Public Meetings - New York City, New York

On July 15, 2026, the New York City Council Committees on Housing and Buildings and Finance held a joint oversight hearing to examine financial tools for maintaining the affordability of Mitchell-Lama housing. The hearing was co-chaired by Councilmember Linda Lee (Finance) and Councilmember Pierina Ana Sanchez (Housing and Buildings), with opening statements from both chairs and from Speaker Julie Menon. The meeting focused on the rising financial distress, deferred maintenance, and steep rent increases across the city's 90 HPD-supervised Mitchell-Lama developments, using Tracy Towers and Kingsbridge Arms as case studies. The hearing featured testimony from HPD First Deputy Commissioner Adam Phillips, who described the portfolio's challenges, and a lengthy question-and-answer session with council members. The public testimony session included residents and advocates who described hazardous conditions, inadequate oversight, and the burden of sudden large increases. No votes were taken; the oversight was filed and Resolution 0083-2026 was laid over. Public Comments & Testimony - Jean Hill, President, Tracy Towers Tenant Organization: Described severe conditions: elevators constantly breaking down, leaking roofs, substandard work, and a 40-year history of unfulfilled promises. Stated that 60% of residents would not qualify for subsidies and that the proposed 30% rent increase would force displacement. - Ed Yaker, Chair, Coordinating Council of Cooperatives: Urged including all limited-equity housing (not just Mitchell-Lama) in the discussion. Noted that city mandates (e.g., insurance, local laws) drive up costs without proportional safety benefit. - Sally Strowman: Highlighted insufficient oversight, maintenance backlog, financial mismanagement, and a problematic bidding process with frequent change orders. Called for a tenant committee to address issues. - Eric Furman, Director of Housing Policy, AFL‑CIO Housing Investment Trust: Stated that his fund has invested $569 million in Mitchell-Lama and affordable co-ops. Emphasized need for larger public investment and urged creation of good union jobs. - Janice Brody, Board Member, Clayton Apartments (Harlem): Reported a $15,000/month deficit, a $25–30 million capital need, and insurance costs of $700,000/year. Argued that city capital should be treated as investment, not debt, and that local laws place an unfair burden on co-ops. - Ryan Schollenberger, Vice President, Clayton Apartments Board: Detailed that a 15% increase approved by HPD only covers a loan conversion. Noted a $250,000 cost for Legionella remediation and a 62-year-old pipe system. Called for opening up the management company list, as many approved firms are ineffective. - Susan Peters, American Monetary Institute: Discussed the monetary system’s role in creating debt, arguing that bank lending creates money and that this should inform city financial policy. - Richard Heitler, Treasurer, Village East Towers (Lower East Side): Proposed scrapping the three-year rent‑increase system in favor of annual, simpler increases with a 90‑120 day approval timeline. Reported that a three-year loan process delay cost his co-op over $500,000. Called for a small loan program for vacant apartments, mortgages for new buyers, and an end to 2‑11 conversions. - Faisel Yousafu (in person): Represents Tracy Towers. Stated that the offered SNAP program is not a solution because his wife’s income makes him ineligible, and he cannot afford the increase as a disabled retiree. - Sam Moskowitz, Board President, Gouverneur Gardens (Zoom): Reported insurance costs of $1,800/unit (doubled) and a $54 million capital project. Recommended requiring multi-year budget projections, standardized reporting, simplified HPD processes, and tracking of vacancies/arrears as early distress indicators. - Gene Hall, Board President, Rochdale Village (Zoom): A state-supervised Mitchell-Lama in Queens facing a 31.2% carrying charge increase. Urged creation of a dedicated city capital fund for Mitchell-Lamas and expanded city programs. Discussion Items - Opening Statements: Chair Lee and Chair Sanchez emphasized that the hearing is not about litigating the Mitchell-Lama program but about proactive oversight. Chair Sanchez highlighted that 10% of city-supervised Mitchell-Lamas experience financial distress, that 30–37 developments saw average 29% rent increases in 2025, and that a March 2026 state audit found hazardous conditions at 12 of 15 sampled developments, including $2.3 million in misspent funds. Speaker Menon stressed the need for