The proposal, encompassing all or part of 70 blocks throughout the Jamaica Hill and Hillcrest area, would rezone certain existing R2, R3-2, R4 and R5 districts to lower-density or contextual districts (R2A, R3A, R4-1, R4A, R4B, R5D). The regulations for each zoning district proposed for a particular area match the area's predominant character, such as single-family detached homes on lots at least 40 feet wide in the proposed R2A district, and ensure that future residential development will remain consistent with that context. Additionally, to address the need for new housing at a scale in keeping with neighborhood character, the proposed rezoning would establish a new moderate-density residential district – R5D – along wide streets where vacant or underutilized land could be developed for appropriate mixed-use growth.
R2 and R4 to R2A
The proposed R2A zoning includes portions of 21 blocks in the area north of Grand Central Parkway, along and west of 164th Place, south of Union Turnpike, and along and east of 164th Place.
In the proposed R2A zoning districts, residential development would be limited to one-family detached houses. The minimum lot size and lot width requirements would be 3,800 square feet and 40 feet. The maximum allowable FAR would be 0.5. The R2A district would apply bulk, height and setback controls similar to those of other contextual districts, but adapted to the low-density detached framework of R2 districts. The R2A regulations would still permit expansion of existing homes, but with a more predictable building envelope, consistent with the scale and character of neighboring homes. The maximum building height would be 35 feet with a maximum perimeter wall height of 21 feet. There would also be a 15-foot minimum front yard and the front yard of a new building would be required to be as deep as an adjacent yard up to a depth of 20 feet. The maximum lot coverage under R2A would be 30 percent.
R2: R3-2 to R2
An existing R2 district is proposed to be extended to include four lots currently zoned R3-2 located on portions of two blocks between Union Turnpike and Goethals Avenue and along 162nd Street and 161st Street. These lots are predominantly developed with two and a half story single-family detached homes.
R4 to R3A
Portions of two blocks, on the west side of 164th Place from Goethals Avenue to Grand Central Parkway and the east side of 164th Street from 82nd Road to Grand Central Parkway, are proposed to be rezoned from an R4 district to an R3A district.
In the proposed R3A zoning district, residential development would be limited to one- and two-family detached houses. The minimum lot size and lot width requirements for detached buildings are 2,375 square feet and 25 feet respectively. The maximum FAR is 0.6. A perimeter wall may rise to 21 feet, and the maximum building height is 35 feet.
R2 to R3-2
The proposed R3-2 zoning would include portions of four blocks fronting on Union Turnpike between 169th Street and 164th Place. The proposed R3-2 district reflects the mixture of building types in this area which generally do not conform with the existing R2 zoning.
R4 and R5 to R4A
The proposed R4A zoning includes portions of 22 blocks, in the area north of Highland Avenue, west of Chapin Parkway, along and south of 84th Drive, and along and east of Parsons Boulevard at the western most edge of the rezoning area.
In the proposed R4A zoning districts, residential development would be limited to one- and two-family detached houses and the infill zoning provisions would no longer be applicable. The minimum lot size and lot width requirements are 2,850 square feet and 30 feet respectively. The maximum FAR is 0.9. A perimeter wall may rise to 21 feet, and the maximum building height in the R4A is 35 feet.
R4 to R4B
The proposed R4B zoning includes all or portions of 17 blocks in two non-contiguous areas along and north of 84th Avenue, south of Goethals Avenue and west of 150th Street, and along and east of 167th Street. These areas are predominantly built with attached, one- and two-family residences that have parking in the rear.
In the proposed R4B zoning district, residential development would be limited to one- and two-family detached, semi-detached, and attached houses and the infill provisions would no longer be applicable. The minimum lot size and lot width requirements are 2,375 square feet and 25 feet for detached residences and 1,700 square feet and 18 feet for semi-detached and attached residences. The maximum allowable FAR is 0.9. The maximum building height is 24 feet. Parking in the front yard is not permitted.
R4 to R4-1
The proposed R4-1 zoning district would cover all or portions of six blocks. The proposed R4-1 is generally bounded by 84th Drive, 161st Street, 82nd Drive and 159th Street.
In the proposed R4-1 zoning district, one- and two-family detached and semi-detached residential development would be permitted. The minimum lot size and lot width requirements are 2,375 square feet and 25 linear feet for new residential detached development and 1,700 square feet and 18 feet for semi-detached development. The maximum FAR is 0.9. A perimeter wall may rise to 25 feet, and the maximum building height is 35 feet.
R4, R3-2 and R2 to R5D
The proposed R5D district would include portions of 11 blocks fronting 164th Street, Union Turnpike and Parsons Boulevard. These block fronts are developed with multifamily residential uses, commercial and office uses and parking facilities.
In the proposed R5D zoning district, all residence types are permitted. The maximum allowable FAR is 2.0, higher than the maximum of 0.9 permitted in R4 districts, or 1.25 FAR permitted for R4 infill development. The maximum building height is 40 feet. The parking requirement for group parking in the R5D district is 66% of the total dwelling units. The R5D district would provide for moderate-density residential and commercial development where four-story buildings would be appropriate -- wide streets supported by nearby local commercial uses and transit access.
R5: R4 to R5
An existing R5 district is proposed to be extended to include a portion of one block fronting Parsons Boulevard, between 87th Avenue and 87th Road. This block front is developed with multifamily residential, commercial and office uses.
Proposed changes to certain commercial overlays within the rezoning area would more closely match existing land use and development patterns. The existing overlays located along portions of Union Turnpike, 164th Street and Parsons Boulevard are generally 150 feet deep. The Department proposes to generally reduce the depths of existing overlays to 100 feet to prevent the intrusion of commercial uses on residential side streets and to change C1-2 overlays to C1-3 overlays to reduce the commercial parking requirement. No new commercial overlay districts are proposed as part of the rezoning actions. Existing C1-4 overlays along Parsons Boulevard will remain unchanged.
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