Home in the Country July 2015

ASullivan County

Democrat publicationJuly 2015 homecountry

in the

2H HOME IN THE COUNTRY SULLIVAN COUNTY DEMOCRAT JULY, 201528620

JULY, 2015 SULLIVAN COUNTY DEMOCRAT HOME IN THE COUNTRY 3H

WHO ARE YOU GOING TO

TRUSTHOME’S

WATER?WITHYOUR

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wo organizations in our areacan help homeowners navi-gate the oft complex area of

renewable energy and the manyways to reduce energy costs andone’s “carbon footprint” and impacton the environment.

SASDSullivan Alliance for Sustainable

Development (SASD) is a 501(c)(3)non-profit based in SullivanCounty. “Our mission is to pro-mote a new standard for mindfuldevelopment that is environmen-tally responsible, socially equitableand economically just; to inspirethe residents of Sullivan County toembrace the principles and prac-tices of sustainability as personaland civic values; and to makeenergy efficiency and renewable

energy accessible for all.”SASD (http://sullivanalliance.org)

works in conjunction with theSullivan County Office ofSustainable Energy “for adviceabout energy efficiency, how to geta free/reduced cost home energyaudit, or about renewable energyoptions and incentivesfor your home, busi-ness, or organization.…We also offer continu-ing consulting servicesto owners of renewableenergy systems. So ifyou have questionsabout how your windturbine is performing,or how to read thosecomplicated net-metering electric billsfor your solar system,

we’re here to help. Give us a call atthe Office of Sustainable Energy at807-0578 Tuesdays and Thursdaysfrom 9 a.m.–4 p.m.”

SEEDSSEEDS – Sustainable Energy

Education & DevelopmentSupport – is based inHonesdale, Pa. andcan be reached viahttp://seedsgroup.netor 570-245-1256.

In June of each year,SEEDS sponsors anannual Do-it-YourselfTwo-Night SolarWorkshop for anyoneinterested in learningmore about solar ener-gy and installing theirown solar photovoltaic

(PV).According to SEEDS,

“Manufacturing costs of solar pan-els have dropped over 50 percentin the past four years, andinstalling them yourself makesgenerating your own power evenmore affordable. The cost of thesolar system is eligible for a 30 per-cent federal tax credit as per theResidential Renewable Energy TaxCredit program, which continuesthrough December 2016. Severalinstallations have been installed asa result of these SEEDS work-shops.”

SEEDS “is a non-profit organiza-tion that works with residents andbusinesses to reduce energy use,improve energy efficiency andgrow our renewable energy infra-structure.”


AlternativesSolar electricSolar thermalMicro-hydroWind powerGeothermal

Biomass system

Renewable energy within T

2993

8

[email protected]

49 Oxford“PRISTINELAKESIDERETREAT/

MOTIVATED”$397,725

- MLS #41417

ONE & ONLY,Custom-Built,

White Lake Estatew/ Direct,

LAKEFRONTON (2) LAKES!

- White Lake: 350+/- Acre, Glacial, Mountain Lake; Motor-boating, Water-skiing, Swimming & Fishing

- Amber Lake: Spring-Fed & Tranquil;Non-Motor-Boat Lake that connects toWhite 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

SOLD

4113 West Shore Dr.4BR + Dormer / 3BA

+ Additional LotWell Maintained!

$359,000MLS# 40225

7 Lakeview Rd.3BR/2BA + Finished/Garden

Level Lower Level- Total Remodel

$359,000MLS# 40907

30 Lakeview Rd3BR/2BA + Finished

Basement, Detached Garage& Additional Lot - Lake Vu!

$189,000MLS# 40002

4143 West Shore Dr.2BR + 2 Dormers/2BA

- Spotless!

$169,000MLS# 39338

[email protected]

2893

2

WHITE LAKE HOMES!

CLUBHOUSE & POOL


CONTRIBUTED PHOTO

SEEDS member Martin Springhettiof Damascus, Pa., attended the sec-ond annual Do-It-Yourself SolarInstallation Workshop in June 2014and made the decision to purchaseand install solar panels on hisgarage. He writes: “Thank youSEEDS for sponsoring the… work-shops I attended. They gave me theknowledge, skills and courage toinstall my own solar panels. I havea good location with easy accessso it made the project relativelysimple. The system is rated at aboutseven thousand kilowatts which isabout the amount of electricity Iused last year.” If Martin, who is aboard member of WJFF inJeffersonville, lived on the NewYork side of the Delaware River, hewould have been eligible for NewYork State Energy Research andDevelopment Authority (NYSERDA)and NY-Sun incentives.

everyone’s reach

ince your home is likely yourbiggest investment, would youeven dream of gambling it away?

