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The height and setback regulations set forth in this Section, inclusive, shall apply to specific development sites identified as Sites 1 through 6 on Map 2 (Subdistrict F: Site Plan) in Appendix B. All buildings or other structures developed or enlarged within Subdistrict F, with the exception of those approved as part of a public access area pursuant to Section 93-78 (Site and Landscape Plans for Public Access Areas in Subdistrict F), shall occur within these designated site locations. However, portions of a building located entirely below grade, and exempt from the definition of floor area, shall be permitted to extend beyond such designated site locations. Furthermore, the boundary of Site 6 may be extended in a westerly direction, by up to 40 feet, to accommodate a public school in accordance with the provisions of paragraph (b) of Section 93-568 (Site 6).
Map 4 (Mandatory Sidewalk Widenings) in Appendix A identifies the location of a sidewalk widening required along Eleventh Avenue that is referenced in this Section, inclusive. Regulations governing the design of this sidewalk widening are set forth in Section 93-61.
Public access areas in Subdistrict F shall be comprised of publicly accessible open spaces, private streets and pedestrian ways. Map 3 (Subdistrict F: Public Access Area Plan) in Appendix B identifies the location of publicly accessible open spaces, private streets and pedestrian ways that are referenced in this Section.
Publicly accessible open spaces are comprised of the Western Open Space, the Central Open Space, the Southwest Open Space, the Northeast Plaza, the Midblock Connection and the High Line. General rules governing such publicly accessible open spaces are set forth in Section 93-75 (Publicly Accessible Open Spaces in Subdistrict F).
Publicly accessible private streets are comprised of the West 32nd Street Extension (including the Allee, as defined in paragraph (c)(2) of Section 93-761 and shown on Map 3 in Appendix B) and the West 31st Street Extension. Publicly accessible pedestrian ways are comprised of the West 30th Street Corridor, and the Connector. General rules governing such private streets and pedestrian ways are set forth in Section 93-76 (Publicly Accessible Private Streets and Pedestrian Ways in Subdistrict F).
For the purposes of applying height and setback regulations, the term "buildings" shall include buildings or other structures.
93-561 General Rules for Subdistrict F
The following regulations shall apply to all buildings within Sites 1 through 6:
  1. Street wall location

    For the purposes of applying the height and setback regulations of this Section, inclusive, wherever a building fronts upon any publicly accessible open space, private street or pedestrian way, as shown on Map 3 (Subdistrict F: Public Access Area Plan) in Appendix B, the boundary of such publicly accessible open spaces, private streets or pedestrian ways shall be considered to be a street line. Furthermore, for the purposes of applying such height and setback regulations, the sidewalk widening line required along Eleventh Avenue shall be considered the Eleventh Avenue street line.

    Wherever a building on Sites 1, 5 or 6 faces the High Line, the street wall shall not be located closer than five feet to the edge of the High Line, as shown on Map 3. Such five foot separation shall remain unobstructed, from the level of finished grade adjacent to a building, to the sky, except as permitted:
    1. for that portion of a building on Site 5 located above a height of 50 feet as measured from the High Line bed, pursuant to Section 93-567 (Site 5);
    2. for that portion of a building on Site 6 located below the High Line, pursuant to Section 93-568 (Site 6); and
    3. pursuant to paragraph (d) of Section 93-756 (General requirements for the High Line).
  2. Measurement of building heights
    1. Measurement of building base and transition heights

      For portions of a building that front upon a publicly accessible sidewalk, the maximum building base height and, where applicable, the maximum transition height of a street wall, shall be measured from the mean level of the public sidewalk that such street wall fronts upon. For portions of a building that front upon publicly accessible open spaces in which no sidewalks are provided adjacent to a street wall, the maximum building base height or, where applicable, the maximum transition height of a street wall, shall be measured from the mean level of the final grade of the open space that such street wall fronts upon. However, the following street wall heights shall be measured from the High Line bed:
      1. on Site 6, the portion of a street wall above the High Line bed facing the High Line beyond 60 feet of Eleventh Avenue; and
      2. on Site 6, along the Southwest Open Space within 60 feet of the High Line.
    2. Measurement of tower heights

      The height of a tower shall be measured from the highest level of the public sidewalk or finished grade located nearest such tower, to the ceiling of the highest story of the tower where floor area occupies more than 75 percent of the gross area of such story. However, on Site 5, the height of the tower shall be measured from the High Line bed.

      Where minimum height differences are required between towers, such heights, for each tower, shall be measured from the Manhattan Datum, which is 2.75 feet above sea level.
  3. Towers

    Criteria for towers on Sites 1 through 6 are set forth in this Section, inclusive. The minimum distance between all such towers shall be 60 feet.
93-562 Street Wall Regulations for Certain Streets
The locations of all street walls identified in this Section are shown on Map 5 (Subdistrict F: Mandatory Street Wall Requirements) in Appendix B.
  1. Applicability

    The provisions of this Section shall apply to:
    1. All street walls of buildings on Site 1 that front along:
      1. the West 32nd Street Extension;
      2. the Western Open Space within 60 feet of the West 32nd Street Extension; and
      3. the Midblock Connection within 60 feet of the West 32nd Street Extension.
    2. All street walls of buildings on Site 2 that front along:
      1. Eleventh Avenue south of the Northeast Plaza;
      2. the West 32nd Street Extension; and
      3. the Midblock Connection within 60 feet of the West 32nd Street Extension.
    3. All street walls of a building on Site 4 that front along:
      1. Eleventh Avenue;
      2. the West 32nd Street Extension within 50 feet of Eleventh Avenue; and
      3. the West 31st Street Extension within 50 feet of Eleventh Avenue.
    4. All street walls of a building on Site 6 that front along:
      1. Eleventh Avenue five feet north of the High Line;
      2. the West 31st Street Extension;
      3. the High Line, completely above the High Line bed;
      4. the Southwest Open Space within 60 feet of the High Line; and
      5. the Southwest Open Space within 60 feet of the West 31st Street Extension.
  2. Street wall location

    All street walls identified in paragraph (a) of this Section shall be located on the street line.

