In all districts, the regulations of this Chapter applicable to community facility uses shall not apply to non-profit hospital staff dwellings. In lieu thereof, the regulations applicable to residences shall apply, as follows:

(a)        the regulations of a C4-1 District shall apply to non- profit hospital staff dwellings located in C1 or C2 Districts mapped within R1, R2 and R3 Districts, and to C3 Districts;

(b)        the regulations of a C4-2 District shall apply to non- profit hospital staff dwellings located in C1 or C2 Districts mapped within R4 and R5 Districts, and to C4-1 and C8-1 Districts; and

(c)        the regulations of a C4-7 District shall apply to non- profit hospital staff dwellings located in C1 or C2 Districts mapped within R6 through R10 Districts, and to C1- 6, C1-7, C1-8, C1-9, C2-6, C2-7, C2-8, C4-2, C4-3, C4-4, C4- 5, C4-6, C4-7, C5, C6, C8-2, C8-3 and C8-4 Districts.

In C6-1A Districts, the parking requirements of C4-4 Districts as set forth in Section 36-20 (REQUIRED ACCESSORY OFF-STREET PARKING SPACES FOR COMMERCIAL OR COMMUNITY FACILITY USES) shall apply to commercial or community facility uses. However, for all office uses listed in Use Group 6B of Section 32-15 (Use Group 6), there shall be one parking space per 4,000 square feet of floor area.

In C4-1 Districts, for zoning lots having a lot area in excess of four acres, all group parking facilities that are accessory to commercial developments or enlargements shall be subject to authorization by the City Planning Commission to assure that the layout of such parking spaces is arranged and located in relation to the use or uses to which such spaces are accessory, so as to provide adequate ingress, egress and circulation with respect to abutting streets or uses.

For such zoning lots, the Commission may also authorize a reduction of the parking requirement of Section 36-21 (General Provisions) by an amount not to exceed 50 percent, provided that the Commission finds that the applicant has demonstrated that the proposed parking is sufficient for the use proposed.

Furthermore, notwithstanding the applicability requirements of Sections 36-58 (Parking Lot Maneuverability and Curb Cut Regulations), paragraph (a), and 37-91, the Commission shall find that such group parking facilities of any size comply with the maneuverability and landscaping provisions of Sections 36-58 and 37-90 (PARKING LOTS), inclusive. For group parking facilities accessory to enlargements, the Commission may authorize modifications or waivers of such provisions, provided the Commission finds that:

(a)        maneuverability and curb cut regulations have been complied with to the maximum extent practicable;

(b)        the amount of perimeter landscaped areas have been provided to the maximum extent practicable;

(c)        the amount of interior planting islands and their distribution throughout the parking lot have been provided to the maximum extent practicable; and

(d)        perimeter landscaped areas and interior planting islands have been engineered to absorb storm water runoff to the maximum extent practicable.

The Commission may request reports from licensed engineers and landscape architects in considering such modifications.

Special regulations governing accessory off-street parking and loading in the Manhattan Core are set forth in Article I, Chapter 3, and special regulations governing accessory off- street parking in the Long Island City area, as defined in Section 16-02 (Definitions), are set forth in Article I, Chapter 6.

On any zoning lot containing a Quality Housing building, all accessory off-street parking spaces shall comply with the provisions of Section 28-40 (PARKING FOR QUALITY HOUSING), inclusive.

In Commercial Districts where residential uses are governed by the bulk regulations of R7-3 Districts, the accessory off-street parking regulations of R7-2 Districts shall apply to residential uses.

Special regulations applying in the flood zone are set forth in Article VI, Chapter 4.

