Diverse Economy
In the KNOWFALL2021 A Quarterly Publication for Member Investors of the Sullivan County Partnership For Economic Development
Creating a DO YOU PLANT NEW ROOTS OR DIG DEEPER?
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’ 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.
Marc Baez Chief Executive Officer continued... Destination,CEO Development, Diversification
FROM THE
Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 3
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
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 Partnership for Economic Development In the Know | Fall 20214
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.
Civil / Site EnvironmentalPlanningComplianceandRemediationEnvironmentalPermittingandEcologicalServicesGeotechnicalEngineeringStructuralEngineeringSurveying,MappingandConstructionStakeout3DLidarScanningSpecialInspectionsandMaterialsTestingProud to serve as a Sullivan County Partnership Gold Sponsor CORPORATE HEADQUARTERS 70 Pleasant Hill Road Mountainville, nY (800) 829-6531 www.tectonicengineering.com Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 5
DIVERSIFY,EXPAND, GROW: MEMBERS MAKING MOVES Sullivan County Partnership for Economic Development In the Know | Fall 20216
Mike Preis Insurance Merges Office Spaces
“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.
Mike Preis staff in front of their newly renovated Jeffersonville location.
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.
Expand, Diversify, Grow: Members Making Moves
Bright and airy renovated office space.
Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 7
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
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.”
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.
Expand, Diversify, Grow: Members Making Moves
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 and manufacturing facilities. “We’ve gotten to where we are today by having an amazing team of dedicated professionals; many have been with us for decades,
says Taylor, “We couldn’t have done any of this without our great people”. All Gas’ “Tri-State Carbonation” division delivers bulk carbon dioxide and provides 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.
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 refills - everything for the pro and beginner.” Says Mike Taylor, owner and manager of this family-owned and operated company.
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.
All Gas is planning for a grand opening & ribbon cutting for their new Monticello facility when the snow melts in April. For more information: www.allgas.us
New location of AllGas & Welding Supply Co.
Capacity Marketing Continues to Grow and Expand in 2021
Sullivan County Partnership for Economic Development In the Know | Fall 20218
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 application development. It has helped equip us to further provide our customers with real-time, scalable, secure, and agile applications that enable them to handle disruptive social, health care and economic dynamics, such as COVID-19. UTC invested in developing the resources it needed for best utilizing serverless technologies from AWS for our customers. Our next step is to develop a Network Operations Center dedicated to supporting Orange County’s technology needs”.
@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,
UTC Broadens Technology Support for Orange County, NY; Is Sullivan Next?
“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.”
The first application provides County government employees with real-time reporting capability, allowing the County to monitor the health and attendance of employees. This platform provides for contactless notification of any employee reporting COVID-19 symptoms or related activities that would require them to stay quarantined. The second application gives the County the ability to notify residents of the
@Woods Tech Retreat Project Hoping to Re-Shape the Work-Life Balance continued... Proposed @Woods Treehouse Coding Stations. Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 9
Expand, Diversify, Grow: Members Making Moves
availability of vaccines. Residents can register to receive a vaccination through the program.
UTC, a leading solutions-based business and technology consulting firm, has expanded its support of Orange 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, located in the scenic Hudson Valley.
North Atlantic States Regional Council of Carpenters Opens New Training Facility
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
“It is our hope that guests will fall in love with the beauty of the Town of Bethel and Sullivan County, as we did, and make it their permanent home,” says the couple. “Bringing tech workers (who are some of the most highly compensated individuals in the country) to Sullivan County will be a win-win for these workers and for our community – helping local businesses throughout the entire year, employing county residents, as well as building a strong tech footprint in the area.”
Inside NASRCC new training facility in Rock Tavern, NY.
companies are wrestling with where, how and how often to get together in order to connect their teams and build their cultures. @Woods provides a space for individuals and teams to work in the quiet of nature, bond with colleagues they may not have seen for weeks, months or ever – and build their companies cultures.
and training space apprentice and skills upgrade training.
