Contextual rezoning of 418 blocks in Auburndale, Oakland Gardens, and Hollis Hills modified to address concerns of private co-op. On October 27, 2010, the City Council modified the Department of City Planning’s 418-block rezoning of three communities in northeast Queens. The contextual rezoning impacted the Auburndale subarea, which is generally bounded by Station Road to the north, the Long Island Expressway to the south, Francis Lewis Boulevard to the east, and Kissena Park to the west; and the Oakland Gardens-Hollis Hills subarea, generally bounded by the Long Island Expressway, the Grand Central Parkway, Alley Pond Park, and the Clearview Expressway.
The suburban area is characterized by one- and two-family detached and semi-detached housing, with larger apartment buildings along the wider avenues. The prior zoning’s flexibility permitted development that was out-of-context with the area’s built character. The approved plan applied contextual zoning districts in order to preserve the area’s low-density residential character, while permitting limited increases in density along the area’s primary corridors.
At the City Planning Commission’s hearing, Oakland Gardens residents debated the rezoning of nine blocks adjacent to Alley Pond Park from an R3-2 to an R2A district. Opponents testified that the R2A district’s prohibition on two-family homes would limit development potential and reduce property values.
Auburndale residents and local Council Member Daniel J. Halloran voiced concern over automotive businesses located in the neighborhood’s Station Road manufacturing district. Although not included in the rezoning, residents requested that the Commission residentially rezone the district in order to mitigate noise and traffic impacts.
Residents of the Windsor Park Co-op in Oakland Gardens were divided over Planning’s decision to rezone the complex from R4 to R5D. The increased floor area allowed in a R5D district would be needed to facilitate the co-op’s planned expansion. Opponents of the expansion, however, claimed that the co-op’s plan would create a parking shortage and eliminate open space. 7 CityLand 120 (Sept. 15, 2010).
The Commission modified the proposal, including applying R3X districts in the place of proposed R2A districts to the blocks adjacent to Alley Pond Park, and removing the Windsor Park site from the plan. The Commission believed that the R3X districts would better reflect the development pattern of one- and two-family detached housing found in the area. With regard to the Windsor Park site, the Commission noted that additional public outreach regarding the expansion was needed. The Commission further noted that the request to rezone Auburndale’s Station Road manufacturing area was beyond the scope of the rezoning.
At the Council’s Zoning & Franchises Subcommittee hearing, Council Member Halloran told residents that he would continue to work with Planning to address the concerns about Station Road. The focus of the hearing then shifted to the redevelopment of the Windsor Park Co-op. Windsor Park resident Joseph Cusellic stated that the expansion plan would require the removal of trees and said the area would be “flooded” with vehicles. Larry Kinitsky, president of the coop board, testified that expansion was vital to secure funding for necessary co-op improvements. KiAt the Council’s Zoning & Franchises Subcommittee hearing, Council Member Halloran told residents that he would continue to work with Planning to address the concerns about Station Road. The focus of the hearing then shifted to the redevelopment of the Windsor Park Co-op. Windsor Park resident Joseph Cusellic stated that the expansion plan would require the removal of trees and said the area would be “flooded” with vehicles. Larry Kinitsky, president of the coop board, testified that expansion was vital to secure funding for necessary co-op improvements. Kinitsky said there would be adequate parking, noting that there were currently 264 vacant parking spaces in the complex.
The Subcommittee modified the proposal by replacing the Windsor Park site’s R4 zoning with an R5 district. Chair Mark Weprin noted this was the minimum zoning change Windsor Park needed to permit expansion. After the City Planning Commission reviewed the modifications, the full Council unanimously approved the rezoning.
ULURP Process
Lead Agency: CPC, Neg. Dec.
Comm. Bd.: QN 11, 7, 8, App’d
Boro. Pres.: App’d
QN Boro. Bd.: App’d
CPC: App’d, 11-0-0
Council: App’d, 47-0-0
Council: Auburndale-Oakland Gardens- Hollis Hills Rezoning (C 100409 ZMQ – rezoning) (Oct. 27, 2010).