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L.A. DEVELOPER HAS NEW VISION FOR PEARL RIVER PHARMA CAMPUS BY JOHN GOLDEN jgolden@westfairinc.com

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Developer Stuart Lichter, inset, plans to turn this Pearl River site into a mixed-use, multi-tenant campus that would include residences and a hotel.

alifornia real estate developer Stuart Lichter returned to metropolitan New York recently with a vision for future business on a reconfigured commercial campus in Rockland County and memories of the start of his company in Westchester County more than 40 years ago. His Los Angeles-based company, Industrial Realty Group LLC, in November closed on its $39.45 million purchase of most of the developed portion of the 550-acre Pearl River campus of Pfizer Inc., the pharmaceuticals developer and manufacturer. The deal came after about two years of negotiations and about five years after Pfizer took over the former Wyeth Pharmaceuticals headquarters on Middletown Road after acquiring its biopharma rival and began downsizing operations on the site. Lichter and IRG want to adapt the pharmaceutical campus as more than an office

and laboratory complex occupied by multiple tenants. On a website launched last month on the day the property sale closed, the company announced the facility “will be reimagined into a shopping, dining, meeting and educational destination.” IRG acquired 38 buildings with more than 2 million square feet of space and about 200 acres of a property whose history of commercial drug manufacturing dates to 1907, said a spokesperson for the privately owned real estate development and investment company. IRG and Pfizer representatives said Pfizer will retain 25 acres and about 500,000 square feet of office and laboratory space at the southern end of the property for research and development. Pfizer will lease back about 1.2 million square feet from IRG for production operations under short-term and long-term leases. Much of that leased space will be vacated by Pfizer in early 2017, including the site’s 950,000-square-foot central building » DEVELOPER, page 6

Utility data released for Sustainable Westchester, first time in the state BY COLLEEN WILSON cwilson@westfairincom

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or the first time in New York history, the state Public Service Commission has granted a request that utility companies release aggregate data from certain municipalities about their customers’ kilowatt usage and the total number of homes and business that are consuming electricity. Behind the request is Sustainable Westchester

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Inc., the nonprofit consortium of about 40 duespaying municipalities in Westchester County that has spearheaded the state’s pilot community choice aggregation program, which requires the data to move forward with its efforts. So far, the consortium has received data from the utilities — Con Edison and New York State Electric and Gas Corp. — for almost all of the program’s 25 participating villages, towns or cities that passed locals laws to opt-in to community choice aggregation.

Sustainable Westchester anticipates that there will be 135,000 customers in those 25 municipalities who will be automatically enrolled in the program, but they will have the choice to opt out. Each community choose a third-party supplier, known as an energy service company or ESCO that will negotiate lower electricity rates on the customers’ behalf. In talks with the utilities, Leo Wiegman, executive director of Sustainable Westchester, and Mike » WESTCHESTER, page 6

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Biz New Rochelle redevelopment plan gains support despite concerns Evan@Westfairinc.com

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BY EVAN FALLOR

roposing the largest redevelopment plan in city history will elicit some passionate responses. Since unveiling its plans to redevelop 274 acres of downtown as mixed-use space to the New Rochelle City Council, RDRXR at New Rochelle LLC, — comprised of two Long Island-based companies, RXR Realty LLC and Renaissance Downtowns — has heard residents, business owners and city officials support the downtown revitalization, while others have voiced concern over such an ambitious undertaking, citing concerns over possible displacement of residents and businesses, increased cost of living and overall viability and cost of the project. The transit-oriented plan would add new commercial, retail, residential, educational, cultural, health care and entertainment space into the downtown sector, which officials and developers hope will bring in tax revenues and create jobs in the Queen City of the Sound. Iona College President Joseph Nyer voiced support for the plan during the council’s Oct. 13 public hearing, and said the college has been trying to spur economic development along North Avenue in New Rochelle. “We are very impressed with the plans and with the vision,” Nyer said. “We know that these things will take time and we know there will be opposition and we know the city council, in their wisdom, will help overcome the opposition and help ensure a stronger, better New Rochelle.” City resident Denise Ward called the idea of TOD in New Rochelle “laughable,” and told the council it was “disconcerting that it is your vision that this municipality should be like Chelsea in New York City or downtown Brooklyn.” “Ask yourself if you can live here without a car, because those millennials won’t. They can’t,” she said. “My millennial can’t. Her friends can’t. They complain constantly how miserable it is to get around this city and the other municipalities around this town without a car.” The city council, the lead agency for the project, accepted RDRXR’s final generic environmental impact statement on Nov. 10, and published the report for public review on Nov. 18. The council is sched-

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Publisher Dee DelBello Associate Publisher Anne Jordan Managing Editor Bob Rozycki Westchester County Bureau Chief John Golden Associate Creative Director Dan Viteri

NEWS Reporters • Reece Alvarez, Danielle Brody, Evan Fallor, Colleen Wilson, Mary Shustack

ART & PRODUCTION Art Director • Michaela Zalko Graphic Designer/Video Production • José Donneys New Rochelle’s downtown could look very different if a redevelopment plan happens.

uled to vote in its Dec. 8 meeting to adopt an ordinance creating the Downtown Overlay Zone, a collection of six districts branching out from the city’s transit center: Downtown Core District, Downtown District, Gateway Transition District, River Street Commercial District, Wellness District and North of Lincoln District. In total, the six districts would see 990,000 square feet of new retail; 115,000 square feet of new restaurant space; 1.8 million square feet of non-medical office space; 420,000 square feet of medical space; 5,500 residential units; 500 new hotel rooms; 1,500 student housing beds; 640,000 square feet of adult care space; 375 independent units and 775,000 square feet of new institutional space. Construction, which is expected to last 10 years, is planned to begin anywhere from mid-2016 to late 2017, depending on market conditions. Officials estimated that more than 10,000 jobs would be created during the construction period. “By placing density around the existing centers of commerce and transit infrastructure, it will be promoting a sustainable downtown and community,” officials wrote in the generic environmental impact statement.

In its findings statement, the city estimated the redevelopment project would bring in more than $65.7 million in annual property tax revenues and more than $43 million in projected sales tax revenue. Of the $6.7 million in tax revenue, more than $11.8 would be allocated to New Rochelle; $10.4 million would be distributed to the county; another $1 million would be distributed to both the city library and the Business Improvement District, a nonprofit representing more than 800 city businesses and property owners. Ephraim Rabin, a New Rochelle resident and the CEO of Parchem Fine & Specialty Chemicals at 415 Huguenot St., said his employees have an “enormous” parking problem, and hoped that shared parking expansions proposed in the plan would remedy that issue. He also hoped for more national retailers to come into the city, which he felt would boost the local economy. “I feel being in downtown New Rochelle as the gateway there are a lot of opportunities and improvements that need to be done,” Rabin said before the city council in October. “The stores downtown are too fragNew Rochelle, page 6

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Volkswagen sales plunge in wake of emissions scandal BY EVAN FALLOR evan@westfairinc.com

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ince the U.S. Environmental Protection Agency and the California Air Resources Board found in September that Volkswagen on emissions requirements, most speculation has focused on the wide scale impact on the German automaker, but local dealers also could be affected by the scandal. Volkswagen operates three dealerships in Westchester County, three in Fairfield County, and another four throughout the Hudson Valley. Erik Slotnick, business manager for Palisades Volkswagen in Nyack, declined comment. Managers at Lash Volkswagen of White Plains; Prestige Imports in Pleasantville; Mohegan Lake Motors, Inc.; Compass Volkswagen in Middletown; Volkswagen of Kingston; Hudson Valley Volkswagen in Wappingers Falls; Danbury Volkswagen; and Curran Volkswagen, Inc. in Stratford could not be reached for comment last week. But Woody Woodward, general manager of Prestige Volkswagen in Stamford, said business has not yet been slowed by the scandal. Woodward said new car sales are still on pace to jump 40 percent for the year. He’s been in the auto business for more than 35 years at various dealerships, he said, and has experienced multiple scandals, including issues with Audi acceleration, Suzuki rollovers and General Motors bankruptcies. “So, yeah, I’ve been through a lot of it,” Woodward said. “My dealings with Volkswagen in the past and present is that they’ll step up to the plate for everyone involved -- the customers and the dealers.” “We are customers ourselves. We buy parts and services from them. Several of our people own VWs s. We have faith in the products.” Woodward said the overwhelming amount of his customers want to keep their Volkswagen cars and have no intention of switching to another manufacturer. Still, there a select few who have said they want out of their VW, and Woodward said he hasn’t tried to persuade them otherwise. Volkswagen admitted in September that millions of its four-cylinder diesel cars were fitted with technology that cheated on emissions tests. The company said roughly 11 million cars are affected worldwide, though experts have said just 3 percent are in the United States. The majority of the affected vehicles are in Europe. Bob Vail, president of the Vail Auto Group in Bedford Hills and chairman of the Greater New York Automobile Dealers Association, said he has been in contact with several area VW dealers, who said roughly 6 percent of sales involve cars listed in the emissions scandal report. “VW is such a reputable brand and they have such a loyal customer base, so I don’t think in the long run it’s going to have a tremendous effect,”

Vail said, adding the GNYADA board has not yet formally discussed the emissions scandal. According to GNYADA, which represents the auto industry in Westchester County as well as Rockland, Dutchess, Putnam, Orange, Nassau and Suffolk counties and New York City, new car sales for the metropolitan New York area increased for the fifth consecutive year in 2014. Recent reports show Volkswagen of America, Inc., a subsidiary of Volkswagen Group of America, Inc. based in Herndon, Va., saw U.S. sales drop 25 percent in November. “Volkswagen Group, on the heels of another diesel issue involving its higher-end models, appears to have challenging November,” said Tim Fleming, and analyst for Kelley Blue Book Co., the California auto research company. “Following an incentive-heavy October that cleared out many 2015 gas-powered models, a shorter supply of vehicles and expanded stopsales on diesel models will contribute to a slower month of sales.” Paul Bracken, a professor of management and political science at Yale University’s School of Management, said he expected the scandal to hit the German automaker hard in the U.S. “Customers will demand bargains, suppliers will be squeezed on costs and sales people will be under the gun to make larger profits to pay for the huge fines that are coming,” Bracken said. “Volkswagen won’t be the best place to work, and I think they’ll lose their best salespeople.” Bracken sees the scandal as a time for Volkswagen “to think through their overall to strategy, and not just turn the problem over their legal team.” He expected a host of lawsuits to follow. Forty-eight attorneys general, including New York Attorney General Eric T. Schneiderman, announced last month a joint investigation into the import and sale of VW cars. Volskwagen also sells Audi and Porsche brand vehicles. In November, the company announced it would provide 2.0L 4-cylinder TDI vehicle owners with a “Goodwill package” containing a $500 Volkswagen prepaid credit card, a $500 Volkswagen dealership card and nocharge roadside assistance for three years. It has recalled its 4-cylinder diesel engine cars at the center of the scandal, as well as some sixcylinder models. “We are working tirelessly to develop an approved remedy for affected vehicles,” said Michael Horn, president and CEO of Volkswagen Group of America, at the time of the announcement. “In the meantime, we are providing this Goodwill Package as a step to regaining our customers’ trust.” Volkswagen CEO Martin Winterkorn, who has since resigned, said in a September statement that the company ordered an external investigation to “establish all of the facts of this case.”

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New Tappan Zee shared-use path options aired at public meeting BY COLLEEN WILSON cwilson@westfairinc.com

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he Tappan Zee Bridge Task Force presented to the South Nyack Board of Trustees on Dec. 1 the four plans developed by the state Thruway Authority to connect a new shared-use bicycle and pedestrian path in the village with the new bridge and highway. South Nyack Mayor Bonnie Christian moderated the special meeting, which was attended by about 100 people, as well as the presentation from the four-person task force and audience questions at the end. The central issue under consideration is how to construct a shared-use path ter-

minus area in South Nyack — complete with a new 54-space parking lot and restroom facilities — while modifying the Exit 10 interchange to effectively move traffic off the bridge and into the village or adjacent roadways. The concepts developed by the Thruway Authority and presented at the meeting by the task force ranged in cost from about $11 million to $24 million. The state will pay for the approved plan. The most expensive components to the plans include replacing or changing existing infrastructure, such as overpass bridges, widening or adding roads and incorporating new roundabouts or traffic signals. The shared-used path is expected to

open in 2018 when the bridge is also expected to fully open. Greg Toolan, a task force member and land surveyor, presented the advantages and disadvantages the task force determined for each of the four proposals. At the end of the presentation, Toolan said the task force was recommending the plan known as Concept F, which they said “reasonably addresses the concerns” of residents, but requires “a moderate amount” of construction. Some of the pluses identified with Concept F were Thruway traffic would stay on highways and off local streets; there are few infrastructure changes; the pathway terminus area could allow for additional

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parking; and it was the second-cheapest option at $15 million. The negatives centered on an added loop to the interchange that could be inconvenient for commuters. Drivers going east, many of whom would be coming from South Franklin Street, would have to cross an overpass going south and then do a 360-degree loop before entering Interstate 287 and getting on the bridge. One question posed by an attendant at the meeting was: “The Poughkeepsie walkway gets approximately 600 cars on a nice summer day. How can the task force entertain plans with approximately 54 spaces?” In response, the task force said the Thruway Authority completed an extensive study of Tarrytown and South Nyack determining that just over 100 spaces would be necessary for the two towns. The woman who asked the question followed up and said, “We’re going to certainly get more than Poughkeepsie, but let’s say we only get 600 cars a day on a nice day. They’re going to park in the streets of South Nyack, exactly the problem we want to avoid.” Toolan responded: “That was one of the main concerns we had when we first met with them and they’re convinced that that’s all we need. I personally don’t agree with that, I think we probably will need more, which is why the concepts that will allow for expansion of the parking facilities” are the most desirable. The task force was unsure how many spots would be available if the parking lot was expanded. South Nyack was awarded a $250,000 grant in May by the New NY Bridge Community Benefits Program to hire a firm and conduct a feasibility study on the redesign of the interchange and the highway. South Nyack fought for years to get the state to collaborate on a way to accommodate the needs of the new Tappan Zee Bridge connection in Rockland County and those of the village residents who would be most affected by the changes. An initial proposal to end the new path at the corner of Cornelison Avenue and South Broadway in the village was met with criticism from residents. The village formed the Tappan Zee Bridge Task Force in 2013 to be a liaison between South Nyack and the Thruway Authority. A meeting between the village Board of Trustees and the Thruway Authority is expected to take place in late February or early March.

Hospital official sees more health care mergers ahead

Marsha Gordon, left, Business Council of Westchester president and CEO, interviews Laura Forese, executive vice president and COO of NewYork-Presbyterian, at a Nov. 20 First Niagara Bank Leadership Conversations program.

BY JOHN GOLDEN jgolden@westfairinc.com

Why Westchester? That was the question that Business Council of Westchester president and CEO Marsha Gordon asked of her guest at last month’s First Niagara Bank Leadership Conversations program in White Plains. Laura Forese, executive vice president and chief operating officer of NewYork-Presbyterian in Manhattan and a frequent visitor to the county as NewYork-Presbyterian became the parent organization and co-operator of community hospitals in Bronxville and Cortlandt Manor in the last two years, was quick xto answer. “Well, why not Westchester?” she said before a Business Council audience of about 100 people at 42 Restaurant and Events. “Banks go where the money is. Hospitals go where the patients are.” Forese also cited the county’s “politically active and engaged community” and its wealth of technology and educational resources. Partnering with those tech companies and academic institutions that provide workforce training, “What can’t we get accomplished in Westchester?” she asked. Forese, who has been the hospital’s public face and ambassador in Westchester in her former position as president of the NewYorkPresbyterian Healthcare System — now the NewYork- Presbyterian Regional Hospital Network — said 80 percent of patients at NewYork-Presbyterian Hospital in Manhattan came from the city’s outer boroughs and Westchester. “We decided to move into those key areas,” she said. Other major metropolitan hospitals have done the same, she noted, referring to Montefiore’s and North Shore-LIJ’s expansion into the county as owner or parent organization of community hospitals in Mount Vernon, New Rochelle, White Plains, Sleepy Hollow and Mount Kisco. Health care consumers “want convenient care as close as they can get to home and

work,” Forese said. NewYork-Presbyterian’s expanded regional network can meet that demand for local care that is both timely and affordable by focusing on “great quality and really paying attention to what families and patients need.” “We’re there as a public good to serve our patients,” Forese said. The hospital is a service business, she said, and many of its employees are drawn to it from the hospitality industry. Forese said employees at NewYorkPresbyterian are reminded, “You have a job because we take care of patients. If you don’t understand that, it’s probably not the place for you.” For an institution such as hers, “The culture is not the bricks and mortar. The culture is the people that are working there,” she said. With the national focus on health care reform, hospitals must find ways to lower costs while maintaining quality care for patients. “We have to balance that constantly,” Forese said. As private and federal insurers’ reimbursements to hospitals have decreased, “There’s this sort of inexorable pressure down” on hospital costs. “Hospitals have to get used to, and we have for many years, feeling that pressure down,” she said. At the same time, hospital’s costs for the technology increasingly used in health care are not going down, she said. “We’re looking for ways to drive waste out of the system” while providing an efficient level of care, she said. “We’re constantly testing that: Can we do it more efficiently? Can we do it better and at a lower cost?” Forese told Gordon in their public conversation that the trend of mergers and acquisitions in the health care industry will continue. Some in the industry have predicted that consolidations will leave 10 or 12 health care systems operating in the nation. “I’m not sure that makes sense,” she said. “Economics determine independent hospitals and MDs joining larger institutions,” she said. “Larger organizations have more clout” in the marketplace for health care products and with insurers. “It’s harder and harder for doctors to be independent” and operate solo practices, she said. With the effort to lower health care costs and keep people less prone to disease through wellness programs and prevention measures, “I also think this notion of health care as a team sport is really important,” Forese said. That team includes nurse practitioners, pharmacists and other professionals. “You can see that health care can be distributed so it doesn’t need to be just in the hospital, it doesn’t need to be in a doctor’s office,” she said. “We’re going to see more of that.”

Citrin Cooperman Corner Bonus Plans – Motivation for Employees, Rewards for Companies BY MARK L. FAGAN, CPA AND BRIAN CRISCIO, CPA CITRIN COOPERMAN the true performers. This can occur when the bonus plan is not based on measurable results and managers are reluctant to have the hard conversations with employees. Companies run the risk of losing the true performers as they may feel their hard work is not being valued any different than the underperformers. MARK L. FAGAN

BRIAN CRISCIO

Most companies would agree that their most valuable assets are their employees. In the 12th Annual Global Survey conducted by PricewaterhouseCoopers, 97% of CEOs believe that the access to and retention of key talent is critical or important to sustaining long-term growth. It is more cost effective to pay and retain quality employees than to incur the turnover and training costs when they leave. While there are other factors employees value, like flexible work hours, benefits, and training and development, bonuses often rank very high on the list. In the same survey, millennials in the U.S. rank cash bonuses as the second highest item they value, with flexible working hours being the highest. A competitive compensation package that includes some form of incentive compensation, such as a bonus plan, will help retain your talent. In addition, when bonuses comprise a significant portion of an employee’s total compensation, it keeps employees more accountable for their accomplishments, and protects the company from overpaying employees when the economy takes sharp downturns. Key elements of a bonus plan: easy to understand and calculate; based on measurable results instead of subjective opinions; large enough to affect the employee’s behavior; fair across the various levels of the organization; takes into account real profit and future needs of the organization; be aligned with company strategy and business model When a bonus plan is overly complex and employees struggle to calculate and understand the potential bonus, it can cause frustration. Employees will often lose focus and interest when they can’t figure out what they are working towards. We have heard people say they have bonus plans at work but have no idea how to calculate the bonus. They are not willing to put in that extra effort because they don’t see the potential payout. Having clear communication regarding the bonus plan and the technology in place to assist in the calculation of the bonus could help alleviate this issue. Companies need to be careful bonus plans don’t compensate underperformers. Towers Watson conducted a survey and found that 24% of respondents said employees who received the lowest ranking possible in their performance reviews were still going to be paid bonuses. Additionally, employees who performed well and those who performed poorly would see no difference in the payout they received. This could be demotivating to

When determining the amount of a bonus, companies will look at many factors like level of the employee within the organization and annual raises. Some companies keep the annual raises low but payout larger bonuses as a percentage of the employee’s base salary, while other companies will give larger raises and lower bonus payouts. A good bonus plan will have both of these features. The ratio of bonus to base salary should increase as compensation increases. Highly paid employees who affect the success of an organization should be compensated on the success of the company, as well as meeting individual goals. For other employees who perform important functions but are not as highly paid, bonuses should be less reliant on company results and more reliant on meeting individual goals. These individuals typically receive a smaller percentage of their compensation in bonus (5% - 20%). Bonus plans should be fair across various levels of the organization. If only executives and upper management are reaping the benefits of bonuses, lower level employees will feel like their work is not valued or important to the overall operations of the company. People tend to be more engaged and focused when they feel the work they do has an impact on the success of the business and is recognized. Bonuses should be based on available cash, not just “profit.” Many bonus plans have a “governor,” which limits the amount of annual profit which can be set aside for bonus pools. It’s an important feature and helps an organization be fiscally responsible. Many organizations do not invest in their future or take advantage of a business opportunity because of thin balance sheets. The bonus plan needs to reinforce the company’s strategy and be aligned with its business model and goals. The purpose of the bonus is to motivate and engage employees so they strive to deliver the intended business results. Studies have shown a strong correlation between a company’s financial performance and an effective goal-setting process. Employees in the weakest-performing companies did not have a clear understanding of their individual efforts to the overall company objectives. About the Authors Mark L. Fagan, CPA, is the managing partner of Citrin Cooperman’s Connecticut office. He can be reached at mfagan@citrincooperman.com or by phone at (203) 847-4068. Brian Criscio is a manager based in Citrin Cooperman’s Connecticut office. He can be reached at bcriscio@citrincooperman.com or by phone at (203) 847-4068. Citrin Cooperman is a full-service audit, accounting, tax, and business consulting firm with offices in White Plains, NY; Norwalk, CT; New York City; Plainview, NY; Livingston, NJ; Bethesda, MD; and Philadelphia. For more information, please visit www.citrincooperman.com.

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DECEMBER 7, 2015

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Developer — From page 1

where the company produces its Prevnar vaccine. Pfizer will continue to produce its antibody cancer drugs at Pearl River, said Kerrin Mahaffey, Pfizer vice president of operations and Pearl River site leader. Mahaffey said the company employs about 570 workers in manufacturing and 600 in research and development on the campus. In addition to the research and development operation, about 75 to 80 manufacturing jobs will remain after Pfizer shuts down its main manufacturing operation in 2017, she said. “This transition has been going on for five years,” Mahaffey said of the serial job cuts and downsized operations that followed Pfizer’s 2009 takeover of Wyeth. Lichter was joined by other IRG and Pfizer officials and brokers from Colliers International, IRG’s campus leasing agent, at a private event on Dec. 1 to celebrate the completed deal with Rockland business leaders and elected officials. IRG’s purchase agreement was first announced last May. Richard Struck, interim president and CEO of the Rockland Economic Development Corp., which worked with Pfizer and IRG on the deal, cited IRG’s national stature in the real estate industry, managing more than 120 properties in 28 states with more than 100 million square feet of leased space. “Very few companies could have come along to provide that kind of presence in our community,” he said.

Westchester — From page 1

Gordon, who is on the consortium’s board of directors, said it was important to emphasize that releasing the data was a public good. Gordon said the utilities’ concerns have been about individual data, but added that what Sustainable Westchester was interested in was not individual or proprietary. “What we’re trying to do with this program is develop a way to understand at the larger level what the total value of a 5 or 10 percent reduction (in energy) on that peak hour during one of the hottest summer days is,” Wiegman said. By identifying the peak hours of energy consumption and then determining rates based on that information, customers can make money-saving decisions about how they use electricity, like when is the cheapest time to turn on the air conditioning. The point of community choice aggregation programs, which have been adopted in six states, is to “diagnose the potential of energy efficiency programs,” Gordon said, “and help us quantify the value of that.” But community choice aggregation is not all about the consumer. Energy experts have said that the utilities must be part of the equation to help their cus-

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Lichter said IRG officials and the company’s leasing brokers at Colliers, John Cunningham and Ian Ceppos, are talking to “a large numbers of companies” as prospective tenants from the biotech, medical technology, office and manufacturing sectors. Cunningham, executive managing director in Colliers’ Parsippany, N.J. office, noted that medical device companies have shown interest in the site. “There’s great opportunity here,” he said. “The ability to compete across the board in many product types will fill this place up.” IRG’s director of real estate, Onno Steger, said the new owner is “very close” to signing lease deals with a number of companies and expects to announce one tenant this month and a few more early next year. Lichter cautioned that leasing the available campus space will be a long-term process. “We’re talking years, not months,” he said. “Right now there’s a glut of space like this littered all over New Jersey. So we do have a lot of competition.” For the 70 to 100 acres of vacant land owned by IRG on the site, “We have a vision,” Lichter said. “We feel we have to create a nice environment” that includes a mix of retail, office, medical and a hotel, he said. The mixed-use project would also include a residential development primarily to house young employees on the campus, he said. To execute the company’s vision and transform the campus for mixed uses, “A lot of people have to buy into zoning changes and

other things,” he said. Lichter said that typically lengthy process of municipal review and community input on IRG’s proposal for the property has not begun. “We’re still visioning it,” he said. In place of traditional zoning for specific property uses, “If you want to have a young vibrant community, you need to create something that’s a little smudged together,” the developer said. Millennials prefer urban living and lifestyles to suburban communities, he said. “You can’t re-create New York City here. But you can produce some of it on a smaller scale.” For Lichter, the Pearl River deal brought him back to his business roots in the tristate region and a reunion with family. His father lives five miles from the campus in Rockland County, he said, and a sister lives in Larchmont. Lichter, who completed graduate studies in business administration at Pace University but did not receive his master’s degree, started his business in Larchmont in 1974 when he purchased a two-story, Tudor-style office and retail building on downtown Palmer Avenue. IRG still has its regional management office there, where it employs 15 people. IRG’s portfolio has grown to include industrial and warehouse buildings, shopping centers, business parks, hotels, mini-storage facilities, marinas, apartments, mobile home parks and mixed use-developments that include McClellan Park, IRG’s 8.5-million-square-foot redevelopment of the former McClellan Air Force Base in Sacramento.

tomers become more efficient in their energy consumption, but also in order to find new ways of making money without having to rely on energy rates that hurt the consumer. New York’s utility companies anticipate requiring $30 billion to maintain its assets and capabilities in the next 10 years, compared with the $17 billion required for the previous 10 years. At a recent conference sponsored by the Solar Energy Industries Association and Solar Electric Power Association that took place in White Plains, some panelists discussed how utilities should and could be looking to identify new revenue models. Janet Gail Besser, vice president of policy and government affairs for the New England Clean Energy Council, posed the question: “Are there other sources of revenue to some of the earnings mechanisms that are talked about in the Track 2 order?” Besser is referring to Gov. Andrew M. Cuomo’s Reforming the Energy Vision plan, which is the strategy that was developed to meet the state’s sustainability goals. Track 2 is the second round of goals that largely focus on reforming utilities’ ratemaking practices. Richard Kauffman, chairman of energy and finance for the state, said in a statement that “innovative programs like Sustainable Westchester are part of Reforming the Energy

Vision to give customers greater value, more choices and help New York achieve its goal of 50 percent renewable energy 2030.” The Track 2 report, which was released in February 2015, said, “Rather than simply building infrastructure, utilities could find earning opportunities in enhanced performance and in transactional revenues.” One of those transactional revenues, Besser said, could be data transactions. Sustainable Westchester arranged to pay about 7 cents for each customer’s data that they received from the utility, which is estimated to amount to about $11,000 total and will come out of the consortium’s budget. One point of the Reforming the Energy Vision, Gordon said, is to have the utilities “look at the market differently and one of the things that we have identified is there may be an opportunity for the utilities to earn literally millions more dollars than they are currently earning.” Gordon’s use of millions is not hyperbole. Sustainable Westchester is in ongoing negotiations with the utility companies about other energy efficiency options — which Gordon did not specifically address because they are still negotiating the proposals — that could earn Con Edison and New York State Electric and Gas Corp. roughly $2.5 million through the county’s community choice aggregation program.

