Zoning Assignment 2024
Development of Building: As of Right Building
We are building an as-of-right new building and since we follow the city’s zoning without further need rezoning, we do not need a discretionary action related to site such as passing through the Community Board as part of public review process.
Address:
Lot area
Lot frontage
Lot depth
Lot type
Streets
Existing Building
: 394 Rutland Road, Brooklyn, 11203
: 4500 sft
: 45’
: 100’
: Corner lot Front: Narrow - 60’ (Rutland Rd)
Left: Wide - 80’ (New York Ave)
Class: C7: Walk up apartment Built: 1931
Foot Print: 45’x85’
Special Purpose
Community District
Waterfront
: No
: Brooklyn CD9
: No
Site Location
Zoning District, Street Type and Zoning Lot Type
From the zoning map, we learn that the property is located within a R6 District. The “R” designates a Residential District, the number “6” denotes the relative density among districts ranging from 1 to 10 and since there is no letter suffix after the Zoning District it signifies that it is a non contextual district.
R6 District is a medium density, non contextual district. The map does not include any cross-hatching along the entire frontage of the block, which means that the property is not located within a commercial overlay district. On the map we see that there isn’t any grey tone over the property, so it is not a special purpose district. Additionally, it is not located near the waterfront, an airport or any of the other areas where special zoning rules apply. So only the standard zoning rules within R6 shall apply, so we now need to only consult Article II of the Zoning Regulations of New York City to determine the applicable rules for the new Buildings.
Since the Building is located at the end of the block it is know as a corner lot, the street that abut the site are New York Avenue- 80ft wide street and Rutland Road 60ft narrow street The lot area is 4500sqft.
Location
We now know that we are in zoning district R6, we can now look at the applicable use groups that are permitted in the district. Use groups 1 and 2 pertaining to residential uses are permitted and use groups 3 and 4 pertaining to community facilities are also permitted.
1
Agricultural Uses, including greenhouses or nurseries or truck gardens
Cemeteries
Golf Courses
Outdoor Racket Courts
Outdoor Skating Rinks
Public Parks, or play
grounds or private parks
Sand,gravel or clay pits
2
Single Family Residences
Detached
Zero lot lines
Semi-detached
Other Types
Two Family houses
Detached
Zerolot
Semi-detached
Other types
All other types of residences including apartment hotels and affordable independent residences for seniors
3
Community Facilities with Sleeping Accommodations
College of school student
dormitories and fraternity or sorority student houses
Monasteries, convents or novitiates
Rectories or parish houses with sleeping accommodations
Seminaries with sleeping accommodations
Long term care facilities
Non-profit hospital staff
dwellings
Philanthropic or non-profit institutions with sleeping accommodations
Settlement houses
Community Facilities without Sleeping Accommodations
Colleges or universities, including professional schools but excluding business colleges or trade schools
Schools
Houses of worship
Parish Houses without sleeping accomodations
Seminaries without sleeping accomodations
Ambulatory diagnostic or treatment health care facilities
Libraries
Museums
Non-commercial art gallaries
Non-commercial clubs
Non-commercial recreation centers
Welfare centers
Philanthropic or non-profit institutions without sleeping accommodations excluding ambulatory diagnostic or treatment health care facilities
4
Court houses
Fire or police stations
Prisons
Radio or television towers, non-accessory
Telephone or other communications equipment
structures
Electric power or steam
generating plants
Electric utility substation
Gas utility substation
Public utility stations for oil or gas metering or regulating
Terminal facilities at river crossings for access to electric, gas, or steam lines
Composting
Dumps, recycling or material
recovery facilities, marine transfer stations for garbage or slag piles
Incineration or reduction of garbage, offal or dead animals
Radioactive waste disposal
services involving the handling or storage of radioactive waste 4
Sewage disposal plants
Water or sewage pumping stations
Airports
Boat launching facilities for non-commercial pleasure boats
Bus stations
Docks
Freight terminals, yards or appurtenances, or facilities or services used or required in railroad operations, but not including passenger stations
Heliports
Mooring facilities for non-commercial pleasure boats
Public transit or railroad electric substations
Public transit yards, including accessory motor fuel pumps
Railroad or transit rights-of Way
Railroad passenger stations
Seaplane bases
Truck weighing stations
Energy infrastructure equipment
Public bicycle and micromobility parking
Recycling or organic material, receiving
Bulk regulations dictate how much floor area may be contained within a building, how it may be located within a lot and how tall a building may be. Rules often depend on zoning district and the particular uses in the building. For a Residential District, the bulk rules for medium density are set out in Article II, chapter 3, which subject to the rules for R6 districts.
