Professional Documents
Culture Documents
TAXl.D.:
,Redacted - _,
Pursuant to POL
NATURE OF CLAIM
1. Claimant, Helms RC<llty Corp. (..Helms" or "Claimant") is the owner and operator
of premises known ns and located at 230 West lOlst St."CCt, New York, New York (''the
Bwlding"}.
2. On February 14, 2017, the New York. Cfty Mayor's Office of Special
Enforcement ("Mayor's Office" or "City") served seventeen (17) civil summonses on Claimant
wrongfttUy alleging Claimant unlawfully cul.vertised tlte Building for Iransient occupancy in
violation of the Multiple Dwelling Law. Only days Jater, on February 17 and February 18, 2017,
the New York City Department of Buildings ("DOB" or "CH.,) served four (4) notices of
violation on Oaimant falsely alleging that Claimant illegaliy converted rhe Building to Class
"B" transient use. However, the City knew that the appeals unit of the New York City Office of
{00237869-1}
AdministraLive Trials and Hearings ("OATH") had all'eacy determined on the merits that the
Building's certificate of occupancy "aurhorizes Class "B" SROs, a transient ose," and knew that
Helms was not in violation of law. See NYC v. Helms Realty Corp., Appeal No. 1601233
(February 2, 2017).
3. Jn March, 2017, after these summonses and notices of violation were issued, the
DOB notified Helms that it also planned to continue its prosecution of other notices of violation
(that had been adjourned pending a determination jn NYC v. Helms Realty Corp., supra) also
alleging that the Building was illegaJly converted to transient occupancy even though DOB knew
4. There is no justifi<lble reason for this continuous relitigation since the sole issue
a legal determination of permitted use based on the language of the certificate of occupancy -
was made, on the merits, by OATH biised on all of the evidence presented al chc hearings whicb
supported the correct determination that the Building's certificate of occupancy authorized
"Class "B" SROs" as a matter of law and the Building "'""as ond always has been n tntnsient
hotel."
5. The CiLy's actions were motivated by its in:ent to harass and inflict economic
injury on Claimani, for the collateral purposes of forcing Cltimant to cease its lawful operations
as a Class B SRO/trnnsienc hotel by making it too costly to do so, and forcing Claimant ro rent
the Building to only permanent occupants in order to help t1e City achieve ils goal of creating
affordable housing, chilling Claimant's cons1itutionaUy protected rights to free speech, and
illegally favoring certain preferred propelty owners over others. The City's harassment of
Claimant with multiple, baseless, summonses and notices of vioJatioo, intended to drive
Claimant out of tbe lawful hotel business to exact the social change it desires, is a tortious
{00237869-1} 2
perve1'Sion of process, as well as a deprivation of Claimar.t's rights under the federal and state
consLitutions to free speech, due process of law. equa. protect.ion, and protection '1gainst
excessive fines.
inrer.fe1ing with the legal rights of SRO owners. ''Elementary and strong constitutional principles
protect private property r.ights and govern taldngs of property for public use without just
compensation. They evoJ ved 1 ro bar Gove mmen t from fore mg some people alone to /Jecu public
burdens which, in all fairness @d justice, should be bom~ by the publil' as a whole"' (Penn
Cent Trnnsp. Co. v. New York City, 438 U.S. 104, 123, 98 S.Ct. 2646, 2659, 57 L.Ed.2d 631,
quoting Armsltong v. United States. 364 U.S. 40, 49. 80 S.Ct. 1563, 1569, 4 L.Ed.2d
City is unlawfully attempting co harass Claimant, an SRO owner. into bearing the p11blic burden
8. It bears repeating that Helms C/0 nllows it to lawfully use rhe Building fo1
transient Class ~ SRO use. Indeed, on February 2, 2017, the OATH appeals unit, after
reviewing the entire record - including documentary und expert testimoninl evidence. issued a
:final decision and order, on the merits, dismissing NOV 351-513-24M alleging that. in viofaeion
of NYC Administrative Code 28-210.3, Helms "illegally used" and/or "converted" the
Building to a ltansicnt hotel oontrary to its certificate of occupancy (the "1942 C/0") and NOV
35 l-513-22Z nlleging that Helms failed "to provide number of required means of egress
for ... transient use," in violation of NYC Ad min Code 28-30L1. ("Dismissed Violations") 1
NOV 351-5 I324M slnted: "Pcrmanl!lll dwelling used/converted for other than permanent rcsid~ntinl purposes f;/o
1
ti 29327 indica1es thoit building lo be lcj!111ly approved as ;i class A" SRCi's Now uniLS # 441, 444, 625, 641, 642.
{002~7869-1} 3
9. On appeal , OATH affirmed the hearing officer's dismissal, finding that "the CO
[certificate of occupancy] for the cited premises authorizes Class "B'' SROs, a transienl use.'' See
NYC v_ Helms ReaJty Corn . Appeal No. 1601233 (February 2, 2017) ("Final Order''). A copy of
che Final Order is annexed hereto us Exhibit "A." and copies of the Dismissed Violations are
IQ_ The Final Order made two very significant findfogs: (1) the 1942 C/O authorized
"Class " B" SROsn as a matter of law and (2) the Building "was und always has been a transient
The Boat'd finds that the CO for the cited premises authorizes
Class "B" SROs, a transient use. The CO .lists the occupancy
classifications as "Old Law Tenement" and "Single Room
Occupancy: The CO authorizes one "apartment" on the first
floor, and 21 rooms, single room occupnncy," on ench of the
second through seventh floors for a total of 126 SROs. MDL
Section 4(8)(a) provides that Class "N' dwellings included
"tenements'' and ..apartment houses." Accordingly, the occupancy
classification of "Old Law Tenement" constitutes a Class "A''
permanent-occupancy use and applies to the one apartment located
on the first floor of the building.
744 illegully uscJ converted as a transient use. Additional daily penalties cited because more than one unir used
transiently."
NOV 35 J -513-22Z slated: Failure Lo mriintain building in code compliant manner. Failure to provide number of
required means or egress for every floor for transient use."
(0 0237869-1} 4
hotel occupancy taxes, DOF classification as a miscellaneous
hotel. and hotel directories listing the premises as a transient hotel,
establish that the premises was and always has been a transient
hotel .." (emphasis added) Id. (E"hibit ..A", p. 7). 2
11. As OATH correctly found, the Building was lawfully used and operated as a
single room occupancy hotel, renting rooms on a transient basis to tourists and others pursuant to
applicable zoning laws, Building Codes. and the Building's Certificates of Occupancy since at
on or nbout February 14, 2017. the Mayor's Office wrongfully and improperly served seventeen
(17) summonses ("the Summonses") on Claimant, falsely alleging that Claimam advertised its
"Unlawful adve1tisement for certain occupancies," which makes it unlawful ''to advertise
occupancy or use of dwelling units in a clac;s A multiple dwelling for occupancy that would
violate subdivision eight of section four of the multiple dwelling law defining a "class A"
multiple dwelling as a multiple dwelling that is occupied for permanent residence purposes."
Th.is stalute has a graduated penalty system with fines of: "one thousand dollars for the first
violation, five thousand dollars for the second violation and seven thousand five hundred dollars
for the t.h ird and subsequent violations." (A copy of the Summonses and respective affidavits of
2
OATH affirmed the dL~missal of ll1e egress-related violnlion wic.hout discussion. (Exhibit "A," footnote l) Tho
hearing officer had dismissed the violation finding ''One of the few 1hfogs the parties agreed 10 was 1hn1 the
nllegations in the remaining 1wo summonses were based on respondent's alleged illeg41l conversion of its alleged
class A building 10 1runsie111 u~e. As Th:we found above lhnl lherc was no illegal conversion 10 translcm use bccnuse
such transient use was nu1hori7.ed, I find 1hru respondent cannot be found in viola1ion of AC 38-301.1 ... "Sec NYC
v. Helms Realty, Decision dated October 7, 2016 (H. 0. Regcnbogcn), :ioocxcd hereto as Exhihil ''C," nl p.5.
[00237869 I} 5
13. The City is nware that NYC Administrative Code 27-287.l does not apply to
Helms' Building since it only prohibits "advertise{ment of] occupancy or use of dwelling units
in a class A multiple dwelling for occupnncy that would violate [MDL 4(8)) defining a 'class
A' multiple dwelling ns a m11ltiple dwelling that is oc:cuP.ied for permanent residence purgoses."
14. On two more occasions, the City disregal'ded the Final Order and, on or about
4
February 17. 20173 and Febmery 18. 2017. DOB improperly issued four (4) more Notices of
Violation to Claimant falsely alleging that Helms illegally converted its Class A multiple
dwelling co transient use and failed to provide the required means of egress - the ide11tical
allegation~ that h(Jd b11en dismissed on the muirs by OATH rwo (2) weeks prior. s (See Exhibits
15. Notably, the Fa.ilnre to Comply NOVS that were .issued in Feb11rn.1'y, 2017, allege
a failure to file a certificate of correction for notices of violation issued in April 2016 (alleging
Helms illegally converted its Building to transient occupancy and had insufficient means of
egress -"20l6 NOVS") 6 even though the City knew thut no such certificates were required since
notices of vfolation containing the identical nllegntions had been dismissed by OATH. 1
16. Moreover, DOB's decision in March, 2017 (discussed in more detail below) not
ro withdraw the 2016 NOVS from prosecution when they were aware of the Final Order and its
3 NOVs 3.52-205-S?J and 3S2-20S-58L ("Fuilurc 10 Comply NOVS") and 1hcir a!lidavits of service an: anncxlld
hereto 11s Exhibit "!!."'.
NOVs 312-204-46R and 352-204-47Z ("lllcl-rnl Conversion NOVS") 11nd their uffid:ivilS of ~crvicc are annexed
h~re10 as Exhibit ''G.''
5
As far buck as 201 I, !he C!1y dctennined that Helms' Building had suflicicnt meo.ns of ogress. Stt Cj1y oC New
Tuck v. Helmi1 Re.o!ty Com., (Decision and Order, Violation 348-390-47M, Jud,gc Laura Feilx.-r, November 18,
20 l l )('"wi1h the one interior ~1airc11sc :.ind lWO fire escapes, !he rcspondunl has provided the required ncc\!ssible
ml!ans of C,!ll'CSS") Exhibit"!" hereto.
6
Copies of the 2016 NOVS are 11nnexcd o.s Exhibit "F' hereto.
1
A cluu1 showing thal the allegnlions in the Dismissed NOVS, Illegal Conv~ri;ion NOVS, failure to Comply
NOVS and the 2016 NOVS are identical is ann~cd hereto as Exhibit "H."
{00231869-11 6
res judicnto effect, and aware that there was no justi fJcation for re-litigating lhe identical issues
already decided, is evidence that the DOB's conlinued prosecu1ion of the 2016 NOVS and the
City's intended prosecotion of the Summonses, the Failure lo Comply and IJlegal Conversion
17. The City continues to send out inspeclors, from various agencies, to issue
summonses and notices of violation to Claimant, continuing to allege, inter alia, that Helms
violated (i) NYC Administrative Code 28-210.3 by allegedly converting or using the Building
for illegal transient occupancy use~ (ii) NYC Administrative Code 28-301 by ullegedly failing
to have sufficient means of egress~ (iii) NYC Ac1rninis1mtive Code 28-201.l for allegedty
failing to comply with the commissioner's orders to correct prior notices of violation, even
though identical notices of violation were dismissed on the merHs by the City: and (iv) NYC
Adminislrative Code 27~287.l bnsed upon the alleged illegal adve1tiscment of rooms in a Clasi;
18. The City's aforementioned actions - which were without reasonable cause or
justification, contrived to economically injure and harass Claimant for the coJlateral purpose of
having Claimant cease the lawful use of its Building as a Class B SRO/transient hotel in order to
help the City achieve its goal of creating affordable housing ~ constitute a tortious abuse of
process. See Curiano \.'. SL"'~zi 63 N.Y.2d 113 ( 1984). "Abuse of process has Lhrec csse11tit1l
clcmcncs: (I) rcg.u!orly issued process, ~ithcr civil or i:riminal. (2} an intcm to .Jo harm \\'ilhout
excuse or justification, and (3) osc of Lhl! process in a pcL'Vc1'tetl manner ro obtain :.i collutend
objective (Board of &foe. v. Farmingdale ClfJ.Uroom Tttacl1er.~ Assn., supra, at p. 403, 380
{00237869-1} 7
19. The City's aforementioned actions furlhc1 <.leprive Clnimmll of ils rights under tl1e
First Amc1~dment to the U.S. Constitution and Article I 8 of the N.Y.S . Constitution, including its
free speech protections and its further provision that ''110 lmv slrall be passed 10 restrain or abridge
1/ie libeny of speech or of the press". NYC Administrative Code 27-287.1 and the City's
enforcement of it against Claimant llnlawfully deprives Claimant of its right to free speech, chills
. Claimant's free speech, and constitutes an illegal restraint and prior restraint on Claimant's free
speech. The communkalions which are alleged in each of the Summonses are protected speech.
Section 27-287. l on its face and as applied to Claimant is unconstitutional under the said
constitutional provisions.
20. The City's :iforementioned ttclions further deprive Claimun1 of its rights under the
Fourteenth Amendment to the U.S. Constitution and Article I 6 of the N.Y .S. Constitution to Due
Process of Law in that, among other things, Section 27-287.1 is unconstitutionally vague, overbroncJ,
and imltional, facially and as applied to Claimant, :ind moreover, does not properly apply to
Claimant.
21. The City's aforementioned aclkins !'mthcr cll!priv~ Claimant of i1s l'ights under the
Fourteenth A1nendmen1 to the U.S. Cm1s1iLuli.011 and Article I I 1 of the N.Y.S. Constitution to
Equal Protection in that Section 27-287.1 discrimfoates against Claimant for no legitimate reason, the
reasons for the law are pretextual, and Claimant is being selectively prosecuted for the wrongful
purpose of depriving Claimant of its right to free speech and property use rights.
22. The City's aforementioned actions further deprive CJaimtlnt of its rights under the
Excessive Fines Clause of the Eighth Amendment to the U.S. Constitution and Article I, 5 of the
New York Constitution in that, among other things, Section 27-287. l and the City's enforcement of
it seeks and imposes excessive fines which are unconstitutionally disproportional to the offense.
{00237869-l I 8
THE TIME. PLACE, AND MANNER IN wmcH THE CLAIM AROSE
A. The Summonses
23. On or about February 14. 2017, the Mayor's Office served the following
24. Each of the Summonses allege lhut on February 10, 2017, Helms "u11lawfully
advertised at [website name], for use or occupancy in violation of MDL 4(8) 230 W 101 si Street
a Class A Multiple Dwelling SRO units,'' in violation of New York City Administrative Code
27-287.1. See Exhibit "D". Each of the Summonses repeats tlle same allegations; the sole
difference pertains 10 the name of the websice upon which Claimant allegedly advertised.
