DOCSLIB.ORG

Exploratory Impact Analysis of the New York City Zoning Amendment for Quality and Affordability JESSE M

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Exploratory Impact Analysis of the New York City Zoning Amendment for Quality and Affordability JESSE M Exploratory Impact Analysis of the New York City Zoning Amendment for Quality and Affordability JESSE M. KEENAN, LUC WILSON & MONDRIAN HSIEH 2 TABLE OF CONTENTS I. Introduction 1 II. Research Design & Methodology 2 III. Results and Discussion 8 IV. Conclusions 13 V. Appendix 18 ABSTRACT This paper represents a critical methodological and technological advancement in engaging the broader public discourse as to the precise impacts of urban development and associated zoning calibrations. The “Zoning for Quality and Affordability” amendment to the New York City (NYC) zoning code is the first city- wide zoning effort since 1961 (ZQA). The legislative intent of the ZQA is to provide greater flexibility for accommodating economically viable housing production within the context of promoting a wider range of design alternatives that advances both housing and contextual urban quality. The research design is centered on evaluating the spatial distribution and geometric characteristics of lots subject to the ZQA rules across NYC (Macro Analysis), as well to evaluate the daylight access and visibility impacts associated with lots within each of the applicable zoning districts (Micro Analysis). The Macro Analysis evaluates the extent to which the ZQA is addressing larger development constraints within existing rules relative to underbuilt lots. The Micro Analysis tests the hypothesis that environmental impacts from the ZQA are marginal and are not consistent with a broader public critique of the overwhelming negative impacts of the ZQA. The results of the Macro Analysis support the legislative intent of the ZQA and the results of the Micro Analysis support an affirmation of the hypothesis. To the contrary, a majority of districts are projected to experience positive measured impacts. 2009; Keenan & Chakrabarti, 2013). INTRODUCTION However, while the exact economic constraints and strategies of owners This paper explores the application of underutilized lots that may benefit of a technological advancement in from the ZQA amendment are unknown, measuring the precise impact of urban the planning authorities anticipate that development and associated zoning additional housing development—at a calibrations. The zoning amendment higher level of quality—would manifest known as the “Zoning for Quality and from adoption of the ZQA. Affordability” (ZQA) is the first city-wide zoning effort in New York City (NYC) For recent buildings that were constructed since 1961. The legislative intent of the subject to then-existing contextual and ZQA amendment is to allow for higher quality housing constraints, the form of quality housing development within the buildings were deemed to be inferior use districts zoned with contextual and on several fronts. First, the floor-to-floor quality housing bulk regulations. The bulk height restraints resulted in ground floors regulations of the districts revised by the without retail space. Retail is beneficial ZQA were largely established in 1980’s not just in terms of cross-subsidizing the and were calibrated to very specific operation of residential buildings, but it building standards prevalent at the time. also provides for a more socially dynamic Since then, construction and design streetscape (Zukin, 1998; Lowe & Wrigley, standards have significantly evolved, 2000; Argo, Dahl, & Manchanda, 2005). In as has the public’s desire for advancing addition, low income neighborhoods are higher quality architecture and urban often subject to an undersupply of retail space. The result is that in order for space, which often leads to additional new buildings to maximize economic cost burdens for accessing basic items efficiencies as dictated by increasing such as food and medicine (Kwate, et al., land costs, buildings must be built to the 2013). The second negative attribute of street line; the building entry must be these buildings are that their forms tend at grade; and, the floor-to-floor heights to be flat and without articulation that must be approximately 8 feet. As a result would otherwise be desirable for matters of these spatial limitations, new buildings relating to contextual urban design are sacrificing quality for economy (DCP, (Stamps, 1999, 2001, 2013). At the ground 2015). While the ZQA amendment does plane, these building are generally not create additional buildable square not able to incorporate setbacks and footage (FAR), an additional policy goal courtyards that would otherwise be is to accommodate irregular lots that consistent with an historical urban have remained underutilized or unbuilt context or would otherwise be desirable due to technical restrictions on the bulk to break a continuous, monotonous and massing of any proposed future plane (Kasprisin, 2011). building (Been, Madar & McDonnell, 1 In order to remediate these unnecessary existing rules relative to underbuilt lots. spatial constraints within the zoning The Micro Analysis tests the hypothesis envelope, the ZQA proposed to: (i) that the measured environmental expand the height limit of building impacts from the ZQA are marginal and by approximately 5 feet, (ii) expand are not consistent with a broader public the floor-to-floor heights; (iii) limit the critique of the overwhelming negative number of floors in order to maintain impacts of the ZQA. This hypothesis reasonable ceiling heights; and, (iv) is critically relevant for addressing, allow set-backs from the property line in through objective scientific processes, situations