Public Ground

Plate 28 of 102BronxBronx Community Board 3

Melrose Open Door

This site can hold about 150–192 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 217. The City's LIFT tracker lists 60 homes. That is well under the low estimate for current zoning on the lots shown here.

City Planning's 2021 approval gives about 60 homeownership units across nine sites, matching the tracker; HPD's 2026 report lists three more lots under the same project.

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

View in ZoLa (lot 1 of 13)Checks and sources

Plate 28. Melrose Open Door: 13 tax lots on 11 blocks; the plate draws the largest of 10 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.2359100240255131418222324253032717879808182838628916192629656970717580828419207073Cauldwell AvenueEagle AvenueSt. Ann'S AvenueN0250 ft

Largest of 10 groups of nearby lots (3 of 13 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.

  • Scattered small lots approved in 2021 for homeownership

    In 2021 the City approved HPD's Melrose Open Door plan for about 60 affordable homeownership (co-op) units in nine small four- and five-story buildings on separate vacant lots in Bronx Community Districts 1 and 3 (C 210154 HAX, C 210156 HAX). Each lot is built on separately; the lots are not one site.

  • Two lots are in the Mott Haven North Urban Renewal Area

    672 St. Ann's Avenue and 675 Eagle Avenue are in the Mott Haven North Urban Renewal Plan, which runs to 2034. A 2021 amendment (C 210155 HUX) exempted these two sites from the plan's floor area, open space and parking limits so that the underlying zoning applies.

  • 881 Brook Ave is in the Melrose Commons renewal area

    The City Planning Commission noted in 2021 that 881 Brook Avenue is part of Site 24 of the Melrose Commons Urban Renewal Plan, which expires in 2034.

  • Three HPD-listed lots were not in the 2021 approval

    HPD's Local Law 125 report lists 1175 Tinton Avenue, 1109 Intervale Avenue and 1048 Faile Street under Melrose Open Door, but they were not among the nine sites approved in 2021. Department of Buildings new-building filings from 2021 propose a 3-unit home at 1175 Tinton Avenue and 4-unit homes at 1109 Intervale Avenue and 1048 Faile Street; the filings for 1175 Tinton Avenue and 1109 Intervale Avenue name Neighborhood Restore HDFC, not HPD, as owner.

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

Lot area
29,723 sq ft
Zoning district
C4-4, R6, R7-1; commercial overlay C2-4 on part of the site
Maximum residential floor area
88,397 sq ft11,352 sq ft R6 × 2.20 + 4,550 sq ft R7-1 × 3.44 + 3,111 sq ft R7-1 × 4.00 + 2,589 sq ft R6 × 3.00 + 2,283 sq ft R7-1 × (0.605 × 4.00 + 0.395 × 3.44) + 2,143 sq ft R7-1 × (0.093 × 4.00 + 0.907 × 3.44) + 1,931 sq ft R6 × (0.094 × 3.00 + 0.906 × 2.20) + 1,764 sq ft C4-4 × 4.00
With qualifying affordable or senior housing
131,294 sq ft15,872 sq ft R6 × 3.90 + 12,087 sq ft R7-1 × 5.01 + 1,764 sq ft C4-4 × 5.01
Maximum community facility floor area
145,669 sq ft15,872 sq ft R6 × 4.80 + 8,976 sq ft R7-1 × 4.80 + 3,111 sq ft R7-1 under a C2-4 overlay × 4.80 + 1,764 sq ft C4-4 × 6.50

Homes, as a range

CaseHomesHow
Low153131,294 sq ft × 0.7 ÷ 599 sq ft
Base189131,294 sq ft × 0.8 ÷ 553 sq ft
High192131,294 sq ft × 0.85 ÷ 514 sq ft = 217, less where each of the 12 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 8,838 ÷ 680 → 13; 10,097 ÷ 680 → 15; 7,531 ÷ 680 → 11; 9,750 ÷ 680 → 14; and 8 more)

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

What binds first

Shape of some parcels

The site is 12 separate parcels. 4 of them fall under the screen for a practical building (18 ft of frontage, 40 ft of depth, 2,000 sq ft): block 2365 lot 23 (1,764 sq ft), block 2617 lot 70 (1,931 sq ft), block 2662 lot 27 (16.5 ft of frontage) and block 2979 lot 1 (36.8 ft deep). Their shape or size limits a building on those parcels before floor area does; on the others, floor area is the limit, and the dwelling unit limit (ZR 23-52) holds the site to at most 192 homes.

