CITY PLANNING COMMISSION • DEPARTMENT OF PLANNING

ZONING HANDBOOK A Guide to the Resolution of The City of New York TABLE OF CONTENTS

Page

INTRODUCTION ...... >...... _ ••••• __••••••• __ ...... 4

THE STRUCTURE OF THE RESOLUTION Zoning Maps ...... _...... _...... 6 Text of the Resolution ...... 7 Index of Uses ...... 8

USE Use Groups and Special Permit Uses ...... __ ...... 10 Use Districts ...... _...... __ •...... 12 Industrial Performance Standards (Manufacturing Districts) ...... _ ...... 13 Supplementary Use Regulations and Special Provisions Along District Boundaries ...... 14 Signs ...... _...... 14

BULK Controls Over Intensity of Development ...... 16 Design Controls ...... 20 Which Bulk Provisions Apply ...... _...... 29

PARKING AND LOADING Parking ...... 30 Loading ...... __...... 34

LARGE-SCALE DEVELOPMENTS ...... 36

NON-CONFORMING USES AND NON-COMPLYING BUILDINGS Non-Conforming Uses ...... _ ..... _...... 37 Non-Complying Buildings ...... _...•. _...... 38 Additional Provisions ...... _...... 38

ADMINISTRATION Administering Agencies ...... _...... 39 The Grace Period and Vested Rights ...... _...... 39 INTRODUCTION provide structures with clean lines, open plazas and imaginary lots. In residential projects it provides a attractive arcades. simple formula for the proper spacing of buildings and permits the incorporation of local convenience 's new Zoning Resolution has been new residences are permitted in Manufacturing Dis~ 6. Requirements for off-street parking of autos shopping. It also gives the City a reasonable period acclaimed as a "mandate for a better City." It repre­ tricts. In mapping these Districts, a careful review and off-street loading of trucks are built into of time to acquire sites for schools or other public sents a giant stride forward in the City's efforts to was made of all vacant land in the City to select appro­ the Resolution. facilities which may be required in conjunction with meet the compelling problems imposed by a modern priate areas for future residential construction and New factories and commercial buildings are required the large-scale project. metropolis. It frees the City from the shackles of the for modern industrial development. Careful attention to provide off-street parking. In addition, the parking past as embodied by the old code. was paid to achieving maximum compatibility between requirements for residential buildings are increased. This booklet is intended to serve as a guide to the The City's first Zoning Resolution, passed in 1916 Districts by buffering Residence Districts from heavy The percentage of parking spaces required is greater new Zoning Resolution. It contains, in summary, its and hailed as a pioneering achievement then, had manufacturing with high performing light industry in the outlying sections of the City than in the more major provisions and outlines the principles upon become hopelessly inadequate. Complicated by a three­ or appropriate Commercial Districts. densely developed and congested areas; in the high which they are based. In many instances regulations map system with more than 2,500 map and text density central areas of and Brooklyn, are discussed in detail. Where possible, charts and amendments, and antique and unwieldy provisions, it 2. Loopholes are eliminated, by specifying uses no off-street parking is required for commercial and diagrams have been used to illustrate the text. industrial establishments. impeded rather than encouraged logical planning allowed in a District instead of those prohibited. The Resolution is the sum and distillation of nearly progress. It failed to provide a rational guide to the Every operation that is or may be carried on in this a half-century of thought and study. Five years in growth and future development of the City, and 7. Commercial Districts are zoned to help retail City is listed and assigned to appropriate Districts. shopping meet modern needs. preparation, it contains much material which can­ equally serious, failed to protect existing development No new use can be located anywhere until it is re­ not be abbreviated without the risk of distortion. from encroachment by incompatible or undesirable viewed and assigned to a District where it would Deeper zoned Commercial Districts provide for Thus, it is manifestly impossible in a guidebook uses. serve the community and where it would be most com­ more up-to-date shopping facilities and for off-street to match the Resolution's scope or magnitude. As A great number of new uses and new problems have patible with its neighbors. parking. Appreciable amounts of sterile commercial strip zones are rezoned for productive use. a guide to a technical document, every effort has come into being since the passage of the 1916 Reso­ been made to be accurate. However, this booklet does lution. Modern construction techniques and a multi­ 3. Performance standards are set for industry not have the status of an enactment. It has been which will make for more desirable plants that 8. Provision is made for large-scale residential tude of new materials have been developed. The and community facility developments. designed to aid in the use of the Resolution, but in automobile has demonstrated an insatiable appetite are not offensive to our residences and to other businesses. no respect should it be considered a substitute for for space - for parking, for highways, for garaging The new zoning does not force large-scale residential the original. - in an era when our old zoning code was hitched Regulations limiting noise, smoke, odor, vibration and community facility developments to be treated to the horse and buggy. and other annoying or hazardous effects of industry as if they were simply a collection of buildings on December 1961 The demands of these technological and social are eetablished and appropriate agencies designated changes have been met by the new Resolution. More­ to enforce their standards. These regulations will over, because of its rational structure, the Resolution permit greater freedom of site selection for industries will be easy to amend in order to meet the needs of that are now limited by arbitrary and inflexible zon­ the future. The new Resolution, for example, specifi­ ing provisions. cally makes provision for the inclusion of new uses in appropriate Districts as they come into existence. 4. More open space and less overcrowding in }'esidential areas are insured by a carefully Zoning serves as a basic blueprint for the City's worked out set of interrelated controls. development. Because of its importance, the Resolu­ tion was the subject of years of intensive study and Regulations limit the number of rooms that can be numerous public hearings to reflect the soundest expert built on a given lot and also curtail excessive con­ opinion and the needs and desires of our citizens. version of existing apartments - a practice that has What has evolved is an equitable, modern document, led to the rise of new congestion and slums as fast formulated to cope with existing conditions, yet as the old ones could be eliminated through renewal flexible enough to change when times demand it. and redevelopment efforts. Additional controls (open While it is highly detailed it is also logical and con­ space ratio and floor area ratio) establish good stand­ sistent, and has been drawn to provide maximum ards of open space and limit excessive bulk. Factors convenience. used in establishing appropriate levels of density for an area include proximity to rapid transit or com­ Following are the major features of the new muter railroad lines, availability of community facili­ Resolution: ties and topographical features.

1. An appropriate place is designated for every 5. Bulk regulations encourage more light, air use. and better design, and permit construction There are Residence, Commercial, and Manufactur­ economies. ing Districts - each important in its own right. Because controls are aimed at substance and not Residence Districts are protected from commercial and form, they offer greater freedom to the architect and manufacturing uses, and - equally important - no give the builder added incentives through bonuses to

4 5 THE STRUCTURE OF THE RESOLUTION 3. Identify the District

~ Each District is designated by one letter plus one The modern Zoning Resolution can be neither simple nor brief. It can, however, or two numbers. The letter shows the general use be convenient to use and easy to understand while dealing with complex problems. classification: "R" for Residence; "C" for Commer­ cial; and "M" for Manufacturing. Most Residence Districts have only one number, which indicates per­ mitted use, bulk, and required parking. Most Com­ mercial and all Manufacturing Districts have two numbers, the first indicating permitted uses and the Zoning Maps second, permitted bulk, required parking or both. A second number is used in R1 and R3 Districts to indicate use restrictions or bulk variations, and A single set of maps records the zoning structure cover area which extends either beyond pierhead in R7 Districts to indicate differing parking for the entire City. For easy reference, the maps lines or beyond City boundaries. requirements. have been drawn in a series of 35 sections. Each section is divided into four quarters, marked A, B, The single-map system replaces the old three-map Local Retail (C1-1 through Cl-5) and Local Service C, and D. There are 126 quarter-sections. The remain­ system which was drawn to accommodate the sepa­ (C2-1 through C2-5) areas within Residence Districts are designated by easily identifiable patterns. A key ing fourteen quadrants are not mapped because they rate height, use, and area Districts of the old code. to these patterns is located on each zoning map.

HOW TO READ THE ZONING MAPS

1. Find the Map Locate the property in question on the "Index Map of The City of New York" and note the section and quarter in which it lies. Then, turn to that map quarter-section. Text of the Resolution

The Resolution is divided into seven Articles: Use, bulk, and parking regulations for Articles II, III, and IV are self-contained within each of these I. GENERAL PROVISIONS, including defini­ Articles. A columnar chart along the right hand tions and provisions relating to vested margin in these Articles singles out those Districts 2. Determine Zoning District Boundaries rights to which each section of the Resolution applies. This Heavy solid lines on the zoning maps indicate the makes it possible to find all pertinent sections for a boundaries of zqning Districts. II. RESIDENCE DISTRICT REGULATIONS particular District by reading down the appropriate columns. Where sections apply: to more than one Where these boundary lines occur within a block, of these Articles, they are generally repeated in each. a figure giving the zoning depth is sometimes shown. III. COMMERCIAL DISTRICT REGULATIONS If no figure is given and the line runs down the J Each section of the text is identified by a number. length of the block, the zoning boundary is the center IV. MANUFACTURING DISTRICT REGULA­ The first two digits indicate the Article and Chapter. line of the block. If no figure is given and the zoning TIONS The remaining digits indicate the section or subsection. line runs parallel to the width of the block, the depth Major sections have four digits (e.g. 43-12), and of zoning is generally 100 feet, except in certain V. NON-CONFORMING USES AND NON­ subsections have five (e.g. 43-121). For example, 43- Commercial Districts as noted: COMPLYING BUILDINGS, including pro­ 121 identifies Article IV, Chapter 3, subsection 121 JDD (a subsection within section 12). visions relating to continuance, change of District Depth of Zoning (in feet, from use and termination Throughout the Resolution, all words specifically nearest street defined in the text are italicized. Definitions of these within the lnnnnnr VI. SPECIAL HEIGHT REGULATIONS AP­ words, such as basement, cellar, dwelling unit, floor district) PLYING AROUND MAJOR AIRPORTS area ratio, are given in Article I and, for convenience, Cl-l, C4-1, C4-2, C4-4 200 key definitions are repeated in other Articles as neces­ Cl-2, Cl-3, C2-1, C2-2, C2-3, C4-3, C7 150 VII. ADMINISTRATION, including provisions re­ sary. In addition, to make the ordinance as easy as lating to enforcement, appeals, variances, possible to use, many regulations are outlined in tables special permits and amendments. and are supplemented by drawings and diagrams.

