City Sponsors Affordable Housing. Urb Ren to Bond $8.6 M on $17M Pinn AF

Hits: 0

WPCNR CITY HALL CIRCUIT. By John F. Bailey. August 11, 2006 UPDATED  6:00 P.M. E.D.T.: As reported earlier this week by WPCNR, in an historic Urban Renewal Agency meeting Friday morning at 9, the Urban Renewal Agency approved by a 3-0 vote (Mayor Joseph Delfino, Russell Smith and Dan Moriarity, voting for, and a fourth member on vacation Norm Bichiara, on vacation received a briefing and giving it his blessing, according to Paul Wood),  a series of resolutions that will make the City of White Plains Urban Renewal Agency an official developer of affordable housing in the city, and establishing a method where the city can act as its own Industrial Development Agency, said Paul Wood, City Executive Officer this afternoon.



Paul Wood, architect of the White Plains “Miracle IDA” created Friday morning, (Wood is shown in January, 2005). Wood noted the Urban Renewal Agency and Municipal Law statutes which lead to the Urban Renewal “IDA Coup” executed this morning. He said Corporation Counsel Edward Dunphy and bond counsel, Randy Mayer crafted the legislation and Susan Habel, Commissioner of Planning assisted. Photo, WPCNR News Archive.


Wood said the legislation brings the Urban Renewal Agency $969,000 in fees  (Legal fees, Letters of Credit Fees, Underwriter fee, Bond Counsel, Borrower’s Counsel, etc), the Westchester County Industrial Development Agency would have received if they had moved more quickly in approving Ginsburg Development request for funding for the affordable housing portion of the Ginsburg project.


He said these fees would go into the Urban Renewal Agency “coffers,” as he put it, to be used possibly for more affordable housing projects, but that the use of the windfall had not been determined yet.


“It’s a new day that’s dawned in White Plains,” Wood said in a telephone interview from City Hall Friday afternoon. “We can finally control our own destiny rather than have it rest in another agency’s hands.”


West Side Affordable Housing Tool?


Asked if Wood saw the new Urban Renewal Agency “IDA Tool” being used in other parts of the city, such as the West Side (Lexington Avenue and Post Road), Wood said, “Possibly, yes, we’re going to use it wherever we can. The plan can be amended so it can go (be used) just about anywhere it meets the conditions in corporated in the Urban Renewal Plan.”


He noted the $969,100 could be used in the East Post Road Lexington Avenue “Renaissance” next up on the Mayor’s Revitalization plan.


The resulutions make use of  municipal law allowing Urban Renewal Agencies to create “Demonstration Projects” as models to develop “blighted” areas. The city’s first “Demonstration Project” will be the 52 units of affordable housing on Main Street, which according to William Null’s description of the proposal provided to WPCNR will cost over $17 Million.



$17.6 Million Pinnacle Affordable Housing, foreground, (left), with The Pinnacle (previously 23 stories in background, recently approved to go to 28 stories) showcased January, 2006. Photo, WPCNR News Archive.


This Friday morning, the White Plains Urban Renewal Agency  approved a proposal from Ginsburg Development Corporation and its partner Ridgemour Properties for the Agency to purchase 260 Main Street and designate Martin Ginsburg as its developer, after one hour of deliberation. 


As part of the complex arrangement, the Agency approved a no-bid contract with the Ginsburg and Ridgemour Property concerns. In the arrangement the Urban Renewal Agency has approved issue bonds in the amount of $8,600,020 or half the cost of the units, $17,614,324. A letter from the Pinnacle attorney, William Null states the cost of the 52 units of affordable housing at $338,737 per unit, and the city is expected to bond for $165,385 of each unit.


$331,820 in Tax Savings. $780,000 PILOT.


The city bonds are expected to be paid by Pinnacle through rentals and sale of tax credits, (which will be sought, WPCNR believes through the New York State Housing Authority).  Tax credits issued by the NYSHA historically have made profits for developers, more than paying their costs of building the affordable housing.


At some point the city is expected to sell the affordable housing project back to Pinnacle to manage after it is completed.


Of the $16,936,867 cost of the project, the developer (Ginsburg Development Corporation) will be paid $2,540,530,  the Urban Renewal Agency, $969,100 in fees; construction costs are estimated at $9,625,875, Soft Costs (Appraisals, insurances, mrketing, leasing, security) are pegged at $649,862, Price of land, $2,500,000, Constingency fees, $101,360.


Tax Benefits to Pinnacle according to Resolution 17, page 12, are savings of $220,020 in sales and use taxes for 2 years. A PILOT of $52,000 annually for 15 years, ($780,000) and waiving of the mortgage recording tax of $111,800. 


The Sequence


Wood detailed the sequence: “It’s a pass through. It’s a simple transaction. We buy the property from Ginsburg for $10, we turn around and lease it back to them. After that, the property has to be declared tax exempt. Because it’s tax exempt, we can then go ahead and issue tax-exempt bonds on the open market. The bondholders do the financing. There’s no risk at all for the city Urban Renewal Agency receives 1/2% of the cost of the bond (while the County IDA would have received 1%), and the bondholder receives about 1 to 2 points hire than the city points. It’s a similar arrangement to what we had in the City Center garage. Any profit will be poured back into paying off the bonds, so the bonds could expire in 15 years, 10 years, depending how successful they are. The city and the Urban Renewal Agency are completely without liability in this transaction. There’s no way anything can refer back to us.”


