A 7-story, 44-home UAP condominium on three merged R7-1 lots, using the full 5.01 FAR.在三块合并的R7-1地块上建设7层、44户的UAP公寓,用足5.01容积率。
Three adjacent walk-ups owned by one entity merge into a 6,430 SF interior lot on the south side of 35th Avenue, three blocks east of the Northern Parc and Northern 146 condominiums. Using the Universal Affordability Preference (UAP) gets 5.01 FAR as of right.同一业主名下三栋相邻无电梯公寓,合并为第35大道南侧6,430平方英尺的内侧地块,位于Northern Parc与Northern 146两个公寓项目以东三个街区。采用“普遍可负担住房优惠”(UAP),可按规定直接取得5.01容积率。
| Use用途 | FAR容积率 | SF平方英尺 | Governing section适用条款 |
|---|---|---|---|
| Residential, standard住宅,标准 | 3.44 | 22,119 | (ZR 23-22)(ZR 23-22) |
| Residential with UAP住宅,采用UAP | 5.01 | 32,214 | (ZR 23-22, ZR 27-111)(ZR 23-22, ZR 27-111) |
| Community facility社区设施 | 4.80 | 30,864 | (ZR 24-11)(ZR 24-11) |
| CF in mixed bldg over 3.50 FAR混合用途楼(容积率超过3.50)中的社区设施 | 1.00 | 6,430 | (ZR 24-162(a))(ZR 24-162(a)) |
| Commercial (no overlay)商业(无叠加区) | 0 | 0 | (ZR 22-00)(ZR 22-00) |
| Mixed-use cap混合用途上限 | Highest single use取单一用途最高值 | (ZR 24-161 / 24-162(d))(ZR 24-161 / 24-162(d)) |
| Scenario方案 | Commercial商业 | Residential住宅 | Community facility社区设施 | Total ZFA区划楼面面积合计 | FAR容积率 |
|---|---|---|---|---|---|
| No UAP, one mixed building不采用UAP,单一混合用途楼 | 0 | 22,119 | 6,430 | 28,549 | 4.44 |
| No UAP, CF as a separate building segment (needs confirmation)不采用UAP,社区设施作为独立建筑段(待确认) | 0 | 22,119 | 8,745 | 30,864 | 4.80 |
| Community facility only (the flyer's 30,864 SF)仅社区设施(即宣传单中的30,864平方英尺) | 0 | 0 | 30,864 | 30,864 | 4.80 |
| UAP, all residential (this brochure)采用UAP,全部住宅(本手册方案) | 0 | 32,214 | 0 | 32,214 | 5.01 |
| UAP plus community facility采用UAP,住宅加社区设施 | 0 | 25,784 | 6,430 | 32,214 | 5.01 |
With UAP, residential FAR can rise above 3.44 only by the amount of affordable floor area provided (ZR 12-10). Full use means 10,095 SF of permanently affordable housing (31.3% of the residential floor area). It must average 60% of AMI across at most three income bands, with no band above 100%. Because that is over 10,000 SF, 20% of it (about 2,019 SF) must be at or below 40% of AMI (ZR 27-111).采用UAP时,住宅容积率超出3.44的部分只能等于所提供的可负担住房面积(ZR 12-10)。用足时须提供10,095平方英尺永久性可负担住房(占住宅楼面面积的31.3%)。其平均收入水平须为地区收入中位数(AMI)的60%,最多分三个收入档次,任何一档不得超过100%。由于超过10,000平方英尺,其中20%(约2,019平方英尺)须面向40% AMI或以下(ZR 27-111)。
| Item项目 | Calculation计算 | Result结果 | Governing section适用条款 |
|---|---|---|---|
| Lot area地块面积 | 2,200 + 2,200 + 2,030 SF2,200 + 2,200 + 2,030平方英尺 | 6,430 SF6,430平方英尺 | PLUTO 26v2PLUTO 26v2 |
| Standard residential FAR标准住宅容积率 | 6,430 × 3.446,430 × 3.44 | 22,119 SF22,119平方英尺 | (ZR 23-22)(ZR 23-22) |
