|Out-of-context building on Ocean Avenue
||Out-of-context building on Ocean Avenue
||Out-of-context building on East 19th Street
The proposed zoning would:
- Reinforce established built contexts and prevent out-of-character development.
- Limit the height of new developments in the predominantly low-rise blocks to 35 feet to maintain the low-rise character.
- Along Ocean Avenue and Kings Highway, where there is an existing street wall, six-story apartment house character, limit the height of new development to 80 feet with a maximum street wall of 65 feet.
- Allow construction of new apartment buildings, limited to a height of 80 feet, on two blocks along Coney Island Avenue, north and south of Kings Highway.
- Prevent out-of-scale development by rezoning to contextual districts that eliminate the FAR "bonus" for buildings with community facilities.
The proposed zoning districts are:
R4-1: An R4-1 district is proposed for approximately 30% of the rezoning area (31 full or partial blocks now zoned R6) where either semi-detached or detached housing is the predominant type (such as Avenue S between East 12th Street and East 19th Street and three blockfronts on Ocean Avenue). R4-1 – a low-density residential district -- allows only detached and semi-detached one- and two-family houses with a maximum FAR of 0.9, a maximum perimeter wall height of 21 feet and a maximum building height of 35 feet. Two side yards are required if the houses are detached and one if the houses are semi-detached. One off-street parking space is required for each unit. Community facilities in R4-1 districts have a maximum FAR of 2.0
R5B: All or parts of 20 blocks in the existing R6 district, where semi-detached and attached housing predominate or there is a mix of housing types (e.g., north and south of Avenue R from East 12th Street to East 15th Street), would be rezoned to R5B, a lower density residential district usually typified by attached row houses. R5B allows detached, semi-detached and attached houses with an FAR of 1.35 (2.0 for community facilities), a maximum street wall height of 30 feet and a maximum building height of 33 feet. One parking space is required for each unit or 66% of the units if grouped. Parking in front of buildings is not permitted.
R7A: All or parts of 47 blocks are proposed to be rezoned from R6 to R7A, including Kings Highway from East 18th Street to Nostrand Avenue, much of Ocean Avenue from Kings Highway to Voorhies Avenue, and parts of three blocks between East 12th and 14th streets. In addition, two blockfronts on Coney Island Avenue would be rezoned from C8-2 to R7A. These are mostly wide streets with a predominant character of apartment houses. R7A is a medium-density contextual residential district with a maximum FAR of 4.0 for residential and community facility uses, a maximum street wall height of 65 feet before setback and a maximum building height of 80 feet. Parking is required for half the units. The Quality Housing program is mandatory.
C4-4A: Proposed for Kings Highway between Coney Island Avenue and East 18th Street on parts of 15 blocks, a C4-4A district would replace the C4-2 district, imposing an 80-foot height limit for all new construction. C4-4A is a medium-density contextual commercial district which allows residential, commercial and community facility buildings with a maximum FAR of 4.0 , a maximum street wall height of 60 feet and a maximum building height of 80 feet .
Commercial Overlay Changes
The current C1-3 commercial overlay along Kings Highway between Ocean Avenue and East 18th Street would be changed to a C2-3 district and reduced in depth from 150 feet to 100 feet. New C2-3 commercial overlays are proposed for the two blockfronts along Coney Island Avenue proposed to be rezoned from C8-2 to R7A and where there are existing commercial uses. Commercial overlays in the proposed R5B district have a commercial FAR of 1.0. In the proposed R7A, overlays have a commercial FAR of 2.0.
Overview | Existing Context and Zoning | Proposed Zoning
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