uws rezoning presentation

8/3/2019 UWS Rezoning Presentation

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January 2012


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UWS Proposal Summary

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Map amendment to establish a Special Upper

West Side Enhanced Commercial District alongAmsterdam & Columbus (EC-2) that

preserves existing multi-store character

EC-2

EC-2

EC-2

EC-3

EC-3

Map amendment to establish a Special Upper

West Side Enhanced Commercial District along

Broadway (EC-3) that promotes active retail

continuity

Map amendment to establish a C1-5 District within an

existing R10A District on Columbus Avenue at 77th Street

Zoning text amendments to facilitate creation of two

new Enhanced Commercial districts


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Local Retail Study - Background

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Determine what characterizes successful

neighborhood commercial streets in New

York City

Respond to concerns voiced by members

of UWS community regarding negativechanges in neighborhood character

Surveyed streets in 10 neighborhoods since

2008 and identified various land use factors

contributing to neighborhood character and

development

Developed series of tools to respond to

specific concerns in the Upper West Side

based on unique conditions and commercial

dynamics


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Land Uses

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Mixed commercial and residential buildings fronting the avenues

Larger footprints and taller buildings along Broadway, smaller

buildings along Amsterdam and Columbus

Primarily ground floor commercial uses with residential

above along Broadway, Amsterdam and Columbus

Low commercial vacancy rate throughout Upper West Side (6%)


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Existing Character: Amsterdam & Columbus (EC-2)

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Good transit access

Zoning allows for local retail and services

Residentially oriented

Mostly small stores and restaurants

Important community facilities and

neighborhood institutions

Concerns that new stores are larger and out of character with existing context

Concerns over potential for banks with significant ground floor presence

Concerns about contiguous vacancies along certain blocks and potential warehousing of space


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Store frontages along typical blocks within the proposed

EC-2

Amsterdam between 84th and 85th streets

10 to 17 commercial frontages

Typical store frontages along Amsterdam (EC-2)


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Store frontages along typical blocks within the proposed

EC-2

Columbus between 74th and 75th streets

8 to 12 commercial frontages

Typical store frontages along Columbus (EC-2)


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Duane Reade

80 frontageColumbus between 75th and 76th streets

Store frontages exceeding 40 along Amsterdam and Columbus (EC-2)

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Larger store frontages along Columbus (EC-2)


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Existing Character: Broadway (EC-3)

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Good transit access

Higher density commercial zoning

Retail destination

Mix of small and large stores

Important community facilities and

neighborhood institutions

Concerns over general loss of neighborhood character

Concerns over long-term vacancies and potential

warehousing of space

Proliferation of banks with significant ground floor

presence


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Banks along Columbus (EC-2) and Broadway (EC-3)

Mix of store frontages and sizes

Broadway between 89th and 90th streets

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Commercial frontages along Broadway (EC-3)


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Proposal Goals

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Preserve existing multi-store character on Columbus and Amsterdam

Support neighborhood business needs

Encourage diverse retail and service opportunities for residents

Balance needs of shoppers, residents, visitors and businesses

Promote active streetscape and attractive environment for pedestrians

Promote active retail character of Broadway


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Proposed Actions

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Zoning Map Change to establish a Special Upper West Side Enhanced Commercial

District 2 (EC-2) along Amsterdam and Columbus Avenues;

to establish a Special Upper West Side Enhanced Commercial

District 3 (EC-3) along Broadway; and

to establish a C1-5 District within an existing R10A District on

Columbus Avenue at 77th

street

Zoning Text Amendments

Section 11-22 (Establishment of Districts);

Section 12-10 (Definitions);

Section 14-44 (Special Zoning Districts Where Certain Sidewalk

Cafes are Permitted); and

Section 132-00 (Special Fourth Avenue Enhanced Commercial

District)


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Proposed Regulations for Amsterdam & Columbus (EC-2)

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Amsterdam and Columbus:

Store Frontage Limitation -

Two establishments required for every 50 feet of zoning

lot frontage, with no new store having more than 40 feet

of frontage, and no new store having less than 30 feet of

depth

Exceptions to this rule are: Supermarkets, schools, housesof worship, existing lots with less than 30 feet of

commercial depth

Bank Frontage Limitation

New bank frontage would be limited to 25 feet

Residential Lobby Limitation -

Residential lobby frontage limited to 15 feet in new

buildings

Streetwall Transparency -

50% transparency between a height of 2' and 12 in new

buildings


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Amsterdam and Columbus Avenues

Typical Existing Block on Amsterdam & Columbus

The typical existing block along Columbus and Amsterdam has a range of 6 to 14

establishments, interspersed with narrow residential lobbies

The typical existing block has a mix of local retail and neighborhood services

Based on the goals to maintain and preserve the existing character of the proposed area, this

typical block can be used to illustrate how the regulations would affect existing spaces and

new development in the affected areas along Amsterdam and Columbus


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Amsterdam and Columbus Avenues

Typical Block With Proposed Regulations

4010 25

Amsterdam and Columbus Frontage Regulations:

Two establishments per 50' zoning lot, with a maximum frontage of 40 for new stores

Maximum new bank frontage of 25

Maximum new residential lobby frontage of 15

Minimum new store depth of 30

Exceptions: Supermarkets, schools, houses of worship, lots with less than 30 of commercial depth

4010 25 25 25


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No portion of the ground floor frontage may

have a blank wall with a width exceeding10.

Transparency Requirements

50% of the area between a height of 2 and 12 (or the

height of the ground floor) shall be transparent.

Broadway, Amsterdam and Columbus Avenues

Windows cover about half of the store frontage, allowing pedestrians tosee inside shops, and shoppers to see out onto the street.

