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Projects & Proposals > Brooklyn > Park Slope Printer Friendly Version
Park Slope Rezoning Proposal - Approved!
Zoning Proposal
Introduction | Neighborhood Character & Existing Zoning | Zoning Proposal | Additional Maps
The goals of the rezoning are to preserve the historic scale of the brownstone neighborhoods, and provide increased opportunities for residential and commercial development on Fourth Avenue.

Under existing zoning, new development on infill sites in Park Slope could:

• be out-of-scale with surrounding buildings


11th street photo - link to larger image
11th Street between Fifth and
Sixth Avenues

• be set back farther than adjacent structures, breaking the uniform streetwall

1st street photo - link to larger image
1st Street between Fourth and
Fifth Avenues
• have curb cuts and front yard parking, restricting on-street parking and pedestrian flow

7th street photo - link to larger image
7th Street between Fifth and
Sixth Avenues

Contextual zoning districts prevent these building forms by imposing height limits, streetwall lineup provisions, and tighter restrictions on curb cuts and front yard parking.
Proposed Zoning
park slope - proposed  zoning map
View a full size graphic

BULK REGULATIONS FOR PROPOSED ZONING DISTRICTS

Zoning
District

maximum
Floor Area
Ratio (FAR)

minimum
base height*
(approx # of floors)

maximum
base height
(approx # of floors)

maximum
building height
(approx # of floors)

R6B

2.0

30' (3 floors)

40' (4 floors)

50' (5 floors)

R6A**

3.0

40' (4 floors)

60' (6 floors)

70' (7 floors)

R7B

3.0

40' (4 floors)

60' (6 floors)

75' (7-8 floors)

R7A

4.0

40' (4 floors)

65' (6-7 floors)

80' (8 floors)

R8A

6.02 (6.5
Community
Facility)

60' (6 floors)

85' (8-9 floors)

120' (12 floors)

R8B

4.0

55' (5 floors)

60' (6 floors)

75' (7-8 floors)

C8-2

2.0

none

none

none

* The minimum base height applies to buildings that have an overall building height that exceed this minimum. Lower-scale buildings are permitted.

** The C4-3A district proposed for the southern portion of Fifth Avenue is an R6A equivalent.

R6B and R7B - Midblocks
R6B and R7B zoning designations are proposed for over 70% of the rezoning area.

In the neighborhood's midblocks and on wide streets where four-story rowhouses predominate (Sixth and Eighth Avenues, 3rd Street and the eastern portion of 9th Street) R6B zoning would protect the historic character and scale. The R6B district allows a maximum FAR of 2.0 for all permitted uses, and limits overall building heights to 50 feet and streetwall base heights to 40 feet.

R6B is proposed for the existing M1-2 district between Third and Fourth Avenues and 14th and 15th Streets, consistent with the surrounding zoning and character.

Typical R6B Developments - These buildings were developed using the bulk regulations for Quality Housing on a narrow street, which are comparable to R6B regulations.
2nd street  between 4th and 5th avenues photos
2nd Street between Fourth and Fifth Avenues
1st street  betwee 4th and 5th avenues photo
1st Street between Fourth and Fifth Avenues

The midblocks between Prospect Park West, Union Street, Carroll Street and Eighth Avenue, where higher-density, five-story rowhouses predominate, are proposed to be rezoned from R6 to R7B. R7B allows a maximum FAR of 3.0 for all permitted uses, and has a building height limit of 75 feet and a maximum base height of 60 feet.

R6A and C4-3A - Third, Fifth and Seventh Avenues and 9th Street between Third and Sixth Aves
Buildings on these streets are generally a little taller than in the midblocks – between four to six stories with ground floor commercial use and residential upper stories. Although the existing built environment along Third Avenue is lower scale, R6A is also an appropriate scale for redevelopment consistent with other mixed commercial and residential streets in the neighborhood.

