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Atlantic Yards Arena and Redevelopment Project

Blight Study

Prepared for: Empire State Development Corporation 633 Third Avenue New York, NY 10017 Prepared by: AKRF, Inc.

July 2006

Atlantic Yards Arena and Redevelopment ProjectBlight Study

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

Atlantic Yards Arena and Redevelopment Project Blight Study

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

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Atlantic Yards Arena and Redevelopment ProjectBlight Study


York ofce tower, and several blocks of middle-income rowhouses built by the New York City Housing Partnership. In contrast, the southernmost blocks of ATURA, which include the active but sub-optimal and belowgrade Metropolitan Transportation Authority (MTA)/Long Island Railroad (LIRR) Vanderbilt Yard, have yet to be improved over the conditions that led the City to designate the area as blighted approximately 40 years ago. These blocks have had a blighting effect on adjacent blocks south of Pacic StreetBlocks 1127, 1128, and 1129, which comprise the southern portion of the project site. The physical deterioration, underutilization, and general failure of properties on the project site to meet the objectives laid out in the earlier Urban Renewal Plans were one factor in the Citys 2004 decision to extend the duration of ATURA for another 40 years. One of the principal reasons why the project site has remained in a state of physical disrepair and relative economic inactivity while surrounding blocks have experienced signicant revitalization is the presence of the open below-grade Vanderbilt Yard and the high cost of covering and building over the yard. Early versions of ATURA plan called for construction of a deck over the rail yard to be used as a main campus for Baruch College, but these plans were abandoned in the early 1970s as the cost of building a platform became too costly for an institutional user such as a public university. The failure to implement this plan and to acquire the rail yard as intended by the plan more than 30 years ago left in place a deep physical divide that has contributed to the blighted conditions found in the adjacent blocks in the project site today. The gap in the urban landscape that is created by the below-grade rail yard creates an environment that discourages street-level activity, and the inadequate street lighting surrounding the rail yard, in combination with vacant lots and deteriorating structures on the blocks south of the yard, creates a sense of isolation that spans across the project site. This sense of isolation and lack of street life has resulted in an increase in illegal activities on the project site. An analysis of crime statistics compiled by the NYPD indicates that in 2004 and 2005, per capita crime rates on the project site and in surrounding blocks were higher in 2004 and 2005 than for the broader precincts in which the project site is located. While it is not possible to determine the number of crimes that occurred on the project site itself, the total crime rate for the sectors (geographic areas comprised of several blocks, used by NYPD to track crime statistics at the sub-precinct level) that overlap the project site was substantially higher than the total crime rate for the larger three-precinct area (precincts 77, 78, and 88) in both 2004 and 2005. And the total crime rate for sector 88E, the sector in which the rail yard is located, was over three times the rate for precinct 88 in both 2004 and 2005. These statistics indicate that residents and businesses on the project site are more susceptible to crime than residents and businesses in surrounding areas. As described throughout this report, the non-rail yard portion of the project site is characterized by unsanitary and substandard conditions including vacant and underutilized buildings, vacant lots, irregularly shaped lots, building facades that are in ill-repair (e.g., crumbling brickwork, grafti, aking paint), and structures suffering from serious physical deterioration. As shown in Figure 1, 51 of the 73 parcels on the project site (70 percent) exhibit one or more blight characteristics, including: buildings or lots that exhibit signs of signicant physical deterioration, buildings that are at least 50 percent vacant, lots that are built to 60 percent or less of their allowable Floor Area Ratio (FAR) under current zoning; and vacant lots. These 51 lots comprise approximately 86 percent of the land area on the project site. Eleven of the 73 lots comprising the project site contained buildings that were found upon acquisition by FCRC (the project sponsor) and its structural engineer (LZA Technology) to be so physically deteriorated that they were found to be structurally unsound and a threat to public safety. With agreement from ESDC, the buildings on these eleven lots were slated for demolition by FCRC. Subsequently, a lawsuit was led against ESDC and FCRC asserting that ESDC acted improperly in allowing FCRC to demolish the buildings and seeking to prevent demolition of those buildings. In February 2006, the
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Overview of Blighted Conditions


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Supreme Court denied the petitioners motion for a preliminary injunction seeking to prevent the demolition of the buildings, and in March 2006, the Appellate Division upheld that decision. The buildings have since been demolished. As stated above, one of the principal reasons why the project site has remained in a state of physical disrepair and relative economic inactivity over the past several decades is the presence of the belowgrade open rail yard. However, an equally important reason for the continued blight is that the project site has historically been held under the ownership of multiple parties, and this diversity of ownership has hindered site assemblage that is necessary for redevelopment. Prior to 2003 and the announcement of the proposed project, the project site was controlled by 76 different parties. Since 2003, the project sponsor has been attempting to assemble the entire site for redevelopment. As of May 1, 2006, the sponsor had gained whole or partial control over 97 tax lots, 80 percent of the lots on the project site. However, 27 tax lots remain wholly or partially under the ownership of parties other than the project sponsor, MTA/LIRR, or the City. This condition of multiple site ownership hinders site assemblage and impedes the sound growth and development of the overall project site. The Atlantic Yards Arena and Redevelopment Project (proposed project) presents an opportunity not only to meet many of the goals outlined in ATURA including the elimination of blight, but also to help the City meet its long-term goals for accommodating residential and commercial growth and fostering broad-based economic development. It would provide 2,250 affordable housing units and between 3,540 and 4,310 market-rate housing units. It would introduce between 606,000 and 1.8 million square feet of new ofce space, along with 247,000 square feet of neighborhood retail and community facility space. It would introduce an arena that would create jobs and draw visitors to Brooklyn. And it would provide at least 7 acres of publicly accessible open space. At the same time, the project would provide an opportunity to upgrade the sub-optimal Vanderbilt Yard, which is an important component of the LIRR rail system that carries thousands of commuters to and from the City each day. The construction and operation of the project would offer substantial economic benets to the City and state. Under either of the two proposed project program variations, construction of the project would create a total of approximately 27,000 person-years of employment in New York City and a total of approximately 33,000 person-years of employment in New York State, including New York City.1 Taxes paid to New York City, New York State, and the MTA during the construction of either variation would be approximately $250 million, including about $80 million for New York City. After the project is complete, its annual operation, depending on the variation developed, would support between approximately 8,430 and 18,180 direct and indirect jobs in New York City and a total of between 10,190 and 22,080 jobs in New York State. Annual tax revenues (non-real estate taxes) associated with the project would amount to between $85.6 million (with $32.0 million for New York City) and $153.7 million (with $54.5 million for New York City). Considering its proximity to the third largest transit hub in New York City and to Downtown Brooklyn, the Citys third largest central business district, the project site is vastly underutilized in terms of the jobs, payroll, and taxes that it should be producing for the City. The proposed project would take advantage of the sites central location and yield new development in accordance with the Tenth Amended Urban Renewal Plan that would help accommodate the long-term projected growth in population and employment for the City, while producing substantial economic and scal benets. As described in detail throughout this report, the 22-acre project site is characterized by blighted conditions including structurally unsound buildings, debris-lled vacant lots, environmental concerns, high crime rates, and underutilization. These conditions have persisted for over 40 years, since the City rst
1 A person-year of employment is the equivalent of one person working full-time for one year. Viewed another way, the construction would create an average of 2,700 person-years of employment in New York City and 3,300 person years of employment in New York State during each year of the 10-year construction period.

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designated the area as blighted and in need of revitalization. This continued blight is due in part to the presence of the active, but below-grade open rail yard that creates a signicant visual and physical gap in the urban landscape of the Atlantic Terminal area and creates a sense of desolation on the project site. The proposed Atlantic Yards Arena and Redevelopment Project would remove the blighted conditions on the project site and replace them with productive land uses, including those parcels which will complete the development of ATURA. Given the pattern of successful economic development in ATURA north of Atlantic Avenue and general neglect on the project site, south of Atlantic Avenue, it is highly unlikely that the blighted conditions currently present will be removed without public action.

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Atlantic Yards Arena and Redevelopment ProjectBlight Study

A. INTRODUCTION AND ANALYSIS FRAMEWORK


This report presents an evaluation of conditions in the area proposed for the Atlantic Yards Arena and Redevelopment Project which themselves are evidence of blight or which may retard the sound growth and development of surrounding areas. This report is appended to the General Project Plan (GPP) for the proposed project. The subject of this study (the proposed project site) is an area occupying approximately 22 acres, roughly bounded by Flatbush and 4th Avenues to the west, Vanderbilt Avenue to the east, Atlantic Avenue to the north, and Dean Street to the south (see Figure 2). The affected parcels include: Block 927: lots 1,16; Block 1118: lots 1, 5, 6, 21-25, 27; Block 1119: lots 1, 7, 64; Block 1120: lots 1, 19, 28, 35; Block 1121: lots 1, 42, 47; Block 1127: lots 1, 10-13, 18-22, 29, 30, 33, 43, 45-48, 50, 51, 54-56, 10011021 (a.k.a. lot 35), 1101-1131 (a.k.a. lot 27); Block 1128: lots 1, 2, 4, 85-89; and Block 1129: lots 1, 3-6, 13, 21, 25, 39, 43-46, 49, 50, 54, 62, 76, 81. Approximately 40 percent of the proposed project site (about 9 of the 22 acres) is occupied by the Vanderbilt Yard, an active, open MTA/LIRR rail yard, and an NYCT yard for retired busses. The remaining area is occupied by a mix of uses, including industrial and warehouse buildings, auto repair shops and gas stations, parking lots, residential buildings, and commercial uses as well as vacant lots. Section 10(c) of the New York State Urban Development Corporation Act (the UDC Act) requires that Empire State Development Corporation (ESDC) nd, in the case of a land use improvement project, that: the area in which the Project is to be located is a substandard or insanitary area, or is in danger of becoming a substandard or insanitary area and tends to impair or arrest the sound growth and development of the municipality. Blight can appear in many forms, including physical deterioration, site underutilization, and land use incompatibility. Not every parcel or property in an area need exhibit characteristics of blight in order for the area as a whole to be considered blighted. The United State Supreme Court in Berman v. Parker, 348 U.S. 26, 34 (1954), found that it is permissible and appropriate for public agencies to combat blight in an area rather than on a structure-by-structure basis stating, if the community were to be healthy, if it were not to revert again to a blighted or slum area, as though possessed of a congenital disease, the area must be planned as a whole. ... [T]he piecemeal approach, the removal of individual structures that were offensive, would be only a palliative. The entire area needed redesigning so that a balanced, integrated plan could be developed . . . . This study describes blighted conditions on the project site using a combination of physical, land use, and other indicators in order to paint a detailed and comprehensive picture of current conditions on the project site and to compare conditions on the project site to conditions in surrounding areas. The study focuses primarily on the physical condition (e.g., exterior and interior conditions) and use characteristics (e.g., occupancy status and site utilization) of the parcels that make up the project site. These characteristics are presented in Section B. Section C presents a detailed prole of every property on the project site, organized by tax block and lot. For purposes of this report, these physical and use characteristics are considered to be the main determinants of blight. The lot proles are supplemented with additional analyses that provide a broader geographic and analytical context in which to evaluate conditions on the project site. Section D compares crime rates on the project site to crime rates in surrounding communities. Section E discusses the benets of the proposed Atlantic Yards Arena and Redevelopment Project and describes its potential economic and scal impacts on New York City and State. Section F discusses the multiplicity of property ownership that has hindered site assemblage and impeded the sound growth and development of the proposed project site.

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Atlantic Yards Arena and Redevelopment ProjectBlight Study

B. HISTORICAL CONTEXT AND OVERVIEW OF CURRENT CONDITIONS


The proposed project site outlined in the General Project Plan is an area that has suffered from physical deterioration and relative economic inactivity for at least four decades. Dominated by an approximately 9-acre open rail yard and otherwise generally characterized by dilapidated, vacant, and underutilized properties, the site creates a clear visual and physical barrier between the neighborhoods north and south of Atlantic Avenue. As described below, the northern portion of the proposed project site is part of the Atlantic Terminal Urban Renewal Area (ATURA). A vast majority of blocks included in ATURA have experienced signicant revitalization since the original URA designation in 1963 and have had a markedly positive effect on adjacent blocks to the north, west, and east of ATURA boundary. In contrast, the southernmost blocks of ATURA (Blocks 927, 1118, 1119, 1120, and 1121) which are part of the proposed project site have yet to be improved over the conditions that led the City to designate the area as blighted approximately 40 years ago. As described below, these southern blocks have had a blighting effect on blocks south of Pacic Street (1127, 1128, and 1129). The result is an approximately 8-block area, comprising the proposed project site that has been physically blighted and underutilized for decades.

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.

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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

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Atlantic Terminal Urban Renewal Area (ATURA) and 1963 Fort Greene Market Urban Renewal Area
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tion of the present day proposed project site). The decade of the 60s ended with hope and promise for ATURA, but no action and no physical improvement of the area.

The Public Sector Role in Urban Renewal


The urban renewal plan proposed the site over the railroad tracks for a main campus for Baruch College. However, resistance to moving the college to this site grew during the early 1970s, as the high cost of platforming over the rail yard became evident. According to a 1973 New York Times article, Baruch College ultimately rejected the site because ...such construction would have involved an additional expenditure of $27 million, over and above the cost of the building itself.5 In 1975, the Third Amendment to the Plan changed the colleges proposed location to a site north of Atlantic Avenue, but the campus was never built in ATURA and that second site intended for Baruch College is now occupied by the Atlantic Center commercial complex and a series of low-rise rowhouses administered by the New York City Housing Partnership. In addition, the amendment removed all of the railroad sites (Blocks 1119, 1120, and 1121) from the list of sites to be acquired for redevelopment. But as the ambitious plan for constructing Baruch College stalled, the public sector stepped forward to make substantial investments in public education, public housing, and moderate income cooperatives. The urban renewal plan allowed for a change in the City Map that demapped and later closed Cumberland Street between Fulton Street and Atlantic Avenue. In 1972, Sterling High School, a special education school, was built in the super-block between Fulton Street, Carlton Avenue, Atlantic Avenue and Clermont Avenue. In 1974 the New York City Housing Authority (NYCHA) started construction of over 300 units of public housing in the same block just north of the high school. At about the same time the private sector responded to the housing demand by building over 300 units of cooperative apartments along Fulton Street in the same block, using the provisions of Mitchell Lama program, a low interest mortgage program to spur the development of moderate income home ownership. About 200 additional coop units were under construction during the same time period in the block between Hanson Place, S. Elliott Place, Atlantic Avenue and S. Portland Street. By the mid-1970s a nancial crisis gripped the City and delayed redevelopment in ATURA. The economy of the City and the nation was initially shaken by the oil embargo instituted by oil producing countries in 1973. By 1975 the Citys budget was in disarray, and the state stepped in to facilitate borrowing by establishing a Financial Control Board which was to act as a scal watchdog and help contain the decit. The only urban renewal activity that the City could muster in the last half of the 1970s was demolition, including the Fort Greene Meat Market, a large portion of the LIRR Brooklyn Terminal, and substandard housing that covered the remaining portion of ATURA. As the decade closed the only development in ATURA besides the earlier housing construction was a temporary parking lot for the Daily News building.

The Private Sector Role in Urban Renewal


Throughout the 1970s and 1980s private sector investment in ATURA lagged behind public sector investment. Until the most recent Amendment to the Plan (the 10th Amendment, issued in 2004), properties within ATURA designated as Q properties, including the railroad yards as mentioned above, were subject to Rehabilitation Standards. The 8th amended version of the plan, issued in 1985, indicates that all properties designated (Q) Not to be Acquired. . . are not to be acquired but are to be kept at a high level of maintenance. The plan indicates that Q properties must meet specic criteria and that any property designated for rehabilitation which is not improved to the standards set forth [in the document] within a reasonable time shall be subject to acquisition, through condemnation, pursuant to the Urban Renewal Plan.6
5 6 New York Times, City Wants College At Renewal Site, Pranay Gupte, February 4, 1973. Section C4a, Atlantic Terminal Urban Renewal Plan, July 1985.

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The 1985 amended plan goes on to state the purpose of the Rehabilitation Standards: The intent of the Standards is to assure a high level of rehabilitation for health, safety, and re protection, light ventilation, cleanliness, repair and maintenance, and structural stability for properties designated for rehabilitation, as well as to prevent adequate or salvageable housing or non-residential structures from deteriorating below minimum levels that impair the comfort and appearance of the property and the attractiveness of the entire neighborhood. The Rehabilitation Standards stated that Q properties must comply with all applicable New York City and State codes, ordinances, and regulations (such as the NYC Building Code and Electrical Code and the NYS Multiple Dwelling Law) and should meet additional standards of exterior and interior building and grounds maintenance. It is apparent that these rehabilitation standards have not been met on many parcels. Photographs M and N, discussed later in this section, show sidewalk conditions along the southern portion of the rail yard. As illustrated by the pictures, physical conditions along the perimeter of the rail yard properties, which were designated as Q properties and therefore subject to rehabilitation standards, are characterized by overgrown weeds, crumbling sidewalks, trash and other debris, and barbed wire fencing. It was nearly a decade after the construction of the home ownership units and public housing before there was any renewed interest in development in ATURA. With the railroad yards removed from the list of properties to be acquired, development plans concentrated on the portion of ATURA north of Atlantic Avenue. In 1983 Rose Associates proposed an ambitious plan, calling for 1.8 million square feet of ofce space, about 200,000 square feet of retail space, a multiscreen cinema, a large supermarket, and parking garage. In addition there were plans for more than 600 units of affordable housing. Again, the public sector played a key role in encouraging private development in ATURA by providing approximately $18 million in public nancing through the city and an Urban Development Action Grant (UDAG). Although the project received the necessary public approvals in 1986, it became embroiled in litigation with some neighborhood groups, resulting in a delay of several years that included the stock market crash in October 1987, and the ensuing downturn in the local, regional and national economy that plagued the City through the early 1990s. Once again, economic conditions put the development of ATURA on hold. As the City began to emerge from the economic doldrums, Forest City Ratner Companies (FCRC) took control of a portion of the proposed redevelopment in ATURA. In 1996 the Atlantic Center Mall opened, bringing nearly 400,000 square feet of commercial space to ATURA between Fort Greene Place, Atlantic Avenue, S. Elliott Place, and Hanson Place. FCRC persuaded national chain retailers to return to the area near the junction of Flatbush Avenue and Atlantic Avenue with stores such as the Sports Authority, Marshalls, Old Navy and Pathmark. At about the same time the New York City Housing Partnership began to sponsor affordable low-rise home ownership development within ATURA, helping to create a mixed-use neighborhood of residents and shopping where there had been slums, abandonment and blighted conditions 40 years earlier. The revitalization of ATURA north of Atlantic Avenue continued with the opening of Atlantic Terminal in March 2004. The newest mixed use project added 370,000 square feet of retail space, including another national chain store, Target, as well as a major employer in the 470,000 square foot Bank of New York Building. The 10th and most recent amendment to the Plan (issued in 2004) eliminated all Q designations and associated rehabilitation requirements from parcels included in ATURA. However, the amendment also extended the duration of the Plan so that it would remain in effect for 40 years from the date of the amendments approval. In the amendment, the City Planning Commission and City Council cite the areas continued eligibility for designation as an urban renewal area, stating that various insanitary and substandard conditions continue to adversely affect the quality of life in ATURA and its immediate
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vicinity. These conditions include, among other things: abandoned vacant, substandard, underutilized, and/or obsolete buildings and structures characterized by physical deterioration, high levels of code violations, defective construction, outmoded design, lack of proper sanitary facilities, and/or inadequate re or safety protection; abandoned, vacant, underutilized, substandard, and/or insanitary lots; and hazardous or detrimental industrial uses.7 The Citys recognition in 2004 that ATURA remained eligible for designation as an urban renewal area is necessarily focused on the portion of the urban renewal area south of Atlantic Avenue where abandoned, vacant, substandard, underutilized, and/or obsolete buildings and structures continue to adversely affect the quality of life in ATURA and its immediate vicinity.

