| This glossary provides brief explanations of planning and
zoning terminology. Words and phrases followed by an
asterisk (*) are defined terms in the Zoning Resolution of
the City of New York, primarily in Section 12-10. Consult
the Zoning Resolution for the official and legally binding
definitions of these words and phrases.
Accessory Use*
An accessory use is a use that is clearly subordinate to and
customarily found in connection with the principal use.
An accessory use must be conducted on the same zoning
lot as the principal use to which it is related, unless
modified by the district regulations. (Off-site accessory
parking facilities, for example, are permitted in certain
zoning districts.)
Air Rights (see Development Rights)
Arcade*
An arcade is a continuous covered space that opens onto
a street or a plaza. It is unobstructed to a height of not
less than 12 feet, and must be accessible to the public at
all times.
- A through block arcade* is a continuous area or
passageway within a building connecting one street
with another street, or a plaza or arcade adjacent to
the street.
As-of-right Development
An as-of-right development complies with all applicable
zoning regulations and does not require any discretionary
action by the City Planning Commission or Board of
Standards and Appeals.
Attached Building* (see Building)
Attic Allowance
An attic allowance is an increase of up to 20 percent in the
maximum base floor area ratio (FAR) for the inclusion of
space beneath a pitched roof with structural headroom between five and eight feet. The allowance is available in
R2X districts and all R3 and R4 (except R4B) districts.
In Lower Density Growth Management Areas, the pitch
of the roof must be steeper and there is no minimal
headroom requirement. |
 |
Authorization
An authorization is a discretionary action taken by the
City Planning Commission, often after an informal referral
to the affected community board(s), which modifies
specified zoning requirements if certain findings have
been met.
Base Height
The base height of a building is the maximum permitted
height of the front wall of a building before any required
setback. A building is required to meet a minimum base
height only when the height of the building will exceed
the maximum base height.
Base Plane*
The base plane is a horizontal plane from which the height
of a building is measured in most low-density and contextual
districts and property subject to waterfront zoning.
On sites that are flat, the base plane is at curb level; on
sites that slope upwards or downwards, the base plane
is adjusted to more accurately reflect the level at which
the building meets the ground.
Basement*
A basement is a building story that has less than one-half
of its floor-to-ceiling height below curb level or the base
plane. By contrast, a cellar has more than one-half of its
floor-to-ceiling height below curb level or the base plane.
Block*
A block is a tract of land bounded on all sides by streets or
by a combination of streets, public parks, railroad rights-of-way, pierhead lines or airport boundaries.
Blockfront
A blockfront is a portion of a block consisting of the zoning
lots facing a single street.
Board of Standards and Appeals (BSA)
The BSA, composed of five commissioners appointed by
the Mayor, is empowered to hear and decide requests
for variances from property owners whose applications
to construct or alter buildings have been denied by the
Department of Buildings or another enforcement agency
as contrary to the Zoning Resolution or other building
ordinances. The board also decides on certain special
permits to modify zoning regulations for specific sites
or projects.
Bonus
A bonus is an incentive to a developer, usually in the form
of additional floor area, in exchange for the provision of
an amenity or below-market-rate housing.
Building*
A building is a structure that has one or more floors and
a roof, is permanently affixed to the land and is bounded
by either open areas or the lot lines of a zoning lot.
-
An attached building* abuts two side lot lines and
is one of a row of buildings on adjoining zoning lots.
The end buildings of a row of attached buildings are
considered semi-detached buildings if they each have
a side yard.
|
 |
A detached building* is a freestanding building that
does not abut any other building on an adjoining zoning
lot and where all sides of the building are surrounded
by yards or open areas within the zoning lot.
|
 |
| A semi-detached building* is a building that abuts
or shares one side lot wall with another building on
an adjoining zoning lot and where the remaining
sides of the building are surrounded by open areas or
street lines. |
 |
| A zero lot line building* is a building that abuts one
side lot line of a zoning lot and does not abut any other
building on an adjoining zoning lot. |
 |
Building Envelope
A building envelope is the maximum three-dimensional
space on a zoning lot within which a structure can be
built, as permitted by applicable height, setback and yard
controls. |
 |
Building Height
The height of a building is measured from the curb level
or base plane to the roof of the building (except for permitted
obstructions).
Building Segment*
A building segment is a portion of a building with its own
entrance. For example, a row of attached townhouses on
a single zoning lot is one building, but each townhouse
is a building segment.
Bulk*
Bulk regulations are the combination of controls (lot size,
floor area ratio, lot coverage, open space, yards, height and
setback) that determine the maximum size and placement
of a building on a zoning lot.
