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Tag: suffolk county

  • Long Island business group warns of shutdown toll | Long Island Business News

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    THE BLUEPRINT:

    • warns is damaging ‘s economy

    • SBA loan delays and furloughs threaten local business growth

    • Sales tax revenue declines could hurt Nassau and Suffolk budgets

    • projects stalled due to frozen federal funding

    The business advocacy group that represents Long Island’s largest owners of are warning the region’s representatives that the federal government shutdown has begun to cause “enormous economic damage.” 

    The Association for a Better Long Island (ABLI), whose members include owners of some $15 billion in properties, sounded the alarm in an open letter sent Thursday to Long Island’s four-member congressional delegation. 

    “A federal government shutdown is not a harmless administrative pause,” said Kyle Strober, ABLI’s executive director. “It is an active drain on our region’s economic .” 

    The ABLI letter outlined the impacts that the shutdown, which began on Oct. 1, is already causing or will shortly be triggering in several sectors of the economy.  

    Among those are the strain on due to the anticipated reduction in consumer spending caused by economic uncertainty; the uncertainty for the 31,000 federal employees that reside on Long Island, with some facing furlough and potentially permanent job loss; and delayed capital and investment, as the processing of Small Business Administration (SBA) loans and loan guarantees are on hold, starving businesses of operating capital, “stifling job creation and paralyzing growth initiatives across Nassau and Suffolk counties.” 

    In addition, ABLI cited the decline in tax revenue that a prolonged shutdown would cause by generating “a climate of financial uncertainty” leading to less consumer spending.  Not only concerning for small businesses, a drop in spending is also a problem for local municipalities, the letter reads, as sales tax revenue accounts for 41 percent of total revenue in Nassau and 45 percent in Suffolk. 

    ABLI says a further worry is infrastructure and development uncertainty, since Long Island depends heavily on federal grants and programs for essential infrastructure improvements, including transit, clean energy projects, and environmental remediation. The federal shutdown freezes the review, approval and reimbursement of these funds, which leads to project delays and can short-circuit long-term economic development plans. 

    “The current situation demonstrates that every American—regardless of socio-economic status, political ideology, or the size of their business—is impacted by a federal government shutdown,” Strober writes in the letter. “It compromises the financial security of workers, weakens the viability of large and small businesses, and undermines the public trust in governing institutions. We recognize the complexities involved in reaching a consensus, but the cost of continued inaction is simply too high for the Long Island economy to bear. We urge you to work diligently to end the shutdown. Your efforts demonstrate your continued prioritization of the economic well-being of our region.” 


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    David Winzelberg

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  • Inked: Long Island commercial real estate leases & sales roundup | Long Island Business News

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    96 Commercial St.,

    Ambulnz NY, a division of DocGo and provider of mobile medical services and medical transportation, leased a 10,200-square-foot industrial building on .42 acres at 96 Commercial St. in Freeport. Avi Garma of MAG Realty Associates represented the tenant, while Mario Asaro and Dillan Morris-Timoney of Industry One Realty represented the landlord, Ferrucci Real Estate LLC, in the lease transaction.

     

    150 Main St.,

    Ruggerio Properties purchased the two-story, 10,734-square-foot mixed-use building on .36 acres at 150 Main St. in Huntington for $1.5 million. The building has five apartments over the ground-floor office space. The buyer plans to renovate the property. The property occupies the site of Huntington’s first church built in 1665.  After a new church was built further east on Main Street in 1715, the first church building was sold in 1717 for 5.1 pounds or a little less than $7 U.S., according to the Marker Database. Frank Mannino of Berkshire Hathaway Commercial Services represented the buyer, while his Berkshire Hathaway Commercial Services colleague Steven Bootz represented the sellers, Dr. Harold German and June German, in the sales transaction.

     

    999 South Oyster Bay Road,

    Yorkshire Food Sales Corp., a distributor of snack products, leased 33,325 square feet of industrial space at 999 South Oyster Bay Road in Bethpage. The New Hyde Park-based company, which dates back to the 1940s, distributes snack products of several major manufacturers, including Wise, Archway, Deep River, Trophy Nut and many others. Jason Miller and Jeffrey Schwartzberg of Premier Commercial Real Estate represented the tenant, as well as the landlord, Nassau Steel LLC, in the lease transaction.

     

    81 Modular Drive,

    Gemini Pharmaceuticals Inc. leased a 30,444-square-foot industrial building on 1.64 acres at 81 Modular Drive in Commack. Gemini, which is expanding its operations, has its corporate headquarters next door at 87 Modular Drive. The company also has locations at 65 Mall Drive in Commack and at 55 Adams Ave. in Hauppauge. Gemini, a 43-year-old family-owned manufacturer of over-the-counter pharmaceutical, nutraceutical and animal products, recently received economic incentives from the Industrial Development Agency for $13.9 million in infrastructure improvements and upgrades to expand its operations. Richard Cohen of Ashlind Properties represented Gemini, while Jason Miller and Jeffrey Schwartzberg of Premier Commercial Real Estate represented the landlord, BP81 Enterprises LLC, in the lease transaction.

     

    901 S. Second St.,

    Spanos Painting Corp., a commercial painting company, leased 4,000 square feet of industrial space at 901 S. Second St. in Ronkonkoma. The company is relocating from Holbrook. Michael Zere of Zere Real Estate Services represented the tenant, as well as the landlord, 901 LLC, in the lease transaction.


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    David Winzelberg

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  • Cantor: Long Island, the Ryder Cup and rowdy golf fans | Long Island Business News

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    In Brief:
    • President Trump’s visit added spectacle to the Ryder Cup at
    • Hotels across Long Island and NYC offered high-value tourism packages
    • Thousands of hotel room nights generated millions in local revenue
    • Rowdy fan behavior overshadowed efforts to promote Long Island hospitality

    It was to be a different 45th Ryder Cup Tournament at Bethpage Black. It had to be, as I heard the roar of Air Force One with it’s escort of two fighter jets heading to Republic Airport with the President of the United States. To be sure, a presidential visit is a big deal, and for Long Island, wanting to put its best tourism foot forward for the golf world to see, the first round of the Ryder Cup Tournament and President Trump seemed a perfect fit.