Current Conditions: ATURA and Proposed Project Site


Over the past several years, a variety of new residential and commercial development projects have been completed within the boundaries of ATURA. Among them are: Atlantic Center (395,000 sf of retail), opened in 1996; Atlantic Terminal (470,000 sf of retail and 425,000 sf of ofce), opened in 2004 over the Atlantic Terminal transit hub; and a large number of rowhouses recently constructed north of Atlantic Avenue along South Portland Avenue and South Oxford, Cumberland, and Carlton Streets, that are currently administered by the New York City Housing Partnership. Today, the ATURA area north of Atlantic Avenue has become a vibrant retail, ofce, and residential area. However, as noted above, portions of ATURA south of Atlantic Avenue remain characterized by unsanitary and substandard conditions, including abandoned, vacant, underutilized, and/or obsolete buildings and structures characterized by physical deterioration and outmoded design, among others, and these conditions continue to adversely affect the quality of life in the urban renewal area and its immediate vicinity. As a result, the Tenth Amended Urban Renewal Plan (2004) extended the areas eligibility as an urban renewal area.8 As this study illustrates, this is particularly true for those blocks that are located within the proposed project site. For example, Blocks 1119, 1120, and 1121 contain the LIRR Vanderbilt Yards which are sub-optimal from an operational standpoint. Although the LIRR Atlantic Terminal provides accessibility for commuters to employment centers in the vicinity of Downtown Brooklyn (and a transfer point for Long Island commuters heading to downtown Manhattan), the current condition of the storage and maintenance yard hampers service. The conguration of the nearly century-old Vanderbilt Yard is not optimal to handle the demands of modern commuter rail operations. Currently, there is no direct connection between the yard and the terminal. Trains leaving the terminal and heading for the yard have to move eastward under Atlantic Avenue, then stop and reverse direction to move onto a track leading to the yard. Once there, the trains are stored on parallel tracks that are too close to one another to allow servicing of any except the trains on the outer tracks. To clean the cars and empty waste, the trains must be moved in and out of position until each train has had its turn on an outer track. The conguration of the rail yard thus makes the movement of trains and their maintenance slow and cumbersome. In order to create a layout that produces efcient movement and ease of maintenance in the yard and allows the LIRR to utilize modern equipment, the entire rail yard needs to be recongured and rebuilt. Not only are the Vanderbilt Yards sub-optimal, but their below-grade location creates a major physical and visual gap in the urban landscape that prevents the blocks in ATURA south of Atlantic Avenue from achieving the objectives in the urban renewal plan that have already been achieved to the north. These objectives include providing new housing of high quality, providing community facilities, parks, recreational uses, retail shopping and parking, providing employment opportunities, and providing a stable environment with the urban renewal area that will not be a blighting inuence on surrounding
7 8 Section A5, Atlantic Terminal Urban Renewal Plan, Revised April 2004. Atlantic Terminal Renewal Project, Tenth Amended Urban Renewal Plan, Revised April 2004, pp. 5 And 6.

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Photograph A: View east over rail yard on Block 1119

Photograph B: View north across rail yard and Atlantic Avenue from Block 1119
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Photograph C: View east on Pacic Street from Block 1119

Photograph D: View east on Atlantic Avenue from Flatbush Avenue


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neighborhoods.9 In addition, the rail yard creates a barrier between the redeveloped area of ATURA north of Atlantic Avenue and the relatively isolated streets in the proposed project area south of Atlantic Avenue. As indicated by crime statistics described in more detail in this study, this gap in the urban landscape has created conditions where crime rates on the proposed project site are higher than in the blocks in other parts of ATURA and the police precincts that incorporate the urban renewal area. A remedy that would achieve the urban renewal plans goals of new residential, commercial and recreational uses, and new employment opportunities is to ll the gap with a deck over the rail yard, as proposed in 1968 Plan for ATURA. Covering the rail yard at grade would provide a foundation for the desired and needed redevelopment of the area, and at the same time connect all of the neighborhoods that come together near the intersection of Atlantic Avenue and Flatbush Avenue. The creation of a new street-level urban environment would eliminate the conditions in the rail yard and on the sidewalks around the rail yard that have had a blighting inuence on adjacent blocks. Photograph A illustrates the gap in the continuity of the urban landscape within ATURA caused by the rail yard (Block 1119, Lot 7), and how the vast expanse of desolate tracks is an impediment to achieving the objectives of the Tenth Amended Urban Renewal Plan. Photograph B further illustrates how the Vanderbilt Yard in its current conguration makes it impossible to create the active urban environment intended by the urban renewal plan on the south side of Atlantic Avenue. Photograph C illustrates how the rail yard and the sidewalks around the rail yard have had a blighting inuence on the adjacent block south of Pacic Street (Block 1127) where four buildings were demolished by the project sponsors with approval from ESDC because they were found to be unsafe and unsound, and where there are several vacant buildings and a vacant lot. Thus, instead of having a vibrant and active street life and productive land uses as called for in the urban renewal plan, as found on the north side of Atlantic Avenue, the blocks in the proposed project site south of Atlantic Avenue have been unable to achieve the goals of the urban renewal plan some 50 years after the area was designated as blighted and in need of revitalization. For example, Block 1118, at the southeast corner of Atlantic and Flatbush Avenues, contains an overgrown lot strewn with debris and surrounded by a chain link fence topped in barbed wire. Prior to Spring 2006, the block also contained a series of vacant, structurally unsound warehouse buildings fronting on Atlantic Avenue. These buildings were found to be a threat to health and safety and were demolished in Spring 2006 with consent from ESDC. Block 1119, just across Atlantic Avenue from the bustling Atlantic Center shopping complex, hosts a U-Haul truck rental facility and the western end of the rail yard, both surrounded by chain link fences with portions topped in barbed wire. Moving to the east along Atlantic Avenue, Blocks 1120 and 1121 host the middle and eastern portions of the rail yard, two warehousing and storage facilities, along with two gas stations and a 21,330 square foot vacant lot. Again, none of the land uses or businesses in these blocks supports, promotes or achieves the objectives of the urban renewal plan. The vacant property and warehousing uses in Block 1120, together with the below-grade rail maintenance facility that occupies the remainder of Block 1120 and bus storage that occupies most of Block 1121 do not generate the employment opportunities called for in the urban renewal plan, nor have they encouraged the creation of employment opportunities or residential uses in the project site just outside the urban renewal area. Indeed, most of the commercial and industrial buildings in the proposed project site in Blocks 1128 and 1129 are vacant or substantially vacant, and most of the residential buildings do not provide rehabilitated housing of upgraded quality, as sought by the urban renewal plan. The contrast between these southernmost blocks of ATURA and the blocks north of Atlantic Avenue is dramatic. As illustrated in Photographs D and E, the blocks south of Atlantic Avenue bear little resemblance in their condition and use to the blocks north of the avenue. A person unfamiliar with the area would never guess, viewing separate pictures of the north and south sides of Atlantic Avenue that the images belong to adjacent blocks.
9 Atlantic Terminal Urban Renewal Project, Tenth Amended Urban Renewal Plan, Revised April 2004, pp. 5 and 6.

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Photograph E: View north on 5th Avenue from Pacic Street

Photograph F: View south on S. Portland Avenue from S. Elliot Place


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Photograph G: View west on Fulton Street from Carlton Avenue

Photograph H: View west on Pacic Street from eastern end of Block 1129
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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
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Photograph D contrasts the Atlantic Center shopping center on the north of Atlantic Avenue (left) with the aforementioned vacant, debris-strewn lot on the south (Block 1118, lot 6) ringed by barbed wire, and vacant warehouse buildings beyond (Block 1118, lots 21-27). The foreground in Photograph E shows underutilized parcels in the blocks south of Atlantic Avenueincluding a parking lot for U-Haul trucks on the right (Block 1119, lots 1 and 64) and a vacant auto repair shop on the left (Block 1118, lot 1) with the vacant warehouse buildings (Block 1118, lots 21-27) behind. In contrast, the background in Photograph E shows the redeveloped area north of Atlantic AvenueAtlantic Center on the right, the Atlantic Terminal ofce tower (which houses the Bank of New York) in the center, and the Williamsburgh Savings Bank building (which is slated for residential conversion) on the left. Comparing conditions in Photographs F and G with conditions depicted in Photographs H and I further illustrates the progress in removing blight from ATURA north of Atlantic Avenue compared to continued unsanitary conditions and underutilization of the properties south of Atlantic Avenue immediately adjacent to ATURA. Photographs F and G depict streets and buildings that are typical to the revitalized areas of ATURA north of Atlantic Avenue. Photograph F shows some of the recently completed multifamily housing administered by the New York City Housing Partnership (left) and the eastern faade of the Atlantic Center mall (right). The bridge that crosses the rail yard between Blocks 1119 and 1120 is visible in the pictures background. Photograph G shows more recently constructed multi-family housing at the corner of Fulton Street and Carlton Avenue, one block north of Atlantic Avenue. In contrast, as illustrated by Photographs H and I, the blocks south of Atlantic Avenue host a combination of vacant, underutilized, and physically deteriorating structures and vacant lots, and are lined with cracked and crumbling sidewalks that are overgrown with weeds and strewn with trash. Photograph H shows the fenced rail yard and deteriorated sidewalk to the right (Block 1121, lot 1) and an old warehouse building (Block 1129, lot 25) to the left. Further west along that same block, Photograph I shows the fenced rail yard to the right and a primarily vacant warehouse building (Block 1129, lot 13) to the left. In the background of the picture, beyond lot 13, is a market rate condominium building (Newswalk), which is not part of the proposed project site. Other market rate condominium buildings in the immediate vicinity include: 618 Dean Street on the south side of Dean Street between Carlton and Vanderbilt Avenues (not part of the project site) and 636 Pacic Street and 24 6th Avenue (part of the proposed project site). The proximity of these market-rate condo buildings to the blighted properties proled in this study indicates that, although some isolated redevelopment has occurred on blocks just south of the ATURA boundary, most of the residents in this area continue to live among conditions that are unsanitary and unsafe. Photograph J, taken from the north side of Atlantic Avenue looking south over the rail yard on Block 1119, again demonstrates the contrast between redevelopment of ATURA north of Atlantic Avenue and continuing blighted conditions to the south of Atlantic Avenue, particularly along Pacic Street adjacent to the rail yard. Photograph J illustrates the relative underutilization of the Block 1119 and the physically deteriorating buildings that lie just south of the ATURA boundary. The contrast between the blocks shown in the photograph and the blocks north of Atlantic Avenue (at the photographers back), which include a revitalized mixed-use neighborhood within the ATURA boundary, is remarkable. The presence of the rail yard and other dilapidated, vacant, or underutilized properties on the south side of Atlantic Avenue within ATURA create a visual and physical barrier between the redeveloped areas to the north of Atlantic Avenue and other properties south of the avenue, adjacent to ATURA. Photographs K and L and the aerial photograph shown in Figure 5 illustrate the scale of the rail yard and provide a sense of how they serve as a conspicuous gap in the residential, commercial, and institutional fabric of the area. As this study will show, the southernmost blocks of ATURAwhich have yet to be improved over the conditions that led the City to designate the area as blighted over 40 years agohave had a blighting
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Photograph K: View west over Block 1121

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effect on adjacent blocks south of Pacic Street (Blocks 1127, 1128, and 1129). Those blocks, which comprise the southern portion of the proposed project site, are not included in ATURA. Therefore, unlike the blocks north of Atlantic Avenue, they have not beneted from deliberate, publicly guided redevelopment efforts. Both stretches face an open rail yard that has created a sense of isolation on the project site and has remained a barrier to economic development for decades. The redevelopment of the blocks north of Atlantic Avenue is a direct result of their ATURA designation. The blocks south of Atlantic Avenue have generally been neglected and left in a state of deterioration for the past 40 years. Given this pattern of successful economic development to the north and neglect to the south, it is highly unlikely that the blighted conditions currently present on the proposed project site will be removed without public action.

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C. PHYSICAL AND USE CHARACTERISTICS OF PROPERTIES ON PROJECT SITE


As described above, the project site spans eight blocks and includes 73 different parcels, or 123 individual tax lots including the 52 condominium units located on the project site. Land uses vary across the eight blocks, as shown in Figure 6. The blocks north of Pacic Street contain mostly warehouse, rail yard, and auto-related uses with some retail space on Blocks 927 and 1118. There are no residential uses located on the northern blocks of the project site. The blocks to the south (1127, 1128, and 1129) are characterized by a mix of vacant lots, parking areas, warehouse buildings, and residential buildings with ground oor retail, along with a small number of ofce and institutional uses. An overview of each block on the project site is provided below.

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

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Figure 7

Atlantic Yards Arena and Redevelopment ProjectBlight Study


tures, and train cars, all surrounded by a chain link fence. Because the majority of the block is below grade, from street level it appears to be largely undeveloped. Block 1119 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 low-density 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 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.
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The Pacic Street portion of Block 1127 is lined with a mix of light industrial, residential, and commercial uses, located in buildings in various states of physical condition. Two adjacent two-story structures at the western end of the street (lots 19 and 20), formerly used as an auto-repair shop, are in such an extreme state of disrepair that they were found to be unsafe and were demolished by the project sponsors with approval from ESDC. To the east of those buildings is a single-story vacant industrial building with garage doors facing the sidewalk, two warehouse buildings that have been converted to residential use, a small two-story industrial building with a garage on the ground oor and ofce space above, and an FDNY equipment cleaning and storage facility. The Dean Street portion of Block 1127 is occupied by 1- to 6-story buildings including residential buildings with ground oor retail space, a vacant two-story ofce building, and a roofers union hall. Two of the residential buildings on this street (lots 55 and 56) were found to be structurally unsound and unsafe and were demolished by the project sponsor with approval from ESDC in Spring 2006. As shown in Figure 7, there are three different zoning designations on Block 1127. The western portion of the block, fronting Flatbush Avenue is zoned R7A with a C2-4 overlay. R7A districts permit medium-density housing and C2-4 districts are intended to accommodate retail and personal services shops needed in residential neighborhoods. The northern portion of the block, fronting Pacic Street, is located in a C4-4A zoning district. 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. The southern portion of Block 1127 is located in an R6B zoning district, a district that is generally characterized by shorter, four-story rowhouses or apartment buildings.

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
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Atlantic Yards Arena and Redevelopment ProjectBlight Study


weeds and littered with trash and is surrounded by a chain link fence that is approximately 20 feet high and topped with barbed wire. Grafti covers many of the surfaces on the lot, including the facades of the ve-story warehouse building, two dilapidated structures adjacent to the main building, and the wall of the building on adjacent lot 50. All of the windows on the warehouse building have been permanently sealed, contributing to the abandoned appearance of the property. The lots along Carlton Avenue are all surface parking lots, enclosed by a tall metal fence along Pacic Street and portions of Carlton Avenue, and by a painted brick, eight-foot-high wall along Dean Street and the rest of Carlton Avenue. One of the lots (lot 4) is used to store broken down cars and car parts and is littered with debris. The northeastern corner of Block 1129 contains a mix of industrial and residential buildings, most of which are in disrepair. The corner lot (lot 46 at the corner of Pacic Street and Vanderbilt Avenue) is occupied by a severely dilapidated residential building with an attached auto-repair shop as well as a single story restaurant building with metal siding that is rusting and painted with grafti. West of that lot, lot 45 is occupied by a vacant single story building that was formerly a pump repair and fabrication shop. There is a large, poorly patched crack in the faade on this building and grafti marks the garage entry, window, and doorway. Two four-story residential buildings are located just west of this structure, and another four-story residential building is located midblock facing Vanderbilt Avenue. As shown in Figure 7, the vast majority of Block 1129 is located in an M1-1 zoning district. As stated above, M1-1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. The far eastern portion of the block (lots 44, 45, 46, 49, 50, and the eastern portion of lot 54) are located in an R7A zoning district with a C1-4 overlay. R7A districts permit medium-density housing and C1-4 districts generally accommodate retail and personal service shops needed in residential neighborhoods.

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

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Atlantic Yards Arena and Redevelopment ProjectBlight Study


Building Code Violations. The number and type of building code violations from the New York City Department of Buildings (DOB) and the New York City Environmental Control Board (ECB) were inventoried for each property on the project site (see Appendix B). Building code violations open as of November 2005 are listed for each lot. Vacancy Status. The vacancy status of each lot and/or building is described and, where possible, information on the duration of the vacancy is presented. Building vacancy estimates are based on best available data, as gathered through site visits, information provided by the project sponsor, and information gathered through telephone book research. Vacancies that occurred as a result of the sale of a property to AYDC are identied as such. Underutilization. A property utilization rate was calculated for each lot by comparing the actual square feet of built space on the property (gross square feet) to the built square feet allowable under applicable zoning (zoning square feet).1 Figure 7 shows current zoning on the proposed project site and Appendix B presents property utilization data for all properties on the proposed project site. Utilization rates were calculated using building and lot square footage data from the New York City Department of Finance Real Property Assessment Data (RPAD). Environmental Concerns. Phase I Environmental Site Assessments (ESAs) have been performed for all lots owned by AYDC and for any other lots where access has been granted by the current property owner. Each lot, whether or not access was obtained to perform a Phase I ESA, was studied to determine whether current or historical hazardous materials conditions may have affected the lot. Phase II sampling was performed on lots where a Phase I ESA indicated further testing was warranted and access was available. The lot proles summarize key ndings from these analyses, listing any documented spills, known (or potential) aboveground storage tanks (ASTs) or underground storage tanks (USTs), and describing any known or potential soil or groundwater contamination beneath the site. Common environmental conditions that are likely to be present in most buildings on the project site due to their age (e.g., asbestos, lead-paint, and uorescent lighting that may contain PCB and/or mercury) are not called out within the lot proles. Similarly, common lot characteristics, such as the known presence of historic ll beneath the entire site (which, based on historic ll found in many areas in New York City, is likely to contain metals such as arsenic and lead, semi-volitile organic compounds and pesticides in quantities that are above the most stringent guidance values) and the known presence of elevated levels of chlorinated volatile organic compounds in the groundwater beneath and surrounding the entire site are not called out in the lot proles. As illustrated in Figure 1, a vast majority of parcels on the project site exhibit one or more of the blight characteristics listed above. More specically, parcels that are shaded on the map include: buildings or lots that exhibit signs of signicant physical deterioration, buildings that are at least 50 percent vacant, lots that are built to 60 percent or less of their allowable Floor Area Ratio (FAR) under current zoning; and vacant lots. The gure also identies sidewalk areas that are in serious states of disrepair.2

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

Block 1121, Lot 1


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 1 occupies approximately 90 percent of the block bounded by Atlantic Avenue on the north, Vanderbilt Avenue on the east, Pacic Street on the south, and Carlton Avenue on the west. The lot accommodates the eastern portion of the 8-acre below-grade rail yard, which is used for the storage and servicing of LIRR commuter rail trains, and by an NYCT storage yard for retired buses (see Photographs A through K). Lot 1 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 1 is owned by MTA/LIRR.

