WHITE PLAINS CITIZENETREPORTER 3,374,995 VISITS IN ONE YEAR—65,000 VISITS A WEEK BY 985,281 VISITORS

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WPCNR MR. AND MRS. AND MS. WHITE PLAINS VOICE. March 29, 2005: Mike Graessle, former Commissioner of Planning delivered the following commentary at the Comprehensive Plan Review Committee’s Third Public Meeting this evening, delivering a planner’s “take” on housing and neighborhood issues in the surrounding “donut” area of the city. Here is the text of his statement:

Affordable Housing

The Comprehensive Plan should include a statement that supports the
current program for creation of affordable rental units as part of new
multiple-family rental apartment buildings.  The six percent set-aside
for affordable housing in newly-approved rental apartments has worked
to provide additional affordable units for rent.  The City should
formalize and continue this process. The location of the units ––Core
Area or Close-in Neighborhoods––depends on the applicant and is
desirable in both areas.

The Comprehensive Plan should also deal with affordable housing
purchase units.  This is a more difficult issue than rental affordable
housing since the cost of building affordable housing in what are often
high-end luxury buildings presents an entirely different set of
planning constraints. Developers are not likely to want to market
affordable units in a luxury building since it could discourage 
high-end buyer interest. 

 Also, if amenities in a luxury building are
uniformly included in the monthly maintenance, the monthly costs would
likely be too high for the typical first-time affordable housing buyer,
thereby undermining the basic rationale. Further, affordable purchase
housing is best situated in areas that provide the public amenities
that appeal to young first-time home buyers with families; for them,
parks and schools are important. Still further, Core Area land values
are usually too high–– it would make economic sense to consider
Close-in Neighborhoods for locating affordable purchase housing. 
Whether in a townhouse format, low- or mid-rise building, these units
would have the advantage of lower land costs and would likely be more
compatible with surrounding residences. Areas such as the Eastview
Neighborhood are experiencing new development and could support new
affordable housing. The opportunity to raze older houses in need of
extensive repair and replace them with new affordable housing would
benefit many of the Close-in Neighborhoods.


Comments on Core Area and Close-in Neighborhoods
                       

Community Development Block Grants

The Federal Government is considering changes in block grant programs
and the Community Development Block Grant Program (CDBG) is among those
being considered for elimination or major change. Since this CDBG has
been a life-line for many of the programs in White Plains it is likely
that some alternative plans may be in order for:
    The Core Area: Funding changes could have a deleterious impact on the
downtown neighborhood. Mitchell Place, Winbrook, Slater Center,
sidewalk improvements, etc.  Can the Post Road improvement proceed
without CDBG funds?

    The Close-in Neighborhoods: The City should take a pro-active stance on
the Housing Rehabilitation Program (HRP) that has been a life-line for
the Close-in Neighborhoods. Although a revolving loan fund was wisely
created years ago, the staff that administers the Housing Rehab Program
is supported by the CDBG; without their expertise the program wouldn’t
work.  The Comprehensive Plan should recognize the importance of HRP
and recommend its continuation to help keep the Close-in Neighborhoods
vital.


Traffic

The Comprehensive Plan should recognize that traffic affects
neighborhood quality of life. Traffic continues to be a significant
concern to many of the Close-in Neighborhood  residents. During the
rush hours many drivers seek faster routes to and from their work
places downtown; slow-moving traffic on the major streets encourages
the use of neighborhood streets as alternatives. A suggestion that
might discourage the cut-through traffic is to move traffic better on
the major arteries. For example, when cars are parked on major streets
during rush hour, travel lanes are frequently reduced to one as cars
pull into and out of parking spaces. Therefore in the morning rush
hour, eliminate parking on the in-bound side of major streets between
7:30 am and 9:00 am, and, in the evening, eliminate parking on the
out-bound side of major streets between 4:30 pm and 6:00 pm. This
regulation should increase the carrying capacity of major streets and
should reduce traffic in the Close-in Neighborhoods.
.
Parking

Another problem is the overflow of commercial Core Area parkers seeking
to avoid the meters by spilling into Close-in Neighborhood streets,
e.g.,  Linda, Smith, Davis and Oakwood Avenues. This problem could be
resolved by limiting parking time or some similar program. Here, again,
the Comprehensive Plan should encourage better regulations and
enforcement programs to protect the quality of life for these areas.

Code Enforcement

Residents of the Close-in Neighborhoods have reason to be concerned
about violations of the City’s Zoning Ordinance and Building Codes for
economic benefit of a few. Recent fires and discoveries of significant
code violations make this a very high priority.
The Comprehensive Plan should spell out the critical importance of
vigorous code enforcement to protect the residents’ quality of life.
                       