    Notwithstanding the thrilling finish that the American golfers gave us with their effort to win back the Ryder Cup, we were all left disappointed as Europe once again retained the cup in the biennial competition. However, for Long Island, the Ryder Cup tournament was more than just a golf tournament between 24 of world’s greatest American and European golfers.

    The Ryder Cup was an opportunity to showcase Long Island, and as previous Ryder Cups have shown, it was an opportunity not to be wasted. In addition to Long Island and New York golf fans, the Ryder Cup attracts both domestic and international spectators, both in person and on television. If past Ryder Cup Tournaments are an indication, those attending the Ryder Cup will extend their visit to Long Island and the New York City area.

    During the 2023 Ryder Cup Tournament in Rome, 19% of visitors said they planned an extended stay in the Italian city, with nearly two-thirds of the spectators expressing a desire to return to the city within a year. Similarly, eight percent of spectators at the 2018 Ryder Cup Tournament in Paris, planned an extended visit, with 60% of the international spectators intending to return to the ”City of Light” within the year.

    The Ryder Cup Tournament at Bethpage Black afforded Long Island the same opportunity to put its best hospitality foot forward, and while the welcome mat was out in Nassau and ‘s hotels, spectators had choices.

    Besides the golf competition, the competition for room night reservations was fierce. As the tournament approached, there were 83,288 hotel rooms to choose from with 65,000 hotel rooms in Manhattan, 3,796 rooms near JFK Airport, 3,524 near LaGuardia and 10,968 on Long Island.  Months prior to the tournament, millions of dollars of hotel revenues were already generated from 12,054 Long Island hotel room nights reserved, with 6,568 room nights in western Suffolk County and 5,496 in

    The competition for spectator tourism dollars continued, as hotels offered packages that included transportation to and from Bethpage Black, tournament tickets, hotel accommodations, and food and beverage. New York City hotels offered per-person packages from $1,350 for a daily trip, $2,120 for a single night and $4,295 for a two-night stay. Long Island hotels countered with three-night, per-person packages from $3,150 to $5,895 with a four-night stay package offered at $5,295.

    However, with all the hard work invested in showcasing Long Island’s best, the loud and rowdy golf spectators showed Long Island’s worst. Images are worth a thousand words, and the rude fans painted Long Island with a bad look, at a time when Long Island wanted to put our best look forward.

    With the U.S. Open set to be held at Shinnecock Hills in June 2026, learning golf etiquette should be on this winter’s reading list.

     

    is director of the Long Island Center for Socio-Economic Policy and former Suffolk County economic development commissioner. He can be reached at [email protected].


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    Opinion

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  • Suffolk OTB expands and relocates in Hauppauge | Long Island Business News

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    Suffolk Regional Off-Track Betting Corporation has a new headquarters. 

    is relocating 90 to 100 of its employees to its new property at 1180 in Hauppauge. 

    The three-story, 37,113-square-foot office building on 2.19 acres was purchased by Suffolk OTB for $6.5 million in Feb. 2022. 

    The property was formerly occupied by the Internal Revenue Service, which moved its personnel to the IRS offices at 5000 Corporate Court in Holtsville. The new headquarters represents an expansion for OTB, as its leased office space on Oser Avenue, where most of its staff is relocating from, is about one-third the size. 

    “While our Suffolk OTB staff had historically been dispersed over multiple buildings in the county, this new corporate headquarters will make our company much more efficient by housing everyone under one roof,” Phil Boyle, Suffolk OTB’s president and CEO, told LIBN. “We are also fortunate that the building is located within minutes of our primary asset, Hotel.” 

    As OTB staff continues to move over to the new , the $210 million expansion and renovation project at Jake’s 58 continues in Islandia. Construction on the new three-and-a-half level, 168,000-square-foot parking garage has been completed and the casino’s new 110,500-square-foot building that will house an additional 1,000 video gaming machines is expected to be finished next summer. 

    The renovations at Jake’s 58 hotel, which include a new 17,500-square-foot VIP lounge and entertainment area, a 3,500-square-foot space for weddings, parties and corporate , a “high-end” restaurant, and renovations to the existing casino, third floor offices and the hotel’s 210 guest rooms, will get underway once the new building opens. 

    John LaRuffa, Nicholas Gallipoli and Frank Frizalone of Cushman & Wakefield brokered the deal and represented the seller, VMH Realty LLC, in the Hauppauge sales transaction.   


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    David Winzelberg

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  • NYU Langone opens new care center in Commack | Long Island Business News

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    NYU Langone opened an 18,000-square-foot, two-floor center at 167 Veterans Memorial Highway.

    NYU Langone Ambulatory Care Commack offers family medicine, cardiology, orthopedics, plastic surgery, obstetrics and gynecology, colorectal surgery, urology, dermatology and endocrinology services. It includes nearly 30 exam rooms and a procedure room, as well as on-site stress echocardiogram testing and X-ray capabilities.

    “Rapidly expanding our presence on , particularly in Suffolk County, brings greater access to NYU Langone’s top-quality care closer to where our patients live and work,” Andrew Rubin, senior vice president for clinical affairs and ambulatory care at NYU Langone, said in a news release about the Commack center.

    “Our latest in Commack enables patients to see multiple doctors in a single visit, with each provider connected seamlessly by our electronic record,” Rubin said.

    The Commack site marks the sixth NYU Langone practice to open in Suffolk County this year.

    “The new site in Commack reflects our continued commitment to thoughtful design and its important connection to health, wellness, and comfort,” Vicki Match Suna, executive vice president and vice dean for real estate development and facilities at NYU Langone, said in the news release.

    “Our design approach here, and at all of our locations, is founded on a consistent vision—one that prioritizes sustainability, functionality, and aesthetics to best support our patients, staff, and the broader community,” Suna said.


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    Adina Genn

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  • Car Free Day Long Island promotes greener travel | Long Island Business News

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    THE BLUEPRINT:

    • LI encourages alternatives to driving on Sept. 22

    • Long Islanders urged to walk, bike, or take transit

    • Local leaders join sustainability push

    • Efforts support cleaner air, safer streets and more

    Car Free Day LI is Monday, and advocates hope people in Nassau and Suffolk counties will drive less, and rely instead on mass transit, bicycling, , vanpooling and working from home.

    More than 2.8 million people live in Nassau and Suffolk, and if community members replaced one car trip on Monday alone, the results would be felt right away, according to Transit Solutions, a federally funded Metropolitan Transportation Authority program.