6 7 HOW TO DETERMINE WHAT MAY BE BUILT ON A SPECIFIC PIECE OF LAND HOW TO DETERMINE WHERE A SPECIFIC USE MAY BE LOCATED

1. Identify the District Additional uses may be permitted in certain Dis­ 1. Identify Districts ill Which the Use May 2. On the Zoning Maps, Locate Di8trlds in tricts subject to Special Permit by the Planning Com­ Be Located Identify the District in which the site is located Which the Use Is Permitted mission or the Board of Standards and Appeals. (see the directions on "How to Read the Zoning Turn to the "Index of Uses" in Appendix A to These uses are listed in Special Permit sections Maps"). Then, turn to the Article which corresponds determine the Districts in which the use may locate. 3. Determine the Applicable Regulations following the Use Group lists in Articles II and III, to the letter in the zoning designation: R (Residence), In Districts listed but not asterisked, a use is per­ Read the regulations which apply to uses in these and in the Article on Administration (Article VII, Article II; C (Commercial), Article III ; or M (Manu­ mitted as a matter of right. In Districts marked with Districts. Note that the parking requirement category Chapters 3 and 4). facturing), Article IV. a single asterisk, a Special Permit from the Board of for each use is given, when applicable, in the Index Standards and Appeals is required. In Districts of Uses. 2. Find Out Which Uses Are Permitted in the 3. Fi~d Out Which Provisions Apply to Build­ marked with a double asterisk, a Special Permit from District ing in the District the Planning Commission is required. To determine the uses permitted in a District, In Articles II, III, and IV, to determine which check the Use Group chart in the appropriate Article. regulations apply to the zone in which the site is A Use Group is a list of compatible uses; and com­ located, look for the District symbol for that zone binations of Use Groups are specified for each District. in the columnar chart in the right-hand margin of Sections in Articles II, III, and IV list the uses the appropriate Article. Where no columnar chart is included in the various Use Groups in the chart. If used, provisions apply to all Districts covered in the a Use Group is permitted in a District, then any use Article save for the sections on Performance Stand­ listed in the Use Group is permitted in the District ards in Article IV. In other Articles, provisions apply as a matter of right. either to all Districts or to the Districts specified.

Index of Uses

As an aid to use of the ordinance, a comprehensive mitted and, if applicable, its parking requirement alphabetical Index of Uses has been placed in category. The Index is intended to serve as a basic Appendix A. The Index identifies the Use Group in reference guide, but it is not an integral part of the which a use is located, Districts in which it is per- text of the Resolution and has no legal status.

A - Park- t-" ing Re- Districts in Which Permitted quire- ment R3 Use Cate- Rl to Use Group gory RZ RIO Cl C2 C3 C4 C5 C6 C7 C8 MI M2 M3 Adhesives manufacture, excluding t manufacture of basic components 17 MI M2 M3 Advertising displays manufacture 17 MI M2 M3 Advertising signs , (See Sections 32-63 and 42-52) Agricultural machinery manufacture, including repairs 18 M8 R3 Agriculture Rl to 4 R2 RlO Without nuisance or sales limitations CI C2 C3 C4 C5 C6 C7 C8 Ml_._·_. ___M2 u._, M3___ Without nuisance or sales limitations 17 MI M2 M3 Aircraft manufacture (including parts) 17 lIii-M2M3 t . • . Airports MI M2 M3 Amusement parks, children's (Sec \ children's amusement parks) -- - .... ~ ------

8 9 DESCRIPTION OF USE GROUPS USE

Use Group 1 are therefore appropriately located in secondary, major, and central commercial areas and their periph­ A primary consideration of zoning is the determination of how land shall be Single-family detached residential development. used, and where the every-day activities of city life are to carried out. The eral service areas. guiding use principles in the Zoning Resolution are: U se Group 2 Use Group 10 • Safeguarding residential, commercial, industrial and other urban All other types of residential development designed for Large retail establishments, such as department stores, land needs; permanent occupancy. which serve a large area. Appropriate in secondary, • Placing each use in harmonious surroundings where it can give major and central shopping areas, but not in local Use Group 3 maximum performance and service; and shopping or local service areas because of the harmful Community facilities such as schools, libraries, or effects of a large volume of traffic attracted from • Defining clearly all uses permitted in any area. museums, which serve educational or other essential outside the neighborhood. neighborhood needs or can function best in a resi­ dential environment, and are not objectionable in Use Group 11 residential areas. Use Groups and Special Permit Uses Custom manufacturing activities, such as art needle­ Use Group 4 work and jewelry manufacturing from precious metals, which have no significant objectionable effects and Other community facilities, such as churches, com­ Every known use is listed in the Zoning Resolution. specified in both the Article relating to that District generate very little truck traffic. These establishments munity centers, or hospitals, which provide recrea­ Compatible uses have been grouped in 18 "Use and the Article on Administration (Article VII). can best serve their customers from a central loca­ tional, health, or other essential services for Groups," and appropriate combinations of Use Groups tion, and are therefore appropriate in the central r esidential areas or can function best in a residential determine the uses permitted in a District as a matter Uses not specifically listed for inclusion in a District commercial areas. environment, and are not objectionable in residentib.l of right. Uses which require Special Permits from the are forbidden. When a new use comes into being, the areas. Planning Commission or Board of Standards and Zoning Resolution will be amended to provide for its Use Group 12 location in the appropriate Districts. Appeals for inclusion in a particular District are Use Group 5 Large entertainment facilities, such as arenas and Transient hotels, permitted in all Manufacturing and indoor skating rinks, which draw large numbers of people from a wide service area and generate high USE GROUPS PERMITTED IN Z.ONING DISTRICTS all Commercial Districts, except C3, but not in Resi­ dence Disfricts. traffic volumes. Appropriate in secondary, major and USE GROUPS general central commercial areas but not in local commercial areas nor in the restricted central com­ OIStRl c r s Use Group 6 mercial areas. Retail and service establishments, such as food and small clothing stores, beauty parlors, and dry cleaners, Use Group 13 which are needed to serve local shopping needs. Low coverage or open uses such as golf driving Use Group 7 ranges, children's small amusement parks, and gaso­ line service stations. These are all uses which attract Home maintenance and repair services such as plumb­ CO ...,£ItCIAL customers for special purposes not associated with ing and electrical shops which are needed to serve retail shopping. nearby residential areas. These uses would be incom­ patible in prime retail shopping areas, because they interrupt the continuity of retail frontage. Use Group 14 Facilities for boating and related activities which (;[HERAL Use Group 8 are suitable in waterfront recreation areas. CO~IIII["CIAL

RE STRICTEO CENTRAL Amusement establishments such as small bowling COMMERC IAL alleys, and service uses such as upholstery and appli­ Use Group 15 ance repair shops, which appropriately serve nearby Large commercial amusement establishments, in­ residential areas. Suitable in secondary and major cluding the typical Coney Island attractions. They centers, they are not appropriate in local shopping generate considerable noise and traffic and are appro­ areas or in the highly restricted central commer­ priate only in a few designated areas like Coney Island

II!ANU' ACT UR fM," cial areas. or the Rockaways.

Use Group 9 Use Group 16 Services to business establishments and other serv­ Semi-industrial uses, including automotive and other

t HEAVY MMW'ACTURtNG ices which depend on trade from a large area. They services, such as custom woodworking shops, and

10 11 welding shops, which typically involve offensive noise able influences and in so doing become compatible C7 C8 and other objectionable influences. They are required to adjacent residential areas. eOMMERCIAL AMUSEMENT DISTRICTS. Provide GENERAL SERVICE DISTRICTS. Furnish services to serve residential and commercial areas throughout for large, noisy, traffic-generating uses such as large creating noise, truck traffic, and other objectionable the City, but are not compatible with residential uses Use Group 18 amusement parks of the type found in The Rockaways effects, although needed in proximity to residences or with other types of commercial development. Industrial uses which either involve considerable and Coney Island. Such uses would be objectionable and businesses they serve. Typical uses: automobile danger of fire, explosion, or other hazards, or cannot in all other Commercial Districts, and a special Dis­ service stations, small welding and machine shops. Use Group 17 be designed without appreciable expense to conform trict is needed. large laundries, and dry cleaning establishments. Manufacturing uses which can normally conform to to high performance standards with respect to the high performance standards by controlling objection- emission of objectionable influences.

MANUFACTURING DISTRICTS Use Districts Manufacturing Districts have been established for textiles, electronic equipment, pharmaceutical and RESIDENCE DISTRICTS high (M1), medium (M2), and low (M3) levels of wholesale service facilities. industrial performance. Residential and community facility uses are excluded from all Manufacturing With the exception of R1 and R2 Districts (single­ needing a residential environment for effective func­ M2 Districts, except that in M1 Districts, uses in Use family detached Residence Districts) and R3-1 Dis­ tioning and creating no significant objectionable influ­ MEDIUM MANUFACTURING DISTRICTS (MEDI­ Group 4 (hospitals, churches, welfare centers, etc.) tricts (single- and two-family detached Residence ences. Uses asterisked in the use lists for Use Groups UM PERFORMANCE). Manufacturing and related are permitted. All commercial uses are permitted in Districts), all Residence Districts permit the same 3 and 4 are not permitted as a matter of right in uses with performance characteristics less desirable all Manufacturing Districts, except large open com· uses. They are distinguished from one another by R1 or R2 Districts. than those permitted in M1 but not as objectionable mercial amusement establishments (Use Group 15) differences in permitted bulk and required parking. as M3 Districts permit. Enclosure of activities in R3 to RIO which are excluded from M1 Districts. New manu­ buildings is normally not required except along the facturing or related uses must meet the performance Rl and R2 GENERAL RESIDENCE DISTRICTS. Permit vari­ boundary of a Residence District. Industries permitted standards set for the District in which they are in M1 Districts but unable to meet M1 performance SINGLE-FAMILY DETACHED RESIDENCE DIS­ ous types of residential structures, conditioned by located. An industry permitted in an M3 District may TRICTS. Permit single-family detached residences; bulk and parking regulations, and community facili­ standards might well be appropriate in M2, as would be permitted in an M2 or M1 District if it can meet heavy industries which can upgrade their performance community facilities serving residential areas or ties allowed in Rl and R2. the applicable performance standards. to M2 levels.

COMMERCIAL DISTRICTS Ml M3 LIGHT MANUFACTURING DISTRICTS (HIGH HEA VY MANUFACTURING DISTRICTS (LOW Commercial Districts range from local shopping C4 PERFORMANCE). Activities (except storage) within PERFORMANCE). Essential heavy industries which areas to heavy service areas. Uses permitted in Resi­ GENERAL COMMERCIAL DISTRICTS. Occasional completely enclosed buildings. Often provide buffers cannot reasonably be expected to conform to perform­ dence Districts are permitted in all Commercial family shopping and essential business services, char­ between Residence or Commercial Districts and M2 ance standards appropriate for most other types of Districts except C8. acterized by· a substantial number of large stores or M3 Manufacturing Districts. Typical uses include industrial activity. Typical uses include chemical man­ generating considerable traffic. Typical uses: depart­ research laboratories, manufacturing of apparel or ufacturing, power plants, foundries, and junk yards. Cl ment stores, furniture, appliance, and carpet stores; theaters; commercial parking lots aJad garages. LOCAL RETAIL DISTRICTS. Local shopping. In­ clude a wide range of retail stores and personal C5 service establishments. Typical uses: food stores, Industrial Performance Standards (Manufacturing Districts) barber shops, beauty parlors, drug stores, shoe or RESTRICTED CENTRAL COMMERCIAL DIS­ hat repair shops, small clothing or dry goods stores. TRICTS. Office buildings, department stores, and other related retail and wholesale activities of city­ The Zoning Resolution classifies manufacturing • Radiation wide, or national significance; a few high-value operations by an industry's actual performance and • Toxic or noxious matter C2 impact on surrounding uses. This is achieved through custom manufacturing uses, such as custom clothing • Fire and explosive hazards LOCAL SERVICE DISTRICTS. Wide range of local manufacturing, jewelry or watch making, and the a series of regulations which impose performance service establishments not regularly visited in day­ making of precision instruments and optical goods; requirements that must be met in order for an indus­ • Humidity, heat, or glare to-day shopping. Typical uses: small contractors' and a great variety of services essential to the needs try to qualify for a particular Manufacturing District. Compliance with performance standard regulations is establishments, small moving or storage offices, of such an area. In general, separate standards have been established exterminators, small sign painting shops, window determined by the direct measurement of eight charac­ teristics incidental to industrial operations. These for the three Manufacturing Districts. The most shade or awning shops. C6 exacting standards have been set for light (M1) include: GENERAL CENTRAL COMMERCIAL DISTRICTS. Districts, with heavy (M3) Districts subject to the C3 In addition to uses allowed in C5 Districts, permit • Noise least restrictive controls. Any use in Use Groups llA, WATERFRONT RECREATION DISTRICTS. Pleas­ full range of commercial activities requiring a • Vibration 16, 17, and 18 can qualify for authorization as a per­ ure boating and fishing including the rental, servic­ central location, including all amusement, service, and mitted use in any Manufacturing District, as long • Smoke, dust, and other partiCUlate matter ing and storage of boats in appropriate waterfront repair uses permitted in C2, and the large entertain­ as it complies with the District standards for each areas, usually adjacent to residential development. ment uses allowed in C4. • Odor performance characteristic.

