 10541. c/o John Torrieri and Eugene Lehnert. Filed Nov. 15.

Sole Proprietorships 26 Division, 26 Division St., Cold Spring 10512. c/o Katherine Feighery. Filed Nov. 17. Bella Luna Restaurant & Pizzeria, 2877 NY 94 Blooming Grove 10914. c/o Alexander Pita Garcia. Filed Nov. 14. Body Essence & Soul, 2 Brookside Drive East, No. D, Harriman 10926. c/o Heather Brown Campbell. Filed Nov. 16. Bookkeepers Best, 29 Foley Road, Warwick 10990. c/o Olithea DeCeglie. Filed Nov. 16. Chimney Services R Us, 89 Hawxhurst Road, Monroe 10950. c/o Tore C. Larsen. Filed Nov. 14. Chrissy Knopp Therapy, 5020 Route 9W, Suite 103, Newburgh 12550. c/o Christine Linda Knopp. Filed Nov. 17. Cornell Digital Marketing, 179 Collabar Road, Montgomery 12549. c/o Steven Thomas Trevor Cornell and Alexis Leigh Brown. Filed Nov. 17. Dream Housekeeping, 18 Windsor Square Drive, New Windsor 12553. c/o Christopher Anthony Mercado. Filed Nov. 15.

Rementer, Lori, Middletown. $12,973 in favor of Bank of America, Charlotte, North Carolina. Filed Oct. 27.

Westfair Business Journal

December 4, 2023

Legal Records

BUILDING PERMITS

Commercial Power Home Remodeling Group LLC, Chester, Pennsylvania, contractor for UHL Chelsea and Johnson Andre. Remove and replace 18 windows, two sliding glass doors and entry door without structural changes at 105 Columbus Place, Unit 5, Stamford. Estimated cost: $50,870. Filed Oct. 26. Ridolfi Construction LLC, New Canaan, contractor for 19 Roosevelt LLC. Construct a two-story commercial building at 19 Roosevelt Ave., Stamford. Estimated cost: $1,600,000. Filed Oct. 30.

Signature Constrctn Group of Connecticut Inc., Norwalk, contractor for Spus8 750 Washington Blvd LP. Perform replacement alterations at 750 Washington Blvd., Stamford. Estimated cost: $500,000. Filed Oct. 13.

Residential

Stamford Hospital, Stamford, contractor for Stamford Hospital. Install temporary tents and flooring at 32 Strawberry Hill Court, Stamford. Estimated cost: $33,400. Filed Oct. 27.

Fairfield Pool, Norwalk, contractor for David X. Manners. Install in-ground fiberglass pool at 237 E. Rocks Road, Norwalk. Estimated cost: $72,000. Filed Oct. 4.

Star Partners LLC, Stamford, contractor for Star Partners LLC. Install Illuminated wall signs at 850 E. Main St., Unit C2, Stamford. Estimated cost: $13,000. Filed Oct. 26.

RMS Construction LLC, Stamford, contractor for RMS Construction LLC. Install signage on both sides of building at 154 Broad St., Stamford. Estimated cost: $25,000. Filed Oct. 11.

Sunrun Installation Services Inc., San Francisco, California, contractor for Jill Persampieri Morea, et al. Install roof-mounted solar panels at 15 Brownley Drive, Stamford. Estimated cost: $45,687. Filed Oct. 12.

Savkat Inc., Bristol, contractor for Butternut Lane LLC. Perform a code-compliant roof-mounted solar system consisting of 25 panels on two arrays at 54 Butternut Lane, Stamford. Estimated cost: $52,690. Filed Oct. 17.

T&T Contractor Guys LLC, Bronx, New York, contractor for Summer East Holdings LLC. Construct a barber shop in existing store space at 501 Summer St., Stamford. Estimated cost: $80,000. Filed Oct. 2.

Schimenti Construction Company LLC, Ridgefield, contractor for LT Stamford LLC. Install nonilluminated, and illuminated signs at 110 High Ridge Road, Stamford. Estimated cost: $13,000. Filed Oct. 27. Sign Design Inc., Norwalk, contractor for Frontier Glenville LLC. Install two new pylon signs at 64 High Ridge Road, Stamford. Estimated cost: $12,000. Filed Oct. 2.

To Be Determined, Stamford, contractor for One Harbor Point Square LLC C/O Blt Management LLC. Perform replacement alterations at 2200 Atlantic St., Unit S1, Stamford. Estimated cost: $1,600,000. Filed Oct. 5. Two Hundred-240 Shippan Avenue LLC, Stamford, contractor for Two Hundred-240 Shippan Ave LLC. Replace existing signs with wall-illuminated signs at 200 Shippan Ave., Stamford. Estimated cost: $46,475. Filed Oct. 26. Vasser, Bryan M., Milford, contractor for Global Development Enterprises. Preform replacements in existing wall signs at 224 Selleck St., Stamford. Estimated cost: $15,000. Filed Oct. 6.

Vlahakis, Dennis, Stamford, contractor for Two Hundred-240 Shippan Ave LLC. Renovate exterior facade at 200 Shippan Ave., Stamford. Estimated cost: $150,000. Filed Oct. 6.

B&G Mason Restoration LLC, Norwalk, contractor for Raffaele Sandolo. Reroof 93 New Canaan Ave., Norwalk. Estimated cost: $10,000. Filed Oct. 4.

G.A. Castro Construction LLC, Norwalk, contractor for Maggie Leigh Bridge. Reroof 23 Hillwood Place, Norwalk. Estimated cost: $12,418. Filed Oct. 5. Murray, Teresa, Norwalk, contractor for Teresa Murray. Update single-family residence at 24 Redcoat Road, Norwalk. Estimated cost: $40,000. Filed Oct. 6. Noble Construction Management Inc., Norwalk, contractor for Carol Vaughn. Add covered porch over threecar garage at 16 Nathan Hale Drive, Norwalk. Estimated cost: $30,000. Filed Oct. 10. Rhino Back Roofing LLC, Simsbury, contractor for Stephanie DeJesus and Christian Restrepo. Reroof 146 Fourth St., Stamford. Estimated cost: $11,232. Filed Oct. 17. Rodger, Gibson, Stamford, contractor for Rodger Gibson. Add a gas fireplace to living room at 113 Westwood Road, Stamford. Estimated cost: $10,000. Filed Oct. 30. Roofing Solutions of Connecticut LLC, Norwalk, contractor for John D. Wilson. Reroof 52 Shorehaven Road, Norwalk. Estimated cost: $22,800. Filed Oct. 5.

S. William Hamilla, Norwalk, contractor for David George Pavlik. Strip roof and re-shingle at 17 Chipmunk Lane, Norwalk. Estimated cost: $23,700. Filed Oct. 5.

Tactical Construction Services LLC, Newtown, contractor for Carlos A. and Mercy L. Arteaga. Reroof 180 West Ave., Stamford. Estimated cost: $11,999. Filed Oct. 2.

Sadlon, John M., Stamford, contractor for John M. Sadlon. Reroof 84 Houston Terrace, Stamford. Estimated cost: $19,850. Filed Oct. 31.

Tactical Construction Services LLC, Newtown, contractor for Carlos A. and Mercy L. Arteaga. Reroof 180 West Ave., Stamford. Estimated cost: $28,000. Filed Oct. 2.

