Scarsdale Forum Committee Recommends Adoption of Homestead Tax Raising Taxes for Condo Owners
- Details
- Written by Joanne Wallenstein
- Hits: 13034
The Scarsdale Forum's Committee on Assessment and Revaluation has come out in favor of "The Homestead Tax Option," which would triple real estate taxes for those living in the Christie Place Condominiums on Christie Place in Scarsdale. Currently these units are taxed based on their estimated rental income, rather than their assessed value. That means that a condominium unit owner in Christie Place with a market value of $1.5mm pays approximately $11,500 in real estate taxes, while a homeowner of a single family home of that same value could pay upwards of $30,000 per year.
Because the Village is currently undergoing a Village-wide revaluation, Scarsdale has the option of adopting the "Homestead Tax Option " in conjunction with the revaluation. It is estimated that the increase for Christie Place homeowners would be $928,000 in revenue annually. The increase for condo owners would mean a savings of about $160 per year, per household for owners of single-family homes in the Village.
However, residents who purchased the units in Christie Place between 2008 and 2011 were not told that their taxes could triple just a few years after they made their purchase. The units were earmarked for seniors, age 55 and up, most of whom do not have children in the Scarsdale Schools. Many of the buyers were empty nesters who purchased the units because it was a more economical way to retire in Scarsdale than to remain in their homes.
The Forum Committee calls the current valuation method a tax loophole and "concluded that the fundamental need to treat all property owners the same way in valuing their properties, to the extent allowable under the law, requires the Village Board and Board of Education to adopt the Homestead Tax."
The option would first need to be considered by the Scardsale Village Board of Trustees and if passed would go before the Scarsdale Board of Education.
However, all members of the committee were not in agreement. Doug Ulene, a 13-year resident of Scarsdale, resigned from the Forum's Assessment and Revaluation Committee because of its position on this issue, and sent us the following letter:
(From Doug Ulene:) I don't have a dog in this fight, but I strongly disagree with the 200% property tax increase that the Scarsdale Forum's Assessment Revaluation Committee recommends for residential condo units in Christie Place.
Although the committee's report speaks of "what is fair and right for all the property owners in Scarsdale," and "ensuring that property taxes in Scarsdale are equitably distributed," the committee's conclusion is, essentially, "equality über alles" - triple the property taxes on 42 condominium units, regardless of the expectations of, and the impact on, the affected residents.
Is that "fair"? Is that "right"? Is a targeted change in the manner of assessment on 42 condominium units, in a community with almost 6,000 tax lots, "equitable"? These are questions that should have been asked, and answered, three years ago as part of the Village Board's deliberations concerning the village-wide reassessment. They weren't.
Moreover, the possibility of tripling property taxes at Christie Place was never discussed with Ginsburg Development Companies, the Village's partner in the public/private redevelopment of this site. Adoption of the Homestead Tax Option solely "to eliminate the unfair preferential tax treatment provided to certain condominium units" is little more than the Village unilaterally re-trading its business deal. Such institutional bullying is just plain wrong. It reflects poorly on our community, and it sends a terrible message to the Village's counterparties.
Finally, the Scarsdale Forum's November 2010 report on reassessment - to which I was a signatory - does not include a single reference to "condo" or "homestead." Notwithstanding that omission, the Forum's committee now believes that purchasers of Christie Place condominiums should have researched New York State's Real Property Tax Law before they signed a contract. This belief ignores the reality of residential real estate transactions, and it imposes a burden on individuals that the Forum's committee ignored when it wrote a 22-page report on this topic.
I also take issue with the committee's contention that "There is no principled basis to benefit or subsidize the Christie Place owners over any other group or individual residents..." The signatories to the report have, apparently, forgotten a very important principle - the Golden Rule. If this is how Scarsdale residents plan to treat one another going forward, perhaps we should be more concerned about the values of our community, as opposed to the assessed values of our properties.
I understand that the Village's current tax policy costs my family an extra $160 per year. I am not willing to compromise my principles for that sum – or any other amount, for that matter. I hope others feel the same way.
Below find a information on the Forum's Committee Report that was submitted to Scarsdale10583 by Committee Chair Robert Berg.
