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New York City Council
Zoning, 158-06 Northern Boulevard Rezoning, Queens (C 260171 ZMQ)
Read summaries and jump into the video at the segment start.
Staff calls the meeting to order, asks attendees to silence electronic devices, avoid the dais, and directs questions to the Sergeant at Arms. The chair is told the subcommittee is ready to begin.
Chair Louis welcomes attendees, identifies herself as chair, and notes Councilmembers Encarnacion, Sanchez, Carr, and Felder are present. She states three proposals are scheduled for votes and two public hearings.
Chair Louis says votes on the sidewalk cafe application for Tero de Esquina, 158-06 Northern Boulevard, and 21-31 46th Avenue are laid over until tomorrow. She proceeds with public hearings on 1455 Coney Island Avenue and 135-27 Sapphire Street.
Chair Louis details how to testify in person or via Zoom, the two-minute limit, written testimony submission, and decorum rules. She notes no video recording from the witness table and that public may not present audio or video recordings as testimony.
Chair Louis opens the public hearing on pre-considered LUs for 1455 Coney Island Avenue, a community facility rezoning in Midwood, Brooklyn. She describes the applicant's plan for a long-term care facility for seniors and gives testimony instructions.
Chair Louis notes Councilmember Felder has no remarks, calls Eric Palatnik and Anthony Hadjiouanou to testify, and has counsel administer the oath. She instructs them to restate their names and limits testimony to 10 minutes.
Eric Palatnik introduces the long-term care facility at 1455 Coney Island Avenue, proposing rezoning from R5/C2-3 to C4-5D. He describes the site's history as a demolished long-term care facility and vacant lot, and notes the city's Coney Island Avenue study.
Palatnik presents a nine-story, 95-foot, 157,000-square-foot facility with 300 beds (240 skilled nursing, 60 assisted living) and 28 parking spaces. He says Councilmember Felder requested more parking and design changes, and Community Board 14 supports the application.
Palatnik shows the existing and proposed zoning maps, noting adjacent R7A and C4-2 districts. He argues the proposed R7-equivalent density is consistent with nearby larger medical buildings and built character.
Palatnik describes the vacant site, neighboring residential building with ground-floor commercial, and proposed building layout. He notes first-floor lobby and amenity space, cellar parking, and upper-floor care facility.
Palatnik points to a 148-foot medical building allowed as-of-right in the adjacent C4-2 district. He argues the proposed rezoning is smaller than what existing zoning permits and similar to surrounding R7A context.
Palatnik shows renderings of the proposed building, highlighting an atrium, landscaped rooftop terrace, chapel, recreation, and exercise spaces. He says the design aims to feel like a home rather than an institution.
Palatnik says the project was proposed by a not-for-profit but a contract dispute arose with the owner, Centers Healthcare. He hopes the not-for-profit can be restored as operator, but if not, Centers Healthcare will develop the long-term care facility itself.
Chair Louis asks what assurances exist that the development will be a nursing home and nonprofit. Palatnik says state-allocated beds require long-term care use, and if the Sephardic Nursing Home does not operate it, Centers Healthcare will.
Chair Louis asks how many jobs the project will create. Palatnik estimates 100-150 construction workers and says operational hiring will include local lower-level positions, with senior management from other facilities.
Chair Louis asks which trades will be involved. Palatnik lists glaziers, electricians, mechanical engineering, duct work, and other building trades.
Chair Louis asks how the proposed height relates to surrounding buildings. Palatnik compares the 95-foot building to nearby 66-75 foot buildings and a taller C8 building, arguing it is contextual.
Felder asks whether Palatnik represents the not-for-profit or the owner. Palatnik says he represents both parties, though Centers Healthcare pays his invoices, and the not-for-profit led the application work.
Felder questions whether the property owner has been involved and notes a consultant working for both sides. Palatnik says Centers Healthcare has recently become actively involved in negotiations.
Felder says the owners are paying the bills but have not appeared. Palatnik confirms Centers Healthcare hired him and is the responsible party, though he reports to both organizations.
Felder tells the chair that the property owners have not been involved, despite being the ones putting up the building. He says they have consultants but no direct accountability.
Felder argues 28 parking spaces are insufficient, especially if the facility becomes for-profit or includes rehabilitation use. He dismisses bicycle parking as irrelevant for nursing home residents.
