City Sales Down 12% for Holiday Season down 12%. City Hall:More Cuts in Current

WPCNR CITY HALL CIRCUIT. By John F. Bailey. January 14, 2009. UPDATED 5 P.M. E.S.T. UPDATED 7:15 P.M. E.S.T.: Paul Wood, City Executive Officer, reported to WPCNR today  White Plains sales  in the recently completed Holiday season were down 11%.  


 White Plains collected $11,886,191 in sales taxes in October, November and December, down 11% from  the WPCNR forecast, had overall sales kept pace with 2007 indicating total 2nd quarter sales were down 12%.


In the “holiday quarter,” October, November, December of 2007, the city received $11,841,285 in sales tax. This year’s handle is about $45,000 more despite a 1/4% increase in sales tax this year.  That the city sales tax collections kept pace with last year indicate that the 1/4% sales tax offset the decline year to year of 12% in overall sales.


WPCNR estimated earlier this year that if sales maintained the 2007 pace, 2-1/4% of sales the city would have received $14 Million in sales tax last quarter. In the first quarter of this fiscal year, July-August-September, the city economy generated $12, 476,731 in sales tax, up 14.3%.


In the holiday quarter of 2008, Wood said the sales tax  is up 0.4%.


Mr. Wood said the city was still on target to make budget ($45.4 Million in anticipated sales tax collection in fiscal 08-09, but he was “not optimistic.”


 


“This shows glaringly the effect of the loss of the additional 1/4% the Mayor had requested last year,” Mr. Wood said. Wood referenced Mayor Joseph Delfino’s request of the Common Council in fall of 2007 to raise sales taxes 1/2% last fall, only to be rebuffed by the Common Council and Assemblyman Adam Bradley, who instead ended up asking the state legislature for 1/4%.  “Had we gotten that 1/4% (sales tax), we’d be in good shape,” Wood said.


 


Susan Habel Commissioner of Planning said the 1/4% that did not happen would have covered the $2 Million decline in mortgage tax and declines in licenses and building permits the city is suffering due to a dead stop of new construction in the city. To date there are six city-approved site plans by WPCNR count: 55 Bank Street, The Venue, two condominium projects on Maple Avenue,  Kensington Assisted Living Project, North Street Community, and the 1133 Westchester Avenue hotel and office buildings approved that are on hold.


Wood said the Mayor is going back to city departments to make more cuts in their budgets. He could not at this time predict what the city deficit might be. Last year the city generated $11.2 Million in the third quarter and $10.7 Million in the fourth quarter in a different economic environment at the old sales tax rate.


 If the present rate of purchasing in the city sustains itselt the city should just make its sales tax handle:


1st Quarter: $12,476,731


 2nd Quarter, $11,886,191


3rd Quarter, 11.2 Million (Last Year)


4th Quarter, $10.7 Million (Last Year)


Total Sales Tax: $46,262,922


(if collections in Quarter 3 & 4 Match 2007-2008 pace.)


Back to Budgets


Wood said the Mayor has no choice but to go back to all city departments and ask for more budget cuts to curb spending now.”I can’t wait until March, because then it’s too late, the money will all have been spent,” Wood said.


Wood said he was asking departments to do more reviews now. He ruled out early retirement offers and held out the possibility of full-time employees being fired.


Previously the Mayor had ordered 10% cuts in Department spending. About 21part-time employees to date have been targeted to be let go. 6 Department of Public Works employees used in March and April to get fields ready have been fired and 4 employees from the Ebersole Rink. The White Plains Public Library is considering firing 11 more part-time employees, and cutting out Sunday hours to meet a $400,000 budget cutting target.


The Library Board meets this evening to discuss options at the library in a meeting at 7 P.M.


No Documentation Yet


To date, despite repeated requests by WPCNR, city hall has not issued a detailing of the cuts in all departments and how the cuts are shared by each department in actual dollars, and how they are made up.  Heat  has been turned down at city hall. Some employees have been reported bringing electric heaters from home to keep warm in the municipal building.