Wood said that principal and interest on the bonds would be paid first, and any profit over the cost charged by the managing agency, Community Housing Innovations, partner with The Ginsburg Development Corporation, would be plowed back into the bonds.  Community Housing Innovations currently is building affordable housing with the city at Minerva Place.


“The only ones who can get hurt here are the bondholders,” Wood said, “The bonds are also additionally being backed by a major bank. Ginsburg has a completion bond, which if for some reason he does not build the project, another company will be paid to finish it. There are protections on every side of it. We don’t try and push things through to hurt people. The whole thing isthe city’s going to realize the $969,000 that we wouldn’t have otherwise had, and we broke away, liberated ourselves from the IDA. “


Timetable


Now that the Urban Renewal Agency has  approved the plan, the Common Council will have to approve the historic step into affordable housing by White Plains by approving awarding a no-competitive bid contract to Ginsburg Development, and the amended urban renewal plan. The Council will take this up on August 24, Wood said.The Planning Board will meet Tuesday to hear the approved plan, according to Paul Wood, City Executive Officer.  


Asked if he expected a challenge from Westchester County on the city legal ability to act as its own IDA through the Urban Renewal Agency, Wood said, ‘I think they’d be foolish to do so. Are they (the county) against affordable housing?”


Council Informed?


WPCNR, since no councilperson called by WPCNR has returned calls on their reactions and endorsement of the Urban Renewal Agency legislation, asked  Wood “The council was aware of all the particulars of this deal before Monday?”


“Yes, well, no,” Wood said, “They were aware this was a mechanism we were going to try to employ. We had a rough idea of how it would work, but you know, you get attorneys involved and there’s the legal  mechanizations to accomplish something like this can be mind-numbing. Really, the details were probably not hammered out until Wednesday. But each of the councilpeople I’ve spoken to personally and explained what the process was, except for Councilman Ben Boykin and Dennis Power.”


Wood said the council was briefed about a month ago on the problems Ginsburg was having on the county IDA picking up the affordable housing request. He said, the city had thought about going to the Empire State Development Corporation, but discarded that idea at which point the city looked at the Urban Renewal Agency possibilities.  The County IDA has issued Ginsburg $47 Million in financing on the Pinnacle retail and garage portion of the project.


Councilman Benjamin Boykin though did not mention any inkling of the “Miracle IDA” plan approved today when he expressed worry the Pinnacle Affordable Housing piece was being delayed at Monday evening’s Common Council meeting.


Wood said the Urban Renewal Agency members received a partial delivery of the legislation they were to vote on  Wednesday evening and the balance Thursday evening (last night), prior to the Friday morning vote. Councilpersons received their packets on the project Thursday, Wood said, their first detailed look at the landmark legislation.


 

Posted in Uncategorized

Mayor Alerts Muni Officials: County Sweetheart Lease Threatens Local Rule

Hits: 0

WPCNR CITY HALL CIRCUIT. August 10, 2006: Mayor Joseph Delfino of White Plains,  in a letter released to the media, is alerting President John Chervokas and members of the Executive Committee of the Westchester Municipal Officials Association of what he sees as a long term threat to local control if Legislator Bill Ryan’s sweetheart $1 a year 95 year lease deal with a firm seeking to build senior affordable housing on the former post office parking lot on Quarropas Street deal is approved by the County Board of Legislators. The vote reportedly is coming up this coming up September 11, or sooner.


The Mayor states in the letter, the Ryan-inspired legislation “could jeopardize home rule power of municipalities in Westchester County to manage the development of surplus County property within their jurisdiction. I urge you to contact your County Legislator(s) to oppose this legislation.”


The Mayor’s letter points out that “William Ryan, is proposing to lease rather than sell the property in question, maintaining that the right of first refusal applies only to sales, not leases, of County property. The proposed term of the lease for the senior affordable housing project would be 65 years, with provisions for three (3) consecutive renewal options of up to 10 years, or a maximum of 95 years.”


Mayor Delfino notes “under the Laws of Westchester County, the maximum term of a lease of this nature, including renewals, is thirty years.” As a result, the County Board has now proposed a local to be considered on September 11, 2006 or sooner, which would amend (the law) to permit a 95 year lease term for this project. The proposed long-term lease to be entered into here is tantamount to a sale of the property.”


The Mayor warns the Municipal Officials Association, “Adaption of the proposed legislation will enable the County to accomplish indirectly what it is legally precluded from doing directly, conveying surplus County property in downtown White Plains to a private developer without first offering the property to the City of White Plains….the proposed legislation estabishes a precedent for the County Board to ignore local interests when selling surplus property within your borders.”


Delfino implores, “I am requesting you (John Chervokas and the Executive Committee) contact  your County Legislator(s)…to protect the County’s emasculation of municipal home rule and to insist that the County carry out its unquestioned legal obligation to extend a right of first refusal to the local government in which County surplus is situated prior to disposal of that property.”


 

Posted in Uncategorized

Mt. Zion Festival August 12

Hits: 0

WPCNR SOCIALS. August 10, 2006: Mt Hope AME Zion Church is having a one day festival August 12 2006 at 65 Lake street white plains NY 10604 from 1:00pm to 10:00 pm.  Telephone number is 914 948 6372. Included are pony rides, games, various vendors, soul food, music. 

