Public Ground

Plate 15 of 102ManhattanManhattan Community Board 11

Carmen Villegas Apartments (101 East 110th Street)

The whole tax lot can hold about 320–408 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 458. The City's LIFT tracker lists 221 homes.

None of the City documents checked gives the tracker's 221. City Planning's 2025 approval gives 211 homes (210 for seniors plus a superintendent's unit), as does the 2026 building filing.

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

View in ZoLaChecks and sources

Plate 15. Carmen Villegas Apartments (101 East 110th Street): block 1638, lot 1, Manhattan. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.1638303334353639750134140811141516175657626331East 110th StreetEast 111th StreetLexington AvenuePark AvenueN0150 ft

Block 1638, lot 1Tax lots from MapPLUTO; street names from the Digital City Map. Pink: this site. Hatched: other City-owned lots. Heavy lines: block edges.

What City documents say

Facts from City documents that bear on the figures below. Each is quoted in the sources, and each speaks as of its document's date.

  • The project uses part of the land shown

    City Planning puts the development site at about 9,241 sq ft at Park Avenue and East 110th Street, part of this lot (Block 1638, part of Lot 1). The figures here are for the whole lot, including Casita Park.

  • 94-unit Casita Park senior building shares the lot

    The lot holds Casita Park, a six-story, 94-unit nonprofit senior residence built in 2001 that covers 47% of the lot (City Planning, June 2025; MapPLUTO records 93 residential units). The new building shares its zoning lot.

  • Rezoned from R7-2 to R9-1 in 2025 for this project

    The City rezoned the site from R7-2 to R9-1 and approved the City's acquisition and disposition of the development site in 2025; HPD's Local Law 125 report gives July 14, 2025 as the City Council/Mayoral approval date. City Planning said the new and existing buildings together would reach about 8.2 FAR on the zoning lot.

  • Lot to be split into two tax lots

    City Planning said in June 2025 that Lot 1 would be divided into one tax lot for Casita Park and one for the new building. The new lot did not yet appear in the City's tax lot data in September 2026.

  • Hazardous-materials (E) designation E-808 applies

    The 2025 approvals include an environmental (E) designation, E-808, to address possible hazardous materials on the site, and noise measures in HPD's agreements with the developer.

  • Building permit filing for 211 homes, 28 stories (2026)

    A new-building application for a 28-story building with 211 homes at 101 East 110th Street on this lot was filed with the Department of Buildings on March 6, 2026.

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

Lot area
25,691 sq ft
Zoning district
R9-1; commercial overlay C2-4 on part of the site
Maximum residential floor area
231,219 sq ft25,691 sq ft × 9.00 FAR
With qualifying affordable or senior housing
277,463 sq ft25,691 sq ft × 10.80 FAR
Maximum community facility floor area
256,910 sq ft21,971.7 sq ft R9-1 under a C2-4 overlay × 10.00 + 3,719.3 sq ft R9-1 × 10.00

Homes, as a range

CaseHomesHow
Low324277,463 sq ft × 0.7 ÷ 599 sq ft
Base401277,463 sq ft × 0.8 ÷ 553 sq ft
High408277,463 sq ft × 0.85 ÷ 514 sq ft = 458, capped at 277,463 ÷ 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

Dwelling unit limit

The dwelling unit limit (ZR 23-52) holds the site to at most 408 homes, fewer than its floor area could hold at the smaller home sizes in the range. Floor area still limits the size of the building.

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 0.2% annual chance floodplain (2015 preliminary map)

    About 69% of the site (18,100 sq ft) is in the shaded X zone of FEMA's 2015 Preliminary Flood Insurance Rate Map, between the 1% and 0.2% annual chance floodplains.

  • 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 6% of the site (1,650 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 6% of the site (1,650 sq ft).

  • Caution

    (E) designation E-808

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

  • Caution

    Not recorded as City-owned

    MapPLUTO records this lot as fully tax-exempt (owner recorded as “CASITA PARK HOUSING DEVELOPMENT FUND CORPORATION”).