    “For twenty years, Transit Solutions has shown what’s possible when works together,” Mindy Germain, Car Free Day LI co-chair, said in a news release about the program.

    “Every rider, every partner and every small behavior change adds up to cleaner air, safer streets and stronger communities,” she said. “Today, we’re inviting every Long Islander to make one simple swap – and be part of the next 20 years of progress.”

    Going car-free for a day on Long Island can be challenging, but Transit Solutions highlights several initiatives aimed at making it easier, helping to reduce the region’s carbon footprint and air pollution while also improving overall transportation options.

    This includes transit investments by the Long Island Rail Road, NICE Bus and Transit, all aimed at helping people reach jobs, schools, medical appointments, run errands, and more.

    College campuses, including Farmingdale State College and Adelphi University, aim to reduce car dependency and educate students about through Transit Solutions’ Transit Ambassador Program. There is also a youth ambassador program for younger Long Islanders.

    Northwell is working with Transit Solutions to achieve the goal of becoming carbon neutral by 2050 through pre-tax transit benefits and bike co-op initiatives.

    The City of Glen Cove is working with Transit Solutions to make walkability, accessibility and age-friendly mobility a priority.

    Additional supporters include Vision Long Island and Friends of LI Greenway, which promote trails, and walkable main streets. And ICF Statewide Mobility Program is advancing new approaches that include its Bike Borrow program.

     


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    Adina Genn

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  • East End restaurant on tap for fast-food transformation | Long Island Business News

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    Papa Joseph’s in Manorville sold for $3.2M to N.J.-based PN Restaurants, with plans to redevelop it into fast-food spot.

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    David Winzelberg

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  • Another cannabis dispensary sues town over zoning rules | Long Island Business News

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    THE BLUEPRINT:

    • files lawsuit against Town of .

    • Claims town imposed illegal barriers despite state approval.

    • Lawsuit could set precedent for state vs. local cannabis rules.

    Frustrated by countless hurdles and denials from the Town of Southampton, the owners of a long-planned have taken the town to court. 

    The lawsuit filed in Suffolk State Supreme Court earlier this month by the dispensary Mottz Green Grocer and its state licensee , claims the town and several of its officials have “superseded their authority, implemented and enforced unlawful local laws, and imposed unlawful barriers” in keeping the business from opening. The complaint notes that no other businesses, even liquor stores or places that serve alcohol, are subject to the singularly onerous restrictions that the town has created for cannabis businesses. 

    Sean and Joe Lustberg / Courtesy of Mottz Green Grocer

    Lustberg and his brother Joe have spent more than two-and-a-half years on their new business, spending the last year trying to get town approval to open a new cannabis dispensary at a long-vacant bank building at 93 East Montauk Highway in . While the entrepreneurs have a greenlight from the state’s Office of Cannabis Management (OCM) to open, they’ve been denied approval from the town, which claims the location is too close to property owned by the Church of St. Rosalie, which hosts Our Lady of the Hamptons Catholic School. 

    While town zoning mandates that a cannabis dispensary needs to be at least 200 feet from a house of worship, any cannabis dispensary needs to be at least 500 feet away from a school. Though the OCM says the door-to-door measurement from a school to a dispensary building is the standard, the town’s chief building inspector measured from each property line, which rendered the planned dispensary location too close by about three dozen feet. 

    Besides the measurement discrepancy, the lawsuit chronicles other town actions that have cost the Lustbergs plenty of time and money, including the requirement of a special exception permit, limiting where a dispensary can locate, and additional regulations that run counter to rules established by the state. To further undermine the Lustberg’s venture, the town rezoned their leased Hampton Bays property in July to ‘hamlet commercial,’ where cannabis dispensaries are not allowed. 

    The lawsuit, filed by attorney Linda Baldwin, a former OCM general counsel now with Bronxville-based Vasquez Attorneys at Law, which has represented several cannabis dispensary licensees, outlines 11 town-imposed regulations that violate or are pre-empted by the state’s cannabis law. While State Supreme Court Justice Paul Hensley denied the plaintiffs’ motion for an immediate temporary restraining order on town enforcement, a hearing on a preliminary injunction is scheduled for Tuesday, Sept. 23. Hensley is the same judge who in July struck down the Town of Riverhead’s law that cannabis dispensaries have to be at least 1,000 feet from residential uses and can’t be within 2,500 feet of each other. 

    As was ruled in the Riverhead case, Baldwin contends that Southampton’s requirements conflict with state law. 

    “We believe the town is discriminating against Mottz and keeps changing the rules every time Mottz fulfills the town’s requirements,” Baldwin told LIBN. “This case asks the court to issue a judgment declaring whether the town had the authority to substitute its own rules for those already established by the state.”  

    However, Southampton Town Attorney James Burke said that the town had worked closely with the state OCM to make sure its code provisions were in line with the applicable state law.   

    “In this matter the town’s chief building inspector found that the site was within the required 500-foot setback from a school,” Burke said. “The provision is contained in both the state law and the town code. The town feels very strongly that the town code provisions are compliant with the state law, and the town is well within its rights to set these reasonable standards for the proper review of these respective cannabis dispensary applications.” 

    The Mottz lawsuit was the second cannabis dispensary suit filed against Southampton in eight days. On August 27, a suit filed by Brown Budda New York LLC claims the town has created arbitrary and capricious hoops to jump through to open its dispensary, which conflicts with state law. Though the town’s planning board gave Brown Budda site-plan and conditional approval of its special exception permit on July 24, the lawsuit claims the town’s actions have violated the business owner’s constitutional “due process” and “equal protection” rights. 

    Both lawsuits maintain that Southampton has discriminated against cannabis businesses by creating unreasonable and expensive obstacles that other businesses aren’t subject to. Baldwin believes the Mottz action could be a test case used to determine whether municipalities can the override the state by setting up special exceptions only for cannabis businesses and singling them out for special hoops to jump through. 

    “This case is a test case for whether the Town of Southampton’s or any municipality’s local laws are permissible…” Baldwin said. “This may be the first decision to really tackle just what the cannabis law says and doesn’t say and what will hold up and what won’t hold up.” 

    Meanwhile, the Lustbergs have invested more than $500,000 in their dispensary venture and delays in opening have likely cost millions in lost sales. 

