The Residence Districts established in this Resolution are designed to promote and protect public health, safety and general welfare. These general goals include, among others, the following specific purposes:

(a)        To provide sufficient space in appropriate locations for residential development to meet the housing needs of the City's present and expected future population, with due allowance for the need for a choice of sites.

(b)        To protect residential areas against fire, explosions, toxic and noxious matter, radiation, and other hazards, and against offensive noise, vibration, smoke and other particulate matter, odorous matter, heat, humidity, glare, and other objectionable influences.

(c)        To protect residential areas, as far as possible, against heavy traffic and against through traffic of all kinds.

(d)        To protect residential areas against congestion, as far as possible, by regulating the density of population and the bulk of buildings in relation to the land around them and to one another, and by providing for off-street parking spaces; to require the provision of open space in residential areas wherever practicable; and to encourage the provision of additional open space by permitting moderately higher bulk and density with better standards of open space, in order to open up residential areas to light and air, to provide open areas for rest and recreation, and to break the monotony of continuous building bulk, and thereby to provide a more desirable environment for urban living in a congested metropolitan area.

(e)        To protect the character of certain designated areas of historic and architectural interest, where the scale of building development is important, by limitations on the height of buildings.

(f)        To provide for access of light and air to windows and for privacy, as far as possible, by controls over the spacing and height of buildings and other structures.

(g)        To provide appropriate space for those educational, religious, recreational, health and similar facilities which serve the needs of the nearby residents, which generally perform their own activities more effectively in a residential environment, and which do not create objectionable influences.

(h)        To provide freedom of architectural design, in order to encourage the development of more attractive and economic building forms.

(i)        To promote the most desirable use of land and direction of building development in accord with a well-considered plan, to promote stability of residential development, to protect the character of the district and its peculiar suitability for particular uses, to conserve the value of land and buildings and to protect the City's tax revenues.

In order to carry out the purposes and provisions of this Resolution, the uses within buildings or other structures as well as the open uses of zoning lots, or portions thereof, have been classified and combined into 10 separate Use Groups with similar characteristics. For the purposes of establishing permitted uses in this Resolution, references to permitted uses in the Use Groups, or any sub-categories therein, shall include all accessory uses thereto. Use Groups I, II, III, IV, V, VI, VII and VIII, are permitted in Residence Districts subject to the provisions of the following Sections:

1. Sections 22-11 (Use Group I – Agriculture and Open Uses) through 22-18 (Use Group VIII – Recreation, Entertainment and Assembly Spaces), inclusive, which establish general use allowances in Use Groups I through VIII, including each use listed separately therein, by Residence District, and additional provisions for certain uses where applicable.
2. Section 22-20 (SIGN REGULATIONS), inclusive, which sets forth regulations for permitted signs.

The use provisions of this Chapter may be modified or superseded by special rules for certain areas in Article I (General Provisions), Article VI (Special Regulations Applicable to Certain Areas), and through Special Purpose Districts.

The provisions of Sections 22-11 (Use Group I – Agriculture and Open Uses) through 22-18 (Use Group VIII – Recreation, Entertainment and Assembly Spaces) establish use allowances by Use Group. A brief statement is inserted at the start of each Section to describe and clarify the basic characteristics of that Use Group. For Use Groups I through IV, use allowances by zoning district are summarized in Use Group tables. For each use and zoning district, the tables contain up to two levels of notation in a particular cell:

1. The top level will always contain a symbol and denotes:
   1. permitted as-of-right (“●”);
   2. permitted as-of-right in some instances, but with broad use limitations on as-of-right applicability, either by district or geographic restrictions (“♦”);
   3. allowed by special permit (“○”) of the Board of Standards and Appeals or the City Planning Commission; or 
   4. not permitted in the district (“–”).
2. The second level may or may not be present, depending on the use and the zoning district. Where present, the table denotes one or more allowances or restrictions on the as-of-right use. Specifically, they denote where the following apply:
   1. size restrictions (“S”), including establishment or lot area size limitations or person capacities; or
   2. additional conditions (“P”), including environmental standards or other measures other than size restrictions.

Such notations are illustrated in the following diagram:

Where a use is permitted and no second level symbology is included, the use is permitted without size restrictions, additional conditions, or exemptions from enclosure requirements.

Use Group tables, except in Section 22-12 (Use Group II – Residences), also show the parking requirement category, denoted as “PRC”, for the applicable use, where applicable. PRC letters A through G refer to the classification of permitted non-residential uses to determine required accessory off-street parking spaces as set forth in the table in Section 25-31 (General Provisions). Subcategories within, denoted by number suffices, indicate variations of the same parking category. Where the PRC for a use is denoted as “N/A”, no parking requirement applies except as specified in other provisions of this Resolution.

Subsections following the table for a particular Use Group contain specific provisions applicable to certain uses, including size restrictions or additional conditions. Other subsections contain references for uses permitted by special permits of the Board of Standards and Appeals or the City Planning Commission, or provisions for uses where two PRCs are assigned.

The following diagram provides an illustrative example of how such provisions are notated across zoning districts for a given use:

Minimum lot area and lot width regulations are set forth in Section 23-11 for R1 through R5 Districts and Section 23-12 for R6 through R12 Districts.  

However, such lot area and lot width regulations shall not apply to zoning lots in existence on December 5, 2024, where the lot area or lot width was less than the prescribed minimums of such Sections, and after December 5, 2024, such lot area or lot width has not decreased.  

Where two or more buildings that are single- or two-family detached or zero lot line residences are located on a zoning lot, the applicable minimum lot area requirement set forth in the table in this Section shall be multiplied by the number of such buildings on the zoning lot. For the purposes of applying such calculation, detached buildings that are permitted obstructions in a required rear yard or rear yard equivalent shall not be included.  

Floor area regulations are set forth in Section 23-21 for R1 through R5 Districts and Section 23-22 for R6 through R12 Districts. Special allowances for multiple dwelling residences are set forth in Section 23-23. Special rules governing certain areas are set forth in Section 23-24. 

For zoning lots with buildings containing multiple uses or multiple buildings with different uses, inclusive of residences subject to different floor area ratios, the maximum floor area ratio for each use shall be as set forth in the applicable provisions of this Section, inclusive, or as provided in the respective floor area provisions of another Chapter of this Resolution. The total of all such floor area ratios shall not exceed the greatest floor area ratio permitted for any such use on the zoning lot. 

Where floor area in a building is shared by multiple uses, the floor area for such shared portion shall be attributed to each use proportionately, based on the percentage each use occupies of the total floor area of the zoning lot, less any shared floor area.

Where a floor area bonus established through another Section of this Resolution applies to a zoning lot containing residences, the residential floor area ratio used to calculate the maximum permitted floor area bonus shall be the maximum floor area ratio permitted for such zoning lot pursuant to this Section, depending on whether the zoning lot is a qualifying residential site or the zoning lot contains qualifying affordable housing or qualifying senior housing.  

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, regulations governing yards, courts, lot coverage, and other open areas shall be set forth in Section 23-30, inclusive.

General provisions shall be as set forth in Section 23-31, inclusive.

Front yard requirements shall be as set forth in Section 23-32, inclusive, side yard requirements shall be as set forth in Section 23-33, inclusive, and rear yard and rear yard equivalent requirements shall be as set forth in Section 23-34, inclusive. 

Court regulations, including those for inner courts and outer courts, shall be as set forth in Section 23-35, inclusive. 

Maximum lot coverage requirements shall be as set forth in Section 23-36, inclusive. 

Other regulations governing open areas, including minimum distances between buildings and minimum distances between legally required windows and lot lines, shall be as set forth in Sections 23-37, inclusive. 

Special rules for certain areas shall be as set forth in Section 23-38, inclusive. 

Height and setback regulations are set forth in Section 23-42, inclusive, for R1 through R5 Districts and Section 23-43, inclusive, for R6 through R12 Districts. Special rules governing certain areas are set forth in Section 23-44. Permitted obstructions to maximum heights are set forth in Section 23-41.  

For zoning lots with buildings containing multiple uses or multiple buildings with different uses, inclusive of residences, subject to different height and setback regulations for the applicable district, the applicable height and setback regulations shall be whichever regulations permit the tallest overall heights.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the floor area and lot coverage regulations of this Section 24-10, inclusive, shall apply as follows.

For any zoning lot, the maximum floor area ratio and maximum percent of lot coverage for a community facility use shall not exceed the floor area ratio and lot coverage set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage), except as otherwise provided in the following Sections:

Section 24-111        (Maximum floor area ratio for certain community facility uses)

Section 24-112        (Special floor area ratio provisions for certain areas)

Section 24-13        (Floor Area Bonus for Deep Front and Wide Side Yards)

Section 24-14        (Floor Area Bonus for a Public Plaza)

Section 24-15        (Floor Area Bonus for Arcades)

Section 24-16        (Special Provisions for Zoning Lots Containing Both Community Facility and Residential Uses)

Section 24-17        (Special Provisions for Zoning Lots Divided by District Boundaries or Subject to Different Bulk Regulations).

Where floor area in a building is shared by multiple uses, the floor area for such shared portion shall be attributed to each use proportionately, based on the percentage each use occupies of the total floor area of the zoning lot less any shared floor area.