Posted in Uncategorized

Brakettes to Host NPF Playoffs in Conn. Battle Bandits in Playoff Preview

Hits: 0

WPCNR PRESS BOX. By Fastpitch Johnny. August 9, 2006: Besides the Yankees and the Pale Hose playing on the South Side of Chicago tonight, there’s another big game on the North Side, which can be heard on the internet tonight at 7:30.    The National Pro Fastpitch season swings into its final two weeks tonight with the Connecticut Brakettes 4 games behind the class of the league, the Chicago Bandits, currently holding a 3 game lead over the third place Brakettes.


 



The Brakettes are riding a 4-game winning streak for their second series with the Bandits, after defeating the Philadelphia Force 6-1 Sunday in pitcher Kaci Clark’s last game as a Brakette. Clark the stylish little right-hander, shown firing to Sarah Fekete of the Force Sunday afternoon has been a fixture in the Brakette circle  before the club joined the National Pro Fastpitch league this year, announced her retirement after a decade of beind perhaps the leading professional and amateur pitcher in fastpitch softball. Photo, WPCNR Sports.


 


 


Sunday afternoon’s twilight contest showed Kaci Clark at her best, easing out of Force threats in the 1st, catching the Force’s Big Boppette, Jenna Hall looking to strand Carrie Leto at second; in the third when with three straight singles by Sarah Fekete, Leto and Chelsea Spencer, she struck out Hall swinging for out number two and induced the hard-hitting Ryan Realmuto to ground to short.



Meanwhile the Brakettes scored in the second when Aimee Minor, who had walked scored from second on an error by Force Shortstop Spencer. VanBrakle, the Force right hander matched Clark until the fifth, when K.C. again ran into trouble. Fekete singled, Leto seingled and Spencer single to load the bases. On a 2-2 pitch, Clark induced Hall to hit a sacrifice fly to left scoring Fekete to tie the game 1-1. But, with the game on the line, K.C. fanned Realmuto to retire the side.



 



 


Aimee Minor at the plate about to thread a bleader in the first base hole to plate Kelly Wilkerson with the winning run Sunday afternoon. Wilkerson edges down off third. A wild throw to third allowed Germaine Fairchild to score to make it 3-1. Photo, WPCNR Sports.


 


In the fifth, VanBrakle faltered. Team USA’s Kelly Kretchman laced a hard shot in the first base hole to right. Kelly Wilkerson ground to Leto at second for a fielder’s choice and the Kettes’ Jessica Merchant looled a single to right putting Wilkerson on second. Germaine Fairchild hit into another fielder’s choice to Leto, moving Wilkerson to third, erasing Mechant at second with Germaine reaching first.


 


That brought up Aimee Minor the DP. Minor worked the count to 1-1 and hit a slow roller to the right of  second baser, Carrie Leto. The ball had eyes and a lot of English worming it’s way past Leto on a crazy roll into right, a hit! The Force’s rightfielder, trying to head off Fairchild at third overthrew third, allowing Germaine to score and it was 3-1, Connecticut. Van Brakle deserved a better fate.


 


The runs stoked Kaci Clark who finished off the Force without incident in the sixth and seventh, fanning the last two hitters. In the bottom of the sixth, Kellie Wilkerson launched a three run homer to set the stage for tonight’s showdown with the Bandits in Chicago.


 



Kaci Clark throwing the last pitch to win the 2002 ASA National Fast Pitch Championship at Frank DeLuca Field. Photo, WPCNR Sports.


 


Clark, of the feared riser has won 4 games and lost 5 for the Brakettes this year working as the third starter after Sarah Pauly and Nikki Myers who will shoulder the circle duty in the playoffs coming up. Clark pitched the Brakettes to the ASA Championship in 2002, shutting out the Southern California Hurricanes, 1-0, fanning 13 in a game we were privileged to see, and duplicated the feet in 2003, beating the Team Smith All-Stars.


 


Clark, during her college career was undefeated in 1995 for UCLA, winning the College World Series Championship, and pioneered the Women’s Professional Softball League from 1996 to 2001, in many ways she could be considered the “Satchel Page” of women’s professional softball – who gave credibility and heart to the league that the media did its best to bury.


 


Clark (who is only 5-3) is an inspiration to many young ladies who want to pitch. Kaci taught and demonstrated pitching in the Brakettes clinics held at DeLuca Hall of Fame Field and Short Beach in Bridgeport every summer.


 



K.C. In action, July 2003. Photo, WPCNR SPorts.


 


In the circle, she was stylish, with a compact, exploding motion like a right-handed Whitey Ford (if Whitey pitched windmill). She affected white and red pony tail ribbons while she dazzled hitters with a battery of pitches: curve, drop, change, fastball, riseball (her most effective pitch). Girls wanted to be like her and pitch like her, and most importantly, watching her, they believed they could.


 


At the conclusion of the game Sunday afternoon in a glorious setting sun, Clark left her red spikes in the circle at the conclusion of the game. The Connecticut Brakette website quotes Kaci’s reminisces:


 


 “ I thank the Brakettes and our sponsors Dave and Dotty Carpenter for giving me the chance to be a part of Brakette history. I still remember watching my first Brakettes game as an eighteen year old. Seening Dot Richardson, Sheila Cornell, Lisa Fernandez, and Barbara Reinalda on the field made me wonder if they made Brakette uniforms small enough for me. Finally after the last pro league folded, I got my chance to be a Brakette.”


 



K.C. Whipping it In against the Bandits, June, 2006. Photo, WPCNR Sports.


