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| Projects & Proposals > Manhattan > West Clinton |
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West Clinton Rezoning - Approved!
Existing Context & Zoning
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| Overview | Existing Context & Zoning | Proposed Zoning | Public Review |
West Clinton is a neighborhood with a wide range of uses from residential to auto repair, and horse stables to theaters. The neighborhood is developed with a mix of building types including large loft buildings along Eleventh Avenue and the West Side Highway, single-story auto dealerships and auto repair shops, full-block vehicle distribution and utility facilities, and a small number of walk-up tenement-style buildings.
Existing Zoning
The proposed West Clinton rezoning area consists of M1-5, M2-3 and M3-2 zoning districts. Residential uses are not permitted in manufacturing zones. The Special Clinton District covers the entire rezoning area, with the exception of three blocks currently zoned M2-3 and M3-2 to the west of Eleventh Avenue, and portions of two blocks currently zoned M1-5 east of Eleventh Avenue. The Special Clinton District was established in 1974 to provide specific programmatic and building bulk regulations within the unique geographical location of the Clinton community, which is situated between the waterfront on the west and a central business district on the east.
Existing Zoning Map -  View a larger image |
Land Use Map - View a larger image |
Special Clinton District Map - View a larger image |
The following outlines some of the important requirements of each existing district within the rezoning area:
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M1-5
An 11-block area currently zoned M1-5 comprises half of the proposed rezoning area. These blocks contain a mix of uses, including warehouses, self-storage, auto repair shops, automobile dealerships, commercial loft buildings, and vehicle-distribution based businesses. M1-5 districts generally permit light industrial, commercial, hotels and limited community facility uses. Manufacturing and commercial uses have a maximum floor-area ratio (FAR) of 5.0 and community facilities have a maximum FAR of 6.5. There are no height limits, and building heights and setbacks are governed by the sky exposure plane.
M2-3
An eight-block area located to the west of Eleventh Avenue is currently zoned M2-3. This area contains a mix of uses including parking lots, self-storage, warehouses, vehicle-distribution based businesses, auto repair shops, commercial loft buildings and a ConEdison substation. The existing M2-3 district has a maximum commercial/manufacturing FAR of 2.0. M2-3 districts occupy the middle ground between light and heavy industrial areas. A range of manufacturing uses are permitted, but most community facilities are not allowed in M2-3 zoning districts. There are no height limits, and building heights and setbacks are governed by the sky exposure plane.
M3-2
A portion of one block west of Eleventh Avenue between West 45th and West 46th streets is currently zoned M3-2. This block is owned by the New York State Department of Transportation and is currently used as a surface parking lot and a landing for the pedestrian bridge across the West Side Highway to the Intrepid Museum. M3-2 districts permit the heaviest industrial uses and community facilities are not allowed. The existing M3-2 district has a maximum commercial/manufacturing FAR of 2.0. There are no height limits, and building heights and setbacks are governed by the sky exposure plane.
In all three existing districts, parking is not required because the rezoning area is located in the Manhattan Core, south of 60th Street. A maximum amount of parking is permitted based on the size of the use on the zoning lot.
Summary of Existing Allowed Density and Building Form
EXISTING ZONING |
Allowed Density (FAR) |
Building Form |
Zoning District |
Residential |
Commercial/
Industrial/
Manufacturing |
Community Facility |
Street wall |
Building Height |
| M1-5 |
Not applicable |
5.0 |
6.5 |
Not required |
Not Required |
| M2-3 |
Not applicable |
2.0 |
Not applicable |
Not required |
Not Required |
| M3-2 |
Not applicable |
2.0 |
Not applicable |
Not required |
Not Required |
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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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