Chair questions on building height, parking, and L-shaped rezoning rationale
Thomas-Henry asks about building height (10 stories, though R7A allows 11), parking (26 spaces), and the planning rationale for including the Islamic Center lot in the L-shaped rezoning area. St. Jacques explains the eastern portion has historically been non-residential, the Galaxy Plaza wraps the block, and the LIRR creates a wide street condition, making the zoning boundary logical.
Gotcha.
Okay.
The community board has expressed concern that
the proposed development is out of scale with the surrounding neighborhood.
Can you explain why an R7A zoning district is appropriate for this location?
Yeah, absolutely.
I will note that Community District 7, although they ultimately recommended disapproval, they did vote about 26% in favor of the project.
So it wasn't, you know,
Complete opposition, the R7A has historically been mapped along wide commercial corridors throughout Queens and throughout the city, Northern Boulevard in particular.
R7A is intended to be mapped on wide streets like Northern Boulevard, and bulk regulations ensure appropriate massings to protect adjacent lower density areas.
So we believe that this project
aligns with city policy.
Also note that allowing higher density development on arterial corridors such as Northern Boulevard serves city housing policy, but the zoning in place,
particularly the R12A to the north of the project, protects low density residential mid blocks.
And I'd say that these are complementary policies to both protect low density and allow appropriate growth where appropriate, such as on Northern Boulevard.
Currently on Northern Boulevard, are there any R7A buildings within a two to three block radius, either east or west?
Within a...
Two to three block radius?
No.
This area was zoned R5B in 2005, so just over 20 years ago, and this has really remained very low density.
Just to the west, about nine blocks away, sorry, there is R6A, and then about nine blocks away,
the city council approved an R7X, which allows a 14-story building at a 6 FAR, so a bit higher than the proposed R7A here.
There's also R7-1 and R6 mapped a little bit farther beyond that R7X, which allow 12-ish story developments.
So the context is not there currently with respect to the R7A, but we believe that the rationale for the R7A is certainly met at this transit-oriented site.
What is it?