Public Ground

Plate 14 of 102ManhattanManhattan Community Board 11

Ascendant. 244 East 106th Street. ShareNYC

The whole tax lot can hold about 40–51 homes under the zoning maximum for qualifying affordable housing. The project uses only part of it. 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 57. The City's LIFT tracker lists 36 homes.

The tracker's 36 matches the planned bedroom count: one four-bedroom unit and four eight-bedroom duplexes, which City Planning counts as about 32 rooming units.

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

View in ZoLaChecks and sources

Plate 14. Ascendant. 244 East 106th Street. ShareNYC: block 1655, lot 29, Manhattan. The site is tinted pink; neighboring lots are outlined.16552223242627283132333435292nd AvenueEast 106th StreetN0100 ft

Block 1655, lot 29Tax 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.

  • The project uses part of the land shown

    City Planning puts the development site at about 2,725 sq ft of vacant land on the east side of this lot, next to an existing building on the rest of it. The figures here are for the whole lot.

  • Four-story 1920 building with 7 homes on the rest of the lot

    A four-story residential building from 1920 with 7 homes covers about 2,523 sq ft of the lot (City Planning, August 2023; the City's property database).

  • City acquisition and transfer of vacant part approved 2023

    In 2023 the City approved acquiring the vacant part of the lot and passing it back to the developer (C 230285 PQM, C 230286 PPM), to allow more affordable homes than a 1995 approval did; City Planning said that 1995 approval would restrict any new development to four units or less.

  • Narrow site limited to 10 stories and 6.5 FAR (2023)

    City Planning said in August 2023 that the 27-foot-wide site is limited by the narrow-building rules to about 100 feet and 6.5 FAR, below the 8.5 FAR that non-profit institutions with sleeping accommodations could otherwise reach there under the rules then in effect.

  • Shared housing: about 32 rooming units, not apartments

    The 10-story building is planned as shared supportive housing with about 32 rooming units in five shared units plus a superintendent's unit (City Planning, August 2023).

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

Lot area
5,248 sq ft
Zoning district
R7A, R9A; commercial overlay C2-5 on part of the site
Maximum residential floor area
28,609 sq ft3,084.1 sq ft R7A × 4.00 + 2,163.9 sq ft R9A × 7.52
With qualifying affordable or senior housing
34,970 sq ft3,084.1 sq ft R7A × 5.01 + 2,163.9 sq ft R9A × 9.02
Maximum community facility floor area
28,565 sq ft3,084.1 sq ft R7A × 4.00 + 2,163.9 sq ft R9A under a C2-5 overlay × 7.50

Homes, as a range

CaseHomesHow
Low4034,970 sq ft × 0.7 ÷ 599 sq ft
Base5034,970 sq ft × 0.8 ÷ 553 sq ft
High5134,970 sq ft × 0.85 ÷ 514 sq ft = 57, capped at 34,970 ÷ 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

Manhattan Community Board 11'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

    Provide housing at deeper levels of affordability

    “Provide funding for the development of affordable rental and cooperative housing at deeper levels of affordability targeting households living under 30% of AMI.”

    FY2027 statement, p. 46 · priority 1 of 4 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.

  • HousingCapital request to Department of Housing Preservation & Development

    Housing for seniors

    “Provide funding for the construction of affordable housing for seniors ages 62 and older.”

    FY2027 statement, p. 47 · priority 3 of 4 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 adultsExpense request to Department for the Aging

    Expand senior center programming

    “East Harlem has a rapidly growing senior population, with over 20% of residents aged 60 and older living below the federal poverty line (NYC Department …”

    FY2027 statement, p. 48 · priority 2 of 3 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • LibrariesExpense request to New York Public Library

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

    “Increase funding for NYPL to add resources and staff, and to expand opening hours to 7 days a week. …”

    FY2027 statement, p. 60 · 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.

  • LibrariesExpense request to New York Public Library

    Increase expense funding for libraries

    “Increase expense funding for libraries, so branches in every neighborhood can maintain existing levels of service while helping to rebuild a more equitable New York.”

    FY2027 statement, p. 60 · priority 2 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.

3 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).

  • Caution

    Not recorded as City-owned

    MapPLUTO records this lot as fully tax-exempt (owner recorded as “LOTT LEGACY APARTMENTS HOUSING DEVELOPME NT FUND”).

  • Caution

    Split zoning

    The lot is divided between zoning districts (R7A and R9A), each covering at least a tenth of it. Floor area is computed portion by portion.

  • Caution

    The lot has a building on it

    The lot has a building on record with 6,479 sq ft of gross building area and 7 homes, completed around 1920 (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 that building stands.

