Method

How every number is made

Each figure on this site is computed from a named public dataset, a section of the Zoning Resolution, or a declared assumption listed on this page. Nothing is estimated by a model, and the same inputs always produce the same outputs.

Datasets

Every input is archived as retrieved, with its SHA-256, so any figure can be traced to the exact data behind it.

Dataset	Publisher	Version or as of	Retrieved	Records	SHA-256
City Owned and Leased Properties (COLP)One record per agency use of a tax lot; join to MapPLUTO on MAPBBL.	NYC Department of City Planning	20260430 · Jun 2, 2026	Sep 23, 2026	17,298	`4eab5154033d`
Digital City Map street centerlinesMapped street centerlines with names and mapped widths (Streetwidth) around each site.	NYC Department of City Planning	Dec 1, 2025	Sep 23, 2026	30,940	`c8d23a54a4a8`
Borough boundaries (clipped to shoreline)	NYC Department of City Planning	Aug 21, 2026	Sep 23, 2026	5	`a9460cb9e95e`
(E) DesignationsE-designation records for site BBLs, with hazardous materials, air quality and noise flags.	NYC Department of City Planning	20260707 · Aug 12, 2026	Sep 23, 2026	77	`31c3f7f6c6bb`
Mandatory Inclusionary Housing areasDCP: provided for reference only; Appendix F of the Zoning Resolution governs.	NYC Department of City Planning	202607 · Sep 9, 2026	Sep 23, 2026	287	`7be6ea6efaa9`
Special Purpose District Subdistricts (NYSP_SD)Internal subdistricts and subareas of special purpose districts.	NYC Department of City Planning	202607 · Aug 17, 2026	Sep 23, 2026	336	`d92eb6ede5db`
Zoning districts (NYZD)Zoning district polygons intersecting each site lot's bounding box.	NYC Department of City Planning	Aug 17, 2026	Sep 23, 2026	439	`db932a2189be`
Zoning districts (NYZD), split City-owned lotsZoning district polygons over each split-zoned City-owned lot, for portion-by-portion floor area in the leftovers ledger.	NYC Department of City Planning	Aug 17, 2026	Sep 23, 2026	957	`0a1a5b0c61fb`
NYC Stormwater Flood Map: Extreme stormwater flood with 2080 sea level riseFlooding categories (1 nuisance 4 in to 1 ft; 2 deep and contiguous 1 ft+; 3 future high tides) intersecting each site lot.	NYC Department of Environmental Protection, via NYC Department of City Planning	Sep 8, 2025	Sep 23, 2026	265	`91ccf50a3e18`
NYC Stormwater Flood Map: Moderate stormwater flood with 2050 sea level riseFlooding categories (1 nuisance 4 in to 1 ft; 2 deep and contiguous 1 ft+; 3 future high tides) intersecting each site lot.	NYC Department of Environmental Protection, via NYC Department of City Planning	Sep 8, 2025	Sep 23, 2026	265	`00cdb523884f`
NYC Stormwater Flood Map: Moderate stormwater flood with current sea levelsFlooding categories (1 nuisance 4 in to 1 ft; 2 deep and contiguous 1 ft+; 3 future high tides) intersecting each site lot.	NYC Department of Environmental Protection, via NYC Department of City Planning	Sep 8, 2025	Sep 23, 2026	265	`22b1f135c670`
FEMA 2015 Preliminary Flood Insurance Rate Map (flood hazard zones)Flood hazard zones intersecting each site lot (FLD_ZONE, SFHA_TF). DCP copy of FEMA's layer; FEMA's service is authoritative.	FEMA, via NYC Department of City Planning	360497_20150130 · Mar 16, 2026	Sep 23, 2026	265	`4d205b39364e`
LIFT Tracker (Land Inventory Fast Track)Normalized site table with BBL resolution notes; raw layer snapshot in data/raw/lift/.	NYC Mayor's Office	Jul 29, 2026	Sep 23, 2026	120	`bca529b55939`
MapPLUTOTax lots for every BBL on the LIFT site list (attributes + polygons, EPSG:2263).	NYC Department of City Planning	26v2 · Sep 9, 2026	Sep 23, 2026	265	`d215c10b9551`
MapPLUTO (lots on blocks with city-owned land)Every lot on any tax block containing a city-owned lot, for adjacency.	NYC Department of City Planning	26v2	Sep 23, 2026	150,850	`9f3b9820a46f`
MapPLUTO (city-owned lots)All lots with OwnerType 'C' (city ownership).	NYC Department of City Planning	26v2 · Sep 9, 2026	Sep 23, 2026	12,830	`1c7d23667685`
MapPLUTO (plate context)Lots intersecting each site's plate envelope, for drawing neighbors.	NYC Department of City Planning	26v2	Sep 23, 2026	365,148	`d02ee65a3d13`
MTA Subway Stations	Metropolitan Transportation Authority	Sep 23, 2026	Sep 23, 2026	496	`9d133ed4783a`
Zoning Resolution of the City of New YorkRules pack: 248 district entries authored from the text; see below.	NYC Department of City Planning	Text as of Sep 10, 2026	Sep 23, 2026	248

Floor area

Floor area is computed exactly from rules. It is the one figure the Zoning Resolution fixes.

Zoning floor area = lot area × maximum floor area ratio (FAR)

Lot area is MapPLUTO's LotArea (Department of Finance). The maximum FAR comes from the rules pack: one entry per zoning district, authored from the Zoning Resolution with a section number and a verbatim quote for every value. Commercial districts take the residential rules of their residential equivalent (ZR 34-112); paired M1/R districts take the paired residence district (ZR 123-622). The code contains no district-specific logic; it reads the pack.

We show two figures where the district has both: the standard maximum, and the maximum for qualifying affordable or senior housing (City of Yes for Housing Opportunity, including the Universal Affordability Preference). Split lots are computed portion by portion, using DCP's zoning district polygons to measure each district's share of the lot.

Some limits depend on conditions. Each condition key in the pack has a declared treatment: settled from public data (for example, whether part of a lot is within 100 feet of a wide street, from the Digital City Map's mapped street widths), set aside as an optional alternative the baseline doesn't assume, or shown as a span when public data cannot settle it. Of the 47 residence districts, 41 have residential values verified against both the text and MapPLUTO (the rest are districts no lot is mapped in, so MapPLUTO cannot confirm them); of the 143 commercial and mixed districts with a residential equivalent, 132 are verified.

