Westfair Business Journal, December 11, 2023

Images courtesy the Smithsonian.

Long before Amazon, there was Lillian Vernon

By Georgette Gouveia / ggouveia@westfairinc.com

Page 13

OCT DEC

End of Con Ed gas moratorium means reviewing options

It Is Time to End World War II

Latimer describes plans for campaign to unseat Bowman

Connecticut encourages saving money with diesel upgrades

Page 6 Page 4

Page 9

Page 17

09 11

2023

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

News Briefs

Bridgeport’s former Holiday Inn reopens as rental housing

B Two Roads Brewing teams with Guy Fieri on malt beverage line

S

tratford-based Two Roads Brewing Co. has announced the release of Flavortown Spiked, a new line of premium, flavored malt beverages branded with Emmy Award-winning celebrity chef Guy Fieri.

The line’s debut recipe, Flavortown Spiked Fruit Punch, is made with cranberry and orange juices and carries a 6% ABV. According to the company, the line will expand in 2024 with a variety pack of spiked punch and hard tea recipes, all inspired by Fieri’s favorite drinks.

Flavortown Spiked Fruit Punch is now available in 6-packs of 12 oz. cans for $11.99, with large-format 19.2 oz. cans rolling out in early 2024.

“It’s happy hour in Flavortown and we’ve got real-deal fresh fla-

vors that pack a punch,” said Fieri in a press statement. “Just like I’d make in my own kitchen, we use real fruit juices and high-quality ingredients to deliver fast fresh flavor every time. So, grab a Flavortown Spiked and get the party started!”

“No one knows flavor like Guy Fieri,” added Brad Hittle, Two Roads’ CEO and co-founder.

“When our team first started working with him on recipe ideas, it was a no-brainer for both of us to insist on using real and high-quality ingredients. Fans will instantly taste his influence in every Flavortown Spiked recipe – and we couldn’t be more honored to help him deliver that and more.”

ridgeport’s former Holiday Inn has reopened as Park City Place, a multifamily rental housing complex.

Located at 1070 Main St., Park City Place is now offering one-bedroom apartments for $1,800 per month, two-bedroom units for $2,000 and suites for $3,000 per month. Amenities include an onsite laundry room with lounge area and a fitness center.

Shelton-based developer John Guedes acquired the property in January 2022 from Trefez Corp., which purchased the property in 1988 and switched its branding from Hilton to Holiday Inn. At the time of its closing, the Holiday Inn was Bridgeport’s only full-service hotel – lodging projects including a proposed MGM Resorts Bridgeport and a boutique hotel at Steelepointe Harbor and the renovation of the long-defunct, 109-room Savoy Hotel as part of the Majestic-Poli mixed-use project in the city’s north end failed to materialized. The city’s only lodging establishment, the Sunnyside Inn motel at 174 Lake St., has become notorious for the surplus number of unkind onestar online reviews.

IBM unveils newest quantum computer located in Yorktown Heights

A

t its Quantum Summit being held in New York City, IBM announced its latest developments in quantum computers, which use processors operating at nearly absolute zero temperatures and are capable of doing in minutes calculations that would take today’s fastest supercomputers years to complete. The Armonk-based company unveiled its Quantum System Two, which is IBM’s first modular quantum computer. The device is located in Yorktown Heights.

System Two operates using three of IBM’s Heron quantum processors.

“We are firmly within the era in which quantum computers are being used as a tool to explore new frontiers of science,” said Dario Gil, IBM senior vice president and director of research. “As we continue to advance

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how quantum systems can scale and deliver value through modular architectures, we will further increase the quality of a utility-scale quantum technology stack – and put it into the hands of our users and partners who will push the boundaries of more complex problems.”

Processors in quantum computers are capable of simultaneously handling many times the data streams that can be handled by processing chips used in today’s standard computers.

IBM also today unveiled the newest IBM Quantum Heron processors, which it says have the highest performance and lowest error rates of any IBM Quantum processors to date.

IBM said the new processors are five times faster than anything it has previously created.

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Part of IBM's System Two quantum computing equipment.

IBM said that researchers, scientists and engineers from the government and leading universities are exploring uncharted territory in computing using IBM’s Quantum systems. Quantum computing is expected to revolutionize the use of artificial intelligence while opening up new possibilities for creating medicines to cure diseases, speeding financial transactions and solving problems that have stumped scientific researchers.

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3

Dan Singer of Robison.

End of Con Ed gas moratorium means reviewing options

By Peter Katz / pkatz@westfairinc.com

"We continue to adjust our offerings to accelerate adoption of clean heating solutions.”

- Enver Acevedo

With Con Edison on Dec. 1 lifting the four-anda-half year moratorium that it had placed on new natural gas installations in Westchester, the company was going to hold meetings with plumbers and general contractors to discuss the situation and the availability of new gas service.

At the same time, it was planning to contact potential customers who had expressed an interest in gas hookups to let them know about the situation while also providing them with information about non-fossil fuel alternatives.

"As of Nov. 16, 2023, a combination of lower peak demand forecast and increased supply resulting from the Tennessee East 300 Project coming online resolves the Westchester supply-demand gap, eliminates the need for any delivered services in later years, including near-term elimination of the need for compressed natural gas to support the moratorium region’s peak demand, and generally supports reliability of gas service throughout our service territory," Enver Acevedo, associate counsel in Con Ed's Law Department wrote to Michelle Phillips at the New York State Public Service Commission on Nov. 17.

The Tennessee East 300 Project is a $246 million upgrade to the natural gas pipeline system involving installing two new compressors and building a entirely new gas compression station in New Jersey.

"We provide electrification education and solutions for customers in which we encourage them to consider

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full-electrification options," Acevedo wrote. "We also give them information about subsidies and incentives, rate options, contractors who perform relevant work, and other programs that will enable them to adopt electric heating technologies, like heat pumps, before they submit a gas service application."

If Con Edison was overly anxious to get people to sign up for new natural gas service, it didn't seem to show it in Acevedo's letter.

"We continue to adjust our offerings to accelerate adoption of clean heating solutions," Acevedo wrote. "Currently, homeowners are eligible for rebates of $10,000 for air-source heat pumps (a promotional increase from $8,000 through the end of 2023) and up to $35,000 for ground-source heat pumps. Incentives are also available to commercial and industrial customers."

Acevedo said that Con Edison would operate the promotional programs through 2030. He said that most ground-source heat pump jobs and a significant percentage of airsource heat pump jobs occur in Con Ed's Westchester service territory.

A major heating and cooling contractor in Westchester has been Port Chester-based Robison, which traces its roots back to 1921. Dan Singer, president and CEO of Robison, told the Business Journal, "People should Westfair Business Journal

always be thinking about what's the best way to heat the home and this presents yet another option to weigh if they don't think that either oil heat or some form of electrification is right for them."

Singer said that Con Ed's moratorium, while making things difficult for developers and others who had been counting on being able to hook up to gas service, actually may have had a beneficial effect.

"It certainly stimulated the market for people to start to consider various types of heat pumps and electric-only sources for heating," Singer said. "It supercharged the effort that Con Edison and those of us who are trying to help people lower their carbon footprint have been making to help people learn about various options. We see a lot of interest in both the geothermal heat pumps as well as the air-source heat pumps. While a lot of people have adopted heat pumps as part of the solution, we're seeing a lot of people not yet decommissioning their fossil fuel heating system. They go with what we refer to as integrated controls to be able to primarily use an air-source heat pump while still keeping their heating oil or natural gas as a backup, a system that they can use in extremely cold temperatures."

Singer pointed out that Robison has been offering heating oil customers B20 biofuel, which is a blend of 80% regular heating oil and 20% biodiesel.

Biodiesel is made with vegetable oil such as soybean oil, and the B20 burns cleaner than regular heating oil.

Under a state law signed into effect

by Gov. Kathy Hochul in May of this

December 11, 2023

year, starting in 2026 new residential and commercial buildings under seven stories in height that contain fewer than 100,000 square feet must be built using "zero emissions" sources for heat and cooking, meaning no use of natural gas or other fossil fuels.

Taller buildings and those larger than 100,000 square feet are not covered by the law until 2029, when the ban on fossil fuels would apply to all new construction in New York. Existing buildings are not affected, except if existing fossil fuel systems fail they would need to be replaced with a different type of system.

"For new construction we've seen a lot of interest in a variety of heat pumps. We're actually talking with a number of developers who are implementing geothermal heat pumps," Singer said.

Under the Inflation Reduction Act of 2022, there is a federal tax credit for residential geothermal system installations of 30% that runs through 2032 and then gradually reduces until expiring in 2034. A state tax credit also is available and there may be other incentives.

"At the end of the day most people seem to want to do things to reduce their carbon footprint and do right by the environment," Singer said.

"Each person seems to have a different tolerance for how much they're willing to spend to do it. Sometimes when you're working with an existing setup adding ductwork or expanding the existing infrastructure in the building adds to the cost of the project and makes the return on the investment take longer."

People in the

at Bank of America Global Research and was senior U.S. economist at Barclays Capital.

TRAVIS PARMAN PHILIP MORRIS INTERNATIONAL

MICHELLE MEYER MASTERCARD

Purchase-headquartered Mastercard has promoted Michelle Meyer to chief economist and head of the Mastercard Economics Institute, a macro-economic think tank.

In her new role, Meyer will oversee a growing team of economists, data scientists, visual artists and storytellers to develop public and proprietary economic reporting derived from Mastercard’s global network and proven external data sources.

Meyer joined Mastercard in 2022 as chief economist for North America. Prior to joining the company, she was the head of U.S. Economics

Philip Morris International Inc. (PMI) has appointed Travis Parman to be its vice president and chief communications officer for its U.S. operations.

According to the Stamford-based company, Parman will lead communications for PMI’s U.S. business, focusing on its “goal of delivering a smoke-free future for adults who currently smoke and would otherwise not quit.”

Parman joins PMI from AppHarvest, a tech-driven, sustainable food company based in Kentucky, where he served as chief communications officer since 2020. Earlier in his career, he held multiple roles with the Renault-Nissan-Mitsubishi Alliance,

most recently as vice president of international communications and global engagement.

AMY YANCEY UCONN FOUNDATION

The UConn Foundation, an independent nonprofit organization that promotes the goals of the University of Connecticut and UConn Health, has named Amy Yancey as its next president and CEO. She replaces Jonathan Greenblatt, who served on an interim basis since April following the resignation of Jake Lemon.

Yancey has served as vice president for development at Boston College since 2019, overseeing fundraising for financial aid, the student and athletic experience and academic programs.

Earlier in her career, she was associate vice president for development at the University of Virginia and led fundraising teams at Pennsylvania State University and the University of Tennessee, Knoxville, where she earned a

bachelor’s degree in philosophy and a master’s degree in plant sciences and agricultural economics.

RICHARD EVANKO UNION SAVINGS BANK

Danbury-headquartered Union Savings Bank has hired Richard Evanko as vice president and senior commercial loan officer.

In his new role, Evanko will be tasked with overseeing the bank’s commercial portfolio clients while establishing new middle-market commercial and industrial, and not-for-profit relationships throughout Fairfield and Litchfield Counties.

Evanko was most recently vice president and senior commercial lending officer for The First Bank of Greenwich. Prior to that he was a vice president, business banking manager for First County Bank in Stamford. He also serves as the chairman for the Stamford Urban Redevelopment Commission.

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Westfair Business Journal

December 11, 2023

5

It Is Time to End World War II

by John Lipman

After World War II – during which Adolf Hitler exterminated one-third of the world’s Jews – Israel was established under British mandate to ensure such a travesty would never happen again. On Oct. 7, Hamas, Gaza’s militant ruling government, brutally attacked civilians in southern Israel, resulting in the murder of 1,200 innocent men, women, and children. The response? Millions of protesters worldwide hoisted signs advocating “from the river to the sea” and “the final solution” – Hitler’s planned mass murder of Europe’s Jews. “Missing” posters of kidnapped Israelis were torn from streetlight poles. Antisemitic threats have skyrocketed on college campuses. Why are people erasing the truth? This is not about Israel’s overbearing military response. It is about a long-simmering hatred of Jews.

Palestinian advocates – and many Jews – rightly object to Netanyahu’s pyrrhic retaliation against Gaza and the displacement of multigenerational Palestinian families by ultra-Orthodox Jewish settlers in the occupied West Bank. Yet most anti-Israel protesters blindly ignore the violent Islamic extremism that has devastated Palestinian territories and undermined progress in the Arab world. Tens of thousands of Palestinians in Syria, Yemen, and Lebanon have been brutally murdered at the hands of other Arabs.

These historical facts receive no attention among Arab activist groups.

Claims of Israeli-sponsored “genocide” and “extermination” are lies.

While all should be outraged by Israel’s reckless retaliation in Gaza, a more targeted military response that avoids civilian casualties is entirely justified.

Hamas has for years used hospitals, schools, and neighborhoods as civilian shields. They have absconded with billions of aid dollars to acquire weapons and enrich themselves in foreign enclaves while Palestinian civilians suffer. Yet Israel gets the blame.

Antisemitism is as old as the Holy Land.

The kingdoms of Judea and Samaria, located in current-day Israel, comprised the Jewish homeland for almost two millennia before all Jews were expelled by the Roman empire – roughly a century after the birth of Christ and five centuries before Islam was established. Palestine supporters never mention Haj Amin al-Husseini, the Grand Mufti of Jerusalem, who met with Adolf Hitler in 1941 to encourage the extirpation of Jews returning to Palestine while pledging his support for Nazi Germany. Israel was attacked by five Arab states after its establishment in 1948, and again in 1956, 1967, and 1973.

Each time, Israel came back to the table, offering Palestinians land for peace on parcels that dwarf today’s Gaza. Those offers were repeatedly declined. Palestinian leaders didn’t want a settlement. They wanted the Jews gone.

Things have changed. Egypt and Jordan now have long-standing peace agreements with Israel. Bahrain, UAE, Morocco, and Sudan have normalized relations. Twenty percent of Israel’s population are Muslim and Christian Arabs, as is eleven percent of the Knesset, Israel’s legislature – a diversity prohibited in the Arab world.

This is what makes Netanyahu’s Gaza blitzkrieg so morally reprehensible. Palestinian refugees are fleeing into neighboring Arab states that have long shunned them. Egyptian

President El-Sisi fears Hamas militants moving into Sanai and destabilizing his nation, noting “if a demilitarized Palestinian state had been created long ago in negotiations, there would not be war now.”

Israelis and Palestinians must return to the negotiating table. But this cannot happen unless Palestinian representatives disavow Hamas, reject terrorism, and release the remaining hostages. Similarly, Israeli citizens should dissolve Netanyahu’s extremist government and stop the flat-earth policy of the current military campaign.

Neither of these steps will be easy.

Because Israel is the only democracy in the Middle East, internal change is possible. Gaza is another story.

Since Hamas’ election in 2006 – the last one ever held – Gaza’s terrorist kleptocracy has staged hundreds of deadly missile attacks on Israel, indoctrinated children with Jew-hatred, murdered political opponents, and left their own people impoverished and hopeless.

Bombing civilians to destroy Hamas is wrong, but no military intervention at all is naïve. The temporary cease-fire and hostage negotiations are a positive gesture, but Hamas ultimately must be eliminated. In the long run, a targeted military strategy that protects civilians paired with international diplomacy will galvanize the Arab world around Israel, not against it.

A modern-day “Marshall Plan,” led by western powers, should rebuild Gaza’s infrastructure and economy, as was done for the Axis Powers after World War II. Creating an Israeli-Arab peace and a two-state solution is a generational strategy fraught with setbacks.

Yet the alternatives are catastrophic.

It is time to end the last world war, lest we risk the next one.

John A. Lipman is a writer and author of the biography, “Alfred B. DelBello: His Life and Times.”

He earned a Master of Public Policy from the University of Maryland and has served in environmental leadership positions in Maryland and New England. He was born and raised in New York and attended Congregation Emanu-El of Westchester.

Guest

Opinion

6

Westfair Business Journal

December 11, 2023

John Lipman

Good deeds not enough to keep former Sullivan car dealer out of prison

By Bill heltzel / bheltzel@westfairinc.com

A former Sullivan County car dealer has been sentenced to prison for a year and a day for cheating the federal Paycheck Howard Braunstein, c. 2010 Protection Program.

U.S. District Judge Philip M. Halpern also ordered Howard Braunstein to pay $355,638 in restitution to the U.S. Small Business Administration and to forfeit $350,000 to the government, Nov. 30 in federal court, White Plains.

Braunstein was arrested in October 2022 on charges of submitting fraudulent loan applications for M&M Auto Group and M&M Powersports.

He pled guilty.

As Braunstein awaited sentencing for his crimes, more than 50 friends, family, former customers and admirers submitted letters to the court attesting to his decency and urging leniency.

They described a profound record of supporting charities and individuals, particularly people with disabilities and youths in need of mentoring.

Childhood friend Carl Abramson described Braunstein as “a mensch, in the true definition of the word. …

He gives his time, his trust, his faith, his support and ear to his community, team, congregation, friends and friends of friends.”

Assistant prosecutor Courtney L. Heavey acknowledged Braunstein’s legacy.

“The number and diversity of the supportive letters speak to a man who had dedicated his time and resources to many causes and touched many lives,” she wrote in a sentencing letter. But she depicted his crimes as brazen and based on lies and fraudulent documents.

Braunstein learned the auto business from his father, Martin, who started a car dealership in Liberty in 1989 and eventually represented nine brands. In 2008, Howard bought the business from his dad for $4 million.

The businesses struggled during the 2008 financial crisis and throughout the pandemic, according to a sentencing memorandum submitted by Braunstein’s attorney, Kerry A. Lawrence.

In 2019, M&M Auto Group petitioned for Chapter 11 bankruptcy protection, and the enterprise was declared insolvent.

Congress created the Paycheck Protection Program in the early days of the Covid-19 pandemic to help small businesses weather the crisis. Companies

Braunstein was arrested in October 2022.

2020 threshold, it had no employees $600,000 from Braunstein’s companies. and it paid no rent. Braunstein used the Lawrence asked the court to imsame payroll records for both applipose no prison time. Braunstein had cations, in effect double counting his failed to oversee and scrutinize the employees.

PPP process, he argued, but he was trying to save his business “whose fiIn seeking loan forgiveness, he nancial difficulties were compounded claimed that both companies paid by an untrustworthy employee and $179,664 in rent, according to court the Covid-19 pandemic.” records, when in fact no rent had Heavey noted that Braunstein had been paid. fired Raimondi more than a year He did owe a mortgage to Irene before the fraudulent loan forgiveYabrow for the property on which his ness papers were submitted, and that businesses operated, Heavey’s sentencthat were active as of February 2020 Raimondi had probably stolen about ing letter states, but he “failed to pay a were eligible for bank loans guaranteed $160,000. dime towards his mortgage.” by the SBA. Later, the loans could be She recommended 14 to 21 months Instead, Heavey says, Braunstein forgiven if the funds had been used for in prison, in accordance with federal used the money to prop up his business expenses such as payroll, leases and sentencing guidelines. long enough to sell it and then retire to mortgage payments.

“This was not a failure to oversee Florida.

Braunstein submitted PPP loan apthe actions of employees engaged in “He left Ms. Yabrow, an 87-yearplications for M&M Auto and M&M fraud,” she states. “The defendant was old Holocaust survivor, living on fixed Powersports and he received nearly not asleep at the wheel, he was the income, without mortgage payments $732,000. driving force behind this fraud.” that she was counting on for her A year later, he applied for loan forJudge Halpern recommended that monthly income.” giveness, claiming the funds had been Date: 12/11/2023 the Bureau of Prisons put Braunstein Defense attorney Lawrence placed spent on payroll and rent.

Focus: were Reala sham, Estate, Economic Development in the FCI Coleman satellite minimum much of the blame on Donald RaiThe applications ac- Construction, security camp in Sumterville, Florida. mondi, the business’s controller who cording to court records. M&M Auto, Advertorial: Professional Services He ordered Braunstein to surrender handled much of the paperwork and for instance, had been bankrupt since Commercial Lending on Feb. 27. who allegedly embezzled $500,000 to 2019: it did not exist as of the February

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December 11, 2023

7

Norman G. Grill is managing partner of Grill & Partners LLC, certified public accountants and consultants to closely held companies and high-net-worth individuals, with offices in Fairfield and Darien.

Comparing retirement plan choices

by Norman G. Grill

Employer-sponsored retirement plans have become an increasingly important tool for attracting and retaining high-quality employees. They are also a key component of retirement savings for many.

Besides helping employees save for the future, instituting a retirement plan can provide you, the employer, with benefits that enable you to make the most of your business's assets. Such benefits include:

TYPES OF PLANS Most private-sector retirement plans are either defined benefit plans or defined contribution plans. Defined benefit plans are designed to provide a desired retirement benefit for each participant. This type of plan can allow for a rapid accumulation of assets over a short period.

The required contribution is actuarially determined each year, based on age, years of employment, the desired retirement benefit and the value of plan assets. Contributions are generally required each year and can vary widely.

On the other hand, a defined contribution plan does not promise a specific amount of benefit at retirement. In these plans, employees or their employer (or both) contribute to employees' individual accounts under the plan, sometimes at a set rate (such as 5% of salary annually). A 401(k) plan is one type of defined contribution plan. Other defined contribution plans include profit-sharing plans, money purchase plans, and employee stock ownership plans.

Small businesses may choose to offer a defined benefit plan or any of these defined contribution plans.

Many financial institutions and pension practitioners make available both defined benefit and defined contribution "prototype" plans that have been pre-approved by the IRS. When such a plan meets the requirements of the tax code, it is said to be qualified and will receive four significant tax benefits.

1. The income generated by the plan assets is not subject to income tax because the income is earned and managed within the framework of a tax-exempt trust.

2. An employer is entitled to a current tax deduction for contribu-

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• Tax-deferred growth on earnings within the plan

• Current tax savings on individual contributions to the plan

tions to the plan.

3. The plan participants (the employees or their beneficiaries) do not have to pay income tax on the amounts contributed on their behalf until the year the funds are distributed to them by the employer.

4. Under the right circumstances, beneficiaries of qualified plan distributors are afforded special tax treatment.

It is necessary to note that all retirement plans have important tax, business, and other implications for employers and employees. Therefore, you should discuss any retirement savings plan you consider implementing with your accountant or financial advisor.

Here's a brief look at some plans that can help you and your employees save.

SIMPLE: SAVINGS INCENTIVE MATCH PLAN A SIMPLE IRA plan allows employees to contribute a percentage of their salary each paycheck and to have their employer match their contribution.

Under SIMPLE IRA plans, employees can set aside up to $14,500 by payroll deduction. If the employee is 50 or older, they may contribute an additional $3,500. Employers can either match employee contributions dollar for dollar up to 3% of an employee's wage or make a fixed contribution of 2% of pay for all eligible employees instead of a matching contribution.

SIMPLE IRA plans are easy to set up by filling out a short form. Administrative costs are low, and much of the paperwork is done by the financial institution that handles the SIMPLE IRA plan accounts. Employers may choose to allow employees to select the IRA to which their contributions will be sent Westfair Business Journal

• Immediate tax deductions for employer contributions

• Easy to establish and maintain

or send all employees' contributions to one financial institution. Employees are 100% vested in contributions, get to decide how and where the money will be invested, and keep their IRA accounts even when they change jobs.

The deadline for setting up a SIMPLE IRA for 2023 was Oct. 1.

However, if you're a new employer that came into existence after Oct. 1, you can establish the SIMPLE IRA plan as soon as administratively feasible.

SEP: SIMPLIFIED EMPLOYEE PENSION PLAN A SEP plan allows employers to set up a type of individual retirement account known as a SEP IRA for themselves and their employees. Employers must contribute a uniform percentage of pay for each employee. Employer contributions are limited to less than 25% of an employee's annual salary or $66,000 in 2023. Most employers can start SEP plans, including those that are self-employed.

SEP plans have low start-up and operating costs and can be established using a single quarter-page form.

Businesses are not locked into making contributions every year. You can decide how much to put into a SEP IRA each year offering you some flexibility when business conditions vary.

401(K) PLANS 401(k) plans have become a widely accepted savings vehicle for small businesses and allow employees to contribute a portion of their incomes toward their retirement. The employee contributions, not to exceed $22,500 in 2023, reduce a participant's pay before income taxes so that pretax dollars are invested. If the employee is 50 or

December 11, 2023

• Low-cost benefit with a highly perceived value by your employees

older, they may contribute another $7,500 in 2023. Employers may offer to match a certain percentage of the employee's contribution, increasing participation in the plan.

While more complex, 401(k) plans offer higher contribution limits than SIMPLE IRA plans and IRAs, allowing employees to accumulate greater savings.

PROFIT-SHARING PLANS Employers also may make profit-sharing contributions to plans that are unrelated to any amounts an employee chooses to contribute.

Profit-sharing plans are well suited for businesses with uncertain or fluctuating profits. In addition to the flexibility in deciding the amounts of the contributions, a profit-sharing plan can include service requirements, vesting schedules, and plan loans that are not available under SEP plans.

Contributions may range from 0% to 25% of eligible employees' compensation, to a maximum of $66,000 in 2023.

