Professional Documents
Culture Documents
Blight Study
Prepared for: Empire State Development Corporation 633 Third Avenue New York, NY 10017 Prepared by: AKRF, Inc.
July 2006
Table of Contents
Executive Summary ......................................................................................................................................................... i A. Introduction and Analysis Framework .............................................................................................................A-1 B. Historical Context and Overview of Current Conditions .........................................................................B-1 C. Physical and Use Characteristics of Properties on Project Site ............................................................... C-1 D. Crime Rates ......................................................................................................................................................... D-1 E. Benets of the Proposed Project ..................................................................................................................... E-1 F. Property Ownership ........................................................................................................................................... F-1
Appendices
Appendix A: Summaries of Structural Condition Surveys (LZA Technology) Appendix B: Supporting Tables Appendix C: Brooklyn Heights Courier Article
EXECUTIVE SUMMARY
This report nds that the 22-acre area proposed for the Atlantic Yards Arena and Redevelopment Project (project site) is characterized by blighted conditions that are unlikely to be removed without public action. As described in the report, ve of the eight blocks on the project site (Blocks 927, 1118, 1119, 1120, and 1121), comprising approximately 63 percent of the total square footage of the site, are located within the boundaries of the Atlantic Terminal Urban Renewal Area (ATURA). Created in 1968 as an expansion of the 1963 Fort Greene Urban Renewal Plan, the Atlantic Terminal Urban Renewal Plan found approximately 104 acres of land to be sub-standard and unsanitary in a variety of ways and aimed to eradicate the blighted conditions through actions such as: removal of structurally unsafe, substandard and deteriorated and deteriorating buildings, elimination of negative environmental conditions, removal of impediments to land development (i.e., multiplicity of ownership), and provision of new housing for low and moderate income families built to high standards of design. The City has issued a series of amendments to the original ATURA Plan since its creation in 1968, but the basic goal of eradicating blight has remained the same. In 2004, the City issued the tenth and most recent amendment to the Plan. The 10th amendment cites a continued presence of blighted conditions in parts of ATURA and extends the duration of ATURA for another 40 years. The goals outlined in that tenth amendment, which are similar to the goals outlined in earlier versions of the Plan, include: Redevelop the Area in a comprehensive manner, removing blight and maximizing appropriate land use. Remove or rehabilitate substandard and insanitary structures. Remove impediments to land assemblage and orderly development. Strengthen the tax base of the City by encouraging development and employment opportunities in the Area. Provide new housing of high quality and/or rehabilitated housing of upgraded quality. Provide appropriate community facilities, parks and recreational uses, retail shopping, public parking, and private parking. Provide a stable environment with the Area which will not be a blighting inuence on surrounding neighborhoods. Over the past four decades conditions throughout most of ATURA have greatly improved and achieved the objectives of the earlier Urban Renewal Plansrst through a series of public investments and later, through public encouragement of private investment. ATURA blocks immediately north of Atlantic Avenue, neglected for years prior to ATURA designation and slow to develop even after ATURA designation, now contain the Atlantic Center and Atlantic Terminal shopping centers, the Bank of New
JULY 2006
7.10.06
TT PL . S ELLIO
4T
BARUC
H PL.
FU
GATES
LT ON
AV E.
HA VE
TLAND S. POR
E PL . FT. GREEN
AT
LA
927
NT
ACA
IC
DEM
AV E
Y PA
CUMBE
RK P L.
ST .
S. OXFO
AV E.
. ON AV E CARLT
RLAND
RD ST .
CLERMO
ST .
1118
AV E . 5TH
VANDE
NT AV E
V E. RBILT A
1119
AV E .
ATLA
NTIC
AV E .
6TH
1120 1127
PAC
IFIC
ST .
BE
RG
EN
ST .
1128
LTO
DEA
1121
N AV CAR E.
FL AT BU SH E AV
HA
ST
N ST
VE
RR
EN
ST
PR
OS
PE
CT
PL .
Project Site Serious Sidewalk Degradation Properties Exhibiting One or More Blight Characteristics
200
VAN D
WA
6TH
ERB IL
AV E
T AV
E.
SP L.
5T
MA
RK
1129
400 FEET
SCALE
JULY 2006
iii
JULY 2006
iv
JULY 2006
A-1
6.29.06
AT LA
NT
IC
AV
E.
N
FU LT ON ST .
S. ELLIO
FORT G REENE PL .
TT PL .
GATES
AVE.
S. PORTL
927
PA CIF IC ST .
S. OXFO
E. AND AV
CUMBE
RD ST .
AVE .
1118
RLAND ST.
CARLT ON AVE
VE
DE
5TH
CLERMO
AN
HA
ST .
1119
VANDE
4T
NT AVE
VE. RBILT A
CLINTO
ST
6TH
AVE.
FL AT BU SH E AV .
1120 1127
N AVE.
.M
AR
KS
PL .
. HA VE
1128
BE RG EN ST .
1121
ATLA
NTIC
AVE .
5T
WA
RR
EN
1129
AR .
PE
A VE
PR BA
OS
CAR
LTO N
KS
AV E
A VE
ST .
ST
PAC
IFIC
.M
ST.
PA
RK
PL
VAN
ST
DER
LT
IC
BILT
CT
DEA
PL
N ST .
BER
GEN
ST.
200
400 FEET
SCALE
Project Site
Figure 2
Atlantic Terminal Urban Renewal Area (ATURA) Conditions Prior to Urban Renewal Designation
The area in the vicinity of the intersection of Atlantic Avenue and Flatbush Avenue was identied as blighted and in need of revitalization more than 50 years ago. In 1954 the City Planning Commission revised the Citys master plan and designated fty sections of the City as being blighted or otherwise suitable for new residential construction.1 The section along Atlantic Avenue and the LIRR right-ofway was one of them. Again in 1958 the area around the LIRR Brooklyn terminal became the subject for renewal plans. As hopes for a new Dodger stadium in the area faded, John Cashmore, Brooklyn Borough President at the time, recommended to the Mayors Committee on Slum Clearance, headed by Robert Moses, that a 21.5 acre site bounded by Hanson Place, Flatbush Avenue, Atlantic Avenue and Cumberland Place be the location for a Title I project.2 Title I of the Housing Act of 1949 gave cities the power of eminent domain to facilitate clearance of slums and removal of blight. In 1962, the City Planning Commission and the Brooklyn Borough Presidents ofce undertook a study of the need for renewal in an area known as the Hub which contained a heavy concentration of railroad, subway, commercial and automobile facilities near the intersection of Atlantic Avenue, Flatbush Avenue and Fourth Avenue. The area was described as an inharmonious mixture of proud buildings set among old decaying tenements and blighted storefronts.3 Aside from the transportation infrastructure, the dominant land use in the area was the Fort Greene wholesale meat market which was described as congested and antiquatedconsisting of sixty narrow two- to four-story buildings, most of which were homes back in the gaslight era.4 Abe Stark, the Brooklyn Borough President at the time, hoped to see government-aided middle income housing and private housing in the area as part of a projected $150 million improvement project (which is the equivalent of about $1 billion in todays dollars). The planners of that era recognized that institutions like the Brooklyn Academy of Music and the Williamsburgh Savings Bank could serve as anchors for the new neighborhood.
1 2 3 4 50 Sections Listed in Rehousing Plan, New York Times, December 31, 1954. New York Times, December 8, 1958. Renewal Studies in Brooklyn Hub, New York Times, August 3, 1962. Ibid.
JULY 2006
B-1
Atlantic Yards Arena and Redevelopment ProjectBlight Study Designation of the Urban Renewal Plan
The growing concern for the blighted conditions in the hub area led to the Citys designation of a 20-block section of the Fort Greene neighborhood as the Fort Greene Market Urban Renewal Area in 1963. The New York City Planning Commission found the area to be sub-standard and insanitary by reason of deteriorated buildings, inadequate street design, and incompatible land uses, and deemed the area appropriate for urban renewal under the Citys Urban Renewal Law. The newly designated urban renewal area was named the Fort Greene Market Urban Renewal Area after the Fort Greene meat market, which was located just east of the LIRR Terminal. The area was bounded by State Street, Hanson Place, Greene Avenue, Clermont Avenue, Fulton Street, Vanderbilt Avenue, Pacic Street, 4th Avenue, Atlantic Avenue, and Third Avenue. As shown in Figure 3, several blocks of the proposed project site (927, 1118, 1119, 1120, and 1121, comprising approximately 63 percent of the total square footage of the project site) are located within the boundaries of this early Fort Greene Urban Renewal Area. Despite the renewed interest in the area created by the urban renewal designation and the Citys master plan, there was no immediate improvement. In September 1965, a New York Times article reported 43 vacant storefronts on Flatbush Avenue between DeKalb Avenue and Grand Army Plaza. Fourteen of those deserted stores were located in the single block between Hanson Place and Schermerhorn Street, where there had formerly been national chain stores such as Adler Shoes, Florsheim Shoes, and Crawford Clothes. In 1968, the urban renewal area was expanded to include three additional blocks and two partial blocks at the northern and eastern sections of the Fort Greene Urban Renewal Area (see Figure 3). These additional blocks were added for various reasons, including: to eliminate blighting inuence on surrounding areas; to permit street widening; to provide for elimination of existing substandard conditions; and to allow owners of substandard residential buildings to obtain Federal home improvement loans. With this expansion, the Fort Greene Urban Renewal Area was renamed the Atlantic Terminal Urban Renewal Area (ATURA). In total, ATURA comprises approximately 104 acres of land. Five of the eight blocks that make up the proposed project site are located within the boundaries of ATURA. The project site blocks make up approximately 13 percent of ATURA. As stated in the 1968 Urban Renewal Plan (the Plan), the Plans objectives were: Removal of structurally substandard buildings; Elimination of negative environmental conditions; Removal of impediments to land development (i.e., multiplicity of ownership); Reorganization of the presently inefcient street pattern; Rehabilitation of existing residential buildings wherever feasible; Continuation of local employment opportunities through the retention of structurally sound nonresidential buildings wherever feasible; Provision of new housing for low and moderate income families built to high standards of design, privacy, light, air, and open space; Provision of compact, efcient local retail commercial areas; Provision of land for public, recreational, and community facilities; and Provision of off-street parking to relieve trafc congestion. Among other efforts, the Plan called for the relocation of the Fort Greene meat market (which had persistently failed to meet federal meat packing standards), the demolition of approximately 800 dwelling units, and the creation of 2,400 dwelling units and a new Baruch College campus to be constructed using air rights over a portion of Atlantic Avenue near Flatbush Avenue and the LIRR tracks south of Atlantic Avenue (on Block 1119, the westernmost of the three blocks that comprise the rail yard porJULY 2006 B-2
6.29.06
LIV
ING
ST
ON
LAFAYE
TTE AV
E.
SC
ST
HE
RM
ER
HO
ST
RN
AT
ST
ES
T.
GREEN
E AVE.
ST. FELIX
ASHLAND
AT
LA
ST.
PL.
NT
IC
AV
E.
RD ST. S. OXFO
FU
PL. HANSON
LT
ON
PA
CIF
ST .
S. PORT
S. ELLIO
IC
ST
CUMBE
LAND A
ON A CARLT
TT PL.
DE
AN
ST
.
. VE DA
GATES
CLERMO
AVE.
RLAND
VE.
ST.
VE.
BE
RG
EN
3R
ST
927 1118
VE .
VANDE
NT AVE
CLINTO
RBILT A
HA
1119
N AVE.
4T
VE.
1128
AVE .
FL AT
VE .
LT
6TH
BA
5T HA
T.
EN
VAN
AS
SS
WA
RR
CAR LTO
GL
PL
DER B
AR
KS
GEN
ST.
ILT
.M
BER
N AV E.
IC
ST
ST
1129
AVE .
PAC
SH BU AV E.
IFIC
ST.
ST
DEA
N ST .
300 600 FEET
Project Site Atlantic Terminal Urban Renewal Area Bounday 1963 Fort Greene Market Urban Renewal Area Boundary Atlantic Yards Arena and Redevelopment Project: Blight Study
SCALE
Atlantic Terminal Urban Renewal Area (ATURA) and 1963 Fort Greene Market Urban Renewal Area
Figure 3
JULY 2006
B-3
JULY 2006
B-5
Photograph B: View north across rail yard and Atlantic Avenue from Block 1119
JULY 2006 B-6
JULY 2006
B-8
Photograph H: View west on Pacic Street from eastern end of Block 1129
JULY 2006 B-10
Photograph I: View west on Pacic Street from western end of Block 1129
Photograph J: View south over Block 1119 (rail yard) to Block 1127
JULY 2006 B-11
6.29.06
HANSO
N PL.
AT
LA
NT
G
FU
S. PORT
S. ELLIO
IC
AV
E.
FORT G REENE
LAND S
LT
ON
TT PL.
ST .
GATES
AVE.
T.
D
PA
F
S. OXFO
CUMBE
PL.
927
CIF IC ST .
L
AVE .
RD ST .
1118
J B A
RLAND
CARLT
5TH
ON AVE
VE .
DE
ST.
CLERMO
AN
HA
ST .
1119
C
VANDE
E
FL AT BU
4T
NT AVE
RBILT A
CLINTO
1120
6TH AVE.
VE.
1127
SH AV E.
N AVE.
ST
.M
AR
KS
PL .
1128
BE
1121
I H K
ATLA
NTIC
AVE .
5T HA
VE .
RG
EN
ST .
WA
BA
LT
PR IC ST .
OS
CAR LTO N
AV E
VAN DER
AR
KS
AVE
ST .
.M
PE
BILT
RR
EN
1129
.