The following provisions of this Chapter shall apply to public parking garages and public parking lots in addition to accessory off-street parking facilities:

Section 36-462    (Restrictions on the use of parking spaces in public parking garages and public parking lots)

Section 36-524    (Calculating floor area in parking facilities with lift systems, or in automated parking facilities)

Section 36-53    (Width of Curb Cuts and Location of Access to the Street)

Section 36-55    (Surfacing)

Section 36-56    (Screening)

Section 36-58    (Parking Lot Maneuverability and Curb Cut Regulations)
 

In C1-1, C1-2, C2-1 and C2-2 Districts mapped within R1, R2, R3A, R3X and R3-1 Districts, and C4-1 and C4-2 Districts, in the Borough of Staten Island and Community District 10 in the Borough of the Bronx, the following parking requirements shall apply to certain uses:

1. the parking requirements for child care services, as listed under the definition of school in Section 12-10 (DEFINITIONS), in lower density growth management areas shall be 1 per 1,000 square feet when located in community facility buildings or when located above the first story ceiling in buildings with both commercial and community facility uses; and
2. the parking requirements for ambulatory diagnostic or treatment health care facilities shall be 1 per 400 square feet of floor area and cellar space, except cellar space used for storage, when located in community facility buildings or when located above the first story ceiling in buildings with both commercial and community facility uses.

C1-1 C1-2 C1-3 C2-1 C2-2 C2-3 C3 C4-1 C4-2 C4-3 C7 C8-1 C8-2

In the districts indicated, except for the uses listed in Section 36-233 (Exceptions to application of waiver provisions), and except as otherwise provided in Section 36-27 (Waiver for Certain Small Zoning Lots or Establishments), the parking requirements set forth in Sections 36-21 (General Provisions) or 36-22 (Special Provisions for a Single Zoning Lot With Uses Subject to Different Parking Requirements) shall not apply to commercial uses or to community facility uses, if the total number of accessory off-street parking spaces required for all such uses on the zoning lot is less than the number of spaces set forth in the following table:

C1-4 C1-5 C1-6 C1-7 C1-8 C1-9 C2-4 C2-5 C2-6 C2-7 C2-8 C4-4 C4-5 C4-6 C4-7 C5 C6 C7 C8-3 C8-4

In all districts indicated, except for the uses listed in Section 36-233 (Exceptions to application of waiver provisions), the parking requirements set forth in Section 36-21 (General Provisions) or Section 36-22 (Special Provisions for a Single Zoning Lot With Uses Subject to Different Parking Requirements) shall not apply to:

1. commercial uses in parking requirement category A1 or A2, if the total number of accessory off-street parking spaces required for all such uses on the zoning lot is less than 40, or 100 in the case of C6-1A Districts; or
2. commercial uses in any one of parking requirement categories A3, A4, B1, C or F, or a permitted community facility use, if the number of accessory off-street parking spaces required for the uses in each such category or for each such community facility use is less than 40.

C1 C2 C3 C4 C5 C6 C7 C8

In all districts, as indicated, the waiver provisions of Section 36-23 (Waiver of Requirements for Spaces below Minimum Number) shall not apply to the following types of uses:

1. Uses within parking requirement category (PRC) D.
2. The following commercial uses in PRC -F or G:
   
   ​​​​​​​Camps, overnight or day
   
   ​​​​​​​Motels or #tourist cabins
3. The following community facility uses in PRC-G: 
   
   Agricultural uses, including greenhouses, nurseries, or truck gardens
   
   Outdoor racket courts.

C1 C2

(a)        In the districts indicated, where such districts are mapped within R1, R2, R3, R4, R5, R6 or R7 Districts, except R7-2 Districts, the requirements of Section 36-31 (General Provisions) shall not apply to the additional dwelling units created by conversions on zoning lots with less than 5,000 square feet of lot area.

(b)        In the districts indicated, where such districts are mapped within R7-2, R8, R9 or R10 Districts, the requirements of Section 36-31 shall not apply to the additional dwelling units created by conversions on zoning lots of any size.

C3 C4-1 C4-2 C4-3

(a)        In the districts indicated, the requirements of Section 36-31 (General Provisions) shall not apply to the additional dwelling units created by conversions on zoning lots with less than 5,000 square feet of lot area.

C4-4 C4-5 C4-6 C4-7 C5 C6

(b)        In the districts indicated, no accessory off-street parking is required for additional dwelling units created by conversion within buildings existing prior to December 15, 1961.

C1-1 C1-2 C1-3 C1-4 C1-5 C2-1 C2-2 C2-3 C2-4 C2-5

In the districts indicated, where such districts are mapped within R1, R2, R3, R4 or R5 Districts, and where group parking facilities are not provided, one accessory off-street parking space, open or enclosed, shall be provided for each dwelling unit.

