Rego Center Opening Causes Traffic Woes

By Conor Greene

The new Rego Center has only been open several weeks, but complaints have been pouring in from residents about constant traffic jams on the roads surrounding the huge retail space.

Local elected officials, community leaders and the city Department of Transportation are now looking into ways to alleviate the strain placed on area roads, including the Long Island Expressway, Queens Boulevard, Junction Boulevard and 62nd Drive. While some of the complaints focused on the center’s opening weekend, Community Board 6 District Manager Frank Gulluscio said the gripes have continued since then.

And, while Kohl’s, T.J. Maxx and Century 21 are already opened, there is concern the problems will only worsen when bulk discounter Costco opens in the coming weeks. “The traffic during opening weekend was really horrendous, but we’re still getting complaints from people, mostly on 97th Street,” said Gulluscio. “Their concern is traffic, no doubt about it - getting ambulances in and out of the area, the public school down the block and pedestrian safety for residents and those going to the mall.”

Councilman Daniel Dromm (D-Jackson Heights) said that Queens DOT Commissioner Maura McCarthy agreed to review the situation now that the mall is open. “They’ve been working with us on this and I don’t think is a final deal,” he said, adding that he is hopeful traffic will be alleviated once the mall’s second entrance, located off the Horace Harding Expressway, is opened. “They [mall management] have been very responsive to us, and it’s a good thing to have the mall over there, we just have to iron out the kinks.”

The property is adjacent to the district represented by Councilwoman Karen Koslowitz (D-Forest Hills), who vowed to work with Dromm, CB 6 and the DOT “to make sure that we meet an appropriate balance between protecting the needs of the residents in the area with the economic benefits that the new mall brings.” She urged residents to contact her office with suggestions about improving the situation.

In a statement, a DOT spokesman said department officials met at the site prior to the mall opening and will be back there next week to review issues raised since the opening. Traffic patterns outside the mall are being monitored and requests submitted by community leaders and residents are being studied. The specific proposals include changing 62nd Drive to a one-way street, changing the timing of traffic lights on Junction Boulevard and 62nd Drive and reviewing the situation along 97th Street.

The DOT spokesman noted that many of the issues occurred on the mall’s opening weekend and said the department expects traffic will ease once customers and residents get used to the new layout.

Middle Village resident Lorraine Sciulli said she was disappointed how difficult it was to navigate the local streets around the shopping center on a midday trip there on a recent weekday. “It’s a horror. It was very hard to park as you would imagine. Totally tied up,” she said. “If more stores are coming in, they definitely have to make adjustments with the traffic. I don’t know what, but something has to happen.”

Despite the planned improvements, there is a feeling that more should have been done ahead of time to reduce the project’s impact on the neighborhood. “I expressed some of these reservations in advance when I was running for office, but now it’s there,” said Dromm. “I would have liked to see a ramp going to the expressway, and there were some other things that probably needed to be negotiated before the mall was given the okay.”

Robert Holden, president of the Juniper Park Civic Association, said the project has also led to constant backups along the LIE. He agrees that steps such have been taken prior to the center’s opening, such as creation of an additional lane on the exit ramp, to prevent these problems.

“It was insufficient five years ago and it’s only worse now because of the new mall and expansion of the Queens Center Mall,” said Holden. “They’re going to have to have an emergency DOT meeting to address all these concerns because when you can’t get around, people start moving away.”

Still, Gulluscio maintained that the project is beneficial to the community. “It’s become a destination, with everything located right here as far as retail stores,” he said. “You don’t have to go to Long Island anymore, and the economic base stays in Queens, especially the hundreds of jobs created. People aren’t happy initially, but it’s there so we just have to make it work moving forward.”

City Nears Deal to Buy Former Rite Aid Property

Ridgewood Site Eyed for New 600-Seat K-6 School

By Conor Greene

The city has reached an agreement to purchase the former Rite Aid property at Metropolitan Avenue and Tonsor Street in Ridgewood and plans to build a 600-seat school there to help alleviate local overcrowding.

A spokeswoman for the city Department of Education confirmed that the agency has “reached an agreement to buy the property” but was unable to reveal the purchase price until the deal is finalized. The plan is to build a K-6 school at the site, according to Community Board 5, which is holding a public hearing on the plan on February 24 at 7 p.m. in Grover Cleveland High School.

Councilwoman Elizabeth Crowley (D-Middle Village) said she is “pleased” that the SCA is looking at potential locations in the area for new schools. “I will continue to work with the DOE, the SCA and the community to ensure this process is done with the best interests of the surrounding neighborhoods and for our future generations," she said.

The property, located near Grover Cleveland High School, most recently housed a Rite Aid pharmacy but has fallen into a state of disrepair over the past few years. It had been eyed as a potential location for a new supermarket, which is needed in the area, but was determined by one company to be too ex- pensive to modernize for that use.

It was one of several local sites identified by members of Community Education Council 24 to be included in the city’s upcoming five-year capital plan, according to the group’s president, Nick Comaianni. “This is a site we found a few years back and has stayed empty, so we told the SCA to pursue it for years,” he said. “It is a perfect site for a school - nice and big, the location is good on the main avenue and it’s in the right place to alleviate overcrowding in Ridgewood and Maspeth.”

The property measures about 100,000 square feet, meaning there is plenty of room for a building and other facilities such as a playground, said Comaianni. “To me, that’s going to be a great school,” he said, adding that it is accessed by a main road, meaning nearby residential areas wouldn’t be impacted by increased traffic. He recalled a number of chain stores failing at that location during his lifetime, including several supermarkets, and thinks it will be more appropriate for a school than another business.

Comaianni said CEC 24 has suggested several other local properties to the School Construction Authority as possible locations for schools, but he declined to specifically name them to preserve the city’s negotiating leverage. “What I’ve always pushed for with SCA is, when you find a spot, even if you don’t have the money to build on it now, purchase the property for the future,” he said. “Worst case scenario, the market is slow, so you can resell it as the market improves later on.”

The SCA is still finalizing the purchase agreement, and will need City Council approval to move forward with the deal, according to Crowley. It would take at least three years before the school is completed, said Comaianni, who added that the revised five-year capital plan still needs City Council approval as well.

Major Shopping Center Nearing Completion

Costco Slated to Replace Home Depot

By Conor Greene

The huge shopping center under construction at Junction Boulevard in Rego Park is nearing completion, but the roster of tenants to occupy the mall remains up in the air, with Costco expected to replace a Home Depot initially planed for the site.

Despite appearing at a recent Community Board 6 meeting to update officials and residents about the project, an official from developer Vornado this week declined to discuss it, citing company policy of not commenting to the media. However, work at the 6.6-acre property, which is also bounded by the Horace Harding Expressway, 62nd Drive and 97th Street, is entering the final stages in advance of an opening this spring.

The 600,000-square-foot shopping center, developed and managed by Vornado and owned by Alexander’s Inc., is adjacent to the Rego Park Mall, which features an Old Navy, Sears and Bed Bath & Beyond. The new four-level center is slated include a 138,000-square-foot Costco, a 134,000-square-foot Century 21 and a 132,000-square-foot Kohl’s. The Costco was included after Home Depot withdrew from the project, and T.J Maxx is also in the process of signing a lease with Vornado for space at the center.

Frank Gulluscio, district manager of Community Board 6, said he plans to meet with city Department of Transportation officials to ensure the shopping center doesn’t cripple the neighborhood. “I am going to meet with DOT to make sure that the plans that were initiated come to fruition,” said Gulluscio. “The impact of that mall is going to be huge, which everyone knew… We’re going to be inundated with traffic, everybody knows that, but this has all been worked out, so we want to make sure everything is in place.”