What the neighborhood asked for

Bronx Community Board 3's formal requests to the City, from its annual Statement of Community District Needs and Budget Requests. It holds the largest share of the site's land; some lots are in Bronx Community Board 1 and Bronx Community Board 2, whose requests are not shown here.

Each quotation below was found word for word on the cited page by script. None reviewed by a person yet.

Other requests in these categories

  • Older adultsExpense request to Department for the Aging

    Other senior center program requests

    “Bronx Community Board Three requests additional funds to be allocated to the NYC Department for the Aging, to increase services related to transport/escort, congregate and …”

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

    ResponseAgency supports but cannot accommodate Explanation: We need additional funding.

  • LibrariesCapital request to New York Public Library

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

    “Provide for replacement of the existing boiler with a new energy-efficient model ($1.5 m - $3.015 m). …”

    FY2027 statement, p. 44 · priority 1 of 2 within the agency · awaiting a person's review

    ResponseFurther investigation is required. Contact the agency.

  • Community spaceCapital request to Housing Authority

    Renovate or upgrade NYCHA community facilities or open space

    “Install new energy efficienct HVAC system and germ infiltration system in basement and remodel gym at Claremont Neighborhood Center, Inc. located at 489 E. …”

    FY2027 statement, p. 43 · priority 1 of 3 within the agency · awaiting a person's review

    ResponseThis project has already been completed. Please remove from future requests.

  • Open spaceCapital request to Department of Parks and Recreation

    Provide a new or expanded park or amenity (i.e. playground, outdoor athletic field)

    “Develop Greenthumb and Flower Garden at Block 2979, Lots 28, 35,36 (Hoe Avenue between Home and Freeman Streets); …”

    FY2027 statement, p. 38 · priority 2 of 15 within the agency · awaiting a person's review

    ResponseThe agency recommends funding this budget request, but at this time the availability of funds is uncertain. OMB supports the agency's position.

  • Open spaceCapital request to Department of Parks and Recreation

    Provide a new or expanded park or amenity (i.e. playground, outdoor athletic field)

    “Bronx Community Board Three is requesting the construction of one or more new Dog Runs/Parks in Crotona Park, at Hylan Park consistent with the Crotona …”

    FY2027 statement, p. 41 · priority 13 of 15 within the agency · awaiting a person's review

    ResponseThe agency recommends funding this budget request, but at this time the availability of funds is uncertain. OMB supports the agency's position.

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.

  • Caution

    (E) designation E-52

    On block 2365 lot 23 (1 of the 13 lots), an environmental requirement (hazardous materials and noise) must be satisfied before the Department of Buildings issues permits for new development.

  • Caution

    1 of 13 lots has a building on it

    Block 2993 lot 33 has a building on record with 900 sq ft of gross building area, completed around 1988 (MapPLUTO; gross area includes space zoning does not count). Zoning counts floor area already on a lot toward its maximum, so the figures above are the most the land could hold in total, not what could be added while that building stands.

  • Caution

    2 of 13 lots not recorded as City-owned

    MapPLUTO records block 2662 lot 27 and block 2692 lot 73 as fully tax-exempt (owner recorded as “NEIGHBORHOOD RESTORE HOUSING DEVELOPMENT FUND CORP”).

  • Caution

    4 of 12 parcels are narrow, shallow or small

    The site is 12 separate parcels. 4 of them fall under the screen for a practical building (18 ft of frontage, 40 ft of depth, 2,000 sq ft): block 2365 lot 23 (1,764 sq ft), block 2617 lot 70 (1,931 sq ft), block 2662 lot 27 (16.5 ft of frontage) and block 2979 lot 1 (36.8 ft deep).

  • 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

    Edge strip of stormwater flooding in a moderate storm (2050s)

    Only a strip along the edge of the site, nowhere 5 feet wide and 37 sq ft in all, shows nuisance flooding (4 in to 1 ft) on DEP's Stormwater Flood Map (moderate stormwater flood with 2050 sea level rise). It is shown for reference and not counted as a flood constraint on the site.

  • Note

    Lot areas disagree lot by lot

    In all, the outlines come to about 31,171 sq ft, within 5% of the recorded lot area of 29,723 sq ft that the figures use. Recorded and drawn areas of single lots disagree more (block 2692 lot 73: 2,283 sq ft recorded, about 3,134 sq ft drawn), so figures for part of the site are less reliable than the total.

