Vol. 23 / No. 10 October 2018

Hudson Valley Home Prices Continue to Rise, While Sales Decline By John Jordan WHITE PLAINS—Home sale prices were up sharply the declining sales numbers, while noteworthy, in the third quarter in the four-county market area of Hudson Valley Home Sales are not a sign of a troubled market. He insisted the Hudson Gateway Association of Realtors, with that the market appears to be in transition and that the exception of Westchester County where sales Third Quarter 2018 most market observers expect home sales to fall prices were relatively flat as compared to a year County Change from 2017 between 4% to 6% for the year countywide. earlier. “The market is in an adjustment period and is in Sales volume was off marginally throughout the Putnam +0.3% flux,” Breunich said. “With what is going on in the region, with overall third quarter sales down 5.2% in Rockland -1.2% economy—the stock market, GDP, (low) unemploy- Westchester; 1.8% in Orange and 1.2% in Rockland, Orange -1.8% ment and consumer confidence through the roof, while Putnam County’s sales numbers were flat with Westchester -5.2% that is all pointing to a very strong, healthy real an increase of 0.3%. estate market, but that is not being reflected in our Market results were mixed depending on product marketplace, yet.” type and location. Realtors interviewed by Real Estate In-Depth said that while Breunich said that he is concerned about consumer market perceptions of a some negative market influences, specifically the cap on SALT deductions, low severe downtown in Westchester home sales based on erroneous sales numbers inventory and higher interest rates, may be impacting some buying decisions, it released recently by a local brokerage firm that garnered national media coverage. is way too early to tell just what real impacts they will have on the market going “These news stories have contributed toward an exaggerated negative narra- forward. tive about the state of the real estate market in Westchester, spreading misinforma- Westchester County posted a third quarter median sale price for a single- tion and miseducating consumers,” Julia B. Fee Sotheby’s stated in its third quarter family home of $679,000, which was slightly lower than the third quarter of market report on Westchester County. “The actual picture is dramatically different, 2017 ($680,000). The median sale price for a single-family home in Putnam was according to our own analysis, and varies greatly by town and price range.” $360,000, up 5.9% from the third quarter of 2017; the median sale price in Rockland He noted that the market is seeing a decline in sales, but not double digits as was $475,000, up 6.7% and the Orange County median was $275,000, up 7.8%. was erroneously reported in the press. He also said that some locations are stron- Editor’s Note: for further coverage, including region-wide home sales statistics ger than others both in terms of home sales volume and pricing. see pages 8-9. “You have to look at the reality of it,” Breunich said. “The market is still down five Paul Breunich, president and CEO of William Pitt and Julia B. Fee Sotheby’s In- to six percentage points. That is not something to pull the fire alarm on about, but it ternational Real Estate, said in connection with the Westchester County market that Continued on page 2 Group Looks to Convert IBM Somers Campus to STEM School By John Jordan SOMERS—A plan was presented to the school for grades 9-12 that would focus Somers Town Board recently that if ap- on STEM (science, technology, engi- proved would involve the adaptive re- neering and math), as well as the arts. use of the 1.2-million-square-foot former Evergreen officials said the firm hopes and now vacant IBM campus here into a to open the school for its first class in the STEM high school geared at attracting fall of 2020. top students from across the country. Evergreen Ridge officials, along with The plan for the IBM Somers prop- Roxana Girand, president and CEO of erty was first reported on RealEs- Sebastian Capital Inc. of New York City, tateInDepth.com. the asset manager for the 723-former Evergreen Ridge, LLC of Stamford, IBM campus, and Sean Cahill of Avison CT, headed by principal Tim DiScipio, Young, a broker in the deal, confirmed presented its initial plans to the Somers that negotiations are ongoing with the officials on Sept. 20 that call for sig- building owner for Evergreen to lease nificant interior renovations to the five- The now vacant IBM campus in Somers includes five buildings totaling the entire 1.2-million-square-foot com- building complex to convert it into a approximately 1.2 million square feet of office space. plex pending all necessary approvals Continued on page 23 NYC Developer Banking on Opportunities in Westchester

By John Jordan WHITE PLAINS—New York City-based George Comfort & Sons is looking to take INSIDE advantage of changing market conditions and reposition some of its iconic proper- ties in Westchester, as well as in neighboring Fairfield County, CT. SPOTLIGHT ON Peter Duncan, president and CEO of New York City-development firm George Comfort & Sons, told more than 80 attendees of the Hudson Gateway Association of Realtors Commercial Investment Division at a meeting held at the HGAR head- quarters in White Plains on Oct. 4 that the firm is bullish on Westchester and has embarked on some ambitious redevelopment efforts at a number of properties in the county. The firm, recently acquired the former Reckson Executive Park in Rye Brook, now known as 1100 King St., in a joint venture with a fund managed by DRA Advi- sors for $55 million from SL Green Realty. The firm has office holdings and develop- Beth Hargraves ment rights for approximately two million square feet in Westchester County and see psge 11 another two million square feet in Fairfield County, CT, including the former UBS headquarters complex in Stamford, CT, as well as another 450,000 square feet in VIEWPOINTS...... 4 Southern New Jersey. LEGAL CORNER...... 5 George Comfort & Sons has extensive holdings in Manhattan, including 200 Madison Ave, 498 Seventh Ave., 63 Madison Ave. and 575 Lexington Ave., to name RESIDENTIAL...... 6&7 just a few. The company has grown its overall portfolio from around 1 million square PEOPLE...... 10 Peter Duncan, president and CEO feet in the early 1990s to between 14 million square feet to 15 million square feet at H.V. REAL ESTATE REPORT...... 8 & 9 of New York City-based develop- present. HGAR UPDATE...... 11,12 ment firm George Comfort & Sons “All we really are is a company that rolls up its sleeves every day and tries to work out the problems,” Duncan said, EDUCATION/CALENDAR...... 13 noting that particularly with its suburban LEGISLATIVE/BARRISTER...... 14 portfolio, the company had to have the TECHNOLOGY...... 19 patience and imagination to adapt to COMMERCIAL...... 20,21 changing market conditions. He related several examples of suburban proper- ties the company acquired that required George Comfort & Sons to alter its initial plans to a different leasing or investment BRONX environment. Overall, he said that he likes acquiring SUPPLEMENT suburban New York City properties be- Continued on page 2 See Section 2 2 | NEWS Real Estate In-Depth | October 2018 Hudson Valley Home Prices Continue to Rise, While Sales Decline Continued from page 1 is something to be aware of.” prices, Rand noted that for the first time since 2012, inventory levels went up in the He added that the federal tax reform law and the cap on SALT deductions might third qtr. be having some impact on demand. However, there are other factors that influence Rand said what is happening region-wide is that after years of decline, single- demand, such as high consumer confidence and the strong economy, for example, family inventory was higher in almost every county in the region, stabilizing near and the market is working through all the factors, both positive and negative. that six-month level that usually signals a balancing market. This market phenom- While bullish on the future of the Westchester County residential market, Breu- enon occurs when demand is strong, and supply stays steady (or goes down) and nich said the real estate market is no longer booming, but is in transition. He said prices go up. In response to the rising prices, eventually new inventory comes onto it is too early to tell the true impact of federal tax reform and added that the first the market, he explained. indications of its effect on the market will likely show up in the next six months or so “Going forward, we believe that the appetite in the market can handle both the when people file their taxes in the spring of 2019. impact of tax reform and this increased inventory while still driving continued price Joseph Rand, managing partner of Better Homes and Gardens Rand Realty, said appreciation,” Rand said. “With strong economic conditions, relatively low-interest the federal tax reform law might be having a small impact on the very high end of rates (and the specter of rate increases on the horizon), and pricing still at attractive the market where the loss of deductibility for mortgage interest and local taxes hits 2004-05 levels, we expect a robust market through the end of the year.” the hardest. Brokerage network Westchester Real Estate Inc. in its third quarter market report He noted that price appreciation was more pronounced in the lower-priced on Westchester County also discussed the positive and negative economic and markets. regulatory forces affecting the housing market. In terms of the loss of the SALT deductions, he said, “We’re talking about a mar- The firm concluded that with those forces factored it, it believes, “Westchester ginal, not a major, impact. Prices aren’t rising at the rate they are in the lower-priced properties will always remain in high demand based on our proximity to New York markets, they’re basically flat, not falling.” City and fantastic quality of life. While we may see pullbacks or shifts at times, our A plus for the marketplace is that inventory levels are starting to respond to rising housing market possesses innate strength and resilience. Prices are not decreas- ing, home sales are still strong, and Westchester’s real estate market is just fine!” NYC Developer Banking on Opportunities in Westchester Continued from page 1 cause, “quite frankly I can buy on a basis office side—is much sounder than the that in most instances where I can feel Fairfield market.” comfortable in putting money into these He added that market conditions in properties, repositioning them and Greenwich are tightening, which will turning them into something that they eventually benefit the Stamford office weren’t at the time that we acquired market. However, he cautioned that the them.” turnaround will take some time. Duncan Duncan at the session said that one blamed at least some of the market’s of the reasons Westchester is attrac- troubles on the administration of Gov. tive to the firm is that there has been Dannel Malloy and said that there needs approximately six million square feet to be a “wholesale change of thinking” of outdated office space taken off the in state government. market in the last 10 years or so. “I do think Westchester is ahead of Good Counsel High Fairfield right now because Westches- School Complex From left, CID sponsor Mike Traynor of Webster Bank, HGAR Chief ter, whether by design or whatever, bit Duncan briefed CID members on a Executive Officer Richard Haggerty, HGAR Chief Operating Officer Ann the bullet and started transforming a number of the company’s redevelop- Garti, Peter Duncan of George Comfort & Sons and CID President John lot of Class C and D properties into new ment efforts, including the proposed re- Barrett. uses,” he said. “So, I think the Westches- development of the former Good Coun- sel High School campus in White Plains. ter market right now—the commercial Purchase is currently 98% leased and The plan, which is currently in the ap- Duncan said that smaller-sized tenant proval process before the White Plains demand has driven significant activity at Common Council, calls for the sale of a 1100 King St. portion of the property to Sunrise Senior He termed the 1100 King St. purchase Living, which will develop 85 assisted as a “market opportunity. We took ad- living units in a four-story building. The vantage of a great site, we got a great plan also calls for the preservation of a base to start with and we are meeting portion of the property formerly owned a market.” by the Sisters of Divine Compassion, in- In just a few months, Duncan said cluding its storied chapel and a portion that the firm has completed 45,000 of the convent. The development plan square feet in new lease deals, another involves the construction of 95 units of 15,000 square feet in lease renewals graduate student housing for the adjoin- and extensions, and is in negotiations ing Pace University Law School, and on another 100,000 square feet in po- 370 market rate apartments in an eight tential transactions at the property. to 10-story building. He said the development plan is Connecticut Properties geared to trying to keep the property’s One of the company’s other high- “beautiful vistas” as well as its rich his- profile suburban New York projects is tory. the repositioning of the former UBS 900 King St., 1100 King St. headquarters complex in Downtown Stamford, CT. Duncan also outlined the planned Thus far, George Comfort & Sons has redevelopment of 900 King St. in Rye. leased approximately 50,000 square Brook, a vacant 265,000-square-foot feet of the 710,000-square-foot com- office building it plans to convert into a plex and is currently undertaking a host senior living (age restricted 55 and over) of capital improvement projects at the complex that will feature a total of 269 property and also plans to add a 180- A local one-stop resource for: units—80 to 90 units of assisted living/ room boutique hotel at the site. One memory units, 24 townhomes and 160 Mortgage Loans Remote Deposit of the new tenants at the former UBS independent living units. The plan, if ap- property is KPMG. Business Banking Payroll Services proved, will involve the demolition of the Duncan said that his firm is in “ear- existing office building. Business Loans Personal Banking nest” negotiations with firms involving He also noted that the firm is cur- about 1 million square feet at the com- Lines of Credit Insurance Services rently in negotiation with a number of plex. While not revealing the identity of Merchant Services prospective tenants at 1100 King St. in the prospective tenant, he said, “We are Rye Brook that he believes could bring very far down the road with a group that the percentage of leased space at the would take all of the pavilion (275,000 560,000-square-foot complex from its square feet) and a good chunk of the current 65% level to the higher 80s by (415,000-square-foot) office tower.” early 2019. George Comfort & Sons recently The firm recently acquired the six- suffered a setback when the Stamford 866.440.0391 / UlsterSavings.com building complex at a little less than Board of Representatives rejected a Locations throughout the Hudson Valley including 7.5% unlevered cap rate and believes Zoning Board approval of its plan to that based on strong tenant demand Newburgh 1208 Route 300 / 845.567.3171 convert an office building at its High for its nearby Center at Purchase office Ridge Office Park to a Life Time Fitness complex, which consists of four build- facility. Duncan said the firm is commit- NMLS# 619306 / EQUAL HOUSING LENDER / MEMBER FDIC ings totaling approximately 685,000 ted to the project and hopes to work out square feet, the 1100 King St. property Investment, Tax, Payroll and Insurance products and services available through Ulster Insurance Services, Inc. a deal with the city so that it can move and Ulster Financial Group, Inc., subsidiaries of Ulster Savings Bank, are NOT FDIC INSURED. could lease up quickly. The Centre at forward with the redevelopment project. October 2018 | Real Estate In-Depth NEWS | 3 Mass. Developer Withdraws $4.51M Offer To Buy Vacant Sain Building in New City By John Jordan NEW CITY—A noticeably agitated Rock- he noted, “I’m not yet prepared to sell to half a million dollars a year in real notwithstanding that this is a very good land County Executive Ed Day stood in taxpayer-owned real estate without a property taxes." all-around deal." front of the vacant Sain Building here well thought out plan that meets the “The Democratic majority in the leg- on Oct. 9 and announced that National current and future needs of Rockland’s islature contin- Development, the developer who had residents.” ues their path of offered to pay $4.51 million to acquire Other county legislators offered sup- showing com- the property and convert it into a senior port for the Sain Building sale and were plete contempt residence, had withdrawn its purchase critical of their fellow legislators who did and disdain for offer. not support the proposal. the public,” Leg- National Development, a real estate Legislator Lon Hofstein, whose dis- islator Charles development firm based in Newtown trict contains the Sain Building said, "My Falciglia said. Lower Falls, MA, cited delays by county constituents continuously say to me, “They're more government as the chief cause for its the young people looking to purchase interested in withdrawal of the purchase offer for the a home can afford to pay for the house, p u r s u i n g a six-story now vacant office building on but it is the school and property taxes paid leave of New Hempstead Road across the street that are prohibitive. Those who present- a b s e n c e f o r from the County Office Building. ly reside in Rockland say to me; I don't someone than County Executive Day said “The inac- want to leave, but the taxes we pay are even proposing tion and outright obstruction of some making it difficult to stay. The proposed an alternative, in the Rockland County Legislature sale of the Sain have killed this deal. The developer has Building for a made it extremely clear in his letter to price in ex - myself and the County Legislature. The cess of $4.5 only way to make a revised proposal million, along work now is for the legislature to finally with $500,000 act in good faith. Declare the property in annual tax surplus immediately." revenues was In its letter dated Oct. 9, National De- voted down." velopment vice president Michael Glynn Legislator Patrick Moron- Rockland County Executive left the door open somewhat that a deal Ed Day could be done on the Sain property. ey said, "It is a “If there is still interest in working to- total disgrace. gether to literally and figuratively put se- The county is niors at the center of Rockland County, losing $4.5 mil- I would be open to a discussion,” Glynn lion in the sale stated. “But in fairness to my team and and the coun- the many Democrat and Republican leg- ty, town and islators who have put so much energy, school district resources and goodwill into this over are losing close the last three years, I ask the legislature to restart the process by declaring the Sain Building Sain property as surplus. Absent this motion, I see no way for discussions to advance.” He added, “When the legislature makes this motion, I believe all the stakeholders will be re-energized to work in good faith and collaborate on a 2014 HGAR great project.:” Democratic Legislator Alden H. Wolfe AFFILIATE OF THE YEAR released a statement in response to the County Executive’s criticism and the developer’s purchase offer withdrawal. “It’s strange that it took until now for Ed Day to realize that the sale of the Sain property to National Development was a dead deal. The rest of us knew it months ago after the Legislature for- mally declined to support it, Wolfe said,’ He charged that he and many of his colleagues had serious concerns about the deal since it was first proposed, not- ing that the developer is represented by grieve a broker named Scott Milich, who has been a campaign contributor to Ed Day and others and also served in a high- ranking position in Day's campaign. “I also strongly oppose the use of ‘one shot’ revenue items to pay for op- erating expenses. We've been warned time and time again by the New York for you State Comptroller and our independent auditors that this practice is frowned Taxes in th e region are just plain scary! upon. Just last year, Moody's down- graded Westchester County for their re- If your sellers, buyers or anyone else would like to liance on one shot revenue items. After all of our hard work restoring Rockland's ascertain at no cost wheth er th ey might be a candidate financial stability, I don't want to do any- for reducti on, please contact us any ti me. thing that would undermine our efforts,” Wolfe said. He also criticized the county execu- O’DONNELL & CULLEN tive’s plans to renovate and relocate op- PROPERTY TAX CONSULTANTS erations at its Pomona complex, noting the costs could approach $100 million. “The potential net proceeds from the sale of the Sain property have already “Who better than a retired Tax Assessor?” FOR OTHER HELPFUL ASSESSMENT INFORMATION PLEASE VISIT OUR WEBSITE: been spent and would be spit in the ocean in the context of this massive www.retiredassessor.com project, he added. While he agrees CALL FOR A FREE CONSULTATION 914-779-4444 the Sain Building should be torn down, 4 | VIEWPOINTS Real Estate In-Depth | October 2018