transparency, accountability, and exhaustion of all preservation tools before imposing large rent increases. - HPD Testimony: First Deputy Commissioner Adam Phillips stated that the Mitchell-Lama portfolio faces rising operating costs, significant capital needs, and uneven income streams. He noted that HPD is legally required to approve rent increases needed to cover costs, that increases often make up for many years of flat increases, and that Tracy Towers is not exceptional. He outlined tools: SCREE/DRI enrollment, advocacy for more Section 8 vouchers, reauthorization of J51, and exploring sale of undeveloped land. He committed to a comprehensive portfolio-wide approach. - Question and Answer Session: Council members pressed HPD on several issues: - Proactive vs. Reactive Oversight: Chair Sanchez and others questioned why HPD does not smooth increases over time. HPD replied that it reviews financials regularly but many buildings delay increases until capital projects are ready. - Physical Needs Assessments (IPNAs): HPD revealed that 48 of 90 city-supervised developments have had IPNAs since 2020. Council members noted that buildings often only conduct IPNAs when seeking financing, not proactively. - SCREE Enrollment: Councilmember Dinowitz questioned HPD’s compliance with Local Law 44 (pre-filled applications). HPD claimed full compliance but acknowledged that increase-related applications are not pre-filled until the increase takes effect. Citywide, only 67,132 of 158,214 eligible households receive SCREE/DRI. - Capital Spending: HPD stated that its five-year preservation budget is $1.232 billion, but does not break out Mitchell-Lama specifically. In FY27–28, HPD expects to preserve about 2,800 Mitchell-Lama units. - Debt and Balloon Payments: Councilmember Dinowitz raised concerns about the ballooning debt at Tracy Towers (a 1971 loan of $40.7 million had amassed $106.2 million in interest by 2012). HPD explained that city capital is structured as deferred, accruing loans with a balloon at 30 years, which serves as a hook to keep buildings affordable. - Insurance and Operating Costs: Councilmember Dinowitz noted that Tracy Towers’ security costs jumped 50% in two years (from $1.8M to $2.8M) and that insurance costs per unit ($4,600) are far above the citywide affordable average ($1,770). HPD agreed to examine these costs. - Management Accountability: Councilmember Jay Sanchez asked about tools to address poor management across multiple buildings. HPD said it can bring in firms for deeper review, but there is no automatic trigger. Councilmember Banks raised the example of Linden Plaza, where a management company that refinanced without reinvesting was not held accountable. - Land Sales and Development: HPD views selling parking lots or undeveloped land as an innovative revenue source, but council members stressed the need for resident input and equitable outcomes. - Roundtable: Councilmember Brewer proposed a roundtable with city, state, and resident stakeholders. HPD agreed to host it. Key Outcomes - No votes were taken. The oversight hearing was filed by committee. Resolution 0083-2026 (urging state legislation to protect Mitchell-Lama residents) was heard and laid over; no action was taken. - HPD committed to providing the following to the committees within “the coming days”: - A comprehensive list of city-supervised Mitchell-Lama developments, their rent increases over the past 10 years, and proposed upcoming increases. - A list of developments with rent increase applications currently pending. - A breakdown of debt composition (city vs. private capital) for Tracy Towers and other developments. - Documents from the 2016 loan at Tracy Towers (elevator/roof repairs) to verify work completion. - Data on the cost of capital needs from the 48 IPNAs completed since 2020. - Information on HPD violations within the Mitchell-Lama portfolio. - HPD agreed to collaborate with the Council on a roundtable discussion involving city, state, residents, and management to address systemic issues. - HPD committed to advocating for state-level changes including increasing the local SCREE income cap from $50,000 to $75,000 and reauthorizing J51. - HPD will continue to explore innovative revenue models such as development of unused land, while ensuring resident engagement. - The Council and HPD agreed to work together to reduce operating costs, including insurance, and to push for more federal Section 8 vouchers. - No immediate policy changes were enacted. The hearing served as a fact-finding exercise, with follow-up actions expected from the roundtable and future legislative proposals.

