Public Ground

Plate 56 of 102BrooklynBrooklyn Community Board 5

Jewel Streets Public Site

All the tax lots shown can hold about 820–1,032 homes under the standard zoning maximum. The project uses only part of them. 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 1,745. The City's LIFT tracker lists 1,400 homes. That is more than the 1,032 homes the dwelling unit limit (ZR 23-52) allows under current zoning on the lots shown here; qualifying senior housing, which the limit does not cover, could hold that many.

The tracker's 1,400 matches the City's October 2025 plan of up to 1,400 homes, which assumes the proposed rezoning and new sewers.

  • In depth
  • Tracker status: Pre-RFP
  • Lead agency: HPD

View in ZoLa (lot 1 of 21)Checks and sources

Plate 56. Jewel Streets Public Site: 21 tax lots on 6 blocks, Brooklyn. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.4510455526111175017501131129111111111152234511115011615152517502121342575011163757248573711250125291639110141230151014648718111078 Street-Sapphire StreetEldert LaneGrant AvenueLoring AvenueN01000 ft

21 tax lots on 6 blocksTax lots from MapPLUTO; street names from the Digital City Map. Pink: this site. Hatched: other City-owned lots. Heavy lines: block edges.

What City documents say

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

  • The project uses part of the land shown

    The City's November 2025 environmental scope models housing only on Blocks 4536 to 4539 (about 1,336 homes on Blocks 4536–4538 and 122 on Block 4539). Block 4540 is modeled with a pump station, and the lots on Block 4558 are not a development site. The figures here are for all 21 lots.

  • New DEP pump station planned on the site

    The City plans a new stormwater and sanitary pump station on the City-owned site along Stanley Avenue, and two Bluebelt stormwater ponds on the site that drain to Spring Creek. The City's environmental study models Block 4540 with a DEP pump station rather than housing.

  • Housing depends on new sewers and drainage

    The City's November 2025 scope says the site could become new housing, community facilities and open space once new storm and sanitary infrastructure is provided. It also says that without new storm and sanitary sewers, new housing development in the area will remain infeasible.

  • Jewel Streets rezoning proposed, not yet approved

    HPD, DEP and DCAS propose rezoning (R4 to R6/C2-4 west of Emerald Street and R5/C2-4 east of it), MIH, UDAAP designation, disposition and City Map changes (CEQR 26HPD019Y). As of November 2025 the ULURP numbers were pending and HPD said steps toward public approval would occur in 2026.

  • Mapped unbuilt streets cross the site

    Four mapped but unbuilt streets (extensions of Drew, Ruby, Emerald and Amber Streets) run through the site; the plan would de-map parts of them. Land in a mapped street does not count toward a zoning lot until it is de-mapped.

  • Sanitation facility operates on the City-owned site

    The City's October 2025 plan says the Department of Sanitation has operated a facility on this site for decades and will begin moving garage operations there, with a planted buffer planned between it and new housing. City property records list Sanitation outdoor storage on Block 4536, Lot 1.

  • Part of the site is used as a clean soil bank

    As of November 2025 the site was mostly vacant and unimproved, but portions were actively used as a clean soil bank.

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

Lot area
703,723 sq ft
Zoning district
R4
Maximum residential floor area
703,723 sq ft703,723 sq ft × 1.00 FAR
On a qualifying residential site
703,723–1,055,585 sq ft703,723 sq ft × 1.00–1.50 FAR
Maximum community facility floor area
1,407,446 sq ft703,723 sq ft × 2.00 FAR

Homes, as a range

CaseHomesHow
Low822703,723 sq ft × 0.7 ÷ 599 sq ft
Base1,018703,723 sq ft × 0.8 ÷ 553 sq ft
High1,032703,723 sq ft × 0.85 ÷ 514 sq ft = 1,163, less where each of the 6 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 75,306 ÷ 680 → 110; 96,238 ÷ 680 → 141; 100,000 ÷ 680 → 147; 88,055 ÷ 680 → 129; and 2 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 higher limits apply only on a qualifying residential site (ZR 12-10), which here depends only on whether the building contains qualifying senior housing. That is a program choice, not something public data leave unsettled.

What binds first

Dwelling unit limit

The dwelling unit limit (ZR 23-52) holds the site to at most 1,032 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 5'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

    Other senior center program requests

    “Provide additonal funding for mental wellness programming in existing senior centers and social day care facilities.”

    FY2027 statement, p. 46 · priority 1 of 2 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • LibrariesExpense request to Brooklyn Public Library

    Extend Library Hours

    “Please increase personnel budget to invest in hiring additional staff to accommodate extended library hours for all BPL branches in Brooklyn, Community Board 5 - …”

    FY2027 statement, p. 45 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis request includes more than one proposal. Funding for part is baselined in the agency's expense budget.

