Super Developer Saves Nook. Council Grants 4 Month Extension on Affordables

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WPCNR MAIN STREET JOURNAL. September 19, 2007: Louis Cappelli, President of Cappelli Enterprises has struck a deal with the Dimitrakakis family, owners of The Corner Nook Cafe, the 25-year diner institution across the street from City Hal . Peter Dimitrakakis will be compensated for his costs of leaving the Nook for 14 months, with Cappelli agreeing to build a brand-new Corner Nook restaurant into the 8-story 42-unit now luxury apartments he will build to satisfy his 24-unit obligation required under his 221 Main Ritz-Carlton development.



Super Developer Louis Cappelli with his new partners, Peter Dimitrakakis, his wife Antoinnette and daughter at City Hall last night. Mr. Cappelli will put Mr. Dimitrakakis in business at The Nook’s same old stand in  Cappelli’s glamorous affordable housing building shown below. Mr. Cappelli will start the building November 1



The new glass and granite 240 Main Street planned by Mr. Cappelli, new home of The Nook in 14 months –and 24 units of affordable housing to complete Cappelli’s obligation on the 221 Main Ritz Carlton project. View is from City Hall, Trump Tower is in the background.


 


Cappelli and Dimitrakakis arrived at an understanding where the Nook owners could return to their present location after Cappelli’s glass and granite building is completed by December 31 of next year. In return the council indicated to Mr. Cappelli they would grant him a 4-month extension tacked on to the August 8, 2008 deadline when his 24 units have to be turned over to the city, in order for him to get a Certificate of Occupancy for the second office/residential tower in the Ritz-Carlton complex. Details of the financial arrangement were not disclosed.


Cappelli and the owners were present as the Super Developer explained to the Common Council that he and Dimitrakakis were thrown into a circumstance where Cappelli’s obligation to build the affordables lapsed back to him after Martin Ginsburg’s Pinnacle project expired. Ginsburg was to have built the units for Cappelli.


Council PresidentRita Malmud having listened to Mr. Cappelli’s announcement of the deal and the shortened 4-month extension request, gave her blessing to the deal that will enable Cappelli 14 months to execute the 8-story building.


The Super Developer has redesigned the exterior into a granite and glass upscale building perhaps the ritzy-est affordable housing building ever.  He said the building would be luxury on the interior,too with granite countertops and upscale kitchens and appointments. Malmud said the exterior was an improvement and she saw no objection to granting the extension. Cappelli had originally wanted a one year extension. No reason was given why he cut the time he had originally said he needed. 


Councilmen Power and Boykin, who were cool to any extension last night, did not comment on the extension. The matter will come before the council in October, and the plans were referred out to the various departments. Cappelli said he’d be demolitioning the present building November 1, and that he already had building permits and demolition permits, and the paper work.


The Super Developer told WPCNR last week  he was moved by a crusading column by Journal News columnist Phil Reisman, pointing out the Dimitrakakis’ plight, and decided he would attempt to find a way he could build his affordable housing commitment to the city, and save the Nook and keep it in business. He said he had suffered much bad press lately over the subject and he did not want to be perceived as the bad guy.

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Boykin Pushes for Financials to Bradley on Sales Tax. Will Hawk Finances.

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WPCNR COMMON COUNCIL-CHRONICLE EXAMINER. By John F. Bailey. September 19, 2007: At this evening’s Common Council Special Meeting, the Sales Tax 1/2 Per Cent increase resolution will be discussed. On Election Night, Benjamin Boykin,  one of three Nominee-Elects declared to WPCNR the Budget and Management Committee would be looking at all financial issues going forward, and that he expected the Mayor (Joseph Delfino) to comply with Assemblyman Adam Bradley’s request for a substantiation of why White Plains needs the $10 Million plus injection of revenue the half percent increase would bring to the city.


Assemblyman Bradley said he needs that substantiation to sell the home rule legislation to his colleagues in Albany. Boykin held forth to WPCNR on how the Council will treat financials of the city and the coming budget in the next few months. Bradley told WPCNR he needed a justification rationale before he can submit legislation in January.


WPCNR: “Are you going to look at the (next) city budget a lot more carefully in coming months?”


Boykin: “We constantly look at the city’s budget. We constantly are aware of issues that effect the city’s financing moving forward. And we’ll do what is necessary to keep our property taxes low and to come forward with a reasonable budget.”


