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Projects & Proposals > Brooklyn > Greenpoint-Williamsburg Printer Friendly Version
Greenpoint-Williamsburg Contextual Rezoning - Approved!
Proposed Zoning


Overview | Existing Zoning and Context | Proposed Zoning | Public Review

The recent surge in residential construction developed as-of-right under the existing R6 and C4-3 zoning has produced apartment buildings that are much taller than the surrounding rowhouse context.  This type of development is inconsistent with, and disruptive of, the low-rise attached residential context found within the rezoning area. 

The proposed zoning map and text amendments would:

  • Preserve neighborhood scale and character by replacing the existing R6 district with contextual zoning districts that have height limits.  All proposed districts are contextual districts.
  • Provide opportunities and incentives for affordable housing through the establishment of an inclusionary housing bonus on certain wide streets.
  • Recognize and preserve existing commercial uses while protecting the residential character of lots adjacent to retail corridors by adjusting commercial zoning districts.
Description of the Proposal


Zoning Map Changes
View the PDF Document zoning comparison chart

Greenpoint-Williamsburg Contextual Rezoning - Proposed Zoning Map
Proposed Zoning Map
PDF Document View a larger image

India Street between Franklin St and Manhattan Ave in a proposed R6B District Metropolitan Avenue between Union Ave and Lorimer St in an proposed R7A district Grand Street between Graham Ave and Humboldt St in a proposed C4-4A District
India Street between Franklin St and Manhattan Ave in a proposed R6B District Metropolitan Avenue between Union Ave and Lorimer St in an proposed R7A district Grand Street between Graham Ave and Humboldt St in a proposed C4-4A District

 

R6B
R6B, is proposed for approximately 80% of the rezoning area (162 full or partial blocks).  R6B would be mapped on residential side streets that are narrower and are not major commercial or transportation corridors.  These areas are currently zoned R6 or C4-3.
 
R6B permits residential and community facility uses to an FAR of 2.0.  Base heights are required to be between 30 and 40 feet , and the maximum building height is 50 feet after a setback from the street.  This typically produces a 4- to 5-story building.  New development in the proposed R6B district would be required to line up with adjacent structures to maintain the existing street wall. New multifamily residences in R6B districts must provide off-street parking  for 50% of the dwelling units.

R6A
R6A, is proposed for approximately 6% of the rezoning area (31 partial blocks and one full block).  R6A would be mapped along wide streets including the northern portion of McGuinness Boulevard and Graham and Maspeth avenues. These areas are currently zoned R6 or C4-3.

R6A permits residential and community facility uses to an FAR of 3.0. Base heights are required to be between 40 and 60 feet, and the maximum building height is 70 feet after a setback from the street. This typically produces a 6-7 story building.  New buildings in R6A districts must be located no closer to the street than a neighboring building. Off-street parking is required for 50% of the residential units.  

R7A
R7A is proposed for approximately 9% of the rezoning area (44 partial blocks).  R7A would be mapped along certain wide streets that are major commercial or transportation corridors.  These locations include the northern portion of Manhattan Avenue, the southern portion of McGuinness Boulevard, Grand Street, and Metropolitan, Union, and Bushwick avenues.  These areas are currently zoned R6, or C8-2. 

As part of the related zoning text amendment, the Inclusionary Housing program would be made applicable within R7A and C4-4A districts in this area. R7A permits residential and community facility uses to a base FAR of 3.45.  The FAR may be increased to 4.6 if affordable housing is provided.  Base heights are required to be between 40 and 65 feet, and the maximum building height is 80 feet after a setback from the street.  This typically produces 6- to 8-story buildings.  New buildings in R7A districts must be located no closer to the street than a neighboring building.  Parking is required for 50% of the residential units.

C4-3A
C4-3A is proposed for 3% of the rezoning area (10 full or partial blocks).  C4-3A would be mapped over the commercial center at the southern end of Manhattan Avenue.  This area is currently zoned C4-3.

C4-3A districts are mapped in commercial centers that are located outside of central business districts.  These districts permit specialty and department stores, theaters, and offices, which are not permitted in C1 or C2 overlays.  C4-3A permits residential, commercial, and community facility uses to an FAR of 3.0.  Base heights are required to be between 40 and 60 feet, and the maximum building height is 70 feet after a setback from the street. This typically produces a 6-7 story building.  Parking is required for 50% of the residential units and requirements vary by use for commercial space.

C4-4A
C4-4A is proposed for 3% of the rezoning area (10 partial blocks). C4-4A would be mapped along Grand Street, which is currently a commercial center.

C4-4A districts, like C4-3A districts are mapped in commercial centers that are located outside of central business districts.  C4-4A is an R7A-equivalent district that permits commercial and community facility uses to an FAR of 4.0. As part of the related zoning text amendment, the Inclusionary Housing program would be made applicable within C4-4A districts in this area.  Any building containing residences is limited to a base FAR of 3.45, which can be increased to 4.6 FAR if affordable housing is provided.  Base heights are required to be between 40 and 65 feet, and the maximum building height is 80 feet after a setback from the street.  Parking is required for 50% of the residential units and requirements vary by use for commercial space.

C2-4 Overlays
The proposed rezoning would also change all existing C1-3, C1-4, C2-2, and C2-3 commercial overlays to C2-4 and would reduce overlay depths from 150 feet to 100 feet. This would allow a slightly wider range of local uses and prevent commercial uses from encroaching on the residential side streets.  

New C2-4 overlays would be mapped at specific locations where stores already exist, including areas without an existing overlay or where existing C4 or C8 zoning is being removed. These locations include Franklin Street, Greenpoint , Driggs , Metropolitan, and Graham avenues. 

Zoning Text Change

Inclusionary Housing Program
The Greenpoint-Williamsburg Contextual rezoning proposal applies the Inclusionary Housing program to the proposed R7A and C4-4A districts, establishing incentives for the creation and preservation of affordable housing in conjunction with new development.

For residential development without an affordable housing component, the maximum FAR within the areas proposed to be rezoned to R7A or C4-4A 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 1 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.


Overview | Existing Zoning and Context | Proposed Zoning | Public Review


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