Pemmil seeks Coney Island rezoning for 414 units on $5.3M of lots
Pemmil Land Holdings paid $5.3M for Coney Island lots in 2021 and now seeks a rezoning for 414 affordable units in an 18-story and a 12-story building.
Pemmil Land Holdings LLC is asking the city to rezone its Coney Island lots so it can build 414 homes, roughly five years after it took title for a $5.34 million transfer-tax filing. The change would lift the sites from R5 to R6-1 and R7-3 districts, with a C2-4 commercial overlay on part of the land.
Why it matters
The application is a private rezoning in New York that pairs a map change with a mandatory inclusionary housing text amendment and a 74-52 special permit. Per the city’s project summary, both buildings would be 100% affordable: an 18-story mixed-use Building A and a 12-story residential Building B, totaling 345,149 square feet with 1,584 square feet of commercial space on Neptune Avenue.
Pemmil is the applicant. The site sits at 2850 West 24th Street in Community District 13, and the city tags the project as a ULURP review with an environmental impact statement.
The numbers
An earlier version of the project record described 426 units and 350,000 gross square feet. The current ZAP summary says 414 units and 345,149 square feet, so the plan has been trimmed on paper.
Property records show Oceangate Land Holdings L.P. deeding lots 1 and 3 on block 7014 to Pemmil, recorded Sept. 21, 2021 (deed). A transfer filing from Coney Island Lots LLC to Pemmil shows $5,337,376 (transfer filing). Pemmil then recorded a $5,850,000 Signature Bank mortgage on Jan. 7, 2022, which was satisfied in 2023.
Counting from the deed, 1,808 days passed before the city’s land use application filing milestone was marked complete on Sept. 3, 2026. ZAP started a new application-prep milestone on Oct. 7, 2026. That makes about $12,900 of 2021 transfer value per proposed home, though the filing covers lots 1 and 3 and the project also includes lots 2 and 7, so that ratio is a floor on land cost, not a total.
What’s next
The ULURP path runs through the community board, the borough president, the City Planning Commission and the City Council. No hearing dates are posted yet on the project page. A proposal is not an outcome: the rezoning is pending, and the unit count and height can still change through review. Related coverage of small affordable projects across Brooklyn includes this Bed-Stuy bankruptcy case.
On the record
What we checked ourselves, and where you can check it too.
- Public recordPemmil Land Holdings LLC took title to Brooklyn block 7014 lots 1 and 3 by deed recorded 2021-09-21, 1,808 days before the Sept. 3, 2026 completion of the ZAP land use application filing milestone; the companion transfer filing shows $5,337,376.View the record on a836-acris.nyc.gov
- Public recordZAP lists four tax lots on block 7014 (lots 1, 2, 3 and 7) in the project, and a new Prepare Filed Land Use Application milestone started 2026-10-07.View the record on zap.planning.nyc.gov
Sources
- NYC Department of City Planning, ZAPPemmil West 25th Street Rezoning, project 2023K0400
- NYC Department of Finance, ACRISDeed, Oceangate Land Holdings L.P. to Pemmil Land Holdings LLC, recorded 2021-09-21