AVE
ST
PAC
IFIC
ST.
CT
DEA
PL .
N ST .
400 FEET
SCALE
Key to Photographs
Figure 4
6.29.06
N
S ELL PL IOTT
FUL
CUMB
GATES AV
TO
NS T
T ORD S S OXF
ERLA ND ST
CARL TON
CLERM
VAND
AVE
VE ONT A
AV E
ERBIL
5TH
ATLA
NTIC
AV E
T AVE
DE
AN
ST
PACIF
IC ST
FL AT BU
BE
RG
EN
SH
LTO
VAN
PEC
TP L
DER
OS
CAR
PR
BIL
EN
ST
TA
RR
VE
NA
WA
SA
VE
RK
VE
ST
MA
6TH
AVE
ST
AV E
400 FEET
SCALE
JULY 2006
B-14
Block 1121
A majority of Block 1121 is occupied by LIRR railroad tracks and an NYCT storage yard for retired buses. The rail and bus yard portion of the block (lot 1) is below grade and surrounded by an approximately 10-foot high chain link fence. The street-level, eastern end of the block is occupied by a gas station (lot 42) and an auto repair shop (lot 47), both opening onto Vanderbilt Avenue. The gas station occupies the corner just south of Atlantic Avenue and has curb cuts along both Atlantic and Vanderbilt Avenues. The auto repair shop is a one-story structure with paved surface parking along Vanderbilt Avenue and Pacic Street that is occupied by cars and trucks in various states of disrepair and a large pile of debris on the rear portion of the lot. Because the majority of the block is below grade, from street level it appears to be a large empty area. The buildings on the eastern end of the block further contribute to the blocks forlorn appearance. Block 1121 is located within ATURA, an area that, as described above, was found by the City to be blighted over 40 years ago. The block is zoned M1-1, a zoning designation that allows high-performance light manufacturing uses and often serves as a buffer to adjacent residential or commercial districts (see Figure 7).
Block 1120
Similar to Block 1121, a majority of Block 1120 is below street level, enclosed by a chain link fence, and has railroad tracks (lot 1) spanning the length of the block. The block is also occupied by two large three- and six-story masonry warehouse structures at street level along Atlantic Avenue. The three-story red brick structure (lot 19) has eight bays with a loading dock and entrance on the Atlantic Avenue faade. The ground-oor windows on this faade are covered with bricks and wood panels and the upper oor windows have many broken elements. The other building (lot 28) is a six-story, painted brick building with three exposed faades and all windows bricked up. The building is a storage facility and has entrances and a loading dock opening onto Atlantic Avenue. Like Block 1121, Block 1120 generally has an empty, abandoned appearance from street level. Block 1120 is located within ATURA, an area that, as described above, was found by the City to be blighted over 40 years ago. The block is zoned M1-1, a zoning designation that allows high-performance light manufacturing uses and often serves as a buffer to adjacent residential or commercial districts (see Figure 7).
Block 1119
Block 1119 is occupied by a fenced U-Haul truck rental business (lots 1 and 64) and the western portion of the rail yard. There is a paved surface parking area on the west end of the rail yard. The remainder of the block is sunken below street level and occupied by railroad tracks, small shed-like service strucJULY 2006 C-1
6.29.06
VA E ND
S AN
ON
PL
S. EL LIO
RB
MO ER CL
MB CU
ILT
TO RL CA
FO RT GR EE
S.
TT PL .
AV
S.
PO RT LA
A NT
S ND LA ER
E.
OX FO
NA
VE
S RD
VE
ND
NE PL .
T.
AV E.
4TH AVE
ATLANTIC AVE.
T.
BLOCK 927
BLOCK 1119
PACIFIC ST.
BLOCK 1129
5TH AV
FL
AT
BU
SH
AV
6TH AVE.
CARLTON AVE.
E.
BERGEN ST.
ST. MAR
KS PL.
0
Project Site Boundary Residential Residential (with Ground-Floor Retail) Commercial Office
Open Space Vacant Parcels Vacant Building Under Construction LIRR Atlantic Terminal Below (connection to NYCT Subway lines: 2, 3, 4, 5, B, D, M, N, Q, R)
SCALE
Land Uses
Figure 6
6.29.06
Project Site Zoning District Boundary Limited Height District C1-3 Overlay C1-4 Overlay C2-3 Overlay C2-4 Overlay
1000 FEET
SCALE
Zoning
Figure 7
Block 1118
Block 1118 is an irregularly shaped block, dened by the angle of Flatbush Avenue that cuts diagonally through the otherwise grid-like streets. The Flatbush Avenue side of Block 1118 is occupied by a singlestory cinder block structure (lot 1), a two-story bar and restaurant with residential space above (lot 5), and a single-story shed-like building on an otherwise vacant lot (lot 6). Until Spring of 2006, a majority of the Atlantic Avenue blockfront was occupied by six attached four-story, green-painted warehouse structure with sealed windows and facades that were covered in banner advertisements and grafti (lots 21-25, 27). This structure was found to be structurally unsound and unsafe and was demolished by the project sponsor with approval from ESDC in Spring of 2006. Lots 21-25 and 27 are currently vacant. Block 1118 is located within ATURA, an area that, as described above, was found by the City to be blighted over 40 years ago. The block is zoned C6-1, a zoning designation that allows for a wide range of high-bulk commercial uses requiring a central location (see Figure 7). C6 districts typically accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses.
Block 927
Like Block 1118, Block 927 has an irregular shape, dened by the angled intersection of Flatbush and Atlantic Avenues. The western portion of the block is occupied by two detached double height brick commercial buildings. Modells Sporting Goods is located along the blocks irregularly shaped eastern side with faades along Atlantic Avenue and Pacic Street. P.C. Richard & Son occupies a rectangular building that covers the entire blockfront along 4th Avenue and also has faades along Atlantic Avenue and Pacic Street. Between these two buildings is a paved surface parking lot that opens onto Pacic Street. The only windows in the P.C. Richard & Son building are associated with the entrance that opens onto the paved parking lot. The Modells Sporting Goods building has one band of windows along Flatbush Avenue and windows associated with the building entrance at the parking lot. The Brooklyn Bears Pacic Street Community Garden, which occupies the triangular lot at the southeastern tip of Block 927, is not part of the proposed project site. Block 927 is located within ATURA, an area that, as described above, was found by the City to be blighted over 40 years ago. The block is zoned C6-2, a zoning designation that allows for a wide range of high-bulk commercial uses requiring a central location (see Figure 7). C6 districts typically accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses.
Block 1127
Block 1127 contains a variety of building sizes, styles, and uses. The largest lot on the block, lot 1 at the corner of Dean Street and Flatbush Avenue, is occupied by a gas station. The remainder of Flatbush Avenue along this block is occupied by three 2-4 story residential buildings with ground oor retail space and an irregularly shaped vacant corner lot (lot 13) a portion of which is covered by a sunken concrete slab.
JULY 2006 C-2
Block 1128
The westernmost 100 feet of Block 1128 lie within the project site and are occupied by six buildings and an empty lot. At the corner of Pacic Street and 6th Avenue is a three-story, gray stuccoed warehouse building (lot 4) with wire mesh security screens covering the Pacic Street windows, and rolling metal security screens covering the buildings loading docks and entrances, many of which have grafti. The mid-block area along 6th Avenue (lots 2 and 3) is overgrown with weeds, enclosed by a chain-link fence, and occupied by several parked cars, many of which appear to be abandoned. The Dean Street portion of Block 1128 is occupied by ve two- and three-story residential buildings. As shown in Figure 7, the northern portion of Block 1128 is located in a C4-4A zoning district and the southern portion is located in an R6B district. As stated above, C4 districts are located in major commercial centers outside the central business district and allow uses such as department stores, theaters, and other commercial uses that serve a larger area, while R6B zoning districts are generally characterized by shorter, four-story rowhouses or apartment buildings.
Block 1129
Block 1129 is occupied by large warehouse buildings, numerous one- and two-story smaller warehouses, rowhouses, and vacant lots. The largest lot on Block 1129 (lot 25) is occupied by a three- and ve-story warehouse that extends through the block between Pacic and Dean Streets. This warehouse buildingthe former Ward Bread Bakery complexoccupies a large portion of the block. All of the windows on the building have been sealed with cinder blocks or glass block, and scaffolding covers the majority of the buildings ground-oor Pacic Street faade, contributing to the abandoned appearance of the building. The Dean Street elevation of Block 1129 includes several two- and three-story brick warehouses in various states of disrepair. The westernmost warehouse (lot 81) was found to be structurally unsound and unsafe and was demolished by the project sponsor with approval from ESDC in Spring of 2006. The easternmost property (lot 54) is also in a state of extreme disrepair. The lot itself is overgrown with
JULY 2006 C-3
Lot Proles
This section of the report contains a detailed prole of every property on the project site, organized by tax block and lot. Each prole begins with a description of the lots location, zoning classication, current use, and ownership as of May 1, 2006. The sponsor of the proposed Atlantic Yards Arena and Redevelopment project, FCRC, recently has acquired many of these properties through afliate organizations, including subsidiaries of Atlantic Yards Development Company, LLC. Throughout this report the owner for any property acquired by FCRC is referred to as AYDC. Each prole then describes the subject lot in terms of the following characteristics of blight: Unsanitary and unsafe conditions. Exterior conditions were photographed and assessed by AKRF for each property during the summer of 2005. Interior building conditions have been assessed and photographed by AKRF over time, as the project sponsor has acquired properties and interior access has been granted. Conditions considered to be unsanitary or unsafe include: cracked or otherwise damaged building faades, parapets, or stairs; broken or missing windows; cracked, crumbling, uneven, or overgrown sidewalks; considerable amounts of uncontained garbage and other debris; structures damaged by re; and barbed wire fencing. Indications of Structural Damage. Structural due diligence surveys were conducted by LZA Technology between 2004 and 2006 for certain buildings where visual inspection indicated that substantial physical deterioration could be present (see Appendix A). The lot proles in this report summarize any signicant structural damage identied in the LZA Technology surveys. In addition, damage noted as part of the visual assessment that is likely to be indicative of greater structural damage (e.g., extensive water damage to a buildings interior or holes in a buildings roof) is noted under Indications of Structural Damage.
C-4
JULY 2006
The underutilization gures presented in this study compare gross square feet (gsf) of actual built space to zoning square feet of allowable built space. Certain building areas such as mechanical space and elevators, which are included in a buildings gross square feet are not included in zoning square foot calculations. This means that the maximum oor area for zoning calculations is almost always less than the actual gross oor area of a building. Because the areas deducted (i.e., mechanical space and elevators) are difcult to estimate without accurate plans for each structure, the utilization analysis uses gsf as the measure for existing buildings. Comparing actual gsf to allowable zoning square feet results in a more conservative analysis, which understates the underutilization for any given parcel. Environmental concerns are not shown on Figure 5. Building code violations are also not shown because building code violations vary widely in date of issuance and type of violation, making it difcult to make meaningful comparisons in data across lots.
JULY 2006
C-5
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
JULY 2006
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
C-6
Underutilization
Lot 1 is in an M-1 zoning district with an FAR of 1.0. The 150,000 sf lot could accommodate up to 150,000 zsf of built space under current zoning, but is used as a rail yard and storage yard for retired busses, and does not currently contain any permanent structures.
Environmental Concerns
The Phase I ESA identied characteristics of the LIRR rail yard and the NYCT storage yard for retired buses on Block 1121 that were indicative of potential environmental contamination related to on-site uses. These include: staining on pavement along tracks and drainage structures; documented housekeeping violations related to debris and discarded drums on a small parcel on this lot; potential contamination related to the presence of aboveground storage tanks, oil water separator drums, drainage structures, and the train repair and maintenance garage; releases of PCB-containing uid used in electrical equipment; potential residual contamination from documented spill incidents of hydraulic uid and lubricant oil. The Phase I report further indicates that areas of environmental impacts not discovered in the Phase I ESA are likely to exist due to the size, complexity, and age of the site and limited information concerning historical site operations and waste management practices. Phase II sampling indicated the presence of elevated levels of semi-volatile organic compounds in some groundwater samples and an elevated level of a pesticide in one groundwater sample. Shallow soils, containing contaminants including metals, semi-volatile organic compounds, and pesticides, were generally typical of the nature of historic ll or potentially associated with impacts from rail yard usage and former pest control practices on this lot. No elevated levels of PCBs were indicated in the soil or groundwater samples. Areas of environmental impacts not discovered in the Phase I or Phase II ESAs could potentially exist due to the size, complexity, and age of the site, and limited information concerning historical site operations and waste management practices.
JULY 2006
C-7
Photograph 1121-1-A
Photograph 1121-1-B
JULY 2006 C-8
Photograph 1121-1-C
Photograph 1121-1-D
JULY 2006 C-9
Photograph 1121-1-E
Photograph 1121-1-F
JULY 2006 C-10
Photograph 1121-1-G
Photograph 1121-1-H
JULY 2006 C-11
Photograph 1121-1-I
Photograph 1121-1-J
JULY 2006 C-12
Photograph 1121-1-K
JULY 2006
C-13
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 42 is occupied by a BP Amoco gas station.
Underutilization
Lot 42 is located in an M-1 zoning district with an FAR of 1.0, indicating that the 11,508 sf lot can accommodate up to 11,508 zsf of building area. According to Real Property Assessment Data (RPAD) from the New York City Department of Finance, the lot contains 11,508 gsf of built space. However, as shown in Photographs A and B, the lot hosts only one small building estimated to be approximately 350 sf, and an open shelter that covers the gas station pumps, and is therefore vastly underutilized.
