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Projects & Proposals > Brooklyn > Dyker Heights/Ft. Hamilton Printer Friendly Version
Dyker Heights/Ft. Hamilton Rezoning - Approved!
Proposed Zoning
Introduction | Existing Context & Zoning | Proposed Zoning | Public Review
Proposed Zoning
Dyker Heights / Ft. Hamilton Proposed  Zoning Map
Proposed Zoning Map
PDF Document View a larger image.
The proposed rezoning is in response to community concerns regarding out-of scale buildings and their impact on existing neighborhood character. Over the past several years, a number of multi-family buildings have been constructed which are out of character with their surroundings. On blocks with predominantly one -and two-family homes, developers are building attached buildings ranging from six to twelve units. In addition, the construction of mixed-use buildings combining medical offices and residences has resulted in larger and bulkier buildings.

The rezoning proposal would:
  1. Preserve neighborhood scale and character through the mapping of lower density and contextual zoning districts for the mid-blocks to recognize the existing detached, semi-detached and small rowhouse character;
  2. Reinforce the existing commercial corridors and encourage mid-rise mixed retail/residential buildings;
  3. Limit the maximum floor area for community facility uses (without tax exempt status) located within residential buildings in the proposed one- and two-family and R5B zoning districts;
  4. Identify limited opportunities for new commercial and residential development.

R3A, a residential district which permits only one- and two-family detached homes (on lots that must be at least 25 feet wide and a minimum area of 2,375 square feet) is proposed for one block at the northeastern end of the rezoning area that is currently zoned R5. The maximum FAR is 0.5 and 0,6 with the attic allowance. The maximum building height is 25 feet with a perimeter wall height limit of 21 feet. Front yards of new homes must be at least 10 feet deep and, to promote a unified streetscape, it must be at least as deep as an adjacent front yard, up to a depth of 20 feet.

R3X, a residential district which permits only one- and two-family detached homes (on lots that must be at least 35 feet wide and have an area of at least 3,325 square feet) is proposed for portions of 14 blocks at the southern end of the rezoning area that are currently zoned R3-1. The maximum FAR is 0.5 and 0,6 with the attic allowance. The maximum building height is 35 feet with a perimeter wall height limit of 21 feet. Front yards of new homes must be at least 10 feet deep and, to promote a unified streetscape, it must be at least as deep as an adjacent front yard, up to a depth of 20 feet.

R4A, a residential district which permits only one- and two-family detached houses, is proposed for portions of six blocks along 14th Avenue where detached houses with higher FARs exist. All of these blocks are currently zoned R4 and R5. The R4A district allows an FAR of 0.9 (including an attic allowance) on lots at least 30 feet wide, with a minimum area of 2,850 square feet, and requires two side yards with a minimum total width of 10 feet. Maximum building height is 35 feet with a perimeter wall height limit of 21 feet. The infill provisions are not applicable in R4A districts.

R4B, a primarily low-rise row house district limited to one- and two- family residences, also permits detached and semi-detached buildings. R4B districts are proposed for portions of 17 blocks throughout the Dyker Heights and Ft. Hamilton neighborhoods to reflect the existing built character of the houses on these blocks. The R4B district allows a maximum FAR of 0.9 and building height limit of 24 feet. Minimum lot widths for detached homes are 25 feet with a minimum area of 2,375 square feet and 18 feet for semi-detached homes on lots with a minimum area of 1,700 square feet. To maintain the characteristic row house streetscape of R4B districts, the front yard of a new house must be at least 5 feet deep and at least as deep as one adjacent front yard but no deeper than the other to a maximum depth of 20 feet. One off-street parking space is required for each dwelling unit, except that parking is waived for single-family houses and curb cuts are prohibited on zoning lots less than 40 feet wide. Front yard parking is prohibited.

R4-1, a residential district that permits both detached and semi-detached one- and two-family houses, is proposed for portions of 21 blocks, now zoned R4 and R5, where the predominant housing type is semi-detached. R4-1 allows an FAR of 0.9 (including an attic allowance). Maximum building height is 35 feet and perimeter wall height is limited to 25 feet. Infill zoning is not applicable in R4-1 districts.