Marginal Lots

Developers’ submissions to create buildable lots out of marginal
properties, many with wetlands, steep slopes and similar features, are
a unique problem, particularly in the Close-in Neighborhoods where
smaller lot size requirements contribute to difficult lot
configurations which affect neighboring properties. This can also
result in more requests for variances since owners must locate proposed
structures in areas that do not meet existing zoning requirements.



New York Hospital Property

This key property continues to be a topic that provokes discord within
the community.  While everyone seems to agree that some part of the
land should be made available for public open space and/or park use,
public efforts to acquire a portion of the property for this purpose
have not coincided with the Hospital’s development proposals.
This Comprehensive Planning process might furnish an appropriate method
for exploring alternative possibilities.  Not considered so far has
been the process used to acquire Liberty Park  with land from the
County of Westchester, that is, to lease a portion of the New York
Hospital property. Such an arrangement might establish a more workable
format for  both the City and the Hospital.

The Comprehensive Plan should recommend the Bryant Avenue frontage and
the wetland area as the two sectors of the property most likely to be
of interest to City residents.




































                        
















                       

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WPCNR POLICE GAZETTE. By John F. Bailey. March 28, 2005: Captain Ann Fitzsimmons of the White Plains Department of Public Safety brought WPCNR up-to-date in an exclusive interview today on how the Saint Patrick’s Day drinking party interdiction resulting in the one-day suspension of approximately 25 students was handled by the school district and the police March 17. Students cut class and left grounds of White Plains High School without permission to attend a Saint Patrick’s Day beer party at a student’s home adjacent to the high school on Baylor Circle, adjacent to the school’s tennis courts.

 

Captain Fitzsimmons reports an arrest has been made, citing a White Plains establishment, the Tu Pais Deli  Ltd, 107 Fisher Avenue, which allegedly sold the beer to the host of the party who used a false I.D. to purchase beer for the party, according to the Captain. Tu Pais is due in city court April 6.

Tu Pais cited for third alleged violation.

 

This is not the first time Tu Pais has been associated with selling alcohol to minors. According to Fitzsimmons, Tu Pais was cited in July of 2004 and in September, 2003 on similar charges. Captain Fitzsimmons did not have information as to whether the establishment was convicted, or what penalties they received, if any. Asked if there was any penalty to an establishment for repeated liquor law violations, Captain Fitzsimmons said WPCNR would have to check with other authorities.

 

Student Roundup. 

 

Fitzsimmons explained how the morning beer party was stopped before it began. She confirmed what Superintendent of Schools Timothy Connors told WPCNR last week: no student was caught drinking. Beer was the alcoholic beverage on the premises. Fitzsimmons was not sure of how the beer was packaged.

 

“Sergeant (Howard) Tribble, (school police liaison officer), and the school administration found out about the party. They quickly acted upon and were able to stop it,” Fitzsimmons said. She described what happened after students were transported by school bus to Eastview:

 

“As you know already the kids were transported over to Eastview (Middle School), and I think it says a lot about our community. We set up the gym. We had chairs for all the students to sit and chairs for all the parents (of the children) to sit, who had to come and pick up their child.

 

Police and Administration Go Over the Territory. 

 

“We had two tables set up. We had one table for  (officials from) the school administration and one table (of officers) for the police department. Each child had to meet with someone from the School District, and then that child had to go and meet with the representative from the police department. Then each parent had to do the same thing.”

 

“I think that cooperative effort showing a united community is probably the most important thing that happened through this whole thing. That message that was sent to the children and their parents that we’re all working together is probably the most important thing we can send throughout our community. I am so happy that we have this that everybody can act quickly together and stop these things from happening,” Fitzsimmons said.

 

WPCNR asked if there was a high level of illegal drinking parties in the city. Fitzsimmons said that she did not expect the number to be high right now. “We have to constantly monitor them. Once school lets out we have to keep on working on that.”

 

Anonymous Tip Line: 422-6256.

 

Fitzsimmons said anyone with any information on illegal party stagings or  consistent illegal sales to minors by establishments should call 422-6256, no questions asked, to report relevant facts and suspicions.

 

The Captain said information and counseling efforts have been and will continue to be “ongoing,” mentioning a recent PTA meeting where the Police Department discussed responsibilities of parents and their children when having a party in your home was discussed, and also mentioned the Safe Driving Task Force initiative. Fitizsimmons noted the consequences for a parent in whose home a party is held where alcohol was consumed:

 

“If they did not know the party was going on, it is unlikely they would have a criminal case upon them, but they have potential for a civil liability (case) brought upon them.”

 

Beer in the morning?

 

Fitzsimmons said the alcohol available at the March 17 party was beer. She said it was purchased by the student hosting the party, using a false I.D., which the student had purchased somewhere in New York City. Fitzsimmons noted that the I.D. used to purchase the beer read “Non Government Issue,” and establishments are required to rely on “government-issued” I.D.’s. “It’s very clear (the government issue),” Fitzimmons said.

