Public Ground

Plate 20 of 102ManhattanManhattan Community Board 11

The Beacon: 413 East 120th Street

This site can hold about 325–413 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 464. The City's LIFT tracker lists 281 homes.

HPD's application and City Planning's 2025 report give about 281 homes plus a superintendent's unit, matching the tracker.

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

View in ZoLaChecks and sources

Plate 20. The Beacon: 413 East 120th Street: block 1808, lot 8, Manhattan. The site is tinted pink; neighboring lots are outlined and other City-owned lots are hatched.180718083128293035363739414344454647750181st AvenueEast 120th StreetN0200 ft

Block 1808, lot 8Tax 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.

  • Occupied Multi-Service Center stays and is enlarged

    The lot holds the East Harlem Multi-Service Center, a former public school run by HRA. The approved plan keeps it, rehabilitates it, and adds a sixth floor, for about 50,000 sq ft of community space. The new housing is built on the center's parking lot.

  • Center housed 12 nonprofits; tenants to move during work

    In 2024 the Multi-Service Center hosted 12 nonprofit community organizations. HPD's application says programming will stop during construction and the tenants will be relocated temporarily to nearby East Harlem sites.

  • 2025 approvals: R8 rezoning, MIH area, UDAAP, sale

    The City Planning Commission approved the project on January 22, 2025 and the City Council on March 12, 2025: a rezoning from R7-2/R7X to R8 (C 240386 ZMM), a Mandatory Inclusionary Housing area (N 240388 ZRM), and designation and disposition of the site (C 240387 HAM).

  • Approved plan: about 230,000 sq ft of housing

    The approved plan has about 280,000 sq ft of floor area (7.19 FAR): about 230,000 sq ft of housing (5.89 FAR) and about 50,000 sq ft of community facility space (1.30 FAR).

  • Parts of the site are in the 1% flood zone

    Per FEMA's 2015 preliminary flood maps, parts of the project area lie in the 1% annual-chance floodplain and parts in the 0.2% floodplain (2025 Commission report).

  • Street width from a City document

    The City Map change C 240385 MMM, approved in 2025 and filed for recordation on December 31, 2025, narrows East 120th Street from 80 to 60 feet for 363 feet east of First Avenue's east street line, to the east end of the site; the site already extends about 20 feet into the old street. That stretch is now a narrow street. The rest of the block, east of the site, is unchanged and stays a wide street, so the part of the lot within 100 feet of it counts as within 100 feet of a wide street.

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

Lot area
39,040 sq ft
Zoning district
R8
Maximum residential floor area
235,021–247,459 sq ft39,040 sq ft × 6.02–(0.73 × 6.02 + 0.27 × 7.20) FAR
With qualifying affordable or senior housing
281,088 sq ft39,040 sq ft × 7.20 FAR
Maximum community facility floor area
253,760 sq ft39,040 sq ft × 6.50 FAR

Homes, as a range

CaseHomesHow
Low328281,088 sq ft × 0.7 ÷ 599 sq ft
Base406281,088 sq ft × 0.8 ÷ 553 sq ft
High413281,088 sq ft × 0.85 ÷ 514 sq ft = 464, capped at 281,088 ÷ 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.

Some figures are shown as a span because the Zoning Resolution sets different limits depending on a condition public data do not settle: whether the site is on a waterfront block, which depends on a case review under ZR 62-11, since the tax block reaches the water's edge.

What binds first

Flood hazard

About 49% of the site (19,700 sq ft) 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

Manhattan Community Board 11's formal requests to the City, from its annual Statement of Community District Needs and Budget Requests.

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

Housing the board asked for

  • HousingCapital request to Department of Housing Preservation & Development

    Provide housing at deeper levels of affordability

    “Provide funding for the development of affordable rental and cooperative housing at deeper levels of affordability targeting households living under 30% of AMI.”

    FY2027 statement, p. 46 · priority 1 of 4 within the agency · awaiting a person's review

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

  • HousingCapital request to Department of Housing Preservation & Development

    Housing for seniors

    “Provide funding for the construction of affordable housing for seniors ages 62 and older.”

