99-052 Recesses, Balconies and Dormers

(a)        Recesses

Recesses are permitted to provide outer courts, balconies or articulation of street walls at the intersection of two street lines. In addition, recesses may be required or prohibited due to the width of the zoning lot or the location of the street wall of an adjacent building. For the purposes of this Section, the provisions of Section 23-842 (Wide outer courts) shall not apply. In lieu thereof, the width of any such court shall be at least one and one-third times its depth. All recesses shall be provided in accordance with the following provisions:

(1)        Above a height of 20 feet above curb level, or above the level of the second story, whichever is lower, up to 30 percent of the street wall of a base may be recessed from the street line. However, no recesses shall be permitted within 30 feet of the intersection of two street lines, unless such recesses are provided within an area bounded by the two street lines and a line connecting such street lines at points 15 feet from their intersection.

(2)        Where the development or enlarged portion of a building is adjacent to an existing building located on a zoning lot having frontage on the same street line, no recesses shall be provided in the street wall of the development or enlargement for a distance of 10 feet from the adjacent corner of the existing building to a height equal to the height of the existing building.

(3)        Except for a zoning lot with less than 50 feet of frontage, or a zoning lot with less than 100 feet of frontage and located entirely in a Historic District designated by the Landmarks Preservation Commission, recesses are required on the street walls of buildings facing Madison Avenue, in accordance with the following provisions:

(i)        above a height of 20 feet above curb level, or above the level of the second story, whichever is lower, at least 25 percent of the length of the street wall of a base at the level of every story shall be recessed from the street line to a depth of at least five feet. Such recesses shall be unobstructed from their lowest level to the sky; and

(ii)        above the base, the street wall shall be articulated with recesses that occupy at least 20 percent of the length of the street wall at the level of every story to a depth of at least five feet. Such recesses shall be unobstructed from their lowest level to the sky.

(b)        Balconies

Balconies shall comply with the following provisions:

(1)        No balconies shall be permitted to extend beyond the street wall of the base built in accordance with the height and setback regulations of Section 99-051 (Location, height and setback of street wall), paragraph (a).

(2)        Balconies shall be permitted in recesses that are not required to be unobstructed from their lowest level to the sky.

(c)        Dormers

For the purposes of this Section, a dormer shall be a vertical extension of the street wall of a base allowed as a permitted obstruction within a required setback area. A dormer may be located anywhere on a wide street, and on a narrow street within 70 feet of its intersection with a wide street. However, a dormer shall not be located within 10 feet of a side lot line unless it fully abuts an adjoining building.

On any street frontage, the aggregate width of all dormers at the required setback level shall not exceed 60 percent of the width of the street wall of the highest story of the base. For each foot of height above the base, the aggregate width of all dormers at that height shall be decreased by one percent of the street wall width of the highest story of the base.