111-20

SPECIAL BULK PROVISIONS FOR AREAS A1 THROUGH A7

(a)        Area A1

The regulations applicable to a C6-2A District shall apply to developments and enlargements, except as set forth herein.

(1)        Maximum floor area ratio

The maximum floor area ratio permitted on a zoning lot shall be 5.0.

(2)        Special regulations for narrow buildings

A building or portion of a building may be constructed above the maximum height of a street wall permitted pursuant to Section 23-692 (Height limitations for narrow buildings or enlargements), provided the portion of a building exceeding such height limitation does not exceed a height of one story or 15 feet, whichever is less, and provided such portion is set back at least 10 feet from the street wall of the building facing a wide street, and 15 feet from the street wall of the building facing a narrow street.

(b)        Area A2

The underlying regulations applicable to a C6-3 District shall apply to developments and enlargements, except as set forth herein.

(1)        Maximum floor area ratio

No floor area bonuses shall be permitted in Area A2.

The maximum floor area ratio permitted shall be 7.52. In no case shall the floor area ratio of the commercial or community facility portion of the building be more than 6.0.

(2)        Open space and lot coverage regulations

The open space and lot coverage regulations of Article II, Chapters 3 and 4, and Article III, Chapter 5, for a residential building, or the residential portion of a mixed building, are not applicable. In lieu thereof, the maximum permitted lot coverage on interior lots and through lots shall not exceed 80 percent of the lot area. The maximum permitted lot coverage on corner lots shall be 100 percent of the lot area. However, any permitted obstruction on a zoning lot pursuant to Sections 23-44, 24-12 or 33-23 shall not count as lot coverage.

(3)        Yard, court and minimum distance between buildings regulations

The yard and court regulations of a C6-3 District shall apply, except that on a through lot the provisions of paragraphs (b) and (c) of Sections 23-532 and 24-382 (Required rear yard equivalents) and 23-71 (Minimum Distance Between Buildings on a Single Zoning Lot) shall not apply. On any single zoning lot within Area A2, if a development or enlargement results in two or more buildings or portions of buildings detached from one another at any level, such buildings or portions of buildings shall at no point be less than eight feet apart.

(4)        Height factor, front height and setback regulations

The height factor, front height and setback, alternate front setback and tower regulations of a C6-3 District shall not apply. In lieu thereof, for the first two stories of any development or enlargement, the street wall shall be located on the street line and shall extend the entire width of the zoning lot, not occupied by existing buildings to remain, except that at the intersection of two street lines the street wall may be located within five feet of the street line. Above the ceiling of the second story for any development or enlargement, there shall be mandatory street walls extending the entire width of the zoning lot not occupied by existing buildings to remain, as set forth in this paragraph (b)(4). Along wide streets and along narrow streets, within 75 feet of the intersection with wide streets, the street wall shall rise for a minimum of 60 feet above curb level but shall not exceed a height of 100 feet above curb level. Along a narrow street, beyond a distance of 75 feet from the intersection of a wide street and a narrow street, the street wall shall rise for a minimum of 60 feet above curb level but shall not exceed a height of 85 feet above curb level. Notwithstanding the above requirements, for the 25 feet of a zoning lot furthest from the intersection of a wide street and a narrow street, the height of the street wall shall be 60 feet or the height of the adjacent building fronting on the same street line, whichever is greater. Above the ceiling of the second story, 75 percent of the aggregate area of the mandatory street walls at each story shall be within five feet of the street line; the mandatory street wall shall abut the street line at least once every 25 feet; and at the intersection of two street lines the mandatory street wall shall be located within five feet of the street line, measured perpendicular to the street line. For residential and community facility developments or enlargements, recesses shall comply with the applicable outer court provisions of Sections 23-84 and 24-63.

For any zoning lot located in a Historic District designated by the Landmarks Preservation Commission, the minimum base height of a street wall may vary between the height of the street wall of an adjacent building before setback, if such height is lower than the minimum base height required, up to the minimum base height requirements of this Chapter.

For any zoning lot located in a Historic District designated by the Landmarks Preservation Commission, the location of the street wall of any building may vary between the street wall location requirements of this Chapter and the location of the street wall of an adjacent building fronting on the same street line.

(5)        Curb cuts

Curb cuts shall not be permitted on Greenwich Street, Murray Street and Chambers Street.

(c)        Area A3

The regulations applicable to a C6-3A District shall apply to developments and enlargements, except as set forth herein.

(1)        Height and setback regulations

The height and setback regulations of Section 35-65 (Height and Setback Requirements for Quality Housing Buildings) shall not apply. In lieu thereof, the following height and setback regulations shall apply:

(i)        Permitted obstructions

Permitted obstructions for all buildings or other structures shall be as set forth in Section 33-42.

(ii)        Measurement of height

Heights of all buildings or other structures shall be measured from the base plane.

