NYC Department of City Planning Zoning Division Introduction to Zoning Regulations in NYC
NYC Department of City Planning Zoning Division
Introduction to Zoning Regulations in NYC
Office
Community Facility
Retail
Building height
Zoning Controls: •Land Use •Density •Building size •Parking •Signage
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Setback
Zoning Regulations Ensure harmonious relationship between all the different users of a city
Provides certainty to residents and businesses
Provides framework for appropriate growth
1840 to 1900 – population growth had led to tenements
PresenterPresentation Notes(1840) With large waves of immigration came the “tenement” housing… Speculators allowed the overcrowding… (published in 1890: How the Other Half Lives) Photos by Jacob Riis. He published a series of photographs to expose the conditions in which poor people were living in.These inspired “good government groups” to advocate for better quality of live = good working and living conditions with an emphasis on sanitation (lighting and air, etc.)
1620 the city was founded
Evolution of Tenement Laws
Pre-regulation Tenement (fire escapes required 1867)
“old law” tenement (1879-1901)
“new law” tenement (after 1901)
PresenterPresentation Notes
Pre-regulation: typical ‘tenement’ development (railroad apartment with a family PER ROOM)… no air-wells AT ALL = No air or light into the living areas.Old-Law tenements: (“bar bell tenements later called old-law tenements”) after the 1879 tenement house act where the product of a series of design competitions (and compromisers) led by reform movements at what point air-wells started to be required.
New-law tenement: passed on 1901 as a result of 1901 Tenement House Law established better standards for tenements and set up the Tenement House Department to enforce themReform efforts were led by –Social reformers and ‘muckrakers’ concerned about health and sanitary conditionsThe Fifth Avenue Association concerned about the separation of uses, specifically protecting the carriage trade from the intrusion of industrial buildings, mainly dealing with garment trades. – The social reformers and the Fifth Ave Association kept pushing for ZONING as a tool to legislate the separation of uses. (residential + high end retail from industrial areas).
The Tenement House Department is the precursor of the Department of Buildings
Old law tenements in the East Village today
PresenterPresentation NotesExamples that still exist in old New York!
Equitable Building 1915 Broadway at Pine Street
Bond Street 1820’s: pre-eminent residential neighborhood
1840’s: shops and hotels appeared
after Civil War: boarding houses and factories
Change was quick & dramatic
PresenterPresentation Notes42 stories and cast a shadow over 7 blocks all around (light and air)Evoking outrage over property values.
1916 New York City established the first Zoning Resolution in the United States
1916 Zoning Resolution Set of regulations related to 3 volumes of maps: Use Districts Separated uses (residential, retail, business, unrestricted) Height Districts Related building size to width of streets; introduced sky exposure planes Area Districts Specified yards, courts, types & size of residences
Cities never stand still, nor should zoning
PresenterPresentation NotesSeparation of uses by mapping different districts.Density controls on a system of use district and height districtsBuilding configuration by sky exposure plane
Building Configuration
Sky Exposure Plane (setback principle)
Towers – 25% lot coverage
Building Configuration
25% tower pierces sky exposure plane
Upper floors follow slope of sky exposure plane
Sky Exposure Plane and Towers
PresenterPresentation NotesCentral Park West – St Remo (residential)East 40’s street (commercial)
Highly influential in the 1950’s
Stuyvesant Town 1947 Seagram’s Building 1958
Competition with suburbs; need to recognize role of cars
Over 2500 amendments to the 1916 ZR
1961 – Zoning Resolution is rewritten
incorporating ‘tower in the park’ concepts and incentive bonuses
New plan would accommodate 11 million residents as opposed to the 55 million allowed for by the 1916 ZR
a major change
a major change
The city is divided in many zoning districts, with 3 broad use categories:
The Zoning Resolution of the City of New York
Residential - Commercial - Manufacturing Extensive parking and loading requirements also adopted
Use Groups
Use Groups 1 & 2: Residential uses
Use Groups 3 & 4: Community facility uses
Use Groups 5-16: Retail/Commercial uses
Use Groups 17-18: Manufacturing uses
Use groups are based on the similarity & compatibility of their functions
Floor Area Ratio (FAR)
The FAR multiplied by the area of the zoning lot indicates the maximum amount of floor area permitted in a building on that lot.