  • Caution

    The lot has a building on it

    The lot has a building on record with 71,856 sq ft of gross building area and 93 homes, completed around 2001 (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 a Mandatory Inclusionary Housing area

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

Nearest subway station: 110 St (6), 380 ft in a straight line.

What this doesn't account for

Public data and the zoning text answer the questions above. These need information that is not public, or a decision that belongs to the City.

  • Public land use review (ULURP). Selling or leasing City land, or approving a housing project on it, generally goes through ULURP (community board, borough president, City Planning Commission, City Council), and this estimate does not presume the outcome.
  • Disposition of City property (Charter 384 / UDAAP). Transferring the land needs Mayoral approval under Charter Sec. 384 and, for HPD projects, usually Urban Development Action Area designation and project approval under NY General Municipal Law Article 16.
  • Environmental review (CEQR/SEQRA). Any discretionary approval, disposition or City funding triggers CEQR/SEQRA review, which can require mitigation (e.g. for hazardous materials, noise or historic resources) or reshape the project.
  • (E) designations. A lot with an (E) designation or environmental restrictive declaration for hazardous materials, air quality or noise cannot receive building permits until the Office of Environmental Remediation signs off.
  • Subsurface and site conditions. Unknown soil, rock, groundwater and contamination can shrink or eliminate cellars and add foundation and cleanup costs, and HPD requires every project to investigate and, if needed, remediate contamination.
  • Deed restrictions and reverter clauses. Land the City bought or sold may carry deed restrictions or reverter clauses limiting its use, which must be checked in title records (ACRIS) and DCAS's deed-restriction database.
  • Parkland alienation. If a site is municipal parkland, it cannot be sold or used for housing without an act of the State Legislature signed by the Governor.
  • Current occupants, uses and agency plans. Many City-owned lots are in active use or assigned to an agency, or have funded capital projects, and this estimate does not reflect relocation needs or agency plans (check COLP and the Capital Commitment Plan).
  • Mapped streets, easements and utilities. Mapped-but-unbuilt ('paper') streets, sewer and water easements and utility lines can take land out of the buildable area, and no permit may be issued for a building in the bed of a mapped street.
  • Street access. A lot with no frontage on a mapped street cannot get a building permit on its own and must be combined with a neighboring lot or have access mapped.
  • Landmarks review. Sites that are individual landmarks or inside historic districts need Landmarks Preservation Commission approval, which can limit demolition, height and bulk.
  • Flood-resistant construction. Sites in the 1% annual chance floodplain (or the 0.2% shaded X-Zone for critical facilities) must meet Building Code Appendix G, whose elevation and floodproofing rules can cost usable ground-floor and cellar space.
  • Airport height limits. Near JFK, LaGuardia and Floyd Bennett Field, zoning flight-obstruction surfaces cap building height, and tall structures anywhere need FAA notice.
  • State and federal funding conditions. Federal or State money brings its own requirements (e.g. HUD environmental review under 24 CFR Part 58, Davis-Bacon prevailing wages, Section 3 hiring) that can change cost, timing and program.
  • Zoning capacity is a ceiling, not a plan. The figures show what zoning allows, and actual HPD projects often build less, for example to fit neighborhood context, a community facility or funding limits.

Checks

What has been verified on this page, and by what.

