Public Ground

Plate 22 of 102BronxBronx Community Board 1

110 East 138th Street and 63 Exterior Street

This site can hold about 450–571 homes under the zoning maximum for qualifying affordable housing. The top of that range is set by the dwelling unit limit (ZR 23-52); qualifying senior housing is exempt from it and could hold up to about 642. The City's LIFT tracker lists 503 homes across its 2 records for this site.

The tracker lists the project's two buildings as separate records. City documents put both on these three tax lots, with floor area planned across all three. The figures are for the lots, counted once.

  • Douglaston-Phipps 110E 138 Street: 169 homes, Developer Selected/Pre-Public Approval None of the City documents checked gives the tracker's 169. The current plan puts about 183 homes in Building 1 at 110 East 138th Street; in November 2021 the developers told a Community Board 1 committee they proposed about 231 senior homes on this privately owned parcel.
  • Madison Bridge Landing/Padded Wagon/63 Exterior St: 334 homes, Developer Selected/Pre-Public Approval None of the City documents checked gives the tracker's 334. The current plan puts about 354 homes in Building 2 at 63 Exterior Street; in November 2021 the developers told a Community Board 1 committee they could build about 253 family homes on the City land.
  • Index entry
  • Tracker status: Developer Selected/Pre-Public Approval
  • Lead agency: HPD

View in ZoLa (lot 1 of 3)Checks and sources

Plate 22. 110 East 138th Street and 63 Exterior Street: block 2323, lots 28, 29, 43, Bronx. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.1760231935110111383955200750111374753667988152867718110411151318601141213811286337261015260315282943Canal PlaceCanal Street WestPark AvenueN0500 ft

Block 2323, lots 28, 29, 43Tax lots from MapPLUTO; street names from the Digital City Map. Pink: this site. Hatched: other City-owned lots. Heavy lines: block edges.

What City documents say

Facts from City documents that bear on the figures below. Each is quoted in the sources, and each speaks as of its document's date.

  • Two-building HPD project still in public review

    HPD and East 138th Street JV Associates seek City approvals (C 260193 HAX, C 260190 ZSX and related actions, ZAP 2022X0393) for two affordable buildings with about 537 homes on Block 2323, Lots 28, 29 and 43. The application was certified June 15, 2026; Community Board 1 voted against it on June 25, 2026 and the Borough President recommended approval with conditions on September 23, 2026.

  • Floor area is planned across all three lots together

    The filing plans about 377,630 sq ft of zoning floor area (3.89 FAR) across the whole 97,044 sq ft site at 110 East 138th Street and 63 Exterior Street, not lot by lot.

  • Special permit sought for height and waterfront yards

    The applicants ask for a special permit under Zoning Resolution 62-837(a) to change the Harlem River Waterfront height, setback and waterfront yard rules. It does not change the maximum floor area.

  • Vacant two-story commercial building on Lot 43

    As of the May 2026 filing, 110 East 138th Street holds a vacant two-story commercial building of about 30,284 sq ft, to be replaced by the senior building (Building 1).

  • Moving-company warehouse on the City lot

    As of the May 2026 filing, 63 Exterior Street holds a one-story warehouse used by a moving company, about 17,600 sq ft, to be replaced by the family building (Building 2).

Floor area follows exactly from the Zoning Resolution. Homes are a range, because unit size and building efficiency are choices.

Lot area
97,056 sq ft
Zoning district
R7-2; commercial overlay C2-4
Maximum residential floor area
323,196 sq ft97,056 sq ft × 3.33 FAR
With qualifying affordable or senior housing
388,224 sq ft97,056 sq ft × 4.00 FAR
Maximum community facility floor area
630,864 sq ft97,056 sq ft × 6.50 FAR

Homes, as a range

CaseHomesHow
Low453388,224 sq ft × 0.7 ÷ 599 sq ft
Base561388,224 sq ft × 0.8 ÷ 553 sq ft
High571388,224 sq ft × 0.85 ÷ 514 sq ft = 642, capped at 388,224 ÷ 680 (ZR 23-52)

Floor area × efficiency ÷ average home size. Efficiency 0.7–0.85; average home 514–599 sq ft. Assumptions and their basis.