WPCNR: “When will you convene the Budget and Management Committee again?”


Boykin: “I don’t know when the next meeting will be.”


WPCNR: “After November 6 (Election Day)?”


Boykin: “The meeting will take place at some point.”


I pointed out that Assemblyman Adam Bradley hoped for financial justification from the city administration  for the need for the half-per cent sales tax.


Boykin: “He wants a projection of the long term finances, of what there may be any budget gaps and it’s an important issue that he be given (those projections).”


WPCNR: What do you think you can do to facilitate that?


Boykin:   “He has asked the Mayor for that information and I expect the Mayor to comply with that request.”

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Put The Nook First? Power, Boykin Cool to Cappelli Extension. Malmud Mum

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COMMON COUNCIL-CHRONICLE EXAMINER. By John F. Bailey. September 19, 2007: Councilmembers Benjamin Boykin and Dennis Power turned a cold shoulder to Super Developer Louis Cappelli’s e-mail circulated offer to Council President Rita Malmud last week. Cappelli offered to keep everybody’s favorite diner, The Corner Nook in business and find them a new location, if the council would extend his deadline to provide affordable housing units at the Nook site, which he needs to build and finish to open the second tower of his Ritz-Carlton Westchester complex


 



Will the Council put The Nook First? Cappelli’s Extension Plea to Keep the Nook in business needs 4 Councilpersons for approva.



Campaigning at the railroad station Tuesday evening, Power said, “I’ve seen the e-mail. I don’t react to e-mails. He needs to put legislation before the council.” Boykin on Election Night, went a giant step farther, demanding the affordable housing. Rita Malmud, the President of the Common Council to whom Mr. Cappelli made the offer, has not responded to repeated requests for comment by the press on the Cappelli Save the Nook Initiative. 


Cappelli has pointed out that the only reason The Nook must go is because he has to demolish it starting November 1  to build the Affordable Housing he owes by August 8, 2008 to open his second residential/office tower. Cappelli is planning on moving his Valhalla headquarters to that tower.


In discussing Mr. Boykin’s new philosophy of White Plains having “the right development at the right time,” WPCNR queried Boykin as to whether the Council would consider Louis Cappelli’s request for an extension of the time Cappelli had to complete his affordable housing of 41 units at 240 Main Street, so Mr. Cappelli could keep The Corner Nook in business and find the sentimental diner a new place in White Plains.


Boykin hedged, saying, “We are looking forward to the affordable housing that is owed to us by the owner of 221.”


WPCNR gently suggested that Cappelli had made an offer through an e-mail to Rita Malmud, and would the Council consider the extension to Cappelli to save the Dimitrakakis’ family’s livelihood. Boykin was steadfast, “I’ve seen the e-mail, I’ll have no response to that other than to say the developer owes us 41 units of housing and we look forward to getting that getting the housing in the very near future.”


WPCNR persisted for an answer, “So you don’t know whether you’ll entertain it or not?”


Boykin repeated “We look forward to getting the housing in the very near future.”


“That’s a no? ” I asked striving for clarification.


“He owes us 41 units of housing, there’s been no change to that,” Boykin said.


 CNR politely noted there was an offer on the table, “Whether or not you extend him (Cappelli) or not, that’s his offer.”


Boykin said, “We do not entertain anything (meaning Cappelli’s offer) unless it comes through the legislative process.”


I asked what Mr. Cappelli has to do.


“Does he (Mr. Cappelli) have to file an amendment , legislation or something (before you’ll — the council will consider it)?”


Boykin: “That’s part of what the process would be.”


WPCNR followed up, “So you expect a formal declaration from his…?”


Boykin thundered, “I will not entertain any extension of Cappelli. We’re looking for the 41 units of housing, period. End of story.”


4 for  the Nook


Now that Councilman Arnold Bernstein is a lame duck Councilman until December 31 the Mayor, Bernstein and Councilman Glen Hockley could conceivably vote the extension, and it would take either Ms. Malmud, Mr. Boykin, Mr. Roach or Mr. Power to be the compassionate swingman to keep The Nook in business, without a break while Cappelli, as he said he would, worked with the Nook to find him another place.

Journal News columnist Phil Reisman who inspired Mr. Cappelli to create this Save the Nook strategy, pointed out that Mr. Dimitrakakis the owner of the Nook had complained the rents of locations he could move to in the do

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Publisher Sues City of Yonkers for Conviscating its News Racks.