R6A allows a maximum FAR of 3.0 for residential, mixed residential/commercial, and community facility buildings, with a maximum building height of 70 feet and a maximum base height of 60 feet.
Typical R6A Developments - These buildings were developed using the bulk regulations for Quality Housing on a wide street, which are comparable to R6A regulations.
5th avenue and 2nd street photo
Fifth Avenue and 2nd Street
new york methodist hospital photo
New York Methodist Hospital
Seventh Avenue and 6th Street

The C4-3A commercial district proposed for Fifth Avenue between 8th and 15th Streets has the same bulk and density regulations as R6A. Second story commercial uses are permitted in the C4-3A district in mixed residential/commercial buildings, whereas they are prohibited in mixed-use buildings in the R6A/C2-4 district proposed north of 8th Street.

The existing C4-3 district in this section of Fifth Avenue is mapped 200 feet deep on the west and 150 feet deep on the east to accommodate large department stores and parking. The proposed C4-3A district would generally be mapped to a 100-foot depth consistent with existing land use.

R7A - Prospect Park West
Prospect Park West between 1st and 14th Streets would be rezoned from R6 to R7A. This street contains a mix of rowhouses and mid-rise apartment houses facing Prospect Park. R7A permits a maximum FAR of 4.0 for all permitted uses, with a maximum building height of 80 feet and a maximum base height of 65 feet.

R8A and C8-2 - Fourth Avenue
Fourth Avenue can accommodate increased housing and commercial development. It is an extremely wide street (120') with excellent transit access. The M, N and R subway lines have stations along Fourth Avenue at Union and 9th Streets and at Prospect Avenue, and an F-line station is at Fourth Avenue and 9th Street. This street can support greater density than the 3.0 FAR permitted under Quality Housing in the R6 district. Currently, there are a number of underutilized and vacant sites on Fourth Avenue.

Along Fourth Avenue, the proposed zoning map amendments would replace the R7A district between Warren and Union Streets and the R6 district between Union and 15th Streets with an R8A designation to promote apartment house construction. R8A districts have a maximum FAR of 6.5 for community facility uses and a maximum FAR of 6.02 for residential and mixed residential/commercial uses. R8A districts have a maximum building height of 120 feet and a maximum base height of 85 feet.

Typical R8A Developments -
photo of 10th avenue in manhattan
Tenth Avenue between 54th and 55th Street, Manhattan
rendering of proposed r8a building, court street and atlantic avenue, Beyer Blinder Belle Architects 
                                      & Planners LLP
proposed R8A building, Court Street and Atlantic Avenue (Beyer Blinder Belle Architects & Planners LLP)

The Fourth Avenue Site Analysis shows how the proposed zoning change would affect future development.

The blocks bounded by Third and Fourth Avenues and 3rd and 7th Streets contain predominantly auto-oriented commercial uses and no manufacturing uses. This area is proposed to be rezoned from M1-2 to C8-2 to better reflect the existing land uses and provide an opportunity for a broader range of commercial activities at this location. The permitted FAR would remain the same at 2.0. No residential or community facility uses with sleeping accommodations are permitted in either M1-2 or C8-2 districts.

Commercial Overlays
Commercial overlays are proposed where ground floor retail uses already predominate, including on Third, Fourth, Fifth and Seventh Avenues, a few blocks on Eighth Avenue in the southern part of the rezoning area, the northwestern corner of Bartel Pritchard Square, and the northern side of 9th Street between Fourth and Sixth Avenues.

Commercial overlays on the eastern side of Fourth Avenue and on Fifth Avenue are currently mapped 150 feet deep to allow for parking. Since most commercial uses do not extend beyond 100 feet from the avenues, the overlays would be narrowed to a depth of 100 feet.

All existing C1-3 and C2-3 commercial overlays would be replaced with C1-4 and C2-4 overlays to reduce the parking requirements for most commercial uses from one parking space for every 400 square feet of commercial space to one per 1,000 square feet.

Methodist Hospital
The campus of New York Methodist Hospital is located near the center of the rezoning area. The campus would remain in an R6 district, since the hospital has developed most of its property pursuant to existing regulations for community facility uses (4.8 FAR in an R6 district) and may need the greater flexibility of the existing R6 zone in order to make necessary improvements in the future.

Contact the Brooklyn Office at (718) 780-8280 with any questions.


Introduction | Neighborhood Character & Existing Zoning | Zoning Proposal | Additional Maps

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