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Projects & Proposals > Queens > Bellerose–Floral Park–Glen Oaks Printer Friendly Version
Bellerose – Floral Park – Glen Oaks Rezoning - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Public Review
Proposed Zoning Map
Proposed Zoning Map
PDF Document View a larger image

The proposed zoning changes would affect more than 9,843 lots on 411 blocks.  The proposed rezoning will replace all or portions of the existing R2, R3A, R3-1, R3-2, R4, R4-1 and C8-1 zones with new lower density and contextual districts which include R1-2, R2, R2A, R3A, R3X, R3-1, R3-2, R4-1 and R4.   The proposed zoning districts will better protect the low-density character of these suburban neighborhoods and make new development more predictable by establishing firmer height limits and requiring front yard depths that better reflect adjacent yard depths.  Additionally, to protect residential blocks from commercial intrusion, depths of commercial overlays will be shortened from 150 feet to 100 feet, and some commercial overlays will be eliminated where only residential uses exist.  In turn, commercial overlays will be mapped on certain block fronts to reflect and reinforce existing commercial uses found along Jericho Turnpike, Braddock Avenue, Hillside Avenue and Union Turnpike. PDF Document View the zoning comparison chart.

 

 

Proposed R1-2A (from R2)

Single-family detached residences on Seward Avenue within the proposed R1-2A district. (Bellaire)
Single-family detached residences on Seward Avenue within the proposed R1-2A district. (Bellaire)
An R1-2A district is proposed on 11 blocks currently zoned R2 on properties developed with single family detached residences on large lots.

An R1-2 district permits only single-family, detached residences on lots that have a minimum area of 5,700 square feet and a minimum lot width of 60 feet.  The maximum FAR is 0.5.  The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet.  The front yard of a new building must be at least as deep as an adjacent front yard with a minimum depth of 20 feet.  Community facilities are permitted at an FAR of 0.5, and up to 1.0 FAR by special permit.  One parking space is required

Proposed R2 extension (from R4)
Single-family detached residences on 221st Place within the proposed R2 district. (Bellaire)
Single-family detached residences on 221st Place within the proposed R2 district. (Bellaire)
An R2 district is proposed on a portion of one block currently zoned R4 and developed with single family detached homes. The proposed R2 is an extension of an existing adjacent R2 district. The R2 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 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.  A 15-foot minimum front yard is required.  Community facilities are permitted at a maximum FAR of 0.5.  One parking space is required.

Proposed R2A (from R2, R3A, R3-1, R3-2, R4-1)

Single-family detached homes on 267th Street between 76th and 77th Avenues within the proposed R2A district. (New Hyde Park)
Single-family detached homes on 267th Street between 76th and 77th Avenues within the proposed R2A district. (New Hyde Park)
R2A districts are proposed on 332 blocks currently zoned R2, R3A, R3-1, R3-2 and R4-1 and predominantly developed with single-family detached residences on wide lots. 

The R2A 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.  The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet.  The front yard of a new building must be at least as deep as an adjacent front yard with a minimum depth of 15 feet.  Community facilities are permitted at an FAR of 0.5, and up to 1.0 FAR by special permit.  One parking space is required.

Proposed R3A (from R3-1, R3-2, R4)

One- and two-family homes on 87th Avenue at 232nd Street within the proposed R3A district. (Bellaire)
One- and two-family homes on 87th Avenue at 232nd Street within the proposed R3A district. (Bellaire)
R3A districts are proposed on 38 blocks currently zoned R3-1, R3-2 and R4, and developed primarily with one- and two- family detached houses.

The R3A district permits one- and two-family detached residences only on lots that have a minimum area of 2,375 square feet and a minimum loot width of 25 feet.  The maximum FAR is 0.6, which also includes a 0.1 attic allowance.  The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet.  The front yard of a new building must be at least as deep as an adjacent front yard with a minimum depth of 10 feet and a maximum depth of 20 feet.  Community facilities are permitted a maximum FAR of 1.0.  One parking space is required for each dwelling unit.

Proposed R3X (from R3-2)

One- and two-family homes on 249th Street, south of Elkmont Avenue within the proposed R3X district. (Glen Oaks)
One- and two-family homes on 249th Street, south of Elkmont Avenue within the proposed R3X district. (Glen Oaks)
R3X districts are proposed on 28 blocks on properties currently zoned R3-2, and developed with one- and two-family detached houses.