25. According to the affidavits of service. the Summonses were served on Claimant
on February 14. 2017 at approximately 1:30 p.m. by alternative servke pursuant co New Yo1k
Cicy Charter 1049-a(d)(2) by allegedly affixing a copy of the Summonses to the door of the
{00237869 I } 9
B. The Failure to Comply NOVS {and 2016 NOVS)
26. On or about February 17, 2017, the DOB served upon Claimant the Fnilure to
Comply NOVS: 352-205-571 and 352-205-SSL alleging that violations of the NYC
Administrative Code occurred on February 14, 2017. According to the affidavits of service. the
Failure to Comply NOVS were served on Claimant on February 17, 2017 ac approximately 2:15
p.m .. by leaving a copy with " Maria Ana Morel Duran" described as ..Housekeeping Manager.
27. As discussed below, each of the Failure to Comply NOVS alleges a failure to
correct the 2016 NOVS - prior violations that had not yet been adjudicated, which should have
been withdrnwn from prosecution as a result of the Finni Order. (See Exhibits "E" and "F'
hereto).
28. NOV 352-205-57J alleges "Failure to comply wirh the commissioner's order to
file u certificate of correction with the Department of Buildings for violating conditions cited in
29. NOV 352-205-58L alleges "Failure to comply with the commissioner's order to
Jile a certificate of correction with the Department of Buildings for violating conditions cited in
30. The 20.J.6 NOVS have been adjourned to July 13, 2017.
'2GJ6 NOV 351696-41L ullege.~ a violntion of NYC Code 28-210J nnd s1ntcs: "Permanent dwelling
uscd/converletl for other than permanent residenti:ll purposes clo # 29327 indica1cs that Building to be legally
approved as a class A'' SRO uni1s now units # 234. 232, 324. 313, 311. 3J2, 423, 435, 411, 413, 543 illegnlly
uscd/oonvenccl ns a transient use." See Exhibit "F."
9
2016 NOV 351-696-42N alleges a viola1ion of NYC Code: 28-30J.l and s1utc.s: ..Failure to maintllin building in
code compliunt mnnner. Failure to provide number of required means of egress for every floor per BC 1018.1 & 27-
366 for transicnl use." Sec Exhibit "F."
(002378691) 10
C. The Illegal Conversion NOVs
31. On or about February 18. 2017, the DOB served upon Claimant the Illegal
Conversion NOVs: 352204-46R and 352204-47Z alleging that violations of the NYC
Administrative Code occurred oo February 14, 2017. According to the affidavits of service, the
lllegaJ Conversion NOVS were served on Claimant on February 18, 2017 at approximately
12:45 p.m. by alternative method of service pursuant to N~w York City Chnrter 1049-a(d)(2)
32. NOV 352-204-46R alleges a violation of NYC Code 28-210.3 and states:
"Permanent dwelling used/converted for other than ,permanent residential purposes. C/O 29327
indicates premises legally approved CJai1s A SRO units. Now units 326, 541, 522, 441, 435, 344,
341, 312, 222, 743, 742, 734, 625, 622, illegaJly converted/occupied as transient use.
33. NOV 352-204-47Z allege.<: a violation of NYC Code 28-301 .J and states: "Failure
to maintain building in code compliant manner, failure Lo provide number of required means of
egress for every floor per BC lO 18.J and 27-366," which was based on the allegations of illegal
transient conversion.
34. Tbe 2016 NOVS (Exhibit "F'), contain allegations identical to those in the
Dismissed NOVS (Exhibit "B"), Therefore, at the hearing for the 2016 NOVS on Novembel' 10,
2016, Helms requested an adjournment "because petitioner has appealed a decision on previous
cases [the Dismissed Violations] that might affect this one." 10 DOB did not object ro
pending appeal would affect how the pncties were going to pro:eed on the 2016 NOVS.
111
See !:;it,}' ofN~w York v. Helms Rcnlw NOV 351 696.41L, NOV 351-69642N, adjournmcnl order issued by
H.O. Morrlckon November 10, 2016- Exhibit "J" hereto.
{00237869-J) 11
35. Helms' position was that if the "previous cases" were dismissed, the 2016 NOVs
would be dismissed too as lhere was no good fairh reason to re-litigate the identical issues.
36. After the Final Order (the ..decision on previous cases") was issued on February
2, 2017 wherein OATH determined that the 1942 C/O authorized "Class "B" SROs" as a matter
of law and the Building "was and always has been a transient hotel," our office contacted DOB
on February 28, 2017 to confirm whether they were going to withdraw the prosecution of the
2016 NOVs scheduled for March 23, 2017 in light of OATH's recent decision burring their
litigation.
37. In my February 28, 20l7 phone conversation with DOB attorney, M ichael Burns,
l was informed that, while DOB was aware of the final Order and the pending March 23, 2017
hearings, DOB bad not yet decided on a course of action but would let our office know before
38. After making several unsuccessful attempts by email and telephone to contact
DOB prior to the scheduled March 23, 2017 hearing date. Mr. Burns finally contacted me on
March 22, 2017, the day before the scheduled hearings. to inform Helms that DOB was intending
to prosecute the 2016 NOVs notwithstanding lhe clear determination made in the Final Order.
39. Indeed, at the March 23, 2017 hearing, DOB foformed the hearing officer that
"the Buildings Department is ready to go forward today, it was adjourned for today and we are
all set." This was a change from Helms' previous understanding that DOB would withdraw the
2016 NOVs fro1n prosecution should the prior violations be dismissed on the merits. 11
40. The City cannot justify its refusal to withdraw the prosecution of the 2016 NOVS.
11
The 2016 NO Vs were uhimalely adjoul'l.cd at the request of Helms due to 1hc un11vnilnbilily of counsel and arc
curn.:nlly scheduled to be tried on July 13, 2017.
{002.17869-1) 12
41. There is no legitimate purpose in l'equil'ing Helms to agajn defend the 2016
NOVs (as well as the Illegal Conversion NOVs and the Failure to Comply NOVs) which contain
che identical allegations to the Dismissed NOVs - if not for the purpose of continued harassment.
The only issue is a legal determination of permitted use based on the language of the ce1tificate
of occupancy. All of the evidence presented at the hearings for the Dismissed NOVs supporled
the correcl detennination that the 1942 C/O authorized "Class "B" SROs" as a matter of law and
42. The service of the Summonses, the Failure to Comply NOVS and the lllegal
baseless prosecution of the 2016 NOVS, demonstrates that the City is unreasonably targeting
Helms without any legitimate purpose for the collateral objectives of making it so costly to
continue their legal hotel operations that they will cease doing so and rent to permanent
occupants only in order to further the City's goal of creating affordable housing on the backs of
legal SRO owners, chilling Cluimant' s conslitutionalJy protected rights to free speech and
illegally favoring certain preferred property owners over otJ1ers. These actions constitute a
tortious perversion of process as well ns n deprivation of Claimant's rights under the federal and
state constitutions to free speech, due process of law, equal protection, and protection against
excessive fines.
43. The City's rortious conduct has caused actual, compensatory damages to Helms in
the fom1 of, among other things, attomey's fees in the amount of approximately $50,000.00
incurred to date, which damages continue to accrue, costs for Helms' legal expert witness and
the costs for the attendance of Helms' fact witness(s), including the Building Property Manager,
(00237869--1 } 13
nl the multiple hearings scheduled for the Summonses, the Illegol Conversion NOVS and the
Failure to Comply NOVS still to occur, which attorneys' fees and witness fees are expected to be
in an amount no less th1m $250,000; injury to reputation, business, income, use of Claimant's
property, free speech rights, chilled free speech rights, equal protection rights, other rights and
other injuries in the amount of $.5,000,000; and punitive damages in the i'llllOunt of $5,000,000.
44. Accordingly, this Verified Notice of Claim is hereby presented to the City for
45 . TI1is Notice of Claim is timely becouse it is being filed wilhin ninety (90) days
after the claim arose, in accordance with General Municipal Law 50-e.
Yours, etc.
BIRNEY LLP
ana G. Attner
At1omeys for laimant Helms Re(l/ty Corp.
100 Garden City Plaza, Suite 408
Garden City, New York, 11530
(516) 747-7400
{00237869-1 } 14
New York City Department of Buildings
c/o ZACHARY W. CARTER
Corporation Counsel of the
City of New York
JOO Church Street
New York, New York 10007
ZACHARY W. CARTER
Corporation Counsel of the
City of New York
J00 Church Street
New York, New York 10007
f 002J7869-l J 15
VERIFICATION
STATE OF NEW YORK )
) ss:
COUNTY OP NEW YORK )
2. I have read the foregoing Verified Notice of Claim and know the contents thereof.
3. The same is true to my own knowledge, except os to those matteJS therein stated
to be alleged upon informntion and belief, and as to those mauers, I believe them to be true.
CHRISTIE CHEN
Notary Public, Stoto of Now York
No. OtCH6290003
Qualified in King County
Comm!Mion Expires Oct. 7, W17
(\
I n.
\
..
66JohnSt, tOth Floor
=
OATH OFFICE OF ADMINfSTRATiVE TRJALS AND ffEARlNGS
Htar111ts ONWM
NewYo~ NY10038
lelephone: (212} 43Ml624
Fax: (212)43~714
Date MatJed: I}....-~-\~
Summons No$.: 3Sl 513 22Z; -23K and -24M
To: AppeUant City of New York v. Helms Realty Coip.
Sbamonda Graham, Executive Director Premises; 230West 101n Street, Manhattan
Admln.istrativc Bnfon:ement Unit Date of Occurrence: 12130/2014
Department of Buildings
280 Broadway, 5<11 Floor
Agency: Department ofBuildings
New York, NY 10007 Appeal No.: 1601233 Appellant: Petitioner
3. The Beard orders that the recommended master decision be:: affirmed.
Total penally already paid S-0-
Total penalty now bnposed SO-
Amount due $0..
Board decision date: February 2, 2017 Fidel F. Del Vaf/e/A
0202l 7KJU1064 . Commissioner & Chief AdmTnlstrative Law Judge, OATH
Petitioner, the Department of Buildings {DOB), appeals from that part of a recommended master
decision dismissing against Respondent> pretnises owner, 11 Class 1 violation ofSection 28-210.3
of the Administrative Code of the City ofNew York (Code) for permanent dwelling
offered/used/converted for other than permanent residential purposes. 1 The summ,ons, dated
December 30, 2014, cites the following condition observed by the issuing officer (IO) during bis
inspection of the cited premises: 1'Certificate ofOccapaney [CO] # 29327 indicates building
legally approved as a Class A' SROs. Now units #441; 444; 625; 641; 642; 744, illegally
converted as a transient use. The summons :fu'$er indicates that daily penalties are sought
. under Code Sectioo 28202.l.
The hearing2
At the consolidated hearing, Petitioner's attorney submitted five sets of photographs taken by the
IO on the date ofhls inspections to esrablish transient occupancy, and a copy of the CO for th~
premises, issued on September 9, 1942, which lists the "Occupancy classification., as "Old Law
Tenement/Single RoolTl Occupancy."3 The CO authorizes o.ne apartment on the fust floor and
126 single room occupancies (SROs) _on the second through seventh floors (21 SR.Os on each
floor). Petitioner maintained that the CO does not allow tnmsie.nt use at the premises because,
under the Section 4{11) ofthe Multiple Dwelling Law (MDL) definition of Class "A0 multiple
dwelling, stating "[t]his class shall inolade tenements," a T~neroent/Single Room
Occupancy is a Class "A" multiple dwelling. He further argued that under amendments to the
MDL in 20 l 0, a Class '"An multiple dwelling could not include any units used transiently and
1
PeUtioner's appeal references l.Wo otha summonses,ch:i.q:!ng (1) Section lOOS.2 of the :Building Code {BC), fouud
in Tille 28 of the Administrative Code, for failuce to comply with door cnc(onehmcnt reqliiromenti and (2) Code
Section 28301.1, for fuilu~ to provide number of rcquJred mellllS ofegtess tor every floor for transient use. These
charges arose from the .same: inspeclio11 and were dismissed by th~ same recommended ma.s(er decision as the
Sectlon28-210.3 charge under consideration. As the nppenl does not address the bearing officer's rmdings on those
sununonses Jn any way, tl1cy are herein affmned without discussion.
2
Following several adjoumments, iocludjng lhrce et PcUtioncr's nquest Cor the JO'.s presence. on 619h 6 the hearing
officer st.attd that lhe immediately prior chird adjoumrucnt, on 2/l 1116, was, upon reconsidcralion, improper under
s~uon 3-52. I ofTitJc 48 of the Rules of the City of New York (Rule 3~S:Z. I). He found the proper remedy for this
unnutltorized adjournmi:'tll was la proceed in the TO's absence. At th!' ln:Rring continued on 9/30/16, the 10 was
alJowcd to remain in the hearing room 10 COll$\lll, with Pc:titioncr's attonu:ybut not to feslifY. As discussed below,
feutioner appeals the nearing officer's decision to .PCOCced without the IO's lesUmooy.
3 Sec1lon 4(11) of the Muttiptc Dwelling Low (MDL) provides, in pc:rtine1u plU1!
A "lcncmcnt'' iS: any building or snuctucc or 81lY portion tbm:of, erected before April cightccnlh, nineteen
hundred twenty-nine, which is ocoupled, whully or in pan, as the residence of lluce families or atoni tlvins
indcpeudc:oUy ofeach other and doi.og thelr cooking upon 1he premises . An "oJd.Jaw tectcmenl" is a
tenement cxisling before April twelfth, nini:tccn hundred one, nnd rccorded as such.in the dC]Jartmcnt before
April eighteenth, nia~lcen hundred twcnLYnine.
MDL Scet!on 4(16) provWes:
"Single room or;cupancf' [s the occupancyby one or two penoas ofa single room, or oftwo or more roow
wllfuh ate joU:l.cq togelhcr, separated from atl ether rooms wilhin aa 11partmcnt in a multiple dwelling, so tbnt
1he occupant or occupants thcccof'rcslde scparalely and indep:ndc:atly o.ftbc other occupant Qr occupulsof
Cho same spPrtmenL When a class A multiple dwelling is used wholly or in pllrt for single room occtlpan~y, it
remains a class A multiple dwelling.
AppealNo.1601233 NYC v. Helms Realty Corp. p. 3 Of7
that Respondent's job application in2011 to convectthe2t SRO units on each floor to a smaller
number of"Transient Hotel Rooms Class B" amounted to an admission that She then-existing
transient use of the SROs was illegal.
In response, Respondent's attorney denied there was any illegal transient use at lhepremises.
