Stalled Development in the 39th Council District

137 Nelson St, Carroll Gardens

2010-08-20T11:45:00.000-07:00

333 Carroll Street, Carroll Gardens

2010-06-01T11:12:00.000-07:00

(between Hoyt and Bond Streets)

Project Type: Existing building

Project Description: Conversion of manufacturing building to residential, with additional floors built

Status: Frozen with vertical extension incomplete, Stop Work Order in effect

UPDATE: DOB adds to "Stalled Sites" list for extra monitoring: 2/16/2010

Background: The plan, initiated in 2005, was to convert and enlarge a historic manufacturing building to condos. The design was by architect Robert Scarano. The building was controversial because of its height and the impact on a landmarked block. The design was also challenged, as extensions that the architect called mezzanines were challenged as illegally expanding the permitted Floor Area Ratio. The DOB agreed and a Stop Work Order was issued in September 2006. Scarano was removed from the project and replaced by Karl Fischer. Permits expired, and after they were renewed, another SWO was issued because of after-hours work. There has been no activity since March 2008.

The project – nicknamed by blogs as the "Hell Building" – contributed to community demand for a downzoning. The Carroll Gardens/Columbia Waterfront Contextual Rezoning was approved in October 2009, and the DOB determined that the project was only 15% complete. Therefore, the project was not sufficiently advanced to be grandfathered under the previous zoning and construction was ordered ceased. The steel structure of the top floors remains but cannot be completed, and although permits are current the owner has not indicated when/if he will amend plans and remove the non-compliant structure.

824 Friel Place, Kensington

2010-06-01T11:10:00.000-07:00

(between East 8th Street and Coney Island Avenue)

Project Type: Existing building/renovation

Project Description: Rehabilitation of a 2 family home

Status: Open pit, no activity

UPDATE: DOB adds to "Stalled Sites" list for extra monitoring: 2/16/2010

Background: As a result of a tax foreclosure, the City took possesion of this 1-family home in 1990. In 2005, Just Homes LLC, a small developer, bought this property from the City and the Community Preservation Corporation as part of an affordable housing program. Plans for renovation and expansion of the building were approved in 2005 and amended in 2007, but there is no indication of a demolition permit. The building was either demolished or decayed, and all that remains are a pit with partial cement walls and a stoop that leads to nowhere.

Until recently, there was no construction fence, so access was open. A homeless veteran has been living in the pit. The Land Disposition Agreement between the City and Just Homes states the terms for default, which include failure to complete construction within a reasonable time period. There are 24 outstanding violations, but the site is not formally classified by the DOB as Stalled.

Councilmember Lander's office intervened, and now there is a new plywood fence and Common Ground's Street Outreach Program (funded by the City's Department of Homeless Services) arranged for a shelter placement and services for the homeless veteran. The property will be developed as part of an HPD affordable housing program.

174 Garfield Place, Park Slope

2010-06-01T10:28:00.000-07:00

(between 6th and 7th Avenues)

Project type: Existing building

Project description: None (vacant building)

Status: UPDATE 8/2010: Site sold to new developer who plans on building at the site. See Brooklyn Paper article here.

UPDATE: DOB adds to "Stalled Sites" list for extra monitoring: 2/16/2010

Background: In 2006 and 2007, partial demolition work was undertaken without a permit. The work ceased, and the building was sealed. The building has 15 unresolved violations, the most recent of which indicated that the brickwork and cornice are defective and loose. There have been complaints about the building being open and accessible, but the DOB has determined that it is sufficiently closed. Windows and doors are cemented, but the front yard is open and accessible, in poor shape and has debris. Permits have expired.

149 Kane Street, Cobble Hill

2010-06-01T10:26:00.000-07:00

(between Henry Street and Hicks Street)

Project Type: Existing building

Project Description: Extensive repairs required, not addressed

Status: Vacant and sealed

UPDATE: DOB declared "Stalled": 2/16/2010

Background: This townhouse has received 36 violations since 2005, with the vast majority due to unsafe conditions and continuing deterioration, including numerous façade cracks, a hanging cornice, cracks in the stairs, roof decking separation, and blocked exits. A full vacate order was served in May 2009 and a full Stop Work Order was served in July, with violations for failure to comply with the vacate order.

In September permit applications were filed for a full interior and exterior renovation, but the plans were disapproved. All windows and doors are cemented, a sidewalk shed is up, the scaffolding company’s sign indicates that the permit was valid 12/31/2009, but no DOB permits are posted and there is no activity.

100 Luquer Street, Carroll Gardens

2010-06-01T10:21:00.000-07:00

(between Hamilton Avenue and Clinton Street)

Project Type: New building

Project Description: Construction of new 11 story, 20 unit building

Status: Stop Work Order in effect

UPDATE: DOB added to "Stalled Site" list 2/19/2010

Background: This building project started in 2005. Designed by architect Karl Fischer, 100 Luquer Street is the tallest building in the area. Neighborhood residents have cited it as out-of-context and as a factor in the 2009 downzoning. The DOB has issued 19 violations for infractions including unprotected holes in floors, components not conforming to approved plans, unlicensed riggers, unsafe scaffolding, inadequate fencing, and lack of a sidewalk shed.

The exterior is significantly complete, but activity has stopped. There have been multiple Stop Work Orders. A violation was issued in August 2009 for failure to obey a Stop Work Order. The latest permit expired in October 2009. When we visited the site in late October, fencing was intact, and though some construction equipment remained onsite, there was no activity.

455 12th Street, Park Slope

2010-06-01T10:01:00.000-07:00

(between 7th and 8th Avenues)

Project Type: Existing building alteration

Project Description: Vertical enlargement, adding additional floor to 3 story, 6 family apartment building

Status: Partial Stop Work Order in effect

UPDATE: DOB adds to "Stalled Sites" list for extra monitoring: 2/16/2010

Background: Plans were filed in 2008 to add an additional floor. Gut renovations were undertaken. Violations were issued for unsafe working conditions. Inspectors noted men working on open flooring throughout the site, floors exposed and with no safety equipment. Stop Work Orders were issued in February 2009 due to unapproved plans and March 2009 for failure to provide guard rails around the floor openings. In October 2009 excavation of the backyard for a rear extension was halted due to failure to provide protection at the sides of the excavation, which was 8 feet deep.

