Sunnyside rezoning at 501 Queens Boulevard: City Planning staff reviewed a private application July 13, 2026, proposing a zoning change to R8A/C24 and mapping Mandatory Inclusionary Housing (MIH) options one and two to allow a new 13-story mixed-use building with roughly 138 apartments and dozens of permanently income‑restricted units. Source: https://youtu.be/zv_flIbkgzg ; https://s-media.nyc.gov/agencies/dcp/assets/files/pdf/about/commission/review-sessions/2026-07-13rs.pdf
# What’s happening
– City Planning presented a rezoning application for 501 Queens Boulevard.
– Applicant ZDJ Queen 50 LLC proposed a 13-story mixed-use building.
– A public hearing is scheduled this week (Wednesday).
# Why it matters
– Nearby residents could gain dozens of permanently income‑restricted apartments.
– The mapping of MIH affects rent levels and unit eligibility on new developments.
# Key details
– Project site: 501 Queens Boulevard, Sunnyside, Queens Community District 2.
– Proposed building: 13 stories, about 118,000 square feet, roughly 138 dwelling units.
– Affordability: presenters cited 31 income‑restricted units at 40–80% AMI and also noted 34–41 MIH units under options one/two.
– MIH rules: Option 1 requires 25% at average 60% AMI; option 2 requires 30% at average 80% AMI.
– Uses: roughly 7,000 sq ft commercial, about 5,000 sq ft community facility, 65 bicycle spaces, no accessory parking.
– Process: application is certified for public hearing at the City Planning Commission.
The Department of City Planning presented a private rezoning application for 501 Queens Boulevard during the July 13, 2026 City Planning Commission review session. Source: https://youtu.be/zv_flIbkgzg
**ZDJ Queen 50 LLC**
– Applicant/developer for 501 Queens Boulevard.
– Proposed rezoning and new mixed‑use development.
– Project numbers presented: 13 stories, ~138 units, 118,000 sq ft.
Source: https://youtu.be/zv_flIbkgzg
**NYC Department of City Planning (DCP)**
– City agency that certifies and presents land‑use applications to the City Planning Commission.
– Staff presenter Fagela Lesner presented the 501 Queens Boulevard application on July 13, 2026.
– Noted that the application triggers a racial equity report because residential FAR would increase by at least 50,000 sq ft.
Source: https://youtu.be/zv_flIbkgzg
Staff described the zoning changes the applicant seeks: rezone from R6 and R7X with a C23 commercial overlay to an R8A district with a C24 overlay and a zoning text amendment to map MIH options one and two over the site. Source: https://youtu.be/zv_flIbkgzg
DCP staff and the applicant described the proposed development as a 13‑story mixed‑use building of roughly 118,000 square feet and about 138 dwelling units, with ground‑floor commercial and community facility space. Source: https://youtu.be/zv_flIbkgzg
On the number and depth of affordable units, presenters gave two related figures during the session: one slide said the applicant proposes to provide 31 income‑restricted units across a range of 40–80% AMI with estimated monthly rents from about $1,130 to $2,920; another slide and staff summary said 34 to 41 units would be permanently income‑restricted under MIH option one or two. Source: https://youtu.be/zv_flIbkgzg
City staff explained the MIH program basics during the presentation: MIH option one requires 25% of units be permanently income‑restricted at an average of 60% of Area Median Income (AMI); MIH option two requires 30% of units at an average of 80% AMI. Source: https://youtu.be/zv_flIbkgzg
The site is in the inner transit zone and close to transit: the presenter said the lot sits about one block from the 52nd Street stop on the 7 line and is near multiple bus routes. Staff also listed project parking and loading specifics: 65 bicycle parking spaces and no accessory parking spaces. Source: https://youtu.be/zv_flIbkgzg
DCP noted that the application requires a racial equity report because it would increase residential floor area by at least 50,000 square feet; staff cited the annual median income for Queens Community District 2 at about $93,000 in their presentation. Source: https://youtu.be/zv_flIbkgzg
Commissioners asked for more detail on unit mix and sustainability measures; Commissioner Benjamin specifically requested the applicant provide a full unit breakdown for the building. The presenter confirmed the application is scheduled for a public hearing on Wednesday. Source: https://youtu.be/zv_flIbkgzg
Next steps: the application was presented at the review session and is set for the CPC public hearing later this week, where the applicant and public testimony can address outstanding questions about unit mix, affordability levels, and sustainability commitments. Source: https://youtu.be/zv_flIbkgzg
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