Public Ground

Plate 25 of 102BronxBronx Community Board 1

Melrose Commons Site B2 and 599 Courtlandt Avenue

This site can hold about 160–204 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 229. The City's LIFT tracker lists 159 and 222 homes, in two records for the same project. The larger figure is more than the 204 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 lists this project twice, with different home counts, and places both records at 599 Courtlandt Avenue. City documents put the project on the Third Avenue lots of Site B2 and on 599 Courtlandt Avenue. The figures are for these lots, counted once.

  • 599 Courtlandt Avenue / Melrose Commons Site 14 (B2): 159 homes, Developer Selected/Pre-Public Approval In November 2021 the developer told Bronx Community Board 1 of about 160 homes: 8 at 599 Courtlandt Avenue and 152 on Site B2. HPD's August 2026 filing is for about 215 homes on Site B2 alone.
  • Melrose Commons Site B2 (CS III) / 599 Courtlandt: 222 homes, Developer Selected/Pre-Public Approval None of the City documents checked gives the tracker's 222. HPD's August 2026 filing for the Third Avenue site is for about 215 homes plus a superintendent's unit; the 2018 approval for 599 Courtlandt Avenue was for about eight.
  • Index entry
  • Tracker status: Developer Selected/Pre-Public Approval
  • Lead agency: HPD

View in ZoLa (lot 1 of 3)Checks and sources

Plate 25. Melrose Commons Site B2 and 599 Courtlandt Avenue: 3 tax lots on 2 blocks; the plate draws the largest of 2 groups of lots within 300 feet of each other, Bronx. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.2360236423792619708089929725455152126294551485119434547495175013975011104656Brook AvenueEast 158th StreetEast 159th StreetEast 160th StreetElton AvenueSt. Ann'S AvenueN0250 ft

Largest of 2 groups of nearby lots (2 of 3 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.

  • Third Avenue building still needs City approvals

    On August 31, 2026 HPD filed for Urban Development Action Area approval, sale of the City land and an urban renewal plan change for a 20-story building with about 215 affordable homes at 3116-3124 Third Avenue (ZAP 2024X0217). Public review had not begun when it was filed.

  • Urban renewal plan caps height at 85 feet on lot 56

    The Melrose Commons Urban Renewal Plan limits buildings on this part of Site 17 to 85 feet. HPD's August 2026 filing asks to remove that limit so the building can be built to current zoning.

  • Building would use floor area from the lot next door

    HPD's August 2026 filing says the building would use about 56,000 sq ft of development rights from Block 2364, Lots 45, 46 and the air rights over Lot 46 through a zoning lot merger.

  • Occupied 107-home building shares the zoning lot

    The merged zoning lot would include the existing 107-home affordable building on Block 2364, Lot 45, which stays, for 323 homes across both buildings (HPD, August 2026).

  • NYPD parks vehicles on part of the Third Ave lot

    As of August 2026, HPD reported that the NYPD uses part of the Third Avenue lot for vehicle parking.

  • 599 Courtlandt approved in 2018 for about 8 homes

    In October 2018 the City Planning Commission approved actions for a four-story building with about eight affordable homes on 599 Courtlandt Avenue (Block 2410, Lot 43), a vacant lot of about 2,900 sq ft (C 180390 HAX).

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

Lot area
17,716 sq ft
Zoning district
R8, R6; commercial overlay C1-4, C2-4 on part of the site
Maximum residential floor area
112,755 sq ft14,756 sq ft R8 × 7.20 + 2,960 sq ft R6 × 2.20
With qualifying affordable or senior housing
139,036 sq ft14,756 sq ft R8 × 8.64 + 2,960 sq ft R6 × 3.90
Maximum community facility floor area
110,122 sq ft14,034.1 sq ft R8 under a C1-4 overlay × 6.50 + 2,960 sq ft R6 under a C2-4 overlay × 4.80 + 721.9 sq ft R8 × 6.50

Homes, as a range

CaseHomesHow
Low162139,036 sq ft × 0.7 ÷ 599 sq ft
Base201139,036 sq ft × 0.8 ÷ 553 sq ft
High204139,036 sq ft × 0.85 ÷ 514 sq ft = 229, less where each of the 2 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 127,492 ÷ 680 → 187; 11,544 ÷ 680 → 17)

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

What binds first

Dwelling unit limit

The dwelling unit limit (ZR 23-52) holds the site to at most 204 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

Bronx Community Board 1'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

  • LibrariesExpense request to New York Public Library

    Extend library hours, expand library programs, and enhance library collections

    “Increase Funding for New York Public Library Services in the District. In order to provide the opportunity for district children and youth to fully participate …”

    FY2027 statement, p. 31 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis project has already been funded, but the community board should reach out to the Agency with more detail regarding this request.

1 other request in these categories is 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.

