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Projects & Proposals > Queens > East Elmhurst Printer Friendly Version
East Elmhurst Rezoning - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Public Review
Proposed Zoning and Land Use Map
Proposed Zoning and Land Use Map
PDF Document View a larger image
The proposed zoning map amendments will affect all or portions of 127 blocks in East Elmhurst in Community District 3 and 14 block fronts along the south side of Roosevelt Avenue in Community District 4.  The proposed zoning will replace all or portions of existing R3-2 and R4 districts with R2A, R3A, R3X, R3-1, R4-1, R4B, R4 and R6B districts, will provide C1-3, C2-3, C1-4 and C2-4 overlays to replace existing C1-2, C1-3 and C2-2 overlays or match existing land uses, and will eliminate existing C1-2 and C2-2 overlays where residential uses predominate.

The proposed contextual zoning strategy will protect the character of residential blocks and  ensure future residential development is predictable and consistent with surrounding neighborhood built contexts.  The proposed zoning along Astoria Boulevard, along with new C1-3 and C2-3 commercial overlay zones, will support moderate density, mixed-use development that could reinforce its street-wall continuity and strengthen its neighborhood “shopping street” character. Updates to commercial overlay zones would more closely match established land use patterns and enure that commecial uses do not encroach onto residential side streets. PDF Document View the zoning comparison chart.

Proposed R2A (from R4)

Single-family detached residence on 90th Street within the proposed R2A district
Single-family detached residence on 90th Street within the proposed R2A district
R2A zoning is proposed on three block portions located on 84th and 90th streets between Astoria Boulevard and 30th Avenue. The R2A district will more closely reflect the predominant single-family, detached housing found on these block portions.

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 floor area is 0.5 FAR.  The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet.  The front yard must be at least 15 deep and match the depth of an adjacent front yard up to 20 feet deep.  Community facilities are permitted at 0.5 FAR and up to 1.0 FAR by special permit.  One parking space is required.

Proposed R3A (from R3-2 & R4)
One- and two- family detached houses on 92nd Street within the proposed R3A district.
One- and two- family detached houses on 92nd Street within the proposed R3A district.
R3A districts are proposed in three areas on all or portions of 11 blocks.  Two are located south of Astoria Boulevard between 91st and 94 the streets; the third area is located north of the boulevard between 100th and Curtis streets. The R3A district will more closely reflect the predominant one- and two-family, detached housing on narrow lots found on these blocks.

The R3A district allows one- and two-family detached only residences on lots that have a minimum area of 2,375 square feet and a minimum lot width of 25 feet.  The maximum FAR is 0.6, which 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 R3X (from R3-2 & R4)

One and two-family detached houses on Ditmars Boulevard within the proposed R3X district
One and two-family detached houses on Ditmars Boulevard within the proposed R3X district
R3X districts are proposed in three areas located north of Astoria Boulevard between 92nd Street and the Grand Central Parkway on all or portions of 44 blocks. The R3X district will more closely reflect the predominant one- and two-family, detached housing found on these blocks.

The R3X district allows 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 includes a 0.1 FAR 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 mustbe 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 1.0 FAR.  One parking space is required for each dwelling unit.

Proposed R3-1 (from R3-2)

One- and two- family semi-detached houses on 101st Street within the proposed R3-1 district
One- and two- family semi-detached houses on 101st Street within the proposed R3-1 district
R3-1 districts are proposed for two areas located north of Astoria Boulevard on all or portions of 19 blocks between 92nd Street and 101st Street.  The R3-1 district will more closely reflect the predominant one- and two-family, detached and semi-detached housing found on these blocks.

The R3-1 district allows 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.  The minimum front yard depth is 15 feet. Community facilities are permitted at a maximum FAR of 1.0.  One parking space is required for each dwelling unit.

Proposed R4-1 (from R3-2)
One- and two- family semi-detached houses on 101st Street within the proposed R3-1 district
One- and two-family semi-detached houses on 99th Street within the proposed R4-1 district
R4-1 zoning is proposed for 16 full and partial blocks north of 32nd Avenue and south of Astoria Boulevard between 94th and 108th streets to reinforce the semi-detached configuration and greater density of existing residences in this portion of the rezoning area. 