In all districts, the maximum number of dwelling units on a zoning lot containing both community facility and residential uses shall

be as set forth in Section 23-50 (DENSITY REGULATIONS).

General Provisions

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, whenever a zoning lot is divided by a boundary between districts or is subject to other regulations resulting in different yard regulations on portions of the zoning lot, the provisions set forth in Article VII, Chapter 7, shall apply.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the height and setback regulations of this Section 24-50, inclusive, shall apply as follows.

Height and setback regulations applicable to R1 through R5 Districts, except R5D Districts, are set forth in Section 24-521 (Front setbacks in districts where front yards are required). In R5D Districts, all buildings or other structures shall comply with the applicable height and setback requirements set forth in Section 23-40 (HEIGHT AND SETBACK REGULATIONS), inclusive.

In R6 through R12 Districts with a letter suffix, the height and setback regulations of Section 23-43 (Height and Setback Requirements in R6 Through R12 Districts), inclusive, shall be applied to all buildings in accordance with the applicable Residence District regulations, pursuant to Section 24-04 (Applicability of Article II, Chapter 3 Regulations). For other buildings in R6 through R12 Districts without a letter suffix utilizing the provisions of this Chapter, height and setback regulations are set forth in Sections 24-522 (Front setbacks in districts where front yards are not required), 24-53 (Alternate Front Setbacks) and 24-54 (Tower Regulations), as applicable. 

In all districts, supplemental provisions are set forth in Sections 24-55 (Required Side and Rear Setbacks), 24-56 (Special Height and Setback Provisions for Certain Areas), 24-57 (Modifications of Height and Setback Regulations), 24-58 (Special Provisions for Zoning Lots Divided by District Boundaries) and 24-59 (Special Height Limitations), respectively.

In the districts indicated, accessory off-street parking spaces shall be required for residences in accordance with the provisions of this Section, inclusive. Separate requirements are set forth for zoning lots in the Inner Transit Zone pursuant to Section 25-21, inclusive, the Outer Transit Zone, pursuant to Section 25-22, inclusive, and beyond the Greater Transit Zone, pursuant to Section 25-23, inclusive.

The following regulations on permitted and required accessory off-street loading berths are adopted in order to provide needed space off public streets for loading and unloading activities, to restrict the use of the streets for such activities, to help relieve traffic congestion in residential areas within the city, and thus to promote and protect public health, safety and general welfare.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the provisions of this Section, inclusive, related to bicycle parking spaces shall apply to:

(a)        developments;

(b)        enlargements that increase the floor area within a building by 50 percent or more;

(c)        dwelling units created by conversions of non-residential floor area;

(d)        new dwelling units in buildings or building segments constructed after April 22, 2009;

(e)        new enclosed accessory group parking facilities with 35 or more automobile parking spaces; and

(f)        open parking areas accessory to commercial or community facility uses that contain 18 or more automobile parking spaces or are greater than 6,000 square feet in area.

In addition, the provisions of Section 25-85 (Floor Area Exemption) shall apply to all buildings as set forth therein.

The number of accessory bicycle parking spaces provided pursuant to this Section, the total area, in square feet, of bicycle parking spaces and the total area, in square feet, excluded from the calculation of floor area for such spaces shall be noted on the certificate of occupancy.  

The regulations of this Chapter shall apply:

(a)        To sky exposure plane buildings developed in R9 and R10 Districts, as set forth in Section 26-10 (SPECIAL REQUIREMENTS FOR DEVELOPMENTS IN R9 AND R10 DISTRICTS). However, the provisions of Section 26-10 shall not apply within any Special Purpose District;

(b)        in R3, R4 and R5 Districts, to zoning lots with buildings accessed by private roads, as set forth in Section 26-20 (SPECIAL REQUIREMENTS FOR LOTS WITH PRIVATE ROADS), except where such zoning lots:

(1)        consist entirely of single-family detached residences;

(2)        are accessed by private roads that existed on February 6, 2002; or

(3)        are located within lower density growth management areas, in which case the provisions of paragraph (c) of this Section shall apply;

(c)        in lower density growth management areas, to zoning lots with buildings accessed by private roads, as set forth in Section 26-30 (SPECIAL REQUIREMENTS FOR LOTS WITH PRIVATE ROADS IN LOWER DENSITY GROWTH MANAGEMENT AREAS);

(d)        to developments, enlargements or conversions in all districts, as applicable, as set forth in Section 26-40 (STREET TREE PLANTING AND PLANTING STRIP REQUIREMENTS); and

(e)        to all energy infrastructure equipment and accessory mechanical equipment not located within a completely enclosed building, as set forth in Section 26-60 (SPECIAL SCREENING AND ENCLOSURE PROVISIONS).

For applicable buildings in R9 and R10 Districts, an application to the Department of Buildings for a permit respecting any development shall include a plan and an elevation, drawn to a scale of at least one-sixteenth inch to a foot, of the new building and buildings on contiguous lots or contiguous blocks showing arcades, street wall articulation, street trees, sidewalk paving and such other necessary information as may be required by the Commissioner of Buildings.

To provide for the orderly development of residences that are distant from streets, site planning requirements are established in Sections 26-20 through 26-27, inclusive. The regulations of this Section are intended to:

(a)        optimize vehicular access within and among zoning lots containing private roads;

(b)        regulate the size of and distance between curb cuts to minimize undue conflict between pedestrian and vehicular movement;

(c)        provide for sidewalks to facilitate social interaction and enhance pedestrian safety; and

(d)        provide for tree planting along private roads in order to enhance the visual and environmental character of the neighborhood.

For all zoning lots with buildings accessed by private roads in lower density growth management areas, the provisions of Sections 26-20 through 26-27, inclusive, shall apply. In addition, such regulations are supplemented or superseded in accordance with the provisions of this Section.

Within the Greenpoint-Williamsburg anti-harassment areas in Community District 1, Borough of Brooklyn, as shown in the diagrams in this Section, the provisions of paragraphs (a) through (d), inclusive, of Section 93-90 (HARASSMENT) shall apply as modified in this Section. 

For the purposes of this Section, the following definitions in paragraph (a) of Section 93-90, shall be modified:

Anti-harassment area

“Anti-harassment area” shall mean the Greenpoint-Williamsburg anti-harassment areas as shown in the diagrams:

Greenpoint-Williamsburg Anti-Harassment Areas

Referral date

“Referral date” shall mean October 4, 2004.

In addition, paragraph (d)(3) of Section 93-90 is modified as follows:

(3)           No portion of the low income housing required under this Section shall qualify to:

(i)           increase the floor area ratio pursuant to the provisions of Section 27-10 (ADMINISTRATION OF AFFORDABLE HOUSING) or 62-361 (Special floor area regulations); or

(ii)          increase the maximum height of a building or the height above which the gross area per residential story of a building is limited pursuant to the provisions of paragraphs (b)(2) and (d) of Section 62-363 (Special height and setback regulations); or

(iii)         satisfy an eligibility requirement of any real property tax abatement or exemption program with respect to any multiple dwelling that does not contain such low income housing.

These districts are designed to provide a suitable open character for single-family detached dwellings at low densities, as well as all types of residences in appropriate locations. These districts also include community facilities and open uses that serve the residents of these districts or benefit from an open residential environment.

These districts are designed to provide for single- or two-family detached dwellings on zoning lots of specified lot widths, as well as all types of residences in appropriate locations. R3A Districts also permit zero lot line buildings. These districts also include community facilities and open uses that serve the residents of these districts or benefit from a residential environment.

These districts are designed to provide for single- or two-family detached or semi-detached dwellings, as well as all types of residences in appropriate locations. R4-1 Districts also permit zero lot line buildings. These districts also include community facilities and open uses that serve the residents of these districts or benefit from a residential environment.

These districts are designed to provide for all types of residential buildings, in order to permit a broad range of housing types, with appropriate standards for each district on density, open space, and spacing of buildings. However, R4B Districts are limited to single- or two-family dwellings, , as well as all types of residences in appropriate locations. The various districts are mapped in relation to a desirable future residential density pattern, with emphasis on accessibility to transportation facilities and to various community facilities, and upon the character of existing development. These districts also include community facilities and open uses which serve the residents of these districts or benefit from a residential environment.

R11, R11A and R12 Districts may only be mapped in Mandatory Inclusionary Housing areas.