Environmental Concerns
No Phase I or Phase II ESA has been performed for this lot. There is the potential for subsurface contamination associated with current and former site uses including: the presence of active and historic petroleum USTs associated with the operating gasoline station and the historic presence of a blacksmith. There is a documented spill for a car wash that was possibly located at the site address.
JULY 2006
nue
1129
C-14
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1121-42-A
Photograph 1121-42-B
JULY 2006 C-15
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 47 is currently occupied by an auto repair shop.
Underutilization
Lot 47 is located in an M-1 zoning district with an FAR of 1.0. According to the current zoning, this 5,625 sf lot could accommodate up to 5,625 zsf of built space. However, the lot hosts only 1,400 gsf of built space, utilizing one quarter of the lots development potential.
Environmental Concerns
The Phase I ESA identied characteristics of lot 47 that were indicative of potential environmental contamination related to on-site uses. These include: a documented release of gasoline at the site; the presence of gasoline and diesel USTs and a documented tank test failure of one of the USTs; the potenJULY 2006 C-16
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-17
Photograph 1121-47-A
Photograph 1121-47-A
JULY 2006 C-18
Photograph 1121-47-C
Photograph 1121-47-D
JULY 2006 C-19
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 1 is occupied by a below-grade open rail yard, which is used by the MTA for storage and servicing of LIRR commuter rail trains.
Underutilization
Lot 1 is in an M-1 zoning district with an FAR of 1.0. Although the 165,000 sf lot could accommodate up to 165,000 zsf of built space under current zoning, it is occupied by an active open rail yard and one 300 gsf building, utilizing less than 1 percent of the lots development potential.
JULY 2006 C-20
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-21
Photograph 1120-1-A
Photograph 1120-1-B
JULY 2006 C-22
Photograph 1120-1-C
Photograph 1120-1-D
JULY 2006 C-23
Photograph 1120-1-E
Photograph 1120-1-F
JULY 2006 C-24
Photograph 1120-1-G
Photograph 1120-1-H
JULY 2006 C-25
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The building on lot 19 is currently occupied by Global Exhibition Services, Inc., a business that specializes in trade show exhibitions.
Underutilization
Based on current zoning, lot 19 is fully utilized.
Environmental Concerns
No Phase I ESA has been performed for this lot. There is the potential for subsurface contamination associated with historic manufacturing uses and suspected UST(s) indicated by DOB records and the presence of a tank ll port outside the building.
JULY 2006 C-26
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1120-19-A
Photograph 1120-19-B
JULY 2006 C-27
Photograph 1120-19-C
Photograph 1120-19-D
JULY 2006 C-28
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The building on lot 28 is currently occupied by Storage Mart, a self storage business.
Underutilization
Based on current zoning, lot 28 is fully utilized.
Environmental Concerns
No Phase I ESA has been performed for this lot. There is the potential for subsurface contamination associated with historic manufacturing site uses including a foundry and acid room, and with the presence of suspected fuel oil storage tanks indicated by DOB records and the observed tank vent pipes.
JULY 2006
nue
1129
C-29
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1120-28-A
Photograph 1120-28-B
JULY 2006 C-30
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 35 is a vacant lot.
Underutilization
Lot 35 is located in an M1-1 zoning district with an FAR of 1.0. Although the 21,330 sf lot can accommodate up to 21,330 zsf of built space under current zoning, it is currently vacant, utilizing none of the lots development potential.
JULY 2006
nue
1129
C-31
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-32
Photograph 1120-35-A
Photograph 1120-35-B
JULY 2006 C-33
Photograph 1120-35-C
Photograph 1120-35-D
JULY 2006 C-34
Atlantic Avenue
6th Avenue
64
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
Lots 1 and 64 are currently occupied by a U-Haul truck rental facility. The business will vacate the property upon AYDC acquisition in September 2006.
Underutilization
As indicated above, lots 1 and 64 are located in an M1-1 zoning district with an FAR of 1.0. The lots occupy a highly visible location, directly across Atlantic Avenue from the Atlantic Terminal and Atlantic Center shopping and employment concentrations. Although the 14,533 sf lots can accommodate up to 14,533 zsf of built space under current zoning, they host a one-story 1,753 gsf building, utilizing only 12 percent of their development potential. Given their key location in the midst of one of the largest commercial districts in Brooklyn, lots 1 and 64 are critically underutilized.
JULY 2006 C-35
nue
1129
Vanderbilt Avenue
Fl sh bu at
1118
1119
1120
1121
ue en Av
JULY 2006
C-36
Photograph 1119-1/64-A
Photograph 1119-1/64-B
JULY 2006 C-37
Photograph 1119-1/64-C
JULY 2006
C-38
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Underutilization
As indicated above, lot 7 is in an M-1 zoning district with an FAR of 1.0. Although the 99,000 sf lot can accommodate up to 99,000 zsf of built space under current zoning, it is occupied by an open rail yard and one 5,616 gsf building, utilizing less than 6 percent of the lots development potential. Lot 7 is situated directly across from the shopping and employment concentration at Atlantic Terminal and diagonally across from Atlantic Center. Given its key location in the midst of one of the largest commercial districts in Brooklyn, lot 7 is critically underutilized.
Environmental Concerns
The Phase I ESA identied characteristics of the LIRR rail yard on Block 1119 that were indicative of potential environmental concern on the site. Lot 7 contained an electric substation, transformers, and other equipment, that do not currently (but may have historically) contained PCBs. Some oor staining was noted in an electric shed, indicating the potential for releases to have occurred. A documented spill of hydraulic uid and localized staining along the rail tracks were cited as indications of the potential for subsurface contamination in the Phase I ESA. Historic uses of potential environmental concern included a structure indicated as a car and ash dump and a historic rubber company on lot 7. Phase II sampling indicated elevated PCBs in two shallow soil samples on the eastern third of lot 7. Lot 7 contained elevated levels of semi-volatile organic compounds in soil and groundwater, potentially related to impact from rail yard uses. One groundwater sample contained elevated levels of petroleumrelated compounds on the western side of the site (adjacent to Block 1119, lot 1). Shallow soils, containing contaminants including metals, semi-volatile organic compounds, and pesticides, were generally typical of historic ll or potentially associated with impacts from rail yard usage. Historic pesticides usage on the rail yard could have contributed to pesticide levels in shallow soils. There was no evidence of major impact, based on Phase II data; however, areas of environmental impacts not discovered in the Phase I or Phase II ESA could exist due to the size, complexity, and age of the site and limited information concerning historical site operations.
JULY 2006
C-40
Photograph 1119-7-A
Photograph 1119-7-B
JULY 2006 C-41
Photograph 1119-7-C
Photograph 1119-7-D
JULY 2006 C-42
Photograph 1119-7-E
Photograph 1119-7-F
JULY 2006 C-43
Photograph 1119-7-G
Photograph 1119-7-H
JULY 2006 C-44
Photograph 1119-7-I
Photograph 1119-7-J
JULY 2006 C-45
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 1 is currently vacant. The owner from whom AYDC purchased the property evicted the previous commercial tenant for nonpayment of rent in Fall 2004.
JULY 2006
nue
1129
C-46
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Environmental Concerns
The Phase I and Phase II ESAs identied several characteristics of lot 1 that indicate environmental contamination from former site uses.The Phase I ESA identied this lot as a historic gasoline station for approximately past fty years. The site utilized several gasoline USTs, some of which were still present according to a Phase II survey. The vacant building was formerly utilized for auto repair operations with in-ground hydraulic lifts, a grease pit, and a oil-water separator. Phase II sampling indicated petroleum-related soil and groundwater contamination consistent with the presence of a historic gasoline station and auto repair shop. Semi-volatile organic compounds, metals, and pesticides, typically associated with shallow historic ll, were present at elevated levels in deep soil samples, potentially mobilized from shallower soils by descending gasoline or solvents. Unknown releases of gasoline, motor oil, PCB-containing hydraulic oil, solvents, or other hazardous materials may have additionally adversely affected the site conditions in localized areas such as near oor drains or around hydraulic lifts.
JULY 2006
C-47
Photograph 1118-1-A
Photograph 1118-1-B
JULY 2006 C-48
Photograph 1118-1-C
Photograph 1118-1-D
JULY 2006 C-49
Photograph 1118-1-E
Photograph 1118-1-F
JULY 2006 C-50
Atlantic Avenue
sh bu at Fl
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 5 is currently occupied by a restaurant and bar, run by the individual who sold the property to AYDC. The business has agreed to vacate the property pursuant to an agreement with AYDC.
Underutilization
Lot 5 is in a C6-1 zoning district with an FAR of 6.0. Although the 1,600 sf lot can accommodate up to 9,600 zsf of built space under current zoning, it hosts a two-story 3,500 gsf building, utilizing less than 40 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied lot 5 as a commercial property throughout its history. There were no identied environmental issues of concern specic to past or present uses of the lot. No Phase II sampling was completed on lot 5.
JULY 2006 C-51
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1118-5-A
JULY 2006
C-52
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 6 is owned by the City and appears to be used as a temporary storage facility for the MTA.
Underutilization
As indicated above, lot 6 is in a C6-1 zoning district with an FAR of 6.0. The lot, situated at the corner of Flatbush and Atlantic Avenues, occupies a highly visible location in the shopping and employment concentration that is anchored by Atlantic Terminal and Atlantic Center. Although the 13,500 sf lot can accommodate up to 81,000 zsf of built space under current zoning, it hosts a single-story 3,625 gsf buildJULY 2006 C-53
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Environmental Concerns
No Phase I or Phase II ESA has been performed for this lot. There is the potential for subsurface contamination associated with the presence of a hazardous materials storage trailer, drums, a generator/tank, and additional hazardous materials stored on the open lot, as well as historic uses of the site as a machine shop, a used auto lot, and a subway station/facility.
JULY 2006
C-54
Photograph 1118-6-A
Photograph 1118-6-B
JULY 2006 C-55
Photograph 1118-6-C
Photograph 1118-6-D
JULY 2006 C-56
Photograph 1118-6-E
JULY 2006
C-57
Atlantic Avenue
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
1129
Vanderbilt Avenue
Fl sh bu at
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
As indicated above, the buildings on lots 21-25 and 27 were vacant when AYDC acquired them. According to the project sponsor, the buildings were vacant for at least 5 years.
Underutilization
As indicated above, lots 21-25 and 27 are in a C6-1 zoning district with an FAR of 6.0. The lots occupy a highly visible location, directly across Atlantic Avenue from the Atlantic Terminal and Atlantic Center shopping and employment concentrations. Although the 8,941 sf lots can accommodate up to 53,646 of built space under current zoning, they hosted only 27,344 gsf of building space, utilizing only 51 percent of the lots development potential. Given its key location in the midst of one of the largest commercial districts in Brooklyn, lots 21-25 and 27 are critically underutilized.
Environmental Concerns
The Phase I ESA identied evidence of an aboveground fuel oil tank and potential UST on lots 21-25 and 27. Phase II sampling in the shallow soils was performed only on lot 27 due to the instability of the remainder of the structure. The sampling identied no indication of site-related contamination in the soil samples.
JULY 2006
C-59
Photograph 1118-21/27-A
Photograph 1118-21/27-B
JULY 2006 C-60
Photograph 1118-21/27-C
Photograph 1118-21/27-D
JULY 2006 C-61
Photograph 1118-21/27-E
Photograph 1118-21/27-F
JULY 2006 C-62
Photograph 1118-21/27-G
Photograph 1118-21/27-H
JULY 2006 C-63
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 1 is currently occupied by PC Richard & Son.
Underutilization
Lot 1 is in a C6-2 zoning district with an FAR of 6.0. Situated at the corner of 4th and Atlantic Avenues, the lot occupies a highly visible location in the shopping and employment concentration that is anchored by Atlantic Terminal and Atlantic Center. Although the 30,780 sf lot can accommodate up to 184,680 zsf of built space under current zoning, it hosts a single-story 30,300 gsf building, utilizing only about 16 percent of the lots development potential. At the time the lot was developed, the market conditions would not support a large-scale development using all of the development rights. As illustrated by Photograph B, the one-story PC Richard & Son building stands in stark contrast to the 34-story Williamsburg Savings Bank building (left), and the four stories of retail (center) and ten stories of ofce space (right) at Atlantic Terminal. Given its key location in the midst of one of the largest commercial districts in Brooklyn, lot 1 is critically underutilized.
JULY 2006
nue
1129
C-64
Vanderbilt Avenue
Fl sh bu at
1118
1119
1120
1121
ue en Av
JULY 2006
C-65
Photograph 927-1-A
Photograph 927-1-B
JULY 2006 C-66
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 16 is currently occupied by a Modells sporting goods store, under a lease with AYDC.
Underutilization
As indicated above, lot 16 is in a C6-2 zoning district with an FAR of 6.0. The lot, situated at the corner of 4th Avenue and Atlantic Avenue, occupies a highly visible location in the shopping and employment concentration that is anchored by Atlantic Terminal and Atlantic Center. Although the 23,150 sf lot can accommodate up to 138,920 zsf of built space under current zoning, it hosts a single-story 16,950 gsf building, utilizing only about 12 percent of the lots development potential. At the time the lot was developed, the market conditions would not support a large-scale development using all of the development rights. As illustrated in Photograph B and discussed above under the prole for Block 927, lot 16, the one-story Modells building stands in stark contrast to the 34-story Williamsburg Savings Bank building (left), and the four stories of retail (center) and ten stories of ofce space (right) at Atlantic Terminal. Given its key location in the midst of one of the largest commercial districts in Brooklyn, lot 16 is critically underutilized.
