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Projects & Proposals > Queens > Waldheim Printer Friendly Version
Waldheim Rezoning - Approved!
Existing Zoning and Context


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


Background and Existing Zoning

The Waldheim neighborhood originated as an early 20th century residential subdivision with horticultural street names, located southeast of downtown Flushing. The name Waldheim is a German word meaning “house in the woods.”

The rezoning area is predominantly developed with residential uses, along with several community facilities, including Flushing Hospital, the Flushing YWCA and a number of religious facilities. The central and eastern portions of the rezoning area are primarily developed with one- and two-family detached homes, though concentrations of one- and two-family semi-detached homes can also be found. The northern and western portions of the rezoning area, closer to downtown Flushing, are mostly occupied by six- and seven-story apartment buildings. There are also nodes of commercial and retail uses along Kissena Boulevard at Cherry Avenue; the intersection of Franklin Avenue and Bowne Street; the intersection of 45th Avenue and Bowne Street; and the intersection of 45th Avenue and Parsons Boulevard.

The existing zoning, in place since 1961, is a poor match for this development pattern as it allows rowhouses and small-scale apartment buildings in areas occupied by one- and two-family detached homes, and high-rise apartment buildings in areas generally developed with six- and seven-story buildings.

Waldheim Rezoning - Existing Zoning
Waldheim Rezoning: Existing Zoning
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R3-2

New multifamily rowhouses at Beech Avenue and Syringa Place, in an existing R3-2 district

New multifamily rowhouses at Beech Avenue and Syringa Place, in an existing 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 homes and detached houses. The maximum FAR is 0.6 (includes a 20% attic allowance); community facilities are permitted an FAR of 1.0. Minimum lot width and lot area depend upon the housing configuration: one- and two-family detached structures require a 40-foot lot frontage and 3,800 square feet of lot area; other housing types require a lot width of at least 18 feet and lot area of at least 1,700 square feet. One parking space is required for each dwelling unit.
R4
R4 districts allow the same variety of housing types as the R3-2 district but at a moderately higher density. The maximum FAR is a 0.9 (includes a 20% attic allowance); community facilities are permitted an FAR of 2.0. One- and two-family detached residences are required to have a minimum lot area of 3,800 square feet and a minimum lot width of 40 feet. All other structures must have a minimum lot area of 1,700 square feet and a minimum lot width of 18 feet. One parking space is required for each dwelling unit. In predominantly built-up areas, optional infill provisions allow a residential FAR of 1.35 and parking for 66% of dwelling units.
R6

Height factor factor apartment building at Kissena Boulevard & Elder Avenue, in an existing R6 district

Height factor factor apartment building at Kissena Boulevard & Elder Avenue, in an existing R6 district

The R6 district is a medium-density general residence district. The maximum residential FAR is 2.43 or 3.0 (on wide streets) if Quality Housing provisions are used. Community facilities are permitted an FAR of 4.8. R6 is a height factor district with no fixed height limits. Building envelopes are regulated by the sky exposure plane. The minimum required lot area is 1,700 square feet and the minimum lot width is 18 feet. Parking spaces are required for 70% of the dwelling units, or 50% if Quality Housing provisions are used.
R7-1

Height factor apartment building at Cherry Avenue & Union Street, in an existing R7-1 district

Height factor apartment building at Cherry Avenue & Union Street, in an existing R7-1 district

The R7-1 district is a medium-density district with a slightly higher residential FAR than R6. The maximum residential FAR is 3.44 or 4.0 (on wide streets) if Quality Housing provisions are used. Community facilities are permitted an FAR of 4.8. R7-1 is a height factor district with no fixed height limits. Building envelopes are regulated by the sky exposure plane. The minimum required lot area is 1,700 square feet and the minimum lot width is 18 feet. Parking spaces are required for 60% of the dwelling units, or 50% if Quality Housing provisions are used.
C1-2 Commercial Overlay

2-story mixed-use buildings at the intersection of 45th Avenue and Parsons Boulevard

2-story mixed-use buildings at the intersection of 45th Avenue and Parsons Boulevard

There are existing C1-2 commercial overlays along block fronts at the intersections of Kissena Boulevard and Cherry Avenue and Franklin Avenue at Bowne Street. C1 districts are mapped within residential districts and permit Use Groups 1 through 6, which allow the types of local retail and service establishments that serve residential neighborhoods. Maximum commercial floor area can reach 1.0 FAR in R1 – R5 residence districts and 2.0 in R6 and R7 Districts, with commercial uses limited to the first floor in mixed-use buildings. Most retail uses require one accessory parking space per 300 square feet of commercial floor space, though the requirements may range from one space per 200 square feet to one space per 800 square feet of commercial floor area.
C2-2 Commercial Overlay
There is one existing C2-2 commercial overlay at the intersection of 45th Avenue and Bowne Street. C2 districts are mapped within residential districts and permit Use Groups 1 through 9 and 14, which include a wider range of commercial uses. Maximum commercial floor area can reach 1.0 FAR in R1 – R5 residence districts and 2.0 in R6 and R7 Districts, with commercial uses limited to the first floor in mixed-use buildings. Most retail uses require one accessory parking space per 300 square feet of commercial floor space, though the requirements may range from one space per 200 square feet to one space per 800 square feet of commercial floor area.

 

 


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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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