117-50 Queens Plaza Subdistrict
In Areas A-1, A-2, B and C of the Queens Plaza Subdistrict of the Special Long Island City Mixed Use District, an M1 District is paired with a Residence District, as indicated on Map 1 in Appendix C of this Chapter. For the purposes of this Chapter, such Residence and M1 Districts are referred to as the "designated districts."
For the purposes of this Chapter, in the Queens Plaza Subdistrict, the area referred to as the "Sunnyside Yard" shall include: Yard A, the Arch Street Yard and the Sunnyside Yard, which are located generally between Crane Street, Jackson Avenue, 21st Street, 49th Avenue, Skillman Avenue, 43rd Street and the North Railroad property line.
The Queens Plaza Subdistrict Plan partly consists of the following three maps located within Appendix C of this Chapter:
Map 1 (Designated Districts within the Queens Plaza Subdistrict) of the Queens Plaza Subdistrict Plan identifies special areas comprising the Queens Plaza Subdistrict in which an M1 District is paired with a Residence District as indicated on the Subdistrict Map. These areas are as follows:
Map 2 (Ground Floor Use and Frontage) of the Queens Plaza Subdistrict Plan specifies locations where the special ground floor use and frontage regulations, as set forth in Section 117-512, apply.
Map 3 (Sidewalk Widening and Street Wall Location) of the Queens Plaza Subdistrict Plan specifies the locations where special street wall and mandatory sidewalk widening regulations, as set forth in Section 117-531, apply.
Definitions specifically applicable to the Queens Plaza Subdistrict of the Special Long Island City Mixed Use District are set forth in this Section. Other defined terms are set forth in Section 117-01 (Definitions) of the Special Long Island City Mixed Use District and Section 12-10 (DEFINITIONS).
In addition to those accessory uses listed in Section 12-10, for the purposes of this Section, an accessory use shall also include a dwelling unit in connection with any commercial, manufacturing or community facility establishment permitted in the Queens Plaza Subdistrict of the Special Long Island City Mixed Use District, pursuant to Section 117-51 (Queens Plaza Subdistrict Special Use Regulations), provided that no more than one such unit shall be permitted in connection with any establishment, and provided further that each such unit shall not exceed a gross area of 1,200 square feet or contain more than one kitchen.
Within the Queens Plaza Subdistrict, the home occupation provisions of Section 12-10 shall apply, except that:
(a) up to 49 percent of the total floor area of a dwelling unit may be used for a home occupation;
(b) such home occupation may occupy more than 500 square feet of floor area; and
(c) businesses operated as home occupations may have up to three employees not residing in the dwelling unit.
The special use provisions of Sections 123-20 through 123-50, inclusive, of the Special Mixed Use District shall apply in the Queens Plaza Subdistrict except where modified by the provisions of this Section and shall supplement or supersede the provisions of the designated Residence or M1 District, as applicable.
The following uses as listed in Section 42-30 (USES PERMITTED BY SPECIAL PERMIT) shall be permitted as-of-right in the Queens Plaza Subdistrict with no limitation on floor area per establishment:
Carpet, rug, linoleum or other floor covering stores;
Clothing or clothing accessory stores;
Dry goods or fabric stores;
Television, radio, phonograph or household appliance stores;
On designated streets in the Queens Plaza Subdistrict, as shown on Map 2 in Appendix C of this Chapter, the special ground floor use and frontage regulations of this Section shall apply to any building or other structure fronting on such streets.
Uses within stories on the ground floor or with a floor level within five feet of curb level shall be limited exclusively to permitted commercial, manufacturing or community facility uses as modified by the special use provisions of Sections 117-51 and 117-511, except for lobby space or entrance space.
In no event shall the length of street frontage occupied by lobby space, entrance space and/or a building entrance recess exceed in total 50 percent of the building's total street frontage or 30 feet, whichever is less. However, the total length of street frontage occupied by lobby space and/or entrance space need not be less than 25 feet.
Within the Queens Plaza Subdistrict, the transparency requirements of Section 37-34 (Minimum Transparency Requirements) shall apply to all developments and to enlargements where the enlarged portion of the ground floor of the building is within eight feet of the street line. However, the provisions establishing the maximum width of ground floor level street wall without transparency shall not apply. In lieu thereof, any portion of such building wall that is 50 feet or more in length and contains no transparent element between curb level and 14 feet above curb level or the ceiling of the ground floor, whichever is higher, or to its full height if such wall is less than 14 feet in height, shall be covered with vines or similar planting or contain artwork or be treated so as to provide visual relief. Plantings shall be planted in soil having a depth of not less than 2 feet, 6 inches, and a minimum width of 24 inches.
The transparency requirements of this Section shall not apply to any building where the ground floor is occupied by uses listed in Use Groups 16 or 17.