  • Note

    Stormwater flooding in an extreme storm (2080s) on a small share of the site

    Less than 1% of the site (about 150 sq ft) shows nuisance flooding (4 in to 1 ft) on DEP's Stormwater Flood Map (extreme stormwater flood with 2080 sea level rise). It is shown for reference and not counted as a flood constraint on the site.

Nearest subway station: Jackson Av (2 5), 0.5 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 (13)
2-02365-0023, 2-02617-0020, 2-02617-0070, 2-02620-0046, 2-02624-0073, 2-02662-0027, 2-02667-0001, 2-02667-0002, 2-02692-0073, 2-02748-0024, 2-02979-0001, 2-02987-0014, 2-02993-0033Confirmed against HPD Local Law 125 report (project pipeline: designation and disposition approval dates, BBLs)
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 13 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 13 lots and their area (29,723 sq ft), the zoning portions, the floor area (standard 88,397; with qualifying affordable or senior housing 131,294; community facility 145,669 sq ft), the homes (low 153, base 189, high 192), 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. HPD Local Law 125 report (project pipeline: designation and disposition approval dates, BBLs), PDF created 2026-07-31, modified 2026-08-25 per file metadata; p.1, row 'Melrose Open Door' (BBLs column; in the PDF text layer the last BBL, 2029930033, runs into the designation date 7/24/2017; the rendered page clips the BBL cell)Document · NYC Department of Housing Preservation and Development · as of July 31, 2026
  3. City Planning Commission report C 210156 HAX (Melrose Open Door, Community District 3), p.2, BackgroundDocument · NYC Department of City Planning / City Planning Commission · as of May 5, 2021
  4. City Planning Commission report C 210155 HUX (Mott Haven North Urban Renewal Plan, first amendment), p.5, BackgroundDocument · NYC Department of City Planning / City Planning Commission · as of May 5, 2021
  5. City Planning Commission report C 210156 HAX (Melrose Open Door, Community District 3), p.3, BackgroundDocument · NYC Department of City Planning / City Planning Commission · as of May 5, 2021
  6. DOB BIS new building job 220212696 (1048 Faile Street, Block 2748 Lot 24), record fields house__, street_name, block, lot, job_type, job_status, pre__filing_date, proposed_no_of_stories, proposed_dwelling_units, owner_s_business_name (retrieved 2026-09)Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2) · as of October 7, 2021
  7. DOB BIS new building job 220212721 (1175 Tinton Avenue, Block 2662 Lot 27), record fields house__, street_name, block, lot, job_type, job_status, pre__filing_date, proposed_no_of_stories, proposed_dwelling_units, owner_s_business_name (retrieved 2026-09)Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2) · as of October 7, 2021
  8. DOB BIS new building job 220212785 (1109 Intervale Avenue, Block 2692 Lot 73), record fields house__, street_name, block, lot, job_type, job_status, pre__filing_date, proposed_no_of_stories, proposed_dwelling_units, owner_s_business_name (retrieved 2026-09)Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2) · as of November 4, 2021
  9. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  10. Zoning Resolution § 34-112, C4-4 residential equivalent: R7-2Zoning Resolution · NYC Department of City Planning
  11. 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
  12. Zoning Resolution § 23-22, R6; Within 100 ft of a wide street: 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  13. Zoning Resolution § 23-22, R7-1; Not within 100 ft of a wide street: 3.44 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  14. Zoning Resolution § 23-22, R7-1; Within 100 ft of a wide street: 4.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 23-22, R7-2; Within 100 ft of a wide street: 4.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. 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
  17. Zoning Resolution § 23-22, R7-1, qualifying affordable housing or qualifying senior housing: 5.01 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 23-22, R7-2, qualifying affordable housing or qualifying senior housing: 5.01 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 24-11, R6: 4.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Zoning Resolution § 24-11, R7-1: 4.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  21. 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
  22. Zoning Resolution § 33-123, C4-4: 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  23. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  24. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  25. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  26. Declared screen: practical lot size, frontage 18 ft, depth 40 ft, area 2,000 sq ftDeclared assumption · as of September 23, 2026
  27. 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
  28. 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
  29. 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
  30. 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
  31. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  32. Zoning Resolution § 23-731, Sky exposure plane buildings: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  33. 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
  34. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027, PDF p. 45Document · NYC Department of City Planning · retrieved September 23, 2026
  35. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 3 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  36. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027, PDF p. 44Document · NYC Department of City Planning · retrieved September 23, 2026
  37. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027, PDF p. 43Document · NYC Department of City Planning · retrieved September 23, 2026
  38. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027, PDF p. 38Document · NYC Department of City Planning · retrieved September 23, 2026
  39. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027, PDF p. 41Document · NYC Department of City Planning · retrieved September 23, 2026
  40. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  41. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  42. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  43. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  44. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  45. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  46. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  47. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  48. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  49. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  50. NY General City Law Sec. 35, GCL 35Document
  51. NY General City Law Sec. 36, GCL 36Document
  52. LPC - Applications page, page textDocument
  53. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  54. 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
  55. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  56. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  57. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  58. 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. HPD Local Law 125 report (project pipeline: designation and disposition approval dates, BBLs)
Document · NYC Department of Housing Preservation and Development
Where
PDF created 2026-07-31, modified 2026-08-25 per file metadata; p.1, row 'Melrose Open Door' (BBLs column; in the PDF text layer the last BBL, 2029930033, runs into the designation date 7/24/2017; the rendered page clips the BBL cell)
As of
July 31, 2026

