R3A

Detached bungalows on B. 24th Street in the proposed R3A in Far Rockaway

R3A zoning is proposed on all or portions of 5 blocks in two small areas. One is located in Rockaway Park north of the Shorefront Parkway between 108th and 109th Streets, and one is located in Far Rockaway south of Seagirt Boulevard between B. 24th and B. 25th Streets.

The proposed R3A district would limit new residential development to one- and two- family detached homes and allow a maximum FAR of 0.6 including a 0.1 attic allowance.  R3A districts require a minimum lot width of 25 feet, and a minimum lot area of 2,375 square feet.  The maximum building height is 35 feet with a maximum perimeter wall height of 21 feet.  One off-street parking space is required for each dwelling unit.  The proposed R3A districts will protect the distinct character of traditional bungalow developments found in these locations.

R3X

Detached houses on B. 124th Street in the proposed R3X in Rockaway Park

R3X zoning is proposed on 36 blocks at the western edge of the rezoning area generally bounded by Jamaica Bay on the north, B. 117th and 120th on the east, the Ocean Promenade on the south and 130th Street on the west. 

The proposed R3X district would limit new residential development to one- or two- family detached houses and allow a maximum FAR of 0.6.  R3X districts require a minimum lot width of 35 feet, and a minimum lot area of 3,325 square feet.  The maximum building height is 35 feet with a maximum perimeter wall height of 21 feet.  One off-street parking space is required for each dwelling unit.  The R3X district was not available when this area was rezoned in 1989.  The proposed R3X district more closely reflects the existing character of one- and two- family detached dwellings on larger lots in these neighborhoods. 

R4
R4 zoning is proposed along waterfront property on Jamaica Bay generally between Cross Bay Boulevard and B. 106th Street and on all or a portion of 6 blocks north of the Ocean Promenade between B. 109th and B. 115th Streets.  An existing R4 district is proposed to be extended to include 2 blocks bounded by Alameda Avenue, B. 58th Street, Beach Channel Drive and 59th Street. 

The proposed R4 district will more closely reflect the existing mix of  lower density housing typically found in these areas.  This proposed change lowers the permitted FAR from 1.25 to 0.9 in the area currently zoned R5.  The change from C3 to R4 would restrict future land uses to residential and community facility uses, and more closely reflect existing uses such as Broad Channel High School.  The maximum building height is 35 feet with a maximum perimeter wall height of 25 feet.  One off-street parking space is required for each dwelling unit.  The proposed R4 district would ensure that future development is consistent with the density and existing context of these areas.

R4-1

Semi-detached housing on B. 98th Street in the proposed R4-1 in Rockaway Beach

R4-1 zoning is proposed for 90 blocks in 7 areas of the Somerville, Edgemere, Far Rockaway and Rockaway Beach neighborhoods.

The proposed R4-1 district would restrict future development to one- or two- family, detached or semi-detached houses with a maximum FAR of 0.9.  The maximum building height is 35 feet with a maximum perimeter wall height of 21 feet.  One parking space is required for each dwelling unity.  Infill zoning provisions are not applicable in R4-1 districts as well as the proposed R4A, R4B, R5A and R5D districts. The proposed R4-1 district more closely reflects the existing, character of these neighborhoods which is typified by one- or two- family detached and semi-detached homes.

R4A

Detached houses on B. 69th Street in the proposed R4A in Somerville

R4A zoning is proposed for 60 blocks in 7 areas of the Far Rockaway, Somerville, and Rockaway Park communities. 

The proposed R4A district would limit future development to one and two family detached residences and allow a maximum FAR of 0.9.  The minimum lot area is 2,850 square-feet and the minimum lot width in R4A districts is 30 feet.  The maximum building height is 35 feet with a maximum perimeter wall height of 21 feet.  One off-street parking space is required for each dwelling unity.  The proposed R4A district more closely reflects the larger one and two-family home character in these areas and ensures predictable building patterns in the future.

R4B
R4B zoning is proposed on one block and a portion of another south of Beach Channel Drive and east of Seaside Avenue. 

The proposed R4B district is primarily a low-rise row house district limited to one and two family residences that can also be detached or semi-detached.  The proposed R4B district prohibits parking in front yards.  The R4B district allows a maximum FAR of 0.9.  Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet.  All other housing types require a minimum area of 1,700 square feet and a minimum lot width of 18 feet.  The maximum building height is 24 feet and one off-street parking space is required for each dwelling unit.

