VETOES OVERRIDDEN
SOUTH QUEENS EDITION
Serving Howard Beach, Ozone Park, Woodhaven, Richmond Hill, South Ozone Park, City Line and JFK Airport
Two artists’ inner light shines on in Mrs. exhibits qboro PAGE29 SOCIAL INSECURITY
City to require pay equity reports PAGE2 WITHIN VIEW, WITHOUT VIEW
Benefit battles can be tough PAGE20
by Stephanie G. Meditz Editor
The City Council last Thursday voted to override Mayor Adams’ veto of a legislative package designed to foster salary transparency and advance equal pay in the city.
Intro. 982-A, introduced by Councilmember Tiffany Cabán (D-Astoria), will require private companies operating in the city with 200 or more employees to submit annual pay reports to a city agency. Those records include workers’ compensation, hours worked, race, ethnicity, sex and possibly gender identification, but the information would not be tied to individual identities.
Introduced by Councilmember Amanda Farías (D-Bronx), Intro. 984-A will require the city to conduct an annual pay equity study on such companies, evaluating the extent to which any pay disparities are based on gender and race or ethnicity.
Lawmakers voted 40-7 to override Adams’ veto on Dec. 4, a Council spokesperson said.
“Eric Adams decided to use his last weeks in office to betray all women on behalf of big corporations,” Cabán said in a statement. “His veto of the Cabán-Farías Pay Equity Package is a betrayal of the working class, and especially of Black and brown women, who suffer the most from pay inequity.” She also is proud to override the mayor’s “last ditch bid to impress the billionaires he wants to give him a job.”
According to data from the organization Women Creating Change, for every dollar earned by a white man in the city in 2022, white women earned 86 cents, Asian women 72 cents, Black women 57 cents and Hispanic or Latina women 54 cents.
But some contest the notion of a gender pay gap caused by employer discrimination. The Cato Institute says the wage dis-
parity is largely “the natural consequence” of the choices men and women make, such as what field to enter and how much to work.
Cabán said in a press release that the bill is about “accountability” and “equity,” especially for the women and people of
color who have long been underpaid and undervalued. The release says similar policies in other countries have reduced the gender pay gap by double-digit percentages.
Among the dissenters on the bills and overrides were Queens Council members Joann Ariola (R-Ozone Park), Bob Holden (D-Maspeth) and Vickie Paladino (R-Whitestone).
Ariola said the government should not dictate pay issues for private firms when public employees are struggling.
“It is nothing short of hypocrisy for the Council to stick its nose into private business while we have EMTs and Paraprofessionals living below the poverty level,” Ariola said in an emailed statement. “That is simply unacceptable, and we need to tend to our own house first before telling others what to do.”
“I voted against overriding these vetoes because these bills pile on more government mandates for small businesses without delivering real results for workers,” Holden said in a statement. “New Yorkers deserve policies that actually grow paychecks and create jobs, not more red tape and unnecessary bureaucracy.”
The Council last week also overrode mayoral vetoes of a bill requiring that rent contributions do not exceed 30 percent of a household’s monthly income for recipients of CityFHEPS, or City Fighting Homelessness and Eviction Prevention Supplement aid; and another to establish an Office of Contract Services, codifying the existing Mayor’s Office of Contract Services into the City Charter and giving it additional powers.
“These four bills are nothing but an attempt by the City Council to undermine any future mayor’s authority, burden businesses with unenforceable requirements, and encroach upon the state’s jurisdiction around social services,” First Deputy Mayor Randy Mastro said in an emailed statement. Q
by Kristen Guglielmo Editor
State Attorney General Letitia James will not prosecute the two NYPD officers who fatally shot 19-year-old Win Rozario of Ozone Park as he experienced a mental health crisis at his home last March, according to a Dec. 4 press release from her office.
Two NYPD officers with the 102nd Precinct, Salvatore Alongi and Matthew Cianfrocco, on March 27, 2024, responded to a 911 call reporting an individual “on drugs” and acting erratically, according to the AG’s Office. Rozario placed the 911 call himself.
After the officers were granted entry to the home by Rozario’s brother, Rozario grabbed a pair of scissors from a drawer and approached the cops. His mother attempted to hold him back and took the scissors, and Tasers were deployed by the cops. Rozario was able to reobtain the scissors and again approach the officers.
His mother pleaded with the cops to not shoot.
“In total, the officers fired five gunshots at Mr. Rozario, striking him five times,” the AG’s Office of Special Investigation said. “The entire incident, from the time Mr. Rozario took the scissors from the
The officers who fatally shot 19-year-old Win Rozario, right, at his Ozone Park home last year will not face criminal charges, the state Attorney General’s Office announced Dec. 4. His family, at left with supporters at a September rally calling for action against the officers, called the AG’s decision “cowardly.” DESIS RISING UP AND MOVING PHOTO, LEFT, AND FILE PHOTO
kitchen drawer at 1:53 p.m. to the time he fell to the floor at 1:55 p.m., lasted a minute and a half.”
Rozario was taken to Jamaica Hospital Medical Center and was pronounced dead.
The OSI said that under the law, the use of a sharp object can be considered deadly physical force.
“In this case, the officers fired gunshots at Mr. Rozario after he
had advanced toward them and did not comply with repeated commands to drop the scissors,” the AG’s Office said. “Therefore, the reasonableness of the officers’ fear that Mr. Rozario would come at them again with the scissors cannot be disproved beyond a reasonable doubt.”
On Sept. 12, the Civilian Complaint Review Board substantiated
eight misconduct charges against Alongi and Cianfrocco, including excessive force and abuse of authority. A department trial is pending, and the officers were reassigned. The NYPD did not immediately respond to a request for comment.
Notan Eva Costa, Francis Rozario and Ushto Rozario, the teen’s mother, father and brother,
respectively, released a statement following James’ decision.
“State Attorney General Letitia James’ cowardly decision not to indict NYPD Officers Matthew Cianfrocco and Salvatore Alongi for murdering our beloved son and brother, Win Rozario, feels like we’re watching Win get murdered all over again,” they said in the statement shared by Justice Committee. “We were safe in our home until Officers Cianfrocco and Alongi walked in and created chaos. The NYPD should not be engaging with people experiencing a mental health episode.”
They said the officers used “derogatory language, cursed at us, barked orders, then tased and shot Win at least five times in under two minutes, all while we begged them to stop. It is a miracle we weren’t also killed by Cianfrocco and Alongi’s recklessness.”
The family, who is suing the city, NYPD and the officers involved in the shooting, called on Police Commissioner Jessica Tisch to fire the officers and called for Mayor-elect Zohran Mamdani to “remove the NYPD from mental health response.”
They added, “While it will not bring Win back, New Yorkers deserve better.” Q
lot of work in a little time at CB 9
More on Freedom Drive, new XO in the 102nd and bye-bye, bike rack
by Michael Gannon Senior News Editor
The new executive officer of the NYPD’s 102nd Precinct won’t need to review any street maps after transferring to the Richmond Hill station house.
Capt. Evan Galane, a 20-year veteran, introduced himself at Tuesday’s meeting of Community Board 9.
“I grew up in the 106th Precinct, and I’ve lived and worked all over South Queens,” Galane told the crowd at Borough Hall. His last posting was in the 101st Precinct in Far Rockaway.
In a brief summary of precinct crime statistics, Galane said auto theft has been increasing not only in the precinct but citywide. He said much is attributable to thieves with devices that can scan a key fob from outside a driver’s home and allow them to start the engine.
“Keep your key as far away from your car as possible,” Galane said. He said items called Faraday boxes or bags can block signals to or
from key fobs placed inside.
“You can get them at Amazon, other places for $10 to $15,” he said.
A scheduled talk from Assistant Chief Christopher Mcintosh, commanding officer of Patrol Borough Queens South, was postponed.
The meeting itself, the last of 2025, was brief, lasting 44 minutes. It began with a moment of silence for the family of Board
Chair Sherry Algredo, whose mother died recently. First Vice Chair Andrew Taranto ran the meting in Algredo’s absence.
Freedom Drive also was brought up by Richmond Hill resident Andrew Smith during the public participation segment of the meeting. Smith expressed his disappointment in the board’s 33-9 vote in November to reopen the stretch of road in Forest Park to vehicular traffic after five years as an open street for cyclists and pedestrians.
When the change is in place, vehicles will be allowed in “off season” months from October through April.
A number of board members backed Smith, revisiting issues of safe recreation areas and traffic safety. The discussion involved requests for data from the NYPD and Department of Transportation, traffic studies and even the possibility of speed cameras along the route between Myrtle Avenue and Park Lane South.
District Manager James McClelland said he would pursue any studies that the board requests. Later in the evening, he broke in to announce a text he had just received from Councilwoman Joann Ariola (R-Ozone Park).
“The bike rack is coming down!” he said in reference to an unpopular structure that has been in front of 84-04 Jamaica Ave. for the past few years.
“Nobody rides bikes there,” board member Carmela Isabella said. “All it’s done is collect garbage. Joann’s been fighting with the DOT on this for years.” No final date for removal was known Tuesday night.
In other business, the board approved a new request for an on-premises wine, beer and cider
license for Taqueria Pantitlan at 87-12 Woodhaven Blvd. in Woodhaven; and the renewal of an on-premises liquor, wine, beer and cider license for Extacy Lounge, LLC at 77-01 Jamaica Ave., also in Woodhaven. Q
Festive folks in South Queens lit up the night last Friday and Saturday at two holiday tree lighting celebrations.
At top right, kids from PS 97 sang their hearts out at the Woodhaven Business Improvement District’s annual event Dec. 5, held at Forest Parkway and Jamaica Avenue. At top left, Santa Claus made an appearance, as did officers from the NYPD’s 102nd Precinct. Below them, the event was as well-attended as ever, despite frigid temperatures. To the right, the Grinch even struck a pose with Santa and the Woodhaven BID team, though the holiday joy could not be stolen. The tree lighting also included blessings in English and Spanish, from the respective pastors of All Nations Baptist
Church and Unidad y Fe, Dan Shafer and Leticia Alanis. Cookies, juices and hot chocolate also were provided by local businesses.
Above left, the office of Councilwoman Joann Ariola hosted its annual tree lighting in Ozone Park Dec. 6, with several area leaders in attendance. Guests were asked to bring an ornament to help decorate the tree. Next to them, attendees enjoyed an array of treats, including cotton candy and hot chocolate.
To the right, Queens District Attorney Melinda Katz was among the evening’s speakers, who wished attendees a joyful holiday season. Below her, EmblemHealth set up a stand and distributed toys.
— Stephanie G. Meditz
• Choice of Hibachi Table or Chinese Dining • From Soup to Dessert the Best in the House
New York Families for Autistic Children last Sunday held its 12th annual Toy Run motorcycle ride.
