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Projects & Proposals > Queens > Dutch Kills Printer Friendly Version
Dutch Kills - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Public Review


Proposed Rezoning Map
Proposed Rezoning Map
PDF Document View a larger image
The proposal is a finely tuned rezoning strategy for 40 blocks in Dutch Kills that will remove restrictions on residential development and conversions, while continuing to permit light manufacturing and commercial businesses.  The proposal includes the establishment of the Dutch Kills subdistrict within the adjacent Special Long Island City Mixed Use District.  It also proposes rezoning the existing M1-3D and M1-1 areas with a  range of mixed-use districts (M1-2/R5B, M1-2/R5D, M1-2/R6A and M1-2/R7X) with different floor area maximums and  height and setback regulations.

This rezoning is the first undertaken for the area since the M1-3D district was designated in 1989. It would meet the Department’s goals of creating new residential opportunities, encouraging moderate and higher density development near public transportation and wide streets, and supporting continued economic growth in a mixed-use residential, commercial and light industrial community.





M1-2/R5B
Typical R5B development along Crescent Street
Proposed M1-2/R5B mixed-use zoning along Crescent Street
M1-2/R5B zoning is being proposed for all or portionsof 20 midblocks throughout the rezoning area and will allow a maximum FAR of 2.0 for non-residential uses and 1.65 for residential uses. The maximum building height is 33 feet for residential uses. The maximum building height for light manufacturing and commercial buildings is governed by the sky-exposure plane. Parking will be required for 66% of the dwelling units. This district reflects the predominant 1-3 story  scale of the subject areas.



M1-2/R5D
Typical R5D development along 29th Street
Proposed M1-2/R5D mixed-use zoning along 29th Street
M1-2/R5D zoning is being proposed for all or portions of 19 blocks on both sides of 40th & 39th Avenues and along the east side of 29th Street. It will allow a maximum FAR of 2.0 for all uses and a maximum building height of 40 feet for residential uses. Parking is required for 66% of the dwelling units. This district reflects the slightly taller scale of the built fabric along these avenues.


M1-2/R6A
M1-2/R6A
Proposed M1-2/R6A mixed-use zoning on corner of 29th Street and 38th Avenue
M1-2/R6A zoning is being proposed for all or  portions of 22 blocks on both sides of 38th and 37th Avenues, the north side of 41st Av and along 31st Street between 39th and 36th Avenues. The maximum FAR is 2.0 for non-residential uses and 3.0 for residential uses. Residential buildings must be developed pursuant to the Quality Housing Program.

The maximum building height for residential uses is 70 feet with a minimum base height of 40 feet and maximum base height of 60 feet. The maximum building height for light manufacturing and commercial buildings is governed by the sky-exposure plane. Parking is required for 50% of the units. This moderate density district permits greater flexibility for development along wide streets and major transportation corridors such as 31st Street.



M1-3/R7X
Proposed M1-3/R7X mixed-use zoning along Northern Boulevard
Proposed M1-3/R7X mixed-use zoning along Northern Boulevard
M1-3/R7X zoning is being proposed for all or  portions of 11 blocks with frontage along Northern Boulevard. The maximum FAR for manufacturing and commercial uses is 5.0   The maximum base FAR for residential l uses is 3.75.  The proposed zoning text amendment will make the Inclusionary Housing provisions applicable in this area.  A maximum FAR of 5.0 would be achievable if affordable housing is provided on or off-site. The maximum building height for residential uses is 125 feet. The maximum building height of light manufacturing and commercial buildings is governed by the sky-exposure plane. This higher-density district closely matches the scale of the buildings on the east side of Northern Blvd, a wide street and takes advantage of the under-built nature of many of the sites which could be developed for residential and other mixed-uses in the near future.


Proposed Zoning Text Amendment
A zoning text amendment is being proposed to create the Dutch Kills Subdistrict as an extension of the existing Special Long Island City Mixed-Use District. The proposed Subdistrict would be generally bounded by Queens Plaza North on the south, 23rd Street on the west, 36th Avenue on the north and Northern Boulevard on the east. Adjustments in bulk and parking requirements are being proposed to allow development with a mix of residential, commercial and light manufacturing uses that would be most compatible with the residential and commercial context of this unique area.

The text amendment will also make the Inclusionary Housing Program applicable in the proposed M1-3/R7X district along Northern Boulevard to provide incentives for the creation and preservation of affordable housing in conjunction with the development of new residential units.

For residential development without an affordable housing component, the maximum FAR would be limited to 3.75. Under the Inclusionary Housing Program, developments providing affordable housing are eligible for a floor area bonus, within contextual height and bulk regulations tailored to this area. Developments could qualify for a maximum FAR of 5.0 (within the 60’-85’ street wall limit and the 125’ overall building height limit) in the designated district by providing 20 percent of the residential floor area in the development as permanently affordable housing for low-income households, or by constructing or preserving off-site affordable units for low-income households. Off-site units must be located within Community District 1, or within one half-mile of the bonused development if outside of Community District 1. Other city, state and federal housing finance programs may be used to provide further assistance in creation of affordable units.


View the PDF Document adopted text amendment as modified by City Council on October 7, 2008.






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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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