Public Ground

Plate 35 of 102BronxBronx Community Board 4

Bronx Point Phase 2

This site can hold about 150–192 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 215. The City's LIFT tracker lists 356 homes. That is more than the 192 homes the dwelling unit limit (ZR 23-52) allows under current zoning on the lot under the tracker's map point; it is also more than the high estimate for qualifying senior housing, which the limit does not cover. The project's land may be larger than this lot.

None of the City documents checked gives the tracker's 356. A 2021 filing expected Phase 2 to hold about 503 homes; the 2017 approval was expected to help produce up to 1,045 homes across the project.

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

View in ZoLaChecks and sources

Plate 35. Bronx Point Phase 2: block 2356, lot 10, Bronx. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.235620750110East 149th StreetMajor Deegan ExpresswayRiver AvenueN0150 ft

Block 2356, lot 10Tax 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.

  • Part of the 2017 Lower Concourse North approvals

    The site was rezoned and approved for disposition in 2017 as part of the Lower Concourse North project (C 170311 ZMX, N 170312 ZRX, C 170314 PPX, C 170315 ZSX). The City Planning Commission approved it on August 23, 2017 and the City Council on October 17, 2017.

  • Phase 2 shares one zoning lot with built Phase 1

    A 2021 filing with City Planning says the zoning lot is Block 2356, Lots 2, 6 and 10, about 201,291 sq ft, allowing about 925,939 sq ft of floor area. The built Phase 1 uses about 500,725 sq ft of it, leaving about 425,214 sq ft for Phase 2. The figures here are for Lot 10 alone, where the tracker places the project.

  • 542-home Phase 1 tower stands on the same zoning lot

    Phase 1 of Bronx Point, a building with 542 affordable homes at 575 Exterior Street, was built on the same zoning lot (construction began in 2021).

  • Land to be leased to the developer for 99 years

    As of 2021, the City planned to lease the Phase 1 and Phase 2 buildings and their open space to the development team through a 99-year lease rather than sell the land.

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

Lot area
28,369 sq ft
Zoning district
R7-2, C4-4
Maximum residential floor area
97,589 sq ft26,617.5 sq ft R7-2 in North Subdistrict × 3.44 + 1,751.5 sq ft C4-4 in North Subdistrict × 3.44
With qualifying affordable or senior housing
130,497 sq ft26,617.5 sq ft R7-2 in North Subdistrict × 4.60 + 1,751.5 sq ft C4-4 in North Subdistrict × 4.60
Maximum community facility floor area
130,497 sq ft26,617.5 sq ft R7-2 in North Subdistrict × 4.60 + 1,751.5 sq ft C4-4 in North Subdistrict × 4.60

Homes, as a range

CaseHomesHow
Low152130,497 sq ft × 0.7 ÷ 599 sq ft
Base188130,497 sq ft × 0.8 ÷ 553 sq ft
High192130,497 sq ft × 0.85 ÷ 514 sq ft = 215, capped at 130,497 ÷ 680 (ZR 23-52)

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

What binds first

Flood hazard

About 12% of the site (3,300 sq ft) is in FEMA's 2015 Preliminary Flood Insurance Rate Map 1% annual chance floodplain (zone AE). NYC uses this map for flood-resistant construction rules. Flood-resistant construction shapes the ground floor and can reduce usable floor area.

What the neighborhood asked for

Bronx Community Board 4'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

  • Older adultsExpense request to Department for the Aging

    Transportation Access for Seniors

    “We are demanding an update on the status of DFTA's "My Ride" pilot program, launched in fall 2021 in several districts including CB4. …”

    FY2027 statement, p. 34 · priority 1 of 2 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • Older adultsExpense request to Department for the Aging

    Transportation Access for Seniors

    “We are demanding an update on the status of DFTA's "My Ride" pilot program, launched in fall 2021 in several districts including CD 4. …”

    FY2027 statement, p. 34 · priority 2 of 2 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • Open spaceCapital request to Department of Parks and Recreation

    Claremont Park repairs.

    “Replace or upgrade all the benches in Claremont Park.”

    FY2027 statement, p. 30 · priority 11 of 16 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.

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)

    About 12% of the site (3,300 sq ft) is in FEMA's 2015 Preliminary Flood Insurance Rate Map 1% annual chance floodplain (zone AE). NYC uses this map for flood-resistant construction rules.

  • Hazard

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

    About 22% of the site (6,150 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 nuisance flooding (4 in to 1 ft) and deep and contiguous flooding (1 ft or more) on about 2% of the site (550 sq ft).

