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
BluePRint
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 > Bronx > Lower Concourse Printer Friendly Version
Lower Concourse Rezoning - Approved!
Proposed Actions
Overview | Existing Zoning and Context | Proposed Actions | Public Review


Proposed Actions
Several actions are required to achieve the project’s goals:

Zoning Map Changes

Proposed Zoning Map with Special Harlem River Waterfront District
Proposed Zoning Map with Special Harlem River Waterfront District
PDF DocumentView a larger image.
Adopted Zoning Map with Special Harlem River Waterfront District
May 20, 2009 - Adopted Modified Zoning Map with Special Harlem River Waterfront District
PDF DocumentView a larger image.

C6-2A - M1-2 to C6-2A
Grand Concourse between E. 138th Street and E. 144th Street
Grand Concourse between E. 138th Street and E. 144th Street

This proposal would change the zoning for two blocks along the Grand Concourse between E. 138th Street and E. 144th Street from M1-2 to C6-2A to encourage future development of this portion of the Grand Concourse that is more consistent with the more historic Grand Concourse to the north. C6-2A districts permit residential, office, retail, hotel, and community facility uses. The proposed C6-2A would allow residential uses at a maximum FAR of 7.2 with the full Inclusionary housing bonus and 5.4 without the provision of Inclusionary housing as described below. The maximum FAR in C6-2A districts is 6.0 for commercial uses. C6-2A zoning districts are contextual zoning districts requiring buildings to be built at or near the street line with maximum base height of 85 feet and a maximum building height of 120 feet. This district is appropriate for a wide street such as the Grand Concourse and a contextual form will mimic the built context of the Grand Concourse to the north of the rezoning area.


C4-4 - M1-2 and M2-1 to C4-4
This proposal would rezone a portion of one waterfront block south of E. 149th Street from M2-1 to C4-4. The C4-4 zoning would encourage the redevelopment of these underutilized waterfront lots with new residential, retail, office, and hotel uses. C4-4 zoning districts are mid-density regional commercial districts which allow residential, commercial retail, office, and hotel, and community facility uses. Within the proposed Special Harlem River Waterfront District (SHRWD) (see below for more detail), the C4-4 zoning district would allow residential development at a maximum FAR of 4.0 with the full Inclusionary housing bonus and 3.0 without the provision of Inclusionary housing as described below. The C4-4 allows commercial development at a maximum FAR of 3.4. In addition, a portion of one block currently occupied by Lincoln Hospital would be rezoned from M1-2 to C4-4 in order to bring Lincoln Hospital into conformance. Community facility uses such as hospitals are allowed in C4-4 zoning districts.

New waterfront development in the proposed C4-4 zoning district would be required to provide public waterfront open space, including a shore public walkway along the Harlem River. Eventually, this shore public walkway would provide a continuous walkway connecting the 9-acre park to the north of the Lower Concourse to the existing Port Morris community to the south. The location of this waterfront open space would be shaped by the proposed Waterfront Access Plan (WAP) (see below). The SHRWD will determine the maximum height, FAR, and other bulk regulations for new buildings. This height factor district is appropriate to the waterfront as it allows taller buildings surrounded by open space. This district provides flexibility to provide additional retail and commercial uses near the Gateway Center shopping area.

Open uses characterize the proposed C4-4 district along the Harlem River waterfront just south of E. 149th Street.
Open uses characterize the proposed C4-4 district along the Harlem River waterfront just south of E. 149th Street.


R7-2/ C2-4 - M2-1 to R7-2/ C2-4
This proposal would change the zoning for portions of two waterfront blocks along the Harlem River between E. 149th Street and Park Avenue from M2-1 to R7-2 with a C2-4 commercial overlay. The proposed C2-4 commercial overlay would cover the entire proposed R7-2 district. The proposed zoning is intended to encourage the redevelopment of waterfront lots with residential, office, retail, and hotel uses. Within the proposed Special Harlem River Waterfront District (SHRWD) (see below for more detail), the R7-2 zoning district would allow residential development at a maximum FAR of 4.0 with the full Inclusionary housing bonus and 3.0 without the provision of Inclusionary housing as described below. The C2-4 commercial overlay allows a maximum FAR of 2.0 for commercial development.

New waterfront development in the proposed R7-2/ C2-4 zoning districts would be required to provide public waterfront open space, including a shore public walkway along the Harlem River. Eventually, this shore public walkway would provide a continuous walkway connecting the 9-acre park to the north of the Lower Concourse to the existing Port Morris community to the south. The location of this waterfront open space would be shaped by the proposed WAP (see below). The SHRWD will determine the maximum height, FAR, and other bulk regulations for new buildings. This height factor district is appropriate to the waterfront as it allows taller buildings surrounded by open space.

Self Storage and open uses characterize the proposed R7-2/ C2-4 district along the Harlem River waterfront just north of E. 138th Street.
Self Storage and open uses characterize the proposed R7-2/ C2-4 district along the Harlem River waterfront just north of E. 138th Street.


