This court is called upon, once again, to consider the interplay of an owner's participation in the J-51 tax benefit program (see RPTL 489; Administrative Code of City of NY § 11-243) with luxury deregulation of a rent-regulated dwelling unit (see Rent Stabilization Law of 1969 [Administrative Code of City of NY] § 26-504). It is undisputed that petitioner was a rent-stabilized
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