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DETAILS FOR THIS VEHICLE.

Location : Mossend Down Yard.

Date : 12.04.2012.

Type : Oil Tank Wagon.

Weight : 12.8 tonne tare / 46 tonne GLW.

Number : VTG 60771.

Number Series : BPO 60760 to BPO 60779 (most now prefixed VTG).

Builder : 1988 by Powell Duffryn Ltd, Maindy Works, Cardiff. Wales.

TOPS Code : TTA.

 

ADDITIONAL NOTES.

BP Aviation Fuels Ltd still run a fleet of 4-wheeled tanks based on the Ineos operated refinery at Grangemouth in the Scottish central belt. They are used on flows to Prestwick Airport in Ayrshire and Linkswood in Fife. This batch of 20 vehicles built by Powell Duffryn were all originally prefixed BPO for British Petroleum Oils but in 2011 were sold to German leasing company VTG hence the change of prefix.

  

Fafscorp.com is the global leader in outstanding customer experience.

We are the worldwide leader in multichannel customer experience. We’ve been providing superior customer care services for leading companies, with expertise in many markets and verticals.

We work with people and for people to bring passion and excellence to our businesses like our own business. That is what we do. We transform passion into excellence.

With a large global footprint, we bring together best practices and experience from several countries worldwide combined with continuous innovation, the best mix of agents, efficient processes, and intelligent analytic and strategic locations. This means rapid team assignment and a variety of solutions to provide a seamless and enriched customer experience wherever you need us.

We are moved by passion. It defines us. It motivates us. It moves us forward. And it is part of everything we do.

 

HOW CAN WE HELP YOU?

 

As a forerunner in the global contact center industry, FAFSCORP.COM only implements highly competitive call center best practices, communication approaches, and management techniques. The following methods are what keep the company above the stiff competition among Philippine call centers.

  

High quality standards

 

Our company upholds the highest international standards for every business aspect. From our meticulous screening process and constant employee training, down to our quality assurance methods and leadership practices, we see to it that what we do will always produce excellent results.

 

Boutique-type firm

 

We put the customer at the center of our customer service outsourcing approach. We operate as a boutique-style firm, meaning our solutions are highly customizable to fit our clients’ unique business needs.

 

Hands-on management team

 

Fafscorp.com’s executive management deeply believes in a hand-on and collaborative management approach. So instead of having to rely on mid-level managers to address customer support issues, clients can simply call upper management and resolve issues in a matter of minutes.

 

State-of-the-art facilities

 

As security plays a vital part in customer-related processes, our tech support, customer service, telemarketing, and other non-call center operations are protected by confidentiality clauses and reliable data-storing technologies. FAFSCORP.COM designed these stringent security measures to protect the privacy and interest of your company and your customers.

 

Extensive screening & training processes

 

We don’t just hire anyone qualified for the job; we make sure that all employees undergo rigorous screening processes, series of interviews, and assessment by our founders before they can join the company. All these are done to ensure that every individual who represents FAFSCORP.COM and its accounts is able to live up to the outsourcing deal’s standards.

 

Strategic Location

 

FAFSCORP.COM is located in the world’s top choice for call center outsourcing, the Philippines. Operating in our FAFSCORP.COM office does not only guarantee access to a highly qualified bilingual workforce; you also get the advantage of having a central headquarters catering to your diverse consumer base, thus removing the need to station separate outsourced teams across the world.

  

SERVICES

INBOUND CUSTOMER SERVICE

Providing reliable customer service is the single most important part of retaining business. Without it, you wouldn’t be able to build a solid consumer base that will stay loyal to your brand no matter how much time and resources you devote to new customer acquisition. But if you have other crucial matters to prioritize, how will you be able to focus on your customers’ satisfaction without compromising your core competencies?

 

INBOUND CUSTOMER SERVICE

The answer is through Inbound Customer Service outsourcing. The Philippines, being the world’s top choice for call center solutions, is an ideal place to set up your customer service departments. FAFSCORP.COM operates in CEBU City, the country’s premier business district, which means that our clients can have access to the best practices and highly qualified workforce that drive the Philippine outsourcing industry.

 

By partnering with us, you will be able to provide 24/7 assistance to your customers, whether through the phone, email, or live chat. We deliver this through our world-class facilities, management approach, communication strategies, and employee training methods. Our language-proficient agents can guarantee that your customers will receive utmost care using the tone and image your brand wants to uphold.

 

TECHNICAL SUPPORT CALL CENTER

For companies under the tech and electronic industries, the business-consumer relationship doesn’t end when a sale is made. There needs to be top-of-the-line technical support to come with every tech product and service you provide. It could be difficult, however, if you do not have the manpower to respond to large volume of voice technical support issues on daily basis. Here’s where WE can help you.

 

TECHNICAL SERVICE CALL CENTER

If you are looking for voice-based Technical Support that does more than just relay information over the phone, FAFSCORP.COM can offer a solution where agents make sure that instructions are well-understood by the recipient.

 

Our Technical Support agents are not just IT experts, but also trained to empathize and translate complex technical data into steps that common users can easily digest. Not only that, we ensure complete connection between the Tech Support agent and the customer by delivering instructions in the language and communication approach best preferred by customers.

NON-VOICE

Although voice-based customer support solutions are popular measures that companies use to augment their bottom line, non-voice services play roles that are just as crucial to business growth. A non-voice team can ensure that you are accessible across the different platforms. With just a click of the mouse, your customers can easily reach you without having to be on-hold for minutes.

 

NON-VOICE BPO SERVICES

FAFSCORP.COM does not specialize solely on providing Philippine call center services; the firm is also a trusted provider of non-voice BPO solutions, ranging from web-based customer support to sales functions like lead qualification and content moderation.

 

Having these solutions alongside your voice-based services, customers are provided with more convenient ways of reaching your company, using the point of contact they best prefer. Not only that, back office outsourcing can also bring massive benefits to your internal operations by lifting ancillary tasks.

 

Entrust us your non-voice functions like fraud support, image moderation, data management, and e-commerce assistance so that you can focus on higher-priority business aspects that are tied directly to your growth

EMAIL SUPPORT

Accuracy is a key component of technical support, so it needs to be delivered through a channel that ensures precise information relay from tech experts to the common users. While voice-based platforms are great contacting means, there’s a more suitable customer service channel where intricate instructions are thoroughly worded by agents and completely understood by customers.

For one, it eliminates telecommunication charges while expanding your reach to a greater number of people. Emails also leave little room for intercommunication, as written messages are generally straightforward and clear. Unlike in phone calls where exchanges happen real-time and where words tend to be misheard, email messages can be saved for later use. So, customers can refer to the sent-out solutions over and over again, especially in cases when they encounter the same problem in the future.

It’s understandable for business-to-business correspondences to prefer email for the professional impression, accuracy, and documentation purposes it provides. Common users, on the other hand, choose this web-based tool mainly because it is easy to use and efficient. With one click on a computer or a tap on a smart phone, people can easily reach establishments they mean to do business with.

You can receive a large influx of messages all at once through one address, and these tickets can be handled by a smaller number of staff compared with what you need to maintain a call center team. However, you can only have this advantage if you partner with the right Email Support provider.

FAFSCORP.COM can be that partner. With our long experience in delivering non-voice customer support, we can optimize Email into a contacting avenue that your customers prefer to use.

  

OUTSOURCING WITH EMAIL SUPPORT

 

Let your customers reach you easily and provide real-time assistance in all available forms of communication. With Email being one of the most prominent medium used by 92% of all Internet users, this channel is one way of elevating your customer service level through the multichannel approach.

FAFSCORP.COM’s Email Support solution can help you answer customer queries using our time-tested communication and customer service strategies. Requests will be reviewed and processed by a team of highly skilled individuals trained to apply customer care ethics and professional correspondence in Email.

Increase overall productivity, boost client satisfaction, and improve your company’s bottom line through our Email Support solutions.

 

LIVE CHAT SUPPORT

You may have your main communication channels like the phone lines and email in place, but are you sure that those are what your customers truly prefer to use to contact you? You might be missing out on a consumer-business channel could widen your contacting options while keeping your costs low. FAFSCORP.COM has a web-based tool that harnesses both the convenience of email and the real-time interactivity of phone calls.=

Live chat presents a perfect middle ground between the phone and email that customers prefer to use while they’re browsing your website or when they’re on the go. It makes sense to send short messages instead of waiting for a phone representative to be available if you want quick answers for minor concerns. This is why live chat is steadily gaining ground as a customer support platform, as people appreciate the convenience and efficiency it offers.

Outsourcing Live Chat Support can help your company gain a competitive edge in your industry, and can boost profits brought by the platform’s cost-efficiency and proactive customer service. With a live chat program in place, you could reduce Telco charges, as directing questions to this channel can lessen call volume of your contact center. Chat representatives also have the capability to hold multiple sessions with different customers simultaneously, which can be hard to accomplish via phone.

Provide your customers a real-time solution minus the waiting period that is commonly associated with other support platforms.

  

OUTSOURCING WITH LIVE CHAT SUPPORT

 

Live Chat Support is ideal for companies that want to widen the contacting means they offer to their customers. With the increasing demands and expectations of today’s web-savvy public, placing an instant messaging program on your corporate or e-commerce website is a way of addressing your market’s need for greater availability. It is a move towards the proactive and channeled customer care that people seek from the businesses they support.

Live Chat Support can complement your website with a professionally designed chat box. Manning the program will be our agents who can provide personal assistance to each visitor, while creating cross-selling and up-selling opportunities for your products. Partnering with us can make your customer service approach more proactive while increasing both your market engagement rates and profits.

Answer customers’ questions in real-time, convert one-time visitors into frequent buyers, and provide proactive assistance through our Live Chat Support solutions.

 

The Elks National Home in Bedford, Va., sits on a hilltop with wonderful views. Three requirements for living there: You have to be old, you have to be male, and you have to be a member of the Benevolent and Protective Order of Elks. This old-folks-home throwback haqs been made obsolete by the more modern continuing care retirement community, and soon will be closed an sold. And probably will reopen as a continuing care retirement community.

The Elks National Home in Bedford, Va., sits on a hilltop with wonderful views. Three requirements for living there: You have to be old, you have to be male, and you have to be a member of the Benevolent and Protective Order of Elks. This old-folks-home throwback haqs been made obsolete by the more modern continuing care retirement community, and soon will be closed an sold. And probably will reopen as a continuing care retirement community. In the British Isles, this would be a stag.

Videos

Turned Over www.youtube.com/watch?v=aNJIgS4T0Zo

Dressed Up www.youtube.com/watch?v=3xB9JiHPqjo

 

HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA features vast spaces, good ventilation, abundant natural light and safe playground for residents of house and lot to enjoy the traditional comforts of home. With a linear park at every backyard of every Alexandra, families and neighbors forge a stronger ties and bonding. Complete amenities are within reach, you need not go far to savor a good life of living while others vacationed.

 

Single attached house and lot with 4 bedrooms and 3 toilet/bath, HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA is a 2 storey house and lot with complete painted wall partition and painted ceilings. It is located at Manchester Village, one of five umbrella villages in Lancaster Estates. A 1000 hectare housing development covering houses built in General Trias, Imus, and Kawit, Lancaster New City is just 17 kilometers away from Airport and there’s a direct bus route to Lawton and Manila.

 

Don't miss this opportunity, reward yourself with HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA for your family’s future.

 

Contact us, Filprimehomes at +63932-860-8685

 

House Model: Alexandra

Property Type: Single Attached (2 storey)

Village Name : Manchester Village

Village Location: Lancaster New City, Imus, Cavite, Philippines

Bedroom: 4

Bathroom: 3

Garage: 1

Lot Area: 120 sqm.

Floor Area: 100 sqm.

Selling Price: PhP 2,716,000.00

Monthly DP (15 mos): 22,703.00

Completion Date: 24 months

Contact Info.: +63932-860-8685

Website: www.filprimehomes.com

 

HOUSE FEATURES OF HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

  

Floor Area: 100

Lot Area: 120 sq.m.

Living Area

Dining Area

Kitchen

Four (4) Bedrooms

Three (3) Toilet & Bath

Provision for Balcony

Provision for Lanai

Provision for Two (2)-car Garage

 

HOUSE FINISHES FOR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Concrete roof tiles

Powder coated aluminum windows

Pres-cast wall panels

Painted sand blast finish for exterior walls

Painted plain cement finish for interior walls

Tiled kitchen counter with stainless kitchen sink

Tiled Toilet and Bath with complete set of bathroom fixtures (including tissue & soap holder)

Tiled Ceramic flooring for living, dining, kitchen area

Vinyl flooring for bedrooms, hallway, and staircase

Provision for CATV, Telephone, and Aircondition Outlet

 

FLOOR PLAN AND DIMENSIONS FOR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Ground Floor

Living Area/ Kitchen/ Dining: 23.08sqm

Den/Guest Room – 11.50 sqm

Toilet & Bath: 3.60 sqm

Second Floor

Bedroom 2: 11.50 sqm

Master’s Bedroom: 19.40 sqm

Toilet: 5.00 sqm

others: 9.20 sqm

 

Video Links:

 

Turn Over Unit: www.youtube.com/watch?v=aNJIgS4T0Zo

Dressed UP Unit: www.youtube.com/watch?v=eihtVAtl3Uk

 

THE LANCASTER NEW CITY (FORMERLY LANCASTER ESTATES) DIFFERENCE

 

When you have achieved a certain standing, life is just one big celebration. And what better place to celebrate life than at

Lancaster Estates. Conceived and designed with you in mind to complement your stature perfectly, HOUSE AND LOT - LANCASTER ESTATES 4BR HOUSE IN IMUS | ALEXANDRA is one of the very essence and pride of Lancaster Estates.

Peace of Mind - Guarded Community with Single access with guard house and barrier gate.

Exclusive - Refreshing greenery, with linear parks exclusively for Lancaster Villages residents.

Good Fend Shui - Surrounded by parks with landscaped open spaces.

Relax in Style – Nearness to place of work shorten travel time, more time to relax and spend time with your family.

Direct Access - CAVITEX, a newly constructed highway that shortens travel time from Cavite to Manila.

Flood Free Location - Lancaster New City is away from frequently flooded areas in Cavite according to 2008 DENR Survey.

 

SAMPLE COMPUTATION OF HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Highlight and right click the link below and click go to in the drop down menu OR Copy and paste the link below in a new tab for detailed sample computation,

 

docs.google.com/spreadsheet/pub?key=0AnRddn43IrNxdFZTZHl0...

 

Note: Monthly amortization of amount to be loaned starts after the payment period of monthly down payment.

 

AMENITIES OF HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Lancaster Square (Commercial Building - Opened June 22, 2013)

St. Edward Intergrated School (under consultancy with the Lasallian Schools Supervision Office [LSSO])

Church of the Holy Family

Suntech iPark (The First IT Park in Cavite - Soon to rise)

Family Enclaves & Family Courtyard

Transport service (for a minimal fee only)

Bus Terminal (with scheduled tripping)

Business Hotel

BPO Buildings - now accepting job application

Shuttle/Bus Stop

Bayad Center

Drive Thru Fast Food

Bus Terminal

Passengers Loading Station

Clubhouse (Leighton Hall and Event Center)

Basketball Court

Mixed-Use Commercial/Office Development

Petron Gasoline Station

Flood free Location

 

ACCEPTED PAYMENTS FOR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

When Paying for Reservation Fee:

Cash - Philippine Pesos

Personal Checks or Company checks or Managers Check

Credit Cards

 

When Paying for Downpayment:

Cash - accepted for 3 months only

Postdated Checks - required for the remaining downpayment

 

When Paying for Amortization:

Postdated Checks

Automatic Debit from Bank Account

 

BANK FINANCING INITIAL REQUIREMENTS FOR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

3 pcs. ID picture

Marriage Contract

2 Valid ID & TIN & Cedula

Proof of Billing

Consularized SPA Bank Form (OFW Buyer)

Good credit record.

15 pcs. Postdated checks for Down Payment

9 pcs. Postdates Checks for Amortization Payment

 

IN - HOUSE FINANCING REQUIREMENTS FOR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

3 pcs. ID picture

2 Valid ID & TIN & Cedula

Marriage Contract

70 pcs. Postdated Checks

 

HOW TO AVAIL HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

a. Thru Bank Financing

Reservation Fee: PhP 20,000.00 Down payment: 12.5% of the Total Contract Price. To be paid in 15 monthly installment without interest. Start of payment: 30-45 days after paying the reservation fee. Balance Loanable: 87.5% will be loaned from our accredited bank. This is called the bank amortization. Our Developer's office will process your loan. Start of payment: On the 16th month. After 15 months of paying in full the 12.5% down payment. If you pay the down payment in full cash, your bank amortization will still start on the 16th month.Estimated Move-in Date: On the 25th month. After 24 months of paying the down payment and bank has paid the Developer.

 

b. Thru In-house Financing

Reservation Fee: PhP 20,000.00 Down payment: 30% of the Total Contract Price. To be paid in 24 monthly installment without interest. Start of payment: 30-45 days after paying the reservation fee. Balance Loanable: 70% will be financed by the Developer. This is called the In - house amortization. Our Developer's office will process your loan. Start of payment: On the 25th month. After 24 months of paying in full the 30% down payment. If you pay the down payment in full cash, your amortization will still start on the 25th month. Estimated Move-in Date: On the 25th month. After 15 months of paying the monthly down payment.

 

c. Cash Deferred Payment - 24 Equal Monthly Payments NO Interest

Reservation Fee: PhP 20,000.00 Dowpayment: There is no downpayment required. Amortization: There is no amortization. Cash deferred payment is considered as cash. Reservation fee is deducted from Total Contract Price. The balance will be divided into 24 monthly installment without interest. Start of the 24 monthly payment: 30 days after paying the reservation.Estimated Move-in Date: On the 25th month. After 15 months of paying the monthly installment.

 

d. Spot Cash

Reservation Fee: PhP 20,000.00 The balance will be entitled with a discount ranging from 4-10% depending on when you will pay in full.

 

DEVELOPMENT PROFILE OF LANCASTER NEW CITY (FORMERLY LANCASTER ESTATES)

 

Balance of work and play

With the recent opening of the Manila-Cavite Expressway (CAVITEX), you can now get to Lancaster Estates in less than 20 minutes from the Coastal road in Parañaque. Travel time has really been cut short, giving you more time to spend with family and loved ones

 

Enjoy a vacation without leaving home

Lancaster Estates allows residents to move in a relaxed pace and bond with their families. It offers a wide range of lifestyle amenities that include Leighton Hall, and a swimming pool where you and your loved ones can enjoy anytime. Bond with friends in a game of basketball at the covered court. Set up a picnic or cook-out at the Family Courtyard – that extra open space behind almost every home that can be used as a safe playground for kids. Enjoy the benefits of more space, abundant natural light and ventilation offered by the Family Courtyard.

 

Everything within reach

The estate chapel, The Church of The Holy Family, also allows the residents to delight in having a place of worship right where they live. St. Edward Integrated School, under consultancy with the Lasallian Schools Supervision Office(LASSO), is set up right in the heart of Lancaster Estates. Your children need not travel far to get an education. That means, no more morning rush, less stress to get to school on time, and spend more time with your family.

 

A shuttle service is made available for residents to go around the estate and the nearby town, for a minimal fee. A transport terminal within the estate will soon be operational, for added convenience of residents and guests. With a commercial complex in the community, you need not leave to get your basic needs.

 

Get value and quality

There are nine stylish and spacious house models to choose from in Lancaster Estates that will suit your lifestyle, your budget and your growing family’s needs:

Alice – 40 sqm floor area, 40 sqm lot area, townhouse, 3 bedrooms, 1 toilets & bath

Catherine – 50 sqm floor area, 50 sqm lot area, townhouse, 3 bedrooms, 1 toilet & bath, 1 powder room

Diana – 60 sqm floor area, 50 sqm lot area, townhouse, 3 bedrooms, 2 toilets &baths

Sophie – 52 sqm floor area, 80 sqm lot area, 3 bedrooms, 2 toilets & baths

Margaret – 72 sqm floor area, 100 sqm lot area, 3 bedrooms, 2 toilet & baths

Gabrielle – 84 sqm floor area, 120 sqm lot area, 3 bedrooms, 2 toilet & baths

Alexandra – 100 sqm floor area, 120 sqm lot area, 4 bedrooms, 3 toilet & baths

Colleen – 60 sqm floor area, 80 sqm lot area, single attached, 3 bedrooms, 2 toilets & baths

Haven – 80 sqm floor area, 85 sqm lot area, single attached, 4 bedrooms, 2 toilets & baths

 

ACCESS ROUTE FOR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Lancaster Estates can be accessed from the following routes:

 

ROUTE 1 From Cubao, Starmall Edsa, or Makati Via Baclaran:

Take a bus to BACLARAN. From BACLARAN, ride on a bus to TANZA or NAIC / MARAGONDON taking the CAVITEX (Cavite Expressway) or EMILIO AGUINALDO route. Get off at LANCASTER ESTATES. Take tricycle in going inside LANCASTER ESTATES.

 

ROUTE 2 From Cubao, Starmall Edsa, or Makati Via SM Bacoor:

Take a JASPER bus with DASMARINAS E. AGUINALDO HIGHWAY route or signboard. Get off at SM BACOOR. From SM BACOOR, you can get on the jeepney or bus bound for TANZA or NAIC / MARAGONDON taking the CENTENNIAL ROAD route. Get off at LANCASTER ESTATES. Take tricycle in going inside LancasterEstates.

 

ROUTE 3 From Lawton Direct TO HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA:

Take a bus with TANZA or NAIC / MARAGONDON signboard via CAVITEX or E. AGUINALDO HIGHWAY route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 4 From Tagaytay:

Take a bus or jeepney going to BACLARAN or ZAPOTE. Get off at SM BACOOR. From SM Bacoor, you can get on the jeepney or bus bound for TANZA or NAIC / MARAGONDON taking the Tirona Highway route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 5 From Alabang:

From Alabang- Zapote Road junction, board a mini bus or jeepney going to TANZA or NAIC / MARAGONDON taking the Tirona Highway route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

PLACES OF INTEREST NEAR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

MALLS AND PLACES NEAR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Robinsons Place, Imus 4.3 kms

SM Rosario 5.0 kms

SM Bacoor 6.7 kms

SM Dasmarinas13.0 kms

Ayala Town Center 13.2 kms

Festival Mall 14.9 kms

Metropolis Alabang 15.5 kms

NAIA16.5 kms

Mall of Asia 16.9 kms

MRT Edsa Taft18.2 kms

SM Makati21.0 kms

US Embassy21.2 kms

Lawton Taft22.2 kms

Starmall Edsa - Mandaluyong25.5 kms

SM Megamall 25.9 kms

Robinsons Galleria - Ortigas 26.7 kms

Araneta Center - Cubao29.0 kms

Monumento, Caloocan29.7 kms

Sm City - North Edsa30.6 kms

Tagaytay34.1 kms

 

HOSPITALS NEAR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Kawit Kalayaan Hospital 1.3 kms

Divine Grace Medical Center 2.9 kms

Our Lady of Pilar Hospital 4.2 kms

Imus Medical Center 5.2 kms

St. Dominic Hospital 8.6 kms

Perpetual Help Medical Center, LP10.1 kms

De La Salle Medical Center 12.6 kms

Emilio Aguinaldo Memorial Hospital14.8 kms

Asian Hospital15.2kms

Manila Doctors Hospital21.4kms

 

SCHOOLS NEAR HOUSE AND LOT - LANCASTER ESTATES IMUS 4BR HOUSE | ALEXANDRA

 

Informatics, Imus4.2 kms

Imus Institute 4.4 kms

Our Lady of Pilar Catholic School 4.7 kms

Elizabeth Seton School, Imus 5.0 kms

St. Rose Learning School 5.2 kms

St. Francis of Asissi, Bacoor 7.6 kms

St. Dominic College 8.6 kms

St. Francis of Asissi, Las Pinas11.4 kms

De La Salle University, Dasma.13.2 kms

De La Salle University Taft 20.2 kms

 

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Morris Minor Million (1961) Engine 948cc S4 OHV Production 350

Registration Number 752 BPO

MORRIS SET

www.flickr.com/photos/45676495@N05/sets/72157623690377489...

