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C 200140 Ppm CITY PLANNING COMMISSION March 16, 2020/Calendar No. 2 C 200140 PPM IN THE MATTER OF an application submitted by the Department of Housing Preservation & Development (HPD) pursuant to Section 197-c of the New York City Charter, for the disposition of one City-owned property (Block 1243, Lot 57), pursuant to zoning. This application (C 200140 PPM) for the disposition of City-owned property at 266 West 96th Street (Block 1243, Lot 57) was filed by the New York City Department of Housing Preservation and Development (HPD) on October 11, 2019 to facilitate the development of a 23-story, mixed- use building containing residential and community facility uses in the Upper West Side neighborhood of Community District 7, Manhattan. BACKGROUND This report reflects the conditions at the time of the vote of the City Planning Commission (CPC). Though the economic impacts of the coronavirus (COVID-19) pandemic remain uncertain at this time, efforts to mitigate such impacts are being made citywide. The proposed land use changes are reflective of long-term planning and land use strategies and were considered by the CPC independent of any short-term impacts that may result from the pandemic. HPD seeks approval of the disposition of City-owned property located at 266 West 96th Street (Block 1243, Lot 57) in Manhattan. The City-owned site is a 5,034-square-foot interior lot located on the south side of West 96th Street between Broadway and West End Avenue, currently developed with a four-story former Interborough Rapid Transit Company (IRT) electrical substation that has sat vacant for decades. Directly to the west of the City-owned site are two low-rise buildings that are owned by the Salvation Army (Block 1243, Lot 59) and a local affiliate of the NAACP (Block 1243, Lot 60). Currently, the building housing the Salvation Army is used for a variety of purposes, including offices, space for job counseling and job search assistance, and space for the donation of goods and their resale; the building housing the NAACP Roy Wilkins Center provides office and meeting space for non-profit organizations. If the disposition application is approved, a development team to be selected by HPD would acquire the two privately-owned properties and assemble them with the City-owned site (collectively, the “project area”). The project area would contain a total lot area of approximately 10,402 square feet and is proposed to be redeveloped with a 23-story, mixed-use building with approximately 171 residential units and community facility space on the ground floor and cellar. A previous application to dispose of the City-owned site was approved in 1990 (C 900431 PPM) with conditions including exploring utilization of the site for social service purposes or public use. After the approval, the site was never disposed of. If approved, the current disposition action would supersede the 1990 approval and conditions. The area surrounding the project area is characterized by mixed-use developments along the major corridors, a mix of residential building types along the smaller side streets, and several institutional uses scattered throughout the neighborhood. The neighborhood is zoned with a mix of high-density residential districts, contextual commercial districts, and special commercial overlays. The project area is located in an R10A zoning district. R10A zoning districts are high-density residential zoning districts that permit uses subject to Quality Housing contextual regulations with a floor area ratio (FAR) of up to 10.0. The permitted FAR may be increased up to 12.0 for developments providing affordable housing pursuant to the voluntary Inclusionary Housing program. The maximum permitted building base height is 125 to 150 feet, and the maximum permitted building height is 210 feet. A building developed pursuant to the Inclusionary Housing program with on-site affordable housing and an FAR of at least 11.0 may have a base height of 125 to 155 feet, a maximum building height of 230 to 235 feet (depending on whether a qualifying ground floor is provided), and up to 23 stories. Above the required base height, the building must set back at least 10 feet from a wide street. An R8 zoning district lies to the east of the project area across West End Avenue and south across West 95th Street. A C4-6A commercial zoning district is located directly east of the project area along Broadway. The Special Enhanced Commercial District 3, which prescribes special use and streetscape 2 C 200140 PPM regulations, is also mapped along the Broadway corridor adjacent to the project area. The project area borders the Riverside-West End Historic District Extension II to the west and south. There are also several landmarks within a quarter mile of the project area, including Pomander Walk on the west side of Broadway between West 94th and West 95th