Unsanitary and Unsafe Conditions


Current conditions on lot 1 are depicted in Photographs A through K. As shown in Photograph A, the entire lot is below grade and is surrounded by a chain link fence, most of which is topped in barbed wire. Portions of the lot are overgrown with weeds and littered with trash and debris (see Photographs B, E, and G) and a chain link fence topped in barbed wire separates the tracks from the storage yard (see Photograph D). As shown in Photograph E, a containing wall abutting adjacent lot 47 is deteriorating. A chain link fence at the top of that wall holds back a large pile of debris, but appears to be bowing inward towards the rail yard under pressure from the debris. The sidewalks surrounding lot 1 are in various states of disrepair. As shown in Photographs H and I, portions of the sidewalk along Pacic Street are so cracked, uneven, and overgrown with weeds that they are almost impassable. In addition, several large slabs of concrete, which appear to be pieces of a dismantled portion of the slab wall shown in Photograph H, are precariously balanced against the chain-link fence facing the sidewalk (see Photograph J). As shown in Photograph K, the concrete sidewalk slabs along Atlantic Avenue are cracked and crumbling, and portions of the sidewalk area are unpaved.

Indications of Structural Damage


Aside from a small auto repair structure located under the north wall of the yard, the size of which is unspecied in New York City Department of Finance records, there are no permanent structures located on lot 1.

Building Code Violations


There are no open building code violations associated with lot 1.1
1 A complaint was led against the property in November 2005. However, according to the Citys Building Information System, the complaint was lodged by an individual who stated that after-hours construction was taking place on a house on the property. Because lot 1 is part of the rail yard and does not host any homes, this complaint is probably mis-led and actually refers to a different property.

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1129

Vanderbilt Avenue

1118

1119

1120

1121

ue en Av

C-6

Block 1121, Lot 1


Occupancy/Vacancy Status
As indicated above, lot 1 is occupied by a portion of the rail yard, which is used for storage and servicing of LIRR commuter rail trains, and by an NYCT storage yard for retired buses.

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

Block 1121, Lot 1

Photograph 1121-1-A

Photograph 1121-1-B
JULY 2006 C-8

Block 1121, Lot 1

Photograph 1121-1-C

Photograph 1121-1-D
JULY 2006 C-9

Block 1121, Lot 1

Photograph 1121-1-E

Photograph 1121-1-F
JULY 2006 C-10

Block 1121, Lot 1

Photograph 1121-1-G

Photograph 1121-1-H
JULY 2006 C-11

Block 1121, Lot 1

Photograph 1121-1-I

Photograph 1121-1-J
JULY 2006 C-12

Block 1121, Lot 1

Photograph 1121-1-K

JULY 2006

C-13

Block 1121, Lot 42


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 42 is located at 516 Vanderbilt Avenue, at the corner of Vanderbilt and Atlantic Avenues. The lot is occupied by a BP Amoco gas station (see Photograph A). Lot 42 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 42 is owned by Heron Real Estate Company.

Unsanitary and Unsafe Conditions


There are some cracks in the lots asphalt surface and the sidewalk surrounding the lot is cracked and uneven in places (see Photograph B).

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 42 has one open building code violation (see Appendix B). Information on the type and date of the violation was not available from the DOB Building Information System.

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.

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1129

C-14

Vanderbilt Avenue

1118

1119

1120

1121

ue en Av

Block 1121, Lot 42

Photograph 1121-42-A

Photograph 1121-42-B
JULY 2006 C-15

Block 1121, Lot 47


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 47 is located at 524 Vanderbilt Avenue, at the corner of Vanderbilt Avenue and Pacic Street. The lot is occupied by an auto repair shop (see Photograph A). Although there are gas pumps located on the lot, they are no longer in use. Lot 47 is located in an M1-1 zoning district. M1 districts allow highperformance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. Lot 47 is currently under contract by AYDC. The closing is anticipated to take place in Summer 2006.

Unsanitary and Unsafe Conditions


Photograph B shows a view of lot 47 from Pacic Street looking towards Vanderbilt Avenue. As shown in the picture, the rear portion of lot 47 (the area in back of the auto repair garage along the border of lot 1) is piled high with debris including plastic tarpaulins, electric wiring, metal fencing, and pieces of fabric. In addition, the sidewalk area surrounding the lot is cracked and crumbling. Weeds grow through the cracks in many areas, and the sidewalk is littered with trash (see Photograph C). As illustrated in Photograph D, there are some large horizontal and vertical stress cracks running across the faade of the building, and the paint on the buildings faade is aking off in many areas.

Indications of Structural Damage


As indicated above, the buildings faade has horizontal and vertical stress. However, a structural due diligence survey has not been conducted for this lot.

Building Code Violations


There are no open building code violations associated with lot 47.

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

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1129

Vanderbilt Avenue

1118

1119

1120

1121

ue en Av

Block 1121, Lot 47


tial for subsurface soil and groundwater contamination resulting from the sites operation as a gasoline lling station and auto repair garage for the past 55 years; and the historic operation of a paint facility. Phase II testing indicated petroleum-related compounds at elevated levels in a soil sample east-adjacent to the site (on the Vanderbilt Avenue sidewalk). No petroleum-related compounds were detected in the soil samples located on the property. No petroleum-related contamination was indicated in the groundwater samples on lot 47.

JULY 2006

C-17

Block 1121, Lot 47

Photograph 1121-47-A

Photograph 1121-47-A
JULY 2006 C-18

Block 1121, Lot 47

Photograph 1121-47-C

Photograph 1121-47-D
JULY 2006 C-19

Block 1120, Lot 1


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 1 occupies over 75 percent of the block bounded by Atlantic Avenue on the north, Carlton Avenue on the east, Pacic Street on the south, and 6th Avenue on the west. The lot accommodates the middle portion of the 8-acre below-grade rail yard, which is used for the storage and servicing of LIRR commuter rail trains (see Photograph A). Lot 1 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 1 is owned by MTA/LIRR.

Unsanitary and Unsafe Conditions


Current conditions on lot 1 are shown in Photographs A through G. Similar to the eastern portion of the rail yard (Block 1121, lot 1) this middle section is located entirely below-grade and is surrounded by a chain link fence, sections of which are topped in barbed wire. As shown in Photographs B through G, portions of the yard itself are overgrown with vegetation and littered with trash and debris. Metal beams are stored in the open yard and several small storage structures and interior walls are painted with grafti. The sidewalks surrounding lot 1 on Atlantic, 6th, and Carlton Avenues are also in a condition of disrepair. As shown in Photograph H, tall weeds grow along the fence facing Atlantic Avenue, and the sidewalk areasimilar to the sidewalk along the Atlantic Avenue portion of Block 1121is strewn with trash and only partially paved.

Indications of Structural Damage


The only permanent structure on lot 1 is a single-story 300 sf building located on the eastern portion of the lot. A structural due diligence survey has not been conducted for this lot, but a visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 1.

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

Block 1120, Lot 1


Environmental Concerns
The Phase I ESA identied characteristics of the LIRR rail yard on Block 1120 that were indicative of potential environmental concern on the site. These included: stained soil associated with wheel oilers and greasers; potential releases from suspected UST(s); potential releases of PCB-containing uid used in electrical equipment; stockpiled soil from various repair operations; potential residual contamination from a documented spill incident of hydraulic uid; and the presence of drums and other containers. In the Phase II sampling, one soil sample exceeded the hazardous waste threshold for lead, but was adjacent to a nearby overpass likely painted with lead-based paint. 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 pesticide usage on the rail yard could have contributed to pesticide levels in shallow soils and in the elevated concentration of a pesticide in one groundwater sample. No PCBs were indicated at elevated levels in the soil or groundwater samples. Historic ll, containing typically associated contaminants including metals, semi-volatile organic compounds, and pesticides, was present. Historic pesticide use on the rail yard could have contributed to pesticide levels in shallow soils. Areas of environmental impacts not discovered in the Phase I or Phase II ESA 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-21

Block 1120, Lot 1

Photograph 1120-1-A

Photograph 1120-1-B
JULY 2006 C-22

Block 1120, Lot 1

Photograph 1120-1-C

Photograph 1120-1-D
JULY 2006 C-23

Block 1120, Lot 1

Photograph 1120-1-E

Photograph 1120-1-F
JULY 2006 C-24

Block 1120, Lot 1

Photograph 1120-1-G

Photograph 1120-1-H
JULY 2006 C-25

Block 1120, Lot 19


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 19 is located at 700 Atlantic Avenue, between 6th and Carlton Avenues. The lot contains a threestory, 38,759 gsf warehouse building occupied by a business engaged in trade show exhibitions (see Photograph A). Lot 19 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 19 is owned by 714 Atlantic Avenue Corporation.

Unsanitary and Unsafe Conditions


The ground oor of the building on lot 19 is painted with grafti and some of the window panes on the second and third stories of the building are broken or missing (see Photographs A and B). Sections of the sidewalk in front of the building are cracked and chipped and portions of the sidewalk are missing (see Photograph C). In addition, some of the brick on the western portion of the buildings rear faade appears to be loose and crumbling (see Photograph D).

Indications of Structural Damage


Although a structural due diligence survey has not been conducted for this lot, the loose brickwork described above may be indicative of structural damage.

Building Code Violations


Lot 19 has 13 open building code violations (see Appendix B). Three of the violations are issued by ECB and are related to the buildings elevator and ten are DOB violations, most of which are related to the buildings boiler. Of the 13 violations, 7 were issued in 2000 or later.

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

Block 1120, Lot 19

Photograph 1120-19-A

Photograph 1120-19-B
JULY 2006 C-27

Block 1120, Lot 19

Photograph 1120-19-C

Photograph 1120-19-D
JULY 2006 C-28

Block 1120, Lot 28


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 28 is located at 728 Atlantic Avenue, between 6th and Carlton Avenues. The lot hosts a six-story, 72,990 gsf warehouse building (see Photograph A) occupied by a self storage business. Lot 28 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 28 is owned by WSMP-MW-EAST, L.P.

Unsanitary and Unsafe Conditions


Other than some degradation in the sidewalk along lot 28 (see Photograph B), no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 28 has ve open building code violations, all of which are elevator-related. All of the violations were issued in 2000 or later, and three were issued in 2005.

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

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1129

C-29

Vanderbilt Avenue

1118

1119

1120

1121

ue en Av

Block 1120, Lot 28

Photograph 1120-28-A

Photograph 1120-28-B
JULY 2006 C-30

Block 1120, Lot 35


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 35 is located on Atlantic Avenue, on the eastern portion of the block bounded by Atlantic Avenue on the north, Carlton Avenue on the east, Pacic Street on the south, and 6th Avenue on the west. The lot is vacant (see Photograph A). Lot 35 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 35 is owned by 730 Equity Corporation. In Fall 2005, AYDC assumed the ground lease for the property.

Unsanitary and Unsafe Conditions


As shown in Photograph B, lot 35 is surrounded by a chain-link fence, portions of which are covered with barbed wire and sections of which are no longer standing upright. The lot itself is overgrown with weeds and the brick wall facing into the lot on the eastern portion of the lot is painted with grafti (see Photograph C). In addition, as shown in Photographs B and D, the sidewalk along Atlantic Avenue is cracked and uneven and weeds have grown up through most of the cracks and along the curb.

Indications of Structural Damage


There are no permanent structures located on lot 35.

Building Code Violations


There are no building code violations associated with lot 35.

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.

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1129

C-31

Vanderbilt Avenue

1118

1119

1120

1121

ue en Av

Block 1120, Lot 35


Environmental Concerns
The Phase I ESA identied characteristics of lot 35 that indicated potential environmental concern from former site uses. These included the potential for petroleum-related soil and groundwater contamination related to the historic gasoline lling station associated with numerous USTs and residual contamination from documented spills that were closed after tanks removals. Additional concerns cited in the Phase I ESA included the unknown status of site drainage structures, the presence of a drum on the lot, a potential historic fuel oil tank, and a historic blacksmith on the site. The Phase II ESA sampling showed no indication of remaining petroleum-related groundwater contamination; however one shallow soil sample contained elevated levels of petroleum-related compounds above regulatory comparison criteria.

JULY 2006

C-32

Block 1120, Lot 35

Photograph 1120-35-A

Photograph 1120-35-B
JULY 2006 C-33

Block 1120, Lot 35

Photograph 1120-35-C

Photograph 1120-35-D
JULY 2006 C-34

Block 1119, Lots 1, 64


927
Pacific S 4th Av enue treet
1

Atlantic Avenue

6th Avenue

64

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lots 1 and 64 are located at 622 Atlantic Avenue, on the western end of the block bounded by 5th Avenue on the west, Atlantic Avenue on the north, 6th Avenue on the east, and Pacic Street on the south. The lots are owned and occupied by a U-Haul truck rental facility (see Photographs A and B). There is a single-story, 1,753 gsf building on the eastern portion of the lot, and the remainder of the lot is used as a parking area for the rental trucks. The lots are located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. Lots 1 and 64 are currently under contract by AYDC. The closing is anticipated to take place in September 2006.

Unsanitary and Unsafe Conditions


The fence surrounding the U-Haul facility is topped with barbed wire and leans outwards over the sidewalk in areas (see Photographs A and B), and the fence along Pacic Street is overgrown with weeds (see Photograph B). In addition, the sidewalk on the northern side of lot 1, along Atlantic Avenue is cracked and uneven (see Photograph C).

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 1 or lot 64.

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.
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Block 1119, Lots 1, 64


Environmental Concerns
The Phase I and Phase II ESAs identied issues of environmental concern on lot 1 and 64 likely from current or historic site uses. Site uses that could result in soil or groundwater contamination identied in the Phase I ESA included a historic metal electroplating facility, a historic gasoline lling station, and the current U-Haul truck rental facility with light truck-maintenance operations. There is an open documented spill related to soil contamination encountered during closure of one of numerous historic USTs. The Phase II ESA survey located seven potential remaining USTs on the site. There is no indication that the site is currently undergoing remediation to address the contamination or active spill. Phase II sampling indicated the presence of gasoline-related soil contamination in shallow and deep soils and gasoline-related groundwater contamination.

JULY 2006

C-36

Block 1119, Lots 1, 64

Photograph 1119-1/64-A

Photograph 1119-1/64-B
JULY 2006 C-37

Block 1119, Lots 1, 64

Photograph 1119-1/64-C

JULY 2006

C-38

Block 1119, Lot 7


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 7 occupies a vast majority of the block bounded by Atlantic Avenue on the north, 6th Avenue on the east, Pacic Street on the south, and 5th Avenue on the west. The lot accommodates the western portion of the 8-acre below-grade rail yard, which is used for the storage and servicing of LIRR commuter rail trains (see Photographs A through F). Lot 7 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. M1-1 districts have an FAR of 1.0. According to the New York City Department of Finance, lot 7 is owned by MTA/LIRR.

Unsanitary and Unsafe Conditions


Current conditions on lot 7 are shown in Photographs A through F. The western portion of lot 7 is atgrade (see Photograph D) but the lot decreases in elevation as the tracks progress east (see Photograph C). As shown in Photograph E, portions of the lot are strewn with trash and, as shown in Photograph F, some of the walls facing the rail yard have been painted with grafti. The public areas surrounding lot 7 are in a condition of severe disrepair. The sidewalk along Pacic Street is littered with trash, overgrown with weeds, and is cracked and uneven in areas (see Photograph C). A metal barrier, covered in rust and painted with grafti, runs parallel to the sidewalk along part of Pacic Street (see Photograph H). A signicant amount of garbage and other debris has accumulated in the narrow space between the barrier and the chain-link fence (see Photograph I); and an August 26, 2005 article in the Brooklyn Heights Courier reported that the narrow space is used as living space by four or ve homeless men (see Appendix C). The entire lot is surrounded by a chain-link fence, portions of which are topped with barbed wire. In some areas, the concrete base that supports the fence is severely degraded. For example, as shown in Photograph J, the base supporting the fence along Atlantic Avenue is chipped and crumbling. Also, as shown in Photograph J, the sidewalk along Atlantic Avenue is in poor condition. The concrete sidewalk slabs closest to the curb are cracked and uneven with weeds growing along the curb and through many of the cracks; the portion of the sidewalk closest to the fence is unpaved.

Indications of Structural Damage


Lot 7 contains only one single-story 5,616 gsf building. A structural due diligence survey has not been conducted for this lot, but a visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 7.
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Block 1119, Lot 7


Occupancy/Vacancy Status
As indicated above, lot 7 is occupied by a portion of the rail yard, which is used by the MTA for storage and servicing of LIRR commuter rail trains.

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

Block 1119, Lot 7

Photograph 1119-7-A

Photograph 1119-7-B
JULY 2006 C-41

Block 1119, Lot 7

Photograph 1119-7-C

Photograph 1119-7-D
JULY 2006 C-42

Block 1119, Lot 7

Photograph 1119-7-E

Photograph 1119-7-F
JULY 2006 C-43

Block 1119, Lot 7

Photograph 1119-7-G

Photograph 1119-7-H
JULY 2006 C-44

Block 1119, Lot 7

Photograph 1119-7-I

Photograph 1119-7-J
JULY 2006 C-45

Block 1118, Lot 1


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 1 is located at 181 Flatbush Avenue, at the intersection of 5th Avenue, Flatbush Avenue, and Pacic Street. The lot has an irregular shape and is occupied by a vacant 2,200 gsf auto repair garage with enclosed parking (see Photograph A). Lot 1 is located in a C6-1 zoning district. C6 districts are zoned for a wide range of high bulk commercial uses requiring a central location, and generally accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses. C6-1 districts have a maximum commercial FAR of 6.0 (with a bonus to 7.2) and a maximum residential FAR of 3.44. Lot 1 is currently owned by AYDC, and was vacant when purchased in November 2004.

Unsanitary and Unsafe Conditions


As shown in Photographs B through D, the interior of the building is in poor condition. Part of the ceiling cover has been torn, exposing the wood beams supporting the roof. Other areas of the building have chipped paint on the ceiling, rusted metal pipes, and lighting xtures hanging from exposed electrical wires. Garbage debris, chairs, and old boxes litter the oor throughout the structure. The sidewalk surrounding the building is cracked and crumbling (see Photograph E). The exterior of the building appears to be in fair condition with the exception of some cracks between the concrete tiles along the faade fronting 5th Avenue. The faade of one of the garage entryways is cracked and deteriorated, exposing the concrete block wall below (see Photograph F). It may be noted that the faade of the building on lot 1 is colored differently in some of the pictures. During the summer of 2005, AYDC permitted a temporary licensee access to this property, who painted the exterior of the building and the fence surrounding the parking lot. Indications of Structural Damage A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 1.

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.

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Block 1118, Lot 1


Underutilization
As indicated above, lot 1 is in a C6-1 zoning district with an allowable FAR of 6. Although the 6,475 sf lot can accommodate up to 38,850 zsf of built space under current zoning, it hosts a one-story 2,200 gsf building, utilizing less than 6 percent of the lots development potential.

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

Block 1118, Lot 1

Photograph 1118-1-A

Photograph 1118-1-B
JULY 2006 C-48

Block 1118, Lot 1

Photograph 1118-1-C

Photograph 1118-1-D
JULY 2006 C-49

Block 1118, Lot 1

Photograph 1118-1-E

Photograph 1118-1-F
JULY 2006 C-50

Block 1118, Lot 5


927
Pacific S 4th Av enue treet

Atlantic Avenue
sh bu at Fl

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 5 is located at 177 Flatbush Avenue, between Pacic Street and Atlantic Avenue. The lot is owneroccupied by a 3,500 gsf, two-story building currently housing a restaurant and bar run by the owner from whom AYDC purchased the property in April 2006 (see Photograph A). Lot 5 is located in a C6-1 zoning district. C6 districts are zoned for a wide range of high-bulk commercial uses requiring a central location, and accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use building containing residential, retail, or other commercial uses. C6-1 districts have a maximum commercial FAR of 6.0 (with a bonus to 7.2). As indicated above, lot 5 is owned by AYDC, which purchased the property in April 2006.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There is one open complaint registered with DOB against lot 5. According to the DOB Building Information System, the complaint was issued in 2004 for an illegal awning and/or sign.

