Home in the Country July 2015 by Sullivan County Democrat/Catskill-Delaware Publications

home c ou n t r y

A Sullivan County Democrat publication July 2015

in the

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HOME IN THE COUNTRY

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

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SULLIVAN COUNTY DEMOCRAT

JULY, 2015

Renewable energy within SASD Sullivan Alliance for Sustainable Development (SASD) is a 501(c)(3) non-profit based in Sullivan County. “Our mission is to promote a new standard for mindful development that is environmentally responsible, socially equitable and economically just; to inspire the residents of Sullivan County to embrace the principles and practices of sustainability as personal and civic values; and to make energy efficiency and renewable

energy accessible for all.” we’re here to help. Give us a call at SASD (http://sullivanalliance.org) the Office of Sustainable Energy at works in conjunction with the 807-0578 Tuesdays and Thursdays Sullivan County Office of from 9 a.m.–4 p.m.” Sustainable Energy “for advice about energy efficiency, how to get SEEDS SEEDS – Sustainable Energy a free/reduced cost home energy Education & Development audit, or about renewable energy Support – is based in options and incentives Honesdale, Pa. and for your home, busican be reached via ness, or organization.… http://seedsgroup.net We also offer continuSolar electric or 570-245-1256. ing consulting services In June of each year, to owners of renewable Solar thermal SEEDS sponsors an energy systems. So if Micro-hydro annual Do-it-Yourself you have questions Two-Night Solar about how your wind Wind power Workshop for anyone turbine is performing, interested in learning or how to read those Geothermal more about solar enercomplicated netBiomass system gy and installing their metering electric bills own solar photovoltaic for your solar system,

Alternatives

845.583.7700 REALTY

realproperty@aol.com

49 Oxford

“PRISTINE LAKESIDE RETREAT/ MOTIVATED” $397,725

- MLS #41417

(PV). According to SEEDS, “Manufacturing costs of solar panels have dropped over 50 percent in the past four years, and installing them yourself makes generating your own power even more affordable. The cost of the solar system is eligible for a 30 percent federal tax credit as per the Residential Renewable Energy Tax Credit program, which continues through December 2016. Several installations have been installed as a result of these SEEDS workshops.” SEEDS “is a non-profit organization that works with residents and businesses to reduce energy use, improve energy efficiency and grow our renewable energy infrastructure.”

ONE & ONLY, Custom-Built, White Lake Estate w/ Direct, LAKEFRONT ON (2) LAKES!

D L SO

- White Lake: 350+/- Acre, Glacial, Mountain Lake; Motor-boating, Water-skiing, Swimming & Fishing - Amber Lake: Spring-Fed & Tranquil; Non-Motor-Boat Lake that connects to White Lake, via a Natural Canal - LR w/ Exposed-Beamed, Cathedral Ceilings, Stone F/P, "Up-close" Lake Vu & a Spacious, Wrap-around Deck - Open Kit + Florida Room w/ "Up-close" Water Vu's & direct, access to the Wrap-around, Lake-side Deck - 3 BR / 3 Full BA;Master-Suite w/ F/P - A Custom-Built, Teak-Wood Bridge leading to your Tennis Court w/ Lake Vu's - Nestled on 4.6 Acres - Asking: Just $949,999 - MLS #37806

29938

wo organizations in our area can help homeowners navigate the oft complex area of renewable energy and the many ways to reduce energy costs and one’s “carbon footprint” and impact on the environment.

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

everyone’s reach

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CONTRIBUTED PHOTO

SEEDS member Martin Springhetti of Damascus, Pa., attended the second annual Do-It-Yourself Solar Installation Workshop in June 2014 and made the decision to purchase and install solar panels on his garage. He writes: “Thank you SEEDS for sponsoring the… workshops I attended. They gave me the knowledge, skills and courage to install my own solar panels. I have a good location with easy access so it made the project relatively simple. The system is rated at about seven thousand kilowatts which is about the amount of electricity I used last year.” If Martin, who is a board member of WJFF in Jeffersonville, lived on the New York side of the Delaware River, he would have been eligible for New York State Energy Research and Development Authority (NYSERDA) and NY-Sun incentives.

845.583.7700 REALTY

realproperty@aol.com

W H IT

E LAKE H O M E S !