New Rochelle — From page 2

mented. We need big box. We need commercial stores.” The Downtown Core and Downtown District sections, the closest in proximity to the city’s train station, would see 560,000 square feet of retail space, though the allotment of large and small businesses has not yet been provided. Officials from RDRXR, who could not be reached for comment at press time, have previously said that residential development in the plan would be geared toward “recent college graduates, young professionals and empty nesters.” RDRXR has development rights to city-owned property, but officials do not expect to displace any current residents or private businesses. In its plans, RDRXR said the Downtown Core, bounded by Main Street, North Avenue, Division Street and Huguenot Street would be permitted to have buildings up to 48 stories; the Downtown District, along the Huguenot and Main Street corridors, would allow for 12- to 28-story buildings geared toward national retailers; The Gateway Transition Area, to the west of the Downtown District, could have up to 12-story buildings geared toward artisan workshops. The River Street Commercial District and the Wellness District would have buildings between two and five stories, but permitted for up to 12 stories that would feature medical office space due to its proximity to Montefiore Hospital; and the North of Lincoln District would allow for buildings between two and four stories, and would encourage restaurants and co-working space for freelancers in the areas around the city courthouse, police station and City Hall. RDRXR entered into a master development agreement in December and presented its recommended action plan to the city council in August. A draft environmental impact statement was accepted by the council on Sept. 24 before a public hearing was held Oct. 13; the final generic environmental impact statement was accepted by the council on Nov. 10 before a public hearing was held Nov. 24. Mark Jerome, executive vice president of Monroe College, said he believes the plan is a winner. “I listened to the proposal on the zoning. I listened to it with a skeptical ear,” he said. “And after waiting a long time, I truly believe this is the best proposal the city has seen in a long time.”

Alfred B. DelBello honored on Yonkers Riverwalk BY JOHN GOLDEN

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jgolden@westfairinc.com

former corruption-fighting Yonkers mayor who later as a lawyer represented developers remaking the city’s downtown and its postindustrial riverfront was honored with the naming of the Alfred B. DelBello Riverwalk near Yonkers City Pier. Yonkers officials were joined by elected officials across Westchester and family, friends and colleagues of DelBello at a wind-chilled Nov. 23 ceremony at the city’s waterfront amphitheater. Yonkers Mayor Mike Spano unveiled new signage for the renamed stretch of the downtown Hudson River esplanade between the mouth of the Saw Mill River and the southern end of the Scrimshaw House boardwalk. The riverwalk segment is owned by the city’s Community Development Agency. The Scrimshaw House boardwalk adjoins the site of a luxury apartment development planned by a surviving partner of Struever Fidelco Cappelli LLC, the city’s former downtown master developer, and client of DelBello’s White Plains law firm, DelBello Donnellan Weingarten Wise & Wiederkehr LLP.

DelBello, who died on May 15, was a thirdgeneration Yonkers resident, said his wife, Dee DelBello, publisher of the Westchester County Business Journal, at the morning ceremony. Before taking office as mayor in 1970, DelBello worked with his father in a Yonkers law office with views of the Hudson. “He would often say to me, ‘The Hudson River should be the eighth Wonder of the World,’” his widow recalled. DelBello, a Democrat, at 35 became the youngest mayor in Yonkers history after defeating the Republican incumbent in a November 1969 election. He served four years as mayor, winning reelection with 80 percent of the votes, Spano noted at the ceremony. DelBello went on to serve eight years as Westchester County Executive before serving two years in Albany as lieutenant governor to Mario Cuomo. “Al was the definition of an elder statesman, a political titan not just here in Yonkers and Westchester County, but all through New York state,” Spano said. He called DelBello “a natural leader.” Yonkers City Council President Liam McLaughlin, a Republican, said DelBello

offered him simple advice as a public official: “Do what’s right and work together whenever possible.” U.S Rep. Eliot Engel, a Democrat whose 16th Congressional District includes Yonkers, said DelBello in his career “went from new kid on the block, young dynamo, to elder statesman, someone who lasted in the political arena for a long time.” “Through it all what I remember about Al is that he was just a really, really nice guy,” the congressman added, “someone collegial who worked with everybody.” Town of Greenburgh Supervisor Paul Feiner cited DelBello’s achievements on behalf of the arts and environment in Westchester, including closing the Bronx River Parkway to motor vehicle traffic for Bicycle Sundays. “To me Al DelBello represented optimism,” Feiner said. “He really made Westchester a much more fun place to be. …He did so many things that made people want to live in Westchester County.” The riverwalk dedication in Yonkers will not be the last tribute to DelBello. Westchester County Executive Robert P. Astorino recently announced that Muscoot Farm, the interpre-

Unveiling a new sign on the renamed Hudson River esplanade in Yonkers are, from left, Dr. Damon DelBello and Dee DelBello, son and wife of the late Alfred B. DelBello, and Yonkers Mayor Mike Spano.

tive farm and educational center in Somers and part of the county parks system, will be renamed the Alfred B. DelBello Muscoot Farm. The honor recognizes the effort by DelBello and his wife to have the county preserve the farm for visitors, Astorino said. A formal naming ceremony will be held at Muscoot Farm next spring.

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INBRIEF PUSH ON TO PROMOTE FASHION MANUFACTURERS The Accelerator, the New Windsor incubator backed by the Orange County Industrial Development Agency, will host an event promoting the reemergence of fashion manufacturing in the region. “Evolution of Fashion Manufacturing in the Hudson Valley: Past, Present, Future,” will be held Dec. 11 from 9 a.m. to noon at SUNY Orange’s Kaplan Hall in Middletown, and will be hosted in partnership with FuzeHub, the Albany nonprofit that connects small New York manufacturers with resources and other services. The goal of the event, which will include a panel discussion on initiatives and challenges in reviving the Hudson Valley’s fashion industry, is to bring together apparel designers and manufacturers to boost industry connections and educate those attending on current and future fashion trends. Vincent Cozzolino, managing director of The Accelerator, said that the Hudson Valley’s proximity to New York City and major transportation routes make it an ideal location for the fashion industry. “The Hudson Valley is a very lucrative area for fashion manufacturers,” he said. “We’re already getting a lot of interest from apparel and accessory manufacturers about coming to the region, so that they can continue to grow their businesses and be successful.” The event will also feature a presentation on the region’s apparel industry history from Newburgh City Historian Mary McTamaney and a discussion of the future of nanotechnology in clothing led by Cornell University fiber science professor Juan Hinestroza. “Our goal is to provide a platform for manufacturers to connect and learn about the resources available to them to grow their businesses,” said Elena Garuc, FuzeHub’s interim executive director. “By working with regional partners, we are able to tap into an emerging manufacturing cluster in the Hudson Valley, learn about the needs of these companies and start conversations that are important to foster collaboration.” For more information, visit fuzehub.com or contact FuzeHub at info@fuzehub.com

WASTE HAULER WORKERS CHARGED WITH FRAUD, THEFT Three members of a Briarcliff Manor commercial waste hauling company were arraigned on larceny and fraud charges,

Westchester County District Attorney Janet DiFiore said. ATNM Corp. owner and operator Christopher C. Leggio, 56, and son Christopher E. Leggio, 20, both of Brewster, and Stephen DiSalvo of Ormond, Beach, Fla., 58, were arraigned in Briarcliff Manor Village Court on charges of second-degree grand larceny and first-degree scheme to defraud, both felonies. TWB Coming Soon to Mamaroneck Bail was $50,000 cash or $500,000 WCBJ bond for w owner Christopher C. Leggio and 7.375” x 7.125” h DiSalvo; bail was set at $10,000 cash or 10-30-15 bond for Christopher E. Leggio. DiFiore said in a statement that the three allegedly falsely altered several hundred dump tickets between January 2013 and this month to reflect a higher amount

of solid waste being removed. The tickets were then submitted to a waste-hauling broker, who unknowingly passed the inflated invoices to commercial customers, who paid hundreds of thousands of dollars for work never completed. ATNM, based at 130 Woodside Ave. in Briarcliff Manor, was licensed to haul solid waste in Westchester and neighboring areas, and was contracted to haul garbage for 27 former A&P stores, 24 of which were in Westchester. More than $500,000 was overcharged during the period, DiFiore said. “This scheme had real financial implications for both companies doing business in Westchester County and their customers, who ultimately paid higher prices because of the theft,” DiFiore said. “Businesses have

enough to deal with without the added costs and complications of the widespread and systematic fraud that was perpetrated by this company and these individuals solely for their personal gain.” “Illegal conduct in the carting industry can result in increased costs to businesses, consumers and taxpayers. It will not be tolerated in Westchester County,” Westchester County Executive Robert P. Astorino said. The charges followed a six-month investigation by DiFiore’s office, Westchester County Police and the Westchester County Solid Waste Commission. The case is being prosecuted by Assistant District Attorneys Lauren Abinanti and Robert Mayes of the Investigations Division. — Evan Fallor

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BY MICHAEL J. GREENBERG

Estate planning tools for blended families

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ndividuals with blended families can face complex estate planning challenges. They may want to provide for their current spouse, their children with their current spouse, their children from previous marriages, and in some cases, the children from their spouse’s previous marriage. In New York state, spouses are entitled to at least one-third of your estate unless the parties execute a pre- or post-nuptial agreement. If you simply leave an equal amount of money to the children from your first and second marriages, your children with your current wife will likely receive a disproportionate share of your assets because they will receive inheritance both from you and

your surviving spouse. Providing for everyone you love can be a difficult task. You need an estate plan that fits your situation. Relying on your spouse and children to “work it out” could lead to family squabbles and potential litigation after you are gone. Here are some estate planning tools and techniques to help you create a plan to fit you and your family’s needs: Prenuptial and Postnuptial Agreements: It is important to consider your estate before entering into a second marriage, especially when you are concerned about taking care of children from a first marriage. A prenuptial agreement can be drafted to waive a party’s right to at least one-

third of the estate, as long as he or she still receives some part of the estate. This would protect the children of the first-to-die since their parent’s money would go to them and not to the new spouse. Trusts: Trusts can be designed to benefit both the surviving spouse and children. It is important to select a trustee that will follow your wishes fairly, perhaps someone outside the family. The trust can distribute the assets to the surviving spouse and designated children. Trusts have the added benefit of protecting assets from creditors and the claims of your children’s spouses or former spouses. You can even include a “no contest” provision in the trust to minimize the risk that the Michael Greenberg

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trust will be challenged. Irrevocable Life Insurance Trusts (ILITs): You can use life insurance to provide for your children through an Irrevocable Life Insurance Trust while using other estate assets to provide for your surviving spouse. This prevents children from being disinherited because the trust names them as sole beneficiaries of the life insurance policy. Each child will receive his or her inheritance promptly because the policy pays the trust immediately upon your death. The money in this type of trust is not included in your estate and therefore is exempt from New York and federal estate taxes, which makes it an attractive option for those with large estates. While your spouse has to explicitly waive his or her right to your retirement account if you want to leave it to your children as beneficiaries, there is no such requirement for an irrevocable life insurance trust. Review of beneficiary designations: Make sure to review all of your assets that have beneficiary designations, specifically your insurance policies or retirement accounts as it is the terms of the beneficiary form, which controls the disposition of those assets irrespective of what your will or Trust may state. Many people forget to change beneficiary designations after getting divorced or remarried and you want to make sure your wishes are carried out. Do your homework and seek out advice from advisors who have worked with blended families. That way, you can ensure that your wishes will be respected and your family members will be provided for. Michael J. Greenberg is an estate planning, elder law and special needs planning attorney at Keane & Beane P.C. He is on Twitter @ MJGElderLaw and can be reached by email at mgreenberg@kblaw.com.

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WILMINGTON TRUST RENOWNED INSIGHT

“As you reflect on 2015, are you eyeing your estate plan?”

Donna G. Barwick, CFP® Senior Fiduciary Officer With more than three decades of experience in trusts and estate planning, Donna specializes in managing the ongoing and complex fiduciary needs of personal trust clients. She is part of a seasoned team of professionals who exemplify Wilmington Trust’s 112-year heritage of successfully advising individuals and families. For access to knowledgeable professionals like Donna and the rest of our team, contact Larry Gore at 212-415-0547.

As you know, high-net-worth individuals face many unique issues. So, with the end of the year rapidly approaching, it’s important to review your estate plan and identify opportunities to minimize your overall income tax burden. Being proactive. There are many planning techniques you’ll want to employ before the calendar changes. Some of the more common include using income and deduction strategies, particularly if you’re a business owner. You’ll want to time charitable contributions to get more tax benefits. Maximizing your retirement plan contributions is important, as is making any 529 Plan contributions. It’s also key to take advantage of low interest rates while they’re available. Lastly, you’ll want to reduce the Medicare surtax on your investment income. While 2015 did not usher in any changes to current tax laws, it did bring the national legalization of same-sex marriage. So it’s extremely important for same-sex couples to weigh the financial implications of this landmark Supreme Court ruling. Reflecting carefully. It’s also important to consider any significant changes you and your family have experienced. Marriages, births, deaths, the sale of a business – any

of these events means it’s time to take a fresh look at your estate plan. Keeping your estate IN 2015 YOU ARE PERMITTED TO MAKE GIFTS OF

$14K

IN CASH OR PROPERTY TO AN UNLIMITED NUMBER OF INDIVIDUALS TOTALLY OUTSIDE THE GIFT TAX SYSTEM

plan current is essential for the preservation, management, and transfer of wealth for tax and non-tax reasons alike. Ensuring your estate plan meets your evolving needs and accounts for legislative and tax changes is just one of the ways Wilmington Trust is here for you. Founded by successful family business leader T. Coleman duPont more than a century ago, we’ve helped generations of families navigate the challenges of sustaining wealth over the long term. For more insight on how we’ve successfully advised clients for more than 100 years and to read more about year-end planning considerations, visit us at wilmingtontrust.com/taxplanning.

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This article is for informational purposes only and is not intended as an offer or solicitation for the sale of any financial product or service. This article is not designed or intended to provide financial, tax, legal, accounting, or other professional advice since such advice always requires consideration of individual circumstances. If professional advice is needed, the services of your professional advisor should be sought. Private Banking is the marketing name for an offering of M&T Bank deposit and loan products and services. Investments: • Are NOT FDIC-Insured • Have NO Bank Guarantee • May Lose Value Wilmington Trust is a registered service mark. Wilmington Trust Corporation is a wholly owned subsidiary of M&T Bank Corporation (M&T). Investment management and fiduciary services are provided by Wilmington Trust Company, operating in Delaware only, and Wilmington Trust, N.A., a national bank. Loans, retail and business deposits, and other personal and business banking services and products are offered by M&T Bank, member FDIC. ©2015 Wilmington Trust Corporation and its affiliates. All rights reserved.

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Ex-Mount Vernon official guilty in HUD fraud scheme BY JOHN GOLDEN jgolden@westfairinc.com

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former city official in Mount Vernon and her romantic partner were found guilty of conspiracy and mail fraud charges by a federal jury in White Plains for diverting about $1.2 million in U.S. Department of Housing and Urban Development funds managed by the city official to her partner’s businesses. Preet Bharara, U.S. Attorney for the Southern District of New York, announced the convictions of Constance Post, formerly the Mount Vernon planning and community development commissioner and executive director of the Mount Vernon Urban Renewal Agency, and Wayne Charles on one count of conspiracy to commit mail fraud and one count of mail fraud. Each charge carries a maximum prison sentence of 20 years. Charles was convicted at an earlier trial of making false statements to federal agents who interviewed him about the case in 2006 and faces a maximum five-year prison sentence for that felony, according to Bharara’s office. Prosecutors said Post and Charles conspired to steer a computer services contract with the Mount Vernon Urban Renewal Agency to a company secretly owned by Charles, who had no computer expertise, no employees and no ability to perform under the contract. Post hired and directed people

to work for Charles’s company. The contractual arrangement, which continued from 1998 to 2002, cost the city and HUD more than twice the cost of the computer services if the hired employees had worked directly for the city, according to prosecutors. Prosecutors said Post also steered hundreds of thousands of dollars to Charles beyond what she was authorized to spend by city’s urban renewal agency board. In a separate fraud scheme, prosecutors said, Charles concealed his computer services contract with the city to obtain a $500,000 loan of HUD funds through the Mount Vernon Urban Renewal Agency for renovations to a property in the city. The false names and statements were given with the assistance and approval of Post, according to prosecutors. Prosecutors said Post in 2003 concealed the existence of the loan and Charles’s failure to repay $250,000 to the Mount Vernon agency after another lender in 2003 repaid half of the loan as required. Two years later, Post retroactively recorded the unpaid balance with the city agency as federal investigators were examining its financial records. Charles soon after made a few payments on the loan, the bulk of which remains unpaid, according to prosecutors. Post and Charles are scheduled to be sentenced on March 1.

SILVER FOUND GUILTY OF CORRUPTION IN FEDERAL COURT Sheldon Silver, who held a seat in the state Legislature for almost 40 years, was found guilty Nov. 30 on seven corruption charges following a three-week trial in federal court. After spending more than two days deliberating, a 12-person jury in U.S. District Court in Manhattan found the former Assembly speaker, who served more than 20 years in the role, guilty of seven charges including honest services fraud, extortion and money laundering. Silver has lost his seat in the Legislature and could face up to 20 years in prison for the conviction, but his attorneys have said they will appeal. The case, which was championed by the office of U.S. Attorney Preet Bharara, hinged on proving that Silver, a Democrat who represented parts of Manhattan, earned about $4 million in kickbacks. Over several years, prosecutors said Silver made money in referral fees from two law firms, Weitz & Luxenberg PC and Goldberg & Iryami PC, after using his government position to award state money and tax breaks to companies that employed or directed business to the law firms. Silver was arrested about a year ago in January and was forced out as speaker shortly after. He was replaced as Assembly speaker by Carl E. Heastie, a Democrat from the Bronx. In a statement Bharara said, “Sheldon Silver got justice, and at long last, so did the people of New York.” The office of Gov. Andrew Cuomo also released a statement about the verdict. In part, it said: “Corruption was discovered, investigated, and prosecuted, and the jury has spoken. With the allegations proven, it is time for the Legislature to take seriously the need for reform.” The trial of former state Senate Majority Leader Dean Skelos, a Republican from Long Island, has entered its third week in federal court. Skelos and his son, Adam Skelos, are the faces of a separate corruption case — also brought on by Bharara — in which the senior Skelos has been accused of using his role in the Legislature to arrange employment and payouts to the younger Skelos. John J. Flanagan, also a Republican from Long Island, was chosen to replace the senior Skelos as the Senate majority leader in May. — Colleen Wilson

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A rich heritage of guiding business owners. Being at the helm of a successful enterprise takes the majority of your time and dedication. The responsibility is all the more weighty when it’s a family business. This is why it’s critical to have the right team in place not only to manage your entire financial situation, but to anticipate times of transition. Wilmington Trust serves many business owners who have built their wealth over years of long hours and hard work, so we’re well aware of the challenges you face. This is why an integrated approach to wealth management is our focus. When it’s combined with excellent communication and trust, you have the components essential for establishing the continuity of your family’s wealth. Respecting your relationships with other professionals you trust – attorneys, tax advisors, investment managers, for example – is key to our approach as well. Our goal is

to complement their strengths, so we’re all collaborating to provide comprehensive solutions for your unique needs. Founded by a family business leader more than a century ago, Wilmington Trust has extensive experience guiding successful business owners through all stages of growth and succession. Our Manhattan office is staffed with 35 knowledgeable professionals dedicated to delivering investment, planning, trust, and private banking* services throughout the Northeast. “What’s really advantageous about our regional approach is that while our clients get local service from local professionals, they also have access to Wilmington Trust’s full range of national expertise,” says Larry Gore, market leader in the Northeast region. “Being part of a firm with 112 years of experience working with prominent families and business owners is an invaluable asset to our clients.”

YEAR-END PLANNING IS CRUCIAL.

Business owners have unique timing considerations when it comes to utilizing income and deduction strategies at year-end. Some tactics you can employ to help ease your tax burden include: • Entering into installment contracts versus being paid up front • Deferring bonuses until January • Accelerating income to potentially use available carryforward losses Of course, it wouldn’t be prudent to let taxes drive your planning decisions. Keep an eye out for potential provisions that could be renewed in the 2015 tax extenders bill that may be beneficial to your overall business strategy. To learn how Wilmington Trust can help you assess your unique situation as 2016 approaches, contact Larry Gore at 212-415-0547.

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This article is for informational purposes only and is not intended as an offer or solicitation for the sale of any financial product or service or as a determination that any investment strategy is suitable for a specific investor. Investors should seek financial advice regarding the suitability of any investment strategy based on their objectives, financial situations, and particular needs. This article is not designed or intended to provide financial, tax, legal, accounting, or other professional advice since such advice always requires consideration of individual circumstances. If professional advice is needed, the services of a professional advisor should be sought. While some tax strategies may have favorable state tax benefits, those are beyond the scope of this article. Wilmington Trust is a registered service mark. Wilmington Trust Corporation is a wholly owned subsidiary of M&T Bank Corporation. Investment management and fiduciary services are provided by Wilmington Trust Company, operating in Delaware only, and Wilmington Trust, N.A., a national bank. Loans, retail and business deposits, and other personal and business banking services and products are offered by M&T Bank, member FDIC. *Private Banking is the marketing name for an offering of M&T Bank deposit and loan products and services. Diversification does not ensure a profit or guarantee against a loss. There is no assurance that any investment strategy will be successful. Investing involves risks and you may incur a profit or a loss. Investment Products: • Are NOT Deposits • Are NOT FDIC-Insured • Are NOT Insured By Any Federal Government Agency • Have NO Bank Guarantee • May Go Down In Value ©2015 Wilmington Trust Corporation and its affiliates. All rights reserved.

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INBRIEF VNS WESTCHESTER NAMES PRESIDENT AND CEO Timothy P. Leddy has been named president and CEO of the Westchester Visiting Nurse Services Group Inc. in White Plains after serving as the home health care agency’s interim chief since January. Leddy on Nov. 19 assumed permanent leadership of the group’s affiliated agen-

cies, VNS Westchester and Westchester Care at Home. He joined the agency as chief financial officer in 2014 and took on added duties as interim president and CEO following the resignation a year ago of Elias “Lou” Nemnom after 3½ years as the organization’s top administrator. In a career spanning three decades in the home health care industry, Leddy had served as president and CEO of the Visiting Nurse Regional Healthcare System in Brooklyn before joining the Westchester agency.

A VNS Westchester spokesperson said a formal search has begun for Leddy’s replacement as CFO.

ZUCKERMAN JOINS CBRE’S STAMFORD OFFICE Real estate industry veteran Louis Zuckerman has joined the Stamford office of CBRE Group Inc. as a vice president with its capital markets investment properties team. Zuckerman will specialize in office, retail, multifamily and industrial investment properties throughout the New York tri-state region, said Robert Caruso, senior managing director of CBRE’s Westchester/Fairfield

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operations in Stamford. Zuckerman joined CBRE from the Stamford office of Colliers International, where he was senior managing director of investment sales. He previously was director of acquisitions and development at the Kimball Group LLC after serving as vice president of business development for GE Capital’s mergers and acquisitions program.

