Bradley’s Westchester County Equalization Rate Relief Bill Coming to Vote

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WPCNR ALBANY ANALYST. By John F. Bailey. May 21, 2007: Assemblyman Adam Bradley’s Equalization Rate Relief Bill  has been reported out of Committee in the Assembly. It will be voted upon either this week or next by the body, according to Justin Smith, Mr. Bradley’s Legislative Director.  Should the Assembly approve the bill, which applies only to Westchester County, it stands a very good chance of passing in the Senate, according to State Senator Suzi Oppenheimer, the Bradley bill sponsor in the Senate.



The New York State Assembly Chamber, Albany.



The bill is tailored exclusively for Westchester County property tax relief from the equalization rate effect that, by its nature, creates the certiorari tax relief suits that have ravaged the White Plains and other Westchester city and town assessment rolls.



The Bill establishes a separate commercial assessment ratio only for Westchester County for major type B commercial property for counties over 923,000, but less than 924,000 in population.  Under this narrow population range, Westchester County is the only county qualifying for that relief, allowing a separate commercial assessment ratio, according to State Senator Suzi Oppenheimer, who feels the Senate majority in Albany would “have no trouble” passing the bill because it is a local measure only affecting Westchester.



State Senator Suzi Openheimer, and Assemblyman Adam Bradley.


 


 


Exclusive to Westchester County


Oppenheimer said, “Since it is limited to Westchester, I don’t think we’ll have much trouble. We’re the only one that fits in (to the population restriction). We’d have greater trouble if we’re trying to pass something statewide, because you run into conflicting opinions upstate, downstate, suburban, urban, rural. But, I think because it’s limited I don’t think there should be too much trouble. We’re right now in discussion with the majority.” She said she felt that Governor Eliot Spitzer would have no trouble signing it if it were passed by both houses.



Next Stop: The Senate. The New York State Senate Chambers. Albany.


The effect of the legislation takes residential real estate out of the formula currently used to assess commercial properties – a situation that lowers commercial assessments as housing market values increase –  dramatically raising residential property owners’ share of real estate taxes. It is particularly onerous in counties like Westchester, where housing values are going up faster than commercial property values. The bill if passed by the assembly and senate would provide realistic assessment of commercial properties, stabilizing and neutralizing future certiorari tax relief suits.


One assessor WPCNR interviewed recently explained the bill to us.


WPCNR: What is the Equalization Rate?


Assessor: The Equalization Rate is a measurement of the municipality’s value. It is used in 43 different formulas across the state of New York to determine state aid and school aid and as a device by which municipalities value property at a percentage of market value. It’s also used to equalize the assessments into a full market value, and also used for apportionment of county taxes, and establish bail bond amounts.   All these factors in the overall picture are very important, but the most important use of Equalization Rate is to equalize assessments.


Property taxes are an ad valorom tax,  meaning you pay taxes on the face value of your property, nothing else.  As municipalities assess property at a percentage of market value for commercial property,  that percentage is known as the equalization rate.


WPCNR: There are two different formulas?


Assessor: For that matter, the percentage applied to residential properties is known as the Residential Assessment Ratio. Both rates (Equalization Rate and Residential Assessment Ratio) are established by the New York Office of Real Property Services annually to measure the value of the municipality.


WPCNR: How are the two rates determined?


Assessor:  The Residential Assessment Ratio is simply created by comparing residential assessments to residential sales. The complexity and inequity is found in the establishment of the equalization rate (applied to commercial properties).


WPCNR: How does the inequity occur?


Assessor: The Equalization Rate is again determined by the NYSORPS. The Equalization Rate applied to commercial properties takes into consideration all properties within a municipality (including residential). The derivation is comprised of the market value of 4 components:


1.       Residential Property


2.       Commerical Property


3.       Vacant Land


4.       Utility properties.


 


Each category is measured by comparing the estimated full value by their categorical assessments. The ratio is calculated for each component. All four are weighted and an equalization rate is established.


WPCNR: And the problem?


Assessor: As we are all aware, all property values have increased significantly over the last 10 years. However, some residential properties have increased at significantly higher rates than the other three categories: commercial property, vacant land and utility properties. This situation affects the weighting of the categories resulting in so much weighting to residential that it is lowering the equalization rate and that’s bad.