The Morris Minor MM Saloon was introduced in 1948, designed by Sir Alec Issigonis remaining basically the same shape and with periodic updates until 1971. Becoming the Morris Minor 1000 in 1956 with its new 948cc engine and close ratio gearbox, 14 inch wheels, curved single panel wind shield, a larger rear window and dished steering wheel. In 1961 direction flashers replaced the semaphore style indicators. It was in this guise that the Minor reached the mile stone of 1,000,000 sales.

Minor Million

 

In February 1961 the Morris Minor became the first British car to sell more than 1,000,000 units; in Italy, the Fiat 600 notched up its first million in the same month. To commemorate the achievement, a limited edition of 350 two-door Minor saloons (one for each UK Morris dealership) was produced with distinctive lilac paintwork and a white interior. Also the badge name on the side of the bonnet was modified to read "Minor 1,000,000" instead of the standard "Minor 1000". The millionth Minor was donated to the National Union of Journalists, who planned to use it as a prize in a competition in aid of the union's Widow and Orphan Fund. The company, at the same time, presented a celebratory Minor to London's Great Ormond Street Hospital for Sick Children, but this car was constructed of cake.

 

Shot at the Classic and MPH Show, NEC, Birmingham 13.11.2010. Ref 66-217

Morris Minor Million (1961) Engine 948cc S4 OHV Production 350

Registration Number 752 BPO

MORRIS SET

www.flickr.com/photos/45676495@N05/sets/72157623690377489...

The Morris Minor MM Saloon was introduced in 1948, designed by Sir Alec Issigonis remaining basically the same shape and with periodic updates until 1971. Becoming the Morris Minor 1000 in 1956 with its new 948cc engine and close ratio gearbox, 14 inch wheels, curved single panel wind shield, a larger rear window and dished steering wheel. In 1961 direction flashers replaced the semaphore style indicators. It was in this guise that the Minor reached the mile stone of 1,000,000 sales.

Minor Million

 

In February 1961 the Morris Minor became the first British car to sell more than 1,000,000 units; in Italy, the Fiat 600 notched up its first million in the same month. To commemorate the achievement, a limited edition of 350 two-door Minor saloons (one for each UK Morris dealership) was produced with distinctive lilac paintwork and a white interior. Also the badge name on the side of the bonnet was modified to read "Minor 1,000,000" instead of the standard "Minor 1000". The millionth Minor was donated to the National Union of Journalists, who planned to use it as a prize in a competition in aid of the union's Widow and Orphan Fund. The company, at the same time, presented a celebratory Minor to London's Great Ormond Street Hospital for Sick Children, but this car was constructed of cake.

Shot at the Classic and MPH Show, NEC, Birmingham 13.11.2010. Ref 66-216

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Cebu, Best Site for BPO

ITS booming business process outsourcing (BPO) sector has again gained Cebu City a place among the world’s best.

Tholons, an advisory company on global outsourcing and investments, included the city in a list of preferred outsourcing destinations in the world.

In its “Top 100 Outsourcing Destinations Report for 2014”, Tholons listed the city in eighth place. This is a notch higher compared to the city’s ranking last year.

Aside from Cebu, six other Philippine destinations were included in the list. Manila is now third, moving up from fourth last year. Davao ranked number 70; Sta. Rosa, Laguna, 84; Iloilo City, 93; Bacolod City, 94; and Baguio City, 99.

Tholons ranked the cities based on the quality, availability and skills of the workers in its BPO industry, cost of operations, infrastructure, cost of living, risk profile and quality of life, among others.

According to the report, the Philippines enjoy a more vibrant Information Technology (IT)-BPO industry than either Indonesia or Malaysia.

“Based on the events of 2012, the Philippines continued to garner interest from large, Western providers, not only as an offshore delivery location, but likewise as a potential rich domestic market for IT services,”

  

The Cebu Investment Promotions Center estimates that there are already about 95,000 people employed in the BPO sector in Cebu

Upon learning about the city’s recent achievement, Mayor Michael Rama said he welcomed the inclusion of the city in Tholons list.

  

LEARN MORE

  

WHY WORKING IN A CALL CENTER IS GREAT FOR NEW GRADUATES?

  

With the Philippines being hailed as the call center capital of the world a few years back, it’s no surprise that generations of new graduates have since joined this bustling industry. Every year, schools from across the country produce thousands of fresh graduates—all scrambling to seek employment and transition into the workplace.

  

Admittedly, many of those graduates see working in the outsourcing sector as a mere stepping stone to another job. They see it as a good temporary source of above-average income, and a great way to start populating the Work History field on their resumes.

  

Then there are those who understand the value of becoming a worker in a business process outsourcing (BPO) company. They dedicate their time and effort to the daily graveyard shifts to develop their skills and cultivate a lasting career. And true enough, so many of them has since climbed the call center corporate ladder, shedding their rank-and-file skins as they move on to managerial positions or break out into other high ranking positions in the office.

  

Contact Centers:

  

In most industries, having a successful career path like these can be challenging. Companies expect a lot from their employees. Understandably, they also require a lot from their applicants, including credentials that people don’t normally have right out of college. This makes outsourcing firms a great avenue for new graduates.

  

Here are a few factors that make contact centers quite the suitable environment to foster the recently graduated:

  

Experience is an advantage but not required

  

While job hunting, you may find yourself leafing through classified ads for job openings that’ll fit your college degree. Unfortunately, not every company out there is willing to hire a fresh grad with no training in the field and barely any work experience. Good thing call centers don’t require these from their applicants. Be a diligent team player willing to be trained and you have a pretty good chance of getting the recruiters’ attention.

  

Good pay and benefits

  

Normally, you can’t expect most companies to offer a high salary to someone with little or no work experience. This is not the case if you’re planning to work for an outsourcing firm. While seasoned workers in the field do commonly get offered a premium, those merely starting in the industry still get above average salary packages and benefits that are undoubtedly higher than those who have worked for years in non-outsourcing businesses.

  

Business class training

  

Once hired, new voice support representatives must go through a comprehensive training period. This starts with Western languages and culture, client specifics (about the client you’ll be servicing, including branding), and the internal tools you’ll be using. This training period not only prepares you for the responsibilities your job would entail, it will also equip you with valuable transferrable skills a fresh grad needs in and outside the call center workplace, which includes—

  

Communication skills

Teamwork

Time management

Problem solving

Leadership skills

Project planning

Fun working environment

  

BPO companies commonly provide their employees with a fun working environment. This is because they understand that a light and positive workplace encourages creativity and teamwork, and both of these can boost productivity and topnotch quality of work. They ensure that their workers are comfortable in their given workspaces, engaged in fun activities, and the bosses are easily approachable. Having a positive work environment can definitely help new graduates ease into the workforce, ensuring that they’re motivated to come to work every day and that they enjoy themselves while accomplishing their tasks.

  

ABOUT US

WE ARE A PREMIER OUTSOURCING ORGANIZATION STATIONED BOTH IN THE PHILIPPINES AND THE UNITED STATES.OUR REPUTATION IS RAPIDLY CLIMBING TO THE TOP ECHELONS OF GLOBAL CALL CENTERS, DUE MAINLY

  

Fafscorp.com has the experience as a service company to provide an exceptional customer experience and return on your assets. These days, service companies build their brand identities through personal relationships, and since the sales and servicing process is an educational process regarding services offered and resulting benefits, it is necessary to build positive awareness through every interaction.

  

Fafscorp.com has extensive experience and resources; with consultative agents, we can help your company with package and product options that enable you to meet and exceed your revenue goals. At the same time, fafscorp.com understands the importance of relationships and service quality, and how to use that with direct marketing channels, as well as the new opportunities created by the Internet. In addition, we have the tools and technology to integrate and help you maximize the benefit from all of these channels working together.

  

Fafscorp.com has the people; processes and technology to make sure your calls are handled right, the first time, in a data-secure environment. Regardless of the type of service needed, fafscorp.com can help you identify and retain profitable customers, improve operational efficiency and grow your enterprise value.

What We Do

Fafscorp.com is a global provider of contact center, back-office, and business process outsourcing (BPO) services. We offer a full suite of customer life cycle services including sales, customer care, technical support, and retention programs, and we are experienced at operating large client programs across multiple geographies. Fafscorp.com also supports a variety of communication channels including voice, chat, email, IVR, social media and blogs.

  

More Value: Industry-Leading Employee Retention

Fafscorp.com employee retention is two times the industry average, which provides our clients more value with better quality at a lower price. The secret to our highly tenured and engaged workforce is simple. It’s about people. We focus on what matters to our people, and that is their work life, plus their family, friends, community, spirituality, and health. We invest in the well-being of our people, and in return, they take better care of customers, clients, and our communities. With our mission to “Be the Best BPO and Make People’s Lives Better,” fafscorp.com is consistently a top-ranking provider for clients and has helped many companies win coveted customer service awards.

  

A Strategic Global Footprint Backed by Highly Experienced Leadership

  

Fafscorp.com has a strong track record of customer service and back-office processing growth with experienced BPO leadership. We have been helping clients reduce costs and gain a competitive advantage, and today, we are serving a growing number of U.S. companies and international brands. Fafscorp.com operates a strategic global footprint of service delivery locations that provides onshore, near-shore, and off-shore solutions including both provincial and metropolitan outsourcing destinations. We offer a variety of services from our facilities in the Philippines, United States, and we are currently expanding into other key geographies.

  

A Financially Stable Company Poised for Growth

  

Fafscorp.com is a financially strong, privately held, our client-facing activities are managed in the United States, while fafscorp.com operations, finance, information technology, and other administrative functions are spread throughout our global locations. This corporate structure provides a competitive cost advantage. We invest heavily into world-class IT infrastructure, high-end facilities, and programs for our people. We create superior work environments for our employees and reliable networks to serve our clients and their customers. In addition, we proactively invest in contact centers and facilities for the future, which positions us for high growth and rapid client expansion.

  

WHAT WE BELIEVE

Our mission and values represent how we think and act every day to achieve our main goal: happiness from inside out. That means satisfaction for those who work for fafscorp.com, for our investors and of course, for our clients and their customers.

  

MISSION

“At fafscorp.com, we deliver an outstanding customer experience, at every single opportunity, as a result of our commitment, passion and dedication to excellence. In so doing, we create opportunities and value for employees, clients, customers, communities and shareholders.”

  

SERVICES

  

INBOUND CUSTOMER SERVICE

Providing reliable customer service is the single most important part of retaining business. Without it, you wouldn’t be able to build a solid consumer base that will stay loyal to your brand no matter how much time and resources you devote to new customer acquisition. But if you have other crucial matters to prioritize, how will you be able to focus on your customers’ satisfaction without compromising your core competencies?

  

INBOUND CUSTOMER SERVICE The answer is through Inbound Customer Service outsourcing. The Philippines, being the world’s top choice for call center solutions, is an ideal place to set up your customer service departments. FAFSCORP.COM operates in CEBU City, the country’s premier business district, which means that our clients can have access to the best practices and highly qualified workforce that drive the Philippine outsourcing industry. By partnering with us, you will be able to provide 24/7 assistance to your customers, whether through the phone, email, or live chat. We deliver this through our world-class facilities, management approach, communication strategies, and employee training methods. Our language-proficient agents can guarantee that your customers will receive utmost care using the tone and image your brand wants to uphold.

TECHNICAL SUPPORT CALL CENTER

For companies under the tech and electronic industries, the business-consumer relationship doesn’t end when a sale is made. There needs to be top-of-the-line technical support to come with every tech product and service you provide. It could be difficult, however, if you do not have the manpower to respond to large volume of voice technical support issues on daily basis. Here’s where WE can help you.

  

TECHNICAL SERVICE CALL CENTER If you are looking for voice-based Technical Support that does more than just relay information over the phone, FAFSCORP.COM can offer a solution where agents make sure that instructions are well-understood by the recipient. Our Technical Support agents are not just IT experts, but also trained to empathize and translate complex technical data into steps that common users can easily digest. Not only that, we ensure complete connection between the Tech Support agent and the customer by delivering instructions in the language and communication approach best preferred by customers.

NON-VOICE

Although voice-based customer support solutions are popular measures that companies use to augment their bottom line, non-voice services play roles that are just as crucial to business growth. A non-voice team can ensure that you are accessible across the different platforms. With just a click of the mouse, your customers can easily reach you without having to be on-hold for minutes.

  

NON-VOICE BPO SERVICES FAFSCORP.COM does not specialize solely on providing Philippine call center services; the firm is also a trusted provider of non-voice BPO solutions, ranging from web-based customer support to sales functions like lead qualification and content moderation. Having these solutions alongside your voice-based services, customers are provided with more convenient ways of reaching your company, using the point of contact they best prefer. Not only that, back office outsourcing can also bring massive benefits to your internal operations by lifting ancillary tasks. Entrust us your non-voice functions like fraud support, image moderation, data management, and e-commerce assistance so that you can focus on higher-priority business aspects that are tied directly to your growth

EMAIL SUPPORT

Accuracy is a key component of technical support, so it needs to be delivered through a channel that ensures precise information relay from tech experts to the common users. While voice-based platforms are great contacting means, there’s a more suitable customer service channel where intricate instructions are thoroughly worded by agents and completely understood by customers.

For one, it eliminates telecommunication charges while expanding your reach to a greater number of people. Emails also leave little room for intercommunication, as written messages are generally straightforward and clear. Unlike in phone calls where exchanges happen real-time and where words tend to be misheard, email messages can be saved for later use. So, customers can refer to the sent-out solutions over and over again, especially in cases when they encounter the same problem in the future.

It’s understandable for business-to-business correspondences to prefer email for the professional impression, accuracy, and documentation purposes it provides. Common users, on the other hand, choose this web-based tool mainly because it is easy to use and efficient. With one click on a computer or a tap on a smart phone, people can easily reach establishments they mean to do business with.

You can receive a large influx of messages all at once through one address, and these tickets can be handled by a smaller number of staff compared with what you need to maintain a call center team. However, you can only have this advantage if you partner with the right Email Support provider.

FAFSCORP.COM can be that partner. With our long experience in delivering non-voice customer support, we can optimize Email into a contacting avenue that your customers prefer to use.

  

OUTSOURCING WITH EMAIL SUPPORT let your customers reach you easily and provide real-time assistance in all available forms of communication. With Email being one of the most prominent medium used by 92% of all Internet users, this channel is one way of elevating your customer service level through the multichannel approach.

  

FAFSCORP.COM’s Email Support solution can help you answer customer queries using our time-tested communication and customer service strategies. Requests will be reviewed and processed by a team of highly skilled individuals trained to apply customer care ethics and professional correspondence in Email. Increase overall productivity, boost client satisfaction, and improve your company’s bottom line through our Email Support solutions.

LIVE CHAT SUPPORT

You may have your main communication channels like the phone lines and email in place, but are you sure that those are what your customers truly prefer to use to contact you? You might be missing out on a consumer-business channel could widen your contacting options while keeping your costs low. FAFSCORP.COM has a web-based tool that harnesses both the convenience of email and the real-time interactivity of phone calls.

Live chat presents a perfect middle ground between the phone and email that customers prefer to use while they’re browsing your website or when they’re on the go. It makes sense to send short messages instead of waiting for a phone representative to be available if you want quick answers for minor concerns. This is why live chat is steadily gaining ground as a customer support platform, as people appreciate the convenience and efficiency it offers.

Outsourcing Live Chat Support can help your company gain a competitive edge in your industry, and can boost profits brought by the platform’s cost-efficiency and proactive customer service. With a live chat program in place, you could reduce Telco charges, as directing questions to this channel can lessen call volume of your contact center. Chat representatives also have the capability to hold multiple sessions with different customers simultaneously, which can be hard to accomplish via phone.

Provide your customers a real-time solution minus the waiting period that is commonly associated with other support platforms.

  

OUTSOURCING WITH LIVE CHAT SUPPORT Live Chat Support is ideal for companies that want to widen the contacting means they offer to their customers. With the increasing demands and expectations of today’s web-savvy public, placing an instant messaging program on your corporate or e-commerce website is a way of addressing your market’s need for greater availability. It is a move towards the proactive and channeled customer care that people seek from the businesses they support.

Live Chat Support can complement your website with a professionally designed chat box. Manning the program will be our agents who can provide personal assistance to each visitor, while creating cross-selling and up-selling opportunities for your products. Partnering with us can make your customer service approach more proactive while increasing both your market engagement rates and profits.

Answer customers’ questions in real-time, convert one-time visitors into frequent buyers, and provide proactive assistance through our Live Chat Support solutions.

SPONSOR LINKS

GlobalLink BPO

www.globallinkbpo.com

TOLL FREE:1-(727) 375-3559

Email: sales@GlobalLinkbpo.com

Skype: GlobalLink

  

CEBU GLOBAL TELESERVICES, INC

www.cebuglobaltel.com

Email: info@cebuglobaltel.com

  

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CONTACT

PHONE: US 1-727-375-3559

EMAIL: info@fafscorp.com

LOCATION: 3152 Little Rd Ste 403

Trinity, FL 34655

  

“Customer service is our business so you should find every experience as as good as your first, simple smooth and very effective. If you have any questions, please don’t hesitate to contact us we are here to assist you” .

  

WE ARE OPEN FOR BUSINESS 24/7 CALL US NOW!

 

Alice House and Lot for Sale in Cavite, Philippines

 

Video

www.youtube.com/watch?v=Vk78YXXYB0w

www.youtube.com/watch?v=Hv-QMhz2HRM

 

Alice townhouse is perfect for starting families and single parents. The 3 Bedroom House design is appropriate in condominium living and live while others vacationed without leaving the cosmopolitan touch. Value is affordable as buying option, with promise of high return. With the soon to open Suntech IT Park, the first IT Park in Cavite, and the influx of BPO employees will further increase the property value as viable investment.

 

House Model : Alice

Property Type : Two storey townhouse

Village Name : Kensington Place

Village Location: Imus- Gen Trias Boundary, Cavite

Bedroom : 3

Bathroom : 1

Garage : 1

Lot Area : 40 sq.

Floor Area : 40 sq.

Selling Price : Php 899,138.00

Monthly DP (15 mos.) : Php 7,330.00

Completion Date : 16-18 months

 

Amenities

 

Elegant Entrance Gate

24-Hour Security

Shuttle Service - Lancaster Shuttle Service

Bus Terminal and Bus Service - AAB Bus Co.

Bus and Jeepney Stop

Swimming Pool

Landscaped Parks and Playground

Village Clubhouse and Multi-purpose Area - Leighton Hall (Now accepting Function Hall reservation)

Covered Basketball Court and Multi- Purpose Hall

Landscaped Open Spaces - Family Enclave and Linear Park for Single Units

Centralized Water System

Meralco Power Supply

Commercial Center - Lancaster Square

BPO Center- Suntech IT Park (Now accepting for March, 2013 opening of 400 seats)

School - St. Edward Integrated School (Education focusing on Speech Development with State of the Art Technology)

 

Financing Available

 

Bank Financing

Reservation Fee: Php 7,500.00

Down payment: 12.5% of TCP to be paid in 15 monthly installments without interest.

Start of payment: 30-45 days after paying the reservation fee.

 

In-House Financing

Reservation Fee: Php 7,500.00

Down payment: 30% of the TCP to be paid in 24 monthly installments without interest.

Start of payment: 30-45 days after paying the reservation fee

 

Why rent when you can afford to own. Call us now!!!

 

Contact Filprimehomes Now!!!

 

Call:

Filprimehomes

Cell Nos:

Sun +63932-860-8685

Viber +63932-860-8685

Smart +63919-948-6003

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Email Address: filprimehomes@yahoo.com

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New Life Fellowship Church, 82-10 Queens Boulevard. Built 1923-24. Elmhurst, Queens

 

The Benevolent and Protective Order of Elks, Lodge Number 878, located in Elmhurst, Queens, was built in 1923-24 to the designs of the architectural firm, the Ballinger Company. The neoclassical style building is modeled on the Italian Renaissance palazzo type and is clad in brick, limestone, and granite. The Benevolent and Protective Order of Elks is a fraternal organization founded in New York in 1868 by a group of professional entertainers and actors. The structure, which contains a series of recreational and social spaces, was considered one of the largest and best-equipped fraternal homes in the country, and one of Queen's most handsome buildings at the time of its completion. The building was prominently featured in an article about the design of fraternal buildings that appeared in thz Architectural Forum in 1926. The freestanding building is distinguished by a full-width front terrace, an ornate entryway, carved keystones with lions' heads, festooned panels, and a prominent cornice.

 

A large bronze statue of an elk, based on the prototype statue designed for the club by the noted sculptor, Eli Harvey, is located on the front terrace. The lodge, one of most prominent buildings in Elmhurst and along Queens Boulevard, remains remarkably intact.

 

Development of Elmhurst and Queens Boulevard

 

At the time of the consolidation of Greater New York in 1898, only the three western townships of Queens County voted to become part of New York City: Jamaica, Rushing, and Newtown.2 Newtown, which bordered the East River and lay closest to Manhattan, was settled by the Dutch in 1640 and incorporated in 1652. By 1790, its population hovered around 2,000. It remained mainly an agricultural community through the mid-nineteenth century, producing vegetables and fruits for the growing urban markets in Long Island City, Brooklyn, and Manhattan. By 1850, Newtown's population had increased to approximately 7,000.

 

Growth in Newtown continued in the late-nineteenth century, spurred on by the extension of railroads and street railways throughout Queens County. Real estate developers, hoping to capitalize on Newtown's proximity to Manhattan and Brooklyn, began buying tracts of farmland on the outskirts of the village.

 

Large-scale development began in 1896, when the Cord Meyer Development Company, one of Queens' major homebuilders, began operating in Newtown. Hoping to disassociate its housing development from nearby, foul-smelling Newtown Creek, Cord Meyer Development convinced the post office to rename the town Elmhurst for its large number of stately elm trees. By 1910, the company had completed thousands of houses in the community. Additional development was stimulated by improvements in transportation during the 1910s and 20s, which included the construction of another Long Island Railroad station, the enhancement of trolley service, new elevated train service above Roosevelt Avenue, and the opening of Queens Boulevard.

 

After the Queensborough Bridge was completed in 1909, new approach roads were needed to accommodate increasing traffic flowing into the rapidly-developing borough. The construction of Queens Boulevard, an eight-mile-long, two-hundred-foot wide arterial highway leading from the bridge to the heart of the borough, began in 1910.3 The new boulevard was completed by 1924, for the most part.4 In order to accommodate the wide new road, many buildings along its route were either moved or demolished, and opportunities for new development were created. The segment of Queens Boulevard through Elmhurst was completed in 1923, the same year that construction of the Elks Lodge began.

 

Growth continued in the 1930s with the opening of the Independent Subway (IND) line in Elmhurst with stops along Queens Boulevard, encouraging denser suburban development in the form of six-story apartment houses and long rows of adjoining houses, as well as additional commercial and industrial development.

 

Demographic changes followed the Second World War as Elmhurst evolved from an almost exclusively middle-class suburban community with a large Jewish and Italian population to one of the most ethnically diverse neighborhoods in the city. By the 1980s, immigrants from 112 countries had settled in Elmhurst, including people from China, Colombia, Korea, India, the Philippines, the Dominican Republic, Ecuador, Pakistan, Peru, and Guyana.5 Development also continued, including the borough's first enclosed shopping mall, which opened in 1973. In addition to the Benevolent and Protective Order of Elks, Lodge Number 878, Elmhurst*s other designated New York City Landmarks are the Reformed Dutch Church of Newtown (85-15 Broadway), the Remsen Cemetery (69-43 Trotting Course Lane), and the Edward E. Sanford House (107-45 47th Avenue).

 

The Benevolent and Protective Order of Elks and Queensborough Lodge Number 8786

 

The Benevolent and Protective Order of Elks (the Elks) was founded in New York City in 1867 as the Jolly Corks, an assortment of entertainers and actors led by Charles A. Vivian, an English comic singer who had recently arrived in New York. In the beginning, this group of kindred spirits, most of whom were of British origin, regularly met to drink, sing, dine, and cavort at the Star Hotel on Elm Street.7 The group entertained themselves by playing a game involving bottle corks in which the loser would buy the next round. Soon, the happy little coterie styled itself the "Jolly Corks," with Vivian installed as the Imperial Cork.