Tax lots (1)
1-01638-0001Confirmed against City Planning Commission report C 250148 ZMM (Carmen Villegas Apartments zoning map amendment)
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 (25,691 sq ft), the zoning portions, the floor area (standard 231,219; with qualifying affordable or senior housing 277,463; community facility 256,910 sq ft), the homes (low 324, base 401, high 408), 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. City Planning Commission report C 250148 ZMM (Carmen Villegas Apartments zoning map amendment), page 6, 'Background'Document · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  3. City Planning Commission report C 250149 PPM (disposition, Block 1638, p/o Lot 1), page 8, unit tableDocument · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  4. DOB NOW job filing M01363005-I1 (New Building, 101 East 110 Street), record fields proposed_no_of_stories, proposed_dwelling_unitsDocument · NYC Department of Buildings (NYC Open Data w9ak-ipjd) · as of March 6, 2026
  5. City Planning Commission report C 250148 ZMM, page 3Document · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  6. City Planning Commission report C 250148 ZMM, page 6Document · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  7. MapPLUTO 26v2 (live) record, BBL 1016380001, features[0].attributes (retrieved 2026-09-25)Document · NYC Department of City Planning (MAPPLUTO feature service) · as of September 25, 2026
  8. City Planning Commission report C 250148 ZMM, page 1, captionDocument · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  9. City Planning Commission report C 250148 ZMM, page 7Document · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  10. HPD Local Law 125 report (City-owned land dispositions), page 2, row 'Carmen Villegas Apartments - Senior Housing' (file Last-Modified 2026-08-25; copy retrieved 2026-09-24)Document · NYC Department of Housing Preservation and Development · as of August 25, 2026
  11. HPD Local Law 125 report (City-owned land dispositions), PDF page 1, column headingsDocument · NYC Department of Housing Preservation and Development · as of August 25, 2026
  12. City Planning Commission report C 250148 ZMM, page 8Document · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  13. MapPLUTO live record, BBL 1016380001, features[0].attributesDocument · NYC Department of City Planning · as of September 25, 2026
  14. City Planning Commission report C 250148 ZMM, page 9, 'Environmental Review'Document · NYC Department of City Planning / City Planning Commission · as of June 2, 2025
  15. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  16. Zoning Resolution § 23-22, R9-1: 9.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 23-22, R9-1, qualifying affordable housing or qualifying senior housing: 10.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 24-11, R9-1: 10.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 33-121, C2-4; C2-4 mapped within R9 or R9-1 Districts (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: 10.00 total (Column C): 10.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  21. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  22. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  23. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  24. 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
  25. 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
  26. 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
  27. 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
  28. 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
  29. 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
  30. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  31. 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
  32. 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
  33. 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
  34. 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
  35. 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
  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
  54. 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 250148 ZMM (Carmen Villegas Apartments zoning map amendment)
Document · NYC Department of City Planning / City Planning Commission
Where
page 6, 'Background'
As of
June 2, 2025

the 9,241-square-foot Development Site is located at the intersection of East 110th Street and Park Avenue on Block 1638, p/o Lot 1, with 116 feet of frontage on East 110th Street and 67.5 feet of frontage on Park Avenue.

Open source

3. City Planning Commission report C 250149 PPM (disposition, Block 1638, p/o Lot 1)
Document · NYC Department of City Planning / City Planning Commission
Where
page 8, unit table
As of
June 2, 2025

Total Units 63 147 1 211

Open source

4. DOB NOW job filing M01363005-I1 (New Building, 101 East 110 Street)
Document · NYC Department of Buildings (NYC Open Data w9ak-ipjd)
Where
record fields proposed_no_of_stories, proposed_dwelling_units
As of
March 6, 2026

Record excerpt"proposed_no_of_stories":"28" | "proposed_dwelling_units":"211"

Open source

5. City Planning Commission report C 250148 ZMM
Document · NYC Department of City Planning / City Planning Commission
Where
page 3
As of
June 2, 2025

Within the Project Area, Lot 1 is a 25,692-square-foot lot improved with Casita Park, a six-story, 94-unit nonprofit senior residence that was developed in 2001 and covers 47 percent of the lot.

Open source

6. City Planning Commission report C 250148 ZMM
Document · NYC Department of City Planning / City Planning Commission
Where
page 6
As of
June 2, 2025

The Development Site is privately owned and sits on the same tax and zoning lot (Lot 1) as Casita Park. That building rises to a height of 68 feet above curb level and spans 71,856 square feet of floor area, while its ground level features the aforementioned surface parking lot plus a landscaped courtyard. These ground floor uses will be replaced by the Proposed Development.