Within the Queens Plaza Subdistrict, the sign regulations of Section 123-40 shall apply, except that such sign regulations may be modified to permit a non-flashing sign on the rooftop of a non-residential building, provided that such sign directs attention to a business conducted within such building, where such business occupies at least 20 percent of the floor area within such building, or a minimum of 50,000 square feet of floor area within such building, whichever is less. In addition, the following rules shall apply:
(a) such sign shall be located on the rooftop of a building with frontage on Queens Plaza South, Queens Boulevard, Queens Plaza East or Queens Plaza North, and the height of the rooftop on which the sign is affixed shall be at least 70 feet but not more than 150 feet above curb level;
(b) there shall be no more than one such sign on a zoning lot, and no more than one such sign per establishment on any sign structure;
(c) such signs shall be affixed to an open frame structure with maximum dimensions that shall not exceed 45 feet in height, as measured from the surface of the roof to its uppermost point, and 150 feet in width, as measured along its widest dimension;
(d) all writing, pictorial representations, emblems, flags, symbols or any other figure or character comprising the design of such sign shall be separate elements, individually cut and separately affixed to the open frame structure. No perimeter or background surfaces shall be applied or affixed to the open frame structure in addition to such separate elements. No portion of such separate elements shall extend beyond the maximum dimensions allowed for an open frame structure. The area of such separate elements of a rooftop sign shall not count towards the maximum surface area of a sign permitted in Section 32-644 (Illuminated or flashing signs in C4, C5-4, C6 or C7 Districts); and
(e) any illumination from a rooftop sign located within 100 feet of any building containing residences, where such residences legally existed at the time of the application for a permit for such sign, shall not project into or reflect onto any residential portion of such building.
All buildings and other structures within the Queens Plaza Subdistrict shall comply with the bulk regulations of this Section. The regulations of the designated Residence and M1 Districts shall apply as set forth below.
In Areas A-1, A-2, B and C of the Queens Plaza Subdistrict, the bulk regulations set forth in Article II, Chapter 3, shall apply to all residential uses in a building or other structure in accordance with the regulations of the designated Residence District, and the bulk regulations set forth in Article IV, Chapter 3, shall apply to all manufacturing, community facility and commercial uses in a building or other structure in accordance with the regulations of the designated M1 District, except as modified in the special bulk regulations of Sections 117-522 through 117-533, inclusive.
When two or more buildings on a single zoning lot are used in any combination for uses which, if located in a single building, would make it a mixed use building, the regulations set forth in this Section shall apply as if such buildings were a single mixed use building.
The maximum floor area ratio permitted for commercial, community facility, manufacturing and residential uses in accordance with the applicable designated district shall not apply. In lieu thereof, the maximum floor area ratio permitted for commercial, community facility, manufacturing or residential uses, separately or in combination, is specified in the following table:
MAXIMUM FLOOR AREA RATIO FOR ALL USES IN THE QUEENS PLAZA SUBDISTRICT
Maximum Floor Area Ratio
(a) Lot coverage requirements for residential buildings
In the Queens Plaza Subdistrict, where the designated Residence District is an R7 or R9 District, the provisions of Section 23-151 (Basic regulations for R6 through R9 Districts), regulating minimum required open space ratios, and maximum floor area ratios, shall not apply. In lieu thereof, all residential buildings, regardless of whether they are required to be Quality Housing buildings, shall comply with the lot coverage requirements set forth for the designated district in Section 23-153 (For Quality Housing buildings).
Where the designated district is an R7-3 District, the maximum lot coverage shall be 70 percent on an interior or through lot and 100 percent on a corner lot.
(b) Lot coverage and open space ratio requirements for mixed use buildings
Lot coverage and open space ratio requirements shall not apply to any portion of a mixed use building in the Queens Plaza Subdistrict.
Any floor area bonus for a public plaza or arcade permitted under the regulations of the designated Residence or M1 District shall not apply in the Queens Plaza Subdistrict.
The yard regulations of the underlying districts shall apply, except as specified in this Section.
(a) Mixed use buildings
For a residential portion of a mixed use building, the required rear yard shall be provided at the floor level of the lowest story containing dwelling units or rooming units, where any window of such dwelling units or rooming units faces onto such rear yard.
(b) Manufacturing or commercial buildings
The rear yard provisions of the designated M1 District shall apply, except that such rear yard provisions shall not apply to manufacturing or commercial buildings on through lots.
(c) Zoning lots adjacent to the Sunnyside Yard
On a zoning lot sharing a lot line with the Sunnyside Yard, no yards are required for any building within a distance of 100 feet from the shared lot line.
(d) For zoning lots occupying an entire block
No rear yard or rear yard equivalent shall be required for a zoning lot occupying an entire block.
The height and setback regulations of the designated Residence and M1 Districts shall not apply, except for permitted obstructions pursuant to Sections 23-62 or 43-42, as applicable. In lieu thereof, all buildings or other structures shall comply with the regulations set forth in Sections 117-531 (Street wall location) and 117-532 (Setback regulations for buildings that exceed the maximum base height). Such regulations, however, shall not apply along the street frontage of that portion of a zoning lot occupied by existing buildings, unless the street walls of such existing buildings are vertically extended by more than 15 feet. The height of all buildings or other structures shall be measured from the base plane.