We need to make these sites into assets for the community. Many of these developments are causing real hazards for their neighbors, with fences falling down on sidewalks, loose construction debris that can become deadly in high winds, and unsecured sites that are dangerous for children and an invitation to squatting.
Help the effort to convert local blight to community benefit by providing feedback and tracking the progress of each site.
Leave comments below on a individual site to update us on the conditions. If you call 311 about an issue, please leave a complaint number in the comment.
Showing posts with label Kensington. Show all posts
Showing posts with label Kensington. Show all posts
Tuesday, June 1, 2010
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.
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.
Monday, March 15, 2010
22 Caton Place, Kensington
(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.
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.
Sunday, March 14, 2010
231-233 Ocean Parkway, Kensington
(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.
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.
192 East 5th Street, Kensington
(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.
Friday, February 5, 2010
23 Caton Place, Kensington
(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.
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.
Tuesday, February 2, 2010
900 Coney Island Avenue, Kensington
(between Ditmas Avenue and 18th Avenue)
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.
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
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
(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.
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.
337 Ocean Parkway, Kensington
(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.
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
(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.
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
(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.
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.
Monday, February 1, 2010
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.
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
(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.
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.
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