 

After the death of one of its members, the survivors decided to organize the Jolly Corks as a lodge along benevolent and fraternal lines with rules and regulations, suitable ritual, and a new name. In February, 1868, the Jolly Corks officially became the Benevolent and Protective Order of Elks. The elk was said to have been chosen as the club's symbol on account of P.T. Bamum's museum's description of the animal as "'fleet of foot, timorous of wrong, but ever ready to combat in defense of self or the female of the species.'"8 At the order's first meeting, the organization adopted its ritual, by-laws, and mission, which was to "inculcate the principles of charity, justice, brotherly love, and fidelity and to quicken the spirit of American patriotism."9 Vivian was elected as "Right Honorable Primo," the leader of the lodge; later that title was changed to "Grand Exalted Ruler."

 

In late 1868, the club's first satellite lodge opened in Philadelphia, and the New York lodge, located at 193 Bowery, became known as the Grand Lodge.

 

In the years following the Civil War through the turn of the century, fraternal organizations proliferated in number and membership throughout the United States. The war itself was undoubtedly important to this trend, offering men the experience of military bonding, hierarchy, and ceremony that they wanted to continue in a peacetime setting." Prior to the war, there were only a handful of fraternal organizations, the major ones being the Masons and Oddfellows, but by 1907, there were over three hundred. The period from 1864 to 1884 was a particularly important time for the establishment of new orders. Besides the Elks (1868), there were the Knights of Pythias (1864), the Ancient Order of United Workmen (1868), the Ancient Arabic Order of Nobles of the Mystic Shrine (Shriners, 1871), the Knights of Honor (1873), the Knights of Maccabees (1878), and Modern Woodmen of America (1883). For every club that survived and grew, countless others failed.

 

The Benevolent and Protective Order of Elks grew at a rapid rate through the early twentieth century and became known for charity and community service. By 1930, there were 1,421 lodges throughout the country; in 1923-24, the year that Queensborough Lodge 878 was opened, the Elks added 20 new lodges. Membership in 1930 was 761,461. Thirteen thousand new members were added in 1923-24 alone.

 

Many of the fraternal organizations, such as the Improved Order of Red Men and the Knights of Pythias, collapsed during the depression of the 1930s, as members fell behind in their dues. Those that did survive, including the Elks, lost millions of members. Thousands of lodges, unable to meet mortgage payments, went bankrupt. Also, the rituals, ceremony, and symbolism of the clubs, were becoming less interesting to men as other forms of entertainment gained in popularity. The remaining orders became more enterprising by hosting dinner dances, sponsoring club nights with billiards, card games, and movies; organizing baseball teams, bowling leagues, and recreational trips; and undertaking charitable projects. This led to a revival of club activity after the Second

 

World War, especially in the 1950s, when many clubs also began to include ladies' auxiliaries and youth activities.

 

Interest in fraternal organizations declined after the Vietnam War as a result of societal changes and aging rosters. None of the clubs have been immune. Membership in the Shriners has fallen by half since 1980; the Knights of Columbus, Moose, and Masons have suffered similar declines. Nationally, membership in the Elks has dropped over twenty percent since 1975.

 

The depletion in members at Queensborough Lodge 878 has been especially harsh. By 2000, its ranks had fallen to fewer than 600 members, a decline of ninety percent. This decrease was due to a variety of reasons, including the diminishing interest in fraternal societies among younger generations. To help defray the cost of taxes and maintenance on the Elmhurst lodge, the Elks began to lease parts of the building to social groups and churches, and to rent out the dining hall for special events.

 

The Ballinger Company. Architects

 

The Ballinger Company, a Philadelphia-based architectural firm, was formed in 1920 by architect Walter Francis Ballinger (1867-1924), who had been in partnership with Emile G. Perrot in the firm Ballinger & Perrot since 1902. Ballinger was born in Venango County, Pennsylvania, where his father Jacob Howe Ballinger, operated a machine shop until his death in 1869. Ballinger's mother then moved the family to Woodstown, New Jersey, where Walter Francis worked as a farmhand and in local factories, while taking evening classes in business, engineering, and architecture at the YMCA and the Drexel Institute.

 

In 1889, he entered the prosperous architectural and engineering firm of Geissinger & Hales, where he was employed in a variety of business capacities, including bookkeeper, stenographer, and clerk. In 1895, he formed a brief partnership with another member of the firm, William B. Brink worth; that same year Ballinger replaced Walter H. Geissinger as a principal in the Hales firm; this successor firm, Hales & Ballinger, continued until Edward M. Hales retired in 1901. At that time, the chief draftsman in the firm, Emile G. Perrot, became a partner and the firm continued as Ballinger & Penrot. In 1920, Ballinger bought out the interests of his partner, and the firm became the Ballinger Company.

 

Throughout its long history, the Ballinger Company maintained the engineering emphasis that was established by Geissinger and Hales. Concentrating primarily on industrial and commercial structures, the firm also expanded its range of building types to include institutional, ecclesiastical, and residential projects. In addition, Ballinger & Perrot were pioneers in the use of reinforced concrete, publishing a book on the subject in 1909. Ballinger was also a co-inventor of the "super-span sawtooth" type of roof construction, which he patented, that was used widely in the construction of factory buildings. By 1912, Ballinger & Perrot had opened an office in New York City.

 

By 1916, Ballinger's son, Robert Irving Ballinger (1882-1974), a graduate of Pratt Institute, had become associated with his father's firm. Although the firm closed its New York office in 1936, it continued to operate through 1969 in Philadelphia under Robert I. Ballinger and his son, Robert I., Jr., who graduated from Cornell University in 1941.

 

Ballinger's most notable works in Philadelphia are the Atwater Kent Manufacturing Company Plant (1923), the Budd Company Red Lion Plant (1942) and the TWA Maintenance Hangar (1954) at Philadelphia Airport. Its major New York commissions include the American Chicle Co. factory (1919-20, Ballinger & Perrot) and the Motor Starter Co. factory (1918, Ballinger & Perrot), both in Long Island City, as well as the Benevolent and Protective Order of Elks, Queensborough Lodge 878 (1923-24) in Elmhurst.

 

The Queensborough Lodge 878 Building

 

In 1921, the Benevolent and Protective Order of Elks purchased land on the south side of Queens Boulevard in Elmhurst, Queens, for the construction of a new building for Lodge 878. The lodge was founded in 1903, and was holding its meetings at Lodge 828 in Long Island City, Queens. In the early 1920s, Queens Boulevard was a newly-widened thoroughfare lined by building lots ready for development. The site of the Elks lodge, not far from the major intersection where Queens Boulevard crosses two of historic Newtown's oldest routes, Broadway and Grand Avenue, had previously been part of a nearby estate.

 

Plans for the new lodge were drawn up by the architectural firm the Ballinger Company, which designed a freestanding Italian palazzo with a one-story annex for the pool and gymnasium. (The annex is not part of this designation.) Construction began in October 1923 by the Mclntee Construction Co. of Manhattan. Originally, the Elks had envisioned the eventual replacement of the annex with a four-story building connected to the existing lodge by a passageway; however, this plan was not carried out, although the building was subsequently extended at the rear. (The rear addition is not part of this designation.) The lodge, which cost $750,000, opened on October 26, 1924.

 

Fraternal architecture as a building type did not achieve recognition in the architectural press until Architectural Forum published an issue devoted to this topic in 1926. The introductory piece, "The Architecture of Fraternal Buildings," was by well-known New York City architect Harvey Wiley Corbett, who referred to the opportunities that these often large and prominent buildings gave architects. West coast architect Herbert Greene wroi. that fraternal buildings were usually deyi ^ned in either the Classical or Gothic styles. R.R. Houston, of George Post & Sons, discussed the clubs' great affinity for antiquity.

 

The architecture of Lodge 878 followed the design trend for early-twentieth-century fraternal buildings placed in suburban settings, which were usually treated as freestanding, monumental structures with classical detailing and occupied impressive sites. Interior design was often based on exotic styles, such as Egyptian, Moorish, or Oriental. A club building was expected to be dignified and inviting, in keeping with its environment, functionally appropriate to the needs of the organization, and expressive of the club's desired public image. The Queens lodge is a classically-detailed, monumental structure occupying a prominent site along the area's major thoroughfare, from which it is approached via a grand staircase and a broad, balustraded terrace watched over by a giant bronze elk. Its interior features an array of public and private spaces for its rituals and activities.14

 

Upon its completion, Lodge 878 was considered one of the largest and best-equipped fraternal homes in the country. Besides the pool and gymnasium, the building (the interior of which is not subject to designation) had six bowling alleys, indoor hardball courts, a grille room, a barber shop, a game room, lockers, lounges, a dining room, a kitchen, office space, a main meeting room with space for 2,000 people, and twenty-eight bedrooms. The front of the building is graced by a broad terrace on which stands a bronze statue of an Elk, based on the prototype statue developed for the Elks organization by noted sculptor Eli Harvey.15 The Elmhurst Lodge was featured prominently in the aforementioned issue of Architectural Forum. The lodge is one of the most prominent buildings in Elmhurst and on Queens Boulevard, and one of only a few buildings of its type in this part of Queens.

 

The Queensborough Lodge's membership peaked in the 1960s at 6,600,16 and included local politicians, businessmen, and professionals. The club's facilities were busy at most times. The annual "Elks Bazaar," considered the borough's social event of the year, included raffling off two dozen Cadillacs. At the time, the lodge employed a staff of twenty-six people. In addition, it raised money for charity and for hospitalized war veterans, and performed funerary rites for deceased members. The building was sold to the New Life Fellowship Church in 2001, although the lodge's remaining 550 members will continue to use part of the building for meetings.

 

Description

 

The Elks Club building, three stories with a raised basement and a fenestrated attic level, consists of a granite base, limestone first-story facade, and brick upper facade with carved limestone ornament. The building's main facade, facing north towards Queens Boulevard, is five bays wide. It has a full-width granite terrace reached from the boulevard via a flight of granite steps with non-historic wrought-iron railings. A granite pedestal at the center of the staircase contains a sculpted bronze elk. The base of the terrace has regularly-spaced windows with historic wrought-iron grilles. The terrace has a concrete deck, which is enclosed by limestone balustrades. The terrace and stairs are surrounded by small lawns.

 

The main entry way, located in the center bay of the rusticated first-story facade, is reached by way of the front steps and the terrace. The en try way consists of a round-arched opening with an ornately-carved, oversized keystone, flanked by unusual banded and fluted Doric half-columns. It is surmounted by a molded hood, featuring brackets, metopes, guttae, and a carved frieze with incised lettering. The entryway contains two historic, paneled wood-and-glass doors decorated with rosettes, and surmounted by a denticulated wood lintel and curved transom. Non-historic lighting has been installed in the soffit.

 

Four segmentally-arched, secondary entryways lead from the terrace to the first-floor interior. The entryways feature paired, historic paneled wood-and-glass doors (the easternmost and westernmost pairs have been modified), molded architraves, divided-light transoms, and carved keystones with lions' heads. The first-story is topped by a decorative crown featuring carved rosettes and floral ornamentation. Non-historic metal wire channels and lighting have been installed at the upper part of the first-stoiy facade.

 

The second-story fenestration features balusters, eared architraves, and segmental pediments. The easternmost bay retains the historic wood casements and divided transom, while the remaining bays have paired, non-historic, one-over-one metal sash with historic, divided wood-and-glass transoms. The third-story fenestration has bracketed sills, eared architraves, scrolled keystones, and non-historic, one-over-one metal sash. Carved limestone panels, decorated with swags, are located above the third-story windows. The center panel features a bronze and glass clock with flanking urns and foliation. The attic story features windows alternating with elaborately-carved panels. The windows contain non-historic, one-over-one metal sash, although the easternmost bay retains the historic two-over-one wood sash. The facade is topped by a prominent cornice featuring brackets, dentils, and egg-and-dart moldings.

 

The west facade, facing Simonson Street, is seven bays and features similar ornament to the main facade. The west facade has a granite basement containing windows with historic wrought-iron grilles. The first-story windows have bracketed sills. The three southernmost window openings of the first story contain grouped fenestration with non-historic, one-over-one metal sash; other bays have paired, non-historic, one-over-one metal sash, while the northernmost bay is a blind window. The second-story fenestration of the west facade has historic wood casements in some of the windows and paired, non-historic, one-over-one metal sash in the others. All these windows retain their historic wood-framed transoms. The third-story fenestration of the west facade has paired, non-historic, one-over-one metal sash in some bays and historic wood-and-stained-glass casements in the others. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The east facade is seven bays and is similar in design and ornamentation to the west facade. A one-story passageway connects this facade to the east annex. (Neither the passageway nor the annex are subject to designation.) There is a non-historic, multistory, wrought-iron stairway at the southernmost bay. The basement windows have historic wrought-iron grilles. The three southernmost window openings of the first story contain non-historic, one-over-one metal sash; the remaining bays have paired, non-historic, one-over-one wood sash, while the northernmost bay is a blind window. The second-story fenestration of the east facade has paired, non-historic, one-over-one metal sash and historic wood-and-stained-glass transoms. The third-story fenestration of the east facade has paired, non-historic, one-over-one metal sash. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The building's south facade has been largely obscured by the rear addition (not subject to designation), except for the attic story and the cornice, which are similar in design and ornamentation to the main facade. The roof contains an historic flagpole centered at the north facade, a brick chimney stack.

 

- From the 2001 NYCLPC Landmark Designation Report

Manufacturer/Model: KOMZ (Kazan Optical-Mechanical Factory) БПО (BPO) 7X30

Field of View: 8.5 deg = 149 m/1,000 m; APFOV 59.5 deg

Weight: 900 gr

Exit Pupil: 4.3 mm

Serial #/Year of Manufacture: 952946 = 1994

Notes: БПО (BPO) = Binocular, Porro Prism, Individual Focus Oculars. The stylized prism symbol on the right prism cover is the Kazan Optical-Mechanical Factory (KOMZ) trademark. The binocular has multi-coated anti-reflective coated optics.

 

Both Holger Merlitz and Fan Tao have written reviews of this binocular respectively available here: www.holgermerlitz.de/kronos8x40.html . and here: web.archive.org/web/20070805080500/http://binofan.home.at.... It is also featured in Seeger’s gray book on page 158.

 

This binocular seems a military one because: there is a reticle in the right eyepiece; it is individual focus; and it is well-built while ones for export sale were often of lesser build quality. Although the build quality is good, its joints are sealed WW II style by heavy grease or caulking instead of the O-rings and rubber gaskets present on many military binoculars made during the 1970’s – 1990’s. So, contrary to some reports and its rugged appearance, it was not by the standards of the time an extremely waterproof binocular.

 

Its distinguishing feature is a unique and optically interesting ocular design. After WW II the Soviets relocated Zeiss equipment and workers to the Soviet Union to upgrade their own optics industry, and even though many post-war Soviet binoculars consequently bear a strong resemblance to pre-war Zeiss ones, it’s obvious that the KOMZ БПО 7X30 with its gigantic 4 lens/7 element eyepieces does not (see View 2 www.flickr.com/photos/binocwpg/9458261319/in/photostream/ ). The resulting view is stunningly sharp from almost edge to edge, but also a little disappointing because it has a strong yellow/green tone unlike any seen before. If not for this color cast, its view would be close to perfect. Usually yellow/green tints are caused by a red/orange bias in anti-reflective coatings and not the color of optical glass used. However, in this case as evident in View 2 it is clearly the result of a very thick and yellow colored ocular lens. One theory is this type glass was used because it is radiation resistant.

 

Fan Tao notes that early versions of this binocular had a linear movement eyepiece (i.e. when the focus ring is turned the ocular tube and eyepiece slide straight up or down instead of twisting as do conventional screw-type individual focus mechanisms) while later versions such as this example had a conventional screw-type one. Although the linear focus eyepiece may have been better sealed, it had deep eyecups which made seeing the entire field of view difficult especially if wearing glasses. The screw focus version, though, has convenient retractable rubber ones (sometimes called “gasmask” oculars) which can be adjusted to suit the user. Note in the above photograph the left eyecup is fully extended while the right one is pushed all the way in.

 

When all is said and done, this binocular is fun to use particularly in viewing a starlit night sky.

 

Note: If you have a vintage binocular you either wish to sell or would just like some information about, I can be contacted at flagorio@shaw.ca .

 

HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Videos:

www.youtube.com/watch?v=oO5c9IhE2wo

www.youtube.com/watch?v=oO5c9IhE2wo

 

HOUSE FOR SALE IN - LANCASTER ESTATES | CAVITE | COLLEEN is a 2 storey, single attached with free linear park at the back. Located in Imus, Cavite, homeowners are guarded inside exclusive gate 24- hours. The house is painted fully with tiled toilet and bath, pre-painted long span roofing, ceramic bathroom fixtures, steel casement windows and provision for CATV, telephone, air condition outlet.

 

COLLEEN is only 20 minutes travelling to Mall of Asia by private vehicle via the newly constructed modern highway, the CAVITEX and COASTAL RD. There will be another shortcut that will shorten further travelling time in the near future to be constructed adjacent to CAVITEX and will be connected to C5.

Decide now for you and your family's security in the future! Put your hard earned money in safe investment that increases value in the future, HOUSE FOR SALE IN | RFO | LANCASTER ESTATES | CAVITE | COLLEEN. So, own your dreamhome and avoid skyrocketing rental costs. Call Us Now at 09328608685.

 

House Model: Colleen

Property Type: Single Attached (2 storey)

Village Name: Lancaster Village

Village Location: Lancaster New City, Imus City, Cavite, Philippines

Bedroom: 3

Bathroom: 2

Garage: 1

Lot Area: 80 sqm.

Floor Area:60 sqm.

Selling Price: Php 1,700,000.00

Monthly DP (15 mos): Php 15,016.00

Construction Status: 24 months but RFO unit is now available

Contact Info.: +63932-860-8685

Website: www.filprimehomes.com

 

HOUSE FINISHES OF HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Tiled Toilet & Bath

Pre-painted long span roofing

Tiled Kitchen Counter with stainless kitchen sink

Interior and exterior wall paint finish

Ceramic bathroom fixtures

Steel casement windows

Plain cement floor finish

Electrical fittings like outlets, sockets, circuit breaker in all parts of the house

Provision for CATV, Telephone, Air Condition Outlet & Internet

 

FLOOR PLAN OF HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Dimensions - Ground Floor

 

Living Area/ Kitchen/ Dining: 28.55sqm

Bedroom 1: 6.50 sqm

Toilet & Bath: 2.50 sqm.

 

Dimensions - Second Floor

 

Bedroom 2: 8.10 sq m.

Bedroom 3: 8.55 sq m.

Master s Bedroom: 13.85 sq m.

 

EXPERIENCE LANCASTER NEW CITY (Formerly Lancaster Estates) DIFFERENCE

 

When you have achieved a certain standing, life is just one big celebration. And what better place to celebrate life than at houses in Lancaster Estates. Houses are conceived and designed with you in mind to complement your stature perfectly, The COLLEEN Houses Model is one of the very essence and pride of Lancaster Estates NOW CALLED LANCASTER NEW CITY.

Peace of Mind - Guarded Community with single access guard house and barrier gate.

Exclusive - Refreshing greenery, with linear parks exclusively for Lancaster Villages residents.

Good Fend Shui - Surrounded by parks with landscaped open spaces.

Relax in Style – Nearness to place of work shortened travel time, more time to relax and spend time with your family.

Direct Access - CAVITEX, a newly constructed highway that shortens travel time from Cavite to Mall of Asia and Metro Manila.

Floor Free Location - Lancaster New City is away from 2008 DENR's survey of areas prone to flooding

 

SAMPLE COMPUTATION of HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Highlight, right click and click go to in the drop down menu OR Copy and paste the link below in a new tab for detailed sample computation

 

docs.google.com/spreadsheet/pub?key=0AnRddn43IrNxdE1RcDV4...

 

AMENITIES AND ESTABLISHMENTS OF HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Lancaster Square (Commercial Building - Opened June 22, 2013)

St. Edward Intergrated School (under consultancy with the Lasallian Schools Supervision Office [LSSO])

Church of the Holy Family

Swimming Pool

Suntech iPark (The First IT Park in Cavite - Soon to rise)

Family Enclaves & Family Courtyard

Transport service (for a minimal fee only)

Bus Terminal (with scheduled tripping)

Business Hotel

BPO Buildings - now accepting job application

Shuttle/Bus Stop

Bayad Center

Drive Thru Fast Food

Bus Terminal

Passengers Loading Station

Clubhouse (Leighton Hall and Event Center)

Basketball Court

Mixed-Use Commercial/Office Development

Petron Gasoline Station

Flood free Location(2008 DENR Survey on Frequently Flooded Areas in Cavite)

  

HOW TO AVAIL HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

a. Thru Bank Financing

Reservation Fee: Php 20,000.00 Dowpayment: 12.5% of the Total Contract Price. To be paid in 15 monthly installment without interest. Start of payment: 30-45 days after paying the reservation fee.Balance Loanable: 87.5% will be loaned from our accredited bank. This is called the bank amortization. Our Developer's office will process your loan. Start of payment: On the 16th month. After 15 months of paying in full the 12.5% downpayment. If you pay the downpayment in full cash, your bank amortization will still start on the 16th month.Estimated Move-in Date: On the 25th month. After 24 months of paying the downpayment and bank has paid the Developer.

 

b. Thru In-house Financing

Reservation Fee: Php 20,000.00 Dowpayment: 30% of the Total Contract Price. To be paid in 24 monthly installment without interest. Start of payment: 30-45 days after paying the reservation fee. Balance Loanable: 70% will be financed by the Developer. This is called the In - house amortization. Our Developer's office will process your loan. Start of payment: On the 25th month. After 24 months of paying in full the 30% downpayment. If you pay the downpayment in full cash, your amortization will still start on the 25th month. Estimated Move-in Date: On the 25th month. After 24 months of paying the monthly downpayment.

 

c. Cash Deferred Payment - 24 Equal Monthly Payments NO Interest

Reservation Fee: Php 20,000.00 Dowpayment: There is no downpayment required. Amortization: There is no amortization. Cash deferred payment is considered as cash. Reservation fee is deducted from Total Contract Price. The balance will be divided into 24 monthly installment without interest. Start of the 24 monthly payment: 30 days after paying the reservation.Estimated Move-in Date: On the 25th month. After 15 months of paying the monthly installment.

 

d. Spot Cash

Reservation Fee: Php20,000.00 The balance will be entitled with a discount ranging from 4-10% depending on when you will pay in full.

 

ACCEPTED PAYMENT METHODS FOR HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

When Paying for Reservation Fee:

Cash - Philippine Pesos

Personal Checks or Company checks or Managers Check

Credit Cards

When Paying for Downpayment:

Cash - accepted for 3 months only

Postdated Checks - required for the remaining downpayment

When Paying for Amortization:

Postdated Checks

Automatic Debit from Bank Account

 

BANK FINANCING INITIAL REQUIREMENTS FOR HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

3 pcs. ID picture

Marriage Contract

2 Valid ID & TIN & Cedula

Proof of Billing

Consularized SPA Bank Form (OFW Buyer)

Good credit record.

