Public Ground

Plate 84 of 102QueensQueens Community Board 2

LIC Waterfront + DOE Vernon

This site can hold about 2,020–2,547 homes under the zoning maximum for qualifying affordable housing. The top of that range is set by the dwelling unit limit (ZR 23-52); qualifying senior housing is exempt from it and could hold up to about 2,865. The City's LIFT tracker lists 1,000+ homes.

None of the City documents checked gives a home count for these four lots; City Planning's 2025 report says the City will gather community input before choosing an approach.

  • Index entry
  • Tracker status: Pre-RFP
  • Lead agency: EDC

View in ZoLa (lot 1 of 4)Checks and sources

Plate 84. LIC Waterfront + DOE Vernon: 4 tax lots on 2 blocks, Queens. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.25504494514534544864881711511716111316283638426924123126115111720151313111512344th Drive44th Road45th AvenueN0500 ft

4 tax lots on 2 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.

  • Four City lots approved for disposition in Nov 2025

    The Long Island City Neighborhood Plan included the disposition of four City-owned lots west of Vernon Boulevard (Block 488, Lots 11 and 15; Block 489, Lots 1 and 23) under application C 250179 PPQ. The City Council approved it on November 12, 2025.

  • Occupied 6-story NYC Public Schools building on the site

    The Vernon Building at 44-36 Vernon Boulevard is a six-story warehouse of nearly 700,000 gross square feet, owned and occupied by NYC Public Schools as of May 2025. The City Planning Commission described it in September 2025 as a hub for citywide school operations used for storage and offices.

  • Vernon Building adaptive reuse RFI; no developer chosen

    In May 2025 NYCEDC issued a Request for Information on reusing the Vernon Building and said it would not select a development team from the RFI. The City said future approaches may include one or more competitive RFPs.

  • Municipal employee parking lot west of the building

    West of the Vernon Building is an accessory parking lot for municipal employees under the Department of Small Business Services (Block 489, Lot 23 and Block 488, Lot 15), about 136,000 square feet (September 2025).

  • New streets will split the sites; waterfront park planned

    City Map changes approved with the plan eliminate and remap streets west of Vernon Boulevard, which would split the disposition sites into two zoning lots. The CPC report says waterfront portions of the sites will be built as new public open space.

  • Lot area used in the figures

    Block 489 Lot 23 and Block 488 Lot 15 extend past the shoreline into the East River. MapPLUTO draws them only to the shoreline at mean high tide, which is why their drawn outlines are smaller than their recorded areas. On the City's tax map both lots end at or just inside the U.S. bulkhead line, and their outlines there measure about 39,800 and 115,200 sq ft. On a waterfront zoning lot, the part landward of the bulkhead line is the upland lot, and floor area and homes are computed on it (ZR 12-10, 62-31), so the water inside the bulkhead line counts. The figures use the recorded areas for these two lots, 35,780 and 100,990 sq ft, which lie between the shoreline and tax map measures.

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

Lot area
240,470 sq ft
Zoning district
M1-5A/R8, M1-6A/R9, R9
Maximum residential floor area
1,443,923 sq ft237,504.9 sq ft M1-5A/R8 in Northern Hunters Point Waterfront Subdistrict, subarea B × 6.00 + 1,169.3 sq ft R9 in Northern Hunters Point Waterfront Subdistrict, subarea B × 6.00 + 1,069.9 sq ft M1-6A/R9 in Northern Hunters Point Waterfront Subdistrict, subarea B × 6.00 + 726 sq ft R9 × 7.52
With qualifying affordable or senior housing
1,732,705 sq ft237,504.9 sq ft M1-5A/R8 in Northern Hunters Point Waterfront Subdistrict, subarea B × 7.20 + 1,169.3 sq ft R9 in Northern Hunters Point Waterfront Subdistrict, subarea B × 7.20 + 1,069.9 sq ft M1-6A/R9 in Northern Hunters Point Waterfront Subdistrict, subarea B × 7.20 + 726 sq ft R9 × 9.02
Maximum community facility floor area
1,733,417 sq ft237,504.9 sq ft M1-5A/R8 in Northern Hunters Point Waterfront Subdistrict, subarea B × 7.20 + 1,169.3 sq ft R9 in Northern Hunters Point Waterfront Subdistrict, subarea B × 7.20 + 1,069.9 sq ft M1-6A/R9 in Northern Hunters Point Waterfront Subdistrict, subarea B × 7.20 + 726 sq ft R9 × 10.00

Homes, as a range

CaseHomesHow
Low2,0241,732,705 sq ft × 0.7 ÷ 599 sq ft
Base2,5061,732,705 sq ft × 0.8 ÷ 553 sq ft
High2,5471,732,705 sq ft × 0.85 ÷ 514 sq ft = 2,865, less where each of the 2 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 354,697 ÷ 680 → 521; 1,378,008 ÷ 680 → 2,026)

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

What binds first

Flood hazard

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

What the neighborhood asked for

Queens Community Board 2'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

    Affordable Housing development on Hunters Point Parcel D

    “Fully fund new 100% affordable housing on Hunter's Point Parcel D.”

