62-343 - Height and setback regulations in other medium- and high-density districts LAST AMENDED 12/5/2024 R6 R7 R8 R9 R10 R11 R12 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 C4-8 C4-9 C4-11 C4-12 C5 C6 C7 C8-2 C8-3 C8-4 M1-2 M1-3 M1-4 M1-5 M1-6 M2 M3 In the districts indicated, and for those not otherwise governed by the provisions of Sections 62-341 (Height and setback regulations in lower density districts) or 62-342 (Height and setback regulations in medium- and high-density districts with a letter suffix), the underlying height and setback regulations are applicable for all #developments# on portions of a #zoning lot# landward of the #shoreline# or on #platforms#, except as modified by the provisions of this Section. (a) Modified base height and #building# heights For all #buildings#, the base heights, transition heights, and #building# heights for #buildings# on #waterfront blocks# shall be as set forth in the following table. Additional regulations are set forth in paragraph (b) for #buildings# containing #residences# and in paragraph (c) for all other #buildings#. For all #buildings#, tower regulations are set forth in paragraph (d). MAXIMUM BASE HEIGHT, TRANSITION HEIGHTS, AND MAXIMUM BUILDING HEIGHT - FOR NON-CONTEXTUAL DISTRICTS District Maximum Base Transition Zone Maximum Height of Height (in #Buildings feet) or other Maximum Maximum Structures# Transition Transition (in feet) Height Tier Height Tier 1 (in feet) 2 (in feet) R6-2 55 75 95 195 C1 or C2 mapped within R6-2 R6 R6-1 65 95 125 255 C1 or C2 mapped within R6 or R6-1 C7-1 C8-2 C8-3 M1-2 M1-4 M2-1 M2-3 M3 R7-1 R7-2 85 115 155 315 C1 or C2 mapped within R7-1 or R7-2 C7-2 C7-3 R7-3 95 145 185 375 C1 or C2 mapped within R7-3 C7-3 C8-4 M1-3 M1-5 M2-2 M2-4 R8 105 145 215 435 C1 or C2 mapped within R8 C4-8 C6-1 C6-2 R9 135 185 285 N/A C1 or C2 mapped within, or with a #residential equivalent# of an R9 C4-9 C6-3 C7-5 C7-6 R9-1 155 215 315 N/A C1 or C2 mapped within an R9-1 R10 155 235 355 N/A C1 or C2 mapped within, or with a #residential equivalent# of an R10 C4-6 C4-7 C5 C6-4 C6-5 C6-6 C6-7 C6- 8 C6-9 C7-7 M1-6 R11 155 325 405 N/A C1 or C2 mapped within R11 C4-11 C6-11 C7-8 R12 155 395 495 N/A C1 or C2 mapped within R12 C4-12 C6-12 C7-9 (b) Additional regulations for #buildings# containing #residences# For #buildings# containing #residences#, the following shall apply: (1) for #street walls# not facing the #shore public walkway# or #supplemental public access areas#: (i) the #street wall# location provisions of paragraph (b) of Section 23-431 shall apply, and such #street walls# shall extend to a minimum base of at least 35 feet, or the height of the #building#, whichever is less; and (ii) at a height not lower than the minimum base height or higher than the maximum base height, setbacks shall be provided in accordance with the provisions of Section 23-433. (2) for portions of #buildings# facing the #shore public walkway# or #supplemental public access areas#: (i) no #street wall# location provisions shall apply; (ii) at a height not higher than the maximum base height, a setback, with a minimum depth of 30 feet shall be provided from the boundary of the #shore public walkway#. Wherever a #supplemental public access area# is provided as a widened #shore public walkway#, such widened area shall be included in the setback distance; (iii) dormers shall be permitted in such setback, in accordance with Section 23-413, except that the depth of such dormer shall not exceed 15 feet; (iv) where a #street wall# is located within 50 feet of the #shoreline#, the maximum base height shall not exceed a height of 85 feet; and (v) an amount of #building# frontage equivalent to at least 25 percent of the #aggregate width of street walls# facing the #shore public walkway# shall either be provided as open area in an #outer court# or shall have a reduced base height that does not exceed two- thirds of the height of the permitted maximum base height; (3) along all frontages, after the required setback, #buildings# may rise to the maximum transition zone height set forth in the table, which consists of maximum Tier 1 and Tier 2 transition heights. Where the gross area of any #story# within the transition zone exceeds 10,000 square feet, exclusive of the square footage contained in any permitted dormers, one or more setbacks shall be provided at a height not higher than the maximum Tier 1 transition height. Such setbacks may be of any depth, but shall reduce the gross area of #stories# such that the highest gross area of any #story# in the Tier 2 transition zone is at least 10 percent less than that of the highest gross area of any #story# in the Tier 1 transition zone; and (4) any portion of a #building# that exceeds the maximum transition height shall be considered a tower and shall be subject to the provisions of paragraph (d) of this Section. (c) Additional regulations for other #buildings# For #buildings# that do not contain #residences#, the following shall apply: (1) Above the maximum base height, a #building# shall be set back at least: (i) 15 feet from a #narrow# #street line#; (ii) 10 feet from a #wide# #street line#; or (iii) 30 feet from the boundary of a #shore public walkway#. Wherever a #supplemental public access area# is provided as a widened #shore public walkway#, such widened area shall be included in the setback distance. Dormers provided in accordance with paragraph (b) of Section 23-413 shall be permitted within any setback area, provided that the depth of encroachment of a dormer facing the #shore public walkway# shall not exceed 15 feet; (2) after the required setback, #buildings# may rise to the maximum transition height; (3) any portion of a #building# that exceeds the maximum transition height shall be considered a tower and subject to the provisions of paragraph (d) of this Section. (d) Tower regulations Any portion of a #building# that exceeds the maximum transition height shall be subject to the following tower provisions: (1) The maximum width of any #story# of a tower that faces a #shoreline# shall not exceed 100 feet. Such width shall be measured by inscribing within a rectangle the outermost walls at the level of each tower #story#. Any side of such rectangle from which perpendicular lines may be drawn to a #shoreline#, regardless of any intervening structures, properties or #streets#, shall not exceed 100 feet. However, such limitation may be modified as follows: (i) where a tower faces two or more #shorelines#, such restriction shall apply only to one face, and the maximum length along other frontages shall not exceed 130 feet frontage (See illustration); (ii) where the average depth of a #zoning lot# is less than 200 feet, the maximum width of a #story# shall not exceed 130 feet. (2) for #residential# #stories# within a tower, the following shall apply: (i) the tower footprint shall not exceed a gross area of 10,000 square feet, except that where the overall height of a tower exceeds two- thirds of the overall maximum permitted height set forth in the table, at least one-third of the tower #stories# shall have a footprint that does not exceed 8,500 square feet. Dormers need not be included in the calculation of such maximum gross area; and (ii) where two or more towers are provided on a #zoning lot#, there shall be at least 50 feet in difference in height between any two immediately adjacent towers.