Public Ground

Plate 94 of 102QueensQueens Community Board 12

South Jamaica Rising Open Door Scattered Sites

This site can hold about 30–41 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 46. The City's LIFT tracker lists 36 homes.

City Planning's 2025 report and the Council's October 2025 resolution give about 34 homeownership units on these four lots; none of the City documents checked gives the tracker's 36.

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

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

Plate 94. South Jamaica Rising Open Door Scattered Sites: block 12152, lots 8, 9, 10, 11, Queens. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.12152345612141552535556585960616269891011Guy R. Brewer BoulevardUnion Hall StreetN0100 ft

Block 12152, lots 8, 9, 10, 11Tax 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.

  • Approved in 2025 for about 34 affordable owner homes

    The City Planning Commission (August 13, 2025) and the City Council (October 29, 2025) approved HPD's plan to sell these four vacant City-owned lots at 109-43 to 109-47 Union Hall Street to a developer HPD selects, for about 34 income-restricted homeownership units.

  • Rezoned from R4 to R6D in 2025

    The Jamaica Neighborhood Plan, approved by the City Council on October 29, 2025, rezoned these lots from R4 to R6D within the Special Downtown Jamaica District. MapPLUTO (2026) records all four lots as R6D in that special district.

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

Lot area
9,436 sq ft
Zoning district
R6D
Maximum residential floor area
23,590 sq ft9,436 sq ft × 2.50 FAR
With qualifying affordable or senior housing
28,308 sq ft9,436 sq ft × 3.00 FAR
Maximum community facility floor area
23,590 sq ft9,436 sq ft × 2.50 FAR

Homes, as a range

CaseHomesHow
Low3328,308 sq ft × 0.7 ÷ 599 sq ft
Base4028,308 sq ft × 0.8 ÷ 553 sq ft
High4128,308 sq ft × 0.85 ÷ 514 sq ft = 46, capped at 28,308 ÷ 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

Dwelling unit limit

The dwelling unit limit (ZR 23-52) holds the site to at most 41 homes, fewer than its floor area could hold at the smaller home sizes in the range. Floor area still limits the size of the building.

What the neighborhood asked for

Queens Community Board 12'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

    Reconstruct streets

    The board's title names another request type; it filed this with Department of Housing Preservation & Development as “Provide more housing for seniors”.

    “Fund (DOT) curbs on west side of 188th, 192, 193, 195th Streets; 195th Place; Jamaica Ave and Hillside Ave (Jamaica to 91st Ave); Southside of 91st Ave to 187th St.. Due to a high rate of foreclosures and a shortage of affordable housing for seniors, there is a need for additional housing for seniors.”

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

    ResponseThe request does not seem to be applicable to the Responsible Agency. OMB cannot make a determination at this time.

Other requests in these categories

  • LibrariesExpense request to Queens Borough Public Library

    Extend library hours or expand and enhance library programs

    “Fund Additional Library Personnel for South Jamaica Branch. The new South Jamaica Branch at Guy Brewer Blvd. and 108th Ave. …”

    FY2027 statement, p. 39 · 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.

  • HealthCapital request to Health and Hospitals Corporation

    Provide a new or expanded health care facility

    “There is a need for a full scale, quality hospital in the district providing and meeting the needs of the community. …”

    FY2027 statement, p. 33 · priority 1 of 1 within the agency · awaiting a person's review

    ResponseFurther investigation is required. Contact the agency.

  • Open spaceCapital request to Department of Parks and Recreation

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

    “requesting boating and concessions in Baisley Pond park - develop income streams in Baisley Pond Park.. …”

    FY2027 statement, p. 33 · priority 1 of 3 within the agency · awaiting a person's review

    ResponseThis item is not eligible for Capital funding. OMB supports the agency's position as follows: Further study by the agency of this request is needed. Contact the agency.

3 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.

  • Note

    In a Mandatory Inclusionary Housing area

    MIH options 1, 2 and 3 apply, so new housing here must include permanently affordable homes (ZR 27-131).

  • Note

    In the Special Downtown Jamaica District

    ZR 115-21 keeps the underlying residential floor area ratios (“as set forth pursuant to the underlying district regulations”), except that sky exposure plane buildings are not allowed, and the figures above do not use that option. Its commercial changes cover only C6-3 and C6-4 districts; this site is R6D.