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WPCNR PRESS NOTES. From The Westchester Guardian. September 19, 2007:  Westchester Guardian Publisher Sam Zherka will in Federal Court in White Plains, Friday, Sept. 21st, 10am. 


Mr Zherka is suing the City of Yonkers, Mayor Phil Amicone,  Police Commissioner Hartnett, and DPW Commissioner, for Content Based Discrimination, and Freedom of Speech violations after The Westchester Guardian printed articles calling the Mayor “Dumber” and “Yonkers Mayor a Huge Flop” 



Yonkers DPW and Police under orders from the Mayor, confiscated 56  Westchester Guardian news racks from public and private property in order to silence the press, and issued over a dozen violations and threats of arrest to Guardian Employees for distributing The Guardian Newspaper on Public Property.

 

A class action lawsuit, representing as many as 100,000 Yonkers Citizens may also be filed as early as Friday morning.
 

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Dems Vision of City: What People Make It Lecuona, Power Say.

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WPCNR CAMPAIGN 2007. Post Election Reaction. Gathered by The CitizeNetReporter.  September 19, 2007: Post triumph interviews at Dunne’s Pub , Democrat Headquarters, by WPCNR with Nominees-elect Milagros Lecuona and Dennis Power yielded promises that the council was going to be slowing down and taking a closer look at development and would reassert control over the direction the city takes in the future. When pressed for what their vision of the city is, Power said citizens would be involved extensively in the formulation of that vision and the council would, he hoped, not be building White Plains from now on based on outsider’s desires to build what they want in White Plains. 



 Milagros Lecuona  and Dennis Power, victors in the Democrat Primary in White Plains last night,  together voiced  the hope that the Democrats’ “Vision for White Plains” and that the concept of “Balanced Development” would evolve. Lecuona said she was going focus hard on development with her professional expertise in architure and planning.


I asked Milagros Lecuona what she hoped to do to prepare for the Common Council, (assuming she’s elected in November):


Milagros Lecuona: “Thank you very much for those encouraging words, I hope so.  I don’t think I’m going to be anything different than I have been until now, which is being a professional and working and listening to the people and what they’re needs are, and I am part of it so I am very aware of it all the years I am living in White Plains.  I am going to try and use my professional experience and my involvement in the community for the best of everybody.”


I asked what she felt this vote for her means for the people of White Plains, she added,


ML:  “This vote means a lot for the people of White Plains, this is kind of a referendum on the way the development and the concern for the development of the city is going, and it is the type of work that I am going to be focusing on.”


Asked if she was going to be asking sharp questions of developers touting projects, Lecuona said, “Whatever.”


Dennis Power right on Boykin just 36 votes behind him, with 1,602 votes said, “The people have spoken.”


WPCNR asked him if he thought the election (in November) was in the bag for the trio. ( Power, Lecuona, Boykin, Robert Stackpole, Robert Levine, Anthony Pilla,Cass Cibelli, Augie Zicca and Candyce Corcoran will be contending in the November general city election for the three council seats.)


“Oh no,” Power said, “November 6 is when it’s over, not before. There are a lot of issues to be addressed in the city ofWhite Plains. I think we’ve begun addressing them tonight. The people have spoken in terms of the direction we should be going.”


Power Interprets Direction


CNR encouraged Mr. Power to explain what that direction is: “It’s careful deliberation, responsible consideration of issues, whether it’s development, whether it’s affordable housing, sales tax all those kind of things you have to look at things and make sure we do our due diligence before we just kind of blow it out.”


Power expanded: “ I’m just pleased the people have made a  — or at least the Democrats (about 1,650 of 13,500 registered Democrats) have decided they want to have considerations of the residents come first as opposed to having developers and others design the future ofWhite Plains.  I think this is one of the biggest issues in White Plains this year in that people said you know what we’ve got this conflict, this future of suburbia and urban development. I think we’ve got a thriving downtown. People have said let’s craft a balance between the two, because if not, decisions are going to be made for us and the suburbia that we know will be forever gone. ”


WPCNR asked what does balance mean?


Power said “It (balance) is going to develop over a period of time. It means making careful decisions. It means not making snap decisions, just knee-jerk reactions. It means we have to consider things and that we have to be more in control of things, as opposed to instead of just being dealt and reacting to.”


