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Projects & Proposals > Brooklyn > Sunset Park Rezoning Printer Friendly Version
Sunset Park Rezoning - Approved!
Proposed Zoning
Overview | Existing Context & Zoning | Proposed Zoning | Public Review

Proposed zoning
Proposed zoning
PDF Document View a larger image
Some recent residential construction developed as-of-right under the existing R6 zoning has produced apartment buildings that are much taller and inconsistent with the low-rise row house context found within the rezoning area.

The proposed zoning map and text amendments would:
  • Preserve neighborhood character and scale by replacing the R6 district with contextual zoning districts having height limits that allow for new development at a height and scale that is in keeping with the existing context;
  • Create opportunities and incentives for affordable housing through the inclusionary housing bonus at appropriate locations;
  • Adjust boundaries of commercial districts to reflect existing development patterns and preclude commercial intrusions into residential mid-blocks.

View the PDF Document Zoning Comparison Table


Proposed Zoning Map Changes

R4A
62nd Street between Second and Third avenues
62nd Street between Second and Third avenues
R4A is proposed for a portion of 2 blocks between Second and Third avenues on 62nd Street. R4A districts only allow detached, one and two family homes with a maximum FAR of 0.9 (including the attic allowance). The minimum lot width for the R4A district is 30 feet, with a minimum lot area of 2,850 square feet. Maximum building height is 35 feet, with a maximum perimeter wall of 21 feet. The front yard must be a minimum of ten feet and must be as deep as an adjacent front yard. Two side yards, each a minimum of two feet and totaling a minimum of ten feet are required. One parking space is required per dwelling unit.
R4-1
62nd Street between Third and Fourth avenues
62nd Street between Third and Fourth avenues
R4-1 is proposed for a portion of 2 blocks between Third and Fourth avenues on 62nd Street. R4-1 districts allow both detached and semi-detached one- and two-family residences with a maximum FAR of 0.9 (including the attic allowance).  The minimum lot width for detached homes is 25 with a minimum area of 2,375 square feet, and 18 feet for semi-detached homes with a minimum area of 1,700 square feet. Maximum building height is 35 feet, with a maximum perimeter wall of 25 feet.  The front yard must be a minimum of ten feet and must be at least as deep as an adjacent front yard. For detached homes, two side yards are required for an eight feet total. For semi-detached buildings, one four foot side yard is required. One parking space is required per dwelling unit.
R6B
45th Street between Fifth and Sixth avenues
45th Street between Fifth and Sixth avenues

R6B is proposed for approximately 66% of the rezoning area (121 full or partial blocks).  R6B would be mapped on narrow residential side streets that are not major commercial or transportation corridors. 

R6B is a contextual district district that permits residential and community facility uses to an FAR of 2.0.  Base heights are required to be between 30 and 40 feet, and the maximum building height is 55 feet after a setback from the street.  This typically produces a four- to five-story building.  New development in the proposed R6B district would be required to line up with adjacent structures to maintain the existing street wall.  New multifamily residences in R6B districts must provide one off-street parking space for 50% of dwelling units.
R6A
Sixth Avenue and 61st Street
Sixth Avenue and 61st Street 
R6A is proposed for approximately 13% of the rezoning area (60 full or partial blocks).  R6A would be mapped along all of Sixth Avenue and portions of Fifth Avenue. These areas are currently zoned R6 or C4-3 and are wide street. In addition, R6A is proposed for some narrow street developed with higher density apartment buildings.  

R6A permits residential and community facility uses to an FAR of 3.0. Base heights are required to be between 40 and 60 feet, and the maximum building height is 70 feet after a setback from the street. This typically produces a 6-7 story building.  New buildings in R6A districts must be located no closer to the street than a neighboring building.  Off-street parking is required for 50% of new residential units.  
R7A
Seventh Avenue and 44th Street
Seventh Avenue and 44th Street
R7A is proposed for approximately 16% of the rezoning area (101 partial blocks).  R7A would be mapped along Fourth and Seventh avenues well served by transit and appropriate for more development.

As part of the related zoning text amendment, the Inclusionary Housing Program would be made applicable within R7A district in this area.  R7A permits residential and community facility uses to a base FAR of 3.45.  The FAR may be increased to 4.6 if affordable housing is provided.  Base heights are required to be between 40 and 65 feet, and the maximum building height is 80 feet after a setback from the street.  This typically produces six- to eight-story buildings.  New buildings in R7A districts must be located no closer to the street than a neighboring building.  One parking space is required for 50% of new residential units.
C4-3A
Fifth Avenue between 49th and 50th Streets
Fifth Avenue between 49th and 50th Streets
C4-3A is proposed for 10 block fronts on the area’s commercial center on Fifth Avenue from 47th to 57th streets.  This area is currently zoned C4-3 or R6 with C1-3 overlay.

C4-3A districts are mapped in commercial centers that are located outside of central business districts.  These districts permit specialty and department stores, theaters, and offices, which are not permitted in C1 or C2 overlays intended for smaller neighborhood shopping centers.  C4-3A permits residential, commercial, and community facility uses to an FAR of 3.0.  Base heights are required to be between 40 and 60 feet, and the maximum building height is 70 feet after a setback from the street. This typically produces a six to seven story building. One parking space is required for 50% of residential units and requirements vary by use for commercial space. The C4-3A district is being extended three blocks to the north and one block to the south from the current C4-3 district to match existing uses and to allow for commercial uses above the ground floor in buildings with residential uses, which is not allowed in C1 overlays.
Commercial Overlays
The proposed rezoning would also change all existing C1-3 and C2-3 commercial overlays to C2-4 and would reduce overlay depths from 150 feet to 100 feet. This would allow a slightly wider range of local uses and prevent commercial uses from encroaching on the residential side streets.  

In addition, new C2-4 overlays would be mapped at specific locations along Seventh Avenue where stores already exist.  On Fourth Avenue, some new C2-4 overlays would be mapped to create a more cohesive commercial corridor along the entire length of Fourth Avenue.  Similarly, some C1-3 overlays would be removed at specific locations on Sixth Avenue where no commercial uses exist.



Proposed Zoning Text Changes

Inclusionary Housing Program
The Sunset Park rezoning proposal applies the Inclusionary Housing program to the proposed R7A district within the study area, establishing incentives for the creation and preservation of affordable housing in conjunction with new development.

For residential development without an affordable housing component, the maximum FAR within the areas proposed to be rezoned to R7A would be limited to a base FAR of 3.45.  Under the Inclusionary Housing program, a development providing affordable housing is eligible for a floor area bonus within the underlying contextual height and bulk regulations.  Developments could qualify for a maximum FAR of 4.6 by providing 20 percent of the residential floor area in the development as permanently affordable housing for low- and moderate-income households. Affordable units can be provided either on-site or off-site. Off-site affordable units must be located within Community District 7 or within a half-mile of the bonused development if in a different community district. Other city, state and federal housing finance programs may be used to provide further assistance in creating affordable units.


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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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