More students score higher in math, ELA
by Kristen Guglielmo Editor
English language arts and math state test scores in grades 3 through 8 are up in the city’s public schools this year, according to preliminary data released Monday by the city Department of Education.
Overall, proficiency rates for math in grades 3 to 8 have increased by 3.5 percent compared to last year, with 56.9 percent of students now considered proficient, having a 3 or 4 out of a four-point scale. In ELA, the proficiency rate is 7.2 percent higher, at 56.3 percent.
The rates are higher than the rest of the state in both math and ELA, and reflect the highest percentage of students meeting the proficiency standards set by the State Education Department since 2012, the city said.
In grade 5, ELA proficiency went up by 15 percent, for a total of 59.7 percent proficiency, the biggest increase seen in the city’s data, while the smallest ELA proficiency was seen in grade 7, with a 0.2 percent increase. The results show that 55.3 percent of seventh-graders are proficient in ELA.
Third-grade students improved their proficiency in math by 8.4 percent, with 63.6 percent of those students scoring a 3 or 4, the largest jump in that subject. Pupils in grade 6 showed the smallest increase, at a 0.7 percent gain. An even 50 percent of those students are proficient in math.
Eighth-grade students have the lowest overall proficiency in math, with 49.2 percent of stu-
State test data shows improvements
dents scoring a 3 or 4 after a 4.9 percent increase this year.
According to the ethnic breakdown, Black students made the biggest jump in ELA proficiency overall, with an 8.3 percent improvement, and 36.4 percent of pupils scoring a 3 or 4. Asian students have the highest overall ELA proficiency in 2025, at 70 percent, an increase of 4.9 percent.
Black students also had a 4.6 percent proficiency increase in math, for a total of 38.4 percent scoring a 3 or 4. Asian students had the highest proficiency, at 79.7 percent, a 1.1 percent jump from last year.
Even multilingual learners scored better — with English language learners’ proficiency in math rising by 4.2 points for a total of 29.7 percent proficiency. Students who once identified as an ELL prior to the testing year increased their proficiency by 2.4 percent, a total of 74.3 percent proficiency.
Current ELLs saw a 4.7 percent rise in proficiency in ELA, and 12.5 percent of those students scored a 3 or 4. And 71.9 percent of students who once were an ELL are now proficient in ELA, a 6.7 percent increase from 2024.
In Queens, 59.4 percent of students are proficient in math, up 3 percent from 2024. In ELA, 58.1 percent of pupils reached proficiency benchmarks, an increase of 6.3 percent.
Students in District 26, in Floral Park, Little
Neck, Bayside and Fresh Meadows, scored higher than the rest of the borough’s school districts. In math, 79.3 percent of students across all grades scored a 3 or 4, and in ELA, 76.7 percent, up 0.8 percent and 4.8 percent, respectively, from 2024.
Scores were lowest in District 24, Glendale, Ridgewood, Maspeth, Jackson Heights and Sunnyside. There, 48.1 percent of students scored a 3 or 4 in math this year, up from 47.5 percent in 2024. In ELA, 46.7 percent of stu-
dents reached proficiency benchmarks, compared to last year’s 42 percent.
In District 25, College Point, Whitestone, Flushing and Hillcrest, 68.9 percent of students scored a 3 or 4 on the math state test, and 64.2 percent in ELA.
In District 27, which encompasses Richmond Hill, Woodhaven, Howard Beach, South Ozone Park and Rockaway, 55.8 percent of students were proficient in math, and 54.2 percent in ELA.
An even 63 percent of students in District 28, in Rego Park, Forest Hills, Jamaica and Kew Gardens, reached proficiency benchmarks in the math exam, and 61.4 percent in the ELA exam.
In Rosedale, St. Albans, Cambria Heights and Queens Village’s District 29, 51 percent of students scored a 3 or 4 in math, and 53 percent in ELA.
Finally, in District 30, encompassing Hunters Point, Long Island City and Astoria, 61.8 percent of students reached proficiency benchmarks in math, and 61.4 percent did so on the ELA exam.
The improvements coincide with a full citywide implementation of NYC Reads, launched by Mayor Adams in 2023 with a goal of strengthening literacy. The initiative relies on standardized curriculum implementation across all schools in each district, the city says, with curricula options limited to those rooted in evidence-based practices.
NYC Reads and NYC Solves, the city’s
CONZA | MCNAMARA
EDWARD R. MCNAMARA, ESQ.
State test results released Monday show that more students in New York City are proficient in English language arts and math this year than in 2024.
Station construction nears the finish line
Major upgrades on the J/Z route are almost complete, per the MTA
by Kristen Guglielmo Editor
After more than two years of work, construction at multiple century-old elevated stations on the J/Z line is almost complete.
The MTA in February 2023 announced it would implement accessibility upgrades, structural and platform improvements, new communications systems, windscreens and enhanced lighting and stair conditions at the 75 St-Elderts Lane and 85th St-Forest Parkway stations in Woodhaven, and the Cypress Hills station in Brooklyn. The renovations at the three stations occurred in phases to minimize service impacts, the MTA said.
At the 85th St-Forest Parkway station, which sits on a busy section of the Jamaica Avenue corridor, construction began on the Queens-bound side in the late winter of 2024. Once work there wrapped up, it began on the Manhattan-bound platform, leaving that stop out of service.
On July 21, service in both directions finally returned.
“I’m so happy I don’t have to walk a bunch of blocks to get home,” said Moira Bianco, who lives near the 85th Street station. “Sometimes, I’d take the subway an extra stop in the other direction and wait for the one back so I wouldn’t
have to walk with my bad knees.”
Though service has resumed, construction there is still wrapping up.
On Tuesday afternoon, contractors were on Jamaica Avenue, working on areas of the elevated platform.
In a July 22 newsletter, the MTA wrote, “When we get close enough to restore service on projects like this, we don’t sit around and wait until
everything’s perfect. We get trains into the station and find a nice quiet weekend to clean up the loose ends.”
Area residents and businesses along the corridor are itching to have their streets back after the ongoing construction, which was often loud and took up plenty of street parking.
One store owner on Jamaica Avenue, who declined to be identified,
said he felt like the ongoing work affected his business.
“People don’t want to stop in with all the crazy,” he said, referring to the construction. “They walk by, they want to get away from the noise.”
State Sen. Joe Addabbo Jr. (D-Woodhaven), whose office is on Jamaica Avenue, under the tracks of the 85th Street station, said he’s
relieved the work is wrapping up.
“I appreciate the work being done there,” he said. “But my district’s businesses — they most of all will be pleased.”
He said the construction at the station was necessary and had to be done for the benefit of the ridership, but he wished there was better coordination, especially with the area businesses.
“I love being on Jamaica Avenue because I get to speak to residents, and many were negatively impacted,” Addabbo said, adding that the lack of parking was frustrating for a lot of businesses.
A resident of 85th Street said she’s relieved she’ll have parking near her home again.
“We don’t have driveways,” said Lorena H., who declined to have her last name printed. “And because people who work on the avenue had no place to park, they’d take up the little bit we had here.”
One rider, Mohammed Adan, told the Chronicle he didn’t mind the work.
“It felt like it went on for years,” Adan said. “But the result will be worth it.”
An MTA spokesperson told the Chronicle that there are a “few last items” crews are working on, but the work should be done by the end of the month. Q
Quality-of-life cops deployed in Queens
Each precinct now has designated teams to handle resident concerns
by Stephanie G. Meditz Associate Editor
All police precincts in Queens now have officers dedicated to quality-of-life issues, Mayor Adams and NYPD Commissioner Jessica Tisch announced Monday outside of the Astoria Houses.
“Q-teams” under the department’s new Quality of Life Division are made up of cops trained to address nonemergency concerns, from derelict vehicles to outdoor drug use.
Since they launched in six pilot commands in April, Q-teams have sped up nonemergency response times, towed more than 700 abandoned vehicles and seized more than 300 unlawful e-bikes and mopeds, as per a City Hall press release.
“Right in this borough, Queens, the borough of my raising ... we’ll be seeing safer and cleaner neighborhoods thanks to our NYPD Quality of Life teams,” Adams said
at Monday’s announcement. “Our localized precinct-based teams will be helping reduce crime and improve quality of life conditions, working hand-in-hand with the community to keep our streets safe.”
Citing her experience dealing with noise, unauthorized vehicles and more, Astoria Houses Resident Association President Kimberly Elliott said quality-of-life issues are not just inconveniences, but “daily interruptions that chip at our peace, our dignity and our safety.”
“Having dedicated officers who will focus on everyday conditions that’s affecting our lives, this is exactly what our neighborhood needs,” Elliott said.
Q-teams also are trained in discretionary responses to certain conditions as an alternative to enforcement, the release says.
“This isn’t about preventing future crime. It’s about restoring present order,” Tisch said. “That means responding to the prob-
lems people are actually living with and making sure that they get fixed.”
Q-teams will come to every Staten Island precinct Aug. 18 and all housing commands Aug. 25. Manhattan, Brooklyn and the Bronx saw full rollouts in July.
Monday’s announcement also marked the beginning of the “End Culture of Anything Goes” campaign, which Adams said highlights his administration’s efforts to change the culture that has “hurt quality of life and allowed for decades of disorder” in the city, referring to barriers that prevent people with severe mental illnesses from getting help.
In the coming months, he said, City Hall will lay out a vision for how to address mental health crises on the streets.
Adams also said crime keeps going down across the city — July had the fewest shooting incidents and victims on record, as well as the lowest subway crime figures. Q
Queens has cops dedicated to quality-of-life issues, Mayor Adams and NYPD Commissioner Jessica Tisch announced Monday.
PHOTO BY MICHAEL APPLETON / NYC MAYOR’S OFFICE / FLICKR
An overhaul of century-old stations along the J/Z subway line, including the stop at 85th St.-Forest Parkway, is almost complete, according to the MTA. MTA PHOTO
Meeks talks the ‘Big Beautiful Bill’
Jamaica
congressman
by Naeisha Rose Editor
On Monday, U.S. Rep. Greg Meeks (D-Jamaica) shared his thoughts on President Trump’s “Big Beautiful Bill” and the Democratic nominee for mayor, Assemblyman Zohran Mamdani (D-Astoria), at his district office in Jamaica.
When asked how he will help area food pantries that have lost federal funding, Meeks said he won’t have the federal dollars to do so and that it will be up to the state to figure to make up the funds.
“What does that mean?” asked Meeks. “It means that the middle-class workers and homeowners’ taxes will go up to pay for some of these items.
“All of this is done to give billionaires a tax cut, which is absolutely unbelievable. The money has to come from somewhere — and where is it coming from, hardworking everyday New Yorkers and people from throughout the country.”
When asked about what are the next steps to help constituents and others struggling because of Trump’s bill, Meeks said, “win the House [of Representatives] back in 2026.”
Meeks said he believes the president knows that his policies are not well liked by the American public.
“That is why when you see my Republican
says he hasn’t had in-depth convo with AM
colleagues, they don’t want to talk to the press, they don’t want to have town hall meetings or other meetings with their constituents,” said Meeks. “He knows he is in trouble in the 2026 elections … We are going to make sure we have what we need to fight back.”
Meeks said Trump’s promise to lower the prices of items has failed and his tariffs levied against other countries across the world would only drive prices up.
“We can’t allow that to continue to happen,” said Meeks.
Several other borough Democratic Party have endorsed Mamdani, but Queens has not despite the mayoral candidate winning the borough.
When asked if he had spoken with the Democratic socialist, Meeks said he has not yet.
“I’m looking forward to that,” said Meeks. “The only conversation we had was that we will sit down [to talk].”
Meeks said he would have to have conversations with Mamdani and any other member of the Queens County Democratic organization.
“We will talk amongst ourselves and then make a decision,” said Meeks. “There are a lot of questions I have.”
The congressman did not elaborate on what his questions for Mamdani would be.
Mamdani
U.S. Rep. Greg Meeks held a media roundtable on Monday expressing his feelings on President Trump’s “Big Beautiful Bill” and Assemblyman Zohran Mamdani.
When asked if he would maintain his endorsement for former Gov. Andrew Cuomo, he said he had brief conversations with the independent mayoral candidate’s team.
“Folks in my district are disappointed in the results of the election,” said Meeks. “I have not had an in-depth conversation with him either. I may do that too.
HB chef wins competition
Chris Notaro takes Top Grill Master People’s Choice Award
by Kristen Guglielmo Editor
Chef Chris Notaro of Howard Beach recently won the 2025 Top Grill Master People’s Choice Award at Dan’s Grill Hampton, at The Clubhouse in East Hampton, LI, using his own Japanese-inspired sauce.
The competition, hosted by Food Network personality, chef, restaurateur and best-selling author Michael Symon on Aug. 2, brought together 18 top chefs and grill masters from across the tri-state area, and each attendee received a single gold coin to vote for their favorite dish of the night.
When the final tally was in, Notaro, an Italian chef who blends his culinary roots with Japanese-inspired flavors, emerged as the crowd favorite.
His winning creation was a grilled and charred hanger steak over fried rice, marinated in Notoko Sauce, Notaro’s signature sauce, first showcased at the NYC Fancy Food Show 2025 and bottled just a few
Notoko is available for purchase in more than 25 retail stores, including at locations in Howard Beach, Rego Park and Maspeth, and online at notokosauce.com.
Notaro, who is also the founder of Parmigiano On Wheels, an authentic Italian mobile dining experience, was thankful for his victory, but said his goal at the competition was not to win.
“It was just for everybody to enjoy their friends, their family and enjoy some good food that I put a lot of passion into,” he said.
Following the victory, the brand took to its page at instagram.com/notokosauce, to post clips of the competition and celebrate the achievement.
“This is a different type of circumstance with two Democrats running as independents. I have not had any real conversation with him, like similarly with Mr. Mamdani. He called me to tell me that he was disappointed with his performance during the primary.”
The other Democrat running on an independent ticket for the election is Mayor Adams. Q
Bag of guns found in HB
A garbage bag containing firearms was found last week under the Joel A. Miele Sr. Pedestrian Bridge, colloquially known to nearby Howard Beach and Hamilton Beach residents as the “Blue Bridge,” within the confines of the NYPD’s 106th Precinct.
Police said it was reported to them that on Aug. 9, at approximately 3:50 p.m., a 37-year-old male found a garbage bag containing firearms in the water under the pedestrian bridge, which connects Hamilton Beach and Howard Beach at 163rd Avenue and 99th Street, over Hawtree Basin.
Police did not specify how many firearms, or what kind, were found.
The NYPD safely recovered the firearms from the scene. There were no arrests and the investigation remains ongoing, according to a police spokesperson.
months ago.
Notoko is crafted with imported Italian olive oil, fresh lemon and lime and natural honey, delivering a sweet, smoky and savory flavor without the overpowering saltiness of traditional soy or teriyaki sauces. A versatile blend of flavor, the sauce can be used as a dipping sauce for sushi, a drizzle over poke bowls, or used to marinate fish, poultry, meat and vegetables.
“We are feeling so blessed and thankful. We loved hearing everyone’s reaction to the sauce and seeing so many people choose to give us their gold coin as their favorite dish of the night,” the post said. “Let’s go Notoko!” Q
Anyone with information is asked to call Crime Stoppers at 1 (800) 577-TIPS (8477), or, for Spanish, 1 (888) 57-PISTA (74782). The public can also submit tips by logging onto nypdcrimestoppers.com, or by texting 274637 (CRIMES) and then entering TIP577, or by going to @nypdtips on X. All tips are strictly confidential. Q — Kristen Guglielmo
Chef Chris Notaro, left, of Howard Beach, here with Food Network personality and chef Michael Symon, recently won the 2025 Top Grill Master People’s Choice Award in East Hampton, LI. Notaro’s winning dish used his signature Japanese-inspired Notoko Sauce. PHOTO COURTESY EAST27 CREATIVE
PHOTOS
All eyes are on the NYC mayor’s race
Mamdani leads the crowded field. Could that change?
by Kristen Guglielmo Editor
With less than three months to go before voters head to the polls to choose the next mayor of New York City, the race is tightening into a high-stakes showdown.
