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Projects & Proposals > Queens > Middle Village-Glendale-Maspeth Printer Friendly Version
Middle Village – Glendale – Maspeth Rezoning - Approved!
Existing Zoning & Context
Overview | Existing Zoning & Context | Proposed Zoning | Public Review


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Existing Zoning and Land Use: Eastern Glendale
Existing Zoning and Land Use: Eastern Glendale
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Existing Zoning and Land Use: Western Glendale
Existing Zoning and Land Use: Western Glendale
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Existing Zoning and Land Use: Maspeth and western Middle Village
Existing Zoning and Land Use: Maspeth and western Middle Village
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Existing Zoning and Land Use: Middle Village
Existing Zoning and Land Use: Middle Village
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In the Middle Village, Glendale, and Maspeth rezoning area, much of the existing zoning is unchanged since 1961, and the existing R3-2, R4 and R5 districts allow a variety of building envelopes and housing types that can be inconsistent with prevailing scale, density and built character. The most prevalent building types in all three neighborhoods are detached, semi-detached, and attached one and two family houses. Along major shopping streets such as Flushing Avenue, Grand Avenue, and Metropolitan Avenue small two and three story apartment buildings with ground floor commercial space are common. Larger three and four story apartment buildings with ground floor commercial space are common along Myrtle Avenue and Woodhaven Boulevard. Small portions of the rezoning area allow only light industrial and commercial uses since they are zoned as M1-1 and M1-4D districts, but within these areas certain blocks are developed predominantly with residential buildings. Commercial overlay districts within the rezoning area include C1-2, C1-3, C2-2, and C2-3 zones located along portions of Metropolitan, Myrtle, Cooper, Flushing, Grand, Elliot, and Caldwell avenues, Juniper and Woodhaven boulevards, and Fresh Pond and Dry Harbor roads.

R3-2
The R3-2 district permits a variety of housing types, including garden apartments, row houses and semi-detached and detached houses. The maximum FAR is 0.6, which includes a 0.1 attic allowance. Minimum lot width and lot area depend upon the housing type: detached houses require a 40-foot lot width and 3,800 square feet of lot area; all other housing types require lots that are at least 18 feet wide and an area of 1,700 square feet. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. In R3-2 districts, the minimum front yard is 15 feet. For detached houses, two side yards are required with a minimum width of five feet each and a minimum total width of 13 feet. For all other building types, one eight foot side yard is required. Community facilities are permitted a maximum FAR of 1.0. One parking space is required for each dwelling unit.


R4
The R4 district allows the same variety of housing types as the R3 2 district but at a slightly higher density. The maximum FAR is 0.9, which includes a 0.15 attic allowance. Detached residences require a minimum area of 3,800 square feet and have a minimum lot width of 40 feet. Semi-detached and attached residences require lots with a minimum 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. A front yard of at least ten feet is required and if the front yard exceeds ten feet then a front yard depth of 18 feet is required. For detached houses, two side yards are required with a minimum width of five feet each and a minimum total width of 13 feet. For all other building types, one eight foot side yard is required. In a predominantly built up area, a maximum FAR of 1.35 is permitted with the R4 infill provisions. Community facilities are permitted at an FAR of 2.0. One parking space is required for each dwelling unit.


R4B
The R4B district permits one and two family residences and is primarily characterized by low-rise row houses with parking in the rear which is accessed form a shared driveway. The R4B district allows a maximum FAR of 0.9. Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet. All other housing types require a minimum area of 1,700 square feet and a minimum lot width of 18 feet. A front yard of at least 5 feet is required and must be as deep as an adjacent front yard. The maximum building height is 24 feet. To maintain the characteristic row house streetscape of R4B districts, the front yard of a new house must be at least 5 feet deep and at least as deep as one adjacent front yard but no deeper than the other to a maximum depth of 20 feet. Detached houses must have two side yards totaling at least eight feet; there is no minimum width for a side yard but there must be at least eight feet between buildings on adjacent zoning lots. Zero lot line buildings require only one eight-foot side yard and semi-detached buildings require one at least four feet wide. Community facilities are permitted an FAR of 2.0. One parking space is required for each dwelling unit and is not permitted in the front yard.


R5
R5 zoning districts allow all housing types including detached, semi-detached, attached and multi-family residences. The maximum FAR for all housing types is 1.25. Detached residences require lots with a minimum area of 3,800 square feet, and a minimum lot width of 40 feet. All other housing types require lots with a minimum area of 1,700 square feet and a minimum lot width of 18 feet. The maximum building height is 40 feet, with a maximum street wall height of 35 feet. A front yard of at least ten feet is required and if the front yard exceeds ten feet then a front yard depth of 18 feet is required. For detached houses, two side yards are required with a minimum width of five feet each and a minimum total width of 13 feet. For all other building types, one eight foot side yard is required. In a predominantly built up area, a maximum FAR of 1.65 is permitted with the R5 infill provisions. Community facilities are permitted an FAR of 2.0. Off street parking in a grouped facility is required for 85% of the dwelling units.


M1-1
New residential uses are prohibited and only light manufacturing and commercial uses are allowed. In M1-1 districts new building are allowed a maximum FAR of 1.0. Limited community facilities are allowed at a maximum FAR of 2.4 in the M1-1. Building envelopes are regulated by the sky exposure plane and parking requirements vary by use.


M1-4D
M1-4D districts are manufacturing districts that allow limited expansion of existing residential uses and limited new residential uses by authorization of the City Planning Commission. M1-4D allows light manufacturing and commercial uses at a maximum FAR of 2.0 and limited community facilities at a maximum FAR of 6.5. Building envelopes for light manufacturing and commercial buildings is regulated by the sky exposure plane. The FAR for residential uses is 1.65. The maximum residential building height is 32 feet . The use and parking provisions for industrial, commercial, and community facility uses in M1-D districts are the same as those in M1 districts without a D suffix.


Commercial Overlays C1-2, C1-3, C2-2, and C2-3
C1-2 and C1-3 districts are mapped within residential districts and permit Use Groups 1 through 6, which allow the kinds of daily retail and service establishments needed in residential neighborhoods. Maximum floor area can reach 1.0 FAR. C2-2 and C2-3 districts are that are mapped within residential districts permit Use Groups 1 through 9, and 14, which allow a broader range of retail and service establishments needed in residential neighborhoods. Maximum floor area can reach 1.0 FAR. In C1-2, C1-3, C2-2, C2-3 commercial uses are limited to the first or second floor. Most retail uses in C1-2 and C2-2 districts 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 C1-3 and C2-3 districts most retail uses require one accessory parking space per 400 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.

Out-of-character three-story attached buildings on 78th Avenue within an R5 district in western Glendale
Out-of-character three-story attached buildings on 78th Avenue within an R5 district in western Glendale
Out-of-character building on 58th Road within an existing R4 district in Maspeth
Out-of-character building on 58th Road within an existing R4 district in Maspeth
Row houses on 66th Place within an existing R5 district in western Glendale
Row houses on 66th Place within an existing R5 district in western Glendale
Semi-detached one and two family houses on 59th Drive within an R4 district in Maspeth
Semi-detached one and two family houses on 59th Drive within an R4 district in Maspeth



Overview | Existing Zoning & Context | Proposed Zoning | Public Review

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