Nearest subway station: Jamaica Center-Parsons/Archer (E J Z), 0.8 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)
4-12152-0008, 4-12152-0009, 4-12152-0010, 4-12152-0011Confirmed against City Planning Commission report C 250171 HAQ (Jamaica Neighborhood Plan 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 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 (9,436 sq ft), the zoning portions, the floor area (standard 23,590; with qualifying affordable or senior housing 28,308; community facility 23,590 sq ft), the homes (low 33, base 40, high 41), 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. City Planning Commission report C 250171 HAQ (Jamaica Neighborhood Plan UDAAP and disposition), p.1, application descriptionDocument · NYC City Planning Commission · as of August 13, 2025
  3. City Planning Commission report C 250171 HAQ (Jamaica Neighborhood Plan UDAAP and disposition): units, p.2, BackgroundDocument · NYC City Planning Commission · as of August 13, 2025
  4. NYC Council Resolution No. 1132 (2025), approving C 250171 HAQ, resolution text and Project Summary No. 2 of 2 (Block 12152, Lots 8, 9, 10, 11), items 1 and 7Document · New York City Council · as of October 29, 2025
  5. NYC Council legislation record LU 0371-2025, Jamaica Neighborhood Plan (C 250171 HAQ), Legislation Details and History, 10/29/2025 row (retrieved 2026-09-25)Document · New York City Council · as of September 25, 2026
  6. City Planning Commission report C 250172 ZMQ (Jamaica Neighborhood Plan zoning map amendment): HPD parcels, p.39, 'HPD Parcels'Document · NYC City Planning Commission · as of August 13, 2025
  7. NYC Council legislation record LU 0369-2025, Jamaica Neighborhood Plan (C 250172 ZMQ), Legislation Details and History, 10/29/2025 row (retrieved 2026-09-25)Document · New York City Council · as of September 25, 2026
  8. MapPLUTO 26v2 (live) records, Queens Block 12152 Lots 8, 9, 10, 11, features for all four BBLs (each ZoneDist1 R6D, SPDist1 DJ); first feature quoted (retrieved 2026-09-25)Document · NYC Department of City Planning (MAPPLUTO feature service) · as of September 25, 2026
  9. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  10. Zoning Resolution § 23-22, R6D: 2.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  11. Zoning Resolution § 23-22, R6D, qualifying affordable housing or qualifying senior housing: 3.00 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  12. Zoning Resolution § 24-11, R6D: 2.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  13. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  14. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  15. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  16. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  17. Special district floor area rules, 28 special districts, 22 floor area rulesZoning Resolution · Public Ground, from the NYC Zoning Resolution
  18. Zoning Resolution § 115-21, Special Downtown Jamaica DistrictZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 12 FY2027, PDF p. 34Document · NYC Department of City Planning · retrieved September 23, 2026
  20. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 12 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  21. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 12 FY2027, PDF p. 39Document · NYC Department of City Planning · retrieved September 23, 2026
  22. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 12 FY2027, PDF p. 33Document · NYC Department of City Planning · retrieved September 23, 2026
  23. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  24. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  25. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  26. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  27. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  28. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  29. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  30. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  31. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  32. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  33. NY General City Law Sec. 35, GCL 35Document
  34. NY General City Law Sec. 36, GCL 36Document
  35. LPC - Applications page, page textDocument
  36. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  37. 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
  38. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  39. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  40. 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. City Planning Commission report C 250171 HAQ (Jamaica Neighborhood Plan UDAAP and disposition)
Document · NYC City Planning Commission
Where
p.1, application description
As of
August 13, 2025

a. the designation of property located at 108-41-108-51 Union Hall Street (Block 10150, Lots 6, 7, 8, 10), 108-32 – 108-34 Guy R Brewer Boulevard (Block 10150 Lots 51, 52), 108-38 Guy R Brewer Boulevard (Block 10150, Lot 54), 108-44 Guy R Brewer Boulevard (Block 10150, Lot 57), 109-43 –109-47 Union Hall Street (Block 12152, Lots 8, 9, 10, 11) as an Urban Development Action Area

Open source

3. City Planning Commission report C 250171 HAQ (Jamaica Neighborhood Plan UDAAP and disposition): units
Document · NYC City Planning Commission
Where
p.2, Background
As of
August 13, 2025

approximately 34 income-restricted homeownership units in the scattered site cluster 1 (109-43 –109-47 Union Hall Street (Block 12152, Lots 8, 9, 10, 11)

Open source

4. NYC Council Resolution No. 1132 (2025), approving C 250171 HAQ
Document · New York City Council
Where
resolution text and Project Summary No. 2 of 2 (Block 12152, Lots 8, 9, 10, 11), items 1 and 7
As of
October 29, 2025

the Council approves the Decision of the City Planning Commission and the HPD Requests ... Scattered Sites 2 is proposed to be developed under the Department of Housing Preservation and Development Open Door Program. ... 7.APPROXIMATE NUMBER OF UNITS:34