    FY2027 statement, p. 47 · priority 3 of 4 within the agency · awaiting a person's review

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

Other requests in these categories

  • Older adultsExpense request to Department for the Aging

    Expand senior center programming

    “East Harlem has a rapidly growing senior population, with over 20% of residents aged 60 and older living below the federal poverty line (NYC Department …”

    FY2027 statement, p. 48 · priority 2 of 3 within the agency · awaiting a person's review

    ResponseFurther study by the agency of this request is needed.

  • LibrariesExpense request to New York Public Library

    Extend library hours, expand library programs, and enhance library collections

    “Increase funding for NYPL to add resources and staff, and to expand opening hours to 7 days a week. …”

    FY2027 statement, p. 60 · priority 1 of 2 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.

  • LibrariesExpense request to New York Public Library

    Increase expense funding for libraries

    “Increase expense funding for libraries, so branches in every neighborhood can maintain existing levels of service while helping to rebuild a more equitable New York.”

    FY2027 statement, p. 60 · priority 2 of 2 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.

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.

  • Hazard

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

    About 49% of the site (19,700 sq ft) 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 78% of the site (31,400 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 flooding on about 17% of the site (6,700 sq ft), nearly all of it nuisance flooding (4 in to 1 ft).

  • Caution

    Floor area depends on a condition public data do not settle

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

  • Caution

    The lot has a building on it

    The lot has a building on record with 80,095 sq ft of gross building area, completed around 1954 (MapPLUTO; gross area includes space zoning does not count). Zoning counts floor area already on a lot toward its maximum, so the figures above are the most the land could hold in total, not what could be added while that building stands.

  • Note

    Partly in a Mandatory Inclusionary Housing area

    About 83% of the site is inside DCP's mapped Mandatory Inclusionary Housing area, where MIH option 2 applies: new housing on that part must include permanently affordable homes (ZR 27-131). The rest of the site is outside it.

Nearest subway station: 125 St (4 5 6), 0.5 mi in a straight line.

What this doesn't account for

Public data and the zoning text answer the questions above. These need information that is not public, or a decision that belongs to the City.

  • Public land use review (ULURP). Selling or leasing City land, or approving a housing project on it, generally goes through ULURP (community board, borough president, City Planning Commission, City Council), and this estimate does not presume the outcome.
  • Disposition of City property (Charter 384 / UDAAP). Transferring the land needs Mayoral approval under Charter Sec. 384 and, for HPD projects, usually Urban Development Action Area designation and project approval under NY General Municipal Law Article 16.
  • Environmental review (CEQR/SEQRA). Any discretionary approval, disposition or City funding triggers CEQR/SEQRA review, which can require mitigation (e.g. for hazardous materials, noise or historic resources) or reshape the project.
  • (E) designations. A lot with an (E) designation or environmental restrictive declaration for hazardous materials, air quality or noise cannot receive building permits until the Office of Environmental Remediation signs off.
  • Subsurface and site conditions. Unknown soil, rock, groundwater and contamination can shrink or eliminate cellars and add foundation and cleanup costs, and HPD requires every project to investigate and, if needed, remediate contamination.
  • Deed restrictions and reverter clauses. Land the City bought or sold may carry deed restrictions or reverter clauses limiting its use, which must be checked in title records (ACRIS) and DCAS's deed-restriction database.
  • Parkland alienation. If a site is municipal parkland, it cannot be sold or used for housing without an act of the State Legislature signed by the Governor.
  • Current occupants, uses and agency plans. Many City-owned lots are in active use or assigned to an agency, or have funded capital projects, and this estimate does not reflect relocation needs or agency plans (check COLP and the Capital Commitment Plan).
  • Mapped streets, easements and utilities. Mapped-but-unbuilt ('paper') streets, sewer and water easements and utility lines can take land out of the buildable area, and no permit may be issued for a building in the bed of a mapped street.
  • Street access. A lot with no frontage on a mapped street cannot get a building permit on its own and must be combined with a neighboring lot or have access mapped.
  • Landmarks review. Sites that are individual landmarks or inside historic districts need Landmarks Preservation Commission approval, which can limit demolition, height and bulk.
  • Flood-resistant construction. Sites in the 1% annual chance floodplain (or the 0.2% shaded X-Zone for critical facilities) must meet Building Code Appendix G, whose elevation and floodproofing rules can cost usable ground-floor and cellar space.
  • Airport height limits. Near JFK, LaGuardia and Floyd Bennett Field, zoning flight-obstruction surfaces cap building height, and tall structures anywhere need FAA notice.
  • State and federal funding conditions. Federal or State money brings its own requirements (e.g. HUD environmental review under 24 CFR Part 58, Davis-Bacon prevailing wages, Section 3 hiring) that can change cost, timing and program.
  • Zoning capacity is a ceiling, not a plan. The figures show what zoning allows, and actual HPD projects often build less, for example to fit neighborhood context, a community facility or funding limits.