on co-op legislation in Westchester. Our regional Caucus on Wednesday provided an update for all participants. NYSAR business meeting are held twice a year. They are always rewarding and president’s informative. C.J. DelVecchio puts it best when she describes them as an opportu- nity to collaborate and further the association and our own professionalism. They corner provide a week of networking and learning from each other. By Barry Kramer, HGAR President NYSAR Fall Business gateway perspectives Meetings Update By Richard Haggerty, HGAR CEO The New York State Association of Realtors held its Fall Business Meetings ear- lier this month at Turning Stone Casino in Verona, NY. I was joined by nearly 30 rep- resentatives from HGAR, all who volunteered to spend a few days hearing updates and addressing issues that affect membership and the association. On the first day of the meetings NYSAR Legal Counsel Anthony Gatto presented Embracing Technology a Legal Update. Among the important issues covered was the new mandate that all Technology seems to be on the tip of everyone’s tongue these days, with some employers in New York State adopt a sexual harassment prevention policy. An em- in the industry exploring how new technologies can help grow their businesses to ployer that does not adopt the model policy provided by the state must ensure that others who openly wonder if new technologies will put real estate agents out of the policy they adopt meets or exceeds minimum standards set by the state. The business. From my perspective, the ultimate key is how we engage with and stay new regulations, which went into effect October 9th, require employers to conduct knowledgeable about new technologies that will determine whether talking robots annual training aimed at preventing sexual harassment. They must also post their will replace real estate agents—and I’m not kidding—the prototypes are out there! policies in highly visible places. Here are some takeaways that strike me when I read the real estate headlines ev- Other issues were discussed at the Legal Update included one item that involves ery day. the use of the @ symbol when describing a team. For example, the Smith Team at Money, and I mean a lot of money, is flowing into the real estate space, especially XYZ Realty was previously allowed but now, per the Department of State, the team the real estate tech space. A lot of folks speculate that there is no way these new could also use the Smith Team @ XYZ Realty. Gatto also reviewed the use of titles initiatives will ever be able to pay back their investors. My gut tells me that these by Realtors. Generally, descriptions like Vice President are not permitted. We are are pretty tech savvy investors and they wouldn’t be opening up their wallets if they allowed to abbreviate License to Lic. and Real Estate to R.E. on business cards. didn’t firmly believe they will get a significant return on their investments. The Legal Update was followed by an informative session called “Tech- “iBuyers” are here to stay, at least for a while. You’ve been reading about this Know2018,” where the latest in technology was discussed for Realtors. This year’s trend for months, and in areas where home prices are depressed and there is a lot NYSAR President CJ DelVecchio had embraced technology as one her themes, this of inventory, I can see how a quick transaction would appeal to some sellers. How- was an appropriate and well-attended session. ever, that is not the market we have in the lower Hudson Valley, so while I think the At the NYSAR Fall Business Meetings event, I presided over the Co-op Work- iBuying craze will continue in some markets, it won’t take hold in this market. ing Group Committee meeting, my last as Committee Chair. I updated the working AI, as in artificial intelligence, is here to stay, and will get more and more so- group on progress being made on co-op transparency in Westchester, and we had phisticated. How will it relate to real estate? It is already being used for predictive a report from Parkside Group on efforts in the state and New York City. We also had analytics in customer relationship management (CRM) systems, and that’s just a report from efforts in Long Island. I thanked next year’s Chair, Liz English, and in- barely scratching the surface. AI will allow you to interact with consumers in more troduced our very own Irene Guanill, who will serve as Vice Chair. productive ways. The most significant changes discussed at the fall meetings were related to Blockchain will revolutionize the real estate closing process. I just need some- education. The first involved changing the core education requirements, part of the one who can explain to me what it is in terms I can understand. 22.5 hours required for CE credit on license renewal. Recommend by the Education So back to my original question about how we deal with new technologies. I Management Committee, the change would add 2.5 hours of ethical business prac- believe we should embrace those technologies that enable us to be more effective tice to the 7.5-hour core requirements. This would add to the existing requirements agents. We can only do that if we stay abreast of what’s happening in the technol- including 1- hour legal update, 3 hours, fair housing, and 1-hour agency. Another sig- ogy space. Stay current with news from this publication, Real Estate In-Depth, as nificant change would be to remove all grandfather exemptions for licensees that well as other sources like Inman and RIS Media. Don’t play the ostrich and put your currently do not need CE credit to renew their license. Removal of the exemption head in the sand. Also, recognize that your value goes far beyond your knowledge would come into effect on the first renewal after the legislation passes. While both of technology. of the proposed changes to education were approved by the Board of Directors, Back in 1993 the President of NAR, Bill Chee, uttered the famous phrase “There they are still subject to legislative review by the state. were lions coming over the hill.” He was referring to Microsoft and speculating that The Fall meetings included a Karaoke night hosted by Long Island’s Matt Arnold. Microsoft would take over the real estate business. That same speculation has oc- This fun event raised more than $50,000 for RPAC, a portion that will be credited curred more recently with Google and Apple and Zillow. It hasn’t happened yet, and to HGAR. After last year’s Karaoke night, I was not found anywhere near a micro- it won’t happen so long as real estate agents recognize their role as the “trusted phone. In addition to RPAC, many attendees participated in a build for Habitat for advisor” who know the market, the process, and are able to leverage new technolo- Humanity. gies to their benefit as well as their client’s benefit. The meetings also included a talk on Realtor Safety from Carl Carter Jr., the founder of the Beverly Carter Foundation. His emotional and moving presentation provided a powerful message on Realtor safety. I can’t stress enough the impor- tance of being safe, and being cognizant of your surroundings and risks. Always let HGAR’s Botsoe Inducted Into someone know when you are showing property, and when possible meet clients in advance at your office. For more on Realtor safety be sure to attend our session on NYSAR RPAC Hall of Fame Realtor safety at the Annual Meeting and Members’ Day on October 29th. I attended several other committee meetings including Professional Standards and Legislation. Dorothy Botsoe, vice chair, presided over the Fair Housing and Cultural Diversity Committee, and I was pleased to update the committee members

REAL ESTATE IN-DEPTH October 2018 Published October 19, 2018 Publisher: Hudson Gateway Association of Realtors, Inc. Barry Kramer, President Ronald Garafalo, President-Elect Clayton Livingston, Regional Vice President/Westchester Putnam Myriam Ramos, Regional Vice President/Westchester Putnam John R. Olivero, Regional Vice President/Orange Jennifer Mallory, Regional Vice President/Rockland Gail Fattizzi, Secretary/Treasurer Richard K. Haggerty, Chief Executive Officer John Jordan, Editor Bart D’Andrea, Art Director John Vecchiolla, Photographer Meadow Art & Design, Design & Production

REAL ESTATE IN-DEPTH, published monthly, is the official publication of the Hudson Gateway Association of Realtors, Inc., One Maple Ave., White Plains, New York 10605. Opinions contained in the articles herein do not necessarily reflect the opinions of the Association. The editors of At the recent NYSAR Fall Business Meetings held at the Turning Stone Resort/ REAL ESTATE IN-DEPTH reserve the right to accept or reject all advertising copy. REAL ESTATE IN-DEPTH (ISSN 0043-339X) or (USPS 677-500) is published 12 times a year for $12 per year, Casino in Verona, NY, HGAR’s Dorothy Botsoe was inducted into the RPAC included in member dues, and $24 for non-members, by The Hudson Gateway Association Hall of Fame. Pictured with Botsoe (right) are from left, RPAC Hall inductee Liz of Realtors, Inc., One Maple Ave., White Plains, N.Y. 10605. Periodical Postage is paid at White English of the Long Island Board of Realtors and NYSAR President Christine Plains, N.Y. REAL ESTATE IN-DEPTH cannot be responsible for unsolicited manuscripts, nor un- dertake to return manuscripts or pictures.POSTMASTER: Send address changes to REAL ESTATE “C.J.” DelVecchio. At the conference NYSAR announced its Realtor of the Year IN-DEPTH, One Maple Ave., White Plains, New York 10605. honoree—Marie Bettini of Albany. October 2018 | Real Estate In-Depth LEGAL | 5 Commissions: Procuring Cause Standard of ‘Amicable Atmosphere’ and Unjust Enrichment Affirmed Again which includes New York City, has specifically refused to rely on this standard in its decision issued in SPRE Realty, Ltd. v Dienst (see 2014 NY Slip Op 03642 [119 AD3d LEGAL 93] (1st Dept, 2014) at https://bit.ly/2PmRwBr). The First Department Relies on SPRE Realty, Ltd. v Dienst CORNER The court in Dienst specifically refused to adopt the standard of “an amicable By John Dolgetta, Esq. atmosphere,” and focused instead on the “direct and proximate link” standard. In its opinion the court noted that the Court of Appeals did not affirm or sanction the HGAR Legal Counsel “amicable atmosphere” or “amicable frame of mind” language. The court explained its reasoning in Dienst as follows: “We regard the ‘amicable atmosphere’ and ‘amicable frame of mind’ standards On August 8, 2018, the Appellate Division, Second Department, affirmed the as somewhat broader and more amorphous than the requirement of a ‘direct right of the plaintiff, Gluck & Co. Realtors,LLC [see Gluck & Co. Realtors, LLC v Burg- and proximate link,’ or even a requirement that the broker ‘generated a chain of er King Corp.,164 AD3d 562 (2nd Dept, 2018), at https://bit.ly/2C1SdfE to receive a circumstances which proximately led’ to a transaction's consummation. Although commission in connection with the lease of commercial space where the plaintiff courts have attempted to harmonize the continued use of the ‘amicable’ phrases introduced a tenant to the defendants, the owners of the property ultimately leased discussed above with Court of Appeals precedent articulating the ‘direct and proxi- by the tenant. The plaintiff commenced the action to recover the commission alleg- mate link’ standard, the former phrases are not precise enough terms by which to ing that it performed brokerage services for the defendants. determine whether a broker is the procuring cause of a transaction. Reliance on the creation of an ‘amicable atmosphere in which negotiations went forward’ seems to The Facts in Gluck ignore the proximity element of the ‘direct and proximate link’ test. Furthermore, The tenant was a franchisee of Burger King Corp. and at trial the plaintiff’s we think that this continued deviation from the standard set forth by the Court of president testified that “…she was negotiating the terms of a lease with a broker for Appeals in Greene (Greene v Hellman, 51 NY2d 197, 205 [1980]) [see https://bit. Burger King, which had to approve the location before the subject property could ly/2Pjp8QK] has led to some confusion. Yet litigants, and the bar, deserve a greater be leased to [the] franchisee….” However, when the plaintiff presented the defen- level of certainty.” dants with a commission agreement for signature, the defendants terminated the The First Department further went on to state “…in order to reduce the confusion plaintiff’s services. Therefore, no formal commission agreement was ever entered that has arisen from the more nebulous terminology heretofore employed by the into by the parties. The defendants argued that the plaintiff did not act as its agent Departments of the Appellate Division, we reiterate that the ‘direct and proximate in connection with this leasing transaction. The defendants also argued that even link’ standard articulated in Greene governs determinations of circumstances if they were found to have provided brokerage services, the plaintiff should not re- under which a broker constitutes a procuring cause within the First Department. ceive any commission because an employee of the plaintiff, who was not a licensed This standard requires something beyond a broker's mere creation of an ‘amicable broker under Real Property Law Section 442-d, engaged unlawfully in real estate atmosphere’ or an ‘amicable frame of mind’ that might have led to the ultimate brokerage activities. Ultimately, the Supreme Court found in favor of the plaintiff transaction. At the same time, a broker need not negotiate the transaction's final and awarded the plaintiff a judgment in the amount of $55,810.88. The defendants terms or be present at the closing.” appealed the decision of the trial court to the Appellate Division, Second Depart- Although the First Department does not seem to recognize the “amicable atmo- ment. sphere” standard, the other departments continue to rely on this standard and it is again cited and affirmed in Gluck. Therefore, until the issue is specifically decided Implied Contract, Procuring Cause on by the Court of Appeals, there seems to be a split in the departments of which And the “Amicable Atmosphere” Standard one must be aware. In addition, while the First Department’s rationale seems to It is well established under New York State case law that “in the absence of an proffer that the “amicable atmosphere” standard should not be relied upon, it is agreement to the contrary, a real estate broker will be deemed to have earned his clear that it should be definitely considered and applied in all circumstances in commission when he (or she) produces a buyer who is ready, willing and able [to conjunction with, and not in opposition to, a determination of whether there exists purchase at the terms set by the seller” (see Lane-Real Estate Dept. Store v Lawlet a “direct and proximate link.” Corp., 28 NY2d 36, 42 [1971] at https://bit.ly/2C5xiIA). Further, under existing case Commissions are Due Where There law, a real estate broker is entitled to a commission where the broker can establish “…that it (1) is duly licensed, (2) had a contract, express or implied, with the party to Is Bad Faith and Unjust Enrichment be charged with paying the commission, and (3) was the procuring cause of the The Appellate Division in Gluck further held that even when a broker cannot sat- transaction.” The above standards are fact intensive and will usually involve a care- isfy the three-prong test above, a broker may still be able to recover a commission ful review of the circumstances and evidence surrounding each case. where there is evidence of bad faith on the part of the defendant or if the broker In Gluck, in establishing that the first prong had been met, the Appellate Division performed services for which the broker should be paid. With regard to bad faith found that the plaintiff provided credible evidence at trial that its employee did not by the defendant, the Appellate Division held that “even if the plaintiff were not the engage in brokerage services and that since the plaintiff was, in fact, licensed at the procuring cause of the transaction, it would still be entitled to recover a commis- time, it provided the brokerage services on behalf of the defendant. sion, as the evidence established that (the defendants) terminated the plaintiff's The Appellate Division also held that plaintiff established that there existed an activities in bad faith and as a mere last-minute device to escape the payment of “implied contract” to provide the defendants with brokerage services satisfying the the commission.” Therefore, where a defendant terminates a relationship in an ef- second prong of the commission test. It is well-settled in real estate agency law in fort to avoid payment of a commission, the defendant will be held liable. New York that there is no requirement for a commission agreement to be in writ- As for a recovery based on unjust enrichment, the Appellate Division held that ing, which is an exception to the Statute of Frauds (a legal principle dictating that “…even assuming that there was no contract, express or implied, between the par- agreements be in writing). A broker may be entitled to a commission based upon ties, the plaintiff would be entitled to recover for its services in quantum meruit in the actions of the parties or even a verbal agreement. While it is strongly recom- order to avoid the unjust enrichment of (the defendants).” The court explained that mended to have a written or “express” agreement, at times, as was the case in “the plaintiff established that it performed services in good faith, that (the defen- Gluck, a defendant may refuse to sign one or the parties may elect not to enter into dants) accepted the services, that it expected to be compensated therefor, and the a formal agreement. reasonable value of the services.” “Quantum meruit” is a Latin phrase meaning “as While the first two prongs of the above test are more objective, and easier to much as is deserved” and it is an equitable remedy. Courts, in their equity jurisdic- establish based on the evidence, or lack thereof, the third prong is the one that is tion, may enter judgment for the fair value of the services rendered in favor of a usually more difficult to prove. In Gluck, the Appellate Division held that the plaintiff party even where there is no implied or express contract and it prevents a party was also able to show at trial that it was the “procuring cause” of the transaction. from becoming “unjustly enriched” from receiving the services of the party claiming The court, citing several cases, stated that in order for a broker to establish that it payment therefor. was the “procuring cause” of a transaction, a broker “…must establish that there was The Gluck decision highlights the importance of brokers being aware of what a direct and proximate link, as distinguished from one that is indirect and remote, their rights are with respect to commissions. This and other decisions stress the between the bare introduction and the consummation” [see Douglas Elliman, LLC v importance of “precedent,” a term which has recently been in focus in connection Silver, 136 AD3d 658 (2nd Dept, 2016) at https://bit.ly/2EgLn8K; see Talk of the Town with the Supreme Court appointment process. It is clear that even when litigating Realty v Geneve, 109 AD3d 981 (2nd Dept, 2013) at https://bit.ly/2A0EdBr]. an issue in the same state, different courts will rely on the “precedent” established The Appellate Court further held that “while the plaintiff was not involved in in the specific courts or departments (as would be the case in New York), even the negotiations leading up to the completion of the deal between [the landlord] where other courts or departments have issued a decision to the contrary. and [the tenant], it established that it created an amicable atmosphere [emphasis Editor’s Note: The foregoing article is for informational purposes only and does added] in which negotiations proceeded, and that it generated a chain of circum- not confer an attorney-client relationship. stances that proximately led to the transaction (see Saunders Ventures, Inc. v Legal Column author John Dolgetta, Esq. is the principal the law firm of Dolgetta Catcove Group, Inc., 151 AD3d 991 (2nd Dept, 2017) at https://bit.ly/2Nwi0yK).” It Law, PLLC. For information about Dolgetta Law, PLLC and John Dolgetta, Esq., important to note that the Second, Third and Fourth Department have adopted and please visit http://www.dolgettalaw.com. relied upon the “amicable atmosphere” standard. However, the First Department,