C3 C4-1 C4-2 C4-3

In the districts indicated, where group parking facilities are not provided, one accessory off-street parking space, open or enclosed, shall be provided for each dwelling unit, except that in C3A Districts, the provisions applicable to R3 Districts in Sections 25-22 (Requirements Where Individual Parking Facilities Are Provided) and 25-60 (ADDITIONAL REGULATIONS FOR PERMITTED OR REQUIRED ACCESSORY OFF-STREET PARKING SPACES) shall apply.

C1-1 C1-2 C1-3 C1-4 C1-5 C2-1 C2-2 C2-3 C2-4 C2-5

In the districts indicated, for zoning lots of 10,000 or 15,000 square feet or less, the number of required accessory off- street parking spaces is determined by the Residence District within which such Commercial District is mapped, in accordance with the following table:

REDUCED REQUIREMENTS FOR SMALL ZONING LOTS

^*        In C1 or C2 Districts mapped within R7-1 Districts within lower density growth management areas in Community District 10, Borough of the Bronx

^**        In R8B Districts, the parking requirements may not be reduced

C1-6 C1-7 C1-8 C1-9 C2-6 C2-7 C2-8 C4-2 C4-3 C4-4 C4-5 C4-6 C4-7 C5 C6

In the districts indicated, for zoning lots of 10,000 or 15,000 square feet or less, the number of required accessory off- street parking spaces is as set forth in the following table:

REDUCED REQUIREMENTS FOR SMALL ZONING LOTS

C1-4 C1-5 C2-4 C2-5

In the districts indicated, when mapped within an R7-2, R8, R9 or R10 District, the requirements set forth in Section 36-33 (Requirements Where Group Parking Facilities Are Provided) shall be waived for zoning lots of 10,000 square feet or less, except in R8B Districts.

C1-6 C1-7 C1-8 C1-9 C2-6 C2-7 C2-8 C4-4 C4-5 C4-6 C4-7 C5 C6

In the districts indicated, the requirements set forth in Section 36-33 (Requirements Where Group Parking Facilities Are Provided) shall be waived for zoning lots of 10,000 square feet or less.

C1 C2

In the districts indicated mapped within R4, R5 and R6 Districts in the Borough of Staten Island, for zoning lots with a lot area of 4,000 square feet or less, no accessory off-street parking spaces shall be required, provided such zoning lot existed both on January 18, 2011, and on the date of application for a building permit.

C1-1 C1-2 C1-3 C1-4 C1-5 C2-1 C2-2 C2-3 C2-4 C2-5

In the districts indicated, where such districts are mapped within R6, R7, R8, R9 or R10 Districts, the requirements set forth in Section 36-31 (General Provisions) shall be waived if the required number of accessory off-street parking spaces resulting from the application of such requirements is no greater than the maximum number as set forth in the following table. The maximum number is determined by the Residence District within which the Commercial District is mapped.

NUMBER OF SPACES FOR WHICH REQUIREMENTS ARE WAIVED

^*        For Quality Housing buildings with income-restricted housing units utilizing the parking reductions of Section 25-251, or for Quality Housing buildings with other government-assisted dwelling units utilizing the parking reductions of Section 25-253, the maximum number of spaces waived shall be 15.

However, the following provisions shall apply:

(a)        In C1 or C2 Districts mapped within R5D Districts, the provisions of this Section shall apply only to zoning lots existing both on June 29, 2006, and on the date of application for a building permit; and

(b)        In C1 or C2 Districts mapped within R6 and R7 Districts in lower density growth management areas in Community District 10 in the Borough of the Bronx, the provisions of this Section, inclusive, shall only apply to zoning lots existing both on March 25, 2010, and on the date of application for a building permit.

