140 blocks rezoned to stop out-of-character development. The Planning Commission unanimously approved an extensive rezoning of two of Queens oldest residential neighborhoods; Kew Gardens and Richmond Hill, both of which have seen a measurable increase in out-of-character development over the past four years. A lot-by-lot analysis completed by the Planning Department found an inconsistency between the existing building types and the zoning, which was unchanged since the City’s initial adoption of zoning districts in 1961. Some districts permitted large 13 to 17-story apartment buildings in areas with single-family, detached homes.

Designed as a contextual rezoning based on the areas’ prevailing building types, the proposal sought to down-zone areas characterized by one and two-family detached homes, such as in Kew Gardens south of Maple Grove Cemetery and west of the Van Wyck Expressway, and increase the permitted size of development in areas that could support it, like the Jamaica Avenue corridor from 102nd to 130th Street in Richmond Hill. The final application covered 140 blocks. (more…)

129-lot area rezoned to permit residential, live-work and retail. The Planning Commission approved the proposed rezoning of a 129-lot area of Port Morris in the South Bronx that altered the area’s manufacturing zoning to mixed-use, facilitating increased live-work, residential and small commercial business development. The proposed new zoning builds on a 1997 zoning action that established the Port Morris Special Mixed-Use District – the city’s first mixed-use district – within a five-block area of Port Morris to permit diverse as-of-right uses, facilitate legalization of illegal conversions and support the continued expansion of Bruckner Boulevard’s string of antique shops. In the eight years following the 1997 rezoning, 185 new residential units were developed in the five-block area.

The new zoning would extend the mixed-use district to an 11- block area generally bounded by Park Avenue on the west, Willow Avenue on the east, the Major Deegan Expressway on the north and south to the Harlem River and the Harlem River Yards. The Department found that illegal conversions were prevalent in the area and over 40 percent of the lots were vacant, nderutilized or contained abandoned manufacturing structures. Three separate mixed-use zones (M1-2/R6A, M1-3/R8 and M1-5/R8) would be created to allow a large range of uses – residential, community facility and small commercial – while also restricting the height and size of development to more closely match the area’s existing scale. (more…)

Building owner sought to legalize 23 residential units. The owner of a four-story 34,500 sq.ft. building in an M1-1 zoned district located at 47 Thames Street in East Williamsburg, sought to legalize 23 existing residential units on its first through fourth floors.

In support of the variance, the applicant argued that the building is one of the few four-story manufacturing buildings in the area, and its lack of access ramps, loading docks and a commercial elevator rendered the entire building unfit for manufacturing uses. BSA asked for further analyses including cost studies of a full retrofit of the building to address the elevator, access ramp and loading dock problems and an analysis of the construction of a below-grade loading dock. (more…)

Changes will increase the protection and affordability of low-income housing and lower the commercial square footage. The Council approved all ten Hudson Yards land use actions after extended negotiations with the Bloomberg Administration on modifications to the rezoning text as well as the financing mechanism. The Council’s modifications were aimed primarily at lowering the overall development potential of commercial uses, increasing the potential for residential uses, lowering density along the Tenth Avenue corridor and altering the inclusionary affordable housing text.

The development potential for commercial uses was reduced from 26 million sq.ft. to 24.3 million sq.ft. The Council reduced the permitted floor area from 15 FAR to 13 along the west side of Tenth Avenue, unless a project included community facility space. Height controls were modified in Hell’s Kitchen, adjacent to the Lincoln Tunnel approaches, to limit the height to 180 ft. (more…)

Two 24-story towers and a mixed-use building approved for two large City-owned parcels. On February 2, 2005, the City Council unanimously approved the joint application of the Dermot Company and the Department of Housing Preservation and Development for a 609,000 sq.ft., three-building development in the Clinton district of Manhattan on two large City-owned parcels. The two sites span from West 51st to West 53rd Streets at the mid-block between Tenth and Eleventh Avenues and partially front Tenth Avenue. The parcels contain a portion of the functioning, open-air Amtrak rail cut, which will be covered with a development platform.

Dermot Company, chosen in 2003 by HPD, will construct a 24- story, 324-foot residential tower with 325 units, a health club, and retail space on the 22,900 sq.ft. south parcel. Two buildings will be built on the 47,061 sq.ft. north parcel: a 325-unit, 24-story residential tower will be built in the mid-block and a lower, 111-foot mixed-use building will front Tenth Avenue and West 53rd Street. The lower building will have retail and four not-for-profit theaters at street level with residential townhouses above. Six buildings will be demolished, including an existing not-for-profit theater. (more…)