33 East 22 nd Street Resident Handbook

Transcription

1 33 East 22 nd Street Resident Handbook MARCH

2 The purpose of this Handbook is to offer shareholders and residents an easy reference guide to information on 33 East 22 nd Street ( the Corporation ). This Building Handbook may be added to, amended or revoked at any time by resolution of the Board of Directors (the Board ). Any consent or approval given under this Building Handbook by the Corporation may be revoked at any time. Shareholders should refer to the Proprietary Lease and the Corporation s By-Laws for additional terms that govern shareholders. In publishing this Resident Handbook, the Board has tried to balance the needs of individual shareholders and residents against the interests of the Corporation and its shareholders as a whole. If special circumstances arise such that a shareholder needs a specific exemption from one of the Corporation regulations, please contact the Board. We call upon all shareholder/residents to cooperate by complying with all city laws and regulations, all provisions of their Proprietary Lease, and all House Rules, including amendments which may from time to time be issued by the Board of Directors. From the time that the building became a cooperative in 1984, shareholders/residents have overwhelmingly cooperated and complied with such regulations for our common safety and well being. However, in those rare cases where a shareholder/resident fails to or refuses to comply, fines may be assessed and/or legal action taken. Some fines are detailed under the relevant section of this Building Handbook. In general, however, any damage, fines or other costs to the Building caused by the actions of a shareholder(s) and/or their subtenant(s) will be charged to that shareholder(s). The Resident Handbook may be amended or repealed at any time by resolution of the Board of Directors. BUILDING HISTORY In the 19 th century and the early 20 th century, the site was occupied by four separate townhouses. One of the townhouses was the residence of George b. Mc Clellan, Civil War General and Democratic Party candidate for President in the 1864 elections. A renovation which was completed in 1933 jointed the four separate townhouses into the current single building. The building was purchases by a majority of the tenants in 1982, and became a cooperative in NEIGHBORHOOD POINTS OF INTEREST Flatiron Building This landmark 21-storied triangular shaped terra cotta on steel architectural gem was completed in 1902 and became the subject of endless New York discussion. At it s most narrow end at 23 rd Street, it created vortex wind of such intensity to be described as a new form or a hurricane. It was described as looking as if it were in the forefront of the entire triangular block moving northward through New York with its huge prow-like angle steaming through the crowds of pedestrians and traffic. This location was also the source of the famous phrase in the early 1900 s 23 skid00. The Flatiron Building was the most celebrated image ever portrayed on a postcard, housed the largest retail cigar company in the world and became a social gathering point for thousands. Now part of the Leona Helmsley empire. 2

3 Theodore Roosevelt s Birthplace 28 East 20 th St. 26 th President of the United States. An interesting museum. Nation Arts Club 15 Gramercy Park So. Players Club 16 Gramercy Park South Union Square Farmer s Market 17 th Street & Broadway This open air green market offers fresh produce, flowers, and organic goods directly from the upstate and surrounding growers to the public. Open Monday, Wednesday, Friday and Saturday all year round. Union Square Between Broadway and Park Avenues, from 14 th to 17 th Street. A plethora of top flight restaurants, New York s own Heartland Brewery (on-site production of seasonally changing beers), outdoor cafes encircling the park and subway hub access to all points. Madison Square Park 23 rd Street & 5 th Avenue 23 rd Streets to the south, 25 th to the north and between Broadway and Madison Avenues, complete with dog run, historic statues and greenery. Chelsea Hotel - 23 rd Street between 6 th & 7 th Avenues. Perhaps the most famous landmark of the beatnik generation and still with the eclectic charm. Former home of Allen Ginsberg, Jimi Hendrix, Bob Dylan, Janis Joplin and artists Christo Rauchenberg and Jasper John to name just a few. Theaters Sony Theaters Cinema 19 th Street & Broadway # Chelsea Cinemas 23rd Street between 7 th & 8 th, #505-CINE Union Square Theater 100 East 17th Street, # Joyce Theater 175 Eighth Avenue at 19th Street, Dance and theater productions # Gotham Comedy Club 34th Street, Local and national comedy acts # UA Union Square Multiplex # Restaurants The Flatiron District has become a restaurant mecca. New York s finest cuisine is all within blocks of our building. Several diverse examples are: The renowned Gramercy Tavern on 20 th between Broadway and Park (American Cuisine), Campangna at 21 st Street between Broadway and Park (Italian fare), Bolo, at 43 East 22 nd (Spanish cuisine), Alva at 36 East 22 nd (New American cuisine), La Boulangere at 21 st Street between Broadway and Park (glass of wine on the house with dinner) and Pete s Tavern 18 th Street and Irving Place (famous watering hole of O Henry) and more than 50 other multi-ethic and well know restaurant lie within the Flatiron area. 3