Checks

What has been verified on this page, and by what.

Tax lots (1)
1-01808-0008Confirmed against City Planning Commission report C 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street)
Lot and zoning records compared with DCP's live data
Agrees
Figures reproduced by a separate calculation
Agrees
Notes
On September 25, 2026, the MapPLUTO records and zoning district map behind this page were compared with DCP's live MapPLUTO (26v2) and zoning district layers for its lot; every compared field and district boundary matched. A separate calculation, written from the method page and run on the same downloaded City data on September 25, 2026, reproduced the lot area (39,040 sq ft), the zoning portions, the floor area (standard 235,021–247,459; with qualifying affordable or senior housing 281,088; community facility 253,760 sq ft), the homes (low 328, base 406, high 413), 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 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street), PDF page 1, item 1(a). Retrieved 2026-09-25. The report's header and resolution print 'January 22, 2024'; the Commission vote was January 22, 2025 (ZAP milestones; DCP map transmittal).Document · NYC City Planning Commission · as of January 22, 2025
  3. HPD land use application 2022M0328, LR Item 3 Project Description: The Beacon, 413 East 120th Street (revised 2024-08-30), PDF page 1, section I.Document · NYC Department of Housing Preservation and Development (filed on DCP's Zoning Application Portal, project 2022M0328, Notice of Certification package) · as of August 30, 2024
  4. City Planning Commission report C 240387 HAM (The Beacon, 413 East 120th Street): City Map amendment, p.3, BackgroundDocument · NYC City Planning Commission · as of January 22, 2025
  5. City Planning Commission report C 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street), PDF page 6, 'Proposed Development'. Retrieved 2026-09-25. The report's header and resolution print 'January 22, 2024'; the Commission vote was January 22, 2025 (ZAP milestones; DCP map transmittal).Document · NYC City Planning Commission · as of January 22, 2025
  6. HPD land use application 2022M0328, LR Item 3 Project Description: The Beacon, 413 East 120th Street (revised 2024-08-30), PDF page 4, section V.Document · NYC Department of Housing Preservation and Development (filed on DCP's Zoning Application Portal, project 2022M0328, Notice of Certification package) · as of August 30, 2024
  7. DCP transmittal for filing and recordation, ULURP No. C 240385 MMM (Map ACC No. 30274), single pageDocument · NYC Department of City Planning (Map Filing Materials, ZAP project 2023M0160) · as of December 31, 2025
  8. ZAP project record 2022M0328 (The Beacon: C 240386 ZMM, C 240387 HAM, N 240388 ZRM), project attributes, actions and milestones (dataset record): City Council Review ended 2025-03-12, outcome 'Adopted' (retrieved 2026-09-25)Document · NYC Department of City Planning, Zoning Application Portal · as of September 25, 2026
  9. City Planning Commission report C 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street), PDF page 5, 'Surrounding Area'. Retrieved 2026-09-25. The report's header and resolution print 'January 22, 2024'; the Commission vote was January 22, 2025 (ZAP milestones; DCP map transmittal).Document · NYC City Planning Commission · as of January 22, 2025
  10. City Planning Commission report C 240385 MMM (City Map change, East 120th Street between First and Pleasant Avenues), p.5, description of the area discontinued and closedDocument · NYC Department of City Planning · as of January 22, 2025
  11. City Planning Commission report C 240387 HAM (The Beacon, 413 East 120th Street): City Map amendment, p.9, 'City Map Change (C 240385 MMM)'Document · NYC City Planning Commission · as of January 22, 2025
  12. City Planning Commission report C 240385 MMM (City Map change, East 120th Street between First and Pleasant Avenues), p.1. The report's header prints 'January 22, 2024'; the Commission vote was January 22, 2025 (DCP map transmittal).Document · NYC City Planning Commission · as of January 22, 2025
  13. City Planning Commission report C 240387 HAM (The Beacon, 413 East 120th Street): City Map amendment, p.9, Background. The report's header prints 'January 22, 2024'; the Commission vote was January 22, 2025 (DCP map transmittal).Document · NYC City Planning Commission · as of January 22, 2025
  14. DCP memorandum to the Office of the City Register: block and lot numbers for ULURP mapping action C 240385 MMM (Map ACC No. 30274) filed for recordation, single pageDocument · NYC Department of City Planning (Map Filing Materials, ZAP project 2023M0160) · as of December 31, 2025
