NYC Resources 311 Office of the Mayor
 
RSS RSS
Flickr Flickr
Follow @NYCPlanning on Twitter Twitter
  SEARCH  
City Planning:

 

Take me to...
Commission Meetings
Commission Reports
Census FactFinder
LUCATS - Land Use
Application Tracking
ZoLa - Zoning and Land Use Application
Community Portal
Waterfront Access Map
Zoning Map Finder
Map & Bookstore
Job Opportunities
Press Releases
DCP Site Map
Contact DCP

 

Click Once to Submit Query

 

Translate this page
 
Projects & Proposals > Manhattan > East Village / Lower East Side Printer Friendly Version
East Village / Lower East Side Rezoning - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning | "A" Applications
Environmental Review | Public Review

Proposed Zoning Map
Proposed Zoning Map
PDF Document View a larger image.
The proposal would change the rezoning area's existing zoning to contextual zoning districts (R7A, R7B, R8B, C4-4A, R8A, C6-2A). Contextual districts have street wall and total building height limits and require that buildings be constructed at or near the street line. These controls would help ensure that new development throughout the rezoning area relates to the existing scale and character of the East Village and Lower East Side. Additionally, rezoning much of the existing C6-1 area to C4-4A would limit the allowable commercial uses to those more commonly found in regional centers, rather than the broader range of commercial uses currently allowed in C6 districts. The areas proposed for the higher density R8A and C6-2A districts are located near mass transit along the area's widest streets, where higher densities and taller buildings would be appropriate. The proposed rezoning actions would meet the Department's goals of preserving the established neighborhood scale and character, and fostering opportunities for the creation of affordable housing.

View the PDF Document East Village / Lower East Side Zoning Comparison Chart.



R7A
Prototypical Buildings: R7-2 to R7A
Prototypical Buildings:
R7-2 to R7A
PDF Document View a larger image.
An R7A district, which permits residential and community facility uses at an FAR of 4.0, is proposed for the avenues A, B and C and First and Second avenues, north of Houston Street and the blocks generally east of Norfolk Street, between Delancey and Houston streets. The proposal would replace these existing R7-2 districts as well as four-blocks on Second Avenue from East 3rd to East 7th Street which are currently zoned C6-1.

The R7A district is a contextual district that requires a street wall between 40 and 65 feet high and limits overall building height to 80 feet. The bulk regulations would ensure that new development reflects the consistent, low- to mid-rise character found throughout the area.
R7B
Prototypical Buildings: R7-2 to R7B
Prototypical Buildings:
R7-2 to R7B
PDF Document View a larger image.

An R7B district, which permits residential and community facility uses at an FAR of 3.0, is proposed for the midblocks between Avenue A and Avenue B, from East 4th Street to East 7th Street south of Tompkins Square Park, replacing a portion of an existing R7-2 district.

The R7B district is a contextual district that requires a street wall between 40 and 60 feet high and limits overall building height to 75 feet.  The bulk regulations would ensure that new development reflects the consistent, low-rise character found throughout the area.

R8B
Prototypical Buildings: R7-2 to R8B
Prototypical Buildings:
R7-2 to R8B
PDF Document View a larger image.
An R8B district, which permits residential and community facility uses at an FAR of 4.0, is proposed for the remaining midblock areas north of  Houston Street, replacing existing R7-2 districts.

The R8B district is a contextual district that requires a street wall between 55 and 60 feet high and limits overall building height to 75 feet.  The bulk regulations would ensure that new development reflects the consistent, low- to mid-rise character found throughout the area.

C4-4A
Prototypical Buildings: C6-1 to C4-4A
Prototypical Buildings:
C6-1 to C4-4A
PDF Document View a larger image

The blocks generally between Houston Street, Grand Street, Forsyth and Norfolk streets, are proposed to be zoned C4-4A, a contextual district that permits an FAR of 4.0 for residential, commercial and community facilities uses. The C4-4A district would replace much of the existing C6-1 district in this area.

