Basic Regulations - Front Yards
R1 R2 R3 R4 R5
(2/2/11)
R1 R2 R3 R4 R5
- In the districts indicated, #front yards# shall be provided as
set forth in the following table, except that for a #corner
lot# in an R1-2 District, one #front yard# may have a depth of
15 feet and, for a #corner lot# in an R3 District, one #front
yard# may have a depth of 10 feet.
Front Yard District 20 feet
20 feet*
15 feet
15 feet*
10 feet*
10 feet**
5 feet*R1
R1-2A
R2 R2X R3-1 R3-2
R2A
R3A R3X R4-1 R4A R5A
R4 R5
R4B R5B R5D
______
* Except as provided in paragraphs (b) and (c) of this Section
** If the depth of a #front yard# exceeds 10 feet, the depth of the #front yard# shall be at least 18 feet. Furthermore, #developments# or #enlargements# pursuant to the optional regulations applicable in a #predominantly built-up area# shall provide a #front yard# with a depth of at least 18 feet. However, on a #corner lot#, if one #front yard# has a depth of at least 18 feet, the other #front yard# shall have a depth of at least 10 feet
Furthermore, if an opening to an #accessory# off-street parking
space is located within the #street wall# of a #building#
containing #residences#, there shall be an open area between
the opening and the #street line# which is at least 8 and 1/2
feet in width by 18 feet in depth, except this provision shall
not apply in R5D Districts.
- For the purpose of paragraphs (b) and (c) the area between the
#street line# and the front #building# wall of adjacent
#buildings# on the same or adjoining #zoning lots# shall be
considered adjacent #front yards#.
Except as provided in paragraph (c) of this Section, in the districts indicated, if adjacent #buildings# containing #residences# on the same or on adjoining #zoning lots# fronting on the same #street# have #front yards# greater than the minimum set forth in paragraph (a) of this Section, then a #front yard# shall be provided which:
- in R1-2A, R2A, R3A, R3X, R4A, R4-1 or R5A Districts is at least as deep as an adjacent #front yard#; and
- in R4B, R5B or R5D Districts is no deeper than the deepest adjacent #front yard# and no shallower than the shallowest adjacent #front yard#.
In determining the depth of the adjacent #front yards#, balconies and projections from the front #building# wall that do not exceed 33 percent of the width of the #building# shall be disregarded.
For #developments# or #enlargements#, projections into the required #front yard# are permitted provided that the width of all projections at the level of any #story# does not exceed 33 percent of the width of the #building#. The depth of such projections shall not exceed three feet into the #front yard#. However, balconies shall be subject to the provisions of Sections 23-13 (Balconies) and 23-44 (Permitted Obstructions in Required Yards or Rear Yard Equivalents).
- The provisions of paragraph (b) of this Section determining the
depth of a #front yard# by the location of a #front yard# on an
adjacent #zoning lot#, are modified as follows:
- on #corner lots#, these provisions shall apply on only one #street# frontage; and
- these provisions shall not apply to:
- any #street# frontage of a #zoning lot# where such frontage has a length of at least 150 feet along such #street#;
- any #zoning lot# located in historic districts designated by the Landmarks Preservation Commission; or
- a frontage of any #zoning lot# where the depths of 50 percent of the #front yards# within 150 feet of the #side lot lines# of such #zoning lot# are shallower by more than two feet than the shallowest of the adjacent #front yards#.
- For any #zoning lot# located in a Historic District designated
by the Landmarks Preservation Commission, the provisions of
paragraphs (a) and (b) of this Section are modified as follows:
The depth of the #front# yard may vary between the requirements of paragraph (a) of this Section, or as modified in any applicable Special District, and the depth of the #front yard# of any adjacent #zoning lot#.
(4/14/10)
R1 R2 R3 R4 R5
In the districts indicated, a minimum percentage of the area of the #front yard# shall be planted, which shall vary by #street# frontage of the #zoning lot# as set forth in the following table. For the purposes of this Section, the #front yard# shall include the entire area between all #street walls# of the #building# and their prolongations and the #street line#. Planted areas shall be comprised of any combination of grass, groundcover, shrubs, trees or other living plant material, and shall have a minimum dimension of one foot, exclusive of any bounding walls. Any planted area within a driveway or parking space shall not qualify towards meeting the minimum planting requirements of this Section. For #through lots# or #corner lots#, the planting requirement of this Section shall be applied separately to each #street# frontage. For #corner lots#, planted areas of overlapping portions of #front yards# shall only be counted towards the planting requirement of one #front yard#. For #zoning lots# with multiple #building segments#, the planting requirement of this Section shall be applied separately to the entire area between the #street wall# of each #building segment# and the #street line#.
Where multiple #buildings# on a single #zoning lot# front upon the same #street#, the planting requirements of this Section shall be determined by the #street# frontage allocated to the area occupied by each such #building# and applied separately to the entire area between the #street line# and the #street wall# of each #building# and its prolongation. The allocation of planting requirements to open areas between #buildings# shall be determined by dividing such open area evenly, with an equal portion attributed to each #building# on both sides of such open area.
Any #zoning lot# occupied by a #building# constructed after April 30, 2008, shall provide planted areas in accordance with the provisions of this Section. Any #zoning lot# occupied by a #building# constructed prior to such date shall not be altered in any way that will either create new #non-compliance# or increase the degree of #non-compliance# with the provisions of this Section.
#Street# frontage of #zoning lot#, #street wall# width of #building segment#, or #street# frontage allocated to each of multiple #buildings# on a single #zoning lot#, as applicable. |
Percentage of #front yard# to be planted (minimum) |
Less than 20 feet 20 to 34 feet 35 to 59 feet 60 feet or greater |
20 25 30 50 |