Vol. 21 / No. 10 | October 2016

Gary Leogrande Named Realtor of the Year HGAR Approves Merger Agreement With Manhattan Association of Realtors By John Jordan TARRYTOWN—The Hudson Gateway Association of Realtors made history on Oct. 17. The Realtor association con- ducted the 100th Annual Meeting in its storied history and the membership, in a unanimous vote, approved the pro- posed merger with the Manhattan As- sociation of Realtors. (MANAR) The merger, which becomes effec- tive on Jan. 1, 2017, will create the Man- hattan Chapter of the Hudson Gateway Association of Realtors. The association will continue to operate as the Hudson Gateway Association of Realtors. Other highlights of the daylong event that was 2016 Realtor of the Year Gary Leogrande attended by more than 1,000 HGAR members and affiliates included the dent of Allan Block Insurance Agency, deal began earlier this year when chief announcement that Gary Leogrande of was named HGAR’s 2016 Affiliate of the officials of MANAR approached the HGAR President Keller Williams NY Realty was named Year. organization about a possible merger. HGAR CEO Richard Haggerty ex- Marcene Hedayati the organization’s 2016 Realtor of the Continued on page 3 Year. JoAnne Murray, owner and presi- plained that the genesis of the merger Hudson Valley Home Market Continues Healthy Sales Gains By John Jordan WHITE PLAINS–The third quarter in the four-county residential sales of single-family houses, condo- region of the Hudson Gateway Association of Real- miniums, cooperatives and 2-4 family properties, a 7% tors continued an all too familiar, albeit pleasant Hudson Valley Home Sales increase over 2015’s third quarter sales totals. 2016’s theme—continued strong sales volume and little Third Quarter 2016 sales volume year-to-date is running about 15% higher price appreciation that might put the brakes on ac- than last year’s activity. tivity going forward. Three of the four HGAR counties posted double- According to the third quarter residential real Orange County + 19.2% digit sales increases in the third quarter: Orange estate sales report released recently by the Hud- Putnam County + 17.4% son Gateway Multiple Listing Service, Realtors in Rockland County + 15.9% Continued on page 2 the HGAR market area of Westchester, Rockland, Westchester County + 1.4% Orange and Putnam counties posted 5,644 closed INSIDE Dannon Unveils Headquarters Plans SPOTLIGHT ON By John Jordan WHITE PLAINS—The Hudson Gateway Association of Realtors may have a new neighbor if incentives and approvals are granted by New York State, Westchester County and the City of White Plains. Executives from The Dannon Com- pany, Inc. unveiled plans for the pos- sible relocation of the yogurt giant from Greenburgh to more than 100,000 square feet of space in Downtown Ron Garafalo White Plains at a meeting of the West- see page 9 chester County Industrial Development Agency on Oct. 6. VIEWPOINTS...... 4 The company currently occupies LEGAL CORNER...... 5 approximately 75,000 square feet of RESIDENTIAL...... 6,7 space at its headquarters at 100 Hillside Ave. in Greenburgh. Dannon is con- Dannon’s lease deal would total more than 100,000 square feet at the Source PEOPLE...... 8 sidering embarking on a $30.4-million at White Plans. HGAR REPORT...... 9,10 renovation and construction project at Plains. Earlier this year, the Hudson from the Westchester Pavilion Mall to EDUCATION...... 19 100 Bloomingdale Road, also known Gateway Association of Realtors re- approximately 16,000 square feet of LEGISLATIVE...... 20 as 1 Maple Ave., at the Source at White located its headquarters operations space at the top floor of the Source at White Plains. BARRISTER’S BRIEFING...... 20 According to its application with TECHNOLOGY...... 21 the IDA for $1.273 million in sales tax COMMERCIAL...... 22,23 exemptions in connection with the HUDSON VALLEY move, Dannon would relocate to ap- REAL ESTATE REPORT...... 25,26 Continued on page 2 PUTNAM COUNTY SUPPLEMENT SEE PAGES 11-18 2 | NEWS Real Estate In-Depth | October 2016

Hudson Valley Home Market Continues Healthy Sales Gains Continued from page 1

County led the way at 19.2%, Putnam the rolling sales increase of nearly 17%, spooked by the memories of 2008, or dayati said the continued strong home County followed with a 17.4% sales he noted. they're nervous about the election, and sales and minimal price gains in West- gain and Rockland County registered “Going forward, we are hopeful that they're unwilling to pull the trigger un- chester County are clear indications of a 15.9% increase in sales. Westchester the market will close the year well. The less they feel like they're getting a ‘deal.’ a healthy market. However, there are County posted a 1.4% rise in home sales fundamentals of our regional market That might be why the pace of sales in- some headwinds going forward. in the fourth quarter. are strong: demand is rising, inventory creases is slowing, even while inventory “I think that what we might start see- The prolonged strong sales activity is falling, interest rates are near historic is falling,” Rand said. ing, but we haven’t seen it yet, are sales in the HGAR market area has cut into lows, and the overall economy is do- However, he stressed that home starting to fall because we don’t have available inventory, the HGMLS report ing fine,” Rand said. “Accordingly, we values should rise in the near future. “At enough inventory to sell,” said Hedayati, stated. In fact, for-sale inventory has fall- expect that sales will continue to out- some point, something will cause the who is Principal Broker/Owner of Wil- en 20% from last year’s stock to 9,387 pace 2015 levels, and believe it’s only dam to break. Maybe relief at the elec- liam Raveis Legends Realty Group in properties on the market for sale at the a matter of time before the sustained tion being over,” he theorized. “Maybe Hastings, Irvington and Tarrytown. end of the third quarter of this year. increases in buyer demand start driving the looming Fed rate hike. Or maybe She said that sales are strong in all Pricing in the four-county region was "If demand stays strong and inventory keeps market sectors, with the exception of mixed in the third quarter. The median the luxury market, which in the River- sale price of a Westchester single-family falling, prices will start going up. My best towns would be homes priced from $1.2 house was $668,500 down 1.2% from million and higher. “The luxury market last year. Condominium and coopera- guess—next summer we will start to see continues to be sluggish,” Hedayati tive prices fell by 0.3% to $372,000 for related. condos, and by 3.4% to $157,000 for co- meaningful price appreciation.” Demand overall is coming from all ops in Westchester County. age groups, including the highly sought The median sale price of a Putnam Joseph Rand, managing partner, after Millennial demographic. She said single-family house was $340,000, the Rivertowns are seeing a good num- an increase of 1.5% from last year. The Better Homes and Gardens Rand Realty ber of Brooklyn transplants who are median sale price of a Rockland house searching for housing in Westchester was $429,000, up by 1% from last year. because rising home values in Kings Orange’s median sale price for a single- meaningful price appreciation through- just the accumulation of thousands of County are pricing them out of the mar- family house reached $244,500, which out the region.” individual decisions by buyers who just ket. was 2.2% higher than last year. In its individual market assessments, can't wait any longer. But, if demand Chris Scibelli, Broker/Owner of Keller For further information on the BH&G Rand Realty stated in its third stays strong and inventory keeps fall- Williams Realty in Chester, said the HGMLS sales report, including the lat- quarter market reports that each coun- ing, prices will start going up. My best home sales market in Orange County est statistics, see the Hudson Valley ty’s fundamentals were strong and that guess—next summer we will start to see may have reached its peak. “I don’t see Real Estate Report, which begins on it expected continued strong buyer meaningful price appreciation.” it duplicating this level, but I still see page 25. demand and future price appreciation However, perhaps the most glowing prospects for a strong year (in 2017),” Real Estate In-Depth talked to some to start to take hold. review of the four HGAR counties Rand he said. prominent Realtors in the region to get In Westchester County, Rand noted reserved for Orange County, which until However, current sales activity is their respective takes on the current that “sellers seem to be gaining a little recently had lagged Westchester, Rock- showing some Orange County markets housing market and where they think bit of negotiating leverage, with single- land and Putnam counties and was see- posting flat sales volume, while others home sales and prices are heading for family home sellers now retaining over ing its home values decrease markedly. are slowing down slightly. He also said the remainder of 2016 and into 2017. 98% of their last list price.” He added “Going forward, we believe that that continued strong sales have cut Joseph Rand, managing partner, that homes in Westchester County are the Orange County housing market is into available inventory, which could put Better Homes and Gardens Rand Re- now selling in less than six months, looking at its best year since the height downward pressure on sales volume alty, related that the Hudson Valley has which is relatively quick by historical of the last seller’s market,” Rand said. going forward. seen sustained sales growth for nearly standards. “If these trends continue, we “The fundamentals are strong: demand Scibelli predicts home prices will five years with regional year-on-year would expect to see meaningful price is high, prices are still attractive, inter- stabilize and perhaps could go higher if sales rising 17 out of the last 19 quar- appreciation soon,” he predicted. est rates are at historic lows, and the conditions remain the same. “If the list- ters. The third quarter did show signs Rand admitted that he had expected economy is generally improving. We ings stay where they are or don’t grow, that the pace of sales might be slowing more significant price gains earlier. “I expect a strong finish for the year, and we may see some price appreciation.” somewhat, since the third quarter sales honestly thought prices would go up meaningful price appreciation in 2017.” volume was considerably lower than by now. But I think that buyers are still 2016 HGAR President Marcene He- Dannon Unveils Headquarters Plans Continued from page 1 proximately 60,000 square feet of is considering a site in Stamford, CT as Greenburgh property since 2004. will keep jobs in Westchester and New space on the fourth floor of the Source well. The company, which had originally York State, and we will continue to work at White Plains property and build an- Michael Neuwirth, senior director of intended to lease 50,000 square feet of closely with the company as it pursues other 23,000 square feet of “mezzanine public relations for Dannon, said it is the space at 100 Hillside Ave., decided be- its growth plans.” space” atop its fourth floor offices. In company’s intention to occupy the new fore it moved into the building in 2004 In other IDA actions, Million Air is addition, Dannon executives said at headquarters space by the beginning to lease 70,000 square feet of space at upgrading its corporate aviation facili- the IDA session last Thursday that the of 2018. The company in its application the property. The company relocated its ties at the County Airport in White Plains company would lease another approxi- targets a start of construction at the corporate offices from 120 White Plains with an $88-million renovation project mately 20,000 square feet of space on Source at White Plains by April 3, 2017 Road in Tarrytown. that includes the construction of a new the ground floor of the 240,000-square- and occupancy by October 2, 2017, al- “We are exploring the options,” 50,000-square-foot hangar. The IDA foot property. The ground floor retail though the company said those dates Neuwirth said of its intended corporate approved issuing tax-exempt bonds, space, currently occupied by Morton’s were subject to change. Dannon would headquarters move. “Our preference which will lower the project’s financ- Steakhouse and Destination Maternity, relocate 440 full-time workers to White would be to remain in Westchester ing costs. Earlier this year, the County would be used for a food laboratory Plains and expects to add another 150 County if that was a possibility based on Board of Legislators approved a 30-year and cafeteria space. Dannon officials jobs over the first five years after the various factors.” lease with Million Air at the airport. told the Westchester County IDA that project is completed. Dannon stressed in its IDA applica- Earlier that day, the county’s Local the Morton’s and Destination Maternity While he would not comment on its tion that the incentives by New York Development Corp. approved providing leases expire in the spring of 2017. If the interest in a possible move to Stamford, State, Westchester County and the City assistance to Bethel Methodist Home in company decides to move to the White CT, in its IDA application the company of White Plains “will play a major role in its acquisition of Westchester Meadows, Plains property, Dannon expects to ink stated, “The company has narrowed mitigating the significant expenses as- a continuing care retirement community a 15-year lease with the building owner, its focus to two sites—100 Blooming- sociated with this transaction, especially in Valhalla, from Hebrew Hospital Senior Bloomingdale Road Investors LLC, an af- dale Road and Stamford, CT—and is in a jurisdiction with comparatively high Housing in a bankruptcy sale. filiate of UBS. Other major tenants at the nearing a final decision, in which the labor, tax and operating costs relative to The LDC, which works with non-prof- property include Whole Foods, Dick’s IDA benefits proposed by Westchester other communities. The project is also its, approved $28.6 million in low-cost Sporting Goods and The Cheesecake County and the City of White Plains, highly desirable to other states, which bond financing for Bethel, which it will Factory. as well as state incentives offered by have provided substantially higher use to refinance a loan and fund major Dannon in its application to the West- Empire State Development, will play a incentive proposals. As such, the agen- interior and exterior renovations. In ad- chester County IDA said that 14,000 significant role.” Dannon stated in its cy’s financial assistance is critical to the dition to the bond financing, the LDC of the existing space at the Source at filing that Empire State Development’s economic feasibility of the project.” approved a mortgage tax exemption White Plains that is currently part of the incentive proposal includes Excelsior William M. Mooney III, director of of $208,000. Bethel plans to renovate parking garage would be converted to Jobs tax credits and a Jobs Now Grant. the County Office of Economic De- and operate the facility, which currently office space. The company did not divulge the value velopment, said of the company’s ap- consists of 120 independent residential Dannon, an affiliate of Dannone, S.A. of the state incentive package. plication for incentives, “Dannon has apartments, 10 enriched housing apart- of Paris, is now before the City of White Neuwirth said the company is at- been a great asset for Westchester for ments, 20 skilled nursing beds, com- Plains for a zoning amendment to per- tracted to the White Plains property many years. We are thrilled Dannon mon areas, indoor pool, and nursing, mit the food laboratory use. The com- because it would allow Dannon to keep is considering this investment, which medical and dining facilities. pany has stressed that its preference is its headquarters in Westchester County. to stay in Westchester County and move The company has operated its head- to the White Plains property, although it quarters in Westchester for more than To SUBSCRIBE to IN-DEPTH has conducted an extensive search and 20 years and has leased space at the Call 914-681-0833 October 2016 | Real Estate In-Depth NEWS | 3

Gary Leogrande Named Realtor of the Year HGAR Approves Merger With Manhattan Association of Realtors Continued from page 1 2017 HGMLS Officers “We heard you. A lot of you com- cluding: “Fair and Ethical Housing” After discussions with MANAR and with presented by Leon Cameron, HGAR Di- President: Renee Zurlo; VP: Nancy plained that it was difficult to see (list- HGAR’s Board of Directors, negotiations rector of Legal Services; “Leveraging the Kennedy; Treasurer: Chirag P. Shah; ings) on your smartphone, so this will were initiated that led to the merger Google Environment” by Warren Dow, Secretary: Louise R. Colona; Immediate make it easier,” she related. Another agreement that will create the Manhat- VP of industry engagement at Lone Wolf Past President: Leah Caro and HGAR product to be released is Instanet, a tan chapter. MANAR, which was formed Real Estate Technologies; “The Memory President: Dorothy Botsoe complete Matrix-integrated transaction in 2001, at one time had more than 600 Switch” by Matthew Goerke and an en- The Annual Meeting component of management program that will also members, and now has slightly over 100 gaging keynote address on the benefits the Members Day event also featured include an electronic signature compo- members. Haggerty related that the of meditation by Dan Harris, author and remarks by 2016 HGAR President Mar- nent. major New York City-based real estate co-anchor of ABC News’ Nightline and cene Hedayati and HGMLS President Besides the Realtor of the Year and organization remains the Real Estate the weekend edition of Good Morning Zurlo who each detailed some of the the Affiliate of the Year, HGAR Recog- Board of New York (REBNY) which sev- America. major initiatives undertaken during their nition Committee Chairperson Shar- ered its ties with the National Associa- lene Forman handed tion of Realtors in the early 1990s. respective administrations. Hedayati noted that one of the chief out a number of annual The merger agreement approved by awards. The award win- the membership also calls for the even- goals of her administration was to im- prove communication between HGAR ners were: tual merger of the Hudson Gateway Spirit Award— Multiple Listing Service with the MANAR and its members through e-mail, social media or face-to-face events. She re- Roberta Bangs MLS. Those discussions are expected Extra Mile Award— to take place in 2017. The membership lated that in 2016 HGAR’s new website was “taken to another level” by pro- John Lease III also approved that MANAR President VECCHIOLLA BYJOHN PHOTO viding each member with their own President’s Award— Tony D’Anzica would serve on the 2017 HGAR staff HGAR Board of Directors as the repre- personalized web “member portal” that accesses all HGAR’s service offerings. The Stephane Crisp- sentative of the Manhattan Chapter. The inelli Humanitarian agreement also calls for HGAR to sup- “This concept is so forward-thinking that NAR is now following suit and de- Award—Bonnie Koff port a future “Global Forum” event cur- The Albert P. Schatz rently sponsored by MANAR and held signing a similar program,” she added. Other initiatives she shared included Legislative Advocacy in Manhattan. HGAR is also charged Award—Nancy and with utilizing “best efforts to foster other bringing HGAR’s monthly newspaper Real Estate In-Depth online and ex- Paul Kennedy networking events to represent the Staff Acknowledge- interests of Realtor members located panding the activities of the recently launched HG Realtor Foundation, which ments—Eileen Taus (30 in Manhattan.” The MANAR Board of years of service); Vicky Directors is scheduled to vote on the handed out more than $55,000 to 17 lo- cal charities in 2016. Gonzalez (25 years of merger with HGAR on Oct. 31. service) and Marie Ty- Haggerty said that HGAR hopes HGMLS President Zurlo reported that the MLS had a busy year and re- chyn (25 years of ser- to in time grow the membership of its vice) Manhattan chapter. He said that while cently released Market Stats Reports. A webinar was held on the new products The Members Day major cities across the country have program featured 80 NAR affiliated Realtor organizations and and a recording of the webinar will be available shortly. Soon to be released booth holders and shared-listing Multiple Listing Services, sponsors and a host of Manhattan is the lone exception. REBNY products include GoHGMLS, which will allow Realtors to access the MLS’ Matrix educational seminars From left, 2016 President Marcene Hedayati and 2017 operates a REBNY Listing Service (RLS) and presentations in- HGAR President Dorothy Botsoe. web-listing portal, but it currently func- system on their smartphones. tions as a “back-end”data base that is accessed by multiple venders on behalf of REBNY members. Haggerty said that association merg- ers have been becoming more frequent in recent times. He noted that HGAR was ahead of its time back in 2011 when it negotiated the merger of the then Westchester-Putnam Association of Re- 2014 HGAR altors with the Rockland County Board of Realtors and the Orange County As- AFFILIATE OF THE YEAR sociation of Realtors. The merger deal that created HGAR went into effect in 2012. The membership also elected the 2017 Board of Directors for HGAR and recognized the nominated 2017 HGMLS Board of Directors. The HGAR Board of Directors is scheduled to vote on the nominated officers for 2017, including 2017 HGAR President Dorothy Botsoe and President-Elect John Lease III. Renee Zulo will serve her second term of office as president of HGMLS in grieve 2017. Nancy Kennedy has been nomi- nated as its 2017 Vice President. The HGAR Directors voted into office at the Annual Meeting were: Class 1 Di- rectors: Drew Kessler, John Kope; Class 2 Directors: Francie F. Malina; Class 3 Directors: Debra Budetti, Angie Primus Gilford, Eydie Lopez, Eileen Barrett, Rey for you Hollingsworth Falu, Crystal Hawkins Syska, John R. Olivero and Gail Fattizzi; Manhattan Chapter Representative: Taxes in th e region are just plain scary! Tony L. D’Anzica. If your sellers, buyers or anyone else would like to 2017 HGAR Officers ascertain at no cost wheth er th ey might be a candidate President: Dorothy Botsoe; Pres- ident-Elect: John Lease III; Regional for reducti on, please contact me any ti me. VP/Westchester/Putnam: Clayton Liv- ingston; Regional VP/Westchester/ RICHARD D. O’DONNELL Putnam: Barry Kramer; Regional VP/ Orange: Kathleen Milich; Regional VP/ PROPERTY TAX CONSULTANT Rockland: Jennifer Mallory; Secretary Treasurer: Pamela Jones; Immediate Past President: Marcene Hedayati and “Who better than a retired Tax Assessor?” HGMLS President: Renee Zurlo. Man- FOR OTHER HELPFUL ASSESSMENT INFORMATION PLEASE VISIT MY WEBSITE: hattan Chapter Representative: Tony L. www.retiredassessor.com D’Anzica CALL FOR A FREE CONSULTATION 914-779-4444 4 | VIEWPOINTS Real Estate In-Depth | October 2016

