City Sales Tax Receipts Down 6.7% In September. County Even With 2011

WPCNR QUILL & EYESHADE. From the New York State Department of Taxation and Finance. October 15, 2012: 


The White Plains sales tax receipts was $1,333,368 less than it collected in September, 2011, when it collected a record $5,007,305 Million in sales taxes. This year’s September yielded $3,859,558.93 a year to year decline of  22%. In the first three months of the White Plains fiscal year, the city has collected $11,913,187 in sales tax receipts compared to $12,781,706 in the first quarter of 2011-12, a decline of 6.7%.


Westchester County with three months to go in its fiscal year 2012, is dead even with 2011 collections, $345,257,075 to $344,400,000 last year.

Posted in Uncategorized

TRADITION CONTINUES FIDDLER PEDDLES TIMELESS TRUTHS ARTFULLY! LAUGHS,SCHMALTZ

WPCNR ON THE AISLE. Theatrical Review by John F. Bailey. October 13, 2012:


 



 


The beginning moment: the exotic Fiddler,the magical, agile, light-on-his-feet,engaging-on-the-bow Andrew Mayer,(right) with the likable, laughable, lovable, Bill Nolte (left) bring Zero Mostel and Fiddler to life.  


 


As Nolte sung Tradition beginning Broadway’s 9-Tony award-winning musical , Fiddler on the Roof, at Westchester Broadway Theatre Opening Night, the classic cast the spell it always has from first note to last whether you are seeing it for the first time or many times.


 


 



 


Bill Nolte as Tevye in the Zero Mostel role, gives an  opening explanation of Tradition starting  you off and never lets you stop living and enjoying, suffering, and experiencing life for all its moments. (Photos Courtesy, Westchester Broadway Theatre by John Vechiolla)


 


Set in a little Russian village in 1905 (that could be 2005) portraying the conflict of one generation to the next and the sufferings of all oppressed people,  “Fiddler” so connects with its audience, it made Zero Mostel a star. “Fiddler” musically preserves the struggle of life from a Jewish perspective. The “Fiddler” songs in just the first act still touch every parent’s heart.



 


To Life!


 


The Inn scene where Nolte as Teyve and the men of the village sing To Life (L’Chaim) to celebrate Teyve’s  assenting to give his daughter Tzeitel’s hand in marriage to the much-older butcher (Eric Johnson) though Tzeitel has her cap set for the tailor in the village, who does not have the courage to ask Teyve for her hand. Mr. Johnson and Nolte make give joyous meaning to the toast L’chaim. This is easily the happiest number in a show that has all that life has in store, drudgery, joy, hope, achievement, heartbreak, courage, it is all here in Fiddler.


 


Bill Nolte plays Tevye as Zero Mostel played him, a swaggering,bigger-than-life, everyman character whose masterly performance nobly recalls Mr. Mostel’s master-timing of jokes, deadpans, eyebrow rolls and asides and evokes the sense of bewilderment and pain, ability to muddle and endure the inevitable pain of life.


 


Guests at the wedding of Tevye’s daughter reflect in Sunrise, Sunset on how daughters (and sons) leave to start lives on their own. There’s Nolte’s whimsical tour de force delivering If I were a Rich Man,  


To set the scene for you: it is 1905 Russia  where Jews are afflicted by a labor movement, strikes and resentment gripping all of Russia that lead to pogroms against Jewish towns and enclaves by the Czar and Nationalist groups. Jewish groups had suffered from the Czar’s May Laws restricting Jews from immigrating to Russia, when Jewish labor groups were blamed for the assassination of Czar Alexander II in 1882.


In May 1882, the Czar introduced temporary regulations called May Laws lasting 30 years until 1917. Policies of discrimination, limits on the number of Jews allowed to obtain education and professions caused widespread poverty and mass emigration. In 1886, Jews were expelled from Kiev. Communities of Jews were removed by Czarist forces and nationalist groups alike. “Fiddler” plays out in this atmosphere of  persecution and ethnic cleansing of that time.



Tzeitel (Rachel Prather, left) starts a trend, with Teyve’s other two daughters, Hodel (Sarah Rolleston)(center) and Chava (Donna Glaus)(right each falling in love with a radical young man and a young man not of the Jewish faith. Here the three sisters sing Matchmaker, Matchmaker in Act One.All three deliver their integral cameo romances with believable pathos and longing — all the emotions love is. 




Tevye convinces his wife,  Golde (played with comic seriousness by Emily Zacharias,left, above) that Grandma Tzeitel came to him in a dream predicting that Tzeitel should marry the tailor.The dream sequence wonderfully lit by Andrew Gmoser, is a farce of husbandly storytelling.  Does Golde buy it? What do you think? Nolte and Zacharias also sing a touching duet in Act II, Do You Love Me? I enjoyed this amusing yet poignant portrayal of mystery of marriage.


