Public Ground

Plate 95 of 102QueensQueens Community Board 14

Arverne East

This site can hold about 5,365–6,756 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 7,597. The Arverne Urban Renewal Plan, in effect until 2043, holds the C4-4 land to R6 bulk, so it allows less than these zoning figures (see What binds first). The City's LIFT tracker lists 1,650 homes. That is well under the low estimate for current zoning on the lots shown here.

The 1,650 is the whole Arverne East project: HPD said in September 2025 that the 2021 approvals were meant to support about 1,650 homes, about 1,320 of them affordable, built over several phases. Lots A and B are its next phase.

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

View in ZoLa (lot 1 of 9)Checks and sources

Plate 95. Arverne East: 9 tax lots on 2 blocks, Queens. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.158601154620171241950481131301441611354711211294255123456357BoardwalkN01000 ft

9 tax lots on 2 blocksTax 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.

  • Urban renewal plan limits bulk to R6 on the C4-4 land

    HPD stated in September 2025 that under the Arverne Urban Renewal Plan, housing and community facility development in the C4-4 district on Lots A and B is held to the bulk and parking rules of an R6 district, and that the plan remains in effect until 2043. Zoning-only figures for C4-4 overstate what the plan allows.

  • 2021 approvals: ~1,650 homes across Arverne East

    In March 2021 the City Council approved an Urban Development Action Area Project (N 210069 HNQ), a rezoning (C 210070 ZMQ) and a zoning text change (N 210071 ZRQ) for the Arverne East Development Project: about 1,650 homes, including about 1,320 affordable, plus a 35-acre nature preserve and a 15-acre dune preserve, built over several phases.

  • Lot B and Lot A are each a single zoning lot

    HPD's 2025 filing says the six Lot B tax lots (649,594 sq ft) will be developed as one zoning lot with about 834,284 sq ft of residential floor area, and the three Lot A tax lots (277,133 sq ft) as another. Waterfront certifications for both (N 260118 ZCQ, N 260121 ZCQ) were approved in November 2025.

  • Part of the land conveyed to the developer in Dec. 2025

    By a deed dated December 23, 2025 (recorded January 9, 2026), the City conveyed Block 15862 Lots 1 and 3 and Block 15876 Lots 3 and 5 to HP Arverne East Affordable D Housing Development Fund. The other five lots remain with HPD in MapPLUTO.

  • The lots shown are one phase of a larger project

    HPD's September 2025 filing names these nine tax lots as Lot A and Lot B, the next phase of the Arverne East project, each developed as a single zoning lot. The tracker's 1,650 homes are for the whole project, built over several phases; none of the City documents checked lists the project's other land by current tax lot.

  • A zoning condition a City document settles

    HPD's September 2025 filing states that the project area is a waterfront block, as defined in Zoning Resolution sections 12-10 and 62-11, while neither the Lot A nor the Lot B zoning lot is a waterfront zoning lot.

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

Lot area
926,727 sq ft
Zoning district
C4-4, M1-4/R6
Maximum residential floor area
3,143,757 sq ft882,980.4 sq ft C4-4 × 3.44 + 43,746.6 sq ft M1-4/R6 × 2.43
With qualifying affordable or senior housing
4,594,343 sq ft882,980.4 sq ft C4-4 × 5.01 + 43,746.6 sq ft M1-4/R6 × 3.90
Maximum community facility floor area
5,949,356 sq ft882,980.4 sq ft C4-4 × 6.50 + 43,746.6 sq ft M1-4/R6 × 4.80

Homes, as a range

CaseHomesHow
Low5,3694,594,343 sq ft × 0.7 ÷ 599 sq ft
Base6,6464,594,343 sq ft × 0.8 ÷ 553 sq ft
High6,7564,594,343 sq ft × 0.85 ÷ 514 sq ft = 7,597, less where each of the 2 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 3,205,907 ÷ 680 → 4,714; 1,388,436 ÷ 680 → 2,042)

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

What binds first

Urban renewal plan limits

HPD's September 2025 filing says the Arverne Urban Renewal Plan, in effect until 2043, holds residential and community facility development in the C4-4 district on Lots A and B to the bulk and parking rules of an R6 district. The same filing plans about 834,284 sq ft of residential floor area on Lot B.

