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| Projects & Proposals > Brooklyn > Bay Ridge |
|
Special Bay Ridge
District Rezoning - Approved!
Existing Context and Zoning
|
| Overview
| Existing
Context and Zoning | Proposed
Zoning |
Like most New York City neighborhoods of its size,
Bay Ridge does not have a single context, but a
variety of land uses and housing types typical of
the times in which they were built. Whatever the
housing type, however, the scale is generally low,
six stories or less with few exceptions. About 40
percent of the 249 blocks in the special district
are characterized by one- and two-family detached
and semi-detached homes.
The special district is bounded by 65th Street
on the north, Shore Road and The Narrows to the
south and west, and Seventh Avenue and the Gowanus
Expressway to the east. Zoning regulations in
the SBRD designate five separate preservation
areas: Area A, the midblock preservation area;
Areas B, C, and D, avenue preservation areas;
and Area E for other designated locations. Table
1, SBRD Preservation Areas (below)
summarizes the maximum floor
area ratios (FAR) and height limits of the
underlying zoning districts in each of the preservation
areas.
Area A
In 1961, approximately 125 of Bay Ridge's low-rise
midblocks were zoned R6, a medium-density height
factor (non-contextual) zoning district. The 1978
SBRD regulations established the midblock preservation
area (Area A) limiting FAR to1.65 (compared to
2.43 in R6 districts outside the SBRD) and building
height to 32 feet to eliminate the potential for
midblock tower construction on these low-rise
streets. There is a broad mix of housing within
these blocks: single-family detached homes, semi-detached
and attached residences, and rowhouses and small
multi-family dwellings.
Area B
Third and Fifth Avenues contain a mix of multi-family
three- to six-story residential buildings with a
continuous ground floor retail presence on the blocks
with commercial overlays. Most Third and Fifth Avenue
blockfronts are within Area B of the SBRD and are
zoned R6 with commercial overlays. There is also
a 48-foot height limit in this area .
Area C
The commercial core of Bay Ridge is along 86th
Street, between Fourth Avenue and Fort Hamilton
Parkway in a C4-2 district (Area C). It is occupied
by large retail stores, typically two to three
stories, as well as six-story elevator apartment
buildings. The underlying C4-2 district permits
up to 2.0 FAR of commercial development and a
2.43 FAR for residential development. Area C limits
building height to 60 feet and allows an additional
0.275 FAR in a mixed building if all the additional
floor area is located on the ground floor and
occupied by a commercial or community facility
use. Three other sections of Bay Ridge characterized
by six-story apartment buildings are also subject
to Area C regulations: southern Fourth Avenue,
northern Ridge Boulevard and northern Shore Road.
Area D
Fourth Avenue north of 86th Street (Area D) is
characterized by six- to eight-story elevator
apartment buildings, as well as the 30-story Bay
Ridge Towers. The corridor is zoned R7-1 with
commercial overlays, a maximum FAR of 2.75 and
a height limit of 80 feet.
Area E
All other sections of the Special Bay Ridge District
are within Area E. Much of Area E is a low-density
residential section of the neighborhood between
Shore Road and Third Avenue. In this area, the
underlying zoning districts are R2 and R3-1, both
permitting only detached and semi-detached homes,
and R3-2, permitting all housing types, with FARs
of 0.5 in R2 and 0.6 in R3-1 and R3-2. Area E
modifies only the R3-2 district regulations, imposing
a building height limit of 32 feet rather than
the standard 35 foot limit.
The R7-1 district along southern Shore Road overlooking
the harbor and a small section of Ovington Avenue
west of Third Avenue within an underlying R6 district
are also part of Area E. The built character is
six- to eight-story elevator apartment buildings,
and the SBRD imposes a height limit of 60 feet
in the R6 district and of 80 feet in the R7-1
district.
Also within Area E are Bay Ridge's auto dealership
row, on Fourth Avenue south of 86th Street, zoned
C8-1, and a small M1-1 light manufacturing district
bounded by 65th Street, the Gowanus Expressway,
Fourth Avenue and Seventh Avenue. The underlying
district regulations remain unchanged by the special
district within these areas. Most of the uses
within the C8-1 and M1-1 districts are auto-oriented
including gas stations, auto repair shops, and
dealership showrooms. There is a row of non-conforming
rowhouses within the M1-1 district on 66th Street
between Fifth and Sixth Avenues.
TABLE
1 - SPECIAL BAY RIDGE DISTRICT PRESERVATION AREAS
| Preservation
Area |
Underlying Zoning |
Maximum
FAR |
Maximum Height |
Other
regulations |
| A:
Mid-Block Preservation Area |
R6 |
1.65 |
32 feet |
Parking prohibited in the side or rear
yard for sites with fewer than 3 dwelling
units, no required distance between curb
cuts
|
| B:
Avenue Preservation Area 1 |
R6 with C1 and C2 overlays |
2.43 R only
2.705 if ground floor commercial or community
facility |
48 feet |
Area Coverage/Open Space Regulations specify
zones for Primary Building, Required Open
Space, and Restricted Building Open Space |
| C:
Avenue Preservation Area 2 |
R6, R6/C2 and C4-2 |
2.43 R only
2.705 if ground floor commercial or community
facility |
60 feet |
Area Coverage/Open Space Regulations specify
zones for Primary Building, Required Open
Space, and Restricted Building Open Space
|
| D: Avenue Preservation Area
3 |
R7-1, R6/C2 and C4-2 |
2.75 |
80 feet |
Area Coverage/Open Space Regulations specify
zones for Primary Building, Required Open
Space, and Restricted Building Open Space
|
| E: Other areas |
R2, R3-1, R3-2 |
0.5 (R2)
0.6 (R3-1)
0.6 (R3-2) |
R3-2: 32 feet |
|
| R6, R7 |
2.43 (R6)
3.44 (R7) |
R6: 60 feet
R7: 80 feet |
| C8-1, M1-1 |
1.0 |
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