Middle Village and Glendale rezoned to allow in-context residential development. The Planning Commission approved another outer-borough rezoning intended to preserve established scale, protect low-rise character, and curb inconsistent development in residential neighborhoods. A majority of the rezoned area, 105 blocks along Metropolitan Avenue and the Long Island Railroad, will be predominantly rezoned R4-1 to allow only one- and two-family dwellings. Another 60-block area, bounded by Juniper Valley Road, Juniper Boulevard South, 78th Avenue, and 80th Street, will be predominantly rezoned R4B, which prohibits all multi-family development. Additionally, 150-foot-deep C1-2 and C2-2 commercial overlays were proposed along Metropolitan, Myrtle, and Cooper Avenues.
At the Commission’s December 21, 2005 public hearing, representatives for Council Member Dennis P. Gallagher and Community Board 5 supported the rezoning generally, but requested lower density zones between 69th and 80th Streets and further study of two districts: an R5 district in South Middle Village and an R6B district on Metropolitan Avenue. The Commission responded by agreeing to study both areas further. Two property owners, who opposed the rezoning, asked the Commission to extend commercial zones onto their property in order to avoid hardship and make use economically efficient. The Commission agreed to increase the depth of the proposed commercial overlay to benefit one property owner because of the property’s unusual depth.
The Commission unanimously approved the rezoning on February 8, 2006, finding that the changes will preserve the area’s predominantly low-density character and ensure consistent residential development in the future.
ULURP Process: The Planning Commission, as lead agency, issued a negative declaration. Community Board 5 unanimously voted to approve the rezoning subject to conditions, including a request for lower density zones in certain areas. Queens Borough President Helen Marshall recommended approval subject to similar conditions. City Council review is pending.
CPC: Middle Village-Glendale Rezoning (C 060153 ZMQ – map amendment) (February 8, 2006). CITYADMIN