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

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WPCNR CAMPAIGN 2007. By John F. Bailey. November 7, 2007: Celebrating their “No Contest” win over spirited challenges from six other candidates, Councilman Benjamin Boykin, Councilman Dennis Power and Councilwoman-Elect,  Milagros Lecuona talked with WPCNR last night about their steamrollering of the opposition in Tuesday’s city election, which seemed to prove emphatically that the city by a margin of 2 to 1 likes everything that is happening in the city and everything Democratic.

Mr. Power said the triple sweep meant that the 5 vote majority could push legislation, though the Democrats have held a majority for the last eight years of the Delfino Administration. He and Boykin said the 1/2 % sales tax, the 10% affordable housing set aside legislation would be two top priorities.

WPCNR interviewed the three Council-Elects:

Ms. Lecuona, a U.S. Citizen for justf two years, told WPCNR,  “I am just happy. I think we did wonderful teamwork and we are going to be bringing that teamwork to the Common Council. It has been a wonderful campaign, transparent, clean, positive and that’s the way we are going to continue.”

Asked how she was going to prepare herself for taking a seat on the Council in January, Lecuona said she was going to continue doing what she had been doing, “still coming to the public hearings, and reading all the material I can get my hands on. Learning. Learning.”

Asked what issue right now she and her colleagues were going to focus on. “We have a month and a half in front of us and we need to get together and see.”

WPCNR asked her if she ever thought many years ago (she has been in White Plains for 18 years) she would ever be elected to office. “I have been always involved with the community. This is another level. It was not like I was thinking about this particularly, but things progressed and when you are ready for something, then you do it. And I was ready to do the next step and that’s what I did.”

I asked who suggested she try for the council: “I got this suggestion from so many people you don’t have an idea in many different ways. And it was me that made the decision when I thought I was ready.”

I asked her how she thought the council might tackle the Equalization Rate problem, the budget, she said, “There are many things that need to be studied, studied as a team, and that’s where we are right now with a budget.”

I asked when they might study it, perhaps earlier : “ I have to hear what each of us (say) I am the newcomer.That question makes more sense for someone who has already been elected who should know, depending on the transparency  of the Common Council as to how much they know. For me, one of the priorities is going to work as hard as possible to get those hard numbers on the table.”

Asked if she had a statement for the people of White Plains, Lecuona said, “Thank you very much. I’m there for them. I’m going to be working very hard listening and thank you  from my heart.

Mr. Power, the leading vote getter said, “I’m glad we had a clean sweep tonight, got a lot of hard work ahead  but it’s a good victory for the people of White Plains.”

I asked Power if there was anything he and Mr. Boykin since they were already on Council, were going to be looking at right off the bat:  “We’re going to revisit a number of issues, I think, working together as colleagues, there’s a lot of things we’ve spoken about during the campaign in terms of balanced approach to development,  in terms of tax situations, in terms of neighborhoods, in terms of open space – those are things we’re just going to revisit and put some teeth around them in terms of initiative.”

White Plains FEMA Fumble An Issue.

I asked Power about the news of FEMA excluding White Plains from flood insurance due to non-compliance with the DEC. Power said, “Obviously that’s a very serious matter. It has to be investigated right away we have to see the connection and what we put on the agenda for December. We knew there were some deadlines coming but they were dealing with the state and county stuff. So now, if this in fact, comes about to be there was a deadline the administration was aware of and didn’t act on and did not let us know about it on the Common Council, this will add to the list of things that’s happening. There’s going to a change in terms of communication.”

I brought up the Equalization Rate drop and what he made of it, any thoughts:  “Even if it’s closely or remotely connected in terms of the ramifications of it it could be a major move, with major implications for the city of White Plains. The number one thing is to make sure we’re fighting that thing which we haven’t done in years is done. We have to examine what’s got to be done. After that we have to examine because everything comes through the cost side of the budget…”

I asked would this be done in public? “I would imagine so. Some of the things are done with the Corporation Counsel  and Mayor alone. But we have to approach more things in a public way. There’s no matter of discussing things in a back room and coming out and saying sorry.”

I asked about the Mayor run in 2009: “That’s two years away. Right now we’re talking about getting some things done legislatively for the people of White Plains.”

I asked if this win felt better than his first election to the Common Council in 1987:  “That was a very different one, that was an upset victory. This one is special because this gives us the ability to do things legislatively to do things that Mary Ann Keenan and I were unable to do back in 1988. This now gives us opportunity to push forward legislative agenda that we think are important. Obviously sales tax. It’s centerpiece discussion, now with some feedback from Adam Bradley. There’s a lot of things that need to be discussed.”

