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 PRESS BOX. By John F. Bailey. September 15, 2007: With the Tigers driving for the go-ahead touchdown at the Mount Vernon 42 at the outset of the 4th quarter, they failed to make a first down on a 3rd and 2. Forced to punt, the Tigers had an errant snap on the ensuing  key punt, which sailed over the head of Tiger punter at the 10 minute mark of the fourth quarter leading to the clinching touchdown for Mount Vernon. When the Knights recovered the bouncing snap all the way back on the Tiger 20, the Knights took the ball  in 5 plays to break open the contest at 19-7. The Knights added one final touch down in the last 4 minutes for a final score of 25-7. The Tigers moved to 1-1 on the season with Scarsdale coming up next on Thursday afternoon at 4:30 PM.

The Tigers  tied the score on this pretty 10-yard scoring strike to the elegant receiver, Svaughn Greene who is shown going up and coming down with  Marquis Williams’ on target 10-yard strike over  the middle to make it 7-6 just before the half. Mike Howard’s conversion tied the score, 7-7. Mount Vernon took the lead on a 45 yard touchdown strike with 2 minutes to go in the half, after an onside kick by WP was recovered at the White Plains 45 by the Knights. White Plains failed on a first and 10 series starting at the Mount Vernon 25 early in the third quarter and again were stopped in the outset of the fourth quarter with the ball in Knights’ territory.

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WPCNR’S The Real Deal. By The Wedding Genie. September 15, 2007: In response to last week’s column, one reader correctly suggested that the level of stress and the focus on all the details associated with planning a wedding “can ruin a relationship.” Her primary point was that “the real deal” is actually whether or not people are truly in love and whether their values are compatible enough for them to stand the test of time. She is, of course, correct, and has our gratitude for priming this issue perfectly for a discussion on how to avoid some of the biggest pitfalls associated with planning any event — particularly a wedding. 

First and foremost, the under pinning of this and any piece on weddings should be that the couple is in love and excited about the rest of their lives together.  More importantly, all of my experience suggests that while there is much unnecessary stress during the planning process, generally, it’s a wonderful opportunity for couples that are meant to be together to really learn how to communicate for the first time when they are not operating as a single entity. 

Even couples who live together, once engaged, realize that the rules of engagement, are indeed different.  It’s often the first time where families play a huge role in the decision making, or where couples are not pleased with their partners ideas, process and execution strategy.  This does not make for a bad relationship; it does however create a crash course in learning how to compromise and how to effectively negotiate – lessons that will be oft used in marriage! 

This in and of itself is difficult, so here are a few key tips to avoiding additional stress or frustration. 

1)      Leave the emotions out and look for solutions. 

Make the assumption that no one has any bad intentions.  Not parents, the bridal party, guests with crazy questions, or your partner.  Weddings and large events tend to bring out more anxiety in everyone than usual so approach the planning as if everyone just wants to be heard.  At the end of the day, couples have to make their own decisions and regardless of who is involved, try and maintain a relaxed attitude.  Don’t get angry or frustrated, and if controversy or a problem arises, attack it with as much of an off the cuff attitude as you can.  Getting emotional does not fix much well. 

2)     Be organized.  Keep lists. 

From day one, keep a notebook or folder where ALL wedding or event related material can be stored.  If you have papers in different places or if you are using a folder that can’t easily be carried around, it makes the process more challenging.  If you don’t have the tendency to be organized normally, make it a priority for the planning.  It will save you a great deal of time and angst.  To do lists are a planners best friend and if you can maintain a running one, checking off what’s been accomplished, you will not only see how much you are getting done, but also how far you have gotten. 

3)     Attack each item on the checklist as if it’s the only one. 

Often, when reviewing checklists that are in books or on line initially, it’s overwhelming.  There is a sense of fear at how much there is to do.  Pick ONE thing at a time to tackle.  And get that as finished as possible before starting the next task.  Think of it like a puzzle.  Rather than looking at all the pieces and then the big picture on the box and wondering how you will ever manage to get there, start with a specific portion of the puzzle.  Get as much of that done and then start another section.  Eventually, all the pieces will come together and you will enjoy the process much more.  In next week’s column, we will outline the best way to start planning an actual wedding.  What to start with and how to prioritize. 

4)     Don’t succumb to peer OR industry pressure.

Everyone has friends that have gotten married and most of those well meaning married folks has a name of someone for you, a piece of advice for you and definitive thoughts on how you should do things.  Listen, but don’t panic if what someone else is saying is not in line with what you were thinking or how you were planning to do something. 

