Public Ground

Plate 81 of 102QueensQueens Community Board 2

44–59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7)

This site can hold about 380–484 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 543. The City's LIFT tracker lists 320 homes.

The City Planning Commission's 2025 approval describes about 320 income-restricted homes, matching the tracker.

  • In depth
  • Tracker status: Pre-RFP
  • Lead agency: HPD

View in ZoLaChecks and sources

Plate 81. 44–59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7): block 24, lot 7, Queens. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.2425450489119101115126123710th Street44th Drive45th AvenueN0250 ft

Block 24, lot 7Tax 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.

  • Active DOT operations building on the lot

    In September 2025 the City Planning Commission described the lot as holding a one-story Department of Transportation building used for critical operations, including equipment storage for road repair, sidewalk and pothole units. The lot must be cleared of this use before new housing can be built.

  • Approved for disposition to an HPD-selected developer

    The City Planning Commission approved the site's designation as an Urban Development Action Area Project and its disposition (C 250175 HAQ) on September 3, 2025, for about 320 income-restricted homes plus community facility and commercial space. HPD's Local Law 125 report gives a disposition approval date of 11/12/2025.

  • City Map change widens 45th Avenue along the lot

    The Long Island City Neighborhood Plan's City Map change (C 250224 MMQ) narrows 44th Drive west of Vernon Boulevard from 100 to 85 feet and widens 45th Avenue from 30 to 46 feet, the two streets that bound this lot. The lot's area after these street changes is not stated in the approval documents.

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

Lot area
42,500 sq ft
Zoning district
M1-5A/R8
Maximum residential floor area
274,125 sq ft42,500 sq ft × 6.45 FAR
With qualifying affordable or senior housing
328,950 sq ft42,500 sq ft × 7.74 FAR
Maximum community facility floor area
306,000 sq ft42,500 sq ft × 7.20 FAR

Homes, as a range

CaseHomesHow
Low384328,950 sq ft × 0.7 ÷ 599 sq ft
Base475328,950 sq ft × 0.8 ÷ 553 sq ft
High484328,950 sq ft × 0.85 ÷ 514 sq ft = 543, capped at 328,950 ÷ 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

All of the site 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

Queens 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.

Housing the board asked for

  • HousingCapital request to Department of Housing Preservation & Development

    Affordable Housing development on Hunters Point Parcel D

    “Fully fund new 100% affordable housing on Hunter's Point Parcel D.”

    FY2027 statement, p. 39 · priority 2 of 3 within the agency · awaiting a person's review

    ResponseFurther investigation is required. Contact the agency.

  • HousingCapital request to Department of Housing Preservation & Development

    affordable housing Conversion of Shelters

    “Conversion of existing shelter sites to permanent supportive housing to be operated by quality non-profit operators.”

    FY2027 statement, p. 39 · priority 3 of 3 within the agency · awaiting a person's review

    ResponseThe Executive Budget includes a city-wide allocation for this work. Specific locations are determined by the Agency.

Other requests in these categories

  • Older adultsCapital request to Department for the Aging

    new senior center

    “Funding site acquisition for site for a new senior/ community center in CB2 which previously benefited from an additional center formerly in St Mary's in …”

    FY2027 statement, p. 37 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • LibrariesExpense request to Queens Borough Public Library

    Extended library hours for Sunnyside and Woodside branches

    “Increased funding for Queens Public Library in order to enable the Sunnyside and Woodside library branches to open 7 days a week.”

    FY2027 statement, p. 48 · priority 1 of 2 within the agency · awaiting a person's review

    ResponseRestoring and/or increasing funding is needed for this request. It is recommended that this request be brought to the attention of your elected officials i.e. Borough President and/or City Council Member.

  • HealthCapital request to Health and Hospitals Corporation

    Provide a new or expanded health care facility neonatal maternal

    “Identify a site for and commit to establishing a full - service hospital within or near CB 2 in the rezoning area, including comprehensive maternity …”

    FY2027 statement, p. 39 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseAgency does not support and cannot accommodate Explanation: NYC Health + Hospitals is currently in the process of modernizing its infrastructure, increasing its capacity and expanding the range of services it offers to better respond to the community’s growing healthcare …

  • Open spaceCapital request to Department of Parks and Recreation

    Blissville Veterans Memorial flagpole construction

    “Complete the Blissville veteran's memorial, including the flagpole at triangle park at the location of van dam park at the base of the Green point …”

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

    ResponseThis request has already been funded.

