The "Special Jerome Corridor District" established in this Resolution is designed to promote and protect public health, safety and general welfare. These general goals include, among others, the following specific purposes:
(a) to encourage well-designed buildings that complement the built character of the Highbridge, Concourse, Mount Eden, Mount Hope, Morris Heights and University Heights neighborhoods;
(b) to achieve a harmonious visual and functional relationship with the adjacent neighborhoods;
(c) to enhance neighborhood economic diversity by broadening the range of housing choices for residents at varied incomes;
(d) to create a livable community combining housing, retail and other uses throughout the district;
(e) to create a walkable, urban streetscape environment through a mix of ground floor uses;
(f) to create a lively and attractive built environment that will provide daily amenities and services for the use and enjoyment of area residents, workers and visitors;
(g) to provide flexibility of architectural design within limits established to assure adequate access of light and air to the street, and thus to encourage more attractive and economic building forms on zoning lots with irregular shapes and on zoning lots fronting on the elevated rail structure along Jerome and River Avenues; and
(h) to promote the most desirable use of land in accordance with a well-considered plan and thus conserve the value of land and buildings, and thereby protect the City's tax revenues.
The provisions of this Chapter shall apply within the Special Jerome Corridor District. The regulations of all other Chapters of this Resolution are applicable, except as superseded, supplemented or modified by the provisions of this Chapter. In the event of a conflict between the provisions of this Chapter and other regulations of this Resolution, the provisions of this Chapter shall control.
In order to carry out the purposes and provisions of this Chapter, district maps are located in the Appendix to this Chapter and are hereby incorporated and made an integral part of this Resolution. They are incorporated for the purpose of specifying locations where special regulations and requirements, as set forth in the text of this Chapter, apply.
Map 1. Special Jerome Corridor District, Subdistrict and Subareas
Map 2. Designated locations for street wall continuity and ground floor requirements in Subarea A1
Map 3. Designated locations for street wall continuity and ground floor requirements in Subarea A2
Map 4. Designated locations for street wall continuity requirements in Subarea A3
Map 5. Boundary of Subarea A4
To carry out the provisions of this Chapter, Subdistrict A, comprised of Subareas A1, A2, A3 and A4, is established. The location and boundaries of this Subdistrict and Subareas are shown on Map 1 (Special Jerome Corridor District, Subdistrict and Subareas) in the Appendix to this Chapter.
Within the Special Jerome Corridor District, the underlying use regulations are modified by the provisions of this Section.
The development or enlargement of a building containing a transient hotel, as listed in Section 32-14 (Use Group 5), or the conversion or change of use within an existing building to a transient hotel, shall only be allowed in C2 Districts, subject to the locational criteria set forth in the double-asterisked footnote of Use Group 5 in Section 32-14, and in C4 Districts;
(a) upon certification by the Chairperson of the City Planning Commission to the Commissioner of Buildings that the residential development goal, as set forth in this Section, has been met; or
(b) by special permit by the City Planning Commission where such residential development goal, has not been met. To permit such a transient hotel, the Commission shall find that:
(1) sufficient sites are available in the area to meet the residential development goal; or
(2) a harmonious mix of residential and non-residential uses has been established in the area, and such transient hotel is consistent with the character of the surrounding area.
The City Planning Commission may prescribe additional conditions and safeguards to minimize adverse effects on the character of the surrounding area.
For the purpose of applying the provisions of this Section, the residential development goal shall be met when at least 3,006 dwelling units within the Special Jerome Corridor District have received temporary or final certificates of occupancy subsequent to March 22, 2018.
Physical culture or health establishments shall be permitted as-of-right in C2 and C4 Districts. For the purposes of applying the underlying regulations to such use, a physical culture or health establishment shall be considered a Use Group 9 use and shall be within parking requirement category B.
For mixed buildings constructed after March 22, 2018, on zoning lots in C1 or C2 Districts mapped within R7 or R8 Districts with street lines along the elevated rail structure on Jerome or River Avenues, the underlying provisions of Section 32-421 (Limitation on floors occupied by commercial uses) shall be modified to allow commercial uses listed in Use Groups 6, 7, 8, 9 or 14 to occupy the lowest two stories.
The underlying bulk regulations are modified by the provisions of this Section.
