Chapter 3 - Special Southern Roosevelt Island District (SRI)
The "Special Southern Roosevelt Island 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 provide opportunities for the development of an academic and research and development campus in a manner that benefits the surrounding community;
(b) to allow for a mix of residential, retail and other commercial uses to support the academic and research and development facilities and complement the urban fabric of Roosevelt Island;
(c) to establish a network of publicly accessible open areas that take advantage of the unique location of Roosevelt Island and that integrate the academic campus into the network of open spaces on Roosevelt Island and provide a community amenity;
(d) to strengthen visual and physical connections between the eastern and western shores of Roosevelt Island by establishing publicly accessible connections through the Special District and above-grade view corridors;
(e) to encourage alternative forms of transportation by eliminating required parking and placing a maximum cap on permitted parking;
(f) to provide flexibility of architectural design within limits established to assure adequate access of light and air to the street and surrounding waterfront open areas, and thus to encourage more attractive and innovative building forms; and
(g) to promote the most desirable use of land in this area and thus conserving the value of land and buildings, and thereby protecting the City's tax revenues.
Definitions specifically applicable to this Chapter are set forth in this Section and may modify definitions set forth in Section 12-10 (DEFINITIONS). Where matter in italics is defined both in Section 12-10 and in this Chapter, the definitions in this Chapter shall govern.
The definition of base plane is hereby modified to mean elevation 19.0, which elevation reflects the measurement in feet above Belmont Island Datum, which is 2.265 feet below the mean sea level at Sandy Hook, N.J.
The "development parcel" is all of the property located within the boundaries of the Loop Road, as shown in the Appendix to this Chapter. The development parcel shall be deemed a single zoning lot for the purpose of applying all regulations of this Resolution.
Loop Road - East Loop Road, North Loop Road, South Loop Road, West Loop Road
The "Loop Road" shall be comprised of the "East Loop Road", the "North Loop Road", the "South Loop Road", and the "West Loop Road", as shown in the Appendix to this Chapter. All such roads shall be deemed separate streets for the purpose of applying all regulations of this Chapter and shall not generate floor area.
The provisions of this Chapter shall apply within the Special Southern Roosevelt Island 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.
The regulations of this Chapter are designed to implement the Special Southern Roosevelt Island District Plan.
The District Plan includes the following maps:
Map 1 — Special Southern Roosevelt Island District, Development Parcel and Loop Road
Map 2 — Public Access Areas.
The maps are located in Appendix A of this Chapter and are hereby incorporated and made part of this Resolution. The maps are incorporated for the purpose of specifying locations where the special regulations and requirements set forth in this Chapter apply.
The provisions of Article III, Chapter 6 (Accessory Off-Street Parking and Loading Regulations) shall not apply in the Special Southern Roosevelt Island District. In lieu thereof, a maximum of 500 accessory parking spaces shall be permitted, which may be made available for public use.
However, bicycle parking shall be provided in accordance with the provisions of Section 36-70.
The provisions of Article VI, Chapter 2 (Special Regulations Applying in the Waterfront Area), shall not apply in the Special Southern Roosevelt Island District. In lieu thereof, the area between the shoreline and the western street line of the West Loop Road and the area between the shoreline and the eastern street line of the East Loop Road shall be used exclusively for open recreational uses, and shall be accessible to the public at all times.
Within the development parcel, the provisions of Section 32-10 (USES PERMITTED AS-OF-RIGHT) are modified to permit Use Group 17B research, experimental or testing laboratories. Any Use Group 17B uses within the development parcel shall conform with the performance standards of Section 42-20, inclusive, applicable to such use in an M1 District.
Within the development parcel, the provisions of Section 32-422 (Location of floors occupied by commercial uses) shall not apply.
Within the development parcel, the special bulk regulations of this Section, inclusive, shall apply.
The floor area provisions of Section 23-15 (Open Space and Floor Area Regulations in R6 Through R10 Districts) shall be modified to permit a maximum residential floor area ratio of 3.44 without regard to a height factor. In addition, the maximum permitted floor area ratio for a Use Group 17B research, experimental or testing laboratory shall be 3.40.