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.
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Block 1118, Lot 5

Photograph 1118-5-A

JULY 2006

C-52

Block 1118, Lot 6


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 6 is located at 175 Flatbush Avenue. The lots irregular shape is dened by its location at the intersection of Flatbush and Atlantic Avenues. There is a 3,625 gsf, one-story building on the southern portion of the lot and the remainder of the lot is vacant or occupied by containers storing hazardous materials (see Photographs A through D). Lot 6 is located in a C6-1 zoning district. C6 districts are zoned for a wide range of high-bulk commercial uses requiring a central location, and accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses. C6-1 districts have a maximum commercial FAR of 6.0 (with a bonus to 7.2). According to the New York City Department of Finance, lot 6 is owned by the New York City Department of Housing Preservation and Development.

Unsanitary and Unsafe Conditions


As shown in Photographs A through E, lot 6 is strewn with debris including metal beams, broken Plexiglas, rusted barrels, and wooden crates. The sign shown in Photograph C indicates that hazardous materials are being stored in some of the containers located on the property. The lot is surrounded by a chain-link fence topped in barbed wire. The concrete surface that covers the lot is cracked and uneven, and tall weeds are growing through the cracks across much of the lot. As shown in Photograph D, the sidewalk surrounding the lot is also in poor condition.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 6 has one open DOB violation. Information on the type and date of the violation was not available from the DOB Building Information System.

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

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Block 1118, Lot 6


ing, utilizing less than 5 percent of the lots development potential. Given its key location in the midst of one of the largest commercial districts in Brooklyn, lot 6 is critically 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 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

Block 1118, Lot 6

Photograph 1118-6-A

Photograph 1118-6-B
JULY 2006 C-55

Block 1118, Lot 6

Photograph 1118-6-C

Photograph 1118-6-D
JULY 2006 C-56

Block 1118, Lot 6

Photograph 1118-6-E

JULY 2006

C-57

Block 1118, Lots 21-25, 27


927
Pacific S 4th Av enue treet
21 22 23 24 25 27

Atlantic Avenue

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lots 21-25 and 27 are located at 608-620 Atlantic Avenue, between Flatbush and 5th Avenues. Until Spring of 2006, the lots were occupied by six attached four-story warehouse buildings, totalling 27,344 gsf, that stretched from 5th Avenue on the east, and approximately two thirds of the block west along Atlantic Avenue (see Photograph A). All six warehouse buildings were vacant and were demolished in Spring 2006 by AYDC with approval from ESDC because of their dangerously deteriorated condition, as described below. The lots are located in a C6-1 zoning district. C6 districts are zoned for a wide range of high-bulk commercial uses requiring a central location and accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses. C6-1 districts have a maximum commercial FAR of 6.0 (with a bonus to 7.2). Lots 21-25 and 27 are owned by AYDC, which purchased the property in Winter of 2006.

Unsanitary and Unsafe Conditions


Prior to their demolition, the exteriors of the buildings located on lots 21-25 and 27 were in extremely poor condition and a sidewalk bridge was in place for several years to protect pedestrians walking adjacent to the building. The brickwork was crumbling on several portions of the faade, and grafti was painted on eastern and rear faades of the building (see Photographs A through C); of particular concern was the east brick masonry-bearing wall of the building on lot 27: the brick around several windowsills was loose, and there was the possibility of bricks falling to the sidewalk. The sidewalks and curbs surrounding the lots along Atlantic and 5th Avenues are also in poor condition. As illustrated in Photograph D, the sidewalks have cracked and settled in many areas. The building interiors also posed serious safety concerns. The hallways were strewn with fallen building materials from the ceiling and walls (see Photograph E). In some areas of the building, parts of the ceiling were hanging or completely fallen, exposing electrical wiring and the wood lath underneath (see Photographs F and G) and portions of the roof on the eastern portion of the block had collapsed, exposing the buildings interior to the outside elements (see Photograph H).

Indications of Structural Damage


According to the structural due diligence survey completed by LZA Technology in November of 2004 (see Appendix A), the buildings located on lots 21-25 and 27 had suffered serious structural damage. A majority of the damage was the result of water inltration, which caused the timber oors and roof systems to deteriorate. The LZA Technology report indicates that the roof collapse and numerous other active leaks throughout the buildings had left the buildings permanently exposed to the elements and that these active leaks, if left unchecked, would have eventually led to other local collapses of the timber oor joist system and the ultimate collapse of the entire structure. The report also indicates that the
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Block 1118, Lots 21-25, 27


deteriorating brickwork on the masonry-bearing wall on lot 27 (facing 5th Avenue) eventually would have brought about the local failure of the wall and its timber oor system.

Building Code Violations


There are 15 violations and 1 complaint on le with DOB for the buildings on lots 21-25 and 27. A majority of the violations were issued to lot 27 and about half were issued in 2004 or 2005. The complaint was led in 2004 and claims that there is illegal and inappropriate signage on the building (see Appendix B). A majority of the violations were a result of serious construction-related issues and three of the violations cite the building as being hazardous. The violations identify defective light xtures, vertical cracks on the east bearing wall, loose bricks on exterior walls, and cement stucco in danger of falling on pedestrians.

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

Block 1118, Lots 21-25, 27

Photograph 1118-21/27-A

Photograph 1118-21/27-B
JULY 2006 C-60

Block 1118, Lots 21-25, 27

Photograph 1118-21/27-C

Photograph 1118-21/27-D
JULY 2006 C-61

Block 1118, Lots 21-25, 27

Photograph 1118-21/27-E

Photograph 1118-21/27-F
JULY 2006 C-62

Block 1118, Lots 21-25, 27

Photograph 1118-21/27-G

Photograph 1118-21/27-H
JULY 2006 C-63

Block 927, Lot 1


927
Pacific 4th Av enue Stree t
Atlantic Avenue

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 1 is located at 15 4th Avenue, between Atlantic Avenue and Pacic Street. The lot hosts a 30,300 gsf, one-story building currently occupied by a PC Richard & Son appliance store (see Photograph A). Lot 1 is located in a C6-2 zoning district. C6 districts are zoned for a wide range of high-bulk commercial uses requiring a central location, and generally accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses. C6-2 districts have a maximum commercial FAR of 6.0 (with a bonus to 7.2). According to the New York City Department of Finance, lot 1 is currently owned by AJ Richard & Sons, Inc.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 1.

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.

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Block 927, Lot 1


Environmental Concerns
Although lot 1 includes a recently built commercial structure and parking lot, fuel oil storage may have occurred on site prior to this redevelopment. Phase II sampling identied exceedances of criteria for metals, pesticides, and SVOCs in shallow soil samples, characteristic of historic ll as well as groundwater exceedances for metals, one SVOC, and two chrlorinated VOCs, characteristic of regional groundwater conditions.

JULY 2006

C-65

Block 927, Lot 1

Photograph 927-1-A

Photograph 927-1-B
JULY 2006 C-66

Block 927, Lot 16


927
Pacific 4th Av enue Stree t
Atlantic Avenue

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 16 is located at 617 Pacic Street, with lot area fronting on both Flatbush Avenue and Pacic Street. This lot hosts a 16,950 gsf, one-story building currently occupied by a Modells sporting goods store (see Photograph A). Lot 16 is located in a C6-2 zoning district. C6 districts are zoned for a wide range of high-bulk commercial uses requiring a central location, and generally accommodate uses such as corporate headquarters, large hotels, entertainment facilities, and mixed use buildings containing residential, retail, or other commercial uses. C6-2 districts have a maximum commercial FAR of 6.0 (with a bonus to 7.2). Lot 16 is currently owned by AYDC.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 16.

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.
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Block 927, Lot 16


Environmental Concerns
Although lot 16 includes a recently built commercial structure and parking lot, fuel oil storage may have occurred on site prior to this redevelopment. Phase II sampling identied exceedances of criteria for metals, pesticides, and SVOCs in shallow soil samples, characteristic of historic ll as well as groundwater exceedances for metals, one SVOC, and two chrlorinated VOCs, characteristic of regional groundwater conditions.

JULY 2006

C-68

Block 927, Lot 16

Photograph 927-16-A

Photograph 927-16-B
JULY 2006 C-69

Block 1127, Lot 1


927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

6th Avenue

Pacific Street

Carlton Avenue

Stree

5th Av e

Dean

1127

1128
Dean Street

Location, Use, Zoning, and Ownership


Lot 1 is located at 195 Flatbush Avenue at the intersection of Flatbush Avenue and Dean Street. The lot is occupied by a Mobil gas station and service center (see Photograph A). Lot 1 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 1 is owned by AYDC, which purchased the property in March 2006.

Unsanitary and Unsafe Conditions


The structures located on lot 1 itself appear to be in fair condition. However, the faade on the building east of lot 1 (lot 56), which faces the gas station and parking area, is in poor condition. As shown in Photograph B, the faade has been plastered over and is painted with grafti. The plaster has crumbled in areas, exposing the underlying brick. In addition, as shown in Photographs C and D, portions of the lots asphalt surface are pot holed (Photograph C shows a drainage grate near the lots entrance that has sunk below grade) and areas of the sidewalk surrounding the lot are cracked and uneven.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 1.

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
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Block 1127, Lot 1


six closed spill numbers on the property. There are active underground petroleum storage tanks on the site, and historic tanks may be present. Repair operations at the facility include the use of hydraulic lifts and typical automotive repair uids. Therefore, additional contamination could potentially be present associated with repair operations, especially around the hydraulic lifts and site drainage structures. Historically, the site contained a printing use. The lot also has an E-designation on le with DOB for issues related to hazardous materials.

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

Block 1127, Lot 1

Photograph 1127-1-A

Photograph 1127-1-B
JULY 2006 C-72

Block 1127, Lot 1

Photograph 1127-1-C

Photograph 1127-1-D
JULY 2006 C-73

Block 1127, Lot 10


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Dean Street

Location, Use, Zoning, and Ownership


Lot 10 is located at 193 Flatbush Avenue between Dean and Pacic Streets. The lot is occupied by a four-story, 5,350 gsf residential building with ground oor commercial use (see Photograph A). Lot 10 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 10 is owned by AYDC, which purchased the property in April 2005.

Unsanitary and Unsafe Conditions


Apart from the peeling paint and loose brickwork on the buildings eastern wall (see Photograph B), no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 10.

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

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C-74

Vanderbilt Avenue

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Block 1127, Lot 10

Photograph 1127-10-A

Photograph 1127-10-B
JULY 2006 C-75

Block 1127, Lot 11


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Dean Street

Location, Use, Zoning, and Ownership


As shown in the map above, lot 11 runs across the narrow western end of Block 1127 and fronts on both Flatbush Avenue and Pacic Street. The southern portion of the lot hosts a two-story mixed-use residential and commercial building located at 191 Flatbush Avenue (see Photograph A) and the northern portion of the lot hosts a two story mixed use residential and commercial building located at 616 Pacic Street (see Photograph B). The buildings contain a combined 6,092 gsf of space. Lot 11 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 11 is owned by AYDC, which purchased the property in July 2005.

Unsanitary and Unsafe Conditions


As shown in Photograph C, the sidewalk in front of the Pacic Street portion of lot 11 is cracked in many places and weeds are growing through the cracks closest to the curb.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 11 has two open building code violations (see Appendix B). The rst was issued in 1992 for work without a permit. Information on the second violation was not available from the DOB Building Information System.

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.

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Block 1127, Lot 11


Environmental Concerns
The Phase I ESA identied no characteristics of lot 11 that were indicative of potential environmental concern from current or historic uses. Documentary evidence of an historic fuel oil tank was noted as a potential source of contamination, but no fuel oil storage tank was observed on the propertyalthough an area of the basement was inaccessible to inspection. No Phase II sampling was completed on lot 11.

JULY 2006

C-77

JULY 2006

Block 1127, Lot 11

Photograph 1127-11-A

Photograph 1127-11-B

C-78

Block 1127, Lot 11

Photograph 1127-11-C

JULY 2006

C-79

Block 1127, Lot 12


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Dean Street

Location, Use, Zoning, and Ownership


Lot 12 is located at 189 Flatbush Avenue. As shown in the map above, the lot runs across the narrow western end of Block 1127 and fronts on both Flatbush Avenue and Pacic Street. The southern portion of the lot hosts a vacant three story mixed use residential and commercial building fronting Flatbush Avenue (see Photograph A) and the northern portion of the lot hosts a vacant one story building fronting Pacic Street (see Photograph B). Combined, the buildings contain 2,642 gsf of space. Lot 12 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 12 is owned by AYDC, and was vacant when purchased in April 2005.

Unsanitary and Unsafe Conditions


The faade of the building fronting Pacic Street is deteriorating in the area surrounding the gated doorway. The concrete platform in front of the building is chipped and there is a gap between the eastern part of the platform and the underlying sidewalk (see Photograph B). There is grafti painted on the lower faade of the building fronting Flatbush Avenue (see Photograph A) and as shown in Photographs A and C, paint is aking off of the facade that faces the adjacent vacant property (lot 13). A large vertical crack runs along that same side of the building, close to Flatbush Avenue.

Indications of Structural Damage


The vertical crack that runs almost the entire length of the building fronting Flatbush Avenue (see Photographs A and C) may be indicative of some structural degradation. However, a structural due diligence survey has not been conducted for this lot.

Building Code Violations


Lot 12 has 22 open building code violations, dating from 1990 to 2003 (see Appendix B). Three of the violations are for making building alterations without a valid certicate of occupancy. Fourteen violations are for failure to maintain the boiler. Information on the remaining ve violations was not available from the DOB Building Information System.

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

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Underutilization
As indicated above, lot 12 is in an R7A zoning district with a C2-4 overlay. Although the 1,126 sf lot can accommodate up to 4,504 zsf of built space under current zoning, the buildings on the lot are a combined 2,642 gsfless than 60 percent of what is allowable under current zoning.

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

Block 1127, Lot 12

Photograph 1127-12-A

Photograph 1127-12-B
JULY 2006 C-82

Block 1127, Lot 12

Photograph 1127-12-C

JULY 2006

C-83

Block 1127, Lot 13


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Location, Use, Zoning, and Ownership


Lot 13 is a small, vacant, irregularly shaped lot located at 185 Flatbush Avenue, at the corner where Pacic Street, 5th Avenue, and Flatbush Avenue converge (see Photograph A). Lot 13 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 13 is owned by AYDC, which purchased the property in April 2005.

Unsanitary and Unsafe Conditions


As shown in Photograph B, a sunken concrete slabpossibly a remnant from a structure previously located on lot 13covers about a third of the lot area. Tall weeds grow in the crack between this concrete slab and the building on lot 12, and the portion of the lot that is not covered by the slab is also overgrown with vegetation (see Photographs B and C).

Indications of Structural Damage


There are no structures located on lot 13.

Building Code Violations


Lot 13 has four open building code violations (see Appendix B). Two of the violations, dated 1997 are for work without a permit and refer to a 12 by 20 structure being erected for use as a ower stand. Information on the remaining two violations was not available from the DOB Building Information System.

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

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C-84

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Environmental Concerns
The Phase I ESA identied no site uses on lot 13 that would indicate the potential for subsurface contamination. DOB records indicated the presence of a historic fuel oil tank, which is a potential concern, however. Phase II sampling identied elevated levels of semi-volatile organic compounds in deeper soil samples and VOCs in groundwater samples, potentially site-related.

JULY 2006

C-85

Block 1127, Lot 13

Photograph 1127-13-A

Photograph 1127-13-B
JULY 2006 C-86

Block 1127, Lot 13

Photograph 1127-13-C

JULY 2006

C-87

Block 1127, Lot 18


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Location, Use, Zoning, and Ownership


Lot 18 is located at 618 Pacic Street between 5th and 6th Avenues. The lot hosts a three-story, 2,850 gsf multifamily residential building (see Photograph A). Lot 18 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 18 is owned by the US Department of Housing and Urban Development (HUD).

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 18 has six open building code violations (see Appendix B). Four of the violations (two from 1999 and two from 2001) are for work without a permit. One, dated 1999, is for failure to maintain the building and cites an unenclosed boiler room as a hazard. The sixth violation, also dated 1999, is for occupancy contrary to what is allowed by the certicate of occupancy.

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

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Photograph 1127-18-A

JULY 2006

C-89

Block 1127, Lot 19


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Location, Use, Zoning, and Ownership


Lot 19 is located at 620 Pacic Street, between 5th and 6th Avenues. Until Spring 2006, the lot was occupied by a vacant two-story, 3,158 gsf structure, which was formerly an auto repair shop (see Photograph A). The building was demolished by AYDC with approval from ESDC because of its dangerously deteriorated condition, as described below. Lot 19 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 19 is owned by AYDC, which purchased the property in April of 2006.

Unsanitary and Unsafe Conditions


As indicated above, the building on lot 19 was demolished in Spring 2006. Although the faade of the 3,158 gsf building appeared to be physically intact with the exception of some peeling paint and several broken windows in the front, the interior of the building was in extremely poor condition, suffering from years of neglect. A pit in the ground oor (perhaps used in auto repair) covered almost the entire length of the building and was littered with pieces of broken wood beams and old window parts (see Photograph B). The ceiling was stripped bare with exposed electrical wiring hanging from lighting xtures. The staircase joining the rst and second oors was severely damaged with crumbling walls and heavy construction debris scattered throughout (see Photograph C).

Indications of Structural Damage


A structural due diligence survey, completed by LZA Technology in November 2004 (see Appendix A), indicated that the building on lot 19 was in danger of collapse and recommended that the building be demolished because it posed an immediate threat to health and safety. As shown in Photograph D, there was a large hole in the roof of the building, and insulation material hung from the roof ceiling. There was excessive damage to the walls on the second oor of the building (e.g., peeling plaster and torn plywood), some of which probably occurred as a result of the open roof. The LZA report states that active leaks throughout the building, along with numerous cracked and broken glass window panes, had left the building permanently exposed to the elements, and that continued deterioration would have eventually led to additional local collapses of the timber oor and roof joist systems. The report further indicates that the structure was extremely dangerous and could have collapsed at any time.

Building Code Violations


Lot 19 has four open DOB violations (see Appendix B). One of the violations, dated 1996, was for failure to maintain the building and cites broken beams, a partially collapsed roof, and a sagging and defective oor. Two of the violations, dated 1994 and 1996, are for occupancy contrary to what is permitted
JULY 2006 C-90

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Block 1127, Lot 19


by the Certicate of Occupancy. Information on the fourth violation was not available from the Citys Building Information System.

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

Block 1127, Lot 19

Photograph 1127-19-A

Photograph 1127-19-B
JULY 2006 C-92

Block 1127, Lot 19

Photograph 1127-19-C

Photograph 1127-19-D
JULY 2006 C-93

Block 1127, Lot 20


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Location, Use, Zoning, and Ownership


Lot 20 is located at 622 Pacic Street, between 5th and 6th Avenues. Until Spring 2006, the lot was occupied by a vacant 1,520 gsf, one-story building that was formerly used along with the building on lot 19 as an auto-repair shop (see Photograph A). The building was demolished by AYDC with approval from ESDC because of its dangerously deteriorated condition, as described below. Lot 20 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 20 is owned by AYDC, which purchased the property in February 2006.

Unsanitary and Unsafe Conditions


As indicated above, the building on lot 20 was demolished in Spring 2006. Similar to the adjacent building on lot 19, the exterior of the building on lot 20 was in fair physical condition but, as shown in Photographs B through D, the interior was in a state of severe disrepair. Part of the oor was missing, revealing the wooden joists underneath, and in other locations, the oor was in danger of collapsing. Throughout the building, the ceiling was either completely torn away or on the verge of collapse. Metal sheets, perhaps used as ceiling material, and electrical wiring hung from the ceiling. Concrete was missing, aking or crumbling from most of the interior walls. Throughout the interior, the oor was lled with construction debris and garbage.