The New York City Council Committee on Land Use, chaired by Councilmember Kevin C. Riley, met on Tuesday, July 14, 2026 at 11:30 AM in Hearing Room 1 at 250 Broadway. The committee voted on 16 land use applications (including zoning changes, landmark designations, and special permits) and held a hearing on Intro 833, a bill to amend the administrative code to remove outdated building setback restrictions along portions of Eastern Parkway in Brooklyn. All 13 members present voted in favor of every item, with modifications applied to two rezoning proposals. The bill was laid over for further consideration. Consent Calendar - Landmark Designations (LU 0091–0093): Approved unanimously (13-0) the designation of Public School 15 Annex (72 Schermerhorn St, Brooklyn), the Church of Saint Mary (440 Grand St, Manhattan), and the Lithuanian Alliance Building (307 West 30th St, Manhattan) as individual landmarks. - 164th Street Rezoning, Queens (LU 0094–0095): Approved (13-0) a zoning map and text amendment to facilitate a mixed-use development with approximately 80 units, including up to 24 affordable units through Mandatory Inclusionary Housing (MIH). - 50-20 108th Street Rezoning, Queens (LU 0096–0097): Approved with modifications (13-0) to remove MIH Option 2 and reduce the rezoning area to address displacement concerns. The project will now include approximately 196 units total, up to 49 affordable units through MIH. - 198-208 Richmond Terrace Rezoning, Staten Island (LU 0098–0099): Approved (13-0) a zoning map and text amendment to facilitate a mixed-use development with approximately 118 units, including up to 35 affordable units through MIH. - 2950 West 24th Street Rezoning, Brooklyn (LU 0100–0103): Approved (13-0) a zoning map amendment, text amendment, and two special permits to allow a mixed-use affordable housing project with approximately 408 apartments, up to 122 permanently affordable. - 63-02 Fresh Pond Road Rezoning, Queens (LU 0104–0105): Approved with modifications (13-0) to remove MIH Option 2. The project will now include approximately 54 apartments, up to 14 permanently affordable through MIH. - 1160 Pugsley Avenue Rezoning, Bronx (LU 0106–0107): Approved (13-0) a zoning map and text amendment to facilitate a mixed-use affordable housing project with approximately 104 units, including up to 37 permanently affordable. - 1166 Bedford Avenue Rezoning, Brooklyn (LU 0108–0109): Approved (13-0) a zoning map and text amendment to facilitate a mixed-use affordable senior housing project with approximately 144 units, up to 43 permanently affordable, plus a new mosque and school. - Pre-Considered Items (T2026-2210, T2026-2211, T2026-2240, T2026-2241): Approved (13-0) as pre-considered items: - 511 West 171 Street ANCP Cluster (Manhattan): Urban development action area project and 40-year Article 11 tax exemption to rehabilitate three buildings with approximately 50 units. - East Harlem/El Barrio Article XI Amendment (Manhattan): Amendment to a 2019 council resolution to allow an updated project with 36 rental units and three community facility spaces (replacing two commercial and one community facility). - New High School at 25 Wall Street (Staten Island): Site selection for an approximately 801-seat high school facility with a District 75 program. Public Comments & Testimony - One member of the public, Christopher Leon Johnson, testified in support of Intro 833, stating he is “100%” for it. He expressed concern about inadequate transportation and the presence of a men’s shelter (Renaissance Shelter) near Ralph Avenue and Eastern Parkway, urging the council to address those issues. He indicated no objection to carving out Councilmember Mealy’s district if that were desired. Discussion Items - Intro 833 – Eastern Parkway Setback Restrictions (Sponsored by Councilmember Sandy Nurse): The committee heard a bill to amend the administrative code to remove 30-foot building setback requirements along portions of Eastern Parkway and Eastern Parkway Extension (between Ralph Avenue and Bushwick Avenue) except where established development patterns reflect the original intent. Councilmember Nurse explained that the proposal originated from a BSA variance for a project converting a property into hundreds of affordable housing units, and that the developer and the DOE Fund agreed to build a community recreation center. She noted the administration (Department of City Planning) supports the bill and that it does not impact property taxes. She expressed willingness to remove other council districts from the bill if there is opposition. - Councilmember Mealy opposed including his district in the bill, stating he wanted to first consult his constituents and expressing concern that the 30-foot extra setback could lead to higher property taxes upon reassessment. He requested that his portion of the district be carved out. - Chair Riley clarified that the bill is an amendment to the administrative code, not a zoning text amendment. Key Outcomes - All 16 land use applications were approved by a roll-call vote of 13 in the affirmative, 0 in the negative, with no abstentions. - Modifications were applied to two rezoning proposals: LU 0096-0097 (50-20 108th Street) and LU 0104-0105 (63-02 Fresh Pond Road) – both had MIH Option 2 removed, and the former also had its rezoning area reduced. - Intro 833 was heard by the committee and laid over (no final vote taken). The committee will continue to consider the bill, with potential amendments to carve out districts based on councilmember feedback.

