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Dutch Kills Neighborhood of Community District 1 in Queens

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Dutch Kills Neighborhood of Community District 1 in Queens CHAPTER 2: LAND USE, ZONING, AND PUBLIC POLICY A. INTRODUCTION This chapter examines the proposed actions and the anticipated build-out resulting from the proposed actions and its consistency with existing land uses and development trends, compatibility with surrounding areas, and consistency with public policy and zoning regulations. The land use, zoning, and public policy analyses describe the existing conditions in the rezoning area (which will serve as the primary study area in this chapter) and the surrounding secondary study area, as well as future conditions with and without the proposed rezoning and related actions in these same two areas. The analysis identifies anticipated changes in land use, zoning, and public policy independent of the proposed actions by the 2017 build year and then assesses the potential beneficial and adverse impacts to land use, zoning, and public policy as a result of the proposed actions. The rezoning area is located in the Dutch Kills neighborhood of Community District 1 in Queens. The rezoning area is comprised of 36 whole and 4 partial blocks that encompass approximately 70 acres, and is generally bounded by 36th Avenue to the north, Northern Boulevard to the east, 41st Avenue to the south, and 23rd Street to the west. The rezoning area is north and west of the Sunnyside Yards and north of the Queens Plaza Subdistrict and the Special Long Island City Mixed-Use District. The area would generally be rezoned from M1-3D and M1-1 to M1-2 or a mixed-use district (M1-2/R5B, M1-2/R5D, M1-2/R6A and M1-3/R7X) where a Residence District would be paired with a light Manufacturing District. The blocks proposed for a mixed-use district would be located within the proposed extension of the Special Long Island City Mixed-Use District. The proposed zoning text amendments would facilitate the creation of the Dutch Kills Subdistrict within the Special Long Island City Mixed Use District, establish the Inclusionary Housing Program in the proposed M1-3/R7X district on Northern Boulevard, and modify certain provisions of the proposed underlying districts. Together these amendments (map amendments and text amendments) comprise the “Dutch Kills Rezoning and Related Actions”. B. OVERVIEW Under the proposed actions, the Dutch Kills neighborhood would be rezoned to allow as-of-right residential development and support continued mixed-use development and growth near wide streets and public transit. Allowable densities for commercial and light industrial uses would be changed to more closely correspond to proposed residential densities, generally resulting in decreased densities for such uses except near Northern Boulevard. The proposed zoning changes would create a closer balance between residential and nonresidential densities and encourage new development and economic growth opportunities in the subdistrict as well as accomplish the land use policies discussed in Chapter 1, “Project Description”. Based on the RWCDS, and as a result of the proposed actions, development in the study area is expected to achieve a build-out that would include 1,555 additional dwelling units than in the future condition without the proposed actions, of which approximately 187 would be affordable units provided through the proposed Inclusionary Housing Program, and 410 additional accessory parking spaces. The RWCDS envisioned under the proposed actions would also result in a net decrease of 197,470 square feet (sf) of commercial space; a net decrease of 180,536 sf of industrial space; and a net decrease of 41,697 sf of community facility space from the anticipated future condition without the proposed actions. 2-1 Dutch Kills Redevelopment Plan EIS Overall, the analyses in this chapter concludes that the proposed zoning and related actions would change the density of land uses on most blocks in the rezoning area, from high-density light industrial and low- density, residential, to low density light industrial, low to moderate density residential and mixed-use development and higher-density mixed-use residential, commercial and light industrial uses along Northern Boulevard. These changes would be expected to have a positive impact on the immediate area given that the proposed actions would also create new residential development opportunities along wide streets while protecting the character of low-density residential midblocks. The proposed actions will support continued economic growth in the existing mixed-use residential, commercial, and light industrial community by removing restrictions on residential development. For these reasons, no significant adverse impacts on land use, zoning, or public policies would result from the proposed actions. C. METHODOLOGY Existing land uses were identified through review of a combination of sources including data obtained from the New York City Department of City Planning (DCP) and via field surveys. Land use maps developed for