About 260 motorcycles met in Forest Park for a police-escorted ride to American Legion Post 1404 in Broad Channel. Frank Scafo, chairman of the NYFAC board, said the toys will be distributed to kids during the organization’s upcoming Christmas party. Any toys left over will be donated to other local charities, such as The Little North Pole.
The grand marshal of this year’s run was Seth Ganness, in sash at right. After the ride, attendees enjoyed food, raffles, giveaways, live music by Godfrey Townsend and more.
The run was dedicated to the memory of Marty Muller, a beloved biker who was killed in a motorcycle accident earlier this year.
Muller also was an artist, and NYFAC offers an arts scholarship named for him. It is open to college-aged individuals with special needs who are pursuing careers in the arts.
— Stephanie G. Meditz
The Queens Chronicle’s 18th annual Holiday Photo Contest is underway! Take pictures of anything that reflects the season — joyous children and families, lights, miniature villages, snowy landscapes, if we get any — and send them in. See our handful of rules at tinyurl.com/3byyd4c9.
The winner will get a $50 gift card good anywhere. All winning shots, and many others, also get published in print and online. Send your high-resolution digital photos to peterm@qchron.com, making sure to say “contest” somewhere in the subject line, or mail prints to Queens Chronicle Photo Contest, 71-19 80 St., suite 8-201, Glendale, NY 11385. The deadline is Monday, Jan. 5. Good luck! — Peter C. Mastrosimone
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Many attendees of Tuesday night’s meeting of Community Board 9 were excited when District Manager James McClelland interrupted regular business to report a text he had just received from South Queens City Councilwoman Joann Ariola
“The bike rack is coming down!” McClelland declared. The structure in question sits in front of 84-04 Jamaica Ave. in Woodhaven. “Nobody rides bikes there,” board member Carmela Isabella said. “All it’s done is collect garbage.”
As soon as this piece of ugly modern art is removed, the space can be put back to good use: parking for motor vehicles on a busy commercial roadway.
The bike ideologues will be disappointed to learn of this setback in their campaign to transform the city. But the best news is that McClelland’s announcement was actually the smaller of two victories for common sense and against the war on cars to be revealed in the past few days.
The bigger story is state Supreme Court Justice Cheree Buggs’ decision ordering an end to the Department of Transportation’s bike lane project that would ruin six blocks of 31st Street in Astoria, harming businesses, endangering children and making it harder for the Fire Department to
reach the upper floors of buildings in case of a blaze.
Fire safety was a key part of Buggs’ ruling. She noted that the FDNY said in an Aug. 7 letter that the bike lane plan would both prevent its equipment from reaching upper stories and would “negatively impact FDNY emergency response and fireground operations, delaying Fire Department personnel and their resources for fire suppression.”
One big problem is that 31st Street has an elevated subway line overhead, so fire trucks have to be in just the right spot to get ladders where they’re needed. Another is that the insane narrowing of vehicle lanes the bike path plan entails would “restrict deployment” of necessary fire apparatus.
The lanes would go from 14 feet wide to 11 for travel, and 13 feet to 8 for parking — while giving bikes 8-foot lanes with 3-foot buffers. Only the ideologues at the DOT and their activist buddies would think giving bicycles the same total road width as moving cars and fire trucks is smart.
That’s why Ariola, chair of the Fire and Emergency Management Committee, joined an FDNY officer and Astoria business owners to celebrate the court victory on Tuesday. The case against the DOT was brought by the 31st Street Business Association, a coalition of more than 50 concerns.
The street can be made safer without bike lanes. And those lanes can go somewhere nearby instead. They don’t belong on a narrow thoroughfare used by heavy trucks delivering heavy items such as 30-foot steel beams and plumbing and heating equipment. Those items are received by 31st Street companies employing scores of people. Bicycle riding does nothing for them, their industry or the rest of us.
“Safety, safety, safety!” cries the DOT. But it plays tricks like noting that two people were killed on those six blocks over five years — without ever saying both were motorcyclists who died due to recklessness. One blew a light and was hit by a van; the other, even more sadly, was cut off by another motorbiker. They collided, and the one who had been going straight died. The DOT does not tell you this; only the Chronicle did, in an exclusive report in September.
We congratulate the plaintiffs on their hard-won victory, and hope the city does not leave 31st Street in limbo and waste resources by appealing Buggs’ decision. Instead it should follow her order to restore the street as it was before the aborted bike lane project began. Then the DOT and all concerned parties can begin real planning, not driven by ideology, to make the street safer. The war on cars should end.
MARK WEIDLER
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Dear Editor:
I’ve often said it doesn’t seem right to go after undocumented people or people seeking asylum or other refugees. And I get back from one who disagrees: It is the law! As if it were the 11th Commandment chipped on Moses’ tablets.
So I Googled “breaking the law.” It’s not one shot and you’re done. There’s a felony when you kill or steal enough, there’s a misdemeanor like third-degree assault and there are infractions like speeding. And there are first, second and third degrees of seriousness for many of them.
Where are we putting people who have lived here, worked, paid taxes, raised a family, etc., but are undocumented (PS: many times because it’s so onerously long to get documented)?
Deportation seems like an over-the-top punishment for trying to live and provide for a family.
James V. Rescigna Jackson Heights
Dear Editor:
(An open letter to the public)
The weekend before last, ICE attempted to raid Canal Street and detain our immigrant neighbors. As mayor, I’ll protect the rights of every single New Yorker, and that includes the more than 3 million immigrants who call this city their home. But we can all stand up to ICE
if you know your rights.
If you encounter Immigration and Customs Enforcement, these are the things that every New Yorker should know. First, ICE cannot enter into private spaces like your home, school, or private area of your workplace without a judicial warrant signed by a judge. If ICE does not have a judicial warrant signed by a judge, you have the right to say, “I do not consent to entry” and have the right to keep your door closed. Sometimes ICE will show you paperwork and tell you that they have the right to arrest you. That is false. ICE is legally allowed to lie to you, but you have the right to remain silent.
If you’re being detained, you may always ask, “Am I free to go?” repeatedly until they answer you. You are legally allowed to film ICE as long as you do not interfere with an arrest. It is important to remain calm during any interaction with ICE or law enforcement. Do not impede their investigation, resist arrest or run.
One last thing, New Yorkers have a constitutional right to protest, and when I’m mayor, we
will protect that right. New York will always welcome immigrants, and I will fight each and every day to protect, support and celebrate our immigrant brothers and sisters.
Zohran Mamdani NYC Mayor-elect NYS Assemblyman for the 36th District Astoria
Dear Editor: Re Stephanie Meditz’s Dec. 4 report “Pol introduces pay bump for electeds”: NYC City Councilmember Natasha Williams brings elected officials’ greed to new heights by introducing a bill to raise her pay and that of other top-ranked city staffers by a whopping 16 percent — more than five times the rate of inflation. Her proposed bill would raise City Council members’ pay from $148,000 to $172,000 a year — more than three times the per capita income of NYC residents ($50,000 a
year, according to recent Census data) and twice the median household income ($80,000). It would also sharply hike the pay of our mayor, public advocate, comptroller and borough presidents.
This is a blatant rip-off of taxpayers and a slap in the face to every hardworking New Yorker who struggles to make ends meet. The money to fund those raises should be used instead to boost the pay of Emergency Medical Services workers who live in their cars because they cannot afford to pay their rent, notes Queens City Councilmember Joann Ariola. If the City Council passes this measure, our new mayor, Zohran Mamdani, must veto it. Not doing that would shatter his image as a champion of income equality and fiscal fairness.
The City Council could override the mayor’s veto, in which case, Williams’ bill would become law. If that happens, I suggest that Disney’s movie studio launch a new film series franchise to succeed “Pirates of the Caribbean.” Call it “Pirates of New York’s City Hall.”
Richard Reif Kew Gardens Hills
Dear Editor:
It was wonderful that during a rainy Sunday afternoon a Girl Scout troop came to Brandywine in Little Neck to sing and do arts-andcraft work with the senior citizen residents. That is the true meaning of giving and being kind, and it was a good deed that added light to the world of the residents.
Donna, the most wonderful director of recreation and activities, arranged this, and she adds light to our world as well, through activities that enrich our minds and bodies and give us happiness. The Girl Scouts were delightful and made a rainy, otherwise ordinary, boring afternoon wonderful — full of light, sunshine and happiness.
Cynthia Groopman Little Neck
Dear Editor:
(An open letter to the public)
I condemn President Trump’s newly released national security strategy.
This document is emblematic not only of Donald Trump, but the cynical, dog-eat-dog philosophy that has taken hold across his administration. It discards decades of valuesbased U.S. leadership in favor of a craven, unprincipled worldview. Trump appears to believe every nation should fend for itself, signaling to our allies that the U.S. is no longer a reliable partner, and to our adversaries and competitors that now is open season to act without fear of American pushback.
“America first,” as this administration frames it, is not a strategy. It ignores America’s core strengths: our democratic values, our network of like-minded allies, and the multilateral institutions that have helped the United States shape the global order. That rules-based system, while imperfect, has overwhelmingly benefitted the United States and our allies. Here “America first” simply means America alone, and that leaves us more vulnerable.
Ultimately, actions speak louder than words.
Nearly a year into this administration, the only north star guiding Donald Trump’s national-security decision-making is using the levers of government to enrich himself and his wealthy donors. The State Department has been gutted to empower unaccountable special envoys pushing corrupt business deals. American foreign policy is for sale under the Trump administration.
Gregory W. Meeks
U.S. Representative for the Fifth District Ranking Member, Foreign Affairs Committee Jamaica
Dear Editor:
As a young boy watching an old western, I saw a tribal chief respond to a U.S. cavalry general’s offer of peace with the response, “White man speaks with forked tongue.” The comment turned out to be prophetic since the U.S. government broke every treaty it made with the indigenous tribes.
Now, given our current president’s lack of credibility, is the tribal chief’s adage still relevant to American working families and others worldwide who rely on this man’s word?
Glenn Hayes Kew Gardens
Dear Editor:
President Trump defended the crown prince of Saudi Arabia when asked about his proven involvement in the murder of reporter Jamal Khashoggi — a U.S. citizen! His supporters don’t care.
A female reporter asked Trump a pertinent question on Air Force One. Trump called her “piggy.” His supporters don’t care.
Democratic politicians made a video reminding members of the military that they should not follow unlawful orders. Just as the Constitution commands. Trump, of course, said they should be executed for treason. For following the words written in the U.S. Constitution? And yet Republicans act as if this is normal behavior.
I guess the Trump administration has reached its claws into the workings of even hometown newspapers like this one. How else can we explain the reluctance to print letters critical of this disgraceful administration?
Why is this newspaper fearful of printing letters with comments like: “Democrats are upset that Trump wants the Washington Commanders to rename their football stadium after him. I think it’s an excellent idea. ‘Felon Field’ has a certain ring to it.”