Unless otherwise specified, the regulations applicable to R10 Districts shall apply to R10H Districts.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group I consists of various primarily open uses of land. The provisions regulating uses classified in this Use Group are set forth as follows:

1. Section 22-111 (Use Group I – general use allowances) which includes the compilation of uses in the Use Group table; 
2. Section 22-112 (Use Group I – uses subject to additional conditions) for additional conditions that apply to certain uses, as denoted with a “P” in the Use Group table;
3. Section 22-113 (Use Group I – uses permitted by special permit) for uses permitted by special permit by the Board of Standards and Appeals, as denoted with “○” in the Use Group Table; and
4. Section 22-114 (Use Group I – additional provisions for parking requirement category) for uses with more than one parking requirement category or other applicable parking provisions, as denoted with “*” in the Use Group table.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group II consists of residences of various types. The provisions regulating uses 
classified in this Use Group are set forth as follows:

1. Section 22-121 (Use Group II – general use allowances) which includes the compilation of uses in the Use Group table; and
2. Section 22-122 (Use Group II – uses subject to additional conditions) for additional conditions that apply to certain uses, as denoted with a “P” in the Use Group table.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group III consists of uses that provide educational, religious, health and other essential services. The provisions regulating uses classified in this Use Group are set forth as follows:

1. Section 22-131 (Use Group III – general use allowances) which includes the compilation of uses in the Use Group tables;
2. Section 22-132 (Use Group III – uses subject to size restrictions) for certain uses, as denoted with an “S” in the Use Group tables;
3. Section 22-133 (Use Group III – uses subject to additional conditions) for additional conditions that apply to certain uses, as denoted with a “P” in the Use Group tables;
4. Section 22-134 (Use Group III – uses permitted by special permit) for uses permitted by special permit of the Board of Standards and Appeals or the City Planning Commission, as denoted with “○” in the Use Group tables; and
5. Section 22-135 (Use Group III – additional provisions for parking requirement category) for uses with more than one parking requirement category or other applicable parking provisions, as denoted with “*” in the Use Group tables.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group IV consists of uses that provide public services, including public safety buildings, and infrastructure. The provisions regulating uses classified in this Use Group are set forth as follows:

1. Section 22-141 (Use Group IV – general use allowances) which includes the compilation of uses in the Use Group tables;
2. Section 22-142 (Use Group IV – uses subject to size limitations) for size restrictions that apply to certain uses, as denoted with an “S” in the Use Group tables;
3. Section 22-143 (Use Group IV – uses subject to additional conditions) for additional conditions that apply to certain uses, as denoted with a “P” in the Use Group tables; and
4. Section 22-144 (Use Group IV – uses permitted by special permit) for uses permitted by special permit of the Board of Standards and Appeals or the City Planning Commission, as denoted with “○” in the Use Group tables.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group V consists of uses for transient occupancy of various types. In Residence Districts, such uses shall include:

1. overnight camps, where allowed by special permit of the Board of Standards and Appeals, in accordance with Section 73-151 (Overnight camps); and
2. in R10H Districts, transient hotels, where allowed by special permit of the City Planning Commission, in accordance with Section 74-151 (In R10H Districts).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group VII consists of uses that provide administrative and research workspaces for business, professional or governmental purposes. In Residence Districts, such uses shall include:

1. laboratories, where allowed by special permit of the City Planning Commission, in accordance with Section 74-171 (Laboratories); and
2. offices, where allowed within the flood zone, by special permit of the Board of Standards and Appeals, in accordance with Section 73-171 (Ground floor offices in the flood zone).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Use Group VIII consists of uses that provide recreation and entertainment opportunities, as well as other places of assembly. In Residence Districts, such uses shall include:

1. outdoor day camps, where allowed by special permit of the Board of Standards and Appeals, in accordance with Section 73-184 (Outdoor day camps); and
2. riding academies or stables, where allowed by special permit of the Board of Standards and Appeals, in accordance with Section 73-185 (Riding Academies or Stables).

Words in italics are defined in Section 12-10 (DEFINITIONS) or, if applicable exclusively to this Section, in this Section.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, non-illuminated accessory signs are permitted as set forth in this Section, subject to the provisions of Section 22-24 (Additional Regulations).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts as indicated, any sign permitted under the provisions of Sections 22-22 (Permitted Non-illuminated Accessory Signs) and 22-231 (Permitted illuminated accessory signs for hospitals and related facilities) shall conform to the regulations set forth in this Section.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

Except as otherwise provided in Sections 22-22 (Permitted Non-illuminated Accessory Signs) or 22-231 (Permitted illuminated accessory signs for hospitals and related facilities), not more than one sign is permitted for each use, building or dwelling unit, and not more than two signs for each professional office. On a corner lot or through lot, one sign (or for professional offices, two signs) is permitted on each street.

No moving or stationary "advertising sign" shall be displayed on a vessel plying waterways adjacent to Residence Districts and within view from an arterial highway. For the purposes of this Section, arterial highways shall include all highways that are shown on the Master Plan of Arterial Highways and Major Streets as "principal routes," "parkways" or "toll crossings" and that have been designated by the City Planning Commission as arterial highways to which the provisions of this Section shall apply.

For the purposes of this Section "advertising sign" is a sign that directs attention to a profession, business, commodity, service or entertainment conducted, sold or offered elsewhere than upon the premises of the vessel and is not accessory to a use on such vessel.

The bulk regulations of this Chapter apply to any zoning lot or portion of a zoning lot located in any Residence District which contains any residential building or other structure, or to the residential portion of a building or other structure used for both residential and community facility uses. The bulk regulations of Article II, Chapter 4, shall apply to any zoning lot or portion of a zoning lot containing a community facility building or to the community facility portion of a building used for both residential and community facility uses, except as set forth in Sections 24-04 (Applicability of Article II, Chapter 3 Regulations) and 24-05 (Buildings containing certain community facility uses). In addition, the bulk regulations of this Chapter, or of specified Sections thereof, also apply in other provisions of this Resolution where they are incorporated by cross reference.

The conversion of non-residential floor area to residences shall be subject to the provisions of Article I, Chapter 5 (Residential Conversions Within Existing Buildings), unless such conversions meet the requirements for residential developments of Article II (Residence District Regulations).

Existing buildings or other structures that are non-complying buildings or other structures or existing buildings where an enlargement, conversion, extension, change of use or other alternation would create a non-compliance with the applicable bulk regulations are subject to the regulations set forth in Article V, Chapter 4. 

Special regulations applying in certain areas are set forth in Article VI, inclusive. 

Special permits that may be granted by the Board of Standards and Appeals are set forth in Article VII, Chapter 3. Special permits and authorizations that may be granted by the City Planning Commission are set forth in Article VII, Chapters 4 and 5, respectively. 

Special regulations applying to large-scale residential developments or large-scale community facility developments are set forth in Article VII, Chapters 8 or 9, respectively. Special regulations applying to large-scale general developments are set forth in Section 74-74. 

Any development or enlargement that occurs on or over a railroad right-of-way, or the inclusion of a railroad right-of-way in the lot area of a zoning lot less than one and a half acres, and that is not accessory to such railroad right-of-way, shall be certified by the Chairperson of the City Planning Commission pursuant to Section 75-41. In addition, the development or enlargement of a building on a zoning lot greater than one and a half acres that includes a railroad right-of-way or former railroad right-of-way, where such building is not accessory to a railroad right-of-way, may be permitted by the Commission pursuant to Section 74-61. 

Special regulations applying only in Special Purpose Districts are set forth in Articles VIII, IX, X, XI, XII, XIII and XIV.

The following bulk regulations are adopted in order to protect residential areas against congestion and to encourage the development of desirable and stable residential neighborhoods. In order to achieve these purposes, a direct control of density as well as of the physical volume of buildings is established.

In all districts, whenever a zoning lot is divided by a boundary between districts or is subject to different bulk regulations for different portions of the zoning lot, the provisions set forth in Article VII, Chapter 7, shall apply.

Special rules governing optional bulk regulations affecting one or more bulk parameters are set forth in Section 23-70 (ALTERNATIVE BULK REGULATIONS FOR CERTAIN AREAS), inclusive. 

These optional bulk provisions include alternative rules for:

1. predominantly built-up areas, as set forth in Section 23-71, inclusive; 
2. portions of Community District 12 in the Borough of Brooklyn, as set forth in Section 23-72, inclusive; and 
3. sky exposure plane buildings, as set forth in Section 23-73, inclusive.  

Where any of such optional provisions are utilized, all the other associated bulk provisions set forth in Section 23-70, inclusive, shall apply.

In R6 through R12 Districts without a letter suffix, on zoning lots where demolition or disposition is subject to approval from the U.S. Department of Housing and Urban Development (HUD) under section 18 of the Housing Act of 1937, the provisions of this Section shall apply.

For developments or enlargements of residences other than qualifying senior housing or MIH developments on MIH sites:

1. on zoning lots where the height of any existing building containing residences exceeds the heights for zoning lots containing standard residences set forth in Section 23-432, the regulations for sky exposure plane buildings set forth in Section 23-73, inclusive, shall apply, and shall not be optional; and
2. on zoning lots where the height of all existing building containing residences are less than or equal to the heights for zoning lots containing standard residences set forth in Section 23-432, the bulk regulations for residential buildings of this Chapter applicable to non-sky exposure plane buildings may be applied, except that:
   1. the height and setback modifications for eligible sites set forth in Section 23-434 shall not apply; and 
   2. the minimum distance between buildings two of more buildings on the same zoning lot that are not connected at any level shall be governed by the provisions of paragraph (c) of Section 23-735. Notwithstanding the provisions of Section 23-05, the use of this Section shall not necessitate the utilization of all other provisions for sky exposure plane buildings unless other provisions of Section 23-73, inclusive, are applied.    