359 3rd Avenue, Gowanus

2010-06-01T10:00:00.000-07:00

(between 1st and 3rd Streets)

Project type: Demolition, planned development site

Project description: Demolition of idle Con Edison building; planned for future development (no immediate plans)

Status: Portion of site in use; demo delayed but scaffolding installed late 2009

UPDATE: DOB adds to "Stalled Sites" list for extra monitoring: 2/16/2010

Background: Con Edison is demolishing a 1 story warehouse adjacent to its parking lot and plans to sell part or all of the property for development. Demolition permits were issued in mid-2009 but work did not proceed until early 2010. The site was where the Brooklyn Dodgers played in the late 19th and early 20th centuries, prior to building Ebbets Field. There is speculation that parts of the exterior wall are remnants of the Dodgers’ stadium, but others believe that the Dodgers’ stadium was fully demolished when the Dodgers left in 1912 and that the wall is from the stadium built for other teams shortly afterward. All agree that the site is important to baseball history, and Con Edison has promised to not demolish the historic wall.

In late December 2009 a sidewalk shed was erected. The adjacent parking lot is still actively used for Con Edison vehicles.

85 3rd Street, Carroll Gardens

2010-05-22T16:03:00.000-07:00

(between Hoyt and Bond Streets)

UPDATE: DOB declared "Stalled" 5/12/2010. Site in dangerous condition. Section of fence is down, providing easy access to site and exposure to unprotected pit. Violation for defective fence and expiration of fence permit 5/12/10.

Blog reader addition!

Project Type: New Building

Project Description: Construction Of a 5 Story 6 Unit Building

Status: Building infrastructure partially complete (open in front and back)

UPDATE: DOB adds to "Stalled Sites" list for extra monitoring: 5/10/2010

Background: In early 2007 the applicant filed for construction of a new 5 story building and demolition of the existing 2 story (plus cellar) home. However, they subsequently withdrew the application for the new building, and in September 2007 they filed a new application for an alteration to the existing building – adding two floors on top of the existing two floor building. This would have added 4,500 square feet to the existing 2,100 sf building, creating a total floor area of 6,630 sf.

Work began in June 2008, but a Stop Work Order was served in July; though the SWO was rescinded soon after, other violations were issued throughout the project for conditions such as excessive construction debris, inadequate plywood fencing that made the site accessible; expired fence permits, exposed electrical wiring, and unprotected excavation without shoring or bracing walls.

Neighbors reported that the building was being demolished and entirely gutted, but the DOB reported that the work was within the scope of the alteration plans.

As of our visit in March 2010, the building is open in the front and rear, with partial cement side walls and steel infrastructure. Neighbors report that there has been no activity for months, and that water is collecting and seeping into the adjacent property. There is construction debris in the front area, but the fencing is in place. It’s not possible to see the condition of the excavation in the rear.

22 Caton Place, Kensington

2010-03-15T10:28:00.000-07:00

(between Ocean Parkway and East 8th Street)

Project Type: New building

Project Description: Construction of a new 7 story, 58 unit building

Status: Fenced lot. No activity.

UPDATE 3/15/2010: DOB added to "Stalled Sites" list for extra monitoring

Background: Demolition of the previous building was started in 2005. Numerous violations were incurred during the demolition phase, citing non-compliant and damaged fencing, and failure to properly store combustible materials. The developer sought an upzoning from R6 to R7A to enable construction of an 8-story building. There was significant neighborhood opposition. Community Board 7 voted unanimously to disapprove the ULURP application, and the Borough President disapproved the application, recommending R7B instead. City Planning approved the R7B designation, and the developer modified his plans. Plans for a new building were filed in 2007. The design was by architect Karl Fischer.

The developer had difficulties obtaining financing. The site remained idle while permits expired and the job site fence continued to deteriorate. As of late 2009 there were 8 open violations and there is considerable debris on the lot. There is no activity but the site has not been declared as stalled.

231-233 Ocean Parkway, Kensington

2010-03-14T13:10:00.001-07:00

(between Church Avenue & Beverly Road)

Blog reader addition

Project Type: New Building

Project Description: Demolition of house and garage; Construction of 8 story, 12 unit residential building with below-grade parking

Status: Update 714/10: Portion of fenced collapsed.

Vacant Lot, Excavation backfilled, DOB “Stalled” classification

Background: In early 2008 plans began for demolition of a home and garage and construction of a new 8 story building. During demolition and excavation, there were numerous complaints and violations concerning defective and missing fencing.

The site was idle, permits expired in April 2009, and in July 2009 the DOB declared it as a Stalled Site.

In September 2009 the DOB filed an Emergency Declaration noting that the partial foundation had inadequate bracing and water had not been drained. The DOB ordered it backfilled to grade. The owner did not comply, so the city backfilled the excavation and installed a chain link fence.

As of an early March 2010 DOB inspection and our site visit, the lot was graded and fenced, with no activity.

217-225 4th Avenue, Park Slope

2010-03-14T13:09:00.000-07:00

(between President Street & Union Street)

Blog reader addition!

Project Type: New Building

Project Description: Construction of a 12 story, 40 unit condo building

Status: Vacant lot, Idle

Background: In 2000 the owner of the Brooklyn Lyceum – a former bath house turned into an arts and event space – and his business partner (Jean Miele, an architect), planned to build a new building on the adjacent lot. Due to financial difficulties, the Lyceum owner defaulted on his stake in the vacant lot, and ownership for the lot reverted to Miele. Miele decided to go ahead on his own, and in February 2008 he filed plans for construction of a 12 story, 40 unit, 61,000 sf condo building. The site was cleared in 2008 (including removal of a historic trolley car); excavation was initiated and then halted. There has been no apparent activity since then.

A website indicates that the owners are seeking development partners “to create a dynamic enclave tower of arts, commerce and residences.”

192 East 5th Street, Kensington

2010-03-14T13:08:00.000-07:00

(SW corner of Caton Avenue, formerly 417 Caton Avenue)

Blog reader addition!

