Rezoning from R7-2/C1-4 and C8-3 to C4-6 with MIH Approved for One45 Mixed-Use Development in Harlem

• When: 2025/07/14
• Address: 685-695 Lenox Avenue & 101-150 West 145th Street
• City: New York
• State: NY
• Category: Spot Rezoning
• Subcategory: Mixed-Use Rezoning
• Asset Class: Mixed-Use
• Property Type: High-Rise
• Size (SF): 940,000 SF
• Size (AC): 1.58 AC
• Size (Units): 968 Units
• New Zoning: C4-6
• New Zoning Description: A zoning district that enables higher density for both market-rate and affordable housing, with allowable floor area ratios (FARs) of up to 12 for residential (with Mandatory Inclusionary Housing), 10 for community facility, and 3.4 for commercial.
• Previous Zoning: R7-2/C1-4 and C8-3
• Previous Zoning Description: The R7-2 district was a residential district allowing limited residential development with no affordable housing requirement. The C1-4 was a commercial overlay. The C8-3 district was an outdated general commercial zoning primarily intended for heavy commercial uses like auto shops and storage facilities, not permitting residential uses on most of the site.

The New York City Council adopted a resolution approving the rezoning of the One45 For Harlem site, spanning the west side of Lenox Avenue between 144th and 145th Streets, in Manhattan's Community District 10. The decision involves a zoning map amendment to change the existing R7-2/C1-4 and C8-3 districts to a C4-6 district. Simultaneously, a zoning text amendment modified Appendix F to establish a Mandatory Inclusionary Housing (MIH) area for the site. This action facilitates the development of a 940,000 square foot mixed-use project, featuring 968 residential units, with 291 (30%) designated as permanently affordable housing across various income bands (40%, 80%, and 120% AMI). The development also includes a 23,000 square foot Tech-Novation Community Center, 30,000 square feet of retail space (prioritizing a fresh food grocer), a 200-person gathering venue, and voluntary below-grade parking. The previous C8-3 zoning was outdated and primarily for heavy commercial uses, not allowing residential development. The new C4-6 zoning enables significantly higher density for both market-rate and affordable housing, with residential FARs up to 12 (with MIH).

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