where rear-yard requirements the subjective underlying popular fear restrict requisite massing allocations of density that accompanies zoning and (DCP, 2015). While these modifications land uses changes. may appear to be benign calibrations, the public response at the community RESEARCH DESIGN level to the ZQA amendments has been consistently negative (Grynbaum & & METHODOLOGY Navarro, 2015). The bulk of the critiques have been grounded in an underlying The research design of this paper fear of density—irrational or otherwise. is centered on evaluating the spatial distribution and geometric This paper seeks to explore the spatial characteristics of lots subject to the and environmental impacts of the ZQA ZQA rules across NYC (Macro Analysis), on NYC. The relevance of this work is as well to evaluate the daylight access to provide a methodology and set of and visibility impacts associated with empirical outputs that may advance interior and corner lots within each of the a more well-informed public dialogue applicable districts (Micro Analysis). The concerning the impact of zoning design was predicated a comprehensive modifications. This paper seeks to review of zoning texts relating to those explore the impacts of the proposed provisions being amended by the ZQA. elements of the ZQA proposal at three- These baseline conditions and rules (i.e., scales: the lot, the block and the city. At pre- and post-ZQA) were then modeled the city scale, the analysis focuses on into Grasshopper/Rhino models to the nature and distribution of the types simulate the basic spatial parameters of lots that are potentially impacted by of zoning envelopes and massings for the ZQA (Macro Analysis). The block and new construction (Ferreira, et al. 2015). lot scale, the analysis seeks to measure Subsequent to the random sampling the impact of post-ZQA development and validation of these model outputs, on daylight access and visibility (Micro the models were calibrated to reflect the Analysis). The Macro Analysis evaluates changes proposed under the ZQA. The the extent to which the ZQA is addressing models and samples from the models larger development constraints within were reviewed by various municipal 2 zoning and planning staff for further 2. Lots were culled if they were over 50% calibration—particularly for nuances built; in overlay districts. Modules were then 3. Lots were culled if they had fewer than coded to take any given massing from 6 residential units; the aforementioned models and measure 4. Lots were culled if they had landmarked buildings; and floor heights, stories, and gross floor area 5. Lots were culled if they had frontage of approximations based on known ranges less than 45 feet1; or for net square footage by program—in 6. Lots were included if they had lot this case, housing and retail. R9D and depths between 70 and 95 feet. R10X districts were included in the data because they are contextual districts, Geographic boundaries of patterned but they were removed from the analysis concentrations of filtered lots were as they were not ultimately subject to the identified and drawn. Each lot and revised textual amendments under ZQA. building volume within the boundaries were measured. Thereafter, blocks based For the Macro Analysis, the research team on random simulations of representative extracted geometric measurements for building distributions relative to their all of the registered building lots in NYC positioning within blocks were generated. using the Department of City Planning’s The intent was to create a unit of analysis (DCP) 2015 PLUTO data sets. These that could be removed from the on- lots were filtered to identify those lots the-ground politics that biased external whose geometry (e.g., rear yard setback interpretation. However, ultimately, limitations) would result: (i) in precluding actual blocks, lots and buildings were any economically viable development; identified for further evaluation. This (ii) in developments that would be under- decision was reinforced by the argument built relative to the
Load more

Recommended publications
  • Zoning ORDINANCE USER's MANUAL
    CITY OF PROVIDENCEPROVIDENCE ZONING ORDINANCE USER'S MANUAL PRODUCED BY CAMIROS ZONING ORDINANCE USER'S MANUAL WHAT IS ZONING? The Zoning Ordinance provides a set of land use and development regulations, organized by zoning district. The Zoning Map identifies the location of the zoning districts, thereby specifying the land use and develop- ment requirements affecting each parcel of land within the City. HOW TO USE THIS MANUAL This User’s Manual is intended to provide a brief overview of the organization of the Providence Zoning Ordinance, the general purpose of the various Articles of the ordinance, and summaries of some of the key ordinance sections -- including zoning districts, uses, parking standards, site development standards, and administration. This manual is for informational purposes only. It should be used as a reference only, and not to determine official zoning regulations or for legal purposes. Please refer to the full Zoning Ordinance and Zoning Map for further information. user'’S MANUAL CONTENTS 1 ORDINANCE ORGANIZATION ............................................................................................................................................................. 1 2 ZONING DISTRICTS ................................................................................................................................................................................. 5 3 USES.............................................................................................................................................................................................................