  • Note

    In the Special East Harlem Corridors District

    Map 2 of the Special East Harlem Corridors District marks this stretch of Second Avenue (East 104th to 106th Streets) “Underlying FAR Applies”, so the underlying district’s ratios apply here (ZR 138-211). It does not change the floor area figures above.

  • Note

    In the Special Transit Land Use District

    Requires an easement for subway access on lots near certain stations; it does not change floor area ratios, and the easement space is not counted as floor area.

  • Note

    Partly in a Mandatory Inclusionary Housing area

    About 43% of the site is inside DCP's mapped Mandatory Inclusionary Housing area, where MIH options 1 and 3 apply: new housing on that part must include permanently affordable homes (ZR 27-131). The rest of the site is outside it.

Nearest subway station: 103 St (6), 0.2 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)
1-01655-0029Confirmed against City Planning Commission report C 230286 PPM (disposition, 242-244 East 106th Street)
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 (5,248 sq ft), the zoning portions, the floor area (standard 28,609; with qualifying affordable or senior housing 34,970; community facility 28,565 sq ft), the homes (low 40, base 50, high 51), 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 230286 PPM (disposition, 242-244 East 106th Street), page 1, captionDocument · NYC Department of City Planning / City Planning Commission · as of August 23, 2023
  3. City Planning Commission report C 230286 PPM, page 6, 'Proposed Development'Document · NYC Department of City Planning / City Planning Commission · as of August 23, 2023
  4. City Planning Commission report C 230286 PPM, page 5, 'Background'Document · NYC Department of City Planning / City Planning Commission · as of August 23, 2023
  5. MapPLUTO live record, BBL 1016550029, features[0].attributesDocument · NYC Department of City Planning · as of September 25, 2026
  6. ZAP project 2020M0414, 244 East 106th Street - ShareNYC, dcp-projectbrief; actions 230285PQM and 230286PPM Approved; City Council Review completed 2023-09-14, Mayoral Review 2023-09-19Document · NYC Department of City Planning (Zoning Application Portal) · as of October 23, 2023
  7. City Planning Commission report C 230286 PPM, page 2, 1995 UDAAP approvalDocument · NYC Department of City Planning / City Planning Commission · as of August 23, 2023
  8. City Planning Commission report C 230286 PPM, page 6Document · NYC Department of City Planning / City Planning Commission · as of August 23, 2023
  9. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  10. Zoning Resolution § 23-22, R7A: 4.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  11. Zoning Resolution § 23-22, R9A: 7.52 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  12. Zoning Resolution § 23-22, R7A, qualifying affordable housing or qualifying senior housing: 5.01 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  13. Zoning Resolution § 23-22, R9A, qualifying affordable housing or qualifying senior housing: 9.02 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. Zoning Resolution § 24-11, R7A: 4.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 33-121, C2-5; C2-5 mapped within R9A District (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 7.50 total (Column C): 7.50 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 § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  19. 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
  20. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  21. 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
  22. 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
  23. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  24. Zoning Resolution § 138-211, Special East Harlem Corridors DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  25. Zoning Resolution § 95-07, Special Transit Land Use DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  26. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  27. Mandatory Inclusionary Housing areas 202607Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 46Document · NYC Department of City Planning · retrieved September 23, 2026
  29. FY2027 Register of Community Board Budget Requests (Adopted Budget), Manhattan Community Board 11 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 47Document · NYC Department of City Planning · retrieved September 23, 2026
  31. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 48Document · NYC Department of City Planning · retrieved September 23, 2026
  32. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 60Document · NYC Department of City Planning · retrieved September 23, 2026
  33. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  34. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  35. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  36. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  37. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  38. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  39. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  40. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  41. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  42. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  43. NY General City Law Sec. 35, GCL 35Document
  44. NY General City Law Sec. 36, GCL 36Document
  45. LPC - Applications page, page textDocument
  46. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  47. 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
  48. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  49. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  50. Commercial Overlay Districts (NYCO) 202607Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
1. LIFT Tracker (Land Inventory Fast Track)
Dataset · NYC Mayor's Office
Where
ArcGIS layer LIFT_Tracker/FeatureServer/0
As of
July 30, 2026
Retrieved
September 23, 2026

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

Open source

2. City Planning Commission report C 230286 PPM (disposition, 242-244 East 106th Street)
Document · NYC Department of City Planning / City Planning Commission
Where
page 1, caption
As of
August 23, 2023

for the disposition of one City-owned property located at 242-244 East 106th Street (Block 1655, p/o Lot 29) to facilitate a supportive housing development

Open source

3. City Planning Commission report C 230286 PPM
Document · NYC Department of City Planning / City Planning Commission
Where
page 6, 'Proposed Development'
As of
August 23, 2023

The proposed development would include one simplex unit with four bedrooms on the second floor, four duplex units with eight bedrooms per unit on floors three through ten, and one unit for a superintendent on the second floor, creating approximately 32 affordable rooming units for formerly homeless individuals.