4 SERVICES Schools PUBLIC SCHOOLS IN DISTRICT 2 PS 4Q Kindergarten and Elementary 319 East 19 th Street # Baruch Simon Jr. High School East 21st Street # High School for Humanities 351 West 15th Street # CITY UNIVERSITY OF NEW YORK Baruch College 141 East 25 th St. # School of Visual Arts 209 East 23rd Street, # J47 School for the Deaf 225 East 23rd Street # Has Pre-K program for hearing impaired children starting at age 3 York Kids Our Kids 20 West 15 th Street # East Manhattan School for the Gifted 208 East 18th Street # Friends Seminary 222 East 16th Street # United Nations International School (UNIS) East River Drive # City & Country School 1`46 West 13 th Street # Post Offices Madison Square 149 East 23 rd Street # Old Chelsea 217 West 18th Street # Mail Boxes Etc. 101 West 23rd Street (west of 6 th Avenue) # Police Station 13 th Precinct on 21 st Street between 2 nd & East 21st Street # Emergency #911 Fire Department In case of Fire call 911 Please alert the Superintendent. rd Hospitals Veterans Medical Center 423 East 23 rd Street # Bellevue Hospital Center 1st Avenue & 27 th Street # Cabrini Medical Center 227 East 19th Street # Beth Israel Medical Center 1st Avenue & 16 th Street $ Hospital for Joint Diseases Orthopedic Institute 301 East N.Y. Eye and Ear Infirmary 310 East 14th Street # NYU Medical Center 560 1st Avenue (30-31 st ) # Saint Vincent s Hospital 153 West 11th Street # th St. #598-4

5 Houses of Worship Calvary/St. George (Episcopal) 209 East 16 th Street Cathedral of St. Sava (Serbian Orthodox) 21st and Park Marble Collegiate (Dutch Protestant) 5th Avenue & 29 th Street Friends Meeting House (Quaker) 15th Rutherford Place St. Francis Xavier (Roman Catholic) 30 West 16 th Street Brotherhood Synagogue (Jewish) 28 Gramercy Park South Children s Playgrounds The park at Union Square (West side near 16 th ) has an enclosed child s play area with swings and a sandbox for the kids. Playground at Madison Square Park (23rd between Madison & 5 th ) Special Parking Regulation No parking permitted on East 22 nd between Broadway and Park Ave South between the hours of 11 p.m. and 6 a.m. This regulation is strictly enforced by City Police and cars are often towed immediately beginning at 11 p.m. Please advise your friends and visitors. Libraries Mablenberg Public Library 209 West 23 rd Street Epiphany Public Library 228 East 23rd Street Andrew Heiskell Library for the Blind and Physically Handicapped 40 W. 20th St. TRANSPORTATION The Union Square subway station (at the park near 14 th Street) is a major hub for the New York Subway system, providing access to all trains local and express. The Number 6 train (New York s first) is accessed at 23 rd and Park. The N and R trains stop at 23 rd and Broadway and the Number 1 train stop at 23 rd and 7 th. Buses run up and down Broadway, Park and 23 rd Street and yellow cabs are everywhere. ANNUAL MEETING The shareholders will receive notice at least one month prior to the scheduled date of the meeting. If any shareholder cannot attend, he or she may furnish a written proxy to the managing agent or to another shareholder who plans to attend. 5

