Public Ground

Plate 71 of 102BrooklynBrooklyn Community Board 15

Resilient Housing and Open Space ULURP - Brooklyn

This site can hold about 5 homes under the standard zoning maximum. The limits on building types (ZR 22-122, 137-21) hold it to that number (see the notes below). The City's LIFT tracker lists 4 homes.

The tracker's 4 matches four 2022 building filings, one single-family home on each lot.

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

View in ZoLa (lot 1 of 4)Checks and sources

Plate 71. Resilient Housing and Open Space ULURP - Brooklyn: 4 tax lots on 3 blocks; the plate draws the largest of 3 groups of lots within 300 feet of each other, Brooklyn. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.19723032788088419762060Abbey CourtBeacon CourtCanton CourtDare CourtEaton CourtFrank CourtGerritsen AvenueN0250 ft

Largest of 3 groups of nearby lots (2 of 4 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.

  • Deed restriction: one- or two-family homes only

    The 2019 approval says every lot in this post-Sandy program is limited by deed restriction to one- or two-family housing, built to flood-resilient standards within a set time.

  • Gerritsen Beach lots limited to one home each

    Three of the four lots are in Gerritsen Beach's Special Coastal Risk District 4, where zoning limits lots under 3,000 sq ft to single-family homes; each of these lots is 1,800 sq ft in City tax data.

  • Approved in 2019 as part of a 13-lot post-Sandy plan

    On September 25, 2019 the City Planning Commission approved the acquisition and disposition of 13 storm-damaged lots in Brooklyn (C 190394 PQK, C 190395 PPK). Four of them, the lots shown here, were set aside for new affordable homes through HPD's Open Door program; the other nine were for private auction.

  • Single-family home filings on all four lots since 2022

    New-building applications for one single-family home on each of the four lots were filed with the Department of Buildings on January 26, 2022; as of September 2026 three are approved and one (5 Beacon Court) has objections.

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

Lot area
7,900 sq ft
Zoning district
R3-1, R4-1
Maximum residential floor area
7,900 sq ft5,400 sq ft R4-1 in Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn) × 1.00 + 2,500 sq ft R3-1 × 1.00
Maximum community facility floor area
13,300 sq ft5,400 sq ft R4-1 in Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn) × 2.00 + 2,500 sq ft R3-1 × 1.00

Homes, as a range

CaseHomesHow
Low57,900 sq ft × 0.7 ÷ 599 sq ft = 9, less where each of the 4 separate zoning lots is limited by building type (ZR 22-122, 137-21), to 5 homes in all
Base57,900 sq ft × 0.8 ÷ 553 sq ft = 11, less where each of the 4 separate zoning lots is limited by building type (ZR 22-122, 137-21), to 5 homes in all
High57,900 sq ft × 0.85 ÷ 514 sq ft = 13, less where each of the 4 separate zoning lots is limited by building type (ZR 22-122, 137-21), to 5 homes in all

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

Brooklyn Community Board 15'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

  • LibrariesCapital request to Brooklyn Public Library

    Gravesend Library

    “$3 million needed for a new roof Approximately $9.5 million for heating & cooling, fire safety, building management, systems, interior renovations, safety and security enhancements.”

    FY2027 statement, p. 29 · priority 1 of 4 within the agency · awaiting a person's review

    ResponseIt is recommended that this request be brought to the attention of your Elected Officials.

  • LibrariesExpense request to Brooklyn Public Library

    Library Special Programming and Outreach

    “We would like to see funding to expand our libraries special programming for all ages and their outreach capabilities throughout our community.”

    FY2027 statement, p. 34 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseRestoring and/or increasing funding is needed for this request. It is recommended that this request be brought to the attention of your elected officials i.e. Borough President and/or City Council Member.

  • LibrariesCapital request to Brooklyn Public Library

    Kings Highway Library

    “$4 million for new heating and cooling systems. Approximately $9.5 million for multiple building systems and infrastructure repairs.”

    FY2027 statement, p. 29 · priority 2 of 4 within the agency · awaiting a person's review

    ResponseIt is recommended that this request be brought to the attention of your Elected Officials.

