Public Ground

Plate 29 of 102BronxBronx Community Board 3

Morrisania - Morris Heights Cluster - Open Door

This site can hold about 110–139 homes under the zoning maximum for qualifying affordable housing and a qualifying residential site. The top of that range is set by the dwelling unit limit (ZR 23-52); qualifying senior housing is exempt from it and could hold up to about 160. The City's LIFT tracker lists 80 homes.

City documents account for about 37 homes: about 22 co-op homes plus a superintendent's unit at 1312-1314 Chisholm Street, and about 14 in seven two-family homes. None of the City documents checked gives the tracker's 80.

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

View in ZoLa (lot 1 of 8)Checks and sources

Plate 29. Morrisania - Morris Heights Cluster - Open Door: 8 tax lots on 6 blocks; the plate draws the largest of 5 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.2972346781012141618192930313233343640414243444549505253145141819202122232425262738414345464748525559606215715815935383915Bristow StreetChisholm StreetProspect AvenueRev. James A. Polite AvenueN0150 ft

Largest of 5 groups of nearby lots (4 of 8 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 for co-op and two-family homes

    HPD's 2022 notices describe two Open Door homeownership projects on scattered lots with the same sponsor, Restored Homes Housing Development Fund Corporation: one co-op building of about 22 homes plus a superintendent's unit at 1312-1314 Chisholm Street, and about seven two-family homes (about 14 units) on six City-owned lots plus one private lot. MapPLUTO places the lots in Bronx Community Districts 3, 4 and 12.

  • 1312-1314 Chisholm co-op approved in 2022 (C 220380 HAX)

    In 2022 the City approved the transfer of 1312-1314 Chisholm Street (Block 2972, Lots 15 and 16; 6,000 sq ft) for a building of about 23 affordable co-op units. The two lots now form one tax lot, Lot 15.

  • One of the eight lots is privately owned

    The Claremont Village Open Door project area includes privately owned land at Block 2423, Lot 33 (294 East 164th Street) as well as the City-owned lots. A July 2024 Department of Buildings filing proposes a two-family home there.

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

Lot area
21,138 sq ft
Zoning district
M1-1/R7-2, R7-1, R4
Maximum residential floor area
67,298 sq ft17,418 sq ft R7-1 × 3.44 + 2,500 sq ft R4 × 1.00 + 1,220 sq ft M1-1/R7-2 × 4.00
With qualifying affordable housing, and on a qualifying residential site
95,876–97,126 sq ft17,418 sq ft R7-1 × 5.01 + 2,500 sq ft R4 × 1.00–1.50 + 1,220 sq ft M1-1/R7-2 × 5.01
Maximum community facility floor area
96,536 sq ft17,418 sq ft R7-1 × 4.80 + 2,500 sq ft R4 × 2.00 + 1,220 sq ft M1-1/R7-2 × 6.50

Homes, as a range

CaseHomesHow
Low11295,876 sq ft × 0.7 ÷ 599 sq ft
Base13795,876 sq ft × 0.8 ÷ 553 sq ft = 138, less where 4 of the 7 separate zoning lots reach their dwelling unit limit (ZR 23-52: 9,810 ÷ 680 → 14; 12,450 ÷ 680 → 18; 11,072 ÷ 680 → 16; 2,500 ÷ 680 → 3)
High13995,876 sq ft × 0.85 ÷ 514 sq ft = 158, less where each of the 7 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 6,112 ÷ 680 → 9; 9,810 ÷ 680 → 14; 12,450 ÷ 680 → 18; 11,072 ÷ 680 → 16; and 3 more)

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

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

What binds first

Shape of some parcels

The site is 7 separate parcels. 2 of them fall under the screen for a practical building (18 ft of frontage, 40 ft of depth, 2,000 sq ft): block 2370 lot 143 (1,220 sq ft) and block 2423 lot 33 (1,958 sq ft). 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 139 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 4 and Bronx Community Board 12, 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

    1 of 8 lots not recorded as City-owned

    MapPLUTO records block 2423 lot 33 as fully tax-exempt (owner recorded as “RESTORED HOMES HOUSING DEVEL FUND CORPOR ATION”).

  • Caution

    2 of 7 parcels are narrow, shallow or small

    The site is 7 separate parcels. 2 of them fall under the screen for a practical building (18 ft of frontage, 40 ft of depth, 2,000 sq ft): block 2370 lot 143 (1,220 sq ft) and block 2423 lot 33 (1,958 sq ft).

  • Caution

    Floor area depends on a condition public data do not settle

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

  • Note

    An optional rule could allow more floor area

    In R4 districts, the predominantly built-up area rules (ZR 23-71) allow 1.35 FAR for standard residences on lots of up to 1.5 acres, on blocks that meet tests of building coverage and of the building types along them in 1987. Public data cannot settle those tests, so the figures leave the option out.

  • Note

    In the Special Mixed Use District - 7 (Morrisania, The Bronx)

    Follows the general Special Mixed Use District rules, which give paired M1/R districts the floor area of the paired residence district; the figures above already apply them, and MX-7 has no floor area rules of its own.