During his presidency, President Biden’s wealth increased by $3 million. During Trump’s 10 months in office his wealth has increased by $3 billion. All due to cryptocurrency, the favorite way to launder money used by criminals, drug dealers, sex traffickers and warlords. What else is going on? The continued destruction of our democracy. The weaponization of the Justice Department. The purging of actual news outlets from the White House. Etc., etc., etc.
Robert LaRosa Sr. Whitestone
Village, NY 11379 (718) 497-1630
Continuing a beloved neighborhood tradition that brings Christmas to life, the Howard Beach Assembly of God church welcomed all to its Live Nativity on Dec. 6.
The living creche featured “guinea pigs, rabbits, chinchilla, ferrets, tortoise, chickens, bearded dragon, goat, sheep & llama,” the church’s flier said.
Leading the event as always were the pastor, the Rev. Stephen Roser, and his wife, Sharon, seen at top with the star llama and above with the kids.
“We had a wonderful Live Nativity today,”
the church later said on Facebook. “The families enjoyed the animals, the children made crafts, decorated cookies, & ate yummy snacks. Mary (Beth Sorrentino) & Elizabeth (Tomasina Decrescenzo) told the Christmas story & the drama team sang!”
“My heart rejoices as I see how wonderful this event has taken off and blessed so many of the community and also blessed all ... who have given their time and effort in putting this great event together!” one commenter, Miriam V. De Luca, said in response.
— Peter C. Mastrosimone
More than 1,000 families spread holiday joy last Saturday night at the Ozone Park Residents Block Association’s annual treelighting ceremony, according to President Sam Esposito.
The event was held at the corner by 13205 Cross Bay Blvd., outside of Solid Rock Deliverance Tabernacle. Guests were able to take photos with Santa Claus and enjoy
toys, hot dogs, hot chocolate, candy and other festive treats. Children with disabilities also got to celebrate from 4 to 5 p.m., before the main ceremony at 6 p.m.
The tree lighting was sponsored by state Sen. Joe Addabbo Jr. and Assemblywoman Stacey Pheffer Amato, as well as other local groups and businesses.
— Stephanie G. Meditz
State Sen. Joe Addabbo Jr. last Saturday got into the holiday spirit, literally.
Addabbo dressed as Santa Claus Dec. 6 to greet and take photos with children and their families at his district offices in Woodhaven and Middle Village. Each child went home with a toy, and had the chance to write a wish list to the real Santa up in the North Pole.
“It always brings me tremendous happiness to be able to see the big smiles on the faces of the children as they meet Santa and receive a toy,” Addabbo said. “My staff and I try to capture the warmth of the season by offering these festivities for the youth.”
Guests also enjoyed a festive treat of free hot chocolate and donut holes.
— Stephanie G. Meditz
J. CONZA, ESQ.
EDWARD R. MCNAMARA, ESQ.
Harvard University, A.B.
St. John’s University School of Law, J.D.
by Samantha Maldonado THE CITY
This article was originally published on Dec. 8, 5:00 a.m. EDT by THE CITY
In an office building in Downtown Manhattan, an 8-foot-long banner stretched across the length of a fluorescent-lit hallway.
Five-inch-tall red letters indicated the location of an entrance to a basement apartment, as required outside each unit. That’s according to proposed rules from the Department of Buildings for a pilot program to legalize those illicit spaces.
The rules specify both the color and 5-inch height of the letters on the sign.
The requirement is “cartoonishly absurd,” said Howard Slatkin, executive director of the Citizens Housing and Planning Council, which commissioned the large banner’s creation.
It’s one of several such measures in the proposed rules from the Department of Buildings that safe housing advocates say impose obstacles or make it untenable for homeowners to participate in the basement legalization pilot program.
Those regulations, along with a related set from the Department of Housing Preservation and Development, also open up tenants to the possibility of losing their homes and homeowners to costly penalties if they do not complete the program, advocates and lawyers warn.
“These rules cannot be passed as is, or else the program will fail,” said Sylvia Morse, director of research and policy at the Pratt Center for Community Development. “If these rules are passed, they do not set up the program for success.”
The program is meant to allow homeowners in several designated neighborhoods to transform unauthorized spaces into above-board
apartments without triggering stringent requirements of the state’s multiple-dwelling law — while letting tenants continue to live there. Over a 10-year period, the owners must take a series of actions, like installing sprinklers and getting permits for exits, in order to eventually obtain legal status for the apartment.
“This rule, as it is outlined here, would ensure that no one registers and comes out of the woodwork because it’s too risky,” Slatkin said. “They heighten the risks rather than soften them, which is the whole point of the program.”
Buildings Department spokesperson Andrew Rudansky said in a statement that the pilot program’s rules were “carefully considered, with a focus on providing a safe space for existing tenants to live while the landlord works to bring the apartment up to Code,” and that the DOB would take feedback into account if it revises the rules.
Basement apartments have long served as affordable, albeit potentially dangerous, living options for many New Yorkers. The spaces are prone to fires and floods — which proved deadly when 11 people drowned during 2021’s Hurricane Ida. After that, the push to upgrade basements and bring their residents out of the shadows gained momentum, building on the sustained work of the Basement Apartments Safe for Everyone, or BASE, Coalition.
The new effort also builds on Mayor Adams’ recent “City of Yes” zoning changes, which allow socalled accessory dwelling units, or ADUs, in many neighborhoods — including basement apartments.
But delivering results may prove difficult, as a 2019 basement legalization effort showed: not a single homeowner made it all the way through the program.
Local officials have framed cre-
entering into the program.”
In a 2019 basement legalization pilot program focused on East New York, Brooklyn, only one homeowner of the hundreds interested was able to begin the necessary construction to make the apartment safe and legal. But now that work is suspended and the homeowner is pulling out because of an unrelated, unresolved violation, according to a new report from the Citizens Housing and Planning Council.
Other homeowners dropped out of the East New York pilot program even before construction could start because of projected costs piling up.
The challenging and costly nature of the undertaking could prevent other homeowners from fully legalizing their own basement apartments in the new pilot program.
ating new apartments in basements and authorizing existing illegal living spaces as important means of bringing necessary housing to the market amid a historic crisis.
A new report by the Center for New York City Neighborhoods spotlights basements as particularly promising among possible accessory dwelling units, which also include attic apartments and backyard cottages. Brooklyn has the highest concentration of buildings where legal basement apartments could be located, followed by Queens and the Bronx, the report found.
“From an equity lens, these are the types of ADUs that have the greatest potential to support homeowners and tenants who may be in low- and moderate-income communities,” said Margaret Hanson, CNYCN program manager. “Tens of thousands of New Yorkers are living in basement apartments already, and there’s a path to legalization now.”
The kitchen sink Hanson emphasized that the city’s implementation of the regulations, guidance and structures related to ADUs will determine whether and where such units proliferate.
Eligible homeowners may apply to be part of the basement legalization pilot program until April 2029. But beyond mandates for massive signage, the proposed rules present other catch-22s for owners.
For instance, basements that are eligible for the pilot program must have a kitchen with a window, a sink with running water and gas or electricity.
“You can’t get a permit to install a full kitchen before you have legal status,” Slatkin said. “How are you supposed to put all that electrical and gas work in and up to code if you can’t pull a permit to do it?”
The proposed rules indicate that illegal gas work, as an example of a condition that could pose a safety risk, may be cause for a vacate order — meaning tenants would be kicked out.
The rules also do not include a clear way for homeowners — who as part of applying for the pilot have to admit to the city that they have an illegal apartment — to exit the program or decline to participate without the risk of penalties or prosecution.
Land-use lawyer Rob Huberman, a partner at the firm Herrick Feinstein, called that “draconian.”
“There really is no amnesty and there is no off-ramp,” he said. “It is an assume-at-your-own-risk type of deal. You’re outing yourself by
There are questions, too, surrounding the fate of current tenants of those illegal basement apartments if the homeowners decide to participate in the new program.
Separate rules proposed by HPD give tenants of such apartments in the pilot program the right to return if they must leave during construction. But the proposed rules only apply to tenants who have been living in the space since April 2024 and owners need to give 30 days’ notice to tenants before they need to leave. If they don’t depart, they forfeit the right to return, unless they request an extension from their landlords.
Morse, of Pratt, pointed out that a month is not enough time for tenants who are likely low-income and already facing barriers in the housing market to find a new living space.
“It’s important there’s steps for how to move forward the upgrade and construction process, but there isn’t really information here about the grounds for granting an extension,” she said. “How much latitude does the landlord have? Can they deny an extension request for any reason, or do they need to defer towards providing it if someone can’t find housing?”
DOB and HPD will hold public hearings on the proposed rules Thursday and Friday, when the opportunity for public comment closes. Q
THE CITY (www.thecity.nyc) is an independent, nonprofit news organization dedicated to hard-hitting reporting that serves the people of New York.
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by Stephanie G. Meditz Editor
The deadline to contribute to the Queens Chronicle’s 29th annual Holiday Toy Drive is rapidly approaching, but there’s still plenty of time to make a child’s Christmas just a little bit brighter.
For the thousands of young people living in the borough’s homeless shelters each winter, the holiday season may bring feelings of sadness or anxiety. Some kids might be well aware that their families are going through hard times, and are prepared to treat the holidays like any other day.
But you can help spread joy and a little magic to those who need it most.
The Chronicle is seeking brandnew, unused and unwrapped toys of all kinds — games, puzzles, dolls, action figures, building sets, art supplies and more — suited for infants through teenagers.
meaningful difference.
Once collected, all donations will be delivered to shelters across the borough to support children and families.
Past drives have delivered more than 1,500 toys, games, winter essentials and lovingly handmade items, including crocheted hats and scarves created by caring neighbors.
The Chronicle is grateful to those who have made donations so far, including Maria Horvat of Forest Hills, Doreen Fleming of Glendale, Maureen Chan of Forest Hills, Marie and David Singh of South Ozone Park and Vicki of Richmond Hill.
The deadline to contribute is Thursday, Dec. 18. Every donation, large or small, brings a little more warmth and hope to someone who needs it.
New winter clothing is also welcome, including hats, gloves, scarves, cozy socks and other never-worn clothing items for all age groups to help our neighbors stay warm through the coldest months.
For older kids and teens, cosmetics, personal-care items and gift cards can make a
All items may be brought to the Queens Chronicle office at 71-19 80 St., Suite 8-201, at The Shops at Atlas Park in Glendale during business hours: Monday through Thursday from 9 a.m. to 5 p.m.
The office is above HomeGoods, and the entrance to the building is where the sign says The Offices at Market Plaza.
