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Projects & Proposals > Queens >Woodhaven - Richmond Hill Printer Friendly Version
Woodhaven - Richmond Hill 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 Woodhaven – Richmond Hill rezoning area consists of four existing zoning districts: R3-1, R5, C8-1, and M1-1.  C1-2 and C2-2 commercial overlay districts are mapped along Jamaica and Atlantic Avenues.  These zoning districts have remained unchanged since 1961 when the current Zoning Resolution was adopted. 

Existing zoning does not adequately ensure that future development will reinforce the one- and two-family residential character typically found on Woodhaven and Richmond Hill’s residential blocks or distinguish major commercial corridors from residential side streets.  Recent building trends have resulted in the demolition of detached one- and two-family houses and their replacement with semi-detached, attached, and multi-family buildings that do not match the surrounding neighborhood’s built character.  In addition, recent development has not been located along main commercial corridors where it could reinforce and strengthen established mixed-use areas. PDF Document View the zoning comparison chart.


Detached one- and two-family houses on 97th Street within an existing R3-1 district in Woodhaven
Detached one- and two-family houses on 97th Street within an existing R3-1 district in Woodhaven
Detached one- and two-family houses on 130th Street within an existing R5 district in Richmond Hill
Detached one- and two-family houses on 130th Street within an existing R5 district in Richmond Hill
Out-of-character semi-detached buildings on 117th Street within an existing R3-1 district in Richmond Hill
Out-of-character semi-detached buildings on 117th Street within an existing R3-1 district in Richmond Hill
Out-of-character multi-family buildings on 97th Avenue within an existing R5 district in Richmond Hill
Out-of-character multi-family buildings on 97th Avenue within an existing R5 district in Richmond Hill


R3-1

An R3-1 district is located generally north of Atlantic Avenue between Eldert Lane and 121st Street.  R3-1 zoning permits one- and two-family detached and semi-detached residential buildings.  The maximum residential floor area ratio (FAR) is 0.6, which includes a 0.1 attic allowance.  For detached development the minimum lot area is 3,800 square feet and the minimum lot width is 40 feet.  For semi-detached development the minimum lot area is 1,700 square feet and the minimum lot width is 18 feet.  The maximum perimeter wall height is 21 feet and the maximum building height is 35 feet.  One parking space is required for each dwelling unitCommunity facilities are permitted an FAR of 1.0. 

R5

An R5 district is generally located on both sides of Atlantic Avenue and the area to the south between 102nd Street and the Van Wyck Expressway.  R5 zoning permits all housing types, including multi-family residences.  The maximum residential FAR is 1.25.  In a predominately built up area, a maximum FAR of 1.65 is permitted through R5 infill provisions.  For detached development the minimum lot area is 3,800 square feet and the minimum lot width is 40 feet.  All other housing types require lots with a minimum area of 1,700 square feet and a minimum lot width of 18 feet.   The maximum street wall height is 30 feet and the maximum building height is 40 feet.  Off-street parking in a grouped facility is required for 85% of the dwelling units.  Community facilities are permitted an FAR of 2.0. 

C8-1

All or portions of three blocks are currently zoned C8-1 within the rezoning area.  One block is generally located south of Jamaica Avenue between Eldert Lane and 75th Street and two blocks are generally located on the north and south sides of Jamaica Avenue between 98th and 101st Streets.  C8-1 zoning permits commercial and community facility uses in Use Groups 4 through 14 and 16.  Residential uses are not permitted.  Typical uses in C8 districts include automotive-related uses, such as auto repair, showrooms, warehouses, gas stations, and car washes.  The maximum FAR for commercial uses in a C8-1 district is 1.0. Maximum building height is determined by a sky exposure plane, which begins at a height of 30 feet above the street line.  Off-street parking requirements vary with the use.  Community facility uses are permitted a maximum FAR of 2.4.

M1-1

One block is currently zoned M1-1 within the rezoning area.   The block is located south of Atlantic Avenue between 102nd and 104th Streets.  M1-1 zoning districts permit Use Groups 4 through 14, 16 and 17 which include light industrial uses which conform to high performance standards.  Residential uses are not permitted.  Typical uses in M1-1 districts include light industrial uses, such as manufacturing establishments for food, metal, and wood products.  The maximum FAR for commercial uses in a M1-1 district is 1.0.  Maximum building height is determined by a sky exposure plane, which begins at a height of 30 feet above the street line.  Off-street parking requirements vary with the use.  Community facility uses are permitted a maximum FAR of 2.4.

Commercial Overlays

C1 and C2 commercial overlay districts are mapped along Jamaica and Atlantic Avenues.  C1 districts permit commercial Use Groups 5 and 6, which allow the kinds of daily retail and service establishments frequently used by neighborhood residents.  C2 districts permit a wider range of commercial uses including those in Use Groups 5 though 9 and 14.  When C1 and C2 overlay districts are mapped with R1 through R5 residential districts the maximum commercial FAR is 1.0, with commercial uses limited to the first floor in mixed-use buildings.  Off-street parking requirements vary with the use.  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 can 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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