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NEWBURGH—New York State Homes Newburgh. I was proud to support this and Community Renewal Commissioner collaborative effort which creates an RuthAnne Visnauskas announced on adaptive re-use for abandoned proper- Sept. 25 the opening of a $15-million ties, while working to promote econom- scattered-site project that renovated 15 ic development that has the potential to abandoned properties to create 45 new lower the tax burden for residents and affordable apartments in a four-block businesses. The state, the City of New- area of Newburgh’s East End. burgh and local stakeholders must con- Called East End Apartments, state tinue to work together on these types of and city officials said the development projects moving forward.” is helping to revitalize the historic but Orange County Executive Steven M. troubled neighborhood. Neuhaus noted, “This important revital- Homes and Community Renewal ization project will reinvigorate this his- Commissioner Visnauskas said, “East toric Newburgh neighborhood. It serves Some of the rehabilitated properties in Downtown Newburgh End Apartments has taken abandoned as an example of what is possible when must continue to work collaboratively tions to an ongoing housing problem properties and brought them back to government and the private sector work and creatively to provide equity; real in our city and nationwide. We thank life as affordable homes for dozens together to benefit our community. I’m equity of opportunity and access to RUPCO, The Land Bank, Habitat for Hu- of residents that will breathe new en- excited that our residents will be able fair, decent, affordable housing for all manity and our City Council, executive ergy into Newburgh’s historic East End to call the East End Apartments home.” of our residents. We cannot survive as staff, county, state, and federal partners neighborhood. With supportive services Newburgh Mayor Torrance R. Harvey humans in a healthy, productive com- as well. We all know we cannot do this for homeless youth and veterans, and said, “I must thank all the stakeholders munity without this important work. We important work alone.” apartments and space set aside for involved in this ongoing revitalization are at a critical turning point in our city’s artists, East End apartments will con- process in our great historical city. We history. We are about creating real solu- tinue to move Newburgh forward while strengthening the safety net for all of its residents.” Westchester County Historical Society Publishes East End Apartments were reha- bilitated by Kingston-based developer First History of the County in More Than 35 Years RUPCO, which is maintaining ownership with Safe Harbors of the Hudson serv- ing as property manager. Among the de- ELMSFORD—The Westchester County experience throughout the entire pub- not-for-profit organizations. He was velopment’s 45 homes are seven apart- Historical Society announced recently lication.” the editor and co-owner of Saratoga ments set aside for homeless youth it has published the first comprehensive In his introduction to Westchester Life magazine, the Community History ages 18 to 25 and homeless veterans. history of Westchester County in more County: A History, local historian Gray Editor of The Encyclopedia of New York Bridges of New York will coordinate sup- than 35 years. Williams said, “This book offers readers State, an adjunct professor at Russell port services. Another 12 apartments Written by Field Horne, printed by a double reward. Not only does it tell, in Sage College, executive director of the will be targeted to tenants involved in Rose Press in Mount Vernon, designed words and pictures, an engaging story Saratoga County Historical Society, was artistic or literary endeavors. by Christina Wong, and edited by Eliza- The homes were preserved with beth G. Fuller, Katherine M. Hite, Patrick “Every Realtor sensitivity to the historic character of Raftery, and Gray Williams, the 257- the neighborhood. All 15 properties will page publication entitled “Westchester should read this meet New York State’s EnergyStar for County: A History” includes more than Homes energy efficient standards and 225 illustrations, 110 of which are in full publication cover will receive a LEED for Homes designa- color. tion. The 13 chapters guide the reader to cover in order to The 15 renovated buildings include through the major influences and de- homes located on Lander, South Miller, velopments that formed the character develop an enriched First, Johnston and DuBois Streets. The of the county: Native American settle- neighborhood is immediately adjacent ments; English and Dutch control; ori- understanding of this to the City of Newburgh’s Broadway gins of county government; the Revolu- business and government corridor. The tionary War and subsequent rebuilding; wonderful county in neighborhood is also next to SUNY Or- county expansion during the railroad ange’s Newburgh campus and Mount era; volunteerism, relief efforts, and which they live and Saint Mary College, as well as the re- political life during the Civil War; growth gional St. Luke’s Cornwall Hospital. of estates, communities, and industrial- work.” The multi-site development also in- ization during the Gilded Age; suburban cludes 3,000 square feet of community growth, public works and public educa- —P. Gilbert Mercurio, space known as “The Hub.” This multi- tion throughout the Progressive Era; purpose area at 39B Johnston Street the impact of two World Wars and the Former Realtor association executive will host a community policing sub-sta- Woman’s Suffrage Movement; creation tion, studio/gallery space for artists, and of the county parks system and the meeting space for after-school activi- development of suburban life as well as of a long and colorful past, but it also selected as a Founding Fellow of the ties. The Hub is dedicated in honor of demographic changes. provides us with a useful guide to the New York Academy of History, and is a the late former City of Newburgh Mayor When asked what was the biggest forces that have shaped that past.…” member of many educational and his- Judy Kennedy. surprise in conducting research for In announcing the publication, WCHS torical organizations such as the New New York State Homes and Com- this four-year project, Horne said, “The Executive Director Katherine Hite said, York State Department of Education’s munity Renewal provided federal low- greatest surprise was the existence of “Because this book chronicles the coun- Advisory Council on State and Local income housing credits that generated the Chappaqua Spring and Sing Sing ty's past from pre-history to the present, History. $9.9 million in equity. The New York Retreat, a mineral water resort hotel at and includes much newly discovered in- Westchester County: A History is State Office of Parks, Recreation and the present Millwood. It is known only formation, it will be a valued resource for available in soft cover for $40, plus Historic Preservation provided federal from some newspaper stories and our county's teachers and for all those $14.95 shipping/handling/tax. Copies and state historic tax credits, and the a very brief mention in a gazetteer. I interested in learning about the history can be purchased through the WCHS New York State Office of Temporary found it only because I was searching of where they live." website (www.westchesterhistory.com), and Disability Assistance are providing a weekly paper published in Sing Sing P. Gilbert Mercurio, prior CEO of the or by mail, or in person at WCHS offices funding for the support services and for any mention of African American Westchester Putnam Association of at 2199 Saw Mill River Road in Elmsford, rental subsidy through the Empire State celebrations in the county following full Realtors, and currently a Trustee of the NY, Monday through Thursday 9 a.m. to Supportive Housing Initiative. Orange emancipation on July 4, 1827, and spot- Historical Society, noted that the history 5 p.m. (Phone: 914 592-4323). County provided $320,000 in HOME ted the advertisement for the hotel.” book is “just plain fun to read—scholarly Established in 1874, the Westchester funds. The City of Newburgh provided “The biggest challenge,” Horne but not a bit stuffy.” He added, “Every County Historical Society is one of the $140,000. Additional financing partners added, “was keeping the book to a Realtor should read this publication oldest historical societies in the U. S. include; Community Preservation Cor- reasonable length for readability while cover to cover in order to develop an and the only organization that collects poration, Raymond James, and Sterling covering the full scope of Westches- enriched understanding of this wonder- and promotes the countywide history of National Bank. ter’s history. I actually tried not to leave ful county in which they live and work. Westchester. The architect is Coppola Associates anything ‘out’ per se, but rather kept Their clients and customers will ap- and the general contractor is Affordable everything brief. In fact, most of the ear- preciate having a copy, too. Consider Housing Concepts. The 15 renovated lier histories concentrated on Indians, Westchester County: A History as a truly properties were previously owned by settlement, manors and Revolution to classy closing gift.” the Newburgh Community Land Bank. the near-exclusion of everything else.” Author Field Horne holds a B.A from New York State Senator Bill Larkin Designer Christina Wong added, Williams College and an M.A. in Mu- said, “This public private partnership will “Just about every page has an accom- seum Management from Cooperstown. greatly build on the community develop- panying photograph, illustration, map or He has authored numerous works as ment efforts taking place in the City of document reproduction in order to cre- well as consulted for history museums, ate the most inviting and reader-friendly government agencies, businesses and October 2018 | Real Estate In-Depth RESIDENTIAL | 7 New Multifamily Project in New Rochelle Breaks Ground NEW ROCHELLE—YoungCraft, a locally- furnishings and custom kitchens and based real estate development com- baths. pany, held a groundbreaking ceremony A total of 11 units will qualify for afford- on Oct. 3 at the future site of The Rock- able housing. The development will also well, a more than 160,000-square-foot feature a fully landscaped rooftop ter- mixed-use development at 583 North race, a community lounge, and a fitness Ave. here. center. An additional 22,000 square Robert Young and Phil Craft, princi- feet will be devoted to ground floor pals of YoungCraft, were joined at the retail, with 13,000 square feet already project site by New Rochelle Mayor pre-leased, according to YoungCraft Noam Bramson, City Manager Chuck officials. The site will also include 207 Strome and other city officials at the parking spaces for residents and retail ceremony. customers. The Rockwell is scheduled The Rockwell, a $60-million project, to be completed in the summer of 2020. when completed, will feature 114 apart- “Today the YoungCraft team embarks ments ranging from studios, one-bed- on our 12-year mission to rebuild and room, two-bedroom and three-bedroom reimagine this stretch of North Avenue From left, Mark Weingarten of Delbello Donnellan Weingarten Wise & units, all with hi-end appliances, modern by breaking ground on this impressive Wiederkehr, LLP; Luiz Aragon, development commissioner of the City of New Rochelle; Robert Young, principal at YoungCraft; New Rochelle Mayor Noam Bramson; Charles Strome, City of New Rochelle Manager; Hudson Gateway Realtor Foundation Barry Fertel, City of New Rochelle Council Member; Kathleen Gill, City of New Rochelle Chief of Staff; Janet Giris of Delbello Donnellan Donates $5,000 to Feeding Westchester Weingarten Wise & Wiederkehr, LLP and Phil Craft, principal at YoungCraft

development in the geographical center vision and persistence, and look forward of New Rochelle,” said Robert Young, to the completion of this transformative partner of YoungCraft. “The Rockwell development” said Mayor Bramson. will be the premiere luxury living devel- “We look for projects that make an opment on North Avenue, with 135,000 impact on communities and this is one square feet of residential space and of them. Having the opportunity to pur- numerous amenities for our residents.” chase 700-800 feet of street frontage in People’s United Bank and Fairfield the center of a city like New Rochelle is County Bank are providing financing for a once-in-a-lifetime opportunity. I look the project. forward to additional projects here in “The Rockwell is the most significant New Rochelle,” said Craft. new project on the North Avenue corri- YoungCraft is developing high-end, dor in generations. Fully consistent with mid-sized residential and mixed-use From left, Robert Shandley, Paul Russo, Leon Cameron, Stephanie Liggio, our ambitious goals for transit-oriented properties in New York, Connecticut, Harding Mason, Gail Fattizzi, and Bonnie Koff, HG Realtor Foundation growth, it will have a dramatic positive Massachusetts and Florida. The com- Committee members; Barry Kramer, HGAR President; Teri Crozier, Deb impact not only on its immediate sur- pany anticipates announcing additional Budetti, Aimee DeCesare and Krissy DiFrancesco, HG Realtor Foundation roundings, but also on public impres- projects in the coming year, the devel- Committee members. sions of our primary north-south artery. oper stated. I applaud the YoungCraft team for their WHITE PLAINS—The Hudson Gateway Realtor Foundation, the charitable arm of the Hudson Gateway Association of Realtors, recently presented a check for $5,000 to Feeding Westchester in Elmsford. Feeding Westchester is at the heart of a network that sources and distributes food and resources to some 300 partners that feed people who are hungry in every FLOWER community in Westchester. Currently, more than 200,000 Westchester residents Property Tax Consultants, LLC count on Feeding Westchester to provide access to nutritious food. Each year, Feeding Westchester recovers more than three million pounds of Over 50 Years of Trustworthy Service & Unmatched Success good, nutritious food that would otherwise go to waste. It also supplies 95% of all food distributed annually by the region’s local agencies and offers education for healthier eating. “We are grateful to have the support of our generous partner, Hudson Gateway Realtor Foundation,” said Leslie Gordon, president & CEO of Feeding Westchester. “Their donation provides healthy food for our neighbors who are hungry and we could not do this crucial work without the support of generous donors like Hudson Gateway Realtor Foundation.” Established in 2004 and relaunched in 2013, the HG Realtor Foundation has do- nated thousands of dollars to charities and non-profits throughout the Hudson Val- ley. As concerned members of the communities we work in, the Hudson Gateway Realtor Foundation participates in qualified community-based charities who serve the housing, hunger, health, happiness, and humane needs of citizens everywhere.

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Jake Mastro Robert Molloy Stephanie Finney Kevin Green J. Philip Real Estate of Putnam .and graduated with a business degree County has announced that the firm has from Fordham University. Rodriguez hired seven new licensed agents to ser- is an independent broker agent who vice the agency’s growing client base. represents clients in Putnam and West- “Despite a scarcity of inventory in chester County. Kevin Green quickly Putnam and Westchester, J. Philip Real developed an interest in real estate Estate continues to buck the trend, after a year of interning with J. Philip achieving 5% year-over-year growth, Real Estate’s Putnam County office. He which puts us about 10% ahead of the is an avid sports fan and traveled to Los curve,” said Jennifer Maher, managing Angeles with his Special Olympic Uni- partner, J. Philip Real Estate. “We need fied basketball team, where he proudly more feet on the ground to meet with took home the Gold Medal. Being part client demand and our new talent infu- of the Special Ed community, Green has sion means we can service a broader faced many challenges, but he believes demographic range, including special everyone can achieve their goals if needs and those whose first language they really try. Lizette Fluellen spent is other than English.” the first 30 years of her life in Cortlandt New agents to the firm, include: Manor and recently moved to Wapping- Lizette Fluellen Guiseppina (Josie) Rodriguez Bohumila Kunca, who was born in ers Falls with her husband and three Slovakia (formerly Czechoslovakia) and lovely children. She attended college owner and landlord and a lifelong resi- Estate currently maintains offices in speaks fluent Slovak, Czech, Polish, where she earned an AAS degree in dent of Putnam County. Pelham and Briarcliff. Including J. Philip and Russian. She moved to the U.S. Education. Robert Molloy is a licensed In addition to the Putnam County of- Commercial Group, the organization 25 years ago and settled in Mahopac. real estate agent who has worked with fice located in Mahopac, J. Philip Real consists of more than 80 licensees. She has been a licensed agent for 15 clients across Westchester, Putnam, and years. Jake Mastro is a young Realtor Dutchess counties, as well as Fairfield who has a background in the hospitality County, CT. He is a seasoned veteran in Houlihan Lawrence’s Commercial Group has industry. Guiseppina (Josie) Rodriguez the real estate business and a consecu- announced that Kim Galton has joined the com- is an Italian native and fluent speaker of tive million-dollar producer. Stephanie pany as director of retail specializing in leasing, the language, she was raised in the U.S. Finney is a licensed Realtor, property sales and development of retail properties. Galton, who has 20 years of experience in the retail industry, was previously a commercial real es- The Hudson Valley Economic Development Corp. of Goshen announced tate salesperson for Princeton Realty Group. In her the appointment of Matt Rand, CEO of Better accomplished retail career, she has held numerous Homes and Gardens Rand Realty, to its Board of management positions including general manager Directors. Rand is also managing partner of Rand for Lord &Taylor, divisional merchandise manager Commercial, as well as Hudson United Mortgage, for Bloomingdale’s Flagship Store and store man- Hudson United Title Services and Hudson United ager for Anne Klein New York and vice president of Insurance Services. Merchandising for Donna Karan. Under Rand’s leadership, Better Homes and Galton is a graduate of Ithaca College where Gardens Rand Realty is among the 100 largest she earned a BA in economics. She is a resident of real estate firms in the country. The company Stamford, CT. serves the Hudson Valley from offices in Orange, Kim Galton Westchester and Rockland counties, as well as the greater tristate area—including the metro Polly Watt has joined the Yonkers office of Hou- New York and Northern Jersey markets—from lihan Lawrence, bringing more than 15 years of locations in Bronx, Bergen, Passaic, Hudson and experience to the brokerage firm. Morris counties. Rand Commercial, a full-service A 40-year resident of Westchester, Watt began real estate firm, also serves these areas, as well her real estate career in 2001 after 30 years as a as Sullivan County, with services that include ex- radiology transcriptionist at one of the tri-state’s pertise in commercial real estate, development largest medical/teaching institutions. After retiring marketing, land sales and development and cor- early, she discovered a passion for real estate, be- porate relocation. coming an experienced agent serving communi- Rand is chair of the New York State Board of Matt Rand ties in Westchester and the Bronx. Real Property Tax Services and serves on the Board of Directors of the Rockland Watt, a Westchester Associate Real Estate Bro- Business Association and Pattern for Progress. He is also Board President of ker, joins Houlihan Lawrence from Better Homes People to People, Rockland County’s largest food pantry and hunger relief agen- & Gardens Rand Realty, where she consistently cy. He previously served on the boards of the American Red Cross in Greater received the Silver Award for Excellence in Sales. New York and Leadership Rockland, Inc. He is actively involved with the New She is a member of the Hudson Gateway Associa- York State Association of Realtors and the local Realtor associations and multiple tion of Realtors and the National Association of Re- lsting services across the Hudson Valley region and Northern New Jersey. altors, and holds designations as Accredited Buyer Representative (ABR); Certified Buyer Representa- Polly Watt tive (CBR); Short Sale and Foreclosure Resource Hudson Valley Economic Develop- (SFR) and Commercial and Investment Real Estate ment Corporation also announced Certified (CIREC) designations. the appointment of Richard Krupp, co- founder and managing partner of Pier- point Capital, to its Board of Directors. Krupp is an experienced investor in both private companies and real estate. Charles Rutenberg Realty has announced He currently serves on the board of the recent addition of Jessica Colon who be- CoreFlow, a precision aeromechanical came associated with its Bronx office located at manufacturing equipment company, 2800 Bruckner Blvd. and as a director on the board of Berk- Colon services the Bronx, Westchester, Put- shire Group, a national real estate in- nam and Orange counties. She was formerly vestment management company. Prior licensed with Better Homes & Gardens Rand to launching Pierpoint Capital, Krupp Realty and is a member of Hudson Gateway As- held acquisitions and asset manage- sociation of Realtors. ment positions at Berkshire Group. He also served as a director on the board of Berkshire Income Realty, Inc. in the years leading up to its privatization in Richard Krupp Jessica Colon 2015. October 2018 | Real Estate In-Depth | 11