  15. MapPLUTO 26v2Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  16. Zoning Resolution § 23-22, R8; Not within 100 ft of a wide street: 6.02 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  17. Zoning Resolution § 23-22, R8; Within 100 ft of a wide street: 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  18. Zoning Resolution § 62-322, R8; Waterfront block (ZR 62-322): within-100-ft-of-wide-street provision does not apply: 6.02 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  19. Zoning Resolution § 23-22, R8, qualifying affordable housing or qualifying senior housing; All qualifying affordable/senior housing, in MIH areas whatever the street, except UAP developments or qualifying senior housing within 100 ft of a wide street outside MIH areas (8.64): 7.20 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  20. Zoning Resolution § 24-11, R8: 6.50 FARZoning Resolution · NYC Department of City Planning · as of September 10, 2026
  21. Declared assumption: building efficiency, low 0.7, base 0.8, high 0.85Declared assumption · as of September 23, 2026
  22. Declared assumption: average home size (net), low 514, base 553, high 599 sq ftDeclared assumption · as of September 23, 2026
  23. Zoning Resolution § 23-52, Dwelling unit factor 680Zoning Resolution · NYC Department of City Planning
  24. 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
  25. 2022 NYC Building Code, Appendix G (Flood-Resistant Construction), § G102.2Document · NYC Department of Buildings
  26. 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
  27. 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
  28. 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
  29. 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
  30. Mandatory Inclusionary Housing areas 202607Dataset · NYC Department of City Planning · as of September 9, 2026 · retrieved September 25, 2026
  31. Zoning Resolution rules pack, 248 districts, every value cited to a ZR sectionZoning Resolution · Public Ground, from the NYC Zoning Resolution
  32. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 46Document · NYC Department of City Planning · retrieved September 23, 2026
  33. FY2027 Register of Community Board Budget Requests (Adopted Budget), Manhattan Community Board 11 FY2027 Adopted, Agency responseDocument · NYC Office of Management and Budget · as of June 30, 2026
  34. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 47Document · NYC Department of City Planning · retrieved September 23, 2026
  35. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 48Document · NYC Department of City Planning · retrieved September 23, 2026
  36. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027, PDF p. 60Document · NYC Department of City Planning · retrieved September 23, 2026
  37. MTA Subway StationsDataset · Metropolitan Transportation Authority · as of September 25, 2026 · retrieved September 25, 2026
  38. Digital City Map street centerlinesDataset · NYC Department of City Planning · as of December 1, 2025 · retrieved September 25, 2026
  39. New York City Charter Sec. 197-c (Uniform land use review procedure), Sec. 197-c(a)(8) and (a)(10)Document
  40. NYC Charter Sec. 384 (Disposal of property of the city), Sec. 384(a)Document
  41. CEQR Technical Manual, Chapter 2 (December 2025 edition), PDF p. 1 (printed p. 2-1)Document
  42. Zoning Resolution 11-15 (Environmental Requirements), ZR 11-15(a); last amended 2012-03-28Document
  43. HPD Design Guidelines for New Construction 2026, PDF p. 13, Secs. 1.1.1 and 1.1.4Document
  44. Deed Restriction Database (NYC Open Data rfu7-paqe), dataset descriptionDocument
  45. Handbook on the Alienation and Conversion of Municipal Parkland (NYS OPRHP, revised 2017-09-01), PDF p. 3, 'Parkland Alienation'Document
  46. City Owned and Leased Property (COLP), NYC Open Data fn4k-qyk2, dataset description (version 20260430)Document
  47. NY General City Law Sec. 35, GCL 35Document
  48. NY General City Law Sec. 36, GCL 36Document
  49. LPC - Applications page, page textDocument
  50. 2022 NYC Building Code, Appendix G (as amended by Local Law 77 of 2023), PDF p. 1, Sec. G102.1Document
  51. 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
  52. HPD ELLA Term Sheet (updated 2020-03-10), PDF p. 4Document
  53. CPC report C 260071 HAM (1727 Amsterdam Avenue), PDF p. 8Document
  54. 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 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street)
Document · NYC City Planning Commission
Where
PDF page 1, item 1(a). Retrieved 2026-09-25. The report's header and resolution print 'January 22, 2024'; the Commission vote was January 22, 2025 (ZAP milestones; DCP map transmittal).
As of
January 22, 2025

