23-14 Open Space and Floor Area Regulations in R1 Through R5 Districts

R1 R2 R3 R4 R5

In the districts indicated for any zoning lot, the minimum required open space or open space ratio shall not be less than set forth in this Section, and the maximum lot coverage shall not exceed the lot coverage as set forth in this Section. Any given lot area or area of open space shall be counted only once in determining the floor area ratio, the amount of open space or the open space ratio.

In R1 and R2 Districts without a letter suffix, the floor area and open space provisions of Section 23-141 shall apply. In R1 and R2 Districts with a letter suffix, and R3, R4 and R5 Districts, the provisions of Section 23-142 shall apply.

In R4 and R5 Districts without a letter suffix, the provisions of Section 23-143 shall apply to buildings utilizing the optional provisions for a predominantly built-up area. In R3-2, R4 and R5 Districts without a letter suffix, the provisions of Section 23-144 shall apply to affordable independent residences for seniors.  

For zoning lots with buildings containing multiple uses or multiple buildings with different uses, the maximum floor area ratio for each use shall be as set forth in the applicable provisions of this Section, inclusive, or Section 24-10 (FLOOR AREA AND LOT COVERAGE REGULATIONS), inclusive, provided the total of all such floor area ratios does not exceed the greatest floor area ratio permitted for any such use on the zoning lot. However, for zoning lots providing affordable independent residences for seniors and other residential uses, the sum of all floor area allocated to uses other than affordable independent residences for seniors on the zoning lot shall not exceed the maximum floor area ratio permitted for residential uses set forth in Sections 23-142 or 23-143, as applicable.

Where floor area in a building is shared by multiple uses, the floor area for such shared portion shall be attributed to each use proportionately, based on the percentage each use occupies of the total floor area of the zoning lot, less any shared floor area.

In addition to complying with the provisions of this Section, all zoning lots shall be subject to the provisions set forth in Section 23-22 (Maximum Number of Dwelling Units) as well as all other applicable bulk regulations as set forth in this Chapter.

R1 R2

In the districts indicated, except R1-2A, R2A and R2X Districts, the minimum required open space ratio shall be 150.0, and the maximum floor area ratio shall be 0.50.

R1 R2 R3 R4 R5

In R1 and R2 Districts with a letter suffix and R3 through R5 Districts, the maximum lot coverage, minimum open space and maximum floor area ratio shall be as set forth in the following table:

^*        For corner lots, the maximum lot coverage shall be 80 percent and the minimum required open space shall be 20 percent

In addition, the following rules shall apply:

(a)        In R2X, R3, R4, R4A and R4-1 Districts, except R3, R4A and R4-1 Districts within lower density growth management areas, the floor area ratio in the table in this Section may be increased by up to 20 percent provided that any such increase in floor area is located directly under a sloping roof which rises at least three and one half inches in vertical distance for each foot of horizontal distance and the structural headroom of such floor area is between five and eight feet.

(b)        In R3, R4-1 and R4A Districts in lower density growth management areas, the floor area ratio in the table in this Section may be increased by up to 20 percent provided that any such increase in floor area is located in any portion of a building covered by a sloping roof that rises at least seven inches in vertical distance for each foot of horizontal distance.

(c)        In R3, R4 and R5 Districts, the permitted floor area of a single- or two-family detached or semi-detached residence developed after June 30, 1989, may be increased by up to 300 square feet if at least one enclosed accessory off-street parking space is provided in a garage located, wholly or partly, in the side lot ribbon pursuant to Sections 23-12 (Permitted Obstructions in Open Space), paragraph (e), 23-441 (Location of garages in side yards of corner lots) or 23-442 (Location of garages in side yards of other zoning lots).

(d)        In R1-2A Districts and in R3, R4-1 and R4A Districts within lower density growth management areas, the permitted floor area of a single- or two-family detached or semi-detached residence may be increased by up to 300 square feet for one parking space and up to 500 square feet for two parking spaces provided such spaces are in a garage located, wholly or partly, in the side lot ribbon pursuant to Sections 23-12, paragraph (e), 23-441 or 23-442, except that in R1-2A Districts, such parking spaces need not be located in the side lot ribbon.

(e)        In R2A Districts, the permitted floor area may be increased by up to 300 square feet for a detached garage located in a rear yard, except where a parking space is provided within a building containing residences.

(f)        In R3 Districts, except for zoning lots containing single-, two- or three-family residences, 50 percent of the required open space on a zoning lot, except such open space in a front yard, shall have a minimum dimension of 12 feet and shall not be used for driveways, private streets, open or enclosed accessory off-street parking spaces or open or enclosed accessory off-street loading berths.

(g)        In R4 and R5 Districts, except for zoning lots containing single-, two- or three-family residences, 33 percent of the required open space on a zoning lot, except such open space in a front yard or, in R5D Districts, the open area between the street line and street wall of a building or its prolongation, shall have a minimum dimension of 12 feet and shall not be used for driveways, private streets, open or enclosed accessory off-street parking spaces, or open or enclosed accessory off-street loading berths.

R4 R5

In the districts indicated without a letter suffix, the maximum floor area ratio and lot coverage and the minimum required open space for any zoning lot utilizing the special optional regulations of a predominantly built-up area are set forth in the following table:

R3-2 R4 R5

In the districts indicated, except R4-1, R4A, R4B, R5A, R5B and R5D Districts, the maximum lot coverage and maximum floor area ratio for affordable independent residences for seniors shall be as set forth in the table in this Section.

In R5D Districts, the open space and floor area regulations set forth in Section 23-142 (Open space and floor area regulations in R1 and R2 Districts with a letter suffix and R3 through R5 Districts) shall apply to affordable independent residences for seniors.

MAXIMUM FLOOR AREA RATIO FOR AFFORDABLE INDEPENDENT RESIDENCES FOR SENIORS IN R3-2, R4 AND R5 DISTRICTS