October 2018 UPDATE SECOND NOTICE OF ANNUAL MEETING Oct. 29, 2018 Hudson Gateway Association of Realtors, Inc. Report of the HGAR Leadership 3 Directors”) with terms expiring at the gional Directors” (new provision added Somers, NY 10589 Committee to be presented at the end of 2021; and the election of five (5) – Article XI, Section 3, subsection (b)(3)), Treasurer HGAR Annual Meeting, October 29, Regional Directors in accordance with deletion of Section 2, subsection (d) of Irene G. Guanill 2018. Article XI, Section 3, subsection (a)(2) of Article XI, entitled “Specific Duties of Re- Meet The Sellers The 2018 Annual Meeting of the Hud- the Bylaws, representing the counties gional Vice Presidents” as it no longer 3451 E. Tremont Ave., 2nd Fl. son Gateway Association of Realtors, of New York (i.e., Manhattan), Putnam, applies in light of the revisions approved Bronx, NY 10465 Inc. will take place on October 29, 2018 Orange, Rockland and Westchester with the previous year, and additional minor Secretary at 3:30 p.m. at the DoubleTree Hotel, terms expiring at the end of 2019. The “clean-up” and formatting revisions. A 455 South Broadway, Tarrytown, New HGAR Leadership Committee has sub- link to a copy of the HGAR By-Laws and Crystal Hawkins Syska York 10591. The voting business at the mitted the following slate of candidates the proposed revisions are posted on Keller Williams NY Realty Annual Meeting will include the Report for election to serve as Officers and -Di the home page of www.hgar.com. 120 Bloomingdale Rd., Suite 101 of the Leadership Committee: rectors on the HGAR Board of Directors White Plains, NY 10605 The election of Officers in accor- for 2019. President Immediate Past President dance with Article XI, Section 3, subsec- Ronald Garafalo Approval of various amendments to Barry Kramer tion (a)(i) of the Bylaws; the election of John J. Lease REALTORS Inc. the By-Laws, including amendments Westchester Choice Realty, Inc five (5) HGAR Directors in accordance 495 Schutt Rd. Ext. that remove representation of the 105 Garth Road with Article XI, Section 3, subsection (a) Middletown, NY 10940 HGMLS President from the HGAR Board Scarsdale, NY 10583 (3)(i) of the Bylaws (“Class 1 Directors”), of Directors, that removes HGMLS rep- President-Elect with terms expiring at the end of 2019, resentation from the HGAR Finance Gail Fattizzi Continued on page 15 five (5) HGAR Directors in accordance Committee and some additional chang- Westchester Real Estate, Inc. with Article XI, Section 3, subsection es. These amendments are being made 358 Route 202, Suite 2 (a)(3)(ii) of the Bylaws (“Class 2 Direc- as the result of the formation of a new tors”) with a term expiring at the end of regional Multiple Listing Service that will 2018 HGAR RPAC HONOR ROLL 2020, and five (5) HGAR Directors in be co-owned with the Long Island Board as recorded by NYSAR to October 2018 accordance with Article XI, Section 3, of REALTORS, Inc. Additional revisions Thank you to the following Members subsection (a)(3)(iii) of the Bylaws (“Class include: a description of the “Role of Re- who are leading the way in the 2018 RPAC campaign Platinum R $10,000 Dorothy Botsoe, Dorothy Jensen Realty Inc., White Plains Richard Haggerty, Hudson Gateway Association of Realtors, Inc. Nancy Kennedy, Houlihan Lawrence Inc., Croton-on-Hudson spotlight on Paul Kennedy, Houlihan Lawrence Inc., Croton-on-Hudson Crystal R $2,500-$4,999 Katheryn DeClerck, BHG Rand Realty, Goshen JP Endres, BHG Rand Realty, New City A Surprising Career Choice Irene Guanill, Meet the Sellers, Bronx By Mary T. Prenon Marcene Hedayati, William Raveis Legends Realty, Tarrytown Beth Hargraves, a real estate sales Sterling R $1,000-$2,499 associate with Julia B. Fee Sotheby’s Leah Caro, Park Sterling Realty, Bronxville International Realty in Irvington, admits Douglas Dill, Houlihan Lawrence, Yorktown it was her own experience with buying Ann Garti, HGAR, Goshen homes that coaxed her into the busi- Joseph Houlihan, Houlihan and O’Malley Real Estate Services Inc. Bronxville ness. Barry Kramer, Westchester Choice Realty, Eastchester Years ago, while house hunting in the Cynthia Lippolis, BHHS River Towns Real Estate, Croton-on-Hudson Rivertowns, she had the good fortune Clayton Livingston, Coldwell Banker Residential Brokerage, Croton-On-Hudson to end up with Hudson Shores agency Holly Mellstrom, Julia B Fee Sotheby’s, Bronxville owner Bernice Gottlieb as her Realtor. Mike Muldoon, Valley National Bank, Fishkill Hargraves purchased a townhome in Rosemarie Pelatti, Keller Williams Hudson Valley, New City Irvington, then worked with Gottlieb President’s Club $500-$999 again when selling it five years later. Chloe Jensen, Dorothy Jensen Realty Inc., “Bernice kept telling me I should go Molly Jensen, Dorothy Jensen Realty Inc., White Plains into the real estate business,” recalled Altagracia Patalano, BHHS River Towns Real Estate, Peekskill Hargraves. “She would always say ‘I Renee Zurlo, BHG Rand Realty, Central Valley can see you doing this.’ I actually had a friend who was working there, so I de- Capitol Club $250-$499 cided to just go for it.” Roberta Bangs, BHG Rand Realty, New City Hargraves joined Hudson Shores Beth Hargraves Carol Christiansen, Café Realty, Mount Kisco in Irvington in 2005 and her first year Lawrence and stayed with them until Gary Connolly, Hudson Gateway Association of Realtors Inc., was actually quite a shock—in a very joining Julia B. Fee Sotheby’s in 2015. Lawrence Curasi, Curasi Realty Inc. Montgomery good way. “I still can’t believe it. My first The firm actually opened an Irving- Laurie DiFrancesco, BHG Randy Realty, Suffern year in real estate I did $22 million in ton office for Hargraves and her team, Ronald Garafalo, John J Lease Realtors Inc. Middletown business! I was just so plugged in to the including Maria Carlino and Bernadette Michael Graessle, BHG Rand Realty, White Plains community and got referrals from all of Haley. Known as the “HCH Team,” the Richard Herska, BHG Rand Realty, Nyack my friends,” she said. She also walked three continue to work together and are Eydie Lopez, Keller William Hudson Valley United, Middletown away with the company’s “Rookie of the among the top 25 teams in Westchester, Pamela Jones, Coldwell Banker Res. Brokerage, White Plains Year” award. while vying for first place in the River- Eric Lebenson, J. Philip Real Estate, Briarcliff Manor Hargraves credits Gottlieb for help- towns. The Julia B. Fee Sotheby’s office John Olivero, Griffith Olivero Realtors, Goshen ing her to succeed. “She mentored me now has 20 agents. Anil Soman, Exit Realty Group, Yonkers and it was like I had someone holding Looking back over the past 13 years, Vanessa Saunders, Global Property Systems, White Plains my hand that first year,” she added. Hargraves is still sometimes surprised Philip Weiden, Hudson Gateway Association of Realtors, Inc. White Plains “Bernice is a very strong woman and about her career choice. “Years ago, I 99 Dollar Club $99-$249 I was so lucky to have worked with never thought about real estate,” she Barbara Barber, Barbara Bodnar, Diane Blanton, Allan Bohlin, Margo Bohlin, her.” Years later, Gottlieb merged her admitted. She grew up in Yonkers and Pat Cassese. Randall Calano, Gloria Correa Cepin, Michael Criscuolo, business with William Raveis Legends right after college, she joined her fa- John Crittenden,Theresa Crozier, Jennife DeFlorio, Aimee DeCesare, Realty. “She was the last ‘mom and pop ther’s electrical supplies company that Kevin Dwyer, Benjamin Eisenberg, Jeffrey Farnell, Sarah Hughes, shop’ on the block.” provided lighting for distributors and Carol Kope, Melissa Lanza, Gary Leogrande, Phyllis Lerner, Kathleen Mangan, In 2007, Hargraves met Robin Fried- retailers. Working in sales, she covered Veronica Meola, Gregory Miller, Valon Nikci, Thomas Ninan, Angelo Ponzi, man of Houlihan Lawrence at an open five counties in New Jersey. “I think Myriam Ramos, Cary Sleeper, Cathleen Stack, Mary Stetson, Maryann Tercasio house. “She came up to me and said, I that’s really where I got my sales skills,” Recap of Contributions Year to Date** don’t know who you are, but I’ve heard she said. TOTAL: $145,764 66% towards goal about you and I’d love to have you join For Hargraves, it was an eye-opening Total Contributor: 2,814 contributors 77% towards goal us,” remembered Hargraves. With that experience. “At the time, it was an all- Goal:$205,106 from 3,653 contributors invitation, Hargraves joined Houlihan Continued on page 12 12 | HGAR REPORT Real Estate In-Depth | October 2018

cello for Sullivan County Participants went well. He also reported that due to com- BOARDROOM REPORT munication issues with vendors, the rollout of NewYorkMLS.com has been delayed Boards of Directors until later this summer. NewYorkMLS.com is a new website geared towards enticing Hudson Gateway Association of Realtors, Inc. (HGAR) New York City Brokers and Agents to join HGAR. CEO Haggerty and Attorney John June 13th, 2018 Dolgetta provided a detailed overview of the discussions that have taken place to date between representatives of HGAR/HGMLS and LIBOR/MLSLI concerning the HGAR offices, White Plains, New York creation of a regional MLS, and the points of agreement that had been reached between the respective organizations concerning the operation of such an MLS. Management, Financial & Membership Reports In that vein, Attorney John Dolgetta delivered in detail the salient points of a draft Secretary/Treasurer Gail Fattizzi presented the Treasurer’s Report on behalf of Operating Agreement between HGMLS and MLSLI to create a new MLS entity to be HGAR including the bank and investment summaries for June 1st, and the Directors named later a.k.a. “NewCo.” After extensive discussion, the Directors approved in approved receipt of the Cash Report. principle the draft Operating Agreement to create a new regional MLS. Secretary/Treasurer Fattizzi then presented the HGAR Draft Financial State- Commercial and Investment Division ments as of December 31, 2017. The vast majority of budget projections and actual expenditures/revenues were very close to projections. Overall, HGAR ended 2017 President Kramer presented a report on behalf of the Commercial and Invest- in a strong financial position. The Directors approved a motion approving the 2017 ment Division (“CID”). CID’s next event will be on June 7 and will be entitled “Meet HGAR Financial Statements. President Kramer advised that there will be Leadership Metro-North’s New President” and will feature Catherine Rinaldi, newly appointed Training for HGAR Board of Director members. While the training program is geared President for Metro North. The event will be co-hosted with the Business Council of for new Directors, all are welcome. Westchester and will be held at 800 Westchester Avenue, 5th Floor (“RPW Group Board Room”). Communications and Member Services WCR Debra Budetti provided a brief update on behalf of the Communications Council in which she encouraged attendance at HGAR Members Day on October 29 at Carol Christiansen delivered news from the Women’s Council of Realtors Empire the Doubletree Hotel in Tarrytown. Barry Kramer reported on behalf of the Broker/ Chapter (“WCR”). The next event for WCR will be July 9 at Knollwood Country Club Owner/Manager (“BOM”) Committee. The recent event on “Teams” was a great in Elmsford. This event will be a “Deal Breakers” panel, which will be moderated by success and was also held at the Doubletree Hotel. THE BOM Committee will host Phil Faranda. another event in the fall. Hudson Gateway Realtor Foundation Legislative, Political and Legal Issues Aimee Decesare gave an update on the Hudson Gateway Realtor Foundation. Council Chair Leah Caro advised that the next meeting will be held on July 24 The next event for the Foundation will be on June 19 at Patzy’s Pizzeria in New Ro- at 10 a.m. at HGAR White Plains. HGAR Past-President and RPAC Chair Dorothy chelle. Registration is available on HGAR.Com. The recent “Viva Las Vegas” Gala in Botsoe delivered an update on behalf of the RPAC Committee and stated that the May at Glen Island Harbour Club was a great financial success for the Foundation. committee has raised more than $129,000 thus far this year. HGAR Director of Please welcome the following new members in your area: Government Affairs Philip Weiden provided an update regarding proposed Co- Designated Realtor Maria Constanza Sobrino Op Transparency Legislation in Westchester County. He stated that he and HGAR Weichert Realtors, Larchmont **Faride J. Francklin Alyssa Corona-Allen President Barry Kramer continue to meet with legislative decision makers on the Jortevsky Real Estate Firm Douglas Elliman Real Estate, Chappaqua issue. Additionally, he stated that it is expected that there will likely not be future 5 Sunrise Plaza Ste. 201 action taken on the matter until September at the earliest. Valley Stream, NY 11580 **Jason G. Crocitto 516-593-1000 Estate Homes Tracey Gardner **Omar Cruz Fair Housing and Cultural Diversity Waring Realty Estate Homes Fair Housing and Cultural Diversity Committee Chair Crystal Hawkins-Syska 552 Rte. 214 Timothy G. Curtin Chichester, NY 12416 My Seasons Realty LLC advised that there will be a Fair Housing Act 50th Anniversary Celebration to take 518- 952-2138 place on July 12, 2018 at the Doubletree Hotel in Tarrytown. There will be a panel Tracie Dalessandro Lisa Gilroy BHG Rand Realty, Briarcliff Manor discussion with representatives from several minority-based real estate organiza- 310 Greenwich Ste. 35B Yesenia Davila tions discussing fair housing concerns. A cocktail reception will follow. Westchester New York, NY 10013 646-379-1480 Base Realty Residential Opportunities (“WRO”) will host a 50th Anniversary Gala on October 10 Elisa C. Gwilliam Maria De Aguiar at the VIP Country Club in New Rochelle. The event’s honorees will include HGAR Signature Group Brokers & Cons DKC Realty Group LLC Past-President Dorothy Botsoe. 51 Springside Ave. Lorraine De La Parra Poughkeepsie, NY 12603 Purplebricks Inc. Global Business Council 845-849-0838 Elizabeth De Veau Sandra Ozoria DKC Realty Group LLC Global Business Council Chair Robert Shandley reported that there will be a Latin Realty & Multiservice Inc. **Fred A. DeCaro “Global Real Estate Summit” to be held in conjunction with the Staten Island Board 2168 C Ellis Ave. Kinard Realty Group Bronx, NY 10462 of Realtors (“SIBOR”) on October 22, 2018 at the Marriott Marquis in Midtown Man- 718-828-0307 Kristen DeRosso Green Team Home Selling System hattan. CEO Richard Haggerty reported that there is an opportunity for HGAR to be- Kiel E. Van Horn come an Ambassador Association to Portugal. Haggerty will report back to HGAR if Oakland Valley Real Estate LLC **Norma DeRuggiero BHG Rand Realty, Warwick and when there are further developments in that regard. 18 E. Broome St. Port Jervis, NY 12771 Damma Dixon 845-858-0990 Keller Williams Realty Group, Scarsdale Professional Standards Affiliate Dani Dollinger Julia B. Fee Sotheby’s Int. Realty, Rye In House Legal Counsel and Professional Standards Administrator Leon Cam- Ralph Gabay Empire Inspectors, LLC Lauren English eron advised that the Grievance Committee will next meet on June 20 and will have 30 Lakeview Dr. Coldwell Banker Res. Brokerage, 15 matters to review. Yorktown Heights, NY 10598 Croton-on-Hudson 914-352-0699 Max Esh Carey Hollander Exp Realty LLC Multiple Listing Service AG Williams Painting Company Paula C. Esteves CEO Haggerty reported that the HGMLS training conducted recently in Monti- 411 Fifth Ave. BHG Rand Realty, New City Pelham Manor, NY 10803 Kevin M.J. Fox 914-738-2860 Julia B. Fee Sotheby’s Int. Realty, Larchmont Suzanne Kelly Kewin Garabito Suzanne Kelly Chief Talent Advisor Century 21 Dawns Gold Realty A Surprising Career Choice 11 River Street, Apt. 212 Sleepy Hollow, NY 10591 John P. Gardner Continued from page 11 212-715-3949 Houlihan Lawrence Inc., Rye male industry so I guess it seemed a little strange when people saw a woman walk- Paul Viggiano Lynn-Eric Guillaume Home Sweet Homes Properties ing in to a business to take lighting orders,” she added. “I’d just offer to take them to AG Williams Painting Company 411 Fifth Ave. Darlene Hejnas lunch, let them browse through our catalogs and usually come away with orders.” Pelham Manor, NY 10803 BHG Rand Realty, Central Valley 914-738-2860 Soon, she was dealing with architects and designers, providing everything from Scott Heller recess and overhead lighting for commercial clients to outdoor lighting for retail Realtor Keller Williams Hudson Valley, New City stores and malls. Even the Lincoln and Holland Tunnels ended up with lighting Tara Abel Elijah Hoffman through her father’s company. “I learned a lot on the job, and as a result, the industry Houlihan Lawrence Inc., Briarcliff Manor Rodeo Realty did start to hire more women for sales,” she said. Carmita Abrigo Jeffrey Hoffmann Keller Williams NY Realty, White Plains Douglas Elliman Real Estate, Chappaqua Hargraves worked there until she started her own family. She married her high Jobin Alias **Wei Wei Huang school sweetheart Tom, and the couple have three children, now all adults. Thom- BHG Rand Realty, New City E Realty International Corp. as, 28 lives in New York City, Kelly 25, is in Austin, TX and Danny, 22, lives at home Patty Anker Gabriel D. Isaacs and works in Manhattan. BHG Rand Realty, Pleasantville BHG Rand Realty, Nyack Her foray into real estate happened while her children were growing up. “The Eva M. Arias Neville Jemmott business has changed a lot from when I first started,” said Hargraves. “Everything is Weichert Realtors, Nanuet Keller Williams Realty NYC Group, Bronx Joseph Barber Donna Jenkins online now and some people think they know the market better than you do!” Coldwell Banker Res. Brokerage, Rye Coldwell Banker Res. Brokerage, Croton-on- Hudson Many of her clients are younger New York City natives looking to start a family Christopher Briscoe in the suburbs. “There’s a huge number of people from Brooklyn living in the River- Keller Williams NY Realty, White Plains Michael J. Jenkins Keller Williams Hudson Valley Untd., towns now. The commute to the city is just about a half hour.” Bjeshk Bruncaj Middletown About a year ago, Hargraves got involved with the Hudson Gateway Realtor William Raveis Real Estate, Scarsdale Julio Jimenez Jeff Buszta Foundation. “I kept running into Bonnie Koff at all the events and of course she NY Future Homes Realty Co. Coldwell Banker Res. Brokerage, White Plains convinced me to get involved,” she said. “I really enjoy it. It’s wonderful to be able to Perry Jones Vincent M. Caiola William Raveis Real Estate, Yorktown Heights give back to our local communities.” Keller Williams NY Realty, White Plains **Ernest L. Joseph In her spare time, Hargraves loves to play golf and cook. She and her husband Ruben Cano Keller Williams Town Life, Tenafly, NJ recently sold their Irvington home and purchased a townhome in Dobbs Ferry. Century 21 Dawns Gold Realty Jason Joshua Jonathan Carrera Hargraves has always loved the Rivertowns. As for real estate, her secret is being Keller Williams Realty NYC Group, Bronx BHG Rand Realty, Central Valley a real “people person.” Raj Karia Aidan J. Cassidy “I just love being around different types of people,” she added. “Whether they’re R New York Houlihan Lawrence Inc., Scarsdale buying a co-op or a castle, I always treat them the same way.” Continued on next page October 2018 | Real Estate In-Depth EDUCATION | 13

