Public Ground

Plate 97 of 102QueensQueens Community Board 14

Resilient Edgemere multi-family sites (Rockaway Beach Boulevard)

This site can hold about 570–722 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 813. The City's LIFT tracker lists 594 homes across its 2 records for this site.

The tracker splits the five approved Edgemere multi-family sites into a designated and an undesignated record without saying which sites are which. The figures are for all 42 approved lots, counted once.

  • Resilient Edgemere Community Initiative - undesignated multi-family sites: 400 homes, Pre-RFP None of the City documents checked says which of the five approved sites the tracker counts as designated (194 homes) and which as undesignated (400); the City's 2022 environmental review estimated about 530 homes across all five.
  • Rockaway Beach Boulevard - designated Edgemere multi-family site: 194 homes, Post Public Approval None of the City documents checked says which of the five approved sites the tracker counts as designated (194 homes) and which as undesignated (400); the City's 2022 environmental review estimated about 530 homes across all five.
  • Index entry
  • Tracker status: Pre-RFP; Post Public Approval
  • Lead agency: HPD

View in ZoLa (lot 1 of 42)Checks and sources

Plate 97. Resilient Edgemere multi-family sites (Rockaway Beach Boulevard): 42 tax lots on 6 blocks, Queens. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.15862750113112152531730183230385481541951144361648607339607501750212345611235719731303179808182838485868788895254555758606263656768910171819202728296333540424458596468Beach 35th StreetBeach 42nd StreetBeach 48th StreetBoardwalkShore Front ParkwayN0500 ft

42 tax lots on 6 blocksTax lots from MapPLUTO; street names from the Digital City Map. Pink: this site. Hatched: other City-owned lots. Heavy lines: block edges.

What City documents say

Facts from City documents that bear on the figures below. Each is quoted in the sources, and each speaks as of its document's date.

  • 42-lot multi-family site plan approved in July 2022

    In July 2022 the City Council approved an urban development action area project on 42 lots and two closed street beds along Rockaway Beach Boulevard (C 220236 HAQ), to be sold to developers HPD selects. The plan groups them into five development sites for mid-rise, mixed-use, affordable buildings.

  • Planning estimate: about 530 homes on the five sites

    The City's 2022 environmental review estimated the five sites could hold about 530 affordable homes, 54,665 square feet of commercial space and 266 parking spaces.

  • Edgemere urban renewal plan extended 40 years (2022)

    The sites are in the Edgemere Urban Renewal Area. The 2022 amendment extended the plan for 40 years from its approval.

  • 5 of the 42 lots are privately owned; 2 have private plans

    City tax records list five of the 42 lots as privately owned (September 2026). Private owners filed new-building applications in 2026 for a 17-unit building on Block 15849, Lot 17 and a two-family building on Block 15848, Lot 55. A private company, Rockaway Beach 43rd LLC, bought three of the lots (Block 15851, Lots 35, 40 and 44) by a deed dated May 15, 2026.

  • Environmental (E) designation E-655 on the sites

    The 2022 approval placed (E) designation E-655 on the project site for hazardous materials, air quality and noise.

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

Lot area
126,068 sq ft
Zoning district
R6A, R6, C4-3A; commercial overlay C2-4 on part of the site
Maximum residential floor area
378,204 sq ft108,972.9 sq ft R6A × 3.00 + 15,015.9 sq ft C4-3A × 3.00 + 2,079.2 sq ft R6 × 3.00
With qualifying affordable or senior housing
491,665 sq ft108,972.9 sq ft R6A × 3.90 + 15,015.9 sq ft C4-3A × 3.90 + 2,079.2 sq ft R6 × 3.90
Maximum community facility floor area
381,947 sq ft101,604.5 sq ft R6A under a C2-4 overlay × 3.00 + 15,015.9 sq ft C4-3A × 3.00 + 7,368.4 sq ft R6A × 3.00 + 2,079.2 sq ft R6 under a C2-4 overlay × 4.80

Homes, as a range

CaseHomesHow
Low574491,665 sq ft × 0.7 ÷ 599 sq ft
Base711491,665 sq ft × 0.8 ÷ 553 sq ft
High722491,665 sq ft × 0.85 ÷ 514 sq ft = 813, less where each of the 6 separate zoning lots reaches its dwelling unit limit (ZR 23-52: 82,384 ÷ 680 → 121; 72,665 ÷ 680 → 107; 113,006 ÷ 680 → 166; 74,490 ÷ 680 → 109; and 2 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

Flood hazard

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

What the neighborhood asked for

Queens Community Board 14's formal requests to the City, from its annual Statement of Community District Needs and Budget Requests.