A C4-4A district (like the R7A) requires a street wall between 40 and 65 feet high and limits maximum building heights to 80 feet. The bulk regulations would ensure that new development is consistent with the predominant built form..  Uses currently allowed in the existing C6-1 district but which would no longer be permitted include certain types of home maintenance and repair service establishments, bicycle rental and repair shops and certain types of relatively low-volume custom manufacturing activities.





R8A and C6-2A
R8A
R8A is proposed for the north side of Delancey Street between Clinton and Pitt streets, the west side of Pitt Street between Delancey and Rivington streets, Houston Street between Avenue A and Avenue D, and the west side of Avenue D from Houston to E 10th Street , areas that are currently zoned R7-2.  In conjunction with the proposed zoning text amendment described below, the R8A district would permit a maximum FAR of 7.2 for residential use, if affordable housing units were provided.  For residential development that does not include any affordable housing units, the maximum FAR would be limited to 5.4.  Community facility uses would be limited to a maximum 6.5 FAR.  R8A is a contextual district that requires a street wall between 60 and 85 feet high and limits overall building height to 120 feet.  The contextual building envelope regulations would apply to all types of development, regardless of use or density.

C6-2A
Prototypical Buildings: C6-1 to C6-2A
Prototypical Buildings:
C6-1 to C6-2A
PDF Document View a larger image

C6-2A is proposed for Delancey Street west of the midblock between Clinton and Suffolk street, Houston Street west of Essex Street, Second Avenue between Houston and East 3rd streets, and the west side of Chrystie Street  between grand and Stanton streets.  These areas are currently zoned C6-1.  In conjunction with the proposed zoning text amendment described below, the C6-2A district --like the R8A-- would permit a maximum FAR of 7.2 for residential use if affordable housing units were provided, 6.0 for commercial use, and 6.5 for community facility use.  For residential development that does not include any affordable housing units, the maximum FAR would be limited to 5.4.  C6-2A is a contextual district that requires a street wall between 60 and 85 feet and limits maximum building height to 120 feet.  The contextual building envelope regulations would apply to all types of development, regardless of use or density.




Commercial Overlays

Along four block fronts of Second Avenue (from East 3rd Street to East 7th Street) currently zoned C6-1 and proposed to be rezoned to R7A, a C2-5 overlay is proposed, to reflect the local character of the existing commercial uses.  The existing C1-5 and C2-5 overlays elsewhere within the rezoning area would not be changed.

Proposed Zoning Text Amendment

The East Village/Lower East Side rezoning proposal would apply the Inclusionary Housing Program to the R8A and C6-2A districts proposed along selected wide streets within the rezoning area, establishing incentives for the creation and preservation of affordable housing in conjunction with development of new housing.

For residential development without an affordable housing component, the maximum FAR within the selected areas would be limited to a base FAR of 5.4. Under the Inclusionary Housing program, developments providing affordable housing are eligible for a floor area bonus, within contextual height and bulk regulations tailored to this area. Developments could qualify for a maximum FAR of 7.2 (within the 60'-85' street wall limit and the 120-foot overall building height limit) in the designated districts by providing 20 percent of the residential floor area in the development as permanently affordable housing for low- and moderate-income households, or by constructing or preserving off-site affordable units for low-income households. Off-site units must be located within Community District 3, or within one half-mile of the bonused development if outside of Community District 3. Other city, state and federal housing finance programs may be used to provide further assistance in creating affordable units.

The proposal also includes revisions to the discontinuance of non-conforming uses provisions of Section 52-61. Non-conforming uses that have been discontinued for a period of two years can only be replaced by conforming uses. Section 52-61 generally does permit, in R5, R6 and R7 districts, the reactivation of most Use Group 6 (local retail) uses regardless of the two-year discontinuance provision. The proposed text would expand the applicability of the reactivation provision to “R8B districts in Manhattan Community District 3”. This text change would foster commercial uses in these locations.





Overview | Existing Context and Zoning | Proposed Zoning | "A" Applications
Environmental Review | Public Review


PDF Document Items accompanied by this symbol require the free Adobe Acrobat Reader.

Copyright 2014 The City of New York Contact Us Privacy Policy Terms of Use