Police Raid Saxon Woods Teen Drinking Party. Detain 9, 21 Scatter.

WPCNR POLICE GAZETTE. By John F. Bailey. April 20, 2006: Ten days after the City of White Plains conducted a symposium on preventing teenage drinking, White Plains Police broke up an open air drinking party at a home in the Saxon Woods neighborhood last night, (Wednesday evening) hosted by a 17 year old in charge of the house,  whose parents, police said, were vacationing.





According to Martin Gleeson, Special Counsel, Office of the Commissioner, said “Around 9:20 PM (Wednesday night), police responded to a report of loud talking in the area (of Terra Mar Way). When they arrived they found a party going on with beer and other alcohol on the premises with as many as 30 individuals underage (under 21) involved. Many were drinking.”


 


Gleeson, reading from the police report, said about 20  individuals scattered into the surrounding neighborhood and woods, with 9 teens being detained. Police notified the parents of the 9 and released them in the custody of their parents.


 


The 17 year old resident of the premises was charged with a misdemeanor, Unlawful Dealing with a Child in the First Degree. Gleeson said police are waiting for his parents to return from vacation to question them.  Gleeson said the 17 year old  who was charged, hosted the party while his parents were vacationing.


 


Asked whether the teens involved were students of White Plains High School, Gleeson said that has not been determined, but noted WPHS has returned to classes this week, and indicated the students might be attending private schools in the city, some of which are on Easter vacation. “We are looking into  that,” Gleeson said, and that  “there would be effective followup with schools involved and parents.”


 


Asked if the police had any further statement on the incident, Gleeson said, “We continue to be concerned about it. Underaged drinking is very serious. “

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Common Council Mulls Budget.

WPCNR COMMON COUNCIL CHRONICLE-EXAMINER. By Don Hughes. April 19, 2006, UPDATED Thursday April 20: 3:00 P.M. E.D.T.: Monday´s (evening’s) budget discussion (by the Common Council and Budget and Management Advisory Committee) was mainly about tax certs and operating funds. It was noted that the largest part of the budget  represents salary and benefits.  It was questioned (by councilmembers) why  salaries were increasing faster than inflation.  It was  explained that in addition to the negotiated salary  increases that most employees also received `step´  increases.  It was suggested that future negotiations  take that into account.  It was also noted that we were approaching the day when then number of retired  employees receiving benefits would exceed the number of  active employees.


In a clarification from the Mayor’s Office, just in, the city reports that during the meeting, the Assessor had mentioned that Mayor Alfred Del Vecchio, had been quoted as having “admited” to a Journal News reporter, commercial buildings were overassessed during his (Del Vecchio’s) adminstration.


(More)


It was suggested the future (salary) negotiations should try to  shift some of the health care cost to the employees.  It was noted that legally the city could not change any of the promised retirement benefits for current employees.  It was noted that a previous negotiations had limited health care to retirees with 20 years of service, but that only affected people hired since that change.

It was noted that we have borrowed the last two years to  cover some of the pension costs, and will do so again this year.


UnCERTainty on Certs



There was a long discussion on tax certioraris (see recording of  assessor’s comments, at http://www.wpny.us  – recordings).  Last year´s budget underestimated the necessary amount (to pay certiorari settlements) by $1.6 million, and the members wanted some assurance that this year´s $800,000 was adequate. 


The Assessor said that she and the actuaries were comfortable with the number, but refused to be more specific.  She indicated that although a claim must be filed within a narrow window; it is to the plaintiffs benefit to delay the proceedings as long a possible and to try to combine multiple claims into a single proceeding.  She indicated that although White Plains was very aggressive in filing dismissal motions if any dates were missed, the overall pace of the process was driven entirely by the plaintiff.


Will the Cert Drain End? Del Vecchio Blamed Again for Today’s Certs.



There were a number of questions on when the city could expect to see an end to the certioraris and what was in the `pipeline´.

It was indicated that a factor making the tax challenges successful was the disparity in the appreciation in market value of residential property not being matched in the commercial sector.  The application of a single equalization rate to both types of property allows the commercial owners to claim that they are being over assessed.  In addition, it was said that the Del Vecchio administration (1976-1993) purposefully over assessed commercial property.


David Maloney of the Mayor’s Office contacted WPCNR Thursday afternoon and said that the Assessor in addressing the council Monday evening said that Mayor Del Vecchio had been quoted by Keith Eddings, a Journal News Reporter, as having “admitted,”  commerical buildings were over accessed during his (Del Vecchio’s) administration. This was, Mr. Maloney said, the context in which Mayor Del Vecchio’s administration was mentioned as being responsible for the alleged over assessment.