C1-6 C1-7 C1-8 C1-9 C2-6 C2-7 C2-8 C4-2 C4-3 C4-4 C4-5 C4-6 C4-7 C5 C6

In the districts indicated, the requirements set forth in Section 36-31 (General Provisions) shall be waived if the required number of accessory off-street parking spaces resulting from the application of such requirements is no greater than the maximum number as set forth in the following table:

C1-1 C1-2 C1-3 C1-4 C1-5 C2-1 C2-2 C2-3 C2-4 C2-5

In the districts indicated^*, where such districts are mapped within R6, R7-1, R7A, R7B, R7D or R7X Districts, the requirements set forth in Section 36-311 (Application of requirements to conversions in C1 or C2 Districts) shall be waived if the required number of accessory off-street parking spaces resulting from the application of such requirements is 20 spaces or less, provided that the Board of Standards and Appeals may waive requirements for a greater number of spaces in accordance with the provisions of Section 73-46 (Waiver of Requirements for Conversions).

^*        No accessory off-street parking is required for additional dwelling units created by conversions in C1 or C2 Districts mapped within R7-2, R8, R9, or R10 Districts. See Section 36-311 (Application of requirements to conversions in C1 or C2 Districts)

C4-2 C4-3

In the districts indicated^*, the requirements set forth in Section 36-312 (Application of requirements to conversions in C3, C4, C5 and C6 Districts) shall be waived, if the required number of accessory off-street parking spaces resulting from the application of such requirements is 20 spaces or less, provided that the Board of Standards and Appeals may waive requirements for a greater number of spaces in accordance with the provisions of Section 73-46 (Waiver of Requirements for Conversions).

^*        No accessory off-street parking is required for additional dwelling units created by conversions in the districts not indicated in Section 36-312 (Application of requirements to conversions in C3, C4, C5 and C6 Districts).

C1 C2 C3 C4 C5 C6

In the districts indicated, all such spaces shall not be further than the distance set forth in the following table from the nearest boundary of the zoning lot occupied by the residences to which they are accessory.

C1 C2 C3 C4 C5 C6 C7 C8

In all districts, as indicated, required accessory off-street parking spaces may be provided in facilities designed to serve jointly two or more buildings or zoning lots, provided that:

(a)        the number of spaces in such joint facilities shall be not less than that required in the following Sections for the combined number of dwelling units or the combined floor area, lot area, rated capacity, or other such unit of measurement in such buildings or zoning lots:

Section 36-21        (General Provisions)

Section 36-22        (Special Provisions for a Single Zoning Lot With Uses Subject to Different Parking Requirements)

Section 36-31        (General Provisions);

(b)        all such spaces are located in a district where they are permitted under the applicable provisions of Sections 36-42 (Off-Site Spaces for Residences), 36-43 (Off-Site Spaces for Commercial or Community Facility Uses) or 73-45 (Modification of Off-site Parking Provisions); and

(c)        the design and layout of such joint facilities meet standards of adequacy set forth in regulations promulgated by the Commissioner of Buildings.

In C1 or C2 Districts mapped within R1, R2, R3, R4 or R5 Districts and in C3, C4-1, C4-2 and C8-1 Districts, required

accessory off-street parking spaces may be provided for houses of worship in facilities designed to be shared with other permitted non-residential uses, in any district, provided that:

(a)        no more than 25 percent of the spaces in such facilities may be used to satisfy the parking requirement for both the house of worship and other permitted non-residential uses, except that such percentage may be increased by the Commissioner of Buildings if it can be demonstrated that such additional parking spaces would not be used by the house of worship and other permitted non-residential uses at the same times;

(b)        all such spaces are no further than 600 feet from the nearest boundary of the zoning lot containing the house of worship; and

(c)        all such spaces conform to all applicable regulations of the district in which they are located.

C1 C2 C3 C4 C5 C6 C7 C8

In all districts, as indicated, all permitted or required accessory off-street parking spaces, open or enclosed, shall be used primarily for the owners, occupants, employees, customers, residents or visitors of the use or uses to which such spaces are accessory, except as set forth in this Section.

1. Any off-street parking spaces accessory to residences which are not needed by the occupants of such residences, may be rented to persons who are not occupants of such residences for the accommodation of private passenger motor vehicles used by such persons. However, in C3 Districts, such spaces shall not be rented for periods of less than one week or more than one month to persons who are not occupants of such residences.
2. In C1 or C2 Districts mapped within, or with an equivalent of, R3-2 through R10 Districts, other than R4-1, R4A, R4B and R5A Districts, and in C3 Districts, up to five spaces or 20 percent of all accessory off-street parking spaces, whichever is greater, may be allocated to:
   1. publicly available electric vehicle charging facilities;
   2. car sharing vehicles; or
   3. vehicles stored by automobile rental establishments.
3. In C4, C5, C6, C7 and C8 Districts, up to five spaces or 20 percent of all accessory off-street parking spaces, whichever is greater, may be allocated to:
   1. publicly available electric vehicle charging facilities;
   2. car sharing vehicles;
   3. vehicles stored by automobile rental establishments; or
   4. commercial or public utility vehicle parking for motor vehicles not exceeding a length of 20 feet.