Schenwald Home Improvement LLC, Norwalk, contractor for Sarah Carey. Reroof 62 Fox Ridge Road, Stamford. Estimated cost: $29,650. Filed Oct. 6. Sekse, Per A., Stamford, contractor for Per A. Sekse. Update single-family residence at 60 Arlington Road, Stamford. Estimated cost: $95,000. Filed Oct. 6. Skiadas, Paul and Traci Skiadas, Stamford, contractor for Paul and Traci Skiadas. Construct addition at 34 Nob Hill Lane, Stamford. Estimated cost: $40,000. Filed Oct. 31. Sky Guard Company LLC, Danbury, contractor for Edin R. Esquivel. Reroof 53 Culloden Road, Stamford. Estimated cost: $8,000. Filed Oct. 16. Smith, Mark R., Norwalk, contractor for Mark R. Smith. Install four interior doors at 7 Outer Road, Norwalk. Estimated cost: $10,000. Filed Oct. 4. Sunpower Corporate Systems, Richmond, California, contractor for Karsten and Claudia Berlage. Install roof-mounted solar panels at 361 Erskine Road, Stamford. Estimated cost: $45,360. Filed Oct. 26.

RP Roofing & Construction LLC, Norwalk, contractor for Jorge Class. Reroof 44 Haig Ave., Stamford. Estimated cost: $12,966. Filed Oct. 19.

Sunrun Installation Services Inc., San Francisco, California, contractor for Nicholas and Gladys Rezabek. Install roof-mounted solar panels at 180 Dogwood Lane, Stamford. Estimated cost: $74,175. Filed Oct. 23.

Rychlik, Michael J., Stamford, contractor for Mariana Andrade. Repair existing structure and add small addition in the rear at 310 Hamilton Ave., Stamford. Estimated cost: $350,000. Filed Oct. 24.

Sunrun Installation Services Inc., San Francisco, California, contractor for Mary Pat Caldwell. Install roof-mounted solar panels at 9 Clorinda Court, Stamford. Estimated cost: $64,407. Filed Oct. 25.

Questions and comments regarding this section should be directed to: Sebastian Flores Westfair Communications Inc. 4 Smith Ave., Suite 2 Mount Kisco, NY 10549 Phone: 914-694-3600

Westfair Business Journal

December 4, 2023

Titan Enterprises Inc., Norwalk, contractor for Giovanna Olcese. Renovate the single-family residence at 116 Gregory Blvd., Norwalk. Estimated cost: $76,500. Filed Oct. 6. Trinity Solar Inc., Cheshire, contractor for Colleen R. Walsh. Reroof 26 Pine Hill Terrace, Stamford. Estimated cost: $11,989. Filed Oct. 31. Trinity Solar Inc., Cheshire, contractor for George J. and Lynn M.Galgano. Install roof-mounted solar panels at 66 Edgewood Ave., Stamford. Estimated cost: $31,000. Filed Oct. 25. Trinity Solar Inc., Cheshire, contractor for Carolyn G. Morris and Edwina M. Gudz. Install roof-mounted solar panels at 28 Blue Ridge Drive, Stamford. Estimated cost: $29,000. Filed Oct. 27. Turner Home Improvement Contractors LLC, Glastonbury, contractor for Leslie B. Buxton. Reroof 202 Soundview Ave., Unit 4, Stamford. Estimated cost: $5,332. Filed Oct. 18. Turner Home Improvement Contractors LLC, Glastonbury, contractor for Shumba Cynthia Sibusisiwe. Reroof 202 Soundview Ave., Unit 5, Stamford. Estimated cost: $5,332. Filed Oct. 17. Turner Home Improvement Contractors LLC, Glastonbury, contractor for Rose S. Annis. Reroof 202 Soundview Ave., Unit 6, Stamford. Estimated cost: $5,332. Filed Oct. 17. Turner Home Improvement Contractors LLC, Glastonbury, contractor for Lawrence and Susan Stoogenke. Reroof 202 Soundview Ave., Unit 19, Stamford. Estimated cost: $5,332. Filed Oct. 18.

Turner Home Improvement Contractors LLC, Glastonbury, contractor for Daniel Alt. Reroof 202 Soundview Ave., Unit 20, Stamford. Estimated cost: $5,332. Filed Oct. 18. Turner Home Improvement Contractors LLC, Glastonbury, contractor for Nathan M. Wexler. Reroof 202 Soundview Ave., Unit 21, Stamford. Estimated cost: $5,332. Filed Oct. 17. Unlimited Services LLC, Stamford, contractor for Susan E. Peters. Reroof 95 Saint Charles Ave., Stamford. Estimated cost: $18,800. Filed Oct. 20. Venture Home Solar LLC, Southington, contractor for Miguel Brito. Install roof-mounted solar panels at 12 Horton St., Stamford. Estimated cost: $12,276. Filed Oct. 19. Vinylume Inc., Stamford, contractor for Lisa Rascona and Erin J. Fitzgerald. Replace existing asphalt shingles with new timberline HDZ asphalt shingles, including all required under-alignments and accessories at 45 Elaine Drive, Stamford. Estimated cost: $14,381. Filed Oct. 5. Vinylume Inc., Stamford, contractor for Robert F. Gerry and Nancy B. Gerry. Replace asphalt shingles on roof with all required under-alignments and accessories at 5 Wyndover Lane, Stamford. Estimated cost: $20,650. Filed Oct. 7. Vinylume Inc., Norwalk, contractor for Light Andrea Miano. Reroof 7 Greenwood Place, Norwalk. Estimated cost: $20,981. Filed Oct. 5. Wehrheim, David M., Redding, contractor for Megan D’Alessandro. Replace existing bearing wall between kitchen and dining room with engineered lumber girder and renovate kitchen at 76 Glendale Drive, Stamford. Estimated cost: $68,000. Filed Oct. 2. White Home Products Inc., Stratford, contractor for Arthur Lupinacci Jr. and Barbara Whitebook. Reroof 57 Friars Lane, Stamford. Estimated cost: $28,000. Filed Oct. 10. Zygmant Builders LLC, Norwalk, contractor for Julian and Mariola Henkin. Perform replacement alterations at 74 Cranbury Road, Norwalk. Estimated cost: $13,000. Filed Oct. 6.

COURT CASES Bridgeport Superior Court Esurance Insurance Services Inc., Hartford. Filed by Ruben Mercedes, Bridgeport. Plaintiff’s attorney: Samantha Ann Kretzmer, Bridgeport. Action: The plaintiff suffered a collision allegedly caused by an unknown tortfeasor. The defendant is the plaintiff’s insurance company and required to provide benefits for the plaintiff. The defendant has not paid compensation to the plaintiff for her injuries and losses. The plaintiff seeks $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. FBT-CV-23-6127862-S. Filed Oct. 4. Farasciano, Vincent, Trumbull. Filed by Todd Moore, Stratford. Plaintiff’s attorney: Cicchiello & Cicchiello LLP, Hartford. Action: The plaintiff suffered a collision allegedly caused by the defendant and sustained severe damages and injuries. The plaintiff seeks $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. FBT-CV-23-6127992-S. Filed Oct. 11. Monterosso, Anthony, Stratford. Filed by Discover Bank, New Albany, Ohio. Plaintiff’s attorney: Schreiber Law LLC, Salem, New Hampshire. Action: The plaintiff is a banking association which issued the a credit account to the defendant who agreed to make payments for goods and services. The defendant failed to make payments. The plaintiff seeks $15,000 in monetary damages exclusive of interest and costs. Case no. FBT-CV-236127639-S. Filed Sept. 27. National Development Resources Limited Partnership, et al, New York, New York. Filed by Magda Camacho, Trumbull. Plaintiff’s attorney: Balzano & Tropiano PC, New Haven. Action: The plaintiff was lawfully on the premises controlled and maintained by the defendants when the plaintiff while walking toward her car in the parking lot was suddenly and without warning caused to trip and fall because of the uneven walking surface that was in a defective, unsafe, hazardous condition. Case no. FBT-CV-236128204-S. Filed Oct. 18.