Probably not, but you are rolling thedice if you apply a poor quality paintto your home’s exterior.

A low grade of paint can fail veryquickly. It can flake and peel, exposea home to the elements, and result incostly structural damage. Why runthe risk, especially when it can actual-ly be cheaper to invest in a betterquality paint that offers more protec-tion for your home?

“Too often, homeowners try to savea little money by trading down to arun-of-the-mill paint. The betterapproach is to trade up to top quality

paint, which will protect better, lastlonger, and actually save money in thelong run,” says Debbie Zimmer, paintand color expert at the Paint QualityInstitute.

According to Zimmer, top quality100 percent acrylic paint can last 10years or more when applied to aproperly prepared surface, whilelower quality paints last only about


S

The advantages of a good

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2254

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D.J.M. Landscape Materials845-295-6984

• Grinnell . . . Authorized Dealer• Unilock . . . Authorized Dealer• Straw Hay & Sod• Landscape Fabric• Stone Facing• Stone Works . . . (Owens Corning cultured stone)• Field Stone • Blue Stone . . . cut to size• Gravel . . . all types/sizes• Bags . . . peat moss/organic soil/soil

• Decorative Stones• Colored Mulches• Stone Dust• Top Soil . . . screened/unscreened• Sand . . . All types

(Beach . . . White/Tan)• Mason & Concrete• Retaining Wall Blocks• Pavers

We Deliver/Pick Up By Bulk & Save • Credit Cards AcceptedOWNERS TONY & JOHN www.djmdealers.com

DJMD-117504

1733

0

J

house paint

four years. What’s more, the cost ofpaint is a small part of the overalljob – most of the expense goes for thecontractor’s labor – so why not applythe best possible coating?

Consider the following hypothetical,involving a home with 3,500 squarefeet of exterior surface that requires20 gallons of paint:

• At $50 per gallon for 20 gallons oftop quality paint ($1,000) and $6,000for the contractor’s labor, it wouldcost $7,000 to paint the home.Assuming the paint job lasts 10 years,the cost per year of service would be$700.

• At $25 per gallon for 20 gallons oflower quality paint ($500) and $6,000for the contractor’s labor, it wouldcost $6,500 to paint the home.Assuming the paint job lasts fouryears, the cost per year of servicewould be $1,625 – more than twice asmuch!

Even if a contractor were notinvolved, it would still be more eco-nomical to apply top quality paint:

• Twenty gallons of top quality paintwould cost $1,000 and the lifeexpectancy of the job would be 10years – for a cost per year of just $100.

• Twenty gallons of lower quality

paint would cost $500 and the lifeexpectancy of the job would be 4years – for a higher cost per year of$125.

How can you be sure that top quality100 percent acrylic latex paints last somuch longer than other paints? Theestimates are based on decades ofresearch conducted by the PaintQuality Institute at outdoor testingsites nationwide.

According to Zimmer, these findingsare no surprise.

“Top quality paints are specificallydesigned to adhere much better toproperly prepared exterior surfaces,reducing the likelihood of peeling,chipping or flaking. They also are veryflexible, so they continue to adhereeven when the surface expands orcontracts due to changing tempera-tures,” she says.

These and other performance bene-fits lead to a longer lasting paint joband a better return on your invest-ment in paint. So, don’t gamble whenpurchasing house paint: Go with thebest and get the best value.

To learn more about exterior paintsand painting, visit the Paint QualityInstitute website at www.paintquali-ty.com.


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

P.O. Box 156

533 Broadway, Monticello, NY 12701

Glenn Smith

President

Ph: (845) 796-2216

Fax: (845) 796-2716

Email: [email protected]

2241

3

“A Lifetime of Enjoyment”

10606

CLGU

-1142

4815

578

$174,900 MLS #38598

Gloriously Renovated Victorian Homein Callicoon. 3 bedrooms, 1.5 baths. Home has

been painstakingly restored with beautiful hard-

wood 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.

