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New York City Council
Zoning, 2950 West 24th Street Rezoning, Brooklyn (C 250248 ZMK)
Read summaries and jump into the video at the segment start.
Council staff calls the meeting to order, reminds attendees to silence phones and not approach the hearing table. Chair Farah N. Louis is notified the subcommittee is ready to begin.
Chair Louis welcomes attendees, introduces herself as Chair of the Subcommittee on Zoning and Franchises, and notes the presence of Councilmembers Thomas-Henry, Felder, and Salaam.
Chair Louis lists the four proposals: 2950 West 24th Street in Brooklyn (CM Santosuosso's district), 63-02 Fresh Pond Road in Queens (CM Wong's district), 1160 Pugsley Avenue in the Bronx (CM Farías's district), and 1166 Bedford Avenue in Brooklyn (CM Osei's district).
Chair Louis details the hybrid meeting format, registration process for remote and in-person testimony, the two-minute time limit per witness, written testimony submission via email, and decorum rules including no video recording from the witness table.
Chair Louis opens the first public hearing on LUs 100–103, describing the 2950 West 24th Street proposal in Coney Island, Brooklyn. The application involves a zoning map amendment, MIH text amendment, and two special permits for a mixed-use affordable housing project with approximately 410 apartments, up to 123 permanently affordable.
Chair Louis calls the applicant panel—Ron Shulman, Mark Ginsberg, Richard Lobel, Demetrios Morajanis, Van Shaw, and online participants Olga Albedaner and Matt Sloan. Council staff administers the oath.
Richard Lobel of Sheldon Lobel introduces the application, explaining the zoning map amendment changing R6 and R6/C1-2 to R6, R7-3, and R7-3/C2-4 districts, the MIH text amendment, and two special permits for large-scale general development and parking reduction from 167 to 143 spaces.
Lobel details the proposed 18-story, roughly 334,000-square-foot mixed-use building with 410 dwelling units (408 income-restricted via ELA program), approximately 315,000 square feet residential, 10,000 community facility, and 7,800 commercial. The new building would approximate the height of the adjacent existing 19-story building.
Lobel presents the zoning map and tax map, explaining the existing non-contextual R6 zoning permits FAR up to 4.8. He notes R7-3 rezonings exist half a mile west, and the proposed rezoning fits within those parameters. The commercial overlay reflects existing uses along Mermaid Avenue and Surf Avenue.
Lobel shows the area map, noting 17-story buildings to the east and west, a 24-story building nearby, and 16-story buildings to the north and south. The site is 0.6 miles from Stillwell Avenue station with four bus lines within two-tenths of a mile. He emphasizes the area has vacancy rates under 2% and 33% rent burden in CD 13.
Mark Ginsberg of Curtis Ginsberg Architects describes the building as creating 410 affordable units with community facility space and a supermarket along Surf Avenue. He highlights 2080 flood compliance, energy efficiency, and panelized facade system for faster construction.
Van Shaw presents the roof plan showing 20,000 square feet of landscaped area between existing and new buildings, with 70-foot spacing. The building steps down in four tiers from 17 stories to 8 stories, with adult exercise areas, kids play areas, and outdoor amenities.
Van Shaw shows longitudinal elevations with stepping architecture, requests for high-end setback zoning waivers to sculpt the building while preserving units, and flood resiliency measures including raising the site six feet, moving mechanical equipment to the first floor, and landscaping the front to step up to flood elevation.
Lobel summarizes that the site is currently underutilized parking and overgrown space, surrounded by buildings of equivalent height and density, with amenities and transit supporting residential growth. He emphasizes the dire need for affordable housing and the delivery of over 400 units of low and extremely low income housing.
Councilmember Kayla Santosuosso joins and provides opening remarks, noting the proposal for 408 permanently income-restricted units through HPD's ELA program and the existing 360 affordable units on site. She expresses support for new affordable housing but emphasizes preservation and quality of existing housing are equally important.
Santosuosso asks why the site was chosen for new development. Lobel explains the existing R6 zoning would already permit significant density but would result in mostly community facility and office space with no open area. The rezoning allows a more thoughtful building with residential focus, open space, and community amenities including a potential daycare and food store.
Santosuosso asks about the logic of reducing parking spaces. Lobel explains the reduction from 167 to 143 spaces (24 spaces lost), noting the environmental review found no significant impacts, bus and subway service are available, and parking studies showed low utilization. The negative declaration covered parking and traffic.
Santosuosso asks the current utilization rate. Demetrios Morajanis estimates about 30% utilization, roughly 48 spaces, with some occupants not paying and being contacted to relinquish spaces.
