New York developers have long insisted that an affordable housing tax break replacing 421-a is a vital part of the push to build more homes in the city. But their response to the replacement in this year's state budget, 485-x, has been muted at best.
And now, one prominent developer is saying the higher wage and stricter affordability requirements in the program have effectively killed a huge project the company had planned for Williamsburg.
"It's not feasible right now," Two Trees Managing Director David Lombino said of River Ring, the sprawling, mixed-use development the firm intended to build on the neighborhood's waterfront. "It was a popular project, but we were reliant on a tax-incentive program, and the new program is more expensive than the old program."
River Ring would have featured more than 1,000 residential units, 25% of which would have been affordable for families earning between 40% and 130% of the area median income, or about $56,000 to $182,000 for a family of three. Amenities were to include a $150 million waterfront park and a YMCA.
But allowing units to be designated as affordable for families earning as much as 130% of the area median income was one of the biggest complaints about 421-a, and under 485-x, the highest level allowed is 100%, or about $140,000 for a family of three. Construction wages must be higher as well, starting at $72.45 an hour for buildings in parts of Manhattan, Queens and Brooklyn, including where Two Trees was planning to build River Ring. That area is known as "Zone A."
Now is a tough environment for real estate in general thanks to factors such as high interest rates and development costs, which Lombino acknowledged. But he stressed that 485-x does nothing to mitigate these issues.
"Nothing in 485-x acknowledges the interest rate environment," he said. "In fact, it makes it more expensive to build than the old program."
Representatives for Gov. Kathy Hochul's office did not respond to a request for comment by press time. In her remarks on April 15 announcing the budget deal, she said 485-x "will jumpstart housing production for the city while creating permanently affordable units, all the while ensuring that good wages will be there for our hardworking men and women who build them."
The New York Post first reported news of the decision from Two Trees. The firm is run by the Walentas family and famous for spearheading the transformation of Dumbo.
Lombino declined to specify what else Two Trees could build at the River Ring site but said the company would not leave it undeveloped indefinitely. The company is also still moving forward on its comparably ambitious mixed-use Domino project in the neighborhood, which still qualifies for 421-a under the program's deadline extension to 2031 that was also included in the state budget.
He expects other developers to make similar decisions going forward.
"Over the next couple years, there will be a lot of construction [being finished] under the old 421-a program with the completion deadline extension," he said. "You'll see few if any people starting projects under 485-x in Zone A."
Passing any replacement for 421-a has proved difficult. It expired in mid-2022, and there was virtually no momentum in the state Legislature behind developing a new program that year or in 2023, with many critics essentially saying good riddance to what they saw as a giveaway to large developers that produced little truly affordable housing.
Lombino says there had been a chance to pass a more effective program this year given the major change in attitude many New Yorkers have had around housing.
"There's an increasing understanding that housing supply needs to increase dramatically," he said. "You have people from all sides of the spectrum saying we need more housing, even council members you wouldn't necessarily suspect given their politics."
And he pushed back on the notion that Two Trees was bluffing, stressing that the firm needs to have an expectation that its real estate projects will make financial sense before moving forward on them.
"The return on investment needs to be higher than what you can get in a high yield savings account or with a certificate of deposit from your local bank. Otherwise people are going to deploy their capital in different ways," he said. "It's not a charity."
The noble but neglected Scribner Building on Fifth Avenue has renewed the lease for its last remaining tenant at a higher rent, marking the first good news in many years for the landmarked property where F. Scott Fitzgerald and Ernest Hemingway used to meet their publisher.
Apparel retailer Club Monaco agreed to extend its lease through 2031 at a price of $208 per square foot, according to court records, a substantial increase from its previous rent of $125 per square foot. Officials at real-estate services firm JLL say more good news is to come.
“We’re just now starting to show the building,” said property manager Carolyn Austin. “It’s been through some things.”
Located at 597 Fifth Ave. on the corner of East 48th Street, the former headquarters and bookstore for publisher Charles Scribner has lost nearly all its tenants since 2020. The 12-story, 67,000 square foot building’s exterior and interior are both landmarked and the upper-floor spaces are small.
Landlord Thor Equities “effectively abandoned” the building, a receiver said in a court document, adding Club Monaco officials seeking to negotiate a lease extension last year “were unable to reach a responsible party willing and able to negotiate one.” Austin said maintenance contractors took care of the 111-year-old building without pay.