Immaculate ranch home near Jeffersonville on 2.1 acres. Thishome offers efficient single-floor living in a low-maintenance home. 3bedrooms, 1.5 baths. Livingroom with a woodstove insert in the brickfireplace. Full basement with shop area. Attached 2 car garage with 13’

ceiling and does double duty as an indoorbasketball court. Paved driveway. Houseset back from road- sit on stone frontporch and enjoy the beautiful lawn andfruit trees.

MLS #41023 $199,000P.O. Box 335

21 Lower Main StreetCallicoon, NY845-887-5640

www.fredarealty.com

2711

6(845) 292-3455

• Most Insurance & HMOs Accepted

• Old Fashioned Doctor Patient Relationship

in a warm comfortable atmosphere.

10 Hanofee Dr. Liberty, N.Y.

Dr. Jorge R. DelgadoBoard Certified

Chiropractic Neurologist

Effective, Natural Relief For:• Headaches, Dizziness • Neck Pain, Tight Muscles

• Shoulder & Arm Pain • Low Back, Hip & Leg Pain

CARING, QUALITY CHIROPRACTIC CAREBacked By 28 Years of Experience

29662

Preferred Homes & PropertiesServing all of Sullivan County when buying or selling a quality home or property.

DIANE S. DEUTSCHLicensed Real Estate Broker3995 State Route 52 • Youngsville, NY 12791

Phone: (845) 482-4300 • Fax: (845) 482-4433E-mail: [email protected]: www.preferredhomes.net

WONDERFUL VIEWSfrom this charm-ing 1890’s farm-house. New reno-vations, openfloor plan, newlypainted interior &exterior, partialnew roof. Rockingchair porch, wide

COMFORTABLE YEAR ROUND2BR/2BA ranchin lake commu-nity. New roof,refrigerator,w/d, LR w/WS,large familyroom & 3 sea-son enclosedporch adds even more usuable space. Great

i 2 d i

RELAX in this beautifullyrenovated 2BR/1.5BA cottage. Great open floor planw/fabulous flow. Enjoy spacious, bright & airy family/dining room w/ glassdoors to lovely deck w/ views of Lake. Updated kitchenw/island, granite counters, etc. Close to Swinging BridgeLake, swim, boat, fish, Bethel Woods, racino/racetrack,restaurants, shopping & more. Just bring your toothbrush & relax! Only $149,900

LOVELY MID-CENTURY3BR/2BA home with 60+beautiful acres. Private ondead end quiet country road,property on both sides ofroad. Views! Large countryEIK, family room w/FP, French doors to deck.A little sprucing/updating & you’ll have fabulouscountry home! $299,000

25984

2598

7


29887

(845) 887-4400WWW.CALLICOON.COM

[email protected]

36 LOWER MAIN STREET, CALLICOON, NY [email protected] NEW YORK & PENNSYLVANIA ��

��

Iconic Brick Building in Callicoon Classic Building in Callicoon

Walk to Delaware in Long Eddy

Planning to Sell?

Ready for your business.$349,000

Beautiful Delaware River Views$184,500

Spacious 2 Bedroom Ranch$65,000

We can sellyour home for you!

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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!

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

Watson Brothers, Inc.Open 7 days a week

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

570-226-2881

Come check out the

Husqvarna HU700LPriced to SELL!

Stop Into see whatHusqvarna

Rebatesare

Available

2860

6

Sun 8:30 a.m. to 5:30 p.m.

2. ThompsonTownship

Townhouse

1. Callicoon Township

Ranch

3. Fremont

TownshipCraftstyle

Cape withLake Rights

4. Forestburgh

TownshipCape Cod

8. Bethel

TownshipCustom

ContemporaryLakefront

6. Mamakating

TownshipRanch

5. NeversinkTownshipCape Cod

(with Views)

2 BR/1 BAAcres: 1.1Sold For: $45,500School Tax: $1,561Village, Town & County:

$1,987Built: 1949Listed By: Catskill Brokers, Inc.