The contribution in any one year cannot exceed 25% of the total compensation of the employees participating in the plan. Contributions need not be the same percentage for all employees. Key employees may get as much as 25%, while others may get as little as three percent.

A plan may combine these profit-sharing contributions with 401(k) contributions (and matching contributions).

This column is for information only and should not be taken as advice. The rules for setting up retirement plans are complex, change often and the tax aspects can be confusing. Consider consulting a tax and accounting professional before deciding which plan is right for you and your employees.

Latimer describes plans for campaign to unseat Bowman

By Peter Katz / pkatz@westfairinc.com

"I still view things from a local perspective, that's who I've been all these years, and I think that ultimately it will be decided at the grass roots," Westchester County Executive George Latimer told the Business Journal shortly after formally announcing his campaign to run for the seat in Congress now held by Rep. Jamaal Bowman.

George Latimer

"The votes are going to be gained by local communications, the local media outlets that people read and see."

- George Latimer

After having filed papers declaring his candidacy with the Federal Election Commission on Dec. 4, Latimer on Dec. 6 formally announced the start of his Democratic Primary campaign against Bowman. Latimer told the Business Journal that if he does not win the Democratic Party nomination in the primary he would not attempt to run as a third-party or independent candidate.

The national spotlight has highlighted Bowman's criticism of Israel, his boycott of a speech to a joint meeting of Congress by Israeli President Isaac Herzog and his having pulled a fire alarm in the Cannon House Office Building. Latimer outlined a plan to highlight local issues and constituent needs as he campaigns against Bowman throughout Westchester and into the section of the Bronx that's included in New York's 16th Congressional District.

"The votes are going to be gained by local communications, the local media outlets that people read and see," Latimer said when asked if he plans to rely on exposure on national television during the campaign. Latimer's campaign launch announcement received extensive coverage by national outlets such as the Associated Press, The Washington Post, CBS News and Politico.

"Meeting people in person will be what drives the votes. The national themes will be part of this but I don't think at the end of the day people will say 'because he has this national

profile he's my guy.' I think they're going to look at the back yard, what's happening, who's the most effective, who can 'do the most for me' over the course of the next two years."

Latimer explained that people get to vote for a limited number of people to fill significant roles in Washington: the president; vice president; two senators; and one congressional representative.

"Your member of Congress is the person who represents your unique piece of turf," Latimer said. "If there's flooding in your neighborhood that requires federal money to fix, it's your member of Congress who has to go to bat for you. Being on national television and speaking on culture war issues has a certain appeal and reaches people on a certain level.

I've been county legislator and state legislator and have proven as a county executive that I know how to focus on results not just rhetoric."

Latimer said that when deciding who to send to Congress people ask which of the candidates can deliver results for the area in which they live.

"What you're watching in Washington is embarrassing, it's a clown act," Latimer said of the gridlock and behavior that has been making recent Capitol Hill headlines. "You have intelligent people but they can't control their partisan motivations. They constantly do things to be seen rather than to accomplish things."

Latimer contrasted the divisions in Congress to the bipartisan spirit that has been promoted by his adminisWestfair Business Journal

tration in Westchester and the results that have been produced including on-time and balanced budgets, tax stability including a series of property tax reductions and continued strong economic development.

"I've been a unifier in the party for a long time," Latimer said. "Taking on this primary is less about divisiveness because I think the divisiveness is baked into the cake of what the incumbent has done, the way he's separated himself from the Democratic majority on many issues and the way he's been quick to criticize the president publicly on certain issues.

I want to be a Congressman who focuses on the district, does a good job and delivers what is necessary for my community to have."

Latimer said he has a genuine concern that “our country is facing an existential crisis and our very democracy is at risk right now. We need our voice in Congress to be someone who brings people together and delivers results on the issues that matter."

Latimer said that people need a congressional representative who will listen to all voices and who takes concerns of constituents seriously.

"If I go to Washington I'm not going to tell you that it's going to be different once I go down there," Latimer said. "All I can tell you is that when I go in the middle of a 'food fight' I'm not going to participate in the 'food fight.' I'm going to try to keep my nose focused on what I can deliver and how I can be a positive

December 11, 2023

influence. If I'm on a couple of committees I'm going to study the issues that are before my committees, asking intelligent questions and trying to support and sponsor good legislation and work to try to get it passed. It's time for Washington to stop bickering and start working for us."

Latimer said that to the extent that he can work across the aisle with the Republicans in Washington he will.

"I've proven that I will work across the aisle not only in White Plains but in Albany where you have a greater degree of partisanship than you do in county government," Latimer said.

"To the extent that you can be, I'm a known quantity. I've got things that people can look at over 30+ years and say, 'this is who George Latimer is.'"

9

‘Drunken’ partner accuses founder of deserting Mount Kisco eatery

By Bill heltzel / bheltzel@westfairinc.com

A partner in the Little Drunken Chef wants to dissolve the corporation claiming that founder Bonnie Saran has mismanaged the restaurant.

Viktor Solarik accused Saran of running up an insurmountable debt, in a complaint filed Nov. 21 in Westchester Supreme Court, and is demanding at least $300,000 in damages.

“For several years, defendant Saran grossly mismanaged … assets and business,” the complaint states, then allowed the restaurant to close.

“At this point, all I can say is it’s a frivolous claim,” Saran said in a brief telephone interview. “Hopefully, the truth will prevail, and meanwhile everybody can enjoy some delicious crepes.”

Beginning in 2011, Saran opened a half-dozen restaurants styled as “little” diners and quickly developed a following for her internationally themed menus.

From 2012 to 2014, Solarik, an architect based in Katonah, part-

nered with Saran on three ventures: Little Drunken Chef and Little Crepe Street in Mount Kisco and Little Mumbai Market in Pleasantville.

Solarik held a 40% interest in each corporation, according to the complaint, and Saran owned 60%.

Little Drunken Chef opened in 2015. Solarik had used his architectural skills to handle the build-out, and Saran used her experience as a restaurateur to manage day-to-day operations.

The Drunken eatery was initially successful, the complaint states, but began to falter and fall behind on the bills as Saran allegedly focused efforts on her Little Kabab Station and Little Spice Bazaar in Mount Kisco and Little Drunken Chef in White Plains.

In June 2022, Little Drunken Chef in Mount Kisco closed, the complaint states, and Saran “abdicated her various responsibilities.”

Solarik says he loaned about

$350,000 to the business and managed to reopen the restaurant in late 2022.

He paid off back taxes to the state, according the complaint, paid Con Edison to turn the electricity and gas back on, negotiated payment plans with vendors, and covered some of the overdue rent.

Saran, he claims, refused to manage the reopened restaurant. Instead, she allegedly withheld payroll records, denied access to telephone and social media accounts, took the liquor license and directed employees to move inventory to her other restaurants.

The business still owes the landlord about $292,000 and faces a possible eviction, the complaint states.

This past August, Little Drunken Chef in Mount Kisco closed again.

Now the plan is to renovate the space and reopen under a new name and menu. Saran identified the new eatery as a coffee shop to be called Little Coffee Grinder.

Solarik accused Saran of breach of fiduciary duty, fraud, conversion of assets and unjust enrichment.

He is asking the court to order

Saran to disclose financial records for the businesses they co-own, account for their assets, appoint a temporary receiver to manage day-to-day operations and dissolve the corporations.

“Meanwhile,” Saran said, “come to the coffee shop and buy some crepes so we can pay the lawyers.”

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10

Westfair Business Journal

December 11, 2023

Congestion pricing criticism echoes through Hudson Valley

By Peter Katz / pkatz@westfairinc.com

Release of the proposed tolls for New York City's congestion pricing resulted in a few Hudson Valley politicians expressing strong opposition while others remained silent. Congestion pricing will impose new tolls on vehicles traveling into Midtown Manhattan below 60th Street.

A report by the Metropolitan Transportation Authority's (MTA) Traffic Mobility Review Board (TMRB) recommended a $15 toll on passenger cars, $24 for box trucks and $36 for larger trucks. Riders in taxis would pay a $1.25 fee while those in ride-share vehicles like Uber would pay $2.50 extra per ride. Low-income drivers would receive a 50% discount on the tolls. Overnight tolls would be reduced by 75%.

The plan is designed to raise $1 billion a year for the MTA to spend in capital projects.

In an effort to blunt the criticism,

Gov. Kathy Hochul on Dec. 5 appeared at a Manhattan rally in favor of congestion pricing.

"Cities all around the world have tried this, but nobody else in the United States of America," Hochul said. "This is when we demonstrate leadership."

Hochul said that the new tolls, due to go into effect by summer of next year, represent an important investment in the city's mass transit system.

"People deserve a quality of life here," Hochul said. "It should be walkable, people should be able to take the train and be able to walk to their jobs and never need a vehicle again because this is New York."

Hochul's rally in Manhattan came a just a day after U.S. Rep. Mike Lawler who represents parts of the

Rep. Mike Lawler speaking at NYC news conference Dec. 4. Rep. Gottheimer is on left and Julio Pena is at right.

Hudson Valley appeared with Rep. Josh Gottheimer of New Jersey on 2nd Street in Manhattan in front of the Il Posto Accanto restaurant with owner Julio Pena.

"This is nothing more than a money grab," Lawler said. "It's a scam and it's going to hurt commuters and small business owners like Julio across the board. And, it is going to prevent people from coming in to this city."

Lawler pointed out that he represents the immediate suburbs of New York City: Rockland County; Westchester County; Putnam County; and Dutchess County.

"All four counties are in the MTA region," Lawler said. "All four have a seat on the MTA board and yet our voices are consistently silenced by Gov. Hochul, by Mayor Adams and

by Janno Lieber (CEO of the MTA).

Rockland County, where I live, we are the only county in the MTA that has a value gap. We pay $50 million more in taxes a year than services we receive.

We don't have a one-seat ride. Express rail service has been cut. You're now telling my taxpayers who cross over the George Washington Bridge or the Tappan Zee Bridge that ... in addition to the toll they pay they now have to pay $15 a day to come into New York City.

For the average Rockland County resident or Westchester County resident or Putnam County resident that would be an additional $4,000 a year."

New York State Sen. Bill Weber, whose 38th State Senate District includes all of Rockland County with the exception of the Town of Stony Point, said, "Another day, and another insult to the residents of Rockland County from the MTA." Weber noted that more than 60%

Westfair Business Journal

December 11, 2023

Hudson Valley

Gov. Hochul speaking at Dec. 5 rally in Manhattan.

of Rockland residents who work in New York City have no choice but to commute by car.

"The MTA does not care about Rockland’s needs, just its money. We are being fleeced for living where we live," Weber said. "All Rockland County residents should be excluded from paying these additional taxes.

That is what tolls are, just another new tax on the seemingly endless list of taxes we are forced to pay. We used to be nickel and dimed to death, now it’s $10’s and $20’s."

Weber has cosponsored Senate Bill 5425, which would repeal congestion pricing and force the MTA to undergo an independent forensic audit.

Rockland County Executive Ed Day didn't mince words when the proposed amounts of the congestion pricing tolls were revealed. He blasted the TMRB for recommending discounts for drivers using the Lincoln, Holland, Queens-Midtown and Hugh Carey (Brooklyn Battery) tunnels while offering no discount for drivers using the George Washington Bridge.

"Let’s not forget the continuous congestion pricing conversation has only emphasized improving transit options in New York City, with little regard for the tax-paying members of the MTA outside the city," Day said. "This recommendation is an insult to Rockland residents. I demand the MTA to provide Rockland County residents with a CBD (Central Business District) toll exemption or, in the absence of a CBD toll exemption, a full crossing credit for Rockland residents at the GWB (George Washington Bridge), which would be a small price for MTA to pay for residents who have contributed more than their fair share."

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Hudson Valley 12

Archtop's planned HV fiber network begins growing

By Peter Katz / pkatz@westfairinc.com

Part of Archtop's stockpile of fiber optic cable ready for installation in the Hudson Valley.

Archtop Fiber, which is based at iPark 87 in Kingston and plans to spend $350 million installing a fiber optic cables along a 2,500 mile network has started its installation in the City of Kingston. Archtop plans to bring highspeed internet service to up to 500,000 homes and businesses in the Hudson Valley.

Archtop plans to provide Internet speeds up to 10 Gbps (gigabits per second) and will offer the same upload and download speeds to users.

Internet service providers frequently offer slower speeds for users to upload files than they provide for downloading files. A gigabit per second is one billion pieces of information carried along a cable every second.

Archtop says that its new broadband network will support more efficient streaming, numerous devices connected to a user's Wi-Fi network, high quality video conferencing, e-commerce, and more.

Kingston's Mayor Steve Noble said that Archtop will "empower the City of Kingston’s businesses and residents with more connectivity and tech jobs, while helping us achieve our goal to build a more sustainable community that promotes environmental stewardship.”

Noble said that transmitting via fiber optic cable rather than coaxial cable uses up to 12 times less energy.

"Archtop’s new network will enable us to significantly reduce the release of greenhouse gas emissions and protect our natural resources in this area,” Noble said.

The first phase of installation in

Kingston has begun with the use of 74 existing Central Hudson utility poles to carry the fiber optic cable overhead. The second phase of installation includes microtrenching, which enables cable to be buried underground without having to dig up streets and sidewalks. The process of microtrenching involves using special machinery to dig a trench measuring only one-inch wide and two feet deep where the cable can be placed and then quickly covered over. The cable is beneath the pavement but above where gas, water and sewer lines run.

Microtrenching does not require road closings. Up to 1,500 feet of fiber optic lines can be placed by a crew each day using the microtrenching technique.

A couple of weeks ago, Archtop demonstrated microtrenching to representatives from Sullivan County. Archtop and Sullivan County have signed a memorandum of understanding to work together so Archtop can install its

fiber network and begin service in the county next year.

Sullivan County Legislature Vice Chair Mike Brooks, County Manager Josh Potosek and other county representatives traveled to Saugerties where Archtop has been using microtrenching.

“Having made my living in the cable and telecommunications industries for decades, I was eager to see how this innovative and efficient way to lay cable underground actually works,” said Brooks. “I’m excited about the possibilities this poses for Archtop’s plans in Sullivan.”

Archtop plans to install 250 miles of fiber in Saugerties.

“As the demand for faster and more reliable Internet access skyrockets across our community, it is critical we develop the advanced and expanded broadband infrastructure needed to power everyday life here in Saugerties,” said Saugerties' Mayor Bill Murphy. “Archtop Fiber is the ideal partner to ensure our thriving city keeps up with the pace of technology.

Their local approach and focus assures that Saugerties is well positioned with

Fiber microtrench (the dark line down the middle of the photo) in Saugerties.

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December 11, 2023

best-in-class broadband now and well into the future.”

Shawn Beqaj, chief development officer for Archtop explained, “With utility pole infrastructure in the region causing extraordinary delays and increases in cost, Archtop is always seeking out the latest, most efficient methods to deploy fiber across the Hudson Valley. Our use of very narrow underground trenches allows us to deploy faster with less impact on our neighborhoods.”

Archtop reported that it had more than 7,000,000 feet of fiber on hand at its storage yard in Kingston. It had acquired the Hancock Telephone Company in Hancock, New York and the GTel phone company based in Germantown. Archtop was awaiting regulatory approval to close on its purchase of the Warwick Valley Telephone Company based in Orange County.

Archtop plans its fiber network rollout to expand in the Town of Ulster along with Hurley, the Town of Esopus, Lake Katrine, Catskill, Hudson, Stockport, Rhinebeck, Red Hook, Tivoli and Woodstock. It expects to add many more communities in the future.

In addition to internet and telephone service, Archtop is promoting the availability of video streaming on its fiber network. It says that its fiber network will offer all of the speed that's needed for streaming video services and allow people to cancel their cable TV service.

Archtop was formed in partnership with Post Road Group, a digital infrastructure and real estate investment platform. Post Road Group is a private investment firm specializing in telecommunications, business services and real estate.

"I'm a serial entrepreneur with a history and passion for undertaking things others won't and doing so with a deep compassion for communities often overlooked by the telecom establishment," said Jeff DeMond, chairman and CEO of Archtop. "Archtop will be the long-awaited 'shot in the arm' – not just as the best broadband Internet service provider for homes and local businesses, but as a true community member and partner. We have always been an invested creator of jobs, a catalyst for economic growth and a corporate partner with a passion for 'leaning in' wherever needed."

Long before Amazon, there was

Lillian Vernon

Page 1

turing and cultural hub, Along with Julia Child’s kitchen, the SmithsoHermann Menasche nian Institution’s National Museum of American to – a prosperous lingerie History in Washington, D.C., is home to another manufacturer whom culinary item, although one that was used to very Vernon would describe her autobiography, different effect – foreshadowing Amazon, remote in “An Eye for Winners,” work and the rise of women entrepreneurs. as an elegant, excepIt was at her yellow Formica kitchen table in Mount Vernon in 1951 that Lilli Menasche Hochberg, a 24-yearold married woman pregnant with her first child, started what would become Lillian Vernon, an eponymous mail-order business featuring personalized items that at its height would see sales of $300 million and employ some 5,000 workers across Westchester County and several states. (Like the woman, the business would take its name from the city where it all began.)

The kitchen table – along with almost 400 archival items donated by sons Fred P. Hochberg and David Hochberg, including a girl’s monogrammed purse and belt and a scrapbook Vernon kept as a teenager – went on view Oct. 17 in the Consumer Era (1940s–1970s) section of the museum’s “American Enterprise” exhibit in the Mars Hall of American Business. (The exhibit opened 86 years to the day that Vernon arrived in the United States as a Jewish refugee.)

The collection is not the Smithsonian’s only Vernon holdings: Enid Cutler’s pensive, Henri Matisse-like portrait of the entrepreneur (circa 1970, oil on canvas) is part of the National Portrait Gallery.

“The Smithsonian is the national museum of America,” said David Hochberg, who served as vice president of communications at the Lillian Vernon Corp. with older brother Fred as president and COO. “To be in those two museums is the ultimate honor.”

They are fitting honors for a woman who had a well-manicured finger on the pulse of what consumers, especially women, wanted. (She once bought – and sold – 100,000 bobbin candle holders.)

“She was her customer,” said David Hochberg, now an artists’ agent who lives part-time in Katonah.

AN EYE FOR WHAT SELLS

As with all success stories, fulfilling Vernon’s business dream took some doing. She was born on March 18, 1927, in Leipzig, a German manufac-

tionally intelligent problem-solver; and his wife, Erna Feiner Menasche, a cool, fashionable beauty who came from a family of Belgian diamond merchants.

Theirs was a happy home of dinner and ice-skating parties at the brick villa of their estate. But when the Nazis came to power in 1933, they confiscated the villa for a headquarters. Two years later, Vernon’s brother, Fred, was attacked by an anti-Semitic mob, and the family knew they had to get out.

But where to go? First, they immigrated to Amsterdam and then – after considering Cuba and Palestine, David Hochberg said – the United States.

Vernon was 10 when the family arrived in New York City on Oct. 17, 1937. There her father found moderate success as a manufacturer of small leather goods. Everyone in the family helped with the business, with Vernon in particular developing a keen eye and sixth sense for the luxury goods her father copied. Like many immigrants, she was also quick to assimilate, claiming that “Hollywood was my Berlitz (school of languages),” because she perfected her English while watching movies as an usherette. During World War II, Vernon joined a Women’s Auxiliary Canteen. (Brother Fred, part of the U.S. Army’s Medical Corps, would die in a grenade attack during the Allied invasion of Normandy, which began on June 6, 1944.)

After the war, she attended New York University for two years – studying psychology and home economics -- before marrying Samuel Hochberg, who worked in his family’s dry goods store.

What she really wanted to do, David Hochberg said, was start her own business. It was not her husband’s dream, nor was he enamored of her using the $2,000 cash (almost $26,000 today) that was among their wedding gifts as seed money for her start-up. But Vernon believed that there was a female clientele – particularly a young, female clientele, now a powerhouse demographic, then an emerging market – for goods with free personalization.

Her husband agreed to join her venture – should sales exceed $100,000

– which they soon would. Vernon launched what was then the Vernon Specialties Co. with an advertisement in Seventeen magazine for personalized belts and purses that her father would make. The overwhelming response led to the Lillian Vernon Catalog (1956); the couple’s handmade jewelry; incorporation as Vernon Products Inc. in 1960 – it would become the Lillian Vernon Corp. in 1965 -- and distribution deals with Revlon, Elizabeth Arden, Max Factor and Maybelline to follow.

Even the couple’s 1969 divorce didn’t slow her down, as Vernon ventured into the global marketplace, traveling to European fairs and, after President Richard M. Nixon’s 1972 overture, to China in 1980. She expanded with The New Co., a brass manufacturer; Provender, a wholesale division for toiletries, specialty foods and kitchen supplies; and catalogs for children and homemakers. With son Fred – who joined the company in 1975 after earning a Bachelor of Arts degree at NYU and an MBA at Columbia Business School -- the Lillian Vernon Corp. grew 40-fold, with several locations in Westchester and other states, including the headquarters in Mount Vernon, a warehouse in New Rochelle and an outlet in Yonkers.

As Fred Hochberg – a part-time Greenwich resident who would serve as chair and president of the Export-Import Bank under President Barack Obama – recalled: “When I joined Lillian Vernon, the company did about $4.5 million in sales. By 1993, (when he left for investing and public service), sales were approaching $200 million.

Sales grew by offering more unique and exclusive products to customers, increasing the customer base, and more targeted marketing.”

In 1987, he oversaw the consolidation of five facilities in Westchester into a 500,000-square-foot distribution center on 51 acres in Virginia Beach, Virginia, “to handle the company’s rapid growth and provide superior customer service.” That was an important year in another regard: The company went public on the American Stock Exchange. That initial public offering (IPO), underwritten by Goldman Sachs, would mark the first time a company founded by a woman was traded on the exchange.

THE SECRET SAUCE

The secrets to its and her success?

“She had tremendous drive,” David Hochberg said. As a boss, she was tough and demanding, he added, but generous and unpretentious, less concerned with her employees’ pedigrees and more interested in what they could learn and do. Even to this day, he added, people who worked for her come up to him to say she was the best boss they ever had.

Vernon was also a shrewd judge of character as well as merchandise and,

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December 11, 2023

Lillian Vernon’s commitment to entrepreneurship and service continues In a nod to the legacy of the late Lillian Vernon, the White Plains- and Poughkeepsie-based Women’s Enterprise Development Center (WEDC) named Filomena Fanelli, founding CEO of Impact PR & Communications in Poughkeepsie, and Amy Hall, owner of Hudson Valley Books for Humanity in Ossining, as its 2023 Lillian Vernon Awards winners on Nov. 9 in Peekskill.

Vernon’s son David Hochberg was on hand to present the awards, alongside WEDC CEO Nikki A. Hahn. As part of the event, attendees were invited to bring entrepreneur- or business-related books to donate to WEDC’s Lillian Vernon Business Lending Library, which equips WEDC program participants with resources.

“Each year we recognize women business owners who, like my mother, know that true success means giving back generously to your community,” Hochberg said. “Filomena and Amy embody that spirit.”

“Both honorees show that it’s possible to innovate as entrepreneurs while also paying it forward and empowering others,” Hahn said. “WEDC is happy to shine the spotlight on Filomena and Amy and the sizeable impact they’ve had in the Mid-Hudson Valley, Westchester and well beyond.”

The Lillian Vernon Award was named for Vernon as its first recipient.

in contrast to an age when every day seems to be Casual Friday, looked like the CEO she was in Chanel suits, her hair immaculately coiffed. (After a second marriage to engineer Robert Katz, she married hair salon owner Paolo Martino, the couple dividing their time between Greenwich, where they gave themed parties, and a Manhattan apartment with spectacular views of the East River.)

Though the company established an online storefront on AOL in 1995 and then an online catalog and website, it struggled in the digital age, and Vernon sold it to Zelnick Media in 2003, staying on as non-executive chair.

After changing hands several times, the company was sold in 2015 to Regent LP, a multisector private equity firm in Beverly Hills, with the business still operating at lillianvernon.com.

That was just two months before Vernon died, on Dec. 14, 2015, in Manhattan. She left a legacy that went beyond business, however – serving on the boards of NYU, Lincoln Center for the Performing Arts, the American Friends of the Israel Philharmonic Orchestra and Citymeals on Wheels; supporting organizations throughout the country through the Lillian Vernon Foundation; and donating the West Village building that became NYU’s Lillian Vernon Creative Writing House.

The Women’s Enterprise Development Council (WEDC) established the Lillian Vernon Awards to honor businesswomen who also excel at service to community. (See sidebar.)

But those of us of a certain vintage will remember Vernon as a pioneering woman entrepreneur who gave consumers the products they wanted – and let them, through the free personalization that continues to this day, truly make them their own.

“She was her customer.”

- David Hochberg

Lillian Vernon Photographs courtesy Fred P. Hochberg.

13

Catch the wave

Dodson School receives Mayor's School Spotlight Award

By Peter Katz / pkatz@westfairinc.com

Mayor Mike Spano mingles with students at Robert C. Dodson School.

The Robert C. Dodson School on Avondale Road in Yonkers has received Mayor Mike Spano's School Spotlight Award for providing transitional bilingual education programs that support the academic and social development of English language learners in the district.