    [Show full text]
  • CITY PLANNING COMMISSION N 980314 ZRM Subway
    CITY PLANNING COMMISSION July 20, 1998/Calendar No. 3 N 980314 ZRM IN THE MATTER OF an application submitted by the Department of City Planning, pursuant to Section 201 of the New York City Charter, to amend various sections of the Zoning Resolution of the City of New York relating to the establishment of a Special Lower Manhattan District (Article IX, Chapter 1), the elimination of the Special Greenwich Street Development District (Article VIII, Chapter 6), the elimination of the Special South Street Seaport District (Article VIII, Chapter 8), the elimination of the Special Manhattan Landing Development District (Article IX, Chapter 8), and other related sections concerning the reorganization and relocation of certain provisions relating to pedestrian circulation and subway stair relocation requirements and subway improvements. The application for the amendment of the Zoning Resolution was filed by the Department of City Planning on February 4, 1998. The proposed zoning text amendment and a related zoning map amendment would create the Special Lower Manhattan District (LMD), a new special zoning district in the area bounded by the West Street, Broadway, Murray Street, Chambers Street, Centre Street, the centerline of the Brooklyn Bridge, the East River and the Battery Park waterfront. In conjunction with the proposed action, the New York City Department of Housing Preservation and Development is proposing to amend the Brooklyn Bridge Southeast Urban Renewal Plan (located in the existing Special Manhattan Landing District) to reflect the proposed zoning text and map amendments. The proposed zoning text amendment controls would simplify and consolidate regulations into one comprehensive set of controls for Lower Manhattan.
    [Show full text]
  • CHRYSLER BUILDING, 405 Lexington Avenue, Borough of Manhattan
    Landmarks Preservation Commission September 12. 1978~ Designation List 118 LP-0992 CHRYSLER BUILDING, 405 Lexington Avenue, Borough of Manhattan. Built 1928- 1930; architect William Van Alen. Landmark Site: Borough of Manhattan Tax Map Block 1297, Lot 23. On March 14, 1978, the Landmarks Preservation Commission held a_public hearing on the proposed designation as a Landmark of the Chrysler Building and the proposed designation of the related Landmark Site (Item No. 12). The item was again heard on May 9, 1978 (Item No. 3) and July 11, 1978 (Item No. 1). All hearings had been duly advertised in accordance with the provisions of law. Thirteen witnesses spoke in favor of designation. There were two speakers in opposition to designation. The Commission has received many letters and communications supporting designation. DESCRIPTION AND ANALYSIS The Chrysler Building, a stunning statement in the Art Deco style by architect William Van Alen, embodies the romantic essence of the New York City skyscraper. Built in 1928-30 for Walter P. Chrysler of the Chrysler Corporation, it was "dedicated to world commerce and industry."! The tallest building in the world when completed in 1930, it stood proudly on the New York skyline as a personal symbol of Walter Chrysler and the strength of his corporation. History of Construction The Chrysler Building had its beginnings in an office building project for William H. Reynolds, a real-estate developer and promoter and former New York State senator. Reynolds had acquired a long-term lease in 1921 on a parcel of property at Lexington Avenue and 42nd Street owned by the Cooper Union for the Advancement of Science and Art.