 



The musical presents a history lesson of the faith and traditions of the Jewish people, as Teyve works through his daughter Tzeitel (wanting to marry Motel a poor tailor, and not the butcher that matchmaker Yente (Terry Palasz) has selected for her.  Tzeitel played with earnest, believable longing  by Rachel Prather (left), prevails on him to give his permission. She sings a marvelous, touching ode to young love conquering all with Motel, her tailor, Miracle of Miracles.


 Boza and Prather make a winning couple– Boza as Motel is the picture of the infatuated desperate young man, and Prather the lovestruck, determined spirit of youth fighting tradition. They make a great couple.



Act One concludes with the joyous wedding scene featuring the bottle dance…only to end in chaos, as czarist authorities disrupt the ceremony boding troubles to come – that unfold in the second act.


The second act ends with the uplifting spirit of people everywhere who endure and survive. An outstanding song is song by  Sarah Rolleston’s Hodel. She breaks your heart as she sings of her new life with the young man she has chosen to follow taking her Far From the Home I Love.


A viewer who saw the second night performance told this critic, she felt it was the best production she had ever seen at Westchester Broadway Theatre.


Fiddler plays until November 25, then returns to WBT, January 5. For more information on tickets call (914) 592-2222, or go to www.broadwaytheatre.com.


To Fiddler!

Posted in Uncategorized

County Exec Names Local Sustainable Playland to run Playland Next 10 Years

WPCNR County Clarion-Ledger, By John F. Bailey. October 11, 2012 UPDATED 6:05 P.M. October 12, 2012:


 County Executive Robert P. Astorino named Sustainable Playland, a locally organized, but highly mobilized non-profit group as his choice to run Playland for the next ten years, starting next year, if the Board of Legislators approves the contract.


The group will (according to the Letter of Intent signed today by Mr. Astorino and Dhruy Narain, President of Sustainable), pay the county an upfront payment of $4 Million and $1.2 Million a year beginning in 2014. This is a total of guaranteed revenue to the county of about $15 Million dollars for exclusive rights to the 100-acre Playland complex.


Sustainable Playland will hire Biederman Redevelopment Ventures, headed by the executive who revitalized Bryant Park in New York, to oversee the operation of the property. Revenues from vendors and developers agreeing to run the concessions, restaurants and attractions envisioned will fund the county payments. 


The Sustainable payments to the county will be used, Astorino said to pay down the $32 Million the county owes on bonds outstanding on Playland, and will result in $18 Million in savings in debt and interest. The county retains ownership of the land.


Sustainable, for its part, promises $34 Million in capital improvements to the park, to be paid for by outside developing companies who will be responsible for the profit or loss of the operations.


Narain said the park will be open in 2013, that there will no longer be a general admission fee (now $35 per person). Patrons will be charged only for rides.  Narain told WPCNR there will be parking fees, but Narain said the parking charges had not been worked out at this time, but assured me the parking fees would not be a factor in inhibiting attendance.


 The proposal includes an Acqua Park that will replace the swimming pool behind the bathouses, an indoor field house and outdoor playing field to be built on the present parking area; retention of the historic Playland promenade and historic rides including the Dragon Coaster and the Carousel, and KiddyLand. A winter outdoor ice rink will be built. The Ice Casino will be renovated on its second floor to accommodate public functions like weddings(upstairs rinks will be eliminated.). Some new rides will be brought in and some non-historical rides will go.


It was not clear whether old  attractions on the midway (fun houses like The Witch House, the Hall of Mirrors) would be retained unless they were historical landmark-designated.


Apparently there is no “review” authority  at county level to approve or disprove suggestions for rides and attractions to be eliminated. Sustainable will run the park and make all the decisions.


 A great lawn would be established alongside Long Island Sound.


Astorino said in a response to a question by WPCNR how long it would take to put in all the proposals, he said he hoped less than three years. No specific timetable was laid out.


County Legislator Bill Ryan of White Plains told WPCNR that any contract was definitely an Agreements and Contracts Committee matter for approval, but the Board of  Legislators has to approve sending any contract to the Contracts committee. Ryan said the legislature had to take a close look at the proposal.


 

Posted in Uncategorized

City Center Sold to Chi Trust. Cappelli Retains Interest. Loans Paid Off

WPCNR MAIN STREET JOURNAL By John F. Bailey. October 10, 2012 UPDATED 9:43 A.M. EDT: NEW EDITION UPDATE 3:22 P.M. E.DT. UPDATED October 11, 2012:

Developer Louis R. Cappelli has sold his company’s majority interest in City Center in downtown White Plains to a real estate investment trust based in suburban Chicago, while retaining a minority interest, a CB Richard Ellis spokesperson told WPCNR.

