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 COMMON COUNCIL-CHRONICLE EXAMINER. By John F. Bailey. August 4, 2009: After a lengthy explanation of the status of the Gedney Way city dump and where it stood from the Commissioner of Public Works, Joseph Nicoletti Monday night,  the Council approved expenditure of $250,000 to prepare a preliminary closing plan for the dump for submission to the Department of Environmental Conservation in three months. Rita Malmud explained to the public on television the Council was only approving $250,000 in bonding at this time.

 

Joseph Nicoletti, Commissioner of Public Works, addressing the Common Council on the State of the Gedney Dump Monday night.

 

 

The Common Council (with Councilman Thomas Roach taking the lead above) tabled until August 27 the approval of Lamb and Barnosky as Labor Counsel for the city during the upcoming binding arbitration with the Fire Fighters union that is expected to set the tone for the next round of labor increases. The tabling came at the request of Councilman Thomas Roach who said he wanted to interview the firm before approval. He did not explain in detail what he wanted to ask the firm.

 

The Counsel kept open two hearings on the White Plains Hospital Medical Center 5 year site plan window (the first ever such favor to a developer, giving the hospital five years to start the project), with no citizens from the public commenting.

 

The hearing on the North Street Community increase in the assisted living to condominium units ratio at the former St. Agnes Hospital was held over, with again no comment from the public. Paul Bergins, the attorney for the North Street Community, said the conversion of the former St. Agnes Hospital building was “shovel-ready” and ready to begin as soon as the Council hopefully approved it in September. Bergins repeated the offer of a tour of automated parking facilities in Manahattan to acquaint the council with how the proposed automated parking at the former St. Agnes facility worked in a currently operating facility.

 

Certioraris in the amount of $158,000  were approved, which also lowered the assessment roll $196,000.  

 

A sum of $222,500 turned over from the Affordable Housing Fund to the White Plains Housing Authority for use in investing funds to secure a Housing and Urban Development $1.7 Million grant to upgrade energy efficiency at Schuyler DeKalb housing.

 

 

No Query on Cost of Dump Closing.

 

However, no member of the Council asked Commissioner Nicoletti during 45 minutes of testimony for an estimate of how much the DEC order to close and cap the Gedney Dump would cost the city. Mr. Nicoletti confirmed to WPCNR after the meeting that in addition to the initial $250,000, the capping of thedump could cost about $8 Million to $10 Million “on the upside in today’s dollars.” 

 

Despite Ms. Malmud’s assurances that the city was only investing $250,000 at this time,  Nicoletti explained to the council on television that the city has to close and cap the dump and there was no choice in the matter, since the city had signed a consent order to do so in 2005.

 

Commissioner of Public Works, Joseph Nicoletti, on the State of the Dump Monday night

 

 

 

 

Asked by this reporter , why Mr. Roach did not ask Mr. Nicoletti  how much possible millions the city was going to have to spend on the Gedney dump cleanup during the televised hearing, Councilman  Roach (who asked a number of questions about dump acitvity, on television montior above), said it is “too early.”

 

Asked for an estimate what he thought it would cost, Mr. Roach said “It’s not going to be cheap, that’s for sure.” To see the Common Council Nicoletti “State of the Dump Address,” tune to White Plains Government Access Channel 75 Wednesday evening.

 

Nicoletti told the televised meeting the DEC has in the past (in the mid-90s)  decided  the TCE contamination remaining in the dump at this time did not have to be physically removed by digging it out.

 

Containment the Answer

 

Nicoletti said that an iron containment enclosure could be used to hasten the breakdown on the TCE containment. He did not in over 45 minutes of addressing the council, say what capping the dump might consist of, or how much it would cost. He also assured the public the city has been monitoring the pollution and contamination in the dump for the last 23 years under the supervision of the DEC.

 

Nicoletti said, that in addition to remediating the TCE contamination, the DEC wants the methane gas escaping from the dump  to be mitigated. Nicoletti said that the Proposed Closing Plan would address (subject to DEC approval) both a capping plan to close the landfill portion of the dump where ash from refuse is buried some fifty years is buried, to mitigate the  TCE and methane gas emissions. Nicoletti did not explain what forms the capping might take, though he did go into detail in the work session last Thursday, saying it might consist of a 35 acre “impervious surface.” Mr. Roach and Ms. Lecouna Monday evening expressed hopes that that surface could be turned into a park.

 

Mayor plays down “millions” in future spending.

 

The Mayor at the outset of the hearing assured the television viewing audience the city had been working with the DEC and that the reports of millions being spent were inaccurate, that only $250,000 was going to be authorized to come up with a plan.

