41-54 22 Street, Queens 11101 is a 24,708 square foot lot zoned M1-6A/R10. RunEnvelope’s engine finds an as-of-right scheme with homes of 296,496 sf (Waterfront Tower (ZR 62-343)), against 115,029 sf built on the lot today.
That leaves 181,467 sf more floor area than stands here now, if the existing building were replaced.
City Planning’s PLUTO file lists a residential FAR of 10.00 for this lot, which at 24,708 sf of land is 247,080 sf. The engine’s largest residential-only scheme without an affordability obligation (Waterfront Tower (ZR 62-343)) holds 296,496 sf, 19% more than that simple multiplication suggests.
Quality Housing height limit in M1-6A on a wide street: 245 ft. Quality Housing height limit in R10 on a wide street: 215 ft (235 ft with the affordability preference). From the district’s rule set.
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.
| Scheme | Type | Floor area | FAR | Homes |
|---|---|---|---|---|
| Waterfront Tower (ZR 62-343) | Housing | 296,496 | 12.00 | 357 |
| Residential + Community Facility | Mixed use with homes | 296,496 | 12.00 | 353 |
| Mixed-Use | Mixed use with homes | 296,496 | 12.00 | 346 |
| Community Facility | Community facility | 296,496 | 12.00 | None |
| Max Commercial | Commercial | 296,496 | 12.00 | None |
| Shared Housing (SRO) | Shared housing (rooms) | 296,491 | 12.00 | 1,030 rooms |
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.
As-of-right only: what the Zoning Resolution allows without a variance, special permit or rezoning. Computed by RunEnvelope’s zoning engine on October 24, 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.
Why this lot has a page: we publish pages only for lots that clear a set of data quality and headroom tests.
The closest published lots in Queens, same zoning district first. All Queens lots.