Skip to Content

About Libby

M. Elizabeth “Libby” Coreno is a Director at Carter Conboy, who serves individuals, regional businesses, and international corporations in the real estate and construction industries.

Practicing law since 2004, Libby brings to the table extensive experience in zoning, planning, and real property development; complex commercial and real estate transactions; land use and SEQRA actions; environmental law; municipal law; litigation and appeals. Libby also offers experienced counsel regarding zoning applications, municipal taxation, easements, adverse possession, subsurface rights, contract disputes, and homeowner and condominium association matters.

Why Libby

Libby prides herself on authenticity and her directness and honesty establish an immediate bond of trust with clients. She brings an attitude of creative problem solving to land development challenges either in city hall or in court and she has the tenacity to see things through in the most complex, pressured regulatory scenarios. Her collaborative style pairs the art of persuasion with political poise and she assists her clients in achieving the approvals they need to keep real estate projects on track. The relationships she builds on this foundation increase in value to her clients over time.

With years of development, construction, and real estate industry experience, Libby works alongside clients to craft persuasive messages, coupled with astute legal analysis, that demonstrate to decision makers and the public the positive impact of her clients’ project. She seamlessly manages relationships among professionals, the press, and governing entities over any real estate development issue. From site selection to the approval process to public/private financing, Libby is well suited to provide comprehensively counsel for the entirety of a project’s lifecycle and far beyond it.

Libby also brings a personal passion to her daily engagements that changes conversations. In addition to her position as a Director at Carter Conboy, she is the founder of The Silent Partner™, a one-of-a-kind consultancy service that helps legal and business professionals learn ways to live, practice, and make life transitions mindfully, authentically, and creatively.

Qualifications

Affiliations

  • New York State Bar Association
  • Saratoga County Bar Association, President (2016-17); Vice-President (2014-15); Executive Board (2009-Present); Newsletter Editor and Chair (2006-Present)
  • Adirondack Women’s Bar Association

Recognition

  • Saratoga TODAY™ Women of Influence, Honoree (2016)

Noteworthy

Land Use

  • Provided counsel to private school in development of its second phase, including modification to use and area variances, amended negative declaration under SEQRA, site plan review and architectural review.
  • Provided counsel to recreational not-for-profit in the acquisition and land use development of property for $20M facility, including legislative initiatives in use change, environmental review (SEQRA), and site plan review.
  • Provided counsel to a semiconductor manufacturing company in the development its Saratoga County facilities, including legislative changes, environmental review (SEQRA), real estate transfers, and site approvals.
  • Acting as special counsel to a local economic development corporation in its application for local legislation for future development, including draft legislative changes and environmental review under SEQRA.
  • Provided counsel to health care facility in the development of its regional medical campus, including the creation of its planned development district (PDD) and environmental review under SEQRA.
  • Granted reversal of a zoning board of appeals decision concerning pre-existing nonconforming uses related to off-site advertising.
  • Obtained approvals for client necessary for the development of a winter resort timeshare facility.
  • Successfully opposed a lakefront development in Warren County based upon interpretation of height restrictions.
  • Provides special counsel to local land use boards on issues of interpretation, SEQRA (environmental review), and standards of review.

Complex Commercial Transactions

  • Provided counsel to corporation on $3M joint venture involving land acquisition, ground leases, tenants, tax implications, land use approvals, and operations.
  • Provided counsel to CEO of online content provider in a $4M joint venture with a foreign corporation, including review and assessment of private placement memorandum, multi-jurisdictional contracts, and development of investor/shareholder rights.
  • Negotiated successful sale of shares in a closely-held company to first third-party investor in company’s history.
  • Experienced counsel in all manner of real property transfer in residential or commercial circumstances. 

Litigation

  • Negotiated successful dismissal of U.S. government case against a professional consultant under the Fair Housing Act.
  • Achieved specific enforcement of land owner’s rights in homeowner association for the provision of utility access.
  • Awarded summary judgment for lakefront land owner against improper use of an easement by neighbors.
  • Negotiated successful dissolution or buy-outs of multiple entities in partnership, shareholder and membership disputes.
  • Developed successful off-site mitigation agreement between developer and existing not-for-profit club.