The Staples Group Inc., et al, Framingham, Massachusetts. Filed by Mary Lu Connery, New Milford. Plaintiff’s attorney: The Flood Law Firm LLC, Middletown. Action: The plaintiff was lawfully on the premises controlled by the defendants when she was caused to fall due to the wet and slippery condition of the store floor, thereby causing her to suffer injuries Case no. FBT-CV-23-6127920-S. Filed Oct. 10.

Danbury Superior Court Brown, Norman Phiet, et al, Staatsburg, New York. Filed by Kimberly Woodstead, Danbury. Plaintiff’s attorney: Renehan & Rossetti LLP, Waterbury. Action: The plaintiff suffered a collision allegedly caused by the defendant and sustained severe damages and injuries. The plaintiff seeks $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. DBD-CV-23-6047624-S. Filed Oct. 3. Danbury Police Union, et al, Danbury. Filed by the city of Danbury. Plaintiff’s attorney: Ford & Harrison LLP, Hartford. Action: The plaintiff seeks an order to vacate an interim arbitration award issued by the State of Connecticut State Board of Mediation and Arbitration, involving a matter between plaintiff and defendant. The award, a wage package contained in Article 16 included a Covid Bonus for union members for their service during the pandemic. Based on the language of the agreement and in particular Articles 16 and 26, the city did not make Covid Bonus payments to former employees who retired or resigned prior to Nov. 2, 2022. The city filed a challenge to arbitrate on the grounds that former employees are no longer members of the union and therefore cannot bring a grievance on their behalf because their complaint is outside the agreement. The plaintiff requests that the Interim Award be vacated, that the matter not be remanded to the arbitrator for a rehearing and that the court issue an order directing the union to appear on a day certain to show cause, if any exist,why this application should not be granted. Case no. DBD-CV-23-6047900-S. Filed Oct. 24.

Franlaser Aesthetics LLC, et al, Danbury. Filed by Karine Santos, Danbury. Plaintiff’s attorney: Moore O’Brien & Foti, Middlebury. Action: The plaintiff was lawfully on the premises undergoing a cry lipolysis treatment with the defendant, when suddenly and without warning, the cry lipolysis machine reached a dangerous and/or harmful degree of temperature, thereby causing the plaintiff to suffer injuries. The plaintiff seeks more than $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. DBD-CV-23-6047190-S. Filed Aug. 18. Kazimir, William E., Danbury. Filed by TEG Federal Credit Union, Poughkeepsie, New York. Plaintiff’s attorney: Philip H. Monagan, Waterbury. Action: The plaintiff loaned money to the defendant who defaulted on the terms of the agreement and has failed to pay the plaintiff. The plaintiff seeks more than $15,000 in monetary damages and attorneys’ fees exclusive of interest and costs and such other further relief the court deems appropriate. Case no. DBD-CV-23-6047206-S. Filed Aug. 21. Sari, Manuel A., New Haven. Filed by Integon National Insurance Co., Rocky Hill. Plaintiff’s attorney: Law Offices of Dennis J. Rinaldi, Rocky Hill. Action: The plaintiff insured a dwelling and guest cottage where the defendant failed to place his vehicle in park causing it to roll down the hill and crash into the insured’s detached guest cottage causing major damage. The plaintiff seeks more than $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. DBD-CV23-6047380-S. Filed Sept. 8.

Stamford Superior Court City of Stamford. Filed by Briana Faughnan, Stamford. Plaintiff’s attorney: The Schwartzberg Law Firm, Ridgefield. Action: The plaintiff was allegedly caused to trip and fall due to an uneven and defective sidewalk maintained by the defendant. As a result, the plaintiff suffered injuries and seeks more than$15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. FST-CV-23-6063270-S. Filed Sept. 21.

Diurno, Frank M., et al, Norwalk. Filed by TD Bank, NA, Wilmington, Delaware. Plaintiff’s attorney: Julia Jaremko, Hartford. Action: The plaintiff is the current holder of the defendants’ note and mortgage. The defendants have defaulted on the terms of the agreement and have failed to pay the plaintiff the amount due. The plaintiff claims foreclosure of the mortgage, possession of the mortgage premises and more than $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. FST-CV-236063203-S. Filed Sept. 18. Hammac, Eric, et al, West Haven. Filed by Marie Cyprien, Bridgeport. Plaintiff’s attorney: Wocl Leydon LLC, Stamford. Action: The plaintiff was a pedestrian and suffered a collision allegedly caused by the defendants’ car and sustained severe and painful personal injuries. The plaintiff seeks more than $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. FST-CV-236063177-S. Filed Sept. 15. Swayne, Elmer Stamford. Filed by Saint Paul Pierre Booz, Stamford. Plaintiff’s attorney: Katherine Polak, Stamford. Action: The plaintiff suffered a collision allegedly caused by an unknown tortfeasor. The defendant is the plaintiff’s insurance company and required to provide benefits for the plaintiff. The defendant has not paid compensation to the plaintiff for her injuries and losses. The plaintiff seeks more than $15,000 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case no. FST-CV-23-6063105-S. Filed Sept. 12.

DEEDS Commercial 11 Morningside Drive LLC, Greenwich. Seller: William D. Pollard and Charles A. Pollard, Greenwich. Property: 11 Morningside Drive, Greenwich. Amount: $1,555,000. Filed Nov. 3. 32 Baxter Avenue LLC, Stamford. Seller: Razia Shathi, Stamford. Property: 32 Baxter Ave., Stamford. Amount: $475,000. Filed Nov. 9.

Westfair Business Journal

88 South Water LLC, Greenwich. Seller: South Water Street Owner LLC, New York, New York. Property: 88 S. Water St, Unit 301, Greenwich. Amount: $10. Filed Nov. 2.

Vilajeti, Darion, Stamford. Seller: Network Realty Group LLC, Stamford. Property: 813 Atlantic St., Stamford. Amount: $737,500. Filed Nov. 6.

Fullington, Mary C., Stamford. Seller: Christine Wardell, Stamford. Property: 73 Harbor Drive, Unit 415, Stamford. Amount: $700,000. Filed Nov. 6.

Castro Realty Development LLC, Armonk, New York. Seller: The Alex and Max Taylor LLC, Storrs. Property: 152-160 E. Putnam Ave., Cos Cob. Amount: $10. Filed Nov. 3.

Residential

Gibbs Jr., Derrick C. and Janelle M. Gibbs, Fairfield. Seller: Valerie E. Applebaum, Fairfield. Property: 175 Mailands Road, Fairfield. Amount: $1,340,000. Filed Nov. 13.