What binds first

Flood hazard

About 78% of the site (76,500 sq ft) is in FEMA's 2015 Preliminary Flood Insurance Rate Map 1% annual chance floodplain (zone AE). NYC uses this map for flood-resistant construction rules. Flood-resistant construction shapes the ground floor and can reduce usable floor area.

What the neighborhood asked for

Bronx Community Board 1's formal requests to the City, from its annual Statement of Community District Needs and Budget Requests.

Each quotation below was found word for word on the cited page by script. None reviewed by a person yet.

Other requests in these categories

  • LibrariesExpense request to New York Public Library

    Extend library hours, expand library programs, and enhance library collections

    “Increase Funding for New York Public Library Services in the District. In order to provide the opportunity for district children and youth to fully participate …”

    FY2027 statement, p. 31 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis project has already been funded, but the community board should reach out to the Agency with more detail regarding this request.

1 other request in these categories is listed on the web page.

What gets in the way

Flags are flags, not verdicts. Each comes from a public layer, named in the sources.

  • Hazard

    In the 1% annual chance floodplain (2015 preliminary map)

    About 78% of the site (76,500 sq ft) is in FEMA's 2015 Preliminary Flood Insurance Rate Map 1% annual chance floodplain (zone AE). NYC uses this map for flood-resistant construction rules.

  • Hazard

    In the 1% annual chance floodplain (effective 2007 map)

    About 76% of the site (73,600 sq ft) is in the 1% annual chance floodplain on FEMA's effective 2007 Flood Insurance Rate Map, which flood insurance still uses (MapPLUTO flags it too).

  • Hazard

    Stormwater flooding in an extreme storm (2080s)

    DEP's Stormwater Flood Map (extreme stormwater flood with 2080 sea level rise) shows future high tides on about 19% of the site (18,700 sq ft).

  • Caution

    (E) designation E-227

    On lot 28 and lot 43 (2 of the 3 lots), an environmental requirement (noise, hazardous materials and air quality) must be satisfied before the Department of Buildings issues permits for new development.

  • Caution

    1 of 3 lots not recorded as City-owned

    MapPLUTO records block 2323 lot 43 with no ownership type, not as City property (owner recorded as “EAST 138TH STREET JV ASSOCIATES LLC”).

  • Caution

    2 of 3 lots have buildings on them

    Block 2323 lot 28 has a building on record with 17,600 sq ft of gross building area, completed around 1921; Block 2323 lot 43 has a building on record with 30,284 sq ft of gross building area, completed around 1957 (MapPLUTO; gross area includes space zoning does not count). Zoning counts floor area already on a lot toward its maximum, so the figures above are the most the land could hold in total, not what could be added while those buildings stand.

  • Note

    In the Special Harlem River Waterfront District

    This site is in the Core Subdistrict, where housing is capped at 3.33 FAR, or 4.0 with qualifying affordable or senior housing. Its floor area rules are applied above (ZR 87-211).

  • Note

    Stormwater flooding in a moderate storm (2050s) on a small share of the site

    Less than 1% of the site (about 930 sq ft) shows future high tides on DEP's Stormwater Flood Map (moderate stormwater flood with 2050 sea level rise). It is shown for reference and not counted as a flood constraint on the site.

Nearest subway station: 138 St-Grand Concourse (4 5), 670 ft in a straight line.

What this doesn't account for

Public data and the zoning text answer the questions above. These need information that is not public, or a decision that belongs to the City.

