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| Semi-detatched houses on Ocean Avenue |
Detached houses on Ocean Avenue |
Apartments above retail on Kings highway |
Existing Context and Zoning
Housing on side streets in the study area is predominantly low-rise and low-density, while there are large apartment buildings along Ocean Avenue, Kings Highway and East 12th to East 14th Street between Kings Highway and Avenue R.
Most of the rezoning area is zoned R6, a residential district with a maximum residential floor area ratio (FAR) of 2.43 and community facility FAR of 4.8. (See Existing Zoning and Land Use Map.) R6 is a height factor district which has no height limits. Many of the buildings constructed recently in the neighborhood include both residential and community facility uses, enabling them to exceed the permitted residential FAR.
A C4-2 commercial zoning district, on Kings Highway between Coney Island Avenue and East 18th Street, allows commercial buildings containing retail and office uses of up to 3.4 FAR and residential buildings with a maximum FAR of 2.43. Maximum community facility FAR is 4.8 and there is no height limit.
Two areas on Coney Island Avenue between Avenue R and Avenue P are zoned C8-2. The C8-2 district allows commercial buildings of up to 2.0 FAR and community facility buildings of up to 4.8 FAR with no height limit. The C8-2 zoning allows a variety of retail and service uses as well as automotive service facilities, lumber yards and other heavy commercial uses. Residences are not permitted in C8 districts.
C1-2, C1-3, C2-2 and C2-3 commercial overlays, allowing residential, commercial and community facility uses, are mapped at a number of major intersections along Ocean Avenue and between East 18th Street and Ocean Avenue along Kings Highway. The C1 district allows small-scale retail and service shops needed in residential neighborhoods. The C2 district allows a slightly broader range of service uses including small appliance repair and upholstery shops. In R6 districts commercial uses have a maximum FAR of 2.0 but are limited to ground floor locations in mixed residential/commercial buildings.
Overview | Existing Context and Zoning | Proposed Zoning
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