EVAL 20 LLC, Greenwich. Seller: Kevin E. Lord and Patricia M. Lord, Greenwich. Property: 20 Ridge St., Greenwich. Amount: $1. Filed Nov. 1. Greenwich 225 LLC, Stamford. Seller: Indus Real Estate Partners 225 LLC, Port Chester, New York. Property: 225 Greenwich Ave., Stamford. Amount: $3,050,000. Filed Nov. 9. Haden Jackson, Thomas Peter and Laura Anne Bilder, Cos Cob. Seller: 30 Sinawoy LLC, Greenwich. Property: 30 Sinawoy Road, Cos Cob. Amount: $1,458,000. Filed Oct. 31. Juster, Michael William, Stamford. Seller: Foti Investments LLC, Stamford. Property: 18 Deep Spring Lane, Stamford. Amount: $1,689,000. Filed Nov. 9. McDonald, Christopher T., Stamford. Seller: Christopher T. McDonald, Stamford. Property: 258 Dolphin Cove Quay, Stamford. Amount: $1. Filed Nov. 9. MWJ95 LLC, Greenwich. Seller: Antonio Bellantoni, Greenwich. Property: 95 Connecticut Ave., Greenwich. Amount: $4,300,000. Filed Nov. 3. Nossiff, Gabrielle Hager and John G. Nossiff, Alton Bay, New Hampshire. Seller: Falcon Point LLC, Greenwich. Property: 53 Locust St., Greenwich. Amount: $10. Filed Oct. 31. Ridgeview Investments LLC, Greenwich. Seller: Donna A. Fantini and Gary G. Fantini, Greenwich. Property: 151 Clapboard Ridge Road, Greenwich. Amount: $4,895,000. Filed Nov. 3. Soffer, Marilyn, Stamford. Seller: 33 Alt LLC, Stamford. Property: 237 Ocean Drive East, Stamford. Amount: $10. Filed Nov. 8.

December 4, 2023

Applebaum, Valerie, Fairfield. Seller: Brett Model and Hong Mei Qiu, Fairfield. Property: 612 Judd St., Fairfield. Amount: $705,000. Filed Nov. 13. Beckles, David and Lara Beckles, New York, New York. Seller: Leon V. Taricani, Stamford. Property: 68 Ralsey Road, Stamford. Amount: $1,225,000. Filed Nov. 7. Bourne, Rose Marie, Easton. Seller: The Rose Marie Bourne Revocable Trust, Fairfield. Property: 595 Fairfield Beach Road, Unit 2, Fairfield. Amount: $0. Filed Nov. 8. Brennan, Mark and Kailey Malone Brennan, Fairfield. Seller: Henry L. Bertram and Camille M. Bertram, Fairfield. Property: 120 Riders Lane, Fairfield. Amount: $950,000. Filed Nov. 7. Cermola, Joseph and Diana Cermola, Stamford. Seller: Lucas R. Warford and Lindsay M. Warford, Stamford. Property: 25 Sagamore Road, Stamford. Amount: $2,099,000. Filed Nov. 7. Delfs, Mark Harry and Kathryn Chang Delfs, Winnetka, Illinois. Seller: Mark Stahl and Claire Stahl, Southbury. Property: 275 Briar Brae Road, Stamford. Amount: $1,439,900. Filed Nov. 6. Digesu, Vanderson and Claudia Digesu, Stamford. Seller: Deborah A. Edelman, Stamford. Property: 30 Woolsey Road, Stamford. Amount: $765,000. Filed Nov. 2. Duong, Nguyen and Thi Thanh Tam Tran, Stamford. Seller: Nancy W. Heintz, Lacey, Washington. Property: 98 Valley Road, Unit 10, Greenwich. Amount: $505,000. Filed Oct. 31. Fitzpatrick, Paul A. and Nancy A. Fitzpatrick, Darien. Seller: Barbara Bluestone, Stamford. Property: 1102 Rock Rimmon Road, Stamford. Amount: $1,203,000. Filed Nov. 7.

Golden, Francis S. and Andrea Golden, Malvern, Pennsylvania. Seller: Phoenix at Reef Road Corp., Ridgefield. Property: 331 Reef Road, Unit 5, Fairfield. Amount: $1,195,000. Filed Nov. 6. Green, Paula W., New Rochelle, New York. Seller: David Klink and Kara Klink, New Canaan. Property: 53 Archer Lane, Stamford. Amount: $825,000. Filed Nov. 8. Grumman, Linda, et al, Stamford. Seller: Joseph Bossone and Anthony Bossone, Stamford. Property: 46 Muriel Drive, Stamford. Amount: $1. Filed Nov. 7. Guarino, Deborah, Stamford. Seller: Vilmos Papp, Stamford. Property: 91 Strawberry Hill Ave., Unit 232, Stamford. Amount: $205,000. Filed Nov. 7. Hales, Pamela and Kevin Hales, Stamford. Seller: Laurie J. Koziel, Stamford. Property: 130 Wood Ridge Drive, Stamford. Amount: $650,000. Filed Nov. 3. Hossain, Mohammed S., Stamford. Seller: Audrey Mantegna, Stamford. Property: 41 Puritan Lane, Stamford. Amount: $520,000. Filed Nov. 3. Jacobs, Mark and Michelle Jacobs, Fairfield. Seller: John Begian and Marcy Begian, Fairfield. Property: Unit 135, The Mosswood Condominium, Fairfield. Amount: $600,000. Filed Nov. 9. Kaali-Nagy, Damien A. and Ilona Kaali-Nagy, Greenwich. Seller: Joseph Apuzzo Jr. and Carol Ann Apuzzo, New Canaan. Property: 1 Pearl Lane, Greenwich. Amount: $4,100,000. Filed Oct. 31. Kiraly, Michael and Eileen Kiraly, Greenwich. Seller: Galdino Claro and Maria Claro, Greenwich. Property: 27 Rustic View Road, Greenwich. Amount: $1,850,000. Filed Nov. 3.

Legal Records

Kraja, Iris, Stamford. Seller: June F. Delp, Stamford. Property: 91 Strawberry Hill Ave., Unit 522, Stamford. Amount: $200,000. Filed Nov. 3. Lombardi, Michael Evan, Greenwich. Seller: Nicholas Lombardi Jr., Estero, Florida. Property: 26 Hettiefred Road, Greenwich. Amount: $1,100,000. Filed Oct. 31. McGoldrick Moore, Erin, Fairfield. Seller: Raffael Altmann, Fairfield. Property: 23 Greenbriar Circle, Fairfield. Amount: $640,000. Filed Nov. 8. Mehta, Vivek and Ushma P. Mehta, Greenwich. Seller: Alexandra Rahmlow and Christopher Rahmlow, Greenwich. Property: 62 Brookridge Drive, Greenwich. Amount: $5,650,000. Filed Nov. 2. Mendoza, Edgar, Greenwich. Seller: Dahlia D. Black, Stamford. Property: 12 N. Stamford Road, Stamford. Amount: $529,000. Filed Nov. 6. Mitchell, Christopher W. and Reyna V. Mitchell, Greenwich. Seller: Lawrence Rubenstein, Greenwich. Property: 40 Ettl Lane, Unit 18, Greenwich. Amount: $10. Filed Oct. 30. Nadendla, Sridhar and Lekha Krishnan, Stamford. Seller: Venkateswara Rao Muppaneni, Stamford. Property: 23 Court St., Unit 6, Stamford. Amount: $230,000. Filed Nov. 6.

