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Bullet Points: CB15 Says “No” To Brown Street Enlargement
Posted By Ned Berke On February 26, 2014 @ 2:47 pm In News & Features | 2 Comments
“Bullet Points ” is our format for Community Board 15 meeting coverage, providing takeaways we think are important. Information in Bullet Points is meant only to be a quick summary, and some issues may be more deeply explored in future articles.
Bunga-no! Community Board 15 voted last night to deny an application for a special permit to enlarge a single-family, one-story bungalow on Brown Street into a two-story residence, although much of the work appears to have already been completed.
According to the attorney representing the property, Alexander Levkovich, the owners of 2801 Brown Street are seeking to elevate the bungalow to comply with FEMA flood map recommendations. To do so, the attorney said, they’d have to see an increase in the permitted floor-area-ratio (FAR) – the formula used to determine how much square footage can be constructed on a given property.
But the attorney let slip seemingly contradictory statements that soured the Board’s opinion of the project.
A photo of the property was shared with the Board showing the property, which has already been elevated and a second story added. The lawyer stated that work “up until what’s been approved by the Department of Buildings” was completed, leaving boardmembers to wonder why a FAR waiver was needed since the building has already been raised.
Moreover, plans submitted with the application show more work adding height to the property. A diagram showed roof extensions yet to be added to the building.
Boardmember Ira Tepper questioned the attorney on whether the additional work, and thus the FAR waiver, was really being done to comply with FEMA recommendations or to allow for more living space.
“The construction that’s going on now is strictly for the FEMA code? Or is there also construction going on for what you’re asking for now?” asked Tepper.
“I’m not an expert in construction, but the building is being elevated to comply with FEMA,” reiterated Levkovich, the attorney.
“It’s a simple question: if you’re raising it to comply with FEMA, it’s all well and good,” Tepper said. “But in order to do all this work that you want to do, that would have to be done before you raise the building. So what’s going on there?”
The attorney could not answer.
The board voted 19-to-7 to reject the project, with two abstentions.
Boardmember Lenny Markh, who voted against the project, said the attorney appeared less than forthcoming about the purpose of the application.
“He had an entrance at grade level drawn into his plans, which is contrary to every flood resiliency design and doesn’t appear compliant [with FEMA guidelines],” Markh said, implying that compliance with FEMA recommendations was not the purpose of the enlargement.
Other zoning items:
Other notable information:
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URL to article: http://www.sheepsheadbites.com/2014/02/bullet-points-cb15-says-no-to-brown-street-enlargement/
URLs in this post:
 Bullet Points: http://www.sheepsheadbites.com/tag/bullet-points/
 Image: http://www.sheepsheadbites.com/wp-content/uploads/2014/02/2801brown.jpg
 Rider’s Alliance: http://www.ridersny.org/
 Bullet Points: Board Denies “Precedent-Setting” Special Permit Application: http://www.sheepsheadbites.com/2013/03/bullet-points-board-denies-precedent-setting-special-permit-application/
 Bullet Points: In Response To Drug Clinic Opponents, Board Alters Bylaws To Require Neighbor Notification: http://www.sheepsheadbites.com/2013/04/bullet-points-in-response-to-drug-clinic-opponents-board-alters-bylaws-to-require-neighbor-notification/
 Bullet Points: CB15 Denies Plan To Expand Marine Park Shul Shunned By Neighbors: http://www.sheepsheadbites.com/2013/06/bullet-points-cb15-denies-plan-to-expand-marine-park-shul-shunned-by-neighbors/
 Candidates Outline Plans To Bolster Community Governance At Manhattan Beach Forum: http://www.sheepsheadbites.com/2013/09/candidates-outline-plans-to-bolster-community-governance-at-manhattan-beach-forum/
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