MAPS AND GRAPHICS FOR DCP APPLICATIONS
AREA MAPS & LAND USE MAPS
Land Use Maps are the less-detailed counterpart to Area Maps. (Though Area Maps also show land use, they are not the same thing.) They are typically required in the context of less significant land use approvals, such as Certifications and Authorizations (whereas Special Permits and Rezonings get Area Maps). As of this writing, the DCP website still suggests that you can use a screenshot of the ZoLa website for your Land Use Map. But the Department's standards go on to request that the maps include all sorts of details that are not shown in ZoLa, and would thus need to be added. Or you can have us prepare the map and not have to worry about any of that.
Area Maps are an all-purpose land use map that is required with most applications that are bound for review by the City Planning Commission. (However, don't confuse them with “Land Use Maps.”) They show all manner of things that are relevant to land use review: land uses (obviously), building footprints, zoning districts, building heights, transit lines, street widths, traffic directions, block numbers, and more. And, when prepared for a Zoning Map Amendment or City Map Amendment application, they also illustrate the proposed change.
PRE-APPLICATION STATEMENT MAPS
Pre-Application Statement (or “PAS”) Maps are the maps required with the submission of a Pre-Application Statement to the Department of City Planning (see PAS Form v2.5, Section 7a). At a minimum, they include a tax map, zoning map, and basic land use map; but may require additional maps, or the illustration of the proposed action, depending on the application type. (Note also that Photographs are also now required with Pre-Application Statements.)
ZONING CHANGE MAPS
A zoning change map is a before-and-after version of the zoning map that is a part of a Zoning Map Amendment application. What's interesting is that you are required to use the official zoning map as your base, regardless of whether it makes for a particularly clear map. Thus the purpose of this map is not to effectively communicate what is proposed, but to literally show the reviewer exactly what the zoning map will look like if the application is approved. (Our guess is that the Zoning Change Map is used to aid the Department in preparing their zoning sketch map, which is then the basis of ultimately amending the zoning sectional map.)
PHOTOGRAPHS
Nearly every DCP/CPC application requires a set of Photographs—if only because they are now a required attachment to every Pre-Application Statement (see PAS Form v2.5, Section 7a). Our Photographs are prepared according to the Department's standards, and we are continually refining our templates and process to ensure that they respond to the ever-changing demands of the agency. The good news is that you can recycle the Photographs, using the set from your Pre-Application submission with your formal land use application. (The bad news is that more recently the Department has been asking for updated photographs when they issue comments on land use applications.)
ZONING MAPS
This map is self explanatory. It is simply the relevant zoning sectional map, with your Site or Project Area identified. It becomes only slightly more difficult to prepare when the 600-foot area around the subject Site extends onto more than one zoning sectional map, in which case multiple maps with segments of the radius must be prepared.
TAX MAPS
Similar to Zoning Maps, Tax Maps are fairly straightforward. But, they can also be extremely complicated. First, your tax map must delineate between the Project Area and Development Site (unless the two are coextensive). Second, if your project area includes several tax blocks, a separate map for each showing a portion of the project area boundary, must be created. Finally, note that depending on the application type, the amount of details that need to be shown on the tax maps varies. For example, a Certification requires a tax map that simply identifies the Development Site, whereas a Zoning Map Amendment application requires a tax map identifying the Development Site, Project Area, Zoning Districts, Commercial Overlay Districts, and Special Districts.
MIH MAPS
With the advent of MIH/ZQA (in March 2016) came the introduction of the MIH zoning text amendment map, or "MIH Map" for short. This is the map that will appear in Appendix F of the Zoning Resolution that identifies the area in which participation in the Mandatory Inclusionary Housing Program is applicable as the result of the subject application; this is almost surely any area being rezoned to increase residential density to an R6–R10 district. The MIH Map identifies not only the newly created MIH Area, but also any neighboring IH and MIH areas, as well as the MIH "options" (mixes of unit affordability) that will be available.
NEIGHBORHOOD CHARACTER DIAGRAMS
Neighborhood Character Diagrams are extremely detailed streetscape elevation drawings that are required with certain types of applications that, and you may have guessed, potentially impact neighborhood character. Examples include Special Permits affecting landmarks or buildings in historic districts, applications for curb cuts where they are not permitted by right, or permitting large-scale developments that do not comply with the underlying bulk regulations.
Ordinarily, streetscape elevations are prepared by the project's architect. However, there are several reasons why we implore you to have us prepare your next Neighborhood Character Diagram: First, TRD wants them done a very specific way, with which we have extensive experience. Second, they almost certainly require extensive site visits and measurements that are not cost effective for architects to perform. And most importantly, TRD has taken to asking for extremely extensive areas to be included in the Neighborhood Character Diagrams. Typically 600 feet from the site, in either direction, on both sides of the street. For that reason our office can prepare the diagrams for a fraction of what an architect would necessarily charge.
ZONING COMPARISON TABLES & CONFORMANCE COMPLIANCE TABLES
A Zoning Comparison Table is a basic set of before and after zoning regulations that is submitted with a Zoning Map Amendment (rezoning) application. The reason we suggest that you have us prepare it (even though you or your architect could do so) is that DCP wants the tables prepared in a very specific way that we are accustomed to. Also, because we prepare so many of them, we can do so in a cost effective manner.
Similar to the Zoning Comparison Table, the Conformance-Compliance Table is a before-and-after table that is required with Zoning Map Amendment applications affecting 10 or more properties. As with so many things, the reason you should consider having us prepare this item is that it must be done in a specific way, using a specific template, that we are accustomed to.
VISUAL CORRIDOR DIAGRAMS
A Visual Corridor Diagram is required with certain DCP/CPC applications affecting waterfront properties. But don't go looking for any additional information on their website. As of this writing there are neither samples nor standards in the "applicant portal." Thankfully, you don't need to worry about that. Simply request the Visual Corridor Diagram with your next project, and we'll take it from there. Our staff prepares the diagrams on a regular basis, and is in touch with TRD as to exactly how they would like them prepared.
ZONING TEXT MAPS
A Zoning Text Map is a map that appears within the text of the Zoning Resolution, as opposed to being one of the Zoning Maps that appears after the text and appendices. One example is the MIH Maps (as previously discussed) that appear in Appendix F, and illustrate where the Mandatory Inclusionary Housing program is applicable. In fact, maps actually appear throughout the text of the Zoning Resolution (mainly in the special district text). And if you are changing any of these maps, such change is technically a "text amendment" (yes, this can be confusing), and will require a Zoning Text Map illustrating the proposed change.
ZONING LOT SITE PLANS
Certain types of applications that involve the development rights or applicability of zoning across several properties, or even several tax blocks, require a Zoning Lot Site Plan. These plans illustrate the several properties and buildings at issue in the application in a more detailed fashion than any of the other maps that are included with the application; at the same time, they are not architectural plans. They typically include details such as: block and lot numbers, property dimensions, building footprints, building dimensions, easements, widths of streets and sidewalk, and relevant distances between points.