DIFIORE NOMINATED AS STATE’S CHIEF JUDGE Janet DiFiore, the Westchester County District Attorney, has been tapped by Gov. Andrew M. Cuomo to be the next chief judge in the state’s highest court. “I am humbled by the incredible honor of being nominated to serve as chief judge of the New York State Court of Appeals,” DiFiore said in a statement. “My professional life has been devoted to the fair administration of justice, and I would gladly continue my service to the people of New York on our state’s highest court.” DiFiore, who has been the county’s district attorney for nearly 10 years, will, if confirmed by the state Senate, become the second woman to be a chief judge in New York’s history. She will replace Chief Judge Jonathan Lippman, who has held the position since February 2009. Cuomo said DiFiore “has led crucial reform efforts to make our judicial system both more effective and more efficient, and I am confident that she would continue this leadership.” While completing three terms as Westchester’s district attorney, DiFiore spearheaded many efforts, including the creation of the Westchester Intelligence Center, which launched in 2008 and facilitates information sharing between more than 40 local police departments and state and federal law enforcement groups working in the county. DiFiore has previously worked as a Westchester County court judge and served as a Supreme Court justice for the state criminal courts in the 9th Judicial District. — John Golden and Colleen Wilson

RSM US LLP is the U.S. member firm of RSM International, a global network of independent audit, tax and consulting firms. Visit rsmus.com/aboutus for more information regarding RSM US LLP and RSM International. AP-NE-ALL-ALL-1015

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15

BY JILLIAN MARKOWITZ

Organization and preparation can make state labor audit easier

F

an IRS audit and so on. To complicate matters, the analysis regarding whether a person is an independent contractor or an employee is different for each agency and the results for Unemployment Insurance purposes and Workers’ Compensation purposes may be vastly different. An audit notice will assign a specific examiner to your client’s case. It is recommended that you reach out to the assigned examiner as soon as possible in order to introduce yourself and establish a rapport. Many examiners know from this first contact whether the audit will be easy or difficult and the first contact colors their impressions of the client and informs them on the attitude they should take during the audit. If a representative is hostile to an examiner during the first contact, the examiner may think they have something to hide and may take a harder tack when reviewing documents. Examiners have wide discretion with regard to the classification of individuals as employees or independent contractors based on numerous factors set forth by the Department of Labor, and, since their recommendations regarding an audit are rarely overruled, it’s your job to make their job as

ew things frighten business owners more than a notice from the New York State Department of Labor stating that they have been selected for an audit. Not only do audits require the preparation of voluminous documents to be reviewed by the Examiner assigned to the case, but they can also result in severe liability, including drastic penalties and fines that have the potential to put small companies out of business. It is imperative that an attorney or accountant retained to defend such an audit ensures that their client is as prepared as possible. Misclassification of employees as independent contractors is the most common reason that employers face fines and penalties in connection with a Department of Labor audit. Further, the New York State Department of Labor has joined with the Federal government and other State departments to police misclassification resulting in a large increase in audits in the last several years. Federal and State agencies share information with each other and it is not uncommon for a Department of Labor audit to spur a Worker’s Compensation audit and

easy as possible. Documentation requested for an audit includes copies of ledgers and journals, payroll records, disbursement records, copies of checks, corporate books, records relating to reimbursements, income tax returns, payroll returns and 1099s. Audits cover a span of 3 years and, depending on the number of employees at the company, these records can easily be in the thousands, or tens of thousands, of pages. Therefore, it is important that these documents are gathered in advance of the audit and are well organized. Once again, your job is to make the examiner’s job simple; you do not want them to have to scan through stacks of loose paper to find one particular document. Documents should be organized and tabbed by year and by type and pages should be bate-stamped for easy reference. Creating a table of contents so that the examiner can easily find all documents is recommended. This will also enable you to gain familiarity with the papers so that you can assist in pointing the examiner towards specific requested information. At the audit, the examiner will first review the employee payroll records, or

W2s. Examiners select a “test year” from the 3-year period. If no discrepancies are found, they may then choose not to proceed with a review of the remaining years. Again, it behooves your client to be organized. If all the information required by the examiner is readily accessible and in good order, they may choose not to examine all the years of the audit period. Next, the examiner will review the documents relating to independent contractors. Not only should you gather documentation relating to how the independent contractors were paid, but you should also request that your client outline the details of the employment of these individuals, specifically related to how they are supervised and controlled. While this information does not need to be immediately shared with the examiner, unless requested, it is imperative that you have a working knowledge of the responsibilities and working situation of each independent contractor in the event that the examiner asks you to defend a classification. Once again, misclassification determinations are based on many factors that often require subjective decisions. Examiners are rarely Audits, page 17

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Regus opens office workspace at New Rochelle’s Trump Plaza

uxembourg-based office space provider Regus announced it has opened a location at Trump Plaza in New Rochelle, marking the company’s fifth workspace location in Westchester County. The space at 175 Huguenot St. includes furnished offices, meeting rooms, business lounges and virtual offices.

Regus also operates offices in Rye, Tarrytown, White Plains and 15,000 square feet of space at Westchester’s Ridge Hill shopping center in Yonkers. Its Fairfield County locations include Bridgeport, Danbury, Greenwich, Norwalk, Shelton, Stamford, Westport and Wilton. In a statement, Regus officials said New Rochelle is an ideal city for expansion

to because of its access to highways, trains and the Westchester County Airport as well as its growing small business community, housing, dining and professional service opportunities in the downtown area. Regus Regional Vice President Maria Paitchel said the New Rochelle location will include on-site help and other business services. “Businesses of all sizes can

now access our f lexible office for any amount of time right in their own community,” she said. “Everything is ready to go, which frees our clients to focus on growing their companies.” Founded in Belgium in 1989, Regus has 3,000 locations in 120 countries. — Evan Fallor

Audits — overruled and if you convince them, it is unlikely that you will have to convince someone higher up at the Department of Labor. The Department of Labor’s website provides a vast array of information relating to the factors used when classifying employees for both Unemployment Insurance and Workers’ Compensation proposes. Further, they maintain a searchable index of Appeal Board decisions that can be searched by industry and profession and are invaluable in preparing to defend a client’s classification of an individual as an independent contractor. Once the review of documents is complete, the examiner will let you know immediately if they believe that money may be owed. Back at the office, the examiner will write and submit his report to his immediate supervisor, who reviews it. The report is then submitted to the Department of Labor for a final review and for the issuance of a final determination. This process typically takes 3-4 months. If a party wishes to appeal a final determination, they must do so in writing within 30 days. The takeaway regarding the preparation for a Department of Labor Audit is twofold. One, be organized and prepared. Make the examiner’s job as easy as possible. If they see you have nothing to hide, your documents are well organized, and you are trying to simplify the process, they will likely be less hostile and may rule on on-the-cusp classifications in your favor. Two, be kind to your examiner from the first contact onwards. Examiners often make a decision regarding the tenor of an audit from first contact and if you establish yourself as difficult or hostile, then the examiner will approach the audit in the same manner and may use their discretion to your client’s disadvantage. Jillian Markowitz is an associate at Bashian & Farber LLP in White Plains. She can be reached at 914-946-5100. More information about Bashian & Farber is available at www. bashianfarberlaw.com and more articles may be reviewed at https://bashianfarberlaw.wordpress.com/.

SCARSDALE 718 Central Park Ave. PH: (914) 468-2367 FAX: (914) 713-3220

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From page 16

17

THELIST: COMMERCIAL REAL ESTATE FIRMS

WESTCHESTER COUNTY

COMMERCIAL REAL ESTATE FIRMS

WESTCHESTER COUNTY

Listed alphabetically.

Austin Corporate Properties Inc.

Carl Austin caustin@austincorpprop.com 1971

2

Benson Commercial Realty Inc.

Scott H. Benson info@bensoncommercial.com 1988 Alan R. Peterson, John P. Hannigan jhannigan@choycepeterson.com 1997

31 Bonwit Road, Rye Brook 10573 690-0020

89 N. Broadway, Suite 115, White Plains 10603 332-9090 • bensoncommercial.com

Choyce Peterson Inc.

3

Westchester and Fairfield counties

Consulting, leasing, property management and sales

Westchester, Dutchess and Rockland counties, New Haven and Fairfield counties Westchester, Dutchess Rockland, New Haven and Fairfield counties

✔

✔

Corporate relocation consulting, ✔ property representation and sales

✔

✔

Corporate relocation consulting, ✔ investment and user sales and exclusive property representation

✔

✔

✔

✔

✔

4

Fairfield and Westchester counties

Consulting and administration services, leasing and sales

✔

✔

Neil Pagano npagano@cjpagano.com 1930

4

Southern Westchester County

Appraisal (residential only), leasing, sales and commercial

✔

✔

✔

✔

✔

Justin Friedlander, Candice Stafford justin.friedland@cbmoves.com candace.stafford@cbmoves.com 1906

2

Westchester, Putnam and Fairfield counties

Commercial property leasing and investment sales

✔

✔

✔

✔

✔

Diamond Properties

Jim Diamond 1993

1

New York, Connecticut and Ohio

Property management, market repositioning and capital upgrades

✔

✔

✔

✔

Friedland Realty Advisors

Sarah Jones-Matturo info@friedlandrealty.com 1970

30

Metropolitan, tristate area

Owner/landlord representation, buyer/tenant representation and investor representation

✔

✔

✔

✔

✔

Andrew M. Greenspan, James J. Houlihan, James G. Houlihan and Howard L. Parnes 6 andy@ghpoffice.com 1999

New York, New Jersey, Connecticut and nationwide

Construction management, leasing, property management and sales

✔

✔

✔

✔

Eric Goldschmidt and Pam Bren Goldschmidt eric@ga-re.com 1991

7

Westchester, Rockland, Putnam, Dutchess and Orange counties; New York City; and Fairfield and New Haven counties, Conn.

Consulting, development, leasing, ✔ property management and sales

✔

✔

Henry W. Fries Commercial Real Estate

Hank Fries hank@hankfries.com 1991

3

Westchester and Fairfield counties

Commercial, appraisal, auction, buyer representation, property management and consultation

✔

✔

✔

✔

✔

Houlihan Lawrence Commercial Group

Thomas LaPerch tlaperch@hlcommercialgroup.com 2012

15

Office and industrial leasing, retail leasing, land acquisition Westchester, Putnam, Dutchess and Bronx counties, and development, investment opportunities, municipal and Fairfield County, Conn. approvals and affiliate services

✔

✔

✔

✔

✔

Houlihan-Parnes Realtors

James J. Houlihan, partner jjh@houlihanparnes.com 1891

17

New York, New Jersey, Connecticut and nationwide

Consulting, leasing, property management, finance and sales

✔

✔

✔

✔

✔

Howard Properties Ltd.

Howard E. Greenberg howard@howprop.com 1998

1

National and international, including Westchester and Fairfield counties

Consulting, leasing, sales

✔

✔

✔

✔

✔

Katter Property Co. Inc.

Roy Katter katterproperty@aol.com 1985

2

Westchester, Putnam and Dutchess counties

Provides services directly to tenants and landlords marketing office, retail and industrial space, consulting services to investors and sellers and leasees/leasors

✔

✔

✔

✔

✔

Laurence London & Co. LLC

Laurence London laurence@londonllc.com 2013

1

Westchester and Leasing and sales for tenant and Fairfield counties, Long Island agency representatives and the metropolitan area

✔

✔

✔

✔

✔

McCarthy Associates

John R. McCarthy john@mcoc.com 1990 Glenn Walsh gwalsh@ngkf.com 1929 Finn Wentworth, David Welsh, Jeff Gronning info@normandyrealty.com 2002

3

Fairfield and Westchester counties

Consulting, office leasing and sales

✔

✔

✔

4

Westchester County

Property management, leasing, sales, consulting, appraisal

✔

✔

✔

NA

Westchester and Fairfield counties

Construction, development, ✔ leasing and property management

✔

✔

✔

✔

✔

✔

✔

800 Westchester Ave, Rye Brook 10573 422-57000 • choycepeterson.com

C.J. Pagano & Sons Inc.

420 Westchester Ave., Port Chester 10573 939-1123 • cjpagano.com

Coldwell Banker Commercial NRT

30 Village Green, Bedford 10506 234-3647 • cbcworldwide.com

333 N. Bedford Road, Suite 145, Mount Kisco 10549 773-6249 • diamondproperties.com 440 Mamaroneck Ave., Suite 405, Harrison 10528 968-8500 • friedlandrealty.com

GHP Office Realty

4 W. Red Oak Lane, Suite 200, White Plains 10604 642-9300 • ghpoffice.com

Goldschmidt & Associates

1 Chase Road, Scarsdale 10583 723-1616 • ga-re.com

399 Knollwood Road, White Plains 10603 949-9474 • hankfries.com

800 Westchester Ave., Rye Brook 10573 220-4411 • houlihanlawrence.com

4 W. Red Oak Lane, White Plains 10604 694-6070 • houlihanparnes.com

3 Barker Ave., White Plains 10601 997-0300 • howprop.com

180 S. Broadway, White Plains 10605 287-0033

175 E. Middle Patent Road, Bedford 10506 922-2323 • londonllc.com

170 Hamilton Ave., White Plains 10601 948-8900 • mcoc.com

Newmark Grubb Knight Frank

800 Westchester Ave., Suite 706, Rye Brook 10573 881-1024 • ngkf.com

Normandy Real Estate Partners

707 Westchester Ave., White Plains 10604 988-1100 • normandyrealty.com

Rakow Commercial Realty Group

Richard Rakow info@rakowgroup.com 1985

10 agents, 2 brokers

Westchester and Representing tenants, Fairfield counties and beyond landlords and investors

✔

✔

Reckson

John Barnes, senior vice president, managing director of suburban division 1997

3

Westchester and Fairfield counties

Leasing, property management, construction and architecture

✔

✔

Robert F. Weinberg 1957

NA

Westchester County

Acquiring, developing and managing investment properties

✔

✔

9 brokers, 5 agents

New York, New Jersey and Connecticut

Consulting, leasing, property management and sales

✔

✔

4

Westchester, Rockland and Putnam counties

Consulting, leasing, property management and sales

✔

✔

✔

7

Westchester County

Commercial, property, leasing and sales

✔

✔

✔

10 New King St., Suite 212, White Plains 10604 422-0100, ext. 10 • rakowgroup.com

(A division of SL Green Realty Corp.) 360 Hamilton Ave., First floor, White Plains 10603 750-7200 • slgreen.com

Robert Martin Co. LLC

100 Clearbrook Road, Elmsford 10523 345-5650 • robertmartincompany.com

Royal Properties Inc.

850 Bronx River Road, Bronxville 10708 237-3403 • royalpropertiesinc.com

T Square Properties

56 Lafayette Ave., White Plains 10603 328-7511 • tsquareproperties.com

Tamerlain Realty Corp.

629 Fifth Ave., No. 219, Pelham 10803 637-0800

Jeff Kintzer, David Landes info@royalpropertiesinc.com 1993 Trevor Tunnell trevor@tsquareproperties.com 1983 Steve Kane, Bernard Stachel, Philip Tulotta, Larry Adler steve@tamerlain.com 1971

This list is a sampling of commercial real estate firms serving the region. If you wish your firm to be included on our next list, please contact Danielle Renda at drenda@westfairinc.com. For the full version of our commercial real estate listing, visit westfaironline.com. NA Not available

18

Properties serviced

multifamily

6

Services

land

Jonathan Gordon & Jessica Munzel jgordon@admiralrealestate.com 1997

Towns and cities served

industrial

Admiral Real Estate Services Corp. 62 Pondfield Road, Bronxville 10708 779-8200 • admiralrealestate.com

Licensed agents and/or brokers

retail

Top local executive(s) Email address Year established

office

Name Address Area code: 914, unless otherwise noted Website

DECEMBER 7, 2015

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✔

✔

✔

✔

✔

✔

✔

✔

ASK ANDI

BY ANDI GRAY

Succession plan essential to family business survival We’re dealing with a family member who should be retiring. Unfortunately, she still owns the stock and is very controlling. We want to take the company forward, but don’t have the authority to do that. She has done some estate planning with experts who don’t seem to recognize that control of the stock is essential for getting on with building the company’s future. THOUGHTS OF THE DAY: Most small businesses don’t survive the first generation. Use shares to invest the next generation now. Figuring out how to secure the senior generation’s retirement can be a challenge. For business owners who have spent a lifetime managing their company’s profits in order to avoid paying taxes, tax planning can take on outsized importance. Confidence in the next generation’s ability to perform has to be earned. Not having a succession plan for the business to survive its founder is a recipe for disaster. While 50 percent of business owners plan to pass the business on to the family, only 15 percent go from Gen 1 to Gen 2 and only 5 percent make it to Gen3. Thirty percent plan

to sell to employees, only 5 percent do. Forty percent of businesses close or liquidate. It’s time for every owner to work out a solid business transition plan, while they still can. Sharing ownership and control empowers and engages people. Use it to your advantage. Passing ownership to the next generation can be a loaded topic. For owners who have spent a lifetime running the company the way they wanted with little interference from anyone, giving up control is tough. Do it anyway. Transitioning ownership is fundamental for the company’s long- term survival. Find people who want the business. Give them a stake in the future. Work up to giving them full control, using a timetable and a set of agreed-upon conditions. Many worry they won’t have enough to live well in retirement. When the company has been the major source of income, and assets have been plowed back into the company to keep things running, there may not be enough funds for retirement. Build a plan to grow company revenue and profit significantly, to pay for Gen 1’s retirement and Gen 2’s additional costs.

Figure out what the senior generation actually needs to retire. Buy time by elongating the horizon over which those funds must be assembled. Budget funds for your primary task: securing retirement, building the company and transitioning ownership. For business owners who have spent a lifetime avoiding paying taxes, it’s hard not to focus on the tax bite of transferring ownership. That concern may be overblown. When it comes to tax planning, things keep changing. Estate plans set up before 2014 need to be reviewed. Increasing amounts of value can be transferred tax free — more than $10 million per couple as of today’s writing. Even if taxes are due, it’s better to grow and pay taxes than to let the business fail trying to avoid them. Start distributing ownership to those who want the business while you’re able to participate in the process. Limit ownership to people inside the business. Use insurance plans to care for family members whose interests lie elsewhere. A business with a future has a broad, welltrained, highly invested management team. Most owners think it’s even better if some of that team comes from the family. Be certain the kids want the business before you begin a

succession plan. The family’s next generation faces big responsibility and takes big risks when they enter the business. They must match and then beat, the outcomes of their elders. They have to learn the business, plan for the future, take action, face risks and be accountable for outcomes. They must prove themselves worthy by demonstrating increasing skill at running the business. Confidence in the next generation’s ability to perform has to be earned. Use a development plan with hurdles and rewards that defines how stock is transferred. As the next generation steps up, avoid decision making stalemates by making it clear through ownership who’s running the company. Looking for a good book? “Small Business Ownership Mistakes: What You Don’t Know Will Destroy Your Business,” by Amy Rose Herricki. Andi Gray is president of Strate�y Leaders Inc., Strate�yLeaders.com, a business consulting �irm that teaches companies how to double revenue and triple pro�its in repetitive growth cycles. Have a question for AskAndi? Call or email for a free consultation & diagnostics: 877-238-3535, AskAndi@Strate�yLeaders.com. Check out our library of business advice articles: AskAndi.com

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19

PRESENTED BY:

PLANNING AHEAD

A YEAR IN REVIEW… 2015 SPOTLIGHT ORGANIZATIONS

Hospice & Palliative Care of Westchester (HPCW) is a private, not-for-profit health care organization that provides skilled, compassionate and comprehensive end-of-life care to patients diagnosed with any life-limiting illness, while giving support to their families and loved ones. HPCW provides hospice care to more than 110 patients daily, and in 2014 provided services to 620 patients and families throughout Westchester County. HPCW believes that providing care for the “whole” patient is essential. The organization not only provides medical, emotional and spiritual care, but also offers, at no cost to patients, fulfilling programs encompassing the entire health care spectrum. For more information regarding services, programs, and bereavement support groups offered by HPCW, please contact 682-1484 or visit www.hospiceofwestchester.com.

MAY

SEPTEMBER

HOSPICE & PALLIATIVE CARE OF WESTCHESTER

AUGUST

THE CHAPPAQUA CHILDREN’S BOOK FESTIVAL

DECEMBER 7, 2015

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APRIL

The Chappaqua Children’s Book Festival (CCBF) is a grassroots, all-volunteer nonprofit with community members working together to promote literacy. CCBF hosts events and programs throughout the year to benefit the Pajama Program, which provides new pajamas and books to children in need nationwide and JCY-Westchester Community Partners, which develops intergenerational programs to meet the literacy needs of children in Westchester communities such as Yonkers, Mount Vernon and Elmsford. The CCBF’s flagship event of the year is the Chappaqua Children’s Book Festival, a free event held every autumn, which brings together more than 90 popular authors and

The Kotanah Museum of Art (KMA), a 10,000-square-foot building designed by the influential modernist architect Edward Larrabee Barnes, is a must-visit destination for anyone seeking an experience with art that is emotionally fulfilling and engaging. Celebrating its 25th anniversary of officially becoming a museum and founded more than 60 years ago, the Katonah Museum of Art serves as a “dynamic generator of timely and original content that explores the hidden chapters, pivotal moments and groundbreaking artistic practices that inspire our cultural communities today, ” according to the museum’s Executive Director Darsie Alexander. The museum mounts multiple exhibitions per year in its main galleries, sculpture garden and in the learning center, a space where families explore hands-on art activities. For adults, the KMA offers stimulating lectures, workshops, trips and social events. For more information, please visit www.katonahmuseum.org.

THE MANHATTANVILLE SCHOOL OF BUSINESS

BURKE REHABILITATION CENTER

JANUARY

JUNE

Known for its dedicated staff of animal advocates and innovative adoption procedures, Adopt-A-Dog is focused on meeting the emotional and physical needs of its dogs through specialized care and responsible adoption practices. Adopt-A-Dog also aims to reform the animal welfare industry and educate future pet owners to promote lifetime ownership and care. In addition to sheltering and adoption services, Adopt-A-Dog provides spay and neuter programs, humane education and assists in animal rehabilitation efforts. Since its inception, the nearly twoacre shelter has aided in the placement of more than 13,500 companion animals in Westchester County, N.Y., Fairfield County, Conn., and throughout the Northeast. For more information, visit http://adopt-a-dog.org/.

KATONAH MUSEUM OF ART

FEBRUARY

OCTOBER

ADOPT-A-DOG

agency dedicated to finding cures for leukemia, lymphoma, myeloma and other blood cancers. More than $1 billion has been invested in cutting-edge research to advance therapies while support and advocacy programs have helped millions of patients navigate their treatments and access quality, affordable and coordinated care. LLS is the voice for all blood cancer patients and is working to ensure access to treatments for all blood cancer patients. They touch patients and their families through our chapters across the U.S. and Canada. They advocate for policies at the federal and state levels to accelerate the approval of new treatments and ensure access to quality, affordable and coordinated care. For more information, please visit www.lls.org.

MARCH

United Way identifies gaps in services, sounds the alarm on growing trends and works collaboratively with thousands of residents, businesses, government officials, schools and faith communities to solve complex social issues in the areas of education, financial stability and health. United Way’s 2-1-1 of the Hudson Valley region is a free, confidential, multilingual information and referral helpline, which answered more than 48,700 calls this year from people needing assistance. Call specialists answer crisis and noncrisis calls alike, on topics such as tax help, health care, employment, heating, housing, childcare, disaster, elder care and suicide. United Way of Westchester and Putnam is located at 336 Central Park Ave., White Plains, N.Y. 10606 and can be reached at 914-997-6700 or www.uwwp.org.

illustrators, covering multiple genres and reading levels. Authors sign their books and read excerpts, and visitors also participate in fun kid-friendly activities and entertainment. For more information, please visit www.ccbfestival.org.

JULY

NOVEMBER 20

UNITED WAY OF WESTCHESTER AND PUTNAM

AMERICAN DIABETES ASSOCIATION

VOLUNTEER NEW YORK! Volunteer New York! is the largest volunteer connector agency serving Westchester, Rockland and Putnam. For the past 65 years, it has been at the forefront to make it easy for anyone of any age or stage to support nonprofits. Last year, our communities grew stronger because Volunteer New York! helped connect 15,000 individuals, families, businesses and civic groups to service opportunities at more than 500 agencies, for a total of 240,000 service hours. Every single volunteer and each hour has the potential to make a difference. Volunteer New York! is continuously evolving to create effective ways to direct volunteer power — an innovative, disruptive force. For more information, please visit www.volunteernewyork.org.

LIFTING UP WESTCHESTER Lifting Up Westchester is the venerable 36 year-old social services organization located in White Plains. Previously known as Grace Church Community Center, the organization recently announced its re-launch with a new, comprehensive brand identity and tag line: Lifting Up Westchester: Where Hope Takes Flight — One Person at a Time. Its mission is to restore hope to Westchester County’s men, women and children in need by providing them with food, shelter and support — lifting them to greater selfsufficiency with dignity and respect. It is one of the largest social services agencies in Westchester County and has been fulfilling its mission since 1979 through the operation of eight community-based programs. The agency serves 4,000 men, women and children each year, providing 140,000 meals to the hungry and 28,000 nights of shelter to the homeless. For more information, please visit www. liftingupwestchester.org.

THE LEUKEMIA & LYMPHOMA SOCIETY Every three minutes, someone in the U.S. is diagnosed with a blood cancer and more than 1.1 million people in the U.S. are living with, or are in remission from, a blood cancer. Unlike many other diseases, there are no means of preventing or screening for blood cancers. The Leukemia & Lymphoma Society (LLS) is the world’s largest voluntary health

Located in the heart of Westchester County in Purchase, The Manhattanville School of Business prepares today’s professionals for tomorrow’s business. Here, students capitalize on the school’s industry-driven content, convenient class formats and extensive faculty and alumni network. Graduates and faculty are employed at leading companies like Morgan Stanley, MasterCard, PepsiCo, the NFL, Verizon and the New York Stock Exchange. The school offers graduatelevel advanced certificate programs; accelerated bachelor’s degree programs for adult learners and degree completers, dual degree options, a pre-professional post-baccalaureate degree program and the Education and Research Center for Managing Risk. For more information, please visit www.mville.edu/business.