What the neighborhood asked for

Queens Community Board 14'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

  • Community spaceCapital request to Housing Authority

    Renovate or upgrade NYCHA community facilities or open space

    “Fund mold remediation in NYCHA developments in CB 14”

    FY2027 statement, p. 38 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseAgency supports and can accommodate Explanation: NYCHA will continue to use existing funding resources to address mold remediation in the district

  • Open spaceCapital request to Department of Parks and Recreation

    Lannet Playground

    “Construct playground/Parkhouse phase 11-@Lannet Playground”

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

    ResponseThis project has already been completed. Please remove from future requests.

  • Open spaceCapital request to Department of Parks and Recreation

    Thursby Park

    “Construct community park/playground on Parks Dept. property on B.62nd St. & Thursby Ave. Construction for "Thursby Park" has been stalled for years. …”

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

    ResponseThe agency has stated that they will try to accommodate this request with existing resources. OMB supports this.

  • Open spaceCapital request to Department of Parks and Recreation

    Provide a new or expanded park or amenity (i.e. playground, outdoor athletic field)

    “Install boat ramp at Rockaway Community park inside old landfill provide parking and lighting and bathroom facilities”

    FY2027 statement, p. 34 · priority 3 of 19 within the agency · awaiting a person's review

    ResponseThis request is not recommended for funding.

  • Open spaceCapital request to Department of Parks and Recreation

    Neponsit Community Park

    “Design & construct a new park at the former site of the Neponsit Children's Hospital/Neponsit Home for the Aged. …”

    FY2027 statement, p. 36 · priority 12 of 19 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.

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)

    About 73% of the site (692,100 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 a moderate storm (2050s)

    DEP's Stormwater Flood Map (moderate stormwater flood with 2050 sea level rise) shows flooding on about 12% of the site (109,600 sq ft), nearly all of it future high tides.

  • 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 68% of the site (636,400 sq ft), nearly all of it future high tides.

  • Caution

    4 of 9 lots not recorded as City-owned

    MapPLUTO records 4 of the lots with no ownership type, not as City property (owner recorded as “HP ARVERNE EAST AFFORDABLE D HOUSING DEV ELOPMENT F”). City property records show a deed dated December 23, 2025, recorded January 9, 2026, by which the City of New York conveyed these four lots (block 15862 lots 1 and 3, block 15876 lots 3 and 5) to that owner.

  • Caution

    Split zoning

    One lot is divided between zoning districts (C4-4 and M1-4/R6), each covering at least a tenth of it. Floor area is computed portion by portion.

  • Note

    In the Special Mixed Use District - 21 (Arverne, Queens)

    Follows the general Special Mixed Use District rules, which the figures above already apply; MX-21 has no floor area rules of its own.

