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Projects & Proposals > Bronx > Third Avenue/Tremont Avenue Rezoning Printer Friendly Version
Third Avenue/Tremont Avenue Rezoning - Approved!
Proposed Zoning
Overview | Existing Zoning & Context | Proposed Zoning | Public Review


Proposed Zoning
PDF Document View a larger image

The rezoning proposal has three sections:  Third Avenue Corridor, Tremont Avenue Corridor, and the Neighborhood Preservation Area.  The proposed zoning map changes are tailored to address the goals of each section. 

The first section is the north/south Third Avenue Corridor, which runs from Fordham Plaza in the north down to the Cross-Bronx Expressway in the south.  The proposed zoning map and text changes would help expand the uses along the corridor from light manufacturing and auto-related uses to allow a mid-density mix of residential and commercial uses, featuring housing that serves a wide range of incomes.

The second section is the east/west Tremont Avenue Corridor, which runs from Webster Avenue in the west, one full block past Southern Boulevard, to Daly Avenue in the east.  The proposed zoning map and text changes would help increase the development potential along this important “downtown” shopping corridor by allowing full commercial buildings while incentivizing housing that would serve a mix of incomes. New development would be height limited and required to create a standard street wall to unify this important corridor.

The third section is the Neighborhood Preservation Area.  This residential area is located between Third Avenue, in the east, to Park Avenue, in the west, and Cyrus Avenue, in the north, to mid-block between 178th Street and Tremont Avenue, in the south; the area is currently zoned R7-1.  The proposed zoning districts would better match the existing built character of these lower density residential areas and incorporate height limits, thereby, reducing the incentive to replace such housing with larger-scale, higher-density development.

Third Avenue and Tremont Avenue Corridors

C4-5X (from R7-1/C2-4, C4-4, C8-3, and M1-1)
Higher density development along the Third Avenue and Tremont Avenue intersection would be permitted in the proposed C4-5X district.
Higher density development along the Third Avenue and Tremont Avenue intersection would be permitted in the proposed C4-5X district.
The proposed C4-5X district includes all or portions of 19 blocks located in two areas.  The first area is a four block node south of Fordham Plaza, and the second area is a 15 block area along Tremont Avenue between Webster Avenue, in the west, and Belmont Avenue, to the east.  There is a northward extension along Webster Avenue that extends the C4-5X up just north of 178th Street and east to Park Avenue.  The C4-5X district is a mid-density contextual district. The Inclusionary Housing Program would be applied to incentivize affordable housing. C4-5X is proposed for major intersections and wide streets with nearby access to public transportation. 

C4-5X has similar bulk and height controls to R7X, its residential equivalent.  The base residential FAR is 3.75, and can be increased to a maximum of 5.0 with the Inclusionary Housing bonus.  Commercial uses are allowed up to a maximum FAR of 4.0 and community facility uses are allowed up to a maximum FAR of 5.0.   The maximum building height is 125 feet, with a base height of between 60 and 85 feet.  Parking varies for commercial use but is generally required at one space per 1,000 square feet of floor area for commercial uses.  Residential uses require parking for 50% of the dwelling units.

C4-4A (from R7-1, R7-1/C1-4, R7-1/C2-4, and C8-3)
New investment has been occurring along Third Avenue, such as this two-story building on 180th Street and Third Avenue in the proposed C4-4A district.
New investment has been occurring along Third Avenue, such as this two-story building on 180th Street and Third Avenue in the proposed C4-4A district.

The proposed C4-4A district includes all or portions of thirteen blocks located in two areas.  The first area is a four block node surrounding the Third Avenue and 180th Street intersection.  The second area is a nine block area along Tremont Avenue from Belmont Avenue, to the west, to Marmion Avenue, in the east.  The C4-4A district is a mid-density contextual district that would allow for full commercial development where it is either currently not permitted or limited by the commercial overlay.  Residential development would also be permitted; the Inclusionary Housing Program would be applied to incentivize affordable housing.

C4-4A has similar bulk and height controls to R7A, its residential equivalent. The base residential FAR is 3.45, and can be increased to a maximum of 4.6 with the Inclusionary Housing bonus. Commercial and community facility uses are allowed at a maximum FAR of 4.0. Maximum building height is 80 feet, with a base height between 40 and 65 feet.  Parking varies for commercial use but is generally required at one space per 1,000 square feet of floor area.  Residential uses require parking for 50% of the dwelling units.

