Public Ground

Plate 45 of 102BrooklynBrooklyn Community Board 2

395 Flatbush Avenue Extension

This site can hold about 1,120–1,590 homes under the zoning maximum for qualifying affordable housing. The City's LIFT tracker lists 1,263 homes.

The 1,263 is the approved project: about 1,263 homes in a 72-story building, 325 to 379 of them permanently affordable.

  • Index entry
  • Tracker status: Post Public Approval
  • Lead agency: HPD

View in ZoLaChecks and sources

Plate 45. 395 Flatbush Avenue Extension: block 2093, lot 1, Brooklyn. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.149166208520872094142628306075033718293273033436175017502125297502750175041181011026457501750226351Ashland PlaceBond StreetDekalb AvenueFlatbush Avenue ExtensionFulton StreetHudson AvenueLivingston StreetNevins StreetRockwell PlaceSchermerhorn StreetN0250 ft

Block 2093, lot 1Tax 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.

  • Occupied 7-story office building; tenants out by 2028

    The block holds a 1974 seven-story commercial building with a Verizon call center and ground-floor stores. In November 2025 the Brooklyn Borough President reported that all tenants will leave by January 1, 2028.

  • Rezoning and disposition approved in 2026

    The rezoning to C6-12, text amendment, disposition, site selection and urban renewal plan amendment (C 260038 ZMK, N 260039 ZRK, C 260040 PPK, C 260042 PCK, C 260041 HUK) were approved; the City Council review was completed on March 10, 2026. The site's current zoning already reflects this project.

  • Site 2 of the Brooklyn Center Urban Renewal Plan

    The block is Site 2 of the Brooklyn Center Urban Renewal Plan (in effect through 2044), which was amended for this project (C 260041 HUK).

  • Subway easement limits digging below the site

    An MTA easement crosses the block diagonally and restricts construction more than about six feet below grade over the subway lines.

  • City may take back space for a Health Department clinic

    The approvals let the City reacquire the part of the new building that would hold a Department of Health and Mental Hygiene clinic and offices.

  • City filing gives a smaller lot area than MapPLUTO

    HPD's June 2025 project description gives the site as about 49,153 sq ft and plans about 933,820 sq ft of residential floor area (19.0 FAR). MapPLUTO records the lot at 50,618 sq ft; the figures here use that recorded area, so they are about 3% higher than the same FAR applied to the filing's area.

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

Lot area
50,618 sq ft
Zoning district
C6-12
Maximum residential floor area
759,270 sq ft50,618 sq ft × 15.00 FAR
With qualifying affordable or senior housing
961,742 sq ft50,618 sq ft × 19.00 FAR
Maximum community facility floor area
759,270 sq ft50,618 sq ft × 15.00 FAR

Homes, as a range

CaseHomesHow
Low1,123961,742 sq ft × 0.7 ÷ 599 sq ft
Base1,391961,742 sq ft × 0.8 ÷ 553 sq ft
High1,590961,742 sq ft × 0.85 ÷ 514 sq ft

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

What binds first

Floor area

No other limit shown on this page comes first, so the maximum floor area the zoning allows is the limit.

What the neighborhood asked for

Brooklyn Community Board 2'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

  • LibrariesCapital request to Brooklyn Public Library

    Clinton Hill BPL Renovation

    “BKCB2 recommends $13.5M in increased funding for the Clinton Hill Brooklyn Public Library to cover forecasted needs including facade and window work, heating and cooling …”

    FY2027 statement, p. 36 · priority 1 of 3 within the agency · awaiting a person's review

    ResponseIt is recommended that this request be brought to the attention of your Elected Officials.

  • LibrariesExpense request to Brooklyn Public Library

    Extended Library Operating Hours

    “BKCB2 recommends increased funding for our 6 Brooklyn Public Library branches to 1) facilitate extended 8pm daily closures at all locations, and 2) permanent Sunday …”

    FY2027 statement, p. 43 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis request includes more than one proposal. The agency has recommended funding for this request in part. OMB supports the agency's position.