president’s gateway corner perspectives By Marcene Hedayati, HGAR President By Richard Haggerty, HGAR CEO Always Committed to Celebrating 100 Years Protecting the Consumer And Beyond… Homeownership and property rights are the pillars of our industry and by show- On Monday, Oct. 17th, the Hudson Gateway Association of Realtors, Inc. con- ing support for those two ideals, through contributions to RPAC, we have protected ducted its Annual Member Day and celebrated its 100th Anniversary at the Double- and empowered our members so they can be the best at what they do. Tree Hotel in Tarrytown. The day included informative sessions that focused on top- Undoubtedly, our primary goal as an association is to ensure that our members ics like Google products and memory retention, as well as an ethics class taught by continue to grow their business and that remains our chief purpose. However, one HGAR’s Director of Legal Affairs, Leon Cameron and HGMLS Past Presidents Leah can argue that as members of NAR, our Code of Ethics mandates that we put the Caro and Phil Faranda, and had more than350 attendees. The general session interests of our clients ahead of our own, putting forth the notion that, although the featured keynote speaker Dan Harris, an ABC News correspondent who discussed association is committed to the health of its members, there is an inherent under- how an on-air panic attack led him down a path of self-evaluation. He eventually standing that this must be aligned with the prevailing principle that the needs of our stumbled upon meditation as a means of balancing the challenges of life and wrote consumers must also be served. For this reason, there is no other industry that is a best-selling book, “10% Happier,” about the experience. more committed to the well being of the consumer than ours. The Annual Meeting is where the actual business of the Association is con- The National Association of Realtors, of which we are all members, recognized ducted. Both the 2017 HGAR and HGMLS Leadership Teams were introduced and the broader implications of the role we play in society and in May 2014, the Board of 2016 HGAR President Marcene Hedayati and 2016 HGMLS President Renee Zurlo Directors, as part of an organizational re-alignment, introduced a new set of “Core presented overviews of the accomplishments of each organization for the year. Standards,” or requirements, that every local and state association must fulfill as a The Annual Meeting is also where the HGAR Awards are announced; one of the condition of membership. These requisites are divided into six categories, one of most anticipated events of the year, and the recipients this year could not be more which is Consumer Outreach, charitable fundraising being a significant part. Conse- deserving. Roberta Bangs was awarded the “Spirit” Award, John Lease III the “Extra quently, and because many of our members are passionately dedicated to helping Mile” Award, Bonnie Koff the “Stephanie Crispinelli Humanitarian” Award, Nancy those who live in our area, Drew Kessler, our past president, revived HGAR’s Realtor and Paul Kennedy the “Albert P. Schatz Legislative Advocacy” Award, JoAnne Mur- Foundation and made it one of his noteworthy initiatives during his term. ray, the “Affiliate of the Year” Award, and the coveted “Realtor of the Year” award Late last year, we formalized our Realtor Foundation and gave it legs by voting in went to Gary Leogrande. Congratulations to all of the recipients. nine of our members as trustees. They, along with many other member volunteers, In a very big surprise HGAR President Marcene Hedayati announced that the conducted multiple events throughout the year to raise money for charities that entire HGAR staff were recipients of the 2016 “President’s” Award. I can tell you were asked to submit applications to the Hudson Gateway Relator Foundation for that the staff is very appreciative of this honor, which President Hedayati bestowed consideration. The crown jewel of these events was the foundation’s Gala held on upon us collectively. I also want to express my gratitude to Gary Connolly and Mary Sept. 15th at Glen Island Harbour Club in New Rochelle. More than 200 people at- Prenon who did much of the heavy lifting for the event as well as the entire HGAR tended “Monte Carlo Night,” which featured an open bar, dinner and a multitude of staff for all of their efforts to make Annual Member Day a success. casino games. The event raised more than $30,000, all of which will benefit a num- The other significant voting item at the Annual Meeting was the proposal to ber of 501-C3 charities focused on assisting the housing, hunger, health, happiness merge with the Manhattan Association of Realtors, which passed unanimously. I’d and humane needs of all citizens. like to provide some background on the merger. As much as we are a trade organization whose primary goal is to support its The largest organized real estate organization in Manhattan is the Real Estate members, including but not limited to fundraising for RPAC, we must never forget Board of New York (REBNY), whose membership is composed of commercial build- the needs of those we come into contact with every day—those who live and work ing owners as well as commercial and residential real estate licensees. When I first in our communities. I would like to personally thank and commend the trustees of came to work for the then Westchester County Board of Realtors back in 1984, the our Realtor Foundation: Linda Crispinelli, Maryann Tercasio, Michael Graessle, Don Real Estate Board of New York (REBNY) was part of the National Association of Re- Cummins, Gail Fattizzi, Kerry Fedigan, Drew Kessler, Bonnie Koff, and Harding Ma- altors, and all REBNY members were Realtor members. REBNY and NAR severed son for reminding us that there is more than one way to help those we touch every their relationship back around 1990 (if my memory serves) and at that juncture day. REBNY members were no longer members of the National Association of Realtors They, along with HGAR members and staff, and all those who attended the unless they held Realtor membership through some other association. events throughout the year, played a significant role in making sure the following During the early 2000s a group of brokers petitioned NAR and were able to charities received a total of $55,000, aid they so much need and deserve: launch a new Realtor association in Manhattan, which was called the Manhattan Association for the Visually Impaired, Spring Valley Association of Realtors (MANAR). In its heyday, MANAR numbered more than 600 Children’s Village, Dobbs Ferry members. At this juncture MANAR numbers slightly over 100 members. These Community Capital of New York, Hawthorne members are individuals who value Realtor membership and the services provided Drug Crisis in Our Backyard, Carmel by the Realtor organization as a whole. Friends of Karen, North Salem I provide this background because when it was announced that HGAR was in Furniture Sharehouse, White Plains merger discussions with MANAR, some people assumed that included REBNY, Green Chimneys, Brewster which is not the case. MANAR representatives reached out to HGAR earlier this Habitat for Humanity of Greater Newburgh, Inc., Newburgh year about the possibilities of a merger because they felt that such a merger creat- Hi-Tor Animal Shelter, Pomona ed positive synergies and benefits for both organizations. The result of the merger, Legal Services of the Hudson Valley, White Plains if approved by NAR, is that HGAR will create a Manhattan Chapter, and Manhat- Make-A-Wish Hudson Valley, Tarrytown tan will be part of the HGAR official jurisdiction, which also includes Westchester, People-to-People, Nanuet Putnam, Rockland, and Orange counties. I must say that’s some pretty impressive SPCA of Westchester, Briarcliff Manor geography! We look forward to working together to expand the services that we Support Connection, Inc., Yorktown Heights offer our Realtor members to help you continue to thrive and grow your businesses. The Food Bank for Westchester, Elmsford Volunteer New York, Tarrytown White Plains Business Improvement District, White Plains Even though we, as an association, are committed to safeguarding the real estate industry, we should not forget that the health and well being of those we REAL ESTATE IN-DEPTH serve must never be far from our thoughts. We are all fortunate that, through our association, we have been given the opportunity to contribute to two entities that October 19, 2016 Published Octoberr 21, 2016 can simultaneous serve both our members and those we serve. Publisher: Hudson Gateway Association of Realtors, Inc. Marcene Hedayati, President In Memoriam Dorothy Bostoe President-elect Barry Kramer, Regional Vice President/Westchester Putnam The Hudson Gateway Association of Realtors regrets to inform the membership Clayton Livingston, Regional Vice President/Westchester Putnam of the passing of Linda Marie Czubak on Sept. 24th after a three-year long battle John Lease III, Regional Vice President/Orange with breast cancer at the age of 49. Russ Woolley, Regional Vice President/Rockland Czubak worked as a real estate gent for 15 years. She attained her license to become a broker and started and ran her own successful business, Linda Czubak Pamela Jones, Secretary/Treasurer Realty, which began operations in 2013. At the time of her death, she was an agent Richard K. Haggerty, Chief Executive Officer for the Green Team Home Selling System in Warwick. John Jordan, Editor She was a fourth generation Orange County resident and had a special relation- Bart D’Andrea, Art Director ship to Warwick since she was born and raised there. She and her husband Rich John Vecchiolla, Photographer are co-owners of Czubak’s Lookin’ Good Landscaping, Inc. since 1987. Czubak was Meadow Art & Design, Design & Production a Graduate of the Realtor Institute (GRI), a Seniors Real Estate Specialist (SRES), a Certified Relocation Specialist, a licensed New York State Real Estate Broker, a 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 con- member of NYSAR/NAR and the Hudson Gateway Association of Realtors. She was tained in the articles herein do not necessarily reflect the opinions of the Association. The edi- also a member of the Warwick Profitmakers BNI (Business Network International). tors of REAL ESTATE IN-DEPTH reserve the right to accept or reject all advertising copy. REAL She is survived by her husband, Rich; sons, Zachary and Dylan; sisters, Sharon ESTATE IN-DEPTH (ISSN 0043-339X) or (USPS 677-500) is published 12 times a year for $12 per year, included in member dues, and $24 for non-members, by The Hudson Gateway Asso- Alsdorf and husband, Harvey, Debbie Romer and husband, Billy; brother, Gary ciation of Realtors, Inc., One Maple Ave., White Plains, N.Y. 10605. Periodical Postage is paid at Kulak and wife, Melissa; and mom, Mildred Kulak; numerous nieces and nephews: White Plains, N.Y. REAL ESTATE IN-DEPTH cannot be responsible for unsolicited manuscripts, Justin, Sara, Ryan Alsdorf, Kris, Katrina and Trevis Romer; Charlotte and Tara Kulak. nor undertake to return manuscripts or pictures.POSTMASTER: Send address changes to REAL ESTATE IN-DEPTH, One Maple Ave., White Plains, New York 10605. She was predeceased by her father, John Kulak and brother, Johnnie. October 2016 | Real Estate In-Depth LEGAL | 5

The Americans With LEGAL Disabilities Act: Does it CORNER By John Dolgetta, Esq. Apply to Broker Websites? HGAR Legal Counsel

In 1990, the Americans with Disabilities Act, as amended in 2008 by the enact- ADA. Today the Internet, most notably the sites on the Web, plays a critical role ment of the Americans with Disabilities Act Amendments Act, (collectively, the in the daily personal, professional, and business life of most Americans. Increas- “ADA”) was enacted to protect the rights of persons with disabilities. (See http://bit. ingly, private entities of all types are providing goods and services to the public ly/2dXuamI). The ADA’s general rule provides, “No individual shall be discriminated through websites that operate as places of public accommodation under Title III against on the basis of disability in the full and equal enjoyment of the goods, ser- of the ADA. Many websites of public accommodations, however, render use by vices, facilities, privileges, advantages, or accommodations of any place of public individuals with disabilities difficult or impossible due to barriers posed by web- accommodation by any person who owns, leases (or leases to), or operates a place sites designed without accessible features. Being unable to access websites puts of public accommodation.” This article focuses on the current state of the law and individuals with disabilities at a great disadvantage in today's society, which is whether websites or mobile applications (or “apps” as they are commonly referred driven by a global marketplace and unprecedented access to information. On the to) are considered to be “place(s) of public accommodation.” The National Associa- economic front, electronic commerce, or "e-commerce," often offers consumers a tion of Realtors has published several articles regarding this topic and it is clear the wider selection and lower prices than traditional "brick-and-mortar" storefronts, legal landscape has been changing and will soon be changing again. (See http:// with the added convenience of not having to leave one's home to obtain goods bit.ly/2d7wYhw). and services.” When the ADA was enacted in 1990, and even when it was amended in 2008, The new regulations are now expected to be issued within the next few months. it did not specifically address whether websites or apps are “places of public ac- It is, therefore, important for brokerage firms, brokers and agents to be aware of commodation,” which would fall under its scope. However, in light of the position what the potential ramifications of these new regulations will be on their business that the Department of Justice has taken and in light of various court decisions, and what they may need to do in order to comply with them. It is also important to websites and apps have been and can be construed as “places of public accom- note that even though the DOJ has not yet issued these new regulations, liability is modation.” Real estate professionals should be aware of the possible ramifications still a real concern in light of the recent court decisions. this may have on their businesses. Websites and the Internet have become an integral part of the real estate industry. An understanding of the current state of the How Should Brokers, Agents Prepare? law is crucial. Since the courts have not been consistent in holding whether or not the ADA applies to websites and since the DOJ has yet to issue any new rules—why should An Overview of the ADA anything be done at all? Why not wait and see? The answer is simple—because it The ADA provides that any “private entity” must comply with the ADA. A “private is clear that the issue is not if new regulations will be issued, but when. Therefore, entity” includes, among others, “a laundromat, dry-cleaner, bank, barber shop, it makes sense for businesses to be proactive rather than take a wait and see ap- beauty shop, travel service, shoe repair service, funeral parlor, gas station, office of proach. As is evident from the lawsuits that have been filed and the various federal an accountant or lawyer, pharmacy, insurance office, professional office of a health courts holding that websites and apps are covered under the ADA, the risk is very care provider, hospital, or other service establishment.” While a real estate bro- real. kerage firm is not specifically listed, it would fall under the catchall phrase: “other An interesting article published in the Technology Law Source (see http://bit. service establishment.” ly/1TRF1vi) provides a useful outline of what website owners should focus on when There are general prohibited activities covered under the ADA. This article will determining what they will need to do to make their websites complaint with the highlight two specific activities, although there are others. One covered activity is ADA. Again, to be clear, there are no specific guidelines under the ADA, however, known as a “Denial of Participation.” The ADA provides that “It shall be discrimina- the authors recommend that website owners and managers begin to consider do- tory to subject an individual or class of individuals on the basis of a disability or ing the following: disabilities of such individual or class, directly, or through contractual, licensing, or “1. Review WGAC 2.0 [see https://www.w3.org/TR/WCAG20/] for details about other arrangements, to a denial of the opportunity of the individual or class to par- making websites accessible across a variety of ADA-covered disabilities, including ticipate in or benefit from the goods, services, facilities, privileges, advantages, or blindness and low vision, deafness and hearing loss, learning disabilities, cognitive accommodations of an entity.” In essence, this means that if a business’s “place of limitations, limited movement, speech disabilities and photosensitivity. public accommodation” does not allow “individuals or a class of individuals,” which 2. Mirror terms set forth in recent settlement agreements such as those in the the ADA defines as “clients or customers of the covered public accommodation edX Inc. agreement [see https://www.ada.gov/edx_sa.htm]. that enters into the contractual, licensing or other arrangement,” to participate or 3. Consider hiring a third-party consultant to conduct a thorough website audit to benefit from the services offered by the business, it is or would be a violation of the establish what features might be lacking and develop a roadmap for implementing ADA. necessary updates.” Another prohibited activity is known as “Participation in Unequal Benefit.” The The Settlement Agreement referenced above between the United States ADA provides that “It shall be discriminatory to afford an individual or class of indi- government and edX, Inc. provides detailed “non-discrimination requirements” viduals, on the basis of a disability or disabilities of such individual or class, directly, for the website platforms as well as mobile applications. It also provides detailed or through contractual, licensing, or other arrangements with the opportunity to and extremely useful information and guidance on the following areas: “Website participate in or benefit from a good, service, facility, privilege, advantage, or ac- Conformance Guidelines,” “Website Accessibility Policy,” “Website Accessibility commodation that is not equal to that afforded to other individuals.” In this instance, Coordinator,” Website Accessibility Consultant,” “Bug Fix Policies,” “Guidance for the ADA focuses on the unequal treatment of and/or provision of unequal benefits Content Providers,” “Training,” “Website Accessibility Evaluation,” as well as other to individuals and class of individuals with disabilities compared to those without a information. disability. Therefore, if it is easier for a person without a disability to have access to It is clearly not going to be easy or inexpensive for brokerage firms and agents, a “place of public accommodation,” such as a website or app, it would be consid- which own or who operate websites, to make the appropriate changes that the ered discrimination. DOJ and the ADA will require. However, if the regulations are eventually changed, or if someone or some firm is sued by a plaintiff and a court holds that the ADA does Are Websites Considered to be ‘Places of indeed apply, the penalties, damages and legal fees arising from non-compliance Public Accommodations’ in the Courts? could be severe. ADA compliance is on the horizon and the industry should be In 2006, the National Federation of the Blind sued Target Corporation (see Nat’l proactive in dealing with this very real and important issue. Federation of the Blind v. Target Corporation, 452 F.Supp.2d 946 (2006)), under Editor’s Note: The foregoing article is for informational purposes only and does the ADA claiming that Target’s website discriminated against persons who were not confer an attorney-client relationship. blind because it was not accessible and therefore, claimed it was a violation of the Legal Column author John Dolgetta, Esq. is the principal of the law firm of Dol- ADA. Basically, the court found that if the website was an extension of the business getta Law, PLLC, which acquired the law practice of former Board Counsel, Edward of the website operator or owner (i.e., that goods and services are provided to cus- I. Sumber. For information about Dolgetta Law, PLLC and John Dolgetta, Esq., tomers and clients on the website), it could be considered to be a place of public please visit http://www.dolgettalaw.com. accommodation. Although the case was eventually settled, the court did provide a very useful analysis still used today. HGAR's Kennedy, Endres, Haggerty The federal courts, however, are split on the issue of whether websites are “places of public accommodation.” In an article in Thompson’s ADA Compliance Recognized for Their RPAC Work Guide (Volume 25, No. 9, September, 2014), author Frank C. Thomas, Jr. explained that the Ninth Circuit has held that a “place of public accommodation” must be a physical place and not a website in cyberspace. However, the First, Second and PHOTO COURTESY OF NYSAR OF COURTESY PHOTO Seventh Circuits have held that the ADA does apply to websites and that a “place of public accommodation” includes physical locations as well as websites. (See http://bit.ly/2dWrVOu). The Department of Justice The DOJ, in contrast to some of the court decisions, has made it clear that web- sites and apps are indeed “places of public accommodation” and that the ADA does apply. In the spring of 2015, the DOJ issued a statement wherein it proposed revisions to the regulations that implement Title III of the ADA (which is the specific provision that deals with places of public accommodation and how they are regu- lated). It was expected that the DOJ would issue new rules by the spring or summer of 2016, however, no new rules have been promulgated as of yet. At the recent NYSAR Business Meetings held at the Turning Stone Casino & Resort in Verona, NY, former NYSAR President and HGAR member J.P. Endres, The DOJ’s objective is to “address the obligations of public accommodations to former association President Nancy Kennedy and HGAR Chief Executive Officer make goods, services, facilities, privileges, accommodations, or advantages they Richard Haggerty were recognized for their induction earlier this year into offer via the Internet, specifically at sites on the World Wide Web (Web), accessible the National Association of Realtors’ RPAC Hall of Fame in recognition of their to individuals with disabilities.” The DOJ went on to explain that, lifetime investments in RPAC. Pictured from left to right: Richard Haggerty, J.P. Endres, Max Wm. Gurvitch (Brooklyn Board of Realtors) and NYSAR President “The Internet as it is known today did not exist when Congress enacted the Linda Lugo. (Not pictured Nancy Kennedy). 6 | RESIDENTIAL Real Estate In-Depth | October 2016