WPCNR: How so?


Assessor: The Equalization Rate works conversely. As market value increases, it is indicative that the Equalization Rate decreases, and vice-versa.


Because a lot of Westchester municipalities have a significant amount more residential properties and the residential properties are increasing at a faster pace, the Equalization Rate is skewed, leaning more towards the residential constituent.


In English, because of the above, the Equalization Rate exhibits the commercial properties as increasing in value much more than they actually are. This is a direct result of the Equalization Rate.


Due to the Equalization Rate, commercial properties tend to be over assessed, resulting in certiorari proceedings, resulting in property tax refunds, resulting in increases in property taxes, ultimately resulting in creation of more inequitable assessment rolls.


WPCNR:  How would Assemblyman Bradley’s bill stop the bleeding?


Assessor: This inequity, higher than actual commercial assessments, could be rectified by municipal revaluations of properties. But this is not palatable to politicians.


Assemblyman Bradley has introduced through legislation an alternative that would in fact – mitigate a significant amount of these certiorari proceedings.


WPCNR: How does the Bradley bill work?


Assessor: In the legislation, Assemblyman Bradley proposes to create a Commercial Assessment Ratio that measures the value of commercial properties only, instead of weighing all properties together, as is done by the legislation for the residential properties, known as the Residential Assessment Ratio.


WPCNR: How does this affect the Commercial Property owners?


Assessor: To allay commercial property owners’ concerns of increased property taxes, the property taxes should, according to the Real Property Tax Law, be established based on the face value of the (commercial) property.


The difference this component will make in the current situation is that the value of commercial properties will now be accurate and equitable.


It will create equity in property taxes. Commercial properties will pay what they’re paying now. It will result in a redistribution of taxes down the road.  It will eliminate a lot of the certs.


WPCNR: Please explain how market value is determined on commercial properties, as it contributes to certiorari proceedings.


Assessor: Market value is determined on Commercial properties by the vacancy rate, the expenses, and the return on investment, the capitalization rate. When income goes up, one would assume the value goes up.  The problem comes in when expenses have increased more than the ability of the property owners to increase rents. So what happens is, rents stall, expenses go up, capitalization rates go down, but residential properties increase in value, but lower the Equalization Rate, resulting in higher assessments of the commercial properties. This can result in certiorari proceedings.


The Assessor gave this hypothetical example of the way the Assemblyman’s bill eases the tax pain:


Assessor: In the present commercial Equalization Rate Formula the following components are included:


Property           % of Tax Roll     x        Ratio


A.Residential          75%              x      3.52


B. Commerical         20%            x       2.80


C.   Vacant                4%              x       2.65


D. Utility                    1%             x        2.80


 


Weighting results in an Equalization rate of 3.40%  ( a weighted average of the “Ratios” in the above example).


 


Equalization Rate is weighted by taking a percentage of property classifications, resulting in a higher assessment for commercial properties, because the greater proportion of Residential Properties inflates the value of the commercial properties, driving up the Equalization Rate.


Under the Bradley Bill, the Residential Property Value is removed in calculating the Value of the Commercial Property, resulting in a much more realistic number. The Assessor provided the following example:


 


Present Formula                                                         The Bradley Formula


Full Value   $1,500,000                                               $1,500,000


Rate                    3.4%                                                             2.8%


Assessment     $45,000                                                         $42,000


 


Property Taxes     $28,905                                                    $26,978


 


It should be noted that this will not immediately stop certiorari claims now in progress. The City of White Plains and the other Westchester cities facing current certiorari claims will still have to settle them. The enactment of the bill will stop the certiorari bleeding in future years.


WPCNR: One last question, could you explain how condominiums affect the value of a residential condominium building?


Assessor: Condominiums are assessed at a percentage lower than the typical value due to Section 339y and 581 of the Real Property Tax Law. As a result, Condominium owners receive property tax relief on the backs of all other property owners of 40 to 55%. If you’re a homeowner of a $1 Million home, you pay a property tax in Westchester of  $20,000. If you own a million dollar condominium to pay only $8,000 to $9,000 in taxes.


 


Boykin Research Demonstrates Condo Inequity.


WPCNR observes, according to Councilman Benjamin Boykin  in a recent White Plains Times interview, the 200 or so condominium owners in Trump Tower, are paying $1.6 Million taxes where the average price of a condo is $1 Million, that works out to about $8,000 per unit.


