The rezoning proposal, encompassing all or part of 105 blocks throughout the Queensboro Hill area, seeks to preserve the character and lower-density patterns of development along residential streets and prevent the encroachment of commercial uses. The recommended lower-density and contextual districts (R2A, R3-1, R3A, R3X, R4, R4-1, R4B and R5B) would each reflect the predominant residential scale and building form, reinforcing existing patterns of development. The proposed commercial overlays would match existing land use patterns and prevent commercial uses from intruding onto residential side streets.
View the Queensboro Hill Zoning Comparison Chart.
R2A: R2 and R4 to R2A
The area proposed to be zoned R2A includes portions of 17 blocks, in an area south of the Horace Harding Expressway and west of Main Street; an area south of Booth Memorial Avenue and north of 59th Avenue; between 156th Street and 160th Street; and an area along Booth Memorial Avenue, 141st Street and 146th Street.
On 58th Avenue between 142nd and 146th Street
In the proposed R2A zoning districts, residential development would be limited to one-family detached houses, the predominant housing type in these areas. The minimum lot size and lot width requirements would be 3,800 square feet and 40 feet, respectively. The maximum allowable FAR would be 0.5. The proposed R2A has a maximum building height of 35 feet and a maximum perimeter wall height of 21 feet. The minimum front yard depth is 15 feet, but if adjacent buildings have deeper front yards, then the front yard of a new development must be at least as deep, up to a depth of 20 feet. Two side yards totaling at least 13 feet would also be required, none narrower than five feet; corner lots would require one 20-foot side yard. New floor area allowances would take effect, placing stricter limits on the amount of permitted floor area deductions associated with attic, mechanical space and enclosed accessory parking. The maximum lot coverage under R2A would be 30%, including any exterior garage. One parking space would be required per unit.
R3-1: R3-2 to R3-1
The proposed R3-1 zoning district would cover all or portions of six blocks in an area south of 64th Avenue and north of Mt. Hebron Cemetery, where most of the residential lots are occupied by one- or two-family detached or semi-detached homes.
The proposed R3-1 zoning district would permit one- and two-family detached and semi-detached residential development. The minimum lot size and lot width requirements would be 3,800 square feet and 40 feet for new detached homes and 1,700 square feet and 18 feet for semi-detached residences. The maximum FAR would be 0.6, which includes a 0.1 attic allowance. The maximum building height would be 35 feet and the maximum perimeter wall height 21 feet. All residences would require front yards with a minimum depth of 15 feet; detached homes would also require two side yards totaling 13 feet, while all other building types would require one eight-foot side yard.
R3A: R4 to R3A
Portions of 13 blocks, generally bounded by the Horace Harding Expressway to the south, 59th Avenue to the north, 155th Street to the west and 163rd Street to the east, are proposed to be rezoned from an R4 district to an R3A district.
In the proposed R3A zoning district, residential development would be limited to one- and two-family detached houses on relatively narrow lots, like most homes in the proposed district. The minimum lot size and lot width requirements would be 2,375 square feet and 25 feet. The maximum FAR would be 0.6, which includes a 0.1 attic allowance. The maximum building height would be 35 feet and the maximum perimeter wall height 21 feet. Front yards would be a minimum of 10 feet or at least as deep as an adjacent yard, and one or two side yards totaling eight feet would be required.
138th Street between 64th Road and 64th Avenue
R3X: R2, R3-2, and R4 to R3X
The proposed R3X zoning includes portions of 26 blocks in four non-contiguous areas, one south of the Horace Harding Expressway and three to its north.
In R3X districts, as in R3A districts, residential development is limited to one- and two-family detached residences. However, the minimum lot size and lot width is 3,325 square feet and 35 feet, both greater than the R3A minimums. In view of the wider lots, two required side yards must total at least 10 feet instead of the eight-foot minimum in R3A districts. The maximum FAR (0.6 including a 0.1 attic allowance), maximum building height (35 feet) and perimeter wall height (21 feet), front yard and parking requirements are the same as in R3A districts
R4: R3-2 to R4
The proposed R4 zoning includes portions of five blocks in two locations: north of 56th Road and west of 148th Street; and along the west side of Main Street, south of 61st Road. These areas, as well as areas proposed to retain the existing R4 zoning, are characterized by a broad mix of residential uses including many attached and multifamily buildings.
The proposed R4 zoning district would permit all types of residential development, but at a slightly higher FAR of 0.9 than in the existing R3-2 district. Minimum lot area and lot width, maximum building and perimeter wall height, side yard and parking requirements are the same in R3-2 and R4 districts. In the R4 district, however, all developments require front yards with a minimum depth of ten feet or, if deeper, a minimum of 18 feet, compared to the 15-foot minimum front yard depth in R3-2 districts.
