Public Ground

Plate 74 of 102BrooklynBrooklyn Community Board 16

Constellation

This site can hold about 125–166 homes under the zoning maximum for qualifying affordable housing and a qualifying residential site. 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 191. The City's LIFT tracker lists 115 homes.

None of the City documents checked gives the tracker's 115. HPD gives about 96 homeownership units for the eight buildings (May 2025) and 97 (November 2025).

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

View in ZoLa (lot 1 of 16)Checks and sources

Plate 74. Constellation: 16 tax lots on 8 blocks; the plate draws the largest of 8 groups of lots within 300 feet of each other, Brooklyn. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.14842728293334441391401411421244345473536Howard AvenueMadison StreetN0100 ft

Largest of 8 groups of nearby lots (2 of 16 lots shown)Tax 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.

  • Eight small buildings on 16 scattered lots in four districts

    HPD describes Constellation as eight new buildings with about 96 affordable homeownership units across Brooklyn Community Districts 3, 5, 16 and 17 (May 2025). The lot under the tracker point, 908 Madison Street, is one of 16 lots.

  • Approved in 2026 through four ULURP applications

    The land was designated an Urban Development Action Area and approved for disposition to an HPD-selected developer under C 250312, C 250313, C 250314 and C 250315 HAK. HPD lists the disposition approval date as February 24, 2026.

  • Planned under existing zoning; no rezoning needed

    The Brooklyn Borough President's November 2025 recommendation states that all eight buildings are proposed under existing zoning, with no zoning map or text amendments.

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

Lot area
34,851 sq ft
Zoning district
R6, R6B, M1-1/R7D, R5B, R5
Maximum residential floor area
81,773 sq ft8,000 sq ft R6 × 2.20 + 6,000 sq ft R6B × 2.00 + 5,067 sq ft R5 × 1.50 + 4,500 sq ft R5B × 1.50 + 4,092 sq ft M1-1/R7D × 4.66 + 2,650 sq ft R6 × (0.008 × 3.00 + 0.992 × 2.20) + 1,953 sq ft R6 × (0.997 × 3.00 + 0.003 × 2.20) + 1,689 sq ft R6 × 3.00 + 900 sq ft R6 × (0.007 × 3.00 + 0.993 × 2.20)
With qualifying affordable housing, and on a qualifying residential site
110,915–115,698 sq ft15,192 sq ft R6 × 3.90 + 6,000 sq ft R6B × 2.40 + 5,067 sq ft R5 × 1.50–2.00 + 4,500 sq ft R5B × 1.50–2.00 + 4,092 sq ft M1-1/R7D × 5.60
Maximum community facility floor area
123,124 sq ft15,192 sq ft R6 × 4.80 + 6,000 sq ft R6B × 2.00 + 5,067 sq ft R5 × 2.00 + 4,500 sq ft R5B × 2.00 + 4,092 sq ft M1-1/R7D × 4.66

Homes, as a range

CaseHomesHow
Low129110,915 sq ft × 0.7 ÷ 599 sq ft
Base160110,915 sq ft × 0.8 ÷ 553 sq ft
High166113,448 sq ft × 0.85 ÷ 514 sq ft = 187, less where each of the 8 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 14,204 ÷ 680 → 21; 14,400 ÷ 680 → 21; 22,915 ÷ 680 → 33; 13,845 ÷ 680 → 20; and 4 more)

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

Some figures are shown as a span because the Zoning Resolution sets different limits depending on a condition public data do not settle: qualifying residential site (R1 to R5), which depends on frontage on the short end of a block, or on whether the building contains qualifying senior housing (a program choice).

What binds first

Dwelling unit limit

The dwelling unit limit (ZR 23-52) holds the site to at most 166 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

Brooklyn Community Board 16's formal requests to the City, from its annual Statement of Community District Needs and Budget Requests. It holds the largest share of the site's land; some lots are in Brooklyn Community Board 3, Brooklyn Community Board 5 and Brooklyn Community Board 17, whose requests are not shown here.

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

  • LibrariesCapital request to Brooklyn Public Library

    Create a new, or renovate or upgrade an existing public library

    “Repointing and rehabilitation of the limestone are needed to prevent further deterioration of exterior of the Stone Avenue Library Branch which is also in need …”

    FY2027 statement, p. 43 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis project was funded in a prior fiscal year and the final design contract has been let.