Project Type: New Building

Project Description: Demolition of home and garage and construction of a pair of new homes

Status: Vacant Lot, Idle

Background: Two 2 story homes were bought and demolished in 2003, and the lots were merged. The demolition was left incomplete through 2003 and 2004, and there were numerous complaints and violations citing unsafe conditions. Part of one floor remained standing, debris and combustible material accumulated in front, and the plywood fence fell multiple times, leaving the site open and unguarded. A new owner acquired the site in 2005 and completed the demolition, and in they filed plans for the construction of two 3 story condo buildings designed by architect Henry Radusky.

No construction activity has taken place. The fence has been in disrepair during periods and neighbors reported that children were playing on the site, but as of our site visit in early March the fence is now secure and the lot is cleared.

103-105 Kane Street, Columbia Waterfront District

2010-03-14T13:06:00.000-07:00

(between Columbia Street & Tiffany Place)

Blog reader addition!

Project Type: New Building

Project Description: Construction of a 5-story 7 unit residential building with community facility

Status: Vacant Lot

Background: In early 2008, plans were filed for a 5 story building with a community facility. The zoning (R6) at the time allowed for bonus floor area (based on height or bulk) if a community facility is provided (though “community facility” is broadly defined to include medical offices); using that bonus, the developer filed for a 5 story, 16,000 square foot building, with a Floor Area Ratio (FAR) of about 4.0. Excavation was initiated in June 2008.

The Carroll Gardens/Columbia Waterfront Contextual Rezoning would have only allowed for a FAR of 3.0. The DOB inspected the site and determined that the foundation was not started, and a Stop Work Order was issued.

The site is idle, though not “stalled” under the DOB classification. The covering on the front fence is poorly maintained, but the fence is intact, the lot is in reasonably good condition, and there have not been complaints or violations.

75 Columbia Street, Columbia Waterfront District

2010-03-14T13:05:00.001-07:00

(NE corner of Columbia and Warren)

Blog reader addition!

Project Type: New Building

Project Description: Demo of commercial building; Construction of a 6 story 10 unit residential building

Status: Vacant lot, partially excavated

Background: On this corner lot, a one-story warehouse – vacant since at least 2006 – was bought for demolition and the construction of a new residential condo building. Planning began in 2007/2008, with demolition permits approved in January 2008 and underway later in the year.

On 9/15/2008, a Stop Work Order was issued during the demolition phase, as inspectors reported that there were no detailed plans for shoring the walls of the excavation so it wouldn’t damage an adjacent building. Guardrails were also not present to protect workers from the excavation. Limited work was permitted to proceed to install safety equipment.

In November 2008, the contractor presented amended plans, and guardrails were installed. The site was determined to be in safe condition and the SWO was rescinded.

The Carroll Gardens/Columbia Waterfront Contextual Rezoning, which was in development at this time, may have allowed for the height but not the bulk. The building plan was for a 6 story, nearly 20,000 sf building, with a Floor Area Ratio (FAR) of about 3.7. The maximum FAR under the new zoning is 3.0. Some other nearby developments were also stopped by the rezoning, though a couple of large ones had progressed far enough that they were allowed to proceed with plans that would have otherwise been out of compliance. This site had not advanced sufficiently and would have to be modified before proceeding.

Currently there is plywood fencing around the site. Inside, there is a dirt pit from the incomplete excavation, along with lumber, other debris and plant overgrowth. There is no current activity, permits are expired and the site is for sale.

277 1st Street, Park Slope

2010-03-14T13:01:00.001-07:00

(between 4th Avenue & 5th Avenue)

Blog reader addition!

Project Type: New Building

Project Description: Originally planned a 4 story 2 unit building (1999); new plan for a 4 story 5 unit building (2002)

Status: Building Infrastructure Partially Complete

Background: This project was initiated in 1999 but was significantly expanded in 2003. The 1999 plan was for a new 4 story, 2 unit, 4,000 sf building. The plans were withdrawn in 2003 and new plans were filed to build a 4 story, 14,000 sf building by merging adjacent lots. The plans refer to 3 units, but they may mean 3 units per original lot, thus totaling 9 units.

The Park Slope Rezoning halted work, but the DOB determined that it was sufficiently far along to proceed under the previous rules.

There have been several major safety violations:

- 2004: In May a violation was issued for failure to protect public and property affected by construction operations. The violation noted that one side of the excavation fence and a portion of the side yard had collapsed due to improper sheeting and shoring of the excavation and foundation. In June a violation was issued for failure to provide protection of sides of an excavation approximately 15 feet long in front of the building. In November a violation was issued for failure to provide protection at the side of excavation. Protection was not provided, and along one wall there was no sheeting, shoring or bracing. A Stop Work Order was issued.

- 2005: In May a violation was issued for work contrary to approved DOB plans; a crane was hoisting steel in the wrong position. The contractor also failed to have a permit signed off by an engineer. In December a violation was issued due to the lack of a sidewalk shed. The inspector noted that steel framing for the new building of approximately 50 feet in height had been erected without a sidewalk shed for protection of pedestrians on sidewalk. A Stop Work Order was issued.

- 2007: In March a violation was issued because the sidewalk shed did not meet building code specifications. The shed was missing lighting and a deck enclosure.

- 2008: In February a violation was issued for lack of guardrails along an opening on the roof terrace.

- 2010: In February another violation was issued because the sidewalk shed did not meet DOB code requirements. It was missing a parapet on the top of shed.

Permits are still active.

The building has 4 full floors and a fifth floor that may be a terrace or other structure.

187 7th Avenue, Park Slope

2010-03-14T13:00:00.000-07:00

(NE corner of 7th Avenue and 2nd Street; aka 501 2nd Street and 495-505 2nd Street)

Blog reader addition!

Project Type: Existing Building

Project Description: None (vacant building)

Status: Sealed, Vacant Building

Background: This classic Park Slope building was known mostly for the ground floor “Landmark Pub.” The pub closed in the late 1990s and the façade and apartments above fell into disrepair. Since 2003 there has been a steady stream of complaints and violations about the failure to maintain the building and deteriorating conditions. Reports indicate that window frames were splintered and that glass was broken and at risk of falling on the sidewalk.