Santosuosso asks whether the courtyard and amenities would be available to existing building tenants. Lobel confirms the open space would be shared by all residents. Morajanis adds that 75% of existing tenants voted in favor of the development via paper ballots, and describes planned amenities including a supermarket, outdoor cafe, and landscaped recreation area. Ginsberg notes playground space for children.
Santosuosso asks about improvements to the existing building. Morajanis reports approximately $20 million in improvements since 2013, including recent new windows, AC sleeves, and roof vents through a NYSERDA weatherization program. He describes 24-hour security, daily maintenance, and a site office for resident communication. Lobel notes 27 open violations out of 394 total DOB and ECB violations.
Santosuosso cites 2 Class A, 61 Class B, and 65 Class C open HPD violations including pest, water damage, and mold issues. Morajanis explains dismissal requests have been filed but HPD merged violations from multiple buildings into one MDR number, creating record-keeping complications. He states the physical conditions don't exist and notes 320 Section 8 apartments pass annual inspections without subsidy discontinuance.
Santosuosso asks about a 94-year-old tenant reportedly in L&T court. Morajanis says they searched but couldn't find the person, and would never evict an elderly tenant. Santosuosso then asks about approximately 100 eviction filings in 2025. Morajanis explains L&T court is used as a collection tool, not for displacement, and most tenants remain after obtaining payment stipulations or agency assistance.
Santosuosso asks whether the applicant intends to engage 32BJ for building services in the new development. Morajanis confirms ongoing conversations with 32BJ representative John Santos, says they are finalizing an agreement, and notes 32BJ promised to support the project at the hearing.
Chair Louis asks about measures to address negative impacts on current residents during construction. Ginsberg describes an off-site assembled panelized facade system for faster enclosure and reduced noise, drilled piles to minimize noise, and pump-and-cast construction. Lobel notes a restrictive declaration for construction measures will be required on the property title prior to any work.
Chair Louis asks about the status of HPD conversations and the L term sheet. Ron Shulman of Best Development Group reports two years of HPD conversations, a dozen rounds of underwriting back-and-forth, plans reviewed, and an appraisal underway, with hopes for financing in the near term.
Chair Louis excuses the applicant panel. No colleagues have questions. The chair calls for public testimony and staff confirms two people signed up online.
Nikki Bridko, a resident of Ocean Towers, testifies that she and neighbors were not allowed to vote on the building. She calls the project a 'wolf in sheep's clothing,' alleges the landlord has let the existing building disintegrate, claims the new building will eliminate sunlight and destroy green space, and notes the local community board voted 29-1 against the proposal. She cites over half a million dollars in city fines against the landlord.
Marissa Solomon testifies that the project will cause displacement of poor and working-class Coney Island residents. She states the developer wants to build over a park, not a parking lot, and cites 345 HPD complaints and 128 violations over two years. She argues the city should not reward developers with neglect records with ELA program loans covering up to 90% of construction costs.
Keith Suber, a longtime Coney Island resident, supports the development, noting the property has been dormant, crime-infested, and dark for years. He references $20 million in improvements by management since 2013, mentions the late tenant president Sheila Boyd who supported the project, and calls for holding developers accountable to their commitments.
Karan Banks, Deputy Political Director of SEIU Local 32BJ, testifies in support of the project, noting Proto Property Services has made credible commitments to creating good building service jobs with prevailing wages and benefits. She notes ongoing conversations about extending similar standards to future security employees and expresses encouragement by the developer's engagement.
Chair Louis calls for any additional public testimony, stands at ease, and with no further witnesses, closes the public hearing on LUs 100–103 regarding 2950 West 24th Street. Items are laid over.
Chair Louis opens the second public hearing on LUs 104–105 regarding 63-02 Fresh Pond Road in Ridgewood, Queens, in CM Wong's district. The proposal involves a zoning map and MIH text amendment for a mixed-use residential building with approximately 54 apartments, up to 16 permanently affordable. CM Wong is not present.
Chair Louis calls the applicant panel—Adam Rothkrug, Justin Jarboe, Anthony Morali, Joe Morali, Steve Toria, and Andrew Albrecht. Justin Jarboe is sworn in to present.
Justin Jarboe presents on behalf of 6302 Fresh Pond Realty LLC, seeking rezoning from R5B to R6A with a C2-4 overlay and MIH designation. The site at the corner of Bleecker Street and Fresh Pond Road was previously developed with two demolished commercial buildings. The R6A district under City of Yes permits FAR 3.9 with 25-30% affordable under MIH.