  • LibrariesCapital request to Brooklyn Public Library

    Center for Brooklyn History Renovations

    “BKCB2 recommends $54M in funding for the Brooklyn Public Library Center for Brooklyn History to cover necessary renovations including infrastructure work (heating and cooling, electrical …”

    FY2027 statement, p. 36 · priority 2 of 3 within the agency · awaiting a person's review

    ResponseIt is recommended that this request be brought to the attention of your Elected Officials.

  • LibrariesCapital request to Brooklyn Public Library

    Adams St BPL Storage & Staff Space Upgrades

    “BKCB2 recommends funding for interior improvements at the Adams Street public library to accommodate proper and safe maintenance and cleaning supply storage. …”

    FY2027 statement, p. 36 · priority 3 of 3 within the agency · awaiting a person's review

    ResponseThe agency will accommodate part of this request within existing resources.

  • HealthCapital request to Health and Hospitals Corporation

    More Substance Abuse Program Mobile Outreach Units

    “BKCB2 recommends increased funding for Street Health Outreach & Wellness (S.H.O.W.) mobile units in and around Downtown Brooklyn and its main arterials: …”

    FY2027 statement, p. 41 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseFurther investigation is required. Contact the agency.

  • Open spaceCapital request to Department of Parks and Recreation

    Adam Yauch Dog Run

    “BKCB2 recommends funding to support the Parks Dept's stated need for $3.5M to renovate the Willowtown Dog Run at Adam Yauch Park.”

    FY2027 statement, p. 40 · priority 11 of 11 within the agency · awaiting a person's review

    ResponseThe agency recommends funding this budget request, but at this time the availability of funds is uncertain. OMB supports the agency's position.

6 other requests in these categories are 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

    Stormwater flooding in an extreme storm (2080s)

    DEP's Stormwater Flood Map (extreme stormwater flood with 2080 sea level rise) shows nuisance flooding (4 in to 1 ft) and deep and contiguous flooding (1 ft or more) on about 6% of the site (3,290 sq ft).

  • Caution

    (E) designation E-124

    An environmental requirement (hazardous materials and noise) must be satisfied before the Department of Buildings issues permits for new development.

  • Caution

    The lot has a building on it

    The lot has a building on record with 376,071 sq ft of gross building area, completed around 1974 (MapPLUTO; gross area includes space zoning does not count). HPD's June 2025 project description gives the seven-story building about 307,949 sq ft: 274,431 sq ft of office space and 33,518 sq ft of ground-floor retail. 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 that building stands.

  • Note

    Edge strip of stormwater flooding in a moderate storm (2050s)

    Only a strip along the edge of the site, nowhere 5 feet wide and 170 sq ft in all, shows flooding, nearly all of it nuisance flooding (4 in to 1 ft), 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.

  • Note

    In a Mandatory Inclusionary Housing area

    MIH option 1 applies, so new housing here must include permanently affordable homes (ZR 27-131).

  • Note

    In the Special Downtown Brooklyn District

    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. Its floor area rules are applied above (ZR 23-22, 101-21).

Nearest subway station: Nevins St (2 3 4 5), 420 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 (1)
3-02093-0001Confirmed against 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
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 its lot; 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 lot area (50,618 sq ft), the zoning portions, the floor area (standard 759,270; with qualifying affordable or senior housing 961,742; community facility 759,270 sq ft), the homes (low 1,123, base 1,391, high 1,590), and the flags and what limits the site first.

