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Projects & Proposals > Queens >Woodhaven - Richmond Hill Printer Friendly Version
Woodhaven - Richmond Hill 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 Map
Adopted zoning map with City Council Modification - PDF Document View a larger image.
The proposed zoning changes would affect more than 6,700 lots on 229 blocks.  The proposed rezoning replaces all or portions of existing R3-1, R5, C8-1, and M1-1 districts with R3A, R3X, R4A, R4-1, R4B, and R6A districts, replaces existing C1-2 and C2-2 overlays with C1-4, C2-3, and C2-4 overlays, eliminates portions of existing C1-2 and C2-2 overlays, and establishes new C2-3 overlays.

The proposed contextual zoning strategy will protect the character of Woodhaven and Richmond Hill’s residential blocks and ensure future residential development is predictable and consistent with surrounding neighborhood built contexts. The proposed zoning for Jamaica and Atlantic Avenues will support new mixed-use, moderate density development along the area’s major commercial corridors. Updates to commercial overlay districts are also proposed to ensure commercial uses do not encroach on residential side-streets. PDF Document View the zoning comparison chart.







Proposed R3A (from R3-1)
One- and two-family detached houses on 90th Street within a proposed R3A district in Woodhaven
One- and two-family detached houses on 90th Street within a proposed R3A district in Woodhaven
Two R3A districts are proposed on all or portions of 14 blocks in the Woodhaven section of the rezoning area.  One proposed R3A district is generally bounded by 88th Street, Jamaica Avenue, Woodhaven Boulevard, and 91st Avenue.  A second proposed R3A district is generally located on the east and west sides of 98th Street between Jamaica Avenue and Park Lane South.   These R3A districts will reinforce existing one- and two-family detached residential buildings on narrow lots on these 14 blocks.

R3A zoning permits one- or two-family detached residential buildings with a maximum FAR of 0.6, which includes a 0.1 attic allowance.  R3A districts require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet.  In addition to the 10-foot minimum required front yard depth, a deeper front yard would be required to match the yard depth of an adjacent building up to 20 feet.  The maximum perimeter wall height is 21 feet and the maximum building height is 35 feet.  One off-street parking space is required for each dwelling unit.  Community facilities are permitted an FAR of 1.0.

Proposed R3X (from R3-1)
One- and two-family detached houses on 88th Street within a proposed R3X district in Woodhaven
One- and two-family detached houses on 88th Street within a proposed R3X district in Woodhaven
Three R3X districts are proposed on all or portions of 44 blocks in the Woodhaven section the rezoning area.  One proposed R3X district is generally bounded by Forest Parkway, Park Lane, 89th Street, and Jamaica Avenue.  A second proposed R3X district is generally bounded by 91st Street, Park Lane, 96th Street, and Jamaica Avenue.  A third R3X proposed district is generally bounded by Woodhaven Boulevard, Jamaica Avenue, 98th Street, and Atlantic Avenue.  These R3X districts will reinforce existing one- and two-family detached residential buildings on these 44 blocks.

R3X zoning permits one- or two-family detached residential buildings with a maximum FAR of 0.6, which includes a 0.1 attic allowance.  R3X districts require a minimum lot area of 3,325 square feet and a minimum lot width of 35 feet.  In addition to the 10-foot minimum required front yard depth, a deeper front yard would be required to match the yard depth of an adjacent building up to 20 feet.  The maximum perimeter wall height is 21 feet and the maximum building height is 35 feet.  One off-street parking space is required for each dwelling unit.  Community facilities are permitted an FAR of 1.0.
Proposed R4A (from R3-1 and R5)
One- and two-family detached houses on 118th Street within a proposed R4A district in Richmond Hill
One- and two-family detached houses on 118th Street within a proposed R4A district in Richmond Hill
Four R4A districts are proposed on all or portions of 123 blocks in Richmond Hill section of the rezoning area.  One proposed R4A district is generally bounded by Woodhaven Boulevard, Atlantic Avenue, 96th Street, and 95th Avenue.  A second proposed R4A district is generally bounded by 112th Street, Jamaica Avenue, 121st Street, and Atlantic Avenue.  A third proposed R4A district is generally bounded by 105th Street, Atlantic Avenue, the Van Wyck Expressway, and 101st Avenue.  A fourth proposed R4A district is generally bounded 113th Street, 101st Avenue, the Van Wyck Expressway, and 103rd Avenue.  These R4A districts will reinforce existing one- and two-family detached residential buildings on these 123 blocks.