15 pcs. Postdated checks for Down Payment

9 pcs Postdated checks for Monthly Amortization

 

IN-HOUSE FINANCING INITIAL REQUIREMENTS FOR HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

3 pcs. ID picture

2 Valid ID & TIN & Cedula

Marriage Contract

70 pcs. Postdated Checks

 

PLACES AND ESTABLISHMENTS OF INTEREST near HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

MALLS AND PLACES

 

Robinsons Place, Imus 4.3 kms

SM Rosario 5.0 kms

SM Bacoor 6.7 kms

SM Dasmarinas13.0 kms

Ayala Town Center 13.2 kms

Festival Mall 14.9 kms

Metropolis Alabang 15.5 kms

NAIA16.5 kms

Mall of Asia 16.9 kms

MRT Edsa Taft18.2 kms

SM Makati21.0 kms

US Embassy21.2 kms

Lawton Taft22.2 kms

Starmall Edsa - Mandaluyong25.5 kms

SM Megamall 25.9 kms

Robinsons Galleria - Ortigas 26.7 kms

Araneta Center - Cubao29.0 kms

Monumento, Caloocan29.7 kms

Sm City - North Edsa30.6 kms

Tagaytay34.1 kms

 

HOSPITALS NEAR HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Kawit Kalayaan Hospital 1.3 kms

Divine Grace Medical Center 2.9 kms

Our Lady of Pilar Hospital 4.2 kms

Imus Medical Center 5.2 kms

St. Dominic Hospital 8.6 kms

Perpetual Help Medical Center, LP10.1 kms

De La Salle Medical Center 12.6 kms

Emilio Aguinaldo Memorial Hospital14.8 kms

Asian Hospital15.2kms

Manila Doctors Hospital21.4kms

 

SCHOOLS NEAR HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

Informatics, Imus4.2 kms

Imus Institute 4.4 kms

Our Lady of Pilar Catholic School 4.7 kms

Elizabeth Seton School, Imus 5.0 kms

St. Rose Learning School 5.2 kms

St. Francis of Asissi, Bacoor 7.6 kms

St. Dominic College 8.6 kms

St. Francis of Asissi, Las Pinas11.4 kms

De La Salle University, Dasma.13.2 kms

De La Salle University Taft 20.2 kms

  

DEVELOPMENT PROFILE OF LANCASTER NEW CITY, IMUS(FORMERLY LANCASTER ESTATES)

 

Balance of work and play

With the recent opening of the Manila-Cavite Expressway (CAVITEX), you can now get to Lancaster Estates in less than 20 minutes from the Coastal road in Parañaque. Travel time has really been cut short, giving you more time to spend with family and loved ones

Enjoy a vacation without leaving home

Lancaster Estates allows residents to move in a relaxed pace and bond with their families. It offers a wide range of lifestyle amenities that include Leighton Hall, and a swimming pool where you and your loved ones can enjoy anytime. Bond with friends in a game of basketball at the covered court. Set up a picnic or cook-out at the Family Courtyard – that extra open space behind almost every home that can be used as a safe playground for kids. Enjoy the benefits of more space, abundant natural light and ventilation offered by the Family Courtyard.

Everything within reach

The estate chapel, The Church of The Holy Family, also allows the residents to delight in having a place of worship right where they live. St. Edward Integrated School, under consultancy with the Lasallian Schools Supervision Office(LASSO), is set up right in the heart of Lancaster Estates. Your children need not travel far to get an education. That means, no more morning rush, less stress to get to school on time, and spend more time with your family.

A shuttle service is made available for residents to go around the estate and the nearby town, for a minimal fee. A transport terminal within the estate will soon be operational, for added convenience of residents and guests. With a commercial complex in the community, you need not leave to get your basic needs.

Get value and quality

There are nine stylish and spacious house models to choose from in Lancaster Estates that will suit your lifestyle, your budget and your growing family’s needs:

 

ACCESS ROUTES TO HOUSE FOR SALE - LANCASTER ESTATES | IMUS, CAVITE | COLLEEN

 

ROUTE 1 From Cubao, Starmall Edsa, or Makati Via Baclaran:

Take a bus to BACLARAN. From BACLARAN, ride on a bus to TANZA or NAIC / MARAGONDON taking the CAVITEX (Cavite Expressway) or EMILIO AGUINALDO route. Get off at LANCASTER ESTATES. Take tricycle in going inside LANCASTER ESTATES.

 

ROUTE 2 From Cubao, Starmall Edsa, or Makati Via SM Bacoor:

Take a JASPER bus with DASMARINAS E. AGUINALDO HIGHWAY route or signboard. Get off at SM BACOOR. From SM BACOOR, you can get on the jeepney or bus bound for TANZA or NAIC / MARAGONDON taking the CENTENNIAL ROAD route. Get off at LANCASTER ESTATES. Take tricycle in going inside LancasterEstates.

 

ROUTE 3 From Lawton Direct:

Take a bus with TANZA or NAIC / MARAGONDON signboard via CAVITEX or E. AGUINALDO HIGHWAY route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 4 From Tagaytay:

Take a bus or jeepney going to BACLARAN or ZAPOTE. Get off at SM BACOOR. From SM Bacoor, you can get on the jeepney or bus bound for TANZA or NAIC / MARAGONDON taking the Tirona Highway route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 5 From Alabang:

From Alabang- Zapote Road junction, board a mini bus or jeepney going to TANZA or NAIC / MARAGONDON taking the Tirona Highway route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

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New Life Fellowship Church, 82-10 Queens Boulevard. Built 1923-24. Elmhurst, Queens

 

The Benevolent and Protective Order of Elks, Lodge Number 878, located in Elmhurst, Queens, was built in 1923-24 to the designs of the architectural firm, the Ballinger Company. The neoclassical style building is modeled on the Italian Renaissance palazzo type and is clad in brick, limestone, and granite. The Benevolent and Protective Order of Elks is a fraternal organization founded in New York in 1868 by a group of professional entertainers and actors. The structure, which contains a series of recreational and social spaces, was considered one of the largest and best-equipped fraternal homes in the country, and one of Queen's most handsome buildings at the time of its completion. The building was prominently featured in an article about the design of fraternal buildings that appeared in thz Architectural Forum in 1926. The freestanding building is distinguished by a full-width front terrace, an ornate entryway, carved keystones with lions' heads, festooned panels, and a prominent cornice.

 

A large bronze statue of an elk, based on the prototype statue designed for the club by the noted sculptor, Eli Harvey, is located on the front terrace. The lodge, one of most prominent buildings in Elmhurst and along Queens Boulevard, remains remarkably intact.

 

Development of Elmhurst and Queens Boulevard

 

At the time of the consolidation of Greater New York in 1898, only the three western townships of Queens County voted to become part of New York City: Jamaica, Rushing, and Newtown.2 Newtown, which bordered the East River and lay closest to Manhattan, was settled by the Dutch in 1640 and incorporated in 1652. By 1790, its population hovered around 2,000. It remained mainly an agricultural community through the mid-nineteenth century, producing vegetables and fruits for the growing urban markets in Long Island City, Brooklyn, and Manhattan. By 1850, Newtown's population had increased to approximately 7,000.

 

Growth in Newtown continued in the late-nineteenth century, spurred on by the extension of railroads and street railways throughout Queens County. Real estate developers, hoping to capitalize on Newtown's proximity to Manhattan and Brooklyn, began buying tracts of farmland on the outskirts of the village.

 

Large-scale development began in 1896, when the Cord Meyer Development Company, one of Queens' major homebuilders, began operating in Newtown. Hoping to disassociate its housing development from nearby, foul-smelling Newtown Creek, Cord Meyer Development convinced the post office to rename the town Elmhurst for its large number of stately elm trees. By 1910, the company had completed thousands of houses in the community. Additional development was stimulated by improvements in transportation during the 1910s and 20s, which included the construction of another Long Island Railroad station, the enhancement of trolley service, new elevated train service above Roosevelt Avenue, and the opening of Queens Boulevard.

 

After the Queensborough Bridge was completed in 1909, new approach roads were needed to accommodate increasing traffic flowing into the rapidly-developing borough. The construction of Queens Boulevard, an eight-mile-long, two-hundred-foot wide arterial highway leading from the bridge to the heart of the borough, began in 1910.3 The new boulevard was completed by 1924, for the most part.4 In order to accommodate the wide new road, many buildings along its route were either moved or demolished, and opportunities for new development were created. The segment of Queens Boulevard through Elmhurst was completed in 1923, the same year that construction of the Elks Lodge began.

 

Growth continued in the 1930s with the opening of the Independent Subway (IND) line in Elmhurst with stops along Queens Boulevard, encouraging denser suburban development in the form of six-story apartment houses and long rows of adjoining houses, as well as additional commercial and industrial development.

 

Demographic changes followed the Second World War as Elmhurst evolved from an almost exclusively middle-class suburban community with a large Jewish and Italian population to one of the most ethnically diverse neighborhoods in the city. By the 1980s, immigrants from 112 countries had settled in Elmhurst, including people from China, Colombia, Korea, India, the Philippines, the Dominican Republic, Ecuador, Pakistan, Peru, and Guyana.5 Development also continued, including the borough's first enclosed shopping mall, which opened in 1973. In addition to the Benevolent and Protective Order of Elks, Lodge Number 878, Elmhurst*s other designated New York City Landmarks are the Reformed Dutch Church of Newtown (85-15 Broadway), the Remsen Cemetery (69-43 Trotting Course Lane), and the Edward E. Sanford House (107-45 47th Avenue).

 

The Benevolent and Protective Order of Elks and Queensborough Lodge Number 8786

 

The Benevolent and Protective Order of Elks (the Elks) was founded in New York City in 1867 as the Jolly Corks, an assortment of entertainers and actors led by Charles A. Vivian, an English comic singer who had recently arrived in New York. In the beginning, this group of kindred spirits, most of whom were of British origin, regularly met to drink, sing, dine, and cavort at the Star Hotel on Elm Street.7 The group entertained themselves by playing a game involving bottle corks in which the loser would buy the next round. Soon, the happy little coterie styled itself the "Jolly Corks," with Vivian installed as the Imperial Cork.

 

After the death of one of its members, the survivors decided to organize the Jolly Corks as a lodge along benevolent and fraternal lines with rules and regulations, suitable ritual, and a new name. In February, 1868, the Jolly Corks officially became the Benevolent and Protective Order of Elks. The elk was said to have been chosen as the club's symbol on account of P.T. Bamum's museum's description of the animal as "'fleet of foot, timorous of wrong, but ever ready to combat in defense of self or the female of the species.'"8 At the order's first meeting, the organization adopted its ritual, by-laws, and mission, which was to "inculcate the principles of charity, justice, brotherly love, and fidelity and to quicken the spirit of American patriotism."9 Vivian was elected as "Right Honorable Primo," the leader of the lodge; later that title was changed to "Grand Exalted Ruler."

 

In late 1868, the club's first satellite lodge opened in Philadelphia, and the New York lodge, located at 193 Bowery, became known as the Grand Lodge.

 

In the years following the Civil War through the turn of the century, fraternal organizations proliferated in number and membership throughout the United States. The war itself was undoubtedly important to this trend, offering men the experience of military bonding, hierarchy, and ceremony that they wanted to continue in a peacetime setting." Prior to the war, there were only a handful of fraternal organizations, the major ones being the Masons and Oddfellows, but by 1907, there were over three hundred. The period from 1864 to 1884 was a particularly important time for the establishment of new orders. Besides the Elks (1868), there were the Knights of Pythias (1864), the Ancient Order of United Workmen (1868), the Ancient Arabic Order of Nobles of the Mystic Shrine (Shriners, 1871), the Knights of Honor (1873), the Knights of Maccabees (1878), and Modern Woodmen of America (1883). For every club that survived and grew, countless others failed.

 

The Benevolent and Protective Order of Elks grew at a rapid rate through the early twentieth century and became known for charity and community service. By 1930, there were 1,421 lodges throughout the country; in 1923-24, the year that Queensborough Lodge 878 was opened, the Elks added 20 new lodges. Membership in 1930 was 761,461. Thirteen thousand new members were added in 1923-24 alone.

 

Many of the fraternal organizations, such as the Improved Order of Red Men and the Knights of Pythias, collapsed during the depression of the 1930s, as members fell behind in their dues. Those that did survive, including the Elks, lost millions of members. Thousands of lodges, unable to meet mortgage payments, went bankrupt. Also, the rituals, ceremony, and symbolism of the clubs, were becoming less interesting to men as other forms of entertainment gained in popularity. The remaining orders became more enterprising by hosting dinner dances, sponsoring club nights with billiards, card games, and movies; organizing baseball teams, bowling leagues, and recreational trips; and undertaking charitable projects. This led to a revival of club activity after the Second

 

World War, especially in the 1950s, when many clubs also began to include ladies' auxiliaries and youth activities.

 

Interest in fraternal organizations declined after the Vietnam War as a result of societal changes and aging rosters. None of the clubs have been immune. Membership in the Shriners has fallen by half since 1980; the Knights of Columbus, Moose, and Masons have suffered similar declines. Nationally, membership in the Elks has dropped over twenty percent since 1975.

 

The depletion in members at Queensborough Lodge 878 has been especially harsh. By 2000, its ranks had fallen to fewer than 600 members, a decline of ninety percent. This decrease was due to a variety of reasons, including the diminishing interest in fraternal societies among younger generations. To help defray the cost of taxes and maintenance on the Elmhurst lodge, the Elks began to lease parts of the building to social groups and churches, and to rent out the dining hall for special events.

 

The Ballinger Company. Architects

 

The Ballinger Company, a Philadelphia-based architectural firm, was formed in 1920 by architect Walter Francis Ballinger (1867-1924), who had been in partnership with Emile G. Perrot in the firm Ballinger & Perrot since 1902. Ballinger was born in Venango County, Pennsylvania, where his father Jacob Howe Ballinger, operated a machine shop until his death in 1869. Ballinger's mother then moved the family to Woodstown, New Jersey, where Walter Francis worked as a farmhand and in local factories, while taking evening classes in business, engineering, and architecture at the YMCA and the Drexel Institute.

 

In 1889, he entered the prosperous architectural and engineering firm of Geissinger & Hales, where he was employed in a variety of business capacities, including bookkeeper, stenographer, and clerk. In 1895, he formed a brief partnership with another member of the firm, William B. Brink worth; that same year Ballinger replaced Walter H. Geissinger as a principal in the Hales firm; this successor firm, Hales & Ballinger, continued until Edward M. Hales retired in 1901. At that time, the chief draftsman in the firm, Emile G. Perrot, became a partner and the firm continued as Ballinger & Penrot. In 1920, Ballinger bought out the interests of his partner, and the firm became the Ballinger Company.

 

Throughout its long history, the Ballinger Company maintained the engineering emphasis that was established by Geissinger and Hales. Concentrating primarily on industrial and commercial structures, the firm also expanded its range of building types to include institutional, ecclesiastical, and residential projects. In addition, Ballinger & Perrot were pioneers in the use of reinforced concrete, publishing a book on the subject in 1909. Ballinger was also a co-inventor of the "super-span sawtooth" type of roof construction, which he patented, that was used widely in the construction of factory buildings. By 1912, Ballinger & Perrot had opened an office in New York City.

 

By 1916, Ballinger's son, Robert Irving Ballinger (1882-1974), a graduate of Pratt Institute, had become associated with his father's firm. Although the firm closed its New York office in 1936, it continued to operate through 1969 in Philadelphia under Robert I. Ballinger and his son, Robert I., Jr., who graduated from Cornell University in 1941.

 

Ballinger's most notable works in Philadelphia are the Atwater Kent Manufacturing Company Plant (1923), the Budd Company Red Lion Plant (1942) and the TWA Maintenance Hangar (1954) at Philadelphia Airport. Its major New York commissions include the American Chicle Co. factory (1919-20, Ballinger & Perrot) and the Motor Starter Co. factory (1918, Ballinger & Perrot), both in Long Island City, as well as the Benevolent and Protective Order of Elks, Queensborough Lodge 878 (1923-24) in Elmhurst.

 

The Queensborough Lodge 878 Building

 

In 1921, the Benevolent and Protective Order of Elks purchased land on the south side of Queens Boulevard in Elmhurst, Queens, for the construction of a new building for Lodge 878. The lodge was founded in 1903, and was holding its meetings at Lodge 828 in Long Island City, Queens. In the early 1920s, Queens Boulevard was a newly-widened thoroughfare lined by building lots ready for development. The site of the Elks lodge, not far from the major intersection where Queens Boulevard crosses two of historic Newtown's oldest routes, Broadway and Grand Avenue, had previously been part of a nearby estate.

 

Plans for the new lodge were drawn up by the architectural firm the Ballinger Company, which designed a freestanding Italian palazzo with a one-story annex for the pool and gymnasium. (The annex is not part of this designation.) Construction began in October 1923 by the Mclntee Construction Co. of Manhattan. Originally, the Elks had envisioned the eventual replacement of the annex with a four-story building connected to the existing lodge by a passageway; however, this plan was not carried out, although the building was subsequently extended at the rear. (The rear addition is not part of this designation.) The lodge, which cost $750,000, opened on October 26, 1924.

 

Fraternal architecture as a building type did not achieve recognition in the architectural press until Architectural Forum published an issue devoted to this topic in 1926. The introductory piece, "The Architecture of Fraternal Buildings," was by well-known New York City architect Harvey Wiley Corbett, who referred to the opportunities that these often large and prominent buildings gave architects. West coast architect Herbert Greene wroi. that fraternal buildings were usually deyi ^ned in either the Classical or Gothic styles. R.R. Houston, of George Post & Sons, discussed the clubs' great affinity for antiquity.

 

The architecture of Lodge 878 followed the design trend for early-twentieth-century fraternal buildings placed in suburban settings, which were usually treated as freestanding, monumental structures with classical detailing and occupied impressive sites. Interior design was often based on exotic styles, such as Egyptian, Moorish, or Oriental. A club building was expected to be dignified and inviting, in keeping with its environment, functionally appropriate to the needs of the organization, and expressive of the club's desired public image. The Queens lodge is a classically-detailed, monumental structure occupying a prominent site along the area's major thoroughfare, from which it is approached via a grand staircase and a broad, balustraded terrace watched over by a giant bronze elk. Its interior features an array of public and private spaces for its rituals and activities.14

 

Upon its completion, Lodge 878 was considered one of the largest and best-equipped fraternal homes in the country. Besides the pool and gymnasium, the building (the interior of which is not subject to designation) had six bowling alleys, indoor hardball courts, a grille room, a barber shop, a game room, lockers, lounges, a dining room, a kitchen, office space, a main meeting room with space for 2,000 people, and twenty-eight bedrooms. The front of the building is graced by a broad terrace on which stands a bronze statue of an Elk, based on the prototype statue developed for the Elks organization by noted sculptor Eli Harvey.15 The Elmhurst Lodge was featured prominently in the aforementioned issue of Architectural Forum. The lodge is one of the most prominent buildings in Elmhurst and on Queens Boulevard, and one of only a few buildings of its type in this part of Queens.

 

The Queensborough Lodge's membership peaked in the 1960s at 6,600,16 and included local politicians, businessmen, and professionals. The club's facilities were busy at most times. The annual "Elks Bazaar," considered the borough's social event of the year, included raffling off two dozen Cadillacs. At the time, the lodge employed a staff of twenty-six people. In addition, it raised money for charity and for hospitalized war veterans, and performed funerary rites for deceased members. The building was sold to the New Life Fellowship Church in 2001, although the lodge's remaining 550 members will continue to use part of the building for meetings.

 

Description

 

The Elks Club building, three stories with a raised basement and a fenestrated attic level, consists of a granite base, limestone first-story facade, and brick upper facade with carved limestone ornament. The building's main facade, facing north towards Queens Boulevard, is five bays wide. It has a full-width granite terrace reached from the boulevard via a flight of granite steps with non-historic wrought-iron railings. A granite pedestal at the center of the staircase contains a sculpted bronze elk. The base of the terrace has regularly-spaced windows with historic wrought-iron grilles. The terrace has a concrete deck, which is enclosed by limestone balustrades. The terrace and stairs are surrounded by small lawns.

 

The main entry way, located in the center bay of the rusticated first-story facade, is reached by way of the front steps and the terrace. The en try way consists of a round-arched opening with an ornately-carved, oversized keystone, flanked by unusual banded and fluted Doric half-columns. It is surmounted by a molded hood, featuring brackets, metopes, guttae, and a carved frieze with incised lettering. The entryway contains two historic, paneled wood-and-glass doors decorated with rosettes, and surmounted by a denticulated wood lintel and curved transom. Non-historic lighting has been installed in the soffit.

 

Four segmentally-arched, secondary entryways lead from the terrace to the first-floor interior. The entryways feature paired, historic paneled wood-and-glass doors (the easternmost and westernmost pairs have been modified), molded architraves, divided-light transoms, and carved keystones with lions' heads. The first-story is topped by a decorative crown featuring carved rosettes and floral ornamentation. Non-historic metal wire channels and lighting have been installed at the upper part of the first-stoiy facade.

 

The second-story fenestration features balusters, eared architraves, and segmental pediments. The easternmost bay retains the historic wood casements and divided transom, while the remaining bays have paired, non-historic, one-over-one metal sash with historic, divided wood-and-glass transoms. The third-story fenestration has bracketed sills, eared architraves, scrolled keystones, and non-historic, one-over-one metal sash. Carved limestone panels, decorated with swags, are located above the third-story windows. The center panel features a bronze and glass clock with flanking urns and foliation. The attic story features windows alternating with elaborately-carved panels. The windows contain non-historic, one-over-one metal sash, although the easternmost bay retains the historic two-over-one wood sash. The facade is topped by a prominent cornice featuring brackets, dentils, and egg-and-dart moldings.

 

The west facade, facing Simonson Street, is seven bays and features similar ornament to the main facade. The west facade has a granite basement containing windows with historic wrought-iron grilles. The first-story windows have bracketed sills. The three southernmost window openings of the first story contain grouped fenestration with non-historic, one-over-one metal sash; other bays have paired, non-historic, one-over-one metal sash, while the northernmost bay is a blind window. The second-story fenestration of the west facade has historic wood casements in some of the windows and paired, non-historic, one-over-one metal sash in the others. All these windows retain their historic wood-framed transoms. The third-story fenestration of the west facade has paired, non-historic, one-over-one metal sash in some bays and historic wood-and-stained-glass casements in the others. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The east facade is seven bays and is similar in design and ornamentation to the west facade. A one-story passageway connects this facade to the east annex. (Neither the passageway nor the annex are subject to designation.) There is a non-historic, multistory, wrought-iron stairway at the southernmost bay. The basement windows have historic wrought-iron grilles. The three southernmost window openings of the first story contain non-historic, one-over-one metal sash; the remaining bays have paired, non-historic, one-over-one wood sash, while the northernmost bay is a blind window. The second-story fenestration of the east facade has paired, non-historic, one-over-one metal sash and historic wood-and-stained-glass transoms. The third-story fenestration of the east facade has paired, non-historic, one-over-one metal sash. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The building's south facade has been largely obscured by the rear addition (not subject to designation), except for the attic story and the cornice, which are similar in design and ornamentation to the main facade. The roof contains an historic flagpole centered at the north facade, a brick chimney stack.

 

- From the 2001 NYCLPC Landmark Designation Report

New Life Fellowship Church, 82-10 Queens Boulevard. Built 1923-24. Elmhurst, Queens

 

The Benevolent and Protective Order of Elks, Lodge Number 878, located in Elmhurst, Queens, was built in 1923-24 to the designs of the architectural firm, the Ballinger Company. The neoclassical style building is modeled on the Italian Renaissance palazzo type and is clad in brick, limestone, and granite. The Benevolent and Protective Order of Elks is a fraternal organization founded in New York in 1868 by a group of professional entertainers and actors. The structure, which contains a series of recreational and social spaces, was considered one of the largest and best-equipped fraternal homes in the country, and one of Queen's most handsome buildings at the time of its completion. The building was prominently featured in an article about the design of fraternal buildings that appeared in thz Architectural Forum in 1926. The freestanding building is distinguished by a full-width front terrace, an ornate entryway, carved keystones with lions' heads, festooned panels, and a prominent cornice.

 

A large bronze statue of an elk, based on the prototype statue designed for the club by the noted sculptor, Eli Harvey, is located on the front terrace. The lodge, one of most prominent buildings in Elmhurst and along Queens Boulevard, remains remarkably intact.

 

Development of Elmhurst and Queens Boulevard

 

At the time of the consolidation of Greater New York in 1898, only the three western townships of Queens County voted to become part of New York City: Jamaica, Rushing, and Newtown.2 Newtown, which bordered the East River and lay closest to Manhattan, was settled by the Dutch in 1640 and incorporated in 1652. By 1790, its population hovered around 2,000. It remained mainly an agricultural community through the mid-nineteenth century, producing vegetables and fruits for the growing urban markets in Long Island City, Brooklyn, and Manhattan. By 1850, Newtown's population had increased to approximately 7,000.