On Tuesday, July 14, 2026, the New York City Council Subcommittee on Zoning and Franchises, chaired by Council Member Farah N. Louis, held a voting meeting to consider seven rezoning proposals across Queens, Staten Island, Brooklyn, and the Bronx. All nine subcommittee members were present, along with Council Members Hanks, Nurse, and Sanchez. The meeting resulted in unanimous approval of all applications, with two proposals approved subject to modifications. Discussion Items LU 0098-0099: 198-208 Richmond Terrace Rezoning (Staten Island, Council District 49) - Applicant: Economic Development Opportunity Zone Fund 1 LLC. - Proposal: Mixed-use residential development with 118 apartments, including 35 permanently affordable units (approximately 30%). Zoning map amendment from R6/C2-2 to R7-3/C2-4, plus establishment of a Mandatory Inclusionary Housing (MIH) area. - Council Member Hanks spoke in support, emphasizing the project's proximity to the ferry, public transit, and jobs, and noted improvements such as enhanced stormwater management and rooftop green space. LU 0094-0095: 164th Street Rezoning (Queens, Council District 24) - Applicant: 88-66 Myrtle LLC. - Proposal: Mixed-use residential project with approximately 80 apartments, including 24 permanently affordable units. Zoning change from R3-2 to R6A/C2-4, plus MIH area. - Council Member Gennaro expressed support. LU 0096-0097: 50-20 108th Street Rezoning (Queens, Council District 21) - Applicant: Federici Builders Corp. - Proposal: Two mixed-use residential buildings with a combined 196 apartments, of which 49 would be permanently affordable under MIH Option 1. Zoning change from R6B/C2-3 to R7A/C2-4, plus MIH area. - The subcommittee recommended two modifications: (1) reducing the rezoning area to mitigate displacement pressure in a high-displacement area per the city's Equitable Development Data Explorer; (2) removing MIH Option 2 to ensure deeper affordability. - Council Member Thomas Henry supported the modified proposal, highlighting community input, family-sized units, MWBE inclusion, and union opportunities. LU 0108-0109: 1166 Bedford Avenue Rezoning (Brooklyn, Council District 36) - Applicant: Khalifah Residences LLC. - Proposal: Mixed-use affordable senior housing with 144 apartments, including 43 permanently affordable units. Zoning change from R6A to R7X/C2-4, plus MIH area. - Council Member Felder noted the project includes a Muslim House of Prayer, a senior component, and a children's play area, and expressed support on behalf of Council Member Osay. LU 0100-0103: 2950 West 24th Street Rezoning (Brooklyn, Council District 47) - Applicant: Ocean Towers Partners LLC. - Proposal: Mixed-use affordable housing infill project with 408 apartments, including 122 permanently affordable units. Four actions: zoning map amendment to R7-3/C2-4, MIH area, and two special permits—one for bulk flexibility (floor area distribution, minimum distance between buildings, height and setback modifications) and one to reduce required accessory off-street parking. - Council Member Santos supported the proposal. LU 0104-0105: 63-02 Fresh Pond Road Rezoning (Queens, Council District 30) - Applicant: 63-02 Fresh Pond Road Realty LLC. - Proposal: Mixed-use residential project with 54 apartments, including 14 permanently affordable under MIH Option 1. Zoning change from R5B/C1-4 to R6A/C2-4, plus MIH area. - The subcommittee recommended one modification: removal of MIH Option 2 to ensure affordable units are provided at an average of 60% Area Median Income (AMI). - Council Member Wong supported the modified proposal. LU 0106-0107: 1160 Pugsley Avenue Rezoning (Bronx, Council District 18) - Applicant: 1160-1178 Pugsley Ave LLC. - Proposal: Mixed-use affordable housing with 104 apartments, including 37 permanently affordable units. Zoning change from R5 to R7A/C2-4, plus MIH area. The project includes family-sized units, neighborhood retail, outdoor recreation space, 32 parking spaces, and a fresh green market (approximately 10,900 sq ft for grocery use). - Council Member Farías spoke in strong support, emphasizing the project's contribution to food access, affordability, and community stability. She noted ongoing negotiations with the developer to ensure family-sized units, retail, and fresh food options. Key Outcomes - All nine land use applications (LU 0094-0095, 0096-0097, 0098-0099, 0100-0103, 0104-0105, 0106-0107, 0108-0109) were approved by a vote of 9 in the affirmative, 0 opposed, 0 abstentions. - LUs 0096-0097 and LUs 0104-0105 were approved with modifications as described above and referred to the City Planning Commission (CPC). - All other items were approved without modifications and referred to the full Land Use Committee. - The subcommittee adjourned after the vote.