One big change from the initial proposal is the elimination of two residential towers that were planned when ground was broken at the site in 2006. Vornado has constructed the building so one of the towers can eventually be built when the market rebounds, according to Gulluscio. “It’s definitely on hold, but the footprint is there so they can build them,” he said. “They built what’s there now with the full intentions of having the towers, so all that stuff is ready to go if they decide they can do that.”

The original plans also included space for a Wal-Mart, but that plan was met with opposition from the City Council after word of that agreement began circulating in 2004.

Gulluscio welcomed the switch from Home Depot to Costco, which he says will be useful to a wide range of residents. “There is such a need for a Costco type store in that part of Queens, so this board feels that is a positive thing,” he said. “If you think about that side of Queens Boulevard, there are some small supermarkets, but nothing that can compare to a Costco.”

He noted that residents at recent CB 6 meetings are eagerly anticipating the additional shopping options close to home, which Gulluscio noted should be an “economic boom” for Queens, as many residents currently head to Long Island. “People want it open now, they’ve dealt with the construction, so there is a sense of ‘Ok, let’s get it open now,’” he said. “The fact that we could stop people from going to Nassau County and keep the tax base here, is the beauty of this whole thing.”

While the property is in the City Council district to be represented by Daniel Dromm beginning in January, much of the impact will likely occur in the Rego Park and Forest Hills area that Karen Koslowitz is preparing to represent. Her spokesman, Greg Lavine, said that Koslowitz "plans on working closely" with the community board and Dromm "to ensure that the transportation situation makes sense for the residents of the area."

A traffic study was previously completed, but Koslowitz still wants to follow up with the DOT and community board "to make sure that all issues are looked at, and that any changes that are needed to be made are accomplished in time for the mall opening," said Lavine.

"The opening of this mall really presents a great option for Queens and all of New York City, and we hope this will keep residents shopping in Queens and provides a service that hasn't been here," the spokesman added.

The large anchor stores will occupy space in the mall’s cellar and upper levels, leaving space on street-level for smaller stores and restaurants. Subway sandwich restaurant has signed a lease for one of the storefronts. Since it only recently signed on, Costco isn’t expected to open until the summer.

The center also contains a parking garage with approximately 1,400 spaces and a 2,500-square-foot community center. In all, the project is expected to cost more than $400million. Questions also remain over the construction of a new entrance at the 63rd Street G/R/V subway station, with Vornado currently planning to pay the MTA to complete that project.

City Unveils Zoning Limits for Metro Ave HS

Frustration Over DOE Process for Opening New Buildings

By Conor Greene

With overcrowding within borough schools a chronic problem, many parents are thrilled that the long-awaited Metropolitan Avenue high school complex will finally open this September. However, many are shocked at the city’s decision to only open the school up to one grade at a time, meaning it won’t be filled to capacity for four more years.

The city Department of Education unveiled its proposed zoning map for the new 1,000 seat high school set to open on Metropolitan Avenue near Woodhaven Boulevard in time for the start of the next school year. Aside from expected disappointment and complaints from parents whose block wasn’t included in the zoning, many in attendance at PS 113 on Monday were surprised that the school will initially only be occupied by freshmen.

The complex, which as been in the works for nearly two decades, includes the 1,000-seat high school, for which priority is being given to District 24 and District 28 students who live within the proposed zoning boundaries. It also contains a 6-12 school which has been set aside for students in District 28 and wasn’t part of Monday’s zoning discussion.

Gaby Fighetti, senior director of enrollment at the city DOE, said the main goal is to “set up this high school to be a success.” The goal was to create a zone that will eventually include about 250 students from each grade level, with half the seats set aside for District 24 students and half for District 28 students.

For the first year only, students living in an area previously zoned for another local high school such as Forest Hills or Hillcrest, but now included in the Metropolitan Avenue zone, will be allowed to choose which facility they attend. In future years, they will only be zoned for the new school.

Priority will first be given to students living in the zoned area, and then to the rest of Queens before admission is opened up to residents citywide. The proposed zone was created using mapping software that contains addresses of enrolled students, explained Fighetti. “It’s all about density. You go out as far as you can go until you have too many families zoned,” she said.

During Monday’s meeting, some residents requested changes to the proposed zoning, such as extending it further north so students don’t have to cross Queens Boulevard. Another asked if Cord Meyer residents currently zoned for Hillcrest would be allowed to utilize seats at Forest Hills High School that will open up as students enroll in the new Metropolitan Avenue complex.

Fighetti said that since FHHS is already overcrowded, the department will not be redrawing zoning lines for that facility. “No matter where you draw the zoning lines, there is a family across the street that isn’t included,” she said, adding that while the DOE is willing to listen to arguments regarding the zoning, the rationale behind a change can’t simply be that a particular block or household isn’t included.

However, a major point of contention was the DOE’s decision to open the new school up to one grade level at a time, meaning it won’t be filled to capacity for four years – even though nearby high schools are filled beyond capacity. In explaining the decision, Fighetti repeated the mantra of “setting the school up to succeed.”

A DOE spokesman later told The Forum that the department is “phasing in the school one grade at a time rather than opening all grades at once because research, as well as our experience, shows that new schools do better when they phase in gradually. While we understand that high school overcrowding is a serious concern in Queens, our first responsibility is ensuring that we’re setting up our schools for success. The Metropolitan Avenue complex will help alleviate overcrowding in nearby high schools starting when it opens in 9th grade next year, and as it adds new grades in subsequent years.”

Still, many didn’t buy that rationale at Monday’s meeting. “We can’t have schools operating on five sessions,” said Dmytro Fedkowskyj, the borough president’s appointee to the Panel for Educational Policy. “We’re building state of the art buildings and we’re not even utilizing them… I think this is a mistake. Go back to the drawing board and utilize more of this school now,” he said to loud applause.

Another resident suggested that the school be opened up to freshmen, sophomores and juniors initially, since most students wouldn’t want to transfer to a new school for their senior year anyway. Fighetti later denied a resident’s theory that the decision is drive by budget constraints. “It is not an economic decision, it’s an instructional one,” she reiterated.

While the proposed zoning map is close to a final product, the DOE will continue to accept community feedback over the next two weeks, according to a spokesman. Residents can e-mail suggestions and comments to portfolio@schools.nyc.gov before the proposal is submitted to Schools Chancellor Joel Klein for approval.

Assemblyman Andrew Hevesi (D-Forest Hills) told the audience that the zoning map presented that night was different from a proposal officials reviewed several weeks ago, which didn’t include Forest Hills Gardens. He also questioned the decision regarding the facility’s opening. “The bottom line was to reduce overcrowding [so] is there a rationale to open just one grade?” he questioned.

Dermot Smyth, the area’s United Federation of Teachers representative, suggested that parents fill Klein’s e-mail inbox to voice their unhappiness with the decision to only open the school to freshmen next year. “Let him know you don’t want it to open up with three-quarters of the seats empty,” he said. “Be a little loud and he will pay attention.”

Board Seeks Demolition of Glendale Building

CB 5 Claims Multi-Family Home Violates Zoning

By Conor Greene

The local community board wants the city to force the owner of an occupied three-family home to dismantle the structure because it violates a host of zoning laws, wasn’t built in accordance with submitted plans and doesn’t have a certificate of occupancy.

Community Board 5 “decided to be quite proactive” in regards to the situation at 78-46 79th Place in Glendale, according to Walter Sanchez, chair of the board’s Land Use Committee. A garage serving the multi-family unit next door was replaced with a three-family building, which the board claims doesn’t conform to either the R5 zoning in effect prior to the March 2006 area rezoning or the current R4-1 regulations.

Sanchez reported at the November board meeting that District Manager Gary Giordano wrote a letter to the Buildings Department about the concerns, which include lack of parking, work without a permit and violations of front and side yard regulations. The board is “really concerned about the safety of the people inside” in light of recent fatal fires, said Sanchez, especially since it involved self-certified plans. “We want to put it on the record,” Sanchez said of the letter, which was copied to area elected officials.