R5
R5 zoning is proposed on approximately 8 blocks located south of Seagirt Boulevard, between B. 27th and B. 32nd Streets. 
 
The proposed R5 district allows similar flexibility in building types as R6 but at a reduced bulk.  The proposed R5 district would reduce the maximum permitted FAR from 2.43 to 1.25 and limit the building height to 40 feet.  Off-street group parking is required for 85% of the total dwelling units.  The proposed R5 district would ensure new development will more closely match the existing low-rise context and provide a more predictable building envelope and yard requirements.

R5A

Detached house on B. 91st Street in the proposed R5A in Rockaway Beach

R5A zoning is proposed on all or a portion of 15 blocks in 3 areas of the Somerville, Rockaway and Rockaway Beach communities. 

The proposed R5A district would limit future development to one- and two- family detached houses with a maximum FAR of 1.1. The maximum building height is 35 feet with a maximum perimeter wall height of 25 feet.  R5A districts require a minimum lot width of 30 feet and a minimum lot area of 2,850 feet.  One off-street parking space is required for every dwelling unit.  The proposed R5A district would protect the traditionally larger one- and two- family detached houses found in these areas.

R5B
R5B zoning is proposed along two sections of Rockaway Beach Boulevard between B.116th and B.108th streets, and between B. 90th and B. 98th Streets.  The R5B district near 116th Street will extend north to Beach Channel Drive.

The proposed R5B district will allow all housing types at maximum FAR of 1.35, which is lower than the 2.43 allowed in R6 districts.  The maximum building height is 33 feet with a maximum street wall height of 33 feet.  The parking requirement for group parking in the R5B district is 66% of the total dwelling units.

The proposed R5B will reinforce existing built scale and context along portions of B. 116th Street and Rockaway Beach Boulevard.

R5D

Row-house on Rockaway Beach Blvd. in the proposed R5D in Rockaway Beach

R5D zoning is proposed in five areas encompassing all or portions of 18 blocks.  An R5D district is proposed along two major thoroughfares in the rezoning area: the north side of Rockaway Beach Boulevard between B.86th and B.90th streets and B.106 and B.108th streets and Beach Channel Drive between B.59th and B.68th streets.  In addition, two areas between B. 102nd Street and B.98th Street and between B. 92nd and B. 97th Streets are also proposed to be rezoned to R5D.

The proposed R5D district would permit all types of residential buildings and permit a maximum FAR of 2.0.  R5D districts allow a maximum building height of 40 feet while typical buildings in R6 districts can range from three- to twelve-stories.  In R5D districts, off-street group parking is required for 66% of the dwelling units.

The proposed R5D will provide for moderate growth in areas currently zoned R3-2 and R5, while providing lower scale buildings in areas currently zoned R6.

R6A
R6A zoning is proposed in two areas located in the Rockaway Beach and Far Rockaway communities.  The proposed R6A in Far Rockaway consists of one block bounded by Far Rockaway Boulevard, Beach Channel Drive and B. 32nd Street.  The property is developed with a commercial building and currently zoned R6 with a C2-2 commercial overlay extending over it entirely.  The proposal would change only the residential zoning on this block, and the existing C2-2 would remain.

The second area proposed to be rezoned to R6A is located in Rockaway Beach.  The proposed boundaries would extend from the bulkhead line to the elevated A train tracks between 94th and 95th Streets and south of the elevated tracks to Rockaway Beach Boulevard between Beach 93rd and 96th Streets. This area is currently zoned R6 and developed with medium density residential and community facility buildings.

The proposed R6A district has a maximum FAR of 3.0 and mandates development pursuant to the Quality Housing Program.  The proposed R6A district has a maximum building height of 70 feet, with a base height of 40 to 60 feet. Off-street group parking is required for 50% of the dwelling units but is waived if less than 5 spaces are required. *The proposed R6A district would more closely match the existing mid-rise context of these areas.

R7A
An existing R7A district is proposed to be extended to portions of two blocks just north of the Ocean Promenade between B. 115th and B. 117th Streets currently zoned R5 and developed with a mix of apartment buildings, commercial and community facility uses.  R7A is also proposed on one block and a portion of another which both flank B. 105th Street and are located on the north side of Rockaway Beach Boulevard. 