Jarboe describes the proposed seven-story, 53,000-square-foot building with 7,000 square feet of retail and 46,000 residential, totaling 54 units with 19 parking spaces. The unit mix emphasizes two- and three-bedroom units (65% of total) in response to community and council member concerns. 25% or 14 units would be permanently affordable under MIH option one.
Jarboe details the building height of 73 feet with bulkhead, maximum 95 feet printed height, lower 50-foot height along Bleecker Street, and 19 voluntary parking spaces accessed from Bleecker Street. He notes the site is opposite a manufacturing district and LIRR tracks, near Stop & Store warehouse, Notre Dame Academy, and PS71, with comparable building sizes in the area. The site is a nine-minute walk to the M station.
Jarboe explains the rezoning area includes four existing buildings not owned by the applicant that are not anticipated as redevelopment sites. Community Board 5 approved unanimously with a condition that the northerly portion be amended from R6A to R6B. The Borough President also gave a positive recommendation.
Chair Louis asks about providing more parking than required and what guarantees can ensure the additional parking will be built. Jarboe confirms 19 spaces are proposed where zero are required under City of Yes transit zone rules, and the community desperately wants off-street parking. He suggests memorializing the parking commitment could be discussed further.
Chair Louis asks about plans for ground-level commercial and community facility spaces. Jarboe explains the applicant owns a pizzeria across the street and intends to place a similar use or existing tenant in the commercial space. No community facility is currently proposed, though potential exists for the future.
Chair Louis asks for the proposed unit breakdown including MIH option and affordability levels. Jarboe reports 19 one-bedroom, 27 two-bedroom, and 8 three-bedroom units totaling 54, with 14 units permanently affordable under MIH option one at 25%. He offers to send detailed information.
Chair Louis asks whether the applicant engaged property owners within the rezoning area who are not part of the application. Adam Rothkrug confirms they did not engage other owners because those properties are developed with inhabited buildings on smaller 25x100 sites and are not anticipated as redevelopment sites.
Chair Louis excuses the panel with no colleague questions. No members of the public signed up to testify. The hearing on LUs 104–105 regarding 63-02 Fresh Pond Road is closed and items are laid over.
Chair Louis opens the hearing on LUs 106–107 regarding 1160 Pugsley Avenue in the Union Port neighborhood of the Bronx, CM Farías's district. The proposal involves a zoning map and MIH text amendment for a mixed-use affordable housing project with approximately 104 apartments and a grocery store through the Fresh Food Store program, up to 31 permanently affordable.
Councilmember Amanda Farías provides opening remarks, noting the East Bronx urgently needs housing that is affordable, livable, and connected to community needs. She highlights the 104 income-restricted units with multi-bedroom apartments and the 10,900-square-foot fresh grocery store addressing food deserts. She notes CB9 and Borough President Gibson recommended approval and emphasizes commitments to local hiring, MWBE participation, and building security.
Chair Louis calls Lisa Orantia from Ackerman LLP to present. Council staff administers the oath.
Lisa Orantia presents on behalf of 1160-1178 Pugsley Avenue LLC, whose principal Jesus Diaz has 40 years in the supermarket business and 16 years of site ownership. The application includes rezoning from R5 to R7A with C2-4 overlay, MIH mapping for options one and two, and a non-ULERP fresh food store certification. The project area is on Pugsley Avenue between Gleason and Powell Avenues, a six-minute walk from Grant Circle transit hub.
Orantia explains the existing R5 district allows only five stories and 2 FAR, discouraging affordable housing investment. The proposed R7A/C2-4 district would allow an 11-story building with 5.01 FAR with affordable housing, appropriate on an 80-foot-wide street with transit access, consistent with surrounding five- and six-story buildings. The site currently has small stores and open parking.
Orantia describes the eight-story, 92,000-square-foot residential building with 104 affordable units over 13,000 square feet of commercial space including a fresh food store, 2,700 square feet of outdoor recreation, and 32 parking spaces. Energy-efficient features include green roof areas, energy-star appliances, low-flow plumbing, and renewable construction materials.
Orantia details HPD financing under the mixed-income option of the new construction program targeting 60% AMI average. The unit mix includes 19 studios, 45 one-bedrooms, 33 two-bedrooms, 6 three-bedrooms, and one two-bedroom super unit, with rents at 40, 50, 60, 80, and 100% AMI levels. Two- and three-bedroom units comprise 38% of the mix.
Orantia presents the site plan showing the building stepping down to five stories adjoining R5 neighbors, an eight-foot side yard, 1,600 square feet of landscaped area, and a green roof. Residential parking for 32 cars is in the cellar with access on Gleason Avenue. Commercial entries face Pugsley Avenue with loading on Powell Avenue. CB9 voted in favor and the Borough President recommended approval.