In November, Democratic socialist and Queens Assemblymember Zohran Mamdani (D-Astoria) will take on incumbent Mayor Adams, running as an independent; former Gov. Andrew Cuomo, also running as an independent after losing the Democratic primary; independent candidate Jim Walden; and Republican candidate and Guardian Angels founder Curtis Sliwa.
Mamdani, who handily beat Cuomo in the Democratic primary, is the race’s frontrunner. He’s leading in most polls by significant margins: A July Zenith & Public Progress survey of registered voters showed Mamdani with 42 percent of the vote in a five-way race, with Cuomo at 26 percent and Sliwa at 12 percent.
Mamdani also boasts a larger list of endorsements than his opponents, with support from the likes of U.S. Sens. Bernie Sanders (D-Vt.) and Elizabeth Warren (D-Mass.), U.S. Reps. Nydia Velázquez (D-Brooklyn Queens) and Alexandria OcasioCortez (D-Bronx, Queens), State Attorney General Letitia James, and a slew of more left-leaning state and city level Democratic politicians, along with District Council 37, the United Federation of Teachers and other unions.
Cuomo’s campaign website does not list any endorsements.
The race has even garnered the attention of President Trump, who has publicly referred to the frontrunner, Mamdani, as a “communist lunatic.” The New York Times recently reported that Trump was weighing “getting involved” in the race.
Some believe he would support Adams, who Trump described on July 1 as a “very good person” and added “I helped him out a little bit,” seemingly referring to Adams’ corruption case being dropped by Trump’s Justice Department.
Mamdani is in the midst of a “Five Boroughs Against Trump” tour throughout the city.
Several business executives have reportedly called on Cuomo, Adams, Sliwa and Walden to coalesce around a single candidate in order prevent a split vote among anti-Mamdani voters. Walden in a CBS interview said he would drop out in September if he was not leading.
The rest of the candidates have been trading jabs at each other since the primary — so often that it may be hard to keep up.
Sliwa told the Chronicle in an email. “My favorable ratings are much higher than Adams’ or Cuomo’s, and I am the first Republican in a generation to poll within the margin of error of winning the NYC mayoralty.”
Sliwa added that he has outraised Mamdani in the last campaign cycle.
“In contrast, Adams still can’t qualify for matching funds due to his perceived illegalities, and Cuomo didn’t get any either. We are well set to win this race in the fall,” Sliwa said.
He said that Mamdani can be beaten, “as the three Democrats — Cuomo, Adams and Mamdani” will split their vote.
“I received 28 percent of the vote in 2021,” Sliwa said. “My support has only grown since.”
On the topic of the president, Sliwa said he respects Trump, “but he should be like Switzerland and stay neutral in this race. He has a lot of other priorities to focus on, including his peace summit with Russian President Putin in Alaska.”
The Cuomo, Adams and Walden campaigns did not respond to inquiries from the Chronicle.
Phil Orenstein, the president of the Queens Village Republican Club, told the Chronicle that the club views Mamdani as “wholly inexperienced and unqualified to lead the financial capital of the world,” and that members are supporting Sliwa.
are fed up with the establishment and with rich people running the show,” Krasner said. “Look at any public opinion poll and you’ll see that most Americans think the country is run by the big money interests and they don’t like it. Mamdani’s whole campaign is geared to exactly that point of view.”
and something blue (Sliwa).”
Browne said Mamdani has an advantage right now, but things could change when most voters begin to pay attention to the campaign after Labor Day, and before early voting begins on Oct. 25. Circumstances could also change if the field thins.
Some of the more centrist Democrats, however, are hesitant to throw their support behind Mamdani. U.S. Rep. Greg Meeks (D-Jamaica), who leads the Queens County Democratic Party, U.S. Sens. Chuck Schumer (D-NY) and Kirsten Gillibrand (D-NY), U.S. House Minority Leader Hakeem Jeffries (D-NY) and Gov. Hochul are among those who have not yet endorsed a candidate.
Meeks’ office did not respond to a request for comment by deadline.
Adams has been endorsed by former governor David Paterson and the NYC Uniformed Forces Coalition 2025, and Sliwa has garnered the support of each of the borough’s Republican parties, and the members of the City Council’s Minority Caucus, including Councilmembers Joann Ariola (R-Ozone Park) and Vickie Paladino (R-Whitestone).
Just this week, Cuomo criticized Mamdani for living in an affordable unit in Astoria, arguing that it should go to someone in need, and Mamdani called on Cuomo to release the client list from his consulting business, Innovation Strategies LLC, that in 2024, reported making more than $500,000, according to Mamdani’s campaign.
“From the moment Zohran started this campaign, he has been clear about his priorities: making the most expensive city in the country affordable for everyone who lives in, works in, and loves this city,” Mamdani campaign spokesperson Dora Pekec said in a statement.
“Andrew Cuomo has built his career governing for the powerful — and now, he’s saying the quiet part out loud: he’d rather audition to be Donald Trump’s puppet than serve the working people who make our city run.”
Sliwa said he’s feeling great about the campaign at this stage.
“I’m the only candidate whose poll numbers are on an upward trajectory. I’m winning Queens, from Whitestone to Middle Village to Howard Beach and the Rockaways,”
“Curtis Sliwa is the only candidate with a realistic path to defeating Mamdani,” Orenstein said. “The public is already rallying behind him, as shown by his leading total in campaign matching funds raised.”
He said Sliwa’s coalition will grow as the Democratic vote likely will split between Mamdani, Cuomo and Adams.
On Trump, Orenstein said, “While we strongly support President Trump and value his accomplishments, his endorsement will not be a decisive factor in this mayoral race. This election is about New York City’s future and choosing the leader who can best address our local challenges.”
Several Queens-based Democratic clubs did not respond to requests for comment, though the Guy R. Brewer United Democratic Club will host Adams’ Queens borough office, opening today, Aug. 14, according to an email from his campaign.
Michael Krasner, the director of the Taft Institute for Government and Civic Education, and a former political science professor at Queens College, said via email he believes that even if Adams or Cuomo drop out, Mamdani still has a good chance of winning.
“People in New York especially
He continued, “Like Bernie Sanders and AOC, he is taking a leftwing populist line and it’s resonated very well among voters. Ironically, Trump capitalized on that same sentiment but using a right-wing populist stance.”
On Trump’s impact on the race, Krasner said, “Most of the people who support Mamdani because he’s for them and against the rich see Trump as part of the problem, as a servant of the rich, which of course is exactly what he is. For Trump to oppose Mamdani again confirms what people are already thinking, that Mamdani is their champion against the forces of oligarchy and tyranny.”
Krasner said Mamdani is overall the favorite.
“There are several political lifetimes between now and the election, but he’s a very, very capable candidate and he’s got an awesome organization,” Krasner said.
Political analyst and St. John’s University adjunct professor Brian Browne said in an email, “When thinking about the 2025 NYC mayoral election, the old phrase about a bride’s traditional wedding wardrobe aptly summarizes the current cast of characters: “something old (Cuomo), something new (Mamdani), something borrowed (Adams),
“If President Trump gets more involved in the NYC mayoral race or endorses a candidate, President Trump will certainly amplify some of the well-documented concerns about the prospect of an avowed Democratic-Socialist running the world’s financial capital,” Browne said. “Some of the world’s most influential and powerful financiers are still trying to determine what a Mamdani mayoralty could mean for their industry — and NYC writ large.”
Browne said the “ongoing rivalvy and political brinkmanship” between Cuomo and Adams is a “complex interplay of personal attacks and political maneuvering on the road to City Hall.”
“Their ongoing feud will likely shape the upcoming election, the potential impact of their competing independent campaigns on the broader political landscape, and the likely “spoiler” effect as they each appeal to overlapping voter bases, particularly Black voters and homeowners who shunned Mandani in the Primary,” Browne said, adding that from now until Election Day, people will see an increased exchange of accusations and personal attacks “as past scandals and their lingering effects are revisited.”
Election Day is Nov. 4. Q
The race for mayor of New York City is receiving widespread attention, as, clockwise from top left, Assemblymember Zohran Mamdani, former Gov. Andrew Cuomo, Guardian Angels founder Curtis Sliwa and the incumbent Mayor Adams prepare to face off in November. FILE PHOTOS, AND, RIGHT
/ X
EDITORIAL AGEP
Bike lanes on 31st St. could crush these companies
Glance at the affidavits filed by business owners and other people in Adriatic Plumbing & Heating Inc. et al. v. The City of New York et al. and you’ll get a good idea why the 21 plaintiffs are doing everything they can to stop the Department of Transportation from ruining a stretch of 31st Street in Astoria with bike lanes. The project would see travel lanes narrowed, dangerous floating parking installed and bike lanes running curbside. It’s a terrible spot for one of the DOT’s coercive, ideological undertakings.
Zeljan Ugarkovic, owner of Adriatic Plumbing and Heating, located at 35-47 31 St., explains that he has a fleet of eight large vans that back up to the building every morning so heavy equipment can be loaded onto them. With a curbside bike lane installed, they’d be forced into the street, between the girders that hold up the overhead subway. There would be room for one or two vans only. There really would not be room at all for the large trucks that deliver equipment to the building, and if they did find somewhere to park, his workers would have to lug hundreds of pounds of equipment who knows how far to get it to his building.
It would be an impossible situation, Ugarkovic says, and the bottom line is he would have to leave 31st Street, taking
his 75 employees with him. Where? Who knows?
Wherever he would go, following him would be the tractor-trailers that deliver his heavy equipment, several times a week in the winter months. They can get to him fairly easily on 31st Street from the RFK-Triborough Bridge, or even the Ed Koch Queensboro Bridge. If he moves? Who knows?
The situation for Ugarkovic is the kind of thing the DOT just glosses over in its zeal to impose bike lanes where they’re neither wanted nor needed by most people. Sure, the DOT’s “street ambassadors” visited the business to discuss the plan, he said, but, “They did not listen to a single objection that we had. We repeatedly stated that the creation of floating loading zones for trucks and vans in between the subway pillars will be completely unfeasible for us to use.”
Another plaintiff is Anthony Gulino, owner of Triboro Iron Works. His business at 38-30 31 St. is just outside the DOT’s target zone, but he reasonably believes the agency will want to extend the bike lanes to him sooner or later. And even if it doesn’t, he notes that the DOT itself says the plan is deliberately designed to discourage heavy vehicles from using 31st Street. Well, Gulino receives things like steel beams, sometimes more than 30 feet long, from big
trucks that come to him straight from the RFK-Triborough. How would they do it if the travel lane is narrowed from 14 to 11 feet, and right up against it is a parking lane that’s gone from 13 feet to 8? That’s the plan. Maybe, as Gulino fears, his suppliers simply won’t come to him anymore. That’s too bad if you want one of the gates or railings his firm makes.
It’s bad enough to install a bike lane on a street such as, say, 63rd Road in Rego Park, where it’s almost all retail and residential. Traffic jams are far worse there (a feature, not a bug), but it is possible to get a haircut or do light shopping via bicycle or on foot. It’s an entirely different matter when you’re delivering boilers or steel — or when you run a truckdriving school, as another 31st Street plaintiff does.
More reasons to oppose the bike lanes are in our July 3 and July 17 editorials against it; find them at qchron.com.
We again commend the 31st Street Business Association for standing up to the DOT. A judge has issued an injunction stopping the project for now, and we hope it turns into a full reversal. The DOT’s war on cars is out of control and must be reined in. The need for businesses such as Adriatic and Triboro goes far beyond the street they’re on. We need them. Cycling can be done somewhere else more amenable to it.
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LETTERSTO THE EDITOR
I remember VJ Day
Dear Editor:
For many of the Chronicle’s younger readers, Aug. 15, 2025, may not have much significance. But for readers of a certain age, its impact carries the weight of 8 decades. That date marks the 80th anniversary of the end of World War II, an event known as VJ (Victory Over Japan) Day that occurred one week after my sixth birthday. I still have vivid memories.
Immediately after news of Japan’s surrender came over the radio, my Kew Gardens Hills neighborhood erupted into pandemonium. People pounded their car horns, set off fireworks, cheered, wept and literally danced in the streets. They held block parties that lasted well into the night. This was the happiest I have ever seen Queens residents up until the New York Mets won their first World Series in 1969.
Among those celebrating were my parents and my aunt Sarah, who served with the Army’s Counter-Intelligence Corps during the war. All veterans were welcomed home as heroes.
VJ marked the end of four years of fighting that claimed over 400,000 American lives. It also meant the end of wartime restrictions, such as food and gasoline rationing. People could resume their normal lives. Everyone hoped for a permanent post-war peace, which sadly did not happen.
Less than eight months later, on March 5, 1946, British Prime Minister Winston Churchill signaled the start of the Cold War by warning
about the Soviet Union’s conquest of Eastern European nations. “From Stettin in the Baltic to Trieste in the Adriatic, an Iron Curtain has descended across the Continent,” he declared in a speech delivered at Fulton, Mo. The Cold War erupted into a hot war in Korea on June 25, 1950, a conflict that claimed 36,000 American lives before it ended three years later.
Peace was wonderful during the short time that it lasted, but the marvelous memory of VJ Day will stay with me forever. I hope that many of this newspaper’s readers of all ages will also remember and celebrate that day.
Richard Reif Kew Gardens Hills
Reforming the SHSAT
Dear Editor:
The Specialized High School Admissions Test may be a multiple-choice exam but this challenge is not. The problem of our racially imbalanced specialized high schools requires a really long answer.
Here’s the required reading. In 2018, the
Brooklyn Tech Alumni Foundation produced a 136-page essay, available at tinyurl. com/32tesvd9, proposing solutions and citing data proving success.
One cited factor was the foolish citywide cut of Gifted and Talented programs. To compensate for this kind of loss, Brooklyn Tech created the Middle School Science and Technology STEM Pipeline Program. This program targets the middle school student, the same strategy as in Season 4 of “The Wire,” which explored a troubled public school system. It resembles excellent School-Within-A-School programs that historically worked.
One was College Discovery and Development, a program that offered a rigorous course of study. The other was the Gateway to Higher Education Program at Jamaica High School, primarily funded by the Aaron Diamond Foundation, a program that became the Queens High School for the Sciences at York College. These programs reduced class sizes, ha d principals who recruited motivated faculty and gave students the feeling that they really mattered. Brooklyn Tech also “developed a “Tech
LETTERSTO THE EDITOR
in the Middle” project, which brought middle school students into the building for special sessions and tours. Townsend Harris High School partnered with ACORN, the Association of Community Organizations for Reform Now, in the 1990s with a similar initiative.
Students from underrepresented communities often choose to not apply to schools that they imagine will be unfriendly places. A middle school introductory experience can counterbalance that fear.
The Queens Chronicle is right when it counsels that “the city must redouble its efforts to prepare Black and Hispanic students for the test and for the work that follows admission” (“SHSAT and other top schools,” Editorial, Aug. 7). Common sense initiatives will work.
Debra Michlewitz Bayside
Open cat-petting shops
Dear Editor:
Japan and Europe have stores called “cat cafes,” where people pay to go in and pet cats for an hour or more. If New York City Animal Care Centers were to open a few of these they might actually make money and be able to adopt cats out, too. The shelter might even make money and give people jobs and get more animals adopted out.
Alexander Glatt Woodhaven
Face it — pot’s legal
Dear Editor:
New York State really dropped the ball with the legalization of cannabis. First it took a long time to get stores up and running; then there was such a small number of stores open in the whole state. Now many of the stores that were approved must relocate because they are too close to a school.
