NYC Resources 311 Office of the Mayor
 
RSS RSS
Flickr Flickr
Follow @NYCPlanning on Twitter Twitter
  SEARCH  
City Planning:

 

Take me to...
Commission Meetings
Commission Reports
Census FactFinder
LUCATS - Land Use
Application Tracking
ZoLa - Zoning and Land Use Application
Community Portal
BluePRint
Waterfront Access Map
Zoning Map Finder
Map & Bookstore
Job Opportunities
Press Releases
DCP Site Map
Contact DCP

 

Click Once to Submit Query

 

Translate this page
 
Projects & Proposals > Queens > Maspeth - Woodside Printer Friendly Version
Maspeth - Woodside Rezoning - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Inclusionary Housing

Proposed Zoning

Maspeth - Woodside Rezoning Locator Map
Proposed Zoning Map
PDF Document View a larger image.
The proposal would rezone the lower-density areas to reinforce their prevailing scale and built form and prevent out-of-character development.  Higher-density residential zoning districts are proposed for the Queens Boulevard Corridor and at the Queens Boulevard/Roosevelt Avenue Junction to facilitate construction of multifamily housing

View PDF Document Zoning Comparison Chart for key regulations of existing and proposed zoning districts.

68th Street near Brooklyn-Queens Expressway: Detached Residences in Proposed R4-1
68th Street near Brooklyn-Queens Expressway: Detached Residences in Proposed R4-1 district
Typical Rowhouses of Winfield Gardens in Proposed R4B
Typical Rowhouses of Winfield Gardens in Proposed R4B district


R4-1: R4, R5 and R5B to R4-1
In three separate areas now zoned R4, a total of 27 whole and 20 partial blocks would be rezoned to R4-1.  The first, in Central Maspeth, would extend an R4-1 zoning district that was established in 1993 to preserve the existing character of predominantly detached and semi-detached one- and two-family housing. The second such area, in which detached and semi-detached one- and two-family homes predominate, is also in Maspeth southeast of Grand Avenue.  The third is proposed for existing R4 areas north and south of Queens Boulevard within a corridor defined by the Brooklyn-Queens Expressway.

An R4-1 zone is also proposed for existing R5 and R5B districts in Woodside on three whole blocks and five partial blocks immediately north of Queens Boulevard on either side of the Brooklyn-Queens Expressway.

The R4-1 district would permit one- and two-family detached and semi-detached homes with a maximum FAR of 0.9, which includes an attic allowance for structures with pitched roofs. The maximum building height is 35 feet and the perimeter wall may not exceed 25 feet.  Front yards are required to be a minimum of 10 feet deep. One parking space is required for each dwelling unit.  Community facilities are permitted with an FAR of 2.0.  Infill provisions are not applicable in the R4-1 district.


R4B: R4 to R4B
An R4B district is proposed for 15 whole blocks and one partial block in an area generally between the Brooklyn-Queens Expressway and Mt. Zion Cemetery. Currently zoned R4, this area is characterized by row houses with parking in the rear that is accessed by communal alleys. An R4B zoning district is also proposed for an area comprising five whole and six partial blocks generally bounded by 51st Avenue, 72nd Place and 73rd Street, Grand Avenue, and 74th Street and the LIRR rail cut.

The R4B district allows only one- and two-family homes. While the R4B zone allows various housing types, its restriction on curb cuts in most circumstances encourages row houses with shared common driveways in the rear. Detached homes can be built on lots that are at least 25 feet wide with a minimum lot area of 2,375 square feet. Semi-detached and attached homes require a minimum lot width of 18 feet and a lot area of 1,700 square feet. The maximum FAR is 0.9, which includes an attic allowance for structures with pitched roofs. The maximum building height is 24 feet. Front yards in the district are required to be a minimum of five feet deep but, if an adjacent front yard is deeper, the front yard of a new building must be at least as deep as one adjacent yard but no deeper than the other. Two side yards totaling at least eight feet are required for detached buildings and one side yard of eight feet is required for a semi-detached building. One parking space is required for each dwelling unit and parking is not permitted in the front yard. Infill zoning provisions are not applicable. Community facilities are permitted at an FAR of 2.0.