Nearest subway station: Beach 36 St (A), 400 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 (9)
4-15862-0001, 4-15862-0002, 4-15862-0003, 4-15862-0004, 4-15862-0005, 4-15862-0006, 4-15876-0003, 4-15876-0005, 4-15876-0007Confirmed against HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441) and ZAP project 2023Q0441 (Arverne East Waterfront Chair Cert Phase 3), API record
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 9 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 9 lots and their area (926,727 sq ft), the zoning portions, the floor area (standard 3,143,757; with qualifying affordable or senior housing 4,594,343; community facility 5,949,356 sq ft), the homes (low 5,369, base 6,646, high 6,756), 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. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), PDF page 1, section 1 IntroductionDocument · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  3. ZAP project 2023Q0441 (Arverne East Waterfront Chair Cert Phase 3), API record, data.attributes.bblsDocument · NYC Department of City Planning, Zoning Application Portal · as of November 19, 2025
  4. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Background, '2021 Arverne East UDAAP, Rezoning, and Text Amendment' (PDF page 4)Document · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  5. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Section 4, 'Lot B Development Site' (PDF page 9)Document · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  6. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Section 4, 'Lot A Development Site' (PDF page 9)Document · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  7. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Background, Arverne Urban Renewal Plan (PDF page 4)Document · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  8. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Section 1 IntroductionDocument · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  9. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Section 4, 'Lot A Development Site' (PDF page 9): zoning lot and lot areaDocument · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  10. ZAP project 2023Q0441 (Arverne East Waterfront Chair Cert Phase 3), API record, included actions N260121ZCQ and N260118ZCQ (status); dcp-publicstatus and dcp-projectcompletedDocument · NYC Department of City Planning, Zoning Application Portal · as of November 19, 2025
  11. ACRIS deed, document 2025123000888001 (master, parties, legals), ACRIS Real Property Legals rows for document 2025123000888001 (recorded 2026-01-09, CRFN 2026000009352)Document · NYC Department of Finance, City Register (NYC Open Data bnx9-e6tj, 636b-3b5g, 8h5j-fqxa) · as of December 23, 2025
  12. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Section 4, 'Description of the Project Area' (PDF page 9)Document · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  13. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441), Section 1 Introduction (PDF page 2)Document · NYC Department of Housing Preservation and Development (filed with DCP) · as of September 19, 2025
  14. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  15. Zoning Resolution § 34-112, C4-4 residential equivalent: R7-2Zoning Resolution · NYC Department of City Planning
  16. Zoning Resolution § 123-622, M1-4/R6 residential equivalent: R6Zoning Resolution · NYC Department of City Planning
  17. Zoning Resolution § 62-322, R6; Waterfront block (ZR 62-322): wide-street provision does not apply; R6 standard FAR 2.43: 2.43 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 62-322, R7-2; Waterfront block (ZR 62-322): within-100-ft-of-wide-street provision does not apply: 3.44 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 23-22, R6, qualifying affordable housing or qualifying senior housing: 3.90 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Zoning Resolution § 23-22, R7-2, qualifying affordable housing or qualifying senior housing: 5.01 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  21. Zoning Resolution § 24-11, M1-4/R6; Community facility FAR of the designated R6 District per 24-11 (123-621): 4.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  22. Zoning Resolution § 33-123, C4-4: 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  23. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  24. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  25. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  26. 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
  27. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  28. 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
  29. 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
  30. 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
  31. 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
  32. 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
  33. 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
  34. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  35. Zoning Resolution § 123-90, Special Mixed Use District - 21 (Arverne, Queens)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  36. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  37. ACRIS Real Property Master, document 2025123000888001, master row for document 2025123000888001; retrieved 2026-09-25Document · NYC Department of Finance (NYC Open Data bnx9-e6tj) · as of December 23, 2025
  38. ACRIS Real Property Parties, document 2025123000888001, party rows for document 2025123000888001: party type 1 (grantor) and 2 (grantee); retrieved 2026-09-25Document · NYC Department of Finance (NYC Open Data 636b-3b5g) · as of December 23, 2025
  39. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 38Document · NYC Department of City Planning · retrieved September 23, 2026
  40. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 14 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  41. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 40Document · NYC Department of City Planning · retrieved September 23, 2026
  42. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 34Document · NYC Department of City Planning · retrieved September 23, 2026
  43. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 36Document · NYC Department of City Planning · retrieved September 23, 2026
  44. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  45. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  46. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  47. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  48. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  49. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  50. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  51. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  52. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  53. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  54. NY General City Law Sec. 35, GCL 35Document
  55. NY General City Law Sec. 36, GCL 36Document
  56. LPC - Applications page, page textDocument
  57. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  58. 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
  59. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  60. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
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. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
PDF page 1, section 1 Introduction
As of
September 19, 2025

property known as Queens Block 15862, Lots 1, 2, 3, 4, 5 and 6 (the "Lot B Development Site"), and Queens Block 15876, Lots 3, 5 and 7 (the "Lot A Development Site").