All of this has been a great hardship on business owners, farmers and investors. All the while, the illegal shops and the old black market have been making all the money and denying New York State of tax dollars.
By keeping legal shops 500 feet from a school, house of worship or a playground, people are saying they don’t want it in their neighborhood. How do these people feel about alcohol, cigarettes and adult magazines? All are illegal for those under 21 but are sold on every street. How would these people feel if they had to travel miles to get a beer and a cigarette?
Remember, prohibition of alcohol was a big failure, and just as with cannabis, the only thing accomplished was turning millions of Americans into criminals.
Richard Polgar Maspeth
Write a Letter!
We want to hear from new voices! Letters should be no longer than 300 words and may be edited. They may be emailed to letters@qchron.com. Please include your phone number, which will not be published.
Homeless all aboard
Dear Editor:
NYC has a housing and homeless crisis. So many people are living in the streets, subways and under parkways, etc. The city has no place to put them.
When we go out to war, we have battleships to house the men and women, providing them with food and shelter. When vacationers go on a cruise ship they are also provided with food and shelter, plus entertainment. And many people live on houseboats.
I recently heard they are going to sink a ship off the coast of Florida, using it as a reef. It’s called the SS United States. For 30 years it was docked in Philadelphia. How stupid is this idea, when you can use that same ship to provide shelter for the homeless? You don’t have to invest in building homes and you don’t have to worry about finding property in crowded neighborhoods. All they have to do is dock the ship at one of the ports around Manhattan.
Many people who are homeless refuse to live in shelters because of all the negative things that take place. I guarantee that living on a ship with your own private room will make the homeless get off the streets and move on in. This is so much more humane than living on the streets. These unfortunate people would most likely take care of their homes because they would have their own space.
This issue should be addressed. To me, common sense seems to be fading in humanity.
Antoni Capozello Laurelton
Thanks for the prayers
Dear Editor:
I would like to thank fellow letter writers Thomas and Constance Dowd from Oakland Gardens, for their most kind Aug. 7 letter headlined, “Prayers for the Bedells.” In it they sent their warmest regards to me after hearing of my diagnosis of stage 4 cancer, and to my wife, who also has medical problems, and wrote, “God be with you both!”
I thank you both, Mr. and Mrs. Dowd, sincerely.
Frederick R. Bedell Jr. Bellerose
Hamas risks civilians
Dear Editor:
Prime Minister Benjamin Netanyahu of Israel appears to have succeeded militarily in Iran but failed to achieve the release of the hostages and a truce in Gaza. The reason for these opposite outcomes is that the Iranian government values the lives of Iranian civilians, while the Hamas government has willingly sacrificed the lives of thousands of civilians in Gaza.
To safeguard the lives of civilians, the government of Iran has located its military facilities and soldiers away from civilian populations. In contrast, Hamas has embedded its military infrastructure and operatives in and under civilian infrastructure and populations. Hamas fighters generally eschew uniforms except when displaying emaciated hostages in front of cameras.
Israel does its best to avoid civilian casualcontinued on next page
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The Feast of the Most Blessed Virgin Mary of the Assumption
Vigil Mass - Thursday, August 14, 2025 at 6:30pm
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Friday, August 15, 2025, Mass at 8:30am, 12:00pm and 6:30pm
Traditionally on her Feast Day, flowers are brought to church and placed in front of her or in honor or memory of a loved one. The flowers can be brought to church on Thursday and Friday.
Trip to St. Joseph Shrine
Thursday, August 21, 2025
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LETTERSTO THE EDITOR
ties, issuing evacuation orders before military strikes. By condemning Israel and absolving Hamas of any responsibility for civilian suffering in Gaza, the world has granted immunity to Hamas for deliberately disguising military facilities as civilian structures.
Theodore Sheskin Flushing
Diplomatic impunity
Dear Editor:
The upcoming meeting between President Trump and Vladimir Putin to discuss the current war and the future of Ukraine without Volodymyr Zelenskyy being present is like the Berlin Conference, where the European powers met and divided up the African continent for their benefit. Will the U.S. and Russia gain land and other resource benefits at Ukraine’s detriment?
After the meeting with Putin, Trump will berate Zelenskyy to accept the terms of the Alaskan deal because he doesn’t “have the cards” for a better outcome.
Glenn Hayes Kew Gardens
Vicious and vindictive
Dear Editor:
I am appalled to learn that the White House pictures of both Presidents Bush and President Obama were moved from the entrance, where we all could see them, to a place high up where we cannot.
President Trump had a contentious relationship with these men, but it is not his place to do this since he is not the king or dictator. His personal feelings must not interfere with his respect for these men. A terrible, vicious person Trump is, and vindictive in every way.
Cynthia Groopman Little Neck
Revisionist extremism
Dear Editor:
Hatred is defined as extreme dislike or disgust. When individuals rally around such behavior, going so far as to make themselves feel superior to others, making accusations that they understand history better than their peers, something needs to be addressed.
The ease of criticism in our society is now at everyone’s fingertips. Hatred has risen to the point of becoming a form of self-defense against people, places and things, one so powerful it turns into violence.
Those people inclined to believe America can be compared to Nazi Germany, simply because they don’t like our president, or the policies being implemented by his administration, need a serious lesson in reality. Being opposed to reinforcing law and order and reinvigorating our economy,
damaged by past administrations more interested in making deals to line their own pockets, illustrates a lack of understanding what is happening in our country. To continue supporting that kind of behavior reduces the understanding of democracy.
Bitterness and misery over not getting one’s own way can be traced to mental illness more than any kind of rational thinking. Reaching for comparisons that lack respect for the horrors of the Holocaust borders on insanity. It depicts a kind of hatred so immoral and desperate, it turns into fodder for those who want violent revenge. Though tolerating ignorance is an obligation in today’s society, in order to preserve our democracy, we the people must unite against such hate-filled rhetoric.
Craig Schwab Glendale
Big lies and great evil
Dear Editor:
President Trump’s attack on America started with the insurrection on the Capitol police and the senators, with one police officer murdered and the vice president almost hanged for not going along with one of many Trump’s Big Lies. Then he exiles and kidnaps people on American soil, while using Gestapo tactics and breaking the law, exiling them to El Salvador without lawyer representation.
We see the demolition of the systems at the pentagon, weakening the United States, attacking our lawyers and judges, 401(k) plans, Social Security and education, and trying to erase American history, while making a planned recession. Americans are losing their jobs and homes and freedom of speech.
Trump blames others and immigrants, while he is destroying America.
Jesus is a healer, and he fed the people. But Trump wants to take health benefits from the elderly and disabled veterans and children, as well as food. Americans will die. All who signed that bill will have American blood on their hands, which doesn’t wash off. Ask Pontius Pilate.
The Big Beautiful Bill is ethnic cleansing.” Trump said Hitler had some good qualities. What a sick thing to say. Vice President JD Vance once called Trump a Hitler. If it walks like a duck and it waddles like a duck, well?
Trump takes a $400 million plane for himself, and then takes food, medicine and doctors from the elderly and disabled, along with social security. The American people deserve better than this. Hitler was an abomination and is in the fiery pit he chose.
Trump is Putinizing an America under siege, where he buys a Supreme Court judge with his upside-down American flag, and now term limits for them, too.
Albert Ross Glendale
City launches student loan reduction program
by Kristen Guglielmo Editor
A first-of-its-kind municipal student loan reduction and college savings assistance program could potentially help New York City residents keep $1 billion in their pockets, according to an Aug. 7 announcement by Mayor Adams, city Department of Consumer and Worker Protection Commissioner Vilda Vera Mayuga and Department of Citywide Administrative Services Commissioner Louis Molina.
The program builds on the city’s partnership with Summer — a company that helps borrowers navigate student loan repayment options — that helped wipe out $360 million in student loan debt for 100,000 public servants through enrollment in the federal government’s income driven repayment plans and the Public Service Loan Forgiveness Program, according to the Mayor’s Office.
The program will be expanded to offer an estimated 1.4 million New Yorkers who have student loan debt or are enrolling in college with assistance on managing existing loans with lower monthly payments.
It will also offer specialized assistance
for approximately 1.6 million parents and guardians of college-bound children in how to bring down the cost of a college education, the city said.
The initiative, funded by the city at roughly $12 million in its first year, is estimated to reduce annual student loan payments by an average of $3,000 per year, and $7,000 per year for clients with advanced degrees. It will also help participants save up to $10,000 per child on total education expenses.
One may visit Summer’s website, at meetsummer.com/nyc-saveoncollege, to verify eligibility.
“We are lowering costs for families, helping them connect to debt relief, and making our city the best place to find opportunity, raise a family, and live the American Dream,” Adams said in a statement.
“Student loan repayment and college cost planning are increasingly complex processes to navigate,” said Will Sealy, the founder and CEO of Summer. “Thankfully, the city of New York is stepping up to provide additional access to resources, tools and programs to reduce that complexity.” Q
QC awarded state ed grant
Queens College has been awarded a grant as part of the state’s education workforce investment, efforts to expand opportunities for New Yorkers interested in becoming educators in critical shortage areas, Gov. Hochul’s office announced last Friday.
The CUNY school will receive one of two grants totaling $4.5 million, Hochul’s office said, awarded under the Upskilling Paraprofessionals Program. SUNY New Paltz was the other recipient.
Funds granted through the Upskilling Paraprofessionals Program, which also
Test scores
continued from page 2
math initiative, were expanded to an additional 186 schools across 14 districts this past spring.
“These academic gains in English Language Arts and math are a testament to what’s possible when we invest in our young people and believe in their potential, and we are proud of our students, teachers, and the entire school community,” Mayor Adams said in a statement.
“These results show that when we set high expectations for our students and give our educators the right tools, our kids rise to the
helps teaching assistants, are used to expand existing programs, as well as develop and implement new programs that recruit and support paraprofessionals and teaching assistants who are obtaining initial teacher certification through a registered baccalaureate-level teacher education program.
“CUNY is proud to build and strengthen New York’s teaching workforce and remains grateful to Gov. Hochul for investing in this critical industry,” CUNY Chancellor Félix Matos Rodriguez said in a statement. Q
occasion,” Schools Chancellor Aviles-Ramos said. “The gains we’re seeing are proof that initiatives like NYC Reads and NYC Solves are delivering for our children. ... This is what happens when we stay focused on evidence-based instruction and never lose sight of what’s possible for our young people.”
Asked for comment on the scores, UFT President Michael Mulgrew said the results are a testament to the “hard work by New York City educators and our students.”
Mulgrew added, “I also want to acknowledge that this success would not have been possible without Schools Chancellor Melissa Aviles-Ramos, who fought the DOE bureaucracy to make sure the needs of students and school communities came first.” Q
Elderly woman with dementia targeted
KG Hills resident deed theft victim; one suspect arrested, another is on the run
by Naeisha Rose Editor
A recently deceased Kew Gardens Hills widow was the victim of a yearslong deed theft scheme, according to the office of state Attorney General Tish James.
Renuka Bherwani, who died in June, was targeted in the final years of her life as she suffered from dementia, the OAG said.
Victor Quimis, 39, of Queens was arrested and arraigned for grand larceny, two counts of offering a false instrument for filing, residential mortgage fraud, money laundering, criminal possession of a forged instrument and scheme to defraud on Aug. 4, said a spokesman for the OAG via email. His alleged accomplice, Deepa Roy, 68, of Manhattan, is on the run and will be hit with the same charges, the office said.
If convicted, Quimis and Roy both face more than eight to 25 years in prison.
The case is the first one brought under the state’s new deed theft law James pressed for.
“Deepa Roy and Victor Quimis preyed on an elderly widow in hospice to steal the home she owned for nearly 40 years,” said James in a statement. “Cases like this one are exactly why I fought to advance new laws empowering my office to prosecute deed theft and protect New Yorkers’ homes.”
In 2020, Bherwani was receiving in-home care from health aides at the house she had
owned with her husband since 1986, said authorities. Two years later, her husband, Mohan Bherwani, passed away, and that is when Roy allegedly began visiting the victim at her residence, telling aides she was a friend to the woman.
In summer 2024, Roy allegedly attempted to persuade Bherwani’s aides to allow her to live in a spare room in the home, but Kamal and Sabita Bherwani, the victim’s son and daughterin-law, whom she granted full power of attorney to manage her affairs in March 2021, rejected the request, said prosecutors.
The rejection did not stop Roy, who along with Quimis, allegedly forged a deed with Bherwani’s signature transferring ownership of the home to them for free, said the OAG. A licensed Nassau County notary’s signature was allegedly forged and a stamp was incorrectly dated on the document.
Roy and Quimis allegedly took things a step further by forging Bherwani’s signature on a number of other required real estate transfer documents, including a registration for water and sewer billing from the city Department of Environmental Protection, said prosecutors. By December 2024, they allegedly used a second forged deed to transfer ownership of the home to Hunter Studios & Developer Corp., a Glendale corporation owned by Quimis, by forging the same notary’s signature.
Quimis allegedly obtained a mortgage for
$552,500 via the second deed, used some of the funds to pay off Bherwani’s remaining mortgage and liens that were in Quimis’ name, and then laundered the proceeds by transferring the $312,037.57 to his corporation’s bank accounts, said authorities. He allegedly gave Roy at least $15,000 for her role in the deed theft via a bank check with a memo line stating, “Per agreement,” and used the rest of the money for his personal benefit.
It was snail mail from the DEP congratulating Quimis on becoming the “new owner” of the home and providing instructions on how to set up an online account to pay bills that alerted Bherwani’s son and daughter-in-law to the alleged scheme. The family members reported it to the OAG shortly after.
Adams touts housing gains
About 5,400 new homes expected for borough
by Naeisha Rose Editor
Mayor Adams touted his administration as the most prohousing earlier this month.
On Aug. 1, his office announced the city broke multiple records with 426,800 units of housing created, preserved or planned for fiscal year 2025.
The total number of new construction and preservation of affordable homes for FY 2025 is 33,715. Of the 33,715 homes, 28,281 were financed by the city Department of Housing Preservation and Development and the Housing Development Corp.
Adams’ office said 5,434 apartments were renovated through the New York City Housing Authority’s Permanent Affordability Commitment Together program.
Over the course of FY 2025, the Adams’ administration says it produced the most affordable rental units in the city’s history, produced the most affordable housing for formerly homeless households for the third fiscal year in a row, placed the most
homeless New Yorkers into permanent affordable housing for the third fiscal year in a row and connected the most New Yorkers to affordable homes through the city’s housing lottery, also for the third fiscal year in a row.
The city expects 82,000 new homes via City of Yes, 47,100 from Neighborhood Rezoning
Plans, 25,500 from additional public and private rezonings, 31,000 via redevelopment of public land, 5,500 from the NYCHA PACT, 1,800 from the NYCHA Trust and 4,100 via the Green Fast Track Homes and Office Conversion Accelerator.
“Others may have talked about affordable housing, but we actual-
State Sen. John Liu (D-Bayside) thanked James for cracking down on property theft.
“Whether it’s deed theft or squatter fraud, those who exploit vulnerable homeowners to steal their homes must be met with the full force of the law,” said Liu in a statement. “These are among the most devastating crimes a homeowner can face, and sadly, that nightmare came true for this elderly widow. Many thanks to Attorney General James for holding these perpetrators accountable ...”
Borough President Donovan Richards also commended James for championing the state’s new law.
“Deed theft not only hurts those who have their homes stolen, it also robs all homeowners of their peace of mind by instilling fear that the homes they have worked so hard for might be stolen next,” said Richards in a statement.
Bherwani’s family will be able to get the deed to the home after there is a conviction in the case, said the OAG spokesman.
If anyone has been a victim of deed theft, he or she is encouraged to contact the OAG by calling 1 (800) 771-7755 or emailing deedtheft@ag.ny.gov. People may also file a confidential complaint at shorturl.at/BQhGf.
