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


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Proposed Zoning: Eastern Glendale
Proposed Zoning: Eastern Glendale
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Proposed Zoning: Western Glendale
Proposed Zoning: Western Glendale
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Proposed Zoning: Maspeth and western Middle Village
Proposed Zoning: Maspeth and western Middle Village
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Proposed Zoning: Middle Village
Proposed Zoning: Middle Village

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The Department’s rezoning proposal has two components:

  • Lower Density / Contextual Zoning Changes: Protect the character of these neighborhoods and reinforce the established built form by replacing existing zoning on 300 blocks (R3-2, R4, R4B, R5, M1-1 and M1-4D) with lower density and or contextual zoning districts where appropriate (R3A, R4-1, R4A, R4B, R5B, and R5D).

  • Commercial Overlay Changes: Eliminating or reducing the depths of commercial overlay zones where appropriate to prevent commercial intrusion on residential blocks. Adding commercial overlays were appropriate in order to reflect current land uses and encourage retail continuity along prime shopping streets.

R3A (from R3-2 and R5)
Detached one and two family houses on 80th Road within a proposed R3A district in western Glendale
Detached one and two family houses on 80th Road within a proposed R3A district in western Glendale
The proposed R3A zoning includes all or portions of nine blocks in the Liberty Park enclave in western Glendale. The area being rezoned to R3A is generally bounded by 78th Avenue, Cypress Hills Street, Cypress Hills Cemetery, and 61st Street and is predominantly developed with one and two family detached houses.

The proposed R4A district would limit future development to one- and two-family detached residences and allow a maximum FAR of 0.9, including a 0.15 attic allowance. The minimum lot area is 2,850 square-feet and the minimum lot width in R4A districts is 30 feet. A front yard of at least 10 feet is required and must be as deep as an adjacent front yard up to 20 feet. Two side yards with a minimum total width of 10 feet are required (with one a minimum of two feet). The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. One off-street parking space is required for each dwelling unit. Community facilities are permitted an FAR of 2.0.
R4A (from R4, and M1-1)
Detached one and two family houses on Dana Court within a proposed R4A district in Middle Village
Detached one and two family houses on Dana Court within a proposed R4A district in Middle Village
The proposed R4A zoning includes all or portions of 35 blocks in five separate sections of the rezoning area.

The proposed R4A district would limit future development to one- and two-family detached residences and allow a maximum FAR of 0.9, including a 0.15 attic allowance. The minimum lot area is 2,850 square-feet and the minimum lot width in R4A districts is 30 feet. A front yard of at least 10 feet is required and must be as deep as an adjacent front yard up to 20 feet. Two side yards with a minimum total width of 10 feet are required (with one a minimum of two feet). The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. One off-street parking space is required for each dwelling unit. Community facilities are permitted an FAR of 2.0.

R4B (from R4, M1-1 and M1-2)
One and two family row houses  on 69th Lane within a proposed R4B district in Maspeth
One and two family row houses on 69th Lane within a proposed R4B district in Maspeth
The proposed R4B zoning includes all or portions of 60 blocks in eight separate sections of the rezoning area.

The proposed R4B district allows only one- and two-family houses at a maximum FAR of 0.9. Detached residences require lots with a minimum lot area of 2,375 square feet and a minimum lot width of 25 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 24 feet. In 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. One off-street parking space is required for each dwelling unit. Accessory parking is not permitted in the front yard. Community facilities are permitted an FAR of 2.0. This proposed R4B district would more closely reflect areas that are predominantly developed with one- and two-family row houses with parking located in rear alleys.
R4-1 (from R3-2, R4, R5, and M1-1)
Semi-detached one and two family houses on 59th Drive within a proposed R4-1 district in Maspeth
Semi-detached one and two family houses on 59th Drive within a proposed R4-1 district in Maspeth
The proposed R4-1 zoning district would cover all or portions of 161 blocks in 19 separate sections of the rezoning area.