the designation of property located at 413 East 120th Street (Block 1808, Lot 8, and an approximately 7,260 square foot area of current East 120th Street running south of Lot 7501 (Condo Lots 1001-1003 (and Lot 8 for approximately 363 feet)) as an Urban Development Action Area

Open source

3. HPD land use application 2022M0328, LR Item 3 Project Description: The Beacon, 413 East 120th Street (revised 2024-08-30)
Document · NYC Department of Housing Preservation and Development (filed on DCP's Zoning Application Portal, project 2022M0328, Notice of Certification package)
Where
PDF page 1, section I.
As of
August 30, 2024

a new 21-story development containing approximately 281 units of affordable housing plus one superintendent's unit

Open source

4. City Planning Commission report C 240387 HAM (The Beacon, 413 East 120th Street): City Map amendment
Document · NYC City Planning Commission
Where
p.3, Background
As of
January 22, 2025

The proposed development would include 281 income-restricted housing units (IRHUs) and renovated and enlarged community facility space at the existing East Harlem MSC

Open source

5. City Planning Commission report C 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street)
Document · NYC City Planning Commission
Where
PDF page 6, 'Proposed Development'. Retrieved 2026-09-25. The report's header and resolution print 'January 22, 2024'; the Commission vote was January 22, 2025 (ZAP milestones; DCP map transmittal).
As of
January 22, 2025

The Proposed Development would contain approximately 280,000 square feet of total floor area (7.19 FAR), including approximately 230,000 square feet of residential floor area (5.89 FAR) and approximately 50,000 square feet of community facility floor area (1.30 FAR). | The residential building of the Proposed Development will be an infill development on the HRA MSC parking lot

Open source

6. HPD land use application 2022M0328, LR Item 3 Project Description: The Beacon, 413 East 120th Street (revised 2024-08-30)
Document · NYC Department of Housing Preservation and Development (filed on DCP's Zoning Application Portal, project 2022M0328, Notice of Certification package)
Where
PDF page 4, section V.
As of
August 30, 2024

The Development Site contains an existing five-story building that houses the HRA MSC, which hosts 12 not-for-profit community organizations. | During the development process, programming at the MSC will be halted to facilitate the Proposed Development, including rehabilitation of the MSC building, and the existing tenants will be temporarily relocated to nearby East Harlem sites.

Open source

7. DCP transmittal for filing and recordation, ULURP No. C 240385 MMM (Map ACC No. 30274)
Document · NYC Department of City Planning (Map Filing Materials, ZAP project 2023M0160)
Where
single page
As of
December 31, 2025

duly approved by the City Planning Commission on January 22, 2025 (Calendar Number 24) and subsequently approved by the City Council on March 12, 2025 (Resolution 0803-2025), which action comprised final approval.

Open source

8. ZAP project record 2022M0328 (The Beacon: C 240386 ZMM, C 240387 HAM, N 240388 ZRM)
Document · NYC Department of City Planning, Zoning Application Portal
Where
project attributes, actions and milestones (dataset record): City Council Review ended 2025-03-12, outcome 'Adopted' (retrieved 2026-09-25)
As of
September 25, 2026

Record excerpt"dcp-projectname":"The Beacon","dcp-publicstatus":"Completed" ... "dcp-ulurpnumber":"C240386ZMM" ... "dcp-ulurpnumber":"C240387HAM" ... "dcp-ulurpnumber":"N240388ZRM" ... "dcp-actualenddate":"2025-03-12T04:00:00.000Z","statuscode":"Completed","dcp-milestonesequence":58

