0:00:05 13 sec
Procedure
Council staff opens hearing with housekeeping announcements
Council staff announces the hearing of the Subcommittee on Zoning and Franchises, asks attendees to silence devices and not approach the dais.
New York City Council
Subcommittee on Zoning and Franchises
Zoning, 815 Hutchinson River Parkway Rezoning, Bronx (C 240161 ZMX)
Sep 9, 2026 · 11:00 AM ET · 3 hr 38 min
Hearing Vote Land Use
Meeting chapters
Read summaries and jump into the video at the segment start.
0:00:18 54 sec
Remarks
Chair Louis convenes subcommittee and outlines agenda
Chair Farah N. Louis convenes the subcommittee, introduces members present (Farias, Encarnacion, Sanchez, Thomas-Henry, Minority Leader Carr), and outlines the agenda: three votes and six hearings.
0:01:12 41 sec
Remarks
Chair Louis lists six rezoning hearings scheduled
Chair Louis lists the six hearing items: Park Avenue, 289 Kent Avenue, Fort Hamilton Mews, 21-31 46th Avenue, and Sojourner Truth MAPES rezoning proposals across Brooklyn, Queens, and the Bronx.
0:01:53 1 min 56 sec
Procedure
Chair Louis explains hybrid format and testimony rules
Chair Louis explains the hybrid format, registration process for remote and in-person testimony, two-minute time limit, written testimony submission, and decorum rules for the hearing.
0:03:49 34 sec
Remarks
Chair Louis describes 815 Hutchinson River Parkway vote proposal
Chair Louis describes LU 120, the 815 Hutchinson River Parkway commercial rezoning in the Bronx, seeking to allow large retail establishments (10,000+ sq ft) by changing M1-2 to C8-3. Councilmember Audible supports.
0:04:23 50 sec
Remarks
Chair Louis describes 862-868 Kent Avenue vote proposal
Chair Louis describes LUs 121-122, the 862-868 Kent Avenue mixed-use residential rezoning in Williamsburg, Brooklyn, seeking ~74 apartments with ~19 affordable. Councilmember Restler supports.
0:05:13 1 min 3 sec
Remarks
Chair Louis describes 132 Melrose Street vote proposal with modification
Chair Louis describes LUs 125-126, the 132 Melrose Street rezoning in Bushwick, Brooklyn, seeking ~18 apartments with ~5 affordable. A modification removes MIH Option 2 to ensure 60% AMI average. Councilmember Gutierrez supports as modified.
0:06:16 22 sec
Procedure
Chair Louis calls for questions before vote
Chair Louis asks if any council members have questions or remarks on the vote items. No members have questions, and the chair stands at ease before calling the vote.
0:06:37 1 min 10 sec
ROLL CALL
Roll call vote on three rezoning proposals
Chair Louis calls for a vote to approve LU 120 and LUs 121-122, and to approve with modification LUs 125-126. Council staff conducts the roll call.
0:07:47 1 min 17 sec
VOTE OUTCOME
Vote outcome: 6-0 approval, items referred to Land Use Committee
Council staff announces the vote result: six in the affirmative, zero opposing, zero abstentions. All items are approved and referred to the full Land Use Committee.
0:09:04 2 min
Procedure
Vote held open for Council Member Salaam's technical difficulties
Council staff announces the vote will remain open because Council Member Salaam is having technical difficulties joining remotely.
0:11:04 40 sec
VOTE OUTCOME
Council Member Salaam votes aye, revised count 7-0
Council Member Salaam connects remotely and votes aye on all items. The revised vote count is seven in the affirmative, and all items are referred to the Land Use Committee.
0:11:44 1 min 4 sec
Procedure
Park Avenue Brooklyn rezoning hearing opens
Chair Louis opens the hearing on pre-considered LUs for the Park Avenue Brooklyn mixed-use residential rezoning in Bed-Stuy, Council Member Restler's district. The proposal would create 391 apartments with ~117 affordable and four community facility buildings for private educational uses.
0:12:47 3 min 51 sec
Remarks
Council Member Restler remarks on Park Avenue rezoning history and yeshiva capacity
Council Member Restler describes the five-year history of the Park Avenue rezoning, originally proposed to add school capacity and legalize yeshivas in South Williamsburg and Bed-Stuy. He criticizes DOT's environmental review process for delaying the project and praises the delivery of 2,500 yeshiva seats.
0:16:39 2 min 24 sec
Agency Testimony
Applicant Stark introduces Park Avenue rezoning team and purpose
Benjamin Stark of Hershkin Singer Epstein presents the Park Avenue Rezoning Partners application, a coalition of property owners and Jewish educational institutions seeking to rezone five blocks of legacy manufacturing zoning along Park Avenue to deliver school seats and affordable housing.
0:19:02 2 min 2 sec
Agency Testimony
Applicant Stark details school seats, housing, and retail benefits
Stark details the project benefits: over 2,500 school seats across four educational facilities, approximately 390 new dwelling units with 98-117 permanently affordable, and new ground floor retail along Park Avenue with commitment to retain existing tenants.
0:21:04 1 min 47 sec
Agency Testimony
Applicant Stark explains zoning spatial logic and school siting
Stark explains the spatial logic of the rezoning: mid-density M1-4/R7D along Park Avenue for residential buildings, with school sites on side streets positioned for coordinated school safety and operational considerations.
0:22:51 1 min 20 sec
Agency Testimony
Applicant Stark on land use context and neighborhood bridging
Stark describes current land uses no longer reflecting industrial zoning, the proximity to a successful Bloomberg-era MX district to the west, and the rezoning's role in bridging existing residential neighborhoods including the Marcy Houses.
