# 51-35 Reeder Street, Queens

Condominium · 142 units · built 2017 · Block 1549, Lot 7501.

On Umarelli: https://umarelli.org/nyc/4015497501/51-35-reeder-street

More construction in Elmhurst: https://umarelli.org/nyc/queens/elmhurst.md

## Building permits

- Alteration, filed Aug 24, 2026, estimated cost $3K, described as “Propose new illuminated, non-flashing, business accessory signage for existing partial 1st floor commercial space as per plan. No change in use, egress, or occupancy”
- Alteration, filed Aug 7, 2023, estimated cost $400, described as “Erect accessory business wall sign for starbucks, no change in use, egress or occupancy.”
- Alteration, filed Aug 7, 2023, estimated cost $3K, described as “Erect accessory business wall sign for starbucks, no change in use, egress or occupancy.”
- Alteration, filed Aug 7, 2023, estimated cost $900, described as “Erect accessory business wall sign for starbucks, no change in use, egress or occupancy.”
- Alteration, filed May 12, 2023, estimated cost $12K, described as “Work to the Storefront - tenant space aka 86-40 Broadway - remove glass panels to replace damaged glass and remove glass panels for new metal plate installation.”
- Alteration, filed Apr 11, 2023, estimated cost $11K, described as “Proposal to install two (2) illuminated, non-flashing, accessory business signs. Wording on both signs- "tous les jours cafe"”
- Alteration, filed Mar 6, 2023, estimated cost $92K, described as “Proposing -new retail tenant space- plumbing Installation (9) non res sinks,(1) Dish Washer,(5) Ice Bin, (1) Ice Machine, (2) Lavatory (2) W.C. (8) Drains,,(3) grease interceptor (1) HW Heater, (2) Waste water pump all w/assoc. piping.”
- Alteration, filed Mar 6, 2023, estimated cost $318K, described as “Proposing for new Tenant Space -1st floor remove & installation interior partition, flooring, ceiling finishes & caseworks. Mechanical: Proposing to install (2) water source HVAC Units., ductwork, air curtain w/ heater. All work as per…”
- Alteration, filed Jan 24, 2023, estimated cost $46K, described as “Installation of new HVAC & kitchen hood for store #3 (new bakery store) on the first floor at existing 7-story mixed use building.no change in use, occupancy, egress and structure under this application.”
- Alteration, filed Jan 24, 2023, estimated cost $74K, described as “Proposed plumbing work type for interior renovation of store #3 (new bakery store) on 1ST floor.no change in use, occupancy and egress under this application.”
- Alteration, filed Dec 21, 2022, estimated cost $16K, described as “HVAC installation for new pharmacy (store #2) on the first floor at existing 7-story mixed use building. No change in use, occupancy, egress and structure under this application.”
- Alteration, filed Dec 14, 2022, estimated cost $159K, described as “Interior renovation of store #3 (new bakery store) on 1ST floor. No change in use, occupancy and egress under this application.”
- Alteration, filed Oct 28, 2022, estimated cost $69K, described as “Interior renovation for new pharmacy (store #2) on the first floor at existing 7-story mixed use building. No change in use, occupancy, egress and structure under this application.”
- Alteration, filed Oct 28, 2022, estimated cost $3K, described as “Minor plumbing work for new pharmacy(store# 2) on the first floor at existing 7-story mixed use building. No change in use, occupancy, egress and structure under this application.”
- Alteration, filed Aug 15, 2022, estimated cost $70K, described as “Proposed third floor interior renovation to a community center for seniors daycare.”
- Alteration, filed May 24, 2022, estimated cost $2K, described as “Illuminated non-advertising accessory wall sign - flushing bank. No change of use, egress or occupancy.”
- Alteration, filed May 24, 2022, estimated cost $2K, described as “Illuminated non-advertising accessory wall sign - flushing bank. No change of use, egress or occupancy.”
- Alteration, filed Feb 22, 2022, estimated cost $170K, described as “Filing herewith application for mechanical modifications as per plans submitted. No change in use, egress or occupancy.”
- Alteration, filed Feb 10, 2022, estimated cost $15K, described as “Filing herewith application for sprinkler modifications. No change in use, egress or occupancy.”
- Alteration, filed Feb 10, 2022, estimated cost $12K, described as “Filing herewith application for plumbing modifications. No change in use, egress or occupancy.”
- Alteration, filed Feb 7, 2022, estimated cost $160K, described as “Filing herewith application for general construction as per plan submitted. No change in use, egress or occupancy.”

## Property taxes

- Assessment: $18,217,801
- 2026–27 tax: $254,945
- Market value (city estimate): $40,484,000
- Taxable value: $9,056,271
- Assessed land: $3,099,601
- Assessed improvements: $15,118,200
- Condo units with their own tax lots: 4

## Tax breaks

- 421-a exemption, through Jun 30, 2034, about $1,083,554 a year below the full tax.

## Zoning

R6 (part of the lot is R5): floor area ratio 5.71 built, above the 2.43 base zoning allows, which bonuses, transfers or older rules can permit.

## Flood zone

Current FEMA flood map: zone X, minimal flood hazard.

## Board and land use applications

- Variance or special permit (Board of Standards and Appeals 31-10-BZ): Variance or special permit, Granted, filed Mar 16, 2010, decided Apr 3, 2012. Variance (§72-21) to allow for a commercial building, contrary to use (§22-00), lot coverage (§23-141), front yard (§23-45), side yard (§23-464), rear yard (§33-283), height (§23-631) and location of uses within a building (§32-431)…
- Variance or special permit (Board of Standards and Appeals 8-05-BZ): Variance or special permit, Withdrawn, filed Jan 18, 2005, decided Nov 20, 2007. Variance (§72-21) propose use, bulk and parking variance to allow a 17 story mixed-use building in R6/C1-2 and R5 zoning districts.

## In the news

[Pi Capital Partners’ Elm West Begins Leasing at 85-15 Queens Boulevard in Elmhurst, Queens](https://newyorkyimby.com/2020/08/pi-capital-partners-elm-west-begins-leasing-at-85-15-queens-boulevard-in-elmhurst-queens.html), New York YIMBY, Aug 10, 2020.

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