 


Joann Polcella, the Ossining Town Assessor said the new separate commercial rate “would make it so commercial properties could not get a reduction (in taxes)based on another class of property owners (residential).” She said that should Mr. Bradley’s bill become law, commercial property owners would not get an automatic reduction based on the equalization rate as they do now. They would only be taxed based on their own class, she said. Their taxes would not necessarily go up either.


Polcella said the separate rate for commercial classes that Bradley’s bill would enact was aimed at removing the incentive for filing certiorari suits based on the residential value now included in the tax rate. She said it established a commercial property ratio based solely on commercial property values.


The Oppenheimer Prognosis:


White Plains State Senator Suzi Oppenheimer observed, “We have the bill that Adam Bradley is going to calendar bill this week, and we are speaking with the majority in the senate hoping to advance the same  bill that is being sought by the Westchester County Municipal Officials Association, well, like forever, as well as the Westchester Assessors Association. We feel it is an important bill to advance.   We don’t like those certiorari cases that the businesses are  always winning because of the escalation of the residential properties. It is something we support and hopefully move with the approval of the majority of the senate and hopefully get it done this year.”


Oppenheimer said the senate had 4 weeks to pass the home rule equalization rate relief before adjourning for the summer.  Senator Oppenheimer told WPCNR, she saw little problem with the population specificity: “A lot of the bills we draw continue on into the future even though tghe populations change in the areas inj which they are enumerated. I’ll ask council to see if there’s any doubt, and if so, we’ll just write Westchester instead of the population.”


In the future, our assessor we interviewed on the bill, who wished their name not be used, said the bill could be amended to reflect any increases in the Westchester County population.

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Photograph of the Day

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WPCNR PHOTOGRAPH OF THE DAY. By the WPCNR ROVING PHOTOGRAPHER May 22, 2007: On a perfect day for flying, the WPCNR Flying Photog captured the changing White Plains skyline. The view is looking South after takeoff from the newest airline transit HUB…Westchester County Airport…with Captain Sky Katz… Pilot in Command.



White Plains May 22, 2007: The Ritz-Carlton Westchester towers dominate the skyline of the new White Plains today in this view from the air just after takeoff into the East. The view is due South from Westchester County Airport. Photo by the WPCNR Roving (Flying) Photographer.

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Police Endorse Arnold Bernstein in Dem Primary Run

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WPCNR CAMPAIGN 2007. From the Arnold Bernstein Press Office. (Edited) May 22. 2007: Councilman Arnold Bernstein denied renomination by the Democratic Party for his support of Mayor Joseph Delfino’s development initiatives,  kicked off his campaign with a fundraiser last night at White Plains’ popular Vintage Restaurant. Invitees were limited to the business and labor communities for this first of several events. An enthusiastic crowd of about 60 people were in attendance and were treated to opening remarks by Campaign Press Coordinator Tony Russo.


Councilman Bernstein next spoke and framed the campaign as one offering the citizens of White Plains a choice, politics as usual or the opportunity to re elect someone who is  an independent democrat, one who votes the merits of the issues, who puts people first regardless of political cost ,is not controlled by his party nor conflicted by divided loyalties.


 


He closed by announcing , with great pleasure and excitement, his first endorsement that of the White Plains Police Benevolent Association.



 


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Prom Checks In Effect

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WPCNR POLICE GAZETTE. From Westchester County Department of Communications. May 21, 2007: Last year one out of every four limousines stopped by county police during prom season was found to have safety or licensing problems. In addition, alcohol was confiscated, and in one case teenagers were taken to a local emergency room with suspected alcohol poisoning.


Operation Safe Prom 2007 checkpoints are now underway.  For exact locations please contact Kieran O’Leary at the Westchester County Department of Public Safety at (914) 864-7858.


The effort is part of County Executive Andy Spano’s prom initiative. (For details see www.westchestergov.com/news.htm.)


 Overall during the next few weeks, county and local police will stop limousines on their way to 65 proms in Westchester. Prom season started two weeks ago and will continue well into June. The program is funded through the county’s Stop-DWI Office. The county’s Taxi and Limousine Commission (part of the Department of Public Safety) has told the limousine drivers that there is a no-tolerance policy for any underage drinking in the limousines and that drivers of limousines where drinking occurs could lose their licenses.


