STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
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1 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page 1 STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY 40 FULTON STREET - 21ST FLOOR NEW YORK NY
2 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page 2 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY 40 FULTON STREET - 21ST FLOOR NEW YORK NY
3 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page I JOY CONSTRUCTION MISSION STATEMENT ABOUT US Joy Construction Corp. is a diversified organization with affiliated entities in general construction and real estate development. Since its formation in 1995, Joy has built and/ or developed over 80 multifamily projects, containing over 6,000 residential units and nearly 1 million square feet of commercial space. Joy has executed both luxury and workforce housing construction and continues to be a best in class general contractor and development firm. Commitment to the Community Joy is committed to providing high level construction and development services to each of its projects. Joy s team of professionals works closely with developers, architects, government agencies and non-profit organizations to complete projects on time, within budget and in tune with the character of the community. Joy is proud to have taken a part in adding thousands of affordable housing units to New York neighborhoods. I Competitive Edge The construction industry is a volatile one, especially in regards to cost. The rising cost of commodities, fuels and insurance have made estimating projects, and ultimately their completion, a feat for everyone in this industry. Joy s success as a builder hinges upon our attention to precisely estimate each project, budgeting cost-control standards, and following a fast-track construction schedule. Long-term relationships A construction project s success is only as certain as a subcontractor s willingness to work efficiently and effectively for the builder. Joy employs this philosophy when dealing with its subcontractors, balancing the need to maintain long and loyal relationships with maintaining competitive pricing and accelerated completion dates. Access to Capital Joy s consistent success in the completion of construction projects has gained it recognition as a leader in the eyes of the financial sector as well. In turn, Joy has been armed with larger lines of credit and bonding capacity from its financial institutions and sureties, providing it with the strength for unlimited future growth. Joy Construction builds on strong foundations: Loyalty. Honesty. Community. JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
4 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page II JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
5 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page III MANHATTAN JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
6 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page M1 M1 The Livmor 2131 Fredrick Douglas Blvd. New York, NY 73 Market Rate Condominiums Start: July 2007 Completed: November 2009 Owner: th Avenue, LLC Program: Luxury condos Strivers West Condominiums Frederick Douglass Blvd. New York, NY 20 Market Rate Condominiums Start: May 2005 Completed: July 2007 Owner: BRP Development Corp. Architect: Danois Architects Program: Luxury condos 400 Third Avenue New York, New York 30 New Dwelling Units Start: November 2004 Completed: November 2005 Architect: Meltzer/Mandl Architect Agency: HPD Program: Inclusionary Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
7 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page M2 M2 431 W 37th Street New York, NY 98 Market Rate Luxury Rentals Start Date: February 2011 Completed: March 2012 Owner: Joy Construction/West 37th YYY, LLC Architect: Karl Fisher Architects Program: Luxury Rentals rd Avenue New York, NY 114 New Dwelling Units 10,000 sf commercial Start Date: Fall 2011 Owner: Joy Construction/ 3rd Avenue YYY, LLC Architect: Karl Fisher Architects Program: Luxury Market Rate Rentals The Victoria West 125th Street New York, NY Start Date: Summer 2012 Owner: Starliner Properties, LLC Architect: Hugo Subotosky Program: Hotel/Rentals SF Commercial JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
8 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page M3 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
9 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page M4 B R O N X JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
10 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX1 ST. ANN S TERRACE St. Ann s Terrace: A Mixed Income and Multi-Generational Community Project Description: St. Ann s Terrace consists of the rezoning and development of a blighted three block area into a 641 unit, 850,000 square foot, multigenerational residential community with ground floor convenience and neighborhood retail. BX1 The site is bordered by St. Ann s Avenue, East 156th Street, Eagle Avenue and East 159th Street. There are 641 residential apartments, approximately 50,000 sf of ground floor retail and underground parking accommodations for approximately 371 cars under several of the buildings. The site contains 8 buildings. In 2009, St. Ann s Terrace was ranked as the 14th largest construction project in New York City. Joy executed the scope of work in 23 months and posted a payment and performance bond for the project s hard costs of $145 million. ARIEL VIEW FLOOR PLAN JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
