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Projects & Proposals > Coney Island |
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Coney Island Comprehensive Rezoning Plan
Existing Zoning and Context
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| Press Release | Overview | Existing Zoning and Context | Rezoning Plan | Public Outreach |
The proposed rezoning plan encompasses a roughly 19 block area stretching from West 24th street to the New York Aquarium and from Mermaid Avenue to the Boardwalk ( see rezoning area boundary). The rezoning area is surrounded by the residential neighborhoods of Coney Island to the north and west and Brighton Beach to the east, just beyond the New York Aquarium and Ocean Parkway.
The rezoning area is immediately adjacent to the recently renovated Stillwell Avenue subway station providing access to the F, D, N and Q subway lines and several bus routes that serve the area along Surf, Stillwell and Mermaid Avenues. The predominant zoning in the area is currently C7, a commercial district which is limited to large open amusement uses. Residential uses are not permitted. There are portions of five blocks zoned R6, a medium density residential district, with a C1-3 commercial overlay which allows for a limited range of local retail uses. The proposed rezoning plan is a result of the first comprehensive review of the underlying C7 zoning district since 1961.
Amusement Area History
Coney Island's emergence as a world renowned, one-of-a-kind, amusement destination dates back to the mid-19th Century. It has seen the development and the destruction of that era’s most well-known amusement parks in America, including Luna Park, Dreamland and Steeplechase Park. Coney Island’s spirit is one of accessibility: everyone can participate or watch, breaking down social, gender and racial barriers.
Since the closing of Steeplechase Park in 1964, the amusement area has significantly shrunk, consisting today of only a few blocks of largely seasonal amusement attractions. Some of the historic amusement structures remain and are Coney Island icons. A number of these structures are New York City landmarks: the Cyclone, Wonder Wheel, Parachute Jump and Childs restaurant. Despite its decline, Coney Island's amusement area continues to attract millions of visitors per year, demonstrating its potential and its unique legacy as an urban beachfront amusement destination.
The comprehensive rezoning plan seeks to build on these strengths to create a development framework that will respect and enhance Coney Island’s history while providing incentives to help the area realize its full potential.
Luna Park 1902-1946 |
Steeplechase Park 1897-1964 |
Existing Land Use
Aside from Coney Island's few remaining historic icons, much of the land throughout the proposed rezoning area is either vacant or underutilized. Most block frontages on both the north and south sides of Surf Avenue--the district's major east-west thoroughfare--are either vacant or used as parking lots. KeySpan Park, built by the City in 2001 and home to the minor league Brooklyn Cyclones, attracts thousands of visitors a year, but their season lasts only from the end of June through early September.
To the west of KeySpan Park and south of Surf Avenue between W. 19th Street and W. 22nd Street are two parking lots currently mapped as park. These lots, totaling approximately 420,000 square feet in area, serve the Brooklyn Cyclones during their summer baseball season and lie dormant the rest of the year. This creates a desolate landscape between Surf Avenue and the Boardwalk separating the surrounding community from the beach.
Between KeySpan Park and the New York Aquarium, there are a number of vacant blocks. The area containing active amusements and entertainment venues is limited to portions of three block frontages along Surf Avenue, and two blocks between Surf Avenue and the Boardwalk between W.12th Street and the Cyclone. During the summer, the area is buzzing with activities around the main attractions: Nathan’s, Astroland and Deno's Wonder Wheel, the Cyclone and Coney Island USA. During the winter, the area is closed off and empty.
The neighborhood context immediately north and west of the proposed rezoning area is comprised of low-scale, one- and two-family homes, low-rise apartment buildings and 15- to 20-story residential complexes built largely as a result of the urban renewal plans of the 1960's and 70's. Local retail is primarily located along Mermaid Avenue.
Surf Avenue at West 17th Street looking east |
View of KeySpan Park parking lot from Surf Avenue looking towards the Boardwalk and the Parachute Jump |
The Cyclone, the historic rollercoaster |
KeySpan Park at the center of the rezoning area |
Nathan's at the corner of Surf and Stillwell avenues |
Amusement Area in Winter,
NYC Landmarked Wonder Wheel |
Amusement Area in Summer |
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Press Release | Overview | Existing Zoning and Context | Rezoning Plan | Public Outreach
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