In the Know: Fall 2021

A Quarterly Publication for Member Investors of the Sullivan County Partnership For Economic Development

FALL 2021

In the

KNOW Creating a Diverse Economy DO YOU PLANT NEW ROOTS OR DIG DEEPER?

FROM THE CEO

Destination, Development, Diversification Sullivan County has long been a destination for a variety of interests. Be it a second home, an outdoor excursion, hunting, or visiting signature properties like our famed Catskill Hotels in years past, or now Bethel Woods, Resorts World, Kartrite, Eldred Preserve and other boutique locations, the term ‘Destination’ Marc Baez Chief Executive Officer

remains. While the reasoning for visiting or deciding to live here has remained the same for all of my lifetime, that is to enjoy and partake in the natural beauty of our area, the pursuits are different today. The escape from the chaotic city environment to more natural surroundings while familiar, is done with a different expectation today than in years past. Now it is the quality of the experience that is of utmost importance, not just entertainment or ‘getting away’ that matters.

From eateries featuring locally sourced goods, to higher quality resort stays and outdoor activities that focus on health and wellbeing, the Sullivan Catskills as a destination has evolved. The market is responding. While the Covid-19 pandemic saw a dramatic spike in real estate sales and folks visiting Sullivan County to seek a safe haven, this new destination transformation had been occurring well before the pandemic hit, albeit at a slower pace. Nevertheless, it is here and growing.

Development has responded to this new trend with a variety of new projects recently opening, approved or in process. The projects are split equally between locally driven investments and new attractions. There is a natural balance continued...

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FROM THE CEO: Destination, Development, Diversification (continued)

occurring with some planting roots with new projects and others digging deeper and investing more in our community. The many Foster Supply Hospitality locations like Kenoza Hall and The Arnold House among others, and the Eldred Preserve project underscore a local investment push to revive storied properties at the end of their life cycles, transforming them into fresh new high-end destinations. Outside investors are busy as well. The opening of Seminary Hill Cidery, the recent approval of the @Woods Rural Tech Retreat in Bethel and the Beside Habitat Outdoor Reserve project now in process, bring external investment into the Sullivan Catskills with a similar theme. To bridge humans with nature for overall health, wellbeing, and productivity. These projects are environmentally friendly with small footprints yet exhibit a tremendous upside from an Economic Development perspective. This area of development is expected to continue its growth, further enhancing the tourism sector of our economy. While these important developments are welcome others are needed.

Sullivan County continues to exhibit a tourist heavy economy. While this is very welcome, particularly when money is spent in Sullivan County from external origins, it comes at the expense of being subject to natural, market and political forces that could negatively impact a healthy tourist-based economy in an instant. Surely the Covid- 19 pandemic has shown us that. Add to it changing weather patterns that in recent years have devastated property, through flooding, wind, snow events and power outages and one can see that we are poised to take another hit at any given moment. It is just a matter of time. The long fight for casinos, (some argue the victory a little too late), or simply the ‘Not In My Back Yard’ stance taken by some toward seemingly almost every project these days, reveals politics can show its ugly side and how decisions as a result can impede development for decades and have a devastating economic impact on local businesses and communities. Diversification is key to helping withstand events, whether natural or political that can impact an economy by spreading the risk throughout multiple industry sectors. While one sector may be affected by an incident others may continue on, keeping people employed, producing products and/or services until recovery can begin. We saw this during the pandemic, where virtually every sector was shut down but for goods producing, distributing, healthcare services providers, and other essential industry sectors, which not only continued, but also thrived. The point here is while we are experiencing new investment in tourism, our core industry sector, it is important to diversify into other sectors for a more stable growth trajectory. This strategy provides for tax ratables in areas that need it most while growing a middle-class work force. Sectors like light manufacturing, logistics, construction, food production and others can be a hedge against forces natural or otherwise that can negatively impact our core industry sector. If we stay on course focusing on destination, development, and diversification we can achieve the optimal balance to grow our economy.

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Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

Civil / Site Planning Environmental Compliance and Remediation

Proud to serve as a Sullivan County Partnership Gold Sponsor

Environmental Permitting and Ecological Services Geotechnical Engineering Structural Engineering Surveying, Mapping and Construction Stakeout 3D Lidar Scanning

CORPORATE HEADQUARTERS 70 Pleasant Hill Road Mountainville, nY (800) 829-6531 www.tectonicengineering.com Sullivan County Par tnership for Economic Development

Special Inspections and Materials Testing |

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EXPAND, DIVERSIFY, GROW:

MEMBERS MAKING MOVES

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Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

Expand, Diversify, Grow: Members Making Moves

Mike Preis staff in front of their newly renovated Jeffersonville location.

Mike Preis Insurance Merges Office Spaces As with many businesses, the past couple years have changed the way that the staff at Mike Preis Insurance interacts with their customers. “Much more of our business is conducted by phone, email, and the internet as opposed to in person”, says operations manager Ann Santoro.

“Due to the changing landscape, we took the opportunity to renovate our Jeffersonville location, creating office space on both floors and allowing us enough space to have all our employees in one location. This allows us to have more flexibility with our staff and provide better service to our customers. The pandemic has taught us that we need to be available to our customers, especially through unprecedented times.” In September, 2021, the long-awaited renovations were completed and the two locations, Callicoon and Jeffersonville, have moved into the newly renovated Jeffersonville office at 4898 State Route 52 in Jeffersonville, NY. In addition to the office renovations and merger, the agency has made investments in technology, allowing them to better serve their customers. “Although we are

Bright and airy renovated office space.

always happy when our customers stop in to see us, much more of our business can be conducted on-line allowing us to be available without requiring a trip to the office!” adds Santoro.

Mike Preis Insurance traces its Sullivan County roots back to the 1920s and the agency and its employees are proud of their contributions and involvement in their local communities. “These recent investments allow us to keep pace with the changes and growth in Sullivan County and we look forward to all the future may bring.”