 


The crowd gave her a standing ovation. In recent years, Kaci has pitched for the New York New Jersey Juggernaut in the NPF, and returned to the Brakettes this year. It is fitting as the Brakettes turned professional that Kaci helped lead them to their present 23-12 mark in the NPF as they begin their series with the Bandits tonight.


 



John Stratton, Manager, Connecticut Brakettes.


Photo, Connecticut Brakettes.


 


John Stratton, Brakette manger said of Kaci coming to the Brakettes in 2002,  on the www.ctbrakettes.com, that “Kaci came in and added that charisma, that presence which put us over the top. I love this kid,” this year, he said, “She helped us make the transition from ASA ball to the NPF easier. She’s a consummate pro, and we’ll miss her.”


 


Clark hangs up the spikes with a career Brakette record of 64-12, and a career ERA of 0.59, and 819 strikeouts and just 79 walks.


 


Not Too Shabby a Debut In June


 


The Brakettes with two weeks remaining in the season have a record of 23-12 and are 0-2 against Chicago in their debut season in the NPF – the toughest fastpitch league in the world.


The Bandits, delayed on a flight from Chicago on June 22 took the field warmed up quickly and  spotted the Brakettes a 2-0 lead. The lead was manufactured on an error by the Bandit shortstop  Jaime Clark after the Brakettes loaded the bases on a single by Steph Best, and two passes by Jessica Sallinger.  Stephanie Hill’s grounder to Shortstop Jaime Clark produced a wild throw from Clark and the first baser Chris Enea threw wildly to the plate allowing Jessica Merchant to score, too for a 2-0 lead.


 


Meanwhile, Kaci Clark pressed into service when the Brakette starter Sarah Pauly could not take her turn due to an eye injury help the cruel Bandit bats at bay for 4 innings stranding two Bandits in the second, and another in the third.


 


In the fifth the Bandits struck for a fast 3 runs to take the lead, Anne Steffen lead off with a single to deep short, the Team USA third base wizard, Vicky Galindo singled again deep in the hole, after Clark fanned Trina Peel, and wild pitched Steffan and Galindo to second and third, Jaime Clark ripped a humpback liner to right center to plate Steffan. Then Kaci uncorked a wild pitch to score Galindo, and move Clark to second to make it 2-2. Nicole Trimboli grounded out moving Clark to third who scored on a single by pinchhitter Mackenzie Vandergeest on a 3-1 pitch to put the Bandita ahead, 3-2.


 


The Bandits broke it open in the sixth when second baser Stacy May singled. Clark hit Anne Steffan with a pitch. Galindo’s sacrifice bunt moved the runners up. Peel hit into a play at the plate and it looked as if Kaci was going to ease out of it. It was not to be. Jaime Clark blasted the first pitch one hop to the fence in right center for a triple to make it 5-2. Clark was lifted. Trimbolit singled to make it 6-2 and when her ball was misplayed in the outfield, she came around to score to make it 7-2. It was an impressive come-from-behinder by the Bandits. Both Bandit rallies were started by the bottom of the order which is significant. No easy outs.


 


The next night Sarah Pauly took her regular turn and ran into the old reliable Juggernaut, Gina Oaks who shut the Brakettes out – no easy feat – on  a one-hitter – fooling them with her offspeed pitches. Oaks pitches a lot like Lew Burdette, the old Braves right hander who won 3 games in the 1957 World Series, inducing lots of ground balls.


 


Tonight the Brakettes may see Amy Harre the Bandits’ top winner with a 10-1 record with a 1.01 ERA in 97 innings pitched. She is backed by Jessica Sallinger and Oaks who each have 6-3 records.


 



Jessica Sallinger in the circle for the Bandits June 22, Frank DeLuca Field. Photo, WPCNR Sports.



 


The Bandits feature a Murderesses’ Row of hitters with 6 hitting over .300 – and that’s saying something in this league where they face the best pitching in softball. Proof of that statement is how many of the Team USA players who play in the NPF destroyed the opposition in the recent World Cup.


 


The Bandits come at you with Anne Steffan, hitting .437 at second base; the Team USA Champ at third, Vicky Galindo who’s hitting at .354 clip, and second sacker, Stacy May, checking in with a .349 average.


 


Selena Collins the catcher is at a not-too-shabby .314, with Jaime Clark the big RBI-Ette with 30 Ribbies and a .309 average and 4 solo shots.


 


Brakettes Round into Form.


 


The Connecticut Brakettes are lead by their TEAM USA Leadoff masher, Kelly Kretschman hitting .407 and their shortstop, the rangy  Michigan Clipper, Jessica Merchant clipping along at .367 with 22 RBIs and 9 homers. Kelly Wilkerson the trusty first baser is second in RBIS with 18 and Germaine Fairchild, the catcher has 17.


 


Aimee Minor is the next most consistent hitter on the club with a .271 average with Stephanie Best the second baser at .269.


 


Pauly has been the Brakettes’ Number 1 pitcher with a 12-4 record and the fiery Myers 7-3. A split with the Bandits or better taking 3 of 4 at the Bandits’ field at Benedictine University on the North Side would be good positioning for the NPF playoffs which will be held in Stratford, Connecticut with the Brakettes the Host Team.


 


Brakettes Pro Fast Pitch Playoff Tickets on Sale.


 


Tickets went on sale this week for those National Pro Fast Pitch Playoffs that will begin Saturday August 26 and wrapup with the Championship Game Sunday August 27 at Frank DeLuca Hall of Fame Field. Saturday the two semi-finals will be played at 1 P.M. and 7 P.M. The winners meet in the one for the money Sunday at 6 P.M.


