Bid for JVP Dog Run Hits Dead End

By Conor Greene

The push for a dog run in Juniper Valley Park has hit a road block after three proposed locations there were rejected by a Community Board 5 subcommittee. With no viable locations having been identified within the Middle Village area, the board has suggested the new Elmhurst Park as a possibility.

At last week’s CB 5 meeting, Dog Run Subcommittee Chairwoman Kathy Masi reported that the three proposed locations in Juniper Valley Park – near the area along 80th Street and Dry Harbor Road dedicated for passive recreation, between the soccer field and track in the western portion of the park, and behind the roller hockey bleachers – had been rejected earlier this month.

“Basically, we had opposition from all over the place, including residents, community groups and civic associations,” said Masi of local reaction during a December visit to the sites, an event she called “one of the worst experiences” she has had during her years of community involvement. “It was just not a nice situation – I was embarrassed by the behavior of all sides,” she added.

The community board eventually voted to send a letter to Community Board 4 about the possibility of setting aside space in Elmhurst Park, which is under construction at the former gas tanks site on Grand Avenue near 74th Street. Part of the thinking behind that idea is since the land is still “in the process of being dug up,” it would be easier to construct on there, said Masi.

On Tuesday, CB 4 District Manager Richard Italiano said he hasn’t received the request yet and would have to run it by his full board before commenting. A spokeswoman for the City Parks Department said the agency is open to considering proposals for dog runs provided a committed group agrees to maintain the area and a funding source is identified to fund creation and upkeep of the facility. “Once these precursors are in place, Parks can consider the feasibility” of a specific site such as Elmhurst Park.

Still, the idea of using space within the six-acre Elmhurst Park didn’t set well with some board members including Manny Caruana. “I can’t believe we would choose to put dogs where we put people. There isn’t room for both there,” he said. An informal straw poll of the board showed that about two dozen members, or roughly half the group, were in favor in general of having a dog run in CB 5.

In an interview Tuesday, Masi stressed that the letter to CB 4 is merely a suggestion. “From what I got, it didn’t look like they had open arms, and that’s okay,” she said. “I wouldn’t want to impose something on someone, so if they don’t want it, fine.”

There are other issues to hammer out on top of finding a suitable location, including a plan for funding both construction and ongoing maintenance of the dog run, according to Masi. “Looking for a dog run [location] was a little premature,” she said. “Part of this is my fault; I assumed they knew what they were doing.” She has since provided the group with information on forming a nonprofit organization, but in her view “nobody’s done anything else expect come to meetings and say they want a dog run.”

Masi also said that the group advocating for the dog run has shrunk considerably after members found out that installing a dog run would mean the end of off-leash hour privileges in Juniper Valley Park. Currently, dog owners can allow their pets to run free in the park during certain early-morning and late-night hours.

For a location to be deemed appropriate, it would likely have to be in an out-of-the-way area not near homes. Masi said that while some advocate have pointed to the run in Forest Park as a possible model, she found that area to be “disgusting” during several visits there. “I would never advocate to have that situation in Juniper Valley Park,” she said. “Of every run I’ve looked at, the really nice ones have private funding.”

At this point, it appears the push for a dog run has hit a dead end, unless the dog run group can come up with a funding plan and an appropriate location is agreed upon. “I’m willing to see this to the end, but I’m not sure where the end will lead,” said Masi. “We’ll wait to hear from CB 4, and then decide what the next step will be. Hopefully by the next meeting we will have something to discuss and the dog run people will have their ducks in order.

City Nixes Contract for Elmhurst Homeless Shelter

Residents Still Weary of 58th Ave Site’s Future

By Conor Greene

Plans for a homeless shelter in Elmhurst have been halted after the city terminated its agreement with the organization seeking to run the facility out of a 58th Avenue building, but residents’ relief might be short lived, as the future of the property is still unclear.

The city Human Resource Administration cancelled its Memorandum of Understanding with Queens Alliance “to protect the confidentiality of our clients,” according to department spokeswoman Barbara Brancaccio. Queens Alliance had planned to open a homeless shelter for 29 individuals at 86-18 58th Avenue, despite huge uproar from neighbors who say that type of facility isn’t appropriate for the residential block.

While Brancaccio refused to say how the Queens Alliance breached their potential client’s confidentiality, literature distributed by the organization to the public stated that while the location wouldn’t serve as an HIV/AIDS treatment center, “only HIV/AIDS positive individuals who are asymptomatic may be referred to this facility.”

Brancaccio said the termination of the Memorandum of Understanding ends the city’s involvement in the 58th Avenue location for now. However, Queens Alliance – which has no track record running these types of facilities – is free to submit another application to the city to open a shelter on 58th Avenue, where they have a 10 year lease with the building owner.