Any spaces accessory to residences shall be made available to the occupants of the residences to which they are accessory within 30 days after written request is made to the landlord.
 

C1 C2 C3 C4 C5 C6 C7 C8

In all districts, as indicated, off-street parking spaces in public parking garages and public parking lots may be made available for electric charging, or allocated to car sharing vehicles, vehicles stored by automobile rental establishments, or commercial or public utility vehicle parking, only as follows:

1. In all districts, all spaces within a public parking garage or public parking lot may be allocated to publicly available electric vehicle charging facilities.
2. In C1 or C2 Districts mapped within, or with an equivalent of R3-2 through R10 Districts, other than R4-1, R4A, R4B and R5A Districts, and in C3 Districts, up to 50 percent of the parking spaces within a public parking garage or public parking lot may be allocated to car sharing vehicles, or vehicles stored by automobile rental establishments.
3. In C4, C5, C6, C7 and C8 Districts, up to 50 percent of the parking spaces within a public parking garage or public parking lot may be allocated to:
   1. car sharing vehicles;
   2. vehicles stored by automobile rental establishments; or
   3. commercial or public utility vehicle parking for motor vehicles not exceeding a length of 20 feet.

C1 C2 C3 C4 C5 C6 C7 C8

1. Minimum maneuvering space
   
   In all districts, as indicated, for all accessory off-street parking spaces, open or enclosed, each 300 square feet of unobstructed standing or maneuvering area shall be considered one parking space., except as follows:
   1. Standard attended facilities
      
      An area of less than 300 square feet, but in no event less than 200 square feet, may be considered as one space, where the layout and design of the parking area are adequate to permit convenient access and maneuvering in accordance with regulations promulgated by the Commissioner of Buildings, or where the developer or applicant for a building permit or certificate of occupancy certifies that such spaces will be fully attended.
      
      In any case where a reduction of the required area per parking space is permitted on the basis of the developer's certification that such spaces will be fully attended, it shall be set forth in the certificate of occupancy that paid attendants employed by the owners or operators of such spaces shall be available to handle the parking and moving of automobiles at all times when such spaces are in use.
   2. Attended facilities with parking lift systems
      
      For portions of an attended parking facility with parking lift systems, each individually lifted tray upon which a vehicle is stored shall be considered one parking space. Any other attended space not on a lifted tray shall be subject to the provisions of paragraph (a)(1) of this Section.
   3. Automated parking facilities
      
      For automated parking facilities, each tray upon which a vehicle is stored shall constitute one street parking space. The term “tray” shall refer to the structural support for vehicle storage in both pallet and non-pallet vehicle storage systems.
      
      However, auxiliary parking trays in automated parking facilities may be exempted from constituting a parking space where the Commissioner of Buildings determines that such auxiliary parking trays are necessary to store and retrieve vehicles for the efficient operation of such automated parking facility.
2. Driveway access
   
   Driveways used to access required parking spaces must be unobstructed for a width of at least eight feet and a height of eight feet above grade and, if connecting to a street, such driveway may only be accessed by a curb cut.
3. Minimum size for each parking space
   
   In no event shall the dimensions of any parking stall be less than 18 feet long and 8 feet, 6 inches wide.
4. Special rules for certain areas
   
   In the Borough of Staten Island and in lower density growth management areas in Community District 10 in the Borough of the Bronx, for commercial or community facility uses, each required parking space not within a building shall be within a parking stall accessed from a travel aisle, where each such stall and aisle complies with the maneuverability standards of paragraph (b) of Section 36-58 (Parking Lot Maneuverability and Curb Cut Regulations). The use of an attendant shall be permitted only where necessary to accommodate additional, non-required parking spaces within the travel aisles. For such parking areas with 18 or more spaces, or greater than 6,000 square feet in area, the provisions of Section 37-90 (PARKING LOTS) shall also apply.