6 BOARD OF DIRECTORS Three (3) members are elected annually at the annual meeting of shareholders for a 1-year term. The Board sets co-op policy, reviews all applications for purchase and sublet and works with the managing agent to maintain the building and set policy, provide shareholders with certified annual financial statements and establish an annual budget that dictates the level of the monthly maintenance charges. MANAGING AGENT Argo Real Estate LLC 50 W. 17 th St., (Emergencies - nights and weekends). Iris Whitaker ( ; irisw@argo.com) is the Property Manager assigned to our building. Her assistant is Karen Townes ( ; karent@argo.com). SUPERINTENDENT Islam Sulejam (Apartment 1B; / ). The superintendent lives in the building. The Superintendent s basic responsibilities include maintenance of all the physical aspects of the building and its equipment, and is a liaison to management. The Superintendent should be notified immediately of an emergency. The Superintendent is the only employee of the Corporation. He reports to and is supervised by the Managing Agent. If you have complaints or special praise to offer about the superintendent, please feel free to share them with the managing agent or the Board. We take your input seriously. MAINTENANCE FEE DEFAULTS Maintenance is due on the first of every month. A late fee of $25.00 per month of the balance due will be charged if maintenance is not paid by the 15th of the month. It is presently the policy of the Corporation to refer all maintenance defaults for legal action once maintenance is ninety (90) days overdue. Pursuant to the Proprietary Lease, such legal action may include termination of the shareholder s Proprietary Lease and/or cancellation of the shareholder s shares in the Corporation. Your mortgage lender will also be notified of such default. Any costs of enforcing and/or pursuing arrears shall be the responsibility of the shareholder. SECURITY Keys to Front Door Each shareholder was originally provided with two (2) keys to the front door. All shareholders/residents are encouraged to be careful in maintaining their keys, as we believe having excessive keys in circulation causes a security problem. However, when necessary, replacement keys may be purchases for $25 by contacting the Superintendent. Since the Superintendent only keeps a limited supply, replacement keys may have to be ordered. 6

7 Elevator Key As an additional security measure, the building elevator can only proceed to the basement by using a special key which is distributed to residents in the building. Keys to Each Apartment Keys to each apartment are the responsibility of each shareholder. Furthermore, as a security measure each shareholder/resident must provide the Superintendent with a copy of the key or keys which they utilize so that the Superintendent will be able to gain access in case of emergency. Video Entrance Buzzer System Each apartment has a video monitor which permits the resident to view all visitors. There are separate cameras and buzzers at the main entrance as well as inside the vestibule. No delivery messengers may be buzzed into the building from the apartment. Instead, as a security measure, the shareholder is required to come to the front entrance to meet the messenger from the apartment to collect the delivery. Unknown Visitors All shareholders/residents should be careful not to permit any unknown person to enter the building, either by buzzing in that person from your apartment, or by permitting any unknown individual to follow you into the building after you have opened the door. If someone enters the building improperly and refuses to leave, please notify the Superintendent. Packages, Messengers and Trades People Packages/food deliveries delivered by messengers and trades people must be picked up in the lobby at the time of delivery. They are not permitted to go to the apartments. Shareholders/residents may request the Superintendent to collect package deliveries if they expect to be away. However, the Superintendent is not responsible if the shareholder/resident has not requested the delivery service to leave the package with the Superintendent, or has failed to advise the Superintendent to expect the package. Guests With Keys If any shareholder/resident has a guest visiting his or her apartment who is given a key to the building and the apartment, the shareholder/resident should notify the Superintendent. This is an additional building security measure. OPEN HOUSE TOURS No group tour or exhibition of any apartment or its contents shall be conducted without the consent of the Managing Agent or the Board of Directors. 7

