Urban Builders Collaborative files plans for 146-unit LIC family shelter
38-80 11th Street (Credit - ESKW/Architects via DOB)
Matthew Gross of Urban Builders Collaborative submitted a new building construction project for a 146-unit, 110,511 square-foot family shelter building at 38-80 11th Street in Long Island City, Queens. The plan was filed with the New York City Department of Buildings on December 3, 2024 under job number Q01126611. It calls for the construction of a six-story building. The project is described in the filing as: filing herewith construction of new family shelter as per plans. The architect is ESKW/Architects.
38-80 11th Street
| wdt_ID | floor | comment | description | persons_permitted | occupancy_label | zoning_use | dwelling_units |
|---|---|---|---|---|---|---|---|
| 1 | 1 | ELEVEN (11) UNITS | Congregate Living - Homeless Shelter | N/A | Residential | ||
| 2 | 2 | TWENTY-SEVEN (27) UNITS | Congregate Living - Homeless Shelter | N/A | Residential | 27 | |
| 3 | 3 | TWENTY-SEVEN (27) UNITS | Congregate Living - Homeless Shelter | N/A | Residential | ||
| 4 | 4 | TWENTY-SEVEN (27) UNITS | Congregate Living - Homeless Shelter | N/A | Residential | ||
| 5 | 5 | TWENTY-SEVEN (27) UNITS | Congregate Living - Homeless Shelter | N/A | Residential | ||
| 6 | 6 | TWENTY-SEVEN (27) UNITS | Congregate Living - Homeless Shelter | N/A | Residential |
The property
The zoning is M1-3 which allows for up to 5 times floor area ratio (FAR) for manufacturing.
Prior sales and revenue
Urban Builders Collaborative bought the development site including 10-11 40th Avenue and two adjacent properties from Roxter Lighting for $14 million on March 29, 2024.
Violations and lawsuits
According to city public data, the property has received $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 Long Island City, The bulk, or 32 percent of the 60.1 million square feet of commercial built space are industrial buildings, with elevator buildings next occupying 31 percent of the space. In sales, Long Island City has the 8th highest sale turnover among other neighborhoods in the city with $1.1 billion in sales volume in the last two years. For development, Long Island City is the 7th most active neighborhood among other neighborhoods. It had 5.7 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. There was one pre-foreclosure suit filed among other development buildings in the past 12 months.
The block
On this tax block, PincusCo has identified the owners of eight of the 31 commercial properties representing 222,434 square feet of the 347,119 square feet. The largest owner is Balbir Singh Sandhu, followed by George Tzouflas and then Hiu Ian Cheng. On the tax block, there were six new building construction projects totaling 279,022 square feet. The largest is a this project. The second largest is a 181-unit, 53,606 square-foot hotel/dormitory/shelter (R-1) building submitted by McSam Hotel Group and filed by Chang Sam with plans filed August 6, 2015 and permitted May 30, 2018.
The owner
The PincusCo database currently indicates that Urban Builders Collaborative owned at least four commercial properties with one residential unit in New York City with 24,651 square feet and a city-determined market value of $3.4 million. (Market value is typically about 50% of actual value.) The portfolio has $55.3 million in debt, borrowed from Bank of New York Mellon. Within the portfolio, the bulk, or 97 percent of the 24,651 square feet of built space are industrial properties, with A2 properties next occupying 3 percent of the space. They are all located in Queens.
The surrounding
This is the first commercial real estate event of interest identified within the 400-foot radius of 38-75 10 Street in the past 24 months.
Direct link to the property’s ACRIS page and link to DOB NOW portal.