C1-6A C1-7A C1-8A C1-8X C1-9A C2-6A C2-7A C2-7X C2-8A C4-2A C4-3A C4-4A C4-4D C4-4L C4-5A C4-5D C4-5X C4-6A C4-7A C5-1A C5-2A C6-2A C6-3A C6-3D C6-4A C6-4X

In the districts indicated, and in C1 and C2 Districts mapped within R5D, R6A, R6B, R7A, R7B, R7D, R7X, R8A, R8B, R8X, R9A, R9D, R9X, R10A and R10X Districts, and for Quality Housing buildings in C1, C2, C4, C5 and C6 Districts without a letter suffix, all accessory off-street parking spaces shall comply with the provisions of this Section.

(a)        Buildings other than mixed buildings

For any block front that is entirely within a Commercial District, accessory off-street parking spaces shall be located only within a building or in any open area on the zoning lot that is not between the street line and the street wall of the building or its prolongation. Where a zoning lot is bounded by more than one such street line, this provision shall apply along only one street line.

(b)        Mixed buildings

For mixed buildings, all accessory off-street parking spaces shall be located only within a building or in any open area on the zoning lot that is not between the street line and the street wall of the building or its prolongation.

C1 C2 C3 C4 C5 C6 C7 C8

Within an off-street parking facility that contains car sharing vehicles, an information plaque shall be placed within 20 feet of either the entrance to the parking facility or the attendant’s station, at a location accessible to and visible to users of such facility. The plaque shall be fully opaque, non-reflective and constructed of permanent, highly durable materials and shall contain the following statements in lettering no less than one inch high:

(a)        “Total parking spaces in facility:” which shall specify the total number of parking spaces permitted within such parking facility;

(b)        “Maximum number of car sharing vehicles:” which shall specify the total number of car sharing vehicles permitted within such parking facility; and

(c)        where such parking facility contains accessory residential parking spaces, “Accessory residential parking spaces shall be made available to residents of this building within 30 days after a written request is made to the landlord”.

For enclosed accessory off-street parking facilities, or public parking garages, for the purposes of determining floor area in an automated parking facility, or an attended parking facility with parking lift systems, each tray upon which a vehicle is stored at a height that exceeds the permitted exemption set forth in the definition of floor area in Section 12-10, or as otherwise modified in this Resolution, as applicable, shall be considered floor area in an amount of 153 square feet, or the size of such lifted tray, whichever is greater.

In C1 or C2 Districts mapped within R5D Districts, a minimum distance of 34 feet of uninterrupted curb space shall be provided between all curb cuts constructed after June 29, 2006.

Furthermore, no curb cuts shall be permitted on the frontage of any zoning lot existing on June 29, 2006, with access to a narrow street.

The provisions of this Section shall apply to all curb cuts accessing off-street parking spaces accessory to residences in C1 and C2 Districts mapped within R1 through R8 Districts, and in all other Commercial Districts where, as set forth in the tables in Section 34-112 or 35-23, as applicable, the applicable Residential District is R3, R4, R5, R6, R7 or R8.

(a)        All such curb cuts shall comply with the provisions of Section 25-631 (Location and width of curb cuts in certain districts), as set forth for the applicable building, building segment and Residence District. All buildings containing residences in C1 and C2 Districts mapped within R1, R2, R3-1, R3A, R3X, R4-1, R4A and R5A Districts shall comply with the provisions set forth in Section 25-631 for an R3-2 District;

(b)        All such curb cuts shall be prohibited on the wide street frontage of any zoning lot existing on April 14, 2010, with access to a narrow street; and

(c)        Where a Commercial District with only narrow street frontage is mapped along the short end of a block, and a zoning lot existing on April 14, 2010, has access to both the short and long ends of such block, all such curb cuts shall be prohibited along the street line of the short end of such block.