Neither Thor Equities, which is led by Joe Sitt, nor legal representatives responded to a request for comment. A spokesperson for Thor told The Real Deal in January that it had written off the Scribner Building “years ago.” Investors in the defaulted $105 million mortgage for the building and neighboring 3 E. 48th St. face a 72% loss, KBRA estimated in a report last month. The bank Wilmington Trust, trustee for the security that holds the mortgage, sued last year to seize custody of the buildings.
The building’s court-appointed receiver, Hope Plasha, didn’t return a call.
Although the new Club Monaco lease provides much-needed stability for the Scribner Building, its rent illustrates the dramatic decline in fortunes for some of Fifth Avenue’s handsome but older retail spaces. Skims, the apparel company founded by Kim Karsdashian, has agreed to lease space at 647 Fifth Ave. at a rent 75% below the $770 per square foot paid by the previous tenant, Donatella Versace. An appraiser last year valued 597 Fifth at $980 per square foot, or 40% below the price paid by Thor Equities to buy 597 Fifth from a Kuwaiti investor in 2011.
“The numbers show Fifth Avenue doesn’t have the same cache as it used to,” said Roy Chun, senior managing director at KBRA.
It’s a different story only eight blocks north, where the Paris-based parent of Gucci in January paid $963 million for 717 Fifth Ave., more than triple the estimated value of the 115,000 square-foot space at the corner of East 56th Street. Prada paid nearly $400 million for 720 Fifth Ave. late last year.
New management was installed at the Scribner Building last year when JLL replaced CBRE, which declined to comment.
Pop-up retailers have expressed some interest in short-term deals, Plasha said in court documents, and potentially longer-term tenants demanded months of free rent and an inducement payment to sign a lease. Plasha said the strongest offer came from Club Monaco, which first leased space in late 2019 and agreed to forego free rent but negotiated a $2 million inducement payment in return for agreeing to the seven-year extension. It also agreed to let the landlord terminate the lease in 2028 for a $500,000 fee if the market rebounds.
Club Monaco is owned by California-based private equity firm Regent, whose portfolio includes Rate My Professors, Supercuts, and Wonderbra. Regent didn’t respond to a request for comment.
The limestone Scribner Building was built in 1913 and designed by the brother-in-law to renowned publisher Charles Scribner, Ernest Flagg, who created a vaulted triple-level store on the ground floor that the New York Times described as the Grand Central Terminal for book retailing. The offices for the publisher were upstairs. The bookstore space was sold in 1984 to Duane Reade and has been occupied since by a series of retailers, including Benetton, Sephora, Lululemon, and Club Monaco. (It doesn’t appear to have ever been used as a drugstore.)
The building needs more than $1 million worth of repairs to its sprinkler systems, according to court records. The facade and sidewalk elevator also need work but Austin said none of the repairs are especially difficult.
“The building’s bones are good,” she said.
She worries that other buildings without Scribner’s pedigree might not be so lucky in the months and years ahead. With tenants harder to find and with interest rates staying elevated, the economics aren’t attractive to fix up handsome older Manhattan commercial buildings. She fears the buildings will deteriorate while landlords duke it out with lenders in courtrooms or boardrooms.
“I think there will be a lot of foreclosures, a lot of buildings in receivership,” she said. “At least, that’s what I hear.”
NEW LAB: Northwell Health opened Long Island’s first molecular diagnostics laboratory in Lake Success to provide patients with genomic profiling to guide cancer treatment, the health system announced Monday. The 2,800 square-foot clinic, which cost $3.2 million, has eight genetic sequencing machines that can analyze tumor and blood samples for specific biomarkers that can inform cancer diagnosis and treatment. The new lab is associated with the Northwell Health Cancer Institute and its Center for Genomic Medicine.
DOH ADVISORY: The Department of Health warned health care providers Monday about improper use of equipment related to automated external defibrillators – devices that provide an electric charge to the heart – in pediatric emergency care. The agency said that not all pads are compatible with devices used in pediatric settings and can prevent clinicians from providing life-saving care.
PUBLIC HEALTH FELLOWSHIP: The state Health Department started accepting applications yesterday for its New York State Public Health Corps fellowship, a program designed to strengthen the local public health workforce. The agency identified 200 open fellow positions at local health departments for college and advanced degree graduates across the state, who will have the opportunity to work on projects related to infectious disease outbreaks and community health initiatives. The fellowship program launched in 2021 in response to public health workforce needs identified during the Covid-19 pandemic.