Open source

7. MapPLUTO 26v2 (live) record, BBL 1016380001
Document · NYC Department of City Planning (MAPPLUTO feature service)
Where
features[0].attributes (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"BBL":1016380001,"Address":"100 EAST 111 STREET","LotArea":25691,"LotFront":138.33,"LotDepth":201.83,"OwnerName":"CASITA PARK HOUSING DEVELOPMENT FUND CORPORATION","OwnerType":"X","ZoneDist1":"R9-1","ZoneDist2":null,"SPDist1":null,"BldgClass":"N2","BldgArea":71856,"NumBldgs":1,"NumFloors":6,"UnitsRes":93,"YearBuilt":2001

Open source

8. City Planning Commission report C 250148 ZMM
Document · NYC Department of City Planning / City Planning Commission
Where
page 1, caption
As of
June 2, 2025

changing from an R7-2 District to an R9-1 District property bounded by East 111th Street,

Open source

9. City Planning Commission report C 250148 ZMM
Document · NYC Department of City Planning / City Planning Commission
Where
page 7
As of
June 2, 2025

While the Proposed Development achieves a 5.42 FAR, it shares a zoning lot with the existing Casita Park building, which has a 2.8 FAR. Together, the buildings achieve an approximately 8.2 FAR, which the proposed R9-1/C2-4 zoning would allow.

Open source

10. HPD Local Law 125 report (City-owned land dispositions)
Document · NYC Department of Housing Preservation and Development
Where
page 2, row 'Carmen Villegas Apartments - Senior Housing' (file Last-Modified 2026-08-25; copy retrieved 2026-09-24)
As of
August 25, 2026

Carmen Villegas Apartments - Senior Housing Manhattan 1016380001 N/A 7/14/2025 No No To be determined

Open source

11. HPD Local Law 125 report (City-owned land dispositions)
Document · NYC Department of Housing Preservation and Development
Where
PDF page 1, column headings
As of
August 25, 2026

Project/Project Phase Name Borough BBLs Designation Date Dispo Approval Date (CC/Mayoral) Includes Private Parcels Project Closed Closing Date

Open source

12. City Planning Commission report C 250148 ZMM
Document · NYC Department of City Planning / City Planning Commission
Where
page 8
As of
June 2, 2025

To realize the Proposed Development, the entirety of Lot 1 would be reapportioned into two separate tax lots, one for the Casita Park building and one for the Development Site, and a subsequent Zoning Lot Development Agreement is under consideration.

Open source

13. MapPLUTO live record, BBL 1016380001
Document · NYC Department of City Planning
Where
features[0].attributes
As of
September 25, 2026

Record excerpt"LotArea":25691

Open source

14. City Planning Commission report C 250148 ZMM
Document · NYC Department of City Planning / City Planning Commission
Where
page 9, 'Environmental Review'
As of
June 2, 2025

include measures to avoid the potential for significant adverse impacts related to hazardous materials through an (E) designation (E-808), and noise through provisions contained in a Land Disposition Agreement and/or Regulatory Agreement between the Project Sponsor and HPD.

Open source

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

Open source

16. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R9-1: 9.00 FAR
As of
September 10, 2026

R9D R9X R9-1 | 9.00 | 10.80

Open source

17. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R9-1, qualifying affordable housing or qualifying senior housing: 10.80 FAR
As of
September 10, 2026

R9D R9X R9-1 | 9.00 | 10.80

Open source

18. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R9-1: 10.00 FAR
As of
September 10, 2026

R9 R9-1 | 10.00 | 75 | 65

Open source

19. Zoning Resolution § 33-121
Zoning Resolution · NYC Department of City Planning
Where
C2-4; C2-4 mapped within R9 or R9-1 Districts (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: 10.00 total (Column C): 10.00 FAR
As of
September 10, 2026

R9 R9-1 | 2.00 | 10.00 | 10.00

Open source

20. 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

21. 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

22. 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

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

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

Open source

24. 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

25. 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

26. 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

27. 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

28. 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

29. 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

30. (E) Designations 20260707
Dataset · NYC Department of City Planning
As of
August 12, 2026
Retrieved
September 25, 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. 46
Retrieved
September 23, 2026

Open source

32. 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

33. 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

34. 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

35. 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

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

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

Open source