The conditions settled from public data, and how:

Within 100 feet of a wide street: Each Digital City Map centerline with a mapped width of 75 feet or more is offset by half its width to approximate the street line, then buffered by 100 feet. The share of the lot inside the buffer takes the wide-street ratio, and the rest takes the other ratio. If a nearby width is not a number, the test is left open.
Outside a Mandatory Inclusionary Housing area: Measured on the part of the lot outside DCP's MIH area polygons, so a lot the MIH line crosses is split. DCP publishes those polygons for reference and says Appendix F of the Zoning Resolution governs.
Qualifying residential site (ZR 12-10): Tested path by path on the whole site, because the definition applies to zoning lots, not tax lots. It is settled as met when the lot alone has 5,000 sq ft, lies in the Greater Transit Zone and fronts a wide street. It is ruled out only when every path is ruled out. Otherwise the figure is a span, and the site page names the open path: for example, qualifying senior housing in R3-2, R4, R5 and R5B, or the mapping of a C1, C2 or C4 district along the block.
Waterfront block (ZR 62-11): Ruled out when the tax block is more than 1,000 feet from the shoreline (borough boundaries clipped to the shoreline). It is also ruled out when the block is nearer than that but does not reach the shoreline, has no waterfront park next to it and is not bounded by a paper street. Otherwise it is left for case review.

Where a district is not named in the table row it uses, it takes the row of its unsuffixed district under ZR 11-25, and the source note says so. Each floor-area formula is written portion by portion with unrounded ratios, so the arithmetic reproduces the figure.

MapPLUTO's own FAR fields are used only as a cross-check. They are district-level maxima and do not apply wide-street rules or special districts, so where they differ, the Zoning Resolution governs and the difference is listed under open issues.

Condition policy (23 conditions)

Condition	Treatment	Why
within 100 feet of a wide street	Settled from data	The ZR test is geometric and resolvable from DCP Digital City Map street widths, per the coordinator decision of 2026-09-24.
not within 100 feet of a wide street	Settled from data	It is the exact geometric complement of the within-100-feet band, so it resolves from the same computation.
outside a Mandatory Inclusionary Housing area and within 100 feet of a wide street (UAP or senior housing)	Settled from data	Both geographic parts are resolvable from DCP MIH polygons and the wide-street band, and the program part (UAP or qualifying senior housing) is already implied by the affordable column in which the key is used.
qualifying residential site (R1 to R5)	Settled from data	The transit, lot-size and frontage path is resolvable from data, but the existing-community-facility paths are not (PLUTO has no community facility floor-area field), so the result is true, false or unknown per lot.
standard zoning lot of 4,000 square feet or more (per-unit cap)	Settled from data	Lot area is in PLUTO and "standard zoning lot" is the complement of qualifying residential site, so it resolves wherever QRS status resolves.
south of Avenue H in Brooklyn community districts 11, 14 and 15	Settled from data	Community district is a PLUTO field and "south of Avenue H" is a side-of-line test against the DCM Avenue H centerline, so it resolves for all but edge cases.
optional predominantly built-up area provisions (R4, R5)	Set aside (optional alternative)	It is an optional alternative regime whose eligibility also rests on a block-frontage condition as of October 21, 1987 that public data cannot establish.
optional Brooklyn community district 12 provisions, corner lot	Set aside (optional alternative)	It is optional and limited to buildings used only as one- to three-family homes, a building type the applicant elects.
optional Brooklyn community district 12 provisions, interior or through lot	Set aside (optional alternative)	It is optional and limited to buildings used only as one- to three-family homes, a building type the applicant elects.
optional sky exposure plane (height factor) building	Set aside (optional alternative)	It is an optional alternative bulk regime; the coordinator decided on 2026-09-24 that the 2.43 R6 value is not the baseline.
on a waterfront block	Settled from data	A distance screen reliably rules out lots far from the water, but near the water the status depends on block, park, unimproved-street and narrow-waterway facts that need case review.
R1 or R2 community facility floor area capped at the residential floor area	Settled from data	For as-of-right community facility uses the cap always applies, and it bites (0.75) exactly when the lot is not a qualifying residential site (whose residential FAR is 1.00).
non-profit institution with sleeping accommodations or long-term care facility	Set aside (optional alternative)	It applies only to a specific community facility use the applicant would choose, not to the site generally.
mixed residential and community facility building above the Column A ratio	Set aside (optional alternative)	It depends on the building program (a mixed building above a size threshold) that the applicant elects.
community-facility-only zoning lot in an R8B district in Manhattan community district 8	Set aside (optional alternative)	The geography is resolvable but the value requires an all-community-facility program, which is an applicant election.
qualifying senior housing	Set aside (optional alternative)	It is a housing program the applicant chooses; here it only removes the dwelling unit factor.
one- or two-family detached, semi-detached or zero lot line building	Set aside (optional alternative)	It is a building type the applicant elects; the unconditional 35-ft maximum in R3-2 and R4 holds either way.
other residences (flat-roof envelope) in R3-2 and R4	Set aside (optional alternative)	It is a building type the applicant elects, and its 35-ft value equals the unconditional maximum.
special density area (Manhattan Core or Special Downtown Brooklyn District)	Settled from data	Both geographies are identifiable from PLUTO community district and special-district fields or DCP polygons.
Floor area limited to qualifying uses in an M2 or M3 A-suffix district	Set aside (optional alternative)	The higher 43-133 FAR applies only to floor area devoted to qualifying uses (with a ground-floor allocation requirement on lots of 5,000 sq ft or more), so it is an elective use-mix alternative; the unconditional value is the other-uses FAR.
M1-2 footnote area in Queens Community District 1 (4.0 FAR for referenced commercial and manufacturing uses)	Set aside (optional alternative)	The extra floor area is limited to referenced commercial and manufacturing uses in one street-offset polygon that no MapPLUTO field or supported resolver can reproduce; residences are not permitted in M1-2, so the 2.00 baseline applies and the 4.0 is set aside as a special-use alternative.
Lot is in the Special Downtown Brooklyn District	Settled from data	101-21 sets the 12.0 commercial and community facility FAR for C6-4.5 within the Special Downtown Brooklyn District, which MapPLUTO records as SPDist code 'DB'.
Lot is in the Special Midtown District	Settled from data	81-211 row A and 81-241 set the FAR of C5-P, C5-2.5, C6-4.5, C6-5.5, C6-6.5 and C6-7T only within the Special Midtown District, which MapPLUTO records as SPDist code 'MiD'.

The full rules pack, district by district

Special districts

Special purpose districts can replace the floor area rules of the district underneath. For each special district on the ledger we read its chapter of the Zoning Resolution and recorded one of three things: its own floor area ratios (applied, with the section quoted), a finding that it does not change floor area, or a note that we have not settled it yet. A rule for a subdistrict or subarea applies to the part of the lot inside DCP's subdistrict map. Bonuses that need a discretionary approval are left out, as they are in the base rules.