May 7, 2024: This story has been updated to reflect that the molecular diagnostics facility that Northwell opened in Lake Success is a laboratory, not a clinic.
New York City Health + Hospitals beat financial expectations by the third quarter of its 2024 fiscal year, but executives are still monitoring the potential fallout from the cyber attack on software company Change Healthcare.
The public hospital system reported $155.7 million in gains through the end of February for a margin of 1%, John Ulberg, chief financial officer of H+H, said in a finance committee meeting on Monday. Ulberg attributed those gains to a bump in patient services revenue, which was $325 million higher by February than it was during the same time last year.
Ulberg said that the uptick in patient services receipts was a result of higher patient volume, which has fully rebounded since the Covid-19 pandemic. Inpatient care visits increased by 1.5% since the start of the pandemic and outpatient care visits rose 9%.
The hospital system has also made progress on cost savings measures, including efforts to reduce spending on temporary nurses and reach Medicaid recertification goals. H+H has generated $825 million in cost savings during the 2024 fiscal year, tracking towards its goal of $1 billion by the end of the year, Ulberg said.
Ulberg added that the health system is “very confident” that it will reach that goal. “We’re even having discussions about raising the bar.”
The health system’s performance through the third quarter does not, however, take into account the cyber attack on UnitedHealth-owned claims processing company Change Healthcare, which has disrupted medical billing since late February. H+H has fared well since the start of the attack, but operations are not back to normal, administrators said.
In the weeks following the attack, H+H expedited the rollout of a partnership with the claims processing company Experian Health, which it had previously agreed to prior to the hack. But the health system implemented the new system a few months early and sent out 400,000 claims in the first two weeks of February to catch up, said Marji Karlin, chief revenue officer at H+H. The health system is caught up on all claims with the exception of dental bills, she said.
Karlin said that the hospital’s “quagmire” has been with remittance files, which provide explanations from insurers about payment adjustments. Ulberg said that although the health system was able to draw on its cash reserves and support from state and local governments in the first few months of the attack, it's unclear if it will experience a loss from the lag in remittance payments.
The health system closed the month of March with $708 million, or 26 days’ cash on hand. It’s expected to close the months of April and May with $600 million, or roughly 21 days’ cash on hand, Ulberg said.
H+H has 11 hospitals, 30 Gotham Health primary care facilities and five long-term care centers across the five boroughs.
May 7, 2023: A previous version of this story incorrectly stated the number of facilities at H+H. The story has been corrected.
Long Island research organization Cold Spring Harbor Laboratory scored $15 million from the state to build a pancreatic cancer research center, Gov. Kathy Hochul announced Saturday.
The Nassau County lab received funding from the state’s economic development arm Empire State Development to cover half the costs of its $30 million Pancreatic Cancer Center of Excellence. The center will become Cold Spring Harbor’s hub for research to improve the diagnosis and treatment of the lethal disease.
Pancreatic cancer is one of the most lethal forms of cancer, with a survival rate of less than 10% once the cancer has spread, according to the governor’s office. Roughly 3,600 New Yorkers are diagnosed with pancreatic cancer each year, Health Commissioner Dr. James McDonald said in a statement.
The goal of the new research center is to validate potential therapeutic targets and ultimately bring new treatments to market – an effort that will create jobs and bolster Long Island’s life science industry, officials say. The Pancreatic Cancer Center of Excellence is expected to create 25 new jobs directly at the facility and generate between two and four spin-off companies each year, the governor’s office said.
The state estimates that the surge in commercial activity will eventually create 100 high-value scientific jobs in the New York City region.
Funding for the center is part of a $500 million effort to expand Cold Spring Harbor Laboratory. Including the most recent investment, New York state has committed $70 million to that expansion, making it the largest funder of the project, the governor’s office said.
Cold Spring Harbor Laboratory broke ground on its expansion a few months ago. Construction of the center is estimated to be completed in the winter of 2026, said Phil Renna, a spokesman for Cold Spring Harbor.
Cold Spring Harbor Laboratory, founded in 1890, conducts biomedical research on cancer, neuroscience, plant biology and quantitative biology.
