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Projects & Proposals > Manhattan > Upper West Side Printer Friendly Version
Upper West Side Rezoning - Approved!
Proposed Zoning
Overview | Existing Context and Zoning | Proposed Zoning | Public Review

Proposed Zoning
The Department proposes to rezone a large portion of the study area to three contextual zoning districts.  Contextual zoning districts limit building heights, require buildings to be built to the street line or line up with abutting buildings and have maximum and minimum street wall heights, and require residential developments to comply with the Quality Housing program.  The controls of the proposed districts would help ensure that new development throughout the rezoning area relates to the area’s existing scale and character.

The different densities and building forms permitted by the three contextual zoning districts proposed – R8B, R8A and R9A – would reflect the variation in existing built environments.  Generally, the higher-density districts (R8A and R9A) that allow mid-sized buildings are proposed along wide avenues where public transportation is readily accessible, while the R8B district, with its lower FAR and  height limit, is proposed for narrow streets, in the middle of blocks.  The key requirements of these zoning districts are summarized as follows.


District

FAR

Street Wall
Requirements

Maximum
Building
Height

R8B

4.00 Res./4.00CF

55-60 feet

75 feet

R8A

6.02 Res./6.50CF

60 -85 feet

120 feet

R9A

6.50-8.50 Res./7.50CF

60 -102 feet

145 feet



The existing zoning would remain unchanged along portions of Riverside Drive, West End Avenue, Amsterdam Avenue, Columbus Avenue and Central Park West where the existing built character reflects the existing zoning or even higher densities.

Broadway
R9A, mapped to a depth of 100 feet along Broadway, allows a maximum building height of 145 feet and a maximum street wall height of 102 feet. Through a related zoning text amendment that would apply the Inclusionary Housing Program to this portion of Broadway, the base FAR of 6.5 could be increased up to 8.5 if 20% of residential floor area is provided for households with incomes below 80 percent of Area Median Income (AMI). The affordable units could be provided within the new building at below-market rates, or provided in new or rehabilitated affordable units off-site. Off-site units could be provided within Community District 7 or in an adjacent community district within one half mile radius of the development site.

Hypothetical R9A development without Inclusionary Housing  bonus
Hypothetical R9A development without Inclusionary Housing  bonus - PDF Document View a larger image.
Hypothetical R9A development with Inclusionary Housing bonus
Hypothetical R9A development with Inclusionary Housing bonus - PDF Document View a larger image.
Midblocks and Manhattan Valley
To better reflect the existing  character of the midblocks west of Amsterdam Avenue and throughout much of Manhattan Valley, the Department is proposing to change existing R8 and R7-2 zoning districts to R8B.  The R8B zoning district allows up to 4.0 FAR for both residential and community facility uses and limits building heights to 75 feet.  In addition, buildings in R8B districts have a maximum base height of 60 feet and must be built to the street line or have street walls that match-up with adjacent buildings.

Example of typical R8B development
Example of typical R8B development



Amsterdam Avenue and West 106th Street
Along Amsterdam Avenue above West 104th Street and along most of West 106th Street, the existing R8 and R7-2 zoning districts would be changed to R8A. This would limit the maximum building height to 120 feet.

Historic District
Manhattan Avenue between 105th and 106th streets in proposed historic district
Manhattan Avenue between 105th and 106th streets in proposed historic district
As part of the comprehensive study of the area, historic assets were identified in Manhattan Valley.  To further preserve the character of the blockfronts on Manhattan Avenue between West 104th and 106th streets with their three-story structures built in the early years of the 20th century, the Landmark Preservation Commission (LPC) is seeking to propose a new historic district.  The LPC is planning to schedule public hearings on its proposal to coincide with City Planning’s public review of the rezoning proposal. More information about the proposed Manhattan Avenue historic district can be obtained from the LPC. No zoning changes are proposed for the area proposed for designation.






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


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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.

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