 

Growth in Newtown continued in the late-nineteenth century, spurred on by the extension of railroads and street railways throughout Queens County. Real estate developers, hoping to capitalize on Newtown's proximity to Manhattan and Brooklyn, began buying tracts of farmland on the outskirts of the village.

 

Large-scale development began in 1896, when the Cord Meyer Development Company, one of Queens' major homebuilders, began operating in Newtown. Hoping to disassociate its housing development from nearby, foul-smelling Newtown Creek, Cord Meyer Development convinced the post office to rename the town Elmhurst for its large number of stately elm trees. By 1910, the company had completed thousands of houses in the community. Additional development was stimulated by improvements in transportation during the 1910s and 20s, which included the construction of another Long Island Railroad station, the enhancement of trolley service, new elevated train service above Roosevelt Avenue, and the opening of Queens Boulevard.

 

After the Queensborough Bridge was completed in 1909, new approach roads were needed to accommodate increasing traffic flowing into the rapidly-developing borough. The construction of Queens Boulevard, an eight-mile-long, two-hundred-foot wide arterial highway leading from the bridge to the heart of the borough, began in 1910.3 The new boulevard was completed by 1924, for the most part.4 In order to accommodate the wide new road, many buildings along its route were either moved or demolished, and opportunities for new development were created. The segment of Queens Boulevard through Elmhurst was completed in 1923, the same year that construction of the Elks Lodge began.

 

Growth continued in the 1930s with the opening of the Independent Subway (IND) line in Elmhurst with stops along Queens Boulevard, encouraging denser suburban development in the form of six-story apartment houses and long rows of adjoining houses, as well as additional commercial and industrial development.

 

Demographic changes followed the Second World War as Elmhurst evolved from an almost exclusively middle-class suburban community with a large Jewish and Italian population to one of the most ethnically diverse neighborhoods in the city. By the 1980s, immigrants from 112 countries had settled in Elmhurst, including people from China, Colombia, Korea, India, the Philippines, the Dominican Republic, Ecuador, Pakistan, Peru, and Guyana.5 Development also continued, including the borough's first enclosed shopping mall, which opened in 1973. In addition to the Benevolent and Protective Order of Elks, Lodge Number 878, Elmhurst*s other designated New York City Landmarks are the Reformed Dutch Church of Newtown (85-15 Broadway), the Remsen Cemetery (69-43 Trotting Course Lane), and the Edward E. Sanford House (107-45 47th Avenue).

 

The Benevolent and Protective Order of Elks and Queensborough Lodge Number 8786

 

The Benevolent and Protective Order of Elks (the Elks) was founded in New York City in 1867 as the Jolly Corks, an assortment of entertainers and actors led by Charles A. Vivian, an English comic singer who had recently arrived in New York. In the beginning, this group of kindred spirits, most of whom were of British origin, regularly met to drink, sing, dine, and cavort at the Star Hotel on Elm Street.7 The group entertained themselves by playing a game involving bottle corks in which the loser would buy the next round. Soon, the happy little coterie styled itself the "Jolly Corks," with Vivian installed as the Imperial Cork.

 

After the death of one of its members, the survivors decided to organize the Jolly Corks as a lodge along benevolent and fraternal lines with rules and regulations, suitable ritual, and a new name. In February, 1868, the Jolly Corks officially became the Benevolent and Protective Order of Elks. The elk was said to have been chosen as the club's symbol on account of P.T. Bamum's museum's description of the animal as "'fleet of foot, timorous of wrong, but ever ready to combat in defense of self or the female of the species.'"8 At the order's first meeting, the organization adopted its ritual, by-laws, and mission, which was to "inculcate the principles of charity, justice, brotherly love, and fidelity and to quicken the spirit of American patriotism."9 Vivian was elected as "Right Honorable Primo," the leader of the lodge; later that title was changed to "Grand Exalted Ruler."

 

In late 1868, the club's first satellite lodge opened in Philadelphia, and the New York lodge, located at 193 Bowery, became known as the Grand Lodge.

 

In the years following the Civil War through the turn of the century, fraternal organizations proliferated in number and membership throughout the United States. The war itself was undoubtedly important to this trend, offering men the experience of military bonding, hierarchy, and ceremony that they wanted to continue in a peacetime setting." Prior to the war, there were only a handful of fraternal organizations, the major ones being the Masons and Oddfellows, but by 1907, there were over three hundred. The period from 1864 to 1884 was a particularly important time for the establishment of new orders. Besides the Elks (1868), there were the Knights of Pythias (1864), the Ancient Order of United Workmen (1868), the Ancient Arabic Order of Nobles of the Mystic Shrine (Shriners, 1871), the Knights of Honor (1873), the Knights of Maccabees (1878), and Modern Woodmen of America (1883). For every club that survived and grew, countless others failed.

 

The Benevolent and Protective Order of Elks grew at a rapid rate through the early twentieth century and became known for charity and community service. By 1930, there were 1,421 lodges throughout the country; in 1923-24, the year that Queensborough Lodge 878 was opened, the Elks added 20 new lodges. Membership in 1930 was 761,461. Thirteen thousand new members were added in 1923-24 alone.

 

Many of the fraternal organizations, such as the Improved Order of Red Men and the Knights of Pythias, collapsed during the depression of the 1930s, as members fell behind in their dues. Those that did survive, including the Elks, lost millions of members. Thousands of lodges, unable to meet mortgage payments, went bankrupt. Also, the rituals, ceremony, and symbolism of the clubs, were becoming less interesting to men as other forms of entertainment gained in popularity. The remaining orders became more enterprising by hosting dinner dances, sponsoring club nights with billiards, card games, and movies; organizing baseball teams, bowling leagues, and recreational trips; and undertaking charitable projects. This led to a revival of club activity after the Second

 

World War, especially in the 1950s, when many clubs also began to include ladies' auxiliaries and youth activities.

 

Interest in fraternal organizations declined after the Vietnam War as a result of societal changes and aging rosters. None of the clubs have been immune. Membership in the Shriners has fallen by half since 1980; the Knights of Columbus, Moose, and Masons have suffered similar declines. Nationally, membership in the Elks has dropped over twenty percent since 1975.

 

The depletion in members at Queensborough Lodge 878 has been especially harsh. By 2000, its ranks had fallen to fewer than 600 members, a decline of ninety percent. This decrease was due to a variety of reasons, including the diminishing interest in fraternal societies among younger generations. To help defray the cost of taxes and maintenance on the Elmhurst lodge, the Elks began to lease parts of the building to social groups and churches, and to rent out the dining hall for special events.

 

The Ballinger Company. Architects

 

The Ballinger Company, a Philadelphia-based architectural firm, was formed in 1920 by architect Walter Francis Ballinger (1867-1924), who had been in partnership with Emile G. Perrot in the firm Ballinger & Perrot since 1902. Ballinger was born in Venango County, Pennsylvania, where his father Jacob Howe Ballinger, operated a machine shop until his death in 1869. Ballinger's mother then moved the family to Woodstown, New Jersey, where Walter Francis worked as a farmhand and in local factories, while taking evening classes in business, engineering, and architecture at the YMCA and the Drexel Institute.

 

In 1889, he entered the prosperous architectural and engineering firm of Geissinger & Hales, where he was employed in a variety of business capacities, including bookkeeper, stenographer, and clerk. In 1895, he formed a brief partnership with another member of the firm, William B. Brink worth; that same year Ballinger replaced Walter H. Geissinger as a principal in the Hales firm; this successor firm, Hales & Ballinger, continued until Edward M. Hales retired in 1901. At that time, the chief draftsman in the firm, Emile G. Perrot, became a partner and the firm continued as Ballinger & Penrot. In 1920, Ballinger bought out the interests of his partner, and the firm became the Ballinger Company.

 

Throughout its long history, the Ballinger Company maintained the engineering emphasis that was established by Geissinger and Hales. Concentrating primarily on industrial and commercial structures, the firm also expanded its range of building types to include institutional, ecclesiastical, and residential projects. In addition, Ballinger & Perrot were pioneers in the use of reinforced concrete, publishing a book on the subject in 1909. Ballinger was also a co-inventor of the "super-span sawtooth" type of roof construction, which he patented, that was used widely in the construction of factory buildings. By 1912, Ballinger & Perrot had opened an office in New York City.

 

By 1916, Ballinger's son, Robert Irving Ballinger (1882-1974), a graduate of Pratt Institute, had become associated with his father's firm. Although the firm closed its New York office in 1936, it continued to operate through 1969 in Philadelphia under Robert I. Ballinger and his son, Robert I., Jr., who graduated from Cornell University in 1941.

 

Ballinger's most notable works in Philadelphia are the Atwater Kent Manufacturing Company Plant (1923), the Budd Company Red Lion Plant (1942) and the TWA Maintenance Hangar (1954) at Philadelphia Airport. Its major New York commissions include the American Chicle Co. factory (1919-20, Ballinger & Perrot) and the Motor Starter Co. factory (1918, Ballinger & Perrot), both in Long Island City, as well as the Benevolent and Protective Order of Elks, Queensborough Lodge 878 (1923-24) in Elmhurst.

 

The Queensborough Lodge 878 Building

 

In 1921, the Benevolent and Protective Order of Elks purchased land on the south side of Queens Boulevard in Elmhurst, Queens, for the construction of a new building for Lodge 878. The lodge was founded in 1903, and was holding its meetings at Lodge 828 in Long Island City, Queens. In the early 1920s, Queens Boulevard was a newly-widened thoroughfare lined by building lots ready for development. The site of the Elks lodge, not far from the major intersection where Queens Boulevard crosses two of historic Newtown's oldest routes, Broadway and Grand Avenue, had previously been part of a nearby estate.

 

Plans for the new lodge were drawn up by the architectural firm the Ballinger Company, which designed a freestanding Italian palazzo with a one-story annex for the pool and gymnasium. (The annex is not part of this designation.) Construction began in October 1923 by the Mclntee Construction Co. of Manhattan. Originally, the Elks had envisioned the eventual replacement of the annex with a four-story building connected to the existing lodge by a passageway; however, this plan was not carried out, although the building was subsequently extended at the rear. (The rear addition is not part of this designation.) The lodge, which cost $750,000, opened on October 26, 1924.

 

Fraternal architecture as a building type did not achieve recognition in the architectural press until Architectural Forum published an issue devoted to this topic in 1926. The introductory piece, "The Architecture of Fraternal Buildings," was by well-known New York City architect Harvey Wiley Corbett, who referred to the opportunities that these often large and prominent buildings gave architects. West coast architect Herbert Greene wroi. that fraternal buildings were usually deyi ^ned in either the Classical or Gothic styles. R.R. Houston, of George Post & Sons, discussed the clubs' great affinity for antiquity.

 

The architecture of Lodge 878 followed the design trend for early-twentieth-century fraternal buildings placed in suburban settings, which were usually treated as freestanding, monumental structures with classical detailing and occupied impressive sites. Interior design was often based on exotic styles, such as Egyptian, Moorish, or Oriental. A club building was expected to be dignified and inviting, in keeping with its environment, functionally appropriate to the needs of the organization, and expressive of the club's desired public image. The Queens lodge is a classically-detailed, monumental structure occupying a prominent site along the area's major thoroughfare, from which it is approached via a grand staircase and a broad, balustraded terrace watched over by a giant bronze elk. Its interior features an array of public and private spaces for its rituals and activities.14

 

Upon its completion, Lodge 878 was considered one of the largest and best-equipped fraternal homes in the country. Besides the pool and gymnasium, the building (the interior of which is not subject to designation) had six bowling alleys, indoor hardball courts, a grille room, a barber shop, a game room, lockers, lounges, a dining room, a kitchen, office space, a main meeting room with space for 2,000 people, and twenty-eight bedrooms. The front of the building is graced by a broad terrace on which stands a bronze statue of an Elk, based on the prototype statue developed for the Elks organization by noted sculptor Eli Harvey.15 The Elmhurst Lodge was featured prominently in the aforementioned issue of Architectural Forum. The lodge is one of the most prominent buildings in Elmhurst and on Queens Boulevard, and one of only a few buildings of its type in this part of Queens.

 

The Queensborough Lodge's membership peaked in the 1960s at 6,600,16 and included local politicians, businessmen, and professionals. The club's facilities were busy at most times. The annual "Elks Bazaar," considered the borough's social event of the year, included raffling off two dozen Cadillacs. At the time, the lodge employed a staff of twenty-six people. In addition, it raised money for charity and for hospitalized war veterans, and performed funerary rites for deceased members. The building was sold to the New Life Fellowship Church in 2001, although the lodge's remaining 550 members will continue to use part of the building for meetings.

 

Description

 

The Elks Club building, three stories with a raised basement and a fenestrated attic level, consists of a granite base, limestone first-story facade, and brick upper facade with carved limestone ornament. The building's main facade, facing north towards Queens Boulevard, is five bays wide. It has a full-width granite terrace reached from the boulevard via a flight of granite steps with non-historic wrought-iron railings. A granite pedestal at the center of the staircase contains a sculpted bronze elk. The base of the terrace has regularly-spaced windows with historic wrought-iron grilles. The terrace has a concrete deck, which is enclosed by limestone balustrades. The terrace and stairs are surrounded by small lawns.

 

The main entry way, located in the center bay of the rusticated first-story facade, is reached by way of the front steps and the terrace. The en try way consists of a round-arched opening with an ornately-carved, oversized keystone, flanked by unusual banded and fluted Doric half-columns. It is surmounted by a molded hood, featuring brackets, metopes, guttae, and a carved frieze with incised lettering. The entryway contains two historic, paneled wood-and-glass doors decorated with rosettes, and surmounted by a denticulated wood lintel and curved transom. Non-historic lighting has been installed in the soffit.

 

Four segmentally-arched, secondary entryways lead from the terrace to the first-floor interior. The entryways feature paired, historic paneled wood-and-glass doors (the easternmost and westernmost pairs have been modified), molded architraves, divided-light transoms, and carved keystones with lions' heads. The first-story is topped by a decorative crown featuring carved rosettes and floral ornamentation. Non-historic metal wire channels and lighting have been installed at the upper part of the first-stoiy facade.

 

The second-story fenestration features balusters, eared architraves, and segmental pediments. The easternmost bay retains the historic wood casements and divided transom, while the remaining bays have paired, non-historic, one-over-one metal sash with historic, divided wood-and-glass transoms. The third-story fenestration has bracketed sills, eared architraves, scrolled keystones, and non-historic, one-over-one metal sash. Carved limestone panels, decorated with swags, are located above the third-story windows. The center panel features a bronze and glass clock with flanking urns and foliation. The attic story features windows alternating with elaborately-carved panels. The windows contain non-historic, one-over-one metal sash, although the easternmost bay retains the historic two-over-one wood sash. The facade is topped by a prominent cornice featuring brackets, dentils, and egg-and-dart moldings.

 

The west facade, facing Simonson Street, is seven bays and features similar ornament to the main facade. The west facade has a granite basement containing windows with historic wrought-iron grilles. The first-story windows have bracketed sills. The three southernmost window openings of the first story contain grouped fenestration with non-historic, one-over-one metal sash; other bays have paired, non-historic, one-over-one metal sash, while the northernmost bay is a blind window. The second-story fenestration of the west facade has historic wood casements in some of the windows and paired, non-historic, one-over-one metal sash in the others. All these windows retain their historic wood-framed transoms. The third-story fenestration of the west facade has paired, non-historic, one-over-one metal sash in some bays and historic wood-and-stained-glass casements in the others. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The east facade is seven bays and is similar in design and ornamentation to the west facade. A one-story passageway connects this facade to the east annex. (Neither the passageway nor the annex are subject to designation.) There is a non-historic, multistory, wrought-iron stairway at the southernmost bay. The basement windows have historic wrought-iron grilles. The three southernmost window openings of the first story contain non-historic, one-over-one metal sash; the remaining bays have paired, non-historic, one-over-one wood sash, while the northernmost bay is a blind window. The second-story fenestration of the east facade has paired, non-historic, one-over-one metal sash and historic wood-and-stained-glass transoms. The third-story fenestration of the east facade has paired, non-historic, one-over-one metal sash. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The building's south facade has been largely obscured by the rear addition (not subject to designation), except for the attic story and the cornice, which are similar in design and ornamentation to the main facade. The roof contains an historic flagpole centered at the north facade, a brick chimney stack.

 

- From the 2001 NYCLPC Landmark Designation Report

New Life Fellowship Church, 82-10 Queens Boulevard. Built 1923-24. Elmhurst, Queens

 

The Benevolent and Protective Order of Elks, Lodge Number 878, located in Elmhurst, Queens, was built in 1923-24 to the designs of the architectural firm, the Ballinger Company. The neoclassical style building is modeled on the Italian Renaissance palazzo type and is clad in brick, limestone, and granite. The Benevolent and Protective Order of Elks is a fraternal organization founded in New York in 1868 by a group of professional entertainers and actors. The structure, which contains a series of recreational and social spaces, was considered one of the largest and best-equipped fraternal homes in the country, and one of Queen's most handsome buildings at the time of its completion. The building was prominently featured in an article about the design of fraternal buildings that appeared in thz Architectural Forum in 1926. The freestanding building is distinguished by a full-width front terrace, an ornate entryway, carved keystones with lions' heads, festooned panels, and a prominent cornice.

 

A large bronze statue of an elk, based on the prototype statue designed for the club by the noted sculptor, Eli Harvey, is located on the front terrace. The lodge, one of most prominent buildings in Elmhurst and along Queens Boulevard, remains remarkably intact.

 

Development of Elmhurst and Queens Boulevard

 

At the time of the consolidation of Greater New York in 1898, only the three western townships of Queens County voted to become part of New York City: Jamaica, Rushing, and Newtown.2 Newtown, which bordered the East River and lay closest to Manhattan, was settled by the Dutch in 1640 and incorporated in 1652. By 1790, its population hovered around 2,000. It remained mainly an agricultural community through the mid-nineteenth century, producing vegetables and fruits for the growing urban markets in Long Island City, Brooklyn, and Manhattan. By 1850, Newtown's population had increased to approximately 7,000.

 

Growth in Newtown continued in the late-nineteenth century, spurred on by the extension of railroads and street railways throughout Queens County. Real estate developers, hoping to capitalize on Newtown's proximity to Manhattan and Brooklyn, began buying tracts of farmland on the outskirts of the village.

 

Large-scale development began in 1896, when the Cord Meyer Development Company, one of Queens' major homebuilders, began operating in Newtown. Hoping to disassociate its housing development from nearby, foul-smelling Newtown Creek, Cord Meyer Development convinced the post office to rename the town Elmhurst for its large number of stately elm trees. By 1910, the company had completed thousands of houses in the community. Additional development was stimulated by improvements in transportation during the 1910s and 20s, which included the construction of another Long Island Railroad station, the enhancement of trolley service, new elevated train service above Roosevelt Avenue, and the opening of Queens Boulevard.

 

After the Queensborough Bridge was completed in 1909, new approach roads were needed to accommodate increasing traffic flowing into the rapidly-developing borough. The construction of Queens Boulevard, an eight-mile-long, two-hundred-foot wide arterial highway leading from the bridge to the heart of the borough, began in 1910.3 The new boulevard was completed by 1924, for the most part.4 In order to accommodate the wide new road, many buildings along its route were either moved or demolished, and opportunities for new development were created. The segment of Queens Boulevard through Elmhurst was completed in 1923, the same year that construction of the Elks Lodge began.

 

Growth continued in the 1930s with the opening of the Independent Subway (IND) line in Elmhurst with stops along Queens Boulevard, encouraging denser suburban development in the form of six-story apartment houses and long rows of adjoining houses, as well as additional commercial and industrial development.

 

Demographic changes followed the Second World War as Elmhurst evolved from an almost exclusively middle-class suburban community with a large Jewish and Italian population to one of the most ethnically diverse neighborhoods in the city. By the 1980s, immigrants from 112 countries had settled in Elmhurst, including people from China, Colombia, Korea, India, the Philippines, the Dominican Republic, Ecuador, Pakistan, Peru, and Guyana.5 Development also continued, including the borough's first enclosed shopping mall, which opened in 1973. In addition to the Benevolent and Protective Order of Elks, Lodge Number 878, Elmhurst*s other designated New York City Landmarks are the Reformed Dutch Church of Newtown (85-15 Broadway), the Remsen Cemetery (69-43 Trotting Course Lane), and the Edward E. Sanford House (107-45 47th Avenue).

 

The Benevolent and Protective Order of Elks and Queensborough Lodge Number 8786

 

The Benevolent and Protective Order of Elks (the Elks) was founded in New York City in 1867 as the Jolly Corks, an assortment of entertainers and actors led by Charles A. Vivian, an English comic singer who had recently arrived in New York. In the beginning, this group of kindred spirits, most of whom were of British origin, regularly met to drink, sing, dine, and cavort at the Star Hotel on Elm Street.7 The group entertained themselves by playing a game involving bottle corks in which the loser would buy the next round. Soon, the happy little coterie styled itself the "Jolly Corks," with Vivian installed as the Imperial Cork.

 

After the death of one of its members, the survivors decided to organize the Jolly Corks as a lodge along benevolent and fraternal lines with rules and regulations, suitable ritual, and a new name. In February, 1868, the Jolly Corks officially became the Benevolent and Protective Order of Elks. The elk was said to have been chosen as the club's symbol on account of P.T. Bamum's museum's description of the animal as "'fleet of foot, timorous of wrong, but ever ready to combat in defense of self or the female of the species.'"8 At the order's first meeting, the organization adopted its ritual, by-laws, and mission, which was to "inculcate the principles of charity, justice, brotherly love, and fidelity and to quicken the spirit of American patriotism."9 Vivian was elected as "Right Honorable Primo," the leader of the lodge; later that title was changed to "Grand Exalted Ruler."

 

In late 1868, the club's first satellite lodge opened in Philadelphia, and the New York lodge, located at 193 Bowery, became known as the Grand Lodge.

 

In the years following the Civil War through the turn of the century, fraternal organizations proliferated in number and membership throughout the United States. The war itself was undoubtedly important to this trend, offering men the experience of military bonding, hierarchy, and ceremony that they wanted to continue in a peacetime setting." Prior to the war, there were only a handful of fraternal organizations, the major ones being the Masons and Oddfellows, but by 1907, there were over three hundred. The period from 1864 to 1884 was a particularly important time for the establishment of new orders. Besides the Elks (1868), there were the Knights of Pythias (1864), the Ancient Order of United Workmen (1868), the Ancient Arabic Order of Nobles of the Mystic Shrine (Shriners, 1871), the Knights of Honor (1873), the Knights of Maccabees (1878), and Modern Woodmen of America (1883). For every club that survived and grew, countless others failed.

 

The Benevolent and Protective Order of Elks grew at a rapid rate through the early twentieth century and became known for charity and community service. By 1930, there were 1,421 lodges throughout the country; in 1923-24, the year that Queensborough Lodge 878 was opened, the Elks added 20 new lodges. Membership in 1930 was 761,461. Thirteen thousand new members were added in 1923-24 alone.

 

Many of the fraternal organizations, such as the Improved Order of Red Men and the Knights of Pythias, collapsed during the depression of the 1930s, as members fell behind in their dues. Those that did survive, including the Elks, lost millions of members. Thousands of lodges, unable to meet mortgage payments, went bankrupt. Also, the rituals, ceremony, and symbolism of the clubs, were becoming less interesting to men as other forms of entertainment gained in popularity. The remaining orders became more enterprising by hosting dinner dances, sponsoring club nights with billiards, card games, and movies; organizing baseball teams, bowling leagues, and recreational trips; and undertaking charitable projects. This led to a revival of club activity after the Second

 

World War, especially in the 1950s, when many clubs also began to include ladies' auxiliaries and youth activities.