Open source

9. City Planning Commission report C 240387 HAM (The Beacon: UDAAP designation, project approval and disposition, 413 East 120th Street)
Document · NYC City Planning Commission
Where
PDF page 5, 'Surrounding Area'. Retrieved 2026-09-25. The report's header and resolution print 'January 22, 2024'; the Commission vote was January 22, 2025 (ZAP milestones; DCP map transmittal).
As of
January 22, 2025

portions of the Project Area are located within the 1% annual chance (100-year) floodplain and the 0.2% annual chance (500-year) floodplain.

Open source

10. City Planning Commission report C 240385 MMM (City Map change, East 120th Street between First and Pleasant Avenues)
Document · NYC Department of City Planning
Where
p.5, description of the area discontinued and closed
As of
January 22, 2025

Starting at the point of intersection of the easterly line of 1st Avenue and the northerly line of East 120th Street, discontinued and closed: 1. Thence, running 363.00 feet in an easterly direction along the northerly line of East 120th Street, discontinued and closed; 2. Thence, running 20.00 feet in a southerly direction

Open source

11. City Planning Commission report C 240387 HAM (The Beacon, 413 East 120th Street): City Map amendment
Document · NYC City Planning Commission
Where
p.9, 'City Map Change (C 240385 MMM)'
As of
January 22, 2025

HPD requests a City Map amendment to eliminate, discontinue and close the northern portion of the mapped street at East 120th Street from the eastern streetline of First Avenue to the easternmost boundary at the end of the Development Site (approximately 363 feet east of First Avenue), and to reestablish the street line 20 feet to the south.

Open source

12. City Planning Commission report C 240385 MMM (City Map change, East 120th Street between First and Pleasant Avenues)
Document · NYC City Planning Commission
Where
p.1. The report's header prints 'January 22, 2024'; the Commission vote was January 22, 2025 (DCP map transmittal).
As of
January 22, 2025

This action would facilitate the demapping the norther portion of East 120th Street extending 363 feet east from First Avenue, reducing the width of the mapped street from 80 to 60 feet

Open source

13. City Planning Commission report C 240387 HAM (The Beacon, 413 East 120th Street): City Map amendment
Document · NYC City Planning Commission
Where
p.9, Background. The report's header prints 'January 22, 2024'; the Commission vote was January 22, 2025 (DCP map transmittal).
As of
January 22, 2025

The Development Site currently extends beyond the mapped street line of East 120th Street by approximately 20 feet, and, by extension, the frontage of the existing MSC building extends into the mapped street line by approximately 11 feet. ... The proposed mapped width of East 120th Street in this area would be reduced from 80 feet to 60 feet.

Open source

14. DCP memorandum to the Office of the City Register: block and lot numbers for ULURP mapping action C 240385 MMM (Map ACC No. 30274) filed for recordation
Document · NYC Department of City Planning (Map Filing Materials, ZAP project 2023M0160)
Where
single page
As of
December 31, 2025

Block & lot numbers for the ULURP mapping action(s) filed for recordation on December 31, 2025 | Record Map ACC No. 30274 (For ULURP No. C 240385 MMM) against the following tax lot(s):

Open source

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

Open source

16. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R8; Not within 100 ft of a wide street: 6.02 FAR
As of
September 10, 2026

R8A R8X R8 | 6.02 | 7.20

Open source

17. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R8; Within 100 ft of a wide street: 7.20 FAR
As of
September 10, 2026

R8 | 7.20¹ | 8.64² ... ¹ For zoning lots, or portions thereof, located within 100 feet of a wide street

Open source

18. Zoning Resolution § 62-322
Zoning Resolution · NYC Department of City Planning
Where
R8; Waterfront block (ZR 62-322): within-100-ft-of-wide-street provision does not apply: 6.02 FAR
As of
September 10, 2026

However, for districts without a letter suffix, the regulations applicable to portions of a zoning lot within 100 feet of a wide street shall not apply.

