WHITE PLAINS CITIZENETREPORTER SETS RECORD VISITS FOR YEAR 7,017,658 VISITS! 2,098,003 VISITORS MADE 6 VISITS A DAY EVERY DAY. 63,330 UNIQUE VISITORS MADE 133,730 VISITS IN DECEMBER. WPCNR AVERAGED 17,284 VISITORS A WEEK, VISITING 31,270 TIMES.

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WPCNR MAIN STREET JOURNAL. By John F. Bailey. October 29, 2006: Gannett Newspapers, publishers of The Journal News, the Westchester-Rockland daily newspaper is launching a weekly news publication entitled White Plains Express which is scheduled to publish Thursdays of each week beginning in November. It is aimed squarely at the local advertising market now served by the White Plains Times.

The Prototype of Gannett’s new White Plains Express. Photo,WPCNR News

The announcement to Journal News advertisers this week promises to deliver advertisers 93% of White Plains households — guaranteeing a 20,767 circulation to the White Plains households which do not subscribe to the daily Journal News.  It promises the White Plains Express will cover the local police blooter, briefs and news, White Plains sports and sports schedule; local property sales, business news, plus photographs of White Plains citizens and events and editorial generated by White Plains residents. A calendar of local events is promised. 

The flyer announcing the new paper hints that ad buys combining the circulation of both newspapers will over advertisers 93% penetration of the White Plains market. Delivery will be by mail and by hand. The paper promises 21,000 readers of the Express weekly, and 14,000 readers of the daily Journal News, for a total reach of 34,768 households in White Plains.

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WPCNR SCHOOL DAYS. News & Commentary By John F. Bailey. October 28, 2006: On Friday evening’s cablecast of White Plains Week, Co-Anchors Jim Benerofe and John Bailey of WPCNR in discussing the city’s Memorandum of Understanding with New York Presbyterian Hospital – now under eleventh hour consideration by the Common Council – advanced an idea that made sense for both the city, the hospital and the School District – that neither the city nor the school district have entertained.

The program is recablecast Monday evening at 7 P.M on Public Access Channel 76 — “The Spirit of 76.”

The Dean of White Plains School of Journalism: Jim Benerofe, suggesting the School District acquire the St. Agnes Hospital site on White Plains Week. See the provocative proposal he suggests tonight at 7 on “76′ Photo, WPCNR News.

The idea would preserve the 65 acres or more — now a mere Common Council thumbs-up from being turned into a 125-home subdivision and minimum $120 Million to $160 Million or more windfall for New York Presbyterian Hospital.

School District to its and the City’s Rescue?

In the discussion on the Friday evening television show, it was pointed out that in the city’s apparent rush to enhance the value of the New York Presbyterian Hospital land by multi-millions of dollars for 5.5 acres of parkland – the school district capacity for bonding for such a purchase for its own future expansion has been ignored.

Bailey pointed out that, by its own admission and the analysis of its distinguished Capital Projects Committee, the School District has no land on which to expand on for a future Middle School, new Mamaroneck Avenue School or new George Washington School – should they reach their apparent school district mandatory retirement age of 90 years service.

Now, though with the New York Presbyterian Hospital about to enter into an agreement with the Common Council for a Conservation Development of 65 acres of their property adjacent Bryant Avenue, in exchange for leasing the city 5.5 acres of parkland – it appears the hospital since they do not build houses – would have an incentive to shop the 65 acres for at least $160 Million – because any realtor will tell you the conservation development approval by July – could double the value of the hospital land. The developer simply has to buy the land and build —  no more approvals needed.

Bailey and Benerofe realized that New York Presbyterian Hospital land would be an ideal “land bank” for the City School District that could strike a deal with the City of White Plains  and the Hospital for the New York Presbyterian Hospital 65 acres. The School District and the city could use their combined bonding powers to save the New York Presbyterian Hospital for a legitimate dual purpose: a park, a campus for future expansion of White Plains Schools — now all on the verge of being dangerously creaky and overcrowded.

The Benerofe Parlay

Later, over the traditional City Limits post-show lunch at Table 51 between the three News Amigos, Peter Katz, Bailey and Benerfore,   Benerofe suggested the School District should also consider acquiring the North Street Community-owned – former St. Agnes hospital site for possible use as a school site – rather than build Post Road School – or as a possible “hedge” site against possible future school expansion needs.  The North Street Community is now stalled out in its attempt to build a senior residential community there, and is now paying taxes on the property with no approval in sight.