Open source

5. NYC Council legislation record LU 0371-2025, Jamaica Neighborhood Plan (C 250171 HAQ)
Document · New York City Council
Where
Legislation Details and History, 10/29/2025 row (retrieved 2026-09-25)
As of
September 25, 2026

File #: LU 0371-2025 Version: * Name: Zoning, Jamaica Neighborhood Plan, Queens (C 250171 HAQ). Type: Land Use Application Status: Adopted ... 10/29/2025 * Rafael Salamanca, Jr. City Council Approved, by Council Pass

Open source

6. City Planning Commission report C 250172 ZMQ (Jamaica Neighborhood Plan zoning map amendment): HPD parcels
Document · NYC City Planning Commission
Where
p.39, 'HPD Parcels'
As of
August 13, 2025

The lots on Block 12152 are located along Union Hall Street, midblock between 109th Avenue and 110th Avenue. The lots that are currently zoned R4 would be rezoned to R6D in an MIH area, within the proposed Special District Boundary.

Open source

7. NYC Council legislation record LU 0369-2025, Jamaica Neighborhood Plan (C 250172 ZMQ)
Document · New York City Council
Where
Legislation Details and History, 10/29/2025 row (retrieved 2026-09-25)
As of
September 25, 2026

File #: LU 0369-2025 Version: * Name: Zoning, Jamaica Neighborhood Plan, Queens (C 250172 ZMQ). Type: Land Use Application Status: Adopted ... 10/29/2025 * Rafael Salamanca, Jr. City Council Approved, by Council Pass

Open source

8. MapPLUTO 26v2 (live) records, Queens Block 12152 Lots 8, 9, 10, 11
Document · NYC Department of City Planning (MAPPLUTO feature service)
Where
features for all four BBLs (each ZoneDist1 R6D, SPDist1 DJ); first feature quoted (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"BBL":4121520008,"Address":"109-47 UNION HALL STREET","LotArea":2220,"LotFront":20,"LotDepth":111,"OwnerName":"NYC HOUSING PRESERVATION AND DEVELOPMENT","OwnerType":"C","ZoneDist1":"R6D","ZoneDist2":null,"SPDist1":"DJ"

Open source

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

Open source

10. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6D: 2.50 FAR
As of
September 10, 2026

R6D R6-2 | 2.50 | 3.00

Open source

11. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R6D, qualifying affordable housing or qualifying senior housing: 3.00 FAR
As of
September 10, 2026

R6D R6-2 | 2.50 | 3.00

Open source

12. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R6D: 2.50 FAR
As of
September 10, 2026

R6D | 2.50 | 80 | 65

Open source

13. 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

14. 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

15. 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

16. Zoning Resolution rules pack
Zoning Resolution · Public Ground, from the NYC Zoning Resolution
Where
248 districts, every value cited to a ZR section

ZR text: ZR site home page: "All text changes approved by the city council as of Sep 10, 2026". Every Article II section cited here (21-14, 23-xx, 24-xx, 27-xx) and 62-32x, 74-79, 75-24, 75-42x shows "Last Amended 12/5/2024" (City of Yes for Housing Opportunity, N 240290 ZRY); exceptions among cited sections: 11-122 (8/14/2025, Midtown South Mixed-Use Plan), 11-25 (6/29/1994), 12-10 page (3/26/2026), 62-361 (7/16/2026); no citywide (ZRY) text amendment has been adopted since (Recently Adopted list, 12/5/2024-9/10/2026, contains only site-specific and neighborhood amendments). 12-10 "wide street" last amended 3/26/2026 (Allen Street Mall, N 250307 ZRM - adds Allen Street roadways in Manhattan CD 3).

Open source

17. 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

18. Zoning Resolution § 115-21
Zoning Resolution · NYC Department of City Planning
Where
Special Downtown Jamaica District
As of
September 10, 2026

in all Districts, the maximum floor area ratio permitted for residential uses shall be as set forth pursuant to the underlying district regulations, except that sky exposure plane buildings shall not be permitted;

Open source

19. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 12 FY2027
Document · NYC Department of City Planning
Where
PDF p. 34
Retrieved
September 23, 2026

Open source

20. FY2027 Register of Community Board Budget Requests (Adopted Budget), Queens Community Board 12 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

21. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 12 FY2027
Document · NYC Department of City Planning
Where
PDF p. 39
Retrieved
September 23, 2026

Open source

22. FY2027 Statement of Community District Needs and Community Board Budget Requests, Queens Community Board 12 FY2027
Document · NYC Department of City Planning
Where
PDF p. 33
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

25. 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

26. 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

27. 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

28. 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

29. 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

30. 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

31. 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

32. 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

33. 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

34. 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

35. 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

36. 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

37. 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

38. 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

39. 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

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

Open source