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

Proposed Zoning Map Building Type and Proposed Zoning
Proposed Zoning Map

PDF Document View a larger image
Building Type and Proposed Zoning
PDF Document View a larger image

The rezoning proposal would:

  • Protect and preserve existing built character by mapping lower density and contextual zoning districts to preserve the scale of detached home, row house, and apartment building neighborhoods.
  • Provide incentives for affordable housing along certain corridors, well served by transit.
  • Maintain opportunities for commercial growth and re-investment in commercial areas.
View the PDF Document zoning comparison chart.
R1-2
Two existing R1-2 districts would be extended on portions of seven blocks in two locations to protect their detached, single-family character. These areas are parts of historic districts of Prospect Park South and Ditmas Park, which are currently zoned R1-2, R6, and R7-1. The R1-2 district permits only detached, one-family residences with a maximum FAR of 0.5. The minimum lot width is 60 feet, with a minimum lot area of 5,700 square feet. There is no fixed maximum building height and envelopes are governed by the sky exposure plane. A 20 front yard is required, as are two side yards, each at least 8 feet, totaling a minimum of 20 feet. One parking space is required per dwelling unit.
 
Proposed R1-2 district along Albemarle Road between Coney Island Avenue and Stratford Road
Proposed R1-2 district along Albemarle Road between Coney Island Avenue and Stratford Road

R3X
R3X districts are proposed for forty full or partial blocks in four separate neighborhoods to protect their detached, one and two-family character; Caton Park, currently zoned R3-1; Beverly Square West, currently zoned R3-2; and,  Ditmas Park West and South Midwood currently zoned R3-2 and R6. The R3X district permits only detached, one and two family home with a maximum FAR of 0.6, which includes a 20% attic allowance. The minimum lot width is thirty-five feet, with a minimum lot area of 3,325 square feet. Maximum building height is thirty-five feet, with maximum perimeter wall of 21 feet.  The front yard must be a minimum of 10 feet and must be as deep as an adjacent front yard. Two side yards, each at least 2 and totaling a minimum of 10 feet are required. One parking space is required per dwelling unit.


Proposed R3X district along Argyle Road between Cortelyou Road and Beverly Road

Proposed R3X district along Argyle Road between Cortelyou Road and Beverly Road

R4A
Four areas are proposed to be rezoned to R4A  These areas, currently zoned R3-2, R4, and R6, are developed with one and two family detached homes with higher FAR’s and on narrower lots than areas proposed for R3X.  The proposed R4A areas are located:

  • South of Cortelyou Road between Coney Island Avenue and East 18th Street. 
  • In South Midwood: Along Bedford Avenue between Farragut Road and Glenwood Road.
  • In South Midwood: South of Glenwood Road between East 23rd Street and East 27th Street.
  • South of Avenue H, between East 17th Street and East 19th Street.

R4A districts only allow detached, one and two family home with a maximum FAR of 0.9 (including the attic allowance). The minimum lot width for the R4A district is thirty feet, with a minimum lot area of 2,850 square feet. Maximum building height is thirty-five feet, with a maximum perimeter wall of twenty-one feet high. The front yard must be a minimum of 10 feet and must be as deep as an adjacent front yard. Two side yards, each a minimum of 2 feet and totaling a minimum of 10 feet are required. The infill zoning provisions may not be used in the R4A district. One parking space is required per dwelling unit.

