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Van Bramer to Approve 10 Story Northern Boulevard Project, Developer Agreed to Scale it Back

Northern Boulevard and 34th Avenue (Photo: QueensPost)

May 22, 2019 By Christian Murray

Council Member Jimmy Van Bramer said that he is going to approve a rezoning application for a site on corner of Northern Boulevard and 34th Avenue since the developers have agreed to scale down their proposal.

Developers Ashley Young LLC and John Young Associates have been given the all-clear by Van Bramer to build a 10-story, 187-unit building at 47-15 34th Ave., a site that is currently home to Popeyes, a Sushi restaurant, a tire shop, a Kumon learning center and a house of worship.

The rezoning is currently undergoing the public review process, or ULURP, with the City Council being the only real obstacle left that can block the application. Van Bramer said that with his clearance the council will vote in favor or the rezoning. The City Planning Commission approved it last month.

The developers initially filed plans to build a 14-story, 201-unit building, which included 61 affordable units. They applied for the property to be rezoned R7-X, with a C2-4 commercial overlay. The site is currently zoned C8-1, which does not permit residential use and building heights are limited to about two stories.

The initial plan was rejected by Community Board 1, an advisory body that deemed the project too big. Additionally, the board argued that the income levels proposed for the affordable units—to be set at 80 percent of the Adjusted Median Income ($85,360 for a family of four)—was too high.

Van Bramer said that he will approve the application since the developers have agreed to limit the building to 10 stories and 187 units. Furthermore, he said, they have pledged to offer about 40 units at 60 percent AMI ($64,020 for a family of four) and approximately 20 units at 80 percent of the AMI.

“The proposed plan at 34th Avenue…will produce meaningful affordable housing, most of which will be at 60 percent AMI,” Van Bramer said. “The current agreement provides deeper affordability than originally proposed. Furthermore, the developer has agreed to concessions to reduce the height of the buildings to 10 stories from the initial 14. Queens Community Board 1 sought a building no greater than 10 stories and we have achieved that here.”

Van Bramer said that residents at nearby Woodside Houses, including Tenant Association President Annie Cotton-Morris, backed the plan.

“Their feedback and approval is important to me,” Van Bramer said. He noted that there will be space dedicated to the local non profit Urban Upbound, which provides services for underserved adults and children, free of charge. Furthermore, the SEIU 32BJ supports the project.

The development will also include ground floor retail space and 77 off-street parking spaces.

An early rendering of the 47-15 34th Ave. development (CPC)

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Astorian keeping it real

People need to stop complaining about not being able to afford the rising rent prices. This is New York City. Living in the greatest city in the world comes with a price. If you can afford or want to pay the rising prices then it’s simple. LEAVE NYC STOP COMPLAINING ABOUT THE PROGRESSIVE CHANGE.


Allowing 125 or so luxury apartments into the neighborhood is not good for the community. This will encourage further gentrification. Building with about 70-80% of the units designated as “affordable” are still profitable to build. The city should not allow the developers to defy the zoning rules unless the vast majority of the units are affordable to large portions of the pre-existing community members.


What gentrification? People use this word so loosely. This isn’t some cute hood with a row of luxury townhouses and artisan donuts.


A building in this strip would be a blessing. There is no neighborhood now. New residents will sustain existing businesses and create new ones. This I approve!

I won the affordable housing, but couldn't afford the rent!

It still looks too high. This will be the beginning of other landlords using dodgy practices to get rid of their tenants, knock down their dwellings and build new more …ahem… affordable (AKA excuse to not pay as much tax, and exaggerate the median wage for higher rents) units which will be unobtainable by the citizens who made the area liveable in the first place! Gentrification alive and well courtesy of JVB.

Native New Yorker

The artist’s rendering is old. Take off the top 4 floors and that will be the actual height.

Honestly, that corner has always been a giant eyesore. The displaced businesses can be better served across the street at that strip mall that is dying for tenants.

Pat Macnamara

“Honestly, that corner has always been a giant eyesore” -since when? This bland pile of shit will be better? Popeyes was a great addition to the corner.


Northern blvd in that particular area has nothing. A residential building would be a nice addition in my opinion.

Kevin Duffy

187 apartments with 87 parking spaces!!!
Does this even feel right?
I will miss MIC tires and car repairs.


Well, considering that many apartment buildings don’t have parking on site…


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