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Projects & Proposals > Brooklyn > Culver El Printer Friendly Version
Culver El Rezoning - Approved!
Proposed Actions
Overview | Existing Context & Zoning | Proposed Actions | Public Review

The proposed zoning districts, in conjunction with the proposed zoning text amendment, would more accurately reflect the existing mix of uses in the area.  The proposed actions would bring non-conforming residential uses into conformance while continuing to allow commercial and light industrial uses to expand or locate in the rezoning area and protecting the scale and character of the neighborhood by instituting height limits. It would also provide opportunities for appropriately-scaled home expansions and new development on underdeveloped and vacant sites.


Culver El Proposed Zoning Map

PDF Document View a larger image

PDF Document Land Use and Zoning Modifications Adopted by the City Council 10/27/2010




R5
Proposed R5 district located on the north side of 37th Street between 12th and 13th Avenues.
Proposed R5 district located on the north side of 37th Street between 12th and 13th Avenues.
A R5 district is proposed for one block that is predominantly developed with detached and semi-detached one- and two-family homes but that is currently zoned M1-2, a designation which does not allow new residential uses. The rezoning would provide opportunities for appropriately-scaled home expansions and new development on underdeveloped and vacant sites. The proposed district is located between 36th Street on the north, 100 feet west of 13th Avenue on the east, 37th Street on the south, and 12th Avenue on the west. 

The R5 district is a general residence district that allows all housing types with a maximum floor area ratio (FAR) of 1.25 for residential use and 2.0 for community facility uses.  For detached buildings in R5 districts there is a minimum lot width of forty feet, and a minimum lot size of 3,800 square feet. For all other housing types, the minimum lot width is eighteen feet and the minimum lot size is 1,700 square feet. Ten foot front yards are required. Detached buildings are required to have two side yards that total thirteen feet in width, with each at least five feet wide. All other building types are required to have at least one side yard that is at least eight feet wide. Maximum building height is forty feet, with a maximum street wall height of 30 feet. Off-street parking is required for 85% of the dwelling units. In addition, developments utilizing the infill zoning provisions have a maximum FAR of 1.65 at a height limit of 33 feet.

M1-2/R6B
Proposed M1-2/R6B district on the south side of 38th Street between 13th and 14th Avenues.
Proposed M1-2/R6B district on the south side of 38th Street between 13th and 14th Avenues.

Proposed M1-2/R6B district on the north side of 39th Street between 12th and 13th Avenues.
Proposed M1-2/R6B district on the north side of 39th Street between 12th and 13th Avenues.
The proposed zoning would map an M1-2/R6B district on portions of four blocks which are predominantly developed with three-story row houses, semi-detached homes, and one- and two-story commercial and light industrial establishments. These areas are currently zoned M1-2 and M2-1 which do not allow new residential uses. These areas are located:
  • 50 feet to the south of 37th Street, to 100 feet west of 13th Avenue on the east, 39th Street on the south, and 12th Avenue on the west. 

  • 50 feet to the south of 37th Street, to 14th Avenue on the east, 100 feet north of 39th Street on the south, and 100 feet to the east of 13th Avenue on the west. 
M1-2 districts permit commercial, manufacturing, and certain community facility uses to a maximum floor area ratio (FAR) of 2.0 for commercial and manufacturing uses, and 4.8 for community facility uses. There is no maximum building height and building envelopes are controlled by the sky exposure plane.Off-street parking is required in the M1-2 district.  The amount of required parking varies according to the size, use, and location of a development.

R6B is a contextual district that allows all housing types. Buildings can be built to a maximum FAR of 2.0 and must provide a base height of between 30 and 40 feet before setting back to a maximum height of 50 feet. The maximum lot coverage is 80 percent on corner lots and 60 percent on interior lots. The street wall must line up with that of an adjacent building and parking is required for 50 percent of dwelling units, but waived if five or fewer spaces are required.

Also proposed is a zoning text amendment to create a Special Mixed Use District that would allow for the development and preservation of mixed use buildings by pairing M1-2 zoning districts with R6B and R6A zoning districts. The proposed text amendment would alter use regulations and regulate the placement of uses within buildings that contain residential and commercial or light manufacturing uses.  Buildings with only residential use or buildings with only commercial or manufacturing use would also be allowed. (See discussion below of Proposed Zoning Text Amendment.)

M1-2/R6A
Proposed M1-2/R6A district on the east side of 13th Avenue between 37th and 38th Streets.
Proposed M1-2/R6A district on the east side of 13th Avenue between 37th and 38th Streets.
R6A districts are proposed for portions of 6 blocks currently zoned M1-2 and M2-1, and that are developed with medium-density, mixed-use buildings, three stories in height, and the remaining vacant, City-owned Culver El parcels. The proposed M1-2/R6A areas include:
  • On the west side of 13th Avenue, to a depth of 100 feet, between 36th Street and 38th Street, including one parcel located south of 37th Street, between 12th Avenue and 13th Avenues, that would be mapped with M1-2/R6A to a depth of 50 feet. 

