Subcommittee on Zoning and Franchises

Summary

This item proposes a significant rezoning for the MTA-owned property at East 125th Street and Lexington Avenue (Manhattan Block 1773, Lot 20), changing its zoning from a C4-4D District to a C6-11 District. This action, along with related zoning text amendments, aims to facilitate a 405-foot residential and commercial building with over 680 dwelling units, including approximately 170 permanently income-restricted units under Mandatory Inclusionary Housing (MIH) Options 1 and 3 (deep affordability).

The project is a Transit-Oriented Development (TOD) intended to partially fund Phase II of the 2nd Avenue Subway Construction Project, which will culminate in a new station directly beneath the site by 2032. The proposed C6-11 district allows a maximum Floor Area Ratio (FAR) of 15 for residential and total uses, and 12 for commercial/community facility uses, a substantial increase from the current C4-4D's 7.2 FAR.

Key zoning text amendments include creating a new Subdistrict B within the Special 125th Street District, modifying maximum base heights (from 85 ft to 125 ft on 125th Street), and reducing non-residential FAR requirements. While the Manhattan Community Board 11 and Borough President recommended approval with conditions focusing on deeper affordability, larger units (75% two-bedrooms), local workforce development, and community engagement, the MTA stated its statutory requirement to seek market value for its property, making 100% affordable housing challenging without HPD subsidies. Concerns were also raised about upzoning adjacent private and FDNY-owned lots (Lots 27 and 33) without direct Council oversight on future development.

Citizen Impact

This rezoning will bring over 680 new housing units, with at least 170 being permanently affordable, to East Harlem, directly above a new 2nd Avenue Subway station, improving transit access. Residents will see a major new development in a currently vacant area, but concerns remain about ensuring deeper affordability and local benefits, as well as the potential impact of upzoning adjacent properties.

Confidence

high

Summary

This item proposes a significant rezoning for the MTA-owned property at East 125th Street and Lexington Avenue (Manhattan Block 1773, Lot 20), changing its zoning from a C4-4D District to a C6-11 District. This action, along with related zoning text amendments, aims to facilitate a 405-foot residential and commercial building with over 680 dwelling units, including approximately 170 permanently income-restricted units under Mandatory Inclusionary Housing (MIH) Options 1 and 3 (deep affordability).

The project is a Transit-Oriented Development (TOD) intended to partially fund Phase II of the 2nd Avenue Subway Construction Project, which will culminate in a new station directly beneath the site by 2032. The proposed C6-11 district allows a maximum Floor Area Ratio (FAR) of 15 for residential and total uses, and 12 for commercial/community facility uses, a substantial increase from the current C4-4D's 7.2 FAR.

Key zoning text amendments include creating a new Subdistrict B within the Special 125th Street District, modifying maximum base heights (from 85 ft to 125 ft on 125th Street), and reducing non-residential FAR requirements. While the Manhattan Community Board 11 and Borough President recommended approval with conditions focusing on deeper affordability, larger units (75% two-bedrooms), local workforce development, and community engagement, the MTA stated its statutory requirement to seek market value for its property, making 100% affordable housing challenging without HPD subsidies. Concerns were also raised about upzoning adjacent private and FDNY-owned lots (Lots 27 and 33) without direct Council oversight on future development.

Citizen Impact

This rezoning will bring over 680 new housing units, with at least 170 being permanently affordable, to East Harlem, directly above a new 2nd Avenue Subway station, improving transit access. Residents will see a major new development in a currently vacant area, but concerns remain about ensuring deeper affordability and local benefits, as well as the potential impact of upzoning adjacent properties.