11 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX2 ST. ANN S TERRACE BX2 St. Ann s Terrace, Bldg A & B 121 New Dwelling Units Start: June 2009 Completed: April 2011 Owner: St. Anns ABH Owner, LLC Agency: HPD/HDC St. Ann s Terrace, Bldg C 90 New Dwelling Units Start: June 2009 Completed: April 2011 Owner: St. Anns CDE Owner, LLC Agency: HPD/HDC St. Ann s Terrace, Bldg E 107 New Dwelling Units Start: June 2009 Completed: April 2011 Owner: St. Anns CDE Owner, LLC Agency: HPD/HDC JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
12 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX3 ST. ANN S TERRACE BX3 St. Ann s Terrace, Bldg F 81 New Dwelling Units Start: June 2010 Completed: Spring 2012 Owner: St. Anns FG Owner, LLC Agency: HPD/HDC Program: Senior Housing St. Ann s Terrace, Bldg G 80 New Dwelling Units Start: June 2010 Completed Spring 2012 Owner: St. Anns FG Owner, LLC /HPD St. Ann s Terrace, Bldg H 45 New Dwelling Units Start: June 2009 Completed: April 2011 Owner: St. Anns ABH Owner, LLC Agency: HPD/HDC JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
13 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX4 ST. ANN S TERRACE Engineering News Report June 1, 2010 Top Projects 2009 A Look At The Tri-State Region s Top 25 Big Ticket Starts from Last Year #14. ST. ANN S TERRACE PROJECT COST: $220 Million Six new buildings are under construction on the largest remaining vacant parcel of land in the Melrose Commons Urban renewal area of the South Bronx. The $220 million, 641-unit St. Ann's Terrance mixed-income residential development broke ground last summer and includes 50,000 sq ft of retail space and parking for about 350 vehicles under several of the buildings. "The size of the project and the variety of different of programs-commercial, low income, middle income and community spaces in more than a normal size of a city block-makes for a challenge in creating a variety of buildings that look to have been built over time," says Hugo S. Subotovsky, principal with Hugo S. Subotovsky A.I.A. Architects, New York. A joint venture between Jackson Development Group of Floral Park, N.Y., and the Joy Construction Corp. of New York are developing the 3.5-acre site. Joy Construction also serves the general contractor for the project. Construction has started on the first six buildings, priced at $169.4 million. The other two buildings and additional parking will move forward at a later, unannounced date. The project is part of Mayor Michael R. Bloomberg's New Housing Marketplace plan to build or preserve 165,000 homes for working-class New Yorkers by St. Ann's Terrace is the first project in the nation to use recycled bonds. The city recycled tax-exempt bonds that had been paid off early to fund the St. Ann's development. Approximately $26.3 million of the $76.8 million in bond funding came from Recycled Bonds and $50.5 million from Stand Alone Tax-Exempt Bonds. The buildings include studio units, and one-, two- and three-bedroom apartments, with a certain number set aside for residents at different income levels. The buildings range in height from nine to 13 stories. The site has a 40-ft difference in elevation from front to back of the parcel, so Subotovsky altered the below-grade parking decks to compensate. Foundations are a combination of spread footings and piles, depending on soil condition at that portion of the site. The garage and commercial levels employ a steel-frame design and the residential portions are a concrete block and concrete slab construction. "Each building has a different appeal, because we designed it as if it was built over time," Subotovsky says. "Every building has it's own personality that blends with the other buildings and within the context of the neighborhood." BX4 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
14 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX5 BX Intervale Ave. Bronx, New York 48 New Dwelling Units Start: May 2011 Completed: Summer 2012 Owner: Azimuth Development Group, LLC Architect: Aufgang + Subotovsky Architects & Planners /HPD 1800 Southern Blvd. 64 New Dwelling Units Start: May 2010 Completed: Winter 2012 Owner: SB 1800, LLC Architect: Victor Body Lawson Architects /HPD Program: Mixed Income & Commercial 1150 Tiffany Street 64 New Dwelling Units Start: May 2010 Completed: Fall 2011 Owner: MasterMind, LTD Architect: Danois Architects /HPD Program: WorkForce Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
