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Projects & Proposals > Queens > St. Albans / Hollis Printer Friendly Version
St. Albans / Hollis Rezoning - Approved!
Proposed Zoning
Overview | Existing Zoning & Context | Proposed Zoning | Public Review
The proposal, encompassing all or part of 317 blocks throughout the St. Albans and Hollis area, would amend the Zoning Map by rezoning selected R2, R3-2, R4 and R6B districts to lower-density or contextual districts (R2, R3A, R3X, R4-1, R4A, R4B, R5B, R5D and R6A) , in order to preserve the area's predominant lower-density character and ensure that future residential development is consistent with its surrounding context.

Proposed Zoning Map
Proposed Zoning Map
PDF Document View a Larger Image

10/29/07:
PDF Document View adopted zoning map
Zoning Comparison Chart
Zoning Comparison Chart
PDF Document View a Larger Image
R2: R3-2 and R4 to R2
Typical detached houses on Lewiston Avenue in the proposed R2 zoning district
Typical detached houses on Lewiston Avenue in the proposed R2 zoning district
An existing R2 district is proposed to be extended to include all or parts of 25 blocks currently zoned R3-2 and R4 generally:

  • between 112th Avenue and 110th Avenue, along Sullivan Road; and
  • along Hollis Avenue, Farmers Boulevard  and Murdock Avenue where the depth of commercial overlays are also being reduced.

In the proposed R2 zoning district, residential development would be limited to one-family, detached homes with a maximum 0.5 FAR.  The minimum lot size and lot width requirements would be 3,800 square feet and 40 feet for any new residential development.  The minimum front yard depth would be 15 feet.  Maximum building height would be controlled by a sky exposure plane.

Proposed R3A: R3-2 and R4 to R3A
Typical detached houses on 204th Street in the proposed R3A zoning district.
Typical detached houses on 204th Street in the proposed R3A zoning district.

The proposed R3A would include portions of 190 blocks generally bounded by:
  • 112th Avenue, 172nd Street, 110th Avenue and 178th Street;
  • Farmers Boulevard, Linden Boulevard, Suffolk Street and Sullivan Road;
  • Hollis Avenue, 198th Street, 99th Avenue and Francis Lewis Boulevard; and
  • Springfield Boulevard, 122nd Avenue, Merrick Boulevard and Linden Boulevard.

These areas are generally characterized by one and two-family detached homes on small lots.  In the proposed R3A zoning district, residential development would be limited to one- and two-family, detached houses.  The minimum lot size and lot width requirements are 2,375 square feet and 25 feet.  The maximum FAR is 0.6. The maximum building height would be 35 feet and the maximum perimeter wall height 21 feet.

Proposed R3X: R3-2 and R4 to R3X
Typical detached houses on 195th Street in the proposed R3X zoning district
Typical detached houses on 195th Street in the proposed R3X zoning district
The proposed R3X would include portions of 57 blocks that are characterized by one and two family detached homes on larger lots.  The areas being rezoned are, generally bounded by:

  • Linden Boulevard, Merrick Boulevard and Roy Wilkins Park:
  • Linden Boulevard, Farmers Boulevard, 115th Avenue and 196th Street;
  • Hollis Avenue,  99th Avenue and 197th Avenue; and
  • 116th Avenue, Francis Lewis Boulevard and 114th Place.

In the proposed R3X zoning district, residential development would be limited to one- and two-family, detached houses.  The minimum lot size and lot width requirements are 3,325 square feet and 35 feet.  The maximum FAR is 0.6. The maximum building height would be 35 feet and the maximum perimeter wall height 21 feet.

Proposed R4A: R4 to R4A
Typical detached houses on 199th Street in the proposed R4A zoning district
Typical detached houses on 199th Street in the proposed R4A zoning district
The proposed R4A zoning includes portions of 17 blocks, in the area between Linden Boulevard, 119th Avenue, Francis Lewis Boulevard and 196th Street.  Typical development in this area is larger one and two-family homes.

In proposed R4A zoning districts, residential development would be limited to one- and two-family detached houses.  Semi-detached, attached and multi-family residences currently allowed under the R4 zoning would no longer be permitted.  The infill provisions currently allowed in the R4 would no longer be applicable in the proposed R4A. The minimum lot size and lot width requirements are 2,850 square feet and 30 feet for new development.  The maximum FAR is 0.9. The maximum building height would be 35 feet and the maximum perimeter wall height 21 feet.

Proposed R4B: R3-2 and R4 to R4B
Typical attached houses on 204th Street in the proposed R4B zoning district
Typical attached houses on 204th Street in the proposed R4B zoning district
The proposed R4B zoning includes all or portions of 36 blocks generally:
  • between 110th Avenue, 110th Place, 171st Street and 173rd Street; and
  • West of Francis Lewis Boulevard between Hollis Avenue and 116th Avenue

These areas are predominantly built with attached, one- and two-family residences that have parking in the rear.