Example shows 10,000 SF lot with an FAR of 1.0
Residential Zoning Regulations
Floor Area Ratio (FAR) & Open Space Ratio (OSR)
Existing configuration Towers in the Park concept
Towers in the Park = Height Factor Zoning
1961 Zoning – Towers in the Park
R7 Example: 4 stories: 2.38 FAR: 40% open space 6 stories: 2.88 FAR; 52% open space 9 stories: 3.27 FAR; 64% open space 11 stories: 3.38 FAR; 70% open space 14 stories: 3.44 FAR; 76% open space 21 stories: 3.30 FAR; 84% open space
Height Factor Zoning: balancing tall buildings and open space
Height Factor Building:
A residential development whose bulk is determined by a range of height factor, floor area ratios and open space ratios, and is set within the sky exposure plane.
Issues: The combination of height factor zoning, incentive zoning (bonuses) and zoning lot mergers led to out-of-context buildings
Plaza Bonus of 20% and Zoning Lot Merger
Incentives
PresenterPresentation NotesIntroduced in the 1961 text.Plaza bonuses in exchange of public areaZoning lot merger as an economic development opportunity.
Issues: Plaza bonus building breaks street wall, retail continuity, increases bulk of building
1960s: Movement for buildings set at the street line to emphasize street life, safety and Community
April 1969 (Lincoln Square) to October 2006 (Stapleton)
Special Zoning Districts
PresenterPresentation Notes44 Special Districts around the city
1987 Quality Housing Program
1984 & 1987: Medium and higher density contextual zoning
PresenterPresentation Notes1984 introduced contextual zoning (height regulations)1987 introduced quality housing:Street treeSize of dwelling unitDouble glazed windowsRefuse storage and disposal (enclosed)Recreation roomDay light in corridorPlanting areasLaundry facilitiesStreet wall continuity
Quality Housing is mandatory in contextual R6 – R10 zoning districts; optional in other R6 – R10 districts
Quality Housing Program Height Factor Zoning
PresenterPresentation NotesQuality housing introduced a parallel set of rules relative to Height Factor.
East Village
Quality Housing Development
Tribeca
Quality Housing Developments
Chelsea
1989 Lower Density Contextual Zoning
R3 – R5 Districts
Existing context 1961 Zoning
Issue: Out of character in Lower Density Neighborhoods
R3A District
Older detached buildings
new detached building
1994 Tower-on-a-Base
R9 and R10; C1/C2 Districts – contextual base required; plaza bonus eliminated
Inclusionary Housing
• Floor area bonus of 20% to 33% for inclusion of affordable housing either on site or, if off-site, in same CD or ½ mile
• Affordable units can be new construction or substantial rehab • Introduced in 1987 in R10 Districts • Expanded in 2005 to include “designated areas” in R6 –R10 zones • Housing Preservation and Development administers program • Income limitations range from 80% to 175% of median income • Units must remain affordable for life of compensated project • Over 550 units produced so far, hundreds more in pipeline
Commercial Districts
C1 – C8 Zoning Districts
Commercial Districts Local retail (C1)
Local service (C2)
Residential buildings are allowed in C1 to C6 Districts
Waterfront uses (C3)
Commercial Districts Regional commercial centers (C4)
Residential buildings are allowed in C1 to C6 Districts
Commercial Districts Central commercial district (C5)
Residential buildings are allowed in C1 to C6 Districts
Central commercial district (C6)
Commercial Districts Open amusement area (C7)
Heavy-duty (automotive) services (C8)
Manufacturing Districts
Light manufacturing: M1 Medium manufacturing: M2 Heavy manufacturing: M3 Manufacturing districts must conform to performance standards
All retail & commercial use groups, except UG 15, are allowed in manufacturing districts; hotels are allowed in M1 only
PresenterPresentation NotesUG 15 is open amusements (only in C7)
M1
Manufacturing Districts
M2
M3
M1
Special Mixed Use Districts • Introduced 1997 • Allows residential, commercial, community
facility and manufacturing uses all in the same building, in accordance with special performance standards.
