C6-4A zones allow for a mix of commercial and residential
uses with an FAR of
10 (bonusable to 12 with inclusionary
housing). The C6-4A zone caps overall building heights at 185 feet
and requires a street
wall of between 60 and 125 feet. A concurrent zoning text change applicable
only within this area would allow the street
wall height to be raised up to 150 feet a typical street wall height in the area. These bulk regulations would replace the
tower rules of the existing M1-6M zoning, which limit street walls to just 85 feet, allow a building to set back from the street
line, and allow a building to rise without a height limit.
SUMMARY OF EXISTING AND PROPOSED ZONING
| |
Existing Zoning (M1-6M) |
Proposed Zoning (C6-4A) |
| Permitted Uses: |
Commercial, light manufacturing, limited residential conversions |
Commercial, light manufacturing, residential |
| Maximum FAR: |
10 (2 FAR bonus for plaza) |
10 (2 FAR bonus for inclusionary housing) |
| Minimum Street Wall: |
No street wall required |
60 feet |
| Maximum Street Wall: |
85 feet |
125 feet (or up to 150 feet to match adjacent building) |
| Maximum Building
Height: |
No height limit |
185 feet |
The proposed C6-4A zoning would reflect the evolution of the area from one dominated by manufacturing uses to one with a wide mix of uses including a significant residential presence. The proposed zoning would allow for much-needed new housing construction, including the potential for affordable housing, in an appropriate building form that respects the existing built context. Specifically:
- The existing bulk envelope, which encourages
a tower building form that is inappropriate
for this area, would be replaced by bulk controls requiring buildings
to have street walls that
are in character with the surrounding area
(See Existing and Proposed Envelopes);
- The 2 FAR urban plaza bonus would be made unavailable and replaced
by a 2 FAR inclusionary housing bonus;
- New residential developments and enlargements could be built without
discretionary zoning approvals. With the exception
of the southwestern corner of the rezoning area which does not fall
within the boundaries
of the Ladies’ Mile Historic District, any new development
would continue to need a Certificate of Appropriateness from the
Landmarks
Preservation Commission;
- New manufacturing uses would not be permitted. Existing manufacturing
businesses, however, will continue to be treated
as conforming uses and will be permitted to expand within the buildings
in which they are
located;
- Conversion of existing buildings to residential use would be permitted
as-of-right, without the requirement to preserve
manufacturing or commercial floor area. The proposed C6-4A zoning
is expected to result in a modest
increase in the number of residential conversions
over what would be expected under M1-6M zoning; and
- The proposed rezoning is estimated to facilitate the development
of approximately 900 new apartments on six underutilized
sites over the
next ten years. These buildings will put currently
underutilized land into productive use and will
make a meaningful contribution to the City’s
efforts to address its housing shortage.
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|
C6-4A building envelope
(maximum 150' street wall height
w/waiver
allowed by
concurrent zoning text change)Click here for full view |
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