2008 Spring - Glen Oaks Village

Glen Oaks
Village Community Newsletter
Spring/Summer 2008
Photo by Dorothy Hegmann
BOARD MEMBERS: Bob Friedrich, President & Chief Financial Officer; Roseann Ciaccio , Vice President, Lisa Marulli, Treasurer;
Carol Carucci, Secretary; Lee Feinman, Christine Bergen, Justin Conklin, Leonard Motsinger, Mitch Jaret
NEWSLETTER COMMITTEE MEMBERS: Mildred Marshburn, Editor, Roseann Ciaccio, Dorothy Hegmann, Associate Editors
“Our flag waves proudly over the gardens next to the Arnold Krass Management Office”
I
NSIDE
this
I
SSUE …
On Board
by Robert Friedrich. . . . . . . . . . . . . . . . . 2-3
Retirement Farewells
by Dorothy Hegmann . . . . . . . . . . . . . . . . . 3
A Powerful Voice on the Political Scene
by Robert Friedrich. . . . . . . . . . . . . . . . . . . 4
Dollars and Sense
by Randy Gunther. . . . . . . . . . . . . . . . . . . . 5
Security News
by Hazel Cantre . . . . . . . . . . . . . . . . . . . . 19
Community Activists, Bruno & Lucy DiFranceschi
by Amy Buhler . . . . . . . . . . . . . . . . . . . . . 20
Advertisements . . . . . . . . . . . . . . . . . . . . 34-39
Responsible Pet Ownership
by Lee Feinman and Justin Conklin . . . . . . 40
Living Above a Boiler Room
by Jeff Postman and Bob Friedrich . . . . . . 21
Featured Homes
by Mildred Marshburn. . . . . . . . . . . . . 22-25
Alley Pond Park Adventures . . . . . . . . . . . . . 25
Fighting for Our Schools
by Donna Ostuni . . . . . . . . . . . . . . . . . . . . 6
Maintenance News
by Mildred Marshburn. . . . . . . . . . . . . 26-27
Mail Bag
by Robert Friedrich . . . . . . . . . . . . . . . . 7-17
We’re More Than Just a Friendly Face
by Dorothy Hegmann . . . . . . . . . . . . . 28-33
Around the Neighborhood
by Drew Englot . . . . . . . . . . . . . . . . . . 18-19
Announcements
by Dorothy Hegmann . . . . . . . . . . . . . . . . 33
Year To Date Sales History
Unit
A
B
C
D
E
F
G
H
Highest YTD Sale
$211,000
$259,900
$270,000
$329,000
$277,000
$222,000
$305,000
$355,000
GOVO Asking $
. . . . . . . . . . . . . . . $214,900
. . . . . . . . . . . . . . . $249,900
. . . . . . . . . . . . . . . $284,900
. . . . . . . . . . . . . . . $329,900
. . . . . . . . . . . . . . . $299,900
. . . . . . . . . . . . . . . $232,900
. . . . . . . . . . . . . . . $299,900
. . . . . . . . . . . . . . . $349,900
On Board
By Bob Friedrich ([email protected])
Summer will be upon us shortly and our Capital Program in full swing. This year, driveway reconstruction, driveway protective
sealant, stoops, sidewalks, building roofs and brick wall replacements are all being done. A driveway connection project off
Langston and 73rd Avenues will create more parking spaces and make access to the driveways and garages easier for most. We
will also re-align a dumpster site making it easier for the Sanitation Department to pick up the garbage. This will eliminate the
need for the sanitation trucks to back out of the driveway with their loud chirping alarms that often wake up many people. By connecting the two driveways, the Sanitation trucks will now be able to access the nearby dumpster sites making one continuous run.
We are also building approximately 50 new brick and limestone stoops. This program which began in 1993 is about 84% complete. It will take another 4 to 5 years to finish. Most of the stoops that are being replaced these days are for esthetic purposes
only, as all the badly damaged stoops have already been replaced. By the end of 2008, we will have spent approximately
$1,400,000 on this program since its inception.
ASBESTOS ABATEMENT PROJECT - ACCELERATED
The big ticket item and major project that
the Board has approved this year is a
property-wide Asbestos Abatement Program. Most buildings built 65 years ago,
like ours, used asbestos pipe covering for
insulation. This was the product of
choice and even mandated in building
codes in certain municipalities. Since
then, asbestos has been determined to be
a health risk if it is in friable condition
and is disturbed. Over the last few years,
many co-ops have embarked on just such
a program and we are no different. Here
in Glen Oaks Village, we have had an ongoing asbestos removal program that has
removed the exposed asbestos in 25% of
our basements and 10% of our garages.
Because this is an extremely expensive
project it has been done on a year-to-year
basis. However, at the February 2008
Board meeting, the Board decided as part
of its GREEN INITIATIVE to accelerate this program and do it in one shot.
Asbestos removal is a very complicated
process that must be done by specialized
licensed companies. These companies
have to build what we call “full containment” units, whereby the asbestos is
removed within these fully contained
temporary units. The containment unit
requires that an independent hot water
source be used in order to cleanse the site
and the men working in protective gear
often described as space suits. In fact
showers are installed in these containment units. During the asbestos removal
a separate air monitoring company is on
site taking the required air samples. Once
the asbestos is removed and the air is
determined to be free and clear of airborne asbestos particles, the containment
unit is removed and this particular location is considered completed. The
asbestos abatement company then moves
on to the next location and the process
begins all over again. Also, let’s not forget about hauling away the asbestos
material. This entire process is done with
specialized companies that are licensed by
the city and is closely monitored by the
Department of Environmental Protection.
The board had been discussing this program for some time and decided to accelerate the program and negotiate favorable
pricing that we felt current economic conditions would support. As a result of our
decisions, the cost of this project, while
enormous in scope is $1,700,000 less
than it would have been if it was continued on an on-going basis. The project was
put out to bid and the results were very
Hot water pipe wrapped in asbestos
favorable. The entire cost to complete the
removal of all exposed asbestos in
garages and basements, including air
monitoring will be $3,074,000. This is a
huge amount of money and figuring out
how to pay for it was the next challenge.
Many co-ops that have done this have
instituted special assessments amounting
to $150 to $200 per month, per shareholder over a period of years. In addition,
other co-ops have had to refinance their
underlying mortgages or taken out secondary loans to provide the funds neces2
sary for this project. Again, that adds to
the future maintenance cost of those coops. Glen Oaks Village has a history of
prudent fiscal management which has
been good for us. As a result of this tight
money management, our monthly maintenance is the lowest of all surrounding
co-ops. In addition, we do not have a history of many special assessments where
there is no offsetting tax credit. Many
other co-ops do assess on a regular basis
and even this year, a nearby co-op instituted a 6% special assessment for 6
months to pay for heating oil that is now
more than $100 a barrel. Awareness of
this is very important, because sometimes
owners and residents of Glen Oaks Village take our successful fiscal management for granted and perhaps a look
around at other co-ops is important for
everyone to get a reality check.
The Board decided that the best way to
fund this program would be to self
finance $1,000,000 from our reserve
account and an additional $725,000 from
the operating budget over the next 3 years
This year’s budget has already been partially adjusted by reducing our planned
driveway re-construction budget. In addition, the bulk of the funds $1,350,000 will
come from a $25 monthly surcharge to all
owners over a period of approximately 22
months, beginning July 1, 2008. This
works out to be about .82 cents per day or
less than the price of a cup of coffee. By
funding the program this way, we do not
decimate our reserve account, which in
2007 generated more than $800,000 of
gains much of which was used for our
Capital Program, which did not have to
come from your pocket in the form of
higher maintenance. The funding mechanism we are using will be the least expen-
(continued from page 2)
sive one employed by any co-op in
Queens to do such a program. The Board
believes this is a responsible and affordable way to fund the project. Of course,
the Board is sensitive to any fee it charges
its owners, as volunteer Board members
pay the same monthly maintenance as
everyone else. However, there is no denying that Glen Oaks Village continues to
be the most affordable co-op in eastern
Queens. That is a fact and one that the
Board is very proud of.
This asbestos abatement project will
begin in earnest by July 2008 and will
take 6 to 12 months to complete and a
great deal of coordination and communication between staff and residents. As we
go down a row of garages everything
inside of them will need to be removed.
We will be providing Storage PODS at
these locations for temporary free storage
to help accommodate the needs of our
residents. We will also provide additional
dumpsters as this will be a golden opportunity for everyone to clear out the “junk”
in their garages. We will give everyone a
one to two-week time frame with at least
one interceding weekend to clear their
garages. We will offer the help of our
maintenance staff for those folks who
may not be able to do it themselves. Any
garage that is not cleared in the allotted
time will have their belongings tagged,
removed and stored and will be charged
for those services. We also plan to take
this opportunity to repair garages and
basements, if needed, and to also exterminate where warranted. We have prioritized
which basements will be done first. We
will probably use two separate contractors,
one for each section in order to minimize
the length of time this project will take.
As the removal process gets underway,
often there is a slight odor associated with
the work of asbestos abatement. The
licensed contractor is required to use several chemicals such as Spray Adhesives
for installing temporary protection,
Expanding Foam for sealing penetrations
prior to abatement, Surfacants added to
water for better penetration and coating
and Encapsulants for locking down invisible fibers in the work area. Each of these
items are applied wet and goes through a
drying process that gives off an odor. All
of these chemicals are approved and safe
for the applications they are being used
for and can be used indoors. Residents
directly above work areas may notice
some odor from time to time until the
materials have dried completely.
protocols. This is a once in a life time
project but there is no co-op that is better
prepared to do it than ours. At some point
in the summer when the project is underway and we have a sense of how it’s
going, we will have a meeting for all residents to answer questions and hear suggestions to improve our procedures.
During the course of the project all questions can be directed to the Management
Office. Drew Englot, Property & Equipment Manager, Frank Portella, Supervisor of Carpentry & Electrical and Jeff
Postman, Boiler & Plumbing Supervisor,
the latter two being licensed Asbestos
Inspectors, will be available to address
your questions or concerns.
Glen Oaks Village by removing its
asbestos, getting more than 100 city trees
planted throughout our property, providing a unique Green Thumb Voucher Program and instituting our own internal tree
planting program has worked hard in a
reasonable and affordable way going
GREEN. Please feel free to write or comment at [email protected].
Once the project is complete we will be
applying for J51 tax credits from the city
for this type of work. Coordination and
the sheer scope of this project is a big
undertaking. Please try to cooperate and
be helpful. If there is something we do
wrong, please don’t yell and scream but
let us know so that we can modify our
Retirement Farewells
The Valenza brothers, Sal and Joe, celebrated their retirement
together at a luncheon party with co-workers given by GOVO Managers on Friday, December 7, 2007.
Sal, who was looking forward to starting his retirement years with a
nice, long vacation to Italy, retired after 25 years as a Union Carpentry Handyman. Although “Joe”, the older brother joined our staff
10 years later, he quickly became a recognized member of our
Landscaping Department.
Brothers, Sal Valenza (left) and Joe Valenza (right)
Good Luck SAL and JOE from Your Co-Workers and Friends at
GLEN OAKS VILLAGE.
You both will be sorely missed!!!
3
GLEN OAKS VILLAGE – A POWERFUL VOICE ON THE POLITICAL SCENE
By Bob Friedrich
Who Represents Glen Oaks Village?
USA ISSUES: Senator Chuck Schumer 212-486-4430, Senator Hillary Clinton 212 688-6262
NYS ISSUES: State Senator Frank Padavan 718-343-0255, Assemblyman Mark Weprin 718-428-7900
NYC ISSUES: Councilman David Weprin 718-465-8202
GIVING GLEN OAKS VILLAGE A VOICE IN CITY HALL
our Newsletter about OUR ELECTED OFFICIALS and
what they have been doing for us in Glen Oaks Village
would be informative and help you decide who to
support. This page is totally non-partisan but seeks to
provide information on our elected officials and what
they have done for Glen Oaks Village. I welcome
suggestions and content from those of you in Glen
Oaks Village who have had interaction (good or bad)
with a locally elected official.
As most of you know, I am running for the NYC Council seat
that is being vacated by David Weprin in next year’s
election. The City Council is not a place where one
can change the world but is a place where one can
work hard to bring local services to the community and articulate an important message about
co-ops and housing and the needs of our residents. Since I have been actively involved in our
community for more than a decade, I thought a page in
NEW FENCE BETWEEN QUEENS COUNTY FARM AND GLEN OAKS VILLAGE
State Senator Frank Padavan has been successful at obtaining funding for a vandal free fence
separating our property from the Queens Farm Museum. We have a problem in Section 1 of
the co-op, where kids have repeatedly cut the fence as seen here on the left and use a deserted part of the Farm as a hangout, creating havoc for our residents. Since a “real” fence that
would be vandal resistant would cost more than $50,000 due to the materials and length, Bob
Friedrich reached out to Senator Padavan to see if he could arrange funding in the state budget for it. As in the past, Senator Padavan has come through. This fence will be constructed
sometime during this year.
OPENING DAY OF THE GLEN OAKS LITTLE LEAGUE
State Senator Frank Padavan, Glen Oaks Village President Bob Friedrich and Assemblyman Mark Weprin at opening day of the Glen Oaks Little League at Tenney Park (which
will soon be restored to its original name “Glen Oaks Village Park”). Padavan, Weprin
and Glen Oaks Village are sponsors of the Little League and Glen Oaks Village has also
provided mechanical expertise to help repair the golf cart used by the Little League for
field preparation.
TESTIFYING BEFORE THE NYC COUNCIL ON WATER RATES AND BILLING PROBLEMS
Bob Friedrich testified before the NYC Council on Environmental Protection about long-standing water meter billing problems we
have had with DEP and to oppose another round of double-digit water rate increases. Our co-op’s annual water bill is approximately
$1,500,000. Bob Friedrich had reached out to our neighboring Councilman Jim Gennaro, who is chairman of the City Council Committee with jurisdiction over the DEP and he
invited him to testify on behalf of Glen
Oaks Village.
GOV Board President Bob Friedrich &
Councilman Jim Gennaro, Chairman of
the City Council Environmental Protection
Committee, at a hearing in City Hall.
4
RANDY GUNTHER, Controller
of their expenses. The belief that Glen Oaks Village will
reimburse Shareholders/Occupants for damage to personal
property is a misunderstanding on the part of the Shareholder/Occupant. The Co-op is not responsible for refurbishing your apartments including painting, carpeting,
wallpaper, furniture & fixtures, bathroom fixtures, kitchen
appliances and in most cases, cabinetry.
Heating Fuel
It is no secret that fuel prices have skyrocketed over the last
couple years. In 2006, crude oil was a little over $50 per
barrel. Two years later it is over $100. The question is,
“How did we fare this winter given the new reality”? We
timed the fuel market well, saving approximately $480,000
between October, 2007 and March, 2008. During each of
the coldest months, we use 350,000 therms. Last fall, we
purchased gas heating fuel in the futures market just before
the upward spike in oil prices. We are currently paying $ .99
per therm, having contracted gas back in November.
To purchase the same gas today would cost $1.44 per therm.
GOVO urges our residents to shop around for insurance.
Hub International, the insurance broker that provides the
Co-op with property and casualty insurance, would be happy
to answer any insurance-related questions or give you a policy quote. Please contact Gina Murphy at (516) 677-4722.
