The Bronx Ink

By Mamta Badkar and Connor Boals

with additional reporting by Donal Griffin

Former Ocelot properties along Park Avenue in Tremont stand defaced by graffiti. The buildings which racked up over 100 "immediately hazardous" violations are being restored by new owner Isaac Hershkovitz. Photo by Mamta Badkar

Four buildings once owned by Ocelot loom over a very different Park Avenue in the central Bronx neighborhood of Tremont. The buildings until recently were ghost-like shells, but are now beginning to stir with the sounds of renovation. Their troubled past, however, still follows them.

The buildings are around 100 years old and among the oldest in the Ocelot portfolio. They are four-stories tall and contain between 20 and 24 units each. The façade has been defaced by graffiti, windows have been smashed in, and parts of the building have been stripped bare by the construction workers who point to sections where there are holes in the floor.

The buildings all have a past full of violations with the New York City Department of Buildings that range from structural instability to defective boilers. Under Ocelot’s management, the Park Avenue buildings racked up over 100 “immediately hazardous” violations by the end of 2008.

Many of the complaints were structural. “Caller says every time the Long Island Railroad train passes the building shakes,” read a Feb. 22, 2007, complaint about 4301 Park Ave. to the Department of Buildings. “From the top to the base of the building is cracked on the outside at the top building.”

Others address fire safety with a touch of the bizarre. “Caller notes the boiler is defective and caught fire on June 14, 2007. Boiler emits soot throughout the apartments,” read another complaint about 4289 Park Ave. filed on the same day as the fire. “And please inspectors take caution due to the large amount of pit bull dogs in basement.”

The now vacant lots are subject to routine inspections by the New York City Fire Department. The market value of each building ranges from $381,000 to $504,000 according to City-Data.com. In all, the four buildings are worth over $1.7 million.

“We aren’t stripping the buildings down, just patching them up,” said Joseph Silberman the current contractor. “These aren’t in Manhattan.” Now owned by Brooklyn-based Paradise Management with financing by Doral Bank, two of the properties are expected to be ready by January 1, 2010. “Only when the properties are fully occupied, will the bank go ahead with the others.”

Around the corner at Western Beef, store manager Jim Frisco said his business was hardly affected by the exodus. Neighbors and a member of the New York City Fire Department worried that at least one of the empty buildings were being used for drug activity.

David Arroyo, the manager of Jochi Auto Repair Inc. who has lived on neighboring Webster Avenue for 16 years, said “the riff-raffs” had been moving out over a period of time but the buildings appeared completely vacant two months ago.

“People were afraid to leave their cars because they were scared people would take their stuff,” he said, referring to the former occupants of the Ocelot properties. “Since they left, it’s gotten quiet and we’re doing pretty good.”

But trouble still follows the buildings, which were part of a package of five buildings bought by OCG VI – an Ocelot company – in June of 2007 for $6.2 million. When Ocelot’s backer, Israeli company Eldan Tech, abandoned the portfolio last last year, investors found a buyer for the Park Avenue buildings in Brooklyn property dealer, Issac Hershkovitz. Eldan Tech now alleges in a civil case filed in Manhattan’s State Supreme Court, however, that Ocelot’s president, Rachel Arfa, carved up the deal with Hershkovitz so that Ocelot only received $350,000 instead of $3 million, while she personally pocketed $300,000. Arfa has denied the allegations and counter-sued in the same court. Both cases are pending.

Eldan Tech also alleges that Hershkovitz has failed to pay the $350,000. The property dealer has yet to lodge a defense.

by Mamta Badkar and Connor Boals

Kwasi Akyeampong, a member of the Kingsbridge Armory Redevelopment Alliance, ties prayer cards to a fence outside the armory. Related Companies says its proposed development will bring 1,200 jobs to the Bronx. Photo by Mamta Badkar

For nearly 80 years, the Stella D’Oro cookie factory in the northwest corner of the Bronx filled the air over the Major Deegan Expressway with the delicious scent of its trademark biscotti, breadsticks and Swiss Fudge cookies baking in the oven.

Then on Oct. 9, the aroma vanished. The Kingsbridge factory closed its doors on that day and its 150 remaining workers were out of a job. The brand had been purchased by Lance, Inc., a North Carolina snack manufacturer. The new owner intends to move the brand, its products and the machinery–but not its Bronx workers–to a non-union factory in Ashland, Ohio.

“Stella D’Oro is like a landmark in the Bronx,” said Mike Filipou, who had worked as a lead mechanic in the factory for 14 years. “You know, it’s like Yankee Stadium.”

On the last day, a group of about 75 former Stella D’Oro employees, community supporters and labor activists marched in a circle outside the empty factory, chanting in unison with pickets raised.

Most of their signs were directed at the bakery’s former owner, North Carolina-based Brynwood Partners, the new owner Lance, Inc. and one of Brynwood’s investors, Goldman Sachs. But Mayor Michael Bloomberg did not escape their wrath.

“Hey Bloomberg, thanks a lot. Bronx unemployment and poverty soaring. Keep Stella in the Bronx,” read several white signs with bold black letters held aloft in the circle.

“Businesses have to make a profit,” said Jonathan Tasini, a labor activist, who is running against Democratic incumbent Kristen Gillibrand for US Senate in 2010. “But we also have to value the community and value the workers that make this company work.”