12 13 SIGNS IN COMMERCIAL AND MANUFACTURING DISTRICTS FOR NON-RESIDENTIAL USES Supplementar~ U se Regula~io~s and . Special ProviSIons Along DIstrIct BoundarIes Sign provisions for Commercial Districts are found Permitted advertising signs may be illuminated or in Article III, 2, and for Manufacturing flashing, except in C8 Districts, where they must Districts, in Article IV, Chapter 2. be non-illuminated or illuminated indirectly, with resi­ dences and streets shielded from the light source. COMMERCIAL DISTRICTS Type of Sign Allowed No advertising sign is permitted within 200 feet In all Commercial and Manufacturing Districts, the of an arterial highway or public park more than one­ in C4 Districts. They apply in C5 Districts to aster­ In Commercial Districts "Supplementary Use Regu­ code permits "business signs" - signs erected on the half acre in size if visible from it, or within 100 isked uses in Use Groups 6, 9 and 11. lations" provide for the complete enclosure of all uses; same zoning lots as the businesses to which they refer. feet of a street containing a Residence District bound­ restrict auto access onto zoning lots ?ear schools: parks In Districts C3 and C5-1 through C5-3, however, no ary or a public park over one-half acre in size if not and playgrounds; regulate the locatIOn of certam uses Story Restrictions such signs may be illuminated and in C1 and C2, angled at least 165 0 away from such boundary or park. within buildings; and determine the numbe:: of floors There are story restrictions in all Commercial Dis­ no flashing illuminated signs are allowed, except they may occupy. "Special Provisions Applymg ~long tricts but C8. In Cl through C3 Districts, non-resi­ certain signs showing time, temperature, etc. Size, Surface Area, Height, and Projection District Boundaries" limit the placement .of prImary dential uses in Use Groups 6, 7, 8, 9 and 14 m~st In general, "advertising signs" - signs which refer For non-residential signs in Commercial or Manu­ business entrances, show windows and SIgns. locate below the first story ceiling if upper storIes to a business on another zoning lot - are permitted facturing Districts, the limits on size, total surface contain residential or community facility uses. Non­ in Districts C6-5, C6-7, C7, C8 and M1 through MS. area per lot, and height are indicated below: Enclosure residential uses can in no case (excepting public service uses and clubs in Use Group 6) occupy more In all Districts but C7, uses must be located within than two floors including a basement. In C4 through SIGN DIMENSION AND PLACEMENT REGULATIONS completely enclosed buildings. Open store fronts and C7 Districts, i~ mixed buildings, non-residential uses store windows are allowed, however, in C2, C3, C4, Maximum Total Surface in Use Groups 5 through 16 may occupy the first Area of Signs Per LotI Maximum Height C6-1 through C6-4, C6-6, and C8 Districts. story, or any other floor below residential uses, without (in square feet) (in feet) restriction as to the number of floors that may be used. Whichever Less: Above Ground Floor Location Surface Area Roof Asterisked uses in commercial Use Group l.ist.s m~y Auto Access Restrictions and Boundary Maximum Per Lot Level not be located on the ground floor of a bUlldmg m Size of or For Each Above Provisions Individual Surface Area Frontage of Curb Roof certain Districts, unless located at least 50 feet !rom The same auto access restrictions and boundary Districts Sign Per Lot a Corner Lot Level Sign Sign the building wall which faces the street. For astensked provisions apply in all Commercial Districts. uses in Use Groups 8, 9 and 12, these limitations apply C1 2 , C2 2 NR 3x Street Frontage 1503 20 5 P C3 NR 50 20 5 P MANUF ACTURING DISTRICTS C5-1 to C5-3 NR 3x Street Frontage 200 20 5 P C4 C5-4 C6-1 to C6-4 NR 5x Street Frontage 500 40 5 P of storage facilities. They also limit business en­ C6-6 In Manufacturing Districts, the "Supplementary trances, show windows and signs. Boundary regu.la­ Use Regulations" require complete enclosure of all tions are uniform for all Districts, except those whIch C8 500:; 5x Street Frontage 40 4 NR NR . Ml Districts and restrict auto access onto uses m . 11 D' relate to enclosure or screening of storage. St?re C6-5 C7 M1,M2, M3 NR5 NR NR NR6 NR NR lots near schools, parks and playgrounds m a :s- fronts and store windows open to customers outsI.de tricts. The "Special Provisions Applying Along ~IS­ C6-7 g the building, are permitted for all the commercIal trict Boundaries" call for enclosure of manufactur:n uses in all Manufacturing Districts. and commercial activities and enclosure or screenmg NR - No Restriction P - Prohibited lExcluding window signs which are non-illuminated or illuminated but non-flashing, if no window contains more than three and their total surface area is not more than eight square feet. ~These regulations apply in all other Commercial and Manufacturing Districts within 100 feet of a street containing a Residence District boundary or a public park over one-half acre in size, if not angled at least 165 0 away from Signs such boundary or park. 350 square feet for illuminated signs. 4Non-illuminated signs or signs with indirect illumination may extend to a maximum height of 58 feet. SIGNS IN RESIDENCE DISTRICTS AND FOR RESIDENTIAL USES 5The size (in square feet) of an advertising sign cannot exceed the distance (in feet) of such sign from an arterial highway or public park. IN COMMERCIAL DISTRICTS (lIn Manufacturing Districts within 500 feet of a Residence District or a C1 or C2 District - 50 feet for illuminated over 25 square feet in size, if their illuminated portions do not face 90° or more away from the boundary, Rent" signs are all permitted in Residence Districts 58 feet for signs illuminated indirectly. Nameplates for dwelling or rooming units, i~enti?­ and for residential uses in Commercial Districts. cation signs for multiple dwellings and non-reSIdential Restrictions on size, number and height are given in Permitted may up to 8 feet beyond other non-Residence Districts, the permitted projec' ructures bulletin boards for community facility uses, the street line in C6-5, C6-7, and C7 Districts, and tion over the street line is 18 inches for double- and st Article II, Chapter 2. signs for , parking areas, and " For S a 1e " and "For without limit in all Manufacturing Districts. In all multi-faced signs, and 12 inches for all other signs.

15 14 Where the Open Space Ratio is 20, for example, a building (except in R8 and R9 Districts, where BULK building whose floor area is 20,000 square feet calls roof area used as required open space need not for open space of 4,000 square feet - 20 per cent be accessible to occupants). Roof area can be of 20,000. counted as open space if it is not over building Controls Over Intensity of Development areas devoted to residential use, and only if cer­ Open Space tain restrictions and design standards are met. "Open space" is that part of a zoning lot which, Certain obstructions are permitted, and up to 50 The Zoning Resolution regulates the intensity of • REQUIRED LOT AREA PER HUNDRED in general, must be open and unobstructed to the per cent of the required open space may be used development of the City through the following zoning SQUARE FEET OF NON-RESIDENTIAL sky. It must be accessible to all residents of a for off-street parking. controls: FLOOR SPACE - Applicable only to buildings occupied by both residential and non-residential • FLOOR AREA RATIO - Applicable to all kinds uses of buildings • MINIMUM LOT SIZE - Applicable only to build­ • OPEN SPACE RATIO - Applicable only to build­ REQUIRED LOT AREA PER ROOM OR DWELLING UNIT ings that contain residential uses ings which contain residential uses • REQUIRED LOT AREA PER ROOM OR DWELL­ • MAXIMUM LOT COVERAGE - Applicable only The number of people who can live in a given tion, the basic living space in an apartment­ ING UNIT - Applicable only to buildings which to buildings which contain community facility area is limited indirectly by the number of dwelling living room, dining area, and kitchen - counts contain residential uses uses, and only in Residence Districts. units or rooms permitted in a residential building on as 2% rooms, with each additional room counting a lot of a given size. These restrictions are set in as one. terms of lot area required per dwelling unit or room. FLOOR AREA RATIO Supplementing these limitations in R1 through R5 Districts are regulations which forbid rooming units Room (SRO's, for example) and restrict dwelling unit occu­ The Floor Area Ratio is the principal control on the 2. Floor space used for mechanical equipment. For the purpose of these regulations, "room" has pancy to a single family or a common household of physical volume of a building. It represents the rela­ 3. Permitted or required parking space located a meaning similar to that of "rental room," up to four unrelated persons. tion between the floor area of the building and the less than 23 feet above curb level. familiar to architects and builders. In this defini- area of the lot on which the building standi'!. Expressed as a formula: 4. Off-street loading space, limited to twice the requirement. FAR = Floor Area Lot Area 5. or stair bulkheads and accessory Thus a building permitted a Floor Area Ratio of 5 water and cooling towers. OTHER DENSITY CONTROLS could have five times as much floor area as lot area, 6. Uncovered steps. while a Floor Area Ratio of .5 would permit a floor Buildings occupied by residential and non-residen­ Additional regulations insure adequate open space area equal to only one-half the lot area. Floors excluded are: tial uses must meet the lot area requirements for and privacy through the control of minimum lot both uses. Requirements for the non-residential part size for residential buildings, and maximum lot cover­ Floor Area 1. Attics with headroom of less than eight feet. are stated in terms of lot area per 100 square feet age for buildings which contain community facility The term "floor area" used in determining the 2. Cellars - space whose height is more than of floor area devoted to such non-residential use. uses in Residence Districts. Floor Area Ratio (and the Open Space Ratio as half below curb level. well, see below) is defined as the sum of the gross areas of all the floors in a building, exclud­ 3. The lowest story of a residence containing ing certain floors and other building areas. up to two additional stories, if it is used for basement purposes, is part of the same dwelling BONUS PROVISIONS Areas excluded are: unit as the story immediately above it, and is 1. Balconies, terraces, breezeways and porches, half below ground level on one side or contains provided they are not more than half enclosed. a garage. Bonuses for Open Space permitted Floor Area Ratio - until, at a certain In R5 through R9 Districts, the higher the building, height, it begins to decline. The Floor Area Ratio at the greater the Open Space Ratio required. Within a given Height Factor (floor area divided by lot coverage) and a given Open Space Ratio is derived OPEN SPACE RATIO limits, however, this provision of additional open space is rewarded by more floor area, by more rooms from the following formula: per lot area, or a combination of both. _1_ = OSR + 1 For buildings containing residential uses, the pri­ FAR 100 Height factor mary device assuring adequate open space is the Open 100 x open space FLOOR AREA BONUS OSR ~--~--~­ The relationship of Floor Area Ratio, Height Factor~ Space Ratio. This fixes the open space required on = floor area a lot as a percentage of the total floor area of all build­ In each of these Districts, every required increase and Open Space Ratio in Districts R5 through R9 is ings on the lot. Expressed as a formula: in the Open Space Ratio results in an increase in the summarized in the following chart:

16 17 MINnIe\! REQUIRED OPEN SPACE RA1'IO AND MAXIMUM FLOOR AREA RATIO, R5 THROUGH R9 DISTRICTS RESIDENCE BULK REGULATIONS In R5 Districts In R6 Dlstricts In R7 Districts In R8 Districts In R9 Districts Minimum Required Corresponding Minimum Maximum Maximum Minimum Maximum ::Vlinimum j',i[aximum Lot Area4 Dwelling Units or required 4 floor floor required floor required floor (in square feet) Rooms per Acre area open space open open Minimum ratio area Typical Maximum Required Per ratio Height Floor Area Open Space Dwelling Dwelling 0.94 District (Stories) Ratiol RatioS Unit Per Room Units Rooms 50.0 28.0 1.0 0.99 1.28 16.0 1.52 1.78 1.4 1.95 53.0 28.5 1.62 16.5 2.01 Rl-l 1 and 2 0.50 150.0 9,500 4 56.0 2.51 1.8 2.85 29.0 1.85 17.0 2.38 3.14 2.2 3.68 Rl-2 1 and 2 0.50 150.0 5,700 7 59.0 2.02 17.5 2.67 7.1 3.69 2.6 4.42 1 and 2 0.50 150.0 3,800 11 6 62.0 1.27 30.0 2.14 18.0 7,4 R2 7 4.15 3.0 5.08 65.0 1.26 30.5 2.23 18.5 3.05 7.7 3,4 R3 1 and 2 0.50 150.0 375 116 68.0 1.24 4.55 5.65 31.0 2.30 19.0 3.17 8.0 4.88 3.8 6.13 R4 1 and 2 0.75 80.0 275 158 9 71.0 1.22 31.5 2.35 19.5 3.27 10 74.0 8.3 5.15 4.2 6.54 R5 2 to 6 1.00 to 1.25 50.0 to 62.0 205 to 173 212 to 252 1.19 32.0 2.38 20.0 3.33 8.6 5.38 11 77.0 1.16 2,40 4.6 6.85 R6 6 to 10 2.00 to 2.40 29.5 to 33.0 106 to 96 411 to 454 32.5 20.5 3.38 8.9 5.56 5.0 7.09 12 80.0 1.13 33.0 2,42 21.0 3,41 R7 6to 12 2.80 to 3.40 18.0 to 21.0 81to 72 538 to 605 13 9.2 5.71 5,4 7.30 83.0 1.10 33.5 2,43 21.5 3,42 9.5 5.81 R8 8 to 16 4.80 to 6.00 8.0 to 10,4 53 to 44 822 to 990 14 86.0 1.07 7,41 34.0 2.43 22.0 3,44 9.8 5.92 7.52 R9 9 to 18 6.50 to 7.50 4.2 to 6.2 42 to 39 1,037 to 1,117 15 89.0 1.04 34.5 2.43 22.5 3,42 16 10.1 5.95 7.52 R10 1.1 andover 10.002 None 305 1,4525 92.0 1.02 35.0 2.42 23.0 3,41 10.4 5.99 17 9il.0 0.99 2,42 7.52 35.5 23.5 3,40 10.7 6.02 7.52 18 98.0 0.97 B6.0 2,40 24.0 3.38 lWhen a of floor area ratios is shown, the lower is for lowest building typical of District, and the 19 11.0 6.02 7.46 101.0 0.94 36.5 2.39 24.5 3.36 11.3 6.02 higher is maximlffil achievable in the District for taller buildings. (Numbers have been rounded.) 20 104.0 0.92 7.41 37.0 2.38 25.0 3.33 11.6 6.02 7.35 2The floor area ratio shown is exclusive of the bonuses for plazas, plaza-connected open areas, or arcades, 21 107.0 0.89 37.5 2.36 which can add up to 20 per cent to this amount. 3When a range of open space ratios is shown, the lower is the minimum required at the lower floor area ratio 8ho"\\>'ll, and the higher is the minimum required at the higher floor area ratio shown. ROOlVI BONUS Type of Districts in which Bonuses are Given 4When a range of required lot areas per room, or rooms per acre, is shown, the first number is the density Building permitted at the lowest open space ratio shown, and the second is the maximum density permitted in In Districts R5 through R9, every increase in the for Plazas, Plaza-Connected Open Areas or Use or Arcades the District. Open Space Ratio also results in an increase in the 5The lot area requirement and number of rooms per acre shown are exclusive of the bonus for plazas, plaza­ number of rooms permitted on the lot. For each one C2-8 {;4-6 C5 C6-4 connected open areas, or arcades, which can reduce the lot area requirements up to 17 per cent and C4-7 to C6-7 point rise in the Open Space Ratio over an Open increase the possible rooms per acre up to 20 per cent in this District. Space Ratio base figure, there is a uniform reduction C2-7 C4-6 C5 C6 Ml-6 Facility Cl-9 C2-8 C4-7 in the required lot area per room, until a minimum COMMERCIAL AND MANUFACTURING BULK REGULATIONS requirement is reached. C4-7 C5-2 C6 Ml-6 C5-3 C5-4 Manufacturing A series of illustrative tables at the end of the Commercial Bulk Regulations Bulk Regulations Chapter on Residential Bulk in Article II clarify bonus Ml-6 Cl and C2 provisions with regard to: are entitled to bonuses allowed Maximum Cl-1 to Cl-5 1. The Floor Area Ratio permissible on lots in each Floor and Cl-6 to Cl-9 C3 C4 C5 C6 C7 C8 M1 M2 M3 The bonuses allowed are listed District, given the Open Space Ratio and Height below: Area C2-1 to C2-5 and Ratio When Mapped in C2-6 to C2-8 Factor; Additional Square Feet of Floor Area Allowed For 0.50 C3 Each Square Foot of 2. The lot coverage permissible on lots in each Dis- Maximum FAR -~-~~-~~--~ 1.00 Rl to R5 C4-1 C8-1 Ml-l trict, the Open Space Ratio and Height Factor; Allowed in Plaza- District For Connected 2.00 R6 to RIO Cl-6 to Cl-9 and Specified Use Plaza Open Area Arcade and C8-2 :M1-2 M2-1 M3-1 C2-6 to C2-8 C7 C8-3 Ml-4 M2-3 M3-2 3. The lot area required per room and the resulting FAR 15 10 10 3 3.40 C4-2 number of rooms per acre permitted on lots in each FAR 10 6 6 3 " ~~--~~~~~~" C4-3 District, the Open Space Ratio. FAR 6.0 and 6.5 C4-4 ( Commercial C4-5 Districts only) 4 4 2 C4-6 Bonuses for Plaza-Connected Open Areas 4.00 and Arcades When residential uses are permitted in these Dis­ tricts, plazas, plaza-connected open areas or arcades 5.00 C8-4 Ml-3 M2-2 Ml-5 M2-4 bulk Residence and Commercial may reduce the minimum lot area requirements for floor area bonuses are each room or each hundred square feet of non-resi­ 6.00 C6-1 C6-2 of plazas, plaza-connected open dential floor area. For everyone per cent of lot area C6-3 areas provided as plaza or plaza-connected open area or for each two per cent of lot area covered an arcade 10.00 C6-4 C5-4 C6-5 Ml-6 accorded the various building minimum lot area requirements are reduced .6 per cent: indicated: but not more than 17 per cent in all. C6-6 C6-7

18 19 MINIMUM LOT SIZE Alternate Provisions One-family detached Other types In all Districts not governed by R1 through R5 or two-family of bulk regulations, if a lot-width open area of specified detached residences residences depth ("depth of optional front open area") is pro­ Area (in Width Area (in Width vided, alternate regulations permit higher front , District square feet) (in fe«t) square feet) (in feet) establish a steeper "alternate sky exposure plane" R1-1 9,500 1 1001 and prescribe no initial setback distance. In R1 Rl-2 5,7001 601 through R5 Districts, too, because front yards are 1 1 R2 3,800 40 mandatory, no initial setback distance is required. / R3to / RIO 3,800 40 1,700 18 J Tower Provisions 1 Single-family residence only A tower is the portion of a building which pene­ trates a sky exposure plane. Thus, the regulations Design Controls which govern towers are exceptions to the usual rules. If towers are set back specified distances from the street line, they may, in certain Districts, rise to While floor area, open space, and density regula­ • COURT AND WINDOW REGULATIONS-Ap­ any height, provided the Floor Area Ratio is not tions prevent over-development and overcrowding, plicable only to buildings containing residential exceeded. On lots of over 20,000 square feet, per­ they cannot alone prevent buildings from cutting uses or to portions of community facility build­ mitted towers may cover no more than 40 per cent off air circulation and blotting out light. To provide ings containing living or sleeping accommodations of their lots; but on lots under 20,000 square feet, h is the height of the alternate sky exposure light and air and still allow builders and architects they may cover a greater percentage of the lot - up plane maximum flexibility in planning and placing build­ • REGULATIONS PERTAINING TO SPACING to 50 per cent for lots of 10,500 square feet or less. s is the depth of the optional front open area ings on a zoning lot, the Zoning Resolution uses: BETWEEN BUILDINGS ON THE SAME LOT - Applicable only to residential buildings • HEIGHT AND SETBACK REGULATIONS­ Applicable to all kinds of buildings • REGULATIONS PERTAINING TO BUILDING TOWER PRIVILEGES • YARD REGULATIONS - Applicable to all kinds HEIGHTS AROUND MAJOR AIRPORTS­ Type of Building of buildings Applicable to all kinds of buildings. or Use Districts in which Tower Privileges are given ------~--- Residential R9 RIO Cl-8 C2-7 C4-6 C5 C6-3 Cl-9 C2-8 C4-7 C6-4 C6-5 HEIGHT AND SETBACK REGULATIONS C6-6 C6-7 Basic Provisions Community R7-2 R8 R9 RlO Cl-6 C2-6 C4-4 C5 C6 C8-3 Ml-3 The new code limits the height of front walls at Facility Cl-7 C2-7 C4-5 C8-4 Ml-4 or near the street line. Above that specified height, Cl-8 C2-8 C4-6 Ml-5 '1 sky expo8ure plane Cl-9 C4-7 Ml-6 no wall may rise within the initial setback distance r and no building part may penetrate the sky expo­ Commercial C4-7 C5-2 C6 Ml-3 ----1./I- C5-3 Ml-4 sure plane. I '--"7 C5-4 Ml-5 Ml-6 Initial Setback Distance Manufacturing Ml-3 The "initial setback distance" is measured hori­ Ml-4 Ml-5 zontally from the street line. This distance varies Ml-6 - one figure for parts of buildings which front .-----~------on "narrow streets" (streets under 75 feet "Mixed" buildings have the tower privileges of their constituent uses. wide), and another figure for parts of buildings which front on "wide streets" (streets over 75 feet wide, or streets adjoining unpaved public For non-residential buildings in C5-3, e6-6 and However, the entire building must conform to spe­ parks between one and fifteen acres in size). C6-7 - the highest bulk Commercial Districts­ cial setback requirements, if the alternate tower alternate tower and setback regulations progressively regulations regarding lot coverage are to be used. Sky Exposure Plane relax lot coverage and/or setback requirements, if the floor area is reduced below the permitted maxi­ In all Districts but R1 through R5, the "sky Side or Rear Setback Regulations exposure plane" slopes up and back from an mum. These alternate regulations apply only where imaginary line above the street line, at a speci­ a zoning lot is bounded by two or more streets. For buildings that contain residential or com­ munity facility uses, side or rear setbacks are some­ fied height. The "sky exposure plane" in Districts h is the height of the sky exposure plane, Ordinarily, tower privileges may be used in con­ R1 through R5 begins above the front yard or maximum height of the front wall junction with other height and setback provisions. times required. line. s is the initial setback distance