Donations also can be dropped off at the following locations during their regular busi-
It’s the season of giving, and you can help spread a little extra joy this year by donating to the Chronicle’s 29th annual Holiday Toy Drive. All new, unused toys and other items will be distributed to young people in the borough’s homeless shelters. The deadline to contribute is next Thursday, Dec. 18.
ness hours:
• State Sen. Joe Addabbo Jr. at 84-16
Jamaica Ave. in Woodhaven;
• Assemblyman Ed Braunstein at 213-33
39 Ave., Suite 238, in Bayside;
• Councilman Bob Holden at 58-38 69 St. in Maspeth; and
• Goldfish Swim School at 71-03 80 St., Space 7-110, in Atlas Park in Glendale. Anyone seeking additional information on the toy drive may call the Chronicle’s Stela Barbu at (718) 205-8000. Q
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Former QCC lecturer’s SSA disability application has been rejected twice
by Stephanie G. Meditz Editor
Nataliya Khomyak quit her 16-year job so her medical expenses would be covered.
Khomyak, 41, of Glendale, was a lecturer in remedial math at Queensborough Community College. She enjoyed her work and was good at it, until various factors led to a decline in her mental health. She had to miss a great deal of work as her cognitive functions deteriorated.
Khomyak left that secure position behind so Medicaid would cover her medical bills, as her former benefits ran dry when she stopped coming to work. With no more steady income, she said, she applied for disability benefits through Social Security.
She has been denied twice.
“If my family didn’t provide for me, I would be on the streets right now,” she told the Chronicle during a recent visit to her home.
She is not alone.
According to usafacts.org, about one in three processed disability applications in 2022 was approved, and a large number of applicants who were denied had not met technical requirements.
After Khomyak experienced complications during surgery for ovarian cancer in 2018, she said, she had trouble talking loudly, which doctors ascribed to anxiety and trauma. She was put on several medications, but, she said, depression symptoms kept her mostly bedridden for months. She had been teaching her classes remotely.
After she reported a potential cyberstalker to police years later, she said, she was taken to several other hospitals, where she also received medication for various mental health disorders. Memory loss and suicidal thoughts were among the side effects she experienced.
“I would wake up every morning not remembering who I was, where I was,” Khomyak said. “That summer, I had to take a semester off, because I didn’t remember anything.”
Since then, she has been in “survival mode,” she said.
When QCC changed its online platform last year, Khomyak said she “couldn’t handle it” and saw a doctor who prescribed her ADHD medications. She went to pick them up, only to be told her insurance company had declined to cover them.
Khomyak said she had a mental breakdown at that point, spending
her days in bed unable to function. She couldn’t even speak from the stress of the situation, and she missed the beginning of that semester.
She ended up in the hospital last fall, she said, and came out realizing her benefits had been canceled when she stopped coming to work. Khomyak resigned in October 2024 so she would qualify for Medicaid — she had been listed as a salaried employee, although she was taken off payroll in August.
“I had a certificate of permanent employment, meaning my job could not have fired me willy nilly,” she said. “I gave up a secure job position only because I couldn’t afford treatment.”
With hospital diagnoses of schizoaffective and bipolar disorders, a “reasonable reason” for quitting her job and with years of paying into Social Security under her belt, Khomyak applied for federal disability benefits.
But she quickly realized that doing so is not cut and dried — she said she needed help filling out the paperwork, and that her medicine put her mind into a “zombie state.” Her mother is elderly and could not help her, and without steady income, she could not hire someone to assist her. She said she had relied on the kindness of social workers to sign her up for Medicaid and food stamps.
Khomyak also was concerned about how long it might take her to receive benefits, after learning online about others’ experiences. According to the SSA’s website, it takes six to eight months to receive a decision after applying for disability benefits.
And even then, the agency’s definition of disability is admittedly strict. According to the Center on Budget and Policy Priorities, most Social Security Disability Insurance applicants are rejected.
abled person is to survive that year, before he or she can even qualify for disability benefits.
“You pretty much have to starve for at least a year, no food, no rent, until you stick around long enough to show that you can’t work, and maybe some judge will actually say that you are disabled for you to qualify,” Khomyak said.
Asked if the SSA said why her application was denied previously, Khomyak said the rejection letter had gotten misplaced, but she referenced the Adult Function Report that applicants must fill out to document how their medical condition affects their lives.
“If my family didn’t provide for me, I would be on the streets right now.”
— Nataliya Khomyak
Eligible recipients must be unable to perform “substantial gainful activity,” for a certain amount of compensation, due to their condition. A person’s impairment also must prevent him or her from performing his or her previous job or adjusting to a new one, and he or she must have a condition that has lasted or is expected to last at least a year or result in death.
Khomyak questioned how a dis-
The report in part asks applicants to describe how their condition limits their ability to work, and provide a list of daily activities.
“Pretty much anything you say, they will say, oh, you can work,” Khomyak said.
The SSA also typically requires medical evidence, such as test results or treatment histories, to support a claim.
After SSA field offices verify nonmedical eligibility requirements, the agency’s website states, they send cases to Disability Determination Services agencies. DDSs try to get medical evidence from a claimant’s own doctors first, but if that evidence is unavailable or
Applicants denied at the initial stage may appeal the decision. Those denied after reconsideration may appeal again, at which point they will have a hearing with an administrative law judge. Nationally, more than half of applicants at that stage were approved in recent years, but the wait time can be months or years long, as per data compiled by usafacts.org.
Even though she is more scared for others in similar situations than for herself, Khomyak said she does not know what will happen to her if she gets denied in February, when her hearing is scheduled.
If that happens, she could appeal again, but her chances of getting approved then would be far slimmer. She does have an attorney to assist her.
And according to the Citizens Disability advocacy group, it could take months after a hearing even to receive a decision.
insufficient, they arrange for a consultative examination for more information. The claimant’s treating source is preferred, but DDSs may get a consult from an independent source as well. DDS staff then make a disability determination.
Khomyak said it “makes no sense” that agents who do not know applicants personally decide whether they are disabled. Medical diagnoses alone are not sufficient criteria, either — the SSA’s website includes a list of impairments, and an individual must tick certain boxes under each one for his or her condition to be considered severe enough to receive benefits.
“You are not disabled with the government until you prove it to them, and that takes years,” Khomyak said.
Receiving treatments and seeing doctors regularly can be costly for those without insurance, and even more difficult for those with mobility issues. In Khomyak’s case, she must Uber to and from the hospital due to her panic attacks.
Khomyak also pointed out that even applying for benefits could be a luxury that disabled people cannot afford. Someone who cannot pay for electricity or phone and internet services may lack the resources to apply, she said. Applications may be submitted online or by mail, or via a telephone or inperson appointment.
One also must be of a clear enough mind to fill out the paperwork, or to ask for assistance doing so.
“Nobody knows that that’s what you’re going to have to go through,” Khomyak said. “If I knew, I would have a separate savings account just to make sure I can survive for a year without getting paid.”
She also worries about new work requirements for the Supplemental Nutrition Assistance Program, or food stamps.
Able-bodied adults without dependents — those aged 18 to 64 who do not live with a child under 14 and can work — will have to work, volunteer or partake in job training for at least 80 hours a month to keep receiving benefits for longer than three months in a three-year period, starting in March.
Khomyak still has money on her EBT card, she said, but since she is considered able-bodied, her benefits will soon be canceled. She had been receiving food stamps since the end of spring, but instead of relying on them, she said she should be receiving the Social Security benefits that she paid into throughout her career.
But she is not worried about herself — she is more concerned about her cats, whose food is not covered by SNAP.
“Everybody’s paying into [Social Security],” she said. “You get into a car accident, you assume you will have some sort of assistance until you heal or get better, or not get better.
“But while you are in the most critical period, where you can’t think, you’re really sick, you have to advocate for yourself without having any money.” Q
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by Peter C. Mastrosimone Editor-in-Chief
A young man who allegedly came to North Queens to do doughnuts and cause a ruckus with his friends is now stuck in North Queens.
But instead of spinning his tires on the residential streets of Malba, Justin Aguilera is cooling his heels in the correctional confines of Rikers Island. City records said the 19-year-old was still being held as of Wednesday afternoon, with bail set at $100,000, or $300,000 bond.
Aguilera has been locked up since late last week, when he was arrested and arraigned on several charges stemming from the street takeover that turned into a mob attack on residents in the early hours of Nov. 23.
The office of Queens District Attorney Melinda Katz had sought remand.
The charges in the criminal complaint against Aguilera are gang assault in the first degree, assault in the first degree, gang assault in the second degree, two counts of assault in the second degree, assault in the third degree, riot in the second degree and trespass.
The defendant, who lives on Cornaga Avenue in Far Rockaway, was arrested at 6 p.m. last Thursday somewhere within the 109th Precinct, a detective at the NYPD press office told the Chronicle. The 109th’s jurisdiction includes Malba, a section of Whitestone.
The arrest was first announced by City Councilwoman Vickie Paladino (R-Whitestone) in a Friday morning post on X. She called Aguilera “the main assault perpetrator” in the mob violence.
The violence in Malba early on the morning of Nov. 23 included the torching of a private security car. Afterward, City Councilwoman Vickie Paladino toured the area with NYPD and other officials to see what can be done to make a repeat less likely.
“He is in custody now at Queens Central Booking and we’ve been in touch with DA Katz to ensure he’s remanded to custody, not released on cashless bail,” Paladino said in the post, which went up a little before 6 a.m. “The investigation is ongoing, there are several more suspects currently being watched as probable cause for arrest is being established.”
She added that the “primary vehicle” used in the incident, a street takeover that turned violent, had been seized in the Bronx.
The mayhem occurred at the junction of South Drive, 141 Street, Center Drive, Boulevard and Point Crescent, with the first call to 911 coming in at 12:37 a.m., police said.
“I’ll pop you. I’ll put you six feet under. You’re not hard.”
— alleged threat made to a homeowner
One resident was seriously injured, with multiple broken bones, when a mob attacked him, a crime caught on cell phone video. A security vehicle was torched, also. “Last night, what took place here was an absolute disaster,” Paladino said in a video taken at the spot the next morning. “Last night 100 animals descended on this neighborhood. You can see the skid marks from doughnuts. They actually set a car on fire. They terrorized this neighborhood.”
Despite the severity of the situation, some residents who called 911 to report it were told it was a matter for 311 or the 109th Precinct’s Conditions Team, Paladino added.
Katz announced at about 12:40 p.m. on
An Ozone Park man, who clung to life for 10 days after crashing into a car door someone opened as he was riding a bicycle, has died, police announced Dec. 5. Sahan Ahmed, 24, of 79th Street, was injured Nov. 18 on Liberty Avenue near the corner of 103rd Street, police said. They were called to the scene a little after 6 p.m. Ahmed was riding westbound on Liberty when a woman in a 2012 Kia Soul parked on the north side of the street opened her door and he collided with it, according to the NYPD. The woman, 67, stayed on the scene.
Emergency Medical Services transported Ahmed to Jamaica Hospital Medical Center in critical condition, police said. He succumbed to his injuries on Nov. 28.
The woman was not charged and the NYPD said the investigation is ongoing.
