Public Ground

Plate 27 of 102BronxBronx Community Board 2

Peninsula Phase 3

This site can hold about 220–278 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 312. The City's LIFT tracker lists 197 homes.

City Planning's 2018 report plans Building 3 with about 193 homes; none of the City documents checked gives the tracker's 197.

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

View in ZoLaChecks and sources

Plate 27. Peninsula Phase 3: block 2763, lot 29, Bronx. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.2738276375029710010510610710812212412512612712826329Manida StreetSpofford AvenueN0150 ft

Block 2763, lot 29Tax 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.

  • Head Start center on this lot until it moves

    In 2018 the City Planning Commission reported that Block 2763, Lot 29 held a 1.5-story Head Start center for 123 children, sitting in the future Phase 3 area. The plan was for the center to keep operating until it moved into a Phase 2 building, after which it could be demolished and Phase 3 could start.

  • Part of the Spofford large-scale development (2018)

    The Peninsula was approved in 2018 as a five-building large-scale development of about 740 homes on the former Spofford detention center site, with special permits that modify bulk and loading rules across the whole site (C 180123 ZSX, C 180124 ZSX) and a City land disposition by ground lease (C 180126 PPX). Building 3, the Phase 3 building, was planned at 13 stories with about 193 homes, a grocery store and a health center.

  • Environmental (E) designation E-451 applies

    The 2018 approval placed an (E) designation, E-451, covering hazardous materials, air quality and noise on Block 2763, Lot 29 and the rest of the campus. Its requirements must be met before new construction.

  • Phase 3 boundary not given by City documents

    City Planning's 2018 report puts the Head Start lot (Block 2763, Lot 29, then about 30,929 sq ft) in the future Phase 3 area. The lot was redrawn in 2022, and none of the City documents checked gives the exact Phase 3 boundary, so the figures here are for the current Lot 29.

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

Lot area
38,684 sq ft
Zoning district
M1-2/R7-2, R6
Maximum residential floor area
139,961 sq ft34,561.8 sq ft M1-2/R7-2 × (0.62 × 4.00 + 0.38 × 3.44) + 4,122.2 sq ft R6 × 2.20
With qualifying affordable or senior housing
189,231 sq ft34,561.8 sq ft M1-2/R7-2 × 5.01 + 4,122.2 sq ft R6 × 3.90
Maximum community facility floor area
244,438 sq ft34,561.8 sq ft M1-2/R7-2 × 6.50 + 4,122.2 sq ft R6 × 4.80

Homes, as a range

CaseHomesHow
Low221189,231 sq ft × 0.7 ÷ 599 sq ft
Base273189,231 sq ft × 0.8 ÷ 553 sq ft
High278189,231 sq ft × 0.85 ÷ 514 sq ft = 312, capped at 189,231 ÷ 680 (ZR 23-52)

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

What binds first

Split zoning (needs a closer read)

The lot is divided between zoning districts (M1-2/R7-2 and R6), each covering at least a tenth of it. Floor area is computed portion by portion. Where the district line falls on the lot shapes what can go where, so the figures above deserve a closer read against the zoning map.

What the neighborhood asked for

Bronx Community Board 2's formal requests to the City, from its annual Statement of Community District Needs and Budget Requests.

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

Housing the board asked for

  • HousingCapital request to Department of Housing Preservation & Development

    Provide more housing for extremely low and low income households

    “There is a need for affordable housing for single low income and middle income individuals.”

    FY2027 statement, p. 27 · priority 1 of 2 within the agency · awaiting a person's review

    ResponseThe Adopted Budget includes a city-wide allocation for this work. Specific locations are determined by the Agency.

Other requests in these categories

  • LibrariesExpense request to New York Public Library

    Operations

    “The District Public Library can benefit with more programs to offer the influx of residents.”

    FY2027 statement, p. 30 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed. After agency review, if approved, agency will accommodate this request within existing resources.

  • Community spaceExpense request to Department of Youth & Community Development

    Provide, expand, or enhance Cornerstone and Beacon programs (all ages, including young adults)

    “Create more After-School programing to decrease at-risk engagement and promote social growth.”

    FY2027 statement, p. 29 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseThis request has already been completed. Explanation: DYCD has begun a three-year, 20,000 seat expansion of the COMPASS afterschool program.

2 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-451

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

  • Caution

    Split zoning

    The lot is divided between zoning districts (M1-2/R7-2 and R6), each covering at least a tenth of it. Floor area is computed portion by portion.

  • Caution

    The lot has a building on it

    The lot has a building on record with 8,400 sq ft of gross building area, completed around 1979 (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.

  • 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

    In the Special Mixed Use District - 17 (Hunts Point, The Bronx)

    Follows the general Special Mixed Use District rules, which the figures above already apply; MX-17 has no floor area rules of its own.

  • Note

    Partly in a Mandatory Inclusionary Housing area

    About 89% of the site is inside DCP's mapped Mandatory Inclusionary Housing area, where MIH option 1 applies: new housing on that part must include permanently affordable homes (ZR 27-131). The rest of the site is outside it.