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Expand, Diversify, Grow: Members Making Moves

Combined Energy Services Outgrows Broadway Location Having outgrown their facility on Broadway in Monticello, Combined Energy Services recently moved their AllGas & Welding Supply Co. to a new location on Cimarron Road, next to Rea Ford off NYS Route 17 at exit 106; formerly a long closed motorcycle dealership.

“This new facility will allow us to better supply our 4 branch store locations, with the 5th opening in West Nyack shortly. We’ll have the region’s largest welding supply & safety equipment showroom, a welding equipment demo area, dry ice, CO2 & propane cylinder

New location of AllGas & Welding Supply Co.

refills - everything for the pro and beginner.” Says Mike

says Taylor, “We couldn’t have done any of this without

Taylor, owner and manager of this family-owned and

our great people”. All Gas’ “Tri-State Carbonation”

operated company.

division delivers bulk carbon dioxide and provides

All Gas supplies various gases including oxygen, acetylene, helium, nitrogen, argon, propane, CO2 & specialty gas blends. This new facility in Monticello with increased efficiencies and filling capacities will allow the company to fill cylinders for the outlying stores which include Goshen, Kerhonkson & West Nyack NY, Andover NJ and Dingmans Ferry PA. A new niche for All Gas has been the rental of dry ice blasting equipment which leaves no residual and perfect for use inside food

mixed gas solutions for “perfect beer pours” to bars, restaurants, entertainment venues and microbreweries in parts of six states. The new location in West Nyack will provide a new hub for delivery into the metro NYC market, Northern New Jersey and Long Island.

The company recently purchased a depot location in Eastern Massachusetts with plans for opening in Spring 2023 - expanding market reach into Boston, Providence and Southern Maine.

and manufacturing facilities. “We’ve gotten to where

All Gas is planning for a grand opening & ribbon cutting

we are today by having an amazing team of dedicated

for their new Monticello facility when the snow melts in

professionals; many have been with us for decades,

April. For more information: www.allgas.us

Capacity Marketing Continues to Grow and Expand in 2021 The marketing firm recently moved their operations to Middletown, NY after several new hires joined their team. In just three years, Capacity’s core team has grown to 23 talented individuals, each specializing in their marketing field. The Capacity team is research based; helping their clients understand their customers and grow in today’s market. Capacity Marketing is owned by Matt Dorcas and Eric Egeland. Some of the Capacity team is pictured here at their annual picnic.

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Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

Expand, Diversify, Grow: Members Making Moves

UTC Broadens Technology Support for Orange County, NY; Is Sullivan Next?

UTC, a leading solutions-based business and technology

availability of vaccines. Residents can register to receive

consulting firm, has expanded its support of Orange

a vaccination through the program.

County, N.Y. Government with the creation of an innovative Network Operations Center dedicated to the County’s technology requirements. UTC previously designed two applications providing accelerated COVID-19-related logistics support for Orange County,

UTC Associates CEO Aziz Ahmad added: “We have been using cloud technologies for some time. The power of serverless technologies and the AWS Cloud provides UTC with a far more flexible and rapid experience with

located in the scenic Hudson Valley.

application development. It has helped equip us to

The first application provides County government

secure, and agile applications that enable them to

employees with real-time reporting capability, allowing

handle disruptive social, health care and economic

the County to monitor the health and attendance of

dynamics, such as COVID-19. UTC invested in developing

employees. This platform provides for contactless

the resources it needed for best utilizing serverless

notification of any employee reporting COVID-19

technologies from AWS for our customers. Our next step

symptoms or related activities that would require

is to develop a Network Operations Center dedicated to

them to stay quarantined. The second application

supporting Orange County’s technology needs”.

further provide our customers with real-time, scalable,

gives the County the ability to notify residents of the

@Woods Tech Retreat Project Hoping to Re-Shape the Work-Life Balance “As homeowners in North Branch for over a decade, we have always wanted to share our love of Sullivan County while having a positive economic impact on the community,” states Jessica Rovello and Kenny Rosenblatt, the founders of 20 year old video game company, Arkadium. “We knew that the best way for us to have impact would be to bring what we love – tech and tech business - to the place that we love, Sullivan County. It’s for this reason that we selected the Town of Bethel to be the location for our next business venture, @Woods.” @Woods is a retreat created exclusively for tech companies and their employees. Precipitated by the onset of the pandemic - high tech work is moving heavily towards “work from home forever.” As a result, continued...

Proposed @Woods Treehouse Coding Stations.

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Expand, Diversify, Grow: Members Making Moves companies are wrestling with where, how and how

“It is our hope that guests will fall in love with the

often to get together in order to connect their teams

beauty of the Town of Bethel and Sullivan County, as

and build their cultures. @Woods provides a space for

we did, and make it their permanent home,” says the

individuals and teams to work in the quiet of nature,

couple. “Bringing tech workers (who are some of the

bond with colleagues they may not have seen for weeks,

most highly compensated individuals in the country)

months or ever – and build their companies cultures.

to Sullivan County will be a win-win for these workers

Companies and their workers will be able to book time

and for our community – helping local businesses

at @Woods, to quietly code in their own cabin or to have

throughout the entire year, employing county residents,

a team kickoff or bonding retreat. The Project is set on

as well as building a strong tech footprint in the area.”

a beautiful bucolic property in Bethel. The layout of the Project is spread over the properties’ acreage and will have almost no impact on the environment, allowing guests to enjoy the natural setting.

They believe Sullivan County will represent what the future of work looks like–a balance of natural beauty, respect for the environment and innovative high-tech work.

North Atlantic States Regional Council of Carpenters Opens New Training Facility On November 10th,

and training space

the North Atlantic

apprentice and skills

States Carpenters

upgrade training.