30 Lakeview Rd

3BR/2BA + Finished Basement, Detached Garage & Additional Lot - Lake Vu!

$189,000 MLS# 40002

4113 West Shore Dr.

4143 West Shore Dr. 2BR + 2 Dormers/2BA - Spotless!

$169,000 MLS# 39338

7 Lakeview Rd.

4BR + Dormer / 3BA + Additional Lot Well Maintained!

3BR/2BA + Finished/Garden Level Lower Level - Total Remodel

$359,000

MLS# 40225

MLS# 40907

28932

HOUSE & POO B U L CL

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24/7

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ince your home is likely your biggest investment, would you even dream of gambling it away? Probably not, but you are rolling the dice if you apply a poor quality paint to your homeâ&#x20AC;&#x2122;s exterior. A low grade of paint can fail very quickly. It can flake and peel, expose a home to the elements, and result in costly structural damage. Why run the risk, especially when it can actually be cheaper to invest in a better quality paint that offers more protection for your home? â&#x20AC;&#x153;Too often, homeowners try to save a little money by trading down to a run-of-the-mill paint. The better approach is to trade up to top quality

D.J.M. Landscape Materials

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We Deliver/Pick Up By Bulk & Save â&#x20AC;˘ Credit Cards Accepted OWNERS TONY & JOHN www.djmdealers.com

According to Zimmer, top quality 100 percent acrylic paint can last 10 years or more when applied to a properly prepared surface, while lower quality paints last only about

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paint, which will protect better, last longer, and actually save money in the long run,â&#x20AC;? says Debbie Zimmer, paint and color expert at the Paint Quality Institute.

Smalls Plumbing, Heating, and AC

845-295-6984 â&#x20AC;˘ Decorative Stones â&#x20AC;˘ Colored Mulches â&#x20AC;˘ Stone Dust â&#x20AC;˘ Top Soil . . . screened/unscreened â&#x20AC;˘ Sand . . . All types (Beach . . . White/Tan) â&#x20AC;˘ Mason & Concrete â&#x20AC;˘ Retaining Wall Blocks â&#x20AC;˘ Pavers

JULY, 2015 J

The advantages of a good house paint

Licensed Electricians Electricians Licensed

CONTROL YOUR POWER.

SULLIVAN COUNTY DEMOCRAT

FULLY INSURED - 876 Old Rt. 17, Harris, N.Y. -

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BUILDING AND SITE PLANS DESIGNED

LICENSED: NY, REG.: NYC

HOME IN THE COUNTRY

SULLIVAN COUNTY DEMOCRAT

Preferred Homes & Properties

Serving all of Sullivan County when buying or selling a quality home or property. DIANE S. DEUTSCH Licensed Real Estate Broker 3995 State Route 52 â&#x20AC;˘ Youngsville, NY 12791

Phone: (845) 482-4300 â&#x20AC;˘ Fax: (845) 482-4433 E-mail: diane@preferredhomes.net Website: www.preferredhomes.net

RELAX in this beautifully WONDERFUL VIEWS renovated 2BR/1.5BA from this cottage. Greatcharmopen floor plan ing 1890â&#x20AC;&#x2122;sflow. farmw/fabulous Enjoy house. New spacious, bright reno& airy vations, open family/dining room w/ glass doors lovelynewly deck w/ views of Lake. Updated kitchen floortoplan, w/island, counters, paintedgranite interior & etc. Close to Swinging Bridge Lake, swim,partial boat, fish, Bethel Woods, racino/racetrack, exterior, restaurants, & more. Just bring your new roof.shopping Rocking toothbrush & relax! Only $149,900 chair porch, wide

LOVELY MID-CENTURYYEAR ROUND COMFORTABLE 3BR/2BA home with 60+ 2BR/2BA ranch beautiful acres. Private on in lake commudeadnity. end quiet New country roof, road, refrigerator, property on both sides of LRLarge w/WS, road.w/d, Views! country large family EIK,room family&room w/FP, French doors to deck. 3 seaA little & youâ&#x20AC;&#x2122;ll have fabulous sonsprucing/updating enclosed country home! porch adds even more usuable $299,000 space. Great i