Spano, Board of Education President Rev. Steve Lopez and Interim Superintendent of Schools Luis Rodriguez in a Nov. 30 ceremony presented the award to the school's administration, faculty, staff, parents and students.

“Robert C. Dodson School is a shining example of what our district can accomplish when we embrace our diversity and support our students and families,” Spano said. “I commend Principal Romulo Ramirez, as well as the administrators, teachers and staff for ensuring every child feels safe and has a sense of belonging and I look forward to seeing their continued progress and growth.”

Ramirez was praised for being instrumental in addressing the needs of the newly-arrived students and families while improving academic performance, increasing attendance rates and fostering a positive and supportive learning environment.

Lopez described the school as a "beacon of excellence, proving that when we embrace diversity, we empower our stu-

dents to reach new heights and prepare them for a global future."

"Principal Romulo Ramirez and his staff have demonstrated outstanding commitment, dedication and skill in revamping the school’s approach to teaching, learning and parental partnership," Rodriguez said. "They are not merely supporting academic improvement, but also addressing the social and other needs of newly arrived students and their families."

Special programs at the Dodson School include: • A bilingual program that fosters students’ English and native language skills; • A social-emotional learning curriculum that enhances students’ well-being and resilience; • A school closet and pantry that offers resources and support for students, parents, and caregivers; • A partnership with local organizations that provide after-school and summer programs, health services, and legal assistance for the school community.

All-studio apartment building proposed in Yonkers

By Peter Katz / pkatz@westfairinc.com

An apartment building that would have 36 studio apartments, some with study areas, is being proposed to be constructed on a 0.29acre parcel composed of two lots. One of the lots faces Warburton Avenue and the other faces Woodworth Avenue. The building would be at 289 Warburton Ave., and 230 Woodworth Ave. The project is being proposed by Warburton Equities LLC, which has an address of 365 Route 59 in Airmont.

According to Attorney Jacob Amir of the White Plains-based law firm Zarin & Steinmetz LLP, the land has been vacant for at least two years and is located in a zoning district that allows high-density apartment buildings. He said that 18 of the apartments would face Warburton Avenue and the other 18 would face Woodworth Avenue.

Amir said that the design calls for two levels of parking with six resi-

14

dence levels above.

"The unusual configuration of the property, with frontage on two streets, allows for a unique and positive parking flow," Amir said. "From Woodworth Avenue, residents will be provided with means over an existing driveway to access the nineteen lower-level parking spaces, while the ground-level parking area with seventeen spaces will be accessed from Warburton Avenue. The designed two level parking garage pattern provides each unit occupant with a parking space and meets parking requirements."

Amir pointed out that there already are a number of multifamily buildings in the area along with a variety of neighborhood businesses. He said that the businesses would benefit Westfair Business Journal

from having additional residents living in the neighborhood.

The city's Zoning Board of Appeals has approved variances for front and rear yard setbacks as well as variances for the parking layout. The Zoning Board also issued a negative declaration of environmental impacts from the project.

Rendeing of proposed building at 289 Warburton Ave. and 230 Woodworth Several residents of Ave. in Yonkers. the area went before the Zoning Board to express opposition to the proposed tions caused by construction. building. They said that the area alWendy Lora, who lives next to the ready has too much traffic congestion, proposed project, told the Zoning not enough parking for vehicles, and Board, "Zoning laws currently exist needed green space and play areas for to protect the residents, particularly children more than it needed another the ones that live directly next door. building. Some neighbors expressed This project in its scope will be detconcern that the foundations of their rimental to the life and health of my homes and original stained glass winchildren, my family and the condidows might be damaged from vibrations of my home."

December 11, 2023

YONKERS IS THE NEW HOLLYWOOD ON HUDSON The unprecedented renaissance underway in the City of Yonkers is now premiering a spectacular new sequel! Yonkers is Hollywood on Hudson, home to the new 1 million square foot Lionsgate Studios complex, the largest modern film and TV production facility on the East Coast. Located along the beautiful Hudson River, this state‑of‑the‑art media center will help complete the transformation of the Yonkers waterfront with local businesses benefitting from the expected 1000+ people working at the studio complex. And with the rapid growth in streaming media, other major film and TV studios are now eyeing Yonkers which offers one of the most easily accessible locations in the New York Metro area.

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Westfair Business Journal

December 11, 2023

15

You must remember this Anna Maria’s Wine Bar in Rye

By Jeremy Wayne / jwayne@westfairinc.com

Like Rick’s Café Americain in “Casablanca,” everybody comes to Anna Maria’s Wine Bar, established four years ago on a sunny corner site on Purchase Avenue in Rye. A gifted chef and engaging host, the eponymous Anna Maria Santorelli is also a raconteur, wit and something of a local celebrity. Customers love her, and she in turns loves her customers.

Born in Naples – she moved to the United States in 1972 – Santorelli learned the basics of Italian cooking from her mother. She said she always knew she wanted to cook and while she loves all manner of different cuisines, Italian food is what she grew up with and what she knows best. She put herself through culinary school in Manhattan and was doing an apprenticeship at the (long-shuttered) Colombe d’Or restaurant when she got a call from the school that Gracie Mansion needed a prep cook.

Working first under Mayor David Dinkins (“they were awesome to me,” she says of Dinkins and his wife, Joy), she quickly rose to become an assistant cook. Later, Mayor Rudolph W. Giuliani promoted her to executive chef, styling her Gracie Mansion’s “chief administrator.” She then stayed on for a short time, heading the kitchen for Mayor Michael Bloomberg. The list of famous people she has cooked for – John F. Kennedy Jr., Barbra Streisand, Mother Theresa to name but three – reads like a roll call of the great and the greater.

Anna Maria Santorelli behind the bar at Anna Maria’s Wine Bar. Photographs by Jeremy Wayne.

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After a call came from Trump Tower, she worked for a while for former President Donald J. Trump as a private chef, “although that is something you may not wish to share with your readers,” she told me with a smile.

Mind you, she has only good things to say about that experience.

When her brother passed away in 2004 at the age of only 37, she took stock and felt it was time for a change.

“The mansion had meant no private life, no weekends, no holidays.” She opened her “dream” restaurant, Anna Maria’s, in Larchmont two years later, and ran it successfully for 13 years before feeling again it was time to move on. “Not having a life, not having the right staff, I wanted to do something fun,” she said. “I didn’t want to stand in the kitchen all day any longer.” A Realtor she met at an event told Mamaroneck-based Santorelli about the Rye site, adding that it was made for her. “So many people wanted this location, but here I am.”

And here she is. Decoration is, how shall we say? Eclectic. Celebrity photographs abound –Santorelli with former President Bill and Secretary Hillary Clinton; with Andrea Bocelli (she still swoons telling that story); with Sophia Loren and Bette Midler And then there are the signs saying, “Always and forever, be grateful”; and “This wine is making me awesome.”

Well, fair enough.

If wine bar life doesn’t have the prestige of the Gracie Mansion

Former Mayor Rudolph W. Giuliani and Anna Maria Santorelli in the Gracie Mansion kitchen. Courtesy Anna Maria Santorelli.

“Always and forever, be grateful.”

- Anna Maria Santorelli

Wine labels at Anna Maria’s Wine Bar.

Westfair Business Journal

kitchen – where whipping up supper for 200 people with hardly a shred of notice was not uncommon – it has plenty going for it regardless. At Anna Maria’s, I would say the wines are well-considered – “curated” is the word of the moment, with Italians and Californians dominating the list.

In the whites, popular sellers include Panizzi, a Vernaccia from San Gimignano, a wine not often seen outside its native Tuscany; and Ron Rubin, a Russian River Chardonnay – all apples and pears with a hint of vanilla. In the reds, Frappato is a wine unique to Sicily, plenty of wild berries on the nose and even a hint of Sicilian bergamot. An Oberon Paso Robles, by contrast, offers subtle, silky tannins and rose petals. Dolce Fiore is a good example of a wine long out of fashion – sparkling red Lambrusco – making a welcome comeback.

As it was early evening when I met Santorelli and was working, I opted for an altogether different vinous route and at Santorelli’s suggestion got stuck into a bottle of Prezza, a Prosecco from the well-known Botter family. They produce beautiful wines in the Veneto – and this fizz was certainly whiz.

December 11, 2023

To eat, there are simple but delicious snacks, like polenta with wild mushrooms and gorgonzola, warm crab artichoke dip and pigs in a blanket with Dijon mustard. I also enjoyed some crisp arancini (Sicilian risotto fritters with Pecorino and Parmigiano) and a cheese plate with mozzarella and manchego.

Santorelli is behind the square bar every night. “People expect to see you,” she said, “so I’m here.” They also expect to see her Cavapoo, Massimo, a darling of a doggie whom, she says, kept her going through Covid.

Now quite a fixture in Rye himself, Massimo is also something of a dandy, attested to by a photograph of him on the wall looking very dapper in what appears to be a blazer. “Ah yes, he likes to get dressed up,” his mother casually affirmed. “On Columbus Day, he wore an Italian flag.”

She told me she is going to write a book and is thinking of calling it, “If These Pots Could Talk.”

Well, she certainly has plenty of tasty material for it, and not just food.

In any event, here’s looking at you, kid.

For more, visit amwinebar.com.

Economic Development

Connecticut encourages saving money with diesel upgrades

By Justin McGown / jmcgown@westfairinc.com

Connecticut’s Department of Energy and Environmental Protection (DEEP) is offering funding for municipalities, businesses and organizations across the state to upgrade their diesel-based vehicles and equipment.

“I’ve b een

for working in diesel programs

According to Rogan, the entire I-95 corridor suffers from poor air quality as a result of heavy traffic and “transport” where the wind carries pollution from other areas, such as New York City, though prevailing wind currents can bring pollution from as far away as the Ohio River Valley. In all of those places, diesel engines are a major contributor.

“One of the interesting things to keep in consideration is that diesel engines are commonly referred to as the workhorses of our economy,” Rogan continued. “It’s very true. I’ve been working in diesel programs for well over 15 years at this point and there are diesel engines out there that are well older than I am.”

Diesel technology is often long lived, which Rogan says is why programs like DERA are particularly useful.

“The diesel program is really focused on trying to accelerate the natural turnover of statewide fleets of diesel engines, because they could

easily have a useful life of another few decades,” he stated. “What we’re able to do with this program is really incentivize somebody retiring an older piece of equipment replacing it with one that is built to a cleaner emission standard.”

Rogan also stressed that there are benefits beyond the grant funding, and that the long-term benefits not only for air quality but efficiency warrant business consideration.

“Even if they don't receive that federal funding, I see a business case for a business to move forward and fund their own engine replacement or vehicle replacement because they see efficiency gains. We see reduced costs when it comes to maintenance and downtime for equipment that is older.”

While the window for the 2023 EPA grants has already closed and DERA grant applications are due

by Dec 15, interested parties can anticipate another round of grants to be offered in 2024.

Diesel Emissions Reduction Act (DERA)

Jo hn Ro ga n

The Diesel Emissions Reduction Act (DERA) grant program will provide almost $1 million in funding for the reduction of diesel emissions across Connecticut. Interested parties have until Dec, 15 to submit their paperwork for the Financial Year 2023 run of the program and can do so at: https://portal.ct.gov/DEEP/Air/ Mobile-Sources/DERA-Grants.

The grants are part of a larger program administered by the Environmental Protection Administration (EPA), with applications ending Dec. 1. The funding for DERA comes from several sources, including EPA grants aimed at improving air quality, upgrading school bus fleets, and a portion of the $50 million settlement between German car manufacturer Volkswagen and Connecticut over the company’s use of “defeat devices” in hundreds of thousands of cars to fraudulently pass emissions tests.

“The importance of air quality has been front and center in the minds of most people in the region the last few days with the record levels of unhealthy air quality we’ve had,” said Gov. Ned Lamont when announcing the previous round of DERA funding on June 27. “It’s fitting to share today one of the ways we’re continuing the work to make the air cleaner and safer to breathe in Connecticut by deploying new emissions-reducing technology. We are excited to announce significant investments in new electric vehicles and other projects that will reduce transportation-related pollution in some of Connecticut’s communities that are inequitably overburdened by air pollution from diesel vehicles.”

Priority is being given to projects to upgrade or replace marine use diesel equipment or cases where diesel is used to generate electricity.

There are no maximum limits to grant sizes, but any replaced vehicles must be in working condition. Vehicles and equipment also need to be

at least two years old or have the equivalent operating time or mileage recorded and have at least three years of useful life remaining.

Replacing diesel powered school and transit buses, medium to heavy duty trucks of Classes 5 through 8 (meaning trucks that have at least 16,001 lbs. gross vehicle weight rating), marine engines and locomotives are all valid uses for the funding. Additionally, off-road vehicles such as construction and farming equipment and applications like generators, air pumps, and some refrigeration units are eligible.

While encouraging widespread switching to battery-electric vehicles and equipment is intended, the grant can also be used to improve electric charging infrastructure and improving diesel efficiency. Replacing older engines with new, cleaner models, installing idle reduction technologies, adding systems to reduce emissions, converting a vehicle to clean fuel alternatives like propane or natural gas, and improving the aerodynamics and rolling resistance of long-haul trucks are all eligible funding uses.

John Rogan is the manager of the Energy and Resilience branch of EPA Region 1, which includes the entire New England region. He said that the benefits of programs like DERA and the larger EPA initiative are manifold and should be a top priority for Fairfield County.

“The most pressing issue that we see here from the Air Program is ground level ozone,” Rogan said. “Particularly in Connecticut and specifically in Southwest Connecticut. That is really where we observe the highest levels of ground level ozone, and when you’re looking at that the pollutants of concern are volatile organic compounds, VOCs, and nitrous oxides, which we refer to as NOx.”

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Westfair Business Journal

December 11, 2023

17

Stormwater settlement to cost Yonkers demxolition contractor $60,000

By Bill heltzel / bheltzel@westfairinc.com McGuire and Capital neither conceded nor admitted wrongdoing, according to the decree, but consented to the deal to avoid costly litigation.

Capital will connect a trench drain to two dry wells and two bioswales designed to filter debris and pollution, the decree states. It will train employees on proper clean-up techniques and install engineering controls to assure that stormwater is managed correctly.

The business will monitor, photograph and sample stormwater discharges four times a year for three years, and report its findings to Riverkeeper. It will allow Riverkeeper to inspect the property once a year.

Capital agreed to pay Riverkeeper $50,000 for attorneys’ fees, the cost of its investigation and the cost of monitoring the pollution prevention plan.

A Yonkers demolition contractor has agreed to pay $60,000 to Riverkeeper Inc. and to discharge cleaner stormwater into the Saw Mill River, to settle a federal Clean Water Act lawsuit.

Capital Industries Corp. and CEO George McGuire signed off on a consent decree with Riverkeeper on Oct. 3, and U.S. District Judge Cathy Seibel endorsed the deal on Nov. 21.

Capital operates a maintenance and storage yard at Saw Mill River Road and Nepperhan Avenue, in an industrial area along the river in northwest Yonkers.

Riverkeeper, an Ossining nonprofit organization that advocates for environmental protections in the Hudson River watershed, alleged last year that Capital was violating federal and state environmental regulations and allowing polluted stormwater to drain into the river.

It will pay $10,000 to the Center for the Urban River at Beczak, an environmental education and research program affiliated with Sarah Lawrence College and based near the Saw Mill River outfall on the Hudson.

The consent decree is similar to a deal approved this past August in U.S. District Court, White Plains, with three businesses that operated next to the Capital site.

Gentile Construction and All About Recycling Inc., run by Joseph Gentile Jr., agreed to pay Riverkeeper $31,000. All County Mobile Concrete and president John Bernal Jr. agreed to pay $12,500.

The Gentile companies had claimed that polluted stormwater was emanating from Capital Industries.

All County Mobile Concrete ceased operating at the Yonkers site and moved to Mount Vernon.

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19

US and Connecticut continue to narrowly avoid a recession

By Justin McGown / jmcgown@westfairinc.com

John Traynor, photographed by Justin McGown.

about the Fed’s move away from a proactive approach to setting economic policy to a more reactive one of making minor adjustments to maintain momentum. However, he emphasized that slowing inflation and a cooling housing market were signs that the economy was moving in a stable and reliable direction, and that a “soft landing” where prices gradually dip instead of crashing might be possible.

“The economy is slowing. I know we had a 4.9 GDP growth in the third quarter, but the consensus right now is about 2% for the fourth quarter,” Traynor said. “But just to give you a sense of how things are, when I was here last year the consensus for growth in 2023 was 0%. We are probably going to finish this year at 2.4%.”

Traynor said that the coming year is likely to see “a slower economy but not the big recession.” He pointed to the Conference Board Leading Economic Index which indicates a recession is likely in the very near future based on cyclical patterns, if not well

“If you get your textbooks out, we should be in a recession right now or we should be in a recession in the next few months,” said John Traynor, president of Cambridge Trust Wealth Management of Connecticut, in his annual Economic Update to the Greenwich Chamber of Commerce at the Greenwich Water Club on Nov 29.

Traynor portrayed the economies of both Connecticut and the U.S. as being in positive places that defy traditional expectations, but he also emphasized that the right policy decisions and moves by the Federal Reserve Bank are necessary to maintain that equilibrium.

“Last year,” Traynor began, “I said that the most important person is the chairman of the Fed. This year it’s the same story. I know Chairman Powell comes under a lot of fire, a lot of people saying, ‘Gee I really think he messed up,’ but I think he’s done a pretty good job over the past two years raising rates and sending a consistent message.”

Traynor expressed some concern

20

Westfair Business Journal

December 11, 2023

overdue. Thanks to a combination of apparent consumer confidence and strong spending plus still-circulating funding injected during the pandemic, employment appears strong and many Americans have excess savings.

“Because of Covid, and we could have a great debate about all the different Covid plans,” Traynor said.

“But basically because of Covid, $2.1 trillion in excess savings went into all of our checking accounts. One of the best estimates we’ve seen is that we still have 500 to 600 billion dollars in excess savings.”

On the state level, Traynor praised the installation of “economic guardrails” by Connecticut’s government and said the Rainy Day Fund had grown about as large as it possibly could.

Traynor, however, saw reason for concern when it comes to the impact of deglobalization on the state.

While Connecticut benefits from a robust advanced manufacturing sector supplying military and defense equipment, many consumer goods still come from overseas.

“If you think about why inflation has been low for many, many years, we have been importing disinflation,” Traynor said. “Think about China. We were making shirts in Noth Carolina garment factories. Well, all that production went to China and now we’re able to bring in lower cost shirts, lower cost goods, we were importing those lower costs. As we move away from globalization that could be a problem for us, we have an awful lot of debt out there.”

An aging population and widening achievement gap also caused Traynor to express some concern about the state’s future. He described the state as likely destined to continue to receive a low ranking by the Tax Foundation.

Nonetheless, he stated that if the state can improve the returns it sees on investments in communities, it can continue to see improved performance in economic indicators.

He emphasized this is particularly important for realizing the potential for lower-income communities with poorer educational achievement, since the attractive advanced manufacturing jobs across the state generally require at the very least a GED if not a certification program.

In all, Traynor depicted an economy that is decidedly slowing down, but not crashing.

“One of the questions that I have when I’m building our clients' portfolios is, are we going back to the way things were? Are we going to stay flat?

Or have we entered a new realm?

Well, this is a pretty big breakout,” Traynor said of interest rates in the foreseeable future. “If you’re in finance, if you’re in real estate, you know that we’ve all been sailing with the wind at our backs, so there could be a change going on here.”

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21

A few words on Connecticut's aerospace industry

By Thomas Renner

One of the paradoxes in aerospace manufacturing is the outsized role that Connecticut plays in the industry.

The state’s 96-mile coastline sits adjacent to Long Island Sound, harbors no military installations tied to the U.S. Air Force and its three military bases are all aligned with the Coast Guard.

Several large manufacturers support the U.S. Navy.

Yet Connecticut’s contributions to aerospace manufacturing are astonishingly high. The total economic output by the state’s aerospace and defense industry exceeded $70 million. At the Paris Air Show in June, Danbury-based Alpha Metalcraft Group (AMG) was among more than two dozen businesses from the Nutmeg State showcasing their products.

“The aerospace industry is an important part of Connecticut’s employer base, supporting thousands of jobs and contributing billions to our economy,’’ Gov. Ned Lamont said.

AMG manufactures mission critical components for aerospace and defense markets. Its advanced metal forming processes, electroforming and deep drawing, provide high precision and high-quality components that meet rigorous aerospace industry standards.

“Manufacturing components in a state that is so engaged in the aerospace industry has been critical for us,’’ said Alec Searle, AMG’s CEO. “We’ve had a long-time association with many important aerospace manufacturers and have developed a collaborative relationship that has proved successful and enduring.”

The total number of A&D jobs in the state stands at nearly 129,000.

Connecticut manufacturers bring in more than $18 billion in annual defense contracts, and is home to “Aerospace Alley,” an industrial ecosystem of thousands of advanced manufacturing companies drawing from the fourth most productive workforce in America.

“Connecticut’s roots are firmly planted in the aerospace industry,’’ said John Bourdeaux, resident and CEO of AdvanceCT, which works to retain and recruit business and advance overall competitiveness in Connecticut. “The first functioning helicopter was built here, we are home to Pratt & Whitney, Sikorsky and the largest manufacturer of aerospace components in North America, Pursuit Aerospace.”

While Pratt & Whitney and Sikorsky are widely recognized aerospace man-

22

ufacturers based in the state, there are many others that support the industry. Moreover, the industry outlook is bright.

“The backlog of work in the aerospace industry is strong and the projections for growth are robust,” said Paul Lavoie, chief manufacturing officer for Connecticut. “Commercial aerospace continues to grow at a rapid pace and with increasing military investment from Russia and China, our military investments will continue to be strong and drive the industry.”

Bourdeaux said businesses such as AMG thrive in the industry because of the close alignment of aerospace manufacturers.

“AMG is well-positioned in Connecticut because we have a robust industry ecosystem,’’ he said. “In Connecticut, AMG is close to suppliers, close to customers and they have access to the talent they need.”

Photo by Brigitte Werner / Pixabay

Lavoie said the tight-knit aerospace in the community in the state helps businesses thrive.

“As workforce challenges persist, OEMs are looking to the supply chain for more manufacturing capability,’’ he said. “Also, the highly skilled labor pool for manufacturing is located in Connecticut. The opportunity to gain more work from large OEMs is great for companies that have capacity and capability.”

Connecticut’s ties to the aerospace industry run deep. The Pratt & Whit-

Thomas Renner

ney aircraft company was founded in 1925 by Frederick Rentschler, the pioneer of the air-cooled radial engine design. Igor Sikorsky designed and flew the first vertical lift aircraft – the helicopter – in 1939. In 2022, 25% of all aircraft engines were manufactured in Connecticut.

“I have been involved in Connecticut manufacturing since 1991 and specifically aerospace manufacturing in Connecticut since 1996. I have never seen more involvement and contributions towards Connecticut aerospace manufacturing from industry and the state,” said John Boscia, AMG’s vice president of business development. “The number of attendees and exhibitors of Connecticut aerospace manufacturers during the recent 2023 International Airshow held in Le Bourget, France was very impressive and inspiring.”

“Analysts believe commercial and defense spending in the aerospace industry is on a growth track, so we feel optimistic about the next 10 years,” Searle said. “Connecticut aerospace manufacturers who attended the Paris Air Show echo this sentiment – business is good.”

Thomas Renner writes on building, construction, engineering and other trade industry topics for multiple publications.

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Andrew Walsh focuses his practice on counseling businesses of all sizes, including startups, investment funds, large corporations, and their principals, on various legal matters. He provides strategic advice on private securities offerings, shareholder matters, limited partnership opportunities, mergers and acquisitions, corporate governance, restructurings, and other complex legal issues. He has particular experience advising family offices about their private investments and serving as outsourced general counsel for businesses in various industries and areas. He also advises clients concerning the formation of captive insurance companies and regulatory compliance. Andrew earned his law degree from Fordham University School of

Law. While attending the F.W. Olin Graduate School of Business at Babson College for his M.B.A, he co-founded an investor-backed electronics trade-in service. He earned his bachelor’s degree from Georgetown University.

Patrick Duplessis maintains a diverse Intellectual Property practice, serving as lead counsel for domestic and international clients of all sizes, from large corporations to venture-backed startups and individuals. Patrick works with his clients to develop and implement comprehensive IP strategies that set the stage for capital funding, commercialization, and long-term growth. His practice includes patent drafting and prosecution, patent and trademark portfolio management, strategic IP and product design counseling, risk management, and litigation. He has drafted and prosecuted countless patent applications in various complex and highly regulated technical fields. He drafts IP-related agreements and provides day-to-day counseling regarding

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from inception to completion, including legal research, writing, and trial preparation. Before practicing law, she spent 20 years in the aerospace and defense industry. Victoria earned her law degree from Western New England College School of Law and her bachelor’s degree from Fairfield University.

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3

The Impact of Artificial Intelligence on Law Firms

By Jonathan San Solo Artificial intelligence (AI) is revolutionizing the legal industry.