“After additional review, our [committee] remains concerned and quite sure that the three family home constructed at the property in question complies neither” with the current or previous zoning, wrote Giordano. “To our knowledge, self-certified plans were filed... for the conversion of an existing two-family house to a five-family dwelling. In actuality, what has been done is to demolish the garage serving 78-44 79Place and build a three-story dwelling where the garage was.”

As a result, neither property now has off-street parking, which is required. Further, the garage was torn down without a permit, which the owner only obtained after receiving a violation, according to Giordano. A stop work order “related to this questionable construction” was issued in November 2008, and the property still doesn’t have a valid certificate of occupancy, wrote Giordano, adding that it is “very questionable” whether the property meets yard setback requirements.

The advisory board voted 38 to 0 in October in favor of having the building dismantled. Last week, a DOB spokeswoman said a stop-work order had been issued at the fully-completed building and that the application was being reviewed. When asked what course of action, including demolition, was possible, she said an inspector would visit the property and determine an appropriate course of action.

No updates regarding recent inspections have been posted on the DOB online records, and the department did not respond to a followup inquiry this week. On Wednesday, Giordano said he is still awaiting a response to his letter.

Queens DOB Official Charged with Corruption

An investigation into corruption within the city Buildings Department has extended to Queens with the arrest of the borough’s former Chief Plan Examiner, who resigned last month.

The city Department of Investigation announced the arrest of James Cheng on charges of accepting cash payments from a Flushing architect in exchange for reviewing buildings plans before they were submitted to the Buildings Department.

Cheng, 55, of Woodmere, was a former Chief Plan Examiner with the DOB until he resigned in November. On Monday, the DOI announced that Cheng has been charged with receiving reward for official misconduct, a felony, and official misconduct, a misdemeanor for allegedly accepting cash payments from Sung Ho Shin, a state registered architect.

Shin, 49, of Syosset, has been charged with giving unlawful gratuities, a misdemeanor. Upon conviction, the felony charge is punishable by up to four years in prison and the misdemeanor charges by up to a year’s incarceration.

“As charged, these defendants betrayed their professional responsibilities and brazenly disregarded the rules,” said Rose Gill Hearn, commissioner of the DOI. “everyone should know that offering and accepting money in exchange for a city employee giving preferential service is a crime that will end in arrest and prosecution.”

Cheng, who is also a state certified architect, began working at DOB in June 1997 as a Plan Examiner. He resigned in February 2001 to take a similar job with the city School Construction Authority until March 2003, when he returned to DOB as Chief Plan Examiner in the department’s Kew Gardens borough office.

In that post, Cheng was paid an annual salary of $99,149 until he resigned in November. His duties included meeting with the public, including architects and engineers, reviewing project records and building plans for compliance with city building code and assigning them to be reviewed by plan examiners.

According to the criminal complaints, Cheng reviewed zoning analysis for building plans that had not yet been submitted to DOB in exchange for cash payments from Shin over a two-week period in 2008. The investigation revealed that Cheng knew and told Shin that he was not allowed to engage in that type of activity.

The DOB released the following statement from Commissioner Robert LiMandri: "These allegations, if true, are clearly unacceptable and are not condoned in any way. Mr. Cheng resigned from the Department last month, and we are currently reviewing his jobs as a precaution.

"The Department has taken significant steps to increase integrity and transparency, including an online property database detailing inspection results, mandated integrity training for all employees and the use of GPS technology to track on-duty inspectors. Since 2002, tips from our staff have led to more than 70 arrests by the City’s Department of Investigation, exemplifying the honest work of so many employees who are dedicated to serving this City."

Maspeth Cell Antenna Plan Gets Poor Reception

By Conor Greene

An application to place cellular antennas on top of a Maspeth apartment building has not been received warmly by tenants, neighbors and the local community board, but might still win approval from the city.

MetroPCS has applied for permission from the city Board of Standards and Appeals to install six wireless antennas on top of the apartment building at 53-00 65th Place. While cellular antenna proposals are not generally subject to local zoning restrictions, a variance is needed in this case due to existing wireless equipment already located on the roof.

A hearing on the plan was held at Community Board 5’s October meeting, and the board’s Land Use Committee subsequently voted at its meeting the following week to recommend rejecting the application. The full board was expected to vote against the plan at its meeting this past Wednesday night, according to District Manager Gary Giordano.

According to the company’s application, the antennas are needed to close coverage gaps in the area. MetroPCS already has antennas in the area, including on top of buildings on 51st Avenue and 67th Street. However, it is eying the 65th Place building because it is the tallest in the area and already houses antennas for Verizon, Sprint and the 911 system.

“If approved, the proposed facility will offer significant advantages and services to the community with virtually no negative impact on the community,” the company argued in its application to the BSA. “The proposed facility is of vital importance to MetroPCS’ efforts to provide reliable service to the area in question. Without the proposed facility, a significant gap in reliable coverage would exist in the area.”

However, the plan isn’t sitting well with building residents and other community members who are worried about the increasing number of cellular antennas in their neighborhood. “I think it’s absolutely ridiculous,” said Maspeth resident Manny Caruana. “It’s another intrusion into residential areas with these cell antennas. There are already antennas on top of that roof, so it is going to intensify the RF frequencies generated.”

One problem, said Caruana, is that private companies like MetroPCS are given the same latitude afforded to public utilities in these types of applications since they provide a service to the public. “There are no regulations on these people,” he said. “They allude that they are a public utility… but they’re not regulated. I think at some point we’re going to find out we’re being over radiated by these antennas.”

The building owner, Jangla Realty of Great Neck, will be paid by MetroPCS in exchange for providing space on the roof and in the basement for related equipment. Residents accused the company of failing to properly maintain the building, and said that firefighters’ efforts to extinguish a 2008 blaze at the property were hampered by the presence of the antennas and equipment. “This guy just wants to take the money and run,” said Caruana.

A Jangla Realty official reached by phone at the company’s Great Neck office would only say that “they comply with the law” and said the building is maintained, but is still being repaired from the fire. He ended the conversation without discussing the opposition from tenants and the community to the plan.

According to Giordano, the board’s recommendations will be forwarded to Borough President Helen Marshall, who has the opportunity to weigh in on variance applications,before a BSA hearing is held in Manhattan. “It’s certainly a concern for me personally and I think for a lot of people,” he said of the increase in cellular antennas in residential areas. “I think part of the problem is that more and more people have cell phones and are using them as their main phone, even doing away with their landlines. So if you have demand for more service, and service where you can use your cell phone inside your home, there’s no magic, and I think that’s a big part of the issue.”

At the board’s hearing last month, building resident Candida Baez submitted a petition signed by 31 residents from the 60-unit apartment building in opposition to the plan.

Renewed Hope for Parkland at St. Saviour's Site

By Conor Greene

Maspeth residents and activists are hopeful that years of lobbying for parkland at the former St. Saviour’s will eventually pay off, now that several local officials have thrown their support behind the effort.

Borough President Helen Marshall and City Councilwoman Elizabeth Crowley are pursing the possibility of securing funding thorough the state Environmental Protection Fund to help pay for an acquisition of the lot near the corner of Rust Street and 57th Road. The property is currently empty, but is being prepared for future development should the owner, Maspeth Development, LLC, find an interested buyer.

The land was formerly home to historic 1847 St. Saviour’s church, which was designed by noted architect Richard Upjohn. In 2005, a Korean Methodist congre-gation sold the property to Maspeth Development for $4 million. The community fought the plan for residential development, and the owner allowed the Juniper Park Civic Association and other volunteers to dismantle the church building so that it can eventually be rebuilt on land donated by All Faiths Cemetery in Middle Village.

