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


Proposed Zoning Map
Proposed Zoning Map
PDF Document View a larger image

Adopted by City Council on July 28, 2011
PDF Document View the adopted zoning map.
The proposed actions would affect approximately 2,800 tax lots on 130 blocks. The proposed zoning changes would recognize existing development patterns in the majority of the rezoning area while providing targeted incentives for residential development, including affordable housing, in appropriate locations.

The proposed Zoning Map amendments will replace all or portions of existing R4, R5, R6, R7-1, C4-2, C8-1 and M1-1 zoning districts with R4, R4-1, R5B, R5D, R6A, R7A, R7X, and C4-5X  districts, replace all or portions of existing C1-2 and C2-2 overlay districts with C1-3 and C1-4 overlay districts, eliminate all or portions of C2-2 overlay districts, and establish new C1-3 and C1-4 overlay districts. PDF DocumentView the Zoning Comparison Chart.


Proposed R4  (From R7-1 and  M1-1)

One- and two family attached houses on 47th Street within the Sunnyside-Gardens Planned Community Preservation district and the proposed R4 district
One- and two family attached houses on 47th Street within the Sunnyside-Gardens Planned Community Preservation district and the proposed R4 district
Two R4 districts are proposed for the rezoning area. The first R4 District is generally bounded by Barnett Avenue, 48th Street, and 39th Avenue. The second R4 District is generally bounded by Skillman Avenue, 48th Street, Queens Boulevard, and 46th Street. These areas are characterized by attached two-story, one- and two-family homes with relatively low lot coverage.

This action would ensure that the entire Sunnyside Gardens Special Planned Community Preservation District would has the same underlying R4 District, consistent with the zoning text changes adopted in 2009.  This zoning change would also bring residential uses on the northern edge of the Sunnyside Gardens development currently in an M1-1 zone into conformance. The proposed R4 District would allow a maximum building height up to 35 feet and a maximum floor area ratio (FAR) of 0.9 (including a 0.15 FAR attic allowance). This maximum FAR would more closely match existing FARs and limit out-of character development on these blocks. 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.   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.

Proposed R4-1 (From R4, R5, and R6)

One- and two family semi-detached houses on 65th Place within the proposed R4 district
One- and two family semi-detached houses on 65th Place within the proposed R4 district
R4-1 districts are proposed for three sections of the rezoning area in Woodside. The first section is generally bounded by the Long Island Rail Road, 58th Street, and Woodside Avenue. The second section is generally bounded by 37th Avenue, 64th Street, 39th Avenue, and 61st Street. The third section is generally bounded by Roosevelt Avenue, 67th Street, 66th Street, Woodside Avenue, and Trimble Road. In the proposed R4-1 districts, one- and two-family detached and semi-detached development would be allowed, which is consistent with development patterns in these areas.

The proposed R4-1 district permits one- and two-family detached or semi-detached residences.  The maximum FAR is 0.9, which includes a 0.15 attic allowance.  The minimum lot width and lot area depend upon the housing type:  detached residences require a minimum 25-foot lot width and 2,375 square feet of lot area.  Semi-detached residences require a minimum 18-foot lot width and 1,700 square feet of lot area.  The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet.  A front yard of at least 10 feet is required and must be as deep as an adjacent front yard up to 20 feet. The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet. Community facilities are permitted an FAR of 2.0. Community facilities are permitted at a maximum FAR of 2.0.  One parking space is required for each dwelling unit.

Proposed R5B (From R4, R5, and R7-1)
Attached houses on 50th Street within the proposed R5B district
Attached houses on 50th Street within the proposed R5B district
R5B districts are proposed for five sections of the rezoning area. The first section is generally bounded by Skillman Avenue, 40th Street, 43rd Avenue, and 39th Street. The second section covers all or portions of four block fronts on the south side of Skillman Avenue between 43rd Street and 47th Street. The third section covers a portion of the block bounded by Queens Boulevard, 50th Street, 47th Avenue, and 49th Street. The fourth section covers portions of four blocks which are generally bounded by 39th Avenue, 52nd Street, Skillman Avenue, and 48th Street. The fifth section covers all or portions of 20 blocks and is generally bounded by Barnett Avenue, 39th Avenue, 58th Street, 37th Avenue, 61st Street, Roosevelt Avenue, Skillman Avenue, 54th Street, 39th Drive, and 52nd Street. The areas proposed to be rezoned to R5B are predominantly developed with two- and three-story attached and semi-detached buildings.