Training Fund held

“Part of our ongoing

a ribbon-cutting

plan is to create

in Rock Tavern for

and maintain

their comprehensive

excellent facilities

training center to

and programs

serve the Hudson Valley region.

wherever they are

“We are proud

union carpenters

to open a new,

and the contractors

state-of-the-art

that rely on their

training facility that will expand career

needed to serve

community, training

opportunities to a new generation of carpenters. The

in the community, and working in the community is a

best way to ensure a great future is to train for it,” said

benefit to all of our construction partners, as well as an

Bill Banfield, Assistant to the Executive Secretary-Trea-

enhancement to the quality of life for our members,”

surer, NASRCC.

said Tom Fischer, Executive Director of NASCTF. This

The newly renovated building located at 52 Stone Castle Road, allows members in the Hudson Valley to access sophisticated training. The building provides approximately 25,000 square feet of office, classroom 10

skills. Living in the

Inside NASRCC new training facility in Rock Tavern, NY.

state-of-the-art facility will safely teach the highest level of skilled union tradesmen and women in a safe manner and help the hardworking Carpenters Union 279 complete important projects.

Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

Reshape Through Disruptive Technologies

Visit us at

UTC Associates, Inc. 150 West 30th Street New York, NY 1001 sales@utcassociates.com (212) 344-4111

Cyber Security/SOC Solutions and Services

Workforce & Automation

https://utcassociates.com

A minority certified and a GSA Schedule 70 approved Business Enterprise

Cloud Transformation

DevOps/Mobility/IoT

Governance, Risk & TeleHealth and EHR/EMR Compliance (GRC) Solutions

UTC Associates offers integrated portfolio of technology services to enable clients to navigate their digital transformation strategy with Cyber Security @ core Sullivan County Par tnership for Economic Development

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Gary M. Schuster - Partner Jacobowitz and Gubits, LLP Walden, NY 12586 845-778-2121 x 230 gms@jacobowitwz.com

Diversifying Your Business

jacobowitz.com

by Gary M. Schuster The Covid pandemic has caused all sorts of disruptions to business as usual. Some businesses have thrived while others have gone under. Everyone learned how to meet by Zoom and to be more resilient. For some businesses this means diversifying the goods or services provided to customers.

In many ways, bringing on a new product line or service is like starting a new business. You have to identify your customers, your sources of raw materials, your costs, your employees, your processes, your distributors, and your price points. You have to obtain the necessary physical space, tools and equipment, and licenses and permits.

You should also consider whether your business structure is properly suited for the new activity. It is very common today, when forming a new corporation or limited liability company, to provide that the entity may engage in any lawful activity. However, some entities have more narrow corporate purposes. The entity may be limited to holding and managing real property. The entity may be limited to manufacturing and distributing a certain kind of widget. Or it may be limited to providing a professional service such as accounting or architecture.

Diversification cannot occur in these kinds of limited entities. It is unlawful for the entity to engage in activities beyond what is authorized. The legal phrase for this is ultra vires – “beyond the powers” - and it presents a risk of litigation brought by equity owners or regulatory authorities. It may also interfere with obtaining financing from banks.

Some entities are called single-purpose entities. They are both required and permitted to do only one thing, such as own and manage a particular parcel of real property.

This requirement usually comes from their lenders, who

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have assessed the risks of lending to the entity based upon its planned activity. They do not want the entity involved in other activities which will add different risks.

Similarly, many leases specify the kind of activity that may take place in the leased premises. Beginning a new activity could put a tenant in breach of its lease.

Zoning restrictions may also inhibit entering into a particular activity.

Another consideration is risk management. Engaging in a new activity brings new kinds of risks which may not be covered by existing insurance policies. A conversation with your insurance broker should come before launching into any new activity.

In addition to insurance, risk can be managed by creating multiple and interacting corporate entities so as to isolate and contain risk. There could be a limited liability company that owns the real property.

There could be a separate LLC that owns the building that sits on the real property. There could be another LLC that owns the equipment, tools, and inventory inside the building. Another entity could own patents, copyrights, or trademarks. Another entity could own the trucks; in fact, there could be a separate corporation for each truck. This way, if a truck explodes, only the corporation that owns that truck would be at risk, and the remainder of the enterprise could carry on. There would be leases and contracts between and among all these companies that provide their particular goods or services to the enterprise.

As we always advise, a business owner considering a new line of activity should first consult with the three legs of the stool: the accountant, the attorney, and the insurance broker.

Sullivan County Par tnership for Economic Development In the Know

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New Staff Member Joins Partnership Team Sue Bunce is the office manager for the Sullivan County Partnership for Economic Development. She brings with her years of experience doing investor relations, business management and fundraising. Starting her career in Manhattan she knew that Sullivan

Randy Resnick, Chair

County was where she wanted to return

Karen Fisher, Vice Chair

to raise her family.

Michael Zalkin, Treasurer

She is a graduate of Monticello High Sue Bunce Office Manager sue@scpartnership.com 845.794.1110

Board of Directors

James Bates, Secretary

School. She earned a Bachelor of Business Administration degree with a concentration in marketing and public

Carlito Holt

relations from Hofstra University.

Kevin McLaren

Sue is an advocate and supporter

Larry Wolinsky

of Alzheimer’s related research and programming, community volunteer and

John Brust

enjoys the lake life.

Gary Sliver Gerald Skoda Jonathon Schiller

Did You Miss Advertising in this Issue or would Like to Submit Editorial Content?

Kelsey Hornicek

Not to worry, our next issue is scheduled for publication in March and there is a huge discount if you purchase an ad now for the next four issues. Contact Jen Cassaro today to find out how to reserve your spot in our March issue.