  • Hazard

    Stormwater flooding in an extreme storm (2080s)

    DEP's Stormwater Flood Map (extreme stormwater flood with 2080 sea level rise) shows nuisance flooding (4 in to 1 ft) and deep and contiguous flooding (1 ft or more) on about 2% of the site (550 sq ft).

  • Caution

    (E) designation E-418

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

  • Caution

    Placed by the tracker's map point only

    The tracker gives one map point per project and no tax lots. This page covers the tax lot under that point, which may be only part of the project's land, or more than it. The figures are for the lot shown.

  • Note

    In the Special Harlem River Waterfront District

    This site is in the North Subdistrict, where the waterfront area floor area rules apply, with a cap of 4.6 FAR for any zoning lot. Its floor area rules are applied above (ZR 87-22).

  • Note

    Partly in a Mandatory Inclusionary Housing area

    About 92% 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: 149 St-Hostos (2 4 5), 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)
2-02356-0010Resolved from the tracker point (see method)
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. MapPLUTO's district fields list only R7-2 for this lot; DCP's zoning map also puts C4-4 on 6.2% of it, and the figures follow the map. A separate calculation, written from the method page and run on the same downloaded City data on September 25, 2026, reproduced the lot area (28,369 sq ft), the zoning portions, the floor area (standard 97,589; with qualifying affordable or senior housing 130,497; community facility 130,497 sq ft), the homes (low 152, base 188, high 192), 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. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.4, section 5Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021“Phase II will be located just south of Phase I and is …”
  3. City Planning Commission report C 170314 PPX (Lower Concourse North), p.4, BackgroundDocument · NYC City Planning Commission · as of August 23, 2017
  4. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.1, section 2 BackgroundDocument · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021
  5. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.4, section 5 Description of Proposed ProjectDocument · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021
  6. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.4, section 5Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021“The zoning lot is approximately 201,291 square feet, which allows for approximately …”
  7. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.4, section 5Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021“The total anticipated floor area of Phase II is estimated to be …”
  8. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.4, section 5Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021“The Phase I building will include 542 units of permanently affordable housing, …”
  9. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277, p.4, section 5Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning) · as of October 28, 2021“The Phase I and Phase II buildings and associated open space, excluding …”
  10. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  11. Zoning Resolution § 34-112, C4-4 residential equivalent: R7-2Zoning Resolution · NYC Department of City Planning
  12. Zoning Resolution § 87-22, Special Harlem River Waterfront District, North Subdistrict: C4-4: 3.44 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  13. Zoning Resolution § 87-22, Special Harlem River Waterfront District, North Subdistrict: R7-2: 3.44 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. Zoning Resolution § 87-22, Special Harlem River Waterfront District, North Subdistrict: C4-4, qualifying affordable housing or qualifying senior housing: 4.60 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 87-22, Special Harlem River Waterfront District, North Subdistrict: R7-2, qualifying affordable housing or qualifying senior housing: 4.60 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Zoning Resolution § 87-22, Special Harlem River Waterfront District, North Subdistrict: C4-4: 4.60 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 87-22, Special Harlem River Waterfront District, North Subdistrict: R7-2: 4.60 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  19. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  20. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  21. 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
  22. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  23. 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
  24. 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
  25. 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
  26. 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
  27. 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
  28. 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
  29. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  30. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  31. Zoning Resolution § 87-20, Special Harlem River Waterfront DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  32. Mandatory Inclusionary Housing areas 202607Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  33. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 4 FY2027, PDF p. 34Document · NYC Department of City Planning · retrieved September 23, 2026
  34. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 4 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  35. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 4 FY2027, PDF p. 30Document · NYC Department of City Planning · retrieved September 23, 2026
  36. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  37. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  38. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  39. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  40. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  41. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  42. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  43. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  44. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  45. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  46. NY General City Law Sec. 35, GCL 35Document
  47. NY General City Law Sec. 36, GCL 36Document
  48. LPC - Applications page, page textDocument
  49. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  50. 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
  51. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  52. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  53. 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. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.4, section 5
As of
October 28, 2021

Phase II will be located just south of Phase I and is anticipated to include approximately 503 residential units, inclusive of one super's unit, comprised of approximately 375,214 zsf.

Open source

3. City Planning Commission report C 170314 PPX (Lower Concourse North)
Document · NYC City Planning Commission
Where
p.4, Background
As of
August 23, 2017

It is hoped that the proposed actions would help facilitate the development of mixed-use towers that contain up to 1045 housing units, up to 500 of which could be affordable.