The city erected an emergency sidewalk shed in 2007, but there were reports throughout 2008 and 2009 that the sidewalk shed was not being adequately maintained and was in Disrepair. Metal bars on the sidewalk shed were bent or missing, and there was a gap between the shed and the building.

In May 2009 then-Councilmember De Blasio intervened to get the sidewalk shed repaired. By January 2010, conditions had deteriorated again, the shed was in disrepair.

There are no active permits for the shed, and the building remains sealed.

23 Caton Place, Kensington

2010-02-05T10:19:00.000-08:00

(between Ocean Parkway & East 8th Street)

Project Type: New Building

Project Description: New Building, 8 Stories, 107 Units

Status: Partially finished building skeleton, stalled

UPDATE 8/2010: ECB violation for obstructed exits, building fined 4,000 on August 2nd. Unresolved.

UPDATE 3/15/2010: Contractor has done remedial work to clean and make site safe

Background: “Caton on the Park,” planned since 2004 and designed by architect Karl Fischer, has drawn considerable attention as emblematic of out-of-context development and the stalled construction issue. Community groups considered it to be too large for the local neighborhood, which is generally characterized by one- and two-family homes. The building elicited neighborhood protests and was a factor in the community seeking a contextual rezoning (approved in spring 2009).

From early on, there were numerous complaints about impact to neighboring properties, site safety and after-hours work. Multiple Stop Work Orders were issued – December 2005 because adjacent properties were not protected from the demolition work, September 2006 because the construction was not compliant with approved plans, February 2008 because of further damage to adjacent properties, and April 2008, when debris was ordered to be removed and an a construction fence be repaired or installed. The DOB determined the building was 40% completed.

Cost overruns and market conditions caused financing problems. In June 2008 the lender filed to foreclose on the property, and in August the mezzanine lender filed for bankruptcy. Corus Bank, which made the original mortgage loan, failed and that the debt has been sold to Starwood Capital Group, which has been maintaining the site but not yet indicated its longer-term plans. As of December 2009, the site had 52 active violations, and there was a new set of permits for remedial measures to make the site safe.

385 4th Avenue, Park Slope

2010-02-04T18:48:00.000-08:00

(between 6th and 7th Streets)

Project Type: New building

Project Description: Construction of new 11 story 51 unit residential building

Status: Stalled construction site; vacant lot

Background: This site was bought by controversial landlord Baruch Singer, who has specialized in buying distressed properties. He has sought to develop major new buildings, for example as co-investor of the Greenpoint Pencil Factory condo. In 2006, Singer bought this property in the South Slope and planned to develop an 11-story condo building. Singer hit financial trouble; in 2008 he renegotiated terms with the lender for this property, and subsequently the lender for the Pencil Factory called in its loan because that building wasn’t finished by its scheduled completion date.

The 4th Avenue project was declared Stalled in April 2009. The excavation was backfilled. Permits, which were renewed in mid-2009, expired in January 2010. There is no current activity, and the DOB considers the site secure and safe.

559 Carroll Street, Park Slope

2010-02-03T17:31:00.000-08:00

(between 4th and 5th Avenues)

Project Type: New building

Project Description: Construction of new 4 story residential building

Status: Undermined adjacent building; Stop Work Order issued; site backfilled, rakers and foot blocks installed; Declared stalled 12/10/2009.

Background: Plans for this 4 story residential building were initiated in 2007. A stop work order was issued in March 2008 because an adjacent building was undermined by the underpinnings operation. Remedial actions included drypack underpinning and the installation of rakers and heel blocks in support of the rakers. Subsequently, a violation was issued because there was no protection at the sides of the excavation.

The site was declared stalled in December 2009 and an emergency declaration was issued because the excavation was still undermining the adjacent property and the walls were bulging. The Emergency Declaration required that the excavation be backfilled. HPD reported that the owner was complying.

As of early February 2010, the site was backfilled, graded and fenced, and rakers whalers and heel locks were installed for temporary shoring to the adjoining property. The DOB reported that there is no immediate threat.

960 50th Street, Borough Park

2010-02-02T16:11:00.000-08:00

(between 9th and 10th Avenues)

Project Type: New building

Project Description: Demolition of a house and garage and construction of a new 5 story, 8 unit residential building

Status: Update 8/2010: No application on file for lighting power 7/23/10.

Proceeding

Background: Plans were filed in 2007 to build a new 5 story residential buidling. A Full Stop Work Order was issued in November 2008 because the excavation was causing damage to an adjacent property. The contractor was allowed to shore up and the foundation was pour a concrete foundation, the SWO was lifted in December. Additional SWOs were issued – February 2009 due to inadequate fencing to prevent public access to the excavation, and May 2009 because of additional site safety problems, including site fence defects and missing guardrails and handrails around the excavation. A violation was issued in October due to lack of permits for scaffolding at the top floor.

Permits were renewed in December 2009, and the building exterior is nearly complete.

900 Coney Island Avenue, Kensington

2010-02-02T16:10:00.002-08:00

(between Ditmas Avenue and 18th Avenue)

Project Type: Alteration/new building

Project Description: Alteration of a store & apartments to commercial & community facility; four story horizontal & vertical extensions (behind Domino's Pizza)

Status: Update 8/2010: violation issued for warped cellar doors 5/4/10.

Empty shell

Background: A small building housing a commercial storefront (currently Domino’s Pizza) and apartments was slated for a major expansion up and back, adding a 6 story commercial and community facility. The first permits were filed in 2001, but there was a gap of 5 years until zoning lots were combined and a new round of permits were filed. In the interim, a violation was issued for the operation of a school on the second floor of the existing building. Also in the interim, the owner filed for bankruptcy and his real estate holdings were contested by his spouse.

Work was resumed in 2006. The shell of the expansion was constructed, but a Stop Work Order was issued in October 2007 due to failure to protect the roof of an adjacent property. Though repairs were made and the SWO was rescinded in November 2007, work ceased and the permits expired in December 2007. There is no evidence of subsequent activity. The Domino’s is open, and the new section remains incomplete. The site was declared Stalled in June 2009. The DOB reports that there is no immediate threat.