    “We are fighting for fairness, not just for our business, but for every local entrepreneur who plays by the rules,” Sean Lustberg told LIBN. “We’re seeking expedited relief because the town’s actions are causing real harm in real time. This isn’t just a legal issue, it’s about accountability.” 


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    David Winzelberg

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  • NYU Langone – Suffolk earns Level II trauma center status | Long Island Business News

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    THE BLUEPRINT:

    • Hospital – Suffolk now verified as Level II Adult

    • Status affirms readiness to handle all adult trauma cases

    • Facility meets strict staffing, training and quality assessment standards

    The American College of Surgeons (ACS) has verified NYU Langone Hospital – Suffolk in Patchogue as a Level II Adult Trauma Center, hospital officials said Friday.

    The designation affirms that the hospital is equipped to care for all adult trauma patients, regardless of severity.

    The milestone comes about six months after the facility — formerly a community hospital — officially joined the NYU Langone system following a multi-year affiliation. However, the hospital’s pursuit of Level II status began last year.

    “This milestone recognizes the dedication of our staff and affirms our enhanced capabilities to deliver the full spectrum of to our patients,” Dr. Marc S. Adler, senior vice president and chief of hospital operations at NYU Langone Hospital – Suffolk, said in a news release about the verification. “

    “Community members and our local EMS partners can feel confident knowing the highest-quality is available nearby when it’s needed most,” Adler said.

    ACS-verified Centers must meet essential criteria, including 24/7 coverage by general surgeons, orthopedic surgeons, neurosurgeons, radiologists, interventional radiologists, urologists and advanced practice providers. These centers must offer trauma injury prevention and continuing education programs for staff and the community, such as Stop the Bleed and senior fall prevention initiatives. Additionally, a comprehensive quality assessment program is required.

    The hospital became affiliated with the NYU Langone health system in March of 2022 before the merger was completed earlier this year.

    But in April 2024, the hospital began its journey to Level II Adult Trauma Center status by applying to elevate its verification from Level III with the ACS and the New York State Department of Health. In October 2024, it was designated a Provisional Level II Adult Trauma Center by the state. Following a comprehensive review in July 2025, the ACS officially verified the hospital’s Level II status.


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    Adina Genn

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  • Massachusetts lags in housing production despite units added in Healey’s term

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    BOSTON — More than 90,000 housing units have been completed or entered development since Gov. Maura Healey took office, she said Wednesday, chipping away at the state’s estimated need for 220,000 homes by the end of the decade.

    Of the 90,400 units cited by Healey’s office, about 63,100 have been built and added to the state’s supply. Another 18,300 are under construction, 3,600 have secured state funding through the Executive Office of Housing and Livable Communities, and 5,400 are privately financed proposals still in the pipeline.

    Despite the progress, Massachusetts still lags much of the country in housing production.

    An estimated 14,338 building permits were issued in Massachusetts in 2024, or 201 per 100,000 residents — the sixth-lowest rate in the nation. The national average was 281 per 100,000, according to an analysis by U.S. Data Labs, a platform developed by the Pioneer Institute providing state-level data on policy areas.

    By comparison, Maine issued 6,034 permits in 2024, or 429 per 100,000 residents. Vermont and New Hampshire also outpaced Massachusetts per capita, at 409 and 352 permits per 100,000 residents. In southern New England, permit rates were generally lower. Nationally, Idaho led with about 881 permits per 100,000 people, while Texas authorized the most permits overall at more than 225,756.

    Healey first highlighted the 90,354-unit figure in August on the anniversary of last summer’s housing bond law, which she said laid important groundwork for boosting supply. That number includes all homes completed, permitted, awarded or proposed since Healey took office.

    The housing law required cities and towns to allow accessory dwelling units, set up a $50 million “Momentum Fund” for stalled mixed-income projects and expanded financing tools for affordable and moderate-income housing.

    A breakdown provided by the administration shows only a portion of the total comes directly from that bond law. The Momentum Fund accounts for 461 units, while another 732 permits are tied to accessory dwelling units.

    Other programs include 1,525 units through the Housing Development Incentive Program — which was expanded in the 2024 housing law — and 10,566 from projects funded by the Executive Office of Housing and Livable Communities.

    Zoning mandates tied to older state laws also play a role: the MBTA Communities law accounts for about 5,200 units, and Chapter 40B for 8,360.

    The majority, however — more than two-thirds, or 63,510 units — falls under what the administration categorizes as “additional housing development” outside state-directed programs.

    “I’m focused every day on building more housing,” Healey said at a Bloomberg event in Boston on Wednesday.

    She continued, “Through tax credits for developers, changes to the law to make accessory dwelling units available by right, mill-to-housing conversions, office-to-housing conversions, and surplus state land, we’re making real progress. We started with a deficit of 220,000, and a year and a half in, we now have over 90,000 housing starts underway.”

    The U.S. Data Labs report also found Massachusetts ranks near the top in the value of new housing permitted. The average estimated value per permit here was $284,086, second only to Hawaii at $342,910.

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    Sam Drysdale

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  • Suffolk County approves working waterfront protection law | Long Island Business News

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    THE BLUEPRINT:

    • Suffolk Legislature approves “” bill unanimously

    • 2,400+ acres of commercial waterfront uses to be preserved

    • $9.5M in capital funding allocated from 2026 to 2028

    • New committee to oversee for marine use

     

    The Legislature unanimously approved legislation Wednesday to safeguard the county’s working waterfronts, protecting more than 2,400 acres of commercial waterfront property. 

    The law establishes a Working Waterfront Committee to oversee conservation easements, ensuring that properties historically used for marine purposes remain dedicated to industries such as fishing, , , marine repair and other maritime businesses, according to a legislature statement. 

    Co-sponsored by East End Legislators Ann Welker and Catherine Stark and known as the “Working Waterfronts” bill, the measure is backed by $9.5 million in capital funding from 2026 through 2028. 

    Photo by Judy Walker

    Suffolk is home to nearly 3,000 marine-related businesses employing over 38,000 residents and the legislation aims to protect local jobs and small businesses, while preserving access to docks, boatyards and marine facilities. 

    Some of the impetus for the bill was concerns about the sales of waterfront properties on the East End. Last year, Gosman’s Dock in Montauk was sold for $34.35 million to founders of the private equity firm Black Diamond Capital Management. 