Benerofe said the school has modern buildings there that could  be converted to  class rooms, labs and computer rooms and libraries for a potential elementary school or Middle School – or even as expansion for White Plains High School as that facility bulges at over 2,000 students today right at capacity.

Bailey noted that the School District in its recently successful (by 116 votes) $69.6 Million Capital Expansion claimed there was no land for available for the district to purchase and that any land-purcahse from other sites in the city (other than NYPH-piece)  alone would cost the district $21 Million.

Now, beginning Monday evening,  the School District, after passing the bond vote, is employing a consultant to do “strategic planning” for the district future, a “strategy” for acquiring room for expanding the district is here for consideration. It needs to be considered fast.

Bailey and Benerofe suggest an enrollment inflation hedge.

With the district expanding by 280 students by 2010, with no handle on how many more births will be coming on line each year until then (the district’s modus operandi of predicting future enrollment is by births per year ), and George Washington School, Mamaroneck Avenue School and the middle schools approaching the school district-determined “mandatory retirement age of 90 years” the district has to think what they are going to do about them. Should they continue to build schools adjacent to the old schools, or should they rethink matters and seek a campus like environment.

Once the New York Presbyterian Hospital goes to subdivision, it’s gone. The acquisition of the 65 acres by the city and the school district, combining their bonding powers would provide land for school expansion in the future and give the city a park, and the school district options for the next century. The taxpayers would be paying taxes for the future of their children and the aesthetic atmosphere of White Plains – instead of paying freight for developers with their taxes.

School District has Deep Pockets

According to Assistant Superintendent for Business, Fred Seiler, the school district has the capacity to borrow $248 Million even after the $66.9 Million school capital project is issued. And that will go up, since City Assessor Eyde McCarthy places the present value of taxable property in White Plains is $8.3 Billion, about $1 billion more than the school district presently calculates the figure.

Now, if the City School District and the City of White Plains really work together, Benerofe and Bailey suggested – this land could be saved – rather than turned into a massive profit tool for the Hospital and Toll Brothers, or some other developer of interest.

The School District Capital Project Committee estimated it would cost about $21 Million to acquire other land in the city to build the Post Road School as a reason for just building a new Post Road School adjacent to the present one. However, at the time, this Memorandum of Understanding (in the works for a year quietly by the Mayor’s office) with the Hospital was not known to the district.

Now if the School District and the city work together as they are fond of saying they do, perhaps the Mayor may get White Plains more than a 5.5 acre park at the price of a massive subdivision.

Millions of Dollars At Stake Here for Developers/Hospital

Millions of Futures at Stake for School District.

The New York Presbyterian Hospital is a delicious green filet mignon of a piece of land that will set any developer, super or not so super’s mouth watering.

The White Plains Week conversation pointed this out.

The discussion continued at luncheon and the economics made sense for a developer: Buy the 60 acres of land along Bryant Avenue at say $2 Million an acre (or more), build 125 homes on it, for say $600,000 Plus  a home ($75,000,000- $100,000,000 ) and resell them for $3.5  Million apiece  and you have doubled your money. And that’s just rough money.

Throw in a golf course, health club and pool and you could probably get $4 Million a home for it, bringing your total gross to $500 Million, your expenses for acquiring the land: $160 Million, Building maybe $75 to $100 Million, and you can see the millions in profit just light up on the scoreboard, can’t you? The homes would “go.”

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WPCNR Common Council Chronicle-Examiner. By John F. Bailey. October 27, 2006, UPDATED 1:30 P.M. EDT: The Memorandum of Understanding between the city and New York Presbyterian inched closer to acceptance by the Common Council Thursday evening.  