Ahmed’s death is the fourth instance the Queens Chronicle has reported since late summer of a cyclist or e-biker who was killed by getting “doored.” The other victims were Jose Mora, 56; Cristian Villafuerte Vazquez, 26; and a 32-year-old man, whose name was reported only as Vikas. Q
— Peter C. Mastrosimone
Friday that Aguilera had been arraigned. He faces up to 25 years in prison if convicted.
“Our streets are shared spaces and they are never racetracks. My office will not allow illegal takeovers of our neighborhoods,” Katz said in a prepared statement. “This violent incident has outraged our city. As alleged, the defendant and others, during an unlawful meet up, gathered as a large group in and out of their vehicles, blocking traffic and driving in an illegal manner in a quiet residential neighborhood. When a homeowner confronted the group and asked them to disperse from the front of his property he was mercilessly punched, kicked and stomped. The victim’s wife tried to help her husband when she too was assaulted.”
Katz’s office said the homeowner heard a commotion outside his home and saw multiple vehicles spinning their tires and creating smoke in the street.
“The man went on his lawn, while holding a baseball bat, and asked the group of 10 or more people to leave the area. The victim’s wife was standing next to him. At that time, approximately six to eight individuals stepped onto the lawn and one individual threatened to kill the man by saying, “I’ll pop you. I’ll put you six feet under. You’re not hard.”
“One person in the group began to walk toward the front door of the victim’s residence and the homeowner stepped in front of him. The individual then punched the victim, causing him to fall to the ground. A group of at least six to seven individuals, including the defendant, allegedly began to punch, kick and stomp on the victim as he was on the ground.
“At one point, the victim’s wife attempted to push the individuals away from her husband when the defendant allegedly punched her in the mouth.
“The victim was taken to a local hospital where he received treatment for multiple rib fractures on the left side of his body, a fracture of the glenoid cavity and neck of his right scapula, a fracture of his thyroid cartilage, a fracture of his nasal bone and swelling to the back of his head.
“The defendant and the unapprehended individuals fled the area.”
A few hours later, the DA’s Office said, a cop stopped Aguilera near the corner of Union Turnpike and Utopia Parkway in Jamaica Estates for driving a white Chevrolet Silverado with an obstructed license plate and taillights that were not illuminated. His license allegedly was suspended, and he was arrested for aggravated unlicensed operation of a motor vehicle and given a desk appearance ticket.
After reviewing video of the assault, investigators determined Aguilera was one of the people who attacked the homeowner, the DA’s Office said.
Paladino said she is working with the NYPD and city Departments of Transportation and Parks to see what safety measures might be taken in the area to prevent such incidents. She visited the site again with agency officials on Dec. 5.
“Measures include the installation of speed bumps, a turnaround-island speed reducer, and other traffic-calming improvements,” she said on X. “Our goal is to enhance safety and ensure a more secure environment for all residents in Malba, Queens.”
A DOT spokesman confirmed the agency is looking at upgrades there. Q
The suspect accused of committing a knifepoint robbery at the Ozone Park food pantry on Nov. 22 was apprehended Dec. 4, according to the NYPD.
Officers arrested Rafael Genao, 37, at 9:30 a.m. within the confines of the 102nd Precinct, cops said, but did not provide further information.
According to the NYPD and the Cityline Ozone Park Civilian Patrol, Genao allegedly approached volunteers after the pantry had closed for the day and demanded food. When he was not satisfied with what was remaining, Genao allegedly bran-
dished a knife, made verbal threats and took a volunteer’s personal food before fleeing the scene.
COPCP, which hosts the pantry every week at Rockaway Boulevard and Digby Place, said in a statement, “We want to inform our community that the individual responsible has been apprehended by the NYPD and will be charged accordingly. We are grateful for the swift work of the NYPD 102nd Precinct Detective Squad and for everyone who provided information that supported the investigation.” Q — Kristen Guglielmo
by Kristen Guglielmo Editor
Gov. Hochul on Dec. 4 signed into law a bill that requires health insurance policies to provide coverage for follow-up screening or diagnostic services for lung cancer.
The law also prevents insurance policies from imposing cost-sharing for those services.
Lung cancer remains the leading cause of cancer deaths statewide, according to Hochul’s office. Each year around 13,900 New Yorkers are diagnosed with lung cancer and approximately 7,400 die from the disease.
The legislation, S2000A/A1195A, was sponsored by state Sen. Joe Addabbo Jr. (D-Woodhaven) and Assemblymember Crystal Peoples-Stokes (D-Buffalo), and its Queens co-sponsors include state Sens. Leroy Comrie (D-St. Albans) and Julia Salazar (D-Brooklyn, Ridgewood), and Assemblymembers David Weprin (D-Fresh Meadows), Andrew Hevesi (D-Forest Hills), Catalina Cruz (D-Corona), Steven Raga (D-Maspeth) and Stacey Pheffer Amato (D-Howard Beach).
“Today, New York takes an important step toward saving lives and empowering residents to take control of their health,” Addabbo said in a statement, adding that the law will strengthen the state’s commitment to early detection while ensuring no one is forced to choose between financial security and their own well-being.
“In addition to prevention, accessible and affordable screening is equally critical to reducing mortality,” Addabbo said.
“I am grateful for the bipartisan support behind this bill and for the Governor’s action. Together, we move closer to a future where lung cancer is detected earlier, treated more effectively, and far less devastating for New York families.”
Hochul in a statement from her office said the last thing patients should worry about is out-of-pocket costs for follow-up screenings.
“Signing this legislation means that thousands of New Yorkers can focus on what is truly important: their health and well-being,” Hochul said. “With this law, New York is making clear that no one should face financial barriers to getting the care they need.” Q
By Cynthia J. Conza, Esq.
Placing a loved one into a nursing home or skilled rehabilitation facility is often an emotionally trying experience. The immediate focus is to get your loved one the care they need, but the implications of the high costs of longterm care soon become a reality. Without proper planning the overwhelming expenses of the nursing home can drain family bank accounts and also put the family home at risk.
Medicaid is a federal and state program that will pay for the costs of longterm care. However, income and asset thresholds limit those who are eligible for Medicaid benefits. The best way to qualify for Medicaid and also protect the family home and assets from nursing home costs is through proper planning. A Medicaid Asset Protection Trust (MAPT) is one the strongest tools available and is a trust that serves
two general purposes: the MAPT allows a person to qualify for long-term care benefits from Medicaid while also protecting assets from being depleted if long-term care is needed.
As long as the MAPT is created and assets transferred five years before applying for benefits Medicaid will not impose a penalty for transferring assets and the MAPT’s existence will not impact Medicaid eligibility. When you transfer your home to the MAPT you can retain the right to live in your home for your lifetime and you will retain all of your real estate tax exemptions.
Proper planning will have a significant impact on your ability to protect your assets for your children and beneficiaries. Please feel free to contact me at cynthia@conzamcnamara.com or (718) 845-5555 if you would like to discuss further.
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Correction officer was 68; operator was allegedly going the wrong way
by Naeisha Rose Editor
Instead of searching for Christmas gifts, one daughter had to identify her father’s body after he was fatally hit by a moped last week.
Trevor Lloyd Samuels, 68, of 145th Road in Springfield Gardens, was at 168th Street crossing 93rd Avenue in Jamaica on the evening of Dec. 5, when a Zhilong Q-Max moped, operated by Yunior Buleje Rodriguez, 26, of 107th Street in Ozone Park, struck him, said the NYPD.
Rodriguez was allegedly driving against traffic, according to multiple reports.
The 911 call about the crash was called in at approximately 6:37 p.m., said police.
Samuels sustained severe head trauma and EMS rushed him to Jamaica Hospital Medical Center, where he was pronounced dead. Rodriguez remained at the scene and EMS transported him to NYC Health and Hospitals/Queens in stable condition, said the NYPD. He was charged with aggravated unlicensed operation of a motor vehicle.
Samuels, a correction officer who moved to Queens from Jamaica, West Indies, about 20 years ago, was a father of five and grandfather of five, and leaves behind his mother, 90, according to multiple reports. He was planning to go back to the island nation on Dec. 9 to attend a former colleague’s funeral, spend time with relatives and bring back his youngest daughter, 17, to the borough for the holidays.
Kievette Samuels, his eldest daughter, 45, told the Daily News it would have been his first time back to his home country in three years.
“I have the task of identifying him,” Samuels said, reported the Daily News.
She told the New York Post she is no longer in the spirit of celebrating Christmas as her family mourns her father.
The family received more than 100 messages of thoughts and prayers, offers of condolences and prayer hand emojis on a Facebook post about his tragic passing.
“He was just one day away from retirement,” said Kevin Moran, in one post.
Yvonne Culley-Walters offered her sincerest condolences and prayers in another post.
Janelle Grant, Samuels’ granddaughter, started a GoFundMe page, which can be found at gofund.me/janelle-bird-06dec, with a fundraiser seeking $9,000 for his funeral services. As of Monday afternoon, $825 was raised.
“His passing has left our family heartbroken and unprepared for the financial responsibilities of giving him the farewell he deserves,” said Grant in a statement. “We want to honor him with a dignified service that reflects the love, admiration, and respect we have for him.” Q
by Michael Gannon Senior News Editor
Critics and supporters of proposed bike lanes along 31st Street in Astoria both took to the street 10 hours apart on Tuesday.
Last Friday Queens State Supreme Court Justice Cheree Buggs issued a permanent injunction against the city’s plans to place curbside bike lanes on both sides between 36th and Newtown avenues.
The roadway runs beneath the elevated N/W subway line, which is supported by massive steel girders at regular intervals.
The suit was brought by members of the 31st Street Business Association, St. Demetrios School and others.
Tuesday morning saw Councilwoman Joann Ariola (R-Ozone Park) at a press conference at 31st Street and 30th Drive with representatives of the business association, St. Demetrios, who were parties to the lawsuit, and the Uniformed Fire Officers Association.
Ariola chairs the Fire and Emergency Management Committee.
Saturday evening saw Councilwoman Tiffany Cabán (D-Astoria) and representatives of Transportation Alternatives lead a rally and bike ride at Athens Square at 30th Street and 30th Avenue.
Joseph Mirabella, spokesman for the business association, said Tuesday that members remain open to discussing any of a number of alternatives with the city’s Department of Transportation, a level of cooperation Ariola said has been lacking from the DOT and bike lane supporters.
was a lack of mandated consultations with the FDNY and other agencies.
Concerns included potential loss of customer parking, the safety of children attending nearby schools, interference with deliveries to and by businesses and access for emergency vehicles and garbage trucks.
Unions representing FDNY firefighters and fire officers contend that forcing fire trucks farther from the curb and under the elevated tracks reduces the heights that their aerial ladders can reach.
Buggs concurred with the plaintiffs’ arguments that the plan was arbitrary and capricious, and did not properly consider nearby alternatives.
“They’re not saying ‘Not in our neighborhood.’” Ariola said. “They’re saying ‘Do it safely in our neighborhood.’”
