Download - Highline Part 4 WEST CHELSEA

AMERICAN PLANNING ASSOCIATIONNOVEMBER 1, 2005

� Review of ULURP Actions

� Objectives

� Previous Conditions

� Zoning Overview

� The High Line

� Affordable Housing

PRESENTATION

� 1.6 miles of open space - a unique opportunity to plan for a one-of-a-kind open space for the 21st Century

� Federal Surface Transportation Board granted Certificate of Interim Trail Use on June 13, 2005

� ULURP approval for acquisition and sitesite selection: June 23, 2005

� Execution of Trail Use Agreement: November 4, 2005

THE HIGH LINEKEY MILESTONES

30TH ST

� 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

OBJECTIVES

PREVIOUS CONDITIONS

W. 30th St.

Neighborhood is bordered by:

�Residential Chelsea

�Gansevoort Meat Market

�Hudson Yards

�Hudson River

GANSEVOORT –MEAT MARKET DISTRICT

St.

HUDSON YARDS

W. 14th St.

CHELSEA

WESTCHELSEA

PREVIOUS CONDITIONSCONTEXT

Tent

h A

veWEST

VILLAGE

W. 23rd St.

W. 30th St.

W. 16th St.

W. 18th St.

Tent

h Ave

Elev

enth

Ave

M1-5: Light manufacturing andcommercial uses5 FARNo residential use allowed

M1-5/R8A: Mixed residential, commercialand light manufacturing uses6 FAR, adopted in 1999

M1-5/R9A: Mixed residential, commercialand light manufacturing uses7.5 FAR, adopted in 1999

study area

PREVIOUS CONDITIONSPREVIOUS ZONING

Land Useresidentialcommercialindustrialtransportation and utilityinstitutionalopen spaceparkingvacant

W. 23rd St.

W. 30th St.

W. 16th St.

W. 18th St.

W. 21st St.

W. 25th St.

W. 28th St.

Nint

h Ave

Tent

h Ave

Elev

enth

Ave

PREVIOUS CONDITIONSPREVIOUS LAND USE

residentialcommercialindustrialtransportation and utilityinstitutionalopen spaceparkingvacant

Land Use

W. 23rd St.

W. 30th St.

W. 16th St.

W. 18th St.

W. 21st St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

auto-related uses andvacant lots

PREVIOUS CONDITIONSPREVIOUS LAND USE

Art GalleryConcentration

1 – 56 – 1011+

W. 23rd St.

W. 30th St.

W. 16th St.

W. 19th St.

W. 21st St.

W. 25th St.

W. 27th St.

Nint

h Ave

Tent

h Ave

Elev

enth

Ave

W. 20th St.

W. 26th St.

11th

Ave

10th

AvePREVIOUS CONDITIONS

GALLERY DISTRICT

EXISTING CONDITIONSBUILT CHARACTER

Chelsea Historic District, east side of 10th Avenue (19th – 22nd)


Loft and walk-up residential buildings


Taller, tower buildings to the east

PREVIOUS CONDITIONSTHE HIGH LINE

ZONING OVERVIEW

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace

Chelsea-Elliot HousesStarrett Lehigh

Chelsea Historic District

W. 23rd St.

Approved June 2005Zoning text amendmentZoning map amendment

M

M

New residential uses

Retain M1-5 zoning at the core of the arts district

Allow the transfer of floor area away from the High Line

ZONING OVERVIEWSUMMARY

SPECIAL WEST CHELSEA DISTRICT

11th Ave. 10th Ave.

High Line100'x

ZONING OVERVIEWHIGH LINE TRANSFER CORRIDOR

100‘HIGH LINE

TRANSFER CORRIDOR

GRANTING SITE

RECEIVINGSITE

RECEIVINGSITE

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

5.0

7.5

HIGH LINETRANSFERCORRIDOR

ZONING OVERVIEWHIGH LINE TRANSFER

FLOOR AREA TO TRANSFER FROMHIGH LINE TRANSFER CORRIDOR

GRANTING SITESSITES WITH TRANSFERABLE FLOOR AREA

6.0

GRANTINGSITES

RECEIVINGSITES

RECEIVINGSITES

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

HIGH LINETRANSFERCORRIDOR

ZONING OVERVIEWHIGH LINE TRANSFER

GRANTINGSITES

RECEIVING SITESSITES THAT MAY RECEIVE FLOOR AREA

RECEIVINGSITES

RECEIVINGSITES

RECEIVING SITES

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

ZONING DISTRICTS

BASE FAR

HIGH LINETRANSFER

C6-2

DENSITY BASE: MAX:

DENSITY BASE: MAX:

RECEIVING SITES

5.0 6.0

5.0 --

NON - RECEIVING SITES

C6-2

ZONING OVERVIEW

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

ZONING DISTRICTS

thA

thA

enth

Ave

enth

Ave

C6-3

C6-3

C6-3

DENSITY BASE: MAX:

RECEIVING SITES

5.0 7.5

BASE FAR

HIGH LINETRANSFER

INCLUSIONARYor HL TRANSFER

ZONING OVERVIEW

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

ZONING OVERVIEWZONING DISTRICTS C6-4

C6-4

DENSITY BASE: MAX:

RECEIVING SITES

7.5 10.012.0 inclusionary housing

BASE FAR

HIGH LINETRANSFER

INCLUSIONARYor HL TRANSFER

INCLUSIONARYHOUSING

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

ZONING OVERVIEWZONING DISTRICTS

M1-5

M1-5

5.0DENSITY BASE:

ART GALLERY CORE

M1-5

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

ZONING OVERVIEWZONING DISTRICTS

TC6-2A

C6-3A

6.07.5

DENSITY BASE:

23rd STREET CORRIDOR

C6-2A/C6-3A

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

ZONING DISTRICTS

DENSITY BASE: MAX:

B

A

C

5.0 7.57.5 105.0 6.0 / 7.5

HIGH LINE BONUS SITES

A

B

C

ZONING OVERVIEW

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

C6-4

C6-3

M1-5

C6-2A

C6-3A

M1-5

C6-2

C6-4

ZONING OVERVIEWCURRENT ZONING

C6-3

1. 10th Avenue 2. Northern sites 3. 11th Avenue 4. Southern sites

ZONING OVERVIEWBUILT FORM

5. Bonus sites

10th AVENUEbetween 18th – 23rd St.

BUILT FORM

C6-2 FAR: 5 base 6 max

street wall: 105’ - 120’max. height: 120’

C6-2 FAR: 5 max

street wall: 60’ - 80’max. height: 80’


ZONING OVERVIEW

C6-3 FAR: 5 base 7.5 max

street wall: 105’ - 125’max height: 125’

10th AVENUEbetween 24th – 28th St.

ABC Warehouse125’

Chelsea / ElliottHouses

BUILT FORMZONING OVERVIEW

30th STREETbetween 10th – 11th Ave. C6-4 FAR: 10 max, 12 w/IH bonus

street wall: 40’ - 60’tower coverage: 30% min – 40% maxmax height: aprox. 35 – 40 storiesmax slab width: 150’ above a height of 220’BUILT FORM

ZONING OVERVIEW

NORTHERN SITESbetween 27th – 29th St.

BUILT FORM


street wall: 60’ - 85’max height: 135’ZONING OVERVIEW

Starrett Lehigh

Otis


BUILT FORM


street wall: 125’ - 145’max height: 145’ZONING OVERVIEW

C6-3 FAR: 7.5 max


ChelseaWatersidePark

BUILT FORM

11th AVENUEbetween 22nd – 24th St.

ZONING OVERVIEW


street wall: 60’ - 85’Max tower width:150’max height: 250’

11th AVENUEbetween 19th – 22nd St.

ChelseaPiers


SOUTHERN SITESbetween 18th – 20th St.

BUILT FORM

C6-2 FAR: 5 base 6 max

street wall: 60’ - 105’max. height: 120’ZONING OVERVIEW




FultonHouses


BONUS SITESsouth of 19th St.

BUILT FORM

BC

A

ZONING OVERVIEW

BONUS SITESsouth of 19th St.

