• 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 Bayswater Rezoning District Summary

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. 

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.

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. 

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.