• Areas of Port Morris, Fulton Ferry, Flushing/Bedford, Red Hook, Morrisania, Greenpoint/Williamsburg, Hunters Point have been mapped as Special Mixed Use Districts
Community Facility Uses Use Group 3 Use Group 4 Primarily non-profit,
educational, religious, and medical facilities.
Permitted in all R districts and C1 C2 C3 C4 C5 C6 Districts; UG4 also permitted in C8 and M1 Districts
Important component of City’s economy; often friction between residential neighbors
Waterfront Development
Introduced 1993
Public Access required as part of most commercial and R6 –R10 residential developments on waterfront property
The Zoning Resolution is divided into 3 volumes:
Volume I: Text (Articles I –VII)
Volume II: Special Districts (Articles VIII – XII) Volume III: Zoning Maps (126)
The Zoning Resolution of the City of New York
Article IX, Chapter 3: Portions of the Hudson Yards Special District text
PresenterPresentation NotesADD ANIMATION EXPLAINING ARTICLE AND CHAPTER NUMBERS AND DATE OF LAST AMENDMENT
Article IX, Chapter 3: Portions of the Hudson Yards Special District text
Article 9, Chapter 3, and Section 30
Date Created or last revised
PresenterPresentation NotesADD ANIMATION EXPLAINING ARTICLE AND CHAPTER NUMBERS AND DATE OF LAST AMENDMENT
(Note: Zoning maps are not text maps)
Zoning map 8d
PresenterPresentation NotesExplain how to read Zoning Maps – Zoom in an area?
new and revised
Residential Zoning Districts
Each district page has: a description, a diagram, photographs, and a summary table
Commercial Zoning Districts
Manufacturing Zoning Districts
44 Special Districts
Glossary from accessory use to zoning maps
how to apply zoning regulations to
actual conditions
Zoning Analysis
Data Tables
• 3 Paths for Development in NYC – Department of Buildings – Board of Standards and
Appeals – Department of City
Planning • HPD also involved in
many development projects
Paths of Development
• As-of-Right Development • Building Permits
– NB – A1 – A2 – DM
• Location: Located in each Borough • http://www.nyc.gov/dob/html/home/home.shtml
Department of Buildings
http://www.nyc.gov/dob/html/home/home.shtml
• Variances - 72-21 of the Zoning Resolution – 5 findings that MUST be met
a) Unique physical conditions b) No reasonable possibility that the development of the zoning
lot will bring a reasonable return c) Variance, if granted, will not alter the essential character of
the neighborhood; d) Practical difficulties or unnecessary hardship claimed as a
ground for a variance have not been created by the owner; e) Variance, if granted, is the minimum variance necessary to
afford relief
Board of Standards and Appeals
PresenterPresentation NotesStill requires environmental review
• Special Permits - 73-01 of the Zoning Resolution; For specific uses – Auto service stations in designated commercial districts, – Eating and drinking est. with entertainment in designated C & M districts – Physical culture establishments (health clubs) in designated C & M districts – Cellular phone towers – Modification of zoning lots divided by zoning district boundaries and parking requirements. – Enlargement of single- and two-family residences in designated areas of Brooklyn, – Enlargement of non-residential buildings, and modification of community facilities
• Vesting • Appeals • Location: 40 Rector Street, 9th Floor • http://www.nyc.gov/html/bsa
Board of Standards and Appeals
PresenterPresentation NotesStill requires environmental review
http://www.nyc.gov/html/bsa
• Mission: The Department of City Planning (DCP) promotes strategic growth, transit-oriented development, and sustainable communities in the City, in part by initiating comprehensive, consensus-based planning and zoning changes for individual neighborhoods and business districts, as well as establishing policies and zoning regulations applicable citywide.