Special district	Floor area	What it does	Ledger sites
Special Atlantic Avenue Mixed Use District (AAM)	Does not change floor area	Keeps the maximum FAR for each use and only caps the total FAR of mixed residential and non-residential buildings in M1A pairings (5.0 in M1-2A/R6A); a public plaza bonus needs a CPC authorization. ZR 146-211	4, 5
Special Clinton District (CL)	Sets its own floor area in some subareas	Changes FAR in the Preservation Area and a few other areas, but its rules do not apply in the Excluded Areas listed in 96-80, which include the blocks between West 50th and West 56th Streets from Tenth to Eleventh Avenue. ZR 96-80	41, 42
Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn) (CR-4)	Sets its own floor area	Does not change the FAR tables but removes the qualifying-residential-site FAR and qualifying senior housing, and limits housing to one-family homes on lots under 3,000 sq ft and one- or two-family homes on larger lots. ZR 137-21	95 (rules applied)
Special Coastal Risk District 5 (Edgemere, Queens) (CR-5)	Sets its own floor area	Does not change the FAR tables but removes the qualifying-residential-site FAR and qualifying senior housing, and limits housing to detached one-family homes (R3A, and R4-1 lots under 25 ft wide) or one- or two-family detached homes (R4-1 lots 25 ft or wider). ZR 137-21	94 (rules applied)
Special College Point District (CP)	Sets its own floor area	Caps commercial, community facility and manufacturing floor area at 1.0 FAR, except on certain M2-1 lots south of 30th Avenue; it adds no residential use. ZR 126-22	120 (rules applied)
Special Coney Island District (CI)	Sets its own floor area in some subareas	Sets residential FAR by parcel in Coney West (4.8/5.8 on Parcels A to D, 4.6/5.5 on Parcels E and F) and caps community facilities at 2.0 in Coney West and Coney North. ZR 131-30	43 (rules applied), 44 (rules applied)
Special Downtown Brooklyn District (DB)	Sets its own floor area	Sets FAR changes by zoning district; in C6-12 the underlying rules apply, except that a 'large qualifying site' may reach 19.0 FAR for affordable or senior housing, with a 23.0 total. ZR 101-21	19 (rules applied)
Special Downtown Jamaica District (DJ)	Sets its own floor area in some subareas	Keeps underlying residential FAR everywhere except that sky exposure plane buildings are barred and C6-3 in the Core Subdistrict is treated as R9-1; it changes commercial FAR in C6-3 and C6-4, not community facility FAR. ZR 115-21	99, 100, 101, 102
Special East Harlem Corridors District (EHC)	Sets its own floor area in some subareas	In the commercial and paired districts shown on its Map 2, affordable housing gets the FAR written on the map (8.5, 9.0 or 10.0) and other housing gets a reduced figure from a table; residence districts without a commercial overlay keep the underlying FAR. ZR 138-211Some rules unverified	27 (rules applied)
Special Gowanus Mixed Use District (G)	Sets its own floor area	Replaces floor area limits with its own table; in M1-4/R7-2 an MIH site may reach 4.4 residential FAR and community facilities 4.0, and M1-4 community facilities are 3.6 (Subarea B1) or 2.7 (Subarea B2). ZR 139-211	59 (rules applied), 60 (rules applied), 61 (rules applied), 62 (rules applied), 63 (rules applied)
Special Harlem River Waterfront District (HRW)	Sets its own floor area in some subareas	In the Core Subdistrict housing is capped at 3.33 FAR, or 4.0 with affordable or senior housing; in the North Subdistrict the waterfront floor area rules apply with a 4.6 cap for any zoning lot. ZR 87-20	32 (rules applied), 47 (rules applied), 81 (rules applied)
Special Hillsides Preservation District (HS)	Does not change floor area	Regulates lot coverage, height, grading and trees, and on steep (Tier II) sites excludes private roads from lot area; it does not change FAR ratios, but community facility uses in residence districts need a CPC authorization. ZR 119-02	38, 68
Special Inwood District (IN)	Sets its own floor area in some subareas	In Subareas A2, A3 and B1, lots that are not shoreline adjacent lots are capped at 4.6 residential FAR; shoreline adjacent lots keep the 23-22 affordable FAR. ZR 142-22	75 (rules applied)
Special Jerome Corridor District (J)	Sets its own floor area in some subareas	In R8A districts within 100 feet of a wide street and outside Mandatory Inclusionary Housing areas, the R8 wide-street floor area rules apply (7.20, or 8.64 with UAP or senior housing) instead of R8A's 6.02 and 7.20. ZR 141-22	6 (rules applied)
Special Long Island City Mixed Use District (LIC)	Sets its own floor area in some subareas	In the Northern Hunters Point Waterfront Subdistrict, Subareas A to F each have their own maximum FARs for housing, affordable housing, community facilities and commercial uses, which replace the underlying district's figures. ZR 117-321	20 (rules applied), 77 (rules applied)
Special Lower Manhattan District (LM)	Sets its own floor area	Sets its own basic maximum FARs by zoning district in a table; in R8 that is 6.02 for standard residences and 7.2 for affordable or senior housing everywhere, so the higher R8 figures near wide streets do not apply. ZR 91-21	1 (rules applied)
Special Mixed Use District - 7 (Morrisania, The Bronx) (MX-7)	Does not change floor area	Follows the general Special Mixed Use District rules, which give paired M1/R districts the floor area of the paired residence district; the base rules pack already applies these, and MX-7 has no rules of its own. ZR 123-90	84
Special Mixed Use District - 17 (Hunts Point, The Bronx) (MX-17)	Does not change floor area	Follows the general Special Mixed Use District rules, which the base rules pack already applies; MX-17 has no rules of its own. ZR 123-90	90
Special Mixed Use District - 18 (Mott Haven, The Bronx) (MX-18)	Does not change floor area	Follows the general Special Mixed Use District rules, which the base rules pack already applies; MX-18 has no rules of its own (this confirms the recalculation's finding). ZR 123-90	15
Special Mixed Use District - 21 (Arverne, Queens) (MX-21)	Does not change floor area	Follows the general Special Mixed Use District rules, which the base rules pack already applies; MX-21 has no rules of its own. ZR 123-90	26
Special Mixed Use District - 30 (Kingsbridge Heights, The Bronx) (MX-30)	Does not change floor area	Follows the general Special Mixed Use District rules, which the base rules pack already applies; MX-30 has no rules of its own. ZR 123-90	74
Special South Richmond Development District (SRD)	Does not change floor area	Regulates open space, trees, housing type, minimum lot size and yards; it does not change residential or community facility FAR ratios (it only removes two community facility yard bonuses that the base pack does not model). ZR 107-40	96
Special Southern Hunters Point District (SHP)	Sets its own floor area in some subareas	Sets the standard residential FAR for each East River parcel (12.0 on Parcels A, D, E and G); the affordable FAR is given only for Parcels B, C and F, so on D and E the R10 affordable figure of 12.0 applies. ZR 125-21	69 (rules applied), 70 (rules applied)
Special St. George District (SG)	Sets its own floor area in some subareas	Changes FAR only for C4-2 districts in the Upland Subdistrict; elsewhere, including the M1-1 North Waterfront Subdistrict, the underlying FAR applies and no residential use is added. ZR 128-20	87
Special Transit Land Use District (TA)	Does not change floor area	Requires an easement for subway access on lots near certain stations; it does not change floor area ratios, and the easement space is not counted as floor area. ZR 95-07	27
Special Willets Point District (WP)	Sets its own floor area	Replaces the underlying bulk rules: zoning lots under 200,000 sq ft are capped at 2.0 FAR (2.4 for affordable or senior housing); larger lots have total-FAR caps by area and location, with 120 percent of the cap for affordable or senior housing. ZR 124-20	115 (rules applied), 116 (rules applied), 117 (rules applied)

An asterisk marks a site where the special district's own floor area rules are applied. The leftovers ledger uses the underlying district's rules throughout and labels rows in a special district.

