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In Subareas A, B and C, the Esplanade, Pier Place and the Cove, the following special use regulations shall apply. The use regulations of the underlying C4-2A District shall be modified by Sections 116-101 through 116-13, inclusive.
116-101 Use Groups 12 and 14
The uses listed in Section 32-21 (Use Group 12) shall not be permitted in Subarea C.
The uses listed in Section 32-23 (Use Group 14) shall be permitted in Subareas A, B and C, the Esplanade, Pier Place and the Cove; boat storage, repair or painting, however, shall be allowed without restriction relating to boat length.
116-102 Supplementary Use Regulations
The provisions of Section 32-41 (Enclosure within Buildings) shall be modified as follows: In Subarea B3, a farmers' market may be unenclosed.
The provisions of Section 32-423 (Limitation on ground floor location) shall be modified as follows: In Subareas B1 and B2, the uses listed in Section 32-18 (Use Group 9) may be located on the ground floor and within 50 feet of any street wall of the building and with show windows facing on the street.
116-11 Special Sign Regulations
The sign regulations of the underlying C4-2 District in Section 32-60 (Sign Regulations) shall be modified as follows: flashing signs shall not be permitted in Subareas A, B and C, the Esplanade, Pier Place and the Cove.
116-12 Mandatory Ground Floor Use and Frontage Requirements
The provisions of Section 32-433 (Ground floor use in C1, C2 and C4 Districts in the Borough of Staten Island) shall not apply in Subareas A, B and C. However, on designated streets and mandatory front building wall lines in Subareas B3 and C, as shown on Map 2 in Appendix A of this Chapter, the special ground floor use and frontage regulations of this Section shall apply to any building developed or enlarged after October 25, 2006.
Uses located on the ground floor level or within two feet of the as-built level of the adjoining sidewalk shall be exclusively limited to the permitted non-residential uses as modified by the special use provisions of this Chapter. Such ground floor uses shall extend along the entire width of the building, except for lobbies or entrances to accessory parking spaces and shall have a depth provided in accordance with Section 37-32 (Ground Floor Depth Requirements for Certain Uses).
In no event shall lobbies and entrances to accessory parking spaces occupy more than 50 percent of the building's total frontage along such street or mandatory front building wall line, or 35 feet, whichever is less. However, the total length of such frontage occupied by such lobbies and entrances need not be less than 25 feet.
116-13 Transparency Requirements
In Subareas A, B and C, the transparency requirements of Section 37-34 (Minimum Transparency Requirements) shall apply to any development or an enlargement where the enlarged portion of the ground floor of the building is within eight feet of the street line and where non-residential uses are located on the ground floor level or within two feet of the as-built level of the adjoining sidewalk.

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