Meanwhile, on the other side of town, the School District in the midyear of its budget year, by contrast has not taken any budget cutting moves on the current budget now being spent.


Hotel Sales Tax Killed by Republicans in Senate: Back Story


In another effort to generate more revenue for the city, last year the city attempted to get Albany to pass a Hotel Tax for White Plains. This failed too, as WPCNR alluded to in the first edition of this story


WPCNR reported that Mr. Bradley had declined to offer the Hotel Sales Tax, also requested by the Mayor. WPCNR was contacted by Adam Bradley’s office  which revealed the actual sequence of how the hotel sales tax met its end in Albany.


Jay Peltz, an attorney with Adam Bradley’s office advised WPCNR that Assemblyman Bradley had offered the hotel tax bill in the Assembly and had gotten it passed by the Assembly. Mr. Bradley, according to Mr. Peltz, got State Senator Suzi Oppenheimer to carry the Assembly Bill to the senate, only to have it blocked by Republican Senators in the State Senate.


According to Peltz, the Republicans did not want Ms. Oppenheimer to have any bills to her credit, because Republican Liz Feld was challenging for Ms. Oppenheimer’s seat. Peltz said Assemblyman Bradley contacted the Mayor’s office and advised them that the Senate Republicans were blocking the Hotel Tax Bill and because they did not want Ms. Oppenheimer to be able to point to any bills to her credit.  Peltz said Mr. Bradley urged the Mayor’s office to get the City Albany lobbyists to work on the Republicans in the city interest on the hotel tax bill. Apparently the effort, if any, by the city lobbyists failed.


 


 


 

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CNA Meeting: Consensus of Concern on School Mystery Budget, Mediation,Forum Bias

WPCNR NEIGHBORHOOD NEWS. January 14, 2009: The Co-Presidents of the White Plains Council of Neighborhood Associations , Candyce Corcoran and Louis Bruno,  have sent a letter to the White Plains Board of Education and Superintendent of Schools Timothy Connors expressing the concern of 30 residents attending the monthly meeting of the CNA last night.  The meeting was held with the topic being the school budget and the movement to rethink County Government.



Candyce Corcoran, of Soundview Neighborhood Association, Louis Bruno of Bryant Gardens,  Co-Presidents at the Council of Neighborhood Associations Tuesday evening.


 


After hearing a report on present school budget trends over the last 11 years,  requested by the CNA and presented by John Bailey, The CitizeNetReporter, based on school district reports of the 2008-2009 budget, and noting  the possible effects of economic conditions and factors that might impact the budget, citizens sharply criticised the lack of information going into the School District-sponsored Community Forum, the first of a two-part District-sponsored community meetings on the budget.  The two-meeting Forum replaces the previous community budget process that employed an Annual Budget Committee, that met three to four times and always had a preliminary budget to work with to ask questions about.


The CNA letter today expresses the following concerns raised  by about 30 participants at the meeting: 


The letter expresses the concern of those in attendance of the district failure to provide a proposed budget and its potential impacts on district taxpayers before the Community Forum on the budget.


It criticises the Board of Education for allowing labor negotiations into a state-provided mediation procedure, relinquishing local leverage and exposing the taxpayers to the recommendations of “outsiders.”


The letter charges  that residents attending the Tuesday meeting have reservations that the Community Forum to be held tomorrow at White Plains High School is design by intent of the School District to “co-opt” consent. Here is the CNA letter:



Wednesday, January 14, 2009


Dear Mr. Connors and White Plains School Board

The White Plains Council of Neighborhood Associations (WPCNA) meeting last night (1/13/2009) was lively and informative, with over 30 concerned residents showing up to discuss the school budget and the community-wide forums.

The sense of the meeting was of a pressing need for dramatic change.


Everyone was mindful of


  • the unprecedented economic conditions affecting the global economy,

  • particularly of the impact on residents trying to get by on fixed incomes, and
  • the importance of education to our future.