| UAP residential FARUAP住宅容积率 | 6,430 × 5.016,430 × 5.01 | 32,214 SF32,214平方英尺 | (ZR 23-22, ZR 27-111)(ZR 23-22, ZR 27-111) |
| UAP affordable floor areaUAP可负担住房面积 | 32,214 − 22,119 (must equal the FAR increase)32,214 − 22,119(须等于容积率增量) | 10,095 SF (31.3%)10,095平方英尺(31.3%) | (ZR 12-10, ZR 27-111)(ZR 12-10, ZR 27-111) |
| Community facility FAR社区设施容积率 | 6,430 × 4.806,430 × 4.80 | 30,864 SF30,864平方英尺 | (ZR 24-11)(ZR 24-11) |
| CF in a mixed building over 3.50 FAR容积率超过3.50的混合建筑中的社区设施 | 6,430 × 1.006,430 × 1.00 | 6,430 SF6,430平方英尺 | (ZR 24-162(a))(ZR 24-162(a)) |
| Commercial商业 | No commercial overlay无商业叠加区 | 0 SF0平方英尺 | (ZR 22-00)(ZR 22-00) |
| Dwelling-unit factor住户系数 | 32,214 / 68032,214 / 680 | 47 DUs allowed; 44 in the test-fit最多47户;试排为44户 | (ZR 23-52)(ZR 23-52) |
| Height and setback (UAP, narrow street)高度与退界(UAP,窄街道) | Base 40–85 ft; maximum 105 ft; setback not required below 85 ft基础高度40–85英尺;最高105英尺;85英尺以下无须退界 | Proposed roof 77 ft拟建屋顶高77英尺 | (ZR 23-432)(ZR 23-432) |
| Lot coverage地块覆盖率 | 4,818 / 6,430 = 75% (maximum 80%)4,818 / 6,430 = 75%(上限80%) | Complies符合规定 | (ZR 23-362)(ZR 23-362) |
| Parking, R7-1 in the Outer Transit Zone停车,外围公交区内的R7-1 | 44 × 25% = 11, or 30 market × 25% + 14 income-restricted UAP × 0% = 7.5; both ≤ 1544 × 25% = 11,或30套市场房 × 25% + 14套收入限制UAP × 0% = 7.5;均不超过15 | 0 spaces required所需车位为0 | (ZR 25-222)(ZR 25-222) |
| Exits, 7-story Group R-2出口,七层R-2组建筑 | Two exits required. Stair A via rated exit passageway to 35th Ave; Stair B via lobby (≤50%) to 35th Ave须设两个出口。楼梯A经防火疏散走道通达第35大道;楼梯B经大堂(不超过50%)通达第35大道 | See ground-floor plan见首层平面图 | (BC 1006.3, Table 1006.3.1; BC 1024; BC 1028.1 Exc. 1; BC 1007.1.1)(BC 1006.3,表1006.3.1;BC 1024;BC 1028.1例外1;BC 1007.1.1) |
Parking is not required (ZR 25-222). The merged lot is in the Outer Transit Zone per the official DCP Transit Zones map (Queens Community District 7; the lots are not in a ZR 25-241 special area). For R7-1 in the Outer Transit Zone, ZR 25-222 requires accessory off-street parking equal to 25% of standard dwelling units and 0% of income-restricted housing units in qualifying affordable housing, and waives the requirement when 15 or fewer spaces are calculated. Treating all 44 homes as standard units: 44 x 25% = 11, which is <= 15, so the requirement is waived. Treating the 14 UAP homes as income-restricted units: 30 x 25% = 7.5 plus 14 x 0% = 0, also <= 15. Required accessory parking = 0.无须配建停车位（ZR 25-222）。合并地块位于官方DCP公交分区图中的“外围公交区”（皇后区第7社区委员会；地块不在ZR 25-241所列特殊地区内）。对外围公交区内的R7-1，ZR 25-222规定：标准住房须按25%配建附属停车，符合条件的可负担住房中的收入限制单元按0%配建；若计算车位不超过15个，则予豁免。若将44户全部按标准住房计算：44 × 25% = 11，不超过15，故予豁免。若将14套UAP住房计为收入限制单元：30 × 25% = 7.5，另14 × 0% = 0，同样不超过15。所需附属停车位 = 0。