New members Continued from previous page Kevin Khani Weichert Realtors, Larchmont Aster Kidane Exit Realty Group, Bronx NOVEMBER 2018 FEATURED CLASSES Avraham Koenig Exit Realty Venture White Plains West Nyack Goshen William K. Kuehsel Limited Editions Realty, Inc. William T. Langlais Keller Williams Realty NYC Group, Bronx Abimbola Laniyan Keller Williams Realty Group, Scarsdale David Leak Coldwell Banker Res. Brokerage, White Plains Jessica Levy MULTIDAY NOV 14-16TH 9:00AM-5:30PM FRI NOV 16TH 9:00AM-12:00PM MON NOV 5TH 9:00AM–5:30PM Keller Williams Realty Group, Scarsdale IN PERSON CLASS | CREDITS: 22.5 CE IN PERSON CLASS | CREDITS: 3 CE IN PERSON CLASS | CREDITS: 7.5 CE Lina M. Lince INSTRUCTOR | EDWARD S. SMITH INSTRUCTOR | ROSEANN FARROW INSTRUCTOR | ROBERTA BANGS Houlihan Lawrence Inc., Bronxville Elvis Lopez Keller Williams Realty NYC Group, Bronx Commercial & Investment Real Estate Double Trouble- Antitrust & Buyer Representation Zhaohui Lu Certification Program + F.H. + Ethics + 1 Misrepresentation (3 CE NJ) (includes 2 hours of Agency) Acer Realty Inc. hour of Agency Mariella A. Malizia Julia B. Fee Sotheby’s Int. Realty, Larchmont • Member Price: $250 • Member Price: $35 • Member Price: $75 Regina Mancini • • Class Express: $25 • Class Express: $65 Grand Lux Realty Cerrone Inc., Ardsley Class Express: $250 • • Non-Member Price: $50 • Non-Member Price: $90 Dominick S. Marchese Non-Member Price: $250 Keller Williams Realty Group, Scarsdale Theresa McGillicuddy Smit Additional Classes: Additional Classes: Additional Classes: Weichert Realtors, Nanuet 11/1- Infosparks & FastStats with LaVerne 11/7- Using RPR to Better Serve Buyers 11/1- Matrix 1: Introduction to Matrix with Franklin Mendez Brown-Williams and Sellers with Data and Analytics Kristine DiFrancesco United Realty Estate Inc. 11/2- F.H./Ethics/Agency Compliance Day with Sharon Tucker 11/7- Matrix 2: The Next Step into Matrix Marci L. Miles Ponagai with Don Cummins 11/14- (NYSAR) Short Sales & Foreclosure with Katheryn DeClerck William Raveis Legends Realty Group, 11/14- Matrix 3: Matrix to the Max with Irvington 11/2- Ostrich Syndrome + F.H. + Ethics Resource (SFR) with Linda D’Amico Katheryn DeClerck Erika Morgan with Don Cummins 11/16- Create & Maintain a Win-Win 11/14- Remedial or Gap Course – 30 hours Coldwell Banker Res. Brokerage, 11/2-Ethiquette + 2 hours of Agency with Relationship with Clients with Roseann Croton-on-Hudson – Evenings with Various Instructors Don Cummins Farrow Monica Mowla 11/15- Only You Can Prevent Closing Fires Joseph O. Baratta 11/6- Instanet & Authentisign with Ismail 11/28- RPR 2: Presentations, Reports and + 1 hr. of Agency with Laurie Veronica Mugnano (Ish) Kolya Farming with Sharon Tucker DiFrancesco Apple2Orange Realty 11/7- (NYSAR) GRI-5: Buyers (includes 2 11/29- F.H./Ethics/Agency Compliance Day Jeffrey F. Murray hours of Agency) with Nick Gigante with Roberta Bangs Century 21 Dawns Gold Realty 11/7- Matrix 1: Introduction to Matrix 11/29- Ostrich Syndrome + F.H. + Ethics Elena A. Nair with LaVerne Brown-Williams with Roberta Bangs Houlihan Lawrence Inc., Rye 11/8- Matrix 1: Introduction to Matrix 11/29- Agency Disclosure + Ethics with Lynn G. Noel Weichert Realtors, Nanuet with Kristine DiFrancesco Roberta Bangs Tremaine O’Garro 11/12- Mortgage Updates with David Keller Williams NY Realty, White Plains Moore Matthew O’Reilly 11/14- Matrix 2: The Next Step into Matrix BHG Rand Realty, Goshen with LaVerne Brown-Williams Terese Olsen Houlihan Lawrence Inc., Cold Spring 11/14- (CIRE101) Working with Office, Green, etc. with Edward S. Smith Noelle Palumbo Century 21 VJF Realty 11/15- RPR 2: Presentations, Reports and Ramona M. Pena Farming with Sharon Tucker White Plains Continued… Latin Realty & Multiservice Inc. 11/15- (CIRE 102) Discrimination Issues in **Andrea Petitte Commercial R.E. + F.H. + Ethics with 11/19- (NYSAR) Seller Representative CS Realty Relocation Service Edward S. Smith Specialist (SRS) (includes 2 hours of Nadia Philistin Agency with Roseann Farrow Keller Williams Realty NYC Group, Bronx 11/16- (CIRE 103) Land & Site 11/28- Matrix 3: Matrix to the Max with Heather Pinieri Development (includes 1 hour of Monroe Realty Center Agency) with Edward S. Smith LaVerne Brown-Williams Jessica Pinto BHG Rand Realty, New City James Price Besmatch Real Estate For More Class (In-Person and Online) Sumi Rahman K. Fortuna Realty, Inc. Natalia Rathbauer Information and Registration, go to Stetson Real Estate Wendy A. Reinike HGAR.com/Education. Weichert Realtors, Monroe **James T. Reville Keller Williams Realty, Ridgefield, CT Continued on page 22 CALENDAR OCTOBER October 22 "Ask the Experts" - November 9 New Rochelle, Global Real Estate Summit NYC Your Mortgage Questions Breakfast with Benefits 6:00 pm - 10:00 pm Answered New York Marriott Marquis Hotel, NYC, What You Need to Know About November 20 8:00 am – 5:30 pm HGAR Goshen, Fair Housing Laws 9:00 am – 10:30 am HGAR White Plains, HGMLS Board of Directors October 23 HGAR White Plains, November 7 9:00 am – 10:30 am HGMLS Board of Directors 10:00 am – 12:00 pm Breakfast with Benefits November 13 & November 15 HGAR West Nyack, November 22 & 23 10:00 am – 12:00 pm "Make the Most of Your Home's Space Discounted Defensive to Improve HGAR Offices Closed October 29 Driving Course Your Home's Value" Hudson United, New City, Thanksgiving HGAR’s 102nd Annual Member California Closets, Hawthorne, 5:30 pm – 8:30 pm (both days) November 29 Appreciation Day 9:00 am – 10:30 am Hudson Gateway Realtor Foundation DoubleTree Hotel, Tarrytown, November 15 November 13 Holiday Party 8:00 am – 5:00 pm Breakfast with Benefits HGAR Board of Directors Working with First-Time Westchester Hills Golf Club, White Plains, NOVEMBER HGAR Goshen, Home Buyers 10:00 am – 12:00 pm HGAR White Plains, 6:00 pm - 9:30 pm November 2 – 5 RPAC Networking Mixer in 9:00 am – 10:30 pm NAR Realtor Conference & Expo, Downtown Nyack Boston LaFontana Italian Restaurant, WCR | Installation and November 6 Nyack, Holiday Celebration Breakfast with Benefits 5:30 pm – 7:30 pm Glen Island Harbour Club, 14 | Real Estate In-Depth | October 2018 A Refresher on Legal Protections of Service Animals disabilities, and requires that service animals be allowed in housing. However, the animal service rules that apply to service or other animals in housing differ from the rules that apply to public accommodations in a few ways. For instance: BARRISTER’S • The definition of service animals under the Fair Housing Act is broader than that under the ADA. Animals that provide comfort or emotional support do not BRIEFING qualify as service animals under the ADA, but may qualify under the Fair Housing Act. This is not limited to dogs; any animals may qualify. By Leon Cameron, Esq. • The animal need not be specifically trained as a service animal if it provides physical or emotional support, lessens the effects of the person’s disability and is necessary for the person to be able to fully enjoy the housing. • A housing provider may require an individual to provide documentation of their We all love our pets. However, service animals, as that term is defined in our state disability and their need for the animal (for example, letters from doctors or thera- law, are not pets and are afforded certain legal protections above and beyond what pists describing the disability and explaining how the animal helps the individual). pets receive. This article concerns the definition of service animals, where they are With this information, Realtors can find themselves better prepared to serve allowed, and the interplay between local, state and federal laws concerning this landlord and tenant clients who may have questions or concerns regarding service issue. animals. Remember, they are not pets, but nevertheless hold a special place in the Under the Americans with Disabilities Act, a service animal is defined as a dog law and in our society. that has been individually trained to do work or perform tasks for an individual Editor’s Note: The foregoing article is for informational purposes only and does with a disability. The task(s) performed by the dog must be directly related to the not confer an attorney/client relationship. For a legal opinion specific to your situa- person's disability. The disability may be physical, psychiatric, sensory or mental. tion, please consult a private attorney. Only dogs are considered service animals under the ADA. Regardless if the dog Leon P. Cameron, Esq. is director of legal services and professional standards has been licensed or certified by state or local law, they are service animals under administrator for the Hudson Gateway Association of Realtors, Inc. federal law. There are various tasks that a service animal can perform including providing seizure assistance, alerting individuals to sounds or allergens, and pulling wheelchairs, just to name a few items. Under both New York State law as well as the ADA, businesses and other facili- Legislative ties, which serve the public, may not discriminate against persons with disabilities. These locations include restaurants, hotels, retail stores, theatres, sports facilities AFFAIRS and any other similar venues that hold themselves out to the public. Disabled persons are also protected when using public transportation including taxicabs By Philip Weiden and buses. Any person or entity that is found violating these laws can be assessed administrative penalties by the New York State Division of Human Rights. Likewise, they may also be assessed damages and penalties by a court of competent jurisdic- tion. Local laws, which try to prohibit the presence of service animals (e.g. a local Federal Legislative and health ordinance prohibiting dogs on a particular premises,) are preempted by the Americans with Disabilities Act. Businesses may only exclude service animals if the animal is out of control or not housebroken. Allergies or fear of dogs are not valid Regulatory Update reasons to exclude a service animal. Businesses are not permitted to require docu- The Tax Cuts and Jobs Act legislation, passed earlier this year, includes a 20% mentation from the person requiring the use of a service animal. deduction from the net business income of sole proprietors and owners of S The federal Fair Housing Act prohibits discrimination in the sale or rental of corporations, partnerships, and limited liability companies. The new deduction is housing based on an individual’s disability and requires a housing provider to make intended to provide roughly the same tax rate cut the act provided to regular cor- “reasonable accommodations” that are necessary for an individual with a disability porations. However, it is unclear whether owners of rental real estate will be able to to fully use and enjoy the housing. This may include allowing those with a disability claim the deduction. to have a service animal live with them, regardless of a “no pets” policy. Similar to NAR has asked the Treasury Department and Internal Revenue Service, in a let- the ADA, the federal Fair Housing Act protects persons with physical and mental ter, to treat all real property rental activity as eligible for the 20% deduction. The letter asserts that without this change, the 10 million American owners of rental real estate will be forced to wade through voluminous and confusing tax cases and conflicting IRS positions in order to determine for themselves whether their rental activity constitutes a “trade or business,” which is a requirement for the deduction. The letter also lists factors that indicate Congress intended the deduction to be available to the great majority of owners of rental property without the burden of excess complexity. The IRS will hold a public hearing on the proposed regulations on Oct. 16. NAR has requested that a representative of the association be allowed to testify on this issue. NAR sent an earlier comment letter to Treasury and IRS on another issue related to the 20% deduction, on the question of whether real estate brokerage activities qualify for it. In a huge win for Realtors, the proposed regulations reflected the position suggested by the letter. NAR, in coalition with other real estate industry groups, joined a letter to the U.S. House of Representatives Leadership opposing legislative efforts to undermine the Supreme Court's ruling in South Dakota v. Wayfair, the case decided in June 2018 that gives states the authority to require online sellers to collect and remit sales tax. Prior to the Wayfair ruling, the states have been waiting for Congress to pass leg- islation allowing this, as e-commerce has grown and sales tax collection declined. Brick-and-mortar retailers—commercial real estate clients—have been especially impacted by this, as they are perceived to have higher prices due to charging sales tax on them at the point of sale. Despite many attempts though, Congress failed to enact legislation resolving this issue. NAR supports a level playing field for online retailers and brick-and-mortar stores, and joined two amicus briefs to the Supreme Court in favor of giving states the authority to require collection of sales tax—the position that ultimately pre- vailed. Post-Wayfair, the states have acted in an orderly manner—many are working on legislative options that will make collection of sales tax from their residents go smoothly for online retailers, and most are waiting until Jan. 1, 2019 to begin en- forcement to avoid confusion. However, some members of Congress who oppose the Wayfair decision have introduced or are considering legislation that would ef- fectively neutralize Wayfair, halting progress on this issue and continuing to place brick-and-mortar retailers at a disadvantage. Thus, the coalition letter points out the orderliness of the implementation thus far, and urges Congress not to enact legisla- tion that would impede progress. On Sept. 28, the Federal Housing Administration released Mortgagee Letter 2018-06 which requires a second appraisal for certain home equity conversion mortgages. Given the recent volatility in the HECM program and its disproportion- ate effect on the Mutual Mortgage Insurance Fund, FHA has decided to require that higher risk HECMs undertake a second appraisal to ensure credibility in assessing the collateral risk. Legislative Affairs columnist Philip Weiden is the Government Affairs Director for the Hudson Gateway Association of Realtors. Subscribe to In-Depth Call 914-681-0833 October 2018 | Real Estate In-Depth | 15