 Everyone’s wedding is meant to be different.  As a result, the process and the vendors involved can be different.  Use all the advice to be better informed, but don’t take anything to heart that does not feel right or sound like it’s a fit for you.  That particularly goes for choosing vendors.  The wedding and event industry can be imposing in that you feel pressure about “missed deadlines”; vendors will call and ask if you have made a decision because someone else is interested in the date; friends will say that they already had something done two years before their wedding, etc. 

That does not mean that things won’t get booked or that you should not be as proactive as possible in getting things done, but we have executed weddings for 300+ guests in less than 2 months, so everything is always possible.  And if you are about to make a decision because of outside forces rather than because you feel good about the decision, generally, it’s not productive.  If you think that you would not ordinarily make a move but for the feeling of needing to pull the trigger before it’s too late – stop and reevaluate your options.  If nothing still feels right, then you probably need to explore more choices before moving forward. 

The most common argument that we hear in response to this is that couples just don’t have time to explore more options – but think of it this way – if you don’t then you are going to be stuck with something that will end up making you much more miserable than if you just took the extra few hours – 5 hours, 6 hours, to really review all the possibilities.  There is always more time in a day when it’s important. 

5)     Delegate

If people offer to help, take them up on it.  But, maintain a level of control over the task or process so that there are no misunderstandings about a friend or family member’s goal.  For instance, having people help put together invitations – tell them how you want everything done and be there to oversee the process if possible. 

If you ask someone to call hotels on your behalf to look into rates, make it clear what you are looking for, what is most important to you about the hotel and what range of pricing is most suitable.  Delegation often does not work either because the directives are not clear or because there is a lack of communication between the parties.  If everything becomes too overwhelming even if you can do it all – be proactive in trying to reduce the burden before it crushes you. Know when to ask for help. 

6)     Use common sense. 

Planning an event is NOT rocket science.  You will notice that none of these articles require complicated mathematical formulas to evaluate whether a decision is good or bad.  We primarily work with many successful professional men and women, who have excelled in their careers.  But, when it comes to the wedding, common sense seems to be the first thing out the window.  Nothing having to do with a wedding is that complicated.  It just requires time to understand. 

If you are interviewing a vendor who does not seem to know what they are talking about, but has an amazing reputation, don’t hire them or talk to more people before you make a decision.  If you are planning to invite 400 guests but the venue only holds 300, that’s a problem.  Things don’t magically change because it’s a wedding or event.   If you imagine a plan for your wedding that does not involve a rain back up, that’s definitely a problem.  Common sense is an underused ally in the chaos of planning.  

If you use these six guidelines as a base for planning the chances are high that you will reduce your stress level and enjoy the process so much more.  Remember, the day of the event is just a few hours, but the time leading up to it is just as important and definitely much longer than even the most special of days.  Focus on making the preparations for the event as enjoyable as you want

Note: Got a question or a comment for the Wedding Genie? Ms. Uyanik will answer your questions. Simply e-mail her at weddinggenie@candgweddings.com

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WPCNR THE DEVELOPER NEWS. By John F. Bailey. September 13, 2007: Louis Cappelli, President of Cappelli Enterprises, announced to WPCNR that he is launching a Save the Corner Nook Campaign to let the Nook stay in business. Telling WPCNR  he was touched by columnist Phil Reisman’s impassioned commentary in The Journal News today about the imminent Corner Nook demolition expected November 1 — Mr. Cappelli announced he has asked Common Council President Rita Malmud and the White Plains Common Council to extend the August 8, 2008 deadline for completion of the affordable housing units  Cappelli Enterprises is obligated to open prior to receiving Certificate of Occupancy for the Residences at Ritz-Carlton second tower.  

Cappelli Asks Council to Let Him “Save The Nook”

Cappelli told WPCNR Wednesday evening he is obligated to finish the affordable units by August 8, which in order to do so, he would have to start building on The Corner Nook, Continental Deli site in November to meet that deadline. In order to do so, he would have to demolish the Corner Nook as soon as possible after The Nook and the delicatessen business vacate the premises. “This way (if the council extends the completion date),” Cappelli said, “The Nook can stay in business, while I can work with them to find a nice place (to relocate). Everybody wins. “

Cappelli said he would work with Mr. Reisman on a “Save The Nook” Campaign.

When Mrs. Malmud was telephoned by WPCNR to get her reaction to the Super Developer’s request, her answering machine was on. WPCNR awaits her reaction. The Nook and the Delicatession have until October 31 to vacate the premises according to the court order of Justice Barbara Leak. But Mrs. Malmud and the Council appear to hold the fate of the Nook in their hands now.

Here is the text of Mr. Cappelli’s request to Mrs. Malmud and The Common Council on The Corner Nook behalf, reprinted with permission:

Rita there has been a lot of sentiment around town and certainly in the
newspapers especially that heartfelt piece today written by my good
friend Phil Reisman about the future of The Corner Nook a family
business that has been a staple in White Plains for 25 years!