Nargileci, Erol and Madina Akhmedovna Bagova Fairfield. Seller: Serhiy Korostensky and Catherine Korostensky, Fairfield. Property: 1463 Black Rock Turnpike, Unit 3, Fairfield. Amount: $415,000. Filed Nov. 8. O’Malley, Brendan and Alexandra O’Malley, Cohasset, Massachusetts. Seller: Steven M. Justo and Jennifer Justo, Fairfield. Property: 1320 Merritt St., Fairfield. Amount: $730,000. Filed Nov. 13. Oravec, Mark and Jane Oravec, Hilton Head, South Carolina. Seller: Albert W. Banker, Fairfield. Property: 245 Unquowa Road, #128, Fairfield. Amount: $342,000. Filed Nov. 8. Pagni, Natalia, Stamford. Seller: Gabrielle Gerla, Stamford. Property: 1 Strawberry Hill Ave., Unit 9H, Stamford. Amount: $431,111. Filed Nov. 2. Pearce, Lionel, Stamford. Seller: Hollis Wells Silverman, Washington, D.C. Property: Unit 80, Heywood Heights Condominium, Stamford. Amount: $400,000. Filed Nov. 7. Petrillo, Joseph S. and Ellen S. Petrillo, Greenwich. Seller: Ellen S. Petrillo, Greenwich. Property: 114 Stonehedge Drive North, Greenwich. Amount: $10. Filed Oct. 30. Ponnaganti, Sri Lakshmi and Ravi Ponnaganti, Fairfield. Seller: Willie Tyson and Ollie Tyson, Fairfield. Property: 148 Quarter Horse Lane, Fairfield. Amount: $1,700,000. Filed Nov. 6. Reilly Jr., William Francis and Michelle Rene Reilly, Fairfield. Seller: Susan E. Neri, Fairfield. Property: 155 Knapps Highway, Unit C-8, Fairfield. Amount: $345,000. Filed Nov. 9.

Russell, John Keith and Cynthia Learned Russell, Stamford. Seller: John Keith Russell and Cynthia Learned Russell, Stamford. Property: 1374 Rock Rimmon Road, Stamford. Amount: $1. Filed Nov. 3.

Sabia Jr., Salvatore, Cos Cob. Seller: Salvatore Sabia, Old Greenwich. Property: 564 River Road, Cos Cob. Amount: $820,000. Filed Nov. 2. Sandolo Jr., Robert D. and Erin N. Babiak, Stamford. Seller: Vincent J. Suppa and Anthony J. Suppa Jr., Seattle, Washington. Property: 26 Hilltop Ave., Stamford. Amount: $630,000. Filed Nov. 7. Scala, John V. and Margaret C. Scala, Brooklyn, New York. Seller: Christopher Farina and Johanna Farina, Stamford. Property: 38 Golf View Circle, Stamford. Amount: $1,450,000. Filed Nov. 3. Scopa, Marie, Fairfield. Seller: Claudia Cummings, Monroe. Property: 196 Glengarry Road, Fairfield. Amount: $465,000. Filed Nov. 7. Shepard, Belinda J., Westport. Seller: Deborah G. Palmieri, Fairfield. Property: 289 Sasco Hill Road, Fairfield. Amount: $2,600,000. Filed Nov. 13. Vatanapradit, Prom, Old Greenwich. Seller: Felicity Reynard and Sackett S. Cook Jr., Old Greenwich. Property: 53 Tomac Ave., Old Greenwich. Amount: $3,450,000. Filed Nov. 2. Vela McCarthy, Andres and Isabella Cajiao Garces, Stamford. Seller: Paula J. Todd, Stamford. Property: 35 West Broad St., Unit 319, Stamford. Amount: $510,000. Filed Nov. 6. Wang, Qiubin and Liangxiu Chen, Stamford. Seller: Tao Zhen and Diane S. Zhen, New Canaan. Property: 84 Skyview Drive, Stamford. Amount: $815,000. Filed Nov. 8. Wilcox, Mark and Kristine Wilcox, Greenwich. Seller: Brett O. Vamer and Diane E. Vamer, Greenwich. Property: 3 Orchard Place, Unit B, Greenwich. Amount: $2,500,000. Filed Nov. 1. Wokanovicz, Kenneth P. and Lisa Fortuna, Fairfield. Seller: Michael Willett, Fairfield. Property: 360 Duck Farm Road, Fairfield. Amount: $640,000. Filed Nov. 13. Wynne, Anthony and Kimberly Wynne, Greenwich. Seller: Dina Marini Mazzenga, Honesdale, Pennsylvania. Property: 6 Pemberwick Road, Greenwich. Amount: $893,000. Filed Nov. 3.

Yang, Qishen, Flushing, New York. Seller: Thomas Telesco and Zhi Telesco, New Canaan. Property: 67 Hope St., Unit 25C, Stamford. Amount: $265,000. Filed Nov. 8.

LIS PENDENS

Mohammed Tayab, et al, Stamford. Filed by Marinosci Law Group PC, Warwick Rhode Island, for Lakeview Loan Servicing LLC. Property: Lot 57, Property of J.H. Willis, Stamford. Action: foreclose defendants’ mortgage. Filed Sept. 25.

Albana Hoti, et al, Stamford. Filed by McCalla Raymer Leibert Pierce LLC, Hartford, for Loandepot.com LLC. Property: 78 Warren St., Stamford. Action: foreclose defendants’ mortgage. Filed Sept. 25.

Patricia E. Couch, et al, Stamford. Filed by Pilicy Ryan & Ward PC, Stamford, for Stamford Water Pollution Control Authority. Property: 237 Sun Dance Road, Stamford. Action: foreclose defendants’ mortgage. Filed Sept. 27.

Barry, Frank R., et al, Fairfield. Filed by Marino, Zabel & Schellenberg PLLC, Orange, for the town of Fairfield. Property: 152 Beaver St., Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 18.

Robert Wholey, et al, Fairfield. Filed by Brock & Scott PLLC, Farmington, for Deutsche Bank Trust Company. Property: 633 Black Rock Turnpike, Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 12.

DeJesus, Irisel T., et al, Fairfield. Filed by Brock & Scott PLLC, Farmington, for Matrix Financial Services Corp. Property: 185 Knapps Highway, Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 26.

Rushdi, Rehana, et al, Fairfield. Filed by Brock & Scott PLLC, Farmington, for Lakeview Loan Servicing LLC. Property: 228 Grasmere Ave., Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 26.

Dispirito, Paul, et al, Stamford. Filed by Marinosci Law Group PC, Warwick Rhode Island, for US Bank Trust National Association. Property: Unit 2D, Cove View Condominium, Stamford. Action: foreclose defendants’ mortgage. Filed Sept. 25. Geary V. Defrancesco, et al, Stamford. Filed by McCalla Raymer Leibert Pierce LLC, Hartford, for Mortgage Assets Management LLC. Property: 23 Oenoke Place, Stamford. Action: foreclose defendants’ mortgage. Filed Sept. 27. Hobbs, Peter S., et al, Fairfield. Filed by Korde & Associates P.C., New London, for US Bank Trust National Association. Property: 83-85 Melville Ave., Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 23. Louis Lucifora Jr., Stamford. Filed by Pilicy Ryan & Ward PC, Stamford, for 91 Fountain Terrace Condominium Association Inc. Property: Unit 322, Fountain Terrace Condominium No2, Stamford. Action: foreclose defendant’s mortgage. Filed Sept. 26.