WPCNR asked Power how is the council going to stay in control of things when you (the council) don’t know what you want to do to the rest of the town, do you agree with the West development for example?


Power fielded that one this way:  ‘What it takes, what it means is that you work listening to the people, involving people in decisions, involving planning groups and not just reacting to decisions about who else wants to develop the city of White Plains. So it’s going to be careful deliberations. It’s going to evolve over the course of time and it’s going to be a lot of good things coming together. It’s not going to be a knee-jerk reaction to what some people want for the City of White Plains. I think basically tonight the people have spoken and they’d like some careful deliberation as to where the vision of White Plains goes.”



 Candyce Corcoran, who gathered 694 votes, who will be on the Conservative Line in the November election vowed, “First I would like to thank the1300 White Plains residents who signed my petitions and those citizens who believed enough in me to come out to vote. As any sports fan knows, they do not call a game at halftime. We still have another half to play in the general election. I graduated from White Plains High School, and we are known as the Tigers. Tigers never give up and quit. The campaign still goes on.”



Arnold Bernstein, finished  fourth and has no line on the November ballot at this time. When WPCNR arrived at his headquarters for postmortem, he had already left the building.


 

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City’s Bad Timing of RFQ Doomed Bernstein — Handed Dems a Hammer

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WPCNR CAMPAIGN 2007. By the Armchair Analyst. (Edited) September 19, 2007: Interesting results to have a cup of tea with; Arnie Bernstein was down when I went to bed at 11:00.

But the numbers are very much along with the discussion we had  yesterday; contrasting the difference between a poll and and an election  comparatively.

There can be an majority of people in support of an outcome (a train station redevelopment), but unless that same sample represents the actual voters who decide the issue (which include uneven participation across a spectrum  of voters), the results will not be identical.

So if more women, over 50 do not like a particular development, despite their husbands liking the same project, ultimately, the project goes nowhere because the minority in the first instance overcomes the majority in the actual voting.

In short, while the husbands blow hot air, and do not vote, their wives, who do vote, cast their ballots in a certain way.

Thus the “poll” is both correct and incorrect: it correctly logs voter opinion based on easily identified items, and then because an actual election might be twisted, more women than men participate, the results change.

The ultimate point is, the RFQ killed Arnie.

Yesterday was a long day; today will be longer..

About the results, I’m not too surprised.  Candyce Corcoran did not do a thing.  Nor did Arnie.

But the Request for Qualifications killed Arnie.   And the stupid full-page ad did not help. By the city giving the Democrats a ready-made issue – the Request for Proposals – springing it on them and including a 30-day reply date —the Dems were able to tie Bernstein to supporting the RFQ.


( WPCNR notes: Councilman Benjamin Boykin one of the victors last night even confirmed unasked to WPCNR that the council will not consider any qualifications coming from the RFQ, the Request for Qualifications for potential Redevelopers of the White Plains Railroad Station Urban Renewal property)


 


RFQ ultimately could turn the city against Cappelli because the city’s push on the RFQ, on top of the clandestine exclusivity agreement In the spring. That is what killed Arnie.  They did not understand the difference between an opinion poll and a post election poll.

Who votes, and their opinion, counts.  A majority may approve of a  project, but if they do not vote, hard knocks results.

Women, over 50, do not support development without checks.  Their husbands might, but you would have to be an idiot to believe  that really matters.

Both from a happy marriage point of view and that of a political analysis.


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Dem Mastermind: Right Candidates Right Issues. Boykin’s Vision.

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WPCNR CAMPAIGN 2007. By John F. Bailey. September 19, 2007: In the giddy atmosphere at Dunne’s Pub after the victory of Benjamin Boykin, Melagros Lecuona and Dennis Power in yesterday’s primary, the Democratic City Committee Chair, Liz Shollenberger, who lead the Democratic City Committee Candidates to prevail over incumbent Councilman Arnold Bernstein and challenger Candyce Corcoran, attributed the  nominees’ across-the-board win to having presented “better candidates with better issues, that’s why we won.”



Benjamin Boykin, leading vote-getter said it was a great victory, and promised a vision for White Plains. Shown, April, 2007.


 


Shollenberger said her Democratic nominees won “pretty much across the board. ” Bernstein only carried Battle Hill, according to a poll-watcher in that neighborhood. WPCNR asked what these results said to her, she commented, “The result shows we have a strong Democratic people and we’re going to win in November. This is a mandate on these three candidates.” 