Proposed R4A district along Dorchester Road between Westminster Road and Argyle Road
Proposed R4A district along Dorchester Road between Westminster Road and Argyle Road
R5B
R5B districts are proposed in nine areas throughout the rezoning area that are predominantly developed with row houses. The rezoning will also provide opportunities for appropriately scaled new developments on vacant and underdeveloped sites. These areas are currently zoned R3-2, R5, R5B, R6, R7-1 and include thirty two full or partial blocks.  These areas are:

  • The Albemarle and Kenmore Terrace Historic District.
  • An area bounded by; Cortelyou Road on the north, Bedford Avenue on the east, Clarendon Road on the south and Flatbush Avenue on the west.
  • An area bounded by; Clarendon Road on the north, Bedford Avenue on the east, Avenue D on the south and Flatbush Avenue on the west.
  • Newkirk Avenue between Westminster Road and Argyle Road.
  • An area bounded by; Ditmas Avenue on the north, Flatbush Avenue on the east, Foster Avenue on the south, and East 22nd Street on the west.
  • An area located 100 feet south of Avenue H, between Coney Island Avenue and East 17th Street.  
  • An area bounded by; Foster Avenue on the north, Nostrand Avenue on the east, Glenwood Road on the south, and Flatbush Avenue on the west. 
  • Along Bedford Avenue between Farragut Road and Glenwood Road. 
  • An area bounded by; Foster Avenue on the north, Flatbush Avenue on the east, Hillel Place on the south, and East 27th Street on the west. 

The R5B district is a general residential district that allows all housing types with a maximum FAR of 1.35 for residential use and 2.0 for community facility uses. The minimum lot width for detached residences is 25 feet, and 18 feet for other building types. The minimum lot size in the R5B district is 2,375 square feet for detached homes and 1,700 square feet for all other housing types. Maximum building height is 33 feet, with the maximum street wall height of thirty feet. A 5 foot front yard is required. For detached residences, two side yards with a total minimum of 8 feet are required. For all other building types, only one side yard is required, at a minimum width of 4 feet. Parking is required for 66% of dwelling units and curb cuts are prohibited on lots less than 40 feet wide. Infill zoning provisions cannot be used in R5B districts.

Proposed R5B district along Albemarle Terrace. East of East 21st Street
Proposed R5B district along Albemarle Terrace. East of East 21st Street

R5D
R5D is proposed for the currently mapped R5 area bounded by Avenue H on the north, East 17th Street on the east, the Long Island Railroad on the south, and midway between Coney Island Avenue and East 12th Street on the west.  It includes six full or partial blocks lined with a mix of apartment buildings (some with ground floor commercial uses), row houses, and detached homes.  The proposed rezoning allows for limited expansion of existing buildings, as well as providing opportunities for appropriately scaled new developments on vacant and underdeveloped sites.

The R5D district is a general residential district that allows all housing types with a maximum FAR of 2.0.  Detached residences require a minimum lot area of 2,375 square feet and a minimum lot width of 25 feet.  Semi-detached and attached residences require a minimum of 1,700 square feet in area and a minimum lot width of 18 feet.   A front yard of at least 5 feet is required and must be as deep as an adjacent front yard.  R5D districts allow a maximum building height of 40 feet. Maximum lot coverage is 80% on corner lots and 60% on interior lots In R5D districts; off-street group parking is required for 66% of the dwelling units.  Accessory residential parking can be waived if no more than one space is required. Infill zoning provisions cannot be used in R5D districts.

Proposed R5D district at the corner of Avenue H and East 13th Street
Proposed R5D district at the corner of Avenue H and East 13th Street

R6B
The proposed zoning would map the R6B district in six locations which are predominantly developed with three and four story row houses and small apartment buildings. The proposed R6B would include parts of 15 blocks that are currently zoned R6, R7-1 and C4-2. These areas are located:

  • Between Coney Island Avenue and Stratford Road, From Caton Avenue south to Church Avenue.
  • Along St. Paul’s Place, between Woodruff Avenue and Caton Avenue.
  • Along Woodruff Avenue, between Ocean Avenue and Flatbush Avenue.
  • East of Flatbush Avenue, between Clarkson Avenue and Caton Avenue
  • East of Flatbush Avenue, between Linden Boulevard and Martense Street.

R6B is a contextual district that allows all housing types. Buildings can be built to a maximum FAR of 2.0. Buildings 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% on corner lots and 60% on interior lots. Street walls must line up with that of an adjacent building. Parking is required for 50% of dwelling units, but waived if five or fewer spaces are required.