Homes, as a range

Home counts cannot be computed exactly from rules. They depend on design choices, so we show a low, base and high case, never a single number.

Homes = floor area × efficiency ÷ average home size

Low pairs the lowest efficiency with the largest average home; high pairs the highest efficiency with the smallest.
Homes are computed from the affordability-linked floor area where the district has one (these are City sites for affordable housing), else the standard floor area.
Every case is capped by the Zoning Resolution's dwelling unit factor of 680 (ZR 23-52): at most ⌊floor area ÷ 680 + 0.25⌋ homes. The factor does not apply in Manhattan Community Districts 1–8 or the Special Downtown Brooklyn District.
Rounding for display widens the range and never narrows it: under 20 homes, exact; otherwise the low bound rounds down and the high bound rounds up to the nearest 5.

For reference, DCP's environmental reviews convert residential floor area to homes at 850 square feet of floor area per home in recent neighborhood rezonings. Our low case works out to about 855.

Assumptions

Edit one file (data/assumptions.json) and every page updates on the next build.

Building efficiency

0.7 · 0.8 · 0.85

Net dwelling-unit area (HPD 'dwelling unit area', measured inside the unit's perimeter walls) divided by residential zoning floor area (ZR 'floor area'). Our assumption: no City agency publishes this ratio.

2025 HCR Design Guidelines, PDF p. 40, Sec. 3.4.1a 'Overall Building Efficiency', Table 3.4.1Residential common space must comply with the maximum percentages noted in Table 3.4.1. ... Allowable Residential Common Space 25% 35% N/A ... Projects located in New York City +5% +5% N/A
2025 HCR Design Guidelines, PDF p. 40, Sec. 3.4.1Residential common space is defined as all common areas in the residential project funded by HCR that are not within or dedicated to dwelling units (i.e., corridors, lobbies, utility rooms, manager's office, laundry rooms, community rooms, shared mechanical rooms, etc.).
Market & Financial Study: NYC Mandatory Inclusionary Housing (BAE Urban Economics, BJH Advisors, James Lima Planning + Development), PDF p. 68 (printed p. 64), Appendix C, Table C-1 'Developer Interview Summary'Loss Factor 15% 20% 15% (2) 19-20% 15-20%
Market & Financial Study: NYC Mandatory Inclusionary Housing, PDF p. 41 (printed p. 37), 'Zoning and Floor Area Ratio'The gross square footage figures for each zoning classification were also inflated by 10 percent from ZFA in order to account for floor space exempted from the definition of FAR (this includes mechanical space and certain other exempt spaces). Architects interviewed by DCP suggested this 10 percent loss factor.
HPD Design Guidelines for New Construction 2026, PDF p. 28, 'Unit Area Calculation'Dwelling unit area is measured within the perimeter walls, from the finished face of all exterior walls and demising partitions.

Average home size (net)

514 · 553 · 599 sq ft

HPD's target net areas by bedroom count, weighted by HPD's own bedroom mix for 100% affordable new construction.

HPD Design Guidelines for New Construction 2026, PDF p. 31, Sec. 4.4.14.4.1 0-Bedroom units must have a target net area of 350-400 sf.
HPD Design Guidelines for New Construction 2026, PDF p. 33, Sec. 4.5.14.5.1 1-Bedroom units must have a target net area of 500-550 sf.
HPD Design Guidelines for New Construction 2026, PDF p. 36, Sec. 4.6.14.6.1 2-Bedroom units must have a target net area of 650-725 sf.
HPD Design Guidelines for New Construction 2026, PDF p. 39, Sec. 4.7.14.7.1 3-Bedroom units must have a target net area of 850-950 sf.
HPD Design Guidelines for New Construction 2026, PDF p. 42, Sec. 4.8.14.8.1 4-Bedroom units must have a target net area of 950-1075 sf.
HPD Design Guidelines for New Construction 2026, PDF p. 6, 'Applicability'The HPD Design Guidelines 2026 apply to all projects developed under HPD loan programs and whose initial submission to HPD for design consultation are received on or after October 1, 2026.
HPD Design Guidelines for New Construction, Version 2.02 (edition in force before 2026-10-01), PDF pp. 42-58 (e.g. p. 44 for 0-BR, p. 58 for 4-BR), Secs. 5.3-5.8 tables 'TARGET NET'0-BR ... TARGET NET ... 350-400 sf ... 1-BR ... 500-550 sf ... 2-BR ... 650-725 sf ... 3-BR ... 850-950 sf ... 4-BR ... 950-1075 sf
HPD ELLA Term Sheet (Extremely Low & Low-Income Affordability), PDF p. 5, 'Design and Construction Requirements'HPD will approve unit distribution. Projects are suggested to have a minimum of 15% one-bedroom, a minimum of 30% two-bedroom or larger, and a maximum of 25% studio units. Projects that include supportive housing units for singles may be allowed to exceed the 25% studio threshold.
Affordable Housing Production by Building (NYC Open Data hg8x-zxpr), fields studio_units, _1_br_units ... _6_br_units; filter reporting_construction_type='New Construction' AND all_counted_units >= total_units - 1The Department of Housing Preservation and Development (HPD) reports on projects, buildings, and units that began after January 1, 2014, and are counted towards either the Housing New York plan (1/1/2014 - 12/31/2021) or the Housing Our Neighbors: A Blueprint for Housing & Homelessness plan (1/1/2022 - present).

Practical lot screen

18 ft frontage · 40 ft depth · 2,000 sq ft

A lot below any of these is flagged as possibly too small for a practical building alone. A screen for practicality, not legality: ZR 23-10 exempts lots that existed on December 5, 2024. The depth threshold is our assumption.

