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New York City Council
Zoning, 1455 Coney Island Avenue Rezoning, Brooklyn (C 220449 ZMK)
Read summaries and jump into the video at the segment start.
Council staff calls the Zoning and Franchises subcommittee meeting to order, asks attendees to silence electronic devices, and states that no one may approach the dais. Staff then tells the chair the meeting is ready to begin.
Chair Farah Louis welcomes attendees, identifies herself as chair, and lists the council members present, including Shulman, Salaam, Felder, Encarnación, Sanchez, Thomas-Henry, and Wilson.
Chair Louis says the subcommittee will vote on two proposals—1455 Coney Island Avenue and 135-27 Sapphire Street—and then hold a hearing on the Studio 54 Rehabilitation and Tax Amendment in Council Member Wilson's district.
Chair Louis explains the meeting is hybrid and that the public may testify in person or via Zoom. She gives registration instructions, notes that in-person speakers need a speaker card, and says remote participants remain muted until recognized, with testimony limited to two minutes per witness.
Chair Louis explains how to submit written testimony by email up to three days after the hearing, asks witnesses to include the LU number and project name in the subject line, and requests remote witnesses remain until excused because council members may have questions.
Chair Louis states that decorum must be observed at all times, that members of the public may not speak unless testifying, and that the witness table is reserved for called witnesses. She also bars video or photography from the witness table and says audio/video recordings may be submitted only as transcripts.
Chair Louis introduces LUs 142/143 for the 1455 Coney Island Avenue rezoning in Council Member Felder's district. The applicant seeks a 300-bed nursing home in Midwood, Brooklyn, requiring a zoning map change from R5/C2-3 to C4-5D and a mandatory inclusionary housing text amendment.
Chair Louis introduces LUs 144/145 for the 135-27 Sapphire Street rezoning in Council Member Areola's district. The applicant proposes 268 apartments, 67 permanently affordable, requiring a zoning map change from R4 to R6A and a mandatory inclusionary housing text amendment.
Chair Louis asks for questions or remarks, then moves to approve LUs 142/143 for 1455 Coney Island Avenue and LUs 144/145 for 135-27 Sapphire Street together. She asks the council staff to call the roll.
Council staff calls the roll. Chair Louis votes aye on all, and Encarnación, Sanchez, Thomas-Henry, and Farias add affirmative votes as the clerk tallies the roll.
Council staff announces the items approved by a vote of eight in the affirmative, zero opposing, and zero abstentions. The items are referred to the full Land Use Committee.
Chair Louis opens the hearing on LUs 153/154 for Studio 54 rehabilitation and tax amendment in Council Member Wilson's district. She explains how remote and in-person witnesses can register and notes written testimony can be emailed to the committee.
Council Member Carl Wilson speaks in support of Roundabout Theatre Company's Studio 54 rehabilitation. He calls Studio 54 an iconic cultural institution and argues the renovation will support jobs, tourism, and the theater district's future.
Chair Louis reopens the vote for Minority Leader Carr. Council staff reports a revised tally of nine in the affirmative, zero opposing, and zero abstentions, and the items are again referred to the full Land Use Committee.
Chair Louis calls Carol Rosenthal, Christopher Knave, and Francille Lim to testify as the applicant panel. Council staff administers the oath, and Chair Louis sets a 10-minute presentation limit with instruction to conclude after eight minutes.
Christopher Knave introduces Roundabout Theatre Company as the nation's largest not-for-profit theater company. He describes its five theaters, six to eight annual productions, 1,500 employees, 42 Tony Awards, and programs serving 30,000 NYC students and educators.
Knave says the city has committed $26.6 million, one-third from the City Council, for the first comprehensive renovation of Studio 54 in its 100-year life cycle. He thanks Council Member Wilson, Community Board 5, and Borough President Hoylman-Siegel for their support.
Carol Rosenthal, counsel for Roundabout, describes Studio 54's location in the Midtown theater district, its entrance through a 19-story office building, and the same zoning lot's 43-story building. She notes existing deficiencies like the missing orchestra pit and steeply pitched upper mezzanine.
Rosenthal traces the building's history from the 1927 Gallo Opera House through CBS studios and Studio 54, then explains Roundabout moved there in 1998 and purchased it in 2003 with city help, operating it as a not-for-profit theater since.
Rosenthal outlines the two requested actions: using the existing theater rehabilitation bonus for additional floor area and amending the text to allow transfer of that bonus floor area elsewhere within the theater district because the theater's zoning lot cannot accommodate it.
Rosenthal says the rehabilitation bonus requires major structural work for commercial viability and legitimate theater use, including expanding the stage, re-raking the orchestra, and improving accessibility. She then turns the presentation over to architect Francelle Lim.
Architect Francelle Lim explains Studio 54 lacks an orchestra pit and stage traps, forcing productions to spend $40,000-$90,000 to adapt. The rehabilitation would restore the pit and traps, rebuild the stage, and expand stage-left wing space for productions.
Lim describes back-of-house deficiencies, including insufficient space for artists and production support, no ADA-accessible spaces, and outdated mechanical and communication systems. The project would upgrade building systems, excavate basement support space, and rearrange production areas for accessibility.
Lim says the orchestra level will be re-raked, the lower and upper balconies rebuilt, and ADA seating redistributed beyond the front row. She says the changes will improve sight lines, comfort, and the patron experience throughout the house.
Lim describes front-of-house crowding and limited circulation, then presents renderings for a restored marquee and sign, an intact original lobby, relocated and enlarged bars, a new upper overlook, and an elevator serving all levels. She stresses accessibility for patrons, artists, and staff.
Chair Louis asks why the special permit limits additional floor area to the theater site. Carol Rosenthal explains the 44-year-old provision was designed for on-site development but has been used only three times, so the text amendment would allow transfers within the theater district.
Council Member Wilson asks how the text amendment affects other theaters and how many might benefit. Rosenthal says the zoning text applies district-wide, that one other theater has a pending application, and that the tool could help other old theaters raise renovation funds.
Wilson asks how the requirement that substantial rehabilitation occur before bonus floor area can be used at a receiving site affects the transfer timeline. Rosenthal says the city would get the benefit of the bargain first, so Roundabout may need a contract or bridge loan to fund the interim.
Wilson asks whether Roundabout has discussed transferring development rights and whether developers are interested. Rosenthal says it has been hard to sell something they do not yet have and that passing the text amendment would let them market the bonus floor area.
Wilson asks when renovations will begin and how they will affect programming. Christopher Knave says construction is planned for 2028 and about two years, and that Roundabout will plan its five theaters carefully to avoid reducing offerings to students and audiences.
Chair Louis excuses the applicant panel and asks for public witnesses. Staff reports one in-person and one remote speaker, and Chair Louis explains panel procedures, remote removal after testimony, and the two-minute limit before calling Mitchell Mattson.
Mitch Mattson reads testimony from Megan Frazier, a Local One stagehand and Roundabout workforce program alum. She describes how Studio 54 training launched her career and urges approval of the special permit and text amendment to restore the theater's technical capacities.
Chair Louis thanks the witness, asks if any council member has questions, and excuses the panel. She then makes a last call for any remote or in-person public testimony on LUs 153/154 and waits 30 seconds.
With no further public witnesses, Chair Louis closes the public hearing on LUs 153/154 regarding Studio 54 rehabilitation and tax amendment. She states the items are laid over.
Chair Louis says that concludes today's business and thanks the public, colleagues, subcommittee counsel, Land Use staff, and sergeant at arms. After a brief verbal mix-up, she adjourns the meeting and wishes everyone a good day.