  • HealthCapital request to Health and Hospitals Corporation

    Provide a new or expanded health care facility

    “Due to the ongoing expansion of large housing developments in the district, the population and increase in family size is evident. …”

    FY2027 statement, p. 44 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseAgency does not support and cannot accommodate Explanation: NYC Health + Hospitals is currently in the process of modernizing its infrastructure, increasing its capacity and expanding the range of services it offers to better respond to the community’s growing healthcare …

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 3% of the site (24,800 sq ft).

  • Caution

    Floor area depends on the housing program

    The higher limits apply only on a qualifying residential site (ZR 12-10), which here depends only on whether the building contains qualifying senior housing, a program choice. So some figures are shown as a span. The note under the floor area figures says so.

  • Note

    An optional rule could allow more floor area

    In R4 districts, the predominantly built-up area rules (ZR 23-71) allow 1.35 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

    Drawn lots take in mapped streets

    The outlines take in about 223,071 sq ft of mapped street beds, mostly streets mapped but never built. Outside them, the outlines come to about 681,515 sq ft, within 4% of the recorded lot area of 703,723 sq ft that the figures use. Recorded and drawn areas of single lots disagree more (block 4536 lot 25: 3,290 sq ft recorded, about 29,247 sq ft drawn, 27,785 sq ft of it outside mapped street beds; block 4536 lot 29: 1,416 sq ft recorded, about 13,427 sq ft drawn, 13,051 sq ft of it outside mapped street beds; block 4537 lot 1: 25,826 sq ft recorded, about 16,861 sq ft drawn, 10,285 sq ft of it outside mapped street beds; block 4537 lot 6: 48,960 sq ft recorded, about 92,794 sq ft drawn, 72,101 sq ft of it outside mapped street beds; block 4537 lot 39: 21,452 sq ft recorded, about 11,154 sq ft drawn; block 4539 lot 1: 3,482 sq ft recorded, about 6,144 sq ft drawn, 1,683 sq ft of it outside mapped street beds; and 1 more lot), so figures for part of the site are less reliable than the total.

  • Note

    Rezoning under discussion

    Jewel Streets Neighborhood Plan (HPD lead agency; with DEP and DCAS). It is pending and has not yet entered public land use review (ULURP). The figures above use current zoning, not the proposed zoning.

  • Note

    Senior housing could build more

    With qualifying senior housing, ZR 12-10 would make the site a qualifying residential site, adding up to 351,862 sq ft of residential floor area (ZR 23-21) for a maximum of 1,055,585 sq ft. The homes range assumes other housing and leaves that out.

  • Note

    Small share of the site in the 0.2% annual chance floodplain (2015 preliminary map)

    Less than 1% of the site (about 8,170 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. It is shown for reference and not counted as a flood constraint on the site.

Nearest subway station: Grant Av (A), 0.8 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 (21)
3-04536-0001, 3-04536-0025, 3-04536-0029, 3-04537-0001, 3-04537-0006, 3-04537-0039, 3-04538-0001, 3-04538-0010, 3-04539-0001, 3-04539-0004, 3-04539-0012, 3-04539-0030, 3-04540-0001, 3-04540-0005, 3-04540-0010, 3-04558-0001, 3-04558-0046, 3-04558-0048, 3-04558-0071, 3-04558-0081, 3-04558-0110Confirmed against Jewel Streets Neighborhood Plan, Draft Scope of Work for an EIS and Jewel Streets Draft Scope of Work, Appendix 3 (development site write-ups), Projected Site 22
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 21 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 21 lots and their area (703,723 sq ft), the zoning portions, the floor area (standard 703,723; on a qualifying residential site 703,723–1,055,585; community facility 1,407,446 sq ft), the homes (low 822, base 1,018, high 1,032), and the flags and what limits the site first.

Open data issues for this site are listed on the method page.

Sources

Superscript numbers next to figures refer to this list. Select one to see the source.