JULY 2006 C-67
nue
1129
Vanderbilt Avenue
Fl sh bu at
1118
1119
1120
1121
ue en Av
JULY 2006
C-68
Photograph 927-16-A
Photograph 927-16-B
JULY 2006 C-69
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 1 is currently occupied by a Mobil gas station and service area.
Underutilization
As indicated above, lot 1 is in an R7A zoning district, with a C2-4 overlay and an FAR of 4.0. Although the 18,574 sf lot can accommodate up to 74,296 zsf of built space under current zoning, it hosts a onestory 1,913 gsf building, utilizing less than 3 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied known subsurface contamination on lot 1. The site is undergoing remediation within the jurisdiction of the New York State Department of Environmental Conservation Spills Program. The contamination includes petroleum-related volatile organic compounds in the soil and groundwater, as well as oating gasoline on the water table. In addition to the active spill, there are also
JULY 2006 C-70
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Miscellaneous
According to the title agency New York Land Services, lot 1 had outstanding water bills amounting to $4,390.84 at the time AYDC acquired the property.
JULY 2006
C-71
Photograph 1127-1-A
Photograph 1127-1-B
JULY 2006 C-72
Photograph 1127-1-C
Photograph 1127-1-D
JULY 2006 C-73
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The three residential units on the upper oors of the building were vacated shortly after the building was purchased by its current owner, and the business that was operating in the ground oor space vacated the building on March 31, 2006 when its lease expired.
Underutilization
Based on current zoning, lot 10 is fully utilized.
Environmental Concerns
The Phase I ESA indicated there were no historic or current uses of potential concern on lot 10. Fuel oil tank(s), a potential source of subsurface contamination, were historically present on lot 10 based on DOB records. No Phase II ESA sampling was completed on lot 10.
JULY 2006
nue
1129
C-74
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-10-A
Photograph 1127-10-B
JULY 2006 C-75
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
There were two commercial tenants on lot 11 who vacated the property in January 2006 pursuant to a contract with AYDC. The two residential units on lot 11 were vacated after a legal dispute with the prior owner and pursuant to a negotiated settlement with AYDC.
Underutilization
Based on current zoning, lot 11 is fully utilized.
JULY 2006
nue
1129
C-76
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-77
JULY 2006
Photograph 1127-11-A
Photograph 1127-11-B
C-78
Photograph 1127-11-C
JULY 2006
C-79
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
Both buildings on lot 12 are vacant and were vacant prior to acquisition by the current owner. According to the current owner, the buildings have been vacant for several years.
JULY 2006
nue
1129
C-80
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Environmental Concerns
The Phase I ESA identied no characteristics of lot 12 that were indicative of potential environmental concern related to current or historic site uses. No evidence of storage tanks on lot 12 was noted. There was no evidence of site-related soil contamination based on shallow Phase II soil sampling.
JULY 2006
C-81
Photograph 1127-12-A
Photograph 1127-12-B
JULY 2006 C-82
Photograph 1127-12-C
JULY 2006
C-83
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 13 is a vacant lot. Based on information from the DOB Building Information System, demolition permits were issued in 1974 and 1982 and no development (other than the ower stand mentioned above) has occurred on the site since that time.
Underutilization
Lot 13 is in an R7A zoning district with a C2-4 overlay. Although the 1,690 sf lot can accommodate up to 6,760 zsf of built space under current zoning, the lot is currently vacant. Considering its highly visible location, at the intersection of two major avenues and Pacic Street, the lot is highly underutilized.
JULY 2006
nue
1129
C-84
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-85
Photograph 1127-13-A
Photograph 1127-13-B
JULY 2006 C-86
Photograph 1127-13-C
JULY 2006
C-87
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
All four residential units in the building located on lot 18 are currently vacant. The building has been wholly vacant since September 2005.
Underutilization
Lot 18 is in an R7A zoning district with a C2-4 overlay. Although the 1,337 sf lot can accommodate up to 5,348 zsf of built space under current zoning, it currently hosts a 2,850 gsf building, utilizing only 53 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied no current or historic uses on lot 18 that would indicate the potential for environmental concern. An aboveground fuel oil storage tank in the basement, however, was noted as a potential source of contamination. No Phase II ESA sampling was completed on lot 18.
JULY 2006
nue
1129
C-88
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-18-A
JULY 2006
C-89
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
The building on lot 19 was vacant when it was purchased by AYDC. According to the prior property owner, the building had been vacant for several years.
Underutilization
As indicated above, lot 19 is in an R7A zoning district, with a C2-4 overlay and an FAR of 4.0. Although the 1,450 sf lot can accommodate up to 5,800 zsf of built space under current zoning, it previously hosted a two-story 3,158 gsf building, utilizing only 54 percent of the lots development potential.
Environmental Concerns
A Phase I ESA indicated that there is a potential for soil and groundwater contamination from site uses due to the following noted environmental conditions: evidence of former auto repair operations, debris and drums on the property, and a reported illegal auto repair operation in DOB records. The Phase I ESA identied the potential for subsurface contamination associated with the following site uses on lot 19: evidence of former auto repair operations, including related signs, debris, and drums, and evidence of potential historic gasoline tanks and a fuel oil tank. No Phase II ESA sampling has been completed on this lot.
Miscellaneous
According to the title agency New York City Land Services, lot 19 had outstanding water bills amounting to $28,178.22 at the time AYDC acquired the property. In addition, there were previously tax liens in excess of $450,000 on the property. These liens were sold between 1998 and 2005 pursuant to six separate agreements.
JULY 2006
C-91
Photograph 1127-19-A
Photograph 1127-19-B
JULY 2006 C-92
Photograph 1127-19-C
Photograph 1127-19-D
JULY 2006 C-93
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
JULY 2006
nue
1129
C-94
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
The building on lot 20 was vacant when purchased by AYDC. According to AYDC, the building was never occupied under the previous owner. New York City Department of Finance records indicate that the previous owner purchased the property in 1997, which means that the building has been vacant for at least 8-9 years.
Underutilization
As indicated above, lot 20 is in an R7A zoning district, with a C2-4 overlay and an FAR of 4.0. Although the 1,725 sf lot can accommodate up to 6,900 zsf of built space under current zoning, it hosted a one story 1,520 gsf building, utilizing less than a quarter of the lots development potential.
Environmental Concerns
The Phase I ESA identied the potential for subsurface contamination related to a documented potential fuel oil tank, and the presence of drums and abandoned cars that may have historically been associated with auto repair operations. No Phase II sampling was performed on this property, due to the disrepair and instability of the on-site structure.
JULY 2006
C-95
Photograph 1127-20-A
Photograph 1127-20-B
JULY 2006 C-96
Photograph 1127-20-C
Photograph 1127-20-D
JULY 2006 C-97
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
Approximately half of the oor area in the building on lot 21 is vacant. Two of the six residential units in the building were vacant prior to AYDC acquisition and the remaining four are currently occupied. The commercial space was vacated pursuant to an agreement with AYDC.
Underutilization
As indicated above, lot 21 is in an R7A zoning district, with a C2-4 overlay and an FAR of 4.0. Although the 1,975 sf lot can accommodate up to 7,900 zsf of built space under current zoning, it hosts a 5,000 gsf building, utilizing approximately 63 percent of the lots development potential.
JULY 2006
nue
1129
C-98
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-99
Photograph 1127-21-A
JULY 2006
C-100
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 22 is currently vacant. The commercial user (a construction rm) vacated the building pursuant to an agreement with AYDC.
Underutilization
As indicated above, lot 22 is in a C4-4A zoning district with a small portion located in an R7A district with a C2-4 overlay. Although the 7,650 sf lot can accommodate up to 30,600 zsf of built space under current zoning, it hosts a single-story 6,000 gsf building, utilizing less than 20 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied characteristics of lot 22 that were indicative of potential environmental concern related to on-site uses. An underground fuel oil storage tank associated with a closed documented spill, and hydraulic oil drums were present on the site. Additional environmental concerns included historic manufacturing uses. The lot has an E-designation on le with DOB related to hazardous materials concerns. No site-related contamination was indicated from Phase II sampling.
JULY 2006 C-101
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-22-A
JULY 2006
C-102
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
As indicated above, 30 of the 31 residential units in the building on the lot have been purchased by AYDC and are now vacant.
Underutilization
Lots 1101-1131 are in a C4-4A zoning district. According to current zoning, up to 44,000 zsf of built space is permitted on the 11,000 sf lot. At 38,750 gsf, the building currently located on the parcel utilizes approximately 88 percent of the parcels development potential.
Environmental Concerns
The Phase I ESA identied characteristics of lot 22 that were indicative of potential environmental concern related to site uses. The site was occupied by a historic warehouse and a complaint was recorded that an illegal auto repair at one time operated on the site. Fuel oil storage tanks were documented at the site, but there was no evidence that they were still present. The lot has an E-designation on le with DOB for issues related to hazardous materials concerns. No site-related contamination was identied by the limited sampling conducted for the Phase II ESA. However, as indicated in the introduction to Section C, there are certain environmental conditions common to all project site properties that are of potential environmental concern. These include: historic ll which is likely to contain metals such as arsenic and lead, semi- volatile organic compounds and pesticides in quantities that are above the most stringent guidance values; buildings that contain asbestos, lead-paint, and orescent lighting; and the presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the lot.
JULY 2006
C-104
Photograph 1127-1101-1131-A
JULY 2006
C-105
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The property was owner-occupied and delivered vacant to AYDC at closing in November 2004. The building on lot 29 is currently occupied on a temporary basis by BUILD, a party to the Community Benets Agreement, pursuant to a revocable license arrangement with AYDC.
Underutilization
Lot 29 is in a C4-4A zoning district. Although the 2,750 sf lot can accommodate up to 11,000 zsf of built space under current zoning, it hosts a one-story 2,750 gsf building, utilizing only one quarter of the lots development potential.
JULY 2006
nue
1129
C-106
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-107
Photograph 1127-29-A
JULY 2006
C-108
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 30 is currently vacant. It was vacated pursuant to an agreement with AYDC.
Underutilization
Lot 30 is in a C4-4A zoning district. Although the 8,250 sf lot can accommodate up to 33,000 zsf of built space under current zoning, the building located on the lot is only 19,679 gsf, utilizing less than 60 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied characteristics of lot 30 that were indicative of potential environmental concern related to on-site uses. Small amounts of chemicals and solvents, associated with the smallscale print shop, were present on the site. The method of disposal of these materials was unconrmed.
JULY 2006 C-109
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-110
Photograph 1127-30-A
Photograph 1127-30-B
JULY 2006 C-111
Photograph 1127-30-C
Photograph 1127-30-D
JULY 2006 C-112
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 33 is currently used by the FDNY as an equipment cleaning and storage facility. It is expected that FDNY will relocate this facility or consolidate its services into other existing facilities.
Underutilization
Lot 30 is in a C4-4A zoning district. Although the 2,750 sf lot can accommodate up to 11,000 zsf of built space under current zoning, the lot currently hosts a 2,750 gsf building, utilizing only one quarter of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA has been performed for this lot. There is the potential for subsurface contamination on the property related to a historic diesel tank of unknown status formerly associated with the FDNY facility.
JULY 2006
nue
1129
C-113
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-33-A
Photograph 1127-33-B
JULY 2006 C-114
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
19 of the 21 residential units in the building have been purchased by AYDC and were vacated pursuant to an agreement with AYDC. The remaining two units, currently under contract by AYDC, will remain occupied until the close of sale, which is anticipated to occur by Fall 2006.
Underutilization
Lots 1001-1021 are in a C4-4A zoning district. According to current zoning, up to 34,032 zsf of built space is permitted on the 8,508 sf lot. At 29,736 gsf, the building currently located on the parcel utilizes approximately 87 percent of the parcels development potential.
Environmental Concerns
The Phase I ESA identied characteristics of lot 35 that were indicative of potential environmental concern related to site uses. Lot 35 had a long history of manufacturing uses until the 1990s when it was converted into residential space. Records indicate the historic presence of both gasoline or fuel oil tanks on the property. The current status of these tanks is unknown.
JULY 2006 C-115
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-116
Photograph 1127-1001-1021-A
JULY 2006
C-117
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
Five of the six residential units on lot 43 were vacated pursuant to agreements with the prior owner of the property or AYDC. The sixth residential unit was vacated when the previous occupant died in November 2005. The commercial space on the ground oor of 485 Dean Street is currently occupied by a bar.
Underutilization
According to current zoning, lot 43 is fully utilized.
Environmental Concerns
The Phase I ESA identied no current or historic uses of environmental concern on lot 43. The potential for subsurface contamination associated with two aboveground fuel oil storage tanks observed in the basement was noted. No Phase II sampling was completed on lot 43.
JULY 2006
nue
1129
C-118
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
Photograph 1127-43-A
Photograph 1127-43-B
C-119
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
There are two residential units located in the building on lot 45. Both appear to be occupied.
Underutilization
Lot 45 is located in a R6B zoning district with an FAR of 2.0. According to current zoning, the 1,550 sf lot could accommodate up to 3,100 zsf of built space. The 2,400 gsf building currently located on the lot utilizes approximately 77 percent of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA has been performed for this lot. DOB records indicated the potential for onsite fuel oil storage on this property.
JULY 2006
nue
1129
C-120
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
Photograph 1127-45-A
Photograph 1127-45-B
C-121
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
There are seven residential units located in the building on lot 46. All seven units are currently occupied.