Residents, who held a large rally in front of the building several weeks ago, said they are glad that the agreement with Queens Alliance has been terminated, but are still concerned over the future of the building. “That’s one of our biggest issues right now,” said Roe Daraio, president of Communities of Maspeth and Elmhurst Together, which helped organized the protest. “I told them [nearby residents] to celebrate the victory, we won the battle but we haven’t won the war. Until they come up with a permanent solution for this, the war won’t be won.”

Daraio said residents are submitting a petition to the HRA and the mayor’s office in hopes the city will help broker an acceptable compromise with the building owner over its future use. She noted that the block already has one group home, which the residents have not complained about. “I commend them for never complaining about the place across the street, even though it has caused some problems, but two would break the camel’s back.”

Representatives for Councilwoman Melinda Katz, who represents the area, did not return a phone call seeking comment on the situation, nor did Richard Italiano, district manager of Community Board 4.

Yolanda Martin-Garibaldi, vice-president of Queens Alliance, didn’t return an e-mail message, and the phone at the 58th Avenue building, which is listed on literature as the organization’s address, was not answered.

Resident Linda Lam, who also helped organize the residents, said the termination of the contract shows that Queens Alliance “is not qualified” and “doesn’t understand the most basic rights and confidentiality of clients.” She said the residents will be “absolutely up in arms” if another proposal is made for a shelter at that location.

“If another qualified agency is doing that, it is still the same end result for us so the comfort level is not going to be dramatically improved,” said Lam. “We know from the other shelters how it affects the neighborhood. The last thing we want to see is my neighbors selling their houses.” She reiterated that the objections are due to the location in the middle of a residential block. “The intention is good to house the homeless, we’re all for it, but the location is very poor. They should pick a commercial or industrial strip where you don’t have so many young children around.”

Editor's Note: This version has been corrected as the original article incorrectly attributed information to the HRA spokeswoman regarding Queens Alliance's future involvement in the site.

Development Firm Eyes St. John's Hospital Property

Wants to Acquire Site for Medical, Retail, Educational Uses

By Conor Greene

Executives from a Manhattan-based development firm held an informal meeting last week with Community Board 4 members to present their vision for the future of the St. John’s Hospital property on Queens Boulevard, which is set to be sold at auction next month.

Dan Panitz and Justin Green of HaysVentures, LLC, a real estate firm specializing in commercial and retail real estate sales, investment, and development, met last Thursday in the CB 4 offices to unveil a plan for the property that features a combination of medical services, retail space and educational uses.

Panitz assured the board that the company is not interested in building residential units at that site. “We don’t need another shopping mall, another residential development,” he said. “We need to serve the needs.” Panitz, who grew up in the area and formerly served on the community board, stressed that he is “not just some suit, some developer, coming to the community” to develop the site “at the expense of the community.” He said the firm requested the meeting so it could receive feedback from residents as to what they would like to see at the site.

The building has sat vacant since St. John’s Hospital closed in March along with Mary Immaculate Hospital after its parent corporation went bankrupt. Panitz revealed that HaysVentures was behind a $43 million offer submitted by a private investment firm that sought to save the hospitals. “Our goal was to save the hospitals, not to shut them down,” adding that a deal fell apart at the eleventh hour. “It broke our hearts,” said Panitz, who recalled receiving stitches in the St. John’s emergency room as a child.

The company has since submitted an offer for the property, which will be sold at an auction in August, according to CB 4 Chairman Richard Italiano. In a telephone interview on Tuesday, Panitz and Green refused to provide details regarding the offer. However, at the meeting Green said the company will be at the auction if the offer isn’t accepted before then, and suggested that he expects HaysVentures to obtain the property. “We will acquire the asset,” he predicted.

The plan outlined by Panitz centers on a “credible, cash strong” medical facility that would help fill the void left by the hospital closing. While he couldn’t specifically name the group he is in discussions with, he promised it would be a “high-level” ambulatory or in-patient facility the residents “would be very impressed and very happy with.” He said it would not be a substance abuse recovery center or serve as chiropractic or other similar type offices.

Panitz also touted a supermarket or other retail that will “serve the needs” of local residents. It was noted that many Elmhurst residents don’t have easy access to large supermarkets and are forced to pay high prices at local bodegas for staples such as milk and bread. Roe Daraio, president of Communities of Maspeth and Elmhurst Together, pointed out that an American-based chain is needed since there already are numerous ethnic supermarkets in the area.

Finally, Panitz discussed the possibility of an educational facility in part of the building. While some board members including Nick Pennachio argued that the area is already oversaturated with schools, it was noted that District 24 is the city’s most crowded. Panitz said the community must face the “brutal reality” and consider that it is much cheaper to convert an existing building than build from the ground up. He said the facility wouldn’t necessarily be a city-run public school, listing private or technical schools as possibilities.

