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Projects & Proposals > Brooklyn > Bensonhurst Printer Friendly Version
Bensonhurst - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning

Proposed Zoning
Bensonhurst Proposed Zoning Map
Proposed Zoning Map
PDF Document Proposed Zoning May 2005
PDF Document Adopted Zoning June 23, 2005
Housing throughout the Bensonhurst study area is predominantly low-rise and low-density, with the exception of the large apartment buildings along, 65th Street, Avenue P, Quentin Road and the western end of Kings Highway. The goals of the rezoning proposal are to:

• Reinforce the established built context and prevent out-of-character development;
• Establish a three-story height limit where low-rise housing predominates;
• Permit apartment house construction, with height limits, on major east-west avenues; and
• Eliminate the potential for extra-large community facility and mixed use buildings.






R4A, a residential district that permits only one- and two-family detached houses, is proposed for seven small areas – about five percent of the rezoning area – where detached houses, often on large lots, predominate. Three of the areas are now zoned R6 and four R5. The R4A designation allows an FAR of 0.9 and requires side yards and one parking space for each dwelling unit. It has a perimeter wall height limit of 21 feet and an overall permitted building height of 35 feet. West 3rd Street near Avenue P- detached house in the proposed R4A
West 3rd Street near Avenue P- detached house in the proposed R4A
R4-1, a residential district that permits both detached and semi-detached one- and two-family houses, is proposed for approximately 40 percent of the rezoning area where the homes are either entirely or primarily semi-detached (such as the area bounded by 61st and 64th Streets, Twenty-fourth Avenue and Bay Parkway). R4-1 allows an FAR of 0.9 and requires two side yards for detached houses and one if semi-detached. One parking space is required for each unit. The perimeter wall height is limited to 21 feet and the overall building height to 35 feet. West 9th Street bewtween Wave Street and Avenue U - Semidetached housing in proposed R4-1
West 9th Street bewtween Wave Street and Avenue U - Semidetached housing in proposed R4-1
West 7th Street between Avenue S and T - Attached housing in the proposed R5B
West 7th Street between Avenue S and T - Attached housing in the proposed R5B
R5B, a residential district that permits all housing types, is proposed for approximately 30 percent of the rezoning area where rowhouses predominate (e.g. West 8th Street from Kings Highway to Avenue S) and where there is a mix of housing types. R5B permits detached, semi-detached and attached houses, with a maximum FAR of 1.35. Front yards of new buildings must be five feet deep or as least as deep as adjacent yards. One parking space is required for each unit or 66 percent of the units if grouped. R5B has a maximum streetwall height of 30 feet and a maximum permitted building height of 33 feet. Multifamily housing is permitted in R5B districts.

R6B, a contextual residential district, is proposed for one small area currently zoned R5 – the triangle formed by Kings Highway, Quentin Road and 78th Street. These irregularly-shaped blocks, which are characterized by a mix of auto repair uses, single-story commercial buildings and low-rise residential buildings, form a transitional buffer between the R7A apartment house district proposed for the north side of Kings Highway and the low-rise blocks south of Quentin Road. The R6B district allows rowhouses with a maximum FAR of 2.0 and a height limit of 50 feet, a suitable step-down between the 80-foot height limit of the proposed R7A district and the three-story context of the southern midblocks.

65th Street at West 4th Street - Apartment building in the proposed R6A
65th Street at West 4th Street - Apartment building in the proposed R6A
R6A, also a contextual residential district, is proposed along part of 65th Street and along Bay Parkway north of 65th Street, as well as two blockfronts on Avenue P. These streets already contain some large apartment buildings, which would provide a visual anchor for future apartment building development. In addition, these are wide streets with good subway access and bus service on Bay Parkway. R6A allows an FAR of 3.0, with a 70-foot height limit which generally results in six- story apartment buildings. Parking must be provided for half the units. New community facility or mixed use buildings would no longer be permitted to exceed the maximum residential FAR of 3.0.

R7A is proposed along Avenue P west of West 6th Street, Quentin Road west of West 3rd Street and along Kings Highway from Bay Parkway to McDonald Avenue. These are all wide streets and Quentin Road and Avenue P have an existing character of six-story apartment houses. Kings Highway is a mix of six- to seven-story apartment buildings, three- story mixed commercial and residential attached buildings and a significant number of underutilized and vacant lots that could be redeveloped with apartment houses. There is excellent public transit access along Kings Highway, with an N-line station between West 7th and West 8th Streets and an F-line station just outside the rezoning area on McDonald Avenue. The R7A is a contextual district with a maximum FAR of 4.0 with a maximum building height of 80 feet and requires parking for half the units. As in other contextual districts, community facility or mixed use buildings cannot exceed the maximum permitted residential FAR.



Proposed Commercial District Changes
C4-2A, a zoning district that permits commercial, residential and community facility uses with a maximum FAR of 3.0 for all uses and a 70-foot height limit for all new construction, is proposed for Bay Parkway between Avenue O and 65th Street, replacing the C4-3 district.

The current mix of commercial overlays (C1-3, C2-3, C2-2) would be standardized to a C2-3 designation mapped to a depth of 100 feet from the street line to prevent commercial uses from encroaching on midblock residential uses. New commercial overlays are proposed only for existing commercial corridors that are not zoned for commercial use, including small portions of Kings Highway, Highlawn Avenue and Avenues O and T. The C2-3 overlay permits residential (guided by the regulations of the underlying residential zoning district), commercial, community facility and mixed buildings. Commercial uses have a maximum FAR of 1.0 in underlying R4 and R5 districts and 2.0 in underlying R6 and R7 districts.






Overview | Existing Context and Zoning | Proposed Zoning


Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.

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