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Proposed Towers on Queens Boulevard Deemed Too Big, CB2 Rejects Developer’s Application for Zoning Change

Perkins Eastman Architects via Department of City Planning

June 8, 2018 By Christian Murray

Community Board 2 voted Thursday to reject a developer’s bid to be granted a zoning variance in order to build a two-tower, 561-unit development along Queens Boulevard in Woodside.

The rejection represents another blow for the developer, Madison Realty Capital, in its quest to get a zoning change that would permit two buildings—one 17 stories and the other 14 stories–to rise at 69-02 Queens Boulevard.

The board vote, while advisory, follows Council Member Robert Holden’s announcement last month that he is opposed to the rezoning. The property is in Holden’s council district and his opinion will have enormous influence when the proposal is up for a vote in the city council.

Madison, under the existing zoning, is able to build a 12 story building that would consist of 289 units, 58 of which could be affordable.

The company, however, is looking to build much higher and obtain the right to build 561 units. In exchange, 30 percent of the units—or 168 apartments- would be affordable, meeting the city’s Mandatory Inclusionary Housing (MIH) zoning rules. Those rules require developers to construct between 25 and 30 percent of their units as “affordable” when a rezoning takes place.

Madison argues that there is a shortage of affordable housing in Queens and that the city should take advantage of its plan to bring workforce housing to the borough.

“There is a well-recognized need for affordable housing in New York City,” the company said in a statement. “We have the opportunity to provide 168 newly constructed, well-located affordable units in our Woodside project if the requested zoning change is granted… It would be a mistake to build fewer affordable units where there is an opportunity to build more.”

The board rejected the plan arguing that this stretch of Queens Boulevard was upzoned in 2006 and that a variance permitting an even bigger development would set a bad precedent. Many residents remain—as well as Holden—critical of the 2006 upzoning, which opened the door for large-scale development.

The plan has been panned by many residents who argue that the development would add to school overcrowding and cause traffic problems along the boulevard.

The proposal, as part of the lengthy public review process, will now go on to be reviewed by the Queens Borough President, City Planning Commission and the City Council.

The plan is unlikely to be approved by the city council, since it is custom for council members to vote in lockstep with the representative of the district where a development is proposed.

Aerial view of the project site (Perkins Eastman Architects via DCP)


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I don’t really see the difference between a 12 story building and a 17 story one. One of those two things is going to get built on the boulevard, you may as well make it the HIGHER of the two. Why? Because not making boulevard-facing structures as tall as possible just pushes demand-pressure for that altitude outward, into the quieter, lower-rise residential side streets further away from the boulevard. And nobody living in a two story home, detached or duplex just a mere two blocks out from the boulevard, wants that as a DIRECTLY ADJACENT neighbor. Common sense…concentrate the density, or it’s literally going to end up in your backyard.

woodside sean

My information …someone just purchased a lot out from under these guys and is going to oppose the project….


Oh yes, look at the abundance of benefits the residents have reaped from all the new developments. The trains are amazing, the schools top flight, and let’s not forget all the open green space. With LIC being the largest residential development in the country, it’s comical to think that buildings like this will do anything meaningful for the surrounding community.


So good to see a small victory for community involvement. Mediawatcher, note how LIC’s overdevelopment has caused school & transit overcrowding, etc. Sunnysiders are trying to prevent another fiasco. Those towers cramming every inch of space by the Queen’s borough Bridge look like they will topple over on us, like in an old Godzilla .movie. Good for CB2 standing up for reason!

LIC Neighbor

And if it gets built look at how much money went into the coffers of Jimmy Van Bramer’s reelection bid for “Queens Borough President” by this developer, the developer’s family members and friends.


Every unit not built means that more people will be fighting for the existing units, causing rents and prices to rise.

My generation is getting completely screwed over. Population grows over time, it’s completely ridiculous to expect us to pay more than half of our income on rent.


This project is exactly the type of new development this area needs! Madison will rent out these apartments before the first brick is laid, and many more are needed. New schools, and improvements to transportation and infrastructure will follow, as this stretch of Queens Boulevard continues its transformation from desolation and underutilization, into a modern urban corridor.
The naysayers are the usual NIMBY’s, whose idea of development stops at single-family housing. CB2 can be relied upon to vote thumbs-down on any development that makes sense, but their opinion, thankfully. is only advisory.

Mr. Johnson

I can raise the rent again. Cool. You don’t need to pay more than half your income in rent. Move to an area that you can afford as every generation before has done. I hear Wyoming is lovely.


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