  • Caution

    (E) designation E-52

    On block 2364 lot 56 (1 of the 3 lots), an environmental requirement (noise) must be satisfied before the Department of Buildings issues permits for new development.

  • Caution

    1 of 3 lots not recorded as City-owned

    MapPLUTO records block 2410 lot 43 with no ownership type, not as City property (owner recorded as “COURTLANDT DEVELOPMENT GROUP LLC”).

  • 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

    Lot areas disagree lot by lot

    In all, the outlines come to about 17,766 sq ft, within 1% of the recorded lot area of 17,716 sq ft that the figures use. Recorded and drawn areas of single lots disagree more (block 2364 lot 46: 845 sq ft recorded, about 440 sq ft drawn, 32 sq ft of it outside mapped street beds), so figures for part of the site are less reliable than the total.

Nearest subway station: Jackson Av (2 5), 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 (3)
2-02364-0046, 2-02364-0056, 2-02410-0043Confirmed against City Planning Commission report C 180390 HAX (599 Courtlandt Avenue) and Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
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 3 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 3 lots and their area (17,716 sq ft), the zoning portions, the floor area (standard 112,755; with qualifying affordable or senior housing 139,036; community facility 110,122 sq ft), the homes (low 162, base 201, high 204), 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 180390 HAX (599 Courtlandt Avenue), p.1, captionDocument · NYC City Planning Commission · as of October 15, 2018
  3. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217, p.1, section 2 Background (ZAP https://zap.planning.nyc.gov/projects/2024X0217, Filed LU Package 1)Document · NYC Department of Housing Preservation and Development (filed with NYC Department of City Planning) · as of August 31, 2026
  4. Bronx Community Board 1, Economic Development-Land Use & Housing Committee minutes, p.5, Procida Development Group presentationDocument · Bronx Community Board 1 · as of November 10, 2021
  5. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217, p.4, section 6 Description of Proposed DevelopmentDocument · NYC Department of Housing Preservation and Development · as of August 31, 2026“The Proposed Development will be a 20-story residential building with approximately 215 …”
  6. City Planning Commission report C 180390 HAX (599 Courtlandt Avenue), p.1, caption; p.2, BackgroundDocument · NYC City Planning Commission · as of October 15, 2018
  7. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217, p.5, section 7 Urban Renewal Plan AmendmentDocument · NYC Department of Housing Preservation and Development · as of August 31, 2026
  8. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217, p.4, section 6 Description of Proposed DevelopmentDocument · NYC Department of Housing Preservation and Development · as of August 31, 2026“The Proposed Development will utilize approximately 56,000 square feet of development rights …”
  9. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217, p.1, section 1 IntroductionDocument · NYC Department of Housing Preservation and Development · as of August 31, 2026
  10. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217, p.3, section 4 Description of the Project AreaDocument · NYC Department of Housing Preservation and Development · as of August 31, 2026
  11. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  12. 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
  13. Zoning Resolution § 23-22, R8; Within 100 ft of a wide street: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. 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
  15. Zoning Resolution § 23-22, R8, UAP development or qualifying senior housing; Outside MIH areas, within 100 ft of a wide street, zoning lots containing UAP developments or qualifying senior housing: 8.64 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Zoning Resolution § 24-11, R8: 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 33-121, C1-4; C1-4 mapped within R7-2 or R7-3 or R8 or R8A Districts (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 6.50 total (Column C): 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 33-121, C2-4; C2-4 mapped within R6 or R6-1 or R7-1 Districts (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 4.80 total (Column C): 4.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  20. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  21. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  22. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  23. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  24. Zoning Resolution § 23-731, Sky exposure plane buildings: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  25. 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
  26. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 1 FY2027, PDF p. 31Document · NYC Department of City Planning · retrieved September 23, 2026
  27. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 1 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  28. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  29. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  30. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  31. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  32. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  33. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  34. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  35. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  36. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  37. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  38. NY General City Law Sec. 35, GCL 35Document
  39. NY General City Law Sec. 36, GCL 36Document
  40. LPC - Applications page, page textDocument
  41. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  42. 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
  43. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  44. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  45. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  46. Commercial Overlay Districts (NYCO) 202607Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
1. LIFT Tracker (Land Inventory Fast Track)
Dataset · NYC Mayor's Office
Where
ArcGIS layer LIFT_Tracker/FeatureServer/0
As of
July 30, 2026
Retrieved
September 23, 2026

One point per project. BBLs resolved by point-in-lot against MapPLUTO, HPD's Local Law 125 report, or address geocoding; see the method page.