The R3X district permits one- and two-family detached residences on lots that have a minimum area of 3,325 square feet and a minimum lot width of 35 feet.  The maximum FAR is 0.6, which also includes a 0.1 attic allowance.  The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet.  The front yard of a new building must be at least as deep as an adjacent front yard with a minimum depth of 10 feet and a maximum depth of 20 feet.  Community facilities are permitted at a maximum FAR of 1.0.  One parking space is required for each dwelling unit.

Proposed R3-1 (from R3-2)
Two-family, semi-detached homes on Elkmont Avenue within the proposed R3-1 district (Glen Oaks)
Two-family, semi-detached homes on Elkmont Avenue within the proposed R3-1 district (Glen Oaks)
An R3-1 district is proposed on 6 blocks currently zoned R3-2 and developed with one- and two-family semi-detached houses.

The R3-1 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.

 Proposed R3-2 (from R2, R3-1)
Garden apartments on Langdale Street south of 81st Avenue within the proposed R3-2 district (Floral Park)
Garden apartments on Langdale Street south of 81st Avenue within the proposed R3-2 district (Floral Park)
An R3-2 district is proposed along 40 block fronts on Hillside Avenue where a mix of housing types exist and on 4 blocks located along the eastern edge of the rezoning area north of 83rd Avenue and developed with garden apartments.

The R3-2 district is the lowest-density general residence district in which multi-family structures are permitted.  A variety of housing types are permitted including garden apart-ments, 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.  Front yards must be at least 15 feet deep.  Community facilities are permitted at an FAR of 1.0.  One parking space is required for each dwelling unit.

Proposed R4-1 (from R4)
Two-family semi-detached houses on Pontiac Street, north of Braddock Avenue within the proposed R4-1 district. (Bellerose)
Two-family semi-detached houses on Pontiac Street, north of Braddock Avenue within the proposed R4-1 district. (Bellerose)
An R4-1 district is proposed on 4 blocks currently zoned R3A and R4, and developed with one- and two-family semi-detached houses.

The R4-1 district permits one- and two-family detached or semi-detached residences.  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 a minimum 18-foot lot 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.

Proposed R4 extension (from C8-1)
Under developed block fronts along Jericho Turnpike, east of 249th Street within the proposed R4 district with a C2-3 commercial overlay.  (Bellerose)
Under developed block fronts along Jericho Turnpike, east of 249th Street within the proposed R4 district with a C2-3 commercial overlay. (Bellerose)
An R4 district is proposed on 2 block fronts currently zoned C8-1 along Jericho Turnpike on properties occupied by auto related uses.  The proposed R4 is an extension of an existing R4 district.

The R4 district allows the same variety of housing types as the R3-2 district but at a slightly higher density.  The maximum allowable FAR is 0.9, which includes a 0.15 attic allowance.  Detached residences require a minimum lot area of 3,800 square feet and a minimum lot width of 40 feet.  Semi-detached and attached residences require a minimum lot 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 with the R4 infill provision.  Front yards must be 10 feet deep or, if deeper, a minimum of 18 feet.  Community facilities are permitted at an FAR of 2.0.  One parking space is required for each dwelling unit.

Proposed Commercial Overlay Modifications
Commercial and residential properties along Hillside Avenue, east of Little Neck Parkway.
Commercial and residential properties along Hillside Avenue, east of Little Neck Parkway.
Existing C1 and C2 commercial overlays re mapped along Jericho Turnpike, Union Turnpike and Hillside and Braddock Avenues, and serve the local shopping needs of the surrounding residential neighborhood.  C1 districts permit local commercial uses that generally serve the immediate neighborhood, while C2 districts permit a wider range of retail and service uses.

The proposed updates to the commercial zoning districts would replace existing C1-2 and C2-2 districts and generally reduce the depth of commercial overlays from 150 feet to 100 feet to prevent commercial uses from encroaching onto residential side streets.  New C1-3 and C2-3 commercial overlays are also proposed in certain locations along Hillside Avenue and Jericho Turnpike in order to recognize existing commercial uses and provide new business location opportunities.  Along Union Turnpike, C2-2 commercial overlays at two locations would be reduced to reflect the actual depths of existing commercial land uses, but the C2-2 designation would remain. 

Parking requirements vary with use.  However, most retail uses in C1-2 and C2-2 districts require one accessory parking space per 300 square feet of commercial floor space.  In C1-3 and C2-3 districts, most retail uses require one accessory parking space per 400 square feet of commercial floor space.






Overview | Existing Context and Zoning | Proposed Zoning | Public Review
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