2 d

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paint would cost $500 and the life expectancy of the job would be 4 years â&#x20AC;&#x201C; for a higher cost per year of $125. How can you be sure that top quality 100 percent acrylic latex paints last so much longer than other paints? The estimates are based on decades of research conducted by the Paint Quality Institute at outdoor testing sites nationwide. According to Zimmer, these findings are no surprise. â&#x20AC;&#x153;Top quality paints are specifically designed to adhere much better to properly prepared exterior surfaces, reducing the likelihood of peeling, chipping or flaking. They also are very flexible, so they continue to adhere even when the surface expands or contracts due to changing temperatures,â&#x20AC;? she says. These and other performance benefits lead to a longer lasting paint job and a better return on your investment in paint. So, donâ&#x20AC;&#x2122;t gamble when purchasing house paint: Go with the best and get the best value. To learn more about exterior paints and painting, visit the Paint Quality Institute website at www.paintquality.com.

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four years. Whatâ&#x20AC;&#x2122;s more, the cost of paint is a small part of the overall job â&#x20AC;&#x201C; most of the expense goes for the contractorâ&#x20AC;&#x2122;s labor â&#x20AC;&#x201C; so why not apply the best possible coating? Consider the following hypothetical, involving a home with 3,500 square feet of exterior surface that requires 20 gallons of paint: â&#x20AC;˘ At $50 per gallon for 20 gallons of top quality paint ($1,000) and $6,000 for the contractorâ&#x20AC;&#x2122;s labor, it would cost $7,000 to paint the home. Assuming the paint job lasts 10 years, the cost per year of service would be $700. â&#x20AC;˘ At $25 per gallon for 20 gallons of lower quality paint ($500) and $6,000 for the contractorâ&#x20AC;&#x2122;s labor, it would cost $6,500 to paint the home. Assuming the paint job lasts four years, the cost per year of service would be $1,625 â&#x20AC;&#x201C; more than twice as much! Even if a contractor were not involved, it would still be more economical to apply top quality paint: â&#x20AC;˘ Twenty gallons of top quality paint would cost $1,000 and the life expectancy of the job would be 10 years â&#x20AC;&#x201C; for a cost per year of just $100. â&#x20AC;˘ Twenty gallons of lower quality

CARING, QUALITY CHIROPRACTIC CARE Backed By 28 Years of Experience Effective, Natural Relief For:

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JULY, 2015

â&#x20AC;˘ Most Insurance & HMOs Accepted â&#x20AC;˘ Old Fashioned Doctor Patient Relationship in a warm comfortable atmosphere.

10 Hanofee Dr.

Liberty, N.Y.

Dr. Jorge R. Delgado Board Certified Chiropractic Neurologist

Immaculate ranch home near Jeffersonville on 2.1 acres. This

3FBM &TUBUF *OD

Gloriously Renovated Victorian Home

$199,000

6QQFS %FMBXBSF $PVOUSZ 1SPQFSUJFT

10606

$174,900 MLS #38598

MLS #41023

â&#x20AC;&#x153;A Lifetime of Enjoymentâ&#x20AC;?

27116

home offers efficient single-floor living in a low-maintenance home. 3 bedrooms, 1.5 baths. Livingroom with a woodstove insert in the brick fireplace. Full basement with shop area. Attached 2 car garage with 13â&#x20AC;&#x2122; ceiling and does double duty as an indoor basketball court. Paved driveway. House set back from road- sit on stone front porch and enjoy the beautiful lawn and fruit trees.

P.O. Box 335 21 Lower Main Street Callicoon, NY 845-887-5640 www.fredarealty.com

in Callicoon. 3 bedrooms, 1.5 baths. Home has been painstakingly restored with beautiful hardwood floors throughout. Kitchen has gleaming countertops and lots of cabinets for storage. French doors with huge beveled glass windows open to a large dining area with plate rails. Huge finished attic for extra space. Detached garage. Nice yard with landscaping and mature trees. Close to town for restaurants, shops and movie theater.

CLGU-114248 15578

P.O. Box 156 533 Broadway, Monticello, NY 12701

Glenn Smith President

22413

GLENN L. SMITH, P.E. CONSULTING ENGINEER, P.C.

