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New York City Council
Subcommittee on Zoning and Franchises
Apr 23, 2025
·
10:00 AM
1 hr 50 min
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Summary
A hearing on four zoning proposals in Brooklyn:
- A mixed-use development at 2201-2227 Neptune Avenue in Coney Island
- A 13-story residential building at 73-99 Empire Boulevard in Crown Heights
- A 15-unit building at 19 Maspeth Avenue in East Williamsburg
- A revised proposal for 166 Kings Highway in Bensonhurst
Features testimony from the applicants and the public.
Meeting chapters
Read summaries and watch videos for short segments that matter to you.
Council Member Riley opens subcommittee meeting and explains procedures
Council Member Kevin C. Riley opens the Subcommittee on Zoning and Franchises meeting, introduces the agenda, and explains the procedures for public hearings. He outlines four proposed mixed-use residential developments …
0:00:34
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4 min
Introduction and overview of Neptune Avenue rezoning application
Caroline Harris from Goldman Harris introduces the rezoning application for 2201-2227 Neptune Avenue in Brooklyn. The application is on behalf of Neptune Avenue Commercial LLC. The project is located on …
0:05:52
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14 sec
Proposed zoning change from M1-2 to MX (M1-5/R7-3)
The proposal seeks to change the zoning from M1-2 to a mixed-use district MX with M1-5/R7-3 designation. - The change would allow for a mix of residential and commercial uses. …
0:06:07
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84 sec
Background of HELM, the applicant's parent company
HELM, the applicant's parent company, has a history of developing residential and shelter projects throughout the city. - HELM previously developed the adjacent WIN (Women in Need) building. - The …
0:07:33
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47 sec
Description of the surrounding area and existing buildings
The presentation provides a detailed description of the surrounding area using a land use map. - The rezoning block is outlined in black and white hash marks. - Existing buildings …
0:08:22
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150 sec
Traffic congestion issues on Cropsey Avenue
The presentation addresses community concerns about traffic congestion, particularly on Cropsey Avenue. - The proposed building is not expected to significantly contribute to congestion. - Cropsey Avenue and Neptune Avenue …
0:10:52
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86 sec
Actions required for the project: rezoning, text amendment, and waterfront certification
The project requires several actions to facilitate development: - Rezoning the block to the MX M1-5/R7-3 District - A text amendment to add Mandatory Inclusionary Housing (MIH) - Waterfront certification …
0:12:30
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16 sec
Preservation of existing businesses, particularly the wholesale bakery
The proposal aims to preserve existing businesses on the site, with a focus on a beloved wholesale bakery. - The MX District zoning allows the bakery to stay and potentially …
0:12:47
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105 sec
Building design and massing explanation
John Woelfling from Dattner Architects explains the building design and massing for the proposed development. - The R7-3 zoning district is deemed appropriate for the neighborhood. - The design features …
0:14:33
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87 sec
Affordable housing units and Mandatory Inclusionary Housing Option 1
The project will comply with the Mandatory Inclusionary Housing (MIH) program, using Option 1. - The affordable units will include studios, one-bedroom, and two-bedroom apartments. - Rents for MIH units …
0:16:03
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52 sec
Flood resilience and sustainability measures
The project incorporates various flood resilience and sustainability features to address concerns in this flood-prone area. - The building will comply with Appendix G of the building code for flood-resistant …
0:16:55
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113 sec
Visual renderings of the proposed development
John Woelfling presents visual renderings of the proposed development, highlighting its design features and relationship to the surrounding area. - The renderings show the proposed buildings in context with the …
0:18:50
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64 sec
Addressing community concerns and proposed benefits
The presentation addresses several community concerns and outlines benefits of the proposed development. - Parking issues will be addressed by providing parking within the building, reducing street parking demand. - …
0:19:54
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27 sec
Support from community board and borough president
The presentation concludes by noting the support received for the project from key stakeholders. - The project has received support from the community board. - The borough president has also …
0:20:21
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17 sec
Council Member Riley questions applicant panel about parking, bakery relocation, and commercial tenants