A good job has been a hard find for quite some time in the Bronx. With unemployment in the borough reaching 13.3 percent in September, Bronxites are looking to the mayor for answers to unemployment in the coming election. In October, 2003, a year and a half after Bloomberg took office, Bronx unemployment was at 10.7 percent, according to the Comptroller’s office. In January, 2006, as the rest of the city saw an average unemployment of of 4.1 percent, the Bronx was 5.5 percent.

“Despite the national economic downturn, which continues to make for trying times for many New Yorkers, our efforts to place people in jobs are paying off in record numbers,” said Bloomberg. “Eight years ago, the city’s workforce centers were placing New Yorkers in roughly 500 jobs a year. This year, we placed them in more than 6,800 – just in the last three months.”

Bloomberg’s approach to Bronx unemployment and poverty falls under his Five Borough Economic Opportunity Plan, his comprehensive strategy to bring New York City through the economic downturn as fast as possible. The Mayor’s office said the plan focuses on creating jobs for New Yorkers today, implementing a long-term vision for growing the city’s economy, and building affordable, attractive neighborhoods in every borough.

Specifically in the Bronx, the Mayor’s office said the city has helped place 4,526 people in jobs in the first nine months of 2009. Some 200 of these jobs were filled at the new Home Depot at the Gateway Center on River Avenue in the neighborhood of Morrisania.

But some residents have written the mayor off. “He has no interest in doing anything for the Bronx,” said Desiree Pilgrim-Hunter, a founding member of the Kingsbridge Armory Redevelopment Alliance and member of the Northwest Bronx Community and Clergy Coalition. “He has done nothing.”

Part of the plan is the implementation of the multi-agency South Bronx Initiative, which the mayor’s office says will spur $3 billion in public and private investment, create thousands of construction and permanent jobs and develop more than 8,000 units of housing.

A Quinnipiac University poll released on Oct. 26 put Bloomberg well ahead of former City Comptroller William Thompson, in all five boroughs. In the Bronx, he leads 50 percent to 33 percent among likely voters.

“It’s been shaping up all along, and now the new numbers say it looks like a Bloomberg blow-out,” said Maurice Carroll, director of the Quinnipiac University Polling Institute.

About 200 community members gathered outside the Kingsbridge Armory on Oct. 25 to call for living wages at the proposed retail development at the Kingsbridge Armory. Photo by Mamta Badkar

At St. Nicholas of Tolentine Church on the corner of University Avenue and Fordham Road, hundreds of Bronxites gathered to voice their opposition after the City Planning Commission voted 8 to 4 to approve Related Companies’ redevelopment plan to convert the Kingsbridge Armory into a shopping mall that will appeal to shoppers across all the boroughs. The castle-like structure has been sitting vacant on West Kingsbridge Road near Jerome Avenue since 1996.

The city has spent $30 million restoring the armory which is being offered to Related for $5 million. Combined with the tax breaks it’s being afforded, this translates to about $40 million in subsidies for Related. The community’s concerns have centered on this distribution of money, which many community members say is inequitable. Residents like those gathered at Tolentine that evening say they could conceivably find jobs in the Armory, but their salaries will not pay enough for them to shop in its stores.

Protesters focused on the developer’s promises to create 1,200 jobs – jobs, the community advocates said, will be part-time, paying poverty-level wages with no benefits. But not everyone in the community shares the concern. The Building and Construction Trades Council of Greater New York recently withdrew its support of the protest and came out in favor of redevelopment.

The common sentiment in the auditorium was that the Democratic mayoral challenger, William Thompson, would be better at creating jobs in the Bronx. Mayor Bloomberg supported Related’s bid to create more low-income jobs, not sustainable work, said Pilgrim-Hunter. “Thompson will deliver for us what Bloomberg refuses to acknowledge,” she said.

Even if Related’s opponents muster votes to block the project, the city council would need a two-thirds majority to override the mayor’s seemingly inevitable veto. Bloomberg says this is an opportunity to bring thousands of jobs to the Bronx at a time when it needs it the most. “The armory has been closed to the public for decades, but now we have an enormous opportunity to revitalize it as a hub of activity and jobs in the West Bronx,” he said.”We don’t want to let that opportunity – or any more time – pass by without progress.”

But some residents think this progress targets a select few. “Bloomberg prides himself on development but at what cost?” asked Kwasi Akyeampong, a  member of Kingsbridge Armory Redevelopment Alliance. “People who benefit are his rich billionaire buddies. [Thompson’s] stand is consistent with ours. We want someone who will represent this community,” he said.

Thompson, who has consistently backed the Kingsbridge Armory Redevelopment Alliance’s demands, took the podium at Tolentine.  “The election is nine days away,” he told the energized crowd. “If we come out and fight for what is right, I will be the mayor of New York. This will not move forward.”

Pilgrim-Hunter doesn’t think that the plan is in the best interest of the Bronx. “His five-borough gentrification has made place for the rich. That isn’t the blueprint for our community. We hope the city council has heard us today,” she said. “Today was proof that the Bronx will not vote for Mayor Bloomberg.”

The Bronx has seen some of Bloomberg’s job creation initiatives come to fruition, but as the crowd marched to the Kingsbridge Armory chanting, “Whose armory? Our armory,” it was clear that the Bronx is still waiting for Bloomberg to show and prove.