Melrose Open Door Bronx 2023650023, 2026170020, 2026170070, 2026200046, 2026240073, 2026620027, 2026670001, 2026670002, 2026920073, 2027480024, 2029790001, 2029870014, 20299300337/24/2017 6/17/2021 Yes No FY27

Open source

3. City Planning Commission report C 210156 HAX (Melrose Open Door, Community District 3)
Document · NYC Department of City Planning / City Planning Commission
Where
p.2, Background
As of
May 5, 2021

This application is part of HPD’s Melrose Open Door project, proposed to result in a total of approximately 60 affordable home ownership units spread across nine sites in Bronx Community Districts 1 and 3.

Open source

4. City Planning Commission report C 210155 HUX (Mott Haven North Urban Renewal Plan, first amendment)
Document · NYC Department of City Planning / City Planning Commission
Where
p.5, Background
As of
May 5, 2021

The amendment would exempt proposed Development Sites 1 and 2 from the FAR, open space ratio, and parking regulations stipulated in the URP. The proposed development would comply with the underlying zoning for Development Sites 1 and 2.

Open source

5. City Planning Commission report C 210156 HAX (Melrose Open Door, Community District 3)
Document · NYC Department of City Planning / City Planning Commission
Where
p.3, Background
As of
May 5, 2021

Development Site 1 (Block 2365, Lot 23) is designated as part of Site 24 of the Melrose Commons Urban Renewal Plan (“Melrose Commons Plan”) (C 940226 HUX). The Melrose Commons Plan was adopted in 1994, and was amended in 2007, 2011, and most recently in 2015. The Melrose Commons Plan will expire in 2034.

Open source

6. DOB BIS new building job 220212696 (1048 Faile Street, Block 2748 Lot 24)
Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2)
Where
record fields house__, street_name, block, lot, job_type, job_status, pre__filing_date, proposed_no_of_stories, proposed_dwelling_units, owner_s_business_name (retrieved 2026-09)
As of
October 7, 2021

Record excerpt"job__":"220212696" ... "house__":"1048","street_name":"FAILE STREET","block":"02748","lot":"00024" ... "job_type":"NB","job_status":"P","job_status_descrp":"PLAN EXAM - APPROVED" ... "pre__filing_date":"10/07/2021" ... "proposed_no_of_stories":"4" ... "proposed_dwelling_units":"4" ... "owner_s_business_name":"HOUSING PRESERVATION AND DEV."

Open source

7. DOB BIS new building job 220212721 (1175 Tinton Avenue, Block 2662 Lot 27)
Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2)
Where
record fields house__, street_name, block, lot, job_type, job_status, pre__filing_date, proposed_no_of_stories, proposed_dwelling_units, owner_s_business_name (retrieved 2026-09)
As of
October 7, 2021

Record excerpt"job__":"220212721" ... "house__":"1175","street_name":"TINTON AVE","block":"02662","lot":"00027" ... "job_type":"NB","job_status":"P","job_status_descrp":"PLAN EXAM - APPROVED" ... "pre__filing_date":"10/07/2021" ... "proposed_no_of_stories":"3" ... "proposed_dwelling_units":"3" ... "owner_s_business_name":"NEIGHBORHOOD RESTORE HDFC"