Fred Stabbert

Steven Vegliante Matt Dorcas Charlotte Van Horn George Kinne Gary Schmidt

Please contact Jen Cassaro, Director of Membership and Special Events at cassaro.jen@scpartnership.com 14

Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

845.733.5507

Asphalt Contractors & Related Construction Services Commercial Asphalt Paving & Repairs | Signage & Line Striping Crack Filling | Concrete Work | Excavation & Site Work Drainage | Sports Court Construction

www.superior-surfacing.com

PO Box 4299, Middletown, NY 10941 | Yard/Shop: 21 Allen Lane, Bloomingburg, NY 12721

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Sullivan County Partnership Hosts its 27th Annual Meeting and Awards Dinner at Resorts World Catskills The Partnership hosted its 27th Annual Meeting and Awards Dinner on Wednesday, October 6, 2021, at Resorts World Catskills Epicenter. The theme was “Sullivan County Rediscovered, For life…For work.”

Upon arrival, guests were greeted on the outdoor patio with complimentary welcome drinks from our Tommy Gun Drink Cart generously sponsored

by Delaware Engineering. Over 200 attendees then enjoyed networking indoors with a one-hour open bar sponsored by Beer World, flanked by a huge soaring eagle ice sculpture generously provided by Apple Ice. The meeting opened with welcoming remarks and sponsor recognition by Fred W. Stabbert, III – Chair of Marketing Committee. Sullivan County Partnership Chairman Randy Resnick discussed the importance of incentives to attract new investment and charged the membership to get more involved in the development process. Mr. John Brust was awarded the Distinguished Service award for his significant role in the Partnership’s operation and the Liberty Rotary was awarded the Walter A. Rhulen award for excellence, community commitment and service to humanity.

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Sullivan County Par tnership for Economic Development In the Know

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Sullivan County Partnership Grows GOLD INVESTOR Tri-State Drywall & Acoustical, Inc. has been a union contractor since 2005. They travel to areas such as Orange, Sullivan, Ulster, Dutchess, Rockland and Westchester Counties.

Charlotte Van Horn, owner, and President, has 25 years’ experience in the Construction Field. In 2015, Tri-State became a WBE Certified Enterprise. They recently bought and renovated their new 20,000 sq. ft. building at 183 Jersey Avenue in Port Jervis, NY. In order to accommodate more office staff and increase storage facilities.

845-856-8400 • TSDAinc.com

EXECUTIVE INVESTOR For over forty years, New Hope

The North Atlantic States

Community has been enhancing

Regional Council of Carpenters

the lives of those with intel-

(NASRCC) represents over

lectual and developmental

28,000 carpenters, pile drivers,

disabilities. Everything in life

shop and millmen, and floor

comes down to choices. At New Hope Community they

coverers working in

have chosen to invest in programs and spaces that

Massachusetts, New York, Connecticut, Rhode

are unique in their field. New Hope believes that these

Island, New Hampshire, Maine, and Vermont. There

elements make them the premier point of support for

are over 800 active contractors who have signed

people with intellectual and developmental disabilities.

agreements with the NASRCC, and more are signing

Through teaching, coaching, encouragement and role

every day. NASRCC is part of the United Brotherhood

modeling, New Hope Community advocates for people

of Carpenters, one of North America’s largest build-

to integrate and participate in the wider community.

845-434-8300 • NewHopeCommunity.org

ing-trades unions, with nearly a half-million members in the construction and wood-products industries.

732-215-5341 • NASRCC.org

USI has served over 500,000 clients, meeting their property & casualty, employee benefit, personal risk and retirement needs nationwide. They have more than 150 years of consulting and brokerage experience through their acquired agencies, with local offices dating back in their communities as far as the late 1800s. USI combines industry leading national capabilities delivered through longstanding, passionate and committed local service teams. USI stands for Understand, Service and Innovate.

845-901-7609 • USI.com 18

Sullivan County Par tnership for Economic Development In the Know

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INVESTOR The Barbanti Group is a locally

The Kartrite Resort

owned and operated Real

& Indoor Waterpark

Estate firm with nearly 50

is New York’s biggest

years of experience. They have

indoor waterpark located in Monticello, NY. Get ready to

unparalleled industry knowledge,

be amazed as you enter their reclaimed conservatory

experience, and local expertise. The Barbanti Group is

full of rich and lush vegetation and New York’s best

located in Liberty, NY and services all of Sullivan County

water adventures. Covered entirely by the world’s

and the surrounding areas. They are the LOCAL real

largest texlon transparent roof, it’s 84 degrees of

estate experts you’ve been looking for. They are flexible

summer perfection – all year long. Don’t forget the

to your needs and your busy schedule and will work

sunscreen (even in the middle of winter). It’s the ideal

hard to find you your ideal property.

845-292-2800 • Barbanti.com

Catskills waterpark adventure. And it’s all included with

BESIDE is an international

your stay at The Kartrite!

845-397-2500 • TheKartrite.com

media brand at the crossroads

Floral Cottage is an experienced

of nature and culture, with

wedding and special event florist

activities in publishing,

based out of Matamoras, PA. Their

cultural events, real estate, and hospitality. Founded in

goal is to bring your individual

Montreal in 2016, BESIDE was born from the desire to create a media brand at the crossroads of nature and culture. BESIDE Habitat came to life in 2019 with the development of a first destination on a vast natural territory, now protected, in Lanaudière, Québec.

514-887-8448 • BesideHabitat.com/en Kittatinny is an award-winning company, family owned

vision to life through their personalized attention to detail. Couples will be blown away by their breathtaking and unforgettable designs that have a unique flair to them. Floral Cottage is happy to deliver to any venue in the Hudson Valley and Pocono region. In addition to delivering to your venue, they’ll also setup their creations and assist you with your overall event design.

845-469-4020 • FloralCottageWeddings.com

and operated for 80 years with three generations of

Party Master- Master

paddlers dedicated to customer service. Kittatinny runs

Group of NY has been

through the Delaware Water Gap National Recreation

in business for over 35

Area and the Upper Delaware Scenic and Recreational River, covering over 120 miles of river. Their seven properties are strategically located to ensure the most diverse river trips and the best in riverfront camping, paintball, and zip line adventures. They are the closest whitewater rafting to NJ & NYC, where the Poconos meet the Catskills.