Bulkhead
A bulkhead is a roof-top portion of a building that may
include mechanical equipment, water tanks, and roof
access from interior stairwells. It is not counted as floor
area and is permitted to exceed zoning height and setback
requirements, within limits specified in the Zoning
Resolution.
Bulkhead Line (see Waterfront Area)
Cellar*
A cellar is a level of a building that has more than one-half
of its floor-to-ceiling height below curb level or the base
plane. By contrast, a basement has less than one-half of its
floor-to-ceiling height below curb level or the base plane.
Certification
A certification is a non-discretionary action taken by the
City Planning Commission, or its Chair, informing the
Department of Buildings that an as-of-right development
has complied with specific conditions set forth in accordance
with provisions of the Zoning Resolution.
The term also applies to a step in the ULURP process
indicating that an application is complete and ready to
begin formal public review.
City Environmental Quality Review (CEQR)
Pursuant to state law, the City Environmental Quality
Review (CEQR) process identifies and assesses the
potential environmental impacts of discretionary actions,
except for minor exemptions, that are proposed in New
York City by public or private applicants and funded or
approved by a city agency. A discretionary action, such
as a zoning map amendment, cannot begin public review until a “conditional negative declaration” or “negative
declaration” has been issued, stating that no significant
environmental impacts have been identified or, if any
potential impacts have been identified, a draft environmental
impact statement has been completed, evaluating
the significance of identified impacts and proposing
appropriate mitigation.
A letter “E” on a zoning map indicates a site where
environmental requirements must be satisfied before
a building permit may be issued for any development,
enlargement or change of use.
City Map
The City Map is a collection of maps that show legal
streets, grades, parks and other public places. It is the
official map of New York City and is the base for the
zoning maps in the Zoning Resolution.
City Planning Commission (CPC)
The City Planning Commission, established in 1936, is
a 13-member panel that meets regularly to hold public
hearings and vote on applications related to the use and
improvement of land subject to city regulation. The
Mayor appoints the Chair, who is also Director of the
Department of City Planning, and six other members;
each Borough President appoints one member and
one member is appointed by the Public Advocate. The
Department of City Planning provides technical support
for the work of the Commission.
Commercial Building*
A commercial building is any building occupied only by
commercial uses as listed in Use Groups 5 through 16.
Commercial District*
A commercial district, designated by the letter C (C1-2,
C3, C4-7, for example), is a zoning district in which
commercial uses are allowed and residential uses may
also be permitted.
Commercial Overlay
A commercial overlay is a C1 or C2 district usually mapped
within residential neighborhoods to serve local retail
needs. Commercial overlay districts, designated by the
letters C1-1 through C1-5 and C2-1 through C2-5, are
shown on the zoning maps as a pattern superimposed on
a residential district.
Unless otherwise specified on the zoning maps, the depth
of C1 overlay districts, measured from the nearest street,
is 200 feet for C1-1 districts, 150 feet for C1-2 and C1-3
districts, and 100 feet for C1-4 and C1-5 districts. For C2
overlay districts, the depth of C2-1, C2-2 and C2-3 districts
is 150 feet and 100 feet for C2-4 and C2-5 districts.
When mapped on the long dimension of a block, commercial
overlays extend to the midpoint of that block.
Commercial Use*
A commercial use is any retail, service or office use listed
in Use Groups 5 through 16.
Community Facility Building*
A community facility building is any building occupied
only by a community facility use.
Community Facility Use*
A community facility use provides educational, recreational,
religious, health or other essential services for the
community it serves. Use Groups 3 and 4 are classified
as community facility uses.
Contextual Zoning
Contextual zoning districts regulate the height and bulk
of new buildings, their setback from the street line, and
their width along the street frontage, to produce buildings
that are consistent with existing neighborhood
character. Medium- and higher-density residential and
commercial districts with an A, B, D or X suffix are contextual districts.
Conversion
A conversion is a change of a building’s use to another use
for which it was not originally intended.
Court*
A court is any open area, other than a yard or a portion
of a yard, which is unobstructed from its lowest level to
the sky, and is bounded by building walls, or building
walls and one or more lot lines.
Curb Cut
A curb cut is an inclined cut in the edge of a sidewalk to
permit vehicular access to a driveway, garage, parking lot
or loading dock. In lower- and medium-density residential
districts, the maximum width for a curb cut is 10 feet;
15 feet for paired curb cuts. There must be a minimum
width of 16 feet between curb cuts to ensure adequate
curbside parking.
|
 |
Curb Level*
Curb level is the mean level of the curb adjoining a zoning
lot. In general, it is the base from which building height
and setback computations are made and building stories
counted in medium- and higher-density non-contextual
districts and manufacturing districts.