“Part of our ongoing plan is to create and community,skills.thatandunionneededwhereverandexcellentmaintainfacilitiesprogramstheyaretoservecarpentersthecontractorsrelyontheirLivinginthetraining in the community, and working in the community is a benefit to all of our construction partners, as well as an enhancement to the quality of life for our members,” said Tom Fischer, Executive Director of NASCTF. This 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.
Companies and their workers will be able to book time at @Woods, to quietly code in their own cabin or to have a team kickoff or bonding retreat. The Project is set on 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.
Sullivan County Partnership for Economic Development In the Know | Fall 202110
On November 10th, the North Atlantic States opportunitieswilltrainingstate-of-the-artto“WeValleyservetrainingtheirinaTrainingCarpentersFundheldribbon-cuttingRockTavernforcomprehensivecentertotheHudsonregion.areproudopenanew,facilitythatexpandcareertoanew
generation of carpenters. The best way to ensure a great future is to train for it,” said Bill Banfield, Assistant to the Executive Secretary-Trea surer, NASRCC.
Expand, Diversify, Grow: Members Making Moves
UTC Associates, Inc. 150 West 30th Street New York, NY (212)sales@utcassociates.com1001344-4111 Reshape VisitDisruptiveThroughTechnologiesusathttps://utcassociates.comAminoritycertifiedandaGSASchedule70approvedBusinessEnterprise Cyber SolutionsSecurity/SOCandServices TransformationCloud DevOps/Mobility/IoT Workforce Automation& Governance, Risk & Compliance (GRC) TeleHealth and SolutionsEHR/EMR UTC Associates offers integrated portfolio of technology services to enable clients to navigate their digital transformation strategy with Cyber Security @ core Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 11
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
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.
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.
Diversifying Your Business
by Gary M. Schuster
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.
Gary M. Schuster - Partner Jacobowitz and Gubits, LLP Walden, NY gms@jacobowitwz.com845-778-212112586x230 jacobowitz.com Sullivan County Partnership for Economic Development In the Know | Fall 202112
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 Somebanks.entities
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.
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 conversa tion with your insurance broker should come before launching into any new activity.
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.
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 Partnership for Economic Development | 845.794.1110 | SCPartnership.com 13
Sue is an advocate and supporter of Alzheimer’s related research and programming, community volunteer and enjoys the lake life.
Sue
Did You Miss Advertising in this Issue or would Like to outissues.purchaseandisNotEditorialSubmitContent?toworry,ournextissuescheduledforpublicationinMarchthereisahugediscountifyouanadnowforthenextfourContactJenCassarotodaytofindhowtoreserveyourspotinourMarch issue. Please contact Jen Cassaro, Director of Membership and Special Events at cassaro.jen@scpartnership.com
Carlito McLaren
845.794.1110sue@scpartnership.comOfficeBunceManager Sullivan County Partnership for Economic Development In the Know | Fall 202114
Holt Kevin
ofBoardDirectors
New Staff Member Joins Partnership Team
Larry Wolinsky John Brust Gary FredGaryGeorgeCharlotteMattStevenKelseyJonathonGeraldSliverSkodaSchillerHornicekVeglianteDorcasVanHornKinneSchmidtStabbert
Karen Fisher, Vice Chair
Randy Resnick, Chair
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 County was where she wanted to return to raise her family.
She is a graduate of Monticello High School. She earned a Bachelor of Business Administration degree with a concentration in marketing and public relations from Hofstra University.
Michael Zalkin, Treasurer
James Bates, Secretary
PO Box 4299, Middletown, NY 10941 | Yard/Shop: 21 Allen Lane, Bloomingburg, NY 12721 www.superior-surfacing.com Asphalt Contractors & Related Construction Services Commercial Asphalt Paving & Repairs | Signage & Line Striping Crack Filling | Concrete Work | Excavation & Site Work Drainage | Sports Court Construction 845.733.5507 Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 15
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.
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.”
