Joe Lucin plans two buildings in Ditmars Steinway with 94 units

Joe Lucin through the entity Astoria Park Warehouse LLC, submitted a land use application to facilitate the development of  two new mixed-use buildings, totaling 84,784 square feet of development, at 21-01 24th Avenue and 21-16 24th Avenue, in Ditmars Steinway, Queens. No city Department of Buildings plans have yet been filed for the projects.

According to the submission, 21-01 24th Avenue, referred to as, Proposed Development 1, calls for, “a mixed-use building with approximately 55,802 square feet of floor area (3.59 FAR), including approximately 55 [dwelling units] (48,943 square feet), 6,859 square feet of commercial (retail) floor area, and 23 unenclosed accessory parking spaces. The proposed development will include a total of approximately 14 permanently income-restricted housing units pursuant to MIH Option 1. The proposed development would be set at the street line and rise to a height of 65 feet (six stories). At a height of 65 feet, the building would set back 10 feet before rising to a final building height of 85 feet (eight stories). The entrance to the residential lobby would be located on 21st Street and retail entrances would be located on both 21st Street and 24th Avenue. The proposed parking would be accessed by a new 12 foot curb cut on 24th Avenue. In addition to parking, other amenities for building tenants would include a laundry room, storage room, bicycle parking, and rooftop open space.”

The other project, at 21-16 24th Avenue, known as Proposed Development 2, calls for, “a mixed-use building with approximately 43,341 square feet of floor area (3.29 FAR), including approximately 39 [dwelling units] (35,344 square feet), 7,997 square feet of commercial (retail) floor area, and 18 accessory parking spaces. The proposed development will include a total of approximately 10 permanently income-restricted housing units pursuant to MIH Option 1. The proposed development would be set at the street line and rise to a height of 65 feet (six stories). At a height of 65 feet, the building would set back seven feet before rising to a final building height of 75 feet (seven stories). Building entrances to the proposed residential and retail uses would be located on 24th Avenue. The proposed parking would be located on the cellar level and would be accessed by a new 12 foot curb cut on 24th Avenue. In addition to parking, other amenities for building tenants would include a laundry room, storage room, bicycle parking, and rooftop open space.”

The existing retail building in Ditmars Steinway has 14,600 square feet of built space and 11,284 square feet of additional air rights for a total buildable of 25,942 square feet according to a PincusCo analysis of city data. The property is owned by Astoria Park Warehouse Llc. The parcel has frontage of 125 feet and is 103 feet deep with a total lot size of 12,971 square feet. The zoning is R5D which allows for up to 2 times floor area ratio (FAR) for residential. The city-designated market value for the property in 2022 is $2.8 million.

Prior sales and revenue

Joe Lucin bought 21-01 24th Avenue and the adjacent parcel for $8.27 million and bought 21-16 24th Avenue for $3.975 million.

Violations and lawsuits

According to city public data, the property has received five DOB violations and $50 in OATH penalties in the last year.

There were no lawsuits or bankruptcies filed against the property for the past 24 months.

The neighborhood

In Ditmars Steinway, The bulk, or 41 percent of the 11.1 million square feet of commercial built space are walkup buildings, with industrial buildings next occupying 26 percent of the space. In sales, Ditmars Steinway has near average sales volume among other neighborhoods with $102.8 million in sales volume in the last two years and is the 20th highest in Queens. For development, Ditmars Steinway has near average amount of major developments among other neighborhoods and is the 8th highest in Queens. It had 1 million square feet of commercial and multi-family construction under development in the last two years, which represents 9 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of three of the 11 commercial properties representing 25,188 square feet of the 80,680 square feet. The largest owner is Astoria Park Warehouse Llc, followed by Felipe Yllares. There are no active new building construction projects on this tax block.

The owner

The PincusCo database currently indicates that Astoria Park Warehouse Llc owned at least one commercial property in New York City with 14,600 square feet and a city-determined market value of $2.8 million. (Market value is typically about 50% of actual value.) The portfolio consists of at least a single retail property. It is located in Queens.

The surrounding

This is the first commercial real estate event of interest identified within the 400-foot radius of 23-91 21 Street in the past 24 months.

Land Use LINK

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