Open source

3. ZAP project 2023Q0441 (Arverne East Waterfront Chair Cert Phase 3), API record
Document · NYC Department of City Planning, Zoning Application Portal
Where
data.attributes.bbls
As of
November 19, 2025

Record excerpt"bbls":["4158620004","4158620006","4158760007","4158760005","4158620002","4158620003","4158620005","4158760003","4158620001"]

Open source

4. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Background, '2021 Arverne East UDAAP, Rezoning, and Text Amendment' (PDF page 4)
As of
September 19, 2025

In addition to facilitating the 35-acre nature preserve, these actions were intended to support the development of approximately 1,650 residential units (including approximately 1,320 affordable units), commercial and community facility uses, a 15-acre dune preserve, and a private street network

Open source

5. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Section 4, 'Lot B Development Site' (PDF page 9)
As of
September 19, 2025

The Lot B Development Site is unimproved City-owned land comprising approximately 649,594 square feet of lot area. The Lot B Development Site is located within C4-4 and M1-4/R6 (MX-21) districts; however, residential and community facility development in the C4-4 district is subject to the bulk and off-street parking regulations of an R6 district per the URP.

Open source

6. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Section 4, 'Lot A Development Site' (PDF page 9)
As of
September 19, 2025

The Lot A Development Site is located within a C4-4 district; however, residential and community facility development in the C4-4 district is subject to the bulk and off-street parking regulations of an R6 district per the URP.

Open source

7. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Background, Arverne Urban Renewal Plan (PDF page 4)
As of
September 19, 2025

With the approval of this second amendment, the URP will remain in effect until 2043.

Open source

8. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Section 1 Introduction
As of
September 19, 2025

comprising approximately 970,446 square feet of floor area (834,284 square feet of residential floor area, 126,162 square feet of commercial floor area, and 10,000 square feet of manufacturing floor area) on the Lot B Development Site, which is to be developed as a single zoning lot

Open source

9. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Section 4, 'Lot A Development Site' (PDF page 9): zoning lot and lot area
As of
September 19, 2025

The Lot A Development Site, which will be developed as a single zoning lot ... The Lot A Development Site is unimproved City-owned land comprising approximately 277,133 square feet of lot area.

Open source

10. ZAP project 2023Q0441 (Arverne East Waterfront Chair Cert Phase 3), API record
Document · NYC Department of City Planning, Zoning Application Portal
Where
included actions N260121ZCQ and N260118ZCQ (status); dcp-publicstatus and dcp-projectcompleted
As of
November 19, 2025

Record excerpt"statuscode":"Approved","statecode":"Active","dcp-ulurpnumber":"N260121ZCQ" ... "statuscode":"Approved","statecode":"Active","dcp-ulurpnumber":"N260118ZCQ" ... "dcp-publicstatus":"Completed","dcp-projectcompleted":"2025-11-19T23:17:57.000Z"

Open source

11. ACRIS deed, document 2025123000888001 (master, parties, legals)
Document · NYC Department of Finance, City Register (NYC Open Data bnx9-e6tj, 636b-3b5g, 8h5j-fqxa)
Where
ACRIS Real Property Legals rows for document 2025123000888001 (recorded 2026-01-09, CRFN 2026000009352)
As of
December 23, 2025

Record excerpt"document_id":"2025123000888001","record_type":"L","borough":"4","block":"15862","lot":"3" ... "block":"15876","lot":"3" ... "block":"15876","lot":"5" ... "block":"15862","lot":"1"

Open source

12. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Section 4, 'Description of the Project Area' (PDF page 9)
As of
September 19, 2025

As stated above, the Project Area is a waterfront block, in accordance with terms defined in ZR Sections 12-10 and 62-11.

Open source

13. HPD, LR Item 3 Project Description, Arverne East Waterfront Chair Cert Phase 3 (ZAP 2023Q0441)
Document · NYC Department of Housing Preservation and Development (filed with DCP)
Where
Section 1 Introduction (PDF page 2)
As of
September 19, 2025

However, the zoning lots comprising the Lot B Development Site and Lot A Development Site do not have boundaries coincident with or seaward of the shoreline and are not "waterfront zoning lots" as defined in ZR Section 62-11, respectively.