  • Public land use review (ULURP). Selling or leasing City land, or approving a housing project on it, generally goes through ULURP (community board, borough president, City Planning Commission, City Council), and this estimate does not presume the outcome.
  • Disposition of City property (Charter 384 / UDAAP). Transferring the land needs Mayoral approval under Charter Sec. 384 and, for HPD projects, usually Urban Development Action Area designation and project approval under NY General Municipal Law Article 16.
  • Environmental review (CEQR/SEQRA). Any discretionary approval, disposition or City funding triggers CEQR/SEQRA review, which can require mitigation (e.g. for hazardous materials, noise or historic resources) or reshape the project.
  • (E) designations. A lot with an (E) designation or environmental restrictive declaration for hazardous materials, air quality or noise cannot receive building permits until the Office of Environmental Remediation signs off.
  • Subsurface and site conditions. Unknown soil, rock, groundwater and contamination can shrink or eliminate cellars and add foundation and cleanup costs, and HPD requires every project to investigate and, if needed, remediate contamination.
  • Deed restrictions and reverter clauses. Land the City bought or sold may carry deed restrictions or reverter clauses limiting its use, which must be checked in title records (ACRIS) and DCAS's deed-restriction database.
  • Parkland alienation. If a site is municipal parkland, it cannot be sold or used for housing without an act of the State Legislature signed by the Governor.
  • Current occupants, uses and agency plans. Many City-owned lots are in active use or assigned to an agency, or have funded capital projects, and this estimate does not reflect relocation needs or agency plans (check COLP and the Capital Commitment Plan).
  • Mapped streets, easements and utilities. Mapped-but-unbuilt ('paper') streets, sewer and water easements and utility lines can take land out of the buildable area, and no permit may be issued for a building in the bed of a mapped street.
  • Street access. A lot with no frontage on a mapped street cannot get a building permit on its own and must be combined with a neighboring lot or have access mapped.
  • Landmarks review. Sites that are individual landmarks or inside historic districts need Landmarks Preservation Commission approval, which can limit demolition, height and bulk.
  • Flood-resistant construction. Sites in the 1% annual chance floodplain (or the 0.2% shaded X-Zone for critical facilities) must meet Building Code Appendix G, whose elevation and floodproofing rules can cost usable ground-floor and cellar space.
  • Airport height limits. Near JFK, LaGuardia and Floyd Bennett Field, zoning flight-obstruction surfaces cap building height, and tall structures anywhere need FAA notice.
  • State and federal funding conditions. Federal or State money brings its own requirements (e.g. HUD environmental review under 24 CFR Part 58, Davis-Bacon prevailing wages, Section 3 hiring) that can change cost, timing and program.
  • Zoning capacity is a ceiling, not a plan. The figures show what zoning allows, and actual HPD projects often build less, for example to fit neighborhood context, a community facility or funding limits.

Checks

What has been verified on this page, and by what.

Tax lots (3)
2-02323-0028, 2-02323-0029, 2-02323-0043Confirmed against 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Lot and zoning records compared with DCP's live data
Agrees
Figures reproduced by a separate calculation
Agrees
Notes
On September 25, 2026, the MapPLUTO records and zoning district map behind this page were compared with DCP's live MapPLUTO (26v2) and zoning district layers for all 3 of its lots; every compared field and district boundary matched. A separate calculation, written from the method page and run on the same downloaded City data on September 25, 2026, reproduced the 3 lots and their area (97,056 sq ft), the zoning portions, the floor area (standard 323,196; with qualifying affordable or senior housing 388,224; community facility 630,864 sq ft), the homes (low 453, base 561, high 571), and the flags and what limits the site first.

Open data issues for this site are listed on the method page.

Sources

Superscript numbers next to figures refer to this list. Select one to see the source.