OpenAI, a renowned AI research and development company, has introduced Chat GPT, an AI-powered chatbot designed to assist lawyers in their dayto-day tasks. By leveraging advanced algorithms and machine learning, Chat GPT offers efficient responses to legal queries, streamlining processes and improving client services. In this article, we will explore the capabilities of Chat GPT, its benefits, ethical implications, and the changes it brings to the legal landscape when this tool is utilized correctly.

What is ChatGPT? Chat GPT is an AI-powered chatbot developed by OpenAI. It has been calibrated using reinforcement learning from human feedback. By simulating conversations between human AI trainers acting as a user and an AI assistant, the chatbot has learned to generate detailed and contextually appropriate responses to open-ended text queries.

Capabilities and applications Chat GPT has a wide range of applications within the legal industry including: Legal research: Chat GPT assists lawyers in conducting legal research by providing relevant cases and statutes.

It helps identify any research gaps, ensuring comprehensive and wellinformed decision-making.

Document drafting: The chatbot can draft legal documents such as contracts and pleadings. It suggests clauses, ensures proper formatting, and enhances overall efficiency. This can be further leveraged once ChatGPT learns a firm’s template for certain agreements and documents, factoring in unique language or structuring that firms want included in template documents.

Scheduling appointments: Chat GPT simplifies appointment scheduling between lawyers and clients, minimizing scheduling conflicts and

4

sending timely reminders.

Managing client relationships: By offering insights into client preferences and facilitating consistent and professional communication, Chat GPT helps lawyers build stronger relationships and improve client satisfaction.

Predictive analytics: Leveraging historical data, the chatbot enables lawyers to make informed predictions about legal case outcomes. This aids in developing effective legal strategies, including providing potential flaws in a legal argument.

Benefits of Chat GPT Increased efficiency and productivity: By automating repetitive tasks, lawyers can focus on more complex matters, enhancing overall productivity and enabling firms to handle higher volumes of work.

Improved client service: Chat GPT enables lawyers to provide faster and more accurate responses to client queries, leading to better service delivery and stronger client relationships. Lawyers must always be sure to double check the accuracy of the answers of ChatGPT by doing their own research or utilizing Bing with ChatGPT which offers references to confirm the accuracy of given answers.

Specialization opportunities: As AI assumes the responsibility of performing monotonous daily tasks, general attorneys can specialize further, leveraging their experience in niche areas and offering specialized services to clients.

Ethical implications When utilizing Chat GPT it is crucial to remember that AI uses data that comes from humans to create outputs and predictions – and humans can be biased. Therefore, ChatGPT has the potential for bias, meaning users must do their own research to confirm the information they are receiving. In fact, there was a recent case where attorneys lost and were fined for using fake case law to substantiate their arguments.

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Thorough testing: Conduct comprehensive testing to ensure the chatbot can handle various scenarios and queries effectively.

Make necessary adjustments before deploying it firm-wide.

Jonathan San Solo

Choosing a ChatGPT provider When selecting a Chat GPT provider, a firm must consider: Legal industry experience: Ensure the provider has experience working within the legal domain to ensure a tailored and effective solution.

Chatbot quality: Evaluate the chatbot’s performance, accuracy, and ability to understand legal terminology and nuances.

Pricing structure: Assess the provider’s pricing model to ensure it aligns with your firm’s budget and requirements.

Data security measures: Verify that the provider has robust data security protocols in place to safeguard confidential client information.

Integration and implementation To successfully implement Chat GPT within your law firm, implement: Ongoing staff training: Integrate Chat GPT into your firm’s operations and train staff on its usage, interpretation of responses, and how to formulate effective prompts.

Encourage feedback and continuous improvement.

Training of the chatbot: Provide the chatbot access to relevant data, including case law, client information, and other documents. Fine-tune the chatbot’s responses to align with your firm’s specific requirements.

December 11, 2023

Will Chat GPT replace lawyers?

While Chat GPT can eliminate certain job functions, ChatGPT is a tool that can advance firm’s professionals and enhance their capabilities but will never replace them. As a tool, it can be leveraged but still must be tested and controlled by an attorney. For more tips on how to improve your firm’s overall efficiency, our “Understanding and Counteracting the Challenges Facing Firm Profitability” e-book provides practical guidance to help your business thrive.

Firms that have any concerns or questions regarding utilizing Chat GPT or any other business matter should reach out to Citrin Cooperman’s Law Firm Industry Practice or Jonathan San Solo at jsansolo@citrincooperman.com or at 212-697-1000.

“Citrin Cooperman” is the brand under which Citrin Cooperman & Company, LLP, a licensed independent CPA firm, and Citrin Cooperman Advisors LLC serve clients’ business needs. The two firms operate as separate legal entities in an alternative practice structure. The entities of Citrin Cooperman & Company, LLP and Citrin Cooperman Advisors LLC are independent member firms of the Moore North America, Inc. (MNA) Association, which is itself a regional member of Moore Global Network Limited (MGNL). All the firms associated with MNA are independently owned and managed entities. Their membership in, or association with, MNA should not be construed as constituting or implying any partnership between them.

709 Westchester Avenue, White Plains, NY 10604 T: 914.949.2990 | info@citrincooperman.com

Leaders in Professional Services & Industry Insights Helping businesses focus on what counts LEARN MORE | citrincooperman.com ”Citrin Cooperman“ is the brand under which Citrin Cooperman & Company, LLP, a licensed independent CPA firm, and Citrin Cooperman Advisors LLC serve clients’ business needs. The two firms operate as separate legal entities in an alternative practice structure. Citrin Cooperman is an independent member of Moore North America, which is itself a regional member of Moore Global Network Limited (MGNL).

Professional Services

December 11, 2023

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Copps Island Oysters Taps into FLB Law’s Full-Service Offerings to Support Expansion Background Copps Island Oysters is a fourth-generation, family-owned and operated shellfish farming company. Founded in 1994 by Norm Bloom, Copps Island Oysters (which is owned

by Norm Bloom & Son, LLC) began as a small operation with a single scow and a modest crew of three and has grown into one of the largest oyster farms on the East Coast. The company has expanded beyond shellfish farming and now owns real estate, a marina, kelp farms, food trucks, a beauty/skincare line and two retail stores.

For the past 10 years, the attorneys at FLB Law have served as legal counsel to Copps Island Oysters, representing the company in nearly every facet of its business.

Highlights The attorneys at FLB Law have been instrumental in helping Copps Island Oysters become a thriving, multi-faceted company. In addition to assisting with specific projects, FLB Law provides counsel on all aspects of the company’s operation that require legal guidance.

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Business Transactions: FLB Law has represented Copps Island Oysters in various transactions to acquire other businesses and assets in the shellfish industry.

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Land Use & Real Estate Transactions: FLB Law has represented Copps Island Oysters in both the acquisition and sale of real property, as well as leasing needs.

The firm helps to close transactions for properties that support the company’s growth and expansion. One notable project involved the acquisition of the former Brown’s Marina in Stratford, CT, from its original owners and the opening of its flagship Oyster Shack location at the marina.

FLB Law worked with Stratford’s various boards and commissions to obtain the necessary approvals to operate a food truck at the marina. As part of the proposal, the Bloom family decided to upgrade the marina, including the addition of their lifestyle store, “The Oysterman’s Daughter,” and various landscaping features.

We Deliver Peace of Mind

Appellate  Corporate & Business Transactions Employment Law  Family Law  Hospitality Insurance  Litigation & Dispute Resolution Real Estate & Land Use  Tax Law Trusts & Estates

www.flb.law

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Corporate Law & Intellectual Property: FLB Law’s Hospitality practice also created the corporate structure to support the expansion of Copps Island Oysters as it diversifies its business to include frozen foods, restaurants and food trucks.

In addition to the Oyster Shack, the company rents its catering food truck, the Shuck Truck, for private parties and festivals. The Bloom family also has ownership interests in brick-and-mortar restaurants such as Match Burger Lobster, located in Westport, Connecticut.

The firm also assisted with forming the corporate entity for the family’s foray into the beauty industry with its line of skincare products created with sugar kelp grown and cultivated on the company’s grounds.

Paramount in all of these ventures is the protection of the “Copps Island” brand, making the creation of licensing agreements for the new business models a key component to helping the company grow.

The Future

203.635.2200

FLB has served as a key partner to Copps Island Oysters with its growth and expansion over the past several years and will continue to assist the company as it moves into its fourth generation.

315 Post Road West Westport, CT 06880

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For more information about FLB Law’s services, visit our website or call Eric Bernheim @ 475-236-5203.

Professional Services

December 11, 2023

Serving the Hudson Valley and Beyond for Over 40 Years

• Business Transactions • Construction Law • Education Law • Elder Law • Environmental Law • Guardianships • Insurance Defenses & Cival Rights • Labor Relations & Employment Law

New York City 646.794.5747

• Land Development & Zoning • Litigation & Alternative Dispute Resolution • Municiple Law • Real Estate • Trusts & Estates • Trusts & Estates Litigation • Utility Siting & Local Rate-Making

White Plains 914.946.4777

Fishkill 845.896.0120

www.kblaw.com Professional Services

December 11, 2023

7

WOMEN in

Power

DISCOVER THE INSPIRING STORIES OF TRAILBLAZING WOMEN CEOS WHO LEVERAGE CREATIVITY AND STRATEGIC THINKING TO REDEFINE INDUSTRIES, EFFECTIVELY SMASHING THROUGH THE PROVERBIAL GLASS CEILING WHILE SEAMLESSLY BLENDING LEADERSHIP PROWESS WITH A HARMONIOUS WORK-LIFE BALANCE. LEARN FROM THE TRANSFORMATIVE IMPACT BROUGHT BY DR. JOAN FALLON, DIANE KELLY AND CHERYL MCKISSACK DANIEL.

Joan Fallon Founder and CEO Curemark

Diane Kelly Executive Vice President and Chief Operating Officer Greenwich Hospital

Cheryl McKissack Daniel President and CEO McKissack & McKissack

WEDNESDAY JANUARY MODERATOR Catherine Sabol Partner Citrin Cooperman

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8:30 - 10:30 A.M.

Manhattanville College

2900 Purchase Street, Purchase

PRESENTED BY

Register: westfaironline.com/ WomeninPower2024 For event information, contact Natalie Holland at nholland@westfairinc.com For all other inquires, contact Anne Jordan at anne@westfairinc.com

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Professional Services

December 11, 2023

Trumbull looks to the future

By Justin McGown / jmcgown@westfairinc.com

The Town of Trumbull is developing a new Plan of Conservation and Development (POCD) amid changing priorities.

Trumbull is required by state law to update its POCD every 10 years and has embarked on the process of developing its new one ahead of the expiration of the plan adopted in 2014. In the time since Trumbull last adopted a POCD, the town has developed new priorities and leadership as the state’s economy enters new territory.

“I can remember just a mere 12 years ago sitting in this room when we were doing our last plan of conservation and development,” said First Selectman Vicki Tesoro during a Town Hall meeting on Nov. 29. Tesoro recalled that she was a town councilor during the prior process and stressed how much the municipality has made use of the prior POCD during her tenure.

“It’s really important that you’re all here to be part of this process, ask questions, share information,” she said. “This is all about our town and how we can make this great town even better.”

Frank Fish, a principal at urban design and consulting firm BFJ Planning, led attendees of the meeting through an approximate timeline for the plan’s development and joked about his experience with the work, including the POCD Trumbull adopted in 2004.

“As you might be able to tell from the color of my hair, about 20 years ago I worked on another plan for the very same town of Trumbull,” Fish said. “So we’ve been familiar with the town for a long time, but I did want to just point out that it’s very important that we get this plan underway and actually concluded, we hope, next year because state law does require that a plan of conservation and development be done very 10 years.”

“It’s a plan and it’s a vision for the future of the town,” he added.

“It’s going to be very dependent on your input, what you have to say on the surveys and in the workshops.

It’s not a police power like zoning is, but there are certain things that can be expected to follow the plan, and zoning is one of them, as is your capital budget.”

Thomas Madden, an associate principal at BFJ Planning, urged the audience to provide their input. He described having previously spoken to high school students and their parents and noted that hearing their desire for students to be able to walk to school – a desire which was counteracted by

parents deciding to drive children to school due to existing heavy traffic – perpetuated a problem that changes to traffic and zoning laws could solve.

“If you look at best practices in the municipality itself the best practices are constantly changing. From environmental standards to sustainability standards to how schools are run, and Covid threw a huge monkey wrench into a lot of stuff. We’ve had to reevaluate how we actually run as a municipality,” Madden said.

Madden also pointed to tree line regulations and the town’s residential nature as being somewhat deempha-

sized in newer discussions, replaced by a focus to avoid strict development patterns and create zones that can guide future growth and meet growing housing needs.

Fish stressed that the plan must be forward thinking and engage local students, since they will be deciding whether they want to stay in the town in 10 years’ time when the plans’ effects are most fully felt, both in an economic sense and the physical sense as any trees planted as part of the plan will only have just begun maturing by that point.

Michelle Gilman, a project planner from BFJ, highlighted the town’s changing demographics, which track with trends across Fairfield County as the pop-

Westfair Business Journal

December 11, 2023

ulation grows older and more diverse, in order to inform their decisions.

BFJ planner Eshti Sookram explained a game plan for soliciting input which included both a visioning session with attendees and the launch of a Social Pinpoint page, an increasingly popular means of seeking resident input. All materials from meetings pertaining to Trumbull’s new POCD along with surveys residents are urged to take can be found at this address: https://www. trumbull-ct.gov/1009/Plan-of-Conservation-and-Development.

The next public workshop is planned for Jan. 18 at 7:00 p.m. in Trumbull Town Hall.

The next public workshop is planned for Jan. 18 at 7:00 p.m. in Trumbull Town Hall.

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PARTNERS FIGHT HUNGER IN ROCKLAND COUNTY

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Volunteers from Odyssey Group pack hygiene kits for disaster survivors at Americares global headquarters in Stamford, Connecticut.

Photo courtesy of Andrea Pane for Americares.

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EMERGENCY KITS FOR DISASTER SURVIVORS

olunteers assembled nearly 3,000 emergency kits for disaster survivors at Americares global headquarters in Stamford, Connecticut, on Nov. 28, in celebration of #GivingTuesday. More than 60 volunteers participated, including employees of Arizin, a business information company; Boehringer Ingelheim, a biopharmaceutical company; and Odyssey Group, a global provider of reinsurance and specialty insurance.

The kits contain essential hygiene items and are distributed to families displaced by tornados, hurricanes, flooding, wildfires and other emergencies worldwide. Americares responds to an average of 30 natural disasters and humanitarian crises worldwide each year,

establishes long-term recovery projects and brings preparedness programs to communities vulnerable to disasters.

“Americares ships about 30,000 hygiene kits each year in response to emergencies around the world, providing comfort to survivors on what is often one of the worst days of their lives,” said Americares Senior Vice President and Chief Development Officer Jenny Goldstein. “Having these kits prepositioned to ship allows Americares to respond to natural disasters and humanitarian crises as quickly as possible.”

GivingTuesday is a global day of giving fueled by the power of social media and the generosity of people around the world. The

annual event, celebrated on the Tuesday following Thanksgiving and the widely recognized shopping events Black Friday and Cyber Monday, kicks off the charitable giving season and inspires millions of people to give back and support causes they believe in.

Americares is a health-focused relief and development organization that saves lives and improves health for people affected by poverty or disaster. Each year, Americares reaches 85 countries on average, including the United States, with life-changing health programs, medicine, medical supplies and emergency aid. Americares is one of the world’s leading nonprofit providers of donated medicine and medical supplies.

COUNTY OFFICE FOR WOMEN DIRECTOR HONORED

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irector of the Westchester County Office for Women Robi Schlaff is being recognized with a Community Partner Award at WestCOP’s annual Winter Blue Carpet Mixer. WestCOP, which is a Community Partner of Westchester County Government, is an integral companion in the county’s delivery of support to victims of family violence. The organization seeks to help low-income and at-risk populations achieve greater self-sufficiency, and its Victims Assistance Services offers assistance to victims of all crimes.

Westchester County Executive George Latimer said: “We are very proud of our Office

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for Women, specifically our Director Robi Schlaff, for paving the way for other departments across New York state and the country. Robi is absolutely deserving of this prestigious award, for working together with WestCOP and other community partners to assist victims of crimes. She is committed to combating domestic violence and improving the lives of women and families throughout Westchester.”

Schlaff said, “It is an honor to be recognized among colleagues who exemplify that by working together, we can accomplish great things for women and families in Westchester. It is these partnerships and collaborations that allow us to provide services that people truly need more efficiently and effectively throughout the county.”

Westfair Business Journal

December 11, 2023

he New York Boulders and Fidelis Care, one of the team’s key corporate partners since 2014, once again joined together this baseball season to help feed Rockland County’s hungry. For each of the 59 home runs hit

by Boulders players during 2023 home games at Clover Stadium, the Boulders Community Fund – the organization’s charitable, philanthropic arm – and Fidelis Care donated $50 to the People to People food pantry, totaling $2,950. Together, the Boulders and Fidelis Care also donated 197 pounds of food to People to People through food drives held at the ballpark.

“Providing assistance to our region’s hungry is one of the Boulders’ most important initiatives,” said Shawn Reilly, New York Boulders Team president and founding partner.

“We are grateful to the New York Boulders for their partnership in raising nearly $3,000 and 200 pounds of food for the People to People food pantry, which serves our community’s most vulnerable,” said George Rodriguez, Fidelis Care vice president, sales and marketing. “Addressing food insecurity is critical, and this collaboration underscores the power of community to make a positive impact. When you swing for the fences, like the Boulders did this season, great things can happen.”

The Boulders established its 501(c)(3) prior to the start of their inaugural 2011 season to work jointly with the nonprofit community. Since its launch, more than $1,000,000 in nonprofit activity has occurred at Clover Stadium. The Boulders Community Fund has worked with more than 150 nonprofits since its inception.

The New York Boulders are entering their 13th season of Professional Baseball and are members of the Frontier League. Founded as the Rockland Boulders in 2011, the franchise rebranded as the New York Boulders in advance of the 2020 season. In 2014, the Boulders won the Can-Am League Championship and hosted the Frontier vs. Can-Am All-Star Game in 2019. Proud to be part of the rich history of professional baseball in the New York City region, during the 2017 season the team welcomed its 1,000,000th fan to Palisades Credit Union Park in Rockland County.

In 2012 and 2014, Rockland was named the Can-Am’s “Organization of the Year.” The Boulders are owned and operated by NY BB LLC, a sports and entertainment company comprised of former executives from all levels of major and minor league sports.

Fidelis Care is a mission-driven health plan offering quality, affordable coverage for children and adults of all ages and at all stages of life. With more than 2.5 million members statewide, Fidelis Care believes that all New Yorkers should have access to affordable, quality health insurance.

For decades, People to People has been assisting the community’s most vulnerable families, seniors and veterans. Right now, 5,000 Rockland residents count on People to People for help in putting food on their tables every month.

INNOVATIVE PREVENTATIVE HEALTH CARE

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he Westchester County Office of Economic Development (OED), the Westchester County Biosciences Accelerator (WCBA) and the Westchester County Association (WCA) hosted “An Ounce of Prevention – Challenges to Innovating in Preventative Health Care” on Dec. 7.

Innovations in health care that target prevention in order to improve patients’ quality of life and potentially save money as well have an arduous path to approval and making the business case for adoption can also be challenging. Such were the challenges the panelists faced when discussing how new therapies and devices can entice private investment, how they can navigate the coming challenges with government, providers, investors and patients.

The morning event featured a panel discussion moderated by Mary Howard, executive director of FirstXFounder, and program director for the WCBA. Panel participants included Andrea H. Cefarelli, senior vice president, corporate communications, New York Blood Center Enterprises; Silvia Garcia Codony, senior director, NY Ventures; and Merja Perhonen, M.D., Ph.D., head of exercise medicine, Keski-Suomen, Central Finland.

Westchester County Executive George Latimer said: “Life science companies of various stages call Westchester home, and we are dedicated to helping them continue to grow and find success. This event spotlighted one of the most potentially impactful aspects of health care….”

Westchester County Director of Economic Development Bridget Gibbons said, “Life sciences is a pillar of our local economy, and the Office of Economic Development is invested in supporting the continued growth and success of our ecosystem….”

Amy Allen, vice president of WCA, said “Our county is home to top medical institutions and a growing life sciences industry.

In order for Westchester to continue to be a leader in this field, it is important for us to continue to bring the leading minds in the space together for important discussions that help create new opportunities and drive innovation.”

Mary Howard, WCBA program director and FirstXFounder CEO, said “Health care is projected to total 40% of the GDP, and innovations that target prevention can potentially save money and improve quality of life for patients….”

The tri-state region leads the nation in recent life science activity. Westchester County, in particular, is home to the largest life sciences cluster in New York state, with more than 8,000 jobs, representing over 20% of the state’s total (private sector) life sciences employment.

The Westchester County Biosciences Accelerator is a competitive-entry, six-monthlong program that helps grow emerging bioscience ventures by providing scientist and engineer inventors entrepreneurship

education and business networking to access global funders and prospective team members. WCBA supports the development of Westchester as a hub of bioscience invention and commercialization by harnessing the creativity and ambition present in the academic institutions, spinouts from established companies and serial entrepreneurs.

The Westchester County Association unites and mobilizes professional leaders to promote issues and lead initiatives that strengthen the regional economy. It is dedicated to smart-business growth and advancing the well-being of the community.

BEST NURSING HOME RECOGNITION FOR RYE FACILITY

NEW TEAM MEMBER TO BOOST REVENUE

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David Samalin

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ew Crystal Restoration (NCR) in Port Chester has welcomed David Samalin as its newest team member. Samalin, as the appointed executive director will wear many hats at NCR, including developing partnerships with industry leaders, overseeing large loss project management and seeking business opportunities to boost revenue and set the company apart.

Westchester County resident, Samalin has a long and distinguished career in the insurance industry with 10+ years’ experience as a New York state- licensed independent insurance adjuster. His hard work and determination made him a popular choice with multiple insurance carriers.

He has worked on progressive day claims/ CAT claims covering many states and is NFIP/FEMA certified and holds numerous licenses and certifications.

“We are extremely pleased that David Samalin has joined the team,” said New Crystal Restoration President Lisa A. Cordasco. “Since 1960, our local Westchester County-based, award-winning, family-owned business has helped thousands of families and businesses with restoration, remediation and construction services. David’s entrepreneurial spirit used to identify and capitalize on business growth opportunities means that NCR will be able to help an even broader sector of customers.”

ORANGE BANK’S TRUST DIVISION IS GROWING

he Osborn Pavilion in Rye has been recognized as a “Best Nursing Home” for 2024 by “U.S. News & World Report,” receiving a 5/5 overall rating. It is one of only four skilled nursing facilities in Westchester County to achieve a High Performing rating in both the Short-Term Rehabilitation and Long-Term Care categories.

U.S. News gives the premier designation of Best Nursing Home only to those organizations that meet or exceed its assessment of key services and consistent performance in quality measures. The Osborn Pavilion is among the elite top 3% to receive this rating. Only 467 out of 15,000 nursing homes nationwide received High Performing ratings in both ShortTerm Rehabilitation and Long-Term Care. In New York state, The Osborn Pavilion is in the top 6% of skilled nursing facilities that earned a High Performing rating.

“We are greatly honored that The Osborn Pavilion has once again been recognized by “U.S. News & World Report” as one of the top nursing homes in our region,” said Matthew G. Anderson, president and CEO of The Osborn. “This distinction reflects the admirable dedication and skill of our staff, who are deeply committed to providing highest-quality of care to our residents.”

Established in 2009, the U.S. News Best Nursing Homes rating offers information about care, safety, health inspections, staffing and more for 15,000 nursing homes nationwide. The ratings are based on a detailed analysis of the country’s skilled nursing facilities.

The Osborn is a private, nonprofit continuum of care community that offers Independent Living, Assisted Living, and Memory Care, as well as The Osborn Pavilion nursing home on its 56-acre arboretum campus.

Westfair Business Journal

December 11, 2023

range Bank & Trust Company in Middletown, New York, the banking subsidiary of Orange County Bancorp Inc. has added three new officers to its expanding Trust Services Division: Jacqueline Weimmer, Sarita Bhandarkar and Garry Garnet.

Weimmer joined the bank’s Trust Services Division as first vice president, trust officer and manager of the Special Needs Trust and Guardianship Department in Mount Vernon. Garnet, also in Mount Vernon, joins in the Special Needs Department as vice president and trust officer.

Bhandarkar joins the team as vice president and trust officer in the Trust and Estates Department located in Goshen, New York.

“We are delighted to welcome Jacqueline, Sarita and Garry to our team,” said Michael Gilfeather, president and CEO of Orange Bank & Trust Company. “Their combined skills in trusts and estate planning and knowledge of Special Needs Trust administration, will complement our dedicated trust team and support our efforts as we expand this growing area of expertise.”

Weimmer, formerly with Comerica Bank in New York City has extensive experience with the intricacies of SNT administration, and has focused her career on trust and estate planning for individuals with disabilities. She also has broad experience in managing personal trust accounts.