Confidence

high

Summary

This item approves a zoning map amendment (C 250300 ZMM) and a zoning text amendment (N 250301 ZRM) for an MTA-owned site at 125th Street and Lexington Avenue in East Harlem, Manhattan (Block 1773, Lot 20). The rezoning changes the existing C4-4D district to a C6-11 district and establishes a Mandatory Inclusionary Housing (MIH) area with Options 1 and 3 (deep affordability). The project is part of the 2nd Avenue Subway Phase II construction, with the MTA aiming to partially fund it through transit-oriented development (TOD). The plan facilitates a new 405-foot residential and commercial building above the future subway station, projected to include up to 684 dwelling units, with at least 171 units permanently income-restricted under MIH. The maximum Floor Area Ratio (FAR) will be 15, with a maximum base height of 125 feet and a total building height up to 400 feet. The zoning text amendment also creates a new Subdistrict B within the Special 125th Street District, modifies the maximum base height in the Park Avenue Hub Subdistrict from 85 to 125 feet, and reduces the non-residential FAR requirement from 2.0 to 1.5 FAR (or eliminates it for sites with transit easements). Community Board 11 and the Borough President recommended approval with conditions, including exploring deeper affordability and local workforce development. Deputy Speaker Ayala raised concerns about gentrification and the upzoning of adjacent lots without Council oversight, requesting a written commitment for increased affordability. The MTA stated it is bound by Public Authorities Law to seek market value but is willing to explore HPD subsidies and improve site maintenance. The project was approved with modifications.

Citizen Impact

This rezoning will bring up to 684 new housing units, including at least 171 permanently affordable units, to East Harlem, addressing a critical housing shortage. Residents will benefit from a new major transit hub and commercial space, but there are concerns about gentrification and ensuring the new development truly serves existing community needs, particularly regarding the depth and size of affordable housing.

Confidence

high

Summary

This item approves a zoning map amendment (C 250300 ZMM) and a zoning text amendment (N 250301 ZRM) for an MTA-owned site at 125th Street and Lexington Avenue in East Harlem, Manhattan (Block 1773, Lot 20). The rezoning changes the existing C4-4D district to a C6-11 district and establishes a Mandatory Inclusionary Housing (MIH) area with Options 1 and 3 (deep affordability). The project is part of the 2nd Avenue Subway Phase II construction, with the MTA aiming to partially fund it through transit-oriented development (TOD). The plan facilitates a new 405-foot residential and commercial building above the future subway station, projected to include up to 684 dwelling units, with at least 171 units permanently income-restricted under MIH. The maximum Floor Area Ratio (FAR) will be 15, with a maximum base height of 125 feet and a total building height up to 400 feet. The zoning text amendment also creates a new Subdistrict B within the Special 125th Street District, modifies the maximum base height in the Park Avenue Hub Subdistrict from 85 to 125 feet, and reduces the non-residential FAR requirement from 2.0 to 1.5 FAR (or eliminates it for sites with transit easements). Community Board 11 and the Borough President recommended approval with conditions, including exploring deeper affordability and local workforce development. Deputy Speaker Ayala raised concerns about gentrification and the upzoning of adjacent lots without Council oversight, requesting a written commitment for increased affordability. The MTA stated it is bound by Public Authorities Law to seek market value but is willing to explore HPD subsidies and improve site maintenance. The project was approved with modifications.

Citizen Impact

This rezoning will bring up to 684 new housing units, including at least 171 permanently affordable units, to East Harlem, addressing a critical housing shortage. Residents will benefit from a new major transit hub and commercial space, but there are concerns about gentrification and ensuring the new development truly serves existing community needs, particularly regarding the depth and size of affordable housing.

Confidence

high

Summary

This item, C 250288 PCK (L.U. No. 436), approves the site selection and acquisition of property at Block 1555, Lot 19 in Brooklyn's Community District 5 by the Department of Citywide Administrative Services and the Economic Development Corporation. The acquired land will be used for a 20,000 square-foot publicly accessible open space. This is a component of the larger Herkimer-Williams mixed-use development by Broadway Junction Partners LLC, a 1.23 million square-foot project in the Broadway Junction area. The overall development includes 988 residential units (with 222 to 334 permanently income-restricted), 494,000 square feet of commercial space, and 59,000 square feet of industrial space. The project underwent environmental review, with a Final Environmental Impact Statement identifying significant adverse impacts related to transportation, air quality, and construction traffic, which will be mitigated through an (E) designation and a restrictive declaration. Community Board 5 voted against the overall rezoning, citing concerns about affordability, displacement, building heights, and commercial footprint, and proposed a comprehensive set of recommendations including restrictive declarations and an anti-displacement fund. The City Council's Land Use Committee and Subcommittee on Zoning and Franchises recommended approval of this item and its related applications.

