Draft Zoning Proposal: Upland Mixed-Use Thomas Greene Park Park Slope Playground Garden of Union North Pacific Playground Nicholas Naquan Heyward Jr. Park Ennis Playground Boerum Park Carroll Park St. Mary’s Playground Old Stone House and Washington Park R6A C6-1 R6B R5B C6-2A C4-4A M1-4/ R7-2 R6 C6-1 M1-1 R6A R5 R7B C4-3A C6-2 R6A R7A R6B R6A C5-4 C6-2 R6B R6B R7-2 R6B R6B M3-1 R6B R6B R6B R6B C6-1 C6-2 R7B M1-2 M1-2 R6B R6A M1-2 R8A R6B M2-1 R6 R6B R6B R6A C6-4 R6A R6B M1-1 R6B R6B R7A C6-9 M2-1 M1-2 M1-2 Degraw St Nevins St Bond St 3rd Ave 2nd Ave 4th Ave Douglass St Butler St Baltic St Sackett St Union St President St Carroll St 1st St 3rd St 4th St 6th St 7th St Huntington St Hoyt St Smith St 5th Ave Warren St Wyckoff St Dean St Pacific St Atlantic Ave Bergen St 1st St 3rd St Hamilton Ave 8th St 9th St 10th St 11th St 12th St 13th St 14th St 15th St 16th St 5th St 0 500 1,000 250 Feet M1(3) / R 6 A M1(3)/ R 6 A M1(3) / R 6 A M1(2) / R 6 B M1(2) / R 6 B M1(2) / R 6 B M1(3) / R 6 A M1(3)/ R 6 A C4-4D M1(3) / R7-2 M1(3) / R7-2 M1(3) / R7-2 M1(3) M1(3) M1(3) M1(4) M1(3) M1(4) M1(3) / R 7A M1(4) / R 7X M1(4)/ R 7X M1(4)/ R 7X M1(4)/ R 7X R 6A R 6B M1(3) M1(2) / R 6 B M2-1 105’ 145’ M1(2)/R6B M1(3)/R7A M1(3)/R6A M1(4)/R7X 45’ 55’ 65’ 85’ 75’ 95’ Conceptual Bulk Envelopes: R6A Draft Boundaries Existing Zoning Purpose: Facilitate several neighborhood-wide goals, including creation of permanently affordable housing with options for low- and moderate-income residents, promoting a walkable, mixed-use neighborhood, brownfield remediation and activating key areas by permitting higher densities, allowing a broader range of uses and incentivizing or requiring non- residential uses, where appropriate. Proposed Zoning: M1(2)/R6B, M1(3)/R6A, M1(3)/ R7A, M1(4)/R7X Goals Supported: • Encourage and reinforce a vibrant, live-work neighborhood by balancing preserving neighborhood scale and encouraging growth in key areas • Implement MIH to generate new mixed-income housing, including market-rate and permanently affordable units • Promote a mix of uses that allows for improvements to the public realm and local services while affirming the qualities that make the neighborhood distinct • Bring existing residences into conformance with zoning Districts M1(2)/R6B M1(3)/R6A M1(3)/R7A M1(4)/R7X Use Groups Retail/Entertainment 2 2 2 2 Other Commercial Community Facility Industrial Residential 2.2 3.6 4.6 5.6 Total MAX FAR 2.2 3.6 4.6 6* Base 4 6 7 10 Max 5 8 9 14 Req. Non-Residential Ground Floor Use - - Yes (Union Street) Yes (Thomas Green Playground & 3rd Avenue) Non-Residential Incentives - - - Yes* Market Rate Units Affordable Units Non-Residential *Achieved only in buildings with residential, commercial, and Gowanus mix of uses. 4 3 Special Use / FAR Regulations Heights (in stories) Enhanced Mixed-Use 2-14, 16, 17, 18 Uses Max FAR by Use 2 3 Loading Requirement Parking Requirement 20% 0% None for smaller businesses; reduced for larger