When Brooklyn Heights-based angel investor Leslie Schrock met with Dina Radenkovic, co-founder of women’s health startup Gameto, in 2022, Schrock noticed Radenkovic seemed exhausted. Just the day before, Radenkovic had donated her eggs to test her company’s protocol, which uses cell engineering to develop reproductive medicines for women.
Schrock was impressed by Radenkovic’s dedication.
“I knew Dina was the real deal,” Schrock said. “I thought to myself, Wow, not all founders are willing to do that. And they’re certainly not willing to show up to work the next day."
Radenkovic’s commitment convinced Schrock to join the bioethics committee for Midtown-based Gameto, which has raised about $40 million in a quest to bring women more treatments as they age. Schrock is also an adviser for Maven Clinic, one of the superstars of New York’s women’s health industry, and an angel investor for several other companies focused on women.
She is far from the only investor interested in the space. In New York, women’s health is a hot ticket. The city raked in half of all women’s health-tech funding in the U.S. in 2023, according to Deloitte. Investments totaled $256 million, cementing New York as a hub for companies focused on reproductive health, fertility issues and pregnancy, among other women’s issues.
As such, the city has become a competitive landscape for founders jockeying for investments. And a number of female venture capitalists have taken up the goal of helping female entrepreneurs get their fair share of funding. To help them break through the noise, four female investors told Crain’s what companies can do to win them over–and win their dollars.
Painkillers, not vitamins
In this increasingly crowded landscape, Schrock says, women’s health startups should seek to tackle broad issues and not just niche ones. The wider the base of women who will use the company, the more appealing it will be to investors.
“Is the problem you’re solving big enough? Is it painful enough?” she asked. “If you are building something that's not going to have a $100 million exit, it's probably not going to be appealing for most venture capitalists.”
To that end, she said, a startup should look to be “a painkiller, not a vitamin.” In other words, it should aim to solve a large problem, not just help people deal with it. Founders need to show that they can address a persistent need and then expand to offer other fixes, Schrock said.
Many women’s health firms focus on finding solutions to only one problem, such as polycystic ovary syndrome, said Schrock. That worked for a while. But as the sector has grown, she says, having a singular mission is no longer enough.
One of the clearest examples of this idea is Hudson Square-based Maven Clinic. Founder Kate Ryder started the virtual clinic, which Schrock also advises, in 2014 to solve pregnancy issues, beginning with doula care. Since then Maven has raised $300 million, was one of the early unicorns in the women’s health space and now offers care for mothers and newborns, children and women going through menopause.
Build relatability
Often female investors will draw from their own experiences when choosing which startups to back.
Four days after Holly Maloney, a managing director at the venture capital firm General Catalyst, which has an office in SoHo, had her first healthy baby, she was rushed to the emergency room for symptoms of preeclampsia, a complication involving high blood pressure that can be fatal. During her second pregnancy, which was otherwise healthy, Maloney suffered a placenta abruption, in which her placenta detached from her uterus.
“I’m in a fortunate position where I have really high-quality insurance,” she said. “I am engaged in resources that can give insight into what [I’m] dealing with. That’s just not the case for so many women out there.”
Maloney’s personal experience serves as her guide when she considers which companies to invest in. She hones in on startups that are trying to educate women early in pregnancy in an effort to prevent more dangerous outcomes.
In addition to Maven, she’s invested in Mirvie, a San Francisco-based platform that aims to predict complications before they occur.
“It was just so clear to me that a company needs to exist that can detect these very high-cost complications as early in the pregnancy journey as possible,” she said of her thought process around Mirvie, “if we're ever going to flip the narrative around the mortality rate in the U.S.”
Show how the business will work
Although investors can be moved by the stories behind companies, they are ultimately looking to make a return. Forest Hills-based independent angel investor and adviser Christina Farr said she chooses to make early investments in founders who can prove that their business will work.
“There are companies in women's health that are doing well from what I've heard, but I think there's a lack of information and education around how,” Farr said. “Who are you selling to that’s buying these solutions? What is the pitch? What are the mechanics of it? Investors have their own needs, their own targets. They have to believe in your business.”
She looks for evidence of revenue, product market fit and metrics that look like they’re going in the right direction when deciding whether to contribute funding.
Showing proof only becomes more important once a firm is looking to raise a Series A or B funding round, Farr said. She noted that it’s vital for women’s health firms in particular to show proof of concept and viability as well as data because there is “all kinds of bias against women and women's health companies … and most venture capitalists are male.”