Real Estate Tax
Exemptions
In March 2008, shareholders were assessed an amount
approximating their Cooperative Tax Abatement plus their
STAR exemption, in lieu of a maintenance increase. This
assessment was applied to all Shareholders whether or not
they applied for and received their $180 STAR exemption.
With this in mind, it is more important than ever to apply for
the STAR exemption, if you have not already. A STAR
Exemption is available for everyone who owns and occupies
their unit. Senior Citizen Exemptions are available to property owners, age 65 years or older with income below
$35,400 (including Social Security). The Veteran Tax
Exemption provides credits to veterans or their spouses, if
they have served in a war or combat zone. All exemptions
are passed onto the Shareholders, dollar for dollar, with a
credit on their monthly maintenance bill. Applications and
information are available in the Arnold Krause Building.
Take advantage of the tax credit you are entitled to.
While this is a great savings to Glen Oaks Village, higher
fuel prices may be here to stay, placing great pressure on our
co-op’s 2008 and 2009 budgets. In 2007, we spent $3.2 million on heating gas and another $280,000 on cooking gas.
This makes up 16% of all the revenue we take in each year.
This percentage is likely to increase in 2008 as we deal with
the new reality of higher fuel costs.
Homeowners Insurance
Homeowners insurance is an integral part of a sound financial
protection program. The purchasing of property and liability
insurance for individual units are the responsibilities of the
shareholders and tenants. Therefore, both Shareholders and
tenants should purchase insurance individuality. A Property
insurance policy would provide coverage for the personal liability of the Shareholder or Occupant and his or her family. It
would cover damages, loss assessment and various other perils. Liability coverage is important in the event that GOVO
property or another owner’s property is damaged by an act or
error on your part. It also would protect you in the event that
a person is injured on your property.
Most shareholders who qualify for the STAR program
receive a $400 refund as well. A new Middle Class STAR
refund was recently enacted by the State of New York in
2007. Most Middle Class STAR recipients saw the benefit
in the form of a check for $131 in August 2007. To qualify,
an applicant’s annual income must be under $120,000.
Applications for the STAR tax credit are available at the
Management Office.
If Shareholders/Occupants do not have insurance coverage
when a major mishap occurs in their unit, they usually try to
seek reimbursement from Glen Oaks Village to cover some
5
Fighting For Our Neighborhood Schools
By Glen Oaks Village Resident and Shareholder, Donna Ostuni
Cards, we received a “C” rating. As most people are aware,
there has been a public outcry across the city by parents,
administrators and politicians about the unbalanced grading
policy and for good reason. Even our President, Bob
Friedrich, wrote an articulate column about this very subject
in the Times-Ledger papers (Little Neck Ledger in our community). The belief that far too much emphasis is being
placed on testing is not without merit. To rate a school based
on the percentage of increase from one year to the next is
ridiculous. For example, a school previously listed as a
“failing school” with 30% of their tested students scoring at
proficiency or above could receive an “A” rating, if 50% of
the tested students increase their scores in the following
year. Yes, certainly, that is improvement, but 50% of those
students are still performing below grade level. And a
school like ours which starts off with very high levels of
proficiency and only slightly increases ends up with a “C”.
Is this fair? Of course not! Should such a tremendous
amount of importance be placed
upon two or three days of testing or
should we be focusing on the day-today learning of our children?
In the forty years that I have been a resident of Glen Oaks
Village, I have witnessed many changes within our community and the surrounding area. Many I have welcomed as
signs of growth and improvement; others, I viewed with disappointment. As residents of eastern Queens, we live in the
best school district in the city. Many people purchase their
homes or apartments based on this fact. Our property values are closely tied to the quality of our local schools as are
real estate values and growth.
As P.T.A. President of our local elementary school
P.S.186Q, The Castlewood School, and an active participant
in the educational lives of my four children, I am very aware
of the many changes that have been made by our current
Chancellor, Joel Klein, over the past several years. I believe
some of his “No Child Left Behind” reforms are on the right
track. His ideas of reaching out to increase parental involvement, creating a true home-school connection, giving each
and every child the appropriate setting and tools to academically succeed and to try to create a transparent
system are good ones. However, I
am adamantly opposed to the new
School Report Card grading policy
recently instituted. Sure, it could
work, but as it is presently designed,
I see it as a dismal failure, rating
schools by a skewed scoring system.
We at the Castlewood School
believe that a rigorous, well-rounded curriculum including the arts,
and enrichment, strong parental
involvement, dedicated, creative
administrators and teachers are the
ingredients needed in this recipe of
success for our children. A strong
work ethic, honesty, respect, team
work, creativity and a love for the
arts, are the cornerstones for building successful students. Some lessons can never be tested with paper
and pencil but rather by how well
students are growing as individuals,
becoming viable members of our
society. I, for one, do not believe we
need a generation of seasoned testtakers. As our Principal, Dolores
Troy-Quinn often reminds us, in the
words of President Theodore Roosevelt, “To educate for the mind and not for the heart is to
educate a menace to society”.
P.S. 186 is the zoned school for
many children who live in Glen Oaks
Village. Currently, my two youngest
children attend this fine educational
institution. In addition, my two older
children and I are also graduates of
what we call “The Little School with
The Big Heart”. I take education very
seriously. My positions on the P.T.A
Executive Board, our School Leadership Team, the District President’s
Council and as a volunteer for all
school events attest to the truth of this
statement. I work very closely with
our School Principal, Dolores TroyQuinn, our Parent Coordinator, Michele Rowe, as well as,
all staff and parent volunteers. I am very aware of the level
of commitment that the members of this community have
made to continuously challenge our children academically.
I firmly believe that the educational expectations placed
upon our students by our teachers and administration far
exceeds even those of our Chancellor. Under the tutelage of
this dedicated, caring staff, our students willingly strive for
excellence on a daily basis. I, along with the other parents
of P.S. 186, consider this to be a quality, high-performing
school with a true commitment to the well-rounded education of all students. Currently 86% of our students in the
3rd, 4th and 5th grades have scored at or above proficiency
level in English, with 96% of these same students scoring at
or above proficiency in mathematics. Yet, based upon the
Chancellor’s grading system for School Progress Report
In closing, I would like to thank Principal Dolores TroyQuinn and the staff of P.S. 186 for not only the high standards they hold for our children but for the level of
commitment and dedication they show our entire school
family every day. As for Chancellor Joel Klein, his grading
policy may not have given our school the grade it deserves,
but I believe that the quality of education shows in the
progress, performance and proficiency of each of our students every day and that speaks for itself.
As a proud resident of Glen Oaks Village, a co-op that has
been a great supporter of our local schools, I will remain
actively engaged in our education system to make sure that
our schools are the best that they can be.
6
Michele (5/07) writes:
Dear Board:
I would like to see reminders (flyers) sent out instructing people to be
respectful and considerate of their neighbors by remembering to clean
up after their young children and grandchildren during the warm weather months when they are playing in the courtyards. I have had to clean
up after other people’s children or the mess would have remained, making the courtyard unsightly. I adore children; I just want their guardians
to be more responsible.
Letters & Emails to the Board
([email protected])
These letters and emails are from
shareholders and residents and
were received after the previous
Glen Oaks Newsletter was
published. Where appropriate, Bob
Friedrich, GOVO president has
responded on behalf of the Board.
Write or Email us at:
[email protected]
Hi Michelle:
You raise some very valid points, hopefully parents and
grandparents will take heed. (bf)
John (08/08/07) writes:
I was informed by a Verizon phone technician that the wiring in the Glen Oaks Village complex is deteriorating and because it’s installed below ground, they’re not
willing to replace it. Because of the deteriorating condition, my phone service intermittently fails after a rain storm and I’m not able to use Verizon’s faster DSL internet service. Are there plans for the GOVO Board to request Verizon to replace its
equipment or upgrade to fiber optic (FIOS) service? Also, I noticed in the GOVO
financial statement that GOVO receives money from Time Warner. Why? Does Glen
Oaks Village have a commitment with Time Warner not to switch to another
cable/phone provider? Thank you.
Hi John:
I also experience the same telephone line failures as you do occasionally after a storm. It is not that the lines are underground that’s causing the problem. The problem is the phone connections are actually in
various Glen Oaks Village basements and are old and Verizon uses a
band-aid approach when making repairs. You should see some of these
connection boxes with wires all over the place. By the way, Con Ed does
the same thing and that is why we often experience outages in various
parts of Glen Oaks Village after storms. We have been discussing this
with Con Ed and are trying to get them to upgrade their underground
system. As to Verizon FIOS, we have negotiated a very favorable contract to allow them on our property to wire us for FIOS. They will be
Hi: As you know I am the #1 supporter of the townhouse
paying the co-op more than $290,000 for the right-of-way on our
dormer program which continues to strengthen our comproperty. This type of revenue doesn’t just happen but takes the cremunity by allowing people to keep their roots fully plantative ability to identify a source of revenue and then negotiate a
ed in the community. I can assure you that your concern
winning contract for Glen Oaks Village. Verizon is wiring the comabout people putting them up just to rent them and turnmunity with a completion date expected to be at year-end.
ing our community into one that resembles the projects
will not happen. While the board has discussed this conAs to Time Warner, we receive compensation from them for simicern, we have seen no evidence of this happening. Each
lar right-of-way access to our buildings for their equipment. Lots
townhouse is reviewed on a case by case basis and will
of other co-ops do not receive any compensation because they
not be approved if we find someone trying to do this for a
have never demanded it as part of an overall agreement to
quick flip. Although, keep in mind that sometimes a
allow access. I like to think that we do things better and
planned quick flip for a high dollar amount can be helpful
smarter here and as a result we are hundreds of thousands of
in a real estate market where appraisals are very impordollars ahead of other co-ops in this area. Time Warner does
tant. That is why the Board has chosen to review each
not have a monopoly here and people are free to choose any
townhouse dormer on a case by case basis. Rest assured that
cable provider. Thanks for writing.(bf)
our community is the envy of many other co-ops and decisions that are made at the Board level are done so in the best
interest of the co-op as a whole, not for any one resident or
Board member. That commitment to no special favors or treatment is one that I believe has set us apart from so many
other housing co-ops. (bf)
Tetleygirl (8/16/07) writes:
Bob: I just want to let you know that the dormers are taking
off around here and they look pretty good. It seems to be a
good investment; I even heard of people who have co-ops in
other areas that want to sell to move here just to dormer. This
would be a great time to say the requirement for anyone who
puts up a dormer must be owner occupied, or we will have people putting them up so they can rent to ten or twenty people
just to make money. Then it will be like a project instead of
a nice area that it should be.
7
Steve
(08/20/07) writes:
Curious about how my court can obtain its own landscaping crew like the court on 76Th Ave near Commonwealth Blvd? (You know the one, the “trellis" court) Always wondered how the front lawn here would look,
if it was trimmed with scissors like that one is. Again.... DEFINITELY pays to have a Board member living
in your court.
Extremely curious about how many different directions the laborers doing construction work would run, if
I went back there and yelled ... IMMIGRATION ... LET’S SEE THOSE GREEN CARDS GENTLEMEN. And as
far as attending a co-op Board meeting is concerned, I'm not a big fan of your Board. You wouldn't like me
or my ideas. Have a great day Bob.
Hi Steve:
I will refrain from responding to your ignorant comment. However, as to your
comments about the courtyard on 76th Avenue; a beautiful garden is usually the
product of "elbow grease" from the residents or nearby neighbors. Kathy who lives
in that court and who is NOT a Board member works very hard almost every day
on the grass and flowers. Also, the residents who live there constructed the trellis
and planted the flowers. Perhaps, if you would make a similar effort your area
would look the same. Rather than complaining, help out. I don't know where you
live, but the Board has often provided funding and labor for courtyards to get a
head start when we receive a letter from a courtyard resident asking for help. In
th Avenue
these situations, they agree to care for the area once the work has been done. We
rd” on 76
ya
rt
u
o
C
have been very successful at this. I can't remember ever hearing from you about "Trellis
your courtyard. But that is not uncommon with complainers who like to point fingers and compare how they are not getting their fair share. This "sour grapes" approach may make you feel
better but, at the end of the day, it achieves very little. I would, however, be interested in why you are not
a big fan of the Board. Is it because this Board moved our co-op out of the brink of bankruptcy many years
ago, or is it because this Board stemmed the tide of transiency that had been so prevalent here? Perhaps, it is
because our maintenance is the lowest of all our neighboring co-ops, or is it because we are the only co-op that
allows our residents to make significant improvements to their homes? Please tell me which of these Board
actions that are all unique to Glen Oaks Village has turned you off to the Board. Thanks for writing.(bf)
Nick (8/27/07) writes:
I congratulate you and the Board members for the
excellent job you are doing and quality of life
improvement to our community. While it is rightly
understood that some residents have complained
about the lack of parking due to the simultaneous
projects going on, I believe that with a little patience,
the outcome of having decent parking lots and walkways in our Co-op development is worth the temporary
inconvenience. Thanks,
Tom (08/22/07) writes:
Dear Bob,
Some time ago, I contacted you regarding my disappointment when a mature tree in back of my co-op
was cut down. That tree shaded my bathroom and
bedroom windows, providing privacy and beauty. I
later realized the tree was removed in order to make
way for a deck my neighbor was building. You
responded to my complaint in a very timely manner
and offered a replacement tree. Today, an eight foot
flowering cherry tree was planted in a reasonable
location. I want to thank you for addressing this
issue. My girlfriend and I can't wait to watch it grow
and flower in the spring time. Job well done!
Sincerely, A happy resident
Hi Nick:
Thanks for the good word. I agree with you that
once a driveway project is complete the benefits are
well worth it. Since the
start of our driveway
reconstruction program
we have added 132 needed parking spots through
Glen
Oaks
Village.
Thanks (bf)
Thanks Tom, I do remember our conversation.
Hopefully the tree will take and grow. Let us know
otherwise as these trees are guaranteed from the
nursery. Thanks (bf)
New Driveway constructions with
7 NEW Parking Spots Added
8
A Shareholder (9/2/07) writes:
Hi Bob, Thank you very much for the
reconstruction work currently being
performed on the parking lots and
walkways in section #1. If you
recall, I sent you a message suggesting some minor walkway repair work
to be done near the parking lot on
76th Ave. You and the GOVO Board
have gone the extra mile and programmed the entire parking lot for
reconstruction.
Jimmy
(09/02/07) writes:
Bob, Recently while walking around the neighborhood, I came across an area of the
Co-op that is an eyesore. That is the area behind 70-14 261 St. It is completely overgrown, with a rusted swing, a rusted fence and an assortment of other signs of total
neglect. I recall at the recent shareholders meeting at the end of May you gave a
slideshow comparing Glen Oaks Village to nearby Co-ops and you were proud to say no
area of Glen Oaks Village shows signs of neglect. Well, take a look at this location; it
looks like it hasn't been touched in 20 years. Thanks.
Hi Jimmy:
I am well aware of this area. This old playground is the last remnant from the
original Glen Oaks Village. As a result there has been a lot of discussion at the
Board as to what to do with it. Some Board members want to completely eliminate it, some want to preserve it in some manner. Suggestions were to clean it up
but try to maintain an ethereal appearance. Perhaps even putting a plaque nearby explaining what it is. Since we have not reached a solution yet nothing has
been done, which we can all agree is unacceptable. However, at a recent meeting,
Board members Justin Conklin and Carol Carucci have decided to take a leadership role in coming up with a plan, because the status quo cannot continue as
your email above accurately attests.We have even dubbed it "Spooky Playground".