Bhandarkar is an experienced trust, estate and elder law attorney. Prior to joining the bank, she practiced law in the Hudson Valley for more than 15 years, establishing Bhandarkar Law PC in 2018. Before returning to the Hudson Valley, she practiced law for several years at a boutique trust and estate firm in Manhattan.

Garnet is a trust and estate professional with an extensive background in managing relationships with high-net-worth individuals and families. Prior to joining the bank, he was vice president and trust advisor at Comerica Bank in New York City. He earned his master’s degree from St. John’s University and law degree from Touro Law School.

Orange Bank & Trust Company is an independent bank that began with the vision of 14 founders over 130 years ago. It has grown through ongoing innovation and an unwavering commitment to its community and business clientele to $2.5 billion in total assets. Hudson Valley Investment Advisors Inc. is a Registered Investment Advisor in Goshen, New York. In recent years, Orange Bank & Trust has added branches in Rockland, Westchester and the Bronx.

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BEYOND THE WORK OF LAW

From left: Paralegal Linda Lauricella, Partner Rick Costantini and Associate Andrea Coppola were among the firm volunteers making cards for children with cancer and their families.

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Fred Camillo, town of Greenwich First Selectman; Alice Migliore, Parsonage Cottage resident; Sam Romeo, Greenwich Communities chairman; Penny Lore, Parsonage Cottage Senior Residence executive director; Tony Vitti Sr.; and Tony Vitti Jr., of A. Vitti Excavators. Photos courtesy of Emboss LLC.

WALKWAY, THE GREAT CONNECTOR, BEAUTIFIED

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he walking path connecting Parsonage Cottage Senior Residence and Nathaniel Witherell was upgraded last week thanks to the suggestion of a Parsonage Cottage resident. Town of Greenwich First Selectman Fred Camillo, Greenwich Communities Chairman Sam Romeo and work

donated by A.Vitti Excavators, LLC. Camillo often visits Parsonage Cottage, and on his most recent visit with Romeo he was told about the condition of the path.

The two quickly went into action to address the situation and motivated Tony Vitti Sr. and Tony Vitti Jr. of A. Vitti Excavators to

donate their time and services to repair the sidewalk. Camilo called the new path the “great connector” through Parsonage Cottage’s “beautifully landscaped” property.

The Vittis, who have a long history of experience in Greenwich and Stamford, were happy to step up and respond to the need at Parsonage.

FIRM UNDERWRITES A CHAMBER OF COMMERCE MIXER

HGAR HELPING AFFORDABLE HOUSING EFFORT

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he Hudson Gateway Realtor® Foundation, the charitable arm of the Hudson Gateway Association of Realtors®, recently presented a check for $3,500 to Sheltering the Homeless is Our Responsibility (SHORE), now known as Sheltering the Homeless is Our Responsibility/Interfaith Council for Affordable Residence Inc. (Shore/Icare).

Based in White Plains, Shore/Icare builds new multifamily homes or purchases and renovates properties to provide affordable rental apartments for homeless families or families about to become homeless. In addition to providing supported housing, Shore/Icare supplies donated furniture and appliances to homeless families when they move into their new apartments. It also pays utilities, insurance and home maintenance costs to help residents make ends meet.

Shore/Icare now operates as an interfaith, nonprofit organization with a mission to develop inno-

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vative permanent housing for people without homes and families at imminent risk of homelessness in Westchester County. It is the only agency in Westchester that builds and renovates homes to provide small-scale permanent housing for homeless families.

“Shore/Icare is very grateful to the Hudson Gateway Realtor Foundation for this generous donation,” said Kim Jacobs, Board president. “This will be most useful in caring for the various buildings and projects for the benefit of our tenants.”

In 1990, Shore established its Permanent Housing Program to develop and manage small-scale housing for formerly homeless families and started offering case management support services.

Currently, the organization supports 21 families (75+ individuals). In 2019, Shore merged with Icare, a group with a similar origin and purpose, and became Shore/Icare.

Established in 2004 and relaunched in 2013, the HG Realtor Foundation has donated hundreds of thousands of dollars to charities and nonprofits throughout the Hudson Valley. It participates in qualified community-based charities that serve the housing, hunger, health, happiness and humane needs of citizens everywhere.

Westfair Business Journal

estport, Connecticut-based FLB Law attorneys and staff worked together, for their quarterly Day of Service program, to create holiday cards for Circle of Care, a nonprofit organization that offers emotional and financial support to children who are fighting cancer and their families. The support provided by Circle of Care starts from the day of diagnosis and continues throughout the treatment and beyond.

The firm produced 150 cards that will be paired with holiday gifts for Circle of Care families. It also made a monetary contribution to the organization.

FLB Law’s ACCELERATE program provides support to local nonprofits and small businesses by offering creative solutions to the challenges they face. Initiatives have included a program to pack backpacks with holiday treats and essentials, birthday boxes for the Norwalk-based Domestic Violence Crisis Center, donated 1,200 cans of soup to the Filling in the Blanks SOUPer Bowl Food Drive, created toiletry and produce baskets for Person to Person, and performed gardening work at the Gillespie Center in Westport.

December 11, 2023

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elebrating its 65th anniversary, Ryan & Ryan Insurance Brokers Inc. announced it is underwriting a series of events to support groups that echo the theme of the anniversary: “We all do well by doing good.” The anniversary kicked off Dec. 6 at the Ulster County Regional Chamber of Commerce holiday mixer at Ole Savannah Southern Table & Bar, 100 Rondout Landing, Kingston, which saluted RUPCO, a leading affordable housing and community development group with a special focus on senior citizens living in RUPCO apartments.

Ryan & Ryan was opened Dec. 1, 1958, when 27-year-old Robert J. Ryan, purchased the Duffy Agency in Rosendale, New York, and launched an insurance brokerage that today remains among a handful of privately held agencies serving the mid-Hudson region.

Westfair Business Journal

December 11, 2023

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Legal Records

WESTCHESTER COUNTY & HUDSON VALLEY

WESTCHESTER COURT CASES

U.S. Bankruptcy Court White Plains & Poughkeepsie Local business cases, Nov. 29 - Dec. 5 Andrew J. Drost, Irvington, re. American Musical Theatre LLC, 23-22884-SHL: Chapter 7: assets $127,292, liabilities $622,753.

Attorney: Jeffrey A. Reich.

Harlem Properties LLC, White Plains, member Janine Zargar, 23-22887-SHL: Chapter 11, assets and liabilities $1 million $10 million.

Attorney: Lawrence Morrison.

Estate of Kevin Michael Krudis, Hopewell Junction, re. single asset real estate, 23-35997-CGM: Chapter 7, assets and liabilities $500,000 - $1 million.

Attorney: pro se.

Little Falls Garden Apartments LLC, Mountain Dale, sole member David Raven, 23-36006-CGM: Chapter 11: assets $5,249,920, liabilities $2,602,840.

Attorney: Raymond Ragues.

U.S. District Court, White Plains Local business cases, Nov. 29 - Dec. 5 Ramel Booker, Yonkers vs.

American Sugar Refining Inc., Yonkers, et al, 23-cv-10433-CS: Job discrimination, removal from Westchester Supreme Court.

Attorney: Megan S. Goddard for plaintiff, Jeanine C. Daves for defendant.

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.

Spectrum Vascular, White Plains vs . University of Texas Board of Regents, Austin, Texas, et al, 23-cv-10437-NSR: Breach of contract.

Attorney: Michael A. Cabin.

Morgan Howarth, Gainesville, Virginia vs.

Niche Design Inc., Beacon, et al, 23-cv-10439-PMH: Copyright infringement.

Attorney: Joseph A. Dunne.

Jennie Miles, Orange County vs Crystal Run Healthcare Physicians LLP, Middletown, et al, 23-cv-10465-KMK: Job discrimination.

Attorney: Yale Pollack.

Public Consulting Group LLC, Boston vs. Digitech Computer LLC, Chappaqua, 23-cv-10568-CS: Civil action to protect trade secrets.

Attorney: Owen H. Smith.

Tannia Quinde, Westchester vs. Stop N Go Inc., Peekskill, et al, 23-cv-10596: Fair Labor Standards Act. Attorney: Yale B. Pollack.

Cockburn Farm LLC, Garrison vs. Heather Neville, Somers Point, New Jersey, 23-cv-10616-NSR: Contract, removal from Putnam County.

Attorney: Andrea N. Catalina for plaintiff, Antranig Garibian for defendant.

DEEDS Above $1 million 119 Highland Holdings LLC, Yonkers. Seller: 119 Highland LLC, Brooklyn.

Property: 115 Highland Ave., Yonkers. Amount: $1.3 million.

Filed Nov. 20.

15 Spring Street Realty LLC, Hastings-on-Hudson.

Seller: 555 Warburton Avenue LLC, Scarsdale. Property: 15 Spring St., Greenburgh.

Amount: $1.2 million. Filed Nov. 22.

306 Fayette Avenue Realty Inc., Purchase. Seller: 306 Fayette Ave., Briarcliff Manor.

Property: 306 Fayette Ave., Mamaroneck. Amount: $5 million. Filed Nov. 20.

Clerkin, John J., Scarsdale.

Seller: 27 Woods Lane LLC, Scarsdale. Property: 27 Woods Lane, Scarsdale. Amount: $2.3 million. Filed Nov. 17.

Kohn, Janice E., Briarcliff Manor. Seller: MJD Contracting Corp., Mahopac. Property: 12 Colby Lane, Ossining. Amount: $465,000. Filed Nov. 21.

US Bank NA, Plano, Texas.

Seller: Jean Arena, Carmel.

Property: 16 Woodcrest Terrace, Somers. Amount: $189,000. Filed Nov. 15.

Kl Toll Fort AIV LLC, New York. Seller: Toll Northeast V Corp., Fort Washington, Pennsylvania. Property: 24 Wallace Way, New Castle.

Amount: $1.6 million. Filed Nov. 21.

Malara, Francis, White Plains. Seller: 184 Rumsey LLC, Bronx. Property: 184 Rumsey Road, Yonkers. Amount: $560,000. Filed Nov. 17.

US Bank Trust NA, Scottsdale, Arizona. Seller: Anthony Antonecchia, Stamford, Connecticut. Property: 75 Underhill Road, Ossining.

Amount: $480,000. Filed Nov. 9.

NYIP Owner V LLC, Elmsford.

Seller: 1 Executive Realty LLC, Bronx. Property: 1 Executive Blvd., Yonkers. Amount: $18 million. Filed Nov. 17.

Tessler, Barbara, Scarsdale.

Seller: Zeno Acquisition LLC, Scarsdale. Property: 178 Brewster Road, Scarsdale.

Amount: $1.3 million. Filed Nov. 21.

Below $1 million 109 Orchard LLC, Yonkers.

Seller: 172 Curtis Lane LLC, Yonkers. Property: 172 Curtis Lane, Yonkers. Amount: $23,000. Filed Nov. 21.

73 Spring Street LLC, Mount Kisco. Seller: Izel and Werner Obermeyer, Briarcliff Manor. Property: 73 Spring St., Ossining. Amount: $450,000.

Filed Nov. 21.

860 Washington LLC, Peekskill. Seller: Paul and David DeCairano, Tuckahoe. Property: 860 Washington St., Peekskill.

Amount: $400,000. Filed Nov. 17.

Fontana, Richard G., White Plains. Seller: 84 BA Partners LLC, New York. Property: 84 Beekman Ave., Mount Pleasant.

Amount: $400,000. Filed Nov. 22.

Friedman, Ron, Tarrytown.

Seller: 21 Beechwood Road LLC, Irvington. Property: 21 Beechwood Road, Greenburgh.

Amount: $799,000. Filed Nov. 21.

Global Real Estate USA Inc., New York. Seller: Roger Wang, Scarsdale. Property: 1217 Post Road, Scarsdale. Amount: $998,000. Filed Nov. 21.

Hawthorn, Eileen M., New Rochelle. Seller: One Five Six LLC, New Rochelle. Property: 156 Beechmont Drive, New Rochelle. Amount: $735,000.

Filed Nov. 21.

McGuire Piazza Enterprises LLC, Yonkers.

Seller: Rafina B. Tawahid, Brooklyn. Property: 9 Guion St., Yonkers. Amount: $525,000.

Filed Nov. 9.

Ojito, Maria J., Sleepy Hollow. Seller: Village of Sleepy Hollow, Tarrytown. Property: 27 Barnhardt Ave., Mount Pleasant. Amount: $12,000.

Filed Nov. 14.

Rangel & Rodriguez Holdings LLC, Brooklyn.

Seller: Tarkhan Yazan, Yonkers.

Property: 109 Landscape Ave., Yonkers. Amount: $700,000.

Filed Nov. 22.

Rosman, Robert S., Irvington. Seller: Essential Realtor LLC, Scarsdale.

Property: 10 Cayuga Lane, Greenburgh. Amount: $836,000. Filed Nov. 8.

Ryan, Robert D., Cross River. Seller: H&B Partners Inc., Nanuet. Property: 7-04 Briarcliff Drive South, Ossining.

Amount: $350,000. Filed Nov. 16.

Saunders, Patricia S., White Plains. Seller: TLC Contractors Corp., Rockville Centre. Property: 46 Cummings Ave., White Plains.

Amount: $450,000. Filed Nov. 9.

Scully, Karl A., Mount Vernon. Seller: US Bank Trust NA, Chicago, Illinois. Property: 633 Fifth Ave., Mount Vernon.

Amount: $524,000. Filed Nov. 16.

Singer Energy Group LLC, Cortlandt Manor. Seller: Kristo Curanovic, New York. Property: 18 Kent Drive, Cortlandt.

Amount: $689,000. Filed Nov. 14.

Ulrich, Clifford, Mount Sinai.

Seller: Rock Community Church Inc., Dix Hills. Property: Pine Hill Drive, Lewisboro. Amount: $375,000. Filed Nov. 15.

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

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December 11, 2023

US Bank Trust NA, Chicago, Illinois. Seller: Insource East Properties Inc., Hauppauge.

Property: 39 Whittier Hills Road, North Salem. Amount: $510,000. Filed Nov. 8.

Zhu, Zhihuai and Vicky W. Li, White Plains. Seller: Ras Closing Services LLC, Glen Ellyn, Illinois. Property: 133 Reverie Court, Greenburgh.

Amount: $990,000. Filed Nov. 14.

Federal Tax Liens, $10,000 or greater, Westchester County, Nov. 29 - Dec. 5 Abrams, David: Jefferson Valley, 2021 personal income, $120,190.

Beckham, Hope D.: Peekskill, 2016 - 2017 personal income, $12,169.

Besada-Nunez, Maria: Tuckahoe, 2020 - 2021 personal income, $39,207.

Burgess, Mary: Mount Vernon, 2019 - 2022 personal income, $52,452.

Corcoran: Leslie and Guy Corcoran Jr.: Bronxville, 2022 personal income, $91,534.

Crim, Joseph Thurgood: Yonkers, 2018 - 2019, 2021 - 2022 personal income, $22,969.

Danone North America PBC & Subsidiaries: White Plains, corporate income, $21,350,248.

Electro Precision Inc.: Thornwood, 2019 - 2022 quarterly taxes, $42,469.

Fagan, Dorothy: Yonkers, 2014 personal income, $248,533.

Forte, Anthony P.: Harrison, 2021 personal income, $268,106.

Hochleutner, James P.: Dobbs Ferry, 2015 - 2021 personal income, $1,563,478.

Katchadurian, James: Goldens Bridge, 2017 personal income, $312,672.

Lesser, Ian: Katonah, 2022 personal income, $51,102.

Lovelock, Egbert G. and Tracy Lovelock: White Plains, 2020, 2022 personal income, $61,376.

Mandanas, Kenneth M.: Bronxville, 2020 personal income, $12,168.

Nunez, Anthony: Tuckahoe, 2020 - 2021 personal income, $39,207.

Smith, Michael E.: Crotonon-Hudson, 2020 - 2021 personal income, $26,072.

Tomlin, Davin L.: Mount Vernon, 2022 personal income, $25,404.

Verbin, Gregg O.: Katonah, 2022 personal income, $51,102.

JUDGMENTS 3432 Lex Corp., Mohegan Lake. $312,646 in favor of TD Bank, Brooklyn Park, Minnesota. Filed Nov. 9.

Acutis, Karen D., Thornwood. $16,168 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Nov. 9.

Afnan Zaryan LLC, et al, Parsippany, New Jersey. $297,555 in favor of GCM Capital LLC, White Plains. Filed Nov. 9.

Almonte, Jefri A., Port Chester. $3,420 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 3.

Almonte, Luis, Yonkers. $4,836 in favor of Citibank NA, Sioux Falls, South Dakota. Filed Nov. 9.

Barclay, Stephanie, Mount Vernon. $3,297 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 15.

WESTCHESTER COUNTY & HUDSON VALLEY Benedict, Sharon, West Harrison. $3,344 in favor of TD Bank USA NA, Brooklyn Park, Minnesota. Filed Nov. 9.

Dias, Gilecia N., Mount Vernon. $3,669 in favor of Capital One NA, Richmond, Virginia. Filed Nov. 3.

Brennan, Sean, Stonewood. $77,728 in favor of Beacon Sales Acquisition Inc., Hicksville. Filed Nov. 9.

Douglas, Najah C., Mount Vernon. $3,110 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 9.

Brennan, Sean, Stonewood. $177,728 in favor of Beacon Sales Acquisition Inc., Hicksville. Filed Nov. 14.

Dunn, Thomas, Yorktown Heights. $1,946 in favor of Cavalry SPV I LLC, Greenwich, Connecticut. Filed Nov. 3.

Byrne, Bertrand A., Mount Vernon. $6,938 in favor of Citibank NA, Sioux Falls, South Dakota. Filed Nov. 9.

Edge Framers & Interiors Inc., Brooklyn. $168,877 in favor of Euler Hermes North America Insurance Co., Owings Mills, Maryland. Filed Nov. 3.

Cabrera, Monica M., Port Chester. $3,746 in favor of Capital One NA, Richmond, Virginia. Filed Nov. 15.

Cannon, Earl W., Yonkers. $2,410 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 3.

Cardenas, Gustavo, Port Chester. $4,011 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 3.

Cohen, Arthur, Briarcliff Manor. $1,219,045 in favor of Gordon & Silber PC, New York.

Filed Nov. 6.

Colector, Kimberly, Yonkers. $1,554 in favor of Citibank NA, Sioux Falls, South Dakota. Filed Nov. 3.

Cruz, Gabriel, Yonkers. $3,190 in favor of LVNV Funding LLC, Greenville, South Carolina.

Filed Nov. 15.

Cygnus-X LLC d.b.a.

Restaurant X, Port Washington. $230,678 in favor of Alliance Funding Group, Tustin, California. Filed Nov. 9.

Dannenberg, Linda J., Katonah. $13,292 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Nov. 9.

Ellias, Rodney J., Yorktown Heights. $3,352 in favor of Capital One NA, Richmond, Virginia. Filed Nov. 15.

Hamilton, Simone N., Yonkers. $6,084 in favor of Capital One NA, McLean, Virginia. Filed Nov. 3.

Harrison, Ashley S., Yonkers. $1,975 in favor of Capital One NA, McLean, Virginia. Filed Nov. 3.

Henao, Jose G., Ossining. $2,455 in favor of Capital One NA, Richmond, Virginia. Filed Nov. 15.

Indami, Anizio L., Mount Vernon. $9,407 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Nov. 3.

Johnson, Jamayal, Melburn. $2,588 in favor of Capital One Bank NA, Glen Allen, Virginia.

Filed Nov. 9.

Joseph, Augustin S., Yonkers. $485,499 in favor of Itria Ventures LLC, New York.

Filed Nov. 13.

Lee, Kwang Ho, Hartsdale. $11,874 in favor of Cavalry SPV I LLC, Greenwich, Connecticut.

Filed Nov. 13.

Danquah, Okyere, Yonkers. $1,932 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 15.

Luongo, Deborah T., Mount Vernon. $6,724 in favor of Cavalry SPV I LLC, Greenwich, Connecticut. Filed Nov. 13.

DeFrancesco, Francine, Yonkers. $2,598 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 3.

Maldonado, Guillermo, Yonkers. $2,630 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 9.

Mann, Shakema I., Yonkers. $1,924 in favor of Capital One NA, McLean, Virginia. Filed Nov. 3.

Mazzello, Ronald, Mount Kisco. $2,559 in favor of Midland Credit Management Inc., San Diego, California. Filed Nov. 3.

Mills, Stacy T., Yonkers. $490,345 in favor of Brown Brothers United Inc. d.b.a.

SWC Trucking, Newburgh. Filed Nov. 9.

Molina, Monica, Port Chester. $3,096 in favor of Midland Funding LLC, San Diego, California. Filed Nov. 9.

New Era Mechanical Corp., White Plains. $43,243 in favor of First Insurance Funding, Northbrook, Illinois. Filed Nov. 3.

Nunez, Jose L., Port Chester. $2,146 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 3.

Open Sky Inc., Cedarhurst. $100,906 in favor of Federal Express Corporate Services Inc., Memphis, Tennessee. Filed Nov. 3.

Perez, Carlos, Yonkers. $5,821 in favor of Capital One Bank NA, Glen Allen, Virginia.

Filed Nov. 9.

Puntos, Raul, Yonkers. $3,242 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 9.

Richardson, Lucy, White Plains. $1,639 in favor of Cavalry SPV I LLC, Greenwich, Connecticut. Filed Nov. 3.

Richardson, Natalee, Yonkers. $2,284 in favor of Citibank NA, Sioux Falls, South Dakota. Filed Nov. 3.

Rivera, Yacary, Yonkers. $3,334 in favor of Capital One Bank NA, Glen Allen, Virginia.

Filed Nov. 9.

Romero Auto Repair and S&R Auto Repair Shop & Tire Shop, Yonkers. $483,864 in favor of Rene A. Gomez, Yonkers. Filed Nov. 3.

Sanders, Rashon, Mount Vernon. $5,335 in favor of Cavalry SPV I LLC, Greenwich, Connecticut. Filed Nov. 3.

Shaw, Sade, Yonkers. $4,703 in favor of JPMorgan Chase Bank NA, Wilmington, Delaware. Filed Nov. 3.

Singh, Paramjeet, Yonkers. $4,031 in favor of Capital One NA, McLean, Virginia. Filed Nov. 3.

Singhs Restaurant Group LLC, Larchmont. $3,020 in favor of Ace Endico Corp., Brewster. Filed Nov. 8.

Sipos, Elliot J., Irvington. $21,166 in favor of Bank of America NA, Charlotte, North Carolina. Filed Nov. 14.

Smith, Daniel, Peekskill. $10,764 in favor of Long Island Minimally Invasive Surgery PC, Roslyn Heights. Filed Nov. 3.

Soliz, Chester P., Ossining. $11,892 in favor of First National Bank of Omaha, Omaha, Nebraska. Filed Nov. 9.

Tenzyk, Ronald J., Ossining. $4,366 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 9.

Vargas, Juan C., Yonkers. $3,977 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 9.

Wheeler, Alverine D., Mount Vernon. $2,807 in favor of Capital One NA, Glen Allen, Virginia. Filed Nov. 9.

Williams, Denver O., New Rochelle. $2,996 in favor of Capital One NA, Richmond, Virginia. Filed Nov. 15.

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

Amato, Carl, as owner. Filed

by New Residential Mortgage Loan Trust 2019-Rpl2. Action: Foreclosure of a mortgage in the principal amount of $360,000 affecting property located at 183 Pembrook Drive, Yonkers. Filed Nov. 21.

Applewhite, Anderson, as owner. Filed by US Bank National Trust. Action: Foreclosure of a mortgage in the principal amount of $480,000 affecting property located at 47 S. Eighth Ave., Mount Vernon. Filed Nov. 20.

The Bank of New York Mellon, as owner. Filed by US Bank National Trust Co. Action: Foreclosure of a mortgage in the principal amount of $360,000 affecting property located at 2270 Maple Ave., Cortlandt. Filed Nov. 17.

Benfaida, Mohammed, as owner. Filed by Vista at Hudson Terrace Condo Board Managers.

Action: Foreclosure of a mortgage in the principal amount of $6,974 affecting property located at 421 N. Broadway, Unit 6, Yonkers. Filed Nov. 16.

Bertoldi, James, as owner.

Filed by Santander Bank NA. Action: Foreclosure of a mortgage in the principal amount of $185,000 affecting property located at 49 Pine Ave., Ossining. Filed Nov. 15.

Booth, Terry (heir), as owner.

Filed by Wells Fargo Bank N A. Action: Foreclosure of a mortgage in the principal amount of $183,000 affecting property located at 3042 Gomer St., Yorktown. Filed Nov. 15.

Cortlandt Healthcare, as owner. Filed by Wintrust Mortgage-Barrington Bank & Trust Company NA. Action: Foreclosure of a mortgage in the principal amount of $634,000 affecting property located at 202 Osmun Place, Yonkers. Filed Nov. 21.

Craig, Andrea L., as owner.

Filed by Deutsche Bank National Trust Co. Action: Foreclosure of a mortgage in the principal amount of $335,000 affecting property located at 2 Patterson Court, Peekskill. Filed Nov. 14.