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

Other requests in these categories

  • Community spaceCapital request to Housing Authority

    Renovate or upgrade NYCHA community facilities or open space

    “Fund mold remediation in NYCHA developments in CB 14”

    FY2027 statement, p. 38 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseAgency supports and can accommodate Explanation: NYCHA will continue to use existing funding resources to address mold remediation in the district

  • Open spaceCapital request to Department of Parks and Recreation

    Lannet Playground

    “Construct playground/Parkhouse phase 11-@Lannet Playground”

    FY2027 statement, p. 40 · priority CS 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

    Thursby Park

    “Construct community park/playground on Parks Dept. property on B.62nd St. & Thursby Ave. Construction for "Thursby Park" has been stalled for years. …”

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

    ResponseThe agency has stated that they will try to accommodate this request with existing resources. OMB supports this.

  • Open spaceCapital request to Department of Parks and Recreation

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

    “Install boat ramp at Rockaway Community park inside old landfill provide parking and lighting and bathroom facilities”

    FY2027 statement, p. 34 · priority 3 of 19 within the agency · awaiting a person's review

    ResponseThis request is not recommended for funding.

  • Open spaceCapital request to Department of Parks and Recreation

    Neponsit Community Park

    “Design & construct a new park at the former site of the Neponsit Children's Hospital/Neponsit Home for the Aged. …”

    FY2027 statement, p. 36 · priority 12 of 19 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.

  • Hazard

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

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

  • Hazard

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

    About 99% of the site (123,800 sq ft) is in the 1% annual chance floodplain on FEMA's effective 2007 Flood Insurance Rate Map, which flood insurance still uses (MapPLUTO flags it too).

  • Hazard

    Stormwater flooding in a moderate storm (2050s)

    DEP's Stormwater Flood Map (moderate stormwater flood with 2050 sea level rise) shows nuisance flooding (4 in to 1 ft) and future high tides on about 18% of the site (22,900 sq ft).

  • Hazard

    Stormwater flooding in an extreme storm (2080s)

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

  • Caution

    (E) designation E-215 and E-655

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

  • Caution

    5 of 42 lots not recorded as City-owned

    MapPLUTO records 5 of the lots with no ownership type, not as City property (owner recorded as “508 BEACH 45 ST LLC”, “MZ CONSULTING NY LLC” and “ROCKAWAY BEACH 43RD LLC”).

  • Caution

    Split zoning

    One lot is divided between zoning districts (R6 and R6A), each covering at least a tenth of it. Floor area is computed portion by portion. MapPLUTO also lists R6 on 4 other lots; on the zoning map those parts are strips under 5 feet wide along the lot line, which the figures treat as a difference between the zoning and tax maps, not as part of the lot's zoning.

  • 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

    Partly in a Mandatory Inclusionary Housing area

    About 87% of the site is inside DCP's mapped Mandatory Inclusionary Housing area, where MIH options 1 and 2 apply: new housing on that part must include permanently affordable homes (ZR 27-131). The rest of the site is outside it.