Sullivan WorldDinnerMeetingitsPartnershipCountyHosts27thAnnualandAwardsatResortsCatskills Sullivan County Partnership for Economic Development In the Know | Fall 202116
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.
Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 17
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.
For over forty years, New Hope Community has been enhancing the lives of those with intel lectual and developmental disabilities. Everything in life comes down to choices. At New Hope Community they have chosen to invest in programs and spaces that are unique in their field. New Hope believes that these elements make them the premier point of support for people with intellectual and developmental disabilities. Through teaching, coaching, encouragement and role modeling, New Hope Community advocates for people to integrate and participate in the wider community. 845-434-8300 • NewHopeCommunity.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
Sullivan County Partnership Grows
EXECUTIVE INVESTOR
845-856-8400 • TSDAinc.com
GOLD INVESTOR Sullivan County Partnership for Economic Development In the Know | Fall 202118
The North Atlantic States Regional Council of Carpenters (NASRCC) represents over 28,000 carpenters, pile drivers, shop and millmen, and floor coverers working in Massachusetts, New York, Connecticut, Rhode Island, New Hampshire, Maine, and Vermont. There are over 800 active contractors who have signed agreements with the NASRCC, and more are signing every day. NASRCC is part of the United Brotherhood of Carpenters, one of North America’s largest build ing-trades unions, with nearly a half-million members in the construction and wood-products industries. 732-215-5341 • NASRCC.org
BESIDE is an international media brand at the crossroads of nature and culture, with activities in publishing, cultural events, real estate, and hospitality. Founded in 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 company,award-winninganfamily owned and operated for 80 years with three generations of paddlers dedicated to customer service. Kittatinny runs through the Delaware Water Gap National Recreation 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
The Barbanti Group is a locally owned and operated Real Estate firm with nearly 50 years of experience. They have unparalleled industry knowledge, experience, and local expertise. The Barbanti Group is located in Liberty, NY and services all of Sullivan County and the surrounding areas. They are the LOCAL real estate experts you’ve been looking for. They are flexible to your needs and your busy schedule and will work hard to find you your ideal property. 845-292-2800 • Barbanti.com
The Kartrite Resort & Indoor Waterpark is New York’s biggest indoor waterpark located in Monticello, NY. Get ready to be amazed as you enter their reclaimed conservatory full of rich and lush vegetation and New York’s best water adventures. Covered entirely by the world’s largest texlon transparent roof, it’s 84 degrees of summer perfection – all year long. Don’t forget the sunscreen (even in the middle of winter). It’s the ideal Catskills waterpark adventure. And it’s all included with your stay at The Kartrite! 845-397-2500 • TheKartrite.com
INVESTOR Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 19
Floral Cottage is an experienced wedding and special event florist based out of Matamoras, PA. Their goal is to bring your individual 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
Party Master- Master Group of NY has been in business for over 35 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
Sullivan County Partnership for Economic Development In the Know | Fall 202120
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 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 infrastruc ture upgrades, and encourage investments in housing, parks and recreation, and other quality of life features that attract businesses and their employees.
Stay Firmly Rooted and Prepare to Grow
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
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 GeoScienceEnvironmentalfromSUNYNew 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.
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.
by Kristine Garbarino, P.G.
housing, environmental site cleanup and redevelopment, and water and sewer infrastructure.
WITH THE POWER OF COMMUNITY SOLAR As homeowners, renters, and business owners, you have the power to make a difference with no upfront costs. Accepting enrollment for Central Hudson, Orange & Rockland, and NYSEG utility customers. (845) 414-3491 DelawareRiverSolar.com SUPPORT RENEWABLE ENERGY RIGHT HERE IN SULLIVAN COUNTY! Improve the world, and save up to 5% on your energy costs! 914-428-0010 • dtsprovident.com info@cmellp.com | www.cmellp.com Transportation Engineering Civil ConstructionSurveyingEngineeringInspection Offices in Albany and Westchester NY Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 21
Now taking dinner reservations for the holidays, make yours today. Gift cards also available! Celebrate the season with us! T I M BE RLAN D PR O P E RT IES .C O M | CAT S K I LLPR E M IE R.C O M 62 STEWART AVENUE • ROSCOE, NY 12776 | 607.290.4130 #1 in Sales & Service in Catskills Real Estate Premier, Residential, Commerical & Vacant Land Real Estate Services Residential, Commerical & Vacant Land Real Estate Services Delta provides an integrated set of professional design and support services to make your next project a success. We are your trusted partner. delta-eas.com Sullivan County Partnership for Economic Development In the Know | Fall 202122
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.