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. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 1, section 1Document · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025
  3. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 8, section 5Document · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025
  4. Brooklyn Borough President's Recommendation, 395 Flatbush Avenue Ext Redevelopment (C 260038 ZMK et al.), PDF page 3, backgroundDocument · Brooklyn Borough President · as of November 17, 2025
  5. ZAP project record 2025K0295, City Council Review milestone, JSON 'milestones' entry 'City Council Review'Document · NYC Department of City Planning (ZAP API) · as of March 10, 2026
  6. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 2, 'Brooklyn Center Urban Renewal Plan'Document · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025
  7. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 7, section 4Document · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025
  8. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 13, site selection and acquisitionDocument · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025
  9. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 7, section 4 (Development Site)Document · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025“The Development Site is approximately 49,153 square feet in area and consists …”
  10. MapPLUTO 26v2 (live) record, BBL 3020930001, features[0].attributes (retrieved 2026-09-25)Document · NYC Department of City Planning (MAPPLUTO feature service) · as of September 25, 2026
  11. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  12. Zoning Resolution § 34-112, C6-12 residential equivalent: R12Zoning Resolution · NYC Department of City Planning
  13. Zoning Resolution § 23-22, R12: 15.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. Zoning Resolution § 101-21, Special Downtown Brooklyn District: C6-12, qualifying affordable housing or qualifying senior housing: 19.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 33-123, C6-12: 15.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  17. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  18. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  19. 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
  20. 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
  21. 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
  22. 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
  23. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  24. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  25. Zoning Resolution § 101-21, Special Downtown Brooklyn DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  26. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295, PDF page 7, section 4 (Development Site)Document · NYC Department of City Planning, Zoning Application Portal (City agency filing) · as of June 25, 2025“the Development Site is currently improved with a seven-story, 307,949 square foot …”
  27. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027, PDF p. 36Document · NYC Department of City Planning · retrieved September 23, 2026
  28. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 2 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027, PDF p. 43Document · NYC Department of City Planning · retrieved September 23, 2026
  30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027, PDF p. 41Document · NYC Department of City Planning · retrieved September 23, 2026
  31. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027, PDF p. 40Document · NYC Department of City Planning · retrieved September 23, 2026
  32. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  33. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  34. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  35. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  36. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  37. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  38. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  39. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  40. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  41. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  42. NY General City Law Sec. 35, GCL 35Document
  43. NY General City Law Sec. 36, GCL 36Document
  44. LPC - Applications page, page textDocument
  45. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  46. 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
  47. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  48. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  49. Zoning districts (NYZD)Dataset · 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. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 1, section 1
As of
June 25, 2025

located at 395 Flatbush Avenue Extension (Brooklyn Block 2093, Lot 1) ("Development Site")

Open source

3. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 8, section 5
As of
June 25, 2025

The Proposed Development will be a 72-story mixed use building with approximately 933,820 square feet of residential floor area (19.0 FAR) providing approximately 1,263 residential units, including approximately 325 to 379 permanently affordable units

Open source

4. Brooklyn Borough President's Recommendation, 395 Flatbush Avenue Ext Redevelopment (C 260038 ZMK et al.)
Document · Brooklyn Borough President
Where
PDF page 3, background
As of
November 17, 2025

Constructed in 1974, the existing building currently houses a Verizon call center in its office space. The ground floor retail space is primarily tenanted with local retail chains. All current leases, which are between Fulton DeKalb Associates, L. P. and sublessee, are expected to terminate before 2028, and all tenants will vacate the building by January 1, 2028.

Open source

5. ZAP project record 2025K0295, City Council Review milestone
Document · NYC Department of City Planning (ZAP API)
Where
JSON 'milestones' entry 'City Council Review'
As of
March 10, 2026

Record excerpt"milestonename":"City Council Review","dcp-plannedstartdate":"2026-03-10T04:00:00.000Z","dcp-plannedcompletiondate":"2026-03-10T04:00:00.000Z","dcp-actualstartdate":"2026-03-10T20:20:50.000Z","dcp-actualenddate":"2026-03-10T20:20:54.000Z","statuscode":"Completed"

Open source

6. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 2, 'Brooklyn Center Urban Renewal Plan'
As of
June 25, 2025

The Development Site (Block 2093, Lot 1) is designated as Site 2 of the Brooklyn Center URP.

Open source

7. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 7, section 4
As of
June 25, 2025

An existing Real Estate of Utility Companies ("REUC") easement granted by MTA (REUC No. B119-E271) extends diagonally west to east in the Development Site which restricts development that exceeds a depth of approximately six feet below grade where the MTA subway lines are situated.