The proposed R7A district requires development pursuant to the Quality Housing Program and has a maximum FAR of 4.0. The maximum building height in an R7A district is 80 feet, with a base height ranging from 40 to 65 feet.  Off-street parking is required for 50% of the dwelling units but is waived if less than 15 spaces are required. *The proposed R7A would provide new opportunities for mixed use development at similar densities as nearby existing buildings at these focused locations on wide streets and in close proximity to stations served by the elevated A train line.

C4-3A

C4-3A is proposed on a portion of one block north of Shore Front Parkway between B. 35th and B. 36th Streets currently zoned R4/C2-2 and R6/C2-2, and on one block and a portion of another located south of Rockaway Beach Boulevard between B. 43rd and B. 47th Streets in a R4/C2-2 zoning district in the Edgemere Urban Renewal Area. 

The proposed C4-3A would allow a mix of residential, commercial and community facility development at a maximum FAR of 3.0.  Residential development in C4-3A districts must comply with R6A zoning regulations which are described above. 

The proposed C4-3A would provide new opportunities for mixed commercial and residential buildings to be developed at densities appropriate for these very select locations served by the A train line and located on wide streets.

C4-4
An extension of an existing C4-4 district is proposed on a portion of one block located south of Shore Front Parkway between B. 35th and B. 36th Streets within the Arverne Urban Renewal Area. 

The proposed C4-4 would allow commercial development at densities higher than permitted in the current R6/C2-2.  Current zoning limits commercial development at a maximum FAR of 2.0.  C4-4 districts allow commercial development at an FAR of 3.4, residential development at a maximum FAR of 3.44 (4.0 using the optional Quality Housing regulations) and community facility development at a maximum FAR of 6.5.    The height of the building is regulated by the sky exposure plane.

C4-4 districts are regional commercial districts that serve a larger area than neighborhood shopping areas and encourage continuous retail frontage by prohibiting service establishments that tend to break up retail continuity.  The proposed C4-4 district would allow the proposed mid-rise mixed-use developments that would anchor the Arverne East redevelopment plan.

M1-1
An existing M1-1 district is proposed to be extended on a portion of one block located south of Beach Channel Drive between B. 104th and B. 106th Streets that is currently zonedR4.  The area being rezoned currently contains a water pollution control plant operat ed by the Department of Environmental Protection.

The proposed M1-1 district would allow light manufacturing uses and a broad range of commercial uses at a maximum FAR of 1.0.  Building heights in M1-1 districts are governed by the sky exposure plane.

Commercial Overlays

Commercial development at the intersection of B. 116th Street and Rockaway Beach Blvd. in the proposed R5B/C1-3 in Rockaway Park

New C1-3 and C2-3 commercial overlays are proposed to be mapped along B. 116th Street between Beach Channel Drive and the Ocean Promenade, portions of Rockaway Beach Boulevard between B. 116th and 108th Streets, between B. 86th and 102nd Streets, and between B. 59th and 68th Streets to reflect existing commercial uses and provide for additional commercial service and retail uses.  These properties are currently developed with a mix of commercial, community facility and residential uses. 

Existing C1-2 and C2-2 overlays, currently mapped at a depth of 150 feet are proposed to be reduced to a depth of 100 feet and changed to C1-3.    The reduction in depth reflects the existing location of commercial uses and precludes the expansion of commercial uses into residential streets.

The proposal also eliminates an existing C1-2 commercial overlay located on the north side of Rockaway Beach Boulevard between B. 101st and B. 102nd streets, and C2-2 commercial overlays located on the south side of Beach Channel Drive between Seaside and a line midway between B. 101st and B. 102nd Streets, and the north side of Beach Channel Drive between B. 91st Street and the bulkhead line. The are no commercial uses in these areas.

The proposed changes would result in a change in parking regulations.  Most retail uses in the existing C1-2 and C2-2 zones require one accessory parking space per 300 square feet of commercial floor area, although the requirements may range between one space per 200 square feet and one space per 600 square feet.

Parking regulations would be reduced slightly in the proposed C1-3 and C2-3 zones zones.  Most retail uses in the proposed C1-3 and C2-3 districts would require one accessory parking space per 400 square feet of commercial floor area, although the requirements would range between one space per 300 square feet and one space per 800 square feet.