    FY2027 statement, p. 39 · priority 2 of 3 within the agency · awaiting a person's review

    ResponseFurther investigation is required. Contact the agency.

  • HousingCapital request to Department of Housing Preservation & Development

    affordable housing Conversion of Shelters

    “Conversion of existing shelter sites to permanent supportive housing to be operated by quality non-profit operators.”

    FY2027 statement, p. 39 · priority 3 of 3 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 adultsCapital request to Department for the Aging

    new senior center

    “Funding site acquisition for site for a new senior/ community center in CB2 which previously benefited from an additional center formerly in St Mary's in …”

    FY2027 statement, p. 37 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • LibrariesExpense request to Queens Borough Public Library

    Extended library hours for Sunnyside and Woodside branches

    “Increased funding for Queens Public Library in order to enable the Sunnyside and Woodside library branches to open 7 days a week.”

    FY2027 statement, p. 48 · 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.

  • HealthCapital request to Health and Hospitals Corporation

    Provide a new or expanded health care facility neonatal maternal

    “Identify a site for and commit to establishing a full - service hospital within or near CB 2 in the rezoning area, including comprehensive maternity …”

    FY2027 statement, p. 39 · 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 …

  • Open spaceCapital request to Department of Parks and Recreation

    Blissville Veterans Memorial flagpole construction

    “Complete the Blissville veteran's memorial, including the flagpole at triangle park at the location of van dam park at the base of the Green point …”

    FY2027 statement, p. 40 · priority CS within the agency · awaiting a person's review

    ResponseThis request has already been funded.

  • Open spaceCapital request to Department of Parks and Recreation

    Public Amphitheatre

    “Construction of a public outdoor amphitheater as part of design of new parks space in Long Island City.”

    FY2027 statement, p. 38 · priority 2 of 4 within the agency · awaiting a person's review

    ResponseMore information is needed from the community board before making a funding decision. The community board should contact the agency.

5 other requests in these categories are listed on the web page.

What gets in the way

Flags are flags, not verdicts. Each comes from a public layer, named in the sources.

  • Hazard

    In the 1% annual chance floodplain (2015 preliminary map)

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

  • Hazard

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

    All of the site is in the 1% annual chance floodplain on FEMA's effective 2007 Flood Insurance Rate Map, which flood insurance still uses (MapPLUTO flags it too).

  • Hazard

    Stormwater flooding in a moderate storm (2050s)

    DEP's Stormwater Flood Map (moderate stormwater flood with 2050 sea level rise) shows future high tides on about 3% of the site (7,160 sq ft).

  • Hazard

    Stormwater flooding in an extreme storm (2080s)

    DEP's Stormwater Flood Map (extreme stormwater flood with 2080 sea level rise) shows flooding on about 68% of the site (144,900 sq ft), nearly all of it future high tides.

  • Caution

    (E) designation E-848

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

  • Caution

    3 of 4 lots have buildings on them

    Block 488 lot 11 has a building on record with 64,000 sq ft of gross building area, completed around 1965; Block 489 lot 1 has 2 buildings on record with 510,000 sq ft of gross building area, completed around 1948; Block 489 lot 23 has a building on record with 25,675 sq ft of gross building area, completed around 1982 (MapPLUTO; gross area includes space zoning does not count). NYCEDC's May 2025 notice in The City Record describes the Vernon Building as a six-story warehouse of nearly 700,000 gross square feet. 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 those buildings stand.

  • Note

    In a Mandatory Inclusionary Housing area

    MIH options 1 and 3 apply, so new housing here must include permanently affordable homes (ZR 27-131).

  • Note

    In the Special Long Island City Mixed Use District

    In the Northern Hunters Point Waterfront Subdistrict, Subareas A to F each have their own maximum FARs for housing, affordable housing, community facilities and commercial uses, which replace the underlying district's figures. Its floor area rules are applied above (ZR 117-321).