    [Show full text]
  • The Skyscraper of the 1920S
    BECOMING MODERN: AMERICA IN THE 1920S PRIMARY SOURCE COLLECTION ONTEMPORAR Y IN OMMENTARY HE WENTIES T T C * THE SKYSCRAPER In the American self-image of the 1920s, the icon of modern was the modern city, the icon of the modern city was New York City, and the icon of New York City was the skyscraper. Love it or hate it, the skyscraper symbolized the go-go and up-up drive that “America” meant to itself and much of the world. A sampling of twenties illustration and commentary on the architectural phenomenon that still captures the American imagination is presented here. Berenice Abbott, Cliff and Ferry Street, Manhattan, photograph, 1935 Louis Lozowick, 57th St. [New York City], lithograph, 1929 Museum of the City of New York Renwick Gallery/Smithsonian Institution * ® National Humanities Center, AMERICA IN CLASS , 2012: americainclass.org/. Punctuation and spelling modernized for clarity. Complete image credits at americainclass.org/sources/becomingmodern/imagecredits.htm. R. L. Duffus Robert L. Duffus was a novelist, literary critic, and essayist with New York newspapers. “The Vertical City” The New Republic One of the intangible satisfactions which a New Yorker receives as a reward July 3, 1929 for living in a most uncomfortable city arises from the monumental character of his artificial scenery. Skyscrapers are undoubtedly popular with the man of the street. He watches them with tender, if somewhat fearsome, interest from the moment the hole is dug until the last Gothic waterspout is put in place. Perhaps the nearest a New Yorker ever comes to civic pride is when he contemplates the skyline and realizes that there is and has been nothing to match it in the world.
    [Show full text]
  • National Register of Historic Places Inventory Nomination
    NPS Form 10-900 (3-82) OMB No. 1024-0018 Expires 10-31-87 United States Department off the Interior National Park Service For NPS use only National Register of Historic Places received Inventory Nomination Form date entered See instructions in How to Complete National Register Forms Type all entries complete applicable sections____________ 1. Name historic Rockefeller Center and or common 2. Location Bounded by Fifth Avenue, West 48th Street, Avenue of the street & number Americas, and West 51st Street____________________ __ not for publication city, town New York ___ vicinity of state New York code county New York code 3. Classification Category Ownership Status Present Use district public x occupied agriculture museum x building(s) x private unoccupied x commercial park structure both work in progress educational private residence site Public Acquisition Accessible _ x entertainment religious object in process x yes: restricted government scientific being considered yes: unrestricted industrial transportation no military other: 4. Owner of Property name RCP Associates, Rockefeller Group Incorporated street & number 1230 Avenue of the Americas city, town New York __ vicinity of state New York 10020 5. Location of Legal Description courthouse, registry of deeds, etc. Surrogates' Court, New York Hall of Records street & number 31 Chambers Street city, town New York state New York 6. Representation in Existing Surveys Music Hall only: National Register title of Historic Places has this property been determined eligible? yes no date 1978 federal state county local depository for survey records National Park Service, 1100 L Street, NW ^^ city, town Washington_________________ __________ _ _ state____DC 7. Description Condition Check one Check one x excellent deteriorated unaltered x original s ite good ruins x altered moved date fair unexposed Describe the present and original (iff known) physical appearance The Rockefeller Center complex was the final result of an ill-fated plan to build a new Metropolitan Opera House in mid-town Manhattan.
    [Show full text]
  • Height, Setbacks, and Floor Area 17.48
    HEIGHT, SETBACKS, AND FLOOR AREA 17.48 Chapter 17.48 – HEIGHT, SETBACKS, AND FLOOR AREA Sections: 17.48.010 Purpose 17.48.020 Height Measurement and Exceptions 17.48.030 Setback Measurement and Exceptions 17.48.040 Floor Area and Floor Area Ratio 17.48.010 Purpose This chapter establishes rules for the measurement of height, setbacks, and floor area, and permitted exceptions to height and setback requirements. 17.48.020 Height Measurement and Exceptions A. Measurement of Height. 1. The height of a building is measured as the vertical distance from the assumed ground surface to the highest point of the building. 2. Assumed ground surface means a line on the exterior wall of a building that connects the points where the perimeter of the wall meets the finished grade. See Figure 17.48-1. 3. If grading or fill on a property within five years of an application increases the height of the assumed ground service, height shall be measured using an estimation of the assumed ground surface as it existed prior to the grading or fill. FIGURE 17.48-1: MEASUREMENT OF MAXIMUM PERMITTED BUILDING HEIGHT 48-1 17.48 HEIGHT, SETBACKS, AND FLOOR AREA B. Height Exceptions. Buildings may exceed the maximum permitted height in the applicable zoning district as shown in Table 17.48-1. Note: Height exceptions in Table 17.48-1 below add detail to height exceptions in Section 17.81.070 of the existing Zoning Code. TABLE 17.48-1: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS Maximum Projection Above Structures Allowed Above Height Limit Maximum Coverage Height Limit Non-habitable decorative features including 3 ft.