Underutilization
Lot 46 is located in a R6B zoning district with an FAR of 2.0. According to current zoning, the 1,550 sf lot could accommodate up to 3,100 zsf of built space. The 2,400 gsf building currently located on the lot utilizes approximately 77 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied no current or historic uses of environmental concern on lot 46. The potential for subsurface contamination associated with an aboveground fuel oil storage tanks observed in the basement was noted. Floor staining was present in the vicinity of the tank. No site-related contamination was identied by the limited sampling conducted for the Phase II ESA. However, as indicated in the introduction to Section C, there are certain environmental conditions common to all project site properties that are of potential environmental concern. These include: historic ll which is likely to contain metals such as arsenic and lead, semi- volatile organic compounds and pesticides in quantities that are above the most stringent guidance values; buildings that contain asbestos, lead-paint, and orescent lighting; and the presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the lot.
JULY 2006 C-122
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-46-A
JULY 2006
C-123
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lot 47 is currently used for parking. The lot is owned by Bergen Tile Paint and Linoleum Company, a ooring and tile store located on Flatbush Avenue between Bergen and Dean Streets, and appears to be used by store employees. Although used for parking, the lot is not properly congured for use as a parking lot. There are no parking guide lines on the pavement and as illustrated in Photograph A, parked cars often protrude out onto the sidewalk.
Underutilization
Lot 47 is located in a R6B zoning district with an FAR of 2.0. According to current zoning, the 1,540 sf lot could accommodate up to 3,080 zsf of built space. However, the lot is occupied by a surface parking lot, utilizing none of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA has been performed for this lot. No potential issues of environmental concern were noted in records or historic research for lot 47.
JULY 2006
nue
1129
C-124
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-47-A
JULY 2006
C-125
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
As indicated above, both structures located on lot 48 have been used as residential apartments over the past several years, although Department of Buildings and Department of Finance records show that the buildings are not ofcially classied as residential. According to AYDC, ownership of the six-story residential building was divided among 10 parties. However, some of the owners subdivided their apartments and took on residential tenants. In total, there were 10 owner-occupied units and 10 renter-occupied units in the six story building. All of those units are now owned by AYDC. The single story building on the eastern portion of lot 48 is also used for residential purposes. The building is owned by a single party and reportedly occupied by members of his family, but appears to be occupied by as many as three separate parties. In total, there are 24 residential units located on lot 48, and four are currently occupied.
Underutilization
According to current zoning, lot 48 is fully utilized.
Environmental Concerns
The Phase I ESA identied characteristics of lot 48 that were indicative of potential environmental concern related to site uses. These include the potential for subsurface contamination due to historic manufacturing operations at the site, the presence of a historic fuel oil storage tank and a current aboveground fuel oil tank, and the presence of transformers on the site that potentially used PCB-containing uids. No site-related contamination was identied by the limited sampling conducted for the Phase II ESA. However, as indicated in the introduction to Section C, there are certain environmental conditions common to all project site properties that are of potential environmental concern. These include: historic ll which is likely to contain metals such as arsenic and lead, semi- volatile organic compounds and pesticides in quantities that are above the most stringent guidance values; buildings that contain asbestos, lead-paint, and orescent lighting; and the presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the lot.
JULY 2006
C-127
Photograph 1127-48-A
Photograph 1127-48-B
JULY 2006 C-128
Photograph 1127-48-C
JULY 2006
C-129
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
There are 16 residential units located in the building on lot 50. All 16 units are currently occupied.
Underutilization
According to current zoning, lot 50 is fully utilized.
Environmental Concerns
The Phase I ESA identied the potential for subsurface contamination related to an underground fuel oil tank beneath the center yard, associated with a closed spill caused by overlling the tank. Surface staining of the soil was observed surrounding the ll port in the yard. One of the residential buildings on the site could not be accessed. No Phase II ESA sampling was performed on this lot.
JULY 2006
nue
1129
C-130
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-50-A
JULY 2006
C-131
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 51 is currently occupied by the United Union of Roofers, Waterproofers and Allied Workers, Local Union No. 8.
Underutilization
Lot 46 is located in a R6B zoning district with an FAR of 2.0. Although the 8,250 sf lot can accommodate up to 16,500 zsf of built space under current zoning, it is occupied by a single-story 10,000 gsf building, utilizing only 61 percent of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA has been performed for this lot. A potential source of subsurface contamination on the site is the possible presence of a current or historic fuel oil storage, as indicated in DOB records.
JULY 2006
nue
1129
C-132
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1127-51-A
Photograph 1127-51-B
JULY 2006 C-133
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, the building on lot 54 is currently vacant and was vacant prior to AYDC acquisition.
JULY 2006
nue
1129
C-134
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Environmental Concerns
The Phase I ESA identied no current or historic uses of environmental concern on lot 54. There was no evidence of current of historic petroleum storage tanks associated with the site. Phase II sampling of shallow soils on the property and groundwater on the adjacent sidewalk did not indicate apparent siterelated contamination.
JULY 2006
C-135
Photograph 1127-54-A
Photograph 1127-54-B
JULY 2006 C-136
Photograph 1127-54-C
JULY 2006
C-137
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
JULY 2006
nue
1129
C-138
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
The three-story building was abandoned and likely had been for decades prior to the AYDC acquisition. The ve residential units in the four-story building were vacated pursuant to an agreement with AYDC.
Underutilization
Lot 55 spans two zoning districts: an R6B district and an R7A district with a C2-4 overlay. According to current zoning, up to 6,875 zsf of built space is permitted on the 2,750 sf lot. At 6,125 gsf, the buildings that were located on the parcel utilized approximately 89 percent of the parcels development potential.
Environmental Concerns
The Phase I ESA identied characteristics of lot 55 that were indicative of potential environmental concern related to site uses. These include potential subsurface contamination due to historic printing and manufacturing operations at the site, and the presence of two aboveground fuel oil tanks in an unnished basement. One of the on-site buildings was inaccessible to inspection due to deteriorating conditions of the building, and could contain additional storage tanks. No site-related contamination was identied by the limited sampling conducted for the Phase II ESA. However, as indicated in the introduction to Section C, there are certain environmental conditions common to all project site properties that are of potential environmental concern. These include: historic ll which is likely to contain metals such as arsenic and lead, semi- volatile organic compounds and pesticides in quantities that are above the most stringent guidance values; buildings that contain asbestos, lead-paint, and orescent lighting; and the presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the lot.
JULY 2006
C-139
Photograph 1127-55-A
Photograph 1127-55-B
JULY 2006 C-140
Photograph 1127-55-C
Photograph 1127-55-D
JULY 2006 C-141
Photograph 1127-55-E
Photograph 1127-55-F
JULY 2006 C-142
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Occupancy/Vacancy Status
The ve residential units in the building on lot 56 were vacated upon purchase of the property by AYDC.
Underutilization
Lot 56 spans two different zoning districts: an R6B district and an R7A district with a C2-4 overlay. According to current zoning, up to 8,250 zsf of built space is permitted on the 2,750 sf lot. At 4,100 gsf, the building currently located on the parcel utilizes only half of the parcels development potential.
Environmental Concerns
The Phase I ESA identied no current or historic uses of environmental concern on lot 56. No Phase II sampling was performed on this lot.
JULY 2006
C-144
Photograph 1127-56-A
Photograph 1127-56-B
JULY 2006 C-145
Photograph 1127-56-C
Photograph 1127-56-D
JULY 2006 C-146
Photograph 1127-56-E
Photograph 1127-56-F
JULY 2006 C-147
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
2 1
1128
Dean Street
Occupancy/Vacancy Status
As indicated above, lots 1 and 2 are vacant lots.
Underutilization
As indicated above, lots 1 and 2 are in R6B and a C4-4A zoning districts, respectively. Current zoning permits 1,800 zsf to be built on the 900 sf lot 1 and 8,160 zsf to be built on the 2,040 sf lot 2. The lots are currently vacant, utilizing none of this development potential.
JULY 2006
nue
1129
C-148
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-149
Photograph 1128-1,2-A
Photograph 1128-1,2-B
JULY 2006 C-150
Photograph 1128-1,2-C
Photograph 1128-1,2-D
JULY 2006 C-151
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The buildings on lot 4 contain several small businesses including wool, leather, and hat manufacturers and a cell phone importer.
Underutilization
Lot 4 is in a C4-4A zoning district with an FAR of 4.0. Current zoning allows 16,208 zsf of built space on the 4,052 sf lot. New York City Department of Finance records indicate that the building on lot 4 is 6,820 gsf. However, based on the building footprint (as indicated on a 2005 Sanborn map) and number of stories (3), the building is approximately 26,000 gsf and the lot is fully utilized.
JULY 2006 C-152
nue
1129
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
JULY 2006
C-153
Photograph 1128-4-A
Photograph 1128-4-B
JULY 2006 C-154
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The single family home on lot 85 is currently occupied.
Underutilization
Lot 85 is in an R6B zoning district with an FAR of 2.0. Although current zoning allows 3,080 zsf of built space on the 1,540 sf lot, the lot currently hosts a 1,200 gsf building, utilizing less than 40 percent of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. No potential issues of environmental concern were noted in the documentary research for lot 85.
Miscellaneous
According to the title agency New York Land Services, the owner of lot 85 has outstanding property tax bills dating to January 2003 and totalling $2,177.07. In addition, the owner owes $2,390.29 in outstanding water bills.
JULY 2006
nue
1129
C-155
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1128-85-A
JULY 2006
C-156
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The single family home on lot 86 is currently occupied by an owner and one tenant.
Underutilization
Lot 86 is in an R6B zoning district with an FAR of 2.0. Although current zoning allows 3,520 zsf of built space on the 1,760 sf lot, the lot currently hosts a 2,200 gsf building, utilizing 63 percent of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. No potential issues of environmental concern were noted in the documentary research for lot 86.
Miscellaneous
According to the title agency New York Land Services, the owner of lot 80 has outstanding tax bills dating to April 2003 and totaling $2,482.39. In addition, the owner owes $3,962.37 in outstanding water bills.
JULY 2006
nue
1129
C-157
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1128-86-A
JULY 2006
C-158
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
There are two residential units located in the building on lot 87. Both units are currently vacant.
Underutilization
Lot 87 is in an R6B zoning district with an FAR of 2.0. According to current zoning, up to 3,760 zsf of built space is permitted on the 1,180 sf lot. At 2,700 gsf, the building currently located on the parcel utilizes approximately 72 percent of the parcels development potential.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. DOB records indicated the possible current or historic presence of a fuel oil storage tank on the site, a potential environmental concern.
JULY 2006
nue
1129
C-159
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1128-87-A
JULY 2006
C-160
Atlantic Avenue
Fl sh bu at
6th Avenue
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
There are two residential units located in the building on lot 88. The building was sold to AYDC in September 2005 and delivered vacant. The upper unit has remained vacant. The ground oor unit is currently occupied by a temporary licensee under a revocable license agreement with AYDC.
Underutilization
Lot 88 is in an R6B zoning district with an FAR of 2.0. According to current zoning, up to 2,200 zsf of built space is permitted on the 1,100 sf lot. At 2,000 gsf, the building currently located on the parcel utilizes approximately 91 percent of the parcels development potential.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. A tank ll port was observed outside the property, indicating that a fuel oil storage tanks was currently or historically present on lot 88.
JULY 2006
nue
1129
C-161
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1128-88-A
JULY 2006
C-162
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
Pacific Street
Carlton Avenue
Stree
5th Av e
Dean
1127
1128
Dean Street
Occupancy/Vacancy Status
The building on lot 89 contains two residential units and one ground-oor commercial space. The residential units are currently occupied. The commercial space is vacant. According to AYDC the current owner has indicated that this commercial space is subject to an existing lease, but the leaseholder has never opened for business.
Underutilization
Based on current zoning, lot 89 is fully utilized.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. No potential issues of environmental concern were noted for lot 89.
JULY 2006
nue
1129
C-163
Vanderbilt Avenue
1118
1119
1120
1121
ue en Av
Photograph 1128-89-A
Photograph 1128-89-B
JULY 2006 C-164
Photograph 1128-89-C
Photograph 1128-89-D
JULY 2006 C-165
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
1127
1128
Dean Street
nue
3 1
1129
Vacancy Status
As indicated above, lots 1 and 3 are vacant lots. New York City Department of Buildings and Department of Finance records show no indication that the lots were ever built on.
Underutilization
Lots 1 and 3 are located in an M1-1 zoning district with an FAR of 1.0. Current zoning permits a combined 5,350 zsf to be built on these lots, which total 5,350 sf. The lots are currently vacant, utilizing none of this development potential.
JULY 2006 C-166
Vanderbilt Avenue
Fl sh bu at
1118
ue en Av
JULY 2006
C-167
Photograph 1129-1/3-A
Photograph 1129-1/3-B
JULY 2006 C-168
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
As indicated above, lot 4 is a vacant lot. As stated above, aside from the wall surrounding the lot, there are no built structures on lot 4.
Underutilization
Lot 4 is located in an M1-1 zoning district with an FAR of 1.0. Although the 2,600 sf lot can accommodate up to 2,600 zsf of built space under current zoning, it is currently vacant, utilizing none of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. However, the site was inspected as it was a contiguous part of lots 1 and 3, adjacent to the south. There is the potential for subsurface contamination associated with dumping of materials over a long period of vacancy on the lot. The lot was observed to contained abandoned vehicles and debris, and minor asphalt-staining was present.
JULY 2006 C-169
Photograph 1129-4-A
Photograph 1129-4-B
JULY 2006 C-170
Photograph 1129-4-C
Photograph 1129-4-D
JULY 2006 C-171
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
As indicated above, there is a parking lot located on lots 5 and 6. The lot is currently used by Pacic Street Park Corporation occupying a portion of the building on adjacent lot 13. As described under the prole for lot 13, the building on lot 13 was previously vacant and undergoing some renovation when AYDC began negotiations with the principals of Pacic Street Park Corporation. Under an agreement between AYDC and Pacic Street Park Corporation, AYDC has agreed to permit Pacic Street Park Corporation to occupy a portion of the building on lot 13 and use the parking area on lots 5 and 6 for up to two years after the closing under that agreement.