  1. LIFT Tracker (Land Inventory Fast Track), ArcGIS layer LIFT_Tracker/FeatureServer/0Dataset · NYC Mayor's Office · as of July 30, 2026 · retrieved September 23, 2026
  2. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393, p.1, section 1 Introduction (Filed LU Package 4, 2026-07-16; https://zap.planning.nyc.gov/projects/2022X0393)Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning) · as of May 4, 2026
  3. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393, p.6, section 5 (Building 1)Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning) · as of May 4, 2026
  4. Bronx Community Board 1, Economic Development-Land Use & Housing Committee minutes, November 10, 2021, p.2, presentation by Phipps HousesDocument · Bronx Community Board 1 · as of November 10, 2021“what we are currently proposing for Phase 1 which is right on …”
  5. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393, p.6, section 5 (Building 2)Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning) · as of May 4, 2026
  6. Bronx Community Board 1, Economic Development-Land Use & Housing Committee minutes, November 10, 2021, p.2, presentation by Phipps HousesDocument · Bronx Community Board 1 · as of November 10, 2021“on the public owned site currently we could generate around about 253 …”
  7. Bronx Borough President's Recommendation, 110 East 138th Street/63 Exterior Street (C 260193 HAX, C 260190 ZSX), p.4, Environmental Review and ULURP CertificationDocument · Office of the Bronx Borough President · as of September 23, 2026
  8. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393, p.6, section 5 Description of Proposed ProjectDocument · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning) · as of May 4, 2026
  9. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393, p.1, list of actionsDocument · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning) · as of May 4, 2026
  10. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393, p.6, section 4Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning) · as of May 4, 2026
  11. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  12. Zoning Resolution § 87-211, Special Harlem River Waterfront District, Core Subdistrict: R7-2: 3.33 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  13. Zoning Resolution § 87-211, Special Harlem River Waterfront District, Core Subdistrict: R7-2, qualifying affordable housing or qualifying senior housing: 4.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. Zoning Resolution § 33-121, C2-4; C2-4 mapped within R7-2 or R7-3 or R8 or R8A Districts (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 6.50 total (Column C): 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  16. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  17. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  18. FEMA 2015 Preliminary Flood Insurance Rate Map (flood hazard zones) 360497_20150130Dataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  19. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  20. FEMA 2015 Preliminary Flood Insurance Rate Map: area of each lot in each zone 360497_20150130Dataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  21. FEMA 2007 effective Flood Insurance Rate Map: area of each lot in each zoneDataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  22. NYC Stormwater Flood Map: Moderate stormwater flood with 2050 sea level riseDataset · NYC Department of Environmental Protection, via NYC Department of City Planning · as of September 8, 2025 · retrieved September 25, 2026
  23. NYC Stormwater Flood Map: Moderate stormwater flood with 2050 sea level rise: area of each lot in each categoryDataset · NYC Department of Environmental Protection, via NYC Department of City Planning · as of September 8, 2025 · retrieved September 25, 2026
  24. NYC Stormwater Flood Map: Extreme stormwater flood with 2080 sea level riseDataset · NYC Department of Environmental Protection, via NYC Department of City Planning · as of September 8, 2025 · retrieved September 25, 2026
  25. NYC Stormwater Flood Map: Extreme stormwater flood with 2080 sea level rise: area of each lot in each categoryDataset · NYC Department of Environmental Protection, via NYC Department of City Planning · as of September 8, 2025 · retrieved September 25, 2026
  26. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  27. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  28. Zoning Resolution § 87-20, Special Harlem River Waterfront DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 1 FY2027, PDF p. 31Document · NYC Department of City Planning · retrieved September 23, 2026
  30. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 1 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  31. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  32. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  33. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  34. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  35. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  36. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  37. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  38. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  39. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  40. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  41. NY General City Law Sec. 35, GCL 35Document
  42. NY General City Law Sec. 36, GCL 36Document
  43. LPC - Applications page, page textDocument
  44. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  45. Zoning Resolution 61-21 (Restriction on Highest Projection of Building or Structure), ZR 61-21; 61-11 designates JFK, LaGuardia and U.S. Naval Air Station (Floyd Bennett Field)Document
  46. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  47. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  48. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  49. Commercial Overlay Districts (NYCO) 202607Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
1. LIFT Tracker (Land Inventory Fast Track)
Dataset · NYC Mayor's Office
Where
ArcGIS layer LIFT_Tracker/FeatureServer/0
As of
July 30, 2026
Retrieved
September 23, 2026

One point per project. BBLs resolved by point-in-lot against MapPLUTO, HPD's Local Law 125 report, or address geocoding; see the method page.

Open source

2. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning)
Where
p.1, section 1 Introduction (Filed LU Package 4, 2026-07-16; https://zap.planning.nyc.gov/projects/2022X0393)
As of
May 4, 2026

The Proposed Development will be located on three adjacent lots — two City-owned lots at 63 Exterior Street (Block 2323, Lots 28 & 29) and one privately owned lot located at 110 East 138th Street (Block 2323, Lot 43) (collectively, the "Development Site").

Open source

3. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning)
Where
p.6, section 5 (Building 1)
As of
May 4, 2026

The residential component of the building would include approximately 183 units of affordable housing as well as amenity space and social service space for the residents.

Open source

4. Bronx Community Board 1, Economic Development-Land Use & Housing Committee minutes, November 10, 2021
Document · Bronx Community Board 1
Where
p.2, presentation by Phipps Houses
As of
November 10, 2021

what we are currently proposing for Phase 1 which is right on 138th Street it's parcel 7 on the privately owned site is to build approximately 231 units of senior affordable housing

Open source

5. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning)
Where
p.6, section 5 (Building 2)
As of
May 4, 2026

The residential component of the building would include approximately 354 units of affordable housing and resident amenity spaces.