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

B

C

A

Required improvements to20% of High Line

ZONING OVERVIEW

FAR: 5 base 7.5 maxstreet wall: 60’ - 85’ (16th - 17th St)max. height: 250’

FultonHouses

DEA Chelsea Market

BONUS SITE - A

BUILT FORM

High Line improvementswithin High Line Improvement Area

Construction of restrooms, stairway andelevator access, maintenance space

ZONING OVERVIEW

BONUS SITE - Bbetween 17th – 18th St. C6-4 FAR: 10 max

street wall: 40’ - 85’max height: 290’ - 390’

High Line improvementswithin High Line Improvement Area

At-grade plaza

Grand stair + elevator access


setback 5’_

BONUS SITE - C

BUILT FORM

Stair and elevator access

setback 5’_High Line improvements

within High Line Improvement Area

C6-2 FAR: 5 base 6 / 7 max

max. height: 250’ (18th St midblock)

ZONING OVERVIEW

BUILT FORM

PREVIOUS CONDITIONS

BUILT FORM

2013 PROJECTED BUILD OUT

ChelseaHistoric District

HIGH LINE-RELATEDREQUIREMENTS

� flexible bulk controls that allow light and air to reach the HL park� encourage compatible uses next to and below the HL� more text ?????

RRR

RR

HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS

streetwall height:� 75% of streetwall: max streetwall height� 25% of streetwall: 35’ min - 45’ max

75% 25%

45’ max35’ min


TENTH AVE FRONTAGE

HL frontage:� 60% of frontage HL level max� 40% of frontage can rise to total bldg height

40%

60%

total bldgheight max


HIGH LINEFRONTAGE

25’

HL levelmax

HL setback:� 25’ min deep setback for 60% of HL frontage


HIGH LINEFRONTAGE

Open space:20% of lot area as landscaped open space locatedup to a height no higher than the HL;one side adjacent to the HL

open space


HIGH LINEFRONTAGE

� 15’ deep setback for 100% of HL frontage, no higher than the HL level

� 30’ rear yard required

100%

100%15’

HL levelmax


HIGH LINEFRONTAGE – WEST SIDE

2nd setbackat base height


�Transparency requirements

�Required access volume easements

�Landscaping and screening requirements

�Signage controls along the High Line

HIGH LINE-RELATED REQUIREMENTSHIGH LINE ACCESS

11th Ave. 10th Ave.

High Line

HIGH LINE TRANSFER CORRIDOR BONUS1 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-RELATED REQUIREMENTS

HIGH LINETRANSFER CORRIDOR

100‘

THE HIGH LINE

THE HIGH LINEDESIGN

AFFORDABLE HOUSING

W. 30th St.

W. 16th St.

W. 19th St.

W. 25th St.

W. 28th St.

Ninth

Ave

Tenth

Ave

Elev

enth

Ave

Chelsea Market

ChelseaPiers

Fulton Houses

London Terrace



W. 23rd St.

C6-4

thA

thA

enth

Ave

enth

Ave

C6-3

C6-2

AFFORDABLE HOUSINGINCLUSIONARY PROGRAM

C6-3

�Allows Inclusionary Program in High and Medium (less than 10 FAR) Density Districts

�Allows increase from base to maximum FAR through both affordable housing and transfer of High Line floor area

�Enhanced Preservation Option to serve households up to 125% of AMI with higher affordable requirement (1.5 to 1)

Projected Affordable Units

80/20: 605 new affordable units

Inclusionary: 250 to 400 new and preserved units

TOTAL: 855 to 1005 affordable units

� Creates a lower density Inclusionary Housing Bonus program

� Extends new Inclusionary Housing program to C6-2 and C6-3 districts


10th Ave.

High Line


HL Transfer

IH Bonus or HL Transfer

Base Floor Area

Floor area increase from Base FAR to Maximum FARFirst increase: 2/3 of increment from High Line Transfer CorridorSecond increase: 1/3 of increment from Inclusionary Housing Bonus . or High Line Transfer Corridor


High Line Transfer Corridor supply: 1.0 million sfReceiving site capacity: 1.5 million sf

10th Ave.

High Line


HL Transfer

IH Bonus or HL Transfer

Base Floor Area

IH Bonus

After 90% of floor area from HLTC has been transferred, IH Bonuscan be used for entire increase


AMERICAN PLANNING ASSOCIATIONNOVEMBER 1, 2005

Download - Highline Part 4 WEST CHELSEA

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