20 21 COMMERCIAL HEIGHT AXD SETBACK ltE:QUlRI"MlIilN~rs

RESIDENTIAL HEIGHT AND SETBACK REQUIREMENTS Maximum Standard Regulations height of front wall Sky Exposure Plane Slope over or other zoning lot Maximum Height portion of of Front Wall or Height Slope over Zoning (vertical Depth of above Lot (vertical distance setback building in distance to Initial Setback Building within distance optional front Height Setback Distance Street Line to horizontal distance) setback horizontal Distance (in feet) (in feet) distance open area above or Front (in feet) street Narrow Wide (in (in Yard Line Narrow Wide Narrow Wide (in line District Street Street feet) stories) (in feet) Street Street District stroot street feet) Narrow Wide (in Wide street street 1 street street R1 to R4 None None Street Street 25 ltol lto 1 Cl or C2 level level when mapped R5 None None Street Street 351 lto 1 to 1 level level Rl to R3 15 30 2 30 1 to 1 1 to 1 15 R4 and R5 1 10 30 1.4 to 1 1.4 to 1 20 15 30 22 303 1 to 1 1 to 1 R6 and R7 20 15 60 6 602 2.7 to 1 5.6 to 1 R6and 15 10 301 1.4 to 1 1.4 to 1 R7-1 15 60 4 60 2.7 to 1 5.6 to 1 R8to RIO 20 15 85 9 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 7.6 to 1 R7-2 20 15 60 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 7.6 to 1 Alternate Regulations (R6 to RIO) R8 to RIO 20 15 85 85 2.7 to 1 5.6 to 1 15 10 85 3.7 to 1 CI-6 7.6 to 1 Sky Exposure Plane 15 60 60 2.7 to 1 5.6 to 1 CI-7 to 15 10 60 3.7 to 1 7.6 to 1 Depth of CI-9 15 Height 85 6 85 2.7 to 1 5.6 to 1 13 Optional Front 10 85 3.7to 1 7.6 to 1 Open Area above C2-6 20 3 15 60 4 60 2.7 to 1 5.6 to 1 (in feet) Street Line C2-7 and 15 10 60 3.7 to 1 7.6 to 1 or Front C2-8 20 H; Narrow Wide Yard Line Narrow 85 6 85 2.7 to 1 5.6 to 1 15 10 85 3.7 to 1 7.6 to 1 District Street street (in feet) Street C3 20 15 30 2 30 1 to 1 1 to 1 ~~ 15 10 30 1.4 to 1 C4-1 1.4 to 1 R6 and R7 15 10 60 3.7 to 1 7.6 to 1 20 15 30 2 30 1 to 1 1 to 1 C4-2 and 15 10 30 1.4 to 1 1.4 to 1 C4-3 R8to R10 15 10 85 3.7 to 1 7.6 to 1 20 15 60 4 60 2.7to 1 5.6 to 1 C4-4 and 15 10 60 3.7 to 1 7.6 to 1 C4-5 20 1 Above front yard line. 15 60 60 2.7 to 1 5.6 to 1 C4-6 and 15 10 60 3.7 to 1 7.6 to 1 2 Above stroot line. C4-7 20 15 85 6 85 2.7 to 1 5.6tol 15 10 85 3.7 to 1 7.6 to 1 C5-1 to C5-4 20 15 85 6 85 2.7 to 1 5.6 to 1 MANUFACTURING HEIGHT AND SETBACK REQUIREMENTS 15 10 85 3.7 to 1 7.6to1 C6-1 to C6-7 Standard Regulations ITP"l'l'1!U" Regulations 20 15 85 6 85 2.7 to 1 5.6 to 1 15 10 85 3.7 to 1 7.6 to 1 Maximum Sky Exposure Sky Exposure Plane C7 20 15 60 4 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 height of C8-1 7.6 to 1 Slope over 20 15 301 22 30 1 to 1 1 to 1 front wall Slope over 15 10 30 1.4 to 1 1.4 to 1 or other zoning lot zoning lot C8-2 and C8-3 portion of (vertical Depth of (vertical 20 15 60 4 60 2.7 to 1 5.6 to 1 C8-4 15 10 60 3.7 to 1 7.6 to 1 Initial setback building in distance to optional front Height distance to 15 85 6 85 2.7 to 1 5.6 to 1 distance setback Height horizontal open area above horizontal 15 10 81) (in feet) distance above distance) (in feet) street distance) street line ------­ 1 For community facility '"''''.UU.'"". .o, (in Narrow Wide Narrow Wide (in (in Narrow Wide (in Narrow Wide 2 For community facility buildings, 3 stories. District street street feet) stories) feet) street street street street feet) street street 3 For community facility buildings, 6 stories. M1-1 20 15 301 21 301 1 to 1 1 to 1 15 10 1.4 to 1 1.4 to 1 M1-2 20 15 60 4 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 7.6 to 1 M1-3 20 15 85 6 85 2.7 to 1 5.6 to 1 15 10 85 3.7 to 1 7.6 to 1 YARD REGULATIONS M1-4 20 15 60 42 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 7.6 to 1 M1-5and M1-6 20 15 85 6 85 2.7 to 1 5.6 to 1 15 10 85 3.7 to 1 7.6 to 1 The new code establishes yard and related open side yard requirements for existing narrow lots. M2-1 20 15 60 4 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 7.6 to 1 area requirements for buildings in all Districts. M2-2 20 15 85 6 85 2.7 to 1 5.6 to 1 15 10 85 3.7 to 1 7.6 to 1 Where side yards are not required, any open areas M2-3 20 15 60 4 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 7.6 to 1 along the side lot line must be at least 8 feet wide. M2-4 20 15 85 6 85 2.7 to 1 5.6 to 1 15 10 85 3.7to 1 7.6 to 1 Front and Side Yards To accommodate row houses, provisions for RS, M3-1 and Front and side yards are required for aU buildings M3-2 20 15 60 4 60 2.7 to 1 5.6 to 1 15 10 60 3.7 to 1 7.6 to 1 R4 and R5 Districts permit construction of party in Rl through R5 Districts. Special provisions reduce walls and subdivision of zoning lots after develop- 1 For community facility buildings, 35 feet and 3 stories. 2 For community facility buildings, 6 stories. 22 23 RESIDENTIAL YARD REQ1!IREl'.IENTS

~~~-~-~ Side Yards

Single-family Detached OT Other Types Two-family of Detached residences Residences Front Rear Yards Yards~ Minimum Width of Minimum Width Yard or of Open Area Depth Depth (in feet) if Provided (in feet) (in (in Number Number District feet) feet) required Combined Each required Combined Each WI.W2· W Rl-1 20 30 23 353 153 w is the aggregate width of street walls Rl-2 201 30 23 20 3 83 R2 15 30 23 133 53 ment. For residences in these Districts, and for Special Provisions Along District Boundaries 1 community facility buildings in Rl through R5 For buildings which are situated along Residence R3 and R4 15 30 2 13 5 2 Hi 8 Districts, the width of required side yards is partly District boundaries, special provisions apply: R5 10 30 2 13 5 2 16 8 determined by the "aggregate width of street walls" R6 to R10 None 30 2 13 5 None 16 8 _ the length of those portions of the street which In Residence Distric::ts: are opposite sections of walls within 50 feet of the In R6 through RIO Districts all buildings must lOn corner lots, one front yard may have a lesser depth: 15 feet in Rl-2, 10 feet in R3 or R4 Districts. street line. The maximum aggregate width of street have a side yard next to an Rl through R5 boundary. 2 Rear yards are not required for corner lots. wall allowed for residences is 125 feet in R3 Districts; In Commercial Districts: 3 Single-family detached residences only. the maximum is 185 feet in R4 and R5 Districts. Buildings with residences on the first story must Floor area bonuses are given to buildings which have a front yard if the side lot line coincides with contain community facility uses in certain Residence the side lot line of a lot in an RI through R5 COMMERCIAL AND MANUFACTURING YARD REQUIREMENTS District. Districts, when the buildings provide deep front and Rear Yard1 wide side yards, and in certain Commercial Districts, All buildings must have an open area along a Minimum Depth Side Yard for deep front yards. lot line that coincides with the side lot line of an Residences Commercial adjoining Rl through R5 lot, and commercial and or Residential or Community Minimum Width community facility buildings must have an open Portions of Facility of Open Area Rear Yards Other Buildings Buildings if Provided area along the side or rear lot line if it coincides District (in feet) (in feet) Side Yard (in feet) Rear yards are required in all Districts for all with the rear lot line of any adjoining Residence zoning lots except the following: corner lots, lots District lot. C1 to C7 30 20 Not required 8 occupying an entire block, lots less than 50 feet In Manufacturing Districts: deep, lots fronting on two streets (through lots), C8 Residences not All buildings must have a front yard if they face M1, M2, M3 permitted 20 Not required 8 and Manufacturing lots with railroad rights of way streets whose center line marks the boundary of a at the rear lot line. The requirement is reduced for Residence District. 1 Rear yards are not required for corner lots. lots less than 75 feet deep. Through lots over 110 feet from street to street must have rear yard All buildings must have an open area along a lot equivalents for community facility uses in Rl line that coincides with the side lot line of an adjoin­ through R3 Districts and for all uses in R4 through ing RI through R5 lot or along the side or rear COURT AND WINDOW REGULATIONS RIO, Cl through C4-1, C7 and all Manufacturing lot line if it coincides with the rear lot line of any Districts. adjoining Residence District lot. The Zoning Resolution controls the size and shape lot-width open area that is at least 30 feet deep. of courts and the distance of certain windows to Permitted Obstructions and Activities walls or lot lines. The regulations relate to outer Inner Court Rear Yard Equivalent courts, inner courts, court recesses and required Yards and open areas differ primarily with An "inner court" is either completely enclosed by windows. Only residential buildings (except for A "rear yard equivalent" may be: regard to the obstructions and activities permitted walls; opens to the side or rear on lot lines; one- and two-family detached residences), parts of in each. or opens to the side or rear on an open area with 1. An open area through the lot, either midway buildings devoted to residential use and those parts a minimum dimension of less than 30 feet. between streets or linking adjoining rear yards For each type of use, the Zoning Resolution lists of community facility buildings which contain living - 60 feet deep in Residence Districts and 40 feet obstructions permitted in front yards, side yards, accommodations with required windows are covered. deep in Commercial or Manufacturing Districts. rear yards and rear yard equivalents, as well Legally Required Window and as additional obstructions which are permitted in Required Window 2. A lot-width open area at each street line- rear yards and rear yard equivalents only. In A "legally required window" is a window required 30 feet deep in Residence Districts and 20 feet open areas along Residence District boundaries Outer Court by jaw for a "living room" as defined in the in Commercial or Manufacturing Districts. the regulations restrict loading, storage and process­ An "outer court" is one that opens to the front Multiple Dwelling Law. "Required windows," used 3. A lot-length open area at each side lot line- ing. Parking is permitted in all open areas except on a required yard or on the street line; to the only in connection with community facility build­ 30 feet deep in Residence Districts and 20 feet in Manufacturing Districts next to Rl through R5 side on a lot-length open area at least 30 feet ings, are windows required by law for any living deep in Commercial or Manufacturing Districts. side lot lines. deep; or to the rear on a required yard or a or sleeping room (except hospital patient rooms).

24 25 OUTER COURTS, INNER COURTS, WINDOWS, AND C OURT RECESSES