60th Avenue between Lawrence and 136th Street
R4-1: R4 to R4-1
The proposed R4-1 zoning district would cover all or portions of 30 blocks in five discrete areas: south of Elder Avenue; along portions of 134th and Lawrence streets; at 136th Street and 60th Avenue; along Reeves Avenue; and east of Kissena Boulevard and west of 157th Street.
While R4 districts permit all types of residences, including multifamily apartment buildings, new development in the proposed R4-1 zoning district would be limited to one- and two-family detached and semi-detached houses. The minimum lot size and lot width requirements would be 2,375 square feet and 25 feet for detached homes and 1,700 square feet and 18 feet for semi-detached residences. The maximum FAR would be 0.9, which includes a 0.15 attic allowance. The maximum building height would be 35 feet and the maximum perimeter wall height would be 25 feet. The front yards of new homes must be at least 10 feet deep or at least as deep as an adjacent yard up to a depth of 20 feet.
R4B: R4 to R4B
The proposed R4B zoning includes all or portions of 12 blocks in two separate areas north of 59th Avenue generally between Main Street and Kissena Boulevard. These areas are predominantly built with attached, one- and two-family residences that have parking in the rear.
The proposed R4B zoning district would limit residential development to one- and two-family detached, semi-detached, and attached houses, as compared to the existing R4 designation that permits all residence types, including multifamily dwellings. The minimum lot size and lot width requirements would be 2,375 square feet and 25 feet for detached residences and 1,700 square feet and 18 feet for semi-detached and attached residences. The maximum allowable FAR would be 0.9. The R4 infill provisions would no longer be applicable in the proposed R4B district. The maximum building height and street wall height would be 24 feet. Front yards must be a minimum of five feet deep and at least as deep as one adjacent yard but no deeper than the other. Front yard curb cuts and parking would be restricted. One parking space would be required for each residential unit.
R5B: R4 to R5B
The proposed R5B zoning district would include portions of 13 blocks fronting the Horace Harding Expressway and Kissena Boulevard and 11 block fronts along Main Street. These block fronts are developed with a mix of commercial, residential and community facility uses. Commercial overlays are proposed for most of these block fronts to permit residential buildings with the ground floor retail services typical of these streets.
The proposed R5B zoning district would permit all residence types. The maximum allowable FAR would be 1.35, the maximum building height 33 feet and the maximum street wall height 30 feet. The minimum lot size and lot width requirements for detached buildings would be 2,375 square feet and 25 feet. For semi-detached and attached residences, the minimum lot size and lot width requirements would be 1,700 square feet and 18 feet. As in R4B districts, front yards must be at least five feet deep and at least as deep as one adjacent yard but no deeper than the other. Off-street parking spaces would be required for 66% of the dwelling units. Parking spaces would not be permitted between the building and the street.
The Department proposes to rezone selected C1-2 overlay districts to C1-3 overlays, rezone C2-2 overlays to C2-3 overlays, reduce the depths of certain overlays from 150 feet to 100 feet and place three new C1-3 commercial overlays on block fronts within the rezoning area. Changing the existing C1-2 and C2-2 commercial overlays to C1-3 and C2-3 commercial overlays would lower the required parking for most retail uses from one parking space per 300 square feet of commercial floor area to one space per 400 square feet. These actions would reflect existing commercial development, and prevent the intrusion of commercial uses onto residential side streets.
The proposed actions are as follows:
- Change the following C1-2 overlays to C1-3 overlays and reduce their depth from 150 feet to 100 feet: 1) three northern block fronts along the Horace Harding Expressway; 2) two western block fronts on Kissena Boulevard; and 3) two western block fronts along Main Street.
- Change the C2-2 overlays to C2-3 and reduce their depth from 150 feet to 100 feet along three northern block fronts on the Horace Harding Expressway between 161st and 164th Streets.
- Reduce the depth of an existing C1-2 commercial overlay on the southeast corner of Booth Memorial Avenue and 136th Street from 210 feet to 150 feet.
- Establish new C1-3 commercial overlays where there are existing commercial uses: 1) on three lots on the northeast corner of the Horace Harding Expressway (LIE) Service Road and Kissena Boulevard; 2) on the western block front of Main Street between Booth Memorial Avenue and 58th Avenue; and 3) on the northwest corner of Booth Memorial Avenue and Main Street.
View the Map of Proposed Commercial Overlay District Changes
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