Our Rezoning project in Bay Ridge, Brooklyn was approved changing part of Ovington Ave from an R3X Zoning District to an R6A. R6A is a multifamily residential zoning district with much larger development potential than the previous R3X zone. This rezoning will allow for a much greater development of this property creating forty new apartments ten of which will be rent restricted affordable units.
In NYC, rezoning is the process of creating a zoning map amendment to change a property or area’s development rights, including its permitted use, height, bulk, and density. The process is overseen through the Uniform Land Use Review Procedure (ULURP), which involves the community boards, the borough president, the City Planning Commission, and the City Council.
I am Jorge Fontan, an architect in New York and the owner of Vinculum Architecture, a Manhattan-based architecture firm. At Vinculum, we provide comprehensive architectural services tailored for property development. We work on a wide range of project types, from initial building design and planning to successfully navigating complex regulatory challenges, including specialized expertise in the intricate process of rezoning properties in New York City. We leverage our deep understanding of local zoning resolutions and city agency procedures to maximize the potential of our clients’ properties.
Rezoning Approved in Bay Ridge Brooklyn
We are pleased to announce the successful approval of our rezoning project at Ovington Avenue in Brooklyn, New York. The New York City Council granted the approval on November 12, 2025.
Our client’s property was previously restricted by an R3X zoning designation, which permitted only single- or two-family homes. Following a thorough neighborhood analysis, our architecture team determined that this zoning was inadequate for the community’s housing needs and inconsistent with the surrounding built environment. We advocated for an R6A designation—a mid-density residential zoning district—which we found to be a more appropriate use for the area.
In our practice, we dedicate significant effort to collaborating with municipal agencies and elected officials, carefully addressing their specific concerns and community needs. We are very pleased with the outcome of this application and the consensus reached between our client, our team, and the city regarding the Ovington Avenue upzoning.
This successful effort highlights New York City’s proactive approach to addressing the housing shortage. City agencies are increasingly collaborating with developers to promote necessary development, especially for projects that incorporate affordable housing provisions. This supportive climate was instrumental in the approval of our rezoning application following a rigorous and extensive review process.
What Was Gained By the Rezoning
The original zoning restricted this property to the development of a one or two family home. By upzoning the property from an R3X to an R6A we drastically increased the development potential of the site. The building we designed for this development would hold forty apartments with a mix of studios, one, and two bedroom apartments. The building will be over thirty thousand square feet and eight stories tall. Of the forty apartments thirty of them will be free market and ten will be rent restricted affordable units.
The City will typically use proposed rezonings as an opportunity to create affordable housing. The most common option is to provide 25% of the building as affordable units which is what we propose at this property. The remaining 75% are free market with rents set at the discretion of the owner.
Rendering of the proposed building design for our Approved Rezoning on Ovington Ave in Brooklyn, NYC
Important Aspects of This Rezoning Approval
Securing a successful rezoning approval in New York City is a complex strategic endeavor that hinges on proposing a zoning district that is both appropriate for the context and politically viable. The proposed density must strike a delicate balance: it cannot overwhelm the existing neighborhood fabric, yet it must deliver sufficient growth to make the project economically viable while gaining the approval of both the City Planning Commission and the City Council.
We successfully navigated this balance by advocating for an R6A zoning designation for the Ovington Avenue site. Based on our extensive analysis of the surrounding area and regulatory climate, we determined that R6A represented the practical upper limit of what the city would likely approve at this specific location. Our strategy was successful as the rezoning was approved for the exact zoning district we proposed.
Affordability is a cornerstone of any successful residential rezoning project in the current New York market. Proposing a component of affordable housing is no longer optional but essential for project approval. The precise percentage of affordable units and the depth of the rent restrictions can fluctuate significantly, depending on individual neighborhood needs, market conditions, and the prevailing political stance of the local City Council member. Proposing an affordable housing component at this location was, therefore, an necessary element of our approval strategy.
Mastering the intricate process of getting residential rezonings approved in New York is a significant professional challenge. Our team works diligently to stay ahead of evolving trends, specific community needs, and the complex regulatory requirements unique to each project, ensuring we position our applications for success.
NYC Rezoning Approvals
Rezoning a property in area of NYC is a complicated process but can be a very realistic prospect for many property owners in New York. The city is in a housing shortage and in need of more development to support our growing population. Our experience is that if we proceed with a reasonable request and sensible design proposals the City will be very open to approving the rezoning just like they did on our Ovington Avenue rezoning project in Brooklyn.
We have several other rezoning projects in process across the various boroughs in New York City and will continue to provide updates on these applications as they move through the process and into development.
Thank You for Reading Our Article on Our Approved Rezoning in Brooklyn.
I hope this was helpful. If you would like to speak with an architect about a potential project, please get in touch with us directly at Vinculum Architecture.
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This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City architecture firm Fontan Architecture. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Jorge has a background in construction and has been practicing architecture for 20 years where he has designed renovations and new developments of various building types.