    Similar to the county’s 51-year-old farmland preservation program, the county will be able to purchase development rights for waterfront property which would remain privately owned but ensuring its future use within the maritime industry. The legislation received strong support from the area’s industry, which generates tens of millions of dollars annually, boosting tourism and perpetuating a vital Long Island heritage. 

    “The economy of Long Island began with fisherman who risked their lives making a living on the sea has been facing challenges for decades,” Suffolk County Executive Ed Romaine told LIBN. “Establishing a working waterfront is a tremendous step in helping preserve that way of life and bolster our blue economy. Thank you to my partners in the legislature who supported this legislation, as we could not do this without partnership. I am very excited to see how this program will bolster this historic and important industry.” 

    Once signed into law by Romaine, the measure will create a 17-member committee to oversee the program and review property owner applicants. While dwellings and buildings will be excepted from the conservation easements, “docks, piers, wharves, packhouses, ice houses, and other ancillary structures that support operation of commercial fisheries businesses, aquaculture businesses, or the recreational fishing and boating businesses, and their customary accessory uses, may be included in the conservation easement subject to the approval of the county legislature,” according to the bill. 


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    David Winzelberg

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  • Gemini Pharma getting IDA aid for $13.9M Suffolk expansion | Long Island Business News

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    has been granted preliminary approval from the Industrial Development Agency for financial incentives that will assist with $13.9 million in renovations to four properties. 

    The 43-year-old family-owned manufacturer of over-the-counter pharmaceutical, nutraceutical and animal products is planning infrastructure improvements and other upgrades that aim to expand its operations. 

    The projects include repurposing underutilized office space to create about 4,000 square feet of R&D and support space at 65 Mall Drive in Commack; replacing an aging 5,500-gallon wastewater tank with a direct municipal sewer connection at 55 Adams Ave. in Hauppauge; enhancements to the company’s manufacturing facility at 81 Modular Drive in Commack; and renovations of its corporate headquarters at 87 Modular Ave. in Commack, according to Gemini’s IDA application. 

    “This project not only strengthens Gemini Pharmaceuticals’ future but also fuels the continued growth of Suffolk County’s already robust pharmaceutical industry,” Kelly Murphy, executive director of the Suffolk IDA, said in an agency statement. “By supporting strategic investments like this, we’re ensuring that Suffolk remains a hub for innovation, high-quality jobs, and long-term economic vitality.” 

    The project is expected to retain 256 jobs and create an additional 50 jobs over the next two years. It is projected to be completed in 2027. 

    “We are truly grateful for the support of the Suffolk County IDA,” Michael Finamore, CEO of Gemini Pharmaceuticals, said in the statement. “This project would not be possible without their partnership. With this investment, we can upgrade our facilities, expand our capabilities, and continue to provide stable, high-quality jobs here in Suffolk County.” 


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    David Winzelberg

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  • Record LI aging population faces rising poverty, new report says | Long Island Business News

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    THE BLUEPRINT:

    • Over 32,000 older Long Islanders now live below the poverty line

    • 62% increase in vs. 24% population growth in 10 years

    • 45% of those 70+ report no retirement income beyond Social Security

    • of color face highest poverty rates, especially Hispanics

     

    With ‘s older population at an all-time high, a new report shows many face an uncertain financial future. 

    The report released Tuesday by the Center for an Urban Future found that Long Island is now home to more than 520,000 people aged 65 and older, accounting for 17.8% of the population in Nassau and Suffolk counties, which is up from 14.8% a decade ago. 

    Over those past 10 years, the number of Long Islanders aged 65 and older living in poverty has grown by 62%, significantly more than the 24% increase in Long Island’s overall older adult population, according to the report, which was funded by a grant from New York. Statewide, the number of older New Yorkers living below the poverty line increased by 48.1% over the past decade, well below the jump seen on Long Island. 

    In 2023, 10.4% of Long Islanders aged 70 and over, about 37,000 people, did not report receiving social security income and 45.3% of those 70 and over living on Long Island, some161,000 people, did not report retirement income from other sources. 

    Today, more than 32,000 older adults are living at or below the poverty line, up from 19,846 in 2013. As a result of growing financial insecurity, many more older Long Islanders are staying in the workforce, as the number of working older adults on Long Island increased 53.5% over the past decade, from 76,579 in 2013 to 117,537 in 2023, according to the report. More than one in five older adults (22.6%) are now employed, up from 18.3% ten years ago.  

    “Long Island’s population is aging rapidly, but far too many of these older New Yorkers are financially insecure and struggling to make ends meet,” Jonathan Bowles, executive director of the Center for an Urban Future, said in an organization statement. “We’re going to see thousands more older adults fall into poverty unless Long Island’s policymakers act now to address affordability challenges facing so many older adults.”   

    The financial challenges are more acute for older adults of color and immigrant seniors. Poverty rates are highest among Hispanic older adults on Long Island, at 9.8%, followed by Black older adults (6.5%), white older adults (6%), and Asian older adults (4.6%). The number of Hispanic older adults in poverty increased by 128% in the past decade, while Asian poverty rates climbed 66.6%, the report found.  

    Beth Finkel, state director for the New York State Office of AARP, said the report highlights that too many Long Islanders are struggling to make ends meet as they age. 

    “With more than a third of Nassau and Suffolk residents now over 50, the challenges are only growing. Nearly half have no retirement savings, poverty among older adults in Long Island has climbed, and family caregivers, the backbone of our long-term care system, are stretched thin,” Finkel said in the statement. “The good news is, we know what works. By supporting caregivers, expanding , and making our communities more age-friendly, we can ensure Long Island is a place where older adults and people of every age can live and thrive.”  

    The report also listed several policy solutions aimed at addressing financial insecurity for Long Island seniors. Some of these include creating a state version of the Earned Income Tax Credit for those over 65 who report income, since older adults are excluded from the federal credit; implementing a state tax credit for family caregivers supporting the aging at home; investing in age-friendly workforce development and launching regional programs for older entrepreneurs; lowering prescription drug costs by enabling the state to import less expensive medications from Canada or adopting Canadian-style price schedules; expanding affordable senior housing options for older adults and their family caregivers, with incentives for new housing development and support to scale up the Plus One ADU Program. 