Sebastian Flores Westfair Communications Inc. 4 Smith Ave., Suite 2 Mount Kisco, NY 10549 Phone: 914-694-3600

Westfair Business Journal

December 4, 2023

Timpanelli, Marie, et al, Fairfield. Filed by Halloran & Sage LLP, Hartford, for 731 Flatbush Ave LLC. Property: 311 Country Road, Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 24.

MORTGAGES 1 ICD LLC, Greenwich, by Molly J. Katarincic. Lender: DJPS Ventures LLC, 984 Main St., Branford. Property: 1 Indian Chase Drive, Greenwich. Amount: $750,000. Filed Oct. 3. Acunto, John, Fairfield, by Thomas W. Ozimkoski Jr. Lender: Mortgage Bank of California Inc., 1141 Highland Ave., Suite C, Manhattan Beach, California. Property: 94 Moritz Place, Fairfield. Amount: $438,750. Filed Oct. 10. Attebery, M. Lisa, Danbury, by Robb Heering. Lender: Total Mortgage Services LLC, 185 Plains Road, Milford. Property: 141 Warwick Ave., Fairfield. Amount: $719,200. Filed Oct. 10. Bennett, David and Melissa S. Bennett, Greenwich, by Donald K. Bradford. Lender: Flippin Connecticut LLC, 11 Venice St., Branford. Property: 375 Stanwich Road, Greenwich. Amount: $182,500. Filed Oct. 3.

Campbell Builders & Development LLC, Greenwich, by Michael P. Burdo. Lender: Innovative Technology Group LLC, 141 Bacon Road, Roxbury. Property: 23 Widgeon Way, Greenwich. Amount: $950,000. Filed Oct. 4. Casatelli, Elizabeth and Bradley A. Zach, Stamford, by Luis F. Mejia. Lender: Nutmeg State Financial Credit Union, 521 Cromwell Ave., Rocky Hill. Property: 54 Cook Road, Stamford. Amount: $50,000. Filed Oct. 2. Chen, Siyi and Yue Wu, Stamford, by Andrew L. Wallach. Lender: PFS Inc., 177 North St., Easton. Property: 7 Thistle Lane, Greenwich. Amount: $1,110,000. Filed Oct. 5. Chughatta, Ramzan, Shelton, by Kyri E. Bermudez. Lender: Khair Enterprises LLC, 127 Jennings Road, Fairfield. Property: 127 Jennings Road, Fairfield. Amount: $75,000. Filed Oct. 6. Collins, Brandon and Jannaise Rodriguez, Fairfield, by David PierreCharles. Lender: Secretary of Housing and Urban Development 451 Seventh Street SW, Washington, D.C. Property: 26 Adelaide St., Fairfield. Amount: $19,035. Filed Oct. 10. Corsillo, Katherine M. and Thomas Corsillo, Fairfield, by Gina Marie Davila. Lender: Discover Bank, 502 E. Market St., Greenwood, Delaware. Property: 839 Church Hill Road, Fairfield. Amount: $50,000. Filed Oct. 10. Dedvukaj, Tiana and Mark Dedvukaj, Greenwich, by Mayerlin L. Lindao. Lender: TD Bank NA, 2035 Limestone Road, Wilmington, Delaware. Property: 6 Robin Place, Old Greenwich. Amount: $1,150,000. Filed Oct. 4. DeMarco, Lori and Carl DeMarco, Stamford, by Charles J. Shimkus, Jr. Lender: NBT Bank NA, 52 S. Broad St., Norwich, New York. Property: 73 Malvern Road, Stamford. Amount: $300,000. Filed Oct. 3.

Diorio, Maria, Fairfield, by Albert T. Strazza. Lender: M&T Bank, 1 M&T Plaza, Buffalo, New York. Property: 330 Colony St., Fairfield. Amount: $125,000. Filed Oct. 6. Dougherty, Sean and Cynthia Dougherty, Stamford, by Martha Chiriboga. Lender: Third Federal Savings and Loan Association of Cleveland, 7007 Broadway Ave., Cleveland, Ohio. Property: 58 Bartina Lane, Stamford. Amount: $150,000. Filed Oct. 3. Drimal, Tucker H. and Megan E. Drimal, Long Beach, New York, by Descera Daigle. Lender: Fairfield County Bank, 150 Danbury Road, Ridgefield. Property: 303 Cross Highway, Fairfield. Amount: $456,000. Filed Oct. 10. Ermutlu, Gary D. and Melissa G. Ermutlu, Fairfield, by Cynthia M. Salemme-Riccio. Lender: Navy Federal Credit Union, 820 Follin Lane, Vienna, Virginia. Property: 2729 Easton Turnpike, Fairfield. Amount: $97,000. Filed Oct. 11. Fischetti, Tara, Greenwich, by Jeffrey Weiner. Lender: Discover Bank, 502 E. Market St., Greenwood, Delaware. Property: 81 Orchard St., Cos Cob. Amount: $150,001. Filed Oct. 4. Gelfand, Andrew E., Greenwich, by Michelle Hanover. Lender: PNC Bank NA, 222 Delaware Ave., Wilmington, Delaware. Property: 3 Bote Road, Greenwich. Amount: $400,000. Filed Oct. 5. Goldis, Shmuel and Sara Fay Goldis, Stamford, by Philip V. D’Alessio. Lender: Union Savings Bank, 226 Main St., Danbury. Property: 101 Hirsch Road, Stamford. Amount: $634,500. Filed Oct. 2. Gremse, Kevin F. and Melinda Montoro-Gremse, Fairfield, by Anna Chmarzynska. Lender: First County Bank, 117 Prospect St., Stamford. Property: 68 Oxbow Road, Fairfield. Amount: $180,000. Filed Oct. 5.

Guild, William and Bonnie Guild, Willow, New York, by Harvey Melzer. Lender: First County Bank, 117 Prospect St., Stamford. Property: 811 Riverbank Road, Stamford. Amount: $896,000. Filed Oct. 2. Hanan, Julia, Fairfield, by Scott Rogalski. Lender: TD Bank NA, 2035 Limestone Road, Wilmington, Delaware. Property: 367 Woodridge Ave., Fairfield. Amount: $150,000. Filed Oct. 6. Hauser, Orlee and Shay A. Pilnik, Stamford, by Michelle Hanover. Lender: PNC Bank NA, 222 Delaware Ave., Wilmington, Delaware. Property: 11 Vanech Drive, Stamford. Amount: $134,090. Filed Oct. 3. Hawley, James and Ellen Fuchida-Hawley, Greenwich, by Tyler Andrew Whitley. Lender: TD Bank NA, 2035 Limestone Road, Wilmington, Delaware. Property: 2 Stone Brook Lane, Cos Cob. Amount: $500,000. Filed Oct. 4. Iordache, Lindsay R. and Ulmis M. Iordache, Westport, by Jonathan T. Hoffman. Lender: Warshaw Capital LLC, 2777 Summer St., Suite 306, Stamford. Property: 46 Richland Road, Greenwich. Amount: $615,000. Filed Oct. 4. Jeffers, Magdalene and Ernest Jeffers, Stamford, by Connie S. Lender: First County Bank, 117 Prospect St., Stamford. Property: 82 Snow Crystal Lane, Stamford. Amount: $200,000. Filed Oct. 5. K2 Realty LLC, Westport, by Gregory T. Lattanzi. Lender: Central Investor Funding LLC, 200 Pequot Ave., Southport. Property: 904 High St., Fairfield. Amount: $662,675. Filed Oct. 11. Kafafian, Robert James and Fatemeh Arbab, Stamford, by Gillian V. Ingraham. Lender: Fairway Independent Mortgage Corp., 4201 Marsh Lane, Carrollton, Texas. Property: 27 Homestead Road, Greenwich. Amount: $937,500. Filed Oct. 3.