 

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Habitat for Humanity Still Needs Help in the Westchester Coastal Flood Plain

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WPCNR THE STORM REPORT. Special to WPCNR from Linda Fava. May 21, 2007:  Habitat for Humanity is still in need of volunteers to help those who were flooded in Mamaroneck. Although it may appear on the outside that everyone is back to normal, there is still much to do. Habitat relies on volunteers and donations to continue with their work to restore the damaged homes. Habitat has now completed the reconstruction of over 50 homes, however there are still approx. 100 that still need to be completed.


Most homes are in the reconstruction phase at this point. Anyone can help, and although you may not consider yourself a “construction worker” you don’t have to be and you may find that you are more capable and it is not as difficult as it looks. You may actually have fun and you definitely, will feel a sense of accomplishment when you are done for the day. You can give either a whole day or just a couple of hours volunteer time. Anything you give helps.


 You can choose from what needs to be done with what you feel you are capable of doing. There are also simple things to do like painting. You can volunteer during the week or during the weekend. Remember whatever time you give small or large helps a homeowner get their life back to normal, so please come out and help. Please call Habitat at 381-3163 with questions. 

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05-06 School Report Cards Hide Trends. Released After Budget Votes

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WPCNR THE SUNDAY BAILEY. By John F. Bailey. May 14, 2007: At long last, 7 months after the New York State Department of Education sent out a news release on lamenting the plummeting of state math scores from Grades 3 to 8, the 2005-2006 State School Report Cards  have been posted on the New York State Education Department website.



The New York State Education Department Building, Albany, NY.


The labyrinth of the State Education Department has done every school district a favor by creating totally unreadable, incomprehensible  School Report Cards—unlike the hard-hitting year-by-year comparison charts available the last six years that told the sad, sad story of New York education as it was. Gone are the graphs that showed flat-out the year-by-year ups and downs of our little scholars across the state.


The new State Education Report Card format is embarrassing in its inept design, and disorganization of data. 


 Far be it from the State Education Department to attempt to obscure how lousy school districts are doing on the assessments year to year, right? It’s hard enough to get the straight story from your school administrations, without having the stats obscured intentionally by the NYSED to discourage reading the reports, and downplay the achievement gap. But, intentionally, or not, that’s what the NYSED has done.



Despite the mystery of why it took the State Education Department webmasters 7 months to post the State Report Cards for 2005-2006, when the results of the 2005-2006 assessments were obviously used to create the October 11, 2006  news release on the declining mathematics scores from grades 5 to 8 (shown here), the results of White Plains and other school districts’ academic performances for 05-06 are finally up on the NYSED website.


 


When did they go up on the NYSED site, concerned parents?


Four days after statewide school budget votes have been decided. What a coincidence! What convenient, politically correct timing! That is a joke…and it happens every year. Could the Masters Degree-ers and Ph.Ders in the Education welfare program known as the State Education Department do a little work? If they could analyze the math results for the entire state in three months, couldn’t they pop up the scores within 5 months? Did they delay deliberately?


Could they get the scores out faster instead of this one year lag? The lag perpetuates curriculums and techniques that don’t work for one year—to be ineffective for another year. We are talking about children here – not tax breaks. Tax breaks don’t hurt anybody. Lousy education impairs a child for a lifetime.


Come on. This lag in posting the reports is an outrage. The results have got to come out in September so curriculum coordinators can adjust .  The SED has them.


Doesn’t anybody in Albany get that? They don’t.  Instead we hear the same excuses from district administrators across the state every year. Now if districts are told their scores quietly before the school year begins and the districts take their time adjusting that is an even worse scenario to comtemplate. It means educators are slow to adjust or pay lipservice to adjusting.


New format roadblock to the past.


Now, this year the SED comes up with this new State Report Card format that, as far as this reporter is concerned, softfocuses the true picture of district performance by obscuring it by organizing data in an incomprehensible way that discourages trend analysis.  The table graphs have changed and do not give the current year in comparison to last year for the total district. How can they do that?


 



The 2004-2005 Format Above Compared Current  Assessment Results to Previous Year’s at a Glance. The 2005-2006 Format for White Plains Elementaries (below) does not. It just publishes the latest year’s test scores (2006 Assessments). No comparison is made so trends cannot be tracked easily.