 

Interest in fraternal organizations declined after the Vietnam War as a result of societal changes and aging rosters. None of the clubs have been immune. Membership in the Shriners has fallen by half since 1980; the Knights of Columbus, Moose, and Masons have suffered similar declines. Nationally, membership in the Elks has dropped over twenty percent since 1975.

 

The depletion in members at Queensborough Lodge 878 has been especially harsh. By 2000, its ranks had fallen to fewer than 600 members, a decline of ninety percent. This decrease was due to a variety of reasons, including the diminishing interest in fraternal societies among younger generations. To help defray the cost of taxes and maintenance on the Elmhurst lodge, the Elks began to lease parts of the building to social groups and churches, and to rent out the dining hall for special events.

 

The Ballinger Company. Architects

 

The Ballinger Company, a Philadelphia-based architectural firm, was formed in 1920 by architect Walter Francis Ballinger (1867-1924), who had been in partnership with Emile G. Perrot in the firm Ballinger & Perrot since 1902. Ballinger was born in Venango County, Pennsylvania, where his father Jacob Howe Ballinger, operated a machine shop until his death in 1869. Ballinger's mother then moved the family to Woodstown, New Jersey, where Walter Francis worked as a farmhand and in local factories, while taking evening classes in business, engineering, and architecture at the YMCA and the Drexel Institute.

 

In 1889, he entered the prosperous architectural and engineering firm of Geissinger & Hales, where he was employed in a variety of business capacities, including bookkeeper, stenographer, and clerk. In 1895, he formed a brief partnership with another member of the firm, William B. Brink worth; that same year Ballinger replaced Walter H. Geissinger as a principal in the Hales firm; this successor firm, Hales & Ballinger, continued until Edward M. Hales retired in 1901. At that time, the chief draftsman in the firm, Emile G. Perrot, became a partner and the firm continued as Ballinger & Penrot. In 1920, Ballinger bought out the interests of his partner, and the firm became the Ballinger Company.

 

Throughout its long history, the Ballinger Company maintained the engineering emphasis that was established by Geissinger and Hales. Concentrating primarily on industrial and commercial structures, the firm also expanded its range of building types to include institutional, ecclesiastical, and residential projects. In addition, Ballinger & Perrot were pioneers in the use of reinforced concrete, publishing a book on the subject in 1909. Ballinger was also a co-inventor of the "super-span sawtooth" type of roof construction, which he patented, that was used widely in the construction of factory buildings. By 1912, Ballinger & Perrot had opened an office in New York City.

 

By 1916, Ballinger's son, Robert Irving Ballinger (1882-1974), a graduate of Pratt Institute, had become associated with his father's firm. Although the firm closed its New York office in 1936, it continued to operate through 1969 in Philadelphia under Robert I. Ballinger and his son, Robert I., Jr., who graduated from Cornell University in 1941.

 

Ballinger's most notable works in Philadelphia are the Atwater Kent Manufacturing Company Plant (1923), the Budd Company Red Lion Plant (1942) and the TWA Maintenance Hangar (1954) at Philadelphia Airport. Its major New York commissions include the American Chicle Co. factory (1919-20, Ballinger & Perrot) and the Motor Starter Co. factory (1918, Ballinger & Perrot), both in Long Island City, as well as the Benevolent and Protective Order of Elks, Queensborough Lodge 878 (1923-24) in Elmhurst.

 

The Queensborough Lodge 878 Building

 

In 1921, the Benevolent and Protective Order of Elks purchased land on the south side of Queens Boulevard in Elmhurst, Queens, for the construction of a new building for Lodge 878. The lodge was founded in 1903, and was holding its meetings at Lodge 828 in Long Island City, Queens. In the early 1920s, Queens Boulevard was a newly-widened thoroughfare lined by building lots ready for development. The site of the Elks lodge, not far from the major intersection where Queens Boulevard crosses two of historic Newtown's oldest routes, Broadway and Grand Avenue, had previously been part of a nearby estate.

 

Plans for the new lodge were drawn up by the architectural firm the Ballinger Company, which designed a freestanding Italian palazzo with a one-story annex for the pool and gymnasium. (The annex is not part of this designation.) Construction began in October 1923 by the Mclntee Construction Co. of Manhattan. Originally, the Elks had envisioned the eventual replacement of the annex with a four-story building connected to the existing lodge by a passageway; however, this plan was not carried out, although the building was subsequently extended at the rear. (The rear addition is not part of this designation.) The lodge, which cost $750,000, opened on October 26, 1924.

 

Fraternal architecture as a building type did not achieve recognition in the architectural press until Architectural Forum published an issue devoted to this topic in 1926. The introductory piece, "The Architecture of Fraternal Buildings," was by well-known New York City architect Harvey Wiley Corbett, who referred to the opportunities that these often large and prominent buildings gave architects. West coast architect Herbert Greene wroi. that fraternal buildings were usually deyi ^ned in either the Classical or Gothic styles. R.R. Houston, of George Post & Sons, discussed the clubs' great affinity for antiquity.

 

The architecture of Lodge 878 followed the design trend for early-twentieth-century fraternal buildings placed in suburban settings, which were usually treated as freestanding, monumental structures with classical detailing and occupied impressive sites. Interior design was often based on exotic styles, such as Egyptian, Moorish, or Oriental. A club building was expected to be dignified and inviting, in keeping with its environment, functionally appropriate to the needs of the organization, and expressive of the club's desired public image. The Queens lodge is a classically-detailed, monumental structure occupying a prominent site along the area's major thoroughfare, from which it is approached via a grand staircase and a broad, balustraded terrace watched over by a giant bronze elk. Its interior features an array of public and private spaces for its rituals and activities.14

 

Upon its completion, Lodge 878 was considered one of the largest and best-equipped fraternal homes in the country. Besides the pool and gymnasium, the building (the interior of which is not subject to designation) had six bowling alleys, indoor hardball courts, a grille room, a barber shop, a game room, lockers, lounges, a dining room, a kitchen, office space, a main meeting room with space for 2,000 people, and twenty-eight bedrooms. The front of the building is graced by a broad terrace on which stands a bronze statue of an Elk, based on the prototype statue developed for the Elks organization by noted sculptor Eli Harvey.15 The Elmhurst Lodge was featured prominently in the aforementioned issue of Architectural Forum. The lodge is one of the most prominent buildings in Elmhurst and on Queens Boulevard, and one of only a few buildings of its type in this part of Queens.

 

The Queensborough Lodge's membership peaked in the 1960s at 6,600,16 and included local politicians, businessmen, and professionals. The club's facilities were busy at most times. The annual "Elks Bazaar," considered the borough's social event of the year, included raffling off two dozen Cadillacs. At the time, the lodge employed a staff of twenty-six people. In addition, it raised money for charity and for hospitalized war veterans, and performed funerary rites for deceased members. The building was sold to the New Life Fellowship Church in 2001, although the lodge's remaining 550 members will continue to use part of the building for meetings.

 

Description

 

The Elks Club building, three stories with a raised basement and a fenestrated attic level, consists of a granite base, limestone first-story facade, and brick upper facade with carved limestone ornament. The building's main facade, facing north towards Queens Boulevard, is five bays wide. It has a full-width granite terrace reached from the boulevard via a flight of granite steps with non-historic wrought-iron railings. A granite pedestal at the center of the staircase contains a sculpted bronze elk. The base of the terrace has regularly-spaced windows with historic wrought-iron grilles. The terrace has a concrete deck, which is enclosed by limestone balustrades. The terrace and stairs are surrounded by small lawns.

 

The main entry way, located in the center bay of the rusticated first-story facade, is reached by way of the front steps and the terrace. The en try way consists of a round-arched opening with an ornately-carved, oversized keystone, flanked by unusual banded and fluted Doric half-columns. It is surmounted by a molded hood, featuring brackets, metopes, guttae, and a carved frieze with incised lettering. The entryway contains two historic, paneled wood-and-glass doors decorated with rosettes, and surmounted by a denticulated wood lintel and curved transom. Non-historic lighting has been installed in the soffit.

 

Four segmentally-arched, secondary entryways lead from the terrace to the first-floor interior. The entryways feature paired, historic paneled wood-and-glass doors (the easternmost and westernmost pairs have been modified), molded architraves, divided-light transoms, and carved keystones with lions' heads. The first-story is topped by a decorative crown featuring carved rosettes and floral ornamentation. Non-historic metal wire channels and lighting have been installed at the upper part of the first-stoiy facade.

 

The second-story fenestration features balusters, eared architraves, and segmental pediments. The easternmost bay retains the historic wood casements and divided transom, while the remaining bays have paired, non-historic, one-over-one metal sash with historic, divided wood-and-glass transoms. The third-story fenestration has bracketed sills, eared architraves, scrolled keystones, and non-historic, one-over-one metal sash. Carved limestone panels, decorated with swags, are located above the third-story windows. The center panel features a bronze and glass clock with flanking urns and foliation. The attic story features windows alternating with elaborately-carved panels. The windows contain non-historic, one-over-one metal sash, although the easternmost bay retains the historic two-over-one wood sash. The facade is topped by a prominent cornice featuring brackets, dentils, and egg-and-dart moldings.

 

The west facade, facing Simonson Street, is seven bays and features similar ornament to the main facade. The west facade has a granite basement containing windows with historic wrought-iron grilles. The first-story windows have bracketed sills. The three southernmost window openings of the first story contain grouped fenestration with non-historic, one-over-one metal sash; other bays have paired, non-historic, one-over-one metal sash, while the northernmost bay is a blind window. The second-story fenestration of the west facade has historic wood casements in some of the windows and paired, non-historic, one-over-one metal sash in the others. All these windows retain their historic wood-framed transoms. The third-story fenestration of the west facade has paired, non-historic, one-over-one metal sash in some bays and historic wood-and-stained-glass casements in the others. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The east facade is seven bays and is similar in design and ornamentation to the west facade. A one-story passageway connects this facade to the east annex. (Neither the passageway nor the annex are subject to designation.) There is a non-historic, multistory, wrought-iron stairway at the southernmost bay. The basement windows have historic wrought-iron grilles. The three southernmost window openings of the first story contain non-historic, one-over-one metal sash; the remaining bays have paired, non-historic, one-over-one wood sash, while the northernmost bay is a blind window. The second-story fenestration of the east facade has paired, non-historic, one-over-one metal sash and historic wood-and-stained-glass transoms. The third-story fenestration of the east facade has paired, non-historic, one-over-one metal sash. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The building's south facade has been largely obscured by the rear addition (not subject to designation), except for the attic story and the cornice, which are similar in design and ornamentation to the main facade. The roof contains an historic flagpole centered at the north facade, a brick chimney stack.

 

- From the 2001 NYCLPC Landmark Designation Report

House for Sale in Cavite - Margaret House and Lot for Sale in Gen. Trias, Cavite, Philippines

 

Video:

www.youtube.com/watch?v=CkXyaTnCuiA

www.youtube.com/watch?v=LgGayb-VL7Q

 

At MARGARET HOUSE IN LANCASTER ESTATES, IMUS CAVITE you can be assured of peace of mind, lifestyle of exclusivity,relax in styleand reside where others vacationed. Every house has free open space at the back called family courtyard, a safe place for your kids while playing and guests to enjoy.

 

MARGARET HOUSE IN LANCASTER ESTATEs is a 2 storey, single detached with 3 bedroom and 2 bathroom house. The house is painted fully interior and exterior walls, toilet and bath with tiles and fixtures, pre-painted G.I. sheet roofing, ceramic bathroom fixtures, powder coated windows and ready made provision for electrical sockets, CATV,telephone, air condition outlet.

 

MARGARET HOUSE IN LANCASTER ESTATEs only 20 minutes travelling to Mall of Asia by private vehicle via the newly constructed modern highway, the CAVITEX and COASTAL RD. On going construction is another shortcut that will shorten further travelling time to HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET , adjacent to CAVITEX and will be connected to C5. Decide now for security in the future! Opportunity comes less often. Own now. Contact Us at 09328608685.

 

House and Lot Model: Lancaster Margaret

Property Type: Single Attached (2-Storey)

Village Name: Somerset Village

Village Location: Imus Boundary, Cavite

Bedroom: 3

Bathroom: 2

Garage: 1

Lot Area: 100 sqm.

Floor Area: 72 sqm.

Selling Price: PhP 1,980,000.00(Please ask for updated price)

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Move In Date: 25 mos ( Ready for Occupancy in 6 mos. now available)

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HOUSE FEATURES OF HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

3 bedroom with wall partition

2 Toilet and bath

Provision for two (2)-car Garage

Living Area

Dining Area

Kitchen

 

HOUSE FINISHES OF HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

Pre-painted G.I. Sheet Roofing

Powder Coated Aluminum Windows

Painted Plain Cement Finish for Exterior Walls and Interior Walls

Tiled Kitchen Counter with Stainless Kitchen Sink

Tiled Toilet and Bath with Complete Set of Bathroom Fixtures (Including Tissue and Soap Holder)

Plain Cement Finish for Ground and Second Floors

Provision for CATV, Telephone, Air Condition Outlet

 

SAMPLE COMPUTATION OF HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

Highlight, right click and click go to in the drop down menu OR Copy and paste the link below in a new tab for detailed sample computation,

 

docs.google.com/spreadsheet/pub?key=0AnRddn43IrNxdFNxTVNo...

 

Note: Monthly amortization of amount to be loaned starts after the payment period of monthly down payment.

 

AMENITIES AND ESTABLISHMENTS near MARGARET HOUSE IN LANCASTER ESTATES, IMUS CAVITE

 

Lancaster Square (Commercial Building - Opened June 22, 2013)

St. Edward Intergrated School (under consultancy with the Lasallian Schools Supervision Office [LSSO])

Church of the Holy Family

Swimming Pool

Suntech iPark (The First IT Park in Cavite - Soon to rise)

Family Enclaves & Family Courtyard

Transport service (for a minimal fee only)

Bus Terminal (with scheduled tripping)

Business Hotel

BPO Buildings - now accepting job application

Shuttle/Bus Stop

Bayad Center

Wellcome Supermarket

Drive Thru Fast Food

Bus Terminal

Passengers Loading Station

Clubhouse (Leighton Hall and Event Center)

Basketball Court

Mixed-Use Commercial/Office Development

Petron Gasoline Station

Flood free Location

 

Video Links:

 

Turn Over Unit: www.youtube.com/watch?v=LgGayb-VL7Q

Dressed Up Unit: www.youtube.com/watch?v=3k-LYd1_Q-w

  

ACCEPTED PAYMENT METHODS FOR HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

  

When Paying for Reservation Fee:

Cash - Philippine Pesos

Personal Checks or Company checks or Managers Check

Credit Cards

 

When Paying for Downpayment:

Cash - accepted for 3 months only

Postdated Checks - required for the remaining down payment

 

When Paying for Amortization:

Postdated Checks

Automatic Debit from Bank Account

 

BANK INITIAL REQUIREMENTS FOR HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

3 pcs. ID picture

Marriage Contract

2 Valid ID & TIN & Cedula

Proof of Billing

Consularized SPA Bank Form (OFW Buyer)

Good credit record.

15 pcs. Postdated checks for Down Payment

9 pcs Postdated checks for Monthly Amortization

 

IN-HOUSE INITIAL REQUIREMENTS FOR HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

3 pcs. ID picture

2 Valid ID & TIN & Cedula

Marriage Contract

70 pcs. Postdated Checks

 

PLACES AND ESTABLISHMENTS OF INTEREST near HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

MALLS AND PLACES NEAR HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

Robinsons Place, Imus 4.3 kms

SM Rosario 5.0 kms

SM Bacoor 6.7 kms

SM Dasmarinas13.0 kms

Ayala Town Center 13.2 kms

Festival Mall 14.9 kms

Metropolis Alabang 15.5 kms

NAIA16.5 kms

Mall of Asia 16.9 kms

MRT Edsa Taft18.2 kms

SM Makati21.0 kms

US Embassy21.2 kms

Lawton Taft22.2 kms

Starmall Edsa - Mandaluyong25.5 kms

SM Megamall 25.9 kms

Robinsons Galleria - Ortigas 26.7 kms

Araneta Center - Cubao29.0 kms

Monumento, Caloocan29.7 kms

Sm City - North Edsa30.6 kms

Tagaytay34.1 kms

 

HOSPITALS near HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

  

Kawit Kalayaan Hospital 1.3 kms

Divine Grace Medical Center 2.9 kms

Our Lady of Pilar Hospital 4.2 kms

Imus Medical Center 5.2 kms

St. Dominic Hospital 8.6 kms

Perpetual Help Medical Center, LP10.1 kms

De La Salle Medical Center 12.6 kms

Emilio Aguinaldo Memorial Hospital14.8 kms

Asian Hospital15.2kms

Manila Doctors Hospital21.4kms

 

SCHOOLS near HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

Informatics, Imus4.2 kms

Imus Institute 4.4 kms

Our Lady of Pilar Catholic School 4.7 kms

Elizabeth Seton School, Imus 5.0 kms

St. Rose Learning School 5.2 kms

St. Francis of Asissi, Bacoor 7.6 kms

St. Dominic College 8.6 kms

St. Francis of Asissi, Las Pinas11.4 kms

De La Salle University, Dasma.13.2 kms

De La Salle University Taft 20.2 kms

  

DEVELOPMENT PROFILE OF LANCASTER NEW CITY, IMUS

 

Balance of work and play

With the recent opening of the Manila-Cavite Expressway (CAVITEX), you can now get to Lancaster Estates in less than 20 minutes from the Coastal road in Parañaque. Travel time has really been cut short, giving you more time to spend with family and loved ones.

 

Enjoy a vacation without leaving home

Lancaster Estates allows residents to move in a relaxed pace and bond with their families. It offers a wide range of lifestyle amenities that include Leighton Hall, and a swimming pool where you and your loved ones can enjoy anytime. Bond with friends in a game of basketball at the covered court. Set up a picnic or cook-out at the Family Courtyard that extra open space behind almost every home that can be used as a safe playground for kids. Enjoy the benefits of more space, abundant natural light and ventilation offered by the Family Courtyard.

 

Everything within reach

The estate chapel, The Church of The Holy Family, also allows the residents to delight in having a place of worship right where they live. St. Edward Integrated School, under consultancy with the Lasallian Schools Supervision Office(LASSO), is set up right in the heart of Lancaster Estates. Your children need not travel far to get an education. That means, no more morning rush, less stress to get to school on time, and spend more time with your family.

 

A shuttle service is made available for residents to go around the estate and the nearby town, for a minimal fee. A transport terminal within the estate will soon be operational, for added convenience of residents and guests. With a commercial complex in the community, you need not leave to get your basic needs.

 

Get value and quality

There are nine stylish and spacious house models to choose from in Lancaster Estates that will suit your lifestyle, your budget and your growing family s needs:

 

ACCESS ROUTES TO HOUSE AND LOT/ IMUS CAVITE - SINGLE ATTACHED | LANCASTER MARGARET

 

ROUTE 1 From Cubao, Starmall Edsa, or Makati Via Baclaran:

Take a bus to BACLARAN. From BACLARAN, ride on a bus to TANZA or NAIC / MARAGONDON taking the CAVITEX (Cavite Expressway) or EMILIO AGUINALDO route. Get off at LANCASTER ESTATES. Take tricycle in going inside LANCASTER ESTATES.

 

ROUTE 2 From Cubao, Starmall Edsa, or Makati Via SM Bacoor:

Take a JASPER bus with DASMARINAS E. AGUINALDO HIGHWAY route or signboard. Get off at SM BACOOR. From SM BACOOR, you can get on the jeepney or bus bound for TANZA or NAIC / MARAGONDON taking the CENTENNIAL ROAD route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 3 From Lawton Direct:

Take a bus with TANZA or NAIC / MARAGONDON signboard via CAVITEX or E. AGUINALDO HIGHWAY route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 4 From Tagaytay:

Take a bus or jeepney going to BACLARAN or ZAPOTE. Get off at SM BACOOR. From SM Bacoor, you can get on the jeepney or bus bound for TANZA or NAIC / MARAGONDON taking the Tirona Highway route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

 

ROUTE 5 From Alabang:

From Alabang- Zapote Road junction, board a mini bus or jeepney going to TANZA or NAIC / MARAGONDON taking the Tirona Highway route. Get off at LANCASTER ESTATES. Take tricycle in going inside Lancaster Estates.

Call:

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ph.linkedin.com/pub/filprimehomes-ph/67/208/b16

 

House for Sale in Cavite - Margaret House and Lot for Sale in Gen. Trias, Cavite, PhilippinesHouse for Sale in Cavite - Margaret House and Lot for Sale in Gen. Trias, Cavite, Philippines

New Life Fellowship Church, 82-10 Queens Boulevard. Built 1923-24. Elmhurst, Queens

 

The Benevolent and Protective Order of Elks, Lodge Number 878, located in Elmhurst, Queens, was built in 1923-24 to the designs of the architectural firm, the Ballinger Company. The neoclassical style building is modeled on the Italian Renaissance palazzo type and is clad in brick, limestone, and granite. The Benevolent and Protective Order of Elks is a fraternal organization founded in New York in 1868 by a group of professional entertainers and actors. The structure, which contains a series of recreational and social spaces, was considered one of the largest and best-equipped fraternal homes in the country, and one of Queen's most handsome buildings at the time of its completion. The building was prominently featured in an article about the design of fraternal buildings that appeared in thz Architectural Forum in 1926. The freestanding building is distinguished by a full-width front terrace, an ornate entryway, carved keystones with lions' heads, festooned panels, and a prominent cornice.

 

A large bronze statue of an elk, based on the prototype statue designed for the club by the noted sculptor, Eli Harvey, is located on the front terrace. The lodge, one of most prominent buildings in Elmhurst and along Queens Boulevard, remains remarkably intact.

 

Development of Elmhurst and Queens Boulevard

 

At the time of the consolidation of Greater New York in 1898, only the three western townships of Queens County voted to become part of New York City: Jamaica, Rushing, and Newtown.2 Newtown, which bordered the East River and lay closest to Manhattan, was settled by the Dutch in 1640 and incorporated in 1652. By 1790, its population hovered around 2,000. It remained mainly an agricultural community through the mid-nineteenth century, producing vegetables and fruits for the growing urban markets in Long Island City, Brooklyn, and Manhattan. By 1850, Newtown's population had increased to approximately 7,000.

 

Growth in Newtown continued in the late-nineteenth century, spurred on by the extension of railroads and street railways throughout Queens County. Real estate developers, hoping to capitalize on Newtown's proximity to Manhattan and Brooklyn, began buying tracts of farmland on the outskirts of the village.

 

Large-scale development began in 1896, when the Cord Meyer Development Company, one of Queens' major homebuilders, began operating in Newtown. Hoping to disassociate its housing development from nearby, foul-smelling Newtown Creek, Cord Meyer Development convinced the post office to rename the town Elmhurst for its large number of stately elm trees. By 1910, the company had completed thousands of houses in the community. Additional development was stimulated by improvements in transportation during the 1910s and 20s, which included the construction of another Long Island Railroad station, the enhancement of trolley service, new elevated train service above Roosevelt Avenue, and the opening of Queens Boulevard.

 

After the Queensborough Bridge was completed in 1909, new approach roads were needed to accommodate increasing traffic flowing into the rapidly-developing borough. The construction of Queens Boulevard, an eight-mile-long, two-hundred-foot wide arterial highway leading from the bridge to the heart of the borough, began in 1910.3 The new boulevard was completed by 1924, for the most part.4 In order to accommodate the wide new road, many buildings along its route were either moved or demolished, and opportunities for new development were created. The segment of Queens Boulevard through Elmhurst was completed in 1923, the same year that construction of the Elks Lodge began.

 

Growth continued in the 1930s with the opening of the Independent Subway (IND) line in Elmhurst with stops along Queens Boulevard, encouraging denser suburban development in the form of six-story apartment houses and long rows of adjoining houses, as well as additional commercial and industrial development.