  • LibrariesCapital request to Brooklyn Public Library

    Create a new, or renovate or upgrade an existing public library

    “Renovation of the interior of the Saratoga Library Branch is needed to include the heating and cooling system and safety and security enhancements.”

    FY2027 statement, p. 49 · priority CS within the agency · awaiting a person's review

    ResponseIt is recommended that this request be brought to the attention of your Elected Officials.

  • Community spaceExpense request to Department of Youth & Community Development

    Provide, expand, or enhance Cornerstone and Beacon programs (all ages, including young adults)

    “Many of our impoverished families lack financial resources to provide structured activities for their children. …”

    FY2027 statement, p. 56 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis request has already been completed. Explanation: DYCD is funded to continue support of Beacon and Cornerstone community centers.

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

    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 (2,280 sq ft).

  • Caution

    (E) designation E-41

    On block 1474 lot 29 and block 1474 lot 30 (2 of the 16 lots), an environmental requirement (noise) must be satisfied before the Department of Buildings issues permits for new development.

  • Caution

    Floor area depends on a condition public data do not settle

    The Zoning Resolution sets different limits depending on a condition that public data do not settle here, so some figures are shown as a span. The note under the floor area figures says which condition, and why.

  • Note

    An optional building form allows a little more

    Beyond 100 feet of a wide street in R6, ZR 23-22 allows standard residences 2.20 FAR. A building using the optional sky exposure plane rules (ZR 23-73) may reach up to 2.43 FAR, depending on how tall it is and how much open space it keeps, but that ratio then applies to all its homes, affordable ones included, so the affordable figure does not rise.

  • Note

    An optional rule could allow more floor area

    In R5 districts, the predominantly built-up area rules (ZR 23-71) allow 1.65 FAR for standard residences on lots of up to 1.5 acres, on blocks that meet tests of building coverage and of the building types along them in 1987. Public data cannot settle those tests, so the figures leave the option out.

  • Note

    In the Special Mixed Use District - 10 (Atlantic and Howard Avenues, Brooklyn)

    Follows the general Special Mixed Use District rules, which give paired M1/R districts the floor area of the paired residence district; the figures above already apply them, and MX-10 has no floor area rules of its own.

  • Note

    Senior housing could build more

    With qualifying senior housing, ZR 12-10 would make 1 of the 16 lots a qualifying residential site, adding up to 2,250 sq ft of residential floor area (ZR 23-21) for a maximum of 115,698 sq ft. The homes range assumes other housing and leaves that out.

  • Note

    Stormwater flooding in a moderate storm (2050s) on a small share of the site

    Less than 1% of the site (about 210 sq ft) shows nuisance flooding (4 in to 1 ft) on DEP's Stormwater Flood Map (moderate stormwater flood with 2050 sea level rise). It is shown for reference and not counted as a flood constraint on the site.

Nearest subway station: Sutter Av-Rutland Rd (3), 0.4 mi in a straight line.