The excuse the SED gives is that the 2005-2006 ELA and Math assessments were in a different format than the 2004-2005 tests, so the NYSED says they should not be compared.


The copy where last year’s results should be reads:


New assessments for elementary and middle level English Language Arts and Mathematics were administered in 2006. Results from those assessments cannot be directly compared to results from previously administered tests.


Poppycock!


Your reporter asks why not? Were the tests easier, harder, new format – what was different? Is 2 plus 2 no longer 4? How about an explanation in the State Report Card what was different that you can’t compare year to year?


This is sophistry. 


Are We Measuring Skills or What?


Do they give the same QUESTIONS every year? No. If you change the format, the children should still have the skills to take the test and comparison has to be done.


Since there is no statement in the report as to whether the math and ELA tests in 4th grade and the math or ELA assessments in 8th grade were easier or more difficult – or in a different format, not making the comparison year-to-year in a readable graph as done in previous years – hides the true story.


The interested layperson has to go elsewhere in another section of the report to make the comparison. After 15 minutes of figuring out what the report means, the average person is going to go to EBay instead.


Again how convenient to put out a State Report Card format that makes it hard to see progress, or more significantly the continuous lack of progress and dropoff in performance statewide and within one’s own district.


White Plains to be Saluted.


The White Plains City School District did this comparison for its public – two weeks ago with the following charts, and Superintendent Connors is to be commended for not following the SED pedagogues out the window and throwing out past year results. Mr. Connors says White Plains parents should look at White Plains High School Graduation Rates instead (82% after 5 years), as proof the district is addressing its shortfalls in the high school years. The Results, broken down by ethnicity:


 



The Fourth Grade District Wide Elementary School Results Compared to Previous Year’s — from the White Plains City School District Showing the Number of Students Passing by Ethnic Group.



4th Grade Math Results–2006



Eighth Grade English Language Arts  Assessment Results, 2006.



The 8th Grade Middle School Math Results



The Graduation Rate Dating Back to the Freshman Class of 2001.


New Format Does Not Cut to the Chase.


The new state Report Cards are in a new format, too, rearranging information to discourage, in this reporter’s opinion, the layperson from delving into the reports to get a true trend reading in how their school district is doing.


It is broken into two sections: The School “Accountability & Overview Report” and the “Comprehensive Information” — which is not comprehensive — breakdowns.



The Accountability & Overview Report slows you down by a series of check marks that show whether the district is making Acceptable Yearly Progress before you get to the graphed statistics for each school, which you click on individually.


 This is meaningless. Give me the stats right away. The checkmarks are like the infamous Food Pyramid the FDA put out several decades ago. The checkmarks slows you down, and prevents you from getting to the nitty gritty. You can’t figure out what the check marks mean.


When you finally scroll down to the Test results, you find the 2005-2006 results without comparison to the previous year.


Performance of Minorities Buried Deep.


In White Plains, being a diverse district, I am interested in how our Black and Latino population of students – making up over 60% of our school population are doing. You cannot find until you scroll through all the grade levels of testing. And, again the results by race are not compared to previous years in the “Overview Reports”. This is softpedaling grim results.


Then in the “Comprehensive Information” section there is the ludicrous prospect of including Regents Exams Result Charts in when Regents exams are not given in elementary schools defying logic – yet conveniently makes the reader scroll forever to get at the individual elementary school results for a Church Street School, Ridgeway, Mamaroneck Road School, Post Road School.


 



This Overall Breakdown of the District Test Scores by Ethnicity, is no longer included in the current 2005-06 School Report Card. This is from the 2004-2005 report.


Unless I did not know better, I would think the State Education Department was trying to obscure performance of school districts for minorities, and the individual schools in the districts rather than shine a light on them.


Now, I am a staunch supporter of assessment tests. The No Child Left Behind Act is perhaps the Bush Administration’s only achievement – it has shown what a lousy job education is doing nationally with our children. And has spurred progress.


Now is not the time to start sugarcoating a bad news pill, obfuscating the meaning of each year’s test results, and reporting test results in a meaningless format. We get enough of that from City Hall.


Could we explain whether the tests are being dumbed down every year to enhance artificially the passing rates?


