914INC - May/June 2026 by Today Media

THE THE BUSINESS BUSINESS MAGAZINE MAGAZINE OF WESTCHESTER OF WESTCHESTER

WUNDERKINDS 2026 THE COUNTY’S BEST AND BRIGHTEST YOUNG LEADERS

MAY/JUNE 2026 $5.99 westchestermagazine.com

FROM LEFT, LAURA LULGJURAJ, LIBERTA BARCIA, DERICK ANSAH

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GHP OFFICE REALTY Congratulates

Michael Conigliaro

And All Of The 914 Inc. 2026 Wunderkinds GHP Office Realty, LLC

Four West Red Oak Lane White Plains, NY 10604 914.642.9300 ghpoffice.com

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THE INFRASTRUCTURE IMPERATIVE TRANSIT, DEVELOPMENT, AND THE SYSTEMS SHAPING WESTCHESTER’S GROWTH. Infrastructure remains one of the biggest hurdles to new development. Hear from Metro-North Railroad and industry leaders on the systems shaping Westchester’s next wave of investment. PLUS! Preview the 2026 edition of WCA’s Real Estate Policy Playbook, featuring a new chapter on regional infrastructure challenges. Thought-provoking discussions

WESTCHESTER COUNTY ASSOCIATION

Real Estate Summit May 13, 2026

4:00 PM – 7:30 PM Westchester Country Club, Rye, NY

Actionable insights Networking with key decision-makers

914INC. MAY/JUNE 2026

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contents

MAY/JUNE 2026 VOL. 17, NUMBER 2

ALSO IN THIS ISSUE 12 ThINC Out Loud A note from the editor.

15 ThINC Positive

Get a sense of day-to-day life at the helm of real estate juggernaut Houlihan Lawrence from CEO and president Liz Nunan; cheers to Captain Lawrence Brewing Company for 20 years of craft beers and building community; see where our media colleagues have been out and about.

38 21 ON THE COVER Wunderkinds

We read through a record number of nominations to find under-35 go-getters making waves in fields such as healthcare, law, finance, nonprofit, real estate, hospitality, and more. Prepare to be impressed—and rest assured, the county’s future is in great hands. By Jonna Gallo Weppler

Four small business expenses worth the investment; the AI tool your competitors are already using; the pros of creating a newsletter; a website worth bookmarking.

38 The Rise of Mixed-Use Real Estate

Forward-thinking developers are turning unused industrial sites, empty lots, and old buildings into mixed-use developments to help ease the housing shortage. Welcome to the new neighborhoods. By Susan Schulz Wuornos

44 Waste Not, Want Not

Businesses big and small are finding that earth-friendly moves can significantly boost their bottom lines. All together now: Sustainability for the win! By Lambeth Hochwald

COVER CREDITS

Shot by Doug Schneider, Doug Schneider Photography. dougschneiderphoto.com, @doug_schneider Styling by Ilise Harris, Ilise Harris Makeup/Hair. iliseharris.com, @iliseharris Location: Kanopi in White Plains, atop the Opus Hotel, White Plains. kanopitherestaurant.com, @kanopitherestaurant

FROM TOP: STEVE FROM SUMMIT AERIAL SERVICES; COURTESY CAPTAIN LAWRENCE BREWING COMPANY

61 ThINC Fast

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“Exactly three weeks to the day I got a new heart...”

Jennifer Dering Cross River, NY

After months of uncertainty, Jennifer found answers at Westchester Medical Center. Diagnosed with severe heart failure, she received a lifesaving transplant from our organ Transplant Center and award-winning Cardiology Department, giving her a second chance at life. Stories like Jennifer’s show how advanced expertise, innovation, and compassionate care come together at WMCHealth to redefine heart care for our communities. Watch her story at wmchealth.org/patientstories.

Follow Jennifer’s Incredible Story: wmchealth.org/patientstories

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A DIVISION OF TODAY MEDIA, A MARTINELLI HOLDINGS LLC.

INVESTING IN TOMORROW

EDITORIAL Editorial Director Linda Fears Editor in Chief Jonna Gallo Weppler Associate Editor Jessica Jafet Editorial Assistants Alli Dempsey, Parker Piccolo Hill ART Group Creative Director Jeffrey Saks Art Director Lisa M. Kelsey CONTRIBUTORS Contributing Editor Amber Katz Writers Lambeth Hochwald, Susan Schulz Wuornos

AVE HAMILTON GREEN

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The Cappelli Organization and its subsidiaries, Cappelli Development and LRC Construction, are prominent leaders in real estate development and construction in the Northeast with a 45-year track record of proven excellence. From concept to completion, we bring a unique and well-rounded perspective to every project we oversee. Real Estate Investment / Development Management Construction Management / General Contracting Concrete Superstructure

DIGITAL Associate Digital Publisher Sabrina Sucato Director of Digital Strategy Greg Mathias Senior Digital Editor Veronika Stetska Associate Digital Editor Kaitlyn Skees Digital Advertising Operations Manager Meghan Merry Digital Operations Associate Lisa Androwski Lead Digital Strategist Mike Rocheleau Digital Marketing Specialist Jill Siegel Digital Producers Cynthia Healy, James Maley HOW TO REACH US Editorial 914.345.0601 edit@westchestermagazine.com Production 914.345.0601 x125 production@westchestermagazine.com

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914INC.MAY/JUNE 2026, Vol. 17, Number 2. Copyright ©2026 (ISSN: 25757385; USPS: 20470) is published six times per year by Today Media, a Martinelli Holdings LLC, 2 Clinton Avenue, Rye, NY 10580. Periodicals postage paid at Rye, NY, and additional mailing offices. All rights reserved. 914INC. is a registered trademark of Today Media, a Martinelli Holdings LLC. The contents of this publication may not be reproduced either in whole or in part without the written consent of the publisher. 914INC. assumes no responsibility for unsolicited materials. Subscription: $19.96 a year. Call 800.254.2213. ATTENTION POSTMASTER: Send address changes to 914INC., PO Box 291785 Kettering, OH 45429. Address changes should be accompanied by a mailing label from a recent issue.

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A DIVISION OF TODAY MEDIA, A MARTINELLI HOLDINGS LLC.

Group Publisher Robert Martinelli Publisher Steve Aaron Associate Publisher Jack A. Martinelli ADVERTISING Senior Multimedia Account Manager Luanne McCabe Multimedia Account Managers Matthew Bonanni, Ali Cocco, Jill Coronel, Ana Medina Mantini, Frank Tarascio Digital Sales Manager Pam Fleming Senior Writer Karen Odom Sales Support Manager Angie Boreland Publisher’s Representatives MBG Media Sales, Inc., MCase Media MARKETING Head of Marketing Jacqueline S. Graziano Director of Marketing Jennifer D’Ambrosio Distribution Manager Paul Greicius Marketing & Events Coordinator Michelle Carroll Associate Art Director Arlene So Marketing & Events Assistants Danielle Davanzo, Amanda Savino, Daniella Schneider ADMINISTRATION Controller & Director of Operations Donna Kraidman Office & Building Manager Natalie Martelli Accounting Manager Nicole Jones Accounts Receivable/Logistics Manager Jennifer Schuele Accounts Receivable Specialist Nancy Evans Staff Accountant Nancy Nyce Jr. Staff Accountant Jennifer Floor CIRCULATION Senior Audience Development Manager Lisa Bennett TODAY MEDIA CUSTOM COMMUNICATIONS COO/Group Publisher Richard J. Martinelli HOW TO REACH US Advertising 914.345.0601 x138 sales@westchestermagazine.com Circulation/Subscriptions 800.254.2213 914inc@sfsdayton.com Marketing 914.345.0601 x146 marketing@westchestermagazine.com Today Media, A MARTINELLI HOLDINGS LLC President Robert F. Martinelli Secretary/Treasurer Richard J. Martinelli In Memoriam: Chairman of the Board Angelo Martinelli (1927-2018) Vice President Ralph A. Martinelli (1962-2019)

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2026

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( come to thINC of it )

Great to meet you!

Never miss an issue. Scan and subscribe!

Jonna Gallo Weppler Editor in Chief

Two of the Wunderkinds— Andrew Nickoletos and Joe D’Aloisio—are brothers-in-law, married to sisters Samantha and Nicolette. I happened to learn this tidbit at the photo shoot (but unfortunately not in time to get a shot of them together). I quickly assumed and Joe confirmed for me that these gents have one very happy mother-in-law.

Huge thanks to the team at Kanopi in White Plains, especially Chef Anthony Gonçalves and event whiz Colin Mead, for taking such wonderful care of us at our photo shoot. As if the sunlightfilled space 42 stories above street-level wasn’t enough of a treat, they even made our team a delicious lunch. Lucky us! Find out more about the restaurant and events at kanopitherestaurant.com.

DOUG SCHNEIDER

or some reason I thought it was the artist Andy Warhol who said youth was wasted on the young. But upon Googling the reference to make sure, I found it was actually the playwright George Bernard Shaw. (Who knew? Not me, apparently.) Anyway, the reason that phrase has been rattling around in my brain lately is because I’ve been working nonstop on our annual Wunderkinds feature, which is now in your hands. This is a sizable undertaking, including carefully reviewing applications to zero in on this year’s best of the best, planning a photo shoot involving 30+ people, and writing the feature to properly introduce the winners. And in all my many interactions with the 26 under-35 superstars selected, never ONCE did I get the impression that youth was wasted on them. They are an incredible bunch, equal parts hardworking and humble, making their marks across fields including law, finance, healthcare, higher ed, nonprofit, and more. And they’re just getting started! Speaking of which—I know that feeling, of being at the beginning of a hopefully long, promising road; I only just recently joined the Today Media team as editor in chief of this amazing magazine. What an honor to take the wheel at the only media brand devoted to driving conversation around business in Westchester. There is so much going on here, in a wildly diverse ecosystem that contains global players (PepsiCo, IBM, Regeneron, Mastercard), numerous award-winning healthcare systems, leading real estate companies, essential nonprofits, thriving franchises, successful small- and mid-sized businesses, and startups, too. We are here for all of it, and hope you will be, too. See you soon.

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LISTENING. CARING.

THE WAY MEDICINE WAS MEANT TO BE

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914INC. Magazine 16th Annual Wunderkinds Awards (Under 35) Congratulations Nominee:

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The Captain Lawrence Brewing Company app lists what’s currently on tap.

still going strong

COURTESY CAPTAIN LAWRENCE BREWING COMPANY

Cheers to 20 Years! The founder of Captain Lawrence Brewing Company wasn’t even 21 when he started the now iconic Westchester brand. Two decades later, he wants you to know it’s party time. by kate schlientz

WESTCHESTERMAGAZINE.COM

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Founder Scott Vaccaro was learning to make beer before he could legally drink it.

Captain Lawrence 20th Anniversary Single Malt Whiskey, 90 proof and 45% ABV, is out now.

hen Scott Vaccaro successfully wheedled his mother and father to let a family friend teach him to make beer, he was just 17—in other words, still years away from being able to legally drink. But his folks wanted to support his passion, and so they allowed him to tinker with brewing in the family’s South Salem kitchen. When it came time for college, Vaccaro’s parents suggested he pursue a business degree, but after a year at Villanova he transferred to UC Davis in California to study fermentation science in hopes of ultimately becoming a professional brewer. “I told them this is where my heart is,” says Vaccaro. POST-TASSEL HUSTLE After graduation, he spent a few years brewing in California and Connecticut with his eyes on a brand of his own. In 2005 he drew up a business plan for Captain Lawrence Brewing Company, named after the street he grew up on. That summer he started construction on his first location in Pleasantville. By January 2006, the inaugural batch of Freshchester Pale Ale was sold at Lucy’s Lounge a few blocks away. His tasting room opened the following month, with relatives pitching in to sell flights and the county’s first growlers-to-go. For the first few years, Vaccaro acted as his own distributor, delivering kegs to local restaurants, bars,

Time to Celebrate

Scott Vaccaro and his team are planning an anniversary party on May 15th. VIP tickets will be sold in advance; walkins will also be welcome. Check the website or app for more info.

TIME TO LEVEL UP Five years later, Vaccaro relocated Captain Lawrence to a much larger facility in Elmsford, affording him more room for customers and to play with experimental batches. Over the years, the brewery has grown to 33,000 square feet including a full-service restaurant. His ever-evolving empire now includes small-batch whiskey and canned cocktails, a second facility in Mount Kisco, and a popular food truck. Plenty of accolades confirm Vaccaro’s vision: 10 Great American Beer Festival (GABF) awards, a World Beer Cup gold medal, and numerous nods from the NY Craft Beer Competition and TAP New York Craft Beer & Wine Festival. Today, the brewery produces over 28,000 barrels of beer a year. Captain Lawrence is widely available on tap in restaurants, on store shelves, in over 7 states on the East Coast, and overseas in Europe, the UK, Scandinavia, and Japan. Vaccaro credits his company’s success not only to making good beer but to the relationships he has carefully nurtured. “Everyone wants to support local,” he points out. “Westchester is still our biggest and best market.”

COURTESY CAPTAIN LAWRENCE BREWING COMPANY; STOCK.ADOBE.COM / BITTER (MUGS)

and grocery stores in his Jetta. With craft beer rapidly gaining momentum, the biggest challenge was not brewing but building relationships. “People would ask me, ‘What are you offering that’s different?’”Vaccaro recalls. His answer was personal, simple, truthful: “I’m local. I’m here. I’m working directly with you, small business to small business.”

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A Day in the Life of

Liz Nunan

COURTESY LIZ NUNAN

Longtime licensed real estate broker Liz Nunan ultimately oversees 1450 agents across 32 offices for Houlihan Lawrence, the number-one brokerage in the state north of New York City. She leads with confidence and perspective honed over nearly three decades with the company and rarely misses a happy hour or pickleball tournament, even when her days are long. I get up at 5:45 every day, though I might hit the snooze button a few times on the weekends. I definitely consider myself a morning person, though if you told that to 25-yearold me, I would have laughed hysterically and not believed it. It used to be a struggle to get up early but then again, I was probably staying up a lot later back then. The first thing I do is settle in with a large cup of coffee. I love my quiet time and don’t even turn on the TV. I go over my schedule for the day and scan through overnight emails. My husband and I talk about what our days look like, what we might want to make or do for dinner and then it’s off to get ready for work and start on my list of calls. The beauty of my job is that no two days are alike and I love that. Depending on the day, you could catch me at our corporate home office in Rye Brook or out visiting one of our offices throughout Westchester, Putnam, Dutchess, and Columbia counties in New York and in Fairfield County,

Connecticut. I’m usually out by 8:30 or earlier if I have farther to go. If I feel like I need some more caffeine, I stop into the Starbucks at the Rye Ridge Shopping Center for an iced non-fat latte. I spend a lot of time in my car and like to listen to books or podcasts. My most recent favorites are the book “Unreasonable Hospitality” by Will Guidara and The Mel Robbins Podcast. (Love her.) On a typical morning, I meet with our senior leadership team for a catch up on everything.

