Thursday, June 18, 2009
Who's going down at the Armory Heights Plaza?
Photos courtesy C.C.G.H.
Parking. Parking. Parking. Lots of parking related questions concerning the brand spanking new underground parking garage at 406 15th Street and whether it violates any zoning or certificate of occupancy rules, regulations, and or laws.
There are currently two pending Buildings Department violations awaiting judgement before the Environmental Control Board.
#34767573M Specific Violation Condition(s) and Remedy:
"VIOLATION OF PARKING REGULATIONS IN A RESIDENTIAL DISTRICT. RESIDENTIAL DISTRICT IS R. ACCESSORY PARKING TO DWELLING IS ADVERTISED & OCCUPIED AS COMMERCIAL PARKING SPACE FOR RENT. REMEDY: CONFORM TO PARKING REG" Scheduled hearing date was 6/15/2009
#34767568H "Specific Violation Condition(s) and Remedy:
OCCUPANCY/USE CONTRARY TO THAT ALLOWED BY THE C OF O. C OF O #301987161F ISSUED 3/20/09 INDICATES. OFF STREET PARKING IS FOR ACCESSORY PARKING AT TIME OF INSPECTION. PREMISES IS USED & ADVERTISING FOR COMMERICA"
Scheduled hearing date is 8/03/2009
406 15th Street is within the south Park Slope R6B residential zone. The Schedule A from the DOB web site shows 27 rental apartments over 5 floors, a cellar level community facility, and two sub cellar levels of parking below, each level indicating 11 parking space or 22 indoor parking spaces total. There are 4 additional street level parking spaces along side the building.
The Quality Housing Program, mandatory in contextual R6 through R10 residence districts and optional in noncontextual districts, encourages development consistent with the character of many established neighborhoods. Its bulk regulations set height limits and allow high lot coverage buildings that are set at or near the street line. Quality Housing buildings must also have amenities relating to the planting of trees, landscaping and recreation space.
The R6B district allows a maximum FAR of 2.0 for all permitted uses, and limits street wall heights to 40 feet, and overall building heights to 50 feet. New developments in R6B districts are required to line up with adjacent structures to maintain a consistent street wall. New multifamily residences in R6B districts must provide off-street parking spaces for 50 percent of the dwelling units.
Central Parking Systems is currently managing the Armory Heights Plaza's parking garage which is only accessible by a large elevator . There is an uniformed attendant on duty who operates this elevator. There is an illuminated sign fixed to the outside of the building over the garage entrance indicating "PARK".
There are signs within the garage indicating hourly and monthly rates. There are handouts available at the corner grocery advertising these same rates. There is a sign attached to the light pole a few blocks away on the corner of Prospect Avenue and Eighth Avenue pointing in the direction of the Armory Heights Plaza garage.
M Properties Group of Manhattan, LLC is seeking a long term rental tenant for the 8,200 square foot cellar level Community Facility. They specifically note that this 100' x100' residential rental development across from the Armory (the new Park Slope Sports Facility) has 80 parking spaces. This ad is several months old.
It certainly looks as if they are not hiding the fact that this is a commercial operation seeking outside automobiles to fill their parking spaces... Whether that's 22, 26, or 80 open spots we can't tell. It will make a difference in the amount of carbon monoxide produced if they plan on seducing drivers exiting the Prospect Expressway or spectators attending a track meet at the sports facility. The question of the legality of that backyard exhaust vent was answered. The DoB says it violates no building code nor zoning rule. I wonder if they ever considered the difference between a purely residential usage and one that may involve the passage of 80 cars one right after the other.
So, anyone have answers as to whether this usage is kosher? Please feel free to comment.