Proposed R6B district along St Paul Place between Woodruff Avenue and Crooke Avenue
R6A
R6A districts are proposed for thirty-six full or partial blocks in nine locations currently zoned R5, R6, C4-2 and R7-1, and that are predominantly developed with medium-density apartment buildings, 4 to 6 stories in height.  The new R6A areas include:

  • In Caton Park: South of Caton Avenue, between Stratford Road and Rugby Road.
  • Along Coney Island Avenue, between Hinckley Place and Dorchester Road.
  • Along Coney Island Avenue, between Foster Avenue and Avenue H. 
  • Along Cortelyou Road between Coney Island Avenue and East 17th Street.
  • Newkirk Plaza: An area bounded by; 100 feet of Newkirk Avenue on the north, East 18th Street on the east, Foster Avenue on the south, and Rugby Road on the west. 
  • An area located along the east side of East 21st Street between Regent Place and on both sides of East 21st Street between Beverly and Dorchester Road, along Cortelyou Road between Ocean Avenue and East 21st Street, and on East 22nd Street between Dorchester Road and Ditmas Avenue.
  • An area bounded by; Beverly Road on the north, Bedford Avenue on the east, Newkirk Avenue on the south, and Flatbush Avenue on the west. 
  • Along Bedford Avenue, between Albemarle Road and Tilden Avenue. 
  • In The Junction: South of Glenwood Road, between Nostrand Avenue and East 32nd Street. 

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. Street walls must line up with that of an adjacent building. Off-street group parking is required for 50% of the dwelling units but is waived if less than 5 spaces are required.

Proposed R6A district along Stratford Road between Caton Avenue and Church Avenue
Proposed R6A district along Stratford Road between Caton Avenue and Church Avenue

R7A

R7A districts are proposed on parts of 91 blocks in six locations currently zoned  R3-2, R4, R6, C4-3, R7A, and R7-1  These blocks are predominantly developed with medium-density apartment buildings between 6 and 8 stories in height. The proposed R7A areas include:

  • Coney Island Avenue, between Caton Avenue and Hinckley Place,
  • An area bounded by Ditmas Avenue, Rugby Road, Foster Avenue, and Coney Island Avenue,
  • The area west of Flatbush Avenue, bounded by Parkside Avenue, Bedford Avenue, the Long Island Railroad and the MTA’s Brighton Beach (Q, B) right-of-way,
  • Along Flatbush Avenue, from Cortelyou Road south to Glenwood Road,
  • Along the west side of Nostrand Avenue, from Foster Avenue to Glenwood Road,
  • An area bounded by; Farragut Road on the north, Kennilworth Place on the east, Campus Road on the south, and Bedford Avenue on the east. 

R7A is a contextual district that allows residential and community facility buildings. The proposed R7A district has a maximum building height of 80 feet, with a base height of 40 to 65 feet. Street walls must be built at or near the street line Off-street group parking is required for 50% of the dwelling units but is waived if less than 5 spaces are required

Also proposed is a zoning text amendment to permit an Inclusionary Housing bonus in the proposed R7A districts that would create incentives for the development and preservation of affordable housing.  In the proposed R7A, there would be a maximum base FAR of 3.45 that could be increased up to 4.6 with the provision of affordable housing. The R7A contextual height limits would apply to new developments (See Proposed Text Amendment below).
Proposed R7A district at the intersection of Ocean Avenue between and Beverly Road
Proposed R7A district at the intersection of Ocean Avenue and Beverly Road
C4-4A
C4-4A districts are proposed all or portions of 17 blocks that are currently developed with regional commercial uses, and mixed, residential and commercial uses. These areas, currently zoned C4-2 and C4-3, are located:

  • On the north side of Church Avenue, between East 21st Street and Bedford Avenue, and along Flatbush Avenue from Church Avenue to Cortelyou Road,
  • In The Junction: An area bounded by Glenwood Road on the north and Avenue H on the south, consisting of both sides of Flatbush, and Nostrand Avenues, as well as Hillel Place.