What this doesn't account for

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

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

Checks

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

Tax lots (16)
3-01474-0029, 3-01474-0030, 3-01483-0035, 3-01483-0036, 3-01556-0033, 3-01556-0034, 3-01556-0035, 3-03514-0006, 3-03514-0007, 3-03555-0045, 3-03555-0046, 3-03998-0017, 3-04348-0048, 3-04348-0050, 3-04669-0022, 3-04669-0023Confirmed against ULURP C 250313 HAK (Constellation CB 3), docket description; ULURP C 250312 HAK (Constellation CB 5), docket description; ULURP C 250314 HAK (Constellation CB 16), docket description and ULURP C 250315 HAK (Constellation CB 17), docket description
Lot and zoning records compared with DCP's live data
Agrees
Figures reproduced by a separate calculation
Agrees
Notes
On September 25, 2026, the MapPLUTO records and zoning district map behind this page were compared with DCP's live MapPLUTO (26v2) and zoning district layers for all 16 of its lots; every compared field and district boundary matched. A separate calculation, written from the method page and run on the same downloaded City data on September 25, 2026, reproduced the 16 lots and their area (34,851 sq ft), the zoning portions, the floor area (standard 81,773; with qualifying affordable or senior housing 110,915–115,698; community facility 123,124 sq ft), the homes (low 129, base 160, high 166), 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. ULURP C 250313 HAK (Constellation CB 3), docket description, '250313HAK_Dkt.pdf', p.1Document · NYC Department of City Planning (ZAP project 2025K0238) · as of October 23, 2025
  3. ULURP C 250312 HAK (Constellation CB 5), docket description, '250312HAK_Dkt.pdf', p.1Document · NYC Department of City Planning (ZAP project 2025K0236) · as of October 23, 2025
  4. ULURP C 250314 HAK (Constellation CB 16), docket description, '250314HAK_Dkt.pdf', p.1Document · NYC Department of City Planning (ZAP project 2025K0237) · as of October 23, 2025
  5. ULURP C 250315 HAK (Constellation CB 17), docket description, '250315HAK_Dkt.pdf', p.1Document · NYC Department of City Planning (ZAP project 2025K0235) · as of October 23, 2025
  6. ULURP C 250313 HAK, LR Item 3: Description of Proposal (Constellation CB 3), PDF p.2, '2. Background', 'Request for Qualifications'Document · NYC HPD (ZAP filed application) · as of May 29, 2025
  7. Constellation pre-hearing presentation to the City Planning Commission, PDF p.2 (project overview)Document · NYC HPD (ZAP artifact) · as of November 17, 2025
  8. HPD Local Law 125 report, row 'Constellation CB3', PDF p.1 (columns: Project, Borough, BBLs, Designation Date, Dispo Approval Date (CC/Mayoral)); retrieved 2026-09-23Document · NYC HPD · as of August 25, 2026
  9. Brooklyn Borough President's Recommendation, C 250312-250315 HAK (Constellation), PDF p.2, project descriptionDocument · Office of the Brooklyn Borough President · as of November 3, 2025
  10. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  11. Zoning Resolution § 123-622, M1-1/R7D residential equivalent: R7DZoning Resolution · NYC Department of City Planning
  12. Zoning Resolution § 23-21, R5: 1.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  13. Zoning Resolution § 23-21, R5B: 1.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. Zoning Resolution § 23-22, R6; Not within 100 ft of a wide street: 2.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 23-22, R6; Within 100 ft of a wide street: 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Zoning Resolution § 23-22, R6B: 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 23-22, R7D: 4.66 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 23-21, R5, qualifying residential site; Qualifying residential site (ZR 12-10): 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 23-21, R5B, qualifying residential site; Qualifying residential site (ZR 12-10): 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Zoning Resolution § 23-22, R6, qualifying affordable housing or qualifying senior housing: 3.90 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  21. Zoning Resolution § 23-22, R6B, qualifying affordable housing or qualifying senior housing: 2.40 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  22. Zoning Resolution § 23-22, R7D, qualifying affordable housing or qualifying senior housing: 5.60 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  23. Zoning Resolution § 24-11, M1-1/R7D; Community facility FAR of the designated R7D District per 24-11 (123-621): 4.66 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  24. Zoning Resolution § 24-11, R5: 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  25. Zoning Resolution § 24-11, R5B: 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  26. Zoning Resolution § 24-11, R6: 4.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  27. Zoning Resolution § 24-11, R6B: 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  28. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  29. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  30. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  31. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  32. 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
  33. 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
  34. 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
  35. 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
  36. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  37. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  38. Zoning Resolution § 123-90, Special Mixed Use District - 10 (Atlantic and Howard Avenues, Brooklyn)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  39. Zoning Resolution § 23-731, Sky exposure plane buildings: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  40. Zoning Resolution § 23-732, Sky exposure plane buildings: maximum floor area ratio by height factorZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  41. Zoning Resolution § 23-711, Predominantly built-up areas: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  42. Zoning Resolution § 23-712, Predominantly built-up areas: maximum floor area ratioZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  43. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 16 FY2027, PDF p. 43Document · NYC Department of City Planning · retrieved September 23, 2026
  44. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 16 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  45. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 16 FY2027, PDF p. 49Document · NYC Department of City Planning · retrieved September 23, 2026
  46. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 16 FY2027, PDF p. 56Document · NYC Department of City Planning · retrieved September 23, 2026
  47. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  48. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  49. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  50. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  51. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  52. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  53. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  54. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  55. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  56. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  57. NY General City Law Sec. 35, GCL 35Document
  58. NY General City Law Sec. 36, GCL 36Document
  59. LPC - Applications page, page textDocument
  60. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  61. 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
  62. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  63. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  64. 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. ULURP C 250313 HAK (Constellation CB 3), docket description
Document · NYC Department of City Planning (ZAP project 2025K0238)
Where
'250313HAK_Dkt.pdf', p.1
As of
October 23, 2025

the designation of property located at 908-910 Madison Street (Block 1483, Lots 35 and 36) and 1901-1903A Atlantic Avenue (Block 1556, Lots 33, 34, and 35) as an Urban Development Action Area