0:24:10 1 min 50 sec
Agency Testimony
Applicant Stark presents school building designs
Stark presents the four school designs: Beth Chana School, Central United Talmudical Academy, Yeshivas Ahavas Israel, and Yeshiva Litziram Satmar, all featuring five-story designs with large rooftop play areas and maximized floor plates.
0:26:01 45 sec
Agency Testimony
Applicant Stark on residential sites and retail plans
Stark briefly covers the residential sites: mid-rise 7-11 story buildings with up to 391 units, new ground floor retail, and commitment to bring back current retail tenants.
0:26:45 1 min 32 sec
Q&A
Chair Louis questions Stark on applicant team makeup and property owners
Chair Louis asks Stark to clarify the applicant team makeup. Stark identifies the educational institutions (Beth Chana, Central United Talmudical Academy, Yeshivas Ahavas Israel, Yeshiva Litziram Satmar) and residential property owners including Meyer Stern, Sam Rosenberg, and Hatzola of Williamsburg.
0:28:17 2 min 24 sec
Q&A
Chair Louis questions Stark on existing businesses and tenant return
Chair Louis asks about the relationship with existing businesses and whether tenants can return. Stark explains some owner-operated businesses like Hatzola will stay, Mr. Rosenberg's tire shop will not return, and Site A's pharmacy and health center will remain through a straight enlargement.
0:30:41 1 min 1 sec
Q&A
Chair Louis questions Stark on development timeline
Chair Louis asks about the development timeline. Stark says each building will be on its own timeline, pre-development work will begin right away after approval, but cannot specify when shovels will break ground.
0:31:42 3 min 1 sec
Q&A
Council Member Restler questions Stark on Taffy Place playground agreement
Council Member Restler asks about the Parks Department agreement for Taffy Place playground. Stark explains the applicant committed to rehabilitating handball courts at Taffy Playground, memorialized in restrictive declarations for all residential-zoned sites.
0:34:43 50 sec
Procedure
Park Avenue hearing closed with no public testimony
Chair Louis calls for public testimony on the Park Avenue proposal. No members of the public signed up to testify in person or online. The hearing is closed and items are laid over.
0:35:33 1 min 16 sec
Procedure
289 Kent Avenue rezoning hearing opens
Chair Louis opens the hearing on pre-considered LUs for 289 Kent Avenue, a mixed-use residential rezoning in Williamsburg, Brooklyn. The proposal seeks 278 apartments with 70-83 permanently affordable through MIH.
0:36:49 1 min 41 sec
Remarks
Council Member Restler remarks on 289 Kent Avenue context
Council Member Restler notes the gradual upzoning of the east side of Kent Avenue, references the Domino buildings across the street, and identifies the site as the former Vice Media headquarters. He looks forward to hearing from the applicant.
0:38:30 1 min 26 sec
Agency Testimony
Applicant Cozen introduces 289 Kent Avenue project team and rezoning rationale
Jeremy Cozen, land use counsel for Webb Holdings LLC, presents the 289 Kent Avenue rezoning with architect Toby Snyder of FX Collaborative. He describes the vestigial M3-1 heavy manufacturing site and the proposed M1-3A/R7X and M1-2A rezoning.
0:39:57 2 min 25 sec
Agency Testimony
Applicant Cozen on site location, transit, and surrounding context
Cozen describes the site's excellent transit access (L train, J/Z/M, ferry), proximity to Domino Park and other open spaces, and the surrounding context of tall waterfront buildings with a policy of gradually less dense development moving east.
0:42:21 1 min 25 sec
Agency Testimony
Applicant Cozen on building massing and unit count
Cozen presents the illustrative massing: approximately 17 floors with ground floor retail, 278 dwelling units with 56-83 affordable depending on MIH option, and a voluntary 10-foot sidewalk widening along Kent Avenue.
0:43:46 3 min 38 sec
Agency Testimony
Architect Snyder presents 289 Kent Avenue design and massing approach
Toby Snyder of FX Collaborative presents the design approach: transitional massing between waterfront towers and smaller grain fabric, broken into smaller pieces with masonry materials, sidewalk widening, and rooftop amenities including solar canopy.
0:47:24 59 sec
Agency Testimony
Applicant Cozen closes with development team readiness
Cozen closes by noting the applicant has retained key development team members including FX Collaborative for DOB permits, New York Developers as construction manager, and other consultants, indicating intent to move forward rapidly.
0:48:23 1 min 43 sec
Q&A
Chair Louis questions Cozen on M1-2A manufacturing portion
Chair Louis asks why a portion of the project area is proposed as M1-2A manufacturing rather than mixed-use. Cozen explains three tax lots: a surface parking lot, an art storage facility, and a building with pre-existing non-conforming residential, none of which have residential development intent.
0:50:06 2 min 54 sec
Q&A
Council Member Restler questions on 32BJ agreement and step-down design
Council Member Restler asks if the applicant has begun conversations with 32BJ for a labor agreement. Cozen confirms yes. Restler also asks about the step-down design from Kent to Wythe, and Cozen explains bulk naturally wants to be on the wider Kent Avenue side.
0:53:00 1 min 13 sec
Q&A
Council Member Restler questions on ownership structure and adjacent lots
Restler asks about the ownership structure. Cozen identifies the Markowitz family as the owner of Webb Holdings LLC, with no interest in the lots outside the proposed development site along South 2nd Street.
