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.
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.
Thursday, February 4, 2010
385 4th Avenue, Park Slope
(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.
Project Type: New buildingProject 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.
Wednesday, February 3, 2010
559 Carroll Street, Park Slope
(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.
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.
Tuesday, February 2, 2010
960 50th Street, Borough Park
(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.
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
(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.
561 11th Street, Park Slope
(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.
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
(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.
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
(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.
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
(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.
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
(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.
Project Type: New buildingProject 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
(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.
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
(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.
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
(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.
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
(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.
308 14th Street, Park Slope
(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.
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
(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.
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
(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.
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.
Monday, February 1, 2010
255 4th Avenue, Park Slope
(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.
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
(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.
150 East 2nd Street, Windsor Terrace
(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”).
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
(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.
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
(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.
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
(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.
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
(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.
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.
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