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Projects & Proposals>Queens>Auburndale/Oakland Gardens/Hollis Hills Printer Friendly Version
Auburndale Oakland Gardens Hollis Hills Rezoning - Approved!
Existing Zoning & Context
Overview | Existing Zoning & Context | Proposed Zoning | Public Review

Oakland Gardens/Hollis Hills Sub Area - Existing Zoning and Land Use Conditions
Oakland Gardens/Hollis Hills
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Auburndale Sub-Area - Existing Zoning and Land Use Conditions
Auburndale
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The Auburndale-Oakland Gardens-Hollis Hills rezoning area is currently comprised of seven residential zoning districts R1-2, R2, R3-1, R3-2, R4, R4-1 and R5 which allow a variety of housing types and building envelopes that are inconsistent with the prevailing scale, density and built character of these neighborhoods. Commercial overlay districts within the rezoning area (C1-1 and C2-2) are mapped along portions of 46th Avenue, the Long Island Expressway, Bell Boulevard, Springfield Boulevard and Union Turnpike.

R1-2
The R1-2 zoning district permits one-family, detached residences on minimum 5,700 square-foot lots that have a minimum width of 60 feet. The maximum floor area ratio (FAR) is 0.5. There is no maximum building height; instead, the building’s maximum height is determined by its sky exposure plane, which has a varying height depending on where the building is located on its zoning lot beyond the minimum required front yard. Community facilities are permitted at a maximum FAR of 0.5. One parking space per dwelling unit is required.

R2
The R2 zoning district permits only single-family, detached residences on lots that have a minimum area of 3,800 square feet and a minimum lot width of 40 feet. The maximum FAR is 0.5. There is no maximum building height; instead, the building’s maximum height is determined by its sky exposure plane, which has a varying height depending on where the building is located on its zoning lot beyond the minimum required front yard. Community facilities are permitted at a maximum FAR of 0.5. One parking space per dwelling unit is required.

R3-1
The R3-1 zoning district permits one- and two-family, detached or semi-detached residences.  The maximum FAR is 0.6, which includes a 0.1 attic allowance.  The minimum lot width and lot area depend upon the housing configuration: detached residences require a minimum 40-foot lot width and 3,800 square feet of lot area; semi-detached residences require at least 18 feet of width and 1,700 square feet of lot area.  The maximum building height is 35 feet with a maximum perimeter wall height of 21 feet.  Community facilities are permitted at a maximum FAR of 1.0.  One parking space is required for each dwelling unit.

R3-2
The R3-2 zoning district is the lowest-density general residence district in which multi-family structures are permitted. A variety of housing types are permitted, including garden apartments, row houses, semi-detached and detached houses. The maximum FAR is 0.6 which includes a 0.1 attic allowance. Minimum lot width and lot area depend upon the housing configuration: detached residences require a 40-foot lot width and 3,800 square feet of lot area; other housing types require lots that have at least 18 feet of width and 1,700 square feet of lot area. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. One parking space is required for each dwelling unit.

R4
The R4 zoning district allows the same variety of housing types as the R3‑2 district but at a slightly higher density.  The maximum FAR is 0.9, which includes a 0.15 attic allowance.  Detached residences require a minimum area of 3,800 square feet, and a minimum lot width of 40 feet.  Semi-detached and attached residences require lots with a minimum area of 1,700 square feet and a minimum lot width of 18 feet.   The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet.  In a predominantly built up area, a maximum FAR of 1.35 is permitted by R4 infill provisions. Community facilities are permitted at an FAR of 2.0.  One parking space is required for each dwelling unit.

R4-1
R4-1 zoning district permits one- and two-family detached or semi-detached residential development.  The maximum FAR is 0.9, which includes a 0.15 attic allowance.  The minimum lot width and lot area depend upon the housing type. Detached residences require a minimum 25-foot lot width and 2,375 square feet of lot area. Semi-detached residences require at least 18 feet of width and 1,700 square feet of lot area.  The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet.  Community facilities are permitted at a maximum FAR of 2.0.  One parking space is required for each dwelling unit.

R5
R5 zoning districts allow all housing types including detached, semi-detached, attached and multi-family residences.  The maximum FAR is 1.25.  Detached residences require lots with a minimum area of 3,800 square feet, and a minimum lot width of 40 feet.  All other housing types require lots with a minimum area of 1,700 square feet and a minimum lot width of 18 feet.  The maximum building height is 40 feet, with a maximum perimeter wall height of 35 feet.  In a predominantly built up area, a maximum FAR of 1.65 is permitted by R5 infill provisions.  Community facilities are permitted a FAR of 2.0.  Off-street parking in a grouped facility is required for 85% of the dwelling units.

Commercial Overlays – C1-2 and C2-2
C1-2 and C2-2 commercial overlay districts are mapped within existing residential districts along primary thoroughfares, including the Long Island Expressway service road, Union Turnpike, Springfield Boulevard and 46th Avenue. C1-2 districts allow Use Group 6 commercial establishments, which include uses to serve local retail needs (e.g. grocery stores, restaurants).  C2-2 districts include a wider range of retail and service establishments in Use Groups 5 through 9 and 14 (e.g. repair services, catering halls, funeral homes). Maximum commercial floor area can reach 1.0 FAR with commercial uses limited to the first floor in mixed-use buildings. Most retail uses require one accessory parking space per 300 square feet of commercial floor space, though the requirements may range between one space per 200 square feet and one space per 800 square feet of commercial floor area.


Out of character single family detached home on 193rd Street in an existing R2 district
Out of character single family detached home on 193rd Street in an existing R2 district
Out of character semi-detached home on 67th Avenue in an existing R3-1 district
Out of character semi-detached home on 67th Avenue in an existing R3-1 district
Out of character multi-family building on 45th Avenue in an existing R3-2 district
Out of character multi-family building on 45th Avenue in an existing R3-2 district






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Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.
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