Open source

3. ULURP C 250312 HAK (Constellation CB 5), docket description
Document · NYC Department of City Planning (ZAP project 2025K0236)
Where
'250312HAK_Dkt.pdf', p.1
As of
October 23, 2025

the designation of property located at 881-885 New Jersey Avenue (Block 4348, Lots 48 and 50) and 650 Glenmore Avenue (Block 3998, Lot 17) as an Urban Development Action Area

Open source

4. ULURP C 250314 HAK (Constellation CB 16), docket description
Document · NYC Department of City Planning (ZAP project 2025K0237)
Where
'250314HAK_Dkt.pdf', p.1
As of
October 23, 2025

the designation of property located at 1794-1796 St. Johns Place (Block 1474, Lots 29 and 30), 85-87 Legion Street (Block 3514, Lots 6 and 7), and 250-254 Herzl Street (Block 3555, Lots 45 and 46) as an Urban Development Action Area

Open source

5. ULURP C 250315 HAK (Constellation CB 17), docket description
Document · NYC Department of City Planning (ZAP project 2025K0235)
Where
'250315HAK_Dkt.pdf', p.1
As of
October 23, 2025

the designation of property located at 395-397 East 94th Street (Block 4669, Lots 22 and 23) as an Urban Development Action Area

Open source

6. ULURP C 250313 HAK, LR Item 3: Description of Proposal (Constellation CB 3)
Document · NYC HPD (ZAP filed application)
Where
PDF p.2, '2. Background', 'Request for Qualifications'
As of
May 29, 2025

The Constellation project consists of eight new buildings providing a total of approximately 96 affordable homeownership units across four community districts.

Open source

7. Constellation pre-hearing presentation to the City Planning Commission
Document · NYC HPD (ZAP artifact)
Where
PDF p.2 (project overview)
As of
November 17, 2025

8 new scattered-site buildings 97 units 100% affordable homeownership

Open source

8. HPD Local Law 125 report, row 'Constellation CB3'
Document · NYC HPD
Where
PDF p.1 (columns: Project, Borough, BBLs, Designation Date, Dispo Approval Date (CC/Mayoral)); retrieved 2026-09-23
As of
August 25, 2026

Constellation CB3 Brooklyn 3014830035, 3014830036, 3015560033, 3015560034, 3015560035 8/22/2017 2/24/2026

Open source

9. Brooklyn Borough President's Recommendation, C 250312-250315 HAK (Constellation)
Document · Office of the Brooklyn Borough President
Where
PDF p.2, project description
As of
November 3, 2025

All eight buildings are proposed to be built under existing zoning; no zoning map amendments or zoning text amendments are necessary.

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 § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-1/R7D residential equivalent: R7D

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

Open source

12. Zoning Resolution § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R5: 1.50 FAR
As of
September 10, 2026

R5A R5B R5 | 1.50 | 2.00

Open source

13. Zoning Resolution § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R5B: 1.50 FAR
As of
September 10, 2026

R5A R5B R5 | 1.50 | 2.00

Open source

14. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6; Not within 100 ft of a wide street: 2.20 FAR
As of
September 10, 2026

R6 | 2.20 | 3.90

Open source

15. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6; Within 100 ft of a wide street: 3.00 FAR
As of
September 10, 2026

R6A R6¹ R6-1 R7B | 3.00 | 3.90 ... ¹ For zoning lots, or portions thereof, located within 100 feet of a wide street

Open source

16. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6B: 2.00 FAR
As of
September 10, 2026

R6B | 2.00 | 2.40

Open source

17. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7D: 4.66 FAR
As of
September 10, 2026

R7D | 4.66 | 5.60

Open source

18. Zoning Resolution § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R5, qualifying residential site; Qualifying residential site (ZR 12-10): 2.00 FAR
As of
September 10, 2026

R5A R5B R5 | 1.50 | 2.00

Open source

19. Zoning Resolution § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R5B, qualifying residential site; Qualifying residential site (ZR 12-10): 2.00 FAR
As of
September 10, 2026

R5A R5B R5 | 1.50 | 2.00

Open source

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

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

Open source

21. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6B, qualifying affordable housing or qualifying senior housing: 2.40 FAR
As of
September 10, 2026

