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145-44 Farmers Boulevard zoning and development potential

145-44 Farmers Boulevard, Queens 11434 is a 31,250 square foot lot zoned R3-2. RunEnvelope’s engine finds an as-of-right scheme with homes of 48,438 sf (Commercial Overlay), against 6,707 sf built on the lot today.

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The lot

BBL
4-13313-0033
Block / lot
13313 / 33
Community district
Queens Community District 13
Zoning
R3-2
Lot area
31,250 sf
Frontage x depth
134 ft x 161 ft
Lot type
Inside
Current use
Commercial and office
Built today
6,707 sf, 1 floor
Year built
1954
Built FAR
0.21

Permitted floor area against what is built

Built on the lot today6,707 sf
Largest scheme with homes: Commercial Overlay48,438 sf
Largest scheme, any use: Community Facility48,500 sf

That leaves 41,731 sf more floor area than stands here now, if the existing building were replaced.

City Planning’s PLUTO file lists a residential FAR of 0.75 for this lot, which at 31,250 sf of land is 23,438 sf. The engine’s largest residential-only scheme without an affordability obligation (Max Apartments) holds 23,438 sf, close to that simple multiplication.

  • Wide street frontage
  • Opportunity Zone tract
  • Irregular lot shape

Development scenarios

The largest 6 as-of-right schemes RunEnvelope’s engine produced for this lot, by zoning floor area. A full study also models the building itself: floor plates, heights, setbacks, unit mix and parking.

SchemeTypeFloor areaFARHomes
Community FacilityCommunity facility48,5001.55None
Commercial OverlayMixed use with homes48,4381.5525
Residential + Community FacilityMixed use with homes36,1871.1627
Max CommercialCommercial32,7541.05None
Max ApartmentsHousing23,4380.7534
Max Residential (Parking Waiver: 2 units)Housing23,4380.752

Floor area is zoning floor area in square feet. Highlighted: the largest scheme with homes. Income-restricted schemes (Universal Affordability Preference, AIRS senior housing) require a share or all of the homes to be affordable. Shared housing counts rooms, not apartments. Schemes that need a landmark transfer of development rights, the FRESH food store bonus or a stack of every program are left off this page; the full study shows them.

What these numbers are

As-of-right only: what the Zoning Resolution allows without a variance, special permit or rezoning. Computed by RunEnvelope’s zoning engine on October 23, 2026 from PLUTO 26v2 lot data, in screening mode: the engine uses the City’s recorded lot area and dimensions, not a surveyed lot outline.

This is not a professional opinion, an appraisal or a statement that anything will or should be built here. Existing tenants, leases and the owner’s plans are not part of it.

What a full study checks

  • ■The actual lot outline, street frontages and yards, not PLUTO's recorded dimensions
  • ■Easements, restrictive declarations and zoning lot agreements on record
  • ■Landmark, waterfront and flood rules that apply to the specific building
  • ■Height, setback and floor-by-floor massing, with floor plans
  • ■Unit count, parking and the affordability program terms

Why this lot has a page: we publish pages only for lots that clear a set of data quality and headroom tests.

Nearby lots with similar potential

234-01 Merrick BoulevardR3-2 · 1.87 mi away49,247 sf of room to build248-01 Union TurnpikeR3-2 · 5.92 mi away41,326 sf of room to build46-15 Kissena BoulevardR3-2 · 6.45 mi away62,170 sf of room to build245-02 Horace Harding ExpreR3-2 · 6.8 mi away92,722 sf of room to build

The closest published lots in Queens, same zoning district first. All Queens lots.

This is the screening number. Get the study for 145-44 Farmers Boulevard.

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