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Projects & Proposals > Queens > North Flushing Printer Friendly Version
North Flushing Rezoning - Approved!
Existing Zoning
Overview | Existing Zoning | Proposed Zoning | Public Review


There are currently eight residential zoning districts (R1-2, R2, R3X, R3-2, R4-1, R4, R5 and R6) within the North Flushing Rezoning area.  The existing residential zoning districts allow a variety of building envelopes and housing types that are inconsistent with the prevailing scale, density and built character of North Flushing.  Commercial overlay districts within the rezoning area (C1-2 and C1-3) are mapped along portions of Bayside Lane, Francis Lewis Boulevard, and Parsons Boulevard.

Existing Zoning Map
Existing Zoning Map - PDF Document View a larger image



R1-2
The R1-2 district permits one-family, detached residences on lots that have a minimum area of 5,700 square-feet and a minimum width of 60 feet.  The maximum floor area ratio (FAR) is 0.5.  There is no maximum building height; instead, the building’s maximum height is determined by the sky exposure plane, which has a varying height depending on where the building is located on its zoning lot beyond the minimum required front yard.  Community facilities are permitted at a maximum FAR of 0.5.  One parking space per dwelling unit is required.


R2
The R2 district permits one-family, detached residences on lots that have a minimum area of 3,800 square-feet and a minimum width of 40 feet.  The maximum FAR is 0.5.  There is no maximum building height; instead, the building’s maximum height is determined by the sky exposure plane, which has a varying height depending on where the building is located on its zoning lot beyond the minimum required front yard.  Community facilities are permitted at a maximum FAR of 0.5.  One parking space per dwelling unit is required.


R3X
The R3X district permits one- or two- family detached residences and requires a minimum lot width of 35 feet, and a minimum lot area of 3,325 square feet.  The maximum FAR is 0.6 which includes a 0.1 attic allowance. The maximum building height is 35 feet with a maximum perimeter wall height of 21 feet.  Community facilities are permitted at a maximum FAR of 1.0.  One parking space per dwelling unit is required.


R3-2
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 FAR is 0.6 which includes a 0.1 attic allowance.  Minimum lot width and lot area depend upon the housing configuration: detached residences 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 width and 1,700 square feet of area.  The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet.  Community facilities are permitted a maximum FAR of 1.0.  One parking space is required for each dwelling unit.


R4-1
The R4-1 district permits 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. 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.


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 which also 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.  In a predominantly built up area, a maximum FAR of 1.35 is permitted with the R4 infill provision. Community facilities are permitted at an FAR of 2.0.  One parking space is required for each dwelling unit.


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 perimeter wall height of 35 feet.  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.


R6
R6 zoning districts allow all housing types.  R6 is a height factor district wherein residential and community facility uses are permitted with no height limits and a maximum FAR of up to 2.43 for residential uses and up to 4.8 FAR for buildings containing community facility uses. Development utilizing the optional Quality Housing Program has a maximum FAR of 2.2 on narrow streets with a 55-foot building height limit and a maximum of 3.0 FAR on wide streets with a height limit of 70 feet.   Off-street parking is required for 70% of the dwelling units.  For development using the Quality Housing Program or if the lot area is less than 10,000 square feet off-street parking is required is for 50% of the dwelling units.  In R6 districts, if fewer than five spaces are required, then off-street parking is waived.


C1 Commercial Overlays
C1 districts are mapped within residential districts and permit the Use Groups 1 through 6, which allow the kinds of daily retail and service establishments commonly found near residential neighborhoods.  When mapped in residential districts R1 through R5 the maximum commercial FAR is 1.0; when mapped in an R6 district the maximum FAR is 2.0.Off-street parking requirements vary with the use.   Most retail uses 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. 

Out of character multi-family building on 29th Avenue in an existing R3-2 district
Out of character multi-family building on 29th Avenue in an existing R3-2 district
Two-family detached homes on 203rd Street in an existing R2 district
Two-family detached homes on 203rd Street in an existing R2 district
Out of scale detached building on 160th Street in an existing R2 district
Out of scale detached building on 160th Street in an existing R2 district
Single-family detached homes on 205th Street in an existing R4-1 district
Single-family detached homes on 205th Street in an existing R4-1 district


Overview | Existing Zoning | Proposed Zoning | Public Review


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Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.
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