Elmsford Housing Developer Tabbed to Build Housing at Former Reader’s Digest Headquarters CHAPPAQUA—Development firm structure for a full residential build- Wilder Balter Partners of Elmsford has ing. “The town liked the idea of having been selected to turn the iconic cupola market rate and town workforce units building of the former Reader’s Digest in the same building. We agreed and headquarters here into a unique and in- are pleased to be working with Wilder novative mix of market rate, workforce Balter to bring this vision to life.” and affordable apartment homes—The He noted that the housing com- Apartments at Chappaqua Crossing. plements the 91 townhouses, The Elmsford-based developer has 120,000-square-foot retail area featur- signed a long-term lease for the clas- ing a Whole Foods Market and Life Time sic building with Summit/Greenfield Fitness, and the extensive office uses Partners, owners and developers of that will all be on the site. “Chappaqua Chappaqua Crossing. The deal was an- Crossing provides opportunities for nounced on Sept. 13. Construction on employment, access to services and the $21-million redevelopment has com- schools and will have shuttle service menced with interior demolition work. to the Chappaqua MetroNorth station Completion is expected to take 16 to 18 and the downtown business district,” months, with an anticipated opening in he said. “It’s taken a very long time to the spring of 2018. get here, but the end result is a cre- The 1939 centerpiece of the sprawl- ative blending of reimagined existing The centerpiece of the former Reader’s Digest HQ building will be converted ing 690,000-square-foot Reader’s space and new space that will be a truly into 64 rental apartments. Digest office building will be converted unique property in Westchester with the into 64 apartments—25 market rate, Cupola building as the beacon for the as a library with books and magazines,” Westchester County Executive Rob- 10 workforce, 28 affordable and one entire site.” Balter said. Comfortable new couches ert P. Astorino said Chappaqua Crossing superintendent’s apartment. The af- Balter noted that the Georgian style and seating areas will be added. In the was a prime example of the county’s fordable apartments will qualify under chosen by Reader’s Digest founders light-filled library, a set of French doors commitment to working collaboratively the housing settlement agreement Dewitt and Lila Acheson Wallace cre- and two large windows will continue to to develop affordable housing. between Westchester County and the ated an architecturally beautiful build- open to a large terrace. “Chappaqua Crossing illustrates how U.S. Department of Housing and Urban ing. “The quality of the building we have As part of the reconstruction, a pair communities, developers and govern- Development, according to Summit/ to work with will result in a truly unique of large interior courtyards will be kept ment can work together to produce Greenfield Partners. adaptive re-use. as quiet contemplative spaces. The Pa- creative answers for addressing the William Balter, president of Wilder He added, “The investment in high- risian balconies overlooking the court- need of affordable housing,” said As- Balter Partners, is taking a personal quality materials and the attention to yards will also be restored and retained, torino. “Not only does this development interest in overseeing the construc- detail that was given by the Wallaces in along with interior columns, fountains provide homes for families across the tion in the four-story, cupola-topped building the Readers Digest executive and bluestone flooring. economic spectrum, it does so in a way Georgian-style brick building that is a offices, are something we just don’t see Whenever possible, original archi- that offers modern amenities and still re- familiar site to travelers passing on the anymore. Frankly, even 75 years ago tectural details will become part of the tains the irreplaceable historic features nearby MetroNorth Harlem Line and this level of quality was unusual, and new apartments. The four oversized cir- of the property.” Saw Mill River Parkway. “I absolutely fortunately it has been extremely well cular windows in each 4th-floor gabled Town Supervisor Rob Greenstein, love this building,” he said. “It is really maintained. It’s a special building that corners of the building will become who played a key role in moving the spectacular in so many ways and is one deserves a special approach. We are living room focal points in four of the overall project, including the housing, of the most recognized buildings in all of thrilled to have the opportunity to be apartments. The former Reader’s Digest forward, said, “I was very proud when Westchester.” working with it.” president’s office will become a gener- late last year, the Town Board adopted Felix Charney, president of Summit Balter said that his company has un- ously proportioned corner apartment. the Local Law that is allowing Summit Development and a partner in Summit/ dertaken a number of renovations and Wilder Balter is also saving all of the ex- Greenfield to relocate its affordable Greenfield, said the idea to use the adaptive re-use developments over the terior features of the building including housing units to the Cupola Building. signature Cupola building for hous- years. “For example, we created hous- the Cupola, the handsome ornamental We will now have 28 units of affordable ing emerged late in the now 12-year ing in the historically significant former chimneys on the roof as well as the housing in the iconic Cupola Building, process of seeking approvals from the Orange County Infirmary in Goshen that original wooden windows. and they will be integrated with addi- Town of New Castle to develop new turned out beautifully. “But this project On the west side of the first floor, tional workforce and market rate units. uses for the 116-acre corporate campus. is in a league of its own because of 16-foot ceilings with 11-foot tall windows This project exemplifies how new and “We were finding it difficult to find ten- the way that the scale and grace of the will provide an opportunity to create affordable housing options can be ants for the office space in this portion building provides such a terrific canvas stunning loft apartments overlooking woven into the fabric of a community. of the building,” he said. “As a result, a to create beautiful living spaces and the Saw Mill River Valley. The master When completed, the Cupola Building lot of different ideas were discussed common elements for our residents to bedrooms will look down on open, two- will offer a mix of housing options in a including moving the town offices there. enjoy,” he said. story living rooms. beautiful, vibrant location.” But nothing seemed to be the right fit. The original Reader’s Digest rotunda The 64 apartments will include a mix The Apartments at Chappaqua will Then we hit on the idea of affordable entry at the center of the building will of one-, two- and three-bedroom units. be part of the Chappaqua Crossing housing apartments and everything be retained and furnished with photo- The affordable, workforce and market campus, a 116-acre residential, retail clicked.” graphs and the history of the Readers rate units will be blended throughout and office complex bordered by Bed- Charney said that conversations Digest property. The original wood- the building and all residents will have ford Road (Route 117) and Roaring Brook with the town officials and planners and paneled, octagon-shaped library with its access to the common elements that Roads in the Chappaqua section of the Balter expanded from the idea of using ceiling-high built-in bookcases will also will include a gym, kitchen, great room Town of New Castle. The site includes the two floors for 28 affordable units, to be retained and available to the resi- looking out to the two courtyards, library 500,000 square feet of office space; taking all four floors of the tower-topped dents of the apartments. “We’ll reuse it and outdoor play area. Residents will 120,000 square feet of retail sched- also enjoy the other Chappaqua ele- uled to open in 2017 including a Whole ments, including Whole Foods, Lifetime Foods Market, Life Time Fitness, a bank, Fitness, other neighborhood retail, shops and restaurants; 93 townhomes walking trails and a shuttle bus to and to be built in the future; the former from the village of Chappaqua. Wallace Auditorium that will become Westchester County, the New York a town-owned community space; and State Housing Finance Agency, Citibank more than 50 acres of permanent green Community Capital and First Sterling space. Among the tenants of the office all provided financing for Chappaqua space are Mount Kisco Medical Group Crossing Apartments. and Northern Westchester Hospital.

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By John Jordan NEW YORK—U.S. Attorney Preet Bha- dominium development. The U.S. At- rara announced on Sept. 28 that the torney stated that the lawsuit also seeks federal government had filed a civil compensation for persons “who have rights suit against longtime Westchester been victims of the inaccessible condi- developer Ginsburg Development Com- tions at Parkside and Riverside.” panies of Hawthorne for alleged design “With today’s lawsuit and injunc- failures over handicapped access at two tion, we seek to ensure the properties completed rental communities in Rock- constructed by Ginsburg Development land County. are accessible to those with disabilities The U.S. Attorney for the Southern as the law requires,” said U.S. Attorney District also reported that the U.S. Dis- Bharara. “Developers in this district trict Court for the Southern District had should know that this office will use all approved a preliminary injunction that available tools to enforce the FHA’s was consented by Ginsburg Develop- basic mandate that developers con- ment that requires the firm to make four struct residential buildings accessible to Westchester rental apartment commu- people with disabilities.” nities under construction handicapped GDC in a statement released to Real accessible. Litigation concerning the Estate In-Depth, stated in response to two Rockland County properties contin- the lawsuit and court-ordered prelimi- A rendering of the Rivertides multifamily project being built by GDC in Yonkers. ues, although court papers indicate that nary injunction, “GDC recognizes the settlement talks between the federal role of the Department of Justice in en- vertently left unmet.” Wallkill and is currently marketing the government and Ginsburg Development suring that buildings and public spaces GDC is a longtime residential builder single-family home community—Stone are ongoing. are accessible to all disabled persons in the Hudson Valley. The firm headed Hollow at Cornwall. Both developments The preliminary injunction requires and compliant with FHA requirements. by principal Martin Ginsburg has also are located in Orange County and were Ginsburg Development to hire an expe- We work with our architects and other developed The Fairways at Wallkill con- not part of the injunction or the lawsuit rienced accessibility consultant as the professionals and we design our build- dominium development in the Town of filed by the federal government. FHA Reviewer for the four Westchester ings to ensure that those requirements developments under construction—the and the needs of any disabled person Lofts on Saw Mill River (Hastings-on- who resides or visits our buildings are Hudson), Harbor Square (Ossining), met. We have always been sensitive to Rockland County Crackdown Nets River Tides (Yonkers) and 1177 Warbur- the needs of disabled persons and we ton Ave. (Yonkers). Recently, Ginsburg go well beyond the requirements of the Millions of Dollars in Unpaid Taxes held ribbon-cutting ceremonies on its FHA in making even further accommo- Harbor Square and Lofts on Saw Mill dations to their apartments.” NEW CITY—Days after Rockland County successful in getting the attention of River projects. The statement continued, “That is Executive Ed Day announced that he owners of these non-residential proper- The federal government is seeking why we have voluntarily entered into was making good on a promise to fore- ties who think they can get away with to have GDC make retrofits at its two a consent order with the Department closure on non-residential properties not paying taxes,” Day said. completed rental projects in Haverstraw of Justice, pursuant to which we have with long outstanding tax bills, the owner Kevin O’Sullivan, the longtime own- in Rockland County—Parkside and retained an FHA reviewer to determine of the property with the largest delin- er of the Valley Cottage property, a Riverside, built on the development if, and correct if necessary, any FHA quency paid his obligations in full. ramshackle two-story building that company’s Harbors at Haverstraw con- requirements that may have been inad- A certified check in the amount of abuts the railroad tracks, had not paid $81,173.32 was received by the Rockland taxes on the lot in years, county officials County tax collector on Sept. 28th for noted.­ taxes owed on 471 Kings Highway in Val- No other owner of 124 delinquent Houlihan Lawrence Reopens ley Cottage. The amount represented non-residential properties has paid taxes owed in full through September. taxes since County Executive Day an- “This proves what we have been nounced recently that a judge has Storied Bronxville Office saying all along,” said County Executive signed off on foreclosure proceedings Day at a press conference on Sept. 28. on the parcels. An auction of the proper- “Some people stop paying their taxes ties will take place sometime in January. not because they can’t but because Owners have until the day of the auction they see it as part of doing business.” to pay the tax bill in full. Rockland County has collected Payment for the Valley Cottage prop- $2.4 million out of $2.9 million, or 81%, erty marks the second time an owner of the back taxes owed since starting has fully paid taxes immediately after an enforcement campaign this past the County Executive announced initia- spring. The action involves foreclosing tion of foreclosure proceedings. after two years of unpaid taxes on non- The owner of the 208-acre Patrick residential properties instead of three Farm property in Ramapo paid a tax bill years, as had long been the county’s of more than $350,000 in March, the policy, county officials stated in a press day after the County Executive identi- announcement. fied the parcel as the largest tax delin- “This program has been extremely quent in Rockland.

An extensive historically accurate renovation project at Houlihan Lawrence’s Bronxville office on Valley Road was recently completed. BRONXVILLE—Residential brokerage very building was the birthplace of firm Houlihan Lawrence recently an- Houlihan Lawrence, and after 128 years nounced the grand re-opening of its we’re still here and thriving.” historic Bronxville brokerage office at 4 Once a simple gatehouse guarding Valley Road. the estate of James Minot Prescott, the To celebrate Houlihan Lawrence’s structure was acquired by William Van investment in its Bronxville brokerage Duzer Lawrence in 1888 with his pur- and continued success in the commu- chase of that property. Lawrence hired nity, their team opened its office doors architect William Bates to convert it to the surrounding community for a into a sales office for his Lawrence Park night of live music, cocktails and hors homes, which blossomed behind it. The d’oeuvres on Thursday, Sept. 15. The progressive development project, mod- event marked the completion of an ex- eled on the artist’s colonies of France’s tensive, historically accurate restoration Fontainebleau Forest, soon led to a full- of the structure. fledged enterprise which today ranks “We’re proud of our Bronxville heri- among the nation’s top brokerages, tage and deep roots in the community,” with 30 offices and 1,300 agents north said Cynthia Landis, the firm’s Bronxville of New York City. Rockland County Executive Ed Day brokerage manager since 2007. “This 8 | PEOPLE Real Estate In-Depth | October 2016

Angel Rosario has joined the Scars- dale office ofBerkshire Hathaway Ho- meServices Westchester Properties. The announcement was made by Mark Nadler, director of Westchester Sales. After being in the banking industry for 35 years, Rosario decided it was time to embark on a new and exciting career. “During my tenure as a Business Rela- tionship Manager, I advised and negoti- ated with commercial clients on lending, product pricing and account manage- ment. As a sales and branch manager I headed a team that was responsible for sales production and daily operations, which honed my sales and leadership skills,” stated Rosario. “I believe that all of these experiences have led me to this new venture.” Michael Tarallo Ron (Ronald) Midili A resident of Westchester Country for 33 years, Rosario knows the area very well. He and his wife raised two Angel Rosario sons who both attended Iona Prep and Iona College.