In Commercial Districts, for zoning lots or portions thereof, with street lines along the elevated rail structure on Jerome or River Avenues and within 100 feet of such street lines, the permitted obstructions set forth in Section 33-23 (Permitted Obstructions in Required Yards or Rear Yard Equivalents) shall be modified to permit any building or portion of a building used for any permitted use other than residences, to be a permitted obstruction within a required yard, rear yard equivalent or other open space required pursuant to the provisions of Section 33-20 (YARD REGULATIONS), inclusive, or Section 33-30 (OTHER SPECIAL PROVISIONS FOR REAR YARDS), inclusive, provided that the height of such portion of a building shall not exceed two stories, excluding basement, nor in any event 30 feet above curb level.
For zoning lots in R8A Districts, or C1 or C2 Districts mapped within R8A Districts, or in Commercial Districts with an R8A residential equivalent, within 100 feet of a wide street located outside of Mandatory Inclusionary Housing areas, the maximum residential floor area ratio shall be 7.2.
141-23 Special Height and Setback Regulations Along the Elevated Rail Structure Outside Subdistrict A
For zoning lots, or portions thereof, within 100 feet of street lines along the elevated rail structure on Jerome or River Avenues, and located outside Subdistrict A, the underlying height and setback provisions are modified by the provisions of this Section.
(a) Street wall location
At least 70 percent of the aggregate width of street walls shall be located within eight feet of the street line and shall extend to at least a minimum base height of 15 feet, or the height of the building, whichever is lower. The remaining aggregate width of street walls may be recessed beyond eight feet of the street line, provided that any such recesses deeper than 10 feet along a wide street or 15 feet along a narrow street are located within an outer court.
The underlying allowances for street wall articulation, set forth in paragraph (e) of Section 35-651 (Street wall location) shall be permitted to project or recess, where applicable, beyond the street wall locations established in this paragraph.
Any open space between a street wall and a street line along the elevated rail structure on Jerome or River Avenues shall comply with the special open space provisions of paragraph (a) of Section 141-33.
(b) Base heights, maximum building heights and maximum number of stories
The table in this Section sets forth, by zoning district, the minimum and maximum base height, the maximum height of a building or other structure, and the maximum number of stories for buildings, or portions thereof. For zoning lots in a Commercial District the applicable district shall be the Residence District within which such Commercial District is mapped, or the applicable residential equivalent set forth in the tables in Section 35-23 (Residential Bulk Regulations in Other C1 or C2 Districts or in C3, C4, C5 or C6 Districts).
Separate maximum base heights are established in the table in this Section for street walls of buildings facing streets intersecting Jerome or River Avenues, and for street walls facing the elevated rail structure. The maximum base heights along intersecting streets shall also apply to street walls facing the elevated rail structure on Jerome or River Avenues within 75 feet of the corner.
A setback is required for all portions of buildings or other structures that exceed the maximum base height specified for the district, and shall be provided at a height not lower than the minimum base height or higher than the permitted maximum base height. Such setback shall have a depth of at least 10 feet from any street wall fronting on a wide street, and a depth of at least 15 feet from any street wall fronting on a narrow street. The underlying provisions of paragraphs (c)(2) through (c)(4) of Section 23-662 (Maximum height of buildings and setback regulations) shall apply to such setbacks.
BASE HEIGHTS, MAXIMUM BUILDING HEIGHTS AND MAXIMUM NUMBER OF STORIES
Maximum Base Height Along Elevated Rail Structure, beyond 75 feet of the corner (in feet)
Maximum Base Height on Intersecting Streets, and within 75 feet of the corner (in feet)
Maximum Height of Buildings or Other Structures (in feet)
Maximum Number of Stories
(c) Required and permitted articulation
For street walls fronting the elevated rail structure on Jerome or River Avenues with widths exceeding 100 feet, a minimum of 20 percent of the surface area of such street walls above the level of the second story, or a height of 30 feet, whichever is lower, shall either recess or project a minimum of three feet from the remaining surface of the street wall. Any such projections shall be considered a permitted obstruction into a required setback, and the depth of such projections along the elevated rail structure shall not exceed three feet.
In addition, the underlying dormer provisions of paragraph (c) of Section 23-621 shall be modified for portions of buildings facing the elevated rail structure, so that above the maximum base height set forth in paragraph (b) of this Section, dormers shall be permitted only within 75 feet of a corner.