The Special Hunts Point District would encompass the entire 70-block area to be rezoned to M1-2 as described below. The objectives of the Special Hunts Point District are:
- to provide a buffer of high-performance industrial and other commercial establishments around the residential area;
- to encourage the development of food related businesses and other compatible businesses;
- to create a transition of uses between the Hunts Point Food Market and related businesses and the adjacent neighborhood;
- to promote the development of retail businesses in the neighborhood;
- to foster local arts and crafts
The district would include special regulations that would:
- Prohibit new waste-related uses such as waste-transfer stations, and the storage of waste vehicles and dumpsters
Require that all activities including storage of automotive parts or materials be within a completely-enclosed structure (with the exception of building materials or contractor’s yards as described in the Food Industry Subdistrict).
Require in new developments, substantial enlargements, or changes of use, street tree plantings of one tree per 25 feet of street frontage for any use.
Within the Special Hunts Point District, two subdistricts would be established:
View the Special Hunts Point District Text as proposed.
The Residential Buffer Subdistrict
The Residential Buffer Subdistrict would include 33 whole or partial blocks surrounding the residential neighborhood of Hunts Point. It is intended to act as a buffer to the residential neighborhood by prohibiting heavier industrial uses. All heavier industries such as automotive junk yards, scrap yards and all waste-related uses would be prohibited except breweries limited to 10,000 square feet of floor area which are compatible with the food market and the residential community.
To encourage more retail options in the area and to counter-balance use restrictions placed on these properties by the Special District, the Residential Buffer Subdistrict would allow the following retail uses to locate as of right regardless of size - food stores; variety stores; department stores; clothing or clothing accessory stores; carpet, rug, linoleum or other floor covering store; dry goods or fabric stores; furniture stores; and television, radio, phonograph or household appliance stores. Currently these retail uses greater than 10,000 square feet require a special permit to locate in an M1 district. Other retail stores are currently permitted as of right and will continue to remain as-of-right uses in M1 districts. This provision was modified by the City Planning Commission.
To further facilitate development of food stores in Hunts Point, and to help develop vacant and underutilized lots with more productive uses, this subdistrict will reduce parking requirements for food stores including supermarkets, grocery stores, meat markets or delicatessen stores, from one space per 200 square feet to one space per 300 square feet of the floor area. In addition, certain community facilities - libraries, museums or non-commercial art galleries, clubs, community centers and non-commercial recreational centers would be allowed as of right to promote local and regional arts and culture, and provide options for communal activities on the peninsula. Currently, these uses are only allowed in M1 districts with a special permit. These uses would contribute to the growing art scene in Hunts Point.
The Food Industry Subdistrict
Ice cream distributor on Randall Avenue in the proposed Food Industry subdistrict.
The Food Industry Subdistrict is intended to promote the growth of food-related industries and thereby provide more job opportunities on the peninsula. The subdistrict would include 37 whole or partial blocks located adjacent to and continuing to the west of the Hunts Point Food Distribution Center. It will buffer existing concentrations of food-related businesses from incompatible waste-related and heavy industrial uses. It would also act as a transition area between the Hunts Point Food Distribution Center and heavy industrial uses.
This subdistrict would prohibit all new waste-related and heavy industrial uses.
All manufacturing, commercial and storage activity, including storage of automotive parts and materials, would be required to take place within a completely enclosed structure. This enclosure provision will help improve the physical appearance of Hunts Point.
View the Special Hunts Point District Text with CPC modifications (May 21, 2008).
View the Special Hunts Point District Text with CC modifications (July 23, 2008).
Zoning Map Amendments
In addition to the mapping of the Special District, a 70-block area would be rezoned from M1-1, M2-1, and M3-1 to M1-2. This area is generally bounded by Bruckner Boulevard to the north, Oak Point Rail Yard to the west, and Oak Point Avenue to the south, and Halleck Street/Edgewater Road to the east. Also, one lot would be rezoned from M1-1 to R6 and C1-4 commercial overlays would be extended over portions of three blocks in order to bring existing retail uses into conformance.
See Zoning Comparison Chart
The proposed M1-2 district permits light manufacturing uses with the highest performance standards. M1 districts often serve as buffers between M2 and M3 districts and adjacent residential or commercial districts. Seventy blocks would be rezoned to M1-2; this includes 43 blocks rezoned from M1-1, 8 blocks from M2-1, and 26 blocks from M3-1. The rezoning area is generally bounded by Bruckner Expressway to the north, Halleck Street to the east, Ryawa Avene and Oak Point Avenue to the south, and former Oak Point rail yards to the west. The residential core is excluded from the rezoning. The rezoning to M1-2 would expand the buffer between the Hunts Point residential area and the heavy industrial area on the peninsula. The rezoning would also permit new commercial establishments and community facilities to locate in the areas that are currently zoned M2 and M3. The proposed M1-2 would benefit the food-related industry by discouraging heavy industrial uses. The proposed M1-2 district allows the same 2.0 manufacturing and commercial FAR as the existing M3-1 and M2-1 district and doubles the permitted FAR in the existing M1-1 zone. The community facility FAR is 4.8 in M1-2 districts. The commercial, manufacturing, and community facility parking requirements vary with use.
One lot is proposed to be rezoned from M1-1 to R6. This vacant lot is located on the southwest corner of Seneca and Longfellow Avenues and is surrounded by residential uses and R6 zoning on three sides and rezoning of this single lot from M1-1 to R6 would assure its development with residential use. The maximum FAR in R6 districts is 2.4 or 3.0 by using the optional quality housing regulations.
Extend the C1-4 Commercial Overlay
C1-4 commercial overlays would be mapped over portions of three blocks along Lafayette Avenue between Faile and Byrant avenues and along Hunts Point Avenue between Coster and Faile avenues in the R6 residential district. This would bring existing commercial uses into conformance. The proposed C1-4 zoning allows for neighborhood retail including small food stores, and eating and drinking establishments. Required parking varies by use.
On May 21, 2008, the City Planning Commission approved the actions with modifications to the Special Hunts Point District. See The Public Review page for details.
Overview | Existing Context and Zoning | Proposed Actions | Public Review
accompanied by this symbol require the free
Adobe Acrobat Reader.