The “50% of 44 units” figure is the old R7-1 rate, and it does not apply here. People often remember former ZR 25-23 as requiring parking for 50% of dwelling units in R7-1 (44 x 50% = 22). The current official text at zr.planning.nyc.gov is the City of Yes text, last amended December 5, 2024; the pre-amendment ZR 25-23 / 25-26 wording is no longer posted there, and DCP’s R7 district PDF could not be retrieved this round (HTTP 403). Longstanding DCP district summaries listed old R7-1 at 60% (30% on lots 10,000 SF or less), with a waiver only if five or fewer spaces were required — a rule practitioners associated with former ZR 25-261. The 15-space waiver was the R7-2 rule, not R7-1. A 30-space R7-1 waiver was not found in official sources. Under those former rules, parking would have been required. They do not govern this site today.“44户的50%”是旧的R7-1配建比例，不适用于本项目。人们常把修订前的ZR 25-23记为R7-1须按住房套数的50%配建停车（44 × 50% = 22）。zr.planning.nyc.gov现刊载的是2024年12月5日“为住房创造机遇的城市”(City of Yes)修订后文本，修订前的ZR 25-23 / 25-26条文已不再挂出；本轮亦未能下载DCP的R7区说明PDF（HTTP 403）。DCP长期区划摘要将旧R7-1列为60%（面积不超过10,000平方英尺的地块为30%），仅在所需车位不超过5个时豁免——实务上多对应旧ZR 25-261。15个车位的豁免是R7-2的规则，并非R7-1。官方来源中未发现R7-1有30个车位的豁免。按旧规则，本项目须配建停车。上述旧规则今日不再适用于本场地。
Exits must reach the street, but the stairs themselves need not sit on the front wall (BC 1028.1). A 7-story Group R-2 building needs two exits (BC 1006.3 and Table 1006.3.1). Each exit must discharge to a public way, either directly, through a rated exit passageway (BC 1024), or — for not more than 50% of the exits — through a lobby at the level of exit discharge (BC 1028.1 Exception 1). As first drawn, both stairs emptied only into a mid-building corridor and a single lobby door (100% lobby discharge), which would not meet Exception 1. The ground-floor test-fit now routes Stair A through a 5 ft rated exit passageway along the west lot line to 35th Avenue (BC 1024, BC 1028.1) and Stair B through the lobby to 35th Avenue (BC 1028.1 Exception 1, <=50%). Exit separation is under BC 1007.1.1 (one-third of the maximum overall diagonal if the building is sprinklered throughout).疏散楼梯必须通达街道（公共通道），但楼梯本身不必贴临沿街外墙（BC 1028.1）。七层R-2组建筑须设两个安全出口（BC 1006.3及表1006.3.1）。每个出口须直接、经防火疏散走道（BC 1024），或——不超过出口总数的50%——经出口层大堂通达公共通道（BC 1028.1例外1）。原试排中，两部楼梯仅进入楼中走廊并共用一个大堂门（即100%经大堂疏散），不符合例外1。现首层试排将楼梯A沿西侧地界经5英尺防火疏散走道通达第35大道（BC 1024、BC 1028.1），楼梯B经大堂通达第35大道（BC 1028.1例外1，不超过50%）。出口间距按BC 1007.1.1（若全楼设置喷淋，为最大对角线的三分之一）。
Drawn to scale on the 73 × 100 ft merged lot. Areas, yards and unit mix need confirmation by an architect and zoning counsel.按73 × 100英尺合并地块比例绘制。面积、院落及户型配比须由建筑师及区划律师确认。
| Floor楼层 | Studios开间 | 1BR一居室 | 2BR两居室 | Homes户数 | Net SF净面积(平方英尺) |
|---|---|---|---|---|---|