716 Ditmas Avenue, Kensington

2010-02-02T16:09:00.001-08:00

(between East 7th and East 8th Streets)

Project Type: New building

Project Description: Construction of a new 3 story house of worship

Status: Vacant lot, no activity

Update 8/2010: tree debris on sidewalk preventing pedestrian access 6/22/10.

Background: Plans in 2003 indicate that a 2 story residence was going to be enlarged in the rear and converted into a facility for Congregation Tifereth Tomor Dvora Sfard, a Sephardic congregation on Ocean Parkway. It’s unclear whether or not the planned work was done, but in 2006 permits for a larger expansion (horizontal and vertical) were disapproved, and in 2008 the building was demolished. Plans for construction of a new 3 story synagogue were approved. Construction equipment was brought on site but no significant work was done, and now exists as a fenced, vacant lot.

The site was declared Stalled in July 2009. The mortgage owner, First Central Savings Bank, became insolvent, and in September 2009 Wachovia assumed ownership of the mortgage. As of December, all permits were expired, a tractor and construction equipment were on the site, and there was no activity.

561 11th Street, Park Slope

2010-02-02T16:07:00.000-08:00

(between 7th and 8th Avenues)

Project Type: New building

Project Description: Demolition of a 2 story residential building and garage and construction of a new 4 story 4-unit building

Status: Proceeding, nearing completion

Background: Demolition was undertaken in 2008 and plans were filed for a new residential building. A violation was issued in February 2009 for the lack of guardrails around the perimeter of the second floor, and a partial Stop Work Order was issued in April 2009 because there was no overhead protection at the entrance of the job site and no roof protection provided for adjacent properties. The safety measures were installed quickly and the SWO rescinded, but another partial SWO was issued in August because the workers using the scaffolding were not qualified. As of January 2010 the building was mostly complete and construction was proceeding.

527 Court Street, Carroll Gardens

2010-02-02T16:06:00.002-08:00

(between Garnet and West 9th Street)

Project Type: New building

Project Description: Demolition of 3 story building and construction of new 7 story, 18 unit building

Status: Proceeding

Background: This building was started in 2007. Multiple Stop Work Orders were issued throughout the history of the project. A Stop Work Order for the New Building was issued in April 2008 and violations were served for failure to protect people and properties affected by the demolition. Demolition was allowed to proceed. A full Stop Work Order in September 2008 cited failure to protect adjacent buildings during the demolition and excavation, inadequate means of exiting the excavation (10 feet deep), lack of guard rails around the excavation and hanging electrical wires, and the excavation was dug into the adjacent property. Additionally, the construction fence was found to be inadequate and the site was not properly secured. After a violation for failure to comply with the SWO, remedial safety measures we

re undertaken and the SWO was lifted in October 2008. Another SWO was issued in April 2009 due to lack of handrails throughout the site and guardrails at various locations, and an SWO was issued in June 2009 for failure to extend the chimney to protect adjacent roofs. This SWO was rescinded in December, but less than one week later an SWO was issued due to inadequate scaffolding and the lack of a licensed rigger. As of the end of December, the SWOs had been rescinded and the building was nearing completion.

455 Smith Street, Carroll Gardens

2010-02-02T16:06:00.001-08:00

(between Luquer and Nelson Streets)

Project Type: Demolition / Development Site

Project Description: Demolition of warehouse; no known development plan

Status: Stalled Construction Site. Partial Stop Work Order in effect.

Background: The owners had planned to demolish an abandoned warehouse known as the Vichar/Abadhi warehouse, previously used by 47th Street Photo. In February 2009 multiple Stop Work Orders were issued due to the failure to provide a fence and overhead protection, the presence of flammable, combustible material during demolition, and the lack of an adequate site safety plan. The site was declared Stalled in April 2009, noting that the demolition was in progress. The site, which is adjacent to the Public Place development site, is contaminated due to prior industrial use. During the summer, the site was drilled for wells to remove oil contamination, while the partially demolished building continued to deteriorate.

In August 2009, major portions of the building collapsed. No one was injured, but parked vehicles were damaged by the falling debris, and asbestos dust was distributed. Demolition was expedited and debris removed. It was declared Stalled in October 2009. By the end of 2009, all demolition had been completed, the site was fenced, not graded.

Prior to any future use the land will have to be extensively remediated under New York State Department of Environmental Conservation supervision. There are no imminent development plans.

430 Carroll Street, Gowanus

2010-02-02T16:05:00.001-08:00

(between 3rd Avenue and the Gowanus Canal)

Project Description: Development of sites along the Gowanus Canal

Project Type: Existing buildings and development site

Status: No activity. Sites for sale.

Background: Developer Shaya Boymelgreen and investors began planning Gowanus Village, a major residential development, in 2004. They bought three large parcels of land along the east side of the canal; two adjoining lots are between Carroll and 1st Streets, and the third is across the street on the 1st Street side. The site contained former manufacturing and industrial buildings, with prior uses that including a printing ink company, manufacturer of electrical equipment, a plumbing contractor, a truck storage facility, an auto repair facility, an auto wrecker, a sheet metal processor, an oil company and a storage facility. One of the remaining buildings was a historic red brick power station.

Boymelgreen hit financial trouble and was bought out by developer Isaac Katan and the original co-investors, Africa-Israel, which put the sites up for sale in early 2008. The buildings on the sites are deteriorating. A 2006 violation noted failure to maintain one of the buildings, which had hazardous conditions including bricks missing from the lintel above the garage door, the façade cracked and bulging, leaning brick columns and cracked mortar joints. Subsequent violations indicate that the defective conditions are continuing. The sites are not classified as Stalled.

400 15th Street, Park Slope

2010-02-02T15:33:00.001-08:00

(between 7th and 8th Avenues)

Project Type: New building

Project Description: New 5 story 18-unit residential building

Status: Full Stop Work Order in effect

UPDATE

8/2010: ECB violation for water in cellar, cite is well fenced 5/12/20

2/4/2010: HPD removed the unbraced concrete walls on the 3rd floor and installed a sidewalk shed. DOB reports that there is no immediate threat

Background: In 2004 demolition of a 1 story commercial building was undertaken and a new 5 story residential condo building was planned. The site is directly across the street from the Park Slope Armory. Through 2004, 2005, 2006 and 2007, neighbors at the rear and side of the property reported that the excavation work undermined their yards, but inspectors did not substantiate the complaints and did not issue violations until 2007.