Better Homes and Gardens Rand Realty recently welcomed Deborah Clark back to the company as the new manager of its office in Pine Bush. “Upon my return to Rand Realty, it feels like I’ve never left,” said Clark. “Ev- eryone has been so welcoming to me, and I couldn’t have asked for a warmer reception. I look forward to working with the other managers as we continue to grow our agents to the next level by us- ing our education tools that have made our other Realtors the successes they are today.” Clark’s real estate career began 15 years ago after more than 20 years of Richard Williams Bill (William) Fleischhauer working in corporate business develop- ment. She is credited as an expert in Café Realty has announced that four associates have joined the brokerage firm communication and negotiation and has at its new Mount Kisco location. Michael Tarallo, a Pound Ridge resident and 20- extensive skills in coaching, training, year veteran of the home remodeling industry, is a natural for the real estate busi- and recruiting. ness with extensive knowledge of Mount Kisco, Bedford, Bedford Hills, Katonah and Pound Ridge. Ron (Ronald) Midili comes to the firm after a more than 25-year stint Deborah Clark in the cable and television industry. Richard Williams also joined the firm with more than 25 years experience in corporate finance and taxation and more than 10 years Ayall Schanzer, principal at Greiner- as a New York State-certified residential appraiser.Bill (William) Fleischhauer, who Maltz Realty Advisors, reported recent- the company describes as a speaker, teacher and storyteller, formerly licensed in ly that Paul J. Pallett has joined Greiner- Oregon, has also joined the brokerage firm. Maltz’s Westchester team based in Rye Brook as the firm’s newest associate R.J. Smith and Gerald & Rosemary broker. Pallett, a Pelham Manor resident, Skoda, outstanding business and civic has more than 34 years of successful leaders, will be honored by the Com- real estate experience with a gross munity Foundation of Orange and Sul- amount of leases and sales totaling ap- livan during its annual reception from proximately $200 million since 1980. 5:30 p.m.-8:30 p.m. on Wednesday, Nov. “I am delighted to have Paul join the 16, at Anthony’s Pier 9, in New Windsor. Greiner-Maltz family,” Schanzer said. More than 400 community and key “Paul has an unmatched track-record business leaders are expected to at- of success with both major corporate tend, where honorees will be presented clients and individuals. He is well-known with the 2016 David T. Cocks Award for throughout Westchester, Rockland, Commitment to Community, an annual and the Bronx. I am confident that his recognition bestowed upon those who extensive experience and more than make significant contributions to enrich three decades in the industry will be in- the lives of people in Orange and Sul- strumental in advancing our expansion livan counties. efforts.” Smith is a dedicated and respected After attending SUNY Farming- member of the Orange County busi- dale on Long Island, Pallett completed ness and civic community. A commer- a three-year enlistment in the U.S. Army, Paul J. Pallett cial Realtor with more than 40 years of returning home in 1969. Immediately experience, he is a respected leader R.J. Smith thereafter, he became the owner of a Commercial Realty of Tarrytown and in Hudson Valley commercial and in- Westchester County distributorship for Tammerlain Realty of the Bronx. In the dustrial development. In addition to his Sullivan, where he helped establish the Coca Cola Bottling Company of New last 28 months alone, he has leased keen business acumen, Smith helped numerous funds that distribute annual York, based in Elmsford and Atlanta. and/or sold more than 300,000-square- establish a community health center in charitable grants and scholarships, in In 1980, that business was sold and feet of industrial space throughout his hometown of Pine Bush and later addition to two of his own scholarship Pallett became a commercial real estate Lower Westchester and the Bronx. served as a town councilman, county funds. Smith also serves on the boards associate broker with Summit Realty Greiner-Maltz’s Rye Brook office is legislator, and on the Pine Bush School of both the Wallkill Valley Federal Sav- Corporation. For the last 28 years, Pal- located at 800 Westchester Ave. The Board. He is founder, past president, ings and Loan and the Storm King Art lett has worked for three prominent firm’s three other offices are located in and current board member for the Center. He is past President of the Or- commercial real estate companies— Plainview, Long Island; Long Island City, Community Foundation of Orange and ange County Citizens Foundation. Friedland Realty of Yonkers, Benson Queens; and Moonachie, NJ. October 2016 | Real Estate In-Depth | 9

OCTOBER 2016 UPDATE HGAR’s Connolly Named to National MLS Board LAS VEGAS, NV—At its annual conven- nity nationwide and the professionalism unified leadership, collaboration, and tion in Las Vegas last month, The Coun- he brings to HGAR and to its member- education across the real estate indus- cil of Multiple Listing Services (CMLS), ship each day.” try. It was formed as a premier forum, the professional trade organization that Lauren Hansen, CEO of Information advocate and resource in 1957 and serves the Multiple Listings Services and Real Estate Services, LLC (Colo- has since evolved into a volunteer-led industry across North America, elected rado), will serve as CMLS president; and organization that is responsible for the new officers and directors for 2017. Gary David Charron, president and CEO of advancement of MLS through educa- Connolly, Director, Multiple Listing Ser- MRIS (Maryland), was named president- tion, innovation, and the implementation vice & Information Systems for HGMLS elect. of best practices, industry standards, was appointed by the CMLS Board to The Council of Multiple Listing Ser- and next generation solutions in sup- become one of the 17 Board of Directors vices (CMLS) is the professional trade port of MLS providers with over 1 million of CMLS for 2017. organization that serves to advance the subscribers. All newly elected officers will assume MLS industry in North America through their positions in January. HGAR’s Con- nolly will assume the remainder of the term previously held by Chris Carrillo, CEO of Metro MLS (Illinois), who was elected secretary/treasurer of CMLS. 2016 HGAR RPAC HONOR ROLL “I am pleased with Gary’s appoint- as recorded by NYSAR to October 2016 ment to this prestigious national MLS Thank you to the following Members trade organization,” said HGAR CEO who are leading the way in the 2016 RPAC campaign Richard Haggerty. “The strength of any Platinum R Gary Connolly, Director, Multiple organization is the quality of its and this Listing Service & Information Dorothy Botsoe, Dorothy Jensen Realty Inc., White Plains appointment clearly indicates the high Nancy Kennedy, Houlihan Lawrence Inc., Croton-on-Hudson Systems for HGMLS esteem Gary is held in the MLS commu- Paul Kennedy, Houlihan Lawrence Inc., Croton-on-Hudson Golden R Richard Haggerty, Hudson Gateway Association of Realtors, Inc. Crystal R J.P. Endres, BHG Rand Realty, New City Marcene Hedayati, William Raveis Legends Realty Group, Tarrytown Katheryn DeClerck, BHG Rand Realty, Goshen Russell Woolley, Wright Bros Real Estate Inc., Nyack Sterling R spotlight on Irene Amato, A.S.A.P. Mortgage Corp., Cortlandt Manor Leah Caro, Bronxville Real Estate, Bronxville Carol Christiansen,Café Realty, Mount Kisco Ann Garti, Hudson Gateway Association of Realtors, Inc. Donna Gennaro, BHG Rand Realty, Central Valley Joseph Houlihan, Houlihan & O'Malley R. E. Serv., Bronxville Downsizing Brings Sander Koudjis, Great American Title Agency, White Plains Barry Kramer, Westchester Choice Realty, Scarsdale Drew Kessler, M & T Bank - Mortgage Corp, Fishkill Opportunities John Lease III, John J. Lease Realtors Inc., Newburgh Clayton Livingston, Coldwell Banker Res Brokerage, Croton- on-Hudson Stephen Meyers, Houlihan Lawrence Inc., Rye Brook By Mary T. Prenon Rosemarie A. Pelatti, Keller Williams Hudson Valley Realty, New City Being downsized from a corporate Marsha Rand, BHG Rand Realty, New City position with a large company does WCR, Empire Chapter Alan Yassky, Rockland Realty Commercial Real Estate Services LLC, Nanuet have its advantages sometimes. Just President’s Club ask Ron Garafalo, an associate broker Margo Bohlin, BHG Rand Realty, New City with John J. Lease Realtors in Middle- Allan Bohlin, BHG Rand Realty, New City town, who is celebrating his 16th year as Lazer Milstein, Realty Teams Corp, Pamona a Realtor. Capitol Club “It was back in 2000 when Nestle Barbara Bodnar, Coldwell Banker, Yorktown Heights Foods decided to reduce its workforce,” Theresa Crozier, Houlihan Lawrence Inc., White Plains Lawrence Curasi, ERA Curasi Realty, Montgomery said Garafalo. “I was one of 1,600 people Laurie DiFrancesco, BHG Rand Realty, Suffern who had a job one day and then didn’t Vicky Gonzalez, Hudson Gateway Association of Realtors, Inc. the next day!” Michael Graessle, BHG Rand Realty, White Plains Garafalo grew up around Hacken- Pamela Jones, Coldwell Banker Residential Brokerage, White Plains sack, NJ and attended Rutgers Univer- Eric T. Lebenson, Café Realty, Mt. Kisco Cynthia Lippolis, BHHS River Towns Real Estate, Croton-on-Hudson sity, where he majored in business and Joseph Lippolis, BHHS River Towns Real Estate, Peekskill economics. He had worked in a corpo- Eydie Lopez, Dorothy Jensen Realty, White Plains rate environment for many years before Ron Garafalo Fortune Macri, Meenan Security Services, Hawthorne landing at Nestle Foods in Purchase. Jennifer Mallory, Keller Williams Hudson Valley, New City His sales management positions for teaching license. Pat Palumbo, Houlihan Lawrence, Somers A few years later, he left Coldwell Cathleen Stack, Hudson Gateway Association of Realtors, Inc. the food giant often sent him traveling Eileen Taus, Hudson Gateway Association of Realtors, Inc. throughout the country. “Real estate Banker to start his own real estate agen- Maryann Tercasio, BHG Rand Realty, Central Valley was something I was always interested cy—Real Estate United in Middletown. Renee Zurlo, BHG Rand Realty, Central Valley in and when I was downsized, I thought He and his business partners grew it to be one of the largest offices in Orange 99 Club it would be the perfect time to get into Paulette Bailey, Bronx, Janet Brand, Briarcliff Manor, Randall Calano, Yorktown a different type of a sales career,” he County, with more than 50 agents. Heights, Leon Cameron, White Plains, Gary Connolly, White Plains, Patricia Cassese, recalled. However, after five years, the partners Scarsdale, Michael Criscuolo. Irvington, Nancy Curasi, Montgomery, Kevin Dwyer, He quickly earned his real estate li- decided to go their separate ways and Mahopac, Gail Fattizzi, White Plains, Valentina Dedvukaj, White Plains, Jeffrey Far- cense and took advantage of the oppor- Garafalo joined John J. Lease Realtors nell, Newburgh, Cecilia Feng, Peekskill, Ronald Garafalo, Middletown, Patricia Hol- in Middletown. mes, Rye, Nancy Keller, Yorktown Heights, Mary Kingsley, Pelham, Carol Kope, White tunity to spend more time with his two Plains, Gary Leogrande, White Plains, Kathleen Mangan, Pelham, Donna McGroder, young children. “Real estate gave me He was there for a year before taking Highland Mills, Gregory Miller, New City, Josef Muller, Scarsdale, Patricia Palumbo, the ability to do things like little league a management position with BHG Rand Somers, Kathy Piergiorgi, Goshen, Mary Prennon, White Plains, Peggy Shea, White coaching, becoming a Boy Scout leader, Realty in Goshen. “I had an opportunity Plains, Myriam Ramos, Yorktown Heights, Cary Sleeper, Larchmont, Patsy Sposato, to use my corporate background and I Valhalla, Claudia Vaccaro, Warwick, Leah Warncke, White Plains, Philip Weiden, and much more,” he said. White Plains, Karen Willman, Brewster An Orange County native, he began wanted to get back to that type of struc- working as an agent with Coldwell ture,” he said. Recap of Contributions Year to Date** Banker in Middletown and within a few Garafalo spent the next four years TOTAL: $122,839 from 2,107 contributors there, and also became part of the ex- years he was managing the office. “It Goal:$144,787 from 3,278 contributors was the biggest office in the county at ecutive board, and then president of the time, and I got involved with doing a the former OCAR. In 2011 and 2012, he % of dollar goal: 85% lot of training for the company.” played an active role in OCAR’s merger % of member goal: 64 % Around the same time, Garafalo be- with the former Rockland County Board came a director with the former Orange of Realtors and the former Westchester/ County Association of Realtors (OCAR) Putnam Association of Realtors that and also earned his New York State Continued on page 10 10 | HGAR REPORT Real Estate In-Depth | October 2016 Deon Hamlett Christopher R. Mejia BHG Rand Realty, New Rochelle Citywide Realty Services, Inc. Zulleyma Alvarez Denise LoPiccolo Portico Realty Group LLC BHG Rand Realty, Pearl River BOARDROOM REPORT Maureen Moschetti Melissa Wright BHG Rand Realty, Pearl River Exit Realty Group Thomas Naclerio Sharon L. Kamhi HGAR welcomes the following new members to the Maxwell Jacobs, Inc. SLK Realty LLC association. Please welcome these new members to Jorge Gonzalez Deborah Aulfinger Coldwell Banker Signature Prop., Bronx Stetson Real Estate your area. Marco Bove Denise Zumpano Keller Williams Realty Partners, Yorktown Houlihan Lawrence Inc., Irvington Leslie Schwartz Louise M. Bradford Silversons Realty, LLC Five Star Realty Group International Inc. Yisroel Vogel Laura J. DiFabio Designated Realtor Rodeo Realty Bronxville Real Estate Peter Ferraro Realtors Lamesha Anderson Michele Toll 137 Elliot Ave. Kathleen Franco NY Future Homes Realty Co. Global Property Systems RI Est. Mamaroneck, NY 10543 Houlihan Lawrence Inc., Rye Brandon Babel Joseph Cardinale 914-661-0039 Darya Reznichenko Librett Real Estate Group Inc BHG Rand Realty, Pearl River Timothy W. Kramer Coldwell Banker Res. Brokerage, New City Gillian Kelley Sally Treland 321 Ridge Rd. BHG Rand Realty, New Windsor Grand Lux Realty, Inc., Armonk Campbell Hall, NY 10916 Gregory Langer 845-325-3472 Valuation Consultants, Inc. Sharon A. Ortiz Diana Leal Exit Realty Search BHG Rand Realty, White Plains Alexandra Martinez Brad Kimmelman Citywide Realty Services, Inc. Julia B. Fee Sotheby’s Int. Realty, Scarsdale Rickie Garland Lorraine L. DiFabio 656 Central Park Ave. Katarina Andrejka Fleetwood Realty Berkshire Hathaway HS West. Prop., Scarsdale Yonkers, NY 10704 Keller Williams Realty Partners, Yorktown Robert Shkreli Jeanine E. Sullivan 914-327-3300 Daniel Kandel Julia B. Fee Sotheby’s Int. Realty Keller Williams NY Realty, White Plains **Ellison M. Capers Portico Realty Group LLC Donna Moreschi George C. Sotomayer Associa New York Peter Severino Keller Williams NY Realty, White Plains Exit Realty Search River Management Grand Lux Realty, Inc., Armonk 11 Raymond Ave. Ste. 32 Meredith A. Horowitz Suzanne Hallisey Poughkeepsie, NY 12603 Mary Quinones Platinum Drive Realty, Inc. RE/MAX Benchmark Realty Group, New Windsor 845-473-3711 Keller Williams Realty NYC Group, Bronx Joseph Delli Carpini Stephanie Cornell Patrick A. Ford Lisa Bandera Keller Williams Realty Group, Scarsdale Keller Williams Realty Partners, Yorktown 9 McCullough Place Houlihan Lawrence Inc., Katonah Bradley Fischer Jill Osterman Sokol Rye, NY 10508 Lindsay Berardi Julia B. Fee Sotheby’s Int. Realty, Larchmont William Raveis-New York LLC, Katonah 914-925-0505 Weichert Realtors, Rye Mei F. Wong Lorraine Maag Larry A. Welch Amanda Tierney Vincent & Whittemore R.E. William Raveis-New York LLC, Katonah Smith Street Realty Keller Williams Hudson Valley Realty, New City Carmen Grised Banks Sandra Santos-Lacey 31 Lawrence Ave Vicentina Santorelli Exit Realty Search McClellan Sotheby's Int. Realty, Pelham Sleepy Hollow, NY 10591 Grand Lux Realty Cerrone Inc., Ardsley 917-410-0576 Michael Lupo Sandra Wilson Zissel Chapler William Raveis Legends Realty, Tarrytown Halstead Property Riverdale, LLC Warren Hance Weichert Realtors, Nanuet WJH Appraisal Services Inc. Julio Pascual Phyllis Stoerchie 165 Plainfield Ave. Robert Washburn Exit Realty Search RE/MAX Benchmark Realty Group, New Windsor Elmont, NY 11003 RE/MAX Ace Realty **Zachary Morris Jared Mailman 516-358-4525 Jill Sokol Exit Realty Search Keller Williams NY Realty, White Plains William Raveis-New York LLC, Katonah Affiliates Continued on page 27 Mario Gamilo Erik Martin Keller Williams Realty NYC Group, Bronx Thoroughbred Mortgage Broker-Owners-Managers Meeting, 800 Westchester Ave, Ste S-332 Andres Davoren Rye Brook, NY 10573 Coldwell Banker Signature Prop., Bronx 914-500-6099 David Rubin Sept. 19, DoubleTree Hotel, Tarrytown Margaret Bernabei William Raveis Raveis NY LLC, Somers Thoroughbred Mortgage **Monica Rivera-Ganzhorn 800 Westchester Ave, Ste S-332 Keller Williams Valley Realty, Woodcliff Lake, NJ Rye Brook, NY 10573 Janine Acquafredda 914-500-6099 BHG Rand Realty, Warwick Joseph Gravagna Rafael Silva J A Media LLC Century 21 Dawns Gold Realty 2 Van Alstine Suffern, NY 10901 Franklin Sans 917-476-9935 Coldwell Banker Signature Prop., Bronx Gerard Lynch Vito DiMatteo Rise-Media Charles Rutenberg Realty, Inc., Plainview 353 Lexington Ave, 17th Floor Marcia Schultz New York, NY 10016 BHG Rand Realty, White Plains 877-566-3121 Sydney Prendergast Rob Kohl Weichert Realtors, Larchmont Rise-Media Yaakov Rotenberg 353 Lexington Ave, 17th Floor Green Triangle Equities, LTD New York, NY 10016 877-566-3121 Amanda Willis Coldwell Banker Signature Prop., Bronx From left, Event sponsors William Jansz, Trustco Bank; Neil Bush and JoAnne Murray, Allan Block Insurance Agency, Inc.; Mark Aakjar, Mark’s Inspections; Nancy Monahan, Downsizing Brings Tank Masters Environmental, Inc.; Savannah Scalzo and Neal Perlowitz. TSM Group; Kevin Knol, PlanOmatic; Bruce Desmond, Eco Green Solutions NY, Inc.; Tom Faulhaber, Pilllar to Post Home Inspections; Elizabeth Ooka, National Tenant Network; and Ron Opportunities Sierra, Pillar to Post Home Inspections. Continued from page 9 together formed the Hudson Gateway gan, is now 26. Garafalo also ran his first Association of Realtors. half marathon in Goshen recently. “I enjoyed that a lot—it was very excit- One of his most vivid memories from ing and a big undertaking,” he remem- selling real estate was working with bered. “I liked working with everyone a young couple from New York City and always saw it as a very positive who had come to see a house in the thing for all involved. There is strength in suburbs. The family dog, a Doberman numbers and now we’re all bigger and pincher, was supposed to be caged stronger than ever.” during the showing. Garafalo walked Just about a month ago, Garafalo into the house with the couple and did rejoined John J. Lease Realtors when not see the dog anywhere. Suddenly, a management position opened at the the canine spied them from down the Middletown office. “I’ve known John for hallway and chased all three of them out years, I respect him and I like working of the house! “We just about made it out with him. With this position, I also have of there,” recalled Garafalo. “As for the much more ability to have an effect on couple, they decided to stay in the city. From left, Gail Fattizzi, Westchester Real Estate, Inc. Joan Mancini, Mancini Realty Joe how the company operates,” he ex- I guess they had enough of the burbs!” and Cynthia Lippolis, Berkshire Hathaway HomeServices, River Towns Real Estate plained. Looking back, Garafalo said he He continues to teach classes for doesn’t miss all those years in corporate HGAR at its Goshen location. Courses America. “Real estate is a great career. include Ethics, Fair Housing and Licens- I’ve worked with hundreds of agents ing. “I think having a corporate back- over the years and the ones who are the ground is important for real estate,” he most successful are the ones who get said. “We’re dealing with people who the right training and support. There’s a are making the biggest investment of lot of opportunities for those who want their lives and we need to always act in to work hard,” he said. an ethical and professional manner.” As to what he likes best about real Garafalo sits on the HGAR Board of estate, Garafalo points to training new Directors and will be a NYSAR Director agents. “Some of them become the top next year. In his spare time, he enjoys producers in the area and helping them playing golf with his son Nick, now 21. to grow their business and career is very “He always beats me, but I still like to rewarding,” he said. Over 150 HGAR Broker, Owner, Mangers attended the September 2016 meeting intro- play,” he admitted. His daughter, Mea- ducing new MLS initiatives and discussion of independent contractor issues. October 2016 | Real Estate In-Depth SPECIAL SUPPLEMENT: PUTNAM COUNTY| 11

