Tuesday, April 29, 2008

277 19th Street Skull and Cross Bones























Another Mark Zeldin development is in the works for 277 19th Street.
Marie Grasso of MGM Demo Inc has the permits to do the dirty work.
The R6B ZONED 33' wide lot allows for a 5 story 50' tall building, and it looks like that's what's a coming.





























Collateral Damage: The first fatality.

Ben


Ben, the two of us need look no more
We both found what we were looking for
With a friend to call my own
I'll never be alone
And you my friend will see
You've got a friend in me
(You've got a friend in me)

Ben, you're always running here and there
(Here and there)
You feel you're not wanted anywhere
(Anywhere)
If you ever look behind
And don't like what you find
There's something you should know
You've got a place to go
(You've got a place to go)

I used to say, "I" and "me"
Now it's "us", now it's "we"
(I used to say, "I" and "me")
(Now it's "us", now it's "we")

Ben, most people would turn you away
I don't listen to a word they say
They don't see you as I do
I wish they would try to
I'm sure they'd think again
If they had a friend like Ben
(A friend)
Like Ben
(Like Ben)
Like Ben

-Michael Jackson

Thursday, April 24, 2008

Abraham Hertzberg & Louis Sanchez engineers for the Armory Plaza...

"Armory Plaza 406-408 15th Street Brooklyn, New York"
1998 - 2008 Disciplinary Actions -
Architects and Engineers









Description of Violation:
"STRUCTURAL FOUNDATION PLANS ARE INADEQUATE IN THAT PLANS ARE NOT COMPLETE AND OF SUFFICIENT CLARITY TO INDICATE THE NATURE AND EXTENT OF PROPOSED SHEET,SHORING,BRACING AND TANGENT PILE WALL FOR+/- 30'(SEC27-157)"


POST APPROVAL AMENDMENT FOR DOCUMENT 03

------------------ * PROFESSIONALLY CERTIFIED * -----------------
AUDIT: A - ACCEPTED 11/09/2007
Last Action: PLAN EXAM - APPROVED 04/15/2008 (P)

REVISED PW-1 AND DRAWINGS SUBMITTED HEREWITH TO INDICATE SUPERSEDING STRUCTURAL ENGINEER OF RECORD TO OSCAR WALTERS AS SHOWN.




Special Enforcement
Program Excavation Unit Excavation & Underpinning Practices
Timothy D. Lynch, P.E.
February 19, 2008


Field Checklist for DOB Inspectors
Listed below is schematic checklist

[] Check for CORRECT contractors sign
[] Check for permits posted in conspicuous place
[] Check DOT Street Closure Permits
[] Check for valid set of stamped and sealed drawings
[] Check for work contrary to plans
[] Check for notifying DOB (Rule 52)
[] Check to provide 8’ fence
[] Check for work without permit
[] Check for excavation below 5’ from curb per Rule 52
[] Check for excavations between 5’ and 10’ – Access out of site? Ladder
[] Check for sheeting shoring bracing along street side and rear garden
[] Check for undermining of one story rear extensions – VERY DANGEROUS
[] Failure to Protect Adjoining Structure
[] Check for defective underpinning
[] Check for damage to adjacent buildings
[] Neighbor gets DOB : Circumstances Beyond Control
[] Check for Failure to Safeguard Public and Property
[] Check for shear cut / undermining of adjacent property

NYC Department of Buildings
Special Enforcement Program
280 Broadway, New York, NY 10007
Excavation Unit


THE FOLLOWING INFORMATION PERTAINS TO THE STOP WORK ORDER
ISSUED AT THIS SITE BY THE SEP EXCAVATION UNIT. ALL CONSTRUCTION
SITES WILL RECEIVE A STOP WORK ORDER FROM THIS UNIT IF ANY OF THE
FOLLOWING CONDITIONS EXIST:

1. No protection at sides of excavation carried to depth of five (5) feet or greater

2. Inadequate details for support of excavation (“SOE”) or foundation work: underpinning, sheeting/shoring/bracing, piling, etc.