Indications of Structural Damage


According to a structural due diligence report completed by LZA Technology in October 2005 (see Appendix A), the building on lot 20 had experienced severe structural deterioration and was unsafe. As shown in Photographs B and C, there were holes in the roof of the building, exposing the interior to the outside elements. The LZA report indicated that the interior of the structure was in a serious state of disrepair from water damage and exposure to the elements, and that portions of the timber oor framing would continue to collapse due to the water damaged oor structure. The report also indicated that the buildings roof membrane was deteriorated and no longer existed in many locations. A partial collapse at the southern end of the roof, numerous holes across the roof area, and broken and open windows all exposed the building to further water damage. Overall, LZA Technology deemed the building unsafe, and recommended that it be demolished.

Building Code Violations


Lot 20 has 14 open violations on le, most of which date to the late 1990s (see Appendix B). Of the 14 violations, 12 were for failure to maintain the building. The violations reference loose and missing

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Block 1127, Lot 20


bricks, defective wood joist on the roof and oor, missing sheathing on the ceiling used for re retardant, and a roof that was in danger of collapsing.

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

Block 1127, Lot 20

Photograph 1127-20-A

Photograph 1127-20-B
JULY 2006 C-96

Block 1127, Lot 20

Photograph 1127-20-C

Photograph 1127-20-D
JULY 2006 C-97

Block 1127, Lot 21


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Dean Street

Location, Use, Zoning, and Ownership


Lot 21 is located at 624 Pacic Street, between 5th and 6th Avenues. The lot is occupied by a 5,000 gsf, four-story residential building with ground oor commercial space (see Photograph A). Lot 21 is located in an R7A zoning district with a C2-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 21 is owned by AYDC, which purchased the property in July 2004.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 21 has eight open building code violations, six of which were issued between 2000 and 2005 for boiler-related problems (see Appendix B). AYDC is seeking to remedy these violations, including those that preceded its ownership.

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.

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Environmental Concerns
The Phase I ESA identied no uses of concern on lot 21, but there was a potential for subsurface contamination associated with documented former on-site fuel oil storage. No evidence of fuel oil storage tanks was observed during the Phase I property inspection. 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-99

Block 1127, Lot 21

Photograph 1127-21-A

JULY 2006

C-100

Block 1127, Lot 22


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Location, Use, Zoning, and Ownership


Lot 22 is located at 626 Pacic Street, between 5th and 6th Avenues. The lot is occupied by a vacant 6,000 gsf, single-story industrial building (see Photograph A). Lot 22 is located primarily in a C4-4A zoning district with a small portion of the lot located in an R7A district with an C2-4 overlay. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. Lot 22 is owned by AYDC, which purchased the property in May 2004.

Unsanitary and Unsafe Conditions


Apart from some grafti on the faade of the building on lot 22 and some cracks in the sidewalk, no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 22 has one open building code violation dating from 1966 (see Appendix B).

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.
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Block 1127, Lot 22

Photograph 1127-22-A

JULY 2006

C-102

Block 1127, Lots 1101-1131 (aka Lot 27)


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Location, Use, Zoning, and Ownership


Lots 1101-1131 (also referred to as lot 27, the lot number assigned to the lot prior to its division into condominium units) are located at 636 Pacic Street, between 5th and 6th Avenues. The parcel is occupied by a 38,750 gsf, eight-story residential condominium building (see Photograph A). Lots 1101-1131 are located in a C4-4A zoning district. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. AYDC owns all but one of the 31 condominium units in the building on the lot. The units were purchased by AYDC in November 2004.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment, and no thorough engineering inspection report has been done for this property. However, according to documents obtained from the former president of the 636 Pacic Street Condominium Association, numerous aspects of the buildings renovation and conversion were performed poorly by the condominium sponsor and have required signicant and repeated repairs or replacements since the owners rst occupied the building in 2003. The problems were so numerous that the owners led a complaint against the building sponsor with the Ofce of the Attorney General in August 2003, retained legal counsel to represent them, and hired an architecture rm (loci architecture pc) to write a report documenting the many problems with the building. Among the concerns listed by the residents were: basement ooding, faulty electrical wiring, missing plaster on the southwest building faade, prevalence of ies and other insects (which the owners speculated may have stemmed from additional decomposing rodents in walls/basement), oors buckling from water damage, active water/ceiling leaks in individual apartments, and mold growing in rst oor apartments. The report prepared by loci architecture in January 2004 indicated that the building continued to experience a variety of problems, including substantial water damage due to poor weatherproong, inadequate courtyard pitching, and insufcient caulking and ashing on the exterior faade, balcony doors, window frames, and roof. AYDC reports that such deciencies required signicant repairs after they took ownership of its building units in November 2004. In the Winter of 2005, the buildings boiler and heat distribution pipes froze because of defective insulation and poor installation by the sponsor, requiring the evacuation of the building while repairs were performed. Based on its experience with these defects, AYDC believes that it is highly likely that further latent defects within the building and its systems currently exist, but have not yet been discovered.

Indications of Structural Damage


A structural due diligence survey has not been conducted for these lots. The visual assessment did not indicate that the building structure is substantially compromised.
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Block 1127, Lots 1101-1131 (aka Lot 27)


Building Code Violations
There are no open building code violations associated with lots 1101-1131.

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

Block 1127, Lots 1101-1131 (aka Lot 27)

Photograph 1127-1101-1131-A

JULY 2006

C-105

Block 1127, Lot 29


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Location, Use, Zoning, and Ownership


Lot 29 is located at 640 Pacic Street, between 5th and 6th Avenues. The lot is occupied by a 2,750 gsf building containing a garage with ofce space above (see Photograph A). Lot 27 is located in a C4-4A zoning district. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. Lot 29 is owned by AYDC, which purchased the property in November 2004.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 29 has one open building code violation on le with DOB. Information on the type and date of the violation was not available from the DOB Building Information System.

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.

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Block 1127, Lot 29


Environmental Concerns
The Phase I ESA identied no current uses of environmental concern on lot 29. A historic blacksmith, however, is a historic use of environmental concern on lot 29. No evidence of past or present storage tanks was indicated during the Phase I property inspection, however the site contains an E-designation related to USTs that is on-le with DOB. 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-107

Block 1127, Lot 29

Photograph 1127-29-A

JULY 2006

C-108

Block 1127, Lot 30


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Location, Use, Zoning, and Ownership


Lot 30 is located at 642-646 Pacic Street, between 5th and 6th Avenues. The lot is occupied by a vacant 19,679 gsf, three-story mixed use residential and commercial building (see Photograph A). Lot 30 is located in a C4-4A zoning district. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. Lot 30 is owned by AYDC, which purchased the property in April 2005.

Unsanitary and Unsafe Conditions


The faade of the building on lot 30 is generally in fair condition. However, the buildings garage door and adjacent window are painted with grafti, one of the buildings windows is cracked, and the paint is aking off portions of the buildings faade (see Photographs B and C). In addition, as shown in Photograph D, the sidewalk in front of the building is heavily cracked, the curb is deteriorating, and weeds grow through many of the cracks.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 30 has two open building code violations on le with DOB (see Appendix B). Both violations were issued in the late 1990s and are related to the buildings boiler.

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.
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Block 1127, Lot 30


An aboveground fuel oil storage tank was present in the basement. Historic uses of environmental concern include a large scale commercial printer, historic metalworking, and a historic laboratory (with a historic tank), and historic manufacturing. The lot has an E-designation for hazardous materials onle with DOB. 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-110

Block 1127, Lot 30

Photograph 1127-30-A

Photograph 1127-30-B
JULY 2006 C-111

Block 1127, Lot 30

Photograph 1127-30-C

Photograph 1127-30-D
JULY 2006 C-112

Block 1127, Lot 33


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Location, Use, Zoning, and Ownership


Lot 33 is located at 648 Pacic Street, near the corner of 6th Avenue and Pacic Street. The lot is occupied by a 2,750 gsf, two-story building used by the New York City Fire Department (FDNY) as an equipment cleaning and storage facility (see Photograph A). Lot 33 is located in a C4-4A zoning district. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. Lot 33 is currently owned by the City.

Unsanitary and Unsafe Conditions


Aside from the cracks and weeds in the sidewalk of lot 33 (see Photograph B), no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 33.

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.

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Photograph 1127-33-A

Photograph 1127-33-B
JULY 2006 C-114

Block 1127, Lots 1001-1021 (aka Lot 35)


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Location, Use, Zoning, and Ownership


Lots 1001-1021 (also referred to as lot 35, the number assigned to the lot prior to its division into condominium units) are located at 24 6th Avenue on the corner of 6th Avenue and Pacic Street. The parcel is occupied by a 29,736 gsf, ve-story residential condominium building (see Photograph A). Lots 1001-1021 are located in a C4-4A zoning district. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. AYDC owns 19 of the 21 condominium units located in the building, and is currently under contract to purchase the remaining two units.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lots 1001-1021.

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.
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Block 1127, Lots 1001-1021 (aka Lot 35)


Sampling of a monitoring well on the sidewalk adjacent the property did not indicate groundwater contamination likely related to this property. 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-116

Block 1127, Lots 1001-1021

Photograph 1127-1001-1021-A

JULY 2006

C-117

Block 1127, Lot 43


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Location, Use, Zoning, and Ownership


Lot 43 is located at 483-485 Dean Street, on the corner of 6th Avenue and Dean Street. The eastern portion of the lot is occupied by a 4,686 gsf, three-story residential building with ground oor commercial (see Photograph A) and the western portion of the block is occupied by a three story residential building (see Photograph B). Lot 43 is located in an R6B zoning district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. Both buildings on lot 43 are owned by AYDC, which purchased them in August 2005.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 43.

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.

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Block 1127, Lot 43

Photograph 1127-43-A

Photograph 1127-43-B

C-119

Block 1127, Lot 45


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Location, Use, Zoning, and Ownership


Lot 45 is located at 481 Dean Street, between Flatbush and 6th Avenues. The lot is occupied by a 2,400 gsf, three-story residential building (see Photograph A). Lot 45 is located in an R6B zoning district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. According to the New York City Department of Finance, lot 45 is owned by Nasser Ahmed.

Unsanitary and Unsafe Conditions


Apart from some deterioration of the stone on the buildings front steps (see Photograph B), no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


The building on lot 45 has three open building code violations. The violations were issued between 2002 and 2004 and are related to the buildings boiler.

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.

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Photograph 1127-45-A

Photograph 1127-45-B

C-121

Block 1127, Lot 46


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Location, Use, Zoning, and Ownership


Lot 46 is located at 479 Dean Street, between Flatbush and 6th Avenues. The lot is occupied by a 2,400 gsf, three-story residential building (see Photograph A). Lot 46 is located in an R6B zoning district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. Lot 46 is owned by AYDC, which purchased the property in May 2006.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


The building on lot 46 has two open building code violations. Both violations were issued in 1997 and are related to the buildings boiler.

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.
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Block 1127, Lot 46

Photograph 1127-46-A

JULY 2006

C-123

Block 1127, Lot 47


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Location, Use, Zoning, and Ownership


Lot 47 is located at 477 Dean Street, between Flatbush and 6th Avenues. The lot is currently used as a parking area (see Photograph A). Lot 47 is located in an R6B zoning district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. According to the New York City Department of Finance, lot 47 is owned by Bergen Tile Paint and Linoleum Company.

Unsanitary and Unsafe Conditions


As shown in Photograph A, there are some weeds and trash lining the fence on lot 47, and the fence itself is topped in barbed wire. Apart from these conditions, no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


There are no structures located on lot 47.

Building Code Violations


There are no building code violations associated with lot 47.

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.

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Block 1127, Lot 47

Photograph 1127-47-A

JULY 2006

C-125

Block 1127, Lot 48


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Location, Use, Zoning, and Ownership


Lot 48 is located on the southeastern portion of the block bounded by Flatbush Avenue, Pacic Street, 6th Avenue, and Dean Street. As shown in the map above, the lot is irregularly shaped, with narrow frontages on both Dean Street and 6th Avenue. The lot hosts a six story building set back from Dean Street (see Photograph A) and a small single story building fronting on 6th Avenue (see Photograph B). The address for the six-story building is 475 Dean Street. The address for the single-story building is 38 6th Avenue. Together the buildings contain 40,640 gsf of space. Both buildings were most recently used as residential space. The six-story building has been functioning as a residential cooperative building, although the New York City Department of Buildings has no coop certicate of occupancy on le for the building and it does not appear that legal papers for coop establishment were ever led with the Attorney Generals Ofce. The single story building is also being used for residential purposes, although the New York City Department of Finance lists the building, along with the larger one, as a miscellaneous loft building and does not tax it as an apartment building. The southern portion of lot 48 is located in an R6B zoning district and the northern portion is located in a C4-4A district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. All of the residential units in the main cooperative building are owned by AYDC. The single story building is owned by Peter Williams Enterprises and is believed to be occupied by members of Mr. Williams family.

Unsanitary and Unsafe Conditions


The faade of the one story building on the eastern portion of lot 48 is in poor condition. As shown in Photograph B, large segments of the buildings stucco coating have fallen off, exposing the brickwork below. Bricks along the upper portions of the faade appear to be crumbling, and the lintels that are visible are chipped. There is grafti painted on the buildings front door and one of the windows has been boarded up. The six-story condominium building on lot 48 appears to be in fair condition. However, the patched concrete shown in Photograph C may be indicative of spalling.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.
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Block 1127, Lot 48


Building Code Violations
Lot 48 has 17 open building code violations dating from the 1980s to 2005 (see Appendix B). The most recent violation was issued in 2005 for work without a permit.

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

Block 1127, Lot 48

Photograph 1127-48-A

Photograph 1127-48-B
JULY 2006 C-128

Block 1127, Lot 48

Photograph 1127-48-C

JULY 2006

C-129

Block 1127, Lot 50


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Location, Use, Zoning, and Ownership


Lot 50 is located at 473 Dean Street, between Flatbush and 6th Avenues. The lot hosts a 7,800 gsf, fourstory residential building (see Photograph A). Lot 50 is located in an R6B zoning district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. Lot 50 is owned by AYDC, which purchased the property in March 2006.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 50.

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.

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Photograph 1127-50-A

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C-131

Block 1127, Lot 51


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Dean Street

Location, Use, Zoning, and Ownership


Lot 51 is located at 467 Dean Street between Flatbush and 6th Avenues. The lot hosts a 10,000 gsf, single-story building used as an ofce for the United Union of Roofers, Waterproofers and Allied Workers, Local Union No. 8 (see Photograph A). Lot 51 is located in an R6B zoning district. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. According to the New York City Department of Finance, the building is currently owned by Waterproof Workers Realty.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are six open building code violations associated with lot 51, issued between 1984 and 1997 (see Appendix B). Two of the violations are for public assembly and one was for failure to install an acceptable two-way voice communication system. Information on the other three violations is not available from the DOB Building Information System.

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.

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Block 1127, Lot 51

Photograph 1127-51-A

Photograph 1127-51-B
JULY 2006 C-133

Block 1127, Lot 54


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Dean Street

Location, Use, Zoning, and Ownership


Lot 54 is located at 465 Dean Street between Flatbush and 6th Avenues. The lot is occupied by a vacant 4,908 gsf, two-story ofce building (see Photograph A). The northern portion of lot 54 is located in an R6B zoning district. The southern portion of the lot is located in an R7A zoning district with a C2-4 overlay. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. R7A districts permit medium-density housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 54 is owned by AYDC, which purchased the property vacant in May 2004.

Unsanitary and Unsafe Conditions


With the exception of some grafti above the second-oor windows and on the front doorway, the building exterior is in fair condition. The buildings interior has suffered water damage in several areas. For example, as shown in Photographs B and C, leaking water has caused the paint to peel away from the walls above the second-oor windows and has damaged the underlying brickwork.

Indications of Structural Damage


As described above, water leaks have caused cracking and spalling of the interior brickwork. This damage may lead to degradation of the buildings structure. However, a structural due diligence survey has not been conducted for this lot and the visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are 13 open building code violations associated with lot 54, dating from between 1983 and 1990 (see Appendix B). Six of the violations are for public assembly. Information on the other violations is not available from the DOB Building Information System.

Occupancy/Vacancy Status
As indicated above, the building on lot 54 is currently vacant and was vacant prior to AYDC acquisition.

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Block 1127, Lot 54


Underutilization
Lot 54 spans two zoning districts: an R6B district and an R7A district with a C2-4 overlay. According to current zoning, up to 5,500 zsf of built space is permitted on the 2,750 sf lot. At 4,908 gsf, the building currently located on the lot utilizes approximately 89 percent of the lots development potential.

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

Block 1127, Lot 54

Photograph 1127-54-A

Photograph 1127-54-B
JULY 2006 C-136

Block 1127, Lot 54

Photograph 1127-54-C

JULY 2006

C-137

Block 1127, Lot 55


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Dean Street

Location, Use, Zoning, and Ownership


Lot 55 is located at 463 Dean Street between Flatbush and 6th Avenues. Until Spring 2006, the lot hosted a vacant 6,125 gsf, four-story residential building facing Dean Street (see Photograph A) and an abandoned and severely deteriorated three-story residential building in the rear of the lot (see Photograph B). The buildings were demolished in Spring 2006 by AYDC with approval from ESDC because of their dangerously deteriorated condition, as described below. The northern portion of lot 55 is located in an R6B zoning district. The southern portion of the lot is located in an R7A zoning district with a C2-4 overlay. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. R7A districts permit mediumdensity housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 55 is owned by AYDC, which purchased the property in June 2004.

Unsanitary and Unsafe Conditions


As indicated above, the buildings on lot 55 were demolished in Spring 2006. The exterior of the fourstory building facing Dean Street appeared to be in fair physical condition. However, the interior was in a state of severe disrepair. The ceiling was damaged in several areas and parts of the ceiling had fallen, exposing the wooden beams and the suboor above (see Photographs C and D). The oors of the building were littered with debris and all of the oors were sagging severely to the center-most point of the building (see Photograph E). Both the exterior and interior of the three-story building on the rear portion of the lot were in critical condition. As shown in Photograph B, the building no longer had windows and some of the window openings were covered with metal sheeting. In many areas, the brickwork had either fallen off or was loose and/or severely damaged. A portion of the south masonry wall had collapsed and other portions appeared to be on the verge of collapse. Some of the buildings window openings were no longer framed, which left the bricks surrounding the windows without any support (see Photograph F). Below a second-oor window, some of the brick buckled and bowed inward. According to a structural due diligence report prepared by LZA Technology in November 2005, the timber oor framing on the interior of the building was severely deteriorated and appeared on the verge of collapse due to the water-damaged oor structure. The unbuilt portion of the lot was also unsanitary and unsafe. The yard was overgrown with vegetation that grew to the second story of the building (see Photograph B) and there was evidence of vermin living on the property.

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Block 1127, Lot 55


Indications of Structural Damage
A structural due diligence report, prepared by LZA Technology in November 2005 (see Appendix A), indicated that both buildings on lot 55 were structurally unsound and unsafe and recommended that the buildings be demolished. The report indicated that the timber ooring and southern brick masonry wall on the three story building were severely deteriorated and appeared to be on the verge of collapse. It further reported that numerous active leaks throughout the four-story building left the building permanently exposed to the elements and that these active leaks would eventually lead to local collapses of the timber oor and roof joist systems. According to the report, the end of a timber girder supporting the timber oor framing on the rst oor was water damaged and rotting, evidence that the buildings structural support system was substantially compromised and the structure unsafe.