Open source

6. Bronx Community Board 1, Economic Development-Land Use & Housing Committee minutes, November 10, 2021
Document · Bronx Community Board 1
Where
p.2, presentation by Phipps Houses
As of
November 10, 2021

on the public owned site currently we could generate around about 253 units of family housing

Open source

7. Bronx Borough President's Recommendation, 110 East 138th Street/63 Exterior Street (C 260193 HAX, C 260190 ZSX)
Document · Office of the Bronx Borough President
Where
p.4, Environmental Review and ULURP Certification
As of
September 23, 2026

The City Planning Commission certified this application as complete on June 15, 2026.

Open source

8. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning)
Where
p.6, section 5 Description of Proposed Project
As of
May 4, 2026

two new affordable housing buildings with a shared enclosed entryway, containing a total of approximately 377,630 ZSF (3.89 FAR) and approximately 537 units of affordable housing including two superintendents’ units

Open source

9. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning)
Where
p.1, list of actions
As of
May 4, 2026

Special Permit pursuant to ZR Section 62-837(a) to modify the Special Height and Setback Regulations in the Core Subdistrict of the Special Harlem River Waterfront District and Waterfront Yard Regulations

Open source

10. 110 East 138th Street - 63 Exterior Street, Description of Proposal (LR Item 3), ZAP project 2022X0393
Document · NYC Department of Housing Preservation and Development and East 138th Street JV Associates LLC (filed with NYC Department of City Planning)
Where
p.6, section 4
As of
May 4, 2026

The Development Site is occupied by a two-story, vacant, commercial building containing approximately 30,284 square feet of floor area at 110 East 138th Street and a one-story warehouse/moving company containing approximately 17,600 square feet of floor area at 63 Exterior Street.

Open source

11. MapPLUTO 26v2
Dataset · NYC Department of City Planning
As of
September 9, 2026
Retrieved
September 25, 2026

Open source

12. Zoning Resolution § 87-211
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, Core Subdistrict: R7-2: 3.33 FAR
As of
September 10, 2026

The maximum floor area ratio for zoning lots containing only standard residences, or such residential uses with community facility or commercial uses, shall be 3.33.

Open source

13. Zoning Resolution § 87-211
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, Core Subdistrict: R7-2, qualifying affordable housing or qualifying senior housing: 4.00 FAR
As of
September 10, 2026

The maximum floor area ratio for zoning lots containing qualifying affordable housing or qualifying senior housing shall be 4.0.

Open source

14. Zoning Resolution § 33-121
Zoning Resolution · NYC Department of City Planning
Where
C2-4; C2-4 mapped within R7-2 or R7-3 or R8 or R8A Districts (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 6.50 total (Column C): 6.50 FAR
As of
September 10, 2026

R7-2 R7-3 R8 R8A | 2.00 | 6.50 | 6.50

Open source

15. Declared assumption: building efficiency
Declared assumption
Where
low 0.7, base 0.8, high 0.85
As of
September 23, 2026

Net home area as a share of residential floor area. Basis: 2025 HCR Design Guidelines, PDF p. 40, Sec. 3.4.1a 'Overall Building Efficiency', Table 3.4.1; 2025 HCR Design Guidelines, PDF p. 40, Sec. 3.4.1; 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'; Market & Financial Study: NYC Mandatory Inclusionary Housing, PDF p. 41 (printed p. 37), 'Zoning and Floor Area Ratio'; HPD Design Guidelines for New Construction 2026, PDF p. 28, 'Unit Area Calculation'. A declared assumption; no City agency publishes this ratio.

Open source

16. Declared assumption: average home size (net)
Declared assumption
Where
low 514, base 553, high 599 sq ft
As of
September 23, 2026

HPD target net areas by bedroom count, weighted by HPD's observed bedroom mix. Basis: HPD Design Guidelines for New Construction 2026, PDF p. 31, Sec. 4.4.1; HPD Design Guidelines for New Construction 2026, PDF p. 33, Sec. 4.5.1; HPD Design Guidelines for New Construction 2026, PDF p. 36, Sec. 4.6.1; HPD Design Guidelines for New Construction 2026, PDF p. 39, Sec. 4.7.1; HPD Design Guidelines for New Construction 2026, PDF p. 42, Sec. 4.8.1; HPD Design Guidelines for New Construction 2026, PDF p. 6, 'Applicability'; 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'; HPD ELLA Term Sheet (Extremely Low & Low-Income Affordability), PDF p. 5, 'Design and Construction Requirements'; 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 - 1.