  1. LIFT Tracker (Land Inventory Fast Track), ArcGIS layer LIFT_Tracker/FeatureServer/0Dataset · NYC Mayor's Office · as of July 30, 2026 · retrieved September 23, 2026
  2. Jewel Streets Neighborhood Plan, Draft Scope of Work for an EIS, 'Jewel Streets Neighborhood Plan DSOW 11.14.25.pdf', PDF p.10, 'HPD and DCAS-owned Site Sub-Area' (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  3. Jewel Streets Draft Scope of Work, Appendix 3 (development site write-ups), Projected Site 22, DSOW PDF p.172 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  4. Jewel Streets Neighborhood Plan (October 2025), PDF p.53 (printed p.52), 'Resilient affordable housing' (retrieved 2026-09-24)Document · City of New York (Mayor's Office / HPD) · as of October 21, 2025
  5. Jewel Streets Draft Scope of Work, Appendix 3, Projected Site 22 (Blocks 4536-4538, 8 lots), With Action, DSOW PDF p.176 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  6. Jewel Streets Draft Scope of Work, Appendix 3, Projected Site 23 (Block 4539, 4 lots), With Action, DSOW PDF pp.177-179 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  7. Jewel Streets Neighborhood Plan EAS, Full Form, land use table (With-Action residential), EAS PDF p.5 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  8. Jewel Streets Neighborhood Plan (October 2025), PDF p.32 (printed p.31), 'New storm and sanitary sewers and pump stations' (retrieved 2026-09-24)Document · City of New York (Mayor's Office / HPD) · as of October 21, 2025
  9. Jewel Streets Draft Scope of Work, Purpose and Need, DSOW PDF p.18 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  10. Jewel Streets Neighborhood Plan, Positive Declaration, 'Jewel Streets Neighborhood Plan Positive Declaration 11.14.25.pdf', PDF p.1, 'Project Identification' (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025
  11. Jewel Streets Draft Scope of Work, 'HPD and DCAS-owned Site Sub-Area', DSOW PDF p.10 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025“There are four mapped unbuilt streets within the site including extensions of …”
  12. Jewel Streets Neighborhood Plan (October 2025), PDF p.52 (printed p.51), 'DSNY facility' (retrieved 2026-09-24)Document · City of New York (Mayor's Office / HPD) · as of October 21, 2025
  13. Jewel Streets Draft Scope of Work, 'HPD and DCAS-owned Site Sub-Area', DSOW PDF p.10 (from HPD's zip; retrieved 2026-09-24)Document · NYC HPD (lead agency), CEQR No. 26HPD019Y · as of November 14, 2025“It is currently zoned R4. The site is predominantly vacant and unimproved, …”
  14. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  15. Zoning Resolution § 23-21, R4: 1.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Zoning Resolution § 23-21, R4, qualifying residential site; Qualifying residential site (ZR 12-10): 1.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 24-11, R4: 2.00 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. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  22. 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
  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. 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
  25. 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
  26. Zoning Resolution § 23-711, Predominantly built-up areas: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  27. Zoning Resolution § 23-712, Predominantly built-up areas: maximum floor area ratioZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  28. Jewel Streets Neighborhood Plan (HPD lead agency; with DEP and DCAS)Document · City of New York · as of November 14, 2025
  29. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 5 FY2027, PDF p. 46Document · NYC Department of City Planning · retrieved September 23, 2026
  31. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 5 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  32. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 5 FY2027, PDF p. 45Document · NYC Department of City Planning · retrieved September 23, 2026
  33. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 5 FY2027, PDF p. 44Document · NYC Department of City Planning · retrieved September 23, 2026
  34. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  35. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  36. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  37. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  38. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  39. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  40. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  41. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  42. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  43. NY General City Law Sec. 35, GCL 35Document
  44. NY General City Law Sec. 36, GCL 36Document
  45. LPC - Applications page, page textDocument
  46. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  47. Zoning Resolution 61-21 (Restriction on Highest Projection of Building or Structure), ZR 61-21; 61-11 designates JFK, LaGuardia and U.S. Naval Air Station (Floyd Bennett Field)Document
  48. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  49. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  50. 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. Jewel Streets Neighborhood Plan, Draft Scope of Work for an EIS
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
'Jewel Streets Neighborhood Plan DSOW 11.14.25.pdf', PDF p.10, 'HPD and DCAS-owned Site Sub-Area' (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

The HPD and DCAS-owned site (Brooklyn Block 4536, Lots 1, 5, 29; Block 4537, Lots 1, 6, 39; Block 4538, Lots 1, 10; Block 4539, Lots 1, 4, 12, 30; Block 4540, Lots 1, 5, 10; Block 4558, Lots 1, 71, 81, 110, 46, 48) , a largely vacant 22 acre parcel

Open source

3. Jewel Streets Draft Scope of Work, Appendix 3 (development site write-ups), Projected Site 22
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
DSOW PDF p.172 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

Address Drew Street, 11208 BBL 3045360025 Lot Area 29,248 sf Zoning Change R4 to R6, C2-4

Open source

4. Jewel Streets Neighborhood Plan (October 2025)
Document · City of New York (Mayor's Office / HPD)
Where
PDF p.53 (printed p.52), 'Resilient affordable housing' (retrieved 2026-09-24)
As of
October 21, 2025

The City-owned site will include up to 1,400 new affordable homes

Open source

5. Jewel Streets Draft Scope of Work, Appendix 3, Projected Site 22 (Blocks 4536-4538, 8 lots), With Action
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
DSOW PDF p.176 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

+1,366,638 sf. of residential (1,336 MIH units), +69,220 sf. of community facility, +28,645 sf. of commercial, +449 parking spaces, +121 ft. in height.