It’s an important touch point for all of us. There’s always a lot going on throughout the year, whether it’s award season, planning events, or just working on our overall strategy. We’re a very close, collaborative team. Lunch usually depends on my schedule. If I’m in the office with back-toback meetings, I’m lucky to have the time to grab some peanuts. If I’ve been at a morning sales meeting at one of our offices and heading back to my own office for the rest of the day, I’ll swing by one of my

favorite places to grab lunch to go. G. E Brown in Bedford, Green & Tonic in Rye Brook, Aux Délices in Greenwich or Darien are all in my rotation. Some days you may even catch me having a civilized lunch out with an agent, sales manager, or the head of our title or mortgage companies. Moderne Barn in Armonk, Aurora or Ruby’s Oyster Bar & Bistro in Rye, and even the Millbrook Diner are favorites for that. Afternoons are typically busy. I meet regularly with various department heads of both Houlihan Lawrence as well as our parent company, HomeServices of America (HSoA). Some days it’s a Teams meeting with the HSoA leadership team and all of my peers at the other HSoA owned companies across the country; it’s a great group of leaders and we meet regularly to share and collaborate. The best is when we’re all together in person which happens

Liz Nunan happily prioritizes both business events and teambuilding get-togthers.

a few times a year, but the calls are just as energizing and informative. I usually leave the office a little before 6pm for the 30-minute drive home, if I’m heading there. There are a lot of events that we do as a company, and I try to go to as many as I can because I love spending time with our agents outside of the office. Whether there’s a happy hour hosted by our mortgage or title company or a pickleball or bowling networking event held by multiple offices, you will see me there. So many of our agents have been with Houlihan Lawrence for a long time and I’ve been with the company for nearly 30 years so getting together is like being with family. We all seem to fully support the motto of work hard, play hard! Until recently, it’s mostly just been me and my husband cooking dinner, because our daughter is grown and lives in Maryland. But last summer, our niece moved in with us when she graduated from Fairfield University and started her first job in Darien. We’ve binge-watched more TV shows with her than we did all through COVID and we’re also working out together in the evenings. It’s so fun having a young person in the house again. I try not to spend too much time on my phone at night, but I do at least check my Outlook calendar to see where the next day will be taking me. Then it’s off to bed around 9:30 or 10pm.

WESTCHESTERMAGAZINE.COM

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[

Our marketing dream team of Jennifer D’Ambrosio, Jackie Graziano, Daniella Schneider, Tiffany O’Connell, Michelle Carroll, Amanda Savino, and Carley Hoffis pulled off Unveiled: A Boutique Bridal Brunch without a hitch at the luxe VIP Country Club in New Rochelle. Future brides and grooms sampled scrumptious fare, browsed beautiful gowns, and connected with dozens of the area’s best vendors, including florists, photographers, and entertainers.

Out & About

]

As much fun as it is to produce print magazines, we also love making the rounds at Westchester meet-and-greets, expos, and other special events. Here’s a look at where we’ve been lately. (Maybe we’ll see you next time!) by jessica jafet

Women’s History Month set the stage for an afternoon of powerful conversation at the Hudson River Museum’s Modern Women with a Modern Vision: Panel Discussion. According to Today Media Editorial Director Linda Fears, a featured panelist, “It was truly an honor to take part in such a meaningful exchange and connect with remarkable women leaders in our community.”

Builders and interior designers convened at the luxe California Closets showroom in Hawthorne to meet Amy Conway, the recently appointed editor in chief of Westchester Home (and co-executive editor of Westchester Magazine). Alongside publisher Steve Aaron, Conway shared her plans to spotlight innovative architects and designers, spectacular homes, key trends, and more.

The Zwilling Cooking Studio in Pleasantville set the table for Hudson Valley Restaurant Week with a flavorful kickoff. A capacity crowd, including Hudson Valley magazine publisher Lauren Buerger, third from left, with Westchester County Executive Ken Jenkins to her right, feasted on delicious bites from Freddy’s Restaurant (Pleasantville), Red Horse by David Burke (White Plains), and Dubrovnik (New Rochelle). 18

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Congratulations Ryan

For being honored as one of 914INC’s 2026 Wunderkinds. Your entire Team is very proud of you.

Ryan Hirt

Development Director

Devoted to the health of the people and communities of the Hudson Valley

Derick Ansah, Wealth Advisor Congratulations to Derick on being named as a 2026 Wunderkind Honoree. Tompkins is proud to celebrate your well-deserved recognition.

www.tompkinsfinancialadvisors.com

WESTCHESTERMAGAZINE.COM

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WUNDERKINDS

Meet the

PHOTOGRAPHY BY DOUG SCHNEIDER STYLING BY ILISE HARRIS

MELISSA M c M O N AG L E

PHOTO CREDITS

2026

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The talent pool in this county definitely runs deep. It’s our pleasure to introduce this year’s class of under-35 go-getters— they’re learning, leading, and lighting our way. by jonna gallo weppler

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PHOTO CREDITS

CIARA MULLIGAN

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MELISSA McMONAGLE, 28

DEVELOPMENT AND COMMUNICATIONS MANAGER Pace Women’s Justice Center THE WOW FACTOR Melissa develops communications

strategies and aligns social media storytelling directly with fundraising objectives for a nonprofit legal center at Pace University that provides free civil legal representation to survivors of domestic violence, sexual assault, and elder abuse in Westchester and Putnam Counties. Among many initiatives, she implemented a new donation tracking system to improve data accuracy, created an internal bulletin to better align staff across departments and overhauled content creation to include more visually engaging pictures, graphics and videos. WHAT’S MORE In a year Melissa raised more than $50,000 in additional revenue through strategic email solicitations, increased Facebook content interactions by 46% and followers by 53%, doubled Instagram content interactions while growing followers by over 1000, and added more than 400 new newsletter subscribers.

CIARA MULLIGAN, 29

local youth of all ages, combining mission-driven design with strong operational execution to ensure programs are both impactful and economically sustainable. As a proven growth strategist, Dillon has guided organizations through 200%+ revenue growth by expanding programming, building strategic partnerships, and implementing targeted outreach and marketing strategies. “The amount of children he’s impacted is staggering,” noted one of his multiple nominators. WHAT’S MORE Through his leadership, programs provide hundreds of need-based scholarships that promote equity, confidence, and healthy habits, by ensuring that limited financial means don’t mean kids are shut out of the benefits of taking part in organized sports.

SABRINA FATA, 30

PROGRAM SUPERVISOR FOR PRETRIAL SERVICES CHOICE of New York THE WOW FACTOR Sabrina grew up with a social

worker father who advocated for at-risk youth and she was determined to find a way to help others, too. In her role at nonprofit CHOICE of NY, she works with people

ADVOCACY MANAGER Feeding Westchester

THE WOW FACTOR Ciara leads the organization’s

policy, government relations, and community engagement efforts, bridging the gap between local families, partner agencies, and policymakers. Lately, ensuring that the hard realities of hunger in Westchester are clearly understood at every level of government looks like: 200+ direct government engagements, 60+ targeted policy communication drafts, 40+ grassroots mobilization actions, 30+ media and public awareness touchpoints, 20+ unique lived-experience stories identified and shared, and 12+ legislative tours. WHAT’S MORE Her leadership has been especially vital during federal funding cuts and SNAP disruptions, helping to securing additional support for Healthy School Meals for All, Nourish New York, the Nutrition Outreach and Education Program, and the Hunger Prevention and Nutrition Assistance Program.

DILLON FAULKNER, 31

CHIEF OPERATING OFFICER Backyard Sports Cares and MVP Basketball Camp PRESIDENT Backyard Sports THE WOW FACTOR Dillon is the man behind thriving

community-based sports programs that serve 1000+

D I L LO N FAU L K N E R

SHOT ON LOCATION the class of ’26 wunderkinds were ready for their close-ups at kanopi, an incredible restaurant and penthouse event space atop the opus hotel in white plains. chef anthony gonçalves and his wife andreia, expeditor extraordinaire, lead the team in an unforgettable setting with a wall of windows that frames a view of the hudson river all the way down to the manhattan skyline. WESTCHESTERMAGAZINE.COM

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PHOTO CREDITS

S A B R I N A FATA

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residential units and more than 2 million square feet of space, including AVE Hamilton Green (White Plains), Two Clinton Park (New Rochelle), Maven (the Bronx), and Atlantic Station West (Stamford). WHAT’S MORE Greg is actively involved with the Westchester Parks Foundation and serves as a member of its Emerging Leaders Council; he is passionate about increasing awareness of the depth of offerings provided by the Westchester County Parks system.

LIBERTA BARCIA, 28

TRUSTS AND ESTATES ASSOCIATE Bleakley Platt & Schmidt, LLP THE WOW FACTOR Liberta (Libby)’s day-to-day

practice centers on highly detailed trusts, wills, petitions, and advance directives. “This work is not glamorous,” according to her boss, James Ausili, a partner at Bleakley, Platt & Schmidt in White Plains. “But Libby totally gets that what we do now has huge implications down the road for the clients we serve. She keeps at it until she figures out how we can best protect a family.” In November 2025, she was voted into the Executive Committee of the County Bar Association’s Trust & Estates and Taxation Section. WHAT’S MORE Libby was recently honored by Pace University’s Elisabeth Haub School of Law with a Shining Star Award, a designation of significant earlycareer success.

G R E G O RY M AU G E R I

to help them stay out of jail. Her efforts with at-risk early offenders between the ages of 17 to 24 have resulted in 95% not committing a second offense, and 85% have their records expunged. According to colleague Robert Marrone, her department leans heavily on her to locate MIA clients. “She’s our own private detective,” he wrote. WHAT’S MORE As one of the key players at CHOICE, Sabrina shares credit for the organization significantly expanding to serve 4000 clients a month throughout Westchester and the Bronx, with a presence all municipal offices and court houses in its service area.

GREGORY MAUGERI, 32 PROJECT EXECUTIVE RXR

THE WOW FACTOR Greg oversees the full lifecycle

of complex, from-the-ground-up mixed-use and multifamily real estate development projects in Westchester. As of 2026, he manages an active development portfolio totaling approximately $750 million and has successfully completed more than $1.5 billion in projects, including the delivery of over 1,500

L I B E RTA BARCIA

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in the transition to clean, affordable, and resilient energy. Her superpower is translating complex, technical, hardto-understand energy topics into clear, human-centered storytelling that resonates with decision-makers and community members alike. By the numbers: Under her leadership, SEPA’s LinkedIn impressions increased by more than 200% year over year, engagement rose 394%, and link clicks grew 521%. WHAT’S MORE In 2025, Goldfarb was honored with the Rising Star in Energy Branding Award from CHARGE Energy Branding, recognizing her leadership in thoughtful, resonant storytelling and brand strategy within the clean energy sector.

DERICK ANSAH, 30

ASSISTANT VICE PRESIDENT Tompkins Financial Advisors THE WOW FACTOR Derick’s work centers on guiding

clients through pivotal life and business transitions, helping family owned enterprises plan for continuity, supporting retirees in protecting their lifelong savings,

RYA N H I RT

RYAN HIRT, 25

DIRECTOR OF DEVELOPMENT Access: Supports For Living THE WOW FACTOR Ryan is responsible for increasing

community engagement, driving strategic partnerships, and leading innovative fundraising initiatives at this nonprofit, with the sole goal of expanding access to essential services for individuals and families struggling with physical, intellectual and developmental disabilities, and behavioral health challenges. According to one of his numerous nominators, he is known for his fearless approach to making introductions and building relationships that benefit both the Access: Network and the broader community. WHAT’S MORE Ryan co-led the organization’s LongTerm Giving Strategy Team, linking financial advisors to Access to help secure fiscal sustainability; he also helped build an 8-member Junior Board of Directors for the organization in less than a year.

NATALIE GOLDFARB, 32

SENIOR DIRECTOR OF EXTERNAL COMMUNICATIONS Smart Electric Power Alliance (SEPA)

N ATA L I E G O L D FA R B

THE WOW FACTOR Natalie modernized SEPA’s

integrated communications strategy at a pivotal moment

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DERICK ANSAH

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companies being able to succeed at what they do. Since joining GHP, Michael has developed such a broad base of technical expertise in building systems that he now is able to work directly with engineering to correctly resolve issues quickly and reliably. WHAT’S MORE This White Plains resident plays a key role in GHP’s Emergency Response Team; in other words, when something goes wrong anywhere on company property after hours, he’s usually the fixer.

AMANDA SEEBECK, 29

EVENTS & MARKETING COMMUNICATIONS COORDINATOR Harrison Meadows Country Club THE WOW FACTOR Amanda sees opportunities to

build business far beyond the scope of her strategic communications role at the historic Harrison country club that originally opened back in 1917, leading the creation of innovative, family-friendly programs such as the Kid Zone Winter Series and frequently welcoming 350–400+ guests to holiday themed brunches. According to her nominator, who referred to her as “both a creative force and an operational powerhouse,” she also plays a vital leadership role in elevating member engagement, satisfaction, and retention. WHAT’S MORE Amanda’s broader expertise includes planning corporate trade shows and nonprofit galas.

MICHAEL CONIGLIARO

and assisting foundations in aligning financial strategy with mission driven outcomes. He is also a Junior Board Member of Sun River Health, a nonprofit that operates more than 50 clinic locations across Westchester County, the Hudson Valley, Long Island, and New York City that develops innovative ideas to expand access to quality healthcare for underserved populations. WHAT’S MORE Ansah personally mentors students from middle school years through college to help them build confidence, leadership skills, and foundational financial literacy; he also regularly leads “Invest Days” at local branches to empower individuals to better manage their money with a future focus.

MICHAEL CONIGLIARO, 33 PROPERTY MANAGER GHP Office Realty, LLC

THE WOW FACTOR Michael is responsible for the

day-to-day management of 19 commercial buildings totaling 2,000,000 square feet. His capable, confident supervision of more than 20 employees on his field team has an undeniable ripple effect through the Westchester business community because it results in over 150

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KEVIN OLIVEROS

A L E X A A M ATO

KEVIN OLIVEROS, 34 ALEXA AMATO, 28 CONTENT MANAGER Love Social Media

COURTESY LEXA AMATO (SECOND FROM RIGHT)

THE WOW FACTOR “Alexa is someone who can take a

loose concept with very little direction and turn it into a finished product that no one else would’ve thought of, which to me is one of the best examples of innovation,” says her boss, Love Social Media founder and CEO Katie Love. “She is able to take a stale video of someone talking and transform it into a compelling masterpiece that includes transitions and elements in a way of storytelling that takes the creativity of our content to another level. And she has a true team mindset.” WHAT’S MORE Alexa recently executed a complicated video shot list in the middle of busy Times Square; she won a 2025 Reelies Award (think Oscars-meetsInstagram) for Best Salesy Reel.

RESTAURANTEUR Brothers Fish + Chips/Risotto/Maya Riviera THE WOW FACTOR Kevin’s culinary star has been on

the rise since 2011, when the Ossining High BOCES alum started the casual fine dining restaurant Brothers Fish + Chips, which he still partly owns. He began working at Risotto in Thornwood in 2012, then bought the place in 2018 and made it his own by overseeing extensive renovations and developing a crowd-pleasing new menu. Those in the know order the tableside cacio pepe, which involves a server bringing a large cheese wheel to your table and mixing in pasta right in front of you. He is also part owner of Maya Riviera in Briarcliff Manor. WHAT’S MORE “My goal is to work and grow in a field where my passion for food and cooking can be fully utilized,” he says simply. Risotto earned a Best of Westchester 2023 designation for Tableside Pasta; the memorable dish has also been featured in numerous news and magazine articles. WESTCHESTERMAGAZINE.COM

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Certified Interior Designer, credentialed by the New York Institute of Art and Design, to bring a holistic, 360° approach to buying, selling, and presenting homes in this ultra-competitive, fast-moving market. THE WOW FACTOR Raised in a family of builders and developers, Laura grew up learning about how houses are built, evaluated, and transformed. As a college student in her 20s, she was already designing residences and personally renovating investment properties.