There was widespread disappointment that the labor negotiations have gone to mediation, essentially passing control of the largest part of the budget to outside agents. The hope was expressed that the benefit packages for new hires will be substantially reduced this year.

There was general consensus that the need for quality education and the state of the economy dictate


  1. a zero-based budget, i.e. not one layered on last year’s, but a fresh budget derived from needs and goals;
  2. increased class size and decreased overtime, with the model of Scarsdale being mentioned, which is known for high quality and low costs;
  3. asking teachers and administrators to do more with less, particularly fewer aides and assistants;

  4. attention to details in paring support costs to a minimum, with suggestions made about cutting back on transportation, conserving energy to reduce utility costs, and minimizing maintenance expenses.

There was general skepticism about the new community-wide forums supplanting the citizen budget committees, with the new mechanism being viewed as co-opting dissent rather than empowering change. 

In particular, it was felt that a draft budget should have been made available ahead of the forum.

Many felt that the budget process in the past was expensive and unproductive.  We hope this summary of last night’s WPCNA forum is helpful to you and the School Board both in understanding the prevailing sentiment and in producing an effective budget.

Regards,

Candyce Corcoran and Louis Bruno
Co-Presidents of WPCNA

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White Plains Leads County in Office Leasing–Demand Remains, Softens

 


 


 


WPCNR MAIN STREET JOURNAL. From Cushman & Wakefield (EDITED) January 14, 2009: The White Plains Centeral Business District lead the county in office leasing activity, eroding only slightly, according to Cushman & Wakefield, the office leasing giant according to the company’s quarterly report to the media Tuesday. Central Busienss District rentals decreased 87 cents from $34.94 a year ago (end of 2007) to $34.07 at the close of 2008.


 


In the White Plains Non-Central Business District, rents remained level, averaging $32.12 per square foot in the fourth quarter of 2008, up from $31.98 psf in the third quarter, and even with $32.12 psf  in the fourth quarter of 2007, perhaps showing a shift of business locations into a lower rent district, WPCNR notes.


 


In Westchester County, office lease demand for office space was down in 2008.


 



 


In the White Plains Non-Central Business District, rents remained level, averaging $32.12 per square foot in the fourth quarter of 2008, up from $31.98 psf in the third quarter, and even with $32.12 psf  in the fourth quarter of 2007, perhaps showing a shift of business locations into a lower rent district, WPCNR notes.


 


Overall lease  throughout Westchester County  was down in 2008.


 


The most significant transactions that closed in White Plains in Quarter 4 were a 25,982-square foot lease for Wachovia Securities at 1133 Westchester Avenue, and a 15,470 sf lease for Allstate Insurance at 660 White Plains Road, Tarrytown.


 


Office Building real estate sales  were slowed by the credit crunch affecting multi-million dollar deals and experienced  the average price per square foot drop 37%.



 


The news about White Plains market, the strongest in Westchester County according to C & W in a softening market, was part of Cushman & Wakefield’s year-end report for the Westchester County commercial real estate market, showing new office leasing activity for Class-A space in the region totaling approximately 1.2 million square feet (msf) in 2008, down from 1.67 msf leased in 2007, the lowest number since 2001.


 


“Despite turbulence in the economy, the office leasing market in Westchester County remained steady overall in 2008,” said Jim Fagan, senior managing director, and head of Cushman & Wakefield’s Fairfield and Westchester County region. “Unlike some markets in the tri-state region that are home to a large number of companies in the financial services sector, Westchester County will weather the current economic environment and prosper due to the assorted mix of businesses based here.”


 


In the fourth quarter, Westchester County experienced 122,078 square feet (sf) in Class-A leasing activity, a drop from the 354,007 sf leased during the third quarter, and down significantly from 457,216 sf leased in the fourth quarter of 2007.


 


The slowdown brought available direct Class-A space in Westchester County to 3.9 msf in the fourth quarter, up from the 3.55 msf available at the end of 2007.  Of that available space, 498,953 sf is sublease space.