Jonathan Rouis, CPA RBTPartnerCPAs, LLP 51 Sullivan 845-888-5656Wurtsboro,StreetNY12790 Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 23
Reinventing Local Economy
One possible trend on the horizon that you should keep on your radar? Repurposing hotels and motels into coveted multifamily housing or commercial space.
Sources:community.NAR, AHLA
The National Association of Realtors recently completed a revealing research study. It surveyed groups that were already pursuing hotel/motel
It’s a tough time to be a small business owner searching for commercial space, or a person searching for housing in New York. Lumber and material costs are handcuffing builders and contractors all over the country. The National Association of Home Builders estimates that the rising cost could add up to $24,000 to the price of a new build. Additionally, the Hudson Valley is now officially a housing hot spot for those leaving New York City in the wake of the pandemic. As of October 2021, the average asking price for homes in Sullivan County was $289K, trending up 11.6% higher than last year – pricing out a lot of Hudson Valley natives. Still comparatively, this market is a steal for city dwellers used to two-bedroom apartments that are four times as pricey. This puts local companies and potential buyers (or renters) in precarious financial positions, unless they want to get inventive.
conversions across the country. According to study findings, in 65% of hotels/motels converted into multifamily housing, the rent was either 100% below market rate or a mix of below-market and market rate. Private investors are the main financiers of hotels/motels being converted into multifamily housing, accounting for 27% of the source of funding of transactions reported by NAR members. Local banks are the next biggest source of funding, and government financing accounted for 7%. Affordable housing developers also provide financing. Federal financing is available to developers who convert hotels into below-market-rate 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 extend ed-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
by Jonathan Rouis, CPA
Digging In & Breaking Ground:
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 Pleasant in its review of the $3 billion North 60 bioscience complex planned for the “North 60” site adjacent to the Westchester Medical Center in Valhalla. Its current projects include a traffic review study for the planned redevel opment of the United Hospital site in Port Chester and the upgrade of 40 traffic signals and associated roadway improvements in New Rochelle.
Member News
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.”
Charles ‘Carlito’ Holt, Managing Partner of Provident, who is joined in the new entity with Partner Brian Dempsey, noted that the firms are “a good fit,” adding: “Our 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 services include land planning and approvals, site and civil engineering, landscape architecture, and project Schwalbemanagement.said
Dempsey noted that “we have collaborated as co-con sultants 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.”
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 Castle. Among its other current projects are the conversion
Divney Tung Schwalbe and Provident Design Engineering Merge To Enhance Client Services while Maintaining Strong Regional Focus
of a former office building site to multi-family residential use at 3 Westchester Park Drive in the Town of Harrison, and the development of the Broadview Senior Living complex on the SUNY Purchase campus in Purchase.
WHITE PLAINS, NY (November 2021) — Two well-known Westchester planning and engineering firms who play instrumental roles in the land use and project design approval process for many of the most prominent 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.
Prominent EngineeringPlanning/FirmsJoin Forces
Divney Tung Schwalbe, a White Plains-based planning, civil engineering and landscape architectural firm, and Provident Design Engineering, a traffic, transportation, and civil engineering firm based in Hawthorne, have formed DTS Provident Design Engineering, LLP, effective November 1st. The headquarters will be at 1 North Broadway in White Plains where DTS has been located.
DTS Provident Partners: Andrew Tung, Gerhard Schwalbe, Carlito Holt, Brian Dempsey
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Board Member Spotlight
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.