“We have to face this reality that we have to put educational facilities in District 24,” said Panitz. The company’s research showed that space for children in kindergarten through grade six is especially needed. “It would almost be like three buildings, four buildings in one,” he added of the final product his company envisions.

Pennachio suggested developing office space that would be used during business hours to avoid bringing huge amounts of traffic to the area on nights and weekends. However, Panitz said that would be a “good way for me to go out of business” and explained that office space vacancies are currently sky high around the city. “It would be suicide for a guy like me to do that,” he added.

Other suggestions included a multi-purpose center that could serve residents of all ages, or a restaurant such as an IHOP.

Throughout the meeting, Panitz stressed that he was there to hear what the community needs. “Instead of having some guy with a briefcase buy this and put in residential, we can solve a lot of problems here,” he said. “It’s expensive doing this stuff [so] I need to know we’re all on the same page.”

Residents Upset Over Homeless Shelter

WILL RALLY AT 58th AVENUE PROPERTY

By Conor Greene

A building on 58th Avenue in Elmhurst has been converted into a temporary homeless shelter and is ready to accept clients, to the dismay of neighbors who were not informed about the project and say it’s not appropriate for the residential area.

A large group of angry residents packed into the basement of the Bethzatha Church on Monday night to learn about the plan and express their concerns over having the temporary shelter operate at 86-18 58th Avenue, in the middle of a quiet block.

The building would house up to 29 adults, according to Yolanda Martin-Garibaldi, vice president of The Queens Alliance, Inc. That group has entered into a ten-year lease for the building, which was owned by St. Vincent’s Catholic Medical Centers until it was sold in 2005 to a limited liability corporation. This is the first facility of this type to be run by the recently-formed Queens Alliance.

At Monday’s meeting, co-hosted by Community Board 4 and Communities of Maspeth and Elmhurst Together, Martin-Garibaldi said that the alliance’s goal is to provide “temporary emergency shelter” while the client works their way back to permanent housing. While there is no set limit on the amount of time an individual can stay there, she noted that it’s in Queens Alliance’s interest to turn over units so new residents can move in.

The Queens Alliance is funded by the city Human Resource Administration, which will direct clients to the facility. While no one has been assigned there yet, individuals could begin arriving at any time, said Martin-Garibaldi. The alliance has the right to reject certain clients and will not accept sex offenders or parolees. “They’re not just sending us anyone and we’re not going to take anyone,” she said, stressing that the building will not serve as a halfway house, drug rehab center or medical facility.

At the start of the session, Richard Italiano, district manager of CB 4, gave the crowd some bad news: the area is zoned for community facilities, meaning the building can be used in this manner as-of-right with no prior approval needed. As a result, many residents were only just learning about the plan, even though Queens Alliance has been eligible to receive clients for more than a week.

Many residents used the meeting to vent frustration over not having any say before the project was approved. “They have no right to do this,” said CB 4 member Nick Pennachio. “They just dump everything in Elmhurst – we have our share here.” He questioned whether there are also similar projects in neighborhoods such as Forest Hills and Rego Park and noted that property values will decrease as a result. “Queens Alliance is not welcome here.”

The feeling that Elmhurst and Maspeth shoulder an unfair burden of projects affecting the quality of life was echoed by several other residents. “Not to disrespect you, but Maspeth and Elmhurst get a lot of [crap] from the city… It’s not fair,” said another resident, to loud applause.

Since the project is allowed under the zoning, Roe Daraio, president of COMET, focused on Queens Alliance’s background and the regulations they must follow in order to remain open and continue receiving city funding. She noted that the organization doesn’t have a Website and couldn’t be located through a Google search. In addition, the 58th Avenue building that will house the homeless individuals is also listed as the alliance’s office.

Daraio said the guidelines governing these types of facilities will be distributed to the community to make sure proper procedures are being followed. “If they don’t follow the guidelines, perhaps we can get it shut down,” she said. “We are one community and we have to fight the battles together.”

Others feared that problems could arise due to the shelter’s proximity to nearby schools, churches and daycare centers. “What happens when school gets out? I don’t think it is right… We pay our taxes, we work hard for our homes and we get this,” said resident Maria McDonald, who said her husband was attacked along Queens Boulevard several years ago by a resident of a group home located near the shelter.

Linda Lam was particularly frustrated that the residents had no prior warning of the plan, and said one reason the neighborhood is forced to shoulder more than its fair share of community facilities is due to the low turnout rate of voters. She vowed to help mobilize the neighborhood and rally in front of the property to bring attention to the situation. “Why must we be further burdened? We get dumped on time and time again,” said Lam. “We will do what it takes to prevent this homeless shelter from destroying our neighborhood and from hurting our children.”

Martin-Garibaldi stressed that there will be security guards on site around the clock. However, many in the crowd groaned and booed when she said that the guards would call the police in the case of a serious situation. Under questioning, she stated that there would be two guards on at a time, leaving some to argue that the alliance isn’t doing enough to ensure the facility doesn’t present a threat to the neighborhood.