She pointed to Chelsea-based Summer Health, a platform on which parents can text pediatricians about issues affecting their kids, as one example of a firm that showed her it could go big. She learned this by using the platform herself, as a mother of a young child, and seeing whether it could improve parents’ experience with finding pediatricians. That, in addition to her talks with founder Ellen DaSilva and her understanding that pediatrics is underfunded, pushed her to invest. Summer Health, which counts women as the majority of its users, most recently raised a nearly $12 million Series A round in April.
New York City’s Caraway Health, another firm Farr invested in, focuses on reproductive health for college students. Her previous fund, OMERS Ventures, got involved from the start because investors saw a “huge need” for health and mental health care focused on Generation Z, with few companies pursuing the population. Caraway, founded in 2022, cinched a $17 million Series A round last year because founders showed the investors they could patch that hole.
When it doubt, stick it out
There is a perception that the city’s women’s health space is already crowded. But Lexi Henkel, a principal at Maverick Ventures, which has a Midtown office, said the recent flurry of activity is just the beginning. The founders who can stick it out for the long haul will be rewarded.
“Women control 80% of health care spending [and are] 50% of the population. Yet only 2% of venture funding in 2023 went toward women's health innovation,” she said. “So while we're hearing more and more about it, there's still so much whitespace. We haven't even hit the tip of the iceberg.”
She seeks out companies that aim to patch persistent gaps in the sector, such as the one that exists for in vitro fertilization. IVF is responsible for just 2% of births, and 15% of people are infertile. San Francisco-based firm Frame Fertility as well as Branch Care and Mate Fertility, which is located in Oklahoma City, are just a few of the startups making her excited for the future, she said.
But smart entrepreneurs will understand that women are concerned with and affected by more than just fertility issues. Going forward, Henkel expects to see more firms pop up to address conditions including cardiovascular concerns and Alzheimer’s disease, both of which disproportionately affect women.
Ultimately, Schrock said, founders will need to prove they are willing to go the distance and take big swings, as Gameto’s Radenkovic did. She emphasized that the impact they can make in women’s health is worth it.
“It’s a long road starting these companies, especially working in health care. It’s a ground assault,” she said. “Do you have the resilience to stick with this, even when times get tough?”
The state department of health has found evidence that a Suffern-based health care provider falsified vaccine records for a child that attends high school on Long Island, according to court documents filed last week. The findings are the department’s latest in an investigation into alternative medicine providers with little history of giving vaccines to school-aged children.
The health department, which regulates New York schools’ compliance with vaccination requirements, has been looking into providers for years. While parents used to be able to forgo mandatory vaccines for religious exemptions at public and private schools, the state repealed the law in 2019 in an effort to protect kids from preventable diseases. Parents had to show proof of vaccination to attend any school or day care in the state. Following the repeal, the department saw a jump in the number of providers registered to give vaccines–and began auditing those that displayed “red flags.”
One result of those audits is the department’s fine against Long Island midwife Jeanette Breen. She operated a private practice on Long Island and was fined $300,000 for creating false vaccine records for almost 1,500 kids after giving them homeopathic treatments instead of shots. The department voided records Breen falsified and urged parents to work with their health care providers to confirm kids’ records were sufficient.
According to the letter, filed by health department attorney Rakim Johnson in Nassau County Supreme Court, department officials had already been investigating Valley Health and Hyperbarics, an alternative medicine provider with no history of giving kids vaccines before 2019. Kellenberg Memorial High School, which is about two hours away from Valley Health, rejected its vaccination records for one child following the investigation into Breen and based on the knowledge that the department was already looking into Valley Health.
The department found that Valley Health had not provided any vaccines recently, despite reporting that it had given the high schooler shots for hepatitis B, polio and meningitis. The meningitis vaccine Valley Health purportedly administered was expired. Additionally, the child’s mother Ivona Blaslov, who filed a lawsuit against the health department that Rakim’s letter responds to, could not answer questions about Valley Health’s location and office.
Blaslov asked the court to force the health department to allow her child to attend school despite Kellenberg’s rejection of the immunization records. Rakim’s letter, in response, asks the court to deny Blaslov’s request, arguing that the child cannot be admitted to school.