Density
Density refers to the intensity of development within a
zoning district. In residence districts, density is generally
measured by the maximum number of dwelling units permitted on a zoning lot. The maximum number of
units is calculated by dividing the maximum residential
floor area permitted on a zoning lot by the applicable
factor for each zoning district. (Fractions equal to at least
¾ are considered one unit.) The factors for each district
are approximations of average unit size plus allowances
for any common areas. Special density regulations apply
to mixed buildings that contain both residential and
community facility uses. |
 |
Detached Building* (see Building)
Development*
A development includes the construction of a new building
or other structure on a zoning lot, the relocation of
an existing building to another lot, or the use of a tract
of land for a new use.
Development Rights
Development rights generally refer to the maximum
amount of floor area permissible on a zoning lot. The
difference between the maximum permitted floor area
and actual floor area is referred to as “unused development
rights.” Unused development rights are often described
as air rights.
-
| A zoning lot merger is the joining of two or more
adjacent zoning lots into one new zoning lot. Unused
development rights may be shifted from one lot to another,
as-of-right, only through a zoning lot merger. |
 |
A transfer of development rights (TDR) allows for
the transfer of unused development rights from one
zoning lot to another in special circumstances, usually
to promote the preservation of historic buildings, open
space or unique cultural resources. For such purposes,
a TDR is permitted where the transfer could not be accomplished
through a zoning lot merger because certain
conditions, such as intervening streets, separate the zoning lots. In the case of a landmark building, for example,
a transfer may be made by CPC special permit
from the zoning lot containing the designated landmark
to an adjacent zoning lot or one that is directly
across a street or, if the landmark is on a corner lot,
diagonally across an intersection. |
 |
Discretionary Action
A discretionary action requires the review and approval of
the City Planning Commission or the Board of Standards
and Appeals. Zoning amendments, special permits,
authorizations and variances are discretionary actions.
Dwelling Unit*
A dwelling unit (d.u.) consists of one or more rooms that
contain lawful cooking and sanitary facilities, inhabited
by one or more persons living together and maintaining a
common household, in a residential building or residential
portion of a building.
Enlargement*
An enlargement is a built addition to an existing building
that increases the floor area of the building.
Extension*
An extension is an expansion of the existing floor area
occupied by an existing use. |
 |
Floor Area*
The floor area of a building is the sum of the gross area
of each floor of the building, excluding mechanical space,
cellar space, floor space in open balconies, elevators or
stair bulkheads and, in most zoning districts, floor space
used for accessory parking that is located less than 23
feet above curb level.
Floor Area Ratio (FAR)*
The floor area ratio (FAR) is the principal bulk regulation
controlling the size of buildings. FAR is the ratio of total building floor area to the area of its zoning lot. Each zoning
district has an FAR control which, when multiplied
by the lot area of the zoning lot, produces the maximum
amount of floor area allowable in a building on the zoning
lot. For example, on a 10,000 square-foot zoning lot in a
district with a maximum FAR of 1.0, the floor area of a
building cannot exceed 10,000 square feet. |
 |
 |
 |
Front Yard* (see Yard)
Group Parking Facility*
A group parking facility is a building or lot used for parking
more than one vehicle.
Height Factor*
The height factor of a building is equal to the total floor
area of the building divided by its lot coverage (in square
feet). The height factor is equal to the number of stories
in a building without setbacks.
Height Factor Building
A height factor building is a residential development
whose bulk is determined by a range of height factors,
floor area ratios and open space ratios, and is set
within a sky exposure plane. Height factor regulations
promote development of tall buildings surrounded by
open space.
Home Occupation*
A home occupation is a business operated by the
occupant(s) of a home, which is accessory to the residential
use. It is generally restricted to no more than 25
percent of the residential floor area (with a cap of 500
square feet). Specific occupations that may generate excessive
noise, odors or pedestrian traffic are not permitted.
Inclusionary Housing Program
The Inclusionary Housing Program permits an increase
in the floor area of residential developments in exchange
for the provision of below-market-rate housing (known
as affordable housing) for low-, moderate- and middle-income
households. The program is available in R10 and
R10-equivalent commercial districts and other designated
medium- and high-density districts, such as portions of
Greenpoint-Williamsburg in Brooklyn. More information...
Infill Zoning
Infill zoning permits multifamily housing on blocks
entirely within R4 or R5 districts in predominantly
built-up areas. Infill housing has higher floor area ratios
and lower parking requirements than would otherwise
be applicable in the zoning district.