I wondered  if he had thought about  balanced development, had he further defined it. He had not, but  he said, “You’re talking about decisions being made. That was a front-burner during the campaign, it will remain a front burner going forward. It’s not a matter of sitting back and saying what will developers offer us for downtown White Plains.”

Councilman Boykin echoed that “This was a great victory for the people of White Plains. The people have spoken. I’m very pleased and humbled they have given me another four years in office.  For me personally, it is a very sweet victory because I was the target of a small group at each debate, at each quoram. But I stood on my record and am proud of my record. I am proud to serve everyone in this city.”

I asked what he was going to be concentrating on in the weeks ahead.  He said the council would be taking the sales tax half percent increase up November 20, and the council would deal with that. He also said there was the affordable housing issue that he said was “being research now,” and that he wanted to bring that to a vote. “We want to get the workforce housing to be built owed to us by Cappelli. We want that to come on stream as soon as possible. And other quality of life issues and issues relating to development that we will deal with in this city.”

I asked Mr. Boykin if he had concerns about the lowered Equalization Rate and whether he, as Chair of the Budget and Management Committee would be taking up the budget earlier this year. “I’ve heard about it. We will be looking at the budget through budget and management and other avenues and we will be soon having a budget and management meeting to address a lot of issues. We have a lot of issues to deal with – an update on sales tax. It looks like we’re going to be very good on the sales tax.”

Any concern about the 2.69% Equalization Rate, I asked.  Boykin said, “I haven’t gotten it from the city. We’ll take a look at it.”

Liz Shollenberger, the Chair of the Democratic City Committee said the Democratic victory, sweeping 42 of 43 districts, one not reporting, with a vote majority of 2 to 1, was “The better candidates definitely won the election this time. This was a victory of compassion over meanspiritedness. A victory for people who know and really care about the citizens of White Plains.”

Schollenberger declined to talk about the Mayoral race two years from now. She said, “I hope our party will continue to grow strong. I hope we win the presidency next year.”

Schollenberger said the City Democratic Party is growing, saying we have a thousand more voters county wide.  She complimented the candidates:  “We were a team effort all through the campaign, through the nominations, the primary, the general elections. Every one worked very well together. I think that’s what contributed to the victory. We weren’t fighting with each other we were fighting with the White Plains gadflies and everyone else.”

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WPCNR WEATHER SCOOP. By John F. Bailey. November 6, 2007 UPDATED 4:23 PM: The press office of FEMA Region 2 has just confirmed to WPCNR that the National Flood Insurance Program is no longer in effect in White Plains, and has not been in effect since September 28, apparently due to the new digitized flood map being lost in the White Plains Department of Public Works, according to the FEMA spokesperson.

 If you thought you had flood insurance in the city of White Plains. You do not.  FEMA suspended White Plains from the Federal National Flood Insurance Program September 28, according to Cary Gouldner, a citizen who was just informed by his insurance company they were cancelling his insurance due to the FEMA crackdown.

The Common Council apparently was not informed when they considered the legislation at last night’s Common Council meeting. to conform to the new Department of Environmental Conservation flood standards, that White Plains residents were no longer covered. At the work session last week it was not revealed that flood insurance was no longer in effect.

The media spokesperson for FEMA, Barbara Lynch told WPCNR that all White Plains need do to get its citizens back into the flood insurance eligibility,  is inform FEMA after the local law is passed (as early as December 3), and the DEC would reinstate them.

Backyard on Midchester Avenue During a Northeaster in White Plains this year.

WPCNR has learned from Mr. Gouldner,  who has recently had his flood insurance cancelled by his insurance company that Federal Emergency Management Agency (FEMA) has suspended the City of White Plains from the National Flood Insurance Progrthe am. Mr. Gouldner said that he had renewed his flood insurance as of November 1, only to receive a letter from his insurance company that his renewal ad been cancelled because FEMA had suspended White Plains from the Flood Insurance Program. The customer then contacted the New York Regional Office of FEMA who referred him to a FEMA office in New Jersey who informed Gouldner that FEMA had suspended White Plains from the program as of September 28.

Gouldner, speaking to WPCNR early this afternoon,  said the National Flood Insurance Program does not cover sewage backups or damage from rain. He said, though that when his basement flooded due to the Northeaster earlier this year he was covered for the three feet of flooding in his basement.

WPCNR is following the story. City Hall was closed today and could not be reached for an explanation.

Last night the Common Council set up a hearing in December on the local law dealing with amending the White Plains Municipal Code regarding Flood Damage Prevention. It has now been determined by WPCNR that these amendments were related to reinstating  the FEMA flood insurance. But, at no time last night, was there a sense of urgency involved in moving these regulations through either in the work session when the Commissioner of Public Works explained them to the Common Council, nor last night.