C1 C2 C4

1. In C1, C2 and C4 Districts in the Borough of Staten Island or in Community District 10 in the Borough of the Bronx, all zoning lots containing buildings with the following uses shall be subject to the provisions of paragraph (b) of this Section:
   1. ambulatory diagnostic or treatment health care facilities listed under Use Group III(B), except where such zoning lot contains buildings used for hospitals, as defined in the New York State Hospital Code, or long-term care facilities; 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. All zoning lots that meet the conditions of paragraph (a) of this Section shall comply with the following provisions:
   1. Notwithstanding the applicability provisions of paragraph (a) of Section 36-58 (Parking Lot Maneuverability and Curb Cut Regulations), the maneuverability provisions of paragraph (b) and the curb cut provisions of paragraph (c) of such Section shall apply to all group parking facilities, open or enclosed. No tandem parking or attended parking shall be permitted.
   2. In addition to the screening requirements for open parking areas in Section 36-56, any parking area covered by a roof shall be screened from adjoining zoning lots in Residence Districts and from adjacent streets in accordance with the following provisions:
      1. Screening shall consist of a wall or barrier or uniformly painted fence of fire resistant material at least six feet high above finished grade and may be interrupted by normal entrances or exits;
      2. Such wall, barrier or fence may be opaque or perforated, provided that not more than 50 percent of the surface is open. No chain link fencing shall be permitted. Such screening shall be maintained in good condition at all times;
      3. Where the exterior wall of a parking facility facing a street has an opaque area with a width greater than 40 feet and a height greater than six feet, such area shall be treated with a decorative element or material or shall be screened with planting so as to provide visual relief. Such screening or decorative treatment shall be applied to a minimum height of 15 feet above adjoining grade or the height of the wall, whichever is less;
      4. For parking areas covered by a roof, where at least half of the surface area of such roof serves as children’s play space for buildings containing child care services as listed under the definition of school in Section 12-10 (DEFINITIONS), such covered parking area shall not be considered an “open parking area” for the purposes of Section 37-90 (PARKING LOTS), inclusive, and shall therefore not require perimeter or interior landscaping pursuant to such Section. In lieu thereof, such covered parking area shall be screened in accordance with paragraph (b)(2) of this Section.

Cross access connections shall be required for:

(a)        developments where at least 70 percent or more of the floor area on the zoning lot is occupied by a commercial or community facility use with an open parking lot that has 36 or more accessory parking spaces or is greater than 12,000 square feet in area;

(b)        enlargements on a zoning lot with an open parking lot that has 36 or more accessory parking spaces or is greater than 12,000 square feet in area; or

(c)        zoning lots where the number of parking spaces accessory to commercial or community facility uses is increased and such increase results in at least 36 parking spaces or more than 12,000 square feet of open parking lot area.

Such developments, enlargements or zoning lots shall locate cross access connections in accordance with the requirements of Sections 36-593 and 36-594.

No excavation, foundation or building permit shall be issued for any development or enlargement requiring a cross access connection, and no certificate of occupancy shall be amended for any increase in the number of parking spaces requiring a cross access connection until the Chairperson of the City Planning Commission certifies to the Department of Buildings that the requirements of Section 36-59, inclusive, have been met.

Every potential cross access connection meeting the criteria of this Section shall be shown on the site plan required pursuant to Section 36-58 (Parking Lot Maneuverability and Curb Cut Regulations).

(a)        The connection shall be a minimum of 22 feet in width as measured along a lot line or boundary between separate properties when located on the same zoning lot, and at least 23 feet from any street line.

(b)        The connection shall be an extension of a travel lane of the subject open parking lot and align to the maximum extent practicable with a travel lane on any adjacent open parking lot.

(c)        The connection shall have a grade not greater than 15 percent.

(d)        The connection shall be placed in an area that is not blocked by an existing building or other structure that is within 50 feet of the lot line or other boundary of the subject property.

(e)        The connection shall be placed in an area that will not require the removal of significant natural features such as wetlands or trees with a caliper of six inches or more, on the same or adjacent zoning lots.

No screening or landscaping along a lot line shall be required in the connection area.