0:54:12 1 min 20 sec
Q&A
Council Member Restler questions on neighbor concerns and community investment commitments
Restler asks about neighbor concerns and whether the applicant commits to working with neighbors on quality of life issues and community investments. Cozen confirms commitment to both. Restler expresses support for the project modeled after 325 Kent.
0:55:33 52 sec
Procedure
289 Kent Avenue hearing closed with no public testimony
Chair Louis calls for public testimony on 289 Kent Avenue. No members of the public signed up to testify. The hearing is closed and items are laid over.
0:56:24 1 min 44 sec
Procedure
Fort Hamilton Mews rezoning hearing opens
Chair Louis opens the hearing on pre-considered LUs for Fort Hamilton Mews, a residential rezoning in Bay Ridge, Brooklyn, Council Member Santosuosso's district. The proposal seeks ~292 apartments with ~88 permanently affordable through MIH.
0:58:09 3 min 40 sec
Remarks
Council Member Santosuosso remarks on Bay Ridge concerns and community plan
Council Member Santosuosso expresses concerns about the 11-story building being one of the largest in Bay Ridge in nearly a century. She announces the Bay Ridge Triangle Community Plan, asks the applicant to withdraw until the plan is complete, and notes the applicant's refusal. She underscores the importance of a 32BJ agreement.
1:01:49 1 min 3 sec
Agency Testimony
Applicant Grinshtein presents Fort Hamilton Mews project overview
Daniel Grinshtein presents the Fort Hamilton Mews rezoning: an R7X with C2-4 overlay, 292 units with 88 affordable at MIH Option 2 (80% AMI), 11-story building with community facility and commercial space, 75 parking spaces, on a former Staples site in Bay Ridge.
1:02:52 1 min 34 sec
Agency Testimony
Applicant Grinshtein on Bay Ridge site context and zoning
Grinshtein shows the site location in Bay Ridge, the surrounding C8 automotive district and multifamily housing, and the proposed R7X zoning line drawn at the center of the block between R5B and R6B districts.
1:04:26 3 min 20 sec
Agency Testimony
Applicant Grinshtein on R7X zoning details and building design
Grinshtein describes the proposed rezoning details: R7X with 145-foot height limit, 6.0 FAR for residential, MIH designation, and the building's three distinct materialities designed to break up the 300-foot frontage.
1:07:46 2 min 23 sec
Agency Testimony
Applicant Grinshtein presents R7D alternative in response to community board
Grinshtein addresses Community Board 10's recommendation to disapprove and their R6A suggestion. He presents an alternative R7D designation reducing height to 125 feet and FAR to 5.6, with a redesigned building as a compromise to avoid appeals or refiling under the new charter changes.
1:10:09 1 min 57 sec
Agency Testimony
Architect Menzak presents revised Fort Hamilton Mews design and massing
Yuri Menzak presents the redesigned building: a six-story street wall with two building masses above, 30-foot setback from the northern lot line, 60-foot courtyard between buildings, and contextual materiality to reduce the perception of a 300-foot-long building.
1:12:06 1 min 12 sec
Q&A
Chair Louis questions Grinshtein on Community Board 10 concerns
Chair Louis asks how the applicant is addressing Community Board 10's concerns. Grinshtein explains the revised design with contextual setbacks at six stories, two distinct masses, and historic materials responding to architectural concerns.
1:13:17 46 sec
Q&A
Chair Louis questions Grinshtein on commercial tenant plans
Chair Louis asks about commercial tenant plans. Grinshtein says initial grocery store conversations shifted to smaller service retail after community feedback, though social media indicated desire for Trader Joe's or Aldi.
1:14:04 2 min
Q&A
Council Member Santosuosso questions on withdrawal, R7D height, and grocery store
Council Member Santosuosso asks the applicant to confirm they are proceeding without withdrawing despite the community plan. She clarifies the revised R7D building height is 115 feet (below the 125-foot maximum) and the grocery store is no longer the primary ground floor goal.
1:16:04 1 min 15 sec
Q&A
Council Member Santosuosso questions on 32BJ agreement and appeals board
Santosuosso asks about 32BJ negotiations. Grinshtein reports a neutrality agreement has been reached with 32BJ, with prevailing wage commitment. Santosuosso then asks about appeals board use if the council rejects the application.
1:17:19 1 min 20 sec
Q&A
Council Member Santosuosso questions on refiling at higher density if rejected
Grinshtein confirms that if rejected, the applicant could use the appeals board or refile in January under the new abbreviated ULURP timeline, bypassing the council entirely. Santosuosso asks if they would return with R7X; Grinshtein confirms they would come back with R7X or potentially R8/R9.
1:18:39 24 sec
Remarks
Council Member Santosuosso expresses frustration with tied council hands under new charter
Santosuosso expresses frustration on the record that the council's hands are tied because the applicant can return in January under new charter changes, bypassing community input. She appreciates the applicant's responsiveness but notes the difficult reality for constituents.
1:19:03 1 min 17 sec
Public Testimony
Public testimony: Sarah Penningberg (32BJ) announces neutrality agreement
Sarah Penningberg of SEIU 32BJ announces a late-breaking neutrality agreement with the Fort Hamilton Mews developer, ensuring good jobs and prevailing wage at the site. She thanks the developer for coming to the table.
1:20:20 1 min 55 sec
Public Testimony
Public testimony: Veronica Urovosky supports Fort Hamilton Mews
Veronica Urovosky, a Brooklyn resident, strongly supports the project, noting it would provide almost 90 affordable homes in Bay Ridge where only 5 affordable units were built in 12 years. She criticizes representatives using procedural excuses to delay housing.