Underutilization
Lots 5 and 6 are located in an M1-1 zoning district with an FAR of 1.0. Current zoning permits 14,400 zsf to be built on the larger corner lot (lot 6) and 2,050 zsf to be built on the smaller lot to the south (lot 5). Both lots are currently used as surface parking lots, utilizing none of this development potential.
JULY 2006
C-172
JULY 2006
C-173
Photograph 1129-5/6-A
Photograph 1129-5/6-B
JULY 2006 C-174
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 13 was previously vacant and undergoing some renovation when AYDC began negotiations with the principals of 752 Pacic. Under an agreement between AYDC and 752 Pacic, AYDC has agreed to permit 752 Pacic to occupy a portion of the building (and use the parking area on lots 5 and 6) for up to two years after the closing under that agreement. In accordance with this agreement, a portion of the building is now occupied by 752 Pacic.
Underutilization
Based on current zoning, lot 13 is fully utilized.
JULY 2006
C-175
JULY 2006
C-176
Photograph 1129-13-A
JULY 2006
C-177
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 21 is currently occupied by a privately operated facility, Specic Street, LLC that provides temporary housing for homeless families through contract with the NYC Department of Homeless Services.
Underutilization
Based on current zoning, lot 21 is fully utilized.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. Historic manufacturing uses are a potential environmental concern on this lot, in addition to petroleum storage tank(s) likely associated with property, as noted by the presence of tank ll ports outside the building.
JULY 2006 C-178
Photograph 1129-21-A
Photograph 1129-21-B
JULY 2006 C-179
Photograph 1129-21-C
Photograph 1129-21-D
JULY 2006 C-180
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
JULY 2006
C-181
Vacancy Status
A portion of the building on lot 25 was used as storage space by the previous owner, but the building was otherwise vacant when AYDC acquired it.
Underutilization
Based on current zoning, lot 25 is fully utilized.
Environmental Concerns
The Phase I ESA identied uses on lot 25 that were indicative of the potential for subsurface contamination. The site operated as a historic garage and commercial bakery with truck refueling and repair facilities. There were numerous known and suspected underground petroleum tanks and aboveground fuel oil tanks on the site, many of which were of unknown current status. Other potential sources of contamination included hydraulic lifts, drums, and an exhaust stack present in the building. Phase II sampling encountered two shallow soil samples in which a petroleum-related volatile organic compound exceeded its applicable comparison standard. No petroleum-related or other site-related contamination was noted in deeper soil samples or in the groundwater beneath the site.
JULY 2006
C-182
Photograph 1129-25-A
Photograph 1129-25-B
JULY 2006 C-183
Photograph 1129-25-C
Photograph 1129-25-D
JULY 2006 C-184
JULY 2006
Photograph 1129-25-E
Photograph 1129-25-F
C-185
Photograph 1129-25-G
Photograph 1129-25-H
JULY 2006 C-186
Photograph 1129-25-I
Photograph 1129-25-J
JULY 2006 C-187
Photograph 1129-25-K
Photograph 1129-25-L
JULY 2006 C-188
Photograph 1129-25-M
Photograph 1129-25-N
JULY 2006 C-189
Photograph 1129-25-O
Photograph 1129-25-P
JULY 2006 C-190
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 39 is currently occupied by a moving and storage company.
Underutilization
Based on current zoning, lot 39 is fully utilized.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. The historic use of the site as a garage with known gasoline USTs and suspected fuel oil storage is a potential environmental concern.
JULY 2006
C-191
Photograph 1129-39-A
Photograph 1129-39-B
JULY 2006 C-192
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
There are eight residential units located in the building on lot 43. Seven of the units are currently occupied.
Underutilization
Based on current zoning, lot 43 is fully utilized.
JULY 2006
C-193
JULY 2006
C-194
Photograph 1129-43-A
Photograph 1129-43-B
JULY 2006 C-195
Photograph 1129-43-C
Photograph 1129-43-D
JULY 2006 C-196
Photograph 1129-43-E
Photograph 1129-43-F
JULY 2006 C-197
Photograph 1129-43-G
Photograph 1129-43-H
JULY 2006 C-198
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
There are nine residential units located in the building on lot 43. All of the units appear to be occupied.
Underutilization
Lot 44 is located in an R7A zoning district with a C1-4 overlay and an FAR of 4.0. Although the 2,375 sf lot can accommodate up to 9,500 zsf of built space under current zoning, it currently hosts a 6,000 gsf building, utilizing only 63 percent of the lots development potential.
Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. No potential issues of environmental concern were noted for this lot.
JULY 2006 C-199
Photograph 1129-44-A
JULY 2006
C-200
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 45 is currently vacant and was vacant upon AYDC acquisition. The property was placed on the market by the owner, who sold the business he operated there in order to retire.
Underutilization
As indicated above, lot 45 is in an R7A zoning district, with a C1-4 overlay and an FAR of 4.0. Although the 2,375 sf lot can accommodate up to 7,500 zsf of built space under current zoning, it hosts a single-story 2,375 gsf building, utilizing only 25 percent of the lots development potential.
JULY 2006
C-201
JULY 2006
C-202
Photograph 1129-45-A
Photograph 1129-45-B
JULY 2006 C-203
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
JULY 2006
C-204
Vacancy Status
The buildings on lot 46 are currently vacant. The restaurant building was vacant prior to AYDC acquisition. The residential unit and auto repair facility were vacated pursuant to an agreement with AYDC.
Underutilization
Lot 44 is located in an R7A zoning district with a C1-4 overlay and an FAR of 4.0. Although the 4,750 sf lot can accommodate up to 19,000 zsf of built space under current zoning, it currently hosts two single story buildings totaling 3,600 gsf, utilizing less than 20 percent of the lots development potential.
Environmental Concerns
The Phase I ESA identied historic and current site uses as environmental concerns on this lot. The site was historically occupied by a gasoline lling station with associated underground storage tanks that may potentially remain on the site. Auto repair operations were most recent conducted on the site, where service bays in the garage building once contained hydraulic lifts. An aboveground fuel oil tank was present in the basement of the three-story building, and is also a potential source of subsurface contamination. Auto-repair related debris was present throughout the lot. The tax lot has an E-designation with the DOB related to hazardous materials concerns. No Phase II ESA sampling has been performed on this lot.
JULY 2006
C-205
JULY 2006
C-206
Photograph 1129-46-A
Photograph 1129-46-B
JULY 2006 C-207
Photograph 1129-46-C
Photograph 1129-46-D
JULY 2006 C-208
Photograph 1129-46-E
Photograph 1129-46-F
JULY 2006 C-209
Photograph 1129-46-G
Photograph 1129-46-H
JULY 2006 C-210
Photograph 1129-46-I
Photograph 1129-46-J
JULY 2006 C-211
Photograph 1129-46-K
Photograph 1129-46-L
JULY 2006 C-212
Photograph 1129-46-M
Photograph 1129-46-N
JULY 2006 C-213
Photograph 1129-46-O
JULY 2006
C-214
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 49 contains eight residential units. Four of the units were vacant when AYDC acquired the property and four are currently occupied.
Underutilization
Lot 49 is located in an R7A zoning district with a C1-4 overlay and an FAR of 4.0. Although the 2,453 sf lot can accommodate up to 9,812 zsf of built space under current zoning, it currently hosts a 6,420 gsf building, utilizing 65 percent of the lots development potential.
JULY 2006 C-215
JULY 2006
C-216
Photograph 1129-49-A
Photograph 1129-49-B
JULY 2006 C-217
Photograph 1129-49-C
Photograph 1129-49-D
JULY 2006 C-218
Photograph 1129-49-E
Photograph 1129-49-F
JULY 2006 C-219
Photograph 1129-49-G
Photograph 1129-49-H
JULY 2006 C-220
Photograph 1129-49-I
JULY 2006
C-221
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 50 is currently occupied by Atlas Auto Service Ltd., which will vacate in June 2006 pursuant to an agreement with AYDC.
Underutilization
Lot 49 is located in an R7A zoning district with a C1-4 overlay and an FAR of 4.0. Although the 3,157 sf lot can accommodate up to 12,628 zsf of built space under current zoning, it currently hosts a single story 2,960 gsf auto repair garage, utilizing less than one quarter of the lots development potential.
JULY 2006
C-222
JULY 2006
C-223
Photograph 1129-50-A
Photograph 1129-50-B
JULY 2006 C-224
Photograph 1129-50-C
JULY 2006
C-225
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
As noted above, the building on lot 54 is vacant.
Underutilization
The eastern portion of lot 54 is located in an R7A zoning district with a C1-4 overlay and an FAR of 4.0 and the western portion is located in an M1-1 zoning district with an FAR of 1.0. Although the 17,600 sf lot can accommodate up to 47,520 zsf of built space under current zoning, it currently hosts 36,080 gsf of built space, utilizing approximately 76 percent of the lots development potential.
Environmental Concerns
The Phase I ESA indicated the potential for subsurface contamination associated with the suspected presence of two fuel oil tanks and an additional suspected UST on lot 54. No site-related contamination was identied by the limited sampling conducted for the Phase II ESA. However, as indicated in the introduction to Section C, there are certain environmental conditions common to all project site properties that are of potential environmental concern. These include: historic ll which is likely to contain metals such as arsenic and lead, semi- volatile organic compounds and pesticides in quantities that are above the most stringent guidance values; buildings that contain asbestos, lead-paint, and orescent lighting; and the presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the lot.
JULY 2006
C-227
Photograph 1129-54-A
Photograph 1129-54-B
JULY 2006 C-228
Photograph 1129-54-C
Photograph 1129-54-D
JULY 2006 C-229
Photograph 1129-54-E
Photograph 1129-54-F
JULY 2006 C-230
Photograph 1129-54-G
Photograph 1129-54-H
JULY 2006 C-231
Photograph 1129-54-I
Photograph 1129-54-J
JULY 2006 C-232
Photograph 1129-54-K
Photograph 1129-54-L
JULY 2006 C-233
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 62 is currently occupied by a canvas stretching, framing, and art supply business, which will vacate the property in early 2007.
Underutilization
Based on current zoning, lot 62 is fully utilized.
Environmental Concerns
The Phase I ESA identied historic uses of potential environmental concern on lot 62. Historic uses of the site included a hydrogen peroxide manufacturer and a rag sorting and bailing facility, both of which may have historically utilized chemicals or solvents. The potential of historic fuel oil storage on the site was also noted. In addition, small amounts of wood treatment products were stored in the building, associated with the current use of the site. No Phase II ESA sampling was performed on lot 62.
JULY 2006
C-234
Photograph 1129-62-A
Photograph 1129-62-B
JULY 2006 C-235
927
Pacific S 4th Av enue treet
Atlantic Avenue
Fl sh bu at
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Vacancy Status
The building on lot 76 is currently occupied by a privately operated facility that provides temporary housing for homeless families through contract with the New York City Department of Homeless Services.
Underutilization
Based on current zoning, lot 76 is fully utilized.
Environmental Concerns
No Phase I or Phase II ESA has been performed on this lot. The historic use of the site as a manufacturing facility with a machine shop and metalworking is a potential environmental concern. The potential former or current site storage of gasoline, kerosene, and fuel oil was indicated in documentary research for lot 76.
JULY 2006
C-236
Photograph 1129-76-A
Photograph 1129-76-B
JULY 2006 C-237
927
Pacific S 4th Av enue treet
Atlantic Avenue
sh bu at Fl
1118
1119
1120
Pacific Street
1121
Stree
5th Av e
Dean
nue
ue en Av
1127
1128
Dean Street
1129
Underutilization
Based on current zoning, lot 81 was fully utilized prior to the demolition of the building that was located on it.
Environmental Concerns
The Phase I ESA identied the presence of an aboveground fuel oil tank as a potential environmental concern on this lot. Staining adjacent to sumps on the rst oor, and the presence of a drum of oil and discarded equipment also indicated the potential for subsurface contamination. No site-related contamination was identied by the limited sampling conducted for the Phase II ESA. However, as indicated in the introduction to Section C, there are certain environmental conditions common to all project site properties that are of potential environmental concern. These include: historic ll which is likely to contain metals such as arsenic and lead, semi- volatile organic compounds and pesticides in quantities that are above the most stringent guidance values; buildings that contain asbestos, lead-paint, and orescent lighting; and the presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the lot.