8 PETS Shareholders, not subtenants, are only permitted to have a dog and through express written permission from the Board. When a dog is outside of its owner s apartment, it must be on a leash, in a container, or held by a person who is capable of restraining it at all times. Owners must make every effort to keep their dogs from barking so that it does not result in a noise issue. No pigeons or other birds or animals shall be fed from the window sills, fire escapes, yard, court spaces or public portions of the building, or on the sidewalk or street in front of the Building. Dogs are to be curbed away from the building s sidewalk. Non-compliance with this policy will result in the following fines, payable to 33 East 22 nd Street Tenants Corp.: A. $50.00 fine for the 1 st offense; and B. $ fine for a 2nd offense and each future offense. SALES/SUBLETS/REFINANCES Please contact the Managing Agent for rules and regulations concerning the above. All transactions require Board approval in advance. For sales and sublets, once the completed application and accompanying documents has been submitted to the Board, the Board will decide whether to proceed to the interview stage. After the interview, you will be contacted and informed of Board s decision on your application. We will try to act quickly, but please allow at least four (4) weeks for the Board approval process to be completed. Only after receiving Board approval (for subleases) or after closing on the purchase, may you or your subtenant set a move in date. See also Move In, Move Out and Deliveries, below. For sales, the Corporation collects a flip tax calculated as follows: A. 2% of the gross sale price reduced by 20% for every year of ownership from November 1, 2005 and forward. After 5 years of ownership, no flip tax will be due For sublets that are not formally approved by the Board, the following fines will be incurred and payable to 33 East 22 nd Street Tenants Corp.: A. $ fine for the 1 st offense; and B. $ fine for a 2nd offense and each future offense. In addition, the shareholder will incur any applicable costs, i.e., legal fees, in connection with terminating the unauthorized sublease arrangement. 8

9 NOISE No Shareholder/resident shall make or permit any disturbing noise in the building or permit anything to be done therein which will interfere with the rights, comfort or convenience of other Shareholders/residents. No Shareholder/resident shall play upon or permit the playing upon any musical instrument or home theater systems or permit any noise in such shareholder/resident s apartment between the hours of 10 p.m. and 9 a.m. if the same shall disturb or annoy other occupants of the building. Non-compliance with this noise provision will result in the following fines, payable to 33 East 22 nd Street Tenants Corp.: A. $ fine for the 1 st offense; and B. $1, fine for a 2nd offense and each future offense. CARPETING Unless expressly authorized by the Board of Directors in each case, the floors of each apartment must be covered with rugs or carpeting or equally effective noisereducing material, to the extent of at least 80% of the floor area of each room excepting: kitchens, pantries, bathrooms, maid s rooms, closets and foyer. MOVING IN/OUT AND FURNITURE/APPLIANCE DELIVERIES Moving in or out and delivery of furniture and/or appliances must take place only on weekday from 9 a.m. to 5 p.m. Arrangements must be made with the Managing Agent and the Superintendent at least one week in advance so that proper precautions can be taken, including placing protective elevator coverings. A deposit in the form of a check for $500 must be left with the Superintendent. The deposit will be utilized if any damage is caused to the building. If there is no damage, the check will be returned. Unauthorized moving, i.e., not informing the Superintendent of your intention to move or moving after hours or on a weekend, will result in the following fines payable to 33 East 22 nd Street Tenants Corp.: A. $ fine for the 1 st offense; and B. $ fine for a 2nd offense and each future offense. SHAREHOLDER REPAIRS AND ALTERATIONS The Cooperative is not responsible for any repairs to your apartment, including toilets, sinks, tubs, faucets, minor leaks and stoppages, and electrical switches that are your obligation pursuant to the Proprietary Lease. Therefore, any out-of-pocket costs in connection with those repairs are your responsibility. All apartment alterations/renovations or construction work in any apartment requires formal alteration approval from the Board of Directors. The shareholder performing alterations must sign an Alteration Agreement which gives the Corporation the right to requires that any appliance installed or work performed be removed or disengaged if the appliance installed or work performed creates a 9