1:22:15 1 min 39 sec
Public Testimony
Public testimony: Logan Ferris (Open New York) supports Fort Hamilton Mews
Logan Ferris of Open New York urges support for the 292 new homes, noting the project alone would more than triple affordable homes built in the community district from 2014-2025. He cites the city's need for 700,000 new homes in the next decade.
1:23:54 27 sec
Procedure
Fort Hamilton Mews hearing closed
Chair Louis calls for additional public testimony on Fort Hamilton Mews. No further testimony is offered. The hearing is closed and items are laid over.
1:24:21 1 min 6 sec
Procedure
21-31 46th Avenue LIC rezoning hearing opens
Chair Louis opens the hearing on LUs 127-128 for 21-31 46th Avenue, a mixed-use residential rezoning in Long Island City, Queens, Council Member Won's district. The proposal seeks ~84 apartments with ~21 permanently affordable through MIH.
1:25:27 3 min 32 sec
Remarks
Council Member Won remarks on LIC development context and community concerns
Council Member Won describes Long Island City as the fastest-growing neighborhood in the country, noting insufficient investment in schools, parks, and sewers. She lists community concerns including deep affordability, family-sized units, contextual density, light and air, ground floor community use, pedestrian safety, and reduced parking. She notes over 30 emails in opposition and only two in support.
1:28:59 1 min 17 sec
Agency Testimony
Applicant Lobel presents 21-31 46th Avenue project overview
Richard Lobel of Sheldon Lobel PC presents the 21-31 46th Avenue rezoning for applicant Ashley Fina, seeking to rezone from M1-4/R6B to R7X with C2-5 overlay. The 11-story building would have ~84 units with 15 affordable at MIH Option 1, on a transit-rich site with no residential displacement.
1:30:16 57 sec
Agency Testimony
Applicant Lobel on building details and family-sized units
Lobel details the building: 11 stories, 81,000 sq ft, 84 units with 52 two-to-three bedroom units (two-thirds), 15 affordable units proportional in bedroom count, and 15 voluntary parking spaces reduced from initial design after Community Board 2 feedback.
1:31:14 58 sec
Agency Testimony
Applicant Lobel on zoning map and adjacent R7X context
Lobel shows the zoning map, noting the site is immediately adjacent to an existing R7X district with 11-17 and 48-story buildings nearby. He explains the approach of extending the existing R7X district to cover the property, a favored approach by City Planning.
1:32:12 1 min 35 sec
Agency Testimony
Applicant Lobel on area context, transit, and site advantages
Lobel presents the area map showing proximity to subway entrances, Murray Playground, and the wide Jackson Avenue. He notes City Planning recognized the opportunity to add housing with no residential displacement on a transit-oriented site.
1:33:47 2 min 43 sec
Agency Testimony
Architect Labaris presents 21-31 46th Avenue building design
Architect Nick Labaris presents the illustrative building design: 115 feet tall, setbacks above the seventh floor to mirror the adjacent building's windows, ground floor retail scaled for smaller tenants, and a respectful gesture to maintain light coming down to the street.
1:36:30 29 sec
Agency Testimony
Environmental consultant Zapansky on shadow impacts
Christina Zapansky of GZA Environmental addresses shadow concerns, confirming the building will cast shadows on the neighboring building for several hours in late afternoon to early evening during spring and summer months, which she characterizes as a normal result of building in the city.
1:36:59 2 min
Agency Testimony
Applicant Lobel on community board changes and applicant background
Lobel summarizes changes made in response to Community Board 2: reduced parking, removed curb cut, added sustainable measures, mural on western exposure. He notes the 32-2 community board vote in favor and the applicant family's 40+ year history in Long Island City.
1:38:59 37 sec
Q&A
Chair Louis questions on revised environmental review
Chair Louis asks about the revised environmental review. Zapansky explains the EAS was revised after certification to reflect an increase from 70 to 84 dwelling units and a decrease from 22 to 15 parking spaces, due to the applicant's proposed project changing.
1:39:37 1 min 3 sec
Q&A
Chair Louis questions on site location relative to Jackson Avenue
Chair Louis asks about the site's relationship to Jackson Avenue. Lobel uses the area map to show the site sits 200-240 feet from Jackson Avenue, creating a wide expanse at the confluence of the two streets.
1:40:40 19 sec
Q&A
Council Member Won questions on R7X height match with adjacent building
Council Member Won asks if the proposed building matches the height of the existing R7X building. Lobel confirms both are 11 stories.
1:40:58 3 min 53 sec
Q&A
Council Member Won questions on community engagement and affordability
Won asks about community engagement and how concerns will be incorporated. Lobel discusses MIH requirements, family-sized affordable units, architectural mitigation, greenery contributions, and art space commitments. Labaris explains the massing decisions to keep the building at 11 stories as a sensitive compromise.
1:44:51 2 min 49 sec
Q&A
Council Member Won questions on ground floor community use and childcare
Won asks how the ground floor will serve community needs and whether tenants have been selected. Lobel says the community board requested local arts and small business retail, spaces are designed for smaller tenants, but nothing is programmed yet. Won asks about early childhood care; Lobel expresses willingness to explore it.
1:47:40 54 sec
Q&A
Council Member Won questions on street-level greenery
Won asks about additional greenery beyond required street trees. Labaris says the sidewalk depth limits additional planting but expects ground floor tenants to add green street furniture, and the adjacent park provides planting.