In the proposed R5B districts, all housing types would be allowed. The maximum residential FAR would be 1.35 (2.0 for community facilities), and buildings would be limited to 33 feet in height, with a 30 foot maximum perimeter wall. Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet.  Semi-detached and attached residences require a minimum of 1,700 square feet in area and a minimum lot width of 18 feet.  A front yard of at least 5 feet is required and must be as deep as an adjacent front yard up to a maximum of 20 feet.  Community facilities are allowed at an FAR of 2.0.  Off-street group parking is required for 66 percent of the dwelling units.  Front yard parking is prohibited in R5B districts.

Proposed R5D (From  R5, R6,and R7-1)

Three-story multi-family apartment buildings on Skillman Avenue in the proposed R5D district
Three-story multi-family apartment buildings on Skillman Avenue in the proposed R5D district
R5D districts are proposed for six sections of the rezoning area. The first section covers portions of three blocks and is generally bounded by 39th Street, Queens Boulevard, 41st Street, and 47th Avenue. The second section covers a portion of one block that is generally bounded by 47th Avenue, 44th Street, 48th Avenue, and 43rd Street.  The Third section covers all or portions of three blocks and is generally bounded by Skillman Avenue, 50th Street, 43rd Avenue, and 48th Street. The fourth section covers portions of six blocks and is generally bounded by Skillman Avenue, 55th Street, Roosevelt Avenue, and 52nd Street. The fifth section covers all or portions of 14 blocks and is generally bounded by 37th Avenue, 62nd Street, 39th Avenue, 64th Street, 37th Avenue, the Brooklyn-Queens Expressway, Roosevelt Avenue, and 61st Street. The sixth section covers all or portions of 17 blocks and is generally bounded by Roosevelt Avenue, the Brooklyn-Queens Expressway, 72nd Street, Woodside Avenue, and 64th Street. These areas are characterized by with three- and four-story attached buildings and some small apartment buildings.

R5D districts allow all housing types at a maximum FAR of 2.0, which is generally consistent with existing context. R5D regulations would limit building height to 40 feet. Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet.  Semi-detached and attached residences require a minimum of 1,700 square feet in area and a minimum lot width of 18 feet.  A front yard of at least 5 feet is required and must be as deep as an adjacent front yard up to a maximum of 20 feet.  Community facilities are allowed at an FAR of 2.0.  Off-street group parking is required for 66 percent of the dwelling units.  Accessory residential parking can be waived if no more than one space is required.

Proposed R6A (From R5, R7-1, and C4-2)

One- and two family semi-detached houses on 65th Place within the proposed R4 district
Four- and five-story multi-family apartment buildings on 42nd Street in the proposed R6A district

An R6A District is proposed for two sections of the rezoning area. The first section covers a potion of one block that is roughly bounded by Barnett Avenue, 48th Street, and 39th Avenue.  This action would replace the current M1-1 District covering this portion of the rezoning area in order to bring the existing apartment complex on the site into conformance.  The second section covers all or portions of 23 blocks and is generally bounded by Queens Boulevard, 49th Street, 48th Avenue, and 40th Street.  The areas proposed to be rezoned to R6A are predominantly developed with high lot coverage, four- to six-story walk-up and elevator buildings on large lots.

The proposed R6A District allows all housing types. The maximum FAR for all development is 3.0. Above base height of 40 to 60 feet, the building must set back to a depth of 10 feet on a wide street and 15 feet on a narrow street before rising to its maximum height of 70 feet To preserve the traditional streetscape, the street wall of a new building can be no closer to the street line than any building within 150 feet on the same block, up to a depth of 15 feet. Off-street parking, which is not allowed in front of a building, is required for 50 percent of a building's dwelling units, or waived if five or fewer spaces are required.