The buyer is identified as  Inland Diversified Real Estate Trust, Inc., of Chicago. 

Alyson Leiter of  Great Ink Communications, speaking for CB Richard Ellis, said in a statement to WPCNR,

“Basically, Mr. Cappelli sold his majority interest in the property to Inland, but he still retains a minority interest (in the form of two subsidiaries, White Plains Retail L.L.C. and White Plains Recreation LLC, each an affiliate of Cappelli Enterprises).

“The new joint venture ownership of Inland (majority interest) and Cappelli (minority interest) valued the City Center at $166.4 Million. The sales price isn’t disclosed in the press release.

Since Mr. Cappelli is still the minority holder, I assume the City Center Parking Garage is still owned by him, But I am confirming this.”

Thursday morning, John Callahan, the White Plains city Corporation Counsel in a written statement to WPCNR, wrote “Nothing relating to the ownership or operation of the garage has changed.”

The terms of the transaction according to the Form 8-K filing with the Securities and Exchange Commission are very complex. Inland Diversified has taken out a $99 Million loan from Bank of America (cash proceeds of $87 Million) and $42.4 Million of their own cash. The 8-K reports Inland will use the $139.4 Million to pay off Mr. Cappelli’s first mortgage on the property of $124.6 Million, maturing on October 7, 2016, and $4.8 million to repay a second loan Cappelli Enterprises holds from New York State Urban Development Corporation. The remaining $10.4 Million is going to pay “preformation expenditures and closing costs.”

The 8-K  states that “management of the property will be the sole responsibility of Inland White Plains. Inland Diversified Real Estate Services, LLC has been appointed by Inland White Plains (subsidiary of  Inland Diversified)to serve as property manager of the Property and will be paid a 4.5% annual fee.”

Complex finanical distributions to the majority and minority partners are described in the 8-K


 

City Hall has not answered WPCNR’s question as to whether Mr. Cappelli retains the parking garage. The air rights and the New York Sports Club and 24 apartments atop the garage ownership has been sold to Inland according to the CB Richard Ellis news release. (Cappelli Enterprises presently receives revenues from the parking garage up to $600,000 and invests the excess in garage maintenance.)

No connection, but the surprise deal comes after the city of White Plains  recently increased assessed value of the complex through to 2019, by $300,000 a year, after the original Payment In Lieu of Taxes Agreement with the city expires in January 2016. The extension of PILOT agreement means that the new buyer and the new minority interest will not be reassessed until the year 2019.

Councilman John Martin is the only city official to comment on whether or not the city knew Mr. Cappelli was in the process of selling majority interest when the city agreed to extend the assessment incrementally beginning in 2016.

Mr. Martin,wrote WPCNR today: I do not believe that the sale was made known at the time we amended the PILOT but also don’t think it would have changed anything. The decision remains valid based on the marketplace for large leasehold space.

The original news release from CB Richard Ellis follows: 

Jeffrey Dunne, Steven Bardsley and David Gavin of CBRE Group Inc.’s New York Institutional Group represented LC White Plains Retail, LLC, and LC White Plains Recreation, LLC, affiliated entities of Cappelli Group, Inc., in arranging the joint venture majority interest sale of City Center Retail in White Plains, NY. The team was also responsible for procuring the new joint venture partner, whose parent company is Inland Diversified Real Estate Trust, Inc. The new joint venture valued the center at $166.4 million.


 


City Center is a 381,905± square-foot, grocery-anchored, trophy mixed-use retail and apartment property located in the heart of downtown White Plains. The property is fully leased and anchored by a high profile tenant mix, including ShopRite Supermarkets, Toys ‘R Us (estimated occupancy March 2013), Nordstrom Rack, National Amusements (15-screen theater), Barnes & Noble and New York Sports Club. The Center is shadow-anchored by a 154,241±sq.-ft. Target P-Fresh store, which was not included in the sale. The sale included 99-year air rights over the parking garage, which houses the New York Sports Club and 24 fully leased, in-demand residential apartment units.


 


City Center’s epicenter location, with frontage on Main Street, Martine Avenue and Mamaroneck Avenue, is surrounded by several recently developed apartment and condominium projects totaling more than 1,000 units, including The Residences at the Ritz Carlton and Trump Tower at City Center. With population growth of more than 15% since 2000 within a one-mile radius and average household incomes of nearly $140,000 within five miles, City Center will continue to be a primary shopping and entertainment destination. 



Mr. Dunne commented: “City Center will provide the new partnership with stable in-place income due to anchor tenants’ long-term leases, while providing upside through contractual rent increases. The significant foot traffic generated as a result of ShopRite opening last year will be further enhanced by Toys ‘R Us opening at the Center in the spring of 2013.”


 



 

Posted in Uncategorized