1:48:34 1 min 47 sec
Q&A
Council Member Won questions on community communication and liaison
Won asks how the applicant will keep the public notified and whether a dedicated community liaison will be established. Lobel commits to working through Community Board 2, attending land use hearings, and forming subcommittees for programming discussions.
1:50:21 34 sec
Q&A
Council Member Won questions on engagement beyond community board
Won asks if the applicant has engaged with community groups beyond the community board, such as Court Square Civic, LIC Partnership, and local PTAs. Lobel confirms engagement has been limited to CB2 and surrounding building neighbors. Won notes the answer is no.
1:50:55 2 min 48 sec
Remarks
Applicant Ashley Fina shares family connection to Long Island City
Applicant Ashley Fina shares that her family has been lifelong New Yorkers and business owners in Long Island City for over 40 years, emphasizing the importance of community feel and willingness to engage with the community board and residents.
1:53:43 2 min 47 sec
Public Testimony
Public testimony: Zoe Newman opposes tower scale, cites neighborhood character
Zoe Newman, a 10-year resident, opposes the tower scale, noting five towers with vacancies visible from the site. She prefers smaller family buildings matching the block's character, raises concerns about shadows, rats, trash, and loss of community resources like grocery stores and spiritual centers.
1:56:30 1 min 37 sec
Public Testimony
Public testimony: Robbie Kapoor raises flooding and traffic concerns
Robbie Kapoor, a physician living on the top floor of 2141 46th Avenue, expresses concern about flooding from excavation, noting his building already floods every rainstorm with elevator damage. He also cites traffic concerns on the narrow street near PS1.
1:58:06 2 min 18 sec
Public Testimony
Public testimony: Olivia Wang opposes rezoning, cites flawed review and open space deficit
Olivia Wang opposes the rezoning, arguing the public review process was flawed because advisory bodies voted on a 70-unit project before the revised 84-unit EAS was released. She cites severe open space deficit (0.094 acres per 1,000 residents), unnecessary cellar parking in a flood zone, and urges rejection of R7X in favor of a four-story contextual building.
2:00:24 2 min 11 sec
Public Testimony
Public testimony: Sin Suli opposes rezoning with notarized petition from property owners
Sin Suli, a 35-year Queens resident, opposes the rezoning citing scale and context. He argues the 11-story building will overshadow surrounding 3-6 story homes, calls renderings deceitfully modified, and presents a notarized petition signed by ~80% of property owners on the block opposing the project.
2:02:35 4 min 36 sec
Remarks
Council Member Won responds to public testimony on charter change reality
Council Member Won responds to the public testimony panel, explaining that under Prop 2-4 charter changes supported by the mayor, even a council no vote can be overruled by the mayor and borough president. She commits to scheduling an offline meeting with child care, remote options, and after-hours timing for working families.
2:07:11 2 min 30 sec
Public Testimony
Public testimony: Matthew Iulo opposes scale on tight 46th Avenue block
Matthew Iulo, a 10-year LIC resident, opposes the proposal at current scale, arguing 46th Avenue is a tight block not Jackson Avenue. He cites congestion at Trader Joe's, MoMA PS1 blocking areas, and notes the site was left out of the 1LIC rezoning for height restriction reasons.
2:09:41 2 min 11 sec
Public Testimony
Public testimony: Melissa Guan shows balcony view of low-rise neighborhood context
Melissa Guan, a homeowner at 2128 45th Road, shows her balcony view via camera demonstrating the low-rise character of the block. She points out the TD Bank lot, the 11-story Prime building on Jackson Avenue, and the four-to-five story buildings that make up the immediate neighborhood.
2:11:52 1 min 24 sec
Q&A
Council Member Won questions Melissa Guan on building distance and construction timeline
Council Member Won asks Melissa to show the distance between her building and the TD Bank lot via camera. Won confirms she knows the building and asks the development team about a construction timeline and the borough president's proposed protective wall, but no response is recorded.
2:13:15 2 min 57 sec
Public Testimony
Public testimony: Vanessa Leong urges rejection, cites 1LIC plan bypass
Vanessa Leong, a 15-year LIC homeowner, urges rejection of the application, arguing it bypasses the 1LIC community plan, only offers MIH Option 1 (vs. Option 3 in 1LIC), exacerbates sewer and transit overcrowding, and provides nothing back to parks, schools, drainage, or small businesses.
2:16:12 1 min 37 sec
Public Testimony
Public testimony: Jessica opposes tower, cites tree removal and backyard impact
Jessica, a ground-floor resident at 2128 45th Road whose backyard backs up to TD Bank, opposes the tower scale. She notes the developer already removed a tree covering her yard without notice and prefers a lower, more residential building with community give-backs.
2:17:49 1 min 7 sec
Public Testimony
Public testimony: Wang shows balcony proximity, opposes height for sunlight loss
Wang, a neighbor of Melissa and Jessica, shows from his balcony how close the buildings are. He states the proposed building is too high, will shade all sunlight from their building, and asks the council to carefully consider the impact on immediate neighbors.
2:18:56 4 min 6 sec
Public Testimony
Public testimony: Rebecca opposes scale, distinguishes Prime building from street character
Rebecca, a homeowner at 2119 46th Avenue one house removed from the lot, opposes the building scale. She argues the Prime building's address is 46th Avenue but its main facade is on Jackson Avenue, and the small low-rise character of the street does not support an 11-story tower.
2:23:03 2 min 4 sec
Public Testimony
Public testimony: Varuna Sundaram urges rejection citing infrastructure capacity
Varuna Sundaram, a physician and homeowner, strongly urges rejection. She cites overcrowded schools with lottery systems, grocery shortages after Key Foods closure, flooding concerns, and argues the high-rise buildings cited by the developer are all on Jackson Avenue, not the surrounding block.