Joint Living-Work Quarters for Artists*
Joint living-work quarters for artists are spaces in nonresidential
buildings used for living quarters and studio
workshops by artists and their households.
Large Scale Development
A large-scale development is a development generally
involving several zoning lots planned as a unit. Special
regulations allow for flexibility, particularly in the distribution
of floor area without regard to lot lines, in order
to achieve a superior site plan.
-
A general large-scale development* is a development
or enlargement for any uses permitted by the underlying
district regulations in commercial districts (except
C1, C2, C3 and C4-1 districts) and in all manufacturing
districts. The development must be on a tract of
land that is at least 1.5 acres and may include existing
buildings.
A large-scale residential development* is a development
predominantly for residential uses in residence
districts and in C1, C2, C3 and C4-1 districts. The
development must be on a tract of land that is either at
least three acres with a minimum of 500 dwelling units
or at least 1.5 acres with a minimum of three principal
residential buildings. Existing buildings may not form
any part of a large-scale residential development.
A large-scale community facility development* is a
development or enlargement predominantly for community
facility uses in residential districts and in C1,
C2, C3 and C4-1 districts. The development must be
on a tract of land that is at least three acres and may
include existing buildings.
Limited Height District*
A limited height district is superimposed on an area
designated as an historic district by the Landmarks
Preservation Commission. It is mapped in areas of the
Upper East Side, Gramercy Park, Brooklyn Heights and
Cobble Hill. The maximum building height is 50 feet in a LH-1 district, 60 feet in a LH-1A district, 70 feet in a
LH-2 district and 100 feet in a LH-3 district.
Loft
A loft is a building or space within a building designed for
commercial or manufacturing use, generally constructed
prior to 1930. In certain manufacturing districts, lofts may
be converted to residential use by CPC special permit.
Lot or Zoning Lot*
A lot or zoning lot is a tract of land comprising a single
tax lot or two or more adjacent tax lots within a block.
An apartment building on a single zoning lot, for example,
may contain separate condominium units, each occupying
its own tax lot. Similarly, a building containing a row of
townhouses may occupy several separate tax lots within
a single zoning lot, or two or more detached homes on
one zoning lot may each have its own tax lot.
The zoning lot is the base unit for zoning regulations and
may be subdivided into two or more zoning lots, and two
or more adjoining zoning lots on the same block may be
merged, provided that all resulting zoning lots comply
with applicable regulations.
-
A corner lot* is a zoning lot that adjoins the point of
intersection of two or more streets; it is also a zoning
lot bounded entirely by streets. Portions of such zoning
lots within 100 feet of intersecting street lines are
subject to rules for corner lots.
An interior lot* is any zoning lot that is neither a
corner lot nor a through lot.
A through lot* is any zoning lot that connects two
generally parallel streets and is not a corner lot. |
 |
Lot Area*
Lot area is the area (in square feet) of a zoning lot.
Lot Coverage*
Lot coverage is that portion of a zoning lot which, when
viewed from above, is covered by a building.
Lot Depth*
Lot depth is the mean horizontal distance between the front lot line and rear lot line of a zoning lot.
Lot Line or Zoning Lot Line*
A lot line or a zoning lot line is a boundary of a zoning lot.
-
A front lot line,* also known as a street line, is a lot
line separating a zoning lot from the street.
A rear lot line* is any lot line that is generally parallel
to a street line bounding the zoning lot and does not
intersect a street line.
A side lot line* is any lot line that is neither a front
lot line nor a rear lot line.
Lot Width*
Lot width is the mean horizontal distance between the
side lot lines of a zoning lot.
Lower Density Growth Management Area*
A Lower Density Growth Management Area is an area
designated in the Zoning Resolution where new developments
must provide more off-street parking, larger yards
and more open space than would otherwise be required
in the applicable zoning districts. The areas designated
are generally distant from mass transit and characterized
by rapid growth and high auto ownership.
Manhattan Core*
The Manhattan Core extends from the southern tip
of Manhattan at Battery Park to West 110th Street on
the West Side and East 96th Street on the East Side. It is
the area covered by Manhattan Community Districts 1
through 8.
Manufacturing District*
A manufacturing district, designated by the letter M
(M1-1, M2-2, for example), is a zoning district in which
manufacturing and most commercial uses are permitted.
New residential development is not allowed.
Manufacturing Use*
A manufacturing use is any use listed in Use Group 17
or 18.
Mixed Building*
A mixed building is a building in a commercial district used
partly for residential use and partly for community facility
or commercial use. A building that contains any combination
of uses is often referred to as a mixed-use building.