this chapter incorporate existing data from the land use profile prepared by DCP MapPLUTOTM and field visits. An initial land use map was created using the MapPLUTOTM data and in December 2007, field work was conducted to verify, and where necessary update, the MapPLUTOTM data. Once verified in the field via a detailed land use inventory of the primary study area, a final land use map was created that more accurately depicts the existing land uses in the primary study area. A more generalized land use survey was completed for the secondary study area (study areas are defined below). When discrepancies between field work and MapPLUTOTM data were identified, the GIS dataset was updated to reflect observed land uses. New York City Zoning Maps and the Zoning Resolution of the City of New York were consulted to describe existing zoning districts in the study area, and provided the basis for the zoning evaluation of the Future No Build and Future Build Conditions. Relevant public policy documents, recognized by DCP and other city agencies, were utilized to describe existing public policies pertaining to the study area, and served as the basis for the Future No Build and Future Build discussions of public policy. According to the CEQR Technical Manual, a land use assessment is warranted if a proposed action would result in a significant change in land use or would substantially affect regulations or policies governing land use. The proposed action includes zoning text changes and zoning map amendments, both of which would affect land use, zoning and potentially public policy. Land use, zoning, and public policy are addressed and analyzed for two geographical areas for the proposed rezoning; the rezoning area, also referred to as the primary study area, and a secondary study area. For the purpose of this assessment, the primary study area is identified as all land uses within the rezoning area. The secondary study area extends one-quarter mile from the boundary of the rezoning area and encompasses areas that have the potential to experience indirect impacts as a result of the proposed actions. Both the primary and secondary study areas have been established in accordance with CEQR Technical Manual guidelines and can be seen in Figure 1-1 Chapter 1, “Project Description”. 2-2 Chapter 2: Land Use, Zoning, and Public Policy STUDY AREAS PRIMARY STUDY AREA (REZONING AREA) The primary study area is the same as the rezoning area identified in Figure 1-2. For the purposes of assessing existing and future land use and future zoning; the primary study area has been divided into 10 subareas, including Subareas A1 through E1. The subareas follow boundaries of the proposed zoning districts that would be created as a result of the proposed actions (see Figure 2-1). SECONDARY STUDY AREA A secondary study area has been established to assess the potential effects that could result from the proposed actions on land use, zoning and public policy in the areas surrounding the rezoning area (refer to Figure 2-2). The secondary study area extends approximately one-quarter mile from the rezoning area boundary in all directions, including parts of Sunnyside Yards to the south. D. EXISTING CONDITIONS Within the primary study area, development trends have favored as-of-right hotels. To date, there are twelve several hotels built, under construction or for which Buildings Department permits have been issued within the proposed rezoning area. Limited residential development has occurred because a City Planning Commission zoning authorization is needed. Within Hunter's Point, a neighborhood just to the south of Dutch Kills, that was rezoned in 1995, 2001, and 2004 to allow residential and other uses at higher densities, approximately 3,000 dwelling units, one million square feet of commercial space and limited industrial floor area have been constructed. PRIMARY STUDY AREA The primary study area (rezoning area) is located north of the Queensboro Bridge and generally bounded by 36th Avenue on the north, Northern Boulevard on the east, 41st Avenue on the south, and 23rd Street on the west. As shown in Figure 2-3, existing land uses in the rezoning area include predominantly mixed- use and the majority of blocks within the rezoning area are occupied by a mix of land uses. Unlike the blocks west of the primary study area, which are predominately industrial, or blocks north of the primary study area, which are predominately residential; the rezoning area contains a mix of uses, with residential, commercial, and community facility uses sprinkled through out the area adjacent to industrial uses. Less than half of all the blocks in the rezoning area are occupied by active light industrial uses. Near the center of the rezoning area, in the vicinity of the 39th Avenue and 28th Street intersection, there is a concentration of residential land uses. The following section discusses land uses in each of the ten subareas. These subareas were developed to correspond with the proposed zoning for the rezoning area. Subareas A1 through A5 would all receive a M1-2/R5B zoning designation.
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