Somehow the Education Department never ever explains whether they have lowered the difficulty of the tests each year…or raised them.


If you think I am being unduly harsh on the vaunted academics in Albany, go to the report yourself and see what you think. Assess the White Plains 2005-2006 School Report Card at https://www.nystart.gov/publicweb/District.do?county=WESTCHESTER&district=662200010000


You may access the 2004-2005 State Report Card at http://www.emsc.nysed.gov/repcrd2005/overview-analysis/662200010000.pdf


 


 

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Walt Disney Moving to White Plains: Publishers Weekly

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WPCNR BUSINESS NOTHING PERSONAL. May 20, 2007: Publisher’s Weekly reported this week that Disney Publishing Worldwide, currently headquartering on 114 Fifth Avenue on Manhattan, is moving to White Plains in October.  The announcement was made through an e-mail to its employees.  The company through a spokesman would not disclose the location it was moving to in White Plains, but said “there will be cost savings” in rent.  The spokesman also said the new location would provide conferencing facilities and an office layout conducive to promoting team involvement on projects. PW reports 175 of Disney Pubishing’s 225 New York employees are planned for the new mystery location.


Observers of the White Plains office market scene noted to WPCNR that the relocation of such a prestigious name as Disney to White Plains would have positive effect on the $70 a square foot average  rental space for offices in the White Plains market.

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County Ex: FAA Routing Over CT, Nthn Wsctr. Unacceptable;Protests 48-hr FAA Info

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WPCNR WESTCHESTER WINGS. May 20, 2007: County Executive Andy Spano notified the Federal Aviation Administration  this week, that its latest proposal to reroute planes operating at Westchester County Airport is still unacceptable and must be changed.


 



WESTCHESTER COUNTY AIRPORT APPROACH FROM THE NORTH: A noted aviation expert analyzing the FAA rerouting plans told WPCNR there would be more traffic routed over Fairfield County in Connecticut and Northern Westchester from Westchester County Airport,  but more impact on the County would be from rerouting of arrivals and departures to LaGuardia.




Spano criticized the lack of advance notice to review the new plan, charging the FAA failed to release “detailed” information needed to fully understand and comment upon the noise impacts until May 9, two days before the comment period closed. (County consultants informed the county they needed another month to evaluate the “voluminous (new noise mitigation ) data” the county had been given by the FAA May 9.)


Demands new Environmental Impact Study



In his letter, the county executive complains that the FAA is focused on comparing its first plan to its second plan – as opposed to comparing the latest plan to current flight routing. Spano urged the agency to “return to the drawing board and prepare a supplement DEIS (draft environmental impact statement) that addresses and clarifies all relevant issues. He also requests an extension of the comment period – something the FAA has so far failed to do,” according to the county news release.


In a statement, Spano said, “To not issue a supplemental DEIS and to not extend the comment period is disgraceful.”


In April 2007, the release reports, “the FAA issued a Noise Mitigation Report for the New York/New Jersey/Philadelphia Metropolitan Airspace Redesign project and announced it was  proposing the  “2001 Integrated Airspace Mitigated Preferred Alternative Variation with Integrated Control Complex (ICC)” as its preferred alternative. It allowed one month – until May 11,2007 – for public comment. It has indicated it will not issue a Supplemental DEIS.”


Spano complains – “the proposed reassignment of air traffic could undo decades of hard work, public understanding and good will and is unacceptable.”


Pilot and Aviation Safety Analyst Looks at Plan


WPCNR turned to Peter Katz, national aviation columnist, publisher of the international monthly report on aviation safety issues, Aviation Monthly,  who is a private pilot flying  out of Westchester County Airport, intimately familiar with county airport patterns. He is a former network correspondent, and co-anchors White Plains Week, the incisive hard-hitting weekly news roundup show on Channel 76 in White Plains. WPCNR asked Mr. Katz to clarify what is at stake. Mr. Katz notes this is standard FAA procedure:


“Spano’s position as stated is correct. What the FAA has released is highly complex. The FAA’s pattern typically has been not to allow adequate public comment periods when it makes a proposal. In most cases, when there has been an outcry from those who would be affected by the proposal, the FAA relents and extends the comment period.


Not releasing vital information until two days before the public comment period ends, as Spano alleges the FAA has done, is not tolerable. I have not attempted to independently verify that claim.


