The Department of City Planning (DCP) is proposing to rezone nine full blocks and portions of 36 blocks, and to modify commercial overlays in the northeastern Bronx neighborhood of Pelham Bay in Community District 10. The Pelham Bay neighborhood is generally bounded by Pelham Parkway South to the north, the Bruckner Expressway to the east, Middletown Road to the south and the Hutchinson River Parkway to the west.
New, out-of-scale construction on Mayflower Avenue in the proposed R5A district
Neighborhood Character and Existing Zoning
As in other parts of the city, the arrival of the Interborough Rapid Transit during the early 20th century spurred the development of Pelham Bay around a recently completed rail terminal. Today, the Pelham Bay rezoning area is characterized by low- to mid-density residential development comprised of large one- and two-family detached homes on the inner blocks and apartment buildings along the wider avenues. Detached homes constitute approximately 72% of the area’s housing stock; 17% of the residential structures are semi-detached. Attached housing and multifamily buildings comprise roughly 6.6% and 4.5% of the residential lots, respectively. Although the neighborhood is currently served by the number 6 line and several buses, Community District 10 has one of the highest car ownership rates in the city.
Most of the rezoning area is currently zoned R5, with corridors of R6 and R7-1 zoning along Westchester, Crosby and Buhre Avenues. Westchester and Crosby Avenues are the neighborhood’s main commercial corridors and are zoned R6 and R7-1 with C1-2 and C2-2 commercial overlays. Maximum floor area ratio (FARs) range from 1.25 (R5) and 2.43 (R6) to 3.44 (R7-1). Building heights are limited to 40 feet in the R5 district and are controlled by sky exposure planes and setback requirements in the R6 and R7 districts. Parking, if grouped, is required for 85% of dwelling units in the R5, for 70% in the R6 and for 60% in the R7-1 district. (View the zoning comparison table).
Pelham Bay is located just north of the Throgs Neck Area, which was rezoned in September of 2004 to contextual or low-density zoning districts when it was designated a Lower Density Growth Management Area (LDGMA). It is the concern of the Pelham Bay community that with this new zoning in place, future out-of- scale development might move northward into Pelham Bay. The mismatch between the built form of the neighborhood and existing zoning creates an incentive to replace sound detached homes with rows of attached housing or out-of-scale semi-detached and small apartment buildings.
On October 17, 2005, the Department of City Planning certified the Uniform Land Use Review Procedure (ULURP) application (C 060179 ZMX) for the Pelham Bay rezoning to begin the formal public review process. The application was sent to Community Board 10 for a 60-day review period. On November 17, 2005, CB 10 voted in favor of the application. The Bronx Borough President held its public hearing on December 15, 2005. The City Planning Commission held a public hearing on the application on January 11, 2006, and approved the application on February 8, 2006. ( Read the CPC report.) On March 22, 2006, the City Council adopted the zoning changes which are now in effect.
For more information, contact the Bronx Office of the Department of City Planning at (718) 220-8500.
Overview | Proposed Zoning
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