Burke Rehabilitation Center has been a leader in medical rehabilitation for 100 years. The year 2015 marks Burke’s Centennial, which they celebrated all year long with a lobby exhibit, a riveting lecture series and exciting community event. Burke Rehabilitation Hospital is a 150-bed acute rehabilitation hospital located in White Plains. It is the only rehabilitation hospital in Westchester County dedicated entirely to rehabilitation medicine. Burke treats patients who have suffered a stroke, spinal cord injury, brain injury, amputation, joint replacement, complicated fracture, arthritis, cardiac and pulmonary disease, and neurological disorders. Patients are usually transferred to Burke from acute care hospitals once their condition is stable and they are able to participate in intense physical, occupational and speech therapy. For more information, please visit www.burke.org

Diabetes has become one of the leading causes of concern for families, as every day it claims the life of one American citizen every three minutes. Today, this disease has become an epidemic, as more than 29 million people have been diagnosed with diabetes in 2014. Here in Westchester County, the numbers are even more alarming, as more than 100,000 of our residents have been afflicted and more than twice that number diagnosed with pre-diabetes. Living with diabetes places an enormous emotional, physical and financial burden on the entire family and on our communities. That’s why the American Diabetes Association (ADA) was formed. Its mission is to prevent and cure diabetes and to improve the lives of all people affected by diabetes. The ADA is the nation’s leading nonprofit health organization providing diabetes research, information and advocacy for all types of diabetes. For more information, please visit www.diabetes.org.

HELP US #KEEPWESTCHESTERTHRIVING

Nonprofit Westchester (NPW) has joined with coalitions to urge County Executive Rob Astorino to restore funding in the proposed 2016 budget. Without restoration, the fundamental well-being of Westchester is at stake. The county budget is a blueprint to support the well-being of every person in Westchester. When we support well-being, we make sure that everyone can reach his or her potential and fully contribute to our community. In turn, maximizing potential helps our county thrive and remain a vibrant place to live, work and play. A thriving community doesn’t just appear – it is something we build. And like any structure, it requires materials and a team to build it. Nonprofits in our community provide many of these materials and team members. We provide the bricks and mortar of wellbeing throughout life. In childhood, nonprofits provide quality and affordable childcare, push for high-quality education for all children, foster a lifetime love of music through instrument lessons, and offer programs that support healthy adolescent development. In adulthood, nonprofits help people recover from drug addiction, provide laid-off workers job training and search assistance and offer literacy programs for adults who cannot read. In older adulthood, nonprofits provide enriching music and theater performances, set up tutoring or mentoring programs so they can share their lifetime of experience while remaining engaged in their community and provide meals and home repair services to those who can’t leave their homes. If we follow the blueprint that’s been proposed, Westchester won’t end up with a strong structure. We urge everyone to voice their concerns and join us on our campaign to #KeepWestchesterThriving. Voice your concerns to your local legislator by visiting npwestchester.org/keepwestchester-thriving. NPW is a membership collective of more than 100 Westchester nonprofits working to strengthen the impact, capacity and visibility of the nonprofit sector in the county for a more just and -Joanna Straub caring community. To find out Executive Director, how to become a member, visit Nonprofit Westchester npwestchester.org

SUBMIT YOUR EVENT Westchester not-for-profit organizations are invited to promote their special events in “Planning Ahead.” To submit an event, visit www.HRGinc.net and click on “Planning Ahead” or for more information, please call 761-7111. Events are compiled in cooperation with Association for Development Officers Inc. www.adoonline.org

PHOTO GALLERY: 9TH ANNUAL NOT-FOR-PROFIT EDUCATIONAL LEADERSHIP SUMMIT

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The 2015 NFP Educational Summit attracted more than 100 not-for-profit leaders for a day of networking and learning presented by Entergy and Hospitality Resource Group at the Westchester Marriott in Tarrytown. Keynote speaker Davis John Abraham, program officer, global philanthropy at MasterCard conferenced in from Nigeria to provide the audience with insight about the expanding role of not-for-profits in Westchester and around the world, and engaged in a Q&A with attendees. Event sponsors included Entergy, Westchester Bank, Paraco Gas, Corporate AV, Caperberry Events, the County of Westchester, Westchester/Putnam OneStop,

Hospitality Resource Group is your “Total Business Link” for all of your meeting and special event needs.

Westchester Marriott and the Westchester County Business Journal. 1. Keynote Speaker Davis John Abraham, program officer, global philanthropy at MasterCard, via Skype from Nigeria, speaks with audience of not-for-profit leaders in Westchester. 2. Not-for-profit leader questions keynote speaker about corporate philanthropy. 3. Hospitality Resource Group Director of Learning Renee Fogarty leads discussion on change management. 4. Robert Sanders, chairman, Hospitality Resource Group opens program.

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www.HRGinc.net 914-761-7111 info@hrginc.net OUR FAMILY OF COMPANIES

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BY KEITH SAFIAN AND BERT ORLOV

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Westchester offers case study of consolidation

round the country, health care markets are changing and experts are debating where it will end. Right at home, Westchester County’s market transformed dramatically and rapidly. In just 18 months, Westchester County’s hospital market went from locally run entities to domination by three large systems from outside the county. Of 11 acute care hospitals, only two remain even partially independent. Understanding the dynamics of these changes will be critical to appreciating where the regional market north of New York City will go. More broadly, Westchester County offers a valuable case study for foretelling the health care system’s evolution — with its significant consolidation, regionalization and new focus on “value.” defined as outcomes relative to costs. This notion of value has

the potential for driving structural change in the organization and delivery of health care in the near future. The impact of population health management and risk sharing has become critical since Medicare’s 2015 announcement of its plan to move 50 percent of enrollees (from 14 percent today) into accountable care organizations or ACOs. Where Medicare leads, commercial insurers generally follow. Westchester provides a laboratory for new, potentially cost-effective approaches and relationships between community hospitals and tertiary hospital systems, as well as physicians. As an affluent suburban market, Westchester may foretell the future for similar markets nationwide. Here, hospitals led the change, which carries implications for insurers, physicians and communities.

Community hospitals lose autonomy as consolidation results in regionalization of strategy. Network decision-making will have an uncertain impact on local care. Caveat emptor — let the buyer beware — and buyers include individuals, health care market players, and governments. The drivers for the dramatic shift in the hospital market include weakening hospital financials, regional systems’ network expansion goals and need for scale in hospitals, doctors and investments to support risk sharing, an economic approach to paying providers more or less, based on the overall cost of care. The speed of change is remarkable. Since this article’s original publication, yet another hospital affiliation occurred (this one clinical only), a system partnership developed, Anthem announced its intention of acquiring Cigna and Aetna is purchasing Humana. These

patterns are not restricted to Westchester. As insurers, governments and large employers push risk sharing, utilization falls, driving down hospital revenues. Physician networks expand to retain or grow market share. For insurers, hospital rates may increase given the negotiating power of hospital parents, further driving movement into risk-sharing models and consolidation. Even large medical groups face difficulty bending hospitals to their will, as their local dominance is not felt in distant executive suites. Their likely reaction is to continue growing and developing costly infrastructure for risk sharing. Small groups will likely merge, join hospitals or join networks as insurers push down traditional fee-for-service rates. Community access will therefore change.

Westchester experience: hospitals

Westchester’s hospital market swiftly went from locally run independent hospitals to domination by large systems outside the county. NewYork-Presbyterian now owns two hospitals plus medical groups. Montefiore owns two hospitals, has a board-level relationship with another and clinical affiliations with two more. North Shore-LIJ controls two hospitals and their employed physician groups. Thus, only two acute care players remain independent. St. Joseph’s in Yonkers and Montefiore now have a “clinical affiliation,” although not a stronger ownership relationship, perhaps due to the former’s unfavorable payer mix and Federal Trade Commission monopoly concerns. Westchester Medical Center, the region’s sole academic center, creatively adapted by partnering with the three Bon Secours hospitals in adjacent counties and expanding their referral network. Finally, Manhattan’s Memorial Sloan-Kettering Cancer Center (MSKCC) opened its second major outpatient facility in Westchester. At the behest of North Shore-LIJ, the new owner of Phelps, MSKCC will be ending its 20-year presence there in 2016, indicating the power of regional dynamics to shape the contours of care delivery locally. Hospital financial challenges helped drive the consolidation — making Westchester far from unique. Hospitals face utilization declines and reimbursement cuts. Highdeductible health plans reduced utilization while driving up unpaid balances. Hospital bankruptcies and imminent financial distress drove several to seek partners. Furthermore, cost pressures are significant, as workforce shortages, increased recruitment costs and salaries and re-admission management also take a toll. Finally, the need to upgrade facilities and establish community-based presence puts further demand on limited resources. Going forward, hospitals will behave differently, having joined larger regional networks with greater financial resources. Hospitals, page 28

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SPECIAL YEAR-END REVIEW REPORT HEALTH CARE

Telehealth program expands in Westchester BY COLLEEN WILSON cwilson@westfairinc.com

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am Leichtweis, a resident at the Low-Savin/Soundview Apartments at United Hebrew in New Rochelle, has her vitals taken just about every Friday. Twice a week, a Pace University student sets up a space in the community’s activity room for routine medical tests: blood pressure, blood-oxygen level, pulse and weight. The student puts the information into an online portal that is accessed by a team of nurses working remotely who regularly monitor the participants’ health levels. For the last two years, this has been a part of Leichtweis’ weekly routine and a chance to mingle with some of the other 50 Soundview residents who participate in the Telehealth Intervention Programs for Seniors, or TIPS, initiative. It never occurred to Leichtweis that one day these routine tests would be life-saving. “One day I came down for the vitals, and my whole my body was swollen and I couldn’t understand why. So they took my vitals and they said ‘You have to call the doctor, your blood pressure is very low,’” Leichtweis said, adding that she had been warned for weeks by the TIPS nurses to call her doctor. When she eventually did call, she said, the doctor told her to call 911. The emergency room doctor noticed the low blood pressure and detected that Leichtweis had an irregular heartbeat. “They kept me there for a couple of days and they put me on medicine. I’m still on the medicine and I still run low (blood pressure), but not as low as it was,” she said. “If TIPS didn’t tell me what to do, I probably would have been gone, but TIPS helped me a lot to realize that I do have to call the doctor and I have to follow up on everything.” TIPS was developed out of a pilot program that was in part started at Soundview in 2013 between Pace University and Vital Care TeleHealth Services LLC, a White Plains-based company. The concept for TIPS was adopted by the county and launched in summer 2014. It is offered free to participants in seven locations, mostly independent living complexes and senior centers, in Westchester County and has more than 500 people signed up.

Pam Leichtweis, left, enjoys the part of her day when a Pace University student like Raquel Dominguez, right, takes her vitals for the Telehealth Intervention Programs for Seniors initiative, which is offered at LowSavin/Soundview Apartments at United Hebrew in New Rochelle.

The Westchester Public-Private Partnership Aging Services Inc. hired Vital Care as a subcontractor to expand the TIPS program to 10 locations in the county. The expansion will be facilitated by nearly $1.4 million in grant money awarded to the Westchester Aging Services partnership spread out over three years from The Harry and Jeanette Weinberg Foundation. Joanne Russo-Lanza, manager of the Soundview Apartments, said TIPS has been an ideal program for independent senior residents who may have trouble getting to the doctor regularly, but want to be proactive about their health. “It’s a great safety net in catching health issues that otherwise might have gone unmonitored, undetected,” she said. “It gives them a sense of empowerment.” Russo-Lanza also said the residents really enjoy seeing their neighbors and talking

with the student technicians who do the vitals testing. Recently on duty was Raquel Dominguez, who has interned for the TIPS program for two years. She is a senior biology major who wants to become a physical therapist. The internship was perfect for her, she said, because she also enjoys the opportunity to interact with the participants each visit. It’s the kind of hands-on experience Dominguez wanted out of an internship, she said, as she wrapped a blood pressure monitor around a Soundview resident’s arm. In her experience as a TIPS staffer, Dominguez said there have been instances where participants have required immediate medical attention on the spot. What makes TIPS a great program, she said, is that it “makes people more aware of their health.” Vital Care, which came up with the idea for TIPS and provides the technology and

nurse staffing — both registered nurses and nursing students — for the program, was cofounded by Chris Gaur, who graduated from Pace’s Lubin School of Business in 2012. “We saw a need in the health industry for cost-effective, remote health solutions,” Gaur said. “We’re more than just a technology company, because we do the technology but we also do the service delivery.” The concept of remotely monitoring patients’ health has been around for 10-12 years, he said, but TIPS is unique in that it combines telehealth nursing and in-person clinical tests. Combining the two concepts has allowed the company to develop relationships in the community and grow in technology, Gaur said. Gaur said that as the program continues to expand, he hopes eventually it will become reimbursable through insurance companies, Medicare and Medicaid. WCBJ | HV Biz

DECEMBER 7, 2015

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BY KATHERINE DANDY

Technology trends in health care – What to expect in 2016

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hrough the years, technology has continually had an effect on the doctor/ patient relationship. First, there was the electronic medical record (EMR), a trend that many physicians and hospitals were slow to embrace, and are still not convinced by. Medical scribes came next — almost as a response to EMR — which created an overload of clerical responsibilities and documentation, taking physicians away from actual patient care. While this has been going on behind the scenes, more and more patients have been using digital resources to self-diagnose, sometimes as a replacement for seeing their doctor. How will technology influence health care in 2016? The latest trends seem to be focused on recording patient/physician interactions — and could be coming to an exam or operating room near you.

Recording Office Visits

In this day and age when nearly everyone has a cellphone capable of recording both audio and video, it is inevitable that patients will request to record office visits, which has its advantages and disadvantages for both parties. Patients will be better able to follow

their physicians’ instructions and recommendations and can replay the recording when needed. This can be particularly valuable for memory-impaired patients or those who have just been diagnosed with a serious medical condition and may not have heard or completely understood all of the physician’s medical jargon or advice. In addition, being recorded could encourage physicians to focus on their bedside manner and be thorough in their interactions with patients, which can be beneficial to both parties. Of course, having a record of a patient encounter can be a double-edged sword if litigation arises. Indeed, hospitals, leery of lawsuits, can implement strict internal policies forbidding patients from recording medical visits. There are also privacy concerns for both patients and physicians that must be addressed, since the recording could get into someone else’s hands, thereby violating doctor-patient confidentiality. The key is for health care providers to be prepared to address a request from a patient to record a visit and develop a policy regarding video/audio in the exam room that patients are made aware of if they do in fact request to record the interaction.

Surgical black box recorders A Toronto hospital recently started using a “black box” to record certain procedures, capturing images from a laparoscopic camera, along with hundreds of data points from around the operating room. Like the black boxes used on airplanes, the device is meant to be a teaching tool for improving patient safety and reducing risks. The recordings allow researchers to study surgical technique, communication, safety processes and room disruptions that may affect patient outcome. Physicians and hospitals thinking of utilizing this technology may be wary out of fear that the recordings may be used against them in malpractice actions. For example, there is a danger that upon viewing the recording, a graphic detail of something going wrong may bias the jury against the defendant (even if it was a known complication or the error was not the cause of the outcome). That said, black box data could be useful to the defense if the plaintiff witnesses are suggesting that something occurred during the procedure, and the data shows definitively that it did not. In addition, patients may be concerned about their privacy being violated if the recordings get out.

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In order to maximize the teaching value while minimizing the risks, hospitals considering the use of surgical black boxes should do the following: • Emphasize that data is being collected solely for the purpose of peer review and quality improvement, so it should be protected from disclosure in legal proceedings; • Implement a destruction policy, so that the recording, once analyzed, will be unavailable for future use/distribution; • Identify only the surgeon but not the patient; and • Consider storage requirements (encrypt digital information) to avoid Health Insurance Portability and Accountability Act (HIPAA) violations. Whether you consider yourself tech-savvy or not, it is clear that technology will continue to influence the way that patients and physicians interact in 2016. To make best use of these and other technological advances, health care providers and patients must educate themselves and be prepared for these changes. Katherine Dandy is a partner at Brown, Gruttadaro, Gaujean & Prato PLLC in White Plains. She can be reached at 914-949-5300.

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DECEMBER 7, 2015

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BY DEBORAH S. BRECK

Your digital assets are begging for attention

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o you have a personal computer, laptop, tablet, smartphone or other personal electronic device requiring an access password? Who, besides you, has that information? If something happens to you, how will your information be retrieved? If you maintain active online banking, brokerage, e-mail, social media or gaming accounts that requires a username, password or other information for access, who knows what these accounts are and how to access them if you can’t? While technology can simplify our

lives while we’re living, it can complicate things significantly when we become ill, incapacitated, or die. The applicable laws are anything but settled. That is why it is essential to plan for and document your wishes about access to, and disposition of, your digital assets. If you want to be assured that your choices about who has access to and control of your digital assets in the event of your illness, disability or death are honored, you need to take the following steps: • Identify your digital assets. The

term “digital assets” generally refers to all of your digital property and electronic communications, including: any kind of digital file, such as documents, images, audio, video, multimedia information, online account or personal property whether stored on a server, computer or other electronic device (e.g., desktop, laptop computer, tablet, storage device, mobile telephone, smartphone, etc.) or “in the cloud.” Examples of these include PayPal and eBay storefronts; music or movie sites such as Apple, Amazon or Google Play; and digital

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wallets such as Starbucks. • Create a digital asset inventory. Include all of your devices and accounts, numbers, usernames, passwords; PINs, security questions and answers; information about whether the accounts have monetary value; and any special instructions. For security purposes, you may wish to keep or store some inventory information separately. For example, make a list of accounts and numbers, and a separate, related list of the access information for those accounts. As passwords and electronic accounts will change from time to time, keep your inventory current and review it annually, at the very least. When your digital asset inventory is complete, safeguard the information. Perhaps you are comfortable entrusting the inventory to a family member or prospective fiduciary. If your information is more complex, or involves business assets, you may want to explore a secure online password manager, such as Dashlane, LastPass, PasswordBox, SecureSafe, etc. Some services provide secure sharing and access by designated “emergency contacts.” • Document your wishes concerning access to your digital assets. The rights of your attorney-in-fact (the agent designated under a power of attorney), conservator, executor or trustee to access, manage and dispose of your digital assets are not entirely clear. Although the executor or administrator of a Connecticut decendent’s estate has legal authority to access or obtain copies of a decendent’s “electronic mail account,” multiple digital options have emerged since the statute went into effect a decade ago. Most online accounts are contractual license arrangements that control who (other than you) may access your account and under what circumstances. There are as many different policies as there are online account providers. Facebook does not allow anyone other than a designated “legacy contact” (designated through the user’s security settings) to access a deceased user’s Facebook page – even if that person has the password to do so. Given the uncertainties under current law, your estate planning documents should ensure that only the people you choose have access to your digital information, and that your choice is documented in your power of attorney, will and trust agreement, as appropriate. • Document your wishes concerning the disposition of your digital assets. When you are no longer able to man-

age your digital assets should the file or account be accessible to family and friends, particularly if there is personal material (e.g., photos, writings) associated with the account? Should the account be cancelled? Some forms of digital assets have monetary value (e.g., online banking or brokerage accounts) which can be transferred when accessed. Others hold inherent financial value that can be exchanged or transferred, e.g., a domain name, iTunes account or PayPal credit balance. Other assets may exist only in digital form, for example, photographs, recipes and manuscripts, and have tremendous sentimental or family historical value. A traditional will or revocable trust agreement may provide the means of directing the disposition of many digital assets, particularly those with monetary value. Another tool is a “digital asset trust” which is created to hold title to the electronic account and govern who may have access to what information, and when. As the rate of electronic growth significantly outpaces the related law, it is imperative that you take the necessary steps to provide access to your digital assets, if necessary, and provide directions to give effect to your wishes with respect to your digital assets. For further information on this topic, and others related to “digital afterlife,” visit thedigitalbeyond.com. Deborah S. Breck is an attorney in Pullman & Comley’s trusts and estates practice and can be reached at dbreck@ pullcom.com. Law �irm Pullman & Comley has multiple of�ices, including in White Plains, Stamford and Bridgeport, plus Hartford and Waterbury.

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Is Your Hiring Process Taking Too Long? By Allison Madison conversations@madisonapproch.com Probably. Don’t worry, your company isn’t the only one with commitment issues, this is a worldwide hiring trend. In the past, a longer time from posting a job opening to getting a new employee’s signed contract was the sign of a healthy economy. Today, economists and experts suggest it is indicative of a lack of confidence in the economy. It is also a balancing act that every Human Resources department must consider, lose money with an empty position or lose money by paying to train a candidate who isn’t right for the job. Businesses lose money every day a job opening is vacant, so why is the hiring process the longest its been in 13 years? According to Fast Company, between 2010 and 2014: background checks increased from 25% to 42%, skills tests rose from 16% to 23%, drug tests went from 13% to 23%, and personality tests moved from 12% to 18%. This shows us that hiring managers want to get the right candidate the first time and are willing to sacrifice company profit by extending the interview process. This is a decision every company must make on a hire-by-hire basis. Consider a job that requires months of training and one that requires very little training: knowing there is a personality fit with the company culture give HR much more confidence to invest in extended training. Take the Madison Approach. Our staffing agency can help you during the hiring process in two ways. We can find a temporary person to maintain productivity while you look for the perfect permanent hire or we can present our pre-screened candidates for direct hire, taking out the first steps of the process and present you with quality candidates with experience for the open position.

DECEMBER 7, 2015

From page 22

Strategy and network decisions will be made outside the county. Regional systems will create the infrastructure for ACOs and risk sharing. Network development will continue with greater resources and a larger regional view. Initial plans do not appear focused on driving most cases to university hubs. Only time will tell, however, whether the new idea of strong, lower-cost community hospitals will flourish or if the old strategy of hub-and-spoke focus on the academic centers returns.

Westchester experience: Insurers and ACOs Historically, four plans dominated the commercial market, but consolidation has effectively reduced that number to three, making the New York region among the most concentrated in the U.S. Medicaid moved aggressively into managed care, with 75 percent of eligible residents enrolled. Medicare Advantage plans have growth potential, with only 24 percent of Westchester’s eligible recipients enrolled versus 37 percent statewide and 32 percent nationally. New York’s Accountable Care Organization market is strong, with 27 ACOs operating, more than any states except California and Texas, and 10 new plans approved. Although enrollment is modest, it will grow as in other states.

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Westchester experience: Physicians and medical groups

Westchester reflects a market in transition, from solo and small practices to large groups. Hospital and payer consolidations will accelerate this process. Only 19 percent of physician practices report being open to new patients. The county’s primary care physician base will further erode as doctors retire because the high cost of living impedes recruitment and fewer resident physicians enter primary care. Even before recent events, Westchester physicians increasingly joined larger groups. Statewide, physician employment by hospitals grew 75 percent since 2000. Local hospitals established captive physician groups.

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Even before acquiring hospitals, NewYorkPresbyterian had bought practices in Westchester and Montefiore had established a satellite office network. Westchester’s two largest multispecialty groups are moving aggressively. Mount Kisco Medical Group with 450 physicians, and WestMed, with 280 physicians, are investing in community access like urgent care and infrastructure. Medium-sized players are expanding or considering joining another entity. Westchester Health Associates expanded into neighboring Connecticut and recently signed a letter of intent to join North Shore-LIJ. Finally, given Westchester’s affluence, some physicians may shift to concierge medicine, worsening the primary care physician shortage and making networks and groups even more critical.

Conclusions and Implications

The events in Westchester will help shape the region’s health care network going forward and should be of great interest to other suburban markets, especially those near tertiary health care hubs. The Westchester case demonstrates that even apparently stable markets can change dramatically and swiftly. Community hospitals will not likely drive health care delivery, but rather form components of larger networks. Physicians will seek leverage in the market through consolidation and development of risksharing infrastructure. Insurers will continue to consolidate and control costs while seeking better clinical outcomes. Many key points remain to be evaluated, so the story continues to unfold as does the impact on the Westchester community. Following Westchester will prove valuable as an indicator of future trends across the region and nation. The tension between regional systems seeking volume for their tertiary hubs versus the imperative of local services, often at lower cost, will prove important. Hospitals and physicians need to consider when and how to affiliate. Those who delay will lose choices. To demonstrate “value,” physicians will become either network leaders or network employees. Increasingly, regional networks will drive changes to which payers will respond with consolidation and greater focus on value. In parallel, experts will be watching trend lines about how well risk sharing works to improve access and reduce costs. And consumers will choose to look for value, including customer responsiveness, in an ever-consolidating marketplace. Keith Sa�ian is the former CEO of Phelps Memorial Hospital in Sleepy Hollow, which he led for 25 years. Bert Orlov is a partner at Integrated HealthCare LLC, a management consulting �irm in Stamford serving hospitals and physician groups. This is an updated version of their article �irst published in “Becker’s Hospital CFO” in September.

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Going forward, risk- and value-based contracting look poised for growth. Therefore, hospitals, physicians and integrated networks need to demonstrate cost and quality performance. Hospital revenues fall as cost-reduction efforts focus on emergency room and inpatient use. Physicians seek larger partners to provide risk management infrastructure and reduce overhead. Collaboration between hospitals and physicians will become increasingly important in care management. Again, the recent changes in Westchester will drive strategy and infrastructure development decisions toward the regional networks and likely accelerate risk sharing with payers and ACOs.

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FACTS & FIGURES BANKRUPTCIES MANHATTAN A.L. Eastmond & Sons Inc. 1175 Leggett Ave., Bronx 10474. Chapter 11, voluntary. Represented by Tracy L. Kledstadt and Stephanie R. Sweeney. Filed: Dec. 1. Case no. 15-13214-shl. Easco Boiler Corp. 1175 Leggett Ave., Bronx 10474. Chapter 11, voluntary. Represented by Tracy L. Kledstadt and Stephanie R. Sweeney. Filed: Dec. 1. Case no. 15-13215-shl. Eastmond & Sons Boiler Repair & Welding Service Inc. 1175 Leggett Ave., Bronx 10474. Chapter 11, voluntary. Represented by Tracy L. Kledstadt and Stephanie R. Sweeney. Filed: Dec. 1. Case no. 15-13217-shl.

