AMERICAN PLANNING ASSOCIATION NOVEMBER 1, 2005
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1 AMERICAN PLANNING ASSOCIATION NOVEMBER 1, 2005
2 PRESENTATION Review of ULURP Actions Objectives Previous Conditions Zoning Overview The High Line Affordable Housing
3 THE HIGH LINE KEY MILESTONES 1.6 miles of open space - a unique opportunity to plan for a one-of-a-kind open space for the 21st Century 30 TH ST Federal Surface Transportation Board granted Certificate of Interim Trail Use on June 13, 2005 ULURP approval for acquisition and site site selection: June 23, 2005 Execution of Trail Use Agreement: November 4, 2005
4 OBJECTIVES Provide market rate and affordable housing opportunities in West Chelsea Facilitate proposed open space along the High Line Enhance West Chelsea gallery district Encourage a dynamic mix of land uses Ensure the form of new buildings relates to neighborhood character and proposed High Line open space
5 PREVIOUS CONDITIONS
6 PREVIOUS CONDITIONS CONTEXT Neighborhood is bordered by: W. 30 th St. Tenth Ave HUDSON YARDS Residential Chelsea Gansevoort Meat Market Hudson Yards WEST CHELSEA Hudson River CHELSEA W. 14 th St. GANSEVOORT MEAT MARKET DISTRICT WEST VILLAGE
7 PREVIOUS CONDITIONS PREVIOUS ZONING W. 30th St. M1-5: Light manufacturing and commercial uses 5 FAR No residential use allowed M1-5/R8A: Mixed residential, commercial and light manufacturing uses 6 FAR, adopted in 1999 Eleventh Ave Tenth Ave M1-5/R9A: Mixed residential, commercial and light manufacturing uses 7.5 FAR, adopted in 1999 W. 23 rd St. W. 18 th St. study area W. 16 th St.
8 PREVIOUS CONDITIONS PREVIOUS LAND USE W. 30 th St. W. 28 th St. Eleventh Ave Tenth Ave W. 25 th St. W. 23 rd St. Ninth Ave W. 21 st St. Land Use residential commercial industrial transportation and utility institutional open space parking vacant W. 18 th St. W. 16 th St.
9 PREVIOUS CONDITIONS PREVIOUS LAND USE W. 30 th St. W. 28 th St. Eleventh Ave Tenth Ave W. 25 th St. W. 23 rd St. Ninth Ave W. 21 st St. auto-related uses and vacant lots Land Use residential commercial industrial transportation and utility institutional open space parking vacant W. 18 th St. W. 16 th St.
10 PREVIOUS CONDITIONS GALLERY DISTRICT 11 th Ave 10 th Ave W. 30 th St. W. 27 th St. W. 26 th St. W. 25 th St. Eleventh Ave Tenth Ave Ninth Ave W. 23 rd St. W. 21 st St. Art Gallery Concentration W. 20 th St. W. 19 th St W. 16 th St.