570-840-7187 • Kittatinny.com

years. They began as a major supplier of DJ’s, entertainment, decorations, and meeting services to world renowned resorts such as the Concord, Grossingers, Waldorf Astoria, NY Hilton, The Raleigh, Pines and Kutchers to name a few. By using the experience and skill of three divisions they supply a variety of services: DJ’s, sound, lighting, video, decorations, meeting support, fashion shows, games inflatables, bounces, rides, and much more.

845-434-6210 • PartyMaster.us

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Stay Firmly Rooted and Prepare to Grow

by Kristine Garbarino, P.G. A business’ decision to relocate or expand may boil down to economics, profit and loss. But sometimes when making business decisions it is just as important to consider quality of life factors. Can workers afford to live in the same communities where their jobs are located?

Are customers able to navigate roads or walk along trails and sidewalks to reach our businesses? Is there water and sewer available? The staff in C.T. Male’s rapidly growing Poughkeepsie Office, with support from our headquarters in the Capital Region, are passionate about the growth and revitalization of the communities that we work and live in and look forward to continuing to be an integral part of that process.

C.T. Male began servicing clients in 1910 from an office located in the northern Hudson Valley. For over a century, our firm has forged long-term relationships with a diversified mix of public and private clients in the municipal, state, federal, commercial, and industrial markets. In 2008, C.T. Male put down roots in the southern Hudson Valley and opened an office in Highland (Town of Lloyd). Over time our southern Hudson Valley operations grew so we relocated to Poughkeepsie to increase our visibility, be closer to our clients in the southern Hudson Valley, to increase access to a larger pool of talented individuals, and to be close to our existing staff living in Dutchess County.

As the region continues to grow rapidly, so does C.T. Male- we’re digging deep, expanding our repertoire of professional service offerings to meet increased demand.

We have added in-house surveying, mold/asbestos/ lead investigation and remedial design, wastewater engineering and architectural review capabilities to our Poughkeepsie office.

Now C.T. Male wants to help other businesses grow in this region. Our unique skill set allows us to focus on waterfront and “main street” revitalization, affordable

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housing, environmental site cleanup and redevelopment, and water and sewer infrastructure.

C.T. Male provides a unique combination of technical expertise in engineering, environmental services, and land development, as well as comprehensive project funding assistance and grant administration services to help communities attract and retain jobs and create new development opportunities. By utilizing the skills of our technical staff, we work with both municipalities and private clients to identify funding mechanisms that will assist with improved municipal services and infrastructure upgrades, and encourage investments in housing, parks and recreation, and other quality of life features that attract businesses and their employees.

Businesses do well when they are rooted in and embraced by their communities, and when their employees live where they work. C.T. Male and our staff are living proof of this. We’d like to give back and share some measure of the success we’ve had establishing ourselves in this region by assisting municipalities and other local businesses to redevelop unused properties, make continued improvements to infrastructure and revitalize the communities where we all live and work.

Kristine Garbarino, P.G. is a Managing Geologist at C.T. Male Associates based out their Poughkeepsie New York office.

She received her bachelor’s degree in Environmental GeoScience from SUNY New Paltz (magna cum laude) in 2007 and her Master’s degree in Environmental Science from Pace University Briarcliff Campus in 2014. Kristine is licensed professional geologist in New York and Pennsylvania.

Kristine currently resides in the Hudson Valley and welcomes the opportunity to collaborate with other professionals throughout the region.

Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

SUPPORT RENEWABLE ENERGY RIGHT HERE IN SULLIVAN COUNTY! Improve the world, and save up to 5% on your energy costs!

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Transportation Engineering Civil Engineering Surveying Construction Inspection

info@cmellp.com | www.cmellp.com

Offices in Albany and Westchester NY

914-428-0010 • dtsprovident.com Sullivan County Par tnership for Economic Development

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Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

Digging In & Breaking Ground: Reinventing Local Economy

by Jonathan Rouis, CPA It’s a tough time to be a small business owner

conversions across the

searching for commercial space, or a person searching

country. According to

for housing in New York. Lumber and material costs are

study findings, in 65% of

handcuffing builders and contractors all over the country.

hotels/motels converted

The National Association of Home Builders estimates that

into multifamily housing,

the rising cost could add up to $24,000 to the price of a

the rent was either 100%

new build. Additionally, the Hudson Valley is now officially

below market rate or

a housing hot spot for those leaving New York City in the

a mix of below-market

wake of the pandemic. As of October 2021, the average

and market rate. Private investors are the main financiers

asking price for homes in Sullivan County was $289K,

of hotels/motels being converted into multifamily

trending up 11.6% higher than last year – pricing out a lot

housing, accounting for 27% of the source of funding

of Hudson Valley natives. Still comparatively, this market is

of transactions reported by NAR members. Local banks

a steal for city dwellers used to two-bedroom apartments

are the next biggest source of funding, and government

that are four times as pricey. This puts local companies

financing accounted for 7%. Affordable housing developers

and potential buyers (or renters) in precarious financial

also provide financing. Federal financing is available to

positions, unless they want to get inventive.

developers who convert hotels into below-market-rate

One possible trend on the horizon that you should keep on your radar? Repurposing hotels and motels into coveted multifamily housing or commercial space.

It is no shock that the hotel industry experienced the most devastating year on record in 2020. Travel restrictions meant historically low occupancy, massive job loss, and hotel closures across the country. Many industry challenges persist in 2021, and according to a report by the American Hotel and Lodging Association, travel will not return to 2019 levels until 2024. Not too far from our backyard, Hutton Brickyards in Kingston has been recently transformed from a former brick manufacturing property into a riverfront resort with private cabins, a spa, restaurant, and events space. This transformation reflects the growing consumer trend (especially among millennial travelers) toward authentic and localized experiences.