Nearest subway station: Court Sq-23 St (7 E F G), 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 (4)
4-00488-0011, 4-00488-0015, 4-00489-0001, 4-00489-0023Confirmed against City Planning Commission report C 250176 ZMQ (Long Island City Neighborhood Plan)
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 4 of its lots; every compared field and district boundary matched. MapPLUTO's district fields list only M1-5A/R8 for lot 4-00488-0011; DCP's zoning map also puts M1-6A/R9 on 8% of it, and the figures follow the map. For lots 4-00488-0015 and 4-00489-0023 the figures keep MapPLUTO's recorded areas, which differ from the drawn outlines; the page's note on lot area explains why. A separate calculation, written from the method page and run on the same downloaded City data on September 25, 2026, reproduced the 4 lots and their area (240,470 sq ft), the zoning portions, the floor area (standard 1,443,923; with qualifying affordable or senior housing 1,732,705; community facility 1,733,417 sq ft), the homes (low 2,024, base 2,506, high 2,547), and the flags and what limits the site first.

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

Sources

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

  1. LIFT Tracker (Land Inventory Fast Track), ArcGIS layer LIFT_Tracker/FeatureServer/0Dataset · NYC Mayor's Office · as of July 30, 2026 · retrieved September 23, 2026
  2. City Planning Commission report C 250176 ZMQ (Long Island City Neighborhood Plan), PDF page 38, list of proposed actions, 'Disposition of Non-Residential City-Owned Property (PP)' (retrieved 2026-09-25)Document · NYC City Planning Commission · as of September 3, 2025
  3. City Planning Commission report C 250176 ZMQ, PDF page 57, 'Proposed Disposition of Non-Residential City-Owned Property'Document · NYC City Planning Commission · as of September 3, 2025“Following the approval of the proposed actions, the City will work with …”
  4. NYC Council Res 1148-2025 (LU 377, C 250179 PPQ), Legistar detail page, detail header and history tableDocument · New York City Council · as of November 12, 2025
  5. The City Record notice 20250424036: Adaptive Reuse - 44-36 Vernon Boulevard Building (Request for Information), field additional_description_1 (the source text drops the apostrophe in "LIC's")Document · NYC Economic Development Corporation, via The City Record (NYC Open Data dg92-zbpx) · as of May 5, 2025
  6. The City Record notice 20250424036, field additional_description_1Document · NYC Economic Development Corporation, via The City Record · as of May 5, 2025
  7. City Planning Commission report C 250176 ZMQ, PDF page 12, 'Waterfront' subarea descriptionDocument · NYC City Planning Commission · as of September 3, 2025
  8. City Planning Commission report C 250176 ZMQ, PDF page 57, 'Proposed Disposition of Non-Residential City-Owned Property'Document · NYC City Planning Commission · as of September 3, 2025“City map amendments included in the proposed actions would bisect these development …”
  9. NYC Digital Tax Map tax lot polygon, Queens Block 489, Lot 23 (Open Data i38t-6if2), polygon and attributes for BBL 4004890023; measured in New York State Plane feet (retrieved 2026-09-25)Document · NYC Department of Finance · as of September 25, 2026
  10. NYC Digital Tax Map tax lot polygon, Queens Block 488, Lot 15 (Open Data i38t-6if2), polygon and attributes for BBL 4004880015; measured in New York State Plane feet (retrieved 2026-09-25)Document · NYC Department of Finance · as of September 25, 2026
  11. Digital City Map: U.S. bulkhead and pierhead lines near Queens Blocks 488 and 489, feature 7013 (Bulkhead_line, U.S.) and the pierhead line beyond it (retrieved 2026-09-25)Document · NYC Department of City Planning (DCM_Digital_City_Map feature service) · as of September 25, 2026
  12. Borough boundaries (clipped to shoreline), layer description, layer description (retrieved 2026-09-25)Document · NYC Department of City Planning (NYC_Borough_Boundary feature service) · as of August 21, 2026
  13. Zoning Resolution Section 12-10, definition of 'upland lot', 'upland lot' (retrieved 2026-09-24)Document · NYC Department of City Planning (Zoning Resolution) · as of February 2, 2011
  14. Zoning Resolution Section 62-31, Bulk Computations on Waterfront Zoning Lots, paragraph (a) (retrieved 2026-09-25)Document · NYC Department of City Planning (Zoning Resolution) · as of April 22, 2009
  15. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  16. Zoning Resolution § 123-622, M1-5A/R8 residential equivalent: R8Zoning Resolution · NYC Department of City Planning
  17. Zoning Resolution § 123-622, M1-6A/R9 residential equivalent: R9Zoning Resolution · NYC Department of City Planning
  18. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-5A/R8: 6.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-6A/R9: 6.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: R9: 6.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  21. Zoning Resolution § 23-22, R9: 7.52 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  22. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-5A/R8, qualifying affordable housing or qualifying senior housing: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  23. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-6A/R9, qualifying affordable housing or qualifying senior housing: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  24. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: R9, qualifying affordable housing or qualifying senior housing: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  25. Zoning Resolution § 23-22, R9, qualifying affordable housing or qualifying senior housing: 9.02 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  26. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-5A/R8: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  27. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-6A/R9: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  28. Zoning Resolution § 117-321, Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: R9: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  29. Zoning Resolution § 24-11, R9: 10.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  30. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  31. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  32. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  33. 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
  34. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  35. 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
  36. FEMA 2007 effective Flood Insurance Rate Map: area of each lot in each zoneDataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  37. 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
  38. 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
  39. 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
  40. 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
  41. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  42. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  43. Zoning Resolution § 117-321, Special Long Island City Mixed Use DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  44. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 39Document · NYC Department of City Planning · retrieved September 23, 2026
  45. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 2 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  46. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 37Document · NYC Department of City Planning · retrieved September 23, 2026
  47. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 48Document · NYC Department of City Planning · retrieved September 23, 2026
  48. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 40Document · NYC Department of City Planning · retrieved September 23, 2026
  49. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027, PDF p. 38Document · NYC Department of City Planning · retrieved September 23, 2026
  50. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  51. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  52. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  53. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  54. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  55. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  56. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  57. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  58. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  59. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  60. NY General City Law Sec. 35, GCL 35Document
  61. NY General City Law Sec. 36, GCL 36Document
  62. LPC - Applications page, page textDocument
  63. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  64. 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
  65. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  66. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  67. 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. City Planning Commission report C 250176 ZMQ (Long Island City Neighborhood Plan)
Document · NYC City Planning Commission
Where
PDF page 38, list of proposed actions, 'Disposition of Non-Residential City-Owned Property (PP)' (retrieved 2026-09-25)
As of
September 3, 2025

