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Projects & Proposals > Staten Island > Prince's Bay Printer Friendly Version
Prince's Bay Rezoning - Approved!
Existing Context and Zoning
Introduction | Existing Context and Zoning | Proposed Zoning | Public Review

-  Typical detached one-family house
Typical detached one-family house  

Most homes in proposed Special Area LL have 50-foot or greater lot widths
Most homes in proposed Special Area LL have 50-foot or greater lot widths

A typical detached house meeting R3X requirements
A typical detached house meeting R3X requirements

The Princes Bay/Pleasant Plains/Richmond Valley area on the South Shore of Staten Island is one of the city's least densely developed regions. The South Shore is characterized by extensive greenery, wetlands, varied topography and suburban-style one- and two-family houses on large lots with spacious rear and side yards.    

Although the South Shore and the rezoning area in particular were zoned in 1961 for townhouse development, Staten Island's relative isolation from the rest of the city, the Special South Richmond District established in 1975, and the lack of sanitary sewers effectively controlled development. Over time, the character of the area became one of detached houses on lots large enough to house septic fields.
Today, with the continuing installation of sanitary sewers throughout the South Shore, eliminating the need for individual septic systems, developers can build at the greater densities permitted by the existing zoning.

Much of the development in this part of the South Shore is characterized by two-family detached houses on large lots with 50-foot street frontages. However, under existing zoning, new one- or two-family detached homes can be built in the rezoning area on lots as small as 3,800 square feet with 40-foot frontages.

Mt. Loretto, a large campus owned by the Archdiocese of New York, occupies much of the central portion of the rezoning area.  The Mt. Loretto property is mostly undeveloped, but contains a cemetery, church, community meeting space, recreation areas and significant wetlands. The southern portion of this site is zoned R3-2 which allows development of multifamily attached housing. The remainder of the rezoning area is zoned R3X, a contextual district permitting only detached one- and two-family homes.

The R3-2 district has been in place since the current  Zoning Resolution was adopted in 1961, while the adjoining R3X district was mapped in 2000. Both districts are within the Lower Density Growth Management Area (LDGMA) designated in 2004 as well as the Special South Richmond Development District (SSRDD).

A 149.2-acre section of the southern portion of the Mt. Loretto property, generally between Hylan Boulevard and the prolongation of Sherwood Avenue, is within an R3-2 zoning district. It contains several community facility buildings, a portion of Resurrection Cemetery, as well as much vacant open and wooded land. R3-2 zoning permits detached, semi-detached and multi family residences with a maximum floor area ratio (FAR) of 0.5 plus a 0.1 attic allowance. Maximum permitted perimeter wall height is 26 feet and maximum building height is 35 feet. Required parking within the LDGMA is 1.5 off-street spaces per dwelling unit, or two spaces for a single-family home and three for a two-family home.

The portion of the larger R3X district proposed to be rezoned is bounded by Indale Avenue, Hylan Boulevard and Johnson Avenue.  This area is approximately 22.4 acres in size and was the former Camp St. Edwards, a retreat operated by the Handmaiden’s of Mary. It is now being redeveloped with single-family detached homes. The R3X district within the Special South Richmond Development District permits one- and two-family detached houses on lots with a minimum area of 3,800 square feet and width of 40 feet. The maximum perimeter wall height is 26 feet and the overall building height 35 feet.  Maximum FAR is 0.5 with a 0.1 attic allowance.  Required parking is also 1.5 spaces per dwelling unit.

Introduction | Existing Context and Zoning | Proposed Zoning | Public Review

Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.
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