  • LibrariesCapital request to Brooklyn Public Library

    Gerritsen Library

    “$3.4 million long-term for heating, cooling and other building systems.”

    FY2027 statement, p. 29 · priority 3 of 4 within the agency · awaiting a person's review

    ResponseRestoring and/or increasing funding is needed for this request. It is recommended that this request be brought to the attention of your elected officials i.e. Borough President and/or City Council Member.

  • LibrariesCapital request to Brooklyn Public Library

    Kings Bay Library

    “$3.7 million long-term needs not included in the upcoming renovation: plumbing, facade work, energy improvements and safety & security enhancements.”

    FY2027 statement, p. 29 · priority 4 of 4 within the agency · awaiting a person's review

    ResponseThis project was funded in a prior fiscal year and the final design contract has been let.

  • HealthCapital request to Health and Hospitals Corporation

    Renovate or upgrade an existing health care facility

    “South Brooklyn Health Hospital (at 2601 Ocean Parkway) is the closest hospital to our community district, located on Ocean Parkway and near the Belt Parkway. …”

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

    ResponseAgency does not support and cannot accommodate Explanation: While the cost associated with a Level I Trauma Center is prohibitive at this time due to the requirement of 24/7 trauma surgery and anesthesia coverage, South Brooklyn Health is able to …

6 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 24% of the site (1,980 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 an extreme storm (2080s)

    DEP's Stormwater Flood Map (extreme stormwater flood with 2080 sea level rise) shows future high tides on about 72% of the site (5,890 sq ft).

  • Caution

    3 of 4 parcels are narrow, shallow or small

    The site is 4 separate parcels. 3 of them fall under the screen for a practical building (18 ft of frontage, 40 ft of depth, 2,000 sq ft): block 8845 lot 1976 (1,800 sq ft), block 8845 lot 2060 (1,800 sq ft) and block 8856 lot 1656 (1,800 sq ft).

  • Caution

    One- and two-family buildings only

    ZR 22-122 and 137-21 limit housing (ZR 22-122 only where a zoning lot is not a qualifying residential site; ZR 137-21 everywhere in a Special Coastal Risk District) to certain one- and two-family buildings (R3-1 (ZR 22-122): single- or two-family detached or semi-detached residences; R4-1 (ZR 137-21): detached or semi-detached single-family residences). The 4 separate zoning lots can hold at most 5 homes that way: each zoning lot's buildings are counted by its minimum lot area (ZR 23-10, 23-11). The homes range above applies the limit.

  • Note

    In the Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn)

    Does not change the FAR tables but removes the qualifying-residential-site FAR and qualifying senior housing, and limits housing to one-family homes on lots under 3,000 sq ft and one- or two-family homes on larger lots. Its floor area rules are applied above (ZR 137-21).