Palatnik says parking lots for senior care facilities are underutilized because residents and visitors often do not drive. He notes 38 parking spaces and 55 bicycle spaces, and describes a shuttle bus for employees, residents, and family.
Felder asks if the facility might serve short-term rehabilitation patients, which would require more parking. Palatnik says it is intended as long-term care, but state-authorized beds could allow operator discretion.
Felder asks whether documents can guarantee the facility will not become a rehabilitation center. Palatnik says the state authorizes beds and the operator determines use, so no guarantee.
Felder asks if a human employed by the owners will ever appear to answer questions. Palatnik says he will try to find someone and has been communicating with Centers Healthcare.
Chair Louis asks if the facility will be permanent residency only with no ambulatory component. Palatnik confirms it is proposed as long-term care, not short-term rehabilitation, though residents would receive care if injured on site.
Chair Louis notes Community Board 14 approved the project believing it would be a nonprofit, but circumstances changed. She urges the applicant to have another conversation with the board, and Palatnik says he has updated the district manager. Chair Louis then asks colleagues for questions and the panel is not excused.
Chair Louis asks if any public members wish to testify on 1455 Coney Island Avenue; none do. She closes the public hearing and notes the items are laid over.
Chair Louis announces Council Member Salam has joined and opens the public hearing on pre-considered LUs for 135-27 Sapphire Street, a residential rezoning in Lindenwood, Queens. She describes a proposed 268-unit building with mandatory inclusionary housing and up to 80 permanently affordable units.
Chair Louis calls Sheldon Lobel and the applicant team, including Richard Lobel, Daniel Ruzzo, Danielle Drake, and Christina Sapansky. Counsel administers the oath and Chair Louis limits testimony to 10 minutes.
Richard Lobel introduces the rezoning from R4 to R6A, proposing a six-story plus cellar building with about 186,000 square feet and 268 dwelling units. He notes MIH option one and support from Queens Community Board 10, the Borough President, and City Planning.
Lobel shows the zoning map, noting a February 2026 rezoning that allowed R7D and R6A on the block. He argues the proposal extends existing R6A context and aligns with Linden Boulevard densities.
Lobel presents the tax map and area map, noting the R4 district dates to 1961 and the site is near wide streets and five bus lines. He argues the area supports increased residential and affordable housing density.
Lobel pages through site photos showing largely undeveloped land and then hands off to Daniel Ruzzo for the architectural presentation.
Daniel Ruzzo describes a six-story building with a five-story mass and setback sixth floor to minimize height. He notes 268 units, 67 affordable, and compares the scale to nearby 12- and 14-story buildings.
Ruzzo describes the U-shaped building opening toward Linden, with parking and storage in the cellar due to flooding. He notes a bidirectional driveway and above-grade parking along Sapphire.
Ruzzo explains the first-floor lobby and terrace, stepped massing up to the fifth floor, and a sixth-floor setback around the perimeter. He notes voluntary setbacks from the sidewalk to create a natural buffer and absorb stormwater.
Ruzzo shows a section and explains a proposed DOT grade change of 2 to 10 feet. He says the driveway design allows parking access to continue and the building to remain in service during street raising.
Ruzzo shows renderings of the building in context, including the setback and greenscape. He describes a gabion wall system for the parking level that allows water and air movement, and a knockout panel for future DOT grade changes.
Richard Lobel thanks the chair, committee, and Council Member Ariola for her support. Council Member Ariola praises the developer for working with the community, community board, and civic associations, and says the project has her full support.
Chair Louis asks if the applicant is aware of the Jewel Streets neighborhood planning process and how the rezoning aligns with its goals. Danielle Drake says the project has been designed to work with the Jewel Streets plan and future road raising.
Chair Louis asks about sewer infrastructure and flooding. Danielle Drake says preliminary analyses submitted to DEP show existing infrastructure can support the building, with a sewer extension along 149th Street and a previously implemented catch basin.
Chair Louis asks if DOT has plans or a timeline to raise Sapphire Street by 10 feet. Danielle Drake says the current Jewel Streets plan has no timeline, and the elevation raise affects residents across the street.
Chair Louis invites colleagues to ask questions, then excuses the panel. She calls for public testimony on 135-27 Sapphire Street; none is offered, so she closes the public hearing and lays over the items.
Chair Louis asks if anyone signed up to testify on the Tero de Esquina sidewalk cafe application; no one has. She notes the hearing remains closed, thanks participants, and adjourns the meeting.