COURT CASES Bayer HealthCare Pharmaceuticals Inc. Filed by Amanda Smith. Action: diversity-product liability. Attorneys: Rachel Beth Abrams and Beth J. Perkins. Filed: Dec. 1. Case no. 7:15-cv-09396-CS. Bayer HealthCare Pharmaceuticals Inc. Filed by Wendy Reagan. Action: diversity-product liability. Attorneys: Rachel Beth Abrams and Brian J. Perkins. Filed: Dec. 1. Case no. 7:15-cv-09402-CS. Bayer HealthCare Pharmaceuticals Inc. Filed by Crystal Richards. Action: diversity-product liability. Attorneys: Rachel Beth Abrams and Brian J. Perkins. Filed: Dec. 1. Case no. 7:15-cv-09406-CS. Beatrixie Designers. Filed by Gretchen Scott LLC. Action: copyright infringement. Attorney: Neal Louis Slifkin. Filed: Nov. 25. Case no. 7:15-cv09299-VB.

Bluestem Brands Inc. Filed by Raymond Raefski. Action: 1681 Fair Credit Reporting Act. Attorney: Justin Anthony Angelo. Filed: Dec. 1. Case no. 7:15-cv-09409.

Olive’s Lair LLC, New Rochelle. Seller: Deborah Mullaney, Katonah. Property: 500 Mount Holly Road, Lewisboro. Amount: $1 million. Filed Nov. 23.

Greeley Tailors II LLC, Bedford. Seller: Joseph S. Elluzzi, Patterson. Property: 31-35 S. Greeley Ave., New Castle. Amount: $525,000. Filed Nov. 25.

Knighted LLC. Filed by Siji Yu. Action: job discrimination (other). No attorney listed. Filed: Nov. 30. Case no. 7:15-cv-09340-KMK.

Z and S Main Street LLC, Irvington. Seller: 116 Main Street Capital LLC, Irvington. Property: S. Aqueduct Lane, Greenburgh. Amount: $1.4 million. Filed Nov. 24.

Hilltop 75 LLC, Brewster. Seller: Philip F. Hymes, North Salem. Property: 75 Hilltop Drive, North Salem. Amount: $850,000. Filed Nov. 24.

Leopold & Associates PLLC. Filed by Nochum C. Wilner. Action: 1692 Fair Debt Collection Act. Attorney: Abraham Kleinman. Filed: Nov. 30. Case no. 7:15-cv-09374. Mark L. Nichter P.C. Filed by Gloria Neira. Action: Fair Debt Collection Act. Attorney: Joseph Karl Jones. Filed: Nov. 30. Case no. 7:15-cv-09336-KMK. National Recovery Agency. Filed by Eliyahu Kaufman. Action: 1692 Fair Debt Collection. Attorney: Yitzchak Zelman. Filed: Nov. 30. Case no. 7:15cv-09355. New York City Environmental Control Board. Filed by Summerlin Asset Management V Trust. Action: foreclosure. Attorney: Alan H. Weinreb. Filed: Dec. 1. Case no. 7:15-cv09395. Robert E. Derecktor Inc. Filed by Ducky-Momo LLC. Action: marine contract. Attorney: John Devereux Kimball. Filed: Nov. 30. Case no. 7:15cv-09372. Tommie Cooper Inc. Filed by Federal Trade Commission. Action: Federal Trade Commission. Attorney: Robin E. Eichen. Filed: Nov. 30. Case no. 7:15-cv-09304-VB. Wells Fargo Bank National Association. Filed by Lilac Group-W Scranton Group. Action: diversity action. Attorney: Gardiner S. Barone. Filed: Nov. 25. Case no. 7:15-cv-09313KML.

DEEDS Above $1 million

Items appearing in the Westchester County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken. Questions and comments regarding this section should be directed to: Bob Rozycki c/o Westfair Communications Inc. 3 Westchester Park Drive, Suite G7 White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3680

ON THE RECORD

2015 Park Ave LLC, Rye. Seller: 410 Park Avenue LLC, Armonk. Property: 410 Park Ave., Rye. Amount: $4.5 million. Filed Nov. 23. DCAL LLC, Bronx. Seller: Doreen Bevilacqua, New Rochelle. Property: 65 First St., Pelham. Amount: $1.2 million. Filed Nov. 20. Maiolini Realty LLC, Yonkers. Seller: PRVI Realty Corp., New Rochelle. Property: 1032-34 Yonkers Ave., Yonkers. Amount: $2.1 million. Filed Nov. 24.

Below $1 million 178 Warburton Apartments LLC, Yonkers. Seller: City of Yonkers. Property: 178 Warburton Ave., Yonkers. Amount: $186,282. Filed Nov. 24. 292 Woodward LLC, New York City. Seller: Barry McGoey, Yonkers. Property: 292 Woodworth Ave., Yonkers. Amount: $545,683. Filed Nov. 25. 31 Winfred Avenue Corp., Stamford, Conn. Seller: Frank Maio, Stamford, Conn. Property: 31 Winfred Ave., Yonkers. Amount: $395,000. Filed Nov. 23. 339-343 Mount Pleasant Avenue Corp., Mount Vernon. Seller: Richard E. Lanza, et al, West Palm Beach, Fla. Property: 341-343 Mount Pleasant Ave., Mamaroneck. Amount: $650,000. Filed Nov. 25. 6-8 Chester LLC, White Plains. Seller: Estate of Joseph V. Angiolillo, et al, West Harrison. Property: 6 Chester Ave., White Plains. Amount: $875,000. Filed Nov. 20. C2GRE LLC, White Plains. Seller: Albert W. Cornachio III, Rye Brook. Property: 81 Bushey Ave., Yonkers. Amount: $190,000. Filed Nov. 25. CK Home Builders Inc., Scarsdale. Seller: Richard R. Weber Jr., et al, Scarsdale. Property: 24 Tunstall Road, Scarsdale. Amount: $900,000. Filed Nov. 24. EEJ Realty LLC, Eastchester. Seller: John Seminara, Bronxville. Property: 7 Greystone Circle, Eastchester. Amount: $837,000. Filed Nov. 25. Estate of Linda L. Perry LLC, White Plains. Seller: Acqua Capital LLC, White Plains. Property: 1-13 Greenridge Ave., 3C8, White Plains. Amount: $175,000. Filed Nov. 23. Fannie Mae. Seller: Massimo DiFabio, Purchase. Property: 423 Fourth Avenue South, Mount Vernon. Amount: $449,357. Filed Nov. 23. Federal National Mortgage Association. Seller: Joseph Goubeaud Jr., Mount Vernon. Property: 116-118 Hillside Ave., Mount Vernon. Amount: $250,200. Filed Nov. 25.

MFJF LLC, Somers. Seller: J Realty Inc., Somers. Property: 252-254 Route 100, Somers. Amount: $900,000. Filed Nov. 20. Performance Development Corp., Larchmont. Seller: John E. Eagan, Cortlandt Manor. Property: 1 Priscilla Court, Cortlandt. Amount: $182,000. Filed Nov. 25. Regatta307 LLC, Mamaroneck. Seller: Curtis A. Abel, et al, Mamaroneck. Property: 123 Mamaroneck Ave., 307, Mamaroneck. Amount: $399,000. Filed Nov. 25. Shingle House Development Corp., Briarcliff Manor. Seller: Mazen Safieh, Pleasantville. Property: 11 Prospect Place, Cortlandt. Amount: $225,000. Filed Nov. 20. Somers Fire District, Lincolndale. Seller: ARD Investors II 2012-1 HVB-NY LLC, Austin, Texas. Property: 272 Route 202, Somers. Amount: $375,000. Filed Nov. 25. Souther Management Corp., Pound Ridge. Seller: Gail K. Douglas, Pound Ridge. Property: 141 Black Brook Road, Bedford. Amount: $550,000. Filed Nov. 23. The Bank of New York Mellon Trust Company N.A. Seller: Andrew Brotmann, White Plains. Property: 21 Lake St., White Plains. Amount: $319,021. Filed Nov. 23. Vanderbilt Mortgage and Finance Inc., Maryville, Tenn. Seller: Antonio F. Reda, New City. Property: 105 Union Ave., Mount Vernon. Amount: $457,441. Filed Nov. 20. Weichert Relocation Mobility Inc., Morris Plains, N.J. Seller: Tafari O’Meally, et al, Yonkers. Property: 98 Ridgewood Ave., Yonkers. Amount: $557,000. Filed Nov. 24. Wells Fargo Bank N.A. Seller: Deborah Hall, White Plains. Property: 203 Woodland Hills Road, Greenburgh. Amount: $261,411. Filed Nov. 25.

FORECLOSURES CORTLANDT MANOR, 4 Cross Lane. Single-family residence; lot size: N/A. Plaintiff: Bank of America National Association. Plaintiff ’s attorney: Frenkel, Lambert, Weiss, Weisman & Gordon, 631-969-3100; 53 Gibson St., Bay Shore 11706. Defendant: Michael Cardenas. Referee: Robert Ryan. Sale: Dec. 9, 10 a.m. Approximate lien: $344,811.38. HARRISON, 6 Orchard Place. Two-family residence; lot size: N/A. Plaintiff: U.S. Bank National Association. Plaintiff ’s attorney: Gross Polowy LLC, 716-204-1700; 1775 Wehrle Drive, Williamsville 14221. Defendant: Nicholas Lombardo. Referee: David Gelfarb. Sale: Dec. 9, 11:15 a.m. Approximate lien: $800,771,96. MILWOOD, 257 Saw Mill River Road. Multipurpose structure; lot size: .77 acre. Plaintiff: U.S. Bank National Association. Plaintiff ’s attorney: Gross Polowy LLC, 716-204-1700; 1775 Wehrle Drive, Williamsville 14221. Defendant: Abraham Urena. Referee: Andrew Philip Tureaud. Sale: Dec. 9, 10:15 a.m. Approximate: $969,930.24. MOUNT VERNON, 341 S. Second Ave. Two-family residence; lot size: .08 acre. Plaintiff: JPMorgan Chase Bank National Association. Plaintiff ’s attorney: Stiene & Associates, 631-9351616; 187 E. Main St., Huntington 11743. Defendant: Malcolm Scott III. Referee: Joseph Anthony Ruggiero. Sale: Dec. 9, 10 a.m. Approximate lien: $407,925.32. NEW ROCHELLE, 2 Argyll Ave. Single-family residence; lot size: .14 acre. Plaintiff: Berkshire Financial Group. Plaintiff ’s attorney: McCabe, Weisberg & Conway PC, 631-812-4084; 1 Huntington Quadrangle, Melville 11747. Defendant: Melanie Howlett. Referee: Michael Amodio. Sale: Dec. 7, 10:30 a.m. Approximate lien: $430,165.51. NEW ROCHELLE, 25 Watkins Place. Single-family residence; lot size: .16 acre. Plaintiff: Champion Mortgage Co. Plaintiff ’s attorney: Frenkel, Lambert, Weiss, Weisman & Gordon, 631-969-3100; 53 Gibson St., Bay Shore 11706. Defendant: Marc Turner. Referee: John Molloy. Sale: Dec. 7, 10 a.m. Approximate: $261,934.29. NEW ROCHELLE, 156 Bon Air Ave. Single-family residence; lot size: .26 acre. Plaintiff: Hudson City Savings Bank. Plaintiff: Cohn & Roth, 516747-3030; 100 E. Old Country Road, Mineola 11501. Defendant: Gelsomina Tassone. Referee: Karl Scully. Sale: Dec. 10, 9:30 a.m. Approximate lien: $389,744.46.

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DECEMBER 7, 2015

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FIVE HONORED AT REDC EVENT

ENERGY GROUP HONORS GORDON The New York Affordable Reliable Electricity Alliance (New York AREA) presented Marsha Gordon, president and CEO of The Business Council of Westchester, with the Chairman’s Award for Advocacy at its recent annual meeting. Gordon was recognized for her advocacy on behalf of the region’s energy needs and years of service on the New York AREA Advisory Board. Alliance Chairman Arthur “Jerry” Kremer said, “Dr. Gordon has been a longtime and committed advocate for sensible New York energy policies.” On accepting the award Gordon said, “Affordable and reliable power continues to be one of the highest priorities for Westchester businesses of all sizes and a necessary component of our economic development. The Business Council of Westchester will continue to advocate on energy issues in partnership with New York AREA to advance this important issue.”

Nearly 300 people gathered Nov. 20 at the Crowne Plaza in Suffern to applaud the efforts of the honorees at Rockland Economic Development Corp’s 21st annual Economic Development Awards Luncheon. Sponsored by TD Bank, REDC presented awards to companies, organizations and individuals for their leadership, dedication and commitment to Rockland’s economic vitality and have substantially enhanced the local business climate. The guest speaker was Dan Adams, executive chairman of Protein Sciences Corp., a leader in developing and manufacturing vaccines, therapeutics and diagnostics. Adams spoke about the lead vaccine, Flublok, a patented, first-in-class recombinant influenza vaccine, which received licensure from the FDA in January 2013 and which is manufactured at its site in Rockland County. The 2015 honorees: Award of Distinction: Alan Yassky. The founder of Rockland Realty, he was honored for his more than 50 years as a developer and investor in Rockland County as well as his community involvement. Manufacturer of the Year Award: Par Pharmaceuti-

cal. Par has been at the forefront of developing, manufacturing and marketing safe, innovative and cost-effective pharmaceuticals that help improve patient quality of life. Entrepreneur of the Year Award: Peter Skae, Skae Power Solutions LLC. Skae founded his company in 1998 and has more than 20 years of experience in the electrical and mechanical engineering fields with electrical distribution being his area of expertise. Service Provider of the Year: Child Care Resources of Rockland Inc. Known for assisting the child care industry, Child Care Resources of Rockland helps child care businesses get started, remain valuable and improve quality. It educates the workforce, counsels families on best options for their children and advocates for funding. It is the only agency of its kind in Rockland County. PTAC Hall of Fame: OC Lugo Company Inc. Awarded the first REDC Procurement Technical Assistance Center Hall of Fame Award, OC Lugo Co. has been a client since 1989 and has become the conduit between a global network of top chemical suppliers, North American clients and U.S. government agencies, manufacturing emergency oxygen systems.

JPMORGAN CHASE GIVES WCC $100K GRANT Westchester Community College has received a $100,000 grant from JPMorgan Chase & Co. to support the Center for Financial and Economic Education (“CFEE”) for the current 2015-2016 academic year. This grant will enable the CFEE to continue to offer a unique co-curricular program, the Money Smart Forum, which helps students build financial capability through financial coaching and education. The Money Smart Forum was introduced as a pilot program last year and includes one-on-one financial coaching, financial education and career-readiness training. Students in the program work with a financial coach to improve their financial lives by incorporating practices such as budgeting, tracking expenses, saving money, building credit and managing debt. The ultimate goal is to help students build healthy habits and make sound financial decisions so that they can complete a college degree and pursue career goals. Last year, more than 300 students took advantage of resources offered by the program, including individual coaching, workshops and career-training sessions. Renewed funding for the 2015-16 academic year will allow the program to involve more students and to help them continue to gain critical money skills “JPMorgan Chase has been a very significant partner in terms of supporting financial capability initiatives at Westchester Community College,” said Tere Wisell, vice president and dean of continuing education and workforce development. “We are grateful for their continued generosity and for the important program that this grant funding makes possible. Financial coaching provides our students with the tools they need to make sound financial decisions that support their academic and personal success and have the power to transform their lives.” “Across the country, too many people lack the tools and resources they need to manage their daily financial lives,” said Michael Haberman, managing director and head of the Northeast Region for Global Philanthropy at JPMorgan Chase. Suzanne Matthews, director of the CFEE, noted, “Westchester Community College is one of the few institutions in the country to offer customized financial coaching to students and this type of service is increasingly considered an important leading-edge practice in the financial education community.

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BAR ASSOCIATION HONOREES The Westchester County Bar Foundation recently held its fifth annual Benefit and Silent Auction honoring Westchester County District Attorney Janet DiFiore and family law attorney Henry Berman of Berman, Frucco, Gouz, Mitchel & Schub P.C. Proceeds from the event will benefit the foundation’s fellowship program. Pictured from left are: Henry Berman; foundation Vice President Mary Ellen Manley of Bleakley Platt; elder law attorney and WCBF President Anthony Enea of Enea, Scanlan & Sirignano LLP; and Janet DiFiore.

FRESH VEGGIES AND MORE FOR THOSE IN NEED

DEC. 11-13

CONTRACTORS ASSOCIATION BENEFITS HOSPICE Hospice & Palliative Care of Westchester (HPCW) of Mount Kisco received a $20,000 donation from the Hudson Valley Mechanical Contractors Association at the recent 40th annual golf outing at Whippoorwill Club in Armonk. From left are: Mark Whalen, executive director, HVMCA; John DiMicelli, vice president, HVMCA; golf Co-Chairmen Pat Ruperto; HVMCA and William F. Flooks Jr., chairman HPCW; Mary K. Spengler, executive director, HPCW; Holly K. Benedict, director of development, HPCW; and Bobby Courtien, president, HVMCA. Event sponsors included Ferguson Enterprises, Bruce Supply Corp., Charlotte Pipe, Thomas J. Donnelly, Inc., PVI, A&J Ciancuilli, BC Flynn Contracting and Coughlin Insurance Services. Poughkeepsie Farm Project workers, with some of the 183,366 pounds of food harvested at the farm this year.

From left, Foundation President William Dauster, Foundation Board of Trustees President Jonathan Rouis, Auxiliary President Florence Sawyer and Foundation Board of Trustees members and auxiliary members Janet Formisano and Cathy Suehnholz.

ORMC AUXILIARY DONATES $25,000 The Orange Regional Medical Center Auxiliary recently donated $25,000 to the hospital’s The Future is Orange Capital Campaign, a $3.3 million effort to raise $2 million in support of the equipment needs of the expansion project, raise $500,000 to support academic medicine by creating an endowment for research and education and to raise $500,000 to support a healing environment, including a roof-top gathering space, interior and exterior art. The campaign will also promote the value of outpatient medical services, general wellness, integrated medical care, academic medicine and comprehensive cancer care services. Additionally, the Orange Regional campus will be promoted as a health destination campus, serving as a single location that continues to meet the health needs of the region. “We are eternally grateful to the auxiliary members for their commitment to our hospital in what has been a banner year for them,” said Orange Regional Medical Center Foundation President William Dauster. “They have worked incredibly hard to raise funds then donated those funds to help us complete our pediatric campaign. …” Construction on the new 153,000-square-foot, five-story physician office building and a 26,000-square-foot, singlestory cancer center at the hospital’s main campus began in early 2015. When completed in the fall of 2016, the $99 million project will help relocate many outpatient services currently provided at other off-campus locations into new, state-ofthe-art buildings on the existing 73-acre hospital campus in Middletown. Both new buildings will be patient-centered healing environments incorporating all the latest technology and amenities for patients and families. Plans also include adding an additional 800 convenient parking spaces.

Information for these features has been submitted by the subjects or their delegates.

The Poughkeepsie Farm Project harvested a record 183,366 pounds of food this year, an increase of more than 32,000 from 2014. And the 34,555 pounds donated to low-income families in the region represented a 27-percent increase from the record donations the year before, Executive Director Lee Anne Albritton said. “We are so pleased by this year’s increase in production because it enabled us to substantially increase our community donations,” Albritton said. She credited the harvest totals largely to a partnership the farm forged this year with the Wallace Research Foundation, which provided funds for a new irrigation system and leveraged other grants for other improvements. The Wallace Research Foundation also enabled the farm to expand its education garden, which hosts hundreds of school children and other visitors to the farm every year. The farm donated fresh vegetables and other produce this year to Dutchess Outreach’s Lunch Box, a soup kitchen in the city of Poughkeepsie; Grace Smith House, a shelter for women and children fleeing from domestic violence; the Glory Oasis Fellowship Pantry, the Poughkeepsie City School District’s lunch program, the Salvation Army, Bread of Life Church and Hudson River Housing, which operates shelters for homeless individuals and families. Ritu Bedi, executive director of Hudson River Housing, said he was grateful for the increase in the quantity of the nutritious food his agency received from the Poughkeepsie Farm Project. But he said the quality of the food was just as significant to his agency’s mission. “It’s so important for us to be able to provide fresh vegetables to our clients and to educate the parents at our facilities about the importance of feeding fresh foods to their children,” Bedi said. Elizabeth Fonda, director of the food program at Bread of Life Church in the city of Poughkeepsie, agreed. “We serve more than 1,000 people every week and the Poughkeepsie Farm Project enables us to cook an enormous variety of fresh, organic food for our clients,” she said. Founded in 1999, Poughkeepsie Farm Project is a nonprofit organization that works toward a just and sustainable food system in the midHudson Valley. It operates a member-supported farm on land owned by Vassar College in the town of Poughkeepsie.

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Purchase College, “one of the country’s most highly regarded dance conservatories,” according to The New York Times, will present the Purchase Dance Company in a diverse program ranging from classical masterpieces to contemporary modern dances Friday, Dec. 11 at 8 p.m., Saturday, Dec. 12 at 2 and 8 p.m., and Sunday, Dec, 13 at 3 p.m. at The PepsiCo Theatre at The Performing Arts Center. Tickets are $20; discounted tickets are available for seniors and the campus community. Purchase tickets by calling 914-251-6200, in person at the box office or by visiting artscenter.org.

CORBETT JOINS RITZ-CARLTON WESTCHESTER Alex Corbett is the new senior sales manager of catering at The Ritz-Carlton, Westchester in White Plains. Corbett joins the hotel from The Bedford Post Inn in Bedford where she worked in the wedding department as the weddings and private events manager. At The Ritz-Carlton, Westchester, she will partner with brides to create truly unique and memorable wedding experiences.

DECEMBER 7, 2015

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PROMOTION AT CBRE’S SERVICES DIVISION

THE BRISTAL AMONG TOP SENIOR LIVING COMMUNITIES IN THE NATION The Bristal Assisted Living at White Plains has been selected as a “Caring Star of 2016” for service excellence in assisted living and Alzheimer’s care. In ratings and reviews from residents and their family members, The Bristal earned a 5-star consumer rating, the highest possible score, while also meeting other qualifying criteria for this national honor. “We strive daily to provide high-quality care for our residents and this award helps validate our delivery on that promise,” said Faraz Kayani,

executive director of The Bristal at White Plains. According to Caring.com, the majority of family caregivers have indicated that they turn to the Internet and consumer reviews when researching senior living communities, and have relied on these perspectives more so than in-person recommendations from geriatric professionals or medical personnel. Now entering its fifth year, the Caring Stars annual list helps consumers reliably narrow senior living options for their loved ones.

FACTS PEEKSKILL, 509 N. James St. Twofamily residence; lot size: N/A. Plaintiff: The Bank of New York Mellon. Plaintiff ’s attorney: Leopold & Associates PLLC, 914-219-5787; 80 Business Park Drive, Armonk 10504. Defendant: Robert Marshall. Referee: Michele Lynn Bermel. Sale: Dec. 10, 9 a.m. Approximate lien: $571,315.74. PORT CHESTER, 46-48 N. Main St. Small retail; lot size: .14 acre. Plaintiff: Elka Funding LLC. Plaintiff ’s attorney: Reed Smith LLP, 212-521-5400; 599 Lexington Ave., New York 10022. Defendant: 44-48 North Main LLC. Referee: Leticia Arzu. Sale: Dec. 8, 10 a.m. Approximate lien: $3,600,000. RYE BROOK, 33 Whittemore Place. Single-family residence; lot size: .12 acre. Plaintiff: Nationstar Mortgage LLC. Plaintiff ’s attorney: Shapiro, DiCaro & Barak, 877-759-1835; 175 Mile Crossing Blvd, Rochester 14624. Defendant: Sueli Rossi. Referee: Barry Fertel. Sale: Dec. 16, 10 a.m. Approximate lien: $635,073.13.

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SHRUB OAK, 3511 Buckhorn St. Single-family residence; lot size: 2.64 acre. Plaintiff: James B. Nutter & Co. Plaintiff ’s attorney: Rosicki & Rosicki & Associates, 845-897-1600; 2 Summit Court No. 301, Fishill 11254. Defendant: John Doe 1-50 intending to be unknown heirs of the estate of Anne Salyk. Referee: Stanley Esposito. Sale: Dec. 14, 10:30 a.m. Approximate lien: $341,639.44.

YONKERS, 154 Ridge Ave. Threefamily residence; lot size: .05 acre. Plaintiff: U.S. Bank National Association. Plaintiff ’s attorney: Gross Polowy LLC, 716-204-1700; 1775 Wehrle Drive, Williamsville 14221. Defendant: Ahmet Bajramaj. Referee: Joan Salwen. Sale: Dec. 9, 10 a.m. Approximate lien: $283,836.67.

SOUTH SALEM, 5 Boutonville Road. Single-family residence; lot size: 5.98 acre. Plaintiff: U.S. Bank National Association. Plaintiff ’s attorney: Knuckles, Komosinski & Elliot, 914345-3020; 565 Taxter Road, Suite 509, Elmsford 10523. Defendant: Robert L. Della Badia. Referee: Al Cornachio. Sale: Dec. 9, 9 a.m. Approximate lien: $822,602.41.

JUDGMENTS

YONKERS, 18 Rossiter Ave. Twofamily residence; lot size: .14 acre. Plaintiff: Wells Fargo Bank National Association. Plaintiff ’s attorney: Berkman, Henock, Peterson & Peddy, 516-222-6200; 100 Garden City Plaza, Garden City 11530. Defendant: Ricardo Ramos. Referee: Christopher Meagher. Sale: Dec. 9, 9:30 a.m. Approximate lien: N/A.

