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Projects & Proposals > Queens > Bayswater/Far Rockaway Printer Friendly Version
Bayswater/Far Rockaway Rezoning - Approved!
Existing Zoning & Context
Overview | Existing Zoning & Context | Proposed Zoning
The R2 district, mapped extensively in Bayswater, permits only single-family detached homes on lots with an area of at least 3,800 square feet, and a minimum width of 40 feet.  The maximum floor area ratio (FAR) is 0.5.  One parking space is required per residential unit.

In certain parts of Bayswater, many homes are built on lots that are over 7,600 square feet.  The existing R2 would allow these homes to be demolished and replaced by two or more residences.
[Existing R2] New out-of-character development -- Mott Ave. and Dunbar St.
New out-of-character
development in R2 district

Mott Avenue and Dunbar Street


An R3-2 district, mapped on several blocks in southeastern Bayswater, is the lowest-density general residence district in which multifamily structures are permitted.  A variety of housing types are permitted, including garden apartments, row houses, semi-detached and detached houses, with a 35-foot height limit and a maximum FAR of 0.6 (including a 0.1 attic allowance for space beneath a pitched roof).  However, a high percentage of the lots in the area are developed with detached and semi-detached homes.  One parking space is required per residential unit.

An R4 district is mapped in the eastern part of the Far Rockaway rezoning area where most of the homes are one- and two-family detached buildings.  The district allows the same variety of housing types as the R3‑2 district but at a moderately higher density. The maximum FAR is 0.9 (including a 0.15 attic allowance), and the maximum building height is 35 feet.  On blocks that are predominantly developed, a maximum FAR of 1.35 is permitted with the R4 infill provision.  One parking space is required per residential unit.

R5 districts, covering nearly half of both the Bayswater and Far Rockaway areas, allow all housing types, including detached, semi-detached, attached and multifamily residences.  As in the existing R3-2 and R4 districts, however, many of the blocks in the R5 districts are developed predominantly with semi-detached and detached, one and two family homes.  The maximum FAR for all housing types in R5 districts is 1.25.  The maximum street wall height is 30 feet and the maximum building height 40 feet.  On blocks that are predominantly developed, a maximum FAR of 1.65 is permitted with the R5 infill provision which limits the street wall height to 30 feet and the overall building height to 33 feet.  One parking space per residential unit is required, or 85 percent of units when parking is grouped.

[Existing R5] New out-of-character development -- Nameoke and Gipson St. 
New out-of-character
development in R5 District

Nameoke and Gipson Streets

Bayswater/Far Rockaway Existing Zoning Map
Existing Zoning Map
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