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Projects & Proposals > Brooklyn > Coney Island Printer Friendly Version
Coney Island Comprehensive Rezoning Plan - Approved!
Public Review
Overview | Existing Context and Zoning | The Proposal | Public Review

On November 8, 2007, Mayor Bloomberg unveiled the City's vision for Coney Island at an event held by the Brooklyn Chamber of Commerce at Gargiulo's restaurant, one of Coney Island's long-standing neighborhood institutions.

Since then, the DCP and the CIDC have held many public meetings to present the goals and objectives and the plan and to receive feedback from the community. This interactive process has helped shaped the final proposal.

The Office of the Deputy Mayor for Economic Development, as environmental lead agency, issued a Notice of Completion for a Draft Environmental Impact Statement (DEIS) for the proposal, on January 16, 2009.

The proposal began formal public review on January 20, 2009 with the Department of City Planning’s certification of the Uniform Land Use Review Procedure (ULURP) applications and referral of the related non-ULURP zoning text amendment.

A Public Hearing on the DEIS was held by the City Planning Commission and the Office of the Deputy Mayor for Economic Development  in conjunction with the ULURP process on May 6, 2009. Public comments on the DEIS were received for a ten day period following the May 6th public hearing. On June 5, 2009, the Office of the Deputy Mayor for Economic Development issued the Notice of Completion for the Final Environmental Impact Statement (FEIS) for the Coney Island Rezoning plan. 



Department of City Planning Certification

January 20, 2009 - View presentation

Community Board 13 Conditional Approval

March 26, 2009

Borough President Conditional Approval

April 27, 2009

City Planning Commission Public Hearing

May 6, 2009

City Planning Commission Approval with Modifications*
(Read the CPC Reports)

June 17, 2009

City Council Approval with Modifications**

July 29, 2009

*City Planning Commission Approval with Modifications
On June 17, 2009 the City Planning Commission (CPC) approved the applications for the Comprehensive Coney Island Plan with modifications to the (A) application (N 090273(A)ZRK). The original application (N 090273 ZRK) was withdrawn.

The approved Zoning Text amendment was modified by the CPC in response to concerns raised during the public review process. The modifications include the following:

  • Requirement that fifteen percent of the building frontage along the  south side of Surf Avenue, both sides of Stillwell Avenue, and the west side of West 10th Street in the Coney East subdistrict be occupied by amusement uses within Use Group A(1). (Section 131-131(c)(d))

  • Allowance of a transfer of floor area between the landmarked Child’s building and the proposed development across West 21st Street in the Coney West subdistrict. (Section 131-321(c))

  • Elimination of the ‘buffer zone’ in the Coney North subdistrict. The area was previously limited in height to 23 feet and now would be allowed to rise to the maximum base height of 65 feet and the transition height of 85 feet.

  • The text has been modified to address issues related to proposed changes in street grades:

    1. To create incentives for internal ramps, stairs and ADA accessible lifts that would provide access to the lowest story of a building above the base floodplain elevation from the public sidewalk, up to 300 square feet of area utilized for this purpose would be exempted from the definition of floor area. (Section 131-324)

    2. To minimize the visual impact of ramps, stairs and ADA accessible lifts provided outside of the building, a streetwall recess would only be permitted for access to building entrances of up to 20 feet in width and 10 feet in depth. (Sections 131-421(a)(2), 423(a), 431(a), 441(a), 443(a))

    3. Outside ramps breaking the streetwall requirement shall be permitted only by authorization of the City Planning Commission. (Section 131-49)

  • The maximum 60-foot frontage per establishment regulation - for Surf Avenue in the Coney East subdistrict and for all streets in the Coney North and Coney West subdistricts - has been modified to a minimum of four establishments per block. (Sections 131-131(c)(1)(2)(3), 132(a)(2))

The modifications also include refinements of the zoning text related to the definition of hotels (Section 131-11) (12-10).

View the complete PDF Document proposed zoning text amendment as modified by the CPC.

**City Council Approval with Modifications
On July 29, 2009 the City Council adopted the Coney Island rezoning with modifications. The zoning text and map amendments are now in effect.

  • Wonder Wheel Way between West 15th Street and West 16th Street and between West 12th Street and West 10th Street has been modified by substituting the 56 feet wide street approved by the City Planning Commission (CPC) with a 30 feet wide pedestrian way that would not be used for regular vehicular access. The 56-foot street will remain between West 15th Street and West 12th Street, creating a loop road connecting to Stillwell Avenue to ensure efficient vehicular circulation in the amusement and entertainment district.

  • West 16th Street and West 10th Street would terminate in a vehicle turnaround, portions of which would be located in areas previously proposed to be mapped as parkland. 

  • The boundary of the proposed mapped amusement park has been be modified to eliminate the park mapping proposed for the existing Wonder Wheel site. In addition, where Wonder Wheel Way has been narrowed to 30 feet, the mapped park will be expanded to abut the new southerly line of Wonder Wheel Way. With this modification, the mapped amusement park has been increased from 9.39 acres to 9.44 acres.

  • As an administrative correction, in order to accommodate the continuation of the last operating amusement park in Coney Island—Deno’s Wonder Wheel Park, a separate map showing the 30-foot way between West 12th Street and West 10th Street has been created so that it can be filed and become effective at a later date than the other city map changes Until this map is filed, development of open amusements would be allowed within this area, as described below in the modifications to the Special District text.

  • In order to assure free pedestrian access to the Wonder Wheel and permit pedestrian and/or vehicular access related to operation of the Wonder Wheel, notes requiring easements have been added to the alteration maps for Coney East. 

To ensure that only open amusements are developed in the 30 foot area between West 12th and West 10th Streets to be occupied by the mapped Wonder Wheel Way, the Council has created a new ‘Parcel 3’, on the Special District map.  The underlying C7 use and bulk regulations shall apply on Parcel 3, except that uses will be limited to open amusement uses (Use Group 13A and Use Group 15), and the floor area attributable to Parcel 3 may only be used within Parcel 3.

The modifications also include clarifications to the text relating to lot coverage for corner lots, residential parking requirements and permitting ice skating rinks as an allowed use on the entirety of Parcel F in the Coney West sub-district.

View PDF Document the adopted zoning text amendment.

For additional information, contact the Department of City Planning's Brooklyn Borough Office at 718.780.8280.

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