Hasbrouck, George, as owner. Filed by HSBC Bank USA National Trust. Action: Foreclosure of a mortgage in the principal amount of $368,000 affecting property located at 56 Hoover Road, Yonkers. Filed Nov. 15.

Hill, Joshua, as owner.

Filed by Federal Home Loan Mortgage Corporate Trust.

Action: Foreclosure of a mortgage in the principal amount of $364,000 affecting property located at 104 W. Seventh St., Mount Vernon. Filed Nov. 21.

J

Signorini, Gerald, Bedford. $20,737 in favor of HVCC Inc., Bedford. Filed Nov. 9.

Westfair Business Journal

December 11, 2023

ohns, Nina M., as owner.

Filed by US Bank National Trust.

Action: Foreclosure of a mortgage in the principal amount of $550,000 affecting property located at 133 Woodlands Ave., Greenburgh. Filed Nov. 16.

Morales, Jorge, as owner.

Filed by US Bank National Trust.

Action: Foreclosure of a mortgage in the principal amount of $322,000 affecting property located at 155 W. Kingsbridge Road, Mount Vernon. Filed Nov. 20.

Mortgage Electronic Registration Systems Inc., as owner. Filed by Wells Fargo Bank N A. Action: Foreclosure of a mortgage in the principal amount of $231,000 affecting property located at 85 Candlewood Road, New Rochelle. Filed Nov. 14.

Neren, Jennifer, as owner.

Filed by Prelude Painting Corp.

Action: Foreclosure of a mortgage in the principal amount of $34,500 affecting property located at 2 Barron Place, Rye. Filed Nov. 17.

Lenimentus New York Inc., Greenburgh. $43,548 in favor of CityWide Facility Solutions of White Plains. Filed Nov. 14.

Links at Valley Field, Yorktown. $46,680 in favor of Gomes Lawn & Masonry Inc., Croton-on-Hudson. Filed Nov. 8.

Mclean Towers Inc., et al, Yonkers. $19,809 in favor of Casa Building Materials Inc, Bronx. Filed Nov. 14.

Sabatini, Christina and Nick Sabatini, North Castle. $14,005 in favor of RG Remodeling Inc., Yorktown.

Filed Nov. 14.

Under Rosemont 28 LLC, Greenburgh. $2,107 in favor of CRP Sanitation Inc., Cortlandt Manor. Filed Nov. 16.

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

Reynolds, Elizabeth, as owner. Filed by The Bank of New York Mellon. Action: Foreclosure of a mortgage in the principal amount of $304,000 affecting property located at 51 Kettell Ave., Yonkers. Filed Nov. 15.

Sole Proprietorships

Santizo, Edgar, as owner.

Filed by Citizens Bank NA. Action: Foreclosure of a mortgage in the principal amount of $50,000 affecting property located at 62 Wayne Ave., White Plains. Filed Nov. 15.

Buildrite, 17 S. Division St., 2B, New Rochelle 10805. c/o Venkata Krishna Reddy Medam.

Filed Nov. 17.

Smith, Cheryl, as owner.

Filed by Deutsche Bank National Trust Co. Action: Foreclosure of a mortgage in the principal amount of $456,000 affecting property located at 79 Beaufort Place, New Rochelle. Filed Nov. 16.

Weldon, Robert W., as owner. Filed by Wilmington Savings Fund Society Trust.

Action: Foreclosure of a mortgage in the principal amount of $350,000 affecting property located at 35 Jackson St., New Rochelle. Filed Nov. 15.

MECHANIC’S LIENS Khan, Afsar, Yonkers. $8,300 in favor of MPD Plumbing & Heating LLC, Yonkers. Filed Nov. 13.

Bee-Guardian Apiary, 35 Forest Ave., Cortlandt Manor 10567. c/o Edina Toth. Filed Nov. 21.

C&R Warmi, 40 Russell St., White Plains 10606. c/o Christian Ratued, Lima Paute.

Filed Nov. 21.

Homesteading Direct, 980 Broadway, No. 618, Thornwood 10594. c/o Jordan Solomon.

Filed Nov. 17.

Incantatrix Publications, 43 Bronx River Road, 3C, Yonkers 10704. c/o. Filed Nov. 20.

Kevin Reilly Electrical Consulting, 36 West Lane, South Salem 10590. c/o Kevin Reilly. Filed Nov. 21.

Lashed By Arianna, 2125 Albany Post Road, Montrose 10548. c/o Arianna Mary Cerbone. Filed Nov. 21.

Mimi Fit Coach CPT, 12 Whitehall Road, Eastchester 10709. c/o Samantha Koch.

Filed Nov. 21.

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Legal Records

WESTCHESTER COUNTY & HUDSON VALLEY Pretty Brown Cosmetix, 1157 Central Park Ave., Yonkers 10704. c/o. Filed Nov. 17.

Rainu Kaushal Consulting, 87 Davids Hill Road, Bedford Hills 10507. c/o Rainu Kaushal.

Filed Nov. 21.

Samantha’s Salon, 443 Tarrytown Road, White Plains 10607. c/o Samantha Santo.

Filed Nov. 15.

Serenity Heights, 467 Westchester Ave., Mount Vernon 10552. c/o Chanelle Hyde. Filed Nov. 14.

Shine & Go Cleaning Service, 16 Conklin Ave., Cortlandt Manor 10567. c/o Dina Carolina McDowell. Filed Nov. 9.

Smart Solutions, 111 Centre Ave., 615, New Rochelle 10801. c/o Tatiana Jones. Filed Nov. 17.

Stanpams Auto Service, 7 S. Fulton Ave., Mount Vernon 10553. c/o Stanley Pamphile.

Filed Nov. 14.

SWC & Co., 222 N. Broadway 6B, Yonkers 10701. c/o Ivan C. Silver. Filed Nov. 15.

Tams Sweet Potato Pies, 1106 Orchard St., Peekskill 10566. c/o Tamara and Thomas Willis. Filed Nov. 13.

TheJigsApp, 160 N. State Road, 203, Briarcliff Manor 10510. c/o Simon Hobbs. Filed Nov. 21.

Tri State Commercial Roofs, 462 Lakeview Ave., Valhalla 10595. c/o Vincent Caravello. Filed Nov. 21.

Tri State Custom Basements, 462 Lakeview Ave., Valhalla 10595. c/o Vincent Caravello. Filed Nov. 21.

Trident Services, 135 Beacon Hill Drive, Dobbs Ferry 10522. c/o Nicholas Miniv. Filed Nov. 17.

Westrock Solutions, 12 S. Broadway, Apt. 1, Tarrytown 10591. c/o Michael B. Holmes.

Filed Nov. 14.

HUDSON VALLEY

TD Contractor Corp., as owner. Lender: Mako International LLC. Property: in Clinton. Amount: $150,000.

Filed Nov. 17.

Walden Savings Bank, as owner. Lender: Christopher D. Halvorsen. Property: in Montgomery. Amount: $226,000. Filed Nov. 13.

BUILDING LOANS Above $1 million 17 North Myrtle Avenue LLC, as owner. Lender: Northeast Community Bank.

Property: 17 N. Myrtle Ave., Spring Valley. Amount: $1.9 million. Filed Nov. 16.

Walden Savings Bank, as owner. Lender: Kenneth Ferrier, et al. Property: in Wawayanda.

Amount: $417,000. Filed Nov. 14.

3 Carlton Road LLC, as owner. Lender: Northeast Community Bank. Property: 3 Carlton Road, Monsey. Amount: $3 million. Filed Nov. 20.

Weldon, James and Samantha Pranatadjaja, as owner. Lender: Rhinebeck Bank. Property: in Beacon.

Amount: $532,000. Filed Nov. 16.

Lucky Start LLC, as owner.

Lender: Northeast Community Bank. Property: 202 Blauvelt Road, Monsey. Amount: $2.7 million. Filed Nov. 16.

Above $1 million

Midco Land LLC, as owner.

Lender: Capital Stack Fund 2 LLC. Property: 149 W. Clarkstown Road, Rockland.

Amount: $3.6 million. Filed Nov. 15.

30 Saddle River LLC, Monsey. Seller: Jacob and Feigie Bachrach, Monsey.

Property: 30 N. Saddle River Road, Monsey. Amount: $1.6 million. Filed Oct. 26.

Below $1 million A 2 Z Investors LLC, as owner. Lender: Commercial Lender LLC. Property: in Carmel. Amount: $72,000. Filed Nov. 13.

Deal House Capital Fund II LLC, as owner. Lender: Kiavi Funding Inc. Property: in Wappinger. Amount: $279,000.

Filed Nov. 16.

Loan Funder LLC Series 57903, as owner. Lender: MSH Group Real Estate Holdings LLC. Property: 58 Lake Trail, Greenwood Lake. Amount: $169,000. Filed Nov. 13.

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.

Sparrow S Nest of the Hudson Valley Inc., as owner. Lender: Ulster Savings Bank. Property: in Beekman.

Amount: $700,000. Filed Nov. 17.

Reynaud, Adam, as owner.

Lender: Homestead Funding Corp. Property: in Hyde Park.

Amount: $337,443. Filed Nov. 13.

DEEDS

Baruch and Nisel Zieg Family Irrevocable Trust, et al, Spring Valley. Seller: 186 Eastern Parkway LLC, Monsey. Property: 53 Ridge Ave., Spring Valley. Amount: $1.3 million. Filed Oct. 20.

Grosz, Moshe M., et al, Spring Valley. Seller: 1 Murin Street LLC, Airmont. Property: 3 Hoffman St., Spring Valley.

Amount: $1 million. Filed Oct. 25.

Myski, Levi, Brooklyn.

Seller: Blueberry Equities LLC, Monroe. Property: 43 Hybrid Road, Monsey. Amount: $1.1 million. Filed Oct. 23.

Silber, Elimelech and Rivka Silber, Spring Valley.

Seller: 2 Sherwood LLC, Airmont. Property: 2 Sherwood Ave., Spring Valley. Amount: $1.2 million. Filed Oct. 23.

Below $1 million 10 Ridgefield LLC, New City.

Seller: Irene Wallach, New City.

Property: 10 Ridgefield Road, New City. Amount: $999,000.

Filed Oct. 25.

17 Wallenberg LLC, Airmont.

Seller: Yag 261 LLC, Spring Valley. Property: 17 Wallenberg Circle, Monsey. Amount: $880,000. Filed Oct. 20.

321 Broadway NY LLC, Brooklyn. Seller: Tappan Zee Constructors LLC, Tarrytown.

Property: 321 S. Broadway, Nyack. Amount: $510,000. Filed Oct. 24.

42 South Cole LLC, Brooklyn. Seller: South Cole Sky LLC, Monsey. Property: 42 S. Cole Ave., Spring Valley.

Amount: $450,000. Filed Oct. 27.

94 Fairview LLC, Spring Valley. Seller: Melchor C. and Grace C. Espinosa, Spring Valley. Property: 94 Fairview Ave., Spring Valley. Amount: $625,000. Filed Oct. 23.

Amos Financial LLC, Highland Park, Illinois. Seller: Jeffrey B. Yanowitz, et al, New City. Property: 95 Call Hallow Road, Pomona. Amount: $463,783. Filed Oct. 25.

Bayer, Uri E. and Nisan Bayer, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 112 Tetiev Way, New Square. Amount: $795,800. Filed Oct. 27.

Berger, Ervin, Brooklyn.

Seller: Highview Hills LLC, Suffern. Property: 62 Silverwood Circle, Suffern.

Amount: $999,000. Filed Oct. 26.

Bolton Jr., Robert J. and Lashelle Bolton, Middletown.

Seller: Toll Northeast V Corp., Fort Washington, Pennsylvania.

Property: in Fishkill. Amount: $732,500. Filed Nov. 1.

Chaim Y. Hirsch LLC, Spring Valley. Seller: Yaakov and Wieder Steinberg, Spring Valley.

Property: 17 Neil Road, Spring Valley. Amount: $975,000. Filed Oct. 27.

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

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December 11, 2023

Congregation Khal Avreichim Mishkan Hatorah Inc., Monsey.

Seller: Gary Greenfield and Jennifer Dominguez Greenfield, Nanuet. Property: 27 Chestnut St., Stony Point.

Amount: $520,000. Filed Oct. 26.

Felberbaum, Yoel H., Spring Valley. Seller: Polnoya Homes LLC, Spring Valley.

Property: 10 Zinkiv Ave., New Square. Amount: $250,000.

Filed Oct. 27.

Fischman, Rivka L, Brooklyn. Seller: Blueberry Equities LLC, Monroe.

Property: 39 Hybrid Road, Monsey. Amount: $930,000.

Filed Oct. 19.

Grandview House SV BSD LLC, Bergenfield. Seller: Sondra Maline, Wesley Hills.

Property: 37 Grandview Ave., Wesley Hills. Amount: $935,000. Filed Oct. 23.

Green, Avrohom B. and Pessy Green, Spring Valley.

Seller: Polnoya Homes LLC, Spring Valley. Property: 66 Ostereh Blvd., New Square.

Amount: $770,000. Filed Oct. 20.

Greenbaum, Rebecca, Brooklyn. Seller: Polnoya Homes LLC, Spring Valley.

Property: 70 Ostereh Blvd., New Square. Amount: $795,000. Filed Oct. 20.

Grunfeld, Morris, Pomona.

Seller: Deutsche Bank Trust Co., et al, Coppell, Texas.

Property: 265 Quaker Road, Pomona. Amount: $624,750.

Filed Oct. 24.

Gurnee Holdings LLC, Brooklyn. Seller: Jose Hernandez, et al, Orlando, Florida. Property: 175 Gurnee Ave., Haverstraw. Amount: $408,000. Filed Oct. 24.

Harbour Financial Corp., New York. Seller: Toorak Real Estate Holdings V LLC, Summit, New Jersey.

Property: 2 Sky Drive, New City. Amount: $825,000. Filed Oct. 27.

Hirsch, Chaim Y., Spring Valley. Seller: 73 75 Twin Development LLC, New York.

Property: 73 Twin Ave., Spring Valley. Amount: $910,000.

Filed Oct. 25.

Katz, David, Spring Valley.

Seller: Blauvelt Development LLC, New York. Property: 332 Blauvelt Road, Monsey. Amount: $900,000. Filed Oct. 23.

Kaufman, Yitzchok, Spring Valley. Seller: Polnoya Homes LLC, Spring Valley. Property: 70 Ostereh Blvd., New Square.

Amount: $755,000. Filed Oct. 26.

Luria, David M., Monsey.

Seller: Francis Empire LLC, Monroe. Property: 20 Francis Place, Monsey. Amount: $950,000. Filed Oct. 24.

Mallory 65 Holdings LLC, Spring Valley. Seller: Christopher Martone, et al, Fort Lee, New Jersey. Property: 65 Mallory Road, Spring Valley.

Amount: $580,000. Filed Oct. 20.

Neiman, Esther, Monsey.

Seller: Francis Empire LLC, Monroe. Property: 20 Francis Place, Monsey. Amount: $550,000. Filed Oct. 24.

Neiman, Esther, Monsey.

Seller: Francis Empire LLC, Monroe. Property: 20 Francis Place, Monsey. Amount: $999,000. Filed Oct. 24.

Rabinovitz, Lea and Mordechai Rabinovitz, Monsey. Seller: Blauvelt Development LLC, New York.

Property: 332 Blauvelt Road, Monsey. Amount: $495,000.

Filed Oct. 25.

Rockland County PM LLC, Brooklyn. Seller: Robert Cenname, Garnerville. Property: 15 Parkwood Drive, Garnerville.

Amount: $550,000. Filed Oct. 19.

Shekomeko Country Properties LLC, Millbrook.

Seller: Deborah Montgomery Bartle, Millbrook. Property: in Washington. Amount: $485,000. Filed Nov. 1.

Spierer, Rubin, Spring Valley.

Seller: Greenleaf Developers LLC, Spring Valley. Property: 28 Jefferson Ave., New Square.

Amount: $675,000. Filed Oct. 26.

SRR 15 LLC, Monsey. Seller: Chaim Nutovics, Spring Valley. Property: 15 S. Riguad Road, Spring Valley. Amount: $550,000. Filed Oct. 25.

WESTCHESTER COUNTY & HUDSON VALLEY Stark, Jacob and Taub, Shumel D-Aif, Monsey. Seller: Blueberry Equities LLC, Monroe.

Property: 27 Heritage Lane, Monsey. Amount: $879,500.

Filed Oct. 19.

Sullivan, Michael, Bardonia.

Seller: RMTP Trust Series 2019 C, et al, Lewisville, Texas.

Property: 11 Oakwood Road, Nanuet. Amount: $360,000.

Filed Oct. 27.

Thomas Donohue Trust, Carmel. Seller: Sky Acres Hangers LLC, Pompano Beach, Florida. Property: 27 Styles Way, Union Vale. Amount: $400,000. Filed Nov. 1.

Twersky, Ruchama, Spring Valley. Seller: Highview Hills LLC, Suffern. Property: 43 Silverwood Circle, Suffern.

Amount: $990,000. Filed Oct. 26.

Winterleitner, Alex James, Pleasant Valley. Seller: Wilmington Savings Fund Society, Anaheim, California.

Property: 82 Downing Road, Pleasant Valley. Amount: $332,000. Filed Nov. 1.

JUDGMENTS ABMG Builders LLC and Jl Bridgeview Construction Company Inc., Newburgh. $12,765 in favor of Sani Pro Disposal Services Corp. and Suburban Carting Co., Briarcliff Manor. Filed Nov. 8.

Benitez, Wilfredo, Middletown. $27,105 in favor of Mid-Hudson Valley Federal Credit Union, Kingston. Filed Nov. 14.

Edwards, Stephen C., Newburgh. $9,798 in favor of JPMorgan Chase Bank, Wilmington, Delaware. Filed Nov. 8.

Bratjan, Vivian, Pine Bush. $5,096 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 8.

Fallon, Colette, Salisbury Mills. $8,556 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 14.

Brunelle, Meg, Middletown. $2,445 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 13.

Flores, Erick, Goshen. $13,047 in favor of Capital One, Glen Allen, Virginia. Filed Nov. 14.

Bussi, Salvador, New Windsor. $6,090 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 8.

Frankel, Shmiel, Monroe. $5,214 in favor of JPMorgan Chase Bank, Wilmington, Delaware. Filed Nov. 8.

Cabezal, Edward T., Greenwood Lake. $2,043 in favor of Discover Bank, New Albany, Ohio.

Filed Nov. 14.

Galvao, Joao P., Newburgh. $23,340 in favor of Wells Fargo Bank, West Des Moines, Iowa.

Filed Nov. 8.

Carrillo, Maria, Wallkill. $16,437 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 14.

Carrion, Ruth, Middletown. $1,444 in favor of Jefferson Capital Systems LLC, Saint Cloud, Minnesota. Filed Nov. 14.

Colon, Johnny, Middletown. $4,423 in favor of Synchrony Bank, Draper, Utah. Filed Nov. 14.

Compito, Larissa, Washingtonville. $4,504 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 8.

Garland, Brian K., Middletown. $5,584 in favor of Capital One, Glen Allen, Virginia. Filed Nov. 13.

Gonzalez, Rafael A., Port Jervis. $18,260 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 13.

Green, Lizzie, et al, Newburgh. $3,865 in favor of Orchard Hills Landings LLC, Newburgh. Filed Nov. 9.

Guttas Kitchen LLC, et al, Miami, Florida. $24,216 in favor of Simply Funding LLC, Chester.

Filed Nov. 14.

Acosta, Jose, Newburgh. $16,450 in favor of Newburgh SHG 23 LLC, Brooklyn. Filed Nov. 9.

Conley, Joanne, Newburgh. $13,490 in favor of Bank of America, Charlotte, North Carolina. Filed Nov. 13.

Henderson, Lisa J., Newburgh. $12,983 in favor of Hudson Valley Federal Credit Union, Poughkeepsie. Filed Nov. 13.

Anselmo, Antonia, Highland. $15,445 in favor of Zafar Produce Inc., New Windsor.

Filed Nov. 13.

Cottrell, Andrew, New Hampton. $12,608 in favor of JPMorgan Chase Bank, Wilmington, Delaware. Filed Nov. 8.

Lewis, David and A&J Nursery, Pine Bush. $3,503 in favor of Kube Pak Corp., Allentown, New Jersey. Filed Nov. 8.

Deleeuw, Matthew, Pine Island. $5,248 in favor of Capital One Bank, Glen Allen, Virginia. Filed Nov. 13.

Louissant, Yvon, Spring Valley. $937,514 in favor of Medallion Financial Corp., New York. Filed Nov. 8.

Drew, Jan M., Chester. $23,164 in favor of Bank of America, Charlotte, North Carolina. Filed Nov. 8.

Marchiano, Stephanie L., Chester. $2,415 in favor of Midland Credit Management Inc., San Diego, California. Filed Nov. 13.

Avellino, Caryl, Warwick. $4,172 in favor of LVNV Funding LLC, Greenville, South Carolina.

Filed Nov. 14.

Beahan, Cody, Middletown. $17,136 in favor of Hudson Valley Credit Union, Poughkeepsie. Filed Nov. 13.

Martinez, Emilia, Monroe. $1,350 in favor of Cavalry SPV I LLC and Citibank, Greenwich, Connecticut. Filed Nov. 13.

Miller, Isaiah, New Windsor. $3,183 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 8.

Rhodes, Reardon Robin, Walden. $7,054 in favor of Hudson Valley Credit Union, Poughkeepsie. Filed Nov. 13.

Smith, Patricia, Newburgh. $8,000 in favor of John Alverson, Highland. Filed Nov. 8.

Mitchell, Alina, Newburgh. $4,291 in favor of Newburgh SHG 51 LLC, Newburgh. Filed Nov. 8.

Robinson, Angelo, Newburgh. $7,000 in favor of Newburgh SHG 83 LLC, Brooklyn. Filed Nov. 8.

Mitts, Timothy, Monroe. $73,234 in favor of J&G Law LLP, Walden. Filed Nov. 8.

Robles, Tiffany, Newburgh. $8,000 in favor of 276 Dupont Avenue LLC, Monroe. Filed Nov. 8.

Soamandaugh, Rafael K., Middletown. $2,812 in favor of Capital One Bank Usa, Richmond, Virginia. Filed Nov. 8.

Morales, Jacqueline, Middletown. $2,988 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 8.

MSM Homes LLC, et al, Monroe. $117,386 in favor of M&T Bank, Buffalo. Filed Nov. 8.

Muniz, David M., Newburgh. $2,414 in favor of Hudson Valley Federal Credit Union, Kingston. Filed Nov. 8.

Navarro, Inocencio, Middletown. $1,896 in favor of Cavalry SPV I LLC and Citibank, Greenwich, Connecticut. Filed Nov. 8.

Neenan, Samantha, Sparrowbush. $1,876 in favor of LVNV Funding LLC, Greenville, South Carolina. Filed Nov. 8.

Nicholas, Kanitra A., New Windsor. $7,528 in favor of Capital One, McLean, Virginia.

Filed Nov. 13.

Nicholson, Tatianna and Archer Dallas, Newburgh. $12,150 in favor of Newburgh SHG 18 LLC, Brooklyn. Filed Nov. 8.

Oasis By Design LLC, et al, Wichita. $23,709 in favor of Simply Funding LLC, Chester.

Filed Nov. 14.

Ortega, Emmanuel, Newburgh. $2,900 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 8.

Pelzer, Earnest, Middletown. $3,114 in favor of Capital One, Glen Allen, Virginia. Filed Nov. 13.

Perez, Adrina, Newburgh. $2,441 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 13.

Rodriguez, Juan, Middletown. $4,422 in favor of Cavalry SPV I LLC and Citibank, Greenwich, Connecticut. Filed Nov. 13.

Romero, George Roberto, Chester. $5,149 in favor of Toyota Motor Credit Corp., Plano, Texas. Filed Nov. 8.

Rosado, Saul, New Windsor. $5,001 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 13.

Rowan, Yasunari, Brooklyn. $21,668 in favor of Hudson Valley Credit Union, Poughkeepsie. Filed Nov. 8.

Ruff, Darrin, Middletown. $2,428 in favor of Jefferson Capital Systems LLC, Saint Cloud, Minnesota. Filed Nov. 8.

Sanchez, Jaime Avina, Newburgh. $3,944 in favor of Hudson Valley Federal Credit Union, Poughkeepsie. Filed Nov. 13.

Sanchez, Jeanette, New Windsor. $9,092 in favor of Citibank, Sioux Falls, South Dakota. Filed Nov. 8.

Santana, Jose A., Wallkill. $5,413 in favor of TEG Federal Credit Union, Poughkeepsie.

Filed Nov. 13.

Shaughnessy, Michael, New Windsor. $2,054 in favor of Discover Bank, New Albany, Ohio. Filed Nov. 13.

Silva, Carlos, Middletown. $2,878 in favor of Synchrony Bank, Draper, Utah. Filed Nov. 13.

Thompson, Maria Theresa and Veronica Vantuyl, Huguenoy. $4,406 in favor of Rhinebeck Bank, Poughkeepsie.

Filed Nov. 8.

Valentia, Kayla N., Port Jervis. $14,111 in favor of Ford Motor Credit Company LLC, Dearborn, Michigan. Filed Nov. 8.