The New York City Council Subcommittee on Landmarks, Public Sitings, Resiliency and Dispositions, chaired by Councilmember Christopher Marte (with Councilmember Kamillah Hanks serving as acting chair), held a hybrid meeting on July 14, 2026. The subcommittee considered a site selection for a new high school in Staten Island, an amendment to a prior tax exemption for an East Harlem community land trust, and voted on three landmark designations and two housing development items. All votes were unanimous (6-0 in favor). Public Comments & Testimony - No members of the public testified on any item. No written or remote testimony was offered. Discussion Items - New High School at 25 Wall Street, Staten Island (T2026-2241): The New York City School Construction Authority (SCA) presented a proposed 801-seat high school annex to Curtis High School. The site is currently a paved parking lot. The school would address severe overcrowding (Curtis High School at 127% utilization) and expand the school's nursing program by up to 100 seats (from 345 to 445 seats). The annex is expected to open in 2031. Councilmember Hanks expressed strong support, citing the need to relieve overcrowding and expand the nursing program as a workforce pipeline. SCA representatives affirmed that the principal supports the expansion. The project includes classrooms, District 75 special education spaces, a gymatorium, and an at-grade play yard. - East Harlem/El Barrio Article XI Amendment (T2026-2240): The NYC Department of Housing Preservation and Development (HPD) requested an amendment to a 2019 resolution for the East Harlem/El Barrio Community Land Trust. The amendment would convert two previously designated commercial spaces (at 53 East 110th Street and 201 East 120th Street) to community facility spaces. The project otherwise remains unchanged: approximately 38 rental units and three community facility spaces across four buildings. Councilmember Encarnación expressed support, noting the change keeps the space viable for the CLT. Key Outcomes - Landmark Designations (LU 0091-2026, LU 0092-2026, LU 0093-2026): The subcommittee approved designations for Public School 15 Annex (Brooklyn, Council District 33), Church of Saint Mary (Manhattan, Council District 1), and Lithuanian Alliance Building (Manhattan, Council District 3). Vote: 6-0. - 511 West 171 Street ANCP Cluster (T2026-2210 & T2026-2211): Approved the urban development action area project and a 40-year Article XI tax exemption to facilitate rehabilitation of three buildings with 50 units in Washington Heights (Council District 10). Councilmember de la Rosa, via statement, supported the project for preserving affordability and enabling homeownership. Vote: 6-0. - East Harlem/El Barrio Article XI Amendment (T2026-2240): Approved the amendment to convert commercial spaces to community facility spaces. Vote: 6-0. - Curtis High School Annex (T2026-2241): Approved the site selection for the 801-seat high school at 25 Wall Street, Staten Island. Vote: 6-0. - All items were referred to the full Land Use Committee.

The New York City Council Subcommittee on Landmarks, Public Sitings, Resiliency and Dispositions, chaired by Councilmember Christopher Marte, held a hearing on July 9, 2026, at 11:00 AM in Hearing Room 1 at 250 Broadway. The agenda included three individual landmark designation proposals (Public School 15 Annex, Church of Saint Mary, and Lithuanian Alliance Building) and one application from the Department of Housing Preservation and Development (HPD) for the 511 West 171 Street ANCP Cluster project. All four items were laid over without a vote. Public Comments & Testimony - Lithuanian Alliance Building (LU 0093-2026): Multiple speakers testified in strong support of the landmark designation. Radville Meskavik, a representative of the Lithuanian Alliance, described the building as a "second home" for the community and thanked the subcommittee. Giedre Volgosgas, Deputy Consul General of Lithuania in New York, emphasized the Alliance’s historic role as the oldest continuously operating Lithuanian organization worldwide and its contributions to Lithuanian-American heritage and to New York’s multicultural character. A volunteer and consulate staffer also spoke briefly in support, urging a yes vote. - No public testimony was offered on the other agenda items. Discussion Items - HPD Application – 511 West 171 Street ANCP Cluster (T2026-2210 and T2026-2211): Councilmember De La Rosa expressed strong support, noting the project would convert existing rental units to cooperative ownership. HPD Senior Project Manager Shams Al Kafaji presented details: three buildings in Washington Heights with 50 total units (36 occupied, 14 vacant). Existing residents earning up to 80% AMI would purchase their units for $250; those above 80% AMI would pay $2,500. Vacant units would be sold at prices affordable to 80% AMI. Monthly maintenance is set so housing costs do not exceed 30% of income. The project includes gut rehabilitation, new low-carbon systems, and relocation of tenants. The sponsor is Lumley and Wolf