2 BR/2 ½ BAAcres: 0.07Sold For: $65,000School Tax: $2167Town & County: $4862

Built: 1987Listed By: Country Homes& Properties

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

Built: 1940Listed By: Keller WilliamsRealty - Goshen


Built: 1983Listed By: Keller WilliamsRealty - Hudson ValleyUnited


Built: 2005Listed By: Resort Realty


Built: 1994Listed By: Sullivan RealtyAssociates

7. Liberty

TownshipCustom

Contemporary


Built: 1950Listed By: Catskill Castles


Built: 1998Listed By: Town & CountryPreferred Properties

Recent Home SalesJULY, 2015 SULLIVAN COUNTY DEMOCRAT HOME IN THE COUNTRY 9H

26200 26

835

Until July 30th 2015


2598

6

•845-583-5760•

Design & Installationof Unique

Landscapes forHome & Business

• Organic GardeningMethods

• Stone walls, Patios& Paths

• Trees & FloweringShrubs

• Pool Landscapes• Water Gardens & Waterfalls

• English & JapaneseGardens

• Rock Gardens& Flower Beds

26438

2707

6


3038

2


STORY BY DAN HUST, PHOTOS BY MIKE BLOOM

VanGorders.com

BEAUTIFUL LAKE WALLENPAUPACK

Route 6

HISTORIC DOWNTOWN HONESDALE

Church & 6th Sts.

CHARMING MILFORD

Water St.NEW

WNEEW

16348

20% off on selective items

29209

Jutta

lWG

@pt

d.ne

t

Like m

e on Facebook

570-352-3900

3049

2

A RARE FIND

MLS #40811Listed for

$725,000

A fully insulated, renovated home, situatedon 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 largefront deck offers scenic views of the lake

and plenty of room for entertaining.

2745

6

SMARTER | BOLDER | FASTER

Beth BernittAssociate Broker NY

30 Forestburgh Road,Monticello, NY 12701

Offi ce: 845-791-5280Cell: 845-807-6947

Private Line:845-482-3042

email:[email protected]

2361

4



4 3 4 - 6 1 6 1

Mon-Fri 7 to 5 • Sat 8 to 12 • Sun 9-1213 Laurel Ave., South Fallsburg, NY

SERVING THE AREA SINCE 1908

BOOM TRUCKDELIVERY

FREEDELIVERY

Everything to Build Anything!

• Benjamin Moore Paint

• Composite Decking

• Hardware

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27586

SCHMIDT’S WHOLESALE, INC.The Celesta Collection from RODA

VISIT OUR SHOWROOM!

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

Full-time consultant on staff readyto provide you with guidance ideas and knowledge

for your next remodel.

2326

7

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.

ABOVE LEFT: The formal dining roomfeatures a fireplace with a sculptedceramic frame created by MichelangeloRubino, formerly of Jeffersonville.ABOVE RIGHT: Youngsville CustomKitchen was responsible for the cabi-netry and woodwork in the kitchen.RIGHT: The two-story living room, withlarge windows looking out on the lake,is dominated by a fireplace meticulouslybuilt by Gary Miller of Livingston Manorand artwork by Joan Giordano, theowner’s mother. BELOW RIGHT: Thisbathroom has “His” and “Hers” sinks.LEFT: Another view of the living room.

eff Giordano is a self-described“frustrated architect.” However,he got an opportunity most suchstymied builders rarely get – work

with an accomplished designer to real-ize his vision of an ideal vacation home.

The shores of Tennanah Lake havebeen familiar to Giordano for over 45years, when his parents Ben and Joanbegan spending their summers in thatTown of Fremont community. Giordanocalled it a “multi-generational lake,” andgot to know its residents well. Thoughhe lives in California most of the year,engaging in what he called “marketing,advertising and venturing,” he has awide circle of friends in Sullivan County.

Ben and Joan still enjoy a lakefront

home at Tennanah Lake, and eight yearsago Jeff grabbed an opportunity to buya 2½-acre parcel fronting the watersand at the same be near his parents.

The next step was designing.Giordano envisioned something deriva-tive – but not a slavish copy – of FrankLloyd Wright’s “Prairie Style” and whenhe asked among his friends for sugges-tions one name stood out – Joe Irace,formerly of Livingston Manor.

“They said he was one of the bestarchitects in the area,” Giordano related.

Irace’s extensive portfolio already con-tained homes not just frontingTennanah Lake itself, but in the adja-cent Town of Rockland, where he haddone work for Larry Rockefeller in Lew

Beach, and across Sullivan and Orangecounties and beyond.

Irace also happened to be a ferventWright fan, and Giordano’s wishes dove-tailed with his design philosophy. Thetwo men, along with Giordano’s wifeNanette, worked to flesh out the resi-dence.

