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Projects & Proposals > Queens > Bayswater/Far Rockaway Printer Friendly Version
Bayswater/Far Rockaway Rezoning - Approved!
Proposed Zoning
Overview | Existing Zoning & Context | Proposed Zoning
The two principal objectives of the zoning proposal are to:
  • Protect areas developed with large homes on large lots by limiting
    subdivision into smaller lots; and

  • Prevent out-of-character multifamily and attached developments in areas developed primarily with one- and two-family detached residences.

To ensure that new development better matches the existing housing types and densities found in Bayswater and Far Rockaway, the Department of City Planning is proposing to rezone some areas within the existing R2 district to R1-2, and rezone all or portions of the existing R3-2, R4 and R5 districts to lower-density or contextual districts (R3A, R3X, R4A and R4-1).

View the PDF Document Bayswater Rezoning District Summary


Bayswater/Far Rockaway Proposed Zoning Map
Proposed Zoning Map
PDF Document View a larger image.

R1-2:
All or portions of 22 blocks in two distinct areas are proposed to be rezoned to R1-2.  Both areas are within the existing R2 district in Bayswater, one in the vicinity of Mott and Bayswater Avenues and the other along Healy Avenue.

In the proposed R1-2 district, residential development would continue to be limited to one-family detached houses.  The maximum FAR is 0.5.  The minimum lot size and lot width requirements are 5,700 square feet and 60 feet respectively. The higher lot area and lot width required for new development, compared with R2 regulations, would limit future subdivisions. One parking space per residential unit is required. 

[Proposed R1-2 zoning]
Westbourne St. and Waterloo Pl.
Proposed R1-2 District
Westbourne Street and Waterloo Place


R3A:

All or portions of three blocks characterized by detached homes on relatively narrow lots are proposed to be rezoned R3A.  The blocks are generally bounded by Dickens Street, Mott Basin, Eggert Street and Mott Avenue. In the proposed R3A zoning district, residential development would be limited to one- and two-family detached houses with a maximum building height of 35 feet.  The minimum lot size is 2,375 square feet and lot width is 25 feet.  The maximum FAR is 0.6 (including a 0.1 attic allowance).  One parking space per residential unit is required. 


[Proposed R3A zoning]-
Dickens St.
Proposed R3A District
Dickens Street


R3X:

All or portions of 37 blocks in three distinct areas are proposed to be rezoned R3X: along Nameoke and Gipson Streets in the Bayswater area, and a large portion of the Far Rockaway area from Nameoke Street to the Nassau border.  These blocks are characterized by one- and two-family detached homes, most on larger lots than those in the proposed R3A district.   

In R3X districts, residential development is limited to one- and two-family detached residences with a maximum building height of 35 feet.  The minimum lot size is 3,325 square feet and lot width is 35 feet.  The maximum FAR is 0.6 (including a 0.1 attic allowance).  One parking space per unit is required.



[Proposed R3X Zoning] -- Nameoke Street
Proposed R3X District
Nameoke Street


R4A:
All or portions of nine blocks in two distinct areas are proposed to be rezoned R4A: along Hartman Lane in Bayswater, and along Rose Street in Far Rockaway.  The one- and two-family detached homes on these blocks generally have a larger FAR and smaller lot size than those in the R3X.

In R4A districts, residential development is limited to one- and two-family detached residences with a maximum building height of 35 feet.  The minimum lot size is 2,850 square feet and lot width is 30 feet.  The maximum FAR is 0.9 (including a 0.15 attic allowance).  One parking space per unit is required. 



[Proposed R4A zoning]--Dwight Avenue
Proposed R4A district
Dwight Avenue


R4-1:
All or portions of 18 blocks in four distinct areas are proposed to be rezoned R4-1: along Bay 32nd Street, Beach Channel Drive and Eggert Street in Bayswater and along Empire Avenue in Far Rockaway. Residential development in these areas is a mix of detached and semi-detached one- and two family houses.

In R4-1 districts, residential development is limited to one- and two-family detached and semi-detached residences with a maximum building height of 35 feet.  The minimum lot size and lot width requirements are 2,375 square feet and 25 linear feet for new detached residences, and 1,700 square feet and 18 linear feet for semi-detached development.  The maximum FAR is 0.9 (including a 0.15 attic allowance).   One parking space is required per residential unit.



[Proposed R4-1 Zoning] -- Bay 32nd Street
Semi-detached homes
in proposed R4-1 district

Bay 32nd Street




Overview | Existing Zoning & Context | Proposed Zoning


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