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Projects & Proposals > Queens > Sunnyside - Woodside Printer Friendly Version
Sunnyside - Woodside Rezoning - Approved!
Existing Zoning & Context
Overview | Existing Zoning & Context | Proposed Zoning | Public Review


Existing Zoning Map
Existing Zoning Map
PDF Document View a larger image
The Sunnyside-Woodside rezoning area is currently composed of seven zoning districts: R4, R5, R6, R7-1, C4-2, C8-1, and M1-1. These zoning districts have generally remained unchanged since their implementation in 1961. The proposed actions would also affect existing C1-2 and C2-2 commercial overlay districts. PDF Document View the Zoning Comparison Chart.








R4

An R4 district is currently mapped in a portion of the rezoning area generally bounded by 39th Avenue, the Long Island Rail Road, Roosevelt Avenue, Skillman Avenue, and 43rd Street. R4 districts allow a variety of housing types, including garden apartments, row houses, semi-detached and detached houses. The maximum floor area ratio (FAR) is 0.9, which includes a 0.15 attic allowance. On certain blocks, a maximum FAR of 1.35 is permitted through the R4 infill provision.  Infill zoning permits multifamily housing on blocks entirely within R4 or R5 districts in predominantly built-up areas.  Detached residences are limited to lots with a minimum of 3,800 square feet in area and a minimum lot width of 40 feet. Semi-detached and attached residences require lots with a minimum of 1,700 square feet in area and a minimum lot width of 18 feet. R4 districts require a minimum front yard depth of 10 feet, which is increased to 18 feet if front yard parking is provided. The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet. Community facilities are permitted at an FAR of 2.0. One parking space is required for each dwelling unit.

A portion of the existing R4 district and two small areas currently zoned R7-1 and M1-1 are within a Special Planned Community Preservation District (PC).  Created in 1974, the Sunnyside Gardens Preservation District requires City Planning Commission reviews of new developments and building enlargements to ensure such changes are congruent with existing built character and site plans.  Since 2007 Sunnyside Gardens is also a New York City Historic District, which   requires the Landmarks Preservation Commission (LPC) to review proposals for alterations or new development to ensure that they will compliment the historic district’s character.  In 2009, a zoning text amendment was enacted that relieved property owners within Sunnyside Gardens of the duplicative burden of applying to the City Planning Commission for modifications to their properties.  A uniform .75 FAR with a .15 FAR attic allowance and a 35-foot maximum building height were applied to the entire Sunnyside Gardens PC district. Furthermore, R4 infill zoning provisions were prohibited throughout the Sunnyside Gardens PC District.

R5
R5 districts are located in two sections of the rezoning area. The first section is located in Sunnyside and is generally bounded by Skillman Avenue, 41st Street, 47th Avenue, 48th Street, 48th Avenue, and 39th Place. The second section is located in Woodside and is generally bounded by 37th Avenue, 61st Street, the Long Island Rail Road, and 58th Street. R5 zoning districts allow all housing types including detached, semi-detached, attached and multi-family residences. The maximum (FAR) for all housing types is 1.25. On blocks that are predominantly built up, a maximum FAR of 1.65 is permitted through the R5 infill provision. Detached residences are limited to lots with a minimum of 3,800 square feet in area, and a minimum lot width of 40 feet. All other housing requires lots with a minimum of 1,700 square feet in area and a minimum lot width of 18 feet. R5 districts require a minimum front yard depth of 10 feet, which is increased to 18 feet if front yard parking is provided. The maximum building height is 40 feet, with a maximum perimeter wall height of 30 feet. Community facilities are permitted an FAR of 2.0. Off-street parking in a grouped facility is required for at least 85 percent of the dwelling units.

R6

An R6 District currently encompasses a large portion of the Woodside area and is generally bounded by 37th Avenue, the Brooklyn-Queens Expressway, Woodside Avenue, Roosevelt Avenue, and 61st Street. R6 is a height factor district wherein residential and community facility uses are permitted with no fixed height limits and building envelopes are regulated by a sky exposure plane.  A maximum FAR of up to 2.43 is allowed for residential uses and up to 4.8 FAR is allowed for buildings containing community facility uses. Residential development under the optional Quality Housing Program within an R6 District has a maximum FAR of 2.2 on narrow streets (defined as less than 75 feet wide) with a 55-foot building height limit and a maximum of 3.0 FAR on wide streets (defined as 75 feet wide or greater) with a height limit of 70 feet. Off-street parking is required for 70 percent of the dwelling units. This requirement is lowered to 50 percent of the units if the lot area is less than 10,000 square feet or if Quality Housing provisions are used.  If fewer than five spaces are required, then the off-street parking requirement is waived.