Of course, the poetic justice in this is that Spano finds himself complaining that government is trying to shut folks out of the decision-making process and that government needs to be more open with its information and listen to what people have to say. Where have we heard that complaint before?”


Katz on the FAA intent on the rerouting:


“I have tried to review and understand the FAA’s noise mitigation documents. They are complex. You have to look very hard to see if there are omissions, lies, or errors. None of it is written for the lay person.


Understanding from the documents exactly what are the proposed changes in routings for arrivals and departures at all of the affected airports (not just Westchester) is difficult. In some cases, headings (course direction based on the compass) are changed only a few degrees from what is currently being done. In other cases, increased use of less desirable navigational aids is proposed – such as, use of an LDA (Landing Directional Aid) for a certain approach to LaGuardia, instead of the much better ILS (Instrument Landing System).


New Routing over affluent Fairfield County and Northern Westchester


In Westchester’s case, the proposal includes changing certain departure practices to keep aircraft further away from airspace used by Newark. It looks as if more airplanes using Runway 16 (South South East Direction 160 degrees) for takeoff to the south would be turned to the east, then north, then west, (circle to the east, going over a big part of southwestern Fairfield County and northern Westchester County).



Westchester County Airport Approach Into the South (Runway 16): Aircraft taking off South and circling east would fly over the southern shore of Long Island Sound and the communities of southern Fairfield County, Connecticut to the left of your picture Stamford is on the horizon.  Kensico Dam is in the foreground above command console of the aircraft.


Westchester residents also would be affected by changes made to arrival routes into LaGuardia. I think this would be the biggest impact, since the airplanes are larger and more frequent than at Westchester. In the case of Westchester arrivals/departures,  it looks as if there would be little to no effect on overall noise levels, though some noise impact would be shifted from one area to another.”


 


 


 

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Grant Enables Westco’s Special Needs Actors–the Magic To Do Players to Play On

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Some of the Magic To Do Players enact a scene from Peter Pan.


 Photo, Courtesy, Westco Productions


WPCNR STAGE DOOR. From Westco Productions. (Edited) May 19, 2007: Westco Productions, White Plains’ continuously producing, year-round professional arts organization for 27 years, has received a five-year grant from Hudson Valley Developmental Disabilities Services for $44,850 for its four year-old  Magic To Do Players Creative Theater Workshop Program.


Each Magic To Do Players session serves 20-30 young people who have developmental disabilities such as Autism, Mental Retardation, Cerebral Palsy, Down Syndrome and other disabilities.




The program was created four years ago by “First Lady of White Plains Theater,” Westco’s founder,  Susan Katz with the goal of offering young people with developmental disabilities the opportunityto participate in a performing arts experience.


The youngsters experience the exciting process of creating a musical production and performing for an audience. The program consists of two 11-week sessions (spring and fall) where the group rehearses on Saturdays , learning songs, dances and dialogue that culminate in a performance at the end of each session.



Parents of children who have participated in the classes have raved about the positive experiences their disabled youngsters have had and the new skills the magic of theatre has brought out in their children that their children  never could do before. The ability  to appear on a stage before an audience  – following directions – singing – working as a team – anyone who saw the troop perform at the Westchester Broadway Theatre last year — including this cynical, seen-it-all Broadway reporter — was touched by the potential the Magic To Do Players staff turned into new skills with their “special players.”


Benefits of the program include helping with social skills, developing friendships, building communication and conversation skills, fostering self-confidence and self-discipline, and support of self-expression and cultural enrichment via the theater arts.

If you have a child who would be interested in participating, please call Westco at 914-761-7463 or visit the Westco website at www.westcoproductions.org for the schedule of the sessions

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Council Greenlights LCOR Bank Street Job, 7-0; 4% Raises; Stiffs Mayor

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WPCNR Common Council Chronicle-Examiner. By John F. Bailey, May 17, 2007: As predicted by WPCNR and White Plains Week months ago, the Common Council approved the building of 55 Bank Street today, a $260 Million development of two apartment towers 24 stories each, including 429 market rate apartments and 107 units of affordable housing (rentable to earners making 60%, 80% and 100% of median income ($73,000) on the present city municipal parking lot adjacent Bank Street Commons.