Citizen Impact

Residents in Brooklyn's Community District 5 will gain a new publicly accessible open space as part of a larger development bringing nearly 1,000 new housing units (including affordable options) and significant commercial and industrial space. However, the community has raised concerns about potential displacement and the need for stronger affordability and anti-displacement measures.

Confidence

high

Summary

This item, C 250288 PCK (L.U. No. 436), approves the site selection and acquisition of property at Block 1555, Lot 19 in Brooklyn's Community District 5 by the Department of Citywide Administrative Services and the Economic Development Corporation. The acquired land will be used for a 20,000 square-foot publicly accessible open space. This is a component of the larger Herkimer-Williams mixed-use development by Broadway Junction Partners LLC, a 1.23 million square-foot project in the Broadway Junction area. The overall development includes 988 residential units (with 222 to 334 permanently income-restricted), 494,000 square feet of commercial space, and 59,000 square feet of industrial space. The project underwent environmental review, with a Final Environmental Impact Statement identifying significant adverse impacts related to transportation, air quality, and construction traffic, which will be mitigated through an (E) designation and a restrictive declaration. Community Board 5 voted against the overall rezoning, citing concerns about affordability, displacement, building heights, and commercial footprint, and proposed a comprehensive set of recommendations including restrictive declarations and an anti-displacement fund. The City Council's Land Use Committee and Subcommittee on Zoning and Franchises recommended approval of this item and its related applications.

Citizen Impact

Residents in Brooklyn's Community District 5 will gain a new publicly accessible open space as part of a larger development bringing nearly 1,000 new housing units (including affordable options) and significant commercial and industrial space. However, the community has raised concerns about potential displacement and the need for stronger affordability and anti-displacement measures.

Confidence

high

Summary

This item, C 250287 ZSK (L.U. No. 437), is one of five related applications for the Herkimer-Williams mixed-use large-scale general development by Broadway Junction Partners LLC (Totem) in the Broadway Junction area of East New York, Brooklyn (Community District 5, Council District 37). This specific special permit modifies the 10,000 square-foot size limitation for Use Group VI (Retail Trade Establishments) to allow larger retail spaces within the proposed commercial development.

The overall project, spanning four blocks, is approximately 1.23 million square feet and includes:

• 988 residential units (with 222 to 334 permanently income-restricted units).
• 494,000 square feet of commercial floor area.
• 59,000 square feet of industrial space.
• 20,000 square feet of publicly accessible open space (Block 1555, Lot 19).

The development involves rezoning from M1-2 to C6-4 and M1-6 Districts, amending zoning text for large-scale general development provisions, and establishing a Mandatory Inclusionary Housing (MIH) area. Environmental review identified significant adverse impacts related to transportation, air quality, and construction traffic, which are addressed by an (E) designation and a Restrictive Declaration dated November 17, 2025.

Brooklyn Community Board 5 voted against the proposal as initially presented, advocating for a comprehensive restrictive declaration to ensure deeper affordability (60% below 50% AMI, 40% up to 100% AMI), specific unit mixes, affordable homeownership, reduced commercial space, lower building heights, below-market retail for small businesses, and an anti-displacement fund. The City Council's Subcommittee on Zoning and Franchises recommended approval of all related applications, with modifications to the MIH component (L.U. No. 435), which the City Planning Commission confirmed does not require further review.

Citizen Impact

This development will bring nearly 1,000 new housing units, including 222-334 affordable units, new retail, and industrial jobs to the Broadway Junction area. Residents will also gain 20,000 square feet of new public open space. Community concerns about deeper affordability, potential displacement, and local business support were raised, leading to a restrictive declaration intended to mitigate adverse impacts and secure community benefits.

Confidence

high

Summary

This item, C 250287 ZSK (L.U. No. 437), is one of five related applications for the Herkimer-Williams mixed-use large-scale general development by Broadway Junction Partners LLC (Totem) in the Broadway Junction area of East New York, Brooklyn (Community District 5, Council District 37). This specific special permit modifies the 10,000 square-foot size limitation for Use Group VI (Retail Trade Establishments) to allow larger retail spaces within the proposed commercial development.

