Zoning Subcommittee Meeting July 1, 2026: Four Rezoning Proposals Heard
Subcommittee on Zoning and Franchises Meeting – July 1, 2026
The Subcommittee on Zoning and Franchises, chaired by Council Member Farah N. Louis, held hearings on four mixed-use residential rezoning proposals in Brooklyn, Queens, and the Bronx. The meeting began at 11:00 AM in a hybrid format. All eight land use applications were heard and then laid over without a vote. Council Members present: Louis, Carr, Encarnación, Farías, Felder, Salaam, Thomas-Henry. Council Member Schulman was absent; Council Member Sanchez excused due to a conflict. Council Member Santosousso also attended.
2950 West 24th Street (Coney Island, Brooklyn) – LU 0100-0103
- Proposal: Rezone from R6 to R7-3 with C2-4 overlay, establish Mandatory Inclusionary Housing (MIH) area, and grant two special permits (parking reduction from 167 to 143 spaces and large-scale development). Applicant seeks to build a 100% affordable 18-story building with 410 units under HPD's Extremely Low and Low-Income Affordability (ELA) program, plus community facility and supermarket space. An existing 360-unit rent-stabilized building will remain.
- Public Testimony: Two opponents (Nikki Bridko, Marissa Solomon) argued that the developer has a record of HPD violations, eviction filings, and that the proposed build site is a park, not a parking lot. One supporter (Keith Suber) spoke in favor, noting the site has been dormant for years. A representative from 32BJ (Karan Banks) supported the project, citing the developer's commitment to good jobs and prevailing wages.
- Discussion: Council Member Santosousso questioned the developer about parking utilization (30%), open HPD violations (61 class B, 65 class C), and tenant conditions. The developer claimed 75% of existing tenants voted in favor, that violations are being dismissed, and that eviction filings are collection tools, not displacement. The developer also stated they are finalizing an agreement with 32BJ. Chair Lewis asked about construction impacts (off-site panelized system, drilled piles) and HPD conversations (underway for two years). The applicant emphasized the site's appropriateness given surrounding 17- and 24-story buildings and transit access (0.6 miles from Stillwell Avenue subway).
63-02 Fresh Pond Road (Ridgewood, Queens) – LU 0104-0105
- Proposal: Rezone from R5B to R6A with C2-4 overlay and establish MIH area. Applicant seeks to build a 54-unit mixed-use building (13-16 permanently affordable units) with 19 off-street parking spaces (voluntarily provided). Community Board 5 unanimously approved with a condition to reduce the rezoning area north of Bleeker Street to R6B.
- Public Testimony: None.
- Discussion: Chair Lewis asked about parking guarantees and unit breakdown. The applicant stated 19 one-bedroom, 27 two-bedroom, and 8 three-bedroom units, with 65% two- and three-bedrooms. The developer noted the site is in the Greater Transit Zone and that no parking is required. Plans for ground-floor commercial space (likely a pizzeria, as the applicant owns one across the street) were discussed. The applicant did not engage other property owners in the rezoning area, as they are occupied and unlikely to redevelop.
1160 Pugsley Avenue (Unionport, Bronx) – LU 0106-0107
- Proposal: Rezone from R5 to R7A with C2-4 overlay and establish MIH area. Applicant seeks to build a 100% affordable 8-story building with 104 units and a 10,900-square-foot fresh grocery store through the city's Fresh Food Store program. Community Board 9 and Borough President Vanessa Gibson recommended approval.
- Public Testimony: None.
- Discussion: Council Member Farías expressed strong support, noting the project addresses food deserts and includes a healthy mix of unit sizes (32 two-bedroom, 8 three-bedroom). She emphasized commitments to local hiring, MWBE participation, and security. Chair Lewis asked about HPD funding pipeline. The applicant stated they have submitted a project intake sheet and are committed to waiting for HPD financing. The developer (an experienced supermarket owner) intends to operate the grocery store as a Key Food.
1166 Bedford Avenue (Bed-Stuy, Brooklyn) – LU 0108-0109
- Proposal: Rezone from R6A to R7X and establish MIH area. Applicant (Khalifah Residences LLC, in partnership with Masjid Abdul Muhsi Khalifa) seeks to build a 12-story building with 144 senior affordable housing units (44 for formerly homeless), a 13,000-square-foot community facility (mosque and school), and 6,200 square feet of retail. Community Board 3 unanimously approved.
