NYC Resources 311 Office of the Mayor
 
RSS RSS
Flickr Flickr
Follow @NYCPlanning on Twitter Twitter
  SEARCH  
City Planning:

 

Take me to...
Commission Meetings
Commission Reports
Census FactFinder
LUCATS - Land Use
Application Tracking
ZoLa - Zoning and Land Use Application
Community Portal
Waterfront Access Map
Zoning Map Finder
Map & Bookstore
Job Opportunities
Press Releases
DCP Site Map
Contact DCP

 

Click Once to Submit Query

 

Translate this page
 
Projects & Proposals > Queens > South Jamaica Printer Friendly Version
South Jamaica Rezoning - Approved!
Existing Zoning & Context
Overview | Existing Zoning & Context | Proposed Zoning | Public Review


Existing Zoning Map
Existing Zoning and Land Use Map
PDF Document View a larger image
The rezoning area is primarily residentially-zoned with an R4 district located north of 110th Avenue and a very expansive R3-2 district to the south.  These districts have remained unchanged since 1961.  The proposed actions would also affect portions of existing R2, R3A, R4B, R5B,  C8-1 and M1-1 districts, as well as, C1-2, C1-4 and C2-2 commercial overlays located along Rockaway, Sutphin, Farmers and Merrick Boulevards.  The descriptions of existing zoning districts within the rezoning area are described below. PDF Document View the Zoning Comparison Chart.


R2
The R2 district permits only single-family, detached residences on lots that have a minimum area of 3,800 square feet and a minimum lot width of 40 feet.  The maximum floor area ratio (FAR) is 0.5.  There is no maximum building height; instead, the building’s maximum height is determined by its sky exposure plane, which has a varying height depending on where the building is located on its zoning lot.  A 15-foot minimum front yard is required.  Community facilities are permitted at a maximum FAR of 0.5.  One parking space per dwelling unit is required. 

R3-2
New semi-detached development on Sloan Street between Eastgate Plaza and Southgate Plaza in an R3-2 district
New semi-detached development  on Sloan Street  between Eastgate Plaza and Southgate Plaza in an R3-2 district
The R3-2 district is the lowest-density general residence district in which multi-family structures are permitted.  A variety of housing types are permitted 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. 

R3A
The R3A district permits only one- and two-family detached residences on lots that have a minimum area of 2,375 square feet and a minimum lot width of 25 feet.  The maximum FAR is 0.6, which also includes a 0.1 attic allowance.  The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet.   The front yard of a new building must be at least as deep as an adjacent front yard with a minimum depth of 10 feet and a maximum depth of 20 feet.  Community facilities are permitted at a maximum FAR of 1.0.  One parking space is required for each dwelling unit.

R4
Multi-family development on 105th Avenue between Inwood and Princeton Streets in an R4 district
Multi-family development on 105th Avenue between Inwood and Princeton Streets in an R4 district
The R4 district allows the same variety of housing types as the R3-2 district but at a slightly higher density.  The maximum allowable FAR is 0.9, which includes a 0.15 attic allowance.  Detached residences require a minimum lot area of 3,800 square feet and a minimum lot width of 40 feet.  Semi-detached and attached residences require a minimum lot area of 1,700 square feet and a minimum lot width of 18 feet.  The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet.  In a predominantly built up area, a maximum FAR of 1.35 is permitted with the R4 infill provision.  Front yards must be 10 feet deep or, if deeper, a minimum of 18 feet.  Community facilities are permitted at an FAR of 2.0.  One parking space is required for each dwelling unit. 

R4B
The R4B district limits occupancy to one or two families, but allows a variety of housing types including detached, semi-detached and attached structures.  The maximum FAR allowed is 0.9.  Detached residences require a minimum area of 2,375 square feet and a minimum lot width of 25 feet.  Semi-detached and attached houses require a minimum lot area of 1,700 square feet and a minimum lot width of 18 feet.  The maximum building height is 24 feet.  Community facilities are permitted at a maximum FAR of 2.0.  One parking space is required for each dwelling unit.  No front yard parking is allowed.

C8-1
C8-1 districts are low-density service districts that allow a wide range of commercial uses, including heavy automotive and heavy commercial services, at a maximum FAR of 1.  Residential uses are not allowed. Maximum building height is regulated by a sky exposure plane. 

M1-1
M1-1 districts are intended for light industry, although heavier industrial uses can be located within M1-1 districts if they meet performance standards set forth in the Zoning Resolution.  Commercial uses are also allowed and the maximum FAR for all permitted uses is 1.0.  Residential uses are not allowed.  Maximum building height is regulated by a sky exposure plane. 

Commercial Overlays
C1-2, C1-3, C1-4, C2-2 and C2-3 commercial overlays are generally found along Rockaway, Sutphin, Guy R. Brewer, Merrick and Farmers Boulevards at depths of 100 feet or 150 feet.  
C1 and C2 districts are mapped within residential districts and allow a range of local retail and service establishments. C1 districts permit Use Groups 1 through 6, while C2 districts permit Use Groups 1 through 9 and 14.

In the rezoning area, C1 and C2 districts are mapped within R3-2, R4, R3A, R4B and R5B districts and have a maximum commercial FAR of 1.0.  For community facility uses, the maximum FAR is 1.0 when C1 or C2 overlays are mapped in R3-2 and R3A districts, and 2.0 when mapped in R4 and R4B districts.   Residential FAR is determined by the underlying residential zone.

Parking requirements for most commercial uses in C1-2 and C2-2 districts, are one accessory parking space per 300 square feet of commercial floor space.  In C1-3 and C2-3 districts, most retail uses require one accessory parking space per 400 square feet of commercial floor space.  And, in C1-4 districts, most retail uses require one accessory parking space per 1,000 square feet of commercial area.









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.
Copyright 2014 The City of New York Contact Us Privacy Policy Terms of Use