Multiple Stop Work Orders have been issued: July 2005 due to a report of damage, March 2006 because the neighborhood underwent a downzoning and this building was not sufficiently advanced to be grandfathered (though only 15% complete, the Board of Standards and Appeals approved the developer’s request to proceed due to financial hardship in complying); May 2007 because the adjacent building had cracks and there was movement into the excavation site; February 2008 because the scaffolding did not have adequate safety equipment; and January 2009 because the revised plans were not in compliance with the zoning. The site was declared Stalled in December 2009.

An Emergency Declaration was filed due to unbraced cement walls at the 3rd story, fencing was inadequate and the building was open and accessible. The Department of Housing Preservation and Development was brought in to remove the unbraced walls on the 3rd floor and install protective materials on the roof.

3705 14th Avenue, Borough Park

2010-02-02T15:32:00.001-08:00

(between 37 Street & Old New Utrecht Road)

Project Type: New building

Project Description: Construction of a new 3 story ambulance garage, dispatch and training facility

Status: Foundation construction to restart, site is secure.

Background: A car repair shop and car wash was demolished, and permits for a new commercial building for the non-profit volunteer ambulance corps Hatzolah were issued in 2006. The foundation was begun but a stop work order was briefly issued in July 2009 because of issues with the construction fence. As of our visit in November 2009, a tractor and miscellaneous construction equipment were on site, the fence was intact, and the site was secure. Work on the foundation is supposed to restart soon.

Hatzolah is a non-profit volunteer medical service that works to save lives in the Borough Park community and beyond. If you would like to find out more about the organization, visit www.bphatzolah.org.

364 Henry Street, 129 Congress Street, Cobble Hill

2010-02-02T15:31:00.001-08:00

(NW corner of Henry and Congress Streets)

Project Type: Existing building

Project Description: Planned interior alterations and external repairs on buildings in landmark district.

Status: Stalled. Building decaying. Stop Work Order in effect.

Update 8/2010: EBC violation, sidewalk shed does note meetin building code specification 7/29/10, EBC violation, sidewalk shed not illuminated 6/23/10, EBC violation, expired shed permit 7/30/10, EBC violation, no fences permit 7/30/10.

Update 2/19/2010: Work has been stopped by DOB due to various compliance issues. DOB added to Stalled Site list 12/30/2009, found no immediate threat.

Background: These two adjoining buildings have had structural defects dating back to 2001, when violations were issued for cracks in the façade and hazardous, defective masonry. Architect Robert Scarano was hired to design modifications to the building, which is located within a Landmarked district.

The buildings have been reported as vacant since 2004. Complaints and violations continued for years, noting failure to maintain the building, failure to maintain the sidewalk shed, construction of an illegal curb cut, expired permits, work without permits, and defective/exposed electrical wiring, among others. A Stop Work Order issued in April 2009 was partially rescinded to allow remedial safety measures, but additional work was undertaken and the owner was issued a violation for failure to obey the SWO.

Our site visit in November 2009 showed the site to be in poor condition, with debris throughout the property and idle construction equipment. By December 2009, the site was declared Stalled and there were 23 outstanding violations.

340 Court Street, Carroll Gardens

2010-02-02T15:28:00.003-08:00

(between Union and Sackett Streets)

Project Type: New building

Project Description: Demolition of Long Island College Hospital building (former International Longshoremen’s Association health center) and construction of a 7 story residential building and 11 townhouses

Status: Stalled construction site. Hole remains. Foundation in place.

Background: The Clarett Group bought the former LICH/ILA building in 2007 in order to demolish it and build the “Collection at Court Street,” consisting of a 7 story condo building facing Court and Union Streets and a set of small-scale townhouses and single-family condos on the Union Street and Sackett Street sides. Neighbors coalesced to oppose the building on the grounds that the Court/Union section is too tall for the neighborhood. The design was also controversial; though the community was pleased about the townhouses, the frontage of the larger building facing Court Street was considered too bulky and a color (grey) that is out-of-context with the general neighborhood (although an older out-of-context building owned by the Mormon church is across the street).

The demolition was undertaken and a significant portion of the foundation for the main building was installed. Clarett hit financial trouble and halted the project in November 2008. There were early complaints about the condition of the site, but the developer removed equipment, cleaned the site and removed the sidewalk sheds in order to remove street parking restrictions. In April 2009 it was declared Stalled, with part of the lot at grade and part with a foundation and slab with subsurface walls shored by metal rakers.

The Carroll Gardens/Columbia Waterfront Contextual Rezoning was approved in October 2009, and the main building would be slightly taller than the maximum allowed. Clarett appealed to the Board of Standards and Appeals. The Community Board endorsed the application, and BSA approved it in February 2010. The developer renewed the building permits but has no immediate plans to restart the project. The site remains in good shape, is well-lit and secure. The developer has been meeting with DOB's Stalled Sites Unit and submitted a Safety Monitoring Plan.

337 Ocean Parkway, Kensington

2010-02-02T15:28:00.001-08:00

(between Beverly Road and Avenue C)

Project Description: None

Project Type: Vacant building

Status: Vacant, decrepit

Background: The Department of Buildings began to issue “Failure to Maintain” violations in 2001 due to broken windows, and the records indicate that this 2 family house has been vacant since 2005. The district is landmarked. There have been complaints that the building is unguarded and open, and that there have been squatters, but the DOB reports that it is sealed.

336 Dahill Road, Kensington

2010-02-02T15:13:00.001-08:00

(between 37th Street and 15th Avenue)

Project Type: New building

Project Description: construction of new 5 story, 4-unit building (MID-2008)

Status: Stalled construction site, excavation backfilled

Background: The project was initiated in 2007. The demolition damaged the walls and chimney of the adjacent home, and water seeped into the basement. A Stop Work Order was issued in April 2008. The excavation was backfilled. Violations were issued due to site safety and damaged fencing. In July 2009 the site was declared Stalled and noted as abandoned.