Council Member Kevin C. Riley engages in a Q&A session with the applicant panel, primarily represented by Caroline Harris and John Woelfling. The discussion covers various aspects of their development …
0:20:39
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93 sec
Testimony by Janessa Rose Perez, Founder and CEO of Motivational Monsters
Janessa Rose Perez, founder and CEO of Motivational Monsters, expressed strong support for the Helm Equities project on Neptune Avenue in Coney Island. She emphasized the potential positive impact on …
0:23:26
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122 sec
Council Member Riley opens public hearing for 73-99 Empire Boulevard rezoning proposal
Council Member Kevin C. Riley opens the public hearing for the 73-99 Empire Boulevard rezoning proposal in Crown Heights, Brooklyn. He outlines the proposal for a residential mixed-use building with …
0:25:53
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56 sec
Introduction and overview of the 73-99 Empire Boulevard rezoning project
Eli Gewirtz from Davidoff Hutcher & Citron introduces himself as the representative for the applicant in the rezoning project at 73-99 Empire Boulevard in Crown Heights South, Brooklyn. The project …
0:28:00
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35 sec
Proposed land use actions and ULURP process for 73-99 Empire Boulevard
The applicant is seeking a zoning map amendment to rezone the site from C8-2 and R6/C1-3 to C4-4D, with an R8A residential equivalent. A zoning text amendment is also proposed …
0:28:38
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79 sec
Benefits of the 73-99 Empire Boulevard rezoning project
The proposed project offers several benefits to the community and the area. It aims to transform an underutilized property, revitalize the streetscape, and create affordable housing while stimulating the local …
0:29:59
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35 sec
Location and context of the 73-99 Empire Boulevard site
The development site is located at the corner of Empire Boulevard and McKeever Place in Crown Heights, Brooklyn. It is situated in a mixed-use area with good access to public …
0:30:35
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157 sec
Current conditions of the 73-99 Empire Boulevard site
The existing site is largely underutilized and in poor condition, with most of the property vacant and showing signs of neglect. Only one active use currently exists on the site. …
0:33:12
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74 sec
Current zoning and proposed rezoning for 73-99 Empire Boulevard
The site is currently in a split zoning district, with part zoned as C8-2 and part as R6/C1-3. The proposed rezoning would change the entire site to C4-4D, allowing for …
0:34:27
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48 sec
Details of the proposed development at 73-99 Empire Boulevard
The proposed development is a 13-story mixed-use building with retail and residential components. The design takes into account the surrounding context and aims to create an active streetscape. - 13-story, …
0:35:18
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173 sec
Affordable housing plans for 73-99 Empire Boulevard
The project has evolved its affordable housing plans in response to community feedback. The current proposal aims to provide a significant number of affordable units through a combination of Mandatory …
0:38:12
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146 sec
Building design and contextual fit of 73-99 Empire Boulevard
The proposed building design considers the surrounding context, with varying street wall heights to fit within the neighborhood. The 13-story structure is designed to complement nearby buildings while revitalizing the …
0:40:40
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12 sec
Shadow analysis results for 73-99 Empire Boulevard
The shadow analysis conducted for the project shows minimal impact on surrounding sunlight-sensitive resources. The study addresses concerns about potential shadow effects on nearby community spaces. - No project-generated shadows …
0:40:52
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64 sec
Alignment with Council Member Hudson's development framework
The proposed project aims to align with Council Member Hudson's development framework for District 35. It addresses key priorities outlined in the framework to ensure community-oriented development. - Exceeding affordability …
0:42:11
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26 sec
Community benefits and engagement for 73-99 Empire Boulevard
The project includes several community benefits and demonstrates ongoing engagement with local stakeholders to address neighborhood needs and concerns. - Plans for a national grocery store and space for local …
0:42:38
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33 sec
Council Member Riley questions developer about zoning and housing plans for Empire Boulevard project
Council Member Kevin C. Riley engages in a Q&A session with Eli Gewirtz, a land use attorney, regarding a proposed development project. The discussion covers the choice of zoning district, …
0:43:19
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97 sec
Council member inquires about affordability plans for the development
