Highline Part 4 WEST CHELSEA
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Transcript of Highline Part 4 WEST CHELSEA
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AMERICAN PLANNING ASSOCIATIONNOVEMBER 1, 2005
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� Review of ULURP Actions
� Objectives
� Previous Conditions
� Zoning Overview
� The High Line
� Affordable Housing
PRESENTATION
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� 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
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� 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
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PREVIOUS CONDITIONS
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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
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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
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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
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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
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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
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EXISTING CONDITIONSBUILT CHARACTER
Chelsea Historic District, east side of 10th Avenue (19th – 22nd)
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EXISTING CONDITIONSBUILT CHARACTER
Loft and walk-up residential buildings
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EXISTING CONDITIONSBUILT CHARACTER
Taller, tower buildings to the east
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PREVIOUS CONDITIONSTHE HIGH LINE photo: Joel Sternfeld (c) 2000
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PREVIOUS CONDITIONSTHE HIGH LINE
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ZONING OVERVIEW
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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
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11th Ave. 10th Ave.
High Line100'x
ZONING OVERVIEWHIGH LINE TRANSFER CORRIDOR
100‘HIGH LINE
TRANSFER CORRIDOR
GRANTING SITE
RECEIVINGSITE
RECEIVINGSITE
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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.
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
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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.
HIGH LINETRANSFERCORRIDOR
ZONING OVERVIEWHIGH LINE TRANSFER
GRANTINGSITES
RECEIVING SITESSITES THAT MAY RECEIVE FLOOR AREA
RECEIVINGSITES
RECEIVINGSITES
RECEIVING SITES
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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.
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
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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.
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
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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.
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
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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.
ZONING OVERVIEWZONING DISTRICTS
M1-5
M1-5
5.0DENSITY BASE:
ART GALLERY CORE
M1-5
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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.
ZONING OVERVIEWZONING DISTRICTS
TC6-2A
C6-3A
6.07.5
DENSITY BASE:
23rd STREET CORRIDOR
C6-2A/C6-3A
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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.
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
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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.
C6-4
C6-3
M1-5
C6-2A
C6-3A
M1-5
C6-2
C6-4
ZONING OVERVIEWCURRENT ZONING
C6-3
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1. 10th Avenue 2. Northern sites 3. 11th Avenue 4. Southern sites
ZONING OVERVIEWBUILT FORM
5. Bonus sites
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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’
Chelsea Historic District
ZONING OVERVIEW
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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
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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
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NORTHERN SITESbetween 27th – 29th St.
BUILT FORM
C6-3 FAR: 5 base 7.5 max
street wall: 60’ - 85’max height: 135’ZONING OVERVIEW
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Starrett Lehigh
Otis
11th AVENUEbetween 24th – 28th St.
BUILT FORM
C6-3 FAR: 5 base 7.5 max
street wall: 125’ - 145’max height: 145’ZONING OVERVIEW
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C6-3 FAR: 7.5 max
street wall: 60’ - 85’max height: 250’
ChelseaWatersidePark
BUILT FORM
11th AVENUEbetween 22nd – 24th St.
ZONING OVERVIEW
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C6-3 FAR: 5 base 7.5 max
street wall: 60’ - 85’Max tower width:150’max height: 250’
11th AVENUEbetween 19th – 22nd St.
ChelseaPiers
BUILT FORMZONING OVERVIEW
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SOUTHERN SITESbetween 18th – 20th St.
BUILT FORM
C6-2 FAR: 5 base 6 max
street wall: 60’ - 105’max. height: 120’ZONING OVERVIEW
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C6-3 FAR: 5 base 7.5 max
street wall: 60’ - 95’max height: 135’
10th AVENUEbetween 17th – 18th St.
FultonHouses
BUILT FORMZONING OVERVIEW
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BONUS SITESsouth of 19th St.
BUILT FORM
BC
A
ZONING OVERVIEW
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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
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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
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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
BUILT FORMZONING OVERVIEW
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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
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BUILT FORM
PREVIOUS CONDITIONS
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BUILT FORM
2013 PROJECTED BUILD OUT
ChelseaHistoric District
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HIGH LINE-RELATEDREQUIREMENTS
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� 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
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streetwall height:� 75% of streetwall: max streetwall height� 25% of streetwall: 35’ min - 45’ max
75% 25%
45’ max35’ min
HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
TENTH AVE FRONTAGE
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HL frontage:� 60% of frontage HL level max� 40% of frontage can rise to total bldg height
40%
60%
total bldgheight max
HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
HIGH LINEFRONTAGE
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25’
HL levelmax
HL setback:� 25’ min deep setback for 60% of HL frontage
HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
HIGH LINEFRONTAGE
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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 LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
HIGH LINEFRONTAGE
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� 15’ deep setback for 100% of HL frontage, no higher than the HL level
� 30’ rear yard required
100%
100%15’
HL levelmax
HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
HIGH LINEFRONTAGE – WEST SIDE
2nd setbackat base height
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HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
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HIGH LINE-RELATED REQUIREMENTSHIGH LINE ADJACENCY CONTROLS
�Transparency requirements
�Required access volume easements
�Landscaping and screening requirements
�Signage controls along the High Line
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HIGH LINE-RELATED REQUIREMENTSHIGH LINE ACCESS
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HIGH LINE-RELATED REQUIREMENTSHIGH LINE ACCESS
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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‘
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THE HIGH LINE
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THE HIGH LINEDESIGN
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THE HIGH LINEDESIGN
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THE HIGH LINEDESIGN
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AFFORDABLE HOUSING
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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.
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
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� Creates a lower density Inclusionary Housing Bonus program
� Extends new Inclusionary Housing program to C6-2 and C6-3 districts
AFFORDABLE HOUSINGINCLUSIONARY PROGRAM
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10th Ave.
High Line
HIGH LINETRANSFER CORRIDOR
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
AFFORDABLE HOUSINGINCLUSIONARY PROGRAM
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High Line Transfer Corridor supply: 1.0 million sfReceiving site capacity: 1.5 million sf
10th Ave.
High Line
HIGH LINETRANSFER CORRIDOR
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
AFFORDABLE HOUSINGINCLUSIONARY PROGRAM
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AMERICAN PLANNING ASSOCIATIONNOVEMBER 1, 2005