3. No TR-1 statements of responsibility on file in BIS for required controlled work

4. No controlled inspector on site during controlled work, as required; or, if present, inadequate controlled inspections are being performed as evidenced by substandard work and lack of conformance to the plans and construction documents

5. No approved plans at the site for SOE and foundation work

6. Performing any construction work not in substantial conformance to approved plans and construction documents

7. Any unsafe condition that endangers workers, public, or adjoining property and structures

The job may be referred to our Engineering Unit if one or more of the above items apply to the site. If referred, an audit will be performed that will include a review of the plans/construction documents, of controlled inspection filings (TR1s), of controlled inspection field logs, and any other applicable documents relating to the site. The engineering audit must be completed and job “released” from Engineering Unit prior to the rescind of the Stop Work Order.

IF BOX IS CHECKED THE SITE IS BEING REFERRED TO ENGINEERING UNIT

To expedite the Engineering audit process, please provide the following:

Copies of DOB approved and perforated architectural, structural, underpinning, shoring drawings; sections and details for all foundations, cellar up to ground floor for the New Building

Surveyor’s site plan and boring logs

Copies of the DOB approved and perforated TR-1s for all structural, underpinning, shoring, and foundation work, including borings

Elevations of the adjacent property line structures with their sub-grade layout

For information regarding the Stop Work Order, please call:

Chief Inspector Miguel Padin, Excavation Inspection Unit at (718) 802-4594
Or
Chief Engineer Tim Lynch, PE, Excavation Engineering Unit, at (212) 566-3398
Or
Structural Engineer Delia Shumway, PE, Excavation Engineering Unit, at (212) 566-3529





Checklist for Engineering Audit of
U/P and SSB design documents

Underpinning:

Plot plan showing all adjoining properties and building heights (number of stories, cellar, etc.) The material of adjoining foundation should be indicated (rubble stone, reinforced concrete, CMU, etc)

Plan view showing location of all underpinning

Sections through underpinning showing both sides of lot line (existing foundation and NB foundation), one section for each condition

Sections showing the actual elevation of bottom of NB footing (or bottom of general excavation) and bottom of adjoining footings, allowing us to establish the height of the pins themselves

Details showing box pits, including timber dimensions

Details showing steel reinforcement of concrete pins, if required. Usually provided on multi-lift underpinning

Details showing pin dimensions

Elevation showing sequence of pin excavation. Minimum distance between simultaneous pin excavation must be shown and sequencing notes provided If required, bracing of pin must be shown in plan and elevation

Dry pack and steel wedging detail must be shown
All elements must be dimensioned (rebar, tie backs, lagging boards, structural steel, etc).

Sections must be provided showing isolated column footings or chimney locations within wall (these require special underpinning techniques and may require direct shoring of structural member before underpinning).

Multi-ring underpinning must be clearly indicated. Bracing of upper pins during installation of lower pins should be shown, along with dry pack, wedging, or doweling details (horizontal and vertical) between sections.

Bond breaker shown in sections between adjacent building foundation/underpinning and NB foundation wall.

Sheeting, Shoring, Bracing:

Plot plan must show location of all shoring, dimensioned from property line, including spacing

Sections and elevations must show elevation of toe of sheeting or soldier pile and elevation of top of grade being supported

Dimensions indicating what length of pile out of the ground, and length embedded. Piles that are less than 1:1.5 will require calculations backing up design.

All steel must be dimensioned (raker, whaler, soldier, sheeting, plates, connections, etc). Footing block must be show in plan and section, if required. Connection to footing block must be shown





Excavation Unit Violation Guide
Violations Issued To Professionals


27-157
& DOB Berger Memorandum dated 12/05/86 (“Inadequate Plans”) Architectural/structural plans are not adequate in that plans are not complete and of sufficient clarity to indicate entire nature and extent of proposed excavation, foundation, shoring, underpinning work.
Remedy: Provide revised plans.

27-132 / 27-724 / 27-195

Designated controlled inspector has not adequately performed his inspection duties relating to underpinning, sheeting, shoring, bracing, sheet piling, etc. Note, controlled inspections are only required when underpinning/sheeting/shoring/bracing/sheetpiling are performed at a depth 10 feet or greater from grade, otherwise, the superintendent of construction (semi-controlled inspector) is responsible for this item.
Remedy: Stop all work except to make safe. Notify designated controlled inspector. Provide inspection report by licensed professional engineer or architect for all work subject to controlled inspection heretofore performed.

27-132 / 27-724

Failure to file TR-1 Form (controlled inspector statement of responsibility) prior to the commencement of controlled underpinning, sheeting, shoring, bracing, sheet piling, etc. Remedy: Stop all work except to make site safe. File TR-1 Form.