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    David Winzelberg

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  • Long Island tourism hit $7.9B with record growth in 2024 | Long Island Business News

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    THE BLUEPRINT:

    • spending hit a record $7.9 billion in 2024

    • 78,418 tourism-related jobs supported across Nassau and Suffolk

    • Tourism generated $945 million in state and local tax revenue

    Long Island tourism in 2024 continued to reach record highs with $7.9 billion in spending, up 3.8 percent from the previous year.

    That’s according to the most recent report from New York State’s annual tourism report.

    also increased, with 78,418 jobs in 2024, up from 76,227 in 2023.

    “Sharing this third straight year of record-breaking data with our residents and downtown communities, who truly reap the benefits of a thriving visitor economy, is what makes this continued trajectory of year-over-year growth most meaningful,” Mitch Pally, president and CEO of , which promotes tourism in and the region, said last week in a news release about the findings. Pally described the tourism spending as “unprecedented.”

    The report featured an analysis of and its total economic impact on businesses, employment, personal income and taxes.

    “The numbers are showing exactly what we’ve always known: that is an incredible place to live and to visit,” Jaime Hollander, owner and managing director of RRDA, which promotes Nassau’s tourism, told LIBN. “With top-tier accommodations, , restaurants and venues, people know there’s so much more to explore in the county.”

    The report looked at tourism across 11 regions, with New York City remaining the largest in visitor spending, followed by Long Island and then the Hudson Valley. The report was released ahead of the , which is expected to bring at least $150 million in  to the region.

    Suffolk County saw more than $4.6 billion in spending, while Nassau County saw more than $3.2 billion.

    Spending on food and beverages and lodging accounted for 36 percent and 21 percent of total expenditures, respectively. and service stations contributed an additional $1.2 billion, representing 15 percent of overall spending.

    Tourism in Long Island yielded $945 million in state and local taxes in 2024, providing tax savings for households in Nassau and Suffolk. Sales, property and hotel bed taxes contributed $523 million in local taxes.

    Long Island tourism spurred $2.7 billion in direct personal income, and generated $4.1 billion in indirect and induced impact on such things as business-to-business spending and employee spending in the local economy.

    Discover Long Island credited its technology and ability to align with consumer trends, and aims to expand momentum through such upcoming events as the Ryder Cup and 2026 U.S. Open to “keep Long Island at the forefront of traveler’s minds.”

    Hollander said such events as the ICC T20 Cricket World Cup, National BBQ Festival, summer concerts at Eisenhower Park and other events all contributed to help build Nassau as a tourist destination. The Ryder Cup along with the Legends of the LPGA, which is new to Eisenhower Park this year, would continue to advance tourism initiatives.

    Pally said the growth “within Suffolk County and beyond, is guided by the vision of our Board of Directors, strengthened by our partners and local leaders, and executed by our dedicated Discover Long Island team. Together, we are helping ensure that tourism continues to enhance the quality of life for Long Islanders while elevating our region’s standing among the nation’s premier destinations.”


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    Adina Genn

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  • Long Island construction jobs fall for 5th straight month | Long Island Business News

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    Construction employment on saw another year-over-year drop in May, the fifth straight month of declines, according to a new report from the Associated General Contractors of America. 

    Nassau and Suffolk counties lost 3,400 from July 2024 to July 2025, a 4 percent year-over-year decline, falling from 84,300 to 80,900, the reports.  

    Regionally, the number of construction jobs in New York City was down 1 percent, losing 2,000 jobs from July 2024 to July 2025, falling from 145,300 to 143,300.  

    Nationally, construction employment rose in 184 of 360 metro areas between July 2024 and July 2025, while it declined in 120 metro areas and was unchanged in 56 areas, according to AGCA and new government employment data. 

    Association officials said a survey of their members to be released on Thursday shows many contractors want to hire more workers but cannot find enough applicants with adequate training or credentials. 

    “Construction employment has stalled or retreated in many areas for a variety of reasons,” Ken Simonson, the association’s chief economist, said in an AGCA statement. “But contractors report they would hire more people if only they could find more qualified and willing workers and tougher immigration enforcement wasn’t disrupting labor supplies.” 

    Metro areas adding the most construction jobs over the last year include the  

    Arlington-Alexandria-Reston, Va. Area, which added 7,900 jobs for a 9 percent increase; followed by the Houston area, which added 6,600 jobs for a 3 percent gain; and the Cincinnati, Ohio area gaining 5,100 jobs for a 9 percent rise. 

    The metro areas seeing the largest drops in construction employment from July 2024 to July 2025 include the Riverside-San Bernardino-Ontario, Calif. area which lost 7,200 jobs for a 6 percent drop; the Los Angeles-Long Beach-Glendale, Calif. area dropping 6,200 jobs for a 6 percent decline; and the Baton Rouge, La. area, which was down 3,900 jobs in an 8 percent decline. 


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    David Winzelberg

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  • Contractor pleads guilty in $99K Suffolk ‘wage theft’ case | Long Island Business News

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    THE BLUEPRINT:

    • Over $99,000 in wages was unlawfully withheld from five employees, officials say.

    • Misclassification led to workers being severely underpaid on a Longwood school project.

    • Company is banned from NY for 5 years as part of the plea deal.

    A contractor pleaded guilty Monday in District Court to a felony charge of willfully failing to pay prevailing wages and supplemental benefits, along with a related offense. The charges stem from a public works project in which more than $99,000 was unlawfully withheld from employees, officials said.

    Geraldo DeAlmeida, of South River, NJ, and his corporation, R&L Concrete, pleaded guilty to the charges, Suffolk County District Attorney said.

    DeAlmeida and his company served as subcontractors on a project from November 25, 2019, to April 10, 2020, involving the construction of an administrative building in the , whose administrative offices are in Middle Island.

    “This conviction reaffirms my commitment to protecting workers’ rights by combatting ,” Tierney said in a news release about the guilty plea.

    “It speaks to our dedication to the fight against anyone who would fraudulently and illegally fail to pay employees for their honest labor in Suffolk County,” he added.

    Officials say that the public works contract required DeAlmeida, operating through R&L Concrete, to accurately list and classify the employees on certified payrolls and to pay them the legally mandated and supplemental benefits. Instead, officials allege that DeAlmeida willfully misclassified employees under lower-paying job titles to avoid paying the appropriate rates. As a result, several workers who were entitled to wages ranging from $68 to $198 per hour were paid only $22 to $25 per hour.