Tri-State Drywall and Acoustical
Education: Bachelor of Science in Accounting, minored in Tax Law and Business Management.
Fun Fact: We own a house in Sullivan County on Mohican Lake and that’s where we like to spend our weekends.
Hometown: Born in Newton, NJ; raised in Sparrowbush, NY since age 2.
A
Personal: Married to Clinton Van Horn for 10 years Two teenage boys, Ryan and Cody.
Q
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.
Sullivan County Partnership for Economic Development In the Know | Fall 202128
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.
Charlotte VanHorn
Where are you located?
President and Owner
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 availabil ity of materials.
Everything has changed since the pandemic. The way that you greet people, job meetings, screening employees, cleaning tools, sanitizing just everything. Tri-State was renovating two major hospitals through the pandemic and it was scary just trying to keep everyone healthy when there was exposure. I think that our company came through it well and we now have a whole new perspective on dealing with something that is totally out of our control. Tri-State was very lucky in respect to our team. No one stopped working, no one stayed home, my entire team came together, office and field and made sure that we were able to man every project in the safest possible way.
What made you initially want to get involved with the Partnership and ultimately run for the board?
Here’s your chance to brag about your company and its people- what are you proud of?
There are a lot of very good and skilled people that sit on the Sullivan County Partnership Board that are working hard for Sullivan County. The SCP membership has many companies that offer unique services and attending the SCP functions, socializing and meeting those members is vital because they offer a wealth of knowledge and service that can be important for your company.
My company initially joined the partnership because we were completing projects like the Casino, and the Montreign Medical Center, but then we realized the potential for Sullivan County. I wanted to become more involved. I want to see Sullivan County grow and offer services that people are now traveling to Orange County to get. Sullivan County has the ability to handle large employers and still maintain that beautiful scenic landscape, giving people the ability to work but making it not feel like a job.
Has your business changed at all since the pandemic?
Any advice for women on applying for WBE status?
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Tri-State has helped complete many once in a lifetime projects: Resorts World Casino and Legoland, and it is a very good feeling to know that we were a part of it; but knowing that we have completed so many projects in the community and that Tri-State has become a household name is even better. To have members of the community and people that will use these facilities everyday feel comfortable knowing that Tri-State is part of the project feels even better. Most of my employees, both field and office have been with the company for many years and take pride in their work. Tri-State gives back to the communities that we work in such as building the new Port Jervis Youth Football League press box at Harriet Space Park, donating to the Port Jervis Soap Box Derby, donating to local food pantries, donating construction service to renovate Sullivan County daycare services. We get involved!
If you were to sit down with a new member of the Partnership, what advice would you give them to make the best use of their membership?
Know your trade well. The WBE status may help you get a project and get you out of the gate but repeat 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.
Tri-State Drywall and Acoustical team at the grand opening of new location.
CHARLOTTE VANHORN, PRESIDENT 183 JERSEY AVE PORT JERVIS NY, 12771 P: 845-856-8400 F: 845 856 TSDAINC.NET8300 Sullivan County Partnership for Economic Development In the Know | Fall 202130
RobertNYSEG Green Auto and Truck Dealership Sullivan Fire Protection Corp.
