109-30 Houston Street Corridor (Area B)
The provisions of this Section are applicable within Area B, as shown on the District Plan (Appendix A).
The continuation, enlargement, extension or change of use of existing commercial or manufacturing uses within Area B, shall be governed by the underlying district regulations.
For any building or portion of a building developed or enlarged after February 3, 1977, within Area B, uses listed in the underlying district regulations are permitted, except that such uses shall not include those listed in Use Groups 6D, 8C and 12D.
The bulk regulations of the underlying district shall apply to the Houston Street Corridor (Area B), except as set forth in this Section.
The maximum floor area ratio permitted on a zoning lot is 7.52 for residential use, 6.0 for commercial use and 7.5 for community facility use. In no event shall the total floor area ratio for all uses exceed 7.52.
For any zoning lot within Area B, the maximum lot coverage shall not exceed the following percentages:
Maximum Lot Coverage (in percent)
Interior or through lot
The street wall of any building for the first two stories or 23 feet, whichever is greater, shall be located on the street line and extend the entire length of the street line of the zoning lot not occupied by existing buildings to remain. However, at the intersection of two street lines, the street wall may be located anywhere within an area bounded by the two street lines and lines parallel to, and 10 feet from each street line. No street wall shall be required along a street line bounding any portion of a zoning lot which is less than 25 feet in depth measured from the street line of a wide street.
For street walls above the level of the second story or 23 feet, whichever is greater, at least 50 percent of the aggregate length of the street walls shall be located on the street line. The remainder of the aggregate length of the mandatory street walls at each story may be recessed from the street line to a depth not exceeding 10 feet provided that the length of any such recess does not exceed 25 percent of the aggregate length of the street walls at each story.
The mandatory minimum height above curb level of a required street wall without setback shall be 60 feet on a wide street and 23 feet on a narrow street, or the height of the building, whichever is less. No setback shall be permitted on a narrow street below a height of 55 feet.
The maximum permitted height of a street wall at the street line without setback shall not exceed 100 feet above curb level and, above this height, no portion of a building or other structure shall penetrate a sky exposure plane commencing at 100 feet and rising over the zoning lot at a ratio of 1.5 to 1.0.
In addition, no portion of a building or other structure shall penetrate a rear sky exposure plane commencing at a height of 100 feet above curb level and at a distance of 100 feet from and parallel to the street line, and rising over the zoning lot at a ratio of 1.5 to 1.0 along wide streets and at a ratio of 1.0 to 1.0 along narrow streets.
For all buildings within Area B, the exterior materials of the front wall shall be predominantly of masonry.
For a building wall facing a narrow street, at least 25 percent of the total surface area of such building wall up to a height of 12 feet above curb level or to the ceiling of the ground floor, whichever is higher, shall be transparent. Transparent areas may include storefronts subject to Section 109-50 (SPECIAL REVIEW PROVISIONS). Door or window openings within such surface areas shall be considered transparent. Such openings shall have a minimum width of two feet.
In addition, any portion of such building wall 20 feet or more in length, which contains no transparent area at ground floor level, shall be covered with vines or similar planting in permitted front wall recesses, or be treated so as to provide visual relief from large expanses of blank walls. Planting shall consist of shrubs, ivy or creepers and shall be planted in soil having a depth of not less than 2 feet, 6 inches, and a minimum width of 24 inches.
For any building developed or enlarged after February 3, 1977, a minimum of 20 percent of the lot area of the zoning lot shall be provided as usable, landscaped open recreation space, accessible to the occupants of such development or enlargement or to the public. Such open recreation space shall be located either at the ground level and/or roof level, and shall be landscaped and properly maintained in accordance with the provisions of Section 109-142 (Landscaping regulations).
There shall be not more than one curb cut on each street line frontage of a zoning lot.
In addition to the applicable underlying street tree planting requirements, all changes of use within the same or to other Use Groups of at least 50 percent of the floor area of an existing building, or alterations above 30 percent of the building value of an existing building, pursuant to the applicable articles of the Building Code of the City of New York, within Area B, shall provide street trees as set forth in Section 26-41 (Street Tree Planting), except that for a zoning lot frontage on Houston Street such mandatory trees may alternatively be located on the median traffic island of Houston Street.
For any residential or commercial use in a development within Area B:
(a) window wall attenuation of 35 dB(A) for residential uses or 30 dB(A) for commercial uses, shall be provided. However, upon application to the Office of Environmental Remediation (OER) by the owner of the affected building, consistent with its authority under the provisions of Section 11-15 (Environmental Requirements) with respect to (E) designations, OER may modify the requirements of this Section, based upon new information, additional facts or updated standards, as applicable, provided that such modification is equally protective. In such instances, OER shall provide the Department of Buildings with notice of such modification, stating that it does not object to the issuance of a building permit, or temporary or final certificate of occupancy; and
(b) alternative means of ventilation shall be provided, such as, but not limited to, central air conditioning or the provision of air conditioning sleeves, with such alternative means to conform to the provisions of Sections 27-752 to 27-756 of the Building Code of the City of New York.