ANGEL GRAY, 34

PROGRAM & POLICY DIRECTOR Westchester Children’s Association (WCA) THE WOW FACTOR Angel advocates across a wide

T E D DY BUGNIAZET

range of key issues, including childhood education, youth mental health and well-being, and youth justice at both the Westchester County and New York State levels, with particular focus during budget cycles, clearlu translating community needs into policy priorities and legislative action. In 2023, she helped secure a transformative grant from the Robin Hood organization to launch Parent Empowerment Groups at health centers across the county. WHAT’S MORE In May 2023, when Westchester became the first county in the nation to pass Access to Counsel legislation guaranteeing legal representation

TEDDY BUGNIAZET, 33 COMMERCIAL RISK ADVISOR Marsh McLennan Agency

THE WOW FACTOR Teddy’s secret sauce in growing

his client base and his agency’s Westchester profile is knowing exactly how to leverage the scope and resources of a global company to tailor solutions for businesses right here. Clients tend to turn to him when they feel their current insurance programs are cookiecutter, not specific to their unique needs. The avid golfer and sports fan is deeply connected to the community through both the Business Council of Westchester and the Westchester County Association. WHAT’S MORE He devotes a substantial part of his off hours serving on the Junior Board of the Access: Supports for Living Foundation, founded to help people living with challenges associated with developmental disabilities and behavioral health issues.

L AU R A LU LG J U R A J

LAURA LULGJURAJ, 33

THE WOW FACTOR Laura, an award-winning real estate pro and leader of the Laura Sells Westchester Sales Team at Houlihan Lawrence, has guided buyers and sellers through over $50 million in property sales in just seven years. Her superpower is leveraging her expertise as a 30

PHOTO CREDITS

ASSOCIATE REAL ESTATE BROKER Houlihan Lawrence

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A N G E L G R AY

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MARCO PETRUZZI

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for low-income tenants facing eviction, Angel created the Court Watchers program to generate communityinformed data on court proceedings.

MARCO PETRUZZI, 27

PROJECT MANAGER/SUPERINTENDENT Yonkers Contracting Company Inc. THE WOW FACTOR Marco is the project manager/

superintendent of all of Yonkers Contracting properties in Westchester, managing and overseeing over $1 billion worth of properties and leading a crew of over 50 people. The former apprentice plumber and facilities foreman at Pace University now ensures all properties and commercial tenants are maintained properly on behalf of a legacy company that has been around for eight decades and literally helped transform this region through building projects and highway construction. WHAT’S MORE Marco is on the committee that plans the annual Impact Golf Outing and cocktail reception, a significant event in Westchester. (This year’s takes place June 25th, impactgolfouting.com). In 2025, they raised $60,000 for Blythedale Children’s Hospital.

JOE D’ALOISIO, 33

LINDSEY HOULIHAN

CLINICAL LECTURER AND MEDIA DIRECTOR Iona University THE WOW FACTOR Joe D’Aloisio could be any number

of places on Iona University’s New Rochelle campus depending on the time of day; the 2025 Junior Faculty Award winner teaches multiple courses and runs a creative content nitiative in partnership with Iona

Athletics, which he founded to provide students with hands-on experience producing social media, live-event, and in-arena content for all varsity teams. He also played a key role in planning, developing, and launching Iona’s state-of-the-art television studio, completed last summer. WHAT’S MORE Joe leverages his professional network to connect students with growth opportunities at organizations such as ESPN, NBC, YES Network, NBC Sports, and WFAN. He’s also a freelance sports photographer (jdaloisio.myportfolio.com).

LINDSEY HOULIHAN, 27 J O E D ’A LO I S I O

COMMUNICATIONS DIRECTOR Office of NYS Senate Majority Leader Andrea Stewart-Cousins

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THE WOW FACTOR Lindsey leads all district office

communications for the highest-ranking member in the New York State Senate, managing press strategy and execution, overseeing the Senator’s digital communications and social media presence, and helping to plan and execute press events and

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culture across departments. “She makes even the hardest days lighter,” notes Malek.

ERIC DALTON, 30 VICE PRESIDENT Angels on Call Homecare

THE WOW FACTOR Eric architected a specialized

neurological ecosystem that did not previously exist in the homecare sector, resulting in one of the most significant transformations of home-based healthcare in New York State, including eight counties across the Hudson Valley. According to agency owner Pamela Fitzpatrick, “He did not just expand a company; he expanded what families believed was possible inside their own homes.” As a result, Angels on Call has evolved into a nationally recognized leader in advanced dementia and Parkinson’s care. WHAT’S MORE Recognizing the growing caregiver shortage, Eric launched a tuition-free Personal Care Aide (PCA) school, expanding access to essential healthcare careers while strengthening the organization’s long-term workforce pipeline.

SYDNEY ERICSON

ANDREW NICKOLETOS, 34 FINANCIAL ADVISOR Precision Wealth Solutions

THE WOW FACTOR Andrew guides individuals

community initiatives. She has strengthened the district office’s communications infrastructure to significantly expand the Senator’s ability to connect directly with constituents through newsletters and social media, translating complex state policies into clear, accessible information for residents. WHAT’S MORE Lindsey has led and managed the Senator’s annual Angel Project since her first year in office, a program designed to provide holiday gifts for grandparents who serve as primary caregivers for their grandchildren. The project has expanded its reach by over 40% since her first year, through more than 140 volunteers fulfilling holiday wish lists.

and families through a comprehensive three-step process—Assess, Plan, and Manage—to ensure that financial decisions are data- and analysis-driven. He is hyperfocused on the firm’s ‘Protecting Those That

SYDNEY ERICSON, 28

PROJECT MANAGER Westchester Medical Center Health Network projects spanning hospital operations and support services, consistently operating at a level far beyond her role and years of experience,” according to her supervisor, Sahar Malek. For instance, she was a key player in relocating a full-service hospital in Kingston, partnering with multiple teams to ensure seamless continuity of care. “She is widely known for being everywhere she is needed and has become indispensable to large-scale transformation efforts across the organization,” says Malek. WHAT’S MORE Sydney coordinates employee engagement programming during summer months, fostering staff connection, morale, and organizational 34

E R I C DA LTO N

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THE WOW FACTOR “Sydney supports enterprise-wide

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ANDREW N I C KO L E TO S

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CA R O L I N E K I N G

ANTHONY TO R C H I A

Protect Us’ mission, playing a pivotal role in providing specialized financial guidance and meticulously crafted plans to first responders and community heroes, which is a group that is often underserved in the financial planning industry. WHAT’S MORE He is currently working towards his Certified Financial Planner (CFP) designation, to complement his Series 7 and 66 securities licenses and life and health insurance licensure; this year Andrew was proudly named to the board of the Westchester B.L.U.E Foundation, which aids police officers in need.

CAROLINE KING, 26

BUSINESS PERFORMANCE ADVISOR Insperity THE WOW FACTOR Caroline works with businesses

through Insperity to strengthen and streamline their HR operations to optimize growth and profitability, improve employee productivity, reduce employer risk, and compete for top talent by offering more competitive benefits packages. “She has a rare combination of big-

picture vision and the willingness to do the work to bring that vision to life,” wrote one of her nominators. “She’s the type of leader who doesn’t wait until she’s ‘more experienced’ to create change. She’s doing it now.” WHAT’S MORE Caroline’s connection to Caring for the Hungry and Homeless of Peekskill (CHHOP) dates back to her high school years; now a Board Member, she advocates domestic violence survivors, veterans, immigrants, and individuals facing housing insecurity.

ANTHONY TORCHIA, 30

COO, Coral Sea Pools and Founder CEO, Best Way Technologies WOW FACTOR Anthony built a software company to solve a problem he’s lived firsthand working for his family’s Briarcliff Manor-based business, Coral Sea Pools: Contractors rely on paper tickets and group texts not because they want to, but because nothing else is simple enough to fit into real workdays. His app lets field workers capture job progress through photos and voice notes in English or Spanish and uses its software to convert that input into professional summaries for business owners and clear updates for customers.

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WHAT’S MORE He refined the product by testing workflows with Coral Sea’s 30-40 person crew, in real field conditions as opposed to theoretical ones; he bootstrapped Best Way without venture capital or outside investors and launches this summer.

STEVEN STILL, 32

HEDIYE MAMAK

ASSOCIATE ATTORNEY Abrams Fensterman, LLP

WOW FACTOR Steven collaborates closely with senior partners on high-impact cases involving election law and challenges brought under the New York Voting Rights Act. His work regularly spans the First, Second, and Third Departments of the Appellate Division, where he has both drafted winning briefs and argued appeals, and his work on the earliest cases under the New York Voting Rights Act has already shaped statewide conversation and earned coverage in News 12 and in The Hudson Independent, Democracy Docket, and other regional and national outlets. WHAT’S MORE Steven clerked for a New Jersey Superior Court Judge in the Family Division, where he

worked on cases involving child abuse/neglect, domestic violence, custody, and juvenile matters. He previously interned for both federal and state appellate judges.

HEDIYE MAMAK, 29

1ST DEPUTY COMMISSIONER City of Mount Vernon Buildings Department THE WOW FACTOR Hediye played a central role in the

COURTESY HEDIYE MAMAK (TOP RIGHT)

STEVEN STILL

department’s digital transformation in 2022 by working directly with software engineers to launch the City’s online permitting system, OpenGov. This initiative transitioned the department from a longstanding paperbased process to a fully digital platform. As a result, over 30,000 permit and application records are now accessible online. Residents can easily apply for permits, submit payments, and request inspections. Since the launch of OpenGov in 2022, the department has generated over $10 million in revenue, supported by the seamless online payment system. WHAT’S MORE Hediye is FEMA-certified advanced building scientist; in 2024, she helped secure and implement a $700,000 grant to digitize the City’s 11,000 historical building records into a cloud-based digital environment that supports OpenGov. WESTCHESTERMAGAZINE.COM

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F O ISE

There’s a remarkable transformation happening all around us, thanks to smart developers who see the win-win scenario in turning empty lots, old buildings, and unused industrial sites into versatile mixed-use developments. Properties that were once underutilized or abandoned are getting readied for their close-ups. Welcome to the new neighborhoods. By Susan Schulz Wuornos 38

STOCK.ADOBE.COM / ANATOLIY (CRANES)

R E H T

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STOCK.ADOBE.COM / IKONSTUDIO (CLOUDS); BIROL DINCER(BIRDS)

E S U D E MIX REAL ESTATE WESTCHESTERMAGAZINE.COM

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also becoming more urgent. The fastest growing segment of Westchester’s population over the past few decades are those 65 and older. They’re looking to downsize and get out from under the maintenance demands of property ownership. They don’t want to worry about dealing with trash, cutting the lawn, or clearing snow. And they want the services they need, such as doctor’s offices, nearby. The current inventory in Westchester simply doesn’t match the types of homes that the aging —and often wealthy—population is seeking.

Drive through many Westchester downtowns these days, and you see construction cranes and eye-catching renderings depicting modern residential buildings with shops and shared public green space. It’s the result of a boom in developing what’s known as mixed-use spaces. According to the Commercial Real Estate Development Association (formerly NAIOP), a mixed use property combines multiple land uses such as retail, office, and residential, within a single plot of land or adjacent sites in the same development. Mixed-use functions in a symbiotic way, offering residents the seamless convenience of services such as a gym, grocery store, restaurants, and retail shops right by where they live, and giving businesses the benefit of a built-in customer base. Since 2019, Westchester has experienced a surge of this kind of development, with billions of dollars in new construction projects underway throughout the area. Projects supported by the county’s Industrial Development Agency alone represent $4 billion in private investment between 2022-2024. And of those, mixed-use are arguably the most ambitious, creative, and visionary.

Rules in Need of Review

Why such a housing shortage? The short answer is, zoning rules and an environmental protection law known as SEQRA (The State Environmental Quality Review Act), passed in 1975) which can make it difficult to obtain approvals for new development. Developers must apply for variances to zoning rules, and while the concept behind SEQRA was intended to provide environmental protections, it’s currently blocking certain construction that has little or no environmental impact. These stopgaps cost both time and money. Reviews can take months or years and add tens of thousands of dollars to the cost of building, which has resulted in fewer new residential builds overall and has contributed to the current housing crisis. And it’s putting New York at a disadvantage—young professionals are choosing to put down roots in more development-friendly areas of New Jersey and Connecticut, and even Massachusetts and the Philadelphia area. New York State Governor Kathy Hochul is trying to slow the exodus; her recent “Let Them Build” campaign seeks to reform the SEQRA rules, allowing for new construction that will not only yield housing but also include a variety of spaces that modern life demands, such as childcare centers and supermarkets.

Behind the Boom

Several factors are driving the surge in mixed-use properties. The largest and most urgent is the shortage of available housing in the area, not only for lowerincome families, but for families of all income levels. The low inventory of housing stock puts the area at risk of losing population that contributes to the tax base. The fastest shrinking demographic in Westchester is residents between the ages 30 and 45, “which is a big flashing red light for all of us,” notes Tim Foley, CEO of the Building & Realty Institute (BRI) of the Hudson Valley. “Traditionally, the way people have migrated into Westchester is they get to that point where they’re having a family, and they want to move from the city to the suburbs. But that’s the group that we’re losing pretty quickly right now.” This is a major concern for leaders of all of Westchester’s 45 municipalities. “If you can’t build out a workable regional talent ecosystem,” says Michael Ramito, CEO of the Westchester County Association (WCA), the leading independent economic development and business advocacy organization in Westchester, “then the businesses will eventually leave.” The need for appropriate housing for older people is 40

The fastest shrinking demographic in Westchester is residents between the ages of 30 and 45, which is a big flashing red light for all of us.

“Cities Within a City”

According to the National Association of Realtors 2023 Community and Transportation Preferences survey, a majority of Gen Z and Millennials said they’d be willing to pay more to live in a walkable community, and that they’d opt to live in a home with a smaller yard if it meant they’d have access to retail and amenities within strolling distance. Gen Z also specifically noted they prefer to live near public transit. These strong sentiments among younger generations— whether driven by health considerations, environmental concerns, convenience, or a mix of the three—are fueling a trend toward transit-oriented development (TOD), which is when mixed-use properties are built near public transportation. TOD developments foster walking communities because they help people get where they need to go easily, without the need for a car. Kevney Moses, Director of Land Entitlement for Toll Brothers, which developed one of the residential buildings in Edge-on-Hudson in Sleepy Hollow, says,

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STEVE FROM SUMMIT AERIAL SERVICES

“TOD mixed-use developments have proven to be very successful because, where there’s solid public infrastructure, traffic can be mitigated by bus lines and rail and the ability for people to walk down the street.” Where new development can be challenging in many municipalities, TOD development is seen as more favorable in the eyes of current citizens. The nature of work is also driving the need for more mixed-use spaces, not only for Gen Z but for all generations of the workforce. Even with Return to Work (RTW) initiatives being handed down by large corporations, the fact is, plenty of people are still working from home post COVID. And if they’re not commuting to New York City, they still want more culture and community near home. Through mixed-use developments, these needs can be met, creating what Ramito refers to as “cities within a city,” places that are environmentally more sustainable while also fostering a sense of belonging and connection. “A lot of the mixed use that you’re seeing in local communities is revitalizing downtown areas, allowing them to re-energize their local economies that were impacted by the pandemic, the economy, so many different things,” says Blanca Lopez, Commissioner of the Westchester County Department of Planning.