Transcript
Draft Zoning Proposal: Upland Mixed-Use
Thomas Greene Park
Park Slope Playground
Garden of Union
North PacificPlayground
Nicholas Naquan Heyward Jr. Park
Ennis Playground
Boerum Park
Carroll Park
St. Mary’s Playground
Old Stone House andWashington Park
R6A
C6-1
R6B
R5B
C6-2A
C4-4A
M1-4/R7-2
R6
C6-1
M1-1
R6A
R5
R7B
C4-3A
C6-2
R6A R7A
R6B R6A
C5-4C6-2
R6B
R6B
R7-2
R6B
R6B
M3-1
R6B
R6B
R6B
R6B
C6-1
C6-2
R7BM1-2
M1-2
R6B
R6A
M1-2
R8A
R6B
M2-1
R6
R6B
R6B
R6A
C6-4
R6A
R6B
M1-1
R6B
R6B
R7A
C6-9
M2-1
M1-2
M1-2
Degraw St
Nev
ins
St
Bon
d S
t
3rd
Ave
2nd Ave
4th
Ave
Douglass St
Butler St
Baltic St
Sackett St
Union St
President St
Carroll St
1st St
3rd St4th St
6th St
7th StHuntington St
Hoy
t St
Sm
ith S
t
5th
Ave
Warren St
Wyckoff St
Dean St
Pacific St
Atlantic Ave
Bergen St
1st St
3rd St
Hamilton Ave
8th St
9th St10th St
11th St
12th St
13th St14th St
15th St
16th St
5th St
0 500 1,000250Feet
M1(3) / R6A
M1(3)/ R6A
M1(3) / R6A
M1(2) / R6B
M1(2) / R6B
M1(2) / R6B
M1(3) / R6A
M1(3)/R6A
C4-4D
M1(3) / R7-2
M1(3) / R7-2
M1(3) / R7-2
M1(3)
M1(3)
M1(3)M1(4)
M1(3)
M1(4)
M1(3) / R7A
M1(4) / R7X
M1(4)/ R7X
M1(4)/ R7X
M1(4)/ R7X
R6A
R6B
M1(3)M1(2) / R6B
M2-1
105’
145’
M1(2)/R6B
M1(3)/R7A
M1(3)/R6A
M1(4)/R7X
45’55’ 65’
85’
75’
95’
Conceptual Bulk Envelopes:
R6A Draft Boundaries
Existing Zoning
M1(2) / R6B
M1(3) / R6A
C4-4D*
M1(4) / R7-C*
M1(3)
M1(4)
M1-4
M1(3) / R7A
M1(4) / R7X
Proposed Districts
R6A
R6B
Purpose:Facilitate several neighborhood-wide goals, including creation of permanently affordable housing with options for low- and moderate-income residents, promoting a walkable, mixed-use neighborhood, brownfield remediation and activating key areas by permitting higher densities, allowing a broader range of uses and incentivizing or requiring non-residential uses, where appropriate.
• Encourage and reinforce a vibrant, live-work neighborhood by balancing preserving neighborhood scale and encouraging growth in key areas
• Implement MIH to generate new mixed-income housing, including market-rate and permanently affordable units
• Promote a mix of uses that allows for improvements to the public realm and local services while affirming the qualities that make the neighborhood distinct
• Bring existing residences into conformance with zoning
Districts M1(2)/R6B M1(3)/R6A M1(3)/R7A M1(4)/R7X
Use Groups
Retail/Entertainment 2 2 2 2Other CommercialCommunity FacilityIndustrialResidential 2.2 3.6 4.6 5.6Total MAX FAR 2.2 3.6 4.6 6*
Base 4 6 7 10Max 5 8 9 14
Req. Non-Residential Ground Floor Use
- -Yes
(Union Street)
Yes (Thomas Green
Playground & 3rd Avenue)
Non-Residential Incentives
- - - Yes*
Market Rate UnitsAffordable UnitsNon-Residential
*Achieved only in buildings with residential, commercial, and Gowanus mix of uses.