In the meantime, residents and activists including Christina Wilkinson of the Newtown Historical Society, haven’t given up the battle to have the land preserved for much-needed greenspace in that portion of West Maspeth. Wilkinson informed Marshall and Crowley of the Environmental Protection Fund opportunity, and the officials are responding with a letter the state Department of Parks and Recreation urging support for the endeavor.

“We’re looking to see if we qualify to get money from that state fund to acquire the land as parkland,” confirmed the borough president’s spokesman, Dan Andrews. In addition, Marshall has requested that the city Parks Department - which recently expressed a willingness to take title of the land if funds are secured to buy it - have a formal appraisal of the land conducted. While the city Parks Department is willing to take the land over, officials made it clear that funding for a purchase will have to come from other sources. “There is no city money to do it right now, but there is support for acquiring it as parkland, so obviously it is a question of money,” said Andrews.

The property is currently being listed by Manhattan-based Berko & Associates for $8.5million. This week, Joe Berko said the property owner would be willing to discuss a sale to the city at the right price. “Obviously, I don’t think anyone is looking to build right now, that is a well known fact,” said Berko. The owner acquired the land with the intention of developing the site, but “that is not happening right now,” said Berko.

Berko said there has been “some interest” in the site, including from firms seeking to lease the land to store equipment. “I think we have had communication with some members of the community, and if there is interest in the land, then absolutely” the owner would be willing to listen to offers.

Wilkinson said that while word that the Parks Department would take title of the land was encouraging, it set off an uphill battle to secure the funds. She first tried to arrange a land swap using land owned by the city elsewhere, but says the Bloomberg administration immediately ruled out that plan. She then came across the Environmental Protection Fund, through which money is provided to purchase space in neighborhoods that are underserved by parks, such as Maspeth.

“It sounded like a promising avenue to explore, and I contacted Councilmember Crowley and the borough president and they took it from there,” said Wilkinson. “A new park for Maspeth is something that the community has been looking forward to for a long time without much hope that it would happen because our elected officials in the past were not on board with the proposal,” she said. “It took the recent infusion of new political blood over the past year to give it some momentum.”

In her letter to the state, Crowley said the site “represents centuries of local history” dating back to when it was part of a Native American settlement along the Newtown Creek. It was part of the first European settlement in Queens when Maspeth was founded in 1642 by the Dutch and English. Then, 162 years ago, local congressman James Maurice founded St. Saviour’s Protestant Episcopal Church and donated the 1.5 acre property for the churchyard. Until last year, the site was home to 185 trees that helped buffer the residential blocks from the nearby industrial properties.

Crowley notes that while the mayor’s plan calls for every New Yorker to live within a ten minute walk of a park, Maspeth only has 12 acres of greenspace for more than 36,000 residents. The city calculates the ideal amount of open space to be 2.5 acres per 1,000 residents, meaning the neighborhood is vastly underserved, according to Crowley, who hopes to have other local officials sign on in support of the letter.

“The community very much would like to see this space opened back up to them,” she wrote. “Community members and groups already secured donations of trees, flowers and clean fill, but this working class neighborhood needs money in order to acquire the property.” She adds that there likely isn’t enough time for officials to raise the needed funds before the real estate market improves and the land is developed. “Should we miss this chance to create public parkland, another opportunity such as this will not likely present itself in our lifetime,” she added.

School Construction Projects Moving Forward in Forest Hills

SCA Announces PS 196 Expansion; Metro Ave Campus on Time

By Conor Greene

The city Department of Education and School Construction Authority is making progress in its effort to provide additional seats for students in Central Queens, with several projects in Forest Hills moving forward as planned.

The SCA recently announced that the capacity of PS 196 on 113th Street will receive more than 400 new seats through an expansion and renovation effort that began recently. At the same time, work on the Metropolitan Avenue complex – which will be home to two separate schools – is progressing on budget and should be completed by September 2010, as scheduled.

Construction has begun on a three-story addition to the existing PS 196 building that will provide 408 new seats when completed in September 2011. In all, the expansion will include 644 seats, as some temporary classrooms now housed in trailers will be replaced with the new permanent building.

The expansion will result in 17 new standard classrooms serving students in pre-kindergarten through fifth grade. The fully air conditioned building will also include a student cafeteria with a full kitchen, a special education classroom, a music room, art room, science lab with prep room, medical and administrative offices and other support spaces.

Once the expansion is completed, renovations of the existing two-story building will begin and should be finished by February 2012, according to the SCA. That will include a newly expanded library, a new elevator and various building system upgrades. At that point, the school will have capacity for 1,260 students.

In all, the PS 196 project is expected to cost $29.8 million, according to the SCA.



Meanwhile, work is progressing at the Metropolitan Avenue site, which is at the intersection of 65th Avenue and will be home to two new schools. One will serve 700 intermediate and high school students, while the other will be a 1,000 seat high school. Construction on the $158 million project began in 2007, although the project itself dates back nearly a full decade.

Each school will have its own administrative area, instructional spaces, library, cafeteria, gym, exercise room and meeting rooms. The schools will share an auditorium, base building services and outdoor recreational areas, and the high school will feature a competition gymnasium.

The campus will include space for about 200 District 75 special education students. In addition, about 500 seats have been set aside for students in nearby District 24, which is the city’s most overcrowded education district.

There currently are about 200 construction workers on site daily, with work about two-thirds completed, according to the SCA. While it remains on schedule for its September 2010 opening, there are still some outstanding issues regarding traffic in the area.

Residents Deal With Construction Woes

Issues Include Abandoned Work Site and Zoning Question

After years of virtually unchecked development throughout the city, it is not surprising that many residents have been left feeling the negative effects of projects on their block. In recent weeks, several examples of how a resident’s quality of life can be impacted by projects at neighboring properties were raised at community meetings and in interviews with The Forum. The following is a look at problems in Maspeth with a stalled construction site and vacant house and a question in Glendale over whether a multi-family building was completed in accordance with the area’s zoning.

Abandoned Maspeth Site Becomes Dumping Ground

Mary Ann Todzia has been living next to a vacant lot at 65-61 Hull Avenue for more than four years now. While the fact that work has stalled on the project is bad enough, Todzia says her house’s foundation was damaged during construction, and the vacant lot fills up with water when it rains. To add insult to injury, the site’s construction fence is in danger of collapsing and people have began dumping bags of trash on the sidewalk in front of her house.

In June, the city Department of Buildings issued a stop work order and five violations to the owner for having a defective fence, abandoning the site and failing to safeguard it. However, despite the summonses, the area continues to be neglected, said Todzia. She registered a complaint with 311 over the trash dumped on the sidewalk but was later told that an inspector didn’t find cause to issue a violation.

“It started four years ago in July, and right now they have more than 40 violations and this guy is nowhere to be found,” said Todzia, referring to builder American Construction of Ozone Park. Due to the damage caused to her property, Todzia was forced to hire an attorney and is waiting for a court date to be set. Previously, the property featured a one-family house on a double lot. The new owner demolished the house and proceeded with plans to build two two-family homes there, but has since just completed one building.

“It’s a dumping ground. For a while now, people just throw things over,” she said of the area’s current state. “It’s ironic because you can have the Department of Buildings issue permits, go ahead and build, have the property destroyed and no one is punished for it. They’re getting violations, but what comes from them? Nothing. The guy is still in business.”

Zoning Debate in Glendale

Community leaders are questioning whether a multi-family building constructed recently on 79th Place in Glendale was built in accordance with the area’s zoning. Gary Giordano, district manager of Community Board 5, said a public hearing is scheduled on the issue at the board’s October meeting.

Attorneys for the property owner “are now in the process of answering Building Department objections to their plans and the construction that already has taken place” at 78-46 79th Place, where a single-family house previously stood, said Giordano. “As we see it, the construction that has taken place there does not meet the zoning regulations. It certainly doesn’t meet the new zoning regulations after the area was downzoned [several years ago], and I don’t think it meets the prior zoning.”