    [Show full text]
  • Zoning Handbook 1961
    CITY PLANNING COMMISSION • DEPARTMENT OF CITY PLANNING ZONING HANDBOOK A Guide to the Zoning 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 ........... ..................................................................................................
    [Show full text]
  • Chrysler Building: Race to the Sky
    PDHonline Course S255 (4 PDH) Chrysler Building: Race to the Sky Instructor: Jeffrey Syken 2012 PDH Online | PDH Center 5272 Meadow Estates Drive Fairfax, VA 22030-6658 Phone & Fax: 703-988-0088 www.PDHonline.org www.PDHcenter.com An Approved Continuing Education Provider Race to the Sky 1 Table of Contents Slide/s Part Title/Description 1 N/A Title 2 N/A Table of Contents 3~22 1 THE 1925 PARIS EXPOSITION 23~53 2 ART DECO 54~111 3 EVER HIGHER 112~157 4 RACE FOR THE SKY 158~177 5 OLD BULLET HEAD 178~234 6 THE DESIGN 235~252 7 THE LOBBY 253~262 8 THE CLOUD CLUB 263~273 9 CONSTRUCTION 274~300 10 LEGACY 2 Part 1 THE 1925 PARIS EXPOSITION 3 Away with the architraves, pillars and antiquated temples of the aristocratic past. The universal human community will produce its own style, appropriate for its own age here in the twentieth century! 4 5 6 “French taste was law… Why? Because all around us the English, Germans, Belgians, Italians, Scandinavians and even the Americans themselves reacted and sought to create for themselves – for better or worse – an original art, a novel style corresponding to the changing needs manifested by an international clientele…” Lucien Dior – French Minister of Commerce 7 8 9 10 “All that clearly distinguished the older ways of life was rigorously excluded from the exposition of 1925” Waldemar George 11 12 13 “A cabinet maker is an architect…In designing a piece of furniture, it is essential to study conscientiously the balance of volume, the silhouette and the proportion in accordance with the chosen material and the technique imposed by this material” RE: Excerpt from: Arts Decoratifs: A Personal Recollection of the Paris Exhibition 14 15 “In 1900, we saw the triumph of noodling ornamentation.
    [Show full text]
  • ARCHITECTURE AS the PRODUCTION of INTERIORITY a Comprehensive Tool to Understand Interiority in Architecture for an Evolving World
    DEPARTMENT OF ENVIRONMENTAL DESIGN UNDERGRADUATE HONORS THESIS UNIVERSITY OF COLORADO, BOULDER ARCHITECTURE AS THE PRODUCTION OF INTERIORITY A Comprehensive Tool to Understand Interiority in Architecture for an Evolving World DEVIN COSTELLO Examining Committee: Jade Polizzi – Environmental Design – Primary Advisor Robert Nauman – Art and Art History – Secondary Advisor Maryanne Fantalis – Environmental Design – Honors Committee Representative Defense: March 31, 2020 1 ACKNOWLEDGMENTS I would like to thank everyone that had a role in the completion of this thesis. To my committee members, without your unwavering support and guidance through this, I would not have made the progress I did. I appreciate the countless meetings, draft reviews, and hours spent problem solving and adjusting my work to achieve the level it has reached today. To my parents and family, your emotional support has helped to motivate me in trying times. Given the current social climate that we are all persevering through, I hope my work can provide a sliver of hope, or at least provide a distraction, for those who read it as we continue to face more challenges related and un-related to design. Let us not forget that design is at the root of every problem and also every solution. 2 ABSTRACT World population is exponentially increasing, causing a depletion of natural resources, global temperatures to rise, and buildable land to diminish. Research has shown that as a reaction to these issues, designers are using old and unused buildings as the blank canvas for new projects. The objective of this thesis is to determine new ways of understanding existing buildings in case they undergo alterations and re-purposing.
