# 31-01 Vernon Boulevard, Queens

Apartment building · 64 units · built c. 1886 · Block 503, Lot 5.

On Umarelli: https://umarelli.org/nyc/4005030005/31-01-vernon-boulevard

More construction in Astoria: https://umarelli.org/nyc/queens/astoria.md

Every lot on block 503: https://umarelli.org/nyc/queens/503.md

## Building permits

- Alteration, filed May 15, 2026, described as “Installation of temporary supported scaffold per plan submitted. Work shall comply with 2022 building codes chapter 33. No change in use, egress and/or occupancy with this application.”
- Alteration, filed Oct 9, 2025, estimated cost $160K, described as “Interior alteration of an existing office space to a new School (Day Care) U.G. IIIB, located on the first floor of an existing 6 story mix-use building. No exterior work and no enlargements. Filing PAA to add additional interior door as…”
- Alteration, filed Dec 7, 2023, estimated cost $82K, described as “Proposed interior renovation on an existing store at 1st floor for an existing mixed residential & commercial building. Partial interior renovation including floor, ceiling and new partition works. As per plan, no change in use, egress or…”
- Alteration, filed Apr 6, 2021, estimated cost $45K, described as “Filing to convert existing retail stores to a sales office per BB 2009-025. Remove and install interior non load bearing partitions and hung ceilings per plans filed herewith. No change in occupancy, use or egress.”
- Alteration, filed Oct 3, 2019, estimated cost $1K, described as “Installation of temporary 54' high pipe scaffold originating (off shed)for facade repair work as per plan. No change in use egress or occupancy,pipe scaffold shall comply with CHAPTER#33 of 2014 the ny building code.”
- Alteration, filed Oct 3, 2019, estimated cost $1K, described as “Installation of temporary heavy duty sidewalk shed as per plans. No change in use, egress or occupancy.sidewalk shed shall comply with chapter #33 of the NYC building code.live load 300PSF.”

## Property taxes

- Assessment: $6,840,900
- 2026–27 tax: $604,591
- Market value (city estimate): $15,202,000
- Taxable value: $4,860,450
- Assessed land: $1,468,800
- Assessed improvements: $5,372,100

## Tax breaks

- J-51 exemption, through Jun 30, 2029, about $246,348 a year below the full tax.

## Zoning

R7A: floor area ratio 2.30 built, 4.00 allowed by base zoning.

## Flood zone

Current FEMA flood map: zone AE, high risk: a 1% chance of flooding each year, base flood elevation 11 ft (NGVD29). FEMA’s preliminary map: zone AE, high risk: a 1% chance of flooding each year, base flood elevation 12 ft (NAVD88).

## Landmarks

Part of Sohmer & Company Piano Factory Building (Individual Landmark). 21 Landmarks Preservation Commission permits are on file.

## Board and land use applications

- Vernon Socrates Rezoning and LSGD (City Planning 2024Q0434): Zoning map change, Zoning text change, Special permit, Filed, filed Sep 23, 2026. Across the River Realty Development LLC is seeking a zoning map amendment from R7A and R7A/C1-3 to R8A and R8A/C2-4, a zoning text amendment to map MIH, and a large-scale general development special permit to modify bulk in order to…
- SOHMER & CO PIANO FACTORY BLDG (City Planning P2007Q0262): Completed, decided Jul 3, 2007. LANDMARK SITE - LP2172

From New York City and Jersey City public records, refreshed within a day of each release. Sources: https://umarelli.org/sources. Methodology and corrections: https://umarelli.org/methodology