Homeowner Associations (HOA), Condominium, and Timeshares

  • Represents several prominent HOA and condominium boards concerning issues of interpretation, enforcement, and observance of governing rules and regulations for cooperatives.
  • Represents sponsors of cooperatives in the filing of Offering Plans and Declarations of Covenants and Restrictions (including amendments) under the Martin Act.
  • Advise owners within cooperatives in the complaint process with the Attorney General’s Office in circumstances of disputes with sponsor or violations under the Martin Act.

Representative Matters

  • Sugar Foods de Mexico v. Scientific Scents, LLC, 79 A.D.3d 1551 (3rd Dep’t, 2010)
  • Kodogiannis v. Zoning Board of Appeals of the Town of Malta, 42 A.D.3d 739 (2007)
  • Ropitzky v. Hungerford, 27 A.D.3d 1031 (3d Dep’t 2006)
  • Schaffer v. Landolfo, 27 A.D.3d 812 (3d Dep’t 2006)

Education

  • J.D., Albany Law School of Union University, cum laude (2003)
  • B.A., University of Kentucky, History (2000)
  • Emma Willard School (1995)

Admissions

  • State of New York (2004)
  • U.S. District Court, Northern District of New York (2004)

Advocacy & Involvement

Community & Civic

  • Saratoga Chamber of Commerce, Women in Business, member and volunteer presenter
  • Leadership Saratoga, Graduate (2009); Alumni Board (2009–Present); Governance Committee Chair (2014); President-elect (2015–17)
  • Daughters of the American Revolution (DAR), Scholarship Coordinator and Volunteer (2010–12)
  • Stillwater Mock Trial Team, Coach (2010); Judge (2011–13)
  • Saratoga PLAN, Board of Directors, Chair of Stewardship Committee (2009–11)
  • Saratoga Reads! Selection Advisory Committee Chair (2007–10)
  • Literacy Council of Northeastern New York, Volunteer for 1st Annual Read Run (2009)
  • Corinth High School Lawyer Law Week, Volunteer Lawyer in the Classroom (2007–10)
  • Wellspring (Formerly Domestic Violence and Rape Crisis Services), Board of Directors, Personnel Committee, Strategic Planning Committee (2007–08)

Leadership

Speaking

  • Speaker: “Zoning and Planning Case Law Update,” Saratoga County Regional Zoning & Planning Conference, Saratoga Springs, NY (annually 2010-present)
  • Speaker: “Mindful Leadership”, Leadership Saratoga, Saratoga Springs, NY (annually 2013-present)
  • Speaker: “Managing Difficult Conversations”, New York State Bar Association, Women on the Move 2017 – Talking While Female, Larchmont, NY (2017)
  • Speaker: “Law Practice Management – Attorney Wellness”, New York State Bar Association, New York, NY (2017)
  • Speaker: “Empowered Conversations”, Northeast NY Employee Assistance Professionals Association (2016)
  • Presenter: “Mindful Practice, Mindful Life”, New York Bar Association, LAP Annual Retreat (2015)
  • Presenter: “Creating, Terminating and Enforcing Easements, Boundary Issues and Easement Laws”, National Business Institute (2015)
  • Presenter: “Real Life Ethics in Property Disputes, Litigating Disputes over Easements and Restrictive Covenants”, National Business Institute (2014)

Publications

  • Coreno, Libby and Murray O’Hara, Kerry. “Attorney Wellness: The Science of Stress and the Road to Well-Being.” New York State Bar Association Journal, pp.26-30 (October 2018 Vol 90, No.8)
  • Coreno, Libby. “What Makes Lawyers Happy.” New York State Bar Association Women’s Community Newsletter, p.9 (Fall 2015)
  • Coreno, Libby. “Land Use and SEQRA Update.” Saratoga County Bar Association Law Notes (Jan/Feb 2014)