Nearest subway station: Sheepshead Bay (B Q), 1.0 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 (4)
3-08757-0093, 3-08845-1976, 3-08845-2060, 3-08856-1656Confirmed against HPD Local Law 125 report
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 4 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 4 lots and their area (7,900 sq ft), the zoning portions, the floor area (standard 7,900; community facility 13,300 sq ft), the homes (low 5, base 5, high 5), 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. HPD Local Law 125 report, PDF p.2, row 'Resilient Housing and Open Space ULURP - Brooklyn' (columns: Borough, BBLs, Designation Date, Dispo Approval Date (CC/Mayoral), Includes Private Parcels, Project Closed, Closing Date)Document · NYC Department of Housing Preservation and Development · as of July 31, 2026
  3. DOB NOW new-building filings on the four lots (Open Data w9ak-ipjd), records B00653678, B00653692, B00653797, B00658839 (dataset record)Document · NYC Department of Buildings · as of September 25, 2026
  4. CPC report C 190394 PQK: deed restriction, pp.3-4, BackgroundDocument · NYC City Planning Commission · as of September 25, 2019
  5. Zoning Resolution Article XIII, Chapter 7 (Special Coastal Risk District), Section 137-21, ZR 137-21 (last amended 12/5/2024)Document · NYC Department of City Planning · as of December 5, 2024
  6. CPC report C 190394 PQK: Open Door program, p.3, BackgroundDocument · NYC City Planning Commission · as of September 25, 2019
  7. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  8. Zoning Resolution § 23-21, R4-1: 1.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  9. Zoning Resolution § 23-242, R3-1; R1-R3 south of Avenue H in Brooklyn Community Districts 11, 14 and 15 (standard zoning lots): 1.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  10. Zoning Resolution § 24-11, R3-1: 1.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  11. Zoning Resolution § 24-11, R4-1: 2.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  12. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  13. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  14. Zoning Resolution § 22-122, R3-1: single- or two-family detached or semi-detached residencesZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  15. Zoning Resolution § 23-10, Minimum lot area per buildingZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  16. Zoning Resolution § 23-11, R3-1: 1,700 sq ft minimum lot area (semi-detached)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 137-21, Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn): detached or semi-detached single-family residencesZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 23-11, R4-1: 1,700 sq ft minimum lot area (semi-detached)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. 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
  20. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  21. 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
  22. 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
  23. 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
  24. 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
  25. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  26. Zoning Resolution § 137-21, Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn)Zoning Resolution · NYC Department of City Planning · as of September 10, 2026
  27. Declared screen: practical lot size, frontage 18 ft, depth 40 ft, area 2,000 sq ftDeclared assumption · as of September 23, 2026
  28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 15 FY2027, PDF p. 29Document · NYC Department of City Planning · retrieved September 23, 2026
  29. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 15 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 15 FY2027, PDF p. 34Document · NYC Department of City Planning · retrieved September 23, 2026
  31. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  32. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  33. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  34. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  35. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  36. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  37. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  38. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  39. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  40. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  41. NY General City Law Sec. 35, GCL 35Document
  42. NY General City Law Sec. 36, GCL 36Document
  43. LPC - Applications page, page textDocument
  44. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  45. 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
  46. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  47. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  48. 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. HPD Local Law 125 report
Document · NYC Department of Housing Preservation and Development
Where
PDF p.2, row 'Resilient Housing and Open Space ULURP - Brooklyn' (columns: Borough, BBLs, Designation Date, Dispo Approval Date (CC/Mayoral), Includes Private Parcels, Project Closed, Closing Date)
As of
July 31, 2026

Resilient Housing and Open Space ULURP - Brooklyn Brooklyn 3087570093, 3088451976, 3088452060, 3088561656 1/16/2020 9/25/2019 No No To be determined

Open source

3. DOB NOW new-building filings on the four lots (Open Data w9ak-ipjd)
Document · NYC Department of Buildings
Where
records B00653678, B00653692, B00653797, B00658839 (dataset record)
As of
September 25, 2026

Record excerpt"house_no":"124","street_name":"OXFORD STREET","block":"8757","lot":"93","proposed_dwelling_units":"1" ... "job_description":"new single-family dwelling to replace existing damaged beyond repair by Super Storm Sandy, affordable housing"

Open source

4. CPC report C 190394 PQK: deed restriction
Document · NYC City Planning Commission
Where
pp.3-4, Background
As of
September 25, 2019

All resilient housing properties, regardless of zoning district or development program, would be limited by deed restriction to be developed only as single- or two-family housing.

Open source

5. Zoning Resolution Article XIII, Chapter 7 (Special Coastal Risk District), Section 137-21
Document · NYC Department of City Planning
Where
ZR 137-21 (last amended 12/5/2024)
As of
December 5, 2024

In Special Coastal Risk District 4, residential uses shall be permitted as follows: for zoning lots with a lot area of less than 3,000 square feet, residential uses shall be limited to detached or semi-detached single-family residences

Open source

6. CPC report C 190394 PQK: Open Door program
Document · NYC City Planning Commission
Where
p.3, Background
As of
September 25, 2019

Housing Managed Redevelopment properties are proposed to be acquired by the City and subsequently disposed of to private owners to develop as affordable housing through HPD’s Open Door Program, which funds the new construction of homes for households earning 80-130 percent Area Median Income (AMI).