SPECIAL SUPPLEMENT: PUTNAM COUNTY 12 | SPECIAL SUPPLEMENT: PUTNAM COUNTY Real Estate In-Depth | October 2016

A Conversation with County Executive MaryEllen Odell Striving to Improve the County’s Fiscal Outlook and Quality of Life

real estate business working as a title an active member of closer prior to her first taking office as the Hamlet of Carmel Putnam County Executive in 2011, was Civic Association, the re-elected to her second term of office Carmel Industrial De- in November 2014. velopment Agency, and Immediately prior to her election Putnam Economic De- as County Executive, Odell served as velopment Council and the New York State Senate’s Director sat on the Executive of Veterans and Local Government Board for the Gold Star Affairs. She first became involved in Mothers statue in Put- local politics in the 1990s when Carmel nam County Veterans proposed to build a sewer plant three Memorial Park. times too large for its service area and In January 2006 potentially wasting millions of taxpayer Odell was appointed dollars. In 1995, she co-founded the to fill a vacancy on the Carmel Sports Association and became County Legislature. She represented officials, you have public safety as your District 5, which included the Hamlet paramount responsibility. Working with of Carmel and portions of the towns our Sheriff, and certainly with our state of Kent and Patterson. During her five- legislators, we have all identified by just year career as a legislator, she initiated reading the newspapers everyday that the formation of and chaired the Fiscal we have a big issue here with the hero- By John Jordan Vision and Accountability Commis- in-opiate epidemic. So we are working CARMEL—Putnam County’s continued sion comprised of citizen volunteers, with our Sheriff’s Department and a lot push to foster economic development business leaders and elected officials. of our not-for-profits and the Mental and tourism continued in 2016 with a There she successfully fought to reduce Health Association trying to identify host of ambitious initiatives, including unnecessary government expenditures problem areas where we can do better the continued improvements at the and championed such innovative pro- and where we should be doing better county-owned Putnam County Golf grams as electronic appearance and and finding the funding to support the Course, the redevelopment of the sto- video conferencing. not-for-profits and law enforcement in ried Tilly Foster Farm and an initiative Q: What have been the cornerstones the war on addiction. with the City of Danbury that could bring of your administration since taking of- Editor’s Note: County Executive Odell significant development in the future to fice in November 2011? singled out the fine work being done by the Route 6 corridor in Brewster. Odell: When we came on board I Drug Crisis in Our Backyard, an organi- Real Estate In-Depth recently sat identified two areas that we would al- zation focused on educating the public down with Putnam County Executive ways focus on—one would be our social on the heroin and opiate addiction crisis MaryEllen Odell at her offices in Car- responsibility and the other would be mel. Odell, who spent 18 years in the our fiscal responsibility. So as elected Continued on page 16 The State of Putnam’s Housing Market: Where It’s Been and Where It’s Going

By Clayton Livingston Putnam County’s allure continues to As you all may know, the real estate drive home sales higher. The latest sta- market in our area has become strong tistics from the Hudson Gateway Asso- again within the past few years. We also ciation of Realtors points to a continuing know that this is primarily due to "supply strong sales market in Putnam County and demand," coupled with historically going forward. low mortgage rates. The low interest Putnam’s total sales of 378 proper- rates are motivating many buyers to get ties were up by 17% in the third quar- out and buy before there is an increase ter and its end of quarter inventory in rates. Additionally, many new families was down by a substantial 29%. The and Millennials are now qualifying for median sale price of a Putnam single- mortgages, further stimulating the de- family house was $340,000, an increase mand for affordable homes. of 1.5% from last year. Many of these buyers cannot afford the price and property tax combination Outlook found in Westchester County, so they When recently asked, Grace Vin- come over the line into Putnam County ciguerra of RE/MAX Classic Realty looking for affordability. quipped, “In terms of next year’s out- Putnam County is a great option for look, let me briefly consult my crystal buyers looking for lower prices than higher the price, the longer it is taking, boating of Garrison to the antique shops ball… I see all good things! One of my homes available for sale in Westchester. unless the property was underpriced for sidewalk cafés and bed and breakfasts buyers recently told me, ‘It all depends Putnam County still offers these buyers what it had to offer. This tightening mar- of Cold Spring along the Hudson River. on the elections.’ However, I am not a reasonable commute to New York ket typically applies to houses that are Recreational opportunities are abun- convinced that the outcome of the elec- City. Historically, the natural progres- priced correctly and in good condition. dant at the Fahnstock State Park, Lake tion will have a noticeable impact on the sion of the real estate market starts Bank-owned properties are still preva- Oscawana in Putnam Valley, Putnam market. I have been selling real estate in New York City and expands out to lent, although not to the same extent as County Veteran’s Memorial Park in Kent, since 1985. History has taught me that Long Island, Westchester, Putnam and last year. Lake Mahopac in Carmel, as well as the homes that are priced correctly and are Dutchess counties. This market is driven Another factor that has made Putnam Thunder Ridge ski slopes and Appa- in good condition, sell. The economy by a south-to-north increase in activity County appealing is the new trend to lachian trail of Patterson to Tilly Foster tends to affect the median price range and price point. Last year, the median work remotely. A good number of re- Preserve and Green Chimneys farms in of the homes, which readily sell. The single-family home price for Putnam cent buyers do not need to commute on Brewster. lower priced homes sell, as they are County averaged about $350,000. a daily basis, and are therefore amena- The expansion and extension of more affordable. The higher priced Homes priced at more than $400,000 ble to a farther commute. Once buyers the rail trail from the Yorktown border homes sell when the economy is good. were not selling very quickly. begin investigating Putnam, they come in Westchester now extends through However, sooner or later, they all sell!” The lack of affordable inventory in to realize that Putnam County has so Mahopac and Carmel and Brewster to Clayton Livingston is an Associate relation to the number of buyers has much to offer, including boating, fishing, connect the trail for walkers, runners, Broker and Senior Managing Director of helped push prices in Putnam County golfing, hiking, skiing, fine dining and so and bikers from Valhalla to Northern the Croton-on-Hudson branch of Cold- higher of late. In 2016, the median much more. Westchester and now through Putnam well Banker Residential Brokerage. He home in Putnam County was priced at Another reason people are choosing County to Duchess and Connecticut. also serves as Vice President of HGAR $400,000. Within the past two years, we to buy a home in Putnam County is its The state designated wetlands sur- and Putnam County RPAC co-chair. He have started to see bidding wars reap- intrinsic natural beauty from the banks rounding the brooks streams and rivers has been licensed in New York State pear, which we have not seen in years. of the Hudson River to the Connecticut feeding the ponds, lakes and reservoirs to practice real estate for 26 years and Let us keep in mind that, again, the state line. Only six towns make up the offer not only a variety of outdoor sport- seven years previously in the U.S. Virgin higher-priced homes (over $450,000 entire county. They each possess differ- ing activities, but also privacy and views Islands. in 2016) have taken longer to sell. The ent attributes from the golf courses and that will remain protected. October 2016 | Real Estate In-Depth SPECIAL SUPPLEMENT: PUTNAM COUNTY | 13 Classes Begin at Tilly Foster Educational Institute in Carmel CARMEL—On Tuesday, September 13th, and hard work put forth by Putnam culinary talents, local farms and eating ing approximately $1.1 million was used Putnam County Executive MaryEllen County in readying the facility for Tech establishments, as well as dovetailing to completely replace the failing water Odell and Dr. James M. Ryan, District Center students this month was clearly with BOCES internship opportunities for supply, power supply and septic system Superintendent and Chief Executive evident. The attention to detail, the mar- students. for the entire site. In addition, the lodge Officer, Putnam | Northern Westchester rying of function and aesthetics, were In 2002, the county acquired 199- was renovated and structurally made acre Tilly Foster Farm with $3.9 million safe for public access including, bring- from East of Hudson Water Quality ing all utilities and amenities up to to- Funds. The property was purchased to day’s building code requirements. The save it from development and to protect remaining funds were used to complete the county’s water quality. The county extensive site work, including walls, took over management of the property roads, parking and drainage, and to in January 2014 and embarked on the upgrade and repair buildings 2, 4 and 9, challenge to save the historical icon of also known as, the cottage, office/class- Putnam’s farming heritage, while mak- room space, and the barn, respectively. ing it an economically viable county To complement the BOCES’ Culinary asset. Arts program, Tilly’s Table, set to open After extensive public meetings with on April 1, 2017, will offer the Hudson

Putnam County Executive MaryEllen Odell (center) and Putnam/Northern Westchester BOCES District Superintendent James M. Ryan, Ed.D. host the ribbon cutting ceremony that officially opened the new Tilly Foster Educational Institute.

BOCES, officially opened the new Tilly impressive and went beyond expecta- Foster Educational Institute with a rib- tions. The Tech Center culinary program bon cutting ceremony. at Tilly Foster Educational Institute is Attendees of the event were taken now in session—in a state of the art facil- on a tour of the facility’s state of the ity. Putnam County is to be recognized art test kitchen and classrooms, where and congratulated in moving forward they were greeted by BOCES students this exciting, new collaboration.” enrolled in the Culinary Arts Program. The county anticipates expanded “The reopening of Tilly Foster as the services and educational opportunities The state of the art kitchen at the Tilly Foster Educational Institute. county’s first public institute for career at Tilly Foster Educational Institute, such education offers a diversity of benefits as early intervention pre-K and adult Putnam residents, it was determined Valley region a uniquely enjoyable and by putting an under-used county asset continuing education classes, as well as that Tilly Foster would best serve the educational farm-to-table dining experi- to work,” said County Executive Odell. support from other private partners, in- community by opening its gates again ence, utilizing produce sourced from “Rental income from BOCES will serve cluding Cornell Cooperative Extension, and offering an educational component, local farms. to offset the costs of maintaining and county officials noted. as well as maintaining the site’s farm The management of Tilly Foster Farm preserving this beautiful historical prop- Tilly Foster Educational Institute and agricultural heritage as a way of was expected to go out to bid recently. erty and BOCES’ Culinary Arts program, was designed as a destination for tour- sustaining itself. In order to bring Tilly Upon completion in spring 2017, the as well as future programs, including ists and residents of Putnam County. Foster back to life, extensive rehabilita- new Tilly Foster will feature a farm and environmental science and veterinary When BOCES is not in-session, use of tion was required to achieve code com- lodge, the aforementioned classrooms, science, and give our children greater the state-of-the-art teaching kitchen pliance, general safety and usability, teaching kitchen and farm-to-table educational and career options right and classrooms will be open to Putnam including infrastructure enhancements/ venue, as well as a conference room. here in Putnam.” County veterans, libraries, schools, se- replacement associated with the water Plans also include a general store and “Everyone is tremendously im- niors and non-profits. Putnam County and power supplies and septic system. visitor information center located in the pressed with all that has been accom- officials added that the county hopes to In the last few years, the county spent main barn. plished,” said Cathy Balestrieri, BOCES kickoff Putnam’s version of “Top Chef,” an additional $2.4 million to renovate Tech Center Director. “All of the efforts which will incorporate the county’s various facilities on the property, includ- PEDC Celebrates 20th Anniversary and Year Of Business Development

By John Jordan CARMEL—This year has been a cause ing to put ourselves on the radar for any- for celebration for The Putnam Econom- one looking to relocate their business.” ic Development Corp., which launched Varricchio, who was named presi- operations 20 years. In addition, the dent of PEDC in October 2015, has met organization charged with business with key municipal officials in Putnam attraction and retention has launched County to ascertain their wants and “The Year of Business Development in needs. Putnam County.” “We called that the ‘Listening Tour.’ Under the leadership of its president What we have done is we established Jill Varricchio the PEDC has embarked some basic questions—needs, wants on promoting the county’s existing and hopes,” Varricchio said. She added business base, but has also launched that the first tour was undertaken in the a host of initiatives geared at fostering first quarter of this year. The PEDC plans economic growth in Putnam County. to undertake a second “tour” this fall to Real Estate In-Depth recently chatted gather the latest information on their PEDC President Jill Varricchio PEDC Chairman Joseph Roberto with Varricchio and PEDC chairman projects and to formulate strategies for Joseph D. Roberto, president of PCSB, the county to pursue to “support their opment in Putnam County,” said Odell, that seek state funding through the to learn more about the organization’s vision for growing their communities,” “In order to grow our economic base Mid-Hudson Regional Economic Devel- role in bringing new business and in- Varricchio noted. and create a sustainable business en- opment Council is a sewer and water vestment to Putnam and its strategies In August, the Putnam County Eco- vironment in our county, we must put line extension project from Danbury, for the future. nomic Development Corporation host- the right infrastructure in place and CT to the US Route 6 corridor (western “Putnam County has a lot to offer as ed an investor breakfast to celebrate that starts with municipal water and boundary of Brewster through the Town a site for a new working environment its 20th anniversary at the Putnam sewage.” of Southeast westward). Other applica- and I think our role is to be an advocate County Golf Course in Mahopac. At the She related that Putnam submitted tions include a proposed centralized for Putnam County and to get busi- event, Putnam County Executive Mary- five Consolidated Funding Application public sewer service to US Route 6, Ma- nesses to relocate here,” Roberto said. Ellen Odell Outlined major projects the grant requests—four of which would hopac area that would extend from the He continued, “I think what we have county, PEDC and municipal govern- help fund water or sewage improve- Villa Barone Hilltop Manor catering hall to do and I believe we have started this ments are pursuing that she described ments in the Towns of Southeast, Put- south to the Town/County line (Putnam/ process is to really market the county… as “game changers.” nam Valley, Kent and Carmel. Westchester); a public water extension and by marketing the county we are go- “This is the Year of Business Devel- Among the CFA grant applications Continued on page 14 14 | SPECIAL SUPPLEMENT: PUTNAM COUNTY Real Estate In-Depth | October 2016 Tourism Opportunities Abound in Putnam County By Frank Smith Putnam County is quietly positioned the eastern end, Interstates 84, 684 and between Dutchess County to the north Route 22 serve to further connect the and Westchester County to the south; region. Having the flexibility to explore bordered by the Hudson River to the by car expands what Putnam has to of- west, and Connecticut’s Fairfield County fer. Restaurant Row, located on Route to the east. Nestled in the heart of the 6N in Mahopac are home to some of Hudson Valley, and just sixty-miles north the county’s premier dining establish- of Manhattan, Putnam County is the per- ments. The Chuang Yen Monastery, the fect place to live, work and play. Western Hemisphere’s largest Buddha Each year, Putnam County consis- statue, as well as Clarence Fahnestock tently earns high marks in being con- State Park both sit on Route 301 in the sidered one of New York State’s safest, Town of Kent, sandwiched between and healthiest counties. At the same the Historic Town of Carmel and pictur- time, Putnam is also one of the state’s esque Village of Cold Spring. most employed counties, with an un- Optimism is high, and the opportunity employment rate of under 4%. Excellent for development in the tourism sector of schools, reasonable real estate and ac- Putnam is great. There are ample loca- cessibility to the New York Metropolitan tions waiting to be repurposed into craft Area all factor together in making Put- beverage production facilities, indoor nam County an attractive place to live entertainment centers, and other out-of- and raise a family. Cold Spring Beacon Trolley the-box retail concepts. Putnam County Before making the decision to call understands the importance of tourism Putnam County home, we welcome downtown area. In Patterson there is whistle stops! Conventional stops at Gar- spending in the local economy, and you to come and spend a day visiting access to the Great Swamp for kayaking rison’s Landing and the Village of Cold welcomes likeminded entrepreneurs our destinations. A daytripper’s dream, and canoeing, as well as seasonal trans- Spring are sure to satisfy the fondest of and businesspeople who also see the Putnam is sure to have an activity to portation to the Thunder Ridge Ski Area. small town lovers, well-versed foodies, opportunities in Putnam. pique your interest. By taking the Metro Conversely, if one is to take the Hudson and antiques enthusiasts abound. To learn more about Putnam County North Harlem Line visitors can choose Line, travelers have plenty of options Putnam also has great accessibility as a place to live, work and play, be sure to hop off in the Village of Brewster or along the river. If you’re in pursuit of hik- by car. On the western portion of the to visit TourPutnam.Org and Putnam- the Town of Patterson. The Brewster Vil- ing and nature, think of hopping off at county Route 9, Route 9D and the Ta- EDC.Org. lage is home to Bob’s Diner, the Walter Manitou or Breakneck Ridge—but be conic State Parkway connect Putnam to Frank Smith is the Acting Director of Brewster House, and an ever-emerging sure to check the schedule for these its neighbors to the north and south. On Tourism for Putnam County

Tilly Foster Farm Educational Institute Grand Opening Fireball Run live in Mahopac PEDC Celebrates 20th Anniversary and Year of Business Development