Companies. Financing includes a $500,000–$700,000 per unit city capital loan with zero interest for 40 years, and various state grants. The goal is to convert to a cooperative after construction (24–30 months) and a subsequent marketing period. Councilmember Marte opened a joint public hearing, and after no testifiers, closed the hearing and laid over the items. - Landmark Designations: Margaret Herman, Director of Research at the Landmarks Preservation Commission, presented three designations: - Church of Saint Mary (LU 0092-2026): Located at 440 Grand Street, Manhattan. Built in 1833, it is Manhattan’s second oldest existing Catholic church building. The Romanesque Revival facade was designed by Patrick Charles Keely in 1864. The parish served Irish immigrants and continues to serve a diverse Catholic community. - Lithuanian Alliance Building (LU 0093-2026): Located at 307 West 30th Street, Manhattan. A Neo-Greek style building constructed 1876–1877. The Lithuanian Alliance purchased it in 1910 and has operated there for over a century, providing aid to Lithuanian immigrants and preserving culture. The building was restored in 2018. - Public School 15 Annex (LU 0091-2026): Located at 72 Schermerhorn Street, Brooklyn. Designed by James Naughton in 1889 as an annex to an overcrowded school. It later housed the Brooklyn Girls’ Continuation School, a pioneering institution for young women, and continues as an educational site. The building is architecturally distinctive and reflects immigrant history. Councilmember Wilson spoke in support of the Lithuanian Alliance designation. All three designations received strong support at LPC public hearings in March. The subcommittee heard no further questions and laid over the items. Key Outcomes - All items laid over (no vote taken): LU 0091-2026 (Public School 15 Annex), LU 0092-2026 (Church of Saint Mary), LU 0093-2026 (Lithuanian Alliance Building), T2026-2210 (UDAP approval for 511 West 171 Street ANCP Cluster), and T2026-2211 (Article 11 tax exemption for same project) were all subject to a hearing and then laid over by the subcommittee. The meeting adjourned without further action.

The Committee on Governmental Operations, State & Federal Legislation, chaired by Councilmember Gale A. Brewer, held a hearing on July 7, 2026, to consider Introduction T2026-2196 (Intro 2196), a preconsidered local law that would increase compensation for the mayor, public advocate, city council members, borough presidents, comptroller, and district attorneys. The hearing featured testimony from the chair of the Quadrennial Advisory Commission, good government groups, and members of the public. The bill was laid over by the committee after the hearing. Public Comments & Testimony - Carl Weisbrod (Chair, Quadrennial Advisory Commission): Stated strong support for the commission's recommendations, emphasizing the 18.2% across‑the‑board increase tied to cost‑of‑living since January 2022, prospective application for future terms, and the need for 120 days instead of 75 for future commissions. He explained the automatic 2% yearly increase backstop as a modest incentive to ensure mayors convene commissions. - Grace Rao (Executive Director, Citizens Union): Expressed support for the 18.2% salary increase, restoring the commission cycle to the third year of the term, and extending the commission’s time frame to 120 days. However, she opposed the automatic inflation‑adjusted salary backstop, arguing it would eliminate the incentive to convene a commission and that salary reviews require qualitative considerations beyond inflation. - Rachel Faust (Senior Policy Advisor, ReInvent Albany): Supported the 18.2% increase and process reforms but opposed the automatic 2% or inflation adjustment backstop, stating it creates a path of least resistance for mayors to avoid convening a commission and removes public input. She recommended alternative backstops, such as allowing the comptroller to appoint the commission, and urged additional ethics and transparency reforms. - Christopher Leon Johnson (Member of the Public): Voiced full support for the pay increase, calling the 10‑year freeze “unconscionable.” He urged eliminating the ban on outside income and proposed that council members earn at least $200,000 annually, be classified as part‑time, and that offices be open 40 hours per week. He opposed future commissions and automatic inflation adjustments. Discussion Items - Overview of Intro 2196: Chair Brewer introduced the bill, noting that elected officials have not received a raise since 2016, a 10‑year gap—the longest since the commission framework was established. Salaries have not kept pace with inflation or with other major cities (e.g., Los Angeles, Chicago, Philadelphia) that have smaller budgets and workforces. The bill codifies the commission’s recommendations: an 18.2% increase retroactive to January 2026, moving the next commission to 2028, allowing 120 days for review, and providing an automatic 2% annual increase (or inflation, whichever is lower) if no commission is convened. - Commissioner