The council demonstrated  no objections to the major effect of the MOU—relinquishing right of the Common Council approval of the project to The Planning Board. That happens once the Council accepts the MOU  which if executed in full, secures 5.5 acres or more of parkland from the hospital for the city.  In exchange the NYPH is given a  ready-to-go subdivision layout of 114 lots that will produce a 125-unit subdivision on 60 adjacent acres paralleling Bryant Avenue.  Mayor Joseph Delfino (back to camera) assured the Common Council that the hospital “has no plans at this time to develop the property.” Photo by WPCNR News

The council was informed by the city Planning Commissioner that the total budget for preparing the subdivision would be $635,500, with the city paying $60,000 out of pocket (for its 5.5 acre park portion of the subdivision) and the hospital reimbursing the city for the balance of the costs.  The Planning Commissioner said it was up to the council whether they required the reimbursement in cash or in extra land added to the 5.5 acres on the wetslopes and forested area descending from the 5.5. acre “park area.”

It was made clear that if the Common Council agrees to the Memorandum of Understanding (planned for as early as the November 6 Council Meeting), that the only opportunity for the Common Council to bail out of the deal would be when it comes time for the Common Council to remove the 65 acres from the Hospital Use Special Permit that now is attached to the targeted property. By refusing to remove the property from under the Special Permit, they violate the aggreement, in effect,  killing the park, and the property reverts to as of right.

WPCNR wants to point out that the Planning Board, by state law, is the agency charged with reviewing proposed subdivisions, however, by presenting the MOU to the Council, the council in effect has this one opportunity to either buy in or reject this concept of a subdivision on this property.

City Gets to Choose the Land with a Conservation Development

It was painstakingly pointed out by the Planning Commissioner that the Planning Board which under Zoning Law retains exclusive jurisdiction over “Conservation Developments”  would hold public hearings each step of the way as part of their series of steps to final approval of the subdivision.

Council President Rita Malmud told WPCNR after the meeting broke up that the Council can reject the park/subdivision plan and the 125 home development by either not signing the Memorandum of Understanding or by not approving the removal of the land from the Special permit.

The Planning Commissioner explained to the Council, by proposing the Conservation Development, the city is able to dictate where the parkland would be, while if a site plan were submitted, though the Common Council would have approval rights, the hospital could dictate where the parkland would be. Photo by WPCNR News

In contrast the Memorandum of Understanding gives New York Presbyterian Hospital the right to approve all access roads to the subdivision being designed for them by the city.

A troubled Dennis Power

Councilman Dennis Power expressed his desire to see a clause written in to the Memorandum of Understanding that if the New York Presbyterian Hospital were to entertain the sale of the land, that the Trust for Public Land be allowed to obtain it as a right of first refusal. Planning Commissioner Susan Habel said the Trust for Public Land did not buy land, that the organization was a negotiator only to try and bring two parties together. Asked what the value of the sixy-five acres now was, Paul Wood, Executive Officer said between 1.1 and $2 Million, but he did not know.

Mayor Delfino was adamant that he would not add any clause allowing the Trust for Public Land to attempt to broker a land deal. It was calculated by Councilman Thomas Roach that the land at 60 acres at $1.3 Million an acre would require an investment of $78.6 Million. Mayor Delfino said he did not think adding a right of refusal clause was legal. He said he might be able to get a separate letter from the New York Presbyterian Hospital to that effect.

Assessment Shot.

After the meeting, Wood  told WPCNR that upon approval of the Conservation Development plan, the city would obtain the 5.5 acres of park for immediate development into a park. He added on questioning that once the Conservation Development was approved by the Planning Board, (anticipated in August, 2007), the 60 acres would return to the assessment roles. He estimated that would add about a million dollars to the city budget (and WPCNR estimates $4 Million to the City School District coffers).   

The substance of the agreement was not challenged by the Council members accept in the matter of the length of the lease and its renewal, the terms and circumstances on how the city expenses (on the residential parcel) would be paid. The agreement binds both city and hospital to a strict 9-month timeline (in which Draft and Final Environmental Impact statements and Findings Statements would expect to be completed in time for an approval by next August) which the Commissioner of Planning was going to rework  

Councilman Arnold Bernstein made clear that the Council could refuse to renew the Proton Accelerator/biomedical facility Special Permit and use it as “a club” to enforce the agreement should the hospital refuse to pay city expenses if they violated or dragged their feet on the subdvision timetable.

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WPCNR PRESS BOX. By John F. Bailey. October 26, 2006: Why do WPHS Athletes earn scholarships year after year? Because the White Plains coaches and Guidance Counselors take a professional attitude towards helping their athletes find the schools where they can excel. Last night, the traditional appearance of Wayne Mazzoni of Sacred Heart University took the mystery out of getting athletic scholarship.