 


Overall Class-A vacancy rates countywide in the fourth quarter registered 18.3%, on par with the previous quarter, but higher than the 16.6% reported in the fourth quarter of 2007. The market has shifted from one with a lack of supply to a lack of demand. As with most markets, employment softness in 2008 is expected to lead increases in vacancy, but due to limits in new supply the number is projected to head down later in the year.


 


Incentives to lease proliferate — including free-rent, tenant-improvements.


Overall asking rents for Class-A space countywide at the close of the fourth quarter averaged $31.77 per square foot (psf), level with the $31.79 psf average at year-end 2007.


 


Although asking rents have increased slightly overall, achievable rents have gone down and concessions, such as free rent and tenant-improvement allowance, have become more generous, resulting in much lower net effective rents for tenants.


 


 


Overall absorption for Class-A space in 2008 in Westchester County, was down 172,870 square feet, compared with positive 79.948 square feet leased in the fourth quarter of 2007. Total absorption numbers countwide in 2008 were down 531, 364 square feet, compared with the 2007 figure of a negative 1,753 square feet.


 


Mr. Fagan said, “The good news is that the region’s fundamentals will remain relatively sound due to the long-term contractual nature of leases and tenants with pending lease expirations, combined with the fact that very little new product has been constructed in Westchester County  over the past two decades.”


 


 


 


 


INVESTMENT SALES – Office Buildings Price Dives 37%


 


The investment sales market in Westchester County slowed considerably in 2008 due to the sharply constrained credit markets, mirroring national trends. There were only two major property sales that took place during the fourth quarter: 1311 Mamaroneck Ave., White Plains,  a 325,600 sf building which sold for $81.95 million; and 100-120 White Plains Road a 211,000 sf property in Tarrytown which sold for $48 million.


 


Lending for Big Ticket Building Purchases “Arduous at Best.”


 


In Westchester County, the average price psf for office buildings paid in 2008 was $247 psf, well below the average of $395 psf in 2007. Future investment sales activity will be driven by long-term acquisitions with short-term debt.


 


“Real estate lending has become arduous at best and, as a result, investment sales activity plummeted significantly  over the past year,” said Mr. Fagan.   “While investing will not be for the faint-of-heart, there is real opportunity for owner-occupiers as well as investors looking to deploy fresh capital to purchase assets at historically low prices.”

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Feiner:18% STAR CUT PROPOSED. Confirms Greenburgh Missed 10% STAR Cut This Year


WPCNR QUILL & EYESHADE. By John F. Bailey. January 12, 2009: Town of Greenburgh Supervisor Paul Feiner issued a statement on the Town of Greenburgh website Saturday he had been advised that an 18% cut in the STAR exemption is presently incorporated in Governor David Patterson’s 2009-10 budget. The Governor’s proposed 18% STAR cut was first reported by WPCNR two weeks ago.


 



 


 


Feiner foresees dire  school tax consequences if the STAR Exemptions were enacted: “The cut in STAR exemptions, if enacted by the NYS Legislature, will result in higher school property tax bills since your school tax bills will not be subsidized by STAR to the degree that they once were. Schools, like every municipality, county, fire district, state governments are experiencing budget difficulties EVEN without STAR being cut. So this is very bad news.”


 


Mr. Feiner  confirmed to WPCNR  that Greenburgh is suffering from the legislature’s very quiet 10% slashing of the 2008-2009 STAR exemptions, because the town assessor’s office computed the STAR exemption incorrectly in original property tax bills to residents. 


 






Feiner reports Greenburgh has sent out additional property tax bills to residents because his own assessor had missed this year’s 10% cut in the STAR exemptions so silently enacted. (No news releases announced the 10% cut, just letters  were sent to assessors to announce it from Albany.)


 


Feiner is sensitive to state STAR tinkering because the 2008-2009 10% cut in the State STAR Exemptions that taxpayers receive as deductions from their assessed home values was so “quietly”  enacted by the State of New York, some local assessors missed it completely. The Town of Greenburgh Supervisor Paul Feiner confirmed to WPCNR Saturday, was one of those. 