Chair Louis asks about HPD conversations given the agency's extensive pipeline and potential years-long wait for small project funding. Orantia reports the applicant is working with Urban Impact Capital Partners, submitted a project intake sheet with HPD earlier this year, and is committed to providing 100% affordable housing, willing to wait and follow the process.
CM Farías asks about community board concerns regarding existing supermarkets in the area and the competitive nature of the developer's other Bronx locations. Orantia explains the applicant has 40 years of supermarket experience, the fresh food program provides healthy food options within walking distance for residents, and the store will operate as a Key Food with periodic compliance reports and a restrictive declaration.
CM Farías asks about plans for the additional commercial space adjacent to the supermarket. Orantia says the applicant is open to community suggestions for what would best serve the neighborhood. Farías expresses interest in continuing the conversation through the application process.
Chair Louis excuses the panel with no colleague questions. No members of the public wish to testify. The hearing on LUs 106–107 regarding 1160 Pugsley Avenue is closed and items are laid over.
Chair Louis opens the hearing on LUs 108–109 regarding 1166 Bedford Avenue in Bedford-Stuyvesant, Brooklyn, CM Osei's district. The proposal involves a zoning map and MIH text amendment for a mixed-use affordable housing project with approximately 144 apartments, up to 43 permanently affordable.
Chair Louis calls the applicant panel—Andrew Albrecht, Pierre Downing, Imam Rodney Rashid, and Shaniqua Henry. Council staff administers the oath to all four panelists.
Andrew Albrecht of Hershen Singer and Epstein introduces the two actions: a zoning map amendment from R6A/C2-4 to R7X/C2-4 with an MIH area. The actions would facilitate 144 affordable senior apartments with one super unit, the refreshment of Masjid Khalifa and its school, and new retail space.
Imam Rodney Adib Rashid recounts the history of Masjid Abdul-Masjid Khalifa, opened in 1962 by El-Hajj Malik Shabazz (Malcolm X). He describes the community's transformation from blight, the 50-plus years of community work including a pre-K through 8th grade school, and the decision to find a development partner to maintain the institution for another 50-100 years given the aging 100-year-old structure.
Pierre Downing of Khalil Companies describes the firm as a mission-oriented, five-year-old developer with 15 years of initial work, $2 billion in city business across 5,000 housing units. The partnership aims to provide senior affordable housing, deliver a state-of-the-art masjid and school, with the masjid as joint venture partner and owner-operator of the school.
Shaniqua Henry of SLM Architecture describes the firm's mission to impact 10,000 families through design reflecting community voices. The Khalifa Masjid School and Residences design honors the legacy of Malcolm X and Imam W.D. Muhammad, with a material palette paying homage to existing brickwork. The 12-story configuration, two stories below the R7X maximum, sets back from the mosque to preserve its prominence as a spiritual anchor.
Henry details the approximately 13,000-square-foot community facility including a multipurpose room, administrative offices, library, eight classrooms, and Musala space. The residential program includes 6,200 square feet of commercial space, 75,000 square feet of residential with 110 senior studios, 34 one-bedrooms, and one two-bedroom super unit, entered along Putnam Avenue.
Albrecht explains the R7X district allows shaping bulk to give presence to each program section and makes HPD subsidy go further. The added density addresses Bed-Stuy's housing affordability crisis, with excellent transit access including G, A, C, shuttle, LIRR, and multiple bus routes. All nearby transit stations will be ADA accessible by end of decade per MTA. The project received unanimous approvals throughout public review.
Downing outlines the project timeline: community outreach began spring 2025 with CM Osei, committee meetings through fall 2025, CB3 unanimous approval and Borough President approval earlier this year. The team has been working with HPD for 1.5 years on financials, targeting closing summer 2027 with a two-year construction period thereafter.
Chair Louis asks for the unit mix breakdown. Downing reports 110 studio apartments, 34 one-bedroom units, and one two-bedroom super unit, all for seniors at 60% AMI and below, with approximately 44 units set aside for formerly homeless individuals at a deeper affordability tier.
Chair Louis asks where the mosque and school will relocate during demolition and reconstruction. Imam Rashid reports they have secured two temporary spaces through Community Board 3 on Fulton Street, with a commitment to use them until construction is complete.
Chair Louis asks about the relocation consultant for existing businesses and whether any have expressed interest in returning. Imam Rashid confirms a couple of businesses have engaged with the relocation specialist over the past two weeks. Downing adds the consultant operates in compliance with the Uniform Relocation Act due to the HPD financing.