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ABC Farms Inc., Pelham Manor. $8,412 in favor of Southeast Equine Veterinary Associates, Parkland, Fla. Filed Nov. 24. Clayton Apartments Inc., New York City. $30,699 in favor of Sprague Operating Resources LLC, Harrison. Filed Nov. 24. JPF Transport Inc., Somers. $15,034 in favor of Rochdale Insurance Co., Cleveland, Ohio. Filed Nov. 23. Mezz Electrical Services Inc., Hawthorne. $741,000 in favor of Clean Air Quality Service Inc., Hawthorne. Filed Nov. 24.

CBRE’s Assessment & Consulting Services division has promoted Jason O. Lind to senior vice president. The announcement was made by Linda A. Bryson, senior managing director, who previously held the position and who was recently promoted to oversee the daily operations of the entire division. Since joining the IVI Assessment Services in 2012, which was acquired by CBRE in 2014, Lind, with more than 15 years in real estate acquisitions and finance, rapidly grew the company’s client base. “Jason is an established leader with an outstanding ability to expand our platform,” said Bryson. In his new role, Lind will be responsible for directing assessment and consulting service’s business development team across the U.S.

Jason O. Lind

He has a Bachelor of Science degree in international relations from the University of California Davis where he was a four-time all-conference athlete in track and field. CBRE’s Valuation & Advisory Services provides appraisal, property condition, environmental, zoning and telecommunication consulting services to a broad base of local, regional and global clients. It has a professional staff of more than 1,700 appraisers, engineers, architects and environmental scientists in more than 300 major metro areas globally.

FIGURES Spasi LLC, Danbury, Conn. $33,839 in favor of Ace Endico Corp., Mount Vernon. Filed Nov. 20. Westchester Consumer Empowerment Center Inc., New Rochelle. $58,939 in favor of Sterling National Bank, Yonkers. Filed Nov. 24.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Abreu, Victor, et al. Filed by Christiana Trust. Action: seeks to foreclose on a mortgage to secure $585,000 affecting property located at 68 Yale Ave., Ossining 10562. Filed Dec. 2. Accredited Home Lenders Inc., et al. Filed by HSBC Bank USA. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 23 E. Fourth St., Mount Vernon 10550. Filed Nov. 28.

Adams, April D., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $280,000 affecting property located at 5784 Albany Post Road, Cortlandt Manor 10567. Filed Nov. 26.

Bevilacqua, Patricia, et al. Filed by Weichert Financial Services. Action: seeks to foreclose on a mortgage to secure $277,500 affecting property located at 33 Francis Lane, Port Chester 10573. Filed Dec. 1.

Alfini, Raymond J. Jr., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $342,292 affecting property located at 31 Fawn Ridge Drive, Cortlandt Manor 10567. Filed Dec. 3.

Bussum, Barbara, individually and as surviving spouse of Charles H. Bussum, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $248,033 affecting property located at 1136 Elm St., Peekskill 10566. Filed Dec. 3.

Alves, Dianne, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $359,650 affecting property located at 1228 Winding Court, Mohegan Lake 10547. Filed Dec. 1. Amany, Isaac, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $338,850 affecting property located at 50 Wharton Drive, Cortlandt Manor 10567. Filed Dec. 2. Bauer, Diane, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $300,000 affecting property located at 28 Valley Close, Yonkers 10705. Filed Dec. 1.

Carpanzano, Joseph Frank, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $310,000 affecting property located at 113-115 Church St., New Rochelle 10805. Filed Dec. 2. Clark, Lisa V., et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $20,000 affecting property located at 75 McKinley Ave., Unit B1-6, White Plains 10606. Filed Dec. 2. Clark, Rosa B., as heir at law of the estate of Alice M. Glover, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 29 Monroe St., Mount Vernon 10550. Filed Nov. 26.

FACTS Dawson, Brian C., et al. Filed by Green Tree Servicing LLC. Action: seeks to foreclose on a mortgage to secure $400,000 affecting property located at 80 Greenville Road, Katonah 10536. Filed Nov. 26.

Malena, Gregorio, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 138 Glen Ave., Mount Vernon 10550. Filed Dec. 3.

Engelman, Adam, et al. Filed by the Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $417,000 affecting property located at 150 Reunion Road, White Plains 10603. Filed Nov. 26.

Mandujano, Judith, et al. Filed by Green Tree Servicing LLC. Action: seeks to foreclose on a mortgage to secure $504,000 affecting property located at 140 Hale Ave., White Plains 10605. Filed Dec. 3.

Ginn, Michael, et al. Filed by PNC Bank N.A. Action: seeks to foreclose on a mortgage to secure $930,000 affecting property located at 450 Siwanoy Place, Pelham 10803. Filed Dec. 1. Gleason, Mary, et al. Filed by CitiMortgage Inc. Action: seeks to foreclose on a mortgage to secure $700,000 affecting property located at 11 Leggett Road, Bronxville 10708. Filed Dec. 2. Gonzalez, Jose, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $524,000 affecting property located at 304 Willett Ave., Port Chester 10573. Filed Dec. 1. Johnson, Vincent E., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $327,000 affecting property located at 461 S. Eighth Ave., Mount Vernon 10550. Filed Dec. 1. Johnson, Winston L., et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $427,855 affecting property located at 16 and 18 Alexander Ave., Yonkers 10704. Filed Dec. 3. Knowles, Timothy R., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 17 Croton St., Ossining 10562. Filed Dec. 3. Labate, Mark Angelo, et al. Filed by Green Tree Servicing LLC. Action: seeks to foreclose on a mortgage to secure $290,000 affecting property located at 54 Forest Lane, Shenorock 10598. Filed Dec. 3. Lewi, Yolanda, et al. Filed by PennyMac Holdings LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 150 and 152 Oak St., Yonkers 10701. Filed Nov. 28. Lewis, Annette, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $393,300 affecting property located at 8 Wallace Place, White Plains. Filed Dec. 2. Luiso, Joseph A., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 3 Winfield Ave., Harrison 10528. Filed Dec. 1.

Monges, Patricia, as executor and beneficiary under the last will and testament of Rosa Lugo, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $329,133 affecting property located at 79 Brook St., New Rochelle 10801. Filed Dec. 3. Moysak, Thomas J., et al. Filed by NRZ Pass-Through Trust IV. Action: seeks to foreclose on a mortgage to secure $2.4 million affecting property located at 68 Rye Road, Rye 10580. Filed Nov. 26. Pacciulli, Ricardo, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $300,000 affecting property located at 69 Breckenridge Ave., Port Chester 10573. Filed Dec. 1. Royal, Evan, et al. Filed by Ocwen Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $455,000 affecting property located at 134 S. 12th Ave., Mount Vernon 10550. Filed Dec. 2.

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Mazzotta Brothers Realty LLC, as owner. $4,264 as claimed by Interstate Fire and Safety Equipment, Harrison. Property: in North Castle. Filed Nov. 19. R. Mohring Building and Development NT, as owner. $1,460 as claimed by Edward Capocci Installers Inc. Property: in Greenburgh. Filed Nov. 24.

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

Doing Business As Catholic Charities Community Services of Rockland County Inc., d.b.a. Catholic Community Services of Rockland, 78 Hudson Ave., Haverstraw 10927. Filed July 14. Hope’s Delights Inc., d.b.a. Provisions Bake Shop, 209 Wolfs Lane, Pelham 10803. Filed July 14. K-Tan Corp., d.b.a. Bao Chinese Restaurant, 200 Hamilton Ave., Suite 4A, White Plains 10601. Filed July 14. Robert T. Gold DDS, P.C., d.b.a. Smiles on Hudson, 2018 N. Albany Post Road, Croton-on-Hudson 10520. Filed July 14.

Suero, Jose, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $444,000 affecting property located at 45 Marion Ave., Mount Vernon 10552. Filed Dec. 1.

Westchester County Health Care Corp., d.b.a. MidHudson Regional Hospital of Westchester Medical Center, 100 Woods Road, Valhalla 10595. Filed July 14.

Villa, Gladys, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $387,200 affecting property located at 56 Dale Ave., Ossining 10562. Filed Dec. 1.

Sole Proprietorships

Walsh, Daniel, et al. Filed by Green Tree Servicing LLC. Action: seeks to foreclose on a mortgage to secure $409,300 affecting property located at 209 Dante Ave., Tuckahoe 10707. Filed Dec. 1.

DW Delivery Services, 195 Bryant Ave., Elmsford 10523, c/o Wilson M. Lima Pogyo. Filed July 14.

MECHANIC’S LIENS Couch, John B., et al, as owner. $18,587 as claimed by Nicholas Camillone, Scarsdale. Property: in Rye. Filed Nov. 24. Forchetti Development Corp., as owner. $11,524 as claimed by American Forest Products LLC, Bronx. Property: in Yonkers. Filed Nov. 20.

7 Minutes 2 Midnight, 207 Drake Ave., 3H, New Rochelle 10805, c/o Precious Annan-Sorscher. Filed July 14.

Eat Today, Cook Tomorrow, 73 Lynton Place, White Plains 10606, c/o Kimberley Gregg. Filed July 14. Eat Well With Chelle, 640 Oakhurst Road, Mamaroneck 10543, c/o Michelle Herzl. Filed July 14. Harvest Health, 3575 Strang Blvd., Yorktown Heights 10598, c/o Wendy G. Cervini. Filed July 14. KT Helping Hand Services, P.O. Box 3486, Mount Vernon 10553, c/o Fitzroy Wright. Filed July 14. Laurel D. Swaby, 355 Seventh Ave., Mount Vernon 10550, c/o Laurel D. Swaby. Filed July 14.

FIGURES Laydia Chester, 1 Glenwood Ave., No. 23D, Yonkers 10701, c/o Laydia Chester. Filed July 14. Masterpiece Upholstery, 168B Irving Ave., 102A, Port Chester 10573, c/o Esther Anderson. Filed July 14. New York Bridal Veils, 24 Cradle Rock Road, Pound Ridge 10576, c/o Irene I. Weintraub. Filed July 14. Sarah Reilly Interior Design, 4 Ledgewood Road, Bronxville 10708, c/o Sarah Reilly. Filed July 14. The Kat’s Pajamas Pet Sitting Services, 65 Mahopac Ave., Amawalk 10501, c/o Kathleen Norbutt. Filed July 14. Whole Health, Whole Home, 73 Lynton Place, White Plains 10606, c/o Kimberley Gregg. Filed July 14.

PATENTS Automatic registration of devices. Patent no. 9,203,876 issued to Thomas J. Amber, Vail Ariz.; and Louie A. Dickens, Tucson, Ariz. Assigned to International Business Machines Corp., Armonk. Dynamic character substitution for web conferencing based on sentiment. Patent no. 9,204,098 issued to Hernan A. Cunico, Holly Springs, N.C.; and Asima Silva, Holden Mass. Assigned to International Business Machines Corp., Armonk. Implementing feed-through and domain isolation using ferrite and containment barriers. Patent no. 9,204,531 issued to Don A. Gilliland, Rochester, Minn.; and Dennis J. Wurth, Rochester, Minn. Assigned to International Business Machines Corp., Armonk. Movable shielded cable egrees. Patent no. 9,204,580 issued to Andrew J. Frana, Oronoco, Minn.; Ross T. Redericksen, Mantorville, Minn.; and Don A. Gilliland, Rochester, Minn. Assigned to International Business Machines Corp., Armonk. Port mirroring for sampling measurement of network flows. Patent no. 9,203,771 assigned to Kanak B. Agarwal, Austin, Texas; John B. Carter, Austin, Texas; Colin K. Dixon, Austin, Texas; and Jeffrey T. Rasley, Providence, R.I. Assigned to International Business Machines Corp., Armonk. Processing a request to mount a boot volume. Patent no. 9,203,903 issued to Anthony C. Sumrall, San Jose, Calif. Assigned to International Business Machines Corp., Armonk. Processing of email based on semantic relationship of sender to recipient. Patent no. 9,203,649 issued to Mark J. Seaman, San Jose, M.D. Assigned to International Business Machines Corp., Armonk.

Secure metering and accounting for cloud services. Patent no. 9,203,709 issued to Kirk A. Beaty, Goldens Bridge; Ashish Kundu, Elmsford; Ajay Mohindra, Yorktown Heights; and Vijay K. Naik, Pleasantville. Assigned to International Business Machines Corp., Armonk. Sorting systems in a tree. Patent no. 9,203,651 issued to David G. Terry, Nashua, N.H.; Masabumi Koinuma, Waltham, Mass.; Timothy Lloyd Land, Moorpark, Calif.; James N. Paterson, Thousand Oaks, Calif.; and Tao Sun, Westford, Mass. Assigned to International Business Machines Corp., Armonk. User authorization using an automated Turing Test. Patent no. 9,203,833 issued to Paul E. Foreman, Austin, Texas. Assigned to International Business Machines Corp., Armonk.

HUDSON VALLEY BUILDING LOANS

Smith, Blaine, Kingston, as owner. Lender: Rondout Savings Bank, Kingston. Property: 523 Delaware Ave., Kingston 12401. Amount: $80,000. Filed Nov. 25.

DEEDS Above $1 million 15 Railroad LLC, Accord. Seller: Gray Building LLC, Kingston. Property: in Kingston. Amount: $1.3 million. Filed Nov. 25. Bonnie Plants Inc., Union Springs, Ala. Seller: Hodgson Farms LLC, Montgomery. Property: 2290/2294 Albany Post Road, Montgomery 12549. Amount: $1 million. Filed Nov. 27. Chesapeake Holdings WV VI LLC, Buffalo. Seller: Michelle Anderson, Newburgh. Property: in Monroe. Amount: $1.8 million. Filed Nov. 20. Fishkill Avenue Beacon NY LLC, Incline Village, Nev. Seller: Beacon Land II LLC, Ridgefield, Conn. Property: in Beacon and Fishkill. Amount: $12.1 million. Filed Nov. 24.

Above $1 million

Lebov LLC, Highland Mills. Seller: Crystal Run 90 II LLC, Middletown. Property: 90 Crystal Run Road, Wallkill. Amount: $6.7 million. Filed Nov. 6.

Young Men’s Christian Association of Middletown N.Y., Middletown, as owner. Lender: Walden Savings Bank, Montgomery. Property: in Middletown. Amount: $2 million. Filed Nov. 30.

Research Center on Natural Conservation Inc., New York City. Seller: New York Military Academy, Cornwall-on-Hudson. Property: in Cornwall-on-Hudson and New Windsor. Amount: $15.8 million. Filed Nov. 12.

Below $1 million

Saddle Ridge Development LLC, North Merrick. Seller: Louis Heimbach, et al, Warwick. Property: in Wallkill. Amount: $3.4 million. Filed Nov. 17.

Cafaldo, Andrew N., et al, Esopus, as owner. Lender: Rondout Savings Bank, Kingston. Property: 313 River Road, Ulster Park. Amount: $220,000. Filed Nov. 24. Cafaldo, Bryan M., et al, Esopus, as owner. Lender: Mid-Hudson Valley Federal Credit Union, Kingston. Property: 311 River Road, Esopus 12487. Amount: $230,000. Filed Nov. 25. Coon, Christian S., Wappingers Falls, as owner. Lender: Ulster Savings Bank, Kingston. Property: 69 Jewels Court, Gardiner 12561. Amount: $400,000. Filed Nov. 25. Fealy, Kevin M., et al, as owner. Lender: Webster Bank N.A. Property: in Pawling. Amount: $331,000. Filed Nov. 25. Riddhi Ellenville LLC, Ellenville, as owner. Lender: Jeff Bank, Jeffersonville. Property: 106 S. Main St., Ellenville. Amount: $450,000. Filed Nov. 25.

WCBJ | HV Biz

T.A.G. Real Estate LLC, Tuxedo Park. Seller: 1203 Business Park LLC, Wappingers Falls. Property: in East Fishkill. Amount: $1.7 million. Filed Nov. 27.

Below $1 million 1133 RT 22 LLC, Pawling. Seller: Louis Zazzarino, White Plains. Property: in Pawling. Amount: $140,000. Filed Nov. 23. 12 Lemberg 001-006 LLC, Brooklyn. Seller: Lemberg Gardens LLC, Monroe. Property: in Monroe. Amount: $190,000. Filed Nov. 6. 12 Lemberg 007 LLC, Monroe. Seller: Lemberg Gardens LLC, Monroe. Property: in Monroe. Amount: $75,000. Filed Nov. 4.

DECEMBER 7, 2015

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FACTS

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FIGURES

16 Old Country Road LLC, Monroe. Seller: Kellie S. Wohl, Yorktown Heights. Property: in Monroe. Amount: $250,000. Filed Nov. 12.

CIT Bank. Seller: David G. Ferenz, Poughkeepsie. Property: 45 Autumn Drive, Poughkeepsie 12603. Amount: $211,000. Filed Nov. 25.

Eight West LLC, Warwick. Seller: Kareco LLC, Warwick. Property: 8 West St., Warwick 10990. Amount: $330,000. Filed Nov. 12.

Federal Home Loan Mortgage Corp. Seller: Jeffrey Albanese, Goshen. Property: in Blooming Grove. Amount: $109,834. Filed Nov. 25.

Fillmore Equities LLC, Brooklyn. Seller: 16 Fillmore Ct LLC, Monroe. Property: in Monroe. Amount: $20,000. Filed Nov. 5.

Ianmir LLC, Glendale, Calif. Seller: Three Star Estates Inc., Middletown. Property: in Wallkill. Amount: $821,600. Filed Nov. 27.

22 Henry Street LLC, Rock Hill. Seller: City of Middletown. Property: in Middletown. Amount: $260,000. Filed Nov. 17.

Citibank N.A. Seller: John Gifford, Poughkeepsie. Property: 7 Red Barn Road, Hyde Park 12538. Amount: $246,000. Filed Nov. 25.

Equity Homes of New York Inc., Port Jervis. Seller: Hasbrouck Lane Realty LLC, Montgomery. Property: 3 Hasbrouck Lane, Wallkill. Amount: $93,750. Filed Nov. 12.

Federal Home Loan Mortgage Corp. Seller: William Eric Schweizer, et al, Highland Mills. Property: 6 Maple Ave., Harriman 10926. Amount: $58,185. Filed Nov. 6.

Fillmore Estates LLC, Monroe. Seller: 16 Fillmore Ct LLC, Monroe. Property: in Monroe. Amount: $30,000. Filed Nov. 5.

Independent Capital Solutions Corp., Monroe. Seller: Goldstone Associates LLC, Monroe. Property: 13 Apple Hill Drive, Woodbury. Amount: $170,000. Filed Nov. 25.

6 North Clinton Street LLC, Poughkeepsie. Seller: Fausta Pesarini, Poughkeepsie. Property: in Poughkeepsie. Amount: $125,000. Filed Nov. 23.

Citizens Bank N.A. Seller: Ralph L. Puglielle Jr., New Windsor. Property: 44 Johnes St., Unit 203J, Newburgh 12550. Amount: $54,432. Filed Nov. 24.

69 Sherman Avenue LLC, Secaucus, N.J. Seller: Jose M. Gonzalez, et al, Walden. Property: in Montgomery. Amount: $160,000. Filed Nov. 17.

Citizens Bank. Seller: Barry H. Friedman, Poughkeepsie. Property: in Wappinger. Amount: $441,000. Filed Nov. 23.

Equity Homes of New York Inc., Port Jervis. Seller: Hasbrouck Lane Realty LLC, Montgomery. Property: 7 and 36 Hasbrouck Lane, Wallkill. Amount: $187,500. Filed Nov. 20.

Federal National Mortgage Association. Seller: Anthony Rinaldo, et al, Nanuet. Property: 606 Arlin Road, Monroe 10950. Amount: $253,004. Filed Nov. 6.

ACL Properties LLC, Elmhurst. Seller: Ana Segura, Paramus, N.J. Property: in Woodstock. Amount: $82,000. Filed Nov. 25.

Community Restoration Corp. Seller: Raju Sundaran, Walden. Property: 5 Pine St., Middletown 10940. Amount: $271,808. Filed Nov. 27.

Fannie Mae. Seller: Antonio Reda, New City. Property: 132 North St., Pine Bush 12566. Amount: $570,907. Filed Nov. 27.

Federal National Mortgage Association. Seller: Beverly Dodge, et al, Poughkeepsie. Property: 1 Foster St., Poughkeepsie 12601. Amount: $151,000. Filed Nov. 20.

Arjona Holding Corp., Suffern. Seller: Albert P. Pacione Jr., Goshen. Property: 78 Old Plank Road, Sparrow Bush 12780. Amount: $93,000. Filed Nov. 17.

Courtney Holdings LLC, Newburgh. Seller: Fannie Mae. Property: 135 Fullerton Ave., Newburgh 12550. Amount: $117,500. Filed Nov. 5.

Awesome Estates LLC, Harriman. Seller: Cleveland A. Francis, Mount Vernon. Property: 16 Autumn Lane, Monroe 10950. Amount: $116,000. Filed Nov. 20.

Cranberry Farms LLC, Beaufort, S.C. Seller: Kevin P. Hanaburgh, et al, Staatsburg. Property: in Clinton. Amount: $150,000. Filed Nov. 23.

Bank of America N.A. Seller: Paul Brite, Newburgh. Property: 58 Scotchtown Place, Middletown 10941. Amount: $349,136. Filed Nov. 24. Bayview Loan Servicing LLC, Coral Gables, Fla. Seller: Bohdan Douglas, Kerhonkson. Property: 7 Sidney St., Kerhonkson 12446. Amount: $173,440. Filed Nov. 27.

D’Ambrosio Family Property II LLC, Monroe. Seller: Michael E. Serra, Monroe. Property: 262 Schunnemunk Road, Monroe 10950. Amount: $999,000. Filed Nov. 20. DC Property Management LLC, Highland. Seller: Carraine Holding Corp., Stormville. Property: in Lloyd. Amount: $200,250. Filed Nov. 25.

Bitu JBC LLC, Monroe. Seller: Roland E. Farrier, Middletown. Property: in Middletown. Amount: $54,000. Filed Nov. 13.

Deutsche Bank National Trust Co. Seller: Anthony Banks, Goshen. Property: 5 College Road, Highland Mills 10930. Amount: $385,000. Filed Nov. 5.

Boys and Girls Club of Newburgh Inc., Newburgh. Seller: City of Newburgh. Property: 146 Chambers St., Newburgh. Amount: $10,000. Filed Nov. 18.

Deutsche Bank National Trust Co. Seller: Laurence A. Clemente, Goshen. Property: 44 Delmar Hill Road, New Hampton 10958. Amount: $489,518. Filed Nov. 6.

BSM Properties LLC, Wappingers Falls. Seller: Ianmir LLC, Glendale, Calif. Property: in Wallkill. Amount: $941,000. Filed Nov. 27. C.L. Dexter Properties LLC, Newburgh. Seller: Mark Clayton, et al, New Windsor. Property: in Newburgh. Amount: $22,000. Filed Nov. 13.

Deutsche Bank National Trust Co. Seller: Robert W. Fink, Goshen. Property: 27 Day Road, Campbell Hall 10916. Amount: $500,947. Filed Nov. 2. Dewpoint LLC, Goshen. Seller: Clemson Brothers Inc., Goshen. Property: in Wawayanda. Amount: $100,000. Filed Nov. 13.

Cartus Financial Corp., Danbury, Conn. Seller: Peter C. Robinson, et al, Monroe. Property: in Monroe. Amount: $335,000. Filed Nov. 10.

Doti Ventures LLC, Pleasantville. Seller: U.S. Bank N.A. Property: 118 Dubois St., Newburgh 12550. Amount: $35,000. Filed Nov. 23.

Chestnut Street Design Company LLC, New Paltz. Seller: Kevin C. Wells, Kingston. Property: in Kingston. Amount: $159,000. Filed Nov. 25.

DTM Development Ltd., Monroe. Seller: County of Orange, Goshen. Property: in Warwick. Amount: $40,000. Filed Nov. 2.

Circleville Realty LLC, New York City. Seller: Thompson Ridge LLC, Southport, N.C. Property: in Crawford. Amount: $200,000. Filed Nov. 13.

Edro Holding LLC, Poughkeepsie. Seller: John E. Barchella, Poughkeepsie. Property: in Poughkeepsie. Amount: $31,000. Filed Nov. 24.

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DECEMBER 7, 2015

WCBJ | HV Biz

Fannie Mae. Seller: Christopher Smith, Middletown. Property: 123 Brigadoon Blvd., Highland Mills 10930. Amount: $485,243. Filed Nov. 17. Fannie Mae. Seller: Jeffrey Albanese, Goshen. Property: 5 Lancer Drive, Newburgh 12550. Amount: $539,147. Filed Nov. 6. Fannie Mae. Seller: Mark Cambareri, Pine Bush. Property: 36 Fairlawn Ave., Middletown 10940. Amount: $80,672. Filed Nov. 25. Fannie Mae. Seller: Mark Specthrie, Middletown. Property: 12 Avenue B, Cornwall-on-Hudson 12520. Amount: $440,559. Filed Nov. 19. Fannie Mae. Seller: Michele Rametta, Goshen. Property: 13 Station Road, New Windsor 12553. Amount: $266,784. Filed Nov. 4. Fannie Mae. Seller: Paul Brite, Newburgh. Property: 46 Manor Lane, Westbrookville 12785. Amount: $108,632. Filed Nov. 4. Fannie Mae. Seller: Peter H. Neuman, Cornwall-on-Hudson. Property: 47 Main St., Sparrow Bush 12780. Amount: $216,446. Filed Nov. 27. Fannie Mae. Seller: Sol H. Lesser, New Windsor. Property: 126 Fairfax Ave., Middletown 10940. Amount: $78,800. Filed Nov. 25. Fannie Mae. Seller: Stewart Glenn, Newburgh. Property: 20 Peach Place, Middletown 10940. Amount: $179,689. Filed Nov. 25. Federal Home Loan Mortgage Corp. Seller: Christopher M. Shust, Goshen. Property: 6 Larter Ave., Newburgh 12550. Amount: $198,982. Filed Nov. 20. Federal Home Loan Mortgage Corp. Seller: Gregory McAdam, Walden. Property: 95 Beattie Ave., Middletown. Amount: $184,396. Filed Nov. 2.