  • Open spaceCapital request to Department of Parks and Recreation

    Public Amphitheatre

    “Construction of a public outdoor amphitheater as part of design of new parks space in Long Island City.”

    FY2027 statement, p. 38 · priority 2 of 4 within the agency · awaiting a person's review

    ResponseMore information is needed from the community board before making a funding decision. The community board should contact the agency.

5 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

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

    All of the site 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)

    All of the site 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 flooding on about 24% of the site (11,200 sq ft), nearly all of it nuisance flooding (4 in to 1 ft) and future high tides.

  • Caution

    (E) designation E-848

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

  • Caution

    The lot has buildings on it

    The lot has 3 buildings on record with 20,000 sq ft of gross building area, completed around 1931 (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 a Mandatory Inclusionary Housing area

    MIH options 1 and 3 apply, so new housing here must include permanently affordable homes (ZR 27-131).

  • Note

    In the Special Long Island City Mixed Use District

    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. Its floor area rules are applied above (ZR 117-321).

  • Note

    Recently rezoned

    Long Island City Neighborhood Plan (C 250176 ZMQ, N 250177 ZRQ, C 250175 HAQ and related actions). The City Council adopted it on November 12, 2025. The figures above use the zoning now in effect.

Nearest subway station: 21 St (G), 0.4 mi 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)
4-00024-0007Confirmed against City Planning Commission report C 250175 HAQ (44-59 45th Avenue UDAA/UDAAP and disposition)
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 (42,500 sq ft), the zoning portions, the floor area (standard 274,125; with qualifying affordable or senior housing 328,950; community facility 306,000 sq ft), the homes (low 384, base 475, high 484), 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. City Planning Commission report C 250175 HAQ (44-59 45th Avenue UDAA/UDAAP and disposition), PDF page 1, caption (retrieved 2026-09-25)Document · NYC City Planning Commission · as of September 3, 2025
  3. City Planning Commission report C 250175 HAQ, PDF page 1, captionDocument · NYC City Planning Commission · as of September 3, 2025
  4. City Planning Commission report C 250176 ZMQ (Long Island City Neighborhood Plan zoning map amendment), PDF page 12, project area description (retrieved 2026-09-25)Document · NYC City Planning Commission · as of September 3, 2025
  5. HPD Local Law 125 report, PDF page 2, row '44-59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7)' (columns: Borough, BBLs, Designation Date, Dispo Approval Date (CC/Mayoral), Includes Private Parcels, Project Closed, Closing Date)Document · NYC Department of Housing Preservation and Development · as of August 25, 2026
  6. City Planning Commission report C 250176 ZMQ, PDF page 38, list of proposed actionsDocument · NYC City Planning Commission · as of September 3, 2025
  7. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  8. Zoning Resolution § 123-622, M1-5A/R8 residential equivalent: R8Zoning Resolution · NYC Department of City Planning
  9. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea C-1: M1-5A/R8: 6.45 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  10. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea C-1: M1-5A/R8, qualifying affordable housing or qualifying senior housing: 7.74 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  11. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea C-1: M1-5A/R8: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  12. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  13. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  14. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  15. 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
  16. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  17. 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
  18. 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
  19. 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
  20. 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
  21. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  22. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  23. Zoning Resolution § 117-321, Special Long Island City Mixed Use DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  24. Long Island City Neighborhood Plan (C 250176 ZMQ, N 250177 ZRQ, C 250175 HAQ and related actions)Document · NYC Department of City Planning, ZAP 2024Q0304 · as of November 12, 2025
  25. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 39Document · NYC Department of City Planning · retrieved September 23, 2026
  26. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 2 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  27. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 37Document · NYC Department of City Planning · retrieved September 23, 2026
  28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 48Document · NYC Department of City Planning · retrieved September 23, 2026
  29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 40Document · NYC Department of City Planning · retrieved September 23, 2026
  30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 38Document · NYC Department of City Planning · retrieved September 23, 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
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. City Planning Commission report C 250175 HAQ (44-59 45th Avenue UDAA/UDAAP and disposition)
Document · NYC City Planning Commission
Where
PDF page 1, caption (retrieved 2026-09-25)
As of
September 3, 2025

the designation of property located at Block 24, Lot 7 on a block bounded by Vernon Boulevard, 45th Avenue, 5th Street, and 44th Drive (Block 24, Lot 7) as an Urban Development Action Area

