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by James Anzalone, RA
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New York City zoning regulations and requirements are legendary in confusion and complexity. James Anzalone helps us sort it all out. |
November 2002
What is Zoning?
Zoning is the legislature which regulates the size and use of buildings and land in a given area. Zoning's purpose is to ensure that buildings and land are planned in a manner which addresses the needs and density of a city's population. Consequently, as the needs of the city change, Zoning must be amended to reflect such changes. In New York City, we follow the NYC Zoning Resolution, the nation's first comprehensive Zoning resolution. The NYC Zoning Resolution was first enacted in 1916. The current Resolution took effect in 1961, and has been amended frequently since then to keep up with our changing city.
It is important to note that the NYC Zoning Resolution is separate and distinct from the NYC Building Code. While Zoning enforces good planning practice, appropriateness, and quality of life, the Building Code enforces compliance with accepted performance standards for items such as egress, fire protection, and public safety.
How does Zoning Affect a Construction Project?
Compliance with the Zoning Resolution is required for a project in order to obtain Department of Building's approvals and work permits. Typical project parameters will include:
- Is the use that you propose appropriate for the area?
- Is the plot large enough to support the area of the building?
- Are the yards around the building generous enough?
- Does the building block light and air to surrounding buildings or streets?
- Does the mechanical equipment (and other building appurtenances) constitute as obstruction?
- Do you have enough parking spaces? Do you have too many?
The success of a construction project relies largely upon the ability of the project team to demonstrate that the design complies with all Zoning parameters, since this constitutes the basis for agency approval. If you are contemplating a building conversion, addition, or construction of a new building, you will need to get a handle on the applicable Zoning requirements very early on. Even simpler propositions, such as the installation of a building sign, driveway, or fence, may require an in-depth Zoning analysis.
Consult an Expert
Despite the Department of City Planning's best efforts, a Zoning Resolution for a city as complicated as ours is bound to be equally complicated. The NYC Zoning Resolution is a document which can take years to master. Even seasoned Architects find it difficult to determine if their design is in full compliance. For this reason, many Architects and Developers employ a full-time expert in Zoning to navigate the confusion, and to free the hands of the Architect to design. P. Wolfe Consultants, Inc., has been helping Architects and Developers solve complex Zoning issues on major NYC Construction Projects for over 10 years. P. Wolfe can offer such services as building conversion/addition feasibility, maximum development studies, review of plans for Zoning compliance, and full Zoning approvals with the Department of Buildings.
Future Articles:
Keep an eye here in Blueline for future installments of The Zoning Corner to learn more about the in's and out's of Zoning, and for some interesting case studies.
Contact Us todsay if you have questions about the NYC Zoning process, or for a free quote on your project.
By telephone: 1-800-540-7024
By email: pwolfe@pwolfe.com
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