(iii)        Street wall location

The street wall of any development or enlargement shall be located on the street line and extend along the entire street frontage of the zoning lot not occupied by existing buildings, and shall rise to at least a height of 60 feet or the height of the building, whichever is less. However, to allow articulation of street walls at the intersection of two street lines, the street wall may be located anywhere within an area bounded by the two street lines and a line connecting such street lines at points 15 feet from their intersection. Recesses, not to exceed three feet in depth from the street line, shall be permitted on the ground floor where required to provide access to the building. At any level above the ground floor, but at least 12 feet above the level of the base plane, recesses shall be permitted in the street wall for outer courts or articulation of street walls at the intersection of two street lines as set forth in this Section. The aggregate width of such recesses shall not exceed 30 percent of the width of the street wall at any level.

(iv)        Maximum height of street walls and required setbacks

The maximum height of a street wall before setback shall be 85 feet or the height of an adjoining building fronting on the same street line with a height of at least 60 feet, whichever is less. Setbacks are required for all portions of buildings that exceed these maximum street wall heights. At a height not lower than 60 feet nor higher than 85 feet, or the height of an adjoining building fronting on the same street line which is less than 85 feet, a setback with a depth of at least 10 feet shall be provided from any street wall fronting on a wide street, and a setback with a depth of at least 15 feet shall be provided from any street wall fronting on a narrow street, except that such dimensions may include the depth of any permitted recesses in the street wall.

(v)        Maximum building height

No building or other structure shall exceed a height of 135 feet.

(vi)        Vertical enlargements of low buildings

Existing buildings with street walls less than 60 feet in height may be vertically enlarged by up to one story or 15 feet, whichever is less, without regard to the street wall location provisions of paragraph (c)(1)(iii) of this Section.  

(2)        Special regulations for narrow buildings

A building or portion of a building may be constructed above the maximum height of street wall permitted pursuant to Section 23-692 (Height limitations for narrow buildings or enlargements), provided such portion of a building exceeding such height limitation does not exceed a height of one story or 15 feet, whichever is less, and provided such portion of a building is set back at least 10 feet from the street wall of the building facing a wide street, and 15 feet from the street wall of a building facing a narrow street.

(d)        Areas A4, A5, A6 and A7

Except as set forth in this Section, the bulk regulations of the underlying district shall apply.

(1)        The applicable height and setback regulations, as set forth in Section 35-65 (Height and Setback Requirements for Quality Housing Buildings), inclusive, shall be modified, as follows:

Area

Minimum Base Height (in ft.)

Maximum Base Height (in ft.)

Maximum Building Height (in ft.)

A4

60

70

140

A5

60

70

110

A6

60

85

120

A7

60

85

120

For any building or portion thereof within Area A4, a penthouse portion of a building, not exceeding 10 feet in height, may be constructed within Area A4 above the maximum building height, provided that such penthouse portion is set back at least 25 feet from any narrow street.

However, for any building or portion thereof located within Area 4 and within an Historic District designated by the Landmarks Preservation Commission, the underlying height and setback regulations of Section 35-24 shall apply, except that the maximum height of such buildings, or portions thereof, shall be 160 feet and the 10 foot penthouse allowance set forth in this paragraph (d)(1) shall not apply.

(2)        The provisions of Section 33-42 (Permitted Obstructions) shall apply to all buildings, except that dormers may penetrate a maximum base height in accordance with the provisions of paragraph (c)(1) of Section 23-621 (Permitted obstructions in certain districts).

(3)        The maximum floor area ratio permitted on a zoning lot shall be as follows:

Area

Maximum Floor Area Ratio

A4

6.5

A5

5.5

A6

5.4

A7

5.0

(4)        Applicability of Inclusionary Housing Program

R8A Districts within Area A6 shall be Inclusionary Housing designated areas, pursuant to Section 12-10 (DEFINITIONS), for the purpose of making the Inclusionary Housing Program regulations of Section 23-90, inclusive, applicable as modified within the Special District. The base floor area ratio for any zoning lot containing residences shall be 5.4. Such base floor area ratio may be increased to a maximum of 7.2 through the provision of affordable housing pursuant to the provisions for Inclusionary Housing designated areas in Section 23-90, except that the height and setback regulations of Sections 23-951 (Height and setback for compensated developments in Inclusionary Housing designated areas) and 23-664 (Modified height and setback regulations for certain Inclusionary Housing buildings or affordable independent residences for seniors) shall not apply. In lieu thereof, the height and setback regulations of this Chapter shall apply.

(5)        Buildings that have received a certification from the Chairperson of the City Planning Commission pursuant to paragraph (c) of the former Section 111-20 (MINOR MODIFICATIONS), prior to October 13, 2010, to modify the rooftop open space requirements of the former Section 111-112 (Open space equivalent), shall be exempt from the rooftop open space requirements of Section 15-24 (Open Space Equivalent).

(6)        Notwithstanding any of the provisions of Section 11-33 (Building Permits for Minor or Major Development or Other Construction Issued Before Effective Date of Amendment), the development of a building pursuant to a variance granted by the Board of Standards and Appeals under Calendar No. 231-09-BZ to modify bulk regulations, may be continued provided that a building permit has been issued, in accordance with the terms of said variance, within six years of the original granting of said variance.

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