Cabán has said she hopes the city appeals the ruling. The city Law Department told the Chronicle it is evaluating all options.
“This project will save lives,” Cabán said Tuesday on X. “It will make our neighbor-
hood safer for every person who walks, bikes, takes the bus, or drives. Astoria has waited too long for basic protections. My office will continue to fight for street safety on 31st St. and every street.”
Ben Furnas, executive director of TA, called the court ruling “reprehensible” in a statement.
Among the shortcomings Buggs found in the DOT’s plans and subsequent court filings
“Here, the record reads as though DOT began with a programmatic commitment to install a north-south parking-protected bike lane in Western Queens, chose 31st Street as ‘ideal’ largely for network and connectivity reasons,” Buggs wrote, “and then defended that choice with generalized safety statistics and limited blockby-block curb regulation changes, rather than starting from the full set of on-the-ground constraints ...”
The DOT from the start argued that its
continued from page 26
plans are needed to upgrade a dangerous stretch of roadway; and the methods and designs it was employing are proved to reduce deaths, injuries and accidents involving cars, cyclists and pedestrians.
Buggs stipulated that the DOT is entitled to great deference and latitude on the matter of traffic expertise and street design, but that “does not require the court to discount the FDNY’s expertise in fireground operations ...” or to disregard concerns of school officials in the area.
She also found little evidence of required outreach to the city’s Small Business Services or the Mayor’s Office for People with Disabilities.
Peter Beadle, an attorney who recently litigated against the city’s decision to rip up a bike lane in Brooklyn, criticized the decision in an interview on Monday.
“I believe that the judge unfortunately has kind of supplanted her judgment over that of the DOT,” Beadle said. “It’s an interesting decision in that ... agencies have a lot of decision-making power in exercising their expertise.”
He said as long as an agency’s decision is not arbitrary or capricious, and that it is rational, “it really is not for the courts to overturn.”
Beadle said there were legal gymnastics involved in the ruling
“The way it works is that the DOT is the
expert on the streets,” he said. “They are required by statute to work with all stakeholders, including particularly the FDNY. They did that. The record is very full.”
Upon receiving all concerns, Beadle said, it becomes the DOT’s mandate to figure it all out.
The DOT says proper enforcement and plastic bollards would allow fire trucks to pull right up in front of a fire. Beadle also said the claim that FDNY consultation did not filter down to the neighborhood firehouses is disproved by a demonstration last summer with a ladder truck by the elevated tracks.
“Where do you think they got the truck?” he asked. Q
by Kristen Guglielmo Editor
Antonio Reynoso, the Brooklyn borough president, announced Dec. 4 that he is running for Congress in NY-7, the district represented by U.S. Rep. Nydia Velázquez (D-Brooklyn, Queens). The longtime congresswoman recently announced she would retire at the end of her term in 2026.
Reynoso, a Democrat who was elected in 2013 to represent Ridgewood along with parts of Brooklyn in the City Council, won the BP post in 2021.
His campaign website for Congress states that he “remains committed to using every tool available to protect tenants and immigrants, combat the Trump Administration, support working families and make New York a place where everyone — regardless of background — has the opportunity to thrive.”
Reynoso is the first major candidate to announce a candidacy for the seat.
Other names being floated in multiple reports as considering a run include Councilmembers Tiffany Cabán (D-Astoria) and Jennifer Gutiérrez (D-Brooklyn,
Ridgewood), state Sen. Kristen Gonzalez (D-Manhattan, Brooklyn, Queens) and Assemblymember Claire Valdez (D-Sunnyside).
The New York Times reported that Mayor-elect Zohran Mamdani has privately indicated to allies that he believes Valdez would be the best candidate for the seat, citing two sources familiar with his thinking. Q
The New York Blood Center is always seeking donors amid a blood emergency.
To learn more or make an appointment to donate, visit nybc.org. There are several blood drives in Central and Western Queens listed now:
• Queens KTM Lions Club, busmobile, 11 a.m. to 5 p.m., Saturday, Dec. 13, 74-32 Broadway Ave. in Elmhurst; blood drive coordinator Krishna Acharya;
• Queens Masonic District, meeting room, 8:45 a.m. to 2:45 p.m., Saturday, Dec. 13, 21-14 30 Ave. in Long Island City; blood drive coordinator Rodney Artis;
• NYPD 114th Precinct, muster room, 12 to 6 p.m., Thursday, Dec. 18, 34-16 Astoria Blvd. in Astoria; blood drive coordinator Det. Monique Holly;
• NYPD 115th Precinct, muster room, 12 to 6 p.m., Monday, Dec. 22, 92-15 Northern Blvd. in Jackson Heights; blood drive coordinator Officer Bayron Gonzalez; and
• NYPD 104th Precinct, muster room, 12 to 6 p.m., Tuesday, Dec. 23, 64-02 Catalpa Ave. in Ridgewood; blood drive coordinator Officer Jatara Edwards. Q
by Stephanie G. Meditz Editor
Queens Public Library staff, city officials and community leaders on Tuesday ceremonially broke ground on construction for the new, highly anticipated Rego Park Library.
A three-story, 18,000 square-foot facility will be built at 91-41 63 Drive, where the current library stands. The $39 million project will include three floors of programming space, including a dedicated teen reading area on the lower level and a children’s area on the second floor.
“The yearslong advocacy of Rego Park leaders and families seeking a new community library has paid off, as we break ground on what will surely be one of the most stunning Queens Public Library branches anywhere in the borough,” Queens Borough President Donovan Richards said in a press release.
The new library, designed by architecture firm Weiss/Manfredi, will have a jade-colored brick facade and tall windows to bring natural light to every level. The three floors will be linked by an open staircase and an elevator.
It will include sustainability measures, including a low-maintenance green roof, high-efficiency lighting and mechanical systems and on-site stormwater retention. It is expected to meet Leadership in Energy
Area leaders on Tuesday held a groundbreaking ceremony for the new Rego Park Library, which has been in the making for decades.
and Environmental Design Silver certification standards.
The library also will feature a wall installation as part of the city Department of Cultural Affairs’ Percent for Art program. A roughly 1,500 square-foot mural by artist Katrin Sigurdardottir entitled “The Fore” will adorn three walls, with alternating contoured and standard bricks creating images
of plants native to Queens.
Construction is slated for completion at the end of 2028. QPL will provide mobile library service outside the site on Thursdays from 10 a.m. to 5 p.m., starting Jan. 8.
“This day is a dream come true,” former Councilmember Karen Koslowitz said. “I have been waiting since 1993 and finally it is a reality.” Q
by Marlee Wollman
Queens is a region of contradiction, where vibrant interior lives and industrial grids coexist in tense negotiation. Translated as “at the bad water place,” “Maspeth” refers to the stagnant bogs that once characterized the area and is derived from the Mespeatches, the Native Americans who lived here long before the city arose. Others interpret it as “an inundating tidal river.”
The place has always been one of shifting terrain, both literally and metaphorically. In 1642, the first European settlement in Queens was established on a shaky foundation. Therefore, it makes sense that the twin ongoing shows at Mrs. feel like appropriate conveyances of precariousness and repetition.
MC Sparks’ “Nonstop” (60-19 56 Road), organized by curator Lily Frances Pendery, and Robert Zehnder’s “The Heart” (60-40 56 Drive) shape evolving and mutable structures that evade categorization. Their shared opening night adjacent to one another on Nov. 8 is less a coincidence than a curatorial choreography: two frequencies dawning a block apart. They remain on view at the two Mrs. galleries through Jan. 10, 2026.
cealing and revealing; ultimately, that theme became central to the exhibition.”
Entering “Nonstop” is like walking into a space where flawed, relentless marks are the manifestation of repetition. They are impossible to ignore because of the compositions’ abundance of polka dots and cheetah-like spots that alternately frame and disguise their subjects. Each form is only slightly different from the others,
“The exhibition developed very organically from an open studios visit last winter. MC was exploring a number of new ideas, which included experimenting with their process and approach to painting,” Pendery explained in an email. “Some of the paintings have been reworked, which has given the surfaces a unique texture and the visual effect of both con-
and the rough, rounded edges produce a subtle, pulsing glow.
“Injection Sites and Scar Tissue,” for instance,
i o o ib d om b le to ig nore lka dots and isguise their m the others, continued on page
by Ron Marzlock Chronicle Contributor
Edward Lauter married Sally Mae McKenna in Manhattan on June 26, 1930. They made their home at 51 Georgia Ave. in Long Beach, LI. Two daughters quickly followed. On Oct. 30, 1938 they had a son, named Edward Mathew Lauter II.
In his 1956 Long Beach High School graduation yearbook it said ambition: entertainer under his photograph. Lauter attended CW Post College on a sports scholarship and played baseball, football and basketball. He served in the U.S. Army for two years.
In the 1960s he appeared each year in The Player Guide, a trade publication for actors to get their picture and contact info out for all casting agents to see. His home address was listed as 241-17 44 Ave. in Douglaston. It has since been renamed Church Street.
In 1970 he got his Broadway break in “The Great White Hope.” Sadly for a young handsome man, his hair fell out and he became bald. He embraced it, and now had a look that was perfect for edgy villain roles. He became in demand as a character actor.
Some of his more prominant roles were as
little more than
Capt. Wilhelm Knauer in the 1974 Burt Reynolds classic “The Longest Yard” and as the first mate in “King Kong” in 1976. He was married four times and had four children. He passed away on Oct. 16, 2013 due to mesothelioma, two weeks shy of his 75th birthday. Q
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by Lloyd Carroll Chronicle Contributor
Mike Puma, the New York Post’s veteran Mets beat reporter, created buzz in a recent column when he wrote about dissension in the Mets clubhouse. Puma specifically cited shortstop Francisco Lindor as being the focal point of the maelstrom. He cited issues Lindor had with Jeff McNeil and Juan Soto.
According to Puma, Lindor had words with McNeil on June 20 when a ball got through the infield during a game with the Phillies in Philadelphia. Those two have had an up-and-down relationship ever since Lindor was acquired from Cleveland in 2021. They had that infamous flareup in the tunnel connecting the Mets dugout and clubhouse. Rather than admit what triggered the disagreement, they claimed they were debating whether they saw a rat or a raccoon scurry across Citi Field.
I would not pay much attention to what happened in June. The Mets were in the midst of a seven-game losing streak. Tensions were obviously simmering. They won the next night, and that quelled matters. In retrospect, the losing streak was a harbinger of what the 2025 season became.
Puma described a frosty relationship between Lindor and Soto, the team’s biggest off-season acquisition last year. From his reporting, it did not appear there was any enmity between the two
Mets stars, but rather they have disparate personalities and interests.
Lindor is an extrovert. He has endorsement deals with New Balance, Oakley and Franklin Sports, and last year filmed commercials for Dunkin’ Donuts and PNC Bank. Soto prefers to concentrate strictly on his baseball career. Despite his fame, he prefers to avoid the New York social scene and commercial opportunities that he could easily have.