Ph: (845) 796-2216 Fax: (845) 796-2716 Email: gsmith.pepc@verizon.net

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

Ready, set, mow! At Watson Bros, we carry a full line of Husqvarna lawnmowers to keep your yard looking great.

New and used mowers in-stock and available!

28606

Stopcheck In Come to see what out the Husqvarna Husqvarna Rebates HU700L are Available Priced to SELL!

Watson Brothers, Inc.

For all of your lawnmower needs come visit us in Hawley, PA on Route 6 (at the car wash)

570-226-2881

Open 7 days a week Mon-Sat 7 a.m. to 5:30 p.m. Sun p.m.. Sun8:30 8:30a.m. a.m. to to 5:30 1:00 p.m

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Iconic Brick Building in Callicoon

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HOME IN THE COUNTRY

29887

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

HOME IN THE COUNTRY

Recent Home Sales 2. Thompson Township Townhouse $1,987 Built: 1949 Listed By: Catskill Brokers, Inc.

5. Neversink Township Cape Cod (with Views)

Built: 1987 Listed By: Country Homes & Properties

6. Mamakating Township Ranch Built: 2005 Listed By: Resort Realty

3 BR/2 BA Acres: 0.83 Sold For: $205,000 School Tax: $3,225 Town & County: $1,354

3 BR/2 BA Acres: 0.41 Sold For: $80,000 School Tax: $1,095 Town & County: $2,239

Built: 1940 Listed By: Keller Williams Realty - Goshen

Built: 1983 Listed By: Keller Williams Realty - Hudson Valley United

5 BR/3 BA Acres: 1.90 Sold For: $280,000 School Tax: $6,429 Town & County: $4,230

4 BR/1 BA Built: 1950 Acres: 2.5 Listed By: Catskill Castles Sold For: $104,000 School Tax: $2,778 Town & County: $2,255

8. Bethel Township Custom Contemporary Lakefront

7. Liberty Township Custom Contemporary Built: 1994 Listed By: Sullivan Realty Associates

3 BR/3 BA Built: 1998 Acres: 4.60 Listed By: Town & Country Sold For: $900,000 Preferred Properties School Tax: $12,700 Town & County: $10,720

Until July 30th 20 15

26200

2 BR/2 BA Acres: 2.83 Sold For: $180,000 School Tax: $1,974 Town & County: $1,470

2 BR/2 Â˝ BA Acres: 0.07 Sold For: $65,000 School Tax: $2167 Town & County: $4862

4. Forestburgh Township Cape Cod

26835

1. Callicoon Township Ranch 2 BR/1 BA Acres: 1.1 Sold For: $45,500 School Tax: $1,561 Village, Town & County:

3. Fremont Township Craftstyle Cape with Lake Rights

10H

HOME IN THE COUNTRY

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

•845-583-5760 •

27076

• English & Japanese Gardens • Rock Gardens & Flower Beds 26438

• Organic Gardening Methods • Stone walls, Patios & Paths • Trees & Flowering Shrubs • Pool Landscapes • Water Gardens & Waterfalls

25986

Design & Installation of Unique Landscapes for Home & Business

SULLIVAN COUNTY DEMOCRAT

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30382

JULY, 2015

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JULY, 2015

BEAUTIFUL LAKE WALLENPAUPACK

Route 6 HISTORIC DOWNTOWN HONESDALE

Church & 6th Sts. CHARMING MILFORD

STORY BY DAN HUST, PHOTOS BY MIKE BLOOM 23614

NEW

SMARTER | BOLDER | FASTER

$725,000 27456

Like me on Facebook

30492

OfďŹ ce: 845-791-5280 Cell: 845-807-6947 Private Line: 845-482-3042 email: bethbrealtor@yahoo.com

16348

MLS #40811 Listed for

JuttalWG@ptd.net

30 Forestburgh Road, Monticello, NY 12701

VanGorders.com

A RARE FIND

A fully insulated, renovated home, situated on Tennanah Lake (a private lake with no public access), 2 hrs. from NYC, offers panoramic views from almost every room. With 200 ft. of lakefront and 2 docks, there is ample space for water sports or relaxation. The huge master bedroom (with lake views) offers 3 walk-in closets and an ensuite. The kitchen is complete with WoodMode cabinetry, a SubZero refrigerator, Thermador wall oven and a Thermador professional gas cooktop with indoor gas grill. Easy access from the oversized 2-car garage to the living area. The large front deck offers scenic views of the lake and plenty of room for entertaining.