“I will continue to use the law as both a sword and a shield to stop these despicable crimes and ensure this home is returned to the Bherwani family,” said James. Q
Howard Beach Feast returns to St. Helen
It’s back! The annual feast has returned to Howard Beach this week with plenty of fun for the whole family.
ly built it,” said Adams in a statement. “Others may have talked about citywide rezoning, but we actually passed it. Others may have talked about taking on our city’s housing crisis, but we actually did it, and we’re continuing to do it every single day.”
What does this mean for Queens?
HPD financed the production of approximately 4,700 units in the borough for FY 2025, said Adams’ office. About 2,450 units were new construction and roughly 2,200 units were preserved.
Once the Uniform Land Use Review Procedure is finished and if the City Council approves the proposal later this year, the Jamaica Neighborhood Plan would result in the construction of about 12,000 housing units and the One LIC Neighborhood Plan about 14,700 units, said City Hall. About 700 homes were approved by the City Council in site-specific rezonings last year from private developers in the borough.
There is no borough breakdown for COY, added City Hall. Q
Sponsored by Councilmember Joann Ariola (R-Ozone Park) and the Howard Beach Lindenwood Civic, the event promises thrilling rides, games and prizes, fair food, music and more, all at the St. Helen Roman Catholic Church parish grounds, at 157-10 83rd St., running now through Aug. 17, from 5 to 11 p.m.
One may visit the civic’s Facebook page, at tinyurl.com/bdz7mp9e, for more information. Q
Correction
The Aug. 7 story “Mayor has trash feud with Council” misstated which office estimated how many people would qualify for a bin rebate. It was the Mayor’s Office of Management and Budget. We regret the error. Q
A widow from Kew Gardens Hills was the target of a deed theft scheme. GOOGLE MAPS IMAGE
An illustrative vision of Hillside Avenue and 150th Street via the Jamaica Neighborhood Plan. IMAGE COURTESY DEPARTMENT OF CITY PLANNING
The Creedmoor housing compromise
QV mixed-use development project will have 2,022 units
by Naeisha Rose Editor
Elected officials representing parts of Northeast and Eastern Queens announced last Tuesday that Empire State Development, the state’s economic wing, has come to a compromise regarding the density of the Creedmoor Mixed-Use Project.
For more than two years, a large number of residents have expressed their concerns with the proposal to transform more than 50 acres of the Creedmoor Psychiatric Center campus in Queens Village into a densely populated housing complex.
Since Feb. 2, 2023, most residents expressed they wanted 1,000 housing units in three- to four-story buildings rather than the state’s initial proposal of 2,873 units on 58 acres in buildings up to eight stories.
The initial plan proposed 1,633 units for purchase and the remaining 1,240 for rent, said ESD. The further breakdown of units would have included 813 elevator co-ops (six to eight stories), 536 walk-up co-ops (three to four stories), 186 triplexes (three stories) and 98 semidetached two-family homes (two stories).
Available for rent would have been 377 senior housing units, 431 supportive housing units and 432 affordable lottery units, all of which would be six to eight stories, the agency said previously. Set aside for veterans would be 108 supportive and 57 affordable units. The number of units was reduced to 2,775 by July 2024.
In 2023, most residents were able to get ESD to nix plans for big box stores at the site and requested ADA senior housing, veteran housing, affordable housing, a healthcare facility, a recreational center with a pool, a school, parking, transit access to subways and the LIRR and options for homeownership. What they didn’t want at the site was a prison complex, homeless shelter or buildings more than four stories.
ESD told the Chronicle the proposal now calls for 2,022 housing units; 1,045 of those units will be
available for homeownership and 977 for rental. There will be 412 senior units, 278 supportive (78 will be for veterans) and 288 that are affordable. The housing complex would have 2,482 parking spaces distributed amongst garages, lots, driveways and street parking.
The project would have two-story residences on the eastern portion of the site to mirror the form and bulk of the residences within the Bernard Fineson campus adjacent to the site and the existing residences in the vicinity of 83rd Avenue between 240th and 243rd Streets, said ESD. Three-story triplexes would be on blocks adjacent to the two-story homes.
Buildings between four and six stories would mostly be along and near Hillside Avenue, continued ESD. The area with the highest density, seven- to eight-story buildings, would be along Avenue C and around the Town Center open space.
“The revised plan for the Creedmoor campus reflects our productive collaboration with local elected officials and community members since the planning of this project began in 2023 with community visioning workshops,” said Matthew Gorton, an ESD spokesman, via email. “We appreciate their continued engagement and input in shaping a development that balances community priorities with housing needs, including homeownership opportunities, affordable housing, supportive housing, and housing targeted for seniors and veterans.
“We look forward to advancing through the approvals process later this year and continuing our partnership with the Queens community as we move this important housing project forward.”
When asked if the Queens Bus Network redesign would be able to accommodate people who live there, Gorton said the MTA routinely monitors use of its bus network to understand user demand and patterns. As the project’s development phases occur, ridership numbers on the bus
Empire State Development, the state’s economic wing, and elected officials representing Eastern and Northeast Queens have reached a compromise regarding the number of housing units for the Creedmoor Mixed-Use Project in Queens Village. Residents who live near the facility, above, are pleased that the development will have fewer units. Queens Power, a group of more than 40 organizations, however, sees the reduced number as a setback in addressing the city’s major housing crisis.
routes that service the site will be captured through the monitoring program. As is standard practice, the agency will use the ridership data to inform the need for any changes to the bus network.
Assemblyman Ed Braunstein (D-Bayside), state Sen. Toby Ann Stavisky (D-College Point), Councilwoman Linda Lee (D-Oakland Gardens) and U.S. Rep. Tom Suozzi (Nassau, Queens) were pleased about the significant reduction in density of the proposed project.
“From the day the state first announced its intent to redevelop the Creedmoor Campus in Eastern Queens, I said that the final project must prioritize the needs and concerns of the local community,” said Braunstein in a statement.
Stavisky thanked Gov. Hochul and Hope Knight, president and CEO of ESD, for coming to the table and listening to residents who live near the complex.
“The changes made allow for senior housing to be built more quickly and preserves the number of units for our veterans,” said Stavisky in a statement. “I believe that the changes to this project are a fair compromise that continues to meet the need for housing in our State.”
Lee said it is important to address the longstanding housing crisis, but in a way that is sustainable to those in Eastern Queens for generations to come.
“My colleagues and I have consistently emphasized that any development on the Creedmoor campus must reflect community values; supporting older adults’ desires to age in place and offering truly affordable paths to homeownership, all without straining our public infrastructure.
I’m cautiously optimistic that the revised plan, with its reduced scale, better aligns with these priorities,” said Lee in a statement.
Lee’s office said there needs to be less strain on the aging infrastructure, as evidenced by flooding that took place in her district about two weeks ago.
“The project will create vital new homeownership opportunities but also empower seniors to age in place and inspire young people to remain in our community,” said Souzzi in a statement. “This balanced approach reflects our shared vision for a stronger, more inclusive future.”
Community Board 13 Chair Bryan Block, Mark McMillan, its district manager, and Corey Bearak, the Land Use Subcommittee on Creedmoor chair, thanked the elected officials for standing with the community and not allowing the area to be further saturated with supportive housing.
The new plan proposes that 20 percent of units would be dedicated toward housing people with mental illness instead of 35 percent.
The eastern parts of Queens have been inundated with supportive housing and shelters, civic leaders say, while Community District 5 and 6 were identified as having zero percent of shelters in 2019, according to research conducted by City Limits.
“From the outset of its advocacy and participation in this process, Queens Community Board 13, in consultation with its communities, developed priorities, including low to medium density development, and needs, including housing for our seniors, our veterans and young adults and families starting out,” said the CB 13 leaders in a joint state-
ment. “We understood how our sound approach would enable existing homes occupied by empty nesters or single adults to become available for new and growing families when current occupants welcome an opportunity to shift to alternative housing not previously available in a community they prefer not to leave. The new plans better reflect our community’s vision.”
The Rev. Patrick O’Connor, cochair of Queens Power, a group of more than 40 nonprofits, faith communities, schools and unions, said via email that the compromise reflects the kind of narrow civic obstructionism that has helped drive the city into its worst housing crisis.
“Every unit lost is one more family pushed out of NYC,” said O’Connor. “We are calling on Governor Hochul to replace those lost units with other units on a buildable site as soon as possible.”
Borough President Donovan Richards said that at the end of the day, the city cannot talk its way out of the historic housing crisis — it must build its way out.
“That is exactly what we will be doing at Creedmoor, to the tune of thousands of badly-needed new, affordable homes for this community,” said Richards via email. “I thank Governor Hochul’s administration, especially state Director of Operations Kathryn Garcia, for their unwavering partnership in developing the Creedmoor master plan. And I applaud my colleagues for getting on board with this innovative, impactful effort to put roofs over the heads of Eastern Queens families.” No start date was given, but the project is still anticipated to be completed by 2040. Q
PHOTOS BY NAEISHA ROSE
Real estate firm’s lawyer says rent guidelines law keeps changing Zara Realty sued by OAG, HCR commish
by Naeisha Rose Editor
State Attorney General Tish James and Homes and Community Renewal Commissioner RuthAnne Visnauskas announced in a press release last Wednesday that they had filed a lawsuit against a Queens realty company.
The lawsuit says Zara Realty Holding Corp., its principals and affiliated entities, which are located at 166-07 Hillside Ave. in Jamaica, allegedly violated rent stabilization laws by overcharging tenants, primarily in Jamaica, along with some in Elmhurst, Flushing and Woodside, who paid rent via the city Department of Social Services housing subsidy program.
With the lawsuit, the Office of the Attorney General and HCR intend to stop the firm from charging or collecting illegally inflated rent; identify former and current tenants who were illegally overcharged; refund all illegally collected rent to former and current tenants; pay damages to all former and current tenants; and correct all rent registrations with HCR and issue new leases to tenants.
“While hardworking families are battling an affordable housing crisis and fighting to make ends meet, Zara Realty shamelessly took advantage of vulnerable tenants,” James said in a statement. “New Yorkers should not have
to worry that their landlords are willfully deceiving them just to line their own pockets. Let this be a warning: any landlord who tries to cheat their tenants and evade our rent stabilization laws will be hearing from my office.”
The affordable housing crisis is reflected in the dearth of available apartments.
The New York City Housing & Vacancy Survey for 2023 revealed that the Big Apple’s vacancy rate is at a low of 1.4 percent.
At an Empire State Development meeting on Dec. 19, 2024, the economic agency said that Queens’ vacancy rate was 0.9 percent in 2023.
Visnauskas said HCR’s Tenant Protection Unit is fighting for New Yorkers every day by protecting them from predatory landlords who try to illegally overcharge their tenants and defy the state’s rent laws.
“The message from our office and Attorney General James is clear — if landlords fail to abide by the rent laws, if landlords seek fraudulent rent increases, or initiate unlawful evictions — we will not hesitate to take action on behalf of millions of rent-regulated tenants in New York,” said Visnauskas in a statement.
One DSS tenant cited in the suit had signed a one-year lease but allegedly had the rent increase by 8 percent despite the legal limit being 3.25 percent, according to James’
office. The rent was allegedly raised again the following year by 44 percent.
The Rent Guidelines Board sets the limit on rent-stabilized units.
Another tenant who was supposed to have rent frozen at $1,500 alleged his or her rent was raised, said the suit.
The suit also alleges that when some of the tenants’ rent was allegedly raised beyond the 3.25 percent limit or when it was supposed to
be reduced or frozen due to lack of maintenance, they decided to not pay, only to get sued by Zara Realty.
Adam Leitman Bailey, a residential and commercial real estate lawyer representing the real estate firm, told the Chronicle he found the OAG’s press release on the matter to be inappropriate.
“Even though the attorney general has
continued on page 22
A residential housing complex owned by Zara Realty on 149th Street in Jamaica. GOOGLE MAPS IMAGE
Multiple culprits in bee death patterns
Mites,
pesticides and more have had impact; honey fest set for Aug. 19
by Stephanie G. Meditz Associate Editor
As summer winds down and harvest season begins for many hives, one thing is clear — honey bees have had it rough this year.
Commercial beekeepers earlier this year saw colony losses of more than 60 percent since the previous spring, according to an article from the U.S. Department of Agriculture’s Agricultural Research Service, which was submitted for peer review in June. Many colonies were failing in January, when researchers screened for known pathogens and parasites.
The agency found “unusually high levels” of viruses spread by Varroa mites. A subsequent screening found that the mites in collapsed colonies were resistant to a popular miticide. While viruses are a “likely end-stage cause” of colony deaths, nutritional stress and agrochemicals also may have been major contributors, the USDA said.
“There are all these diseases, and so all of those are stressors for bees before you even get to pesticides, which is, I feel like, what we hear the most about,” Mitchell Baker, a professor at Queens College who teaches courses on entomology and agro-ecology, told the Chronicle in the spring. “And the pesticide load is probably real as well.”
Beekeeping has become increasingly popular over the years, and many Queens residents and venues tend their own hives. Some even celebrate their bees with events, including the annual honey harvest festival at Flushing’s Voelker Orth Museum Aug. 19.
Anthony “Tony Bees” Planakis, a retired NYPD detective who served as the department’s unofficial beekeeper, said mites caused him to lose most of his hives last year, after he got surgery that kept him from going out to tend to them. Treatments help, he said, and maintaining strong colonies and a strong queen can make survival possible.
But mites are hardly the only problem bees face. Planakis often sees flags in the grass denoting pesticide use when he walks around his neighborhood of Rego Park, he told the Chronicle Monday.
“It’s getting hotter and hotter in this area here right now with the bees,” he said. “Because of that, pesticides and the weather wasn’t really with us during the growing season ... it was overcast and wet quite a bit, so that discouraged the bees from coming out.”
such as Mitchell Baker, far right.
trouble navigating and finding their way back? Is that bad because it weakens them just enough that these other parasites are now more deadly?” Baker said. Neonicotinoids also can accumulate in soil for years, meaning even fields left fallow will be somewhat toxic after the systemic insecticide is used.
Bees from all over the country also can exchange parasites when they interact while being transported for pollination. More than half of the country’s honey bees are shipped to California every year to pollinate crops such as almond groves, Baker said.
Since honey is an easy commodity to fake, he explained, it is not as profitable as it once was, leading large beekeepers to make their living by renting our their hives for pollination. But all that travel adds up.
“They spend a lot of time in trucks. They spend a lot of time being fed corn syrup,” he said. “And it’s funny, the evidence for corn syrup being worse for you than cane sugar is not well-established for people, but for bees, it is.”
“It’s not just honey bees that are in decline. It’s pollinators in general ...”
— Mitchell Baker, professor of entomology, Queens College
Baker said neonicotinoids, a systemic, water soluble pesticide class commonly associated with bees, can be better and safer to control “natural enemies” than other types. They do not get sprayed or leave residue on leaves, meaning beneficial insects that land there may not get a dose.
But neonicotinoids can be found in low quantities in pollen and nectar, he continued. Scientists are studying the effects that even small doses can have on bees.
“Is that bad for colonies because they have
Studies also have shown large amounts of aluminum in bees’ bodies, Planakis previously told the Chronicle. When bees flit around for nectar and eventually track it back to their hives, it can leach into the wax, causing pesticides to seep into their food. That causes an “inferior stock” of bees to be born.
Dieoffs also have economic effects. Those who pay for honey bees to pollinate crops face higher prices when beekeepers have to replace lost colonies.
But since the United States largely grows corn, which is pollinated by wind, Baker does not expect losses to have a major effect on the price of goods.
“It’s going to be sort of here and there, crop by crop,” he said. “We aren’t, or at least we shouldn’t, be that dependent on honey bees for our pollination.”