When a building contains more than one use, the maximum
FAR permitted on the zoning lot is the highest FAR
allowed for any of the uses, provided that the FAR for
each use does not exceed the maximum FAR permitted
for that use. In a C1-8A district, for example, where the
maximum commercial FAR is 2.0 and the maximum
residential FAR is 7.52, the total permitted FAR for a
mixed residential/commercial building would be 7.52,
of which no more than 2.0 FAR may be applied to the
commercial space.
Mixed Use District*
A mixed use district is a special zoning district in which
new residential and non-residential (commercial, community
facility and light industrial) uses are permitted
as-of-right. In these districts, designated on zoning maps
as MX with a numerical suffix, an M1 district is paired
with an R3 through R9 district.
Narrow Street* (see Street)
Non-complying or Non-compliance*
A non-complying building is any building that was legal
when it was built but which no longer complies with
one or more of the bulk regulations of the applicable
zoning district. The degree of non-compliance cannot
be increased.
Non-compliance results when a building does not comply
with any one of the applicable bulk regulations. (See
Article V, Chapter 4, of the Zoning Resolution for regulations
governing non-complying buildings.)
Non-conforming or Non-conformity*
A non-conforming use is any use that was legal at its
inception but which no longer conforms to one or more of
the use regulations of the applicable zoning district. The
degree of non-conformance cannot be increased.
Non-conformity results when a use does not conform to
any one of the applicable use regulations. (See Article V,
Chapters 2 and 3, of the Zoning Resolution for regulations
governing non-conforming uses.)
Open Space*
Open space is the part of a residential zoning lot (which
may include courts or yards) that is open and unobstructed
from its lowest level to the sky, except for specific
permitted obstructions, and accessible to and usable by
all persons occupying dwelling units on the zoning lot.
Depending upon the district, the amount of required open
space is determined by the open space ratio, minimum
yard regulations or by maximum lot coverage.
Open Space Ratio (OSR)*
The open space ratio (OSR) is the amount of open space
(in square feet) required on a residential zoning lot in
non-contextual districts, expressed as a percentage of
the total floor area on the zoning lot. For example, if a
building with 20,000 square feet of floor area has an OSR
of 20, 4,000 square feet of open space would be required
on the zoning lot (0.20 × 20,000).
Overlay District
An overlay district is a district superimposed upon another
district which supersedes, modifies or supplements the
underlying regulations. Limited height districts and
commercial overlay districts are examples of overlay
districts.
Parking Requirement Category (PRC)
Parking requirements for commercial uses are grouped into
nine parking requirement categories based on the compatibility
of the uses and the amount of traffic generated. |
 |
Performance Standard
A performance standard is a minimum requirement or
maximum allowable limit on noise, vibration, smoke,
odor and other effects of industrial uses listed in Use
Groups 17 and 18.
Perimeter Wall
A perimeter wall is the outermost wall of a building in a
lower-density district which encloses floor area and rises
from the base plane to a specified maximum height.
Permitted Obstruction
A permitted obstruction is a structure or object, such as
a balcony, trellis, air conditioner, gutter or fence, that
may be located within required open space or yards on a
zoning lot, as specified in the Zoning Resolution. Certain
structures on a roof, such as elevator bulkheads, water
towers or parapets no higher than four feet, are permitted
obstructions and allowed to penetrate a height limit,
setback area or sky exposure plane.
Pierhead Line (see Waterfront Area)
Plaza*
A plaza is an open area adjacent to a building and accessible
to the public. It must generally be at the level of the
sidewalk it adjoins and be unobstructed to the sky except
for seating and other permitted obstructions. In certain
high-density zoning districts, a floor area bonus is available
for provision of a residential or urban plaza.
-
A residential plaza* is an open area for public use
adjacent to a predominantly residential building.
An urban plaza* is an open area for public use adjacent
to a non-residential or predominantly non-residential
building.
Predominantly Built-up Area*
A predominantly built-up area is a block entirely within
R4 or R5 districts (without a suffix) in which optional
regulations may be used to produce infill housing. At least
50 percent of the area of the block must be occupied by
zoning lots developed with buildings, and the development
site may not exceed 1.5 acres. Infill regulations
may not be used to redevelop a lot occupied by a one- or
two-family detached or semi-detached house unless the
blockfront is predominantly developed with attached or
multifamily housing.
Private Road*
A private road is a right-of-way that gives vehicular access
to a number of dwelling units that do not front on a public
street. Developments on private roads must comply with
special design rules.