Bruce Berg, CEO of The Cappelli Development Company, which is involved in both the District Galleria and Hamilton Green mixed-use developments in White Plains, notes how the synergy of mixed-use spaces creates an environment for economic growth. “When we build these mixed-use projects in downtown areas, they become an economic driver—the residents go to the restaurants, buy things at the local stores, go to the movie theaters. During the day, the people who work in the offices use those same services. So as we’ve been bringing people into downtown New Rochelle and White Plains, they’re creating more demand for the existing retailers and enabling new ones to open.”

The making of Hamilton Green in White Plains, a major mixed-use development.

One Community at a Time

While mixed-use developments can be layered and complicated, they serve the purpose of meeting longterm goals of each individual community. As Lopez explains, every municipality periodically updates their comprehensive plan, which looks at everything from parks to buildings to homes to transportation modes. “All the stakeholders ask the question: How do we see our community growing, what do we want it to look like 10 to 20 years from now? What is it about our values and the local culture that we want to continue to exist?” WESTCHESTERMAGAZINE.COM

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District Galleria is a masterplanned mixed-use project.

Smaller Towns, Smart Ideas

A plan means that new developments aren’t considered on a case-bycase basis but instead, evaluated by how they fit within that community’s cohesive longterm goals.

It’s not just the bigger Westchester cities like White Plains and New Rochelle that are seeing the mixed-use boom. In Peekskill, with a population of about 25,000, the building that housed Genung’s department store and then became the offices for the New York State Workers’ Compensation Board, sat empty for several years. The property was purchased by The Children’s Village, a non-profit organization that plans to convert the upper floors of the building into affordable housing, including some designated specifically for young people who are aging out of the foster care system. The ground floor of the building will be the new site of the Peekskill Public Library, providing a welcome and important public service to the entire community. This re-imagining of a vacant space to support housing for a vulnerable population and become a hub for education could become a model for other municipalities. Mixed-use developments are also an opportunity for smaller municipalities with tight tax bases to create partnerships that benefit the community. In Pelham, a town of 12,000, public-private partnerships between the town and developers are solving the problem of upgrading infrastructure without raising taxes. According to Lopez, “You see more and more municipalities saying, ‘How do we partner with developers so there are some community benefits along with the development?’” One example is Pelham House, a 5-story residential building

PACIFIC RETAIL CAPITAL PARTNERS

“A comprehensive plan is the single most valuable thing a community can do to foster growth in the proper way,” adds Ramito. A plan means that new developments aren’t considered on a case-by-case basis but instead, evaluated based on how they fit within that community’s cohesive long-term goals. Andy Cohen, Managing Director of BRP Companies, which has just completed The Leaf—12 Church Street— in New Rochelle, likes that mixed use isn’t just building for building’s sake. Cohen worked for New York City in planning for several years before moving into real estate and feels strongly that for cities to remain strong over time, construction projects need to be considered as part of the whole. “The good thing about mixed use is the developer and the city can really curate the program in a specific neighborhood,” he notes. Cohen notes that this has been a learning curve for the industry through the years, especially in the case of retail. “Retail, historically, has been an afterthought,” explains Cohen. “A developer might have said, ‘This would be great for a restaurant,’ but if they didn’t build it with ceiling heights or ventilation systems, a restaurant would never opt in to that retail space.” These days, the industry has gotten a lot better at designing for different types of uses, even building with commercial tenants in mind. “Instead of just building a concrete box, we’ll put in partitions, lighting, and an HVAC system to entice a ground floor tenant to invest even before construction is complete.”

Toll Brothers’ Moses agrees that there’s a smart business case for mixed-use: “Mixed-use provides some buoyancy to the development. It makes it more resilient and really strengthens the marketing side of the business.”

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CONCRETE EXAMPLES Proof positive of the mixed-use real estate boom is abundant; we asked those in the know at BRP Companies, Toll Brothers, Capelli Organization, and Westchester County to share their take. THE LEAF, 12 CHURCH STREET Location New Rochelle Total Size ~602,000 square feet Mixed Uses 477 apartments in a 26-story tower, 119 of them affordable rate; groundfloor commercial space and a worship space for New York Covenant Church; rooftop pool, rooftop dog run, fitness center, co-work areas Project Perspective “It provides a little bit of everything to everyone, rather than providing expensive services to just one group.” —Andy Cohen, BRP Companies EDGE-ON-HUDSON Location Sleepy Hollow Total Size 70-acre redevelopment of a former industrial waterfront site Mixed Uses Approximately 1200 homes, including townhomes, condominiums, single-family residences and rental apartments; waterfront retail district anchored by DeCicco & Sons, along with restaurants and shops; public waterfront parkland, walking trails and landscaped plazas along the Hudson River Project Perspective “Location means everything in real estate, and this is a beautiful waterfront location on the Hudson, in lower Westchester, near 287, and in a great town with a good school district.” — Kevney Moses, Toll Brothers DISTRICT GALLERIA & HAMILTON GREEN Location White Plains

Total Size More than four million square feet across roughly 15 acres Mixed Uses About 4000 units planned spanning both developments, of which ~500600 will be affordable; retail and commercial spaces; public spaces including parks for community events; pedestrian connections from White Plains train station to Mamaroneck Avenue Project Perspective “Right now the Galleria is like a wall that stretches two blocks from the train station to Mamaroneck Avenue. By opening up the property and allowing pass-throughs, we’re going to be able to really bring the whole city together.” — Bruce Berg, Cappelli Organization 41 NORTH DIVISION STREET REDEVELOPMENT Location Downtown Peekskill Size 10,000 square feet Mixed Uses 22 affordable residential units including some for young adults aging out of foster care; expanded public library with program spaces on ground floor and basement; aims to be a downtown cultural and educational hub Project Perspective “This was originally a department store and then was the Workers Compensation building but has sat vacant for many years. The non-profit Children’s Village has bought the building and is giving a new use to an old space.” —Len Gruenfeld, Program Administrator, Housing & Community Development for Westchester County

with ground-floor retail; a new municipal building with the fire station, police department, and other municipal offices will be across the street.

Overcoming “NIMBY”

While most Westchester residents would agree that more housing is sorely needed, many are not as keen on new development in their own area. Concerns over school crowding from an influx of new families, pressure on current municipal services such as garbage and snow removal, and the traffic headaches that accompany construction periods, are among the most common objections that jurisdictions and developers face when building proposals are put forward. However, the vast majority of school districts within Westchester have been losing school population over the last two decades. Tim Foley says that while the concern about school crowding is understandable, “The effect of additional residential buildings on schools tends to be far more muted than what might be expected.” As for traffic issues, they tend to be site specific, he says. A mixed-use development in a smaller village like Pelham may see more pronounced traffic effects, but in White Plains, where traffic already flows around the Galleria, construction shouldn’t tend to cause an inordinate level of inconvenience. Lopez is sympathetic to a town’s residents, noting that one of the biggest challenges to overcome is how people feel about their town in its current state. Especially if there hasn’t been much development there in a long time, she says it can take some doing to get citizens on board. But significant mixed-use transformations Westchester has already seen—for instance, Ridge Hill in Yonkers and City Center in White Plains—have breathed new life into those cities. “Yes, there’s going to be some inconveniences, traffic issues, roads being blocked. But these changes in the long run will benefit municipalities, expanding and diversifying their tax base by attracting both young professionals and empty nesters,” says Lopez. As Cappelli’s Bruce Berg points out, these kinds of developments allow cities to evolve and grow in an organic and positive way. He recalls that about 25 years ago, people were afraid to walk around downtown White Plains near the old Macy’s at night. But once City Center was built—a mixed-use development with residences as well as shopping, restaurants, and theaters—the area developed a strong heartbeat. “These developments have made downtown White Plains a really vibrant community and have completely transformed the city.” What does the future hold? Governor Hochul’s executive budget proposal with the SEQRA reforms, if accepted by the Legislature, will open up opportunity for more mixed-use developments and downtown revitalization. “If this gets banged out in Albany this year,” says Ramito, “this could be an important change for Westchester.” WESTCHESTERMAGAZINE.COM

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Waste Not, W Westchester businesses big and small are finding that earth-friendly moves boost their bottom lines. Sustainability for the win! By Lambeth Hochwald

When it’s closing time at The Blue Pig, a sustainable ice cream shop in Croton, owner Nicole Blan hauls composting pails home to her garden. The organic food scraps then nourish the soil that grows the mint, basil, thyme, and lavender infused in The Blue Pig’s handcrafted ice creams and sorbets. Composting isn’t just an easy way to be sustainable, according to Blan; it’s also a teachable moment for her student scoopers. And better still, the relatively minimal daily effort saves money, too. “Since compost improves the structure of the soil and allows for more moisture retention, I have a consistently lower water bill,” she says. Committing to environmental sustainability in any

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Nicole Blan, owner of The Blue Pig ice cream shop in Croton, maxes out her garden by composting.

form will benefit a company’s bottom line, especially as we continue to weather extreme winters and summers so hot that the ACs struggle to keep up, says Noam Bramson, executive director of Sustainable Westchester, a non-profit formed by Westchester municipalities that’s focused on meeting the challenges of climate change and offering clean energy solutions. Enrolling in Sustainable Westchester programs such as Demand Response, an initiative designed to reduce energy consumption and prevent blackouts, is one easy option. “We help businesses save money on their energy bills almost immediately, while opening the door to bigger long-term savings through efficiency, building upgrades, and solar systems,” he notes. That’s what the City School District of New Rochelle did after partnering with Sustainable Westchester and Logical Buildings, a climate technology company. By using Logical Buildings’ SmartKit AI, the facilities teams were able to track when grid demand was highest so they could temporarily reduce electricity use. “The district earned over $100,000 in 2025 by reducing energy use at 10 school buildings during peak demand periods,” Bramson says. “This saves money while helping to avoid the activation of costly and highly polluting fossil-fuel ‘peaker’ plants, which run only when there’s a higher demand for electricity.”

Tapping into new energy sources

Ask Chris Hale, founder of Sleepy Hollow-based residential solar panel design and installation company SunBlue Energy, about popular misconceptions around harnessing the sun’s energy and he’s happy to explain: “People think that it’s a lot more complicated than it is,” he says. “We’re just contractors who install equipment to help you create your own electricity—just like someone installing an electrical panel in your home.” What Hale hopes is that more homeowners will recognize solar energy’s great benefits. “Solar energy is so much better than electricity since its source isn’t 46

Number of residential rooftops in Westchester that use solar power. “This is ahead of the statewide average, but this also leaves 93 percent of households without solar,” Bramson points out. “There’s tremendous unmet potential here.”

traveling from far away,” he says. It’s being created and used in the same spot, which is very efficient—especially in the summer when the grid is burdened with the need for a lot of electricity. In addition, switching over to solar can deliver considerable savings to both homeowners and businesses. “Most residential customers have solar energy systems that produce 60 to 100 percent of their annual electrical usage,” he says. “This saves them around $3,000 per year.” Likewise, a Sustainable Westchester collaboration with Yonkers Honda called MOVE (Microgrid Optimized Vehicle Electrification), enabled electric vehicle (EV) fast chargers to be installed on site at no cost to the auto dealership. “This is a terrific model that can serve as an amenity for the general public, for employees and as a way for businesses to show energy leadership,” Bramson says. “The goal as well was to make fast chargers more readily

THE SUSTAINABLE WESTCHESTER STORY

Sustainable Westchester traces its roots back to 2009, when a group of Westchester County municipalities teamed up to create an energy efficiency program targeted to homeowners. Today, an easy-to-navigate website lets you choose the types of programs, such as Grid Rewards and EnergySmart Homes, you’d like to know more about. “We look for every opportunity to make programming available around the region,” Bramson says. “Our value proposition is that if businesses take the next step and engage with us in business-related programming, they can experience direct cost savings or economic rewards.” So, whether you’re an individual, a family, a municipality, or a business owner, there are plenty of ways to make changes—today. “We should avoid any sense of fatalism or conclusion that this is too big for us or that the worst is inevitable,” Bramson says. “Instead, we can all do our part. This isn’t a binary choice between success and failure. Every action adds up and has a positive impact.” For more information, visit www.sustainablewestchester.org.

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5,000

The number of acres of commercial parking lots with the adequate size and appropriate configuration for solar canopies countywide. “Only 2% of these parking lots currently have canopies,” Bramson says. “If we could increase that to 20 percent that would be sufficient to powering a community larger than White Plains.” available and overcome ‘range anxiety,’ which is an impediment to EV usage.”

Shipping smarter

For Marissa Gurdian, founder of Sweet Paws, a White Plains pet products company that specializes in nontoxic dog teethers, it’s been a game changer to use the packaging and boxes from her family’s own internet ordering to ship her products to Amazon or to send a Chewy restock order. “Shipping supplies are surprisingly expensive,” she says. Gurdian keeps a pile of repurposable packaging options in a corner of her basement for commercial shipments and estimates that this one step saves her 75 percent on supply costs. “By reusing the cardboard cartons and air cushions we already have on hand, it saves me money and keeps those items out of the landfill.” In addition, when Gurdian cut in half the packaging size of two other products, bag charms that hold used dog waste bags and silicone bag openers for dog waste bags, she was able to increase the number of products she could pack into one box from 200 to 300. That decision cut down the overall amount of shipping we’re doing, she explains, adding that while her company used to sell its products in 20 different colors, they are now only available in six color options. “This one change cuts down reorders from our manufacturer, which means we’re using less fuel, which is so much better for the planet.”

The importance of attitude

Back at The Blue Pig, which has already won several sustainability awards, including a recent one from Green Ossining, Blan is constantly researching new ways to reduce the shop’s carbon footprint, including using

SEBASTIAN CARRILLO

3,000

SunBlue Energy designs and installs solar electric systems for businesses, homes, and nonprofits.

The thing about sustainability is that it’s both essential and doable at every level. A city school district can save money; so can a small business owner. Everyone benefits.

biodegradable cups, sourcing milk from a nearby dairy farm co-op, and swapping traditional wooden sampling spoons for metal ones. “Start by doing little things like putting stickers by the lights and encouraging employees and customers to turn them off when they’re not in the room,” she suggests. “We spent a lot of time talking to the teenagers who work for us that even something as simple as using rags instead of paper towels will make a difference.” The key, Blan says, is that everyone has to buy into sustainability. “Your managers and shift leaders need to be excited about this,” she says. “If I was begrudgingly carrying those composting buckets out of the shop every day, my team would think composting is difficult. Instead, I skip out of here and I even laughed one time when one of the compost buckets overflowed. For this to work, you have to make it fun, not a chore.”