Asked if  the party had done anything different to get out the vote,  “No, not really. We did what we could. Everybody worked hard. Everybody got behind our candidates. I hope all Democrats will come behind our Democratic candidates in November.”


Benjamin Boykin the leading vote-getter with 1,638 votes, said, “It was a great victory for the Real Democrats of the City of White Plains. It was a great victory for the people of White Plains, for the future of White Plains.”


Asked what he thought the result said, Boykin noted, “The result says that we have a strong field of outstanding candidates that won a strong race.”


I asked Boykin why he thought the  money barrage of mailings and attacks by the Bernstein camp the last few days leading up to Tuesday’s primary did not work, Boykin said, “It was sleaze money that had no impact because it was untruths and it was too little, too late and we are continuing to focus on the vision of the city of White Plains, and we’re not running a negative campaign but we’re talking about the great things that lie for the future of this city.”


WPCNR encouraged Mr. Boykin to elaborate on what he saw as a “vision of White Plains:”


Boykin said, “The vision for White Plains is smart growth, balanced development,  it’s for open space, including green space downtown. It’s for keeping property taxes low. It’s for having citizens’ input, which means we’re going to have open government.  It means we’ll have integrity in government. And that we’ll continue to keep our property taxes low.”


WPCNR  asked Mr. Boykin how he defined “balanced development:”


“Balanced development is smart growth,” Boykin warmed to the subject, “It means that you do due diligence, that you take your time , that you look at all angles, that you look at the needs of the citizens, and that you make sure development responds to and meets the needs of its citizenry.”


WPCNR queried as to whether balanced development meant one type of building in one section of the city, and another use or project in another part. Boykin said “no, balance has to do with planning, due diligence, and putting the right development in the right place at the right time.”

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Democratic Nominees Sweep Challengers. Boykin, Lecuona, Power Win Dem Line

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WPCNR CAMPAIGN 2007. September 18, 2007 UPDATED September 19, 2007 12:30 A.M. EDT UPDATED September 20, 2007 8:45 A.M. EDT UPDATED September 24, 2007 10:25 P.M.: Incumbent Councilpersons Benjamin Boykin and Dennis Power and new rising Democrat personality, Milagros Lecuona  have ended incumbent Councilperson Arnold Bernstein’s political career Tuesday, and withstood a challenge from Candyce Corcoran in the Democratic Primary. Corcoran though will get another opportunity in November as she has the Conservative Line in the citywide election to be held November 6.


The turnout of 2,402 voters based on the recanvas released Monday, September 24, was 1,012voters more than voted in the primary  year of  2003 (1,390) in White Plains, and 39 voters more than the  2,363 votes in the 2002 Adam Bradley-Naomi Matusow Primary Race. The City Democratic Committee turned out  2,402 Democratic votes to support the nominated ticket.


The results with 43 of 43 Districts Reporting from the Westchester County Board of Elections, percentages are rounded.


 


Benjamin Boykin  1,694 votes  26%


Dennis Power       1,649 votes  26% 


Milagros Lecouna  1,395    22%


Arnold Bernstein       1.009  votes   16%


Candyce Corcoran  698 votes     11%


Total Votes :2,402


 

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Mayor Pounds the Sales Tax half Cent Increase Schedules Resolution for Special M

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WPCNR COMMON COUNCIL CHRONICLE-EXAMINER. September 18, 2007: Mayor Joseph Delfino has scheduled a Special Meeting of the Common Council for Wednesday evening at 6 PM in the Mayor’s Conference room to consider a resolution requesting a Home Rule legislation increasing the White Plains Sales Tax 1/2 percent to 8.25%. The council had tabled the resolution last week in an acrimonious exchange, saying they needed to discuss it, after having known about the policy the Mayor has espoused for about six months. It was widely speculated this was done for political reasons by the Council to postpone voting until after today’s primary. In addition to the resolution, the council will discuss demapping of streets for the Kensington assisted living project on Maple and Longview Avenunes and take up discussion of the increase in the Affordable Housing setaside (within new rental complexes), to 10% or higher — again without significant developer input as to the feasibility for developers to live within the new 10% figure.


The agenda:



 


COMMON COUNCIL


AGENDA


SPECIAL  MEETING


SEPTEMBER 19, 2007


6:00 P.M.