Disposition of Non-Residential City-Owned Property (PP): ο Dispose of City-owned property located at Block 489, Lot 23 and Lot 1, and Block 488, Lot 15 and Lot 11.

Open source

3. City Planning Commission report C 250176 ZMQ
Document · NYC City Planning Commission
Where
PDF page 57, 'Proposed Disposition of Non-Residential City-Owned Property'
As of
September 3, 2025

Following the approval of the proposed actions, the City will work with stakeholders and gather community input to inform future approaches to these sites, which may include releasing one or more competitive RFPs seeking respondents to undertake the redevelopment of the project sites.

Open source

4. NYC Council Res 1148-2025 (LU 377, C 250179 PPQ), Legistar detail page
Document · New York City Council
Where
detail header and history table
As of
November 12, 2025

Resolution approving the decision of the City Planning Commission on Application No. C 250179 PPQ, for the disposition of city-owned property (L.U. No. 377).

Open source

5. The City Record notice 20250424036: Adaptive Reuse - 44-36 Vernon Boulevard Building (Request for Information)
Document · NYC Economic Development Corporation, via The City Record (NYC Open Data dg92-zbpx)
Where
field additional_description_1 (the source text drops the apostrophe in "LIC's")
As of
May 5, 2025

the Vernon Building is a large, six-story warehouse structure currently owned and occupied by NYCPS. Totaling nearly 700,000 gross square feet

Open source

6. The City Record notice 20250424036
Document · NYC Economic Development Corporation, via The City Record
Where
field additional_description_1
As of
May 5, 2025

The City will not select a development team from the RFI, but rather anticipates learning from the RFI responses to inform future approaches to the Vernon Building.

Open source

7. City Planning Commission report C 250176 ZMQ
Document · NYC City Planning Commission
Where
PDF page 12, 'Waterfront' subarea description
As of
September 3, 2025

103,700 square feet and are mapped with an M1-4 zoning district. The site is a hub for NYCPS operations across the five boroughs and largely used for storage, office space, and other citywide administrative uses. To the west of the Vernon Building is an accessory parking lot for municipal employees and is under the jurisdiction of the NYC Department of Small Business Services (SBS).

Open source

8. City Planning Commission report C 250176 ZMQ
Document · NYC City Planning Commission
Where
PDF page 57, 'Proposed Disposition of Non-Residential City-Owned Property'
As of
September 3, 2025

City map amendments included in the proposed actions would bisect these development sites, creating two zoning lots with secondary frontage on the newly created public street. In addition to the proposed development, waterfront portions of the proposed disposition sites will be constructed to create new waterfront open space.