11 EXISTING CONDITIONS BUILT CHARACTER Chelsea Historic District, east side of 10 th Avenue (19 th 22 nd )
12 EXISTING CONDITIONS BUILT CHARACTER Loft and walk-up residential buildings
13 EXISTING CONDITIONS BUILT CHARACTER Taller, tower buildings to the east
14 PREVIOUS CONDITIONS THE HIGH LINE photo: Joel Sternfeld (c) 2000
15 PREVIOUS CONDITIONS THE HIGH LINE
16 ZONING OVERVIEW
17 ZONING OVERVIEW SUMMARY W. 30 th St. Approved June 2005 Zoning text amendment Zoning map amendment Starrett Lehigh Chelsea-Elliot Houses W. 28 th St. SPECIAL WEST CHELSEA DISTRICT New residential uses Eleventh Ave M Tenth Ave W. 25 th St. London Terrace Ninth Ave Retain M1-5 zoning at the core of the arts district Allow the transfer of floor area away from the High Line M W. 23 rd St. Chelsea Historic District Chelsea Piers W. 19 th St. Fulton Houses W. 16 th St. Chelsea Market
18 ZONING OVERVIEW HIGH LINE TRANSFER CORRIDOR GRANTING SITE RECEIVING SITE x High Line 11 th Ave. HIGH LINE 10 th Ave. 100 TRANSFER CORRIDOR RECEIVING SITE 100'
19 ZONING OVERVIEW HIGH LINE TRANSFER W. 30 th St. GRANTING SITES SITES WITH TRANSFERABLE FLOOR AREA W. 28 th St. FLOOR AREA TO TRANSFER FROM HIGH LINE TRANSFER CORRIDOR Starrett Lehigh Eleventh Ave Tenth Ave Chelsea-Elliot Houses W. 25 th St. London Terrace Ninth Ave 7.5 W. 23 rd St. Chelsea Historic District GRANTING SITES Chelsea Piers W. 19 th St. Fulton Houses RECEIVING SITES HIGH LINE TRANSFER CORRIDOR RECEIVING SITES W. 16 th St. Chelsea Market
20 ZONING OVERVIEW HIGH LINE TRANSFER W. 30 th St. RECEIVING SITES SITES THAT MAY RECEIVE FLOOR AREA W. 28 th St. Starrett Lehigh Chelsea-Elliot Houses RECEIVING SITES Eleventh Ave Tenth Ave W. 25 th St. London Terrace Ninth Ave W. 23 rd St. Chelsea Historic District GRANTING SITES Chelsea Piers W. 19 th St. Fulton Houses RECEIVING SITES HIGH LINE TRANSFER CORRIDOR RECEIVING SITES W. 16 th St. Chelsea Market
21 ZONING OVERVIEW ZONING DISTRICTS W. 30 th St. C6-2 RECEIVING SITES DENSITY BASE: MAX: Starrett Lehigh Chelsea-Elliot Houses W. 28 th St. W. 25 th St. NON - RECEIVING SITES Eleventh Ave Tenth Ave London Terrace Ninth Ave DENSITY BASE: MAX: W. 23 rd St. Chelsea Historic District HIGH LINE TRANSFER Chelsea Piers C6-2 W. 19 th St. Fulton Houses BASE FAR W. 16 th St. Chelsea Market
22 ZONING OVERVIEW ZONING DISTRICTS W. 30 th St. C6-3 C6-3 W. 28 th St. RECEIVING SITES DENSITY BASE: MAX: Starrett Lehigh Chelsea-Elliot Houses W. 25 th St. Eleventh enth Ave Tenth Ave London Terrace Ninth Ave W. 23 rd St. Chelsea Historic District INCLUSIONARY or HL TRANSFER HIGH LINE TRANSFER BASE FAR Chelsea Piers C6-3 W. 19 th St. Fulton Houses Chelsea Market W. 16 th St.
23 ZONING OVERVIEW ZONING DISTRICTS C6-4 W. 30 th St. C6-4 W. 28 th St. RECEIVING SITES DENSITY BASE: MAX: Starrett Lehigh Chelsea-Elliot Houses inclusionary housing INCLUSIONARY HOUSING Eleventh Ave Tenth Ave W. 25 th St. London Terrace W. 23 rd St. Ninth Ave INCLUSIONARY or HL TRANSFER HIGH LINE TRANSFER Chelsea Historic District Chelsea Piers W. 19 th St. Fulton Houses BASE FAR W. 16 th St. Chelsea Market
24 ZONING OVERVIEW ZONING DISTRICTS W. 30 th St. M1-5 W. 28 th St. ART GALLERY CORE DENSITY BASE: 5.0 Starrett Lehigh M1-5 Chelsea-Elliot Houses W. 25 th St. Eleventh Ave Tenth Ave London Terrace Ninth Ave W. 23 rd St. M1-5 Chelsea Historic District Chelsea Piers W. 19 th St. Fulton Houses W. 16 th St. Chelsea Market
25 ZONING OVERVIEW ZONING DISTRICTS W. 30 th St. C6-2A/C6-3A W. 28 th St. 23 rd STREET CORRIDOR DENSITY BASE: 6.0 Starrett Lehigh Chelsea-Elliot Houses W. 25 th St. 7.5 Eleventh Ave C6-2A Tenth Ave London Terrace Ninth Ave C6-3A W. 23 rd St. Chelsea Historic District Chelsea Piers W. 19 th St. Fulton Houses W. 16 th St. Chelsea Market