• Types of Actions: Zoning map and Text changes, Special permits, Authorizations, Certifications, City Map Changes.
City Planning Commission
• Build and preserve affordable housing • Housing development on city-owned land • http://www.nyc.gov/html/hpd/html/develop
ers/developers.shtml
Department of Housing Preservation and Development
http://www.nyc.gov/html/hpd/html/developers/developers.shtmlhttp://www.nyc.gov/html/hpd/html/developers/developers.shtml
• Pre-Certification Process • ULURP (Uniform Land Use Review
Procedure)
• Land Use Application • Environmental Application (CEQR)
Department of City Planning
City Environmental Quality Review (CEQR)
Enacted in 1977 Modeled after SEQR (State)
and NEPA (Federal) Required for “Discretionary
Approvals” › Special Permit › Variance › Zoning Map/Text Amendment
(Rezoning) Intended to inform decision-
makers of potential impacts of a proposal
DCP Application Review Process
Short/ Full
CEQRForm P
re-A
pplic
atio
n St
atem
ent
Review & Comment on Draft
RWCDS Memo,
Meeting, &
Sign-Off
Inte
rdiv
isio
nal M
eetin
g
Act
ions
Fin
al
File LU
App
Brie
fing
Pack
age
and
Proj
ect
Rea
dine
ss R
evie
w
HQ
/ R
evie
w S
essi
on
File Rev EAS
File Rev App
Info
rmat
iona
l Int
eres
t Mee
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Draft LU
App
Review & Comment
File EAS
Review & Comment
Review & Comment
Pre-ULURP
APPLICATION FILED
APPLICATION MAILED TO CITY COUNCIL,
BOROUGH PRESIDENT & COMMUNITY
BOARD
COMMUNITY BOARD HEARING &
RECOMMENDATION
BOROUGH PRESIDENT REVIEW &
RECOMMENDATION
DCP
CERTIFICATION ULURP CLOCK
BEGINS
60 DAYS 30 DAYS
CITY COUNCIL HEARING
& VOTE
CITY PLANNING COMMISSION
HEARING & VOTE
60 D
AYS
50 DAYS MAYORAL REVIEW & OPPORTUNITY TO
5 DAYS
ULURP Timeline
New York City Department of City Planning
www.nyc.gov/planning
For general information contact the Zoning Information Desk at
212.720.3291
http://www.nyc.gov/planning
Columbia presentationSlide Number 1Slide Number 2Slide Number 3Slide Number 4Slide Number 5Slide Number 6Slide Number 7Slide Number 8Building ConfigurationSlide Number 10Slide Number 11Slide Number 12Slide Number 13�1961 –�Slide Number 15Use GroupsFloor Area Ratio (FAR)Residential Zoning�RegulationsSlide Number 19Slide Number 20Slide Number 21Slide Number 22IncentivesSlide Number 24Slide Number 25Special Zoning DistrictsSlide Number 27Slide Number 28Slide Number 29Quality Housing Developments�Slide Number 31Slide Number 32Slide Number 33Slide Number 34Inclusionary HousingCommercial �DistrictsCommercial DistrictsCommercial DistrictsCommercial DistrictsCommercial DistrictsManufacturing DistrictsSlide Number 42Special Mixed Use DistrictsCommunity Facility UsesWaterfront DevelopmentSlide Number 46Slide Number 47Slide Number 48Slide Number 49Slide Number 50Residential Zoning DistrictsSlide Number 52Slide Number 53Slide Number 54Glossary��from �accessory use �to �zoning mapsSlide Number 56Slide Number 57Slide Number 58
lAND USE REVIEWPaths of DevelopmentDepartment of BuildingsBoard of Standards and AppealsBoard of Standards and AppealsCity Planning CommissionDepartment of Housing Preservation and DevelopmentDepartment of City PlanningSlide Number 8DCP Application Review ProcessULURP Timeline