    [Show full text]
  • Megablock Urbanism Rockefeller Center Reconsidered New York, NY USA
    Columbia University GSAPP AAD Summer 2015 Critic: Jeffrey Johnson [email protected] TA: Jiteng Yang [email protected] Megablock Urbanism Rockefeller Center Reconsidered New York, NY USA Rockefeller Center - Original Design in 1931 Image: wirednewyork.com Intro: The world continues to urbanize, in many regions at an astonishing pace, and we as architects must find ways to intervene in its physical metamorphosis. We are for the first time in history more urban than rural. Existing cities are expanding and new ones are being formed without historic precedent. How we continue to urbanize is of huge consequence. And, how we understand this phenomenon is critical to our ability to participate in the future urbanization of the world. This means we must invent new ways of thinking about cities and be agile enough to continuously modify and/or discard even the most recently developed theories and strategies. What possible socially and ecologically sustainable solutions can be invented for accommodating future urban growth? What role does architecture play in these newly formed megacities? 1 AAD Studio Summer 2015 - Johnson Superblock / Megablock: For many cities around the world, large-scale superblock development provides the default solution for accommodating urban growth. Superblocks, in their contemporary form, are byproducts of modernism – from Le Corbusier; to Soviet microrayons; to Lúcio Costa and Oscar Niemeyer’s Brasilia; to Mao’s danwei (factory units); to Steven Holl’s Linked Hybrid in Beijing. Varying in size from 8 hectares to over 50 hectares, with populations from 1,000’s to over 100,000, superblocks are spatial instruments with social, cultural, environmental, and economic implications, operating between the scales of architecture and the city.
    [Show full text]
  • Introduction to Zoning Regulations in NYC
    Introduction to Zoning Regulations in NYC NYC Department of City Planning Zoning Division Zoning Regulations Building height Ensure harmonious relationship between all Setback the different users of a city Community Provides certainty to Facility residents and businesses Provides framework for appropriate growth Office Zoning Controls: • Land Use •Density Retail - •Building size •Parking •Signage 1840 to 1900 – population growth had led to tenements Pre-regulation “old law” “new law” Tenement tenement tenement (fire escapes (1879-1901) (after 1901) required 1867) Evolution of Tenement Laws Old law tenements in the East Village today Bond Street 1820’s: pre-eminent residential neighborhood 1840’s: shops and hotels appeared after Civil War: boarding houses and factories Equitable Building 1915 Broadway at Pine Street Change was quick & dramatic 1916 New York City established the first Zoning Resolution in the United States 1916 Zoning Resolution Set of regulations related to 3 volumes of maps: Use Districts Separated uses (residential, retail, business, unrestricted) Height Districts Related building size to width of streets; introduced sky exposure planes Area Districts Specified yards, courts, types & size of residences Cities never stand still, nor should zoning Building Configuration Sky Exposure Plane (setback principle) Building Configuration Towers – 25% lot coverage Sky Exposure Plane and Towers 25% tower pierces Upper floors follow slope of sky exposure plane sky exposure plane Highly influential in the 1950’s Stuyvesant Town 1947
    [Show full text]
  • Article 16: Zoning Code
    PART 3: GENERAL REGULATIONS § 14-16-3-3 Supplementary Height, Area, and Use Regulations. 3-25 § 14-16-3-3 SUPPLEMENTARY HEIGHT, AREA, AND USE REGULATIONS. The following regulations override conflicting regulations elsewhere in this Zoning Code. (A) Height Regulations. (1) Height regulations in this Zoning Code do not apply to: (a) Belfries. (b) Church spires and towers. (c) Flag poles. (d) Flues. (e) Monuments. (f) Ornamental towers and spires. (g) Religious signs as specified in § 14-16-3-5(D)(4) of this Zoning Code. (2) A height variance may be approved for the following structures even though there is only a minimal showing as to exceptional physical condition: (a) Chimneys. (b) Conveyors. (c) Cooling towers. (d) Cupolas and domes. (e) Elevator housings. (f) Mechanical equipment and its screening. (g) Observation towers. (h) Penthouses. (i) Smoke enclosures. (j) Smoke stacks. (k) Solar Collectors (l) Stage towers or scenery lofts. (m) Tanks. (n) Walls and fences which are normally allowed to be up to eight or ten feet high, measured from the lower side, but because of a retaining wall a variance is required to allow the wall or fence to be three feet high measured from the higher side. City of Albuquerque Zoning Code Page Rev. 6/2011 PART 3: GENERAL REGULATIONS § 14-16-3-3 Supplementary Height, Area, and Use Regulations. 3-26 (o) Water Towers. (3) A setback variance may be approved for the following structures even though there is only a minimal showing as to exceptional physical condition: (a) Solar collectors. (b) Houses located on lots created when side-yard setback requirements were less severe and the lot's dimensions make it unreasonable to require the current side-yard setback requirements.
    [Show full text]