R5B, a residential district that permits all housing types, is proposed for approximately 40% percent of the rezoning area where row houses predominate or where there is a mix of housing types (e.g., area generally bounded by 62nd Street, 14th Avenue, Bay Ridge Parkway and Ft. Hamilton Parkway, and in Ft. Hamilton). R5B permits detached, semi-detached and attached houses, as well as multifamily housing, with a maximum FAR of 1.35. Front yards of new buildings must be five feet deep or at 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 street wall height of 30 feet and a maximum permitted building height of 33 feet Front yard parking is not permitted in R5B districts and the infill zoning provisions are not applicable.

R6B, a contextual residential district generally mapped in traditional row house districts, is proposed for the neighborhoods main commercial corridors. These areas along Ft. Hamilton Parkway, 11th Avenue and 13th Avenue are predominantly occupied by two- to four-story row houses with ground floor retail uses. R6B districts permit a maximum FAR of 2.0 with a maximum street wall height of 40 feet  (generally 4 stories)  before setback and a maximum building height of 50 feet  (generally 5 stories).


Proposed Residential Districts—Typical Developments
Proposed Zoning R3A District: detached - 12th Avenue between 62nd and 63rd Streets
Proposed Zoning R3A District: detached - 12th Avenue between 62nd and 63rd Streets
Proposed Zoning R3X District: detached - 11th Avenue between 83rd and 84th Streets
Proposed Zoning R3X District: detached - 11th Avenue between 83rd and 84th Streets
Proposed Zoning R4A District: detached - 73rd Street between 13th and 14th Avenues
Proposed Zoning R4A District: detached - 73rd Street between 13th and 14th Avenues

Proposed Zoning R4-1 District: detached - 73rd Street between 10th and 11th Avenues
Proposed Zoning R4-1 District: detached - 73rd Street between 10th and 11th Avenues
Proposed Zoning R4-1 District: semi-detached - 10th Avenue between 76th and 77th Streets
Proposed Zoning R4-1 District: semi-detached - 10th Avenue between 76th and 77th Streets
Proposed Zoning R4B District: attached - 14th Avenue between 84th and 85th Streets
Proposed Zoning R4B District: attached - 14th Avenue between 84th and 85th Streets

Proposed Zoning R5B District: row houses - Bay Ridge Parkway, Ft. Hamilton Parkway and 10th Avenue
Proposed Zoning R5B District: row houses - Bay Ridge Parkway, Ft. Hamilton Parkway and 10th Avenue
Proposed Zoning R6B District: rowhouses - Ft. Hamilton Parkway at 71st Street
Proposed Zoning R6B District: rowhouses - Ft. Hamilton Parkway at 71st Street
Proposed Zoning C4-2A District (R6A equivalent): mid-density commercial andresidential buildings 86th Street corridor
Proposed Zoning C4-2A District (R6A equivalent): mid-density commercial and residential buildings 86th Street corridor



Proposed Commercial and Manufacturing District Changes
C4-2A, a contextual zoning district that permits commercial, residential and community facility uses is proposed for 86th Street from the Gowanus Expressway to 7th Avenue. Eighty-Sixth Street is the commercial core of Community District 10 and an existing mid-density commercial district. C4-2A is mapped in Bay Ridge, adjacent to the boundary of the rezoning area. The rezoning proposal would extend the C4-2A district for a two block area on 86th Street between the Gowanus Expressway and 7th Avenue. The new C4-2A would allow for mid-density commercial, residential and community facility buildings, with a maximum FAR of 3.0 and a 70-foot height limit for all uses.

C1 and C2 districts are mapped as commercial overlays in residence districts to serve the local retail needs of the surrounding residential neighborhoods. C2 overlays permit a slightly wider range of service related uses than C1 districts. The current mix of commercial overlays (C1-2, C1-3, C2-2 and C2-3) would be modified with all C1-2 overlays standardized to C1-3 and all C2-2 overlays standardized to C2-3, slightly lowering their off-street parking requirements. All existing overlays would be reduced to a depth of 100 feet from the street line (from 150') to reflect existing conditions and to further prevent commercial uses from encroaching on mid-block residential uses. Within the C1 and C2 overlay districts, commercial uses have a maximum FAR of 1.0 where the underlying zoning is R4 or R5, and a maximum of 2.0 where the underlying zoning is R6. New C2-3 commercial overlays are proposed only for existing commercial corridors that are not zoned for commercial use.


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.

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