It was indicated that the solution was to do a citywide reassessment which would remove the need for the equalization rate; but politically this was unlikely.  The alternative was for the city to continue to fight
the equalization rate each year, and to continue to push for legislation that would allow for different rates for different classes of property. 


Fund Drains.



There was then discussion on the various operating funds.

It was noted that the Water fund had a deficit because of the numerous recent increases in water charges from New York City, and that it was going to be necessary to increase the water rate.

Insurance was discussed at some length.  It was noted  that most of the health coverage was provided by the state with the premiums on any optional policies limited to a maximum of what would be paid for the state coverage.  It was noted that White Plains was getting a very good deal since premiums were set on a statewide basis and White Plains was receiving more in benefits than it was paying in premiums.

It was noted that we are self-insured for liability coverage and that several neighboring cities had
recently had very large claims.  The cost of providing excess liability insurance was discussed but not
resolved.  The reserve that normally would be used to cover catastrophic claims has been drawn down, and it was suggested that we should either buy the insurance, or put an equivalent amount into the reserve.

It was noted that there was some borrowing for rolling stock, but at a reduced level from last year.


Editor’s Note: Because there were a number of questions commissioners and city officers could not answer satisfactorily, two more Budget & Management Advisory Committee Budget Review Sessions have been scheduled. For budget aficianados here is the schedule:


April 24, Monday, 6 P.M.: Recreation and Parks


April 25, Tuesday, 6 P.M.: Budget & Management Advisory Committee Budget Review Session.


April 26, Wednesday, 6 P.M.: Public Works, Youth Bureau (at the Department of Public Works Garage)


May 1, Monday, 7:30 P.M.: Public Hearing on the Budget.


May 4, Thursday, 6 P.M.: Budget & Management Advisory Committee Budget Review Session.


May 9, Tuesday, 6 P.M.: Decision Night


May 25, Thursday, 5:30 P.M.: Special Meeting for Budget Adoption 2006-2007

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Assessment in the Big Town.

 


 


WPCNR QUILL & EYESHADE. By John F. Bailey. April 19, 2006:  WPCNR has been looking at the labyrinthine question of how new buildings as they open, come on the tax rolls, and are assessed.


 


 In the WPCNR  interview with David B. Jackson, Executive Director, Westchester County Tax Commission, we learned that “assessment (of a new condominium building) is based on the condominium’s Full Market Value, based on the income approach, as of that Taxable status date.” and that  the City of White Plains could enact a surcharge on air rights.  From the New York State Office of Real Property Services, we learned that taxing policy could be initiated from the city itself.  


 


This lead us to the greatest real estate market in the world New York City, and the New York City Department of Finance.  WPCNR wondered if a $360 Million building were built when it came on the tax rolls. Owen Stone, a spokesperson for the New York City Department of Finance handled our questions: here’s how it went:



 


WPCNR: What constitutes the definition of fully occupied as a timing trigger for upgrading a condominium’s assessment for tax purposes, or, if applicable, raising its Payments In Lieu of Taxes?


 


Mr. Stone: In NYC, if a building is ready for occupancy on April 15th, it is treated as fully taxable. PILOT arrangements vary depending on what is negotiated. There’s no difference between whether a building is ready for occupancy for condominium or other purposes. All properties are treated the same.


 


WPCNR: Does the “fully occupied state” occur when a condo development(or apartment rentals) are “sold out,” but not fully occupied with live tenants.


 


Mr. Stone: If a building is ready for occupancy, it is treated as fully taxable. (How many tenants or condo owners are living in it, or have “closed” does not come into play.)


 


WPCNR: Does the owner of a New York condominium complex pay taxes on a fully occupied basis, (A.) When he is sold out of all unites, but not fully closed, (B.) When a contract is closed are taxes/PILOTS increased with each contract closing or C.) Only when all contracts have been closed, or D.) only when all units are moved into.


 


Mr. Stone: None of the above (affect taxability). Trigger is whether the building is ready for occupancy. We often judge that based on whether a certificate of occupancy has been issued by the City’s Building Department.


 


WPCNR: Does the purchaser of an individual unit pay taxes on the property (his or her individual unit) when he has A.) Purchased the contract, B.) Closed on the contract, or C.) When he is actually living in the unit, or is subletting the unit?