M1-4/ R6A - M1-2 to M1-4/ R6A
Loft Building on Gerard Avenue south of E 144th Street.
A loft building on Gerard Avenue south of E 144th Street in the proposed M1-4/ R6A

Six partial blocks generally bounded by Gerard Avenue, E. 144th Street, Walton Avenue, and E. 138th Street and by E. 146th Street, Rider Avenue, E. 139th Street, and Canal Place would be rezoned from M1-2 to a new Special Mixed-Use District, M1-4/ R6A. Residential uses would be allowed to encourage the reuse of vacant land and loft buildings. Existing light industrial and commercial uses would continue to be allowed. Within the proposed Mixed-Use District, the proposed R6A would allow residential development at a maximum FAR of 3.6 with the full Inclusionary housing bonus and 2.7 without the provision of Inclusionary housing as described below. R6A zoning districts are contextual zoning districts requiring buildings to be built at or near the street line with maximum base height of 60 feet and a maximum building height of 70 feet. The M1-4 allows commercial and industrial uses at a maximum FAR of 2.0. This district is appropriate to the built context of loft buildings in these areas.

M1-4/ R7A - M1-2 to M1-4/ R7A
Ten blocks or portions of blocks generally bounded by E. 144th Street, Morris and Lincoln Avenues, Rider Avenue, and the Major Deegan Expressway would be rezoned from M1-2 to a new Special Mixed-Use District, M1-4/ R7A. Residential uses would be allowed to encourage the reuse of vacant land and loft buildings. Existing light industrial and commercial uses would continue to be allowed. Within the proposed Mixed-use district, the proposed R7A would allow residential development at a maximum FAR of 4.6 with the full Inclusionary housing bonus and 3.45 without the provision of Inclusionary housing as described below. R7A zoning districts are contextual zoning districts requiring buildings to be built at or near the street line with maximum base height of 65 feet and a maximum building height of 80 feet. The M1-4 allows commercial and industrial uses at a maximum FAR of 2.0. This district is appropriate to the built context along Third and Lincoln Avenues.

M1-4/ R7X - M1-2 to M1-4/ R7X
A vacant lot located at 138th Street and Third Avenue.
A vacant lot located at 138th Street and Third Avenue in the proposed M1-4/ R7X
Portions of seven blocks along E. 138th Street between the Metro North rail tracks and Third Avenue would be rezoned from M1-2 to a new Special Mixed-Use District, M1-4/ R7X. Residential uses would be allowed to encourage the redevelopment of vacant land. Existing light industrial and commercial uses would continue to be allowed. Within the proposed Mixed-Use District, the proposed R7X would allow residential development at a maximum FAR of 5.0 with the full Inclusionary housing bonus and 3.75 without the provision of Inclusionary housing as described below. R7X zoning districts are contextual zoning districts requiring buildings to be built at or near the street line with maximum base height of 85 feet and a maximum building height of 125 feet. The M1-4 allows commercial and industrial uses at a maximum FAR of 2.0. This district is appropriate to East 138th Street, a wide street and a high-profile thoroughfare in the South Bronx.


M1-4/ R8A - M1-2 to M1-4/ R8A
Loft building at Gerard Avenue and E. 144th Street
Loft building at Gerard Avenue and E. 144th Street in the proposed M1-4/ R8A
Five full blocks and a portion of one blocks bounded by E 149th Street, Walton Avenue, E 140th Street, and Exterior Street would be rezoned from M1-2 to a new Special Mixed-Use District, M1-4/ R8A. Residential uses would be allowed to encourage the reuse of vacant land and loft buildings. Existing light industrial and commercial uses would continue to be allowed. Within the proposed Mixed-use district, the proposed R8A allows residential development at a maximum FAR of 7.2 with the full Inclusionary housing bonus and 5.4 without the provision of Inclusionary housing as described below. R8A zoning districts are contextual zoning districts requiring buildings to be built at or near the street line with maximum base height of 85 feet and a maximum building height of 120 feet. The M1-4 allows commercial and industrial uses at a maximum FAR of 2.0. This district is appropriate to the taller built context of loft buildings in this area.

M1-4 - M2-1 to M1-4
A five-block area currently zoned M1-2 and M2-1 is proposed to be rezoned to M1-4. This five block area is generally bound by Park Avenue to the west, E. 137th Street to the north, Third Avenue to the east, and the Major Deegan Expressway to the south and is characterized by light industrial businesses and warehouses. Light industrial uses and commercial uses are allowed in M1-4 zoning districts at a maximum FAR of 2.0. Industrial uses in M1-4 districts must meet the highest performance standards. Performance standards are lower for industrial uses in M2-1 districts. Rezoning from M2-1 to M1-4 will ensure that new development near proposed residential rezoning areas will be more compatible with residential uses.


PDF Document View the zoning comparison chart.


Zoning Text Changes
Inclusionary Housing Area
The Zoning Resolution’s Inclusionary Housing program would be made applicable in the entire rezoning area to encourage the provision of affordable housing in new housing developments. Under this program, developers would only be able to achieve the maximum allowable residential FAR if they provide permanently affordable housing either on site or off site in new or existing buildings.   Learn more about Inclusionary Housing.