Open source

17. Zoning Resolution § 23-52
Zoning Resolution · NYC Department of City Planning
Where
Dwelling unit factor 680

In the districts indicated, for buildings containing multiple dwelling residences, the maximum number of dwelling units permitted shall be determined by dividing the maximum residential floor area permitted on the zoning lot by the applicable dwelling unit factor. ... For all other types of multiple dwelling residences, the applicable dwelling unit factor shall be 680. Fractions equal to or greater than three-quarters resulting from this calculation shall be considered to be one dwelling unit.

Open source

18. FEMA 2015 Preliminary Flood Insurance Rate Map (flood hazard zones) 360497_20150130
Dataset · FEMA, via NYC Department of City Planning
As of
March 16, 2026
Retrieved
September 25, 2026

Open source

19. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction)
Document · NYC Department of Buildings
Where
§ G102.2

Uses FEMA's 2015 Preliminary FIRMs for flood hazard areas, and the higher of the 2007 or 2015 maps for elevations.

Open source

20. FEMA 2015 Preliminary Flood Insurance Rate Map: area of each lot in each zone 360497_20150130
Dataset · FEMA, via NYC Department of City Planning
As of
March 16, 2026
Retrieved
September 25, 2026

Open source

21. FEMA 2007 effective Flood Insurance Rate Map: area of each lot in each zone
Dataset · FEMA, via NYC Department of City Planning
As of
March 16, 2026
Retrieved
September 25, 2026

Open source

22. NYC Stormwater Flood Map: Moderate stormwater flood with 2050 sea level rise
Dataset · NYC Department of Environmental Protection, via NYC Department of City Planning
As of
September 8, 2025
Retrieved
September 25, 2026

Open source

23. NYC Stormwater Flood Map: Moderate stormwater flood with 2050 sea level rise: area of each lot in each category
Dataset · NYC Department of Environmental Protection, via NYC Department of City Planning
As of
September 8, 2025
Retrieved
September 25, 2026

Open source

24. NYC Stormwater Flood Map: Extreme stormwater flood with 2080 sea level rise
Dataset · NYC Department of Environmental Protection, via NYC Department of City Planning
As of
September 8, 2025
Retrieved
September 25, 2026

Open source

25. NYC Stormwater Flood Map: Extreme stormwater flood with 2080 sea level rise: area of each lot in each category
Dataset · NYC Department of Environmental Protection, via NYC Department of City Planning
As of
September 8, 2025
Retrieved
September 25, 2026

Open source

26. (E) Designations 20260707
Dataset · NYC Department of City Planning
As of
August 12, 2026
Retrieved
September 25, 2026

Open source

27. Special district floor area rules
Zoning Resolution · Public Ground, from the NYC Zoning Resolution
Where
28 special districts, 22 floor area rules

Floor area rules of special purpose districts, authored from the Zoning Resolution (text as of 2026-09-10) with a quoted section for every value.

Open source

28. Zoning Resolution § 87-20
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District
As of
September 10, 2026

The applicable floor area regulations of the underlying districts and of Article VI, Chapter 2 (Special Regulations Applying in the Waterfront Area), or of Article XII, Chapter 3 (Special Mixed Use District), are modified by the provisions of this Section, inclusive.

Open source

29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 1 FY2027
Document · NYC Department of City Planning
Where
PDF p. 31
Retrieved
September 23, 2026

Open source

30. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 1 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

31. MTA Subway Stations
Dataset · Metropolitan Transportation Authority
As of
September 25, 2026
Retrieved
September 25, 2026

Open source

32. Digital City Map street centerlines
Dataset · NYC Department of City Planning
As of
December 1, 2025
Retrieved
September 25, 2026

Open source

33. New York City Charter Sec. 197-c (Uniform land use review procedure)
Document
Where
Sec. 197-c(a)(8) and (a)(10)

(8) Housing and urban renewal plans and projects pursuant to city, state and federal housing laws; ... (10) Sale, lease (other than the lease of office space), exchange, or other disposition of the real property of the city

Open source

34. NYC Charter Sec. 384 (Disposal of property of the city)
Document
Where
Sec. 384(a)

No real property of the city may be sold, leased, exchanged or otherwise disposed of except with the approval of the mayor and as may be provided by law unless such power is expressly vested by law in another agency.