 


RESOLUTION:


 



1.            Resolution  of the Common Council of the City of White Plains authorizing a Certification of a Home Rule Request seeking enactment of State legislation to amend the Tax Law in relation to authorizing the City of White Plains to impose an additional increase of one-half (½) of one percent (1%) Sales and Compensating Use Tax.


 


 


2.            Communication from the City Clerk transmitting a request from PDH Holding Corp. d/b/a Sam’s of Gedney Way, 52 Gedney Way, requesting a waiver of the thirty (30) day notification requirement set forth in the New York State Alcoholic Beverage Control Law for the renewal of two liquor licenses.


 


3.                        Resolution of the Common Council of the City of White Plains waiving the thirty (30) day notification requirement set forth in Section 64(2)(a) of the New York State Alcoholic Beverage Control law in regard to an application submitted on behalf of Sam’s of Gedney Way Restaurant


 


 


ITEM FOR REFERRAL:


 


4.            Communication from Acting Commissioner of Building formally transmitting a previous administrative referral of a request for a site plan amendment submitted by Cappelli Enterprises for changes to the exterior on a previously approved site plan for construction at 240 Main Street.


 


 


DISCUSSION:


 


5.            Longview Avenue/Kensington LLC De-Mapping of City-owned property.


 


6.            Affordable Home Ownership and Rental Housing Program.

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Primary Day in White Plains 2007.

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WPCNR CAMPAIGN 2007. By The Armchair Analyst (Edited) September 17, 2007 UPDATED 3:45 PM EDT: The polls on Democratic Primary Day open in White Plains Tuesday morning at 6 AM at all 43 of White Plains regular polling places.  Only registered Democrats may vote.


Registered Democrats will have their choice of  Arnold Bernstein, Benjamin Boykin, Candyce Corcoran, Melagros Lecuona, and Dennis Power. Boykin and Power are incumbent Councilpersons and the nominated by Democratic City Committee choices. Lecuona is a newcomer nominated by the Committee this year. Corcoran is a well-known crusading Democrat who has worked tirelessly for numerous causes throughout the city and has been denied twice an opportunity to run for Council. Mr. Bernstein is an incumbent Councilperson bidding for a second term who was denied renomination by the party and is fighting for his political career.


One observer of the uncomfortable, and increasingly cantankerous Democratic contests with accusatory mailings arriving daily, had this to say about keys to the race, the Analyst has also taken our earlier article to a new level, showing the actual numbers for the 2002 Adam Bradley White Plains vote canvas, showing the actual demographics of who votes in Democratic Primaries:


 


The election Tuesday, one veteran political observer, whom we shall call The Armchair Analyst,  notes is going to be based on the demographics of the turnout, in county wide Democratic primaries held in 2003 and 2006.


Older People Are the Voters.


The Armchair Analyst notes that in the 2003 and 2006 (not just 2003, the Analyst points out, as we first wrote),  Democratic Primaries (with no councilpersons primarying), 842 White Plains  “hard core Primary” Democrats turned out to vote, and the Analyst reports that 52% (442) were over the age of 65, and of that 52%, two-thirds were women.  Another 42% of the Democrats were over the age of 70, and two-thirds of them were women. The key factor: the voting demographic is older, and two-thirds are women. The key issues with them are security and taxes. Our Analyst notes that only 40 of the 842 White Plains Democrats were under 40 years of age, and only 133 were under age 50.


The bottom line: the hardest core Democrats, our Analyst points out in 2003 and 2006, the voters were “overwhelmingly” women over age 65.


In 2006, an offyear race the analyst reports, 7,744 Democrats turned out to vote Countywide. Of those 7,744, 62% were women; 66% were over age 50, and 62% of those were women.


Most striking, the Armchair Analyst reports, only 489 voters were under the age of 30 (a mere 6.3%). Young voters? Not many. Only 137 voters were under the age of 25 (1.76%).


Over half the voters in the 2006 primary were over age 50.


In both races, the Analyst reports the voters were “predominantly white, either catholic, protestant, or Jewish.” These are the voters he calls the “super primes” folks who came out for BOTH primaries, not just one.


The 2003 Count On Its Own.


For 2003 alone,  the total Democratic  Primary Vote was  1390 and the number of women voting was 872 (62.7%), 1021 of the total voters were above the age of 50 (73%).

Of that number over 50, The Analyst reports, 652 were women (63.8%).