| Ground首层 | 2 | 1 | 1 | 4 | 2,215 |
| Floors 2–6 (×5)二至六层(×5) | 10 | 20 | 5 | 35 | 20,375 |
| Floor 7七层 | 1 | 2 | 2 | 5 | 2,980 |
| Total合计 | 13 | 23 | 8 | 44 | 25,570 |
Nearby new-development condos have closed at a median of $1,056 per SF. That sets the base case.周边新盘公寓成交价中位数为每平方英尺$1,056,以此作为基准情景。
Axis starts at $500. Highlighted bar = median ($1,056).坐标轴起点为$500。高亮条为中位数。
| Case情景 | Market $/SF市场房每平方英尺单价 | Basis依据 | Market sellout市场房销售额 | Net of 6% costs扣除6%销售费用后 | Affordable value可负担住房价值 | Total gross value总价值 | Per ZFA SF每平方英尺区划楼面 |
|---|---|---|---|---|---|---|---|
| Low保守 | $984 | 2026 Flushing median closing2026年法拉盛成交中位数 | $17.05M | $16.02M | $2.95M | $19.99M | $621 |
| Base基准 | $1,056 | Median of 11 nearby closings周边11宗成交的中位数 | $18.29M | $17.20M | $3.19M | $21.49M | $667 |
| High乐观 | $1,180 | Northern 146 closing levelNorthern 146成交水平 | $20.44M | $19.21M | $3.48M | $23.92M | $743 |
| Closed sale成交案例 | Unit户号 | Beds卧室 | SF平方英尺 | Price成交价 | $/SF每平方英尺单价 | Closed成交日期 | Src来源 |
|---|---|---|---|---|---|---|---|
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 418 | 2BR两居室 | 866 | $914,220 | $1,056 | Jul 28, 20262026年7月28日 | 1 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 607 | 2BR两居室 | 799 | $830,000 | $1,039 | Oct 14, 20262026年10月14日 | 2 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 401 | 1BR一居室 | 602 | $676,672 | $1,124 | Nov 18, 20252025年11月18日 | 3 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 604 | n/a不详 | 567 | $602,760 | $1,063 | Sep 15, 20262026年9月15日 | 4 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 411 | n/a不详 | 823 | $724,050 | $880 | Sep 9, 20262026年9月9日 | 4 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 625 | n/a不详 | 799 | $672,848 | $842 | Aug 18, 20262026年8月18日 | 4 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 612 | n/a不详 | 866 | $793,624 | $916 | Jul 28, 20262026年7月28日 | 4 |
| Northern Parc, 144-49 Northern BlvdNorthern Parc,北方大道144-49号 | 421 | n/a不详 | 637 | $670,352 | $1,052 | Jul 20, 20262026年7月20日 | 4 |
| Northern 146, 35-30 146th StNorthern 146,146街35-30号 | 305 | 1BR一居室 | 545 | $643,000 | $1,180 | May 15, 20262026年5月15日 | 5 |
| Northern 146, 35-30 146th StNorthern 146,146街35-30号 | 608 | 1BR一居室 | 445 | $570,000 | $1,281 | May 18, 20262026年5月18日 | 5 |
| Northern 146, 35-30 146th StNorthern 146,146街35-30号 | 303 | 1BR一居室 | 563 | $665,740 | $1,182 | Jul 30, 20262026年7月30日 | 5 |
| Asking, offering and market data挂牌价、发售价与市场数据 | $/SF每平方英尺单价 | Note备注 | Src来源 |
|---|---|---|---|
| Northern 146 Schedule A averageNorthern 146 发售计划(Schedule A)均价 | $1,349 | As first offered; closings run lower首次发售价;实际成交偏低 | 6 |