The overall project, spanning four blocks, is approximately 1.23 million square feet and includes:

• 988 residential units (with 222 to 334 permanently income-restricted units).
• 494,000 square feet of commercial floor area.
• 59,000 square feet of industrial space.
• 20,000 square feet of publicly accessible open space (Block 1555, Lot 19).

The development involves rezoning from M1-2 to C6-4 and M1-6 Districts, amending zoning text for large-scale general development provisions, and establishing a Mandatory Inclusionary Housing (MIH) area. Environmental review identified significant adverse impacts related to transportation, air quality, and construction traffic, which are addressed by an (E) designation and a Restrictive Declaration dated November 17, 2025.

Brooklyn Community Board 5 voted against the proposal as initially presented, advocating for a comprehensive restrictive declaration to ensure deeper affordability (60% below 50% AMI, 40% up to 100% AMI), specific unit mixes, affordable homeownership, reduced commercial space, lower building heights, below-market retail for small businesses, and an anti-displacement fund. The City Council's Subcommittee on Zoning and Franchises recommended approval of all related applications, with modifications to the MIH component (L.U. No. 435), which the City Planning Commission confirmed does not require further review.

Citizen Impact

This development will bring nearly 1,000 new housing units, including 222-334 affordable units, new retail, and industrial jobs to the Broadway Junction area. Residents will also gain 20,000 square feet of new public open space. Community concerns about deeper affordability, potential displacement, and local business support were raised, leading to a restrictive declaration intended to mitigate adverse impacts and secure community benefits.

Confidence

high

Summary

This item grants special permits for the Herkimer-Williams large-scale mixed-use development by Broadway Junction Partners LLC in Brooklyn's Community District 5, Council District 37. The project, located in the Broadway Junction area, involves multiple zoning actions to facilitate a 1.23 million-square-foot development.

Key Approvals (C 250286(A) ZSK):

• Allows flexibility in distributing total allowable floor area across zoning lot lines or district boundaries.
• Permits deviations from standard rear yard, height, and setback regulations for building placement.

Related Actions:

• Zoning Map Amendment (C 250285 ZMK): Changes M1-2 districts to C6-4 and M1-6 districts.
• Zoning Text Amendment (N 250284 ZRK): Modifies large-scale general development provisions and establishes a Mandatory Inclusionary Housing (MIH) area.
• Site Acquisition (C 250288 PCK): Acquires Block 1555, Lot 19 for publicly accessible open space.
• Retail Special Permit (C 250287 ZSK): Modifies size limitations for Use Group VI retail establishments.

Project Scope:
The development will include approximately 988 residential units (222 to 334 permanently income-restricted), 494,000 square feet of commercial space, 59,000 square feet of industrial space, and 20,000 square feet of publicly accessible open space.

Environmental Review:
A Final Environmental Impact Statement (FEIS) identified significant adverse impacts related to transportation, air quality, and construction period traffic. Mitigation measures and Project Components Related to the Environment (PCREs) are codified in a restrictive declaration dated November 17, 2025, to address these and other potential impacts (hazardous materials, noise).

Community Feedback (Brooklyn Community Board 5):
CB5 voted NO on the rezoning as proposed, citing concerns about displacement and insufficient affordability. They recommended: a Restrictive Declaration enforced by a local CBO, ensuring all residential units are affordable, forbidding hotels/casinos/shelters, specifying 60% of affordable units below 50% AMI and 40% between 50-100% AMI, and mandating specific unit mixes and below-market retail space for small businesses; reducing commercial office space and building heights; creating affordable homeownership units; City maintenance of public plazas; and an anti-displacement fund from project cash flow to support homeowners and CBO land acquisition.

Developer's Stated Benefits:
The developer, Broadway Junction Partners LLC (Totem), is collaborating with the Central Brooklyn Economic Development Corporation to create a Green Economy Institute in East New York, aiming to provide workforce development, supply chain support, and affordable workspace, fostering long-term economic development.