Nearest subway station: Beach 36 St (A), 910 ft 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 (42)
4-15847-0079, 4-15847-0080, 4-15847-0081, 4-15847-0082, 4-15847-0083, 4-15847-0084, 4-15847-0085, 4-15847-0086, 4-15847-0087, 4-15847-0088, 4-15847-0089, 4-15848-0052, 4-15848-0054, 4-15848-0055, 4-15848-0057, 4-15848-0058, 4-15848-0060, 4-15848-0062, 4-15848-0063, 4-15848-0065, 4-15848-0067, 4-15849-0006, 4-15849-0008, 4-15849-0009, 4-15849-0010, 4-15849-0017, 4-15849-0018, 4-15849-0019, 4-15849-0020, 4-15849-0027, 4-15849-0028, 4-15849-0029, 4-15850-0006, 4-15851-0033, 4-15851-0035, 4-15851-0040, 4-15851-0042, 4-15851-0044, 4-15851-0058, 4-15851-0059, 4-15852-0064, 4-15852-0068Confirmed against HPD Local Law 125 report (LL-125-report.pdf); HPD Local Law 125 report (LL-125-report.pdf) and City Planning Commission report C 220236 HAQ (Resilient Edgemere UDAA/UDAAP and 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 all 42 of its lots; every compared field and district boundary matched. MapPLUTO's district fields list only C4-3A for lot 4-15852-0068; DCP's zoning map also puts R6 on 9.4% of it, and the figures follow the map. MapPLUTO's district fields list only R6A for lot 4-15847-0089; DCP's zoning map also puts R6 on 5.9% of it, and the figures follow the map. MapPLUTO also lists R6 for lots 4-15847-0079, 4-15848-0067, 4-15849-0006 and 4-15849-0029; on DCP's zoning map that part is a strip along the lot line no more than 3.6–4.8 ft wide, which the figures treat as a difference between the zoning and tax lot maps rather than part of the lot's zoning (see the method page). A separate calculation, written from the method page and run on the same downloaded City data on September 25, 2026, reproduced the 42 lots and their area (126,068 sq ft), the zoning portions, the floor area (standard 378,204; with qualifying affordable or senior housing 491,665; community facility 381,947 sq ft), the homes (low 574, base 711, high 722), 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 (LL-125-report.pdf), page 2, row 'Resilient Edgemere Multifamily' (start of the 42-BBL list; the row's Designation Date is N/A, Dispo Approval Date 7/14/2022, Includes Private Parcels No, Project Closed No, Closing Date To be determined) (retrieved 2026-09-24)Document · NYC Department of Housing Preservation and Development · as of August 25, 2026
  3. HPD Local Law 125 report (LL-125-report.pdf), page 2, row 'Resilient Edgemere Multifamily' (text-layer order puts the Designation Date 'N/A' directly after the last BBL)Document · NYC Department of Housing Preservation and Development · as of August 25, 2026
  4. City Planning Commission report C 220236 HAQ (Resilient Edgemere UDAA/UDAAP and disposition), PDF page 1, caption (retrieved 2026-09-25)Document · NYC City Planning Commission · as of May 11, 2022
  5. City Planning Commission report C 220237 HUQ, PDF page 10, project descriptionDocument · NYC City Planning Commission · as of May 11, 2022
  6. NYC Council Res 275-2022 (L.U. No. 70; C 220236 HAQ), Legistar detail page with resolution text, history tableDocument · New York City Council · as of July 14, 2022
  7. City Planning Commission report C 220237 HUQ, PDF page 1Document · NYC City Planning Commission · as of May 11, 2022
  8. MapPLUTO (live), the 42 multi-family UDAAP lots, feature attributes for 4158510035 (5 of 42 lots privately owned; LotArea total 126,068 sf)Document · NYC Department of City Planning · as of September 25, 2026
  9. DOB NOW new-building filings Q01404406-I1 (Block 15849, Lot 17) and Q01318209-I1 (Block 15848, Lot 55), both records (retrieved 2026-09-25)Document · NYC Department of Buildings (DOB NOW: Build job filings, NYC Open Data) · as of May 21, 2026
  10. ACRIS deed 2026052701059001, property records (Queens Block 15851, Lots 35, 40 and 44), legals records (retrieved 2026-09-25)Document · NYC Department of Finance, Office of the City Register (ACRIS, NYC Open Data) · as of May 15, 2026
  11. ACRIS deed 2026052701059001, master record, master record (retrieved 2026-09-25)Document · NYC Department of Finance, Office of the City Register (ACRIS, NYC Open Data) · as of May 15, 2026
  12. ACRIS deed 2026052701059001, parties, party records (retrieved 2026-09-25)Document · NYC Department of Finance, Office of the City Register (ACRIS, NYC Open Data) · as of May 15, 2026
  13. NYC Council Res 275-2022, resolution text, resolution text, WHEREAS clausesDocument · New York City Council · as of July 14, 2022
  14. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  15. Zoning Resolution § 34-112, C4-3A residential equivalent: R6AZoning Resolution · NYC Department of City Planning
  16. 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
  17. Zoning Resolution § 23-22, R6A: 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. 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
  19. Zoning Resolution § 23-22, R6A, qualifying affordable housing or qualifying senior housing: 3.90 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Zoning Resolution § 24-11, R6A: 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  21. Zoning Resolution § 33-121, C2-4; C2-4 mapped within R6A or R7B 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: 3.00 total (Column C): 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  22. 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
  23. Zoning Resolution § 33-123, C4-3A: 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  24. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  25. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  26. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  27. FEMA 2015 Preliminary Flood Insurance Rate Map (flood hazard zones) 360497_20150130Dataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  28. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  29. FEMA 2015 Preliminary Flood Insurance Rate Map: area of each lot in each zone 360497_20150130Dataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  30. FEMA 2007 effective Flood Insurance Rate Map: area of each lot in each zoneDataset · FEMA, via NYC Department of City Planning · as of March 16, 2026 · retrieved September 25, 2026
  31. 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
  32. 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
  33. 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
  34. 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
  35. (E) Designations 20260707Dataset · NYC Department of City Planning · as of August 12, 2026 · retrieved September 25, 2026
  36. Zoning districts (NYZD)Dataset · NYC Department of City Planning · as of August 17, 2026 · retrieved September 25, 2026
  37. Mandatory Inclusionary Housing areas 202607Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  38. Zoning Resolution § 23-731, Sky exposure plane buildings: applicabilityZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  39. 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
  40. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 38Document · NYC Department of City Planning · retrieved September 23, 2026
  41. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 14 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  42. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 40Document · NYC Department of City Planning · retrieved September 23, 2026
  43. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 34Document · NYC Department of City Planning · retrieved September 23, 2026
  44. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027, PDF p. 36Document · NYC Department of City Planning · retrieved September 23, 2026
  45. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  46. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  47. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  48. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  49. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  50. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  51. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  52. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  53. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  54. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  55. NY General City Law Sec. 35, GCL 35Document
  56. NY General City Law Sec. 36, GCL 36Document
  57. LPC - Applications page, page textDocument
  58. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  59. 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
  60. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  61. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  62. 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 (LL-125-report.pdf)
Document · NYC Department of Housing Preservation and Development
Where
page 2, row 'Resilient Edgemere Multifamily' (start of the 42-BBL list; the row's Designation Date is N/A, Dispo Approval Date 7/14/2022, Includes Private Parcels No, Project Closed No, Closing Date To be determined) (retrieved 2026-09-24)
As of
August 25, 2026

