Commission Meetings

Existing Zoning View a larger image.

M1-2
Most of the rezoning area is zoned M1-2, a light manufacturing district that often acts as a buffer between heavy manufacturing districts and residential or commercial districts. The M1-2 zoning district has a maximum floor area ratio (FAR) of 2.0 for manufacturing and commercial uses. The parking requirement varies by use. Manufacturing uses in M1 districts must adhere to strict performance standards.

M2-1
The portion of the rezoning area west of Lincoln Avenue is zoned M2-1, a district that occupies the middle ground between zoning for light and heavy industrial uses. The district permits the same types of industrial uses as those in M1 districts, but performance standards are lower and community facilities are not permitted. Like the M1 district, the maximum FAR is 2.0. The parking requirement also varies by use.

M3-1
A small portion of the study area south of 132nd Street is zoned M3-1. M3 districts are for heavy industries which often can generate noise, traffic and pollutants. The M3-1 district also has parking requirements that vary by use, a maximum FAR of 2.0 and a maximum front wall height of 60 feet or four stories. This district has the lowest performance standards of all manufacturing districts.

Proposed Zoning View a larger image.

M1-2 & R6 to M1-2/R6A (MX-1)
This four block area would be an expansion of the existing Special Mixed Use District to the east, generally bounded by East 134th Street, Brown Place, Bruckner Boulevard, and Willow Avenue. Within this area between Alexander Place and Cypress Avenue, two lots that comprise a designated City Park and one lot that comprises the access ramp to the Triborough Bridge are zoned R6.

The proposed M1-2/R6A (MX-1) permits light manufacturing uses and would allow new residential uses and a wider variety of community facilities. The proposed district has a commercial and manufacturing FAR of 2.0, the same as the existing M1-2 district. The R6A is a contextual district with a residential and community facility FAR of 3.0. The maximum building height for residential buildings would be 70 feet. The residential parking requirement would be 50 percent (one off-street space for every two units) and commercial and manufacturing parking requirements would vary with use.

M2-1 to M1-3/R8 (MX-1)
One block directly west and one block south of the existing Special Mixed Use District, generally bounded by 134th Street to the north, Park Avenue to the west, Lincoln Avenue to the east, and the Harlem River to the south, are proposed to be designated M1-3/R8(MX-1). These two blocks, at the water’s edge bordering the Third Avenue Bridge entry ramps, have larger lot sizes than the rest of the study area and can support taller and denser development.

The proposed M1-3/R8 (MX-1) has a maximum commercial and manufacturing FAR of 5.0, a maximum residential FAR of 6.02, and a community facility FAR of 6.5. Residential building heights are regulated by the sky exposure plane regulations. The parking requirement would be 40 percent for residential and would vary by use for commercial and manufacturing businesses.

The industrial uses in the proposed M1-3/R8 (MX-1) would have higher performance standards than those permitted in the existing M2-1 district.

M1-2 and M3-1 to M1-5/R8A (MX-1)
Five consecutive blocks south of the existing Special Mixed Use District and zoned M1-1, generally bounded by Bruckner Boulevard to the north, Lincoln Avenue to the west, St. Ann’s Avenue to the east, and 132nd Street to the south, are proposed to be designated M1-5/R8A(MX-1). One lot south of 132nd Street on Willis Avenue, zoned M3-1 and surrounded by the Harlem River Yards, is also proposed to be part of the M1-5/R8A (MX-1) district. This lot consists of a three story, well-preserved vacant building, formerly the New Haven Passenger Rail Station, which was also once used for offices and light manufacturing, never housed heavy industrial uses.

The proposed M1-5/R8A (MX-1) has a maximum commercial and manufacturing FAR of 5.0, a maximum residential FAR of 6.02, and a community facility FAR of 6.5. The R8A is a contextual zoning with a maximum building height of 120 feet as well as street wall and setback regulations that would respect the existing Special Mixed Use District across Bruckner Boulevard and enhance the pedestrian environment along this corridor. The residential parking requirements would be 40 percent of dwelling units and there would be no parking requirement for manufacturing or commercial uses.

All existing uses in the proposed M1-5/R8A (MX-1) district would remain conforming, including warehouses, offices, retail establishments, construction-related businesses, and certain community facilities. New residential uses would also be allowed. While little housing currently exists on these blocks, there is potential for upper floor apartments and loft conversions in a number of the currently vacant and underutilized buildings.

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