| Penrose Tower Schedule A average (0.5 mi)Penrose Tower 发售计划均价(0.5英里) | $1,273 | Offering plan accepted 2024发售计划2024年获批 | 6 |
| 150-02 Northern Blvd Schedule A average (0.3 mi)北方大道150-02号发售计划均价(0.3英里) | $1,209 | Offering plan accepted 2025发售计划2025年获批 | 6 |
| Northern 146 #506 asking, 791 SF 2BRNorthern 146 #506挂牌,791平方英尺两居室 | $1,322 | In contract Apr 20262026年4月签约 | 13 |
| Northern 146 #407 asking, 763 SF 2BRNorthern 146 #407挂牌,763平方英尺两居室 | $1,215 | Listed at $927,000挂牌价$927,000 | 14 |
| Flushing new developments, median asking法拉盛新盘挂牌价中位数 | $1,276 | StreetEasy, 40 buildingsStreetEasy,40栋楼 | 8 |
| Flushing sponsor closings, median (3 years)法拉盛开发商首售成交中位数(3年) | $1,009 | 209 closings, Sep 2023–Sep 2026209宗成交,2023年9月–2026年9月 | 7 |
| Flushing sponsor closings, median (2026)法拉盛开发商首售成交中位数(2026年) | $984 | 41 closings through Sep 30截至9月30日41宗成交 | 7 |
| Royale Tower #11E, same block (1989 resale)Royale Tower #11E,同街区(1989年楼龄二手) | $824 | 829 SF, $683,500, Nov 2025829平方英尺,$683,500,2025年11月 | 9 |
| Royale Tower #PH1B, same block (1989 resale)Royale Tower #PH1B,同街区(1989年楼龄二手) | $750 | 985 SF, $739,000, Sep 2025985平方英尺,$739,000,2025年9月 | 10 |
Flushing supply is outrunning buyers. Typical first sales close about 9% below list, the median building took 35 months to sell out, and buildings 12 or more minutes from the subway trade about 14% below the rest. This site is a 21-minute walk to the 7 train, about the same as the comps. The 421-a abatement is gone, so buyers carry full taxes. Efficiency, sales costs, vacancy, operating costs and cap rates are assumptions; no land, hard or soft costs are included. Source numbers refer to the list under Notes.法拉盛供应量超过买家需求。首批销售通常比挂牌价低约9%,项目售罄周期中位数为35个月,距地铁步行12分钟以上的项目价格约低14%。本地块步行至7号线约21分钟,与可比项目相当。421-a税务减免已取消,买家须承担全额房产税。得房率、销售费用、空置率、运营成本及资本化率均为假设;未计入土地、硬成本及软成本。来源编号对应附注中的列表。
Walk times are routed walking estimates from OpenStreetMap (OSRM foot profile), measured from the center of the lot. Photos via Wikimedia Commons; credits in each photo.步行时间为基于OpenStreetMap(OSRM步行模式)的路线估算,自地块中心起算。图片来自Wikimedia Commons,署名见各图。
Map © OpenStreetMap contributors. Blue = places, orange = rail stations.地图 © OpenStreetMap 贡献者。蓝色为地点,橙色为铁路站点。
| Mode and stop交通方式及站点 | Distance距离 | Time时间 | Basis依据 |
|---|---|---|---|
| LIRR Port Washington Branch, Murray Hill长岛铁路华盛顿港支线,Murray Hill站 | 0.47 mi | 10 min walk步行10分钟 | Routed walk步行路线测算 |
| 7 train, Flushing–Main St (terminal)7号线,法拉盛-缅街站(终点站) | 1.00 mi | 21 min walk步行21分钟 | Routed walk步行路线测算 |
| LIRR Port Washington Branch, Flushing–Main St长岛铁路华盛顿港支线,法拉盛-缅街站 | 1.15 mi | 25 min walk步行25分钟 | Routed walk步行路线测算 |
| Q12 bus, Northern Blvd / 147 StQ12公交,北方大道/147街 | 0.10 mi | 3 min walk步行3分钟 | Straight line, est.直线距离估算 |