 



 



Frank DeLuca Hall of fame Field. Brakettes and the Force in Pregame Workouts Sunday. Photos, WPCNR Sports.


 



Getting that Ponytail Just Right. Carri “Lightning” Leto, the former NPF Champion second baseman with the Juggernaut,  having her trademark tail adjusted in the dugout prior to gametime. Photo WPCNR Sports.


 


Tickets for all three games are $15 each for box seats, $12 for Reserve and $9 Bleacher Tickets are now on sale through August 25.


 


Single game admission prices on the days of the Games are $10, $8 and $6 respectively.


Fans may order tickets by contacting the Connecticut Brakettes at 203-378-7262 or by e-mail at brakettes05@hotmail.com, or by mail order. The Brakettes Box Office is located at 185 Lordship Boulevard, Stratford, Connecticut 06615. Ticket Information is also available at www.ctbrakettes.com


 


Rain Plagued Season.


 


In a season plagued by rainouts, causing a disparity of games played between the clubs, the Brakettes have done well against established opposition. At this stage of the NPF season, the Bandits lead the league with the surprise team of the season, the New England Riptide,  in second place 3-1/2 games out, the Brakettes are 3 out and last year’s champs, the Akron Racers five games out. Those four teams will make the playoffs. Last year Chicago took it all but lost in the Playoff opening round to the Akron Racers. If teams finish where they are it likely will be the Brakettes and the Riptide and the Racers and the Bandits in the opening round, though parings have not been announced yet.


 


The Brakettes return home to Frank DeLuca Field for four games with Team Canada next week and finish the season with makeup doubleheaders against the New England Riptide which polished off the Brakettes  3 out of 4 in Lowell Mass in a recent four game set to take over second place.


 


The National Pro Fast Pitch Standings August 14, 2006


                                                                W       L     PCT.     GB  


 


Chicago Bandits                                 27     11      .711    ____


 


CONNECTICUT BRAKETTES         25   14      .641       2-1/2


 


  New England Riptide                        23   14      .622       3-12


 


Akron Racers                                       26     17     .605        7


 


Texas Thunder                                    18     26     .409       12


 


Arizona Heat                                         17     27    .386       13



 


Philadelphia Force                              15     22     .395       11-1/2


 


 



So long kids. Kaci Clark, pitching for the NPF Champion NY-NJ Juggernaut in 2004, when they won it all, when she formed the pitching staff with Amanda Scott and Gina Oaks.  Photo, Courtesy, NY-NJ Juggernaut.


 


 

Posted in Uncategorized

Wyndham Close Head Says North Street Community of 230 Units Acceptable.

Hits: 0

WPCNR Southend Times. By John F. Bailey. August 8, 2006: At the monthly meeting of the Council of Neighborhood Associations, during discussion of the North Street Community project, subject of Monday evening’s Public Hearings at the Common Council, opponents of the project discussed their reservations about the 390-unit independent senior living project proposed for the former St. Agnes property.


Marc Pollitzer, of the North Street Civic Association, repeated his remarks of Monday evening, expressing concern that New York Presbyterian Hospital was poised to request similar special special zoning, should the special zoning district requested by the North Street Community (“Planned Senior Residential Development”) be approved by the Common Council. Pollitzer added that he felt the North Street Community was too dense and suggested that it should be cut back to 200 units instead of 390 as the developer plans. Pollitzer said that if the PSRD zone was approved that “you’ll see one neighborhood after another” be threatened with projects asking to be zoned a special district.


Carl Albanese, of the North Broadway Civic Association, mentioning how the Cappelli projects, the Pinnacle, and the Avalon Bay project have been approved, said the North Street Community project was a test case for the community that the city and the Common Council must be convinced to stop because of the significance it has for future development and encroachment on the outer neighborhoods. 


Manelaos Rizoulis, President of the Wyndham Close association, (after  repeating his neighborhood concerns about the density of the project), said that Wyndham Close would be supportive of the project if it were scaled back by about half. “Half” to Mr. Rizoulis, he said, was defined as one half of the 390 independent condominium units proposed plus the 40 asssisted living units and 80 long-term care units proposed for the former St. Agnes Hospital building.  Rizoulis told the CitizeNetReporter his idea of “half” of this figure would make for 230 units.  Rizoulis said this would be acceptable to Wyndham Close.


Asked if the building of some 66 homes on the 22 acre site by the developer would be an acceptable alternative to Wyndham Close, Rizoulis said it would. The 66 homes number (3 homes per acre), what is allowed, Rizoulis said by the present R1-12.5 zoning. WPCNR is checking on this.  (WPCNR has learned from C.J. Follini, one of  the partners in North Street Community that Toll Brothers, www.tollbrothers.com, a major housing developer has previously inquired about the availability of the property.)

Posted in Uncategorized

WP Urban Renewal Agency Asked for 10 Million in Bonds for Pinnacle Affordables

Hits: 0

WPCNR CITY HALL CIRCUIT. By John F. Bailey. August 8, 2006; UPDATED August 11, 2006: The city Urban Renewal Agency will be asked Friday morning to borrow $9-10 Million to finance affordable housing at The Pinnacle. The innovative arrangement is made possible by invoking an obscure statute which in the opinion of the city’s bond lawyer,  grants the agency the ability to finance beneficial projects within the urban renewal district, Paul Wood, the City’s Executive Officer said today.


