§ 81-264 Encroachments and compensating recesses
ZR § 81-264
In addition to complying with the setback requirements of Section 81-263 (Standard setback requirements), a building shall not at any height encroach beyond a half-setback line or a ten-foot setback line, except as provided below. For each street frontage zone and for all street frontage zones, taken together on a single encroachment grid, a building shall not, at any level, have an aggregate area of encroachment beyond the setback line, other than in any free zones, greater than the aggregate area of compensating recess at such level.
Except as provided below, an area of compensating recess in one street frontage zone shall not be used to compensate for encroachment in another street frontage zone. However, a building with a street frontage zone which lies along a north-south wide street and does not meet the above requirements because of excessive encroachment will be in compliance with the street frontage zone requirements of this Section if compensation is provided for such excessive encroachment by an overlapping street frontage zone.
The requirement that the aggregate area of compensating recess at least equal the aggregate area of encroachment, as set forth in this Section, shall also apply to any building which encroaches beyond a half-setback line and which is therefore subject to the provisions of Section 81-265 (Encroachment limitations by length and height rules). (See illustration of Encroachments and Compensating Recesses)
(a)Rules for measuring encroachments and recessesAreas of encroachment and compensating recess shall be measured in plan on one or more encroachment grids showing for the zoning lot, at a given height level, the street lines, the setback lines, the half-setback lines, the ten-foot setback lines, Zone A, Zone B and Zone C and the street frontage zones.
ENCROACHMENTS AND COMPENSATING RECESSES
(81-264a)
The scale of the encroachment grid shall be not more than 20 feet to the inch. All buildings, existing and proposed, shall be located accurately on the grid in plan at the height level selected to demonstrate compliance. For each street frontage zone, the areas of the building’s encroachment in Zone B and Zone C and the compensating recess areas not covered by any building in Zone A shall be measured on the encroachment grid.
(b)Limits of encroachmentExcept as provided in paragraph (d) of this Section for existing buildings below specified heights, encroachment is limited as follows:
(1)For each street frontage zone, at every height above the maximum front wall height at the street line, the area within Zone A that is not covered by a building and qualifies as compensating recess area shall, in the aggregate, equal or exceed the aggregate area in Zone B and Zone C that is encroached upon by a building at such height.
(2)No part of a building shall encroach into Zone C unless it complies with the provisions of Section 81-265.
(3)On corner lots, the projection of a building beyond the setback line or half-setback line on the narrower street shall not count as an encroachment except at heights above the maximum height permitted at the street line by the corner lot provisions in paragraph (b) of Section 81-262 (Maximum height of front wall at the street line).
(c)Limitations on compensating recessCompensating recess areas are subject to the following limitations:
EXTENSION DOWNWARD OF COMPENSATING RECESS AREA
(81-264c1)
VISIBILITY OF COMPENSATING RECESS AREA
(81-264c2)
MINIMUM LENGTH OF COMPENSATING RECESS
(81-264c3)
(4)Compensating recess area shall be within 100 feet of a front lot line.
(d)Existing buildings on the zoning lotWhere a zoning lot contains an existing building which exceeds a height limit, an enlargement or development on such zoning lot shall comply with the following provisions:
EXISTING BUILDINGS ON THE ZONING LOT
(81-264d3)
