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.