On the day after yet another White Plains High athlete, Liz Flooks of Tiger Basketball fame, had chosen to accept a 4 year athletic scholarship to Niagara University, Sacred Heart University baseball coach, Wayne Mazzoni addressed about 25 parents and student-athletes at WPHS on how to get an athletic scholarship. Photo, WPCNR Sports

His advice: evaluate your abilities, be realistic, and search out schools that will be a good fit for you, and sell yourself. Go after the coaches, the colleges and the programs you want to be a part.

 How do you do that? Mazzoni advises you to find first the kind of college you want for your aca in the location you desire.  How do you do that? He suggests using the website http://www.collegecoachesonline.com the parent and their athlete can locate 20,000 coaches from NCAA Division I,II, and III teams to isolate your sport and the colleges in the regions you want to go. Then Mazzoni says, it is up to the athlete and the parent to find from that list of some 20 to  50 schools – the handful of schools you want to target.

What is the right fit? Mazzoni says it’s at a school that has the academic disciplines you’re interested in, and where you will play, where the coach and his philosophy are right. He says with the right amount of pre-research you can control the recruiting process. Mazzoni made the point last night that the college coaches are not going to be knock-knock-knocking on your door – you as the student athelete and the parent have to knock on theirs.

To evaluate your own talent, you have to talk to college coaches, go to camps and get straightforward appraisals of whether you are Division III, II or I material and concentrate your efforts on the level that you can play. Start with your high school coach, he says. Once you deterimine the level of play you can collect a series of colleges where you can help their program and their program fits your expectations of college play.

The ideal time to start making your “playlist” is at the beginning of your Junior year.

Next, Mazzoni says you have to make a play on the coachof the sport at the schools you like. You can write them. (The NCAA rule is coaches cannot contact you – but you can contact the coach all you want.) You can send them videos. You can visit a campus on your own to see them play, and talk to the coach.  Mazzoni says do not be afraid to follow up and ask those “coaches of opportunity” what they think about how you can help their program. Remember, it is all about you. You have to be happy, because as Coach Mazzoni says transferring if you have misevaluated a program is a “hassle.”

The coach remarks that  you learn something by proselytizing yourself. Some coaches will tell you you are not good enough, and that is helpful. Others will express and interest and you are on your way. Then you take those schools (which presumably you have already determined you like academically) where coaches like you as a player and athlete and concentrate on them.

Mazzoni cautions against attending showcase camps unless you can be specifically assured that certain coaches you want to see you play are going to be present. He is more positive about personal communication with the coach on your development and achievements. If the coach likes what you say you offer, he or she will make an effort to watch you hit, run, catch, pass, tackle or skate. Another tactic is to call the coach or coaches you want to see you play and find what tournaments they regularly attend and play in those tournaments.

At the end of the Junior year, Mazzoni says you must register with the NCAA Clearinghouse with the guidance department or at NCAA.org. The site provides the grade requirements for you to participate in NCAA sports as a freshman. The

Mazzoni encourages you to make campus visits. He notes you may make one campus visit paid for by the college, but subsequent visits you pay for. He encourages you to interview the coach, players, players paents. Find out how the team travels (bus or van, Mazzoni prefers bus for safety). Ascertain the mix between academics and sports, what your academic requirements will be and how much the team will respect them.

Do not hesitate, if the coach is interested in you, to ask the coach to make his appreciation of you known to the Admissions Office. He encourages you to be proactive in asking if there is any aid available. However, he warns against being an over proactive parent.

Mazzoni advises against recruiting services, because he feels “they are a waste of time and money.”

In deciding where you will go should you be offered a scholarship or merely accepted, Mazzoni notes you have to consider the academics, the Coaching, the Recruiting (how many you will be competing against), the Philosophy (why you are wanted, your responsibilities), how the team is managed.

In closing, what I took from Mazzoni’s talk was that you have to treat acquiring a scholarship for athletics as competitively as you do an athletic contest. You have to prepare. You have to scout. You have to hone  your skills (academics and athletic). And you have to be better prepared. If you approach a coach knowing about his program, showing by doing so natural leadership qualities, you stand a much better chance with that coach – any coach – than the passive prospect. You will stand out, and be better informed in choosing which school to play at – scholarship or not.