Open source

6. Jewel Streets Draft Scope of Work, Appendix 3, Projected Site 23 (Block 4539, 4 lots), With Action
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
DSOW PDF pp.177-179 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

Projected Site 23 Total Lot Count: 4 Address Stanley Avenue, 11208 BBL 3045390001 ... +121,686 sf. of residential (122 MIH units)

Open source

7. Jewel Streets Neighborhood Plan EAS, Full Form, land use table (With-Action residential)
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
EAS PDF p.5 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

Multi-family apartments on all Projected Development SItes, except for Site 24.

Open source

8. Jewel Streets Neighborhood Plan (October 2025)
Document · City of New York (Mayor's Office / HPD)
Where
PDF p.32 (printed p.31), 'New storm and sanitary sewers and pump stations' (retrieved 2026-09-24)
As of
October 21, 2025

A new stormwater and sanitary pump station on the City-owned site along Stanley Avenue will pump the water from new north Jewel Streets sewers into Spring Creek.

Open source

9. Jewel Streets Draft Scope of Work, Purpose and Need
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
DSOW PDF p.18 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

Without new storm and sanitary sewers, the area will continue to experience persistent flooding and disinvestment, and new housing development will remain infeasible. ... In the South Jewel Streets, the HPD and DCAS-owned site, which is currently vacant but at lower flood risk, could be transformed into new housing, community facilities, and open space once infrastructure is provided.

Open source

10. Jewel Streets Neighborhood Plan, Positive Declaration
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
'Jewel Streets Neighborhood Plan Positive Declaration 11.14.25.pdf', PDF p.1, 'Project Identification' (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

Jewel Streets Neighborhood Plan CEQR No. 26HPD019Y ULURP Nos. Pending SEQRA Classification: Type I

Open source

11. Jewel Streets Draft Scope of Work, 'HPD and DCAS-owned Site Sub-Area'
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
DSOW PDF p.10 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

There are four mapped unbuilt streets within the site including extensions of Drew, Ruby, Emerald, and Amber streets.

Open source

12. Jewel Streets Neighborhood Plan (October 2025)
Document · City of New York (Mayor's Office / HPD)
Where
PDF p.52 (printed p.51), 'DSNY facility' (retrieved 2026-09-24)
As of
October 21, 2025

NYC’s department of Sanitation (dSNY) has operated a facility on this site for many decades. Recently, the City found that a nearby dSNY garage serving Brooklyn North 05 had significant structural issues. To ensure continued service to the communities of that district, dSNY will begin transferring garage operations to this site.

Open source

13. Jewel Streets Draft Scope of Work, 'HPD and DCAS-owned Site Sub-Area'
Document · NYC HPD (lead agency), CEQR No. 26HPD019Y
Where
DSOW PDF p.10 (from HPD's zip; retrieved 2026-09-24)
As of
November 14, 2025

It is currently zoned R4. The site is predominantly vacant and unimproved, although portions are actively used as a clean soil bank.

Open source

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

Open source

15. Zoning Resolution § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R4: 1.00 FAR
As of
September 10, 2026

R4A R4B R4 R4-1 | 1.00 | 1.50

Open source

16. Zoning Resolution § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R4, qualifying residential site; Qualifying residential site (ZR 12-10): 1.50 FAR
As of
September 10, 2026

R4A R4B R4 R4-1 | 1.00 | 1.50

Open source

17. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R4: 2.00 FAR
As of
September 10, 2026

R4 | 2.00 | 60 | 55

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. 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

22. 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

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. 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

25. 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

26. 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

27. 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

28. Jewel Streets Neighborhood Plan (HPD lead agency; with DEP and DCAS)
Document · City of New York
As of
November 14, 2025

Pending, pre-ULURP. EAS, Positive Declaration and Draft Scope of Work issued 2025-11-14 (CEQR No. 26HPD019Y). The plan's timeline expected public review to begin in Spring 2026. No ZAP project was found by text search of the live ZAP API ('Jewel', 'Jewel Streets') or in ZAP open data (refreshed 2026-08-12).