According to Walter Sanchez, chairman of the board’s Land Use Committee, the owner has applied to be grandfathered under the new zoning since regulations in the area were changed several years ago. After the DOB rejected that request, the owner filed an application for a variance with the Board of Standards and Appeals, but has since gone back to the DOB for a new opinion, according to Sanchez.

Giordano said the main problems are that the building contains too many units, is too high for the area and doesn’t include parking provisions. He expects a hearing at the October 14 meeting so that the issues can be brought into the public. “There is certainly concern that the property owner and their representatives may try to get approval from the Buildings Department and avoid the need for a BSA hearing,” he said. “So we’re looking to bring this into the open air so to speak.”

The city DOB did not respond to a request for information about this property.

Vacant House Brings Down Neighborhood

At last week’s Community Board 5 meeting, Maspeth resident Dorie Wolt complained about the condition of a vacant house at 57-12 58th Place, which she said has fallen apart due to years of neglect. “It’s a disgusting eyesore,” she said, adding that weeds have grown as tall as she is, the roof has fallen in, the basement is filled with water and animals are living inside it. “We live [near] there and this is ridiculous.”

Public records show the property was purchased by the Greater Ridgewood Restoration Corp. from the city Department of Housing Preservation and Development in 2006 for $38,000. On Tuesday, GRRC President Paul Kerzner said the agency is “in the process of cleaning [the property] up.” He said a worker had been sent over to clear the property prior to the CB 5 meeting but didn’t do the job satisfactorily and promised that the land “will be cleaned up to the community’s standards.”

Regarding the future of the property, Kerzner said, “Unfortunately the zoning is so screwed up over there, it doesn’t even make sense to restore it. It’s unfortunate that the prior owner let it go to pot. We inebriated a monster over there, so it’s up in the air as to what we’re going to do with it, but obviously it will be cleaned up.”

Board Concerned Over Restaurant Depot Demolition

City Prepares to Move Forward with Maspeth School Project

By Conor Greene

Members of the local community board are concerned about the imminent demolition of the former Restaurant Depot building due to the presence of toxic materials found on the 74th Street property, where the city plans to build a new 1,100-seat high school.

At last week’s Community Board 5 meeting Chairman Vincent Arcuri noted that the building, located at 74th Street and 57th Avenue in Maspeth, appeared on that month’s list of buildings to be demolished in the near future. Due to the level of toxins, including carcinogens, found on the site, the board sent a letter to city School Construction Authority President Sharon Greenberger to ensure proper precautions will be taken to avoid any risks to the community.

“Considering the contamination found at this planned Maspeth High School site previously, it is critical that maximum protection against contaminants escaping into the environment be employed during demolition, excavation and removal of the existing building, the foundation, the footings and the soil,” wrote Arcuri, who also requested a meeting with the construction company hired by the city and SCA officials “responsible for oversight of this controversial project.”

Earlier this year, CB 5 members voted against the city’s proposal to build an $80 million high school on the 54,000-square-foot property adjacent to the Long Island Expressway. Despite objections from Councilwoman Elizabeth Crowley (D-Middle Village), the City Council voted 38 to 10 in April to approve the Department of Education’s plan. In May, the city purchased the property for $16,250,000, according to public records.

Arcuri told his fellow board members and the audience at Christ the King High School that he is “a little concerned” due to the presence of toxins on the site. “Not knowing anything about the contaminants, we’re bringing that question back up,” he said of the board’s letter to the SCA.

In response, a city DOE spokesman told the Forum that no exact demolition date has been set, but it’s expected to take place “within the next few weeks.” The spokesman said the site is safe for construction and that safety precautions will be taken to ensure the safety of the property’s neighbors and future occupants.

“As to the concerns raised by CB5 in regards to toxins found at the site, it's important that I express as unequivocally as possible that this site is absolutely safe for the construction of a new school building. Like all urban soil, the soil at the Restaurant Depot site does contain some mild contaminants,” said DOE spokesman Will Havemann.

Approximately ten feet of dirty soil will be removed from across the site before construction begins. In addition, building will be equipped with a “barrier system to ensure that no soil contaminants can ever enter the building,” said Havemann. “These controls far exceed the standards observed by private developers, and are precautionary measures taken to make double-sure the school building will be a safe and excellent place to learn.”

Earlier this summer, former City Councilman Thomas Ognibene filed a lawsuit on behalf of the Juniper Park Civic Association and Communities of Maspeth and Elmhurst Together claiming that the SCA withheld information about high levels of toxic substances on the property.

Civic: Future School Site is Now Dumping Ground

By Conor Greene

A local civic association is ripping the city for allowing the former Restaurant Depot property to turn into a weed-and-trash-covered eyesore that has become a dumping ground since the property was purchased several months ago for a high school.

The Juniper Park Civic Association, which fought against the city’s plan to build an 1,100-seat high school at the corner of 74th Street and 57th Avenue, released photos this week showing that the property has been overtaken by weeds, litter, debris and larger items including household furniture and building materials.

“New York City would summons property owners who kept their property in such condition. We’ll see if the Sanitation Department issues a summons to the School Construction Authority,” said JPCA President Robert Holden. The civic association filed a 311 complaint with both the Sanitation Department and the Buildings Department due to the “horrendous condition” of the site.

The problem has left local residents frustrated with the lack of accountability from the SCA, especially among those in the neighborhood who oppose the high school plan. “This is government at its worst. The School Construction Authority is an agency out of control and not answerable to the people,” said Manny Caruana, who lives several blocks from the property.

In response, a Department of Education spokesman said the debris that has accumulated at the site “was dumped illegally by passers-by” and was not placed there by the SCA “This week is the first full week we’ve had a contractor at the site, and, though we didn’t create this mess, we cleaned it up on Monday,” said William Havemann. “Now that we have a permanent presence at the site, we will ensure it remains clean and litter-free.”

The city initially suggested that if necessary, it would use its powers of eminent domain to acquire the 54,000-square-foot former Restaurant Depot property. In May, it agreed to pay $16,250,000 to owner Lucky Star Elmhurst, LLC, according to documents filed with the state. The property had been listed online for $15 million, and the DOE refused to explain the difference between the list price and the higher final sale price.

Despite opposition from local residents, civic groups, Community Board 5 and Councilwoman Elizabeth Crowley (D-Middle Village), the City Council voted 38 to 10 in April to approve the DOE’s plan for the 1,100-seat, $80 million facility. Last month, former City Councilman Thomas Ognibene filed a lawsuit on behalf of the JPCA and Communities of Maspeth and Elmhurst Together claiming that the SCA withheld information about high levels of toxic substances on the property.

“It is a disgrace that the city is allowing this already toxic site to become a monstrous eyesore for the community,” said Ognibene. He recently said in an interview with the Forum that Crowley, who voted against the school but wasn’t able to convince enough of her colleagues to do the same, “got drowned out at City Hall.”

The city Department of Buildings doesn’t have any records of complaints filed at the Restaurant Depot property, according to a spokeswoman. The Sanitation Department received 311 complaints regarding that address, and a “failure to store receptacle” summons was issued. While no illegal dumping conditions were found at the site, DSNY will continue to monitor the site, said a spokesman.

Rezoning of Maspeth, Middle Village and Glendale and Takes Effect

By Conor Greene

After years of watching as out-of-character developing threatened to destroy the area’s quality of life, community leaders breathed a sigh of relief this week as new zoning regulations finally went into effect for parts of Maspeth, Middle Village and Glendale.

Councilwoman Elizabeth Crowley (D-Middle Village), who said pushing the rezoning through the Department of City Planning and the City Council was a top priority since she took office in November, gathered on 83rd Street on Tuesday to announce that the plan is now law.