    According to officials, DeAlmeida omitted one employee entirely from the certified payrolls, in direct violation of New York State Labor Laws.

    Officials said Monday that as part of the plea agreement, DeAlmeida and his company must pay $99,671 in withheld wages to five employees. Because of the felony plea, R&L Concrete is barred by the New York State Department of Labor from participating in any public works projects in the state for the next five years.

    DeAlmeida and R&L Concrete were also involved in a separate but related settlement with the New York State Department of Labor concerning the same project. As part of that agreement, they admitted to a willful violation for underpaying employees and agreed to provide additional restitution to the affected workers.


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    Adina Genn

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  • Primary care push by CVS meets resistance

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    BOSTON — Primary care physicians and the state Senate’s health care point person are questioning a proposed partnership between Mass General Brigham and CVS that the two companies say will address gaps in comprehensive primary care access.

    “My first reaction was, this is not what we think about when we think about primary care,” Sen. Cindy Friedman, co-chair of the Health Care Financing Committee, told the News Service. “I’m kind of blown away.”

    MGB and MinuteClinic’s primary care practice are seeking state regulatory approval for a clinical affiliation that the companies say will help lower health care costs and provide primary care access for those who presently lack it. About 80 advanced practice providers (APPs) currently staff 37 CVS MinuteClinic sites in Massachusetts, according to papers filed with the Health Policy Commission on June 6. The proposal does not involve opening more clinics or hiring more staff, and MGB does not plan to invest funds into the partnership.

    “Extending primary care to a business such as CVS through MinuteClinics, which typically only have nurse practitioners in them, would be a little concerning because it would seemingly remove the physician from the equation,” primary care physician Dr. Chris Garofalo said.

    Garofalo is a partner at Family Medicine Associates of South Attleboro, where he’s worked for 21 years.

    “I appreciate that we need to have more primary care clinicians of all types,” Garofalo added. “When you leave the physician out of it — I’m not so sure that’s the direction we should be going in. It’s really important to have everybody there who is doing the roles that they are best trained for.”

    Nurse practitioners are able to practice independent of physicians in Massachusetts. Clinicians at MinuteClinic primary care sites would “manage end-to-end care with a focus on prevention that includes regularly scheduled health maintenance visits, recommended screenings and addressing existing chronic conditions,” according to CVS. Services would include same-day access, extended hours and virtual care. The term “advanced practice provider” encompasses nurse practitioners and physician associates.

    Massachusetts is grappling with a primary care crisis. CVS has previously said that many of the patients at its MinuteClinics “either don’t have a primary care provider or have not seen one in years.” A Health Policy Commission report named provider burnout and patient access barriers as major reasons behind the sector’s decline. A task force is developing recommendations for sector investments, standardized data reporting requirements and workforce solutions.

    Beacon Hill Democrats have said that addressing the primary care crisis is a session priority, though more than seven months into the session no single legislative proposal has emerged or been tapped as a path forward.

    Friedman called the MGB-CVS proposal “misleading.”

    “I don’t understand how a single person sitting in a CVS, where the MinuteClinics are, is providing ‘primary care.’ To me, what they’re talking about is just urgent care,” Friedman said. “We spent all of this energy and research on what makes primary care [what it is], and it’s fundamentally the relationship between a patient and provider in a place where many of your health care needs can be met, and also where you can find wellness and preventative medicine. We have systems in place for collaborative care. That isn’t going to happen in a CVS.”

    Physician associates and nurse practitioners are viewed by some as part of the formula needed to help fill gaps in access. Under the proposal, each clinician would support a patient panel of about 1,500 patients, which is expected to add capacity for up to 120,000 patients statewide.

    “I think it’s highly doubtful that an APP would be able to carry a [full] patient panel of 1,500 and still feel like they could do it adequately. Quite honestly, our situation has shown that that is not possible without a good, robust system — and that’s what we’re really lacking right now,” said Brigham and Women’s primary care physician Dr. Zoe Tseng.

    Tseng has been with Brigham and Women’s for 11 years and is one of the nearly 200 MGB doctors who recently voted to join a new primary care physician union. She has scaled back to caring for only a partial panel of patients, but said she still often has to work more than 40 hours each week because of the volume of work required on the administrative end of primary caregiving.

    Tseng and others who spoke with the News Service questioned how the proposal would create “team-based” care, and whether clinicians who have staffed primarily in urgent care settings would be able to provide adequate primary care.

    “In their proposal, they didn’t really talk about who would be working in collaboration with these APPs. They don’t have the same training as physicians. Who is helping them to train up to do primary care in a way that is leading the core principles of primary care?” Tseng said, referring to the sector’s “4Cs” framework. “Unless it’s proven to work, I don’t know why they’re rolling it out in such a large capacity. It really risks putting primary care in a more fragmented state than it already is.”

    MinuteClinic clinicians “are board-certified, highly trained medical professionals who are well-positioned to address gaps in comprehensive primary care access,” CVS said in a statement. The company added that nurse practitioners are qualified to do much of what physicians can, like diagnose and treat illnesses, order, perform and interpret medical tests, and refer patients externally.

    Boston University health, policy and law professor Dr. Alan Sager called the proposal “more primary care smoke and mirrors.”

    “We’d need to rely on experienced, salaried NPs who are already providing primary care — but they’re not sitting in drug stores providing episodic relief,” he said.

    Trade and advocacy groups are waiting for more information. Executive Director of Health Care For All Amy Rosenthal said in a statement that the organization is “interested in learning more about where these (new) clinics will be located and look[s] forward to a Health Policy Commission analysis related to cost.”

    According to an MGB spokesperson, the affiliation will expand access statewide with “a particular focus on regions with demonstrated provider shortages and high avoidable [emergency department] use in areas such as Worcester and Bristol counties as well as Western Massachusetts.”

    Massachusetts Medical Society President Dr. Olivia Liao wrote in a statement to the News Service that “careful consideration” is needed for any proposal that could improve primary care access.

    “We believe patients receive the best possible care when they are served by a physician-led team, supported by other health professionals,” Liao wrote. “While we welcome creative ideas to expand primary care access, we must also focus on lasting solutions: rebuilding our primary care workforce through payment and policy reforms that reduce physician burnout, attract new graduates into the field, and ensure our health system remains strong and sustainable for the future.”