  • Note

    Senior housing could build more

    With qualifying senior housing, ZR 12-10 would make 1 of the 8 lots a qualifying residential site, adding up to 1,250 sq ft of residential floor area (ZR 23-21) for a maximum of 97,126 sq ft. The homes range assumes other housing and leaves that out.

Nearest subway station: Prospect Av (2 5), 0.6 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 (8)
2-02370-0143, 2-02423-0033, 2-02782-0013, 2-02971-0035, 2-02971-0038, 2-02971-0039, 2-02972-0015, 2-04897-0063Confirmed against Public hearing notice: Morrisania Claremont Village Open Door (proposed sale of City-owned property); Public hearing notice: Morrisania Claremont Village Open Door (proposed sale of City-owned property); City Planning Commission report C 220380 HAX (Morrisania Open Door) and 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 8 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 8 lots and their area (21,138 sq ft), the zoning portions, the floor area (standard 67,298; with qualifying affordable or senior housing 95,876–97,126; community facility 96,536 sq ft), the homes (low 112, base 137, high 139), and the flags and what limits the site first.

Sources

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

  1. LIFT Tracker (Land Inventory Fast Track), ArcGIS layer LIFT_Tracker/FeatureServer/0Dataset · NYC Mayor's Office · as of July 30, 2026 · retrieved September 23, 2026
  2. Public hearing notice: Morrisania Claremont Village Open Door (proposed sale of City-owned property), notice text, Disposition Area tableDocument · The City Record (NYC Department of Citywide Administrative Services), notice by NYC Department of Housing Preservation and Development · as of October 7, 2022
  3. Public hearing notice: Morrisania Claremont Village Open Door (proposed sale of City-owned property), notice text, project description and sponsorDocument · The City Record (NYC Department of Citywide Administrative Services), notice by NYC Department of Housing Preservation and Development · as of October 7, 2022
  4. City Planning Commission report C 220380 HAX (Morrisania Open Door), p.1, captionDocument · NYC Department of City Planning / City Planning Commission · as of August 24, 2022
  5. 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 'Morrisania - Morris Heights Cluster - Open Door' (in the text layer the last BBL, 2048970063, runs into the designation date 7/24/2017)Document · NYC Department of Housing Preservation and Development · as of July 31, 2026
  6. Public hearing notice: Morrisania Open Door (proposed sale of City-owned property), notice text, project description and sponsorDocument · The City Record (NYC Department of Citywide Administrative Services), notice by NYC Department of Housing Preservation and Development · as of October 7, 2022
  7. MapPLUTO 26v2 (live) records, the eight project lots (community district), features[].attributes, field CD (community district); retrieved 2026-09-25Document · NYC Department of City Planning (MAPPLUTO feature service) · as of September 25, 2026
  8. City Planning Commission report C 220380 HAX (Morrisania Open Door), p.2, BackgroundDocument · NYC Department of City Planning / City Planning Commission · as of August 24, 2022
  9. DOB NOW job filing X01031486-I1 (New Building), 294 East 164th Street, Block 2423 Lot 33, record X01031486-I1: address, block, lot, building type, proposed dwelling units, filing date (retrieved 2026-09-25)Document · NYC Department of Buildings (DOB NOW job application filings, NYC Open Data w9ak-ipjd) · as of July 23, 2024
  10. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  11. Zoning Resolution § 123-622, M1-1/R7-2 residential equivalent: R7-2Zoning Resolution · NYC Department of City Planning
  12. Zoning Resolution § 23-21, R4: 1.00 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, R7-2; Within 100 ft of a wide street: 4.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 23-21, R4, qualifying residential site; Qualifying residential site (ZR 12-10): 1.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. 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
  17. 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
  18. Zoning Resolution § 24-11, M1-1/R7-2; Community facility FAR of the designated R7-2 District per 24-11 (123-621): 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 24-11, R4: 2.00 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. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  22. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  23. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  24. Declared screen: practical lot size, frontage 18 ft, depth 40 ft, area 2,000 sq ftDeclared assumption · as of September 23, 2026
  25. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  26. Zoning Resolution § 123-90, Special Mixed Use District - 7 (Morrisania, The Bronx)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  27. Zoning Resolution § 23-711, Predominantly built-up areas: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  28. Zoning Resolution § 23-712, Predominantly built-up areas: maximum floor area ratioZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  29. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  30. 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
  31. 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
  32. 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
  33. 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
  34. 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
  35. 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
  36. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  37. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  38. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  39. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  40. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  41. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  42. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  43. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  44. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  45. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  46. NY General City Law Sec. 35, GCL 35Document
  47. NY General City Law Sec. 36, GCL 36Document
  48. LPC - Applications page, page textDocument
  49. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  50. 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
  51. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  52. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  53. 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. Public hearing notice: Morrisania Claremont Village Open Door (proposed sale of City-owned property)
Document · The City Record (NYC Department of Citywide Administrative Services), notice by NYC Department of Housing Preservation and Development
Where
notice text, Disposition Area table
As of
October 7, 2022