Erin Clary, a spokeswoman for the health department, declined to comment on the ongoing investigation or the pending litigation. However, she said the department continues to work with law enforcement and prosecutorial agencies alongside other enforcement mechanisms to combat vaccination fraud. Additionally, the department is working with schools and local departments of health to help them recognize and fight fraud, Clary said.
According to Johnson’s letter, the department’s investigation into Valley Health’s vaccine recording practices is ongoing. Representatives from the Suffern facility did not respond to a request for comment.
Housing is considered affordable if a household spends no more than 30% of its monthly gross income on housing costs. If your housing costs exceed 30% of your monthly income, then you are considered “housing burdened.” Experiencing housing burden can impact individuals’ and families’ overall financial health, in particular the ability to save, weather short- and long-term hardships and build wealth.
In New York City, more than half of renters are housing burdened, according to a 2022 report from NYU’s Furman Center. While housing affordability impacts New Yorkers across the income spectrum, the report indicates that housing burden is more acute among low-income, very low-income and extremely low-income households.
Statistics from the latest NYC Housing and Vacancy Survey (NYCHVS) show the net housing stock has increased by about 60,000 units since 2021, which is relatively high compared to previous NYCHVS data, which has been collected every three years since 1965.
Both the City and State of New York have invested significant resources to create more affordable units, which has contributed to the net increase in housing stock. Advancing affordable housing goals requires intentional engagement and focused effort across public, private and non-government organizations.
Over the course of nearly two decades, Capital One has provided debt and equity investments through the Low Income Housing Tax Credit (LIHTC) program on properties financed through the New York City Housing Development Corporation (HDC), the New York City Department of Housing Preservation and Development (HPD), the New York State Housing Finance Agency, and the New York State Division of Housing and Community Renewal programs.
One LIHTC property in West Harlem, Castle Gardens, has been home to 114 households for over 10 years. Sixty-three apartments are set aside for individuals with criminal legal history and formerly unhoused, who have the opportunity to access The Fortune Society’s programs that support returning citizens. New York City and New York State government agencies, alongside Community Development Financial Institutions and Capital One, provided financing for the development of Castle Gardens. We have also made philanthropic investments in The Fortune Society’s peer-to-peer programs, workforce training, entrepreneurial programs and financial literacy.
More recently, between 2020-2023,Capital One has provided more than $2.1 billion in community development financing in the New York City market. The vast majority of this financing has brought affordable, high-quality housing to thousands of New Yorkers across the five boroughs.
In Brownsville, Brooklyn, the newly constructed Simba Simbi Seniors recently completed its initial lease-up. The property was co-developed by Dunn Development Corp. and Fish Plate Development LLC and financed by HDC, HPD and Capital One. Simba Simbi sets aside 30% of its 157 apartments for seniors 55 and older who have been formerly unhoused, with the remainder of the units for seniors 62 and older who make 50% or less of the area’s median income. Simba Simbi also hosts a large community facility space occupied by a local nonprofit performing arts organization. The group runs programming for area youth and will include intergenerational programming opportunities for building residents.
Late in 2023, the West Side Federation for Senior and Supportive Housing broke ground on Fischer Senior Apartments in the Highbridge neighborhood of the Bronx. When it opens, Fischer Senior Apartments will provide 105 new units of affordable housing with about half the units set aside for seniors formerly unhoused. The property will offer a range of onsite services that support residents in managing their finances and accessing healthcare. Financing was provided by HPD, the New York State Office of Temporary & Disability Assistance, Freddie Mac and Capital One.
In addition to financing the development of affordable rental communities, Capital One also invests in an ecosystem of community partners, such as the New York Mortgage Coalition (NYMC) homeownership counseling program that helps families build the financial management skills to build credit, establish a budget and qualify for and access mortgages through counseling. The NYMC has provided mortgage counseling to thousands of families and helped to originate over $1 billion in mortgages.
Through collaboration with government agencies, customers and community partners in the City and State of New York, we will continue to pursue our shared goal of achieving housing affordability in New York City.
Williamsburg’s original Domino Sugar Factory sign has been given new life as an art installation. Two Trees Management last week unveiled “Untitled (reverse virgule),” which repurposes the iconic yellow Domino Sugar Factory sign into an 11-foot by 36-foot wall sculpture. Created by artist Virginia Overton, the piece sits in the lobby of the Refinery at [...]
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