Controversial CPV Valley Plant in Orange Cty. Goes Online By John Jordan WAWAYANDA—The controversial CEO Gary Lambert when announcing 680-megawatt CPV Valley Energy the plant had gone online. “This facility Center, owned by Competitive Power will enhance the reliability of the Lower Ventures, is now operational. Hudson Valley electric system, reduce Competitive Power Ventures an- annual electricity costs to New York nounced on Oct. 1 that the $900-million consumers by a forecasted $700 million natural gas plant achieved commercial while reducing carbon emissions by an operation and was supplying enough estimated 500,000 tons a year. We look electricity to power more than 600,000 forward to being an integral part of the average homes. community for decades to come.” The power plant, built by a joint ven- “Our technology, service, and fi- ture of Skanska USA Civil Northeast, nancing partnership with CPV’s Valley Inc., Burns & McDonnell Engineering Energy Center in New York is a model Company, Inc. and ECCO III Enterprises, for how Siemens can provide efficient, Inc., is operating while the New York reliable, and low-carbon power to cus- State Department of Environmental tomers across the country while meet- Conservation and Competitive Power ing state and local clean energy goals,” An aerial view of the CPV Valley Energy Center in Wawayanda. Ventures await a ruling on whether CPV said John Gibson, Country Division Lead required an air state facility (ASF) permit for U.S. Power and Gas, Siemens. “Sie- assisting Competitive Power Ventures Halahan. before becoming operational. mens looks forward to providing homes Inc. of Silver Spring, MD and Syracuse, “The Hudson Valley Building and Back in August, project opponents and businesses throughout the lower NY-based real estate developer COR Construction Trades Council is proud secured a victory when the DEC denied Hudson Valley region with affordable Development in business dealings with to have partnered with CPV to bring a critical air quality permit that all but and reliable energy.” New York State. Percoco, 47 of South this state-of-the-art electric generating shut down operations at the fledgling The newly operating facility created Salem, was convicted of conspiracy to facility online to help power the Hudson and controversial CPV Valley Energy more than 3,000 construction jobs and commit honest services fraud and solici- Valley into the 21st century,” said L. Todd Center. However, the firm won a court the project now employs 23 full-time tation of bribes and gratuities and was- Diorio, HVBCTC President. “Since first ruling a day later that allowed the plant professionals. sentenced to six years in prison. committing to use local union labor to to continue operations until a final rul- In addition to local opposition to The corruption case has led to Or- build the CPV Valley Energy Center ing was reached on the issue. At press the plant’s construction and operation, ange County Executive Steve Neuhaus more than a decade ago, the company time, public hearings on the dispute much of the controversy that surrounds and Riverkeeper to call for the state to has kept their promises and been a were held, but a final ruling had yet to the project stems from the conviction pull the plant’s permits. However, the great partner. The efficient, reliable -en be reached. earlier this year of former Gov. Andrew project has received support from some ergy and significant regional benefits “I’m proud to announce the com- Cuomo aide Joseph Percoco on corrup- business and union trade organizations provided by this project for decades to mercial operation on natural gas of the tion charges. as well. come are a big win for citizens of Orange CPV Valley Energy Center. After nearly Percoco, a former executive deputy “The partnership’s mission as the County and the Greater Hudson Valley.” 10 years of development and construc- secretary to Gov. Cuomo, was found lead economic development agency in Headquartered in Silver Spring, tion, we are providing significant value guilty of soliciting and accepting more Orange County, NY is to create jobs, ex- MD, with offices in Braintree, MA, and to the area and New York,” said CPV than $315,000 in bribes in return for pand the regional tax base and support San Francisco, CA, Competitive Power infrastructure expansion. With hundreds Ventures has successfully developed or SECOND NOTICE of jobs created during construction, monetized 21 projects totaling 13 giga- Continued from page 11 scores more during operations, along watts of natural gas-fired and renewable Rey Hollingsworth Falu with millions of dollars of new tax rev- generation assets. The company’s As- Regional Director New York County Hollingsworth Real Estate Group enue for the community, the CPV Valley set Management division currently man- (i.e., Manhattan) and Chapter Repre- 75 S. Broadway, 4th Fl. Energy Center has helped us fulfill our ages 8,897 MW of fossil and renewable sentative Manhattan White Plains, NY 10601 mission and then some,” said Orange generating facilities in nine states for 12 Tony L. D'Anzica Class 2 Directors County Partnership President, Maureen different owner groups. DynaMax Realty NYC, Inc. Katheryn E. DeClerck 419 Lafayette St. BHG Rand Realty New York, New York 10003 300 Canal St. Regional Director Putnam County Goshen, NY 10924 Clayton C. Livingston Alvis Smith Coldwell Banker Residential Coldwell Banker Residential Brokerage Brokerage 1392 Albany Post Rd. 1331A North Ave. Croton-on-Hudson, NY 10520 New Rochelle, NY 10804 Don’t Show a House with Dirty Regional Director Orange County Maurice Owen-Michaane Capital Realty NY LLC Eydie Lopez 175 Huguenot St., Ste. 200 Carpets and Musty Odors! Keller Williams Hudson Valley United New Rochelle, NY 10801 9 Bert Crawford Rd., Suite 104 Middletown, NY 10940 Robert Shandley BHG Rand Realty Regional Director Rockland County 222 Bloomingdale Rd, Ste. 114 Roberta F. Bangs White Plains, NY 10605 BHG Rand Realty Carmen A. Bauman 268 S. Main St. Green Grass Real Estate Corp. New City, NY 10956 66 Palmer Ave., Suite 49C Regional Director Bronxville, NY 10708 Westchester County Class 3 Directors Aimee G. DeCesare Debra Budetti RE/MAX Distinguished ERA Insite Realty Services Homes & Properties 600 N. Broadway 52 Pondfield Rd. West White Plains, NY 10603-2411 Bronxville, NY 10708 Dorothy Botsoe Class 1 Directors Dorothy Jensen Realty, Inc. Maria D. Weiss 20 Haarlem Ave., Suite 406 Houlihan Lawrence Inc. White Plains, NY 10603 237 Mamaroneck Ave. Richard Herska White Plains, NY 10605 BHG Rand Realty Maryann A. Tercasio 46 S. Broadway BHG Rand Realty Nyack, NY 10960 229 Route 32 Tammy Teresa Belmore 20% OFF Indoor Air Quality Services for Central Valley, NY 10917 Keller Williams NY Realty Anthony A. Domathoti 120 Bloomingdale Rd., Suite 101 * Exit Realty Premium White Plains, NY 10605-1500 all Real Estate Agents and Brokers! 813 Morris Park Ave. Mark J. Seiden Bronx, NY 10462 Mark Seiden Real Estate Team Theresa Crozier 1238 Pleasantville Rd. Houlihan Lawrence Inc. Briarcliff Manor, NY 10510 Call Robison! 55 E Grassy Sprain Rd., Suite 102 Classification of Directors Yonkers, NY 10710 Class 1 Directors terms of office shall (914) 345-5700 Continued on page 19 *Restrictions may apply. Call for details. 16 | Real Estate In-Depth | October 2018 WCR Empire Chapter Strategic Partner Luncheon, Sept. 24, 2018

From left, Robert Shandley, Leah Caro and Richard Haggerty, Westchester County Executive HGAR CEO George Latimer From left, John Dolgetta, Esq. and Dorothy Botsoe

From left, John Dolgetta, Esq.: Donald Arace: Carol Dorado, President, From left, Nancy Hertz; Sarah Hughes; George Latimer, Westchester WCR Empire Chapter: George Latimer, Westchester County Executive; County Executive; Roseann Paggiotta; Angie Primus Gilford and Carol Leah Caro and Richard Haggerty, HGAR CEO Dorado, President, WCR, Empire Chapte

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Find your why at ©2018 RE/MAX, LLC. Each office is independently owned and operated. 18_242217 joinremax.com 18 | MORTAGE/FINANCE Real Estate In-Depth | October 2018 Westchester Put on ‘Significant Fiscal Stress’ List By John Jordan ALBANY—Westchester County was Westchester County Executive the Comptroller's Office,” said County strength. I will continue to make the among four counties statewide to be George Latimer said in response to the Executive Day. decisions necessary to keep Rockland characterized as under “significant State Comptroller putting the county on He added, “Strict budgeting, care- County on a strong fiscal track." fiscal stress” according to a report the “significant financial stress” list, “It ful cost-benefit analysis and respon- An additional nine municipalities released recently by New York State has been apparent to objective observ- sible long-term planning have been the were listed as "susceptible to fiscal Comptroller Thomas DiNapoli. ers that Westchester County is facing cornerstones of my administration's stress." Those are: the counties of The State Comptroller’s Annual Fis- serious fiscal problems due to recent policies. And while we have made sig- Broome, Clinton, Erie and Onondaga; cal Stress Monitoring System report past fiscal policies; the Comptroller’s fis- nificant progress, we still have a long the city of Fulton; and the towns of designated 25 municipalities statewide cal stress report points out in brief what way to go until we reach full financial Clarkstown, Covert, Dayton and Elmira. as being fiscally stressed. Also making we expect will be spelled out in greater the significant fiscal stress list were detail when the results of their five— Nassau and Suffolk counties and up- year audit (2013-2017) of Westchester Westchester, Suffolk Vow to Battle IRS state Monroe County, as well as the cit- County is released.” ies of Niagara Falls, Poughkeepsie and Latimer in a prepared statement Reg. Limiting Charitable Deductions Watervliet and the towns of German clearly put the blame squarely on the By John Jordan Flatts, Oyster Bay and Parish. former administration of Robert Astorino WHITE PLAINS—Standing in front of the Latimer said that like the San Fran- The stress monitoring system report for the county’s current fiscal woes. White Plains Internal Revenue Service cisco earthquake in 1906, if the impacts results were mixed with 10 counties, six “For almost a decade, the prior leader- office on East Post Road here, West- of the federal tax reform law and the cities and nine towns listed in stress, ship used the reserve fund, one-shot chester County Executive George Lat- SALT cap are not mitigated, Westches- which marked the third-straight decline revenues and drastic staff reductions imer and Suffolk County Steve Bellone ter County economy will take a major hit in the overall number of municipalities to deliver on an ideological commit- staged a press conference on Oct. 3 to that will take years to recover from. listed in stress. The number of local ment rather than prudently developing announce their partnership to fight new “The devastation will be significant governments considered to be in “sig- a steady stream of revenue,” he said. IRS regulations that would limit the ben- to business disincentive, to housing nificant fiscal stress,” however, more “It is unstainable to have an unrealistic efits of charitable deductions. price disincentive, to the level of public than doubled over the prior year. revenue policy—as the Comptroller’s re- In response to the federal tax reform service that makes this economy move,” “Fewer local governments are con- port now points out. This problem didn’t law signed into law in January that Latimer said. “This is not just the money sidered fiscally stressed, but those happen overnight, and it isn’t going to caps SALT (state and with persistent financial problems are be fixed overnight.” local tax) deductions struggling to stay out of the red and fix Six communities have been listed in to $10,000, Gov. An- their problems,” said State Comptroller the second-highest category of "moder- drew Cuomo signed DiNapoli when he issued the stress re- ate fiscal stress." This includes: Franklin legislation in April port on Sept. 25 “While the results may and Rockland counties; and the cities that authorized New be encouraging in some areas, there of Albany and Plattsburgh. Rockland York municipalities to are municipalities that should focus on County Executive Ed Day noted that establish charitable near-term financial risks and implement the latest report moves the county off funds to which hom- more prudent long-term planning.” the “significant fiscal stress” list and is a eowners may contrib- The latest round of scores was clear sign his budget reform efforts are ute, and later receive, based on 2017 financial information bearing fruit. b o t h i n c o m e a n d provided to DiNapoli's office by local "Moving from the New York State property tax credits. governments as of Sept. 5, 2018 and Comptroller’s ‘Significant Fiscal Stress’ The new state pro- includes only municipalities with fiscal list to the ‘Moderate Fiscal Stress’ those gram was an attempt years ending on Dec. 31, 2017. In New is yet another affirmation that Rock- to mitigate the SALT York, all counties and towns, 44 cities land County's finances are improving. deductions cap on and 10 villages have a calendar-based We made the hard choices and it is state taxpayers and fiscal year – a total of 1,043 communi- rewarding to see them recognized by particularly those who ties. reside in affluent New York suburban coun- ties like Westchester and Suffolk counties. From left, Westchester County Executive George However, on Aug. Latimer and Suffolk County Executive Steve 23, the US Treasury Bellone Department and the IRS proposed regula- tions that would severely limit the ben- that we spend on charitable things, this efits of the charitable fund contributions. is the money we invest on public infra- The IRS explained that if a state grants structure. How do we fix our roads when a 70% state tax credit and the taxpayer people wind up paying a huge increase pays $1,000 to an eligible entity, the tax- in taxes and then don’t want to pass payer receives a $700 state tax credit. a school budget and don’t want to be Under the new IRS regulation, the tax- involved in anything other than reduce payer must reduce the $1,000 contribu- everything you are spending money on tion by the $700 state tax credit, leaving so they can have a lower bill?” an allowable contribution deduction of The Westchester-Suffolk County $300 on the taxpayer’s federal income initiative is just one of a number of tax return. campaigns in opposition to the IRS At the White Plains news conference, regulation that substantially limits the both county executives called on the federal tax reform workaround by New IRS to amend its proposed regulations York State. State Assemblywoman Amy that would significantly limit the ability of Paulin of Scarsdale is leading an effort homeowners and individuals to deduct against the new IRS regulation as well, authorized state and local charitable according to a report in the Journal contributions on their federal tax re- News. turns. Gov. Andrew Cuomo has threatened Westchester County Executive Latim- to sue the federal government over the er said, “While the federal government new IRS regulations that all but kill the benefits of his federal tax reform work- Experience California Closets. claims only 5% of the nation will be im- pacted by the cap on SALT deductions, around. Visit us online or in our showroom today to arrange we know here in Westchester that is not The IRS is accepting comments until for your complimentary design consultation. the case. This cap will hurt our county’s Oct. 11 and a public hearing on the new working families, our property values regulation is scheduled in Washington, and our way of life.” DC on Nov. 5. Suffolk County Executive He added that Westchester County Bellone says he plans to travel to the estimates that 185,000 taxpayers will be nation’s capital to testify against the negatively impacted by the SALT deduc- regulation. tion cap. In July, New York and other states Suffolk County Executive Bellone filed suit against the federal government californiaclosets.com 914.592.1001 added, “The looming tax increase head- charging that the federal tax reform ed towards New York from Washington law was unconstitutional and that spe- | WESTCHESTER ROCKLAND & HUDSON VALLEY can, and must, be stopped before it is cifically the SALT cap was enacted to TRIBECA | UPPER EAST SIDE | GREENVALE too late. We will fight Washington’s effort target New York and other states, that to hurt our homeowners and residents, it interferes with states’ rights to make facebook & instagram: @caliclosetsnyc and I thank County Executive Latimer their own fiscal decisions and that it will disproportionately harm taxpayers in ©2018 California Closet Company, Inc. All rights reserved. Franchises independently owned and operated. for his leadership and partnership in this endeavor.” these states.