Chair Louis asks whether the team considered building to the maximum allowable 14 stories for additional affordable units. A panelist explains they are maximizing permitted zoning FAR, and chose 12 stories to set back from the mosque and preserve its prominence as an anchor on the corner of Bedford and Madison.
Councilmember Elsie Encarnación asks who owns the current building and who will own it after the project. Imam Rashid confirms the masjid will remain the owner, explaining it is a partnership, not a sale. Encarnación expresses satisfaction that the community retains ownership.
Councilmember Yusef Salaam offers comments of support, noting he has seen similar projects throughout the country and is excited about this one in New York. He emphasizes the need for Muslim, Jewish, and Christian communities to be anchored properly and calls the project a much-needed example for the city.
Beatrice Sabir, a member of Masjid Khalifa for approximately 62 years, testifies emotionally in support of the project. She describes her role as dietitian and cook, notes that children from the school have become valedictorians of high schools and renowned colleges, and asks the council for support and encouragement.
Nasheed Kareem, a masjid member since the 1970s, testifies in support. He describes how members contributed 'nickels and dimes and sweat and tears' to the building, raised children who became professionals, and stood up against crime in the 1980s. He emphasizes the need for senior housing and the masjid's role in improving the community.
Ayanna Muhammad, board member and assistant treasurer of the masjid, testifies in support. She describes her experience in real estate and housing development, the pride of seeing the past generation's work, and the project's provision of dignified senior housing. She notes neighbors, local businesses, and the church across the street all support the project.
Rafer Majid Lato, financial secretary and board member, testifies in support, citing 64 years of community impact in human development, business development, and education. He notes the masjid recently helped produce two summa cum laude Spelman College graduates and that the project would bring stable housing to a changing Bedford-Stuyvesant.
Michael Aziz Abib Shabazz, associated with the masjid since the 1960s when it was Temple Number Seven, testifies in support. He notes Malcolm X's name remains on the deed and expresses hope to live in one of the new apartments upon completion.
Rahima Lee, a board member, testifies in support of the project, noting that many new buildings claim affordability but are not affordable for existing neighborhood residents. She emphasizes the need for senior housing in Brooklyn, noting very little has been built in the last five years, and says the project will help seniors stay in their community.
Fatima Duwan, born and raised in the community and a masjid member, testifies in support. She expresses excitement for the new development as the next phase needed for the community, supporting the leadership and the addition of senior housing and a new space for the next generation.
Hakeem, a former board member, testifies in support, describing his family's multi-generational involvement with the masjid. He recounts community gatherings, his father-in-law's store on the property, and the masjid's role as a moral and spiritual anchor. He calls the project essential for community life and development for future generations.
Sophia Beckles, a member for nearly 30 years, testifies in support. She describes how the masjid helped raise and educate her children and grandchildren, participated in community events, and served both Muslim and non-Muslim members. She supports the senior housing project as a benefit to community elders who have been pillars of the community.
Ibon Muhammad, a member since 1969 and former board president and housing director at Fifth Avenue Committee, testifies in support. He describes being taught service to community by the masjid's elders, notes seniors are main victims of neighborhood displacement, and praises the project as well-planned housing for those who deserve it most.
Vegeta Farrell, administrator of neighboring Masjid Attaqwa and 20-year community resident, testifies in support. She seconds earlier testimony about Muslim communities being pushed out of the neighborhood, praises Khalifa's decades of work and self-sacrifice, and thanks Khalil Companies for the partnership.
Dr. Marcus Lambert, a masjid member for 20 years and SUNY Downstate professor, testifies in support. He describes the masjid's public health impact including cancer screenings, hypertension and diabetes events, and emphasizes the need for structures to sustain collaborative efforts between medical institutions, community organizations, and faith-based institutions.
Councilmember Simcha Felder thanks Chair Louis for her dedication, praises Ed Powell's presence, and reflects on the toxicity surrounding religious projects. He shares a personal story about his father's 60-year storefront church, calls the project 'holy work,' and expresses delight at the combination of senior housing and children's education in the same space, recalling his own mother's joy from contact with grandchildren.
Felder continues, noting he is the last surviving member besides the chair for the entire hearing, and expresses certainty that the chair will ensure approval. He praises CM Osei as extraordinary and urges all present to do whatever they can to make the project a reality quickly, calling it a rare and fulfilling presentation.
Chair Louis closes the public hearing on LUs 108–109 regarding 1166 Bedford Avenue with no further public testimony. She thanks the public, colleagues, subcommittee, council staff, and sergeant at arms, and adjourns the meeting.