R6B | 2.00 | 2.40

Open source

22. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7D, qualifying affordable housing or qualifying senior housing: 5.60 FAR
As of
September 10, 2026

R7D | 4.66 | 5.60

Open source

23. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
M1-1/R7D; Community facility FAR of the designated R7D District per 24-11 (123-621): 4.66 FAR
As of
September 10, 2026

R7D | 4.66 | 80 | 65

Open source

24. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R5: 2.00 FAR
As of
September 10, 2026

R5 R5A R5B | 2.00 | 60 | 55

Open source

25. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R5B: 2.00 FAR
As of
September 10, 2026

R5 R5A R5B | 2.00 | 60 | 55

Open source

26. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R6: 4.80 FAR
As of
September 10, 2026

R6 R6-1 | 4.80 | 70 | 65

Open source

27. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R6B: 2.00 FAR
As of
September 10, 2026

R6B | 2.00 | 80 | 60

Open source

28. 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

29. 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

30. 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

31. 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

32. 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

33. 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

34. 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

35. 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

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

Open source

37. 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

38. Zoning Resolution § 123-90
Zoning Resolution · NYC Department of City Planning
Where
Special Mixed Use District - 10 (Atlantic and Howard Avenues, Brooklyn)
As of
September 10, 2026

The Special Mixed Use District - 10 is established on Atlantic and Howard Avenues in Brooklyn as indicated on the zoning maps.

Open source

39. Zoning Resolution § 23-731
Zoning Resolution · NYC Department of City Planning
Where
Sky exposure plane buildings: applicability
As of
September 10, 2026

The optional provisions for sky exposure plane buildings set forth in Section 23-73, inclusive, may be applied to zoning lots in R6 through R10 Districts without a letter suffix, except that such alternative provisions shall not apply to: zoning lots in R6-1, R6-2, R7-3 and R9-1 Districts; zoning lots in R8 Districts without a letter suffix in the portion of Community District 9 in the Borough of Manhattan located north of West 125th Street; or zoning lots located in the Limited Height Districts.

Open source

40. Zoning Resolution § 23-732
Zoning Resolution · NYC Department of City Planning
Where
Sky exposure plane buildings: maximum floor area ratio by height factor
As of
September 10, 2026

Where elected, such floor area ratio shall supersede the floor area ratio provisions of Section 23-22, and apply to all residences, including qualifying affordable housing or qualifying senior housing. … 14 | 34.0 | 2.43 | 22.0 | 3.44 | 9.8 | 5.92 | 6.2 | 7.52 … 17 | 35.5 | 2.42 | 23.5 | 3.40 | 10.7 | 6.02 | 7.4 | 7.52

Open source

41. Zoning Resolution § 23-711
Zoning Resolution · NYC Department of City Planning
Where
Predominantly built-up areas: applicability
As of
September 10, 2026

The optional predominantly built-up area provisions of Section 23-71, inclusive, may be applied to zoning lots: that have a lot area of not more than 1.5 acres; located on a block: that is entirely within R4 or R5 Districts without a letter or number suffix, including a Commercial District mapped within such Residence Districts; that has a maximum area of four acres; where the buildings on zoning lots comprise 50 percent or more of the area of the block; and where, as of October 21, 1987, not more than 75 percent of the aggregate length of the block frontages facing each other around the zoning lot, on both sides of the street, are allocated to single- or two-family detached or semi-detached residences.

Open source

42. Zoning Resolution § 23-712
Zoning Resolution · NYC Department of City Planning
Where
Predominantly built-up areas: maximum floor area ratio
As of
September 10, 2026

For zoning lots in R4 or R5 Districts, without a letter or number suffix, utilizing the predominantly built-up area provisions of Section 23-71, inclusive, the maximum floor area ratio shall be as set forth in the following table: District | Maximum Floor Area Ratio R4 | 1.35 R5 | 1.65

Open source

43. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 16 FY2027
Document · NYC Department of City Planning
Where
PDF p. 43
Retrieved
September 23, 2026

Open source

44. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 16 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

45. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 16 FY2027
Document · NYC Department of City Planning
Where
PDF p. 49
Retrieved
September 23, 2026

Open source

46. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 16 FY2027
Document · NYC Department of City Planning
Where
PDF p. 56
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

49. 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

50. 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

51. 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

52. 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

53. 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

54. 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

55. 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

56. 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

57. 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

58. 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

59. 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

60. 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

61. 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

62. 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

63. 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

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

Open source