Weisbrod’s Testimony and Q&A: He explained the 18.2% figure reflects cost‑of‑living since January 2022 (when most current officials began their terms), rather than the full inflation since 2016. The commission recommended the increase be effective for the next term, not the current one, to avoid self‑dealing. He noted that without resources from CUNY’s Institute for State and Local Governance, the commission could not have met the 75‑day deadline. Regarding wage compression, the commission did not find it a major issue because many staff earn more than their elected officials. On the backstop, he defended the commission model over automatic adjustments, citing the need for contextual judgment during crises. - Councilmember Zweig’s Question: Asked about the relationship between higher salaries and corruption. Witnesses Rao and Faust responded that banning outside income (already done for council) and increasing transparency (e.g., financial disclosure) are more relevant to reducing corruption than salary levels alone. - Staff Salaries: Chair Brewer raised the issue of low staff pay. Weisbrod stated the commission’s mandate did not cover staff, but wage compression was considered and found not a concern because many staff earn more than elected officials. Rao and Faust expressed support for staff salary increases but noted it was outside the bill’s scope. Key Outcomes - Hearing Held, Bill Laid Over: The committee heard testimony and discussion on Intro 2196 but took no final vote. According to the official minutes, the introduction was “Laid Over by Committee,” meaning it remains under consideration for future action. - Next Steps: The council will continue to deliberate on the bill, potentially incorporating the concerns raised by testifiers regarding the automatic backstop, alternative appointment mechanisms, and additional ethics reforms. The automatic increase provision faces opposition from Citizens Union and ReInvent Albany, who advocate for a mandatory commission (perhaps appointed by multiple officials) rather than an inflation‑driven fallback.

The New York City Council Committee on Sanitation and Solid Waste Management, chaired by Councilmember Justin E. Sanchez, held a hearing on Wednesday, July 1, 2026, at 10:00 AM in City Hall. The committee heard testimony on six proposed local laws (Intros 75, 353, 356, 367, 369, and 911-A) addressing sidewalk cleanliness enforcement, commercial waste zones, organic waste composting, and waste transfer station access. All bills were laid over by the committee, with Intro 911-A amended before being laid over. Discussion Items - Intro 75 (sponsored by Councilmember Nurse): Would expand DSNY’s sidewalk cleanliness enforcement for commercial premises to all posted business hours (or 8 a.m. to 7 p.m. for businesses without posted hours). DSNY Commissioner Gregory Anderson voiced strong support, stating it would allow enforcement against repeat offenders and improve commercial corridor cleanliness. Currently, enforcement is limited to two one-hour periods per day. - Intro 353 (sponsored by Councilmember Nurse): Would create a Commercial Waste Zones Working Group. DSNY expressed openness to formalizing engagement through a working group. Multiple public witnesses, including Action Environmental and the National Waste & Recycling Association, supported the bill. - Intro 356 (sponsored by Councilmember Nurse): Would permit community composters to charge for organic waste collection at drop-off sites and sell compost to the public. DSNY noted that current rules do not prohibit these practices and that previous restrictions no longer apply since city-funded programs ended. Community compost advocates supported the bill for financial sustainability. - Intro 367 (sponsored by Councilmember Nurse): Would require DSNY to accept commercial solid waste at all city-owned marine and rail transfer stations and report annually on waste received. DSNY opposed the bill as written but committed to beginning this process after full commercial waste zone implementation (by end of 2027). Environmental justice advocates strongly supported it to reduce truck traffic in overburdened communities. - Intro 369 (sponsored by Councilmember Nurse): Would require DSNY to establish at least one organic waste composting facility in each borough, with a minimum capacity of 100,000 wet tons annually. DSNY opposed due to siting and fiscal challenges, noting the Staten Island facility processes 40,000 wet tons per year and that finding space for larger facilities in every borough would be impossible. Public witnesses, including Cafe Tia Culture and Compost Power, testified about successful small-scale pilots diverting over one ton of food scraps from four schools in a few months, and urged passage. - Intro 911-A (sponsored by Councilmember Carr): Would increase the number of carters in the Staten Island commercial waste zone from three to six and delay implementation until February 1, 2028. Councilmember Carr argued that Staten Island did not have the problems the zone aims to solve and that the change protects