An Emergency Declaration was issued 8/24/2009 to grade and fence the site, noting “Open Unbraced Foundation Past the Point of Influence.” The site was classified as unsafe for months. The owner was non-compliant. The work was completed by HPD and the site was found safe 1/12/2010.

All permits are expired.

324 East 3rd Street, Kensington

2010-02-02T15:12:00.001-08:00

(between Albemarle Road & Church Avenue)

Project Type: Existing building

Project Description: Conversion from 2 family to 4 family

Status: Update: violation for working without a permit 6/22/10

Stop Work Order in effect

Background: In 2004 the owner planned to enlarge this home from two families to four. Portions of the work were not in compliance with approved plans. A Stop Work Order was issued in August 2009. The rear yard has a 5-foot-deep excavation with exposed posts. There are 6 violations outstanding.

308 14th Street, Park Slope

2010-02-02T15:11:00.001-08:00

(between 5th and 6th Avenues)

Project Type: New building

Project Description: Demolition, construction of new 5 story residential building

Status: Stalled construction site

Background: This building project was initiated in 2005. Demolition in 2006 caused damage to the adjoining home’s wall, and a Stop Work Order was issued. After being rescinded, four more SWOs have been issued; issues included expired demolition permits, failure to provide an adequate fence and overhead protection, and damage to the adjacent property.

In April 2009 the site was declared Stalled. The demolition had been completed to the foundation stage and a small portion of an external superstructure was built. The excavation was deteriorating but there was no immediate risk and the fence was secure. There are 13 active violations.

287-289 13th Street, Park Slope

2010-02-02T15:10:00.001-08:00

(between 5th and 6th Avenues)

Project Type: New building

Description: Demolition of two 2-family houses, construction of new 5 story, 8 unit building

Status: Stalled, vacant lot

UPDATE 8/2010: graded and fenced 7/16/10; EBC violation for failure to obtain permit (permit expired) 5/10/10.

UPDATE 2/19/2010: DOB added to "Stalled Site" list 1/11/2010

Background: The houses lay vacant since 2004. Some unpermitted demolition or construction work was reported. Demolition conducted in 2007 caused damage to homes on both sides. The wall of one of the adjacent homes damaged the wall and allowed water seepage. On the other adjacent home, the demolition caused structural damage. A Stop Work Order was issued in September 2007, allowing only remedial work to waterproof and to shore up the adjacent walls. The site remained in this condition through the winter, exacerbating the damage. The owner had financing difficulties and the contractor terminated the job.

The city undertook remedial measures, including installing temporary waterproofing and digging a trench, but water continued to seep into the neighbor’s basement. The project was declared Stalled in September 2009. The lot is fenced and the temporary protections remain, including metal rakers bracing the supporting wall on the adjoining structure.

267 6th Street, Park Slope

2010-02-02T15:07:00.000-08:00

(NE corner of 4th Avenue and 6th Street)

Project Type: New building

Project Description: Construction of new 12 story, 107 unit building

Status: Stalled. Partial foundation. Lot for sale

Background: This Karl Fischer-designed building was initiated in early 2008. The demolition Excavation was undertaken, and remediation was necessary due to prior use (car repair and garage). Piles were drilled and driven for the foundation. A full Stop Work Order was issued in June 2008 because the work was found to be out of compliance with the approved plans. The SWO was rescinded in July but another SWO was issued in September 2008.

In April 2009 the site was declared Stalled at the excavation stage. There were repeated reports of standing water and a violation was issued for failure to drain rainwater. As of late December, the excavation remained exposed and water had frozen. Permits were renewed. A “For Sale” sign is posted.

255 4th Avenue, Park Slope

2010-02-01T10:29:00.001-08:00

(between Carroll Street and Garfield Place)

Project Type: New building

Project Description: Construction of new 12 story, mixed use and residential condo building, 41 units

Status: Stalled superstructure. Partial Stop Work Order in effect, building significantly complete.

UPDATE 2/3/2010: DOB reports work in progress

Background: Started in 2005, this building was designed by the controversial architect Robert Sarano. Work proceeded but numerous violations were issued due to site safety issues, failure to safeguard the public, and inadequate fencing, among others. The site was declared Stalled in September 2009, and it was declared unsafe. Remedial repairs were made, and as of late December the DOB reported that there was no immediate threat. Some work has been permitted to proceed.

265 Ocean Parkway, Kensington

2010-02-01T10:29:00.000-08:00

(Between Beverly Road and Avenue C)

Project Type: New building

Project Description: Construction of new 8 story, 15 unit building

Status: Complaints of unsafe working conditions 7/2/10, full stop work order; complaint of work continuing with full stop work order, no ongoing work at time of inspection 7/2/10; EBC violation for unsafe conditions 7/2/10.

Background: Started in 2007, this building has had numerous complaints and violations, principally concerning site safety. A Stop Work Order was issued in September 2009 due to inadequate scaffolding, lack of netting, and lack of a sidewalk shed. Remedial repairs were undertaken and the SWO was rescinded in December.

161 East 7th Street, Kensington

2010-02-01T10:27:00.001-08:00

(between Kermit Place and Caton Avenue)

Project Type: New building

Project Description: New 5 story building

Status: Stop Work Order (non-conforming under new zoning district)

UPDATE 1/07/2010: DOB reports site found safe; previous fence issues resolved

Background: The project was initiated in 2007. Following a zoning amendment in March 2009, the plan was determined to be non-conforming and a Stop Work Order was issued. Approximately 20% of the foundation was complete.

Our site visit in late October revealed that the site is in poor shape, with significant debris inside, the plywood fence deteriorating and overgrowth outside. Most of the overgrowth was removed in November. Permits are expired and the excavation is deteriorating.