Wade, Jacqueline, New Windsor. $4,811 in favor of US Alliance Federal Credit Union, Rye. Filed Nov. 13.

Wantje, Jessica, Walden. $9,702 in favor of Hudson Valley Credit Union, Poughkeepsie. Filed Nov. 8.

Willis, Jasmine, Newburgh. $32,928 in favor of Newburgh SHG 102 LLC, Brooklyn. Filed Nov. 8.

MECHANIC’S LIENS Psc Harriman LLC, as owner. $183,529 in favor of PE Colucci Excavating Inc. Property: 52 Commerce Drive South, Harriman. Filed Nov. 17.

Silo Ridge Condo III LLC, as owner. $34,654 in favor of Colony Hardware Corp.

Property: in Amenia. Filed Nov. 9.

Suresky at Hatfield Lane LLC, as owner. $294,380 in favor of Ward Pavements Inc. Property: 2 Hatfield Lane, Goshen. Filed Nov. 13.

Taal Construction Inc., as owner. $21,500 in favor of Eskimo Heat & Air. Property: 13 Cook Drive, Mahopac. Filed Nov. 15.

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

Sole Proprietorships GenX Paint & Renovations, 636 Big Pond Road, Huguenot 12746. c/o Jesse J. Cavalone.

Filed Nov. 13.

Ginseng Trading, 9 Columbine Court, Middletown 10940. c/o Shing M. Lee. Filed Nov. 17.

KD Deli Truck, 17 Bloomingburg Road, Middletown 10941. c/o Carla Xiomara and Miguel Ramos. Filed Nov. 17.

Love Thy Body, 8 Cindy Lane, Middletown 10941. c/o Victoria McKinney Yvonne. Filed Nov. 13.

Made By Maggi, 53 Webster Ave., Liberty 12754. c/o Maggi Ann Feldman Deutsch. Filed Nov. 15.

New Windsor Property Maintenance & Management, 2 Barnstorm Road, New Windsor 12553. c/o Robert John Rogan. Filed Nov. 17.

Riffs Co., 43 Sherman Ave., Walden 12586. c/o Frank A. Rifflard. Filed Nov. 14.

Studio K, 6 Main St., Chester 10918. c/o Kathleen Malloy.

Filed Nov. 17.

Travel Somewhere Travel Agency, 21 Kleitz Ave., Highland Falls 10928. c/o Vishal Patel. Filed Nov. 17.

Two Lakes Lawn Care, 29 Taylor Road, Patterson 12563. c/o Nicholas Centrillo and Scott Odell. Filed Nov. 15.

Zitti Digital Security Group, 4 Tappan Drive, Monroe 10950. c/o Leonard L. Gliatta. Filed Nov. 16.

Perez, Miguel, Newburgh. $11,157 in favor of Hudson Valley Federal Credit Union, Kingston. Filed Nov. 9.

Westfair Business Journal

December 11, 2023

31

Legal Records

BUILDING PERMITS

Commercial Domack Restoration LLC, Norwalk, contractor for Kingsley Court Condo Assoc.

Strip and reroof six buildings at 11 Bedford Ave., Norwalk.

Estimated cost: $290,000.

Filed Oct. 13.

Horton Group LLC, Norwalk, contractor for Bank of America. Perform replacement alterations at 220 Main St., Norwalk. Estimated cost: $150,000. Filed Oct. 11.

HV Contractor Corp., Norwalk, contractor for the city of Norwalk. Renovate existing shower room on the second floor of 2 Monroe St., Norwalk.

Estimated cost: $109,000.

Filed Oct. 12.

Westport Avenue Plaza Condominium, Norwalk, contractor for Westport Avenue Plaza Condominium. Perform replacement alterations at 239251 Westport Ave., Norwalk.

Estimated cost: $70,000. Filed Oct. 12.

Residential East Coast Insulation LLC, Norwalk, contractor for Grace Daye. Replace and extend basement stairs at 32 Golden Hill St., Norwalk. Estimated cost: $155,000. Filed Oct. 10.

Better Built Basements LLC, Norwalk, contractor for Robert J. and Isabel M. Tynik.

Renovate single-family residence at 8 Jayne Way, Norwalk.

Estimated cost: $53,400. Filed Oct. 16.

Ogonowski, Krzysztof, Norwalk, contractor for Thomas M. Shaw. Remove wall between kitchen and living room at 4 Hill Court, Norwalk. Estimated cost: $50,000. Filed Oct. 13.

Dedura, Chris, Norwalk, contractor for Seth Hand Johnson.

Replace and expand existing front porch with stairs to grade at 142 Highland Ave., Norwalk.

Estimated cost: $38,000. Filed Oct. 10.

Poland Ruchira and Vongssaroj Oil, Norwalk, contractor for Poland Ruchira.

Renovate a single-family residence at 8 Barjune Road, Norwalk. Estimated cost: $55,000. Filed Oct. 12.

DiGiorgi Roofing & Siding Inc., Norwalk, contractor for Joseph P. and Eileen Madaffari.

Reroof 6 Alvin Drive, Norwalk.

Estimated cost: $23,983. Filed Oct. 13.

Rafala, Anthony J., Norwalk, contractor for Crown Atlantic Company LLC. Reroof 50 Rockland Road, Norwalk.

Estimated cost: $147,000. Filed Oct. 13.

Twenty-five Van Zant St., Norwalk, contractor for 25 Van Zant St. Perform replacement alterations at 25 Van Zant St., Norwalk. Estimated cost: $N/A. Filed Oct. 13.

Donohue, Daina M., Norwalk, contractor for Daina M. Donohue. Add second-floor family room at 169 E. Rocks Road, Norwalk.

Estimated cost: $20,000. Filed Oct. 13.

Funnell Jr., James D., Norwalk, contractor for James D. Funnell Jr. Renovate single-family residence at 11 Merrill Road, Norwalk.

Estimated cost: $30,000. Filed Oct. 11.

Galeas Painting and Masonry LLC, Norwalk, contractor for Shelley T. Ragsdale. Remove existing deck and replace at 12 Perry Ave., Norwalk. Estimated cost: $7,500. Filed Oct. 11.

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.

Hulit Jr., Richard Harry, Norwalk, contractor for Richard Harry Hulit Jr. Renovate single-family residence at 3 Decker St., Norwalk. Estimated cost: $20,000. Filed Oct. 12.

Hulit Jr., Richard Harry, Norwalk, contractor for Richard Harry Hulit Jr. Reduce size of existing deck at 3 Decker St., Norwalk. Estimated cost: $12,000. Filed Oct. 12.

LCH Homes, Norwalk, contractor for Walter P. and Marion K. Kruhlinski. Perform replacement alterations at 7 Sherwood St., Norwalk. Estimated cost: $60,000. Filed Oct. 16.

LHH Builders LLC, Norwalk, contractor for Mark R. Carta and Darcy McAlister. Renovate the single-family residence at 11 Pequot Drive, Norwalk.

Estimated cost: $50,000. Filed Oct. 12.

Mason, James T., Norwalk, contractor for Esther Amada Murillo. Install a generator at rear of deck of single-family residence at 20 Thomes St., Norwalk. Estimated cost: $15,156. Filed Oct. 13.

McMullen, Daniel and Jennifer Baker, Norwalk, contractor for Daniel McMullen and Jennifer Baker. Remodel kitchen, mud room, basement and add one-half bath on first floor at 10 Woodland Road, Norwalk. Estimated cost: $383,600. Filed Oct. 10.

Palais, Mitchel and Donna Palais, Norwalk, contractor for Mitchel and Donna Palais.

Add one story and bathroom at 2 Hilltop Road, Norwalk.

Estimated cost: $80,000. Filed Oct. 16.

Prestige Renovations LLC, Norwalk, contractor for George E. Alston Jr. Replace one entry door and one interior door at 50 Meadow St., Norwalk. Estimated cost: $3,050. Filed Oct. 10.

Rhino Back Roofing LLC, Norwalk, contractor for Keene Stewart. Remove and replace asphalt shingles at 66 Toilsome Ave., Norwalk. Estimated cost: $28,138. Filed Oct. 13.

Riga LLC, Norwalk, contractor for Joseph William Marzano.

Reroof 16 Juhasz Road, Norwalk.

Estimated cost: $20,790. Filed Oct. 11.

Riga LLC, Norwalk, contractor for Theodore and Gyrene Sutton. Reroof 34 Ingleside Ave., Norwalk. Estimated cost: $14,325. Filed Oct. 11.

Rutherford, Thomas D., Norwalk, contractor for Thomas D. Rutherford. Remodel existing second-floor bathroom and replace four windows at 2 Fenwick Place, Norwalk.

Estimated cost: $15,000. Filed Oct. 10.

Sansur, Steven S., Norwalk, contractor for Steven S. Sansur. Reroof 14 Douglas Drive, Norwalk. Estimated cost: $8,000. Filed Oct. 16.

Sound Renovation LLC, Norwalk, contractor for Sebastian Zita. Reroof 149 W. Rocks Road, Norwalk.

Estimated cost: $12,000. Filed Oct. 10.

Zakhar, Theodore, Norwalk, contractor for Thomas C. and Christine Rysz. Reroof 14 Coachmans Court, Norwalk.

Estimated cost: $9,750. Filed Oct. 13.

COURT CASES Bridgeport Superior Court Crowley, Brian, et al, Ramsey, New Jersey. Filed

by Yaseer Umrao, Trumbull.

Plaintiff’s attorney: Carter Mario Law Firm, North Haven.

Action: The plaintiff suffered a collision allegedly caused by the defendants and sustained severe damages and 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. FBT-CV-236127651-S. Filed Aug. 16.

Dayoub, Yarrob, et al, Trumbull. Filed by Ky Langley, Bridgeport. Plaintiff’s attorney: Johnpatrick Casey O’Brien, Bridgeport. Action: The plaintiff suffered a collision allegedly caused by the defendants and sustained severe damages and 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.

FBT-CV-23-6127577-S. Filed Sept. 26.

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

32

Westfair Business Journal

December 11, 2023

Lyons, John, Trumbull. Filed

by Kathryn Sullivan, Stratford.

Plaintiff’s attorney: Nicholas R. Nesi, East Haven. Action: The plaintiff suffered a collision allegedly caused by the defendant and sustained severe damages and 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.

FBT-CV-23-6127543-S. Filed Sept. 25.

Smerling, Stephanie, et al, Trumbull. Filed by LM General Insurance Co., Boston, Massachusetts. Plaintiff’s attorney: Meehan Di Palma Roberts & Turret Law, Scranton, Pennsylvania. Action: The plaintiff suffered a collision caused by the defendants and sustained severe damages and injuries. The plaintiff seeks more than $15,000 in monetary damages exclusive of interest and costs and such other and further relief the court deems appropriate. Case no. FBT-CV23-6127607-S. Filed Sept. 26.

Trumbull Developers LLC, New York, New York. Filed

by Charise Chesek, Trumbull.

Plaintiff’s attorney: Lynch Trembicki & Boynton, Milford.

Action: The plaintiff was attempting to clean the outside of a window in her apartment, when it suddenly and without warning came loose from its frame striking the her in the head. The defendant should have known of the unsafe and insecure window in the apartment yet failed to take reasonable steps to prevent the window from falling out of its frame and causing injury.

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. FBT-CV-23-6127774-S. Filed Oct. 3.

Danbury Superior Court Indy Metro Holdings LLC, et al, Brownsburg, Indiana. Filed By Zahav Asset Management LLC, Bethel.

Plaintiff’s attorney: Neubert Pepe & Monteith PC, New Haven. Action: The plaintiff and defendants entered into a purchase and sale of future receipts, whereby the defendants sold and the plaintiff purchased. The defendants defaulted on the agreement, including without limitation, due to the blocking of payment to its account. 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-CV23-6047530-S. Filed Sept. 25.

Belansky, Ricky H., et al, Bethel. Filed By Katherine Fermin, Danbury. Plaintiff’s attorney: Ventura Law, Danbury.

Action: The plaintiff suffered a collision caused by the defendants and sustained severe damages and 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-23-6047434-S. Filed Sept. 14.

Sycamore Holdings LLC, et al, Bethel. Filed By Lauren Gore, Bethel. Plaintiff’s attorney: Patrick J. Walsh, Ridgefield. Action: The plaintiff, when exiting a business located at the premises and was walking down a path to the parking area tripped and fell forward onto the walkway. The plaintiff’s, injuries were allegedly caused by the negligence and carelessness of the defendants for not keeping the premises safe. 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-236047676-S. Filed Oct. 5.

Milsap, Matthew, et al, Bethel. Filed by Waterbury Connecticut Teachers Federal Credit Union, Middlebury.

Plaintiff’s attorney: Simonik Melissa L. Simonik Law Office LLC, Bristol. Action: The plaintiff is the current holder of the defendants’ mortgage for which 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 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-CV23-6047717-S. Filed Oct. 10.

Glady’s Venture 2 LLC, et al, Brooklyn, New York. Filed by Cucumber Capital LLC, Bethel.

Plaintiff’s attorney: Neubert Pepe & Monteith PC, New Haven. Action: The plaintiff and defendant entered a purchase and sale of future receipts agreement, whereby the defendants sell and the plaintiff purchases, future receipts of the defendants. The defendants defaulted on the agreement and failed to provide financial information and documents in connection with reconciliation efforts following nonpayment by the defendants who continue to operate. The plaintiff seeks $2,500 in monetary damages exclusive of interest and costs and such other further relief the court deems appropriate. Case No. DBD-CV-23-6047861-S. Filed Oct. 23.

Stamford Superior Court Goris, Yovanny J., et al, Stamford. Filed by Robert G. DeRosa, Monroe. Plaintiff’s attorney: Michael R. Corsello Law Office, Norwalk. Action: The plaintiff suffered a collision allegedly caused by the defendants and sustained severe damages and 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-23-6063370-S. Filed Sept. 27.

Mendez, Jonathan, Wilton.

Filed by Citibank N.A., Sioux Falls, South Dakota. Plaintiff’s attorney: Rubin & Rothman LLC, Islandia, New York. Action: The plaintiff, a banking association, issued a credit card to the defendant who agreed to make payments for goods and services. The defendant failed to make payments. The plaintiff seeks more than $15,000in monetary damages exclusive of interest and costs. Case no.

FST-CV-23-6063393-S. Filed Sept. 29.

Commercial

Spray Foam DR LLC, Union, New Jersey. Filed by Spray Foam Outlets LLC, Wilton, Plaintiff’s attorney: Russo & Rizio LLC, Fairfield. Action: The plaintiff entered into an agreement with defendant that agreed to commercially purchase foam insulation products from the plaintiff. The plaintiff sent an invoice for a truckload of spray foam, which were not paid and the defendant is in default.

Therefore, pursuant to the terms and conditions of sale, the discounts as outlined in the invoice have been removed and the 10% default fee and 1% interest per month have been added. Despite repeated demands, the defendant failed to repay the outstanding balance in accordance with the terms of the credit agreement.

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-23-6063328-S. Filed Sept. 26.

320 Fairfield Partners LLC, New York, New York.

Seller: Kingsway Corners LLC, Fairfield. Property: Map 3104, Kings Highway, Fairfield.

Amount: $1,400,000. Filed Nov. 21.

Staab, Pamela, et al, Stamford. Filed by Dara Tyson, Stamford. Plaintiff’s attorney: Trotta Trotta & Trotta, New Haven. Action: The plaintiff was entering the front driver’s seat of a vehicle owned by the defendants Pamela Staab and Guy Mazzarella. The car was left running at the top of River Hill Drive with the driver’s door open, when upon attempting to enter the defendants’ vehicle it began to roll causing her to be struck and suffer injuries and damages. 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-CV23-6063357-S. Filed Sept. 27.

245 URH LLC, Fairfield.

Seller: Carter Finneran and James Finneran, Fairfield.

Property: 245 Unquowa Road, Unit 98, Fairfield. Amount: $552,000. Filed Nov. 16.

298 Arbor Drive LLC, Fairfield. Seller: Scott B. Perrigo, et al, Seymour.

Property: 298 Arbor Drive, Fairfield. Amount: $675,000.

Filed Nov. 21.

864 Hope Street LLC, Stamford. Seller: Sharon Sahl, Sarasota, Florida. Property: 864 Hope St., Stamford.

Amount: $810,000. Filed Nov. 15.

Baccara LLC, Greenwich.

Seller: Sergio M. Pedreiro and Vanuce Pedreiro, Greenwich. Property: 601 Lake Ave., Greenwich. Amount: $6,900,000. Filed Nov. 9.

Crystal Lake Property Holdings LLC, Greenwich.

Seller: Anthony Landolfi and Patricia J. Landolfi, Cos Cob. Property: 21 Barton Lane, Cos Cob. Amount: $10. Filed Nov. 9.

Hardiman, Kristen, Fairfield.

Seller: GE Properties LLC, Trumbull. Property: 71 Reid St., Fairfield. Amount: $640,000.

Filed Nov. 17.

Holden, Catherine J. and William Blakely Holden, Greenwich. Seller: Dedalus Foundation Inc., New York, New York. Property: 909 North St., Greenwich. Amount: $2,500,000. Filed Nov. 9.

Ohana 23 LLC, Golden Oak, Florida. Seller: 1143 Sasco Hill Road LLC, Fairfield. Property: 1163 Sasco Hill Road, Fairfield.

Amount: $6,370,000. Filed Nov. 16.

Storr, Suzanne, Greenwich.

Seller: CHI I LLC, Greenwich.

Property: 1 Milbank Ave., Apt. 2C, Greenwich. Amount: $2,200,000. Filed Nov. 14.

Volpacchio, Patricia and Gino Volpacchio, Fairfield.

Seller: 1143 Sasco Hill Road LLC, Fairfield. Property: 1169 Sasco Hill Road, Fairfield.

Amount: $5,750,000. Filed Nov. 20.

Walker, Douglas, Stamford.

Seller: US Bank Trust National Association, Dallas, Texas.

Property: 59 Courtland Ave., Unit 3U, Stamford. Amount: $199,900. Filed Nov. 15.

Residential

Divaraniya, Ajit D., Stamford. Seller: Carolyn Sue Langer, Waterford. Property: 67 Colonial Road, Stamford.

Amount: $720,000. Filed Nov. 15.

Alfano, Colleen S. and David F. Alfano, Riverside.

Seller: Colleen S. Alfano and David F. Alfano, Riverside.

Property: 14 Chestnut St., Cos Cob. Amount: $1. Filed Nov. 13.

EES 100 LLC, Palm Beach, Florida. Seller: Lighten Up LLC, Greenwich. Property: Unit 1001, Arbor Rose Condominium, Greenwich. Amount: $10. Filed Nov. 15.

Askarinejad, Peyman, New York, New York. Seller: Carol L. LaRusso, Greenwich. Property: 14 Hawthorne Street South, Unit A, Greenwich. Amount: $830,000. Filed Nov. 13.

Gonzalez, Angel N., Fairfield.

Seller: 79 Bel Air LN Fairfield LLC, Fairfield. Property: 79 Bel Air Lane, Fairfield. Amount: $590,000. Filed Nov. 16.

Beach, Anita J., Mamaroneck, New York. Seller: George A. Smith III and Maureen T. Smith, Greenwich. Property: 46 Gold St., Greenwich. Amount: $10.

Filed Nov. 6.

Guerrero, Celeste and Jader Tuiran Laras, Greenwich. Seller: The Residences LLC, Greenwich.

Property: 11 Rex St., Greenwich.

Amount: $740,000. Filed Nov. 17.

Berkowitz, Louis, Fairfield.

Seller: Andrew T. Pavlofsky and Elisabeth Pavlofsky, Fairfield.

Property: 260 Melody Lane, Fairfield. Amount: $420,000.

Filed Nov. 15.

Westfair Business Journal

Bolton, Antonio and Beverly Bolton, Greenwich.

Seller: Antonio Bolton, Greenwich. Property: 28A Lexington Ave., Greenwich.

Amount: $1. Filed Nov. 13.

Bonner, Aidan and Nathalie Wiesendanger, New York, New York. Seller: Derrick Vincent Dirienzo and Drew James Dirienzo, Stamford.

Property: 439 Glenbrook Road, Unit A, Stamford. Amount: $480,000. Filed Nov. 14.

DeMattie, Christopher and Corrie Colwell, Greenwich. Seller: Michael Bushell and Esther S. Bushell, Old Greenwich. Property: Lot 73, Map 4417, Highmeadow Road, Greenwich. Amount: $2,023,000. Filed Nov. 9.

Friedman, David and Jana Friedman, Greenwich.

Seller: Debbie Schwartzberg, Greenwich. Property: 20 Alpine Road, Greenwich. Amount: $3,875,000. Filed Nov. 8.

Gasso, Ellen, Jensen Beach, Florida. Seller: Michael Sgarlata, Fairfield. Property: 245 Unquowa Road, Unit 73, Fairfield. Amount: $425,000.

Filed Nov. 17.

Grasso, Lorraine P., Greenwich. Seller: Richard K. Tang and Eileen P. Tang, Old Greenwich. Property: 550 Riversville Road, Greenwich.

Amount: $10. Filed Nov. 9.

Gupta, Anubhav and Amrita Mohan, Riverside.

Seller: Percival D. Liongson and Sheila I. Liongson, Riverside.

Property: Lot 1, Map 4788, Palmer Hill, Greenwich.

Amount: $1,625,000. Filed Nov. 13.

Harte, Noreen and Andrew McDonald, Fairfield. Seller: Macie Kristine Elliot and Ryan Michel Medeiros, Fairfield.

Property: 14 Greenbrier Circle, Fairfield. Amount: $650,000.

Filed Nov. 17.

Hoadley, Ryan and Julie Hoadley, Greenwich. Seller: Amba Sharma, Greenwich.

Property: 14 Bedford Road, Greenwich. Amount: $5,250,000. Filed Nov. 13.

December 11, 2023

Jhala, Devraj, Stamford.

Seller: Elizabeth Swan, Stamford. Property: 79 Harbor Drive, Unit 308, Stamford.

Amount: $1. Filed Nov. 14.

Kalam, Abul, et al, Stamford. Seller: Henryka Godlewski and Antoni Godlewski, Trumbull. Property: 29 Remington St., Stamford.

Amount: $726,000. Filed Nov. 14.

Kameoka, Yosuke and Mariko Kameoka, Stamford.

Seller: Igor Toropov and Anna Toropova, Fairfield. Property: 84 Edison Ave., Fairfield.

Amount: $680,000. Filed Nov. 21.

Kavana, Nicolette S. and Troy M. Kavana, Stamford.

Seller: Christopher J. Mayfield and Amanda Behrens-Horrell, Stamford. Property: 14 Grandview Ave., Stamford.

Amount: $751,000. Filed Nov. 13.

Livesey, Magdalen B., Old Greenwich. Seller: Magdalen B. Livesey, Old Greenwich.

Property: 51 Forest Ave., No.110, Old Greenwich. Amount: $1. Filed Nov. 15.

Lopez, Jaime, Fairfield.

Seller: Helena Gaspar, Fairfield.

Property: 190 Fairchild Ave., Fairfield. Amount: $399,000.

Filed Nov. 15.

Macancela Guaman, German Patricio and Nora Elisabeth Tenezaca Jachero, Stamford. Seller: Maureen McCarthy Concha, Stamford. Property: 97 Ogden Road, Stamford. Amount: $560,000. Filed Nov. 14.

Medeiros, Michael Anthony, et al, Greenwich.

Seller: Don Louis Vagnone and Donna Marie Carroll, Riverside.

Property: 16 Hoover Road, Riverside. Amount: $950,000.

Filed Nov. 13.

O’Leary, Sean and Katherine Cunningham, Fairfield. Seller: Lucille Hyland, Easton. Property: 49 Birchwood Drive, Fairfield. Amount: $840,000. Filed Nov. 16.

O’Shea, Lisa N., Stamford.

Seller: Pamela E. Hall, Stamford.

Property: 1 Strawberry Hill Court, Unit 9J, Stamford.

Amount: $310,000. Filed Nov. 14.

Pedreiro, Sergio and Vanuce Pedreiro, Greenwich.

Seller: Marion T. Ryan, Greenwich. Property: 226 Riversville Road, Greenwich.

Amount: $10. Filed Nov. 13.

Piascyk, Katherine Jane and Brett Matthew Arpaia, Norwalk. Seller: Anne P. Karas, Edgewood, Kentucky. Property: 128 Stonybrook Road, Fairfield.

Amount: $860,000. Filed Nov. 16.

Picardi, Andrew and Lauren Roberge, Stamford. Seller: Kristin D. Wilson Christopher and Chad W. Christopher, Stamford. Property: 47 Lawton Ave., Stamford. Amount: $750,000. Filed Nov. 13.

Pokhodnya, Konstantin and Sophia Pokhodnya, Fairfield. Seller: Linda A Levinson, Fairfield. Property: 80 Avalon Court, Fairfield. Amount: $650,000. Filed Nov. 14.

Qian, Xiaomei, Stamford.

Seller: William E. Mims, Stamford. Property: 39 Glenbrook Road, Unit 1N, Stamford. Amount: $219,000.

Filed Nov. 14.