Zoning Resolution 23-11 (R1-R5) Lot Area and Lot Width Regulations, ZR 23-11 table, last rowIn the districts indicated, no residence shall be permitted on a zoning lot with a total lot area or lot width less than as set forth in the following table: ... Other residences, where permitted | R1 - R5 | 1,700 | 18
Zoning Resolution 23-12 (R6-R12) Lot Area and Lot Width Regulations, ZR 23-12 tableSingle- or two-family detached or zero lot line | R6 - R12 | 2,375 | 25 ... Other residences | R6 - R12 | 1,700 | 18
Zoning Resolution 23-10, ZR 23-10However, such lot area and lot width regulations shall not apply to zoning lots in existence on December 5, 2024, where the lot area or lot width was less than the prescribed minimums of such Sections, and after December 5, 2024, such lot area or lot width has not decreased.
SoHo/NoHo Neighborhood Plan FEIS, Chapter 1, PDF p. 34 (printed p. 1-29), 'Potential Development Sites'Lots with slightly irregular shapes or challenging configurations (overly narrow, deep), small (generally between 1,700 sf and 2,000 sf in lot area), or encumbrances which would make development more difficult will be considered potential development sites in the EIS.
Zoning Resolution 23-342 Rear yard requirements, ZR 23-342, 'Shallow lots'For such shallow interior lots, or portions thereof, the depth of a required rear yard set forth for standard lots may be reduced by six inches for each foot by which the depth of a zoning lot, or portion thereof, is less than 95 feet. However, in no event shall the minimum depth of a required yard, or portion thereof, be reduced to less than 10 feet.
CEQR Technical Manual, Chapter 2: Establishing the Analysis Framework, PDF p. 6 (printed p. 2-5), 'Soft Site Criteria'A small lot is often defined for this purpose as 5,000 square feet or less, but the lot size criteria is dependent on neighborhood specific trends, and common development sizes in the study area should be examined prior to establishing this criteria.

Orphan lot screen

under 1,700 sq ft · under 18 ft frontage · no frontage

No frontage means MapPLUTO lot type 6 (“Interior lot”) or 8 (“Alley lot”). Lot type 9 is submerged land, not an interior lot.

PLUTO Data Dictionary, August 2026 (26v2), PDF pp. 31-32, 'LOT TYPE (LotType)'6 Interior lot – a tax lot that has no street frontage ... 8 Alley lot – a tax lot that is too narrow to accommodate a building. The lot is usually 12 feet or less in width. 9 Submerged land lot – a tax lot that is totally or almost completely submerged
PLUTO Data Dictionary, August 2026 (26v2), PDF p. 31, 'LOT TYPE (LotType)'CAMA may contain multiple lot types for a tax lot. For instance, a lot may be both a corner lot and waterfront lot. DCP assigns LOT TYPE by taking the lowest CAMA lot type for the tax lot, with the exception of LOT TYPE 5, which is only assigned if the lot has no other lot types in CAMA.
NY General City Law Sec. 36, GCL 36No permit for the erection of any building shall be issued unless a street or highway giving access to such proposed structure has been duly placed on the official map or plan
Zoning Resolution 23-11 / 23-12, ZR 23-12 tableOther residences | R6 - R12 | 1,700 | 18
Audit Report on the Development of City-Owned Vacant Lots by HPD (FM14-112A), HPD response, PDF p. 6 (HPD response letter as quoted in the audit report; repeated on PDF p. 9)Approximately 310 have major development challenges – they are in flood/hurricane danger zones, for example, or have severe infrastructure deficiencies. . . . Over 150 of these properties are better suited for non-residential uses. . . . Approximately 670 of these properties are suitable and feasible for residential development.

Adjacency

≥ 5 ft shared boundary

Two tax lots are treated as adjacent when their Digital Tax Map polygons share at least 5 feet of boundary, measured with a 0.5-foot tolerance for digitizing noise. A shared corner point is not adjacency. Values are our assumption, chosen so a lot line shared along a typical 20-25 ft frontage or rear line counts and a touching corner does not.

What binds first

Each site names one binding constraint: the first of these that applies, in this order.

Lot shape. A lot under the practical-lot screen above, or with no street frontage.
Flood hazard. Part of the site in the 1% annual chance floodplain on FEMA's 2015 Preliminary FIRM (used by the NYC Building Code) or the effective 2007 FIRM. Stormwater flood scenarios are flagged but do not bind.
Landmark review. An individual landmark on the site, or the site in an LPC historic district.
Split zoning. The site lies in more than one zoning district.
Floor area. Otherwise, the maximum floor area is the limit. Where the district does not allow homes, housing floor area is zero until rezoned.

Community asks

What each community board formally asked for, from the Charter-mandated annual statements. No model reads, scores or ranks them.

Source: the FY2027 Register of Community Board Budget Requests (OMB, Adopted Budget, June 30, 2026), which carries each agency's written response, matched to the Section 7 entries of each board's FY2027 Statement of Community District Needs and Community Board Budget Requests (DCP). 3,809 requests across 59 boards; 297 fall in the categories below; the quotation of 296 was found verbatim on the cited page by script.

Each ask shows the board's own words (at most 25, a verbatim prefix of its explanation), the page, and the agency's response. Categories and co-locatable uses come from a declared table keyed on DCP's standardized request types; a match is a physical possibility, not a recommendation. A person's review of each item is recorded in data/manual/asks-review.json; 0 reviewed so far, and each ask shows its review state.

Priorities in FY2027 rank requests within each agency and request type, not across the board, so we do not present them as a board's top asks.

Standardized request type	Category	Could share a building as
Provide more housing for extremely low and low income households	Housing	—
Provide more housing for seniors	Housing	—
Provide more housing for medium income households	Housing	—
Provide more housing for special needs households, such as the formerly homeless	Housing	—
Create more housing on NYCHA properties	Housing	—
Provide, expand, or enhance programs for homeowners and first-time homebuyers	Housing	—
Funding for a new senior center program	Older adults	Senior center
Other senior center program requests	Older adults	—
Renovate or upgrade a senior center	Older adults	—
Create a new, or renovate or upgrade an existing public library	Libraries	—
Extend library hours or expand and enhance library programs	Libraries	—
Extend library hours, expand library programs, and enhance library collections	Libraries	—
Provide, expand, or enhance funding for Child Care and Head Start programs	Child care	Child care
Provide a new or expanded health care facility	Health	Health clinic
Renovate or upgrade an existing health care facility	Health	—
Provide, expand, or enhance Cornerstone and Beacon programs (all ages, including young adults)	Community space	Community space
Renovate or upgrade NYCHA community facilities or open space	Community space	—
Provide a new or expanded park or amenity (i.e. playground, outdoor athletic field)	Open space	—

Leftovers

City-owned land too small or landlocked to build alone, and unused floor area on City-owned facilities.

Orphan lots are City-owned lots (MapPLUTO owner type C) under the orphan screen above, excluding parkland (which needs State legislation to be used for housing) and submerged or island lots. Adjacent lots are those sharing at least 5 feet of tax-lot boundary on the same block. A City + City assemblage joins the orphan with adjacent City-owned lots that are vacant or used for parking and are not parkland, so the City could pursue it alone; City + private assemblages are shown for context and are never presented as available.