27-596

Inadequate structural design in that design computations do not demonstrate conformance with the applicable standards noted in articles four through twelve of subchapter ten of NYC Building Code.
Remedy: Stop all work. Re-design structure to bring it into compliance with articles four through twelve of subchapter ten of NYC Building Code.



List of sources for historic research on existing buildings
ONLINE:

1. DOB Buildings Information System (BIS)
http://www.nyc.gov/html/dob/html/bis/bis.shtml

Review addresses for NB site and adjacent lots for all certificates of occupancy. This is useful if the NB site under development is vacant, the applicant or developer can review all the addresses on the vacant lot to determine if buildings existed on site previously. Most likely, vacant lots had buildings previously. The C of O’s frequently indicate whether basements and cellars existed. This can be useful to determine schematic sub-grade structures, old foundation walls etc.

2. New York City Open Accessible Space Information System Cooperative (OASIS) http://www.oasisnyc.net/oasismap.htm

This site maps properties with lot lines, block and lot boundaries and building footprints shown, which is helpful in identifying lot line construction. It will also help identify Landmarked buildings, building Owners, and historic information.

3. New York Public Library (Small fee for replication of drawings)
Sanborn Maps Check NYC Public Library 42nd St, Room 119, Cartography Room. Request tax lot maps of NB site at 20 years intervals going back to 1880 to determine series of previous buildings on site. This has to be drawn on vacant lot as reference data.

4. NYC Department of Buildings Archives (Min. of 2 days, small fee for dwg. replication) Check NYC Dept of Buildings archives for NB site and adjacent construction. DOB records can have old architectural drawings of adjacent construction and old buildings on NB site.

5. New York Historical Society (Same day. Small fee for replication of drawings) Check NY Historical Society archives for NB site and adjacent buildings. Historical archives can have old architectural drawings of these buildings.

6. Professional Plan Finder (Minimum two weeks. Not inexpensive) Professional plan finders may locate hard to find building plans when regular sources do not produce results.

FIELD EXPLORATION:


1. Site Probes (Minimum two weeks. Not inexpensive.) Locate test pits in NB site, center and along property lines. Test pits, in conjunction with interpretation of site from desk research, can assist with concealed conditions.

2. Site Surveys of Adjacent Buildings
With the cooperation of neighboring buildings, walk the properties, most particularly, condition and depth of basements and cellars

Tuesday, April 22, 2008

Buildings Commissioner Lancaster hands over own head on platter.

SELF-CERTIFICATION

In keeping with her personal pledge to improve accountability and transparency at any cost, Department of Buildings Com. Patricia Lancaster offered up her own severed head during a public sacrifice held this afternoon at Gracie Mansion.




"Today I submitted my resignation, which Mayor Bloomberg accepted. It has been an honor serving in his administration and I thank the Mayor for this opportunity. After six years in public service, I made this decision because I felt it was time to return to the private sector. I am proud of the groundbreaking work the department has done during my tenure to root out corruption, increase transparency, overhaul the building code and increase safety for workers and the public alike. My message today to the talented and capable staff at the Department of Buildings is to keep up the hard work: you’ve made so much important progress. It has been my distinct pleasure working with you."


Ms. Lancaster, we are nothing without you! --IMBY

Monday, April 21, 2008

"1638"

The Loch Windsor Monster sighted.
How might 1638 Eighth Avenue look today if it were finished?
Our long delayed, ECB violation prone, 27 unit condominium project looks as if it may finally be ready to poke its head above water and introduce itself. This mythic beast has been under construction for what seems like an eternity. Sandwiched between Windsor Place and Prospect Avenue on one narrow, god forsaken sloping spit of land... Has it been 6 years already?... Workers appear to have things back under control, at least for this moment.

For now anyway, the stop work orders have been lifted, the permits renewed, the site drained of standing water, and yes the concrete finally poured.
Look folks, you can see for yourself the grandfathered-in, BSA vested foundation really does exist after all!


















In Tomorrowland
Architect Karl Fischer's Epic "Prospect Terrace" as seen in the renderings below are from the developer's website, www. BOBKER GROUP.com.