“Trust me, I know what the community is saying.... but these are our people and they have to go somewhere,” said Martin-Garibaldi. “I understand your concers and respect them all.”

Among the most concerned was Brayan Terrazas, an NYPD housing officer who lives next door to the property. He said the building formerly housed college students and said it’s unfair that it will now be used in a less neighborhood-friendly manner. After several years with the NYPD, “I know about all the problems [housing] brings with it,” he told Martin-Garibaldi. “It’s just going to be problems,” he added, predicting that two security guards will be unable to effectively monitor 29 adults, especially since the building has entrances in the front and rear.

This portion of Elmhurst is in the City Council district of Melinda Katz (D-Forest Hills), who was not at Monday’s meeting. A resident said she called Katz’s district office but was told by an aide that the effort is a lost cause since the project is allowed under the zoning. Instead, the aide suggested that the resident consider hiring an attorney, a solution she said was not acceptable.

Katz’s office did not return a call left with a staff member on Tuesday.

However, Councilwoman Elizabeth Crowley (D-Middle Village), whose district is south of the area, attended the meeting. She told residents that “just because we’ve heard that it is as-of-right, it doesn’t mean that it’s right.” Crowley said the legislation needs to be changed so that shelters within residential areas must be approved by the community. She vowed to assist with protests and other efforts “to make sure this doesn’t go through.”

Ultimately, Martin-Garibaldi was unable to appease most of the fears. “The only thing I can tell you at this point is that time will tell,” she said, again drawing loud boos and groans from the crowd. She later said she was “surprised” by the large turnout and residents’ objections. “I didn’t expect this today,” she said.

The residents are planning to rally in front of the building on Saturday, July 11 at 11 a.m

City Renames New Elmhurst Park

Residents Balked at Gas Tank Reference

By Conor Greene

After residents objected to the name Elmhurst Tank Park for the new green space under construction along Grand Avenue, the city has agreed to instead call it Elmhurst Park.

Community Board 4 and members of a local civic group were not happy with the city’s initial name for the park, which was intended to reflect the site’s past as home to the Newtown Gas Holders – commonly known as the Elmhurst Gas Tanks. However, residents didn’t like the idea of commemorating the two hulking structures, which loomed over the nearby expressway until they were dismantled in 1996.

“The Parks Department often gives city parks names that reflect the history of a site,” a spokeswoman said in a statement. “However, after hearing concerns of residents in the neighborhood and the Community Board, we changed the name to Elmhurst Park.”

The first phase of the roughly $20 million project was completed last fall, when the park’s footprint was created. Hundreds of trees and shrubs were planted on the six-acre property, and tons of clean fill was imported to create contours on the previously flat land, which is located at 79th Street near the Maspeth-Elmhurst border.

The next phase is expected to go out to bid in the spring and be completed in 2010. It will include a walking path, comfort station, sprinkler area, separate playgrounds for younger and older children and a maintenance house. While the park is intended for passive recreation, it will feature an artificial turf field for informal pickup games.

Richard Italiano, district manager of CB 4, said that both the board and the “surrounding community” at large favored the name change. “The people we spoke with wanted ‘Elmhurst’ in it, but more so, I got the feeling they didn’t like gas tanks or any reference to it,” he said. “Some people who have lived in the area for a long time were saying the tanks weren’t exactly the best neighbors.” He praised the Parks for being open to considering a new name. “I think they went over and above [in terms of] listening to the community,” he said.

Other finalists included Elmhurst Community Park and Elmhurst Memorial Park. Signs informing visitors about the gas tanks – which often served as a landmark on radio traffic reports – will be installed at the park. In addition, crabapple trees will be planted in the rear portion of the site that used to be an orchard, and a Vietnam War memorial is planned for the site.

Now, Italiano’s focus is on “getting the gates open for the public,” hopefully in less than two years. “It’s been a long process. It was a blank piece of property, and it takes a while to get all the infrastructure in there,” he said. “It looks great, but there still are more plantings and buildings to do.”

After Keyspan dismantled the tanks, the company began exploring plans to develop the land and eventually entered into discussions with Home Depot. However, local officials and residents including the Juniper Park Civic Association pushed for a park on the land. In 2005, the city bought the property for one dollar after Mayor Michael Bloomberg intervened. The project is primarily being funded through mayoral and City Council appropriations, according to the Parks Department.

Robert Holden, who as JPCA president was instrumental in getting the land set aside for green space, said he stayed out of the discussions regarding the park’s name. “I think the important fight was saving it from becoming a Home Depot and mall,” he said. “The name game is just that. I’m proud of the JPCA effort to save the park. We worked day and night for months and it was all worth it.”