10 problem in the building. A $ renovation deposit must be deposited with the Managing Agent prior to the commencement of the renovation. If the contractors cause damage to the building, including damage to wallpaper and floor from failure to cover same, or do not clean the hall at the end of the day, the cost of cleaning or repairs will be deducted from the renovation deposit. The deposit (or any remaining portion) will be refunded if no further damage to the building occurs as a result of the renovation/construction. All work on renovations/alterations and construction must be performed between 9 a.m. and 5 p.m. on weekdays only. Workers must use service entrance, not the Lobby. Unauthorized alterations will result in the following fines payable to 33 East 22 nd Street Tenants Corp.: A. $ fine for the 1 st offense; and B. $1, fine for a 2nd offense and each future offense. DISHWASHERS/WASHING MACHINES Neither dishwashers/washing machines are permitted in any apartment in the building. This rule results from past problems and the opinions received from plumbing experts that the building s plumbing is inadequate to handle dishwashers and washing machines in apartments. AIR CONDITIONERS Air conditioners must be installed in compliance with local safety regulations to protect the public and are the sole responsibility of the shareholder. The Corporation reserves the right to ask the shareholder to remove air conditioners at any time. SMOKE/CARBON MONOXIDE DETECTORS AND FIRE EMERGENCIES Every apartment must have at least one smoke detector and one carbon monoxide detector. It is the responsibility of all residents to ensure that batteries are replaced as needed at least every six months. As a reminder, we suggest this be done at the same time as clocks are changed in the Spring and Fall. If you are asked to evacuate the building or have to flee a fire on your floor, NEVER USE THE ELEVATOR. USE THE FIRE STAIRS. There are emergency exit signs in all hallways. The following are safety guidelines suggested by the New York Fire Department for getting out of the building in case of a fire. o Inform the neighbors that a fire condition exits. o Walk, do not run; use the nearest fire stairs. o Close your door after you to prevent the spread of fire; do not go back for anything. o If hallways are smoke filled, crawl. Air is cleaner near the floor. o If your door is hot, go to another door or window. Do not, under any circumstance, open a hot door. 10

11 HOMEOWNERS INSURANCE/RESPONSIBILITY FOR DAMAGE Each Shareholder is responsible for damage that plumbing fixtures in his or her apartment may cause to another Shareholder s apartment. We strongly recommend that each apartment have homeowners insurance coverage, including liability insurance affording at least $1,000,000 for bodily injury and property damage. Renovations, betterments and improvements should be fully insured as well. ELECTRICITY Apartments are individually metered. Each resident must make the necessary arrangement with Con Edison. HEAT AND WATER Steam radiator heat is supplied by the building. Hot and cold water is supplied by the building. Water service is provided by The City of New York Water System. CABLE TV Building is wired for access by Time Warner Cable. Please contact Time Warner directly for installation and service. TELEPHONE Verizon can be reached at for new service and installation. EXTERMINATING SERVICES Provided once each month on the 3 rd Friday by Alpha Pest Management. Please advise the Superintendent if you wish to have your apartment serviced by the exterminator. ELEVATOR AND MAILBOXES A passenger elevator is located at the center of the building. It can be used for freight or construction only during weekdays from 9 a.m. to 5 p.m. Mailboxes are located in the lobby. 11

12 GARBAGE DISPOSAL Garbage and refuse from the apartments shall be disposed of only at such times and in such manner as the Superintendent or the Managing Agent of the building may direct. Specifically rules relating to garbage and refuse include the following: All garbage must be securely bagged and tied before being placed in the compactor chute. The size of all packages should fit easily into the hopper. Packages should be completely drip-free before it leaves the apartment and carried to the compactor room in a careful manner and in a drip-proof container. Cartons, boxes, crates, sticks of wood or other solid matter shall not be placed into the hopper. Under no circumstances shall carpet sweepings containing naphthalene, camphor balls or flakes, floor scrapings, oil soaked rags, empty paint or aerosol cans, or any other flammable, explosive, highly combustible substances or lighted cigarettes or cigar stubs be thrown into the compactor chute. Vacuum cleaner bags must never by emptied in the compactor chute. Such dust, dirt etc. shall be wrapped securely. The Superintendent should be notified of any dripping, or moist refuse appearing on the compactor room floor and corridors. WATER CLOSETS Water closets and other water apparatus in the building shall not be used for any purposes other than those for which they were constructed, nor shall any sweeping, rubbish, rags or any other article be thrown into the water closets. The cost of repairing any damage resulting from misuse of any water closets or other apparatus shall be paid for by the Shareholder/resident in whose apartment it shall have been caused. LAUNDRY ROOM A laundry room containing several washers and dryers is located in the basement. Each use is $.75 (cents) per load. Please be considerate of other people who use the laundry room by not overloading the machines, not leaving your clothes in the machines after a cycle has finished. 12