He also argued that the QO authorized Cl.ass "B" transient use and that use has been consistent
ovec 70 years at the premises. He asserted that the CO lists two different uccupnncy
classifications, "Old Law Tenement" for the one Class "A" uriit, and "Single Room
Occupancy' for the 126 Class "B" SROs. He subm1tted into evidence as reflecting the Class
"B'' stBtus of the SROs the following government records.
A Department of Housing Preserv.atioo and Development (HPO) ~r4 card" for
the cited premises indicating that in I 942, CO # 29327 was issued
identifying one Class "A" aparhnent on tite first floor and 126 Clns.s 'B"
sleeping rooms on the second through seventh .floors;
A letter of approval, dated I 0/07/1992, from the New York City Fire
Department (PONY) for modification of the fire alarm system ot the
premises to Class J-1;
A letter, dated 10/1212006, from DOB Deputy General Counsel, describirl&
facrors considered by Petitioner in its detennination that an unrelated
property, whose CO identified the building as Class "A,!' was in fact a
transient hotel based on the p.resence ofa watchmans fune detector and fire
alarm system, consistent transient use, payment ofhotel oc-0upancy truces,
Department of Finance classification, and hotel directories listing the
premises as a transient hotel;
A DOB Technical Policy and Procedure Notice #4189, dated 12/31/1989,
providing that s.ny residential classification on a CO other l:han a. Class "A"
or ..Aparb:nentHotel" is classified as a J-1 occupancy;
A memorandum from DOB Assistant Commissioner, George E. Berger,
dated 02101/1988, indicating thnt the cited premises was not exempt 'ftom the
requirements for a transient hotel. and that determination of the number of
Class "A .and Class "8 units depended upon the CO, the HPD I-card, and
HPD computer printouts;
':'
Three NYC Hotel Occuponcy Tu Returns for the cited premises, showing
payment of substantial amounts ofbotel occupancy tax, and two delinquency
notices from tbe NYC Department of Finance-(DOF) requesting the filing of
such returns;
Nine sets ofFinal Assessment RoIJs from DOFJ and a DOF clas:;tfication
glossary, showing that DOF classified the cited premises as H-9, a.
"Miscellaneous Hotel";
Copies of41 pages of classified advertisements from 1974, 1975 und 1985,
advertising the cited premises to the public as the "Broadway Studio Hotel1'
and ''Broadway Studios,n with daily rates provide~;
AppealNo.1601233 NYC v. Helms Realty Corp. p. 4 of 7
Under cross-examination. Mr. Livian acknowledged that no one elthibit or factor established
legal occuplillcy at the premises. He nevertheless ma1ntained that, f n bis expert opinion, the
totality ofthe evidence produced by Respondent established that the cited premises bas alw.oys
been a transient hotel.
In his decision dismissing the violations, the hearing officer credited Petitioner's evidence as
establishing transien.t use on the date ofinspection. Nonelhel~s, he concluded that Petitioner
failed to prove transient use ofthe oited SROs constituted convei:sion of a peroJanent dwelling
for other than residential purposes. WithNYCv. Lexington Associates, LLC 4 as a "roadmap,"
be found as foUows: Based on a totality of the evidence in the rei:ord, the CO authorized one
Class "A" unit on the first floor and 21 Class "B" SROs on each of the second through seventh
floors (for a total of126 Class 0 B" SR.Os). The occupancy clnssification "Single Room
Occupancy" on the CO applies to the 126 SROs as Class "B" units as specified on the I-card.
Petitioner had offered no evidence io prove the cited SR9s wece Class "A" dwelling units or
support its contention that reference to Class ''B" units in the I-card andHPD records x;neant
that the SROs were configured es Class "B,. units withina Class ''A" occupancy. The 2010
amendments to the MDL aad the: case law construing those amcnclments were therefore
inapplicable.
Issues on appeal
The issues on appeal are whether: (1) tho hearing officer i:roproperlyprecluded the !O's
testimony after adjourning an eatlier hearing so he could appear; and, ifnot (2) whether
Petitioner established a violation ofCode Section 2s~2 10.3; and ifso> (3) whether Respondent
established a valid defense to the violatiM.
Applicable law
Section ~kS2. lofTitle 48 of the Roles ofthe City of~ew York provides in pertinent part:
(d) [A]bsent extraordinary circumstances, a hearing will not be adjourned for the sole
purpose of enabling the officer who issued the notice of violation to attend if (l) the
hearing has already been adjourned for the sole purpose of enabling the officer who
issued the notice of violation to attend; (ii} the respondent timely appears on the
adjoumed hearing date at the specific board office location indic.atEid on the adjournment
order; and (iii) the issuing officer does not timely appear at the specific board office
indicated on the adjournment order ,
(e) An adjournment will sometimes be appropriate because ofeictraordimuy circumstances.
Under such circumstances, a petitioning agency may be entitled to an adjournment that
would not otherwise be permitted. To ask for an adjournment because ofeictraordinazy
circumstanees, the agency must file with the board a written statement of the claimed
circumstances, accompanied by any 5\lpportiog documents. The agency must also serve a.
copy of its request and any supporting documents on the ~ondent. The requc.-st must be
made as soon as is reasonable aiter the agency becomes aware of the circumstances it
claims to be extr~ordinacy, b11t in no event more than fi(re days after the agency becomes
aware ofthose circumsto.nces.
The appeal
On appeal, Petitione.rs attomey argues as follows: (1) Respondent did not rebut the pdma facie
case that established th~ illegal transient use of a building iotended for permanent occupancy.
The CO for the building is properly interpreted as requiring Class "N' pennanent use ofthe
building. The CO's description of the building as an -.~Old Law Tenement, Single R.oom
Occupancy" indicates that the premises is a Class "A,. multiple dwelling to be used for
pi:mument occupancy purposes. The hearing officer's reliance on Lexington Associates was
improper, as that case provides an inaccurate roadmap fora hearing officer in deciding the
meaning of an "Old Lnw Tenement, Single Room Occupancy'' on a CO. Respondent relied 011
documentary evidence not commonly allowed to prove the legal oc-cupanoy of th,e premises.
(2) Under the Section 4(8)(a) ofthe MDL, ~anent use" ofn building means occupancy of30
days of more. Any assertion ofRespondent's continuing right:; ofu1lowing stays ofless than 30 .
days was extinguished by the 201 Oamendments to the MDL.5 (3) Because tho pro1u1>ition
against the IO testifying in either the direct case or the rebuttal case unduly prejudiced Petitioner,
the case should be remanded for a new hearing.
Respondent answered the appeal, arguing that (1) documentary evidence and expert testimony
established that "Single Room Occupancy" on the CO applied to the 126 SRO's as Class "B"
units and (2) the IO's testimony was properly precluded after multiple adjournments.
s In support of this argument, Petitlo1:1croitc.'Sl~ re Gl'attd Imperial, UC, 137 A.D, 3d 579 (1 11 Dept. 2016), mi
NYC v. R. C.F.P. (Appeal No.1400S28, September 18, 2014). . .
'I
make any decisions about the legal use <d occupancy of the cited location, the subject of Mr.
Livians testimony.
The CO authorizes 126 Class 118 11 SROs
The Boe.rd finds thot the CO for the cited premises authorizes Class 4'B11 SROs, a transient use.
The CO lists the occupancy olessitications as "Old Law Tenement" and 11Sjngle Room
Occupancy." The CO nuthorlzes one "apartment on the first floor, lllld 21 "rooms, single room
the
occupanoy," on each of second through seventh floors, for a total of 126 SROs. MDL
Section 4(8Xa) provides that Class "A" dwel~ includ& "tenr.ments'' and apartment house.s."
Accordingly, the occupancy cl~sificatioo of"Old LawTenement11 constitutes a CJass "A"
permanent-occupancy use nnd applies to the one apartment located on the first floor of the
building.
The occupancy classification of"Sirigle Room OccupancyH is not specifically listed under the
MDL definition of Class uA" or Class "B" dwellings. Here, however, the 126 SROs to which
"Single Room Occupancy" applies are specified in the HPD I-Card and records for the premises
as Class u9t units. That Respondent may have applied in 201 l to convert the 126 SROs to a
smaller number of ''Transient Hotel Rooms Class B., did not amount to an admission that the
SROs were Class "A." Rather, the Boacd finds that, w'hile no one factor is detenninative, taken
together here, the existence of a watchman's time detector, a Class r-i fire alarm ~ystem.,
consistent transient use for 70 year.5, payment of hotel occupancy taxes, DOF classification as a
miscellaneous hotel, and hotel directories listing the premises as a transient hotel, establish that
the premises was end has always been a transient hotel Further, Petitioner's attorney failed to
offer any document that lists the cited SROs as Class "A" dwellings. Accordingly, the Board
finds that CO authorized transient use at the premises.
Accordingly, Ute Board affimu; the hearing officer's disntissol of the summonses.
6 MOL SecUon4(8)(a) provides, in penioent part, that ''(aJ clnss A multiple dwolling shall be onJy be used for
perm211ent J1!Sfdcncc pwp1ms!' MDLSectlon4(L6) provides, inpi:rtlncni part, lhat "[w]beu a class A m!.lllipl~
dwelllng ts used wholly or in part for single room cx;cupancy, it mmains a ckss A multiple dwoll.iug.0
NOTICE OF VIOlATION AND HEARI N~
Bulldlrigv ... . .
COMMISSIONEI\ OF'Die C~ OF DUA.DINGS Yiolation No. 35151324M
Of" 1MECT(( OF NEW'IOSI<, mlTIONl!l\ M.WN$1' EllVIRONMEJITAL CO>m!Ot. BOARD
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ORJGJNAL EC8 OCP'r' ~'"'~'I
NOTICE OF VIOL:ATION AND HEARiNtr
. IUll~DWIDI
COMMISSIONER 0Fnt6 DEPARTMOO OF B\JlUllNOS ~. Violation No. 351513222
CJFT>i!! CITY OF NEW~ Pl:llTIONl!R. AllAINST l;HVIRQNM!>fl'AL CONTll DL OOAA'D
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NOllOe Of v.olatlon'.
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351513222
'
OmC Of ADMllRSTMllVETRlMS AHO HWlltOS
T
Heartnts DlvJ$IOn
D1!4RlNC 1.0CATION:
OA111 }fcadlgs DlviJioD
66 Jab Strut
!O!IF.loot'
New Yock, NY lOOH
(8"") 621-4692
SUMMONS: 03SJS1323K
PLACEOPOCCUAUNC?: l30 WEST 101 STREBTMANHATTAN
DA1110FOOCURRBNCB: JU30/2014
fSSUINO OFJ!ICElt/AOENCY: 221 g DOB
INFRACTIONCODE: 8106
CHAR<lB: AC l7MlSCAC28MlSCBCMl
DISPOSITION: DJSMISS'ED CIVIL PENALTY IMPOSE.c: S0.00
SUMMONS: O:mSl3l4M
PLAC130P OCCUIUl.EHCS:230 WES'l' !OJ STAEErl.fANHATTAN
DATB OF OCCURRENCE:.J2130f2014
ISSUtNO OFFJCBR/AOl!.NC'i:lll8 DOB
l'NPRACTION CODE: IUE5
CHARGE: AC 21410.3
DlSPOSrTION: DISMISSED CIVJL P~AL'iY IMPOSEO: so.oo
INFllACfJON CODI!: BlE6
CHARGE: 28202.l
DJSPOSITTON: DISMISS!D ClVll. PENALTY JMPOSllD: S0.00
FOftni.ERFINDTNGSOFFACT/CONCLVSTONSOrLA\V:
S~NS: 0351Sl322Z 21 lOLl SUMMONS: 0351S132JK 1.C 27MlSCAC28MJSCDCMl SUMMONS:
0351 Sl3'.2.4M AC 28-21D.3 , 28-201.l
Pelit!o111:r NYC Department oC.Dcild!cCs (DOB) tppi:aRd 'by itu !IOmq hficblcl Bunu. .Also 1ppcarini: lbrpditioov was tmj)Cdor
Vhdi!llirl'llpdi, lbeis:nilos olliccr. Ro~dentHdmsRa.l\YCorp.1ppc.nd'by itsaC:Ol'llt;)'RoaldJ. Rosmbag. Also~
for~wu Rollll)' lJvla.'I, Olalb We$daadlllldlllorAey0iane.Attoeu..
1hls lltamg CO'lld:wd OYl:f three dqt, 2/l 1/2016, 6/lOl2016, a:Jd 9f3W2016.
INSP.6."J'OR PUOACH'$ iESTtMONY
Wbifc an 6110/2016, boch J1*111u wuore.ady to contiz111c:eiisliezriJJs thtt begm Oii 211 l/2.016, Mr. lloseobellmoYOd todlmlu 011 tc
CJtll1lld lh&t JlfCVioas ~jollml!1ell1S pied to peti\ioilci- ~ llio JKUPO~orprodllClns Tm;>cdor J>uph l lhc bcarliic wc:c a violatll'lll
ofECB ns?c ' 52.1, which, Intent~ proln'bUs mulciplo adjourmnau for petitionc: to prod11c:e the fl1ulna ofDccr acllt ''cltnlordinary
ci rcW!U1an0C1." ln support or feCJ>ondcnt's mOlion, Mr. RosenKl& bolh orally llld In his \\Tiffal mem~. l'rlCOllA!J OIO bis1oiy of
ldjoumlneflC:: iD tld5 aue g.oGig baok lO 5/2.aaOIS, ~ bislory acmtlliaDy undlspllled. Mr. Blll!IS oppo.scd the motkro, &:glllD3
that lho 1djoumm111ts ~ wttbln Ibis tribllllll's dimclion snd Y.'tl'e not a vlota1!on ottl;e ECB rule. for the retSOns mled 'bdo..,, l
agree wlh Mr. Jtostnbai Ui part and path!$ JDOtica i11 put.
Tbm is no d.liputr lhll ECB .raJo3S2J ,;va 1M ll'llwl tbc wide ulhority io SJDt Id. o\lnllD~ wkh cma.111 ll.milltioos, ndl u ill
NtwYorkCil,yOATHH~DIYlsion
12J~~48157AOBOC4CA
Pl&o2of5
role3.sl.l(d), w!lfch provicloln n:lenntpatt 1lliat .._ abSIClllcanortina:yclrallisll~ o heufai will run bOadJ01uud !01 the sole
pgposo oft.11.abltni die of&c.r wllo lmicd ibo noliee o!'riolltioa IO altUld if. (i) !ho lfc;uing Ms already been a4fOlll!led far Ibo 5'0lc
purpose of CNbling tho ol'r1tct.- to alta!d; (fi) tho respondent timely appe1n. .. : Cllld (lit) Ibo tssu!Jg offltcr doa not tlm~ eppc:er.''
