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

Proposed Zoning Map
Proposed Zoning Map - PDF Document View a larger image

The proposed actions would maintain the existing mix of uses in West Clinton while encouraging new residential development, including affordable housing, on the east side of Eleventh Avenue and encouraging the growth of businesses west of Eleventh Avenue.   The proposed actions would also ensure that the form of new buildings relates to and enhances the neighborhood character.

DCP and CB 4 propose a zoning map amendment to extend the residential districts from Tenth Avenue to the east side of Eleventh Avenue, and to increase the density permitted on certain blocks zoned for manufacturing and manufacturing compatible uses to the west of Eleventh Avenue.  The proposed text amendments would ensure that new development in the rezoning area be in context with the surrounding built environment.



PDF Document View the zoning comparison chart.



Zoning Map Changes

Proposed R8, Change from M1-5 to R8

South side of West 47th Street near Eleventh Avenue
South side of West 47th Street near Eleventh Avenue
The proposed R8 district would extend the existing R8 district located in the area east of the rezoning area to portions of six blocks currently zoned M1-5 located east of Eleventh Avenue. Uses found in the this portion of the rezoning area are varied and include auto repair shops, a Salvation Army warehouse, office space and a few multi-family residences.  Building types within this area are also varied, and range from large warehouse buildings, to one- and two-story garages. 

In addition to the zoning map change, the proposed text amendment would also extend the existing Preservation Area of the Special Clinton District to cover this expanded R8 district between West 45th Street and West 50th Street, and would extend the Other Area of the Special Clinton District on the east side of Eleventh Avenue between West 50th and West 52nd streets to cover the remainder of the expanded R8 district. R8 districts in the Preservation Area and Other Area permit residential and community facility uses. The maximum FAR for residential and community facility uses is 4.2, and the maximum height for all buildings on narrow streets is 66 feet, or seven stories, whichever is less. Further regulations applicable in the Preservation Area include special lot coverage and open space regulations, with maximum lot coverage of 60 percent, and a minimum of 20 percent of the lot must be available to the tenants of the zoning lot. No parking is permitted as-of-right in the Preservation Area.

Proposed R8A/C2-5, Change from M1-5 to R8A/C2-5
East side of Eleventh Avenue looking south
East side of Eleventh Avenue looking south
The proposed R8A district with a C2-5 commercial overlay would extend the existing R8A district with a C2-5 overlay at a depth of 100 feet along the eastern side of Eleventh Avenue. .  The R8A zoning district with the C2-5 commercial overlay would provide opportunities for residential development with ground floor retail on the east side of Eleventh Avenue at an appropriate height and density for the existing built context of the R8A district to the north. The eastern frontage of Eleventh Avenue is developed with single-story auto dealership and repair buildings, a gas station, a ConEd facility and some walk-up, multi-family residential buildings.

R8A districts permit residential and community facility uses and the C2-5 commercial overlay permits local retail and commercial uses at the ground floor.  The proposed zoning text amendment will make the Inclusionary Housing provisions applicable in this area.  The maximum base FAR for residential uses is 5.4.  A maximum FAR of 7.2 would be achievable if affordable housing is provided on or off-site. R8A 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 120 feet.  Accessory parking for 20% of new residential uses is permitted as-of-right, but parking is not required.  The block frontages south of West 50th Street would remain in the Other Area of the Special Clinton District and the block frontages north of West 50th Street would remain in the Excluded Area

Proposed R9/C2-5, Change from M1-5 to R9 and R9/C2-5

North side of West 43rd Street between Tenth Avenue and Eleventh Avenue
North side of West 43rd Street between Tenth Avenue and Eleventh Avenue
The proposed R9 district would cover a portion of one block between West 43rd and West 44th Streets to the east of Eleventh Avenue.  A C2-5 commercial overlay at a depth of 100 feet would be mapped in conjunction with the R9 district on the Eleventh Avenue frontage. This block is developed with multi-story warehouses, single-story auto-repair shops, an auto rental facility, a single-story restaurant and an uncovered, below-grade rail cut. The R9 zoning district with the C2-5 commercial overlay would provide opportunities for residential development with ground floor retail on the east side of the Eleventh Avenue frontage at a height and density that would provide an appropriate transition from the high-density development on West 42nd Street to the lower-density development found to the north and east.

R9 districts permit residential and community facility uses and the C2-5 commercial overlay permits local retail and commercial uses on the ground floor.  The proposed zoning text amendment will make the Inclusionary Housing provisions applicable in this area.  The maximum base FAR for residential uses is 6.0.  A maximum FAR of 8.0 would be achievable if affordable housing is provided on or off-site.  The typical building envelope for development within the R9 district would be modified by a proposed text amendment that would require any development or enlargement within an R9 district within the Other Area of the Special Clinton District west of Tenth Avenue would follow the height and setback regulations of the R9A zoning district.  The maximum building height would be 135 to145 feet and the maximum base height would be 95 to 102 feet.  Accessory parking for 20% of new residential uses is permitted as-of-right, but parking is not required.  The block would remain in the Other Area of the Special Clinton District. 