Open source

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

Open source

15. Zoning Resolution § 34-112
Zoning Resolution · NYC Department of City Planning
Where
C4-4 residential equivalent: R7-2

C1-6 C2-6 C4-4 C4-5 C6-1 | R7-2

Open source

16. Zoning Resolution § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-4/R6 residential equivalent: R6

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

17. Zoning Resolution § 62-322
Zoning Resolution · NYC Department of City Planning
Where
R6; Waterfront block (ZR 62-322): wide-street provision does not apply; R6 standard FAR 2.43: 2.43 FAR
As of
September 10, 2026

Furthermore, in R6 Districts the maximum floor area ratio for standard residences shall be 2.43.

Open source

18. Zoning Resolution § 62-322
Zoning Resolution · NYC Department of City Planning
Where
R7-2; Waterfront block (ZR 62-322): within-100-ft-of-wide-street provision does not apply: 3.44 FAR
As of
September 10, 2026

However, for districts without a letter suffix, the regulations applicable to portions of a zoning lot within 100 feet of a wide street shall not apply.

Open source

19. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6, qualifying affordable housing or qualifying senior housing: 3.90 FAR
As of
September 10, 2026

R6A R6¹ R6-1 R7B | 3.00 | 3.90 ... R6 | 2.20 | 3.90

Open source

20. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-2, qualifying affordable housing or qualifying senior housing: 5.01 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01 ... R7-1 R7-2 | 3.44 | 5.01

Open source

21. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
M1-4/R6; Community facility FAR of the designated R6 District per 24-11 (123-621): 4.80 FAR
As of
September 10, 2026

R6 R6-1 | 4.80 | 70 | 65

Open source

22. Zoning Resolution § 33-123
Zoning Resolution · NYC Department of City Planning
Where
C4-4: 6.50 FAR
As of
September 10, 2026

C1-6 C1-7 C2-6 C4-2F C4-4 C4-4D C4-5 C4-8 C6-1 C6-2 C7-5 C8-3 C8-4 | 6.50

Open source

23. 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

24. 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

25. 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

26. 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

27. 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

28. 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

29. 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

30. 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

31. 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

32. 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

33. 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

34. 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

35. Zoning Resolution § 123-90
Zoning Resolution · NYC Department of City Planning
Where
Special Mixed Use District - 21 (Arverne, Queens)
As of
September 10, 2026

The Special Mixed Use District - 21 is established in Arverne in Queens as indicated on the zoning maps.

Open source

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

Open source

37. ACRIS Real Property Master, document 2025123000888001
Document · NYC Department of Finance (NYC Open Data bnx9-e6tj)
Where
master row for document 2025123000888001; retrieved 2026-09-25
As of
December 23, 2025

Record excerpt"doc_type":"DEED","document_date":"2025-12-23T00:00:00.000" ... "recorded_datetime":"2026-01-09T00:00:00.000"

Open source

38. ACRIS Real Property Parties, document 2025123000888001
Document · NYC Department of Finance (NYC Open Data 636b-3b5g)
Where
party rows for document 2025123000888001: party type 1 (grantor) and 2 (grantee); retrieved 2026-09-25
As of
December 23, 2025

Record excerpt"party_type":"1","name":"THE CITY OF NEW YORK, ACTING BY AND THROUGH ITS DE" ... "party_type":"2","name":"HP ARVERNE EAST AFFORDABLE D HOUSING DEVELOPMENT F"

Open source

39. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 38
Retrieved
September 23, 2026

Open source

40. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 14 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

41. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 40
Retrieved
September 23, 2026

Open source

42. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 34
Retrieved
September 23, 2026

Open source

43. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 36
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

46. 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

47. 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

48. 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

49. 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

50. 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

51. 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

52. 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

53. 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

54. 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

55. 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

56. 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

57. 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

58. 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

59. 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

60. 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