“Nanette and I had a design aestheticin mind and had sketched out someideas,” Giordano said. “We broughtthem to Joe and he turned them intoreality.”

He added, “What I liked about work-ing with Joe was not only what hebrought to the table, but that theprocess was very collaborative. He didnot dictate his vision – we worked

together.” When it came time to build, Giordano

kept the contracting “in county”: Thegeneral contractor was Pete DeVantierand his Roscoe Lumber Yard, withGiordano singling out the carpentryskills of Terry France of Roscoe.

A number of area firms did theplumbing, heating and electrical work.

Cronk’s Electronics of Liberty installedthe stereo system and an elaboratehome movie theatre.

Craftsmanship and attention to detailare evident throughout the house.

The two men praised the cabinetsbuilt by Paul Brustman of Obernburg inJeff’s upstairs study.

Gary Miller of Livingston Manor

painstakingly erected the fireplace inthe great room.

“It took him about six months to put ittogether,” said Irace. “He was very par-ticular about where every stone went.”

Forest Darder of Darder Stone Worksin Ferndale built the fireplace in thebasement (and the stone landscapewalls outdoors).

Both are Rumford type, which Iracedescribed as “high and shallow” andprovide more efficient heat and pro-duce less interior smoke than tradition-al fireplaces.

Giordano traveled to Italy to pick upan elaborate ceramic frame for his din-


CONTINUED ON PAGE 16H

Giordanos get to design - and build - their dream house

J


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.

ABOVE LEFT: The formal dining roomfeatures a fireplace with a sculptedceramic frame created by MichelangeloRubino, formerly of Jeffersonville.ABOVE RIGHT: Youngsville CustomKitchen was responsible for the cabi-netry and woodwork in the kitchen.RIGHT: The two-story living room, withlarge windows looking out on the lake,is dominated by a fireplace meticulouslybuilt by Gary Miller of Livingston Manorand artwork by Joan Giordano, theowner’s mother. BELOW RIGHT: Thisbathroom has “His” and “Hers” sinks.LEFT: Another view of the living room.

eff Giordano is a self-described“frustrated architect.” However,he got an opportunity most suchstymied builders rarely get – work

with an accomplished designer to real-ize his vision of an ideal vacation home.

The shores of Tennanah Lake havebeen familiar to Giordano for over 45years, when his parents Ben and Joanbegan spending their summers in thatTown of Fremont community. Giordanocalled it a “multi-generational lake,” andgot to know its residents well. Thoughhe lives in California most of the year,engaging in what he called “marketing,advertising and venturing,” he has awide circle of friends in Sullivan County.

Ben and Joan still enjoy a lakefront

home at Tennanah Lake, and eight yearsago Jeff grabbed an opportunity to buya 2½-acre parcel fronting the watersand at the same be near his parents.

The next step was designing.Giordano envisioned something deriva-tive – but not a slavish copy – of FrankLloyd Wright’s “Prairie Style” and whenhe asked among his friends for sugges-tions one name stood out – Joe Irace,formerly of Livingston Manor.

“They said he was one of the bestarchitects in the area,” Giordano related.

Irace’s extensive portfolio already con-tained homes not just frontingTennanah Lake itself, but in the adja-cent Town of Rockland, where he haddone work for Larry Rockefeller in Lew

Beach, and across Sullivan and Orangecounties and beyond.

Irace also happened to be a ferventWright fan, and Giordano’s wishes dove-tailed with his design philosophy. Thetwo men, along with Giordano’s wifeNanette, worked to flesh out the resi-dence.

“Nanette and I had a design aestheticin mind and had sketched out someideas,” Giordano said. “We broughtthem to Joe and he turned them intoreality.”

He added, “What I liked about work-ing with Joe was not only what hebrought to the table, but that theprocess was very collaborative. He didnot dictate his vision – we worked

together.” When it came time to build, Giordano

kept the contracting “in county”: Thegeneral contractor was Pete DeVantierand his Roscoe Lumber Yard, withGiordano singling out the carpentryskills of Terry France of Roscoe.

A number of area firms did theplumbing, heating and electrical work.

Cronk’s Electronics of Liberty installedthe stereo system and an elaboratehome movie theatre.

Craftsmanship and attention to detailare evident throughout the house.