W!Qa l!iltblckclrop, l lllco ol!lolel 110~ oflho adjoummmt on:lcrs ud llllpriorprooeccliogslw6!11, loclod.i.og lru.scrip<sorll!e
proceedings ~Wied by Mr. Rosenberg, a11d based lhemn will examine Oi11 hl~ary ohdj~Mllllf Ill lblr cua.
SflBl'lOISr Tho ~*1'WQJ on fothearing1br Iba fattlilllo. wilh poti1ioncr'1 auomey appeMn&&rlll respondentepptering. whrcb
mo1'1ded Mr. ~Tgi a11otbcr1ttomcy,11nd lwO otherwl!Der=. Wbell ii beeline 11ppmnt fhat .mpcmdem WIS COllt.e.tlilll tbo ftcll,
petitlooer rcquertcd 1111 :acl)oanimeal for lllo :issuiilgolficer, 1Ybic>i vns gr1lll!td. to 9110/201S. Suell all)olll'llllltllts aie rolllhio becaU$0
i$su!Qgo1Ifoers ueootcxpectcd lo JIPC3J'oncascs IJ!lless t,hsy areoeed4d, anct lhelr~ isl'!Ol nec:=sary on lb m'5orityof
cases. I fia! IOOt chlsaclJoUl'lllllCl!ll.schari:.e1ho pctidonerultsNo. t fi:Jrappear.uao!lhoiulllns ol!lccr.
9110fl01S: O. thh dattrcsponibl 1'.S 1:01 IQd)', as Mr. KoJaibaf d1lr.d that be MS otbetwisc copfCd. 'Ibo IUll!aa olliccr was
11."'"8blc:, mid atllio tnOliaJ for 1111D70\bcrcascs. The matlel' was acljolll'lled ai:am, tD l~IS. but I~ Gi411lliniioammcnt
lhcl.lldnot" "41111&ed" lo peO"t!olla'.
10/8f201S: This lsaprobbl daloudsubje I() lll&loh ~ 11boca.mcappuaitlhM!he9/10J201S adjo11WtntOIW, \Jr.iocl
by111e,iDad~yocn!lfcd1ditcWonforelifissoiagoffi:a'lo~.CYCDlho1181ittMsad}ourM!(aradalc0111hDiasom1
ofi"ICU' -U.bkilY .chlchila. When 1he pll1k$ cp))WW. Impeder~ 'WIS et1ho trib1111tl td!edttlc4 to lppQ" for 111"'7ochcr
cues, but Dot forCbe Ww4 cue. 1 t~ wit! pditiollerthea, IS (do aow, !Mt Alee It nr 1lle lliknel't 111_1sbka ia not S9hecfuJr~
t!Jc ol!lcer lhroueh llto 11n11I pl'OCC$S J would notcio;iipcl bfs tcstililony at the ~oflft1cdw1dledulcd CU111 :md w!Ol hlDl likely
UDpn::pan:d to ~I)'. u.d I M{/0111J1Cd \lio lllllAlcrlO 2111/2016 <net Mt.~ obJcctloa. \YNlo I do not clw&c this adjownment
to pdilioncrpor so, l do adalowltd~ 11iat from rcspo:ndmt's Jl<l$~ve Ibis wu a4joummClll No. 2 rorlbo !mlicgo!Bca',
2JI l/2016; JJl panjcs lpJIQl'Cd and were~ lllld lholtUU.. ~p.a. fDspcccor l'llpcbwas ~In ~clld aot tl!Stl&,i4 hons
rebst:d i-pomily to altcod ano&ulu:arii>s iA Ille bcu'!UiiiJ !epl ~ "1Cle made ~savlco. After a brulc. DOB~
~. Di:uldn Cllnloa,Jq1C1'Cd I.bit JllSJICCC P11ga:hlild fell ...-J lcaviq the baiWng ~of "some Imo Wl"th the M~'s
TaskJ'orc:c," smiaglhll Oltt oblfpdoo "'w!ll tnimp lhlsbarlci: cdhtwca!d notrdu:n lhltdlly. laspcalorP1191di IMl'fll' ~
bldt on lhc cast that da)'. O~ W.r. ~s Yeballt.lll otijedioa 1adjOIRCd lk111o11ter aaiia. to 6N20 l6, fonbt isnflta oJl!ioer,
whfcb by rJ CIOWll WU adjaan.nleal No. 3 fDr1IDl Jllaposc.
Upmi rcocoasldcmion. in ldjocn:illg ~ 1llCtlCt on 2111/2016, apia liir t>.: Jssviilg ofliccr, 1f9ld <lat JUdl .Sjoummat did llllt mcct
G>ecrit.eliocl ofECa niltl..$2.l(d). I .fillCl lhatil WIS ~lomd ~ forlaJpec:Cor ~cb IO 1bsutbtmR1fli'om lh:I
bwiaa wilhoot O'fCll rc&ppcllillJ to m>:c 111 ~llon oflho sitmdoa. Brrin1 done \Ut.111CID wu ao ~ frr Ibis tn'lnzoa1
to dC1C:minc U'hb CllllD!rebscmowas fJlor=lt of ti111tOnlinaiy ci&=mtaoec.s onw.sjosl. forcxaqilo, a moetinc Uiat was
!tbtd\11ed witllouuegud to liis IUJ)OIUl'llililiesto blse&SCS. I find lhat Mt. Cl!iitoD'1 dtseriptioa oft;ls llbMllCOu bclog the msultof
"sOme lssuo wilh the Mayor's Tiiie Forco..10 be Whofly lnad~oato and Giit 1 should haw ignored her utertlon thlt whllcver it wu
$hould "'ltuDJp !Jil1 llearins." Alao, I filld 1b1lthe f1ct lbat 1hc uupcclorwu sworn in, did not lestity, Mid then diApJl(llcd docs JlOI
conslitut0 hts bavlna "jipeared~fllr the p11rposeofrule 3-$2.1,~ hlnob$equcatdiAppeuanc.e, 1J1 ll.tllmlO-d dcptmitedonc
witholll 111y actioe wllalsoeY to thb tn'blwl had tboKincc:fro:tas hi$ not having 1ppcercd aull Tholnspeo10r's 11nhtcral &dlon
dopri\'Cd lhitfn~I ottbo oppott\lni(ylO dden:liD.t whl:fllcrthoaedoas wercj\JStificd wdtt'11to !mis of CB rules, eod was done so
at ~onct'.c puil.
Coosequeotly I .liDd that lhcllC!joum11:1tldooZ/ll12016, sllculd:iotllavc ~ea granted ll!lderrule305l..2. Ho\llC\'a',I &d lbat
dlsmiml otd il!SllilltNOY is llOtwa.'ml(ed, u tberemedyforfailuroofClll issllin3ofil:.tr1c>appeuhproc:ecdlngln blsorhc:r
abse:oco. J lilldlblt llDs cktcnaill\tl11nis~ with tlic lloMSJIJlcallW"'5ocibyJeSPODdeat. NYC v. New VarkTelepbootCo.,
Appeal No. 1500313,d.acd S/281l015, 90iich bclcl (lat 0.~muedy for an '1Nllihorizi:d a4joanimGDt for lbe imiUlg
officcfs ~limQll)''IKS aullitkslionofthcoll'tcenitslilr.ony. So rathcrtbsndi1111iml. tlmc:uuhould be restored tothopoSlW'C
a. itwoi:ld uvo btco b had U.C 1djourmnellti10l becll o;aDted, Cb&1 is, lllllt Ifie~ s.'lollld prveeed jn di11 obRllco oflllspcetor
Pupd: ud 111)1 c:vldc:icc he wo11tdliaw broll&flt wtth him.
ACWfdiDaly,W.r. Rosenbots's llOlion is pnlcd IO t'llc Cltlcnl tliDI the cc.tels restoicd fO Ole postwe ii was ID when W~(W Popa
~OD2/Jl/l05, IJld the imUc:twas adjowncd for~willt msptdorl'up::hpreclucled fio111 lltStifrinland pctl~
~601:u~bllliah91Ato eridtn.cc 111~ ~tpditjODCtwooJd bavo nteded fnspoaorhpchto pnivida ll lbatliterinc.
This rault Is COM!*'1t '~ Ille Doucf1 deeirion in NYC v. YK 2S6 UC, Appeel Na. 1500464, deolcled 7/JOIZOl S, aibmfaecl by Mr.
Bu."l>S, whctdn tho B~ Qflirmed tile hcsMg ofticcr' dctcrmina1ioa 10 p~ in 1ho abstJlco orltl)' rcpresclllalive for petitioner,
whm petldo.ner pnwlded no ~ticm for its 11.'bleuce from Ille lic:;vina. Iii this ca.so pditiooer bas De-I provided a ~plao.:iti'o11 fbr
l~I Pupcb's d!Mc>po&1111c.e Oii l/11/2.016, '
C~lly,lllduatciukollll.c~oi.g.lbblUtla'""od~cdlOilJOnOl6,10CO!IOaue,~lalpoalorhpchs
lcs'iimaay, die i-ta111at1c411112111/2016.
SiltVJCB
Mt. RoJenlle11 1s motion' dismiss on lhoplllXl that the *tll!Caolbcrillngef'riceOll respoodcnt ~lakddllO proc:ess if dtaicd, IS
!be Boml b.s dctennbd r.hll I tla\'t ao juiisdiGtio11 iD cklcalllat COGSUbltioMI iSMS.
Mr. 'Rofellbcta's motion to diSIJllsl ~on the facl that lllOfe lhui one rasonebk <tlqll 'WSS not made is~ ancl Ille law is now
Rilled lllat Cll&rtersrnke lllldcr 1049-a(d)(l}requim only Olli: allmpt, GDdlhllt \h~ CPJ..lh!ld SCI.era iml6vut~ tllo~d'
OIUlllJllS '*(Ufred =deir'CllJJU:rsem~
Mr. Roseuberc's objections on vlrfous eroandJ lo Ille proced\llcs inV1>lvln1 proof o! scrnce of DOB !tlmmollSC", incl lidIna tho AJMS
priatoa~ dcl:lill.og \be 11111lroeiplellls, lho al'MavilS of$ervi~ kqlto".file Al Ille t.n'bu.W offices, t~ llolt.ofseoondo1Y 11111illnc
addn:ncs on IJlofeoe ofthollUlll!lonses, u wen
as wbae, whCD andhi>w ibescdocwnellls ~sormatk:d.pr"1ced,Jiled or wed In
ihcseprocetdlotJ. ls dcnlt.d, u these 1111: Bom.,l!IClioned doc:wnezits and 1uoctidurC$. Mr, ~erg llljyot~ p111$ae1he10.
IUlltd 011 ppeAL
TREM1UTS
On 9f30l'2016,lhe hamt conlia.cd. WNJelaspcoTl'ugaall wuproellldod fiumtcstiljiillghewas penpllled to Jtl'tl&iD ill t!lo li=iog
room and ott!mudyc:onslll1wilbMr. BWM, ow.rMr. R0SCJ1berg'sobjccli0ll, \\fiitb ool\Sllltatioa, lts.'>o11ld honoltd, WDJ more ofa
!=cJit thl1I Mr. Dll"lll would 11a..-a ~ 1r0ie bcirms W11S CCllllSnucd u It should hive wbe:l lhe iz>speaor dis.Ip~ oo 211J/2016.
Af10SUSUDoas351Sl32(~111:SJIOr;dect..;cbCOIMICinsa~d~mrotbc:rllaapuma0111tmlduitlaJ
pwparcs): In sup,ort ofpo1itioDU e&10 Mr. Bums submiled inlo e\'id-a deed sl!owla~~ent., o"""1' orlht p~.
New Yodc Ci~ OATA Hearin" Di'llillon
J>a&c3afS
rcspctl(bts ccrti6catoofociecpuq #2!1327, dated Mfl942, ao6 tnc sets orpboCOiflFbS ofdocvmtnls Iba Mr. Bums sialed ~
... 1111c:o byfMPCdM~ or~.sprovidcdb)'~occqiSllb at it11t1mo of~ Mr. Rosenbcsi~ lo
IC!.l:ii:slol1 orthe Jiiolop:lpbs, quilll ~t IAspecW' ~-~ beeii 9!'09CrlY i:n>Cblcd &om~ t1tao was .ao roa:.dllio11
form1$$1onoftbepbotopplis. I .U~ud find llw1 Mr. &Rs' ~ir.ua OOBemjl!oyeernd oft!Cerofthccoun, lbtlhe
pl:ocoeraphs waelalocn by theim})ccsorofdo:9l!Xllts provided t:i Ole icspedDrc lbe time ofimpectioA issufficiait IO ~dmit the
c!oc:umeftls into evlcfencuuhiu,mlntm.liYO hcufns. dlsmlcvidCDCe to C011t11dltc Mr. Bums' unrtiolls, The photog.niphs are
af111incd.
Ml. D\lmsalsosovghllO tdlnil hiio priorS4.lalmon1es oad hewingofT!Qen' dedslons\hei-eon,-Mllch wtrefXduded upcn olljeccionby
Mr, llosaibetg. Mt. s - did Minic lillo ev~ two DOB pn."'l\011ts. 011eora 2010 job IJlPflce!lcn1 ud 111\l>ther of& permit
n:~uOOB recordc, cwcrMr. R.o11111beg'5obja:\io11.
Al thoCOCJeJuslcm of'petltlonet'I fM:(lllll pmml.ltlon. Mr. Roseobctgmovcd 1od~forfllh11clo mallc outaprimli f1oio caso. Ho
m
aped, bolb Ol'llly and i:l -.ri1!11g. tW tbe llllllOOllS sboold bo dinliucd bcul:SC v.iriou.s cases ulf sllt11CC$ c:s!abliJ)IQC! tblt, cil'cC:C.
pc::11tlol!or could not pJOYD a \llolltlon. I ~ ud tiod 1hat ML Ro6a!WJ' llf1PllllCllb wetc premeturo. Upon 1 morion to dismiss
lbrfillcle lO ~Cl\lll pfma &Qle CW [ll!lllt1SfC111Ctm t:rlllhMllCS$Qf t\I orpdldonn"J Dcl\41 l llfgltlollS. J find t!WllldJI! Into
cocsi!k:nlfon tho#llllDODS, in tdll"l(ion IO the pkOIOpphie..4documcduy mJaa,l filMJ Chlll pctkloocrbucdlbllshecl the prim
faclocr.sotbatiu90CKl=tCQJJVcrted i1Spcm&llCllClusAd'Ndliaglorolhcra.>~t~JIUIJl<l'C$.t.t~tol!IOcirtcat
IW !be blllde11 lhiflcd IO l'Up0l>dc4t 10 pat OD 0 cat. .