The C4-4A district is a contextual district that allows regional and local commercial uses, all housing types and community facilities at a maximum FAR of 4.0 for buildings without residential uses. Parking is required for 50% of dwelling units on lots larger than 15,000 square feet and 30% on lots 10,001 square feet to 15,000 square feet. Parking is waived on lots of less than 10,000 SF.

Also proposed is a zoning text amendment to permit an Inclusionary Housing bonus in the proposed C4-4A districts that would create incentives for the development and preservation of affordable housing.  In the proposed C4-4A, there would be a maximum base FAR of 3.45 that could be increased up to 4.6 with the provision of affordable housing. The C4-4AA contextual height limits would apply to new developments (See Proposed Text Amendment below).

Proposed C4-4A district along Flatbush Avenue, between Church Avenue and Snyder Avenue
Proposed C4-4A district along Flatbush Avenue, between Church Avenue and Snyder Avenue

COMMERCIAL OVERLAYS

New C2-4 commercial overlays are proposed to be mapped along various block frontages along; Parkside Avenue, Avenue H, Cortelyou Road and Coney Island Avenue.  The proposed overlays would reflect existing commercial uses.  These properties are predominantly developed with one to three story commercial or mixed buildings with retail uses on the ground floor and residences above.  

Most existing C1 and C2 overlays, on blocks currently mapped at a depth of 150 feet, are proposed to be reduced to a depth of 100 feet and changed to C2-4 overlays. The reduction in depth would prevent intrusion of commercial uses onto residential side streets.

The proposed changes would result in a change in parking regulations.  Currently, most retail uses in the existing C1 and C2 districts require one accessory parking space per 150 - 400 square feet of commercial floor area. Under the proposed changes, parking regulations would be less stringent in the proposed C2-4 zones with most retail requiring one parking space per 1,000 square feet of commercial floor area.


PROPOSED TEXT AMENDMENTS

Inclusionary Housing Program
The Flatbush rezoning proposal applies the Inclusionary Housing Program to specific areas within the proposed R7A districts and the C4-4A districts of the rezoning area, establishing incentives for the creation and preservation of affordable housing, well served by transit, in conjunction with new development. Only sites located in existing R6, C4-2 and C4-3 districts that are proposed to be rezoned to the R7A and C4-4A districts would be able to utilize the inclusionary housing program.

For residential development without an affordable housing component, the maximum FAR for new buildings containing residences within the areas where the Inclusionary Housing program could be utilized would be limited to a base FAR of 3.45. Under the Inclusionary Housing program, a development providing affordable housing is eligible for a floor area bonus within the underlying contextual height and bulk regulations. Developments could qualify for a maximum FAR of 4.6 by providing 20 percent of the residential floor area in the development as permanently affordable housing for low- and moderate-income households. Affordable units can be provided either on-site or off-site. Off-site affordable units must be located within Community District 14 or within a half-mile of the bonused development if in a different community district. Other city, state and federal housing finance programs may be used to provide further assistance in creating affordable units. The combination of a zoning bonus with housing programs would establish a powerful incentive for the development and preservation of affordable housing in the Flatbush neighborhood.



Quality Housing Study Areas
Quality Housing Study Areas
Quality Housing Study Areas
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Section 23-011 of the New York City Zoning Resolution specifies Quality Housing Study Areas in several locations throughout the city. In Community District 14, there are two such areas, one in the rezoning area, and the other in the previously concluded Midwood Rezoning area.

Under the proposal, the “Ocean Parkway Area Quality Housing Study Area” and the portion of the “Midwood Quality Housing Study Area” in Community District 14 would be removed from the zoning text.  Since these areas have been or a proposed to be rezoned to lower density or contextual districts, the protection afforded by being study areas is not longer necessary.

View the PDF Document Proposed 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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