Ny146_HGAR_Brooks_4.8x7.5_0918.indd 1 9/10/18 2:02 PM October 2018 | Real Estate In-Depth TECNOLOGY | 19 Latest Updates on Free Tech Support, Podcasts, Zapier.com and New Windows 10 Feature

mate certain common tasks. To help you better understand how the service, works I would direct you to several guides that can help you to familiarize yourself with the tech talk service and its capabilities. The following are titles of some of the available guides that I think those of you who are interested in this topic will likely want to check out: By John Vrooman “Getting Started with Zapier;” “Zap Templates Collection;” “The Ultimate Guide to [email protected] CRM Apps;” “The Ultimate Guide to Email Marketing Apps;” “The Ultimate Guide to Forms and Surveys;” “An Introduction to APIs;” “The Ultimate Guide to Google Sheets” and “How to Do Anything in Apps” and “The Ultimate Guide to G Suite.” You can access the above guides by visiting this link…www.zapier.com/learn Are you experiencing a tech-related network, computer, software, Smartphone Suggestion: After visiting the web page above, I would encourage you to con- or other peripheral device related issue? If so, you may be able to obtain free tech- sider signing up for the services free plan so that you can try out some “workflows” nical support that could possibly resolve your problem. Both the Hudson Gateway (workflows is the name given to a series of automated tasks). Association of Realtors and the New York State Association of Realtors offer free Information on Windows 10 October 2018 Update technical support options to their members. I recommend that you visit the web pages below to better acquaint yourself with these services and how they may be At some point this month (expected by mid to late October), Microsoft will be re- able to help you. leasing a Windows 10 operating system update that will include some new features. I would encourage everyone to somehow record the contact information and If you are the type who wants to know more about the upcoming features, please support hours for these services in a way that you’ll be able to refer to when need- visit the link below. ed. Might this information be good to review and share at an office meeting? The The link leads to a PureInfoTech.com video that’s hosted on YouTube. The video following courtesy links lead to webpages where you can learn more about the free covers the more significant updates in a fair amount of detail.Tip: When you get to technical support services… the YouTube web page below, click the “SHOW MORE” link that’s found below the video. When you do this, additional text is exposed and if you scroll down the text HGAR’s Tech Helpline webpage a bit you’ll come across a list that includes features that the video covers as well as www.tinyurl.com/y8ycdf64 the time within the video that the beginning of each topic is discussed. Simply iden- NYSAR’s Tech Hotline tify the features/topics that interest you and then navigate to the corresponding www.nysar.com/technology start time within the video. Here’s the link…www.tinyurl.com/yb2nfdvs Podcasts to Check Out Reminders If you are a Realtor who is also a podcast listener, you may be interested in sub- This column (and many previous ones) are made available for your viewing con- scribing to some real estate-related podcasts. If that’s the case, I came across a RIS- venience at... Media.com article titled “Top Podcasts for Real Estate Agents.” The article provides www.realestateindepth.com/technology. (The “Technology” section of the Real some information about a few podcasts that you may want to learn more about and Estate In-Depth website.) possibly even subscribe to. To review the article, simply visit the link below... If you have comments, suggestions, tips, questions or just want to say “Hi,” you www.tinyurl.com/yavjmwn2 are invited to contact me at [email protected]. I always enjoy hearing from Tip: Make sure to browse through the “Comments” section at the above web you! page as several additional podcast recommendations are mentioned. John Vrooman is an experienced Realtor who enjoys staying on top of real estate, technology, gadgets, marketing, new media, and small business trends/ How to Listen to a Muted TV developments. John gathers information from a diverse range of resources and Have you ever gone somewhere and found yourself wanting to listen to a TV enjoys sharing tips, thoughts, and discoveries with others—using a “something for that’s muted? I’ve come across this situation in certain waiting rooms, restaurants everyone” approach. He has been authoring this column since August 2000 and and a variety of other places. I came across an app called “Tunity” that can help you is an Associate Broker with Better Homes & Gardens Rand Realty's White Plains in these situations. Once you have the app installed and set up, the basic process office. is: 1) make sure you have a decent Wi-Fi or other data connection on your Smart- phone and probably have headphones unless you want to share the audio; 2) take and submit a photo of the show you’re watching and want to be able to hear and 3) sync the audio to the TV show. All the above is a bit easier said than done, but I got it working within a few minutes. To get things going, visit your device’s app store or visit the following web page…www.tunity.com THE PERFECT Explore Zapier Guides There’s a good chance that many of you find yourself performing repetitive HOLIDAY GIFT FOR tasks. For example, backing up, copying or moving files between various web ser- vices. Whenever you find yourself performing a repetitive task it’s a good idea to evaluate whether the task might be able to be automated. With automating tasks in YOUR CLIENTS mind, I would encourage you to familiarize yourself with Zapier.com. Zapier.com is a powerful web service that can help non-programmers to auto- SECOND NOTICE Continued from page 15 expire December 31, 2019, and every ALTERNATIVE NOMINATIONS BY three years thereafter. Class 2 Directors PETITION This book is the first terms of office shall expire December The period for filing petitions to 31, 2020, and every three years thereaf- nominate candidates other than those comprehensive his- ter. Class 3 Directors terms of office shall proposed above for any of the Director tory of Westchester expire December 31, 2021, and every positions has expired. The balance of three years thereafter. the Officer positions are not subject to County published petition challenges because they are Regional Director terms shall expire subject to election by the HGAR Board in decades. It on December 31, 2019. of Directors. chronicles the Members of the Leadership PROXY VOTING county’s past from Committee Realtor members may vote in person The Leadership Committee members or by proxy at the annual meeting. The pre-history to the filing this report were: Dorothy Botsoe, person who attends and votes may act Chair; Katheryn DeClerck, Mark Boy- as proxy for only one absent Realtor. modern day, and is a terrific resource land, Leah Caro, Roberta Bangs, Brad A proxy ballot and the procedure for that will delight your customers. Kimmelman, Debra Budetti, Members. voting by proxy shall be posted on the Committee members who were pro- member-only pages of www.hgar.com posed as Director candidates recused no later than October 5, 2018. Published by the Westchester County Historical Society, themselves from the applicable discus- it is a 257-page, full- color, perfect-bound, soft-cover book, sions and votes. available for $40.00, plus $14.95 shipping/handling/tax. Copies may be purchased through the WCHS website Sign up for our (www.westchesterhistory.com) or by mail or in person at Free Real Estate In-Depth the WCHS offices. WCHS, 2199 Saw Mill River Road, online edition and Elmsford, NY 10523, 914 592-4323. Offices are open Newsletter Updates Monday – Thursday 9 am to 5 pm. @ RealEstateInDepth.com 20 | COMMERCIAL Real Estate In-Depth | October 2018 $203M AT&T Building Redevelopment Moving Forward

By John Jordan WHITE PLAINS—The more than ties. However, during the IDA session, $200-million plan by New York City de- Picani, who said he was speaking for veloper Rose Associates to redevelop Edward Doyle, the president of the the former AT&T building in Downtown Building Trades Council, and Whiting White Plains into a mixed-use project Turner Contracting Co. vice president that would feature 468 rental apartment David Brickley both concurred that the units cleared a major hurdle, but with firm and the building trades have held one caveat. meetings about crafting a PLA for the The Westchester County Industrial project. Turner Contracting is the gen- Development Agency granted a resolu- eral contractor for the project. tion of intent to provide more than $5 Prior to the vote IDA Chairperson million in incentives for its project to re- Joan McDonald, said, “I would like to develop the former AT&T building at 440 propose to the Board is that we proceed Renderings of the planned 440 Hamilton Ave. project in Downtown White Hamilton Ave. into a mixed-use property with the vote on the inducement with Plains that will include 255 rental apartment the caveat that Whiting Turner/Rose ing at the market to determine the pric- project in the spring of 2019 and that units and approximately 3,400 square Associates continue to meet with orga- ing for the project. the development would take 24 to 28 feet of ground floor commercial space. nized labor to hopefully reach a mutu- Adamo said that the retail compo- months to complete. In addition, Rose plans to convert ally agreed upon path on this project.” nent of the project would include a Steinmetz said the project would an adjoining surfaced parking lot with The Westchester County IDA sub- “Green Grocer” to service the Hamilton create approximately 659 construction a mid-rise building of six and seven sequently unanimously approved the Avenue region. jobs as well as seven retail jobs and stories that would contain another 213 resolution of intent with the caveat that Adamo said that Rose Associates another 18 jobs in connection with the units of rental housing. The develop- talks continue between the developer would like to begin construction on the apartment development. ment, per requirements agreed to with and organized labor. the City of White Plains, will have 6% of A public hearing on the IDA induce- the units that will be affordable at 80% ments for the project has yet to be set. of the Westchester County area median Rose Associates, in its application for Latimer Appoints Gibbons as Director income. The White Plains City Council incentives to the Westchester County approved the project on Sept. 4. IDA, estimated the cost of the redevel- Of Office of Economic Development In attendance at the IDA session on opment at $202,917,835. The company By John Jordan Sept. 27 were a number of representa- is hoping to secure approximately $3.34 WHITE PLAINS— Westchester County tives of the unionized building trades, million in sales tax exemptions and near- Executive George Latimer has decided including Louis Picani, president of ly $1.69 million in mortgage tax exemp- to hire from within county government’s Teamsters and Chauffeurs Local 456 tions. David Steinmetz, a partner with ranks and appointed Bridget Gibbons in Elmsford, and John Coffey, business Zarin & Steinmetz of White Plains, said as the new Director of the Office of Eco- agent for Local 46 of the Metallic Lath- the developer is currently negotiating a nomic Development. ers and Reinforcing Ironworkers Union PILOT (payment in lieu of taxes) with the Gibbons had served as the county’s of New York City, who pressed the IDA White Plains School District. Deputy Director of Economic Develop- that projects receiving public funding Michael Adamo, director of devel- ment since Latimer took office in Janu- should be undertaken with local union opment for Rose Associates, told the ary 2018. She was the guest speaker labor. IDA Board that market rate apartments at the Sept. 17 meeting of the Hudson In its IDA application, Rose Associ- at the development will be priced at Gateway Association of Realtors’ Com- ates stated that the company did not in- $2,000 to $2,300 for studios; $2,400 to mercial Investment Division meeting tend to enter a Project Labor Agreement $2,600 for one-bedrooms and $2,600 held at the HGAR offices in White Plains. with the Building & Construction Trades to $3,000 for two-bedroom units, al- Continued on page 22 Council of Westchester & Putnam Coun- though he said the firm would be look- Bridget Gibbons October 2018 | Real Estate In-Depth COMMERCIAL | 21 New Rochelle Wins $10M Downtown Revitalization Grant NEW ROCHELLE— Gov. Andrew Cuomo the corridor with commercial, institution- announced Sept. 27 that New Rochelle's al, and cultural resources to the south, Lincoln Avenue Corridor will receive $10 state officials noted. million in funding as the Mid-Hudson The city envisions infrastructure im- region’s winner of the third round of the provements that will improve pedes- state’s Downtown Revitalization Initiative trian and traffic circulation and extend competition. the downtown's walkable, sustainable, "New Rochelle's Lincoln Avenue transit-oriented design into this corridor Corridor is an area ripe with potential to to create a bustling environment in which appeal to a new generation of residents, to live and work. businesses and visitors," Gov. Cuomo New Rochelle Mayor Noam Bramson said. "This new funding will lead to stra- said, "With New Rochelle as the most tegic investments that will spur positive recent winner, the Downtown Revitaliza- economic growth for New Rochelle, tion Initiative continues to be the proven New Rochelle officials, including Mayor Noam Bramson (front left), hold the Westchester County and the surround- economic driver for communities across ceremonial $10-million Downtown Revitalization Initiative check from New ing region." the state. We are proud to be the recipi- York State. With the DRI award, New Rochelle will ent of this award that will create exciting exemplified the council's priorities and about 28,000 residents to help ensure connect its evolving and prosperous city opportunities for New Rochelle, its resi- key criteria. I look forward to seeing this that as New Rochelle's economy grows, center with the mile-long Lincoln Avenue dents, businesses and visitors." plan come to fruition, and to the great all New Yorkers have the opportunity to Corridor that contains mixed-income The Mid-Hudson Regional Economic benefits this project will bring to New take part.” residential housing, a newly renovated Development Council went through a Rochelle, its residents, and the economy New Rochelle will now begin the hospital, green space, a Metro North competitive review process of proposals and well-being of the region.” process of developing a Strategic Invest- Train Station and part of the city's Arts from communities throughout the region New Rochelle's third round DRI win ment Plan to revitalize its downtown with and Cultural District. and recommended New Rochelle as its entitles it to receive $10 million in state up to $300,000 in planning funds from The Downtown New Rochelle Stra- nominee for this year’s DRI award. funding and investments to revitalize its the $10-million DRI grant. A Local Plan- tegic Investment Plan will build upon Donald Christian, chair of the Mid- downtown neighborhoods and generate ning Committee made up of municipal significant public-private investment over Hudson Regional Economic Develop- new opportunities for long-term growth. representatives, community leaders, and the past few years to spur commercial, ment Council said, "The Downtown New Rochelle now joins the cities of other stakeholders will lead the effort, residential, and mixed-use development Revitalization Initiative is a significant part Middletown and Kingston, which were supported by a team of private sector in the city. DRI investments will leverage of the success of the governor's regional the Mid-Hudson region's winners in the experts and state planners. city resources and private investments to approach to generating economic po- first and second DRI rounds, respectively. The Strategic Investment Plan for forge connections between residential tential for the Mid-Hudson region. This Empire State Development President, New Rochelle will examine local assets neighborhoods in the northern portion of third round proposal from New Rochelle CEO and Commissioner Howard Zem- and opportunities and identify economic sky said, "Vibrant, attractive downtowns development, transportation, housing, are vital to our economic future and this and community projects that align with KZA Realty Group and RM award will help invigorate New Rochelle the community's vision for downtown with new development, improved infra- revitalization and that are poised for structure, and greater opportunities." implementation. The Lincoln Avenue Friedland Form Affiliation New York State Homes and Commu- Corridor Strategic Investment Plan will nity Renewal Commissioner RuthAnne guide the investment of DRI grant funds Visnauskas added, "Through Governor in revitalization projects that will advance Cuomo's Downtown Revitalization Ini- the community's vision for its downtown tiative, these community-led, targeted and that can leverage and expand upon investments will combine with HCR's the state's $10-million investment. Plans $818-million investment in the Mid- for the DRI's third round will be complete Hudson Valley over the last seven years in 2019. that has created affordable housing for HVEDC Partners with Pattern for Progress and the Westchester County Association GOSHEN—The Hudson Valley Economic Development Corp. announced recently it had formed strategic partnerships with Newburgh-based Pattern for Progress and the Westchester County Association of White Plains. Kathy Zamechansky Sarah Jones-Maturo Goshen-based HVEDC is a regionwide President & Owner President economic development agency and Pattern KZA Realty Group RM Friedland for Progress, based in Newburgh, is the Hud- son Valley’s primary public policy and think NEW YORK—Two commercial real estate firms in The Bronx have announced a new tank organization. Pattern for Progress is a affiliation agreement that they say will bring unprecedented expertise and client not-for-profit policy, planning, advocacy and service benefits to property and business owners. research organization whose mission is to Commercial real estate brokerage firms KZA Realty Group and RM Friedland will promote regional, balanced and sustainable join forces on select assignments to add value for clients. The alliance combines solutions that enhance the growth and vitality the strength of RM Friedland’s brokerage team and staff resources with KZA’s of the Hudson Valley. strong ties to the Bronx community. “We are excited to form a strategic re- “Our companies offer tremendous resources, market knowledge and a peerless search partnership with Pattern for Prog- track record in The Bronx,” said Sarah Jones-Maturo, president of RM Friedland. ress,” said Mike Oates, president and CEO “Together, we have a tremendous breadth and depth of experience in the borough, of HVEDC. “HVEDC will utilize research not to mention a combined 75-year track record.” provided by Pattern for Progress to assist in The new arrangement reflects the borough’s booming business climate. KZA the attraction, retention and expansion of Mike Oates and RM Friedland are the exclusive commercial brokers for the massive La Cen- businesses into the Hudson Valley.” tral development in The Hub, the revitalized shopping district in the heart of the Pattern for Progress will assist HVEDC with market research by helping to iden- borough. The largest development currently underway in The Bronx, La Central tify economic development trends, including workforce challenges brought about will create more than 1.1 million square feet of residential and commercial space. In by population decline, education and training gaps in the market and the impact of addition, the two firms are leasing space at 354 East 149th St., also located in the housing with workforce retention and recruitment. Both organizations will also de- downtown Hub. velop strategies to revitalize distressed communities to bring jobs and investment. “For the past 25 years, we have developed enviable relationships with owners, “We are excited to partner with Hudson Valley Economic Development Corpo- tenants, elected officials and community organizations borough-wide,” said Kathy ration,” said Pattern for Progress President and CEO Jonathan Drapkin. “We look Zamechansky, president of KZA Realty Group. “Now, tapping the resources of RM forward to working with HVEDC for the betterment of the residents and businesses Friedland, we will be better positioned to navigate complex projects. Our comple- of the Hudson Valley for many years to come. The division of responsibilities plays mentary capabilities and market knowledge provide clients with a tremendous to each organization’s strengths.” level of support.” Editor’s Note: HVEDC President and CEO Mike Oates will be the featured With interest in The Bronx at an all-time high, the potent collaboration between speaker at the RPAC Luncheon event held in conjunction with the Hudson Gateway KZA and RM Friedland facilitates opportunities for tenants and buyers, said Jones- Association of Realtors’ 102nd Annual Member Appreciation Day on Oct. 29 at the Maturo. “The Bronx is, in many ways, considered the next frontier for development, Doubletree Hotel in Tarrytown. Oates will speak on “Economic Development in the but many people have trouble navigating the market,” she said. Hudson Valley.” The synergy between KZA and RM Friedland will help direct clients to areas that HVEDC is the leading economic development agency for the seven-county are most beneficial. “Together, we can be the go-to team for tenants and landlords, region of Westchester, Putnam, Dutchess, Rockland, Orange, Ulster and Sullivan along with buyers and sellers, due to RM Friedland’s assets and our ability to pro- counties. The public-private partnership markets the region as a prime business vide community and government relations services to help facilitate approvals for an array of projects,” said Zamechansky. Continued on page 23 22 | Real Estate In-Depth | October 2018

New Members Continued from page 13 Beth Rosenberg Dana Teehan BHG Rand Realty, Briarcliff Manor Weichert Realtors, Nanuet Pinchus Rosenberg Adolis Tesfamariam Gaim Exit Realty Venture Foxworth Realty Inc. **Vito Rullo Johanel Then K. Fortuna Realty, Inc. RE/MAX In The City Nicholas Saumell Holly Thomson Grand Lux Realty, Inc. COMMERCIAL GROUP BHG Rand Realty, Yorktown Heights Terry Scelfo Demetrio Urena Global Property Systems Boutique Realty, Inc. Sussie Schik Cindy Vaca Rodeo Realty Boutique Realty, Inc. Michele M. Schroeder Allen Valerio RECENTLY LISTED Alliance RE Consultants, LLC DKC Realty Group LLC Jason Sedita Brenda L. Vasquez BHG Rand Realty, Goshen Lucille Esposito Realty Vlora Sejdi Katarina Verrelli Keller William NY Realty, White Plains Keller Williams Realty Partners, Yorktown Heights Aliyah Simmons BHG Rand Realty, Suffern **Lourdes Villanueva Hartri Realty Connect USA LLC Cara Skala R2M Realty Inc. Joseph Violanti eRealty Advisors, Inc. Deana Smith Coldwell Banker Res. Brokerage, Tiffany A. Williams New Rochelle Weichert Realtors, Monroe Deborah Smith Jarrett Wold Cronin & Company Real Estate BHG Rand Realty, New City Kevin Smith Mary Worstell HomeSmart Homes & Estates BHG Rand Realty, Yorktown Heights Jaime Spedaliere Malka R. Zaks Rodeo Realty FOR SALE FOR SALE Houlihan Lawrence Inc., Jefferson Valley George Zinko 458-462 Main Street, Beacon 286 & 288 City Island Avenue, Bronx | Listed Elizabet C. Stahl Houlihan Lawrence Inc., Yonkers Artisan Realty Listed by Steven Salomone | $1,900,000 by Daniel Hickey | $1,500,000 combined Edward Stephens Home Sweet Home Properties Meyer Stoessel Metrex Realty Inc. NaKassa Tarawally Keller Williams Realty Partners, Yorktown Heights