Citizen Impact

This large-scale development in Broadway Junction will bring nearly 1,000 new housing units, with 222 to 334 units permanently affordable, along with new commercial, industrial, and retail spaces, and 20,000 square feet of public open space. Residents will see increased housing options and job opportunities, but the community board expressed concerns about potential displacement, the need for more affordable homeownership, and ensuring local small businesses benefit from below-market retail space. The project is expected to have significant impacts on transportation and local traffic during construction.

Confidence

high

Summary

This item grants special permits for the Herkimer-Williams large-scale mixed-use development by Broadway Junction Partners LLC in Brooklyn's Community District 5, Council District 37. The project, located in the Broadway Junction area, involves multiple zoning actions to facilitate a 1.23 million-square-foot development.

Key Approvals (C 250286(A) ZSK):

• Allows flexibility in distributing total allowable floor area across zoning lot lines or district boundaries.
• Permits deviations from standard rear yard, height, and setback regulations for building placement.

Related Actions:

• Zoning Map Amendment (C 250285 ZMK): Changes M1-2 districts to C6-4 and M1-6 districts.
• Zoning Text Amendment (N 250284 ZRK): Modifies large-scale general development provisions and establishes a Mandatory Inclusionary Housing (MIH) area.
• Site Acquisition (C 250288 PCK): Acquires Block 1555, Lot 19 for publicly accessible open space.
• Retail Special Permit (C 250287 ZSK): Modifies size limitations for Use Group VI retail establishments.

Project Scope:
The development will include approximately 988 residential units (222 to 334 permanently income-restricted), 494,000 square feet of commercial space, 59,000 square feet of industrial space, and 20,000 square feet of publicly accessible open space.

Environmental Review:
A Final Environmental Impact Statement (FEIS) identified significant adverse impacts related to transportation, air quality, and construction period traffic. Mitigation measures and Project Components Related to the Environment (PCREs) are codified in a restrictive declaration dated November 17, 2025, to address these and other potential impacts (hazardous materials, noise).

Community Feedback (Brooklyn Community Board 5):
CB5 voted NO on the rezoning as proposed, citing concerns about displacement and insufficient affordability. They recommended: a Restrictive Declaration enforced by a local CBO, ensuring all residential units are affordable, forbidding hotels/casinos/shelters, specifying 60% of affordable units below 50% AMI and 40% between 50-100% AMI, and mandating specific unit mixes and below-market retail space for small businesses; reducing commercial office space and building heights; creating affordable homeownership units; City maintenance of public plazas; and an anti-displacement fund from project cash flow to support homeowners and CBO land acquisition.

Developer's Stated Benefits:
The developer, Broadway Junction Partners LLC (Totem), is collaborating with the Central Brooklyn Economic Development Corporation to create a Green Economy Institute in East New York, aiming to provide workforce development, supply chain support, and affordable workspace, fostering long-term economic development.

Citizen Impact

This large-scale development in Broadway Junction will bring nearly 1,000 new housing units, with 222 to 334 units permanently affordable, along with new commercial, industrial, and retail spaces, and 20,000 square feet of public open space. Residents will see increased housing options and job opportunities, but the community board expressed concerns about potential displacement, the need for more affordable homeownership, and ensuring local small businesses benefit from below-market retail space. The project is expected to have significant impacts on transportation and local traffic during construction.

Confidence

high

Summary

This application, C 250272 ZMQ, submitted by Medident Corp., amends the Zoning Map (Section No. 10c) to establish a C1-2 commercial overlay within an existing R3-2 residential district at 18-15 Francis Lewis Boulevard (Block 4748, Lot 35) in Queens, Community District 7. The primary purpose is to bring a pre-existing two-story medical office building, which has operated for 65 years under a variance, into zoning compliance. This action creates a continuous commercial overlay along Francis Lewis Boulevard by connecting existing C1-2 districts to the north and south of the site. No new development, change in use, or alteration to the building's bulk is proposed. The City Planning Commission, Subcommittee on Zoning and Franchises, and Land Use Committee all recommended approval, and the Council adopted Resolution No. 1206, finding no significant environmental impact.

Citizen Impact

This zoning change ensures the continued operation of the medical office building at 18-15 Francis Lewis Boulevard as an "as-of-right" use, providing stability for existing tenants and services. It primarily legalizes a long-standing commercial use in the Clearview neighborhood without proposing new development or changes to the area's character.