Privately-owned Public Space
A privately owned public space is an amenity provided
and maintained by a developer for public use, usually
in exchange for additional floor area. Located mainly in
the high-density, central business districts of Manhattan,
these spaces are typically in the form of a plaza or arcade
with seating and landscaping and may be located within
or outside a building.
Public Park*
A public park is any publicly owned park, playground,
beach, parkway, or roadway within the jurisdiction and
control of the Commissioner of Parks, except for park
strips or malls in a street.
Public Parking Garage*
A public parking garage is a building or part of a building
that is used on a daily basis for public parking. A public
parking garage may include some accessory off-street
parking spaces for other uses on the same zoning lot.
Public Parking Lot*
A public parking lot is a tract of land that is used on a
daily basis for public parking and is not accessory to a
use on the same or another zoning lot.
Quality Housing Program
The Quality Housing Program, mandatory in contextual
R6 through R10 residence districts and optional in noncontextual
districts, encourages development consistent
with the character of many established neighborhoods.
Its bulk regulations set height limits and allow high lot
coverage buildings that are set at or near the street line.
Quality Housing buildings must also have amenities
relating to the planting of trees, landscaping and recreation
space.
Railroad or Transit Air Space*
Railroad or transit air space is space directly over an open
railroad or transit right-of-way or yard in existence on or
after September 27, 1962. Development may be permitted
only by special permit.
Rear Yard* (see Yard)
Residence*
A residence is a building or part of a building containing
dwelling units, including one-family and two-family
houses, multifamily dwellings or apartment hotels.
- A single-family residence* is a building on a zoning
lot containing one dwelling unit occupied by one
household.
A two-family residence* is a building on a zoning
lot containing two dwelling units occupied by two
households. In R3-1, R3A, R3X, R4-1 and R4A districts,
two-family houses, both detached and semi-detached,
must have at least 75% of one dwelling unit directly
above or below the other.
A multifamily residence is a building on a zoning lot
containing at least three dwelling units.
Residence District*
A residence district, designated by the letter R (R3-2, R5,
R10A, for example), is a zoning district in which residences
and community facilities are permitted.
Residential District Equivalent
A residential district equivalent is a residential district
assigned to a commercial district that permits residential
use. For example, any residential development in a C4-4
district must follow the bulk regulations of its residential
equivalent, an R7 district.
Residential Use*
A residential use is any use listed in Use Group 1 (single-family
detached residences) or Use Group 2 (all other
types of residential development).
Restrictive Declaration
A restrictive declaration is a covenant running with the
land which binds the present and future owners of the
property. As a condition of certain special permits, the
City Planning Commission may require an applicant to
sign and record a restrictive declaration that places specified
conditions on the future use and development of the
property. Certain restrictive declarations are indicated by
a “D” on zoning maps.
Setback
A setback is the portion of a building that is set back above
the base height (or street wall or perimeter wall) before
the total height of the building is achieved. The position
of a building setback in height factor districts is controlled by sky exposure planes and, in contextual districts, by
specified distances from street walls.
Setback, Ground Level
To maintain the traditional streetscape in certain
residence districts, front yard or street wall location
regulations mandate the minimum distance between a
building’s front wall and the street line.
-
| In R2A, R3A, R3X, R4A, R4-1 and R5A districts, if
the adjacent front yards are deeper than the minimum
required front yard, a new building must provide a
front yard at least as deep as one of the adjacent yards,
up to a depth of 20 feet. |
R2A, R3A, R3X, R4A, R4-1 and R5A
 |
In R4B, R5B and R5D districts, if the adjacent front yards
are deeper than the minimum required front yard, then the front yard of a new building must be at least
as deep as one adjacent front yard but no deeper than
the other, to a maximum depth of 20 feet.
In R6B, R7B and R8B districts, the front wall of a new
building, on any lot up to 50 feet wide, must be as deep
as one adjacent wall and no deeper than the other, up
to a depth of 15 feet. On lots wider than 50 feet, the
street wall of a new building may be no closer to the
street line than the street wall of an adjacent building,
up to a depth of 20 feet. |
R4B, R5B, R5D, R6B, R7B and R8B
 |
In R6A, R7A and R7X districts, the street wall of a
new building may be located no closer to the street
line than the street wall of any building within 150
feet, up to a depth of 15 feet. |
R6A, R7A and R7X
 |
Side Lot Ribbon*
A side lot ribbon is an 8- to 10-foot wide strip that extends
along the entire length of the side lot line of a zoning lot
from the street line to an intersecting rear lot line. In
some zoning districts, parking must be located in a side lot ribbon. Where a side lot ribbon is used as a common
driveway for two zoning lots, it may occupy space on
both sides of a side lot line. |
 |
Sidewalk cafe*
A sidewalk cafe is a portion of an eating or drinking
place that is located on a public sidewalk. Sidewalk
cafe regulations are administered by the Department of
Consumer Affairs.