R1 R2 R3 R4 R5

In the districts indicated, no residence shall be permitted on a zoning lot with a total lot area or lot width less than as set forth in the following table:

REQUIRED MINIMUM LOT AREA AND LOT WIDTH

R6 R7 R8 R9 R10 R11 R12

In the districts indicated, no residence shall be permitted on a zoning lot with a total lot area or lot width less than as set forth in the following table:

REQUIRED MINIMUM LOT AREA AND LOT WIDTH

R1 R2 R3 R4 R5

In the districts indicated, the maximum residential floor area ratio shall be as set forth in the following table. Separate maximum residential floor area ratios are set forth for standard zoning lots and zoning lots that are qualifying residential sites.

MAXIMUM FLOOR AREA RATIO FOR R1-R5 DISTRICTS

¹              For standard zoning lots with a lot area of 4,000 square feet or more, the maximum residential floor area associated with any single dwelling unit shall not exceed an equivalent floor area ratio of 0.60. 

R6 R7 R8 R9 R10 R11 R12

In the districts indicated, the maximum residential floor area ratio shall be as set forth in the following table. Separate maximum residential floor area ratios are set forth for zoning lots containing standard residences and zoning lots containing qualifying affordable housing or qualifying senior housing.

MAXIMUM FLOOR AREA RATIO FOR R6-R12 DISTRICTS

¹           For zoning lots, or portions thereof, located within 100 feet of a wide street

²              Outside of Mandatory Inclusionary Housing areas, for zoning lots, or portions thereof, located within 100 feet of a wide street, containing UAP developments or qualifying senior housing

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, for buildings containing multiple dwelling residences, floor space allocated to building amenities, corridors, refuse storage or disposal, or access to elevated ground floor dwelling units may be exempted from the definition of floor area pursuant to Section 12-10, provided that the provisions of this Section, inclusive, are met. However, exempted floor space shall be considered floor area for the purposes of satisfying other ground floor level use regulations of this Resolution, including, but not limited to, limitations on floor area for certain uses, parking wrap and screening requirements, and requirements for floor area at the ground floor level. 

Such provisions may be applied to buildings developed after December 5, 2024, and to existing buildings where, after December 5, 2024, an enlargement, extension, conversion or other alteration results in newly created or altered floor space that conforms with such specific provisions of this Section, inclusive.   

In R6 through R12 Districts, the obstructions permitted within a front yard pursuant to Section 23-31, inclusive, may also be permitted in the open area between the street wall and the street line.

Inner court regulations are set forth in Section 23-352 and outer court regulations are set forth in Section 23-353. Permitted obstructions in such courts are set forth in Section 23-351.

These regulations shall not apply to any single- or two-family detached residence.

A corner of a court may be cut off between walls of the same building, provided that the length of the wall of such cut-off does not exceed seven feet.

The Commissioner of Buildings may approve minor recesses, projections and architectural treatment of the outline of courts as long as these variations do not substantially change the depth or width of the court.

For developments or enlargements of residences, the maximum lot coverage regulations are set forth in Section 23-361 for R1 through R5 Districts and Section 23-362 for R6 through R12 Districts. Special rules for certain interior or through lots are set forth in Section 23-363. 

R1 R2 R3 R4 R5

In the districts indicated, the height and setback regulations of a building or other structure shall be as set forth in Section 23-421 (Basic pitched-roof envelopes for certain districts) and 23-422 (Basic flat-roof envelopes for certain districts). Where applicable, standard setback provisions are set forth in Section 23-423. 

Such heights may be increased on qualifying residential sites or on zoning lots containing qualifying senior housing, or for certain large sites, pursuant to Sections 23-424 or 23-425, respectively.

Additional provisions are set forth in Section 23-426 and Section 23-44, inclusive.

The height of all buildings or other structures shall be measured from the base plane. For the purposes of this Section, where base planes of different elevations apply to different portions of a building or other structure, each such portion of the building may be considered to be a separate building. Furthermore, for the purposes of this Section, building segments may be considered to be separate buildings and abutting semi-detached buildings may be considered to be one building.

R6 R7 R8 R9 R10 R11 R12

In the districts indicated, the street wall location of a building shall be as set forth in Section 23-431, the height and setback regulations of a building or other structure shall be as set forth in Section 23-432, and standard setback provisions shall be as set forth in Section 23-433.

The maximum heights set forth in Section 23-432 may be modified for zoning lots meeting certain criteria, in accordance with Section 23-434, or where towers are permitted in accordance with Section 23-435. Additional height and setback provisions are set forth in Section 23-436 and Section 23-44, inclusive.

The height of all buildings or other structures shall be measured from the base plane. For the purposes of this Section, where base planes of different elevations apply to different portions of a building or other structure, each such portion of the building may be considered to be a separate building.

Lot coverages for towers, including maximums and minimums, where applicable, shall be applied at every level. 

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11R12

The provisions of Section 23-50 (DENSITY REGULATIONS), inclusive, shall apply to developments, enlargements or to existing buildings that increase the number of dwelling units. However, the provisions of this Section shall not apply to rooming units.

Any given floor area shall be counted only once in meeting the floor area requirements.

The provisions of this Section shall not apply to single- or two-family residences.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, for buildings containing multiple dwelling residences, the maximum number of dwelling units permitted shall be determined by dividing the maximum residential floor area permitted on the zoning lot by the applicable dwelling unit factor. The applicable dwelling unit factor shall be as follows:

1. For the following types of multiple dwelling residences, there shall be no applicable dwelling unit factor:
   1. developments or enlargements of residences in special density areas; 
   2. qualifying senior housing; or
   3. conversions of any non-residential building, or portion thereof, to residences in the special density areas, or outside of special density areas, conversions of community facility buildings, or portions of buildings containing community facilities, to residences.
2. For all other types of multiple dwelling residences, the applicable dwelling unit factor shall be 680. Fractions equal to or greater than three-quarters resulting from this calculation shall be considered to be one dwelling unit. 

In addition, for zoning lots with residential uses that have different dwelling unit factor applicability, for the purposes of calculating the maximum number of dwelling units permitted within buildings, or portions thereof, that are subject to a dwelling unit factor, the calculation shall exclude the floor area not subject to a dwelling unit factor before dividing by the dwelling unit factor. Where floor area in a building is shared by multiple residential uses, the floor area for such shared portion shall be attributed to each residential use proportionately, based on the percentage each residential use occupies of the total floor area of the zoning lot, less any shared floor area. 

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, balconies may project into or over any open areas not occupied by buildings at that particular level, provided that:

1. within any yards, courts, or other required open areas, such balcony shall:
   1. not project by more than one third of the depth of such areas specified above, or a distance greater than seven feet, whichever is less, as measured from the plane surface of the building wall from which it projects;
   2. not cover more than 10 percent of any open area required pursuant to Section 23-30, inclusive, or any outdoor recreation space provided pursuant to Section 23-63; and 
   3. have an aggregate width, at the level of any story, not exceeding 50 percent of the width at that level of the plane surface of the building wall from which it projects; and
2. within any open areas, whether required or not, such balcony shall:
   1. be unenclosed except for building walls and parapets, railings, or safety guards, whether applied singly, or in combination, provided that: 
      1. parapets shall not exceed four feet in height; 
      2. railings shall not exceed 4 feet, 6 inches in height and shall be at least 50 percent open for the portion that exceeds four feet in height; and 
      3. safety guards shall not exceed 10 feet in height and shall be at least 90 percent transparent materials for the portion that exceeds four feet in height. In addition, where such balcony has a roofed portion above it, there shall be an opening that is not less than 40 percent of the height between the bottom of the roof and the finished floor level of such balcony.
         

           However, such balconies may be recessed into a building wall up to a maximum depth of six feet provided that at least 33 percent of the perimeter of such balcony is unenclosed except for a parapet, railing, or safety guard; and

   2. be located at least 13 feet above curb level, except that for buildings containing residences not more than 35 feet in height, such balcony may be located at or higher than the floor level of the second story provided that such balcony is located not lower than seven feet above curb level or seven feet above natural grade, whichever is higher.

All developments, enlargements, extensions or conversions in buildings that are multiple dwelling residences that result in nine or more new dwelling units after December 5, 2024 shall provide recreation space in accordance with this Section. 

Such recreation space may include, but shall not be limited to, fitness centers, pools, wellness services, sports courts, game rooms, outdoor spaces, or child play spaces.

The amount of recreation space required shall be equivalent to a minimum of three percent of the residential floor area of the building. Such space may be provided indoors or outdoors, singly or in combination. Where provided indoors, floor space may be exempted from the definition of floor area pursuant to Section 12-10 (DEFINITIONS), provided that the standards of Section 23-231 (Floor area provisions for amenities) are met. 

Additionally, such recreation space shall comply with the following standards:

1. all recreation space shall be accessible to the residents of the building;
2. the minimum dimension of any recreation space, in any direction, whether indoor or outdoor, shall be 15 feet;
3. any outdoor recreation space shall be open to the sky, except that:
   1. building projections, not to exceed seven feet in depth, may cover up to 10 percent of the outdoor recreation space, provided that the lowest level of the projection is at least 10 feet above the level of the outdoor recreation space; and
   2. the combination of building projections, where provided, and any sun shading devices permitted pursuant to 23-311, including, but not limited to, arbors or trellises, awnings and other sun control devices, or canopies, may cover up to 50 percent; and
4. any indoor recreation room shall have at least one exterior wall with windows, or ceiling with skylights, that measures not less than 9.5 percent of the total floor space of the room.