City Commissioners and appointed officials were given a 4% raise by the Common Council, but the Council declined to award themselves 4 per cents, and denied the Mayor a raise.



The Bank Street Job


 2 Buildings Built on city Commuter Parking Lot, 29 Stories each, 272 feet tall, 536 Apartment Rentals, 109 “below market,”costing $260 Million Approved Thursday Evening at this week’s second Special Meeting of the Common Council.


 The LCOR Bank Street project now moves to the site plan stage – with no date set for groundbreaking. The first payment for the land, $6 Million, is due by June 30. The agreement eliminated the controversial Plan B option where if the 107 units were scaled back to 32 for failure to receive tax abatement – LCOR would pay the city $8 Million for the land.


Instead, the city has agreed to a repurchase option to protect LCOR’s interest:  if tax abatement to the sum of $39 Million or $29 Million, depending on who is figuring it, the county or the city, is not approved by the city by January 15 2008, the city would have the option to buy back the property from LCOR at fair market value but no less than the $6 Million LCOR will have paid. The Repurchase Option, cynics were saying after the meeting is an interest-free loan to the city to help them balance the budget. LCOR would have right of first refusal if the city were to offer the land to anyone else after the city had repurchased it. The Repurchase Agreement gives LCOR leverage, should they find the project unbuildable for some reason


After the initial LCOR $6 Million payment this June 30, the balance of the purchase price for the city municipal parking lot of  $9,500,000 will not be fully paid to the city until June 30, 2010. The sum of $5 Million will be paid by June 30, 2008; $2.25 Million paid on or before June 30,2009; and the final payment of $2.25 Million paid June 30, 2010.


Mayor denied a Raise


In the discussions on raises for 34 appointed city employees, including the Director of Information Services,  Commissioner of Building, Commissioner of Recreation and Parks, Commissioner of Planning, Commissioner of Parking, Commissioner of Traffic, Executive Officer, Personnel Officer, Library Director, City Clerk, among the Commissioners watching intently currently on the payroll, the council approved raises of 4% across-the-board, totaling $174,565, plus $2,531 in Medicare Costs and $17,457 in additional retirement costs.


The council split on whether to give raises to themselves and the Mayor. Glen Hockley and Arnold Bernstein felt the council has worked very hard this year and deserved the 4% raise. Dennis Power, Rita Malmud, Benjamin Boykin, and Tom Roach, who was not present but conveyed his impressions to Mrs. Malmud, earlier, she said felt elected officials should not receive a raise.


The Mayor learning he was not going to receive the $5,835 raise that 4% would have given him, took it like a man, very gracefully.  The Mayor noted that the total savings by eliminating council raises and his raise was only $9,000 on a $154.7 Million budget, but said if that was what the council wanted, “whatever you want to do.”


Mr. Hockley, joining in the council’s spirit of self-sacrifice and aggressive budget restraint, suggested the Council President’s stipend be reduced, as a further gesture. Mrs. Malmud, the Council President, ignored the suggestion.


The $9,000 cut was the only cut the Common Council made in the city budget. The Common Council will continue to be paid $36,471 a year, with the Common Council President earning $38,971. The Mayor will continue at this year’s salary of $145,881.


Mayor Uses School District Salaries as Selling Point.


In justifying the 4% increase for his appointed staff the Mayor, made pointed reference to the recently published salaries of the White Plains City School District Administration. He noted that one of the two Middle School Principals at $173,134 makes more than the City’s Commissioner of Public Safety, Dr. Frank Straub, who with his new 4% raise will make $165,236, the highest paid city official.


As a selling point to support his call for 4% raises, the mayor passed out copies of the listing of School District Administrator’s salaries to the Common Council.


Cappelli thinks it Over.


The Council was set to approve the 23 affordable apartments in the City Center Municipal Garage, when the developer, Louis Cappelli, through a spokesman asked the resolution be withdrawn, because, according to Paul Wood, city Executive Officer, Cappelli thought he might be able to “do better” than the HUD guidelines in subsidizing the heating costs for the affordable apartments. Wood said Cappelli wanted to look at it a little more. The 23 units are being proposed by Mr. Cappelli to enable him to open the Ritz-Carlton Westchester Hotel on time in September, by which time the 23 units associated with that development are to be built, according to council approval of the 221 Main project.


 


 


 

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