The rezoning, which seeks to prevent overdevelopment on more than 300 blocks roughly bounded by the Queens-Midtown Expressway, Woodhaven Boulevard, Mt. Carmel Cemetery and Fresh Pond Road, was approved by the City Council on July 29. According to City Planning, the new zoning takes effect immediately, but was subject to a mayoral veto for five days.

Joined by Community Board 5 District Manager Gary Giordano, Juniper Park Civic Association President Robert Holden and CB 5 Land Use Committee Chairman Walter Sanchez, Crowley told reporters that years of unchecked development has “really hurt property values” and “brought down the quality of life” on affected blocks. She said it was a “painstaking and long” process that began years ago.

“For far too long, overdevelopment has been plaguing this community,” said Crowley, adding that fighting it has been “one of our greatest challenges.” While the formal rezoning rocess began in 2006, she said civic leaders ere calling for it years prior. “Protecting ur neighborhood’s character, the very aesthetic of our low density community, has remained a priority of mine since before taking office.”

Giordano called the occasion “a big day for us locally” and noted that the new regulations will help prevent one-family homes along quiet blocks from being converted into multi-family units. “We were getting very overcrowded” as a result of such projects, he said. “We are looking to preserve the beauty of these neighborhoods for as long as we can, and one way to do it is to reduce the size of the buildings you can build here,” said Giordano.

Like others present, Giordano expressed some frustration that the process took so long to complete. “I think some studies moved ahead of us but today is our day,” he said.

Holden called it a “great step forward” but stressed that the fight against over-development is long from over. Also frustrated by the amount of time that has passed since volunteers began going door to door to collect data on each neighborhood, Holden recalled kicking the effort off on May 20, 2004. “We have finally downzoned most of the area,” he said. “This is a good step forward but we are going to have some development.”

Sanchez, of Maspeth, said the rezoning is “probably one of the greatest accomplishments a community board can make” in its advisory role. “We said let’s take the bulls by the horn and try to be proactive against overdevelopment,” he said, adding that the community still needs additional protections to prevent units from being divided. “There is a lot of work to be done. The one-family designation is very important to us.”

While recognizing the delays that held the process up, Crowley boasted that the proposal went from getting the community board’s approval to being officially adopted in “record” time. “I think you have a lot of frustration here for not being a priority for City Planning,” she said.

At this point, only projects in which the entire foundation is completed are allowed to proceed under the previous zoning, which had been in place since 1961. The majority of the next plan replaces the old zoning “with newer, lower density and contextual zoning districts to more closely reflect the existing built form of the neighborhoods,” according to City Planning. Queens District of City Planning John Young told CB 5 that this particular effort is “very complex” and will eliminate a developer’s ability to tear down a one-or-two family home and replace it with a large multi-family building.

City Planning Commissioner Amanda Burden noted that more than 4,200 borough blocks have been addressed “with finely grained contextual rezonings to protect the borough’s lower density neighborhoods from out-of-context development.” She said this effort will “bring comprehensive zoning protections to three of the most appealing communities in the city.”

One of the largest rezonings to date, this plan builds upon contextual zoning changes for 180 blocks in Middle Village and Glendale adopted in 2006, added Burden.

Aqueduct Bidder AEG May be Community Favorite

By Patricia Adams

As the state closes in on awarding the contracts for the construction and management of the proposed racino at Aqueduct Racetrack, bidders have been presenting their formal plans to the Albany powers that be. The Aqueduct Entertainment Group, LLC (AEG) has, according to some close to the bidding process, emerged as a lead contender for the coveted project.

Comprised of several partners, AEG was formed for the express purpose of bidding on, winning and building a world class gaming and entertainment destination. Included in the group are GreenStar Services Corporation, for development, construction and overall coordination; the Navegante Group, as the gaming developer and operator; the Darman Group, Inc. and Empowerment Development Corporation, as co-developers and minority and women-owned business coordinators; Siemens, as technology partner; PS&S, to lead the architectural, engineering and environmental effort; and CleanPower, an environmental firm, who will employ Green Building Strategies. Levine Builders will provide construction management services.

The company will be chaired by Richard Mays, a former Arkansas Supreme Court Justice and nationally known attorney. “The collective experience of our team and the offer that we have presented the State of New York, is one that we believe that no other bidder can top,” said Richard Mays.

Larry Roman who serves as Vice Chairman of Greenstar Services Corporation explained some of the projects details. “Our vision is to build a complex modeled after seven communities in New York. We’re going to build New York City, not “Sin” city.” Roman clearly stated, that while he has the utmost respect for other companies involved in the bid, it is AEG that has the local New York community the most to offer.

Citing the fact that his group has already secured all of their subcontractors, something other bidders haven’t even approached, Roman went on to say, “We are totally prepared for this project. We’re turning into the stretch while our competitors have not even gotten out of the gate.” Five Star Electric located in Ozone Park will serve as the electrical sub contractor. The local shop has access to more than 1,200 union electricians.

If AEG holds up to their promises, it may very well be that they are the group best suited to help the state rebound from the projected revenue lost in a collapsed deal with last round bid recipient Delaware North, back in March of this year.

Community leaders and residents agree that one attractive aspect of the AEG deal is the deadlines they say they’ll conform to upon getting the bid. Andrew Frank, the Managing New York partner for Kreab Gavin Anderson, the overall coordinator for AEG, explained its commitment to a timeline. “If this bid is awarded by mid September, AEG will have 1,200 machines up and running by April 1, 2010 and another 2000 machines by June 15th , at which point the second floor will be complete.” When all else is said and done the group say they will be in a position to provide revenue to the state by the upcoming April.

The construction partners in AEG have a track record for timely completion. According to those at the heart of this decision process, reliability and expeditious construction are extremely important. “We can’t afford another bad deal,” said Senator Joe Addabbo. “We’re really looking hard.” Addabbo did not say who his choice would be but he was definitive about one of the bidders. “Right now we are looking for the best developer. I don’t know yet who that is until we see everything. But what I do know is that we do not want Deleware North.”

State Assemblywoman Audrey Pheffer expressed her concerns over hundreds of millions of dollars the state has lost since the last bid failed and says that she and fellow legislators will scrutinize all bidders to make sure the community is protected. “Each bidder has a different plan for the VLT’s and for Aqueduct,” Pheffer said, adding, “now we’re making sure they can live up to their claims.”

The proposed Casino and Raceway plan from the Aqueduct Entertainment Group would feature a LEED Certified Sustainable Casino and Racetrack with 4,500 VLT’s in seven different “neighborhoods.” The project will also host quality retail shops and restaurants set among the theme of the seven different neighborhoods. One such themed neighborhood incorporated into the design plan is a section modeled after of the Lower East side of New York and will feature a famed Kosher Deli.

In addition the AEG plan includes the Aqueduct Racing Museum and community meeting space. Those who use public transportation will find an enclosed, elevated walkway from the subway station and a bus drop-off. A parking garage will house 2,400 cars. To finish off their proposal, AEG will build a 300-room destination hotel, a banquet and conference center and a 2,500-seat entertainment center.

Con Edison Launches Smart Meter Program

Also: Crowley Pushes to Ban Unsightly Meters in Front of Homes

By Conor Greene

Three years after blackouts crippled sections of western Queens, Con Edison has finally launched its smart meter program, which is intended to help head off future incidents. At the same time, a local council member is pushing legislation that would prohibit the installation of utility meters in front of residential buildings.

Con Ed is kicking off its smart meter installation in an 8.3-square-mile swath in the Long Island City area, one of the neighborhoods hit hardest during the 2006 blackout. Since the blackout, Councilman Eric Gioia (D-Sunnyside) has pushed the company to upgrade its infrastructure with technologies such as the smart grid system, which fully digitizes the power grid by expanding communication between the consumer, the regulator and the power plants.