Broadway, Amsterdam and Columbus

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i l i d h f


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Examples: Amsterdam and Columbus

Conversions, alterations and changes of use

60 Zoning Lot

In an existing building, an existing

establishment exceeding 40 in street wallwidth would become a non-conforming use

This establishment could change uses, provided that the change of

use does not increase the degree of non-conformance.

Does not conform with:

Min. number of stores

Maximum width of store

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C i l i d h f


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6060

60



60

A change of use from a 60 retail store to another 60 retail store would be permitted

A change of use from a 60 retail store to a 60 bank would NOT be permitted 21

C i lt ti d h f


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6020 40

2040 60



22A change of use from a 20 and a 40 retail store to a larger 60 retail store would NOT be permitted

A change of use from a 20 and a 40 retail store to a grocery store would be permitted

C i lt ti d h f


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2040

20 40

60



60

A change of use from a 60 retail store to a 20 bank and a 40 doctors office would also be permitted

A change of use from a 60 retail store to a 20 bank and a 40 retail store would be permitted

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C i lt ti d h f


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60

60

60



60

A change of use from a 60 grocery store to another 60 retail store would NOT be permitted

A change of use from a 60 retail store to a 60 grocery store would be permitted

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Conversions alterations and changes of use


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20

4060

60 60



A change of use from a 60 retail store to a 60 retail store would NOT be permitted

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AFTER 2 YEAR

VACANCY

AFTER 2 YEAR

VACANCY

A change of use from a 60 retail store to a 20 bank and a 40 retail store would be permitted


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Proposed Regulations for Broadway (EC-3)

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Broadway:

Store Frontage Limitation -

NONE

Bank Frontage Limitation -

New bank frontage limited to 25 with required depth of at

least 30. Banks could occupy additional space upstairs,

downstairs, and behind other ground floor uses.

Residential Lobby Limitation -

Residential lobby frontage limited to 25 in new buildings

Streetwall Transparency -

50% transparency between a height of 2' and 12 in new

buildings

Broadway


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Broadway

Typical Existing Block on Broadway

The typical existing block along Broadway has a mix of large and small stores, often with

second story commercial uses

The proposal area has strong retail continuity, with commercial uses present

through the length of the corridor

The Broadway corridor is comprised of a variety of retail and commercial services

Broadway


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Broadway

Typical Block With Proposed Regulations

Broadway Frontage Regulations:

NO general frontage restrictions

Maximum new bank frontage of 25 and depth of 30

Maximum new residential lobby frontage of 25

25

Broadway Amsterdam and Columbus


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No portion of the ground floor frontage may

have a blank wall with a width exceeding10.

Transparency Requirements

50% of the area between a height of 2 and 12 (or the

height of the ground floor) shall be transparent.

Broadway, Amsterdam and Columbus Avenues

Windows cover about half of the store frontage, allowing pedestrians tosee inside shops, and shoppers to see out onto the street.

Broadway, Amsterdam and Columbus

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40

60 bank

40

60 retail

100 retail

Broadway Examples


40 60


A change of use from a 60 retail store to a 100 retail store would be permitted



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40 60

100 bank40

60 bank

Broadway ExamplesConversions, alterations and changes of use

40 60

A change of use from a 60 bank to a 100 bank would NOT be permitted 33

A change of use from a 60 bank to a 60 retail store would be permitted



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6060

60

Examples: Broadway


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A change of use from a 60 retail store to another 60 retail store would be permitted




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6060 bank

60 retail 60 retail

Examples: Broadway


A change of use from a 60 retail store to a 60 retail store would be permitted

35A change of use from a 60 bank to another 60 bank would NOT be permitted

AFTER 2 YEAR

VACANCY

AFTER 2 YEAR

VACANCY


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Applicability of regulations


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The following apply to all new buildings, enlargements, and certain changes of use in existing

buildings: Minimum establishments per lot (Amsterdam and Columbus)

Limit street frontage for all new establishments except supermarkets, schools, houses of

worship, or lots with less than 30 average depth of commercial use continuously existing since

date of adoption (Amsterdam and Columbus)

Limit street frontages for new banks (Broadway, Amsterdam and Columbus)

Limit street frontages for new residential lobbies (Broadway, Amsterdam and Columbus)

Existing commercial uses that exceed the frontage limitations are permitted to remain

unchanged, and the space may be re-tenanted by another commercial use of the same or lesser

size.

Where a non-conforming use discontinues operations for more than two years, the frontage

limitations will apply

The following apply only to new buildings:

Require ground floor transparency (Broadway, Amsterdam and Columbus)

A City Planning Commission Authorization will allow for a discretionary waiver of frontage

maximums



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Authorization to waive frontage maximums

, g

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A City Planning Commission Authorization will allow for a discretionary waiver of frontage

maximums .

The City Planning Commission may authorize a modification in the maximum street wall

width of commercial establishments where the Commission finds that:

such proposed use cannot be reasonably configured within the permitted street

wall width, and such additional frontage space is required for the operation of such

use; or

a high ground floor vacancy rate exists within a reasonable distance of the

proposed use, and such high vacancy is a consequence of adverse marketconditions.


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Proposal: Commercial Overlay

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Proposed mapping of C1-5 Commercial

Overlay on existing R10A district at 77th

street and Columbus Avenue

Long-time active commercial uses;

consistent with neighborhood context and

character


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Estimated Timeline for Zoning Map change

Date Certified: Tuesday, January 3

CB Clock Begins: Thursday, January 12

CB Clock Ends: Monday, March 12

BP Clock Ends: Wednesday, April 11th

CPC Hearing and Vote: Spring/Summer 2012

City Council Hearing and Vote: Spring/Summer 2012

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