Luce Popaj files plans for 37-unit building in East Morrisania
1303 Hoe Avenue axonometric (Credit Jakov Saric architect via DOB)
Luce Popaj of 773 Grote LLC submitted a new building construction project for a 37-unit, 24,266 square-foot residential (R-2) building at 1303 Hoe Avenue in East Morrisania, Bronx. The plan was filed with the New York City Department of Buildings on October 4, 2024 under job number X01121277. It calls for the construction of a five-story building. The project is described in the filing as: erect 5 story residential new building with cellar. The architect is Node Engineering & Consulting, PC. The estimated total development expense including hard and soft costs is $11 million, per the DOB filing.
The property
The development site is composed of three tax parcels, 43, 44, and 45 with addresses 1303, 1305 and 1307 Hoe Avenue. The tax lots are merged and the development tax lot is 43. The parcel has frontage of 75 feet and is 100 feet deep with a total lot size of 7,500 square feet. The zoning is R7-1 which allows for up to 3.44 times floor area ratio (FAR) for residential. The city-designated market value for each of the property in 2022 was approximately $651,000.
1303 Hoe Avenue
| wdt_ID | floor | comment | description | persons_permitted | occupancy_label | zoning_use | dwelling_units |
|---|---|---|---|---|---|---|---|
| 1 | Cellar | BICYCLE STORAGE FOR 19 BIKES IN A ROOM OF 331 SQ FT, ELECTRICAL ROOM, WATER METER ROOM, TRASH COMPACTOR ROOM, | Apartment | N/A | Residential | ||
| 2 | Open Space | ACESSORY PARKING LOT FOR 11 VEHICLES | Apartment | N/A | Residential | ||
| 3 | 1 | 5 "CLASS A" DWELLING UNITS | Apartment | N/A | Residential | 5 | |
| 4 | 1 | SECURITY GUARD OFFICE | Apartment | N/A | Residential | ||
| 5 | 2 | 8 "CLASS A" DWELLING UNITS | Apartment | N/A | Residential | 8 | |
| 6 | 3 | 8 "CLASS A" DWELLING UNITS | Apartment | N/A | Residential | 8 | |
| 7 | 4 | 8 "CLASS A" DWELLING UNITS | Apartment | N/A | Residential | 8 | |
| 8 | 5 | 8 "CLASS A" DWELLING UNITS | Apartment | N/A | Residential | 8 | |
| 9 | Roof | ELEVATOR MACHINE ROOM | Apartment | N/A | Residential | ||
| 10 | Roof | ACCESSORY RECREATIONAL AREA | Apartment | 4 | Residential |
Prior sales and revenue
Luce Popaj bought the three properties from Gigi Melendez in three transactions for a total of $2.15 million.
Violations and lawsuits
According to city public data, the property has received $8,125 in ECB penalties in the last year.
There were no lawsuits or bankruptcies filed against the property for the past 24 months.
The neighborhood
In East Morrisania, The bulk, or 43 percent of the 12 million square feet of commercial built space are elevator buildings, with walkup buildings next occupying 30 percent of the space. In sales, East Morrisania has near average sales volume among other neighborhoods with $70.4 million in sales volume in the last two years and is the 18th highest in Bronx. For development, East Morrisania has near average amount of major developments among other neighborhoods and is the 12th highest in Bronx. It had 720,436 square feet of commercial and multi-family construction under development in the last two years, which represents 6 percent of the neighborhood’s built space.
The block
On this tax block, PincusCo has identified the owners of five of the 16 commercial properties representing 108,732 square feet of the 173,156 square feet. The largest owner is Abdul Kayum, followed by Banana Kelly Community Improvement Association and then HKS Capital Partners. On the tax block, there were three new building construction projects totaling 63,068 square feet. The largest is a 37-unit, 24,266 square-foot residential (R-2) building submitted by Luce Popaj with plans filed October 4, 2024 and it has not been permitted yet. The second largest is a 28-unit, 19,781 square-foot residential (R-2) building submitted by Abdul Kayum and filed by Abdul Kayum with plans filed April 11, 2023 and it has not been permitted yet.
The surrounding
Within a 400-foot radius of 1305 Hoe Avenue, PincusCo identified two commercial real estate items of interests occurred over the past 24 months. One of those two items was a sale which Heritage Affordable Communities bought the 60,200-square-foot, 84-unit rental (D9) on 950 Jennings Street and two other properties for $8 million from Comunilife on May 13, 2024. One of those two items was a loan which MAS Development Management borrowed $8.4 million from Starwood Capital Group secured by the 24,918-square-foot, 46-unit rental (D7) on 1281 Hoe Avenue on April 2, 2024.
Direct link to the property’s ACRIS page and link to DOB NOW portal.