No crop has a specialist dependency on honey bees, but a lack of floral diversity could lead to a lack of native pollinators. Dependence
“I want to keep it as local as possible,” he said.
Asked how to protect honey bees, Baker recommended avoiding the use of chemical pesticides. While organic pesticides can be toxic too, they break down relatively quickly. Growing flowering plants that support different pollinators also can be helpful.
And despite high mortality levels, building new colonies can make up for some losses. Baker said the honey bee population is not clearly declining like it was in 2008 when people really started to talk about Colony Collapse Disorder, or when colonies die off despite ample resources in hives.
“Beekeepers have been compensating for that mortality, but it gets harder when you have to make up for 40 percent mortality every year instead of 5 or 10 percent mortality, which is apparently what it was when our grandparents were beekeeping,” he said.
on honey bees would then increase, since they can be trucked around. But Baker said a variety of flora can help farmers support their own pollinator communities.
“I’m lucky because I’m right here near St. John’s Cemetery, so I have 55, 60 acres of foraging space over there,” Planakis said, calling it a “shame” when bees are kept on Manhattan rooftops with little vegetation. “I have a good polyculture diet for them over here as opposed to the monoculture that they would have in the city.”
“We keep taking away green spaces, building more buildings, so it’s hard for them to find habitats,” said Helen Colhoun, the beekeeper for Flushing’s Voelker Orth Museum and the Queens Botanical Garden. “That’s a problem because they can’t find the pollen and the nectar that they need.”
Colhoun, who has been beekeeping since 2014, will demonstrate how she extracts honey at the museum’s harvest festival Aug. 19. Guests can partake in arts and crafts, learn to make a bee-friendly garden and sample honey. Admission is $4 per person and $10 per family. Kids under 3 may enter for free. Details are at vomuseum.org, or one may call (718) 359-6227 for information.
Planakis noted also that there are certain types of honey one can get in Queens, but he will often see types from elsewhere being sold here.
Photo contest!
Hot town, sweatin’ in the city! Time to enter the Queens Chronicle’s 17th annual Summer in the Borough Photo Contest. We look forward to your entries!
While commercial beekeepers took a major hit this year, Colhoun said they can recoup quickly, whether it’s by splitting colonies or adding queens.
Folks also can set up watering stations — putting a shallow dish in a sunny area with some rocks and water can help insects stay cool and hydrate.
“It’s not just honey bees that are in decline,” Baker said. “It’s pollinators in general and maybe insects and general that are in decline.” Q
Chronicle seeks a freelance reporter
The Queens Chronicle is seeking a freelance reporter who is conscientious, reliable and able to turn stories around quickly when needed. The ideal candidate will have a flexible schedule and be able to cover events such as press conferences, protests and art exhibit openings. Knowledge of and interest in government and politics are strong pluses.
Applicants should send their resumes and three writing samples to Editor-in-Chief Peter C. Mastrosimone at peterm@qchron.com. Experience is preferred; talent required. Q
Go out and take your best shots of families gathering, children playing, workers working, lovely landscapes, birds on the bay — whatever says “summertime in Queens.” If you need some inspiration, look at one of 2024’s cowinners, above, taken by Linda Barone: a canine car congress. As to the rules, there are a few, so please go to tinyurl.com/jnwmsxfk to see them. Send your high-resolution digital photos to peterm@qchron.com, or mail prints to Queens Chronicle Photo Contest, 71-19 80 St., suite 8-201, Glendale, NY 11385. The winner will get a $50 gift card. The deadline is Monday, Sept. 22, the very day summer ends. Good luck! — Peter
Honey bees have struggled for reasons including pesticides, nutritional stressors and viruses spread by mites, say experts
PHOTO BY MITCHELL BAKER, LEFT; COURTESY PHOTO
C. Mastrosimone
PHOTO BY LINDA BARONE
HB kids get a sweet reward
The neighborhood’s tiniest small business owners beat the heat on Aug. 9 with a party at Twist It Top It, a frozen yogurt shop at 158-18 Cross Bay Blvd. in Howard Beach.
The kids celebrated their successful lemonade stands during the final weekend of July, when they simultaneously hosted sweet popups that were patronized by neighborhood resi-
dents. The effort was coordinated by Howard Beach Dads, an area community group overseen by PJ Marcel.
Each kid received a certificate of achievement and a goodie bag, courtesy of Serena’s Serenity Day Care & Learning Center. Entertainment was provided by Celebration Central NYC, according to Marcel. — Kristen Guglielmo
Upcoming showcase seeks area artists
Addabbo to host event for SD 15 creatives
by Kristen Guglielmo Editor
Do you have a masterpiece of a painting hiding in your closet, or a song that’s begging to be heard in front of a crowd? If your art could use an audience, you might be in luck.
State Sen. Joe Addabbo Jr. (D-Woodhaven) is calling on area artists of every stripe to participate in a possible upcoming artist showcase, aimed at showing off the creativity and talent of those living in Senate District 15. If you are unsure if Addabbo is your representative, you may check online at nysenate.gov/find-my-senator.
The event, on a day to be determined, is not a competition or talent show, Addabbo’s office said, but a showcase to highlight the body of work of area creatives, including painters, sculptors, crafters, singers, dancers, musicians and other physical media artists.
Each participant will have approximately 4 feet of space to display or work within. Selling artwork or other items is not permitted on the premises, but artists are still
encouraged to promote their work.
Visual artists must bring their own stands, displays and tables, and musicians must bring their own instruments. Performances should be limited to 10 minutes, including setup time.
Those with questions or who wish to participate should call Addabbo’s office at (718) 738-111, and send samples of their work to AnnMarie Costella, Addabbo’s press secretary and special events coordinator, at costella@nysenate.gov. Space is limited, so those interested should apply early.
Addabbo’s office will provide nametags, artist profiles, art piece descriptions and a program for the event. To ensure all information is accurate, participants are asked to provide the necessary information in advance.
“Art has the power to inspire, unite, and uplift,” Addabbo said in a statement. “By hosting this artist showcase, we’re not only highlighting local talent but also strengthening the fabric of our community and supporting the artists who enrich our lives every day.” Q
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Business group challenging 31st Street realignment; DOT says ready for hearing Court delays Astoria bike lane project
by Michael Gannon Senior News Editor
A Queens judge on Monday issued a temporary restraining order that halts any action on the city’s plans to build bike lanes along a six-block stretch of 31st Street in Astoria pending a court hearing in Jamaica on Aug. 19.
The order from state Supreme Court Justice Anna Culley came three days after 21 plaintiffs — including residents, store owners, manufacturers and even a church — filed a lawsuit in an effort to prevent the city and its Department of Transportation from installing protected bike lanes along 31st Street between 36th and Newtown avenues.
Other defendants include Transportation Commissioner Ydanis Rodriguez and Community Board 1.
The DOT has been marking the bike lanes. The plan is to install them curbside on both sides of 31st Street underneath the elevated N/W subway tracks.
Street parking would be moved out to new parking areas between the subway tracks’ steel support girders. The two automobile travel lanes would be narrowed from 14 feet wide to 11.
In the 24-page complaint dated Aug. 7, the plaintiffs claim that the city’s 31st Street Safety and Accessibility Improvement Project would “jeopardize safety and reduce accessibility” and would “intentionally interfere with business interest.”
The DOT asserts that the stretch of 31st Street is a dangerous road with a number of serious accidents in recent years; and that the methods and engineering proposed in the plan have proven track records of improving safety for vehicles, cyclists and pedestrians.
The agency also has said there will be ample accommodation for parking, delivery vehicles and all emergency vehicles.
In a statement last Friday, and in its complaint, members of Astoria’s 31st Street Business Association said they have been disregarded by the DOT and that many businesses would be hurt, particularly those that rely on large trucks to make or receive deliveries.
plans to install bike lanes on a section of 31st Street in Astoria are on hold pending the outcome of a court hearing in Jamaica on Aug. 19.
The group said implementation would devastate local business as well as compromise safety.
“The DOT plan for 31st Street will undoubtedly displace my business, the 75 employees that work for me, and my neighboring businesses,” said Zeljan Ugarkovic, owner of Adriatic Plumbing.
The group also said the DOT has failed to consider alternatives its members have suggested on nearby streets.
Other major points of the complaint include allegations that the plan:
across the Ed Koch Queensboro and RFKTriborough bridges;
• force pedestrians from schoolchildren to seniors to cross active bike lanes to access sidewalks, often with limited visibility; and
• force emergency service workers to cross active bike lanes to go to and from sidewalks.
“The DOT plan for 31st Street will undoubtedly displace my business.”
• would reduce public safety to accommodate the city’s goal of creating 50 miles of bike lanes per year;
— Zeljan Ugarkovic, owner, Adriatic Plumbing
• limits delivery access to curb space with floating delivery zones;
• would interfere with truck commerce
Man solicited teen girl: DA
A 25-year-old Corona man has been indicted by a grand jury for trying to get a 14-year-old girl to perform a sex act for money, the Queens District Attorney’s Office announced Tuesday.
Ali Hamed was charged with patronizing a person for prostitution in the second and third degrees, criminal solicitation in the fourth degree and endangering the welfare of a child, the office said. He faces up to four years in prison if convicted.
Hamed accosted the girl on 97th Street in Corona at about 7:30 a.m. on June 25 as she was walking to a bus stop to go to
school, the office said. He allegedly offered her $50 for a sex act and, when she said no, upped the offer to $100. The girl fled, told her father what happened and later went to the 115th Precinct to report the incident.
“Photos and a description of the suspect were released by the NYPD and the defendant surrendered,” DA Melinda Katz said in a prepared statement. “An investigation revealed he may have tried to solicit other victims. Anyone who was approached by the defendant is asked to call our Human Trafficking Bureau at 718-286-6548.” Q
— Peter C. Mastrosimone
Court records state that one of the group’s exhibits is a July 17 article in the Chronicle in which an official with the city’s firefighters union expresses concerns about the plan, particularly if ladder trucks are forced to operate beneath the elevated tracks.
The DOT has stated repeatedly that it has worked closely with the FDNY to review the proposed design.
A DOT spokesman, in an email, said the plan has taken all concerns into account,
and that the agency is prepared to argue as much at the hearing.
“NYC DOT is committed to delivering a safer, more equitable experience for everyone sharing our roads. This redesign of 31st Street — a corridor with a high number of serious and fatal crashes — addresses critical safety needs by better organizing traffic and improving visibility, all while keeping vehicles moving.
“As with any street redesign, DOT requires input from all members of the community who may be affected. That’s why we’ve engaged with 52 different businesses within project limits, and 90 percent provided feedback that has been thoughtfully incorporated into the updated redesign.
“This project utilizes common design elements found on streets across the city that comply with local law and ADA regulations. We stand firmly behind this project and will defend our work in court.”
While the Business Association states that the plan ignores more than 4,400 signatures on petitions opposing the plan, the DOT has countered that it has more than 3,500 supporting it.
On pages 14 and 15 of the complaint, Community Board 1, which approved the plan, faces allegations that it did so without allowing opponents to speak for the full two minutes at a public hearing as it states is spelled out in CB 1’s bylaws.
CB 1 District Manager Florence Koulouris told the Chronicle last week that they had no information on the suit.
It has stated that truck loading zones will be on every block of the redesigned stretch, with both weekday and weekend access.
Expanded two-hour metered parking would be designed to increase turnover for short parking periods and increase customer access. Separate neighborhood loading zones would allow space for package deliveries and personal vehicle loading and unloading.
The DOT has said loading zones for taxis and for-hire vehicles have also been included on 31st Street and some adjacent avenues to allow space for quick pickup and dropoff for passengers. Q
Horrific crash kills three men
Three people were killed, including the driver, when an elderly man’s car went out of control Tuesday morning in Astoria.
The carnage occurred at about 8:35 a.m. on 42nd Street near 19th Avenue, when a 2010 Toyota Corolla operated by an 84-year-old man, whose name was not immediately released pending family notification, hit two pedestrians and several vehicles, police said.
The Corolla was going northbound on 42nd, the NYPD reported, when it hit Joaquin Venancio-Mendez, 41, of 95th Street in East Elmhurst, and Santiago Baires, 70, of
Davenport Avenue in Queens Village, killing both. The victims were standing next to a coffee truck, a 1995 Chevrolet C/K3500, which the Corolla also crashed into, police said. Also damaged were a 2012 Volkswagen Passat, which was parked on the east side of the street, and a 2025 Volvo XC90, which had exited a driveway and begun going south on 42nd.
The deceased all sustained severe head and body trauma. The youngest was pronounced dead at the scene and the others were taken to NYC Health + Hospitals/ Elmhurst and pronounced dead. Q
The city’s
PHOTO BY WALTER KARLING
Summer fun at HB AOG
Dozens of excited children headed to Howard Beach Assembly of God, at 158-31 99 St., last week for King’s Kids Summer Camp.
The program, which ran from Aug. 4 through 8, from 9 am. to 1 p.m., was operated by Pastors Dan and Mariah Boll, who came all the way from Pennsylvania to host the camp for neighborhood kids. Throughout the week, the children were
given engaging lessons by the two pastors, top, enjoyed some time in inflatable pools and on a waterslide outside of the church, played games, sang songs and brushed up on their creative abilities with arts and crafts, above.
During the camp’s closing program, parents packed into the church to see what their children learned throughout the funfilled week. — Kristen Guglielmo
PHOTOS BY CHARLES
New beginning is in sight for the Pavilion
Parks and Rec foresees October ’26 completion for World’s Fair gem
by Michael Gannon Senior News Editor
Michael Perlman of Forest Hills remembers riding in a car along the Grand Central Parkway and asking his parents about an odd but captivating structure as they drove past Flushing Meadows Corona Park.
It was how he first learned about the New York State Pavilion, which even through the eyes of child from a moving car had fallen a long way from its glory days during the 1964-65 World’s Fair.
But the founder of the Rego-Forest Preservation Council and Queens historian was as excited as a kid last week talking about the restoration of the structure’s two observation towers, more famous to younger generations for their role in the 1997 film “Men in Black.”
Now, 60 years after the fair closed, six years since restoration began and with years clad in scaffolding, the finish line is in sight, with the city Department of Parks and Recreation estimating completion of the $54 million project in October 2026.
“It’s iconic,” Perlman said. “It’s one of the few buildings remaining from
the World’s Fair. Restoring it and creatively reusing it would be a dream come true.”
The project includes a complete stabilization of the towers and installation of architectural lighting on the towers and Tent of Tomorrow. Specific work, according to an email from a Parks and Recreation spokesman, includes:
• replacement of suspension cables at all tower levels;
• replacement of interior stairs;
• repair of concrete towers, steel repair and painting;
• full electrical upgrade to towers;
• restoration of original blue globe lighting at the towers; and
• installation of new architectural lighting at Towers and Tent of Tomorrow.
The stabilization work will allow for limited guided tours of the towers in the future.
The electrical work, lighting, stair replacement and cable replacement were completed during phase 1 of the project. The current work is phase 2 which includes structural steel repairs, painting, and more concrete repair work.
Jason Antos, executive director of the Queens Historical Society, was looking forward to completion in an email to the Chronicle last week.
“It’s a wonderful thing for Queens,” Antos said. “For so many decades it was inaccessible and now can be enjoyed as the ultimate historic relic of New York City’s last and greatest World’s Fair.”
The building went through sporadic use, including as a roller rink, before being closed to the public in 1976, its open-air design subjecting it to the elements for decades.
It was added to the National and New York State registries of historic places in 2008.
Queens District Attorney Melinda Katz formerly served as Queens borough president, moving to her present post in 2020.
She was the driving force behind preserving the Pavilion during her tenure at Borough Hall, and attended the restoration groundbreaking her final week in the office in 2019.
Might Perlman consider elbowing his way to the front for any future ribbon cutting?