The two men praised the cabinetsbuilt by Paul Brustman of Obernburg inJeff’s upstairs study.

Gary Miller of Livingston Manor

painstakingly erected the fireplace inthe great room.

“It took him about six months to put ittogether,” said Irace. “He was very par-ticular about where every stone went.”

Forest Darder of Darder Stone Worksin Ferndale built the fireplace in thebasement (and the stone landscapewalls outdoors).

Both are Rumford type, which Iracedescribed as “high and shallow” andprovide more efficient heat and pro-duce less interior smoke than tradition-al fireplaces.

Giordano traveled to Italy to pick upan elaborate ceramic frame for his din-



Giordanos get to design - and build - their dream house

J


STORY BY FRANK RIZZO, PHOTOS BY JOSEPH IRACE


ing room fireplace. It was designedand cast by former Jeffersonville resi-dent Michelangelo Rubino.

Youngsville Custom Kitchens wasresponsible for the cabinetry andother kitchen fixtures.

As Irace and Giordano looked over akitchen table with the characteristicgrain of “early” maple, they praisedthe workmanship.

“I’m often asked if I use people fromNew York City,” Irace noted. “Theydon’t know we have very good arti-sans up here.”

“In the city, this kind of work wouldcost ten times more,” addedGiordano.

Jeff’s own wife, whom he describedas a “creative soul,” built the bed inthe master bedroom, while RusticCottage in Jeffersonville createdrough-hewn yet exquisiteAdirondack-style bunk beds for abasement bedroom.

One of the advantages of startingfrom scratch was that, as Giordanoput it, “I knew what I wanted and Iknew what to expect.”

Giordano wanted to enjoy the out-doors, but knew that bugs could be aproblem. Thus, the extensivescreened porches, which are off of themaster bedroom, breakfast nook andthe dining room. One porch hasanother Gary Miller fireplace, and allthree feature bluestone floors fromJohnston & Rhodes in nearby EastBranch.

“I knew there would be a lot of rain,so I made sure we’d have overhangingroofs,” said Giordano.

The lake is a focus, so there is “plen-ty of glass,” in Irace’s words, on theside of the house facing the water.

Stone – some of it sourced on theproperty – and cedar planking are themain exterior materials.

There were many details to bedecided on for the interior room, andNanette, a designer in California,picked the finishes, materials, the fur-niture and the look and “feel” of eachroom.

The end result is a house that theGiordanos look forward to comingback to every year, even though theylive in one of California’s most pictur-esque areas.

“I still marvel at how much of a par-adise Sullivan County is,” Giordanosaid. “I don’t understand why wehaven’t seen another golden age,given how magical it is.”

CONTINUED FROM PAGE 15H

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

reed from thestylistic strait-jackets andmaterials lim-

itations of earliereras, today’s archi-tects can draw upona wide array ofstyles and influ-ences in designingtheir structures, andthis diversity isreflected in theportfolio of JosephIrace, AIA.

Whatever yourarchitectural fancy, budget anddesired level of sustainability, Irace willdesign and build a dream home foryou.

Though his Irace Architecture PCmain office is located in Warwick,

where he also lives, Irace has roots inand has designed extensively in Sulli-van County.

The Iraces had been visiting Liv-ingston Manor from NYC for years andmoved there permanently in the late’70s. His parents,Charlie and Millie,still live in the ham-let, where Charlierecently retired asthe Town of Rock-land code enforce-ment officer.

Joe spent his lasttwo years at Liv-ingston Manor CS,graduating in 1979and went on to earna degree from Syra-cuse UniversitySchool of Architec-ture. He began his

career in New York City before estab-lishing an office in Liberty, at the Pro-fessional Plaza in Ferndale, which hestill maintains. Early on, Irace workedwith Larry Rockefeller on his develop-ment in Lew Beach.

Irace’s work here ranges from hum-ble bungalows tohigh-end homes inexclusive develop-ments such asChapin Estates andBethel Farms andthe lakeside com-munities.

With the help ofhis partner/wifeElayne, who acts asoffice manager, andhis staff, Irace andthe firm weatheredthe Great Recessionand have kept busy.

Irace Architecture has been a multiplewinner of the Sullivan County Board ofRealtors “Showcase” Award. His resi-dences have been featured in architec-tural publications and have wonawards.

In addition to designing houses fromscratch, the firm also does residentialadditions and renovations, and institu-tional and commercial buildings.

