Out-of-Character Development in an R4 Zoning District
The four residential zoning districts in the Jamaica Hill / Hillcrest rezoning area allow a range of housing types, including detached, semi-detached, and attached residences. Commercial districts within the rezoning area include C1-2 and C1-4 commercial overlays mapped along portions of Union Turnpike, 164th Street and Parsons Boulevard. These zoning designations remain as they have since the 1961 Zoning Resolution went into effect. New development occurring in the residential districts of these neighborhoods has been out of character with the existing neighborhood context in this area. Continued out of character development would alter the one- and two- family context of these neighborhoods. The existing commercial districts have produced low scale commercial uses and have not encouraged the development of vacant land on wide streets such as Union Turnpike.
Most of the area north of Goethals Avenue is presently zoned R2. The R2 district permits one-family, detached residences on lots of at least 3,800 square feet and a minimum width of 40 feet. The maximum floor area ratio (FAR) for both residences and community facilities is 0.5. The maximum front wall height is 25 feet, given a minimum front yard depth of 15 feet. For each additional linear foot in depth of the front yard, the building’s front wall may rise an additional foot. The building’s maximum height is not fixed but is determined by a sky exposure plane. One parking space per dwelling unit is required.
The R3-2 district, mapped along six block fronts along Union Turnpike and 164th Street within the rezoning area, is the lowest-density general residence district in which multifamily structures are permitted. A variety of housing types are permitted including garden apartments, row houses and semi-detached and detached houses. The maximum FAR is 0.5, plus a 0.1 attic allowance. Minimum lot width and lot area depend upon the housing configuration. Detached structures require a 40-foot lot width and 3,800 square feet of lot area. Other housing types require lots that are at least 18 feet wide and have an area of at least 1,700 square feet. Community facilities are permitted an FAR of 1.0. One parking space is required for each dwelling unit.
The area south of Goethals Avenue and north of Normal Road is presently zoned R4. The R4 district allows the same variety of housing types as the R3‑2 district but at a moderately higher density. Detached residences are limited to lots with a minimum of 3,800 square feet in area, and a minimum width of 40 feet. Semi-detached and attached residences are limited to lots with a minimum of 1,700 square feet in area and a minimum width of 18 feet. The maximum FAR is 0.9, which includes a 0.15 attic allowance. On blocks that are predominantly developed, a maximum FAR of 1.35 is permitted with the R4 infill provision. Community facilities are permitted an FAR of 2.0. One parking space is required for each dwelling unit.
The area south of 85th Avenue and Normal Road is zoned R5. A general residence district, R5 allows all housing types including detached, semi-detached, attached and multi-family residences. Detached residences are limited to lots with a minimum of 3,800 square feet in area, and a minimum width of 40 feet. All other housing types are limited to lots with a minimum of 1,700 square feet in area and a minimum width of 18 feet. The maximum FAR for all housing types is 1.25. On blocks that are predominantly developed, a maximum FAR of 1.65 is permitted with the R5 infill provision. Community facilities are permitted an FAR of 2.0. One parking space is required for each dwelling unit unless grouped where parking for 85% of the units is required.
There are C1-2 commercial overlay districts along selected blocks on Union Turnpike, 164th Street and Parsons Boulevard which also has C1-4 commercial overlays along certain block fronts. C1 districts are mapped within residential districts and permit the local retail and service establishments needed in residential neighborhoods. Maximum commercial floor area can reach 1.0 FAR with commercial uses limited to the first floor in mixed buildings. Parking requirements are higher in C1-2 districts than in C1-4. In C1-2 districts, most retail uses require one accessory parking space per 300 square feet of commercial floor space, although the requirements may range between one space per 200 square feet and one space per 800 square feet. In C1-4 districts, most retail uses require one accessory parking space per 1,000 square feet of commercial floor space, although the requirements may range between one space per 1,000 square feet and one space per 2,000 square feet.
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