  • On the east side of 13th Avenue, to a depth of 90 feet, between 37th Street and 100 feet north of 39th Street, including one parcel located south of 37th Street, between 13th Avenue and 14th Avenues, that would be mapped with M1-2/R6A to a depth of 50 feet. 
M1-2 districts permit commercial, manufacturing, and certain community facility uses to a maximum floor area ratio (FAR) of 2.0 for commercial and manufacturing uses, and 4.8 for community facility uses. There is no maximum building height and building envelopes are controlled by the sky exposure plane. Off-street parking is required in the M1-2 district.  The amount of required parking varies according to the size, use, and location of a development.

R6A is a contextual district that allows all housing types. Buildings can be built to a maximum FAR of 3.0.  The proposed R6A district has a maximum building height of 70 feet, with a base height of 40 to 60 feet. The street wall must line up with that of an adjacent building and parking is required for 50 percent of dwelling units, but waived if five or fewer spaces are required.

Also proposed is a zoning text amendment to create a Special Mixed Use District that would allow for the development and preservation of mixed use buildings by pairing M1-2 zoning districts with R6B and R6A zoning districts. The proposed text amendment would alter use regulations and regulate the placement of uses within buildings that contain residential and commercial or light manufacturing uses.  Buildings with only residential use or buildings with only commercial or manufacturing use would also be allowed. (See discussion below of Proposed Zoning Text Amendment.)

C4-2A
Proposed C4-2A district on the north side of 37th Street, between 13th Avenue and Old New Utrecht Road.
Proposed C4-2A district on the north side of 37th Street, between 13th Avenue and Old New Utrecht Road.
A C4-2A district is proposed for one block that is currently developed with a two-story commercial building, a department store, and other commercial uses. This area is currently zoned M1-2, and is located to the south of 36th Street on the north, 14th Avenue on the east, 37th Street on the south, and 13th Avenue on the west.

The C4-2A district is a contextual district that allows regional and local commercial uses, all housing types and community facilities at a maximum FAR of 3.0 for all uses. The proposed C4-2A district has a maximum building height of 70 feet, with a base height of 40 to 60 feet. The street wall must line up with that of an adjacent building. Parking is required for 50% of any dwelling units and required commercial and community facility parking varies based on use. Parking is waived when fewer than 25 spaces are required for all uses on a zoning lot.

Residential development within C4-2A districts is governed by the R6A residential zoning district regulations.

C2-3 Overlay
A C2-3 commercial overlay is proposed to be mapped at the southeast corner of 12th Avenue and 36th Street.  The overlay would be 80’ deep to the south of 36th Street and 150’ long, parallel to 36th Street.  The overlay is intended to add commercial uses to a corner that has traditionally contained commercial and auto-related uses.

The proposed C2-3 commercial overlay havs 1.0 FAR (within a R5 district) and provides for a slightly broader range of commercial retail and service uses than C1 districts (UG 1-9). In addition, the proposed C2-3 districts would have the same parking requirements for most commercial uses as the proposed M1-2 and C4-2A districts, requiring one parking space for every 300 square feet of commercial space.



Proposed Text Amendment

Special Mixed Use District
The Culver El Proposal would add a Special Mixed Use District to the Zoning Resolution to specific areas within the proposed Proposal area (M1-2/R6A and M1-2/R6B districts), allowing a mix of uses that is reflective of the current conditions within the neighborhood.  Certain manufacturing uses that would be harmful to the environmental quality of the neighborhood or dangerous to residents are not allowed.  The text amendment would bring into conformance existing residential uses under either the R6A or R6B regulations, allowing homeowners to modestly expand their homes.  Similarly, existing and new commercial or manufacturing buildings would continue to be allowed pursuant to the M1-2 zoning district regulations.  New mixed residential and commercial/manufacturing buildings would also be allowed with rules limiting certain manufacturing uses and the location of those uses within mixed-use buildings.

Proposed Affordable Housing Actions
The Department of Housing Preservation and Development (HPD) is also requesting an Urban Development Action Area Project and Disposition of the last two city-owned parcels of the Culver Elevated right-of-way. HPD proposes to subdivide the two parcels, located south of 37th Street between 12th Avenue and Old New Utrecht Road, into fourteen separate zoning lots. A private developer would be selected by HPD to develop the zoning lots with seventeen 4-unit, 4-story apartment buildings that would contain 68 units of affordable housing.  Additionally, three parking lots would be developed to house a total of 48 parking spaces for existing neighborhood community facilities.

As a former railroad and transit right-of-way, special permits are required for development on this land pursuant to Section 74-681 (section text). The special permits require the applicant to meet findings relating to the scale, bulk, and use of all new structures to ensure they are appropriate and similar in character to the surrounding neighborhood, and that local streets are able to handle the additional traffic expected due to the proposed development.

PDF Document View the adopted text amendment.









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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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