Building Code Violations


There are no open building code violations associated with lot 55.

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

Block 1127, Lot 55

Photograph 1127-55-A

Photograph 1127-55-B
JULY 2006 C-140

Block 1127, Lot 55

Photograph 1127-55-C

Photograph 1127-55-D
JULY 2006 C-141

Block 1127, Lot 55

Photograph 1127-55-E

Photograph 1127-55-F
JULY 2006 C-142

Block 1127, Lot 56


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Dean Street

Location, Use, Zoning, and Ownership


Lot 56 is located at 461 Dean Street between Flatbush and 6th Avenues. Until Spring 2006, the lot hosted a vacant 4,100 gsf, four-story residential building facing Dean Street (see Photograph A). The building was demolished by AYDC with approval from the ESDC because of its dangerously deteriorated condition, as described below. The northern portion of lot 56 is located in an R6B zoning district. The southern portion of the lot is located in an R7A zoning district with a C2-4 overlay. With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. R7A districts permit mediumdensity housing with a maximum FAR of 4.0. C2-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C2-4 districts is 2.0. Lot 56 is owned by AYDC, which purchased the property in June 2004.

Unsanitary and Unsafe Conditions


As indicated above, the building on lot 56 was demolished in Spring 2006. The exterior of the building on lot 56 appeared to be in fair physical condition. However, there was grafti painted on the buildings western faade, and a portion of the stucco coating on that faade had crumbled, revealing the underlying brick, which also appeared to be crumbling (see Photograph B). The interior of the building on lot 56 was in a severe state of disrepair. The ceiling is damaged in several areas and parts of the ceiling had fallen, exposing the wooden beams and lath and the suboor above (see Photographs C and D). The oors in the building were sagging severely to the center-most point of the building and many oors were littered with debris from the falling ceilings and crumbling walls (see Photograph E). Water damage was evident throughout the building and mold was discovered on the back wall of one of the buildings closets (see Photograph F). The unbuilt portion of the lot was also unsanitary and unsafe. The yard in back of the building was overgrown with tall vegetation (see Photograph B attached to the prole for adjacent lot 55) and there was evidence of vermin living on the property.

Indications of Structural Damage


A structural due diligence report, prepared by LZA Technology in November 2005 (see Appendix A), indicated that the building on lot 56 was structurally unsound and unsafe and recommended that the building be demolished. The report indicated that the timber ooring in the building was severely deteriorated and the oors on every oor were sagging severely to the center-most point of the building. The report noted that an additional timber girder with timber shoring was added in the basement under the midspan of the framing in order to prevent further deterioration of the oor framing but that the ooring appeared to be on the verge of collapse despite this measure. The rst oor timber joists in the northern
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Block 1127, Lot 56


half of the building had numerous signs of water and/or moisture damage, and the timber joists in the northern portion of the upper oors (mainly in the kitchen and bathroom areas) appeared to have rotted in numerous locations due to water leakage from the roof down through pipe penetrations in the oor.

Building Code Violations


Lot 56 has one open building code violation. Information on the type or date of the violation was not available through the DOB Building Information System.

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

Block 1127, Lot 56

Photograph 1127-56-A

Photograph 1127-56-B
JULY 2006 C-145

Block 1127, Lot 56

Photograph 1127-56-C

Photograph 1127-56-D
JULY 2006 C-146

Block 1127, Lot 56

Photograph 1127-56-E

Photograph 1127-56-F
JULY 2006 C-147

Block 1128, Lots 1 and 2


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1128
Dean Street

Location, Use, Zoning, and Ownership


Lots 1 and 2 are located on 6th Avenue between Pacic and Dean Streets. Both properties are small, vacant, irregularly shaped lots. They are partially paved, and appear to be used for parking and to store broken down automobiles (see Photograph A). Lot 1 is located in an R6B zoning district and lot 2 is located in a C4-4A zoning district (see Figure 6 and Table A-1). With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. According to the New York City Department of Finance, lots 1 and 2 are owned by Dean Pacic Corporation.

Unsanitary and Unsafe Conditions


As shown in Photograph B, lots 1 and 2 are surrounded by a chain-link fence topped with barbed wire. Weeds grow on both the inside and outside of the fence. The weeds on the outside of the fence encroach onto the sidewalk. As shown in Photograph C, the lots themselves are partially paved with weeds growing in unpaved areas and through cracks in the pavement. The sidewalk bordering lots 1 and 2 is cracked in many places, and weeds grow along the curb and through some of the sidewalk cracks (see Photograph D).

Indications of Structural Damage


There are no built structures located on lots 1 or 2.

Building Code Violations


There are no building code violations associated with lots 1 or 2.

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.

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Block 1128, Lots 1 and 2


Environmental Concerns
No Phase I or Phase II ESAs were performed on these lots. No uses of concern or evidence of historic petroleum tanks was indicated in documentary research. Lot 2 is a partially paved vacant lot, and contained debris and dumped materials that could potentially have impacted surface soils on the site.

JULY 2006

C-149

Block 1128, Lots 1 and 2

Photograph 1128-1,2-A

Photograph 1128-1,2-B
JULY 2006 C-150

Block 1128, Lots 1 and 2

Photograph 1128-1,2-C

Photograph 1128-1,2-D
JULY 2006 C-151

Block 1128, Lot 4


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Location, Use, Zoning, and Ownership


Lot 4 is located at 25 6th Avenue, on the corner of Pacic Street and 6th Avenue. It is an irregularly shaped lot, currently occupied by two attached three story commercial buildings which together contain 6,820 gsf of space (see Photograph A). Lot 4 is located in a C4-4A zoning district (see Figure 6 and Table A-1). C4 districts are located in major commercial centers outside the central business district and allow department stores, theaters, and other commercial uses that serve a larger area. C4-4A districts have a maximum commercial FAR of 4.0. According to the New York City Department of Finance, lot 4 is owned by Rockwell Property Management Company.

Unsanitary and Unsafe Conditions


As shown in Photograph B, grafti has been painted on the walls and garage doors of the building and the metal grating covering the windows has rusted. No other unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 4 has 24 open building code violations dating from 1993 to 2004 (see Appendix B). Four violations are related to the buildings elevator, and 15 to the boiler. One is for plumbing that does not conform to approved plans and another is for doing construction work without a permit. Information on the other violations was not available through the DOB Building Information System.

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.
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Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. The potential for subsurface contamination associated with historic site uses exists on this lot. Historic uses of concern include a transformer manufacturing company, which may have potentially utilized PCB-containing transformer oils, and a printing facility with known solvent use and hazardous material generation. Evidence of potential current or historic fuel oil storage on the lot was encountered. The lot has a E-designation for hazardous materials on le with DOB.

JULY 2006

C-153

Block 1128, Lot 4

Photograph 1128-4-A

Photograph 1128-4-B
JULY 2006 C-154

Block 1128, Lot 85


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Dean Street

Location, Use, Zoning, and Ownership


Lot 85 is located at 495 Dean Street between 6th and Carlton Avenues. The lot is occupied by a 1,200 gsf two-story single family home (see Photograph A). Lot 85 is located in an R6B zoning district (see Figure 6 and Table A-1). With an FAR of 2.0, R6B districts are generally characterized by shorter, fourstory rowhouses or apartment buildings. According to the New York City Department of Finance, lot 85 is owned by Stewart Oliver.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building violations associated with lot 85.

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.

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Photograph 1128-85-A

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C-156

Block 1128, Lot 86


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Dean Street

Location, Use, Zoning, and Ownership


Lot 86 is located at 493 Dean Street between 6th and Carlton Avenues. The lot is occupied by a 2,200 gsf three-story single family home (see Photograph A). Lot 86 is located in an R6B zoning district (see Figure 6 and Table A-1). With an FAR of 2.0, R6B districts are generally characterized by shorter, fourstory rowhouses or apartment buildings. According to the New York City Department of Finance, lot 86 is owned by Stewart Oliver Sinclair.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 86.

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.

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Photograph 1128-86-A

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C-158

Block 1128, Lot 87


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Dean Street

Location, Use, Zoning, and Ownership


Lot 87 is located at 491 Dean Street between 6th and Carlton Avenues. The lot is occupied by a vacant 2,700 gsf, three-story residential building (see Photograph A). Lot 87 is located in an R6B zoning district (see Figure 6 and Table A-1). With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. According to the New York City Department of Finance, lot 87 is owned by Jurist Razvan.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 87 has 17 open building code violations issued between 1993 and 2005 (see Appendix B). A majority of the violations (13 of the 17) were issued by DOB and are for failure to maintain the buildings boiler. Two of the violations were issued by ECBone for conducting construction work without a permit and the other for having garbage/debris outside of the building. One violation, issued in 1999, cites the building as unsafe, but no further information on the violation is available from the DOB Building Information System.

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.

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Photograph 1128-87-A

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C-160

Block 1128, Lot 88


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Dean Street

Location, Use, Zoning, and Ownership


Lot 88 is located at 489 Dean Street between 6th and Carlton Avenues. The lot is occupied by a threestory, 2,000 gsf residential building (see Photograph A). Lot 88 is located in an R6B zoning district (see Figure 6 and Table A-1). With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. Lot 88 is currently owned by AYDC, which purchased the property in September 2005.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 88.

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.

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Photograph 1128-88-A

JULY 2006

C-162

Block 1128, Lot 89


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Dean Street

Location, Use, Zoning, and Ownership


Lot 89 is located at 487 Dean Street on the corner of 6th Avenue and Dean Street. The lot is occupied by a three-story, 2,610 gsf residential building with ground oor commercial space (see Photograph A). Lot 89 is located in an R6B zoning district (see Figure 6 and Table A-1). With an FAR of 2.0, R6B districts are generally characterized by shorter, four-story rowhouses or apartment buildings. According to the New York City Department of Finance, lot 89 is currently owned by Mott and Chloe. LLC.

Unsanitary and Unsafe Conditions


The sidewalk along the 6th Avenue side of lot 89 is in poor condition. In some places, the sidewalk is cracked and crumbling and in others, it is poorly patched (See Photograph B). Weeds grow along the curb for the length of the lot. In addition, as shown in Photographs C and D, grafti has been painted on the western faade of the building, which faces 6th Avenue.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 89 has ve open building code violations (see Appendix B). Three of the violations are from 2000 and are for failure to maintain the buildings boiler. The other two violations date to the 1980s. Further information on these two violations was not available from the DOB Building Information System.

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

Block 1128, Lot 89

Photograph 1128-89-A

Photograph 1128-89-B
JULY 2006 C-164

Block 1128, Lot 89

Photograph 1128-89-C

Photograph 1128-89-D
JULY 2006 C-165

Block 1129, Lots 1 and 3


927
Pacific S 4th Av enue treet

Atlantic Avenue Carlton Avenue 6th Avenue

1119

1120
Pacific Street

1121

Stree

5th Av e

Dean

1127

1128
Dean Street

nue

3 1

1129

Location, Use, Zoning, and Ownership


Lots 1 and 3 comprise the fenced vacant property attached to the vacant industrial building located on lot 81 (see Photograph A). The lots are located at 551 Carlton Avenue (lot 1) and 549 Carlton Avenue (lot 3), with lot 1 occupying the corner of the Block. Lots 1 and 3 are located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. Lots 1 and 3 are currently owned by AYDC, which purchased them, along with the building on adjacent lot 81, in May 2004.

Unsanitary and Unsafe Conditions


As shown in Photograph B, the asphalt sidewalk surrounding lots 1 and 3 is overgrown with weeds along both the interior and curbside portions of the sidewalk, and some grafti has been painted on the wall of lot 3. No other unsanitary or unsafe conditions were identied as part of the visual assessment for lots 1 or 3. However, as described later in this document, the building on lot 81which was adjacent to lots 1 and 3 and is functionally attached to lots 1 and 3 by a concrete masonry unit wall that was attached to the building on lot 81was in such a state of serious disrepair that it was demolished by AYDC in Spring 2006, with approval from ESDC.

Indications of Structural Damage


The only built structure on lots 1 and 3 is the masonry unit wall that surrounds the lots and attaches to the western faade of the building on lot 81. The wall itself appears to be in good condition. However, as noted under the prole for lot 81, a structural condition survey prepared by LZA Technology in November 2005 (see Appendix A) indicated that the building on lot 81 was structurally unsound and should be demolished because it posed an immediate threat to human health and safety.

Building Code Violations


There are no open building code violations associated with lots 1 and 3.

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

Block 1129, Lots 1 and 3


Environmental Concerns
The Phase I ESA identied characteristics of lots 1 and 3 that were indicative of potential subsurface contamination associated with possible dumping of hazardous materials on these lots over their long period of vacancy. These contiguous lots contained abandoned cars, miscellaneous debris, and a drum. The asphalt surface contained minor staining in areas. Phase II ESA sampling did not indicate evidence of site-related contamination in the soil or groundwater samples.

JULY 2006

C-167

Block 1129, Lots 1 and 3

Lot 4 Lots 1 & 3

Photograph 1129-1/3-A

Photograph 1129-1/3-B
JULY 2006 C-168

Block 1129, Lot 4


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 4 is a vacant 2,600 sf lot located at 547 Carlton Avenue. As shown in Photograph A, the lot has the appearance of being connected to the adjacent lot to its south (lot 3), but it is in fact a separate lot under separate ownership. Lot 4 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, the lot is currently owned by 535 Carlton Avenue Realty Corporation.

Unsanitary and Unsafe Conditions


As shown in Photograph A, there are some weeds growing along the interior and curbside portions of the asphalt sidewalk in front of lot 4 and the metal door and wall to its left have messages painted on them. As shown in Photographs B through D, the lot is being used to store broken down cars and car parts and is littered with debris. Legal papers posted on the property gate as of May 2006 indicate that the tenant is being evicted by the owner.

Indications of Structural Damage


Aside from the wall surrounding the lot, there are no built structures on lot 4.

Building Code Violations


There are no open building code violations associated with lot 4.

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

Block 1129, Lot 4

Photograph 1129-4-A

Photograph 1129-4-B
JULY 2006 C-170

Block 1129, Lot 4

Photograph 1129-4-C

Photograph 1129-4-D
JULY 2006 C-171

Block 1129, Lots 5 and 6


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lots 5 and 6 comprise a parking lot that serves the six story industrial building located on adjacent lot 13 (see Photographs A and B). The lots are located at 545 Carlton Avenue (lot 5) and 543 Pacic Street (lot 6), with lot 6 occupying the northwest corner of the Block. Lots 5 and 6 are located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, lots 5 and 6 are owned by 535 Carlton Avenue Realty Corporation. The lots are 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.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment for lots 5 or 6.

Indications of Structural Damage


There are no built structures located on lots 5 or 6.

Building Code Violations


There are no open building code violations associated with lots 5 or 6.

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

Block 1129, Lots 5 and 6


Environmental Concerns
No Phase I or Phase II ESAs were performed on these lots. Historic site uses of environmental concern included manufacturing uses on lot 5 and a historic machine shop on lot 6. Lot 6 possibly contained historic on-site fuel oil storage.

JULY 2006

C-173

Block 1129, Lots 5 and 6

Photograph 1129-5/6-A

Photograph 1129-5/6-B
JULY 2006 C-174

Block 1129, Lot 13


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 13 is located at 752-766 Pacic Street between Carlton and Vanderbilt Avenues. The lot is occupied by a six story 83,200 gsf industrial building (see Photograph A). Lot 13 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, lot 13 is owned by Pacic Carlton Development Corporation. The lots are leased by 752 Pacic, LLC (752 Pacic). 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.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment for lot 13.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 13 has 23 open building code violations, 10 of which were led between 2000 and 2005. All of the violations issued after 2000 are for elevator-related issues. Four of these violations are for working on the elevator without a permit.

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

Block 1129, Lot 13


Environmental Concerns
No Phase I or Phase II ESA was performed on this lot. The site was historically utilized as a manufacturing facility, including a typewriter ribbon and carbon paper manufacturer, which are uses of potential environmental concern. Documented spills were associated with transformer vaults on the property, which potentially could be associated with petroleum- or PCB-related contamination.

JULY 2006

C-176

Block 1129, Lot 13

Photograph 1129-13-A

JULY 2006

C-177

Block 1129, Lot 21


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 21 is located at 768 Pacic Street between Carlton and Vanderbilt Avenues. The lot is occupied by a ve story 25,000 gsf building that is currently used, along with the building on adjacent lot 76, to provide temporary housing for homeless families (see Photograph A). Lot 21 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, lot 21 is owned by Pacic Dean Realty. It is leased by Specic Street, LLC.

Unsanitary and Unsafe Conditions


There are some small cracks running through portions of the buildings faade and it appears as through some of the brickwork surrounding some windows degraded and has been replaced recently (see Photograph B). As shown in Photograph C, the sidewalk in front of lot 21 is in fair condition, but weeds grow through some of the cracksparticularly against the buildings faade. As shown in Photograph D, the stair railing leading up to the building entrance is bent.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 21 has 13 open building code violations, all from 2004 and 2005 (see Appendix B). Twelve of the violations pertain to the buildings boiler system, and one to the elevator.

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

Block 1129, Lot 21

Photograph 1129-21-A

Photograph 1129-21-B
JULY 2006 C-179

Block 1129, Lot 21

Photograph 1129-21-C

Photograph 1129-21-D
JULY 2006 C-180

Block 1129, Lot 25


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 25 is located at 800 Pacic Street between Carlton and Vanderbilt Avenues. The lot is occupied by a three to six story 143,060 gsf industrial building that spans the width of the block, fronting both Pacic Street (Photograph A) and Dean Street (Photograph B). Lot 25 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. Lot 25 is owned by AYDC, which purchased the property in March 2006.

Unsanitary and Unsafe Conditions


AYDC has maintained lot 25 in substantially the same condition it was in when the property was purchased in March 2006. All of the windows in the building on lot 25 have been partially or wholly lled in with cement blocks (see Photograph B). Grafti has been painted onto the buildings faade in several locations (see Photographs B and C) and large cracks are visible on portions of the faade around the base of the building (see Photograph D). The buildings location across from the eastern portion of the rail yard, coupled with the scaffolding that surrounds the building, create a feeling of isolation. As shown in Photographs E and F, it appears that homeless persons have used the recessed area between the buildings faade and the sidewalk on the Pacic Street side of the building for shelter. The tarp, plastic sheeting, and personal belongings (e.g., clothing, soda bottles) shown in Photographs E and F were present on lot 25 over the course of multiple visits to the site during the Summer and Fall of 2005. The interior of the building on lot 25 is in very poor condition. As shown in Photographs G through I there are multiple layers of paint and plaster aking off many of the interior surfaces and there are holes in the walls and ceiling in several portions of the building (see Photographs J and K). Some of these holes appear to be due to water damage. As evidenced by Photographs L through N, parts of the building are open to the outside, allowing pigeons to settle in the building (see pigeon droppings in Photograph L) and water to pool on the oor (see Photographs M and N). In addition, the sidewalk along lot 25particularly on the Pacic Street side of the lotis in very poor condition. As shown in Photographs O and P, portions of the sidewalk are severely cracked and crumbling, and weeds grow through the cracks along the length of the sidewalk. In some areas, holes have been patched with asphalt, but the asphalt is now coming loose.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. Although the visual assessment did not indicate that the building structure is substantially compromised, cracks such as the one shown in Photograph D, loose brickwork along other portions of the faade and interior water damage and pooling water as shown in Photographs M and N may be indicative of structural degradation.

ue en Av

1127

1128
Dean Street

1129

JULY 2006

C-181

Block 1129, Lot 25


Building Code Violations
Lot 25 has 5 open building code violations on le with DOB (see Appendix B). The most recent violation was issued in January 2005 for failure to maintain the exterior building wall. The violation indicates that the current condition is hazardous.