Resilient Edgemere Multifamily Queens 4158520064, 4158520068, 4158510033, 4158510035, 4158510040, 4158510042

Open source

3. HPD Local Law 125 report (LL-125-report.pdf)
Document · NYC Department of Housing Preservation and Development
Where
page 2, row 'Resilient Edgemere Multifamily' (text-layer order puts the Designation Date 'N/A' directly after the last BBL)
As of
August 25, 2026

4158470088, 4158470089N/A 7/14/2022 No No To be determined

Open source

4. City Planning Commission report C 220236 HAQ (Resilient Edgemere UDAA/UDAAP and disposition)
Document · NYC City Planning Commission
Where
PDF page 1, caption (retrieved 2026-09-25)
As of
May 11, 2022

the designation of property located at Rockaway Beach Boulevard ( Block 15852, Lots 64, 68) ; (Block 15851, Lots 33, 35, 40, 42, 44, 58, 59) ; (Block 15850, Lot 6), (Block 15849 Lots 6, 8, 9, 10, 17, 18, 19, 20, 27, 28, 29) ; (Block 15848, Lots 52, 54, 55, 57, 58, 60, 62, 63, 65, 67), (Block 15847, Lots 79, 80, 81, 82, 83, 84, 85, 86, 87, 88, 89)

Open source

5. City Planning Commission report C 220237 HUQ
Document · NYC City Planning Commission
Where
PDF page 10, project description
As of
May 11, 2022

The Draft Environmental Impact Statement (DEIS) identified the development potential for these five sites could result in a total of 530 affordable dwelling units, 54,665 square feet of commercial space, and 266 parking spaces.

Open source

6. NYC Council Res 275-2022 (L.U. No. 70; C 220236 HAQ), Legistar detail page with resolution text
Document · New York City Council
Where
history table
As of
July 14, 2022

7/14/2022 * Rafael Salamanca, Jr. City Council Approved, by Council Pass

Open source

7. City Planning Commission report C 220237 HUQ
Document · NYC City Planning Commission
Where
PDF page 1
As of
May 11, 2022

The proposed amendment to the Edgemere URP would extend its duration to 40 years from the approval date of this amendment, continuous from the prior expiration date of the Edgemere URP.

Open source

8. MapPLUTO (live), the 42 multi-family UDAAP lots
Document · NYC Department of City Planning
Where
feature attributes for 4158510035 (5 of 42 lots privately owned; LotArea total 126,068 sf)
As of
September 25, 2026

Record excerpt"OwnerName": "ROCKAWAY BEACH 43RD LLC"

Open source

9. DOB NOW new-building filings Q01404406-I1 (Block 15849, Lot 17) and Q01318209-I1 (Block 15848, Lot 55)
Document · NYC Department of Buildings (DOB NOW: Build job filings, NYC Open Data)
Where
both records (retrieved 2026-09-25)
As of
May 21, 2026