Irace received his LEED AP (Leader-ship in Energy and EnvironmentalDesign Accredited Professional) certifi-cation from the US Green BuildingCouncil. It means, in the council’swords, that he “has demonstrated theexpertise and ability to attain this cer-tification. LEED is the constructionindustry standard of which Green andSustainable buildings aredesigned.”

Irace’s firm incorpo-rates alternative prod-ucts and energy systemssuch as geothermal cool-ing and heating, photo-voltaic and solar hotwater systems, sprayfoam insulation andreclaimed wood flooringand beams.

He likens energy-effi-cient buildings to carsgetting better gas

mileage; in both cases, it’s making the“fuel” go longer.

The art of building is a collaborativeventure, and Irace works closely withhis clients, engineers, interior design-ers and other professionals to bring theclient’s vision to reality.

Irace is a member of the AmericanInstitute of Architects and is licensedin both New York and New Jersey.

Joe and Elayne have four children:Amanda, 23, Alec, 21, Ava, 12, andAdam, 10.


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1593

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BY FRANK RIZZO

FAward-winning Irace firm celebrates 25th year


2819

1

This three story shingled victorian ismore than a century old, but still feelsfresh and new. Sit on the covered porch.Take in the sights and sounds of theDelaware River.


BY MATT SHORTALL

hat is it about a home inthe country that’s so invit-ing? It’s about living in aplace where you’re not

closed off from nature, but part of it.This beautiful three story victorian

offers a country retreat less than twohours from New York City and acrossthe street from the banks of theDelaware River.

Tucked away at the end of a quietroad just over the border in Pennsylva-nia, this century-old residence haswitnessed many happy years, andstands ready for countless more tocome.

“You’ve got the best of two worldshere,” said Callicoon Real Estate bro-

Right on the river

Right on the river

W



2593

627318

HOME FEATURESType: Single Family

Acres: 3.68

Address: 82 Delaware Ave.

Hamlet: Damascus, PA

School District: Wayne Highlands

Bedrooms: 5

Full Baths: 2

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

Fireplace: 1

Garage Capacity: No garage

Garage Type: Detached Garage

Tax Exemption: No

Total Taxes: $2,601.43

Year Built: 1900

Style: Victorian

Present Use: Residential

Condition: Very Good

Exterior: Shingle

Roofing: Asphalt/Fiberglass

Water: Well

Sewer: Septic

Water Heaer: Radiators

Possible Financing: Concrete Floor; Fll;

Unfinished

Appliances: Refrigerator, washer, dryer

Close To: Delaware River, restaurants,

shopping, movie theater, public park

Land Features: Gravel driveway, fenced in

back yard, spacious ront yard, quiet and

secluded at the end of a dead end road.

Interior Amenities: Attic, fireplace, two

staircases, hardwood floors, insulated windows.

MLS No.: 15-2094

Price: $199,000

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: [email protected]

Keeping with its turn of the century Americana style, much of the woodwork in thehouse 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 ofthis once plentiful tree from its historic range in the eastern United States.



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ker Rosie DeCristofaro. “You’re inPennsylvania, so the taxes are lower,but you can walk across the bridgeinto New York and see a movie at theCallicoon Theatre.”

And, she could have added, the live-ly restaurant and shopping scene inCallicoon as well, not to mention ayear-round farmers’ market andmuch more.

When you step out the front door inthe morning onto the wrap-aroundcovered porch, your ears are greetedby a symphony of singing birdsaccompanied by the gentle roll of theDelaware River.

The large backyard is completelyfenced-in and safe for pets or smallchildren to enjoy.

Walk into the front door and you’regreeted by an oak panelled staircaseflanked by two parlor rooms whereyou’ll host guests and family on manyoccasions. A fireplace in the left parlorroom will prove delightful when theweather outside is frightful.

Walk down the hallway and into thekitchen and you’ll find a second stair-case that was originally used by maidsand servants when the house wasbuilt at the turn of the last century.

W

The carved chestnut staircase goes up three floors.There’s a second, smaller staircase through the doorin the kitchen or when the main staircase becomestoo congested with house guests on Thanksgiving orChristmas morning.



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Robert W Wells, Agent18 Thompson SquareMonticello, NY 12701Bus: 845-794-7000

[email protected]

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Talk to your neighbors, then talk to me.