Unused floor area is (maximum FAR − built FAR) × lot area for City-owned COLP facilities (offices, schools, libraries, cultural, public safety, health and social service, maintenance). The low end uses the higher of the community facility and standard residential maximums; the high end, the higher of the community facility and affordability-linked residential maximums. Built FAR is DCP's estimate in MapPLUTO. Landmark sites are flagged with the Zoning Resolution's transfer provisions (§ 75-42), marked unverified until checked.

Sites in depth

12 sites are examined in depth: zoning checked against ZoLa, floor area checked by an independent calculation, and the board's asks reviewed.

How they were chosen:

Still open: the City's tracker lists the site as Pre-RFP or RFP Active, so this analysis can still inform the request for proposals.
Every borough represented, with at least two sites each. Staten Island has only one open site whose lots a City document confirms, so its second site (Hillside Grove) is one already through public approval.
A range of situations: library co-location, landmark and historic-district review, flood hazard, split and special-district zoning, and sites whose current zoning does not allow the number of homes the tracker lists.
Each site's tax lots confirmed against a City document; sites whose lots no document identifies were replaced.

Bloomingdale Library Site / W 100th St (Manhattan) · RFP active; a library site, so co-location is on the table
Harlem African Burial Ground (Manhattan) · Pre-RFP; flood hazard and an (E) designation on a large Harlem site
320 Concord (New York City Borough - Based Jail System) (Bronx) · Pre-RFP; the housing parcel was split from a jail site, and the tracker still points to the jail's lot
1337 Jerome Avenue (Bronx) · Pre-RFP; in the Special Jerome Corridor District
457 Nostrand Avenue (Brooklyn) · Pre-RFP; landmark review and an (E) designation
Jewel Streets Public Site (Brooklyn) · Pre-RFP; low-density zoning well below the tracker's home count
1110 Atlantic Avenue (Brooklyn) · Pre-RFP; split zoning in the Special Atlantic Avenue Mixed Use District
New Utrecht BPL + Muni Lot (Brooklyn) · RFP active; a Brooklyn Public Library branch and municipal lot
44–59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7) (Queens) · Pre-RFP; a DOT lot in the Long Island City special district, rezoned in 2025
South Jamaica Multi-Service Center (Queens) · Pre-RFP; a multi-service center in the Special Downtown Jamaica District
Hillside Grove (Staten Island) · Through public approval; the CPC report's unit count differs from the tracker's
North Shore Housing (Staten Island) · Pre-RFP; waterfront manufacturing zoning and flood hazard

Checks

What has been verified, and how.

Every Zoning Resolution quote in the rules pack (248 entries) was checked by script against the section text retrieved from zr.planning.nyc.gov.
Every quotation in the LIFT research notes and every assumption basis was checked by script against the saved source.
The compiler is covered by hand-calculated tests (tests/), and recompiling the same inputs produces byte-identical outputs.
Deep sites: 12 of 12 zoning checked against ZoLa's data; 12 of 12 floor areas matched by an independent recalculation.

Open data issues

Known gaps and disagreements between sources, listed rather than hidden. 97 open.