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 § 23-21
Zoning Resolution · NYC Department of City Planning
Where
R4-1: 1.00 FAR
As of
September 10, 2026

R4A R4B R4 R4-1 | 1.00 | 1.50

Open source

9. Zoning Resolution § 23-242
Zoning Resolution · NYC Department of City Planning
Where
R3-1; R1-R3 south of Avenue H in Brooklyn Community Districts 11, 14 and 15 (standard zoning lots): 1.00 FAR
As of
September 10, 2026

For R1 through R3 Districts south of Avenue H in Community Districts 11, 14 and 15 in the Borough of Brooklyn, the maximum floor area ratio for standard zoning lots set forth in Section 23-21 (Floor Area Regulations for R1 Through R5 Districts) shall be increased to 1.0.

Open source

10. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R3-1: 1.00 FAR
As of
September 10, 2026

R3 | 1.00 | 60 | 55

R3-1 is not named in this row; it takes the row of its unsuffixed district under ZR 11-25: "All regulations applicable to a district designation shall be applicable to such district designation appended with a suffix, except as otherwise set forth in express provisions of this Resolution."

Open source

11. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R4-1: 2.00 FAR
As of
September 10, 2026

R4 | 2.00 | 60 | 55

R4-1 is not named in this row; it takes the row of its unsuffixed district under ZR 11-25: "All regulations applicable to a district designation shall be applicable to such district designation appended with a suffix, except as otherwise set forth in express provisions of this Resolution."

Open source

12. 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

13. 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

14. Zoning Resolution § 22-122
Zoning Resolution · NYC Department of City Planning
Where
R3-1: single- or two-family detached or semi-detached residences
As of
September 10, 2026

In R1 through R5 Districts, for zoning lots that are not qualifying residential sites, the following limitations shall apply: … in R3-1 Districts, residential uses shall be limited to single- or two-family residences, detached or semi-detached;

Open source

15. Zoning Resolution § 23-10
Zoning Resolution · NYC Department of City Planning
Where
Minimum lot area per building
As of
September 10, 2026

Where two or more buildings that are single- or two-family detached or zero lot line residences are located on a zoning lot, the applicable minimum lot area requirement set forth in the table in this Section shall be multiplied by the number of such buildings on the zoning lot. However, such lot area and lot width regulations shall not apply to zoning lots in existence on December 5, 2024, where the lot area or lot width was less than the prescribed minimums of such Sections, and after December 5, 2024, such lot area or lot width has not decreased.

Open source

16. Zoning Resolution § 23-11
Zoning Resolution · NYC Department of City Planning
Where
R3-1: 1,700 sq ft minimum lot area (semi-detached)
As of
September 10, 2026

Other residences , where permitted | R1 – R5 | 1,700 | 18

Open source

17. Zoning Resolution § 137-21
Zoning Resolution · NYC Department of City Planning
Where
Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn): detached or semi-detached single-family residences
As of
September 10, 2026

for zoning lots with a lot area of less than 3,000 square feet, residential uses shall be limited to detached or semi-detached single-family residences;

Open source

18. Zoning Resolution § 23-11
Zoning Resolution · NYC Department of City Planning
Where
R4-1: 1,700 sq ft minimum lot area (semi-detached)
As of
September 10, 2026

Other residences , where permitted | R1 – R5 | 1,700 | 18

Open source

19. 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

20. 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

21. 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

22. 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

23. 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

24. 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

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 § 137-21
Zoning Resolution · NYC Department of City Planning
Where
Special Coastal Risk District 4 (Gerritsen Beach, Brooklyn)
As of
September 10, 2026

In all Special Coastal Risk Districts, there shall be no qualifying residential sites, qualifying senior housing or ancillary dwelling units.

Open source

27. 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

28. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 15 FY2027
Document · NYC Department of City Planning
Where
PDF p. 29
Retrieved
September 23, 2026

Open source

29. FY2027 Register of Community Board Budget Requests (Adopted Budget), Brooklyn Community Board 15 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

30. FY2027 Statement of Community District Needs and Community Board Budget Requests, Brooklyn Community Board 15 FY2027
Document · NYC Department of City Planning
Where
PDF p. 34
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

33. 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

34. 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

35. 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

36. 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

37. 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

38. 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

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

Open source