The number of households enrolled in Grid Rewards, a signature Sustainable Westchester program. “We pay people as much as $250 to $300 a year to reduce their electricity demand during hours of peak usage, like the three to four heat waves during a typical summer,” says Bramson. “It’s great that thousands of people are doing their part to strengthen the grid, cut pollution, and reduce the risk of blackouts, but there are 300,000 households in Westchester County that could potentially participate.” SOURCE: SUSTAINABLE WESTCHESTER

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Legislative Agenda: Wide-ranging Roadmap to Spur Economic Growth

his past year, the BCW was proud to work with the Business Council of New York State, the New York State Economic Development Council and other statewide organizations to commission a report titled “Blueprint for New York”. The BCW was part of this important coalition and hosted the first business roundtable for the project, which allowed business leaders the opportunity to share their concerns and give suggestions on eliminating certain state regulations and mandates. Some of the key recommendations in the “Blueprint” that the BCW will be urging the Governor and the Legislature to focus on in 2026 are included in the BCW’s 2026 Legislative Agenda. The 2026 Legislative Agenda is a wide-ranging roadmap designed to spur economic growth while navigating what the organization identifies as a challenging fiscal and regulatory environment in New York. Primary pillar of BCW’s agenda is the push for greater predictability and speed in state business operations. • Anti-Trust Legislation: BCW opposes current anti-trust proposals, warning that the bill’s vague and broad provisions could inadvertently penalize pro-competitive business practices that benefit consumers • SEQR Reform: BCW has formally expressed its support for the Governor’s call to reform the State Environmental Quality Review Act (SEQR). • Prevailing Wage: BCW voiced concerns over potential new prevailing wage legislation, arguing that it could stifle private construction projects that are essential for attracting new residents and jobs. • Scaffold Law: The current statute is outdated. BCW estimates that re-

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form-minded changes could save state and municipal budgets hundreds of millions in infrastructure costs and release $200 million annually into statewide education budgets. BCW’s agenda highlights a concerted effort to limit tax increases. • “Tax the Rich” Agenda: BCW strongly opposes a slate of proposed tax hikes, including a new progressive income tax structure, capital gains taxes, heir’s taxes, mark-to-market taxes, stock transfer taxes, and additional levies on individual business income. • Costly Mandates: BCW is fighting against proposed increases to shortterm disability benefits and other workers’ compensation legislation, cautioning that these would lead to unsustainable premium increases, particularly for small businesses. • Support for Small Business: Conversely, BCW continues to advocate for enhanced tax credits for small businesses, citing their essential role in the health and well-being of local communities. The agenda outlines staunch support for key economic drivers in the region: • Empire City Casino: BCW continues to support MGM Resorts’ Empire City Casino, emphasizing its role as a high-impact employer that provides essential tax revenue and economic stability. • Film and Production: BCW supports tax credits for the film and production industry, noting its significant economic footprint, which generated $924.2 million in activity and 3,103 jobs in 2024. • Affordable Housing: BCW supports Governor’s proposed $250 million in

additional funding to accelerate affordable housing construction, provided no new restrictive requirements befall developers. • Energy: Through its 150-member Clean Energy Action Coalition (CEAC), BCW advocates for legislation supporting clean fuel standards, battery energy storage systems, electric vehicle infrastructure, and revised fuel blending regulations to include renewable diesel. • Transportation: BCW supports an additional $950 million in the FY2027 budget for the State Department of Transportation (SDOT) capital program. Looking toward the future, BCW is prioritizing investments that ensure New York remains competitive. • Artificial Intelligence: BCW is pushing for federal funding to be accessible to Westchester’s research and educational institutions. • Childcare: BCW supports the Governor’s FY 2027 investment of $4.5 billion for childcare and Pre-K services, including $3.2 billion for vouchers to address waitlists and reforms to the Child and Dependent Care Credit. • Health Care: BCW supports tax credits for nurses who assist in training students but has voiced strong opposition to a single-payer health system, maintaining that the state cannot afford the financial burden. • Environment: BCW opposes the Packaging Reduction and Recycling Infrastructure Act that would restrict the sale of plastic packaging and one-use products and require source reductions of all packaging types. To read the full 2026 Legislative Agenda, visit thebcw.org

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4 Small Business Expenses Worth the Money Skip the spreadsheet, update the headshot, and two other expenses Westchester small business owners wish they’d prioritized sooner.

1. A FULL-SERVICE CPA QuickBooks can get the job done. An accountant who actually knows the ins and outs of your specific business is better. Kate Sonders Solomon, a Dobbs Ferry-based cooking class entrepreneur, uses both—and credits her CPA, Melita Love (melitalovecpa.com), with revolutionizing her finances. “She’s sort of a little more full service than your average CPA and gives a lot of great business advice,” she says. Before making the switch, Solomon was managing her own books in a spreadsheet. “Melita totally transformed my accounting,” she says. “There was a lot of stuff not being processed correctly.” For Rye-based landscape designer Susan Drouin of Fairspring LLC, the answer was womenowned accounting firm DiLeo & Charles (dileocharles. com). “Sabrina Ciarlegio’s team has been a lifesaver,” she says. Bottom line: the right CPA pays for herself. 2. PROFESSIONAL HEADSHOTS Your headshot is often the first impression a potential client gets. A bad quality or obviously outdated one can do real damage. Solomon has been using the same photos, taken by Dobbs Ferry photographer Doug Schneider (dougschneiderphoto.com), for nearly a

decade. “He did my headshots was when I was 40, and I’m 48 now,” she says. “But they’re so good. I look remarkably the same.” Schneider’s advice at the time stuck with her: “He said, ‘You’ll thank me in 10 years when you can still use these.’” His philosophy, capturing the natural version of you rather than an airbrushed one, is why the photos have held up so well. Other photographers worth knowing about: Lewisboro-based Daniel Shapiro, Port Chester-based Heather Ward Tietjen, Rye-based Jo Bryan, and Carolyn Simpson in Chappaqua. 3. SEO Social media gets all the attention, but search engine optimization is often where the real return on investment lives, especially for service-based businesses that depend on local discovery. Solomon hired Meredith McBride of Indigo Digital Marketing & Co. (indigomarketingservices.com), who reworked her website from the ground up. “They completely overhauled my site with keywords and language, and were so attentive to how I wanted to sound and what my needs were,” she says. The results were inarguable: Her business has doubled. For small biz owners weighing hiring out for SEO versus, say, a social media manager, Solomon’s experience offers a clear case for prioritizing search first. 4. A GRAPHIC DESIGNER In our content-driven world, the way your brand looks matters; DIY in Canva only gets you so far. New Rochelle-based jewelry designer Melissa Panszi Riebe of A D’Zine puts it plainly: “As a solopreneur I constantly debate what is worth money and what I need to do myself. I have found a great ROI on photography and video, especially for lifestyle and certain business moments.” For graphic design specifically, she works with Eric Neuner, a Mount Vernonbased designer who runs a small creative studio collective called neuNERDesign; it’s a local option worth investigating for branding, logos, and marketing materials. WESTCHESTERMAGAZINE.COM

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Should Your Business Have a Newsletter? Before you launch a newsletter, Westchester marketing pros say there’s a short list of things to get right—and one platform decision worth thinking twice about.

commentary on a regular basis, they position themselves as credible voices in their field rather than just sellers of products or services.” That consistent presence matters. MAKE IT FEEL LESS LIKE MARKETING Lisa Buchman, executive vice president and chief communications officer at Harry, an integrated marketing agency based in Armonk, offers this simple filter; “The best newsletters just don’t feel like marketing.” Translation: Lead with information your reader can actually use, rather than a sell. She’s equally direct about focus. “Keeping it simple is key.” Pick a lane: industry news, behind-the-scenes company updates, expert tips, client stories. Trying to do all of it in one send usually means doing none of it well.

THE CASE FOR TAKING THE PLUNGE John Goodman, founder of Tuckahoe-based John Goodman PR, spells out the value of a newsletter this way: On social media, algorithms decide who sees your message. A newsletter delivers information directly to customers, employees, and partners who want to hear from you. That inbox access is something you own, and no platform change can take it away. Goodman also makes the case for newsletters as a long game. “When companies provide useful information, industry perspective, or thoughtful 62

CADENCE, VISUALS, AND THE VIDEO QUESTION One of the most common mistakes new newsletter publishers make is overcommitting on frequency. Buchman’s advice: “Consistency is more important than frequency. Choose a cadence you can manage. Monthly might be a good place to start.” A newsletter that shows up reliably builds trust. One that goes dark for two months does the opposite. On visuals, she advises thinking hard about goodlooking ‘hero’ images, which are the first thing readers see. They should instantly grab attention and build expectations. Try to use imagery authentic to your

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mail just might be the least glamorous tool in your marketing kit. No algorithm, no potential viral moment, no follower count to obsess over. Just a direct line to people who actually want to hear from you—and that, as it turns out, is the whole point. For Westchester business owners weighing whether to launch a newsletter, the short answer is probably yes. The longer answer involves being honest about your bandwidth, your goals, and whether you’re willing to treat it like a publication rather than a promotional flyer.

WHO SHOULD IT COME FROM? One of the more underrated decisions is the byline. Buchman points to a broader cultural shift that’s making this choice more consequential. “We’re in the age of influence, and a lot of brands are finding people aren’t responding to the brand as much as they’re responding to an individual,” she points out. “So, depending on the content, you can highlight different people in your company, your organization, your brand, and that makes it personal.” Her example: “If you’re talking about how to keep your heart fit into your 60s, 70s and 80s, maybe that newsletter should be coming from the top cardiologist at the hospital.”

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company rather than so-so stock photos. And if you have behind-the-scenes video content, use it.

Website Worth Bookmarking

The Westchester County Office of Economic Development

CONNECT IT TO EVERYTHING ELSE A newsletter shouldn’t exist in isolation from the rest of your marketing. If you’re publishing a blog on your website, feature it in your newsletter and link back to it, Buchman suggests. “It’s really sort of all integrated and part of the same strategy.” Think of the newsletter as the distribution engine for content you’re already creating. For businesses with varied customer segments, she adds one more lever worth pulling. “Segmented messaging can often perform much better. You’ll get higher click-through rates and higher engagement with your content if it’s targeted to your audience.” Most major email platforms make basic segmentation accessible even for small teams.

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CHOOSING YOUR PLATFORM Substack gets a lot of attention, as it has a built-in discovery network and a social media feature called Notes that’s become increasingly important for growing an audience, for better or worse. But it’s not the only option, and for some businesses, it may not be the right one. The platform made headlines recently after drawing widespread criticism for allowing accounts promoting hate speech and extremist ideology to remain active and monetized. For brands with any sensitivity around association, that’s worth factoring in. The more established players—Mailchimp and Constant Contact—remain solid, reliable choices, particularly for businesses that want robust integrations, list segmentation, and detailed analytics without a steep learning curve. If you’re looking for something newer with a cleaner interface and strong growth tools, Beehiiv has been gaining traction fast among independent publishers and small businesses. Built by former Morning Brew employees, the platform was designed specifically for newsletters that want to scale, with a built-in referral program and ad network included from the start. HOW DO YOU KNOW IF IT’S WORKING? Open rate is the number most people watch first, and industry benchmarks hover around 20 to 30 percent for small businesses, though this varies significantly by sector. Click-through rate, the percentage of people who actually tap a link, is a more meaningful indicator of engagement. Beyond the metrics, pay attention to replies, direct messages, and whether people mention your newsletter in conversation. That qualitative signal is often more telling than any dashboard. The caveat: A newsletter takes real time to do well. If you’re producing it yourself, budget at least a few hours per issue for writing, editing, and design. If that feels unsustainable, consider hiring outside help, or starting smaller than you think you need to. A focused twoparagraph send that goes out reliably every month will outperform an ambitious six-section issue that never quite makes it out the door.

This site (westchestercatalyst.com) is packed with information about grants, low-interest loans, tax breaks, and free expert help—and most local business owners have no idea it exists.

f you’ve never clicked around the Westchester County Office of Economic Development website (now called Westchester Catalyst), you’re not alone. You also might be leaving money on the table. For many small business owners, information about incentives and financing comes in passing: A banker mentions a loan product, a chamber contact forwards a grant application with two days to spare, a competitor quietly secures a tax break you didn’t know existed. The county’s economic development site is designed to close that gap, functioning as a centralized hub for programs that too often stay hidden in the fine print.

➜ Incentives aren’t just for big companies. KEY STAT Westchester County is home to nearly

34,000 firms.

SOURCE: WESTCHESTERCATALYST.COM/WORK/

Through Westchester Catalyst, the Industrial Development Agency outlines incentives such as sales-tax exemptions on construction, renovation, and equipment purchases. These are benefits available to any company that creates or retains jobs in the county, not just large corporations.

➜ The site also opens doors beyond county lines.

Many business owners don’t realize they can access state and regional programs like Empire State Development’s growth-support tools. Westchester Catalyst surfaces ESD as a key partner for grants, loans, tax incentives, and MWBE (Minority and Women-Owned Business Enterprise) support.

➜ And it’s not only about capital.

Technical assistance, skills training, and entrepreneurship programs round out the mix, including initiatives for residents launching businesses or transitioning off public assistance. For early-stage founders, this support can be as valuable as funding. Of course, a word to the wise: Discovering these programs is only step one. Applications can be lengthy and eligibility rules detailed. Gathering required documentation—tax returns, payroll records, revenue figures—can feel daunting when the outcome isn’t guaranteed. Smaller firms sometimes find that available financing skews toward larger, more structured deals than what they actually need. But, that said, the site is free. The programs are real. And most of your competitors likely haven’t bookmarked it yet. In a county where margins, labor, and operating costs are undeniably tight, knowing where to look and what’s available can be a meaningful advantage. WESTCHESTERMAGAZINE.COM

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The AI Tool Your Competitors Are Already Using The meeting notes you never have time to type up are already being written by Granola—it records, summarizes, and remembers everything so you don’t have to.

ou don’t need another bot joining your Zooms, another transcript you’ll never actually read, or another app that promises to save time and instead just creates more work. Granola AI is different. And if you find yourself in back-to-back meetings, it might be the first AI recording and transcription tool that really earns its keep. Granola is a desktop app for MacOS and Windows that records meetings, transcribes them, and generates a clean, organized summary of key points, action items, and decisions, all without ever dropping a bot into your call. That last part matters more than you think. Anyone who’s hosted a Zoom and watched an Otter.ai participant pop up in the attendee list knows the vibe shift it creates. Granola works differently, by 64

When the meeting ends, Granola generates its own detailed, bulleted summary layered with your notes.

capturing system audio directly from your computer. In other words, no third-party bot required. Here’s how it works in practice: Granola syncs with your calendar so it already knows the full context of your upcoming meetings. During the call, you can type alongside the recording, jotting your own notes in real time. When the meeting wraps, Granola generates its own detailed, bulleted summary layered with your notes, producing something far more useful than a raw transcript. It captures what was decided, what was assigned, and what needs to happen next. If 15 audio-free minutes pass, Granola automatically stops recording, useful if you tend to forget to hit stop at the end. The tool’s chat feature takes things a step further. You can query your past meetings the same way you would a search engine. Type

“What budget did we discuss on the May 15th call?” and Granola surfaces the answer. For business owners juggling multiple clients, contractors, or projects, that kind of quick recall is worth real money. Granola also integrates with tools small business owners are typically already using: export notes to Notion, Jira, or Linear, or use built-in “recipes,” as Granola calls them, to auto-format your meeting output into a follow-up email, a project brief, or a client recap. For in-person meetings, an iOS app handles recording on mobile. A few caveats worth knowing: Granola doesn’t automatically notify other meeting participants that it’s recording, so you’ll want to disclose that yourself, both as a courtesy and, depending on your state, a legal requirement. (FYI, New York is a one-party consent state, so as long as you are taking part in the conversation, you are legally allowed to record it. However, the law is different in Connecticut, where all parties must consent. Be aware.) Also, Granola uses anonymized data to train its models by default on Free and Business Plans, but you can opt out anytime in settings. Enterprise users are opted out by default. In terms of pricing, Granola offers a free starter plan that covers unlimited meetings per month, but only offers limited meeting history; paid plans run $14 per user per month for Business or $35 per user per month for Enterprise. The $14 plan allows for unlimited history and advanced integrations. For any business owner spending even a few hours per week on calls—and then more hours afterwards trying to accurately reconstruct what was said—the math is straightforward. Of course it bears noting that Granola will never replace your good judgment. But it will give you time back in your day. And for a Westchester small business owner doing everything yourself, time just might be the most valuable thing an AI tool can offer. Granola AI | granola.ai | Free starter plan; paid plans from $14/month

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GOLF WESTCHESTER

WAYS TO HAVE MORE FUN

2026

TOP HOLES YOU’LL REMEMBER A SUPPLEMENT TO WESTCHESTER AND 914INC. MAGAZINES

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Monster Golf Course at Resorts World Catskills

4 Editor’s Note 7 91FORE!

Siwanoy 125th Anniversary, PGA of America pro of the year, and more!

