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Projects & Proposals > Manhattan > Frederick Douglass Boulevard Printer Friendly Version
Frederick Douglass Boulevard Rezoning Proposal - Approved!
PROPOSED ZONING CHANGES AFFECTING BULK


Objectives | Existing Zoning | Proposed Zoning | Land Use Map | Public Review

Proposed Zoning Changes: Affecting Bulk | Affecting Use | Summary

Proposed Zoning
Frederick Douglass Blvd. Proposed Zoning Map
View a full size graphic


To provide a comprehensive and balanced zoning strategy, the Department proposes the following zoning changes to better regulate the bulk FAR, height and street walls of new buildings in south-central Harlem and to encourage additional retail stores along West 116th Street.

R8A is proposed along Frederick Douglass Boulevard, Morningside Avenue, West 111th Street and along Central Park North. The proposed rezoning action would increase the permitted residential density along Frederick Douglass Boulevard, from 3.44 to 6.02 FAR. Recognizing that Frederick Douglass Boulevard forms a major north-south spine in Central Harlem, with IND subway stations at 110th, 116th and 125th streets, and that it has several potential development sites, the Department believes that a modest increase in density with a required contextual envelope would be appropriate on the boulevard.

On Morningside Avenue, West 111th Street and Central Park North, the 6.0 FAR allowed under R8A is the same as that allowed under the existing R8 zoning (without using the Quality Housing option, which allows residential development up to 7.2 FAR). Along these streets, the built form is generally typified by high lot coverage residential buildings that range up to 6.0 FAR. For Morningside Avenue, West 111th Street and Central Park North, the proposed R8A district would provide a better match between the existing land use and underlying zoning, and ensure that future development would be more compatible with the built context.


C4-4D, a new zoning district, is proposed to replace the existing C4-4 district along Frederick Douglass Boulevard, St. Nicholas Avenue, and West 122nd and West 124th streets. The proposed C4-4D district would increase permitted residential densities on Frederick Douglass Boulevard and St. Nicholas Avenue, while retaining the same range of commercial uses currently allowed. C4-4D districts allow residential uses up to 6.02 FAR, community facilities up to 6.5 FAR and commercial uses up to 3.4 FAR. Further, as an R8A-equivalent zone, C4-4D would limit building heights to 120 feet and street wall heights to 60 to 85 feet.

R7A is proposed to replace existing R7-2 zoning along Manhattan Avenue, St. Nicholas Avenue between West 116th and West 120th streets and for most mid-blocks. The 4.0 FAR allowed under R7A is the same as is currently allowed on Manhattan Avenue under the Quality Housing option (i.e., 4.0 FAR).

The mid-blocks proposed for R7A are characterized by four- and five-story residential buildings interspersed with vacant or underdeveloped sites that are appropriate locations for future residential construction. R7A regulations encourage residential buildings consistent with the scale of neighboring buildings. Along the mid-blocks, existing zoning allows residential uses at 3.4 FAR and community facility uses at 6.5 FAR. The proposed R7A district would limit both residential and community facility uses to 4.0 FAR

R7B is proposed for an area generally bounded by Manhattan Avenue, West 120th and West 123rd streets, and a point 100 feet east of Morningside Avenue. The area R7B is characterized by three-story rowhouses and brownstones. The Department recommends R7B districts in these areas to preserve the existing context. The typical building form produced in R7B districts is consistent with the low-rise nature of these areas and ensures that any future developments will maintain heights, street wall and densities that typifiy neighboring rowhouses.

Prototypical Bulk Envelopes for Midblocks under Existing (R7-2) and Proposed (R7A) Zoning
Existing
R7-2 Height Factor Building

diagram of existing bulk envelopes for midblocks R7-2 height factor building
Max FAR: 3.44 (3.22 as built)
Streetwall Height: no limit
Max Building Height: no limit
Existing
R7-2 Community Facility Building
diagram of existing bulk envelopes for midblocks R7-2 community facility building
Max FAR: 6.5
Streetwall Height: no limit
Max Building Height: no limit
Proposed
R7A Building

diagram of bulk envelopes for midblocks proposed R7A building
Max FAR: 4.0
Streetwall Height: 40-65 ft.
Max Building Height: 80 ft.
 

Prototypical Bulk Envelopes for Avenues under Existing (R7-2) and Proposed (R8A) Zoning*
Existing
R7-2 Height Factor Building

diagram of bulk envelopes for avenues existing R7-2 height factor building
Max FAR: 3.44
Streetwall Height: no limit
Max Building Height: no limit
Existing
R7-2 Community Facility Building
diagram of existing bulk envelopes for avenues R7-2 community facility building
Max FAR: 6.5
Streetwall Height: no limit
Max Building Height: no limit
Proposed
R8A Building

diagram of proposed bulk envelopes for avenues R8A building
Max FAR: 6.02
Streetwall Height: 60-85 ft.
Max Building Height: 120 ft.
 
*The proposed C4-4D district has the same bulk envelope as the R8A district.



Proposed Zoning Changes: Affecting Bulk | Affecting Use | Summary

Objectives | Existing Zoning | Proposed Zoning | Land Use Map | Public Review

 

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