    All such street walls shall extend along the entire street frontage of the site or the required portion identified in paragraph (a). However, such street wall location rules may be modified in accordance with the recess provisions of paragraph (c) of this Section.
  3. Recesses
    1. Ground floor recesses up to three feet deep shall be permitted for access to building entrances;
    2. To allow for corner articulation, the required street wall may be located anywhere within an area bounded by intersecting street lines and lines 15 feet from and parallel to such lines;
    3. To ensure variation in the required street wall, a building shall provide recesses or ground floor level setbacks in accordance with the following provisions:
      1. A minimum of 20 percent of the aggregate width of street walls shall provide a minimum recess of three feet from the street wall above the level of the second story. However, for the portion of Site 6 that fronts along the High Line, such recess shall be provided above the level of the first story. However, no portion of such recess shall be located within 30 feet of the intersection of two street lines, except where corner articulation is provided in accordance with paragraph (c)(2) of this Section.
      2. A maximum of 30 percent, or 50 percent for Site 4, of the aggregate width of street walls may provide a recess of up to 15 feet at any level, which may extend to the height of the building base and may allow for portions of towers to rise without setback from the ground floor level. However, no such setbacks shall be permitted within 30 feet of the intersection of two street lines, except where corner articulation is provided in accordance with paragraph (c)(2) of this Section.
93-563 Site 1
In addition to the applicable requirements set forth in Section 93-562 (Street wall regulations for certain streets), the provisions of this Section shall apply to buildings on Site 1.
  1. Building base
    1. Facing West 33rd Street

      The street wall of the building facing West 33rd Street may rise without setback to a maximum base height of 120 feet before a setback is required. However, no setbacks shall be required within 150 feet of Twelfth Avenue.
    2. Facing the West 32nd Street Extension

      The provisions of this paragraph, (a)(2), shall apply to street walls facing the West 32nd Street Extension, the Western Open Space and the Midblock Connection within 60 feet of the West 32nd Street Extension. Such street walls shall rise without setback to a minimum base height of 60 feet and a maximum base height of 90 feet.
    3. Facing the Western Open Space

      The provisions of this paragraph, (a)(3), shall apply to street walls facing the Western Open Space beyond 60 feet of its intersection with the West 32nd Street Extension. The street wall of the building may rise without setback to a maximum base height of 90 feet before a setback is required. However, no setbacks shall be required within 150 feet of Twelfth Avenue.
  2. Transition height

    All portions of a building that exceed the applicable maximum base height specified in paragraph (a) of this Section shall be set back in accordance with the provisions of this paragraph (b), except that where towers are provided directly above a portion of the transition height, such a portion of transition height located directly below a tower shall provide setbacks in accordance with the tower provisions of paragraph (c) of this Section.

    Portions of a transition height facing West 33rd Street shall be set back from the West 33rd Street street line a minimum of 20 feet. Portions of a transition height facing the Western Open Space that exceed the maximum base height shall be set back from the street wall of a building facing the Western Open Space a minimum of 30 feet. However, in both cases, no such setback shall be required within 150 feet of Twelfth Avenue.

    Above the maximum base height, a street wall may rise to a maximum transition height equal to one-half the height of the street wall of the building base facing the Western Open Space. Such a transition height shall not exceed a maximum height of 135 feet.

    All portions of a building that exceed the maximum transition height shall comply with the tower provisions of paragraph (c) of this Section.
  3. Towers

    All stories of a building located partially or wholly above the maximum transition height shall be considered a "tower" and shall comply with the provisions of this paragraph (c).
  1. Required setbacks

    All towers, or portions of a transition height located beneath a tower, shall be set back at least 15 feet from the street line of West 33rd Street and from the street walls of the building facing the West 32nd Street Extension, except that the depth of such setback distance may include the depth of any permitted recesses. However, no setbacks shall be required within 150 feet of Twelfth Avenue, along the Western Open Space or along the Midblock Connection to allow portions of towers that comply with the provisions of paragraphs (c)(2) and (c)(3) of this Section to rise without setback.
  2. Maximum floor plate

    If more than one tower is provided on Site 1, the aggregate gross area of any such tower stories, measured at any height, shall not exceed 25,000 square feet.
  3. Maximum length and height

    The outermost walls of all stories of a tower, when viewed from above, shall be inscribed within a rectangle where the east-west dimension shall not exceed a length of 110 feet and the north-south dimension shall not exceed a length of 160 feet. Where more than one tower is located on Site 1, each tower shall comply independently with such maximum dimensions.

    If more than one tower is located on Site 1, the height of the easternmost tower shall be a minimum of 100 feet greater than the height of the westernmost tower.
All towers that exceed a height of 350 feet shall provide articulation in accordance with Section 93-569 (Tower top articulation).
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