35-631 - Street wall location

LAST AMENDED
12/5/2024


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In the districts indicated, the applicable #street wall# location provisions of this Section shall apply. Such provisions shall apply
to the portion of a #street wall# located below the maximum base height and before the required setback as set forth in Section
23-432 (Height and setback requirements).

(a)    Line-up rules

       For #Commercial Districts# mapped within, or with a #residential equivalent# of, R8 through R12 Districts, when
       located within the #Manhattan Core#, the following #street wall# location provisions shall apply along #wide streets#:

       (1)    The #street wall# shall be located on the #street line# and extend along the entire #street# frontage of the #zoning
              lot# up to at least the minimum base height specified in Section 23-432, or the height of the #building#, whichever
              is less. 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 or, for #corner lots# with an angle of 75 degrees or less, at points 30 feet
              from their intersection.
       (2)    Above a height of 15 feet above the #base plane#, or the height of the first #story#, whichever is lower, up to 30
              percent of the #aggregate width of street walls# may be recessed beyond the #street line#, provided any such
              recesses deeper than 10 feet along a #wide street#, or 15 feet along a #narrow street#, are located within an #outer
              court#. Furthermore, no recesses shall be permitted within 30 feet of the intersection of two #street lines# except
              to articulate the #street walls# as set forth in paragraph (a)(1) of this Section.

              However, where the #street walls# surrounding the subject #building# are located on a #block# with a #prevailing
              street wall frontage# that is located further from the #street line# than the applicable provisions of this paragraph,
              the line-up provisions of paragraph (a) of Section 23-431 may be applied.

(b)    Percentage-based rules

       For all #buildings# that are not subject to the provisions of paragraph (a) of this Section the following shall apply:

       At least 70 percent of the #aggregate width of street walls# shall be located within eight feet of the #street line# and shall
       extend to at least the minimum base height specified in Sections 23-432, or the height of the #building#, whichever is less.
       Up to 30 percent of the #aggregate width of street walls# may be recessed beyond eight feet of the #street line#, provided
       that any such recesses deeper than 10 feet along a #wide street# or 15 feet along a #narrow street# are located within an
       #outer court#.

       However, where the #street walls# surrounding the subject #building# are located on a #block# with a #prevailing street
       wall frontage# that is located further from the #street line# than the applicable provisions of this paragraph, the line-up
       provisions of paragraph (a) of Section 23-431 may be applied.

(c)   Modifications for large #zoning lots#

       Notwithstanding the provisions of paragraphs (a) or (b) of this Section, for #street walls# on #buildings# on a #zoning
       lot# that has a #lot area# of at least 40,000 square feet or occupies an entire #block#, at least 70 percent of the #aggregate
       width of street walls# shall be located within 15 feet of the #street line# and extend to at least the minimum base height
       specified in Section 23-432, or the height of the #building#, whichever is less.

(d)    Articulation allowances

       In all districts, and along all frontages, #street wall# articulation, including, but not limited to, window recesses and
       structural expression on the #building# facade, shall be permitted to project or recess beyond the #street wall# locations
       established in paragraphs (a), (b) or (c) of this Section, provided such articulation does not exceed a depth or projection of
       12 inches. In addition, to accommodate other forms of #street wall# articulation, such as bay windows, and facade
       recesses, up to 50 percent of the #aggregate width of street wall#, at any level, may recess or project beyond such #street
       wall# location provisions of this Section, provided that no such recess or projection exceeds a depth of three feet, as
       measured perpendicular to the #street wall#, or portion thereof. No projection shall extend beyond the #street line#,
       except where encroachments into the public right-of-way are permitted by the New York City Administrative Code.