Floor Area Ratio
The floor area ratio (FAR) for a property describes how much floor area a building can contain, as a ratio of building area to lot area. Floor area ratios differ by uses and by districts
The maximum FAR for residential uses in R6 district is 3.0 within 100 ft of a corner lot (ZR 23-153) and FAR for community facility is 2.43. (ZR 24-111).
Open Areas
For a corner lot in R6 there are no minimum rear yard or side yard regulations (ZR 23-47) and a building can have a maximum lot coverage of 100 percentage (ZR 23-156).
Height and Setback regulations
The site is located in a non contextual district therefore the base height should be between 40’-65’ (ZR 23-662) with a maximum building height of 75’ (ZR23-662) and a 7 storied building.
Applying Bulk regulations
3. There are no minimum yard regulations that apply to a corner lot, the maximum height is 70’ with a setback of 15’ from narrow street
By dividing the permitted residential floor area (minus any community facility space) by dwelling unit factor, which is 680, we determined that a maximum of 20 units are permitted (ZR 23-22).
Streetscape Regulations
1. The signs of a bulletin board not exceeding 16sft is allowed (ZR 22-321).
2. Height of sign should not be more than 20ft (ZR-342)
3. Flags and banners are permitted without restrictions (ZR 22-332)
4. Number of signs is limited to 1 per street (ZR 22-343)
5. Need to plant one tree every 25 feet of street frontage (ZR 23-03)
Quality Housing
1. Refuse storage and disposal of room no less than 12 sft with 3ft wide (ZR 28-12)
2. Laundry facilities include one washing per 20 dwelling units and one dryer per 40 dwelling units (ZR 28-13)
3. Glazed area of 20sft in corridor, shall be directly visible from atleast 50 percent of the corridor (ZR 28-14)
4. 3.3% of residential floor area should be in form of community facility (ZR 28-21)
5. Only 11 units per corridor (ZR 28-31)
Streetscape guidelines
SECTIONDIAGRAM
AXONOMETRICDIAGRAM
Falsificationofanystatementisa misdemeanorandispunishablebyafine orimprisonment,orboth.itisunlawfulto givetoacityemployee,orforacity employeetoaccept,anybenefit,monetary orotherwise,eitherasagratuityfor properlyperformingthejoborinexchange forspecialconsideration.Violationis punishablebyimprisonmentorfineorboth. IunderstandthatifIamfoundafterhearing tohaveknowinglyornegligentlyfalsifiedis allowedtobefalsifiedanycertificate.form, signedstatement,application,reportor certificationofthecorrectionofaviolation requiredundertheprovisionofthiscodeor ofaruleofanyagency,Imaybebarred fromfillingfurtherapplicationsor documentswiththedepartment.
REQUIREDSETBACKS
BASEHEIGHT(MIN-MAX):40'ASPERZR23-332
BUILDINGHEIGHTMAXIMUM:75'ASPERZR23-662
MAXIMUMSTORIES:7ASPERZR23-662
SETBACKFROM
WIDESTREET:10'ASPERZR23-662
NARROWSTREET:15'ASPERZR23-662
STREETTREES:25'ASPER23-03
4
3
2
OrientandaffixBIS jobnumberlabelhere
Submittedtoresolveobjectionsstatedina noticeofintenttorevokeissuedpursuant torule101-15
26,45,19,17,15,13,10,9
Falsificationofanystatementisa misdemeanorandispunishablebyafine orimprisonment,orboth.itisunlawfulto givetoacityemployee,orforacity employeetoaccept,anybenefit,monetary orotherwise,eitherasagratuityfor properlyperformingthejoborinexchange forspecialconsideration.Violationis punishablebyimprisonmentorfineorboth. IunderstandthatifIamfoundafterhearing tohaveknowinglyornegligentlyfalsifiedis allowedtobefalsifiedanycertificate.form, signedstatement,application,reportor certificationofthecorrectionofaviolation requiredundertheprovisionofthiscodeor ofaruleofanyagency,Imaybebarred fromfillingfurtherapplicationsor documentswiththedepartment.
Name(pleaseprint)
VadlamudiAkhilAkash,MumtazHammad Signature Date Dec03,2024