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91-11 Merrick Boulevard zoning and development potential

91-11 Merrick Boulevard, Queens 11432 is a 8,855 square foot lot zoned C6-3. RunEnvelope’s engine finds an as-of-right scheme with homes of 87,040 sf (Residential + Community Facility), against 8,355 sf built on the lot today.

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The lot

BBL
4-09796-0022
Block / lot
9796 / 22
Community district
Queens Community District 12
Zoning
C6-3
Lot area
8,855 sf
Frontage x depth
35 ft x 253 ft
Lot type
Inside
Current use
Commercial and office
Built today
8,355 sf, 1 floor
Year built
1931
Built FAR
0.94

Permitted floor area against what is built

Built on the lot today8,355 sf
Largest scheme with homes: Residential + Community Facility87,040 sf
Largest scheme, any use: Community Facility88,546 sf

That leaves 78,685 sf more floor area than stands here now, if the existing building were replaced.

City Planning’s PLUTO file lists a residential FAR of 7.52 for this lot, which at 8,855 sf of land is 66,590 sf. The engine’s largest residential-only scheme without an affordability obligation (Max Apartments) holds 66,590 sf, close to that simple multiplication.

  • Wide street frontage
  • Mandatory Inclusionary Housing area
  • FRESH food store zone

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 facility88,54610.00None
Residential + Community FacilityMixed use with homes87,0409.8377
AIRS Senior Housing (100% Affordable)Income-restricted housing79,8719.0288
Max CommercialCommercial70,8408.00None
Max ApartmentsHousing66,5907.5298
Commercial OverlayMixed use with homes66,5877.5268

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 25, 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

166-05 Jamaica AvenueC6-3 · 0.02 mi away59,811 sf of room to build165-09 Jamaica AvenueC6-3 · 0.07 mi away43,492 sf of room to build164-10 Jamaica AvenueC6-3 · 0.11 mi away97,269 sf of room to build164-01 Jamaica AvenueC6-3 · 0.12 mi away57,357 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 91-11 Merrick Boulevard.

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