“The 2006 blackout showed that Con Ed’s infrastructure was totally inadequate for the 21st Century, leaving residents to wonder if the lights will go off whenever the temperature creeps up,” said Gioia, who is running for public advocate after serving on the City Council since 2001. “We need an investment in new technology that can help prevent blackouts and make the system greener and more energy efficient – just like cities like Boulder and Austin have already done.”

The smart meter is part of the larger smart grid system, which utilizes digital communication to better regulate a station’s power output out based on need. The smart grid harnesses the latest in information technology while also helping to green the environment, noted Gioia. “New Yorkers were long due for an upgrade, and it’s right that Con Ed start this program in Long Island City,” he added.

According to a year-long study by the U.S Department of Energy, consumers in the smart meter program saved 10 percent on their power bills, and cut their power use by 15 percent during peak hours. Participants in the study were given electronic meters which got signals from their utility company when power prices were high, along with computer software allowing them to remotely change their power usage.

The blackout of 2006 primarily affected about 175,000 residents of the four neighborhoods included within the Long Island City network. It also caused losses of tens of millions of dollars for business owners, heavy airport delays and brutal conditions due to a heat wave sweeping over the area. Con Ed initially claimed that about 1,600 customers were affected, as the company counted multi-family buildings as one person. It later changed its estimate to reflect actual individuals after coming under heavy criticism.

According to Con Ed, the $6 million smart grid pilot program will test how various technologies support efforts to modernize the electric grid. About 1,500 customers will receive smart meters under the pilot program, and by the end of the month Con Ed will file proposals with the Department of Energy requesting $375 million in stimulus funds to expand the program. The money would help pay for more than 40,000 additional meters.

“New York City will be a model showing how smart grid technologies can work together in dense urban areas,” said Con Ed CEO Kevin Burke. “Smart grids will change the way we manage the grid, and can change the way customers manage their energy usage. Our vision is to identify grid innovations that can be reliable and cost effective, and provide increased flexibility for customers in the way they make energy choices.”

In other news involving electric meters, Councilwoman Elizabeth Crowley (D-Middle Village) has introduced a City Council resolution calling on the state Public Services Commission to ban the installation of utility meters in front of residential buildings throughout the city.

“The placement of utility meters by corporations such as Con Edison in front of houses has been a serious concern with many residents and community organizations of Queens, and understandably so,” said Crowley. “Given that we have the technology to check utility meters from afar or digitally, it is no longer necessary to mandate the unsightly placement of these boxes in front of residential buildings. Making these utility meters less visible would be a benefit to the aesthetics and character of our neighborhoods.”

The state Public Service Commission has exclusive regulatory authority over gas and electric utility companies. Crowley argued that these meters would not be accepted in front of residential buildings in other boroughs. “Would you see dozens of these unattended and entangled wires and these big rusty meters on the front of a brownstone in Brooklyn or in Manhattan? No. The people of Queens deserve better,” she said.

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.

Charter School Proposal Gets Tepid Reception

Applicant Fails to Show Up for Public Hearing

By Conor Greene

A group is seeking permission to establish a charter school within District 24, but members of the local Community Educational Council and residents were not happy when representatives failed to show up for a scheduled hearing on the plan.

City Academy of Science Charter School has filed an application with the state and city to open a college preparatory-level school initially serving students in grades 7 to 9 before expanding to 12th grade. The group was supposed to present details about the plan at a public hearing scheduled for Tuesday night, but representatives skipped the scheduled meeting. That left council members and residents with outstanding questions, including where the school would be located.

The phone number listed on the application for the group’s contact, Furkan Kosar, has been disconnected. According to Superintendent Catherine Powis’ executive summary of the application, the group expects first-year expenses of about $2.8 million, against projected revenues of about $2.6 million. The shortfall is expected to be made up by private donations or loans of $200,000 from an “unspecified source.” It isn’t clear how much of the group’s revenues would come through public funding.

However, the executive summary contains few details about proposed locations, which council members said is unknown to them at this point. “The one question I did ask is where [it would be located],” said Powis. “I know that’s on the minds of everyone in the district.” The summary only says that the group is looking into properties in Maspeth, Glendale and Long Island City.

The idea of placing another school in Maspeth did not go over well with several residents who were among the sparse crowd at PS 58, especially since the city is moving ahead with a 1,100 seat high school just blocks from two existing schools. “The mere fact that Maspeth was even mentioned as a possible location for the school is absolutely ridiculous,” said Manny Caruana, predicting community backlash if that happens.

However, as the minutes ticked by, it became clear the applicants were not going to show up, which CEC 24 President Nick Comaianni called “a little arrogant.” He added: “They want to put a school in our community without any input. It’s just not something I’m for.”

Comaianni suggested the council pass a resolution stating that the project should not go forward because it is “not in the best interests of public students” in District 24 and because the group’s representatives didn’t show up. Eventually, the council agreed to table the resolution until its next meeting, when it could meet in an official capacity depending on what is decided in Albany.

However, the resolution might be moot by then. Once a group files an application with the DOE for a charter school, a thirty-day window begins in which a public hearing must be held. Since the deadline to file is June 30, it is likely the group’s allotted time to hold a hearing is about to expire. A group must provide seven days notice prior to a hearing, making it impossible for a new hearing to be scheduled within the 30 days. If you don’t meet this requirement, you have to wait 12months to continue the process.

The lack of public notice and input was a major focus of the council’s discussion, and Dmytro Fedkowskyj, the borough’s representative on the Panel for Educational Policy, agrees that changes are needed in the state’s law governing charter approvals. He suggest moving the filing deadline to April 15 since many residents are away during summer months and requiring two public hearings within 45 days that are advertised in local newspapers. The groups should also be required to meet with the area’s local and state representatives, argues Fedkowskyj.

“I firmly believe that in order for the current charter school process to work, the suggested changes need to be implemented. We need a completely transparent process in place,” he wrote in an e-mail. “We know the mayor and [Chancellor Joel] Klein tout the successes of charter schools all the time and that they want to create more of them, but they shouldn’t do it at the expense of our overcrowded traditional public schools.”

Due to the situation in Albany, the council’s meeting was held on an informal basis so that residents continue to have an outlet to discuss issues within district schools, explained Comaianni. The public hearing regarding the charter school would have been run by Powis since the council doesn’t currently hold any actual powers.

City Often Unable to Access Illegally Converted Homes

Thompson Calls for More Inspectors, Warrants

By Conor Greene

The city Building Department’s response to the issue of illegally converted residences is “inadequate,” according to Comptroller William Thompson, who argues that the inability of inspectors to gain access to homes is a major problem.

The audit’s findings, which the mayoral candidate released alongside Borough President Helen Marshall at a press conference last Wednesday, reaffirm what many residents, civic leaders and elected officials have long known - landlords are tempted to carve buildings up into smaller units due to lack of enforcement, putting a strain on city services and placing residents and firefighters in danger.

Inspectors from the DOB’s Queens Quality of Life Unit, created to respond to illegal conversions, were not able to gain access to almost 40 percent of the properties that had complaints filed against them in fiscal year 2008, according to the audit. Despite multiple visits to many properties, inspectors were unable to gain access in about two thirds of field inspections made that year. The DOB requested access warrants for less than one percent of the properties inspectors couldn’t access.

“This is simply disgraceful. Illegal conversions not only reduce the quality of life in a neighborhood by causing overcrowding and placing a strain on essential services, but pose serious safety risks by creating potentially unsafe living conditions and causing noncompliance with building and fire codes,” said Thompson.

Marshall, speaking with Thompson in front of Borough Hall, said this is a problem she has tried to address for years. “The problem that has been persistent has been access,” said Marshall. “Access has always been the problem... So many people are living in overcrowded situations.”

Thompson and Marshall called on the city to hire more inspectors. “Without the inspectors it doesn’t work,” said Marshall, noting that the problem puts a strain on a host of services including schools, sanitation and infrastructure, in addition to the safety concerns. She also mentioned a recent fatal fire in Brooklyn in an illegally converted rooming house.