The action, in effect, turns the Urban Renewal Agency into a city “Industrial Development Agency” for the Urban Renewal District. Whether this “City IDA” could extend its “help” to other parts of the city is not known.


The Mayor is expected to ask the Urban Renewal Agency Friday morning to borrow  $9 Million to $10 Million to aid developer Martin Ginsburg in building the 52 units of affordable housing Ginsburg has promised to build at his Pinnacle project as part of his approval for the project, Paul Wood, the City’s Executive Officer announced today.


The money had previously been sought by Ginsburg Development Corporation from the Westchester County Industrial Development Agency but was refused according to the Ginsburg orgranization. Wood said he discovered the Urban Renewal Agency statute, but did not have a copy of it for reporters at the time of the WPCNR call. Wood said after discussions with the City Commissioner of Planning Susan Habel and the city bond lawyer, Randy Meir, he felt confident the bonding ability was within the Urban Renewal Agency’s discretion.


Wood said the $10 million in bonds would not be the city debt to pay back, but would be Ginsburg’s responsibility. He said in the first edition of this article,  that the 52 units, 41 being built for Louis Cappelli, the Super Developer, as part of an agreement Cappelli and Ginsburg made allowing Ginsburg to build the Pinnacle, would cost Ginsburg $52 Million to build and the financing would speed construction. However, in official documents describing the proposal released August 10, the cost of the building has been put at $17 Million.


The announcement of the surprise financing through the Urban Renewal Agency, removes the delay that has been plaguing The Pinnacle project. Monday evening the Common Council approved an increase in height of The Pinnacle to 28 stories on the consent agenda with no hearing or discussion.


However, Councilman Benjamin Boykin expressed concern on when the affordable housing piece of the project planned for the Main Street side of the Pinnacle, would be started by Ginsburg. The Certificate of Occupancy for the 221 Main Ritz Carlton Project, that Cappelli is hoping to open in fall, 2007, cannot be issued until the affordable housing Cappelli owes for approval of that project is opened.


Details of the payment arrangements and responsibilities of the parties are sketchy at this time.

Posted in Uncategorized

Gun Law Killed; Pinnacle OK’d for 28 Stories; North St Community Gets Bad News

Hits: 0

WPCNR COMMON COUNCIL CHRONICLE-EXAMINER. By John F. Bailey. August 8, 2006: The Common Council as expected last night voted to table a proposed new local law which would license owners of air guns, and subject nonlicensed gun holders to fines.


The council also approved on the consent agenda  the Ginsburg Development Corporation proposal to raise the height of The Pinnacle project to 27 stories (28, including the mechanicals), while reserving decision, according to Councilman Benjamin Boykin, on the affordable housing arrangement Mr. Ginsburg has to build his 52 units of affordable housing.


Boykin said the Council is giving Ginsburg time to work out his financing with the county, otherwise, Boykin said the affordable housing that the Ginsburg project will be building for fellow developer Louis Cappelli would revert to being Mr. Cappelli’s responsibility.


Boykin said on the Council television cablecast,  that Ginsburg is attempting to obtain  financing but that “time was of the essence,” that the council was giving the developer time. Ginsburg, according to the Westchester County Business Journal is seeking performance bond financing from the Westchester County Industrial Development Agency. The performance bonds would guarantee his building the affordable housing piece (52 units), and allow the Common Council to waive the restriction that the affordable housing Louis Cappelli owed as part of his 221 Main Ritz Carlton project approval had to be opened before Cappelli received a certificate of occupancy for the posh hotel, the first tower of which is looming over Main Street.


Cibelli: County Holding up Pinnacle for Senior Housing Approval


Earlier, during the Citizens to be Heard segment of the monthly Common Council meeting, Cass Cibelli, the Republican candidate for the remaining one year term in the deceased Robert Greer’s term ( Cibelli is opposing Dennis Power, the interium appointee to Greer’s seat), spoke out accusing Westchester County of holding up IDA performance bonds for the Martin Ginsburg project as the price for White Plains agreeing to the County senior housing project on the former post office parking lot. In an interview with WPCNR, Cibelli said: “It’s just not right. I propose that the county has put pressure on Ginsburg in order to get the city to the table concerning the old post office site.  Something’s going on and I don’t like it.”


WPCNR asked him how he thought the county was pressuring Ginsburg, Cibelli said, “I’m not quite sure. Their IDA not seeing through the Pinnacle proposal, the senior housing,  and leaving it up to the city and the urban renewal agency to get it off the ground doesn’t make sense to me. Here they (the IDA)  had the opportunity to support Ginsburg, to have the affordable housing built  where it was needed — whether they applied pressure I don’t know.”


WPCNR asked if Cibelli thought the county was holding up approval of the Ginsburg performance bonds because of the position the city has taken opposing the county rental of the Grand Avenue Post Office lot to a private developer to build senior housing. Cibelli said, “It goes back to the (Rob) Astorino campaign and the Mayor (Delfino) lightly supporting changing the county policy towards the drop-in shelter at the airport. I think this is retribution. This is all vindictive policy and it’s wrong.”


Cibelli told WPCNR the IDA should approve performance bonding for Mr. Ginsburg, and also said “We (White Plains) should have our own IDA and we shouldn’t have the county meddling in the affairs of the city.”


Cibelli also said Dennis Power “cannot be in service of two masters. He must make a decison (between continued employment with the county and being a White Plains Common Councilman.)


