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Projects & Proposals > Queens > East Elmhurst Printer Friendly Version
East Elmhurst Rezoning - Approved!
Existing Context and Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Public Review
Existing Zoning and Land Use Map
Existing Zoning and Land Use Map
PDF Document View a larger image

The East Elmhurst rezoning area is primarily zoned R3-2 north of Astoria Boulevard and to the south of the boulevard east of 94th Street, while a section located south of Astoria Boulevard and west of 94th Street is zoned R4.  These zoning districts have remained unchanged since 1961 when the current Zoning Resolution was adopted. 

Existing zoning does not adequately ensure that future development will reinforce the one- and two-family residential character typically found on East Elmhurst’s residential blocks or distinguish its major commercial corridor, Astoria Boulevard, from residential side streets.  Recent building trends have resulted in the demolition of detached one- and two-family houses and their replacement with semi-detached, attached, and multi-family buildings that do not match surrounding neighborhood built contexts.  Little recent development or reinvestment has occurred along the Astoria Boulevard corridor where it could reinforce and strengthen its established character.  In addition, block fronts on the south side of Roosevelt Avenue between Elmhurst Avenue and 114th Street are zoned R5, R6 and R6B, but do not have commercial overlay districts that closely match existing land use patterns. PDF Document View the zoning comparison chart.

Detached one-family houses on 91st Street and 30th Avenue within an existing R4 district
Detached one-family houses on 91st Street and 30th Avenue within an existing R4 district
Detached  two-family house on Butler Street  and 31st Avenue within  an  existing R3-2 district
Detached  two-family house on Butler Street  and 31st Avenue within an  existing R3-2 district
Semi-detached one-and two-family houses on 100th
Semi-detached one-and two-family houses on 100th Street and 24th Avenue within an exsiting R3-2 district
Attached one-family houses with rear parking on 90th Street and 30th Avenue within an existing R4 district
Attached one-family houses with rear parking on 90th Street and 30th Avenue within an existing R4 district
Out-of-character semi-detached buildings on Ericsson Street within an existing R3-2 district
Out-of-character semi-detached buildings on Ericsson Street within an existing R3-2 district
Out-of-character attached buildings along Ditmars
Out-of-character attached buildings along Ditmars Boulevard within an existing R3-2 district

R3-2
An R3-2 district encompasses most of the rezoning area north of Astoria Boulevard and east of 94th Street south of the boulevard.   

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 apartments, row houses, semi-detached and detached houses.  The maximum residential floor area ratio (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

R4
An R4 district is located west of 94th Street and mostly south of Astoria Boulevard. 

The R4 district allows the same variety of housing types as R3-2 zoning 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. 

Commercial Overlays
C1-2 and C2-2 commercial overlay districts are generally mapped on certain block fronts on both sides of Astoria Boulevard and a C1-2 overlay is located on two block fronts along the north side of 31st Avenue between 90th and 92nd streets.  The depths for most of these existing overlays are 150 feet.  Along Roosevelt Avenue the C1 and C2 overlays generally have a depth of 100 feet or are mapped to the mid-block center line.  C1 and C2 overlays are mapped within residential districts to allow a range of local retail and service establishments needed in residential neighborhoods.  C1 overlays allow Use Groups 1 through 6, while C2 overlays allow Use Groups 1 through 9 and 14. 

When C1 and C2 overlay districts are mapped within R1 through R5 residential districts the maximum commercial FAR is 1.0, with commercial uses limited to the first floor in mixed-use buildings; within R6 and R6B districts the maximum commercial FAR is 2.0.  Off-street parking requirements vary with the use.  In C1-2 and C2-2 overlays, most retail uses require one accessory parking space per 300 square feet of commercial floor space, although the requirements can range between one space per 200 square feet and one space per 800 square feet.  In C1-3 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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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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