26 ZONING OVERVIEW ZONING DISTRICTS W. 30 th St. HIGH LINE BONUS SITES W. 28 th St. DENSITY BASE: MAX: A B Starrett Lehigh Chelsea-Elliot Houses C / 7.5 Eleventh Ave Tenth Ave W. 25 th St. London Terrace Ninth Ave W. 23 rd St. Chelsea Historic District Chelsea Piers C W. 19 th St. B Fulton Houses A W. 16 th St. Chelsea Market
27 ZONING OVERVIEW CURRENT ZONING C6-4 W. 30 th St. C6-3 W. 28 th St. Starrett Lehigh Chelsea-Elliot Houses M1-5 W. 25 th St. Eleventh Ave C6-2A Tenth Ave London Terrace Ninth Ave C6-3A W. 23 rd St. M1-5 Chelsea Historic District Chelsea Piers C6-2 W. 19 th St. C6-4 C6-3 Fulton Houses W. 16 th St. Chelsea Market
28 1. 10 th Avenue 2. Northern sites 3. 11th Avenue 4. Southern sites 5. Bonus sites ZONING OVERVIEW BUILT FORM
29 Chelsea Historic District 10th AVENUE between 18 th 23 rd St. ZONING OVERVIEW BUILT FORM C6-2 FAR: 5 max street wall: max. height: 80 C6-2 FAR: 5 base 6 max street wall: max. height: 120
30 125 ABC Warehouse Chelsea / Elliott Houses 10th AVENUE between 24 th 28 th St. ZONING OVERVIEW BUILT FORM C6-3 FAR: 5 base 7.5 max street wall: max height: 125
31 30 th STREET between 10 th 11 th Ave. ZONING OVERVIEW BUILT FORM C6-4 FAR: 10 max, 12 w/ih bonus street wall: tower coverage: 30% min 40% max max height: aprox stories max slab width: 150 above a height of 220
32 NORTHERN SITES between 27 th 29 th St. ZONING OVERVIEW BUILT FORM C6-3 FAR: 5 base 7.5 max street wall: max height: 135
33 Starrett Lehigh Otis 11th AVENUE between 24 th 28 th St. ZONING OVERVIEW BUILT FORM C6-3 FAR: 5 base 7.5 max street wall: max height: 145
34 Chelsea Waterside Park 11th AVENUE between 22 nd 24 th St. ZONING OVERVIEW BUILT FORM C6-3 FAR: 7.5 max street wall: max height: 250
35 Chelsea Piers 11th AVENUE between 19 th 22 nd St. ZONING OVERVIEW BUILT FORM C6-3 FAR: 5 base 7.5 max street wall: Max tower width:150 max height: 250
36 SOUTHERN SITES between 18 th 20 th St. ZONING OVERVIEW BUILT FORM C6-2 FAR: 5 base 6 max street wall: max. height: 120
37 Fulton Houses 10th AVENUE between 17 th 18 th St. ZONING OVERVIEW BUILT FORM C6-3 FAR: 5 base 7.5 max street wall: max height: 135
38 B C A BONUS SITES south of 19 th St. ZONING OVERVIEW BUILT FORM
39 C B Required improvements to 20% of High Line A BONUS SITES south of 19 th St. ZONING OVERVIEW BUILT FORM BASE FAR MAX FAR Area critical to success of High Line open space Significant opportunities for generation of improvements and amenites for High Line open space
40 Fulton Houses High Line improvements within High Line Improvement Area Construction of restrooms, stairway and elevator access, maintenance space DEA Chelsea Market BONUS SITE - A ZONING OVERVIEW BUILT FORM FAR: 5 base 7.5 max street wall: (16 th -17 th St) max. height: 250
41 High Line improvements within High Line Improvement Area Grand stair + elevator access At-grade plaza BONUS SITE - B between 17 th 18 th St. ZONING OVERVIEW BUILT FORM C6-4 FAR: 10 max street wall: max height:
42 High Line improvements within setback High 5 _ Line Improvement Area Stair and elevator access BONUS SITE - C C6-2 FAR: 5 base 6 / 7 max ZONING OVERVIEW BUILT FORM max. height: 250 (18 th St midblock)
43 BUILT FORM PREVIOUS CONDITIONS
44 Chelsea Historic District 2013 PROJECTED BUILD OUT BUILT FORM
45 HIGH LINE-RELATED REQUIREMENTS
46 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS flexible bulk controls that allow light and air to reach the HL park encourage compatible uses next to and below the HL more text????? R R R R R