In the first image, is this what it will look like from 8th Avenue? I don't see any curb cuts. The second image gives you an idea on how they will be handling the change in grade as the property slopes southwestward towards 7th Avenue. The green open areas are confusing. The foundation as it lays now, covers the entire site. Will some of this area be topped off with grass or is the illustration just rendered in a way that the existing rear yards along Windsor Place and Prospect Avenue are shown without fences, ect?
You can check out their other projects, currently in the works for Park Slope, Williamsburg, Bensonhurst, Brighton Beach, and Gravesend Brooklyn over here.












































87 complaints so far and counting.
There may come upon a time when no one remembers the disruption in the quality of life. Eventually the hardships may even be forgotten. But for those adjoining property owners still seeking some sort of retribution for damages done, did you know that you can pull back those big velvet Prospect Terrace, L.L.C. curtains and meet the Australian Bobker family? You can find Avi, Ali and Ben's photos, phone numbers, and email addresses right here. It may help to expedite those remedial repairs if you redirect your complaints right to the source instead of bothering with 311. Or, you know, maybe not.


















The yellow backhoe arching up in the distance belongs to the demolition crew of 379 Prospect Views, LLC.
Current demolition photos can be viewed
here.

Past IMBY posts from the "1638" archives:

"Perspective Lessons"

"Like a virgin, being touched for the very first time."

"1638 Eighth Avenue's Stop Work Order"

Saturday, April 19, 2008

NYC Buildings Construction Safety Weak

Know anyone in particular who could benefit from attending these seminars?











































"Perform your own urban demolitions and excavations after attending our two hour class,
guaranteed or your money back!"
Forget those faded Lancaster power point presentations. Why not attend one of IMBY sponsored walking tours of the greater South Slope/Green Wood Heights neighborhood construction sites given by the residents themselves? Worried about Accreditation's? Surely by now these local experts have earned enough "life credits" to earn their Masters in Disillusionment.

Here is an oldie but goodie from the IMBY Archives... The October 2005 night time demolition of the Rojas Bakery, 406 15th Street in Brooklyn by the Armory Plaza Players Group.
Who would have guessed at the time that the worst was yet to come?



Friday, April 18, 2008

Rakes Progress: 325 20th Street


















Thinking of a career in Forensic Engineering?
It's quite common for the NYC Buildings Department to issue Stop Work Orders and then immediately turn around and down grade them to Partial Stop Work Orders so that remedial repairs can be made to the injured property before the situation can deteriorate any further. The DOB usually specifies that this is the only work that is permitted... The temporary shoring to stabilize adjoining properties. This appears to be what's happening on the construction site 325 20th Street right now. I'm actually a little surprised that an emergency vacate order wasn't issued for the building. The southeastern corner of the foundation looks seriously compromised. I'm not sure I would want to wait around and see. The cracks seem to be getting wider over the last week.
You can find additional permit information and photos of the damage to 321 20th Street right here.

The operation of propping the sinking wall with shores has been completed?
The old original rubble stone foundation of 321 20th Street is visible in this photo below.





















Raking Shores consist of one or more timbers sloping between the face of the structure to be supported and the ground. The most effective support is given if the raker meets the wall at an angle of 60 to 70 degrees. A wall-plate is typically used to increase the surface area of support.







Some of the more memorable examples of emergency or "remedial" shoring performed by contractors after neighboring buildings were damaged during faulty excavation/foundation work in South Brooklyn.

400 15th Street Brooklyn Early excavation work at 400 15th St. results in major shifting of adjoining property 396 15th St. Multiple cracks occur running throughout the walls and floors of this two story commercial building. Eventually the entire eastern masonry wall pictured below and the front facade had to be completely removed and rebuilt from the foundation on up. This project is still under construction. For more details.

















289 13th Street Brooklyn Excavation work results in cracks running the full height of the front facade of 291 13th St. A Stop Work Order remains in place. For more details.


















406-408 15th Street Brooklyn While boring and installing 60' deep hollow steel tube piles for a three story underground parking facility, the neighboring building, 1504 8th Avenue begins to sink and crack. Emergency Vacate Order Issued by Buildings Department has 8 families out on the street. This building remains vacant as construction continues on the Armory Plaza.

Wednesday, April 16, 2008

187 23rd Street demo: MMG Contracting draws DoBs fire once again.


187 23rd Street before wrecking crew.




