Address Block/Lot(s) 3341 Third Avenue 2370/143 1325 Chisholm Street 2971/35 1319A Chisholm Street 2971/38 1319 Chisholm Street 2971/39 1234 East 223 rd Street 4897/63 1316 Findlay Avenue 2782/13

Open source

3. Public hearing notice: Morrisania Claremont Village Open Door (proposed sale of City-owned property)
Document · The City Record (NYC Department of Citywide Administrative Services), notice by NYC Department of Housing Preservation and Development
Where
notice text, project description and sponsor
As of
October 7, 2022

The proposed project consists of the new construction of approximately seven two-family homes containing a total of approximately 14 dwelling units on the Disposition Area and privately-owned land located at Block 2423, Lot 33 (collectively, “Project Area”). ... Under the proposed project, the City will sell the Disposition Area to Restored Homes Housing Development Fund Corporation (“Sponsor”)

Open source

4. City Planning Commission report C 220380 HAX (Morrisania Open Door)
Document · NYC Department of City Planning / City Planning Commission
Where
p.1, caption
As of
August 24, 2022

a. the designation of property located at 1312-1314 Chisholm Street (Block 2972, Lots 15 and 16) as an Urban Development Action Area; and

Open source

5. 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 'Morrisania - Morris Heights Cluster - Open Door' (in the text layer the last BBL, 2048970063, runs into the designation date 7/24/2017)
As of
July 31, 2026

Morrisania - Morris Heights Cluster - Open Door Bronx 2023700143, 2029710035, 2029710038, 2029710039, 2029720015, 2029720016, 20489700637/24/2017 10/27/2022 Yes Yes 5/29/2026

Open source

6. Public hearing notice: Morrisania Open Door (proposed sale of City-owned property)
Document · The City Record (NYC Department of Citywide Administrative Services), notice by NYC Department of Housing Preservation and Development
Where
notice text, project description and sponsor
As of
October 7, 2022

The proposed project consists of the new construction of approximately one building containing a total of approximately 22 cooperative units , plus one unit for a superintendent on the Disposition Area . ... Under the proposed project, the City will sell the Disposition Area to Restored Homes Housing Development Fund Corporation (“Sponsor”)

Open source

7. MapPLUTO 26v2 (live) records, the eight project lots (community district)
Document · NYC Department of City Planning (MAPPLUTO feature service)
Where
features[].attributes, field CD (community district); retrieved 2026-09-25
As of
September 25, 2026

Record excerpt"BBL":2023700143,"Address":"3341 3 AVENUE","CD":203 ... "BBL":2024230033,"Address":"294 EAST 164 STREET","CD":204 ... "BBL":2048970063,"Address":"1234 EAST 223 STREET","CD":212

Open source

8. City Planning Commission report C 220380 HAX (Morrisania Open Door)
Document · NYC Department of City Planning / City Planning Commission
Where
p.2, Background
As of
August 24, 2022

The project area, coterminous with the development site, is comprised of two adjacent City-owned lots totaling 6,000 square feet.

Open source

9. DOB NOW job filing X01031486-I1 (New Building), 294 East 164th Street, Block 2423 Lot 33
Document · NYC Department of Buildings (DOB NOW job application filings, NYC Open Data w9ak-ipjd)
Where
record X01031486-I1: address, block, lot, building type, proposed dwelling units, filing date (retrieved 2026-09-25)
As of
July 23, 2024

Record excerpt"job_filing_number":"X01031486-I1","filing_status":"Permit Entire","house_no":"294","street_name":"EAST 164 STREET","borough":"Bronx","block":"2423","lot":"33" ... "building_type":"2 Family" ... "proposed_dwelling_units":"2" ... "filing_date":"2024-07-23T00:00:00.000" ... "job_type":"New Building"

Open source

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

Open source

11. Zoning Resolution § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-1/R7-2 residential equivalent: R7-2

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

Open source

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

R4A R4B R4 R4-1 | 1.00 | 1.50

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
R7-2; 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

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

R4A R4B R4 R4-1 | 1.00 | 1.50

Open source

16. 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

17. 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

18. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
M1-1/R7-2; Community facility FAR of the designated R7-2 District per 24-11 (123-621): 6.50 FAR
As of
September 10, 2026

R7-2 R7-3 | 6.50 | 70 | 65

Open source

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

R4 | 2.00 | 60 | 55

Open source

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. 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

22. 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

23. 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

24. 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

25. 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

26. Zoning Resolution § 123-90
Zoning Resolution · NYC Department of City Planning
Where
Special Mixed Use District - 7 (Morrisania, The Bronx)
As of
September 10, 2026

The Special Mixed Use District - 7 is established in Morrisania in The Bronx as indicated on the zoning maps.

Open source

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

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

Open source

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

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

Open source

29. 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

30. 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

31. 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

32. 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

33. 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

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. 38
Retrieved
September 23, 2026

Open source

35. 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

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

Open source

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

Open source

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

48. 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

49. 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

50. 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

51. 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

52. 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

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

Open source