Above 60 were a total of 703 voters (50.57%), and of that number, 450 were women (64%).

Above 70 were 424 voters. (30.5 % of the total vote), and of that number, 277 were women (65.3%)

Under 30: 44 voters, of that number 25 were women (56.8%) Under 30  represents only 3% of the total votes cast.

Under 25: 29 voters, of that number 18 were women (62%). Under 25  represents only 2% of the vote.


Inside the Adam Bradley White Plains Primary Vote Count.


In the Adam Bradley Primary Race in 2002, where Mr. Bradley defeated Naomi Matusow by 22 votes, was by contrast 2,376  White Plains voters voted in a race that mattered to White Plains. So even in that race, WPCNR notes that 986 more voters turned out to support “a favorite son.”


The 2002 Primary Race that made Adam Bradley the Assemblyman for the 89th District shows the following — almost two-thirds of the voters (61%) were women and they made up 62% of the voters over 60.  More telling is that that  70% of the White Plains primary voters were over age 50 (1,672 of 2,376, and 1,018 of the 50-somethings were women.. Here is the Breakdown:

2376 total voters went to the polls.

Of that number, 1447 were women (61%)

Total voters above the age of 50: 1672 (70%)

Of that number, 1018 were women (60.8% of the class)

Total voters above the age of 60: 1042 (43.8%)

Of that number, 646 were women (62%).

Total voters above the age of 70: 616 (26%)

Of that number, 383 were women (62%)

Younger than 30: 90 voters (3.7%) 53 were women (58%)

Younger than 25: 10 voters (.42% of the vote) 7 were women (70% of that
class)


The Analyst notes that only 4% of the entire vote in the 2002 when a younger candidate was running, was under 30. He considers it a sad comment on the young residents of White Plains


What does this mean?


The Armchair Analyst warns the base voters today will be women, retired or semi-retired, aged 50 to 65 with concerns about property taxes and personal safety issues. The Analyst draws a picture of a women voters who have raised families in White Plains and are not “transplants.” He says “anything that keeps their taxes low while not interfering with their lifestyle will be supported.” Our source describes them as living in the outer neighborhoods of the city with knowledge of local issues and an awareness of Mr. Bernstein and the Common Council personalities.


The Armchair Analyst predicts that Bernstein fits the base best. Ms. Lecuona the least.


The Analyst gives Corcoran a chance because she is “in the middle of the base: a woman, white, a name that could be Catholic, or Jewish, a history of community activity.”


The Analyst rates Boykin a toss-up, because he does “not fit the base too well, either, but he has name recognition and has served a long time. Arnie, however, has that same name recognition and fits the base.”


Power. The Analyst sees him as “a wild card”. But, notes Power lost 1,400 Democrat votes when he ran for Mayor in 2005, when Power lost to Mayor Joseph Delfino by slightly over 2,000 votes. And only about half the Democrats voted in that election, so Power simply did not galvanize them.


The Analyst picks Bernstein to win a seat, with a toss-up as to whether Corcoran has done enough to get her petition signers to the polls in her third single-handed attempt to run for Common Council and can slip past Boykin or Power to secure the Democratic Line. Corcoran will still be in the hunt in November on the Conservative Line.


The analyst likes her possibilities  “I think she can beat Boykin. Her profile is better. She got signatures from well over a thousand Democrats, (if she was smart, she should have focused on getting signatures from Superprimes. Power survives only because Ben (Boykin) is a weaker candidate as compared to Corcoran.”


City Committee Must Have Its Slate Win Big.


The analyst, a veteran election tracker, thinks the White Plains Democratic City Committee does not realize the “grave risk” they have taken. “If Arnie wins and Holy Moses, Candyce Corcoran, the leadership is sunk. The leadership has really forgotten what their role really is: finding the best candidates whose focus is on what is best for White Plains, not their own political fiefdoms.”


The analyst  sighed,  “Adam Bradley holding up the sales tax, so he can vet the financials of the city while Boykin is head of the Budget Committee and Rita the Council President? Absurd. If the tax will keep the property taxes of residents down, he should have made damn sure it was passed at the earliest possible time. Politics, not policy, is running the show here in White Plains, as any knowledgeable observer should note.”


WPCNR is not making any predictions, but implores all the “Real Voters all 14,000 or so Democrats to come on out and vote. As the talk show host Bob Grant used to say, “Your opinion counts. Use it!”

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