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Happy Anniversary! Thank You for Your Continued Support! YEAR ANNIVERSARY YEAR ANNIVERSARY YEAR ANNIVERSARY YEAR ANNIVERSARY5 10 15 20 Sullivan
Birchwood Lodge, Inc. Brown, Duke & Fogel, P.C. Mathes Public Affairs
Bold Gold Media Group, LP Hospice of Orange & Sullivan Counties, Inc. M&V Eagle Enterprises Waschitz Pavloff CPA
Advance Testing Company Jacobowitz and Gubits, LLP Rand TownRollingCommercialVBusCorp.ofThompson County
Bernie’s Holiday Restaurant Laborers Local 17 Lecet
3.5” x 2.5” | Maximum Font Size: 30 pt MKT-5894M-A > edwardjones.com Retirement solutions for you and yourJohnemployees.LeighIV,AAMS®,CRPC® Financial Advisor 46 Foster Road Suite #2 Hopewell Junction, NY 12533 845-227-5831 2713 Route 17M . New Hampton, NY 10958 Kitchens . Baths . Closets O: (845) 615-9410 www.HVKDC.com Over 125 years of design experience! Our Yourinfrastructure.imagination.Infinitepossibilities. We’re creating a world where “what if” can become “what is.” Our infrastructure is behind the revolutionary technologies that are transforming the way we live, work, and experience the world. With 25 years of experience and an unparalleled national portfolio of towers, small cells, and fiber, we’re bringing the world’s biggest ideas and innovations to the people and businesses that need them. ©2021 Crown CastleCrownCastle.com Sullivan County Partnership for Economic Development In the Know | Fall 202132
Financial Focus
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 your contributions to your IRA and your 401(k) or other employer-sponsored retirement plan.
Prepare for the unexpected. If you haven’t already created an emergency fund, now may be a good time to start. Ideally, you’d like to have three to six months’ worth of living expenses in this fund, with the money kept in a low-risk, liquid account. (If you’re retired, you may want your emergency fund to contain up to a year’s worth of living expenses.) Once you’ve got this fund established, you may be able to avoid dipping into long-term investments to pay for short-term needs, such as costly home or auto repairs or large medical bills.
Reduce your debt load. The less debt you carry, the more money you’ll have available to support your
What are your financial resolutions for 2022?
Don’t overreact to the headlines. A lot can happen during a year. Consider inflation – it shot up in 2021, but it may well subside in 2022. If you changed your investment strategy last year to accommodate the rise in inflation, would you then have to modify it again when prices fall? And inflation is just one event. What about changes in interest rates? How about new legislation coming out of Washington? And don’t forget extreme weather events, such as wildfires and floods. Any or all of these occurrences can affect the financial 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.
These aren’t the only financial resolutions you can make – but following them may help you develop positive habits that can help you face the future with confidence.
lifestyle today and save and invest for tomorrow. So, this year, resolve to cut down on your existing debts and avoid taking on new ones whenever possible. You can motivate yourself by measuring your progress – at the beginning of 2022, record your total debts and then compare this figure to your debt load at the start of 2023. If the numbers have dropped, you’ll know you were making the right moves.
John Leigh, AAMS CRPC Financial Advisor 46 Foster Rd Suite Hopewell2 Junction NY 12533 edwardjones.com/john-leigh845-227-5831 Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 33
HERE ARE A FEW IDEAS TO CONSIDER:
by John Leigh, AAMS CRPC
As you know, 2021 was full of challenges. We were still feeling the effects of the COVID-19 pandemic when supply chains shut down and inflation heated up. So, if you’re like many people, you might not be sorry to see the year come to a close. But now it’s time to look ahead to a brighter 2022. And on a personal level, you may want to set some New Year’s resolutions. You might resolve to improve your health and diet, and possibly learn some new skills, but why not make some financial resolutions, too?