2:25:06 1 min 36 sec
Public Testimony
Public testimony: Andy Lee opposes, cites traffic and PS1 event congestion
Andy Lee, a homeowner with a baby, voices concern about the tight single-lane road, truck blocking, and traffic from 84 new units. He notes PS1 weekend events already strain the block and the building would only subtract from community value.
2:26:42 2 min 23 sec
Public Testimony
Public testimony: Chuan Tam details construction and quality of life impacts on family
Chuan Tam, a first-floor resident whose backyard is adjacent to the TD Bank, details concerns about noise, dust, vibration during construction and permanent changes to light, air, and privacy. He emphasizes his young children use the backyard as living space and asks the city to recognize density consequences when placed against existing homes.
2:29:05 41 sec
Procedure
21-31 46th Avenue hearing closed after extensive public testimony
Chair Louis closes the public hearing on 21-31 46th Avenue after all testimony is complete. She encourages the council member and applicant to have honest conversations with the community. Items are laid over.
2:29:46 20 sec
VOTE OUTCOME
Vote reopened for Council Member Schulman, revised count 8-0
The vote is reopened for Council Member Schulman, who votes aye on all items. The revised count is eight in the affirmative for all three items referred to the Land Use Committee.
2:30:06 1 min 5 sec
Procedure
69-67 108th Street Forest Hills rezoning hearing opens
Chair Louis opens the hearing on pre-considered LUs for 69-67 108th Street, a mixed-use residential rezoning in Forest Hills, Queens, Council Member Schulman's district. The proposal seeks ~59 apartments with ~15 permanently affordable through MIH.
2:31:11 51 sec
Remarks
Council Member Schulman remarks with open mind on 69-67 108th Street
Council Member Schulman approaches the hearing with an open mind, emphasizing the importance of understanding the proposal's design, scale, affordability, commercial uses, and relationship to surrounding buildings. She looks forward to hearing from the applicant and residents.
2:32:03 1 min 49 sec
Agency Testimony
Applicant Lobel presents 69-67 108th Street project overview
Richard Lobel presents the 69-67 108th Street rezoning from R1-2A to R7D with C2-4 overlay, noting Community Board 6 approved 36-4. The 11-story, 55,000 sq ft building would have 59 units with 15 affordable at MIH Option 1, no studios, and average unit size greater than one bedroom.
2:33:51 56 sec
Agency Testimony
Applicant Lobel on building details and unit mix
Lobel details the building: 11 stories, 85-foot base height, 115-foot total height, setbacks at four and six stories, no parking required, 28 one-bedrooms and 31 two-bedrooms, 15 affordable units at Option 1.
2:34:47 1 min 6 sec
Agency Testimony
Applicant Lobel on zoning map and non-conforming surrounding buildings
Lobel shows the zoning map, noting R1-2A has existed since 1961 despite surrounding buildings rising to non-conforming heights of 6-14 stories. He argues the R1-2A designation is inappropriate for the 108th Street frontage.
2:35:52 1 min 39 sec
Agency Testimony
Applicant Lobel on transit access and site advantages
Lobel presents the area map: within one block of Queens Boulevard, three blocks of four subway lines, bus access, and 0.3 miles from the LIRR. The site is transit-oriented with no residential displacement, on an 80-foot wide street.
2:37:31 3 min 11 sec
Agency Testimony
Architect Demirjolo presents 69-67 108th Street massing and design
Architect Tahir Demirjolo presents the building design: mediating between R7-1 and low-density districts, stepping down toward low-density, dividing massing into multiple pieces, no cellar/parking for stormwater management, green buffer zones, and central core exposed to street for daylight.
2:40:42 39 sec
Agency Testimony
Applicant Lobel summarizes 69-67 108th Street application
Lobel summarizes the application: no residential displacement, good street access, near mass transportation, and strong community board consensus (36-4). He notes productive conversations with CB6 and willingness to engage on programming commercial space.
2:41:20 47 sec
Q&A
Chair Louis questions on green space and loading/trash location
Chair Louis asks about the green space width behind the one-story home (15 feet, per Demirjolo) and where loading deliveries and trash pickup will be located (residential on 17th Avenue, commercial on 108th Street).
2:42:07 1 min 3 sec
Q&A
Council Member Schulman questions on affordability and MIH option
Council Member Schulman asks about deeper affordability. Lobel says the project margins don't lend themselves to 30% AMI but is happy to discuss further. Schulman asks which MIH option; Lobel says Option 1 and Option 2 have been penciled, applicant accepts Option 1.
2:43:10 50 sec
Q&A
Council Member Schulman questions on ground floor tenants and facade materials
Schulman asks about ground floor tenant types. Lobel says the community board expressed interest in grocery, cafe, or community/medical space, and the applicant is open to discussion. Schulman asks about setbacks and facade materials; Lobel confirms facade changes incorporated but setbacks more challenging.
2:44:00 1 min 18 sec
Q&A
Council Member Schulman questions on McDonald Park funding and stormwater
Schulman asks about funding improvements to McDonald Park. Lobel confirms willingness. Schulman raises stormwater concerns, noting the area floods increasingly and concrete front yards contribute to 108th Street flooding. She asks the applicant to be mindful.
2:45:18 15 sec
Procedure
69-67 108th Street hearing closed with no public testimony
Chair Louis calls for public testimony on 69-67 108th Street. No members of the public signed up to testify. The hearing is closed and items are laid over.