Because of the short window in which the Village Board and the Board of Education must act, this Report is being issued under the Forum's Expedited Procedure Treatment. This means that the members of the Forum have not had an opportunity to weigh in or otherwise vote on the Report which will be presented to the General Membership at the Forum's next regularly scheduled meeting on February 6, 2014 at 8:00 p.m. in the Scott Room at the Scarsdale Public Library. All are welcome and encouraged to attend
Preamble to the Report
The Scarsdale Forum's Committee on Assessment and Revaluation is pleased to present to you with its Report recommending that the Village Board of Trustees and the Board of Education adopt the Homestead Tax Option in connection with the completion of the town wide revaluation project this Spring. As you know, the Village Board and the Board of Education held a public joint meeting to address this issue on December 2, 2013. Because of the importance of this issue, the Scarsdale Forum's Committee on Assessment and Revaluation convened and studied the issue. The Committee concluded that the fundamental need to treat all property owners the same way in valuing their properties, to the extent allowable under the law, requires the Village Board and Board of Education to adopt the Homestead Tax Option as soon as possible after the necessary public hearings have been held. Adoption of the Homestead Tax Option will largely diminish the unfair property tax preference afforded to the 42 condominium units in the Christie Place complex. Under current law, the Christie Place condominiums are valued for property tax assessment purposes using the rental income approach, rather than the comparable sales method which applies to nearly all of the residential properties (single family homes) in Scarsdale. Implementation of the Homestead Tax Option will mean that the Christie Place units are valued using the comparable sales method in this revaluation and in the future. A Christie Place unit presently pays only about 1/3 of the property taxes of a comparably priced single family residence. The Homestead Tax Option will eliminate this tax loophole with respect to the Village and School District components of Christie Place residents' property tax bills. The attached report explains the present tax advantage, explores how the Homestead Tax Option eradicates this unjustified advantage, and presents the recommendation that the Homestead Tax Option be implemented to assure the equitable distribution of the property tax burden as best as can be done under the Real Property Tax Law. As the public generally, and the Christie Place unit owners in particular, become aware of the issue -- and the fact that adoption of the Homestead Tax Option may cause the Christie Place unit owners' property taxes to triple -- the Committee hopes that its report will inform the public, the Village and School District, and engender the informed, respectful and engaged discussion that has been the hallmark of the Scarsdale Forum for the past 110 years. We look forward to being part of that dialogue.
Predictions for the New Year
- Details
- Written by Joanne Wallenstein
- Hits: 3704
What does the future hold for Scarsdale in 2014? We asked a few of our more outspoken readers to look into their crystal balls and tell us what they see for the coming year (other than frigid temperatures!) Here are their prophecies for 2014. Read these and then share your own in the comments section below:
Civic Citizen David Brodsky
-In the spirit of volunteerism that has always animated the Village of Scarsdale, both the School Board Nominating Committee and the Citizens Nominating Committee will receive scores of applications from interested citizens to run for positions on each nominating committee, as well as for the School Board and for Village Trustee;
-In the spirit of doing what is best for the community's future, both the Village Board and the School Board will consider and adopt budgets without regard to the State-imposed so-called 2% tax cap.
-Recognizing the inadequacy of the so-called tax cap as a method of dealing with rising property taxes, the State Legislature and the Governor will repeal the 2011 so-called tax cap, and replace it with, among other things, a comprehensive tax reform package that will take the burden of rising pension costs off the municipalities and put it where it belongs -- on the State.
-And if this is not enough wishful thinking, Congressional leaders and the President will retreat to Camp David for one week of forced togetherness, during which they will jointly agree on (a) comprehensive tax, budget and entitlements reform; (b) immigration reform; and (c) a 10-year economic stimulus program of national infrastructure repairs and improvements; and that such legislation will then pass both Houses and be signed into law on July 4, 2014.
Involved Resident Doug Ulene
To commemorate the 25th anniversary of Chapter 179 of the Village Code, the Mayor and Trustees will go door-to-door, sifting through residents’ detritus in order to confirm compliance with the statute [Chapter 179 of the Village Code is captioned "Garbage, Rubbish and Refuse." The statute governs sorting and collection of recyclable materials and garbage in the Village.]
Frustrated Consumer
Cellphone users will reap the benefits of competition with lower plan rates and thrifty month-to-month contracts.
Advocate Robert Berg
My bold prediction for 2014 is that the BOE will adopt a budget that comes in well below the tax cap yet preserves staffing, programming and class size. Such a budget will command overwhelming public support.
Former School Board Member Jeff Blatt:
A few citizens' whining will result in a degraded educational experience for our kids while saving the average taxpayer less than the cost of one dinner out for a family of four at Chat.
Site Founder Joanne Wallenstein
-The identity of the donor(s) of $1 million to the Scarsdale Schools Foundation will be revealed as will the name of the new Superintendent of Scarsdale Schools.