- Public Testimony: Six members of the mosque community testified in support, emphasizing the history (founded by Malcolm X in 1962), the need for senior housing to prevent displacement, and the mosque's long-term community service. Council Members Felder and Salaam offered strong endorsements.
- Discussion: Chair Lewis asked about unit mix (110 studios, 34 one-bedrooms, 1 two-bedroom superintendent unit, all at or below 60% AMI), temporary relocation of the mosque during construction (arrangements with other faith-based organizations), and relocation assistance for existing businesses (relocation consultant engaged). The applicant confirmed the building is at the maximum FAR but only 12 stories to preserve the mosque's prominence. The partnership model ensures the mosque retains ownership.
Key Outcomes
- All eight land use applications (LU 0100-0109) were heard and laid over by the subcommittee. No votes were taken. Written testimony may be submitted up to three days after each hearing. The next steps include further review by the full Council.
Meeting Transcript
Good morning. Welcome to the subcommittee on zoning and franchises. Please place your phone on silent or vibrate mode anytime during the hearing. Do not approach the hearing. Chair Lewis, we are ready to begin. Good morning and welcome to a meeting of the subcommittee on zoning and franchises. I am council member Farrell Lewis, Chair of the Committee. This morning, we are joined by Council members Thomas Henry and Simkefelder. Today and Salam. Today we are holding four hearings on the following proposals. 2950 West 24th Street Mixed Use Residential Rezoning and Council Member Council Member Santos Soso's District. 6063-02 Fresh Pond Road, Mixed Use Residential Rezoning and Council Member Wong's District. 1160 Pugsley Avenue Mixed Use Residential Rezoning and Council Member Fadias's District and 1166 Bedford Avenue Mixed Use Residential Rezoning and Council Member Ose's district. This meeting is being held in hybrid format. Members of the public who wish to testify may testify in person or via Zoom. Members of the public wishing to testify remotely may register by visiting the New York City Council website at www.council.nyc.dgov backslash land use to sign up. Or for those of you here in person, please see one of the sergeant at arms to prepare and submit a speaker card. Members of the public may also view a live stream broadcast of this meeting at the council's website. When you are called to testify before the subcommittee, if you are joining us remotely, you will remain muted until recognized by myself to speak. When you are recognized, your microphone will be unmuted. We will limit public testimony to two minutes per witness. If you have additional testimony that you would like to the subcommittee to consider, or if you have written testimony that you would like to submit instead of appearing in person, please email it to land use testimony at council.nyc.gov. Written testimony may be submitted up to three days after the hearing is closed. Please indicate the LU number and or project name in the subject line of your email. We request the witnesses joining us remotely remain in the meeting until you are excused as council members may have questions. Lastly, for everyone attending today's meeting, this is a government proceeding and decorum must be observed at all times. Members of the public are asked not to speak during the meeting unless you are testifying. The witness table is reserved for people who are called to testify, and no video recording or photography is allowed from the witness table. Further, members of the public may not present audio or video recordings as testimony, but may submit transcripts of such recordings to the sergeant at arms for inclusion in the hearing record. I now call open the first public hearing on LU's 100 through 103 regarding 2950 West 24th Street, a mixed use residential rezoning proposal in Coney Island, Brooklyn, and Councilmember Santo Soso's district. The proposal involves a zoning map and a MIH zoning tax amendment and two special permits. Applicant is seeking to build a mixed-use affordable housing project with approximately 410 apartments.gov backslash land use. For anyone with us in person, please see one of the sergeant at arms to submit a speaker card. If you would prefer to submit written testimony, you can always do so by emailing it to land use testimony at council.nyc dot G-O V. I now recognize count. Stand at ease. We're still waiting for the arrival of Councilmember Santososo. In the meantime, we will call the following. I will now call the applicant panel for this proposal, which consists of Ron Schulman, Mark Ginsberg, Richard Lobel, Diamotros, Moraganius, Van Tao. And online we have Olga Olga Albedanar and Matt Sloan. Good morning. Could you please, those who are here in person, could you please raise your right hand? Thank you. And state your name. Richard Lobel. Mark Ginsburg. Demetrios Laura Janis. Thank you. Do you please keep your right hand raised? Do you swear to have a two and nothing but the truth in your testimony this morning and in response to council member questions?
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