The proposed action would map contextual zoning districts at densities reflective of the existing row house character of the area with height limits that would prevent future out-of-scale development.
The existing R6 district would be replaced by R5B, R6A, R6B, and R7A districts; the R7-2 by an R6B district; the R7-1 by an R7A/C2-4 district; and along Atlantic Avenue, M1-1 districts would be replaced by R6B, R6A and R7A/C2-4 districts.
The proposed rezoning would change existing commercial overlays from C1-3 and C2-3 to C2-4, and reduce the overlay depth from 150 feet to 100 feet. Commercial overlays would be added in locations along Myrtle Avenue, Emerson Place, Lafayette Avenue and Fulton Street to reflect existing commercial uses where no overlays currently exist. Three C1-3 commercial overlays would be removed along Fulton Street and Adelphi Street to reflect wholly residential use on these blocks.
In conjunction with this rezoning, there is a related zoning text amendment to permit the use of the Inclusionary Housing bonus to create incentives for the development and preservation of affordable housing in the R7A districts along Myrtle Avenue, Fulton Street, and Atlantic Avenue.
View the zoning comparison chart.
Approximately 85% (84 blocks) of the rezoning area would be rezoned from R6 to R6B to reflect the prevailing brownstone character of these areas.
In addition, portions of three block frontages along Fulton Street currently zoned R7-2 and portions of one block frontage along Washington Avenue between Fulton Street and Atlantic Avenue currently zoned M1-1 would be rezoned to R6B.
The R6B district permits 2.0 FAR for residential and community facility uses and limits overall building height to 50 feet and street wall heights to 40 feet. New construction within the proposed R6B district would be required to line up with adjacent structures to maintain existing street wall characteristics R6B regulations prohibit curb cuts on lots less than 40 feet wide. New multifamily residences would be required to provide one off-street parking space for 50 percent of the dwelling units.
Approximately 10 blocks located in the Wallabout area between Park and Myrtle avenues would be rezoned from an R6 district to contextual R5B and R6B zoning districts. This area is noted for having the largest concentration of low-rise, pre-Civil War frame houses in New York City. The proposed zoning would acknowledge the existing built character of two- to three-story rowhouse, semi-attached and detached historic homes in this neighborhood and require that new development be consistent with the existing built context.
R5B districts permit a maximum FAR of 1.35 and preserve the traditional row house building type reflective of this area. The proposed R5B district would establish a maximum building height of 33 feet with a maximum street wall height of 30 feet. Curb cuts are prohibited on lots less than 40 feet in width and the rear yard provisions vary according to existing, adjacent structures.
Areas between Park and Myrtle Avenue with a predominant character of four-story rowhouses would be rezoned to R6B. The R6B district permits 2.0 FAR for residential and community facility uses and limits overall building height to 50 feet and street wall heights to 40 feet. The proposed R6B would allow for the expansion of some of the smaller buildings in the area, encouraging rehabilitation, instead of demolition which often now occurs under the existing zoning.
An R6A zoning district is proposed along portions of two blocks frontages on Clinton Avenue between Fulton Street and Atlantic Avenue. Clinton Avenue is a wide street and the two block frontages contain a mixture of three- and four-story row houses and six- to thirteen-story apartment buildings.
The R6A district allows a maximum FAR of 3.0 for all buildings, a maximum building height of 70 feet and maximum base heights of 60 feet.
An R7A district is proposed for the Myrtle Avenue, Fulton Street and Atlantic Avenue corridors. The related zoning text amendment to permit an Inclusionary Housing bonus in the proposed R7A district creates incentives for the development and preservation of affordable housing. Developments in this district would have a maximum base FAR of 3.45, which could be increased up to 4.6 with the provision of affordable housing. The R7A contextual height limits, including a maximum base height before setback of 65 feet and a maximum total height of 80 feet would apply to all new development.
C2-4 commercial overlays are proposed to be mapped within the R7A districts along the retail corridors replacing existing C1-3, C1-5 and C2-3 overlays. The rezoning proposal would also add C2-4 overlays in three locations along Lafayette Avenue, Fulton Street and Waverly Place to reflect existing land uses. C2 commercial overlay districts provide for slightly broader range of commercial retail and service uses than C1 districts. Commercial buildings within the proposed C2-4 districts mapped within residential districts have a maximum permitted floor area ratio of 2.0.
The proposed C2-4 overlays would reduce the parking requirements for most commercial uses from the C1-3 and C2-3 requirements of one parking space for every 400 square feet of commercial space to one space per 1,000 square feet in developments with more than 40,000 square feet of commercial floor area. Most commercial overlay districts that are currently mapped to a depth of 150 feet along Myrtle Avenue and Fulton Street would be reduced to a depth of 100 feet to protect against the location of commercial uses in the midblocks.
Inclusionary Housing Program
The Fort Greene/Clinton Hill rezoning proposal applies the Inclusionary Housing program to the proposed R7A districts within the study area, establishing incentives for the creation and preservation of affordable housing in conjunction with new development. The Inclusionary Housing bonus proposed is consistent with the bonus established for contextual developments under the recently adopted Greenpoint-Williamsburg rezoning and promotes affordable units to a range of income levels.
Under the Inclusionary Housing program, a development providing affordable housing are eligible for a floor area bonus, within contextual height limit and bulk regulations tailored to this area. Affordable units can be provided either on-site or off-site. Off-site affordable units must be located within the same community district or within a half-mile of the bonused development if in a different community district.