I think very soon you will begin to see changes there and by the summer the area
should be completely fixed. By the way, if you have any suggestions, please share
them with us.(bf)
A Shareholder (09/08/07) writes:
What about those pictures I sent you of that enormous crane behind my
house taking up 2 spots?
Hi: As you know there is a townhouse installation being done
near you which necessitates the use of big equipment. We have
tried to minimize the amount of equipment that remains on
our property during construction projects; however, there are
times when this is not possible. In regard to your concern
about the crane behind your apartment located in the C section driveway, I drove back there and saw the crane that is
in the picture you provided. There is a No Parking area
between garage C63 and C64 which looks to me to be an
area where this crane could be stored, thereby freeing up a needed spot. I will ask Drew
Englot, Property & Equipment Manager, to have the contractor move the crane to that location. I have also directed our staff to make sure that contractors are utilizing as few spaces
as possible. Hopefully, this will resolve the problem for now and in the future.(bf)
9
A senior citizen tenant writes:
I am writing to you in desperate need. I am 86 years old and currently being
evicted from a rent stabilized apartment in Glen Oaks. I was never listed on
the Tenant of Occupancy lease and am now facing eviction. I have filled out
applications for senior housing and have been wait listed… which could take
up to 3 years…I am an honest individual and do not believe in looking for hand
outs. All I need is an apartment that I would be able to afford. I have even
gone to a real estate broker to ask for help finding an apartment. The rents
are way too high for me to afford and even when I do find something like a
basement apartment, I am discriminated against due to my age. Everyone is
afraid of “the old lady” falling and suing them. I do not know where to turn.
I was hoping that you would be able to help me. Thank you.
John (09/12/07) writes:
Is the Basement Conversion option available to second floor apartment owners
who want to reclaim a basement if the first
floor apartment owner doesn’t want it?
Thanks.
Hi John: The rules established by the
Board of Directors require that there be
a direct interior connection (stairway)
After the Board acted to help one of our residents:
between the first floor and basement. A
Dear Bob: Words can hardly express my sincere gratitude for your kindBasement Conversion is only available
ness and unimaginable generosity. I graciously accept your kind offer
to 1st floor owners. However, since you
of a rent stabilized apartment on the first floor. I was even touched
live on the second floor, your option
by your generous offer to even assist me in my move to this new
would be a townhouse dormer. Thanks
location. I HAVE SELDOM SEEN SUCH CONCERN AND GENfor writing.(bf)
EROSITY IN MY LIFETIME. I AM PROFOUNDLY TOUCHED BY
THIS EXPRESSION OF KINDNESS. God Bless yourself and
the staff of Glen Oaks Village.
Frank
(09/13/07) writes:
Hello, I am a new owner and am very impressed
with Glen Oaks Village. I do however have a problem; I have a large touring Motorcycle (which is
legally registered) that I was told can't be parked
in the parking lot. Can you help me with this matter?
Sue (9/15/07) writes:
Bob: I am a resident around the corner from a new townhouse, while I am an owner
and all for the new and improved GOVO, I would like to know why the only new bricks
were put on the new Townhouse and not on the back of my building? We are also in
need of pointing. We were told all the equipment was going to be kept on Union Turnpike, it was in the back of our yard, along with an outhouse which they finally moved
near the dumpsters. If we were going to be inconvenienced, why not do our bricks too.
The workers start at 7:00 or 7:30, 6 days a week between the cement mixer and the
banging it is unreal; I work nights. I would not be so nice in this letter, had you not
sent out a letter about the parking difficulties due to the construction making apologies after the fact. I do hope that in the future Management can and will not be penny
wise and pound foolish and if you are going to do improvements do it the right way.
Hi Frank:
Motorcycles are allowed to park in driveway
parking lots. If someone told you otherwise,
then they were misinformed. However, long
Hi Sue:
term storage of vehicles is not permitted in the
All of our improvements are done the right way and are NOT penny wise and
parking areas. If that is what you are looking
pound foolish. A simple walk through the new parking areas that were done
to do then perhaps an accommodation could
nearby you would be all the evidence you will need as proof of that. Our capibe made if you could find a suitable area in
tal program is well thought out and the work is done by top contractors. As far
the parking lot that would not be unsightly
as brick work goes, it is very expensive and not done casually. It is done ONLY
and would not take up a parking spot for a car.
when a real need exists. That means when there is visual evidence of separation
The Board might allow you to keep it there
of the bricks from the building. This happens because when our buildings were
with a cover on over the winter. However, we
built 60 years ago they were not tied into the walls in the way construction is
would need to review the area first. I will be
done today. As a result, there is a tendency for the bricks to sometimes separate
sure Security is made aware of our parking poliand show signs of bowing. That is when we schedule a brick wall replacement. To
cies. Thank you.(bf)
suggest that we do these expensive projects to soothe the feelings of residents who
have been inconvenienced due to construction, that makes our property better, is a
waste of shareholders money. I think you should be supportive of our fiscal prudence rather than suggesting expensive work be done when such work is not necessary. If there is a need for brick pointing, we have an on going program. You need
to call the office and ask them to inspect the walls. A determination would be made
at that time if pointing is necessary.
As far as your criticism about the porta-potty, I guess no matter what we do we can't
make everyone happy. We used to do work without them and people then complained
that some of the men were relieving themselves in the basements rather than going to
the bathrooms nearby. So now we put in porta-potties and we still get complaints.
Believe me, it is not easy running a place with 10,000 residents who often have 10,000
differing opinions. But as long as we keep true to our strong beliefs in transparency and doing what’s in the best interest of the co-op atlarge and not any single resident, we should do
just fine! Thanks for writing.(bf)
10
Jian (09/25/07) writes:
To The Board of Directors: I’m writing for the first time as a shareholder because of my growing
concern over the environment, energy costs, and sustainability. The changes I make in my everyday
life seem small in comparison to what we could be doing as a community. I know that we recycle
and there are bins set up for paper, plastic, and so forth, but isn’t there more that could be done?
Have we investigated the use of biodegradable products in the landscaping and upkeep of Glen Oaks
Village? Do the offices have filtered water as opposed to water bottle coolers? Are we using compact
fluorescent bulbs that may cost more, but use a lot less energy and last much longer? Have we investigated solar panels or alternate sources of energy, so we can off-set high electric bills in the summer? There are countless other things we can do as a community and I’m sure there are many others
who feel this way. I’m hoping that someone in charge is thinking about these concerns and I’d love to
hear about any future plans to be more environmentally-friendly.
Linda & Tom (10/13/07)
write:
Because of your leadership,
my husband and I bought
another apartment in Glen
Oaks Village this year and are
encouraging our children or
anyone else to buy. You have
made Glen Oaks Village what
it is today and we thank you
for being such a concerned
and forward thinking President.
Hi Jian:
We are thinking about a lot of these things but they are not always easy or cost effective to implement. Solar panels are a wonderful idea on a single family house or a small building. We have
134 buildings here that are spread out in two non-contiguous areas. We would need to invest in
the infrastructure to make the connections and then create new staffing for people that are qualified to work on these units. Our Maintenance staff is limited to union porters and handymen and
it would require a significant investment in staff resources and a significant learning curve to make
that happen. In regard to recycling, we have put up recycling dumpsters all over the property with
appropriate stickers indicating the type of recyclable materials. We are currently investigating exterior
lighting that would work efficiently at low outdoor temperatures which has been a problem in the past.
When we did our garage electrification, we installed motion and time sensors for the interior lights. We
received a $10,000 grant from NYSERDA for this energy conservation program. We do think about this
and will continue to think green as long as our budget can stay in the black
and not the red. Thank you.(bf)
Linda (10/09/07) writes:
Hi Bob: I am a GOVO owner and I rent my first floor
apartment. The tenant on the second floor of my building is purchasing a screen door herself for the front
door of the building. My question is can a tenant purchase a screen door? Does she have to consult her
landlord and does she have to ask my permission as an
owner of the first floor apartment. This woman is very
troublesome to my tenant and to the neighbors. I do
not want her upsetting my tenant in the future, arguing
over something concerning this new screen door. I feel
it will just be another item to fight over and cause trouble. My husband and I object to this installation of the
door and would like to stop it immediately, if we are
allowed to do so. Thank you for any assistance you can
give us in this matter and thank you for the excellent job
you have done for Glen Oaks Village over the years. You
are very thorough and efficient and the results of Glen
Oaks' Village success are immeasurable. Sincerely.
Hi Linda:
At the present time the Board does not require consent
by either neighbor if the other neighbor decides to put
in what we consider a beauty enhancing and door protecting STORM DOOR.We sure hope that adult neighbors
can get along well enough to see that a storm door
installation is a Value Added Improvement to our housing stock. Thank you.(bf)
Susan (09/08/07) writes:
Dear Bob: I am writing to you about a problem with the lights in the
front of my courtyard. One of the lights does not go on at night at all
and the other light shuts off, and the entire court is dark. It is really
scary to walk into my dark court at night. All of the other courts on
my block are lit up at night, but not mine. I was speaking with two of
my neighbors yesterday, and they also commented on how scary it is
to walk into the court at night because the lights don't work. The two
lights face each other, so maybe the sensors can't work right because
of this. This problem needs to be fixed immediately for the safety of
the residents of my court, and our visitors. Please get this fixed.
Hi Susan:
Lights that go on and off means that the bulbs need to be
replaced. They should be called in to the Maintenance Services
Department. I would appreciate you doing the following for me.
Call this work order into the Maintenance Services Department
(718-343-8400), and give them specific information about the
location. Be sure to get a Work Order Tracking number and the
name of the person who took the report. By doing this, I can test
that our dispatch system is working properly. Obviously if I call,
they will fix the problem. I need to be sure that all resident calls are
treated the same and the work is done in a timely manner. Ask the
Dispatcher how long she thinks it will take for the lights to be fixed.
Keep me posted on what happens. If it is fixed properly like I
expect it should be, I will be very happy. If not, I will find out
what happened and take appropriate action to correct the problem. Thanks.(bf)
Dear Bob: I called it in and within a few days it was fixed. My
neighbors and I feel so much safer now.
11
MD (10/14/07) writes:
Dear Mr. Friedrich:
This will confirm my telephone conversation of 7:05 a.m. this morning with Huey of Security, in which I advised him that there
is again no heat in our building. The temperature at that time was 50 degrees. As you are well aware, New York City Housing
law mandates that as of October 1, if the temperature outside is below 55 degrees as of 6:01 a.m., the heat is to be put on to
ensure that the temperature inside is 65 degrees or above. Huey advised me that "he would not risk his job and put the heat
on". Why should he be afraid for his job for turning on the heat? This will also confirm my telephone conversation with Hillary
of the Maintenance Department yesterday afternoon, in which she advised me verbatim that unless the temperature is "consistently under 55° during the day or 40° at night, the heat would not be put on". That is not what the law provides and you are
well aware of same. Every year I grin and bear the Glen Oaks Village tactics of taking their time to put the heat on, but now
my baby (9 months old) is sick due to what I believe to be a lack of heat. My baby woke up sick yesterday to a 46 degree temperature outside at 7:30 a.m. and no heat inside. Please be advised there are 2 other babies under the age of 1 in this building,
as well. Maybe funds would be better spent on providing heat in accordance with New York City law than wasting funds repaving
the parking lots on such a frequent basis. Also, at the bi-annual stockholders meetings, to which I always attend, you reiterate
how you want the residents of Glen Oaks Village to stay, raise their children and make Glen Oaks Village their permanent home.
My husband and I own two co-ops here and that was our intent but these slum lord tactics are making me re-think our future
within this development. I know for a fact that the other co-ops have turned the heat on. I am very disappointed with the lack
of concern on the part of the Board to provide heat in accordance with New York City law to the apartments owned by the residents herein. See the 2 NYC Housing complaints I have called in. I also intend to hold Glen Oaks Village liable for any deductible
and/or co-pays resulting in medical bills and loss of time from work resulting from my child being ill due to the lack of heat.
Hi MD:
I feel your letter with its allegations and outrageous charges cannot go unanswered. First let me state categorically that
we are in full compliance with all NYC laws. Your insistence on calling the City Heat Complaint Bureau to complain will
only cost you and the shareholders of our co-op money to respond. You certainly have the right to call anyone you like,
but actions have consequences and when we are forced to respond to your unfounded complaints, there is a cost factor
involved.We work very hard at this co-op, managing it properly and being prudent with shareholders money. Your actions
only hurt yourself and your neighbors. We have been in full compliance of the law and this morning the temperatures
quickly exceeded the minimum temps that would require heat. The cost of heating fuel is at unprecedented highs. Simply
wearing some warmer clothes or using a small heater during this very limited period of time would have provided you
sufficient warmth. Isn't that a better solution than turning on the massive and expensive boiler system in Glen Oaks Village to provide a momentary blast of warm air? Each day our boilers run can cost us $20,000. Don't you think the Board
has a responsibility to be prudent with your money? We may have received 2 dozen calls about heat out of the 10,000 residents that live here. They know that the heat will be turned on soon and that we were trying to conserve a little. In fact,
you know even more than they do, because I emailed you yesterday to tell you that the boilers are set to be turned on tomorrow (10/14/07), even though the weather forecast calls for temperatures again to be in excess of what is required by law to
turn on the heat.
Your allegations that "every year you grin and bear the Glen Oaks Village tactics" is an insult and an outrageous statement that
is supported by not a shred of evidence. If being prudent with shareholders’ money while at the same time complying with the
law is what you call "Glen Oaks Village tactics" then I confess the Board is guilty of that. But that is not your implication. Your
implication is that we disregard the shareholders well being and deliberately do things without regard to our residents. This charge
is completely false and in fact, you will find no other co-op that has a greater respect for its residents than Glen Oaks Village. I
know that because as Board President, we instill a culture of respect and care for our residents to the staff and management. Your
allegation that we use "slum lord tactics" is another outrageous and completely unfounded charge that I know the other Board
members who volunteer their time to make this a great place to live will be offended by it. In fact, every Board member lives by
the same rules as everyone else and they and their families are affected as you are by the timing decisions to turn on the boilers. To
state that we use slum-lord tactics is disgraceful. In regard to your accusation that your child is sick or has a cold due to Glen Oaks
Village heating policy is absurd on its face. In fact, I just got over a cold last week and many people I know are currently under the
weather and many of them don't even live in Glen Oaks Village.Your threat to hold Glen Oaks Village liable for some unsubstantiated charges is posturing on your part.
Perhaps you need to re-think your choice of housing. Living in a private house where you would have full control and autonomy
over the heat and all other budgetary decisions perhaps is better suited to a person like yourself. Sometimes people move into a coop without fully understanding what a co-op is and how it is run. A co-op Board of Directors has a fiduciary responsibility to ALL
of its shareholders and residents. There are tough decisions that are made daily and one of those decisions is when to turn the
boilers on. These decisions are made after carefully considering all factors. In a private home, you would be
the one to make that decision. However, if you continue to choose to live here in Glen Oaks
Village, which I believe is the wiser decision, we will continue to operate this
co-op in a manner that has made Glen Oaks Village one of (if
not the best) run and financially sound Co-ops
in Queens. Thanks for writing.