13 BICYCLE ROOM The building maintains a room for storage of bicycles in the basement at the east end of the building. A key for the bicycle room may be obtained from the Superintendent, space permitting. Each Shareholder/resident using the bicycle room should be careful to keep the bicycle room locked and the front gate closed at all times. STORAGE BINS 1) Owners may rent storage bins, which are located in the basement. The Corporation owns the rights to the lockers and the space that occupies the lockers and may terminate any arrangement immediately upon notice to the renter. The monthly fee for the storage bins is $ Contact our managing agent if you wish to use a storage bin. It is best to send a written, dated request. They will let you know if a bin is available, or if not, where you fall on the waiting list. Bins become available when owners relinquish them, either voluntarily, through a default, or through the sale of their apartment. Storage bins do not automatically transfer to the buyer of an apartment. New shareholders must request a storage bin in accordance with the aforementioned procedures. It is the goal of the Board to provide one storage bin to all shareholders who request one. Therefore, requests for additional bins by a shareholder who already has one will be considered after other shareholders on the waiting list have been accommodated. Any privilege granted to use more than one bin may be revoked by the Board to allow a new user who does not have a storage bin. 2) You may only use a storage bin that you have rented. Because of fire code, any goods, furniture or supplies left outside the bin will be immediately removed and may be disposed of or destroyed. 3) You may not store flammable substances (e.g., gasoline) or any corrosive or potentially harmful substances (e.g., acids, car batteries) in the storage bins. Beyond that restriction, use common sense when putting items into the basement storage area. Do not store items that might attract bugs or rodents. You may NOT keep items on the outside top of your storage bin. 4) The Corporation shall have no liability for loss or destruction of any items in the storage bins. AWNINGS/WINDOWS No awnings and ventilators shall be used in or about the building except such as shall have been expressly approved by the Board of Directors of the Managing Agent, nor shall anything be projected out of any window of the building without similar approval. All residents shall keep the windows of their apartment clean. In case of refusal or neglect of the resident during 10 days after notice in writing from the Board of Directors such cleaning may be done by the apartment corporation, which shall have the right through it s authorized agents to enter the apartment for the purpose of cleaning. The cost of same shall be charged to the Shareholder/resident. 13

14 No sign, notice, display, advertisement or illumination shall be inscribed or exposed on or at any window or other part of the building, except such as shall have been approved, in writing, by the Board of Directors. WINDOW GUARDS New York City requires window guards in apartments where children under the age of 10 years reside. The Superintendent should be contacted to measure and install guards where required for any resident who request them. Move-ins to the building if a child under ten years of age will reside will not be permitted unless guards are pre-installed. TV & RADIO ANTENNAS/SATELLITE DISHES No radio or television aerial or satellite dish or other electronic equipment shall be attached to or hung from the exterior of the building (including the roof) without the prior written approval of the Board of Directors or the Managing Agent. PUBLIC HALLS, STAIRWAYS AND PASSAGEWAYS The public halls and stairways of the building shall not be obstructed or used for any purpose other than to ingress and egress from the apartments in the building. No personal items such as shoes, umbrellas, etc, may be left outside the apartment. Children shall not play in the public halls, lobbies, stairways or elevators. No public hall of the building shall be decorated or furnished by any Shareholder/resident in any manner without the prior consent of the Board of Directors. No article shall be placed in the halls or on the staircase landings or elevators, nor shall anything be hung or shaken from the doors, windows, terraces, balconies or roofs or placed upon the window sills, ledges or fire escapes, if any of the building. No bicycles, velocipede, mopeds, motorcycles, scooter, strollers, baby carriages or other wheeled items shall be allowed to stand in public hall, passageways or areas of the building. ROOF ACCESS There is no roof access except in an emergency. Roof maintenance is costly and unnecessary traffic on the roof increases that cost. The door to the roof is wired with an alarm. If the door is opened, the alarm will sound. COMPLAINTS PROCEDURE Complaints regarding the service of the building shall be made in writing to the Managing Agent or the Board of Directors. 14