Warning
BBL 2028880025 not in MapPLUTO 26v2
Listed for "1640 - 1642 Anthony Avenue (AKA Claremont House)" but absent from MapPLUTO 26v2. Left out of the figures; not filled in.
Warning
BBL 2029720016 not in MapPLUTO 26v2
Listed for "Morrisania - Morris Heights Cluster - Open Door" but absent from MapPLUTO 26v2. Left out of the figures; not filled in.
Warning
BBL 5000029018 not in MapPLUTO 26v2
Listed for "North Shore Housing" but absent from MapPLUTO 26v2. Left out of the figures; not filled in.
Warning
Some sites are represented by one lot only
The tracker gives one point per project. Where HPD's Local Law 125 report did not list the project's lots, the site is the lot under the point, so large multi-lot sites may be under-counted.
Warning
Jewel Streets Public Site: lot area and lot polygon disagree
MapPLUTO lists 3,290 sq ft for lot 3045360025, but its polygon measures about 29,247 sq ft. Figures use MapPLUTO's lot area.
Warning
Jewel Streets Public Site: lot area and lot polygon disagree
MapPLUTO lists 1,416 sq ft for lot 3045360029, but its polygon measures about 13,427 sq ft. Figures use MapPLUTO's lot area.
Warning
Jewel Streets Public Site: lot area and lot polygon disagree
MapPLUTO lists 245 sq ft for lot 3045390030, but its polygon measures about 3,511 sq ft. Figures use MapPLUTO's lot area.
Warning
Jewel Streets Public Site: lot area and lot polygon disagree
MapPLUTO lists 17,960 sq ft for lot 3045580110, but its polygon measures about 42,293 sq ft. Figures use MapPLUTO's lot area.
Warning
South Jamaica Gateway Rezoning (Godian Fellowship): lot area and lot polygon disagree
MapPLUTO lists 8,255 sq ft for lot 4101610001, but its polygon measures about 3,499 sq ft. Figures use MapPLUTO's lot area.
Note
240 Nassau: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
388 Hudson Street: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Coney West Neighborhood Sites: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Douglaston-Phipps 110E 138 Street: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Gansevoort Square: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Harlem African Burial Ground: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Lebechi East: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Madison Bridge Landing/Padded Wagon/63 Exterior St: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
North Shore Housing: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Resilient Housing and Open Space ULURP - SI Phase 2: condition undetermined
A nearby street's mapped width is not a number in the Digital City Map, so the wide-street test is undetermined.
Note
Street widths are free text in the Digital City Map
About 13% of Streetwidth values are not numbers (e.g. 'n/a', '>80'). Where one of these could decide the wide-street test, the result is shown as undetermined.
Note
100 Gold: MapPLUTO ResidFAR 10.00 vs rules pack 9.56
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
22 East 119th Street - VOA Building A: MapPLUTO ResidFAR 3.44 vs rules pack 3.50
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Spring Creek Phase 5A: MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
22 East 119th Street - VOA Building B: MapPLUTO ResidFAR 3.44 vs rules pack 3.50
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Van Buren Green / Brownsville: MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Willets Point - Northern Parcel: MapPLUTO ResidFAR 3.44 vs rules pack 2.00
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Willets Point - T-Parcel: MapPLUTO ResidFAR 3.44 vs rules pack 2.00
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Willets Point - Triangle Parcel: MapPLUTO ResidFAR 3.44 vs rules pack 5.00
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
WIN-Powers Phase 2: MapPLUTO ResidFAR 2.43 vs rules pack 2.21
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Fulton & Elliott - Chelsea Houses: MapPLUTO ResidFAR 6.02 vs rules pack 6.35
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
22 Suffolk Street: MapPLUTO ResidFAR 6.02 vs rules pack 6.60
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
351 Powers Avenue: MapPLUTO ResidFAR 2.43 vs rules pack 2.62
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
44–59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7): MapPLUTO ResidFAR 6.02 vs rules pack 6.45
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
599 Courtlandt Avenue / Melrose Commons Site 14 (B2): MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
784–800 Myrtle Avenue: MapPLUTO ResidFAR 4.66 vs rules pack 4.59
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
913 Kent Avenue: MapPLUTO ResidFAR 4.00 vs rules pack 3.84
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Arverne East: MapPLUTO ResidFAR 3.44 vs rules pack 3.27–3.30
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Ascendant. 244 East 106th Street. ShareNYC: MapPLUTO ResidFAR 4.00 vs rules pack 5.45
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Bergen Green: MapPLUTO ResidFAR 4.66 vs rules pack 4.63
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Bloomingdale Library Site / W 100th St: MapPLUTO ResidFAR 3.44 vs rules pack 3.73
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Camba. 1733 Bergen. Kingsborough RFP: MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
1110 Atlantic Avenue: MapPLUTO ResidFAR 7.52 vs rules pack 5.63
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Coney West (Parcel A): MapPLUTO ResidFAR 4.66 vs rules pack 4.80
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Douglaston-Phipps 110E 138 Street: MapPLUTO ResidFAR 3.44 vs rules pack 3.33
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
1134–1142 Pacific Street: MapPLUTO ResidFAR 4.00 vs rules pack 3.91
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
East New York and Brownsville: MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Essex Phase 9: MapPLUTO ResidFAR 4.00 vs rules pack 4.43
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Fulton-Howard West (Bed-Stuy MSC): MapPLUTO ResidFAR 2.00 vs rules pack 2.79
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Gowanus Building A: MapPLUTO ResidFAR 3.44 vs rules pack 3.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
1337 Jerome Avenue: MapPLUTO ResidFAR 6.02 vs rules pack 6.80
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Gowanus Building B: MapPLUTO ResidFAR 3.44 vs rules pack 3.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Gowanus Building C: MapPLUTO ResidFAR 3.44 vs rules pack 3.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Gowanus Building D / FAC.Gowanus Green: MapPLUTO ResidFAR 3.44 vs rules pack 3.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Gowanus Building E: MapPLUTO ResidFAR 3.44 vs rules pack 3.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Grand Concourse NYPL: MapPLUTO ResidFAR 6.02 vs rules pack 6.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Greenpoint Hospital Building 3 (SARA): MapPLUTO ResidFAR 3.44 vs rules pack 3.69
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Greenpoint Hospital Building 4 (ELLA): MapPLUTO ResidFAR 3.44 vs rules pack 3.69
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Hunters Point South Parcel D: MapPLUTO ResidFAR 10.00 vs rules pack 12.00
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
1605 Nelson Avenue: MapPLUTO ResidFAR 3.44 vs rules pack 3.86
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Hunters Point South Parcel E: MapPLUTO ResidFAR 10.00 vs rules pack 12.00
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
IKOS Senior Living: MapPLUTO ResidFAR 3.44 vs rules pack 3.69
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Kingsborough Houses: MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Kingsbridge Phase 2: MapPLUTO ResidFAR 3.44 vs rules pack 3.69
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
LIC Waterfront + DOE Vernon: MapPLUTO ResidFAR 6.02 vs rules pack 6.00
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
1640–1642 Anthony Avenue (AKA Claremont House): MapPLUTO ResidFAR 6.02 vs rules pack 6.65
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Madison Bridge Landing/Padded Wagon/63 Exterior St: MapPLUTO ResidFAR 3.44 vs rules pack 3.33
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Melrose Commons Site B2 (CS III) / 599 Courtlandt: MapPLUTO ResidFAR 2.43 vs rules pack 2.20
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Pacific/Linwood: MapPLUTO ResidFAR 2.43 vs rules pack 2.19
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
1727 Amsterdam Avenue: MapPLUTO ResidFAR 3.00 vs rules pack 3.86
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Peninsula Phase 3: MapPLUTO ResidFAR 3.44 vs rules pack 3.62
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Prospect Park Residential: MapPLUTO ResidFAR 3.44 vs rules pack 3.73
MapPLUTO reports district-level maxima and does not apply lot conditions such as the wide-street rule or special districts. The rules pack, cited to the Zoning Resolution, governs the figures shown.
Note
Leftovers: what is excluded
Excluded from the orphan list: 4,981 City-owned lots zoned PARK or under the Parks Department (parkland cannot be used for housing without State legislation), 100 submerged or island lots, and 10 narrow or landlocked parcels over one acre (usually wetland, rail or waterfront). Excluded from the facilities list: 633 campuses on lots over 100,000 sq ft (airports, jails, landfills, hospital campuses, where a lot-level average says nothing) and 1,930 lots with no building. Adjacency is computed within tax blocks only.
Note
Possible duplicate tracker records
Tracker records 36 and 73 (Kingsborough) share a lot and unit count, as do 23 and 82 (599 Courtlandt). Both are kept as published; totals may double count them.
Note
Tracker data last edited July 30, 2026
The LIFT layer had not been edited in the eight weeks before retrieval. Some unit counts lag later announcements (e.g. 100 Gold: 3,700 on the tracker; about 4,000 in the Mayor's September 22 release).
Note
MapPLUTO FAR fields are district-level maxima
They do not apply wide-street rules, special districts or lot conditions, and a 25v4 README note conflicts with the data dictionary on whether they fall back to ZoneDist2–4. The rules pack is authoritative here; MapPLUTO is a cross-check.
Note
C1-1: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 1124 of 1175 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C1-2: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 3657 of 9861 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C1-3: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 4804 of 11568 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C1-4: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 1218 of 6723 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C1-5: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 490 of 1474 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C2-1: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 824 of 999 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C2-2: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 1997 of 5183 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C2-3: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 4287 of 10088 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C2-4: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 4244 of 11939 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C2-5: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 254 of 646 lots (Overlay1 = district, ZoneDist2/Overlay2/SPDist1 empty). Explained: MapPLUTO derives CommFAR/FacilFAR/ResidFAR from ZoneDist1 (the underlying Residence District) and ignores Overlay1/Overlay2, so CommFAR is 0 on overlay lots and the residential/CF values are those of the underlying R district (modal shown is across all underlying R districts).
Note
C4-5D: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 196 of 196 lots (ZoneDist1 = district, no split zoning, no overlay, no special district). Mismatch — FacilFAR: PLUTO 4.66 vs ZR 4.2. PLUTO FacilFAR 4.66 vs ZR 33-123 4.20: 4.66 equals the R7D community facility FAR in 24-11, but 33-123 lists C4-5D explicitly at 4.20 and no provision found applies 24-11 to C4-5D. Unexplained — flagged as an open question.
Note
C5-P: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 67 of 67 lots (ZoneDist1 = district (all lots, including lots in special purpose districts, because no unencumbered lots exist)). Mismatch — ResidFAR: PLUTO 10 vs ZR 8.0; AffResFAR: PLUTO 12 vs ZR 9.6; FacilFAR: PLUTO 10 vs ZR 8.0. PLUTO ResidFAR 10/AffResFAR 12/FacilFAR 10 vs 81-241 (8.0/9.6) and 81-211 row A (8.0 for non-residential or mixed buildings): PLUTO appears to use the C5 -> R10 equivalent and C5-2 community facility FAR without the Special Midtown District overrides.
Note
C6-1G: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 311 of 311 lots (ZoneDist1 = district, no split zoning, no overlay, no special district). Mismatch — FacilFAR: PLUTO 0 vs ZR 6.5. PLUTO FacilFAR 0 vs 6.5: a full-text search of the complete ZR PDF (Sep 21, 2026 build) finds 'C6-1G' only in the 11-122 district list, so per 11-25 all C6-1 rules (33-123: 6.50) apply. PLUTO applies base-district CF FAR to C6-2G/C6-2M/C6-4M but not C6-1G; this looks like a PLUTO lookup gap. Community facilities are permitted in C6 (32-131).
Note
C7: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 3 of 3 lots (ZoneDist1 = district, no split zoning, no overlay, no special district). Mismatch — FacilFAR: PLUTO 0 vs ZR 2.0. PLUTO FacilFAR 0 for legacy 'C7' lots vs 2.0: PLUTO's own C7-1 lots carry FacilFAR 2.0, and 33-06 treats pre-June-6-2024 C7 as C7-1; PLUTO appears not to apply 33-06 to the legacy code. Community facilities (Use Group III) are permitted in C7 (32-131).
Note
M1-2/R6: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 236 of 236 lots (ZoneDist1 = district (all lots, including lots in special purpose districts, because no unencumbered lots exist)). Mismatch — ResidFAR: PLUTO 2.43 vs ZR 2.2. PLUTO ResidFAR 2.43 is the 23-732 sky-exposure-plane-building maximum; 123-61 makes the 23-70 optional bulk rules (which include 23-73) inapplicable in Special Mixed Use Districts, so the ZR value for a paired R6 is 2.20 (3.00 within 100 ft of a wide street, 23-22). PLUTO overstates; discrepancy explained.
Note
M1-3A: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 1 of 1 lots (ZoneDist1 = district (all lots, including lots in special purpose districts, because no unencumbered lots exist)). Mismatch — FacilFAR: PLUTO 6.5 vs ZR 4.0. PLUTO FacilFAR 6.5 (the 43-122 M1-3 value) vs 4.00 from 43-132 ("all permitted uses"); this is the 43-122 vs 43-132 interpretive question (only 1 lot).
Note
M1-5A: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 87 of 87 lots (ZoneDist1 = district (all lots, including lots in special purpose districts, because no unencumbered lots exist)). Mismatch — CommFAR: PLUTO 5 vs ZR 6.5; FacilFAR: PLUTO 5 vs ZR 6.5; ManuFAR: PLUTO 5 vs ZR 6.5. PLUTO reports 5.0 for CommFAR/FacilFAR/ManuFAR on M1-5A lots but the 43-132 table (read cell-by-cell from the published HTML) gives M1-5A 6.50. Unexplained; flagged as an open question.
Note
M1-5A/R8: MapPLUTO disagrees with the Zoning Resolution
Modal combination held by 14 of 14 lots (ZoneDist1 = district (all lots, including lots in special purpose districts, because no unencumbered lots exist)). Mismatch — CommFAR: PLUTO 5 vs ZR 6.5; ManuFAR: PLUTO 5 vs ZR 6.5. PLUTO CommFAR/ManuFAR 5.0 vs 43-132 M1-5A 6.50 — same unexplained PLUTO value as standalone M1-5A.
Note
R6: MapPLUTO disagrees with the Zoning Resolution
ResidFAR 2.43 vs ZR 23-22 standard 2.20 (not within 100 ft of a wide street) / 3.00 (within 100 ft). PLUTO 2.43 equals the R6 maximum under the optional sky exposure plane (height factor) regulations (ZR 23-732, HF 13-15) and the R6 standard FAR on waterfront blocks (ZR 62-322). PLUTO carries one value per district and does not model the lot-specific wide-street distinction. Discrepancy explained by documented conditions. PLUTO does not carry conditional values: 3.0 (within_100ft_of_wide_street); 2.43 (waterfront_block); 2.43 (sky_exposure_plane_building).
Note
Hunters Point South Parcel D: special district rule applied to the whole lot
SHP-ER-PARCEL-D applied to 100% of lot 4000060050: 10,702 of the 10,704 sq ft of lot polygon outside the Parcel D polygon is inside DCM mapped street beds (Streetwidth ÷ 2 buffers), which are not zoning lot area; LotArea 64,242 is smaller than the polygon (72,857).
Note
Hunters Point South Parcel E: special district rule applied to the whole lot
SHP-ER-PARCEL-E applied to 100% of lot 4000060040: 9,677 of the 9,765 sq ft of lot polygon outside the Parcel E polygon is inside DCM mapped street beds.
Note
Limited stormwater flood scenario not included
DEP's 'Limited Flood' scenario is published only in a compressed geodatabase that open-source tools cannot read, with no queryable copy. The moderate and extreme scenarios are included.