| Q15 bus, 150 St / 34 AvQ15公交,150街/34大道 | 0.15 mi | 4 min walk步行4分钟 | Straight line, est.直线距离估算 |
| Q28 bus, Northern Blvd / 150 StQ28公交,北方大道/150街 | 0.16 mi | 4 min walk步行4分钟 | Straight line, est.直线距离估算 |
| Q16 bus, Bayside Av / 148 StQ16公交,贝赛大道/148街 | 0.35 mi | 9 min walk步行9分钟 | Straight line, est.直线距离估算 |
| Whitestone Expwy (I-678) at Northern Blvd白石高速(I-678)北方大道出入口 | 1.1 mi | 8 min drive驾车8分钟 | Straight line; OSRM drive直线距离;OSRM驾车测算 |
| Van Wyck Expwy (I-678)范怀克高速(I-678) | 1.7 mi | 6 min drive驾车6分钟 | Straight line; OSRM drive直线距离;OSRM驾车测算 |
| Long Island Expwy (I-495) at Kissena Blvd长岛高速(I-495)Kissena大道出入口 | 1.9 mi | 7 min drive驾车7分钟 | Straight line; OSRM drive直线距离;OSRM驾车测算 |
| Clearview Expwy (I-295)克利尔维尤高速(I-295) | 2.0 mi | 7 min drive驾车7分钟 | Straight line; OSRM drive直线距离;OSRM驾车测算 |
Bus routes are the ones in the current MTA Queens and MTA Bus GTFS feeds that stop within 700 m of the site. Check MTA for schedules.公交线路为MTA皇后区及MTA Bus现行GTFS数据中、在地块700米范围内设站的线路。班次请以MTA为准。
Plans, areas, exits, parking and heights are a conceptual test-fit, not for construction. An architect and zoning counsel need to confirm ZFA deductions, yards, exit discharge, parking and the final unit mix.平面、面积、出口、停车及高度为概念性试排,不作施工用。区划楼面面积扣减、院落、出口终点、停车及最终户型配比须由建筑师及区划律师确认。
The three tax lots need a zoning lot merger and a survey; lot 134 is irregular, with 28.92 ft of frontage per PLUTO.三个税务地块需办理区划地块合并并进行测量;据PLUTO,地块134形状不规则,临街宽28.92英尺。
There are 20 existing units. Rent-regulation status, relocation and demolition approvals were not verified.现有20户。租金管制状态、搬迁及拆除审批均未核实。
HPD sets the final affordable floor area, unit distribution and income bands. Rents use the 60% AMI average; the required 40% AMI share will lower actual rents slightly.最终可负担住房面积、户型分布及收入档次由HPD确定。租金按60% AMI平均水平测算;须配置的40% AMI部分会使实际租金略低。
Comps are closed sales with unit SF from listings or DOF-based records. Efficiency, 6% sales costs, vacancy, operating costs and cap rates are assumptions. No land, hard or soft costs are included.可比案例为已成交交易,单元面积来自挂牌信息或基于DOF的记录。得房率、6%销售费用、空置率、运营成本及资本化率均为假设。未计入土地、硬成本及软成本。
Per Condo Book's summary of Local Law 154, new buildings of 7+ stories filed from mid-2027 must be all-electric; plan for heat pumps and induction.据Condo Book对地方法154号的总结,自2027年年中起申报的7层及以上新建筑须全电气化;应按热泵及电磁炉规划。
Official mapped width of 35th Ave, the tax treatment of the affordable rentals (for example 485-x), and bus service after the Queens bus network redesign.第35大道的官方规划宽度、可负担出租房的税务处理(如485-x),以及皇后区公交网络重组后的公交服务。
The cover image and elevation are conceptual illustrations, not a design commitment.封面图片及立面图均为概念示意,不构成设计承诺。