150 East 2nd Street, Windsor Terrace

2010-02-01T10:26:00.000-08:00

(between Greenwood Avenue & Fort Hamilton Parkway)

Project Type: New building

Project Description: New 3 story 5 unit building

Status: Stalled construction site

UPDATE 1/27/2010: Site found safe; previous fence issues resolved

Background: the project was initiated in September 2007. Excavation was undertaken and part of the foundation was built. The site was declared stalled in July 2009. The fence was damaged, but when the inspector arrived it was in the process of being fixed and no violation was issued. Permits are current and although an inspection on 1/29/2010 indicated that the excavation has not been backfilled and the foundation walls are unbraced, a new fence is in place and the site is clean and secure (DOB: “No immediate threat”).

1270 44th Street, Borough Park

2010-02-01T10:25:00.002-08:00

(between 12th and 13th Avenues)

Project type: New building

Project description: Demolition of 4 story building, construction of a new 4 story, 6 unit building

Status: Stalled construction site

Background: An application for a new building permit was filed in 2005, but demolition permits were not issued until 2008. Demo and excavation was undertaken, but permits expired in April 2009. In July 2009 the site was declared stalled. The inspector reported that the excavation was deteriorating, that a fence was up but the site was closed and there was no activity. The first inspection indicated that there was no immediate threat, but three weeks later the inspector reported that the fence was defective and the site was unsafe. A violation was issued declaring a failure to maintain building walls. The excavation, approximately 12 ft deep, and the foundation walls are installed but not braced, making structural stability questionable.

In August, the inspector spoke with the contractor, who said that there was no money, and an emergency declaration was required to backfill the excavation. An inspection in December 2009 reported that the site was backfilled and a heavy corrugated metal fence was in place and secure. There are five outstanding violations.

138 Sackett Street and 211 Columbia Street, Columbia Waterfront District

2010-02-01T10:25:00.000-08:00

(near corner of Sackett Street and Columbia Street, with existing building fronting Columbia Street and open lot fronting Sackett Street)

Project Type: New building

Project Description: Construction of new 11 story building (10 dwelling units + retail)

Status: Frozen, no activity, not in compliance with rezoning.

Background: Permits for a new, 11 story building were issued in 2007, demolition of an existing structure was planned, and a sidewalk shed was installed. The roof was demolished, but the wall of the adjacent building was not protected and has had water damage. A Stop Work Order was issued in mid-2008 and was partially rescinded only to allow weatherproofing and masonry repairs. The developer opposed the changes in the 421a tax exemption law, which would have necessitated affordable housing units, and he put the site up for sale but couldn’t find a buyer. He subsequently reported that he was considering building new townhouses instead.

Meanwhile, the Carroll Gardens/Columbia Waterfront Rezoning was undertaken, and the previously-planned tall building would be out-of-compliance and cannot proceed. Under its new R6A zone, the maximum height can be 70 feet. The sidewalk shed permits were renewed in December 2009, but no new building plans have been filed.

1244 48th Street, Borough Park

2010-02-01T10:24:00.000-08:00

(between 12th and 13th Avenues)

Project Type: Existing building

Project Description: Horizontal and vertical enlargements

Status: Stop Work Order in effect

Background: This project is to enlarge an existing building and convert it to a medical office and 2-family residence. Two complaints were filed concerning illegal work and encroachment onto a neighbor’s property, but the DOB inspector did not find a violation. Two violations and a partial Stop Work Order were issued in September 2009 citing immediately hazardous conditions, noting that the sidewalk shed did not have cross-bracing in the rear, which are needed for stabilization. The violations were issued at an aggravated level. There is no reported compliance on the DOB system.

1218 Prospect Avenue, Windsor Terrace

2010-02-01T10:23:00.000-08:00

(between Vanderbilt Street and Reeve Place)

Project Type: New building

Project Description: Construction of a new 4 story 9 unit building

Status: Proceeding

Background: Started in 2008, this project has received violations and Stop Work Orders but was not declared stalled. Problems included a failure to undertake the demolition in a safe and systematic manner, failure to safeguard the public, water damage caused to an adjacent building, and lack of guardrails. A Stop Work Order was issued in November because expired permits were posted, but permits were being renewed and the SWO was rescinded in December.

1061 52nd Street, Borough Park

2010-02-01T10:22:00.000-08:00

(between Fort Hamilton Parkway and 11th Avenue)

Project Type: New building

Project Description: Construction of a new building to serve as an annex to adjacent public school

Status: Resumed

Background: This site was initially slated for construction o a new 7 story, 42 unit residential building. Permits were filed in 2002 and 2003, demolition proceeded, but then activity ceased and the site remained idle. In 2006 the DOB reported that the site was abandoned, leaving a 120 foot x 120 foot hole that was accumulating water and posed safety concerns for students at the adjacent school as well as neighbors. The plan for a residential building was abandoned, and the property was acquired by the School Construction Authority in order to build a new 5 story building that would serve as an annex to P.S. 160, the adjacent school that faces Fort Hamilton Parkway. There were delays due to zoning questions, and the site was declared stalled in May 2009. The excavation continued to deteriorate and water accumulated again. The excavation was unsafe and abutted the schoolyard, creating potential risk if children scaled the fence.

The DOB's outreach to the owner (the School Construction Authority) resulted in removal of stagnant water, grading and fence corrections. New permits were issued in November and December 2009, and as of January 2010 construction work has resumed.

100 Congress Street, Columbia Waterfront District

2010-02-01T10:19:00.000-08:00

(between Hicks and Columbia Streets, alongside the BQE)

Project type: New building

Project description: Several commercial buildings were demolished to make way for the construction of a new 6 story residential building.

Status: Proceeding

Background: Demolition and new building permits were issued in 2008 and demolition work advanced. The DOB received complaints about work being done without permits, unsafe worker conditions, and impediments to the sidewalks. Inspectors for most of these complaints did not see the conditions reported in the complaint, and therefore did not issue violations. However, in the latter half of 2008 work came to a halt.

In August 2009, the DOB declared the site as stalled at the excavation phase. Permits remained current and “non-daily” work resumed to build the foundation and a steel superstructure for the base of the building.

By the end of 2009, construction had proceeded significantly, with exterior walls on the lower floors and a steel superstructure rising to the 5th floor. The DOB issued violations for inadequate fencing and worker safety concerns, but inspectors were satisfied that remedial measures were being taken.