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Zoning & Development Analysis:
31-35 Church Avenue, Brooklyn
This comprehensive analysis examines the development potential of a 28,440 SF lot located at 31-35 Church Avenue in Kensington, Brooklyn. The property features R5 zoning with a C2-3 commercial overlay and offers over 55,000 buildable square feet of potential development. This report details zoning regulations, explores various development scenarios, and provides recommendations for optimal use of this prime Brooklyn location.

by David Ratner

Zoning Overview & Regulations
Residential Zoning (R5)
  • FAR: 1.25 (standard)
  • Maximum building height: 40 ft
  • Maximum street wall: 30 ft before setback
  • Front yard: 10 ft minimum
  • Side yard: 8-13 ft (varies by configuration)
  • Rear yard: 30 ft required
  • Lot coverage: Approximately 55% for interior lots
  • Parking: Required for 85% of residential units (unless waived)
Commercial Overlay (C2-3)
  • FAR: 1.0 (commercial)
  • Permitted uses: Local retail and service establishments
  • Placement: Typically ground floor or up to second floor
  • Location restrictions: Limited to front 100-150 ft of lot
  • Combined use: Total FAR limited to 1.25 (not cumulative)
Community Facility Use
  • FAR: Up to 2.0 allowed
  • Permitted uses: Medical offices, schools, daycare, worship, nonprofits
  • Bulk regulations: Same as residential (max 40 ft height)
  • Parking requirements: Vary by facility type
Site Specifications
The property at 31-35 Church Avenue offers a generous footprint with dimensions of 120 feet by 237 feet, creating a total lot area of approximately 28,440 square feet. This substantial size, combined with its strategic location in Kensington, provides significant development flexibility. The lot's wide frontage along Church Avenue creates excellent visibility and accessibility, making it particularly valuable for commercial or mixed-use development.
The site's R5 zoning classification with C2-3 commercial overlay creates a balanced framework for development that can incorporate both residential and commercial components. This zoning designation reflects the neighborhood's transition from purely residential areas to more community-serving, mixed-use corridors. With over 50,000 buildable square feet available through air rights, the property represents one of the larger development opportunities in this part of Brooklyn.
Buildable Area Scenarios & Development Potential
The 28,440 sq ft lot offers multiple development scenarios. With R5 zoning and C2-3 overlay, potential builds include:
1
Residential Focus
35,550 sq ft buildable area (1.25 FAR) supporting 30-35 residential units.
2
Mixed-Use Development
28,440 sq ft commercial (1.0 FAR) plus residential units above.
3
Community Facility
56,880 sq ft maximum (2.0 FAR) for medical or educational use.
Buildable Area Scenarios & Development Potential
Residential-Only Scenario
FAR: 1.25 standard (potentially 1.65 with R5 Infill Housing)
Total buildable SF: 35,550 SF standard (up to 46,926 SF with infill bonus)
Typical product: 3-4 story apartment building with 30-45 units
Mixed-Use Scenario
FAR: 1.25 combined maximum
Potential allocation: 0.8 FAR commercial (~22,750 SF) and 0.45 FAR residential (~12,800 SF)
Configuration: Retail/office along Church Avenue frontage with residential above and behind
Community Facility Scenario
FAR: 2.0 maximum
Total buildable SF: 56,880 SF
Ideal uses: Medical building, school, house of worship, or community center
Site Strengths & Limitations
Key Advantages
  • Large lot with 120 ft frontage provides excellent visibility
  • Prime Church Avenue location with high foot traffic
  • Strong neighborhood demand for both retail and residential space
  • Flexibility for various development approaches
  • Community facility option nearly doubles the buildable area
  • Potential for multiple income streams in mixed-use scenario
Development Constraints
  • Height limit capped at 40 ft restricts vertical development
  • Required yards and setbacks reduce usable footprint
  • 55% lot coverage limitation for interior portions
  • Parking requirements may consume valuable buildable area
  • Commercial overlay restricted to front portion of lot
  • Combined FAR not cumulative between uses
Optimal Development Strategy
Based on current market conditions and zoning parameters, the most economically advantageous approach appears to be a mixed-use development that maximizes the allowable FAR while creating multiple revenue streams. The front portion of the property along Church Avenue should be dedicated to income-generating retail or office space, with residential units positioned above and potentially extending into the rear portion of the lot.
For investors seeking maximum buildable area, the community facility option presents the greatest development potential at 2.0 FAR. This approach could be particularly attractive to healthcare providers, educational institutions, or religious organizations looking to establish a significant presence in this growing Brooklyn neighborhood. The potential for approximately 56,880 square feet of development represents a substantial opportunity that exceeds traditional residential or mixed-use scenarios by over 20,000 square feet.
Financial Considerations & Development Recommendations
Market Analysis & Revenue Potential
The Kensington neighborhood of Brooklyn has experienced steady appreciation in recent years, with both residential and commercial rents showing strong growth trajectories. Retail spaces along Church Avenue typically command $35-45 per square foot annually, while residential units achieve rents of $30-40 per square foot annually depending on unit size and amenities. Community facility spaces, particularly for medical use, can generate $40-50 per square foot in annual rent, making this an especially attractive option from a revenue perspective.
Development Recommendations
Primary Recommendation: Mixed-Use Development
A 3-4 story building with approximately 20,000 SF of ground-floor retail/office space along Church Avenue frontage with 15,000+ SF of residential units above (12-15 apartments). This approach balances multiple income streams while maintaining reasonable construction costs.
Alternative Recommendation: Community Medical Facility
A 56,880 SF medical office building or healthcare facility would maximize the buildable area while meeting significant neighborhood demand for healthcare services. This approach yields the highest potential square footage but requires a suitable tenant or operator.
Conservative Approach: Residential with Limited Commercial
A primarily residential development with a small retail component could mitigate risk while still capitalizing on the commercial overlay. This approach might include 30,000 SF of residential with 5,000-6,000 SF of retail, creating a more management-friendly property.
Conclusion & Next Steps
The 31-35 Church Avenue property presents an exceptional development opportunity in a growing Brooklyn submarket. With flexible zoning that allows for residential, commercial, and community facility uses, developers have multiple viable pathways to create value. The site's generous dimensions and prominent location on Church Avenue provide advantages that are increasingly rare in Brooklyn's competitive real estate landscape.
For developers proceeding with this opportunity, we recommend the following immediate steps: 1) Engage an architect to create preliminary massing studies for the preferred development scenario; 2) Consult with the Department of City Planning to confirm all zoning interpretations, particularly regarding the R5 Infill Housing applicability; 3) Conduct environmental testing to identify any potential remediation requirements; and 4) Perform a detailed financial analysis comparing construction costs against projected revenue for each viable scenario.
With buildable area ranging from 35,550 to 56,880 square feet depending on the chosen approach, this property offers significant scale in a neighborhood poised for continued growth and appreciation. The opportunity to develop a mixed-use or community facility project at this location represents one of the more compelling investment opportunities currently available in this part of Brooklyn.
575 MADISON AVENUE, NY, NY 10022. 212.891.7000 © 2025 DOUGLAS ELLIMAN REAL ESTATE. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITH- DRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.