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95-26 Sutphin Boulevard zoning and development potential

95-26 Sutphin Boulevard, Queens 11435 is a 20,000 square foot lot zoned C6-3. RunEnvelope’s engine finds an as-of-right scheme with homes of 198,457 sf (Residential + Community Facility), against 14,000 sf built on the lot today.

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The lot

BBL
4-10026-0014
Block / lot
10026 / 14
Community district
Queens Community District 12
Zoning
C6-3
Lot area
20,000 sf
Frontage x depth
100 ft x 200 ft
Lot type
Inside
Current use
Industrial and manufacturing
Built today
14,000 sf, 1 floor
Year built
1967
Built FAR
0.70

Permitted floor area against what is built

Built on the lot today14,000 sf
Largest scheme with homes: Residential + Community Facility198,457 sf
Largest scheme, any use: Community Facility200,000 sf

That leaves 184,457 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 20,000 sf of land is 150,400 sf. The engine’s largest residential-only scheme without an affordability obligation (Max Apartments) holds 150,400 sf, close to that simple multiplication.

  • Wide street frontage
  • Mandatory Inclusionary Housing area
  • Opportunity Zone tract
  • FRESH food store zone
  • E-designation on the lot

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 facility200,00010.00None
Residential + Community FacilityMixed use with homes198,4579.92189
AIRS Senior Housing (100% Affordable)Income-restricted housing180,4009.02218
Max CommercialCommercial160,0008.00None
Max ApartmentsHousing150,4007.52221
Max Residential (Sky Exposure Plane)Housing150,4007.52204

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 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.

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

147-12 95 AvenueC6-3 · 0.06 mi away60,149 sf of room to build143-11 Archer AvenueC6-3 · 0.25 mi away178,529 sf of room to build91-26 Archer AvenueC6-3 · 0.27 mi away63,022 sf of room to build91-16 143 StreetC6-3 · 0.28 mi away60,070 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 95-26 Sutphin Boulevard.

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