Open source

19. Zoning Resolution § 23-22
Zoning Resolution · NYC Department of City Planning
Where
R8, qualifying affordable housing or qualifying senior housing; All qualifying affordable/senior housing, in MIH areas whatever the street, except UAP developments or qualifying senior housing within 100 ft of a wide street outside MIH areas (8.64): 7.20 FAR
As of
September 10, 2026

R8A R8X R8 | 6.02 | 7.20

Open source

20. Zoning Resolution § 24-11
Zoning Resolution · NYC Department of City Planning
Where
R8: 6.50 FAR
As of
September 10, 2026

R8 | 6.50 | 75 | 65

Open source

21. Declared assumption: building efficiency
Declared assumption
Where
low 0.7, base 0.8, high 0.85
As of
September 23, 2026

Net home area as a share of residential floor area. Basis: 2025 HCR Design Guidelines, PDF p. 40, Sec. 3.4.1a 'Overall Building Efficiency', Table 3.4.1; 2025 HCR Design Guidelines, PDF p. 40, Sec. 3.4.1; Market & Financial Study: NYC Mandatory Inclusionary Housing (BAE Urban Economics, BJH Advisors, James Lima Planning + Development), PDF p. 68 (printed p. 64), Appendix C, Table C-1 'Developer Interview Summary'; Market & Financial Study: NYC Mandatory Inclusionary Housing, PDF p. 41 (printed p. 37), 'Zoning and Floor Area Ratio'; HPD Design Guidelines for New Construction 2026, PDF p. 28, 'Unit Area Calculation'. A declared assumption; no City agency publishes this ratio.

Open source

22. Declared assumption: average home size (net)
Declared assumption
Where
low 514, base 553, high 599 sq ft
As of
September 23, 2026

HPD target net areas by bedroom count, weighted by HPD's observed bedroom mix. Basis: HPD Design Guidelines for New Construction 2026, PDF p. 31, Sec. 4.4.1; HPD Design Guidelines for New Construction 2026, PDF p. 33, Sec. 4.5.1; HPD Design Guidelines for New Construction 2026, PDF p. 36, Sec. 4.6.1; HPD Design Guidelines for New Construction 2026, PDF p. 39, Sec. 4.7.1; HPD Design Guidelines for New Construction 2026, PDF p. 42, Sec. 4.8.1; HPD Design Guidelines for New Construction 2026, PDF p. 6, 'Applicability'; HPD Design Guidelines for New Construction, Version 2.02 (edition in force before 2026-10-01), PDF pp. 42-58 (e.g. p. 44 for 0-BR, p. 58 for 4-BR), Secs. 5.3-5.8 tables 'TARGET NET'; HPD ELLA Term Sheet (Extremely Low & Low-Income Affordability), PDF p. 5, 'Design and Construction Requirements'; Affordable Housing Production by Building (NYC Open Data hg8x-zxpr), fields studio_units, _1_br_units ... _6_br_units; filter reporting_construction_type='New Construction' AND all_counted_units >= total_units - 1.

Open source

23. Zoning Resolution § 23-52
Zoning Resolution · NYC Department of City Planning
Where
Dwelling unit factor 680

In the districts indicated, for buildings containing multiple dwelling residences, the maximum number of dwelling units permitted shall be determined by dividing the maximum residential floor area permitted on the zoning lot by the applicable dwelling unit factor. ... For all other types of multiple dwelling residences, the applicable dwelling unit factor shall be 680. Fractions equal to or greater than three-quarters resulting from this calculation shall be considered to be one dwelling unit.

Open source

24. 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

25. 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

26. 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

27. 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

28. 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

29. 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

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

Open source

31. 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

32. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 46
Retrieved
September 23, 2026

Open source

33. FY2027 Register of Community Board Budget Requests (Adopted Budget), Manhattan Community Board 11 FY2027 Adopted
Document · NYC Office of Management and Budget
Where
Agency response
As of
June 30, 2026

Open source

34. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 47
Retrieved
September 23, 2026

Open source

35. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 48
Retrieved
September 23, 2026

Open source

36. FY2027 Statement of Community District Needs and Community Board Budget Requests, Manhattan Community Board 11 FY2027
Document · NYC Department of City Planning
Where
PDF p. 60
Retrieved
September 23, 2026

Open source

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

Open source

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

Open source

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. 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

48. 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

49. 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

50. 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

51. 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

52. 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

53. 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

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

Open source