The open space ratio requirements of Section 23-15 (Open Space and Floor Area Regulations in R6 Through R10 Districts) and the lot coverage requirements of Sections 23-15 and 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) shall not apply. In lieu thereof, the aggregate lot coverage for all buildings shall comply with the following requirements:
(a) The maximum lot coverage from the base plane to a height that is 20 feet above the base plane shall be 70 percent.
(b) The maximum lot coverage from a height that is more than 20 feet above the base plane to a height that is 60 feet above the base plane shall be 60 percent.
(c) The maximum lot coverage from a height that is more than 60 feet above the base plane to a height that is 180 feet above the base plane shall be 45 percent.
(d) The maximum lot coverage above a height of 180 feet above the base plane shall be 25 percent.
The City Planning Commission may authorize an increase in the maximum lot coverage as set forth in paragraph (c) of this Section to up to 55 percent, upon finding that such increase is necessary to achieve the programmatic requirements of the development, and will not unduly restrict access of light and air to publicly accessible areas and streets.
Buildings or other structures may exceed the underlying height and setback regulations for a percentage of the length of each street line of the Loop Road, as follows:
(a) North Loop Road - 65 percent
(b) East Loop Road - 35 percent
(c) West Loop Road - 35 percent
(d) South Loop Road - 65 percent.
Furthermore, the street line length percentages set forth in paragraphs (a) through (d) of this Section may be exceeded by one percentage point for every two percentage points that the lot coverage within 50 feet of a street line is less than the following percentage:
(1) North Loop Road - 50 percent
(2) East Loop Road - 30 percent
(3) South Loop Road - 50 percent
(4) West Loop Road - 30 percent.
All portions of buildings or other structures that exceed the underlying height and setback regulations in accordance with this Section shall comply with the height regulations of Section 133-232.
For the portion of any building or other structure exceeding the height and setback regulations set forth in Section 133-231, the maximum height of such portion located within 500 feet of the North Loop Road shall be 320 feet, exclusive of permitted obstructions allowed by the underlying height and setback regulations, and the maximum height for any such portion on the remainder of the development parcel shall be 280 feet, exclusive of such permitted obstructions.
The gross area of any story located entirely above a height of 180 feet shall not exceed 15,000 square feet. Where a single building has two or more portions located above 180 feet that are entirely separate from one another above such height, each such portion shall not exceed a gross area of 15,000 square feet for any story located in whole or part above 180 feet.
The requirements of Sections 23-70 (MINIMUM REQUIRED DISTANCE BETWEEN TWO OR MORE BUILDINGS ON A SINGLE ZONING LOT) and 23-82 (Building Walls Regulated by Minimum Spacing Requirements) shall not apply, provided that if two or more buildings or portions of buildings are detached from one another at any level, such buildings, or such detached portions of buildings, shall at no point be less than eight feet apart at or below a height of 180 feet, and shall at no point be less than 60 feet apart above a height of 180 feet.
Within the Special Southern Roosevelt Island District, the City Planning Commission may, by special permit, allow a modification of the bulk regulations of this Chapter and the underlying bulk regulations, except floor area regulations, provided the Commission finds that:
(a) such modifications are necessary to achieve the programmatic requirements of the academic and research and development campus;
(b) such distribution of bulk will result in better site planning and will thus benefit both the residents, occupants or users of the Special Southern Roosevelt Island District and the surrounding neighborhood;
(c) such distribution of bulk will permit adequate access of light and air to surrounding public access areas, streets and properties; and
(d) such distribution of bulk will not unduly increase the bulk of buildings in the Special Southern Roosevelt Island District to the detriment of the occupants or users of buildings in the Special District or on nearby blocks.
At least 20 percent of the lot area of the development parcel shall be publicly accessible and shall include, but need not be limited to, a Central Open Area, a North-South Connection, and a Waterfront Connection Corridor, for which the size and location requirements are set forth in Section 133-31. Any supplemental public access areas provided in order to meet the minimum public access lot area requirements of this Section shall comply with the requirements of paragraph (d) of Section 133-31. Design and operational standards for such public access areas are set forth in Section 133-32.