The R4-1 district allows 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 R4B (from R3-2 & R4)
One- and two- family semi-detached houses on 101st Street within the proposed R3-1 district
One- and two- family attached houses on 90th Street within the proposed R4B district
R4B zoning is proposed for all or portions of 26 blocks south of Astoria Boulevard between 82nd and 95th streets. The R4B district will more closely reflect the one- and two-family, attached housing, with accessory parking in rear yards, typically found on these blocks.

The R4B district allows one- and two-family detached, semi-detached and attached residences.  For detached buildings, lot width must be at least 25 feet, for all others the lot width must be a minimum of 18 feet.  A lot area minimum of 2,375 square feet for detached residences or 1,700 square feet for other types is required.  The front yard can be a minimum of 5 feet deep, but it must be as deep as one adjacent front yard up to 20 feet. The maximum building height is 24 feet.  The maximum FAR is 0.9.  One off- street parking space per dwelling unit is required.  Parking must be accessed from the rear of the site for lots that are at least 40 feet in width.

Proposed R4 (from R3-2)
Attached houses on 88th Street within the proposed R4 district
Attached houses on 88th Street within the proposed R4 district

R4 zoning is proposed for ten blocks in two areas south of Astoria Boulevard between 86th and 100th streets to more closely reflect the density of development in this portion of the rezoning area, which is predominantly comprised of attached housing with front yard parking.

The R4 zone is a general residential district which permits a full range of residential building types: detached, semi-detached and attached at a slightly higher density than is allowed for R3-2 districts.  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 R6B (from R3-2 & R4)
Apartment building on Astoria Boulevard within the proposed R6B district
Apartment building on Astoria Boulevard within the proposed R6B district
R6B zoning is proposed for all or portions of 32 block fronts.  The proposed zoning will be mapped to a depth of 100 feet in most cases on both sides of the boulevard between 87th and 99th streets including a portion of 25th Avenue.  R6B is proposed for the south side of Astoria Boulevard between 99th and 108th streets.   The R6B district typically fosters development of three- to five-story buildings. Such buildings would reinforce an appropriate scale of development along Astoria Boulevard, which is very wide street that is well-served by City bus service.

R6B zoning allows all housing types. The maximum FAR for residential and community facilities is 2.0 FAR.  New buildings would have a minimum base height of 30 feet and a maximum base height of 40 feet.  Above this height any portion would be required to set back at least 10 feet from a wide street and 15 feet from a narrow street, and maximum building height is limited to 50 feet.  Off-street parking would be required for 50 percent of dwelling units, but this requirement may be waived if five or fewer spaces are required.

Proposed Commercial Overlays

Existing C1-2 and C2-2 commercial overlay districts are mapped generally along certain block fronts on Astoria Boulevard and the south side of Roosevelt Avenue between Elmhurst Avenue and 114th Street, but they do not closely match established land use patterns. 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 commercial overlays would replace C1-2 and C2-2 overlays along Astoria Boulevard with C1-3 and C2-3 overlays and generally reduce the depth of commercial overlays from 150 feet to 100 feet to prevent commercial uses from encroaching onto residential side streets. Existing C1-2 overlays on the north side of Astoria Boulevard between 29th and 31st avenues would be eliminated since these two block fronts have predominantly residential uses, while new C1-3 and C2-3 commercial overlays are proposed in certain locations along Astoria Boulevard and 23rd and 31st avenues to recognize existing commercial uses. Along Roosevelt Avenue, C1-4 and C2-4 commercial overlays are proposed along most block fronts between Elmhurst Avenue and 114th Street to reflect existing commercial uses and provide new business location opportunities.

Parking requirements in overlay zones vary with use. Most retail uses in C1-3 and C2-3 districts require one parking space per 400 square feet of commercial floor area, and most retail uses in C1-4 and C2-4 overlay zones require one accessory parking space per 1,000 square feet of commercial floor area.

PDF Document View the commercial overlay comparison chart.






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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