Wyndham Close 5, North Street Community, 1 (at this time)


In the main event, the hearing on the senior condominium-office complex-assisted living facility proposed for the St. Agens Property by North Street Community,  residents of Wyndham Close overwhelmed supporters of the project with repeated objections to the project’s height (7 stories), location of the residences, and the density of the project.


Despite professing support for senior housing in White Plains, the Wyndham Close residents wanted the project cut back in size drastically, without saying what size would be acceptable. A handful of speakers supported the project because the developer has promised to keep the Carvel Rehabilitation Center for disabled children on the site.


Another issue raised was the precedent the creation of a senior citizen zone would set. Marc Pollitzer, the tireless defender of city zoning, said other developers were watching the council on the creation of this zone, saying that Burke Hospital and New York Presbyterian Hospital would move to create just such a special zone for their own advantage.


Council is Suddenly Concerned.


The onslaught of opposition succeeded in producing a groundswell of objections and reservations by five members of the Common Council. Benjamin Boykin said, “the project is too high, too dense, and it needs to be scaled back.” Boykin also said he was surprised to learn North Street Community had applied for a “tax cert.” Rita Malmud said she liked the project for the site but made a number of vague objections on height, age eligibility of potential condo owners.


Glen Hockley was more circumspect, saying the project needs to be looked at and discussed but said to Wyndham Close residents that they had been heard.  Arnold Bernstein said he felt there was a veiled threat by the developer within the DEIS statement that the Carvel Rehabilitation Center might not survive if the project were to change. New Councilman Dennis Power went into a lengthy criticism of the project size, and the traffic it would create.


Councilman Thomas Roach, brought the council back to reality by pointing out the council was there simply to close the DEIS hearing tonight, not vote on the project. He voiced concerns about the density, but stressed it was important the council consider the impact on all the city, not just the neighborhood immediately adjacent the St. Agnes property (Wyndham Close).


It was not a good night for C. J. Follini, the North Street Community partner, who asked the council to approve the project as submitted, noting most of all it would put the property back on the tax rolls, and serve the growing need for senior housing.  He was staring five perfectly clear “No” votes in the face. It is most unusual for the council to voice its opinion one way or the other on a project at the closure of the DEIS hearing. This was the first time in the year that the nature of the project has been known, with its site plan shown to the council numerous times,  that the council has stated fierce opposition to the scope of the project. Follini has said all along that the size of the project was necessary for its viability.


The Commissioner of Planning detailed the process that was next. The DEIS (Draft Environmetal Impact Statement) hearing tonight would be closed, which the Council promptly did after the councilpersons noted their feelings on the project as outlined above. The Commissioner of Planning said there would be a 10 day written comment period, then the developer would prepare a Final Environmental Impact Statement and the council would with help of staff prepare a Findings Statement prior to final decision on the project. The Commissioner said the process would take about three months.


 

Posted in Uncategorized

City Cuts Macy’s Assessment in Half. Refunds $523,337.

Hits: 0

WPCNR QUILL & EYESHADE. By John F. Bailey. August 7, 2006 UPDATED August 8, 2006: Tastefully tucked away in the First Reading Ordinances, Items 29-30 on Monday evening’s Common Council Agenda was an ordinance authorizing the first of the new fiscal year’s certioraris, which is a $523,337 refund to Macy’s of The Galleria, and a corresponding lopping of their assessment from $1.8 Million to $900,000, continuing the assessment drain lead by commercial properties in the city.


 


The $523,337 refund translates to approximately an additional  $2.1 Million refund from the city school district. (School Taxes are 4 times the city tax). The School District is planning to issue an $8 Million bond to cover this and other expected certiorari refunds this year, the debt service coming out of school taxes.


 


The Monday evening  settlement covers tax years 1995-96 through 2005-2006. Paul Wood, the City’s Executive Officer, said the settlement is not a new one but is the other half of the settlement with Federated Department Stores from last year where Bloomingdales’ received a tax cert. Wood  confirmed the $523,337 would come out of this year’s budget and affect the 2007-2008 tax roll.


 


Mr. Wood also said that the city made its budget in the final quarter of 2005-2006 ending June 30, actually making more than the budget called for, and he would get the figures for WPCNR from the Commissioner of Finance. WPCNR awaits the good news.


 


It is too early to tell whether this is the beginning of a new raft of certioraris that will outpace increases in assessments from condominium and home sales and possibly increased PILOT payments this year that will result in additional pressures on the school and city taxes, or perhaps, keep the assessment roll even which would stop a disturbing trend.


 


In the last four years, the City Tax Roll has declined $22,472,507, ($4.4 Million in 2003-2004, $9.1 Million in 2004-2005, $2.6 Million in 2005-2006, and 2006-2007, $6.3 Million). This has shifted the burden of paying for the city and school services to the homeowner to the benefit of the commercial property owner.


 


Meanwhile the White Plains homeowner is paying the vast share of taxes, and faces a watershed increase in taxes as the school district prepares to repair its physical buildings.


 


The school budget at $165.8  Million in 2006-2007 has grown from $89.4 Million in 1995-96. That is an increase of 86% in a decade when inflation has risen 26%. To finance this growth and the recent declines in city commercial assessments, the school district has increased Mr. and Mrs. White Plains school taxes 92%. From $202.91/$1,000 of assessed valuation(1995-1996) TO $449.64/$1,000 in 2006-2007.


 


With the city budget fat with expenses that outstrip its revenues this has resulted in an increase of city taxes of 7.8% this year.  The continued dwindling of commercial property assessments of established successful business mainstays of the city  through the certiorari process appears to be continuing  as evidenced by the Macy’s refund  approved Monday night. 