(bf)
12
Liz (02/25/08) writes:
Dear Bob: I moved here in August from Smithtown. I loved my old place
but I am equally fond of Glen Oaks Village. The only thing I miss is the Bulletin Board! You would not believe how active that board was - from
teenagers looking for babysitting jobs to adults seeking to buy or sell cars
or condos! Right now I am in dire need of someone to help me with my
computer and related stuff and I miss the boards. Has there ever been any
thought of providing a Bulletin Board?
Hi Liz:
Believe it or not, I have given this some thought but not in the way
you have been thinking about it. I have been looking at some bulletin boards that would be installed in front of the office or in the
Management courtyard and would have official co-op notices posted
in it. These bulletin boards are big and expensive but look very nice
and have enclosed lighting. I am just not sure if it is really needed and
that is why we haven't done it yet. On the other hand, the type of bulletin board you are talking about actually exists in the small bagel
store near the Glen Oaks Post Office, would be the one in which the
community could access and post notices. I am just not sure where we
could locate such a bulletin board –- do we put it outside where it may
be subject to vandalism or do we put it inside the Management Office
lobby? I would be happy to get your thoughts on this and anyone else
as the idea is very much alive. Thank you. (bf)
Peter (3/9/08) writes:
Hi Bob: Glen Oaks and yourself
Bob, have been nothing but a
pleasure to work with! Reasonable, open minded and very diliMarcelo (03/07/08) writes:
gent throughout the entire
Dear Bob: I've written to you many times in regard to problems or concerns
townhouse dormer process!
in our community. It's also important to outline whenever something good is
Thanks again.
being done. I've noticed that the Security Glen Oaks Village has is patrolling
the area pretty often. Besides, they go into every parking lot and check that
everything is fine there. I also noticed they usually check cars to see if they
bear the 2008 parking stickers. They do this car by car. I'm mentioning this
because that didn't happen before. I don't know if the management has hired
another security agency or if they changed their attitude to perform the job
they're paid for. Whatever it is, the results are pretty good. The other point for
my praise is snow removal. I also noticed that the Maintenance crew has done a
wonderful job at removing snow during bad weather days. Even when it started
falling during the night or early mornings, whenever I peeped out of my window,
the sidewalks were clean and safe. And for latest, not last, my compliments are
also for you because whenever I had a concern you replied to my e-mails promptly
and accurately. I also thank you for that. Bob, I encourage you to keep on going the
way you're doing it. Best regards.
Hi Marcelo:
Thank you for the kind comments. What you are seeing with Security are the
results of a serious discussion the Board had with senior management of the
security company that we use here in Glen Oaks Village. We re-structured and
re-directed how Security is to be deployed and do their jobs and your comments
are evidence that it is working. Now we need to make sure that these changes
are not short-lived and continue in the future. I will pass on your good word to
the rest of the Board and staff. Thanks for writing. (bf)
13
ACARAVANOS (11/02/07) writes:
I have been a resident of Glen Oaks Village now for a little
over 18 years. I find it very difficult to accept the fact that
when I call our Security to place a complaint, nothing gets
done. I do not understand why they do not fine residents
that leave out kiddy pools in the same spot for more than one
day. It's not only unsightly, but it also ruins the grass; it
down right makes the neighborhood look messy. Kiddy pools
should not be allowed in the front and only be used in the
back of the buildings or perhaps play areas. In addition to
this I want to know, what is Glen Oaks Village going to do
about neighbors that do not pick up after their dogs or those
that do and then leave the dog's dirt in a bag by a tree or light
post? This is also unsightly and stays there all night and
sometimes all weekend. Several neighbors leave their trash
and dog's dirty on piles of snow in the winter; this too is
nasty to look at. Point is, why are we paying good money to
Security Guards that are not available when called upon. One
other point, I would like to know, why are Maintenance workers when driving work vehicles (vans and trucks) never using
their directional signals when making a turn or pulling out of
a driveway? Thank you, an unhappy resident.
Linda
(11/15/07) writes:
Dear Bob:
I just returned from the Glen Oaks Village meeting. I
wanted to thank you and all the Board members for
the work that the Board performs. When everyone
works fulltime jobs and is able to accomplish so much,
it is commendable. And I realize how much of family
and personal time it takes to accomplish so much
(without salary)! I just have one question, where will
the new Laundry Room No. 1 be located? Again, thanks
for all that you do.
Hi Linda:
Your kind comments are appreciated and I will pass
them along. The new ground level Laundry Room in
Section 1 will be located in the rear directly beneath
247-70 77th Crescent. There is currently one small step
to get into this basement. That step will be removed
and reconfigured so that it is at ground level. (bf)
Will (11/16/07) writes:
Hello Bob,
I just read the Fall 2007 GOVO Newsletter and decided to
contact you. I have been a shareholder for over four years
and I am responding to your question regarding trees being
planted on the median strip along 74th Avenue. I reside on
74th Avenue, just east of the oval between 260th Street and
263rd Street. One of the reasons my wife and I decided to
move and invest in GOVO is because of the beautiful trees and
landscaping throughout the development. We would both love to
see as many trees planted as possible in our area. I am asking
that you please reconsider your decision on removing 74th
Avenue from your revitalization efforts.
Dear Unhappy Resident:
Security should respond in a timely fashion to your calls or
complaints. If not, they should be reported to the Management Office. Kiddy pools are supposed to be emptied nightly
and stored away. Security should be enforcing this rule, especially if there is a complaint about it. In regard to your suggestion of where these pools should be utilized, the Board
disagrees with your suggestion. The Board’s position is that it
welcomes the usage of kiddy pools in both front and rear
areas and has made no limitation on their location. However, there are House Rules in effect for noise and damage to our
property and these rules should be enforced by Security. In
regard to irresponsible pet owners, when we catch them, we
fine them. There is simply no excuse for anyone leaving dog
doo anywhere but in a dumpster. Since dogs are creatures of
habit, if you know anyone that doesn't pick up or bring the
waste to the dumpster, you should be calling Security and they
will watch that area at the appointed time. We also put
reminders in the spring and fall Reminder Notices that go out
to all residents, to pick up--especially in the winter and not leave
their dogs mess buried in the snow that will suddenly appear as
the snow melts. (bf)
Hi Will:
Thank you for your email. Please also ask your neighbors
about this and let me know what their sentiment is. Also,
anyone living in this area please email me and let me know
if you think we should or should not ask the City to plant
trees on the median strip of 74th Avenue, where there are
currently no trees. Thank you.(bf)
Emmanuel (11/17/07) writes:
Mr. Friedrich,
I've been a resident of GOVO for several years. From the very beginning, your performance in the management and the administration of this cooperative has simply amazed me. In my mind, with time, I feel I have
been able to sort things out and feel compelled to transmit my thoughts to you. I have read ON BOARD, in
which you comment on a number of issues. It is a wonderful feeling to know there is a most wise mind at
the helm of this enterprise; this is no easy task that you command and for the most part, you run it like the
proverbial well-oiled machine. I retired in 1990. For some 40 years, as a layman, even while working, I
engaged myself in my first love, the independent study of consciousness. I now like to think that I do know
at least a little bit about the human mind. I was invited to speak at several conferences where an answer to
the consciousness problem is an ongoing one. I have written a book on mystical insight and ultimate reality.
My mind is made up: you are gifted with the insight and wisdom all should have. Best of luck in your endeavors, whatever they may be. Respectfully and Sincerely,
Hi Emmanuel:
Thank you for your kind comments and I am glad that you enjoy reading the Newsletter. Hope to see you
on the property when I do one of my many property inspection tours. Thank you. (bf)
14
Carrie (02/19/08) writes:
Hey Bob,
Hope all is going well for you with your campaign.
John (11/10/07) writes:
Thank you for your vigilance as the Glen Oaks Village Co-op
Board President. This is one of the major reasons families
want to live at Glen Oaks Village; the high level of quality of
life maintained by you and the Board. Does Glen Oaks Village take advantage of the New York City’s “Million Trees
NYC program”?
Hi John:
Yes, this past autumn the City planted more than 100
trees in Glen Oaks Village at the request of the Board of
Directors. In addition, they will be planting trees in the
center median of 260th Street between Langston Avenue
and Little Neck Parkway at a later date. Next year, they
will be doing Union Turnpike from Commonwealth Blvd
to Lakeville Road. All of this has been requested and followed up by myself over the past 6 years. This year the city
finally provided the budget and we will be getting our trees.
I am still working on getting the city to implement a curb
program throughout Glen Oaks Village. As you can see most
of the curbs are in disrepair or just don't exist any longer.The
situation has created tripping hazards and flooding problems for us. I have already been able to get Community
Board 13 to list this project as a high priority one.(bf)
Michael
(1-08) writes:
Hello Mr. Friedrich: I read your article in the NY
Law Journal concerning proposed NYC Legislation known as "Intro # 119". All I can say is your
mixture of common sense and intelligence
serves you well. The residents of Glen Oaks Village are lucky indeed to have your services.
From: Christine 2/11/08
Hi Bob: I am so glad that you send me your articles. I don't
receive the Times Ledger which is OK with me since I don't
have time to read it. Your response to things that effect co-ops
is phenomenal. I know you will fight this new City Council bill
that seeks to micro-manage co-op admissions policies. The
other co-ops are also fortunate that they are recipients of your
efforts. Are these the same people attacking our Admissions
policies as they were a year ago? My time is limited right now
but I am willing to help you in whatever capacity possible,
especially with getting you elected to the City Council.
Hi Christine:
Thank you for your kind comments and offer of help in my
campaign to be the next City Councilman from our district
in next year’s primary. I am confident that I can win the
election and bring my brand of leadership, integrity and outof-the-box thinking to the City Council. I will work as hard for
our district which extends (east to west) from Bellerose to
Fresh Meadows and (north to south) from the LIE to Jamaica
Avenue, with the same energy that I devote here.
And remember, win or lose, I will remain as the co-op Board
President which is always a challenge and a civic duty I
truly enjoy.(bf)
15
Michael (11/17/07) writes:
Hello,
I am an owner for a little over a year and I think this is the best investment I have made!!! I bought my apartment in May
of 2006 and had some alterations {filed correctly} to the apartment. I like the fact that we have the lowest maintenance in
the area. From what I can see, the Board is doing a good job, and takes pride in trying to satisfy the many owners and tenants that reside in Glen Oaks Village. This is not an easy task all of the time. I understand that these buildings are old, which
leads me to my question. I am interested in upgrading the windows in my apartment. I have a ground floor "A" unit. I was
lucky enough to inherit a bay window, which I would leave intact. But the other windows have various problems. I would like
to know what I would need to do in order to consider upgrading these windows. I would use Anderson windows. Also, please
advise if other owners have upgraded windows in the past. Thanks for your time.
Hi Michael: Thanks for the nice comments and I agree with you that Glen Oaks Village is a good investment. Even with
this sluggish real estate market, we have been able to maintain our prices. In regard to your question about windows,
many shareholders do install windows.You would simply need to find a window contractor and there are many. Once you
have done that, fill out the Alteration Agreement that you can pick up at the Management Office. That's all there is to do.
Lots of folks are replacing their windows. We even considered a property-wide window replacement program a few years
ago, but the cost was prohibitive and we felt that it would not be the best use of our limited resources.Thanks for writing.(bf)
Arlene (11/18/07) writes:
I am a long term resident of Glen Oaks Village, since 1965. I do not own my apartment, but take good care of the outside and
inside. I also feel that the quality of the outdoor fixtures leave something to be desired. They don't fit properly and are always
crooked. They are rusted and I do not feel that it is my duty or a shareholders duty to keep them maintained. What do the shareholders pay maintenance for? Also, changing the color of the doors to white only makes them look dirty all the time. Since
1965, the doors have been brown, black & dark green, the latter of which was the best color. And in regard to the garage lights,
they are the worst. I have to walk all the way to the back of my garage and wave my hands to get the light to go on. They should
have been placed in each garage, not every other one and should go on when the door is opened. Maybe you could rethink the
placement of these lights, since we all had to pay for them out of our pockets. Thank You for your time.
Hi Arlene:
I must disagree with each and every one of your comments. Although some of the outdoor light fixtures are beginning to
show their age, not all of them are. Most of them are NOT rusted and have stood up well over time, especially those that
have been maintained by residents. Non PVC materials such as our metal light fixtures are more difficult to maintain in
a climate like ours. To suggest that it is not your duty to keep them minimally maintained is precisely the type of thinking
and mentality we have worked so hard to erase. In fact, as a resident since 1965 you must be certainly aware of the
deplorable conditions that existed here in the late 70's and early 80's brought on by precisely the type of thinking you have
articulated. Quite frankly, an owner or renter, who takes pride in their home, would not find it burdensome to periodically wash their light fixture with soap and water. It is disturbing to hear someone like yourself completely shirking your
responsibility for such preventative maintenance that requires nothing more than soap and water twice a year. Certainly
not a large investment in "elbow grease". Incredulously, you ask "what do shareholders pay for anyway". How about, security, property taxes, heating, common area electric, bulk pick up, extermination, rubbish removal, salaries of Porters who
remove your garbage daily, snow removal, flood control, etc. If you would like me to tell you more, please let me know.
In regard to the front door color comment, I could not disagree with you more. The Board first went with brown, green,
black and white. To us it is evident from past photos and comments we receive that the white color doors is by far the
best color and creates the most upscale look for our development. The Board of Directors unanimously has adopted white
as the color of choice and I believe it is the right decision. Your comments about the interior garage motion detector lights
are also inaccurate. I have been in hundreds of garages and these lights come on instantly when one walks into the garage.
It is possible that the sensor in your garage is faulty, not properly aligned or being blocked by something. Maintenance
can check that out and make the corrections. But a better solution for you might be to purchase an inexpensive utility
light and plug it into the outlet near the door. Then when you open the garage door you can turn it on immediately. It is
also nice to know that you have this flexibility because when the Garage Electrification Program was planned, we decided
to put manually operating light switches at the head of every garage. So instead of criticizing this very successful program,
you should be championing its benefits and how well thought out it was. You then say, "Maybe you could rethink the placement of these lights, since we all had to pay for them out of our pockets". Again, this is inaccurate. You had a choice when
the small surcharge was enacted for 14 months. If you believed the cost was not worth the benefits, you could have given up
your garage and waited out the temporary surcharge period. After which, you could have put yourself back on the waiting
list for a new garage. Obviously, you did not do that because you did the math in your head and realized the monthly rental
fee of your garage was far less expensive than you could find anywhere else and that was even after factoring in the surcharge.
For someone who has lived in this community since 1965 and has lived through troubling times, transient times and on the brink
of bankruptcy times, I am trying to understand how it is you cannot see the substantial improvements and far reaching changes
that have been made here by the Board of Directors. Reading your comments tells me you need to get out more often and walk
through other co-ops so that you can clearly see the substantive differences that exist here and which you have obviously taken for
granted. Finally, let me say all of your critical comments came after reading what is by far the best and most informative newsletter of any co-op. Thanks for giving me the opportunity to share my thoughts with you.(bf)
16
Dara (12/31/07) writes:
Thanks for putting my article in the previous Newsletter.
I've gotten a lot of positive e-mails and helpers since the
Newsletter went out. The woman I trapped with this week
said that a man who usually yells at her about the cats
came over and said something nice after his mother saw
us trapping. I know you had mentioned that Glen Oaks Village might be able to help with the costs. That would be
great. I have some receipts. The cats cost between $30
and $60 to fix depending on where we brought them.
We've done three cats west of Little Neck Pkwy and
seven east of Little Neck Pkwy. Thanks again.
