Jamaica plan seeks to increase building from 17 to 28 units, add affordable

166-11 91st Avenue (Rendering)

Simranjeet Singh of Amar 16611 91st, LLC, filed a land use application for a 28-unit, 20,653-square-foot mixed-use building at 166-11 91st Avenue in Jamaica, Queens. The application, filed on October 19, 2022, is seeking “a special permit pursuant to ZR 115-60 and a zoning text amendment to establish an [Mandatory Inclusionary Housing] MIH area to facilitate the development of a 12-story mixed-use building with 28 dwelling units at 166-11 91st Avenue in Jamaica Community District 12, Queens.” Eight of the units would be affordable for households with income averaging 60% area median income (AMI).

Simranjeet Singh has already filed development plans at the parcel, but for a smaller building.

On August 9, 2021, Singh of Shalbro Construction Group submitted a new building construction project for a 17-unit, 18,969 square-foot residential (R-2) building at 166-11 91st Avenue in Jamaica, Queens. The plan was filed with the New York City Department of Buildings under job number Q00554634. It calls for the construction of a seven-story building.

The property

The 166-11 91 Avenue parcel has frontage of 44 feet and is 79 feet deep with a total lot size of 3,476 square feet. The lot is irregular. The zoning is C4-5X which allows for up to 4 times floor area ratio (FAR) for commercial and up to 5 times FAR for residential with inclusionary housing. The city-designated market value for the property in 2022 is $825,000.

Prior sales and revenue

The property in Jamaica has 3,365 square feet of built space and 14,008 square feet of additional air rights for a total buildable of 17,380 square feet according to a PincusCo analysis of city data.

Violations and lawsuits

According to city public data, the property has not received any significant violations in the last year.

There were no lawsuits or bankruptcies filed against the property since September of 2020.

The neighborhood

In Jamaica, the bulk, or 29 percent of the 27.3 million square feet of commercial built space are elevator buildings, with specialty buildings next occupying 15 percent of the space. In sales, Jamaica has near average sales volume among other neighborhoods with $311.1 million in sales volume in the last two years and is the 5th highest in Queens. For development, Jamaica has near average amount of major developments among other neighborhoods and is the 3rd highest in Queens. It had 3.1 million square feet of commercial and multi-family construction under development in the last two years, which represents 12 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of one of the 16 commercial properties representing 40 square feet of the 145,071 square feet. The identified owner is BRP Companies. On the tax block, there were two new building construction projects totaling 511,956 square feet. The largest is a 614-unit, 492,987 square-foot R-2 building developed by Mary Serafy with plans filed August 17, 2020 and permitted April 26, 2022. The second largest is a 17-unit, 18,969 square-foot R-2 building developed by Simranjeet Singh with plans filed August 9, 2021 and it has not been permitted yet.

The surrounding

Within a 400-foot radius of 166-11 91 Avenue, Pincusco identified two commercial real estate items of interests occurred over the past 24 months. Of those two items, two were loans above $5 million totaling $230.2 million. The most recent of the two was St. Nicks Alliance which borrowed $196 million from AIG secured by 90-02 168th Street on July 12, 2022.

Direct link to the property’s ACRIS page and link to DOB NOW portal.

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