Residential Buildings SPACING BETWEEN BUILDINGS ON THE SAME LOT Type of Parts of Community F acility Buildings and Pm·ts of Buildings Containing Living Accommodations Requirement Containing Residential Uses with Required Windows The Zoning Resolution introduces a flexible system RIO Districts, the required distance between a wall Outer Courts for spacing residential buildings on a single lot. By of building A and a wall of building B is determined 2 x depth (if less than 30 feet wide) 2 x depth (if less than 20 feet wide) formula, the distance between buildings depends on by the following formula: Minimum Width 1 x depth (if more than 30 feet wide) 1 x depth (if more than 20 feet wide) the heights and lengths of building walls where the LA + LB + HA + HB Maximum requirement: 60 feet Maximum r equirement: 40 feet buildings are opposite each other. However, a mini­ s= mum distance of 30 feet between buildings is 6 Inner Courts required. On these lots, when both buildings are under nine stories or 85 feet in height, the maximum required Letters used in the formulas that determine Minimum 30 feet (minimum dimension) distance between them is 80 feet. Requirements 20 feet (minimum dimension) these distances are defined as follows: 1,200 square feet (minimum area) 1 For all other lots, the formula is: 600 square feet (minimum area)! s - the required minimum spacing between a wall of building A and a wall of building B LA + LB + 2 ( H A + HB ) Windows Legally Required Windows s= Required Windows LA - the length of the portion of building A 6 Minimum Where window opens on Outer Court: directly opposite building B This requirement may be reduced by 15 per cent where Distance from no requirement Where window opens on Outer Court : Opposite Wall no requirement LB - the length of the portion of building B the difference in height between buildings is over Where window opens on Inner Court: Where window opens on Inner Court: directly opposite building A 60 feet or if one building is two stories or less and 30 feet or one-half of opposite wall's 20 feet or one-third of opposite wall's the other is six stories or more. height above sill level of window, which­ height above sill level of window, which­ HA -the full height of building A where it is ever is greater ever is greater directly opposite building B These formula regulations do not apply to buildings Maximum requirement: 60 feet on a through lot separated, under the yard provi­ Maximum requirement: 40 feet HB - the full height of building B where it is sions, by a rear yard equivalent. Nor do they apply directly opposite building A. to the separation of a one- or two-family detached Minimum On small corner lots in R9 and RIO, where 20 feet On lots up to 100,000 square feet in R8, R9 and residence from its accessory garage. Distance from window opens on certain yards: 20 feet Side or Rear Lot Lines Other: 30 feet ...... _ _. .. _ ---- BUILDING HEIGHTS AROUND MAJOR AIRPORTS Outer Court Recesses (Recesses which do not (New York International, LaGuardia, Floyd Bennett Field) face the Court opening) Buildings over 30 feet tall near New York's major Approach Surface Minimum Width 2 x depth 2 x depth airports are subject to zoning limitations based on Maximum requirement: 60 feet The "approach surfaces" are trapezoid-shaped Maximum requirement: 40 feet FAA regulations. In the area below the flight path imaginary surfaces that fan out from points of aircraft landing or taking off (the Airport Ap­ 200 feet beyond the end of each runway, in the Inner Court Recesses proach District), these buildings cannot pierce the (Recesses which vary path used by aircraft to land or take off. Over from strictly rectang­ lowest of four imaginary surfaces, the horizontal the first 10,000 feet of ground (referred to as the ular Court design) surface, the conical surface, the approach surface, and "inner sect ion" in the Zoning Resolution), an the transitional surface. In the area below the flight Minimum Width 2 x depth approach surface rises at a slope roughly one and 2 x depth (if less than 20 feet wide) path of aircraft circling the airport (the Airport one-quarter degrees to _th e horizontal and Circling District), these buildings cannot pierce the 1 x depth (if more than 20 feet wide) increases in width from 1,000 to 4,000 feet. Over horizontal surface or the conical surface. the next 15,000 feet (referred to as the "outer Maximum requirement: 60 feet Maximum requirement: 40 feet section" in the Zoning Resolution), it rises at a slope roughly one and one-half degrees to the 1 Where an Inner Court opens to the rear or side on an open area with a minimum dimension of less than 30 feet Horizontal Surface (20 feet for community facility buildings), its required area may include open area between the opening of the horizontal and increases in width from 4,000 Inner Court and the lot line. The "horizontal surface" is an imaginary surface to 8,500 feet. 150 feet above the highest point in the airport. Its center is established on special airport maps. Transitional Surface Its radius is different for each airport. The "transitional surfaces" are imaginary sur­ faces that rise upward and outward from imagi­ nary lines on either side of a runway, 500 feet Conical Surface from its center line, and beyond the runway from The "conical surface" is an imaginary surface the edges of the approach surfaces. They slope at which slopes upward from the edges of the hori­ an angle of roughly eight degrees to the horizon­ zontal surface at roughly three degrees to the tal, and they intersect the horizontal or conical horizontal. Its radius is different for each airport. surfaces. 26 27 GUIDE TO BULK REGULATIONS

Required Lot Area Spacing Maximum Required per Room Minimum Height and between Court Type of Floor Open or per Lot Area Setback Buildings Regulations Building Area Space Dwelling and Lot Yard Regulations on Single and Distance District or Use Ratio Ratio Unit Width Regulations and Towers Lot from Windows

Residence Residential 23-10 to 23-10 to 23-20 to 23-30 to 23-40 to 23-60 to 23-70 to 23-80 to 23-19 23-19 23-28 23-34 23-54 23-68 23-72 23-863

Community 24-10 to 24-10 to 24-30 to 24-40 to 24-50 to Facility 24-16, and 24-12 24-39 24-48 24-56 24-18

Residential 24-10 to 24-17 to 24-10 to 24-20 to 24-30 to 24-40 to 24-50 to and Community 24-175, 24-175, 24-12 24-23 24-39 24-48 24-572 Facility and 24-18 and 24-18

Commercial Commercial 33-10 to 33-20 to 33-40 to 33-17 33-30 33-48

Community 33-10 to 33-20 to 33-40 to 33-50 to Facility or 33-17 33-30 33-48 33-51, Community andR.D. Facility and Commercial

------.. --~~~ . ------..------Residential 34-10 to 34-10 to 34-10 to 34-10 to 34-10 to 34-10 to 34-10 to 34-10 to 34-112, 34-112, 34-112, 34-112, 34-112, 34-112, 34-112, 34-112, and R.D. and RD. andR.D. andR.D. 34-22 to 34-23, and RD. andR.D. 34-223, and RD. and RD.

Mixed (Resi- 35-10 to 35-10 to 35-10 to 35-10 to 35-10 to 35-10 to 35-10 to 35-10 to dential and 35-23, 35-23, 35-23, 35-23, 35-23, 35-23, 35~23, 35-23, Commercial or 35-31 to 35-33 and 35-40 to and RD. 35-50 to 35-60 to and RD. and RD. Community 35-32, 35-34, 35-42, 35-54, and 35-62, and andC.D. Facility) 35-35, and and RD. and RD. R.D. and C.D. RD. and RD. and C.D. C.D.

Manufacturing Commercial or 43-10 to 43-20 to 43-40 to Manufacturing 43-16 43-31 43-48

Community 43-10 to 43-20 to 43-40 to 43-50 to Facility 43-16 43-31 43-48 43-51 and R.D.

RD. or C.D. - See sections indicated above for this use in Residence Districts or Commercial Districts, respectively.

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1 Maximum waiver for conversions: 20 spaces, unless additional waiver bv Board of Standards and Appeals. C4-2 R6 2 For definition of Group Parking Facility see page 33. " C4-3

R7-1 None COMMERCIAL AND COMMUNITY Manufacturing Districts: FACILITY USES C6-1 Requirement Districts: Ml-l to Ml-3, M2-1 and M:2-2 R7-2 Cl-6 C2-6 C4-4 M3-1 ' C4-5 Parking requirements for commercial and com­ Exempt Districtsl : Ml-4 to M:l-6, M2-3 and M2-4, munity facility uses are highly detailed. Different M3-2 R8, R9, RI0 Cl-7 C2-7 C4-6 C5 C6-2 establishments have different needs, and density of Cl-8 C2-8 C4-7 C6-3 development and means of transportation vary in 2. Size of the establishment. Requirements are also Cl-9 C6-4 different parts of the City. Thus, requirements are C6-5 set for ranges of size, generally in terms of floor determined by a combination of three factors: the C6-6 area or rated capacity. C6-7 establishment's location, size and use. 1. Location. In areas of the City characterized by 3. Use. Community facility uses are listed individu­ Residences in Districts Cl-l through Cl-5 and C2-1 through C2-5 (Commercial Districts mapped vl:ithin Residence low density and high auto ownership, there are high ally, with different requirements for each. Commer:" Districts) are subject to the parking requirements of the Residence Districts which surround them. parking requirements. In congested central areas, cial uses have been divided into nine categories, on there are low requirements or exemptions. the basis of their traffic generating characteristics. Letters from "A" to "H" designate each commercial Off-street parking regulations for Residence Dis­ ards and Appeals are found in Article VII, Chapter 3, Residence Districts: parking requirement category, as noted below. The tricts are set forth in Article II, Chapter 5; for Com­ and by the City Planning Commission in Article VII, category assigned to each commercial use is indicated High Requirement Districts: Rl, R2, R3 mercial Districts in Article III, Chapter 6; and for Chapter 4. Provisions relating to lots divided by in the Use Group listing and is -noted in the Index Manufacturing Districts in Article IV, Chapter 4. District boundaries are found in Article VII, Medium Requirement Districts: R4, R5 of Uses. Regulations requiring action by the Board of Stand- Chapter 7. Low Requirement Districts: R6, R7-1 Exempt Districts1 : R7-2, R8, R9, RI0 A - LARGE FOOD STORES. Primarily supermarkets, the largest traffic generator among the retail uses. NUMBER OF SPACES REQUIRED Commercial Districts: High Requirement Districts: Cl-l, C2-1, C3, C4-1 B, Bl, and C-GENERAL RETAIL OR SERVICE Medium Requirement Districts: Cl-2, C2-2 C4-2 USES. HB" uses are characterized by a high volume Minimum Requirements required is set as a percentage of the dwelling units C8-1 ' , ?f automobile custo!flers for their size. This category on the lot. In Districts governed by Rl through R5 mcludes most retaIl uses - and variety Regulations setting minimum requirements for Low Requirement Districts: Cl-3, C2-3 C4-3 C7 regulations, these requirements can normally be satis­ C~ , , , stores and most small retail "Bl" uses are parking facilities apply to new developments, to relatively low traffic generators, considering their floor fied by open area on the lot. Parking requirements are enlargements and, where Rl through R7-1 regulations Very Low Requirement Districts2 : Cl-4, C2-4 C4-4 area, and include offices and furniture stores. The HC" C8~ , , category includes uses which rarely locate in store apply, to the additional dwelling units created by reduced or waived for smaller lots where R6 through RIO regulations apply, and are modified for public 1 groups, such as auto sales, monument sales and police conversions on lots over 5,000 square feet. Exempt Districts : Cl-5 to Cl-9, C2-5 to C2-8 C4-5 to stations. housing developments. C4-7, C5, C6, C8-4 ' RESIDENTIAL USE 1 Parking is required for hospitals in all Districts. D - PLACES OF ASSEMBLY. Generators of large For residences, the number of parking spaces 2 These are exempt Districts for many community traffic volume, such as theaters, night clubs, meeting facility uses. halls, stadiums and dance halls.

