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.
new zoning for North Corona encompasses
the following districts:
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
replaces the R5 and C8-1 districts on Northern
Boulevard where, when combined with commercial
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.
apartment building on Astoria Boulevard in
the R6 District that has been expanded
R6B, 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
| R5 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.
New R5 development
on 100th Street in retained R5 District
R4 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.
density attached rowhouses on 108th Street
and 32nd Avenue on lots previously zoned
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.
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).
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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.