 


.

Posted in Uncategorized

Cellphone Windfall Introduces New Revenue Stream?

Hits: 0

 


 


WPCNR NEWS AND COMMENT. By John F. Bailey. August 6, 2006: Reports from the Mayor’s Office last week indicated that the Air Pistol Ordinance on tonight’s Common Council agenda will be tabled – depriving the city of licensing fees from sale of air pistols


 


 But wait! Just in the nick of time, thanks to the wonderful investigative reporting of the Journal News staff, Allan Hevesi, the state Comptroller,  crack auditor and watch dog of the exchequer, has discovered an unbelievable error in the Unified Court System manual in stating who gets to keep the fines collected from illegal cellphone use violations.


It seems that the Journal News double checked with the Comptroller’s on how fines are collected, someone up in the Comptroller’s office said, Sheesh! They’re doing it wrong,  that cities, including White Plains are able to keep their cellphone fine collections (estimated at over $1 Million for White Plains alone). White Plains according to its Executive Officer has been sending all the bucks to the state.


 


Is this any way to run a collection system? A little proofreading in the court system, please! More incredulous is that the city financial and legal departments did not make themselves absolutely clear on the handsfree cellphone law and catch this error.


 


 So White Plains is getting $1.1 Million back from the state, according to The Journal News report. It’s very similar to Westchester County amd Con Edision giving the impression Westchester storm victims of July storms would get $360 food spoilage refunds, and having WPCNR find out from Con Edison that food spoilage resulting from storm damage wasn’t covered.


 


The handsfree use of a cellphone windfall  is good news and bad news for White Plains residents and those who drive into White Plains from elsewhere.


 


Now the White Plains Police, as if they do not have enough to do,  have new incentive to start enforcing the handsfree cellphone law within the White Plains city limits. White Plains gave out a ton of cellphone tickets, but all of it previously went to the state.


 


Now  on any routine traffic day, handsfree cellphone driving  violations are rampant in White Plains. (Perhaps reporters can get exclusions.)


 


There just aren’t enough police to spot all the cellphone violators!


 


Now, that thanks to The Journal News, any White Plains handsfree cellphone  jing will go direct into the hungry maw of the White Plains hurting General Fund.


 


So drivers within the city limits of White Plains should watch themselves.


The first thing White Plains Police could do is assign just one officer to walk a beat up and down Mamaroneck Avenue and Main Streets and let him just watch the “handheld cellphone talkers.


 


The police now have more than enough incentive to form an elite “Cell Sweep Team” to go along with their SWAT team to concentrate solely on handsfree cellphone while driving offenders. Perhaps some new cell phone signal detection equipment can be purchased through a grant to note cell phone signals within the city limits that are moving….the equivalent of cellphone radar – sort of like applying LO-JAC principles to hansfree cellphone while driving violations. Perhaps a visual can be established on each individual cellphone use…with a floating squad of BP’s (bicycle police) on cruise to swiftly close on the individual.


 


Or better yet, while the Parking Department Parking Enforcement Officers, (or whatever they are called – never got an official release on that one), are out writing their 40 tickets an hour (the amount needed to reach their projections for 06-07) they can keep a sharp eye peeled for drivers holding a cellphone and conducting conversations while driving – and aid police enforcement.


 


Or perhaps the Parking Enforcement Officers can walk up to the window of a car and write them up. (I do not believe they are empowered to do that now. We’ll check on it.)


 


 Perhaps the Common Council will consider an ordinance allowing the Parking Department Officers to write up drivers holding handheld cellphone conversations. Driving violations, at $100 a vio – it’s far more lucrative than parking tickets.


 


I am breathing a sigh of relief the city deficit is shrinking already.


 


Thank you Journal News!

Posted in Uncategorized

Bradley Notes Legislative Successes.

Hits: 0

WPCNR’S ADAM IN ALBANY. By Assemblyman Adam T. Bradley. August 4, 2006: I am very pleased to announce that the governor recently signed legislation I authored to facilitate communication between parents and teachers by establishing an Internet-based communications system for schools (Ch. 160 of 2006). The new law, known as the Parent-Teacher Communications Act will help parents remain involved in their children’s education.

 


 


A child’s education is greatly enhanced by parental involvement. Unfortunately, large class sizes and busy parental work schedules often do not allow for sufficient communication between parents and teachers. This new law will help bridge the gap between the home and the classroom.


 


The Parent-Teacher Communications Act requires the state Education Department to develop guidelines to help schools establish Internet communication systems for parents or guardians to communicate with teachers. Combined with reform and oversight legislation, the measure will help parents communicate with teachers and enable them to provide important information and stay more involved with their children’s education. It will also enable educators to provide parents with important information regarding their child and make educators more accessible.


 


I have been working to ensure that our children have the best education and that our schools operate in the most efficient manner. Last year, I sponsored a new law (Ch.263 of 2005) to increase oversight of school districts statewide. To continue these efforts, the Legislature’s 2006-07 bipartisan budget agreement doubles the money for state Comptroller audits of schools, providing $2.8 million over last year to make sure our tax dollars make it into the classroom. 


 


Money alone cannot achieve our educational goals; we must have accountability and we must have reform. We must involve parents and help enhance their role in our children’s education. I look forward to continue working on measures that make sure that our schools are the very best they can be.


 


 

Posted in Uncategorized