Grocery Stores
In MX districts, current zoning regulations require food stores greater than 10,000 square feet to obtain a special permit from the City Planning Commission. In order to facilitate the location of large food stores in the rezoning area, the proposed text amendment would allow food stores of any size to be allowed as-of-right within the Lower Concourse.

Waterfront Access Plan (WAP)

The proposed zoning text amendment would create a waterfront access plan (WAP) for property along the Harlem River from E. 149th Street to the prolongation of Park Avenue south of the Metro North viaduct. A waterfront access plan (WAP) is a specific plan, set forth in the Zoning Resolution that tailors public access requirements of waterfront zoning to the specific conditions of a particular waterfront. The WAP establishes specific locations for public access areas including the Shore Public Walkway (SPWW) and Supplemental Public Access Area (SPAA), view corridors as well as upland connections in strategic locations that would connect to surrounding neighborhoods. Together with existing waterfront parks mapped to the north and new parkland proposed as part of the Lower Concourse actions, the Lower Concourse WAP would provide a mechanism that over time would facilitate a coordinated public open space network.



Establish Special Harlem River Waterfront District (SHRWD)

Special Harlem River Waterfront District

Special Harlem River Waterfront District
PDF Document View a larger image
The SHRWD would modify the bulk regulations of the waterfront zoning provisions of the Zoning Resolution to ensure that development creates an attractive and inviting waterfront. Development of individual waterfront parcels governed by the plan triggers a requirement to build and maintain public access areas in accordance with the WAP. The SHRWD would also control building heights, massing, and FAR in order to facilitate orderly waterfront development. Nine development parcels have been identified. Select details of the regulations are as follows:

  • To ensure development maintains a human scale along the waterfront, minimum/ maximum Base Heights will be established at 60/ 85ft except parcels 5 and 6 where a minimum/maximum base height of 20/40 ft.  would be established.

  • To guarantee a variety of structures along the waterfront, a maximum base length of 300 feet would be established (except on parcel 1).

  • To create a varied skyline, only one tower is allowed per base on zoning lots smaller than 130,000 square feet and only two towers per base allowed on larger zoning lots. If there are two towers on one zoning lot, one may rise to the maximum height, all other towers are restricted to 260 ft.

  • To maximize waterfront views, the area’s main asset, and to avoid a wall of buildings that would obstruct upland views of the waterfront, tall but slender towers would be allowed. Maximum tower height is 400 ft. on lots of 100,000 sq ft or more, and 300 feet for lots smaller than 100,000 sq ft.  The maximum length of a tower wall would be 135.’

  • To facilitate a strong streetscape and to maximize utility of the waterfront open spaces, the special district will provide incentives to develop loop roads to reach the waterfront on parcels 1-4.  Properties that require supplemental public access areas shall be allowed to count the loop road as the supplemental area if easement is provided to adjacent properties.

  • To encourage activity and “eyes on the street” along the waterfront, the main entry of a building must front the shore public walkway on parcels 1-4 and 20% of each base front of a building must be active uses.

  • To meet the goals of the plan and ensure a full range of uses along the waterfront, each square foot of retail use, defined as all commercial uses except office or hotel uses, must be matched with an equal amount of residential, community facility, office or hotel use would be required.  An authorization would be available to allow retail-predominant development provided that a project meets findings with regard to site plan and pedestrian access.
Special Mixed Use District (MX)
The Special Mixed Use District is a special zoning district that is mapped in several locations throughout the city, including Port Morris and Morrisania in the Bronx. It combines a light industrial (M1) district with a residential district, and permits a mix of selected light industrial, commercial, residential, and community facility uses under the applicable regulations. The MX district permits mixed-use buildings, and includes an expanded definition of “home occupations,” permitting a broader variety of live-work accommodations than is allowed in standard zoning districts. The proposed MX district is intended to retain existing light industrial businesses while encouraging the redevelopment of vacant and underutilized land and lofts with residential uses.


PDF Document View the proposed text amendment.
PDF Document May 20, 2009 - View the adopted modified text amendment.

Mapping of a Park

A new park is proposed to be mapped along the Harlem River generally between E. 144th Street and E. 146th Street. The proposed 2.26 acre park is currently privately-owned and is occupied by a bus parking lot and two warehouses. This park would create an easily-accessible central open space for the new neighborhood and provide much-needed active recreational opportunities for existing and new residents.

Transportation Study
With the introduction of residential uses to historically manufacturing areas, there is the potential for transportation-related conflicts. A transportation study will be conducted in conjunction with the proposed rezoning in order to identify potential conflicts and solutions. The study will evaluate existing pedestrian and vehicular conditions in the Lower Concourse area and develop recommendations that will enhance pedestrian access and safety, while balancing the need for continued truck access.

Overview | Existing Zoning and Context | Proposed Actions | Public Review




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

Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.
Copyright 2014 The City of New York Contact Us Privacy Policy Terms of Use