JULY 2006
C-239
Photograph 1129-81-A
Photograph 1129-81-B
JULY 2006 C-240
Photograph 1129-81-C
Photograph 1129-81-D
JULY 2006 C-241
Photograph 1129-81-E
Photograph 1129-81-F
JULY 2006 C-242
D. CRIME RATES
As described in Sections B and C of this report, the project site is characterized by blighted conditions including an active but open and below-grade rail yard, vacant lots, vacant buildings, unsanitary and unsafe conditions, and buildings that are structurally unsound. An analysis of crime statistics compiled by the NYPD indicates that the project site is also characterized by high crime rates, another indicator of blighted conditions. As discussed below, 2004 and 2005 crime data indicate that per capita crime rates on the project site and in surrounding blocks are higher than for the broader precincts in which the project site is located. As shown in Figure 8, the project site overlaps three New York City Police Department (NYPD) precincts. The northern portion of the project site, including Blocks 927, 1118, 1119, 1120, and 1121, is located in the 88th precinct. The southern portion of the project site is divided between the 77th and 78th precincts, with Blocks 1128 and 1129 located in the 77th precinct and Block 1127 located in the 78th precinct. For crime reporting purposes, the NYPD divides each precinct into groups of blocks called sectors. As shown in Figure 9, the three sectors that cover the project site are: sector A in the 77th precinct; sector D in the 78th precinct; and sector E in the 88th precinct. Sectors are the smallest geographic area for which the NYPD publishes crime data. Therefore, it is not possible to determine the number of crimes that have occurred on the project site itself. However, crime rates in the sectors that overlap the project site (referred to here as the study area) can be compared to precinct averages to determine whether there are any substantial differences between crime rates on and around the project site and crime rates in the larger precincts. Table D-1 presents this comparison for 2004 and 2005, the most recent years for which annual crime data is available. As shown in the table and illustrated in Figures D-1 and D-2, the total crime rate for the study area (sectors 77A, 78D, and 88D) was substantially higher than the total crime rate for the larger three-precinct area (precincts 77, 78, and 88) in both 2004 and 2005. In 2004, the total crime rate for the study area (35.4 crimes per 1,000 persons) was approximately 34 percent higher than the crime rate for the larger precinct area (26.4 crimes per 1,000 persons). Although the total crime rate for the study area decreased slightly between 2004 and 2005 (from 35.4 to 34.3 crimes per 1,000 persons), it was still approximately 16 percent higher than the crime rate for the three-precinct area (29.6 crimes per 1,000 persons). Crime
Figure D-1: 2004 Crime Rates, Precincts 77, 78, 88 and Sectors 77A, 78D, 88E
JULY 2006
de ur M
r R
ap
D-1
6.29.06
METROPOLITAN
E. MARCY AV
AVE.
RI VE
BQ
NT KE E AV .
FLUSHIN
AVE.
SH TBU FLA
EA
ST
88
FORT GREENE PARK
MYRTLE
AVE.
CE
BU SH W
BEDFOR
NT
N CLASSO
. AVE
RA
ATL A
DEK
ALB AVE.
IC
AV E
NTI
CA VE.
TTE AV LAFAYE
E.
D AVE.
AV E
AVE.
.
BR
GATES AV
BQ E
E.
OA
DW AY
ITH
ST.
SM
CA
NA
US
FULTON ST.
G WASHIN
GO WA N
ATLANTIC AVE
78
15 TH
EASTERN PKWY .
AV E
ST .
PROSPECT PARK
EMPIRE BLVD
ROCHESTER AVE
AV E
LEFFERTS AVE.
4T
5T
Y.
PW
RALPH AVE.
EX
HOWARD AVE
77
.
TON AV E.
RO CK AY AW RE M SE VD BL
FALTBU
EN
E AV
UE
-Q
SH AVE
KL YN
OO
LINDEN BLVD.
BR
N
CONE
KINGS HW
PK OCEAN WY.
Y.
1/2
1 MILE
SCALE
6.29.06
IX ST FEL
FT GRE
LIV
S OXFO
S PORT
S ELLIO
CARLTO
CUMBE
I ST ADELPH
VANDE
CLINTO
WAVER
ONT AV CLERM
ING
ST
SC
ON
HE
ST
LAFAYE
TTE AV
ENE PL
RLAND
VE LAND A
RD ST
RBILT A
TT PL
N AVE
LY AVE
N AVE
ST
RM
ASHLAND
ER
HO
RN
ST
ST
AT
VE
PL
CAMBR
ES PL ST JAM
ST
ST
GRAND
AT
LA
ES T E
IDGE P
NE VIN S
NT
IC
AVE
PA
CIF
AV
IC
HANSO
N PL
ST
PRECINCT
DE BE ST RG RK AN
88 E
GATES
AVE
ST
SECTOR
FUL
FL
ATLA NTIC
EN
ST
MA
TON
DOWNIN
SP L
ST
AT BU
3A VE
AVE
LEFF
G ST
BA
ERT
LT
S PL
SH AV
IC
ST
VE
WA
RR
BU
EN
TL
4A
ER
ST
PAC
IFIC
ST
PR
OS
PRECINCT
PE CT PL
ST
77 A
DEA
BER
AVE
N ST
ST
CAR
ION
VAN
UN PR ES
ST ST
CT P
IDE
NT
LIN BE RK
CO
PAR
LN PL
K PL
EL
STE
EY
RLIN
8A
VE
ERH
LS
VE
RR
OL
ILL A
CA
VE
PL
G PL
6A
T
VE
TP AR K
2S
WE
ST
1S
ST J LINC
UND
5A
OHN
S PL
VE
OLN
PL
7A
IE
PR
4S
LD
OS PE C
GA
EAS
RF
TER
NP
KW
PL
SCALE
GRA
1000 FEET
ET
TS T
SECTOR
ER
LIN
DER
CK
ST
GP
PRO
SPE
ND A
SA
ST
RK
BILT
PL
VE
AW
PRECINCT
LTON
DE
SS
GR
ST
AVE
DO
SECTOR
UG
LA
GEN
78
PA
ST M
ARK
S AV
WASHIN GTON A VE
FL AT BU SH AV E
JULY 2006
D-2
Atlantic Yards Arena and Redevelopment ProjectBlight Study Figure D-2: 2005 Crime Rates, Precincts 77, 78, 88 and Sectors 77A, 78D, 88E
rates for categories of crime such as robbery and grand larceny increased more substantially in the study area than in the overall three-precinct area. As described below, the data presented in Table D-1 indicate that the lack of street-level activity on the project site and the relative isolation of the project site from busier pedestrian streets such as 5th Avenue, Fulton Street, and the western portion of Atlantic Avenue creates an environment that is conducive to illegal activities. The higher crime rates for the precinct sectors encompassing the project site indicate that residents and businesses in the area are more susceptible to crime. Differences in crime rates were most notable in the 88th precinct, which covers the bulk of the project site, including the rail yard. As shown in Table D-1, the total crime rate for sector 88E was over three times the rate for precinct 88 in both 2004 and 2005. In 2004 and 2005, the crime rates for sector 88E were 58.2 crimes and 65.1 crimes per 1,000 persons, respectively. In contrast, the crime rate for precinct 88 was only 18.2 crimes per 1,000 persons in 2004 and 19.6 crimes per 1,000 persons in 2005. As indicated above, it is not possible to isolate crimes that have occurred within the project site boundaries. However, because ve of the twelve blocks that comprise sector 88E are part of the project site it is reasonable to assume that crime rates on at least this portion of the project site are signicantly higher than average. Given the physical characteristics of the project site, this high crime rate is not surprising. Night time lighting around the project site is low or non-existent in part due to the high number of properties that are vacant and in part due to the physical characteristics of the project site and the buildings on the site. Not only are there not many uses to give off light, there are few surfaces, such as building faades, that could reect light. Large areas of the project site that are part of the depressed rail yard have minimal lighting in their central volumes and seem to make the area even darker. The lack of adequate lighting, presence of deteriorating built structures and vacant lots, and lack of street-level activity creates a sense of isolation that may encourage illegal activity. In 2004, the NYPD recorded 5.2 narcotics misdemeanors per 1,000 persons in sector 88E. This rate was approximately 40 percent higher than the rate for precinct 88 (3.7 narcotics misdemeanors per 1,000 persons). In 2005, the rate for sector 88E increased to 5.8 narcotics misdemeanors per 1,000 persons. This crime rate was approximately 18 percent higher than the rate for the 88th precinct (4.9 narcotics misdemeanors per 1,000 persons). Similarly, the 2004 crime rate for motor vehicle grand larceny was over three times as high in sector 88E than in the 88th precinct, and the 2005 rate for the sector was more than double the rate for the precinct. The lack of pedestrian activity and relative isolation and desolate feeling on the
JULY 2006 D-3
r ur de M R
ap
JULY 2006
D-4
Figures for -mile area and Brooklyn are based on housing count and acreage obtained from the Real Property Assessment Data (RPAD) from the New York City Department of Finance.
JULY 2006
E-1
Atlantic Yards Arena and Redevelopment ProjectBlight Study TABLE E-1: PROPOSED DEVELOPMENT PROGRAM FOR ATLANTIC YARDS ARENA AND DEVELOPMENT PROJECT: RESIDENTIAL AND COMMERCIAL MIXED-USE VARIATIONS
Proposed Uses Residential Hotel (180 Rooms) Retail
(1)
Residential Mixed-Use Variation 6,790,000 gsf (6,860 units) 165,000 gsf 247,000 gsf 606,000 gsf 850,000 gsf 3,800 spaces < 1 acre 7+ acres
Commercial Mixed-Use Variation 5,730,000 gsf (5,790 units) 0 gsf 247,000 gsf 1,829,000 gsf 850,000 gsf 3,800 spaces < 1 acre 7 + acres
Commercial Arena Parking (spaces) Private Open Space Publicly Accessible Open Space
Note: (1) A portion of the retail space is anticipated to house community facilities.
As indicated above, the proposed project would be benecial to the city, borough, and neighborhoods surrounding the project site in a multitude of ways. Some of the projects key public benets and purposes are outlined below. In sum, the project would: 1. Help the city and borough meet the growing demand for new housing, particularly affordable housing. The demand for new residential space in New York City is strong. According to the latest forecasts from the New York Metropolitan Transportation Council (NYMTC), the agency responsible for coordinating such forecasts throughout the region, New York City will add approximately 465,000 residents and 170,000 households between 2005 and 2015. The forecasts for Brooklyn are also formidable: from 2005 to 2015, Brooklyn is predicted to add 90,000 residents and 40,000 households. These projected increases translate into a clear need for residential space to accommodate growth. The City has recognized the high demand for new housing and the challenges associated with escalating housing prices, and has responded to these demands and challenges with its Housing Marketplace Plan: Creating Housing for the Next Generation. Initiated in 2002 with a ve-year goal of producing 65,000 units, the program has recently been expanded to a ten-year goal of 130,000 units. HPD, the agency entrusted with the program, has been working with other government agencies to nd land and opportunities for the construction and preservation of affordable housing. At the same time, the City has taken steps to address the housing problem through the private sector by undertaking a number of major rezoning actions (e.g., Greenpoint Williamsburg rezoning, Park Slope rezoning, South Park Slope rezoning, Downtown Brooklyn rezoning, and Hudson Yards rezoning) to make available more oor area for residential development and, at the same time, to preserve or create affordable housing. The proposed project would help meet the expected housing demand for Brooklyn and the city as a whole, and the density of the proposed project allows for a substantial number of affordable units to be included as part of the development program. As shown in Table 1, the project would provide between 5,790 and 6,860 new residential units, depending on which variation is built. Under either variation, 4,500 of the housing units would be rental units, and 50 percent of those rental units2,250would be administered under an affordable housing program. Rent for the affordable/middle-income units would be set at 30 percent of citywide AMI (average median income) and 50 percent of these units (on a square foot basis) would be two- and three-bedroom units. Ten (10) percent of the total rental units (450 units) would be reserved for senior residents. By providing a substantial number of new affordable
JULY 2006 E-2
JULY 2006
E-3
The principal model used to estimate the effects of the proposed project on the city and state economies is the Regional InputOutput Modeling System (RIMS II), developed by the U.S. Department of Commerce, Bureau of Economic Analysis. The model contains data for New York City on 490 economic sectors, showing how each sector affects every other sector as a result of a change in the quantity of its product or service. A similar RIMS II model for New York State, also developed by the U.S. Department of Commerce, has been used to trace the effects on the State economy. The models were adjusted to reect the most recent changes in the New York metropolitan area price level.
JULY 2006
E-4
TABLE E-2: TOTAL ECONOMIC AND FISCAL BENEFITS FROM CONSTRUCTION OF THE PROPOSED PROJECT
Residential Mixed-Use Variation Portion in New York City Total Employment (Person Years)(1) Direct (Construction) Indirect (Secondary and Induced) Total Total Wages and Salaries (Millions of 2006 dollars) Direct (Construction) Indirect (Secondary and Induced) Total New York City Taxes MTA Taxes New York State Taxes Total $1,126.77 $532.68 $1659.45 $1,126.77 $887.89 $2,024.66 $82,578,800 $5,528,100 $167,757,100 $255,864,000 $1,108.97 $527.74 $1,636.71 $1,108.97 $875.16 $1,994.13 $81,418,200 $5,449,600 $165,435,500 $252,303,300 17,861 9,300 27,161 17,861 15,849 33,710 17,449 9,138 26,587 17,449 15,511 32,960 Total New York City and State Commercial Mixed-Use Variation Portion in New York City Total New York City and State
Notes: (1) A person-year is the equivalent of one person working full-time for a year. (2) Includes personal income taxes, corporate and business taxes, sales tax on indirect activities, and numerous other taxes on construction and secondary expenditures. Sources: The characteristics and construction cost of the proposed development; the Regional Input-Output Modeling System (RIMS II), U.S. Department of Commerce, Bureau of Economic Analysis; the U.S. Census Bureau, 2002 Economic Census, Construction, New York, issued August 2005; and the tax rates by applicable jurisdiction.
The construction activity would have associated with it substantial tax revenues for New York City, the MTA, and New York State. As shown in Table 2, total taxes paid during construction are estimated at between $252.3 and $255.9 million, depending on the program variation. This includes between $81.4 million and $82.6 million for New York City, between $165.4 million and $167.8 million for New York State, and between $5.4 million and $5.5 million for the MTA. Of these tax revenues, the largest portion would come from personal income taxes, corporate and business taxes, sales tax on indirect activities, and related taxes on direct and generated economic activity.