In the proposed R4B zoning district, residential development would be limited to one- and two-family detached, semi-detached, and attached houses, as compared with the existing R4 designations, which permit all residence types, including multi-family dwellings.  The infill provisions currently allowed in the R4 would no longer be applicable in the proposed R4B. The minimum lot size and lot width requirements are 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 is 0.9.  Parking is not permitted in front yards. The maximum building height and street wall height would be 24 feet.

Proposed R4-1: R4 to R4-1
Typical semi- detached houses on 201st Place in the proposed R4-1 zoning district
Typical semi- detached houses on 201st Place in the proposed R4-1 zoning district
The proposed R4-1 zoning district would cover all or portions of 23 blocks generally along Murdock Avenue between 197th Street and 203rd Street, and an area generally bounded by Linden Boulevard, 119th Avenue, 201st Street and 205th Street.

In the proposed R4-1 zoning district, one- and two-family detached and semi-detached residential development would be permitted.  The minimum lot size and lot width requirements are 2,375 square feet and 25 feet for new detached development and 1,700 square feet and 18 feet for semi-detached development.  The maximum FAR is 0.9.  These areas are predominantly built with detached and semi-detached one and two-family buildings. The maximum building height would be 35 feet and the maximum perimeter wall height 21 feet.

Proposed R5B: R3-2 to R5B
The proposed R5B district would include portions of 67 blocks fronting Merrick, Farmers and Linden Boulevards and Hollis Avenue.  These block fronts are developed with mixed-use buildings, multi-family residential uses, community facility, commercial and office uses and parking facilities.

In the proposed R5B zoning district, all residence types are permitted.  The maximum allowable FAR is 1.35.  The maximum building height is 33 feet.  The parking requirement for group parking in the R5B district is 66% of the total dwelling units. The R5B district allows for moderate-density residential and local commercial development where there are commercial overlays on wide streets in the area.

Proposed R5D: R6B to R5D
The proposed R5D district would include all or portions of nine blocks fronting Linden Boulevard and Farmers Boulevard.  These block fronts are developed with mixed-use buildings, multi-family residential uses, commercial and office uses.

In the proposed R5D zoning district, all residence types are permitted.  The maximum allowable FAR is 2.0. The maximum building height is 40 feet.  The parking requirement for group parking in the R5D district is 66% of the total dwelling units but if more than one dwelling unit is provided, parking cannot be waived. The R5D district would provide adequate accessory parking with new residential and commercial development.

Proposed R6A: R2 and R3-2 to R6A
The proposed R6A district would include portions of two blocks on the north side of Linden Boulevard between Marne Place and 170th Street.  These block fronts are developed with commercial and community facility uses.

In the proposed R6A zoning district, all residence types are permitted.  The maximum allowable FAR is 3.0.  The maximum building height is 70 feet.  The parking requirement for group parking in the R6A district is 50% of the total dwelling units. The R6A district would provide a place for medium-density residential and commercial development (where there are commercial overlays), which is consistent with the character of nearby development on Merrick Boulevard.

Commercial Overlays
Commerical Overlay Changes
Commercial Overlay Changes
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The proposal includes changes to certain existing commercial overlays within the rezoning area to more closely match existing land use and development patterns.  The rezoning area has C1-2, C2-2 and C1-3 overlays located along portions of Merrick Boulevard, Farmers Boulevard, Francis Lewis Boulevard, 99th Avenue, Hollis Avenue, Murdock Avenue and Linden Boulevard, and they generally have depths of 150 feet.  The Department proposes to rezone C1-2 and C2-2 overlays to C1-3 and C1-3 overlays and generally reduce the depths of existing overlays to 100 feet.  Changing the existing C1-2 and C2-2 commercial overlays to C1-3 and C2-3 commercial overlays.

The action proposes to change the existing C1-2 and C2-2 commercial overlays to C1-3 and C2-3 respectively and reduce the depth of the commercial overlays from 150 feet to 100 feet along:
  • 8 block fronts along Merrick Boulevard between Foch Boulevard and Linden Boulevard,
  • 31 block fronts along Linden Boulevard between 180th Street and Francis Lewis Boulevard
  • 29 block fronts along Farmers Boulevard between 115th Avenue and 109th Avenue
  • four northern block fronts along Murdock Avenue between 199th Street and 202nd Street
  • 14 block fronts along Hollis Avenue between 198th Street and Francis Lewis Boulevard
  • two block fronts along Francis Lewis Boulevard between 112th Place and 114th Place

These changes would decrease the off street parking requirement for new commercial development. They would reflect existing commercial development, and prevent the intrusion of commercial uses into residential side streets.





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

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