 

The students, according to information WPCNR has received, were required by the School District to serve a one-day In-School Suspension for cutting classes and leaving school grounds without permission. Those were the only penalties the district imposed.

 

Fake I.D. the Method of Choice.  21-Somethings Also Resell.

 

Fitzsimmons told WPCNR that the primary method White Plains teens use to get liquor is the “fake I.D.” Asked if young persons over age twenty-one offer to supply underage teens with alcohol for possible parties, Fitzsimmons did not rule it out. WPCNR knows of one college in Newark where students over the age of twenty-one have been known to “retail” alcohol to underage students on their campus and elsewhere.

 

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WPCNR WHITE PLAINS WEEK NEWS ROUNDUP. March 28, 2005: Last week was another week like all weeks in White Plains, filled with those events that alter and illuminate our time:

 

Saint Patrick’s Day 25 Sit in Corner…

 

Approximately 25 Students detained by White Plains Police at the Eastview Middle School on Saint Patrick’s Day after they were observed to be congregating at a home on Baylor Circle (adjacent to the high school)  were meted out one-day in-school suspensions for their part in the off-campus incident March 17.

 

Superintendent of Schools Timothy Connors stated to WPCNR News that alcohol was found on the premises where the “party” was to take place but there “was no proof that any student had been drinking.” The students he said were not arrested and were disciplined according to the School Code of Conduct for cutting class and leaving campus during the school day without permission. He said the party had been discovered by observations of Sergeant Howard Tribble, the White Plains Police School Liaison officer who directed the interdiction of the planned party that was to have taken place.

 

The Cappelli-Ginsburg News…

 

In the Common Council work session Wednesday, Louis Cappelli, of Cappelli Enterprises elaborated on his plans for building affordable housing at 240 Main Street. His rival developer for the Main Street block, Martin Ginsburg, made the council aware of his lawsuit seeking to have Mr. Cappelli’s deed to the 240 Main Street property rescinded. A Ginsburg attorney told WPCNR the suit was based on F & J Food Corporation’s suit involving F & J’s right of first refusal to purchase the 240 Main property. Cappelli told WPCNR that he had purchased F & J’s right of first refusal, and that F & J had sold their suit to Ginsburg who was continuing the suit.

 

 Cappelli explained his proposal for 240 Main Street where he would build 24 affordable housing units (either rental or condominium) as being his only way to assure he fulfilled his obligation to the Council  provide affordable housing without leaving the issue unresolved.

 

Ginsburg proposed building his Pinnacle condo tower to 290 feet (opposed by Mr. Cappelli), and offered the Common Council 16 affordable housing units in exchange.

 

Community Development Funds Down

 

Also in the work session, Commissioner of Planning Susan Habel announced the city’s Community Development Block Grants funding was reduced by HUD from 1,103,000 to $1,036,000  ( lower by $67,000) for the coming budget year in 2005-2006. The amount of that set aside for “Public Services,” was $266,000, (which would include the salaries of several building inspectors paid out of community development funds). Ms. Habel said this would result in cutting public service agencies grants across the board and the city faced tough decisions.

 

Theatre Expense Shift.

 

WPCNR has also learned that the salary of Kathy Davisson, Theatre Manager for the White Plains Performing Arts Center has been moved into the city’s  Community Development budget.

 

Comprehensive Plan Review Committee Receives Little Direction.

 

The second meeting of the Comprehensive Plan Review Committee took place and featured much complaint about committee communication, but little statements of “vision” from about 60 attendees as to what they would like to see in the “close-in” transition neighborhoods adjacent to the downtown. Salient points made by citizens were the need to look at areas of the city as a whole, and not go on a project-by-project basis. Committee Co-Chair John Martin said when asked if the Review Committee could be expected to make visionary statements about how the city should develop, said “That’s a fair statement.” The next meeting of the Review Committee, open to the public will be Tuesday March 29,  at 7:30 P.M.

 

Martine Avenue Rip Up and Pipe Laying.

 

Commissioner of Public Works Joseph Nicoletti announced plans to install a 12-inch water main into Martine Avenue between North Broadway and Mamaroneck Avenue (adjacent the City Center), beginning approximately April 1. (Not a April Fool’s Joke). He also announced a 12-inch water main would also be installed on Gedney Way from Old Mamaroneck Road out to Mamaroneck Avenue (passing Sam’s of Gedney Way).

 

Gedney Grille Closed.

 

White Plains elegant bistro in the Southend, the Gedney Grille closed its doors.

 

Public Relations Agency Off and Running for Schools.

 

The City School District introduced Syntax Communications, a public relations firm, which would be developing a marketing/image program for the schools. The outfit said they would be conducting focus groups in the city to develop a character statement for the district and other materials. The cost to the district would be approximately $20,000 in fees after BOCES reimbursement for the $40,000 contract.