They are a represenation of the American Dream and have no other place in White
Plains to go.

I for one would love for them to stay except I have an
affordable housing obligation which can only be satisfied in time on
this 240 main site.

Can you as Council President help The Corner Nook in
their plight by extending my August 08 completion date for one more
year?

This way The Corner Nook can stay in business and no one thinks
that I am the bad guy here hurting the “little guy” who is
representative of the “American Dream”! 

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WPCNR THE DEVELOPER NEWS. By John F. Bailey. September 12, 2007: By coincidence, the same day Cappelli Enterprises announced it would not send in qualifications to the White Plains RFQ request for Station area development,  The Director for the Westchester-Connecticut Division of Reckson, John Barnes, announced  his company would.

The Men from Reckson Quietly Step in. John Barnes of Reckson, right, and Michael Zarin of Zarin & Steinmetz, appeared before the Council of Neighborhood Associations Tuesday evening, saying they were going full speed ahead with the city Request for Qualifications for the railroad station area.

 Barnes told WPCNR Reckson,  a division of SL Green, Inc, the country leader in Class A Office Space properties, would continue compiling its qualifications to develop the area around the White Plains train station area. He told WPCNR it was not quite clear to him what the status of the Request for Qualifications procedure was Tuesday night. ( The RFQ process was thrown into a state of suspended animation last week when the RFQ process was rejected as favoring one developer by four members of the Common Council).

What to do with the RFQ in a Holding Pattern?

Barnes said his company was proceeding as if the RFQ  was still in effect and that the company credentials  would be considered by the city. He said he would be contacting City Hall for direction in the near future.

 A call to city hall this morning by WPCNR, asking what position the Mayor’s Office was taking towards submissions from developers to the Council-denounced RFQ , indicated a decision on how it would handle submissions to the RFQ that are received has not be formulated yet

Asked if Reckson would consider partnering with other developers eventually should the Reckson yet-to-be-articulated station proposal be accepted by the Common Council, Mr. Barnes told WPCNR it was premature, but did not rule out a collaboration. Right now Barnes said Reckson was enterting the process, getting ideas of what residents wanted for the city.

Cappelli Enterprises had entered on this process last month at the Council of Neighborhood Associations.

Enter the CNA

Last night, Mr. Barnes and Michael Zarin of Zarin & Steinmetz, appeared at the same Council before fourteen representatives of the neighborhoods to get the representatives’ input on what they envisioned for the station area.

In roundrobin fashion, each representative asked a question, expressing their concerns. The consensus was the persons attending did not want 50-story towers, they wanted more open space even a park around the station, and most did not see any serious problems with the present Metro North Railroad Station. They wanted the density of the buildings limited, perhaps to 28 stories. No one said how many buildings they wanted.  Another theme that came up was the need  to have the buildings lower than the 40 and 50-story buildings at Mamaroneck and Main, an indirect criticism of the Station Square proposal shown them by Joseph Apicella of Cappelli Enterprises last month. Emphasis on more inclusion of the community in planning was also voiced sharply by some CNA representatives.

Offer of extensive community involvement

In his remarks, Barnes said Reckson “focused” on building “Class A Office Space,” owning 600,000 square feet of office properties in White Plains. He told the gathering, the station area “is of interest to us. We think there’s an opportunity there, and we’d certainly like to participate.” He said they were in a process of “speaking to everyone as to what’s important to the city, to the community, and to the administration.” He described what he had learned so far was that “open space is important to the city, the station is an important gateway to the city and whatever you do there has to be some kind of gateway to the city. Some glitzy slide show to sell you on what we think is right for the city,” was not appropriate.  “We want the opportunity to participate. We are in receipt of the RFQ …we’re here to  collect a menu of ideas (from you)…we want to hear what you have to say.”

Barnes went as far as saying a public park at the station was a major part of their preliminary plans, but said they had not brought an architect “on board” yet.

Michael Zarin of Zarin & Steinmetz of White Plains, attorney for Reckson promised the possibility of an extensive outreach for citizen input should Reckson be selected as the Designated Redeveloper (though the process rejected by four members of the Common Council last week) made reference to Newburgh where his law firm conducted an intense planning process with that city’s citizens and city government to articulate a major development that city is planning. Zarin said a team of 35 professionals and 10 consultants met with citizens and stakeholders in Newburgh in what he described “a good grassroots planning effort.” He said assured that Reckson wanted to be responsible to the comprehensive plan for the station area, define the character of the area, and have “serious public open space.”

Zarin said using public money for the planning of  what could be done at the station (the studies called for), is “a major component of what we’re thinking about.”