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WPCNR CAMPAIGN 2007. News & Comment By John F. Bailey.  November 6, 2007 Amplified 12:02 Noon. EST: All 43 White Plains Election Districts are open to record Mr. and Mrs. and Ms. White Plains votes today as White Plains is given the choice of business as usual or to put new voices on the Common Council.

White Plains is one of the few places in the country where independent candidates have literally signatured their way onto the ballot with 9 candidates running: Benjamin Boykin, Candyce Corcoran, Cass Cibelli Milagros Lecuona, Robert Levine, Anthony Pilla, Dennis Power, Robert Stackpole, Augostino Zicca have thrown their hats into the ring challenging the Democrat politburo.

This is the election of questions to be answered:

Is it a referendum on development or an endorsement of “Renaissance White Plains?” Will it be a vote of confidence in city finances and its free spending ways, or will financial reformers’ message of restraint and spending scrutiny register with the voter? Will overwhelming Democrat registrations in White Plains (2 to 1 over Republican) continue to guarantee any candidate on Line A will win in White Plains despite past performance and their credentials?

Does Mr. and Mrs. and Ms. White Plains love digging into pockets for tax increases year after year as their civic duty? Do they appreciate the parking policies that make going downtown something to dread?

How much the security issue and the illegal housing  and illegal immigrant issue really matter in White Plains may also be indicated, as the lack of White Plains enforcement on the illegal housing issue has been raised repeatedly in this campaign.

Does the cake of  the White Plains donut (outside of the downtown hole) really care that much about what happens downtown?  If they do, they may vote an incumbent or two out. If they don’t, you have your answer.

It will also be a barometer of how much Mr. and Mrs. and Ms. White Plains really know about White Plains and how they have watched their councilpersons perform the last four years. Voting them back in means they believe the incumbies’ anti-development campaigns, despite fact that the same councilmen running voted for all the development in White Plains to happen. Their campaign insulted the intelligence of the public. Well, we shall see if the public noticed. On other hand, if the incumbies are returned then you are left with an endorsement of the White Plains Renaissance, perhaps.

A lot is on the line, but the overwhelming Registration of Democrats in the city is the swing factor. Will voters vote their heads or their feelings? Always a dilemma.

Once again the circus of White Plains politics: sign stealing, character assassination in a willing party-biased press, delaying of issues, and outright lies in print will be over for another two years after today.

I for one will not miss it.

This may also be a very close election with 9 candidates splitting the vote we may never know who wins if machines are impounded — or, perish the thought — several jam and we have another “Delgado-Hockley” marathon. It could happen. After all, this is White Plains.

We are sure the Democrat legal jackals are standing ready with impounding and show cause orders and the whole bag of tricks to protect their power if any challenger is even close.

The Board of Elections actually gets to work today for their county money. We are told they will have observers in force at the White Plains polls. Now if only we can get them to show this much interest in School Board elections. 

The incumbent Councilmen and their newcomer running mate are blessed with a rainy day which usually holds down turnout. Citizens wondering where they are supposed to vote should call the City Clerk’s office at 422-1227 or the Board of Elections, 995-2000. Polls are open until 9 P.M. in White Plains

Vote early and often, and please close the  cemetery gate when you return to your grave.

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WPCNR Campaign 2007. By John F. Bailey. November 5, 2007: According to a New York State Office of Real Property Services spokesperson Monday, the ORPS used an estimated Total Market Value to compute the 2.69% Equalization Rate issued White Plains August 21 When computing the Equalization Rate, Joe Hesch told WPCNR the office uses the most recent sales and appraisals to estimate the Total Market Value of White Plains. It then divides the latest Total Assessed Value by the Total Market Value to compute the Equalization Rate. (This is a simplification.)

The confirmation from NYORPS indicates that White Plains Total Market Value of Real Estate is about $10.8 Billion, up 18% in one year. Though this means the Assessed Value in the City has been met, and Candidate Robert Stackpole’s dire prediction of last week thanks to a rising real estate market, and  pending calculation of the 2008-2008 Tax Roll, two Assessment experts tell WPCNR the 2.69% Equalization Rate virtually assures a sharp increase in certiorari filings for property tax refunds. It means continued assessment roll woes in the next five years.

Hesch described the Equalization Rate as a means of describing the average percentage of property taxes compared to Real market value the city charges all properties in White Plains.

Last week, candidate Robert Stackpole, running for Common Council made the prediction that if White Plains Total Market Value continued to average 7% as it has the last four years, (reaching $9.7 Billion) White Plains would face a $7 Million budget gap and WPCNR estimated a $14 Million gap would face the school district.