20% off on selective items

570-352-3900

29209

Beth Bernitt Associate Broker NY

Water St.

HOME IN THE COUNTRY

SULLIVAN COUNTY DEMOCRAT

JULY, 2015

SCHMIDT’S WHOLESALE, INC.

The Celesta Collection from RODA

434-6161 SERVING THE AREA SINCE 1908 Mon-Fri 7 to 5 • Sat 8 to 12 • Sun 9-12 13 Laurel Ave., South Fallsburg, NY

STORY BY DAN HUST, PHOTOS BY MIKE BLOOM

434-6161 Fax 434-6997

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27586

150 Jefferson Street, P.O. Box 5100 Monticello, NY 12701-5100

23267

DELIVERY

DEALER

13H

14H

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Giordanos get to design - and build - their dream house

STORY BY FRANK RIZZO, PHOTOS BY JOSEPH IRACE Wood and stone constitute the main materials of the Giordanos’ house, which fronts Tennanah Lake and was designed by the couple in collaboration with Joe Irace.

eff Giordano is a self-described “frustrated architect.” However, he got an opportunity most such stymied builders rarely get – work with an accomplished designer to realize his vision of an ideal vacation home. The shores of Tennanah Lake have been familiar to Giordano for over 45 years, when his parents Ben and Joan began spending their summers in that Town of Fremont community. Giordano called it a “multi-generational lake,” and got to know its residents well. Though he lives in California most of the year, engaging in what he called “marketing, advertising and venturing,” he has a wide circle of friends in Sullivan County. Ben and Joan still enjoy a lakefront

home at Tennanah Lake, and eight years ago Jeff grabbed an opportunity to buy a 2½-acre parcel fronting the waters and at the same be near his parents. The next step was designing. Giordano envisioned something derivative – but not a slavish copy – of Frank Lloyd Wright’s “Prairie Style” and when he asked among his friends for suggestions one name stood out – Joe Irace, formerly of Livingston Manor. “They said he was one of the best architects in the area,” Giordano related. Irace’s extensive portfolio already contained homes not just fronting Tennanah Lake itself, but in the adjacent Town of Rockland, where he had done work for Larry Rockefeller in Lew

Beach, and across Sullivan and Orange counties and beyond. Irace also happened to be a fervent Wright fan, and Giordano’s wishes dovetailed with his design philosophy. The two men, along with Giordano’s wife Nanette, worked to flesh out the residence. “Nanette and I had a design aesthetic in mind and had sketched out some ideas,” Giordano said. “We brought them to Joe and he turned them into reality.” He added, “What I liked about working with Joe was not only what he brought to the table, but that the process was very collaborative. He did not dictate his vision – we worked

together.” When it came time to build, Giordano kept the contracting “in county”: The general contractor was Pete DeVantier and his Roscoe Lumber Yard, with Giordano singling out the carpentry skills of Terry France of Roscoe. A number of area firms did the plumbing, heating and electrical work. Cronk’s Electronics of Liberty installed the stereo system and an elaborate home movie theatre. Craftsmanship and attention to detail are evident throughout the house. The two men praised the cabinets built by Paul Brustman of Obernburg in Jeff’s upstairs study. Gary Miller of Livingston Manor

ABOVE LEFT: The formal dining room features a fireplace with a sculpted ceramic frame created by Michelangelo Rubino, formerly of Jeffersonville. ABOVE RIGHT: Youngsville Custom Kitchen was responsible for the cabinetry and woodwork in the kitchen. RIGHT: The two-story living room, with large windows looking out on the lake, is dominated by a fireplace meticulously built by Gary Miller of Livingston Manor and artwork by Joan Giordano, the owner’s mother. BELOW RIGHT: This bathroom has “His” and “Hers” sinks. LEFT: Another view of the living room. painstakingly erected the fireplace in the great room. “It took him about six months to put it together,” said Irace. “He was very particular about where every stone went.” Forest Darder of Darder Stone Works in Ferndale built the fireplace in the basement (and the stone landscape walls outdoors). Both are Rumford type, which Irace described as “high and shallow” and provide more efficient heat and produce less interior smoke than traditional fireplaces. Giordano traveled to Italy to pick up an elaborate ceramic frame for his dinCONTINUED ON PAGE 16H