Open source

35. CEQR Technical Manual, Chapter 2 (December 2025 edition)
Document
Where
PDF p. 1 (printed p. 2-1)

CEQR requires all city agencies to determine whether discretionary actions they directly approve, fund, or undertake may significantly and adversely affect the environment.

Open source

36. Zoning Resolution 11-15 (Environmental Requirements)
Document
Where
ZR 11-15(a); last amended 2012-03-28

Prior to issuing a building permit or temporary or final certificate of occupancy ... on a tax lot that has an (E) designation or an environmental restrictive declaration related to hazardous materials, noise or air quality, the Department of Buildings (DOB) shall be furnished with a notice issued by OER stating that OER does not object

Open source

37. HPD Design Guidelines for New Construction 2026
Document
Where
PDF p. 13, Secs. 1.1.1 and 1.1.4

1.1.1 Avoid excessive excavation. Particularly in areas with unknown subsurface conditions, and where rock or high-water tables are prevalent, proposed cellars may have to be reduced, relocated, or even eliminated.

Open source

38. Deed Restriction Database (NYC Open Data rfu7-paqe)
Document
Where
dataset description

A searchable electronic database of all real property upon which a deed restriction was imposed by the Department of Citywide Administrative Services, pursuant to Local Law 176 of 2016.

Open source

39. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01)
Document
Where
PDF p. 3, 'Parkland Alienation'

In order to convey parkland away, or to use parkland for another purpose, a municipality must receive prior authorization from the State in the form of legislation enacted by the New York State Legislature and approved by the Governor.

Open source

40. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2
Document
Where
dataset description (version 20260430)

City Owned and Leased Properties (COLP) is published by the Department of City Planning (DCP) as required by chapter 204 of the City Charter. It includes the location and current use of all City-owned and leased properties.

Open source

41. NY General City Law Sec. 35
Document
Where
GCL 35

For the purpose of preserving the integrity of such official map or plan no permit shall hereafter be issued for any building in the bed of any street or highway shown or laid out on such map or plan

Open source

42. NY General City Law Sec. 36
Document
Where
GCL 36

No 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

Open source

43. LPC - Applications page
Document
Where
page text

The Landmarks Preservation Commission (LPC) helps preserve the City's designated landmark properties by regulating changes made to these buildings and sites.

Open source

44. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023)
Document
Where
PDF p. 1, Sec. G102.1

This appendix, in conjunction with the New York City Construction Codes, provides minimum requirements for development located, in whole or in part, in special flood hazard areas and shaded X-Zones within the jurisdiction of New York City

Open source

45. Zoning Resolution 61-21 (Restriction on Highest Projection of Building or Structure)
Document
Where
ZR 61-21; 61-11 designates JFK, LaGuardia and U.S. Naval Air Station (Floyd Bennett Field)

the highest projection of any building or other structure hereafter constructed ... shall not penetrate: (a) the approach surfaces, the transitional surfaces, the horizontal surface, or the conical surface, whichever is more restrictive, within the Airport Approach District of the flight obstruction area

Open source

46. HPD ELLA Term Sheet (updated 2020-03-10)
Document
Where
PDF p. 4

Projects funded with Federal funds require compliance with Section 3 new hires and Davis Bacon prevailing wages, as applicable.

Open source

47. CPC report C 260071 HAM (1727 Amsterdam Avenue)
Document
Where
PDF p. 8

while CHO increased the maximum floor area permitted on the project site, the project sponsor does not intend to take advantage of the additional floor area.

Open source

48. Zoning districts (NYZD)
Dataset · NYC Department of City Planning
As of
August 17, 2026
Retrieved
September 25, 2026

Open source

49. Commercial Overlay Districts (NYCO) 202607
Dataset · NYC Department of City Planning
As of
August 17, 2026
Retrieved
September 25, 2026

Open source