Kastrati, Gzim and Hamdi Kastrati, Stamford, by Brooke Cavaliero. Lender: First County Bank, 117 Prospect St., Stamford. Property: 223 Henry St., Stamford. Amount: $350,000. Filed Oct. 2. Keller, Sarah and Kieran McFarlane, Fairfield, by Jessica Washburn-Gonzalez. Lender: Fairway Independent Mortgage Corp., 4201 Marsh Lane, Carrollton, Texas. Property: 8 Essex St., Fairfield. Amount: $456,959. Filed Oct. 11. Kilby, Elisabeth J. and Jason Robert Keveryn, Stamford, by Charles P. Abate. Lender: Premia Mortgage LLC, 1111 W. Long Lake Road, Suite 102, Troy, Michigan. Property: 865 High Ridge Road, Unit 5, Stamford. Amount: $400,010. Filed Oct. 5. Kim, Young and Eunice Kim, Riverside, by Jeremy E. Kaye. Lender: JPMorgan Chase Bank NA, 111 Pine St., San Francisco, California. Property: 15 Carriglea Drive, Riverside. Amount: $500,000. Filed Oct. 2. Kitselman III, Alfred W. and Crystal L. Kitselman, Riverside, by Nicola Corea. Lender: Nationwide Mortgage Bankers Inc., 3 Huntington Quadrangle, Suite 403N, Melville, New York. Property: 23 Old Orchard Road, Riverside. Amount: $726,200. Filed Oct. 5. Koo, Jing Yuen and Yinqing Zhu, Glenview, Illinois, by Seth J. Arnowitz. Lender: Rocket Mortgage LLC, 1050 Woodward Ave., Detroit, Michigan. Property: 1594 Long Ridge Road, Stamford. Amount: $495,000. Filed Oct. 4. Korostensky, Serhiy and Catherine Korostensky, Fairfield, by Sharon M. Jones. Lender: Suma Federal Credit Union, 125 Corporate Blvd., Yonkers, New York. Property: 1091 Stillson Road, Fairfield. Amount: $546,400. Filed Oct. 6. Kvirikashvili, Zurab and Tamar Chantadze, Stamford, by Lauren J. Mashe. Lender: US Bank NA, 2800 Tamarack Road, Owensboro, Kentucky. Property: 409 Hope St., Apt. F. Stamford. Amount: $290,000. Filed Oct. 4.

Lewis, Cody and Allison Lewis, Cos Cob, by Andrew L. Wallach. Lender: PFS Inc., 177 North St., Easton. Property: 92 Wilton Road, Fairfield. Amount: $1,000,000. Filed Oct. 10. Maldonado, Zulma C. and Victor A. Maldonado, Brookfield, by Kathryn L. Braun. Lender: JPMorgan Chase Bank NA, 1111 Polaris Pkwy., Columbus, Ohio. Property: 28 Standish Road, 3, Stamford. Amount: $122,000. Filed Oct. 2. Meng, Lesley and Min Xu, New Haven, by Susannah Vining. Lender: Washington Trust Mortgage Company LLC, 23 Broad St., Westerly, Rhode Island. Property: 1070 Stillson Road, Fairfield. Amount: $850,000. Filed Oct. 6. Mihalis, George and Kristina O Korre-Mihalis, Little Falls, New Jersey, by N/A. Lender: New Jersey Lenders Corp., 219 Paterson Ave., Little Falls, New Jersey. Property: 45 Cliffdale Road, Greenwich. Amount: $900,000. Filed Oct. 6. Morales, Juan J. and Lauren E. Hering, Fairfield, by Scott Rogalski. Lender: Bethpage Federal Credit Union, 899 S. Oyster Bay Road, Bethpage, New York. Property: 123-Wheeler Park Ave., Fairfield. Amount: $200,000. Filed Oct. 10. Morki, Beau and Nicole Mitrione Morki, Wilton, by Stephen J. Schelz. Lender: CrossCountry Mortgage LLC, 2160 Superior Ave., Cleveland, Ohio. Property: 48 Cambridge Drive, Greenwich. Amount: $726,200. Filed Oct. 4. Natale Jr., Daniel J. and Donna Lee Natale, Greenwich, by Charles A. Fiore. Lender: Greenwich Municipal Employees Federal Credit Union, 439 W. Putnam Ave., Greenwich. Property: 1028 North St., Greenwich. Amount: $100,000. Filed Oct. 2. Noble, William, Greenwich, by John L. Vecchiolla. Lender: The First Bank of Greenwich, 444 E. Putnam Ave., Cos Cob. Property: 3 Glendale St., Cos Cob. Amount: $510,000. Filed Oct. 2.

Westfair Business Journal

OFA Holdings LLC, Greenwich, by Jim Ramael. Lender: Bank of America NA, 20 Greenway Plaza, Suite 900, Houston, Texas. Property: 3 Stillman Lane, Greenwich. Amount: $3,500,000. Filed Oct. 6.

Selvaraj, Dhanapal and Vidya Kanagaselvam, Stamford, by Joshua F. Gilman. Lender: Savings Bank of Danbury, 220 Main St., Danbury. Property: 15 Little John Lane, Stamford. Amount: $616,400. Filed Oct. 4.

Orellana-Lata, Hector Mesias and Aracely Esperanza Castro-Pu, Stamford, by Mayra M. Rios. Lender: First National Bank of America, 241 E. Saginaw St., East Lansing, Michigan. Property: 490 Fairfield Ave., Stamford. Amount: $473,600. Filed Oct. 5.

Tash, Benjamin J. and Davi K. Tash, Fairfield, by Ray Cirisoli. Lender: TD Bank NA, 2035 Limestone Road, Wilmington, Delaware. Property: 36 Oldfield Drive, Fairfield. Amount: $212,000. Filed Oct. 5.

Panarella, Anthony and Lauren Panarella, Riverside, by Kenneth M. Nass. Lender: The Washington Trust Co., 23 Broad St., Westerly, Rhode Island. Property: 25 Pleasant St., Greenwich. Amount: $830,000. Filed Oct. 3. Prime Time Properties LLC, Fairfield, by Marisa Dooney. Lender: Citibank NA, 1000 Technology Drive, O’Fallon, Missouri. Property: 92 Shoreham Village Drive, Fairfield. Amount: $500,000. Filed Oct. 5. Punjani, Mohamed and Zaynab Satchu, Manhasset, New York, by Wendy L. Stempien. Lender: Goldman Sachs Bank USA, 200 West St., New York, New York. Property: 28 Brynwood Lane, Greenwich. Amount: $4,406,250. Filed Oct. 3. Resnick, Cheryl D. and Jeffrey S. Resnick, Greenwich, by Douglas Seltzer. Lender: Bank of America NA, 100 N. Tryon St., Charlotte, North Carolina. Property: 219 Overlook Drive, Greenwich. Amount: $1,000,000. Filed Oct. 2. Riad, Mohammed F. and Hosne A. Akther, Stamford, by Antoinette R. Kaine. Lender: Meadowbrook Financial Mortgage Bankers Corp., 1600 Stewart Ave., Suite 701, Westbury, New York. Property: 116 Lockwood Ave., Stamford. Amount: $446,500. Filed Oct. 3. Russell, Elizabeth L., Somers, New York, by Samuel T. Rost. Lender: US Bank NA, 2800 Tamarack Road, Owensboro, Kentucky. Property: 30 Falmouth Road, Fairfield. Amount: $150,000. Filed Oct. 5.