Sites we could not place

Stapleton B1: The tracker point falls on lot 5-00487-0100, which does not overlap Subarea B1 as mapped by DCP, and whose MapPLUTO lot area predates a subdivision. City documents name the site only as Subarea B1 or "part of Lot 100" of Block 487, and no current tax lot is identified.
Stapleton Beacon: The tracker point falls on lot 5-00487-0100, whose MapPLUTO lot area predates a subdivision. City documents name the site only as "part of Lot 100" of Block 487, and no current tax lot is identified.
Rockaway Beach Boulevard - designated Edgemere multi-family site: LIFT point does not fall inside any MapPLUTO 26v2 lot and GeoSearch on the Address "ROCKAWAY BEACH BOULEVARD" returned no BBL candidate within 250 m of the point (nearest: 3820 ROCKAWAY BEACH BOULEVARD, Edgemere, NY, USA BBL 4158280001 at 312 m).
Stapleton B4/B5: LIFT point does not fall inside any MapPLUTO 26v2 lot and GeoSearch on the Address "FRONT STREET" returned no BBL candidate within 250 m of the point (nearest: 80 FRONT STREET, New York, NY, USA BBL 1000330001 at 10395 m).

Reproduce it

The code and data are public.

pnpm data:fetch retrieves every input and archives it; pnpm data:compile compiles the site's data offline; pnpm test runs the hand-calculated checks; pnpm build builds the site.

Inputs fingerprint: d723020cec03add3. Source: github.com/AccomplishedCode/resorcery-nyc-housing.

Public Ground is an independent project. It is not affiliated with the City of New York, and nothing here is a zoning determination. Corrections are welcome–open an issue on the repository.