Long View Rendering of 126th Street and Citi Field. Image Credit: NYC EDC.

Council Members voiced concern over the City’s applications to facilitate Phase 1 of the Willets’ Point Development Project. The City Council’s Land Use Zoning and Franchises subcommittee held a public hearing on September 3, 2013 on Phase 1A of the $3 billion Willets Point Development Project. The applicants, New York City Economic Development Corporation (EDC) and Queens Development Group, a joint venture of Related Companies and Sterling Equities, testified. The application is a modification of the original 2008 proposal, and seeks a zoning resolution amendment and special permits to allow the City Planning Commission (CPC) to permit the development of up to 2,833 parking spaces and recreational area in a temporary lot within the Willets Point District. (more…)

Map of Special Hudson Square district. Subdistrict B was eliminated from the proposal by the CPC. Image Courtesy: DCP.

Modifications to private rezoning application centered on encouraging affordable housing. On March 13, 2013, the City Council voted to approve Trinity Church’s Special Hudson Square District proposal with modifications. The proposal was intended to facilitate residential development and protect existing office space. Zoning & Franchises Subcommittee Chair Mark Weprin announced modifications to the proposal at a Subcommittee meeting on March 13, 2013. The modifications addressed many of the concerns expressed by community residents and building owners at the City Planning Commission’s hearing on November 28, 2012 and the Subcommittee’s hearing on February 12, 2013. (See CityLand’s past coverage here).

Chair Weprin announced a few modifications meant to encourage and increase the amount of affordable housing in the District. During the Subcommittee’s hearing, several building owners testified that in order to reach the 12.0 floor area ratio allowed under the City’s Inclusionary Housing Program, the height limit on narrow streets should be set at between 210 and 230 feet. Owners also criticized the City Planning Commission’s imposition of a special permit in order to achieve a maximum height of 210 feet on narrow streets. Under the Council’s modifications, the maximum building height on narrow streets will remain at 185 feet as originally proposed. However, the height limit can be increased to 210 feet for residential developments, but only if 20 percent of the development’s units are permanently affordable. The modification thus eliminated the City Planning Commission’s special permit provision.

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Map of proposed Special Hudson Square district. Subdistrict B was eliminated from the proposal. Image Courtesy: DCP.

Community Board urges Trinity to build a new recreation center to accommodate projected population increase. On February 12, 2013, the City Council’s Zoning & Franchises Subcommittee held a hearing for Trinity Church’s application to rezone 18 blocks generally bounded by West Houston and Canal Streets, Avenue of the Americas, and Greenwich Street. The Special Hudson Square District will facilitate residential development, maintain commercial office space, and encourage ground-floor retail. Trinity Church owns approximately 39 percent of the lots within the proposed Special District.

The proposal would retain the area’s M1-6 zoning, but would add provisions to allow residential and increased community facility uses. The Special District would establish height limits of 185 feet on narrow streets and 320 feet on wide streets as well as setback regulations. The proposal also includes Subdistrict A (see inset map), which would set a height limit of 430 feet. Subdistrict A would accommodate Trinity Church’s plans to develop a mixed-use development with a 75,000-square-foot, 444-seat public school across from Juan Pablo Duarte Square Park. The maximum floor area ratio would be 10.0 for non-residential uses and 9.0 for residential uses, with a possibility of 12.0 for participation in the City’s Inclusionary Housing Program. The proposal would also establish protective provisions to prevent the permanent conversion of existing commercial space and control hotel development. (See CityLand’s past coverage here).

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Map of proposed Special Hudson Square district. Subdistrict B was eliminated from the proposal. Image Courtesy: DCP.

Trinity Church committed $5.6 million contribution for Dapolito Recreation Center renovations but open space issues remain at City Council. On January 23, 2013, the City Planning Commission approved Trinity Church’s application to create the Special Hudson Square District. The purpose of the Special District is to maintain commercial office space – mainly occupied by creative industries – that has made the Hudson Square neighborhood distinct while encouraging mixed-use development and a vibrant community. The proposal would retain the area’s M1-6 zoning, which permits only commercial, manufacturing and limited community facility uses, but would add and modify zoning regulations aimed to allow residential and increased community facility uses. The area is generally bounded by West Houston and Canal Streets, Avenue of the Americas, and Greenwich Street. Trinity Church owns approximately 39 percent of the lots within the 18-block proposed Special District. (See CityLand’s past coverage here).

The area’s M1-6 zoning currently does not provide building height limits and setbacks, which has led to out-of-character development in more recent years. The Special District would establish height limits of 185 feet on narrow streets and 320 feet on wide streets as well as setback regulations. The maximum floor area ratio would be 10.0 for non-residential uses and 9.0 for residential uses, with a possibility of 12.0 for participation in the City’s Inclusionary Housing Program. The proposal expects approximately 3,000 new residential units will be added to the Special District as a result of the rezoning.

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Zoning Therapy

For 34 years the City has required a special permit for physical culture or health establishments. This requirement burdens owners and operators of health clubs, gyms, spas and studios, even where such uses would otherwise be permitted as-of-right. With the elimination of the now-unlawful adult physical culture establishments, the purpose and usefulness of the remaining regulations place an unnecessary burden on legitimate small businesses and should be modified or eliminated entirely.

During the crime-ridden 1970s, regarded by some as the City’s nadir, the City Planning Commission enacted amendments to the Zoning Resolution distinguishing between “physical culture or health establishments” and “adult physical culture or health establishments.” As explained at the Commission’s public hearing, “zoning has proved to be the most effective tool in closing down houses of prostitution masquerading as massage parlors or physical culture establishments.” The Commission’s action, which followed a one year moratorium on physical culture or health establishments within the City, was approved by the Board of Estimate in early 1979.

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