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Projects & Proposals > Queens > North Corona Rezoning Printer Friendly Version
North Corona Rezoning - Approved!
New Zoning Districts
Goals and Objectives | New Zoning Districts

Zoning Map - North Corona
Adopted Zoning Map North Corona
View larger map in pdf

The new zoning for North Corona (see Zoning Map) provides a comprehensive and balanced strategy for directing higher density residential and mixed-use development to the major thoroughfares and for reducing residential bulk FAR and height on narrow streets.

Contextual zoning designations, which regulate new developments to more closely reflect the scale of surrounding buildings, replace most of the former residential zoning south of Northern Boulevard. Other zoning districts - R4, R5 and R6 - that allow a variety of housing types are either retained in locations where they match the existing residential scale, or newly designated where an increase in bulk, scale and height would be appropriate.

The new zoning for North Corona encompasses the following districts:

photo of  R6A building type on 34th Avenue and Junction Boulevard is inconsistent with previous R5 zoneR6A replaces the earlier R5 and R6 zoning west of Junction Boulevard. This contextual zone allows a higher 3.0 FAR for both wide and narrow streets but limits building height to 70 feet (about 7 stories). The new zoning, which is subject to the Quality Housing program requirements, is applied to blocks with mid-rise apartment buildings to maintain that context, or to blockfronts with commercial overlays and one-story retail buildings to encourage future mixed-use development.

Image: R6A building type on 34th Avenue and Junction Boulevard is inconsistent with previous R5 zone

photo of 	Mid-Rise Elevator Apartment Building in R6 DistrictR6 zoning replaces the R5 and C8-1 districts on Northern Boulevard where, when combined with commercial overlays, it will foster apartment buildings with ground floor retail. R6 zoning is retained on Roosevelt Avenue at the southwest corner of the rezoning area and along its eastern boundary on 114th Street. When developed using the height factor regulations, R6 zoning allows a building height of 11 to 13 stories at a maximum 2.43 FAR with required building setbacks. This high-rise alternative offers development opportunities for Astoria Boulevard where views of Flushing Bay can be maximized.

Image: Mid-rise apartment building on Astoria Boulevard in the R6 District that has been expanded

photo of new 3-Story Contextual development on 34th Avenue in R6B DistrictR6B, a contextual zoning designation, replaces most of the R6 zoning south of Northern Boulevard. R6B has a maximum 2.0 FAR for both narrow and wide streets. New development must meet the Quality Housing program requirements. This contextual designation reduces residential density, mandates street wall setbacks and limits building height to encourage new development that will be compatible with existing one- and two-family detached residences set back from the street.

Image: New 3-story contextual development on 34th Avenue in R6B District

photo of New R5 development on 100th Street in retained R5 DistrictR5 zoning is retained east of Junction Boulevard between the new R6 District on Northern Boulevard and the new R6B District to the south. R5 allows multiple-family, three-story detached, semi-detached and attached residential development at 1.25 FAR. Side yards and a front yard are required. This zoning is consistent with the type and bulk of residential development in this area.

Image: New R5 development on 100th Street in retained R5 District

photo of New R4 density atttached rowhouses on 108th Street and 32nd Avenue on lots previously zoned R5R4 zoning for the blocks above Northern Boulevard replaces an R5 District and serves as a transition between the new R6 District on Northern Boulevard and the lower density R3-2 District (0.6 FAR) to the north. Because R4 allows a lower maximum FAR (0.9) than R5, and reduces the front wall building height from 30 to 25 feet, it favors two-family development rather than the multiple-family dwellings encouraged by R5. The new R4 zoning more closely matches the scale, height and density of both old and new development on these blocks.

Image: New R4 density attached rowhouses on 108th Street and 32nd Avenue on lots previously zoned R5

R7-1, an extension of the existing R7-1 District in Jackson Heights, replaces the R6 zoning on four blockfronts on the western boundary of the rezoning area. R7-1, which allows a maximum 3.44 FAR for residential development, increases zoning compliance for those lots where the existing density exceeded R6 zoning.

typical 1-story retail development with a commercial overlay on Junction BoulevardCommercial overlay districts (C1 & C2), which allow commercial uses on residentially zoned lots, are modified or newly established throughout the rezoning area.

A C2-4 overlay replaces both the C1-2 and C2-2 overlays and the C8-1 District on Northern Boulevard to allow a wider range of retail and service uses with reduced parking requirements. The C1-4 and C2-4 overlays have lower parking requirements than the C1-2 and C2-2 overlays (from one off-street space per 300 square feet of floor area to one space per 1,000 square feet). Commercial overlays have also been extended on 37th and Roosevelt avenues, 103rd and 108th streets. At the same time, the depth of these overlays has been reduced to100 feet, in most cases, to prevent commercial development from encroaching on residential side streets. (The original overlay districts in the rezoning area were mapped to a depth of 150 feet although most of the zoning lots in these districts were 100 feet deep).

Image: Typical one-story retail development with a commercial overlay on Junction Boulevard

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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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