Zarin assured Marc Pollitzer that Reckson would include the people of the city “in a rational planning process, to do something that is really great and memorable project for White Plains. Reckson has the resources and capability. We’re all for a full-blown process.”

No Pressure from Reckson. Guarded Optimism on Office Space Volatility

Barnes said ‘I’m not going to sit here and tell you there’s a gun to your head and it’s now or never.”

Barnes said when asked about the office space market, said “At the end of the day, we’ll eventually run a process, even if the economic cycle is not making sense now.”

He said in the next year and a half he was seeing Class A Office space problems now. In the next 2-1/2 to 3 years, it might not be (having problems). “It’s not do (now) or die,” he said.

He was asked if he was planning the same number of buildings with the same heights as the Station Square project.

Barnes said he had “trouble making sense of their (Cappelli Enterprises) numbers,” and said the Reckson thinking was the project would not be as high as the Station Square concept, “but sizable enough to not put up a wall across Battle Hill, and put a viable product that Reckson can afford to build.”

Reckson’s Barnes said “I don’t plan 50 story towers, but sometimes that makes sense. “ He promised whatever the project turns out to be, it would eventually be of economic benefit to the city.

Asked about Reckson requiring Payments In Lieu of Taxes, Barnes said “PILOTS create issues. You plan then present. The planning goes with the costs. You try and fit your plan into all that evaluation.”

Reckson’s Barnes did not rule out a PILOT.

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WPCNR MAIN STREET JOURNAL. September 11, 2007: Cappelli Enterprises today issued a statement from its President, Louis R. Cappelli, reacting to the Common Council published letter in the White Plains Times last week. The Council letter, signed by Benjamin Boykin, Rita Malmud, Thomas Roach, and Dennis Power (Power and Boykin are running in the Democratic Primary September 18), stated they opposed the RFQ process initiated by the city and sent to a reported 22 developers for Qualifications in developing the city owned land surrounding the White Plains Metro-North Railroad Station. The Council letter also stated the RFQ was “tilted” towards Cappelli Enterprises.

Louis R. Cappelli. May, 2007. The Super Developer responds.

Here is the Comments from Louis R. Cappelli on the Council letter:

We have been surprised by the tenor of the letter sent by White Plains Common Council members Malmud, Boykin, Roach and Power with regard to the recent Request for Qualifications (“RFQ”) sent to interested parties by the White Plains city administration. The letter imp[lies that the RFQ was written to benefit Cappelli Enterprises.

Since our participation at the May council meeting and our subsequent withdrawal of our request for an Exclusive Negotiating Agreement, we have not indicated an intention to pursue developing any of these city-owned parcels. It became clear to us that the risk of spending $3 Million for planning studies was too great based on City Council sentiment expressed at the May public meeting.

To be clear: We have absolutely no intention of responding to this RFQ.

Since our meeting with the Common Council in May, we have held informational meetings with various community groups and community leaders from across the city in an effort to gauge the level of community support for any development project in the area surrounding the train station. Not surprisingly, many individuals and groups expressed support for the concept of redeveloping the train station area and they requested ongoing community involvement which of course we would always support.

We are very interested in what happens at the train station since we have invested over $1 Billion in downtown White Plains. The station area is the “gateway” to the city and is in dire need of rehabilitation. It certainly does not represent the new, upscale, cosmopolitan White Plains.

We further believe that the city should push for the redevelopment and modernization of train station and the related sites while the office market in Manhattan is still strong. This is crucially important because the viability and success of White Plains station project will depend to a great degree on the strength of the office market in Manhattan.

It is flattering to think that one of the reasons that the RFQ is deemed to be favorable towards my company is because we are considered to be uniquely qualified to build mixed use, large-scale projects. At the same time it is puzzling to note that at a time of increasing market volatility, lower risk tolerance, and waning appetites for large-scale investment, the Common Council is choosing to delay a project of this import.

It is worth remembering that such a redevelopment brings with it the prospect of 1,000 new construction jobs, thousands of new permanent jobs and numerous other project benefits such as new property and sales tax revenues and, of course, a new train station.

Still more suprising is the fact that the same Common Council members who have been huge supporters of the downtown revitalization over the past seven years would now sign a letter opposing this RFQ. It is nothing more than a request for developers to submit their qualifications. What mroe competitive process could be asked for?

Ironically it is the very same Council that mandated that there be an RFQ process that was (to) be open to competition and that would include a significant requirement for public input, has now turned its back on that very idea.

Louis R. Cappelli

President

Cappelli Enterprises

(WPCNR forwarded questions to Mr. Cappelli regarding matters this statement touches upon before WPCNR received this statement. Mr. Cappelli has responded and WPCNR will be publishing that exclusive interview shortly.)