General requirements for the Central Open Space
A publicly accessible open space, (henceforth referred to as the “Central Open Space”), shall be provided in Subdistrict F. Such a space shall be open to the sky, except that portions of a building on Site 3 and amenities that are provided in accordance with Sections 93-75 and 93-77 (Design Criteria for Public Access Areas in Subdistrict F) shall be permitted to cover a portion of the Central Open Space.
(a) General purpose
The Central Open Space is intended to serve the following purposes:
(1) to serve as a neighborhood open space;
(2) to provide amenities for area residents, workers and the general public; and
(3) to provide areas that offer varied programs, supplemental spaces between amenities and surrounding buildings and connections between surrounding publicly accessible open spaces.
(b) Location and dimensions
The Central Open Space shall be located within the area bounded by the West 32nd Street Extension, the West 31st Street Extension, the Connector and Eleventh Avenue, and shall also be comprised of any portion of Sites 3 and 4 that are not covered by buildings at the ground level as shown on Map 3 (Subdistrict F: Public Access Area Plan) in Appendix B.
The Central Open Space shall have a minimum dimension in the north-south direction as measured from the southerly street line of the West 32nd Street Extension to the northerly street line of the West 31st Street Extension of 175 feet. In addition, the minimum dimension of the Central Open Space in the north-south direction between the northern boundary of Site 3 and the southerly street line of the West 32nd Street Extension shall be 55 feet.
The Central Open Space shall have a minimum dimension in the east-west direction as measured from the easterly street line of the Connector to the westerly street line of Eleventh Avenue of 545 feet. In addition, the minimum dimension of the open space in the east-west direction between the eastern boundary of Site 3 and the western boundary of Site 4 shall be 265 feet.
Within 350 feet of the Eleventh Avenue street line, the maximum height of the finished grade of the Central Open Space shall be 45 feet above the Manhattan Datum, which is 2.75 feet above sea level. Beyond 350 feet of Eleventh Avenue, the maximum height of the finished grade shall be 47 feet above the Manhattan Datum.
(c) Core elements
The Central Open Space shall provide the following core elements:
(1) Lawn area
An accessible lawn area shall be provided with a minimum aggregate area of 10,000 square feet and a maximum slope of three degrees. Such area need not be continuous. Any lawn area located within 12 feet of a building wall on Sites 3 or 4 shall not contribute towards such minimum gross area.
A playground shall be provided with a minimum area of 10,000 square feet.
(3) Supplemental area
Any space in the Central Open Space other than the required lawn area set forth in paragraph (c)(1) of this Section or the required playground space set forth in paragraph (c)(2) of this Section, shall be designated as supplemental area and shall comply with the requirements set forth in this Section.
A minimum of 50 percent of the supplemental area shall be landscaped with soft ground cover, and the remaining 50 percent may be paved. At least one tree shall be provided for every 1,500 square feet of the supplemental area. Such trees may be distributed anywhere within the supplemental area.
A minimum of two unimpeded paved pedestrian accesses, each with a minimum width of 12 feet, shall be provided in the supplemental area. Such pedestrian access shall link the West 31st and West 32nd Street Extensions and be no closer than 150 feet to one another at any point.
A minimum of one linear foot of seating shall be provided for every 75 square feet of supplemental area. At least 50 percent of such required seating shall provide seatbacks. Such seating may be distributed anywhere within the supplemental area.
Within 15 feet of a required sidewalk or pedestrian access, the slope of the supplemental area shall not exceed 7.5 degrees, or a maximum height of two feet. Beyond 15 feet of a required sidewalk or pedestrian access, the slope of the supplemental area shall not exceed 15 degrees.
(d) Permanent structures
Permanent structures, such as food or information kiosks, pavilions or public restrooms may be placed within the Central Open Space, provided the height of such structures does not exceed 20 feet. The maximum lot coverage that all such permanent structures may occupy shall be 400 square feet and such structures shall be exempt from the definition of floor area.
For portions of buildings in Site 4 fronting upon the Central Open Space, a minimum of 50 percent of the surface area of the ground floor street wall fronting upon the open space shall be treated with clear, untinted, transparent material.
(f) Permitted encroachments from private streets and pedestrian ways
The Connector and the terminus of the West 31st Street Extension shall be permitted to encroach upon the supplemental area of the Central Open Space, provided that the site and landscape plans incorporating the private street or pedestrian way are approved in conjunction with the Central Open Space, pursuant to Section 93-78 (Site and Landscape Plans for Public Access Areas in Subdistrict F).