Recreation space provided in Quality Housing buildings, in buildings converted pursuant to Article I, Chapter, or in any other building as part of requirements in effect prior to December 5, 2024, or recreation space that is provided pursuant to the requirements of Section 23-63 (Required Recreation Space in Multiple Dwelling Residences) after December 5, 2024, may be modified, relocated or otherwise reconfigured, provided that the requirements of Section 23-63 are met for all newly created spaces.

The bulk regulations of this Chapter apply to any zoning lot or portion of a zoning lot located in any Residence District which contains any community facility building, or to the community facility portion of any building located in any Residence District which is used for both residential and community facility uses, except where specifically modified by the provisions of this Chapter.

The bulk regulations of Article II, Chapter 3, shall apply to any zoning lot or portion of a zoning lot in any Residence District which contains a residential building, or to the residential portion of any building located in any Residence District which is used for both residential and community facility uses, except where specifically modified by the provisions of this Chapter.

In addition, the bulk regulations of this Chapter, or of specified sections thereof, also apply in other provisions of this Resolution where they are incorporated by cross reference.

The conversion of non-residential floor area to residences shall be subject to the provisions of Article I, Chapter 5 (Residential Conversion Within Existing Buildings), unless such conversions meet the requirements for residential developments of Article II (Residence District Regulations).

Existing buildings or other structures that are non-complying buildings or other structures or existing buildings where an enlargement, conversion, extension, change of use or other alternation would create a non-compliance with the applicable bulk regulations are subject to the regulations set forth in Article V, Chapter 4.

Special regulations applying in certain areas are set forth in Article VI, inclusive.

Special permits that may be granted by the Board of Standards and Appeals are set forth in Article VII, Chapter 3. Special permits and authorizations that may be granted by the City Planning Commission are set forth in Article VII, Chapters 4 and 5, respectively.

Special regulations applying to large-scale residential developments or large-scale community facility developments are set forth in Article VII, Chapters 8 or 9, respectively. Special regulations applying to large-scale general developments are set forth in Section 74-74.

Any development or enlargement that occurs on or over a railroad right-of-way, or the inclusion of a railroad right-of-way in the lot area of a zoning lot less than one and a half acres, and that is not accessory to such railroad right-of-way, shall be certified by the Chairperson of the City Planning Commission pursuant to Section 75-41. In addition, the development or enlargement of a building on a zoning lot greater than one and a half acres that includes a railroad right-of-way or former railroad right-of-way, where such building is not accessory to a railroad right-of-way#, may be permitted by the Commission pursuant to Section 74-61. 

Special regulations applying only in Special Purpose Districts are set forth in Articles VIII, IX, X, XI, XII, XIII and XIV.

The following bulk regulations are adopted in order to protect residential areas against congestion and to encourage the development of desirable and stable residential neighborhoods.  In order to achieve these purposes, a direct control of the physical volume of buildings and their degree of lot coverage is established.

For community facility buildings or buildings used partly for community facility use and partly for residential use, the following regulations shall apply with regard to the applicability of certain bulk regulations from Article II, Chapter 3.

1. All bulk regulations
   1. In all districts, the bulk regulations of Article II, Chapter 3 (Residential Bulk Regulations in Residence Districts) for qualifying affordable housing may be applied to buildings subject to an affordable housing regulatory agreement if qualifying affordable housing includes community facility uses.
   2. In R3-1, R3A, R3X, R4-1, R4A, R4B or R5B Districts, the bulk regulations of this Chapter shall apply only to a zoning lot or portion of a zoning lot that contains a community facility building, and the bulk regulations of Article II, Chapter 3 (Residential Bulk Regulations in Residence Districts) shall apply to any zoning lot or portion of a zoning lot that contains any building that is used partly for community facility use and partly for residential use. In such districts, the bulk regulations of this Chapter may apply to the community facility portion of a building that is used partly for community facility use and partly for residential use only where:
      1. such community facility use has received tax-exempt status from the New York City Department of Finance, or its successor, pursuant to Section 420 of the New York State Real Property Tax Law; or
      2. such building has received an authorization pursuant to Section 24-06 (Modification of Bulk Regulations in Certain Districts).
2. Height and setback
   1. In R6 through R12 Districts with a letter suffix, the height and setback regulations of Section 23-43 (Height and Setback Requirements in R6 Through R12 Districts), inclusive, shall be applied to all buildings in accordance with the applicable Residence District regulations.
   2. In all other Residence Districts, the residential height and setback regulations may be applied as follows:
      1. the height and setback regulations of Section 23-42 (Height and Setback Requirements in R1 Through R5 Districts), inclusive, may be applied in accordance with the applicable Residence District regulations;
      2. the height and setback regulations of Section 23-43, inclusive, may be applied in accordance with the applicable Residence District regulations.
         
         However, for Districts subject to the street wall location requirements of paragraph (b) of Section 23-431, such regulations need not apply to houses of worship listed under Use Group III(B).
         
         Any obstructions permitted to penetrate a maximum height limit pursuant to Section 23-41 (Permitted Obstructions), inclusive, shall also be permitted in addition to those set forth in Section 24-51 (Permitted Obstructions).
3. Other bulk regulations
   
   Where the height and setback regulations of Article II, Chapter 3 are applied, the following residential bulk regulations may also be applied to the entire building:
   1. the yard regulations of Section 23-30, inclusive, applicable to a multiple dwelling residence;
   2. the maximum lot coverage requirements of Section 23-36, inclusive; and
   3. for community facility uses with sleeping accommodations:
      1. the special floor area allowances of Section 23-23, inclusive;
      2. the court regulations of Section 23-35, inclusive; and
      3. the distance between buildings and distance between legally required windows and lot lines regulations of Section 23-37.

Any obstructions permitted within a specific open area pursuant to Section 23-30, inclusive, shall also be permitted.

Where a particular bulk regulation of Article II, Chapter 3 is applied, it shall supersede the applicable regulations of Article II, Chapter 4.

For the purposes of applying such bulk provisions, uses shall be considered residential, and the term dwelling unit shall include “dwelling units” and “rooming units”, as set forth in the Housing Maintenance Code.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

1. In R1 through R5 Districts in lower density growth management areas, the bulk regulations of this Chapter shall not apply to any zoning lot containing buildings used for:
   1. ambulatory diagnostic or treatment health care facilities listed under Use Group III(B), except where such zoning lot contains buildings used for hospitals or nursing homes as defined in the New York State Hospital Code; or
   2. child care services as listed under the definition of school in Section 12-10 (DEFINITIONS), except where such zoning lot contains buildings used for houses of worship or, for zoning lots that do not contain buildings used for houses of worship, where the amount of floor area used for child care services is equal to 25 percent or less of the amount of floor area permitted for community facility use on the zoning lot.
2. In lieu thereof, the residential bulk regulations of Article II, Chapter 3, shall apply, except that:
   1. the minimum lot area for such zoning lots containing ambulatory diagnostic or treatment health care facilities shall be 5,700 square feet, and the minimum lot area for such zoning lots containing child care services shall be 10,000 square feet. In addition, each such zoning lot shall have a minimum lot width of 60 feet. Such lot width shall be applied as set forth in the definition of lot width in Section 12-10, provided that such lot width shall also be met along at least one street line of the zoning lot. No building, or portion thereof, shall be permitted between opposing side lot lines where such lot lines would be nearer to one another at any point than 60 feet;
   2. the provisions of Section 23-341 (Permitted obstructions in required yards or rear yard equivalents), inclusive, shall be modified to prohibit parking spaces of any kind within a front yard;
   3. in lieu of Section 23-332 (Basic side yard requirements in R1 through R5 Districts), Sections 24-35 (Minimum Required Side Yards) and 24-55 (Required Side and Rear Setbacks) shall apply; and
   4. for child care services in R1 and R2 Districts, the provisions of paragraph (9) in the definition of floor area in Section 12-10, pertaining to floor area exclusions for the lowest story of a residential building, shall not apply.

For such buildings, the authorization provisions of Section 24-06 (Modification of Bulk Regulations in Certain Districts) shall be inapplicable.

R3-1 R3A R3X R4-1 R4A R4B R5B

In the districts indicated, the City Planning Commission may authorize developments or enlargements, pursuant to the bulk regulations of this Chapter, provided that the Commission finds that:

(a)        the design of the development or enlargement ensures adequate separation of uses and sufficient independent access to each use; and

(b)        the floor area designated for community facility use is designed in a manner that is consistent with such use and physically distinguishes such space from that designated for residential use.

The Commission may prescribe additional safeguards to prevent the conversion of such community facility use to residential use.

Applications for authorizations shall be referred to the affected Community Board for a period of at least 30 days for comment.  The Commission shall grant in whole or in part or deny the application within 60 days of the completion of the Community Board review period.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, developments, or enlargements that increase the floor area on a zoning lot by 20 percent or more, shall provide street trees in accordance with Section 26-41 (Street Tree Planting).

R1 R2 R3 R4 R5

In the districts indicated, developments, or enlargements that increase the floor area on a zoning lot by 20 percent or more, shall provide and maintain a planting strip in accordance with Section 26-42.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, for any zoning lot, the maximum floor area ratio and maximum percent of lot coverage for a community facility use shall not exceed the floor area ratio and lot coverage set forth in the table in this Section.