Proposed R7A (From R4, R5, R6, R7-1, and C4-2)

Six- and Seven-story multi-family apartment buildings on 45th Street in the proposed R7A district
Six- and Seven-story multi-family apartment buildings on 45th Street in the proposed R7A district
R7A Districts are proposed for two sections of the rezoning area. The first section covers all or portions of 17 blocks and is generally bounded by Skillman Avenue, 47th Street, Queens Boulevard, and 39th Place. The second section covers all or portions of ten blocks and is generally bounded by 43rd Avenue, 49th Street, Skillman Avenue, 52nd Street, 43rd Avenue, Roosevelt Avenue, Queens Boulevard, and 48th Street. The bulk regulations would ensure that new development reflects the consistent, low- to mid-rise character found throughout the area.

The R7A District permits residential and community facility uses at an FAR of 4.0. Above a base height of 40 to 65 feet, the building must set back to a depth of 10 feet on a wide street and 15 feet on a narrow street before rising to its maximum height of 80 feet. The street wall of a new building can be no closer to the street line, up to a depth of 15 feet, than any building within 150 feet on the same block. Off-street parking is not allowed in front of a building. Parking is required for 50% of dwelling units and may be waived if 15 or fewer spaces are required.

Proposed R7X (From R5 and R7-1)

Six-story mixed-use building on Queens Boulevard in the proposed R7X district
Six-story mixed-use building on Queens Boulevard in the proposed R7X district
An R7X district is proposed along block fronts on both sides of Queens Boulevard from a line halfway between 39th Street and 39th Place to 44th Street. This portion of Queens Boulevard is a major arterial roadway that is well served by mass transit. The proposed R7X district would encourage development of new market rate and affordable housing on Queens Boulevard. An associated proposed action (discussed below) would allow optional Inclusionary Housing Program provisions in the proposed R7X zone.

Within the proposed R7X District on Queens Boulevard, Residential developments that provide affordable housing pursuant to the Inclusionary Housing Program would be permitted a maximum floor area ratio (FAR) of up to 5.0.  Developments not participating in the program would be allowed a maximum FAR of 3.75.  Developments can qualify for the maximum FAR of 5.0 by providing 20 percent of residential floor area for households with incomes at or below 80 percent of the HUD Area Median Income (AMI).  Affordable units would be developed and administered pursuant to a Lower Income Housing plan with the Department of Housing Preservation and Development and would remain affordable in perpetuity.  In the proposed R7X District where the Inclusionary Housing program would be available, a developer may earn the floor area bonus by setting aside a portion of the units within the new building at below-market rates, or by providing new or rehabilitated affordable units off-site.  The off-site units could be located within Community District 2 or within a one-half mile radius of the development site in an adjacent community district.  Community facility developments would be allowed up to a maximum 5.0 FAR 

The R7X District allows for a minimum base height of 60 feet and a maximum base height of 85 feet.   Setbacks of 10 feet on a wide street and 15 feet on a narrow street would be required above the base before a building could achieve the maximum building height of 125 feet. The street wall of a new building can be no closer to the street line, up to a depth of 15 feet, than any building within 150 feet on the same block.  Parking is required for 50 percent of the dwelling units, and is waived if 15 or fewer spaces are required.

Proposed C4-5X (From C4-2, C8-1)

Six-story mixed-use building on Queens Boulevard in the proposed    C4-5X district
Six-story mixed-use building on Queens Boulevard in the proposed C4-5X district
A C4-5X District is proposed for all or portions of 10 block fronts along both sides of Queens Boulevard between 44th Street and 48th Street.  The proposed C4-5X district would also extend along the southern block fronts of Queens Boulevard 48th Street and 50th Street. 

The residential equivalent of a C4-5X district is R7X, consistent with the R7X District proposed to the west and the existing R7X District to the east.  The same Inclusionary Housing Program provisions for the proposed R7X district, as described above, would be applied to the proposed C4-5X District.