Open source

3. City Planning Commission report C 250175 HAQ
Document · NYC City Planning Commission
Where
PDF page 1, caption
As of
September 3, 2025

to facilitate the development of a mixed-use building containing approximately 320 income-restricted units, community facility and commercial space, Borough of Queens, Community District 2.

Open source

4. City Planning Commission report C 250176 ZMQ (Long Island City Neighborhood Plan zoning map amendment)
Document · NYC City Planning Commission
Where
PDF page 12, project area description (retrieved 2026-09-25)
As of
September 3, 2025

South of 44th Drive is developed with a one-story building that is operated by the DOT (DOT building). The DOT building is currently used for the agency's critical operations, including equipment storage for its Roadway Repair and Maintenance, Sidewalk Inspection and Management, and Jolt Elimination/Pothole Repair units. The property (Block 24, Lot 7) totals approximately 42,500 square feet

Open source

5. HPD Local Law 125 report
Document · NYC Department of Housing Preservation and Development
Where
PDF page 2, row '44-59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7)' (columns: Borough, BBLs, Designation Date, Dispo Approval Date (CC/Mayoral), Includes Private Parcels, Project Closed, Closing Date)
As of
August 25, 2026

44-59 45th Avenue/Long Island City Neighborhood Plan (Block 24, Lot 7) Queens 4000240007 N/A 11/12/2025 No No To be determined

Open source

6. City Planning Commission report C 250176 ZMQ
Document · NYC City Planning Commission
Where
PDF page 38, list of proposed actions
As of
September 3, 2025

Change in the City Map (MM) to: o Narrow 44th Drive west of Vernon Boulevard, from 100 feet to 85 feet; o Widening 45th Avenue west of Vernon Boulevard, from 30 feet to 46 feet;

Open source

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

Open source

8. Zoning Resolution § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-5A/R8 residential equivalent: R8

Where the designated Residence District is an R6 through R12 District, the floor area regulations of Section 23-22 (Floor Area Regulations for R6 Through R12 Districts), inclusive, applicable to such Residence District shall apply.

Open source

9. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea C-1: M1-5A/R8: 6.45 FAR
As of
September 10, 2026

C1 | 6.45 | 7.74 | 7.2 | 4.0

Open source

10. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea C-1: M1-5A/R8, qualifying affordable housing or qualifying senior housing: 7.74 FAR
As of
September 10, 2026

C1 | 6.45 | 7.74 | 7.2 | 4.0

Open source

11. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea C-1: M1-5A/R8: 7.20 FAR
As of
September 10, 2026

C1 | 6.45 | 7.74 | 7.2 | 4.0

Open source

12. 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

13. 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

14. 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

15. 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

16. 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

17. 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

18. 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

19. 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

20. 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

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

Open source

22. 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

23. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District
As of
September 10, 2026

The maximum floor area ratio permitted for commercial, community facility, manufacturing, or residential uses in Subareas A through F is specified in the following table:

Open source

24. Long Island City Neighborhood Plan (C 250176 ZMQ, N 250177 ZRQ, C 250175 HAQ and related actions)
Document · NYC Department of City Planning, ZAP 2024Q0304
As of
November 12, 2025

Adopted (recent). ZAP milestones: CPC vote 2025-09-03; City Council review completed 2025-11-12; Mayoral review completed 2025-11-17. DCP's amendment layer shows 250176zmq effective 2025-11-12, covering the lot. LL125 gives disposition approval 11/12/2025.

Open source

25. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 39
Retrieved
September 23, 2026

Open source

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

Open source

27. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 37
Retrieved
September 23, 2026

Open source

28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 48
Retrieved
September 23, 2026

Open source

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

Open source

30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 38
Retrieved
September 23, 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