As a follow-up to the Middle Village/Glendale rezoning adopted on March 22, 2006, the Department of City Planning proposes to rezone all or portions of 21 additional blocks in Middle Village, Queens Community District 5, from R5 districts to lower-density and contextual R4, R4-1 and R5B zoning districts. One of the two areas to be rezoned is generally bounded by Metropolitan Avenue, 80th Street, Cooper Avenue and 75th Street. The other encompasses blockfronts on the north side of Metropolitan Avenue between 69th Street and 73rd Place.
This rezoning study was initiated in response to community concerns that the Middle Village / Glendale Rezoning (C 060153 ZMQ) omitted certain areas appropriate for rezoning and proposed a zoning district along Metropolitan Avenue that would be inconsistent with its established scale and character. The proposed lower-density and contextual district designations will permit housing types and densities that more closely correspond to the residential context in the two additional areas, but will not preclude new construction.
Existing Zoning
The Middle Village Follow-up rezoning area is currently zoned R5 with C1-3 and C2-3 commercial overlays on certain blocks. No changes of commercial overlays are proposed in this application.
A general residence district, R5 allows all housing types, including detached, semi-detached, attached and multifamily residences. The maximum floor area ratio (FAR) for all housing types is 1.25. The maximum street wall height is 30 feet and the maximum building height 40 feet. On blocks that are predominantly developed, a maximum FAR of 1.65 is permitted with the R5 infill provision which limits the street wall height to 30 feet and the overall building height to 33 feet. One parking space per residential unit is required, or 85% of units when parking is grouped.
See  Zoning Comparison Chart for key regulations of existing and proposed zoning districts.
Proposed Zoning
R4
The proposed R4 zoning includes all or portions of 13 blocks, generally bounded by 67th Drive, 80th Street, Cooper Avenue and 75th Street, which generally reflect a character consistent with R4 regulations.
In R4 zoning districts, all types of residential development are permitted, but at a lower FAR than in the existing R5 district (0.9 including an attic allowance compared to 1.25). The maximum building height is 35 feet, compared to 40 feet in R5 districts. On blocks that are predominantly developed and that are entirely within an R4 district, a maximum FAR of 1.35 is permitted with the R4 infill provision. In this proposed R4 district, however, only two blocks would be eligible for the higher FAR. One parking space is required per residential unit.
Existing R5, proposed R4 on 68th Road |
Existing R5, proposed R4 on 68th Road |
R4-1
Existing R5, proposed R4-1 on Metropolitan Avenue |
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The proposed R4-1 zoning districts would cover all or portions of 14 blocks in two separate areas: (1) on the blockfronts on the north side of Metropolitan Avenue between 70th Street and Pleasantview Street, and (2) south of Metropolitan Avenue between 67th Drive and Cooper Avenue. These areas are predominantly built with detached and semi-detached, one- and two- family residences.
In the proposed R4-1 zoning districts, only 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 linear feet for semi-detached development. The maximum FAR is 0.9 and the maximum building height is 35 feet. One parking space is required per residential unit.
Existing R5, proposed R4-1 on Metropolitan Avenue |
R5B
Existing R5, proposed R5B on Metropolitan Avenue |
The proposed R5B zoning district would include portions of three blocks fronting Metropolitan Avenue from 69th Street to 73rd Street. These blockfronts are developed with a mix of commercial, residential, auto-repair and light manufacturing buildings.
In the proposed R5B zoning district, all residence types are permitted. The maximum allowable FAR would be 1.35, compared to the 1.65 FAR allowed for R5 infill development. The R5B maximum street wall and building heights, 30 and 33 feet respectively, are the same as R5 infill. One parking space per residential unit is required, or 66% of units if parking is grouped. Off-street parking spaces are not permitted in front of the building. The R5B district would ensure that new development would better match the existing built environment.
Public Review
On April 3, 2006, the Department of City Planning certified the Uniform Land Use Review Procedure (ULURP) application (C 060411 ZMQ) for the Middle Village Follow-up rezoning to begin the formal public review process. Community Board 5 held its public hearing on the proposal on May 10, 2006, and voted to approve the proposal that same day. The Queens Borough President held her public hearing on the proposal on June 8, 2006 and issued a favorable recommendation.
The City Planning Commission (CPC) held a public hearing on the proposed zoning changes on June 21, 2006. On July 12, 2006 the CPC approved the proposed changes. Read the CPC Report. On August 16, 2006 the City Council adopted the Middle Village follow-up zoning changes which are now in effect.
For more information about the Middle Village Follow-up rezoning, please contact the Queens Office of the Department of City Planning at (718) 286-3170.
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