Open source

8. DOB BIS new building job 220212785 (1109 Intervale Avenue, Block 2692 Lot 73)
Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2)
Where
record fields house__, street_name, block, lot, job_type, job_status, pre__filing_date, proposed_no_of_stories, proposed_dwelling_units, owner_s_business_name (retrieved 2026-09)
As of
November 4, 2021

Record excerpt"job__":"220212785" ... "house__":"1109","street_name":"INTERVALE AVENUE","block":"02692","lot":"00073" ... "job_type":"NB","job_status":"P","job_status_descrp":"PLAN EXAM - APPROVED" ... "pre__filing_date":"11/04/2021" ... "proposed_no_of_stories":"4" ... "proposed_dwelling_units":"4" ... "owner_s_business_name":"NEIGHBORHOOD RESTORE HDFC"

Open source

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

Open source

10. Zoning Resolution § 34-112
Zoning Resolution · NYC Department of City Planning
Where
C4-4 residential equivalent: R7-2

C1-6 C2-6 C4-4 C4-5 C6-1 | R7-2

Open source

11. 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

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

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

Open source

13. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-1; Not within 100 ft of a wide street: 3.44 FAR
As of
September 10, 2026

R7-1 R7-2 | 3.44 | 5.01

Open source

14. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-1; Within 100 ft of a wide street: 4.00 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01 ... ¹ For zoning lots, or portions thereof, located within 100 feet of a wide street

Open source

15. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-2; Within 100 ft of a wide street: 4.00 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01 ... ¹ For zoning lots, or portions thereof, located within 100 feet of a wide street

Open source

16. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
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

17. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-1, qualifying affordable housing or qualifying senior housing: 5.01 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01 ... R7-1 R7-2 | 3.44 | 5.01

Open source

18. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-2, qualifying affordable housing or qualifying senior housing: 5.01 FAR
As of
September 10, 2026

R7A R7-1¹ R7-2¹ | 4.00 | 5.01 ... R7-1 R7-2 | 3.44 | 5.01

Open source

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

R6 R6-1 | 4.80 | 70 | 65

Open source

20. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R7-1: 4.80 FAR
As of
September 10, 2026

R7-1 | 4.80 | 70 | 65

Open source

21. 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

22. Zoning Resolution § 33-123
Zoning Resolution · NYC Department of City Planning
Where
C4-4: 6.50 FAR
As of
September 10, 2026

C1-6 C1-7 C2-6 C4-2F C4-4 C4-4D C4-5 C4-8 C6-1 C6-2 C7-5 C8-3 C8-4 | 6.50

Open source

23. 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

24. 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

25. 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

26. Declared screen: practical lot size
Declared assumption
Where
frontage 18 ft, depth 40 ft, area 2,000 sq ft
As of
September 23, 2026

Basis: Zoning Resolution 23-11 (R1-R5) Lot Area and Lot Width Regulations, ZR 23-11 table, last row; Zoning Resolution 23-12 (R6-R12) Lot Area and Lot Width Regulations, ZR 23-12 table; Zoning Resolution 23-10, ZR 23-10; SoHo/NoHo Neighborhood Plan FEIS, Chapter 1, PDF p. 34 (printed p. 1-29), 'Potential Development Sites'; Zoning Resolution 23-342 Rear yard requirements, ZR 23-342, 'Shallow lots'; CEQR Technical Manual, Chapter 2: Establishing the Analysis Framework, PDF p. 6 (printed p. 2-5), 'Soft Site Criteria'. A screen for practicality, not legality: ZR 23-10 exempts lots existing on 12/5/2024.

Open source

27. 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

28. 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

29. 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

30. 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

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

Open source

32. 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

33. 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

34. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027
Document · NYC Department of City Planning
Where
PDF p. 45
Retrieved
September 23, 2026

Open source

35. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 3 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

36. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027
Document · NYC Department of City Planning
Where
PDF p. 44
Retrieved
September 23, 2026

Open source

37. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027
Document · NYC Department of City Planning
Where
PDF p. 43
Retrieved
September 23, 2026

Open source

38. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027
Document · NYC Department of City Planning
Where
PDF p. 38
Retrieved
September 23, 2026

Open source

39. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 3 FY2027
Document · NYC Department of City Planning
Where
PDF p. 41
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

48. 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

49. 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

50. 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

51. 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

52. 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

53. 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

54. 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

55. 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

56. 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

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

Open source

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

Open source