|Existing Context & Zoning
Dyker Heights/Ft. Hamilton are large neighborhoods with a variety of land uses and housing types developed over time. However, most of the blocks within the Dyker Heights/Ft. Hamilton rezoning area are lined with two- and three-story houses, detached or semi-detached homes of one- or two-families and multi-family row house blocks. The existing residential zoning districts mapped throughout the area, R3-1, R4, and R5, do not reflect these differences, permitting instead all housing types, including multifamily housing. The proposed fine tuned zoning changes would protect and preserve the character of the neighborhood and prevent future out-of-scale development.
View the Zoning Comparison Chart.
An R3-1 residential district is mapped in the area bounded by 82nd Street, 10th Avenue, 86th Street and 13th Avenue. R3-1 districts are the lowest density districts that allow only one- and two-family detached and semi-detached residences. In R3-1 districts, the minimum lot width for detached homes is 40 feet and for semi-detached homes is 18 feet. For both detached and semi-detached homes, maximum lot coverage is 35% and the maximum floor area ratio (FAR) of 0.5 (plus 0.1 attic allowance). In R3-1 districts the maximum perimeter wall height is 21 feet and the maximum building height is 35 feet. Community Facilities (e.g. ambulatory treatment, churches and schools) are permitted uses in residence districts. In the R3-1, most community facilities have a maximum FAR of 1.0 and building height is determined by sky exposure plane.
An R4 district is mapped from 74th to 81st Streets, Ft. Hamilton Parkway to 14th Avenue and in the Ft. Hamilton area bounded by 7th Avenue, the Gowanus Expressway, 86th Street and Poly Place. R4 districts allow all housing types with a minimum lot width of 40 feet for detached residences and 18 feet for all others. Maximum lot coverage is 45% and the maximum FAR is 0.75 (plus 0.15 attic allowance). In R4 districts the infill zoning provisions may be used. For community facilities in an R4 district, there is a maximum FAR of 2.0 and building height is determined by sky exposure plane. Examples of the out-of-scale buildings constructed recently in the neighborhood include both residential and community facility uses that are much bulkier and taller than surrounding buildings.
An R5 district is mapped from the Bay Ridge railroad right-of-way at 62nd Street to 73rd Street, 7th Avenue to 14th Avenue. R5 districts allow all housing types with a minimum lot width of 40 feet for detached residences and 18 feet for all others. Maximum lot coverage is 55% and the maximum FAR is 1.25. The perimeter wall maximum is 30 feet and the building height maximum is 40 feet. The infill zoning provisions may be also used in R5 districts. For community facilities in an R5 district, there is a maximum FAR of 2.0 and the building height is determined by sky exposure plane.
Within the rezoning area an existing M1-1 district is generally mapped between the LIRR Bay Ridge Division rail right-of-way at 62nd Street to 64th Street, Ft. Hamilton Parkway to Ninth Avenue. M1-1 districts allow a variety of commercial, light manufacturing and some community facility uses. Residences are not a permitted use in M districts. The maximum FAR for commercial and manufacturing uses is 1.0.
An existing M3-2 district is mapped 180 ft. west of Ninth Avenue between 63rd and 64th Streets. M3-2 districts permit heavy manufacturing uses (e.g., asphalt, concrete plants). Both residences and community facility uses are not permitted in M3-2 districts. The maximum FAR for commercial and manufacturing uses is 2.0.
C1 and C2 commercial overlays, mapped within the R4 and R5 residential districts on a number of the north-south commercial corridors, allow the local retail and service shops needed in residential neighborhoods. C2 districts allow a wider ranger of uses than C1 districts. Commercial overlays have a maximum commercial FAR of 1.0 in R4 and R5 districts. Commercial buildings in C1 and C2 districts are limited to two-stories and in mixed residential and commercial buildings, commercial uses are limited to one-story, always located below the residential use.
|Out of Character Development
Battery Avenue and 92nd Street
62nd Street between 11th and 12th Avenues
Introduction | Existing Context & Zoning | Proposed Zoning | Public Review
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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.