The Hutton Brickyards project captures the essence of repurposing underutilized spaces in Hudson Valley and providing revitalization, revenue, and added value.

The National Association of Realtors recently

Jonathan Rouis, CPA Partner RBT CPAs, LLP 51 Sullivan Street Wurtsboro, NY 12790 845-888-5656

units, such as the Low-Income Housing Tax Credits (LIHTC) and the Home Investment Partnership Program (HOME).

Ultimately, the redevelopment of properties within Hudson Valley could range from straightforward to complex projects with an assortment of public-partnership arrangements or purely private redevelopment. Of course, zoning can pose a significant challenge when converting a hotel/motel to multifamily housing, but one approach may be to acquire extended-stay hotels/motels as they have more traditional kitchens or kitchenettes. Simply put, you can take advantage of properties that already have good bones.

Working with local government and neighborhood residents throughout each phase of a project to meet zoning regulations and address neighborhood concerns would be essential to the success of any future property conversions. Getting inspired and thinking outside the box would be a win-win for the entire Sullivan County community.

Sources: NAR, AHLA

completed a revealing research study. It surveyed groups that were already pursuing hotel/motel Sullivan County Par tnership for Economic Development

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Member News Prominent Planning/ Engineering Firms Join Forces Divney Tung Schwalbe and Provident Design Engineering Merge To Enhance Client Services while Maintaining Strong Regional Focus

DTS Provident Partners: Andrew Tung, Gerhard Schwalbe, Carlito Holt, Brian Dempsey

WHITE PLAINS, NY (November 2021) — Two well-known

of a former office building site to multi-family residential

Westchester planning and engineering firms who play

use at 3 Westchester Park Drive in the Town of Harrison,

instrumental roles in the land use and project design

and the development of the Broadview Senior Living

approval process for many of the most prominent

complex on the SUNY Purchase campus in Purchase.

development projects in the County and Region have joined forces to provide enhanced services while maintaining their focus on Westchester, the Hudson Valley and adjacent Connecticut and New Jersey.

Provident’s clients are split 60-40 between the private and public sectors. Among its recent high-profile projects are representing the Town of Goshen in Orange County in its review of Legoland on Route 17, and the Town of Mount

Divney Tung Schwalbe, a White Plains-based planning,

Pleasant in its review of the $3 billion North 60 bioscience

civil engineering and landscape architectural firm, and

complex planned for the “North 60” site adjacent to the

Provident Design Engineering, a traffic, transportation, and

Westchester Medical Center in Valhalla. Its current projects

civil engineering firm based in Hawthorne, have formed

include a traffic review study for the planned redevel-

DTS Provident Design Engineering, LLP, effective November

opment of the United Hospital site in Port Chester and

1st. The headquarters will be at 1 North Broadway in White

the upgrade of 40 traffic signals and associated roadway

Plains where DTS has been located.

improvements in New Rochelle.

Charles ‘Carlito’ Holt, Managing Partner of Provident, who

DTS services include land planning and approvals, site

is joined in the new entity with Partner Brian Dempsey,

and civil engineering, landscape architecture, and project

noted that the firms are “a good fit,” adding: “Our

management.

approaches are the same. We’re committed to providing the kind of personal touch to the projects we are working on that comes when the principals are directly involved.

We’ve been part of our communities from the start and that’s our shared commitment to the future.”

DTS has worked predominantly with the private sector helping guide its clients through the often lengthy and complex approval processes including Edge-OnHudson, the redevelopment of the former General Motors site in Sleepy Hollow, and the creation of Chappaqua Crossing on the former Reader’s Digest campus in the Town of New

Schwalbe said that DTS has long pursued the goal of “Intelligent Land Use, which entails thinking outside the box and the boundaries of the site. With Provident we gain transportation expertise and municipal engineering experience which is a major plus for clients.”

Dempsey noted that “we have collaborated as co-consultants on projects for over 20 years. By joining forces, DTS Provident brings greater resources, capabilities, and efficiencies for wider and deeper coverage under one roof.

It makes sense for us and for our clients.”

Castle. Among its other current projects are the conversion 24

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Development Opportunities, Land, Farms, Waterfronts & Homes We Have EVERYTHING You’re Looking For! 26

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QA

Board Member Spotlight

Charlotte VanHorn

President and Owner Tri-State Drywall and Acoustical

Personal: Married to Clinton Van Horn for 10 years Two teenage boys, Ryan and Cody.

Hometown: Born in Newton, NJ; raised in Sparrowbush, NY since age 2.

Education: Bachelor of Science in Accounting, minored in Tax Law and Business Management.

I always wanted to run my own company for as long as I can remember, I just didn’t know what I wanted to run. I wanted to be a CEO so I figured the best way to do that was go to school to be a CPA. I was hired as an accountant at a construction company and liked it. The next step was to go out on my own.

Hobbies: I like to travel. I want my kids to see as much of the world as possible. I bow hunt and rifle hunt, snowmobile and just enjoy time with my family.

Fun Fact: We own a house in Sullivan County on Mohican Lake and that’s where we like to spend our weekends.

Describe your business.

Tri-State Drywall and Acoustical incorporated in December 2005 and started our first project in January 2006. We provide metal framing, insulation, drywall, taping, acoustical ceiling, specialty ceiling, finish carpentry and doors services.

Where are you located?

Tri-State has been growing through the years. We decided it was time to expand further and purchased a 20,000 sq. ft. building in downtown Port Jervis. The move enabled us to bring in additional office personnel and it gave us much needed storage facilities. The move could not have happened at a better time with the construction industry tightening up on the availability of materials.

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Sullivan County Par tnership for Economic Development In the Know

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Tri-State Drywall and Acoustical team at the grand opening of new location.

Has your business changed at all since the pandemic?