 

Demographic changes followed the Second World War as Elmhurst evolved from an almost exclusively middle-class suburban community with a large Jewish and Italian population to one of the most ethnically diverse neighborhoods in the city. By the 1980s, immigrants from 112 countries had settled in Elmhurst, including people from China, Colombia, Korea, India, the Philippines, the Dominican Republic, Ecuador, Pakistan, Peru, and Guyana.5 Development also continued, including the borough's first enclosed shopping mall, which opened in 1973. In addition to the Benevolent and Protective Order of Elks, Lodge Number 878, Elmhurst*s other designated New York City Landmarks are the Reformed Dutch Church of Newtown (85-15 Broadway), the Remsen Cemetery (69-43 Trotting Course Lane), and the Edward E. Sanford House (107-45 47th Avenue).

 

The Benevolent and Protective Order of Elks and Queensborough Lodge Number 8786

 

The Benevolent and Protective Order of Elks (the Elks) was founded in New York City in 1867 as the Jolly Corks, an assortment of entertainers and actors led by Charles A. Vivian, an English comic singer who had recently arrived in New York. In the beginning, this group of kindred spirits, most of whom were of British origin, regularly met to drink, sing, dine, and cavort at the Star Hotel on Elm Street.7 The group entertained themselves by playing a game involving bottle corks in which the loser would buy the next round. Soon, the happy little coterie styled itself the "Jolly Corks," with Vivian installed as the Imperial Cork.

 

After the death of one of its members, the survivors decided to organize the Jolly Corks as a lodge along benevolent and fraternal lines with rules and regulations, suitable ritual, and a new name. In February, 1868, the Jolly Corks officially became the Benevolent and Protective Order of Elks. The elk was said to have been chosen as the club's symbol on account of P.T. Bamum's museum's description of the animal as "'fleet of foot, timorous of wrong, but ever ready to combat in defense of self or the female of the species.'"8 At the order's first meeting, the organization adopted its ritual, by-laws, and mission, which was to "inculcate the principles of charity, justice, brotherly love, and fidelity and to quicken the spirit of American patriotism."9 Vivian was elected as "Right Honorable Primo," the leader of the lodge; later that title was changed to "Grand Exalted Ruler."

 

In late 1868, the club's first satellite lodge opened in Philadelphia, and the New York lodge, located at 193 Bowery, became known as the Grand Lodge.

 

In the years following the Civil War through the turn of the century, fraternal organizations proliferated in number and membership throughout the United States. The war itself was undoubtedly important to this trend, offering men the experience of military bonding, hierarchy, and ceremony that they wanted to continue in a peacetime setting." Prior to the war, there were only a handful of fraternal organizations, the major ones being the Masons and Oddfellows, but by 1907, there were over three hundred. The period from 1864 to 1884 was a particularly important time for the establishment of new orders. Besides the Elks (1868), there were the Knights of Pythias (1864), the Ancient Order of United Workmen (1868), the Ancient Arabic Order of Nobles of the Mystic Shrine (Shriners, 1871), the Knights of Honor (1873), the Knights of Maccabees (1878), and Modern Woodmen of America (1883). For every club that survived and grew, countless others failed.

 

The Benevolent and Protective Order of Elks grew at a rapid rate through the early twentieth century and became known for charity and community service. By 1930, there were 1,421 lodges throughout the country; in 1923-24, the year that Queensborough Lodge 878 was opened, the Elks added 20 new lodges. Membership in 1930 was 761,461. Thirteen thousand new members were added in 1923-24 alone.

 

Many of the fraternal organizations, such as the Improved Order of Red Men and the Knights of Pythias, collapsed during the depression of the 1930s, as members fell behind in their dues. Those that did survive, including the Elks, lost millions of members. Thousands of lodges, unable to meet mortgage payments, went bankrupt. Also, the rituals, ceremony, and symbolism of the clubs, were becoming less interesting to men as other forms of entertainment gained in popularity. The remaining orders became more enterprising by hosting dinner dances, sponsoring club nights with billiards, card games, and movies; organizing baseball teams, bowling leagues, and recreational trips; and undertaking charitable projects. This led to a revival of club activity after the Second

 

World War, especially in the 1950s, when many clubs also began to include ladies' auxiliaries and youth activities.

 

Interest in fraternal organizations declined after the Vietnam War as a result of societal changes and aging rosters. None of the clubs have been immune. Membership in the Shriners has fallen by half since 1980; the Knights of Columbus, Moose, and Masons have suffered similar declines. Nationally, membership in the Elks has dropped over twenty percent since 1975.

 

The depletion in members at Queensborough Lodge 878 has been especially harsh. By 2000, its ranks had fallen to fewer than 600 members, a decline of ninety percent. This decrease was due to a variety of reasons, including the diminishing interest in fraternal societies among younger generations. To help defray the cost of taxes and maintenance on the Elmhurst lodge, the Elks began to lease parts of the building to social groups and churches, and to rent out the dining hall for special events.

 

The Ballinger Company. Architects

 

The Ballinger Company, a Philadelphia-based architectural firm, was formed in 1920 by architect Walter Francis Ballinger (1867-1924), who had been in partnership with Emile G. Perrot in the firm Ballinger & Perrot since 1902. Ballinger was born in Venango County, Pennsylvania, where his father Jacob Howe Ballinger, operated a machine shop until his death in 1869. Ballinger's mother then moved the family to Woodstown, New Jersey, where Walter Francis worked as a farmhand and in local factories, while taking evening classes in business, engineering, and architecture at the YMCA and the Drexel Institute.

 

In 1889, he entered the prosperous architectural and engineering firm of Geissinger & Hales, where he was employed in a variety of business capacities, including bookkeeper, stenographer, and clerk. In 1895, he formed a brief partnership with another member of the firm, William B. Brink worth; that same year Ballinger replaced Walter H. Geissinger as a principal in the Hales firm; this successor firm, Hales & Ballinger, continued until Edward M. Hales retired in 1901. At that time, the chief draftsman in the firm, Emile G. Perrot, became a partner and the firm continued as Ballinger & Penrot. In 1920, Ballinger bought out the interests of his partner, and the firm became the Ballinger Company.

 

Throughout its long history, the Ballinger Company maintained the engineering emphasis that was established by Geissinger and Hales. Concentrating primarily on industrial and commercial structures, the firm also expanded its range of building types to include institutional, ecclesiastical, and residential projects. In addition, Ballinger & Perrot were pioneers in the use of reinforced concrete, publishing a book on the subject in 1909. Ballinger was also a co-inventor of the "super-span sawtooth" type of roof construction, which he patented, that was used widely in the construction of factory buildings. By 1912, Ballinger & Perrot had opened an office in New York City.

 

By 1916, Ballinger's son, Robert Irving Ballinger (1882-1974), a graduate of Pratt Institute, had become associated with his father's firm. Although the firm closed its New York office in 1936, it continued to operate through 1969 in Philadelphia under Robert I. Ballinger and his son, Robert I., Jr., who graduated from Cornell University in 1941.

 

Ballinger's most notable works in Philadelphia are the Atwater Kent Manufacturing Company Plant (1923), the Budd Company Red Lion Plant (1942) and the TWA Maintenance Hangar (1954) at Philadelphia Airport. Its major New York commissions include the American Chicle Co. factory (1919-20, Ballinger & Perrot) and the Motor Starter Co. factory (1918, Ballinger & Perrot), both in Long Island City, as well as the Benevolent and Protective Order of Elks, Queensborough Lodge 878 (1923-24) in Elmhurst.

 

The Queensborough Lodge 878 Building

 

In 1921, the Benevolent and Protective Order of Elks purchased land on the south side of Queens Boulevard in Elmhurst, Queens, for the construction of a new building for Lodge 878. The lodge was founded in 1903, and was holding its meetings at Lodge 828 in Long Island City, Queens. In the early 1920s, Queens Boulevard was a newly-widened thoroughfare lined by building lots ready for development. The site of the Elks lodge, not far from the major intersection where Queens Boulevard crosses two of historic Newtown's oldest routes, Broadway and Grand Avenue, had previously been part of a nearby estate.

 

Plans for the new lodge were drawn up by the architectural firm the Ballinger Company, which designed a freestanding Italian palazzo with a one-story annex for the pool and gymnasium. (The annex is not part of this designation.) Construction began in October 1923 by the Mclntee Construction Co. of Manhattan. Originally, the Elks had envisioned the eventual replacement of the annex with a four-story building connected to the existing lodge by a passageway; however, this plan was not carried out, although the building was subsequently extended at the rear. (The rear addition is not part of this designation.) The lodge, which cost $750,000, opened on October 26, 1924.

 

Fraternal architecture as a building type did not achieve recognition in the architectural press until Architectural Forum published an issue devoted to this topic in 1926. The introductory piece, "The Architecture of Fraternal Buildings," was by well-known New York City architect Harvey Wiley Corbett, who referred to the opportunities that these often large and prominent buildings gave architects. West coast architect Herbert Greene wroi. that fraternal buildings were usually deyi ^ned in either the Classical or Gothic styles. R.R. Houston, of George Post & Sons, discussed the clubs' great affinity for antiquity.

 

The architecture of Lodge 878 followed the design trend for early-twentieth-century fraternal buildings placed in suburban settings, which were usually treated as freestanding, monumental structures with classical detailing and occupied impressive sites. Interior design was often based on exotic styles, such as Egyptian, Moorish, or Oriental. A club building was expected to be dignified and inviting, in keeping with its environment, functionally appropriate to the needs of the organization, and expressive of the club's desired public image. The Queens lodge is a classically-detailed, monumental structure occupying a prominent site along the area's major thoroughfare, from which it is approached via a grand staircase and a broad, balustraded terrace watched over by a giant bronze elk. Its interior features an array of public and private spaces for its rituals and activities.14

 

Upon its completion, Lodge 878 was considered one of the largest and best-equipped fraternal homes in the country. Besides the pool and gymnasium, the building (the interior of which is not subject to designation) had six bowling alleys, indoor hardball courts, a grille room, a barber shop, a game room, lockers, lounges, a dining room, a kitchen, office space, a main meeting room with space for 2,000 people, and twenty-eight bedrooms. The front of the building is graced by a broad terrace on which stands a bronze statue of an Elk, based on the prototype statue developed for the Elks organization by noted sculptor Eli Harvey.15 The Elmhurst Lodge was featured prominently in the aforementioned issue of Architectural Forum. The lodge is one of the most prominent buildings in Elmhurst and on Queens Boulevard, and one of only a few buildings of its type in this part of Queens.

 

The Queensborough Lodge's membership peaked in the 1960s at 6,600,16 and included local politicians, businessmen, and professionals. The club's facilities were busy at most times. The annual "Elks Bazaar," considered the borough's social event of the year, included raffling off two dozen Cadillacs. At the time, the lodge employed a staff of twenty-six people. In addition, it raised money for charity and for hospitalized war veterans, and performed funerary rites for deceased members. The building was sold to the New Life Fellowship Church in 2001, although the lodge's remaining 550 members will continue to use part of the building for meetings.

 

Description

 

The Elks Club building, three stories with a raised basement and a fenestrated attic level, consists of a granite base, limestone first-story facade, and brick upper facade with carved limestone ornament. The building's main facade, facing north towards Queens Boulevard, is five bays wide. It has a full-width granite terrace reached from the boulevard via a flight of granite steps with non-historic wrought-iron railings. A granite pedestal at the center of the staircase contains a sculpted bronze elk. The base of the terrace has regularly-spaced windows with historic wrought-iron grilles. The terrace has a concrete deck, which is enclosed by limestone balustrades. The terrace and stairs are surrounded by small lawns.

 

The main entry way, located in the center bay of the rusticated first-story facade, is reached by way of the front steps and the terrace. The en try way consists of a round-arched opening with an ornately-carved, oversized keystone, flanked by unusual banded and fluted Doric half-columns. It is surmounted by a molded hood, featuring brackets, metopes, guttae, and a carved frieze with incised lettering. The entryway contains two historic, paneled wood-and-glass doors decorated with rosettes, and surmounted by a denticulated wood lintel and curved transom. Non-historic lighting has been installed in the soffit.

 

Four segmentally-arched, secondary entryways lead from the terrace to the first-floor interior. The entryways feature paired, historic paneled wood-and-glass doors (the easternmost and westernmost pairs have been modified), molded architraves, divided-light transoms, and carved keystones with lions' heads. The first-story is topped by a decorative crown featuring carved rosettes and floral ornamentation. Non-historic metal wire channels and lighting have been installed at the upper part of the first-stoiy facade.

 

The second-story fenestration features balusters, eared architraves, and segmental pediments. The easternmost bay retains the historic wood casements and divided transom, while the remaining bays have paired, non-historic, one-over-one metal sash with historic, divided wood-and-glass transoms. The third-story fenestration has bracketed sills, eared architraves, scrolled keystones, and non-historic, one-over-one metal sash. Carved limestone panels, decorated with swags, are located above the third-story windows. The center panel features a bronze and glass clock with flanking urns and foliation. The attic story features windows alternating with elaborately-carved panels. The windows contain non-historic, one-over-one metal sash, although the easternmost bay retains the historic two-over-one wood sash. The facade is topped by a prominent cornice featuring brackets, dentils, and egg-and-dart moldings.

 

The west facade, facing Simonson Street, is seven bays and features similar ornament to the main facade. The west facade has a granite basement containing windows with historic wrought-iron grilles. The first-story windows have bracketed sills. The three southernmost window openings of the first story contain grouped fenestration with non-historic, one-over-one metal sash; other bays have paired, non-historic, one-over-one metal sash, while the northernmost bay is a blind window. The second-story fenestration of the west facade has historic wood casements in some of the windows and paired, non-historic, one-over-one metal sash in the others. All these windows retain their historic wood-framed transoms. The third-story fenestration of the west facade has paired, non-historic, one-over-one metal sash in some bays and historic wood-and-stained-glass casements in the others. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The east facade is seven bays and is similar in design and ornamentation to the west facade. A one-story passageway connects this facade to the east annex. (Neither the passageway nor the annex are subject to designation.) There is a non-historic, multistory, wrought-iron stairway at the southernmost bay. The basement windows have historic wrought-iron grilles. The three southernmost window openings of the first story contain non-historic, one-over-one metal sash; the remaining bays have paired, non-historic, one-over-one wood sash, while the northernmost bay is a blind window. The second-story fenestration of the east facade has paired, non-historic, one-over-one metal sash and historic wood-and-stained-glass transoms. The third-story fenestration of the east facade has paired, non-historic, one-over-one metal sash. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The building's south facade has been largely obscured by the rear addition (not subject to designation), except for the attic story and the cornice, which are similar in design and ornamentation to the main facade. The roof contains an historic flagpole centered at the north facade, a brick chimney stack.

 

- From the 2001 NYCLPC Landmark Designation Report

Catherine House and Lot for Sale in Cavite, Philippines

 

Video

www.youtube.com/watch?v=TSKGMXX3phU

www.youtube.com/watch?v=XP2AzYsQ_Ek

 

Catherine House and Lot for Sale are perfect for bachelors, starting families and single parents. The 3 Bedroom 2 Bathroom House and lot design is appropriate for urban living and live while others vacationed without leaving the cosmopolitan touch. Value is affordable as buying option, with promise of high return. With the soon to open Suntech IT Park, the first IT Park in Cavite, and the influx of BPO employees will further increase the property value as viable investment.

 

House Model: Catherine

Property Type : Townhouse (2 Storey)

Village Name: Kensington Place

Village Location: Alapan, Imus-Gen. Trias Boundary, Cavite, Philippines

Bedroom: 3

Bathroom: 2

Garage: 1

Lot Area: 50 sq.

Floor Area: 50 sq.

Selling Price: P 1,043,827.00

Monthly DP (15 mos.): P 8,423.33

Completion Date: 15 - 18 months

Contact Info.: +63932-860-8685

 

Amenities

 

Elegant Entrance Gate

24-Hour Security

Shuttle Service - Lancaster Shuttle Service

Bus Service - AAB Bus Co.

Bus and Jeepney Stop

Swimming Pool

Landscaped Parks and Playground

Village Clubhouse and Multi-purpose Area - Leighton Hall

Covered Basketball Court

Landscaped Open Spaces - Family Enclave and Linear Park for Single Units

Centralized Water System

Meralco Power Supply

Commercial Center - Lancaster Square

BPO Center- Suntech IT Park

School - St. Edward Integrated School

  

Floor Plan and Dimension

 

Ground Floor:

 

Kitchen area: 3.50 sq.

Living Area/Dining area: 11.60 sq.

Bedroom - 6.00 sq.

Toilet & Bath: 2.00 sq.

 

Second Floor:

 

Bedroom 2: 6.40 sq.

Master’s Bedroom: 9.40 sq.

Toilet: 3.40 sq.

Others: 8.00 sq.

 

Available Financing

 

Bank Financing

Reservation Fee: Php 10,000.00

Down payment: 12.5% of TCP to be paid in 15 monthly installments without interest.

Start of payment: 30-45 days after paying the reservation fee

 

In-House Financing

Reservation Fee: Php 10,000.00

Down payment: 30% of the TCP to be paid in 24 monthly installments without interest.

Start of payment: 30-45 days after paying the reservation fee.

 

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New Life Fellowship Church, 82-10 Queens Boulevard. Built 1923-24. Elmhurst, Queens

 

The Benevolent and Protective Order of Elks, Lodge Number 878, located in Elmhurst, Queens, was built in 1923-24 to the designs of the architectural firm, the Ballinger Company. The neoclassical style building is modeled on the Italian Renaissance palazzo type and is clad in brick, limestone, and granite. The Benevolent and Protective Order of Elks is a fraternal organization founded in New York in 1868 by a group of professional entertainers and actors. The structure, which contains a series of recreational and social spaces, was considered one of the largest and best-equipped fraternal homes in the country, and one of Queen's most handsome buildings at the time of its completion. The building was prominently featured in an article about the design of fraternal buildings that appeared in thz Architectural Forum in 1926. The freestanding building is distinguished by a full-width front terrace, an ornate entryway, carved keystones with lions' heads, festooned panels, and a prominent cornice.

 

A large bronze statue of an elk, based on the prototype statue designed for the club by the noted sculptor, Eli Harvey, is located on the front terrace. The lodge, one of most prominent buildings in Elmhurst and along Queens Boulevard, remains remarkably intact.

 

Development of Elmhurst and Queens Boulevard

 

At the time of the consolidation of Greater New York in 1898, only the three western townships of Queens County voted to become part of New York City: Jamaica, Rushing, and Newtown.2 Newtown, which bordered the East River and lay closest to Manhattan, was settled by the Dutch in 1640 and incorporated in 1652. By 1790, its population hovered around 2,000. It remained mainly an agricultural community through the mid-nineteenth century, producing vegetables and fruits for the growing urban markets in Long Island City, Brooklyn, and Manhattan. By 1850, Newtown's population had increased to approximately 7,000.

 

Growth in Newtown continued in the late-nineteenth century, spurred on by the extension of railroads and street railways throughout Queens County. Real estate developers, hoping to capitalize on Newtown's proximity to Manhattan and Brooklyn, began buying tracts of farmland on the outskirts of the village.

 

Large-scale development began in 1896, when the Cord Meyer Development Company, one of Queens' major homebuilders, began operating in Newtown. Hoping to disassociate its housing development from nearby, foul-smelling Newtown Creek, Cord Meyer Development convinced the post office to rename the town Elmhurst for its large number of stately elm trees. By 1910, the company had completed thousands of houses in the community. Additional development was stimulated by improvements in transportation during the 1910s and 20s, which included the construction of another Long Island Railroad station, the enhancement of trolley service, new elevated train service above Roosevelt Avenue, and the opening of Queens Boulevard.

 

After the Queensborough Bridge was completed in 1909, new approach roads were needed to accommodate increasing traffic flowing into the rapidly-developing borough. The construction of Queens Boulevard, an eight-mile-long, two-hundred-foot wide arterial highway leading from the bridge to the heart of the borough, began in 1910.3 The new boulevard was completed by 1924, for the most part.4 In order to accommodate the wide new road, many buildings along its route were either moved or demolished, and opportunities for new development were created. The segment of Queens Boulevard through Elmhurst was completed in 1923, the same year that construction of the Elks Lodge began.

 

Growth continued in the 1930s with the opening of the Independent Subway (IND) line in Elmhurst with stops along Queens Boulevard, encouraging denser suburban development in the form of six-story apartment houses and long rows of adjoining houses, as well as additional commercial and industrial development.

 

Demographic changes followed the Second World War as Elmhurst evolved from an almost exclusively middle-class suburban community with a large Jewish and Italian population to one of the most ethnically diverse neighborhoods in the city. By the 1980s, immigrants from 112 countries had settled in Elmhurst, including people from China, Colombia, Korea, India, the Philippines, the Dominican Republic, Ecuador, Pakistan, Peru, and Guyana.5 Development also continued, including the borough's first enclosed shopping mall, which opened in 1973. In addition to the Benevolent and Protective Order of Elks, Lodge Number 878, Elmhurst*s other designated New York City Landmarks are the Reformed Dutch Church of Newtown (85-15 Broadway), the Remsen Cemetery (69-43 Trotting Course Lane), and the Edward E. Sanford House (107-45 47th Avenue).

 

The Benevolent and Protective Order of Elks and Queensborough Lodge Number 8786

 

The Benevolent and Protective Order of Elks (the Elks) was founded in New York City in 1867 as the Jolly Corks, an assortment of entertainers and actors led by Charles A. Vivian, an English comic singer who had recently arrived in New York. In the beginning, this group of kindred spirits, most of whom were of British origin, regularly met to drink, sing, dine, and cavort at the Star Hotel on Elm Street.7 The group entertained themselves by playing a game involving bottle corks in which the loser would buy the next round. Soon, the happy little coterie styled itself the "Jolly Corks," with Vivian installed as the Imperial Cork.

 

After the death of one of its members, the survivors decided to organize the Jolly Corks as a lodge along benevolent and fraternal lines with rules and regulations, suitable ritual, and a new name. In February, 1868, the Jolly Corks officially became the Benevolent and Protective Order of Elks. The elk was said to have been chosen as the club's symbol on account of P.T. Bamum's museum's description of the animal as "'fleet of foot, timorous of wrong, but ever ready to combat in defense of self or the female of the species.'"8 At the order's first meeting, the organization adopted its ritual, by-laws, and mission, which was to "inculcate the principles of charity, justice, brotherly love, and fidelity and to quicken the spirit of American patriotism."9 Vivian was elected as "Right Honorable Primo," the leader of the lodge; later that title was changed to "Grand Exalted Ruler."

 

In late 1868, the club's first satellite lodge opened in Philadelphia, and the New York lodge, located at 193 Bowery, became known as the Grand Lodge.

 

In the years following the Civil War through the turn of the century, fraternal organizations proliferated in number and membership throughout the United States. The war itself was undoubtedly important to this trend, offering men the experience of military bonding, hierarchy, and ceremony that they wanted to continue in a peacetime setting." Prior to the war, there were only a handful of fraternal organizations, the major ones being the Masons and Oddfellows, but by 1907, there were over three hundred. The period from 1864 to 1884 was a particularly important time for the establishment of new orders. Besides the Elks (1868), there were the Knights of Pythias (1864), the Ancient Order of United Workmen (1868), the Ancient Arabic Order of Nobles of the Mystic Shrine (Shriners, 1871), the Knights of Honor (1873), the Knights of Maccabees (1878), and Modern Woodmen of America (1883). For every club that survived and grew, countless others failed.

 

The Benevolent and Protective Order of Elks grew at a rapid rate through the early twentieth century and became known for charity and community service. By 1930, there were 1,421 lodges throughout the country; in 1923-24, the year that Queensborough Lodge 878 was opened, the Elks added 20 new lodges. Membership in 1930 was 761,461. Thirteen thousand new members were added in 1923-24 alone.

 

Many of the fraternal organizations, such as the Improved Order of Red Men and the Knights of Pythias, collapsed during the depression of the 1930s, as members fell behind in their dues. Those that did survive, including the Elks, lost millions of members. Thousands of lodges, unable to meet mortgage payments, went bankrupt. Also, the rituals, ceremony, and symbolism of the clubs, were becoming less interesting to men as other forms of entertainment gained in popularity. The remaining orders became more enterprising by hosting dinner dances, sponsoring club nights with billiards, card games, and movies; organizing baseball teams, bowling leagues, and recreational trips; and undertaking charitable projects. This led to a revival of club activity after the Second

 

World War, especially in the 1950s, when many clubs also began to include ladies' auxiliaries and youth activities.

