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Projects & Proposals > Queens > Queensboro Hill Printer Friendly Version
Queensboro Hill Rezoning - Approved!
Existing Context and Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Public Review
Queensboro Hill Existing Zoning Map
Existing Zoning Map
PDF Document View a larger image.


The Queensboro Hill rezoning area has three residential zoning districts – R2, R3-2 and R4 – which have been in place since 1961.  The R2 district only allows single family detached homes. The R3-2 and R4 districts, which cover most of the area, allow a wide range of housing types, including detached, semi-detached, and attached residences.    C1-2, C2-2 and C2-3 commercial overlay districts are located along portions of Main Street, Kissena Boulevard and the Horace Harding Expressway (LIE) Service Road.



PDF Document View the Queensboro Hill Zoning Comparison Chart.



R2
A three-block area south of 61st Road and east of 138th Street is presently zoned R2. The R2 district permits one-family detached residences on 3,800 square-foot lots that have a minimum width of 40 feet. The maximum floor area ratio (FAR)is 0.5. The maximum front wall height is 25 feet, given a minimum front yard depth of 15 feet; each additional foot in depth to the front yard yields an additional foot to the building’s maximum front wall. There is no established maximum building height; instead the building’s maximum height is determined by its sky exposure plane, which begins at a varying height depending on where on the zoning lot the building is located.

R3-2
The area south of the Horace Harding Expressway and west of Main Street is generally zoned R3-2. The R3-2 district is the lowest-density general residence district in which multifamily 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 FAR attic allowance.  Minimum lot width and lot area depend upon the housing configuration (see Zoning Comparison Chart). The maximum building height is 35 feet and the maximum perimeter wall height is 21 feet.

R4
Most of the rezoning area is zoned R4.  The R4 district allows the same variety of housing types as the R3‑2 district but at a moderately higher density.  The maximum FAR is 0.9, which includes a 0.15 attic allowance.  The maximum building height is 35 feet and the maximum perimeter wall height is 25 feet. On blocks that are predominantly developed, a maximum FAR of 1.35 is permitted under the R4 infill provisions. As in R3-2 districts, minimum lot area and lot width vary with housing configuration for both R4 and R4 infill developments.

Commercial Overlay Districts
C1-2 commercial overlay districts are mapped along selected blocks on the Horace Harding Expressway (LIE) Service Road and Main Street. C2-2 commercial overlays are located along the Horace Harding Expressway (LIE) Service Road between 161st and 164th Streets, and a C2-3 overlay is mapped along the Horace Harding Expressway (LIE Service Road) west of Lawrence Street.

C1 districts mapped within residential districts allow the kinds of daily retail and local service establishments needed in residential neighborhoods. C2 districts allow a slightly wider range of local retail and service establishments than permitted in C1 overlays. In both C1 and C2 overlays, maximum floor area can reach 1.0 FAR with commercial uses limited to the first or second floor.

C2-2 and C2-3 commercial overlays have different parking requirements. Although the requirements vary according to use in both districts, most retail uses in C2-2 overlays require one accessory parking space per 300 square feet of commercial floor space, compared to one parking space per 400 square feet in C2-3 overlay districts.


Existing zoning permits development that is out of character with surrounding homes.

• New multifamily development in existing R4 district

Booth Memorial Avenue between 142nd  and 146th Street

Booth Memorial Avenue between 142nd and 146th Street


• Out-of-context development in existing R4 district proposed for R2A zoning

58th Avenue between 142nd Street and 146th Street

58th Avenue

• Two 2-family semi-detached buildings replace one- and two-family detached homes in existing R3-2 district proposed for R3X zoning

62nd Avenue between 136th Street and 138th  Street

62nd Avenue between 136th Street and 138th Street

• Two 2-family semi-detached buildings replace one- and two-family detached homes in existing R4 district proposed for R3A zoning

155th Street between 59th Avenue and Horace Harding Expressway
155th Street between 59th Avenue and Horace Harding Expressway



Overview | Existing Context and Zoning | Proposed Zoning | Public Review


PDF Document Items accompanied by this symbol require the free Adobe Acrobat Reader.

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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