Hi Dara:
The co-op continues to support your program of
Trap, Neuter and Return (TNR) as a humane way
to bring down the ferule cat population. If anyone
reading this wishes to help Dara, please contact
the Management Office and they will put you in
touch with her. (bf)
Bill (01/09/08) writes:
Glen Oaks Village does not have any policy for the squeaky
wood floors on the 2nd floor. It does not make any sense.
The people who live on the 1st floor, it makes their lives terrible. I think it is Glen Oaks Village’s Management responsibility to look into this matter in order to improve the
quality of life of people on 1st floors.
Hi Bill:
I appreciate your concern and there have been a few
other instances of similar problems here in Glen Oaks Village. However, it is important to remember that we have
2904 apartments here that are over 65 years old and half
of them are upstairs units. That's a total of 1452 apartments
that probably have squeaky floors to one degree or another.
There are many ways to attempt to repair a squeaky floor
from screwing down loose floor boards to removing the entire
floor and re-attaching them to the support beam beneath
them. Obviously, this can be a very expensive proposition that
would have to be funded from an already very tight budget.
The Board has taken the position that floor issues are the
responsibility of the individual shareholder and non-affected
shareholders should not be burdened with such a huge potential
cost. However, we can make an attempt to rectify the problem by
screwing down loose floor boards. But understand even this is
complicated because the unit above may be fully carpeted with
carpet tacked down with heavy furniture on top of it, making it
difficult to locate and access the loose boards. We try as best we
can to deal with this very difficult issue. (bf)
John
(01/12/08) writes:
Would it be possible to list on the GOVO website
the literature describing the layout and cost
breakdown of the dormer expansion option?
This information would be helpful to co-op
Ali
owners and prospective buyers.
N. (1/28/08) writes:
To The Board: I recently acquired a parking sticker for Glen Oaks Village parkHi John:
ing spaces. I was told on the phone that the cost for shareholders is $25.00
The contract for a townhouse is between the per year. However, when I arrived to the Management office to pay the fee and
end consumer (shareholder) and the com- take care of the paperwork I was told that I would have to pay the $35.00 nonpany. Since we do not get involved in the shareholder amount because technically, I am not a shareholder; only my
contractual negotiations between the two mother is. I am writing to you today not to complain about paying $10 more
parties, we do not have that information per se, but about the need to fix this technicality and others like it that may
available. Also, the layout and design are exist. Fixing such a technicality is important because as a cooperative, we
completely flexible and built to suit the needs should consistently strive to treat a shareholder’s household in the proper
of the buyer, so there isn't a single layout and manner. My mother doesn't drive and I own the car and it’s registered under
it really is as open as your imagination. Why my name. Is it fair for me to be treated like a non-shareholder? Is it fair to my
not speak to some of the 18 folks that have mother not to have her son experience the benefits of her shareholder status
already constructed a townhouse dormer. (bf) given that he lives in the apartment with her and has for 17 years? There is
something wrong about the fact that I have lived in Glen Oaks Village since I was
in the second grade, and my mother is a shareholder and I continue to live with
her, and yet have to pay the fee for a non-shareholder. Respectfully.
Hi Ali:
I am happy to tell you that our policy is already in place whereby we treat
family members of a shareholder the same as the owner. You were given
incorrect information and the office was going to contact you about it and
also speak to the individual who gave you that information. You should
have been charged $25 for your parking permit, not $35. That policy had
been changed a few years ago when the Board reviewed that particular
issue. When I responded to you on the phone, I didn't remember that but I
told you that I thought your point made enough sense to bring to the Board.
And then happily, I find out that the Board had done the right thing years
ago by modifying the policy. This reinforced my sense that our Board is
always on the right track in its decision making
capacity. (bf)
17
Around the Neighborhood
by Drew Englot
Property & Equipment Manager
With the winter finally over, many residents turn their attention to their gardens and
the landscaping throughout the property. In the Landscaping Department, it is the
busiest time of the year. We have to do spring cleanup, repair the lawns from plow
damage, seed and fertilize, clean the flower beds, and plant new shrubs and trees. As
soon as the grass starts to grow, we start our weekly cycle of cutting the lawns, edging, and trimming the shrubs. During this busy time many residents contact the Management Office with questions. Over the years, many of the questions the residents
ask are the same from year to year. I have selected five of the most frequently asked
questions and have addressed them for you.
Question #1: Why is it that when the Landscapers come around and clean the flower beds in the spring they
damage the perennials or bulbs that were planted?
Answer: When the landscapers start the spring clean-up, they might start cleaning the flower beds before any new
growth is visible or the new growth is covered by the winter debris that must be cleaned. During this cleaning, unseen
bulbs and perennials can be damaged. Unfortunately, if there is no Green Thumb sign, they do not know if a resident
has planted spring bulbs or has perennials that will grow back. We strongly suggest that anyone who plants bulbs and
perennials pick up some Green Thumb signs from the office. When our Landscapers see these signs in a garden, they
skip that garden. This avoids any damage to the plants that will be growing. Please note that if we do skip the garden
because of the Green Thumb sign, the resident who planted will be responsible for the clean-up of their garden.
Question #2: Why do the golf carts and trailers go off the sidewalks and cause damage to the lawns?
Answer: The original sidewalks in Glen Oaks Village were 5 feet wide in the front of the buildings and either 3 or 4
feet wide in the back. As needed, the sidewalks were replaced over the years with the same width sidewalks. When
golf carts and trailers were introduced to Glen Oaks Village for use by the Landscapers and the men who pick up
garbage, they were almost as wide as the sidewalks were in the front and wider then they are in the backs. When the
men drive the carts and trailers on the sidewalks, the tires from them do cut across the lawns when entering courtyards
or making turns. Unfortunately, if the ground is soft, damage can occur. We try to minimize this and make repairs as
soon as possible but it’s an ongoing problem. Recently, the Maintenance Committee has come up with a plan to widen
the sidewalks when replaced and make the openings into the courtyards much bigger. This allows the carts to stay on
the sidewalks and not cause damage. As more and more sidewalks are replaced in the future, this should become less
of a problem.
Question #3: Why do the Landscapers refuse to change the shrubs in front of my apartment, if I request new
or different types of shrubs?
Answer: The Landscaping Department is happy to plant new shrubs to fill in an empty space or replace a dead shrub
in any garden in Glen Oaks Village. However, we don’t remove healthy shrubs and replace them just because the resident doesn’t like them or wants different colors or types. The cost of the labor and material for this work would not
be fair to the other shareholders. However, if a resident purchases their own bushes, and they need help with planting,
the Landscaping Department will be glad to assist them.
Question #4: Why aren’t the shrubs trimmed more frequently?
Answer: Anyone who drives around Glen Oaks Village can see that we have a tremendous number of shrubs planted
throughout. The problem is that there are shrubs planted in the garden beds, in the rear of the apartments, in the court-
18
yards, around signs and in almost any open space you can find. All of these shrubs need to be trimmed. Because of
the vast number of shrubs and the number of personnel available to trim them, we only trim the shrubs twice a year.
Since some shrubs grow quicker then others, after the first trimming, they don’t grow back evenly. This makes it
appear that a shrub was missed or not trimmed properly, but it’s the growing habits of a particular shrub that causes
this. This past winter we have removed a number of shrubs from the rear yards of the property. These shrubs were
not adding to the aesthetic value of the property; they were planted years ago to keep kids from playing in a particular
area, or just grew on their own. By removing these unwanted shrubs, we can save the time it takes to trim them and
use that time to our advantage. Please be aware that even though we only trim shrubs twice a year, if a resident has a
particular problem with a shrub, we will schedule a service call to take care of the problem.
Question#5: If the Landscapers are working in my area and I stop them and ask for something to be done, why do
they inform me to call the office rather then performing the task I requested?
Answer: If the Landscapers were only assigned to work in your specific area, your request could be accommodated.
However, the Landscapers are given a set schedule that they must adhere to. Our property is so large that the men must
work at a number of locations each day. If they stop their assigned tasks to take care of individual requests, the work
they are expected to do each day will not get done. In order to accomplish what we need to each week, the schedule
must be kept. Just as rain disrupts our scheduled work, so would the workers stopping whenever a resident asks them
to do something other than what they were assigned. When a Landscaper suggests that you contact the office, there is
a crew scheduled to handle these individual requests. We will send these workers out for you as soon as we can, but
the crew performing the regular weekly routine (cutting grass, edging, trimming, etc.) must not be interrupted.
I hope the answers to these frequently asked questions will be useful to any new resident and any other residents who
might have been wondering about these issues.
SECURITY NEWS
By Hazel Cantre, Security Manager
Everyone has their perception of what security is, but how many of us have gone to the dictionary and
actually looked up the word “security”? According to the American Heritage Dictionary, “Security” is
defined as, “anything that assures safety and measures adopted to guard against attack or theft”.
My primary mission as Security Manager is, without question, to adhere to this definition by assuring the Residents
of Glen Oaks Village that they are safe and secure in their homes, free from attack and to prevent them from becoming a victim of crime. The principal way to achieve these objectives is to discourage criminals from committing
crimes. This can be accomplished by maintaining high Security Officer visibility while on patrol. Although prevention cannot be measured, a criminal’s belief is that the opportunity to successfully commit a crime is diminished
when a criminal observes an Officer in his vicinity. Unfortunately, however, our Security Officers cannot be everywhere at the same time. When no Officer is present, we must rely on Glen Oaks Village Residents to be the “eyes
and ears” of our Security Department. You are the ones that might see something that requires an Officer to respond
and investigate. When Residents are able to report suspicious activity observed, it’s like having a hundred Security
Officers on patrol. To a potential lawbreaker, it creates an atmosphere of omnipresence and the feeling that officers
are everywhere.
It is a well known fact in the NYPD that a Detective, in regards to solving cases, is only as good as the information
he receives from his contacts and informants. These are people who are willing to give up information on what
they’ve seen or heard. With this said, let Glen Oaks Village’ Security be the good Detective. You be our contacts.
Inform us of anything that, in your opinion, you believe to be suspicious or unusual. If you care to remain anonymous, that’s fine--but make the phone call. YOU may possibly prevent a crime from being committed!!!
GOVO SECURITY DEPARTMENT: 718-347-6660
(Call to speak with an Officer 24/7)
19
Community Activists...
Bruno & Lucy DiFranceschi
By Amy Buhler
As residents of Glen Oaks Village, we work hard creating and maintaining a high quality
of life by taking pride in where we live. With our hard work and the combined efforts
of dedicated neighbors and civic associations, we continually make a difference in our
community just by rolling up our sleeves and getting involved …
Community Activists Bruno and Lucy DiFranceschi who are dedicated leaders of the
North Bellerose Civic Association (NBCA), have worked diligently to support our
community. We are fortunate to have developed a great working relationship with Bruno,
Lucy, the NBCA, as well as, five other sister civics in our area. These civic associations
work together to enhance our community, while addressing areas of concern and quality of
life issues that are of mutual interest to us all. Supporting our community takes exceptional resources; namely “people power.” The NBCA meets regularly with city agencies to discuss problems and they work very hard to maintain a good quality of life for everyone.
The NBCA strives to insure a safe and
attractive environment for all.
Over the years, the NBCA has worked tirelessly identifying and removing graffiti in our community. Along with the 105th
Precinct Task Force, Bruno and Lucy have worked to identify the signatures, also known as, ‘‘tags’’ being used by the different
graffiti vandals. By identifying the different tags used by vandals, this couple has assisted the police in capturing offenders. On
many occasions, they have come to our side of Union Turnpike and have removed graffiti from the poorly maintained commercial
strip adjacent to 247th Street. Bob Friedrich, Bruno and Lucy have even met with representatives of the strip mall owners to get
them to maintain this row of stores--something the owners still have not done.
Bruno and Lucy DeFranceschi are also members of CAGE (Citizens Against Graffiti Everywhere) and volunteer to help keep our
communities free from the blight of graffiti.
By taking a leading role in the efforts to improve community services, the
NBCA fought to prevent cuts in mass transit and prevent a break-up of
Community School District 26. They have also been a voice for reforming
the property tax system and zoning codes and have regularly sent representatives to Community Board 13 and the 105th Precinct Council. The Sanitation Department has stepped up their efforts in keeping our traffic islands
weed-free, thanks to the NBCA. The Queens Civic Congress and Queens
Coalition for Parks and Green Spaces also recognized the efforts of the
NBCA leaders, Bruno and Lucy. Similar to Glen Oaks Village, they are
dependent upon volunteers’ leadership coming together for the common
good of the community.
Bruno cleaning graffiti on 73rd Avenue.
Interestingly, a former NBCA President Corey Bearak grew up in Glen
Oaks Village, married his wife (whose family still lives on Langston
Avenue) and made this community their first home together. Corey, who
is still active in the community and is a resident of Bellerose, has continued to be a dedicated civic activist and has played an important role in the
larger community.
While playing an active role in zoning and allocation of land for various public purposes, the NBCA covers the area between
Hillside Avenue and Union Turnpike and Little Neck and Cross Island Parkways. The new Glen Oaks Library Branch is a great
example of their hard work. By helping to secure the original funding and by taking part in pushing for its development, Corey
and Bruno, as members of Community Board 13 and the NBCA, have taken a leading role in the new library that is scheduled
to open in 2009 on Union Turnpike. By the way, our very own Bob Friedrich was responsible for the final library design having
an outdoor reading terrace. He suggested this and advocated for it at the initial planning stages 2 years ago.
The North Bellerose Civic Association cares about our community and you should too! Do you have an Everyday Hero in your
courtyard that looks above and beyond their court to enhance the value of our community? Send us their contact information
and they could be profiled in a future Everyday Hero feature. Contact Amy Buhler, fellow shareholder and member of the
Maintenance Committee, at (516) 698-3793 or email [email protected].
20
BOILER & Living Above a
Plumbing Boiler Room
D E P A R T M E N T
By Jeff Postman, Supervisor of the Boiler & Plumbing Departments
and Bob Friedrich, President
Glen Oaks Village is a large co-op as
you all know. We have 134 buildings
and within these buildings, some folks
live above boiler rooms while others
live above garages, storage rooms,
meter rooms, etc. This is all part of the
housing community of Glen Oaks Village that was built 65 years ago. Living above anything other than a
crawlspace has its own set of issues.
Those that live above garages have to
deal with garage doors opening and
closing at all hours of the day or night
and cars pulling in and out of them.
On the other hand, we have 47 boiler
rooms which all have people living
above them. One of those residents
happens to be Board Vice President
Roseann Ciaccio, so we know first
hand the issues that they face.
Boilers are large pieces of equipment
These 47 boiler rooms are checked
at least 3 times daily, 7 days a week
all year long. We are one of the few
co-ops that actually have a boiler
mechanic on duty 24/7 and are
prepared for all emergencies.
used to generate heat to our residents.
Each boiler room contains two of these
large boilers and like many big pieces
of equipment they are noisy when they
operate. We do all we can to keep
them fine-tuned and operating efficiently but sometimes they do vibrate
and make noise. Our boilers can burn
both gas and oil and we use the fuel
that is most cost efficient. Creating
heat with natural gas is a much cleaner
and quieter process for our boilers than
burning oil and thankfully, it is less
expensive. Most residents that live
above boiler rooms experience some
noise and vibration. Of course, we do
everything we can to keep these
annoyances to a minimum but we can
never fully eliminate them. There are
two boilers in each room and about 6
motors running them at all times.