Continued from page 13 from the Town of Cortlandt in West- something that is needed, overdue and chester County to the hamlet of Oregon they are excited about it. There are op- Corners in the Town of Putnam Valley: portunities at all levels.” and a wastewater treatment plant to be The project has fueled interest from built on Route 311, Town of Kent that will technology-oriented companies and collect sewage waste from the Lake Car- even from a higher educational institu- mel residential area, as well as the under- tion that might want to have a presence developed commercial corridors of Route in a re-imagined Brewster that attracts 311 and Route 52 in Kent and Patterson. the highly-sought after Millennial demo- The county states that the treatment plant graphic. would allow for business expansion, job Varricchio said that moving forward creation from construction and new busi- while the PEDC is seeking to help foster nesses that would be established from new development and investment op- the new public sewer system. portunities in Putnam, it must also protect The county reported that it is also what makes Putnam unique and there- seeking funding for phase one of Brew- fore embark on a smart, balanced growth ster’s revitalization plan that involves a approach to economic development­. transit-oriented development proposal She said that the county must con- to replace the existing buildings between tinue to harness the opportunities it Main Street, Railroad Avenue and Marvin has as a tourist destination and pursue Avenue, and the Southeast Museum to Putnam County Economic Development Corporation celebrated it’s 20th development opportunities near mass the east. The development would feature Anniversary and Putnam County’s Year of Business Development with an Investor transit. The PEDC has formed an Alliance a shared below grade parking structure Breakfast in August at the Putnam County Golf Course. From left, New York State for Balanced Growth Committee that is for 540 cars, with two mixed-use build- Senator Dr. Terrance Murphy, Jill Varricchio, president Putnam County Economic attempting to be pro-active in identifying ings around a central open space plaza. Development Corporation, Putnam County Executive MaryEllen Odell and Gerald J possible development sites that are near The buildings will include 290 apart- Klein, co-chairman of PCEDC Board and President of Tompkins Mahopac Bank. shovel-ready status. ments and 32,000 square feet of retail To close out its major events in 2016, and commercial space. trated in the past over some stalled proj- word will go out that things are getting the PEDC will hold a “Moving Forward Roberto said the Route 6 sewer ects or initiatives that have failed to take done in Putnam County,” Roberto said. Together” recognition dinner on Nov. and water line extension project with flight in Putnam, Varricchio and Roberto Varricchio added that while some 22 at the Garrison Inn. The program, the City of Danbury, CT is very exciting said that the recent successes such as: high-profile projects may have en- which will continue to recognize PEDC’s because it would create new business the redevelopment of Tilly Foster Farm, countered some delay, there are a host 20th Anniversary and the Year of Busi- opportunities that currently do not exist the development at the former Butter- of projects being put forward by real ness Development, will also recognize in that area. “If this project comes to frui- field Hospital, the redevelopment of the estate brokers and investors that are Putnam County’s municipal officials. tion and I know they are working very Putnam County Golf Course, and the progressing. The program, which begins at 6 p.m., hard on it, it would be a great opportu- ambitious Envision Brewster program She pointed to the Envision Brewster will also feature guest speaker Jason nity for certain corridors in the county,” are helping create a new business envi- TOD initiative, noting that, “Envision Bram, research officer, regional analysis he said. ronment for the county. Brewster is really taking everybody by function for the Federal Reserve Bank of While businesses have been frus- “Once you get a few projects done, storm. Everybody I talk to believes it is New York. October 2016 | Real Estate In-Depth SPECIAL SUPPLEMENT: PUTNAM COUNTY | 15 Trades Union Buys Putnam County Property for Training Center

By John Jordan bridge and utility work, can finally have BREWSTER—For years officials with its own facility to train its membership, Laborers Local No. 60 of Hawthorne which has grown thanks to the strong had to be creative when trying to secure local economy to 1,030 active members. space to train its membership, using Local 60 was chartered in October other trade union facilities and some- 1928 and originally was headquartered times even vacant parking lots for class- in Yonkers and moved to its current rooms and field training. That was until headquarters facility in Hawthorne in they found a home in Putman County. the 1980s. Real Estate In-Depth visited Labor- Ascencao, who was elected business ers Local No. 60’s new training facility manager two-and-a-half years ago, said

Local 60’s Trench & Excavation Safety class is conducted outside the training center facility. He continued that for digging and ex- a good amount of land. We do most of cavation, the Laborers would use train- our training outside.” ing facilities of Operating Engineers Lo- He added, “We could find buildings cal No. 137. “We were all over the place,” (in Westchester) that had a lot of square Ascencao noted. footage, but not much outside space After just a few months in Putnam for us to do the work we need to do. In County, Ascencao said the union seized Putnam County we were able to find on an opportunity to cement its future in more land.” Brewster. He revealed that the union is In fact, the property was not on the The Laborers Local No. 60 Training & Education Center building in Brewster. in contract to acquire an additional 24 market for sale. Ascencao said that Cal- acres adjacent to its facility through its lahan had sold the former construction at 50 Prospect Hill Road in Brewster. one of his chief goals upon taking office Realtor Kevin Callahan of Covington contractor’s building to a pool supply Local 60 Business Manager Anthony was finding a site for a training facility, Commercial Realty of Brewster. company about two years ago and in Ascencao said the union acquired the which he said was “long overdue.” The union has no plans at the mo- conversations with that firm was able 5,000-square-foot building and its ad- “What we were doing before this was ment to build on the property, but uses to strike a deal for the union to buy the joining three acres of land for approxi- kind of piecing it together,” Ascencao the property around its training center property. mately $1.1 million in April of this year. said. “We were using the Construction for outside field training. Frank Bisignano, president and train- The union subsequently performed ren- Industry Council’s (of Westchester & Ascencao said that the union con- ing director for Laborers Local No. 60, ovations to the building to convert the Hudson Valley, Inc.) building in Tar- ducted a search for more than a year of said that the union conducts 33 different former office space into classroom and rytown and their parking lot, we used both Westchester and Putnam counties classes for its members and will conduct training space. At press time, tradesmen the parking lot of our union hall (in Haw- for its new training center. “It was tough approximately 10,000 training hours by were putting the finishing touches on thorne) and inside for classrooms, and to find property in Westchester, afford- year’s-end. Among the litany of courses the new training center. we would use various VFW clubs; wher- able property in Westchester. Putnam offered by Local 60 include: HASMAT The union, whose members live ever we could get a spot, that is where County was cheaper and afforded us and OSHA safety courses, hoisting and and work in Westchester and Putnam we would train.” more opportunities and more land. We rigging, line and grade, pipe, scaffold counties perform heavy highway, road, needed not only a building; we needed Continued on page 16 REGISTER TODAY December 5-8, 2016 Atlantic City Convention Center, NJ

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Hosted by the Register early to Play Along! New Jersey, pay just $89*! New York State #TP16 and Pennsylvania *When you register online associations of between 9/15 and 10/17. REALTORS® 16 | SPECIAL SUPPLEMENT: PUTNAM COUNTY Real Estate In-Depth | October 2016 A Conversation with County Executive MaryEllen Odell Striving to Improve the County’s Fiscal Outlook and Quality of Life Continued from page 12 and assisting families affected by addi- Cold Spring. Talking about Cold Spring, wonderful gateway tourist destination… Editor’s Note: Putnam County resi- tion, which was founded by local real you have all the antique shopping and This program is just an entrée to dents and media moguls Roger and estate executives Carol Christiansen the restaurants. In Mahopac, Route 6 many other programs we will be offer- Elizabeth Ailes had donated $500,000 and Steven Salomone and his wife is becoming a ‘wine and dine corridor’ ing (at Tilly Foster Farm): bioscience for the senior center project, but after Susan. right now. There are some terrific res- programs, equine programs and we are the project and issues surrounding The heroin opiate epidemic hits us taurants in that couple of mile strip. also hoping to implement early interven- their contribution “became a political in both areas. Socially we don’t want We also have Boscobel in Cold Spring tion pre-K programs… This property we football game,” the Ailes withdrew their our families to endure that suffering. look at as providing endless opportuni- donation. Odell said that the county is Fiscally, it costs taxpayers an awful lot ties for our agricultural integrity and moving forward with the lease, but had of money when someone is in the legal history but as a good tourist destination. to scale back some of the planned up- system, in the court system, when they Editor’s Note: Odell also discussed scale amenities at the center, including are on social services, when they are those new programs to be undertaken a teaching kitchen. The county is plan- dependent on society, on entitlements with various partners. For example, ning to bond the project at somewhere and legal aid, and it just snowballs. the county will be working with Cornell around $1.3 million. We also took a look at some of the Cooperative Extension to convert some Q: What is the latest on the sewer projects that I looked at when I was a the acreage to organic farming. “Tilly’s initiative with the City of Danbury and legislator that were languishing and not Table,” a farm-to-table themed restau- what is this project’s potential impact on realizing their full potential—the Putnam rant, is scheduled to open in April 2017. the Route 6 corridor? County Golf Course being number one. The county plans to solicit Request for Editor’s Note: Odell related that the The challenges to that (project) were Proposals for the operator of the res- county was not selected as one of the to develop a partnership with the New taurant soon. winners of a federal TIGER (Transporta- York City Department of Environmental Q: Another initiative your adminis- tion Investment Generating Economic Protection and the New York State De- tration has taken on is the addition of Recovery) federal grant in the latest partment of Environmental Conserva- senior services at the former Butterfield round of funding awards, but said the tion to leverage East of Hudson funds in Hospital development in Cold Spring. county plans to re-apply in subsequent order to establish a good infrastructure What is the status of that project? rounds to secure funding for the six- down there that complimented the Odell: The Butterfield project is an- mile sewer (approximately $6 million) facility and the grounds and our respon- other example of fiscal and social re- project. The county has also applied for sibilities to clean water. So clearly the sponsibility. The senior population state Consolidated Funding Application parking lot and all the drainage work makes up 25% of the Putnam County funding for the Putnam Valley-Cortlandt down there helped (fulfill) our respon- population of a little under 100,000. The sewer water project that would bring sibilities to clean water, but also helped senior population is trending higher sewer and water to the central business the facility. (where the Hudson Valley Shakespeare in the western part of the county. For district in the Town of Putnam Valley. Q: What was the cost of the Putnam Festival performs during the summer years, as a long as I have been in county Odell: Now that we got the informa- County Golf Course redevelopment months). government, the folks in the western tion that we were not awarded any project? Cold Spring and Garrison have sort of part of the county have been terribly funding under the TIGER grant, we are Odell: We leveraged about $8 million been the moniker for tourism (in Putnam underserved for services—not just for now looking at other opportunities worth of grants, East of Hudson funds County). They sustain themselves. We senior services, but across the board. for funding (for the Danbury-Route 6 and we kicked in about $800,000. have been trying to develop (tourism-re- They have to drive over here for Motor sewer project). We will be reaching out That project is done and flourishing. It lated venues) on this part of the county Vehicle; they have to drive over here for to property owners on the corridor that exceeded our expectations. I can say and we have certainly identified Tilly health screenings; for any county ser- would benefit (from the project), looking that this season all of the improvements Foster Farm as the other gateway to the vice they have to come over here. It is a at some capital investors to see if they to the course and all the improvements county. 16-mile, one-way trip on Route 301. So, would be interested; looking at the pri- to the facility really hit their maximum Q: Can you provide us an update on considering what their tax base is, But- vate-public partnership concept, which number. So now we are looking at areas the redevelopment of the Tilly Foster terfield has always been an opportunity has worked for us in the past. I think this where we can exceed that—we put Farm that the county has undertaken? to offer them their tax dollars back. project would be ripe for that P3. Clearly what they call a ‘Break House’ outside Odell: The most exciting recent Butterfield was an opportunity with a my role as the co-chair for NYMTC (New where we have added two bathrooms news about Tilly was the ribbon cut- developer (Unicorn Contracting) who is York Metropolitan Transportation Coun- for men and ladies out there on the ting with the partnership with BOCES building a mixed-use residential-com- cil) has given me some opportunities to course. It (The Break House) also pro- (see story on page 14). So we looked mercial project on this campus. And the go down some avenues and meet some vides refreshments and that all is gen- at the golf course, we had a plan, we Town of Philipstown has been asking folks at the federal level. Also working erating revenue. The cart paths that we had a vision, we developed a business those of us in the county to help them with the New York State Association of kind of had to work out with through the model, we implemented and executed provide a community and services cen- Counties, I am always brought ideas Watershed Agreement have been com- it and checked it off the list. Now we ter. We thought it was a perfect public- from my colleagues throughout New pleted. Overall, the course play is excel- have turned to Tilly Foster. What is Tilly’s private partnership with the developer, York State who have looked at oppor- lent. I am a golfer and so I talk to people value outside of the 199 beautiful acres? the county and the town to give the tunities like this and (shared) how they all the time and residents are just so It clearly speaks to our agricultural and seniors a site to enjoy, relax and have handled these situations of getting the proud of the course and so happy they historic integrity. It is a gateway property good nutrition and social programs. We project funded, creating the local mu- have it here… being right on I-84. Metro North is right are signing a lease for 6,000 square nicipality buy-in and then marketing the Q: Is Putnam County making a profit there and so are our bus lines. What feet there. project. at the golf course? have the people of Putnam County Odell: The food and beverage side been looking for? Educational opportu- is doing very well, exceeding expecta- nities always come up. We have talked tions. The rounds of golf, when you to higher education institutions in the Trades Union Buys match it to what is happening in the past about opening up something here nation, we are performing above that. It in Putnam County. Our size, which in Putnam County Property is affordable golf, it is good play, and as so many ways helps us, in this instance they say in golfer language, ‘The greens hasn’t helped us bring in a higher edu- For Training Center are rolling well.’ cational facility. So, (we turned to) BO- Continued from page 15 Q: What are Putnam County's chief CES. and hazardous waste handling training ployment of its active membership and attributes and how have you tried to Everyone is familiar with BOCES, and a host of other specialties, as well has about 70 members working on the harness those attributes to benefit the everyone is familiar with what they have as required certification courses. new Tappan Zee Bridge project and Putnam County economy? to offer. It is an opportunity for those Bisignano, who has been director of another 50 on the Algonquin gas pipe- Odell: I think you always look at the individuals who choose not to further training for the past year and an instruc- line. Other major sources of work for the people in Putnam County and you look their education after high school or it tor for Local 60 for five years, is very union include utility work for Consolidat- at this resource of talent that we pos- gives someone an opportunity who pleased with the new training facility in ed Edison, road and bridge construction sess. We have the first responders, we is embarking on an encore career or Brewster. in the region as well as construction work have the active, we have the retired…we a choice in a career change to look at “We had a lot of visions and a lot of at Metro-North’s Croton-Harmon yard. have our military, retired and active, and some of the trades. BOCES curriculum talk before I came here, but now the “Last year we did 1.5 million man- we look to them for guidance and sup- has changed from back in my day in dream is actually reality,” he said. “I put hours, this year we will be over that,” port. Certainly one thing Putnam County the 1970s. So the Culinary Arts program catch basing out back and now the guys Ascencao said. Normally, the union av- is very proud of it is our patriotism… I thought was a perfect match for us. are going in the catch basin and prac- erages around 1 million man-hours. Then you look at our landscape, the Because of our agricultural integrity ticing compliance in real conditions. I In the depths of the recession in lakes, the natural beauty, the resources and because we still have 11,000 acres couldn’t do that before.” 2008-2009, the union was down to that are here to tap into and all of the of true farming acreage here in Putnam “We want to emulate jobsite con- around 750 active members. He said things we have identified in tourism that County, I thought it was a really great struction the best as we can to make it that the union recently went over the we promote. The golf course has cer- integration to bring that property to the as real as possible,” Ascencao added. 1,000-member plateau and has not add- tainly helped with that. We also have the people in such a way that it offered an The union is currently at 100% em- ed as many members since the 1980s. Buddhist Monastery, we have the bike educational experience, brought the trails, and we have the hiking over in farm-to-table experience and was also a October 2016 | Real Estate In-Depth SPECIAL SUPPLEMENT: PUTNAM COUNTY | 17

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Preview of the Lame Duck Agenda For Congress and the New Year Legislative Congress is working to pass legisla- that are a lifeline to our members and AFFAIRS tion that will keep the government run- homeowners. Because New York is a By Philip Weiden ning through December, which is good judicial foreclosure state, mortgage Government Affairs Director for the news for all of us. If the government gets debt relief keeps property values afloat Hudson Gateway Association of Realtors shut down, FHA mortgages can freeze and stops a death spiral toward foreclo- up and financing for disaster relief gets sures that becomes harder to stop once tied up, which can then have an impact it starts. The dispute over how to pass on many parts of the real estate/finance this legislation lies with some members referred to that as a “down payment.” altor community must be ready to fight industry. of Congress who want to go to what’s “Here is the flood relief that I think any effort to curb or eliminate the mort- There are also 30 tax provisions, called regular order, pass individual bills will get dollars to rebuild communities. gage interest deduction. It is typically in or so, which expire at the end of 2016. out of committee and then send them to Again, it cannot be used for flood mitiga- the first two years of a presidency that The Tax Foundation estimates that the the floor of the House for passage and tion. There are restrictions on how it can deductions and changes to the tax code cost of these tax breaks is $17.7 billion. those who want to pass one omnibus be used. With those restrictions, none- are threatened. It happened to the com- In these provisions that are set to ex- bill at the end of the year. theless they can do a lot,” Cassidy said, mercial industry in 1986 and we must pire is mortgage debt relief as related Additional aid for states negatively adding that he hopes money allocated not let that happen again. Let your mem- to short sales. If the debt relief provi- impacted by severe flooding this year in the lame duck would not have as ber of Congress know that you oppose sion is not extended, we could face a will continue to be an issue for the Loui- many strings attached. This is of impor- any changes to the MID and other real problem wherein short sales turn into siana delegation during the lame-duck tance as the National Flood Insurance estate tax provisions that are so vital to foreclosures. These short sales occur session. Sen. Bill Cassidy, R-LA was Program is always an ongoing issue. home ownership. when properties are worth less than happy to see $500 million in Communi- We must be ever vigilant against further Legislative Affairs columnist Philip the mortgage on the home. We des- ty Development Block Grants to several flood insurance rate hikes. Weiden is the Government Affairs Direc- perately need to pass this provision states impacted by severe weather was NAR has warned that tax reform will tor for the Hudson Gateway Association along with other real estate provisions added to the continuing resolution, but be coming next year. This means the Re- of Realtors.

HUD Releases New BARRISTER’S BRIEFING Fair Housing Guidance By Leon Cameron, Esq.

The U.S. Department of Housing and proficiency selectively or as an excuse Urban Development (HUD) on Sept. for intentional housing discrimination. a landlord’s refusal to rent or renew a a less discriminatory alternative policy 15, 2016 issued "Limited English Profi- The law also prohibits landlords from us- lease—involves a person’s limited abil- or practice. ciency" (LEP) guidance that addresses ing limited English proficiency in a way ity to speak, read, write, or understand In addition to the new LEP guidance, how the Fair Housing Act would apply that causes an unjustified discriminatory English. which is limited to the Fair Housing to claims of housing discrimination effect. Discriminatory practices, for exam- Act, HUD published in 2007 a “Notice brought by LEP persons who do not The guidance addresses how vari- ple, could include applying a language- of Guidance to Federal Financial As- happen to speak, read, or write English ous legal approaches, such as discrimi- related requirement to people of certain sistance Recipients Regarding Title proficiently. natory effects and disparate treatment, races or nationalities; posting advertise- VI Prohibition Against National Origin Housing providers are therefore apply in Fair Housing Act cases in which ments that contain blanket statements, Discrimination Affecting Limited English prohibited from using limited English a housing-related decision—such as such as "all tenants must speak English;" Proficient Persons.” or immediately turning away applicants Any person who believes they have who are not fluent in English. Target- suffered fair housing discrimination may ing racial or national origin groups for file a complaint by contacting HUD’s scams related to housing also consti- Office of Fair Housing and Equal Op- FLOWER tutes intentional discrimination. portunity at 1-(800) 669-9777 or may Property Tax Consultants, LLC A housing provider also violates the also be filed by going to www.hud.gov/ Fair Housing Act when the provider’s fairhousing. Over 50 Years of Trustworthy Service & Unmatched Success policies or practices have an unjustified Editor’s Note: The foregoing article discriminatory effect, even when the is for informational purposes only and provider had not intended to discrimi- does not confer an attorney/client rela- nate. Determining whether a practice tionship. For a legal opinion specific to has a discriminatory effect involves a your situation, please consult a private three-step legal evaluation of the statis- attorney. tical evidence of a discriminatory effect; Leon Cameron is Director of Legal whether the housing provider’s policy Services & Professional Standards or practice is necessary to achieve a Administrator for the Hudson Gateway substantial, legitimate, nondiscrimina- Association of Realtors. tory interest; and, if so, whether there is New York State Lawmakers Visit HGAR White Plains—HGAR recently hosted two New York State lawmakers at its White Plains headquarters to discuss upcoming legislation affecting the real estate in- From left: Angela Flower, Deb Flower, Robert Flower, dustry and homeowners for 2017—New York State Senator Terrance Murphy of the Bobbie Anne Flower-Cox Esq., Of-Counsel, Rob Flower 40th Senate District represents northern Westchester County and parts of Putnam Our advantages over other firms: and Dutchess counties. Senator David Carlucci of the 38th Senate District repre- sents southern Rockland County. • Top-notch attorneys • In-house appraisers • Former Board of Assessment Review member • Most competitive contingency fee structure Family owned and operated since 1962. Commercial and residential grievances, nearly 100% success rate. We helped develop the law on residential tax grievance over 30 years ago! 3 former associates went on to become Assessors Call for a FREE consultation today.

