North Tribeca Rezoning
North Tribeca Rezoning
In 2006, the City Council rezoned four blocks of Tribeca, which were previously zoned for manufacturing, to allow residential and commercial uses. The rezoned area was bound by West, Washington, Watts, and Hubert Streets. The rezoning was prompted by a development proposal put forward by the Jack Parker Corporation to build residential towers on one of the four blocks. The proposal, however, encountered widespread community opposition based on the proposed scale of the development and the affect that it might have on the character of the neighborhood.
In the last hours before the City Council vote on the rezoning with the outcome of the vote very much in the air, the Jack Parker Corporation, local Council member Alan Gerson (D-1), and resident groups reached a compromise that called for limited building height and other changes to the design in exchange for community support before the City Council. With the deal in hand, the City Council approved the zoning change.
For the next three years, residents of Community Board 1 worked with the Department of City Planning to craft a rezoning proposal for 25 blocks of North Tribeca. In June 2010, the City Planning Commission certified the Uniform Land Use Review Procedure (ULURP) – the first step in the public review process. The proposed rezoning area is specified by the Department of City Planning as “Canal Street to the north, West Street to the west, N. Moore, Beach, and Walker streets to the south, and Broadway to the east.”
Community Board 1 residents wanted to promote growth that preserved the neighborhood’s character. Accordingly, the goal of the rezoning is to allow more residential development and better integrate North Tribeca with the surrounding neighborhoods of Hudson Square, Chinatown, and Hudson River Park. The area is within the Special Tribeca Mixed Use District. Height and use restrictions are similar to the special district restrictions.
The proposed rezoning calls for replacing the current M1-5 zoning with a C6-2A zone, which allows for commercial uses, residential development, and community facilities. The rezoning also establishes a strong building envelope: the area sets limitations on building heights, mandates a continuous street wall in the area, and would allow for manufacturing buildings to be converted into residential units, as well as the construction of new housing developments. Infill housing will also be allowed.
The rezoning is covered by the city’s Inclusionary Housing program. Accordingly, floor area ratio bonuses, height bonuses, and financial incentives are available for developers who build affordable units. The FAR bonus allowed through the Inclusionary Housing program will enable an FAR ranging from 5 to 7.2. Some light manufacturing uses will still be allowed, despite the C6-2A restriction. Retail spaces may reach 5,000 square feet for buildings that face narrow streets and up to 10,000 square feet for buildings that face wide streets. The ULURP proceedings may take six to 18 months.
Last Updated: June 15, 2010
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