 


Mr. Stone: That depends on what is negotiated with the developer. However, the taxable status date in NYC is January 5th, so the owner of property as of that date is technically liable for taxes for the following fiscal year. Typically, when a property transfers, the seller and buyer work out the details of who is liable for taxes. On the day that a property sells, we would pick-up the new owner in our database and we would assume that the new owner would be liable for all future taxes.


 


WPCNR: On PILOTS, are the PILOTS upgraded on an “as closed” or “as occupied basis”, or “only after fully occupied basis? What is the accepted practice in New York City taxation?


 


Mr. Stone: Depends on what is negotiated.


 


WPCNR, viewing the recent transferring of air rights in the City of White Plains, and New York City’s taxing of air rights, asked, is NYC contemplating a surcharge on air rights that a building owner could sell to a developer, (reflecting the true value of the property), or perhaps a charge on air rights as they are sold. Would NYC have to get state approval?


 


Mr. Stone: No. NYC air rights are taxed as real estate when they transfer. The value from the air right is not taxed until the air rights are utilized. That’s because NYC does not value property based on the highest and best use. Properties are valued based on current use.


 


WPCNR: When NYC inacted a tax rebate, did that have to be approved by the state?


 


Mr. Stone: Yes, the State provided the authorizing legislation.


 


 

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Much Ballyhoo About Barnum — The 1982 Hit Plays WBT May 4-July 8

WPCNR STAGE DOOR.  From Allan Gruet, Westchester Broadway Theatre. April 18, 2006: In the words of Phineas Taylor Barnum…. “Barnum’s the name. P.T. Barnum. And I want to tell you that tonight you are going to see – bar none – every sight, wonder, and miracle that name stands for!” P. T. Barnum was known as America’s Prince of Humbug. He had a gift for creating illusions and dazzling the multitudes into seeing wonders, while less credulous onlookers remained skeptical about what they were seeing.  Barnum, the 1982 musical hit nominated for 10 Tony Awards begins its run at the Westchester Broadway Theatre May 4. TICKETS & INFORMATION BOX OFF. RESERVATIONS .Call (914)-592-2222. Open every day at 10am.                   


 


Right from the opening, we hear Barnum tell us he is here to defend the “noble art of humbug.” He defines it as “the puffing up the truth with a shiny coat of varnish,”…which is what he does with the cold hard facts of life. Whether we agree with him or not, P. T. is sure he will be able to sell us a bill of goods. Why?….because, as he sings in the opening song: “There is a Sucker Born Every Minute.”  


 BARNUM is one of those Broadway musical miracles that great showmen love. It takes what seems to be a modest production and turns it into a musical three-ring circus. The production juggles all the elements adroitly, making the show a triumph of stagecraft, as it blends circus arts with Broadway skill.


The result is a totally captivating evening of entertainment. A lot of the credit goes to director/choreography Joe Layton for his imaginative staging of the original Broadway production. His choreography fills the stage with color– every where you look there are clowns, jugglers, acrobats, tumblers, baton twirlers, tightrope walkers, and trapeze artists.



Cy Coleman’s music & Michael Stewart’s lyrics are the right fit for P. T. Barnum, this larger-than-life impresario, and a perfect mix for the show’s playfulness and charm. Cy has written some toe-tapping tunes that would sound just right under any big tent; band-rousers which could send a marching band up and down the aisles, and a beautiful ballad, “The Colors Of My Life.”  


This last illuminates the show’s conflict: Barnum’s flamboyance and love of humbug vs. his wife’s respectability and her liking for simple truth. Some of the memorable songs from the show include “One Brick at a Time,” “Bigger Isn’t Better,” “Love Makes Such Fools of Us All,”  “Come Follow The Band,”  and “Join the Circus”.


BARNUM opened at the St. James Theatre on Broadway in April of 1980 and ran for a little over two years, closing in May of 1982.   Nominated for 10 Tony awards, the story and music will keep adults riveted, and the circus action keeps the kids enthralled. BARNUM is a show for the entire family, and an excellent way to introduce live theatre to children of all ages. 


 


The Westchester Broadway Theatre production will star Tony Lawson as P.T. Barnum (Mr.Lawson is a resident of Mahopac NY.)  –  Ann Van Cleave as Chairy Barnum – Alison  Spratt as Jenny Lind –Terri White as Joyce Heth (Terri was in the Broadway production) & Courter Simmons as Tom Thumb.The production is Choreographed and directed by Ray Roderick, with Musical Direction by Ken Lundie, Costume design by Angela Wendt (Costume Designer of Broadway production of “Rent”), Set design is by George Puello, Hair/Wig Design Gerard Kelly, Lighting design by Andrew Gmoser, and sound design by Jon Hatton.



 

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