Proposed M2-4, Change from M1-5, M2-3 and M3-2 to M2-4
West side of Eleventh Avenue between West 50th Street and West 51st Street.
West side of Eleventh Avenue between West 50th Street and West 51st Street.
The proposed M2-4 district would cover a ten-block area bound by the West Side Highway to the west, West 55th Street to the north, Eleventh Avenue to the east, and West 43rd Street to the south.  A portion of one block east of Eleventh Avenue between West 46th and West 47th streets would be rezoned from M1-5 to M2-4.  This block contains a large loft building that is currently used as headquarters for the advertising agency Ogilvy and Mather.  The blocks west of Eleventh Avenue is developed with a mix of warehouses, mini-storage, vehicle distribution-based businesses, auto-repair shops, auto dealerships, loft office buildings, a ConEd facility and a hotel. This rezoning is proposed to permit existing and new industrial and commercial uses to expand in an area where they can provide essential services to Midtown Manhattan and the city as a whole.

Light industrial uses and commercial uses are permitted in M2-4 zoning districts at a maximum FAR of 5.0. Hotels are not permitted.  The proposed text amendment would limit the height of buildings in the proposed M2-4 district in the Other Area of the Special Clinton District to 135 feet.  Parking is not required, but a certain amount of parking is permitted based on the size of a use on a zoning lot.  The M2-4 rezoning area would remain in the Other Area of the Special Clinton District, and three blocks between West 44th and West 47th streets would be included in the Special Clinton District, in the Other Area.

Extension of the Existing Special Clinton District
The existing Special Clinton District would be extended to include two full blocks and a portion of one block west of Eleventh Avenue between West 44th and West 47th Streets and extend the applicability of certain regulations of the Other Area of the Special Clinton District from the blocks to the north, east, and south.



Zoning Text Amendments

Zoning text amendment to the Special Clinton District to:

  • Extend the Preservation Area of the Special Clinton District generally to within 100 feet of the east side of Eleventh Avenue between West 45th and West 50th Streets to provide opportunities for residential development at a density and height in context with the area immediately to the east;

  • Extend the Other Area of the Special Clinton District to a depth of 175 feet on the east side of Eleventh Avenue between West 50th and West 51st streets and a depth of 200 feet on the east side of Eleventh Avenue between West 51st and West 52nd streets;

  • Establish two new subareas within the Other Area of the Special Clinton District: the Northern Subarea and the Western Subarea.  The Northern Subarea (C1) would include all of the blocks in the Other Area north of West 55th Street, and the Western Subarea (C2) would include all of the blocks in the Other Area south of West 55th Street.

  • Place R9A contextual building envelope restrictions on developments within the proposed R9 district (maximum height of 145 feet) to ensure future development would be in context with the large warehouse buildings existing on the block;

  • Establish a maximum height (135 feet) and street wall requirements (minimum height of 50 feet and a maximum height of 95 feet) for developments in the proposed M2-4 district to ensure future development would be in context with the loft buildings existing in the area.

  • Require street walls in the Preservation Area of the Special Clinton District to ensure new development is in context with the existing built environment; and

  • Allow existing legal adult uses to remain in the Other Area of the Special Clinton District through zoning text amendment.
Sidewalk Café Regulations
Zoning text amendment to sidewalk café regulations to specify that enclosed sidewalk cafés are not permitted within the Special Clinton District.

Inclusionary Housing Program
Finally, the West Clinton rezoning proposal would apply the Inclusionary Housing Program to the proposed R8A and R9 zoning districts in the rezoning area and establish incentives for the creation and preservation of affordable housing in conjunction with development of new housing.

Under the Inclusionary Housing Program, for residential development without an affordable housing component, the maximum FAR would be limited to a base FAR of 5.4. Developments providing affordable housing are eligible for a floor area bonus, within contextual height and bulk regulations tailored to this area. Developments could qualify for a maximum FAR of 7.2 (within the 60'-85' street wall limit and the 120-foot overall building height limit) by providing 20 percent of the residential floor area in the development as permanently affordable housing for low- and moderate-income households, or by constructing or preserving off-site affordable units for low-income households. Off-site units must be located within Community District 1, or within one half-mile of the bonused development if outside of Community District 1. Other city, state and federal housing finance programs may be used to provide further assistance in creating affordable units.


PDF Document View the adopted text amendment


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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