consumer choice and local businesses. DSNY opposed the bill, stating it would undermine the program’s benefits of reduced truck traffic, safety, and consumer protections. The commissioner noted that 79% of Staten Island businesses already use one of the three awarded carters. The bill was amended by the committee (exact amendments not specified in transcript) and then laid over. Public Comments & Testimony Multiple panels of public witnesses testified: - Josh Raff (Action Environmental) supported Intros 353 and opposed 911-A, warning it would set a harmful precedent. - Joyce Bialik (Manhattan SWAB) supported expanding composting to improve food access in low-income neighborhoods. - Justin Wood (NY Lawyers for the Public Interest) strongly supported Intros 367 and 369, and opposed 911-A, cautioning that passage could lead to litigation by awarded haulers. - Eric Goldstein (NRDC) called composting capacity a potential legacy issue, supported Intros 367 and 369, and opposed 911-A, noting only one of three Staten Island council members voted against the original waste zone legislation. - Jameer Rush and Rhonda Kaiser (Cafe Tia Culture) described a school composting pilot that diverted over one ton of food scraps from four schools, urging passage of Intro 369. - Mary Ellen Sullivan (Solid Waste Advisory Boards) supported Intros 369 and 367, and recommended modifications including reestablishing a compost siting task force and prioritizing nonprofits. - Wendy Frank (Manhattan SWAB) supported Intros 356 and 353, recommending expansion of revenue models for community composters. - Domingo Morales (Compost Power) supported Intros 369 and 356, highlighting hyper-local composting on public housing campuses. - Aaron Wright (Brooklyn Borough President Antonio Reynoso’s office) supported Intros 353 and 367, expressed concerns about Intro 911-A’s precedent, and noted early zone implementation has shown improved safety and union protections. - Lou Debuke (National Waste & Recycling Association) supported Intro 353 and expressed concerns about mandatory participation in Intro 367. Key Outcomes - All six bills were laid over by the committee without a final vote. Intro 911-A was amended by the committee before being laid over; the specific amendments were not detailed in the transcript. - Implementation of the Staten Island commercial waste zone began on July 1, 2026, with customers able to sign up with one of three awarded carters through August 31. - DSNY announced the publication of the draft environmental impact statement for the containerization program and the start of container registration for Brooklyn Community District 2. - The council had passed Intro 31 (expanding commercial organics program) and Intro 92 (alternate side parking stickers) the previous day, as noted by the commissioner.

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.

Discussion Items - Proposed Int. No. 580-A (lead sponsor: Councilmember Gutiérrez, co-prime sponsor: Councilmember Riley) – This bill establishes an Office of Child Care and Early Childhood Education to assist the mayor in planning and implementing child care for any city resident child at no cost to a parent, stepparent, guardian, or relative. It requires the office to coordinate child care provision, develop implementation recommendations, consider costs and potential funding sources for expansion, and support agencies in identifying locations for additional child care programs. Chair Gutiérrez noted the bill had been three years in development, beginning with a rally outside City Hall alongside Councilmember Riley, advocates, early childhood educators, and families. Councilmember Riley supported the bill, stating that child care "cannot be treated as an afterthought" and that the legislation creates a foundation for smarter policymaking and accountability. - Proposed Int. No. 15-A (sponsored by Councilmember Shahana K. Hanif, introduced by Chair Gutiérrez) – This bill prohibits the Department of Health and Mental Hygiene (DOHMH) from requiring a subsequent background check for an individual working in a center-based child care program if DOHMH has already completed one, unless: (1) the individual has not been employed by a child care provider in the city for more than 180 consecutive days in the past five years, (2) a child care program requests a background check, or (3) a background check is otherwise required by law or necessary for safety purposes. Key Outcomes - Both items were approved unanimously by the subcommittee on a roll call vote of 7 in the affirmative, 0 in the negative, with no abstentions. Chair Gutiérrez voted aye, Councilmember Santosuosso voted aye, Councilmember Riley voted aye, Councilmember Brewer voted yes, Councilmember Joseph voted aye, Councilmember Felder voted aye, and Councilmember Won voted aye (joining virtually). The votes were coupled. Both bills were reported out of the subcommittee with recommendations for approval. The minutes indicate that amendments were proposed and adopted for both items during the committee process before this subcommittee vote.