 

At the close of the questioning by the Council, the Mayor said he was pleased the city was moving towards of resolution of this problem in consort and cooperation with the Department of Evironmental Conservation

 

Techincally, the contamination had been ignored for 23 years, with the city conducting DEC- directed test monitorings that resulted in a DEC order to close the dump

 

Five years ago the DEC told the city it was in violation of a Department of Environmental Conservation  order to close the city composting operation and stepped in to force the city to monitor the TriChloral Ethylene contamination because it was leaking into the Mamaroneck River which runs through the dump. The city stopped the composting, cleaned up the compost area, and asked the DEC for permission to resume it.  The DEC granted resumption of composting, while continuing to demand tests and measurements from the city.

 

Asked by WPCNR why if the city had known the TCE containment (a clean fluid) was there for 23 years, it had not moved to clean it up on its own, Nicoletti told WPCNR the Department of Environmental Conservation said it was not necessary. Nicoletti said “if I had suggested spending $8 to$10 Million back then, they would have said I was crazy.”

 

 

2,500 square feet of TCE.

 

Nicoletti’s address to the Common Council  did not disclose the precise size of the TCE contamination zone  though he was asked that question by Councilman Dennis Power.

 

Previously in addressing the Council in a work session July 22, Nicoletti said the area was 15 feet under the ash and soil level and about 50 feet square (2,500 square feet). Tonight he said it was about one 55 gallon drum of liquid.Nicoletti said that underground radar had not revealed any drums in the TCE area and that the radar was unable to see down that far to where the TCE was.

 

 The Council did not press Nicoletti on the TCE issue.

 

The Council did not ask him how much the city might ultimately have to pay to clean it up, and how the city might pay for it. The council also did not ask Mr. Nicoletti what effect the ongoing TCE contamination might have on the generation of city workers employed in the dump to date the last 23 years or more, or the surrounding neighborhood.

 

Councilpersons Malmud, Benjamin Boykin, and Milagros Lecouna all requested copies of Mr. Nicoletti’s  preliminary proposed closing plan prior to DEC submission. The preliminary plan is due in three months according to Nicoletti. Mr. Roach also with a string of questions, got Mr. Nicoletti to expand on all the tasks and activities the Gedney dump does now, but Mr. Roach stopped short of asking Mr. Nicoletti whether all those acitivies would continue to be permitted in the dump, in addition to the composting the DEC decree allows now.

 

The Certiorari Matter

 

Notable reductions in assessments  of  well-known properties  of the $196,000 in lowered assessments are $47,500 deducted from Fenway Golf Club (a venue for outgoing Mayor Delfino’s  political fund raisers) assessed value of $125,000, dropping the club assessed value to $77,500; $62,000 deducted from  199-201 East Post Road’s assessment of $71,000 reducing that assessed value to $9,000; the 189 East Post Road assessment is lowered $70,000 from $105,600 to $70,000. The Inns of Court Properties (where Mulino’s Restaurant is located) received the largest assessment reduction ($78,450) in this month’s round of certioraris reducing its assessed value from $193,450 to $115,000.

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WPCNR QUILL & EYESHADE. By John F. Bailey. August 3, 2009: Do not fear, Mr. and Mrs. and Ms. White Plains homeowner. You may have to settle for selling your home for 10% less than you expected. But you can sell it, if  you have to.

 

 

July sales appear to be on pace for sales in the July August September quarter double the closing pace of the second quarter just ended. There were 33 closings in the second quarter and with 18 in July the closings are on track to reach the neighborhood of 60 closings in the third quarter.

 

 If you put your  White Plains home on the market today,  and price it competitively, you can expect to sell your home within 5 months, according to the July sales figures supplied WPCNR from the Westchester Putnam Multiple Listing Service, compared to an average 6-month wait a year ago.

The key factor is pricing it competitively because of the 18 homes sold (closed) in White Plains in July all sold for average  5.1% less than their asking price.

 

The 18 White Plains single family homes which closed in July spent an average 145 days on the market, and their average sale price was $577,119. The median sale price was $579.500 meaning  9 sold for more than the median, and 9 sold for less.  The eighteen home sales were just 6 homes less than the number of homes closing a year ago in July at the depths of the housing crisis. Encouraging news  for White Plains home owners and homebuyers is those White Plainsians selling their homes sold them for an average 5% less than their asking price. Presently there are 160 homes on the market within White Plains

 

Second Quarter White Plains Single Family Home Sales 2009

 

 

The figures  (though statistically we are dealing with very small numbers that create harrowing swings), show though that the average selling price in White Plains was 27% lower than the average selling price last July when the average White Plains home sold for $786,121 compared to this year’s average $577,119.  The average price dropped from $650,000  in June, to $577,119 in July. The reason for this according to Mike Graessle, of Prudential Rand is high end homes (over $1 Million) are not moving in White Plains primarily due to the luxury tax enacted on housing sales over $1 Million that has slowed those sales.

 

Graessle said that prices of high end homes in some cases have been lowered below $1 Million to facilitate sales and avoid the extra tax. There were no homes closed in July in White Plains for over $1 Million. In the second quarter though about 10 (then graph is very hard to read), were sold over the million level.

