Out-of-context development in existing R5 district and proposed R4-1 district. Located on 66th Road west of Pleasantview Street
in existing R5 district and
proposed R4-1 district. Located on
75th Street at 68th Avenue
Middle Village is currently zoned R4 and R5, and Glendale is zoned R5, with one block zoned R3-2. All three zoning districts are general residence districts, allowing all types of residences, including multi-family buildings. As a result, new housing that may be out-of-context with the current built environment can be developed.
The R3-2 district is the lowest-density general residence district in which multi-family structures are permitted. A variety of housing types are permitted including garden apartments, row houses and semi-detached and detached houses. The maximum floor area ratio (FAR) is 0.5, plus a 0.1 attic allowance. Minimum lot width and lot area depend upon the housing configuration: detached structures require a 40-foot lot width and 3,800 square feet of lot area; other housing types require lots that have at least 18 feet of frontage and 1,700 square feet of area. One parking space is required per residential unit.
The R4 district allows the same variety of housing types as the R3‑2 district but at a moderately higher density. Detached residences are limited to lots with a minimum of 3,800 square feet in area, and a minimum lot width of 40 feet. Semi-detached and attached residences are limited to lots with a minimum of 1,700 square feet in area, and a minimum lot width of 18 feet. The maximum FAR is 0.9, which includes a 0.15 attic allowance, and the maximum building height is 35 feet. On blocks that are predominantly developed, a maximum FAR of 1.35 is permitted with the R4 infill provision. One parking space is required per residential unit.
A general residence district, R5 allows all housing types, including detached, semi-detached, attached and multi-family residences. Detached residences are limited to lots with a minimum of 3,800 square feet in area and a minimum lot width of 40 feet. All other housing types are limited to lots with a minimum of 1,700 square feet in area and a minimum lot width of 18 feet. The maximum 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.
C1-2 and C2-2 Commercial Overlays
C1-2 and C2-2 commercial overlay districts are mapped along portions of Metropolitan and Myrtle avenues, Dry Harbor Road and 69th Street. Both districts are mapped within residential districts to accommodate the local retail and service establishments needed in residential neighborhoods. C1 districts permit local retail uses in Use Group 6, while C2 districts also permit a wider range of uses in Use Groups 6-9 and 14. In both districts, commercial uses have a maximum FAR of 1.0 and are limited to the first or second floor. Most retail uses require one accessory off-street 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.
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