Quintero Agamez, Alejandro and April Barton, Stamford. Seller: Douglas Walker, Stamford. Property: 6 Pina Tree Drive, Stamford.

Amount: $716,000. Filed Nov. 13.

Misiolek, Teresa Maria and Wojciech Zbigniew Misiolek, Bethlehem, Pennsylvania. Seller: Roman Shvydkyy and Oksana Bavdys, Stamford. Property: 20 Maple Tree Ave., Unit C, Stamford.

Amount: $430,000. Filed Nov. 14.

33

Legal Records

Santorsola, Matthew and Angela Santorsola, Fairfield.

Seller: Matthew Santorsola, Fairfield. Property: 246 Pratt St., Fairfield. Amount: $0. Filed Nov. 22.

Schmitz, Vita Maria and Harold Schmitz, Fairfield.

Seller: Steven Aron, Fairfield.

Property: 1220 Redding Road, Fairfield. Amount: $1,100,000.

Filed Nov. 16.

Sheng, Wanqing and Yue Cao, Stamford. Seller: Wanqing Sheng, Stamford. Property: 30 Glenbrook Road, Unit 8D, Stamford. Amount: $N/A. Filed Nov. 14.

Shetty, Sachin and Aarti Shetty, Fairfield. Seller: Wilson F. Dempaire, et al, Fairfield. Property: 422 Wilson St., Fairfield. Amount: $625,000. Filed Nov. 15.

Small, Edward John and Elizabeth Flint Small, Stamford. Seller: William Pokluda and Paula TadeuPokluda, Southport. Property: 193 Split Rock Road, Southport.

Amount: $975,000. Filed Nov. 21.

Townsend, Michael and Jenna Townsend, Stamford.

Seller: Allison Sullivan and Cody Lewis, Cos Cob. Property: 100 Strickland Road, Unit 8, Cos Cob. Amount: $825,000. Filed Nov. 14.

Veintimilla III, Jose, Stamford. Seller: Lynne A. Cucinell, LaGrangeville, New York. Property: 247 Hamilton Ave., Unit 5, Stamford. Amount: $425,000. Filed Nov. 15.

Vicario, Nicholas Cole and Emily Deere Vicario, Sullivans Island, South Carolina.

Seller: Phyllis D. Collins, Fairfield. Property: 1760 Hillside Road, Fairfield. Amount: $2,535,000. Filed Nov. 16.

Volpe, Valerie, Stamford.

Seller: Alistair Johnstone and Patricia Giordano, Stamford.

Property: 75 Saddle Rock Road, Stamford. Amount: $1,700,000.

Filed Nov. 14.

Warden, Richard A. and Katharine P. Warden, Stamford. Seller: Curtis G. Solsvig and Lynda L. Solsvig, Stamford. Property: 207 Farms Road, Stamford. Amount: $1,850,000. Filed Nov. 13.

Webster, Kathryn, Greenwich. Seller: Nicole Reynolds, Greenwich. Property: 25 Indian Harbor Drive, Unit 7, Greenwich. Amount: $740,000.

Filed Nov. 17.

Wong, Andrew and Merri Wong, Fairfield. Seller: Kenneth V. Randolph III and Kelly A. Morgan-Randolph, Fairfield. Property: 932 N. Benson Road, Fairfield. Amount: $1,000,000. Filed Nov. 22.

Yang, David and Diana W. Yang, Stamford. Seller: David Yang and Diana Yang, Stamford.

Property: 209 Shelter Rock Road, Stamford. Amount: $0.

Filed Nov. 15.

Youngman, Catherine M., Stamford. Seller: Joseph Kaufman and Patricia Popiel, Stamford. Property: 14 Stanton Drive, Stamford. Amount: $10.

Filed Nov. 13.

Zacchea, Sarah and Justin Darr, Stamford.

Seller: Antoinette C. Atkinson, Stamford. Property: 25 Elaine Drive, Stamford. Amount: $0.

Filed Nov. 14.

LIS PENDENS Beatrice Bebichou Henry and Maple Vista Condominium Inc., Stamford. Filed by Grady & Riley LLP, Waterbury, for American Airlines F.C.U. Property: Unit A, Maple Vista Condominium, Stamford. Action: foreclose defendant’s mortgage.

Filed Oct. 2.

Fantegrossi, Edward, et al, Fairfield. Filed by Brock & Scott PLLC, Farmington, for US Bank NA. Property: 325 Queens Grant Road, Fairfield. Action: foreclose defendants’ mortgage.

Filed Oct. 30.

Lanza, Louis A., et al, Stamford. Filed by McCalla Raymer Leibert Pierce LLC, Hartford, for Connecticut Housing Finance Authority.

Property: 40 Standish Road, Unit 9E-4, Stamford. Action: foreclose defendants’ mortgage.

Filed Oct. 2.

Pianka Jr., Richard F. and Allison N. Pianka, Stamford.

Filed by Duane Morris LLP, Hartford, for TD Bank NA. Property: 114 N. Stamford Road, Stamford. Action: foreclose defendants’ mortgage. Filed Oct. 3.

Squires, William, et al, Stamford. Filed by Zeichner Ellman & Krause LLP, Stamford, for Newfield Avenue LLC. Property: 1501 Newfield Ave., Stamford. Action: foreclose defendants’ mortgage. Filed Oct. 4.

Vik, Leif E., et al, Fairfield.

Filed by Marinosci Law Group PC, Warwick, Rhode Island, for JPMorgan Mortgage Acquisition Corp. Property: 1135 Mill Hill Road, Fairfield.

Action: foreclose defendants’ mortgage. Filed Oct. 27.

MORTGAGES Argeros, Timothy W. and Donna Argeros, Greenwich,

by Nicola Corea. Lender: Rocket Mortgage LLC, 1050 Woodward Ave., Detroit, Michigan.

Property: 2 Florence Road, Riverside. Amount: $45,000.

Filed Oct. 12.

Athmaran, Karthick, Fairfield, by John J. Moravila.

Lender: Fairway Independent Mortgage Corp., 4201 Marsh Lane, Carrollton, Texas.

Property: 442 Surrey Lane, Fairfield. Amount: $726,200.

Filed Oct. 17.

Preslar, Maria L., et al, Fairfield. Filed by Deutsche Bank National Trust Company.

Property: 1535 Congress St., Fairfield. Action: foreclose defendants’ mortgage. Filed Oct. 30.

Bogardus, Joseph F. and Angela R. Bogardus, Fairfield, by Cynthia A. Arthur.

Lender: Torrington Savings Bank, 129 Main St., Torrington.

Property: 91 Tide Mill Terrace, Fairfield. Amount: $350,000.

Filed Oct. 13.

Sanchez, Richard, et al, Fairfield. Filed by McCalla Raymer Leibert Pierce LLC, Hartford, for Wilmington Trust, National Association. Property: 45-47 Pierce St., Fairfield.

Action: foreclose defendants’ mortgage. Filed Oct. 30.

CCA Properties LLC, Norwalk, by Charles A. Fiore.

Lender: White Oak Assets LLC, 200 Pequot Ave., Southport.

Property: 143 Columbus Place, Unit 10, Stamford. Amount: $165,000. Filed Oct. 6.

Scottsdale Rei LLC, et al, Stamford. Filed by Demerle Hoeger, Boston, Massachusetts, for Home Mortgage Trust 2021.

Property: 1501 Newfield Ave., Stamford. Action: foreclose defendants’ mortgage. Filed Oct. 2.

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.

Dan, Ilan and Levana Dan, Stamford, by Matthew G. Melnick. Lender: Citibank NA, 1000 Technology Drive, O’Fallon, Missouri. Property: 34 White Birch Lane, Stamford.

Amount: $385,000. Filed Oct. 11.

Davies, Karl Lloyd, Stamford, by Alan Fernandes.

Lender: M&T Bank, 1 M&T Plaza, Buffalo, New York.

Property: 29 Woodbine Road, Stamford. Amount: $600,000.

Filed Oct. 11.

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

34

Westfair Business Journal

December 11, 2023

Deblasio, Richard and Liliana Deblasio, Greenwich,

by Shetal Nitin Malkan. Lender: US Bank NA, 425 Walnut St., Cincinnati, Ohio. Property: 115 Halstead Ave., Greenwich.

Amount: $87,687. Filed Oct. 11.

DePhillips, Edward, Fairfield, by Roxanne Cardoso.

Lender: Liberty Bank, 315 Main St., Middletown. Property: 153 College Place, Fairfield.

Amount: $400,000. Filed Oct. 16.

DiBattista, Daniel, Riverside, by Sarah F. Summons.

Lender: Nationstar Mortgage LLC, 8950 Cypress Waters Blvd., Dallas, Texas. Property: 1535 E. Putnam Ave., Apt. 205, Old Greenwich. Amount: $204,000. Filed Oct. 12.

Dolzani, Karen, Fairfield,

by Antonio Faretta. Lender: CrossCountry Mortgage LLC, 2160 Superior Ave., Cleveland, Ohio. Property: 178 Berkeley Road, Fairfield. Amount: $52,645. Filed Oct. 16.

Eggers, Elizabeth, Greenwich, by M. Cassin Maloney Jr. Lender: UBS Bank USA, 95 State St., Suite 2200, Salt Lake City, Utah.

Property: 5 Georgetown North, Greenwich. Amount: $726,201.

Filed Oct. 11.

Erickson, Celia A., Rhinebeck, New York, by Charles P. Abate. Lender: JPMorgan Chase Bank NA, 1111 Polaris Parkway, Columbus, Ohio. Property: 329 Sylvan Knoll Road, Stamford. Amount: $230,800. Filed Oct. 10.

Gill, Kamraan and Ligja Gill, Norwalk, by Joseph F. Varvee Jr. Lender: JPMorgan Chase Bank NA, 1111 Polaris Parkway, Columbus, Ohio.

Property: 53 Leslie Lane, Fairfield. Amount: $609,997.

Filed Oct. 16.

Gormley, William J. and Kathleen A. Gormley, Southport, by Dawn Davis Wolk. Lender: US Bank NA, 425 Walnut St., Cincinnati, Ohio.

Property: 4 Hulls Highway, Unit 4, Southport. Amount: $105,826. Filed Oct. 17.

Guinn, William and Pamela Guinn, Fairfield, by Marlene Lamberth. Lender: Citizens Bank NA, 1 Citizens Plaza, Providence, Rhode Island.

Property: 3808 Redding Road, Fairfield. Amount: $350,000.

Filed Oct. 17.

Hall, Keena F., Stamford,

by Maria C. Miller. Lender: Secretary of Housing and Urban Development, 451 Seventh Street SW, Washington, D.C. Property: 40 Amelia Place, Stamford. Amount: $16,239.

Filed Oct. 10.

Haque, Morzina B. and Shanjida B. Haque, Stamford, by Juan David Ospina.

Lender: Secretary of Housing and Urban Development, 451 Seventh Street SW, Washington, D.C. Property: 18 Burr St., Stamford. Amount: $19,671. Filed Oct. 6.

Harris, Hope Diane, Fairfield, by Lynn Granata.

Lender: Secretary of Housing and Urban Development, 451 Seventh Street SW, Washington, D.C. Property: 246 Church Hill Road, Fairfield.

Amount: $16,831. Filed Oct. 13.

Henderson, Lee Donald and Marissa Nicole D’Angelo, New York, New York, by Jonathan T. Hoffman. Lender: Citibank NA, 1000 Technology Drive, O’Fallon, Missouri.

Property: 91 W. Broad St. No. 10, Stamford. Amount: $560,800. Filed Oct. 10.

Jeffers, Magdalene and Ernest Jeffers, Stamford,

by Connie S. Fair. Lender: First County Bank, 117 Prospect St., Stamford. Property: 82 Snow Crystal Lane, Stamford.

Amount: $200,000. Filed Oct. 10.

Kilbride, Sean P. and Kathleen A. Kilbride, Fairfield, by Gina Marie Davila.

Lender: Citizens Bank NA, 1 Citizens Plaza, Providence, Rhode Island. Property: 157 Hillcrest Road, Fairfield.

Amount: $200,000. Filed Oct. 12.

Lari, Sanam, Greenwich, by Douglas Seltzer. Lender: TD Bank NA, 2035 Limestone Road, Wilmington, Delaware.

Property: 12 Serenity Lane, Cos Cob. Amount: $894,500. Filed Oct. 10.

Lashkari, Beeta Bianca, Stamford, by Marissa L. Florio.

Lender: US Bank NA, 2800 Tamarack Road, Owensboro, Kentucky. Property: 169 Mason St., Unit 4A, Greenwich.

Amount: $533,400. Filed Oct. 10.

Lawrence, Joy W., Fairfield,

by Josie Ponce. Lender: Sikorsky Financial Credit Union, 1000 Oronoque Lane, Stratford.

Property: 101 Ridgedale Road, Fairfield. Amount: $20,000.

Filed Oct. 16.

Lovejoy, Christopher and Amanda Lovejoy, Greenwich,

by Elizabeth Coles. Lender: Valley National Bank, 1445 Valley Road, Wayne, New Jersey.

Property: 58 Mayfair Lane, Greenwich. Amount: $350,000.

Filed Oct. 10.

Lutz, Richard and Amy Lutz, Greenwich, by Donna Castronovo. Lender: Prosperity Home Mortgage LLC, 14501 George Carter Way, Suite 300, Chantilly, Virginia. Property: 157 Lake Ave., Greenwich.

Amount: $851,250. Filed Oct. 10.

Mack, James and Katherine Mack, Greenwich, by David A. Tiago. Lender: Citizens Bank NA, 1 Citizens Plaza, Providence, Rhode Island.

Property: 71 Wildwood Drive Greenwich. Amount: $500,000.

Filed Oct. 12.

McClure, Neil and Margaret McClure, Fairfield, by Scott Rogalski. Lender: State Department Federal Credit Union, 1630 King St., Alexandria, Virginia. Property: 356 Springer Road, Fairfield.

Amount: $500,000. Filed Oct. 13.

McGinn, Jake, Greenwich,

by Peter V. Lathouris. Lender: Rocket Mortgage LLC, 1050 Woodward Ave., Detroit, Michigan. Property: 70 Strawberry Hill Ave., Apt. 5-3C, Stamford. Amount: $250,000.

Filed Oct. 6.

Papush, Dmitry E., Stamford, by Francisco Alberto Cabreja Pena. Lender: Citizens Bank NA, 1 Citizens Plaza, Providence, Rhode Island.

Property: 14 Revonah Circle South, Stamford. Amount: $750,000. Filed Oct. 11.

Melnikoff, Jack and Morgan Melnikoff, Greenwich, by David W. Hopper. Lender: Bank of America NA, 101 S. Tryon St., Charlotte, North Carolina.

Property: 400 Stanwich Road, Greenwich. Amount: $3,850,000. Filed Oct. 12.

Patzelt, Megan Ann and Joseph William Patzelt, Fairfield, by Maria Bravo.

Lender: Sikorsky Financial Credit Union, 1000 Oronoque Lane, Stratford. Property: 137 Fairland Drive, Fairfield.

Amount: $100,000. Filed Oct. 16.

Michels, Jordan and Kristina Michels, Fairfield,

by Jack Constantinople.

Lender: Webster Bank NA, 1959 Summer St., Stamford.

Property: 235 Eleven O’clock Road, Fairfield. Amount: $390,000. Filed Oct. 16.

NHA Trang LLC, Bridgeport,

by Brad S. Robbins. Lender: Silver Hill Funding LLC, 4425 Ponce De Leon Blvd., Fifth floor Coral Gables, Florida. Property: 80 Post Road, Fairfield.

Amount: $746, 250. Filed Oct. 12.

NMB BPT LLC, Bridgeport,

by Kellie Ann Vazzano. Lender: Lima One Capital LLC, 201 E. McBee Ave., Suite 300, Greenville, South Carolina.

Property: 294 Courtland Ave., Stamford. Amount: $456,000.

Filed Oct. 10.

Palladian Builders Ltd., Darien, by N/A. Lender: Fairfield County Bank, 150 Danbury Road, Ridgefield. Property: 27 Harding Road, Old Greenwich.

Amount: $1,560,000. Filed Oct. 12.

Palma, Wilson V., Stamford,

by N/A. Lender: Total Mortgage Services LLC, 185 Plains Road, Milford. Property: 67 Third St., Fairfield. Amount: $400,000.

Filed Oct. 16.

Ponticiello, Noah, Mamaroneck, New York, by Kyri E. Bermudez. Lender: United Wholesale Mortgage LLC, 585 S. Boulevard East, Pontiac, Michigan. Property: 65 Glenbrook Road, No. 12B, Stamford. Amount: $311,200.

Filed Oct. 6.

Prazmark, Pamela and Michael Prazmark, Greenwich, by John S. Demetre.

Lender: TD Bank NA, 2035 Limestone Road, Wilmington, Delaware. Property: 49 Shore Road, Old Greenwich. Amount: $495,000. Filed Oct. 10.

Racanelli, Nicholas and Nazli M. Racanelli, Fairfield,

by James M. Powers. Lender: Rocket Mortgage LLC, 1050 Woodward Ave., Detroit, Michigan. Property: 544 Flintlock Road, Southport.

Amount: $1,342,500. Filed Oct. 17.

Recaval, Ricardo and Isabel Bravo Busta, Riverside,

by Daniel II. Walsh. Lender: Wells Fargo Bank NA, 101 N. Phillips Ave., Sioux Falls, South Dakota. Property: 68 Summit Road, Riverside. Amount: $2,250,000. Filed Oct. 11.

Rodriguez, Claudia Maria and Jorge Ernesto Lastres.

Stamford, by M. Kathleen Beatley. Lender: United Nations Federal Credit Union, 2401 44th Road, Long Island City, New York. Property: 44 Strawberry Hill Ave., Stamford.

Amount: $405,000. Filed Oct. 11.

Scatenato, Luke, Fairfield, by Amy Scatenato. Lender: Anthony Scatenato, 43 Kenilworth Drive West, Stamford. Property: 2539 Bedford St., Stamford.

Amount: $310,000. Filed Oct. 11.

Schaefer, Alexander and Anoush Schaefer, Fairfield,

by Descera Daigle. Lender: Charter Oak Federal Credit Union, 1055 Hartford Turnpike, Waterford. Property: 442 Hulls Farm Road, Southport. Amount: $1,431,000. Filed Oct. 12.

Silvestri, Christopher J. and Lauren M. Sass, Fairfield, by Daniel M. McCabe.

Lender: Evolve Bank & Trust, 6000 Poplar Ave., Suite 200, Memphis, Tennessee. Property: 1117 Black Rock Turnpike, Fairfield. Amount: $356,250.

Filed Oct. 18.

Smith Jr., Lester G., Greenwich, by Olive Cassandra Denton. Lender: Savings Bank of Danbury, 220 Main St., Danbury. Property: 46 Rodwell Ave., Greenwich. Amount: $197, 000. Filed Oct. 12.

Stewart, Scott Tyler and Kimberly Stewart, Greenwich, by Shetal Nitin Malkan. Lender: Guaranteed Rate Inc., 3940 N. Ravenswood Ave., Chicago, Illinois. Property: 28 Bishop Drive South, Greenwich. Amount: $81,064.

Filed Oct. 10.

Strazza, Steven and Amanda Blunck, Brooklyn, New York, by Antoinette Violi.

Lender: The First Bank of Greenwich, 444 E. Putnam Ave., Cos Cob. Property: 35 Valley Road, Cos Cob. Amount: $1,220,000. Filed Oct. 10.

Strukova, Simona, Stamford,

by Michael C. Jachimczyk.

Lender: Provident Funding Associates LP, 1235 N. Dutton Ave., Suite E, Santa Rosa, California. Property: 2437 Bedford St., F16, Stamford.

Amount: $327,250. Filed Oct. 10.

Westfair Business Journal

Swire, Gabriel P. and Diane L. Swire, Greenwich, by Jeremiah N. Otlennu. Lender: Digital Federal Credit Union, 853 Donald Lynch Blvd., Marlborough, Massachusetts.

Property: 4 Florence Road, Riverside. Amount: $150,000.

Filed Oct. 11.

Waterfront Homes LLC, Stamford, by Antoinette R. Kaine. Lender: Greystone Servicing Company LLC, 419 Belle Air Lane, Warrenton, Virginia. Property: 116 Willobrook Ave., Stamford.

Amount: $1,263,000. Filed Oct. 11.

Magna Lens, 108 Davenport Drive, Stamford, 06902, c/o Gauss Technologies LLC. Filed Oct. 23.

Taffe, Joshua, Valley Stream, New York, by Tony E. Jorgensen.

Lender: Bank of America NA, 101 S. Tryon St., Charlotte, North Carolina. Property: 96 Lockwood Ave., Stamford.

Amount: $1,156,650. Filed Oct. 6.

Williamson, Joseph L. and Louise B. Williamson, Greenwich, by Elsa M. Soogrim.

Lender: Members Credit Union, 126 E. Putnam Ave., Cos Cob. Property: 2 Kent Place, Cos Cob. Amount: $50,000. Filed Oct. 10.

S.D.A. Architecture & Design, 91 Strawberry Hill Ave., Unit 1030, Stamford, 06902, c/o Antonios Spetsaris.

Filed Oct. 25.

Tai, Jackson and Kay Yee Tai, Greenwich, by Douglas Seltzer. Lender: Goldman Sachs Bank USA, 200 West St., New York, New York. Property: 75 Lower Cross Road, Greenwich.

Amount: $2,000,000. Filed Oct. 12.

Yusi, Joseph and Tina Yusi, Greenwich, by Elsa M. Soogrim.

Lender: Members Credit Union, 126 E. Putnam Ave., Cos Cob. Property: 16 Lyon Ave., Greenwich. Amount: $165,000.

Filed Oct. 10.

Thorn, Matthew and Joan P. Thorn, Flushing, New York, by Thor L. Crone. Lender: Meadowbrook Financial Mortgage Bankers Corp., 1600 Stewart Ave., Suite 701, Westbury, New York. Property: 218 Cedar Heights Road, Stamford. Amount: $675,000.

Filed Oct. 10.

NEW BUSINESSES

Thyagarasan, Pugazholi, Stamford, by Lauren A. Scotton.

Lender: JPMorgan Chase Bank NA, 1111 Polaris Parkway, Columbus, Ohio. Property: 108 Seaside Ave., No. 5, Stamford.

Amount: $504,000. Filed Oct. 10.

Trivino, Ashley, Fairfield,

by Joe H. Lawson II. Lender: Sikorsky Financial Credit Union, 1000 Oronoque Lane, Stratford.

Property: 108 Overlook Ave., Fairfield. Amount: $350,000.

Filed Oct. 16.

Coco Café, 68 Broad St., Stamford, 06901, c/o City Market LLC. Filed Oct. 25.

CR Services, 129 Wardwell St., Apt. 2, Stamford, 06902, c/o Carlos Reyes. Filed Oct. 30.

Dave Adams Wall Covering, 29 Flint Rock Road, Stamford, 06903, c/o Davis Adams. Filed Oct. 23.

Maxsip Telecom, 208 Central Ave., Woodmere, New York 11598, c/o Israel Max. Filed Oct. 21.

Saravanaa Bhavan Restaurant, 1033 Washington Blvd., Stamford, 06901, c/o Ramkumar Mohandoss. Filed Oct. 24.

Student Employment Software LLC, 2 Harbor Point Road South, Apt. 514, Stamford, 06902, c/o Katharine Hohorst.

Filed Oct. 21.

Taylor Notarial Services LLC, 149 Custer St., Stamford, 06902, c/o Andrea Nyrobi.

Filed Oct. 27.

The Americano, 261 Main St., Stamford, 06901, c/o Clark and Main LLC. Filed Oct. 24.

Victoria Savanah Angel Hope Business, 9 Birch Drive, Stamford, 06902, c/o Rolanda Domercant. Filed Oct. 25.

Hohorst.com LLC, 2 Harbor Point Road South, Apt. 514, Stamford, 06902, c/o James Hohorst. Filed Oct. 21.

Jesus in the Midst, 198 Glenbrook Road, Apt. 2D, Stamford, 06906, c/o Mark Lundberg. Filed Oct. 21.

Trivino, German Eduardo, Westport, by Jennifer E. Rolfe.

Lender: Sikorsky Financial Credit Union, 1000 Oronoque Lane, Stratford. Property: 108 Oakwood Drive, Fairfield.

Amount: $724,000. Filed Oct. 16.

December 11, 2023

35

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 @LEGAL1: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 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

NO MATTER WHAT BUSINESS YOU’RE IN, WE’RE INTO YOUR BUSINESS. W E S T FA I R O N L I N E . C O M

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 (LLCî). NAME: 2023 Acquisition Fund, LLC. Articles of Organization filed with the Secretary of State of the State of New York (SSNYî) 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 Notice of Formation of Limited Liability Company(LLC). The name of the LLC is: 180 West End. Articles of Organization were filed with the Secretary of State of New York (SSNY) office on: November 16, 2023. The County in which the Office is to be located: Westchester. The SSNY is designated as agent of the LLC upon whom process against it may be served.

The address to which the SSNY shall mail a copy of any process against the LLC is: 22A New Street, Eastchester,NY 10709.

Purpose: any lawful activity. #63513