~
P.CS]!Oni!ent' s wbi.ch l ..go
io.to dellil bod below, incl~r.d
1 dcn!U oftransitlll vu bul did aot illcrudc a fiitmtl ddbiso
~rcling lhe alleged tnmient-otfhc ~lll'roocot whoscoccnpu11s ~spob:n 10 by lhc mspectcc. O.n'that t$$11C., I ftilly
credit the summons and the pclilloner'.s pllotcgrnphic oYld<nce ood fuld lbil pctilioncr did lodcoil provo Gilt tta.DSicnl oooupanoy was
sollls 011 In respondclll's building. \11h1ch indisputably .sacs by the name of the l'lroadw.ly Motel. I find l!w the pholotfll~lu chowed
O!D Cbl!OwfnJ p<tid Sla)'S!
Rool'0224, 12119'2014-1213Gn.014 (,_Illy)
llo om 642, l213'2014-J213ll2014 (OllC daf.I
Room 441, 121l612014-ol~l/201S (rix .i.ys)
~ 444, llll'71l1114-01/10l2015 (14 clays)
ltoom 625, Wl9l'l014-l:t/30f.l01'1 (one CW.,.)
!loom 7"4, 12127/l014-0W2/201S (rix days)
Co~qomll.Y J Jhld l2:at ll!e rtc:OCd eJGblisheslhatthuc.._ lrwuierkwcorrcJpOndent's p.rten!Jts. 1lla1'tfll8lr.iq Issue, w.d 1hecr\.llt
of rmpo.ncknt'sc:ax. is v.f\ell:er !his lralls.clll mumo!Dk:d toconYCtSiGD ofaCl&uA pemianlll 6wclJ!najhralli&t tt.n ~t
~dmlit.I plUpOS:S In yiolafiop ot AC 2821 D.l. 1111 .root ofOlis dispute bc1- Ille parties ts I.be mcallla& oflk bmt .iD die
ecnJ!ieete o!'OCCllp&llDY, wbiala R9ds, io nlcYacl part
OldLewT--1
SiDgloRoom ~
nits 19"2 cenlllc:ateotoccvpancycocua.irls no rc:fetCQCO IO "Class A" orlll1)' olllerdauo!dlllns unJt Pdieioner ellCl!md.Ullat Ille
Old uw TCllCIDCltSiDclc: noo.. 0eccaprll!C)' Is, ii> e.ery dlDO. a CIW A C11Ukiplci dwallifts. & 11S'.lltofamtndmeals fD die Mu141plo
Dwclliog i..w (MDL) ID2010. RcsJicpdocUCIO.DtCl!dstbl 1Accdir1C1~orOCC4fltllCY pennillcd Claa B transient cse411d IMt i.
oollli$1a!t 0Yt:170 )CIJS ofuse oflhe ~.
Ac.spandcl1l's pMiery witnm wu RDnnio A. LIYiM\ DOB Oep\lty Cou=J.sslonct forTcc:Mic.I AfTWrs fl'Olll 2001-2004, Mlllbtllll
Do~Cowniss!OJIC'fiom 1994-2001, llDCIDepl:l)IBoroqb Commlssioocr&olll l~l!n4. Mr.I.Mao ticstUicd that Si.nsfc Room
OccuplllCY u.aits C1J1 IMI oitllu pea11111'11lrcsideDlial C1us A or tnnslcal "'am B. Jf6 wllfkd lblt wbccla CCttiticalo orOCQlplZIC)'
Is unclaras t.o thedllssofooaipcACy lhatDOB caa wcolhcrdoculnulbud lllfocm.at'ca, pcdmbly, bulcotonly, oth"qocxq
ruoids,111d !b&t DOB looks et 111111)' fadors. bsllppan of~tnt'scueMr. Roserbug $\lbmlued itltoc:YideDcclbefollowg
doc:umms:
-1-oads, with eolrioa 'both pdw, ;1o1Udi11& IAdsoym ye.uufta'thcctrtlllcm of occvpulC.)' WllS laucd,~owin1
cb11bobulldlog lneh&ded lU Clm 8 U11.!~ il!0Judinr;1111 ea!Jy in l949duit\llmwua"SlncrforgacslJ, which Mr. Liviln1es1lficd
was 1bra tral\S.ient bbtel;
--Noted 1he ci:rtiGc.ttc ofoceupl!IC)', lllhic:h Mr. l..ivlao polllled Olli locluded a sprfnlcltt $)Slen1, a W11!d11ne11's 1h11c
dctcclor 111d am Um\ l)'SICID, aid w'blch M testified were n4un.mci:u fC111 trllUlen\ bolal;
-A letter, d~ltd lOIJ2/l006, .tvlll lhe lhea Gd CJll'Cnt DOB Dcpaty Genm1; COllllStl Ftllcia R. Miller, '!rhicb
delen11cs Gia !aelors consickml by 009 io ics ~to. lhat an uardat.cd pniperv, wlloJls co:l111icm ofccco,pu..-y JdatiJied I/le
bl.ildiliu "aassA,' in flc:t \lllS8 traruient holcJ.ba!alon lhcaJsicncc Of& .....itdlmcn's ticnoded, a firealarmsysltG>,
COC\!itr.ioas tnAsbtusc of\be b1llktiAg, pa)lllClltofho1cl ~lacs, DcplMlalC orF!u:ic.ccJanificnioa. :u:d &otcl ~
Ntiilg Ibo~ IS a kold wi\h daily ""teT,
-.A LOrotApproftl,daled ton/lm, tram t!ieJDNY !onlOdl!lta*:i ofro&pO!ldcnl's fircel&mtsysle.1' to am
J.), Midi Mr. Li~ trslifiei WIS a fn 8lalJD sy*m (or ~bolcb;
-A DOB ToWJc.l Pollcyaodl'loacdurcN01lco 14189, ddcd l:Ullll9U,Jll'Owfd!.nt:tharuyreslte11tial
cliwlfic:alioa on catillauc ofoccuJIUlC)' odw:t lhea "01S$ A" or "Apenmcnt Hole~" u:b es Hol4 SRO or l..od&JDi Houso is
"-c:lulilitd llSIJ.1 OccllpQilcy,'"whicll Mr. Ll'lian CtJli!ied iulltllSie.- bolt!. Mr. Uvlln fllnhtrttstifled lhlttlle 1942 catificae
ot'oecu~ was ls:tued cadcr lt:c I9JS buidblg ~. md Ch.c such code dJd IOI dJJUDswbla clurificalloo by lcD:gth ofstay, bet~
jim mideallal, but that ir.slalt.lioll ofthe es~wi 8111111 $JS1er11 wiu solely btcwse lhe pltllllles was beq used as a ID:l.drcU
hot.ot; -A 1UCtD11111Ddum &om DOB Assiscanc Commimoncr 0c::oflC B. Berger daled 21tlJ98&, ladlcatii:g lbt
respondent's pro~ WIS Rt c.tcmpt 1tool theroQCliremew fon trwia>t bOld, and cw ddennlillllo!I of'the mnnbero!Clus Aud
Ow D llllilS dtpellded on lhc ccrti&&le o!OCQqlUcy, the HPO ~ cd ammgcmcmead, ad BPD oomptl(a-prliltoulJ;
- 11ate NYC HOltJ ~cy Tn ~ms for t09p0ndcnt'1 pnipcaty, sbowing lllc payment lo the city i>fsGbsl.uillll
amowu othott! OCCllplllC)' tu., Ind t'll'o dcliiiqueneynotices fiom 1he NYC~ ofFlnm:c (DOf} RqUtSti138iho t!lilll of
n1ehmams;
-l'(ao 51:\S offklei ~ Rol4 from DOF, mid a DOF elasslliuiico gla:nay, 5llowiag that rctp0ndent'1
New Yock~ OA'TH 11Clll'iqr DMsf1n1
,.4ats
.. piopaty'1ftS ci.uslficd by OOF 11119, a ~lio!(t"
-cq,Jcsof41 pa.euofcl11sslJichd\ICS'liaJi1BID!uio-LaPrtasa io 197-4:uid19'75,alld'JhcVabgc Vo'.ai:l 198S,
ad~fins reJPOmlmt'sbaildiaguthe Bcmdway SIDC!io llOlti ~Dl'OldMY Sll.ldion,.!fl4aily nits;
-13 utilitybil.ls, lh=k11Cn,c:id a delorificalloz!cablo&ooiC4:1 Edilor uoqobqc$ forClusEL.9-
rtlidc:nliallhold ni.es Diceatleasi 1977;
~halHPD,ptinled211000l6,~1ha\"'*POfld1J1l'a~col!Wn&d011c<liaA\lllitand 126
Clur B Nhsi aad
-ApbolosnP&o!u1ainrdl~ri1711l.1 Mr. RORobe:v r1aled 4owic'.llzal~ bad lherequhlld ult
&Wtw;i:)' aipllec for a b21tt1t h~llt.
Mr. B\lnj llJlli:d rcpcttedly1Jiat none ofn:spolldmt's ~'bkJ PIO"~ \he lypC cf oecupency'1Ulho!Wd al ~=ir.s ~JCS. ~
UWul 1gJCCd, t0!1iftinlflblt flbiJUO OJIO c:11Jii'litorf1~1ns delao'iJali~~tall ofCh' f9*11S, ealceil lo~,cmblilll lbat
rcspondClll's pn:niiteS was 11111 bu 1IM,s bttn a l:'amiml llottl.
Mr. BUl'AS upcd ill tw:Wllllioo u.t Cllcd~pdou OJI !be ccrtificamo!oe:Gllp1.llOYofOld l.awTer.cnlCSlllSID&to ~ Occvpaocy
wts, !A cmc1, 111toma1kally a Class A llWkiple dwdlina. He aped lbal 1lie Molliplo Dwdlills J..aw dmiitd Clan A bulJdiop to
Jllcllldo (aiemcoU, and llW. lhe20JO MOL-dmems udnpistied ;myp:for riS)tsmpoodcnl ~
inndeotbolcl. He Sllba!Uted se.ml Boanhppealt,iocludiogNYCv. LedagloaAssoclus UC, Appeal No. I~ decided
"'" '
1ltd bSO tbo]R111iscs os o
91812016, NYC v. E Mlrgllle Jcan.f'nncols, Appeal~. 1S00630, decided 8127fl01S. NYC v. Tmllo&m Smt, 1.14Aweal No.
1300)91, 4eddcll 1/25/20l3, and NYC v. W47 Realty U.C, Ap,p1:al No. 160059$, dcclded. 7/2M016. Mr. R~ ll'glJCd lb\ lite
prvvbfonsof'the MOL did aoc d!angc th~ fttct Illa! ~cnt's buildiog.sW11Selwaysuscd, and known to all dty~an
1r.Wit111 botol, and wt tho MDL could not eblngo tllDC.
Flrtl lot moa~ lhll liqid Mr. Lirian'Uesticnony, 111d all o!tbocxhlbl131.n the rocoid, whic.1 wcse ~tlally Olctually ulldbpp\Cd, lo
bo orodlblo. Fort111111ely, this is DOI a matur offirst impras:lo11. Tum is a virtwil road llllf for t.hll c:aSe ~was erc:lk4 by Cle Boani
onl,ya moulh 1&0wbt11 if decided ~.ngllll!, upta. That cue involwdalmo.11111tdcnde&I cr:ni!calo ofoa:apuq,!pCClfy.illg"Old
Law Tcntotont tnd "Sin&le Room OccllJl9DC)'," a,111'11'4~ and SRO's, and cllO lssufDg of:li:crl4lhat coc, 83 l)ere, del~ lhat
ae buildill8 was beiq O<:C\IPkd u 111Diep1aos1ai1 bold. Reipondeat ln Lexiog1m>arp.S, asf'allooc!cat doeshm, Wiehe
ccrdlic:o1C otoc::ccpmicy ill fl:l IUlboriudCIUt 8 S.ltO's,and soupt to prG\'Ollat wi&h 1 ~ o!f.amnnd ahibils not unlike UICI
8ldozs Mid c:dibl:S ~by RSpCJldent ia lhiscese. Petiliooerr11114e die IUIOIUJllmCl".S ill ~on. as it docs~ lbact Cle
cJJ'ecto!dleMDLprollfsbita.nd thel010 MOL1111Cadcnats. Mr- Bcmurgoes lliia clS&mice bi Lcxlnctoawas !bat DOB h*1
previously issutd and wi.lhdawD a swa:nms allePtg IIDSltlll use, tih!cll DOB dill DOl do b ~ .00 dm iii ny aitnt llJC poni1i!a '
wm- of"Ous B" nib in a Om A bo:ldb:c does not dWlge lhe lid that lhi:y n all Oass A llllits. 1 f r.d !hast: aip QJC:111 lo be
wm-tmerit.
.Tbm wera ~m ~ lbtdo 'llO(WA llcn,~asaAlt. ~oa lbr lbcccttlllcilc Of~s;ieelfyillg "QassB
SlnJlo ROOln Occupaix:y: plomldl'IQ twli1:1lionupcclfyiq ~ B 1!Sllge, a:id a lcttu fhtcn DOB wl1hd~ prascailioo oflhc
prior llllDlllOns. Honwr,1bm ero 1'clo11 iD Cllit aso tbat did aol cidst fQ Le:dl'11JD, ncb as 1bo prorisioa fora lpriilkler~ a
tire alum system elld a ~'stlmo delcdoron lllo eertilicttl> ofoecup.mcy, Ole llw lts!lcnony ofMr. Livian ins1ad oCltls
alJic1avitpmc111cd tn urID&tOo. a lelta: ha! DOB tStablisbi.ag thct fKtcm olhcc dtu \bccutiBcatc of OOCUp&DOyctD be us.ed to
delenDilic ~ 1ctul oocupucy, frmY PfllOYll Ofa ClaUJ.l litv al.trm sy.taa, po)'ll'ICat of bokl occupanoy ISllQ JO OOF,
otarsrlbclon by DOFoftb:111rildlun1 MlsoellaneoasH01cJ, un1icy bllls 3bo'wini chsslO::t<lon as a bolbl, 11111 HPD nctlrds
tltow!ni. as ii l.Wngton, o'lf:t'IOO Cla.ssB llli:s.