-Animals will continue to challenge residents for open space. Geese will swim in the Scarsdale Pool and sunbathe in the newly landscaped George Field Park, with occasional visits from disoriented deer, confused coyotes, forlorn fox, wandering wild turkeys, rowdy raccoons, bold bobcats and out-to-lunch owls.
Friend of the Scarsdale Parks Lena Crandall
More residents will get on the "mulching-in-place" bandwagon to naturally fertilize their lawns and save taxpayer money.
Humorist Deborah Skolnik:
Unable to secure a viable retail tenant, the eyesore building in front of Balducci's will be offered up as low-income Westchester housing to appease the HUD Gods. Protests will ensue, but will fortunately be short-lived, once the needy see the building and refuse to live there.
Eventually Chuck E. Cheese will make an offer on the lease, prompting further protests. These too will be mercifully short-lived, once certain gentrificational tweaks are agreed upon. For generations hereafter, our young will enjoy their frequent sojourns to the local amusement hub known as 'Charles de Fromage.’
Send us your predictions for Scarsdale in 2014 in the comments section below:
SAS Celebrates Russ & Daughters
- Details
- Hits: 2612
Over 100 people weathered the cold to help celebrate SAS's 75th anniversary over "Brunch and Brahms" on Dec. 15. Students, board members, advisory committee members, instructors, and supporters of SAS were all in attendance. Mark Russ Federman engaged the crowd with stories about his family, and the history of the lower east side, and his family's appetizing store, Russ & Daughters. Beyond laughter and memories, the food he supplied was also outstanding, with herring, lox, and pickled olives being some of the crowd favorites. Edmund Niemann, introduced as one of the "crown jewels" in the SAS stable of instructors, closed out the day with a special recital of 3 Brahms pieces. In the words of SAS executive director Jill Serling, "a good time was had by all and the event was a great way to end our 75th year of celebration."
Pepper Spray Greets Partygoers at NYC Club on New Year's Eve
- Details
- Hits: 8139
New Year's Eve celebrants who bought $110 tickets to attend the LQ party at the Radisson Hotel on 48th Street were severely disappointed when they were gassed rather that greeted at the entrance to the club on the night of 12/31. A throng of ticketholders, including several groups from Scarsdale, stood outside in frigid temperatures vying to be admitted to the club at around 10 pm on New Year's Eve. Apparently the event was oversold, and in an effort to control or disperse the crowd, bouncers or police sprayed pepper spray at the young adults, causing runny eyes and choking.
According to witnesses, hundreds of ticketholders were turned away and ended up with nowhere to go, despite the fact that they had purchased entry to the event. The few that got in found that the club could have accommodated far more celebrants if the bouncers had given them access. Choking and blinded by the spray, those who got in attempted to mediate the effects of the spray by drinking lots of water and moving away from the fumes at the entry.
Ads for the event promised a 15,000 square foot dance floor, video screens and unlimited drinks of premium liquors and champagne served at two large bars. But many never got to enjoy the fun and retreated to other clubs around the city. So far, no compensation has been provided to those who purchased the pricey tickets on the website Crave and could not get into the party.
One angry partier said, "It was a mob scene and a scam. I want my money back." Another was offering to organize a campaign on Facebook to get refunds. She said, "Anyone injured in last night's pepper spraying outside LQ nightclub, please contact me. We need to form together to seek restitution. Please spread the word."
Trustees Hear Update on Three Flood Mitigation Projects
- Details
- Written by Tracie Kurland
- Hits: 4053
The results are in! The hydraulic modeling analysis to determine if Cayuga Pond modifications are needed to the opening of the pond (to improve storm water drainage) is complete and has returned positive results.
This and other Sheldrake River Basin project updates were detailed by Vice President Robert DeGiorgio of Dvirka and Bartilucci Engineers (D&B) to the Scarsdale Village Trustees during the December 4 Scarsdale Village Municipal Services Committee Meeting.
In addition, D&B determined that:
- The combination of refining the Cayuga Pond outlets and adding overflow drainage pipes to balance flows does provide improved flood mitigation up to and including 100 year flood events.
- There has been a reduction in flood elevations in the P-designated (critical) areas varying from 7 to 5 inches of rain.
- There has been successful removal of accumulated silt and debris from the pond, creating additional storage in the pond, which allows for the collection of three million gallons of water.
D&B is working to convert Cayuga Pond from a recreational pond into a storm water detention basin to allow the pond to retain water during heavy downfalls and release it slowly over time. In addition they are improving the culverts (drain pipes that allow water to flow under roads) on Cayuga and Canterbury Roads. This will allow for better water flow and balance through the piping systems.