Council Member Crystal Hudson asks the developer representative, Michael Berfield, about the plans for affordability in the proposed development. Berfield explains that they have been in conversations with HPD for …
0:44:56
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97 sec
Exploration of alternative HPD subsidy options
Council Member Crystal Hudson inquires about other HPD subsidy options besides the MIMI program. Michael Berfield, representing the developer, explains their consideration of alternatives and HPD's recommendation. - Developer initially …
0:46:33
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17 sec
Discussion on mixed-use development and HPD financing
Council Member Crystal Hudson inquires about HPD's experience financing projects with large commercial components. Michael Berfield explains HPD's approach to such mixed-use developments. - HPD subsidy goes exclusively towards the …
0:46:51
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65 sec
Comparison with previous affordable housing project in East Harlem
Council Member Crystal Hudson inquires about the East Harlem project mentioned by Michael Berfield, comparing it to the current proposal and confirming the developer's experience with affordable housing. - The …
0:47:56
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24 sec
Consideration of partnerships with nonprofit affordable housing developers
Council Member Crystal Hudson inquires about potential partnerships with experienced nonprofit affordable housing developers. Michael Berfield discusses their approach to such partnerships. - Developer has had conversations with several nonprofit …
0:48:19
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32 sec
Developer's confidence in securing the MIMI program with HPD
Council Member Crystal Hudson asks Michael Berfield about his level of confidence in securing the MIMI program with HPD. Berfield provides a nuanced response, explaining factors that might influence their …
0:48:52
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154 sec
Contingency plans for affordability without HPD partnership
Council Member Crystal Hudson inquires about assurances of affordability if HPD does not partner on the project. Michael Berfield explains their alternative approach to ensure deeper levels of affordability. - …
0:51:26
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37 sec
Environmental sustainability features in building design
Council Member Crystal Hudson inquires about the environmental sustainability features planned for the building design. Michael Berfield explains the standard practices and potential challenges in implementing sustainability measures. - Standard …
0:52:04
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72 sec
Job creation and potential for union labor in the development
Council Member Crystal Hudson inquires about the developer's plans for providing good jobs and potentially using union labor for the project. Michael Berfield discusses their approach to union labor and …
0:53:17
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40 sec
Discussion on commercial space uses, including laundromat services
Council Member Crystal Hudson inquires about the potential for including laundromat services in the commercial space. Michael Berfield discusses their approach to commercial tenants and local businesses. - Developer is …
0:53:57
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71 sec
Alternative development plans if rezoning is not approved
Council Member Crystal Hudson inquires about the developer's plans if the rezoning is not approved. Michael Berfield outlines the alternative development scenario and confirms their commitment to redeveloping the site. …
0:55:09
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73 sec
Testimony by April Russell, Local Community Member
April Russell, a local community member, expresses opposition to a proposed development project near Medgar Evers, citing concerns about the developer's lack of community engagement and the project's incompatibility with …
0:57:22
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123 sec
Testimony by Theresa Westerdahl, Member of Brooklyn Community Board 9
Theresa Westerdahl, a member of Brooklyn Community Board 9, testifies about concerns regarding a proposed development project near her residence on Sullivan Place. She highlights issues with shadowing effects on …
0:59:29
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146 sec
Council Member Riley discusses as-of-right development and affordable housing with community member
Council Member Kevin C. Riley engages in a Q&A session with Theresa Westerdahl, a community member, to clarify her understanding of as-of-right development and its implications for affordable housing. Riley …
1:02:02
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87 sec
Council Member Hudson clarifies meeting schedule and site history
Council Member Crystal Hudson provides clarifications regarding the meeting schedule and the history of the development site. She addresses confusion about the hearing date and provides information about the site's …
1:03:30
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69 sec
Testimony by Yaacov Behrman, Former Member of Brooklyn Community Board 9
Yaacov Behrman, a former member of Brooklyn Community Board 9, provided testimony regarding a recent zoning application and the community board's decision-making process. He highlighted the strong but divided support …