    Health Policy Commission regulators must vet the proposal. After additional paperwork is filed, the agency will launch a 30-day review process. While the HPC cannot block transactions, it can call on other state agencies to consider action to do so.

    CVS said it expects a decision from the Health Policy Commission sometime during the fourth quarter of 2025.

    MGB patients could receive in-network primary care at MinuteClinics should the affiliation be approved, which would offer “enhanced access” to MGB hospitals, specialists, diagnostic and radiology facilities, and specialty labs for comprehensive care coordination, according to CVS. Patients could be referred to an MGB specialist or hospital for coordinated care if deemed necessary.

    “If MGB starts adding more people into the specialist system, they’re just going to decrease access for everybody. It’s just going to make wait times even longer,” Brigham and Women’s Faulkner primary care physician Dr. Andrew Cooper Warren said.

    “What it does do is let MGB claim now that for every one of those 80 advanced practitioners, they can tack on a 1,500-person patient panel and add those patients to their [accountable care organization],” Warren said. “This allows MGB to say, ‘Oh, guess what? We just expanded by X number of patients’ to the insurance companies, and then get paid for those people without actually spending any of their money.”

    CVS called the move a “strategic evolution” of the MinuteClinic care model. Friedman said the potential for increased referrals to the MGB system “is a potentially good business model not necessarily for the patient, but for the system.”

    “It’s the continuation of the consolidation of health care and it’s not working for anybody. Except for businesses who are in the business of health care,” the Arlington Democrat said.

    Asked what she sees as a better solution to improve Massachusetts’ struggling primary care sector, Friedman suggested several systemic overhauls.

    “Get rid of the administrative burden and pay primary care practices enough that they can stay in business. That simple. You want to do something else? Pay for residents to go into primary care,” Friedman said.

    Friedman has filed a bill (S 867) for three sessions that would put into place primary care spending requirements, develop recommendations to stabilize the sector’s workforce, and create a different payment and coverage model. The bill was reported out favorably by the Committee on Health Care Financing in June and sits in Senate Ways and Means, where it died last session.

    “It’s just so upsetting to me that this is what people think of when they think about primary care. This is not primary care,” Friedman said of the proposed partnership. “Primary care, to me, is family medicine, and it happens the minute you’re born until the minute you die. It provides a foundation for health care.”

    MinuteClinic already offers in-network adult primary care to some Aetna members in certain markets in places including Texas, Georgia, South Florida, North Carolina, Connecticut, Tennessee, New Jersey, California, Washington, D.C., Virginia and Maryland, according to CVS.

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    Ella Adams

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  • Animal shelters at capacity after accepting 1,200 animals in a month

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    METHUEN — A series of large surrenders have left all four MSPCA-Angell shelters, including Nevins Farm, at capacity.

    On Thursday, the nonprofit sounded the alarm on a situation that began with the surrender of 50 cats from a single Norfolk County home in July. The pattern continued into August with more large-scale arrivals, according to a press release from the MSPCA.


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    By Teddy Tauscher | Staff Writer

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  • Man indicted in major drug bust after 15 pounds of fentanyl seized from Bellport home

    Man indicted in major drug bust after 15 pounds of fentanyl seized from Bellport home

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    BELLPORT, Long Island (WABC) — The amount of fentanyl seized during a major drug trafficking bust in Bellport was “enough to kill everyone on Long Island,” according to Suffolk County officials.

    Officers arrested and indicted 43-year-old Bellport resident Remon Gibson after 33 pounds of narcotics, including 15 pounds of fentanyl and 17.5 pounds of cocaine, was seized from his home on Sunburst Lane on September 25.

    “The amount of deadly narcotics seized in this operation is staggering. There was enough fentanyl here to kill every man, woman, and child on Long Island,” said Suffolk County District Attorney Raymond Tierney. “This case underscores our unwavering commitment to dismantling drug operations that threaten our communities.”

    In addition to the various types of illegal drug paraphernalia, authorities seized around $80,000 in cash, a drug ledger, and kilo presses, including one with plates used for bricks of fentanyl and cocaine, stamped “COVID 19.”

    Officials say a large amount of fentanyl was allegedly found on a nightstand in Gibson’s bedroom, which was adjacent to a room occupied by his two children. Cocaine was also allegedly found hidden in a trap behind a backyard shed.

    On Wednesday, Gibson was arraigned on an indictment on charges including operating as a major trafficker, criminal possession of a controlled substance in the first and third degree, criminally using drug paraphernalia and endangering the welfare of a child.

    A judge ordered Gibson held on $200,000 cash, $800,000 bond or $2,000,000 partially secured bond.

    Gibson’s attorney George Duncan released a statement to Eyewitness News about his client.

    “My client maintains his innocence,” Duncan said. “We look forward to defending the allegations in the court room. We will evaluate the discovery to see if it supports the claims made by the district attorney.”

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  • Officials to release new info on Gilgo Beach victim, investigation

    Officials to release new info on Gilgo Beach victim, investigation

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    LONG ISLAND, New York (WABC) — Even though there has been an arrest in the Gilgo Beach serial killings, investigators are still trying to solve cold case murders.

    Monday, we expect to see a new sketch of one of the Gilgo Beach victims, an Asian male whose remains were recovered along ocean parkway in April 2011.

    There is a sketch that was previously released in the investigation.

    The goal is to learn more about the victim, including his identity, and ask for the public’s help.

    Authorities are not expected to announce any new charges against Rex Heuermann, the architect and father who has pleaded not guilty to killing six women.

    ALSO READ: Gilgo Beach murders: Complete timeline of events leading up to Rex Heuermann’s arrest

    Investigators found 10 other bodies in the search for missing sex worker Shannan Gilbert on a stretch of beach along Long Island’s South Shore.

    He was first charged with the deaths of women known as the “Gilgo Four” — Melissa Barthelemy, Megan Waterman, Maureen Brainard-Barnes and Amber Costello — whose bodies were found covered in burlap in December 2010, according to court records.

    Earlier this year, investigators charged Heuermann with the murders of two more women — the 2003 murder of Jessica Taylor, whose remains were found on Gilgo Beach and in Manorville, and the 1993 murder of Sandra Costilla, whose remains were found in North Sea, Long Island, in 1993.

    Heuermann has pleaded not guilty to their murders.

    (Some information from ABC News)

    FOLLOW TO THE EYEWITNESS TO GILGO BEACH PODCAST

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