Tbe'Boud inLcxlllg!On fo\lllCI tbalmpoadent utablished that thec:Cftlrte110 of occupJOCJ r1r.horiu:dClass BSRO's, and I find tho
~bcrt based om1be cn!lretyoftherord Worc1:11e. I &d,csdid111e Board siD!aty iolo.iol\Oll, lhatthocc:rtl&attot
OCQIJllJleY ut'lloc'iad one Clm A par1111 ~ C11 IM !fist Door. and 21 aw 8 SllO't on the s:icond Oll1IQ8b ~th floon, Cot 1 1:1111
of 126 SJtO l'OOIDL Hind. asdJd ihcBOlll1f in Lcxl1181on. that M01.xclioi; 41(8)() ~~ lilt Clm "A" clw:llh:tg llcludu
"lmcmc:its ar.d "apartment bDCJCS,,. .."Ill allCORllDgly, tb&1 llte occ~ dassl.licatloll ofOld 1AW llJllCllMnt 19plies to thuiD8)e
Cius A apmment Oil !he b\lilcHDi. I fiDd chat tbc occuplllG)' clanifit4lioil of"SJoRoool ~is not specif1C911y listed
Wlderlhc MDLddisJition ofClw ''A'' d.uiQgs, and I fi1ld dlM in lhiic::e.se theocr:upaacyclwlficatlon of"Singic Roo
Occupll!O)"' applies to the 126 SRO'usC11$$B wills as rpooilied ill 1he 1-audl, Wblchali:o l.t.diwed that !here wasa Sllrtrtclstc:r,
whklh I-cards contbiued tobo utilized w updated omianerlheJ1incaroofocaiJll.nC1 W!I$ :n~. thsHPD reoonls'tllttsptCU)'lhc
126 SROunhs as Clw B, lk~o!tliebull4bil1S Cnnsit11thold byevcryclty;gC11ey111d the utilicywlalwhigh itdld
businecs. tho Inclusion ofa spriokltr ')'S'lem,.flruJann sys( cm and Vllllchma.n'stlall: dcu:ctor Ill\ of whldl are requirtd for o 11Urie11t
b01cl, aDd the lilct !111..lltc lmlldilitMld itselfo11l.opcolya11cJ ootcriou.slyllS 11n111sh:nt bo<el lb< D1Qr6 lbin 70yars.
J al.$0 ftnd, as dld lie Bow ia l.cllin~n.. tllat ~po~ tO 110 evidence or 0111horl1y to r;opportlils coBIC!ltloo dlat llio~l'Cllce
toC'lw D uaits.io tllcl-ardsaru! HPD ~means that tho SRO'sani canSgun:d uClmB unltswithlo the Class A ~111:y.
PcticlonCf prorided not uf~o record 11111 llst Iba dted SRO's IS 0U$ A cMoltiflp.
Mr. Bums'1so erpealhlllrepondcnrs2011 DOBjobtpf!Qtion. wbichjobwasl>C'lacompctcd, lo cooY'UttheZl SROunitso.
each floor to a snWlcrnunbet o!"Trnicnt Hold Rooms ems B"amountcd to anadllliDlon by rC$110oclmt Wt lhcorielnaJ
coafigp...Clo.-. otthe SR.O's- Qw A. Mr. ~arpc:s 1l1.1UM&p,uc..tiou m:nlyso~ to ~YC:ltlboCldstilg SRO roams
t0 Awa, largerr001115. I apeo ~Mr. ROMl!bu& that !MtmJiiaolog1llSediull11jol>1pplica5ac, wWch lomyevemtw:is ~
coraptexd, fs aotJ?Obali-ticofdlo llCBJlocaip&llCY otaie b~q.
F'in.Uy, l fiDd,esclid thcBoad ill LcJriDgt.cn, 1hltU.20JO~ totbe MDLdcfiailionofClm A 111111tiplcdwcliqs .nd Ille
c:asio lawc0llStnliila Ch' u:.er.dmm1nn impplbbk to lhit.D111terbec9".isc lbacati.6 cm ofoc:tVJHllCY lllllhcme6 ~ -of(bia
preai!sies torOas.s B SRO's. MDL JCC(ion'4(S)(a)pmoicles. In pe.'1ir.c:itp111, lhld ''dmA mdtipkd~lllngshall oa!y boscdlbr
pm:illlellt rcstdcnlial pwposcs. MOL seclion 4(16) povidcs, in put, lhat "when a cJw A lllO.lr'plc dl'feltlog is tlStd whofly or ill put
10r slngloroom occop111cy. it remains a class Al'Dllltiplcdwclling." In lf:c irislantceso, IS 1111.e:ilnaton. th6predomirttnl o:se oflhc
premises ii fbrCu B occopaney, lf"lll4 Cb8t tbclo MDLxdior.s me ict~dcd to prcYClll tllc \)Ulla! nlepl tnnsi.cl!l USQ ofCl.ass A
mulllplodWll!!llngt. Thocuescircd by pc:litione.'s domey, fnell.'dlr.gNYC v. R.C.P.P, Jn ro O"IUldtmperial LLC, abo arc
lltappliQblo to1be ~tease: bc:ausctheyall lnvolte lhcpartlal ll?esaJ tnruieat useoCClllS:S >. mll.lt!Fle ckdllngs.
Consieq:ienily, aod bueAi 0:1 Ibo foresctna. I rmd th31 pe1itlor.rrd!d not prow that r~1s lm\SSen1 use o!tbc SRO'$ ill .ils
blJjJc1na. whlck coa.sisUofoaeClw Aapininclllcd 126 C?Hs B SRO's, constituted co!lYCIS!oo of p~.l!ltl'lt dwe!liot f~ oilier
clwl pcrmanail ruidctial paposes In vJolalioo of AC 28-210.3 llDd AC 2'-202.l.
AQOOCd"lllSfy, tWll- 3SIS1324M Is~
New Yodt Cicy OATH lfc:miags Divisiol'
.. , - .
I'
/.$lo nrmonstS 351S1322Zud lSISl323K(bolb qtCSS-idalcd): Oneaflb fw thft.p ~pertltngreedco vmtmt Ole
a11epUons &i 11:e ~ tWO N1SllOllS~ wcso ~on rapandcc11$alcp llJcall CGdw.sfoe o111s 1111ep1emsAboil~111
tnn.sialt ase. As I h.weW-.IDll ikl'O 1loet Cbttc...., a:o illept ~to tnnslc:Dt me bocalUe l\ICb lnDSient USJt was~ J
filld OMl ~=mt tic f01l:ld in Yiclatioo oCAC 21-301.1 0< BC 1005.2 011 lhcio Mlll1IODS11:$.
Aooon!lasJy, aumno=:s !5J5tl22Z..t l5UW3Xar. dlsmissed.
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. OCT 11 2016
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AFFIDAVIT (CERTIFICATE') OF SERVICE lI
Stato at New Y0/1<, County of JYlo.~~..0..rtL_
being. duly swam deposes and says: That deponent
over 18 years ol age, ar.d;
SS: Tho undeIS!gned
rsfiol apatty to the aciion. Is II
O At the time and pl&ce ol ot(llrrern:e did pe~ ~Mt a llU8 copy al lib SVnl!m>nt
t
I
011 the respondent 11arned lhtreln. : i
0 On , 20 at AMIPM :it __._ _ __ l
;
did peraOMIJy s1zva a t/IJG OOllY Ol lh\9 Summons on the raspondeni named lhemln
by d1Hvel1ng said copy ftwo copies) to:-----------
a lha rei;pondent.
0 11 petSoo ol suiteblo age 111d d"ispretlon at 1esp011d11nl'$ pt&ee ol busll1ess/a'ood11.
O ari 01tleor/dit10101/mana9iltg agenrl(olher): - - - - - - - - - - - - - -
ol cespondcnl corpor1ulon. '
0 doslgna1e~fagen1VIJlloOlfce011119 ~0t!i0131Y al Sltla, Alb;iny, loi<lw VOile, ~ p0r Bu~ss
.Ca1ponrllon I.aw ~6(b).
Deponent herein d,1!$Cn"bes. Ule pel'S9ll servod. U follows:
0 Male Q Black Hair 0 F~lr Comple:alon G Under5~ 0 Under 100 l.m. 1
a Female o eiow11 H!Vr o Medium co'"Ptaxton a 5'0" sa l..bs.
[J 100 150
o t4a0 Yrs. o Blond t\alr o Dllll<Coriipleidon 0 54.55 0 150. 200 t..bS
0 21-35 Yrs. 0 Gray Hair 0 S'9' - 6'0' o 200 2501..bs
a 3850 YIS. 0 Aed HaK 0 Ovcr6' 0 2SOLbS1'
a 5165 Yrs. O Whlta Half
O Over 65 Yrs. O Belding Olhet ldenlilying Feat11res - - - - - - - - -
~'.'\~dic3C~e~"~ ss:~ai
1
i"lo w\ol~
I a1tomp1ed lo peisooally reeve lhls SurnJllOl'l! on lho ~Sllondent nmned herttn
but WM unebl fo do so because;
0 having 111emptld entry ro the prJnllses, I fcund Uia pren:ilses lodcad and no one
. responded IO any beljs. knock$ or calls;
O having cruered \he premises and ha\lir.g ldentffled myself, 1wes:
0 advised b y - - - - - - - - - - - - - - - - - - - -
that tho respo,~ent
Eila'dvrsod by
was nol lh~presel\t.
:e.. tssh\ r
1M ~ - ~c
t .
that "I? otncer, d}re , managing agentgenararWd!'re~ondont
was present. ,
/ 0 unable to secure ldontlRcauoror the ~on~ p~e~l ~ r:. /'
Q1""S9N100 could not ~a made beoaus~~<al"'- ) ~ V ft\ ClM.~'Ccll
fL tl..J)~k_u~\\l~ .,h ~~ . \Ii
Thsretoro, I aflhcod a copy of this Summons lo the door ol the preml.ses at the
tlmo Indicated ~bove.
D Therefore, I delivered a copy ol this Summons to_,__,.---..----=----
--_,.--..,..., "de&cribei:I above, whom I believe to be an employee or
respondent nt the premises. because employee:
0 So idenU6eO hlrrih11111ell.
0 Was per1onnln9 work c::orislstont wilh such employment.
0 O\IMIY----------------'-------------7-
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AFFIDAVIT (CERTIFICATE) OF SERVICE
0 At Iha llmo :and place ol..oocutnmQll ~ pol)'(?flally SOMI a we copy ot d\I~ SUIT1IT1009
on Ille 111tpondlllll nerned'1her9in. '
0 On - 1 2D...,__......ilt Af!YP~at. , , ,
' did pet$onaly .seive' a true' ciJp~ ol 1111.f Sillnmoris'o'fl fho ~elob~eM name!! bio1m '...
by deliverillg sold copy riwo
copies) to:-----~-------
a Iha respondcnl. _::; '.
0 11 ~f10A ol 11111tblo oge -and \flSO'ctlOll at respondent's plaai oi.~essial>Octe.
0 llll 0Meo11dlrCCAOrfm11na9!119 19enl/(othc1): . "
ol rcpond1111 oorpotal1on.
O ~ 99eni In the OfOc:o ot Ille Sfa9UI)' ol Slate, A'!:Ja.~'/. New York. as pot BllSlll!1$$'
Capcwlllon Law 30S(b}.
Oooo(leill heren describes lhe person seN8d as lollowS:
l' ,. . .
o ~'~-.: , o Bl&q< Holl a .fu.~111plexion . o Undet 5' o Vlldor 100 Lbs.
'o NlffiMI o .Drown l;Cllr O t.1oefk:m COmpllldoO o '5'0" s-a o UlO 150 lbs.
o 1~2ovn. a 8!ond"Hatr o ' Meori\p!ellfon. o 5'4"5:8" 0 150 200Lbs
0 21-35 Yrs. C Giily H3lr 0 SV 6'0" 0 200 2SO Lbs
a :is.so vra. a Red i.11 o Owr s .o 250 Lbs +
o 5165 Yrs. a White H~lr
a '" ~ ~!S .o Belling OC111r l~l)tg Fel!ttU/85 - - - - - - --
.... -
O tiaYlng bnleted 1t1e PfOm!sCll and !laving ICenURnd myseU, 1Will: ...
Oad-ilsedbv--~-------,--..,-----------
: ,tha'f 1no res eol wa.a no\ Shen ptosent. - ' \' r
...
~dYised
that rio
by ~'i.. l!,.s-,'f!t-"t ' \l\'\~~o.a <...voJ r~pondent ..
r, dlrector, man-gtng agen: Qr: Q_~et~~i'!l~
)1 - - WOSo'JllC!iOOL .. . I
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Cl .11~abl9 ~~,~~ount. ldentlflcatioryq,l lhe ~rspn(s).~~ ~f .
l!fServl~coul~ ~~J38 _mede bec~se ~JV\a~~\'~V\~l.~,M~ . .
(('~ . ~_s.. y~f'(.,# 4~-~~ ....... ..
~hereloro. I atfhced a CY ol thl9 Summohs to ihe door of the premls~s at Ulo
lime lndk:aled above. :i
t' ;
OThererore, I dellve~d 11 COP.Y ol thls Summons 10 I:
- - - - - desai1u!Cf abava. whom I belleve to b9 an omptoyBOlh1
respondenl ot the premises, bec;iuse emptoyee: !}
0 So ktenllli.d hlmlnorselt
0 Was performing work ~twill\ Slld'I ~
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D At lhli lime and-plBCe ol OCCUITMCO did pars'onel.'Y strva a IMt COJYt of thrs SUmmoflS
on lhe re5jl4)ndent nomlld lheteln. '
:o On ..__, ~--4-al Aw.P.M or.........;.:.._.._ _
.did parsanally soive a tNa c:opy or \Ills S11mmori' oil lho respondent named therein
by dell\'ering s11id copy {two copillfl}lo:--------------
0 the tsspcndenl.
0 a person of suhab)e age and discretion at respon(fenl's place ol bvslne&s/abode.
0 an ollialt/dlrector/mam19!ng ~gontl(olher): _ _ _ _ _ _ _ _ _ _ _ __
or respolldont OllpcraOon.
0 doslgnllted agent lo the Olllco 0111111 See1et41Y ol ~:e. Albal)y, New York, as Pe' Business
Corpcralion l.1lw 306(b).
Oepo11enl heri!in describes Ille peiso11 serYM as follows: :
o Malo . o eratk Halt a FaJrCompleidon. Cl Under 5' o Under 100 Lbs.
O Female b Btowo Hair o Ma(flum Complexlon 0 S'O' 5'3" 0 100. 150"l.bs.
o 1420 YTS. O Blond Hair O DarkCompllllliOn 0 5'4" S'B' o 1so. 200 l.b$ ;
0 21.:35 Yrs. 0 Gray l:falr 0 S'9' 6!0'' 0 2.00 250 lbs .
Cl 3650 Yrt>. Q . Fled Hair O Over6' CJ 250.Lbs+
0 5HJS Yrw.. Cl Wlllre H.alr
a Oller 65 Yrs. ,0 Bolding ,
' Oihlll' ldenlifying Feal\l'es - - - - - - - - -
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- - - - ------------------------2' r
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Stalo ol
being dUly
~ewsworn
York, Coun;y ol ~~ SS: Tho oodotslgncd
daposos and says: That ceponenl ls not a party lho action, Is
10
ovor 18 years ol age, ah6;
O Al tht 11me and place ot occurrence did personally ~ a M copy o1 1hi5 Summon$
on II mspCll'ldont namtd tiertln.