In the proposed C4-5X District, community facility uses would be limited to maximum FAR of 5.0, while commercial uses would be limited to a maximum FAR of 4.0. After reaching a base height of 60 to 85 feet, a building must set back to a depth of 10 feet on a wide street and 15 feet on a narrow street before rising to its maximum height of 125 feet. To maintain the traditional streetscape, the street wall of a new building can be no closer to the street line, up to a depth of 15 feet, than any building within 150 feet on the same block.  In C4-5X districts commercial uses are allowed above a building’s first floor, but they must be below the first story  of any residential use. Parking would be required for 50 percent of the dwelling units, and is waived if 15 or fewer spaces are required.  In the proposed C4-5X District, parking would not be required for commercial uses and would be required for a limited number of community facility uses.

Proposed Commercial Overlays

Existing C1 and C2 commercial overlays are mapped along streets that serve the local needs of the surrounding residential neighborhood.  C1 districts permit local commercial uses that generally serve the immediate neighborhood, while C2 districts permit a slightly wider range of retail and service uses.

The rezoning would replace existing C1-2 and C2-2 districts with C1-3 and C1-4 districts and generally reduce the depth of commercial overlays from 150 to 100 feet. Most retail uses in the proposed C1-3 and C1-4 districts would require one accessory parking space per 400 square feet of commercial floor area. In the proposed C1-4 districts, most retail uses would require one accessory parking space per 1,000 square feet of commercial floor area. These requirements vary depending on the type of use. The proposed reduced depth of new and existing overlays, would reflect land uses, and reduce the encroachment of commercial uses on residential streets.

New C1-3 and C1-4 districts are proposed in certain locations in order to recognize existing commercial land uses and provide new business location opportunities. C1-4 commercial overlays would be established along portions of Greenpoint Avenue.  New C1-3 commercial overlay districts would be established on portions of 39th Avenue, Skillman Avenue, Woodside Avenue, 43rd Avenue, and 47th Avenue where commercial uses currently exist.

Inclusionary Housing Text Amendment

In order to ensure the long-term affordability of a portion of newly constructed housing units, DCP is proposing a text amendment to Section 23-144 of the Zoning Resolution of the City of New York that would establish an Inclusionary Zoning bonus. PDF Document View adopted text amendment.

  • The Inclusionary Housing program would apply within two proposed zoning districts: a) an R7X District proposed on both side of Queens Boulevard from the midblock line between 39th Street and 39th Place to 44th Street; and b) a C4-5X District proposed on both sides of Queens Boulevard generally between 44th Street and 50th Street.
  • The proposed text would permit the maximum Floor Area Ratio (FAR) of 5.0  for developments within the specified R7X and C4-5X districts that provide affordable housing either within the development receiving the bonus,  through the preservation of existing units, or through new construction at a location within Community District 2, Queens.
  • Developments would qualify for the maximum FAR of 5.0 by providing up to 20 percent of residential floor area for households with incomes below 80 percent of the HUD Area Median Income (AMI).
  • Developments not participating in the Inclusionary Housing program would be allowed a maximum FAR of 3.75.
  • Affordable units would be developed and administered pursuant to a Lower Income Housing plan with the Department of Housing Preservation and Development and would remain affordable in perpetuity.

Sidewalk Cafe Text Amendment

In order to allow the development of small sidewalk cafés along Queens Boulevard where they are currently prohibited and along portions of Skillman Avenue where all types of sidewalk cafés are allowed, DCP is proposing a text amendment to Sections 14-41 and 14-43 of the Zoning Resolution of the City of New York. PDF DocumentView adoped text amendment.

  • Currently under section 14-41 of the Zoning Resolution all types of sidewalk cafés are prohibited on streets with elevated rail transit lines, unless specifically permitted by section 14-43 and all types of sidewalk cafés are permitted all other streets, unless specifically restricted.
  • The text amendment to section 14-41 would add Skillman Avenue to this list of streets where enclosed and unenclosed sidewalk cafés are restricted.
  • The text amendment to section 14-43 would add a section of Queens Boulevard from 100 feet east of 39th Street to 48th Street  and portions of Skillman Avenue between 45th Street and 51st Street to the list of areas were small side walk cafes are specifically permitted.








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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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