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Projects & Proposals > Queens > Ozone Park Printer Friendly Version
Ozone Park Rezoning - Approved!
Existing Zoning and Context
Overview | Existing Zoning & Context | Proposed Zoning | Public Review

Land Use and Existing Zoning
Land Use and Existing Zoning
PDF Document View a larger image.
The Ozone Park rezoning area consists of seven existing zoning districts: R3-1, R3-2, R4, R5, C8-1, C4-2, M1-1, and M1-2. C1-2 and C2-2 commercial overlay districts are mapped along certain primary street frontages throughout the rezoning area. These zoning districts have remained unchanged since 1961 when the current Zoning Resolution was adopted.

The existing zoning does not adequately reinforce the one-and two-family character typically found on residential blocks. Recent building trends have resulted in the demolition of detached one- and two-family houses and have been replaced with semi-detached, attached, and multi-family buildings. Existing zoning also does not distinguish major commercial corridors from residential side streets. As a result, recent development has not been located along main commercial corridors where it could reinforce and strengthen established mixed-use areas. The Ozone Park rezoning provides a framework for orderly growth while protecting residential character.

PDF Document View the zoning comparison chart.

Detached one-family house on 114th Street within an existing R4 district
Detached one-family house on 114th Street within an existing R4 district
Detached two-family house on 116th Street within an existing R3-2 district
Detached two-family house on 116th Street within an existing R3-2 district
Semi-detached one-and two-family houses on 133rd Street within an exsiting R4 district
Semi-detached one-and two-family houses on 133rd Street within an exsiting R4 district
Attached one-and two-family houses on 97th Street within an existing R5 district
Attached one-and two-family houses on 97th Street within an existing R5 district
Out-of-character mixed-use buildings on 101st Avenue within an existing R5 district
Out-of-character mixed-use buildings on 101st Avenue within an existing R5 district
Out-of-character attached buildings on 88th Street within an existing R5 district
Out-of-character attached buildings on 88th Street within an existing R5 district
Out-of-character attached buildings on 77th Street within an existing R4 district
Out-of-character attached buildings on 77th Street within an existing R4 district
Out-of-character semi-detached buildings on 150th Street within an existing R3-2 district
Out-of-character semi-detached buildings on 150th Street within an existing R3-2 district

R3-1
An existing R3-1 district extends northward from Atlantic Avenue and Rockaway Boulevard between the Brooklyn border and 96th Street.

R3-1 zoning allows one- and two-family detached or semi-detached residences. The maximum residential floor area ratio (FAR) is 0.6, which includes a 0.1 attic allowance. The minimum lot width and lot area depend upon the housing configuration: detached residences require a minimum 40-foot lot width and 3,800 square feet of lot area; semi-detached residences require at least 18 feet of width and 1,700 square feet of lot area. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. Front yards must be at least 15 feet deep. Community facilities are permitted at a maximum FAR of 1.0. One parking space is required for each dwelling unit.

R3-2
R3-2 districts extend through the eastern and southeastern most sections of the rezoning area.

The R3-2 district is the lowest-density general residence district in which multi-family structures are permitted. A variety of housing types are allowed including garden apartments, row houses, 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 lot area. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. Front yards must be at least 15 feet deep. Community facilities are permitted at an FAR of 1.0. One parking space is required for each dwelling unit.

R4
An R4 district is generally located to the west of 123rd Street and to the south of Liberty Avenue.

R4 districts allow a variety of housing types, including garden apartments, row houses, semi-detached and detached houses. The maximum FAR is 0.9, which includes a 0.15 attic allowance. On certain blocks, a maximum FAR of 1.35 is permitted through the R4 infill provision. Infill zoning permits multifamily housing on blocks entirely within R4 or R5 districts in predominantly built-up areas. 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 require lots with a minimum of 1,700 square feet in area and a minimum lot width of 18 feet. The required minimum front yard depth is 10 feet, which is increased to 18 feet if front yard parking is provided. The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet. Community facilities are permitted at an FAR of 2.0. One parking space is required for each dwelling unit.

