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Projects & Proposals > Bronx > Village of Baychester Printer Friendly Version
Village of Baychester Rezoning - Approved!
Overview | Existing Context & Zoning | Proposed Zoning | Public Review

  Update February 15, 2006:
On February 15, 2006 the City Council adopted the Village of Baychester Rezoning. The zoning map amendments are now in effect.

In August 2005, the Department of City Planning proposed rezoning five full blocks and portions of one block in the Village of Baychester neighborhood within Community District 10, the Bronx.  The proposed rezoning was intended to support and reinforce the low-density character of the neighborhood to help ensure that future residential development would be consistent in scale and context with existing detached homes.

Detached homes on Boller Avenue - photo 1 Detached homes on Boller Avenue - photo 1
Detached homes on Boller Avenue

The Department of City Planning proposed amendments to the Zoning Map in order to ensure that future residential buildings would not be out-of-character with traditional low-density development patterns of the Village of Baychester.  The area affected by the proposed action is generally bounded by the Hutchinson River Parkway East to the north and west, Hunter Avenue to the east, and Bassett Avenue to the south.  It is located just south of Co-op City, a large high rise development built in the 1960’s.  Pelham Bay Park is located to the east and at 2,765-acres it is the city’s largest park.  Prior to the 2005 rezoning proposal, the area was zoned R3-2 with half of one block zoned R6.

The Village of Baychester neighborhood is primarily residentially developed with a large number of vacant lots.  At the time of rezoning, sixty-five percent of the homes in the area were one- and two-family, detached structures; nineteen percent of the residentially developed lots were occupied by multi-family housing, ten percent by attached housing, and five percent by semi-detached housing.  Thirty percent of the lots were either vacant or used for parking, mostly as accessory parking for a single or two-family home.  The community expressed concern that the vacant lots would be developed with out-of-character multi-family attached housing or apartment buildings.

The R3-2 and R6 zoning districts allow for a variety of housing types including semi-detached, attached housing and small apartment buildings in the R3-2 district and apartment buildings typically between 3 and 12 stories in the R6 district.  Such development was not reflective of the predominant character of one- and two-family detached homes.  The mismatch between the built character of the area and building type permitted by the existing zoning created an incentive to replace sound detached homes with rows of attached housing.

The Village of Baychester rezoning was a follow-up to the Throgs Neck Area Rezoning and Text Amendments approved by the City Planning Commission on August 25, 2004 (N 040479 ZMX, N 040480 ZRX, N 040481 ZRY, and N 040482 ZRX; CPC Calendar #8) and by the City Council on September 28, 2004 (CC Resolution #611).  This rezoning study was undertaken at the request of Bronx Community Board 10 and local civic organizations to extend the protection of contextual zoning and the Lower Density Growth Management regulations to the area.

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