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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 Fourth and Fifth Avenues |
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.
Fifth
Avenue and 2nd Street |
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 -
Tenth
Avenue between 54th and 55th Street,
Manhattan |
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.
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