14 The Most Memorable Golf in Westchester

Which hole do you remember the most?

22 Ten Ways to Make Golf More Fun

It’s a game, not your job, so enjoy it!

25 The New Golfer’s Guide Golf is a great game played by people of all ages.

28 A Game for All of Us

From beginners to veterans, everyone can find something to love about golf.

31 Discover the Courses of Sullivan County A memorable overnight golf trip within easy driving distance from Westchester.

For more exclusive and up-to-the-minute content on the Westchester golf scene, visit westchestermagazine.com and select the Golf tab in the Life & Style drop-down menu.

GOLF WESTCHESTER

2026

A supplement to Westchester Magazine & 914INC.

Westchester Magazine | 914.345.0601 westchestermagazine.com Published By

2 Clinton Avenue, Rye, NY 10580

All Rights Reserved. This magazine or its trademarks may not be reproduced in whole or in part in any form or by any means electronic or mechanical, including photocopying or recording, or by any information storage and retrieval system now known or hereafter invented without written permission from the Publisher. Westchester Magazine assumes no responsibility for unsolicited materials.

COVER PHOTO BY JOHN FORTUNATO, PHOTO COURTESY OF RESORTS WORLD CATSKILLS

Contents

2 GOLF 2026 | WESTCHESTERMAGAZINE.COM

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C O M E F O R G O L F A N D S TAY F O R FA M I LY

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Editor’s Note

Sleepy Hollow Country Club, Hole #16

Golf for Everyone

“We also play the game because golf fills our memory banks with moments like the one I experienced with my daughter.”

See you on the first tee,

DAVE DONELSON Executive Editor

TOP PHOTO BY DAVE DONELSON; HEADSHOT BY TIM HARTIN

ew of us can play golf the way we see it on TV, but absolutely everyone can have fun trying—and I do mean everyone! My daughter was born with Down Syndrome, and I will never forget the ecstasy on her face the first time she got the ball airborne. Trust me, neither one of us cared about our scores that day. I’ve had the privilege of playing with ten year olds hoping for their first par, ninety-year-old marvels carrying their clubs on their skinny shoulders, and even blind golfers who thoroughly enjoyed every moment on the course. I am living proof that golf is a game you can play for life. I first swung a club as a 12-year-old caddie on a shaggy muni in Missouri and today, many decades later, I’m still at it. Why do I and so many others keep chasing that little white ball around the pasture? Because no matter how badly we score, the game provides endless ways to have fun. If you had a frown on your face the last time you walked off the course, check out ten ways to make golf more fun in this issue on page 22. We also play the game because golf fills our memory banks with moments like the one I experienced with my daughter. I have far too many to list here, but another highlight I well remember was my first (and hopefully not my last) hole in one. It was at dawn on the fourth hole at Saxon Woods and what sticks in my mind most is not the swing but watching my ball bounce into the cup with the sun rising directly behind it. You’ll have much to reminisce about if you play the course we composed in this issue (see page 14) from some of the most memorable holes in Westchester. No matter where you are in life, you’re never too young or too old to take up this grand game. There’s a guide for how to get started on page 25 along with stories to inspire you of golfers whose ages span nearly eighty years (page 28). Check it out and give golf a try!

4 GOLF 2026 | WESTCHESTERMAGAZINE.COM

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Personal Injury Law

THE PARIS LAW GROUP Attorney Jason Paris has earned a reputation for being a skilled and compassionate advocate for the injured, and has obtained several of the highest jury verdicts returned in Westchester County since 2018. He is also highly regarded by his clients and peers alike for his commitment to the highest level of ethics and for his impressive track record of success. He has secured millions of dollars on behalf of injured individuals and the families of those wrongfully killed throughout New York. He has also been selected by his peers for inclusion in the Super Lawyers® list and is a member of the Executive Board of Directors for the New York State Trial Lawyers Association. When you need a personal injury attorney, you need someone you can trust. The Paris Law Group, PC is ready to ﬁght for you. As your legal team, we will provide you with the personalized care and one-on-one attention you deserve. We oﬀer legal services in English, Spanish, and Russian and do not charge any attorneys’ fees unless/until we win your case.

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Encyclopedia of Westchester Golf

PHOTOS COURTESY OF DAVE DONELSON

ave you ever wondered what really goes on beyond the imposing stone pillars and iron gates of the premier golf and country clubs in Westchester? Our golf editor, Dave Donelson, gives you the answers as he celebrates twenty years of writing about the game in his latest book, Golf Westchester: A Teeto-Green Encyclopedia, published by DSDA Ink. The book explores every golf club in the county as well as the history of the game in Westchester in articles gleaned from Donelson’s writing for Today Media’s Westchester

Magazine, 914INC, and other print and digital publications. He estimates he’s played about 18,000 holes of golf in the county to choose the “Best 18 Holes” for the magazine and hundreds of them are featured in the book. “From iconic moments in golf’s history to lighthearted human interest stories, Dave Donelson has been there to cover it all,” says Jeff Voorheis, Executive Director of the Met PGA. “Dave Donelson has been a trusted voice in the Met Area golf scene for more than two decades, says Brian Mahoney, Executive Director/CEO of the MGA. “Dave

is a truly talented writer and has captured many important stories and moments that define golf throughout our region.” Brian Crowell, 2026 National PGA Professional of the Year, says in the foreword to the book, “Dave’s passion for golf, Westchester County, and the communities and causes within it is unmatched. His words come from the heart, and this book is truly a labor of love.” Donelson says that golf in Westchester “has been a hugely rewarding part of my life.” He has pledged that all proceeds from sales of Golf Westchester will be donated to the MGA Caddie Scholarship Fund. WESTCHESTERMAGAZINE.COM | GOLF 2026

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91Fore!

Siwanoy Celebrates Milestone 125

Sunningdale in Scarsdale

Brian Crowell

Westchester Golf America 250

Not to be overlooked during Westchester’s celebration of the American Revolution are locations where soldiers marched 250 years ago and where golf is played today. The Battle of White Plains was fought by armies that skirmished, marched through,

PHOTOS COURTESY OF DAVE DONELSON

Jim Barnes

Siwanoy Country Club honors its past this year while looking confidently into the future. The club has come a long way in the 125 years since it was founded in 1901 in Mount Vernon—107 members each paid a $10 initiation fee and $25 in annual dues to belong. The club moved to its current location in Bronxville about ten years later and retained Donald Ross to design the golf course it plays today. Perhaps the crown jewel of the club’s history was the first PGA Championship, which was held by the newly formed PGA of America in 1916. Siwanoy head pro Tom Kerrigan hit the opening drive. The closely contested tournament was adecided by a five-foot putt by “Long Jim” Barnes on the final hole. Siwanoy has not rested on its laurels. About a decade ago, the original Donald Ross course underwent significant restoration by architect Mike DeVries. Several tee boxes were added, bunkering adopted to modern play, and extensive water management brought the classic course back to the original concept. “Our membership has changed over the years,” Freeman says. “It’s much younger now than it used to be and that gives it a different perspective. About 75% of the membership is local, which makes Siwanoy a real community club with something for everyone in the family.” In addition to swimming and court sports, the club has a hockey rink for winter use and is building a new golf services facility with simulator bays, a training center, new golf shop, and a deck equipped with a bar. Freeman says, “We’re really going to be even more of a twelve month club going forward.” The anniversary will be celebrated with a turn-of-the-century themed gala.

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and camped near Bonnie Briar in Larchmont, Wykagyl in New Rochelle, and Fenway and Quaker Ridge in Scarsdale. German mercenaries fighting for the British camped near Hessian Hill where Hudson National is located today in Croton. The French army of Comte de Rochambeau bivouacked on the grounds of Sunningdale in Scarsdale on their way to Yorktown. Siwanoy built its golf course in Bronxville on property that had been given by the Continental Congress to David Williams as a reward for capturing Major Andre, a key player in the plot by Benedict Arnold to betray the fort at West Point.

PGA of America Honors Two from Westchester

PHOTOS COURTESY OF DAVE DONELSON

Brian Crowell, a longtime prominent leader of golf in Westchester, has been named Golf Professional of the Year, the highest honor given by the national organization. Crowell has been a PGA professional in the Westchester market since 1994. Over the years, he managed golf at Leewood CC in Eastchester and GlenArbor GC in Bedford Hills. He is currently President of Bally’s Golf and General Manager of Bally’s Golf Links at Ferry Point in the Bronx. He served as president of the Metropolitan PGA Section and has been on its board for over 20 years. Carl Alexander, Director of Golf at the Golf Club of Purchase, received the 2026 PGA of America Bill Strausbaugh Award, which recognizes a commitment to mentoring other PGA professionals.

Pleasantville Country Club Centennial

A century has passed since A.W. Tillinghast designed the nine-hole golf course for Pleasantville Country Club. Today the club offers a modern clubhouse (built in the 1990s) that includes a fitness center and locker rooms, while the course has added a teaching area and practice green. There’s also tennis and a swimming pool. It’s a casual but dynamic club with a full schedule of events and competitions.

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Sectional Qualifying for the U.S. Open returns to Century this year for the 22nd time and to the Golf Club of Purchase for an initial run. Both clubs have spent the year getting ready for the top-drawer event on June 8. It’s the final opportunity for top players to earn a spot in the championship at Shinnecock on Long Island. Century has been putting the finishing touches on the extensive renovation of several holes it completed last year. In addition to the US Open Sectional, Century will host the Metropolitan Professional Championship in August of this year and the MGA’s Met Open in 2027. The Local U.S. Open Qualifier, the first step toward the U.S. Open at Shinnecock, will be held at Metropolis on May 11.

Other Local Golf to Watch

May 4 MGA Senior Net Four Ball, Salem GC May 4-7 Westchester PGA, Mount Kisco CC May 12 Hoffhine Memorial, Westchester CC May 26-27 Met PGA Women’s, Pelham CC June 8 NYS Open Qualifier, Apawamis Club June 15-16 Westchester Open, Connecticut GC June 18 NYS Open Qualifier, Leewood GC June 22-23 MGA/WMGA Women’s Amateur, Wykagyl CC June 29-30 Ike MGA Stroke Play, Sleepy Hollow July 6 NYS Open Qualifier, Mount Kisco CC July 6-8 Westchester Amateur, Senior & Super Senior, Ardsley CC July 27 MGA/WMGA Mixed Pinehurst, Knollwood CC August 3-5 Women’s WMGA Match Play, Waccabuc CC August 11-13 Metropolitan Professional, Century CC September 28-30 Metropolitan PGA, Winged Foot GC

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October 6-7 MGA Mid-Amateur, Hudson National GC October 8 Whitey Voight Pro Am, Sunningdale CC October 28-29 WGA Mid-Amateur, Leewood GC

New Faces in the Pro Shop

At Ardsley, Mike Argentine takes over for Jim Bender who retired after 43 years at the club. Argentine comes from Redding CC where he was head pro for the last six years. He’s well-known to the members at Ardsley, however, having served as an assistant pro for over four years. Westchester Hills welcomes Tanner Megal to the head pro position this year. Megal moves over after eight years as an assistant at Apawamis. Adam Patronik came from Old Elm Club in Illinois and Seminole Golf Club in Florida to become Director of Golf at Hudson National. Peter Ballo moved into the head pro position at Wykagyl. He was previously at the Connecticut Golf Club Greg Rutkoski, from Whippoorwill, replaced Tom Sialiano who retired as head pro at Pleasantville.

Food, Drink, and Golf

X-Golf Scarsdale, a new golf simulator bar and restaurant has opened this year on Central Park Avenue. The nationallyfranchised location offers ten simulator bays with real-time shot analysis available for rental by the hour. The establishment emphasizes food and a social atmosphere in addition to golf, according to owner Pete Gilmore. "We're not just a golf venue that happens to serve food," Gilmore says. "We're a destination where people come for fun fare, especially our wings, craft cocktails, stay for a round of golf, and return for our seasonal events." The bar showcases eight beers on tap and the food menu includes hand-tossed pizzas from Arthur Avenue Pizza. Golf leagues, lessons, and participation in virtual national tournaments are available as well. G

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PARTNER CONTENT

Daily Fee Courses Membership isn’t necessary for a great day of golf. In addition to welcoming you, these prestigious golf clubs feature championship courses, scenic views, and top-shelf amenities.

Copake Country Club Copake Country Club 44 Golf Course Rd, Craryville, NY • 518.325.0019 • www.copakecountryclub.com Opened in 1921, Copake Country Club in Craryville, NY is a public 18-hole golf course situated between the shores of Copake Lake and the foothills of the Berkshire Mountains. The 6,266-yard, 72-par course was designed by legendary architect Devereux Emmet and is known for its fast greens, strategic holes, and breathtaking views. Copake Country Club offers a variety of golf memberships and hosts numerous public events in collaboration with The Greens, a year-round restaurant serving American fare in a relaxed environment. Visit copakecountryclub.com for more information.

West Point Golf Course West Point Golf Course 718 Victor Constant Rd, BLDG 1230, West Point, NY • 845.938.2435 • www.golfatwestpoint.com Nestled in the Hudson Valley just north of the Bear Mountain Bridge, the West Point Golf Course offers an unforgettable golf experience. The West Point Golf Course is an 18-hole challenge on a mountain layout, with well-maintained terrain normally seen only at private clubs or high-end courses and is open to the public. Don’t let the length fool you. This Robert Trent Jones designed course is a great challenge for all levels of golf. Come take a walk through history. Outings of all sizes welcome. Enjoy a great burger or sandwich at the end of your round. Clinics, Camps, and Private Lessons provided by our PGA Professional.

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Support with Every Swing! Golf at West Point in 2026

When you play at West Point, you are giving back to Soldiers and their families. 18-Hole Course. Open to the public. No special access required. Groups of all sizes, Welcome! golfatwestpoint.com 315.774.9228

914INC.’s premier event, CEOs & Leadership Awards, brings together business and pleasure. Join us for a day of golf at one of Westchester’s top courses followed by an awards presentation to this year’s honorees, as featured in the magazine’s July/Aug issue.

SEPTEMBER 30, 2026 Harrison Meadows Country Club Harrison, NY Scan for info and tickets westchestermagazine.com/914INCGolfOuting

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Ardsley Country Club Hole #1

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Best 18 Holes

THE MOST MEMORABLE GOLF IN WESTCHESTER Which hole do you remember after your last round? The hardest? The most beautiful? The most historic? BY DAVE DONELSON • PHOTOS BY JOHN FORTUNATO

olf is about more than just hitting a little white ball until it rattles around the bottom of the cup. It’s about camaraderie in spectacular landscapes. It’s about competing where the greats of the game carved their names in the record books. It’s about making memories. We created an imaginary composite course with very real holes that will give you something to remember after your round—or maybe for the rest of your life. It has super difficult holes that even the best golfers struggle to par. And some easy ones that have made good golfers cry. It includes holes in Westchester where golf history was made and many so scenic that they’re famous around the world. Every one of them is memorable in its own way.