Open source

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

Open source

30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 5 FY2027
Document · NYC Department of City Planning
Where
PDF p. 46
Retrieved
September 23, 2026

Open source

31. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 5 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

32. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 5 FY2027
Document · NYC Department of City Planning
Where
PDF p. 45
Retrieved
September 23, 2026

Open source

33. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 5 FY2027
Document · NYC Department of City Planning
Where
PDF p. 44
Retrieved
September 23, 2026

Open source

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

Open source

35. New York City Charter Sec. 197-c (Uniform land use review procedure)
Document
Where
Sec. 197-c(a)(8) and (a)(10)

(8) Housing and urban renewal plans and projects pursuant to city, state and federal housing laws; ... (10) Sale, lease (other than the lease of office space), exchange, or other disposition of the real property of the city

Open source

36. NYC Charter Sec. 384 (Disposal of property of the city)
Document
Where
Sec. 384(a)

No real property of the city may be sold, leased, exchanged or otherwise disposed of except with the approval of the mayor and as may be provided by law unless such power is expressly vested by law in another agency.

Open source

37. CEQR Technical Manual, Chapter 2 (December 2025 edition)
Document
Where
PDF p. 1 (printed p. 2-1)

CEQR requires all city agencies to determine whether discretionary actions they directly approve, fund, or undertake may significantly and adversely affect the environment.

Open source

38. Zoning Resolution 11-15 (Environmental Requirements)
Document
Where
ZR 11-15(a); last amended 2012-03-28

Prior to issuing a building permit or temporary or final certificate of occupancy ... on a tax lot that has an (E) designation or an environmental restrictive declaration related to hazardous materials, noise or air quality, the Department of Buildings (DOB) shall be furnished with a notice issued by OER stating that OER does not object

Open source

39. HPD Design Guidelines for New Construction 2026
Document
Where
PDF p. 13, Secs. 1.1.1 and 1.1.4

1.1.1 Avoid excessive excavation. Particularly in areas with unknown subsurface conditions, and where rock or high-water tables are prevalent, proposed cellars may have to be reduced, relocated, or even eliminated.

Open source

40. Deed Restriction Database (NYC Open Data rfu7-paqe)
Document
Where
dataset description

A searchable electronic database of all real property upon which a deed restriction was imposed by the Department of Citywide Administrative Services, pursuant to Local Law 176 of 2016.

Open source

41. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01)
Document
Where
PDF p. 3, 'Parkland Alienation'

In order to convey parkland away, or to use parkland for another purpose, a municipality must receive prior authorization from the State in the form of legislation enacted by the New York State Legislature and approved by the Governor.

Open source

42. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2
Document
Where
dataset description (version 20260430)

City Owned and Leased Properties (COLP) is published by the Department of City Planning (DCP) as required by chapter 204 of the City Charter. It includes the location and current use of all City-owned and leased properties.

Open source

43. NY General City Law Sec. 35
Document
Where
GCL 35

For the purpose of preserving the integrity of such official map or plan no permit shall hereafter be issued for any building in the bed of any street or highway shown or laid out on such map or plan

Open source

44. NY General City Law Sec. 36
Document
Where
GCL 36

No permit for the erection of any building shall be issued unless a street or highway giving access to such proposed structure has been duly placed on the official map or plan

Open source

45. LPC - Applications page
Document
Where
page text

The Landmarks Preservation Commission (LPC) helps preserve the City's designated landmark properties by regulating changes made to these buildings and sites.

Open source

46. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023)
Document
Where
PDF p. 1, Sec. G102.1

This appendix, in conjunction with the New York City Construction Codes, provides minimum requirements for development located, in whole or in part, in special flood hazard areas and shaded X-Zones within the jurisdiction of New York City

Open source

47. Zoning Resolution 61-21 (Restriction on Highest Projection of Building or Structure)
Document
Where
ZR 61-21; 61-11 designates JFK, LaGuardia and U.S. Naval Air Station (Floyd Bennett Field)

the highest projection of any building or other structure hereafter constructed ... shall not penetrate: (a) the approach surfaces, the transitional surfaces, the horizontal surface, or the conical surface, whichever is more restrictive, within the Airport Approach District of the flight obstruction area

Open source

48. HPD ELLA Term Sheet (updated 2020-03-10)
Document
Where
PDF p. 4

Projects funded with Federal funds require compliance with Section 3 new hires and Davis Bacon prevailing wages, as applicable.

Open source

49. CPC report C 260071 HAM (1727 Amsterdam Avenue)
Document
Where
PDF p. 8

while CHO increased the maximum floor area permitted on the project site, the project sponsor does not intend to take advantage of the additional floor area.

Open source

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

Open source