Here’s your chance to brag about your company and its

Everything has changed since the pandemic. The

people- what are you proud of?

way that you greet people, job meetings, screening

Tri-State has helped complete many once in a lifetime

employees, cleaning tools, sanitizing just everything.

projects: Resorts World Casino and Legoland, and it is

Tri-State was renovating two major hospitals through

a very good feeling to know that we were a part of it;

the pandemic and it was scary just trying to keep

but knowing that we have completed so many projects

everyone healthy when there was exposure. I think that

in the community and that Tri-State has become a

our company came through it well and we now have a

household name is even better. To have members of

whole new perspective on dealing with something that

the community and people that will use these facilities

is totally out of our control. Tri-State was very lucky in

everyday feel comfortable knowing that Tri-State is part

respect to our team. No one stopped working, no one

of the project feels even better. Most of my employees,

stayed home, my entire team came together, office and

both field and office have been with the company for

field and made sure that we were able to man every

many years and take pride in their work. Tri-State

project in the safest possible way.

gives back to the communities that we work in such as building the new Port Jervis Youth Football League

What made you initially want to get involved with the

press box at Harriet Space Park, donating to the Port

Partnership and ultimately run for the board?

Jervis Soap Box Derby, donating to local food pantries,

My company initially joined the partnership because

donating construction service to renovate Sullivan

we were completing projects like the Casino, and the

County daycare services. We get involved!

Montreign Medical Center, but then we realized the potential for Sullivan County. I wanted to become

If you were to sit down with a new member of the

more involved. I want to see Sullivan County grow and

Partnership, what advice would you give them to make

offer services that people are now traveling to Orange

the best use of their membership?

County to get. Sullivan County has the ability to handle

There are a lot of very good and skilled people that

large employers and still maintain that beautiful scenic

sit on the Sullivan County Partnership Board that are

landscape, giving people the ability to work but making

working hard for Sullivan County. The SCP membership

it not feel like a job.

has many companies that offer unique services and attending the SCP functions, socializing and meeting

Any advice for women on applying for WBE status?

those members is vital because they offer a wealth of

Know your trade well. The WBE status may help you

knowledge and service that can be important for your

get a project and get you out of the gate but repeat

company.

business only comes from your skills and your companies’ skills. I take pride in knowing that my company has built a reputation through the years as reliable, knowledgeable, and hard working. WBE status is an extra benefit not the only benefit.

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CHARLOTTE VANHORN, PRESIDENT 183 JERSEY AVE PORT JERVIS NY, 12771 P: 845-856-8400 F: 845-856-8300 TSDAINC.NET

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Sullivan County Par tnership for Economic Development In the Know

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Happy Anniversary!

Thank You for Your Continued Support!

5

YEAR AN N IVER SA RY

Birchwood Lodge, Inc. Brown, Duke & Fogel, P.C. Mathes Public Affairs

10

Y E A R A N N IV ER SA RY

Bernie’s Holiday Restaurant Laborers Local 17 Lecet NYSEG Robert Green Auto and Truck Dealership Sullivan Fire Protection Corp.

15

Y E A R A N N I V E R SA RY

Bold Gold Media Group, LP Hospice of Orange & Sullivan Counties, Inc. M&V Eagle Enterprises Waschitz Pavloff CPA

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Y E A R A N NI V ERSARY

Advance Testing Company Jacobowitz and Gubits, LLP Rand Commercial Rolling V Bus Corp.

Town of Thompson

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Retirement solutions for you and your employees.

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> edwardjones.com MKT-5894M-A

32

Sullivan County Par tnership for Economic Development In the Know

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Financial Focus

What are your financial resolutions for 2022?

by John Leigh, AAMS CRPC

John Leigh, AAMS CRPC Financial Advisor 46 Foster Rd Suite 2 Hopewell Junction NY 12533

As you know, 2021 was full of challenges. We were still

lifestyle today and

feeling the effects of the COVID-19 pandemic when

save and invest

supply chains shut down and inflation heated up. So,

for tomorrow. So,

if you’re like many people, you might not be sorry to

this year, resolve to

see the year come to a close. But now it’s time to look

cut down on your

ahead to a brighter 2022. And on a personal level, you

existing debts and

may want to set some New Year’s resolutions. You might

avoid taking on new ones whenever possible. You can

resolve to improve your health and diet, and possibly

motivate yourself by measuring your progress – at the

learn some new skills, but why not make some financial

beginning of 2022, record your total debts and then

resolutions, too?

compare this figure to your debt load at the start of

HERE ARE A FEW IDEAS TO CONSIDER: Prepare for the unexpected. If you haven’t already

845-227-5831 edwardjones.com/john-leigh

2023. If the numbers have dropped, you’ll know you were making the right moves.

created an emergency fund, now may be a good time

Don’t overreact to the headlines. A lot can happen

to start. Ideally, you’d like to have three to six months’

during a year. Consider inflation – it shot up in 2021,

worth of living expenses in this fund, with the money

but it may well subside in 2022. If you changed your

kept in a low-risk, liquid account. (If you’re retired,

investment strategy last year to accommodate the

you may want your emergency fund to contain up to a

rise in inflation, would you then have to modify it

year’s worth of living expenses.) Once you’ve got this

again when prices fall? And inflation is just one event.

fund established, you may be able to avoid dipping

What about changes in interest rates? How about new

into long-term investments to pay for short-term

legislation coming out of Washington? And don’t forget

needs, such as costly home or auto repairs or large

extreme weather events, such as wildfires and floods.

medical bills.

Any or all of these occurrences can affect the financial

Boost your retirement savings. The pandemic caused many of us to reevaluate our ability to eventually enjoy the retirement lifestyles we’ve envisioned. In fact, 33% of those planning to retire soon said they started to contribute even more to their retirement savings during the pandemic, according to a study from Age Wave and Edward Jones. This year, if you can afford it, increase

markets in the short term, but it just doesn’t make sense for you to keep changing the way you invest in response to the news of the day. Instead, stick with a strategy that’s appropriate for your goals, risk tolerance and time horizon. You may need to adjust this strategy over time, in response to changes in your own life, but don’t let your decisions be dictated by external events.

your contributions to your IRA and your 401(k) or other

These aren’t the only financial resolutions you can make

employer-sponsored retirement plan.