The R4-1 district allows one- and two-family detached and semi-detached residential development. The maximum FAR is 0.9, which includes a 0.15 attic allowance. For detached development, the minimum lot area is 2,375 square feet and the minimum lot width is 25 feet. For semi-detached development the minimum lot area is 1,700 square feet and the minimum lot width is 18 feet. A front yard of at least 10 feet is required and must be as deep as an adjacent front yard up to 20 feet. For detached houses, two side yards are required with an eight foot total. For semi-detached buildings, one four foot side yard is required. The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet. Community facilities are permitted an FAR of 2.0. One parking space is required for each dwelling unit.

The proposed R4-1 zoning would more closely reflect the one-and two-family detached and semi-detached houses that comprised the predominant character of these sections of the rezoning area.
R5B (from R4, R5, M1-1, and M1-4D)
Row houses on 64th Place within a proposed R5B district in western Glendale
Row houses on 64th Place within a proposed R5B district in western Glendale
The proposed R5B zoning district would include all or portions of 56 blocks in five separate sections of the rezoning area.

The proposed R5B district permits all housing types at maximum FAR of 1.35. Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet. Semi-detached and attached residences require a minimum of 1,700 square feet in area 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 up to 20 feet. For detached houses, two side yards are required with an eight foot total. For all other building types, one four foot side yard is required. The maximum street wall height is 30 feet, and the maximum building height is 33 feet. Parking is required for 66% of the total dwelling units. Community facilities are permitted an FAR of 2.0.

The proposed R5B zoning will reinforce existing built scale and context in these areas which are predominately developed with two- and three-story row houses.
R5D (from R5 and M1-1)
Apartment buildings on 65th Place within a proposed R5D district in western Glendale
Apartment buildings on 65th Place within a proposed R5D district in western Glendale
The proposed R5D district would include all or portions of 45 blocks in 2 separate sections of the rezoning area . In western Glendale; the bulk of the area being rezoned to R5D consists of the north facing and south facing block fronts along Myrtle Avenue. This section expands south along both block front of 67th Street between Myrtle Avenue. and Cooper Avenue, and north into an area that is roughly bounded by Central Avenue, 64th Pl, Otto Road, 70th Avenue, 65th St, and Myrtle Avenue. In Middle Village the area being rezoned to R5D consist mainly of the east facing block fronts along Woodhaven Blvd between 65th Ave. and 64th Rd. This section also includes portion of both block fronts along Fleet Court, between Woodhaven Boulevard. and 84th Place.

The proposed R5D district permits all types of residential buildings at a maximum FAR of 2.0. Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet. Semi-detached and attached residences require a minimum of 1,700 square feet in area and a minimum lot width of 18 feet. A front yard is required with a minimum depth of five feet and must be as deep as an adjacent front yard, and side yards totaling a minimum of eight feet are required for detached houses (one side yard of a minimum of four feet is required for semi-detached development). R5D districts have a maximum building height of 40 feet. In R5D districts, off-street group parking is required for 66% of the dwelling units. Accessory residential parking can be waived if only one space is required.

The proposed R5D districts would ensure that new development will reinforce the built scale and density of surrounding buildings in these locations.

Commercial Overlay District Modifications
The proposal includes changes to certain existing commercial overlays within the rezoning area to more closely match existing land use and development patterns.

Several C1-2 and C2-2 overlays would be changed to C1-3 and C2-3 overlays and their depths would be changed from 150 feet to 100 feet to preclude commercial intrusion into residential mid-blocks. Changing the existing C1-2 and C2-2 commercial overlays to C1-3 and C2-3 commercial overlays would reduce the required parking from generally one parking space per 300 square feet of commercial floor area to one space per 400 square feet of commercial area.

The proposal also includes the removal of C1-2 commercial overlays from in the western Glendale section of the rezoning area along 60th Lane between St. Felix Avenue and Cooper Avenue. New C1-3 commercial overlay districts would be established along certain sections of Myrtle, Metropolitan, Flushing and Cooper avenues, as well as a portion of 69th Street to reflect existing uses. New C2-3 commercial overlays would be established along two south facing blocks along Metropolitan Avenue between Fresh Pond Road and 64th Street. The establishment of these new overlays is intended to extend the shopping street character of Metropolitan Avenue.




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

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