WPCNR estimated that if White Plains Total Market Value went up faster than 7%, say 20% the Total Market Value would go to about $11 Billion and White Plains would not have an automatic assessment drop of $33 Million, but would be exactly even, on the assessment roll going into the next budget year, subject only to increases in city expenditures, not just assessment drops. WPCNR’s Math Lab appears correct.

For White Plains to have a 2.69% Equalization Rate, it roughly has to have a  $10.8 Million Total Market Value (of city real estate) to wit:

$290 Million (Total Assessed Value) Divided by $10.8 Billion (Total Market Value)= 2.69% (Equalization Rate)

The 2.69 Equalization Rate, using the NYSORPS formula indicates White Plains Total Market Value rose about 18% in one year. This is more than double the 7% growth rate of the last four years that Stackpole used.

Certiorari Hemorrhage Predicted.

This is both good news and bad news according to an upstate City Assessor whom WPCNR interviewed today. The 2.69% Equalization Rate, fully .50 below this year’s assessment rate (3.24%) is an invitation to commercial properties to file for more certioraris on the present tax year, they said, and if an owner has had the same assessment for about five years, without applying for a cert, even more an incentive to file.

WPCNR looked at the history of the White Plains Equalization Rate:

 In 2001-2002, the Equalization Rate  (the average percentage of property tax White Plains charged all its properties)  was 6.35%, now in 2007-2008 it is 2.69%. This means that you are paying 4.66% more in property taxes than you should be paying if you’re still under your 2002 assessment. It is an invitation to file for certioraris if you have not already.  As a commercial property owner, unless you sell your property you cannot have it reassessed so as your expenses go up, you still pay the same property taxes. But as the Equalization Rate goes down, it means you are paying more taxes than you should have based on the same assessment. It is a no-brainer to file a certiorari.

The bonanza comes in selling a commercial property. Owner sells, property is reassessed, many times downward, buyer gets a lower assessment, former owner a profit, city loses big time assessment dollars.

Double Dipping.

The assessor also said that property owners who  have been granted certiorari relief since 2002  will most certainly file for more relief when eligible (about two years, WPCNR believes, but we will check this).  The assessor, I spoke too, noted this will be a disaster for White Plains in about five years time, when this year’s drop comes to roost especially if Total Market Value continues to rise, and the Equalization Rate drops even lower.

Hesch of the NYORPS said there was no way he could tell when the White Plains appeal of its Equalization Rate would be settled and the Equalization Rate finalized.  At this point, there is nothing White Plains can do except make the case that the Total Market Value has been overestimated by the New York State Office of Real Property Services and the wrong statistical sample of properties has been selected.

Assessments Continue in Free Fall.

Monday night, a very quiet certiorari settlement was approved by the Common Council, illustrates exactly this kind of timing, we’re talking about here.

Two of the three settlements traced back to the 2001-2002 year. The third, 2002-2003 (the year there was a big jump in total market value in White Plains when total market value went off the page going up 35%)

They were not big amounts, but disturbingly they are smaller properties

The City  granted dropped T & J Realty Company at 4 Quarropas Street assessment relief from $170,000 to $86,000, and agreed to a $44,395 refund over 5 years.

It dropped Reckson Properties at 140 Grand Street from $1,220,000 in assessed value to $1,050,000, granting a $166,023 refund over 7 years.

It lowered the assessment on Hillside Village Condominiums from $950,000 to $575,000, agreeing to a $219,298 refund.

White Plains, Like Robert Hall:As the Value Goes Up Up UP, the Taxes go Down Down Down.

The loss in assessment value to the city on these three settlements is $83,638 in property tax dollars each year. For the School District it is $279,186 each year. Think of this happening with each commercial property. It is not pleasant to comtemplate.

These are rather small settlements compared to the whoppers of past years. But our Assessor source predicts the 2.69% Equalization Rate is going to produce a lot more, and the more it drops over the next few years the more certioraris to come.

The erosion of the city tax base and more chillingly, the school district tax base – Mr. and Mrs. and Ms. White Plains the sole tax payer – sees no relief in sight.

White Plains is like a Robert Hall for Commercial Property Owners: as the value goes up up,up  the taxes go down down down.

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WPCNR PRESS BOX. November 5. 2007 UPDATED 10:45 PM: Today’s photo shows Parker Stadium at the Highlands in the final days of  the old bowl’s makeover into its $3 Million synthetic Field Turf  and jurybox bleachers. The synthetic turf is seen by the sideline to the left, awaiting installation. Kickoff on Thanksgiving Day morning  is in 17 days. Charlie Norris of the Board of Education reported that the Field Turf started to be installed this morning and was out to about the 40 yard line. Work was also continuing Monday night, but not on installation of the turf.

Your School Tax Dollars at Work.