R4A zoning permits one- and two-family detached residential buildings with a maximum FAR of 0.9, which includes a 0.15 attic allowance.  R4A districts require a minimum lot area of 2,850 square-feet and a minimum lot width of 30 feet.  In addition to the 10-foot minimum required front yard depth, a deeper front yard would be required to match the yard depth of an adjacent building up to 20 feet.  The maximum perimeter wall height is 21 feet and the maximum building height is 35 feet.  One off-street parking space is required for each dwelling unit.  Community facilities are permitted an FAR on 2.0.
Proposed R4-1 (from R5 and M1-1)
One- and two-family semi-detached houses on 109th Street with in a proposed R4-1 district in Richmond Hill
One- and two-family semi-detached houses on 109th Street with in a proposed R4-1 district in Richmond Hill
Three R4-1 districts are proposed on all or portions of 25 blocks in Richmond Hill.  One proposed R4-1 district is generally bounded by 102nd Street, 94th Avenue, 105th Street, and 101st Avenue.  A second proposed R4-1 district is generally bounded by 102nd Street, 101st Avenue, 112th Street, and 103rd Avenue.  A third proposed R4-1 district is generally bounded by 121st Street, Atlantic Ave, 124th Street, and 95th Avenue.  These R4-1 districts will reinforce the existing one- and two-family detached and semi-detached residential buildings on these 25 blocks.

R4-1 zoning permits one- and two-family detached and semi-detached residential buildings with a maximum FAR of 0.9, which includes a 0.15 attic allowance.  For detached development the minimum lot area is 2,375 square feet and the minimum lot width is 25 feet.  For semi-detached development the minimum lot area is 1,700 square feet and the minimum lot width is 18 feet.  A front yard of at least 10 feet is required and it must be as deep as an adjacent front yard up to 20 feet. The maximum perimeter wall height is 25 feet and the maximum building height is 35 feet.  One parking space is required for each dwelling unit.  Community facilities are permitted an FAR of 2.0.

Proposed R4B (from R5)
One- and two family rowhouses on 95th Avenue within a proposed R4B district in Richmond Hill
One- and two family rowhouses on 95th Avenue within a proposed R4B district in Richmond Hill
An R4B district is proposed in Richmond Hill on four block frontages along 95th Avenue between 121st Street and 124th Street.  This R4B district will reinforce existing one- and two-family rowhouses on these four block frontages.

The R4B district permits all housing types but is primarily characterized by low-rise rowhouses with required parking located in rear common driveways.  R4B districts permit a maximum FAR of 0.9. Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet.  All other housing types require a minimum area of 1,700 square feet and a minimum lot width of 18 feet.  The maximum building height is 24 feet.  A front yard of at least 5 feet is required and it must be as deep as an adjacent front yard up to 20 feet. One parking space is required for each dwelling unit.  Front yard parking is prohibited in R4B districts.  Community facilities are permitted an FAR of 2.0. 
Proposed R6A (from R3-1, R5, and C8-1)
Two R6A districts are proposed on portions of 65 blocks in the rezoning area.  One R6A district is proposed in Woodhaven along Jamaica Avenue generally between Eldert Lane and 102nd Street.  A second R6A district is proposed in Richmond Hill along Atlantic Avenue generally between 104th Street and 121st Street.  These R6A districts will strengthen and reinforce the built character along the rezoning area’s primary commercial corridors.

R6A districts permit all housing types.  The maximum FAR for all residential development is 3.0.  Above a maximum base height of 60 feet, the building must be set back to a depth of at least 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% of a building’s dwelling units, or waived if five or fewer spaces are required.  Community facilities are permitted an FAR of 3.0.
Proposed Commercial Overlays
Existing C1 and C2 commercial overlays are mapped along Jamaica and Atlantic Avenues and serve the local shopping needs of the surrounding residential neighborhood.  C1 districts permit local commercial uses that generally serve the immediate neighborhood, while C2 districts permit a wider range of retail and service uses.

The proposed updates to the commercial zoning districts would replace existing C1-2 and C2-2 districts with C1-4, C2-3, and C2-4 districts and reduce the depth of commercial overlays from 150 to 100 feet to prevent commercial uses from encroaching onto residential side streets. 

New C2-3 commercial overlays are also proposed in certain locations along Lefferts Boulevard and Atlantic Avenue in order to recognize existing commercial uses and provide new business location opportunities.  

Parking requirements in C2-3, C1-4 and C2-4 overlays vary by use, however most retail uses in C2-3 overlays require one space per 400 square feet of commercial floor area and most retail uses in C1-4 and C2-4 overlays require one accessory parking space per 1,000 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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