Existing R4, on 74th
Street, north of
Existing R4, on Penelope Avenue East of 75th Place
Existing R5, on 77th Avenue, west of 82nd Street
Existing R4, on Penelope Avenue, East of 79th Street
Existing R5, on Myrtle Avenue.
Proposed R6B: Existing R5, on Metropolitan Avenue, West of 73rd Place
To ensure that new development better matches the existing housing types and densities found in Middle Village and Glendale, the Department of City Planning is proposing to replace the existing general residence districts (R3-2, R4 and R5) with lower-density or contextual districts (R3X, R4A, R4B, R4-1 and R5B) and a contextual district that will allow higher densities on a portion of Metropolitan Avenue (R6B).
Proposed R3X (R4 to R3X)
Portions of five blocks in Middle Village, in the vicinity of Penelope Avenue and 74th Street, are proposed to be rezoned from an R4 district to an R3X district.
In the proposed R3X zoning district, residential development would be limited to one- and two-family, detached houses with a maximum building height of 35 feet. The minimum lot size and lot width requirements for detached buildings are 3,325 square feet and 35 linear feet. The maximum FAR is 0.6, which includes a 0.1 attic allowance. One parking space per residential unit is required.
Proposed R4A (R4 and R5 to R4A)
The proposed R4A zoning includes portions of 19 blocks in four discrete locations: north of Juniper Valley Road and south of Penelope Avenue; north of Metropolitan Avenue Metropolitan Avenue and east of 78th Street; south of Central Avenue and west of 71st Place; and along Woodhaven Boulevard at the eastern most edge of the rezoning area.
In the proposed R4A zoning districts, residential development would be limited to one- and two-family detached houses, in keeping with the character of these areas. New semi-detached, attached and multi-family residences currently allowed under the existing R4 and R5 zoning would no longer be permitted. The minimum lot size and lot width requirements are 2,850 square feet and 30 linear feet for new detached development. The maximum FAR is 0.9 and the maximum building height is 35 feet. One parking space is required per residential unit.
Proposed R4B (R4 and R5 to R4B)
The proposed R4B zoning includes all or portions of 60 blocks in three separate locations: north of Juniper Valley Road and south of Juniper Boulevard South; south of 78th Avenue and west of 78th Street; and north of 78th Avenue east of 80th Street. These areas are predominantly built with attached one- and two-family residences with parking in the rear.
In the proposed R4B zoning districts, residential development would be limited to one- and two-family detached, semi-detached, and attached houses and, unlike the existing R4 and R5 designations, multifamily buildings would not be permitted. The minimum lot size and lot width requirements are 2,375 square feet and 25 linear feet for detached residences and 1,700 square feet and 18 linear feet for semi-detached and attached residences. The maximum allowable FAR is 0.9 and the maximum building height is 24 feet. One parking space per residential unit is required and is not allowed in the front yard.
Proposed R4-1 (R3-2, R4 and R5 to R4-1)
The proposed R4-1 zoning district would cover all or portions of 105 blocks in three areas: north of Metropolitan Avenue and south of Juniper Valley Road; south of Metropolitan Avenue and north of Cooper Avenue; and most of the rezoning area south of the LIRR tracks. These areas are predominantly built with one- and two-family detached and semi-detached buildings.
In the proposed R4-1 zoning district, 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.
Proposed R5B (R5 to R5B)
The proposed R5B zoning district would include portions of eight blocks along Myrtle Avenue from 78th Street east to 84th Street. These blockfronts are predominantly developed with two- or three-story mixed-use commercial and residential buildings.
In the proposed R5B zoning district, all residence types are permitted. The minimum lot size and lot width requirements for detached buildings are 2,375 square feet and 25 linear feet. For semi-detached and attached residences, the minimum lot size and lot width requirements would be 1,700 square feet and 18 linear feet. 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. 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.
Proposed R6B (R5 to R6B)
The proposed R6B district would include portions of four blockfronts Metropolitan Avenue from 69th Street east to 73rd Place. These block fronts are developed with multi-family apartment houses, auto repair shops and light manufacturing uses. The final stop of the M subway line is located less than a quarter of a mile to the west of 69th Street.
In the proposed R6B zoning district, all residence types are permitted and the Quality Housing program is mandatory. The maximum allowable FAR is 2.0, compared to the maximum of 1.25 permitted in R5 districts, or 1.65 FAR permitted for R5 infill development. The maximum building height is 50 feet and the maximum street wall height is 40 feet. One parking space per residential unit is required, or 50% of units if parking is grouped. Parking spaces are not permitted in front of the building. The R6B district would provide a place for higher-density residential or residential and commercial development in an area that can best support it.
The Department proposes to rezone commercial overlays within the rezoning area to more closely match existing land use and development patterns. C1-2 and C2-2 commercial overlays, generally mapped to a depth of 150 feet along portions of Metropolitan, Myrtle and Cooper avenues, Dry Harbor Road and 69th Street, would be rezoned to C1-3 and C2-3 commercial overlays. The change would reduce off-street parking requirements for most retail establishments, generally from one space/300 square feet of floor area to one space/400 square feet. The depths of these and other existing overlays would be reduced to 100 feet to prevent the intrusion of commercial uses onto residential side streets. No new commercial overlay districts are proposed as part of the rezoning actions.
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