Any given lot area shall be counted only once in determining the floor area ratio.

MAXIMUM FLOOR AREA AND MAXIMUM LOT COVERAGE IN R1 THROUGH R5 DISTRICTS

MAXIMUM FLOOR AREA AND MAXIMUM LOT COVERAGE IN R6 THROUGH R12 DISTRICTS FOR CONTEXTUAL DISTRICTS

MAXIMUM FLOOR AREA AND MAXIMUM LOT COVERAGE IN R6 THROUGH R12 DISTRICTS FOR NON-CONTEXTUAL DISTRICTS

R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, the portion of a building containing a community facility use located at any height up to but not exceeding 23 feet above curb level or base plane, where applicable, may be excluded in determining the percentage of lot coverage set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage). Obstructions permitted under the provisions of Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents) shall not be included in lot coverage.

R3 R4 R5

In the districts indicated, except R5D Districts, the maximum floor area ratio set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased to the floor area ratio set forth in the table in this Section, if yards are provided as follows:

(a)        on interior lots, a front yard not less than 30 feet in depth, and a side yard not less than 15 feet in width along any side lot line;

(b)        on corner lots, two front yards, each not less than 30 feet in depth;

(c)        on through lots, a front yard not less than 30 feet in depth along each front lot line, provided, however, that if the rear yard equivalent required for such through lot is provided as set forth in the alternative in paragraph (b) of Section 24-382 (Required rear yard equivalents), at least one side yard not less than 30 feet in width shall be provided in addition.

No portion of a rear yard equivalent that is also a front yard or a side yard as provided under this Section may contain any obstructions not permitted in a front yard or side yard under the provisions of Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents).

However, the provisions of this Section shall not apply to philanthropic or non-profit institutions with sleeping accommodations and long-term care facilities.

R9 R10 R11 R12

In the districts indicated, for developments or enlargements with 25 percent or less of the total floor area of the building allocated to residential uses, for each square foot of a public plaza, subject to the provisions of Section 37-70, provided on a zoning lot, the total floor area permitted on that zoning lot under the provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased by six square feet.

R9 R10 R11 R12

In the districts indicated, for developments or enlargements with 25 percent or less of the total floor area of the building allocated to residential uses, for each square foot of arcade provided on a zoning lot in accordance with the provisions of Section 37-80 (ARCADES), the total floor area permitted on that zoning lot under the provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased by three square feet.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the provisions of this Section shall apply to any zoning lot containing community facility and residential uses.  

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts, as indicated, whenever a zoning lot is divided by a boundary between districts or is subject to bulk regulations resulting in different maximum floor area ratios or different maximum percentages of lot coverage, on portions of the zoning lot, the provisions set forth in Article VII, Chapter 7, shall apply.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, yards shall be provided as set forth in Sections 24-30 (YARD REGULATIONS) and 24-40 (SPECIAL PROVISIONS FOR ZONING LOTS DIVIDED BY DISTRICT BOUNDARIES), inclusive.  

For zoning lots with residential and community facility uses, front yards shall be provided pursuant to Article II, Chapter 3, where applicable, and side yards and rear yards shall be provided in accordance with this Chapter. The building articulation provisions of paragraph (b) of Section 23-426 (Additional height and setback provisions) shall apply to zoning lots with residential and community facility uses.

For the residential portion of a building with both residential and community facility uses, the required residential rear yard shall be provided at the floor level of the lowest story used for dwelling units, where any window of such dwelling units faces onto such rear yard.

In all Residence Districts, the level of a yard or of a rear yard equivalent shall not be higher than curb level, except that natural grade level need not be disturbed in order to comply with this requirement. No building or other structure shall be erected above ground level in any required yard or rear yard equivalent, except as otherwise provided in Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents).

In all Residence Districts, the width or depth of a yard or rear yard equivalent shall be measured perpendicular to lot lines.

In all Residence Districts, the obstructions set forth in Sections 23-311 (Permitted obstructions in all yards, courts and open areas) and 23-341 (Permitted obstructions in required rear yards or rear yard equivalents), as well as the following obstructions shall be permitted when located within a required yard or rear yard equivalent:

(a)        In any yard or rear yard equivalent:

(1)        Fences;

(2)        Parking spaces for automobiles or bicycles, off-street, open, accessory;

(3)       Energy infrastructure equipment and accessory mechanical equipment, subject to the requirements set forth in Section 23-312 (Additional permitted obstructions generally permitted in all yards);

(4)        Steps;

(5)        Walls, not exceeding eight feet in height and not roofed or part of a building.

(b)        In any rear yard or rear yard equivalent:

(1)        Balconies, unenclosed, subject to the provisions of Section 24-164;

(2)        Any building or portion of a building used for community facility uses, including accessory parking spaces for bicycles within such building, provided that the height of such building shall not exceed one story, nor in any event 23 feet above curb level, and further provided that the area within such building dedicated to accessory parking spaces for bicycles shall not exceed the area permitted to be excluded from floor area, pursuant to Section 25-85 (Floor Area Exemption). In addition, decks, parapet walls, roof thickness, skylights, vegetated roofs and weirs, pursuant to Section 24-51 (Permitted Obstructions), shall be permitted above such an accessory building, or portion thereof. However, the following shall not be permitted obstructions:

(i)        in all Residence Districts, any portion of a building containing rooms used for living or sleeping purposes, other than a room in a hospital used for the care or treatment of patients;

(ii)        in R1, R2, R3-1, R3A, R3X, R4-1 R4A or R4B Districts, any portion of a building used for any community facility use;

(iii)        in all Residence Districts not listed in paragraph (b)(2)(ii) of this Section, beyond 100 feet of a wide street, any portion of a building used for a community facility use other than a school, house of worship, college or university, or hospital and related facilities;

(3)        Parking spaces, off-street, accessory to a community facility use, provided that the height of an accessory building, or portion of a building used for such purposes, shall not exceed 15 feet above curb level. However, such accessory building or portion of a building shall not be a permitted obstruction in R1, R2, R3-1, R3A, R3X, R4-1, R4A or R4B Districts.

However, no portion of a rear yard equivalent which is also a required front yard or required side yard may contain any obstructions not permitted in such front yard or side yard.

R1 R2 R3 R4 R5

In the districts indicated, front yards shall be provided as set forth in the following table, except that for a corner lot in an R1-2 District, one front yard may have a depth of 15 feet.

^*        In R5D Districts, the provisions set forth in Section 23-321 (Basic front yard requirements) shall apply.

R1 R2 R3 R4 R5

(a)        In the districts indicated, if a building containing a community facility use has an aggregate width of street walls equal to 80 feet or less or, for abutting buildings, if the combined aggregate width of street walls of all such abutting buildings on a zoning lot is equal to 80 feet or less, then two side yards shall be provided, each with a minimum required width of eight feet. If such building or buildings have an aggregate width of street walls equal to more than 80 feet, two side yards shall be provided, each equal to not less than 10 percent of the aggregate width of street walls. The provisions of this paragraph (a) shall not apply in R5D Districts. In lieu thereof, the side yard regulations set forth in Section 23-332 (Basic side yard requirements in R1 through R5 Districts), as applicable, shall apply.  

R6 R7 R8 R9 R10 R11 R12

(b)        In the districts indicated, no side yards are required.  However, if any open area extending along a side lot line is provided at any level, it shall be at least eight feet wide. The allowances for permitted obstructions in any yard or rear yard equivalent set forth in Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents) shall be permitted in such open areas.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, a rear yard with a depth of not less than 30 feet shall be provided at every rear lot line on any zoning lot except as otherwise provided in Sections 24-37 (Special Provisions for Shallow Interior Lots), 24-38 (Special Provisions for Through Lots) or 24-39 (Other Special Provisions for Rear Yards). Rear yards shall also be provided along portions of side lot lines as set forth in Section 24-361 (Beyond one hundred feet of a street line).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, if an interior lot consists entirely of a tract of land:

(a)        which was owned separately and individually from all other adjoining tracts of land, both on December 15, 1961 and on the date of application for a building permit; and

(b)        which is less than 70 feet deep at any point;

the depth of a required rear yard for such interior lot may be reduced by one foot for each foot by which the maximum depth of such zoning lot is less than 70 feet.  On any interior lot with a maximum depth of 50 feet or less, the minimum depth of a required rear yard shall be 10 feet.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the regulations of this Section shall apply to all through lots.  In the case of a zoning lot occupying an entire block, no rear yard or rear yard equivalent shall be required.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the rear yard requirements set forth in Section 24-36 (Minimum Required Rear Yards) shall be modified, as set forth in this Section, inclusive.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the regulations set forth in Section 24-393 (For zoning lots with multiple rear lot lines) may be modified in accordance with the provisions of Section 73-69 (Rear Yard Modifications).

