Glen Oaks Village News


RULES FOR DORMERS, DUPLEXES AND BASEMENT ADDITIONS

The following rules pertaining to Dormers, Duplexes and Basement additions were adopted unanimously by the Board of Directors on 8/30/05.

DORMERS
1. Maintenance will be adjusted and a new stock certificate will be issued to reflect a 2nd floor dormer. The new monthly maintenance will be 25% higher than the pre-dormered unit. This means the 2nd floor dormered apartment's maintenance will be 125% of the unit's regular (non-dormered) monthly maintenance. It is anticipated that most dormered units will typically be smaller apartments that need additional space.

2. All Dormer construction work requires an approved alteration agreement and must conform to all applicable building codes. Construction work cannot begin until separate and specific written authorization by the board of directors is given granting you permission to start your construction.

3. All construction is subject to all co-op house rules.

4. The approved dormer alteration agreement fee is $2000. This fee is in addition to the standard alteration application fee and is payable when the alteration agreement is approved for final construction. This fee is to help the co-op recoup the large costs associated with seeking NYC approval for its dormer variance.

5. A Dormer Escrow deposit of $5000 will be required and is payable when the alteration agreement is approved for final construction. This escrow deposit will be used to remedy any problems that may arise and the Board of Directors will have full discretion on the use of these funds. If you disagree with the board's decision you will have an opportunity to appear at a board of directors meeting to personally appeal the board's decision. However, by signing your dormer alteration agreement you are agreeing to abide by the board's final decision on the use of these escrow funds. If problems arise from your construction that requires funds in excess of your escrow deposit, you will be liable for those additional costs. If there are no problems requiring use of these funds the escrow deposit will be returned to you without interest at the completion of the job.

6. It is the shareholders responsibility to provide 30 days advance notice to all adjacent units before construction begins in order to give them an opportunity to discuss this with you and the board if they choose. This requirement is to provide consultation NOT CONSENT. In other words we would not allow other shareholders to deny the right of the upstairs shareholder from building a dormer. However, we would provide them sufficient notification in order to give them an opportunity to speak to the board prior to final approval being granted for construction to commence


7. A dormered unit:
a. cannot be subdivided into more than one unit,
b. cannot be rented as more than one unit (no partial subletting),
c. can only have a single kitchen
d. can be occupied by a single family only.

8. Dormers must be hooked up to our existing heating system unless otherwise requested by shareholder and approved by the board.

9. Electric must be wired properly so that the individual shareholder's electric account is properly charged.

10. Newly issued stock certificate should specifically indicate "DORMER APARTMENT".

11. All dormers should be built to maintain the character and look of our buildings to the fullest extent possible. This means the finished exterior dormer construction to be in the same color brick and mortar, same color roof shingles, a sloped roof, white windows including bay windows of equal or better quality, etc. A second kitchen may not be installed.


DUPLEXES
1. For purposes of this resolution and all rules pertaining to duplexes; Duplexes are defined as two non-divided connected units (unfettered access between both units - no locking door between units), a single kitchen, one family unit living in entire apartment, no partial subletting of unit.

2. Maintenance will be adjusted and a new stock certificate will be issued to reflect a duplex unit.. The new monthly Duplex maintenance will be 75% of the pre-duplex combined unit cost. For example if your duplex consists of two "A" units, your new monthly maintenance will be 75% of the combined maintenance of both "A" units.

3. If a unit is re-converted back to a non-duplex unit then a new stock certificate will be issued to reflect the regular monthly maintenance for the 2 stand alone units. (2/3 of all duplexes are "A" units and with apartment prices being high and dormers soon to be allowed we anticipate few additional duplexes).

4. Newly issued stock certificate should specifically indicate "DUPLEX APARTMENT".


BASEMENT ADDITIONS
1. A basement addition alteration agreement will only be approved for a bona-fide plan to do a complete renovation of the basement. The board will not approve an alteration agreement to reclaim a basement to simply take it over "as is" for personal use.

2. GOVO will inspect all basements to see if they are suitable to be reclaimed for a basement addition. Basements that require regular maintenance access are not suitable for basement addition. Many of these types of basements have meter rooms, sewer traps and other equipment that requires regular access. If the basement you wish to utilize is one of these, you should speak to your architect or contractor to present a plan that segregates these areas providing independent access so that they remain accessible to the co-op.

3. An apartment that has a basement addition:
a. cannot be subdivided into more than one unit,
b. cannot be rented as more than one unit (no partial subletting),
c. can only have a single kitchen
d. can be occupied by a single family only

4. Maintenance will be adjusted and a new stock certificate will be issued to reflect a basement addition to your unit. The new monthly maintenance will be 15% more than the normal monthly maintenance for a similar unit type. This means the new maintenance for the unit with the basement addition will be 115% of the unit's regular (non-basement addition) monthly maintenance.

5. Before approval will be given, any asbestos in basement must be removed by a licensed asbestos abatement company. Shareholders planning a basement addition will be responsible for the full cost of all asbestos abatement. If asbestos has been abated in the past by GOVO, then shareholder seeking the basement addition will be required to reimburse GOVO for the costs of such abatement.

6. In case emergency access is necessary in a basement, you acknowledge that GOVO reserves the right to enter the apartment to gain access to such basement area.

7. Electric must be wired properly so that the individual shareholder's electric account is properly charged. All common property electric connections must be capped.

8. Basement heating may be hooked up to our existing heating system. Any other hookup must be approved by the board of directors.

9. Newly issued stock certificate should specifically indicate "BASEMENT ADDITION APARTMENT".

Glen Oaks! Fine Folks!

 

70-33 260th Street Glen Oaks, NY 11004 718-347-2337 www.GLENOAKSVILLAGE.com
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