“I certainly hope so!” he said. Q
B SPORTS EAT
Zara Realty sued by OAG, HCR
US Open Fan Week
by Lloyd Carroll Chronicle Contributor
Sports’ biggest bargain, US Open Fan Week, gets underway this Monday, Aug. 18, and will run through Saturday, Aug. 23. As per custom, admission to the grounds of the Billie Jean King National Tennis Center is free, although the United States Tennis Association requests all attendees sign up for their “Fan Access Pass” on the US Open website.
The heart and soul of Fan Week are the qualifiers where some of the best players in the world compete on the BJK side courts to earn the few wildcard slots for the main draw. Most of the players are up-and-comers, but there are always a few familiar names whose rankings have slipped and will also be taking part.
In addition to the qualifiers, there will be plenty of free entertainment every day on the stage between Arthur Ashe Stadium and the fountains. The sports comedy troupe Dude Perfect and hip-hop artist Young Dylan, who is known to sports fans for his appearances on N ickelodeon’s NFL telecasts, will headline Arthur Ashe Kids Day on Saturday, Aug. 23. The US Open is as famous for its many culinary options as it is for tennis. All the food kiosks will be open during Fan Week. There will be a $10 kids meal deal on each day. The USTA wisely recognizes that attending a professional sporting event can drain a family’s budget. Hav-
ing an affordable event like Fan Week is a strategic investment for developing the tennis patrons of tomorrow.
The USTA is promising that all the sponsors’ booths will also be open during Fan Week. This was not the case last year when many did not open until the main draw was underway the last Monday of August. Most of the booths offer free souvenirs or interactive games. I am hoping IMG Hotels will be offering complimentary five-minute back and shoulder massages again!
There will be some events for which tickets must be purchased. This will be the first year that the mixed doubles tournament will be played during Fan Week. Among the betterknown players in the mixed doubles, which has prize money of $1,000,000, will be Venus Williams, Emma Navarro, Emma Raducanu, Madison Keys, Carlos Alcaraz, Jannik Sinner, Taylor Fritz and Tommy Paul. The mixed doubles taking place the week before the main draw means many big names will come to Flushing Meadows a week early. Fans will be able to watch them during practice at no charge.
Another ticketed event, Stars of the Open, will take place at Ashe on Aug. 21. Retired legends like Andre Agassi, Andy Roddick and Douglaston’s own John McEnroe will dust off their racquets for an exhibition.
See the extended version of Sports Beat every week at qchron.com. Q
continued from page 17
not won the case, has not even had their initial pleadings or their restraining order signed by a judge yet — or may never have them signed — and has not provided any evidence that my clients have done anything wrong,” said Bailey, who grew up in Bayside, “they have attempted to ruin the reputation of my client with this press release.”
Bailey said it’s one thing to put out a press release and brag after winning a case, but to hurt the reputation of a company before going to court is harmful.
“That is the reason we are losing so many great entrepreneurs and small businesses to other states, because of actions like these,” added Bailey. “It disgusts me.”
When asked about the testimonies made by tenants in the suit, he said it is going to take up to two weeks for his law firm to analyze the allegations.
“Do you understand how difficult it is for any landlord in New York City to get the rent right?” asked Bailey. “You have to depend on a 2008 decision, follow the 27 decisions afterwards ... and then you have to follow the laws of 2019 and see how they have all changed.”
In March 2008, the Tenant Protection Act was signed into law to protect people in rent-stabilized and rent-controlled units. The Housing Stability and Tenant Protection Act of 2019 was created to deepen
protections for renters, while limiting a landlord’s ability to increase rent or deregulate apartments.
“There is a new law being made right now where the Appellate Division has to decide cases on the subject of what should my rent be and what overcharges should be,” said Bailey. “It is not even definitive yet.”
The case being brought to the state’s Appellate Division will see the court interpret existing rent laws, including those for the above-mentioned units, in relation to rent increases tied to major capital improvements. Key aspects of the law include landlord obligations and the process of challenging rent adjustments.
“I know these clients are trying their best,” said Bailey. “I know how difficult it is to comply.”
A Jamaica property owned by Zara Realty on 89th Avenue. GOOGLE MAPS IMAGE
In just over a year, the observation towers at the New York State Pavilion from the 1964-65 World’s Fair will be restored to their past splendor and their commanding presence above Flushing Meadows Corona Park. PHOTO BY MICHAEL GANNON
Marlee Wollmman
by Marlee Wollman
KayakinginJamaicaBayaandRockaw
y g y y in Jamaica Bay a and
Kayaking in Jamaica Bay and Rockaway Inlet is made free and beginner-friendly thanks to the National Park Service this summer. The unexpected sights one encounters while gliding across Queens’ and Brooklyn’s adjacent waters within Gateway National Recreation Area are breath-taking and awe-inspiring, especially in the welcoming community united by a shared love and respect for nature.
Jamaica Bay is bordered by the Rockaway Peninsula to the south, Queens to the north and east and Brooklyn to the northwest; it opens to the ocean via Rockaway Inlet. The inlet is the starting point for the Rockaway Cove Paddle, launched from Riis Landing.
This particular voyage was made easy and anxiety-free, thanks to not only the calm waters on a recent Wednesday, but the extraordinarily friendly and helpful NPS crew and fellow kayakers alike, who were happy to show a complete beginner the basics and assuage any fears.
The free two-mile, ranger-led kayak trip is just one of a great variety of summer outings the NPS offers. Others include the family-friendly Kayaking for Beginners, each Saturday and Sunday from 9:30 to 11:30 a.m. from the Floyd Bennett Field Seaplane Ramp, and the more advanced JoCo Marsh Excursion on Thursday, Aug. 28, at 9:30 a.m., amidst the scenery of John F. Kennedy International Airport, pushing back from Bayswater Park at Bay 36th Street in Rockway. Another beginner’s trip from Riis Landing is set for 1 p.m. Saturday, Aug. 30.
The full schedule is posted at nps.gov/ gate/planyourvisit under the calendar tab; one might search for “kayak” or “paddle.” The season goes into September.
Nine years ago, a veteran paddler named Wei joined the group almost by chance.
He “wandered in” and someone said, “Let me show you how to paddle,” Wei recalled. “I’ve been coming here for nine years now. I paddled the East River for 12.”
Wei encouraged kayaking and made clear the incredible benefits of the activity.
Free South Queens kayaking delights newbies and veterans Bayslide
File No.: 2023-3217/A CITATION THE PEOPLE OF THE STATE OF NEW YORK BY THE GRACE OF GOD, FREE AND INDEPENDENT
To: Patricia Minoit, Attorney General of the State of New York
The unknown distributees, legatees, devisees, heirs at law and assignees of JOYCE WARE A/K/A JOYCE CECILE WARE, deceased, or their estates, if any there be, whose names, places of residence and post office addresses are unknown to the petitioner and cannot with due diligence be ascertained Being the persons interested as creditors, legatees, distributees or otherwise in the Estate of JOYCE WARE A/K/A JOYCE CECILE WARE, deceased, who at the time of death was a resident of 112-19 34th Avenue, Apt 5A, Corona, NY 11385, in the County of Queens, State of New York. SEND GREETING: Upon the petition of LOIS M. ROSENBLATT, Public Administrator of Queens County, who maintains her office at 88-11 Sutphin Boulevard, Jamaica, Queens County, New York 11435, as Administrator of the Estate of JOYCE WARE A/K/A JOYCE CECILE WARE, deceased, you and each of you are hereby cited to show cause before the Surrogate at the Surrogate’s Court of the County of Queens, to be held at the Queens General Courthouse, 6th Floor, 88-11 Sutphin Boulevard, Jamaica, City and State of New York, on the 4th day of September, 2025 at 9:30 o’clock in the forenoon, why the Account of Proceedings of the Public Administrator of Queens County, as Administrator of the Estate of said deceased, a copy of which is attached, should not be judicially settled, and why the Surrogate should not fix and allow a reasonable amount of compensation to GERARD J. SWEENEY, ESQ., for legal services rendered to petitioner herein in the amount of $7,175.90 and that the Court fix the fair and reasonable additional fee for any services to be rendered by GERARD J. SWEENEY, ESQ., hereafter in connection with proceedings on kinship, claims etc., prior to entry of a final Decree on this accounting in the amount of 6% of assets or income collected after the date of the within accounting; and why the Surrogate should not fix and allow an amount equal to one percent on said Schedules of the total assets on Schedules A, A1, and A2 plus any additional monies received subsequent to the date of this account, as the fair and reasonable amount payable to the Office of the Public Administrator for the expenses of said office pursuant to S.C.P.A. §1106(3); and why each of you claiming to be a distributee of the decedent should not establish proof of your kinship; and why the balance of said funds should not be paid to said alleged distributees upon proof of kinship, or deposited with the Commissioner of Finance of the City of New York should said alleged distributees default herein, or fail to establish proof of kinship. Dated, Attested and Sealed 7th day of July, 2025 HON. CASSANDRA A. JOHNSON Surrogate, Queens County Janet Edwards Tucker Chief Clerk GERARD J. SWEENEY, ESQ. (718) 459-9000 1981 Marcus Avenue, Suite 200 Lake Success, New York 11042 NOTICE: THIS CITATION IS SERVED UPON YOU AS REQUIRED BY LAW. YOU ARE NOT REQUIRED TO APPEAR; HOWEVER, IF YOU FAIL TO APPEAR IT WILL BE ASSUMED YOU DO NOT OBJECT TO THE RELIEF REQUESTED. YOU HAVE A RIGHT TO HAVE AN ATTORNEY APPEAR FOR YOU, AND YOU OR YOUR ATTORNEY MAY REQUEST A COPY OF THE FULL ACCOUNT FROM THE PETITIONER OR PETITIONER’S ATTORNEY Accounting Citation.
Notice of Formation of WYTB WILLIS LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/23/2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served.
SSNY shall mail a copy of process to: THE LLC, 5812 FRANCIS LEWIS BLVD, OAKLAND GARDENS, NY 11364. Purpose: For any lawful purpose.
Notice of Formation of 6501 Fresh Pond LLC. Arts. of Org. filed with Secy. of State (SSNY) on 1/22/25. Office location: Queens County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: The LLC, 65-01 Fresh Pond Rd, Flushing, NY 11385. Purpose: any lawful activity.
King Crossword Puzzle
Mamdani’s journey, so far: from Africa to Astoria I HAVE OFTEN WALKED
by Ron Marzlock
Chronicle Contributor
Zohran Kwame Mamdani was born on Oct. 18, 1991 in Kampala, Uganda. He is of Indian descent and his father, Mahmood, is a chaired Columbia University professor. His mother is Mira Neir, a well-known award-winning filmmaker.
Mamdani came to the United States at age 7 and was raised in Morningside Heights. He was educated at the elite Bank Street School on West 112th Street and later the Bronx High School of Science. He graduated Bowdoin College with a degree in African studies. In addition to English, he can speak three other languages.
The home of Assemblyman and mayoral candidate Zohran Mamdani is in The Princess Martha at 32-15 35 St. in Astoria.
After graduation, while working as a foreclosure specialist, he found an apartment on StreetEasy at 32-15 35 St. in Astoria, a building called The Princess Martha (of Sweden and Norway), built in 1929 with six stories and 52 units. His unit is rent-stabilized at $2,300. It was a perfect fit as he ran for the 36th Assembly District representing Astoria, Ditmars and Steinway. He was recently married to Rama Duwaji, an illustrator.
Mamdani has big plans for New York City and is running for mayor on the Democratic ticket.
In Kew Gardens, fostering community through books
by Kristen Guglielmo editor
When Barnes & Noble closed its Queens locations in 2017, area readers were left bereft, with just a single general-purpose bookstore.
But then Holly Nikodem, who once worked at the Barnes & Noble in Forest Hills, teamed up with partners, including Vina Castillo, to open a crowdfunded, independent and women-owned bookstore in Kew Gardens.
Nearly eight years later, Kew & Willow, at 81-63 Lefferts Blvd. has become integral to bookworms and neighborhood creatives. The shop offers a curated collection of fiction and nonfiction for all ages and highlights Queens-based talent.
“We always say that us being able to stay here is just a labor of love from the community,” Nikodem told the Chronicle. “The community kept us open during lockdown. Everybody’s just been very consciously trying to keep a bookstore in their neighborhood and supporting us in the best ways that they can.”
Kew Gardens, showcases a variety of programming every month, such as author events similar to the one at right with
The store boasts a variety of events every month. For a full list of offerings, visit its website at kewandwillow.com/events, and follow the shop on Instagram at instagram.com/kewandwillow.
The next gathering is a paintby-number and audiobook night, Friday, Aug. 15, from 7 to 9 p.m. It’s one of the shop’s only paid, ticketed events, and its $30 price
tag includes the paint-by-number kit and refreshments. Spots are limited, so an RSVP is required.
“You come and put your headphones in, and listen to an audiobook and paint and relax for two hours, uninterrupted,” Nikodem said.
The following evening, on Aug. 16, from 7 to 8 p.m., authors Vanessa Vida Kelley and Zoraida Cór-
dova will discuss Kelley’s recently released novel, “When the Tides Held the Moon,” take questions from the audience and sign books that are purchased.
Kew & Willow also hosts four monthly recurring events.
Game Night is routinely the last Friday of every month, when all are welcome to visit to play both card and board games. This
month’s gathering is at 7 p.m. on Aug. 29.
Poetry open-mic nights are the second to last Friday of every month, and August’s reading is on Aug. 22 at 7 p.m. Those who wish to sign up should send an email to info@thequeensbookshop.com.
Performers will have five minutes of time.
Avid readers are welcome to join either of Kew & Willow’s two book clubs. Those who would like to join should send an email to the store.
The Brown Queens Literary Crew, a book club in partnership with Hofstra University professor Nicole Fuller-Smith, focuses exclusively on Black and brown female authors. It meets in person on the first Wednesday of the month at 7 p.m. The club’s most-recent read was “Zeal” by Morgan Jenkins. Kew & Willow’s other book club meets exclusively on Zoom, usually on the second Wednesday of the month, at 7 p.m., and does not have a specific theme. The club’s last book was “Yellowface” by R.F. Kuang. Q
Ranger-led kayaking on Jamaica Bay is beautiful
“When you’re in the water, you feel the elements of nature — water, breeze, wind, sun, everything,” he said. “You get out there on the water and the rest of it goes away.”
Xan, who participated in the 4.5-mile Ruffle Bar Excursion, shared as she disembarked from the trip, “You never expect to have such a full view of nature so close to the city.”
Kayaking across Jamaica Bay offers a serendipitous juxtaposition of placid natural and
Crossword Answers
concrete urban landscapes. Only a mile or two from one of the busiest cities on Earth, kayakers find themselves surrounded by serene salt marsh, mudflats and wide sky. Jamaica Bay covers about 25,000 acres of open water and islands within the city limits.
Kayaking as a form of exploration has an environmentally friendly aspect, since its impact is minimal and the only fuel needed is some elbow grease. Those who choose to set forth on these jaunts can experience the connection to incredible natural provisions of birdlife and wetlands without imposing upon and potentially harming them. On that endof-July short passage through Rockaway Inlet, the nest of an osprey was a delight to behold at the mid-trip stopover.
Another paddler, Chris, who has kayaked both Jamaica Bay and the East River, offered his reflections.
“They’re two completely different fronts,” he said. “This is, like, more natural ... It’s really fun. It’s a great group. Because, A, they supply everything you need ... and, yeah — they don’t charge you anything.”
The spirit of simplicity and appreciation for the program truly resonates; those who participate can find self-reliance and autono-
my while on the water, yet simultaneously are supported by the rangers who are very much committed to the safety of paddlers. Reservations can be made by calling NPS Supervisory Park Ranger John Daskalakis at
(718) 344-3867. One should prepare to get wet, wear secure shoes and bring water, sunscreen and a snack. Kayaks, paddles, flotation vests and instruction are provided compliments of the generous NPS staff. Q
Kew & Willow Books, at 81-63 Lefferts Blvd. in
Mariah Fredericks, left, Radha Vatsal and Alan Gordan in May.