43
Special Use / FAR Regulations
Heights (in stories)
Enhanced Mixed-Use
2-14, 16, 17, 18Uses
Max FAR by Use
2 3
Loading Requirement
Parking Requirement20%
0%
None for smaller businesses; reduced for larger
Draft Zoning Proposal: Enhanced Mixed-Use
145’
105’
145’
105’
145’
105’
145’
105’
Baseline Mixed BuildingMax 5.6 FAR
Non-Residential BuildingMax. 4.0 FAR
Enhanced Mixed-Use ScenariosMax 6.0 FAR
Max 5.6Residential
0.4Incentive Non-Residential
Max 5.6Residential + Active GF
Tota
l 6.0
Max 4.0(With Incentive Non-Residential)
2.0 Residential + Active GF
Tota
l 6.0 Max 4.0
Non-Residential Commercial, Industrialor Community Facility
Active GF Use requirement in
addition to incentive (Park Frontage)
Thomas Greene Park
Park Slope Playground
Garden of Union
North PacificPlayground
Nicholas Naquan Heyward Jr. Park
Ennis Playground
Boerum Park
Carroll Park
St. Mary’s Playground
Old Stone House andWashington Park
R6A
C6-1
R6B
R5B
C6-2A
C4-4A
M1-4/R7-2
R6
C6-1
M1-1
R6A
R5
R7B
C4-3A
C6-2
R6A R7A
R6B R6A
C5-4C6-2
R6B
R6B
R7-2
R6B
R6B
M3-1
R6B
R6B
R6B
R6B
C6-1
C6-2
R7BM1-2
M1-2
R6B
R6A
M1-2
R8A
R6B
M2-1
R6
R6B
R6B
R6A
C6-4
R6A
R6B
M1-1
R6B
R6B
R7A
C6-9
M2-1
M1-2
M1-2
Degraw St
Nev
ins
St
Bon
d S
t
3rd
Ave
2nd Ave
4th
Ave
Douglass St
Butler St
Baltic St
Sackett St
Union St
President St
Carroll St
1st St
3rd St4th St
6th St
7th StHuntington St
Hoy
t St
Sm
ith S
t
5th
Ave
Warren St
Wyckoff St
Dean St
Pacific St
Atlantic Ave
Bergen St
1st St
3rd St
Hamilton Ave
8th St
9th St10th St
11th St
12th St
13th St14th St
15th St
16th St
5th St
0 500 1,000250Feet
M1(3) / R6A
M1(3)/ R6A
M1(3) / R6A
M1(2) / R6B
M1(2) / R6B
M1(2) / R6B
M1(3) / R6A
M1(3)/R6A
C4-4D
M1(3) / R7-2
M1(3) / R7-2
M1(3) / R7-2
M1(3)
M1(3)
M1(3)M1(4)
M1(3)
M1(4)
M1(3) / R7A
M1(4) / R7X
M1(4)/ R7X
M1(4)/ R7X
M1(4)/ R7X
R6A
R6B
M1(3)M1(2) / R6B
M2-1
Illustrative sketch looking west from Degraw Street and 3rd Avenue
R6A Draft Boundaries
Existing Zoning
M1(2) / R6B
M1(3) / R6A
C4-4D*
M1(4) / R7-C*
M1(3)
M1(4)
M1-4
M1(3) / R7A
M1(4) / R7X
Proposed Districts
R6A
R6B
Purpose:Incentivize the development of mixed-use projects that include new, permanently affordable housing as well as commercial, artist, civic, and cultural space. Re-envision a new fabric around a remediated and reconstructed Thomas Greene Playground.
Proposed Zoning:M1(4)/R7X
Goals Supported:
• Encourage and reinforce a vibrant, live-work neighborhood by balancing preserving neighborhood scale and encouraging growth in key areas
• Implement MIH to generate new mixed income housing, including market-rate and permanently affordable units
• Promote a mix of uses that allows for improvements to the public realm and local services while affirming the qualities that make the neighborhood distinct
• Allow and promote a mix of uses including space for art and cultural uses
0.2 FAR Light-Industrial, arts-related, cultural, civic and repair and production service
0.2 FAR All Non-Residential Uses
Incentive FAR by Use [Total 0.4]
Gowanus Mix: Incentives and RequirementsThis below illustrates a continuum of how the proposed zoning with non-residential incentives and requirements would integrate a mix of uses within new buildings in the proposed M1(4)/R7X areas. Where developments front the Park and Third Avenue, the ground floor use requirement would require active ground floor space, which cannot be used toward the incentive floor area. This could encourage multiple floors of non-residential space as illustrated below.