0 On ., 20__.__AI AWIIM ft_...__ __
- dld ptil5onaUy serve a lfut copy of lllla Summons on Ille rapondenr nam~ !here.In
b'j deltvetklg 111/d CXJPY {llllO c:oplnJ to: _ __ _ _ _ _ _ _ _ _ _ __
Cl Ille rospondcot.
0 o petson of suileblo age end dls"elion al ro.spond11nl'!: placa of busintssl.abodt.
O 1111 otrie1dd1tee10<tm1111av:n11 19enV{01ller): ----'~'----------
of ~!Ml oorporalion. 1
O dc).'gMi.d ogonl In the Olrce off\o SocralOI)' ol Stste, AOl&ny, New YOik, as pet~
capor~ t..w fi3061b).
Ocponeot herein dcscribu 1110 pergon UN&d as lollcnotS:
0 Male 0 Clack Halt 0 FaltCOflllledon 0 Under 5', 0 Undlll I00 lbs.
0 Fomelc 0 Sll>WT'I Heir 0 Moelum~ 0 SV- 5'3" a 100 1so Lbs.
0 t4-20 VI$. D Blond Har 0 Datt Compl.elOOr'I 0 S4" 5'6" a 1so. 200 Lbs
0 21-35 Yr.r.. D Grl}' Halt 0 S?- 6'0' 0 200 - 250 Lbs
0 36-50 Vtt. 0 Aed Hair 0 Over 6' a 2.501.bs +
Cl 51-85 Yrs. 0 Wille Halt
0 ~r 65 YC5. 0 D~ldit\g Olhol ~ F$alures - - - - - - - -
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of sul1abta.1ge 11'1<1 disete~ al respond.en!'$ Plac:e ol bos!nuslabocle.
aO 1anpersOll
o1ncu/dlreclor/1Nm9lng agtnll(othr):_ _ _ _ _ _ _ _ _ _ _ __
ot 1eJpOlldenl C01pou11ion.
0 ~led eglllll ln 1ho Oltk;e ol Ulo ~ Cl Stoia, Allany, New Yorlc. (IS pol' e...~
Ccrporalion ~ 3Dl!(b}.
. . (?epc7ntnl herein destlibes flt Pl?l$Ol1 served as folo~:
0-MaJo 0 8i.dt ~ 0 FalrCom.Pte>:;on 0 UndorS' 0 Under 100 l.b$.
0 F,omalo 0 Blown Holr 0 Med\ml~ D S'O" 5'3 0 100 150 lbs.
o 1<1~~v11. 0 8lond Hali 0 Dan~ D 5"4" 5'8' 0 1!0 200 lbs
0 213S Yrs. 0 GrayHalr 0 S'!I"' 8'0" a zoo. 250 lbs
0 36-50 '{($.. 0 Red Hlllr 0 0.'91'6' a 2.s0 lbs+
0 51-65 Yrs. 0 White Helt
0 Over 65 Yes. a salcllng Oflcr ~enllf)!ng fealutes - - - - - -- -
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CJ JU lht tlm.t ;>nd place ot ucaureooe did puiwnally Mrv& a lrue copy ol lhl' SU11'11'1!0nt
on 1110 r05~t nllll'IDd tncrein. ,
a On '2G__._...et A,fAIP.Mot
did pel'SOriaJI)' MMI a troo "-OTT'/ ol lh!i Summons On the !Vtpondenl named Tlloteln
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Slate d New Yo1k, County
AFADAVIT (CERT1FICATE1 OF SERVICE
O Al 1he time a"ll place ol OCl:ll/lent8 did parsot1.tlly sctro11t a true copy ot llllls Summons
on th& respond4lf'Lt natntd Olerdn. ' ,
0 .011 .. ;.~..-.,..._a , , A~M ~l. ...-'!:--- _ .
dllS ~lly ,e/Vt o ll\lc1co)>Y 0t"1i5~11s on\.mn..pa~~hM~roln
by deJM!Jing s.tld copy rl\4'0 copies)>:-------------
.
~ ... . . , ' ;
0 the 1espond1111. ., .
O pe11on ol tu!Jallle ~urid d".:ICl\llion al respondon1:s place pl bu~esslabodt.
tl ~n offlcor/d'uee10<.tna11agiog agenV(o1her): .. -. J'-,
of ~ t.Ofl)01aliOll
C deslgnaied age111 ln Ole Offiai of llllt SOC111rwy or &ale, Albany, New YOik, as per ~
ColllOnllon Lo1 :IOB<b).
'"'. ..
, -Depol\ent ncccln ~ the person served as loll!lWG:
.p. Malo ,
0 l"fimole
, 0 BlacJ( Half
0 Brown Hair
D
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Fait C'omPltftlon EJ Under S'
Medtum'Cor'(1ploxi6n 05'0" 5'3"
CJ Undor 100 Lbl.l.
D 100 '150 lbt.
o 14-2d'Yt.. a t11ona Hafu,.. -o 0a~mp111xloii o s4" 6'8" l:J 150. 200 Lbs
0 2135 YI$. CJ Gcay Ha~ 0 6'9" 6'a' Cl 200 - 2SO Lbs
o 36-60 Yra. O Rad Jolalt o over 6' a 2SOlbs+
0 SN~S Yia..
a Over es.'(is.
0 White Joialr
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0 Al Iha lJme lfnd place oa.occurrence cld.pcreonally aervo a llue copy ol ws Summons
on the respondent naJMd ltierein. l t
0 On - ,20-a1 ~fi/,l'Ma1 _ _ _ __
~d p11111illy MNe 9 tiU9 WP/ cil tills S\lmmon9 oii the restJQndont named tncftlln
by delMlllng aald copy (lWO copies) co: _____________
0 the respo!ldcnt. .
,..
.O Q pel"$Ol'I ol sulltblo .9e ~ diSctellon aJ rC$pOllCfont's J>ff~ of businosslal>odo.
0 on ollke1/dltoe101Jman;iglng ogCl\l/'(OIMr):_ _ _ _ ---------
of ~ c:orJX>rdon.
0 dnlol\llted 19'nt In tho Ofnce o! Cho 9oalJ1;1iy ol Slate, Ablny. New Yolk, a per BuslnH'
Corporallotl Law 306(b).
Oepon~l)I hera!n describes the pe!SOI\ selVCd a~. lollows: -;
0 Mala ... O.Bl~k Hair :"'1 0 Fai1Co:n11telon a Unders 0 Under 100 Lbs.
Cl Fem'ara ~ O Bn>wn Hate o MedlumCo111pltn1Gn Cl S't:t' 5';)" 0 100. 150 lbs.
o 1+.20 Yrs. o aorid Hair o oanc Coin)leldon CJ 54. 5'6" 0 150 200 l.bt
O'.~t-35 Vra. C Giay Hu CJ 5'9" - 6'0" CJ 200 - 250 Lbs
0 3$-50 Yra. 0 Red Hlllt o C>vet6' O 250 1..b u
0 S1 6S Yts. 0 White Half
0 Over 6.5 Y11. p 8alding
., _,
Orner Identifying
' .... ' ,
Foams - - - - -- - -
' .. .'
~~-e SCIVicc pet NYC Chat1er 1049a(d)l2)
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Ahomalilllt 'Setvic:e ~i6ng Oates: - - - - - - - - - - - - - ' -- - -
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AFFIDAVIT (CERTIACATE) OF SERVICE
---------~- --- ,.
___,
2
D At tht lime arul place of DOCXJlfllllCO did IJIU~ HNll a ltue copy ol lhls Summons
the iospondent named therein.
Ill\ ~
0 pn , 20....._.-!1al .~fil.at----.....---
did poraohally ~rve o truo copy ol 1hi$ S11mmons 'O<l .llio raspondet\tnained thoicln
by Cleravartng aeld copy (two c;0,Dl1!$J t o : - - - - - - - - - - - - - -
0 lhe rupondent. . .: ,
0 . peiaon or sui1a~lo ago end d!;cretion al rospor.dem's plac11.!lf ~nnsstaboda.
D '" 0,mcc1/dl11l(lor/111ana91119 a9ent1(01bj!1J: _ _ _ _ _ _ _ _ _ _ _ __
or rO-'pondenl corpo101i0n..
0 doslgllllllld agenl In the Ofllc8 of 1h8 Sepelaly ol SIJltP., Albany, New York. os por l.lor.~ess
Col))Ocallon Low :JOG(b).
. Oopo11ent llereln describes Uie pe!SOll oerved a.s follows:
.. f . f
..
AljfmaUve SeMce per NYC Cti&rter 1049-a(d)(2}
0.'.lohn '.iZ ~ ~ : l!
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O At the 6mt and plllc::a d occurA!llC8 did ~y li81Yit a llue COf1i ol 11\ls Summons
oo \he re1P0111lonl named lharein.
0 On ,20-.'-at AMIPMat--- -
did pergcn'IUy &el'IHI e we copy o~ II* Summons Ol'l.lho r~nt -ncimod lhoroln
by ddvcrlng sold corsy {two copies! io: _ _ _ _ _ _ _ _ _ __ _ __
0 lh& <ttpondenl. -
0 a porSOCI ol '1Jii.bl$ agnnd diSctelion at responden\"s place ol lrJ31nosslabodo.
o 1111 olUcotlditaclOlfrnanagltlg agcnV(otherJ:__....___ _ _ _ _ _ _ _ _ __
a( 1asponderd CO<potatbn.
0 de~nattd a;tnl In fie Olfce ol lhe Seac\olry ol Slaie, l\lbany. New Yorlr, as per 8us!MS1
Corporaffon low S306(b).
Doponenl heroin doscribos th& person servod Ifs loltow5:
'o Malo o. Blac:ll Ha~ 0 Fair Compk!Jllon o Undors 0 Un<ltr 100 Lb!I.
0 Fomillo 0 Brown Halt O Medium Complexion 0 6'0" - 5'3' 0 100 1SO Lbs.
0 14-ZO Yrs. 0 Blond Halt Q 0311< Complelllon 0 5'4" S'B" 0 150 200 Uls
0 21-05 YI'&. 0 Gtay Ha a 5'9". 6'0' o 200 ~o lbs
0 3&-50 Yrs. 0 Rad tialt o Over 6' 0 250Lbs+
0 51-65 Yrs. 0 White Hair
o Otter 65 Y,rs. o Balding Olhrr ldenlSlying Features - - - - ---.,..-
Odvl&ed tli----- - - - - - - -. - - - - - --
t!i:::q:. {
)>lat tho respqA<!ent wa~ not
r!!acMced by .::r:z:vnol'(.. :b!SQ:t. roo~C
that no oilloor, dlrec!Or, managing agent 6r generatage'illor '~'ponde,.
,/ CJ ~":bf:'i~ :!'cu;e ldentifical!on[t>f ;~ pP~I
0
(S)llf~~
<S!"Servlce could not be made beca11se&!fl'\O'-:__,_~ _ VVlOVlq_~,
-.eezB2Ml:ta t?ni..-w0is. Q'l\a.L:>l-e o :c~-s.~!f~
~ereroro, I olflxod o copy ot this Summons 10 the door oC lho promises ol tho
--
tlme tndtcared abovo.
OThererore, I delivered a COCl'Y of rhls Summons lo....,._..-----,----.-,..,..-
- - - - - doscrlbeifabove. whom I boriove to be on employee ol 0
resJ)Ondenl at the ptemlses, because employee: a::: ..,
o' So lderllllled Nmlhersalf. ~~
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0 Wu petfor~ wort! Constsft!nl wfth such emptovrnt,._
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D Malling address --
Number and S111l8C
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I10025
21pc:odc
(Check ii sama ddrass 230 WEST 101 STREET Manhattan NY
as place o{ occurr~el
1Lost- 1eomany
I I~rnbor
f"llSI ltatnO
Name
Malling address and Sllee!
---------~----- ___ __..ls_i.10 _ JZiPc:odo
Commissioner's Order To Correct Violations
Place of occurrence Soro Onto or 11iot11flotl Typo
230 WEST 101 STREET M 02 J 14 / 17 C 10
Coil$1fuClian lypo BIN ....-lo-I---'--...-0cc.ipa11cy ol llroo ol ln~-
Ill 1056487 54 m1xuse
llo.se:I m M ~1lfl ol l/lc prmll:c:I ~ rccon:ls ol It.a Dol)!lf1menl lllb IJ'ldctslgc~ rm c!elenMed 11\lt y.)11 '1lt ;." WohCon of ~ st'Clkln ol lllVt died Ci!IOW. Tiiie 27 ot 'rill4t ?e of mo
NYC ~Aolive Code. tile NYC c.ensttvdi"" Codos. th&NYC8oclltc31Coclo. lho NYC2'ri1g ResclMion,lho Roltlonc:9~3nCU0tTlfCl:l I or2of 11'.oRllcS ol IN Cl:-/ of tiM Y0tk.
cnt:acllon Coda ! Prelllslon ol l.Dl-1 Failure to comply with the commissioner's order to file a certificate of
8263 28-201.1/28-204.4 correction with the Department of Buildings for violating conditions cited
on 04/12/2016 Pursuant To 28-201.1, -
28-204.4 1 RCNY 102-01 _ ....
_.. ____
in NOV#35169641L issued
-
~-
Remedy:
File a Certificate of Correction I
I
- ILLEGAL CONVERSIOfll Cl.ASS 1. Per 28-202. 1 & 1ACNV 10201, l!ddlllon;ll dally penalllos for continued ~llo_i:o: Atliele 210 of Tl~ 28 also epplieablfl.
Per 28202.1 & 1RONY 102-01 , addilkmal "Class 1"daily or"Class 2"monlh.ly penalty also applicable. 1 .' Aggravated II Condition
per 1 RCNY 10.2-01(0
The Commissioner orders that you timely correct \hese conditions and file a certificate of st1ch correcilon. Uncorrectad violations are
subject to addlllonal vfolatlons and penalties. IMPORTANT: See 'Certifying Correction' on reverse.
lmporutnl lnl<1fll1D11onJ Mdelllll&d ltl28201.4 ar.d Socllon 102-01 ol SulidlaplOr I! Ol'illc 1oflhoill>knc:!11111 Cll)I of Nftltl""lc. lfd&fiorol!l;rf bo sullfW to 19Q!Mled ponalliesol iho fif'SI
'*'Wllcll a~ bO lmpo$0ld In occomance will! Ifie ECB Bu'ldlr>gs Pvl\aocy SChectJ\o.