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Giordanos get to design - and build - their dream house

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ing room fireplace. It was designed and cast by former Jeffersonville resident Michelangelo Rubino. Youngsville Custom Kitchens was responsible for the cabinetry and other kitchen fixtures. As Irace and Giordano looked over a kitchen table with the characteristic grain of “early” maple, they praised the workmanship. “I’m often asked if I use people from New York City,” Irace noted. “They don’t know we have very good artisans up here.” “In the city, this kind of work would cost ten times more,” added Giordano. Jeff’s own wife, whom he described as a “creative soul,” built the bed in the master bedroom, while Rustic Cottage in Jeffersonville created rough-hewn yet exquisite Adirondack-style bunk beds for a basement bedroom. One of the advantages of starting from scratch was that, as Giordano put it, “I knew what I wanted and I knew what to expect.” Giordano wanted to enjoy the outdoors, but knew that bugs could be a problem. Thus, the extensive screened porches, which are off of the master bedroom, breakfast nook and the dining room. One porch has another Gary Miller fireplace, and all three feature bluestone floors from Johnston & Rhodes in nearby East Branch. “I knew there would be a lot of rain, so I made sure we’d have overhanging roofs,” said Giordano. The lake is a focus, so there is “plenty of glass,” in Irace’s words, on the side of the house facing the water. Stone – some of it sourced on the property – and cedar planking are the main exterior materials. There were many details to be decided on for the interior room, and Nanette, a designer in California, picked the finishes, materials, the furniture and the look and “feel” of each room. The end result is a house that the Giordanos look forward to coming back to every year, even though they live in one of California’s most picturesque areas. “I still marvel at how much of a paradise Sullivan County is,” Giordano said. “I don’t understand why we haven’t seen another golden age, given how magical it is.”

ABOVE: One of three screened porches that provide shaded relief on hot summer days – and protection from insects. The floor is made up of bluestone from Johnston & Rhodes in East Branch. The fireplace was hand-crafted by Gary Miller of Livingston Manor. BELOW: The home theater in the basement was set up by Cronk’s Electronics of Liberty, which was also responsible for the stereo system in the living room.

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Award-winning Irace firm celebrates 25th year

reed from the stylistic straitjackets and materials limitations of earlier eras, today’s architects can draw upon a wide array of styles and influences in designing their structures, and this diversity is reflected in the portfolio of Joseph Irace, AIA. Whatever your architectural fancy, budget and desired level of sustainability, Irace will design and build a dream home for you. Though his Irace Architecture PC main office is located in Warwick,

where he also lives, Irace has roots in and has designed extensively in Sullivan County. The Iraces had been visiting Livingston Manor from NYC for years and moved there permanently in the late ’70s. His parents, Charlie and Millie, still live in the hamlet, where Charlie recently retired as the Town of Rockland code enforcement officer. Joe spent his last two years at Livingston Manor CS, graduating in 1979 and went on to earn a degree from Syracuse University School of Architecture. He began his

career in New York City before establishing an office in Liberty, at the Professional Plaza in Ferndale, which he still maintains. Early on, Irace worked with Larry Rockefeller on his development in Lew Beach. Irace’s work here ranges from humble bungalows to high-end homes in exclusive developments such as Chapin Estates and Bethel Farms and the lakeside communities. With the help of his partner/wife Elayne, who acts as office manager, and his staff, Irace and the firm weathered the Great Recession and have kept busy. Irace Architecture has been a multiple winner of the Sullivan County Board of Realtors “Showcase” Award. His residences have been featured in architectural publications and have won awards.

