Community board, residents oppose six‑story, 80‑unit rezoning on 164th Street in Queens Borough

Vicki Garvey, land use director for the Queens Borough President and chairing the hearing, opened a public hearing on a rezoning application filed by 8866 Myrtle LLC that would change a blockfront on 164th Street (east side between 75th Road and 76th Avenue) from R32 to R6A with a C24 commercial overlay and map Mandatory Inclusionary Housing (MIH).

The applicant, represented by land use counsel Frank Sach of Acreman LLP, said the proposal would permit a six‑story, approximately 91,000‑square‑foot development with about 74,000 square feet of residential space, roughly 17,000 square feet of community facility space and 80 apartments. Under MIH option two, 30% of units would be permanently income‑restricted — about 24 affordable units at a weighted average near 80 percent of area median income — and the ground floor would house an expanded daycare. "These actions would facilitate the redevelopment of the site," Sach said during his presentation, adding that the project takes advantage of 164th Street's width and nearby bus service.

Community Board 8 voted unanimously to recommend disapproval of the application; the applicant said the board’s objections centered on notice to civic associations, concerns about height and density, and parking. The applicant also told the chair that parking was increased in response to concerns, from an earlier 37 spaces to 50 spaces in the cellar garage.

Residents who testified urged the Borough President to honor the community board vote. "The Flushing Suburban Civic Association is opposed to the rezoning application," said Marva Dudley, president of that civic association, who told the hearing the area is chiefly one‑ and two‑family homes and that approval would "drastically change this area." Nearby resident Lee Guang Wang said the proposal is "totally unmatched with the quiet environment" and cited noise, traffic and vibration risks to adjacent houses. Multiple speakers—including William Manelo of the Flushing Heights Civic Association and several longtime residents—raised parking and sewer/garbage‑collection concerns and warned the taller building would overshadow neighboring homes and could reduce sunlight to rooftop solar panels.

The applicant said the current daycare operator is the applicant/owner and plans to occupy community facility space custom‑fit for the existing daycare, which is currently licensed for 85 children. On the possibility of senior‑only units, counsel said MIH without subsidy cannot legally reserve 100 percent of units for seniors because of fair‑housing limitations; local preference percentages were discussed. The applicant also described sustainability measures under consideration, including energy‑efficient lighting and windows, EV charging infrastructure, a green roof or solar‑ready roof and rain‑gardens or resilient street‑tree plantings.

No decision was issued at the hearing. The item was closed after public comment and moved through the borough review process; the chair noted the public record was closed for that item.

What’s next: The Borough President's office will review the application and submissions from the public, community board materials and the applicant’s supporting documents as the ULURP process continues; no final determination was made at this hearing.