824 Friel Place, Kensington

(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.

85 3rd Street, Carroll Gardens

(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.

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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.

217-225 4th Avenue, Park Slope

(between President Street & Union Street)

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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

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

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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

(between Columbia Street & Tiffany Place)

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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

(NE corner of Columbia and Warren)

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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

(between 4th Avenue & 5th Avenue)

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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.

265 Ocean Parkway, Kensington

(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.