Streets. Land uses directly adjacent to the project area vary from low-rise commercial to mid- and high- rise mixed-use and residential buildings. Immediately west of the project area are two multifamily residential elevator buildings, ranging between 13 and 16 stories. Immediately to the east, an empty lot that formerly contained a two-story commercial building housing a bank and a grocery store is under active redevelopment. Immediately south of the project area is a 15-story senior housing facility that is currently planned for condominium conversion. The other parcels on the block contain a six-story, multi-family residential elevator building, a seven-story mixed- use building with ground floor retail uses along West 95th Street and Broadway, and a two-story retail building fronting Broadway that is currently occupied by a fast food restaurant. On the block immediately north of the project area across West 96th Street is a 35-story condominium building with ground-floor retail along its Broadway frontage. The project area is well-served by open space and recreational facilities. Central Park is located approximately four blocks to the east of the project area; Riverside Park is located approximately two blocks to the west; and the 1.9-acre Frederick Douglass Playground is located four blocks northeast of the project area, between West 100th and 102nd Streets. There are also several institutional uses, including the P.S. 75 Emily Dickinson School, located on the west side of West End Avenue between West 95th and West 96th Streets. The project area is also well served by public transit. The 96th Street entrance to the 1, 2, and 3 subway lines is located on the corner of West 96th Street and Broadway, and the B and C trains are located approximately one-half mile to the east on Central Park West and West 96th Street. The closest bus lines are the M96 and M106, which provide crosstown bus service, and the M104 bus travels north-south along Broadway. 3 C 200140 PPM As proposed, HPD would dispose of the project area to a development team (to be selected by HPD) to assemble the project area with the two privately-owned properties to the west in order to facilitate the development of a 23-story, 125,000-square-foot rental building containing 68 permanently affordable housing units, 102 market-rate units, one unit for a superintendent, and approximately 10,500 square feet of community facility space on the ground floor and basement. As currently contemplated, 80 of the 171 residential units would be compact studios, or “micro- units”, ranging from approximately 265 to 380 square feet in size; 35 of the 80 micro-units are proposed to be permanently affordable. The proposed building would be developed pursuant to zoning. Public financing is anticipated to be through HPD’s Mixed Middle Income (M2) Program. To facilitate the proposed development, HPD requests a disposition of non-residential City-owned property (Block 1243, Lot 57). ENVIRONMENTAL REVIEW This application (C 200140 PPM) was reviewed pursuant to the New York State Environmental Quality Review Act (SEQRA), and the SEQRA regulations set forth in Volume 6 of the New York Code of Rules and Regulations, Section 617.00 et seq. and the City Environmental Quality Review (CEQR) Rules of Procedure of 1991 and Executive Order No. 91 of 1977. The designated CEQR number is 18HPD103M. The lead agency is HPD. It was determined that this application may have significant adverse effects on the environment and that an Environmental Impact Statement would be required. A Positive Declaration was issued on May 1, 2019, and subsequently distributed, published, and filed. Together with the Positive Declaration, a Draft Scope of Work for the Draft Environmental Impact Statement (DEIS) was issued on May 1, 2019. A public scoping meeting was held on June 6, 2019 and the Final Scope of Work was issued on October 16, 2019. A DEIS was prepared and a Notice of Completion for the DEIS was issued on October 16, 2019. Pursuant to SEQRA regulations and the CEQR procedures, a joint public hearing was held on January 22, 2020 and continued on February 5, 2020, in conjunction with the public hearing on 4 C 200140 PPM the related Uniform Land Use Review Procedure (ULURP) items (C 200140 PPM). A Final Environmental Impact Statement (FEIS) reflecting comments made during the public review process was completed, and a Notice of Completion for the FEIS was issued on March 5, 2020. The proposed project as analyzed in the FEIS identified significant adverse impacts with respect to historic and cultural resources (architectural resources). Total demolition of the former substation would make significant adverse impacts unavoidable. The identified significant adverse impacts and proposed mitigation measures under the proposed actions are summarized in Chapter 7 “Mitigation” of the FEIS.
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