C4-4D (from C8-3)
Seven-story St. Barnabas Hospital building along Third Avenue in a proposed C4-4D district.
Seven-story St. Barnabas Hospital building along Third Avenue in a proposed C4-4D district.

The proposed C4-4D district includes portions of three blocks on the west side of Third Avenue between 184th Street, to the north, and 181st Street, in the south.  The C4-4D district is a mid- to high-density contextual district that includes a high community facility FAR, which is appropriate considering the proximity of St. Barnabas Hospital.  The Inclusionary Housing Program would be applied to incentivize affordable housing.

C4-4D has similar bulk and height controls to R8A, its residential equivalent.  The base residential FAR is 5.4, and can be increased to 7.2 with the Inclusionary Housing bonus.  Commercial uses are allowed up to a maximum FAR of 3.4 and community facility uses are allowed up to a maximum FAR of 6.5.  The maximum building height is 120 feet, with a base height of between 60 and 85 feet.  Parking varies for commercial use but is generally required at one space per 1,000 square feet of floor area.  Off-street parking is required for 50% of the residential units.

MX: M1-4/R7A (from C8-3 and M1-4)
The proposed MX: M1-4/R7A district includes all or portions of 21 blocks located in three areas.  The first area is an 11 block area along Third Avenue from Cyrus Place, to the north, down to 184th Street, to the south.  The second area is a four block area along Third Avenue starting mid-block between 180th Street and 179th Street, in the north, and running just past 178th Street, in the south.  The third area is a six block area just south of Tremont Avenue, in the north, down to 175th Street, in the south, and running just west of Washington Avenue to just east of 176th Street.  These three areas all have viable light manufacturing and auto-related uses, and this mixed-use district would continue to allow these uses to exist, while allowing for residential, which is not permitted by the existing zoning.  The Inclusionary Housing Program would also be applied to incentivize affordable housing.

The M1-4/R7A is a contextual district that allows for residential, commercial, community facility, and manufacturing/light industrial uses.  The base residential FAR is 3.45, and can be increased to a maximum of 4.6 with the Inclusionary Housing bonus.  Commercial and manufacturing uses have a maximum FAR of 2.0, with community facilities having a maximum FAR of 4.0.  The maximum building height is 80 feet, with a base height of between 40 and 65 feet.  Residential uses require parking for 50% of the dwelling units.

An active light-industrial use in the proposed M1-4/R7A district.
An active light-industrial use in the proposed M1-4/R7A district.

MX: M1-4/R7X (from M1-4)
The proposed MX: M1-4/R7X district includes a portion of two blocks located along Tremont Park.  The district runs on the west side of Third Avenue starting just south of Tremont Avenue down to 175th street, to the south.  This zoning district would allow light industrial uses while permitting new residential development.  The Inclusionary Housing Program would be applied to incentivize affordable housing. A taller building envelope is proposed for this area to take advantage of its proximity to Third Avenue, which is a wide street, as well as the significant grade change in the neighboring Tremont Park. 

The M1-4/R7X is a contextual district that allows for residential, commercial, community facility, and manufacturing/light industrial uses.  The base residential FAR is 3.75, and can be increased to a maximum of 5.0 with the Inclusionary Housing bonus.  Commercial and manufacturing uses have a maximum FAR of 2.0, with community facilities having a maximum FAR of 5.0.  The maximum building height is 125 feet, with a base height of between 60 and 85 feet.  Residential uses require parking for 50% of the dwelling units.

A mix of uses line Third Avenue along the proposed M1-4/R7X district.
A mix of uses line Third Avenue along the proposed M1-4/R7X district.

R7X/C1-4 (from R7-1/C1-4)
The proposed R7X/C1-4 district includes portions of five blocks located on Tremont Avenue between Marmion Avenue, to the west, and Daly Avenue, in the east.  The proposed zoning is a mid-density contextual residential district that would maintain the current commercial overlay.  This district includes the Southern Boulevard and Tremont Avenue intersection, which is a central intersection providing strong public transportation access to the surrounding communities.  The proposed zoning district would incorporate the Inclusionary Housing Program to incentivize affordable housing.

