The Building: Glen Oaks Village is a self-managed cooperative residential housing development located in northeastern Queens. It was built in 1947 shortly after WWII to help fill the void of affordable housing for returning GI's. Originally a rental housing complex it was converted to a co-op in 1981. Glen Oaks Village is spread out over 110 acres and consists of 2,904 garden style apartments in 134 buildings.

Glen Oaks Village offers 8 different styles of apartments ranging from 1 to 3 bedrooms that run along curved tree lined streets, many with decks and terraces. There are 1,337 indoor garages and many more private outdoor rear parking spaces. There are 4 on-site laundry rooms and many rentable and free storage rooms situated throughout the community. Glen Oaks Village also boasts 2 lighted tennis courts, a three-wall outdoor racquetball court, 1 bocce court, 6 playgrounds and a community room available for parties and social gatherings and a new dog park. Located in the heart of School District 26, consistently rated the best in New York City, two local elementary schools are within walking distance and one offers a special after-school program. If safety is a concern, Glen Oaks Village is located in a low crime area and has private security patrolling the property 24 hours a day, seven days a week. In a recent crime statistic survey, Glen Oaks and neighboring Floral Park were deemed to be one of the safest places to live in New York City.

Glen Oaks Village is a self-managed co-op which means its employees work for the cooperative corporation, Glen Oaks Village Owners, Inc .—and not an outside management company. The Board of Directors is comprised of 9 volunteer shareholders (owners are really shareholders who own stock in the co-op corporation) who serve 3-year terms and are elected by the individual apartment owners of Glen Oaks Village.

About: Bob Friedrich serves as President and CFO of the co-op, and is an accountant by trade. His leadership has been instrumental in transforming Glen Oaks Village into one of Queens' most professionally run and financially-sound housing developments. Co-founder and the head the President’s Co-op & Condo Council, a group of Queens board presidents dedicated to improving the lives of co-op shareholders and unit owners in the surrounding community. As a hands-on member of the board of directors, he is credited for innovative pro-growth leadership in uniquely expanding choices for shareholders and achieved many milestones, including the takeover and ownership control of more than 500 rent-stabilized apartments; incorporated creation of on-site self-management organization; brought financial expertise, accountability and transparency to the co-op management team; spearheaded programs to improve the property and measure staff performance; and directed more than $1 million in value-added improvements, both exterior and interior, to keep owner-occupancy rates consistently high.

Q&A:

Q: Cooperator: What do you like best or what is unique about Glen

A: Bob Friedrich: Glen Oaks Village is the largest garden apartment—or as I like to call it horizontal co-op in New York. We have 10,000 residents that live in 134 2-story buildings in eastern Queens. Glen Oaks Village was built almost 70 years ago, just after WWII and became home to many returning GI’s. There are various size apartments ranging from 1 bedrooms to 3 bedrooms. Glen Oaks Village is self-managed with 24 people in management and 51 in the maintenance department. We are next door to North Shore Towers Country Club co-op and many of our apartments overlook their beautiful 18-hole golf course. We are also adjacent to the Queens County Farm Museum which provides views from many of our apartments of sheep, cattle, chickens and other assorted farm animals. Glen Oaks Village is truly a unique community in a unique location which makes it a very special place.

Q: Cooperator:Why do you serve on the board?

A: Friedrich: I serve on the board of directors because I feel it is essential to give back and be part of the community I live in. I am also very active in the Civic Associations of eastern Queens. Serving on the board has allowed me to bring my accounting skills and managerial know-how that has helped our community achieve a lot of success. Being part of a board team and working with other concerned individuals is very special and provides great satisfaction when you can see the successes that have been achieved.

Q: Cooperator: As a veteran board member, what advice would you give to new members?

A: Friedrich: It is essential that new board members develop their listening skills and Listen to fellow board members, shareholders and staff members. Listening is a learned skill that many folks need to develop. A board of directors is a team of individuals that all have a fiduciary responsibility to the co-op. Although most board members have a similar objective, they may want to take a different road to get there. That is why it is important that everyone respect the opinions of others and be willing to work together for the greatest good of the co-op at large. New board members should have a broad vision and not simply seek to sit on the board for their own personal issues. The long-term success of a co-op is essential in all decision making.

Q: Cooperator: What ingredients make for a successful board?

A: Friedrich: There are 3 ingredients that make for a successful board. 1) Respect your fellow board members, 2) Listen to what they have to say, and 3) Always err on the side of transparency to the shareholders. These are 3 attributes that will help any Board of Directors succeed.

Q: Cooperator: What are the attributes of a good board member? Do you need certain professionals on the board?

A: Friedrich: A board member’s job is tough and often thankless. Board members spend countless hours of personal time doing the necessary work for a co-op to operate responsibly and successfully. A good board member must be willing to do his or her homework and understand the issues. A “shoot-from-the-hip” attitude or style will make it very difficult for any board member to achieve his or her goals. In Glen Oaks Village a board member should have the right temperament and be able to deal effectively with shareholders, residents, rent stabilized tenants and employees of the corporation at all levels. Open mindedness and the ability to build consensus among your fellow board members is the secret of success. There are hundreds of issues that exist, all of which will compete for each board member’s attention. The ability to prioritize issues and to pick and choose the issues that are important to you will make the work more manageable and enjoyable.

Q: Cooperator:What are the accomplishments you are most proud of?

A: Friedrich: I have served on the board for two decades and have many accomplishments that I am proud of. Moving the co-op to self-management and setting up the corporate structure was one of my first achievements. Creating a board room culture of respect and transparency in governance is another. Allowing shareholders to make value-added improvements that increase property values has made Glen Oaks Village a co-op that I like to call as close to home ownership as possible without the hassles. Another accomplishment that I am proud of is being a founder along with my fellow Board President Warren Schreiber from Bay Terrace of the Presidents Co-op & Condo Council, which is a think tank of almost 100 Board Presidents throughout the city. But sometimes I think that my greatest accomplishment is the financial prudence and direction I have provided for our co-op budgets. This has given our shareholders the lowest maintenance of any co-op in eastern Queens. This is probably the greatest gift a board can bestow on its shareholders and families—the ability to live affordably and in dignity in a clean and safe environment.

Q: Cooperator: How does the board deal with conflict in the community?

A: Friedrich: Because our board room culture is one of transparency which we accomplish via our 50 page newsletter, flyers, shareholder meetings, facebook page (www.facebook.com/govonyc, website: www.glenoaksvillge.com), etc. there is little conflict in the community. Since there are avenues for meaningful shareholder participation on committees and access to board members, we are able to head off any conflict or dissention that might arise.