Open source

9. NYC Digital Tax Map tax lot polygon, Queens Block 489, Lot 23 (Open Data i38t-6if2)
Document · NYC Department of Finance
Where
polygon and attributes for BBL 4004890023; measured in New York State Plane feet (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"boro":"4","block":"489","lot":"23","bbl":"4004890023"

Open source

10. NYC Digital Tax Map tax lot polygon, Queens Block 488, Lot 15 (Open Data i38t-6if2)
Document · NYC Department of Finance
Where
polygon and attributes for BBL 4004880015; measured in New York State Plane feet (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"boro":"4","block":"488","lot":"15","bbl":"4004880015"

Open source

11. Digital City Map: U.S. bulkhead and pierhead lines near Queens Blocks 488 and 489
Document · NYC Department of City Planning (DCM_Digital_City_Map feature service)
Where
feature 7013 (Bulkhead_line, U.S.) and the pierhead line beyond it (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"OBJECTID": 7013, "Borough": "Queens", "Feat_Type": "Bulkhead_line", "Jurisdiction": "U.S."

Open source

12. Borough boundaries (clipped to shoreline), layer description
Document · NYC Department of City Planning (NYC_Borough_Boundary feature service)
Where
layer description (retrieved 2026-09-25)
As of
August 21, 2026

The borough boundaries of New York City clipped to the shoreline at mean high tide.

Open source

13. Zoning Resolution Section 12-10, definition of 'upland lot'
Document · NYC Department of City Planning (Zoning Resolution)
Where
'upland lot' (retrieved 2026-09-24)
As of
February 2, 2011

An “upland lot” is the portion of a waterfront zoning lot located landward of the bulkhead line. Where a portion of the shoreline projects seaward of the bulkhead line, such land above water shall be included as part of the upland lot

Open source

14. Zoning Resolution Section 62-31, Bulk Computations on Waterfront Zoning Lots
Document · NYC Department of City Planning (Zoning Resolution)
Where
paragraph (a) (retrieved 2026-09-25)
As of
April 22, 2009

All floor area, dwelling units or rooming units generated by such portion shall be located within the upland lot and all lot coverage computations shall be based solely on the area of the upland lot.

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 § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-5A/R8 residential equivalent: R8

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

17. Zoning Resolution § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-6A/R9 residential equivalent: R9

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

18. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-5A/R8: 6.00 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

19. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-6A/R9: 6.00 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

20. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: R9: 6.00 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

21. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R9: 7.52 FAR
As of
September 10, 2026

R9A R9 | 7.52 | 9.02

Open source

22. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-5A/R8, qualifying affordable housing or qualifying senior housing: 7.20 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

23. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-6A/R9, qualifying affordable housing or qualifying senior housing: 7.20 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

24. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: R9, qualifying affordable housing or qualifying senior housing: 7.20 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

25. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R9, qualifying affordable housing or qualifying senior housing: 9.02 FAR
As of
September 10, 2026

R9A R9 | 7.52 | 9.02

Open source

26. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-5A/R8: 7.20 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

27. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: M1-6A/R9: 7.20 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

28. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District, Northern Hunters Point Waterfront Subdistrict, subarea B: R9: 7.20 FAR
As of
September 10, 2026

B | 6.00 | 7.20 | 7.2 | 6.5

Open source

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

R9 R9-1 | 10.00 | 75 | 65

Open source

30. 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

31. 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

32. 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

33. 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

34. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction)
Document · NYC Department of Buildings
Where
§ G102.2

Uses FEMA's 2015 Preliminary FIRMs for flood hazard areas, and the higher of the 2007 or 2015 maps for elevations.

Open source

35. 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

36. FEMA 2007 effective Flood Insurance Rate Map: area of each lot in each zone
Dataset · FEMA, via NYC Department of City Planning
As of
March 16, 2026
Retrieved
September 25, 2026

Open source

37. 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

38. 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

39. 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

40. 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

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

Open source

42. 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

43. Zoning Resolution § 117-321
Zoning Resolution · NYC Department of City Planning
Where
Special Long Island City Mixed Use District
As of
September 10, 2026

The maximum floor area ratio permitted for commercial, community facility, manufacturing, or residential uses in Subareas A through F is specified in the following table:

Open source

44. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 39
Retrieved
September 23, 2026

Open source

45. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 2 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

46. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 37
Retrieved
September 23, 2026

Open source

47. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 48
Retrieved
September 23, 2026

Open source

48. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 40
Retrieved
September 23, 2026

Open source

49. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 38
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

52. 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

53. 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

54. 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

55. 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

56. 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

57. 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

58. 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

59. 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

60. 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

61. 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

62. 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

63. 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

64. 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

65. 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

66. 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

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

Open source