-
An enclosed sidewalk cafe* is a sidewalk cafe that
is contained within a structure constructed predominantly
of light-weight materials.
An unenclosed sidewalk cafe* contains readily removable
tables, chairs or railings, with no overhead coverage
other than umbrellas or a retractable awning.
A small sidewalk cafe* is an unenclosed sidewalk cafe
containing no more than a single row of tables and
chairs adjacent to the street line.
Side Yard* (see Yard)
Sign*
A sign is any writing—words, pictures or symbols—that
is on or attached to a building or other structure.
-
An accessory sign* directs attention to a business,
profession, commodity, service or entertainment conducted,
sold or offered upon the same zoning lot.
An advertising sign* directs attention to a business,
profession, commodity, service or entertainment conducted,
sold or offered on a different zoning lot.
A flashing sign* is any illuminated sign, whether
stationary, revolving or rotating, which changes light
or color.
An illuminated sign* uses artificial light or reflected
light from an artificial source.
Sky Exposure Plane*
A sky exposure plane is a virtual sloping lane that begins
at a specified height and rises inward over the zoning
lot at a ratio of vertical distance to horizontal distance
set forth in district regulations. It is designed to provide
light and air at street level, primarily in medium- and
higher-density districts, and must not be penetrated by
the building (except for permitted obstructions). |
 |
Sliver Building
A tall building or enlargement on a lot that is 45 feet wide
or less, in an R7-2, R7X, R8, R9 or R10 district, is commonly
called a sliver building. A new building is generally
restricted to a height equal to the width of the abutting
street or 100 feet, whichever is less.
Special Permit
A special permit is a discretionary action by the City
Planning Commission (CPC) or the Board of Standards
and Appeals (BSA) which may modify use, bulk or parking
regulations if certain conditions and findings specified
in the Zoning Resolution are met. Applications for special
permits under CPC jurisdiction, which generally address
use or bulk modifications with potential for greater land
use impacts than those reviewed by the BSA, are subject
to the ULURP review process.
Split Lot
A split lot is a zoning lot located in two or more zoning
districts. In most cases, the zoning regulations for each
district must be applied separately for each portion of the
lot. Special rules that apply to zoning lots which existed
prior to 1961, or prior to any mapping of a new district
that splits the lot, can be found in Article VII, Chapter 7,
of the Zoning Resolution.
Story*
A story is that part of a building between the surface of
one floor and the ceiling immediately above. A cellar does
not count as a story.
Street*
A street is any road (other than a private road), highway,
parkway, avenue, alley or other way shown on the City
Map, or a way at least 50 feet wide and intended for public
use which connects a way shown on the City Map to
another such way or to a building or structure. A street
refers to the entire public right-of-way (including public
sidewalks).
-
A narrow street* is a street that is less than 75 feet
wide.
A wide street* is a street that is 75 feet or more in
width. Certain bulk regulations applicable to wide
streets are also applicable to developments on intersecting
streets within 100 feet of a wide street.
Street Line* (see Lot Line)
Street Wall*
A street wall is a wall or portion of a wall of a building
facing a street.
Tax Lot
A tax lot is a parcel of land identified with a unique borough,
block and lot number for property tax purposes.
A zoning lot comprises one or more adjacent tax lots
within a block.
Tower
A tower is a portion of a building that penetrates a sky
exposure plane or other height limitation, and is allowed
only in specified high-density areas of the city. A tower
may be occupied by residential, commercial or community
facility uses.
-
The basic tower rules generally permit the tower portion
of a building to cover no more than 40 percent of the area of the zoning lot, or up to 50 percent on lots smaller than 20,000 square feet. The tower portion
of a building must be set back at least 10 feet from a
wide street and at least 15 feet from a narrow street.
These regulations are modified for different uses and
districts.
A tower-on-a-base requires a contextual base between
60 and 85 feet high that extends continuously
along the street line. The height of the tower is controlled
by a minimum lot coverage requirement and
a rule that at least 55 percent of the floor area on the
zoning lot be located below a height of 150 feet. On
a wide street in R9 and R10 districts and their C1 or
C2 equivalents, a building that includes a residential
tower must comply with tower-on-a-base regulations,
in addition to the basic tower rules.