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

Block 1129, Lot 25

Photograph 1129-25-A

Photograph 1129-25-B
JULY 2006 C-183

Block 1129, Lot 25

Photograph 1129-25-C

Photograph 1129-25-D
JULY 2006 C-184

JULY 2006

Block 1129, Lot 25

Photograph 1129-25-E

Photograph 1129-25-F

C-185

Block 1129, Lot 25

Photograph 1129-25-G

Photograph 1129-25-H
JULY 2006 C-186

Block 1129, Lot 25

Photograph 1129-25-I

Photograph 1129-25-J
JULY 2006 C-187

Block 1129, Lot 25

Photograph 1129-25-K

Photograph 1129-25-L
JULY 2006 C-188

Block 1129, Lot 25

Photograph 1129-25-M

Photograph 1129-25-N
JULY 2006 C-189

Block 1129, Lot 25

Photograph 1129-25-O

Photograph 1129-25-P
JULY 2006 C-190

Block 1129, Lot 39


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 39 is located at 802 Pacic Street between Carlton and Vanderbilt Avenues. The lot is occupied by a three story 15,372 gsf industrial building (see Photograph A). Lot 39 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, lot 39 is currently owned by PJK Realty Corporation.

Unsanitary and Unsafe Conditions


As shown in Photographs A and B, there is grafti on the faade of the building and on the buildings metal door. Apart from this grafti, no unsanitary and unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 39 has 4 open building code violations on le with DOB (see Appendix B). The violations date from 1993 to 2002 and all are related to the buildings elevator system.

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

Block 1129, Lot 39

Photograph 1129-39-A

Photograph 1129-39-B
JULY 2006 C-192

Block 1129, Lot 43


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 43 is located at 810 Pacic Street between Carlton and Vanderbilt Avenues. The lot is occupied by a four story 6,000 gsf multi-family residential building (see Photograph A). Lot 43 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. Lot 43 is owned by AYDC, which purchased the property in April 2005.

Unsanitary and Unsafe Conditions


AYDC has maintained lot 43 in substantially the same condition it was in when the property was purchased in April 2005. The exterior of the building on lot 43 is in generally fair condition. As shown in Photograph B, the buildings wooden door is dented and chipped, and the steps leading to the door are chipped and worn down in places, but overall the faade appears to be in fair condition. However, the interior of the building shows signs of many years of disrepair. As shown in Photographs C and D, the hallways oors and stairwells are severely worn and dirty. And as illustrated in Photographs E through H, which were taken in one of the ground oor vacant apartment units, the buildings walls and ceilings have suffered from water damage. The paint and plaster on the walls is bubbling, peeling, and falling off in several areas, and as shown in Photograph G, plaster has fallen from the ceiling along some of the window frames. Grafti has been painted inside the cupboard near the sink and on the brick ll in the replace.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. However, the water damage evident in the building may be indicative of greater structural damage.

Building Code Violations


Lot 43 has one open building code violation on le with DOB (see Appendix B). The violation was issued in 1989 for a boiler-related issue.

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

Block 1129, Lot 43


Environmental Concerns
The Phase I ESA identied no current or historic uses on lot 43 that would indicate the potential for subsurface contamination, however an aboveground fuel oil storage tank in the basement was noted as a potential concern. No apparent petroleum-related contamination was indicated in the shallow soil samples focused around the aboveground tank collected in Phase II ESA sampling. 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-194

Block 1129, Lot 43

Photograph 1129-43-A

Photograph 1129-43-B
JULY 2006 C-195

Block 1129, Lot 43

Photograph 1129-43-C

Photograph 1129-43-D
JULY 2006 C-196

Block 1129, Lot 43

Photograph 1129-43-E

Photograph 1129-43-F
JULY 2006 C-197

Block 1129, Lot 43

Photograph 1129-43-G

Photograph 1129-43-H
JULY 2006 C-198

Block 1129, Lot 44


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 44 is located at 812 Pacic Street between Carlton and Vanderbilt Avenues. The lot is occupied by a four story 6,000 gsf multi-family residential building (see Photograph A). Lot 44 is located in an R7A zoning district with a C1-4 overlay. Typical residential buildings in R7A districts (maximum FAR of 4.0) are six- to eight-story apartment houses. C1-4 districts accommodate necessary retail and personal service shops in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C1-4 districts is 2.0 and is limited to one story in mixed-use development. According to the New York City Department of Finance, lot 44 is owned by Hong Ning Realty, Inc.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment for lot 44. However, as shown in Photograph A, the building on lot 44 is attached to the building on lot 43, which has suffered from water damage and general neglect for many years. It is possible that water inltration may have occurred in the buildings on lot 44 as well. Lot 44 is privately owned and the building was not accessible for viewing; the buildings interior conditions are currently unknown, but are likely to be similar to conditions in the building on lot 43.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 44.

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

Block 1129, Lot 44

Photograph 1129-44-A

JULY 2006

C-200

Block 1129, Lot 45


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 45 is located at 814 Pacic Street, between Carlton and Vanderbilt Avenues. The lot is occupied by a vacant single-story 2,400 gsf building, which was formerly a pump repair and fabrication shop (see Photograph A). As shown in Figure 6 and Table A-1, lot 45 is located in an R7A zoning district, with a C1-4 overlay. R7A districts permit medium-density housing with a maximum FAR of 4.0. C1-4 districts accommodate retail and personal service shops needed in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C1-4 districts is 2.0. Lot 45 is currently owned by AYDC, which purchased the property in June 2005.

Unsanitary and Unsafe Conditions


AYDC has maintained lot 45 in substantially the same condition it was in when the property was purchased in June 2005. The exterior of the building on lot 45 is in poor condition from many years of neglect. There is a large, poorly patched crack in the brickwork on the faade of the building. Grafti marks the garage entry, window, and front doorway. Deterioration is also evident in the buildings interior. There are holes in parts of the ceiling exposing electrical outlets and wiring. Elsewhere, the ceiling and walls have been seriously damaged by water, causing ceiling tiles to fall, exposing electrical wires (see Photograph B.)

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


Lot 45 has three open DOB violations (see Appendix B). Information on the types and dates of the violations was not available from the DOB Building Information System.

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

Block 1129, Lot 45


Environmental Concerns
The Phase I ESA identied the potential for subsurface contamination to be associated with the recent site use as an auto repair facility, storage of auto repair equipment and uids, the presence of a suspected underground storage tanks, and the historic use of the site as a machine shop and scrap metal facility. No apparent site-related contamination was encountered in shallow soil sampling on the lot. The quality of deeper soils and groundwater is unknown however because no samples could be collected.

JULY 2006

C-202

Block 1129, Lot 45

Photograph 1129-45-A

Photograph 1129-45-B
JULY 2006 C-203

Block 1129, Lot 46


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 46 is located at 818 Pacic Street between Carlton and Vanderbilt Avenues (see Photograph A). The lot hosts a single story vacant diner building on the northern portion of the lot (see Photograph B) and a three story residential building with an attached single story auto garage on the southern portion of the lot (Photograph D shows the residential building). Together, the three buildings contain approximately 3,600 gsf of space. Between these structures, there is a parking lot used for auto storage and repair. Lot 46 is located in an R7A zoning district with a C1-4 overlay. Typical residential buildings in R7A districts (maximum FAR of 4.0) are six- to eight-story apartment houses. C1-4 districts accommodate necessary retail and personal service shops in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C1-4 districts is 2.0 and is limited to one story in mixed-use development. Lot 46 is owned by AYDC, which purchased the property in April 2006.

Unsanitary and Unsafe Conditions


AYDC has maintained lot 46 in substantially the same condition it was in when the property was purchased in April 2006. As shown in Photographs A through M, all three buildings on the lot are in states of disrepair. The vacant diner building is painted with grafti and its metal siding is rusting. The ceiling and walls inside the building are water damaged and peeling (see Photograph C). Weeds and trash occupy the space between the buildings northern faade and the fence separating the property from the sidewalk (see Photograph B). The roof of the auto garage connected to the residential building on the southern portion of the lot is sagging and the brickwork appears to be degrading in areas (see Photograph E). There are cracks in the faade of the residential building, and the area above the ground oor windows facing Vanderbilt Avenue appears to have been damaged by water and rust (see Photographs C and D). As shown in Photograph E, the drainage pipe running down the faade of the residential portion of the building ends at the garage rooftop, draining down the side of the garage building and directly onto the parking lot. The top portion of the chimney that runs up the rear faade of the residential building has separated from the building, leaning out from the faade. Next to the chimney is a small shack-like structure that has been damaged by re (shown in Photograph E to the right of the chimney, just above the yellow brick). The interiors of the buildings on lot 46 are also in disrepair. As shown in Photographs G through I, the ceilings and walls in the residential building are severely damaged and insulation is falling from the ceiling in some areas. The wooden steps leading to the basement are falling down and the plaster wall in the stairwell is crumbling (see Photograph J). The basement itself is littered with debris and the walls and ceiling are in poor condition (see Photographs K and L). The second story balcony facing the northern portion of the lot is also in poor condition. As shown in Photograph M, the bricks under the window opening are crumbling and the surfacing on the brick wall on the right is cracked and has begun to fall off.

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JULY 2006

C-204

Block 1129, Lot 46


In addition to the unsafe and unsanitary conditions on the lot itself, the sidewalk surrounding the lot is also in a state of disrepair. As shown in Photographs N and O, the sidewalk is severely cracked and uneven and weeds are growing through most of the cracks.

Indications of Structural Damage


According to a structural due diligence report prepared by LZA Technology in May 2006 (see Appendix A), all three buildings on lot 46 are structurally unsound and unsafe. The report indicates that all of the buildings on lot 46 have experienced signicant water inltration, which has caused extensive water/moisture damage and compromised the structural integrity of the buildings. In the diner building, the timber oor framing appears to be deteriorated and the buildings ceiling has partially collapsed, indicating that major structural deterioration is occurring and that the structure is unsafe. In the former auto-repair shop, the roof joints have not yet collapsed, but they show substantial water and/or moisture damage, and the northern brick masonry wall showed signs of cracking and building masonry. Both of these conditions, according LZA, are signs of structural deterioration. The LZA report also identies numerous conditions in the residential building that are indicative of structural deterioration, including: oors that sag severely towards the center most point of the building (a condition that a prior owner attempted to correct by adding timber posts in the basement under the main girders); oor timber joists that are rotted in numerous locations; severely cracked stucco nish on the northern face of the building; and separation of the masonry chimney from the west masonry wall. The LZA report observes that numerous active leaks throughout the three buildings have left each of the buildings permanently exposed to the elements and concludes that these active water leaks if left unchecked, will eventually lead to local collapses of the timber oor and roof joist systems as already seen in the former diner. The report concludes that the buildings are structurally unsound and unsafe and recommends that they be demolished. Accordingly, AYDC has requested ESDCs consent to demolish the buildings.

Building Code Violations


There are no open building code violations associated with lot 46.

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

Block 1129, Lot 46


Miscellaneous
According to the title agency New York Land Services, lot 46 had outstanding property tax bills dating to July 2003 and totalling $23,268.99 at the time AYDC acquired the property.

JULY 2006

C-206

Block 1129, Lot 46

Photograph 1129-46-A

Photograph 1129-46-B
JULY 2006 C-207

Block 1129, Lot 46

Photograph 1129-46-C

Photograph 1129-46-D
JULY 2006 C-208

Block 1129, Lot 46

Photograph 1129-46-E

Photograph 1129-46-F
JULY 2006 C-209

Block 1129, Lot 46

Photograph 1129-46-G

Photograph 1129-46-H
JULY 2006 C-210

Block 1129, Lot 46

Photograph 1129-46-I

Photograph 1129-46-J
JULY 2006 C-211

Block 1129, Lot 46

Photograph 1129-46-K

Photograph 1129-46-L
JULY 2006 C-212

Block 1129, Lot 46

Photograph 1129-46-M

Photograph 1129-46-N
JULY 2006 C-213

Block 1129, Lot 46

Photograph 1129-46-O

JULY 2006

C-214

Block 1129, Lot 49


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 49 is located at 540 Vanderbilt Avenue between Pacic and Dean Streets. The lot is occupied by a four story 6,420 gsf multifamily residential building (see Photograph A). Lot 49 is located in an R7A zoning district with a C1-4 overlay. Typical residential buildings in R7A districts (maximum FAR of 4.0) are six- to eight-story apartment houses. C1-4 districts accommodate necessary retail and personal service shops in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C1-4 districts is 2.0 and is limited to one story in mixed-use development. The lot is owned by AYDC, which acquired the property in April 2005.

Unsanitary and Unsafe Conditions


AYDC has maintained lot 49 in substantially the same condition it was in when the property was purchased in April 2005. Apart from some grafti painted on the door of the building on lot 49 (see Photograph I), the buildings exterior appears to be in fair condition. However, as shown in Photographs B through H, the buildings interior is in a state of disrepair. Severe water damage is evident on several walls and ceilings. Mold is visible in many areas of the building (see Photographs C and F) and pools of moisture within portions of the walls and ceilings have caused the paint to bubble and peel (see Photographs C, D, and E). In some areas, entire layers of drywall are peeling off the walls (see Photograph B). As shown in Photograph G, paint is peeling from the ceiling surrounding the skylight in the stairwell. This is most likely a result of water leaking into the building from the rooftop. And as shown in Photograph H, grafti has been painted on the inside of the buildings front door.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. However, the water damage evident throughout much of the buildings interior may be indicative of greater structural degradation.

Building Code Violations


There are no open building code violations associated with lot 49.

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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

Block 1129, Lot 49


Environmental Concerns
The Phase I ESA identied no current or historic uses of environmental concern on lot 49. The potential for subsurface contamination associated with a closed aboveground fuel oil storage tank observed in the basement was noted. Phase II sampling of only the shallow soil did not indicate petroeum-related contamination associated with the aboveground tank.

JULY 2006

C-216

Block 1129, Lot 49

Photograph 1129-49-A

Photograph 1129-49-B
JULY 2006 C-217

Block 1129, Lot 49

Photograph 1129-49-C

Photograph 1129-49-D
JULY 2006 C-218

Block 1129, Lot 49

Photograph 1129-49-E

Photograph 1129-49-F
JULY 2006 C-219

Block 1129, Lot 49

Photograph 1129-49-G

Photograph 1129-49-H
JULY 2006 C-220

Block 1129, Lot 49

Photograph 1129-49-I

JULY 2006

C-221

Block 1129, Lot 50


Vanderbilt Avenue 6th Avenue Carlton Avenue

927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

1118

1119

1120
Pacific Street

1121

Stree

5th Av e

Dean

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Location, Use, Zoning, and Ownership


Lot 50 is located at 542 Vanderbilt Avenue between Pacic and Dean Streets. The lot is occupied by a single story 2,960 gsf industrial building currently used as an auto repair shop (see Photograph A). Lot 50 is located in an R7A zoning district with a C1-4 overlay. Typical residential buildings in R7A districts (maximum FAR of 4.0) are six- to eight-story apartment houses. C1-4 districts accommodate necessary retail and personal service shops in residential neighborhoods. When mapped in R7 districts, the maximum commercial FAR in C1-4 districts is 2.0 and is limited to one story in mixed-use development. According to the New York City Department of Finance, the lot is currently owned by AASL Associates. The property is currently under contract by AYDC. The closing is anticipated to take place in June 2006.

Unsanitary and Unsafe Conditions


The sidewalk in front of lot 50 is cracked and uneven in places (see Photograph B) and the tin roof inside of the building has rusted to the point of disintegration in some areas (see Photograph C). No other unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 50.

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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

Block 1129, Lot 50


Environmental Concerns
The Phase I ESA identied historic and current site uses as potential environmental concerns on this lot. The site was occupied by an auto repair shop, and surface staining associated hydraulic lifts and a maintenance pit was observed. ASTs were present in the basement and rear yard, and historic underground storage tanks could potentially be present. The tax lot has an E-designation on-le with the DOB related to hazardous materials concerns. No Phase II ESA sampling has been performed on this lot.

JULY 2006

C-223

Block 1129, Lot 50

Photograph 1129-50-A

Photograph 1129-50-B
JULY 2006 C-224

Block 1129, Lot 50

Photograph 1129-50-C

JULY 2006

C-225

Block 1129, Lot 54


Vanderbilt Avenue 6th Avenue Carlton Avenue

927
Pacific S 4th Av enue treet

Atlantic Avenue
Fl sh bu at

1118

1119

1120
Pacific Street

1121

Stree

5th Av e

Dean

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Location, Use, Zoning, and Ownership


Lot 54 is located at 546 Vanderbilt Avenue at the corner of Dean Street and Vanderbilt Avenue. The western portion of the lot hosts a vacant ve story 36,080 gsf industrial building (see Photograph A) and the eastern portion of the lot is vacant (see Photograph B). The eastern portion of lot 54 is located in an R7A zoning district with a C1-4 overlay and the western portion is located in an M1-1 zoning district. Typically, R7A zoning districts host six- to eight-story apartment houses (with a maximum FAR of 4.0) and C1-4 districts accommodate retail and personal service shops necessary to support residential uses. When mapped in R7 districts, the maximum commercial FAR in C1-4 districts is 2.0 and is limited to one story in mixed-use development. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. Lot 54 is owned by AYDC, which purchased the property in March 2006.

Unsanitary and Unsafe Conditions


AYDC has maintained lot 54 in substantially the same condition it was in when the property was purchased in March 2006. Both the lot area and built structure on lot 54 are in poor condition. The eastern portion of the lot is surrounded by a chain link fence that is approximately 20 feet high and topped with barbed wire. The fence is rusted and torn and the concrete base below it is crumbling, causing the brick underneath to loosen (see Photographs C and D). As shown in Photograph E, the sidewalk surrounding the lot is cracked and uneven, and trash is scattered along the fence and sidewalk. Two small structures sit in the vacant lot, just east of the main building. As shown in Photograph F, there are large holes in the concrete block walls of these structures and the roofs are partially missing. Used window parts and other debris are stacked inside of the structures. Grafti covers many of the surfaces on lot 54, including the faades of the ve-story building, the dilapidated structures adjacent to the main building, and the wall of the building on adjacent lot 50 (see Photographs B, F, G, and H), which faces in onto the empty portion of lot 54. The ve-story building on lot 54 also appears to be in poor condition. All of the windows have been permanently sealed (see Photograph A) and some of the brickwork on the faade above the Dean Street entryway is missing, exposing the support beams beneath (see Photograph I). The metal door to the building is rusted and there is crumbling concrete below the door. Just east of the doorway is a lled entrance with concrete steps that are chipped and broken. Inside, there is paint aking off of many of the walls and ceilings, and small cracks run across many of the walls (see Photographs J through L).

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. However, as noted above, the vestory building appears to be in poor condition and may be structurally compromised. The two auxiliary
JULY 2006 C-226

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Block 1129, Lot 54


structures to the east of the main building have deteriorated to the point where signicant portions of the walls and roofs are missing.

Building Code Violations


Lot 54 has three open building code violations on le with DOB. All of the violations pertain to elevator safety. The most recent violation was issued in November 2004 and cited lack of proper elevator maintenance as a safety hazard.