2:45:34 2 min 50 sec
Procedure
Sojourner Truth MAPES rezoning hearing opens
Chair Louis opens the hearing on pre-considered LUs for Sojourner Truth MAPES, a mixed-use residential rezoning in the Crotona neighborhood of the Bronx, Council Member Feliz's district. The proposal seeks 457 apartments with 137 permanently affordable through MIH.
2:48:24 2 min 12 sec
Agency Testimony
Applicant Washington introduces Phipps Houses and Sojourner Truth MAPES project
Matthew Washington of Phipps Houses introduces the team and provides background on Phipps Houses, a nonprofit founded in 1905 with 10,000 affordable apartments. He notes Phipps has served the Crotona Park West Farms community for over 50 years and that the project will relocate MAPES Court tenants to new homes.
2:50:35 2 min 5 sec
Agency Testimony
Applicant Walker-Stewart presents Sojourner Truth MAPES zoning actions
Astrid Walker-Stewart presents the two zoning map amendments and text amendment: rezoning the Sojourner site from R7-1 to R8, and the MAPES Court site from R7-1/C1-4 to R8/C2-4, plus establishing an MIH area. The project spans two sites along East 181st and 182nd Streets.
2:52:40 1 min 32 sec
Agency Testimony
Applicant Walker-Stewart on Sojourner site building design and units
Walker-Stewart presents the Sojourner site: 159 affordable units, 50% dedicated to MAPES tenants, 8-16 story building with concierge, maisonettes creating row-house scale, and landscaped rear yard. Height concentrated along the 100-foot-wide Southern Boulevard.
2:54:13 1 min 5 sec
Agency Testimony
Applicant Walker-Stewart on Sojourner site unit mix and affordability
Walker-Stewart presents the Sojourner site unit mix: over 60% two and three bedrooms, affordability ranging from 30% to 80% AMI with 15% set aside for formerly homeless. She highlights the diversity of households the project would serve.
2:55:17 46 sec
Agency Testimony
Applicant Walker-Stewart on MAPES Court relocation plan
Walker-Stewart presents the MAPES Court site: existing Phipps tenants will be relocated to the Sojourner site with costs covered, same rent retained, and services provided. The site includes a vacant gas station and one-story commercial strip acquired by Phipps for redevelopment.
2:56:03 1 min 36 sec
Agency Testimony
Applicant Walker-Stewart on MAPES building design and community space
Walker-Stewart presents the MAPES building: 298 affordable units, 6-14 stories, over 15,000 sq ft of community space potentially for a YMCA, with massing concentrated on wide streets and stepping down to residential streets. She notes a meeting with YMCA is scheduled.
2:57:39 58 sec
Agency Testimony
Applicant Walker-Stewart on MAPES unit mix and affordability range
Walker-Stewart presents the MAPES unit mix: 55% two and three bedrooms (nearly double the city's 30% minimum), affordability from 30% to 80% AMI, designed to house diverse households including teachers and families.
2:58:37 27 sec
Remarks
Council Member Feliz remarks on Sojourner Truth MAPES
Council Member Feliz thanks Phipps for their work in the Bronx, looks forward to building needed housing and resolving local community issues including youth needs, and defers questions to the chair.
2:59:04 2 min 3 sec
Q&A
Chair Louis questions on achieving high percentage of family-sized units
Chair Louis asks how the project achieves a high percentage of family-sized units. Kelly Biscuso explains the scale allows Phipps to design buildings they believe in with larger units, and Matthew Washington adds that Phipps is mission-driven and owns/manages buildings long-term.
3:01:07 2 min 24 sec
Q&A
Chair Louis questions on why R8 rezoning is necessary
Chair Louis asks why the R8 rezoning is necessary when large buildings could be built as-of-right. Washington explains as-of-right yields ~300 units vs. ~460 with rezoning, and the additional scale supports community facility space, amenities, and family-sized units. Walker-Stewart adds the scale enables 62% family units.
3:03:31 31 sec
Q&A
Council Member Feliz questions on community garden shadow remedies
Council Member Feliz asks about shadows on the community garden. Washington reports Phipps has been in touch with Green Thumb and committed to funding a redesign of the Hornaday Community Garden to address shadow concerns upon project approval.
3:04:01 1 min 16 sec
Q&A
Council Member Feliz questions on Crotona Parkway mall shadows
Feliz asks about shadows on Crotona Parkway malls. Environmental consultant Patrick Blanchfield confirms some shadows but says the extent and duration are minimal and would not rise to a significant impact.
3:05:18 2 min 9 sec
Q&A
Council Member Feliz questions on building height and neighborhood context
Feliz asks how the project fits the neighborhood context given most buildings are lower. Architect Magnus Westergren says the 100-foot-wide Southern Boulevard supports 14 stories. Walker-Stewart notes only ~25% of the building is at maximum height, with the majority at 8-10 stories. Washington adds taller slimmer buildings cast shorter shadows than short squat structures.
3:07:26 1 min 41 sec
Q&A
Council Member Feliz questions on community space size and potential expansion
Feliz asks about the 15,000 sq ft community space and whether it could be larger. Washington says it takes up the remainder of the ground floor; expanding would lose units. He notes meetings with YMCA and other youth service organizations, and that 15,000 sq ft is smaller than a typical YMCA facility.
3:09:07 45 sec
Q&A
Council Member Feliz questions on expanding community space by going taller
Feliz asks if going taller could double the community space. Westergren confirms it's architecturally possible. Kelly Biscuso notes the financing challenge: the city expects community spaces to fund themselves through rent, and a 30,000 sq ft space could end up vacant without city funding and a committed partner.