30 31 E - OPEN COMMERCIAL AMUSEMENTS. Large MANUFACTURING PARKING REGULATIONS WAIVER WHERE ACCESS mISSIOner of Buildings certifies that safety hazards traffic generators, such as golf driving ranges and amusement parks of the Coney Island type. WOULD BE FORBIDDEN or congestion will not result. Manufacturing and Related Uses OTHER F - LIGHT MANUFACTURING, SEMI-INDUSTRIAL Access provisions - the basis for the second type USES. Generators of moderate car traffic, such as large 1 space per 1,000 square feet of of waiver - are identical for all Districts. They Requirements for manufacturing and storage uses laundries and carpet cleaning establishments. floor area whichever will and for certain commercial uses are waived if the require the require that entrances and exits be located more than or larger number 50 feet from any street intersection, unless the number of employees or the amount of floor space is G - STORAGE OR MISCELLANEOUS ESTABLISH­ } below specified levels. MENTS. Low traffic generators for floor area, such as of spaces facility has less than 10 spaces or unless the Com- trucking terminals, motor freight stations, packing and ,.1 space per 3 employees crating establishments. ViM't Warehouses and Other Stl"'''.!Y'P Establishments H - OTHER COMMERCIAL USES. Uses with unique traffic-generating characteristics, such as hotels, funeral 1 space per 2,000 square feet of } parlors and boat rental businesses. Requirements are floor area whichever will listed separately for each use in this category. require the MAXIMUM NUMBER OF SPACES PERMITTED or smaller number of spaces In certain cases, the Board of Standards and 1 space per 3 employees Appeals may reduce the minimum requirement for Without specially granted modifications or excep­ number of dwelling units on the lot or by the lot size, commercial and eommunity uses. Churches or places tions, the size of off-street parking facilities can and varies (aside from one-family detached residences) of assembly (uses in parking requirement category in no case exceed set limitations. by District. For non-residential uses, maximum allow­ Waiver of Requirements ances are determined by lot size alone. "D") may have reduced requirements if, at meeting In all Districts, group parking facilities are Parking requirements may generally be waived in times, enough of the parking spaces provided for limited to 150 spaces, except where accessory to resi­ Under certain circumstances, maximum standards two instances: other uses on the same lot are unused and available. dences in Residence Districts, when a maximum of may be relaxed through modifications, exceptions Uses in parking requirement HBl" may conform to 1. If the number of spaces required under "mini­ 200 spaces is allowed. and waivers. For group parking facilities, the maxi­ "C" group standards, so long as the owner shows mum requirements" is less than the minimum mum size specified may be increased up to 50 per cent good faith and does not change to a HB" category use. specified in waiver provisions. Group Parking Facility under a modification from the Department of Build­ ings, and, in certain cases, an even greater increase 2. If the entrances and exits cannot possibly con­ A "group parking facility" contains two or more MANUFACTURING USE form to the access regulations. may be permitted under an exception from the spaces, serves more than one dwelling unit when Board of Standards and Appeals. For a single-family Parking requirements for manufacturing uses vary accessory to a residence, and has an access to WAIVER OF REQUIREMENT FOR SPACES detached residence in a Residence District, maximum according to size and use, but not (exclusive of the the street common to all spaces. UNDER A MINIMUM NUMBER standards are waived if the lot area exceeds 10,000 exempt Districts - MI-4 through MI-6, M2-3, M2.4 In Residence Districts only, additional parking square feet. For all other uses in Residence Districts, and M3-2) according to location. The requirements for The minimum number of parking spaces required density controls apply. For residences, the maximum parking density controls may be modified by the warehousing and storage establishments differ from - the basis for the first type of waiver - is given permitted number of spaces is determined by the Department of Buildings. those for other manufacturing establishments because for residential uses in the chart on page 31, and is of differences in traffic-generating potential. given for most other uses in the chart below: LOCATION WAIVER OF REQUIREMENT FOR SPACES UNDER A MINIMUM NUMBER For residences in Rl and R2 Districts, without Residential Use If Fewer than Following exception, and for non-residential uses in Rl through Number of R4 Districts, except by Board of Standards and Off-site parking for residences must in general be Spaces is Appeals Special Permit, parking facilities must be located in Commercial or Manufacturing Districts, Required Then Requirements are Waived in these Districts on the same lot as the buildings they serve. In all other not in Residence zones. Exception is made for a joint 10 Rl R2 R3 R4 R5 Cl-1 C2-1 C3 C4-1 cases, off-site parking is permitted, as outlined below, facility in any Residence District but Rl or R2, and joint facilities may be provided to serve two or provided it is on the site of the other use which 15 Cl-2 C2-2 C4-2 C8-1 M1-1 M2-1 M3-1 more zoning lots. When parking is off.site, ownership shares the facility. The permitted maximum distance Ml-2 M2-2 of the parking area and the primary lot must be in the between all off-site parking spaces and the nearest Ml-3 same hands, deed restrictions must be filed, and dis­ boundary of the lot occupied by the principal use is -~--~~~---~~--~~~~-~-.-~- tance and District requirements must be adhered to. as follows: 25 R6 R7-1 Cl-3 C2-3 C4-3 C7 C8-2

40 R7-2 R8 R9 R10 Cl-4 C2-4 C4-4 C5 C6 C8-3 Ml-4 M2-3 M3-2 Cl-5 C2-5 C4-5 C8-4 Ml-5 M2-4 Cl-6 C2-6 C4-6 Ml-6 Cl-7 C2-7 C4-7 Cl-8 C2-8 Cl-9

32 38 of requirements where access is forbidden. The size 2. Size of the est ablishment. of berths depends on the principal use involved. Ot?er MAXIMUM DISTANCE TO OFF-SITE PARKING (RESIDENTIAL USE) 3. Use. F ive types of establishments are distin- provisions are generally similar to the corresp~ndmg gllished. They are: Maximum If the Principal Use is in one of provisions for off-street parking. In n~n-ReSl~en?e Distance the following districts Hospitals and related facilities, and prisons Districts no open loading berth is permltted wlthlll 60 feet and no entrance is allowed within 30 feet of 600 feet R3 R4 R5 R6 R7-1 CI-I C2-1 C3 C4-1 C7 F uneral establishments a Residence District boundary. CI-2 C2-2 C4-2 Hotels, offices and courthouses CI-3 C2-3 C4-3 Special regulations for Commercial and Manufac­ ------.... _.. __._ ------Commercial uses turing Districts permit joint loading berths for 1000 feet R7-2 R8 R9 RIO CI-4 .. c2-4 C4-4 C5 C6 Services, wholesale, manufacturing and storage adjoining buildings or zoning lots. Lots with uses CI-5 C2-5 C4-5 uses. subject to different loading requirements and lots CI-6 C2-6 C4-6 divided by District boundaries are specially pro- CI-7 C2-7 C4-7 Loading regulations include provisions relating to vided for. CI-8 C2-8 size of berths, surfacing, screening, access and waiver Cl-9

District restrictions can be modified to allow other trict. And if the principal use is in a Manufacturing than joint off-site facilities in R3 through R10 Dis­ District, the parking facility may be in any adjoining tricts, and distance limitations can be stretched from Manufacturing District. Off-site parking facilities for 600 to 1,200 feet and from 1,000 to 1,500 feet by Spe­ non-residential uses in Residence Districts may be cial Permit of the Board of Standards and Appeals. permitted upon special findings by the Commissioner of Buildings. Commercial, Community Facility and The maximum permitted distance between all off· Manufacturing Use site parking spaces and the nearest boundary of the Off-site parking for a commercial, community lot occupied by the principal use is 200 feet if the facility or manufacturing use may be in the same parking facility is in a Residence District, or 600 District as the use it serves, or in certain cases in feet if the parking facility is in a Commercial or an adjoining District. If the principal use is ill a Manufacturing zone. A Special Permit from the Board Residence District, its parking facility may be in any of Standards and Appeals may allow off-site parking adjoining District other than R1 through R4, or in for community facility uses in Residence Districts R1 through R4 by Special Permit of the Board of at a distance of up to 600' feet, and may sanction Standards and Appeals. If the principal use is in a an increase in permissible distance from 600 to 1,200 Commercial District, the parking facility may be feet for all non-residential uses where off-site parking in any adjoining Commercial or Manufacturing Dis- is provided in Commercial or Manufacturing Districts.

OTHER CONTROLS

Special regulations applying to all :Districts control Regulations also rest!'ict the use of accessory park­ the size of spaces, the location of access to the street ing facilities and prescribe the services that may be use of required open space for parking, and set provided there. requirements for surfacing and screening.

Loading

In Residence Districts, accessory off-street loading Commercial Districts; berths are mandatory only for hospitals, and com­ High Requirement Districts : C3, C4-l through C4-3, mercial uses in large-scale developments. In other C7, C8-1 and. C8-2, and Cl and C2 Districts mapped within Rl through R6 Districts specific provisions cover most commercial, Low Requirement Districts : Cl-6 through Cl-9, C2-6 manufacturing and service uses . ... through C2-8, C4-4 through C4-7, C5, C6, C8-3 Like commercial and community facility parking and C8-4, and Cl and C2 Districts mapped within R7 through RIO requirements, loading requirements vary according to: Manufacturing Districts: 1. Location. High Requirement Districts : Ml -l, Ml-2 and Ml-4, Residence Districts: M2-l and M2-3, and M3 High Requirement Districts: RI through R6 Low Requirement Districts: Ml-3, Ml-5 and Ml-6, Low Requirement Districts: R7 through RIO M2-2 and M2-4 35 34 LARGE-SCALE DEVELOPMENTS NON-CONFORMING USES AND NON-COMPLYING BUILDINGS

A special chapter of the Resolution (Article VII, ate action to reserve a site within the proposed Chapter 8) deals with large-scale residential and com­ development. Non-Conforming Uses munity facility developments. While in the main governed by regulations which control other develop­ Large-Scale, Development Existing uses which do not conform to the use subsurface improvements assessed at less than $2,000, ments in the zoning District, these projects may, regulations of the Zoning Resolution have not been in 3 years, or immediately if destroyed to 25 per cent upon application to the Planning Commission, be A "large-scale development" is located on a single made illegal. However, the Resolution does limit the of value of improvements. permitted to make certain modifications of specified tract (exclusive of streets), is held under single expansion of existing non-conforming uses, but their use, bulk and parking regulations. ownership or under a 75-year lease (of which ultimate elimination is not required save for extreme In Residence and Commercial Districts, non-con­ In addition, should a new school or one or more 25 years may be an option to renew) and falls cases in Residence Districts. forming signs on awnings or canopies will be required other public facilities be needed in the neighborhood within these size specifications: 3 acres for to terminate at the end of one year. of a residential project, the issuance of a building community facility developments; and 20 acres, Termination of Certain Non-Conforming Uses permit may be delayed for a period not to exceed or 3 acres with 500 or more dwelling units, for Preventing the Expansion or Entrenchment of In Residence Districts, certain non-conforming uses Non-Conforming Uses three months to give the City an opportunity to initi- residential developments. will be required to terminate at the end of an "amor­ 