Confidence

high

Summary

This application, C 250272 ZMQ, submitted by Medident Corp., amends the Zoning Map (Section No. 10c) to establish a C1-2 commercial overlay within an existing R3-2 residential district at 18-15 Francis Lewis Boulevard (Block 4748, Lot 35) in Queens, Community District 7. The primary purpose is to bring a pre-existing two-story medical office building, which has operated for 65 years under a variance, into zoning compliance. This action creates a continuous commercial overlay along Francis Lewis Boulevard by connecting existing C1-2 districts to the north and south of the site. No new development, change in use, or alteration to the building's bulk is proposed. The City Planning Commission, Subcommittee on Zoning and Franchises, and Land Use Committee all recommended approval, and the Council adopted Resolution No. 1206, finding no significant environmental impact.

Citizen Impact

This zoning change ensures the continued operation of the medical office building at 18-15 Francis Lewis Boulevard as an "as-of-right" use, providing stability for existing tenants and services. It primarily legalizes a long-standing commercial use in the Clearview neighborhood without proposing new development or changes to the area's character.

Confidence

high

Summary

This resolution authorizes the Department of Transportation (DOT) to extend its coordinated street furniture franchise agreement with JCDecaux Street Furniture New York, LLC for an additional 3 years, 8 months, and 24 days, setting the new expiration date to March 22, 2035. This extension covers the installation, operation, and maintenance of bus stop shelters, newsstands, and public toilets across all five boroughs. The primary goal of this specific term is to align the expiration date with the Public Communication Structures (LinkNYC) franchise, allowing the City to explore a combined franchise for potentially greater capital investment and sustained revenue. JCDecaux is projected to provide approximately $200 million in revenue to the City from 2031 to 2035, in addition to millions in overseas tourism advertising. DOT and JCDecaux addressed operational concerns, including working with DHS on homeless encampments, maintaining a "well over 90% compliance rate" for maintenance (e.g., 24-hour cleanup for broken glass), and offering free advertising panels for non-profits (over 3,300 this year) and affordable rates for small businesses. Currently, only about 20% of the City's 15,000 bus stops have shelters, but JCDecaux has introduced narrow shelter designs to expand siting opportunities.

Citizen Impact

This extension ensures the continued operation and maintenance of bus shelters, newsstands, and public toilets across all five boroughs, providing essential infrastructure for commuters. Residents can expect ongoing maintenance, with JCDecaux maintaining a high compliance rate for addressing issues like broken glass and graffiti. The City will also explore combining this franchise with the LinkNYC franchise, potentially leading to more street furniture and improved services in the future.

Confidence

high

Summary

This resolution authorizes the Department of Transportation (DOT) to extend its coordinated street furniture franchise agreement with JCDecaux Street Furniture New York, LLC for an additional 3 years, 8 months, and 24 days, setting the new expiration date to March 22, 2035. This extension covers the installation, operation, and maintenance of bus stop shelters, newsstands, and public toilets across all five boroughs. The primary goal of this specific term is to align the expiration date with the Public Communication Structures (LinkNYC) franchise, allowing the City to explore a combined franchise for potentially greater capital investment and sustained revenue. JCDecaux is projected to provide approximately $200 million in revenue to the City from 2031 to 2035, in addition to millions in overseas tourism advertising. DOT and JCDecaux addressed operational concerns, including working with DHS on homeless encampments, maintaining a "well over 90% compliance rate" for maintenance (e.g., 24-hour cleanup for broken glass), and offering free advertising panels for non-profits (over 3,300 this year) and affordable rates for small businesses. Currently, only about 20% of the City's 15,000 bus stops have shelters, but JCDecaux has introduced narrow shelter designs to expand siting opportunities.

Citizen Impact

This extension ensures the continued operation and maintenance of bus shelters, newsstands, and public toilets across all five boroughs, providing essential infrastructure for commuters. Residents can expect ongoing maintenance, with JCDecaux maintaining a high compliance rate for addressing issues like broken glass and graffiti. The City will also explore combining this franchise with the LinkNYC franchise, potentially leading to more street furniture and improved services in the future.

Confidence

high