CONSTRUCTION -CONTRARY/BEYOND APPROVED PLANS/PERMITS



Description of Violation:
SEC. 27-1026 (C) (D). FAILURE TO WEATHER PROOF ADJ BLDG. UPON INSPECTION AT
187 23RD ST ADJACENT PROPERTY 189 23RD ST FACADE IS EXPOSED TO PROTECTION OVER THE WOOD SIDING THAT REMAINS TO PREVENT WATER PENETRATION



Description of Violation:
FAILURE TO SAFEGUARD PUBLIC & PROPERTY AFFECTED BY DEMO OPERATIONS. UP
ON INSPECTION AT 187 23RD STREET DEMO CREW ON SITE DEMOING 3 STORIES BLDG BLDG IS DOWN TO 1ST FL W/HUGE AMOUNT OF COMBUSTIBLE DEBRIS ON SITE & ALSO

This week in history: Armory Plaza turns three, Titanic hits iceberg.























that treacherous brown iceberg

This week in history, April 15th 1912, Titanic hits iceberg and sinks.



April 16th, 2008 Three years and counting: The "unsinkable" Armory Plaza prepares for its maiden voyage.




"Our first ever meeting with the contractors" April 16th 2005


"The terrible two year anniversary"

Friday, April 11, 2008

391 14th Street: Skull and Crossbones




Looks like demolition time for 391 14th Street. The brick and wood frame house is located across the street from the Park Slope Armory Sports Facility between 7th and 8th Avenues.
This is a strange property. The house itself is only 23' deep. The dimensions of the lot are 25' x 100'. At sometime (1940?) in the life of this little house a driveway pass through was carved out of the cellar to allow parking in the rear yard.
The R6B zoning allows for a 5 story or 50' tall building. Depending on the front and rear set backs they still might be able to keep their curb cut and garage space. No building permits up yet.







Show us your hole!

The time has come for our avid readers to show us their holes again. Our operators are standing by, ready and willing to accept your submissions. Don't be shy. Why not sneak a pic of your neighbor's underpinnings and send it to: IMBY@NYC.RR.COM















This weeks gaping chasm comes from Mrs. Edward S. Bruberry of a 15th Streeter in South Brooklyn. Thanks, Mrs. Edward S. Bruberry in South Brooklyn!

House of the Day: Why downzonings hurt development.










Sometimes we don't always get what we want. Sometimes when we reach for the stars, we miss and land in Greenwood Heights. What we at IMBY like to call aspirational renderings of what might have been built, if not for the overly restrictive, self-serving R6B zoning regulations, fascistically imposed on developers and homeowners alike.

I feel like I'm being creatively strangled.

"One starts out with a dream, a vision really, and then the DoB Examiners, City Planners, and Community Board activistas get their kielbasas on it and you watch Shangri-La whittled down to this... Set backs, height limits, lot line window restrictions, I could go on and on and on and on and on. Just try and get a curb cut approved for a four car garage these days!"




Thursday, April 10, 2008

Skipped school today to go coon hunting in Prospect Park.







































There's 2 'em.


Might of walked right by if for not my son start a baying and a hollerin...I like to bake em the same way I do opossum and then garnish with candied yams.

Brooklyn's official shrub announces Spring.

















Since 1940 when then Borough Commissioner, John Cashmore proclaimed...The Forsythia in all it's flamboyant glory... Brooklyn's official flower, reflected in the shadows... The Lullwater below the Terrace Bridge, Prospect Park.






















Jackie Robinson with Brooklyn Borough President John Cashmore at Ebbets Field in 1947. Cashmore's ill fated "47 Forsythia Day" uniforms.

Wednesday, April 09, 2008

UniverSoul Circus in Prospect Park



















The UniverSoul Circus is in town. Brooklyn's Prospect Park plays host.
Parkside & Ocean Avenue entrance.
They have set up the tent in the parking lot next to The Wollman Ice Skating Rink. You can't possibly miss it. The box office hours are from 9am till 9pm. or you can use Ticketmaster.
You can see them today, Thursday, April 10th through Sunday April 13th.






Monday, April 07, 2008

390 14th Street Ordered to Stop Work























Complaint #3259628 "WORK CONTRARY TO APPROVED PLANS FULL STOP WORK ORDER SERVED" 4-3-08
Comments: "WORK CONTRARY TO PLAN FOR SHORING SWO
EXCAVATION UNIT"

DOB VIOLATION #040208EX02EA







A most imaginative reuse of old timbers...

390 14TH STREET BREAKS... GROUND