Most of the rezoning area is within an R7-2 district,
which allows a maximum floor area ratio (FAR)
of 3.44 for residential uses and 6.5 for community
facility uses such as schools, hospitals and houses
of worship. On wide streets (75 feet or greater
in width), residential buildings developed under
the Quality
Housing program are allowed up to 4.0 FAR. R8
districts are mapped opposite Morningside and Central
parks and allow residential uses up to 6.02 FAR
and community facility uses up to 6.5 FAR. Under
the Quality Housing option, on wide streets residential
development is permitted up to 7.2 FAR.
Within the rezoning area, a C4-4 general commercial
district is mapped on Frederick Douglass Boulevard
and St. Nicholas Avenue, between West 122nd and
West 124th streets. This district fosters regional
shopping activity with a wide range of commercial
uses. C4-4, an R7-2 residential equivalent, allows
3.44 FAR for residential uses, 6.5 FAR for community
facility uses and 3.4 FAR for commercial uses. One
off-street parking space per 1,000 square feet of
floor area for most retail uses is required in C4-4
districts, however parking requirements are waived
if less than 40 parking spaces are required.
The rezoning area also contains a single block
zoned C1-9. The block, bounded by Frederick Douglass
Boulevard, Manhattan Avenue, West 110th and West
111th streets is a non-contextual commercial district
that allows local retail uses and high-density
residential development. In C1-9 districts, commercial
development is allowed up to 2.0 FAR and residential
and community facility development is allowed
up to 10.0 FAR (12 FAR with the inclusionary housing
bonus). Residential buildings may be constructed
as a tower-on-a-base, which provides street wall
continuity along the street line at the building’s
base. Parking is required for 40 percent of the
residential units. The C1-9 district was mapped
to facilitate Towers on the Park, a residential
development with buildings ranging from 10 to
20 stories.
Neighborhood commercial uses are facilitated
by C1-4 and C2-4 commercial overlays. These overlays
are on major avenues and wide cross streets. As
local service districts, C2-4 overlays allow a
wider range of commercial uses than those allowed
in C1-4 districts. Both C1-4 and C2-4 districts
require one parking space per 1,000 square feet
of commercial use, which can be waived if less
than 40 parking spaces are required.
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