These 47 boiler rooms are checked at
least 3 times daily, 7 days
a week all year long. We
are one of the few co-ops
that actually have a boiler mechanic on duty 24/7
and are prepared for all
emergencies. All these
boiler rooms are also
inspected annually by the
Department of Buildings,
Department of Environmental Protection, and
the Fire Department.
Mechanical motors and
pumps do have to be
serviced and repaired from time to
time and we have an on-going Boiler
Improvement Program in place. You
are all the “eyes and ears” of the
community, so feel free to call at any
time if you feel that the noise or
vibration from the boiler room under
your unit is worse than normal. One
consolation of living above a boiler
room is that your apartment will
always be warm in the winter--you
may even feel the need to keep your
windows open. That is in stark contrast to the single family homeowner
that has their thermostat set at 65
because oil is $100 a barrel.
One program that will be helpful to
those living above these rooms is our
21
Hot Water Heater Capital Project Program. This program, which started in
2003 and will take 15 years to complete, will cost $1,700,000 and we will
see hot water heaters installed in all
boiler rooms to provide domestic hot
water to be used for cooking and
bathing. At this time, there are 16
boiler rooms completed and 6 rooms
One of our 47 Boiler Rooms
pending for this year. Prior to its installation, the boilers were kept on all year
to provide this service. By shutting
down our boilers for 5 to 6 months a
year, we will be prolonging their life
by reducing the wear and tear on them.
And remember, the boilers are the single largest cost component of infrastructure other than our buildings. The
other benefit is that the new hot water
heaters are quiet and vibration free so
that those who live above them will
find relief when the boilers are turned
off. They are also much more cost
effective to run than a big boiler, especially if it is only for domestic hot
water and not for heating purposes.
A Tour of the Lymberopoulos’ Townhouse
By Mildred Marshburn, General Manager and Editor
Photos by Frank Portella, Maintenance Supervisor
In this issue, we would like to take you for a tour of Peter and Diane Lymberopoulos’ newly
renovated Townhouse, which was dormered last year by EAST COAST DORMER INC.
Whether in the living
room, dining room or
new modern kitchen, the
Lymberopoulos’ enjoy
the open, “Great Room”
atmosphere they have
created.
The Lymberopoulos’, who have been GOVO Shareholders
since 1998, realized that they had outgrown their two-bedroom “B” apartment—but they really did not want to move.
They loved the quality of life afforded at GLEN OAKS
VILLAGE--especially with the progressive, open-mindedness of GOVO’s Board and Staff. Their home was already
located in a great location and right near the ball field. They
had wonderful neighbors, along with the fact that their children, who were begging to stay, attended outstanding
schools. They were still contemplating moving to a onefamily home when the first townhouse was constructed in
Section 1 by their relatives, Donna and Eddie Ostuni. The
Lymberopoulos’ then decided to look into dormering and
ultimately, totally renovated their home.
Today their unit, which has doubled in size, has an updated
kitchen with sliding doors to a terrace, two newly-tiled bathrooms, a private entrance and new replacement windows.
Every room has been modernized with warm-toned paint on
new sheetrock, increased storage and Bolivian rosewood floors
throughout. We are sure you will join us and agree that the job
they did was fantastic and definitely worthy of “showing off”.
An updated, modern kitchen and a conveniently located laundry area
make housework more enjoyable.
22
When you first come up the stairs and
enter into their living room, you feel
the spaciousness and warmth generated by the colors that remind you of a
sunset. Everything is bright and new.
There are sliding doors leading onto a
rear terrace that makes the kitchen
(relocated to what was previously the
master bedroom) seem even larger.
The dining room area has a new bay
window overlooking the rear yard. Jim
Gagliardi of GOLDEN HAMMER
HOME IMPROVEMENTS was
commissioned to install this new bay
window, as well as, the kitchen window, sliding door, bowed terrace and
private entrance.
Dining Room with new bay window.
Their new kitchen sports beautiful maple wood cabinetry
and stainless steel appliances--all complimented by granite countertops and the glowing, recessed lighting above
the cabinets the Lymberopoulos’ love to admire at night.
The Bolivian wood floors installed from the private
entrance up, lead you from one room to another and
throughout the upstairs, as well. Their full-sized, colorcoordinated, stackable washer and dryer are hidden in the
closet off the kitchen. Next to it is the old bathroom, now
tiled in porcelain with a full, glass-enclosed seated show-
The newly renovated main
floor bathroom has a
fully-tiled shower.
er, granite vanity and beautiful lighting. A linen closet is
outside to the right, with an extra room at the end of the
hall perfect for overnight guests or an office. The silhouette shades, crown moldings, updated lighting, new white
doors and coordinated artwork all enhance the look
throughout.
The open rosewood stairway leads upstairs, where their
“sunset” ambiance continues in the three new bedrooms
and a luxurious second bathroom.
An open stairway leads to the third floor.
23
The 3rd floor bathroom has duel-level
sinks and a recessed water closet,
which was installed (to the left of the
window) in what would have been
unused space over the stairway.
Because they were totally redoing their main floor, in addition to the other two Contractors, the Lymberopoulos’ commissioned a third General Contractor, Danny Greenwood of
GREENWOOD HOME IMPROVEMENTS. He constructed
their kitchen, replaced the 2nd floor sheetrock, painted,
installed the lighting, flooring and most importantly, the
beautiful tile work in both bathrooms.
rooms capable of holding full sets of bedroom furniture. In
the interest of increasing the size of the three bedrooms, a
pocket door was installed on their son’s room, the width of the
hallway was slightly narrowed and the laundry area, originally designed to be upstairs, was relocated in a closet between
the kitchen and 1st floor bathroom. A drop-down attic stairway allows plenty of seasonal storage.
The upstairs bathroom, which is probably double in size
from the original plans, not only has wood cabinets, granite
vanities and duel-level sinks; it has a recessed water closet, a
full glass-enclosed stall shower and a 6-foot whirlpool tub.
All are complimented by GREENWOOD’S exceptional
porcelain tile work. Next, is the sky-lit master bedroom,
which was upgraded with a vaulted ceiling, decorative moldings and the new double-wide closet. No longer do their two
children have to share a room. Each has moved upstairs with
When asked what suggestions he had for Residents interested
in doing major renovations or dormering, Pete explains, “The
most important thing is to do your research and homework
ahead of time. Think about and write down specific things
you would like to include in your project. Familiarize yourself with the products available at your local retailers, or online. When you have a good idea of what you want, start
working with an Architect.
DON’T BE AFRAID TO GET INVOLVED-AFTER ALL, IT IS YOUR PROJECT!!!
The master bedroom, with skylight and
vaulted ceiling.
24
“When your Architect completes your initial plans, do not
just look them over at his/her office. Take the drawings
home and fully go over every detail on them. Go over them
wall by wall and room by room with a ‘fine tooth comb’.
Invite interested relatives or friends to sit down with you to
further review your plans. See if
they have any ideas that would
make your project better. Two or
three heads are always better than
one. Look for wasted space that
could possibly be incorporated into
a room to make it larger. Talk to
others who have already completed
this type of work. Ask what they
might have changed, if they were to
‘do it over again’. Don’t be afraid
to speak with previous customers
of the Contractor you plan to use. If
the Contractor is good, most people
will have no problem talking to you
or showing off their work.” “By
taking the time to really go over our
plans, we were able to increase the size of our bathrooms
and bedrooms. Architects and Contractors usually know
what already works. However, by being more involved in
your construction project, you may come up with new ideas
that will further enhance your finished project. Please
understand that you can probably expect to incur additional
charges for amending the original plans. However, when
you consider the length of time you will live there and
knowing that you did not wind up
with a “cookie cutter” job, the
additional cost may not be so
important.” If you are thinking it’s
time to move to a larger home,
know that there are ways of
expanding your living space right
here. While your home life will
definitely be disrupted for a few
weeks or months, the final result
can be remarkable and well worth
the trouble. Our thanks, again to
the Lymberopoulos’, for sharing
their experiences and suggestions.
This unit has not only been transformed into their “dream home”,
they have probably made it the
envy of all who enter. We are sure that the entire Lymberopoulos family will agree the quality of their lives has
definitely improved!!!
Attention Parents:
A wonderful opportunity to spend quality time with the kids, right in our own neighborhood.
Camping, Night Hikes, Cookouts and its all FREE!
Alley Pond Park Adventure
In Northeastern Queens
Camping
Night Hikes
Cookouts
Canoeing
Families! Free, Free, Free
Overnight camping Fridays and Saturdays in July and August.
Sunday Special! Experience the adventure course on Sundays from April to November.
Visit www.nyc.gov/parks/rangers for more information.
If you are interested in booking
an Alley Pond Park Adventure
Program, or to register for
family camping please
call 718.217.6034.
www.nyc.gov/parks
To
To
To
To
To
To
To
Program Date
camp on July 4 or 5
camp on July 11 or 12
camp on July 18 or 19
camp on July 25 or 26
camp on August 1 or 2
camp on August 8 or 9
camp on August 15 or 16
25
Reservation Date
Call on Mon. June 30
Call on Mon. July 7
Call on Mon. July 14
Call on Mon. July 21
Call on Mon. July 28
Call on Mon. August 4
Call on Mon. August 11
MAINTENANCE
DEPARTMENT
NEWS
By Mildred Marshburn
Maintenance Services Department
In addition to the scheduled snaking of sewer traps, we will also
be cleaning away 18” of soil and cementing the sewer pits so that
in the event there is a back-up, we will be able to totally clean and
disinfect the area—with no tainted soil remaining to hold the foul
odors normally associated with sewer pit back-ups.
Jennifer Rickenbaugh, our Property Manager and Jean Lucatorto,
the Supervisor of our Maintenance Services Department are gearing up to administrator this year’s Green Thumb Voucher Program, that was originally established by the Board of Directors
back in the early 1990’s.
In the interest of extending the life of our aging boilers, the Boiler
Improvement Program was established in 2001 to update and modernize all 47 Boiler Rooms. Last year, the Boiler Department
began overseeing the replacement of six (6) underground oil tanks.
To date, four (4) underground tanks have been replaced, with three
(3) more slated to be completed in the next three (3) years.
It is now the time of year that Residents go outside and begin to
work in their gardens, planting the shrubs and flowers that add to
our Village’s curb appeal. Beginning early May, the Maintenance
Services Department will again distribute $20 Green Thumb
Vouchers as an incentive to Residents to help beautify our property. These vouchers can be redeemed at nearby garden centers,
which are listed on the vouchers. Participating vendors will add
an additional 20 percent discount to your purchase. If you are a
“Green Thumber”, please remember to pick up your “Green
Thumb” signs, which identify your personally-tended garden area
to our Maintenance Department Landscapers. Again this year, we
are also continuing our Property Enhancement Project, which
replaces shrubs and trees throughout our property and in specific
areas when requested by our Residents.
Our Plumbing and Boiler mechanics are ready and able to respond
to your heating and plumbing requests. If you have no heat, a
leaky faucet or other water-related problem, please contact our
Maintenance Services Department.
Carpentry, Electrical, Plastering
and Painting Departments
If you have a maintenance problem, repair work or a question,
Jean, Donna, Hillary and Carmela are here Monday to Friday, (8
AM to 5 PM) and Saturday (8 AM to 4 PM), to serve you with a
smile. For those of you who are computer savvy, you can also
access our Maintenance Services Department online, through
our website at http://www.glenoaksvillage.com, and follow the
Maintenance Department links to schedule, change or cancel a
Maintenance repair.
Frank Portella, the Supervisor of the Carpentry, Electrical, Plastering and Painting Departments and his crews admits that due to
Mother Nature’s cooperation this past winter, they were able to
continue working on the exterior of our buildings throughout most
of the winter. Frank’s Carpenters, Electricians, Plasterers and
Painters have now completed the Building Foundation Program
work in Section II, established to refurbish our buildings “below
the bottom most bricks”. Frank’s crew has already replaced all
basement and crawlspace windows and doors throughout the
property and will continue to work on the refurbishment of stair
well and window well copings, along with the repair, re-stuccoing
and painting of the lower building walls in Section I.
Boiler and Plumbing Departments
Jeff Postman, the Supervisor of our Boiler and Plumbing Departments reports that because this winter was a mild one, there were
fewer, major weather-related repairs. Fortunately for us, we have
the ability to use a duel-fuel system to fire up our large, aging
boilers, along with an experienced staff to maintain them. Due to
the fact that there were few days where the mercury dipped to the
single digits, we were able to use gas as our major heating source
98 percent of the time--which saved the Company thousands of
dollars in fuel costs.
In addition, with the manpower supplied by our seasonal workers,
in June, Frank’s crew will once again resume resurfacing and restriping the blacktop in our driveways and refurbish our window
wells to improve drainage. As preventative maintenance, they
will also seal all new concrete walkways to prevent the premature
cracking of the concrete often associated with cold weather.
Once the heat is officially shut down on May 31st, our Boiler
Department will begin their Summer Maintenance Program. This
program includes cleaning and painting each boiler room,
installing circulator pumps, changing gate valves, gaskets, hot
water lines (when necessary), as well as, the installation of new
separate hot water heaters.
Landscaping Department
If you need electrical, carpentry, plastering or painting, please call
the Maintenance Services Department to schedule an appointment.
Drew Englot, our Landscaping Supervisor, reported that because
we had less snow this past winter, our lawns required less repairs,
due to the damage caused by the snow plows. This also translated
into allowing us to have a jump on the annual property-wide
spring clean-up.
This year, our Plumbers will continue to do preventative maintenance on our 158 sewer traps, to help alleviate frequent sewer line
back-ups. Sewer traps in the vicinity of Basement Conversions
will be “snaked” clean every three (3) months. Traps that are “on
record” to have had problems in the past will be snaked every six
(6) months. All other traps will be snaked once a year.
In the spring of each year, our Landscaping Department employs
approximately 15 seasonal workers, which are brought in to assist
26
our regular staff with its increased seasonal work load. Our Landscaping crews, along with many residents, work diligently to
beautify our property by fertilizing, weeding and cultivating
flower beds, edging and cutting the grass. They are also responsible for carrying out our Property Enhancement Program (PEP)
which was established by the Board of Directors to remove or
plant shrubs and small trees throughout the property.
General Contractor
A General Contractor (G/C) is required when constructing townhouses, basement additions, decks and terraces, sunrooms, private
entrances, lofts, cathedral ceilings, attic stairways, renovating
kitchens and bathrooms and for doing light plumbing or light
electrical work. You may also want to consider using a G/C when
replacing woodwork or when plastering and painting your unit.
Another major function of the Landscaping Department is keeping the property clean of debris. Regular sweeping is done four
(4) times a year, using a power sweeper. This machine is also utilized after driveway renovations or heavy rain storms, when an
inordinate amount of sand has washed onto our black top areas.
In order to assist the Landscaping Department, we ask that you
adhere to the sweep notices and remove your vehicle from the
parking lot on the day the lot is scheduled to be swept.
Licensed Plumber
A licensed Plumber is required when water, heat or gas lines are
moved or altered from the original design of the apartment.
As always, we welcome residents to become “Green Thumbers”,
who plant and maintain their own gardens. Green Thumbers often
comment that gardening is very rewarding and a great way to
meet your neighbors. Perhaps you, too, will find the same satisfaction. To identify yourself as a “Green Thumber”, we encourage
you to pick up a Green Thumb sign at either the Maintenance
Services Office or Stockroom.