~~:: l---+---1--}- HEARING DATE j . I , I ') lat ~~:8:30 AM :. 10:30 AM ;-: 1:30 PM
Tho hearing do.to ol>Ovo Is mandaloryif XQU 11111 el!Mr chlugod wi1h a OWs 1 vlolalicn. or tho vlola~Ol'I 1$ m.wl(od es an
lf a date appears Jn the box above, .AggmV81td nc~11en. or II no "aJll! dato" ls 9Mln on lhit Nollce or V'IOla11on. Also. l.'ie abcr.-e ho;irlng dat& Is mon:!a!oiy for oll
CllhClf tvi>= of dlllrQo' Uo cetlTICala ol COltllCtlol't (for a ewe) Is no\~ by tho dale lodlcalcd :o 11\o lafl, orb not aw med
you may have the option to admit by the OclJQRrlletlt. or II you a11tolflnd tut haw not tlmlly oef:cipued apre-heallng ~n GT Knli\ tht~ Jtalarto tht>
the violation and certify correction 008 EC8 Ponolly Schedule GI~ or check thastatus 'On BIS qusyon llis wllb!ilt.
YOU MUST A'ITE>IO 'n<E HEARING.l\Tll:IE ENVIRONMENOO. CONTROi. BOAAD IfYOU WISH TO CON'fESTTHE VIOl.AllON.
by the "cure date." By doing so, you
avoid a hearing before the
Environmental control Bourd hearing locations;
Environmental Control Board and
any penalties which would be 0 OuMns, 1-844-0ATH-NYO {628-4()92) 1#06 94ll! Avenue, 1st IL
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. .,. Violation No. 35169642N
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Silla Zlp-
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: 3516.9642N
ec8.fc,tR>11 fol!I)
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_ AfflsfavJVAfflmt!dfen ot StiJvtce ; :i
Helms Realty-Abuse of Protets
Dismissed NOVs Illegal Conversion NOVs Fallure to Comply NOVs 2016 NOVs
Issued 12/30/14 lssuod 2/14/17 Issued 2/14/17 Issu ed 4/12/16
Number Code Allegation Number Code Allegations Number Code Allegations Number Code Allegations
Provision Provision Provision Provision
NOV 3SI NYC Ptrmnoeot dwelling NOV3S2- NYC Pcrmaurnt dwelling NOV3S2- NYCAdmln. Failure to . file NOV3SI NYC Permonrnt dwelling
S13-24M Admin. us~d/corrver1ed for other tlian 204-46R Admln usod/co11vcrted for other thao 20SS71 Cod~ a cerdfu:ale or 6964lL Ad min. usedlconnrted for other lh1111
Code permanent residential 9wposcs Code perrn111tnt rcs!dcnlial pwpoGeS. 28201.ll cocrection for Code pcnnanent residelllial purpose.
28-210.3 do# 2932.7 indlcatci that 28-210.3 CIO 29327 iDd icaW prelllisei 28204.4 violating 28-210.3 do # 29327 indicatcs that
building to be l~gllY ltglllly 11pproved Class A SRO coodilions cil.Cd Dllildiag to be lepily :apprond
appro~cd as a clau A" SllO's 11n1ts. Now units 326, 541, 522, in NOV :i.s a de.u A" SRO wills now
Nowllllitsi441, 444,625, 441,435, 344, 341, 312.222, #3SI69641L units 11234, w, 32A, 313, 3ll,
641, 642, 744 nteg.ity nstd 743, 742, 734, 62S, 622, illeg31Jy issued.on 312.423, 43S, 41l, 413, 543
couvertcd as a ttaMJ 1111t we. converted/oecupied as tnmicnt 4n2116 illeplly 11mllconvcr.cd as a
Additional daily pcnnlrics cited use. Add' I dally pcQ.alties tnu:uient u.sc. Add' I daily
oeno.hles
NOV3Sl- NYC Failme 10 maintain building In NOV3S2- NYC Failure to m&intafo building in NOV3S2 NYCAdmin. Failure 10... flle NOV JS I- NYC Failure 10 melnrain bulldlng In
S13-22Z Admin. codn compliant manner. 204-47Z Ado:Un. codo compliant ma&1ner, failure to 205..SSL Code c certiricate of 696-42N Admln. code compUant manner. Fa Huro
Code FB.J1urc to provide number of Code provlclo number of required 28-201.1/ ~rtecr.ion ..for Code 10 provido numbc.r ofrcqu~d
28301.1 required means of ci~ for 28-301. l mCllJl.s or egl'ess for evel)' floor 28-204.4 viol:iling 28-301.1 means or egress for eve:y floor
cvciy Ooorfor transient use per BC 1018.1 and 27-366 conditions cited per BC 1018.l &: 27-366 for
in NOV tt0.nslent use
H3S169642N
is.sued on
4/l2/l6
(00235854-4}
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Page I ofl
'IBE CITY OF NEW YORK
m\.~~:NMENTAL CONTROL BOARD "I' 111 I I '
Hu;.t..RINO LOC>.TION:
Enviro1'1111cnlal CNllrOI Board
66 Jolui Stred
!0th l'loor
Nt:\YYortt.NY 10038
(211)3~1-1400
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,Mi;thod ofAppwanec; DECISION AND ORDER .
LlvoHcarfog Violation#: o3;4839047M ( I HOY)
Jicaring Date: Sep Iember I, 20 II
To: RoscnJierg. Calica &Bimey lLP City ofNew Yorlt v. HELMS RAL'N CORP
100 Garden Cil)' Pla:ca
Suite 408
Garden Ciiy, NY 11 S30 ..
Tolill Civjl Pcoalt;y: S0.00
1 Notice(~) ~r Vln~\ioo (NOV(t)) ~v.ue iss.u:c!.~ Ilic Respondent On Ille ~i;d _before mc,J1.nd up$!&) 1h~-t.\llt~ ~ FLidG\p of
Fact/CoJ10lll$lo1aS of l.llw sbtd below, I find as lblloVtS '1111. wllete OpPlictblc. otdcr piymcm ind complla111:e.
NOV: 034839047M
PLACE OF OCCUIUUlNCE: 130 WEST IOt STRET MANHA1TAN
OATE OFOCCUAAENCE: 10/07/2010
1SSUINGOFF1CE:R/A09.'CY:221S '008
ECB COOR: 1)106
CHAR06: AC 27MISCAC28MISC80At
DJSPOSlTJON: 01.SMlSSEO CMl..PENALTY IMPOSED: S0.00
Oii October 1, 2010, Ille 008 issued lo cespcmlent five ncllccs ofYiolltlon, one ofwhicb i1 11~udic::Kcd here. rdali\11 IO itspropcrt)I i:t
230 West 10 I $1 Slrecf. lnspl=Ctor l'Upeh leslifled 11'.a! lie 11/tDf lo Ille property IO lmoes1ip~ t cornpL11ot i=t respon(t111 .w.s opcntlog
an illegal cnnsiclil botcl. Accompinlcd by 11 police offKCt, be intpcctod lhrDacJio1.lt the baDcllng. llld with mrum:ic from ~
cdspob to a p.st. Ho ddc:mlncd lbet thil p:imaty 1ISC oflhe lllOJ*tY was as a~ bold, when gucs1S 111yd "'a rbort ICtl'll
and pai4 percby. Pctllloncrproduceda copyorlhe ccniJla\e ofoocupraooy,da.t.edScpl.cmba9, 1941, whlchpcml!trcd \he melM
occ11p111cy or lbe fintaiory asono ~ office~stoccs; aAd ofcxho!the2Dd QuougJi 71h aorits as tweoty~o rooms, single
n>01n oc:cup1111::y. Pctilncl"s Exhibit 1. 11alsop!Odl!ted1111 AJlll&al!oo ~ils ~ &om Ibo 008 websIll),. Riulb& Appe:odi:it A, IO
sbowthuwn78lofa11 AltTnic I appUciniop 0.1febnwy18,2011, and lhc i=ancoofApcm:rlton Junc3, 2011, :orihceo11'1CrSio11
of the stom ftoD\ SR.0 to bolcl. Pet. Ell. 2. Whi\o ike addn:sJ on Ille 1pplicotio11WlU2651 B~Wl\Y, lllo 008 nolcd dial lhb
ptO~rl)' had.tho c.wc bloclc and lot numbmu IM pl3cc ofoccum!nOI! ldClltiflocl on !he nodccs ofvio!Atioo.
RtspOlldCTit pcO<Juocd 1111'11nd~1ed l~rd, oblaincd from OHCR, nd Al\ HPD printout, whicb conf'uTIICd 126:'8"1111d OllC Class "A"
unil1 at the property. RQpolldcnt's Elbiliil1 A. B.
Ile NOV 348 S9047M.-C!ting NYC 8u.1dirtgsColll:l0l4.1-Failwe 1opovid:~bk mQnSofcpaswbc:-e Rq1lln:icl fi'or.i
~spaa:.
Rdponclcnt QtOcd that 1lac violation u ~ml!lyvap, dcticicntas a umeroflaw, and fated to efve1'otice oftbc maxitDaol
pomtty. Tho t.eu alkgcd In die NOV c:ililDc;f Ol\ly o:ae cu:ms ore~ Oil Ille '2COnd lh:ougli saYCllh 00011. A\~ iu plies
sti~ lbt Ille~ hrd an ir.laml iWJaSC Uld 1wo rm: escapcs. lnspcdoc Pup:b lWI li:sU!ied chat cbe ausie1I! hl>:d
rcquirul two indcpcndcnt ca:lo$cd nans o(eJtCSS from ac'!I Door. Ac did Mt believe the .fire ~ quUflcd as wi accqibblc
mcalU oregress.
R~ndont aqucd. ll1&1 lhe two fin: escapes, in :ldd&oon 10 the in.nor Pllin:illC, wen: aoccpt1blc ~ofegress.. It prvdoocd a lcUCT
prepared by Ard!itect Mut M:ukowirz in ord."1' to lift:\ Stop WodcOnler lssutd In 2009. Rc:spondeut's EUlbh C. fie l.Dd!catcd dial.
tho bulldlng, bad bcon bull1in 1900, with l 1 n>Oms on Ooors 2tlvoof,h1 cor.sistont with its last-lssl!Cd ccrtlllcate or occusmcy No.
29327,dalcd Stpltml>er9, 1942. He detailed l.bccwo lite e:scapcs 111<1 inlt:riOT5llim11slt.r~ci moans orepsr, alld fmthcrnok:dOlll
;pp:ol'Od and fully opentlllnal automatie sp:icildcnysttm ChtoWlbout lb )Kemises 4llld 01111pll!1)Vcd cei11111l-slatloll aooilored Class J
fi1c :alano ~ unoog oilier Ii~ prcYC11tion .mc.u:s. R.espooder.t Cunhcr mg-..ed lhal Ibis cgm conlipntloo l'llCI Ille rcqlllmncti::s
ofpuagraph 2 off26..n2.0 (6.1.2..l) ofthe 1938 Baildir1s Cod.It. llblcliallowl:d Corillcaeaiooor. rcgutaalo11 fn escape In UrJ1ofan
lllllditiona1t11cloJccl llalcw.iy. It met the ~ of67 of the Multiple Dwelling L:lw, y,Ml fol' holeis 1 rid otl:r.:r Cl~ A and
Cla$$ 9 dweU!ap, i:i pcrtlDClll part. nqulrcd 111 Ian two indeJICl'dcol 1J1Ca1tS ofunobsttuclcd qics.s. fitSl mtl01 IO be ao aictoscd mlr.
New Yo.ft City EmlroaJD01t1l CJrol Board
11601aa5t3382408005
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~!lets addu.ocd at hcarillg crcdibb' a1l)lllOltn:spoadtnt' dtfcnse1bt willi ~one iillelior ~ ud i - finl.~pes. thti
n:spondentbasiin>Y!ckd1hen!ttV!icd~lemeauofcpss. Acwnlinr)f,l~'OleNOV.
. . . . ..
.. .. ~ 1'0TAL CIVIL 1'.ENAL'Nr $0:00
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Laura Fleber, Administrative Law Juditi Date'." .....
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OATR
- Hearlnts Division
B1WUNG l.OCATION:.
OAtB'.H~Divlrioa
66 rou Scrcc:t
IOlh Floor
New York.NY 10038
(844) 623-%92
Me!hod ofAopcaran~
Live Ht:lring
ADJOURNMENT ORDER
13g()!S0115M !C715lll
SUMMONS: 03Sl696'11L
PLACB OF 0Ca.JRRENC; 230 WEST 101 SlREET MA.NBATIAN
DATEO'f OCCURRENCB: 0411V2016
ISSUING omcmvAGENCY: 2218 DOB
INFRACTION CODB: BIES
CHARGE: AC 2!-210..3
DISPOSmON: Al)]()URNED CIVll. PENALTY IMPOOED: NIA
INFRACTIONCODE: BJ.E6
CHARGE: 28-1.02.l
DJSPOSmON: ADIOURNED CIVQ.PeNALTY TMPOSED: NIA
SUMMONS: 03S169642N
PLACEOPOCCURR&ICE: 230WPEr 101 S'I'REETMANHAITAN
DATE OF OCCt.1RRBNC: 04/1212016
ISSUING OFFIC6R/A0NCY: 2218 DOB
INPRACTION CODE: Bl89
CHARGE: 28-301.l
DJSPOSmON: ADJOURNED CIVIL PENALTY IMJ'OSED: NIA
SUMMONS: 0351696411
Pl.AC! OF OCCURRENCE: 230 WBST 101 S'IREEt MANHATIAN
DATE OF OCCURRENCE: 04n2ll016
ISSUING OFE'ICER/AGfNCY: 2218 DOB
INFJlACTIONCODE: 810.2
CHARGE:AC 28-301.l
DISPOSmON: ADJOURNED ClVll. PENALTY IMPOSED: N/A
REA.SON EORADJOURNMENTIREMARKS:
SUMMONS: 0351696411..
AC 28-210.3, 28-202.l SUMMONS: 03Sl69642}11 23-30Ll SUMMONS: OlSl69648Y
AC 28-301.1
Acij~ oo the motioo aflhl: RdpOIJdcn
Adj to 3/2Jl2017 et tU n:q.cst because .Pd has appealed a dc.cisiou ca pmiiom cues OW Dlighl afti:ct this 011e. pa left ft to the coun
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Jl/1012016
Date
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- . .
't p
lndex. Nb.: J
Claimant,
-against-
THE CITY OF NEW YORK, THE NEW YORK CITY MAYOR'S OFFICE OF SPECIAL
ENFORCEMENT, AND THE NEW YORK CITY DEPARTME:'IT OF BUILDINGS,
Respondents.
To
Attorney(s) for
Date~.
Yours, etc.
To : ROSENBERG CALICA & BIRNEY LLP
. . Attorneys for Claim8llt '
Attomey(s) for Offioc and PO!! Oftke Address, Telephone
100 GARDEN CITY PLAZA, SUITE 408
GARDEN CITY, NEW YORK 11 S303200
(516) 747-7400 .