Federal National Mortgage Association. Seller: David B. Gubits, Walden. Property: 38 Amy Todt Drive, Monroe 10950. Amount: $223,200. Filed Nov. 5. Federal National Mortgage Association. Seller: David M. Kert, et al, Newburgh. Property: 4 Fairview Lane, Newburgh 12550. Amount: $298,500. Filed Nov. 20. Federal National Mortgage Association. Seller: Marcia A. Jacobowitz, Walden. Property: 22 Gladstone Ave., Walden 12586. Amount: $367,758. Filed Nov. 12. Federal National Mortgage Association. Seller: Patricia A. Cocchia, Cornwall-on-Hudson. Property: 3 Blaha Lane, Bloomingburg 12721. Amount: $286,849. Filed Nov. 5. Federal National Mortgage Association. Seller: Paul C. Brite, Newburgh. Property: 42 Farrington St., Newburgh 12550. Amount: $53,000. Filed Nov. 24. Federal National Mortgage Association. Seller: Paul L. Marks, Montgomery. Property: 53 Ellis Ave., Newburgh 12550. Amount: $273,080. Filed Nov. 5. Federal National Mortgage Association. Seller: Peter H. Neuman, Cornwall-on-Hudson. Property: 122 Upper Wisner Road, Warwick. Amount: $380,871. Filed Nov. 4. Federal National Mortgage Association. Seller: Peter Neuman, Cornwall-on-Hudson. Property: 72 Crawford St., Pine Bush 12566. Amount: $258,521. Filed Nov. 2. Federal National Mortgage Association. Seller: Robert E. Dinardo, Newburgh. Property: 3 Didio Lane, Montgomery 12549. Amount: $149,285. Filed Nov. 20. Federal National Mortgage Association. Seller: Sixto J. Ocampos, Middletown. Property: 216 Renwick Ave., Newburgh 12550. Amount: $52,700. Filed Nov. 19.

Fire Tower Road LLC, Bloomingburg. Seller: James A. Detch, et al, Pine Bush. Property: in Crawford. Amount: $55,000. Filed Nov. 18. Flagstar Bank FSB. Seller: Michele Lyn Babcock, Walden. Property: 53 Villa Parkway, Highland Falls 10928. Amount: $144,480. Filed Nov. 27. Freddie Mac/Federal Home Loan Mortgage Corp. Seller: Elizabeth K. Cassidy, Warwick. Property: 6 Birchwood Drive, Highland Mills 10930. Amount: $314,783. Filed Nov. 4. G.Dan.Ros. and Sons Inc., Highland. Seller: Matthew K. Smith, Highland. Property: in Lloyd. Amount: $65,000. Filed Nov. 24. Goldstone Associates LLC, Monroe. Seller: Libertyville Capital Group II LLC, Montgomery. Property: in Woodbury. Amount: $375,000. Filed Nov. 24. Goshen Avenue Realty LLC, Rock Tavern. Seller: Jeffrey E. DeLuca, Mineola. Property: 33 Goshen Ave., Washingtonville 10992. Amount: $80,000. Filed Nov. 13. Habitat Real Estate Group Holding LLC, Cottekill. Seller: Michael Coughlan, et al, Stone Ridge. Property: in Marbletown. Amount: $263,000. Filed Nov. 23. Hod Shbehod LLC, Monroe. Seller: Harold M. Pressberg, Goshen. Property: 10 Jaeger Drive, Cornwall-onHudson 12518. Amount: $67,000. Filed Nov. 6. Household Finance Realty Corporation of New York, Brandon, Fla. Seller: Judith L. Lubinsky, Campbell Hall. Property: 256 Quassaick Ave., Unit 34, New Windsor 12553. Amount: $282,343. Filed Nov. 25. HSBC Bank USA N.A. Seller: Sandra Kotin, Monticello. Property: 1501 Highway 17A and 11 Turkey Hill Road, Warwick. Amount: $412,024. Filed Nov. 17. Hudson Valley Structures Inc., Wappingers Falls. Seller: James J. Rajczi, Hyde Park, Property: in Hyde Park. Amount: $50,000. Filed Nov. 20. Huguenot Heights Realty LLC, New Paltz. Seller: Marjorie Pearl Yablon, New Paltz. Property: in New Paltz. Amount: $235,000. Filed Nov. 23. HVR 2 LLC, Beacon. Seller: Todd A. Kelson, New Windsor. Property: in Newburgh. Amount: $150,000. Filed Nov. 24.

International Direct Trading LLC, Brooklyn. Seller: Richard Ricordino, et al, Paramus, N.J. Property: 26 Apple Hill Drive, Woodbury 10930. Amount: $125,000. Filed Nov. 20. International Direct Trading LLC, Monroe. Seller: Libertyville Capital Group II LLC, Montgomery. Property: 28 Apple Hill Drive, Woodbury. Amount: $125,000. Filed Nov. 24. Jenco Real Estate Inc., Pleasant Valley. Seller: Theoni Stamos-Salotto, Hopewell Junction. Property: 7 Dartantra Drive, Hopewell Junction 12533. Amount: $177,000. Filed Nov. 20. K Business and Trade LLC, Chester. Seller: The Bank of New York Mellon Trust Co. Property: 34 Hawthorne Ave., Warwick 10990. Amount: $106,000. Filed Nov. 13. LAN Properties LLC, Montgomery. Seller: JPMorgan Chase Bank N.A. Property: 131 Gladstone Ave., Walden 12586. Amount: $63,000. Filed Nov. 10. Line Pine LLC, New York City. Seller: Anthony Iacono, Lincoln, Calif. Property: in Woodstock. Amount: $45,000. Filed Nov. 23. Madison Rose Properties LLC, New Windsor. Seller: Twin Ponds Development LLC, Wallkill. Property: in Newburgh. Amount: $57,750. Filed Nov. 25. McJervis LLC, Port Jervis. Seller: Aida Rodriguez, Port Jervis. Property: in Port Jervis. Amount: $25,000. Filed Nov. 13. McLasher LLC, Port Jervis. Seller: Margaret Christine Eckert. Property: in Port Jervis. Amount: $42,000. Filed Nov. 13. Morluck Equities LLC, Monroe. Seller: M. Hossain, Brooklyn. Property: 155 Huckleberry Turnpike, Plattekill. Amount: $72,000. Filed Nov. 27. Mortgage Equity Conversion Asset Trust 2011-1. Seller: Amir H. Sadaghiani, Chester. Property: 40 Alfred Place, Walden 12586. Amount: $220,950. Filed Nov. 4. N. Singh Corp., South Ozone Park. Seller: Julian Castro, Philadelphia, Pa. Property: 25 Maple Ave., Orange 10950. Amount: $88,212. Filed Nov. 4. Nationstar Mortgage LLC. Seller: Jose Castro, et al, Newburgh. Property: 100 Carson Ave., Newburgh 12550. Amount: $188,723. Filed Nov. 13.

FACTS

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FIGURES

Neversink Acres LLC, Scarsdale. Seller: Ivo Bogdanovic, et al, Brooklyn. Property: in Deerpark. Amount: $129,000. Filed Nov. 20.

Soutar and Sorge LLC, Circleville. Seller: Jennifer Louise Rabago, Sayreville, N.J. Property: in Crawford. Amount: $32,000. Filed Nov. 6.

U.S. Bank N.A. Seller: Lisa Delaney Rinaldo, Walden. Property: 26 Watkins Drive, Walden 12586. Amount: $357,114. Filed Nov. 24.

Wilmington Trust N.A. Seller: Ronald Salvato, Goshen. Property: 25 Mayer Drive, Middletown 10940. Amount: $165,000. Filed Nov. 12.

Newburgh RE LLC, Garden City. Seller: Newburgh Community Land Bank Inc., Newburgh. Property: 36 Dubois St., Newburgh. Amount: $17,886. Filed Nov. 5.

State of New York Mortgage Agency, New York City. Seller: Michal McCann, Goshen. Property: 99 Boniface Drive, Unit 7C, Pine Bush 12566. Amount: $149,000. Filed Nov. 2.

U.S. Bank N.A. Seller: Nicholas Veltri, et al, Florida. Property: 32 Roe Place, Florida 10921. Amount: $347,908. Filed Nov. 4.

JUDGMENTS

U.S. Bank N.A. Seller: Robert DiNardo, Newburgh. Property: 57 Orange Terrace, Middletown 10940. Amount: $407,429. Filed Nov. 13.

AG Contractors Inc., Warwick. $2,654 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Oct. 15.

Newlife Properties of the Hudson Valley LLC, Goshen. Seller: Judith Lubinsky, Campbell Hall. Property: 4 Melissa Lane, New Windsor 12553. Amount: $165,000. Filed Nov. 4.

Subcarrier Communications Inc., Old Bridge, N.J. Seller: Victor A. Michael Jr., Loveland, Colo. Property: in Kingston. Amount: $17,000. Filed Nov. 24.

Northern Enterprise NY LLC, Cornwall-on-Hudson. Seller: Charles P. Obremski, Cornwall-on-Hudson. Property: 20 Franklin St., Middletown. Amount: $13,500. Filed Nov. 27.

T.A.G. Real Estate LLC, Tuxedo Park. Seller: 1193 Properties LLC, Wappingers Falls. Property: in East Fishkill. Amount: $850,000. Filed Nov. 27.

Northern Enterprise NY LLC, Cornwall-on-Hudson. Seller: Geoffrey E. Chanin, Goshen. Property: 82 Patio Road, Middletown 10941. Amount: $32,675. Filed Nov. 27. Northern Enterprise NY LLC, Cornwall-on-Hudson. Seller: Marcia Jacobowitz, Walden. Property: 23 Spring St., Middletown 10940. Amount: $26,400. Filed Nov. 27. Northern Enterprise NY LLC, Cornwall-on-Hudson. Seller: Mark D. Stern, Goshen. Property: 131 Highland Ave., Newburgh 12550. Amount: $78,772. Filed Nov. 4. Northern Enterprise NY LLC, Highland Mills. Seller: Ned Kopald, Highland Falls. Property: in Newburgh. Amount: $36,001. Filed Nov. 18. One House At A Time Inc., Woodstock. Seller: Global Premier Asset Management LLC, Red Bank, N.J. Property: 53 Buckley St., Kingston 12401. Amount: $21,900. Filed Nov. 24. Pathways Community Support Services Inc., Poughkeepsie. Seller: Crystal Run Village Inc., Middletown. Property: in Walden. Amount: $180,000. Filed Nov. 13. Prague Estate LLC, Monroe. Seller: 14 Prag Gold LLC, Monroe. Property: in Monroe. Amount: $190,000. Filed Nov. 12. Radha Realty LLC, Nanuet. Seller: Patricia Kelly, Bloomingburg. Property: in Wallkill. Amount: $265,000. Filed Nov. 13. Richwood Properties Inc., Brooklyn. Seller: LRS Property LLC, Monroe. Property: Raywood Drive, Monroe. Amount: $75,000. Filed Nov. 27. Sawyer Brothers Holding Company 1 LLC, Saugerties. Seller: Gordon L. Craw, et al, Saugerties. Property: in Saugerties. Amount: $330,000. Filed Nov. 24.

T.N.C. Redevelopment LLC, Beacon. Seller: William Detmer, et al, Pleasant Valley. Property: 51 Catharine St., Poughkeepsie. Amount: $60,000. Filed Nov. 20. The Bank of New York Mellon. Seller: Lee David Klein, Poughkeepsie. Property: Route 22, Box 186, Wingdale 12594. Amount: $250,000. Filed Nov. 25. The First National Bank of Red Hook, et al. Seller: KeyBank N.A. Property: in Red Hook. Amount: $60,000. Filed Nov. 23. The Secretary of Veterans’ Affairs. Seller: Jene Robinson Sr., et al, Rye Brook. Property: 19 Stewart Ave., Newburgh 12550. Amount: $159,043. Filed Nov. 17. Toltchav Estate LLC, Monroe. Seller: Joel Englender, et al, Monroe. Property: in Monroe. Amount: $15,000. Filed Nov. 27. Tuxedo Realty LLC, Monroe. Seller: Nicolina C. Yassaman, Southfields. Property: in Tuxedo. Amount: $650,000. Filed Nov. 24. U.S. Bank N.A. Seller: Antonio Francesco Reda, New City. Property: 22 Tiedemann Court, Monroe 10950. Amount: $794,979. Filed Nov. 18. U.S. Bank N.A. Seller: Howard Protter, Walden. Property: 63 Hudson St., Port Jervis 12771. Amount: $254,775. Filed Nov. 13. U.S. Bank N.A. Seller: James L.D. Drinko, Goshen. Property: 6 Rumsey St., Port Jervis 12771. Amount: $21,841. Filed Nov. 2. U.S. Bank N.A. Seller: James Russell Pawliczek, Florida. Property: 191 Lehigh Ave., Chester 10918. Amount: $267,750. Filed Nov. 25. U.S. Bank N.A. Seller: John B. Swift III, Goshen. Property: 20 Dover Kill Road, Port Jervis 12771. Amount: $239,257. Filed Nov. 13.

U.S. Bank Trust N.A. Seller: Harold Pressberg, Goshen. Property: 451 Third St., Newburgh 12550. Amount: $216,682. Filed Nov. 18. U.S. Bank Trust N.A. Seller: Jai Phillips, et al, Pine Bush. Property: 187 Pleasant Ave., Montgomery 12549. Amount: $92,027. Filed Nov. 27. U.S. Bank Trust N.A. Seller: Ryan B. Cumming, Goshen. Property: 7 Randall Terrace, Middletown 10940. Amount: $139,846. Filed Nov. 27. Urban Financial of America LLC. Seller: Heidi Seelbach, Poughkeepsie. Property: in Hyde Park. Amount: $37,500. Filed Nov. 23. We Manage All LLC, Port Jervis. Seller: 2931 Front LLC, Warwick. Property: in Port Jervis. Amount: $17,899. Filed Nov. 17. Weichert Workforce Mobility Inc., Morris Plains, N.J. Seller: Maria McCabe, et al, Unionville. Property: 110 Route 284, Unionville. Amount: $138,020. Filed Nov. 4. Wells Fargo Bank N.A. Seller: Alejandrina Martinez Polanco, et al, Newburgh. Property: 140 Prospect St., Newburgh 12550. Amount: $86,000. Filed Nov. 19. Wells Fargo Bank N.A. Seller: Medea D. Jordan, et al, Goshen. Property: 12 Meadow St., Newburgh 12550. Amount: $118,680. Filed Nov. 5. Wells Fargo Bank N.A. Seller: Michele Lyn Babcock, Walden. Property: 84 Kennel Road, Cuddebackville 12729. Amount: $158,100. Filed Nov. 12. Wells Fargo Bank N.A. Seller: Tamara Moore-Osborn, et al, New Windsor. Property: 171 West St., Newburgh 12550. Amount: $55,900. Filed Nov. 12.

American Commercial Constructors Inc., Middletown. $803 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Oct. 15. Blue Moon Detective Agency of New York, Bloomington. $797 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Nov. 23. Brown Brothers United Inc., d.b.a. SWC Trucking, Newburgh. $2,370 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Oct. 15. CCH Services, Kingston. $3,820 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Nov. 23. Eats and Drinks Inc., d.b.a. Grimaldi’s Coal Brick Oven Pizza, New Paltz. $7,533 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Nov. 23. Frank Torok Excavating Co., Saugerties. $1,036 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed Nov. 25. Fred Fetter’s Landscaping Service Inc., Wallkill. $1,061 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed Nov. 25. Hudson Historics LLC, Warwick. $221 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Oct. 15. Kissho Inc., d.b.a. Gomen-Kudasai, New Paltz. $5,637 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 27.

Wilmington Savings Fund Society FSB. Seller: Patricia Steinhiber, et al, Wallkill. Property: 24 Donna Lane, Wallkill 12589. Amount: $292,454. Filed Nov. 23.

LGSS Corp., Highland. $115 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 27.

Wilmington Savings Fund Society FSB. Seller: Preston Scher, Scarsdale. Property: 74 Montgomery St., Middletown 10940. Amount: $363,248. Filed Nov. 2.

New Windsor Chicken LLC, d.b.a. Popeyes, New Windsor. $9,770 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Oct. 15.

Sulmas Restaurant Inc., Newburgh. $756 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Oct. 15. Swift Construction of Ulster County Inc., Saugerties. $1,676 in favor of the New York State Department of Taxation and Finance, Albany. Filed Nov. 27. Walsh Events Group Inc., Saugerties. $833 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Nov. 23. We Bryant’s Inc., Kingston. $1,061 in favor of the New York State Department of Labor and the Department of Taxation and Finance, Albany. Filed Nov. 25. Wiles Chiropractic PC, Marlboro. $5,758 in favor of the New York State Department of Labor Unemployment Insurance Division, Albany. Filed Nov. 23.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Arroyo, Jeanette, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $360,400 affecting property located at 98 Petticoat Lane, Bloomburg 12721. Filed April 17. Arroyo, Wanda, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $251,250 affecting property located at 10 Wedgewood Drive, Goshen 10924. Filed April 17. Avila, Agustin H., et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $90,000 affecting property located at 54 Ulster Ave., Walden 12586. Filed April 17. Binney, Jay, et al. Filed by Citizens Bank N.A. Action: seeks to foreclose on a mortgage to secure $94,500 affecting property located at 76 Garden St., Kingston 12401. Filed Nov. 24. Cable, James D., et al. Filed by the State of New York Mortgage Agency. Action: seeks to foreclose on a mortgage to secure $285,000 affecting property located at 18 Patricia Road, Wallkill 10941. Filed April 20. Carr, Gregory C., et al. Filed by Green Tree Servicing LLC. Action: seeks to foreclose on a mortgage to secure $276,450 affecting property located at 4 Watkins Drive, Walden 12586. Filed April 17.

WCBJ | HV Biz

Castro, Jorge, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $239,784 affecting property located at 6 Maple Court, Ellenville 12428. Filed Nov. 25. Catalano, Angelina B., et al. Filed by Urban Financial of America LLC. Action: seeks to foreclose on a mortgage to secure $315,000 affecting property located at 11 Talmadge St., Poughkeepsie 12601. Filed Nov. 23. Conkling, Idell L., et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $165,852 affecting property located at 21 Cora Rose Lane, Huguenot 12746. Filed April 17. Cook, Tracy A., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $121,000 affecting property located at 234 Concord Lane, Middletown 10940. Filed April 17. Corcoran, Christopher G., et al. Filed by Santander Bank N.A. Action: seeks to foreclose on a mortgage to secure $255,000 affecting property located at 19 Trow Blvd., Red Hook 12571. Filed Nov. 19. Crisfield, Mark R. Sr., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $288,767 affecting property located at 901 Abbey Ave., Maybrook 12543. Filed April 20. Cuzzolino, Peter J., et al. Filed by PHH Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $221,600 affecting property located at 16 Dussenbury Drive, Florida 10921. Filed April 17. De Los Santos, Harlyn, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $256,545 affecting property located at 35 Duelk Ave., Blooming Grove 10950. Filed April 17. Deering, Mary Elizabeth, as executrix of the estate of Robert Ross, et al. Filed by Wilmington Trust N.A. Action: seeks to foreclose on a mortgage to secure $151,585 affecting property located at 84 Lake Drive, Greenwood Lake 10925. Filed April 20. Del Prete, Timothy V., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $243,182 affecting property located at 17 Ruszkiewicz lane, Pine Island 10969. Filed April 17. Didio, Theresa, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $259,200 affecting property located at 16 Presidential Way, Hopewell Junction 12533. Filed Nov. 19.

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Earl, William S., et al. Filed by Beneficial Homeowner Service Corp. Action: seeks to foreclose on a mortgage to secure $547,855 affecting property located at 24 Highpoint View Road, Stone Ridge 12484. Filed Nov. 24.

Geisel, Stefan, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $938,250 affecting property located at 285 Hidden Valley Road, Kingston 12401. Filed Nov. 24.

Lamantia, Janette, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $247,500 affecting property located at 177 Bowser Road, Middletown 10940. Filed April 20.

Edwards, David D., as heir at law and next of kin of Elizabeth Edwards, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 356 Old Stage Road, Saugerties 12477. Filed Nov. 27.

Harris, Michael E., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $48,200 affecting property located at 23 Greenkill Road, Rosendale 12411. Filed Nov. 25.

Lichtenberg, Robert J., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $166,500 affecting property located at 217 Beaver Dam Road, Grahamsville 12740. Filed Nov. 23.

Finkelberg, Jay, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $222,000 affecting property located at 31 Newhard Place, Hopewell Junction 12533. Filed Nov. 23. Fritsch, Joann T., et al. Filed by Ulster Savings Bank. Action: seeks to foreclose on a mortgage to secure $220,500 affecting property located at 576 Route 42, Shandaken 12480. Filed Nov. 23. Gaber, Maged, et al. Filed by Flagstar Bank FSB. Action: seeks to foreclose on a mortgage to secure $314,650 affecting property located at 121 Goldin Blvd., Walden 12586. Filed April 20.

Harris, Shawyne, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $238,000 affecting property located at 9 Redwood Drive, Highland Mills 10930. Filed April 20. Hogan, Walter B., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $176,400 affecting property located at 29 west St., Wappingers Falls 12590. Filed Nov. 23. Jeffress, Donna Marie, et al. Filed by Citifinancial Co. Action: seeks to foreclose on a mortgage to secure $381,565 affecting property located at 226 New Salem Road, Kingston 12401. Filed Nov. 23.

Polanco, James, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $208,000 affecting property located at 123 Highland Ave., Maybrook 12543. Filed April 20. Rios, Hector, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $144,600 affecting property located at 284 Heritage Lane, Unit 2B, Monroe 10950. Filed April 17. Ropke, Lisa, et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $220,000 affecting property located at 91 Boehmler Road, Sparrowbush 12780. Filed April 20.

FIGURES Russo, Sal, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $100,000 affecting property located at 1 Grove St., Godeffroy 12729. Filed April 20.

The Bank of New Mellon, as owner. $4,750 as claimed by Dependable Field Services, White Plains. Property: 77 Canterbury Road, Montgomery. Filed Nov. 18.

Sachs, Michael S., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $217,500 affecting property located at 2 Tyler St., Montgomery 12549. Filed April 20.

The Warwick Yard LLC, as owner. $67,962 as claimed by Ground Control Excavating Inc., Warwick. Property: 120 State School Road, Warwick. Filed Nov. 25.

Unknown heirs to the estate of Sandra L. Steele, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $80,000 affecting property located at 7 Surico Drive, Poughkeepsie 12601. Filed Nov. 19. Vaillancourt, Paul W., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $215,473 affecting property located at 992 Route 343, Dover Plains 12522. Filed Nov. 23. Vandermeijden, Patricia E., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $257,500 affecting property located at 35 Harth Drive, New Windsor 12553. Filed April 17. Verlaque, Richard J., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $650,000 affecting property located at 14 Tower Hill Loop. Tuxedo Park 10987. Filed April 17.

MECHANIC’S LIENS 303 Tower Drive LLC, as owner. $5,189 as claimed by Affordable Paving by P. Young LLC, Montgomery. Property: 303 Tower Drive, Wallkill. Filed Nov. 17.

Warwick Community Bandwagon Inc., as owner. $54,610 as claimed by DTM Development Ltd., Monroe. Property: 11 Hamilton Ave., Warwick 10990. Filed Nov. 18. WP3 LLC, as owner. $228,267 as claimed by H. Reynolds and Son Inc., Central Valley. Property: in Woodbury. Filed Nov. 30.

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

Doing Business As Edward A. Boll Company Inc., d.b.a. Ebco, 15 Rose Lane, Wallkill 12589. Filed Nov. 25. Golden Spoon Inc., d.b.a. The Golden Ginza, 24-28 Broadway, Kingston 12401. Filed Nov. 25. Rock City Venture Inc., d.b.a. Rock City Rentals, 33 Rock City Road, Woodstock 1249. Filed Nov. 25. S Plus S Creative Inc., d.b.a. S+S Creative, 43 Hideaway Lane, Saugerties 12477. Filed Nov. 25.

Advanced Stores Company Inc., as owner. $47,592 as claimed by Original Tablet Inc., Brooklyn. Property: 32 Route 22, Pawling. Filed Nov. 23.

Tri-State Associates Services Inc., d.b.a. Greene County Pennysaver, 71 Ten Broeck Ave., Kingston 12401. Filed Nov. 25.

Carlucci, Steven W., et al, as owner. $550 as claimed by Joshya Bodaniel, Poughkeepsie. Property: 61 Todd Hill Road, Poughkeepsie. Filed Nov. 24.

Partnerships

DG Strategic II LLC, Goodlettsville, Tenn. $20,185 as claimed by Consolidated Electrical Distributors Inc., Louisville, Ky. Property: 1170 Route 17K, Montgomery. Filed Nov. 17. Hutchings, Kevin, et al, as owner. $111,747 as claimed by Fresh Start II Cleaning LLC, Pine Bush. Property: 144 Meadowood Road, Montgomery 12549. Filed Dec. 1. New Wave Pool and Spa LLC, Newburgh, as owner. $604 as claimed by John Abrams and Associates Insurance Agency Inc., Newburgh. Property: 403 Quaker St., Wallkill 12589. Filed Dec. 1.

Be Studios, 120 Main St., Gardiner 12525, c/o Olivia B. Treubig and Elizabeth Glover Wilson. Filed Nov. 24. Horizon Hypnosis Center, 2092 Route 302, Suite 5, Circleville 10919, c/o Elizabeth Stremouchow and Catherine Moran. Filed Nov. 19. Presto’s Magical Moments, 34 Foxwood Terrace, Modena 12548, c/o Danielle L. Presto and Dana J. Presto Jr. Filed Nov. 23.