In all Residence Districts, the obstructions set forth in Section 23-411 (General permitted obstructions), as well as the following obstructions, shall be permitted and may thus penetrate a maximum height limit or sky exposure plane set forth in Sections 24-52 (Maximum Height of Walls and Required Setbacks), 24-53 (Alternate Front Setbacks) or 24-591 (Limited Height Districts):

1. Balconies, unenclosed, subject to the provisions of Section 24-164;
2. Elevator or stair bulkheads (including shafts; and vestibules), roof water tanks, energy infrastructure equipment, and accessory mechanical equipment (including enclosures), other than solar or wind energy systems (whether accessory or as part of energy infrastructure equipment), provided that:
   1. such obstructions shall be located not less than 10 feet from the street wall of a building, except that such obstructions need not be set back more than 25 feet from a narrow street line or more than 20 feet from a wide street line. However, such restrictions on location shall not apply to elevator or stair bulkheads (including shafts or vestibules), provided the aggregate width of street walls of such bulkheads within 10 feet of a street wall, facing each street frontage, does not exceed 30 percent of the street wall width of the building facing such frontage;
   2. the aggregate area of such obstructions, including any screening, does not exceed 50 percent of the lot coverage of the building and the height of such obstructions shall not exceed 15 feet above the maximum permitted height, except where otherwise permitted by paragraph (3) of this Section;
   3. the aggregate area of such obstructions, including any screening, does not exceed 30 percent of the lot coverage of the building and the height of such obstructions shall not exceed:
      1. where the maximum permitted height of a building is 120 feet or lower, a height of 35 feet above the maximum permitted height;
      2. where the maximum permitted height of a building is greater than 120 feet, a height of 55 feet above the maximum permitted height; and
   4. all equipment shall be subject to the applicable provisions of Section 26-60 (SPECIAL SCREENING AND ENCLOSURE PROVISIONS);
3. House of worship towers, ornamental, having no floor area in portion of tower penetrating such height limit or sky exposure plane;
4. Qualifying rooftop greenhouses, up to 25 feet in height, provided that such obstruction shall be located not less than six feet from the street wall of the building;
5. Spires or belfries;
6. Wind energy systems, accessory or as part of energy infrastructure equipment, on portions of buildings with a height of 100 feet or greater, provided:
   1. the highest point of the wind turbine assembly does not exceed 55 feet;
   2. no portion of the wind turbine assembly is closer than 10 feet to any lot line; and
   3. the diameter of the swept area of the rotor does not exceed 15 feet.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the maximum height of a front wall or of any other portion of a building or other structure shall be as set forth in this Section, except as otherwise provided in Section 24-51 (Permitted Obstructions), 24-53 (Alternate Front Setbacks) or 24-54 (Tower Regulations).

R6 R7 R8 R9 R10 R11 R12

In the districts indicated without a letter suffix, if an open area is provided along the full length of the front lot line with the minimum depth set forth in the following table, the provisions of Section 24-52 (Maximum Height of Walls and Required Setbacks) shall not apply. The minimum depth of such an open area shall be measured perpendicular to the front lot line. However, in such instances, except as otherwise provided in Sections 24-51 (Permitted Obstructions) or 24-54 (Tower Regulations), no building or other structure shall penetrate the alternate sky exposure plane set forth in the table, and the sky exposure plane shall be measured from a point above the street line.

If the open area provided under the terms of this Section is a public plaza, such open area may be counted for the bonus provided for a public plaza in the districts indicated in Section 24-14 (Floor Area Bonus for a Public Plaza).

In R9 , R10, R11 or R12 Districts, the provisions of this Section shall be inapplicable to any development or enlargement with more than 25 percent of the total floor area of the building in residential use.

ALTERNATE REQUIRED FRONT SETBACKS

ALTERNATE SKY EXPOSURE PLANE
R6 R7 R8 R9 R10 R11 R12 Districts

R7-2 R7-3 R8 R9 R10 R11 R12

(a)        In the districts indicated without a letter suffix, any portion or portions of buildings which in the aggregate occupy not more than 40 percent of the lot area of a zoning lot or, for zoning lots of less than 20,000 square feet, the percentage set forth in the table in this Section, may penetrate an established sky exposure plane in accordance with the provisions of this Section. (Such portion of a building that penetrates a sky exposure plane is hereinafter referred to as a tower.)

LOT COVERAGE OF TOWERS ON SMALL ZONING LOTS

Buildings developed or enlarged with towers shall comply with either tower-on-a-base regulations or standard tower regulations as follows:

(1)        Applicability of tower-on-a-base regulations

The tower-on-a-base regulations of Section 23-442 (Special provisions for certain community districts) shall apply in R9 and R10 Districts to any such building that:

(i)        is located on a zoning lot that fronts upon a wide street and is either within 125 feet from such wide street frontage along the short dimension of the block or within 100 feet from such wide street frontage along the long dimension of the block; and

(ii)        contains more than 25 percent of its total floor area in residential use.

If a portion of such building is developed or enlarged as a tower the entire zoning lot shall comply with the provisions of Section 23-442.

(2)        Applicability of standard tower regulations

In R7-2, R7-3 and R8 Districts, for buildings developed or enlarged as towers, where such towers are comprised, at every level, of only community facility uses; and in R9 and R10 Districts, for any building developed or enlarged as a tower that does not meet the location and floor area criteria of paragraph (a)(1) of this Section the tower provisions of this Section may be applied.

At all levels, a tower shall be located not less than 15 feet from the street line of a narrow street and not less than 10 feet from the street line of a wide street.

Unenclosed balconies, subject to the provisions of Section 23-62 (Balconies), are permitted to project into or over open areas not occupied by towers.

(b)        Inapplicability of tower regulations

R7-2 R7-3 R8 R9 R10 R11 R12

In the districts indicated, the provisions of this Section shall not apply to any development or enlargement located wholly or partly in a Residence District that is within 100 feet of a public park with an area of one acre or more, or a street line opposite such a public park.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, side and rear setbacks shall be provided as specified in this Section. Unenclosed balconies, subject to the provisions of Section 24-164 (Balconies); and awnings and other sun control devices, decks, qualifying exterior wall thickness, parapet walls, roof thickness, solar energy systems up to four feet high, vegetated roofs, and weirs, as set forth in Section 24-51 (Permitted Obstructions), are permitted to project into or over any open areas required by the provisions of this Section.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

1. For Zoning Lots Directly Adjoining Public Parks
   
   In all districts, as indicated, a public park with an area of between one and 15 acres shall be considered a wide street for the purpose of applying the regulations set forth in Section 24-52 (Maximum Height of Walls and Required Setbacks) to any building or other structure on a zoning lot adjoining such public park. However, the provisions of this Section shall not apply to a public park more than 75 percent of which is paved.
2. Community District 6, Manhattan
   
   In Community District 6 in the Borough of Manhattan, for buildings developed or enlarged with towers in R10 Districts located east of First Avenue and north of East 51st Street, the provision of paragraph (a)(1) of Section 24-54 (Tower Regulations) shall be modified to require that the tower-on-a-base provisions of Section 23-441 (Special tower provisions) apply to all buildings where more than 25 percent of the total floor area of the building is allocated to residential uses, irrespective of whether the building has wide street or narrow street frontage. However, such provisions shall be modified in accordance with the provisions of Section 23-442 (Special provisions for certain community districts).
3. Community District 9, Manhattan
   
   Within the boundaries of Community District 9 in the Borough of Manhattan, all buildings located in R8 Districts north of West 125th Street shall be developed or enlarged pursuant to the residential bulk regulations of Section 23-443.
4. Community District 9, Brooklyn
   
   Notwithstanding any other provisions of this Resolution, in Mandatory Inclusionary Housing areas within the portion of Community District 9 in the Borough of Brooklyn, on the block bounded by Montgomery Street, Washington Avenue, Sullivan Place, and Franklin Avenue, any building or other structure hereafter constructed or any existing building or other structure hereafter relocated, enlarged or reconstructed shall comply with the provisions of Section 23-442(b)(2), inclusive.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, for certain community facility uses in specified situations, the Board of Standards and Appeals may modify the regulations set forth in Sections 24-50 through 24-55, inclusive, and paragraphs (b) and (c) of Section 24-56, relating to height and setback regulations, in accordance with the provisions of Section 73-64 (Modifications for Community Facility Uses).

In Community District 6 in the Borough of Brooklyn, the following streets shall be considered narrow streets for the purposes of applying height and setback regulations: Second, Carroll and President Streets, between Smith and Hoyt Streets; First Place, Second Place, Third Place and Fourth Place.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, whenever a zoning lot is divided by a boundary between districts, or is subject to other regulations resulting in different height and setback regulations, or whenever a zoning lot is divided by a boundary between a district to which the provisions of Section 24-54 (Tower Regulations) apply and a district to which such provisions do not apply, the provisions set forth in Article VII, Chapter 7, shall apply.

The provisions of this Section, inclusive, shall apply to buildings utilizing the sky exposure plane provisions of this Chapter. In no event shall such provisions apply to buildings that utilize the residential height and setback regulations of Section 23-40, inclusive.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the provisions set forth in Sections 24-62 to 24-66, inclusive, relating to Court Regulations and Minimum Distance between Windows and Walls or Lot Lines, shall apply only to community facility buildings or portions of buildings used for community facility use containing living accommodations with required windows. For the purposes of these Sections, a required window shall be deemed to be a window or part of a window that:

(a)        opens into any room used for living or sleeping purposes, other than a room in a hospital used for the care or treatment of patients; and

(b)        is required to provide adequate light or ventilation to such room by any applicable law or statute.

