East Windsor Terrace is a neighborhood of one- and two- family houses, including some limestone and brownstone row houses, as well as multi-family apartment buildings. Row houses were built on and near Prospect Park in the early 1900s, and further development began in Windsor Terrace in 1925. The construction of the Prospect Expressway took place in the 1950’s. Portions of the surrounding area were rezoned in 1993 from R7-1 to R7A to limit high-rise buildings.
Building on Caton Place outside the rezoning area being built under the existing R7A zoning
In recent years the neighborhood has seen new residential developments. These new buildings are located in the area surrounding the rezoning area and have begun to alter the low rise character of this neighborhood.
Existing Context and Zoning
The East Windsor Terrace rezoning area is currently zoned with three residential districts which permit a variety of housing types. An R5 district is mapped east of East 8th Street. An R6 district is mapped for much of the north and south sides of Kermit Place west of East 8th Street, and a small portion closer to the higher-density corridor of Ocean Parkway is currently zoned R7A. An R7A contextual district was mapped along Ocean Parkway in 1993. The north and west side of the rezoning area is zoned R7A and the area south of Caton Avenue is zoned R5. To the east of the rezoning area, Coney Island Avenue is zoned C8-2 and contains a mix of churches, gas stations and an apartment building built pursuant to a BSA variance. To the north of the study area, a portion of Caton Place was rezoned in 2006 to an R7B district to facilitate the construction of an apartment building at a scale appropriate to the adjoining area along Ocean Parkway. See zoning comparison table for comparison of existing and proposed zoning districts.
Existing Zoning Map - View a larger image.
Special Ocean Parkway District
The entire rezoning area falls within the Special Ocean Parkway District, which was established to promote and strengthen the scenic landmark designation of Ocean Parkway and maintain the existing scale and character of the community, among other goals. The Special Ocean Parkway District extends the full length of Ocean Parkway in Brooklyn. Regulations include mandated 30-foot deep front yards along Ocean Parkway and required planting and landscaping in these areas.
In addition, limitations are placed on community facility bulk for new construction on certain lots.
R5 is a residential zoning district which permits all housing types with a 40-foot height limit (maximum street wall height of 30 feet) and a maximum Floor Area Ratio (FAR) of 1.25. For detached housing types, the required minimum lot width is 40 feet and the minimum lot area is 3800 square feet. For other housing types the required minimum lot width is 18 feet and the required minimum lot area is 1700 square feet. The required minimum front yard depth is 10 feet. Detached residences require two side yards with a total width of 13 feet. Other residences require one side yard with a minimum of 8 feet. The infill zoning provisions allow an FAR of 1.65 on blocks that are predominantly built up. Buildings utilizing infill zoning cannot exceed a height of 33 feet and must have an 18 foot front yard. Community facilities, such as hospitals, schools, churches and medical offices are permitted a maximum FAR of 2.0. Off-street parking is required for a minimum of 85 percent of the dwelling units. Buildings developed pursuant to Infill Zoning require a minimum of 66 percent of the dwelling units.
R6 is a height factorresidential zoning district that permits a maximum FAR of 2.43 for residential buildings and 4.8 for community facilities. There are no fixed height limits in an R6 district and building envelopes are regulated by the sky exposure plane. The optional R6 Quality Housing program permits an FAR of 2.2 on narrow streets and 3.0 on wide streets, and limits building heights to 55 feet on narrow streets and 70 feet on wide streets. Off-street parking is required for a minimum of 70 percent of the dwelling units. Parking for a minimum of 50 percent of the dwelling units is required when the Quality Housing program is utilized
R7A is a contextual residential zoning district with a maximum FAR of 4.0 and a maximum building height of 80 feet after setting back from the maximum street wall height of 65 feet. Off-street parking is required for 50 percent of the units.