New York City Planning officials told residents at a community meeting held by Councilman Jimmy Van Bramer last week that it is unlikely that developers would build structures more than 8 stories high along the Sunnyside section of Queens Blvd if the zoning proposal went into effect.

Under the new zoning proposal, developers would be prohibited from building above 125 ft on the Sunnyside section of Queens Blvd. ­– which equates to roughly 12 stories. However, given the floor area ratio limits that are proposed, it would be unlikely that developers would reach these heights unless they owned a whole block.  Furthermore, it would not make economic sense, the planning officials said, for a developer to build that high.

Under the existing zoning, Tom Smith, the Dept. of City Planning’s project manager, said a developer could go as high as 18 stories on Queens Blvd—or 180ft. However, while that may be true, the chances that a developer would reach that limit are extremely remote due to the lower floor area ratios in place today (than what is being proposed), the size of the available lots and the economics of it.

Therefore, bigger, more-compact buildings are what are being proposed. The proposed plan states that between 39^th Street and 48^th Street developers can erect buildings as much as 5 times the size of the lot.

However, in order for developers to be able to build 5 times the lot size, they would have to set at least 20% of the units aside for “affordable housing” (also known as inclusionary housing), which caters to buyers who earn less than 80% of the median income. Developers who elect not to build “affordable housing” would be limited to 3.75 times the lot size.

Under the existing plan, property between 39^th and 41^st Street on Queens Blvd is zoned an R5. In this zone, a developer can build a structure that is only 1.25 the size of the zoning lot—significantly smaller.

The proposed up-zoning (although at times the overall proposal was presented like it was a down-zoning) is part of city planning’s goal to increase density from Long Island City through Sunnyside.

Between 41^st and 44^th street, the existing zoning is a R7-1 which enables builders to develop a structure 3.44 times (excluding a community centers) the zoning lot space. And between 44^th and 48^th street (excluding community centers) it is currently zoned a C4-2, allowing developers to build 3.4 times the zoning lot size.  That could conceivably go to 4.8 times the zoning lot–in the unlikely event a developer builds a community center.

Under the proposed plan, a developer would be able to build 5 times the lot area (to a maximum of 125 feet). Therefore, there would be more residential dwellings—especially given the affordable housing (or inclusionary zoning) component.

Attendees at the event, expressed concern that an influx of new residents would overwhelm the already crowded classrooms. They were concerned that the police, fire and emergency services would struggle to handle more residents.

City Planners were unable to give estimates as to how many more residents might come to the neighborhood.

Other attendees were concerned that small businesses would suffer, since the new buildings would most likely contain large ground-floor commercial space, which is the type typically leased to large drug stores or other chains.

Smith said that these issues would be assessed when city planning conducts an environmental review. That review process begins after the community board approves the preliminary proposal.  An environmental review typically looks at traffic, transportation, schools and sewerage issues.

The proposal and any new findings would then come back to the Community Board for a 60-day review, before going on to be evaluated by the Queens Borough President and Planning Commission. Then the City council would vote on it.

There was one item that the audience was behind 100 percent. John Young, director of City Planning in Queens, said Queens Blvd would be the beneficiary of side walk cafes. He told attendees that they are looking to create an exemption from a current rule that prohibits sidewalk cafes on the same street as elevated railroads. Young said that with the railway line not actually going above the businesses, it made sense to seek an exemption.

The following report, provided by Tom Smith at the community board meeting, was provided by lawyers from the NY City Planning. It is property of NY City Planning.

Sunnyside-Woodside Rezoning Presentation

See zoning maps: sunnysidepost

Floor area ratio: tables

For color, go to the “comment section” and click on the PDF .

Sunnyside Living

Fall in love, start a family, buy a two-bedroom apartment in Sunnyside, Queens—not necessarily in that order.

“We’re getting married this year!” said Claudia Salazer, when asked why she was looking at a two-bedroom condo at an open house Sunday at 41-21 42nd Street.

Ms. Salazer, with a grin nearly as big as the 1,200-square-foot apartment, was born and raised in Sunnyside. Her fiancé is from Brooklyn. They were star-crossed lovers for the subway age.

“We’re tired of renting,” said Ms. Salazer, who whispered her age—let’s just say late thirties—with a coy glance toward her fiancé. They wanted to buy, “now that my personal family is growing,” she said, gesturing toward a toddler-aged son. But whose borough?

Ms. Salazer said she loves Sunnyside because, “it reminds me of New York.” Some would argue it is New York, but Ms. Salazer said it’s even better than the city proper. “You can find everything here.” And you can even afford to pay for it. Many of her childhood friends who moved away have come back since the recession.

The couple finally settled on Sunnyside because it’s cleaner and more family-oriented than Brooklyn. Plus, her fiancé said, smiling toward his companion, “That’s where my heart is.”

For some, Sunnyside has a heartwarming tale. For others, it’s about “flat-out cheap” apartments—so says a recent New York Magazine survey, which ranked Sunnyside as New York’s third best neighborhood to live.

At 41-21 42nd Street, broker Cristina Torres was enjoying a post-Great Recession miracle. “Usually, open houses are when I sit and read the newspaper,” she said. Instead, this Sunday over 20 groups came by to see the pre-war condo with a $498,000 price tag.

For the rest, please click on NY Observer

Raide Zahriyeh, the manager of Key Food, said the office and apartment space will not encompass the entire property but rather the space located on the Greenpoint Ave. portion of the site. He said 7 rental apartments and 2 office suites are slated for development as part of the project that is expected to be completed by November.

An Indian restaurant will be opening on Skillman Ave., between 46th and 47th Street, where Daco Romano – the Romanian bakery – was located.  The restaurant, to be called Basmati Table, will be across the street from Quaint and Claret. There is no word on when it will open.

“Is there a disagreement in Sunnyside as to what’s the better place to live in? I’m looking to rent a house there and individual listings state ‘north of the blvd.’ Is it safer/quieter in the north?”

Thoughts, anyone?

A gutless punk last night was held on $250,000 bail in a merciless attack on an 81-year-old Queens man beaten senseless during a robbery, authorities said.

Jesus “Chu Chu” Fernandez, 23, faces up to 25 years if convicted of the April 5 robbery and assault on lifelong Astoria resident Mayer Behmoiras, who suffered extensive brain damage in the attack.

Fernandez has nine prior arrests, including four for robbery and two for assault, police said.

“Mr. Behmoiras can barely walk at this time, and now thinks the year is 1947,” said City Councilman Jimmy Van Bramer, a family friend, calling the attack “heartbreaking.”

Fernandez is accused of following Behmoiras into his building, then pounding and kicking the elderly man and stealing the keys to his car. The victim’s wife, Fran, found him bleeding outside their apartment door.

According to sources, Fernandez was trying to sell the car Tuesday when someone tipped Crimestoppers.

Police showed up and during questioning, Fernandez allegedly confessed to the sickening crime.

NY MAGAZINE

While its neighbor Sunnyside scores slightly higher in most categories, Woodside has many of the same good things going for it: low crime, good schools, affordability, and diversity (with a population divided nearly equally among whites, Hispanics, and Asians). Thanks to the plethora of Irish bars around Roosevelt Avenue, Woodside offers a bit more in the way of nightlife.

Woodside Stats