Serving the Mid-Hudson and Capital Regions • Commercial Lending • Residential • Recognized Cybersecurity ple Mor tga ge It comes down to People Integrity, Safety, Knowledge www.CHBNY.com (877) CHBNY 15 CHB117_20 bullets/Mont pic Ad clr 8x4.875" .indd 1 10/8/20 9:35 AM IICOMMERCIALNDUSTRIALNVESTMENTREAL ESTATE SITE SELECTION Serving Sullivan County TEAM RJ Randrandcommercial.comSMITHCommercial55MainStreetPOBox668Pine Bush, New York 12566 845-744-2095 info@randcommercial.comoffice RJ Smith NYS Licensed RE Broker rj@randcommercial com John Lavelle NYS Licensed RE Broker john lavelle@randcommercial com Sullivan County Partnership for Economic Development In the Know | Fall 202134
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14 6 12 12 3 7 1 4 85 MonticelloHarris SchenectadyPearlRiver White Lake Middletown Goshen Slate Hill Salisbury Mills HopewellFishkillMountainvilleJunction Rock Hill 5 onMemberstheMap 15 9 JERSEYNEW2 11 13 Sullivan County Partnership for Economic Development In the Know | Fall 202136
46 Foster Rd Hopewell Junction, NY 12533
13 Tectonic Engineering & Surveying Consultants P.C TectonicEngineering.com 845-534-5959
11 Meeting Tree Computer Corp. MeetingTreeComputer.com 845-237-2117
845-987-6435
2885 Curry Schenectady,RoadNY 12303
5 Coldwell Banker Timberland Properties TimberlandProperties.net 845-807-2630
62 Stewart Ave Roscoe, NY 12776
Ever Wonder where Our Members are Located?
2817 Route 6 Slate Hill, NY 10973
3 Bishop Beaudry Construction BishopBeaudry.com 518-218-7744
12 Prestige Towing & Recovery Inc. ing-Recovery-123834861017692Facebook.com/Prestige-Tow845-794-8522
947 Old Route 17 Harris, NY 12742
PO Box Mountainville,37 NY 10953
7 Holt Construction HoltCC.com 845-735-4054
15 Waschitz Pavloff CPA WPcpany.com 845-794-2200 PO Box Monticello,871 NY 12701
10 Waldheim Road White Lake, NY 12786
14 Thompson Sanitation Corporation ThompsonSanitation.net 845-796-1032 PO Box 494 Rock Hill, NY 12775
300 Westage Business Center Fishkill, NY 12524
40 East Washington Ave Pearl River, NY 10965
8 John Leigh, AAMS Financial Advisor/Edward Jones EdwardJones.com/John-Leigh 845-227-5831
9 LAN Associates LANAssociates.com 201-447-6400
4 Boyce Excavating Co., Inc. BoyceExcavating.net 845-343-5400
225 Dolson Ave, Suite 304 Middletown, NY 10940
1 AFLAC.COMAFLAC
2 Armistead Mechanical, Inc. ArmisteadMechanical.com 201-345-2300
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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.
6 Cuddy & Feder, LLP CuddyFeder.com 845-896-2229
4 Blossom Terrace Salisbury Mills, NY 12577
10 Malek Properties MalekProperties.com 845-798-2300
168 Hopper Avenue Waldwick, NJ 07463
252 Main Street Goshen, NY 10924
Perfect. Fit. Results-oriented and client-centric, we are a leading multi-practice law firm in the Catskills & Hudson Valley. • REAL ESTATE • COMMERCIAL & RESIDENTIAL DEVELOPMENT • LITIGATION • ESTATE PLANNING • BUSINESS LAW 845.794.3833 www.BLSlaw.net Sullivan County Partnership for Economic Development In the Know | Fall 202138
Sullivan County Partnership for Economic Development | 845.794.1110 | SCPartnership.com 39 (845) 482 4000 • www.jeff.bank Still Banking Strong! 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 Your place or our s . Jeff Bank... Helping local businesses for over 100 years! Franklin Trapp, Producer of The Forestburgh Playhouse in Forestburgh, NY, has been an active member of the local arts community by helping local artists develop their talents and providing quality entertainment to residents and area visitors. 146 Rock Hill Dr., Rock Hill NY 12775 256.319.3470 info@ftxdigital360.com FTxDigital360.com HOW WE CAN HELP YOU Automation is the present and the future of the digital marketing industry, and that’s why we use the best tools and people to deliver desired results at amazingly affordable prices. • Goal Setting & Strategy • Customer Segmentation • Platform Selection Setup & Website Integration • Lead Management • Tracking & Reporting • Focused Targeting Relax with Automated Marketing
Thursday!Hello 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, Developer’s/Contractor’s2022Lunch Invitation SponsoredNoon-2:00OnlyPMbyNew 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