Latimer Appoints Gibbons as Director Of Office of Economic Development Continued from page 20 Latimer in his announcement on Oct. 25,000 square feet of retail space. The 10, said of his appointment of Gibbons, latest major project to come before the “Westchester County is extremely for- IDA was the $200-million redevelop- tunate to have an individual of Bridget ment of the former AT&T building in FOR SALE FOR LEASE Gibbons’ caliber lead the Office of White Plains. 265 Route 202, Somers | Listed by Michael 241 Lexington Avenue, Mount Kisco | Listed by Economic Development. Over the past “I would like to thank the County Ex- Rackenberg | $1,300,000 Teresa Marziano | $2,775 Per Month + Utilities 10 months as Deputy Director, Bridget ecutive for this opportunity to lead the has demonstrated an astute ability and Westchester County Office of Economic a clear understanding of this vitally im- Development. In this past year, I have RECENTLY SOLD portant office. She has shown that she had the good fortune to meet many truly has the vision to focus on initiatives that inspired and dedicated business lead- effectively attract and retain businesses ers to see first-hand the great potential and create jobs, while at the same time for economic development and job cre- assuring that all of Westchester’s citi- ation throughout Westchester,” Gibbons zens are able to share in our economic said. “I look forward to working with our success. business and not-for-profit communities He added, “Her experience and to realize these goals and ensure that success as a management executive, Westchester continues to be a strong an entrepreneur and a private sector and vital hub for business.” business owner add to her breadth and Gibbons was founder and owner of depth of knowledge and insight.” Gibbons Digital Consultants, a digital Since January, Gibbons also as- marketing agency. The company helped sumed the role of heading both the a wide variety of industries in the tri- Westchester County Industrial Devel- state area leverage social media as a SOLD opment Agency and the Westchester business development tool, providing a 148-150 Pearl Street, Port Chester | Listed by the Klein /Lanza Team | $1,100,000 County Local Development Corpora- full-range of services from comprehen- tion. The two agencies offer business sive, long-term strategy to daily social resources, financial assistance and media management on Facebook and a wide range of related services and all other platforms. incentives to help businesses and not- Her company was recognized by the for-profits expand through construction Advertising Club of Westchester, win- and permanent jobs. ning awards for its work with Facebook Latimer praised Gibbons, a resident and e-mail management. In 2014, Gib- of Bronxville, for her work as head of the bons was recognized for her leadership IDA and LDC, pointing to her successful and management skills, and 914Inc. outreach to the not-for-profit and busi- magazine named her one of Westches- ness communities in Westchester. ter County’s “Best Bosses.” After nine Since taking office in January, the years, her company was acquired by a county’s Office of Economic Develop- larger marketing agency in White Plains. ment and its Industrial Development Prior to launching her digital busi- Agency and Local Development Corp. ness, Gibbons spent 15 years as a senior consultant and project manager LEASED SOLD have seen a host of new development for Towers Watson, a global human re- New Casual Bistro | 615 Milton Road, Rye | Formerly the Horseman Diner | 276 N. Broadway, projects seeking county assistance, in- sources and benefits consulting firm, Michael Rackenberg represented the tenant Sleepy Hollow | Listed by the Klein/Lanza Team cluding a planned more than $300-mil- lion senior housing development at where she managed large, multi-nation- SUNY Purchase and major mixed-use al project teams to implement complex, projects in Downtown White Plains web-based systems. Her clients includ- by Lennar Multifamily on a site on Ma- ed JPMorgan Chase, IBM, Molson Coors maroneck Ave. and a transformative and Accenture. 800 WESTCHESTER AVENUE mixed-use development on Westches- Gibbons holds a Bachelor’s Degree RYE BROOK, NEW YORK 10573 ter Avenue called “The Collection.” The in International Studies from American $136-million project, to be built across University in Washington DC, and cer- 914.798.4900 • HLCOMMERCIALGROUP.COM the street from the Westchester mall tificates in computer technology from by Sabre Chauncy, WP, LLC will feature Columbia University and in Social Media 276 units of rental housing and nearly from New York University. October 2018 | Real Estate In-Depth | 23

Group Looks to Convert IBM Somers Campus to STEM School Continued from page 1 for the STEM high school project to use sometime in October, which would space, nano-science and manufacturing of between 1,500 to 1,800 students by move forward. begin the municipal approval process technology. 2022. If the STEM high school project se- that would also entail site plan approval. DiScipio said that the exteriors of Once operational, the STEM high cures all approvals and lease negotia- Other approvals from other agencies, the buildings would not be disturbed, school will employ approximately 235 tions are finalized, the lease transaction including the New York State Education but the interiors would be renovated to workers, including 102 teachers, 23 ad- and the subsequent adaptive reuse Department, would be required for the include classroom, laboratory, dormi- ministrators, and 110 support staff. project would be the largest of their kind project to move forward to construction. tory and administrative space. He said “We think this campus aestheti- in memory in Westchester County. The While there are a number of highly that because of the large floorplate, the cally and the academic program and largest lease and eventual subsequent successful and well-known private school could potentially offer one of the the modern housing, classroom and adaptive reuse of a property in West- schools in Westchester County, the largest Artificial Intelligence laboratories eco-system we have put together will chester was the sale/leaseback of the Somers school would be the first of its in the world. make this one of the most important and Reader’s Digest headquarters property kind to provide a STEM or STEAM cen- Among the planned additions to the relevant schools in the world,” DiScipio in Chappaqua in late 2004 to Connecti- tric curriculum. campus would include: a new Arts Cen- told Town Board members. cut-based Greenfield Partners and Sum- While no firm projects costs were ter, Athletic Center, dormitories, Head Mark Weingarten, a partner with mit Development. Eventually, Reader’s released, DiScipio, the former CEO of of School Residence, athletic fields for White Plains-based law firm Delbello Digest moved out of the complex, that international K-12 private school pro- baseball, softball, track, tennis courts Deonnellan Weingarten Wise & Wie- has since been converted to a mixed- vider Weiming Education Group USA, and basketball, as well as jogging and derkehr, which is representing Ever- use project featuring office, residential explained that the project would involve hiking trails and gardens. green Ridge in the approval process, and retail uses. approximately 140 acres surrounding The facility would include student said the plan has great potential for the According to multiple published the ring road of the five-interconnected housing (dormitory space) since the stu- region. reports, the former IBM campus at 294 buildings on the campus. Vivek Ka- dent body would encompass approxi- Weingarten, who is a trustee of Cor- Route 100, as well as the former Pep- math, a partner and managing director mately 85% boarding students and 15% nell University, pointed to the success siCo campus in Somers, are owned of Tyton Partners of Stamford, CT, an day students. Tuition for boarding stu- of the Cornell Tech engineering campus by Mexican business magnate Carlos equity partner that will be providing dents would be approximately $49,000 on Roosevelt Island and added, “This Slim Helu. In 2016, IBM sold its Somers financing for the venture, character- per year, while day students’ tuition whole idea of science and technology is complex for nearly $32 million and the ized the cost of the renovations and would run at approximately $37,000. what we need here. This is what is being PepsiCo property traded earlier that additions planned at the campus to be He said the student enrollment built, this is what people are looking for, year for $87 million. Evergreen Ridge “significant,” but could not provide a would be ramped up from a projected what kids are looking for, this is where representatives told the Town Board cost estimate. 750 by the fall 2020 opening, to 1,300 the jobs are.” that the owner of the property would The for-profit school would offer a the following year and to the maximum also be an investor in the STEM high curriculum that aligns with emerging school project as well. career fields in biotech, bioscience, Evergreen Ridge could file an ap- biomedical engineering and physics, plication for a necessary zone change artificial intelligence, computer science, for the property to allow the educational information technology, robotics, aero- Sign up for our Free Real Estate In-Depth HVEDC Partners with Pattern for online edition and Progress and the Westchester Newsletter Updates County Association @ RealEstateInDepth.com Continued from page 21 location to corporate executives, site selection consultants and real estate brokers. HVEDC helped start the organizational, branding and promotional effort for NY BioHud Valley, Hudson Valley 3D Printing, and the Hudson Valley Food & Beverage Alliance. Hudson Valley Pattern for Progress is a policy, planning, advocacy and research nonprofit that has promoted regional, balanced and sustainable solutions for the Hudson River Valley since 1965. On Oct. 8, HVEDC and the Westchester County Association launched a strategic partnership to grow specific industry sectors such as healthcare and real estate, ex- pand on each others' workforce development initiatives and close the digital divide through programs that promote gigabit-speed broadband connectivity. Leaders of both organizations will sit on each other's board of directors to help guide each organization's strategic missions and facilitate the partnership. HVEDC President and CEO Mike Oates will become a member of the WCA Board of Direc- tors and WCA President and Chief Executive Officer William M. Mooney, Jr. will become a member of the HVEDC Board of Directors. The organizations will jointly work on: • Growing the biotechnology, pharmaceutical, medical device and healthcare industry sectors in Westchester and the Hudson Valley; • Developing the workforce to help prepare the region's population for present and future jobs; and • Bringing state-of-the-art high-speed technology to bridge the gap between demographics and regions that have access to modern information and communi- cations technology, and those that have restricted or no access. Elevate your career. • In addition, HVEDC and the WCA will identify key market trends and work together to find solutions that will help bring jobs and investments to Westchester County and the Hudson Valley. Take advantage of NYSAR’s flexible, affordable, "Forming a strategic partnership with the Westchester County Association cre- ates a combined force to continue the expansion of the bio, pharma, medical de- income-producing educational offerings. vice and life science sectors in Westchester and across the region," said Oates. "We will bring together our knowledge, research, advocacy and business support to cre- Stand out as a Graduate of the REALTOR® Institute (GRI). ate more extraordinary economic development initiatives that will connect highly • Increase your productivity. qualified workers with well-paying jobs to create better lives for their families." • Reduce your risk. The WCA has recently completed a years-long transition from being a leading • Maximize your resources. business membership organization to becoming Westchester's most powerful • Solve your toughest challenges. economic development and advocacy entity. The WCA also unveiled a new brand • Satisfy your continuing education requirements. and completely redesigned website, emphasizing the organization's heightened focus on high-level advocacy, which has long differentiated it within Westchester's business community. Gain additional expertise in areas of special "The WCA's partnership with the HVEDC provides an opportunity for both orga- interest to you with the ABR, CIPS, Green, MRP, nizations to examine the best practices in economic development advocacy and PSA, RSPS, SRS, SRES and SFR designations. augment those approaches to fit the needs of the business community in each respective region," said William Mooney, Jr., president and CEO of the WCA. "At Visit NYSAR.com for the full course schedule. the WCA, we've identified and implemented proven solutions to drive economic Or, call 518.463.0300 x219 to discuss your growth in key areas such as healthcare, real estate, workforce development and professional development path. gigabit-speed connectivity, and we're excited to expand our impact into the Hudson Valley." Connect with us! 24 | Real Estate In-Depth | October 2018

HUDSON nd GATEWAY 102 ANNUAL ASSOCIATION OF REALTORS ® MEETING& MEMBER’S DAY MONDAY, OCTOBER 29 THE DOUBLETREE HOTEL TARRYTOWN, NEW YORK EVENT PROGRAM 8:30 – 11:30 am • Grand Ballroom FAIR AND ETHICAL HOUSING Leon Cameron, HGAR Director of Legal Services, and Leah Caro, HGMLS Director, present real-life scenarios for complying with federal, state and local rules for Fair Housing and Ethics. No CE Credit: FREE for HGAR members (satisfies NAR’s REALTOR® Ethics two-year training requirement) CE Credit (3 hrs): $25 for HGAR members (satisfies NYS DOS EXHIBITORS three-hour Fair Housing CE requirement and NAR’s REALTOR® Ethics two-year training requirement). Full three-hour attendance required for both NAR and DOS requirements. Allan M. Block Agency Newhouse Financial & Insurance Brokers Arbonne International 9:45 – 10:30am • Salons 4 & 5 A.S.A.P. Mortgage Corp. O’Donnell & Cullen Property Tax ARE THEY LOOKING FOR YOU? Bank of America Consultants Today’s consumers shop online and would rather text than speak. What does Home Loans Parkway Pest Services that mean when they’re ready to buy or sell? How will they find you? Join Benchmark Title Partnership for Realty Tracy Weir, Founder of August Partners, for an overview of how new technology C2G Environmental and Oilheat Success affects the average agent. August Partners provides technology companies, MLSs, Consultants LLC Associations and top-tier brokers with strategy and communications counsel. PCSB California Closets People’s United Bank Carnell Associates Pillar to Post Citibank 10:45 – 11:30am • Salons 4 & 5 Post Your Listings Citizens Bank REALTOR SAFETY PrimeLending Clancy Relocation Tom Grimes, a 20-year award-winning veteran detective of the NYPD, cites & Logistics Professional Liability real life situations and examples of how industry professionals have been Consulting Services, Inc Co-Communications victimized and how they can protect themselves. Tom was part of the Realtors Political Action Organized Crime Investigation Division and the Federal Drug Enforcement Commission Express Committee (RPAC) Task Force among others. CrossCountry Mortgage Real Estate In-Depth Cutco Closing Gifts Real Estate Tax 11:00am – 1:30pm • Grand Pre-Function Area Dolgetta Law, PLLC Savers, Inc. LUNCH BREAK Lunch Break (Boxed Lunches) Emigrant RE/MAX Mortgage Company Residential Mortgage Empire Inspectors Services 11:45 am – 12:30 pm • Salons 4 & 5 Estate Inspection Robison MINDFULNESS & MEDITATION Group, Inc. ServPro of FOR REAL ESTATE PROFESSIONALS Evolve Bank & Trust Tarrytown/Elmsford Gary Goldman, Esq. of Fentin, Goldman, Turk & Davidoff LLP, is known is the Flower Property ShowingTime “mind body” lawyer. He’ll show you how meditation can improve your mental Tax Consultants Statewide Abstract capabilities and health, and help you to function at your peak performance Homesnap, Inc. level. He has trained at the Center for Mind-Body Medicine. Tank Masters Hudson Gateway Environmental REALTOR® Foundation The Fritz Group, 12:45 pm – 2 pm • Westchester Ballroom Hudson United, LLC Brokered by EXP Journal News Realty, LLC RPAC LUNCHEON - ECONOMIC Media Group Tiger Home & DEVELOPMENT IN THE HUDSON VALLEY JT Home Inspections Building Inspections Get a first-hand look at what’s happening in the Hudson Valley Judicial Title Insurance Toll Brothers with Mike Oates, CEO of the Hudson Valley Economic Development Corp. Agency LLC NY Metro Division Mike is the former Managing Partner for Bellefield Development Partners LLC, KeyBank Mortgage the developer of the $500 million Bellefield at Historic Hyde Park. Tompkins Mahopac Bank Korth & Shanihan Tri-State Law Office of Peter Engineering, P.C. 12:45 pm – 2:00 pm • Grand Pre-Function and Hudson Room Spino Jr., Esq Trustco Bank VISIT EXHIBITOR BOOTHS Lighthouse Environmental Upper Cervical There’s still time to do some last minute browsing at our Exhibitor booths! Loan Depot Chiropractic of NY 2:00 – 3:30 pm • Grand Ballroom Luxury Mortgage Corp. Valley National Bank M & T Bank Vizzi Edberg KEYNOTE ADDRESS with: Mark's Inspections Webster Bank ROCK STAR SELLING RYAN ESTIS Mr. Chimney Women’s Council of Ryan Estis is recognized as “one of the best keynote speakers ever heard” Meetings & Conventions Magazine. National Tenant REALTORS® by He has over 20 years of experience Network - Empire WC as a top-performing sales professional and leader, including the former chief strategy officer for the McCann Worldgroup advertising agency. Ryan has been National Association of Wells Fargo Home published in Forbes, Inc, Fast Company and Entrepreneur Magazines and his Hispanic Real Estate Mortgage Professionals clients include AT & T, MasterCard, the Mayo Clinic, Honeywell and Lowes. (NAHREP) 3:30 – 4:30pm • Grand Ballroom PREMIER SPONSOR New York State HGAR ANNUAL MEETING Association of O’DONNELL & CULLEN REALTORS® Elect your 2019 HGAR leaders and congratulate the HGAR REALTOR® and Affiliate of the Year, PROPERTY TAX CONSULTANTS along with other REALTOR® award winners. “Who better than a retired Tax Assessor?”

HUDSON GATEWAY Salons 4 & 5 ASSOCIATION OF REALTORS ® 4:30 – 6:00pm • COCKTAIL PARTY SPONSOR ONE MAPLE AVENUE CELEBRATION COCKTAIL PARTY WHITE PLAINS, NY 10601 Join your friends and colleagues and celebrate www.hgar.com your successes of 2018! “The Unique Boutique Mortgage Experience”