3:09:52 3 min 40 sec
Q&A
Council Member Feliz questions on labor agreements and 32BJ
Feliz asks about labor: CBA, union labor, and transferability from the Lambert project. Washington responds that MAPES Court has had a 32BJ CBA for 35 years, 32BJ approached Phipps for a new development agreement, and Phipps already has a CBA in place. He characterizes 32BJ's approach as 'bully tactics.'
3:13:31 2 min 10 sec
Public Testimony
Public testimony: Kyron Banks (32BJ) opposes project over labor agreement
Kyron Banks of 32BJ testifies in strong opposition, stating Phipps refuses to commit to a new development agreement ensuring prevailing wage standards for future employees. He argues affordable housing cannot be built by driving building service workers into poverty and urges a no vote.
3:15:41 2 min 7 sec
Public Testimony
Public testimony: April Hurley opposes, cites Phipps track record and demands co-op ownership
April Hurley of Time Action urges a no vote, citing Phipps's track record of HPD violations, incomplete tenant recertification at Lambert Houses, and asking why co-op ownership hasn't been considered for MAPES Court. She demands concrete commitments, not conditional promises, and raises concerns about gas station brownfield remediation and Bronx Zoo traffic impacts.
3:17:48 1 min 27 sec
Q&A
Chair Riley questions Banks on 32BJ contract structure
Chair Riley asks Banks about the current 32BJ contract. Banks clarifies the existing collective bargaining agreement covers residential workers but not security, and the new development agreement would cover all workforce and guarantee prevailing wage. He confirms 32BJ would support the project if the agreement is reached.
3:19:15 3 min 53 sec
Q&A
Chair Riley questions Hurley on gas station and community center alternatives
Riley asks Hurley about the gas station redevelopment and community center. Hurley reiterates her request for a no vote, asking Phipps to rejoin the community board for a redesign, consider co-op ownership, address brownfield remediation, include small business space, and provide underground parking given Bronx Zoo traffic.
3:23:08 1 min 46 sec
Q&A
Council Member Feliz questions Hurley on ideal project vision
Council Member Feliz asks Hurley what the ideal project would look like. She suggests co-op ownership, small business space, food co-op groceries, and consideration of Bronx Zoo tourism. Feliz notes he has not yet decided how he will vote and looks forward to continuing the conversation.
3:24:54 1 min 18 sec
Procedure
Chair Louis urges applicant to begin conversations with community and union
Chair Louis encourages the applicant to start conversations with April Hurley and 32BJ immediately, since everyone is present in person. She emphasizes this is a great opportunity to begin addressing the concerns raised.
3:26:12 2 min 1 sec
Public Testimony
Public testimony: Rafael Moure-Punnett (CB6) explains board's no vote on Phipps track record
Rafael Moure-Punnett, district manager for Bronx Community Board 6, explains the board voted no because Phipps can build 300 units as-of-right without rezoning. He argues the council should only reward responsible developers with discretionary rezoning, citing federal class action lawsuits and high housing code violations at Phipps properties.
3:28:13 1 min 55 sec
Public Testimony
Public testimony: Brigette Brantley demands accountability before new development
Brigette Brantley, a Bronx resident and community advocate, asks how Phipps can ask for new development when they haven't fixed existing problems. She questions who the development is for, given it's one of the poorest congressional districts, and urges council members to listen to constituents over developers.
3:30:08 1 min 19 sec
Public Testimony
Public testimony: Laura James (CB6) criticizes lack of notification and Phipps accountability
Laura James, secretary of Community Board 6, reports the board was not informed of the meeting until the day before. She echoes concerns about Phipps's bad practices, noting no consequences despite the mayor's crackdown on bad landlords, and asks what the council will do about Phipps's management practices.
3:31:27 2 min 22 sec
Public Testimony
Public testimony: Reggie cites Lambert Houses displacement and 1,100 violations
Reggie asks the council to vote no, citing Phipps's record at Lambert Houses where only 60% of original tenants returned after redevelopment. He notes over 1,100 HPD violations at Phipps properties, calls them one of the worst landlords, and advocates for affordable homeownership and co-ops.
3:33:49 1 min
Public Testimony
Public testimony: Annette (Phipps tenant) reports parking shortages and supports homeownership
Annette, a Phipps tenant who was relocated, reports parking shortages with four more buildings planned. She requests underground parking and mentions forming a tenants association with the community board. She also supports home ownership options.
3:34:49 2 min 6 sec
Public Testimony
Public testimony: Eugenia Austin (Phipps tenant) describes flooding and unresponsive management
Eugenia Austin, a Phipps tenant and breast cancer survivor undergoing chemotherapy, reports being flooded five times from sewer backups and internal pipe issues. She describes unanswered phone calls to management and having to sweep tons of water alone before chemotherapy appointments.
3:36:55 58 sec
Remarks
Council Member Feliz responds to public testimony, remains undecided
Council Member Feliz thanks all who testified, noting he hears the needs for homeownership, parking, schools, small business spaces, and more. He reiterates he has not decided how he will vote and looks forward to continuing conversations with the community and Phipps.
3:37:52 32 sec
Procedure
Sojourner Truth MAPES hearing closed, meeting adjourned
Chair Louis closes the Sojourner Truth MAPES hearing with no further public testimony, items laid over. She thanks members of the public, colleagues, subcommittee, council staff, and sergeant at arms. The meeting is adjourned.