Flower Property Tax Consultants, LLC 34 Palmer Avenue From left, Philip Weiden, HGAR From left, Richard Haggerty, HGAR Government Affairs Director; Bronxville, N.Y. 10708 CEO; Senator David Carlucci. Phone: 914.779.6299 FAX: 914.337.3619 Senator Terrance Murphy; and Richard Haggerty, HGAR CEO Web: www.FlowerPropertyTax.com October 2016 | Real Estate In-Depth TECHNOLOGY | 21 What’s the Latest with Capterra.com, Microsoft Office Add-Ins, Online Video Note Taking and More The process of identifying and evalu- ins that will work with them… ating software solutions is often frustrat- https://store.office.com ing and time consuming. Capterra.com If you would like to read a bit more tech talk is a free resource that may be able to about Microsoft Office add-ins and learn help you more easily identify suitable how they are installed, the HowToGeek. By John Vrooman software solutions for yourself and/ com article below does a good job of [email protected] or your business. The Capterra.com explaining (and showing) you how to website enables you to search for soft- get started. ware (hundreds of software categories How to Install and Use Add-ins for to choose from) and narrow down the Microsoft Office… list of possible software solutions by www.howtogeek.com/260569/how- is, or where it’s saved. The following Video of Google’s “#madebygoogle“ desired/required features. The site also to-install-and-use-add-ins-for-microsoft- web page that I came across at the event… provides software overviews, reviews, office guidingtech.com website will show you https://youtu.be/q4y0KOeXViI links to product websites and in many how you can retrieve the Wi-Fi pass- Products announced at Google’s cases free trial offers. The Capterra. Tools To Help You Take words that you have stored on your (or “#madebygoogle“ event … com site also has “Research” and “Blog” Notes While Watching someone else’s) Windows 7, Windows https://madeby.google.com sections that you may find useful/help- Online Videos 10 computer(s). Tip: The same password ful to you in some way. I encourage you retrieval techniques that are described Reminders Taking notes while watching various to check the site out as it’s really quite in the article linked below can be used This column (and many previous types of online videos (online tutori- impressive. The following courtesy links on other people’s Windows 7-10 com- ones) are made available for your view- als, courses, reviews, etc.) is an activity will lead you to a few real estate-related puters so that they can find and share ing convenience and reference at www. that many of us are doing these days. I software categories that are found at stored Wi-Fi passwords with you, too. realestateindepth.com/technology (The recently came across a couple of tools the Capterra.com website. “Technology” section of the Real Estate that make taking notes while watch- www.guidingtech.com/51910/view- In-Depth website.) Real estate agency software… ing online videos on your computer saved-wifi-passwords-windows-10 If you have comments, suggestions, www.capterra.com/real-estate-agen- more convenient and productive. Both tips, questions or just want to say “Hi,” cy-software tools are similar in that they allow you Google’s Latest Products you are invited to contact me at john@ Real estate CRM software… to watch the video on one side of your I think that everyone who has an johnvrooman.com. I always enjoy hear- www.capterra.com/real-estate-crm- screen while simultaneously writing interest in technology products and ing from you! software notes on the other. A particularly nice trends should make a point of watching John Vrooman is an experienced Re- feature that these tools provide is au- technology vendors developer con- Real estate property management altor who enjoys staying on top of real tomatic note time stamping. Note time ferences and product announcement software… estate, technology, gadgets, marketing, stamping enables you to return back to events. Why? Because it’s at these www.capterra.com/real-estate-prop- new media and small business trends/ a point in a video where you recorded a types of events where you typically get erty-management-software developments. John gathers informa- note more easily. Although the tools that to see and learn about new products Learn more about the Capterra.com tion from a diverse range of resources follow don’t work with all video sources, and services as well as gain insight site… and enjoys sharing tips, thoughts and between the two of them most popular about future company plans and prod- www.capterra.com/about discoveries with others – using a “some- online video/learning sites are support- ucts. Google recently hosted an event thing for everyone” approach. John ed. I would encourage you to give these where its introduced a number of new Add-Ins Expand has been authoring this column since tools a try now, so that you can use them products. If you’re interested in learn- August 2000 and is an Associate Bro- Microsoft Office Program more easily later. ing about these new products, please ker with Better Homes & Gardens Rand visit the “#madebygoogle” event and Functionality TurboNote… Realty's White Plains office. If you use Microsoft Office and aren’t www.turbonote.co related products webpages below… familiar with “add-ins” yet, you may be VideoNot.es… in for a nice surprise. Microsoft Office www.videonot.es add-ins enable you to add additional capabilities (features, commands, etc.) How To View Saved Wi-Fi to Microsoft Office programs. There are Password on Windows 7, many different types of add-ins and the best way to get a feel for what add-ins Windows 10 Computers are available and how you may be able Imagine that you are connected to a to benefit from them is to simply explore password protected Wi-Fi connection the Microsoft Office store. The following and someone asks you for the pass- link will lead you to the Microsoft Office word so that they can also connect to Store where you can select Microsoft the Wi-Fi network. Now imagine that Office products and then identify add- you don’t remember what the password

NAR Members Can Save On QuickBooks Products WASHINGTON— The National Association of Realtors, through its “REALTOR Ben- efits Program,” has partnered with Intuit, the global leader in financial management software products, to offer exclusive savings on Intuit's signature products Quick- Books Self-Employed and TurboTax. "The addition of Intuit to the REALTOR Benefits Program allows NAR to provide our members with access and discounts to world class financial management soft- ware products that are well-suited to meet the unique needs of real estate profes- sionals," said NAR President Tom Salomone, broker-owner of Real Estate II, Inc. in Coral Springs, FL. Through QuickBooks Self-Employed, a streamlined app for income and expense management designed specifically for the self-employed, users can automatically track mileage, easily attach receipts, and track expenses and minimize tax bills all from a mobile device. Intuit's TurboTax offers easy filing preparation, print and e-file capabilities, in- come reporting and access to credentialed TurboTax experts for tax advice and assistance. The partnership gives members access to pricing discounts on a suite of TurboTax properties, including TurboTax Deluxe, Premier and Home & Business versions. "Intuit is excited to partner with NAR to help real estate professionals manage their finances with QuickBooks Self-Employed and TurboTax Online," said Kathy Tsitovich, director of business development at Intuit. "We recognize that busy real estate professionals want to stay focused on one thing—real estate. Our products are designed to help them keep more of their hard-earned income by maximiz- ing deductions, simplifying tax time, and providing clear visibility into cash-flow throughout the year." For more information on the Intuit partnership and other REALTOR Benefits®partners, visit Realtor.org/RealtorBenefits. The REALTOR Benefits Program is the official member benefits program of the National Association of Realtors, connecting members with savings and unique offers on products and services just for Realtors from more than 30 companies recognized as leaders in their respective industries. 22 | COMMERCIAL Real Estate In-Depth | October 2016 Los Angeles Investor Buys Galleria at White Plains Mall

In terms of the firm’s plans for the includes the West Oaks Mall in Houston; 870,000-square-foot Galleria at White Yorktown Center in suburban Chicago; Plains, Plenge said, “To build on this Colonie Center outside Albany, NY; strong asset, among the initiatives we South Towne Center in Sandy, UT; are considering for The Galleria is step- Queen Ka’ahumanu Center on Maui, ping up the food offerings with more Hawaii; and Paseo Nuevo in Santa Bar- casual and fine dining and an enticing bara, CA. food hall to better serve area residents, White Plains Mayor Thomas Roach, visitors and office workers. Further, we who has hinted for some time that a sale will conduct a floor-by-floor evaluation of the Galleria at White Plains was in the of the center to outline a capital im- works and that a significant investment provement and leasing program.” in the property could be in the offing, The Galleria at White Plains, located told the Journal News: “We've seen at 100 Main St., currently features 130 major reinvestment in both the City retailers including Macy‘s, Sears, H&M, Center and The Westchester malls and and Forever 21 as its major anchors. we're optimistic that we'll see a reinvest- Pacific Retail Capital Partners’ in- ment and improvement in the Galleria vestment and management portfolio as well.”

The Galleria at White Plains is anchored by Macy’s and Sears. Magnolia Bakery and Six Retailers Open At Woodbury Common Premium Outlets By John Jordan Indianapolis, IN-based firm also owns WHITE PLAINS—The long-rumored sale The Westchester mall in White Plains CENTRAL VALLEY—Magnolia Bakery opened late last month at the Woodbury of The Galleria at White Plains mall is and The Shops at Nanuet in Rockland Common Premium Outlet here, becoming the first Magnolia Bakery storefront to finally reality. Pacific Retail Capital Part- County. debut in the Northeast outside of New York City. ners of El Segundo, CA has acquired the “These properties are all prime ex- The opening comes on the heels of six recent retail store openings at Woodbury nearly 900,000-square-foot enclosed amples of retail centers that serve a Common that include four high-end clothing retailers, a popular watch brand and a mall from Simon Property Group. vital need in the community and will premium collectibles store. These add to the experience of dining and shopping at No purchase price was reported. Pa- benefit from the tailored management one of the world’s foremost tourism destinations for luxury and elite brands. cific Retail announced the purchase on approach that is a hallmark of Pacific Magnolia Bakery’s location at Woodbury Common Premium Outlets is just one Sept.19th as one of three regional malls Retail,” said Steve Plenge, managing of four nationwide outside of New York City where the popular baked goods are totaling 2.8 million square feet it added principal of Pacific Retail Capital Part- sold. Founded in New York City in 1996, the bakery is famous for its classic Ameri- to its portfolio. The firm, along with an ners. “Pacific Retail’s experienced team can baked products and desserts such as cupcakes, pies, specialty cakes and unnamed joint venture investment part- will be deployed to evaluate each as- muffins. ner also purchased the Northpark Mall set in the context of the neighborhood Magnolia Bakery will offer the same variety of freshly-baked desserts at Wood- in Ridgeland, MS and The Esplanade and what is valued by the customers to bury Common Premium Outlets that it sells in New York City. The notable brand in Kenner, LA. Pacific Retail stated that create a program to further enhance its also has stores in Los Angeles, Chicago and Honolulu, and in several international combined value of the three properties appeal. This may include bringing new locations, including Japan, Korea, Mexico and the United Arab Emirates. was in excess of $200 million. uses to the center, improving the physi- “Magnolia Bakery is renowned for its desserts, cupcakes and specialty cakes, The Simon Property Group acquired cal space, adding events and public pro- and its baked goods are shipped across the country to discerning customers,” said the Galleria at White Plains when it grams and in some cases redeveloping Amanda O’Connell, Woodbury Common Premium Outlets assistant director of purchased The Mills Corp. in 2007. The portions of the real estate.” marketing and business development. “We are excited to bring Magnolia Bakery to Woodbury Common Premium Outlets to add to the unmatched quality and variety of restaurants for shoppers.” Lladró, a Spanish company that creates art porcelain figurines at the brand’s only factory in the world in Valencia, opened in August. Its line of collectibles fea- tures human, animal and bird figurines, as well as earrings, rings and cufflinks. Citizen Watch Company also opened at Woodbury Common Premium Outlets in August. The company, one of the largest producers of watches in the world, offers traditional as well as modern, precision designs. Does your client need an appliance repair before you can High-end luxury French retailer Givenchy opened its only store in the tristate close that deal ? Would you like to deal with a company area outside of Manhattan in August. The brand offers haute couture clothing, ac- that is authorized for most of the high end brands? cessories, cosmetics and perfumes. American designer Marc Jacobs now has a store at Woodbury Common Pre- mium Outlets, as does Dsquared2, a Canadian fashion house. Both brands are The Appliance Doctor is one of the fastest-growing known for their men’s and women’s wear collections, accessories, and perfumes. appliance repair companies in Westchester County! We Agent Provocateur, known for its luxury lingerie, nightwear and swimsuits, also sincerely appreciate the opportunity to provide outstand- opened its doors at Woodbury Common Premium Outlets in August. ing service to your clients. Won’t You Give Us A Try? You’ll receive a $20 gas card for each client you refer to us, and we’ll guarantee your client will receive an exceptional CID Gets Update on $22B Craft Beer Industry appliance repair experience! P We service all makes and models! hoto

by J AUTHORIZED FACTORY SERVICE CENTER FOR: ohn V ecchiolla

At its September 22nd session at the HGAR offices in White Plains, the Commercial Investment Division got a taste of the burgeoning craft beer industry in the Hudson Valley. Keynote speaker Curtis Battles (center), founder of New Canaan Advisors, LLC of Stamford, CT, gave a very informa- 914-968-1510 • 1-800-339-0353 tion presentation entitled "Brewing Up a Storm." Pictured with Battles are CID www.appliancedoctorx.com President John Barrett and Leon Cameron, HGAR's Director of Legal Services & Professional Standards Administrator. October 2016 | Real Estate In-Depth NEWS | 23

Construction Begins on $466M Patient Pavilion at Vassar Brothers Medical Center in Dutchess

An architect’s rendering of the Patient Pavilion at Vassar Brothers Medical Kevin Kearns Center. 914.309.9867 POUGHKEEPSIE, NY—Vassar Brothers suites, a 30-bed critical care unit, 264 kkearns@ Medical Center, broke ground on Sept. private patient rooms, a rooftop heli- NMLS # 175711 13 on its historic, nearly half-billion-dollar stop, a 300-seat conference center, a construction project: a 696,000-square- café and more. foot patient pavilion. “The medical and dental staff here “This is so much more than just a new are thrilled about this project,” said Dr. building,” said Ann McMackin, president Robert Dean, president of the medi- of the medical center. “It’s a symbol cal and dental staff at Vassar Brothers of the renewed economic growth in Medical Center. “The new pavilion will Dutchess County and the mid-Hudson enhance our excellent patient care and Valley and of the renaissance hap- cutting-edge services.” pening before our eyes in the City of During construction, the public can Nicole Arlotta Christian Babcock Richard DeSimone Poughkeepsie. This project allows us to get a first-hand look at what the interior change how patients in our region expe- of the final building will look like at the 914.384.8832 914.447.9691 914.586.1110 rience healthcare. That transformation Prototype Experience. Open from 2 narlotta@ cbabcock@ rdesimone@ begins right here, right now.” p.m. to 5 p.m. every Wednesday, the NMLS # 404663 NMLS # 181227 NMLS # 43565 The groundbreaking ceremony took Prototype Experience, on the campus of place on Sept.13th at the future site the medical center at 60 Livingston St., of the pavilion at the rear of the Vas- is a life-size, realistic model of medical/ sar Brothers Medical Center campus, surgical and critical care patient rooms, a short distance off Livingston Street. as well as nurse care centers in the new About 350 community members, local pavilion. For information, call 845-554- leaders and employees joined the Vas- 1736 or email jnelson2@health-quest. sar Brothers Medical Center Board of org. Trustees, McMackin and other dignitar- Vassar Brothers Medical Center has ies. The patient pavilion is expected to served the Hudson Valley since 1887. It open for patient care in early 2019. houses the first and only cardiothoracic Toy Eng John Gerardi Marie Herrero “We are raising the bar on how surgery center in the mid-Hudson Val- 646.489.6225 914.804.5343 914.586.1129 healthcare is delivered in this commu- ley, a state-of-the-art birthing center, teng@ jgerardi@ mherrero@ nity, and we are changing how patients pioneering centers for advanced sur- in our community experience that care,” gery and wound care, the area’s only NMLS # 184263 NMLS # 172331 NMLS # 433657 said Françoise Dunefsky, chairwoman of Level III Neonatal Intensive Care Unit the medical center’s Board of Trustees. and the new Division of NeuroInterven- “I am quite certain that if brothers Mat- tional Surgery for advanced treatment thew and John Guy Vassar were with us of aneurysms and acute stroke. today, they would be very, very pleased Along with Vassar Brothers, Health with where we are taking their hospital.” Quest includes Northern Dutchess Hos- The unique design of the building pital in Rhinebeck and Putnam Hospital pays respect to the slow-moving curve Center in Carmel. Those hospitals are of the neighboring Hudson River. The complemented by Health Quest Medi- building will provide enhanced patient cal Practice, a physician group of more Brian Larrabee Michael Plata Wilson Pujols experience and operational efficiencies than 265 providers across the region, 914.552.4596 646.772.9461 917.299.6872 while serving as a bold new landmark for covering Dutchess, Ulster and Putnam blarrabee@ mplata@ wpujols@ Poughkeepsie and the Hudson Valley. counties, two Urgent Care locations Designed by architectural firm Cal- and affiliates including the Thompson NMLS # 20431 NMLS # 484917 NMLS # 171635 lisonRTKL, the patient pavilion includes House, a 100-bed skilled nursing facil- a spacious lobby, an emergency depart- ity on the Northern Dutchess Hospital ment and trauma center with 66 treat- campus, Health Quest Home Care and ment rooms, state-of-the-art operating The Heart Center, a leading provider of cardiology services in the region. Houlihan Lawrence Commercial Group Brokers NYC and Mount Vernon Deals Matthew Reid Kevin Seinfeld Christopher Tortorello RYE BROOK—Houlihan Lawrence Commercial reported recently that Michael 845.548.4272 516.410.2156 914.586.1130 Rackenberg of Houlihan Lawrence Commercial Group closed on the sale of a Chel- mreid@ kseinfeld@ ctortorello@ sea mixed-use building at 137 West 19th St. Listed by Douglas Elliman and Rand, NMLS # 9726 NMLS # 420417 NMLS # 247630 Westchester-based Houlihan Lawrence Commercial Group brought the buyer who won the Manhatten property for $10.5 million. With six stories—first floor retail; second, third, fourth floors office space; and, CALL TODAY fifth and sixth floor residential duplex—possibilities for this building are endless. Currently, the buyer plans to keep the building as-is, the brokerage firm stated. 914.586.1100 In addition, Garry Klein of Houlihan Lawrence Commercial Group closed on a All e-mail addresses listed end with @mortgagemaster.com high profile deal located at 20 South West St. in Mount Vernon for $3 million. Klein represented both the seller and buyer of the mixed-use property. The buyer is planning to use the site to develop a residential tower, with retail at the base. 520 White Plains Road, Suite 100 Tarrytown, NY 10591 “This is an exciting deal for both Houlihan Lawrence Commercial Group and the www.loandepot.com/yourmortgagemaster surrounding community,” explained Klein. “Mount Vernon is undergoing a revital- ization boom and we are happy to be involved with its progression.” loanDepot.com, LLC NMLS#174457 Licensed Mortgage Banker-New York State Department of According to Houlihan Lawrence Commercial Group, the half-acre develop- Financial Services licensed as loanDepot.com, LLC ment site has direct platform access to the Mount Vernon West Metro-North sta- tion, along the Harlem line. 24 | ANNUAL MEETING Real Estate In-Depth | October 2016 HGAR’s 100th Annual Meeting & Member’s Day, Oct. 17, DoubleTree Hotel

The new 2017 HGAR Board of Directors The new 2017 HGMLS Board of Directors P hoto S S by J ohn

The HGAR staff, winners of the “President’s Award,” chosen by HGAR President V ecchiolla Sharlene Forman, HGAR Recognition Marcene Hedayati. Committee Chair and Gary Leogrande of Keller Williams Realty, White Plains, the 2016 HGAR “Realtor of the Year Award” honoree. From left, JoAnne Murray of Allan M. Block Agency, Inc., winner of the HGAR “Affiliate of the Year Award” and Sharlene Forman, HGAR Recognition Committee Chair.