R5: R6 to R5
An R5 district is proposed to replace R6 zoning on nine blocks southwest of the Big Six apartment complex on Queens Boulevard between 58th and 62nd streets. The area proposed for rezoning is characterized by a mix of three-story row houses, small apartment buildings, and one- and two-family detached and semi-detached residences. The current R6 zoning would allow for new development significantly out-of-character with this context.

The proposed R5 district has a maximum FAR of 1.25, a maximum perimeter wall height of 30 feet and an overall building height of 40 feet.


R5B: R6B to R5B
An extension of an existing R5B district is proposed for a portion of one block currently zoned R6B and bounded by 61st and 62nd streets and 43rd and Roosevelt avenues. The R6A/C2-3 zoning on the Roosevelt Avenue frontage of this block will be retained.

The proposed change would ensure that new development is in character with the existing mix of housing types on the block. Although both R5B and R6B are contextual districts permitting all residence types, the maximum FAR in R5B districts is 1.35 and the maximum building height is 33 feet, both considerably lower than what is allowed in R6B districts. Front yards of new buildings in R5B districts must be at least five deep and, like R4B districts, must be as deep as an adjacent yard but no deeper than the other.

One off-street parking space is required per unit, or if grouped, for 66 percent of dwelling units. Parking is not allowed in the front yard, and curb cuts are prohibited on lots less than 40 feet wide.


R6: M1-1 to R6
An R6 district is proposed to be extended to two partial blocks in the Queens Boulevard/Roosevelt Avenue Junction area at the northwestern edge of the study area.  Currently zoned M1-1, the area exhibits a considerable mismatch between its predominantly retail and community facility uses and the light manufacturing zoning designation.  The proposed zoning change would increase the conformance of existing uses with zoning and would encourage moderate-density housing on underutilized sites within close proximity to mass transit. (The #7 elevated subway stops at 52nd Street and Roosevelt Avenue.)  The R6 district (with the C2-3 commercial overlay as described below) would allow multifamily residential use with ground floor retail shops.  Building height under R6 zoning typically ranges from four to 10 stories, depending on the amount of open space provided.


Typical R7X Development along Queens Boulevard
Typical R7X Development along Queens Boulevard
R7X: R4, R5, R6, C8-1, M1-1 to R7X
An R7X zoning district is proposed along the frontage of Queens Boulevard for a 23-block span from 50th Street to 73rd Street. Most of the blockfronts to be rezoned are currently zoned C8-1, with smaller sections zoned R4, R5, R5B, R6 and M1-1. The C8-1 zone allows the full range of commercial uses including Use Group 16 (semi-industrial uses) and does not allow residential use. The maximum FAR for the C8-1 district is 1.0.

Queens Boulevard is a major arterial roadway that is well served by mass transit and contains many sites that are significantly under-built. Most of these underutilized sites contain open used automotive sales and automotive repair businesses.

The north side of Queens Boulevard from 57th Street to 63rd Drive that is currently zoned R7X is characterized by six- to eight-story residential and community facility buildings. The proposal would extend the R7X district west to 50th Street and east to 73rd Street.

The R7X district is a contextual district with a maximum FAR of 5.0, a minimum base height of 60 feet, a maximum base height of 85 feet, and a maximum building height of 125 feet. Typical new developments would range from 10 to 12 stories.


Proposed C2-3 Overlays: C2-2 to C2-3
Certain C2-2 overlays within the Queens Boulevard Corridor and at the Queens Boulevard/Roosevelt Avenue Junction would be changed to C2-3 districts.  The C2-3 overlay would allow the same broad range of commercial uses as those allowed in C2-2 district (Use Groups 6-9) with a maximum commercial FAR of 2.0. The rezoning would effect a change in commercial parking regulations, however.  Under C2-3 regulations, one parking space for 400 square feet for retail uses is required (as compared to one parking space per 300 square feet under the C2-2 zone).





Overview | Existing Context and Zoning | Proposed Zoning | Inclusionary Housing

PDF Document Items accompanied by this symbol require the free Adobe Acrobat Reader.

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.
Copyright 2014 The City of New York Contact Us Privacy Policy Terms of Use