17875

J

BY MARGARET BRUETSCH

roJan Custom Flooring may bemaking a move three miles upthe road from its current loca-

tion in Tyler Hill, Pa., but that’s theonly change the company is making.ProJan will still be offering its widearray of flooring options, cleaningservices and warranties that haveearned it a wide clientele since thestart of the company in the 1970s.

ProJan began as a carpet cleaningbusiness run by brothers John Shieldsand John Marx and slowly switchedover into a carpet installation businessin the 1980s.

“We slowly worked into doing theinstallations and it kind of split off,”Shields’ daughter Kendal Hambyexplained. “There’s also the restorationbusiness, so that’s my uncle’s business,

and this is my dad’s business. In thebeginning they kind of did the carpetcleaning together and then they slowlyadded on the other things and as it gotbigger they split apart.”

Now ProJan Custom Flooring is afamily-owned business run by Johnand Elizabeth Shields, along with theirchildren Kendal Hamby and JustinShields.

ProJan offers customers and home-owners flooring options that fit eachhome’s individual needs and eachindividual customer’s wants.

ProJan uses only the best suppliersand manufacturers, including flooringmanufacturer Armstrong; carpet man-ufacturer Mohawk, which offers a“green-fiber” carpet Smartstrand;vinyl floor manufacturer Karndean;tile and ceramic floor manufacturersChesapeake, Interceramic and Arley;and hardwood manufacturers LMand, higher end, American-basedmanufacturer Mirage.

“Most of the hardwoods on the mar-ket aren’t American based,” Hambyexplained. “And with [big retailers]getting their woods from China and it[being linked to] cancer it’s a bigthing. People want woods that comesfrom America and most don’t.”

Hamby says that ProJan serves its

You’ll be floored by the service and selection

P

Courtesy ProJan

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


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customers better than most big boxstores due to the fact that they canbetter fit specific floors to homesbased on the area they serve. ProJan isable to identify what works best forrental properties, summer homes andfull-time residents.

“Karndean is a big seller because it’svery realistic type vinyl work and it’s a

product that can be left when you’releaving your house and it won’t getdamaged,” Hamby said, “Wood can beruined very easily… water damages it,temperature changes can ruin it.[Karndean] can be in a house that’sfreezing cold or not, and it’ll stay thesame.”

ProJan also offers warrantied Hunter

Douglass window coverings thatinclude everything from shutters,woven wood coverings, and rollershades.

ProJan actually warranties anythingthey sell for the lifetime of their prod-ucts, which can be anywhere from 15years for carpets to 30 years for vinyland tile to practically forever for hard-

wood floors. That includes installationand any problems that arise includinga finish coming off or a defect in hard-wood flooring, or typical wear and tearand stains on carpeted floor.

“Our installers have been with us for20 years and they’re trained and certi-


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.


fied,” Elizabeth Shields, Hamby’smother, said. “In addition to our war-ranties, which are warrantied for thelifetime of the product, we have aninterior decorator. We don’t charge formeasuring or estimates and we offerfinancing options.”

And on top of all the benefits of

installing a carpet with ProJan, theystill offer carpet cleaning, which is apart of ProJan’s warranty; customersare required to have their carpets pro-fessionally cleaned at least once ayear. The cleaning service is a plus torental owners, in Hamby’s opinion.

“After they get their tenants out andthey want to make it look nice before

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

this is past all repair, you need some-thing new.’”

And ProJan has two upcoming saleevents and while the one inSeptember 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 reallyturn their house into a beautiful home.

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this summer’s sale focuses on Do-It-Yourself projects and lowering priceson the materials a customer wouldneed to redo their own floor.

“When people want to do it them-selves they can call ahead and we canhelp them break it down,” Hambysaid. “This way they can decide whatthey want to do and what they want us

to do.”ProJan Custom Flooring is currently

at 705 Cochecton Turnpike, Tyler Hill,Pa. ProJan is open by appointmentonly on Mondays, 9 a.m.–5 p.m. onTuesdays through Fridays, and 9a.m.–3 p.m. on Saturdays.Appointments can be made by calling1-570-224-6343.

Courtesy ProJan

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

Courtesy ProJan

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



28H HOME IN THE COUNTRY SULLIVAN COUNTY DEMOCRAT JULY, 2015 28272

Documents

Home in the Country July 2015