The most surprising aspect of Puma’s article was a future Mets captaincy, which has been vacant ever since David Wright retired in 2018. Many consider Lindor to have that role. He would love to be officially named team captain, so it raised eyebrows when Soto told Puma he considered Starling Marte to be the team’s captain. The 36-year-old outfielder would ostensibly be an odd choice as the team leader, but I concur with Soto’s assessment. Marte enjoys greeting fans with a warm smile. He makes it a point to go on the field well before gametime to speak with reporters who do not have clubhouse access. He is always candid. Most ballplayers will never admit they are injured. In 2024, Marte told me in Spanish he was far from 100 percent because of groin issues. He was soldiering on because he did not want to let either his employer or his teammates down. Q See the extended version of Sports Beat every week at qchron.com.
by Kristen Guglielmo editor
Looking to sprinkle a little extra magic into your weekend plans? Two Queens stages are set to usher in the season with their own takes on a holiday classic — each offering a family-friendly twist on “The Nutcracker.”
LaGuardia Performing Arts Center at LaGuardia Community College, located at 31-10 Thomson Ave. in Long Island City, will present a festive double feature: Tchaikovsky’s “The Nutcracker” paired with a visit to Santa’s Toyland, on Sunday, Dec. 14, at 4 p.m. on LPAC’s Mainstage.
The production, presented with the Joffrey Ballet School’s Children’s and Youth Ballet in collaboration with its Ballet Trainee Program, trims the beloved ballet into a one-hour adaptation designed for audiences of all ages.
In the show, Clara’s journey through swirling snow and shimmering sweets unfolds to Tchaikovsky’s iconic score as she sets out to break the spell over the Nutcracker Prince.
After the final bow, families are invited to step directly into Santa’s Toyland — an LPAC tradition for more than two decades — where the theater transforms into a glittering holiday escape created by long-
are coming to Queens this weekend, including a performance Dec. 14 at LaGuardia Performing Arts Center, above, followed by an opportunity to step into
time technical director Carmen Griffin and the LPAC team. There, children can meet Santa, portrayed by Robert Lowmark, explore the whimsical setting and leave with a special gift. Guests will also have a chance to greet the principal dancers from the Joffrey Ballet School.
“At its heart, this event is about bring-
ing families together,” said Andrew Ronan, LPAC’s executive director. “‘The Nutcracker’ and Santa’s Toyland have become beloved traditions at LPAC, and we’re thrilled to welcome our community back to experience the joy, imagination, and wonder of the season with us.”
This year, LPAC donated 100 tickets to
the city’s Department of Homeless Services for children and families living in Queens shelters, Ronan told the Chronicle.
Tickets for the performance are $30 for general admission and $15 for students with the code “STUDENT.” They are available for purchase online at lpac.nyc.
Those looking for another spin on the holiday staple can head to Queens College, where New York Theatre Ballet will bring Keith Michael’s ”The Nutcracker” to Colden Auditorium at the Kupferberg Center for the Arts, at 65-30 Kissena Blvd. in Flushing, on Saturday, Dec. 13, at 3 p.m.
The performance is presented by New York Theatre Ballet. Tickets are $32, and the Kupferberg Center offers a range of discounts, including half-price admission for Queens College students and savings for groups, seniors, first responders, healthcare workers and alumni. Tickets are available online at kupferbergcenter.org.
The one-hour staging, suited for children as young as 3, per the Kupferberg website, reimagines the ballet through the Art Nouveau aesthetic of 1907. Michael’s choreography adds playful flourishes — from mischievous imps to bold, stylized characters — while keeping Tchaikovsky’s score at the heart of the storytelling. Q
continued from page 29
demonstrates that the dot contains a bodily charge. What may initially seem lighthearted suddenly becomes profound. Recurrence turns into a symbolic notation of time.
A short walk away, Zehnder’s “The Heart” offers a quieter, more exterior counterpoint. Soft, subdued, and delicate, his works balance on the brink of recognition. The billowy pieces feel like observances surfacing through dreamlike corrugation.
Zehnder’s palette is bruised, introspective and almost tidal in its own way, with impressions rising and falling like something submerged. Zehnder spoke to this delicacy when he described his process in an email:
“My primary mode of work over the last few years has been painting landscapes that are both bodily and metaphysical. They begin with a concept, subject, or palette, and through a process of construction and deconstruction, the works result in scenes of nature in a state of slippage. I plot the works out in pencil, and the paintings begin to solve themselves through the duration of making the work.”
Zehnder added that “The Heart” is a continuation from his last show, “Resurrection.” He uses the heart and cross as “separate but aligned” motifs, archetypes and symbols:
“The heart points to the body and circulation, and the vascular system’s subordination to the nervous system. The cross in its geometry is a symbol of life and death and consciousness’s relation to the physical body.”
“The Heart” and “Nonstop” together offer a form of emotional cartography. They oppose the commercial, architectural and ideological influences that homogenize met-
ropolitan life. Rather, they create room for uncertainty, instability, and subjectivity.
The pairing also resonates with Maspeth’s own layered identity. These exhibitions provide something unique in a city where space is fiercely disputed and continuously remade: spaces where uncertainty is embraced rather
than condemned. They offer a reminder that art can function as a site where internal and external turbulence can encounter themselves. Both shows inhabit Maspeth with elemental ease. In the land of turbid tidal rivers and persistent adamance, “Heart” and “Nonstop” are right at home. Q
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of Org. filed with the SSNY on 03/14/16. 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, c/o Refoilio Holdings LLC, 116-55 Queens Blvd, Ste 206, Forest Hills, NY 11375. Purpose: Any lawful purpose.
Notice of Formation: ABC United Consulting LLC. Arts of Org filed with Sec. of State of New York (SSNY) 11/04/2025.Office in Queens Co. SSNY desig. agent of LLC upon whom process against it may be served & shall mail process to the LLC, 40-50 192ND ST, FLUSHING, NY 11358. Purpose: General
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BLUE SUNDAY LLC. Arts. of Org. filed with the SSNY on 11/18/25. 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, 32-36 81st St., East Elmhurst, NY 11370. Purpose: Any lawful purpose.
& Information,
SUMMONS–SUPREME COURT OF THE STATE OF NEW YORK, COUNTY OF QUEENS –WILMINGTON SAVINGS FUND SOCIETY FSB D/B/A CHRISTIANA TRUST NOT INDIVIDUALLY BUT AS TRUSTEE FOR PRETIUM MORTGAGE ACQUISITION TRUST, Plaintiff, -against- UNKNOWN HEIRS-AT-LAW, NEXT-OF-KIN, DISTRIBUTEES, EXECUTORS, ADMINISTRATORS, TRUSTEES, DEVISEES, LEGATEES, ASSIGNEES, LIENORS, CREDITORS, AND SUCCESSORS IN INTEREST, AND GENERALLY ALL PERSONS OR PARTIES HAVING OR CLAIMING, UNDER, BY OR THROUGH THE DECEDENTS CARIDAD MORRISION A/K/A CARIDAD MORRISON GREEN AND DAPHNEY JOHNSON, BY PURCHASE, INHERITANCE, LIEN OR OTHERWISE, ANY RIGHT TITLE OR INTEREST IN AND TO THE PREMISES DESCRIBED IN THE COMPLAINT HEREIN; MONICA STARKE, AND DOROTHY EDITH JOHNSON, AS HEIRS AND DISTRIBUTEES OF THE ESTATE OF DAPHNEY JOHNSON; DONOVAN JOHNSON, AS HEIR AND DISTRIBUTEE OF THE ESTATE OF DAPHNEY JOHNSON, IF HE BE LIVING AND IF HE BE DEAD, THE UNKNOWN HEIRS-AT-LAW, NEXT-OF-KIN, DISTRIBUTEES, EXECUTORS, ADMINISTRATORS, TRUSTEES, DEVISEES, LEGATEES, ASSIGNEES, LIENORS, CREDITORS AND SUCCESSORS IN INTEREST AND GENERALLY ALL PERSONS AND PARTIES HAVING OR CLAIMING, UNDER, BY OR THROUGH DONOVAN JOHNSON AS HEIR AND DISTRIBUTEE OF THE ESTATE OF DAPHNEY JOHNSON, BY PURCHASE, INHERITANCE, LIEN OR OTHERWISE, ANY RIGHT, TITLE OR INTEREST IN AND TO THE PREMISES DESCRIBED IN THE COMPLAINT HEREIN; SUZETTE WALKER, HYACINTH STERLING A/K/A MARIE STERLING AND FAYETTE LAWRENCE AKA SHARON BENNET, AS HEIRS OF THE ESTATE OF CARIDAD MORRISON A/K/A CARIDAD MORRISON GREEN; PUBLIC ADMINISTRATOR OF QUEENS COUNTY; ARROW FINANCIAL SERVICES LLC; MIDLAND FUNDING, LLC; CITIBANK, N.A.; NEW YORK STATE DEPARTMENT OF TAXATION AND FINANCE; NEW YORK CITY PARKING VIOLATIONS BUREAU; CRIMINAL COURT OF THE CITY OF NEW YORK; NEW YORK CITY TRANSIT ADJUDICATION; NEW YORK CITY ENVIRONMENTAL CONTROL BOARD; STATE OF NEW YORK; UNITED STATES OF AMERICA (EASTERN DISTRICT); “JOHN DOE #1” through “JOHN DOE #10” inclusive, the names of the ten last name Defendants being fictitious, real names unknown to the Plaintiff, the parties intended being persons or corporations having an interest in, or tenants or persons in possession of, portions of the mortgaged premises described in the Complaint, Defendants - Index No. 715095/2024 Plaintiff Designates Queens County as the Place of Trial. The Basis of Venue is that the subject premises is situated in Queens County. 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, if the Complaint is not served with this Summons, to serve a Notice of Appearance upon the Plaintiff’s attorney within twenty (20) days after the service of this Summons, exclusive of the date of service or within thirty (30) days after the service is complete if this Summons is not personally delivered to you within the State of New York. If you fail to appear or answer, judgment will be taken against you by default for the relief demanded in the Complaint. That this Summons is being filed pursuant to an order of the court dated October 10, 2025. NOTICEYOU 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 the mortgage company will not stop the foreclosure action. YOU MUST RESPOND BY SERVING A COPY OF THE ANSWER ON THE ATTORNEY FOR THE PLAINTIFF (WILMINGTON SAVINGS FUND SOCIETY FSB D/B/A CHRISTIANA TRUST NOT INDIVIDUALLY BUT AS TRUSTEE FOR PRETIUM MORTGAGE ACQUISITION TRUST) AND FILING THE ANSWER WITH THE COURT. The foregoing summons is served upon you by publication pursuant to an order of the Honorable Denise N. Johnson, J.S.C. Dated: October 10, 2025 Filed: October 15, 2025. The object of this action is to foreclose a mortgage and covering the premises known as 137-37 234th Street, Rosedale, NY 11422. Dated: July 22, 2024 Filed: July 23, 2024 Knuckles & Manfro, LLP, Attorney for Plaintiff, By: Jordan J. Manfro, Esq., 120 White Plains Road, Suite 215, Tarrytown, New York 10591 Phone: (914) 345-3020
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Notice of Formation of CASTLE VIEW ASSOCIATES, LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 08/20/2025. 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: CASTLE VIEW ASSOCIATES, LLC, 4003 164TH STREET, P.O. BOX 43, FLUSHING, NY 11358. Purpose: For any lawful purpose.