New out-of-character 5-story 10 unit apartment buildings at 69-08 38th Avenue constructed under existing R6 regulations.
New out-of-character 5-story 10 unit apartment buildings at 69-08 38th Avenue constructed under existing R6 regulations.
New out-of-character 6-story 15 unit apartment building at 41-37 67th Street constructed under existing R6 regulations.
New out-of-character 6-story 15 unit apartment building at 41-37 67th Street constructed under existing R6 regulations.


R7-1

An R7-1 District covers the portion of the rezoning area in Sunnyside that is generally bounded by Skillman Avenue, 50th Street, Queens Boulevard, 44th Street, 47th Avenue, and 41st Street. R7-1 zoning districts permit residential and community facility uses with a maximum FAR of 3.44 for residential uses and 4.8 for community facility uses. There are no fixed height limits and building envelopes are governed by the sky exposure plane. Residential developments using the optional Quality Housing Program in an R7-1 district are allowed a maximum 3.44 FAR on a narrow street with a base height of between 40 and 60 feet and a maximum building height of seventy five feet, or a maximum 4.0 FAR on wide streets with a base height of between 40 and 65 feet, and a maximum building height of eighty feet. Off-street parking is required for 60 percent of the dwelling units.  Off-street parking is required for 50% of the dwelling units under Quality Housing if the lot area is less than 10,000 sf. Off-street parking is waived if five spaces or less are required.

C4-2

A C4-2 District is located in the portion of Sunnyside generally bounded by Queens Boulevard, 48th Street, 47th Avenue, and 44th Street. C4 districts are intended for regional commercial centers where uses serve a larger area than a neighborhood shopping area. C4-2 districts permit residential uses with a maximum FAR of 2.43 (R6 equivalent), commercial uses with a maximum FAR of 3.4 and community facility uses with a maximum FAR of 4.8.  C4-2 districts have no fixed height limits and building envelopes are governed by the sky exposure plane. Residential development under the optional Quality Housing Program within a C4-2 District has a maximum FAR of 2.2 on narrow streets with a 55-foot building height limit and a maximum FAR of 3.0 on wide streets with a building height limit of 70 feet. Off-street parking is required for 70 percent of the dwelling units in a C4-2 District. This requirement is lowered to 50 percent of the units if the lot area is less than 10,000 square feet or if Quality Housing provisions are used.

C8-1
A C8-1 District is located at the intersection of Roosevelt Avenue and Queens Boulevard on all or portions of 4 blocks.  C8-1 districts are general service districts that allow commercial and community facility uses in Use Groups 4 through 14 and 16. The most prevalent uses in C8 districts are automotive and commercial uses such as auto repair and showrooms, warehouses, gas stations and car washes. Residential uses are not permitted. The maximum commercial FAR in C8-1 districts is 1.0. The maximum building height is determined by its sky exposure plane, which begins 30’ above the street line. Community facilities are permitted at an FAR of 2.4. Off-street parking requirements vary with the use, but generally most uses require one accessory parking space per 300 square feet of commercial space.

M1-1
An M1-1 District is located on 39th Avenue between Barnett Avenue and 48th Street.  In M1-1 districts only light manufacturing and commercial uses are allowed at a maximum FAR of 1.0.  Certain community facilities are allowed at a maximum FAR of 2.4. Building envelopes are regulated by the sky exposure plane. Parking requirements vary by use.

Commercial Overlays
C1-2 and C2-2 commercial overlay districts are mapped along the area’s major commercial streets including Queens Boulevard, Greenpoint Avenue, Roosevelt Avenue, 39th Avenue, Woodside Avenue, Skillman Avenue, 43rd Avenue, 47th Avenue, and 48th Avenue.

C1 overlay districts are mapped within residential districts and permit Use Groups 1 through 6, which allow the kinds of local retail and service establishments frequently needed by neighborhood residents.  C2 districts permit a slightly wider range of commercial uses than C1 districts.  When C1 and C2 overlay districts are mapped in R1 through R5 residential districts the maximum commercial FAR is 1.0, with commercial uses limited to the first floor in mixed-use buildings. When these overlay districts are mapped in R6 and R7-1 districts then the maximum commercial FAR is 2.0, but commerce uses are limited to the first floor in mixed-use buildings.  In C1-2 and C2-2 overlays, most retail uses require one accessory parking space per 300 square feet of commercial floor space, although the requirements may range between one space per 200 square feet and one space per 800 square feet. 









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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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