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Best 18 Holes HOLE

Hollow Brook Golf Club

#5 // par 3 // 107 yards

It looks so easy—maybe a half swing with a wedge— but it can be a disaster if you lose a ball by missing the green. A chasm surrounds three sides of it and the fourth side is on such a steep hillside covered with deep fescue you may need a mountain goat just to make a path to your ball. One Hollow Brook member (who asked to remain anonymous) had so many penalty strokes he couldn’t remember if he scored a 24 or a 25 on the hole. HOLE

Brae Burn Country Club

#15 // par 5 // 511 yards

Hudson National Golf Club, Hole #5

HOLE

Ardsley Country Club

#1 // par 4 // 362 yards

Everyone loves the view from the elevated first tee at Ardsley, but many players are befuddled by the blind shot to the fairway below, a feeling that lingers well into the round. Aside from the scenery, all you can see from the tee is the green in the distance and the picturesque pond that encroaches somewhere into your out-of-sight landing area. Ninety-nine percent of golfers who have played the course before know it’s best to choose a club that will send the ball no more than 180 yards off the tee. HOLE

udson National H Golf Club

#5 // par 4 // 460 yards

Fascinating ruins overlooking this challenging hole easily distract golfers trying to concentrate on their tee shots. Many players believe they are what’s left of the Hessian Hills Country Club clubhouse, but they are actually the remainders of the 15-building campus of guest lodges known as “Hessian Hills Farm” built by A.P. Gardiner in 1901. The proposed golf course, which was never actually built by real estate developer Milton Gordon, didn’t come along until 1926—and it never had a real clubhouse.

Most players don’t give much thought to anything but whether to lay up or go for the green on this pictureperfect par five. If you pause on your way down the hill and look to your right, however, you will encounter the ghost of a railroad that never ran. Just off the fairway are the remains of a stone trestle built for the never-to-be tracks of the Westchester Northern Railroad Company, a project that died long before completion in 1925. Actually, some 23 miles of roadbed were graded for the route by previous aspirants to railroad riches as early as 1863. HOLE

Winged Foot Golf Club

#18 West // par 4 // 414 yards

The final hole on Winged Foot’s West Course has been the scene of numerous triumphs and tragedies (remember Phil Mickelson’s debacle?), but one stroke on the treacherous green in 1929 put Westchester County on the world’s golf map with a star. It was the final hole of regulation in the U.S. Open, and amateur Bobby Jones faced a must-make 12-foot downhill, sidehill putt to tie Al Espinosa and force a playoff. The hole was cut near the center of the green and most players would expect it to break to the right since the green slopes predominantly from back to front. For this putt, though, there’s a double break, ending with a very slight turn to the left away from the peak of the green’s steep false front. Jones saw it, sank the putt, and secured his third U.S. Open championship in a 36-hole playoff the next day. HOLE

Fenway Golf Club

#15 // par 4 // 305 yards

Sam Snead made history of several sorts by winning the Westchester 108—a six-round PGA marathon tournament played in 1938 for a purse of $13,500, the largest on the tour that year. Among many other highlights (and lowlights) of the tournament, Slammin’

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Winged Foot Golf Club, Hole #18 West

Sammy carded a horrid triple bogey on this testy little hole by blasting from bunker to bunker to bunker in an early round before hitting his ball over the heads of spectators from the fourteenth fairway to birdie the hole during the final round. HOLE

Westchester Country Club

#9 West // par 5 // 520 yards

If you hit a long, perfect drive on this hole, you’ll land near a bronze plaque in the middle of the fairway. It memorializes one of the rarest shots in golf, a double eagle scored by Bob Gilder, a six-time winner on the PGA Tour, during the third round of the Westchester Classic in 1982. The hole was played as the 18th during the tournament. Gilder’s second shot was a three wood that carried 230 yards to the green and

rolled into the cup. The shot gave him a comfortable lead, and he won the tournament the next day. The only people who saw it in real time, though, were on the course—CBS had cut to a commercial moments before Gilder made his historic swing. HOLE

Quaker Ridge Golf Club

#10 // par 3 // 186 yards

Did George Washington sleep here before the Battle of White Plains? That was the story behind the grand oak tree that used to stand not far from the tenth green but, sorry to say, our first president was miles away. If anyone camped here, it was the British army under William Howe. The “Washington tree” fell during a storm in 2014 but its legend lives on and a cross-section of the trunk is displayed in

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Best 18 Holes the pro shop with a plaque marking the tree rings formed during other significant events in the club’s storied history. HOLE

Anglebrook Golf Club

#9 // par 4 // 440 yards

There are numerous hazards on this round-wrecking hole, but the predominant one is the giant bunker that lies in the dead center of the tee-shot landing area. The bunker can be avoided, but even the alternative targets don’t leave you with a particularly desirable angle for your second shot over the barranca to the well-guarded elevated green. HOLE

10 The Apawamis Club

#1 // par 4 // 381 yards

Founded in 1890, the Apawamis Club stands tall as a host of numerous national and metro area championships. Few have been won in more distinctive fashion, though, than the 1911 U.S. Amateur, a major tournament of the time. Harold Hilton, who also won the British Amateur that year, teed it up on this hole for a tiebreaker against Fred Herreshoff. Hilton’s second shot was a slice that caromed off

a massive rock outcropping and onto the green. Herreshoff was so shaken by his opponent’s good fortune that he topped his second shot and Hilton two-putted to win the championship. A bronze plaque on the outcropping to the right of the green memorializes the lucky ricochet. HOLE

Leewood Golf Club

#17 // par 4 // 307 yards

The original tee box—the one played by Babe Ruth when he was a member of the club—has been restored on this hole, which revives the legend that the Sultan of Swat often leveraged his homerun power to drive the green. Of course, the trees that line the right side of the fairway were not nearly as tall as they are today. Then there is the pond we lay up to now. In the Babe’s day it was no more than a narrow creek.

HOLE

Sleepy Hollow

12 Country Club

#16 // par 3 // 149 yards

There are no official standings, but this has to be the most photographed hole in America, if not the

Anglebrook Golf Club, Hole #9

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Siwanoy Country Club, Hole #18

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Best 18 Holes

Trump National Golf Club, Hole #2

world. Nearly every foursome that plays the course takes time on the tee to take a selfie with the green and the Hudson River in the background before they hit their shots. HOLE

Siwanoy Country Club

#18 // par 5 // 542 yards

One of the finest finishing holes in Westchester was also the scene of one of the most exciting moments in golf history. The very first PGA Championship was played at Siwanoy in 1916. It ended when the two players in the epic final match, Jock Hutchison and “Long Jim” Barnes came to the final green in a dead tie. Both had five-footers for par, but Hutchison was an inch or so farther from the cup, so he went first—and missed. Barnes drained his putt and claimed the $500 prize and a diamond medal along with his place in the record books.

HOLE

14 Pound Ridge Golf Club

#2 // par 4 // 413 yards

There’s something memorably cruel about having to play the hardest shot on the hardest hole on a golf course in front of an audience, yet that’s what you face as you approach the green on this devilish hole. Water snuggles up to and wraps around the green like a malevolent alligator while diners and drinkers on the clubhouse patio have an unobstructed view of your nervous attempt to make par. HOLE

Old Oaks Country Club

#6 // par 4 // 368

What appears to be a fairly benign par four becomes a tortuous memory to players with an overcooked draw. So it was with longtime member and club

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president Lowell Schulman, whose tee shot was sucked into the pond that lines the left of the fairway so many times that it was named “Loch Lowell” in his good-humored honor. HOLE

The Saint Andrews Club

#16 // par 3 // 174 yards

This one-shotter may be memorably picturesque but it’s devilishly mean. The tiny, two-tiered green is protected by a creek that snakes along the left side and by grass bunkers everywhere else. Even if you hit the green from the tee, its steep contouring makes a two-putt far from assured. HOLE

Salem Golf Club

#13 // par 4 // 395 yards

It’s not difficult to identify the one hazard of oh so many that will stick in your mind after playing Salem.

No, it’s not the pond well within driver range off the tee to right, nor the red-staked hazard that hugs the left side. What you’ll always remember (perhaps in a nightmare if you land in one) are the three church pew bunkers that stretch nearly all the way across the fairway in front of the steeply elevated green. HOLE

rump National T Golf Club

#2 // par 5 // 515 yards

Memories come early in the round at Trump National in Briarcliff Manor, and not all of them are pleasant. The second hole has so many ways to go wrong that one member (who prefers anonymity) once scored a 22, earning him the moniker of “Double Deuce” from his hard-ribbing friends. Out of bounds to the right, water that must be carried off the tee, then Barron’s Creek very much in play the entire length of the hole can quickly put double digits on your scorecard. G

Memorable Holes Scorecard 1

CLUB Ardsley

HOLE

PAR

YARDS

460

Hudson National

Brae Burn

Fenway

Hollow Brook

Winged Foot West

Westchester CC West

Anglebrook

6 8

OUT

Quaker Ridge

18 9

Pound Ridge

St Andrews

Trump National

15 17 IN

TOTAL

Siwanoy

Old Oaks Salem

16 2 6

305

520 186

440

307

Sleepy Hollow

414

511

3,305

Apawamis Leewood

107

362

3 5 4 4 4

36 72

381 149 542 413 368 174 395 515

3,244

6,549

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Instruction

Ten Ways to Make Golf More FUN

It is a game, not your job, so enjoy it! BY AMELIA GUZEWICZ

Make New Friends

Play Somewhere New

You may love your club’s golf course and the foursome you play with every week, but hey, variety’s the spice of life. Make a tee time at one of the public courses you’ve never played or sign up for interclub play at your club. Looking for a little competition to spice it up even more? Check out the MGA Play Days (www. mgagolf.org/membership/play-days) for one-day tournaments open to everyone in the metro area.

Take A Chance

More than a few golfers like to wager a little (or sometimes a lot) on their game, but the same old Close Out can get a little tired. Every once in a while, inject a little extra interest with a Nassau (similar to Close Out but with separate bets for the front and back nines and overall 18). Or make a bet on every single hole with a game of Skins.

You can also put a buck or two on individual shots (aka Junk) like closest to the pin on par 3s, sandies (par on any hole out of a bunker), chippies (chip-ins from off the green), scruffies (par after hitting the cart path), or even barkies (par after hitting a tree). Another betting game with a lot of action is Bingo Bango Bongo. The first player in your group to get their ball on the green gets a point (Bingo). Once all the balls are on the green, the player closest to the pin gets a point (Bango). And finally, the first player to hole their putt gets a point (Bongo). Wagers can be made on each hole as in Skins or for point totals (instead of holes won) as in a Nassau.

Play a Different Game

Everyone seems to think that the only test of a golfer is how many strokes they take on eighteen holes, mainly because that’s what they see most of the time on TV. But a real golf aficionado knows that the better game is match play, where the player (or team) who wins the most holes wins the game. That’s what the handicap system is really designed for. Take it a fun step further, though, and play your team match in alternate shot (known as Foursomes in

PHOTOS COURTESY OF DAVE DONELSON

You’re guaranteed to have at least one big thing in common with someone you’ve never met when you’re paired up on the first tee. After all, you both have some level of interest in golf. The starters at the Westchester County courses are remarkably adept at filling out foursomes with complete strangers. Women golfers can make new friends by joining organizations like the LPGA Amateur Golf Association (chapters.lpgaamateurs.com/home/chapter/NYWE) or Women’s MGA (wmga.com/independent-membership). Both groups hold numerous regular events and welcome golfers of all skill levels.

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Saint Andrew’s GC

Pelham CC

PHOTOS COURTESY OF DAVE DONELSON

the Ryder cup). The game really ties two teammates together. As a side benefit, a round can be completed in about half the time as four golfers playing their own ball on every shot. For a hilarious variation of Foursomes, try Gruesomes. It’s an ugly team game where both team members tee off, then the other team gets to choose which drive their opponents have to play on their next shot. Same procedure with the second team. The teams then play out the hole in alternate shot format, with the player who hit the “gruesome” drive playing the second shot for his team.

Smell the Roses

One of the very best features of the game is the setting. Golf courses are beautiful! Soak in the scenery while you play and spend a few minutes before or after your round to take in the sights, sounds, and smells of freshly mown grass, shapely trees, and sparkling ponds. Or get deep into the experience like Peekskill golfer Phil Cianci does. “I have had a lifelong love affair with golf,” he says, “In the 1980s, I began photographing and painting local courses.” A selection of his paintings was

exhibited in the pro shop of Westchester Country Club during the Westchester Classic tournament. From the spectacular views of the Hudson River at Sleepy Hollow and Hudson National to the bluebirds nesting at Glen Arbor and the Manhattan skyline seen from Dunwoodie, there’s a rich panorama around you on the golf course.

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Instruction

”Sunday“ bag of five clubs

iron, a wedge, and a putter. Or a hybrid, an eight iron, and a putter. Another option: Try a “Tin Cup” and play a par five hole with your seven iron from tee to cup—yes, putt with it too! Can you get out of a bunker with a six iron? Give it a try and you’ll see how much fun it is. You might also be surprised at how well you score.

Banish the Scorecard Sometimes

Get Real

Do you ever see a tour pro hit a bad shot on TV? Almost never. Unfortunately, many if not most of us subconsciously think the way the pros play is the model for what our game should look like. Then, when we slice one into the woods or chili dip a chip shot, our egos take a blow and golf stops being fun. Which is ridiculous. “One of the beguiling things about golf is that you can never conquer it,” says Sunningdale’s head pro, Chris Toulson. “Even the best players in the world have really off days or even off months.” So why do you expect to shoot par when you’re a fourteen handicap who plays once a week and never practices? “It’s rare to see somebody who really appreciates the game and all of its quirks and can go out there with their chin up, happy go lucky, and accept their good and their bad shots. But those people are really fun to play with, and they certainly have a great time playing.”

Challenge Yourself

You probably have fourteen clubs in your bag, but what would happen if you didn’t? Try playing a round with just three or four clubs. A driver, a five

Join a League

Most private clubs and public courses have groups that play regularly together with various degrees of competitive fervor but maximum emphasis on social enjoyment. It may be a mid-week twilight nine-hole round followed by libations or a weekend round for a several regular foursomes, also followed by liquid refreshments. For youngsters, PGA Junior League is a great way to play competitive golf in a positive, no-pressure scramble format. Women should check out LPGA Amateurs for league opportunities. League play has become a huge draw for simulator facilities like Golf Lounge 18. Director of Golf Frank Darby says they have about 350 teams that play in league events that have prizes like tickets to last year’s Ryder Cup. A typical league plays evenings over eight weeks.

Help a Cause

Golf outings raise millions of dollars for worthy local charitable causes—and give thousands of golfers a chance to play some spectacular courses. Most outings include not only golf but food, beverages, gifts, and prizes. And a portion of your entry fee could be tax deductible. G

PHOTO COURTESY OF DAVE DONELSON

Fun killer

When you see a golfer crunching the numbers on his or her scorecard, odds are you’ll see a frown on their face. Sure, keeping score is part of the game, but how often does it make you happy? Yes, keep scores for handicap purposes, but you don’t have to post if you don’t keep score in the first place. And guess what? Nowhere in the rules does it say you can’t just hit the ball, find it, and hit it again so you enjoy the process without stressing about the result. Mike Diffley, head pro at Pelham CC and mental coach to many outstanding golfers, tells a story that says it all: “One time after I played Winged Foot, everyone wanted to know what I shot. I said, ‘I don’t know’ and they couldn’t believe it. I told them I was playing a fabulous golf course with my friends, we had lunch, and it was an incredible day. What does keeping score have to do with that?”

