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71-02 Kissena Boulevard zoning and development potential

71-02 Kissena Boulevard, Queens 11367 is a 34,500 square foot lot zoned R4. RunEnvelope’s engine finds an as-of-right scheme with homes of 60,132 sf (Residential + Community Facility), against 18,826 sf built on the lot today.

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The lot

BBL
4-06698-0001
Block / lot
6698 / 1
Community district
Queens Community District 8
Zoning
R4
Lot area
34,500 sf
Frontage x depth
246 ft x 145 ft
Lot type
Corner
Current use
Commercial and office
Built today
18,826 sf, 1 floor
Year built
1953
Built FAR
0.55

Permitted floor area against what is built

Built on the lot today18,826 sf
Largest scheme with homes: Residential + Community Facility60,132 sf
Largest scheme, any use: Community Facility66,930 sf

That leaves 41,306 sf more floor area than stands here now, if the existing building were replaced.

City Planning’s PLUTO file lists a residential FAR of 1.00 for this lot, which at 34,500 sf of land is 34,500 sf. The engine’s largest residential-only scheme without an affordability obligation (Max Apartments) holds 34,500 sf, close to that simple multiplication.

  • Wide street frontage
  • 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 facility66,9301.94None
Residential + Community FacilityMixed use with homes60,1321.7447
Max CommercialCommercial46,3061.34None
Commercial OverlayMixed use with homes46,2301.3421
Max ApartmentsHousing34,5001.0050
Max Residential (Parking Waiver: 6 units)Housing34,5001.006

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

72-69 Kissena BoulevardR4 · 0.2 mi away61,843 sf of room to build144-17 Union TurnpikeR4 · 0.75 mi away99,425 sf of room to build68-02 Fresh Meadow LaneR4 · 1.12 mi away55,835 sf of room to build186-01 73 AvenueR4 · 1.66 mi away243,661 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 71-02 Kissena Boulevard.

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