The provisions of Sections 24-62 through 24-67, inclusive, shall apply only to portions of buildings at or above the sill level of the lowest required window. For the purposes of these Sections, abutting buildings on a single zoning lot shall be considered a single building.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the minimum distance between different walls of the same building shall conform to the regulations set forth in the following Sections:

Section 24-63        (Outer Court Regulations)

Section 24-64        (Inner Court Regulations)

Section 24-65        (Minimum Distance Between Required Windows and Walls or Lot Lines).

A corner of a court may be cut off between walls of the same building, provided that the length of the wall of such cut-off does not exceed seven feet.

The Commissioner of Buildings may approve minor recesses, projections and architectural treatment of the outline of courts as long as these variations do not substantially change the depth or width of the court.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, outer courts shall be in compliance with the provisions of this Section.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, inner courts shall be in compliance with the provisions of this Section.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the minimum distance between required windows and walls or lot lines shall be as set forth in this Section, except that this Section shall not apply to required windows in buildings of three stories or less.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, for certain community facility uses in specified situations, the Board of Standards and Appeals may modify the regulations set forth in Sections 24-61 to 24-65, inclusive, relating to Court Regulations and Minimum Distance between Windows and Walls or Lot Lines, in accordance with the provisions of Section 73-64 (Modifications for Community Facility Uses).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, the obstructions permitted for any yard set forth in Section 23-311 (Permitted obstructions in all yards, courts and open areas), as well as the following, shall not be considered obstructions when located within a court. For the purposes of applying such allowances to courts, all percentage calculations shall be applied to the area of the court instead of the yard:

(a)        Energy infrastructure equipment and accessory mechanical equipment, subject to the requirements set forth in paragraph (g) of Section 23-312;

(b)        Fences;

(c)        Fire escapes in inner courts, where such fire escapes are required as a result of alterations in buildings existing before December 15, 1961;

Fire escapes in outer courts;

Fire escapes in outer court recesses, not more than five feet in depth;

Fire escapes in outer court recesses, more than five feet in depth, where such fire escapes are required as a result of alterations in buildings existing before December 15, 1961;

(d)        Recreational or yard drying equipment;

(e)        Steps.

In addition, for courts at a level higher than the first story, decks, skylights, parapet walls, roof thickness, solar energy systems up to four feet high, vegetated roofs, and weirs, as set forth in Section 24-51 (Permitted Obstructions), shall be permitted.

The following regulations on permitted and required accessory off-street parking spaces and accessory bicycle parking spaces are adopted in order to provide needed space off the streets for parking in connection with new residences, to reduce traffic congestion resulting from the use of streets as places for storage of automobiles, to protect the residential character of neighborhoods, to provide for a higher standard of residential development within the City and thus to promote and protect public health, safety and general welfare.

Except as otherwise provided in this Section, the regulations of this Chapter on permitted or required accessory off-street parking spaces and accessory bicycle parking spaces apply to residences, community facility uses or commercial uses, as set forth in the provisions of the various Sections.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, accessory off-street parking spaces may be provided for residences, for permitted community facility uses, for commercial uses permitted as accessory uses in large-scale residential developments, or for uses permitted by special permit, subject to the provisions set forth in the following Sections:

Section 25-12        (Maximum Size of Accessory Group Parking Facilities)

Section 25-15        (Maximum Spaces for Single-Family Detached Residences)

Section 25-16        (Maximum Spaces for Other Residences)

Section 25-18        (Maximum Spaces for Permitted Community Facility or Commercial Uses).

Such accessory off-street parking spaces may be open or enclosed. However, except as otherwise provided in Sections 73-47 (Roof Parking) or 74-531 (Additional parking spaces or roof parking for accessory group parking facilities), no spaces shall be located on any roof which is immediately above a story other than a basement.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, no group parking facility accessory to residences shall contain more than 200 off-street parking spaces, and no such facility accessory to permitted community facility or commercial uses shall contain more than 150 off-street parking spaces, except as provided in Section 25-13 (Modification of Maximum Size of Accessory Group Parking Facilities).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, a group parking facility may contain additional spaces not to exceed 50 percent of the maximum number otherwise permitted under the provisions of Section 25-12 (Maximum Size of Accessory Group Parking Facilities), if the Commissioner of Buildings determines that:

(a)        access for such facility is located so as to draw a minimum of vehicular traffic to and through streets having predominantly residential frontages;

(b)        such facility has separate vehicular entrances and exits thereto, located not less than 25 feet apart;

(c)        such facility, if accessory to a permitted community facility or commercial use is located on a street not less than 60 feet in width; and

(d)        such facility, if accessory to a permitted commercial use, has adequate reservoir space at the entrance to accommodate a minimum of 10 automobiles.

The Commissioner of Buildings shall establish appropriate additional regulations with respect to the design of such facility to minimize adverse effects on the character of the surrounding area, such as requirements for shielding of floodlights.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, not more than three off-street parking spaces shall be provided for a single-family detached residence, except on zoning lots with a lot area of 10,000 square feet or more. For the purposes of this Section, a driveway shall not be considered as off-street parking space.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, for zoning lots occupied by residential uses other than single-family residences, no more than two off-street parking spaces accessory to such residences shall be provided for each dwelling unit located on the zoning lot.

R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In the districts indicated, a greater number of off-street parking spaces than permitted under the provisions of Section 25-16 (Maximum Spaces for Other Residences) may be provided if the Commissioner of Buildings determines that:

(a)        such additional spaces are needed for the occupants of residences to which such spaces are accessory, in order to prevent excessive on-street parking; and

(b)        such spaces are designed in such a way as to minimize traffic on streets with predominantly residential frontages.

The Commissioner of Buildings shall establish appropriate additional regulations with respect to the design of the parking areas to minimize adverse effects on the character of surrounding areas.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, on a zoning lot used for permitted community facility or commercial uses, not more than one off-street parking space shall be provided for every 400 square feet of lot area, except as provided in Section 25-19 (Modification of Maximum Spaces for Permitted Community Facility or Commercial Uses).

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, a greater number of off-street parking spaces than permitted under the provisions of Section 25-18 (Maximum Spaces for Permitted Community Facility or Commercial Uses) may be provided if the Commissioner of Buildings determines that:

(a)        such additional spaces are needed for the occupants, visitors, customers, or employees of the use or uses to which such spaces are accessory; and

(b)        such spaces are designed in such a way as to minimize traffic on streets with predominantly residential frontages.

The Commissioner of Buildings shall establish appropriate additional regulations with respect to the design of the parking area, to minimize adverse effects on the character of surrounding areas.

R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12

In all districts, as indicated, accessory off-street parking spaces, open or enclosed, shall be provided in conformity with the requirements set forth in the table at the end of this Section for all development after December 15, 1961, for the uses listed in the table. In addition, all other applicable requirements of this Chapter shall apply as a condition precedent to the use of such development.

After December 15, 1961, if an enlargement results in a net increase in the floor area or other applicable unit of measurement specified in the table in this Section, the same requirements set forth in the table shall apply to such net increase in the floor area or other specified unit of measurement.

A parking space is required for a portion of a unit of measurement one-half or more of the amount set forth in the table.

For the purposes of this Section, a tract of land on which a group of such uses is developed under single ownership or control shall be considered a single zoning lot.

For those uses for which rated capacity is specified as the unit of measurement, the Commissioner of Buildings shall determine the rated capacity as the number of persons which may be accommodated by such uses.

The requirements of this Section shall be waived in the following situations:

1. when, as the result of the application of such requirements, a smaller number of spaces would be required than is specified by the provisions of Section 25-33 (Waiver of Requirements for Spaces Below Minimum Number);
2. when the Commissioner of Buildings has certified, in accordance with the provisions of Section 25-34 (Waiver of Requirements for All Zoning Lots Where Access Would Be Forbidden) that there is no way to arrange the spaces with access to the street to conform to the provisions of Section 25-63 (Location of Access to the Street); or
3. for certain zoning lots, developments or enlargements below minimum thresholds pursuant to Section 25-36 (Waiver of Requirements for Certain Small Zoning Lots).

For the purposes of applying the loading requirements of this Chapter, uses are grouped into the following Parking Requirement Categories (PRC) based on how requirements are measured. The specific designations for uses are set forth in the Use Group tables. 

REQUIRED OFF-STREET PARKING SPACES FOR NON-RESIDENTIAL USES 

^{1    For accessory commercial uses in large-scale residential developments.}

^{2    For ambulatory diagnostic or treatment facilities listed under Use Group III(B), cellar space, except cellar space used for storage shall be included to determine parking requirements. However, in lower density growth management areas, all cellar space, including storage space, shall be used to determine parking requirements.}

^{3    In R5, R6 and R7-1 Districts, no accessory off-street parking spaces shall be required for that portion of a non-profit neighborhood settlement house or community center which is used for youth-oriented activities.}

^{4    Parking requirements for uses in PRC-E1 are in addition to area utilized for ambulance parking.}

^{5    Independent living dwelling units within a continuing care retirement community shall be subject to the accessory off-street parking requirements of Section 25-20. For the purposes of applying such requirements, dwelling units shall be as defined in Section 12-10.}