Notice of Formation of CRESCENT STREET CONSULTING LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 10/10/2025. 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: ENTITY PROTECT REGISTERED AGENT SERVICES LLC, 447 BROADWAY 2ND FL. - #3000, NEW YORK, NY 10013. Purpose: For any lawful purpose.
Glamroute LLC filed 8/28/24. Cty: Queens.
SSNY desig. for process & shall mail to: 4314 157th St., 2nd Fl, Flushing, NY 11355.
Purp: any lawful.
Notice of Formation of IT STARTS HERE, 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: THE LLC, 128-35 233RD ST., ROSEDALE, NY 11422. Purpose: For any lawful purpose.
Notice of Formation of KAI NGERN KAI TONG LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 11/11/2025. 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: PHAIPHAN SANGTIPPAWAN, 8206 34TH AVE. APT. 3D, JACKSON HEIGHTS, NY 11372. Purpose: For any lawful purpose.
LaundryBee
Sutphin LLC filed 10/27/25. Cty: Queens. SSNY desig. for process & shall mail to: 22111 Kingsbury Ave., Oakland Gardens, NY 11364. Purp: any lawful.
UNITED STATES DISTRICT COURT EASTERN DISTRICT OF NEW YORK WELLS FARGO BANK, NATIONAL ASSOCIATION AS TRUSTEE FOR SECURITIZED ASSET BACKED RECEIVABLES LLC TRUST 2006-FR2 MORTGAGE PASS-THROUGH CERTIFICATES, SERIES 2006-FR2, -against- DENARDO R. PITTER A/K/A DENARDO PITTER, ET AL. NOTICE OF SALE NOTICE IS HEREBY GIVEN pursuant to a Final Judgment of Foreclosure and Sale of the United States District Court for the Eastern District of New York, filed in the office of the clerk on and entered with the Clerk on September 30, 2025, wherein WELLS FARGO BANK, NATIONAL ASSOCIATION AS TRUSTEE FOR SECURITIZED ASSET BACKED RECEIVABLES LLC TRUST 2006-FR2 MORTGAGE PASSTHROUGH CERTIFICATES, SERIES 2006-FR2 is the Plaintiff and DENARDO R. PITTER A/K/A DENARDO PITTER, ET AL. are the Defendant(s). I, the undersigned Referee will sell at public auction at the QUEENS COUNTY COURTHOUSE 88-11 SUTPHIN BLVD., COURTROOM #25, JAMAICA, NY 11435, on 01/14/2026 at 11:00AM, premises known as 188-01 KEESEVILLE AVENUE, SAINT ALBANS, New York 11412; and the following tax map identification, -10427-49. ALL THAT CERTAIN PLOT, PIECE OR PARCEL OF LAND, WITH THE BUILDINGS AND IMPROVEMENTS THEREON ERECTED, SITUATE, LYING AND BEING IN THE COUNTY OF QUEENS, CITY AND STATE OF NEW YORK, 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. Dated: Melissa Mohan, Esq. Court Appointed Referee Bayside North, 4 BRs, living room, dining room, kitchen & dinette, modern, wall-to-wall carpeting, dishwasher, laundry room, washer
SUPREME COURT COUNTY OF QUEENS. CITIMORTGAGE, INC.,
SUCCESSOR BY MERGER TO ABN AMRO MORTGAGE GROUP, INC.,
Plaintiff against MAURICE H. OPARAJI A/K/A MAURICE OPARAJI A/K/A MAURICE UD OPARAJI, ADA PATIENCE OPARAJI A/K/A ADA P. OPARAJI, et al Defendant(s). Pursuant to a Judgment of Foreclosure and Sale dated July 21, 2025 and entered on July 22, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, 88-11 Sutphin Blvd., in Courtroom # 25, Jamaica, NY January 9, 2026 at 11:00 a.m. premises situate, lying and being in the Borough and County of Queens, City and State of New York, bounded and described as follows: BEGINNING at the corner formed by the intersection of the northerly side of 133rd Road with the easterly side of 245th Street; RUNNING THENCE northerly along the easterly side of 245th Street, 78.34 feet; THENCE southerly along a line forming an interior angle of 15 degrees 17 minutes 45 seconds with the easterly side of 245th Street, 26.19 feet; THENCE northeasterly along a line forming an interior angle of 274 degrees 52 minutes 35 seconds with the preceding course, 77.86 feet; THENCE southerly along a line forming an interior angle of 69 degrees 49 minutes 40 seconds with the preceding course, 79.91 feet to the northerly side of 133rd Road; THENCE westerly along the northerly side of 133rd Road, 80 feet to the point or place of BEGINNING. Block: 13209 Lot: 80 Said premises known as 245-11 133RD ROAD, ROSEDALE, NY 11422 Approximate amount of lien $428,081.71 plus interest & costs. Premises will be sold subject to provisions of filed Judgment and Terms of Sale. If the sale is set aside for any reason, the Purchaser at the sale shall be entitled only to a return of the deposit paid. The Purchaser shall have no further recourse against the Mortgagor, the Mortgagee or the Mortgagee’s attorney. Index Number 704318/2019. MONICA MORAN, ESQ., Referee David A. Gallo & Associates LLP Attorney(s) for Plaintiff 47 Hillside Avenue, 2nd Floor, Manhasset, NY 11030 File# 7613.70
P11 LLC, Arts. of Org. filed with the SSNY on 03/12/2004.
Office loc: Queens County. SSNY has been designated as agent upon whom process against the LLC may be served.
SSNY shall mail process to: The LLC, 11-11 44th Drive, Long Island City, NY 11101. Purpose: Any Lawful Purpose. To Advertise Call 718-205-8000
PATRICIA WILLIAMS CONSULTING FIRM LLC. Arts. of Org. filed with the SSNY on 12/04/25. 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, 24-41 31st Street, Astoria, NY 11102.
Purpose: Any lawful purpose.
Notice of Formation of STUDIO 6517, LLC. Arts. of Org. filed with Secy. of State of NY (SSNY) on 10/24/2025. Office location: Queens County. SSNY designated as agent of LLC upon whom process against it may be served.
SSNY shall mail process to: Chang Law Group PC, 3006 Northup Way, Ste. 100, Bellevue, WA 98004. Purpose: any lawful activities.
Notice of Formation of THE LOTUS LANE LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/01/2025. 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: JANAY ETHRIDGE, 17561 HILLSIDE AVENUE, SUITE 202 #1003, QUEENS, NY 11432. Purpose: For any lawful purpose.
OF THE STATE OF NEW YORKBY THE GRACE OF GOD, FREE AND INDEPENDENT To: Jean Ellis, Estate of Rita Golub, Dori Appleman, Susan Cohn, Estate of Patricia Kabram, Karen Margol, Babette Spitler, Robert Stern, Paul Stern, Attorney General of the State of New York The unknown distributees, legatees, devisees, heirs at law and assignees of VIDA BRENDER, 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 Paul Wilson, if living and if dead, to their heirs at law, next of kin and distributees whose names and places of residence are unknown and if they died subsequent to the decedent herein, to their executors, administrators, legatees, devisees, assignees and successors in interest whose names and places of residence are unknown and cannot be ascertained after due diligence. Being the persons interested as creditors, legatees, distributees or otherwise in the Estate of VIDA BRENDER, deceased, who at the time of death was a resident of 99-40 63rd Road, Apt. 1Y, Rego Park, NY 11374, 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 VIDA BRENDER, 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 15th day of January, 2026 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 $13,358.18 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 21st day of November, 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
Supplemental Summons Supreme Court of New York, Queens County. NEWREZ LLC D/B/A SHELLPOINT MORTGAGE SERVICING,, Plaintiff -against- BICKRAM ROOPCHAN; DEVAHATI ROOPCHAN; SHAMIZA BEHARRY, INDIVIDUALLY, AND AS HEIR TO THE ESTATE OF NATERAM ROOPCHAN; ONEWEST BANK, FSB; PANTHER SIDING AND WINDOWS; UNITED STATES OF AMERICA; NEW YORK STATE DEPARTMENT OF TAXATION AND FINANCE; UNKNOWN HEIRS OF THE ESTATE OF NATERAM ROOPCHAN; any and all persons unknown to plaintiff, claiming, or who may claim to have an interest in, or general or specific lien upon the real property described in this action; such unknown persons being herein generally described and intended to be included in the following designation, namely: the wife, widow, husband, widower, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors, and assignees of such deceased, any and all persons deriving interest in or lien upon, or title to said real property by, through or under them, or either of them, and their respective wives, widows, husbands, widowers, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, be included in the following designation, namely: the wife, widow, husband, widower, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors, and assignees of such deceased, any and all persons deriving interest in or lien upon, or title to said real property by, through or under them, or either of them, and their respective wives, widows, husbands, widowers, heirs at law, next of kin, descendants, executors, administrators, devisees, legatees, creditors, trustees, committees, lienors and assigns, all of whom and whose names, except as stated, are unknown to plaintiff, and JOHN DOE AND JANE DOE #1 through #7, the last seven (7) names being fictitious and unknown to the Plaintiff, the persons or parties intended being the tenants, occupants, persons or parties, if any, having or claiming an interest in or lien upon the mortgaged premises described in the Complaint,, Defendants Index No.701668/2024, Mortgaged Premises: 105-08 133rd Street, South Richmond Hill, NY11419 Block: 09592 Lot: 0009 TO THE ABOVE NAMED DEFENDANTS: YOU ARE HEREBY SUMMONED to answer the Complaint in the above captioned action and to serve a copy of your Answer on the Plaintiff’s attorney within twenty (20) days after the service of this Summons, exclusive of the day of service, or within thirty (30) days after completion of service where service is made in any other manner than by personal delivery within the State. The United States of America, if designated as a Defendant in this action, may answer or 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. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT THE OBJECTIVE of the above captioned action is to foreclose on a Mortgage. The relief sought herein is a final judgment directing sale of the premises described above to satisfy the debt secured by the reverse mortgage described above. Plaintiff designates Queens County as the place of trial. Venue is based upon the County in which the mortgaged premises is located. 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. FRIEDMAN VARTOLO, LLP 1325 Franklin Avenue, Suite 160, Garden City, NY 11530, Attorneys for Plaintiff.