 


WPCNR had been advised of Greenburgh residents receiving additional property tax bills with the last month because of an error in Greenburgh computing the tax. Thousands of Town of Greenburgh residents are receiving additional bills from $50 to $100  based on the 10% cut in the STAR BASIC and ENHANCED exemptions, Feiner confirmed.


 


The 10% cut statewide helped to fund what was described locally as “additional education aid” was exclusively reported by WPCNR last April. No other media reported the state legislature decision to lower the STAR. Some local towns did not get the message. Greenburgh was one.


 


Feiner confirmed the oversight to the CitizeNetReporter: “A few Assessors in Westchester made similar mistakes – the state reduced STAR benefits in April and the town didn’t catch the mistake.” Feiner believes that Harrison, Yorktown and Mamaroneck also made the same mistake, and had to send out additional bills.


 


How Greenburgh handled the tax fallout:


 


“The town sent out a supplemental bill to all the residents,” Feiner said in a statement. “Most people received a bill that was in the low – mid $100 range. They would have had to pay the same amount to the town if the initial bill had been sent out correctly. The town is a collection agent for the school districts.


 


“I received a few complaints from residents and for the most part most people were understanding when we explained the reasons for the error. In the future we will be extra careful before tax bills are sent out so I don’t think this mistake will happen again.”


 


 


Another additional 18% STAR CUT Planned in Governor’s Budget.


 


WPCNR asked Mr. Feiner what the town expected would be the impact of Governor David Patterson’s announced 18% cut in the STAR exemptions this year, as reported by the Department of Real Property Services newsletter.


 



 


January Property Tax Monitor First Announced Governor’s STAR Cut plan: Above and below.


 



 


A WPCNR call to the Governor’s press office two weeks ago  to determine if the 18% STAR cuts would erase the expected $2.7 Billion 2008 budget gap the state is now experiencing, has not been returned as yet.


 


Feiner said he did not have a handle on the impact on Greenburgh, saying “the assessor will provide board members with specific dollar estimates –highlighting the impact of the STAR cuts in each of the different school districts (in Greenburgh). The school district is independent of the town. But– the STAR cuts will increase school taxes.”


 


Feiner observed: “The poor economy, school tax increases, state tax hikes on new items –is having an indirect impact on town officials. Residents, who supported the funding of some programs, are now speaking out against some initiatives they previously had supported.”


 


Asked about his reaction to the STAR Cuts and the possible 18% cut, Feiner issued this statement:


 


“ I am not pleased with the way the state has handled the STAR cuts. I also believe that there is a need to take a new look at how governments in NYS are structured –we need to rethink the need for a county government, look at restructuring governments at every level — more sharing.”


 


Greenburgh Website message:


 


On Saturday, Feiner posted this message to the Town of Greenburgh website to his constituents, amplifying his concern and calling for government cuts in spending:


 


“I have been advised that the Governor’s submitted budget cuts an additional 18% from the STAR benefits. In recent years the state has been reducing STAR benefits to taxpayers who receive basic STAR and those seniors over 65 who receive enhanced STAR.



School districts are independent of the town.


 The cut in STAR exemptions, if enacted by the NYS Legislature, will result in higher school property tax bills since your school tax bills will not be subsidized by STAR to the degree that they once were.


 


 Schools, like every municipality, county, fire district, state governments are experiencing budget difficulties EVEN without STAR being cut.


 


So this is very bad news.


 


If a school tax bill stays flat (which won’t happen) you still will experience a school tax hike because of the significant STAR reductions.  


 


I have asked the Assessor to provide the town with an analysis of the impact the 18% proposed STAR cut could have on each of the school districts within the town.


 Members of the NYS Legislature will be reviewing the Governor’s proposed budget in the coming months and are constitutionally required to approve a budget by April 1st.


 Although the town and school districts are independent of each other – the additional tax burdens that will be placed on schools highlight (in my opinion) the need for all governments to look for ways to tighten our belts, to make government more efficient. The Town Board and I will devote significant resources reviewing all operations in the town.

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