R7X/C1-4 has a base residential FAR of 3.75, which can be increased to a maximum of 5.0 with the Inclusionary Housing bonus.  Commercial uses are allowed up to a maximum FAR of 2.0 and community facility uses are allowed up to a maximum FAR of 5.0.   The maximum building height is 125 feet, with a base height of between 60 and 85 feet.  Parking varies for commercial uses but is generally required for at one space per 1,000 square feet of floor area.  Residential uses require parking for 50% of the dwelling units.

Five-story building on the intersection of Tremont Avenue and Southern Boulevard in a proposed R7X/C1-4 district.
Five-story building on the intersection of Tremont Avenue and Southern Boulevard in a proposed R7X/C1-4 district.

Commercial Overlay – C1-4
The proposal would establish a new C1-4 Commercial Overlay district along Third Avenue, extending 100 feet east, and along 181st Street, extending 400 feet north.  The commercial overlay is on the southern end of St. Barnabas Hospital’s campus and would permit ground floor retail within the hospital’s proposed parking garage.  The C1-4 overlay district requires the provision of one parking space per 1,000 square feet of general retail or service uses.

Neighborhood Preservation Areas

R5 (from R7-1)
Two-story homes along 186th Street in a proposed R5 district.
Two-story homes along 186th Street in a proposed R5 district.
The proposed R5 district includes all or portions of seven blocks located in two areas west of the Third Avenue Corridor.  These blocks are characterized by two- and three-story attached and semi-detached buildings.

The maximum FAR for all housing types is 1.25, which is consistent with the existing development.  The maximum building height is 40 feet, with a maximum perimeter wall height of 35 feet. This scale would reflect the existing built character.  Off-street parking is required for 85% of the dwelling units.

 

R6A (from R7-1)
A six-story building along 186th Street in a proposed R6A district.
A six-story building along 186th Street in a proposed R6A district.
The proposed R6A district includes all or portions of twenty-six blocks located in three areas west of the Third Avenue Corridor.  These blocks are characterized by four- to six-story buildings on large lots with high lot coverage.

The maximum FAR for all development is 3.0 and buildings are limited to 70 feet in height, with a base height of 40-60 feet above which a front setback is required.  Front wall lineup is required.  Parking must be provided for 50% of dwelling units.


Proposed Zoning Text Amendments

Inclusionary Housing Program
The Inclusionary Housing Program would be made applicable in the entire rezoning area, excluding the Neighborhood Preservation Areas, to encourage and incentivize the creation and preservation of affordable housing in conjunction with new development.  As indicated in the table below, for residential development without an affordable housing component, the maximum FAR would be limited to the base FAR for that zoning district.  Whereas, under the inclusionary housing program, a development providing permanently affordable housing is eligible for a floor area bonus within the underlying contextual height and bulk regulations.  Developments could qualify for a 33 percent bonus to their maximum FAR by providing 20 percent of the residential floor area as permanently affordable for income-limited households.  Affordable units can be provided either on-site or off-site.  Off-site affordable housing units must be located within Community District 6 or within a half-mile of the site receiving the floor-area bonus.  Other city, state and federal housing finance programs may be used to provide further assistance in the creation of the affordable units.  The combination of a zoning bonus with housing programs would establish a powerful incentive for the development and preservation of affordable housing along the Third Avenue and Tremont Avenue Corridors.

Zoning District Max FAR  (Base) Max FAR  (With Bonus)
R7A & C4-4A (R7A Equivalent) 3.45 4.6
R7X & C4-5X (R7X Equivalent) 3.75 5.0
C4-4D (R8A Equivalent) 5.4 7.2



Special Mixed Use District (MX)
The Special Mixed Use District is a special zoning district that is mapped in several locations throughout the city, including Lower Concourse, Port Morris, and Morrisania in the Bronx.  It combines a light industrial (M1) district with a residential district, and permits a mix of selected light industrial, commercial, residential, and community facility uses under the applicable regulations.  The MX district permits mixed-use buildings, and includes an expanded definition of “home occupations,” permitting a broader variety of live-work accommodations than is allowed in standard zoning districts.  The proposed MX district is intended to retain existing light industrial businesses while encouraging the redevelopment of vacant and underutilized land and lofts with residential uses.

View the PDF Document adopted text amendment.

 


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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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