1:05:12
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131 sec
Council Member Riley opens public hearing on 19 Maspeth Avenue rezoning proposal
Council Member Kevin C. Riley opens a public hearing on the 19 Maspeth Avenue rezoning proposal in East Williamsburg, Brooklyn. He outlines the proposal for a residential mixed-use building with …
1:07:41
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55 sec
Introduction and overview of the 19 Maspeth Avenue rezoning project
Ben Stark, a land use attorney, introduces the 19 Maspeth Avenue rezoning application on behalf of Capscar Three LLC. The project proposes a 17,000 square foot building in East Williamsburg, …
1:09:27
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41 sec
Unique characteristics and location of the 19 Maspeth Avenue site
The 19 Maspeth Avenue site is described as a unique triangular shaped lot located in East Williamsburg at a busy intersection of Woodpoint Road, just north of Metropolitan Avenue. The …
1:10:10
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26 sec
Proposed rezoning from C8-2 to R7-2 for residential development
The proposed action is to rezone the site from a semi-industrial legacy C8-2 district to an R7-2 district, which would permit residential development. This mid-density district is described as being …
1:10:40
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24 sec
Application history and community board support for the project
The project has been in the entitlement process for a while, initially seeking approval through a BSA variance due to unique physical conditions. After opposition related to the lack of …
1:11:04
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63 sec
Detailed description of 19 Maspeth Avenue's unique characteristics and current use
19 Maspeth Avenue is described as a small, unique site under 3,000 square feet (about 2,900 sq ft). It occupies an entire block bounded by Conselye Street, Maspeth Avenue, and …
1:12:10
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41 sec
Traffic and pedestrian safety concerns in the project area
The presentation highlights safety concerns at the intersection near the site. There have been changes in on-street parking, and local residents have expressed concerns about dangerous crossing conditions. The need …
1:12:53
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61 sec
Surrounding zoning context and recent neighborhood changes
The presentation outlines the zoning context surrounding the site and recent changes in the neighborhood. The existing C8-2 zoning is described as legacy, with recent city-sponsored and private rezonings changing …
1:13:56
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3 min
Proposed building design and its fit within the surrounding context
The proposed six-story building is described as conforming with the existing context of the area. It matches the height of existing six-story buildings on the south side of Maspeth Avenue …
1:17:33
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29 sec
Proposed ground floor retail and community space
The presentation highlights the increasing need for ground floor retail uses and passive seating areas in the neighborhood. The project aims to address this need by incorporating retail space on …
1:18:07
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60 sec
Detailed floor plans and apartment layouts for 19 Maspeth Avenue
The presentation outlines the challenges of working with the unique triangular site and the resulting floor plans. The building will have a commercial ground floor with about 2,300-2,400 square feet …
1:19:09
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103 sec
Building height of 19 Maspeth Avenue in relation to nearby developments
The proposed building at 19 Maspeth Avenue will be shorter than some recent nearby developments due to its unique site characteristics. At 65 feet tall, it's notably shorter than new …
1:20:55
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53 sec
Impact of nearby Cooper Park Commons development on the area
The presentation highlights the significant impact the nearby Cooper Park Commons development, a redevelopment of the former Greenpoint Hospital, will have on the immediate area. This project is expected to …
1:21:51
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12 sec
Anticipated pedestrian traffic patterns and infrastructure needs
The presentation discusses the expected increase in pedestrian traffic due to the Cooper Park Commons development and its impact on the immediate area. Residents from Cooper Park Commons are likely …
1:22:04
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75 sec
Discussion on affordable housing unit mix and MIH options
Council Member Kevin C. Riley inquires about the unit mix and affordability levels for the proposed apartments. Ben Stark, the land use attorney, explains that the applicants are open to …
1:23:23
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80 sec
Explanation of building height limitations due to site constraints
Council Member Kevin C. Riley expresses concern about the proposed R7D District allowing buildings up to 110 feet, while the current plan is for a 65-foot building. He asks how …
1:24:44
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77 sec