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

Block 1129, Lot 54

Photograph 1129-54-A

Photograph 1129-54-B
JULY 2006 C-228

Block 1129, Lot 54

Photograph 1129-54-C

Photograph 1129-54-D
JULY 2006 C-229

Block 1129, Lot 54

Photograph 1129-54-E

Photograph 1129-54-F
JULY 2006 C-230

Block 1129, Lot 54

Photograph 1129-54-G

Photograph 1129-54-H
JULY 2006 C-231

Block 1129, Lot 54

Photograph 1129-54-I

Photograph 1129-54-J
JULY 2006 C-232

Block 1129, Lot 54

Photograph 1129-54-K

Photograph 1129-54-L
JULY 2006 C-233

Block 1129, Lot 62


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 62 is located at 645 Dean Street between Vanderbilt and Carlton Avenues. The lot hosts a two-story 8,800 gsf industrial building (see Photographs A and B). Lot 62 is located in an M1-1 zoning district. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, lot 62 is owned by Goldberg Liu Realty Inc. The property is currently under contract by AYDC. The closing is anticipated to take place in August 2006.

Unsanitary and Unsafe Conditions


No unsanitary or unsafe conditions were identied as part of the visual assessment for lot 62.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 62.

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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

Block 1129, Lot 62

Photograph 1129-62-A

Photograph 1129-62-B
JULY 2006 C-235

Block 1129, Lot 76


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 76 is located at 603 Dean Street between Carlton and Vanderbilt Avenues. The lot is occupied by a two story 22,000 gsf building that is currently used, along with the building on adjacent lot 21, to provide temporary housing for homeless families (see Photograph A). Lot 76 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. According to the New York City Department of Finance, lot 76 is owned by G.B.S. Associates.

Unsanitary and Unsafe Conditions


Apart from some minor cracks and poorly patched holes in the sidewalk in front of lot 76 (See Photograph B), no unsanitary or unsafe conditions were identied as part of the visual assessment.

Indications of Structural Damage


A structural due diligence survey has not been conducted for this lot. The visual assessment did not indicate that the building structure is substantially compromised.

Building Code Violations


There are no open building code violations associated with lot 76.

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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

Block 1129, Lot 76

Photograph 1129-76-A

Photograph 1129-76-B
JULY 2006 C-237

Block 1129, Lot 81


Vanderbilt Avenue 6th Avenue Carlton Avenue

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

Location, Use, Zoning, and Ownership


Lot 81 is located at 585-601 Dean Street, between Carlton and Vanderbilt Avenues. Until Spring 2006, the lot hosted a vacant two story 30,070 gsf building (see Photograph A). The building was demolished by AYDC with approval from ESDC because of its dangerously deteriorated condition as described below. Lot 81 is located in an M1-1 zoning district with an FAR of 1.0. M1 districts allow high-performance light manufacturing uses and often serve as buffers to adjacent residential or commercial districts. Lot 81 is currently owned by AYDC, which purchased the property in May 2004, after the owner closed his business at the property and put it on the market for sale.

Unsanitary and Unsafe Conditions


As indicated above, the building on lot 81 was demolished in Spring 2006. As shown in Photograph B, the paint on the faade of the building on lot 81 was aking off and several windows were cracked or broken. Apart from those conditions, the buildings exterior appeared to be in fair condition. However, the buildings interior was in a state of severe disrepair. The building was littered with debris including broken ofce furniture and home furniture parts, old mattresses, empty boxes, and plastic bags lled with garbage (see Photograph C). Water damage was evident throughout the buildingparticularly on the walls and ceilings (see Photographs D and E). Along the walls, water damage had eroded some of the brick and concrete and water damage on the concrete ceiling exposed the ceilings metal supports. Exposed electrical wires could also be seen hanging from the ceiling.

Indications of Structural Damage


A structural condition survey, prepared by LZA Technology in November 2005 (see Appendix A), indicated that the building on lot 81 was structurally unsound and recommended that the building be demolished because it posed an immediate threat to human health and safety. According to the LZA Technology survey, the buildings timber framing was severely deteriorated. The report indicates that the active leaks found throughout the building, coupled with numerous cracked and broken glass window panes, had left the building permanently exposed to the outside elements. As a result, many of the timber girders that support the timber framing were water damaged, rotted, and at some locations, partially collapsed. The framing had partially collapsed, and was held up only by temporary shoring. The report stated that if these leaks were left unchecked, they would have led to further local collapses of the timber oor and roof joist systems, and the ultimate collapse of the entire building.

Building Code Violations


Lot 81 has 24 building code violations on le with DOB dating from 1989 to 2005 (see Appendix B). Of the 24 violations, 15 relate to elevator safety and 8 pertain to the buildings boiler.
JULY 2006 C-238

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Block 1129, Lot 81


Vacancy Status
Approximately three quarters of the building on lot 81 had been vacant for several years before AYDC purchased the property. The other portion of the building was occupied by a furniture and mattress business, which vacated in September 2004 pursuant to an agreement with AYDC.

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

Block 1129, Lot 81

Photograph 1129-81-A

Photograph 1129-81-B
JULY 2006 C-240

Block 1129, Lot 81

Photograph 1129-81-C

Photograph 1129-81-D
JULY 2006 C-241

Block 1129, Lot 81

Photograph 1129-81-E

Photograph 1129-81-F
JULY 2006 C-242

Atlantic Yards Arena and Redevelopment ProjectBlight Study

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

Crimes per 1,000 Population

40.00 35.00 30.00 25.00 20.00 15.00 10.00 5.00 0.00


Precinct Total Sector Total

JULY 2006

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Atlantic Yards Arena and Redevelopment ProjectBlight Study Figure D-2: 2005 Crime Rates, Precincts 77, 78, 88 and Sectors 77A, 78D, 88E

Crimes per 1,000 Population

40.00 35.00 30.00 25.00 20.00 15.00 10.00 5.00 0.00


Precinct Total Sector Total

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
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Fe Rob lo b ny ery As G sa ra nd Bu ult rg L la G arc L en ry M ot y (G or N N a V L) ar co rco eh ic tic tic le s s Fe M is lo de ny m ea no r To ta l

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Atlantic Yards Arena and Redevelopment ProjectBlight Study


project site, particularly on Pacic Street south of the rail yard, creates an environment that is conducive to activities such as automobile theft and drug sales. The Atlantic Center and Atlantic Terminal shopping centers are located immediately north of the project site, also within the boundaries of Sector 88E. In an effort to determine whether a large proportion of crimes reported for Sector 88E might have occurred on the Atlantic Center/Atlantic Terminal premises rather than on the project site, crime data were obtained from the security staff at the shopping centers. Based on this data, which reects incidents occurring within the Atlantic Center and Atlantic Terminal shopping and parking areas as well as on the surrounding sidewalks, it is unlikely that a large proportion of crimes in sector 88E occurred on the Atlantic Center or Atlantic Terminal premises. For example, while there were 39 robberies in sector 88E in 2005, the shopping center security records indicate that no robberies occurred that year at Atlantic Center or Atlantic Terminal. Similarly, while there were 115 grand larceny crimes reported for sector 88E in 2005, the shopping center security force recorded only one incident of larceny that same year. Although crimes catalogued by the Atlantic Center and Atlantic Terminal security staff are not necessarily the same as those catalogued by the NYPD, the relatively low number of crimes reported at the shopping centers indicates that the high crime rate in sector 88E is more likely a result of crimes occurring on the project site than in Atlantic Center or Atlantic Terminal.

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Atlantic Yards Arena and Redevelopment ProjectBlight Study

E. BENEFITS OF THE PROPOSED PROJECT


ESDCs principal goal for the proposed project is to remove the blighted conditions that currently characterize the project site and to transform the project site into a vibrant, mixed-use community. As described in further detail below, the proposed project would construct a platform over the active but sub-optimal approximately 9-acre Vanderbilt Yard, which currently creates a substantial gap in the neighborhood fabric and has a blighting inuence on adjacent blocks south of the yard. Covering the rail yard and redeveloping the deteriorating blocks immediately south and west of the yard would introduce a variety of new economic activities to the project site, eliminating the current blighted conditions such as high vacancy rates, underutilization, unsafe and unsanitary conditions, and high crime rates. The project site sits at a major cross road, adjacent to a key transportation hub (Atlantic Terminal), close to Downtown Brooklyn, at the intersection of two of the boroughs busiest trafc corridors (Atlantic and Flatbush Avenues), and at the junction of several thriving neighborhoods. Considering its prime location, the project site is vastly underutilized from both a physical and economic perspective. As described earlier, the project site is generally characterized by partially or wholly vacant buildings, vacant lots, and lots that are built to only a fraction of the allowable FAR under current zoning regulations. Prior to any property acquisition efforts on the part of the project sponsors, the non-rail yard portion of the project site (comprised of 70 parcels) hosted only 29 business and institutional uses, including: 26 businesses involved in a variety of low-intensity commercial and light industrial activities (e.g., auto-repair and truck rental, warehousing and distribution, and small-scale retail); an FDNY special operations facility; a facility that provides temporary housing for homeless families; and a union hall. Together, the 29 businesses and institutions provided approximately 300 jobs. Residential development on the site is also sparse. There are only 171 housing units located on the 22-acre project site. This translates to an average of 13 housing units per acre, compared to approximately 52 units per acre in the -mile area surrounding the project site, and an average of approximately 24 housing units per acre in all of Brooklyn.1 The proposed project would substantially revitalize the area as intended by the Tenth Amended Urban Renewal Plan that applies to approximately 63 percent of the project site. The project would transform what is currently an underutilized and blighted area into a dynamic streetscape that would provide signicant public amenities for the entire borough, including a rst-class arena that would bring a major-league sports team back to Brooklyn. The approximately 8.65 million-gsf mixed-use development would include affordable and market-rate housing, commercial ofce space, at least 7 acres of publicly accessible open space, local retail and community facility space at street level, and possibly a new hotel. To account for exibility in the program, allowing the project to meet potential future greater demand for residential or ofce space in Downtown Brooklyn, the proposed project would allow for a range of residential and commercial uses. The programs associated with these two variations (residential mixeduse variation and commercial mixed-use variation) are outlined below in Table 1.

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.

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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
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Atlantic Yards Arena and Redevelopment ProjectBlight Study


and market-rate housing units, the proposed project would help the city and borough accommodate the signicant amount of growth that is forecast for the upcoming decade. 2. Introduce new ofce space that would help the city and borough accommodate future commercial growth. The demand for new commercial space in New York City is clear. According to the latest forecasts from NYMTC, New York City will add approximately 500,000 jobs between 2005 and 2015 and 60,000 of those jobs will be in Brooklyn. These projected increases translate into a strong need for commercial space. Based on standard industry data showing the average number of employees per 1,000 square feet of various types of commercial space, Brooklyns predicted employment growth will create the need for 15 million square feet of additional development in the borough. The difculty of accommodating anticipated employment growth in the city is well recognized. According to a report released in June 2001 by the Group of 35, a severe lack of commercial space poses a serious threat to New York Citys long-term growth.2 The report recommends implementing a commercial development strategy which includes creating three new Central Business Districts one of which is Downtown Brooklyn, as well as smaller business districts in all ve boroughs. Considering the proposed project sites proximity to Downtown Brooklyn and to the third largest transit hub in the city, it is an ideal location for new commercial development. 3. Introduce a state-of-the-art arena that would generate additional jobs, visitors, and visibility for Brooklyn. After the Dodgers baseball team left in 1957, Brooklyn had no major league sports team. A 73-year tradition of baseball, played to an enthusiastic and loyal fan base, ended abruptly. From time to time, ideas have been proposed for making Brooklyn home to a major professional team (including the return of the Dodgers), but nothing transpired. The proposed project would provide a state-of-the-art arena that would not only accommodate the long awaited return of a major-league sports franchise to Brooklyn, but also provide a superior athletic facility for the Citys colleges and local academic institutions, which currently lack adequate athletic facilities, and a new venue for a variety of musical, entertainment, and civic events. In addition, the arena would: draw visitors to the Downtown Brooklyn area, beneting local businesses; increase the regional and national visibility of Brooklyn, beneting the borough and city as a whole; bring new employment opportunities to the area; and generate substantial tax revenues for the city and state. 4. Replace a sub-optimal rail yard and storage yard for retired buses with a state-of-the-art rail storage, cleaning, repair and inspection facility for the LIRR. The proposed project offers an opportunity to upgrade the sub-optimalVanderbilt Yard, an essential component of the LIRR rail system, which is utilized by an average of approximately 288,000 passengers each weekday.3 Although the location of the LIRR Atlantic Terminal provides excellent commuter service to Downtown Brooklyn, its operation has been hampered by its storage and maintenance yard. Vanderbilt Yard, which has been in existence in one form or another for more than 100 years, is not optimal in its current conguration to handle the demands of modern commuter rail operations.4 In order to create a layout that produces efcient movement and ease of maintenance in the yard and allows the LIRR to utilize modern equipment, the entire rail yard needs to be recongured and rebuilt.
2 3 4 The Group of 35 was a high-level panel created by United States Senator Charles E. Schumer that included chief executives and leaders in business, biotechnology, real estate, academia, labor, and government. Ridership information obtained from the MTA web site (http://www.mta.nyc.ny.us/mta/network.htm), last accessed on 06/20/06. Currently, there is no direct connection between the yard and the terminal. Trains leaving the terminal and heading for the yard have to move eastward under Atlantic Avenue, then stop and reverse direction to move onto a track leading to the yard. Once there, the trains are stored on parallel tracks that are too close to one another to allow servicing of any but the trains on the outer tracks. To clean the cars and empty waste, the trains must be moved in and out of position until each train has had its turn on an outer track. The conguration of the rail yard thus makes the movement of trains and their maintenance slow and cumbersome.

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Atlantic Yards Arena and Redevelopment ProjectBlight Study


The proposed project would include improvements for LIRRs use within the Yard, including temporary and permanent storage tracks capable of storing new MU Series Trains (which are longer than the older trains in order to meet ADA-requirements while still accommodating the same number of passengers), an electric substation, and LIRR employee facilities. Modernizing the rail yard would help to ensure that the LIRR system, which plays an essential role in the New York City economy by transporting workers to and from the city, will operate efciently into the future. 5. Introduce new ground-oor retail and community facility space, increasing street-level activity and providing neighborhood residents and workers access to additional goods and services. As shown in Table 1, both variations of the proposed project would include approximately 247,000-gsf of retail and community facility space. The retail spaces would not have footprints large enough to house big box retail; future retail tenants are expected to primarily serve the local population and tenants on the project site. These retail uses would be located on the ground oor, possibly extending to the second oor, in a number of the proposed buildings. Community facility uses would occupy portions of the retail and residential space. A central community facility element would be an intergenerational community center located in the base of one of the buildings on block 1120. This intergenerational facility would consist of child care, and youth and senior centers. 6. Introduce new publicly accessible open space, which would facilitate connections between residential neighborhoods north and south of the project site. The proposed project would create approximately seven acres of publicly accessible open space on Blocks 1120, 1121, and 1129 of the project site. As currently envisioned, the open space would include playgrounds, walking paths, landscaped lawns and seating areas, and a bike path. The presence of this open space and its visibility from surrounding streets would facilitate connections between the residential neighborhoods to the north and south of the project site, and ll in the gap in the neighborhood fabric that is currently created by the below-grade, open rail yard. 7. Generate substantial economic and scal benets for the city and state during both project construction and annual operation. Construction and operation of the proposed project would generate substantial economic benets for New York City and State. These benets are described below, grouped into construction period benets and operation period benets.

Economic and Fiscal Benets from Construction of the Proposed Project


The total construction cost for either variation, including site preparation and hard costs (actual construction) and design, legal, and related costs, is estimated at approximately $3.6 billion in 2006 dollars. As a result of these direct expenditures, the proposed project would generate between 17,450 and 17,860 person-years of direct employment, i.e., on-site construction-related jobs (see Table 2). A person-year is the equivalent of one person working full-time for one year, so construction of the project would generate on average between 1,745 and 1,786 full-time equivalent (FTE) construction jobs per year over the course of the 10-year construction period.5

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.

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Atlantic Yards Arena and Redevelopment ProjectBlight Study


Jobs generated by the construction of the proposed project would not be limited to direct (on-site construction-related) jobs. Contractors would purchase goods and services from other businesses, and that spending would support additional jobs in New York City and State (indirect jobs). In addition, direct and indirect jobs would generate more worker income by increasing employment and/or salaries in certain industries. Households would spend some of this additional income on local goods and services such as food and drink, recreation, and medical services, and this spending would also support jobs in New York City and State (induced jobs). In total, construction of the proposed project is expected to generate between 32,960 and 33,710 person-years of employment in New York State over the course of the 10-year construction period. Of that, between 26,590 and 27,160 person-years of employment would be in New York City. As shown in Table 2, direct wages and salaries during the construction period (i.e., wages and salaries paid to the on-site construction workers) are estimated at about $1.1 billion under either variation. Total direct, indirect, and induced wages and salaries in New York City and New York State are estimated at between $1.64 and $1.66 billion and between $1.99 and $2.02, respectively.

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

Total Tax Revenues, Exclusive of Real Estate(2) (Constant 2006 dollars)

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.
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Atlantic Yards Arena and Redevelopment ProjectBlight Study


The above tax gures include only the tax revenues associated with the construction activity and do not include any revenue from the mortgage recording fee from the condominium units. Assuming typical price per square foot for the condominium units, and an average of 70 percent nanced, the additional mortgage recording fee associated with the residential mixed-use variation would equal approximately $23.03 million, including approximately $19.66 million for New York City and approximately $3.37 million for MTA. The additional mortgage recording fee associated with the commercial mixed-use variation would equal approximately $12.59 million, including approximately $10.75 million for New York City and approximately $1.84 million for MTA.

Economic and Fiscal Benets from Operation of the Proposed Project


Once constructed, the annual operation of the completed project would support between 4,700 and 9,490 direct (on-site) jobs, including jobs at the arena, jobs in the new ofce, retail, and hotel space, and jobs associated with the new residential buildings and parking areas (e.g. security, maintenance jobs). This on-site economic activity would support jobs at businesses providing goods and services to the arena, ofce and retail space occupants, and residential buildings (indirect jobs) and jobs generated as a result of workers spending their incomes on goods and services such as food and drink, recreation, and medical services (induced jobs). Including direct, indirect, and induced employment, the proposed project would support between 10,190 and 22,080 FTE jobs in New York State, depending on the program variation considered (see Table 3). Of those, between 8,430 and 18,180 jobs would be located in New York City. As shown in Table 3, total wages and salaries associated with these jobs are projected at between $454 and $960 million annually in New York City and between $519 million to $1.09 billion annually in New York State. As with any project such as this, not all of the employment would necessarily be new to New York City. However, the employment gures presented in Table 3 represent jobs that would either be new to the city or that might have gone outside the city if the project were not developed. The annual operation of the proposed project would generate substantial tax revenues for New York City, MTA, and New York State. In total, the operation of the proposed project is estimated to generate between $85.6 and $153.7 million annually in non-property related tax revenues for the city, the MTA, and the state. Of these tax revenues, the largest portion would come from personal income taxes, sales tax, corporate and business taxes, hotel occupancy tax, parking tax, and similar taxes on the direct and generated economic activity from the completed development. Approximately 35 percent of the total tax revenues would go to New York City, roughly 3 percent would go to the MTA, and the remainder would go to New York State. As with any project such as this, not all of the non-property tax revenues would necessarily be new to New York City. However, the tax gures presented in Table 3 represent revenues that would either be new to the city or that might have gone outside the city if the project were not developed. In addition, the City would receive annual property tax revenues. All of the incremental property taxes from the new development would be new to New York City.

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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

Commercial 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

Annual Wages and Salaries (Millions of 2006 dollars)

Annual Tax Revenues, Exclusive of Real Estate(1) (Constant 2006 dollars)

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.

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Atlantic Yards Arena and Redevelopment ProjectBlight Study

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.

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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

NOTE: Graphic depicts ownership status as of May 1, 2006

Properties Preventing Comprehensive Redevelopment


Figure 10

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

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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

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