Sole Proprietorships A Nova, 109 Franklin St., Port Jervis 12771, c/o Claudia Arghir. Filed Nov. 20. Baker Dozen Catering, 24 Vogel Way, Greenwood Lake, c/o Heather Bradford. Filed Nov. 21.

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DJ Andre The Doc, 60 Winding Brook Drive, Walden 12586, c/o Andre Miranda. Filed Nov. 28. Doug Nostrand Home Improvement, 300 Old Kings Highway, Stone Ridge 12484, c/o Douglas C. Nostrand Jr. Filed Nov. 23. Elisan Bookkeeping Services, 40 Guernsey Drive, New Windsor 12553, c/o Sandra Santos. Filed Nov. 24. Grand Hair Salon, 2 Grove St., Middletown, c/o Tamara Jones. Filed Nov. 24. Grown Folks Place, 332 Liberty St., Newburgh, c/o Runston Thomas Lewis. Filed Dec. 1. Inbound Marketers, 108 York Road South, Bloomingburg, c/o Robert Roche. Filed Nov. 24. Lakeview Motors, 102 Osseo Park Road, Monroe, c/o Gregory Paul. Filed Nov. 20. Maria DeFranco Architect and Associates, 114 Chase Road, Shokan 12481, c/o Maria F. DeFranco. Filed Nov. 25. Nutricion Natural, 90 Wickham Ave., Middletown, c/o Eulogio Saavedra. Filed Dec. 1. New York Construction, 107 Ball St., Port Jervis 12771, c/o Yimmy Lenin Argenal Filed Nov. 25. One Stop Shop, 513 Route 211 East, Middletown 10941, c/o Joshua Gill. Filed Nov. 24. R and M Services, 74 Abruyn St., Kingston 12401, c/o Melissa L. Martinez. Filed Nov. 24. REVAMP Professional Organizing Services, 3472 Cooper St., Stone Ridge 12484, c/o Anna I. Brennecke. Filed Nov. 25. Sherlock Motorsports, 237 Winterton Road, Bloomingburg 12721, c/o Torrie Beth Kolb. Filed Nov. 25. Strat 4 The Bullfrog Group, 9 Cambridge Circle, Monroe 10950, c/o Philip R. Liebman. Filed Nov. 26. Tax King, 193 First St., Unit 1, Newburgh, c/o Abdul Hakim Herring. Filed Nov. 24. Upstartz, 20 John St., Kingston 12401, c/o David N. McCarthy. Filed Nov. 23. Vinterior Repairs, 1D Springhouse Lane, Montgomery, c/o Vincent W. DeMarino. Filed Nov. 20. Wynette’s Kitchen, 157 Dolson Ave., Middletown 10940, c/o Wynette Smith. Filed Nov. 24.

LEGAL NOTICES Notice of Formation of Rocket Global, LLC Art. Of Org. filed with SSNY on 5/29/15. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 26 Noel Drive, Ossining, NY 10562. Purpose: any lawful purpose. #60254 L&C Property 1275 LLC, a domestic LLC, filed with the SSNY on 9/11/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to The LLC, 1275 E. Boston Post Rd., Mamaroneck, NY 10543. General purpose. #60255 Notice of Formation of Monaco Brothers Realty Management, LLC, a domestic limited liability company. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 10/08/15. NY Office location: Putnam County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail a copy of process to the LLC at 704 Route 6 ñ Suite 21, Mahopac, NY 10541. Purpose: For any lawful purpose. #60256 Name of Limited Liability Company (LLC): Caring Hearts Home Care, LLC. Date of filing Articles of Organization with the Secretary of State ( SSNY) 8/14/15. The LLC is located in Fairfield County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The post office address to which the SSNY shall mail a copy of any process against it served is to the principal business location at c/o 11 Fairmont Avenue, Stamford, CT 06906. Purpose of LLC is any lawful act or activity. #60263 Petro Scarm, LLC, a domestic LLC, filed with the SSNY on 10/16/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to The LLC, c/o Michael V. Petrillo, 335 Center Ave., Mamaroneck, NY 10543. General purpose. #60264 NOTICE OF FORMATION OF MAIN ELEVATOR, LLC. Arts of Org filed with Secy of State of NY (SSNY) on 09/16/15. Office location: Westchester County. SSNY designated agent upon whom process maybe served and shall mail copy of process against LLC to principal business address: 120 Kisco Avenue, Ste. D, Mt. Kisco, NY 10549. Purpose: any lawful act. #60265

Notice of Formation of CGS LLC. Arts. of Org. filed with Secy. of State of NY (SSNY) on 10/26/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Alvin Schragis, 10 Birch Lane, Scarsdale, NY 10583. Purpose: any lawful activity. #60266 Notice of formation of MDR Administrative Consulting Services, LLC, a domestic limited liability company. Articles of Organization were filed with the Secretary of State of New York (SSNY) on 02/19/2015. NY Office location: Putnam County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail a copy of process to the LLC at: 23 Wood Lane Mahopac NY 10541. Purpose: For any lawful purpose. #60267 Notice of Formation Thethi Realty LLC Arts. of Org. filed with SSNY 10/20/15. Off. Loc.: Westchester Cnty. SSNY designated as agent of LLC whom process may be served. SSNY shall mail process to: c/o the LLC, 165 Wyndcliff Road, Scarsdale, NY 10583. Purpose: All lawful activities. #60268 Druse Consulting Firm, LLC. Art. of Org. filed w/ SSNY 8/13/15. Office in Westchester Co. SSNY designated for service of process and shall mail to Reg. Agent: U.S. Corp. Agents, Inc, 7014 13th Ave. Ste. 202, Brooklyn, NY 11228. Purpose: Any lawful activity #60269 Notice of Formation of 14 Reimer Road, LLC, a domestic Limited Liability Company (LLC). Articles of Organization filed with the Secretary of State of NY (SSNY) on 9/28/2015. NY Office location: WESTCHESTER County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail a copy of any process against the LLC served upon him/her to The LLC, 875 Mamaroneck Avenue, Suite 400, Mamaroneck, New York 10543. Purpose: Any lawful act or activity. #60270

Notice of formation of Limited Liability Company (“LLC”) Name: SBMK ASSOCIATES LLC. Articles of Organization filed with the Secretary of State of the State of New York (“SSNY”) on September 22, 2015. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to 20 Haarlem Avenue Suite 411, White Plains, New York 10603. Purpose & Character: To engage in any lawful act or activity. #60271

NOTICE OF FORMATION OF LIMITED LIABILITY COMPANY (LLC). NAME OF LLC: LAZARUS LEADING LADIES, LLC. Arts. of Org. filed NYS Department of State 08/13/2015. Princ. off. loc.: Westchester Cty. Sec. of State designated as agent of LLC upon whom process against it may be served. Sec. of State shall mail a copy of process to the LLC, c/o United States Corporation Agents, Inc., 7014 13th Avenue, Suite 202, Brooklyn, NY 11228. Purpose: any lawful activity. #60282

Notice of Formation of Tartan RE. LLC, LLC Art. Of Org. filed with SSNY on 7/15/15. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 30 Leighton Ave., Yonkers, NY 10705. Purpose: any lawful purpose. #60272

Notice of Formation of RALPH T. GARGIULO LLC Art. Of Org. filed with SSNY on 9/4/15. Offc. Loc: 730 Pelham Rd, Apt 4G New Rochelle, NY 10805 Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 730 Pelham Rd. Apt 4G, New Rochelle, NY 10805 Purpose: Wholesale Sales #60283

The Expat Family, LLC Art. of Org. filed with NY Secretary of State (SSNY) on 10/21/15. Office located in Westchester Co. SSNY designated as agent upon which process may be served. SSNY shall mail a copy of process to The Expat Family, LLC, 106 Madison Rd, Scarsdale NY 10583, LLCís primary Business location. Purpose: any lawful business activity. #60274 11 Kathy Realty LLC, a domestic LLC, filed with the SSNY on 11/5/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to Abraham Rabadi, 321 Mclean Ave., Yonkers, NY 10705. General purpose. #60276 Neversink Acres LLC, a domestic LLC, filed with the SSNY on 9/29/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to Joseph Annunziata, 17 Arlington Rd., Scarsdale, NY 10583. General purpose. #60277 Notice of Formation of CapBrook, LLC Art. Of Org. filed with SSNY on 11/3/2015. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 226 Hunt Ln North Salem, NY 10560. Purpose: any lawful purpose. #60281

Care Soft Solution Technical Service LLC. Art. of Org. filed w/ SSNY 9/1/15. Office in Westchester Co. SSNY designated for service of process and shall mail to: The LLC, 59 Waring PL, Apt-1FL, Yonkers, NY 10703. Purpose: Any lawful activity #60284 Notice of Formation of Starblast Cleaners, LLC Art. Of Org. filed with SSNY on 11/02/15. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the Starblast Cleaners LLC, 134 Jensen Avenue Mamaroneck, NY 10543 Purpose: any lawful purpose. #60285 Notice is given of the formation of Nikos International, LLC, by the filing of Articles of Organization with the Secretary of State (SOS) of the State of New York on October 15, 2015. The office is located in Westchester County, New York. The SOS has been designated as agent of the LLC upon whom the process may be served. The SOS shall mail a copy of any process against the LLC served upon him/her to The LLC c/o Komal Choksi, 12 Baldwin Lane, Scarsdale, NY 10583. The purpose of the LLC is to engage in any lawful act or activity. #60286

Notice of Formation of Southern Cross LLC. Arts. of Org. filed with Secy. of State of NY (SSNY) on 10/28/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Wertheimer Fredman, LLC, 333 Westchester Ave., Ste. S-302, White Plains, NY 10604. Purpose: any lawful purpose. #60287 Notice of formation of 250 South Columbus, LLC. Arts. of Org. filed with SSNY on 11-04-15. Office location Westchester County. SSNY designated as agent for service of process upon LLC. SSNY shall mail process to Dennis Douglas 41 West Lincoln Avenue, Mount Vernon NY, 10550. Purpose: Any lawful purpose. #60290 Notice of formation of Limited Liability Company (ìLLCî). Name: Niagara Gateway LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on November 10, 2015. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Niagara Gateway LLC, 1055 Saw Mill River Road, Suite 204, Ardsley, New York 10502. Purpose/character of LLC is to engage in any lawful act or activity. #60291 Notice of formation of Limited Liability Company (ìLLCî). Name: Niagara Gateway Manager LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on November 10, 2015. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Niagara Gateway Manager LLC, 1055 Saw Mill River Road, Suite 204, Ardsley, New York 10502. Purpose/character of LLC is to engage in any lawful act or activity. #60292 Notice of formation of Limited Liability Company (ìLLCî). Name: Niagara Gateway Associates I LLC. Articles of Organization filed with the Secretary of State of the State of New York (ìSSNYî) on November 10, 2015. N.Y. office location: Westchester County. The SSNY has been designated as agent of the LLC upon whom process against it may be served. The SSNY shall mail a copy of any process to Niagara Gateway Associates I LLC, 1055 Saw Mill River Road, Suite 204, Ardsley, New York 10502. Purpose/character of LLC is to engage in any lawful act or activity. #60293

Notice of Formation of EEJ REALTY LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 5/22/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 505 White Plains Rd., Eastchester, NY 10709. Purpose: any lawful act or activity. #60295 Biga Realty LLC, a domestic LLC, filed with the SSNY on 11/12/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to The LLC, 1 Frederick Ct., Harrison, NY 10528. General purpose. #60296 Notice of Formation of Look Glowing, LLC. filed with NYS Department of State on 4/17/2015. Office Loc: Westchester County. Danielle L. Della Pella has been designated as agent of the LLC upon whom process against it may be served. NYS Department of State shall mail a copy of process to the LLC, c/o Danielle Della Pella at its principal business location: 465 Chappaqua Rd., Briarcliff Manor, NY 10510. Purpose of business: any lawful activity. #60297 LEGAL NOTICE Hudson Valley Kayaks LLC has filed articles of organization with the Secretary of State of NYS on 07/28/2015. The offices of this company are located in Westchester County, NY. The Secretary of State has been designated as agent of the limited liability company upon whom process against it may be served. The address to which the Secretary of State shall mail a copy of any process against the limited liability company served upon him or her is Legalinc Corporate Services Inc., 90 State Street Ste 700 Box 80, Albany, NY 12207 The company is organized to conduct any lawful business for which limited liability companies may be organized. #60298 Notice of Formation of An Innovative Nightlife Experience, LLC. Arts. of Org. filed with SSNY on 10/07/2015. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to James A. Mantey, 1527 Crescent Dr. Tarrytown, NY 10591. Purpose: any lawful act or activity. #60299

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NOTICE OF FORMATION OF LIMITED LIABILITY COMPANY (LLC). NAME: GARCHABALA HOLDINGS, LLC Articles of Organization were filed with the NY Secy. of State on 10/23/2015. Office location: Westchester County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: The LLC, United States Corporation Agents, Inc., 7014 13th Avenue, Suite 202, Brooklyn, NY 11228. Purpose: any lawful business activity. #60300 Notice of Formation of 1040 Nine Acres, LLC, a domestic Limited Liability Company (LLC). Articles of Organization filed with the Secretary of State of NY (SSNY) on 10/06/2015. NY Office location: WESTCHESTER County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail a copy of any process against the LLC served upon him/her to The LLC, 8 Clark Court, Larchmont, New York 10538. Purpose: Any lawful act or activity. #60301 Class Action Recovery LLC, a domestic LLC, filed with the SSNY on 10/22/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to Rocco Salerno Esq., 575 White Plains Rd., Ste. 1, Eastchester, NY 10709. General purpose. #60302 Flyingbuchens LLC, a foreign LLC, filed with the SSNY on 8/19/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to: The LLC, c/o David Buchen, 2 Circle Rd., Scarsdale, NY 10583. General Purposes. #60303 Notice of Formation of ICU SECURITY, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 8/7/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 10 Trailhead Lane, Tarrytown, NY 10591. Purpose. Any lawful act or activity. #60304 Notice of Formation of TIANA CONSULTING, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 5/19/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Kevin McCabe, 42 Indian Run, East Quogue, NY 11942. Purpose. Any lawful act or activity. #60305

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LEGAL NOTICES Notice of Formation of CHAAAD Consulting LLC Art. Of Org. filed with SSNY on 11/19/15. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 3108 High Ridge Rd, Yorktown Hts., NY 10598. Purpose: any lawful purpose. #60306 Notice is hereby given that an on-premise license, #1289892 has been applied for by Nikko Steakhouse & Lounge Inc. to sell beer,wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 230 White Plains Road Tarrytown, NY 10591. #60307 Notice of Formation of JEFF GRASSO CUSTOM BUILDING LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 11/10/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 43 Beechwood Avenue, New Rochelle, NY 10801. Purpose: any lawful act or activity. #60308 Notice of Formation of CDJWB REALTY, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 10/29/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o Colin Brooks, 249 Stone Hill Road, Pound Ridge, NY 10576. Purpose: any lawful act or activity. #60309 Notice of Formation of Armed Wright Security LLC Arts. of Org. filed with SSNY on 07/07/2015. Office loc: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to 8 South 15th Avenue Apt 3B Mount Vernon, NY 10550. Purpose - any lawful activity. #60310 Notice of Formation of Greiner-Maltz Realty Advisors, LLC Art. Of Org. filed with SSNY on 09/22/15. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 24-09 38th Avenue, Long Island City, NY 11101. Purpose: any lawful purpose. #60311

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Name of the Limited Liability Company (LLC) Premier Accounting Solutions LLC. Date of the Article of Organization with the SSNY 10/26/2015. Registered in Westchester County. Office location: Orange County, Secy of State designated as agent upon which process may be served. Secy of State shall mail a copy of any process against it served upon him/her to 15 Ridgeview Terrace, Goshen, NY 10924. Purpose, any lawful business activity. #60312 Notice of Formation of DBaby, LLC. Arts. of Org. filed with Secy. of State of NY (SSNY) on 11/20/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: c/o The LLC, 15 Coolidge Ave., White Plains, NY 10606. Purpose: any lawful activity. #60313 Notice of Formation of CNG Logistics LLC. Arts. of Org. filed with Secy. of State of NY (SSNY) on 11/17/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: Howard Herman, Central National-Gottesman Inc., 3 Manhattanville Road, Purchase, NY 10577. Purpose: any lawful activity. #60314 Notice of Formation of Reliable Judicial Services , LLC.. filed with NY Secy of State (SSNY) on 11/9/15. Office location: Westchester County. SSNY is designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 15 Shoreview Drive, Unit 4, Yonkers, NY 10710. Purpose: any lawful activity #60315 Inspect & Detect LLC has filed articles of organization with the Secretary of State of NYS on 11/20/2015. The offices of this company are located in Putnam County, NY. The Secretary of State has been designated as agent of the limited liability company upon whom process against it may be served. The address to which the Secretary of State shall mail a copy of any process against the limited liability company served upon him or her is 18 Apple Lane, Putnam Valley, NY 10579 The company is organized to conduct any lawful business for which limited liability companies may be organized. #60316

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600 Main Street, LLC, a domestic LLC, filed with the SSNY on 11/12/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to Stenger, Roberts, Davis & Diamond, LLP, Attn: Ken Stenger, Esq., 1136 Rte. 9, Wappingers Falls, NY 12590. General purpose. #60317 Notice of Formation of NORTHWOOD MOTORS, LLC. Arts. of Org. filed with the Secy of State of NY (SSNY) on 9/18/15. Office location: Westchester County. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to: 727 Central Ave., Scarsdale, NY 10583. Purpose: any lawful act or activity. #60318 Fava Vita, LLC, Art. of Org. filed with NY Secy. of State on 11/09/2015. Office located in Westchester Co. Secy. of State designated as agent upon which process may be served. Secy. of State shall mail a copy of any process against it served upon him/ her to: c/o United States Corporation Agents, Inc., 7014 13th Avenue, Suite 202, Brooklyn, NY 11228. LLC may engage in any lawful act or activity for which a limited liability company may be formed. #60320 THE ANNUAL RETURN OF THE GOLUB FAMILY FOUNDATION, INC for the year ended 11/30/14 is available at its principal office located at 7 Trailís End Chappaqua, NY 10514 914.238.4440 for inspection during regular business hours by any citizen who requests it within 180 days hereof. Principal Manager of the Foundation is Bonnie Golub #60321 Notice of Formation of Global HRIM, LLC Art. Of Org. filed with SSNY on 8/6/15. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 7 Dogwood Ln, Irvington NY 10533. Purpose: any lawful purpose. #60322 1 Woodland Rd Associates LLC, a domestic LLC, filed with the SSNY on 11/17/15. Office location: Westchester County. SSNY is designated as agent upon whom process against the LLC may be served. SSNY shall mail process to David Sarner, 129 Oak Ridge Rd., Pleasantville, NY 10570. General purpose. #60323

SUPREME COURT OF THE STATE OF NEW YORK ñ COUNTY OF WESTCHESTER INDEX # 70704/13 FILED: 11/23/2015 SUPPLEMENTAL SUMMONS AND NOTICE Plaintiff designates Westchester County as the place of trial. Venue is based upon the County in which the mortgaged premises are situated. OCWEN LOAN SERVICING, LLC, Plaintiff(s), against MERRY LYONS, DORIS GASTON, unknown heirs at law of DORIS GASTON and if they be dead, any and all persons unknown to plaintiff, claiming, or who may claim to have an interest in, or generally 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, lienors and assigns, all of who and whose names, except as stated, are unknown to plaintiff; KOWAN LYONS, unknown heirs at law of ARETHA LYONS and if they be dead, any and all persons unknown to plaintiff, claiming, or who may claim to have an interest in, or generally 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, lienors and assigns, all of who and whose names, except as stated, are unknown to plaintiff; NEW YORK STATE DEPARTMENT OF TAXATION AND FINANCE, UNITED STATES OF AMERICA, “JOHN DOE #11” through “JOHN DOE #23,” the last twelve names being fictitious and unknown to plaintiff, the persons or parties intended being the tenants, occupants, persons or corporations, if any, having or claiming an interest in or lien upon the premises, described in the complaint, Defendant(s). TO THE ABOVE NAMED DEFENDANTS: 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 ATTORNEYS 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 YOU 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. YOU ARE HEREBY SUMMONED to answer the complaint in this action and to serve a copy of your answer, or, if the complaint is not served with this summons, to serve a notice of appearance on the Plaintiff’s attorney within 20 days after the service of this summons, exclusive of the day of service (or within 30 days after the service is complete if this summons is not personally delivered to you within the State of New York); The United States of America, if designated as a Defendant in this action, may appear within (60) days of service thereof and in case of your failure to appear or answer, judgment will be taken against you by default for the relief demanded in the complaint. NOTICE OF NATURE OF ACTION AND RELIEF SOUGHT: THE OBJECT of the above captioned action is to foreclose on a mortgage dated June 21, 2007, executed by ARETHA LYONS AND DORIS GASTON to BANK OF AMERICA to secure the sum of $251,500.00 and recorded in Document 472040432, in the Office of the CLERK of the County of WESTCHESTER on July 30, 2007, which mortgage was assigned to OCWEN LOAN SERVICING, LLC., by assignment of mortgage which is dated June 21, 2007, covering premises known as 19 Belknap Avenue, Yonkers, NY 10710-5403, (Section 3 Block 3145 and Lot 42.43). The relief sought in the within action is a final judgment directing the sale of the premises described above to satisfy the debt described above. To the above named Defendants: The foregoing summons is served upon you by publication pursuant to an order of the Hon. Sam D. Walker, Justice of the Supreme Court of the State of New York, and filed along with the supporting papers in the Office of the Clerk of the County of Westchester on November 16, 2015. This is an action to foreclose on a mortgage. ALL that certain plot, piece or parcel of land, with the buildings and improvements thereon erected, situate, lying and being in the City of Yonkers, County of Westchester and State of New York, Section 3 Block 3145 and Lot 42.43, said premises known as 19 Belknap Avenue, Yonkers, NY 10710-5403. YOU ARE HEREBY PUT ON NOTICE THAT WE ARE ATTEMPTING TO COLLECT A DEBT AND ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. By reason of the default in the payment of the monthly installment of principal and interest, among other things, as hereinafter set forth, Plaintiff, the holder and owner of the aforementioned note and mortgage, or their agents have elected and hereby accelerate the mortgage and declare the entire mortgage indebtedness immediately due and payable. The following amounts are now due and owing on said mortgage, no part of any of which has been paid although duly demanded: the entire unpaid principal balance of $249,760.93 to be immediately due and payable under the mortgage herein foreclosed, plus interest at the rate calculated in accordance with the provisions of the note from May 1, 2008, together with unpaid late charges in the amount of $332.19 that have accrued prior to this action as of April 9, 2013. UNLESS YOU DISPUTE THE VALIDITY OF THE DEBT, OR ANY PORTION THEREOF, WITHIN THIRTY (30) DAYS AFTER YOUR RECEIPT HEREOF THAT THE DEBT, OR ANY PORTION THEREOF, IS DISPUTED, THE DEBTOR JUDGMENT AGAINST YOU AND A COPY OF SUCH VERIFICATION OR JUDGMENT WILL BE MAILED TO YOU BY THE HEREIN DEBT COLLECTOR. IF APPLICABLE, UPON YOUR WRITTEN REQUEST, WITHIN SAID THIRTY (30) DAY PERIOD, THE HEREIN DEBT COLLECTOR WILL PROVIDE YOU WITH THE NAME AND ADDRESS OF THE ORIGINAL CREDITOR. IF YOU HAVE RECEIVED A DISCHARGE FROM THE UNITED STATES BANKRUPTCY COURT, YOU ARE NOT PERSONALLY LIABLE FOR THE UNDERLYING INDEBTEDNESS OWED TO PLAINTIFF/CREDITOR AND THIS NOTICE/DISCLOSURE IS FOR COMPLIANCE AND INFORMATIONAL PURPOSES ONLY. HELP FOR HOMEOWNERS IN FORECLOSURE New York State requires that we send you this notice about the foreclosure process. Please read it carefully. SUMMONS AND COMPLAINT You are in danger of losing your home. If you fail to respond to the Summons and Complaint in this foreclosure action, you may lose your home. Please read the Summons and Complaint carefully. You should immediately contact an attorney or your local legal aid office to obtain advice on how to protect yourself. SOURCES OF INFORMATION AND ASSISTANCE The State encourages you to become informed about your options in foreclosure. In addition to seeking assistance from an attorney or legal aid, there are government agencies, and non-profit organizations that you may contact for information about possible options, including trying to work with your lender during this process. To locate an entity near you, you may call the toll-free helpline maintained by New York state Banking Department at 1-877-Bank-NYS or visit the Departmentís website at www.banking.state.ny.us #60319

o y w l i n e m d a F BUSINESS AWARDS

A call for nominations Help us celebrate the backbone of your community — the family-owned businesses that keep Fairfield and Westchester counties alive. For the third year, we are honoring the dedicated entrepreneurs who continue to create opportunity for the next generation. Tell us about your own business or a family-owned business you think deserves recognition.

Awards Celebration FEBRUARY 25  5:30 P.M. 1133 WESTCHESTER AVE., WHITE PLAINS

VISIT westfaironline.com to submit a nomination. DEADLINE January 15, 2016. CONTACT Danielle Brody at 914-358-0757 or dbrody@westfairinc.com for more information.

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DECEMBER 7, 2015

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POWERFUL WOMEN in

SCIENCE RESEARCH MEDICINE ON A COLLISION COURSE?

ELLEN LEVEE

JANE BRODY

Don’t miss this thought-provoking panel of renowned women in the industry, including JANE BRODY, personal health columnist for The New York Times; and ELLEN LEVEE, senior director of veterinary services and Vivarium Operations for Regeneron Pharmaceuticals Inc.

HOST & LOCATION: The College of New Rochelle | SAVE THE DATE: January 21

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BUSINESS JOURNAL

For more information, contact Danielle Brody at 914-358-0757 or email dbrody@westfairinc.com.