Discussion on sustainability measures and street tree requirements
Council Member Kevin C. Riley inquires about the project's response to community board requests for sustainability and resilience interventions, such as bioswales and tree beds. Ben Stark explains the project's …
1:26:03
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112 sec
Council Member Riley's concerns about pedestrian safety and transportation
Council Member Kevin C. Riley expresses strong concerns about pedestrian safety and transportation issues in the project area. He emphasizes the need for collaboration to address these concerns. - Riley …
1:27:55
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39 sec
Council Member Riley opens public hearing on 166 Kings Highway rezoning proposal
Council Member Kevin C. Riley opens a public hearing on the 166 Kings Highway rezoning proposal in Councilmember Zhuang's district. He provides an overview of the proposal, which includes developing …
1:29:14
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55 sec
Council Member Susan Zhuang addresses affordable housing proposal and upcoming hearing
Council Member Susan Zhuang acknowledges the challenges of affordable housing in the city and expresses her eagerness to hear from all sides regarding a proposed housing project. She emphasizes the …
1:30:14
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24 sec
Introduction and acknowledgments for Kings Highway rezoning proposal
Eric Palatnik, the land use attorney representing the applicant, opens the presentation by thanking the committee and acknowledging Council Member Susan Zwang's leadership throughout the ULURP process. He commends her …
1:31:36
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34 sec
Amendment to rezoning application from R7X to R7A
The applicant requests an amendment to their rezoning application, changing it from an R7X C2-4 to an R7A C2-4 zoning district. This change will result in a smaller building than …
1:32:10
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44 sec
Deed restriction details for Kings Highway development
The applicant outlines the details of a proposed deed restriction that will be placed on the property to address community concerns and limit development. - 2,503 square feet of ground …
1:32:54
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71 sec
Brief overview of the Kings Highway rezoning project
The speaker briefly mentions the project overview but chooses not to elaborate on it due to time constraints. - The original certified proposal is acknowledged but not discussed in detail …
1:34:05
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35 sec
Proposed rezoning boundaries for Kings Highway development
The speaker explains the proposed rezoning boundaries and the rationale behind the changes, focusing on the shift to an R7A zoning district. - The site is described as a flatiron-shaped …
1:34:41
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117 sec
Comparison of original and amended building specifications
The speaker presents a comparison between the originally certified proposal and the amended proposal, highlighting the reduced scale and impact of the new plan. - Original proposal (certified): Taller building …
1:36:38
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48 sec
Community and borough president support for amended proposal
The speaker concludes by emphasizing that the amended proposal aligns with recommendations from the borough president and the community board, indicating broad support for the changes. - The amended proposal …
1:37:26
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51 sec
Council Member Riley questions Eric Palatnik about rezoning application impacts
Council Member Kevin C. Riley engages in a Q&A session with Eric Palatnik, a Land Use Attorney, regarding a rezoning application. They discuss the impact on non-applicant controlled sites, parking …
1:38:17
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64 sec
Council Member Zhuang questions developer about Kings Highway project details
Council Member Susan Zhuang engages in a Q&A session with Eric Palatnik, a land use attorney, regarding the proposed development project at 166 Kings Highway in Bensonhurst. The discussion covers …
1:39:21
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3 min
Testimony by Michelle Lee on 166 Kings Highway Rezoning Project
Michelle Lee testified about the proposed rezoning of 166 Kings Highway in Brooklyn, expressing opposition to the initial R7X zoning proposal and support for the compromise R7A zoning. She highlighted …
1:43:45
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116 sec
Testimony by Gary Chen, Member of the Public, on Proposed R7X Rezoning
Gary Chen testified against the proposed R7X rezoning, citing concerns about parking shortages, overburdened sewer systems, and community stability. He advocated for a modified plan with 76 units and 6 …
1:46:25
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141 sec
Testimony by Jacqueline Sorrillo, Member of the Public, on 166 Kings Highway Rezoning
Jacqueline Sorrillo expresses gratitude for the opportunity to speak and shows support for the revised rezoning agreement for 166 Kings Highway. She highlights the community's involvement in the process and …
1:49:07
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52 sec