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THE NEW GOLFER’S GUIDE

Golf is a great game played by people of all ages. Here’s how to get started.

Golf simulator at Bonnie Briar CC

InstructionNewbie_Golf2026.indd 25

PHOTOS COURTESY OF DAVE DONELSON

Photo by Name Name

BY JEREMY LEIGH

3/23/26 2:40 PM

Instruction

ou can learn golf on your own, but it usually isn’t a very successful DIY project. For proof, just visit a driving range, borrow one of their clubs, and take a few swings. Need a little help? Watch some videos or ask a friend who plays to give you some pointers. Still struggling? Don’t give up! The best way to learn the game is to call a professional who specializes in teaching the game. “Hands-on is the best way to learn,” says Charlie Meola, head pro at Saxon Woods GC, the public course in Scarsdale. “Find a PGA professional who will give you an individual lesson or sign up for a group lesson. Clinics are good because sometimes people are intimidated by taking a lesson oneon-one.” You can find a PGA professional at pga.com/ coach. Teaching pros at the Westchester County courses (and many private clubs) offer individual instruction as well as group lessons. Another alternative is golf school. Game On Golf Center in White Plains offers a three-hour session that’s immensely popular. “For an You can pretty much ignore most of the adult, golf school is the best rules of golf when you first take up the game, way to get started,” says Vito but there are a few practical things to keep in Galasso, founder of the wellmind that make golf more fun for everyone. equipped driving range. “Sure, 1. When another player is hitting, stand you could come here and just quietly to one side out of their line of whack balls, but everybody sight until they’ve finished their swing. who plays wishes they started with instruction.” The school, 2. The player who made the best score he explains, touches on of the previous hole has the “honor” of

Practical Etiquette

going first on the next tee.

Sprain Lake Women’s League

all aspects of the game. “You spend three hours on Saturday morning in a class with no more than five people. It’s progressive, but level one is for beginners.” Tuition is $175. Game On has a dozen professional teachers on staff and offers classes and individual instruction for all ages—even preschoolers—and men and women of all skill levels. A relatively new way to get into the game is at a simulator studio. You’ll hit into a screen that’s remarkably like playing on a real golf course. There’s also food and drink and a totally relaxed vibe. As Frank Darby, director of golf for Golf Lounge 18 in the Westchester Mall, points out, “You can get your own bay where you’re in your own little world with your instructor and perhaps a friend. There are a lot of great graphics and you have many different options for practicing.” Simulator golf is perfect for small group clinics and individual lessons. Good news:

3. Wait for the players in the group ahead of you to finish their shots and move out of range before you take your shot. 4. If your shot looks like it might hit another player, yell “FORE!” so they can duck.

5. Between the tee and the green, play “ready golf,” which means you can hit as long as it’s safe and you won’t interfere with another player hitting.

7. Be careful not to walk across the path on the green (the “line”) another player’s ball will have to roll over to get to the cup. 8. Repair the course by replacing the turf after you hit (a “divot”), fixing the mark your ball makes when it lands on the green, and raking the bunker after you’ve hit out of it.

9. Silence your phone and avoid calls or texts so you (and your partners) can enjoy the game without distractions.

Girls to Tee

PHOTOS COURTESY OF DAVE DONELSON

6. On the green, the player whose ball is farthest from the hole putts first.

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PHOTOS COURTESY OF DAVE DONELSON

Range lessons

There are now dozens of them in Westchester where you can rent an indoor bay by the hour for as little as $40. Jack Ramsett, head pro at Whippoorwill, says simulators are a big boon to the beginner. “You really have to have a certain level of experience to take your game to the golf course,” he says. “For a super beginner, going to a simulator gives you that immediate feedback in a controlled environment where it reduces the anxiety. Your ball’s only really flying 10 feet. You’re on a mat so you’re not hitting big chunks. It’s a little easier to get better contact on the mat and that improves your confidence.” But wait, don’t you need a bunch of expensive equipment to play golf? Clubs, bags, shoes, balls, gloves, hats, whatever? The answer for the beginner is emphatically “NO!” The pro giving your lessons will loan (or rent) you clubs to get started, as will the golf range or simulator studio. They’ll have plenty of balls for you to hit during your lessons, too. Golf shoes are really just glorified sneakers, so don’t worry about spending money on a pair until you’re ready. A golf glove will help your grip and cut down on blisters, but they start at about $10— and you typically only wear a glove on one hand. When it’s time to buy your own clubs, you don’t need to spend thousands of dollars. In fact, you don’t even need a full set of fourteen clubs. There are beginner sets complete with nine clubs and a golf bag available at golf retailers or online that can get you into the game for under $300. If you don’t want to carry your clubs, you can pull them on a cart rented at the course. Golf balls? Start with the cheapest ones you can find (under a dollar each) until you’re playing well enough to lose no more than one per round. You’ll need a couple of other small items, too, notably tees and a ball mark (a quarter works just fine). You also don’t need special clothes to play the game, although you’ll want to be athletically comfortable. Keep in mind that most courses suggest (or require) that men wear collared shirts and Bermuda-length shorts or long pants while women

wear collared shirts (sleeveless is okay) or modest tops and tailored bottoms like skorts or skirts that are mid-thigh length or longer, or pants. Denim is often a no-no, as are cargo shorts and tank tops. Protect yourself from the sun with a widebrimmed hat (and sunscreen). When you’re ready to play your initial round, Jack Ramsett has another suggestion. “Your first time on the course shouldn’t be alone. It should be with someone who has been playing the game for a little bit so they can teach you the basics like where to stand, how to dress, how to mark your ball and fix your pitch mark, and how keep up the pace of play. All that good stuff.” One other thing about your first round of golf—don’t worry about your score! Just hit the ball, find it, then hit again while you enjoy the fresh air and companionship. G

It’s Important to Keep Pace

The cardinal sin of golf is to hold up other players on the course. Here’s how brand new golfers (and everyone else) can keep up the pace of play: 1. After you hit, go directly to your ball. Socialize while you walk, but don’t linger.

2. If you’re riding a cart, drive directly to the first player’s ball, leave him or her there with the club they want while the driver of the cart goes to hit their own ball. 3. Choose your club and be ready to hit when it’s your turn.

4. Don’t take more than one practice swing.

5. If you’ve taken too many strokes on the hole (two or three over par), pick up your ball and move on to the next hole.

6. Once all the players in your group have finished putting on a hole, move to the next tee box so the group behind you can play. You can write down your score or chat while you’re walking.

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Profiles

A Game for All of Us

From beginners to veterans, everyone can find something to love about golf.

Lisa & Jason Lee Ten-year-old Lisa Lee, like her 13-year-old brother, Jason, is a veteran golfer. Both kids participate in PGA Junior League and Lisa says she particularly enjoys the scramble format because “you’re trying to help each other as a team, and you can give each other advice during the match.” Jason has graduated from PGA Junior League to the team at school. The social aspect of golf appeals to him, too. “I like how you can play with people, against people, or just beside them.” The siblings play several times a week at the club or at matches at other courses during the season, play with their parents and grandparents on vacations, and hang out at Golfzon Social in Scarsdale during the winter. Lisa says, “When we play together as a family, everybody encourages me to get better, so I really try.”

PHOTOS BY JOHN FORTUNATO

Scarsdale CC

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Phoebe Angelone Wykagyl CC

“I always thought golf was a little boring until I got into it,” says Phoebe Angelone. “But this past year I started trying to get better so I could play with my dad.” The junior at the University of Alabama took lessons from head pro John Diegan and started playing with her friends as well. “I honestly just enjoy being on the course,” she says. “Going to the range and hitting balls is really boring, but I like playing.” Phoebe reached two milestones last season: she made her first birdie, and she hit the ball out of the bunker for the first time. Bunkers drive her crazy. “Anything that has to do with sand, I hate it,” she says with a laugh. “There are all these rules about touching the sand with your club and stuff. It’s crazy.”

Lokesh Reddy

PHOTOS BY JOHN FORTUNATO

Mohansic GC

Dr. Lokesh Reddy didn’t start playing seriously until 2003. “A friend of mine from India came over and introduced me to another doctor from Tibet who lived in Yorktown. I used to visit a nursing home in Mohegan Lake on Thursdays, so we started playing every week at Mohansic.” Today, Lokesh plays mostly public courses two or three times a week. He’s also traveled to play in Scotland, Pinehurst, and Streamsong, among other destinations. He says that the greatest reward of golf, especially public golf, is meeting interesting people on the course. “I’ve met World War II pilots. I’ve met nuclear physicists. I even met a prince from Bhutan one time!” Complementing the social benefits of golf, he adds, is the challenge of the game. “You’re not playing against anyone else,” he says. “You’re really playing against yourself and the course.”

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Profiles Koreen Denise Metropolis CC

Koreen Denise didn’t take up the game until she gave up a career in the fitness industry to work in the golf shop at Metropolis. The club’s director of instruction, John Reeves, convinced her to give the game a try and the Koreen was hooked. “The challenge definitely gets me in my head,” she says. “I love to go out and see if I can do better than I did yesterday.” At this point, she’s not too concerned about keeping score although she’s quick to point out she has made two birdies. A single mother, Koreen is intent on getting her 15-year-old son, Jay’sir, to put down the basketball for a while and give golf a try. “Let’s see where that goes,” she says.

Olivia Rosenberg Century CC

Olivia Rosenberg inherited her love for golf. “I like to watch golf with my dad sometimes,” she says, “but my grandma loves to play, and she taught me a lot of what I know.” Olivia started playing when she was eight years old. She competes on the Century PGA Junior League team and works on her game under the careful coaching of teaching pro Carly Newman. She is fond of her driver but knows she needs a well-rounded game. “I’ve always loved just hitting it far,” she says. “But my putting is getting a lot better, too. I started to work on it more last year.” She works on her mental game as well. “Even if I have a bad day,” she says, “that’s just one bad day.” Her approach to the game sounds like that of one of her heroes, Bryson DeChambeau. “I watch all of his videos on YouTube.”

Bob & Lou Landry Another prominent golfer, Dwight Eisenhower, was President when Bob and Lou Landry became members of Westchester Hills. Although Lou no longer plays for health reasons, Bob, 89, still has a regular weekly game in the club’s twilight league with a partner who is 92. “My low handicap was 12 and my high was 16,” Bob says. “Now it’s whatever, but I don’t care. I still love the camaraderie of the game.” The couple built their social life around the club in a time when dancing, dining, and more than a little partying were nearly as much a part of the club scene as golf. “There was a time,” Bob remembers, “when a group of us would come to the club for dinner every weekend and at midnight the staff would just give us a key and tell us to lock up when we left.” Bob and Lou both served in numerous leadership positions at the club over the years and Bob chaired its 100th anniversary celebration in 2013. In 2023, the clubhouse patio pub was named in their honor. G

PHOTOS BY JOHN FORTUNATO

Westchester Hills CC

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Travel | Ireland Monster Golf Course at Resorts World Catskills

Discover The Courses of Sullivan County A memorable overnight golf trip within easy driving distance from Westchester. BY DAVE DONELSON

PHOTO COURTESY OF RESORTS WORLD CATSKILLS

ou and your buddies can throw your clubs in your car and get away to great golf, fine food, and a good time about ninety minutes from mid-Westchester. It’s a perfect overnight golf trip. The destination? Sullivan County, where the sleepy Borscht Belt has been transported into a modern golf mecca. For about the price of an economy fare airline ticket to California, you can enjoy three (or more) rounds of golf—as well as luxurious hotel accommodations, great dining, and even a few rolls of the dice or hands of cards in a world-class casino. Here’s an itinerary for an overnight trip that would touch on the highlights of golf in Sullivan county.

DAY ONE: Drive to Monticello in the morning and

play the Monster Golf Course at Resorts World Catskills. A round at the Rees Jones-designed Monster Golf Course can be a transcendent experience. The course, originally named one of America’s 100 Greatest Golf Courses when it opened in 1963, features bounteous bunkering and water hazards that come into play on seven of the 18 holes. Greens are large and easy to find but contoured so that every putt is a test.

There are six sets of tees that stretch the course from 5,050 to a pros-only 7,300 yards. Normal humans playing from the 6,400-yard tees will face a 71.8/133 rating/slope and par 72. It’s worth noting that all the par threes and par fives are of manageable length. Fairways are generous, but not ridiculously so, and designed so they narrow in the landing areas for stronger players to add to the challenge. Miss the fairway and you’ll land in rough that’s kept at moderate depth for the sake of pace of play. There are large fescue areas as well, but they generally lie far enough from the fairway to not be a factor. Fairway bunkers challenge the stronger player (mostly) and forced carries are kept to a minimum for the high handicapper. Golfers familiar with the old course will recognize many of the hazards, especially on the par-five 12th hole, where the water makes it look longer than the 491 yards it actually plays from the regular tees. The Monster really comes alive around the greens, which are immense and very complex. Only one of the greens is less than 30 yards deep, with the green on the 18th a whopping 46 yards from front to back. Rees Jones made all that space exciting by burying WESTCHESTERMAGAZINE.COM | GOLF 2026

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Travel | Sullivan County Monster Golf Course

several metaphoric elephants in the green to increase the contours. From the tough opening hole, a 391-yard dogleg par four that plays to an elevated green, to the brutal 18th hole, a 415-yard dogleg par four that requires two excellent shots to reach the diabolical green, the Monster will test your entire game. When you check into the Resorts World all-suite hotel, you’ll find every five-star amenity you could want including dining options for every palate from Asian fine dining to an Italian-inspired steakhouse. The 100,000 square foot casino will test your gaming skills with over 140 live table games and 1,600 slot machines.

DAY TWO: Take a short morning drive to Tarry Brae,

a daily fee muni near South Fallsburg. The course has terrific views and plenty of challenge for golfers of every level, playing out to nearly 7,000 yards from the back tees or 4,600 from the front, with three tee boxes between. From the 6,400-yard tees, it has a 71.6/126

rating/slope, par 72, and an interesting mix of easy and hard holes. There’s also a full driving range, putting green, and a short game area to sharpen your game. A truly unique golf adventure awaits you that same afternoon at Sullivan County Golf Club in Liberty. The struggling course was acquired by writer Tom Coyne in 2023 and has undergone major improvements since. New partners, including legendary actor and golf aficionado Bill Murray, helped it celebrate its 100th anniversary last year. The tricky nine-hole course is a throwback to the simpler times in golf when par was a fine goal but enjoying the company of friends in the scenic Catskill hills was the best part of the game. When the course opened in 1925, it was the highest golf course in New York. After Coyne’s acquisition, it underwent extensive renovation and a new routing. With two new par three’s offering stunning views and a new par five with a dramatic mountain reveal, the course is naturally rough and scruffy—a golf purist’s delight. A double loop brings the track to 5,800 yards with a par of 68. As you might expect, accuracy trumps length off the tee. Another new attraction at the club is Otto’s Bar & Restaurant, named in honor of Otto Hillig, considered one the greatest photographers in Catskills history. Hillig was the passenger on a two-man transatlantic flight from the US to Europe that took off from the original eighth fairway (now the driving range) at Sullivan County Golf Club in 1931. A short drive, a luxurious overnight stay, and 45 holes of memorable golf. The recipe for a perfect buddy trip. G

TOP PHOTO COURTESY OF RESORTS WORLD CATSKILLS; BOTTOM PHOTO COURTESY OF SULLIVAN COUNTY GOLF CLUB/DAN HAYES

Sullivan County Golf Club

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