December 4, 2023

Thomas, Tommy J. and Bindu S. Thomas, Stamford, by Maria C. Miller. Lender: US Bank NA, 425 Walnut St., Cincinnati, Ohio. Property: 193 Dogwood Lane, Stamford. Amount: $250,000. Filed Oct. 4. Turcios Jr., Nelson D., Fairfield, by Peter Ambrose. Lender: Prosperity Home Mortgage LLC, 14501 George Carter Way, Suite 300, Chantilly, Virginia. Property: 8 Garden Court, Fairfield. Amount: $564,585. Filed Oct. 5.

NEW BUSINESSES Aflik, 30 Wilson Ave., Norwalk 06853, c/o John Parker. Filed Oct. 31. City Wide Facility Solutions, 37 North Ave., Suite 201, Norwalk 06851, c/o Joe Tramonteno. Filed Oct. 31. Clean Max Laundromat, 75 W. Broad St., Stamford 06902, c/o Sunville LLC. Filed Oct. 18. Danolimo, 38 Truman St., Norwalk 06854, c/o Daniel Dorme. Filed Oct. 31. Goldenpink Star, 127 Greyrock Place, No. 1211, Stamford 06901, c/o Lina Bracky-French. Filed Oct. 20. J.C. Construction, 195 Toms Road, Stamford 06906, c/o Jonathan DeJesus CorderoCarrillo. Filed Oct. 20.

Johanne Beaulieu, RN., 150 Hope St., Unit 9, Stamford 06906, c/o Johanne Beaulieu. Filed Oct. 21. Muskaan’s Boutique LLC, 114 Maple Ave., Stamford 06902, c/o Mariam Kalam. Filed Oct. 18. Precision Performance Education, 61 Rock Spring Road, No. 36, Stamford 06906, c/o Precision Performance Productions LLC. Filed Oct. 17. Precision Performance Entertainment, 61 Rock Spring Road, No. 36, Stamford 06906, c/o Precision Performance Productions LLC. Filed Oct. 17. Precision Performance Productions, 61 Rock Spring Road, No. 36, Stamford 06906, c/o Precision Performance Productions LLC. Filed Oct. 17. Precision Soul Records, 61 Rock Spring Road, No. 36, Stamford 06906, c/o Precision Performance Productions LLC. Filed Oct. 17. Saladino Furniture Inc., 375 Fairfield Ave., Stamford 06911, c/o Graham Saladino. Filed Oct. 20. Saul Carpentry Home Improvement, 133 Lockwood Ave., Apt. E., Stamford 06902, c/o Enio Saul Recinos-Guevara. Filed Oct. 20. Specialty Auto Works, 130 Lenox Ave., Unit 20, Stamford 06906, c/o Jeremiah D. Cahn. Filed Oct. 20. Super Tacos LLC, 141 Grove St., Apt. H, Stamford 06902, c/o Sandra Chavez Mendez. Filed Oct. 18.

AVP, Credit Model Development, Synchrony Bank, Stamford, CT. Dsgn & dvlp var stress testing & capital mgmt models for consumer credit prdcts. Req. Bach’s deg or foreign equiv deg in Bus, Econ, Fin, Maths, Stats, Engg, or a rel field, & 4 yrs of rel wrk exp. Telecommuting permitted. To apply, email resume to HR Manager referencing job code CT0036 in subject line to: kristine.mackey@ syf.com

Legal Notices

NOTICE OF ANNUAL REPORT Notice is hereby given that the 2022 report for the year ending December 31, 2022 of The Estelle & Seymour Cohn Foundation is available for inspection at its principal office, 509 Remsens Lane, Oyster Bay, New York 11771 during regular business hours by any citizen who requests it within 180 days after the date of this publication. The Foundation’s principal manager is Paula Anne Hallman, Trustee, 516 449 7772. #63494 Notice of Formation of Top Grade Consulting LLC. Arts. of Org. filed with SSNY on 3/28/23.Office location Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to The LLC 100 High Point Drive, Hartsdale, New York 10530. Purpose any lawful act or activity. #63497

Notice of Formation of TSZBioConsulting LLC. Arts. of Org. filed with SSNY on 10/05/23. Office location Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to The Limited Liability Company, 5 Renaissance Sq. PH9G, White Plains, NY 10601 Purpose any lawful act or activity. #63498 NOTICE OF ANNUAL REPORT Notice is hereby given that the 2022 report for the year ending December 31, 2022 of the Rudolph & Hilda Forchheimer Foundation is available for inspection at its principal office, 287 King Street, Chappaqua, New York 10514, during regular 1 business hours by any citizen who requests it within 180 days after the date of this publication. The Foundationís principal manager is Audrey Steuer, Trustee, 914 238 3800. #63499

NOTICE OF FORMATION OF ALBIíS BEAUTY SALON & SPA LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 08/27/23. Office location Westchester County. SSNY has been designated as agent of the limited liability company (LLC) upon whom process against it may be served. SSNY shall mail a copy of the process to Alba Calero 159 Main Street Ossining NY 10562 Purpose any lawful business activity. #63500

NOTICE OF FORMATION OF Botanica Skincare Studio LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/21/23. Office location Westchester County. SSNY has been designated as agent of the limited liability company (LLC) upon whom process against it may be served. SSNY shall mail a copy of the process to Natasha #63501 NOTICE OF FORMATION OF Modua Studio LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 08/22/23. Office location Westchester County. SSNY has been designated as agent of the limited liability company (LLC) upon whom process against it may be served. SSNY shall mail a copy of the process to Karen Nieves 159 Main Street Ossining NY, 10562. Purpose any lawful business activity. #63502

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NOTICE OF FORMATION OF Pecado LLC. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 08/26/23. Office location Westchester County. SSNY has been designated as agent of the limited liability company (LLC) upon whom process against it may be served. SSNY shall mail a copy of the process to Vivian K Lozano 159 Main Street Ossining, NY 10562. Purpose any lawful business activity. #63503 NOTICE OF FORMATION OF STARK OFFICE SUITES OF TARRYTOWN LLC (LLC) a Limited Liability company. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 10/31/23. Office location Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to the LLC c/o Stark Business Solutions, Inc., 445 Hamilton Avenue, Ste 1102, White Plains, NY 10601. Purpose any lawful business activity. #63504

NOTICE OF FORMATION OF LIMITED LIABILITY COMPANY (ìLLCî). NAME 2023 Acquisition Fund, LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on 8/10/23. 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 Cogency Global, 316 Berrhill Drive, Williamstown, NJ 08094. Purpose any lawful business activity. #63507 64 South Road, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/6/2023. Cty Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Gregory Martino, 41 Danner Ave, Harrison, NY 10528. General Purpose #63508