Transfer of Development Rights (see Development
Rights)
Uniform Land Use Review Procedure (ULURP)
The Uniform Land Use Review Procedure (ULURP) is the
public review process, mandated by the City Charter, for
all proposed zoning map amendments, special permits and
other actions such as site selections and acquisitions for
city capital projects and disposition of city property. The
procedure sets forth time frames and other requirements
for public participation at the community board, borough
board and borough president levels, and for the public
hearings and determinations of the community boards and
City Planning Commission (CPC). Zoning text amendments
follow a similar review process, but without a time
limit for CPC review. (For a full explanation of ULURP,
including a diagram of the ULURP time clock, see Land
Use Review Procedure)
Use*
A use is any activity, occupation, business or operation, listed
in Use Groups 1 through 18, which is conducted in a building
or on a tract of land. Certain uses are allowed only by
special permit of the CPC or BSA.
Use Group
Uses that have similar functional characteristics and/or
nuisance impacts and are generally compatible with each
other are listed in one or more of 18 groups that are ranked
from residential uses (Use Groups 1–2), community facility
uses (Use Groups 3–4), retail and service uses (Use
Groups 5–9), regional commercial centers/amusement
uses (Use Groups 10–12), waterfront/recreation uses (Use
Groups 13–15), heavy automotive uses (Use Group 16) to
manufacturing uses (Use Groups 17–18). Use group charts
can be found in Chapter 2 of Articles II, III and IV of the
Zoning Resolution.
Variance
A variance is a discretionary action by the Board of
Standards and Appeals which grants relief from the use
and bulk provisions of the Zoning Resolution to the
extent necessary to permit a reasonable or practical use
of the land. A variance may be granted, after a public
hearing, when unique conditions on a specific parcel of
land would cause the property owner practical difficulty
and undue hardship if it were developed pursuant to
applicable provisions.
Waterfront Access Plan (WAP)
A waterfront access plan (WAP) is a specific plan, set forth
in the Zoning Resolution, that tailors waterfront bulk
regulations and public access requirements to the specific
conditions of a particular waterfront. Development of
individual waterfront parcels governed by the plan triggers
a requirement to build and maintain public access
areas in accordance with the WAP.
Waterfront Area*
A waterfront area is the geographical area comprising all
blocks between the pierhead line and a line 800 feet landward
from the shoreline. Where the line intersects a block,
the entire block is included in the waterfront area.
-
The bulkhead line is a line shown on the zoning
maps which divides the upland and seaward portions
of waterfront zoning lots.
The pierhead line is a line shown on the zoning maps
which defines the outermost seaward boundary of the
area regulated by the Zoning Resolution.
The shoreline* is the mean high water line.
A waterfront block*, waterfront public park* or
waterfront zoning lot* is a block, public park or
zoning lot in the waterfront area that is adjacent to
or intersected by the shoreline. |
 |
Wide Street* (see Street)
Window, Legally Required*
Legally required windows are mandated in dwelling
units to provide necessary light, air and ventilation. A
window in a building wall that is set on a side lot line is
not a legally required window.
Yard*
A yard is a required open area along the lot lines of a zoning
lot which must be unobstructed from the lowest level
to the sky, except for certain permitted obstructions. Yard
regulations ensure light and air between structures.
- A front yard* extends along the full length of a front lot line. In the case of a corner lot, any yard extending along the full length of a street line is considered a front yard. (see also Setback, Ground Level)
A rear yard* extends for the full width of a rear lot line.
In all residential districts, except R2X districts, the
minimum depth of a rear yard is 30 feet. In commercial,
manufacturing and R2X districts, the minimum depth
of a rear yard is 20 feet. A rear yard is not required
within 100 feet of a corner lot.
In commercial and manufacturing districts, and
for some community facility buildings in residence
districts, the rear yard may be occupied entirely by a
single-story building up to a height of 23 feet.
A rear yard equivalent* is an open area which may
be required on a through lot as an alternative to a
required rear yard.
A side yard* extends along a side lot line from the required front yard (or from the front lot line, if no front yard is required) to the required rear yard (or to the rear lot line, if no rear yard is required). In the case of a corner lot, any yard that is not a front yard is considered a side yard.
Zero Lot Line Building* (see Building)
Zoning District
A zoning district is a mapped residential, commercial or manufacturing district with similar use, bulk and density regulations.
Zoning Lot* (see Lot)
Zoning Lot Merger (see Development Rights)
Zoning Maps*
The 126 New York City zoning maps indicate the location and boundaries of zoning districts and are part of the Zoning Resolution. Each map covers a land area of approximately 8,000 feet (north/south) by 12,500 feet (east/west). Mapping amendments are subject to the ULURP review process.
Return
to Previous Page. |