All work being done by a Contractor must be included on the
Alteration Agreement application, be approved by the Board of
Directors and pass inspection by a Maintenance Department
Supervisor. Work not listed on your original Alteration Agreement
application must be filed as an “addendum” and approved prior to
commencing the work. Residents discovered allowing work to be
done without the necessary permits, will be subject to a House
Rule violation fine.
Licensed Electrician
Services of a licensed Electrician must be utilized when adding an
electrical line or receptacle, as well as, upgrading your unit’s service from 110 amps to 220 amps.
If you feel your courtyard area needs special attention, please contact the Maintenance Services Department.
The Board requires Shareholders to submit Alteration Agreements
for the renovation or upgrading of their units and we stress the fact
that a Maintenance Supervisor must inspect all alterations.
Alterations are divided into three (3) levels. Level I alterations,
which are minor renovations, require one Supervisor’s inspection.
Level II and Level III alterations represent more extensive renovations and require three (3) inspections by a Maintenance Supervisor--with Shareholders required to submit detailed plans,
including Contractor’ licensing and insurance information,
sketches, a description of proposed work and a $150 fee before
the Board of Directors review and approve the application. In
addition, most Level III alterations require legalization by an
Architect (including a NYC Building Department Work Permit)
and specified fees.
Alteration Service Unit
Dorothy Hegmann, together with Maria Fundus, would like to
inform you that the Maintenance Administrative Services Department has now been renamed the Alteration Services Unit, to better define the work we handle. Over the last few years, we have
become sort of a construction information center—processing all
the Alteration Agreement applications that have brought many of
our units into the 21st century. As of January 1, 2008, Alteration
Agreement fees have changed, as follows:
• The Townhouse Dormer Fee has been raised to $3,000.
• The $5,000 Escrow Fee has now been rescinded.
• Basement Conversion Fee has been raised to $1,500.
• An Administrative Servicing Fee of $1,500 per Townhouse
will be charged to any company doing a Townhouse dormer.
• Alteration Agreement fees for single inspection alterations
remain at $0.
• Residents doing alterations requiring multiple inspections
will now pay a flat fee of $150.
Once a proposed renovation project is approved, the Shareholder
is issued a copy of the signed Alteration Agreement and a bright
green GOVO permit, which is to be posted in their front window
until final inspection by a Maintenance Supervisor. Both supervisory staff and Security personnel closely monitor Level II and III
renovations in order to protect the integrity of our buildings, the
Shareholder and neighboring units. Upon finalization of work,
Shareholders are issued a Completion Certificate for their file.
Shareholders doing full renovations of kitchens and bathrooms or
building terraces, are issued Dumpster Permits, which enable their
Contractors to use GLEN OAKS VILLAGE’ dumpsters to dispose
of construction debris. These bright yellow Dumpster Permits are
included in the “approved” Alteration Agreement package. It is
the Shareholder’s responsibility to ensure that their approved
Contractor places this permit on his vehicle’s dashboard, making
it visible to our Security Department and Supervisory personnel.
If you are looking to update your unit by installing a new bathroom, kitchen, or remove a wall in order to give your home a more
spacious appearance, Maria Fundus (718-347-2337 Ext. 114)
can assist you with these types of Level I and II renovations.
(House Rules require an Alteration Agreement be filed for any
type of work done inside an apartment, aside from painting and
carpeting.) For patios, decks or major, Level III alterations requiring Architect legalization with the NYC Buildings Department,
please contact Dorothy Hegmann (718-343-8400 Ext. 117) for
information and assistance.
Alteration Agreement application forms (and others) can be
accessed by visiting our website at www.glenoaksvillage.com
and following the links to “Resident Information and Forms”.
To assist Residents who are planning a project, the following is a
list of guidelines to be followed when deciding what type of contractor is required for your specific renovation:
27
OUR MAINTENANCE DEPARTMENT…
We’re More Than Just a Friendly Face
By Dorothy Hegmann
In the final chapter of our three-part series, we would like to introduce and familiarize you with the men responsible for
maintaining our Village’s curb appeal. In this issue, you will meet our Landscaping Supervisor, Drew Englot, who is not
only the Supervisor of our Grounds Keeping crews, but the Property & Equipment Manager responsible for overseeing all
the Capital Improvement work done throughout our property each year. Under Drew’s direction are the Porters and our
Landscaping crew. The Porters are responsible to collect your garbage six (6) days a week, maintain the parks and keep our
offices clean. The Landscapers keep our gardens and lawns neat and manicured all year.
OUR MAINTENANCE DEPARTMENT
office facilities running smoothly.
Although our 15 Landscapers are busy year round, maintaining our lawns and shrubs, they are definitely busier
between the months of April and November. Once the temperature reaches 65 to 70 degrees, the grass begins to grow;
the trees bud and the shrubs once perfectly-sheared, need
cutting again. Overnight, our grounds seem to come alive.
Soon the “hummm” of lawnmowers and scratching of rakes
become part of our community’s everyday life. Flower beds
are cleaned of leaves and debris (if no Green Thumb sign is
displayed) and fallen branches are grounded up for mulch
and used to discourage unwanted weeds. Flowers are planted near GLEN OAKS VILLAGE signs and in other areas to
enhance the beauty of our grounds. Although our Residents
are encouraged to take care of the watering in the areas surrounding their units, there are some locations, such as the
medians and community areas that our Landscapers also
make sure are watered.
Once trees lose their leaves in the fall, it is our Landscapers
who rake and blow the leaves day after day until our
grounds are clean again--which often takes until right
before the New Year. Most winters are also challenging for
our Grounds Keeping crew, as snow and ice must be cleared
from our stoops and long walks. Our men work very hard,
out in the severe cold and wind, sometimes working day and
night after storms to ensure Residents are able to leave for
work or appointments the next day. Thankfully, this winter
was not too bad.
Through the use of quality lawn products and modern landscaping equipment, our grounds continue to be what first
attracts so many people to our community. The combination
of devoted Board members, involved Residents, dedicated
Management and conscientious Employees continue to
make GLEN OAKS VILLAGE the quality co-op it is today.
We would now like to introduce you to the members of our
Grounds Keeping crew so that you can become better
acquainted with the faces you see around your home each
day. Maybe next time you see one of them out in the rain,
snow or extreme heat, you will give them a smile and take
the time to say “thanks” for a job well done.
Presently, we have seven (7) Porters, with five (5) assigned
to specific buildings and who are responsible to collect our
Residents’ garbage and pick up any paper or debris found on
the grounds of the sections they are assigned. They also
make sure the areas around the garbage and recycling
dumpsters are kept clean and free of overflowing trash and
recyclables. Porters may also be assigned to clean out cellars and utility areas, in order to ensure the property is maintained both inside and out. In the warmer months, they help
keep up the many wooden benches and lawn ornaments that
need to be painted or stained and work hard in the cold to
shovel your stoops and walks. In the Maintenance Department, there is always work that can be done!!!
Our 6th Porter and part-time Office Courier, is responsible
for going to the Post Office each day and also solely responsible for keeping our community parks, tennis, basketball
and racquetball courts clean, safe and ready for our Residents’ use. These areas must be swept of leaves, glass or
debris, as well as, inspected for broken lights and fences in
need of repair or possible vandalism. If you notice a problem
in one of our common recreational areas, please do not hesitate to report it to our Maintenance Services Department
(718-343-8400) so it can be inspected and taken care of.
Our 7th Porter is in charge of Housekeeping and works diligently to keep our two Management Offices, Board, Closing
and Community Rooms tidy, both inside and out. In addition to cleaning kitchens and bathrooms and removing trash,
there are always supplies to be stocked and meetings to prepare for, which help to keep the GLEN OAKS VILLAGE
28
VILLAGE. The following year, Brian was asked to return as
a Dispatcher in the Maintenance Office--something he occasionally still does today. Brian later joined the Union and
was eventually transferred to Landscaping. After working
with the crews for a few years, he accepted his present Parks
Porter position. In 1988, he was elected Shop Steward,
where Brian continues to be the Liaison between Local
32B/J, the Service Employees International Union (SEIU)
and GOVO’s Union Employees, assisting Maintenance
workers with whatever problems arise. A recognized and
dedicated Union man, Brian also continues to serve as an
elected Official within the Union.
When asked what Brian likes best about working at GLEN
OAKS VILLAGE, he replied, “I enjoy my job, which is
something I take seriously, and always make sure our parks
and recreational facilities are clean and safe for children and
residents, alike”. An avid Yankee fan year round, in the
warmer months Brian says “he’s a Beach Bum” and loves to
spend his summers relaxing near the water.
DREW ENGLOT
The Supervisor of our Grounds Keeping crew, will be celebrating his 30th
anniversary working at GLEN OAKS
VILLAGE this year, and is a second
generation Maintenance Man, born
and raised in our community. (Many of you may remember
his father, Andrew Englot, who was a Handyman at GLEN
OAKS VILLAGE for many years.) After attending Queens
College, he returned to work full-time as a GOVO Landscaper. As time went on, Drew’s management skills shined
through. He was promoted to the position of Maintenance
Director, overseeing the supervision and administrative
aspects of our Maintenance Department, including the
responsibility of handling the payroll for our unionized
Maintenance employees.
During Drew’s tenure here, he has worn many hats and can
be counted on to know every square inch of our property—
both inside and out. In recent years, he has worked closely
with the Board and not only took on the challenge of supervising the many outside Contractors commissioned to do
our Capital Improvement work, he has returned to his first
love, gardening and continues to oversee the daily activities
of our Porters and Landscapers.
MIGUEL LOPEZ
decided to leave his job as a Cook in
a nursing home and apply to our
Maintenance Department after his
Supervisor visited GLEN OAKS VILLAGE while looking for an apartment
and told him how impressed she was with the place. In
November 1986, Miguel joined our Maintenance crew,
who at the time were each responsible to answer all types
of service calls. Frank Stellato, former long-time employee, took Miguel under his wing (as he did with so many
others through the years) and taught him the many “tricks
of the trade”.
A few years later Miguel became a Porter in Section I
before taking over the Management Office Porter position
he still holds today. In addition to the general clean-up of
both our Management facilities on 260th Street and Maintenance Office on 255th Street, Miguel stocks supplies, runs
to the stores, cleans and prepares the Board, Community
and Closing Rooms for scheduled meetings and affairs. His
job does not stop with our front door; he is also responsible
to shovel and salt walkways outside the Management
Offices after winter storms and keeps the area clean year
round. What does he like best about his job? Miguel replies
“He loves being able to help people”. We, at the office,
know he is always there to help and never complains and
that he sometimes even shops for older Residents that are
unable to get out themselves. He even does windows!!!
Miguel, one of 15 children, grew up on a large cattle farm
in Santo Domingo. After living in the Bronx for a number of
years, he and his wife purchased a home and moved to
Queens with their two daughters. Now, each summer,
Miguel looks forward to coming home, planting flowers and
working in their vegetable garden.
SAL CONTORNO
Joined our GLEN OAKS VILLAGE
staff 35 years ago, in 1973, when former Supervisor John Pessari gave him
a job as a Landscaper. After working
his first 2 years as a non-Union
employee, Sal decided this is where he wanted to stay and
became a “Union man”. “The thing I like best about my
job”, Sal says, “is that I get to play a part in making GLEN
OAKS VILLAGE so attractive—it’s wonderful to look
around and see the beautiful grounds we have here.” When
not helping to oversee our Landscapers, Sal is home and
proud to be a “#1 Family Man”. He loves to go out with his
wife or spend time with their 2 sons, 6 grandchildren and 2
nice daughter-in-laws. My wife and I love to go to Atlantic
City or enjoy taking cruises on our vacations.
BRIAN BEARD
who was a GLEN OAKS VILLAGE
Resident since he was 15, first joined
our Maintenance crew as a Temporary
Landscaper in 1979, when we were
under a real estate management
agency. After being laid off, Guttermann, the Owner at that
time, liked Brian enough to move him into one of his other
Queens buildings until he could be rehired at GLEN OAKS
29
AUDENZIO “ENZO” DIMARIA
MIKE ODDO
joined the GLEN OAKS VILLAGE’
Maintenance Landscaping crew 16
years ago, in 1992, at the recommendation of a friend who was already a
20-year veteran. “It is the nicest job
you could wish for—especially during the summer and
spring, when you get to see so many different people.
Everyone comes outside to walk, plant, or just sit quietly
and enjoy our beautiful weather.” “On weekends, I love to
watch all different sports, with my favorite being soccer.
Each year, I also look forward to driving up to Canada with
my friends to watch the Formula I car races. They are so
exciting!!!”
has been a Union Porter since 1991,
when John Peccarro, the former Maintenance Supervisor at the time, hired
him. Originally, before our Maintenance Department was departmentalized in the late 1990’s, each of our Maintenance Mechanics
were able to handle any type of service call received—
whether it was a stopped drain, a broken lock, or a gutter
that needed repair. When the separate departments were
later formed, Mike requested to work in Landscaping and
eventually, with John Peccarro teaching him all he knew
before he retired, mastered the repair of our lawn equipment. Mike is now the person responsible to repair and
maintain our large fleet of golf carts, lawn mowers and other
landscaping machinery. Today, in preparation for his own
retirement, he has begun sharing his expertise with Sal
Gerbino, a fellow Landscaping employee, who will be able
to take over for Mike when he retires at the end of June. “I
have always loved working here because each day, I get to
do what I love” says Mike. This year, I will be celebrating
my 40th Wedding Anniversary with my beautiful wife-whom I still love to take out dancing”, Mike reports. For
relaxation, the Oddo’s love to go upstate to their second
home, or vacation to Italy and visit with family.
JIMMY USIS
first started working here as an
Accounting Clerk in 1992, for Engie
Lee, the company that managed GLEN
OAKS VILLAGE at that time. The following year, Jimmy transferred to the
Maintenance Department, where he worked as a Dispatcher
until 1997, when he joined the Union as a Landscaping
Porter. The best part of working here is that it is like being
part of a very big family, with lots of uncles, cousins and
brothers. This was especially true when Frank Stellato was
still here—he was everyone’s father figure and is sorely
missed by all. (Frank retired last June after 60 years of service to the Maintenance Department). At times, we have disagreements, but we always seem to get over them and go
back to being a family. GLEN OAKS VILLAGE has been
good for Jimmy over the years. A recent newlywed, Jimmy
even met his wife in Section I where he collected trash each
day. They both liked it here so much, they purchased a unit
and are living “happily ever after”. When asked what else he
likes to do, Jimmy replied, “Each morning, I start my day by
reading one book of the Bible. In the evenings, I enjoy
going on the computer and checking out the different Christian websites.” I am a huge Giant fan and also like to lift
weights.
VITO MORSELLO
is best known at GLEN OAKS VILLAGE as the “Singing Porter”. While
he works each day, his beautiful voice
can be heard serenading the Residents
of Sections “Q”, “R” and “O” with his
selection of Italian songs. Vito, who has sung his way
through work each day since 1991, thanks his (now retired)
brother-in-law, Vito Sciortino, for bringing a job application
home for him. “I am so happy to do whatever I can to be of
service to the people of GLEN OAKS VILLAGE, whether
clearing a stoop of snow or hand-delivering flyers.”
“Life at home has been good to me too”, says Vito. “I have
a wife, three children and three grandchildren, who I just
love to cook for. Although I can cook all types of food, I
enjoy cooking Italian food the best. Once in a while, I even
help out a friend who has a pizzeria, by being his “Cook for
the Day”. When not working or cooking, I never get tired of
watching soccer.”