In addition to designing houses from scratch, the firm also does residential additions and renovations, and institutional and commercial buildings. Irace received his LEED AP (Leadership in Energy and Environmental Design Accredited Professional) certification from the US Green Building Council. It means, in the council’s words, that he “has demonstrated the expertise and ability to attain this certification. LEED is the construction industry standard of which Green and Sustainable buildings are designed.” Irace’s firm incorporates alternative products and energy systems such as geothermal cooling and heating, photovoltaic and solar hot water systems, spray foam insulation and reclaimed wood flooring and beams. He likens energy-efficient buildings to cars getting better gas

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BY FRANK RIZZO

mileage; in both cases, it’s making the “fuel” go longer. The art of building is a collaborative venture, and Irace works closely with his clients, engineers, interior designers and other professionals to bring the client’s vision to reality. Irace is a member of the American Institute of Architects and is licensed in both New York and New Jersey. Joe and Elayne have four children: Amanda, 23, Alec, 21, Ava, 12, and Adam, 10.

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Right on the river

This three story shingled victorian is more than a century old, but still feels fresh and new. Sit on the covered porch. Take in the sights and sounds of the Delaware River.

BY MATT SHORTALL

hat is it about a home in the country that’s so inviting? It’s about living in a place where you’re not closed off from nature, but part of it. This beautiful three story victorian offers a country retreat less than two hours from New York City and across the street from the banks of the Delaware River. Tucked away at the end of a quiet road just over the border in Pennsylvania, this century-old residence has witnessed many happy years, and stands ready for countless more to come. “You’ve got the best of two worlds here,” said Callicoon Real Estate broCONTINUED ON PAGE 21H

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HOME FEATURES Type: Single Family

Water Heaer: Radiators

Acres: 3.68

Possible Financing: Concrete Floor; Fll;

Address: 82 Delaware Ave.

Unfinished

Hamlet: Damascus, PA

Appliances: Refrigerator, washer, dryer

School District: Wayne Highlands

Close To: Delaware River, restaurants,

Bedrooms: 5

shopping, movie theater, public park

Full Baths: 2

Land Features: Gravel driveway, fenced in

Square Footage: 3,258/2,190 above grade

back yard, spacious ront yard, quiet and

Fireplace: 1

secluded at the end of a dead end road.

Garage Capacity: No garage

Interior Amenities: Attic, fireplace, two

Garage Type: Detached Garage

staircases, hardwood floors, insulated windows.

Tax Exemption: No

MLS No.: 15-2094

Total Taxes: $2,601.43

Price: $199,000

Year Built: 1900

Contact: Callicoon Real Estate LLC Rosie DeCristofaro, Broker. 36 Lower Main Street, PO Box 556, Callicoon , NY 12723 Phone: 845-887-4400 Fax: 845-887-4404 Email: Rosie@Callicoon.com

Style: Victorian Present Use: Residential Condition: Very Good Exterior: Shingle Roofing: Asphalt/Fiberglass Water: Well 25936

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Sewer: Septic

Keeping with its turn of the century Americana style, much of the woodwork in the house is chestnut. Builders had to find alternative sources of wood after 1904, when an invasive fungal infection from Asia caused a rapid, widespread die-off of this once plentiful tree from its historic range in the eastern United States.

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ker Rosie DeCristofaro. “You’re in Pennsylvania, so the taxes are lower, but you can walk across the bridge into New York and see a movie at the Callicoon Theatre.” And, she could have added, the lively restaurant and shopping scene in Callicoon as well, not to mention a year-round farmers’ market and much more. When you step out the front door in the morning onto the wrap-around covered porch, your ears are greeted by a symphony of singing birds accompanied by the gentle roll of the Delaware River. The large backyard is completely fenced-in and safe for pets or small children to enjoy. Walk into the front door and you’re greeted by an oak panelled staircase flanked by two parlor rooms where you’ll host guests and family on many occasions. A fireplace in the left parlor room will prove delightful when the weather outside is frightful. Walk down the hallway and into the kitchen and you’ll find a second staircase that was originally used by maids and servants when the house was built at the turn of the last century.

The carved chestnut staircase goes up three floors. There’s a second, smaller staircase through the door in the kitchen or when the main staircase becomes too congested with house guests on Thanksgiving or Christmas morning.

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You’ll be floored by the service and selection BY MARGARET BRUETSCH

roJan Custom Flooring may be making a move three miles up the road from its current location in Tyler Hill, Pa., but that’s the only change the company is making. ProJan will still be offering its wide array of flooring options, cleaning services and warranties that have earned it a wide clientele since the start of the company in the 1970s. ProJan began as a carpet cleaning business run by brothers John Shields and John Marx and slowly switched over into a carpet installation business in the 1980s. “We slowly worked into doing the installations and it kind of split off,” Shields’ daughter Kendal Hamby explained. “There’s also the restoration business, so that’s my uncle’s business,

and this is my dad’s business. In the beginning they kind of did the carpet cleaning together and then they slowly added on the other things and as it got bigger they split apart.”