One cross access connection shall be provided on the subject property at each zoning lot line or other boundary on the same zoning lot, where the properties divided by such lot line or boundary are contiguous by at least 60 feet, and where the adjacent properties are located in C4-1, C8 or Manufacturing Districts. The location of the required cross access connection shall be established as follows:

(a)        where an easement has not been previously recorded against any adjacent property in accordance with Section 36-595, an easement shall be recorded against the subject property documenting the locations of all potential cross access connections identified pursuant to Section 36-593. The easement shall provide for at least one future cross access connection to each adjacent property, at any of the locations identified; or

(b)        where an easement has been previously recorded against an adjacent property in accordance with Section 36-595, an easement providing for at least one cross access connection meeting the criteria set forth in Section 36-593 shall be recorded against the subject property. Such cross access connection shall also align with one of the locations identified in the previously recorded easement against an adjacent property. If the previously recorded easement has identified more than one location for a cross access connection along such lot line or other boundary, the owner of the subject property shall select one of these locations for the cross access connection.

Each property owner shall construct their portion of the cross access connection in accordance with the requirements of Sections 36-593 and 36-595.

If such cross access connection has been established in a location that contained parking spaces upon the effective date of the easement, as set forth in Section 36-595, such connection shall be counted as four required parking spaces and shall be separated from any adjacent parking spaces by a planting island at least four feet wide and densely planted with shrubs maintained at a maximum height of three feet. Such planting islands shall not be subject to the landscaping provisions of Section 37-922 (Interior landscaping).

An easement through all required cross access connections for vehicular passage between and among adjacent parking lots, in a form acceptable to the Department of City Planning, shall be recorded in the Office of the Richmond County Clerk. An easement so recorded shall not become effective unless and until a corresponding easement has been recorded against an adjacent property, whether on the same or adjacent zoning lot, pursuant to this Section. Nothing herein shall be construed to limit the ability of a property owner or lessee to prohibit parking by non- customers.

If an easement pursuant to this Section has previously been recorded against any adjacent property, the owner of the subject property shall notify the owner of the adjacent property of the easement location selected by sending such owner a copy of the recorded easement. Proof of notification shall be a condition of certification under this Section. Prior to issuance of a temporary certificate of occupancy or permit sign-off, as applicable, the subject property owner shall further notify the adjacent property owner that the cross access connection must be constructed on the adjacent property within six months of the date of such notice. No temporary certificate of occupancy for any development, enlargement or increase in the number of parking spaces on the subject property, or permit sign-off, if applicable, shall be issued until the applicant has demonstrated to the Department of Buildings that such owner of the adjacent property has been duly notified. Failure to provide the cross access connection in accordance with the requirements of this Section and to allow for vehicular passage between and among the adjacent parking lots within six months of the date of the notice shall constitute a violation of this Zoning Resolution by the adjacent property owner. Failure to provide the cross access connection in accordance with the requirements of this Section and to allow for vehicular passage between and among the adjacent parking lots at the time of the aforementioned temporary certificate of occupancy or permit sign-off, if applicable, shall constitute a violation of this Zoning Resolution by the owner of the subject property.

(a)        Certification that no connection is required

The Chairperson shall certify to the Department of Buildings that no cross access connection is required along a lot line, or other boundary between separate parking lots when located on the same zoning lot, due to the presence of the following conditions, and provided that no alternate location along such lot line or other boundary between properties exists:

(1)        grade changes greater than 15 percent;

(2)        existing buildings or other structures to remain that are located within 50 feet of the subject zoning lot or property; or

(3)        wetlands or trees with a caliper of six inches or more.

(b)        Relocation of previously certified connection

The Chairperson may relocate a previously-certified cross access connection where such new location is acceptable to the owners of both properties and such connection complies with all requirements of this Section.

(c)        Certification for voluntary connection

The Chairperson may certify a non-required cross access connection provided such connection complies with all requirements of Section 36-59, inclusive.

The City Planning Commission may authorize modifications or waivers of the requirements of Section 36-59, inclusive, provided the Commission finds that:

(a)        due to the irregular shape of the zoning lot or the location of connections along other lot lines or boundaries between properties on the same zoning lot, it is not possible to design a complying parking lot with a complying cross access connection; or

(b)        site planning constraints necessitate the placement of a new or enlarged building against a lot line or other boundary between properties that precludes a cross access connection along such lot line or boundary, and no other site plan is feasible.

The Commission may request reports from licensed engineers or landscape architects in considering such modifications or waivers.