ULYSSES MERCADO
celebrated his 10th anniversary last
year, working as a Porter in our Landscaping Department. He came in, submitted an application and joined our
crew after growing up in the area and
always admiring the grounds. Ulysses said, “It just seemed
like a nice, peaceful place to be able to come to each morning. The best part of my job is that I get to work outside all
MAINTENANCE
DEPARTMENT
718-343-8400
30
the time, as opposed to being inside and having a desk job.”
At the end of the day Ulysses looks forward to spending time
with his wife and young daughter. On weekends, they love
taking walks together along local beaches or to the parks.
flowers are in bloom.” Alex, who is our newest American
citizen and originally from Santo Domingo, enjoys living
in the United States and all the opportunities that are available to him and his four children. When not at work, Alex
loves to relax and watch television before retiring extra
early each night. This way, he feels, he will be at his best
each morning.
ANTONIO SCIORTINO
was born in Italy and has been in this
country since 1965. Antonio explains,
“I have worked for GLEN OAKS VILLAGE since 1997 as a Maintenance
Porter. I came to work here because
my brother and brother-in-law worked here and both loved
their jobs. I enjoy all the work they give me, even shoveling
the snow. I like helping to keep our property clean and beautiful—I am always picking up debris that may have fallen to
the ground.”At the end of each day, Antonio is happy to go
home to his wife and daughter. They are both extremely
proud of their daughter, who is currently a Bank Manager,
while attending College at night to become an Accountant.
His favorite thing to do is watch soccer games—whether on
TV or at the local soccer field.
SAL GERBINO
started work in our Landscaping
Department in 2000 after his friend,
Mike Oddo brought home an application for an opening we were looking to
fill. Sal, who always loved working
with his hands, felt this was an excellent opportunity to do
what he liked best. Now with the pending retirement of his
buddy, Mike, he is being trained in the repair and maintenance of the many types of landscaping equipment you see
being used throughout the Village each day. Sal and his wife
have a close-knit family, with twin grown boys and a daughter who has now begun having children of her own. On
weekends, Sal and his wife love to go upstate to their vacation home where they keep sheep, chickens, a goat and the
miniature horses they saddle up for local children to enjoy
rides on.
KENNY GOEBEL
who was born and raised in Floral
Park, applied for a job with GLEN
OAKS VILLAGE in 1998 at the urging of his mother, who decided it was
time for him to have a “serious” job
that would (hopefully) be able to support a wife and children “some day”. As Kenny joined our crew with experience after working with a landscaping excavation and
design contractor, he is adept at planting, soil grading and
lawn maintenance—all skills we deem important in our
Landscaping Department. Well liked by all, a fellow worker introduced him to the woman he would soon marry. “I no
longer have hobbies; I have a wife and children. I have given
up my fast cars and motorcycles and have traded them in for
a family. I love my job more than ever because it allows me
to escape all my ‘domestic’ responsibilities”, confesses
Kenny. “I have vowed, however, to never lose my sense of
humor…..Mom, I hope I have made you proud!”
GERALDO VASQUEZ
learned about an opening here through
his friends, Alex and Nelson, who
really enjoyed working in the GLEN
OAKS VILLAGE Maintenance
Department. “In 2000, I was hired as a
permanent employee, filling a Landscaping position vacated by a Retiree”, tells Geraldo. “Although I was hired as a
Landscaper, I later became a Porter—a position that I really enjoy much better.”
Married, Geraldo and his wife are kept very busy at home,
keeping track of their four teenage sons. He also looks forward to “the good old summer time”, when he can relax
with his remote and watch a good game of baseball.
GINO ANTONACCI
ALEXIS GARCIA
was introduced to GLEN OAKS VILLAGE in 2002 by his cousin, former
Landscaper Alfonse “Al” Falco. “I
couldn’t be happier than I am working
here. It is such a wonderful place to
come to each day. You always see me smiling. In the last
few years, I seem to have added another family to my life—
made up of my fellow workers in the Maintenance Depart-
after first joining our staff as a Seasonal employee became a permanent
Porter in June of 1999 and could not
be happier. Alex loves being able to
work outside and make everything so
nice for the people that live here. “I love looking at the
beautiful lawn areas, especially in the summer when all the
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ment and all the friendly Residents that greet me each day.”
After work, Gino and his wife enjoy watching Italian
movies and spending family time with their two daughters,
which have blessed them with two grandchildren. Although
active in his local soccer club, he doesn’t get to play soccer
anymore—except with his grandchildren, who occasionally
let him win.
RONALD LANGE
originally came to work at GLEN
OAKS VILLAGE as a Seasonal
employee through a recommendation
of a former Supervisor, before
becoming a full-time Porter in 2006.
When asked what he likes best about his job, Ron quickly
answered, “it’s the short commute I have each day.” A Resident, himself, Ron knows first hand how nice it is to come
home to a lawn that is already cut and manicured, or a
shoveled walkway. By working and living here, I really
feel I am part of our community and have made it a point
to become better acquainted with my neighbors. Although
my job and community are a big part of my life, my
daughter, Vicky, who is graduating from the Fashion Institute of Technology this May, remains my pride and joy. I
also play a mean game of darts, and continue to be a member of our local dart league.
NELSON LORA
as did most of our Maintenance
employees, started out as a Seasonal
employee in 2000, when a friend and
now co-worker suggested he apply for
a job with GLEN OAKS VILLAGE.
“The next year”, Nelson reports, “He was relieved to be
hired as a full-time Union Landscaper.” “When not working,
I am busy, helping to raise our three daughters, while my
wife attends college, studies and does her papers. In
between, I listen to music and root for my favorite baseball
team on TV.”
VICTOR RODRIGUEZ
JORGE BARRERA
became a permanent member of our
Landscaping Department in 2006,
after working since 2001 as a Seasonal employee. “I have always liked
working here and all the things I learn
from my co-workers—especially about gardening and all
it takes to keep our grounds so nice. Married, with three
children, Victor hopes to soon bring his family from Santo
Domingo to live in the United States. “We look forward to
being together and someday buying our own home. Then,
I will really enjoy putting everything I have learned about
landscaping to use in my own yard.” A former professional baseball player in Santo Domingo, Victor played 2nd
base alongside Luis Castillo, who now plays for the New
York Mets.
learned about seasonal openings in our
Landscaping Department from his sister, Sylvia, who works to maintain our
four (4) Village’ Laundry Rooms. After
working here permanently since 2004,
Jorge feels the best part of being a GOVO Landscaper is that
he gets to help tend the grounds and admire all the flower
gardens and shrubs our Residents plant each year. At the end
of the day, you look around and see everything nice and
clean and know that it was you that helped make it that way.
It is even better when the people notice and take the time to
thank you for doing such a good job. For relaxation, Jorge
loves to listen to pop music and spend time with his wife
and children—a son and daughter, who they enjoy taking to
the park to play.
ANGEL WILSON
JOSE CABRERA
first heard about the Landscaping
Department here at GLEN OAKS VILLAGE through his cousin, Victor
Rodriguez. After helping us out with
snow removal, he was asked to return
as a Seasonal employee for a few years before becoming permanent this past January. “Although I am presently happy to
work in the Landscaping Department, I am interested in
attending classes and someday become part of either the Carpentry or Boiler crew. A father of five, in his free time, Angel
says, he loves to play either baseball or softball “under the
lights” or on weekends and can’t wait until his son is old
enough to play on a team with him.
through a friend’s recommendation,
Jose came to work as a Seasonal
employee and waited two years before
he was later hired permanently in
2004. “It was a perfect job for me”,
Jose says, “because I love working outside in the fresh air
and I was already experienced in the landscaping field.”
Saturdays and Sundays are devoted to my wife and two children. We like the time we get to spend together going shopping, to the parks or enjoying the beach when it’s warm.
With all we do, I still manage to play soccer once in a while
with my friends.
32
to live in the United States because of all the opportunities
available to everyone. This is especially true in the New York
area, where there are so many ways to make a living and
improve the quality of your family’s life. When home, I love
to watch baseball on TV and go to Yankee Stadium.”
ANTONIO GARCIA
came to work here as a Seasonal
employee, at the recommendation of
both his brother and brother-in-law,
who had both worked here a number of
years. In 2007, Antonio became a permanent member of the Landscaping crew and says that he
enjoys his job because he gets to work outside with such a
good group of men. He also especially likes the late spring
and summer months when the flowers are planted and everything looks so nice. Although Antonio is married, his wife
and two children are waiting to emigrate from Santo Domingo. He hopes that his family will be able to join him soon, but
it will probably be another 2 to 3 years. “It is so much better
We hope you enjoyed the third and final article in our
series, “Our Maintenance Department…We’re More than
Just a Friendly Face”. These articles were written after we
received notes from a few concerned Residents because
they were not familiar with the men in our Maintenance
Department that visit their units on service calls, as well
as, maintain the exterior parts of our buildings and surrounding 114 acres of landscaped grounds.
HAPPY “1ST” BIRTHDAY
Engagement Celebration
Elaine and Sean Fitzpatrick
joyfully celebrated
their son
Nicholas Michael’s
first birthday on 4/9/08.
Family and friends joined them for a party at the
Cork N’ Board in Malverne, New York.
The Fitzpatrick’s adopted Nicholas as a newborn last
year and no longer remember what
life was like before
he came into their lives.
Michele & Steven Frost and
Sheryl & Arnold Kleinman
Are Happy to Announce the
Engagement of Their Children,
Arielle Lynn Frost to Joshua Michael Kleinman.
On Valentine’s Day
Our Congratulations to the Happy Couple and Proud
Families!!!
Happy Birthday to you,
Nicholas Michael
and our Congratulations to
your lucky parents!
50th Anniversary Celebrated
Irv & Rae Postman
Long-time Residents of GLEN OAKS VILLAGE and the parents of Jeff Postman, our Boiler & Plumbing Supervisor, celebrated their 50th Wedding Anniversary by renewing their vows--All part of the Valentine’s Day festivities held at the
Senior “SNAP” Center in Bellerose. This special ceremony was officiated by
Assemblymember Mark Weprin, who stood in as Justice of the Peace for the
Postman’s and eight other special couples--all married at least 50 years.
Best Wishes from Everyone at GLEN OAKS VILLAGE for Many More
Happy and Healthy years of Marriage!!!
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Custom “Glen Oaks Village” Modular Additions
Completed In A Fraction Of The Time!
* Look for our next open house *
34
35
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Serving The Community For 41 Years
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Whether purchasing, refinancing, or equity line of credit, call
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38
Your full-service on-site Realtor
handling Glen Oaks Village exclusively since 1993
Miller & Miller Real Estate
“on-site at Glen Oaks Village”
70-43 260th St. 1st floor
(in courtyard next to Management Office)
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Fran Prezioso
NYS Licensed Broker Assoc.
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Call us at (718)343-3132
Or visit us online
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39
“Responsible Pet Ownership”... An Ongoing Issue at Glen Oaks Village
By Lee Feinman Chairman, GOVO Pet Committee & Justin Conklin Co-Chairman, GOVO Pet Committee
Spring is in the air!! As it quickly approaches we will be spending more time outdoors, enjoying the warmer weather, tending to our
gardens, chatting with our neighbors, watching our children play, cooking shrimp on the Bar-bee and enjoying all the amenities that our
community has to offer. Also, it is important to note that as we come out to enjoy the balmy weather, our pets will be spending more
time outdoors, as well.
Some people are “dog people”. They love dogs. They look at a pair of puppy dog eyes and their hearts melt. Some people aren't
“dog people”. They look at a dog and think of odors and stains, and shedding hair. That isn't necessarily a problem, until dogs start barking late into the night, or when owners allow their pets to run free and defecate wherever they choose, damaging the common areas.
How can we control pet problems? Or, more accurately, how can we control the problems caused by pet owners?
The Board of Directors is keenly aware that pets and dogs, in particular, are a vital part of resident life in Glen Oaks Village. In a
community such as ours, dog lovers and people-who-would-prefer-to-live-without-dogs alike, need to peacefully co-exist in close proximity to each other. We recognize those Residents who moved to Glen Oaks Village because they would be able to bring their pets into
the community. It is our intention to preserve their privilege of dog ownership. However, we are also concerned with the rights of nondog owners in the community. Although we recognize that the majority of dog owners are responsible and considerate of their neighbors, we have had to deal with those who are not so cooperative. As a long-time pet owner myself, I am appalled that those in the
minority have so little respect for their neighbors. There has been much damage caused by inconsiderate dog owners on Glen Oaks Village’s
property. Bushes have had to be replaced and grassy areas have had to be re-sodded at significant Shareholder expense, because of residents who do not pick up after their dogs or because others permit their pets to run free and defecate in the common areas. That is when
the calls go to Security and the Management Office starts receiving complaints. The Board of Directors is determined to prevent such
abuses, and to also maintain good-will between dog and non-dog owners.
At the May 2001 Annual Shareholders Meeting, one of the more pressing issues discussed was that of Residents who owned dogs.
This has been a hotly-debated item over the years. At that meeting, I promised the Shareholders I would personally deal with the issue.
I created a committee for the purpose of developing an effective pet policy. That committee met on several occasions to draft a policy
that would be both fair and equitable to all resident pet owners. This pet policy was unanimously passed by the Board and was incorporated into the 2002 House Rules.
It is now 2008 and the committee has reconvened for the purpose of updating and amending the pet rules to reflect the current status quo. The purpose of revisiting the pet rules and regulations is due to the increase in violations and complaints by Residents against
irresponsible pet owners. It is not the intention of this committee to impose harsh rules, regulations and mandatory processes forced
onto Residents because of the actions of a few. It is this committee’s intention to foster community awareness, through an instructive
and educational process.
To that end, the committee met several times during the winter months and will be implementing the following action items:
• The current pet rules have been amended by the Board for your review in the 2008-2009 edition of the Glen Oaks Village’ House Rules.
• We will organize a series of contests, with prizes given to the winners for the most “poop” free court and corresponding
rear area in a given section.
• We will be initiating discussions with the administrators of the Queens Farm regarding the feasibility of using an area of
the farm as a potential location for a dog-run, as well as, several locations within the Glen Oaks Village community.
Additionally, our most ambitious undertaking will be a “Dog Day Afternoon”, pet awareness event in conjunction with the
Queens Farm. We will be seeking sponsorship for this event from the pet food industry, the ASPCA, and the Humane Society.
Participants will be offered the opportunity to receive free or low cost inoculations, neutering, spaying services and “lost
pet” ID tags. In addition, at the “Dog Day Afternoon, we will distribute educational materials on the care and feeding of
pets, invite attendees to attend “hands on” mini seminars, distribute free samples, assorted goodies and money saving
coupons for pet supplies. This will give Glen Oaks Village its opportunity to foster good will to our community and reinforce
our commitment to responsible pet ownership.
Understandably, this is an ongoing, evolving, work-in-progress, with no specific dates scheduled. There are still many fine points that
need to be discussed at our ongoing committee meetings.
It is important to understand and accept that Co-op living by its very nature requires restrictions, self-imposed or otherwise, in many
areas of life, from the volume of music to construction standards. Pet ownership is no exception. We must respect and accommodate
one another. It is with this same spirit that our House Rules were originally developed. The GOVO pet rules will be no exception. The
Board of Directors hope they are accepted in this spirit and that they will help us all live in harmony.
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