Nearest subway station: Longwood Av (6), 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 (1)
2-02763-0029Confirmed against City Planning Commission report C 180126 PPX (Spofford disposition)
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 its lot; 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 lot area (38,684 sq ft), the zoning portions, the floor area (standard 139,961; with qualifying affordable or senior housing 189,231; community facility 244,438 sq ft), the homes (low 221, base 273, high 278), 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 180126 PPX (Spofford disposition), p.5, Background (project site)Document · NYC Department of City Planning / City Planning Commission · as of February 14, 2018
  3. City Planning Commission report C 180126 PPX (Spofford disposition), p.7, Project Description (Building 3)Document · NYC Department of City Planning / City Planning Commission · as of February 14, 2018
  4. City Planning Commission report C 180126 PPX (Spofford disposition), p.8, Project Description (phasing)Document · NYC Department of City Planning / City Planning Commission · as of February 14, 2018
  5. City Planning Commission report C 180126 PPX (Spofford disposition), p.17, Environmental ReviewDocument · NYC Department of City Planning / City Planning Commission · as of February 14, 2018
  6. DOB BIS job filing 210182504 (tax lot reapportionment, 711 Manida Street), record field job_description (job status COMPLETED 02/10/2022)Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2) · as of February 10, 2022
  7. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  8. Zoning Resolution § 123-622, M1-2/R7-2 residential equivalent: R7-2Zoning Resolution · NYC Department of City Planning
  9. 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
  10. Zoning Resolution § 23-22, R7-2; Not within 100 ft of a wide street: 3.44 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  11. 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
  12. 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
  13. 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
  14. Zoning Resolution § 24-11, M1-2/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
  15. Zoning Resolution § 24-11, R6: 4.80 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  17. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  18. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  19. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  20. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  21. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  22. Zoning Resolution § 123-90, Special Mixed Use District - 17 (Hunts Point, The Bronx)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  23. Mandatory Inclusionary Housing areas 202607Dataset · NYC Department of City Planning · as of September 9, 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 2 FY2027, PDF p. 27Document · NYC Department of City Planning · retrieved September 23, 2026
  27. FY2027 Register of Community Board Budget Requests (Adopted Budget), Bronx Community Board 2 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 2 FY2027, PDF p. 30Document · NYC Department of City Planning · retrieved September 23, 2026
  29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 2 FY2027, PDF p. 29Document · NYC Department of City Planning · retrieved September 23, 2026
  30. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  31. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  32. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  33. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  34. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  35. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  36. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  37. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  38. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  39. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  40. NY General City Law Sec. 35, GCL 35Document
  41. NY General City Law Sec. 36, GCL 36Document
  42. LPC - Applications page, page textDocument
  43. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  44. 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
  45. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  46. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
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 180126 PPX (Spofford disposition)
Document · NYC Department of City Planning / City Planning Commission
Where
p.5, Background (project site)
As of
February 14, 2018

Block 2763, Lot 29 is approximately 30,929 square feet in area and is occupied currently by a 1.5-story, 12,120-square-foot Head Start facility with a capacity of 123 students.

Open source

3. City Planning Commission report C 180126 PPX (Spofford disposition)
Document · NYC Department of City Planning / City Planning Commission
Where
p.7, Project Description (Building 3)
As of
February 14, 2018

Building 3 is proposed to be a 13-story, 200,285-square-foot mixed commercial, community facility and residential building located on the corner of Spofford Avenue and Manida Street. The building would comprise 172,285 square feet of residential floor area (totaling approximately 193 dwelling units)

Open source

4. City Planning Commission report C 180126 PPX (Spofford disposition)
Document · NYC Department of City Planning / City Planning Commission
Where
p.8, Project Description (phasing)
As of
February 14, 2018

It also would allow the Head Start facility, which currently sits in the future Phase 3 area of the project site, to remain operational until it could relocate seamlessly to a new and improved space in Phase 2 of the project.

Open source

5. City Planning Commission report C 180126 PPX (Spofford disposition)
Document · NYC Department of City Planning / City Planning Commission
Where
p.17, Environmental Review
As of
February 14, 2018

The (E) designation requirements related to hazardous materials, air quality and noise would apply to Bronx, Block 2738, Lot 35 and Block 2763, Lots 1 (partial), 2 (partial) and 29.

Open source

6. DOB BIS job filing 210182504 (tax lot reapportionment, 711 Manida Street)
Document · NYC Department of Buildings (BIS job application filings, NYC Open Data ic3t-wcy2)
Where
record field job_description (job status COMPLETED 02/10/2022)
As of
February 10, 2022

FILING HEREWITH FOR REAPPORTIONMENT OF TAX LOTS 29 IN BLOCK 2763 AND LOT 35 IN BLOCK 2738 INTO LOTS 29,35,2.

Open source

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

Open source

8. Zoning Resolution § 123-622
Zoning Resolution · NYC Department of City Planning
Where
M1-2/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

9. 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

10. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R7-2; 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

11. 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

12. 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

13. 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

14. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
M1-2/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

15. 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

16. 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

17. 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

18. 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

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

Open source

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

Open source

21. 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

22. Zoning Resolution § 123-90
Zoning Resolution · NYC Department of City Planning
Where
Special Mixed Use District - 17 (Hunts Point, The Bronx)
As of
September 10, 2026

The Special Mixed Use District - 17 is established in Hunts Point in The Bronx as indicated on the zoning maps.

Open source

23. Mandatory Inclusionary Housing areas 202607
Dataset · NYC Department of City Planning
As of
September 9, 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 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 27
Retrieved
September 23, 2026

Open source

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

Open source

28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 30
Retrieved
September 23, 2026

Open source

29. FY2027 Statement of Community District Needs and Community Board Budget Requests, Bronx Community Board 2 FY2027
Document · NYC Department of City Planning
Where
PDF p. 29
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

32. 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

33. 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

34. 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

35. 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

36. 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

37. 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

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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