1. Change of Use tization" period, as follows: When a building occupied by a non-conforming use Certain semi-open uses (junkyards, coal storage, is vacated, it may either be changed to a conforming PLANNING COMMISSION MODIFICATIONS etc.) with improvements assessed at less than $20,000, use, or to another non-conforming use as listed below. must terminate in ten years; advertising signs in (A change of occupancy or ownership in itself is not eight years; and open uses with ground level or a change of use.) Use Privileges be located within the development without regard to zoning lot lines. In addition, for large-scale residential In residential developments, up to two per cent of developments governed by R6 through RIO bulk regu­ PERMISSIBLE CHANGES OF USE the floor area may be developed for locaL shopping lations, parking requirements for accessory community uses in Use Groups 6A and 6F. The floor area limita­ facility uses may be waived. Non-Conforming tion for each establishment is 15,000 square feet. Uses in the Following Use May Change to Uses in Subdivision of Large-Scale Developments Groups the Following Use Groups Bulk Privileges If a large-scale residential development has beeB In Residence Districts Zoning lot lines within the development may be (If building not designed In All Commercial officially designated as an urban renewal project, its for residential use)4 disregarded in applying regulations on intensity of Districts development plans approved, and if its land is wholly Manufacturing development. Regulations relating to front yards and City-owned, it may be subdivided into two or more or Related heights and setbacks along interior streets may be zoning lots even though bulk non-compliance is created. Uses modified should the Planning Commission deem it In such a case, limitations as to the degree of non­ proper and advisable. These privileges extend to both 11A 11A1 or llAl or 63, 73, compliance must meet with Planning Commission 83, 93, types of large-scale developments. approval and must be enforced through deed 103, 11B8, restrictions. 148 Parking Privileges Otherwise, though large-scale developments may be 16 llAl, 161, or 62, 72, 82, 11Al, 161, or Under certain conditions, the off-street parking in subdivided into zoning lots, each lot must comply with 92, 102, llB2, 142 a large-scale community facility development may the applicable zoning regulations.

17 or 18 llAI, 161, 62, 72, 82, llA1, 161, 63, 73, 171, 181, or 92, 102, 171, 181, or 83, 93 , llB2, 142 103, llB3, 143

Commercial Uses

6 6

7, 8, 9, 10, llB, 12, 13, 14, 15 6 6, 75, 85, 96

1 Provided performance standards and other controls are met. 2 Provided that a subsequent change of use conforms to regulations for commercial uses in Residence Districts. 3 Provided that a subsequent change of use conforms to regulations for commercial uses in Commercial Districts. 4 In buildings designed for residential use in Residence Districts, a non-conforming manufacturing or related use may be changed only to a permitted use. II Except in C3 and C5 Districts. II Except in C8 Districts.

36 37 2. Discontinuance of Use upon reconstruction costs rather than floor area on ADMINISTRATION application to the Board of Standards and Appeals. In general, a non-conforming use may not be rein­ stated if operations have lapsed for two years or more. 4. Enlargement, Extension, Repairs, or Alterations dministering Agencies 3. Damage or Destruction Regulations generally limit further investment in a PERMITS FOR SPECIAL PERMIT USES Should a building occupied by a non-conforming non-conforming structure to normal maintenance and The Department of Buildings, the Board of Stand­ use be damaged, it may be reconstructed to its original repairs. Enlargement of buildings occupied by non­ ards and Appeals, the City Planning Commission and The Board may permit a number of specified uses bulk to house a conforming use, or when less than conforming uses and expansion of a non-conforming the Board of Estimate bear the major responsibility not allowed as of right to locate in certain Districts. 50 per cent of the floor area is damaged (less than use into existing floor area ("extension") is strictly for administering the Zoning Resolution. In addition, Before granting a Special Permit of this kind, the 25 per cent in Residence Districts) to house the limited. An enlargement, when allowed, may be no the Department of Air Pollution Control, the Depart­ Board must find that the facility is required to serve original non-conforming use. When more than 50 greater than 25 per cent of the original area and ment of Health and the Department of Marine and the needs of the neighborhood and that proper meas­ per cent of the floor area is damaged (more than must conform to applicable bulk, performance standard, Aviation are each responsible for those enforcement ures will be taken with regard to its design, location 25 per cent in Residence Districts), the original non­ parking and loading regulations. An extension, when and administrative functions which relate to their and operation. conforming use may continue only if no more than allowed, is restricted to areas where the non-conform­ operation. incidental alterations are made. When reconstruction ing use would be permitted under change of use PERMITS MODIFYING ZONING REGULATIONS provisions, if performance standard and loading DEPARTMENT OF BUILDINGS to original bulk is contemplated and non-conformity The Board may modify certain regulations within is to be continued, percentage of damage may be based requirements are fully met. Enforcement of the Resolution limits set in the Resolution. These include: Enforcement of the Zoning Resolution is primarily • Limited expansion of a building into a District the responsibility of the Department of Buildings. where it would not be permitted by the Non-Complying Buildings regulations; BOARD OF STANDARDS AND APPEALS • Limited enlargement or conversion of a building Granting of Variances to a bulk not permitted under the regulations; Existing buildings that do not comply with the depends on the mInlmUm Open Space Ratio require­ Sometimes the peculiar shape, unusual topography • Modification of off-street parking requirements; or Resolution's bulk regulations need not be altered. They ment) the lot area requirement for converted buildings or other unique physical characteristics of a lot cause • Construction of buildings in excess of height limita­ may be enlarged or converted, as long as there is no non-complying because of failure to meet open space the owner practical difficulty or unnecessary hardship tions around major airports. new or increased non-compliance. requirements should be determined as though the if he is required to adhere to the strict letter of the minimum Open Space Ratio requirement had in fact Zoning Resolution in developing his land. In such been met. CITY PLANNING COMMISSION cases, the Board of Standards and Appeals may grant Conversion variances from the use and bulk provisions of the Granting of Special Permits Residence buildings with less lot area than required Reconstruction zoning law to the extent necessary to permit a The City Planning Commission must approve the under regulations governing lot area per dwelling or All one- and two-family residences, regardless of reasonable use of the land. location of certain specified uses which generate heavy room may be converted to any combination of dwelling the extent of damage, may be rebuilt to their original traffic or pose potential planning problems. Such uses Before granting either use or bulk variances, how­ units or rooms as long as such lot area deficiency is bulk. Other structures may be reconstructed to their include airports, railroad passenger stations and large ever, the Board must find: no greater after conversion than before. For R5 original bulk only if less than 75 per cent destroyed, amusement centers. Planning Commission Special through R9 Districts (where the lot area requirement measured in terms of floor area or reconstruction costs. • That the practical difficulty or unnecessary hardship Permits are subject to final action by the Board of is caused by unique physical circumstances; Estimate. The Commission may impose safeguards to assure that the facility will not detrimentally affect • That the practical difficulty or unnecessary hardship its neighborhood. was not created by the present owner or by his Additional Provisions predecessors; Amending the Resolution • That a variance is necessary to realize a reasonable Under the City Charter, amendments of the Zoning Special regulations apply to which conform to when a use is changed, extended, or enlarged, as return; Resolution become effective 60 days after adoption by use regulations, but violate SUPIJ ementary Use Regu­ long as no additional violation is created. Any • That the character of the neighborhood will not the Planning Commission, unless modified or disap­ lations and Special Provisions Along District Bound­ changed use, however, must meet Supplementary Use be altered, use of adjacent property will not be proved by the Board of Estimate. aries. In general, such violations may continue even Regulations regarding enclosure or screening. impaired and public welfare will not be detri­ mentally affected by issuance of a variance; and The Grace Period and Vested Rights • That the variance given is the minimum necessary The new code became effective December 15, 1961. to provide relief. Until then, during the "grace period," all construction was governed by provisions of the old code. Granting of Special Permits After the effective date, construction under the old The Board of Standards and Appeals may grant code may begin or continue only in certain cases. two kinds of Special Permits - one for Special Per­ If a building permit for new construction or major mit uses, and the other modifying zoning regulations. enlargements was issued under the old code during

38 39 the grace period, or was issued after the grace One term of two additional years (applicable to period for an application filed prior to December 15, the entire development) for developments of two or 1961, it may be used for construction for two years more buildings (other than one- or two-family detached beyond the effective date, to December 15, 1963. Then, residences) which do not comply with the new bulk if construction has not been completed, the Board of regulations, if the Board finds that by December 15, Standards and Appeals may grant the following 1963 SUbstantial construction has been completed above extensions: the foundations for anyone building. The Board may One additional year for single buildings, for major later grant a term of one year to complete any build­ enlargements involving foundations, and for certain ing for which substantial construction above the developments of two or more buildings (developments foundations has been completed by December 15, 1965. of one- and two-family detached residences which do For minor enlargements, alterations or conversions, not comply with the new bulk regulations, and devel­ building permits issued under the old code may be opments which do not conform to the new use regula­ used for three months beyond the effective date, after tions) if the Board finds that by December 15, 1963 which the Board may grant an additional three months substantial construction has been completed above the if it finds that a substantial portion of the construction foundations; had been comp~ted and substantial expenditures made.

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