JULY 2006 E-5
JULY 2006
E-6
Atlantic Yards Arena and Redevelopment ProjectBlight Study TABLE E-3: ANNUAL ECONOMIC AND FISCAL BENEFITS FROM OPERATION OF THE COMPLETED PROPOSED PROJECT
Residential Mixed-Use Variation
Portion in New York City Total New York City and State
Permanent Employment (Full-Time Equivalent Jobs) Direct (On-Site) Indirect (Secondary and Induced) Total Direct (On-Site) Indirect (Secondary and Induced) Total New York City Taxes MTA Taxes New York State Taxes Total Notes: 4,700 3,729 8,429 $296.60 $156.88 $453.48 4,700 5,487 10,187 $296.60 $222.29 $518.89 $31,962,300 $2,300,400 $51,307,700 $85,570,400 9,490 8,688 18,178 $615.38 $343.18 $958.56 9,490 12,589 22,079 $615.38 $479.10 $1,094.48 $54,529,000 $3,648,900 $95,472,200 $153,650,100
The above gures on wages and salaries and economic effect do not include the effect from the household income of the residents in the residential portion of the project, which would be additional. (1) Includes personal income taxes, corporate and business taxes, sales tax, hotel occupancy tax, parking tax, and numerous other taxes on direct and secondary expenditures. Income tax receipts do not include income tax paid by residents at the proposed project or income tax from secondary employment generated by such residents. Sources: The characteristics and construction cost of the proposed development; the Regional Input-Output Modeling System (RIMS II), U.S. Department of Commerce, Bureau of Economic Analysis; the U.S. Census Bureau, 2002 Economic Census, Construction, New York, issued August 2005; and the tax rates by applicable jurisdiction.
JULY 2006
E-7
F. PROPERTY OWNERSHIP
The proposed project site is composed of 73 parcels, or 123 individual tax lots including the 52 condominium units located in two buildings on the proposed project site. Prior to 2003 and the announcement of the proposed project, there were 102 tax lots on the proposed project site (the 31-unit condo building on Block 1127, lot 27 had not yet been divided into individual tax lots), ve of which were owned by MTA/LIRR or New York City. In total, in 2003 the proposed project site was controlled by 76 different parties, including 21 parties in the condominium building on Block 1127, lot 35. Since 2003, AYDC has been attempting to assemble the entire site for redevelopment. As of May 1, 2006, AYDC had gained whole or partial control over 97 tax lots, including 51 of the 52 condominium units on the site. (AYDC had closed on 84 lots, and was under contract for another 11 lots).1 Table F-1 lists the owners of each tax lot in 2003 and 2006. The table is color coded to illustrate the property assemblage that has taken place since 2003. As shown in Figure 10, as of May 1, 2006, 22 tax lots (including the single condo unit) remained wholly under the ownership of parties other than AYDC, MTA/LIRR, or the City. Five tax lots were under partial control of other parties.2 The condition of multiple site ownership has hindered site assemblage and impeded the sound growth and development of the overall project site. As noted above, the proposed project site contains a multitude of properties where conditions are substandard or insanitary. The diverse ownership of these properties has impeded correction of these substandard conditions for many years, leading to substantially lower sales prices and rents for most properties, and thus lower revenue generating potential for the City.
Includes Block 1120, lot 35 and Block 1129, lots 5, 6, and 13. AYDC has purchased the lease rights to Block 1120, lot 35. For Block 1129, lots 5, 6, and 13, AYDC entered into an option to take by assignment the tenants interest in the ground lease for the properties subject to the fee owners consent to such assignment, which cannot be unreasonably witheld. The closing of that assignment occured in March 2006, but the fee owner has disputed the validity of the assignment. Includes Block 1127, lot 48, which has an outparcel that remains owned by a non-AYDC private entity.
JULY 2006
F-1
7.10.06
FU
AT
LT
LA
ON
NT
IC
ST .
G
N
VE. ATES A
REENE FORT G
T S. ELLIO
AV
E.
T PL .
LA S. PORT
PL .
HA
927
16
VE
RD ST . S. OXFO
4T
PA
CUMBE
ND AVE
CIF
IC
ST .
6 21
AVE .
1118
5
22 23 2425
RLAND
N AVE. CLINTO
27 1
CARLT
ST.
DE
5TH
AN
ON AVE
. NT AVE CLERMO
ST .
64
1119
VANDE
13 12 11 1819 20 10 21
19 22 1 30 33 35* 35
VE. RBILT A
AVE.
6TH
FL AT
27 55
29
1120
28 35
BU SH E AV .
1
1127
51 50
56
54
48 47 46 45 43
2 1 86 89 87 88 85
ATLA
NTIC
AVE .
1128
6 4 3 1 5 81 76 13 21
1121
1 42 47
BE
VE .
RG
.M
VE.
PL .
5T
AR
KS
HA
ST
EN
ST .
1129
CAR
ST .
DEA BER
PR
OS
N ST .
PE
CT
PL .
GEN
ST.
Project Site
VAN
EN
LTO
WA
RR
AV E
54
200
DER B
AR
N AV E.
ST
.M
45 46 49 50
KS
62
ILT A
25
39 43
44
PAC
IFIC
ST.
400 FEET
Ownership
Parcels Controlled by AYDC, MTA/LIRR, or City Parcels Not Controlled by AYDC, MTA/LIRR, or City Parcels Partially Controlled by AYDC Property Controlled by AYDC Except Block 1127, Lot 27 (1 unit out of 31) and Lot 48 (3 units out of 24) Atlantic Yards Arena and Redevelopment Project: Blight Study
SCALE
Atlantic Yards Arena and Redevelopment ProjectBlight Study TABLE F-1: PROPERTY OWNERSHIP: MAY 2003 AND MAY 1, 2006
Block
927
Lot
1 16 1 5 6 21 22 23 24 25 27 1 7 64 1 19 28 35 1 42 47 1 10 11 12 13 18 19 20 21 22 27(2) 1101 1102 1103 1104 1105 1106 1107 1108 1109 1110 1111 1112 1113 1114 1115 1116 1117 1118 1119 1120 1121 1122 1123 1124 1125 1126 1127 1128 1129 1130 1131 29 30 33
Address
15 4th Avenue 617 Pacic Street 181 Flatbush Avenue 177 Flatbush Avenue 175 Flatbush Avenue 608 Atlantic Avenue 610 Atlantic Avenue 612 Atlantic Avenue 614 Atlantic Avenue 616 Atlantic Avenue 620 Atlantic Avenue 622 Atlantic Avenue 630 Atlantic Avenue 5th Avenue 676 Atlantic Avenue 700 Atlantic Avenue 728 Atlantic Avenue Atlantic Avenue Carlton Avenue 516 Vanderbilt Avenue 524 Vanderbilt Avenue 195 Flatbush Avenue 193 Flatbush Avenue 191 Flatbush Avenue 189 Flatbush Avenue 185 Flatbush Avenue 618 Pacic Street 620 Pacic Street 622 Pacic Street 624 Pacic Street 626 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 636 Pacic Street 640 Pacic Street 644 Pacic Street 648 Pacic Street
2003 Owner
AJ Richard Sons Inc FC Acquisition Assoc Elizabeth Tang Revoca Nina Giddings Housing Preservation FAB Realty LLC FAB Realty LLC FAB Realty LLC FAB Realty LLC FAB Realty LLC FAB Realty LLC M&V Rentals MTA/LIRR U Haul of Metro NY MTA/LIRR 714 Atlantic Corp Warburg Storagemart 730 Equity Corp MTA/LIRR David Oil Corporation 524 NSM LLC Mobil Oil Corp 185,189,193 Flatbush Danilo Deangelis 185,189,193 Flatbush 185,189,193 Flatbush Secretary of Housing T Jaw Realty Corp T Jaw Realty Corp 624 Pacic Street LLC Schiavone Construction Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Freud Pacic Street Eastpark Holding Corp Kalap Realty Corp Fire Department
2006 Owner
AJ Richard Sons Inc AYDC AYDC AYDC New York City AYDC AYDC AYDC AYDC AYDC AYDC AYDC Contract MTA/LIRR AYDC Contract MTA/LIRR 714 Atlantic Corp WSMP-MW-EAST, LP AYDC/730 Equity Corp(1) MTA/LIRR Heron Real Estate Company AYDC Contract AYDC AYDC AYDC AYDC AYDC U.S. Dept of Housing and Urban Development (HUD) AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC Daniel Goldstein AYDC AYDC AYDC AYDC AYDC New York City
1118
1119
1120
1121
1127
JULY 2006
F-2
Atlantic Yards Arena and Redevelopment ProjectBlight Study TABLE F-1: PROPERTY OWNERSHIP: MAY 2003 AND MAY 1, 2006
Block Lot
35(2) 1001 1002 1003 1004 1005 1006 1007 1008 1009 1010 1011 1012 1013 1014 1015 1016 1017 1018 1019 1020 1021 43 45 46 47 48 50 51 54 55 56 1 2 4 85 86 87 88 89 1 3 4 5 6 13 21 25 39 43 44 45 46 49 50 54 62 76 81
Address
24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 24 6th Avenue 483 Dean Street 481 Dean Street 479 Dean Street Dean Street 475 Dean Street 473 Dean Street 467 Dean Street 465 Dean Street 463 Dean Street 461 Dean Street 6th Avenue 6th Avenue 25 6th Avenue 495 Dean Street 493 Dean Street 491 Dean Street 489 Dean Street 487 Dean Street 551 Carlton Avenue 549 Carlton Avenue 547 Carlton Avenue 545 Carlton Avenue 543 Carlton Avenue 750 Pacic Street 768 Pacic Street 800 Pacic Street 802 Pacic Street 810 Pacic Street 812 Pacic Street 814 Pacic Street 818 Pacic Street 540 Vanderbilt Avenue 542 Vanderbilt Avenue 546 Vanderbilt 645 Dean Street 603 Dean Street 585 Dean Street
2003 Owner
Yoshiumi Associates Darryl K. Brown Anthony Gilllan Con Tanja Katinka Bobadil Luis E. Martinez Niall Maher Stuart Plesser David Brooks Marc Wancer Lisa Lam John Palladino Sheri G. Lee James V. Martin Sandra Maletic Rochelle Camhi Tamara C. Mewis Vince Bruns Jefferey Mermelstein & Lisa Bender Adam Plack Kristin M. Axtman Carolynn Schwartz Fred W Chadderton Nasser Ahmed Paul E. Hamilton Bergen Tile Paint & Linoleum Peter Williams Enterprise Marina V. de Franza Waterproof Workers Realty Miriam Pope U V Bldg Assoc U V Bldg Assoc Dean Pacic Corp Dean Pacic Corp Rockwell Property Mgmt L MC Gee Oliver Sinclair Stewart Hadar Management Corp Freyre, Orlando/CO-TR Dean and Pacic Corp Vanderbilt Prod Sub C Vanderbilt Prod Sub C Vanderbilt Prod Sub C Union President Realty 535 Carleton Ave Realty Corp Pacic Carleton Devel. Corp Pacic Dean Realty Time Record Storage Stephen J. Filed Lina Fang Hong Ning Realty Inc. Ges Realty Jean Anderson Lek Loong Fang AASL Associates, LLC Time Record Storage Goldberg Liu Realty, Inc. Pacic Dean Realty James Robbins
2006 Owner
AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC AYDC Contract AYDC Contract AYDC AYDC AYDC AYDC Nasser Ahmed AYDC Contract Bergen Tile Paint & Linoleum AYDC/Peter Williams Enterprise(3) AYDC Waterproof Workers Realty AYDC AYDC AYDC Dean Pacic Corp Dean Pacic Corp Rockwell Property Mgmt Stewart Oliver Stewart Oliver Sinclair Jurist Razvan AYDC Mott and Chloe AYDC AYDC 535 Carlton Avenue Realty Corp AYDC Contract/535 Carleton Avenue Realty Corp(4) AYDC Contract/535 Carleton Avenue Realty Corp(4) AYDC Contract/Pacic Carleton Avenue Devel. Corp(5) Pacic Dean Realty AYDC PJK Realty Corp AYDC Hong Ning Realty Inc. AYDC AYDC AYDC AYDC Contract AYDC AYDC Contract G.B.S. Associates AYDC
1127
1128
1129
Notes: (1) Lot 35 on Block 1120 is owned by 730 Equity Corporation; AYDC assumed the ground lease for the property in Fall 2005. (2) Lots 11011131 on Block 1127 were referred to as lot 27 prior to the buildings division into condominium units. Lots 10011021 on Block 1127 were referred to as lot 35 prior to the buildings division into condominium units. (3) All of the units in the six story cooperative building on Block 1127, Lot 48 are owned by AYDC. The single story building on the lot is owned by Peter Williams Enterprises. (4) Lots 5 and 6 on Block 1129 are owned by 535 Carlton Avenue Realty Corporation and leased by Pacic Street Park Corporation. AYDC entered into an option to take by assignment the tenants interest in the ground lease for the lots, subject to the fee owners consent to such assignment, which consent cannot be unreasonably witheld. The closing of that assignment occurred in March 2006, but the fee owner has disputed the validity of the assignment. (5) Lot 13 on Block 1129 is owned by Pacic Carlton Development Corporation and leased by 752 Pacic, LLC; AYDC entered into an option to take by assignment the tenants interest in the ground lease for the property, subject to the fee owners consent to assignment, which consent cannot be unreasonably witheld. The closing of that assignment occurred in March 2006, but the fee owner has disputed the validity of the assignment. Sources: Real Property Assessment Data (RPAD) from the New York City Department of Finance; AYDC
JULY 2006
F-3