Record excerpt"job_filing_number":"Q01318209-I1","job_type":"New Building","block":"15848","lot":"55" | "proposed_dwelling_units":"2","filing_date":"2026-02-03T00:00:00.000" | "job_filing_number":"Q01404406-I1","job_type":"New Building","block":"15849","lot":"17" | "proposed_dwelling_units":"17","filing_date":"2026-05-21T00:00:00.000"

Open source

10. ACRIS deed 2026052701059001, property records (Queens Block 15851, Lots 35, 40 and 44)
Document · NYC Department of Finance, Office of the City Register (ACRIS, NYC Open Data)
Where
legals records (retrieved 2026-09-25)
As of
May 15, 2026

Record excerpt"document_id":"2026052701059001","record_type":"L","borough":"4","block":"15851","lot":"44" | "block":"15851","lot":"35" | "block":"15851","lot":"40"

Open source

11. ACRIS deed 2026052701059001, master record
Document · NYC Department of Finance, Office of the City Register (ACRIS, NYC Open Data)
Where
master record (retrieved 2026-09-25)
As of
May 15, 2026

Record excerpt"doc_type":"DEED","document_date":"2026-05-15T00:00:00.000","document_amt":"2900000","recorded_datetime":"2026-06-04T00:00:00.000"

Open source

12. ACRIS deed 2026052701059001, parties
Document · NYC Department of Finance, Office of the City Register (ACRIS, NYC Open Data)
Where
party records (retrieved 2026-09-25)
As of
May 15, 2026

Record excerpt"party_type":"2","name":"ROCKAWAY BEACH 43RD LLC" | "party_type":"1","name":"EZER, LLC"

Open source

13. NYC Council Res 275-2022, resolution text
Document · New York City Council
Where
resolution text, WHEREAS clauses
As of
July 14, 2022

in which potential significant adverse impacts related to hazardous materials, air quality, and noise would be avoided through the placement of (E) designations (E-655) on the project site.

Open source

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

Open source

15. Zoning Resolution § 34-112
Zoning Resolution · NYC Department of City Planning
Where
C4-3A residential equivalent: R6A

C4-2A C4-3A | R6A

Open source

16. 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

17. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6A: 3.00 FAR
As of
September 10, 2026

R6A R6¹ R6-1 R7B | 3.00 | 3.90

Open source

18. 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

19. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6A, qualifying affordable housing or qualifying senior housing: 3.90 FAR
As of
September 10, 2026

R6A R6¹ R6-1 R7B | 3.00 | 3.90

Open source

20. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R6A: 3.00 FAR
As of
September 10, 2026

R6A | 3.00 | 80 | 60

Open source

21. Zoning Resolution § 33-121
Zoning Resolution · NYC Department of City Planning
Where
C2-4; C2-4 mapped within R6A or R7B 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: 3.00 total (Column C): 3.00 FAR
As of
September 10, 2026

R6A R7B | 2.00 | 3.00 | 3.00

Open source

22. 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

23. Zoning Resolution § 33-123
Zoning Resolution · NYC Department of City Planning
Where
C4-3A: 3.00 FAR
As of
September 10, 2026

C4-2A C4-3A C7-2 | 3.00

Open source

24. 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

25. 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

26. 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

27. FEMA 2015 Preliminary Flood Insurance Rate Map (flood hazard zones) 360497_20150130
Dataset · FEMA, via NYC Department of City Planning
As of
March 16, 2026
Retrieved
September 25, 2026

Open source

28. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction)
Document · NYC Department of Buildings
Where
§ G102.2

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

Open source

29. FEMA 2015 Preliminary Flood Insurance Rate Map: area of each lot in each zone 360497_20150130
Dataset · FEMA, via NYC Department of City Planning
As of
March 16, 2026
Retrieved
September 25, 2026

Open source

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

Open source

31. 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

32. 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

33. 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

34. 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

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

Open source

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

Open source

37. Mandatory Inclusionary Housing areas 202607
Dataset · NYC Department of City Planning
As of
September 9, 2026
Retrieved
September 25, 2026

Open source

38. 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

39. 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

40. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 38
Retrieved
September 23, 2026

Open source

41. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 14 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

42. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 40
Retrieved
September 23, 2026

Open source

43. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 34
Retrieved
September 23, 2026

Open source

44. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 14 FY2027
Document · NYC Department of City Planning
Where
PDF p. 36
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

47. 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

48. 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

49. 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

50. 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

51. 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

52. 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

53. 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

54. 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

55. 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

56. 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

57. 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

58. 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

59. 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

60. 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

61. 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

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

Open source