Applicant Lobel on zoning map and non-conforming surrounding buildings
Lobel shows the zoning map, noting R1-2A has existed since 1961 despite surrounding buildings rising to non-conforming heights of 6-14 stories. He argues the R1-2A designation is inappropriate for the 108th Street frontage.
The next slide, the zoning map, which tells some of the story in terms of the existing zoning.
So you can see the R12A is across from an R71.
That district itself has been in existence since 1961.
So as you go from Queens Boulevard to the east, you encounter...
More density along Queens Boulevard, C44A and C45X, rising to R7X heights, as well as some current non-contextual districts or taller districts as proposed.
The R71 across the street here resulted in 14-story development along that side of the street.
And on our side of the street, you do have six-story buildings, which would not be permitted in the R12A.
Those are grandfathered existing non-complying buildings, as well as 13-story buildings within a block to two blocks of the property.
So despite the R12A designation, it's been recognized by the city as well as others that it's really inappropriate for this frontage to be zoned R12A.
The next slide.
Shows the tax map with the extent of the zoning district boundary.
Again, here, an R7D with a C24 overlay.