Open source

8. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 13, site selection and acquisition
As of
June 25, 2025

The Development Site would be disposed to a sponsor selected by HPD. Once constructed, the portion of the building containing the DOHMH facility may be reacquired by the City.

Open source

9. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 7, section 4 (Development Site)
As of
June 25, 2025

The Development Site is approximately 49,153 square feet in area and consists of the entirety of Block 2093

Open source

10. MapPLUTO 26v2 (live) record, BBL 3020930001
Document · NYC Department of City Planning (MAPPLUTO feature service)
Where
features[0].attributes (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"BBL":3020930001,"Address":"395 FLATBUSH AVENUE EXT","LotArea":50618,"LotFront":125.92,"LotDepth":373.67,"OwnerName":"NYC HOUSING PRESERVATION AND DEVELOPMENT","OwnerType":"C","ZoneDist1":"C6-12","ZoneDist2":null,"SPDist1":"DB","BldgClass":"O6","BldgArea":376071,"NumBldgs":1,"NumFloors":7,"UnitsRes":0,"YearBuilt":1974

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 § 34-112
Zoning Resolution · NYC Department of City Planning
Where
C6-12 residential equivalent: R12

C4-12 C6-12 | R12

Open source

13. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R12: 15.00 FAR
As of
September 10, 2026

R12 | 15.00 | 18.00

Open source

14. Zoning Resolution § 101-21
Zoning Resolution · NYC Department of City Planning
Where
Special Downtown Brooklyn District: C6-12, qualifying affordable housing or qualifying senior housing: 19.00 FAR
As of
September 10, 2026

However, for large qualifying sites in C6-12 Districts: ... the maximum residential floor area ratio for qualifying affordable housing and qualifying senior housing shall be 19.0; and

Open source

15. Zoning Resolution § 33-123
Zoning Resolution · NYC Department of City Planning
Where
C6-12: 15.00 FAR
As of
September 10, 2026

C4-12 C5-3 C5-5 C6-6 C6-7 C6-9 C6-12 C7-9 | 15.00

Open source

16. 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

17. 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

18. Zoning Resolution rules pack
Zoning Resolution · Public Ground, from the NYC Zoning Resolution
Where
248 districts, every value cited to a ZR section

ZR text: ZR site home page: "All text changes approved by the city council as of Sep 10, 2026". Every Article II section cited here (21-14, 23-xx, 24-xx, 27-xx) and 62-32x, 74-79, 75-24, 75-42x shows "Last Amended 12/5/2024" (City of Yes for Housing Opportunity, N 240290 ZRY); exceptions among cited sections: 11-122 (8/14/2025, Midtown South Mixed-Use Plan), 11-25 (6/29/1994), 12-10 page (3/26/2026), 62-361 (7/16/2026); no citywide (ZRY) text amendment has been adopted since (Recently Adopted list, 12/5/2024-9/10/2026, contains only site-specific and neighborhood amendments). 12-10 "wide street" last amended 3/26/2026 (Allen Street Mall, N 250307 ZRM - adds Allen Street roadways in Manhattan CD 3).

Open source

19. 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

20. 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

21. 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

22. 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

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

Open source

24. 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

25. Zoning Resolution § 101-21
Zoning Resolution · NYC Department of City Planning
Where
Special Downtown Brooklyn District
As of
September 10, 2026

In C6-12 Districts, the underlying floor area regulations shall apply.

Open source

26. 395 Flatbush Avenue Extension Redevelopment, Project Description, ZAP 2025K0295
Document · NYC Department of City Planning, Zoning Application Portal (City agency filing)
Where
PDF page 7, section 4 (Development Site)
As of
June 25, 2025

the Development Site is currently improved with a seven-story, 307,949 square foot commercial building with 274,431 square feet of commercial office space and 33,518 square feet of ground floor retail

Open source

27. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 36
Retrieved
September 23, 2026

Open source

28. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 2 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 43
Retrieved
September 23, 2026

Open source

30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 41
Retrieved
September 23, 2026

Open source

31. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 40
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

34. 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

35. 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

36. 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

37. 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

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

48. 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

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

Open source