Open source

4. City Planning Commission report C 230286 PPM
Document · NYC Department of City Planning / City Planning Commission
Where
page 5, 'Background'
As of
August 23, 2023

The proposed development would be constructed on the vacant portion of Lot 29, (i.e., the development site.) The development site consists of approximately 2,725 square feet of vacant land located immediately east of an existing four-story building occupying about 2,523 square feet of lot area within Lot 29.

Open source

5. MapPLUTO live record, BBL 1016550029
Document · NYC Department of City Planning
Where
features[0].attributes
As of
September 25, 2026

Record excerpt"BldgClass":"C1","BldgArea":6479,"NumBldgs":1,"UnitsRes":7,"YearBuilt":1920

Open source

6. ZAP project 2020M0414, 244 East 106th Street - ShareNYC
Document · NYC Department of City Planning (Zoning Application Portal)
Where
dcp-projectbrief; actions 230285PQM and 230286PPM Approved; City Council Review completed 2023-09-14, Mayoral Review 2023-09-19
As of
October 23, 2023

An application by NYC HPD for the Acquisition of the vacant portion on Block 1655, Lot 29 and Disposition of such city-owned property to facilitate the development of a 10-story Shared Supportive Housing building

Open source

7. City Planning Commission report C 230286 PPM
Document · NYC Department of City Planning / City Planning Commission
Where
page 2, 1995 UDAAP approval
As of
August 23, 2023

The 1995 UDAAP approval would restrict any new development to four units or less ... HPD seeks to reacquire the vacant portion of Lot 29 (Block 1655, p/o Lot 29), referred to as the development site, and re-conveying it to AND to develop and provide significantly more affordable housing units than the 1995 UDAAP-approved intended purpose.

Open source

8. City Planning Commission report C 230286 PPM
Document · NYC Department of City Planning / City Planning Commission
Where
page 6
As of
August 23, 2023

Non-profit institutions with sleeping accommodations (NPISA) ... NPISAs may reach a maximum FAR of 8.5 ... as the development site only has about 27 feet of frontage, which is less than 45 feet of width, it is subject to Zoning Resolution Section 23-692 ... which limits the building height to approximately 100 feet, or ten stories and a maximum FAR of 6.5 FAR.

Open source

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

Open source

10. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7A: 4.00 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01

Open source

11. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R9A: 7.52 FAR
As of
September 10, 2026

R9A R9 | 7.52 | 9.02

Open source

12. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7A, qualifying affordable housing or qualifying senior housing: 5.01 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01

Open source

13. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R9A, qualifying affordable housing or qualifying senior housing: 9.02 FAR
As of
September 10, 2026

R9A R9 | 7.52 | 9.02

Open source

14. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R7A: 4.00 FAR
As of
September 10, 2026

R7A | 4.00 | 80 | 65

Open source

15. Zoning Resolution § 33-121
Zoning Resolution · NYC Department of City Planning
Where
C2-5; C2-5 mapped within R9A District (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 7.50 total (Column C): 7.50 FAR
As of
September 10, 2026

R9A | 2.00 | 7.50 | 7.50

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 § 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

19. 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

20. 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

21. 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

22. 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

23. 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

24. Zoning Resolution § 138-211
Zoning Resolution · NYC Department of City Planning
Where
Special East Harlem Corridors District
As of
September 10, 2026

In certain Commercial Districts and in Manufacturing Districts paired with a Residence District, as shown on Map 2 of the Appendix to this Chapter, for any zoning lot containing residential floor area, the maximum residential floor area ratio shall be modified as follows:

Open source

25. Zoning Resolution § 95-07
Zoning Resolution · NYC Department of City Planning
Where
Special Transit Land Use District
As of
September 10, 2026

In no event shall the permitted increase in tower coverage on a zoning lot affect the maximum allowable floor area ratio under the applicable district regulations.

Open source

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

Open source

27. Mandatory Inclusionary Housing areas 202607
Dataset · NYC Department of City Planning
As of
September 9, 2026
Retrieved
September 25, 2026

Open source

28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 46
Retrieved
September 23, 2026

Open source

29. FY2027 Register of Community Board Budget Requests (Adopted Budget), Manhattan Community Board 11 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 47
Retrieved
September 23, 2026

Open source

31. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 48
Retrieved
September 23, 2026

Open source

32. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 60
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

35. 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

36. 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

37. 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

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

48. 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

49. 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

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

Open source