Open source

4. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.1, section 2 Background
As of
October 28, 2021

The City Planning Commission approved the above discretionary actions on August 23, 2017 and the City Council approved the Lower Concourse North Project on October 17, 2017

Open source

5. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.4, section 5 Description of Proposed Project
As of
October 28, 2021

The zoning lot is Block 2356, Lots 2, 6, and 10.

Open source

6. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.4, section 5
As of
October 28, 2021

The zoning lot is approximately 201,291 square feet, which allows for approximately 925,939 zoning square feet (zsf) of development with a FAR of 4.6. The Phase I building will consist of approximately 500,725 zsf in total (2.49 FAR).

Open source

7. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.4, section 5
As of
October 28, 2021

The total anticipated floor area of Phase II is estimated to be approximately 425,214 zsf, however there are no specific plans for such a development as of yet.

Open source

8. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.4, section 5
As of
October 28, 2021

The Phase I building will include 542 units of permanently affordable housing, inclusive of one super's unit, on floors 3 through 22

Open source

9. Lower Concourse North Special Permit Renewal, Project Description (LR Item 3), N 220049 CMX, ZAP project 2021X0277
Document · Bronx Point Owner, LLC and NYC Economic Development Corporation (filed with NYC Department of City Planning)
Where
p.4, section 5
As of
October 28, 2021

The Phase I and Phase II buildings and associated open space, excluding open space that is or will be under DPR jurisdiction, are or are expected to be leased to the designated development team through a 99-year lease.

Open source

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

Open source

11. 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

12. Zoning Resolution § 87-22
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, North Subdistrict: C4-4: 3.44 FAR
As of
September 10, 2026

Within the North Subdistrict, as shown on Map 1 in the Appendix to this Chapter, for all permitted uses, the floor area provisions of Article VI, Chapter 2 (Special Regulations Applying in the Waterfront Area) shall apply.

Read with ZR § 62-322: "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." ZR § 23-22: "R7-1 R7-2 | 3.44 | 5.01"

Open source

13. Zoning Resolution § 87-22
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, North Subdistrict: R7-2: 3.44 FAR
As of
September 10, 2026

Within the North Subdistrict, as shown on Map 1 in the Appendix to this Chapter, for all permitted uses, the floor area provisions of Article VI, Chapter 2 (Special Regulations Applying in the Waterfront Area) shall apply.

Read with ZR § 62-322: "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." ZR § 23-22: "R7-1 R7-2 | 3.44 | 5.01"

Open source

14. Zoning Resolution § 87-22
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, North Subdistrict: C4-4, qualifying affordable housing or qualifying senior housing: 4.60 FAR
As of
September 10, 2026

However, in no event shall the maximum floor area ratio for any zoning lot exceed 4.6.

Read with ZR § 62-322: "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." ZR § 23-22: "R7-1 R7-2 | 3.44 | 5.01"

Open source

15. Zoning Resolution § 87-22
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, North Subdistrict: R7-2, qualifying affordable housing or qualifying senior housing: 4.60 FAR
As of
September 10, 2026

However, in no event shall the maximum floor area ratio for any zoning lot exceed 4.6.

Read with ZR § 62-322: "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." ZR § 23-22: "R7-1 R7-2 | 3.44 | 5.01"

Open source

16. Zoning Resolution § 87-22
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, North Subdistrict: C4-4: 4.60 FAR
As of
September 10, 2026

However, in no event shall the maximum floor area ratio for any zoning lot exceed 4.6.

Open source

17. Zoning Resolution § 87-22
Zoning Resolution · NYC Department of City Planning
Where
Special Harlem River Waterfront District, North Subdistrict: R7-2: 4.60 FAR
As of
September 10, 2026

However, in no event shall the maximum floor area ratio for any zoning lot exceed 4.6.

Open source

18. 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

19. 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

20. 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

21. 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

22. 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

23. 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

24. 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

25. 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

26. 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

27. 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

28. 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

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

Open source

30. 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

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

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

Open source

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

Open source

33. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 4 FY2027
Document · NYC Department of City Planning
Where
PDF p. 34
Retrieved
September 23, 2026

Open source

34. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 4 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

35. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 4 FY2027
Document · NYC Department of City Planning
Where
PDF p. 30
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

48. 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

49. 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

50. 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

51. 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

52. 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

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

Open source