PHOTOS COURTESY KEW & WILLOW
Park Ranger Atiba Gomez is ready to depart from Riis Landing, with the Marine ParkwayGil Hodges Memorial Bridge in the background. At right, an osprey nest is one of the great sights to be seen kayaking on Jamaica Bay. On the cover: Chronicle contributor Marlee Wollman loves her first trip in a kayak.
PHOTOS BY MARLEE WOLLMAN AND, COVER, ATIBA GOMEZ
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Legal Notices
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-123679 has been applied for by BCL Hospitality Group Inc serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at 107-04 Queens Blvd., Forest Hills, NY 11375.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-119699 has been applied for by Pizza Vino serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space HM02 Jamaica NY 11430.
Notice is hereby given that an On-Premises Food & BeverageBusiness Liquor License, NYS Application ID NA-0370-25-118004 has been applied for by SSP America, Inc and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on-premises consumption in a Food & Beverage Business-Liquor establishment located at Terminal 4, Space CB15 A&B Jamaica NY 11415.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-121836 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal Airport Space HN3 Jamaica NY 11430.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-119058 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal Airport Terminal 4 Space CB31 Jamaica NY 11430.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-120113 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CB22 & CB23 Jamaica NY 11430.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-119735 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CB26.1 Jamaica NY 11430.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-121720 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CA11 Jamaica NY 11430.
Notice is hereby given that an On-Premises Food & BeverageBusiness Wine License, NYS Application ID NA-0267-25-118689 has been applied for by SSP America, Inc and SSP America JFK LLC serving beer, wine, cider and mead to be sold at retail for on-premises consumption in a Food & Beverage Business-Wine establishment located at JFK International Airport Terminal 4, Space CB24 Jamaica NY 11430.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-118749 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CB12 Jamaica NY 11430.
SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF QUEENS DLJ MORTGAGE CAPITAL INC., -againstCARMEN L. SANTANA, AS HEIR AND DISTRIBUTEE TO THE ESTATE OF JOSEPHINE ROMAN, ET AL. NOTICE OF SALE NOTICE IS HEREBY GIVEN pursuant to a Final Judgment of Foreclosure entered in the Office of the Clerk of the County of Queens on April 28, 2025, wherein DLJ MORTGAGE CAPITAL INC., is the Plaintiff and CARMEN L. SANTANA, AS HEIR AND DISTRIBUTEE TO THE ESTATE OF JOSEPHINE ROMAN, ET AL., are the Defendants. I, the undersigned Referee, will sell at public auction at QUEENS COUNTY SUPREME COURT, 88-11 SUTPHIN BOULEVARD, COURTROOM 25, JAMAICA, NY 11435, on August 22, 2025 at 10:00AM, the premises known as 87-47 98TH STREET, WOODHAVEN, NY 11421 and the following tax map identification 9286-109. ALL THAT CERTAIN PLOT, PIECE OR PARCEL OF LAND, WITH THE BUILDINGS AND IMPROVEMENTS THEREON ERECTED, SITUATE, LYING AND BEING IN THE BOROUGH AND COUNTY OF QUEENS, CITY AND STATE OF NEW YORK Premises will be sold subject to provisions of filed Judgment Index No.: 702456/2020; Joseph N. Misk, Esq., as Referee; Robertson, Anschutz, Schneid, Crane & Partners, PLLC, 900 Merchants Concourse, Suite 310, Westbury, New York 11590, Attorneys for Plaintiff. All foreclosure sales will be conducted in accordance with Covid-19 guidelines including, but not limited to, social distancing and mask wearing. *LOCATION OF SALE SUBJECT TO CHANGE DAY OF IN ACCORDANCE WITH COURT/ CLERK DIRECTIVES.
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-118133 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CB4 Jamaica NY 11430.
NOTICE
OF SALE
SUPREME COURT COUNTY OF QUEENS, NYCTL 1998-2 TRUST AND THE BANK OF NEW YORK MELLON AS COLLATERAL AGENT AND CUSTODIAN, Plaintiff, vs. ELDER AVE REALTY CORP., ET AL., Defendant(s). Pursuant to a Judgment of Foreclosure and Sale dated June 4, 2025 and entered on June 9, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, NY on September 5, 2025 at 10:00 a.m., all that certain plot, piece or parcel of land, with the buildings and improvements thereon erected, situate, lying and being in the Borough and County of Queens, City and State of New York, Block 5137 and Lot 1173. Said premises may also be known as 138-35 Elder Avenue, Parking Garage Unit No. 173, Queens, NY. Approximate amount of judgment is $145,672.31 plus interest and costs. Premises will be sold subject to provisions of filed Judgment and Terms of Sale. Index #713123/2019. Guy R. Vitacco, Jr., Esq., Referee The Law Office of Thomas P. Malone, PLLC, 60 East 42nd Street, Suite 553, New York, New York 10165, Attorneys for Plaintiff
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-118672 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CA6 Jamaica NY 11430.
Notice is hereby given that an On-Premises Food & BeverageBusiness Liquor License, NYS Application ID NA-0370-25-118775 has been applied for by SSP America, Inc and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on-premises consumption in a Food & Beverage Business-Liquor establishment located at JFK International Airport Terminal 4, Space HM01 Jamaica NY 11430.
HOUSING. Federal, New York State and local laws prohibit discrimination because of race, color, sex, religion, age, national origin, marital status, familial status or disability in connection with the sale or rental of residential real estate. Queens Chronicle does not knowingly accept advertising in violation of these laws. When you suspect housing discrimination call the Open Housing Center (the Fair Housing Agency for the five boroughs of New York) at 212941-6101, or the New York City Commission of Human Rights Hotline at 718-722-3131.
SUPREME COURT OF THE STATE OF NEW YORK - COUNTY OF NEW YORK - Index No. 154338/2024. Date ORDER TO SHOW CAUSE signed 07/15/2025. Let Plaintiff, SIXTO MOCHA, show cause at the IAS Part 31 of this Court, to be held at the Courthouse thereof, located at 111 Centre Street, Room 623, New York, New York, on the 28th day of October, 2025, at 10:00 a.m. of that day, or as soon thereafter as counsel can be heard, WHY an Order should be made and entered granting the following relief: Pursuant to CPLR § 321(b)(2), granting THE GARCIA LAW FIRM, P.C., the present attorneys of record, leave to withdraw and be relieved as counsel for SIXTO MOCHA, the Plaintiff herein; Pursuant to CPLR § 316(a), granting service by publication on Plaintiff; Granting a stay for a period of thirty (30) days to allow Plaintiff the opportunity to obtain new counsel; and For such other, further and different relief as this Court deems just and proper.
CORTE SUPREMA DEL ESTADO DE NUEVA YORK - CONDADO DE MANHATTAN – Numero de indice 154338/2024. Fecha en la que la ORDEN DE MOSTRAR CAUSA fue firmada: 07/15/2025. Que el demandante, SIXTO MOCHA, muestre causa en la Parte 31 del IAS de este Tribunal, que se llevará a cabo en la corte, ubicada en 111 Centre Street, Cuarto 623, Condado de Manhattan, Estado de Nueva York, el día 28 de Octubre del 2025, a las 10:00 a.m. de ese día, o tan pronto como se pueda escuchar a los abogados, POR QUÉ se debe hacer y registrar una Orden que otorga el siguiente alivio: De conformidad con la ley § 321(b)(2), otorgando a THE GARCIA LAW FIRM, P.C., los actuales abogados registrados, permiso para retirarse y ser relevado como abogado de SIXTO MOCHA, el demandante en la presente; De conformidad con la ley § 316(a), otorgando servicio por publicación en el demandante; Otorgando una suspensión por un período de treinta (30) días para permitir que el demandante tenga la oportunidad de obtener un nuevo abogado; y cualquier otro alivio adicional y diferente que este Tribunal considere justo y apropiado.
NOTICE OF SALE
SUPREME COURT COUNTY OF QUEENS HSBC Bank USA, N.A., as Trustee for Structured Adjustable Rate Mortgage Loan Trust Mortgage Pass-Through Certificates, Series 2005-1, Plaintiff AGAINST Sabrina Edery, as Administratrix of the Estate of Ann Lewitinn; et al., Defendant(s) Pursuant to a Judgment of Foreclosure and Sale duly entered October 22, 2024, I, the undersigned Referee, will sell at public auction at the Queens County Supreme Courthouse, 88-11 Sutphin Boulevard, Jamaica, NY 11435, on the second floor in Courtroom 25 on August 22, 2025, at 10:00AM, premises known as 431 Beach 45th Street, Far Rockaway, NY 11691. All that certain plot, piece or parcel of land, situate, lying and being in the Borough and County of Queens, City and State of New York, Block 15968 Lot 96. Approximate amount of judgment $480,940.23 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index# 703588/2015.
Michael A. Cervini, Esq., Referee LOGS Legal Group LLP f/k/a Shapiro, DiCaro & Barak, LLC Attorney(s) for the Plaintiff 175 Mile Crossing Boulevard Rochester, New York 14624 (877) 430-4792
Dated: May 8, 2025
Notice is hereby given that an On-Premise Restaurant Full Liquor License, NYS Application ID: NA-0340-25-119638 has been applied for by SSP America, Inc. and SSP America JFK LLC serving beer, wine, cider, mead and liquor to be sold at retail for on premises consumption in a restaurant, for the premises located at JFK International Airport Terminal 4 Space CB29 Jamaica NY 11430.
49-13, LLC. Arts. of Org. filed with the SSNY on 01/09/15.
Office: Queens County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail copy of process to the LLC, 30-32 Steinway Street, Astoria, NY 11103. Purpose: Any lawful purpose.
NOTICE OF SALE
SUPREME COURT COUNTY OF QUEENS U.S. Bank National Association, Not In Its Individual Capacity But Solely As Trustee For Merrill Lynch First Franklin Mortgage Loan Trust, Mortgage Loan AssetBacked Certificates, Series 2007-2, Plaintiff AGAINST George Defendini, Defbear 91 39 85th Street LLC, et al., Defendant(s) Pursuant to a Judgment of Foreclosure and Sale duly entered June 9, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, New York on August 22, 2025 at 10:00 AM, premises known as 91-39 85th Street, Woodhaven, NY 11421. All that certain plot piece or parcel of land, with the buildings and improvements erected, situate, lying and being in the Borough and County of Queens, City and State of New York, Block: 8979, Lot: 48. Approximate amount of judgment $871,953.38 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index #708974/2023. For sale information, please contact XOME at www.Xome. com or call (844) 400-9633. Joseph N. Armao, Esq., Referee Frenkel Lambert Weisman & Gordon, LLP 53 Gibson Street Bay Shore, NY 11706 01-096101-F00 86122
Notice of Formation of Dectrah LLC. Articles of Organization filed with the Secretary of State of New York (SSNY) on July 15, 2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of any process to: Republic Registered Agent Services Inc., 99 Washington Avenue, Suite 805A, Albany, NY 12210. Purpose: Any lawful purpose. The LLC is member-managed and has one member.
Notice of formation of HOMELY HEART DOULA NURTURE LLC Arts of Org. filed with the Secretary of State of New York SSNY on 07/21/2025. Office location: QUEENS. SSNY design. agent of LLC upon whom process may be served and shall mail copy to Homely Heart Doula Nurture, LLC 5745 134TH ST., 1F, FLUSHING, NY, 11355. Purpose: any lawful activity.
NOTICE OF SALE SUPREME COURT COUNTY OF QUEENS
Federal National Mortgage Association, Plaintiff AGAINST Roger Beckford; et al., Defendant(s) Pursuant to a Judgment of Foreclosure and Sale duly entered June 5, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, New York on September 12, 2025 at 10:00 AM, premises known as 10453 128th Street, South Richmond Hill, NY 11419. All that certain plot piece or parcel of land, with the buildings and improvements erected, situate, lying and being in the Fourth Ward of the Borough and County of Queens, City and State of New York, Block: 9582, Lot: 60. Approximate amount of judgment $565,892.00 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index #704718/2014. Eun Chong Thorsen, Esq., Referee Frenkel Lambert Weisman & Gordon, LLP 53 Gibson Street Bay Shore, NY 11706 01-098135-F00 86191
Notice of Formation of JAMES BUILT RIGHT LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 08/06/2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: HASSAN ISHMAEL, 104-25 202ND STREET, SAINT ALBANS, NY 11412. Purpose: For any lawful purpose.
Notice of Formation of JUSTTHE5OFUS PROPERTY MANAGEMENT LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/30/2025 Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: THE LLC, 110 YALE STREET, ROSLYN HEIGHTS, NY 11577. Purpose: For any lawful purpose.
NOTICE OF SALE
SUPREME COURT COUNTY OF Queens, Wilmington Savings Fund Society, FSB, Not in its individual capacity but solely as owner trustee for Cascade Funding Mortgage trust HB8, Plaintiff, vs. Marie Clemons AKA Marie Redd, as Presumptive Heir, Devisee, Distributee of the Estate of Julia Marion Fain, DECEASED; ET AL., Defendant(s). Pursuant to a Judgment of Foreclosure and Sale duly entered on June 2, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, NY 11435 on September 12, 2025 at 10:00 a.m., premises known as 111-48 168th Street, Jamaica, NY 11433. All that certain plot, piece or parcel of land, with the buildings and improvements thereon erected, situate, lying and being in the Borough and County of Queens, City and State of New York, Block 10205 and Lot 56. Approximate amount of judgment is $498,814.47 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index #710033/2019. Judah Maltz, Esq., Referee Greenspoon Marder, 1345 Avenue of the Americas, Suite 2200, New York, NY 10105, Attorneys for Plaintiff
Notice of formation of K-Town Food Court, LLC. Articles of Organization filed with Secretary of State of New York (SSNY) on 03/22/2025. NY office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. The post office address to which the SSNY shall mail a copy of any process against the LLC served upon him/her K-Town, 4818 Northern Blvd, Long Island City, NY 11101. Purpose/ character of LLC: Any lawful purpose.
Notice of Formation of ONE MEDIA NY LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/02/25. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: THE LLC 2959 NORTHERN BLVD., APT 49D, LONG ISLAND CITY, NY 11101. Purpose: For any lawful purpose.
SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF QUEENS SUPPLEMENTAL SUMMONS Index No. 722192/2024
Date Filed: 7/31/2025 Rocket Mortgage, LLC f/k/a Quicken Loans, LLC f/k/a Quicken Loans Inc., Plaintiff, -against- Kings County Public Administrator; Tawa Sarumi, if she be living or if she be dead, her spouses, heirs, devisees, distributees and successors in interest, all of whom and whose names and places of residence are unknown to Plaintiff; City of New York Environmental Control Board; City of New York Parking Violations Bureau; City of New York Transit Adjudication Bureau; State of New York, and “JOHN DOE”, said name being fictitious, it being the intention of Plaintiff to designate any and all occupants of premises being foreclosed herein, and any parties, corporations or entities, if any, having or claiming an interest or lien upon the mortgaged premises, Defendants. PROPERTY ADDRESS: 11137 Francis Lewis Boulevard, Queens Village, NY 11429 TO THE ABOVE NAMED DEFENDANTS: YOU ARE HEREBY SUMMONED to answer the complaint in this action and to serve a copy of your answer, or a notice of appearance on the attorneys for the Plaintiff within thirty (30) days after the service of this summons, exclusive of the day of service. The United States of America, if designated as a defendant in this action, may appear within sixty (60) days of service hereof. In case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the complaint. TO THE ABOVE NAMED DEFENDANTS: The foregoing Summons is served upon you by publication pursuant to an Order of the Hon. Anna Culley, a Justice of the Supreme Court, Queens County, entered July 24, 2025 and filed with the complaint and other papers in the Queens County Clerk’s Office. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT THE OBJECT of the above captioned action is to foreclose a Mortgage to secure $355,490.00 and interest, recorded in the Queens County Office of the City Register on January 31, 2017, in CRFN 2017000043062 covering premises known as 11137 Francis Lewis Boulevard, Queens Village, NY 11429 a/k/a Block 10965, Lot 265. The relief sought in the within action is a final judgment directing the sale of the premises described above to satisfy the debt secured by the Mortgage described above. Plaintiff designates Queens County as the place of trial. Venue is based upon the County in which the mortgaged premises is situated. NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME IF YOU DO NOT RESPOND TO THIS SUMMONS AND COMPLAINT BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE MORTGAGE COMPANY WHO FILED THIS FORECLOSURE PROCEEDING AGAINST YOU AND FILING THE ANSWER WITH THE COURT, A DEFAULT JUDGMENT MAY BE ENTERED AND YOU CAN LOSE YOUR HOME. SPEAK TO AN ATTORNEY OR GO TO THE COURT WHERE YOUR CASE IS PENDING FOR FURTHER INFORMATION ON HOW TO ANSWER THE SUMMONS AND PROTECT YOUR PROPERTY. SENDING A PAYMENT TO YOUR MORTGAGE COMPANY WILL NOT STOP THIS FORECLOSURE ACTION. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT. Dated: March 11, 2025 Steven M. Palmer, Esq. Foreclosure Attorney LOGS LEGAL GROUP LLP Attorneys for Plaintiff 175 Mile Crossing Boulevard Rochester, New York 14624 (585) 247-9000 Fax: (585) 247-7380 Our File No. 24096423 #102473
Notice of Formation of RASAI RESEARCH, LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/30/2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: RASAI RESEARCH, LLC, 229 BERRY ST., BROOKLYN, NY 11249. Purpose: For any lawful purpose.
Notice of Formation of RPSL LLC. Arts. of Org. filed with Secy. of State of NY (SSNY) on 06/11/2025. Office location: Queens County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: Patricia Senior, 4720 Center Blvd., Apt. 909, Long Island City, NY 11109. Purpose: any lawful activities.
SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF QUEENS, SUPPLEMENTAL SUMMONS, Index No. 722069/2024, Date Filed: 7/17/2025, Wilmington Savings Fund Society, FSB, as Trustee for CIM Trust 2019-INVI, Plaintiff -against- Hongcai Lin, if he be living or if he be dead, his spouses, heirs, devisees, distributees and successors in interest, all of whom and whose names and places of residence are unknown to Plaintiff; City of New York Environmental Control Board; City of New York Parking Violations Bureau; City of New York Transit Adjudication Bureau, and “JOHN DOE”, said name being fictitious, it being the intention of Plaintiff to designate any and all occupants of premises being foreclosed herein, and any parties, corporations or entities, if any, having or claiming an interest or lien upon the mortgaged premises, Defendants. PROPERTY ADDRESS: 5427 102nd Street, a/k/a 54-27 102nd Street, Corona, NY 11368, TO THE ABOVE NAMED DEFENDANTS: YOU ARE HEREBY SUMMONED to answer the complaint in this action and to serve a copy of your answer, or a notice of appearance on the attorneys for the Plaintiff within thirty (30) days after the service of this summons, exclusive of the day of service. The United States of America, if designated as a defendant in this action, may appear within sixty (60) days of service hereof. In case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the complaint., TO THE ABOVE NAMED DEFENDANTS: The foregoing Summons is served upon you by publication pursuant to an Order of the Hon. Timothy J. Dufficy, a Justice of the Supreme Court, Queens County, entered July 14, 2025 and filed with the complaint and other papers in the Queens County Clerk’s Office. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT THE OBJECT of the above captioned, action is to foreclose a Mortgage to secure $748,500.00 and interest, recorded in the Queens County Office of the City Register on February 15, 2018, in CRFN 201800055573 covering premises known as 5427 102nd Street, a/k/a 54-27 102nd Street, Corona, NY 11368 a/k/a Block 1941, Lot 38. The relief sought in the within action is a final judgment directing the sale of the premises described above to satisfy the debt secured by the Mortgage described above. Plaintiff designates Queens County as the place of trial. Venue is based upon the County in which the mortgaged premises is situated. NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME, IF YOU DO NOT RESPOND TO THIS SUMMONS AND COMPLAINT BY, SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE MORTGAGE, COMPANY WHO FILED THIS FORECLOSURE PROCEEDING AGAINST YOU AND FILING THE ANSWER WITH THE COURT, A DEFAULT JUDGMENT MAY BE ENTERED AND YOU CAN LOSE YOUR HOME., SPEAK TO AN ATTORNEY OR GO TO THE COURT WHERE YOUR CASE IS PENDING FOR FURTHER INFORMATION ON HOW TO ANSWER THE SUMMONS AND PROTECT YOUR PROPERTY. SENDING A PAYMENT TO YOUR MORTGAGE COMPANY WILL NOT STOP THIS FORECLOSURE ACTION., YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT., Dated: March 11, 2025, Steven M. Palmer, Esq., Foreclosure Attorney, LOGS LEGAL GROUP LLP, Attorneys for Plaintiff, 175 Mile Crossing Boulevard, Rochester, New York 14624, (585) 247-9000, Fax: (585) 247-7380, Our File No. 24-097446 #102456
Notice of Formation of SavorSeek LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 07/02/2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: SAVORSEEK LLC, 42 FERN DR., JERICHO, NY 11753. Purpose: For any lawful purpose.
Notice of Formation of SS SECURITY TRAINING NYC LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 07/30/2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: MD SHAMIM HUSAIN, 87-23 168TH STREET, JAMAICA, NY 11432. Purpose: For any lawful purpose.
SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF QUEENS, Nationstar Mortgage LLC, Plaintiff -againstNadia Toma’s unknown heirs-at-law, next-of-kin, distributees, executors, administrators, trustees, devises, legatees, assignees, lienors, creditors, and successors in interest, and generally all persons having or claiming, under, by or through said defendant, who may be deceased, by purchase, inheritance, lien or otherwise, any right, title or interest in and to the premises described in the complaint herein, Maria Neagu as Heir of the Estate of Nadia Toma if living and if dead, any and all persons who are spouses, widows, grantees, mortgagees, lienor, heirs, devisees, distributees, or successors in interest of such of the above as may be dead, and their spouses, heirs, devisees, distributees and successors in interest, all of whom and whose names and places of residences are unknown to Plaintiff, Adrian Ghinea as Heir of the Estate of Nadia Toma if living and if dead, any and all persons who are spouses, widows, grantees, mortgagees, lienor, heirs, devisees, distributees, or successors in interest of such of the above as may be dead, and their spouses, heirs, devisees, distributees and successors in interest, all of whom and whose names and places of residences are unknown to Plaintiff, Nicoleta Stefan as Heir of the Estate of Nadia Toma if living and if dead, any and all persons who are spouses, widows, grantees, mortgagees, lienor, heirs, devisees, distributees, or successors in interest of such of the above as may be dead, and their spouses, heirs, devisees, distributees and successors in interest, all of whom and whose names and places of residences are unknown to Plaintiff, New York City Environmental Control Board, New York City Parking Violations Bureau, New York City Transit Adjudication Bureau, New York State Department of Taxation and Finance, Board of Managers of Ocean Breeze at Arverne by the Sea Condominium I, United States of America-Internal Revenue Service, John Doe (Refused Name), Defendants. SUPPLEMENTAL SUMMONS Index No. 718703/2024, Filed: August 5, 2025, Plaintiff designates Queens County as the place of trial. Venue is based upon the County in which the Mortgage premises is situated. TO THE ABOVE NAMED DEFENDANT(S): YOU ARE HEREBY SUMMONED to answer the Complaint in this action and to serve a copy of your Answer or, if the Complaint is not served with this Summons, to serve a Notice of Appearance on the attorneys for the plaintiff within twenty (20) days after service of this Summons, exclusive of the day of service (or within thirty (30) days after service is complete if this Summons is not personally delivered to you within the State of New York). In case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the Complaint. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT THE OBJECT of the above captioned action is to foreclose a Mortgage to secure $176,000.00 and interest, recorded in the Office of the Clerk of the County of QUEENS on November 27, 2018, in Book CRFN 2018000391972, covering premises known as 260 Beach 81st Street, Unit 5B, Rockaway Beach, NY 11693. The relief sought in the within action is a final judgment directing the sale of the premises described above to satisfy the debt secured by the Mortgage described above. NOTICE YOU ARE IN DANGER OF LOSING YOUR HOME If you do not respond to this Summons and Complaint by serving a copy of the answer on the attorney for the Mortgage company who filed this foreclosure proceeding against you and filing the answer with the court, a default judgment may be entered and you can lose your home. Speak to an attorney or go to the court where your case is pending for further information on how to answer the Summons and protect your property. Sending a payment to your Mortgage company will not stop this foreclosure action. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (MORTGAGE COMPANY) AND FILING THE ANSWER WITH THE COURT. Dated: Bay Shore, New York, August 7, 2025 By: Karen Sheehan, Esq. ,Frenkel, Lambert, Weiss, Weisman & Gordon, LLP, Attorneys for Plaintiff, 53 Gibson Street, Bay Shore, New York 11706, (631) 969-3100 Our File No.:01-100077-F00
File No.: 2023-2978/D AMENDED CITATION THE PEOPLE OF THE STATE OF NEW YORK BY THE GRACE OF GOD, FREE AND INDEPENDENT To: Cheryl Chenet, Laurel Quainoo, Adrianne Robinson, Sylvia Powell, Rebecca West, Stacey Jackson, Corrie Jackson, Taja Linley, Prince of Peace Lutheran Church, MBU Bridge Home, NYC Human Resources Administration, Atria Park, Hillside Manor Rehab & Extended Care, Attorney General of the State of New York The unknown distributees, legatees, devisees, heirs at law and assignees of Marjorie Evelyn Davis, deceased, or their estates, if any there be, whose names, places of residence and post office addresses are unknown to the petitioner and cannot with due diligence be ascertained Being the persons interested as creditors, legatees, distributees or otherwise in the Estate of Marjorie Evelyn Davis, deceased, who at the time of death was a resident of 120-20 198th Street, St. Albans, NY 11412, in the County of Queens, State of New York. SEND GREETING: Upon the petition of LOIS M. ROSENBLATT, Public Administrator of Queens County, who maintains her office at 88-11 Sutphin Boulevard, Jamaica, Queens County, New York 11435, as Temporary Administrator of the Estate of Marjorie Evelyn Davis, deceased, you and each of you are hereby cited to show cause before the Surrogate at the Surrogate’s Court of the County of Queens, to be held at the Queens General Courthouse, 6th Floor, 88-11 Sutphin Boulevard, Jamaica, City and State of New York, on the 25th day of September, 2025 at 9:30 o’clock in the forenoon, why the Amended Account of Proceedings of the Public Administrator of Queens County, as Temporary Administrator of the Estate of said deceased, a copy of which is attached, should not be judicially settled, and why the Surrogate should not fix and allow a reasonable amount of compensation to GERARD J. SWEENEY, ESQ., for legal services rendered to petitioner herein in the amount of $20,811.10 and that the Court fix the fair and reasonable additional fee for any services to be rendered by GERARD J. SWEENEY, ESQ., hereafter in connection with proceedings on kinship, claims etc., prior to entry of a final Decree on this accounting in the amount of 6% of assets or income collected after the date of the within accounting; and why the Surrogate should not fix and allow an amount equal to one percent on said Schedules of the total assets on Schedules A, A1, and A2 plus any additional monies received subsequent to the date of this account, as the fair and reasonable amount payable to the Office of the Public Administrator for the expenses of said office pursuant to S.C.P.A. §1106(3); and why the claim of NYC Human Resources Administration in the amount of $15,318.56 should not be paid; and why the claim of Atria Park in the amount of $15,095.00 should not be rejected; and why the claim of Hillside Manor Rehab & Extended Care in the amount of $1,803.00 should not be rejected; and why the Last Will and Testament dated April 27, 2021, copy attached, should not be admitted to Probate; and why the Letters of Temporary Administration issued to the Public Administrator should not be revoked; and why Letters of Administration CTA should not be issued to the Public Administrator; and why the specific legacies should not be paid pursuant to the Last Will and Testament as follows; STATEMENT OF PROPOSED DISTRIBUTION Laurel Quainoo - AT&T stock & dividends ($8,262.95), Cheryl Chenet -Verizon stock & dividends ($7,880.03), Mbu Bridge Home Inc. -$1,000.00, Stacey Harley -$1,000.00, Taja Linley -$1,000.00, Corrie Jackson -$1,000.00 and why each of you claiming to be a distributee of the decedent should not establish proof of your kinship; and why the balance of said funds should not be paid to said alleged distributees upon proof of kinship, or deposited with the Commissioner of Finance of the City of New York should said alleged distributees default herein, or fail to establish proof of kinship, Dated, Attested and Sealed 23rd day of July, 2025 HON. CASSANDRA A. JOHNSON Surrogate, Queens County Janet Edwards Tucker, Chief Clerk GERARD J. SWEENEY, ESQ. (718) 459-9000 1981 Marcus Avenue, Suite 200, Lake Success, New York 11042 NOTICE: THIS CITATION IS SERVED UPON YOU AS REQUIRED BY LAW. YOU ARE NOT REQUIRED TO APPEAR; HOWEVER, IF YOU FAIL TO APPEAR IT WILL BE ASSUMED YOU DO NOT OBJECT TO THE RELIEF REQUESTED. YOU HAVE A RIGHT TO HAVE AN ATTORNEY APPEAR FOR YOU, AND YOU OR YOUR ATTORNEY MAY REQUEST A COPY OF THE FULL ACCOUNT FROM THE PETITIONER OR PETITIONER’S ATTORNEY Accounting Citation
The New York City Department of Transportation, Transportation Planning and Management Division cordially invites your company to submit bids for the following contract: EPIN: 84125B0011 Refurbishment of Pavement Markings for All Boroughs in the City starting 8/18/2025
This RFX is released through PASSPort, New York City’s online procurement portal. Responses to this RFP/RFx must be submitted via PASSPort. To access the RFP/RFx, vendors should visit the PASSPort Public Portal. To reach the Public Portal, visit the following site: https://www.nyc.gov/site/mocs/passport/about-passport. page then click on the rectangle captioned “Procurement Navigator,” whereupon you will arrive at the Portal.
To quickly locate the RFP/RFx, insert the following EPIN, 84125B0011
respond to the RFP/RFx, vendors must create an account within the PASSPort system if they have not already done so.
A Pre-Bid Conference via Zoom is scheduled for September 5, 2025, at 11:00AM. Those who wish to attend the pre-bid meeting must email
the authorized agency contact for a link no later than September 4, 2025, by 4PM. The deadline for the submission of questions via email is September 11, 2025, by 4:00PM to the authorized agency contact person. This procurement is subject to participation goals for Minority
Section 6-129 of the New York Administrative Code.
The M/WBE goal for this project is 30%. Any inquiries concerning this IFB should be directed by email, under the subject line “EPIN: 84125B0011 Refurbishment of Pavement Markings for All Boroughs in the City of New York to the email address of the Authorized Agency Contact, Shaneza Shinath, at sshinath@dot.nyc.gov or through the PASSPort communication function.
Responses to this IFB must be submitted via PASSPort. All Bids must be received via Passport before the Bid Due Date, September 24, 2025, no later than 11:00 AM. No In Person viewing of bid opening
details. Virtual Bid Opening will be conducted via Zoom Webinar on September 24, 2025, at 11:30AM