Courtesy ProJan

A view of the ProJan warehouse and showroom on Cochecton Turnpike in Tyler Hill.

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Now ProJan Custom Flooring is a family-owned business run by John and Elizabeth Shields, along with their children Kendal Hamby and Justin Shields.

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ProJan offers customers and homeowners flooring options that fit each home’s individual needs and each individual customer’s wants. ProJan uses only the best suppliers and manufacturers, including flooring manufacturer Armstrong; carpet manufacturer Mohawk, which offers a “green-fiber” carpet Smartstrand; vinyl floor manufacturer Karndean; tile and ceramic floor manufacturers Chesapeake, Interceramic and Arley; and hardwood manufacturers LM and, higher end, American-based manufacturer Mirage. “Most of the hardwoods on the market aren’t American based,” Hamby explained. “And with [big retailers] getting their woods from China and it [being linked to] cancer it’s a big thing. People want woods that comes from America and most don’t.” Hamby says that ProJan serves its

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customers better than most big box stores due to the fact that they can better fit specific floors to homes based on the area they serve. ProJan is able to identify what works best for rental properties, summer homes and full-time residents. “Karndean is a big seller because it’s very realistic type vinyl work and it’s a

product that can be left when you’re leaving your house and it won’t get damaged,” Hamby said, “Wood can be ruined very easily… water damages it, temperature changes can ruin it. [Karndean] can be in a house that’s freezing cold or not, and it’ll stay the same.” ProJan also offers warrantied Hunter

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Douglass window coverings that include everything from shutters, woven wood coverings, and roller shades. ProJan actually warranties anything they sell for the lifetime of their products, which can be anywhere from 15 years for carpets to 30 years for vinyl and tile to practically forever for hard-

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wood floors. That includes installation and any problems that arise including a finish coming off or a defect in hardwood flooring, or typical wear and tear and stains on carpeted floor. “Our installers have been with us for 20 years and they’re trained and certiCONTINUED ON PAGE 24H

Courtesy ProJan

Two variations on bamboo flooring which has grown in popularity over the years. It is considered durable and easy to maintain, as well as environmentally friendly.

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fied,” Elizabeth Shields, Hamby’s mother, said. “In addition to our warranties, which are warrantied for the lifetime of the product, we have an interior decorator. We don’t charge for measuring or estimates and we offer financing options.” And on top of all the benefits of

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installing a carpet with ProJan, they still offer carpet cleaning, which is a part of ProJan’s warranty; customers are required to have their carpets professionally cleaned at least once a year. The cleaning service is a plus to rental owners, in Hamby’s opinion. “After they get their tenants out and they want to make it look nice before

someone new comes in, cleaning it is a much cheaper option,” Hamby said. “Since we do everything they can just call us out and we can say ‘We can just clean this and it will be fine’ or ‘No,

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this is past all repair, you need something new.’” And ProJan has two upcoming sale events and while the one in September is still being worked out,

Margaret Bruetsch Photos

ProJan’s show room offers customers a chance to see and feel flooring options, view rugs and sit down with an employee to find just what they’re looking for to really turn their house into a beautiful home.

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this summer’s sale focuses on Do-ItYourself projects and lowering prices on the materials a customer would need to redo their own floor. “When people want to do it themselves they can call ahead and we can help them break it down,” Hamby said. “This way they can decide what they want to do and what they want us

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to do.” ProJan Custom Flooring is currently at 705 Cochecton Turnpike, Tyler Hill, Pa. ProJan is open by appointment only on Mondays, 9 a.m.–5 p.m. on Tuesdays through Fridays, and 9 a.m.–3 p.m. on Saturdays. Appointments can be made by calling 1-570-224-6343.

Courtesy ProJan

With their extensive collection, ProJan’s expert staff can help you find the right rug or carpet to go with any room.

From ProJan’s “portfolio” comes this installation of window treatments in a welllighted living room.

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