Open source

2. City Planning Commission report C 180390 HAX (599 Courtlandt Avenue)
Document · NYC City Planning Commission
Where
p.1, caption
As of
October 15, 2018

the designation of property located at 599 Courtlandt Avenue (Block 2410, Lot 43) as an Urban Development Action Area

Open source

3. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
Document · NYC Department of Housing Preservation and Development (filed with NYC Department of City Planning)
Where
p.1, section 2 Background (ZAP https://zap.planning.nyc.gov/projects/2024X0217, Filed LU Package 1)
As of
August 31, 2026

The B2 site consists of Block 2364, Lots 56 and 46 (current Project Area) while Site B1 consists of Block 2364 Lot 45 and Lot A9046 (the air rights over Lot 46).

Open source

4. Bronx Community Board 1, Economic Development-Land Use & Housing Committee minutes
Document · Bronx Community Board 1
Where
p.5, Procida Development Group presentation
As of
November 10, 2021

We're proposing about 160 units and there will be eight units on that 599 Courtlandt site and then 152 units on the B2 site.

Open source

5. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
Document · NYC Department of Housing Preservation and Development
Where
p.4, section 6 Description of Proposed Development
As of
August 31, 2026

The Proposed Development will be a 20-story residential building with approximately 215 affordable rental units, plus one additional unit for a superintendent

Open source

6. City Planning Commission report C 180390 HAX (599 Courtlandt Avenue)
Document · NYC City Planning Commission
Where
p.1, caption; p.2, Background
As of
October 15, 2018

the designation of property located at 599 Courtlandt Avenue (Block 2410, Lot 43) as an Urban Development Action Area ... the construction of a four-story mixed-use building containing approximately eight affordable dwelling units and commercial space

Open source

7. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
Document · NYC Department of Housing Preservation and Development
Where
p.5, section 7 Urban Renewal Plan Amendment
As of
August 31, 2026

Approval of an amendment to the Melrose Commons Urban Renewal Plan to remove the height restriction of 85 feet on part of Site 17 for Lot 56

Open source

8. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
Document · NYC Department of Housing Preservation and Development
Where
p.4, section 6 Description of Proposed Development
As of
August 31, 2026

The Proposed Development will utilize approximately 56,000 square feet of development rights from the adjacent Block 2364, Lots 45, 46, and A9046 through a zoning lot merger.

Open source

9. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
Document · NYC Department of Housing Preservation and Development
Where
p.1, section 1 Introduction
As of
August 31, 2026

The zoning lot will include an existing building with 107 affordable rental units on Block 2364, Lot 45 bringing the total units on the zoning lot to 323 units across both the buildings.

Open source

10. Melrose Cornerstone B2, Project Description (LR Item 3), ZAP project 2024X0217
Document · NYC Department of Housing Preservation and Development
Where
p.3, section 4 Description of the Project Area
As of
August 31, 2026

Currently, the NYPD is using part of the Development Site as parking for their vehicles.

Open source

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

Open source

12. 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

13. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R8; Within 100 ft of a wide street: 7.20 FAR
As of
September 10, 2026

R8 | 7.20¹ | 8.64² ... ¹ For zoning lots, or portions thereof, located within 100 feet of a wide street

Open source

14. 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

15. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R8, UAP development or qualifying senior housing; Outside MIH areas, within 100 ft of a wide street, zoning lots containing UAP developments or qualifying senior housing: 8.64 FAR
As of
September 10, 2026

R8 | 7.20¹ | 8.64² ... ² Outside of Mandatory Inclusionary Housing areas, for zoning lots, or portions thereof, located within 100 feet of a wide street, containing UAP developments or qualifying senior housing

Open source

16. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R8: 6.50 FAR
As of
September 10, 2026

R8 | 6.50 | 75 | 65

Open source

17. Zoning Resolution § 33-121
Zoning Resolution · NYC Department of City Planning
Where
C1-4; C1-4 mapped within R7-2 or R7-3 or R8 or R8A Districts (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 6.50 total (Column C): 6.50 FAR
As of
September 10, 2026

R7-2 R7-3 R8 R8A | 2.00 | 6.50 | 6.50

Open source

18. Zoning Resolution § 33-121
Zoning Resolution · NYC Department of City Planning
Where
C2-4; C2-4 mapped within R6 or R6-1 or R7-1 Districts (suffixed variants included per ZR 11-25) — zoning lot containing only community facility use (Column B); a zoning lot with both commercial and community facility uses: 4.80 total (Column C): 4.80 FAR
As of
September 10, 2026

R6 R6-1 R7-1 | 2.00 | 4.80 | 4.80

Open source

19. 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

20. 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

21. 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

22. 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

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

Open source

24. 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

25. 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

26. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 1 FY2027
Document · NYC Department of City Planning
Where
PDF p. 31
Retrieved
September 23, 2026

Open source

27. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 1 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

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

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. 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

31. 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

32. 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

33. 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

34. 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

35. 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

36. 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

37. 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

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

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

Open source

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

Open source