 

Stable Market

 

Graessle said White Plains present market conditions indicate “a strong middle market” In the second quarter, there were 33 closings in White Plains (April through June) averaging $652,780 per sale,  with the median sale price $580,000. It is taking about one month less to sell a house in White Plains than it did last year at this time when homes took an average 5 months to sell.

 

Graessle said the condominium market has become a big entry market for first time buyers seeking the benefits of housing ownership. Condominiums are taxed less than single family homes (about 50% less).

 

Graessle also observed that White Plains has had an increase in purchasers from Scarsdale, who are selling their Scarsdale homes and trading them for the lower taxes enjoyed in White Plains.

 

Compared with last year, the number of listings in the second quarter of this year, remain the same as last year in the city but with more inventory piling up. No figure was given for last year’s end of second quarter inventory.

 

Graessle observed that banks are giving jumbo mortgages for purchase of homes in the White Plains market to qualified buyers.

 

He noted that White Plains remains perhaps the most attractive area in the county due to its lower taxes compared to other communities.

 

 

July 2008-July 2009 White Plains Sales Compared to July 2007-2008 Sales

 

Year to Year, a Dissappointment– but not a dropping out of the bottom.

 

Year to year, home sales and average price are down 12.7% in White Plains. In the year from July  2007 to July 2008, 173 homes were sold at an average price of $755,661.  From last July 2008 to July 30 last Thursday, 151 homes were sold in White Plains for an average $670,869, showing an 11.2% decline in price. Those figures are slightly better than Westchester as an entirety with a 13.6% decline in average price year to year.

 

 

 

 

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WPCNR MAIN STREET JOURNAL. July 30, 2009: Patrick Massaroni, son of Little League’s Rich Massaroni has returned home from the hospital after suffering burns and smoke inhalation injuries after a fire engulfed the home he was staying at on the Jersey shore last week. Patrick, longtime umpire in the White Plains Little League and Stepinac High graduate returned into the burning home twice, making sure his friends were not left inside. According to his father, Rich, Patrick is doing well, and released this statement to WPCNR:

I am happy to report that Patrick was released from the hospital Tuesday afternoon and is home resting. He is still weak and has some residual affects from the smoke inhalation and has a raspy voice (from breathing tube). He has a couple of follow-up doctors appointments to take care of prior to his return to work (internship) with the Mets next week. Since the right field scoreboard was completely out of service for the entire game the other night at Citi Field, I am sure they are looking for Pat’s quick return (smile).  

On behalf of Patrick and our family, I would like to sincerely thank each and every one of you for all your support and prayers during this recent period. As a result, Patrick is on the road to a full recovery. 
 
Once again, THANK YOU !! 

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WPCNR ANNALS OF LAW. July 30, 2009  UPDATED 5:07 P.M. E.D.T.:  Judge Susan Cacace, after review of Grand Jury proceedings has dismissed murder and felony assault charges against the he driver of a car whose vehicle struck and killed Mari Bucci on Havilands Lane last October, according to court reports. Cacace wrote, according to The Journal News, “even when viewed in light most favorable to the prosecution is not legally sufficient to establish the element of intent.”

Sheldene Campbell still faces a felony charge and misdemeanor charge of leaving the scene of an accident.

Campbell struck and killed Bucci on October 19 after previously striking and injuring Roseanne Schiavonne.

The County Clerk’s Records Office told WPCNR that copies of Judge Cacace’s Decision and Order were not available to the public (or the press) because the decision was already “out for scanning” and would not be available for a week.

The Office of the District Attorney receptionist told WPCNR the District Attorney’s Office did not furnish copies of court records (in this case the Cacace Decision and Order), to the press or public, that the records could only be obtained through the County Clerk’s Office.

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WPCNR ANNALS OF LAW. July 28, 2009: Judge Susan Cacace of State Supreme Court has cleared the way for the City of White Plains to remove the controversial Ritz-Carlton Renaissance Square sign that stands in the middle of the extension of Court Street.

The judge handed down her opinion after considering Cappelli Enterprise claims that the city acted arbitrarily and had allowed other firms to place signs on city land. It is unknown at this time whether Cappelli Enterprises will appeal the Judge’s decision. The case has rested with the judge for approximately 15 months.  Cappelli Enterprises filed its arguments in May, 2008.

Road Block to Removing Ritz Sign Cleared Away.

The City objected to the sign, saying it was a traffic hazard and because Cappelli Enterprises did not officially apply to the city  to erect the edifice, though Cappelli Enterprises had maintained they had received tacit permission from city hall to erect the sign as an enhancement. The Common Council in indignant reaction, refused to rent or lease the property on which the sign stands, and sought its removal. Cappelli Enterprises sought a stay on its demolition, and now Judge Cacace has removed that stay.