15 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX6 WEBSTER COMMONS Webster Commons Apartments 3556 Webster Avenue Project Summary Webster Commons, LLC (An entity controlled by Joy Construction) owns a 2.3 acre site on the east side of Webster Avenue, just north of Gun Hill Road. The site has never been developed and was owned by The Woodlawn Cemetery for over 100 years. Webster Commons, LLC purchased the site in December 2008 in order to build mixed income housing on the site. BX Webster Avenue Owner: Webster Commons, LLC Architect: Aufgang + Subotovsky Architects & Planners Agency: HPD/HDC Program: Workforce Housing The owner, at its own cost, initiated a rezoning initiative to increase the zoning from R6 to R7X in order to allow for the development of affordable and middle income housing. The privately sponsored ULURP has been approved and the zoning change was successfully adopted. There will be four apartment buildings constructed on site, all of which will have parking. The buildings will range in size from 51 to 136 units for a total of 390 apartments. JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
16 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX7 WEBSTER COMMONS Building A Affordable Family Rental Building Dwelling Units Building B Middle-Income Rental Building - 96 Dwelling Units Building C Affordable Rental Building - 51 Dwelling Units BX7 Building D Middle-Income Rental Building - 95 Dwelling Units Building A is targeted for low-income families. Building C will be targeted for seniors/independent living. Both buildings B and D will be targeted for middle-income families. Total Project: When completed the Webster Commons Apartments will have a total of 390 new apartments Webster Avenue Start: July 2011 Owner: Webster Commons, LLC Architect: Aufgang + Subotovsky Architects & Planners Agency: HPD/HDC Program: Workforce Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
17 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX8 BX Louis Nine Blvd. Jennings Ave. 207 New Dwelling Units & 40,000 Sf of commercial space Start: March 2008 Completed: Winter 2009 Owner: Louis Nine Jennings Owner, LLC /HPD Program: Workforce Housing Intervale Gardens Apartments 1157-A Intervale Ave. 66 New Dwelling Units Start: November 2006 Completed: July 2008 Owner: Intervale Gardens, LLC Program: Workforce Housing 421a Certificates 950 Westchester Ave. 971 Kelly Street 111 New Dwelling Units Start date: October 2006 Completed: June 2008 Owner: The Arker Companies, LLC Program: Workforce Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
18 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX9 BX9 Granite Terrace Apts. 520 Concord Ave. 77 New Dwelling Units Start: November 2006 Completed:July 2008 Owner: Granite Terrace, LLC Program: Workforce Housing Walton Ave. 70 New Dwelling Units Start: May 2008 Completed: Fall 2009 Owner: Walton Henwood, LLC Program: Workforce Housing 112 Henwood Ave. 35 New Dwelling Units Start: May 2008 Completed: Fall 2008 Owner: Walton Henwood, LLC Program: Workforce Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
19 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:31 PM Page BX10 BX Webster Ave. 4 Story Commercial Building Start: August 2011 Completion Date: Winter 2012 Owner: 3170 Webster Avenue, LLC Architect: Aufgang + Subotovsky Architects & Planners Program: Commercial/NMTC 2727 Decatur Ave. 49 New Dwelling Units Start: May 2008 Completed: December 2009 Owner: Decatur II Associates, LLC Architect: Aufgang + Subotovsky Architects & Planners /HPD Program: Workforce Housing 3322 Decatur Ave. Bronx, New York 122 New Dwelling Units Start: August 2008 Completed: Winter 2009 Owner: Vale Partners, LLC Architect: Aufgang + Subotovsky Architects & Planners /HPD Program: Workforce Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
20 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX11 BX Sedgwick Ave. 128 New Dwelling Units Start: June 2010 Completion Date: Fall 2011 Owner: Starrett Development Group, LLC Architect: Aufgang + Subotovsky Architects & Planners /HPD 1523 Undercliff Ave. 128 New Dwelling Units Start: June 2010 Completion Date: Fall 2011 Owner: Starrett Development Group, LLC Architect: Aufgang + Subotovsky Architects & Planners /HPD Washington Ave. Bronx, New York 118 New Dwelling Units Start: August 2008 Completed: Winter 2009 Owner: The Arker Companies, LLC Architect: Aufgang + Subotovsky Architects & Planners Agency: HCR JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
21 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX12 BX Lafontaine Ave. 74 New Dwelling Units Start: December 2002 Completed: January 2004 Architect: Meltzer/Mandl Architects Hoe Ave. 300 New Dwelling Units Start: January 2004 Completed: March 2006 Melrose Commons 415 East 157th St. 404 East 158th St. Bronx, New York 165 New Dwelling Units Start: June 2004 Completed: March 2006 Architect: Meltzer/Mandl Architects JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
22 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX13 BX13 Courtland Ave. Apts. 303 East 158th St. Bronx, New York 167 New Dwelling Units Start: December 2004 Completed: April 2007 Architect: Meltzer/Mandl Architects 35 West Tremont Ave. Bronx, New York 84 New Dwelling Units Start: April 2005 Completed: January Vyse Ave. Bronx, New York 94 New Dwelling Units Start: April 2004 Completed: November 2006 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
23 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX14 BX Washington Ave. 100 New Dwelling Units Start: May 2003 Completed: August 2004 Architect: Meltzer/Mandl Architects East 165th St. Bronx, New York 42 New Dwelling Units Start: May 2006 Completed: Winter 2007 Owner: Morrisania Terrace, LLC 4646 Park Ave. 70 New Dwelling Units Start Date: November 2004 Completed: March JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