The Village first retained D&B in 2004 following a Storm Water Drainage Condition Survey. They were asked to address storm water issues in the Sheldrake River Basin, which extends from Cushman and Sheldrake Roads to the Fenway Golf Course flowing down to the Scarsdale Middle School, onto the Scarsdale Medical Center and into New Rochelle.
In order to mitigate flooding upstream, D&B formulated the 2009 Comprehensive Storm Water Management Plan, which proposed certain modifications to the current drainage structure. The modifications primarily focused on improving the Sheldrake River Drainage Basin and reducing excessive water runoffs during heavy storms that have caused devastating flooding for Scarsdale residents who live in the area.
Earlier this year, the Village Board formed a working group including Board members, residents, Village staff and the Village's consulting engineer from Dvirka and Bartilucci (D&B). Based on discussions amongst this working group at a May 14 meeting, D&B revised the project scope to include six major tasks:
- Hydraulic analysis of modified Cayuga Pond outlet structure to determine if modifications are needed to be made to the existing orifice opening.
- Clean the culvert under Oneida Road
- Construction of new culvert crossings at Cayuga Road and Canterbury Road that will eliminate the road infrastructure and provide open gratings to allow for additional flow capacity.
- Construction of a connector pipe to open the channel on the south side of Canterbury Road to help balance the current flow and allow it to continue downstream.
- Removal of accumulated silt throughout the open watercourse that abuts the properties of 6 Cayuga Road and 14 and 18 Canterbury Road.
- Perform hydraulic modeling of these improvements to determine if they would result in any negative impacts downstream.
Subsequently, the Board appropriated $600,000 from the General Fund for D&B to design the Sheldrake River Drainage Basin Modified project at its August 13 meeting based on D&B's estimated project cost of $400,000 - $650,000.
Several residents were in attendance at the meeting and were visibly upset. They reiterated their concern that their properties continue to flood during harsh storms. One resident asked why D&B wasn't "talking about digging down further in the Pond to clear water faster from the neighborhoods," to which DeGiorgio answered that digging deeper won't help because it's "dead storage." Another concerned resident wanted to know if they could break up the concrete and do more plantings to absorb more water near the middle school. This is also not a possibility because the area is owned by the Scarsdale Schools and the water table in that area cannot accommodate additional water.
Next Steps for D&B:
• Meet with NYSDEC
• Determine dam permit needs
• Develop design
Project Schedule:
• Secure design/permits: 6/13 – 12/13
• Bidding/permits: 1/14 – 3/14
• Construction: 5/14 – 12/14
Update on South Fox Meadow Storm Water Improvement Project
The detention basins at George Field Park and Cooper Green have mitigated flooding along the South Fox Meadow Brook. Additionally, the 2,900 square foot rain garden at Cooper Green and the rehabilitated wetland at George Field Park have worked to filter and clean storm water runoff.
Construction on the final segment of this project, Harcourt Woods, started on Monday, December 2. The project has been revised to address concerns that were expressed at the Village Board's Municipal Services Committee meeting on June 5. Namely, the scope of work has been modified regarding the removal, protection and planting of trees, reduction of the size and location of the maintenance path and alternatives to drainage diversion along Brewster Road. The Village has written a Change Order that addresses these modifications and enhances the project by including additional "green" features, such as the construction of a vegetated swale along Brewster Road in front of the gravel parking lot. The Change Order also resulted in a saving of $37,224 to Scarsdale, as the project cost was reduced from $760,900 to $723,676. Most of the work in the Harcourt Woods Project is scheduled for completion in September of 2014.
Scarsdale Public Library Rain Garden Project Update
The Village developed a grant proposal for a storm water runoff reduction and water quality treatment project at the Scarsdale Public Library for an estimated cost of $247,091. The project involves the construction of a 1,800 square foot rain garden at the Library allowing for 90% of the storm water run-off from the library's roof (approximately 450,000 gallons) to infiltrate into the ground. The Village was awarded a grant for $188,091.50 by the National Fish and Wildlife Foundation with the $59,000 balance being funded through a Village match via $26,100 in cash and $32,900 of in-kind services. The Village Board authorized a professional services agreement with D&B for a total cost of $24,600 for design, engineering and construction management services at its August 13, 2013 meeting.
Tracie Kurland works as a Marketing Communications Specialist and Professional Outreach Coordinator in Scarsdale and resides in Irvington, NY. She is a passionate writer and often twilights as a freelance reporter. Follow her Politically Purple Blog here.
