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98-50 Special Height and Setback, Open Area and Transparency Regulations for Zoning Lots Adjacent to the High Line

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98-51 Height and Setback Regulations on the East Side of the High Line
  1. Subarea A

    At least 60 percent of the aggregate length of the eastern High Line frontage of a building shall set back at the level of the High Line bed. Not more than 40 percent of the aggregate length of such High Line frontage may rise above the level of the High Line bed. No portion of such High Line frontage shall exceed a maximum height of 20 feet above the level of the High Line bed, as illustrated in Diagram 2 (Street Wall and High Line Frontage Regulations in Subarea A) in Appendix C of this Chapter.
  2. In C6-3A Districts and in Subareas C, F and G

    For zoning lots extending less than 115 feet along the eastern side of the High Line, no portion of the eastern High Line frontage of a building shall exceed a height of 3 feet, 6 inches above the level of the High Line bed.

    For zoning lots that extend for at least 115 feet along the eastern side of the High Line, no portion of the eastern High Line frontage of the building shall exceed a height of 3 feet, 6 inches above the level of the High Line bed, except that a maximum of 40 percent of such High Line frontage may rise without setback above a height of 3 feet, 6 inches above the level of the High Line bed provided such portion of the building is not located directly between the High Line and any street wall of a building that is subject to a maximum height of 45 feet in accordance with paragraph (c) (Subareas C, F and G) of Section 98-423 (Street wall location, minimum and maximum base heights and maximum building heights).

    The portions of buildings in which High Line Service Facilities are provided in accordance with paragraph (b)(4) of Appendix E shall be considered permitted obstructions to the height and setback regulations of this paragraph (b).

    However, the provisions of this paragraph (b) shall not apply to any zoning lot existing on June 23, 2005 where the greatest distance between the eastern side of the High Line and a lot line east of the High Line is 35 feet when measured parallel to the nearest narrow street line.
98-52 Height and Setback Regulations on West Side of High Line
In C6-2A, C6-3A and M1-5 Districts and in Subareas A, B and E, no portion of the western High Line frontage of a building, including parapets, shall exceed a height of 3 feet, 6 inches above the level of the High Line bed.
For any zoning lot, or portion thereof, with more than 60 feet of width measured perpendicular to the west side of the High Line, the following rules shall apply to any building containing residences:
  1. At least 60 percent of the aggregate length of that portion of the building located above a height of 3 feet, 6 inches above the level of the High Line bed and facing the High Line shall be located between 15 and 20 feet of the west side of the High Line and extend up to at least the applicable minimum base height specified in the table in Section 98-423; and
  2. No building, or portion thereof, that exceeds the applicable maximum base height specified in the table in Section 98-423 shall be located within 30 feet of the High Line.
Chain link fences and razor wire shall not be permitted within the western High Line frontage.
98-53 Required Open Areas on the East Side of the High Line
For any development or enlargement on a zoning lot, or portion thereof, within C6-3A Districts or within Subareas A, C, F or G and over which the High Line passes or on a zoning lot adjacent to a zoning lot over which the High Line passes, a landscaped open area shall be provided in an amount equal to at least 20 percent of the lot area of the portion of the zoning lot that is within C6-3A Districts or within Subareas A, C, F or G, pursuant to the requirements of paragraphs (a) and (b) of this Section. Such open area shall be located directly adjacent to the High Line with its longest side adjacent to the High Line and shall be located at an elevation not to exceed a height of 3 feet, 6 inches above the level of the High Line bed adjacent to the zoning lot. At no point shall such open area be located within 50 feet of Tenth Avenue.
  1. Open area requirements

    All required open areas shall:
    1. have no portion used as a driveway, vehicular access way or for parking, and shall be screened from off-street loading and service areas;
    2. be landscaped with shrubs, vines, flowers, ground cover, trees, and/or plants in planters over a minimum of 25 percent of the required open area;
    3. be maintained by the building owner who shall be responsible for the maintenance of the open area including, but not limited to, the repair of all amenities, litter control and the care and replacement of vegetation within the zoning lot;
    4. have all mechanical equipment which is located at the same elevation as the open area, or within 15 feet of the level of the open area, screened and buffered with no intake or exhaust fans facing directly onto the required open area; and
    5. for open area screening, required open areas may be screened from the public areas of the High Line by a wall, fence, or plantings extending not higher than eight feet above the average elevation of the open area. All screening materials must be substantially transparent. For the purposes of this Section, substantially transparent screening is defined as transparent, or non-opaque, in an evenly distributed fashion for at least 75 percent of its area. Chain link fences and razor wire shall not be permitted. Vegetated screening, such as shrubs, vines and other plantings, may be opaque if completely covered by vegetation, provided that any underlying surface is substantially transparent.

      In addition, such screening material shall be maintained in good condition at all times, may be interrupted by normal entrances and/or exits, and shall have no signs hung or attached thereto, other than those permitted in Section 98-15.
  2. Permitted obstructions

    Only the following shall be permitted to obstruct a required open area:
    1. any High Line access structure providing pedestrian access to the High Line by stairway or elevator;
    2. the portions of buildings in which High Line Service Facilities are provided in accordance with paragraph (b)(4) of Appendix E;
    3. those items listed in paragraph (a) of Section 37-726 (Permitted obstructions); and
    4. open air cafes and kiosks, provided that open air cafes may occupy in the aggregate no more than 75 percent of such required open area.
98-54 Transparency Requirements on the East Side of the High Line
The transparency requirements of this Section shall apply to the High Line frontage portion of buildings developed or enlarged after June 23, 2005, and located in C6-3A Districts and within Subareas A, C, F and G, except for such portions that contain dwelling units. At least 50 percent of the area of such frontage, to be measured from a point not lower than four feet and not higher than eight feet above the level of the High Line bed, shall be glazed and transparent and at least 75 percent of such glazed surface shall be fully transparent.
98-55 Requirements for Non-Transparent Surfaces on the East Side of the High Line
Except in Subarea J, any portion of such High Line frontage that is 40 feet or more in length and contains no transparent element between the level of the High Line bed and an elevation of 12 feet above the level of the High Line bed, shall be planted with vines or other plantings or contain artwork. Such elements shall substantially cover the applicable non-transparent portion of the High Line frontage.

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