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WPCNR COMMON COUNCIL CHRONICLE-EXAMINER. October 25, 2006: The Memorandum of Understanding that Mayor Joseph Delfino is encouraging the Common Council to approve, which would essentially put the city on record as endorsing city acceptance of a massive subdivision on the Bryant Avenue side of the New York Presbyterian Hospital property  with the city receiving 5.5 acres of hospital land for a park of two ballfields, which would be constructed and maintained at city expense will be discussed Thursday evening at a meeting of the Common Council at 6 P.M. Two routine public hearings are scheduled, as well as an Executive Session on “litigation” and “employment/promotion of an individual.” The Agenda:

1.                  Public Hearing on an application submitted on behalf of Heyman Properties, LLC for a proposed amendment to an “S Zone” Ordinance entitled, “An Ordinance amending the Zoning Ordinance of the City of White Plains in relation to a change of district of Lots 8, 8A, 9 and 10, Block 9, Ward 4 (“White Plains Plaza Zone Ordinance”).

2.                              Communications from          Deputy Commissioner of Building (2)

3.                                                                              Design Review Board (2)

4.                                                                              Commissioner of Public Safety

5.                                                                              Commissioner of Traffic

6.                                                                              Traffic Commission

7.                                                                              Commissioner of Parking

8.                                                                              Environmental Officer

9.                              Environmental Findings Resolution

10.                         Second Reading Ordinance amending an Ordinance entitled, “An Ordinance amending the Zoning Ordinance of the City of White Plains in relation to change of District of Lots 8, 8A, 9 and 10, Block 9, Ward 4. “

11.                         Resolution of the Common Council of the City of White Plains approving the application submitted on behalf of Heyman Properties, LLC, (“Applicant”), owner of the property known as One North Broadway and 445 Hamilton Avenue for an amendment to an approved site plan to permit alternations and minor ground level additions to the existing building known as One North Broadway (“White Plains Plaza LLC”) exclusive of signage approval.

12.             Public Hearing in relation to the application submitted on behalf of the Jefferson at White Plains, L.P. for an amendment to the site plan of its existing special permit/site plan for certain changes to the project known as The Jefferson, a 281 Unit Luxury Residential Apartment Development, located at 300 Mamaroneck Avenue (Section 130.28, Block 12, Lot 2.1) originally approved by the Common Council on June 4, 2001, and extended by resolution adopted February 3, 2003 and October 7, 2003, and amended by resolution adopted September 6, 2005, to permit (1) the reallocation of parking on the property as a result of changes in the City’s trash collection procedures; and (2) the authorization of the use of a model unit for residential use.       

13.                         Communications from          Deputy Commissioner of Building   

14.                                                                         Design Review Board   

15.                                                                         Commissioner of Public Safety

16.                                                                         Commissioner of Traffic

17.                                                                         Traffic Commission

18.                                                                         Commissioner of Parking

19.                                                                         Environmental Officer

20.                                     Environmental Findings Resolution

21.                                     Resolution of the Common Council of the City of White Plains approving the application submitted on behalf of The Jefferson At White Plains, L.P. (“Applicant”), formerly J.P.I. Apartment Development, L.P., for an amendment to the previously approved Special Permit/Site Plan for changes to the project known as The Jefferson, a 281 unit luxury residential apartment development, located at 300 Mamaroneck Avenue (Section 130.28, Block 12, Lot 2.1) originally approved by the Common Council on June 4, 2001, and extended by resolutions adopted February 3, 2003 and October 7, 23003, and amended by resolution adopted September 6, 2005, to (1) decrease the approved number of parking spaces by one (1) parking space to accommodate changes in the City’s trash collection procedures; and (2) to authorize the use of a model unit for residential use.

DISCUSSION:

22.             Proposed alterations to 1133 Westchester Avenue.

23.             New York Presbyterian Hospital Memorandum of Understanding.

24.             Inter-municipal Agreement Solid Waste.

25.             Agreement with N.Y.S. Department of Transportation to erect a decorative trowel at Hamilton Avenue and Tarrytown Road.

26.             Building Department Electric Inspection Fees.

27.             Entertainment of a motion to enter into Executive Session to discuss pending litigation, and matters related to the appointment, employment and/or promotion of a particular person.