Under DOB procedures, an inspector is required to conduct a follow up visit if access isn’t gained during the first attempt. If there is no access on the second attempt, the complaint is closed. The DOB can request access permits from the state Supreme Court in cases where access was denied and inspectors found visual evidence of an illegal conversion. However, warrants were requested in less than one percent of cases, according to the audit.

“Considering the potential risk to the public, the DOB must make a greater effort to obtain access warrants,” said Thompson, who charged that the current system is a waste of resources. “If necessary, the DOB should consult with the city’s [attorneys] and seek a change in legislation to allow it to impose fines on unresponsive property owners. Having the ability to enforce such penalties would be an incentive for property owners to allow access more readily, thereby discouraging illegal conversions.”

In response to that recommendation, DOB Commissioner Robert LiMandri wrote that the department “agree[s] in part and disagree[s] in part.” The Queens Unit will work with the legal staff on obtaining warrants, but notes that the application must be supported by evidence an illegal conversion may exist, such as separate gas or electric meters, separate mailboxes, doorbells, intercoms and entry doors.

“We agree that in service of obtaining access, the [DOB] might consider legislative remedies for imposing incremental fines on property owners or occupants who fail entirely to respond to [inspection attempts],” wrote LiMandri. “However... we disagree that the Department has the authority to penalize a property owner or occupant for failing to provide access.”

In its written response to the audit, DOB “generally agreed with 12 of the 14 audit recommendations,” according to Thompson. In a statement, the DOB said the report’s authors “ignored the facts and recommended procedures that are already in place.” The department calls illegal conversions “a very serious matter” with more than 2,200violations issued last year in response. “We will continue to pursue a variety of enforcement actions to protect New Yorkers from illegal conversion hazards.”

Local civic leaders and elected officials say this problem is at the heart of many quality of life issues plaguing neighborhoods across the borough. Robert Holden, president of the Juniper Park Civic Association, said that group has been fighting against illegal conversions in the Maspeth and Middle Village area for years and has witnessed the strain overcrowded living conditions puts on a neighborhood.

“Illegal apartments are a tremendous burden to the community and put everyone at risk. More often than not illegal tenants are put in jeopardy living next to oil or gas burners with limited egress. Other tenants and neighbors living above or next to the illegal apartments must deal with the real dangers of fire,” said Holden. “The community is overburdened with more cars, noise and overcrowded schools and services. It definitely has a negative impact on the quality of life.”

Corey Bearak, president of Queens Civic Congress, said the audit brings “new attention to a significant quality of life problem long endured in Queens.” He echoed the call for legislation regarding inspector access, calling it a problem “City Hall can no longer afford to ignore.”

Aside from the safety and quality of life concerns, illegal subdivisions are costing the city money, both Thompson and Holden pointed out. According to the comptroller’s audit, the cost to the city of no-access inspections was more than $149,000. “If we were to factor in the administrative time spent by supervisors and other personnel, the cost to the city was even greater,” he noted. Said Holden: “Of course most illegal landlords don't claim the rent revenue on their taxes and we all lose again.”

City Councilman Eric Ulrich (R-Ozone Park) said much of the problem simply comes down to not having enough inspectors. “The larger problem is, there simply aren’t enough building inspectors to stay on top of all these complaints,” he said. “How do these inspectors stay on top of it when DOB doesn’t have the manpower it needs to enforce laws already on the books?”

In Ulrich’s south Queens district complaints about illegal conversions come from all neighborhoods covered by Community Board 10, according to Chairwoman Betty Braton. “We get complaints from every neighborhood in Community Board 10,” she said. “Most of our [non emergency] Building Department complaints involve such conversions, many involving alterations to homes that create dangerous living areas in cellars or attics.”

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.”

Too Little to Late for Cord Meyer? Maybe Not

By Steve Tiszenkel

It’s old news by now, but after years of panic by old-school locals, the charming Cord Meyer section of Forest Hills may have caught a major break. The story is familiar to any regular reader of Queens media. For decades Cord Meyer, a sizable chunk of the neighborhood starting north of Queens Boulevard and chopped off unceremoniously by the Grand Central Parkway, has been a bastion of middle-class serenity in a part of the borough often dominated by six-story brick apartment blocks, attached houses on tiny concrete lots and exhaust-choked thoroughfares.

It doesn’t look like Queens, and yet it looks exactly like Queens, a testament to the impressive variety of urban and suburban landscapes easily encountered in New York’s most diverse borough. Cord Meyer doesn’t look poor, but it doesn’t look rich, either. In the shadow of posh Forest Hills Gardens, which has the air of an exclusive Westchester or Connecticut town, it feels a little like a Nassau County suburb—one of the old inner-ring ones, maybe founded by Brooklyn émigrés in 1921 and home to generations of kids who left to become commodities traders and punk rockers. That’s sort of what Cord Meyer is, only with the subway at its feet and the feverish immigrant energy of a place like Corona just a couple of miles down the road.

When the mid-century woodframe houses — gorgeous in their simplicity and situated at the back of lawns that would make Daniel Stern as an adult Kevin Arnold wax nostalgic—started to come down, it was understandable that the people who had grown up in Cord Meyer panicked. The culprits were mostly Bukharians, immigrant Jews from Uzbekistan who had targeted Forest Hills and adjoining Rego Park as their refuge in a country, a state, a city, a borough, a neighborhood where countless of their coreligionists had come before. When they got there, like tens of millions of starry-eyed immigrants before them, they found that maybe the children and grandchildren of their forerunners weren’t quite as hospitable as they’d hoped. The sticking point was a cultural propensity that perhaps they hadn’t even realized they had back in their impoverished post-Soviet homeland: the desire to build huge, gaudy houses on modest lots, all gleaming metal gates and vulgar stonework, those Wonder Years lawns paved over in favor of gargantuan brick-and-cement driveways.

The Bukharians had the momentum, but the old-timers still had the power. Somehow, some way, they had to stop the teardowns. Some made noise of a historic district, but let’s be honest—it was a stretch to call Cord Meyer “historic,” no matter how many people made it a repository for their hopes and dreams. Finally the politicians came up with an idea so simple, it must have taken years to conjure up: They rezoned the area to favor homes smaller in footprint and height, with an actual yard, grass and all, required by law. It was a big, bold step that no Cord Meyer lifer could fail to admire. But was it too late?

Conventional wisdom said yes — the area was too far gone, the towering McMansions, now grandfathered into a city-mandated low-key neighborhood, forever scarring what was once a valuable slice of Americana, Queens-style. “Cord Meyer Area is a Lost Cause,” blared one representative subject line on my Queens Central forum. And when those zoning regulations got passed, I found it hard to get excited. Too little, too late, I thought — the city might as well have left the neighborhood to the bulldozers and paint-by-numbers architects, with their budgets so large and ideas so small.

But I took a long walk around Cord Meyer recently. You know what? It’s still beautiful. It’s still charming. And maybe, just maybe, now that their era is past, the big, ugly palaces add a layer to the neighborhood that make it more interesting and unique. Now that the McMansions are no longer Cord Meyer’s future, they’ve become more a part of its past and present. They remind us of the neighborhood’s history and the heated battles they inspired. What I found on my walk was that I love the area as much as ever—and if I don’t love the new construction, at least I don’t hate it anymore. Somehow, it fits.

Cord Meyer, the old Cord Meyer, was never going to be a historic district. Neither was the Cord Meyer of the newcomers’ dreams, the Cord Meyer that never was. But what we accidentally got, this fascinating blend of old and new, the awkward collision of two generations aspiring to find their American dream? One day, we might see that as history.

The writer is the host of the Website Queens Central. Log on to queenscentral.com to read more about Forest Hills and Central Queens.