– but following them may help you develop positive

Reduce your debt load. The less debt you carry, the

habits that can help you face the future with confidence.

more money you’ll have available to support your Sullivan County Par tnership for Economic Development

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RJ Smith NYS Licensed RE Broker rj@randcommercial.com

TEAM RJ SMITH COMMERCIAL INDUSTRIAL INVESTMENT REAL ESTATE SITE SELECTION Serving Sullivan County

John Lavelle NYS Licensed RE Broker john.lavelle@randcommercial.com

Rand Commercial 55 Main Street PO Box 668 Pine Bush, New York 12566 845-744-2095 office info@randcommercial.com randcommercial.com

Serving the Mid-Hudson and Capital Regions

It comes down to People Integrity, Safety, Knowledge • Commercial Lending • Residential

ple Mortgage

• Recognized Cybersecurity www.CHBNY.com CHB117_20 bullets/MontCounty pic Ad clr 8x4.875" .indd 1 34 Sullivan Par tnership

(877) CHBNY 15 for Economic Development In the Know

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10/8/20 9:35 AM

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Members on the Map

3 Schenectady

7

Pearl River

5

NEW JERSEY Harris

12 2

6 White Lake

15 Monticello

14

Rock Hill

8

Hopewell Junction

12

5 Fishkill

4

1

Middletown

Slate Hill

9

11

Goshen

Salisbury Mills Mountainville

13

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Ever Wonder where Our Members are Located?

From New Jersey to Schenectady, they’re not just from Sullivan County! Each issue, we’ll be calling out members from all over the map.

1 AFLAC AFLAC.COM 845-987-6435 225 Dolson Ave, Suite 304 Middletown, NY 10940

6 Cuddy & Feder, LLP CuddyFeder.com 845-896-2229 300 Westage Business Center Fishkill, NY 12524

11 Meeting Tree Computer Corp.

MeetingTreeComputer.com 845-237-2117 4 Blossom Terrace Salisbury Mills, NY 12577

2 Armistead Mechanical, Inc. ArmisteadMechanical.com 201-345-2300 168 Hopper Avenue Waldwick, NJ 07463

7 Holt Construction HoltCC.com 845-735-4054 40 East Washington Ave Pearl River, NY 10965

3 Bishop Beaudry Construction BishopBeaudry.com 518-218-7744 2885 Curry Road Schenectady, NY 12303

8 John Leigh, AAMS Financial Advisor/Edward Jones EdwardJones.com/John-Leigh 845-227-5831 46 Foster Rd Hopewell Junction, NY 12533

12 Prestige Towing & Recovery Inc. Facebook.com/Prestige-Towing-Recovery-123834861017692 845-794-8522 947 Old Route 17 Harris, NY 12742

4 Boyce Excavating Co., Inc. BoyceExcavating.net 845-343-5400 2817 Route 6 Slate Hill, NY 10973 5 Coldwell Banker Timberland Properties TimberlandProperties.net 845-807-2630 62 Stewart Ave Roscoe, NY 12776

9 LAN Associates LANAssociates.com 201-447-6400 252 Main Street Goshen, NY 10924

14 Thompson Sanitation Corporation ThompsonSanitation.net 845-796-1032 PO Box 494 Rock Hill, NY 12775

10 Malek Properties MalekProperties.com 845-798-2300 10 Waldheim Road White Lake, NY 12786

Sullivan County Par tnership for Economic Development

13 Tectonic Engineering & Surveying Consultants P.C. TectonicEngineering.com 845-534-5959 PO Box 37 Mountainville, NY 10953

15 Waschitz Pavloff CPA WPcpany.com 845-794-2200 PO Box 871 Monticello, NY 12701

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Perfect. Fit. Results-oriented and client-centric, we are a leading multi-practice law firm in the Catskills & Hudson Valley.

• • • • •

845.794.3833

38

REAL ESTATE COMMERCIAL & RESIDENTIAL DEVELOPMENT LITIGATION ESTATE PLANNING BUSINESS LAW

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Sullivan County Par tnership for Economic Development In the Know

| Fall 2021

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Because of Jeff Bank’s long history as a community bank, we have an understanding of the local economy unmatched by newer or larger banks. With the help of our seasoned commercial bankers, such as Heinrich Strauch, Vice President and Commercial Loan Officer, your business will receive the reliable and personalized financial services you need.

To start receiving the financial support your business deserves, call (845) 482-4000 and make an appointment with one of our banking professionals today.

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Hello Thursday!

As 2021 draws to a close, we’d like to thank and invite you, our devoted members to our Holiday Gathering, on December 16 at Bernie’s Holiday Restaurant. Please join us to celebrate all of our accomplishments this past year.

Thursday, December 16, 2021 – Holiday Gathering 5:30 PM – 8:30 PM Bernie’s Holiday Restaurant 277 Rock Hill Dr, Rock Hill, NY 12775 Many unique events are already planned for 2022. Don’t wait to grab your sponsorships – Contact Jen Cassaro at 845-794-1110 and see what opportunities will fit your company.

Upcoming Events Thursday, January 27, 2022 Developer’s/Contractor’s Lunch Invitation Only Noon-2:00 PM Sponsored by New Beginnings Window and Door Location: TBD

Thursday, February 10, 2022 Winter Luau 5:30 PM – 8:00 PM Location: Bixby’s Restaurant at The Kartrite Resort & Indoor Waterpark Thursday, April 28, 2022 Spring Quarterly 5:30 PM – 8:30 PM Location: TBD Thursday, May 19, 2022 Women in Business Mixer 5:30 PM – 8:00 PM Location: Cellaio Steakhouse