47 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS 75% 25% 45 max 35 min TENTH AVE FRONTAGE streetwall height: 75% of streetwall: max streetwall height 25% of streetwall: 35 min - 45 max
48 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS total bldg height max HIGH LINE FRONTAGE HL frontage: 40% 60% 60% of frontage HL level max 40% of frontage can rise to total bldg height
49 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS 25 HIGH LINE FRONTAGE HL setback: 25 min deep setback for 60% of HL frontage HL level max
50 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS open space HIGH LINE FRONTAGE Open space: 20% of lot area as landscaped open space located up to a height no higher than the HL; one side adjacent to the HL
51 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS 2 nd setback at base height % HIGH LINE FRONTAGE WEST SIDE HL level max 15 deep setback for 100% of HL frontage, no higher than the HL level 30 rear yard required 100%
52 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS
53 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ADJACENCY CONTROLS Transparency requirements Required access volume easements Landscaping and screening requirements Signage controls along the High Line
54 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ACCESS
55 HIGH LINE-RELATED REQUIREMENTS HIGH LINE ACCESS
56 HIGH LINE-RELATED REQUIREMENTS HIGH LINE TRANSFER CORRIDOR BONUS 1 FAR bonus encourage variety of conditions under High Line up to level of High Line commercial uses only contribution to HL improvements is required High Line 11 th Ave. HIGH LINE 10 th Ave. 100 TRANSFER CORRIDOR
57 THE HIGH LINE
58 THE HIGH LINE DESIGN
59 THE HIGH LINE DESIGN
60 THE HIGH LINE DESIGN
61 AFFORDABLE HOUSING
62 AFFORDABLE HOUSING INCLUSIONARY PROGRAM C6-4 W. 30 th St. C6-3 W. 28 th St. Allows Inclusionary Program in High and Medium (less than 10 FAR) Density Districts Starrett Lehigh Chelsea-Elliot Houses Allows increase from base to maximum FAR through both affordable housing and transfer of High Line floor area Eleventh enth Ave Tenth Ave W. 25 th St. London Terrace Ninth Ave Enhanced Preservation Option to serve households up to 125% of AMI with higher affordable requirement (1.5 to 1) W. 23 rd St. Chelsea Historic District Projected Affordable Units 80/20: 605 new affordable units Chelsea Piers C6-2 W. 19 th St. Inclusionary: 250 to 400 new and preserved units TOTAL: 855 to 1005 affordable units C6-3 Fulton Houses W. 16 th St. Chelsea Market
63 AFFORDABLE HOUSING INCLUSIONARY PROGRAM Creates a lower density Inclusionary Housing Bonus program Extends new Inclusionary Housing program to C6-2 and C6-3 districts
64 AFFORDABLE HOUSING INCLUSIONARY PROGRAM Floor area increase from Base FAR to Maximum FAR First increase: 2/3 of increment from High Line Transfer Corridor Second increase: 1/3 of increment from Inclusionary Housing Bonus. or High Line Transfer Corridor IH Bonus or HL Transfer HL Transfer Base Floor Area High Line HIGH LINE TRANSFER CORRIDOR 10 th Ave.
65 AFFORDABLE HOUSING INCLUSIONARY PROGRAM High Line Transfer Corridor supply: Receiving site capacity: 1.0 million sf 1.5 million sf After 90% of floor area from HLTC has been transferred, IH Bonus can be used for entire increase IH Bonus or HL Transfer IH Bonus HL Transfer Base Floor Area High Line HIGH LINE TRANSFER CORRIDOR 10 th Ave.
66 AMERICAN PLANNING ASSOCIATION NOVEMBER 1, 2005
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