R5
An R5 district is generally located to the north of Liberty Avenue and along 101st Avenue.

R5 zoning permits all housing types, including multi-family residences. The maximum residential FAR is 1.25. On blocks that are predominately built up, a maximum FAR of 1.65 is permitted through R5 infill provisions. For detached houses, the minimum lot area is 3,800 square feet and the minimum lot width is 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 required minimum front yard depth is 10 feet, which is increased to 18 feet if front yard parking is provided. The maximum street wall height is 30 feet and the maximum building height is 40 feet. Off-street parking in a grouped facility is required for 85% of the dwelling units. Community facilities are permitted an FAR of 2.0.

C4-2
A C4-2 district is located at the intersection of Liberty Avenue and Lefferts Boulevard.
The district covers northern and southern bock fronts of Liberty Avenue between 118th Street and 123rd Street.

C4 districts are intended for regional commercial centers where uses serve an area larger than a neighborhood shopping area. C4-2 districts permit residential uses with a maximum FAR of 2.43 (R6 equivalent), commercial uses with a maximum FAR of 3.4, and community facility uses with a maximum FAR of 4.8. C4-2 districts have no fixed height limits and building envelopes are regulated by a sky exposure plane. Residential development under the optional Quality Housing Program has a maximum FAR of 2.2 on narrow streets (defined as less than 75 feet wide) with a 55-foot building height limit, and for developments along wide streets (defined as 75 feet wide or more) the maximum FAR is 3.0 and the building height limit is 70 feet. Off-street parking is required for 70 percent of the dwelling units. This requirement is lowered to 50 percent of the units if the lot area is less than 10,000 square feet or if Quality Housing provisions are used.

C8-1
Four C8-1 districts are located within the rezoning area. The first is located on Rockaway Boulevard between Atlantic Avenue and 84th Street. The second covers the northern block fronts of Liberty Avenue between 86th and 93rd Streets. The third is generally bounded by Redding Street, Cross Bay Boulevard, and Albert Road. The fourth is located on the western side 114th Street roughly between Rockaway Boulevard and 135th Avenue. C8-1 zoning permits commercial and community facility uses in Use Groups 4 through 14 and 16. Residential uses are not permitted. C8 districts typically include automotive-related uses, such as auto repair, showrooms, warehouses, gas stations, and car washes. The maximum FAR for commercial uses is 1.0. Maximum building height is determined by a sky exposure plane beginning at a height of 30 feet above the street line. Off-street parking requirements vary with the use. Community facility uses are permitted a maximum FAR of 2.4.

M1-1 and M1-2
An M1-1 district covers the southern block front of Liberty Avenue between 98th Street and the LIRR right-of-way. An M1-2 District covers the southern block front of 101st Avenue between 100th Street and 101st Street. M1 zoning districts permit Use Groups 4 through 14, 16 and 17. M1 districts typically include light industrial uses that meet high performance standards and may include manufacturing establishments for a variety of food, metal and wood products. Residential uses are not permitted. The maximum commercial FAR in an M1-1 district is 1.0 and the maximum commercial FAR is 2.0 in M1-2 districts. Maximum building height is determined by a sky exposure plane beginning at a height of 30 feet above the street line. Off-street parking requirements vary with the use. Community facility uses are permitted at a maximum FAR of 2.4.

Commercial Overlays
Commercial overlay districts are located along portions of primary corridors within the rezoning area, including Rockaway Boulevard, 101st Avenue, and Liberty Avenue. C1 overlay districts permit commercial Use Groups 5 and 6, which allow the kinds of daily retail and service establishments frequently used by neighborhood residents. C2 districts permit a wider range of commercial uses including those in Use Groups 5 through 9 and 14. When C1 and C2 overlay districts are mapped within R1 through R5 districts the maximum commercial FAR is 1.0, with commercial uses limited to the first floor in mixed-use buildings. Off-street parking requirements vary with the use. In C1-2 and C2-2 districts, most retail uses require one accessory parking space per 300 square feet of commercial floor space, although the requirements can range between one space per 200 square feet and one space per 800 square feet.






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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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