 

Interest in fraternal organizations declined after the Vietnam War as a result of societal changes and aging rosters. None of the clubs have been immune. Membership in the Shriners has fallen by half since 1980; the Knights of Columbus, Moose, and Masons have suffered similar declines. Nationally, membership in the Elks has dropped over twenty percent since 1975.

 

The depletion in members at Queensborough Lodge 878 has been especially harsh. By 2000, its ranks had fallen to fewer than 600 members, a decline of ninety percent. This decrease was due to a variety of reasons, including the diminishing interest in fraternal societies among younger generations. To help defray the cost of taxes and maintenance on the Elmhurst lodge, the Elks began to lease parts of the building to social groups and churches, and to rent out the dining hall for special events.

 

The Ballinger Company. Architects

 

The Ballinger Company, a Philadelphia-based architectural firm, was formed in 1920 by architect Walter Francis Ballinger (1867-1924), who had been in partnership with Emile G. Perrot in the firm Ballinger & Perrot since 1902. Ballinger was born in Venango County, Pennsylvania, where his father Jacob Howe Ballinger, operated a machine shop until his death in 1869. Ballinger's mother then moved the family to Woodstown, New Jersey, where Walter Francis worked as a farmhand and in local factories, while taking evening classes in business, engineering, and architecture at the YMCA and the Drexel Institute.

 

In 1889, he entered the prosperous architectural and engineering firm of Geissinger & Hales, where he was employed in a variety of business capacities, including bookkeeper, stenographer, and clerk. In 1895, he formed a brief partnership with another member of the firm, William B. Brink worth; that same year Ballinger replaced Walter H. Geissinger as a principal in the Hales firm; this successor firm, Hales & Ballinger, continued until Edward M. Hales retired in 1901. At that time, the chief draftsman in the firm, Emile G. Perrot, became a partner and the firm continued as Ballinger & Penrot. In 1920, Ballinger bought out the interests of his partner, and the firm became the Ballinger Company.

 

Throughout its long history, the Ballinger Company maintained the engineering emphasis that was established by Geissinger and Hales. Concentrating primarily on industrial and commercial structures, the firm also expanded its range of building types to include institutional, ecclesiastical, and residential projects. In addition, Ballinger & Perrot were pioneers in the use of reinforced concrete, publishing a book on the subject in 1909. Ballinger was also a co-inventor of the "super-span sawtooth" type of roof construction, which he patented, that was used widely in the construction of factory buildings. By 1912, Ballinger & Perrot had opened an office in New York City.

 

By 1916, Ballinger's son, Robert Irving Ballinger (1882-1974), a graduate of Pratt Institute, had become associated with his father's firm. Although the firm closed its New York office in 1936, it continued to operate through 1969 in Philadelphia under Robert I. Ballinger and his son, Robert I., Jr., who graduated from Cornell University in 1941.

 

Ballinger's most notable works in Philadelphia are the Atwater Kent Manufacturing Company Plant (1923), the Budd Company Red Lion Plant (1942) and the TWA Maintenance Hangar (1954) at Philadelphia Airport. Its major New York commissions include the American Chicle Co. factory (1919-20, Ballinger & Perrot) and the Motor Starter Co. factory (1918, Ballinger & Perrot), both in Long Island City, as well as the Benevolent and Protective Order of Elks, Queensborough Lodge 878 (1923-24) in Elmhurst.

 

The Queensborough Lodge 878 Building

 

In 1921, the Benevolent and Protective Order of Elks purchased land on the south side of Queens Boulevard in Elmhurst, Queens, for the construction of a new building for Lodge 878. The lodge was founded in 1903, and was holding its meetings at Lodge 828 in Long Island City, Queens. In the early 1920s, Queens Boulevard was a newly-widened thoroughfare lined by building lots ready for development. The site of the Elks lodge, not far from the major intersection where Queens Boulevard crosses two of historic Newtown's oldest routes, Broadway and Grand Avenue, had previously been part of a nearby estate.

 

Plans for the new lodge were drawn up by the architectural firm the Ballinger Company, which designed a freestanding Italian palazzo with a one-story annex for the pool and gymnasium. (The annex is not part of this designation.) Construction began in October 1923 by the Mclntee Construction Co. of Manhattan. Originally, the Elks had envisioned the eventual replacement of the annex with a four-story building connected to the existing lodge by a passageway; however, this plan was not carried out, although the building was subsequently extended at the rear. (The rear addition is not part of this designation.) The lodge, which cost $750,000, opened on October 26, 1924.

 

Fraternal architecture as a building type did not achieve recognition in the architectural press until Architectural Forum published an issue devoted to this topic in 1926. The introductory piece, "The Architecture of Fraternal Buildings," was by well-known New York City architect Harvey Wiley Corbett, who referred to the opportunities that these often large and prominent buildings gave architects. West coast architect Herbert Greene wroi. that fraternal buildings were usually deyi ^ned in either the Classical or Gothic styles. R.R. Houston, of George Post & Sons, discussed the clubs' great affinity for antiquity.

 

The architecture of Lodge 878 followed the design trend for early-twentieth-century fraternal buildings placed in suburban settings, which were usually treated as freestanding, monumental structures with classical detailing and occupied impressive sites. Interior design was often based on exotic styles, such as Egyptian, Moorish, or Oriental. A club building was expected to be dignified and inviting, in keeping with its environment, functionally appropriate to the needs of the organization, and expressive of the club's desired public image. The Queens lodge is a classically-detailed, monumental structure occupying a prominent site along the area's major thoroughfare, from which it is approached via a grand staircase and a broad, balustraded terrace watched over by a giant bronze elk. Its interior features an array of public and private spaces for its rituals and activities.14

 

Upon its completion, Lodge 878 was considered one of the largest and best-equipped fraternal homes in the country. Besides the pool and gymnasium, the building (the interior of which is not subject to designation) had six bowling alleys, indoor hardball courts, a grille room, a barber shop, a game room, lockers, lounges, a dining room, a kitchen, office space, a main meeting room with space for 2,000 people, and twenty-eight bedrooms. The front of the building is graced by a broad terrace on which stands a bronze statue of an Elk, based on the prototype statue developed for the Elks organization by noted sculptor Eli Harvey.15 The Elmhurst Lodge was featured prominently in the aforementioned issue of Architectural Forum. The lodge is one of the most prominent buildings in Elmhurst and on Queens Boulevard, and one of only a few buildings of its type in this part of Queens.

 

The Queensborough Lodge's membership peaked in the 1960s at 6,600,16 and included local politicians, businessmen, and professionals. The club's facilities were busy at most times. The annual "Elks Bazaar," considered the borough's social event of the year, included raffling off two dozen Cadillacs. At the time, the lodge employed a staff of twenty-six people. In addition, it raised money for charity and for hospitalized war veterans, and performed funerary rites for deceased members. The building was sold to the New Life Fellowship Church in 2001, although the lodge's remaining 550 members will continue to use part of the building for meetings.

 

Description

 

The Elks Club building, three stories with a raised basement and a fenestrated attic level, consists of a granite base, limestone first-story facade, and brick upper facade with carved limestone ornament. The building's main facade, facing north towards Queens Boulevard, is five bays wide. It has a full-width granite terrace reached from the boulevard via a flight of granite steps with non-historic wrought-iron railings. A granite pedestal at the center of the staircase contains a sculpted bronze elk. The base of the terrace has regularly-spaced windows with historic wrought-iron grilles. The terrace has a concrete deck, which is enclosed by limestone balustrades. The terrace and stairs are surrounded by small lawns.

 

The main entry way, located in the center bay of the rusticated first-story facade, is reached by way of the front steps and the terrace. The en try way consists of a round-arched opening with an ornately-carved, oversized keystone, flanked by unusual banded and fluted Doric half-columns. It is surmounted by a molded hood, featuring brackets, metopes, guttae, and a carved frieze with incised lettering. The entryway contains two historic, paneled wood-and-glass doors decorated with rosettes, and surmounted by a denticulated wood lintel and curved transom. Non-historic lighting has been installed in the soffit.

 

Four segmentally-arched, secondary entryways lead from the terrace to the first-floor interior. The entryways feature paired, historic paneled wood-and-glass doors (the easternmost and westernmost pairs have been modified), molded architraves, divided-light transoms, and carved keystones with lions' heads. The first-story is topped by a decorative crown featuring carved rosettes and floral ornamentation. Non-historic metal wire channels and lighting have been installed at the upper part of the first-stoiy facade.

 

The second-story fenestration features balusters, eared architraves, and segmental pediments. The easternmost bay retains the historic wood casements and divided transom, while the remaining bays have paired, non-historic, one-over-one metal sash with historic, divided wood-and-glass transoms. The third-story fenestration has bracketed sills, eared architraves, scrolled keystones, and non-historic, one-over-one metal sash. Carved limestone panels, decorated with swags, are located above the third-story windows. The center panel features a bronze and glass clock with flanking urns and foliation. The attic story features windows alternating with elaborately-carved panels. The windows contain non-historic, one-over-one metal sash, although the easternmost bay retains the historic two-over-one wood sash. The facade is topped by a prominent cornice featuring brackets, dentils, and egg-and-dart moldings.

 

The west facade, facing Simonson Street, is seven bays and features similar ornament to the main facade. The west facade has a granite basement containing windows with historic wrought-iron grilles. The first-story windows have bracketed sills. The three southernmost window openings of the first story contain grouped fenestration with non-historic, one-over-one metal sash; other bays have paired, non-historic, one-over-one metal sash, while the northernmost bay is a blind window. The second-story fenestration of the west facade has historic wood casements in some of the windows and paired, non-historic, one-over-one metal sash in the others. All these windows retain their historic wood-framed transoms. The third-story fenestration of the west facade has paired, non-historic, one-over-one metal sash in some bays and historic wood-and-stained-glass casements in the others. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The east facade is seven bays and is similar in design and ornamentation to the west facade. A one-story passageway connects this facade to the east annex. (Neither the passageway nor the annex are subject to designation.) There is a non-historic, multistory, wrought-iron stairway at the southernmost bay. The basement windows have historic wrought-iron grilles. The three southernmost window openings of the first story contain non-historic, one-over-one metal sash; the remaining bays have paired, non-historic, one-over-one wood sash, while the northernmost bay is a blind window. The second-story fenestration of the east facade has paired, non-historic, one-over-one metal sash and historic wood-and-stained-glass transoms. The third-story fenestration of the east facade has paired, non-historic, one-over-one metal sash. The attic-story fenestration has historic, two-over-one wood sash, but the northernmost bay has non-historic, one-over-one metal sash.

 

The building's south facade has been largely obscured by the rear addition (not subject to designation), except for the attic story and the cornice, which are similar in design and ornamentation to the main facade. The roof contains an historic flagpole centered at the north facade, a brick chimney stack.

 

- From the 2001 NYCLPC Landmark Designation Report

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Noise rock group Bombo Pluto Ova commissioned !nodoro to design their third album entitled Phantom. We came up with the concept of a sound sculpture capturing the essence of venom-like forms or dark abstractions. In order to produce the outcome, we wanted to synchronized the image with it's corresponding track and determine the reactions - more like an "abstract painting equalizer." The process was so tedious that we ran vast amounts of trials and errors just to get the right forms. The finished product was digitally printed in photo paper on a standard transparent jewel case. Limited copies are sold under Bomba! Records, Philippines. Art direction, design and custom typeface — !NODORO Sound sculpture — PJ Ong Product photography — Sherwin Ferolino Music Artist — Bombo Pluto Ova (www.myspace.com/bomboplutoova) Label — Bomba! Records (bombarecords.tumblr.com)

 

BOMBO PLUTO OVA — PHANTOM CD Album

 

Noise rock group Bombo Pluto Ova commissioned !nodoro to design their third album entitled Phantom. We came up with the concept of a sound sculpture capturing the essence of venom-like forms or dark abstractions. In order to produce the outcome, we wanted to synchronized the image with it's corresponding track and determine the reactions - more like an "abstract painting equalizer." The process was so tedious that we ran vast amounts of trials and errors just to get the right forms. The finished product was digitally printed in photo paper on a standard transparent jewel case. Limited copies are sold under Bomba! Records, Philippines. Art direction, design and custom typeface — !NODORO Sound sculpture — PJ Ong Product photography — Sherwin Ferolino Music Artist — Bombo Pluto Ova (www.myspace.com/bomboplutoova) Label — Bomba! Records (bombarecords.tumblr.com)

 

The Elks National Home in Bedford, Va., sits on a hilltop with wonderful views. Three requirements for living there: You have to be old, you have to be male, and you have to be a member of the Benevolent and Protective Order of Elks. This old-folks-home throwback haqs been made obsolete by the more modern continuing care retirement community, and soon will be closed an sold. And probably will reopen as a continuing care retirement community.

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This demonstrates two things: firstly, that Indian firms arestill finding the BPO market tough to sell into; secondly, thatEurope is the key potential growth area. Eamonn Butler has sincediscovered that the Netherlands too has a much more strategicvision of things. The latterwas, however, an extremely expensive undertaking, for in effect acompany had to pay, on changing domicile, all of the tax that mightever be collected in one fell swoop.

However, the marketplace is changing fast as clients demandincreased transparency, accountability and results. This deal is proof thatIndian-based outsourcers have what it takes to beat the establishedplayers.

Although it is US centric, the idea that outsourcing leads toincreases in productivity and innovation, really appeals. Citizens are entitled to informationthat is complete, up to date and consistent. Comprehensive Procedures. Eamonn Butler has sincediscovered that the Netherlands too has a much more strategicvision of things.

Citizens should easily be able to find outwhat services they are entitled to. Instead companies are focused on winning newcustomers in emerging markets like Brazil, Russia, India andChina.

I am happy that wehave worked as a team, and that this organisation has reached itstargets without compromising our values.

Involvement and Empowerment, Citizens should be invited toparticipate in decision-making and government ensures they have thenecessary information.

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Step By Step Short Sale - Learn to avoid foreclosure and bankruptcy and sell your own over-priced real estate

 

Use our step-by-step system to learn how to negotiate your own short sales and avoid foreclosure

 

Real Estate Short Sales

 

www.StepByStepShortSale.com

Step By Step Short Sale - Learn to avoid foreclosure and bankruptcy and sell your own over-priced real estate

 

Use our step-by-step system to learn how to negotiate your own short sales and avoid foreclosure

 

Real Estate Short Sales

 

www.StepByStepShortSale.com

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Step By Step Short Sale - Learn to avoid foreclosure and bankruptcy and sell your own over-priced real estate

 

Use our step-by-step system to learn how to negotiate your own short sales and avoid foreclosure

 

Real Estate Short Sales

 

www.StepByStepShortSale.com

www.bporeoacademy.com

 

REO Agent Application is for Realtors who are interested in how to become an REO agent, list REO properties, work for REO asset management companies, REO listing agent

 

REO agent training teaches real estate agents how to become an REO agent is the question on many real estate agents mind. REO agents list foreclosed properties which provide a great source of income for Realtor’s. REO asset management companies hire REO agents to provide the solution for banks by selling their foreclosed properties. They outsource this process to real estate agents and brokers to oversee the preparation of the property and the sale of the property to the end buyer.

 

The BPO REO Academy provides the best training for Realtor’s who are interested in becoming an REO agent and profiting from the BPO REO industry. The BPO REO industry can provide a six figure additional income stream for Realtor’s. In today’s real estate market, real estate agents and brokers should be utilizing multiple strategies creating multiple streams of income in their business.

 

If you are a real estate agent or broker and interested in adding a huge income stream to your business, visit www.bporeoacademy.com and receive your FREE copy of the BPO REO manual sharing all the secrets to this lucrative industry, you will also receive FREE admission to the next workshop to learn all the secrets to being successful in this industry.

 

REO Agent Application is for Realtors who are interested in how to become an REO agent, list REO properties, work for REO asset management companies, REO listing agent

 

www.bporeoacademy.com

BOMBO PLUTO OVA — PHANTOM CD Album

 

Noise rock group Bombo Pluto Ova commissioned !nodoro to design their third album entitled Phantom. We came up with the concept of a sound sculpture capturing the essence of venom-like forms or dark abstractions. In order to produce the outcome, we wanted to synchronized the image with it's corresponding track and determine the reactions - more like an "abstract painting equalizer." The process was so tedious that we ran vast amounts of trials and errors just to get the right forms. The finished product was digitally printed in photo paper on a standard transparent jewel case. Limited copies are sold under Bomba! Records, Philippines. Art direction, design and custom typeface — !NODORO Sound sculpture — PJ Ong Product photography — Sherwin Ferolino Music Artist — Bombo Pluto Ova (www.myspace.com/bomboplutoova) Label — Bomba! Records (bombarecords.tumblr.com)

 

Step By Step Short Sale - Learn to avoid foreclosure and bankruptcy and sell your own over-priced real estate

 

Use our step-by-step system to learn how to negotiate your own short sales and avoid foreclosure

 

Real Estate Short Sales

 

www.StepByStepShortSale.com

www.bporeoacademy.com

 

REO asset management companies, How to become an REO agent, list REO properties, reo asset managers, REO listing agent

 

REO Asset Management Companies are seeking real estate agent and brokers to list their foreclosed properties. Listing REO properties provides a great source of income for Realtor’s. REO asset management companies provide the solution for banks in selling their foreclosed properties. They outsource this process to real estate agents and brokers to oversee the preparation of the property and the sale of the property to the end buyer.

 

The BPO REO Academy provides the best training for Realtor’s who are interested in profiting from the BPO REO industry, the BPO REO Academy has the most comprehensive list which includes every asset manager in the country, it includes: Phone number, email, address. The BPO REO industry can provide a six figure additional income stream for Realtor’s. In today’s real estate market, real estate agents and brokers should be utilizing multiple strategies creating multiple streams of income in their business.

 

If you are a real estate agent or broker and interested in adding a huge income stream to your business with the BPO REO industry, visit www.bporeoacademy.com and receive your FREE copy of the BPO REO manual sharing all the secrets to this lucrative industry, you will also receive FREE admission to the next workshop to learn all the secrets to being successful in this industry.

 

REO asset management companies, How to become an REO agent, list REO properties, reo asset managers, REO listing agent

 

www.bporeoacademy.com

WHO IS JOJY AZURIN?

 

PARTICIPATION FEE IN PESOS:

P5000 Regular Rates/Walk-in Rates

P3575 For the first 40 participants or 2 days before any schedule.

        

WE HAVE $50 or Php 2200 as sponsored rate

(For those with export inventories already line-up and available on a website)

    

If a participant has 25 items of different varieties as inventory line-up displayed on

an online sales page or a website. She or he will be eligible for Paypal

sponsorship between $35-$70 and it will be awarded as a rebate to a premier

or a business paypal account own by the sponsored participant/s.

  

Jojy Azurin is the founder of BusinessSummaries.com, an online executive book summary service that he recently sold to one of the largest online content companies in the U.S.

Jojy started it as a side business in 2001 with only two people running it. After seeing it grow by leaps and bounds, he focused on building it and expanding to two other related sites called ContentSummaries and BestSummaries.com.

A graduate of B.S. in Mechanical Engineering at the University of the Philippines Diliman, Jojy was a full scholar and an active member of several school organizations. He also participated in the post-graduate Strategic Business Economic Program of the University of Asia and the Pacific (UA&P) in Ortigas Center.

Prior to starting BusinessSummaries.com, he was the founder and president of one of the largest software companies in the Philippines in the 90s. He also co-founded several companies which included a BPO company, a call center, a medical transcription company and an IT recruitment company. After selling BusinessSummaries.com, Jojy has since been helping Filipinos set up online businesses.

    

Repeat customers/ client patronage is the name of the game of Jojy Azurin. Membership site is his specialty. This is the reason why Cross-Border with Paypal invited him as one of the trainers May 26, Aug 18 and Sept 29.

    

His teachings will spell a big different from being a small website to a consumer base website ready for worldwide market.

    

JOJY will be discussing the following topics for Cross-Border with Paypal:

    

Generation of Leads

Strategies on how what to sell and what to sell the world

Strategies for membership sign-ups.

Promotions and Best Deals Strategies.

Best Layout for Website customer experience.

Strategies on other platform applications.

 

www.bporeoacademy.com

How to become an REO agent, list REO properties, work for REO asset management companies, REO listing agent

How to become an REO agent is the question on many real estate agents mind. Listing REO properties provides a great source of income for Realtor’s. REO asset management companies provide the solution for banks in selling their foreclosed properties. They outsource this process to real estate agents and brokers to oversee the preparation of the property and the sale of the property to the end buyer.

The BPO REO Academy provides the best training for Realtor’s who are interested in profiting from the BPO REO industry. The BPO REO industry can provide a six figure additional income stream for Realtor’s. In today’s real estate market, real estate agents and brokers should be utilizing multiple strategies creating multiple streams of income in their business.

If you are a real estate agent or broker and interested in adding a huge income stream to your business, visit www.bporeoacademy.com and receive your FREE copy of the BPO REO manual sharing all the secrets to this lucrative industry, you will also receive FREE admission to the next workshop to learn all the secrets to being successful in this industry.

How to become an REO agent, list REO properties, work for REO asset management companies, REO listing agent

www.bporeoacademy.com

REO Renegades Home Study Training Course REO Training BPO Training

 

reo agents

 

How I Made $69,813 Selling

 

23 Homes in April, One of the Worst Months for Real Estate

 

Sales Ever Recorded

 

Now You Can Follow My Simple, Step-By-Step Guide To Break Into This

 

Lucrative Niche Market Without Spending A Fortune On Advertising

 

And Without Working Evenings Or Weekends EVER AGAIN -- 100% Guaranteed.

 

Dear Colleague,

 

It's no secret, the real estate market has changed. Foreclosures are up 115% over last year and

 

industry analysts predict that this is only the tip of the iceberg. The Mortgage Bankers Association of America has predicted that there will be as many as 7 million foreclosures in 2010, that's more than double the number of foreclosures in 2009. Many industry experts predict that there will be millions of foreclosures over the next 6 years while the real estate market ...

WHO IS JOJY AZURIN?

    

Jojy Azurin is the founder of BusinessSummaries.com, an online executive book summary service that he recently sold to one of the largest online content companies in the U.S.

Jojy started it as a side business in 2001 with only two people running it. After seeing it grow by leaps and bounds, he focused on building it and expanding to two other related sites called ContentSummaries and BestSummaries.com.

A graduate of B.S. in Mechanical Engineering at the University of the Philippines Diliman, Jojy was a full scholar and an active member of several school organizations. He also participated in the post-graduate Strategic Business Economic Program of the University of Asia and the Pacific (UA&P) in Ortigas Center.

Prior to starting BusinessSummaries.com, he was the founder and president of one of the largest software companies in the Philippines in the 90s. He also co-founded several companies which included a BPO company, a call center, a medical transcription company and an IT recruitment company. After selling BusinessSummaries.com, Jojy has since been helping Filipinos set up online businesses.

    

Repeat customers/ client patronage is the name of the game of Jojy Azurin. Membership site is his specialty. This is the reason why Cross-Border with Paypal invited him as one of the trainers May 26, Aug 18 and Sept 29.

    

His teachings will spell a big different from being a small website to a consumer base website ready for worldwide market.

    

JOJY will be discussing the following topics for Cross-Border with Paypal:

    

Generation of Leads

Strategies on how what to sell and what to sell the world

Strategies for membership sign-ups.

Promotions and Best Deals Strategies.

Best Layout for Website customer experience.

Strategies on other platform applications.

 

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Looking to Buy or Sell a home in the North Metro? Contact Patti Ann Kasper, GRI, REALTOR at 763-548-1418 or see the latest homes for sale and get real estate information at her website: www.PattiAnnKasper.com

Looking to Buy or Sell a home in the North Metro? Contact Patti Ann Kasper, GRI, REALTOR at 763-548-1418 or see the latest homes for sale and get real estate information at her website: www.PattiAnnKasper.com

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