From left, Philip Weiden, HGAR Government Affairs Director; Ann Garti, HGAR COO; Richard Haggerty, HGAR CEO; Laurie DiFrancesco, HGAR RPAC Chair; Karl Eckhart of NAR and Mike Kelly of NYSAR. Roberta Bangs of BHG Rand Realty in New City, winner of the “Spirit Award.”

Donald Arace of Prospect Mortgage, the Premier Sponsor of Members Day.

Dan Harris of ABC News, Renee Zurlo, HGMLS From left, Sharlene Forman, HGAR Recognition the keynote speaker President Committee Chair with Nancy and Paul Kennedy, winners of the “Albert P. Schatz Legislative Advocacy Award.”

John J. Lease III, winner of the “Extra Mile Award” and Sharlene Forman, HGAR Recognition Committee Chair.

Vicky Gonzalez, HGAR Controller and Marie Tychyn and Richard Haggerty, Eileen Tauas, Director of Education, Chief of Staff and Richard Haggerty, HGAR CEO and Richard Haggerty, HGAR CEO HGAR CEO.

Bonnie Koff of William Raveis Legends Realty in Tarrytown, winner of the “Stephanie Crispinelli Humanitarian Award” and Sharlene Forman, HGAR Recognition Committee Chair. Realtors visited Exhibitor booths throughout the day. Matt Goerke held a class on the “Memory Switch.” October 2016 | Real Estate In-Depth HV Real Estate Report | 25 HUDSON VALLEY REAL ESTATE REPORT Home Sales Volume Continues to Climb in Hudson Valley Staff Report Editor’s Note: The following is the full county has been running 26% over last cooperative prices dipped too, by 0.3% fourth quarter results very likely will ex- text version of the 2016 Third Quarter year’s volume, and this has put a real to $372,000 for condos, and by 3.4% to ceed last year’s— from the momentum Residential Real Estate Sales Report dent in Orange’s end-of-quarter inven- $157,000 for co-ops. of the last two years if nothing else. But for Westchester, Putnam, Rockland and tory, which decreased by 19% from last The Putnam and Rockland markets there is something else, namely the on- Orange Counties, New York released re- year. Also of note, after five years of operated roughly midway between Or- going winning trifecta of low mortgage cently by the Hudson Gateway Multiple slowly downward-drifting house prices ange and Westchester. Putnam’s total interest rates, low unemployment, and Listing Service. in a very narrow price range, Orange’s sales of 378 properties were up by 17%; generally sound New York and national WHITE PLAINS—The Hudson Gateway median sale price for a house appears its end of quarter inventory was down a economic conditions. It would take region’s real estate market continued to be increasing in small but steady whopping 29%. The median sale price truly dire circumstances now through its high-volume roll through the third December to cause the market to con- quarter of this year although at a slower tract so much and so rapidly as to spoil pace than for the first two quarters of the 2016’s likely outcome as a very high year. Realtors participating in the Hud- performing year for the region’s real son Gateway Multiple Listing Service, 3rd Quarters Highlighted estate market. Inc. (MLS), a subsidiary of the Hudson The Hudson Gateway Multiple Listing Gateway Association of Realtors, re- Service, Inc. (HGMLS) is a subsidiary of ported 5,644 closed residential sales the Hudson Gateway Association of Re- of single-family houses, condominiums, altors, Inc. (HGAR). The MLS’s principal cooperatives and 2-4 family proper- service area consists of Westchester, ties in the four-county area served by Putnam, Rockland and Orange Coun- the MLS. This volume constituted a 7% ties. It also provides services to Realtors increase over last year’s third quarter in Bronx, Dutchess, Sullivan and Ulster sales, but did not reach the 12% year-to- counties. The reported transactions do year increase posted in the first quarter not include all real estate sales in the nor the surge of 23% in the second area or all sales assisted by the partici- quarter. Counting all three quarters thus pating offices but they are fairly reflec- far, 2016’s sales volume is running about tive of general market activity. HGMLS 15% higher than last year’s. does not provide data on sub-county The current market is looking a lot like areas; persons desiring sub-county data 2015 with its high sales rates, average are invited to contact participating Real- sales prices that vary by county but that increments. The third quarter median of a Putnam single-family house was tor offices in the desired areas. Any text generally show only small changes up reached $244,500 or 2.2% more than $340,000, an increase of 1.5% from last or data from this report may be reprinted or down from last year, and a continuing last year. year. Rockland posted 862 sales for a with attribution to HGMLS as the source. drawdown of inventory which so far has Westchester, the largest county in the gain of 16% from last year; end of quarter Prior reports dating back to 1981 are not resulted in either competitive price region, customarily accounting for 50%- inventory was down by 18%. The me- available on the Realtor Association’s increases or market contraction. The 60% of the sales therein, posted the low- dian sale price of a Rockland house was website, www.hgar.com; a membership year’ to-year drop in inventory is dramat- est gain in sales for this quarter, just 1.4%, $429,000, up by 1% from last year. directory searchable by municipality is ic. There were 11,734 residential listings although this was against a large base of also available on that site. posted with the MLS at the close of the 3,202 sales overall. Single-family house A Look Ahead Note: The median sale price is the third quarter of 2015. One year later that sales increased by 2.1%, but that per- The sales reported herein largely fol- mid-point of all reported sales, i.e., half number had decreased by 20% to 9,387 centage was partly offset by decreases lowed from listing and marketing activ- of the properties sold for more than the properties. of 0.2% and 2.2% from condominiums ity that took place during the late spring median price and half for less. The me- Orange County was the third quar- and cooperatives, respectively. At the and summer months. There is much dian is relatively unaffected by unusually ter regional leader in exhibiting this same time, end-of-quarter inventory was seasonality in the region’s real estate low or high sale prices. The mean sale market pattern. Realtors there posted 20% less than last year at this time. Pric- market (see the Total Residential Sales price is the arithmetic average, i.e., the 1,202 sales comprising all property es didn’t vary much either. The median chart in the Hudson Valley Real Estate sum of all sales prices divided by the types but mostly single-family houses, sale price of a Westchester single-family Report on page 26) and we can expect number of sales. The mean does reflect and constituting a 19% increase from house was $668,500—down $8,000 or reduced activity as we approach the the influence of sales at unusually low or last year. On a year to date basis the 1.2% from last year. Condominium and end of the year. However, this year’s high prices. WCA, County’s Major Cities Partner on Gigabit Broadband By John Jordan WHITE PLAINS—Chief officials of the Westchester County Association and the mayors of the cities of Mount Ver- non, New Rochelle, White Plains and Yonkers announced on Oct. 6 that they have signed a “Smart Cities ComPact” to embrace smart growth initiatives. Tops on their agenda is bringing “Giga- bit” broadband to Westchester County. The initiative, estimated to cost ap- proximately $750 million to implement, would involve extensive infrastructure investment. The WCA announced at the press conference staged at 1133 West- chester Ave. in White Plains that it had hired former New York State Depart- ment of Transportation Commissioner Joan McDonald as a strategic advisor to The Blueprint for Smart Growth, an ini- tiative announced in August. The cities Smart Growth compact chief objective is Westchester County Association President William Mooney (at podium) to bring Gigabit broadband to residenc- Joan McDonald answers questions from the press regarding the new Gigabit initiative. es and businesses in the county. Gigabit WCA’S Mooney termed the Gigabit organization in the next three to five “Gigachester,” in reference to the future broadband is a form of high speed Inter- broadband initiative a “game changer” years.” introduction of Gigabit broadband in net capable of providing data transfer that will “close the digital divide in McDonald noted that based on con- Westchester, would “revolutionize how download speeds of 1GB (gigabit) per Westchester County. He said the newly versations between the WCA and the we live here. It will not only leverage our second (Gbps). That download speed formed smart growth compact, which U.S. Department of Commerce and the relationship to New York City, but this is approximately 200 times faster than might be the first of its kind in the nation, Brookings Institution, “for broadband to flattens the world for us… We won’t be normal broadband service. would now assess the existing infra- be successful you have to have critical just the county north of New York City, Joining WCA President and CEO Wil- structure that could help facilitate the mass. In bringing the four cities together we will be the county north of any city in liam M. Mooney, Jr. at the press confer- Gigabit technology as well as private we have that critical mass.” the United States. We will be the county ence were: Mount Vernon Mayor Rich- and public funding sources. William Cuddy, chairman of the with access to any city in the world. That ard Thomas, New Rochelle Mayor Noam He said the hope is to bring Gigabit WCA’s Blueprint for Smart Growth and is unique, that is the paradigm shift tak- Bramson, Yonkers Mayor Mike Spano broadband to “every household, every senior vice president with commer- ing place.” and White Plains Mayor Thomas Roach. business, health care and educational cial brokerage firm CBRE, said that Continued on page 27 26 | NEWS Real Estate In-Depth | October 2016 October 2016 | Real Estate In-Depth NEWS | 27 WCA, County’s Major Cities Partner on Gigabit Broadband Continued from page 25 Mooney noted that the WCA was in Yonkers Mayor Mike Spano added, readily seen. The telecommunications and therefore “will be hard to explain to the process of putting together a Steer- “Yonkers is committed to investing in work to bring Gigabit broadband would people.” ing Committee for Smart Growth, com- the technological infrastructure of our mostly be undertaken underground prised of key members of Westchester’s city and surrounding communities. cities, healthcare, biotech, and educa- Working together with the Westchester tion sectors, and business and nonprofit County Association and my colleagues communities, who will help to determine in government, we will create more jobs, sources of funding and the county’s build for emerging industries, further needs and opportunities. A Project Di- invest in our schools and better connect rector, who will be named shortly, will our communities. Once again, we are work on day-to-day basis with a project leading by example and are becoming team to evaluate various models, cur- innovators in smart growth.” rent capacity, and potential providers. White Plains Mayor Thomas Roach “Smart growth is what we’re about, said that the City of White Plains has at and Gigabit broadband will be the least some of the infrastructure neces- game-changer. Nothing will have trans- sary to facilitate Gigabit broadband. formed Westchester as much since the "The City of White Plains looks forward opening of the Tappan Zee Bridge 61 to working with the Westchester County years ago,” Mooney said. Association and the Cities of Yonkers, Among some of the technologi- New Rochelle and Mount Vernon on this cal advances Gigabit broadband will initiative. It recognizes that cities are the make possible include: telemedicine critical backbone of the region and the and population health initiatives on a drivers of future economic growth. By much wider level; municipal efficiencies focusing on bringing gigabit broadband such as controlling traffic patterns in into our communities this initiative will real time; enhancing communications help ensure our future competitiveness for first responders who need to share as a great place to both live and work,” large amounts of data more rapidly and he said. securely; additional online education in Mount Vernon Mayor Richard Thom- real time and the ability for businesses as said, “We know that bridging the digi- and others to download large files and tal divide is key to closing to achieve- videos in seconds rather than hours. ment gap for our students and boosting All four mayors in attendance at the the economies of our small businesses. event praised the initiative and said Mount Vernon is a town of big ideas and they would work with the WCA to ana- we deserve access to the broadband lyze the existing infrastructure and help speed that will bring our plans to life.” ascertain how the endeavor could be McDonald said that a challenge financed. moving forward is to educate key stake- “This innovative initiative will help holders that funding for broadband all of us compete successfully for the construction is needed just as much as residents, industries, and jobs of the fu- financing for conventional infrastructure ture, while positioning Westchester as a needs. national leader in smart growth and digi- She said that the benefits of infra- tal infrastructure,” said New Rochelle structure work on roads, bridges, mass Mayor Noam Bramson. transit are tangible since they can be New Members Continued from page 10 Trustco Bank Mortgages Justin DeLeon Lori Meringolo Link NY Realty Houlihan Lawrence Inc., Chappaqua Ingrid Grey Patricia Weinstein NY Future Homes Realty Co. William Raveis-New York LLC, Katonah Making Home Yolanda Lopez Janett Williams-Guillaume Century 21 Metro Star Webb Development Services Corp. Raoul A. Silver Diana Roman Essential Realty Group LLC NY Future Homes Realty Co. Ownership a Reality Audrey Griffin Laura X. Monroy Julia B. Fee Sotheby’s Int. Realty, Rye Champion NY Realty Inc. Carolyn M. Scibelli Geni C. Silva Keller Williams NY Realty, White Plains Westchester Choice Realty, Inc. Wendy K. Galvan Nadine Watt Keller Williams NY Realty, White Plains BHG Rand Realty, Yonkers Steffany O’Neil Lee J. Kalt BHG Rand Realty, White Plains Berkshire Hathaway HS West. Properties, Larchmont Donna Cotarelo Dionne C. Harris-Jackman Grand Lux Realty, Inc., Armonk Keller Williams Realty NYC Group, Bronx Sorangel Fersobe Matos Jessica Vasquez Berkshire Hathaway HS West. Properties, Larchmont NY Future Homes Realty Co. Lorenzo Blair Kraig Smith Keller Williams Hudsn Vly Untd, Middletown Epiphany Realty LLC Eli A. Vaknin Zachary Preuss I Realty LLC, Newburgh Keller Williams NY Realty, White Plains Ihor Ferencevych Stanley Pamphile Green Team Home Selling System Besmatch Real Estate Michael Katz Andrea S. Cioccolanti Iconik Residential LLC Houlihan Lawrence Inc., Brewster Xiuhan Hu Kristen Rice John J Lease Realtors Inc., Newburgh Joan Solimine Real Estate No Points, No Broker Fees 1 Carlen Sheer Justin Soto Weichert Realtors, Rye Houlihan Lawrence Inc., Jefferson Valley No Borrower Paid PMI Lisa Lai Cynthia Padilla Houlihan Lawrence Inc., Scarsdale Exit Realty Group Low Closing Costs Terrell Sapp Anthony Cerchio Keller Williams Realty NYC Group, Bronx BHG Rand Realty, Pearl River Rosemary Greibesland David Tomaselli Friendly, Local Service Keller Williams Hudson Valley, New City Westchester Choice Realty, Inc. Come into any of our Hudson Valley locations and deal with one Keri Rizzi Brian J. Peroni Keller Williams Realty Partners, Yorktown Albert P. Schatz, LLC our friendly Branch Managers, who are also Loan Originators! Terri-Ann Fraser Daniel DeSimone BHG Rand Realty, New Rochelle RE/MAX Prime Properties David B. Cross Hoyoung A. Grogan William Raveis-New York LLC, Katonah Coldwell Banker Res Brokerage, Croton-on-Hudson TRUSTCO R Steven Patterson Vincent R. Tiberi Halstead Property Riverdale, LLC Century 21 Schneider Realty BANK Kevin Turnyanszki Miguel Caceres Your Home Town Bank Houlihan Lawrence Inc., Brewster Weichert Realtors, Rye EQUAL HOUSING LENDER Patrick W. Geoghegan *Indicates individual holds current membership and is www.TrustcoBank.com Member FDIC Houlihan Lawrence Inc., Croton-on-Hudson opening up as a new firm as Broker/Owner. *PMI - Private Mortgage Insurance. Lender paid Private Mortgage Insurance on loans 89.5% Jonell Ifill **Indicates individual will hold Secondary Membership. Loan-to-value and over. Please note: We reserve the right to alter or withdraw these products Keller Williams Realty NYC Group, Bronx or certain features thereof without prior notification. NMLS #474376 28 | Real Estate In-Depth | October 2016 HG Realtor Foundation Gala, Sept. 15, Glen Island Harbour Club P hoto S S by J ohn V ecchiolla

From left,Tom DeCaro, John Dolgetta, Esq., and Sebastian D'Acunto, Esq. From left, Joel Colman, Aimee DeCesare , Raquel Robibero, Albert "Ricky" Stever and Robert Shandley

From left, Kathy Milich, Maryann Tercasio, Marcene Hedayati, From left, Nancy Kennedy, Gail Fattizzi and HGAR President, Gail Fattizzi and Bonnie Koff Bonnie Koff Richard Haggerty, HGAR CEO

From left, Richard Haggerty, HGAR CEO, Bonnie Koff, From left, Leah Caro, Mike Graessle, Gloria Welcome and Stephanie Liggio, Maryann Tercasio and Drew Kessler Robert Shandley

Former HGAR President Drew Kessler

Cocktail hour at Glen Island Harbour Club. From left, Dave Moore, Gail Fattizzi, Deb and Lou Budetti

Harding Mason and Lynn Conway

Blackjack was another popular game of the evening. The craps tables drew some lucky winners.