24 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX15 BX15 Rev. James Polite Apts. Building I 881 East 162nd St. Bronx, New York 86 New Dwelling Units Start: April 2001 Completed: June 2002 Rev. James Polite Apts. Building II 861 East 163rd St. Bronx, New York 75 New Dwelling Units Start: April 2001 Completed: June Boston Rd. Bronx, New York 95 New Dwelling Units Start Date: January 2005 Completed: December 2006 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
25 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX16 BROOKLYN JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
26 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BX17 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
27 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BK1 BK1 Belmont Gardens 528 Eldert Lane Brooklyn, NY Owner: Belmont Gardens, LLC Architect: Aufgang + Subotovsky Architects & Planners Parkside Court 542 Eldert Lane Brooklyn, NY Owner: Parkside Court, LLC Architect: Aufgang + Subotovsky Architects & Planners 675 Myrtle Ave. 150 Clermont Ave. Brooklyn, New York Owner: BRP Development Corp. Architect: Danois Architects 64 New Dwelling Units Start date: July 2011 Completion date: Winter 2012 Agency: DHCR 64 New Dwelling Units Start date: July 2011 Completion date: Winter 2012 Agency: DHCR 52 Market Rate Condominiums Start date: July 2006 Completion date: September JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
28 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BK2 BK2 175 Kent Ave. Brooklyn, NY 106 New Dwelling Units Start Date: December 2007 Completed: December 2010 Owner: The Cherit Group Architect: Meltzer Mandl Architects Program: Luxury Rentals Wythe Avenue Brooklyn, NY 20 New Dwelling Units Start date: December 2007 Completed: December 2010 Owner: The Cherit Group Architect: Meltzer Mandl Architects Program: Luxury Rentals Granville Payne Apartments 626 Sutter Ave. Brooklyn, NY 103 New Dwelling Units Start date: July 2006 Completion date: April 2008 Owner: Sutter Avenue Associates, LLC /HPD JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
29 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BK3 AWARDS BK3 The Studerbaker Building Brooklyn, NY Owner: New Start, LLC /HPD Program: Historic Rehab Briarwood Commons, LLC th Drive Queens, NY Architect: Fackler, Eliason Procelli Program: Condo JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
30 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BK4 JOY CONSTRUCTION PAST ACCOMPLISHMENTS 1975 Birchall Ave., Bronx, New York Architect: Meltzer-Mandl Architects Agency: HFA Program: WorkForce Housing 900 Ogden Ave., Architect: Meltzer/Mandl Architects Program: WorkForce Housing Jesup Ave., Owner: Highbridge HDFC Agency: DHCR Program: WorkForce Housing for Senior Citizens 638 Sagamore St., Bronx. New York Architect: Meltzer/Mandl Architects /HPD Program: WorkForce Housing Intervale Ave. Project 1118 Intervale Ave. at East 167th St. & Kelly St., Architect: Meltzer/Mandl Architects Program: WorkForce Housing 2067 Creston Ave., Architect: Meltzer/Mandl Architects Program: WorkForce Housing 128 East Clarke Pl., Bronx, New York Program: WorkForce Housing Intervale Ave. Project-II 1118 Intervale Ave. at East 167th St. & Kelly St. Architect: Meltzer/Mandl Architects Program: WorkForce Housing Knox Place 597 Grand Ave., Brooklyn, NY Owner: Joy Construction/New Start, LLC Program: Mid-Income Housing 600 Concord Ave., Bronx. New York Architect: Meltzer-Mandl Architects Program: WorkForce Housing 1001 University Ave., Architect: Meltzer/Mandl Architects Program: WorkForce Housing 50 Greene Ave., Owner: Joy Construction/New Start, LLC Program: Mid-Income Housing 2035 Marmion Ave., 825 East 179th St. Bronx, New York 2333 Webster Ave Intervale Ave., and Kelly St Merriam Ave., Architect: Meltzer/Mandl Architects Program: WorkForce Housing Architect: Meltzer/Mandl Architect Agency: HFA Program: WorkForce Housing Architect: Meltzer/Mandl Architects Agency: HFA Program: WorkForce Housing 1491 Macombs Rd., 3880 Orloff Ave., Flossie Wilson Residence 1177 Reverend James Polite Ave., Architect: Meltzer/Mandl Architects Program: Mid-Income Housing Architect: Meltzer/Mandl Architects Agency: DHCR Program: WorkForce Housing Owner: 163rd St. Improvement Council Agency: OMH Program: Special Needs Serenity Houses Lafayette Ave. Brooklyn, NY 800 Bergen St. Project Brooklyn, NY 246 East 77th St., New York, NY Owner: African American Planning Commission Agency: HHAC and DASNY Owner: Joy Construction/New Start, LLC Program: Mid-Income Housing Architect: Meltzer/Mandl Architects Program: Inclusionary Housing JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY
31 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BK5 JOY CONSTRUCTION CORPORATION STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY 40 FULTON STREET - 21ST FLOOR NEW YORK NY
32 23397 JOY Cat 2011 bk 8.0_Layout 1 12/9/11 2:32 PM Page BK6 STRONG FOUNDATIONS LOYALTY. HONESTY. COMMUNITY 40 FULTON STREET - 21ST FLOOR NEW YORK NY
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